ULI Advisory Services Panel for Largo Town Center Presentation (Dec. 2015)

An Advisory Services Panel for Largo Town Center, MD

Largo, MD December 6-11, 2015

Largo Town Center, MD December 6-11, 2015

About the Urban Land Institute •

The mission of the Urban Land Institute is to provide leadership in the responsible use of land and in creating and sustaining thriving communities worldwide.

•

ULI is a membership organization with nearly 33,000 members, worldwide representing the spectrum of real estate development, land use planning and financial disciplines, working in private enterprise and public service.

•

What the Urban Land Institute does: – Conducts Research – Provides a forum for sharing of best practices – Writes, edits and publishes books and magazines – Organizes and conducts meetings – Directs outreach programs – Conducts Advisory Services Panels

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The Advisory Services Program • Since 1947

Largo Town Center, MD December 6-11, 2015

• 15 - 20 panels a year on a variety of land use subjects • Provides independent, objective candid advice on important land use and real estate issues • Process • Review background materials • Receive a sponsor presentation & tour • Conduct stakeholder interviews • Consider data, frame issues and write recommendations • Make presentation • Produce a final report

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Largo Town Center, MD December 6-11, 2015

Thanks to the Sponsor

Prince George’s County Planning Department And, in particular, Kierre McCune, Planning Coordinator, Derick Berlage, Director, Countywide Planning, and Honorable Derrick L. Davis, District 6 Council Member

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Largo Town Center, MD December 6-11, 2015

Panelists • • • • • • • •

David Leininger, Dallas Area Rapid Transit – Dallas, TX Holly Barrett, Omaha Downtown Improvement District – Omaha, NE Ian Carlton, Ian Carlton Research & Consulting– Portland, OR Charles Johnson, IV, C.H. Johnson Consulting, Inc. – Chicago, IL Ryan Johnson, C.H. Johnson Consulting, Inc. – Chicago, IL Stanley Lowe, Pittsburgh Neighborhood Preservation Services – Pittsburgh, PA Mark Troen, Brookwood Group Inc. – Palm Beach Gardens, FL Adella Weber, Jacobs – Atlanta, GA

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Presentation’s Agenda

Largo Town Center, MD December 6-11, 2015

• •

•

•

Introduction/Agenda – David Leininger Panel Observations – Market Context – Charlie Johnson – Physical Context – Ian Carlton – Largo Context – Addie Weber – Placemaking – Holly Barrett Conclusions – Workforce – David Leininger – Housing – Stanley Lowe – Scenario/Strategies – Mark Troen/Addie Weber – Asset Management – Mark Troen – Governance – Holly Barrett Summary - David Leininger

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Largo Town Center, MD December 6-11, 2015

Panel Assignment

•

The assignment for the panel is to provide unbiased input and offer recommendations to help Prince George’s County stimulate private sector investment at Largo Town Center. The panel is asked by the sponsor to help facilities the vision of the Largo Town Center Sector Plan and Plan 2015.

•

Center Core (Quarter Mile) – What is the market for office and retail? Is the market at the density envisioned by the sector plan and Plan 2035?

– What role do civic greens, urban plazas, and squares play in this center’s core?

•

Study Area Wide – What can the County do to create a welcoming environment for investors?

– What actions or strategies does the County need to implement to provide the best opportunity for the employment and commercial markets to succeed in the various time frames (0-5 years and 6-10 years)?

– How can the county effectively cluster government service related uses?

– Which infrastructure investments will need to precede and/or be concurrent with the initial phases of the construction for the Regional Medical Center?

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Largo Town Center, MD December 6-11, 2015

Market Context – Charlie Johnson

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Largo Town Center, MD December 6-11, 2015

Fun Fact The Largo name comes from Colonel Beall, one of the First County delegates in 1696, who named his land aBer his hometown Largo, Scotland.

