PHED Committee #lb October 30, 2017 MEMORANDUM October 26, 2017 TO: FROM: Planning, Housing, and Economic Development (PHED) Committee Marlene Michaelso1ltnior Legislative Analyst SUBJECT: White Flint 2 Sector Plan This is the Planning, Housing, and Economic Development (PHED) Committee's third worksession on the White Flint 2 Sector Plan. This memorandum addresses follow-up issues from the last worksession, including the Cherington Area, revisions to the White Flint 2-Parklawn Overlay zone, the location of the pedestrian-bike path required on properties in the Executive Boulevard South area, and the open space symbol on the Guardian site. For the November 6 worksession, Staff will address the Committee's requests related to the zoning for the Morgan apartments and Verizon property ( and adjacent offices) and the Plan recommendation for 15% moderately priced dwelling units (MPDUs), both in White Flint 2 and Grosvenor. Attached on 1-6 is a chart that compares existing zoning, the Public Hearing Draft Plan (Planning staff recommendations), and Planning Board Draft recommended zoning. Jcouncilmembers should bring their copy of the Plan to the meeting.i ROCKVILLE PIKE MONTROSE NORTH DISTRICT Area 1: Cherington Area This 30.5-acre area, located between Montrose Road and Montrose Parkway, has office buildings, the Cherington residential townhouses, and a United States Postal Service Center Annex. There are 4 vacant properties totaling approximately 11. 7 acres. The undeveloped portions of the Wilgus property have the greatest potential for new development. This area is shown on page 38 of the Sector Plan. The Plan confirms the existing CRN zoning west of East Jefferson Street and the R-20 zoning south of Montrose Road and recommends rezoning the remaining vacant land. The Plan recommends CR-2.0 C-1.0 R-1.5 H-200 for the easternmost lot 2; CR-2.0 C-0.25 R-1.75 H-75 for the middle two lots; and CRN-0.75 C-0.0 R-0.75 H-50 for the lot directly south of the Cherington townhouses. The Sector Plan recommends that a 1.25-acre neighborhood green be provided on the central or eastern portion of the Wilgus area, while a landscaped area must be provided adjacent to the Cherington townhouses.
Testimony: The Council received testimony from 2 civic associations and residents of the Cherington community in support of the Planning Department staff recommendation to retain the existing 3.5 acres of forested R-200 property as open space and an additional 33,000 square feet between the area identified by Planning Department staff and Stonehenge Place. They believe that the proposed development would negatively impact the existing community and result in the loss of tree cover and a forested area that could serve the broader community. Barbara Sears testified on behalf of Wilgus Associates, owner of the Wilgus property, in support of the Sector Plan's recommendations. They believe that the recommended CRN-0.75 zoning is compatible with the adjacent development and will mirror it in scale, height, and scope and will provide the recommended screening between the communities. Staff Recommendation: Staff believes that the appropriate zoning for this property is the CRN zoning recommended by the Planning Board, but that efforts should be made during the regulatory process to determine whether it will be possible to preserve all or a portion of the wooded area. Staff recommends the following change to the text: Rezone the vacant property (Parcel N273) from the R-200 Zone to the CRN 0.75, C 0.0, R0.75, H 50 Zone [to promote]. During the development review process, explore options for preserving all or a portion of the wooded area along Montrose Parkway for passive use. If the site's open space is not maintained, ensure that new residential development [that] is compatible with the adjacent townhouse community. Staff further recommends that language in the in the Sector Plan be revised to more clearly indicate that commercial uses should not be located on the area directly south of the Cherington community, even though a portion is recommended for CR zoning. WHITE FLINT 2-PARKLA WN OVERLAY ZONE The Committee discussed the Sector Plan's recommendations regarding Parklawn South District (pages 46-49 of the Plan) and the need to preserve Light Industrial (I-L) land and asked Staff to explore alternative zoning recommendations that could preserve land for light industrial uses, while still allowing some innovative residential uses. Based on the Committee discussions, Staff recommends that the Council not approve the recommended White Flint 2-Parklawn Overlay zone and instead introduce a new Overlay zone that would replace the Twinbrook Overlay zone and apply