laray j. benton, president & ceo herman g. diebler, jr...

Offering of County Center Prince George’s Development Site 9800 Landover Road, Landover, MD

1 | P a g e LJB Enterprises, LLC.

1731 Stourbridge Court • Mitchellville, MD 20721 T. 864-357-4545 F. 888-580-1754

Email: [email protected] Website: www.larayjbenton.com

LaRay J. Benton, President & CEO Herman G. Diebler, Jr., Principal 1731 Stourbridge Court 1821 Michael Faraday Drive, Suite 208 Mitchellville, MD. 20721 Reston, VA. 20190 T. (864) 357-4545 T. (703) 346-7776 E. [email protected] E. [email protected]

http://www.larayjbenton.com/

mailto:[email protected]






May 3, 2016 Dear Prospective Development Partner, Please accept this letter formally requesting the full evaluation of your real estate development team in consideration of our planned County Center Prince George’s development site for the occupancy of newly constructed Class-A office space and pad sites within our offered Woodmore Medical District. Conceptually encompassing approximately 46 acres just off of the Capital Beltway (I-495), in the heart of Prince George’s County, Maryland, County Center Prince George’s is planned to be a phased and renewable “DC-like” urban development combining Office, Retail, Restaurant, Entertainment, Hotel and Residential uses uniquely in a sprawling suburban environment. Picture a community with unsurpassed architectural quality, a fusion of functionality and finesse that combines an attractive mix of workforce, middle-income, and up-scale housing with world-class offices, restaurants, entertainment, and retailers. Providing homes for more than 10,000 people, employment opportunities for over 20,000, with shopping and entertainment for millions more, this 24-hour community will buzz with pedestrian traffic on its wide boulevards and the crowd of people in the sidewalk cafes and expansive parks. The result? A quality of life unmatched on the East Coast. LIVE * WORK * PLAY * REVIVE * RENEW The development site is currently zoned M-X-T, permitting variable Medical, Retail, Office, Entertainment, Hotel, and Restaurant uses, and has already obtained both Conceptual Site Plan (CSP) and Preliminary Site Plan (PSP) approvals from Prince George’s County for more than 500,000 SF of mixed-use office space, 2,000 parking spaces, and 213 residential Townhomes, Duplexes, and Condos. Specific to the Woodmore Medical District, retail space ranging from 10,000 – 30,000 SF, and a structured mixed-use Parking Garage is also planned for the development. The final build-out is estimated to exceed over $400 million dollars in development based off of pre-construction estimates. Additionally, Attachment 1 evidences a letter of intent (LOI) from Constellation NewEnergy, Inc. (“Constellation”), an Exelon Company, who is willing to partner with us to identify and participate in the development of renewable and micro-grid related assets throughout the development site. As such, pursuant to the energy conservation guidelines in 10 CFR part 436 (Federal Energy Management and Planning Programs), and the Federal Management Regulation Manual, Subchapter C, “Real Property,” the developer intends to include the following renewal technologies as part of their proposed site-wide sustainable energy infrastructure development in an effort to REDUCE the overall operating expenses (primarily costs for Electrical related utilities) to the Tenants:

A solar installation on the adjacent land or above parking spaces via car-ports to include, but not

limited to, solar panels, lights, benches, tables, watering systems, receptacles, way-finding, etc.

A fuel cell to provide clean, base-load electric supply to the property;

A micro-grid containing standby generation and batteries to provide resiliency during grid

outages;

Electric Vehicle charging stations; and/or

100% renewable electricity supply to the site via Renewable Energy Certificates.






Such proposed sustainable energy project(s) would be a direct benefit to any potential tenant at the site

and to Prince George’s County as well. The technologies identified above could enable the Developer

and the tenant to lower their carbon footprint, increase their resiliency from grid outages and serve as a

regional model for a visible renewable energy project within your corporate portfolio and within the

Washington, DC regional market, and to meet the energy standards prescribed by the American

Society of Heating, Refrigerating, and Air Conditioning Engineers and the Illuminating Engineering

Society of North American in ASHRAE/IES Standard 90A-1980, as amended by the Department of

Energy.

There are several existing amenities such as 24 Hour Fitness, Golds Gym, Nordstrom Rack, Wegmans, Costco, JC Penney, Best Buy, Petco, Chipotle, Copper Canyon, PNC Bank, Prince George’s County Credit Union, Cleaners, Outback, Ruby Tuesdays, Jaspers, Chick-Fil-A, Subway, Golden Corral, TGI Fridays, Carolina Kitchen, the Double Tree Hotel by Hilton, Marriott Courtyard and Residence Inn Hotels, Holiday Inn Express, AMC Theaters, and 75+ other retailers and growing are within an approximate 1 mile (5,280 walkable linear feet (wlf)) radius of the proposed Buildings within Woodmore Medical District. Please see the images, tables, and web links below as evidence of these existing amenities. The Developer also intends to provide adequate surface parking for 8-10 Food Trucks (varying on a contracted 3-4 month rotational schedule), Pharmacy/Convenience Store, Cleaners, Fitness Facility managed is association with 24 Hour Fitness, Bank, Infuse Restaurant, Cleaners, Woodmore One Barber Shop, Day Care services, Groceror, Bakery, Coffee Shop, Corporate Housing Facilities, 170+ Residential units, or other similar amenities, all on-site within 1,320 wlf measured along accessibility compliant, paved pedestrian pathways from the main entrance of the offered building to the main entrance of the amenity, in sufficient size and number, as determined by the LCO. County Center Prince George’s will be the national model for smart growth and sustainable development with over 2 million square feet (SF) of budding mixed-use development that will include, 1) Woodmore Medical District with over 404,000 sf of medical office space; 2) a mixed-use Residential District called Woodmore City Center & Mitchellville Manor with a mixture of 210 Townhomes, Duplexes, and Multi-family condominiums; 3) Woodmore Business District will be a mixed-use Business district primarily focused on providing Offices and Fully Furnished Corporate Condos to support the influx of Government Employees, Contractors, Physicians, Healthcare Staff, Medical Residents, and visiting Clinicians that will be residing into the area with opening of the new Prince George’s County Regional Medical Center. A 24hr Harris Teeter or Target Express; 24hr Urgent Care Clinic; Davita Dialysis Clinic; Kinder Mender Pediatric Clinic; 24hr Gas Station; a 24hr Pharmacy; and a “Members ONLY” Physician/Healthcare Professional Social Club/Lounge is all planned for this area; and lastly 4) Woodmore Entertainment District with Luxury Mixed-use Residential Apartments and Condos; 5,000 seat Multi-purpose Arena/Event Center; 8-12 Screen Movie Theater w/ separate 25+ seating area; Bowling Alley, Billiards, & Sports Bar; Cigar Lounge; Bus Boys & Poets w/ full performance stage (bring in weekly artist similar to the Howard Theater); Pin Stripes Restaurant; Zips Dry Cleaning; The Green Turtle; Cracker Barrel Restaurant; 24hr Waffle House or Denny’s; 24hr Gas Station (Wawa, 7-11, etc.); BonChon Korean Fried Chicken; PF Chang’s; and Phillip’s Seafood w/ Buffet Bar, are the range of mixed-use residential, office, and retail development ideas that are conceptually planned for this site. As a certified Community Development Entity (CDE) through the U.S. Department of Treasury, for the last five (5) years LJB has provided continual support of our country’s economically distressed and underserved communities, and other institutions of higher learning within historically low-income communities






