Avalon at Twinbrook

Benefits

Revitalization

The property, a 50,235 square foot, office/flex industrial building completed in 1967, has been leased to the General Services Administration (“GSA”) and occupied by the Federal Drug Administration (“FDA”) since its completion. The lease expires in May, 2009, and the GSA does not intend to renew as the FDA is consolidating all operations at White Oak in eastern Montgomery County.

The existing improvements at 12720 Twinbrook Parkway are antiquated office/ flex industrial buildings that have been used as lab space and offices for the duration of the GSA lease. The space needs complete demolition of the interiors and updating of all building systems to be competitive in today’s office/flex market. However, the market rents attainable after rehabilitation, would not justify that additional investment. The buildings are at the end of their useful lives, and given the location adjacent to a Metro station, do not represent the highest and best use of the land or even good urban planning for Rockville and its investment in the Metro system.

Avalon at Twinbrook Station will remake this under-used, outdated office complex into a vibrant, quality residential community at a scale that complements the neighborhood as it transitions to the much higher densities at the recently approved Twinbrook Station development. Careful consideration will take place to ensure that the design of Avalon at Twinbrook Station will be compatible in style and scale with the surrounding homes while providing the residential neighborhood a buffer from the existing and planned commercial buildings.

Beautification

If the City permits, AvalonBay Communities, Inc., has proposed to reforest and/or professionally landscape the city-owned 50-foot buffer fronting Halpine Road, including the provision of sitting areas. Currently overgrown and unusable, this land could be used as an attractive neighborhood park in the future.

Conservation

Benefiting from its close proximity to the Metro, Avalon at Twinbrook Station residents can make owning/using a car less of a necessity. That way they can live “greener” lives that help to protect our environment.

Traffic Impact

As noted above, Avalon at Twinbrook Station is in easy walking distance of the Twinbrook Metro Station and well served by bus routes. As we have at many of our transit-oriented communities, Avalon at Twinbrook Station is proposing to offer on-site Flex-Car arrangements for both our residents and our neighbors to further encourage Metro and reduced automobile use.

Limited Impact on Schools

In our experience, AvalonBay Communities do not generate large number of school children. We average less than 3% school-age children at comparable Avalon Communities in this region. When this ratio is applied to our planned density, Avalon at Twinbrook Station should generate fewer than 8 children.