APPLICATIONFORMINOR MASTERPLANAMENDMENT CONSIDERATION

AspenHillProperty4115AspenHillRd

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INTRODUCTION TheredevelopmentoftheBAE/VitrositeinthecenterofAspenHill,ownedbyLeeDevelopmentGroup, isagreatopportunityforMontgomeryCountytoimprovetheeconomicvitalityofanagingcommercial area,strengthenthestabilityofthenearbyresidentialneighborhoods,andenhancethecharacterand identityofthiscorridoroftheCounty.Theareawillexperienceatruerenaissancebyreplacingan unusedandobsoleteofficebuildingthatissurroundedbysurfaceparkinglots,withanactive,modern communityservingretailuse.TheMinorMasterPlanAmendmentprocessistheappropriatefirststep towardredevelopingthesiteandachievinganumberofpublicpolicygoalsfortheAspenHillcommunity andfortheCounty. TheMinorMasterPlanAmendmentprocessisthepropervehiclebywhichtoevaluatetheappropriate landusesfortheProperty,becauseallofthefollowingconditionsapply:(1)Conditionshavechanged dramaticallysincetheexistingmasterplanwasadopted(2)Thereareobstaclestofulfillingthe recommendationsofthatplanwhichcouldnothavebeencontemplatedatthetimeitwasadopted(3) Theprocessisamechanismintendedtoaddressnewmarkettrends,emergingeconomicconditions, obsoletesituations,anduniqueopportunitiespeculiartoalimitedpartofaplanningarea,allofwhich arepresenthere(4)Inexaminingtheproperlanduse,andrelatedappropriatezoningclassification,this proposedamendmentstopsshortofspecificusesoruserswithinanylandusecategory. BACKGROUND ThepropertytobeconsideredforaMinorMasterPlanAmendmentisthe10.03acrepropertyowned sincethe1950sbyLeeDevelopmentGroup,locatedalongthewestsideofConnecticutAvenue betweentheintersectionswithGeorgiaAvenueandAspenHillRoad(the"Property").ThePropertyis currentlyimprovedwithanofficebuildingofapproximately265,000squarefeetthatwasbuiltand occupiedforitsentirelifebytheVitroCorporationinitsvariouscorporateforms.Mostrecently,BAE SystemsoccupiedthebuildingfollowingitsacquisitionofVitro.BAE/Vitrovacatedthesitein2010. Figure1isataxmapwhichdelineatesthePropertyandFigure2isanaerialexhibitshowingcurrentsite conditions.AttachedasExhibitAarephotographsdepictingtheProperty.