with a one-stop solution for institutional and economic development through its “Howard – Freedman Initiative.” Mr. LaRay J. Benton will serve as our development team lead point of contact (POC) as he has over 20 years of proven experience in Construction, Finance, Accounting, Master Planning and Developing, as well as successfully structuring viable Private -Public Partnership (PPP) agreements to identify strategic partnersh ips, negotiating agreements, conceptual site designs, strategic marketing, and securing the financing for a development project such as this. Herman G. Diebler, Jr. / Verity Commercial (http://veritycommercial.com/) will provide specific medical office co-development and construction management experience and oversight to all of the Healthcare related projects within the Woodmore Medical District phase of the development. As such, Verity will be responsible for planning, site permitting, preconstruction and construction aspects of the project. Verity is a full service commercial real estate firm providing brokerage, investment, development, and construction management services to the Medical and Life Science industries. Verity distinguish ourselves from other real estate firms by our proven track record of delivering highly complex technical facilities. Verity’s development work includes some of the most technically challenging projects in the Mid Atlantic. Some of Verity’s notable projects include:


http://veritycommercial.com/





International Coliseums Company (ICC) (www.coliseums.com) will be LJB’s Master Development partner for the entire 66 acre County Center Prince George’s development site for all phases of development. ICC has a strong portfolio of designing, master planning, f inancing, building, marketing, and management of major convocation and/or event center projects where it was either the developer, construction project manager, owner’s representative, master planner, owner/operator, or a combination of these roles. ICC has a strong track record as a master planner, developer, construction project manager and completing projects on time and under budget. As the owners and founding partners of the Central Hockey League & East Coast Hockey League (ECHL), Rick Kozuback and ICC seek to anchor our proposed Woodmore Entertainment District with the development of a 4K-5K seat Multipurpose Arena that would rival those of the currently existing Verizon Center and Patriot Center, and place an ECHL hockey team in the arena as an anchor tenant. The ECHL has affiliations with 28 of the 30 NHL teams in 2014-15, marking the 18th consecutive season that the league had affiliations with at least 20 teams in the NHL. Additionally, LJB would like to work with Prince George’s County to also develop a Maryland African-American Sports Museum and a Prince George’s County Veteran’s Memorial in this district. A synopsis of ICC’s portfolio include:


http://www.coliseums.com/





Some of the recent mixed-use residential, office, and retail developments that LJB/ICC have completed include:

Allen Premium Outlets - http://www.premiumoutlets.com/outlets/store_listing.asp?id=5#

Watters Creek Development - http://www.watterscreek.com/

Watters Creek Restaurant & Shops -

http://www.loftsatwatterscreek.com/p/apartments/retail_8235/allen-tx-75013/the-lofts-at-

watters-creek-8235

The Lofts at Watters Creek Mixed-use Residential Development -

http://www.loftsatwatterscreek.com/

DP+ Partners, LLC (www.dppartnersarchitects.com ) shall shape the overall Transit-oriented Development (TOD) and architectural esthetics, design, and landscape concepts for the project. Our architectural team is comprised Leadership in Energy and Environmental Design (LEED) Accredited Professionals with the comprehensive in-house capabilities to provide project management, architectural design, programming, master planning, historic preservation, interior space planning and design, animation, Building Information Modeling (BIM), and computer-aided design/drafting (CADD). Affiliations include organizations such as the American Institute of Architects, the National Organization of Minority Architects, and the DC Preservation League just to name a few.

DP+ Partners portfolio is diverse with clients ranging from federal and local government agencies and municipalities to private developers, commercial, and corporate clients. The designs of DP+ Partners include many of the region’s iconic structures, such as the Prince George’s County Sports & Learning Complex, Progression Place, Reeves Municipal Center, The City Museum, the PEPCO and Freddie Mac Corporate Headquarters buildings, the Verizon Center (MCI Center), the Washington National’s Baseball Stadium, and the Walter E. Washington Convention Center. They have extensive experience designing transit facilities, office buildings, residential, new and renovated educational and recreational/sports facilities to name a few. Specific to this development area, through DP+ Partners our development team has vast experience and proven expertise in Transit Oriented Design and/or Development projects to include:

• Washington Metropolitan Area Transit Authority (WAMATA), Mt. Vernon Sq. Convention Center Metro Station, Washington, DC

• WAMATA, Gallery Place Metro Station, Washington, DC • WAMATA, Shaw- Howard University Metro Station, Washington, DC • Metropolitan Atlanta Rapid Transit Authority (MARTA), Lenox Square Metro Station, Atlanta, Ga. • MARTA, Lakewood/ McPherson Station, Atlanta, Ga. • MARTA, Midtown/ Arts Center Areaway-Maintenance entrance, Atlanta, Ga.