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Largo Town Center, MD December 6-11, 2015

Area of Analysis

Commission District 6

One of 36 planning districts in the County

In Crime District 2, next to Crime District 3

One mile radius around Largo Metro Stop

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Largo Town Center, MD December 6-11, 2015

ofwAnalysis A Area market ith some real posiMves

Real Estate

Dynamics

•

• • •

October- 2014 121,700 transit entries 126,000 transit exits

•

22,000 daily students at Prince George’s Community College 1 million visitors to Six Flags 750,000 visitors to Fed-Ex Field Millions of people visits annually to retail offerings around the site 500,000 square feet of County office functions Four hotels

• • • • •

Interest in the market- offers from Aldi & Medical office Substantial residential project Dimensions Hospital Several nearby parcels that can be repositioned and intensified Centrally located in the County Low prices

• • • • •

3,000,000 movements/year

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Limitations • • • • • • •

Crime School quality 23rd out of 24 in the State Complex approval process Low density & large vacant parcels Mature suburban development pattern Confusing road network No “there” there

12000

3000

10000

2500

8000

2000

6000

1500

4000

1000

2000

500

0 Homicide

Forcible Rape

Robbery

District 5

1

10

104

Aggravated Assault 121

District 4

12

33

361

420

District 3

17

43

489

District 2

3

25

District 1

6

48

County

39

Greater Largo

10

Larceny/Theft

452

1207

960

2986

898

347

817

3083

1022

139

173

502

2184

420

316

321

674

2219

705

171

1436

1923

5057

11268

2984

34

314

260

660

2634

721

0

*Dec 2014 Statistics are YTD data Source: Prince George's County, Johnson Consulting

P R I N C E YEAR

2013

MURDER

56

RAPE

176

ROBBERY

AGG. ASSAULT

2,012

2,246

ROBBERY

AGG. ASSAULT

812

813

B&E

5,733

G E O R G E ' S

LARCENY M/V THEFT GRAND THEFT TOTAL

18,542

4,293

33,058

YEAR

2013

MURDER

9

RAPE

135

B&E

2,728

LARCENY M/V THEFT GRAND THEFT TOTAL

12,628

913

18,038

C O U N T Y

PERCENT VIOLENT VIOLENT VIOLENT PROPERTY PROPERTY PROPERTY CHANGE CRIME CRIME CRIME CRIME TOTALS CRIME CRIME TOTAL PERCENT PERCENT PERCENT PERCENT CHANGE CHANGE

-8.4%

M O N T G O M E R Y

Source: CoStar, Crime Report 2014

Motor Vehicle/Theft 268

Burglary

Greater Largo

Total Crime in Price George's County (2014)

District 1-5 and County

Largo Town Center, MD December 6-11, 2015

Area ofthere Analysis However, are some limitaMons

4,490

13.6%

-9.2%

28,568

86.4%

-8.2%

C O U N T Y

PERCENT VIOLENT VIOLENT VIOLENT PROPERTY PROPERTY PROPERTY CHANGE CRIME CRIME CRIME CRIME TOTALS CRIME CRIME TOTAL PERCENT PERCENT PERCENT PERCENT CHANGE CHANGE

-6.4%

1,769

9.8%

-5.6%

16,269

90.2%

-6.5%

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Largo Town Center, MD December 6-11, 2015

Area ofthere Analysis However are some limitaMons

Structural limitations • •

•

Raw numbers today need to be influenced by effort to cause change Population growth expectations for the County (2.1% annually) do not support the number of housing units being added to the market. This indicates shifts from existing housing stock.

Demand can be induced by developer efforts and improving attractiveness

Population

Largo

Silver Spring

Radius 0.5-Mile

1.0-Mile

Radius 5-Mile

0.5-Mile

1.0-Mile

5-Mile

2000

1,230

8,464

210,654

12,415

29,468

554,547

2010

2,234

10,072

225,441

14,011

31,124

581,382

2015

2,176

9,805

231,726

15,133

32,434

602,471

CAGR** (2000-2015) 2020 Proj.

