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Armory Square: Old Middle School Site Development

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1. Who is the developer for the project?

The developer is Armory Square LLC. The development team has a proven, successful record in Calvert County. They are local, and they are experienced in creating economically viable, attractive commercial properties throughout Maryland.

2. What’s planned for the property?

• The property is only about 12 acres – very limited for commercial development which must also include parking, stormwater management, green space and landscaping. The developer has designed a multi-use development that incorporates some of the Charette recommendations from 2013 that include:
  • Walkable network of streets, a connection to a wide variety of housing within a five-minute walk, a range of retail options, detailed central public space (“pocket park”) and an entertainment/hospitality option, with extensive landscaping.
  • No tenant lists are available at this time.

3. Can you tell me what type of commercial development will take place – residential, restaurants, big box, medical, gas station, etc.?

• During the 60-day study period, the developer will determine the highest and best use for the property based on current market trends.
• The county will determine what is allowed onsite based on current zoning of the property.
• The county will not speculate about what will ultimately go on the property.
• We are encouraging the developer to locate a medical building on the property to bring additional medical specialty services to citizens.

4. How much square feet of development will fit there?

• Conservatively, a total of 125,000 square feet multi-use is estimated.

5. What is the economic impact of the project?

• Conservatively, a total of 125,000 square feet is estimated.
• Approximately 450 new jobs
• Estimated $325,000 annually in taxes

6. When will construction start and when will it finish?

The development will occur after the study period is complete.

7. Who are the principals of Generation Properties and Westmoreland Partners?

• Generation Properties is a commercial property management and development company formed when Eric Bailey, principal & sole proprietor, and Charles “Rick” Bailey, Jr., advisor, having previously run the commercial division of Marrick Properties. Generation Properties continues to manage the commercial properties previously developed during their time at Marrick Properties in addition to providing third-party property management and construction services to other developers. Generation Properties continues to develop and construct new commercial properties in Southern Maryland.
•  Westmoreland Partners is a privately-held retail real estate investment company formed by shopping center development and leasing veterans Howard Biel and Drew Gorman, who continues to direct the Mid-Atlantic and Northeast business activities of ECHO Realty, based in Washington, D.C. Prior to joining ECHO Realty, both Dr. Biel and Mr. Gorman, were Senior Managing Directors at Faison. As Faison, Westmoreland principals focused much of their attention upon development projects in Southern Maryland: Calvert County, St. Mary’s County, Charles County and Prince George’s County.

8. Who can I speak with about the project?

Kelly Robertson-Slagle, Director, Calvert County Department of Economic Development. Additional information may be found by visiting the developers’ website, www..thearmorysquare.com or by calling 301-842-6014.

9. Why doesn’t the county develop the project on its own?

The Board of County Commissioners may not legally develop commercial land.

10. Why was this property sold?

The prior 2010 Comprehensive Plan and current Comprehensive Plan calls for economic development in all town centers. The property will be sold to encourage economic development in the Prince Frederick Town Center.

11. Why wasn’t it advertised for sale?

As referenced by the Calvert County Code of Public Laws § 6-104 - Contracts for sale of real property. [1985, ch. 715, § 2]., notwithstanding any provisions of law to the contrary, the county may grant and convey any county interest in real property other than by formal bidding procedures if the Commissioners determine that it is in the best interest of the county to do so, provided that:

1. The consideration for the transfer is not less than the highest of two independent appraisals, and
2. The Commissioners set out on the record the reasons for their determination.
3. Before conveying any property interest under this section, the Commissioners shall publish a notice describing the property and the sale for at least two consecutive weeks in at least two county newspapers.

The board approved the purchase and sale agreement as presented based on the following: (1) the project will add approximately 125,500 square feet of new commercial space, (2) create 450 new jobs, (3) increase commercial tax revenue (4) allow for acquisition of strategically located land for the previously planned county bus transfer station.

12. How was the price determined?

The price was determined by taking the highest of two independent appraisals as called for by public law.

13. When was the old Calvert middle school torn down?

The building was in a state of disrepair and demolished in 2012.

14. What zoning changes are required?

None. The proposed multi-use development does not require any text amendments or new zoning regulations.

15. Do you expect opposition to this development?

As with any public decision we do anticipate opposition to the decision to sell the property. However, while the county owns the property, the property is not generating tax revenue that can ultimately be used for other services such as public safety, education, etc.

16. There’s already a lot of commercial development taking place in Prince Frederick; how will this project tie into or take away from that development?

This project will complement other commercial projects in Prince Frederick by offering a space for multi-use to thrive, creating foot traffic for other businesses in the Prince Frederick Town Center, and offering another location in the county to procure services instead of going outside the county to obtain similar services.

17. How will this project be undertaken while the Prince Frederick Town Center Zoning Ordinance is still being developed?

An update to the Prince Frederick Town Center Zoning Ordinance does not stop development in the Prince Frederick Town Center. Businesses can still obtain site plan approvals under current zoning regulations if they desire. Based on the anticipated size of the project, it can be developed under current regulations.

18. How will this project affect traffic and transportation?

The developer will be required to conduct an independent traffic analysis for the project and make any required changes identified by that study.

19. How will public transportation fit in with the bus transfer station?

The property acquired by the county will serve as a transfer station for Calvert County Public Transportation and will serve bus routes already served by Calvert County’s public transportation system.

20. Will the Armory Building be part of the project? If not, what will happen to that?

No. At this time, no decision on the future of the old Armory building has been determined. The County will retain ownership.

21. Why wasn’t an RFP required to solicit input from other developers?

• Notwithstanding any provisions of law to the contrary, the county may grant and convey any county interest in real property other than by formal bidding procedures if the Commissioners determine that it is in the best interest of the county to do so, provided that:

1. The consideration for the transfer is not less than the highest of two independent appraisals, and,
2. The Commissioners set out on the record the reasons for their determination.
3. Before conveying any property interest under this section, the Commissioners shall publish a notice describing the property and the sale for at least two consecutive weeks in at least two county newspapers.

• The board approved the purchase and sale agreement as presented based on the following: (1) the project will add approximately 125,500 square feet of new commercial space, (2) create 450 new jobs, (3) increase commercial tax revenue (4) allow for acquisition of strategically located land for the previously planned county bus transfer station.

22. What is an Exclusive Negotiating Rights Agreement?

• Allows developers the ability to solicit proposals for a defined area or district.
• Establishes a negotiation period and prevents both parties from making any similar deals with the other parties for a specified period.
• Establishes procedures and standards for the negotiation of the terms for the development of the land.
• Shows that the developer has represented its willingness and ability to undertake certain studies, plans and other activities necessary to define the scope of a development and determine the feasibility of such development on a particular site.