We are in discussions with the following General Contracting firms to handle this project: HITT Contracting, Inc. (http://hitt.com/), DPR Construction (www.dpr.com/), and Scott Long Construction (http://www.scottlong.com/industry-expertise/health-and-senior-care/index.html). All three of these firms have specialized expertise in building medical office space, hotels, conference centers, multi-family condominiums, shopping malls, and other healthcare related properties.


http://www.premiumoutlets.com/outlets/store_listing.asp?id=5

http://www.watterscreek.com/

http://www.loftsatwatterscreek.com/p/apartments/retail_8235/allen-tx-75013/the-lofts-at-watters-creek-8235

http://www.loftsatwatterscreek.com/p/apartments/retail_8235/allen-tx-75013/the-lofts-at-watters-creek-8235

http://www.loftsatwatterscreek.com/

http://www.dppartnersarchitects.com/

http://hitt.com/

http://www.dpr.com/

http://www.scottlong.com/industry-expertise/health-and-senior-care/index.html





RDA Engineering Company, Inc., the County’s leading Land Planner, shall lead the overall local site engineering coordination, site planning and surveying services, construction management services, conceptual designs, site zoning and permitting, and infrastructure analysis and development of the desired County Center Prince George’s project, and provide expert civil engineering and real estate development context and cohesion with the other team member’s specialty areas of development. RDA was established in 1982 with offices in Upper Marlboro and Prince Frederick, serving the Greater Washington Metropolitan area, primarily on a referral basis. RDA’s staff of 20, with two Professional Engineers and two Registered Land Surveyors has provided services on numerous residential, commercial industrial, municipal and institutional projects. RDA has completed 762 Development Projects in Prince Georges and other surrounding jurisdictions. Therefore, RDA is well acquainted with the numerous, intertwined regulations of the many Federal, State and local regulatory agencies who review the many aspects of land development or improvement projects. We have performed services for the Maryland National Capital Park and Planning Commission, the Prince George's County Board of Education, the University of Maryland system, several municipal governments, as well as numerous private clients. RDA’s portfolio of M-X-T zoned retail, residential, and landscaping projects include:

AGRREGATE INDUSTRIES – Projects Completed: Patuxent Wildlife Refuge Project, Oxon Hill High School, Charles County High School, Grand Prix Event Project RFK, Washington DC Concrete Batch Plant.

BALMORAL CASTLE & ESTATE AT BEECHTREE (LAKE PRESIDENTIAL), Upper Marlboro, MD – Completed conceptual and detail site planning and renderings for 400 Single Family homes for MI Homes (Master Developer).

QUINCY MANOR TOWNHOUSES, Bladensburg, MD. - Completed conceptual and detail site planning and renderings for 400 Townhouse Units. Fully recorded, development Community Center construction just completed.

CANTER CREEK (FORMERLY TLBU UNIVERSITY), Upper Marlboro, MD. – Retained by international developer Walton Development and Management (USA), Inc., RDA completed conceptual and detail site planning and renderings for 400 Single Family & 100 Townhouses for Westphalia Town Center M-X-T Development with (http://westphalia.com/ ).

Additionally, RDA with senior project staff members John P. Markovich, Environmental Planner and Forestry Consultant, and Mark G. L. Ferguson, R.A., Architect, Planner and Zoning Expert, shall lead our team approach to preserve, enhance and restore environmentally sensitive features within the project and its surrounding areas. Mr. Markovich has several years of development experience as a Senior Planner with the Maryland National Capital Park and Planning Commission, Prince George’s County Planning Department, Environmental Planning Section. Mr. Ferguson is the Leading Zoning Expert for Zoning Hearings in Prince Georges and surrounding Counties, having served as a member of the Prince George's County Task Force to study U-L-I and M-X-T-C zones. Mr. Ferguson has broad experience in the fields of architecture, master planning, community planning, commercial site planning, project feasibility studies, civil engineering, surveying and specification writing. Presently, he provides liaison with the planning department of various metropolitan counties. He works with the expert committees of the planning boards to simplify the regulatory code and develop citizen friendly guidelines for development projects.


http://westphalia.com/





Lenhart Traffic Consulting, Inc. (www.LenhartTraffic.com ) shall lead all aspects associated with site Transportation Infrastructure, Transportation Surveying, Studies, and Data Analysis; Traffic & Transportation Engineering; Transit Ridership Studies; Pedestrian Trails and Bikeways; Sidewalks; Crosswalks; Transit Rail Over/Underpass Planning; Traffic Calming & Coordination Measures; Feasibility & Redevelopment of County Center Prince George’s development site. The principal of the firm, Michael Lenhart, is a registered Professional Engineer (P.E.) in Maryland and Delaware with over 25 years of combined technical and academic experience. Mr. Lenhart worked as a Traffic Engineer with the Maryland State Highway Administration (MD-SHA) from 1990 to 1998, and served as the Chief of the Engineering Access Permits Department overseeing the entire State of Maryland from 1998 to 1999. Mr. Lenhart has provided traffic engineering and transportation planning services on nearly 1,000 projects during his tenure in the private sector. Cheryl Corson Design, LLC (www.cherylcorson.com ) is our team’s Landscape Engineer and shall lead the overall landscape architectural esthetics & designs related to Site Master Planning & Surveying; Historical, Ecological and Environmental Preservation & Conservation; Erosion & Sediment Control; Planning of Pedestrian Common Areas & Safety Procedures; Traffic Calming & Coordination Measures; and the overall Landscaping Feasibility & Redevelopment of the development site. Mrs. Corson holds a Masters in Landscape Architecture from Harvard University, has over 20 years of combined technical and academic experience, and is a registered Landscape Architect with the American Society of Landscape Architects, the Chesapeake Conservation Landscaping Council, and the National Recreation & Park Association. Cheryl has provided landscape architectural & engineering services on nearly 300 projects within the Washington, DC metro region. Traci R. Scudder, Esq., is our team’s General Counsel and shall lead all legal aspects associated with land acquisition; real estate purchasing, marketing, leasing, and contracts; site zoning, permitting, and land-use agreements; and provide expert legal counsel and zoning & permitting guidance context and cohesion with the other team member’s specialty areas of development, and be a formal representative of the ICC/LJB Development Team to all stakeholders involved. As a land use and zoning attorney with more than 14 years of development experience, Ms. Scudder has vast project experience counseling builders, developers, and property owners on zoning & permitting matters within Prince George’s County. Additionally, as the lead Litigation Coordinator for the city of Washington, DC, District Department of Transportation (DDOT), Ms. Scudder has proven experience resolving municipal litigation issues relating to public right-of-way; drafting cease and desist orders for public space violations; developing procedures and providing trend analysis in tort liability; and in creating database-tracking systems to identify risk assessment related to transit-oriented liability. Our team desires to make the subject project a model for environmentally sensitive development and redevelopment utilizing all design techniques and energy efficient suggestions as expected within Prince George’s County. We believe that the expansion of your company and/or the use of our offered Class A Medical Office buildings for general medicine, pediatrics, research and development, administrative, business, executive and general professional offices, medical facility (including, without limitation, neurology treatment center, cardiology services, and primary care services), treatment of patients, medical and surgical services, medical center, ambulatory surgical center (including sedation), hospital outpatient services, including without limitation laboratory services, oncology and radiation services, physical therapy, pharmacy service, behavioral health services, and any other legally permitted use would be of great addition to the community, and provide your company, your practice, and/or your brand more of a capacity to grow and expand within the highly affluent and professional neighborhoods within the Largo, Landover, Mitchellville, and Woodmore communities.


