adam density transfer 080527

8/14/2019 ADAM Density Transfer 080527

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POTOMAC YARDDENSITY TRANSFER

ADAM

May 27, 2008


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Illustrative Concept Plan Existing CDD Approval


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Proposed Town Center Site Plan

Potomac Yard

Metro Reservation


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Illustrative Concept Plan Existing CDD Approval

Sending and Receiving Zones

L

JH

Office Calculations

LB H- Gain of 765,000 sf.

LB J- Loss of 292,000 sf.

LB - Loss of 473,000 sf.


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Illustrative Concept Plan with CDD Amendment


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Density Transfer Proposal Summary

CDD Concept Plan Amendment, Master PlanAmendment, and Text Amendment

Amend Concept Plan to transfer 765,000 SF ofoffice density from Land Bays J and L to Land BayH

Amend Use and Height Map to designate Land BayH as mixed-use and to allow up to 110 in heightfor four buildings and 82 for remainder.

Delete the language requiring 1/3 townhouses, 1/3

multifamily, and 1/3 stacked townhouses Add language to permit conversion of office

density to retail density through the Special UsePermit process


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Potomac Yard Land Bays H, I, J, L

Existing CDD Approval Proposed CDD AmendmentChange in Use from Existing

CDD

Office Retail DU Office* Retail DU Office Retail DU

Land Bay H 60,000 5,000 232 825,000 5,000 232 765,000 - -

Land Bay I 104,000 10,000 407 104,000 10,000 407 - - -

Land Bay J 463,000 15,000 272 171,000 15,000 272 (292,000) - -

Land Bay L 473,000 10,000 358 - 10,000 358 (473,000) - -

Totals 1,100,000 40,000 1,269 1,100,000 40,000 1,269 - - -

Total Retail

and OfficeSF 1,140,000 1,140,000 -

Total

Residental

Units 1,269 1,269 -

* Office Use can be converted to Retail Use with City Council approval through the SUP process


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Economic Study of Density Transfer

Land Bay H is a better location for officetenants than Land Bays J and L Density transfer will produce a development

that is superior to most other town center andurban concentrations in the Washington area.

Due to higher rents, the transferred officespace would generate 11% greater taxrevenue than under the existing plan

Density transfer will result in office buildings

that are more marketable, and would comeon-line and generate property taxes sooner

Source: Delta Associates


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Economic Sustainability Work Group

Metrorail stations areas are underutilized from a landuse standpoint increased taxes from commercialactivity can reduce residential tax burdens, or be usedto enhance City services.

Re-balance real estate tax base to 50% commercial

and 50% residential. Make economics part of land use decision process.

Capture the full economic development potential ofthe Citys Metrorail Stations.

Approve mixed-use development at Metrorail stationsites with office uses as the primary type ofdevelopment.

When reviewing the Potomac Yard Landbay Hconsider higher densities that would better encourage

the building of a new Metrorail station in the land


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Density Transfer Traffic Analysis Conclusions

Approved density would generate:1,624 AM peak hour trips and

1,954 PM peak hour trips

Density transfer would have few traffic impacts.

No unacceptable decreases.Traditional grid pattern diffuses traffic.

Conversion of office to retail S.F. likely wouldimprove AM and PM peak levels of service.

Evaluate in the SUP process New Metro station would result in an additional

15% reduction in external vehicle trips Source: Wells + Associates


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Metro Walk Shed Diagram


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Potomac Yard

Metro Reservation

Braddock Road Metro


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Mile Walk Shed on Current Illustrative Plan


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and Mile Walk Shed on Current Illustrative Plan


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Office Space within mile of Braddock Metro in both plans 0 SF

Density Transfer doubles office SF to 1.5MM within Mile of Metro Reservation

Density Transfer increases Metro office SF by 772k SF or 3,216 workers

and Mile Walk Shed on Proposed Illustrative Plan


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Density Transfer Conclusions

No negative impacts on traffic Improves and enlivens the Town Center Increases retail activity of Town Center Increases City tax revenue due to higher

office building values City will realize increased revenue sooner

which could be used to fund Metro Higher office population near Metro

Reservation will boost ridership if a Metrostation is built in the future Planning Commission Hearing June 3, 2008 City Council Hearing June 14, 2008

adam density transfer 080527

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