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City of Rockville
August 26, 1999
FROM: Planning Staff
SUBJECT: Comprehensive Planned Development Concept Plan CPD99-0004, Fallsgrove
Worksession
The first worksession on September 1, 1999 will focus on the Forest Stand Delineation and Natural Resources Inventory, and how the proposal has addressed the Environmental Guidelines. Several worksessions likely will be required on the Fallsgrove concept plan. Background information on the Master Plan recommendations and annexation agreement pertaining to the property is also provided to aid the Commission in its future deliberations on the application.
The Proposal
Fallsgrove Associates, a development company formed by four separate and distinct builders, has applied for the development of the Thomas Farm. The Fallsgrove site encompasses 256.65 acres, and is being proposed for development under the Comprehensive Plan Development (CPD) special development procedure. At the time of this memo, the application is for 1,650-1,800 dwelling units, including a mix of attached townhomes, detached single-family homes and multi-family residences, broken down in the following manner:
Residential dwelling units:
Single family detached 275-300 units (17%)
Single family attached 460-500 units (28%)
Multi family 915-1000 units (55%)
Total 1650-1800 units
Total residential land use area: 117.4 acres (approx.)
The developer has also proposed that the number of units be allowed to be shifted between development areas, provided that the total number of units on the Concept Plan for any envelope will not be exceeded by more than 25 percent. In addition, the developer has stated that the combined total of single-family detached and single-family attached units may not exceed 800 units, and the total amount of multi-family units may not exceed 1000 units. As part of the application, 12.5% of the total amount of dwelling units will be designated as Moderately Priced Dwelling Units (MPDUs). The specific location of the MPDUs, which will be either single family attached or multi-family units, will be determined at the Detailed Application stage of the development process.
In terms of non-residential development, the plan calls for 850,000 square feet of office and 150,000 square feet of neighborhood convenience retail. Ancillary ground floor retail, as is commonly found in office development, is proposed as an option above and beyond the 150,000 square foot retail area. The following site information is provided in the Concept Plan:
Approximate non-residential land area:
Retail 10.8 acres (+/-)
Office Use
32.9 acres (+/-)
Total 43.7 acres
Approximate land area to be dedicated:
Park/school site to the City of Rockville 12 acres
Open space to the City of Rockville 67.45 acres, + or -
R.O.W. for Master Plan Streets To be Determined
R.O.W. for other streets To be Determined
The roadway network of the development will be a mix of public and privately maintained streets, alleys and roadways. Parking on private roadways will count towards the required parking for the development.
Master Plan Recommendations
Prior to its annexation into the City of Rockville, the Thomas Farm property was in the Shady Grove Study Area of the Gaithersburg Vicinity Master Plan, which was adopted in July 1990. The Plan designated the Thomas Farm as part of the Research and Development Village that would support the nearby Life Sciences Center. That Plan recommended a maximum of 2 million square feet of office space for research and development uses, 950 residential dwelling units, and a 100,000 square feet neighborhood retail center. The mix of residential unit types as envisioned to be approximately 20 to 30 percent single family detached units, 30 to 35 percent single family attached units and 40 to 50 percent multifamily units.
This land use mix was approved by the County Council during its deliberations on the Master Plan. The Council's approved land use mix included more research and development floor area (plus 1 million square feet) and less residential density (reduction of 500 units) than had been included in the plans previously recommended by the Park and Planning Commission staff, Planning Board and the County Executive. Although the Planning Board and County Executive recommendations had received extensive evaluation and modeling, the County Council chose to maximize the office component so that the plan related to the Life Sciences Center across Shady Grove Road from the property. In addition, the Shady Grove plan designated the Thomas Farm as a receiving area for the County's Transfer of Development Rights (TDR) program, and stated that residential densities would be achievable through participation in the TDR program. The County Master Plan also envisioned a direct connection between the existing terminus of West Gude Drive at West Montgomery Avenue, and Shady Grove Road at Medical Center Way as a four lane divided arterial highway within a 150 foot right-of-way.