http://www.lenharttraffic.com/

http://www.cherylcorson.com/





Again, it is with a great amount of excitement and confidence that we submit our own comparative proposal and site analysis for your full consideration of our development site, and hope that we are fortunate enough to to DELIVER a complete development package of site activation plans, proven development experience, long-standing domestic and international relationships and partners, a solid financing plan, and an overall “walkable community” that will support the final medical office building and expansion of your business within the Largo, Landover, Mitchellville, and Woodmore communities. We challenge you to “Activate and Experience Something Different at COUNTY CENTER PRINCE GEORGE’S.” Sincerely,

Mr. LaRay J. Benton, President & CEO LJB Enterprises, LLC Development Team Lead (864) 357-4545 [email protected]







TABLE OF CONTENTS

SECTION 1.01 – SITE MASTER PLAN & GENERAL INFORMATION ...................................................... 11

PRINCE GEORGE’S COUNTY TENANT MOVING FROM UPPER MARLBORO TO LARGO/LANDOVER, MARYLAND ........................................................................................................................................................... 16 SITE OFFICE SUBMARKET MAP ..................................................................................................................... 17 LARGO TOWN CENTER SECTOR PLAN & SMA MAP ................................................................................ 18 PRINCE GEORGE’S COUNTY MAJOR EMPLOYERS ................................................................................. 19 SITE DEMOGRAPHIC INFORMATION ............................................................................................................ 20 DEVELOPMENT SITE TRAFFIC COUNTS...................................................................................................... 22 SECTION 1.02 - AMOUNT AND TYPE OF SPACE, LEASE TERM, AND OCCUPANCY DATE .......... 23

SITE BUILDINGS & FLOOR PLANS – Proposed Site Layout ....................................................................... 23 SITE BUILDINGS & FLOOR PLANS – Conceptual Building Elevations ...................................................... 24 SITE BUILDINGS & FLOOR PLANS – Proposed 120,000 SF Building Floor plans .................................. 26 SITE BUILDINGS & FLOOR PLANS – Proposed 350,000 SF Building Floor plans .................................. 28 SECTION 1.03 – AREA OF CONSIDERATION: ............................................................................................. 32

SECTION 1.04 – NEIGHBORHOOD, PARKING, LOCATION OF AMENITIES, AND PUBLIC

TRANSPORTATION ............................................................................................................................................ 32

SITE LOCATION & AMENITIES – On-site Amenities and within 5,280 wlf (1 mile radius) of the Building32 SITE LOCATION & AMENITIES - Vicinity Map ................................................................................................ 33 SITE LOCATION & AMENITIES - Location Map ............................................................................................. 34 SITE LOCATION & AMENITIES - Area Retail, Hotels and Restaurants ...................................................... 37 SITE LOCATION & AMENITIES - Amenities Aerial ........................................................................................ 38 SITE LOCATION & AMENITIES – Parking Plan .............................................................................................. 41 SITE LOCATION & AMENITIES - Public Transportation & the Transit Oriented Development (TOD) Node ................................................................................................................................................................................. 43 SITE LOCATION & AMENITIES – Existing Public Transit Stop Locations .................................................. 44 SITE LOCATION & AMENITIES – Complimentary On-site Shuttle Service ................................................ 46 SITE LOCATION & AMENITIES - Metro System Map .................................................................................... 47 SITE LOCATION & AMENITIES - Zoning Map & Definitions ......................................................................... 48 SITE LOCATION & AMENITIES - Federal Agency / GSA Criteria ................................................................ 51






SECTION 1.01 – SITE MASTER PLAN & GENERAL INFORMATION






PRINCE GEORGE’S COUNTY TENANT MOVING FROM UPPER MARLBORO TO LARGO/LANDOVER, MARYLAND The Prince George’s County Tenant has been buying up buildings and land in Largo, Maryland since 1991, and slowly moving Tenant agencies here from Upper Marlboro, the historic county seat. On Tuesday, April 12, 2016, Prince George's County Executive Rushern Baker announced the formal plan to bring County Offices to Largo at the 2016 'State of the Economy' Address. This move of Tenant further supports our vision of creating a new phased and renewable “DC-like” urban downtown Largo/Landover community, combining Medical, Office, Tenant, Entertainment, Retail, Restaurant, Hotel and Residential uses uniquely in a sprawling suburban environment. Conceptualized with a 4,000 seat Multi-purpose Arena, Hotel, Movie Theater, 210 residential units, and over 2 million square feet of niche commercial, retail, and office space across 66 luxurious acres, County Center Prince George’s will be the national model for smart growth and sustainable community service centered development. Press Release: http://myemail.constantcontact.com/PRESS-RELEASE--PRINCE-GEORGE-S-COUNTY--STRONG-IN-OPPORTUNITY.html?soid=1102605805945&aid=5MVokzY1gUs


http://myemail.constantcontact.com/PRESS-RELEASE--PRINCE-GEORGE-S-COUNTY--STRONG-IN-OPPORTUNITY.html?soid=1102605805945&aid=5MVokzY1gUs

http://myemail.constantcontact.com/PRESS-RELEASE--PRINCE-GEORGE-S-COUNTY--STRONG-IN-OPPORTUNITY.html?soid=1102605805945&aid=5MVokzY1gUs





