+1 (301) 656 5901 info@nova-habitat.com CREEKSIDE TOWNHOMES Chevy Chase, Maryland Site Plan No. 820160050 Preliminary Plan No. 120160130 Application Statement of Justification October 28, 2015 Nova-Habitat, Inc., (the applicant ) requests approval of a preliminary plan of subdivision and a site plan for a property located in the northeast quadrant of the intersection of Kensington Parkway and Glenmoor Drive. The preliminary plan and site plan will allow for the redevelopment of four aging, disconnected homes into a new residential townhouse community to be known as Creekside. The proposed project will masterfully balance the serene natural settings and recreational amenities of Rock Creek Park with the site s close proximity to major downcounty employment centers and transit infrastructure. The project will be in accordance with the floating zone plan that was approved in Local Map Amendment H-101, the first rezoning approved by the County Council and unanimously recommended for approval by the Planning Board under the new zoning ordinance. The property is currently zoned in the TF-12 zone. A. Subject Property The 1.41 acre (61,349 square foot) subject property is currently comprised of four lots known as lots 1, 2, 3, and 4 of the Rolling Hills Subdivision and a severed section of Glenmoor Drive that the County recently abandoned as part of Abandonment No. AB 744 (AB 744 was filed concurrently with Local Map Amendment H-101). The subject property was once part of the Rolling Hills Subdivision, which was originally platted in 1951. At the time of platting, Glenmoor Drive contained approximately 36 single-family homes that comprised the Rolling Hills neighborhood. However, the subject property was excised from the greater Rolling Hills community when the Capital Beltway was subsequently
2 constructed in the 1960s as part of a federal transportation initiative. Now, approximately 50 years later, the four single-family detached homes that comprise the subject property are significantly aging and are far removed, both literally and figuratively, from the Rolling Hills neighborhood. Because the subject property is currently improved with four single-family detached homes that were developed under R-90 zoning standards, the tract is predominantly cleared today, with no forested areas as defined by Montgomery County Code. There are a few specimen trees on the subject property and within 100 feet of the site boundaries as identified on the Existing Conditions Plan. A 100-year floodplain is located on a small portion of the subject property s northeast boundary shared with Rock Creek Park. All proposed improvements to the site are located outside the floodplain area. The property is not located within a Special Protection Area. There are no land uses in the immediate surrounding area other than parkland and a temporary WSSC industrial yard. B. Zoning History of the Subject Property At the time of the 1954 comprehensive rezoning of the County, the subject property was zoned in the R-90 zoning classification. In 1958, when the Regional District was expanded to include Upper Montgomery County, the associated comprehensive map amendment confirmed the R-90 zoning classification. The County Council approved Local Map Amendment H-101 on July 14, 2015, which rezoned the subject property from the R-90 zone to the TF-12 zone. C. Proposal The applicant is proposing to create a small community comprised of 16 well-designed townhomes to be known as Creekside. Creekside s proposed site layout reflects a traditional site design where all townhomes will front a private street that bisects the property. The front of the townhomes will provide the main pedestrian realm of the community, along with small pocket parks that can also serve as public gathering spaces to further activate the public realm. The public realm of the community has been designed to increase interaction amongst neighbors through residents congregating in the community s open spaces or through the use of outdoor living features. Similarly, connections to Rock Creek Park will be provided in the proposed community, which will serve to connect future residents to this substantial natural amenity and increase the functionality and use of the existing parkland
infrastructure that includes bike trails, walking trails, exercise equipment, picnic areas, and nature watching. 3 The rears of the homes have been purposefully designed to back to the natural serenity of the park or a wooded setback. These portions of the townhomes will provide residents with private spaces that will allow them to enjoy their tranquil surroundings apart from the shared public realm of the greater community. The design intention for the project is to create an appearance of a natural architecture with materials that will complement the unique parkland settings abutting the project. The architectural design of the project features two townhouse models with variations between the two rows of townhomes. The ten townhomes backing to Rock Creek Park (on the north side of the site) are three stories. These units will feature a walk-out basement and deck that face Rock Creek Park. The six units to the south are four story homes with a step back on the front facade to accommodate a roof top terrace that overlooks Rock Creek Park. Because of the step-back design, these units will appear as three story units when viewed at street level. D. Purpose Clause and Development Standards As stated in Section 59-5.2.2 of the zoning ordinance, the purpose of the townhouse floating zone (TF zone) is to provide residential development that is compatible with the surrounding neighborhood that allows flexibility in residential development, including site layout, lot size, and lot placement. Per Sections 59-5.2.5.B and C, the setbacks, height, and lot size are established by the floating zone plan (FZP) that was adopted by the Council during the rezoning for the project (Local Map Amendment H-101). The development standards for the project are shown on the following page:
4 E. Findings for Regulatory Approval 1. Subdivision Regulation Compliance The preliminary plan includes proposed lots that have a size, width, shape, and orientation that is appropriate given the location of the proposed subdivision.
