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CITY OF ROCKVILLE PLANNING DIVISION
STAFF REPORT AND RECOMMENDATION
June 23, 1999
FINAL RECORD PLAT: King Farm: Irvington Centre Street Dedication of King
Farm Blvd.
APPLICATION NUMBER: PLT99-0162;
Plat Twenty
APPLICANT: King Farm Associates, LLC
15345 Shady Grove Road
Rockville, MD 20850
DATE FILED: March 2, 1999
DESCRIPTION OF PROPERTY:
Size: PLT99-0162: 0.9896 AC
Location: Irvington Centre (see Location Map)
Zone: O-3 (with CPD95-0002 overlay)
Present Use: Vacant
PREVIOUS RELATED ACTION: The Planning Commission reviewed and approved
Comprehensive Planned Development Application CPD95-0002.
REQUEST: Approval of street dedication to be conveyed to the City. The
plat is subject to terms as outlined on Approved Concept Plan CPD95-0002. The
plat notes that these parcels are to be dedicated to the City of Rockville.
STAFF COMMENTS: This plat was submitted by the applicant to fulfill a
required condition of approval for Concept Plan application CPD95-0002. After
a full staff review, and a meeting with the Maryland Mass Transit Administration
(MTA), it has been determined that the dedication is sufficient to meet a
required 300-foot radius of the future Transitway. However, a further dedication,
as outlined on Attachment "1", will be required to facilitate a
minimum setback of five feet from the edge of the transitway. To facilitate
the above referneced request, the "Building Restriction Line" (BRL)
that is shown on the plat must become the property line since a BRL can only
be applied to the property being platted.
In addition, the area where the radius of the transitway begins, continuing
along the I-270 frontage, must be referenced as "denied access"
as outlined on Attachment "1".
It is worthy of note at this point that this alignment is the most sensitive
to the future development of Irvington Centre and the properties north of
King Farm. The Corridor Cities transitway alignment, prepared by Parson's
Brinkerhoff for the MTA, established a 1,500-foot radius for the transitway,
practically bisecting the Irvington Centre property and severely impacted
other properties in the area. After consultation with the MTA it was agreed
that a reduced radius was more appropriate for urban development patterns
such as on King Farm.
Furthermore, there is an additional area oulined on Attachment "1"
that must be dedicated as well. This referenced area is located on the southererly
edge of the plat, adjacent to I-270. The
curve of this area has been modified to facilitate future access to King Farm
Blvd.
STAFF RECOMMENDATION: Approval, subject to conditions noted below:
1. That the Plat be revised to make modifications/additions as identified
on Planning Commission Exhibit "A" (in Planning Division file).
3. That prior to issuance of of building permits for development on the property
covered by the plats, bonds be posted and permits obtained for all public
improvements identified in Section 25-730 of the Subdivision Regulations from
the Department of Public Works, in accordance with the Variance of Subdivision
Regulations granted by the Planning Commission on February 12, 1997.
Attachments