CAGR** (2015-2020)

3.9%

1.0%

2,164

9,983

(0.1%)

0.4%

0.6% 239,801 0.7%

1.3% 16,391 1.6%

0.6% 34,490 1.2%

0.6% 632,393 1.0%

** Compounded Annual Growth Rate *Radius are calculated from Station locations Source: Esri ArcGIS BAO, Johnson Consulting

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Largo Town Center, MD December 6-11, 2015

Real Estate

Residential- 1 mile radius (Multifamily)

New Inventory affecting vacancy rates; Low rents & slow absorption affect market interest

(Older stock)

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Largo Town Center, MD December 6-11, 2015

Real Estate Reflective of mature market; Recycling old products, and shifting tenants- Current population trends don’t support much more retail

Retail- 1 mile radius

(Older stock)

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Largo Town Center, MD December 6-11, 2015

Real Estate

Hospitality- Overall Area

Observations • •

• • (Older stock)

Competitive level of rooms Top meeting property located near site and would complement quality of life improvements in the district Static demand generators Compression from National Harbor will help these properties

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Largo Town Center, MD December 6-11, 2015

Real Estate Reflective of stagnant market; Dominated by old products, which will require substantial investment to be cost effective; 40-50% off the tax roll

Office- 1 mile radius

(Older stock)

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Largo Town Center, MD December 6-11, 2015

Real Estate

Little modern product; Has role in market, and sites exist, but does not relate to TOD

Flex/ Industrial- 1 mile radius

(Older stock)

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Largo Town Center, MD December 6-11, 2015

Physical Context – Ian Carlton

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Largo Town Center, MD December 6-11, 2015

Highways are Largo’s Prime Physical Assets

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Largo Town Center, MD December 6-11, 2015

Largo Study Area is Bounded by Highways

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Largo Town Center, MD December 6-11, 2015

Largo Study Area Crossed by Major Arterials

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Largo Town Center, MD December 6-11, 2015

Resulting Mega-Sized Blocks…

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Largo Town Center, MD December 6-11, 2015

‌ Present Challenges and Opportunities

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Largo Town Center, MD December 6-11, 2015

Large Sites Enable and Attract Large Users

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Largo Town Center, MD December 6-11, 2015

Large Sites Enable and Attract Large Users

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Largo Town Center, MD December 6-11, 2015

Present and Future Opportunities

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Largo Town Center, MD December 6-11, 2015

‌ And Some Sites are Served by Metrorail

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Largo Town Center, MD December 6-11, 2015

We Were Asked to Consider ¼ and ½-Mile Areas

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Largo Town Center, MD December 6-11, 2015

WMATA Analyses Highlight Arbitrariness

Ballston

Cheverly 30

Largo Town Center, MD December 6-11, 2015

College Park Metrorail Catchment

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Largo Town Center, MD December 6-11, 2015

Largo Town Center Metrorail Station

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Largo Town Center, MD December 6-11, 2015

Largo Town Center Metrorail Catchment

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Largo Town Center, MD December 6-11, 2015

These Circles Do Not Define The Opportunity

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Largo Town Center, MD December 6-11, 2015

Idealized TOD Mandates Do Not Fit This Context

Calthorpe, Peter; The Next American Metropolis; Princeton Architectural Press; 1993

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Largo Town Center, MD December 6-11, 2015

We Will Not Speak of ¼ and ½-Mile Radii

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Largo Town Center, MD December 6-11, 2015

We Will Focus on Two Interrelated Sites…

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Largo Town Center, MD December 6-11, 2015

… Within The Largo Opportunity Area

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Largo Town Center, MD December 6-11, 2015

Largo Context – Addie Weber

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Largo Town Center, MD December 6-11, 2015

The Largo Context Two Distinct Areas: Inglewood Business Park Boulevard at Capital Center

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Largo Town Center, MD December 6-11, 2015

The Role of Transportation

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Largo Town Center, MD December 6-11, 2015

The Role of Transportation Misc.

8.2% Shelter Transportation Food Insurance & Pensions Other Household Utilities Health Care Entertainment Apparel & Services Education Miscellaneous Total

19 17.9 13.7 9.6 7.5 6.8 5.4 5 4.8 2.1 8.2

Shelter 19%

Transportation 17.9%

100

Household Expenditures

Source: Surface TransportaMon Policy Project: Driven to Spend – The Impact of Sprawl on TransportaMon Expenditure

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Largo Town Center, MD December 6-11, 2015

Existing Street Network

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Largo Town Center, MD December 6-11, 2015

Large Property Owners

Publicly Owned Land Large Property Owners

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Largo Town Center, MD December 6-11, 2015

Properties in Play

Publicly Owned Land Non-Publicly Owned Land

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Largo Town Center, MD December 6-11, 2015

Placemaking – Holly Barrett

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Largo Town Center, MD December 6-11, 2015

The Importance of Placemaking

Largo is currently a sprawling suburban community with pockets of residential and retail connected by a network of wide automobile dominated roads.

