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CITY OF ROCKVILLE PLANNING DIVISION
STAFF REPORT
June 11, 1999
SUBJECT
Text Amendment Application TXT99-0174
Applicant: Patricia Harris,
Esq.
Wilkes, Artis,
Hedrick & Lane
3 Bethesda Metro Center
Bethesda,
MD 20814-6301
Date Filed: February 17, 1999
Public Hearing Date: July 19, 1999
Planning Commission Review: June 17, 1999
REQUEST
To amend the Zoning Ordinance to add an Optional Method of Development in the I-3, General Industrial Zone.
BACKGROUND
The proposed text amendment was jointly filed by the owners of six properties in the Danac Industrial Park. This area is bounded by I-270, Shady Grove Road, Gaither Road, and the King Farm. This 54-acre area contains a number of buildings such as Kodak and Hewlett-Packard that were developed under the current I-3 Zone standards. Five of the buildings are in single ownership, and the Kodak building is separately owned. While the properties are all currently developed with office use, the buildings are not built to their maximum FAR potential. The current FAR on the site is approximately 0.23, well below the permitted 0.5. Redevelopment under the current standards would continue to require large setbacks from the property lines, which tends to cluster buildings at the interior of parcels. To encourage pedestrian and transit use, the applicant is proposing modified development standards and densities.
THE PROPOSAL
The proposed amendment provides for an optional method of development in the I-3 Zone. The purpose of the amendment is to provide alternative development standards in the zone under certain conditions to allow transit and pedestrian orientation in future redevelopment. The application of the alternative standards would be permitted under certain conditions, as defined in the Ordinance. These may include, but not be limited to, proximity to properties developed under the Comprehensive Planned Development (CPD) standards, or location adjacent to transit service. The applicant has requested that minimum area for application of this new optional method be 40 acres, which is consistent with the current requirement of a CPD to be a minimum of 40 acres. In addition, the applicant has recommended that a property of any size be allowed to use the Optional Method of Development if it is immediately adjacent to an approved CPD development.
The properties owned by the applicants are immediately adjacent to the King Farm, and will form the front entrance to that development from Shady Grove Road. Also, the transitway will continue from the King Farm north across several of these properties prior to crossing I-270. The new development standards will provide the opportunity for this area to be developed in a manner similar to the King Farm development, and an expanded mix of uses will make this area more compatible with the adjacent development. The I-3 Optional Method is intended for those sites where the surrounding area has experienced a significant amount of redevelopment and change, such as the King Farm.
The proposed optional method of development includes extensive review of the proposed design and transportation issues associated with increased density. The review is accomplished by a two-stage development process, similar to the existing CPD approval process. This will allow review by the Mayor and Council of the overall site development plan, and analysis and approval of the more detailed site development plans by the Planning Commission.
The applicant has provided a list of benefits which to the City which would result from this text amendment, including:
Specific sections of the proposal are detailed below:
Purpose - The Optional Method is intended for sites where the surrounding area has experienced a significant amount of redevelopment and change with the purpose of encouraging comprehensive redevelopment in a manner more consistent with the existing and future surrounding development. Its purpose is to encourage the development or redevelopment of significantly sized sites for office, retail, restaurant and hotel uses in close proximity to planned or programmed transit stations.
Applicability - This optional method procedure would be available to property which is a minimum size of 40 acres and is adjacent to a Comprehensive Planned Development, or alternately, it can be of a smaller size if it is located immediately adjacent to a CPD. In addition, the regulations require a portion of the property to be located adjacent to an interstate highway and within 1,500 feet of a planned or programmed transit station.
Uses - Under this optional method, the possible uses allowed in a development or redevelopment would be expanded to permit such uses as retail, restaurant and hotel uses, and multifamily dwellings. These uses would be reviewed for compatibility as part of a Preliminary Development Plan (PDP) approval process.
Development Standards -
Floor Area Ratio (FAR) - The overall FAR for all lots approved under a PDP shall not exceed 0.75. This is the same density permitted in the CPD special development procedure. Within the PDP, individual lots may exceed this FAR and be developed up to a 1.0 FAR; however, the overall density could not exceed the 0.75. Maximum density permitted in the I-3 Zone is 0.50 according to current I-3 development standards. In the optional method approval, residential units can be included, but they are not counted toward the FAR cap. This is the same methodology used in the Twinbrook Metro Performance District and the Town Center Planning Area to encourage mixed-use projects, including residential, near public transportation.