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Figure1

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Figure2

ThePropertyissplitzoned,withtheofficebuildingand4.9acreszonedCO,and5.1acres,primarily portionsoftheparkingareas,zonedR90,withaspecialexception.TheCOZoneisaverylimitedoffice zone.LeeDevelopmentGroup(itselfandthroughbrokers),hasvigorouslymarketedthepropertyfor officeuseforthepastfouryearswithnosuccess.InthecurrentofficemarketintheCounty,onlythose areaswellservedbypublictransportation,principallyMETRO,aresecuringtenants,bothfromthe governmentandprivatesector.Thereisnoofficemarketinthecurrenteconomicclimateforsiteslike thisone.Ontheotherhand,thelocationhasproventobeasuccessfulcommunityservingretailarea. TheownerhasreceivedgreatinterestinthePropertyfromretailusers,principallylargescale,broad basedmerchandiseretailers.Thepresenceofotherretailusesintheimmediateareaisappealingto consumers,concentratingopportunitiesandconvenienceinasingletriptothearea.TheCOZonedoes notallowsuchuses. Thecharacteristicsofofficeandretailuseshavechangedinthe18yearssincetheadoptionofthe1994 AspenHillPlan.ThePropertyisnolongersuitableforofficeuseinitscurrentzoningconfigurationand hasthepotentialtoremainvacantforanextendedperiodunlessnewusescanbeconsidered.Thearea 3
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hasnoproximitytothetypeoftransitservicesdesiredbyofficeuserstoday,nortootherrelatedoffice usessoastocreateacriticalmassasaviableofficedestination.Evenduringitsperiodofofficeuse,the areadrewverylittleadditionalofficeuseasidefromVitro(laterBAE).WhenVitrooriginallymovedto whatisnowtheHomeDepotproperty,andthenexpandedtotheLDGbuilding,thecompanywas seekinganareaforitselfalone;proximitytootherofficeusesandtherelatedservicefacilitieswasnot important,andcertainlynotinthewayitistoday. TheLeefamilyhasownedthepropertyforover50years.ThecurrentbuildingwasbuiltforVitrosuse in1964.ThebuildingwastoprovideaddedspacetosupportthemainVitroHeadquartersthatwas locatedjusttothenorth,onthecurrentsiteoftheHomeDepot.Thecompanysoughttocreatea controlledcampusenvironmentforitself.Beingawayfromtraditionalofficemarketswasabenefitat thattime,ratherthanadetriment.Attitudesofofficeuserstodayaredifferent.Mostdonotwant isolatedcampussites,butratherseektransitoriented,mixeduseenvironments. Thelossoftheofficeusehashurttheneighborhoodbecausethevacant,unusedsitedoesnot contributetotheneighborhoodinanypositiveway.TheNorthgatePlazaShoppingCentersiteacross thestreetfromtheProperty,ownedbytheLeefamily,alsosufferedalosswiththeclosingofitsgrocery storeanchor.UnliketheBAE/Vitrosite,wheretheeffortsoftheLeefamilytofindanewuserhavebeen unsuccessful,anewuser,Kohlsdepartmentstore,wasfoundforthisNorthgatePlazabuilding.The entireNorthgatePlazaShoppingCenterwasrenovatedandisnow96%leased.AttachedasExhibitB arebeforeandafterphotographsoftheCenter.Theneighborhoodhasbeensignificantlyrevitalized bythiseffort.ThisexperiencehasfurtherconvincedtheownersthattheBAE/Vitrositeshouldberetail. TherevitalizationeffortsforNorthgatePlaza,whicharebenefitingthisarea,willonlybecontinuedifthe BAE/Vitropropertyisplacedinaretailzone. Attachedtothisapplicationarelettersfromthreegroupsthatattesttothisview.Thefirsttwoletters arefromtheAspenHillCivicAssociationandtheMontgomeryCountyHispanicChamberofCommerce [MCHCC](collectively,ExhibitC1).TheAspenHillCivicAssociationstatesinitsletter: We,theBoardofDirectorsandmembership,expressoursupportforyourapplication foraMinorMasterPlanAmendment,theonlyviablepathtochangethisobsolete vacantbuildingsiteintoavitalandproductivecommercialpropertybenefitingour surroundingcommunities.[EmphasisAdded]. TheMCHCClettersstates: WeareastrongsupporterfortherezoningoftheBAE/VitroCampusfromzoningto retail.Thisareahasverylimitedcommerceandourcommunitymembersneedtotravel adistancetohaveaccesstoabroaderselectionofretailmerchants.Thechangewould providenewopportunitiesforentrepreneurshipandemployment,aswellastheability toconstructmeetingplacesasapartofadiverseretailcenter. Thesecondgroupoflettersisfromsmallbusinessesasinthearea,suchasDunkinDonuts,DollarPlace, andApacheAppliance.Intheirletters,theretailersexpresstheirsupportforthisMinorMasterPlan AmendmentfortheProperty.AllthesebusinessesagreethattheadditionofretailontheBAE/Vitro Propertywillfurtherenhanceretailopportunitiesinthisareaandtherebybenefitmanybusiness owners.Theyagreethathavingadditionalretailopportunitiesandjobopportunitiesfortheareawill benefitthisneighborhood(collectively,ExhibitC2). 4
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 Thefinalgroupoflettersisfromarearesidents.Thesecomefromavarietyofadjacentneighborhood whichareindicatedonFigure3.TheyallsupporttheadditionofretailtotheBAE/Vitrosite.Thereare over70lettersfromresidentsofthearea,includingmanyfromLeisureWorldwhichislocated approximately1.5milesfromtheProperty(collectively,ExhibitC3). Figure3 (Note:exhibitzoomedinonthefollowingpage)