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The Importance of Placemaking

Largo Town Center, MD December 6-11, 2015

Wayfinding & Creating Identity Defining boundaries • • • • •

Different paving, curbline treatments Streetscaping and plantings Streetlight designs Streetlight banners Eye-catching, simple, signage

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The Importance of Placemaking

Largo Town Center, MD December 6-11, 2015

Rebranding Largo Finding that individual community personality and creating a sense of destination is crucial.

• • • •

We recommend a full rebranding process Partner with the Medical Center & RPAI’s branding firms Hire a private firm Hold a community-wide naming contest

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The Importance of Placemaking

Largo Town Center, MD December 6-11, 2015

Pedestrian Environment Create intentional, inviting public spaces that promote health, happiness, and wellbeing.

• Wide sidewalks • Flowers, grass, trees • Seating • Public Art • Lighting • Clean and inviting streets • Play spaces • Green spaces • A town square for natural gatherings

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The Importance of Placemaking

Largo Town Center, MD December 6-11, 2015

Destination Event Center A mid-sized event center offers flexible indoor/ outdoor place for crowd gathering year round.

•

50,000-100,000 square feet

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Largo Town Center, MD December 6-11, 2015

Government Administrative Office – David Leininger

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Largo Town Center, MD December 6-11, 2015

County Government Administrative Workforce Location Considerations Facts and Assumptions • Relocation of Administrative workforce located at Upper Marlboro has been discussed for a considerable period of time • A building located at 1301 McCormick, totaling 182,000 square feet, was purchased in January 2015 for the presumed purpose of housing administrative workforce to be relocated from Upper Marlboro • Inglewood Business Park contains a sizeable concentration of county-owned buildings and parcels located in the with square footage (< 700,000 square feet) • Assuming an average square foot per employee of 160, that computes to over 4,600 employees that could be housed in the buildings currently located in the business parks • While the County’s workforce has not reached capacity, it nonetheless confirms that a sizeable number, and most likely the largest concentration of County employees in any one location, are located in Inglewood Business Park

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County Government Administrative Workforce Location Considerations Largo Town Center, MD December 6-11, 2015

Map ID

Name/Address

BLDG Square Footage

Year Built

Acres

61

1400 MCCORMICK DRIVE

64,585

1990

5.21

66

9201 BASIL COURT

74,788

1984

7.09

69

9200 BASIL COURT

103,936

1982

7.73

70

1801 MCCORMICK DRIVE

113,709

1986

7.76

71

1701 MCCORMICK DRIVE

31,860

1986

3.55

72

9400 PEPPERCORN PLACE

131,338

1989

7.95

73

9450 PEPPERCORN PLACE

Land only

-­‐

5.11

74

9441 PEPPERCORN PLACE

Land only

-­‐

2.96

75

9401 PEPPERCORN PLACE

Land only

-­‐

5.52

80

1315 MCCORMICK DRIVE

Land only

-­‐

5.13

81

1301 MCCORMICK DRIVE

82

9550 LOTTSFORD ROAD TOTALS

181,000 Land only 701,216

2000 -­‐

3.62 7.68 69.32

Prince George’s County Assets Owned in Inglewood Business Park = 50% of Total Office Inventory in the Area 54

Largo Town Center, MD December 6-11, 2015

Relocation: Not if, but when • The time has come to confirm the decision to consolidate and relocate the administrative functions to the Largo area • Potential relocation of these functions deserves thoughtful reflection about the long-term office requirements of the County – Many of the buildings currently occupied by the County are nearing the end of their useful life and will require re-investment to maintain them in a state of good repair – Even though the employees are working in the same general vicinity, there are many inefficiencies associated with a disbursed workforce

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Largo Town Center, MD December 6-11, 2015