5 2. Sediment Control/Water Quality Applicable requirements under Chapter 19 are addressed in a Concept Stormwater Management Plan that was submitted to the Montgomery County Department of Permitting Services ("DPS") for review on October 13, 2015 (MCDPS SM File 280195). The subject property is not in a Special Protection Area, so no separate water quality monitoring plan is required. A Sediment and Erosion Control Plan will be submitted to DPS for their approval prior to commencement of construction. 3. Adequate Public Facilities Public facilities are more than adequate to support and service the area of the proposed subdivision. With respect to roads, the applicant s transportation consultant has verified that the project will generate 8 morning peak hour trips and 13 evening peak hour trips, as explained in the traffic statement submitted with this application. Because the project will generate fewer than 30 peak hour trips, it is exempt from Local Area Transportation Review ("LATR"). The Property is located in the Bethesda-Chevy Chase Cluster with Rosemary Hills Elementary School for pre-k through second grade, North Chevy Chase Elementary School for grades 3-6, Westland Middle School for grades 7 and 8, and Bethesda-Chevy Chase for high school students. The student generation estimated from the proposed 16-unit townhouse development will be approximately 3 elementary school students, 1 middle school student, and 2 high school students. The FY 2015 Subdivision Staging Policy School Test finds that school enrollment in the Bethesda-Chevy Chase cluster does not exceed 105 percent utilization at any level. Therefore, no schools facility payment is required with this project. Public water and sewer are available at the subject property. Currently, the site is served by a 10 sewer line and an 8 water line, both running along the adjacent Kensington Parkway right-of-way. The proposed townhouse units will not require an upgrade to this service line, nor will the installation of a pump station be required.
6 Public Safety services are provided by fire and rescue stations within two miles. They include the Chevy Chase Fire Department at 8001 Connecticut Avenue, Chevy Chase, MD, 1.1 miles from the site; the Kensington Volunteer Fire Department, at 10620 Connecticut Avenue, Kensington, MD, 1.6 miles away; and the Silver Spring Volunteer Fire Department at 1945 Seminary Road Silver Spring, MD, 1.7 miles from the Property. There are two police stations within two miles of the site: the Montgomery County Police Station at 3710 Mitchell Street Kensington, MD, 1.3 miles away; and the Montgomery County Police Station at 7359 Wisconsin Ave, Bethesda MD, 1.9 miles from the site. 4. Relation to Master Plan The subject property falls under the land use guidance of the 1989 Kensington-Wheaton Master Plan. The Kensington-Wheaton Plan gives no specific recommendations for the subject property. In fact, on page 64, the Master Plan s land use map provides no recommendation for the subject property. This is the only property in the master planning area with no land use recommendation (not even a reconfirmation of the existing land use). Despite the Master Plan s absence of land use guidance for the site, the County Council, Planning Board, and Hearing Examiner have all previously agreed that the subject property is an appropriate location for townhouse development and that the project is a perfect example of using a flexible floating zone tool to respond to changing economic and demographic trends between sectional map amendments. The Kensington-Wheaton Master Plan has not been updated since 1989, over 25 years ago. Since the 1980s, substantial change has occurred in this area of the County, including tremendous population, employment, and retail growth in the nearby downcounty areas. Further, thousands of new jobs were brought to the area with the relocation of Walter Reed Medical Center. Millennial and emptynester housing preferences have shifted to smaller, more urban dwellings, such as townhomes. And finally, there has been a proliferation of public transit use in the downcounty areas of the County. The proposed project encourages the appropriate use of land by creating a sense of place that can significantly improve upon the poorly planned urban conditions that severed the outlying homes of the subject property from their original neighborhood. The proposal will have no negative impact upon any nearby residential neighborhood or commercial activity, as the subject property is encircled by
7 natural or parkland settings and the Capital Beltway. The project is adequately set back from Rock Creek Park s walking and biking trails and picnic areas so that the creation of a neighborhood community in this location will not adversely affect the current use of the park. In fact, the creation of a small community in this location will only serve to heighten the County s investment in its parklands. The project provides much-needed housing choice near major downcounty employment centers and commercial settings (NIH, Walter Reed, Bethesda CBD, White Flint, Chevy Chase Lake Shopping District, and Kensington Town Center), increasing density near existing and planned transit infrastructure (Medical Center Metro Station, Connecticut Avenue Purple Line Station, Kensington MARC Station, Ride-On Route 33 between Medical Center and Glenmont Metros, and easy access to the Capital Beltway) and, perhaps most notably, the project will create a real neighborhood where just a vestigial remnant of the Rolling Hills Subdivision remains today. For these reasons, the Council and Planning Board have previously found that the proposed project substantially conforms with the recommendations and general guidance of the 1989 Kensington- Wheaton Master Plan. 5. Forest Conservation A Natural Resource Inventory/Forest Stand Delineation (NRI/FSD) for the subject property was submitted on September 9, 2015 (NRI/FSD No. 42015081). A Preliminary Forest Conservation Plan has been submitted for review in connection with this Preliminary Plan and Site Plan application. F. Compliance with Site Plan Standards Section 59.7.3.4.E.2 of the zoning ordinance sets forth the findings that the Planning Board must make to approve a site plan application. As described below, the proposed project satisfies each applicable finding: 1. [S]atisfies any previous approval that applies to the site;
8 The project is substantially consistent with the floating zone plan (FZP) that the County Council approved in Local Map Amendment H-101. The number of units, site layout, lot configuration, fire & rescue access, amount of parking, and site connectivity all substantially conform to the previous plan that was approved in the rezoning application. (b) [S]atisfies under Section 7.7.1.B.5 the binding elements of any development plan or schematic development plan in effect on October 29, 2014; Not applicable. The approved floating zone plan contained no binding elements. Further, the FZP was approved on July 14, 2015, after the date listed in this regulation. (c) [S]atisfies under Section 7.7.1.B.5 any green area requirement in effect on October 29, 2014 for a property where the zoning classification on October 29, 2014 was the result of a Local Map Amendment; Not applicable for the same reasoning as above. The TF-12 zone requires 10 percent common open space for a townhouse project; the proposal calls for 32 percent common open space on the tract, significantly more than required per the TF zone. (d) [S]atisfies applicable use standards, development standards, and general requirements under this Chapter; The project complies with all specific requirements for development in the TF-12 Zone. These requirements and the project's conformance thereto are described in the development standards section above. (e) [S]atisfies the applicable requirements of: (i) Chapter 19, Erosion, Sediment Control, and Stormwater Management; and (ii) Chapter 22A, Forest Conservation; The project will satisfy applicable requirements of Chapter 19 and Chapter 22A.
