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Home > Government > Boards and Commissions > Planning Commission > 1999 > Staff Reports > CPD99-002T
City of Rockville Planning Commission

CITY OF ROCKVILLE PLANNING DIVISION

STAFF REPORT

June 10, 1999

SUBJECT:

Detailed Application for Comprehensive

Planned Development CPD99-002T

Applicant: King Farm Associates

8330 Boone Blvd.

Vienna, VA 22182

Date Filed: March 31, 1999

Property Location: South of Redland Road, west of Frederick Road

 

REQUEST:

The applicant seeks Detailed Stage (final) approval to allow development of 296 dwelling units and the accompanying streets. The application includes 77 single-family detached dwelling units and 153 attached townhouse dwelling units. In addition, as part of this application there are 66 Moderately priced Dwelling Units (MPDUs) within 6 multi-family "manor house" buildings (11 per unit). The multi-family buildings that contain these MPDUs are located to the extreme east of the 27.38 acres that comprise this development application. The aforementioned multi-family manor house units are only allowed within this land bay as part of the moderately priced dwelling unit requirement.

 

PREVIOUS RELATED ACTIONS:

· CPD95-0002, Concept Plan Application for Comprehensive Planned Development approved by the Mayor and Council, July 8, 1996.

· CPD96-002A through CDP99-002R, 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, to show the following:

a. Wrap-around porches on all single-family detached units that are corner lots, as per the approved Design Guidelines, unless waived by the Town Architect.

    1. Use of combined wheelchair ramps at all intersections where possible.

    2. Adjustment of corner truncations as directed by Department of Public Works (DPW).

    3. Deletion of various on-street parking as directed by DPW.

    4. Adjustment to storm drain layout as directed by DPW.

f. Adjustment of street tree, fire hydrant and street light locations for safety reasons as directed by Public Works.

  1. Submission, for approval by the Department of Public Works (DPW), of the following detailed plans, studies and computations:

    1. 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.

    2. Stormwater management (SWM), Best Management Practices (BMP) and stream buffer design including landscaping, computations and easement locations. NOTE: All stream valley BMPs (Phases IA, IB and IIA) must be installed prior to 20% of the building permits being issued.

    3. Sediment control plans for all disturbed areas.

    4. 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.

    5. 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.

f. All information that is required as part of Planning Commission Exhibit B, Concept Utility Plan.

  1. That all plans are coordinated and consistent-including BMP, sediment control, forest conservation, storm drain and paving, site plan and landscape plan.

  2. 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.

  3. Department of Public Works refuse collection service will occur only from public streets; no refuse collection service will be provided from alleys.

  4. No building permits will be issued beyond 924,000 GPD sewage capacity of the Rockville Trunk Sewer, until the capacity has been increased.

  5. Watkins Pond must be converted to a functioning SWM facility when construction is completed and area stabilized for those phases for which detailed applications have been approved by December 1999.

  6. 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.

  7. 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.

  8. Submission, for approval by the Chief of Planning, of eleven (11) copies of a detailed landscape plan, according to Planning Commission Exhibit C, to show the following:

    1. Addition of trees to front and rear lawns of building lots, as required by Subdivision Ordinance Section 25-748.

 

ANALYSIS:

Background

In July of 1996, the Mayor and Council approved Concept Plan Application CPD95-0002, thereby 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 27.38 acres of vacant land, and is south of Redland Road west of Frederick Road. The units that are proposed for this application are 77 single-family dwellings, 153 attached townhouse dwellings, and the aforementioned 66 multi-family MPDUs. Of the 77 single family detached dwelling units, 44 are directly across from and adjacent to the approximately 12­acre park/school site. This park/school site was approved by the Planning Commission via CPD96-002B, and subsequently dedicated to the City of Rockville.

The multi-family units are to the extreme east of the development. The layout of these multi-family units are such that they are adjacent to previously approved Detailed Applications, which were approved for multi-family apartments. The addition of multi-family manor house units to this application provides a mix of unit types for the MPDU requirement.

The townhouse units are spread throughout the development, but are typically found adjacent to Redland Rd, continuing toward the middle of this development. In addition, there are smaller townhouse units adjacent to the multi-family manor houses.

All of the units, save for two corner lot exceptions, will have access from alleys to the rear of the property. This is a common occurrence for the King Farm development. The following lots are the exception to the rear alley access:

· Lot 5 of block K - corner lot with no rear access.

· Lot 1 of block U - corner lot facing Pleasant Drive

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 construction 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 Subdivison 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 foor the manor houses and off-site parallel parking spaces on private roads.

 

STAFF COMMENTS

Most of the suggested changes and corrections indicated are of a technical nature. Some points that need to be addressed, however, are related to the Design Guidelines. There are numerous single-family units on corners that do not have "wrap-around" porches as outlined in the approved Design Guidelines. These units include:

· Lot 5, block K

· Lots 1 and 6, block U

· Lots 18 and 21, block T

· Lots 1 and 8, block S

· Lots 1 and 20, block L

· Lot 7, block GG

· Lots 1 and 20, block Q

Staff believes that the applicant should investigate adding a porch, wrap-around or other, to the above referenced units. If porches are impractical for these corner units, staff recommends that some other design element should be utilized at the corners. Adherence to the Design Guidelines is important for the character and "urban feel" of this development. It should be noted that the Town Architect does have the ability to waive elements of the Design Guidelines.

 

NOTIFICATION

Notices were sent to 250 residences.

 

CONCLUSION

The 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 CPD99-002T for 153 townhouses, 77 single-family dwelling units and the 66 multi-family (manor house) MPDUs with the conditions noted above.