SITE OFFICE SUBMARKET MAP






LARGO TOWN CENTER SECTOR PLAN & SMA MAP






PRINCE GEORGE’S COUNTY MAJOR EMPLOYERS

Employer # of Employees Product/Service

University of Maryland 17905 Higher Education

Joint Base Andrews Naval Air Facility Washington 13500 Military Installation

U.S. Internal Revenue Service 5539 Revenue collection & data processing

U.S. Census Bureau 4414 Demographic research & analysis

United Parcel Service (UPS) 4220 Mail & package delivery services

NASA Goddard Space Flight Center 3397 Space research

Giant Food 3000 Groceries

Verizon 2738 Telecommunications

Prince George's Community College 2638 Higher Education

Dimensions Healthcare System 2500 Medical Services

Marriott International 2430 Hotels & motels

Shoppers Food Warehouse 1975 Groceries

U.S. Department of Agriculture 1900 Agricultural Research

National Maritime Intelligence-Integration Office 1724 Maritime intelligence analysis

Safeway 1605 Groceries

Target 1400 Consumer goods

National Oceanic & Atmospheric Administration 1350 Weather analysis

Adelphi Laboratory Center 1300 Military Installation

Doctors Community Hospital 1300 Medical Services

MedStar Southern Maryland Hospital Center 1242 Medical Services

Walmart 1200 Consumer goods

Home Depot 1000 Home improvement products

Capital One 999 Banking services

McDonald's 968 Restaurants

Lowe's 925 Home improvement products

Honeywell Technology Solutions 900 Aerospace engineering services

C&S Wholesale General Services 887 Food products distribution

U.S. Food & Drug Administration 884 Food products distribution

U.S. National Archives & Records 779 Records Management

U.S. Department of Treasury - Financial Management Services 750 Administration of economic programs

SOURCE: Maryland Department of Business and Economic Development






SITE DEMOGRAPHIC INFORMATION






DEVELOPMENT SITE TRAFFIC COUNTS Our proposed site exhibits some of the highest traffic counts within the State of Maryland.






SECTION 1.02 - AMOUNT AND TYPE OF SPACE, LEASE TERM, AND OCCUPANCY DATE SITE BUILDINGS & FLOOR PLANS – PROPOSED SITE LAYOUT






SITE BUILDINGS & FLOOR PLANS – CONCEPTUAL BUILDING ELEVATIONS






SITE BUILDINGS & FLOOR PLANS – PROPOSED 120,000 SF BUILDING FLOOR PLANS






SITE BUILDINGS & FLOOR PLANS – PROPOSED 350,000 SF BUILDING FLOOR PLANS






SITE BUILDINGS & FLOOR PLANS – Design, Construction, & Delivery Schedule

Prince George’s County Tenant has assured the Developer that the County will assist us in expediting any and all applications, permits, reviews, and/or approvals in order to support our development time-line in our efforts to have an on-time delivery of March 2018. Although three and potentially four buildings would be under construction concurrently, the construction duration would be constrained by the largest structure, Buildings II and III. Assuming everything happens in a timely manner, this largest structure will be available for delivery and occupancy by March 2018. In order to meet the prescribed timeline, the following time constraints (presented here in no order of precedence) must be adhered to throughout the duration of the project:






SECTION 1.03 – AREA OF CONSIDERATION: The offered site is located in Prince George’s County at 9800 Landover Road, Landover, Maryland. SECTION 1.04 – NEIGHBORHOOD, PARKING, LOCATION OF AMENITIES, AND PUBLIC TRANSPORTATION

SITE LOCATION & AMENITIES – ON-SITE AMENITIES AND WITHIN 5,280 WLF (1 MILE RADIUS) OF THE BUILDING The Developer will provide a common secured bike rack within 100 feet of the Buildings entry/exit at the Developer’s expense. The Developer will provide adequate eating facilities, as well as fitness facilities with showers and lockers for men and women, within the immediate vicinity of the Buildings, but not exceeding 1,320 walkable linear feet (wlf) measured along accessibility compliant, paved pedestrian pathways from the main entrance of the offered building to the main entrance of the amenity, in sufficient size and number. The Developer agrees to provide additional employee services, including a variety of moderately priced fast-food and eat-in restaurants, coffee shops, retail shops, cleaners, and banks, located within 5,280 wlf (1 mile) measured along accessibility compliant, paved pedestrian pathways from the main entrance of the offered building to the main entrance of the amenity, in sufficient size and number. The Developer asserts that existing amenities such as 24 Hour Fitness, Golds Gym, Nordstrom Rack, Wegmans, Costco, JC Penney, Best Buy, Petco, Chipotle, Copper Canyon, PNC Bank, Prince George’s County Credit Union, Cleaners, Outback, Ruby Tuesdays, Jaspers, Chick-Fil-A, Subway, Golden Corral, TGI Fridays, Carolina Kitchen, the Double Tree Hotel by Hilton, Marriott Courtyard and Residence Inn Hotels, Holiday Inn Express, AMC Theaters, and 75+ other retailers and growing are within an approximate 1 mile radius of the proposed Buildings within Woodmore Medical District. Please see the images, tables, and web links below as evidence of these existing amenities. The Developer also intends to provide adequate surface parking for 8-10 Food Trucks (varying on a contracted 3-4 month rotational schedule), Pharmacy/Convenience Store, Cleaners, 24 Hour Fitness Facility, Bank, Infuse Restaurant, Cleaners, Woodmore One Barber Shop, Day Care services, Groceror, Bakery, Coffee Shop, Corporate Housing Facilities, 170+ Residential units, or other similar amenities, all on-site within 1,320 wlf measured along accessibility compliant, paved pedestrian pathways from the main entrance of the offered building to the main entrance of the amenity, in sufficient size and number, as determined by the LCO.






