Bradford s Landing Preliminary Plan 120170060 Abandonment AB753 & AB754 1
Overview Staff recommends Approval of Preliminary Plan 120170060 with revised conditions and Adoption of the Resolution. 244 lots for 222 TH and 22 SF including 15% MPDUs Staff recommends granting the abandonment AB753 and AB754 for portions of Bradford Road, Norbeck Avenue and Coolidge Avenue. 2
Overview 1) Site Location 2) Process & Proposal 3) Required Findings 4) Community Concerns 5) Recommendation and revised conditions 3
1) Site Location ICC Greenbriar at Norbeck Crossing East Norbeck Local Park N Leisure World 4
1) Site Location & Zoning East Norbeck Local Park N Leisure World 5
1) Site Description 28.74 gross acres N Greenbriar at Norbeck Crossing ICC 6
Overview 1) Site Location 2) Process & Proposal 3) Required Findings 4) Community Concerns 5) Recommendation and revised conditions 7
2) Process & Proposal a) Concept Plan (optional, completed Spring 2016) b) Preliminary Plan (required, current stage) Road Abandonments c) Site Plan (required, forthcoming) 8
2a) Concept Plan 5 layouts Main Concerns Road network Open space network Building orientation Unit type distribution Visitor parking 9
2a) Concept Plan 5 layouts Main Concerns Road network Open space network Building orientation Unit type distribution Visitor parking 10
2a) Concept Plan 5 layouts Main Concerns Road network Open space network Building orientation Unit type distribution Visitor parking 11
2a) Concept Plan 5 layouts Main Concerns Road network Open space network Building orientation Unit type distribution Visitor parking 12
2b) Preliminary Plan Proposal 244 DU 22 detached (9%) 222 TH (91%) 244 DU 207 market rate 37 MPDUs (15%) 143 TDRs Protecting 935 acres of farmland 13
2b) Proposal Road network Open space network Building orientation Unit type distribution Pedestrian/Bicycle circulation 14
2b) Preliminary Plan Proposal Pedestrian access to East Norbeck Local Park 15
2b) Preliminary Plan Proposal Sidewalk extension along Norbeck Rd 16
2b) Abandonment Proposal 17
Overview 1) Site Location 2) Process & Proposal 3) Required Findings 4) Community Concerns 5) Recommendation and revised conditions 18
3) Required Findings a) Master Plan b) Adequate Public Facilities (APF) c) Forest Conservation Law d) Storm Water Management e) Location & orientation of the lots 19
3a) Olney Master Plan Golden Bear Area (p.34) R-200/TDR-7 Internal connection for pedestrians and cyclists to East Norbeck Local Park Appropriate open space and play areas Affordable housing Controlled access onto MD 28 Dual bikeway for MD 28 Source: 2005 Olney Master Plan 20
3b) Adequate Public Facilities (APF) Roads/Transit Existing Conditions o The existing Norbeck Rd ROW is between 110-153 wide. o Applicant will dedicate sufficient right-of-way to achieve the required 75 from the centerline along their property frontage and providing a 10 shared use path along the frontage. o Road improvements are not being required because of the ongoing Norbeck Road/Spencerville Road (MD 198) Corridor Study. 21
3b) Adequate Public Facilities (APF) Roads/Transit LATR & TPAR Analysis o 134 new AM peak-hour trips and 166 new PM peak-hour trips > Subject to LATR o No intersections exceed CLV standard > LATR test is satisfied o TPAR Olney Policy Area is adequate under roadway but transit is inadequate > TPAR mitigation fee of 25% of the Transportation Impact Tax CLV Calculations Studied Intersection Traffic Condition Existing Background Total AM PM AM PM AM PM Norbeck Road & Coolidge Avenue 1,306 1,230 1,306 1,234 1,372 1,322 Norbeck Road & Norbeck Boulevard 1,311 1,272 1,313 1,276 1,379 1,364 Norbeck Road & Bradford Road ----- ----- ----- ----- ----- ----- Norbeck Road & Public Street A ----- ----- ----- ----- 1,332 1,178 Norbeck Road & Wintergate Drive 1,233 1,204 1,239 1,218 1,244 1,238 CLV standard of 1,475 for intersections 22
3b) Adequate Public Facilities (APF) Rockville School Cluster Subject to a school facilities payment at the middle school level according to the FY 2017 Annual School Test Water & Sewer Category Change (16-OLN-03A and 16-OLN-04A) Approved by the County Executive All dwellings serviced by public water and sewer Other Public Facilities All facilities adequate and within the standards of the 2012-2016 Subdivision Staging Policy 23
3c) Lot Adequacy R-200/TDR-7 zone Optional Method MPDU density bonus Waiver of the Allowed Building Type Mix Waiver of Resubdivision Criteria Section 50-29(b)(2) Modified Right-of-Way Truncation Building Type Z.O. Required Proposed Detached Min 15% 9% (22 du) Townhouses N/A 91% (222 du) Multi-family Max 35% N/A 24
3d) Preliminary Forest Conservation Plan 28.3 acres of net tract Existing 3.85 acres of forest 3.33 acres to be removed 0.52 acres to be saved Total 7.39 acres afforestation/ reforestation requirement Not possible to meet the minimum requirements of forest retention on the Subject Property per Section 22A-12(f) of the Forest Conservation Law. 4.69 acres of afforestation on-site 2.70 acres off-site to an approved forest mitigation bank Variance Trees (24) specimen trees = 923 inches plant 77, 3 caliper trees Reforestation Area Forest cleared 25
3e) Storm Water Management (SWM) Concept Approved Micro-bioretention, bio-swales, drywells and at-grade planter boxes SWM pond to manage up to the 100-year storm event as required by DPS 26
Overview 1) Site Location 2) Process & Proposal 3) Required Findings 4) Community Concerns 5) Recommendation and revised conditions 27
Community Concerns Applicant Community Meeting Pre-submission meeting Preliminary Plan 6/28/16 Staff presented at Follow-up Community Meeting Hampshire Village Community Room 11/9/16 Over 50 in attendance Staff met with Leisure World representatives 11/9/16 Correspondence Prior to Posting Staff Report 5 letters of concern Correspondence After Posting Staff Report 3 additional letters of concern 1 letter in opposition 28
