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CITY OF ROCKVILLE PLANNING DIVISION
STAFF REPORT
July 18, 2000
SUBJECT:
Detailed Application CPD2000-0004A
for Comprehensive Planned Development CPD1999-0004, Fallsgrove
Applicant: Fallsgrove Associates
c/o The Cox Companies
8381 Old Courthouse Road, #160
Vienna, VA
22182
Owner: Fallsgrove Associates
Date Filed: May 26, 2000
Location: A portion of the former Thomas Farm, near the corner of Shady
Grove Road and Darnestown Road, generally described as Phase I.
REQUEST:
The applicant seeks detailed (final) approval for infrastructure roads and two Stormwater Management (SWM) facilities associated with Phase I development. This application encompasses approximately 17.91 acres generally in the area of Shady Grove Road and Darnestown Road.
PREVIOUS RELATED ACTIONS:
· CPD99-0004, Concept Plan Application for Comprehensive Planned Development approved by the Mayor and Council, February 22, 2000.
ANALYSIS:
Background
On February 22, 2000, the Mayor and Council approved CPD99-0004, authorizing development on the former Thomas Farm site, now known as Fallsgrove. The approval authorized a total of 1,530 dwelling units, 150,000 square feet of commercial retail and 950,000 square feet of office/research and development space. A Comprehensive Planned Development is implemented through the approval of individual detailed applications for all or part of a development as required in Section 25-656 of the Zoning Ordinance. This the first in a series of detailed applications.
Property Description
Fallsgrove consists of approximately 254 acres bounded by Shady Grove Road, Darnestown Road, West Montgomery Avenue and Research Boulevard. The topography varies from rolling farmland on a majority of the site to an upland forest area near the intersection of Gude Drive and West Montgomery Avenue.
Proposal
The applicant requests detailed application approval for a portion of the infrastructure roads and two SWM ponds on a portion of the Fallsgrove site (attachment A). The infrastructure roads portion of the application includes the primary roads needed to accommodate future residential development detailed applications in an area generally described as Phase I of the development, or that portion adjacent to Shady Grove Road and Darnestown Road. Fallsgrove Boulevard, which will be adjacent to the proposed retail area, will access Shady Grove Road. Thomas Farm Way, the other major street portion of this application, will run from Darnestown Road to a point near the proposed village green and intersect with a portion of Fallsgrove Drive that is to be built as part of this application. Thomas Farm Way will run substantially parallel to the existing driveway, which is part of the bike trail network of the development. Bike paths and pedestrian paths, unless they are part of the subject road sections, are not part of this application. The road network is consistent with the approved Concept Plan.
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.
2. Submission, for approval by the Department of Public Works (DPW), of the following detailed plans, studies and computations:
a. SWM Concept Plan for BMP pre-treatment for all roadways must be approved. The partial SWM plan that was received on July 17, 2000 is still under review. The size and location of the water quality BMPs may be subsequently adjusted.
b. Submit detailed engineering plans and supporting computations for review and approval by DPW for the following items:
· Grade establishment plans· Storm drain and paving plans· Landscape and lighting plans· Water and sewer plans· Sediment and erosion control plans· SWM plans
c. Phasing Agreement for grading must be executed prior to first sediment control permit issuance for grading related to new construction.
d. The State must convey SWM ponds 2 and 3 to Rockville or provide maintenance easements to ensure the provision of long-term maintenance.
e. Post bonds and obtain all necessary permits from DPW.
f. Obtain permits from Maryland Department of the Environment, Army Corps of Engineers, Montgomery Soil Conservation District and Montgomery County Department of Permitting Services as needed.
g. No Public Works permits shall be issued that allow the creation of impervious area that drains to Pond 1 until the City and Montgomery County resolve the final location of Pond 1 and the transportation improvements in the 3.4 acre dedication area. Grading permits for this area may be withheld until the detailed application for Pond 1 is approved.
h. Access to Ponds 2 and 3 should be from local streets.
i. Any other changes as noted on Planning Commission Exhibit A.