SITE LOCATION & AMENITIES - VICINITY MAP

Site is approximately 19 miles to Virginia; 8 miles to Washington, DC; and 20 miles to Bethesda, MD






SITE LOCATION & AMENITIES - LOCATION MAP Catalytic development like the newly announced Prince George’s Hospital, a teaching hospital to be constructed within 1 mile of the site is expected to spur economic development of retail, housing, hospitality and office for ancillary medical and educational uses. Many businesses will relocate to support the hospital, and the ancillary professionals, increasing demand for Class A medical/professional office, hospitality, retail and specialized services, which will significantly increase available amenities within the surrounding Landover, Largo, Mitchellville, and Woodmore Transit Oriented Development (TOD) corridor.

*Proximity to 9800 Landover Road, Landover, MD 20774

Woodmore Town Centre - 1,320 wlf Future Site - Prince George's County Hospital - 5,280 wlf

Largo Town Center - 4,488 wlf Potential Site - Federal Bureau of Investigation - 3,168 wlf

FedEx Field - 6,124 wlf Kettering/Largo Plaza - 7,920 wlf

Boulevard at the Capital Center - 4,224 wlf Kingdom Square Shopping Center - 12,672 wlf

Prince George's Community College - 9,504 wlf University of Maryland University College - 2,112 wlf

*Distances are approximate






SITE LOCATION & AMENITIES – Existing Woodmore Towne Centre & Balk Hill Village Neighborhood

There is an estimate of 3,285 existing households within 5,280 wlf of the offered development site. Also, an estimated 4,000+ multifamily and single home units will be emerging into the Landover/Largo market by 2020.






SITE LOCATION & AMENITIES – 210 Planned Residential Units at Mitchellville Manor

The Developer plans to build approximately 210 residential Townhouse units within an “DC-like” urban community called Mitchellville Manor, on a 25 acre parcel 1,320 wlf from the development site. NVR/Ryan Homes, Lennar, Haverford, Dan Ryan Homes, and Stanley Martin Homes are among the interested home builders.






SITE LOCATION & AMENITIES - AREA RETAIL, HOTELS AND RESTAURANTS Existing and Proposed Hotels and Restaurants within 1,320 wlf of 9800 Landover Road, Landover, MD 20774. Note: The existing amenities are too numerous to list and provide a numbered key as requested. In lieu of this requirement, the Developer has provided the following maps and tables identifying the close proximity of the various shopping center developments and/or retail amenities serving the area.






SITE LOCATION & AMENITIES - AMENITIES AERIAL Existing amenities such as 24 Hour Fitness, Nordstrom Rack, Wegmans, Costco, JC Penney, Best Buy, Petco, Chipotle, Noodles & Company, GAP, DSW, Golden Corral, TGI Fridays, LongHorn Steakhouse, AMC Theaters, Copper Canyon, Outback, Ruby Tuesdays, Jaspers, Chick-Fil-A, PNC Bank, Bank of America, Wells Fargo Bank and over 75 other retailers and growing are within a 5,280 wlf of 9800 Landover Road, Landover, MD 20774.

Woodmore Town Center (1,320 wlf): http://petrierichardson.com/portfolioDetailWoodmoreMore.html Boulevard at the Capital Center (4,224 wlf): http://www.shopcapcentre.com/


http://petrierichardson.com/portfolioDetailWoodmoreMore.html

http://www.shopcapcentre.com/





24 Hour Fitness Kona Hawaiian BBQ

Beauty Mart Message Envy

Best Buy Men's Warehouse

Big Frog Noodles & Co.

Carpet One Nordstrom Rack (COMING SOON)

Carter's Old Navy

Centre Cleaners Party City

Chipotle Petco

Copper Canyon Restaurant & Grill PNC Bank

Closet Envy Sleepy's Matress Warehouse

Costco Spa 1 Nails

Crown Royal Barbers Subway

Edible Arrangements Super Spa & Nails

Gallery Africa T-Mobile

Hook & Reel Seafood Restaurant (COMING SOON) Tailor

Hours Eyes of Optomitry The Hair Spa

Irie Café The UPS Store

JCPenny Ultimo Menswear

KBQ Wegman's

AMC Theatres H&R Block

Ashley Stewart hhgregg

Capital Nails Honeycomb Hideout

Carolina Kitchen Kay Jewelers

Chick-Fil-A Kobe Japanese Steak & Seafood

The Children's Place Lane Bryant

Chuck E. Cheese Last Stop

Claires Lefty's Bridal and Boutique

Cold Stone Creamery Lognhorn Steakhouse

Drake's Place - Salon & Barbershop M&T Bank

DSW Mattress Warehouse

Expressions Panda Express

Famous Dave's BBQ Silvestre Chicken

Foot Locker Sports Authority

Foot Action Sprint PCS

GameStop Think Wireless

Golden Corral TGI Fridays

Gold's Gym Zayne Hair

Woodmore Town Centre - 1,320 wlf

Boulevard at the Capital Center - 4,224 wlf

*Distances are approximate from the offered buildings






Jaspers Restaurant Courtyard by Marriott

Outback Steakhouse Residence Inn by Marriott

Ruby Tuesday Double Tree by Hilton (former Radisson Hotel)