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 ThisareaofAspenHill,functionally,hasbecomeprincipallyretailincharacter.Thereisamarketfor significantretailrevitalization.Therefore,itisappropriatefortheCountytolookatanew,replacement zoneforthisProperty,whichwouldallowretail,consistentwiththecharacteroftheHomeDepot propertyjusttothenorth,andcompatiblewiththeothercommercialusesconcentratedonbothsides ofConnecticutAvenue.MultitenantfacilitiesareprovidedeastofConnecticutAvenue,withsingleuser retailprimarilywestofConnecticutintheformofHomeDepot.ThePropertyisuniquelyplacedto supportother,singleuserretail,addingtothevarietyofchoicesthatwouldthenbeavailabletothe area. EVALUATIONCRITERIA TheproposedAspenHillMinorMasterPlanAmendmentwillachieveallofthegoalsintendedforthe planningprocess.TheremainderofthisapplicationfocusesonhowtheBAE/VitroPropertysatisfiesthe evaluationcriteriaestablishedforreviewingproposedMinorMasterPlanAmendments. 1. Identifythenatureoftheamendmentbeingrequestedandwhyanamendmentisconsidered necessaryinthecontextofthecurrentmasterplanandzoning. TheSubjectPropertyissplitzoned,withtheofficebuildingzonedCO,andtheparkingareaszonedR 90,withaspecialexception.(SeeFigure4).Theapplicableareamasterplancoveringtheproperty theAspenHillMasterPlanofApril,1994recommendsthepropertyfortheCOzoneencompassing thefootprintoftheofficebuildingandtheR90zonefortheremainderofthesiteoccupiedbysurface parking.(1994MasterPlantext,page40.) 6
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Figure4