It may be prudent to consider a consolidated County complex as opposed to the office park configuration • The County should seriously evaluate the viability of a new, purpose-built, single, consolidated facility – It would permit the design of the most efficient, open space program – A building complex that consolidated all or most of the functions located in the business park, now or proposed, is substantially larger in square footage and footprint and, thus, potentially more impactful if placed in the urban district contemplated for the Largo “downtown” – Consolidation of County offices would also introduce opportunity for a major repurposing of the business park, returning all or most of the land to the taxpaying private sector

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Largo Town Center, MD December 6-11, 2015

Workforce Planning Considerations • The County should devote some time and money to an analysis of the workforce space requirements, utilizing contemporary design standards, including for number and size of offices/cubicles and integrating private and collaborative settings • New design strategies are achieving significant reductions in overall space requirements while improving employee satisfaction and productivity

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Largo Town Center, MD December 6-11, 2015

A Case Study of Workforce Analysis - DART

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Largo Town Center, MD December 6-11, 2015

Shift to open space demands adequate private and collaborative space in the design

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Largo Town Center, MD December 6-11, 2015

Workplace SINGLE SIZE OFFICE Recommendations + WORKSTATIONS

Standardize space with one or two office sizes and workstations. This allows for: • greater consistency throughout the floor; and • greater flexibility when managing office allocations and planning for employee growth.

Provide ergonomic tools and furniture, such as chairs, dual monitors and sit-stand desks, to increase productivity, efficiency, health and wellness.

Workplace Strategies

Workstation - 64 SF

VP Office 225 SF

AVP Office 150SF

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Scenario comparisons illustrate open space economics Largo Town Center, MD December 6-11, 2015

Current State

271 K Total GSF

251 K Total RSF

481

RSF/person

0.87:1.0

LiF + ShiF 1401 Pacific Current State Revised

MulIple Standard MulIple Standard

BTS Market OpMon Build to Suit

MulMple Office & MulMple Office &

Single Standard

Single Standard BTS

WorkstaMon Sizes

WorkstaMon Sizes

Market OpMon Single Office & WorkstaMon Sizes

221.5 K

190.5 K

175.2 K

178.8 K

164.5 K

203.8 K

175.3 K

161.2 K

164.5 K

151.3 K

408

351

322

329

303

Total GSF

Total RSF

RSF/person

0.78:1.0

Total GSF

Total RSF

RSF/person

0.97:1.0

Total GSF

Total RSF

RSF/person

0.97:1.0

Total GSF

Total RSF

RSF/person

0.97:1.0

Build to Suit Single Office & WorkstaMon Sizes

Total GSF

Total RSF

RSF/person

0.97:1.0

CollaboraMon Seats: Individual Seats

CollaboraMon Seats: Individual Seats

CollaboraMon Seats: Individual Seats

CollaboraMon Seats: Individual Seats

CollaboraMon Seats: Individual Seats

CollaboraMon Seats: Individual Seats

58%:42%

52%:48%

85%:15%

85%:15%

85%:15%

85%:15%

Open % : Closed %

Open % : Closed %

Open % : Closed %

Open % : Closed %

Open % : Closed %

Open % : Closed %

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Largo Town Center, MD December 6-11, 2015

Final Workplace Considerations • Relocation of Administrative offices from Upper Marlboro should be confirmed • A careful assessment of the full complement of facilities in the Largo area should be undertaken • A consolidation of functions into a purpose-built County complex should be seriously considered • There is an opportunity to repurpose the Inglewood Business Park in the future and return the majority of it to the private taxpaying sector

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Largo Town Center, MD December 6-11, 2015

Housing – Stanley Lowe

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Largo Town Center, MD December 6-11, 2015

Housing “Workforce Housing” is defined as homes aimed at households earning 60-120% of the area’s median income (AMI). In contrast, the term affordable housing is generally used for households whose income is < 60% of AMI.

In most markets, affordable housing costs $750 or less a month.

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Housing

Largo Town Center, MD December 6-11, 2015

The facts concerning the need for workforce housing: The Housing Cost Burden • 43.8% of all households in Prince George’s County are burdened by housing costs.

• In Prince George’s County, the cost of rental housing/Fair Market Rent (FMR) for a two-bedroom apartment is approximately $1,469 per month. To afford this without paying more than 30% of income, a household must earn $58,760 annually

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Housing

Largo Town Center, MD December 6-11, 2015

Prince George’s County has experienced a dramatic loss of workforce rental units.