3. A 25-foot stream buffer encroachment will be allowed for a SWM BMP, as outlined on Planning Commission Exhibit A, provided the applicant amends the approved Buffer Averaging Plan to show compliance with on-site afforestation requirements. The 25-foot encroachment shall include the limit of disturbance for the area.
4. Submission for the approval of the Chief of Planning, of 11 copies of a Landscape Plan that is revised according to Planning Commission Exhibit B.
5. All street names must be established and approved by the Planning Commission as outlined in Section 25-742(b)(7) of the Zoning Ordinance. No record plats will be accepted until street names are established by the Planning Commission.
TRANSPORTATION
A traffic study was done as part of the Concept Plan approval, and this application is in compliance with the approved Concept Plan. Mitigation of the traffic impacts were required as part of the Concept Plan. Mitigation measures include the construction of improvements to 12 intersections, construction of a transit center, payment of $1.6 million for Transportation Demand Management (TDM) measures, and construction of on-site roads.
Parking
There will be parking on the major streets of this application, as approved by the Concept Plan. The spaces on public streets will not be marked, nor will they be counted as required parking for any application. As part of the Concept Plan approval, the City will retain the right to remove this parking if it is deemed necessary.
Pedestrian Access and Bicycle Paths
All required sidewalks are shown, as well as sections of bicycle paths in proposed rights-of-way that are part of the approved Concept Plan. The sections of sidewalks and bicycle paths are consistent with the approved Concept Plan. Additional bike paths will be shown in subsequent detailed applications.
Transit
Although the Concept Plan shows a multi-modal transit stop as part of the retail center, there are no transit issues related to this application. Bus stops and shelters will be shown in future detailed applications to ensure the most effective placements of he facilities.
STORMWATER MANAGEMENT
Two SWM ponds, which are located near the intersection of Darnestown Road and West Montgomery Avenue, are proposed. The ponds are located in the general locations shown in the approved Natural Resources Inventory (NRI) and the approved Concept Plan. These facilities are being upgraded to meet the States new Stormwater Management criteria. It should be noted that approximately 950 linear feet of proposed roadway is located in the drainage area of Pond 1. This area represents all of the proposed Madison Creek Drive. Pond 1 is not included in this application since the design of the intersection improvement at Shady Grove Road and Darnestown Road has not been finalized. Although there is general agreement between Montgomery County Department of Public Works and Transportation (MCDPW&T), the City and the Applicant, Public Works permits for roads that drain to Pond 1 may not be approved until the detailed application for Pond 1 is approved.
LANDSCAPING
Forest/Tree Preservation
See condition number four (4).
Equipment Screening
No equipment is proposed with this application.
STAFF COMMENTS
This application is consistent with the approved Concept Plan, and staff recommends approval subject to the conditions listed earlier.
NOTIFICATION
Notices were sent to approximately 1,650 residences, businesses and association presidents. Some of the subdivisions include, but were not limited to, Glenora Hills, Rockshire, the Willows, Carter Hill, Watts Branch Meadows, Cambridge Heights, Ivy Woods and Flintledge Estates.
APPROVAL LIMITATIONS
Section 25-193(d) of the Zoning Ordinance requires that construction or operation must commence within two (2) years of the date of this decision or application approval shall expire. However, if the applicant can show just cause, a maximum of two (2) timeline extensions may be granted by the Planning Commission, each not to exceed one year. It must be noted that a time extension is not a vested right and sufficient detail and justification will be required in order for the Planning Commission to consider granting an extension.
CONCLUSION
Staff believes that this application is consistent with the approved Concept Plan approved by the Mayor and Council for this area of Fallsgrove. As a result, staff recommends approval of Detailed Application CPD2000-0004A for infrastructure roads and two SWM ponds, with the conditions noted above.
Attachments