Detailed
Application for Comprehensive Planned
Development CPD99-002V
Applicant:
Charles Covell - Bozzuto Homes
6401
Golden Triangle Drive, Suite 200
Greenbelt,
MD 20770
Date Filed: May 17, 1999
Property Location: North of Redland Road, east of Gaither Road
REQUEST:
The applicant seeks Detailed Stage (final) approval to allow development of
137 dwelling units and the accompanying streets. The application includes
47 attached townhouse dwelling units and 90 condominium units, 30 in each
of three buildings. Of the aforementioned 90-unit multi-family total, there
are six Moderately Priced Dwelling Units (MPDUs). There are two of these MPDUs
per multi-family building.
PREVIOUS RELATED ACTIONS:
·
CPD95-0002, Concept Plan Application for Comprehensive Planned Development
approved by the Mayor and Council, July 8, 1996.
·
CPD96-002A through CDP99-002T, Detailed Plan Applications for Comprehensive
Planned Development for Phases I, II, and III of the King Farm development.
All were approved by the Planning Commission.
STAFF RECOMMENDATION:
Approval
is recommended, subject to the following conditions:
1. Submission,
for approval by the Chief of Planning, of eleven (11) copies of the site plan,
revised according to Planning Commission Exhibit A, including, but not limited,
to the following:
a. Use
of combined wheelchair ramps at all intersections where possible.
b.
Adjustment to storm drain layout as directed by DPW.
c. Adjustment
of street tree, fire hydrant and street light locations for safety reasons
as directed by Public Works.
d. Location
of street trees 15 feet from existing light poles.
e. Adjustment
of corner truncations as directed by Public Works.
2.
Submission, for approval by the Department of Public Works (DPW), of the following
detailed plans, studies and computations:
a. Storm
drain and paving plans for public and private roads, including grade establishment
as appropriate, street lighting and landscaping. Storm drain study with computations
and drainage area map to include private surface easements.
b. Stormwater
management (SWM)/Best Management Practices (BMP) computations and easement
locations.
c.
Sediment control plans for all disturbed areas. Watkins Pond shall not be
used to provide sediment control.
d. Site
plan including existing (rough graded) proposed contours, proposed improvements,
(roads, houses, etc.). These grading plans must be submitted at the time of
the Inspection Services permit application for house construction and prior
to issuance of single-family dwelling unit permits.
e. All
detailed engineering plans must be on 24" x 36" mylars and be at
a 1"=30' scale. All public improvements to be submitted on City base
sheets.
3.
That all plans are coordinated and consistent -
including BMP, sediment control, forest conservation, storm drain and paving,
site plan and landscape plan.
4.
Submission of WSSC plans with the first submission of storm drain and paving
plans. Where known, show final WSSC easements on plats. Obtain permission
as required from WSSC for all encroachments in WSSC easements, and submit
to City.
5.
No refuse collection service will be provided from alleys. The city shall
provide refuse service for all single-family dwellings. The city will not
provide refuse service to the multi-family dwellings.
6.
No building permits will be issued beyond 924,000 GPD sewage capacity of the
Rockville Trunk Sewer, until the capacity has been increased.
7.
Submission, for the approval of the Planning Commission, of a record plat
application including all required easements and maintenance agreements, as
well as dedication of property to the City of Rockville, including various
open space sites. Lots requiring sewer ejector pumps should be disclosed on
record plat.
8.
Bonds must be posted and permits obtained from the Department of Public Works,
WSSC, Transco, MDE, U.S. Army Corps of Engineers, and MDSHA as necessary.
9.
Submission, for approval by the Chief of Planning, of eleven (11) copies of
a detailed landscape plan to show the following:
a. Addition
of trees to front and rear lawns of the townhouse building lots, as required
by Subdivision Ordinance Section 25-748. b. Plan revisions
to address comments provided to the applicant by the City Forester.
10.
Submission, for the approval of the Director of Community Planning and Development
Services prior to the issuance of building permits, of a Sales Offering agreement
to provide MPDUs.
11.
Turn restrictions at Reserve Champion Drive and Lawson Way if required by
the Director of DPW.
12.
The final plans must be signed to indicate approval of the Town Architect.
ANALYSIS:
Background
In July
of 1996, the Mayor and Council approved Concept Plan Application CPD95-0002,
authorizing development of the 430-acre King Farm as a major mixed-use development
containing up to 3.2 million square feet of office space, 3,200 housing units
and 125,000 square feet of neighborhood retail space. The tract is in the
O-3, Restricted Office Zone, where a Comprehensive Planned Development is
a voluntary optional method of development.
Property Description
and Proposal
The
subject property is located on 6.75 acres of vacant land, and is north of
Redland Road and east of Gaither Road. The units that are proposed for this
application are 47 attached townhouse dwellings and 90 multi-family condominium
units. Of this total, there are 30 units in each of three buildings.
The
multi-family units are clustered together at the north end of the development,
and provide a mix of parking. Each one of the buildings has seven individual
garages within the building. In addition, there are a number of "tandem"
space garage units within the parking lot. A tandem space is a double-length
parking space that allows for parking of automobiles directly behind each
other. A tandem space is typically two-car parking for an individual unit
owner. A number of the individual garage parking associated with the multi-family
units are arranged in a tandem layout. The rest of the parking is provided
by surface parking adjacent to the buildings, as well as on-street parking.
All of the on-street parking is provided on private streets.
The
townhouse units are in the southern part of the development, and are primarily
adjacent to Redland Road, continuing toward the middle of this development.
The entire site is bisected by Lawson Way, which runs from Reserve Champion
Drive through to Gaither Road. Lawson Way is the main gateway road through
this section, and runs adjacent to a fountain/green space amenity for the
project.
All
of the townhouse units will have access from alleys to the rear of the properties.
This is a common occurrence for the King Farm development. Parking for the
townhouse is provided within double rear-loaded garages, as well as parking
on the private streets. In addition, four-foot wide sidewalks will be provided
along all public and private street frontages.
Forest/Tree Preservation and Landscaping
The
applicant will be required to address all of the Forester's concerns before
building permits are issued. The landscape plan must be adjusted to add trees
to the plan in the front and rear yard as required by the previously mentioned
Subdivision Ordinance.
Transportation
As
noted during the discussion of the Concept Plan, construction of all on-site
streets and related sidewalks and landscaping shall be the responsibility
of the applicant. No "off-site" transportation improvements are
included or required for this application. All of the streets shown on this
application will be built as part of this submittal, including the alleys
that service the dwelling units.
As
per the Concept plan, parking for the units will be provided by on-site garages,
attached garages, driveways, surface lots and off-site parallel parking spaces
on private roads.
NOTIFICATION
Notices
were sent to 250 residences in King Farm, and the Woodley Gardens and College
Gardens Civic Associations.
CONCLUSION
Staff
believes that this application is consistent with the approved Concept Plan
approved by the Mayor and Council for this area of the King Farm. As a result,
staff recommends approval of Detailed Application CPD99-002V for 47 townhouses
and 90 multi-family units in accordance with the conditions noted above.