Prince George's County Community Bank Holiday Inn Express

Shoppers Food Warehouse Maryland Speedy Tag & Title

Advance Auto Parts McDonald's

America's Best Contacts & Eyeglasses Metro PCS

America's Best Wings New Magic Nails

Applebee's Rainbow

Armed Forces Career Center Regency Furniture

Beauty Max Rite Aid Pharmacy

Bojangles Sally's Hair Braiding

Capital One Bank Salon Plaza

Dollar Tree Shoe City

Dress Barn Sprint PCS

GNC Subway

Golden Bowl Chinese Restaurant Sunoco Gas Station

Landover Dental SunTrust Bank

Largo Cleaners Taco Bell

Largo One Barber Shop Trend Setters

Little Ceasars Pizza U.S. Postal Service

Marshalls Wells Fargo Bank

BB&T Bank Ann's Nail Salon

Family Dentistry Bank of America

Five Below Beauty 4 U

Giant Food BP Gas Station

Iconz 4 Kidz Carrollton Insurance

Jackson Hewit Church King Buffet

Jenny Craig CVS Pharmacy

Ledo Pizza Dry Cleaners

Lowes Factory Carpet

M&T Bank Fresh Seafood Market

One Main Financial Jerry's Subs & Pizzas

PetSmart Lendmark Financial

Re/Max PAC-N-POST Plus

Starbucks Coffee Pizza Boli's

Subway Rally's Hair

Target Ross Dress For Less

XFINITY Staples

Z-Kabob WOW Wings

Inglewood Business & Restaurant Park - 1,320 wlf

Largo Town Center - 4,488 wlf

Kettering / Largo Plaza - 7,920 wlf

*Distances are approximate from the offered buildings






SITE LOCATION & AMENITIES – PARKING PLAN The Developer will provide a minimum of 1,500 parking spaces available on-site or immediately adjacent to the site that can be dedicated to the exclusive control and operation of the tenants during normal building hours. Developer understands and agrees that payment for this parking requirement will not be included within this Lease, but will be contracted separately by the tenant if “Reserved” parking is desired in large amounts. The Developer additionally agrees that the parking-to-square-foot ratio available on-site will be at least three (3) spaces for every 1,000 RSF of Space. The Developers parking plan for the site will be developed across three (3) key facets in order to optimize both parking and the available amenities on-site, 1) Food Truck Parking; 2) Surface Parking; and 3) Structured Parking Garage. Along the perimeter of the courtyard that will serve as centralized green space between each of the offered buildings, the Developer has designed in planned parking spaces to accommodate 8-10 Food Truck vendors onsite. These vendors will be contracted on a maximum 3-4 month rotating schedule, and will provide a continuous variety of quick-serve food amenities on-site, and within 1,320 wlf of each offered building. The Developer agrees to work with both the Tenant and the County in ensure that the planned location for these added amenities will not impede on-site vehicular or pedestrian traffic, nor will it pose any security threat pursuant to Tenant requirements and the Public Safety laws of Prince George’s County. The offered site layout has been designed to yield approximately 450+/- Surface Parking spaces in areas fronting MD-202 (Landover Road), along Ruby Lockhart Blvd, and surrounding each of the three (3) buildings on campus, as applicable. The Developer plans to build an on-site Parking Garage with a minimum of 1,500 parking spaces (2,000 parking spaces will be the site capacity design limit), that can be dedicated to the exclusive control and operation of the Tenant during normal building hours. The Developer will also design a raised covered connector between the Parking Garage and offered Building II as indicated on the site layout below.






SITE LOCATION & AMENITIES - PUBLIC TRANSPORTATION & THE TRANSIT ORIENTED DEVELOPMENT (TOD) NODE The property is well within the Largo Town Center transit oriented development (TOD) area, which houses both the Blue Line, which serves as a direct Metro station route into the central business district of Washington, DC, as well as the newly operating Silver Line, which extends to Tyson’s Corner, in Vienna Virginia. Additionally, the Largo Town Center Metrorail exits directly into the Inglewood Office Park, where several Prince George’s County Tenant offices are located. Seated less than 1 mile from Largo Town Center Metro Station, the site is already serviced by Prince George’s County TheBus system. Site is visibly fronting MD-202 and 0.5 mi from I-495 (Exit 17). Exterior Building Signage clearly visible from MD-202 & I-495. To increase the flow of potential consumers/patients to the site, the Developer will provide COMPLIMENTARY shuttle service looping from the development site to Largo Town Center Metro Station, Woodmore Town Centre, and the new Prince George’s County Regional Medical Center planned at Largo Town Center Metro Station. The traffic counts for the site include: St. Josephs Drive – 9,560 (NB) / 8,757 (SB) ADT (Average Daily Traffic Counts); MD-202 – 63,719 VPD (Vehicles per Day); I-495 (Capital Belt-way) - 184,301 VPD; Lottsford Road – 12,692 (EB) / 12,961 (WB) ADT. The developers are currently negotiating final lease terms with a regional national credit tenant to occupy the first of three (3) 100,000+SF Class A “medical” office buildings, which is scheduled for delivery in early 2018. County Center Prince George’s will be the national model for smart growth and sustainable development with over 2 million square feet (SF) of budding mixed-use development that is planned to include, 1) Woodmore Medical District with over 700,000 sf of medical office space; 2) a market rate residential district called Mitchellville Manor with a mixture of 170+ Townhouses & Duplexes; 3) Woodmore City Center will be a mixed-use business district primarily focused on providing offices and fully furnished Corporate Housing to support the influx of Federal Employees, Contractors, Physicians, Healthcare Staff, Medical Residents, and visiting Clinicians that will be residing into the area with opening of the new Prince George’s County Regional Medical Center. A 24hr Harris Teeter or Target Express; 24hr Urgent Care Clinic; Davita Dialysis Clinic; Kinder Mender Pediatric Clinic; 24hr Gas Station; a 24hr Pharmacy; and a “Members ONLY” Physician/Healthcare Professional Social Club/Lounge is all planned for this area; and lastly 4) Woodmore Entertainment District with Luxury Mixed-use Residential Apartments and Condos; 5,000 seat Multi-purpose Arena/Event Center; 8-12 Screen Movie Theater w/ separate 25+ seating area; Bowling Alley, Billiards, & Sports Bar; Cigar Lounge; Bus Boys & Poets w/ full performance stage (bring in weekly artist similar to the Howard Theater); Pin Stripes Restaurant; Zips Dry Cleaning; The Green Turtle; Cracker Barrel Restaurant; 24hr Waffle House or Denny’s; 24hr Gas Station (Wawa, 7-11, etc.); BonChon Korean Fried Chicken; PF Chang’s; and Phillip’s Seafood w/ Buffet Bar, are the range of mixed-use residential, office, and retail development ideas that are conceptually planned for this site. Visibly located just off of I-495, Exit 17, the development site is currently seated at the entryway (0.5 miles away) of the currently existing and budding Woodmore Town Centre development with Costo, Wegman’s, JC Penny, Best Buy, Carter’s, 24 Hour Fitness, Pet Smart, Chipotle, Copper Canyon Grill, Subway, and Noodles & Company all as national anchor tenants. Located less than 1 mile from FedEx Field, home of the Washington Redskins NFL football team. The offered site is also less than 1 mile from the newly proposed Regional Headquarters site for the U.S. Federal Bureau of Investigation (FBI) here in Prince George’s County, along MD-202. Lastly, the site is strategically located at the center of Prince George’s County and less than 1 mile from the epicenter of regional development and economic growth at the new Prince George’s County Regional Medical Center located at Largo Town Center Metro Station.