to both Twinbrook and the Randolph Shopping Center Area (and potentially other areas that will be identified in future master plans). The key elements of this new Overlay zone would be that it would allow up to 40% to be developed as residential (while still preserving a majority of the property for light industrial uses) and it would provide more flexibility than the current Twinbrook Overlay zone 1 does regarding the form and location of residential development. Staff suggests the following be considered for this new Overlay zone: 1. Purpose would be to allow limited residential development in the IL zone, while ensuring that residential development does not jeopardize the light industrial focus or uses (including those that have not traditionally been considered compatible with residential development). 1 The existing Twinbrook Overlay zone is attached at 7. 2
2. Would increase allowable FAR from 1.0 to 1.5 and increase height from 50' to 75' (as they are proposed to increase in the White Flint 2 proposed overlay zone). 3. Would require that at least 60% of the total square footage of each development be light industrial, but would not require a specific percentage for each building ( as is required in Twinbrook). Determine how to require light industrial in each phase of development so that a property owner could not build the residential portion and then not build the remaining light industrial portion. 4. Would not specify the housing type or require that housing be above the first floor (as the Twinbrook Overlay Zone current does), but would instead require that the Planning Board determine that the form and location of the housing supports the continued operation of light industrial uses and does not create a conflict that would be likely to compromise those uses in the future. This additional flexibility will allow for some of the innovation the Committee appeared to be interested in supporting. 5. Would continue the Twinbrook requirement that the property owner provide notice to future owners regarding the nature of the uses on the property. 6. Would apply in Twinbrook and where specified in a master plan. 7. The Twinbrook Plan would indicate that the overlay zone would apply to the area referred to as the Randolph Shopping Center Area. On 2 of the areas within the Parklawn South District (Randolph Hills Shopping Center and Nicholson Court), the Sector Plan recommends a CRT floating zone with a maximum FAR of 1.5 or 2.0 with a significant contribution to public facilities. The Plan does not specify a mix of uses. The increased value of the development allowed under the CRT designation makes it likely that local map amendments would be pursued and industrial uses eliminated altogether on these properties. Staff strongly recommends that the Committee not support the CRT floating zone designation. LOCATION OF TRAIL IN EXECUTIVE BOULEVARD SOUTH AREA The Sector Plan recommends a pedestrian-bike path adjacent to the existing southern and western forested areas in the Executive Boulevard South area, with potential linkages to the Luxmanor Local Park and to Executive Boulevard to the north. The Council received testimony objecting to the Sector Plan recommendation that the trail be placed outside of the wooded area that is recommended to be preserved in the Sector Plan. At the Committee worksession, the Planning Department Director suggested that the exact location of the trail should be determined at the time of development rather than specified in the Sector Plan. The Committee agreed with her and with the Council Staff recommendation to delete the requirement to retain the water and sewer easement. The Committee also raised questions regarding the term "transition area". The following changes address all of these issues. Page 34: Amend the last sentence of the second paragraph as follows: This Plan recommends the retention of the southern and western forested areas to contribute to the Plan's environmental and tree canopy goals, and to [maintain a transitional area to] establish a wooded buffer and to facilitate a compatible relationship with the existing Luxmanor residential community. 3