In the 1993 City Master Plan, the Thomas Farm is recommended for Comprehensive Planned Development, although the property is located in the R-S (Suburban Residential) Zone. A text amendment was approved to allow the CPD process to be applied to any property for which it was recommended in the Master Plan. The proposed land uses and their locations in the City Master Plan mirror those recommendations of the Shady Grove Master Plan without specifying a development yield on the property. The office areas would be located on the northern portions of the property and along Shady Grove Road, while the residential portion would be along the southern portion of the property. Residential development is envisioned to have an average density of 6 dwelling units per acre. Lower density research and development areas of .30 FAR are indicated along Shady Grove Road. The location of the 100,000 square feet neighborhood commercial center would be determined by a development application. The Master Plan envisioned a direct connection, via a Business District street, from West Gude Drive across the property to Shady Grove Road, which functioned as a land use boundary between the office and residential development areas.
Annexation
Agreement
The Thomas Farm property was annexed into the City on October 11, 1993, and included an annexation agreement between the City and the property owner at the time, Katherine G. Thomas. The annexation placed the property in the R-S Zone, which is the equivalent of the County's R-200 Zone that previously applied to the property. The County Master Plan had recommended that the property remain in the R-200 Zone until the sectional map amendment was adopted. The agreement included a special assessment for improvements to Research Boulevard and Gude Drive that benefited the property. In return for the assessment amount of $350,000, the City agreed that a total of 610,000 square feet of office development could be constructed in the Research Boulevard portion of the property without further traffic mitigation contributions. The City agreed to pay for any additional off-site improvements required for development of the Research Boulevard properties, other than improvements to Gude Drive and Research Boulevard abutting or adjacent to the subject property.
Environmental Background and Issues
The purpose of the Natural Resources Inventory (NRI) is to delineate the environmental features of the site in advance or early in the review process to allow for the protection of these features and result in an environmentally sensitive site design. A primary component of the NRI is the Forest Stand Delineation (FSD), which is required by the City's Forest and Tree Preservation Ordinance (FTPO). The NRI also includes, among others, delineation of streams and floodplains and their associated buffers, wetlands, stream quality, topography, threatened and endangered species, existing wildlife and cultural resources. Fallsgrove Associates have prepared an NRI for the property in accordance with the Environmental Guidelines, and agreed to meet the intent of the Guidelines through the design of the project.
The FSD identified significant forest stands along the eastern side of the property, stream valleys and the corner of West Montgomery Avenue and Shady Grove Road. According to the FTPO, property in the R-S Zone must include 20 percent of the land area in forest cover, either through retention or reforestation. At the urging of the City, the upland forest near the intersection of West Montgomery Avenue and West Gude Drive will be preserved, in addition to those forest stands located within the stream buffer areas. Any utility or trail construction in these areas should minimize impacts on the treed areas. The Final Forest Conservation Plan (FCP) will identify areas of conservation, afforestation and reforestation for the property. The Preliminary FCP indicates that all of these requirements may be met on site, provided forest impacts from utilities, trail and stormwater management facilities construction are limited.
The three streams on the property, tributaries of Watts Branch, require a minimum 125 foot stream buffer. The required buffers for wetlands are also shown. By adhering to the stream buffers, the applicant has been able to design the project around the resulting open space areas. These will be a defining feature of the project. Other environmentally sensitive aspects of the site design include minimal stream crossings, retention of existing topography and preservation of significant views along the tree-lined driveway. The applicant has also agreed to perform a one-year baseline environmental monitoring program, including stream and well monitoring, that will evaluate the existing conditions, the impact of construction and the effectiveness of stormwater management Best Management Practices (BMPs). A Phase II environmental assessment will identify the presence of herbicides, pesticides and other toxic substances in the soil and groundwater.
Additional Environmental Considerations
There are some unknowns that could impact the environmental features of the site, including the ultimate alignment of Gude Drive and the ultimate location of stormwater management facilities. In addition, the applicant has requested that an area of stream valley buffer be subject to buffer averaging, in that a comparable area of land outside the stream buffer would be preserved in exchange for allowing encroachment into a buffer area. This area has been requested in the northern portion of the site between Research Boulevard and West Montgomery Avenue in order to allow a more developable land bay. In addition, an area of potential prior converted cropland near the intersection of Darnestown Road and Shady Grove Road is awaiting final determination as such, which could result in a mitigation requirement.
The NRI has not yet been approved, and staff is waiting for a resubmission to evaluate the recommended revisions. The Historic District Commission has requested additional information to evaluate the significance of the structures on the site. The proposed buffer averaging areas and mitigation have not been agreed upon. Additional outstanding issues are the Baseline Environmental Monitoring Protocols and the Phase II Environmental Site Assessment. Staff will be encouraging the applicant to incorporate impervious surface reductions into the site design.
/rjw
Attachments
2. Concept Plan Land Use