SITE LOCATION & AMENITIES – EXISTING PUBLIC TRANSIT STOP LOCATIONS Public transit services are available at the site through Prince George’s County The Bus Routes 21 & 28. Developer agrees to coordinate with TENANT and Prince George’s County to establish a dedicated on-site transit stop along The Bus Routes 21 and/or 28, as well as a detailed plan for the offered shuttle service(s) for both the Largo Town Center Metrorail Station and the TENANT headquarters routes. Please see Attachments 2 & 3 for the detail transit schedules and stop locations for The Bus Routes 21 & 28. Note: The offered development site is indicated on the following bus route maps by a RED star.






SITE LOCATION & AMENITIES – COMPLIMENTARY ON-SITE SHUTTLE SERVICE The Developer will operate a complimentary 20-passenger shuttle bus or larger, with wheel chair lift adhering to ADA requirements, which will loop between the offered TENANT site, Woodmore Town Centre, and the Largo Town Center Metrorail Station. At a minimum the Developer will provide for shuttle service on Monday through Friday, except federal holidays, between the hours of 5:45 am and 6:30 pm and that runs continuously throughout the day so as to ensure pick-up and drop-off at both the building and the Metrorail station at least every 15 minutes during morning peak hours (5:45 a.m. – 9:00 a.m.) and afternoon peak hours (3:00 p.m. – 6:30 p.m.) and every 30 minutes during non-peak hours (9:00 am – 3:00 pm). Developer agrees to coordinate with TENANT and Prince George’s County to establish the aforementioned shuttle routes upon issuance of the lease. Local Minority Small Business Capital City Limousine (www.capitalcitylimo.com ) is interested in being the contracted shuttle service provider. NOTE: The scheduled times posted represent ideal situations (limited traffic, etc.) and shuttle routes and schedules may be impacted without prior notice due to unforeseen events – including but not limited to major traffic delays, construction, accidents, weather, etc.


http://www.capitalcitylimo.com/





SITE LOCATION & AMENITIES - METRO SYSTEM MAP






SITE LOCATION & AMENITIES - ZONING MAP & DEFINITIONS Pursuant to the site is currently Zoned M-X-T (Mixed-use / Transportation Oriented) and approved for a variety of residential, commercial, and employment uses. This zoning mandates at least two out of the following three use categories: (1) Retail businesses; (2) Office/ Research/Industrial; and (3) Dwellings, hotel/motel, within a 24-hour functional environment. Another requirement for this zoning type is that the property must be located near a major intersection (i.e. I-495 and Landover Road (MD-202)) or major transit stop (i.e. Largo Town Center Metrorail Station), and will provide adequate transportation facilities for the anticipated traffic.






SITE LOCATION & AMENITIES - FEDERAL AGENCY / GSA CRITERIA Continued interest and focus on Prince George’s County, MD as a prime location for build-to-suit TOD opportunities has led the General Service Administration’s (GSA) announcement in August 2014 that two neighboring sites are finalists to be the future home of the Federal Bureau of Investigation (FBI). Should the FBI relocate to Prince George’s County, as is the expectation, there will be additional growth as the Landover, MD Metrorail TOD (proposed site at old Landover Mall location) experience agglomeration coinciding with the development of the Largo Town Center TOD.






SITE LOCATION & AMENITIES – Expressions of Interest to provide the required on-site amenities and the development of Sustainable Infrastructure across the entire development site. The following entities have either expressed keen interest, provided signed letters of interest (LOI), or have agreed to enter into a development agreement with the Developer to provide the following retail amenities and/or a GREEN sustainable energy infrastructure on-site:

Infuse Restaurant – interested in operating the on-site TENANT Café and provide separate eat-in restaurant services offering a variety of food options between the hours of 6am – 9pm weekly

Dunkin Doughnuts & Baskin Robbins Ice Cream - will provide a variety of coffee and bakery options

Woodmore One Barber Salon – will provide on-site professional grooming services to men and women.

24 Hour Fitness – interested in operating the on-site TENANT Fitness Facility and offer cooperate memberships.

Arby’s – interested in providing moderately priced fast-food options on-site

7-11 & Wawa - interested in providing gasoline, convenience items, coffee and bakery options on-site

Baskins Physical Therapy – interested in providing on-site physical therapy services

iBrush Family Dental – interested in providing pediatric and general dentistry services on-site

Capital City Limousine – interested in operating the on-site complimentary shuttle services to TENANT

Target Express – the Developer is seeking to bring a 24-hour Target Express retail store on-site

Marriott International – the Developer is seeking to bring a Marriott brand (or similar) hotel amenity on-site

Paragon Theaters - interested in developing an 8-12 screen movie and conferencing complex on-site

Constellation Energy / Exelon - interested in providing an integrated Sustainable Energy infrastructure throughout the site harnessing Solar Energy (i.e. solar panels, lights, benches, tables, way-finding, etc.) and providing leased Emergency Generator services to both TENANT and the other medical tenants on-site.


laray j. benton, president & ceo herman g. diebler, jr...

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