Page 34: Delete the second sentence of the second bullet as follows: [The existing water and sewer easement must be retained and the recommended path must be located outside of this easement.] Pages 34-35: Amend the third bullet on page 34 (and top of page 35) as follows: Rezone the properties at 6100 Executive Boulevard, 6116 Executive Boulevard, and 6120 and 6130 Executive Boulevard from the EOF 0.75 Hl0OT Zone to the CR 1.5 Cl.5 Rl.0 Hl00 Zone to promote infill development, including new public benefits that advance the Sector Plan recommendations. [The existing water and sewer easement must be retained and recommended path must be located outside of this easement.] Page 35: Add a sentence at the end of the fourth bullet under "Design and Connectivity Recommendations" as follows: This path should utilize ecologically sensitive materials for pedestrians and bicyclists. The exact alignment of the path will be determined during the development review process in accordance with the Planning Board's Environmental Guidelines. OPEN SPACE SYMBOL ON THE GUARDIAN PROPERTY Francoise Carrier testified on behalf of the Guardian regarding their concern about the Public Open Space icon on its property on page 30 of the draft Sector Plan and its ambiguity about the size of the required public open space. They propose adding the following to the bullet about 6000 Executive Boulevard on page 34 of the plan: "Public open space on this property should consist of the landscaped buffer area along the southern boundary and a small urban plaza adjacent to the buildings in the northwest comer as the site fully develops." Planning Department staff are not certain the buffer area will meet the requirement for public open space and instead recommend the following language: Page 34: Amend the first bullet as follows: Rezone 6000 Executive Boulevard from the EOF 0.75 HlO0T to the CR 2.0 CLO Rl.5 H200 Zone to promote redevelopment opportunities, including new public benefits that [support] further the Sector Plan recommendations. Development on this property must transition from!l maximum of 200 [foot building heights] feet high at the northeastern corner of the property to 70 feet at the southern portion of the property. A minimum 50-foot wide landscape area must be retained on the southern portion of the property[. This landscape] that will include preserved and new trees, the pedestrian-bike path called for in this Plan, and required utility easements. Public open space on this property should consist of a combination of an Urban Greenway, Plazas or Pocket Greens. f:\michaelson\1 plan\lmstrpln\1 white flint 2\packets\l 71030cp.doc 4
Section 4.9.17. Twinbrook (TB) Overlay Zone A. Purpose The purpose of the TB Overlay zone is to allow residential uses in the IL zone in areas near the Twinbrook Metro Station. B. Land Uses Multi-Unit Living is permitted in the TB Overlay zone. All residential uses must be located above the first floor and must be less than 40% of the total floor area of the building. C. Development Standards D. Site Plan 1. A maximum of 50% of the required amenity open space may be located off site within the TB Overlay zone. 2. The parking standards for Multi-Unit Living in Section 6.2.4.B apply. A parking space for any dwelling unit must be located behind the front building line. 3. Before issuance of a building permit, the property owner must sign a declaration of use, including all the standards for the use as approved, to provide notice to future owners of the property of its status as a limited residential use under the conditions of the approval. Site plan approval under Section 7.3.4 is required for any development with residential uses or if required under Section 7.3.4.A.8. 5
Executive Boulevard District Area: Executive Boulevard North Property Existing Zoning Public Hearing Draft Planning Board Plan Recommendation Draft Plan 6001, 6003 and 6011 EOF 0.75 H- CR2.5 CLO R2.0 H-200 CR 2.75 Cl.5 R2.25 Executive Boulevard 100T H-200 (Willco) 6101 Executive EOF 0.75 H- CR 2.5 CLO R2.0 H-200 CR 2.75 CL5 R2.25 Boulevard 100T H-200 Area: Executive Boulevard South 6000 Executive EOF 0.75 H- CRT 2.0 CLO RL5 H- CR 2.0 CLO RL5 H- Boulevard (Guardian) 100T 120 200 6006 Executive EOF 0.75 H- CRT 2.0 CLO RL5 H- CR 2.0 CLO RL5 H- Boulevard (Peels) 100T 120 150 6010 Executive EOF 0.75 H- CRT 2.0 CLO RL5 H- CR 2.0 CLO RL5 H- Boulevard (Eagle 100T 120 150 Bank/Ron Paul) 6100 Executive EOF 0.75 H- EOF 1.0 H-100 CR L5 CL5 RL0 H- Boulevard 100T 100 1 6110 Executive EOF 0.75 H- EOF LO H.;100 CR L5 Cl.5 RL0 H- Boulevard 100T 100 6116 Executive EOF 0.75 H- EOF 1.0 H-100 CR L5 CL5 RL0 H- Boulevard lo0t 100 6120-6130 Executive EOF 0.75 H- EOF LO H-100 CR L5 CL5 RL0 H- Boulevard 100T 100 2115 East Jefferson EOF 0.75 H- EOF 1.0 H-100 CR 1.5 Cl.5 RL0 H- Street lo0t 100 2101 East Jefferson EOF 0.75 H- EOF L5 H-100 CR 1.5 Cl.5 Rl.0 H- Street (Kaiser lo0t 100 Permanente Headquarters) Rockville Pike-Montrose North District Area: Cherinf!(on Property Existing Zoning Public Hearing Draft Planning Board Draft Plan Recommendation Plan Wilgus-6000 EOF 1.5 H-75 CR 2.0 CLO Rl.5 H-200 CR 2.0 CLO Rl.5 H- Montrose Road and 200 Parcel N231 Wilgus-Parcel N279 EOF 3.0 H-100 CR2.0 C0.25 Rl.5 H-75 CR 2.0 C0.25 Rl.75 H-75 1 During the Board's worksessions, Planning Staff recommended the floating CRT zone for the properties between 6100 Executive Boulevard to 2115 East Jefferson Street. Ci)