Thecurrentmasterplantextistoospecificandinflexible.Thecurrentplanfacilitatedthetransitionof theHomeDepotsite,butthoughtofthePropertyonlyintermsofthethenstatusquo.ThePlan provides: LeeDevelopmentGroupOfficeBuildingSite The10.03acreparcel,southoftheformerVitrosite,isownedbytheLeeDevelopment Group(LDG)Thissiteshouldbemaintainedasanofficeemploymentcenterforthe AspenHillcommunity. ThisPlanrecommendscontinuedofficeuseforthissitewithaCO(Commercial,Office building)zoningdesignationreplacingthe[then]existingC1(ConvenienceCommercial) zones.TheexistingC1zoningpermitsadditionalretailactivitywhichdoesnotconform tothisPlansvision.TheCOzoneisrecommendedsotheexistingofficeusesmore closelyconformtothesiteszoning.Inaddition,theexistingR90zoningisusedfor parkingandshouldbereconfirmed.Thiszoningrecommendationwouldpreservethis 7
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siteasanemploymentcenterandpreservejobopportunitiesforresidentstoworknear theirhome. *** Ifinthefuture,thereisadesiretoredevelopthissiteinconjunctionwiththeformer Vitrosite,acommondevelopmentplanisdesirable;however,thismaybepreventedby separateownership.(1994AspenHillMasterPlan,pp.4647.) Atthesametime,the1994Plan'sacknowledgmentofretailuseattheformerVitro headquarterssite(now,HomeDepot),resonatesin2012fortheLDGProperty: Thissitehasbeenanassettothecommunityasthesinglenonretailemployment centerintheplanningarea.Vitrowasagoodneighborbybufferingthesurrounding residentsfromactivitytheexistingsurplusofofficespaceintheCountyandthe decisionbyVitrotovacatetheonsiteoffices,coupledwiththeproposalfromHome Depotforalowdensityuseoftheproperty,leadstotherecommendationtoallowa limitedamountofretailuseonthesite *** TheRMX2Czoneisrecommendedsothattheretailusecanproceedinalimited fashionwithasiteplanrequirementforanysignificantchanges.Thezoning recommendationrecognizesthecommercialuseoftheproposedreconfigurationofthe parkinglotarea.ThisPlanendorsesthegrantingofaspecialexceptionforparkingand providingscreening,berms,openspaceandstormwatermanagementintheR90 portionofthesite.TheRMX2Czonewouldaccommodatethedesiredretailuseforthis siteandhavealowerpermissiblebuildingdensitythanthepresentC2zoning(1994 AspenHillMasterPlan,p.45) The1994PlanmadetherightrecommendationforhowtodealwiththeVitroHeadquarters,onceitwas abandonedasanofficeuse.ThesamerationaleappliestotheBAE/VitroPropertythathasnowbeen similarlyabandoned.Theonlydifferenceisthattheformeroccurredwhenthe1994Planwasbeing developedandthelatterdidnotoccuruntiltoday.But,thesamereasoningbehindtheHeadquarters conversionin1994appliestotheBAE/VitroPropertytoday.Thereasoningwascorrectin1994;itonly tooktimeforsimilarconditionsoftheBAE/VitroPropertytomature. ThefactsthatsupportedtheHeadquartersrezoningin1994,similarlysupportrezoningtotheBAE/Vitro Propertytoday.Thoughadifferentpropertyhasbeenabandonedbyitslongtermofficeuser,the conversiontoretailuseastheappropriatesolutionisascorrecttodayasitwasin1994. TheproposedMinorMasterPlanAmendmentisthereforereallyseekingtomaketreatmentofthe BAE/VitroPropertyconsistentwiththetreatmentoftheHeadquarterspropertyunderthe1994Plan, nowthatsimilarfactualcircumstancesapply.Thetheoriessupportingtheconversionfromobsolete officeusetoretailusein1994areequallyapplicableandappropriatetodaytotheBAE/VitroProperty. TheCOandR90zonesdonotpermitretailuse.Theappropriatezoneforretaildevelopmentonthe PropertywouldbetheRMX2Czone,thesamezoneastheHomeDepotsitetothenorth.TheRMX2C 8
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ZonecanonlybemappedonthePropertythroughasectionalmapamendmentwhenrecommendedin anapprovedandadoptedmasterplan.ThisMinorMasterPlanAmendmentisanecessaryfirststep tomodifythe1994Planbyprovidinganalternativeretaillanduserecommendationtotheofficeland userecommendationthatisnolongertheappropriatezoningcategoryfortheProperty.Thepurposeof theCouncilincreatingtheMinorMasterAmendmentprocesswastomaketheplanningprocessmore nimble,andtobeabletomovemorequicklytotakeadvantageofopportunitiesforbusinessesto considerlocatingintheCounty.ThisproposalisanaturalstepintheevolutionofthePropertyandthe evolutionofretailinAspenHillthathasalreadybegunwiththeopeningofKohlsandtheupgradingof NorthgatePlaza.RetailontheBAE/Vitrositeisthenextlogicalstep. Insimplisticterms,thezoningneedstochangesothattheretailusecangoforward.SincetheRMX2C zonerequiresbeingrecommendedinamasterplan,andthecurrentmasterplanspeaksonlytooffice use,themasterplanmustbeamended.TheMinorMasterPlanAmendmentprocessisappropriate becauseitcanaddressthezoningquagmireofthissitemoreexpedientlyandefficientlythanafull MasterPlanreview.WhiletheAspenHillPlanisscheduledtocommencereviewinOctoberof2013,it willlikelybeatleastfouryearsbeforethatprocesscanbecompleted.Theredevelopmentofthissite hasalreadybeeninlimboforfouryearsandshouldnothavetowaitfouradditionalyearstobemapped inanappropriatezone.Again,itispreciselytoaddresssituationssuchasthisthattheMinorMaster PlanAmendmentprocesswascreated. 2. Identifytheareaforwhichanamendmentisbeingrequested. TheaddressofthepropertytobethefocusoftheMinorMasterPlanAmendmentis4115AspenHill Road.ThetaxaccountforthePropertyis1300957051.TheapplicableareaMasterPlanforthe PropertyistheApril,1994AspenHillMasterPlan.ThePropertyislocatedinthenorthwestcornerofthe ConnecticutAvenueandAspenHillRoadintersection,andborderedonthenorthbytheHomeDepot propertyandonthewestbyachurch(refertoFigure2).Thepropertyissurroundedonthreesidewith siteszonedforretailuses.ThezoningofthesesurroundingpropertiesisshownonFigure4. 3. Describehowtherequestedamendmentbenefitsthepublicandwhatimpactsmightbe anticipatedasaresultofthisapplication ThepropertyownerisrequestingthattheSubjectPropertyberecommendedforretailuseand subsequentlyrezonedtoRMX2Ctoallowtheconstructionofoneormoreretailcommercialbuildings. RetailuseofthePropertywouldgeneratethefollowingpublicbenefits: 1. Thelandusepatternintheareaiscommunityservingretailalongthearterialroadways surroundedbyestablishedresidentialneighborhoods.ThePropertyisnolongeran appropriatelocationforofficeusesasevidencedbytheabandonmentoftheexisting officebuildingbythelongtermofficeuserin2010,andtheinabilitytoprocurea replacementofficetenantforthepastfouryears. 2. Amajorgoalofthe1994MasterPlanistopromoteahealthyeconomy,includinga broadrangeofbusiness,service,andemploymentopportunitiesatappropriate locations(page16).Replacingtheexistingobsoleteofficebuildingwithanewretail useandstructurewillsignificantlyimprovetheeconomicvitalityofAspenHill. 3. Thepresenceandcontinueddeteriorationoftheexistingvacantofficebuildingand unusedparkinglotsisathreattothestabilityofthesurroundingneighborhoods,both residentialandcommercial.Thenegativeimpactthatvacantcommercialproperties 9
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4.