Over the past eight years, the county has lost: • Almost 15,000 rental units that cost less than $750/month • More than 33,000 units which cost $1,000 or less a month.

During the same period, the county added: • More than 45,000 rental units that cost $1,000+/ month • 20,859 units that cost $1,000-$1,499 • 24,485 that cost $1,500 or more

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Housing

Largo Town Center, MD December 6-11, 2015

Increasing population • Prince George’s County is projected to increase by almost 132,000 by 2040.

• It is projected that Prince George’s County will require 52,382 units by 2030, including 32,965 rental units.

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Housing

Largo Town Center, MD December 6-11, 2015

Principles for Successful Public/Private Housing

TO BE EFFECTIVE: Someone has to take charge and think about this issue every day.

1. Exercise Leadership 2. Know Your Market 3. Get Ahead of the Curve with Proactive Planning 4. Be Comprehensive and Inclusive 5. Create Open Lines of Communication 6. Insist on Excellent Design 7. Promote a Mix of Incomes 8. Preserve and Recycle Resources 9. Consider a Demonstration 10. Think Locally and Regionally 11. Build Public Support for Affordable Homes

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Largo Town Center, MD December 6-11, 2015

Housing Now is the time for Prince Georgeâ&#x20AC;&#x2122;s County, including Largo, to seize the moment and develop a comprehensive workforce housing strategy.

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Largo Town Center, MD December 6-11, 2015

Scenarios and Strategies – Mark Troen/Addie Weber

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Largo Town Center, MD December 6-11, 2015

Scenarios and Strategies • • • •

Alternative Approaches Public Sector Scenarios Private Sector Stimulus Implementation and Execution

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Alternative Approaches • Catalytic Approach • Organic Approach

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Alternative Approaches • Catalytic Approach – an active and programmed effort – dictates location, zoning, uses, form, and more

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Alternative Approaches • Organic Approach – a nuanced approach – based upon a gentle laissez-faire policy – future development takes own course

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Alternative Approaches • Catalytic versus Organic – pro-active use of the government authority and power; versus – a distinctly low-profile level of engagement

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Catalytic Approach • Mandating infrastructure improvements • Establishing urban-scaled blocks and building parcels • Designating locations for product and building types

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Catalytic Approach

The view south from Park Avenue and 94th Street around 1882.

Credit: Museum of the City of New York

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Catalytic Approach • • • •

Changing zoning to allow flexibility Setting priorities for specific land use and property types Establishing set goals and locations for acquisition of properties Setting a prescribed timeline for implementing the goals

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Organic Approach • No designation of locations for product and building types • No change in super-block configuration & land parcels

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Organic Approach • No targeted development of civic gathering places • Retaining the existing street and public rights-of-way • No change in zoning regulations

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Largo Town Center, MD December 6-11, 2015

Scenarios and Strategies

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Largo Town Center, MD December 6-11, 2015

Scenarios and Strategies

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Largo Town Center, MD December 6-11, 2015

Scenarios and Strategies

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Largo Town Center, MD December 6-11, 2015

Scenarios and Strategies - Street Network

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Largo Town Center, MD December 6-11, 2015

Scenarios and Strategies - Block Network

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Private Sector Stimulus – Predicate on the relocation and consolidation of County Gov’t • Designate the preferred location for a new County Government Headquarters and One-Stop Services Center

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Private Sector Stimulus – Predicate on the relocation and consolidation of County Gov’t • Designate the preferred location for a new County Government Headquarters and One-Stop Services Center • Create two well-defined civic plazas within the Town Center core

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Private Sector Stimulus • Design a complete streets/road diet solution that meets the needs of all transportation and access including pedestrians, bicycles, and vehicles • Create a public-private partnership to develop an event center

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Private Sector Stimulus • Create a Town Center Parking District (“TCPD”) that leverages the development and redevelopment all properties

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Private Sector Stimulus • Town Center Parking District (“TCPD”) – Task 1: Provide off-site parking facilities – constructed and managed by the TCPD for all users – Task 2: Contract with WMATA to utilize the surplus parking capacity at Morgan Blvd Metro Station to complement facilities within the Town Center core

