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

CITY OF ROCKVILLE PLANNING DIVISION

STAFF REPORT

June 18, 1999

SUBJECT:

Detailed Application for Comprehensive Planned Development CPD99-002U,

King Farm Village Center

Applicant: King Farm Associates

8330 Boone Boulevard, Suite 460

Vienna, Virginia 22182

Date Filed: April 14, 1999

Property Location: Bailey’s Commons North neighborhood of King Farm (North side of Redland Boulevard and south side of future King Farm Boulevard, between Grand Champion and Reserve Champion Drives)

REQUEST:

The applicant seeks Detailed Stage (final) approval for the construction of the King Farm Village Center, including 122,486 square feet of retail and restaurant space, 10,950 square feet of storage and 200 multifamily dwelling units within the King Farm Comprehensive Planned Development (CPD).

PREVIOUS RELATED ACTION:

 STAFF RECOMMENDATION:

 Approval, subject to the following conditions:

  1. Submission, for the approval of the Chief of Planning, of eleven (11) copies of the site plan, revised according to Planning Commission Exhibit A, to show the following:

    1. Addition of bicycle parking facilities on site;
    2. Removal or relocation of indicated parking spaces located within 20 feet of property boundary along Pleasant Drive; and
    3. Decrease radius of exit driveway from grocery parking lot, acceptable to the Director of Public Works.

  1. Submission, for the approval of the Chief of Planning, of eleven (11) copies of the landscape plan, revised according to Planning Commission Exhibit B, to show the following:

    1. Changes in landscape planting choices and planting details as recommended by the City Forester.

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

    1. Storm drainage study with computations and drainage area map to include private surface easements;

      2. Stormwater management (SWM) and Best Management Practices (BMP) design including landscaping, computations and easement locations;

    2. Sediment control plans for all disturbed areas;
    3. Geotechnical report including recommendations for construction of all improvements. Report must be submitted no later than the first submission of detailed engineering review by the Department of Public Works;
    4. Site plan including existing (rough graded) and proposed contours, and proposed improvements. The grading plans must be submitted at the time of Inspection Services permit application for building construction.
    5. All detailed engineering plans must be on 24" x 36" mylars, at 1"=30' scale.

That all plans be coordinated and consistent - including BMP, sediment control, forest conservation, storm drainage and paving, site plans and landscape plans.

  1. No building permits will be issued beyond the 924,000 GPD sewage capacity of the Rockville Watts Branch Trunk Sewer until the capacity is increased.
  2. All sediment control must be provided on site and shall not rely on Watkins Pond.
  3. All signage must be reviewed by the Sign Review Board and returned to the Planning Commission for approval. Sign permits must be obtained from the Inspection Services Division.
  4. That all electrical transformers be placed underground.
  5. That a 22 percent reduction in required parking is hereby granted per Section 25-648 of the Zoning Ordinance.
  6. That bonds be posted and permits obtained from the Department of Public Works, WSSC, MDE and MDSHA as necessary.

ANALYSIS

Background

In July 1996, the Mayor and Council approved Concept Plan Application CPD95-0002, authorizing development of the 440-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 property is in the O-3, Restricted Office Zone, where a Comprehensive Planned Development is a voluntary optional method of development.

Property Description

This phase of the development is to be located on approximately 14.99 acres of land along the north side of Redland Boulevard between Grand Champion and Reserve Champion Drives, with the future King Farm Boulevard on the north. To the north of the property across the future King Farm Boulevard, multifamily units and institutional use are planned. To the east of the property, across the future Grand Champion Drive, is the multifamily development to be constructed by Pritzker Residential Group. To the south of the property across Redland Boulevard is Section 1C, which includes single family attached units and open space. To the west of the property will be multifamily and single family attached development covered by a recently-filed detailed application.

Proposal

The applicant is proposing to construct the King Farm Village Center, which will be the central focal pedestrian-oriented and gathering place, as well as the primary retail concentration, in King Farm. The Village Center covers two blocks, and includes a small village green functioning as civic open space adjacent to the future transit stop at King Farm Boulevard and Pleasant Drive. The retail space is located in small buildings fronting the adjacent streets and totals 122,486 square feet of space including a 53,160 square feet grocery store, a 6,356 square feet bank, and 62,920 square feet of general retail space, of which a maximum of 8,725 square feet may be constructed as restaurant space. Three of the retail buildings include a total of 47 two-story rental units above, emphasizing the traditional town planning concepts embodied by the plan. The remainder of the site includes three-story residential condominium structures totalling 153 units adjacent to the adjoining streets. In accordance with the Design Guideline package adopted at the time of approval of the King Farm Concept Plan, buildings are to be located adjacent to street rights-of-way, thereby providing visual interest for pedestrians as they walk along the streets. In addition, the buildings serve as screens for parking facilities, which are located on the interior of the sites. Extensive pedestrian travelways are also located internal to the blocks, and significant landscaping is provided. Vehicular access to the commercial parking areas will be found at various locations along Redland Boulevard and Pleasant Drive, while vehicle access to the residential parking spaces will be from Grand Champion and Reserve Champion Drives. There are no Moderately Priced Dwelling Units (MPDUs) planned for the Village Center.