Community Concerns Traffic and congestion on MD 28 Left turns Resident s Video Lack of service roads Control access onto Norbeck Road Potential trespassing of private property Inefficient access to the Local Park Unsafe pedestrian access & circulation on MD 28 No sidewalks No crosswalks Density transition along Norbeck Rd 29
Community Concerns Current SHA s projects 1) Providing Double Left Turn Lanes for northbound Georgia Avenue to westbound Norbeck Road (SHA Contract No. MO1685187) Design phase with an advertisement date of January 31, 2017 and a notice to proceed on May 15, 2017 30
Community Concerns Current SHA s projects 2) Norbeck Road/Spencerville Road (MD 198) Corridor Study Project planning now with only Planning funding through FY 2017 SHA Project MO8665170 31
Community Concerns Current SHA s projects 3) Interchange at Georgia Avenue/Norbeck Road (SHA Project MO8525171) The project is currently in preliminary engineering phase. No CIP funding has been allocated for the next two phases right-of-way and construction funding. 32
Community Concerns Current SHA s projects 4) Concept Study for a sidewalk connecting Georgia Ave to Bailey s Lane along the south side of Norbeck Road. Not funded. 4a) Sidewalk and crosswalk improvements connecting Grace House Assisted Living and East Norbeck Local Park. Funded but an implementation schedule has not been determined yet. 4a) 33
Community Concerns Current SHA s projects 4) Concept Study for a sidewalk connecting Georgia Ave to Bailey s Lane along the south side of Norbeck Road. Not funded. 4a) Sidewalk and crosswalk improvements connecting Grace House Assisted Living and East Norbeck Local Park. Funded but an implementation schedule has not been determined yet. 4a) 34
Community Concerns Pedestrian access & circulation on MD 28 35
2b) Preliminary Plan Proposal Sidewalk extension along Norbeck Rd 36
Community Concerns Pedestrian access to East Norbeck Local Park 37
Overview 1) Site Location 2) Process & Proposal 3) Required Findings 4) Community Concerns 5) Recommendation and revised conditions 38
Recommendation and revised conditions Staff recommends Approval of Preliminary Plan 120170060 and associated preliminary forest conservation plan with revised conditions and Adoption of the Resolution. Staff recommends approval of the abandonment AB753 and AB754 and transmittal to the Montgomery County Executive. 39
Recommendation and revised conditions 14) The Applicant must provide Private Road A and alleys, as shown on Sheet 3a of the Certified Preliminary Plan, subject to the following conditions: Private Road A and alleys must be shown on separate parcels that are subject to an approved restrictive covenant ( Covenant ), to be recorded in the Montgomery County Land Records with the Liber and Folio referenced on the record plat. a. Private Road A and alleys include any sidewalks, bikeways, storm drainage facilities, street trees, street lights, private utility systems and other necessary improvements as required by either the Preliminary Plan or the subsequent Site Plan within the delineated private road area (collectively, the Private Roads ), all of which must be included in a long-term maintenance plan along with the Private Road. b. The Covenant must be approved by the M-NCPPC Office of General Counsel and must include at a minimum: i. That Applicant is fully responsible for the design, construction, operation maintenance and repair of the Private Roads, including other necessary improvements as shown within the delineated area in accordance with the criteria set forth in the Preliminary Plan and any subsequent Site Plan; ii. Utilities located within the Private Roads area must be in an easement approved by the applicable utility provider, or be provided as private connections; iii. That the Private Roads must remain open for pedestrians and both motorized and non-motorized vehicles at all times as part of the iv. project common area, except for temporary closures as permitted by MCDPS and approved by the Montgomery County Fire Marshall; That Applicant must properly maintain all of the improvements within the Private Roads area in good condition and repair in accordance with applicable laws and regulations at all times. At a minimum, Applicant is obligated to remove snow and ice, and provide routine and extraordinary repairs, maintenance and replacement to keep the Private Roads open and in good repair for safe use; and v. That any subsequent amendment is subject to approval by the M-NCPPC Office of General Counsel. c. Private Road A must be designed and constructed according to the Montgomery County Road Code Standard MC-2001.01 per the modified typical section specified by the subsequent Site Plan. Private alleys must be designed and constructed according to the Montgomery County Road Code Standard MC-200.1 per the modified typical section specified by the subsequent Site Plan. d. Prior to recordation of the plat, the Applicant must deliver to the Planning Department, with a copy to MCDPS, certification by a professional engineer licensed in the State of Maryland that the Private Road A has been designed in accordance with the paving detail and cross-section specifications as shown on the Preliminary Plan, and further certifying that the road has been designed in accordance with sound engineering principles for safe use including horizontal and vertical alignments for the intended target speed, adequate typical section(s) for vehicles/pedestrians/bicyclists, ADA compliance, drainage facilities, sight distances, points of access, and parking ( Certified Design ). e. The Private Roads must meet all necessary requirements for emergency access, egress and apparatus as determined by the Montgomery County Fire Marshal. 40
Thank you Q&A 41