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haveonnearbyresidentialpropertyvalues(thecrackedwindowseffect)iswell documented(seeExhibitD).Protectionofexistingresidentialcommunitiesisamain housingobjectiveofthe1994MasterPlan(page16). Oneofthegoalsofthe1994MasterPlanistoprovideforattractivelandusesthat encourageopportunityforsocialinteractionandpromotecommunityidentity(page 17).ThisiswhathappenedinDowntownSilverSpringwhentheWholeFoodsmarket openedaspartofthefirstphaseofredevelopment.Similarly,modern,welldesigned retailuseonthePropertywillhelptoenhancethecommunityidentityofAspenHill. Theretailusewouldnotonlybeconsistentwiththeexistingmixofcommercialuses, butcouldalsoimprovethecharacteroftheprimaryretailareainAspenHill.Astep towardthisobjectivehasbegunwiththeopeningwithKohlsacrossthestreetfromthe Property. AMinorMasterPlanAmendmentandrezoningforretailusewouldallowthesitetobe redevelopedinaccordancewithmodernenvironmentalprotections.WhiletheProperty isalreadywellservedbyexistingroads,utilities,andotherinfrastructure,itisaninfill siteoccupiedbyanobsoleteofficebuildingandalargeimperviousparkinglot,a conceptviewedasdated.Theredevelopmentofthesitewillrequiremeetingallofthe newstormwatermanagementregulations,forestconservationrequirements,andthe developerwillhavetoaddressotherenvironmentalpolicies. TheCountyhasidentifiedsiteslikethisasnotjustappropriate,butdesirablelocations forredevelopmenttorespondtochangingeconomicanddemographictrends.Thesite shouldbereevaluatedforplacementinazonewhereitcanbeputintoaproductiveuse thatismorecompatiblewiththeneighborhoodthanthecurrentpotentialuses.Thisis intheinterestofthesurroundingcommunity,aswellastheowners. Anewusewouldprovidejobs(especiallytoresidentsoftheAspenHillarea)andother economicbenefitsfortheCounty.Thevacantsitedoesnoneofthis. Redevelopmentandreplacementoftheexistingbuildingwillenhancethevitalityofthe neighborhoodanditsvisualenvironment. TheCountyhasaninterestinmaintainingtheeconomicviabilityofitslandresources. Theconsiderationofthisareatodetermineanappropriatezoneforredevelopmentof theBAE/Vitrositewillresultinincreasesinjobs,taxesandrevenuesfortheCounty.

