CITY OF ROCKVILLE PLANNING DIVISION

STAFF REPORT

February 1, 2000

SUBJECT:

Amendment of Detailed Application for Comprehensive

Planned Development CPD99-002T

Applicant:
King Farm Associates
8330 Boone Blvd.
Vienna, VA 22182

Date Filed: December 12, 1999

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

New Case Number: CPD99-002T1

REQUEST:

The applicant seeks to amend approved (final) Detailed Application CPD99-002T, which allowed development of 296 dwelling units and the accompanying streets. The approved application includes 77 single-family detached dwelling units and 153 attached townhouse dwelling units. In addition, 66 moderately priced dwelling units (MPDUs) within 6 multi-family "manor house" buildings (11 per unit) were approved. 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.

It is these MPDUs within the manor houses that are the subject of the request, and this amendment is limited solely to the blocks that contain the approved manor houses. The applicant wishes to increase the number of MPDUs from 66 to 93, with the changes taking the form of the MPDUs being placed in different unit types within the same location of the development as the previous request (Planning Commission Exhibit "A"). The MPDUs will now be a mixture of attached townhouses and amended manor house buildings, which are similar in architecture to the recently approved CPD99-002V Craftstar multi-family buildings. There will now be 78 multi-family manor house condominium units and 15 townhouse units. The applicant has indicated that a change in the design of the manor house buildings is necessary due to development constraints. The amended blocks are:

It must be noted that Block FF will also have 26 market rate townhouse units.

PREVIOUS RELATED ACTIONS:

STAFF RECOMMENDATION:

The approval of the manor house type MPDUs with the original application was based on the transition they provided between the multi-family apartment dwellings and surrounding single-family unit types, the convenient location of shopping and the location of various transit options. Although the previous manor house concept was of a smaller architectural scale with a less-dense residential feel, Staff finds the current manor house building submittal acceptable, and recommends approval. The building size continues to provide an acceptable and desirable transition between the single-family homes and the larger, market rate apartments directly to the east. Another factor in the approval of this request is that this new building design provides an opportunity to provide all of the required parking for the units on each site, without relying as heavily on on-street parking. An additional reason for recommending approval of this request is the significant architectural features that are being provided for these buildings.

The increase in the number of MPDUs is acceptable as well. This is an appropriate area for the MPDUs as related above, and the mix of unit types at the block level is desirable in keeping with the neo-traditional aspects of the neighborhood as outlined in the Concept Plan. The applicant has stated that it was always the intention to have 93 MPDUs in this location, and it was that number that they understood from the original application. Staff had understood the application to contain 66 MPDUs during its review, and communicated this to the Planning Commission during the original review process through the Staff Report.

In addition to the above, the following conditions shall apply:

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 property subject to the original approval of CPD99-002T is located on 27.38 acres of vacant land, and is south of Redland Road west of Frederick Road. The units that are approved for this location 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 12-acre 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 proposed amendment modifies 3 blocks that originally contained 66 manor house MPDUs, and 57 townhouses. Attachments 2 and 3 show the three previously approved blocks that are affected by this application. As a result, these blocks will contain 41 townhouses (15 MPDUs) and 78 manor house apartment units, all of which are MPDUs. The total number of MPDUs associated with this amended application represent 31 percent of the total number of approved residential units associated with this Detailed Application. A summary of King Farm approvals that has been revised to show amended totals (if this application is approved) is attached (Attachment 11).

Concerns have been raised during testimony on previous Detailed Applications about the concentration of MPDUs in certain areas of the King Farm. The resolution of approval requires neither dispersal nor concentration of MPDUs. The Detailed Applications are required to be in substantial conformance with the Concept Plan, and this application is consistent with the Concept Plan’s guidance on MPDUs.

The multi-family units are to the extreme east of the development. The layouts of these multi-family units are such that they are adjacent to previously approved Detailed Applications, which were approved for multi-family apartments.

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

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:

In addition, four-foot wide sidewalks will be provided along all public and private street frontages.

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 for the manor houses and off-site parallel parking spaces on private roads. The number of parking spaces provided exceeds the minimum requirements of the Zoning Ordinance. In addition, the parking spaces are conveniently located for the proposed residences.

STAFF COMMENTS

Most of the suggested changes and corrections indicated are of a technical nature, and are addressed by the conditions of the previous approval. 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, and will have input on the design and architecture for the new multi-family buildings.

NOTIFICATION

Notices were sent to approximately 300 residences.

CONCLUSION

The staff believes that this application is consistent with the Concept Plan, as well as with granted flexibility in unit types as approved by the Mayor and Council for this area of the King Farm. As a result, Staff recommends approval of Detailed Application CPD99-002T1, amendment to approved Detailed Application CPD99-002T. This amendment is limited to the area consisting of the approved multi-family manor houses, and encompasses a change in design and architecture, as well as an increase from the approved 66 MPDUs to 93. Seventy-eight of the MPDUs will be in multi-family manor house condominium buildings and 15 in townhouse units on two of the affected blocks.

Attachments