Setbacks - The setbacks required within the PDP would vary depending on whether right-of-way, residential or commercial land is abutting. The setbacks range from 100 feet for all structures abutting residential land, to none required for structures adjacent to nonresidential land. Twenty-five foot setbacks would be required when the project abuts a public right-of-way. Internal setbacks would be reviewed during the PDP approval process.
Parking Requirements - Under the proposed text amendment provisions, the applicant will have the authority to request a parking reduction of up to 30 percent for nonresidential uses. This reduction may be granted by the Planning Commission based upon factors including pedestrian accessibility, proximity to transit stations, and transportation management programs.
Landscaping - The proposed text amendment includes a provision for the Planning Commission to waive the general I-3 landscaping and screening requirements in connection with its review and approval of the optional method application. No minimum green area requirement is included, and staff recommends that this be added to the text amendment proposal.
Additional Considerations - Under the provisions of the proposal, several additional requirements are imposed upon developments that use the optional method. These include an urban design review, application of the Standard Traffic Methodology, and provision of a system of public pedestrian ways linking the development with nearby transit facilities.
Attachments D-G show existing conditions on the site, the considerations that influence the text amendment proposal, a redevelopment plan, and a redevelopment perspective. These show the potential development in relation to the King Farm.
STAFF RECOMMENDATION
Staff recommends approval of the proposed text amendment, with the addition of a 30% minimum green area requirement for projects developed under the I-3 Optional Method. Also staff recommends that the height limitation for the Optional Method be increased by five feet to 125 feet, to match the CPD height limitation.
ANALYSIS
Staff finds that this text amendment is appropriate for the properties owned by the applicants. The property is located adjacent to I-270, in close proximity to I-370, and it forms the gateway to the King Farm development. Both Choke Cherry Road and Gaither Road bisect or skirt the site, and these roads are two important portals into the King Farm. The transitway alignment is proposed to cross the site. Based on all of these considerations, a more pedestrian and transit oriented type of development is sensible.
The existing I-3 Zone standards promote a type of development that is not transit accessible. Large setbacks are required from property lines and buildings are generally surrounded by at- grade parking lots. The existing pattern of development on the site is indicative of the type of development that can be built under the I-3 zoning standards. It does not promote pedestrian or transit use of the area because buildings are oriented toward automotive accessibility rather than pedestrian accessibility. In addition, it is necessary to go off-site for basic necessities such as to pick-up food for lunch or to do other errands. Also, traditional I-3 Zone development does not provide amenities such as civic spaces or public amenities.
By encouraging a more compact form of development adjacent to CPD uses, compatibility with the neighboring projects can be encouraged, including continuity of pathways and general circulation between adjacent properties. By reviewing the development on a holistic rather than piecemeal basis, it is possible to include amenities that enrich the environment by making it more attractive and pleasant to use for people, rather than cars. The design and orientation of the buildings can make transit service more effective, and can enhance the ease of pedestrian movement within and through the area.
In order to understand the proposed standards, staff has prepared a chart comparing the existing I-3 Zone standards with the proposed optional method standards and the CPD standards (see attached). Staff has worked closely with the applicant in reviewing and developing these standards, and finds them to be acceptable for creation of development that will be compatible with other surrounding developments.
Increasing allowable density in an area where the I-3 Optional Method is applied may be perceived as causing additional traffic. However, the modification of the setback standards, provision of transit, mix of uses, and design review should result in lower trip generation. As always, any PDP development proposal will be subject to application of the Standard Traffic Methodology. If traffic impacts are projected, the applicant will be required to mitigate the impacts through contributions to transportation improvements and/or implementation of a Transportation Demand Management program
NOTIFICATION
Notice of the date for the public hearing for this application was sent to all current residents of the King Farm, King Farm Associates, and owners of I-3 Zoned property in the Shady Grove area. A copy of the notification is attached.