4. Pleaseidentifythemasterorsectorplanforwhichtheamendmentisrequestedandhowthe requestedamendmentadvancescurrentlanduseobjectives. TheapplicablemasterplancoveringthePropertyisthe1994AspenHillMasterPlan.ThePlantherefore is18yearsoldandhasnotbeenupdated.Theapplicantsproposalisconsistentwiththeoverarching visionstatedinthePlan: ThePlanproposesanevolutionaryratherthanarevolutionaryvisionforAspenHill.The PlanreinforcestheprimarilysuburbanandresidentialcharacteroftheAspenHillarea byretainingitsresidentialzoningwithrelativelyfewrefinements.ThePlanseeksto increaseopportunitiesforcommunityinteraction.Itlookstoreducethesocialand sometimesphysicalisolationofvariousneighborsthroughbothpublicinvestmentand physicaldesignsofprivateactivity.(1994AspenHillMasterPlan,Page1). TheapplicantsproposaladvancesseverallanduseobjectivesincludingtheWedgesandCorridors ConceptcontainedintheGeneralPlanforMontgomeryCounty;theredevelopmentofpropertiesserved 10
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byexistingtransportationfacilities,utilities,andotherinfrastructure;andtheprotectionof environmentallysensitiveresources.TheBAE/VitrositesharesapropertyboundarywiththeHome Depotsiteand,sincethedevelopmentofthetwopropertiesisofarelatedtype,theycouldbe developedinacoordinatedway.ThisAmendmentwillcontinuetorevitalizethisretail/servicecorridor byaddingusesontheBAE/Vitrositethatarecompatiblewithandprovidesynergywithexistingusesin theareaasoneofthegoalsofthe1994MasterPlanistoprovideforattractivelandusesthat encourageopportunityforsocialinteractionandpromotecommunityidentity(1994AspenHillMaster Plan,Page17). Thelocationofappropriateretailusestogetherofteninurestothebenefitofall,whereasthepresence andcontinueddeteriorationoftheexistingvacantofficebuildingandunusedparkinglotsisathreatto thestabilityofthesurroundingneighborhoods,bothresidentialandcommercial.Thenegativeimpact thatvacantcommercialpropertieshaveonnearbyresidentialpropertyvalues(thecrackedwindows effect)iswelldocumented(seeExhibitD). ThedesiretoconsiderthissiteforaMinorMasterPlanAmendmentislargelyborneoutoftheneedto meetchangingeconomicanddemographictrends,oneofthegoalsoftheMinorMasterPlanprocess. Asnotedpreviously,thecurrentzoningandmasterplaneffectivelylimitthePropertytoofficeusesand havetherebyrenderedreuseofthesiteeconomicallyimpossible.BAE/Vitrovacatedthesitein2010, anddespiteconcertedefforts,theownershavebeenunabletofindanyofficetenants.Themarket speaksforitself,andhasresoundinglyrejectedthissiteforofficeuse.Theexistingofficespaceisnow abandonedandcompletelyunproductive,yetthesiteislocatedattheintersectionofmajor transportationcorridorsandservicedbyexistingroadwayinfrastructure.Buttheareaisnotthetransit orientedlocalethatofficeusesandusersnowdemand,soitisnotmarketabletothem.Thesiteis surroundedbyretail/serviceusesthatservethenearbyandbroadercommunity,yetthesitenowdoes notcontributeinanyway.ItisappropriatetoevaluatethissitethroughtheMinorMasterPlanprocess toonceagainmakeitaproductiveresourcefortheowner,communityandCounty. Whenredeveloped,thePropertywillprovidejobsforlocalresidentsandotherCountyworkers.Adding employmentopportunitiesofalltypesandskilllevelsforCountyresidentsisvitallyimportantforthe sustainabilityoftheCounty,itsworkforceanditseconomy. Inadditiontoreplacingthecurrentunproductiveusewithaproductiveone,theredevelopmentofthe sitewillrequiremeetingallofthecurrentstormwatermanagementregulations,forestconservation requirementsandaddressotherenvironmentalpolicies.Thesitewasdevelopedinanerawherethese requirements/policiesdidnotexist,andredevelopmentwillconferasignificantpublicbenefitby utilizingthesepractices. TheproposedimprovementsonthesitewillhavetomeettheCountyGreenBuildingLaw,including meetingLEEDstandards. TheMinorMasterPlanprocessistheappropriate,andisperhapstheonlyviablemethodofconsidering theappropriatelandusefortheBAE/Vitrosite.Thereisnoappropriatezoneavailabletofacilitatethe redevelopmentofthesitewithouteitheramasterplanamendmentoratextamendment.Oneofthe reasonstheCounciladoptedtheMinorMasterPlanAmendmentprocesswastoavoidtheuseoftext amendmentstoaddressplanningissues. 11
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TheredevelopmentofthePropertywithretailandpotentiallyothercomplementaryuses,willenhance theexistingcommercialbusinessesinthearea.Thisadvancesamajorgoalofthe1994MasterPlan,to promoteahealthyeconomy,includingabroadrangeofbusiness,service,andemployment opportunitiesatappropriatelocations(page16).Introductionofnew,desirable,retailuseswillcreate asynergywithexistingbusinessestodrawinnewpatronsforbothexistingandnewbusinesses.This willcontributetotheoverallvitalityofthelocalareaeconomy. OneofthearticulatedgoalsoftheMinorMasterPlanAmendmentprocessistoovercome circumstanceswherearegulatoryenvironmentprecludesadvancingpublicobjectivesandbenefitsby allowingaproposalthatisconsistentwithevolvingplanninggoalstoproceed.Considerationofthe redevelopmentofthePropertythroughaMinorMasterPlanAmendmentiscompletelyconsistentwith thisgoal.ThecurrentzoningforthePropertyprecludesitsredevelopmentwithanythingotherthanthe