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Private Sector Stimulus • Town Center Parking District (“TCPD”) – Task 3: Designate all existing, interim, and proposed parking facilities to be built and managed in a comprehensive manner – Task 4: Provide a dedicated TCPD Shuttle that circulates within Town Center and connects to Prince George’s Community College

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Private Sector Stimulus • Town Center Parking District (“TCPD”) – Task 5: Relieve private sector developers of requirement to construct parking – All parking provided and managed by the district

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Largo Town Center, MD December 6-11, 2015

Scenarios and Strategies Opportunities with Shared Parking • Public can invest in and manage flexible facilities • Shared parking reduces total parking stall needs • Parking pool can shift burden from landowners Pearl Parking Garage, Boulder, CO (image: hnp://www.city-­‐design.org/) • Priced parking supply can react to changing demand over short & long term

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Implementation and Execution • “Approved Largo Town Center Sector Plan” – excellent implementation matrix • Matrix fails to identify & designate required leadership • Leadership is needed to marshal responsible parties, support entities, & stakeholders • Create a non-profit or dedicated LLC to hire the capable team to lead the effort

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Implementation and Execution • Long-Term Vision / Global Approach to Town Center redevelopment • Focus activity in locations that have already been developed and may lend themselves to future development

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Implementation and Execution • Long-Term Vision / Global Approach to Town Center Redevelopment • Focus activity in locations that have already been developed and may lend themselves to future development

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Implementation and Execution • Proactively attract one or more major institutional uses • Strategic repurpose of County owned properties • Redevelopment of Inglewood Business Park • Encourage new residential development

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Inglewood Options • Strategic leasing – Incubator space

• Parking resource – Connect with shuttle to Metro

• Subdivision & infill – Carve out affordable housing pads

• Scrape and redevelop

Strategic Needs • Require sufficient experience to execute sophisticated phasing • Create direct, attractive connections to core • Control the office market to avoid cannibalizing central development area

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Scenarios and Strategies Largo Town Center, MD December 6-11, 2015

Implementation and Execution • Acknowledge and reinforce relationship of Town Center core to surrounding activity

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Largo Town Center, MD December 6-11, 2015

Asset Management • Utilize Real Estate Portfolio Approach • Manage Existing Assets • Relocate and Consolidate in Town Center • Improve Efficiency and Space Requirements • Renovate Existing Space (in Upper Marlboro)

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Largo Town Center, MD December 6-11, 2015

Asset Management • Encourage Private Sector Opportunities • Change Culture for the Better

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Asset Management Largo Town Center, MD December 6-11, 2015

Prince George’s County Inventory Name/Address 1400 MCCORMICK DRIVE 9201 BASIL COURT 9200 BASIL COURT 1801 MCCORMICK DRIVE 1701 MCCORMICK DRIVE

Improvement Value (SDAT) $7,386,333 $12,682,333 $7,508,133 $5,817,400 $3,568,333

Land Value Assessed BLDG Square Year (SDAT) Value (SDAT) Footage Built $2,210,100 $9,596,433 64,585 1990 $2,666,100 $15,348,433 74,788 1984 $3,350,600 $10,858,733 103,936 1982 $3,398,600 $9,216,000 113,709 1986 $1,235,400 $4,803,733 31,860 1986

9400 PEPPERCORN PLACE

$18,568,800

$3,411,800

$21,980,600

9450 PEPPERCORN PLACE

$0

$1,179,967

9441 PEPPERCORN PLACE

$0

9401 PEPPERCORN PLACE 1315 MCCORMICK DRIVE 1301 MCCORMICK DRIVE 9550 LOTTSFORD ROAD TOTALS

Acres 5.21 7.09 7.73 7.76 3.55

131,338

1989

7.95

$1,179,967

-

-

5.11

$661,700

$661,700

-

-

2.96

$0 $0 $12,441,700 $0

$1,120,800 $1,691,200 $1,608,800 $1,963,400

$1,120,800 $1,691,200 $14,050,500 $1,963,400

181,000 -

2000 -

5.52 5.13 3.62 7.68

$67,973,032

$24,498,467

$92,471,499

701,216

69.32

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Asset Management  Largo Town Center, MD December 6-11, 2015

Largo Town Center Property Inventory Land/Property Use Total Agricultural - Natural Resources