(f) [P]rovides safe, well-integrated parking, circulation patterns, building massing and, where required, open spaces and site amenities; 9 The project has been designed to ensure that the locations of all buildings, parking areas, common open spaces, landscaping, and site amenities will be safe and well integrated. The on-site pedestrian and vehicular circulation elements, in particular, have been carefully planned in relation to building massing and the site s adjacency to Rock Creek Park to allow for visibility and for the safe and efficient movement of pedestrians and vehicles. The project provides double the amount of parking required for the site. (g) [S]ubstantially conforms with the recommendations of the applicable master plan and any guidelines approved by the Planning Board that implement the applicable plan; The project substantially conforms with the recommendations of the Kensington-Wheaton Master Plan, as previously described above. (h) [W]ill be served by adequate public services and facilities including schools, police and fire protection, water, sanitary sewer, public roads, storm drainage, and other public facilities. If an approved adequate public facilities test is currently valid and the impact of the development is equal to or less than what was approved, a new adequate public facilities test is not required. If an adequate public facilities test is required the Planning Board must find that the proposed development will be served by adequate public services and facilities, including schools, police and fire protection, water, sanitary sewer, public roads, and storm drainage; above. The project will be served by adequate public services and facilities, as previously described (i) [O]n a property in a Rural Residential or Residential zone, is compatible with the character of the residential neighborhood; and
10 Not applicable. The subject property is located in the TF Zone. However, the project has been designed to ensure compatibility with its parkland and natural surroundings. There are no immediately adjoining residential neighborhoods to the site. (j) [O]n a property in all other zones, is compatible with existing and approved or pending adjacent development. The proposed project is compatible with the surrounding area. The project has been specifically designed to blend well with its natural and parkland setting, with connections from the development to adjacent sidewalks and trails. There are no immediately adjacent homes or commercial uses near the subject property. The proposed townhouse community is buffered by wooded setbacks or transit infrastructure on all sides, so there will be no adverse impact from the proposal on any established neighborhood. The project s scale has been established at a height and massing that allows the surrounding tree cover to buffer and screen the townhomes from any nearby users of Rock Creek Park. Further, the proposed construction materials have been selected to allow the homes to be compatible with the site s natural woodland setting. VI. Community Outreach The applicant conducted the required pre-submission community meeting on October 15, 2015, at the Chevy Chase Christian Church located at 8814 Kensington Parkway. Additional details regarding the pre-submission community meeting, including minutes, have been submitted with this application as required by the zoning ordinance and by the Planning Department's Manual of Development Review Procedures. Additional community meetings and multiple public hearings were also held during the local map amendment phase of the project, and the applicant has actively engaged the community since the project commenced. VII. Conclusion As discussed herein, the redevelopment of the site will replace a four aging, disconnected singlefamily houses with a well-designed residential townhouse community that fits within the character of the surrounding area. Connections to Rock Creek Park will be integrated into the fabric of the proposed
11 community, helping increase the County s investment in existing parkland infrastructure. Environmental improvements to the site will be provided in the form of updated and environmentally sensitive stormwater management facilities. Additional housing at this location will provide support for the many nearby employment centers and commercial businesses near the site. The site is already served by nearby transit infrastructure, such as the Medical Center Metro, Ride-On Bus Route 33, the Kensington MARC Station, and the Capital Beltway. The site is also in very close proximity to the future Connecticut Avenue Purple Line station. The improvements proposed are for an infill location that has existing public water and sewer capacity and school system capacity. The project complies with all applicable requirements of the zoning ordinance that govern development in the TF-12 Zone. For the reasons expressed throughout this Statement, we respectfully request that the Planning Board approve the Preliminary Plan and Site Plan as proposed.