On September 27, ULI Washington held a case study for members to learn about a residential development in the Life Sciences Center area of Montgomery County. Camden Shady Grove is a model of the next generation of suburban-to-urban development: converting traditional suburban office parks into more urban and lively 24/7 mixed-use communities. By being located at the DANAC Stiles Corporate Campus, Camden Shady Grove is designed to evolve and accommodate the rapidly changing Montgomery County suburbs by providing horizontal integration of uses.
The community is comprised of 457 apartment units, of which 12.5% are Moderately Priced Dwelling Units (“MPDU”), and is seeking LEED® Certification. It includes 5,000 sf of commercial code constructed Live/Work units. Camden Shady Grove not only provides parking for today’s individual driving/traditional needs but also offers a host of alternative transportation options, including 2 Capital Bikeshare stations, Zip Car parking, Carpool parking, a designated Uber pickup area, and multiple electric car charging stations. This project also has designed space to take advantage of the future adjacent Corridor Cities Transitway (“CCT”) Station, and includes a two-phase landscape design planning for the future station.
The entitlement process for the project required the following steps:
– Reverse the original Master Plan recommendation to leave in place traditional suburban light industrial zoning, and have the zoning changed to the modern Commercial Residential (“CR”) zone.
– Convert private interior streets to public access easements.
– Modify existing private contractual relationships with other unrelated campus owners to accommodate entitlement requirements: property swaps, ownership/subdivision plat reformations, and metes and bounds deeds.
– Manage the entitlement process within the private contractual deadlines.
– Design a building to accommodate a host of utility and ROW easements.
– Integrate the future CCT Station, plaza, lobby, amenity space, and Live/Work units.
– Negotiate for transitional Live/Work units vs providing (empty) retail space.
– Manage the sheer size of the project and the lease-up demand for 457 units.
The case study was presented by the following project partners:
– Will Smith, Director of Real Estate Investments, Camden Property Trust
– Tim Dugan, Land Use Attorney, Shulman Rogers (And Moderator)
– Fede Olivera-Sala, Architect and Principal , SK+I Architecture
– Vic Bryant, VP Planning & Landscape Architecture .Macris Hendricks
Attendees were able to tour the property to see the spacious model unit, and the amenities that include a dog wash room, a gym, and a pool with adjacent terraced gardens.