POTOMAC YARD

DENSITY TRANSFER

ADAM
May 27, 2008
Illustrative Concept Plan – Existing CDD Approval
Proposed Town Center Site Plan

Potomac Yard
Metro Reservation
Illustrative Concept Plan – Existing CDD Approval
Sending and Receiving Zones

H J

Office Calculations
L

LB H- Gain of 765,000 sf.

LB J- Loss of 292,000 sf.
LB - Loss of 473,000 sf.
Illustrative Concept Plan with CDD Amendment
Density Transfer Proposal Summary
 CDD Concept Plan Amendment, Master Plan
Amendment, and Text Amendment
 Amend Concept Plan to transfer 765,000 SF of
office density from Land Bays J and L to Land Bay
H
 Amend Use and Height Map to designate Land Bay
H as mixed-use and to allow up to 110’ in height
for 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 Use
Permit process
 Potomac Yard Land Bays H, I, J, L
Change in Use from Existing
Existing CDD Approval Proposed CDD Amendment 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 Office
SF 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
Economic Study of Density Transfer
 Land Bay H is a better location for office
tenants than Land Bays J and L
 Density transfer will produce a development
that is superior to most other town center and
urban concentrations in the Washington area.
 Due to higher rents, the transferred office
space would generate 11% greater tax
revenue than under the existing plan
 Density transfer will result in office buildings
that are more marketable, and would come
on-line and generate property taxes sooner
 Source: Delta Associates
Economic Sustainability Work Group
 “Metrorail stations areas are underutilized from a land
use standpoint… increased taxes from commercial
activity can reduce residential tax burdens, or be used
to 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 of
the City’s Metrorail Stations.”
 “Approve mixed-use development at Metrorail station
sites with office uses as the primary type of
development.”
 “When reviewing the Potomac Yard Landbay H…
consider higher densities that would better encourage
the building of a new Metrorail station in the land
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 would
improve 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
Metro Walk Shed Diagram
Metro Walk Shed Diagram
Potomac Yard
Metro Reservation

Braddock Road Metro

Metro Walk Shed Diagram

¼ Mile Walk Shed on Current Illustrative Plan

Metro Walk Shed Diagram

¼ and ½ Mile Walk Shed on Current Illustrative Plan

Metro Walk Shed Diagram

¼ and ½ Mile Walk Shed on Proposed Illustrative Plan

Office Space within ½ mile of Braddock Metro in both plans – 0 SF

Density Transfer doubles office SF to 1.5MM within ¼ Mile of Metro Reservation
Density Transfer increases Metro office SF by 772k SF – or 3,216 workers
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 Metro
station is built in the future
 Planning Commission Hearing – June 3, 2008
 City Council Hearing – June 14, 2008