Improvement Value (SDAT)

Land Value (SDAT)

Assessed Value (SDAT)

Building Square Feet

Acres

$19,400

$23,700

$43,100

1,118

81.31

$158,322,765

$56,696,667

$214,847,632

1,357,628

150.64

Total Industrial

$65,174,933

$37,351,633

$102,526,566

1,033,974

93.98

Total Institutional

$67,845,500

$13,376,667

$81,222,167

462,406

62.61

$142,543,532

$46,358,400

$188,446,965

1,434,116

113.14

$0

$899,100

$899,100

1,255

6.24

$80,958,224

$15,081,323

$103,228,535

1,352,502

66.12

Total Commercial

$0

$11,423,700

$11,423,700

44,735

31.80

Total Vacant

$0

$36,463,434

$24,652,434

-

93.85

$514,864,354

$217,674,624

$727,290,199

5,687,735

699.67

Total Commercial

Total Office Total Parks and Open Space Total Residential

TOTAL

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Largo Town Center, MD December 6-11, 2015

Governance and Process â&#x20AC;&#x201C; Holly Barrett

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Largo Town Center, MD December 6-11, 2015

Governance and Process Consistent structure and development project approval processes will encourage positive and smart growth, while simulating both community and investor confidence.

• • •

Projects need to maintain a certain level of quality.

Applicants must be encouraged to preserve the aspects that drive placemaking and therefore stimulate economic development.

Planning Board, staff, and the elected officials approve projects that are ultimately both achievable and contributes to Largo’s identity as a destination.

It is the recommendation of this panel that the Largo Town Center Development Board be a required step in the application approval process so that adequate attention to each new project undergoes the same scrutiny as the next project.

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Downtown Improvement Districts

Largo Town Center, MD December 6-11, 2015

Community Improvement Districts (BID, CID, DID, TIF, etc.) use special assessments to provide public space improvements and community advocacy.

We recommend creating a vehicle that has overall responsibility to: • • • • •

Manage daily public space services of the DID Oversee the planning and approval process Coordinate with stakeholders and the Largo Town Center Development Board Administer Town Center Parking District Allocate the TIF funds

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Largo Town Center, MD December 6-11, 2015

Panel Summary â&#x20AC;&#x201C; David Leininger

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Largo Town Center, MD December 6-11, 2015

Concluding Thoughts and Recommendations 1. Proceed with the relocation of the employees to the Largo area 2. Address the opportunity and challenge of achieving highest and best use in the Inglewood Business Park 3. Think through the greater Largo area opportunities that will influence the central Largo district 4. Seriously consider the development of a purpose built County office complex located in or near the Metro Station 5. Work through the implications and choices associated catalytic versus organic development strategy adoption 6. Direct attention to placemaking, rebranding the central business district and community enhancement elements such as an event center and an active urban park 7. Utilize available management tools especially a public improvement district to sustain good practices

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Largo Town Center, MD December 6-11, 2015

Thanks to all stakeholders who participated on interview day!

Earl Adams, Jr. l Tom Aylward l Derick Berlage l Eric Brown l Cassandra Buckhalter l Carrie Carter l David W. Chapman l James Coleman l Cheryl Cort l Hon. Derrick L. Davis l Samuel Dean l Donna Dean l Christian T. Duffy l Dr. Charlene M. Dukes l James R. Estepp l Hon. Mel Franklin l Bradley W. Fromme l Pradeep Ganguly l Hon. Dannielle M. Glaros l Armin Groeschel l Nathan Gross l Dr. Rodney Harrell l David Harrington l Hon. Andrea Harrison l Alan Hirsch l David W. Iannucci l Donny James l Jeff Johnson l Nell Johnson l Horace Jones l Vera Jones l Shyam Kannan l CJ Lammers l Eugene Lockett l Tom Masog l Neil J. Moore l K. Teya Moore l Sharon Moore-Jackson l Nick Over l Manuel R. Geraldo l Charles Renninger l Peter N.G. Schwartz l Andrew Scott l Fred Shaffer l Michael Skena l Rodney Streeter l William Washburn l Vic Weissberg l Floyd Wilson

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Largo Town Center, MD December 6-11, 2015

Thank You!

Questions?

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