CITY OF ROCKVILLE PLANNING DIVISION
STAFF REPORT AND RECOMMENDATION
May 17, 2000
FINAL RECORD PLAT:King Farm: Irvington Centre Street Dedication of King Farm Blvd.
APPLICATION NUMBER: PLT99-0162; Plat Twenty
APPLICANT:
King Farm Associates, LLC
15345 Shady Grove Road
Rockville,
MD 20850
DATE FILED: March 2, 1999
DESCRIPTION OF PROPERTY:
Size: PLT99-0162: 0.9896 AC
Location: Irvington Centre (see Location Map)
Zone: O-3 (with CPD95-0002 overlay)
Present Use: Vacant
PREVIOUS RELATED ACTION: The Planning Commission and the Mayor and Council reviewed and approved Comprehensive Planned Development Application CPD95-0002.
REQUEST: Approval of street dedication to be conveyed to the City. The plat is subject to terms as outlined on Approved Concept Plan CPD95-0002. The plat notes that these parcels are to be dedicated to the City of Rockville.
STAFF COMMENTS: This plat was submitted by the applicant to fulfill a required condition of approval for Concept Plan application CPD95-0002. After a full staff review, and meetings with the Maryland Mass Transit Administration (MTA), it has been determined that the dedication is sufficient to accommodate the future transitway. Within the King Farm the transitway runs within the center median of King Farm Boulevard in its entirety. This particular plat is the part of King Farm Boulevard where it terminates at I-270, and the transitway turns north and runs off of the King Farm property.
It must be noted that as a condition of approval for this plat, a document outlining deed restrictions for the property adjacent and directly adjoining this plat area must be presented to the City Attorney for approval. The restriction will be in the form of a Building Restriction Line. This restriction will be required to facilitate a minimum setback of five feet from the edge of the transitway. It has been determined that the plat as presented could potentially bring the transitway to the edge of the adjacent property line. Staff is requiring restrictions on the adjoining property to promote sufficient setback area for safety and engineering concerns. In addition, the area where the radius of the transitway begins, continuing along the I-270 frontage, will be referenced as "denied access" as outlined on Attachment "1".
It is worthy of note at this point that this alignment is the most sensitive to the future development of Irvington Centre and the properties north of King Farm. The Corridor Cities transitway alignment, prepared by Parson's Brinkerhoff for the MTA, established a 1,500-foot radius for the transitway that practically bisected the Irvington Centre property and severely impacted other properties in the area. After consultation with the MTA it was agreed that a reduced radius was more appropriate for urban development patterns such as on King Farm.
STAFF RECOMMENDATION: Approval, subject to conditions noted below:
1. That the Plat be revised to make modifications/additions as identified on Planning Commission Exhibit "A" (in Planning Division file).
2. That the final corrected Plat be submitted in an appropriate electronic format as specified in section 25-782(c), (d) and (e) of the Rockville Ordinance.
3. That prior to issuance of permits for development on the property covered by the plats, bonds be posted and permits obtained for all public improvements identified in Section 25-730 of the Subdivision Regulations from the Department of Public Works, in accordance with the Variance of Subdivision Regulations granted by the Planning Commission on February 12, 1997.
4. That a document of Deed Restrictions, or similar legal instrument, be submitted for approval by the City Attorney, for the adjacent and adjoining Irvington Centre property, that specifically outlines either a building restriction line or setback area of a minimum of five feet to facilitate the transitway curve alignment of PLT99-0162.
Attachments