currentusetype.Instead,Countyplanninggoalsshouldaccommodateitsredevelopmentinawaythat respondstoevolutioninthemarketplaceandincommunityneeds.Thesitecurrentlydoesnot contributeanypublicbenefitsoradvancepublicobjectives.Theinterestsoftheowner,thecommunity, andtheCountyarebestservedbyevaluatinganddeterminingamoreappropriatezone. AsnotedinParagraph1above,retailuseforthePropertyisreallyconsistentwiththereasoningofthe 1994Plan.Wheretheofficeusewasdisappearing,retailwastheappropriatereplacement.Only becausetheofficeuseontheBAE/VitroPropertyhadnotyetdemonstrateditselftobeobsolete,was therenocorrespondingrecommendationforretailuseatthetime. Thefactshavenowchanged,sothatredevelopmentisappropriateandretailuseunderthesameRMX 2CZoneisthepropermethod. 5. Whatzoningchangesarenecessarytoimplementtheamendmentbeingrequested? TheapplicantrequeststhatthePropertyberecommendedforreclassificationtoRMX2Cthatwill allowappropriateretailusestobedevelopedonthesite,butwiththeprotectionsaffordedbysiteplan review.TheRMX2Cneedstobemappedthroughthesectionalmapamendmentprocess,thusthe needforanewzonerecommendationthroughaMinorMasterPlanAmendmentprocess. 6. Identifyinterestedpartiesrelevanttoyourapplication? Theapplicanthashadongoingconversationswithadjacentandnearbycommercialandresidential propertyowners.(SeechronologyofmeetingsattachedasExhibitE.)Manypeopleinthecommunity haveexpressedconcernsaboutthevacantofficebuildingandunusedparkinglotsandsupportthe potentialredevelopmentofthesite. TheapplicantsoutreachhasincludedresidentsandbusinessesintheareaoftheProperty,aswellas otherimportantgroups(AspenHillCivicAssociationandMontgomeryCountyHispanicChamberof Commerce).Theresponsefromthesedisparategroupshasbeengenerallyconsistentandpositive (attachedasExhibitsC1throughC3areasamplingofthemanylettersofsupportfromthecommunity andFigure3,isalocationmapforlettersofsupport).Thereisastrongdesiretonothaveavacant buildinglanguishoverthelongterm;promptreuseispreferable.Largescaleretailuseisattractive, providingresidentswithopportunitiesforbothemploymentandcomparisonshopping.Many respondingwouldliketoseeagrocerycomponentinafutureretailuse,sincetheareahastraditionally hadtwogrocerystores.Businessesseetheexpansionoftheretailusesasapositiveforattractingmore 12
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customersgenerally.Theyseetheexpansionasraisingallretailerboats,ratherthandetractingby pullingcustomersonlytoanewuse. TheapplicantalsoownstheNorthgatePlazaShoppingCenter,justeastofthePropertyacross ConnecticutAvenue.Theapplicanthasrecentlyretenantedtheformergrocerystorespacetherewitha newKohlsstoreandisalsocompletingacomprehensiveupgradetothefaadeontheentireCenter. Therefore,theapplicanthaseveryreasontobesurethatnewretailuseonthePropertywillnotjust "notimpair"existingretailinthearea,butwill,infact,enhancethatexistingretail.Ascanbeseenby thelettersofsupportfrombusinessesandtheHispanicChamberofCommerce,thereisstrongsupport frombusinessesveryproximatetotheProperty(includingthoseintheNorthgatePlaza).Theyhave alreadyexperiencedthenegativeeffectsfromtheBAE/Vitrodepartureandresultingcustomerloss. Thesebusinessesrecognizethebenefitsofagreateramountofretailusesandtheexpectedcustomer increase.TenantsatNorthgatePlazahavealreadyseenanincreaseinsalesjustduetotheopeningof Kohls. DuringtheMinorMasterPlanAmendmentprocess,theapplicantexpectstobeanactiveparticipantin workingwiththeAspenHillcommunityaboutthemultiplebenefitsofthisproposal. 7. Doyouconsidertrafficvolumesortransitpatternstobeamajorconsiderationinyour applicationandifso,howdoyouproposetoaddressthoseconcerns? TheMinorMasterPlanAmendmentforAspenHillcontemplatesreplacing265,000squarefeetofoffice usewithapproximately118,000squarefeetofretailuseontheProperty.Theapplicantretaineda transportationconsultant,KimleyHornAssociates,topreliminarilyevaluatethetrafficimpactofthis changeinlanduse.TheKimleyHornReport,attachedasExhibitF,concludesthattheretailusewill generatefewernettripsinboththeAMandPMpeakhourscomparedtoofficeuseontheProperty.In addition,thenearbymajorintersectionsofGeorgiaAvenuewithConnecticutAvenue,andAspenHill RoadwithConnecticutAvenue,willoperatewithlowercriticallanevolumes,andthereforeless congestion,duringboththeAMandPMpeakhourswithdevelopmentofretailinplaceofofficeuse. TheKimleyHornReportisnotafullscaleadequatepublicfacilitiesanalysis;suchabroaderreportcan becompletedduringtheprocessingoftheAmendmentoratthetimeofsubdivision.However,the attachedReportclearlydocumentsthatthetrafficimpactthatneedsevaluationisminimalor nonexistent,sincethetripstobegeneratedwillbelessthanthosefromtheofficeuse.Whileadditional intersectionsmightbeanalyzed,onecouldcertainlyexpectasimilarbeneficialreductioninimpact.For thesereasons,thetrafficvolumesandrelatedtrafficanalysisshouldnotbeamajorconcernwiththis applicationandshouldtherebyrequireafairlylimitedportionoftheanalysiseffort. 8. Hasyourrequestbeenthesubjectofapreviousmasterplanamendment,rezoning,zoning textamendment,ofsimilarapplication? No.