Urban and Architectural Design

The architectural design of the buildings reinforces the small town traditional site layout of the village center and surrounding neighborhoods. The buildings adhere to the King Farm Design Guidelines approved for the village center, including fronting on adjacent streets, as most buildings will be located close to the pedestrian sidewalks. Parking lots are hidden behind the buildings to the rear. Small towers and cupolas emphasize the corners of the retail buildings. Entrances to the buildings will be primarily from the street, with the exception of the grocery store and a small portion of the retail buildings. Clearly defined pedestrian connections are maintained throughout in both internal and on street sidewalk areas. Staff notes that, according to the Resolution of Approval, the Design Guidelines are to be administered by the King Farm Homeowners Association, currently being controlled by King Farm Associates as the overall developer. The Town Architect has approved a waiver to the Design Guidelines, with justification, regarding a slight reduction to the front setback for multifamily buildings that have been incorporated into the final design.

Forest/Tree Preservation and Landscaping

Forest and tree preservation is covered by the approved Forest Conservation Plan for the entire site; however no conservation areas are located on this site. On-site landscaping has been provided, as required in the Design Guidelines, around the buildings, in proposed green spaces and throughout surface parking areas. Clearly the landscaping has been designed to complement the design of the buildings. Staff notes that the small planting islands in the grocery store parking lot do not meet minimum size requirements for planting islands, but supports their inclusion as a method of increasing tree canopy in the parking lot. The design far exceeds the minimum parking lot landscaping requirements. Staff has recommended a condition of approval that landscape species choices for these planters and other areas be changed as recommended by the City Forester.

Stormwater Management

The applicant is providing stormwater management according to the requirements approved in the Concept Stormwater Management Plan for the King Farm development. Water quality will be provided through the use of five below-grade sand filters and a stormceptor. Stormwater quantity will be handled in Watkins Pond as part of King Farm’s drainage area. The concept stormwater management plan for this site has been approved by the Department of Public Works.

Transportation and Parking

Transportation improvement plans for all sections of King Farm were approved as part of the Concept Plan, including on and off-site improvements tied to the phases of development. A significant on-site improvement for Phase II is the installation of a traffic signal at Frederick Road and King Farm Boulevard. The developer of King Farm, in conjunction with the City, has been pursuing this installation with the State Highway Administration. It is recognized that when the street is opened, the signal will contribute greatly to pedestrian and vehicle safety at the intersection regardless of whether warrants are met. Identified off-site improvements for this phase of King Farm relate primarily to improving access to the Shady Grove Metro station east of Frederick Road. Although these improvements are not recommended at this time, it is recognized that they will be required as Detailed applications for the remainder of this phase of development are approved.

The design utilizes the established grid system of streets, although the applicant proposes a new median break on King Farm Boulevard to accommodate the delivery truck movements to the grocery store. On-site parking is to be provided through a combination of surface spaces, on street spaces and garage and tandem spaces. The commercial and residential parking areas in each block will be physically separated by a landscape wall and fence (see attachment), with gateways to allow pedestrian passage. The commercial portion of the village center, with its grocery store, restaurants, bank and general retail, generates a maximum parking requirement of 655 spaces. This figure assumes a maximum amount of restaurant floor area of 8,725 square feet, applies the office parking ratio for the bank, as is City practice, and utilizes the parking rate for grocery stores (1 space per 200 square feet of sales floor area and one space per two employees). The applicant has requested a parking reduction of 30 percent, which is the maximum permitted for non-residential uses in Comprehensive Planned Developments by Section 25-648(8) of the Zoning Ordinance. Staff notes that, based on the amount of parking required and proposed, a reduction of only 22 percent is necessary to accommodate the proposal. Per the Zoning Ordinance, a parking reduction is possible if a major point of pedestrian access into the buildings is within a 1500 feet walking distance of a transit station shown on the applicable Plan. A transit station is shown adjacent to the Village Green on King Farm Boulevard, and all entrances to non-residential structures are located within this radius.

According to the King Farm Concept Plan approved by the Mayor and Council, multi-family housing parking requirements are set at 1.7 parking spaces per apartment unit, regardless of the number of bedrooms, while normal requirements for multifamily units are based on the number of bedrooms. With 200 units proposed, 340 spaces are required; the applicant is proposing 391 spaces. This includes 107 garage spaces, 107 tandem spaces, 136 off street surface spaces and 41 on street spaces. These spaces will be provided in separated surface parking facilities and with tandem spaces underneath the condominium buildings. The Concept Plan approval allows for the counting of these spaces toward the parking requirement. The residential portion of each block in the Village Center meets the requirement individually.

Notification

Over 300 notification postcards were sent to all King Farm residents, in addition to adjacent property owners. Notification postcards were sent to the presidents of the Woodley Gardens and College Gardens Civic Associations.

CONCLUSION

Staff supports this application for the King Farm Village Center. The plan, both functionally and visually, addresses the goals of the approved Concept Plan as well as most of the Design Guidelines for the King Farm. Approval of Detailed Application (CPD99-002U) is recommended, subject to the conditions of approval shown on pages two and three.

 

Attachments

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