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CONCLUSION ThedesiretoconsidertheSubjectPropertyforaMinorMasterPlanAmendmentislargelyborneoutof apressingneedtomeetchangingeconomicanddemographictrends,whichisoneofthegoalsofthe MinorMasterPlanAmendmentprocess.Asnotedpreviously,thecurrentzoningandmasterplan effectivelylimitthesitetoofficeusesandtherebyrenderreuseofthepropertyeconomicallyunviable. Themarketspeaksforitself,andhasresoundinglyrejectedthissiteforofficeuse.Theresultisthatthe buildingwillremainavacantdrainonthecommunityandtheCounty,visuallyandeconomically.The existingofficebuildingisnowabandonedandcompletelyunproductive,yetthesiteislocatedatthe intersectionofmajortransportationcorridorsandservicedbyexistinginfrastructure.Thesiteis surroundedbycommercialusesthatservetheAspenHillcommunity,butitdoesnotcontributetothe vitalityofthearea.TheMinorMasterPlanAmendmentprocessistheappropriatemethodtoevaluate thissitetoonceagainmakeitaproductiveresourcefortheowner,community,andCounty.

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ExhibitA

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ExhibitB

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ExhibitC1

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ExhibitC2

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ExhibitC3

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 113
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ExhibitD

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ExhibitE

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115

ExhibitF

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