6060 Montrose Road CRT 0.25 C0.25 CR 2.0 C0.25 Rl.5 H-75 CR2.0 C0.25 Rl.75 (Gas station) R0.25 H-35 H-75 Wilgus-Parcel N273 R-200 R-200 CRN0.75 co.a R0.75 H-50 Rockville Pike-Montrose North District Area: Hebrew Home Property Existing Zoning Public Hearing Draft Planning Board Draft Plan Plan Recommendation JCC/Hebrew Home R-200 R-200/CRT floating R-200/CRT 1.0 C0.25 Rl.0 H-100 floating V erizon-6015 R-200 EOF 1.5 H-75 EOF 1.5 H-75 Montrose Road 6001 Montrose Road EOF 3.0 H-100 EOF 3.0 H-100 EOF 3.0 H-100 The Morgan R-20 (Multifamily, R-20 (Multifamily, R-20 (Multifamily, Apartments-12000 medium density medium density medium density Chase Crossing residential) residential) residential) Circle Rockville Pike-Montrose North District Area: Federal Plaza Property Existing Zoning Public Hearing Draft Planning Board Draft Plan Recommendation Plan Federal Plaza-12260 CRT 2.25 Cl.5 CR 2.0 C0.75 Rl.5 H- CR2.25 C0.75 Rl.5 Rockville Pike R0.75 H-75 150 H-150 Federal Plaza-1776 CRT 2.25 Cl.5 CRT 2.0 C0.75 Rl.5 H- CRT 2.25 C0.75 Rl.5 East Jefferson Street R0.75 H-75 75 H-75 Parklawn South District Area: Nicholson Court Property Existing Zoning Public Hearing Draft Planning Board Draft Plan Recommendation Plan Nicholson Plaza, IL 1.0 H-50 NR 1.0 H-50 Confirm the IL Zone. 5000 Nicholson Lane Recommends a new Mixed-Use Industrial (1.5 FAR:0.5 FAR
Industrial uses-il- and 1.0 FAR Residential) Supports a floating Commercial Residential Town (CRT) Zone, up to 1.5 FAR with a pedestrian-bike crossing and up to 2.0 FAR, if a MARC station is provided. 5000 Nicholson IL 1.0 H-50 IL 1.0 H-50 Confirm the IL Zone. Court Recommends a new Mixed-Use Industrial (1.5 FAR-0.5 FAR Industrial uses-il- and 1.0 FAR Residential) Supports a floating Commercial Residential Town (CRT) Zone, up to 1.5 FAR with a pedestrian-bike crossing and up to 2.0 FAR, if a MARC station is provided. 4950 Nicholson IL 1.0 H-50 IL 1.0 H-50 Confirm the IL Zone. Court Recommends a new Mixed-Use Industrial (1.5 FAR:0.5 FAR Industrial uses-il- and 1.0 FAR Residential) Supports a floating Commercial Residential Town (CRT) Zone, up to 1.5 FAR with a pedestrian-bike crossing and up to 2.0 FAR, if a MARC station is provided. 4940 Nicholson IL 1.0 H-50 IL 1.0 H-50 Confirm the IL Zone. Court Recommends a new Mixed-Use Industrial
(1.5 FAR: 0.5 FAR Industrial -IL- and 1. 0 FAR Residential) Supports a floating Commercial Residential Town (CRT) Zone, up to 1.5 FAR with a pedestrian-bike crossing and up to 2.0 FAR, if a MARC station is provided. 4900 Nicholson IL 1.0 H-50 IL 1.0 H-50 Confirm the IL Zone. Court Recommends a new Mixed-Use Industrial (1.5 FAR: 0.5 FAR Industrial-IL- and 1.0 FAR Residential) Support a floating Commercial Residential Town (CRT) Zone, up to 1.5 FAR with a pedestrian-bike crossing and up to 2.0 FAR, if a MARC station is provided. 4935 Nicholson IL 1.0 H-50 IL 1.0 H-50 Confirm the IL Zone. Court Recommended Mixed- Use Industrial (1.5 FAR: 0.5 FAR Industrial -IL- and 1.0 FAR Residential) Support a floating Commercial Residential Town (CRT) Zone, up to 1.5 FAR with a pedestrian-bike crossing and up to 2.0 FAR, if a MARC station is provided.
Parklawn South District Area: Randolph Hills Shoooinf! Center Property Existing Zoning Public Hearing Draft Planning Board Draft Plan Recommendation Plan Randolph Hills IL 1.0 H-50 IL 1.0 H-50 Confirm the IL Zone. Shopping Center A floating Commercial Residential Town is Recommended Mixedappropriate for Use Industrial (1.5 approximately 8 acres. FAR: 0.5 FAR Industrial-IL- and 1. 0 FAR Residential) Supports a floating Commercial Residential Town (CRT) Zone, up to 1.5 FAR with a pedestrianbike crossing and up to 2.0 FAR, if a MARC station is provided. Pickford Enterprises- IL 1.0 H-50 IL 1.0 H-50 Confirm the IL Zone. 5040 Boiling Brook Parkway and 11711 Recommended Mixed- Parklawn Drive Use Industrial (1.5 F AR:0.5 FAR Non- Residential and 1.0 FAR Residential) Support a floating Commercial Residential Town (CRT) Zone, up to 1.5 FAR with a pedestrianbike crossing and up to 2.0 FAR, if a MARC station is provided.
Randolph Hills District Area: Loehmann 's Plaza Property Existing Zone Public Hearing Draft Planning Board Plan Recommendation Draft Plan Walnut Grove R-20 Confirm the R-20 zone CRT 1.0 C0.25 Rl.0 Condominium (Multifamily, H-65 medium density) Oxford Square R-30 Confirm the R-30 zone CRT 1.0 C0.25 Rl.0 (Multifamily, low H-65 density) Loehmann's Plaza CR 1.5 Cl.OR CR 1.75 C0.5 Rl.5 H-75 CR 1.75 C0.5 Rl.5 1.0 H-75 H-75
Section 4.9.17. Twinbrook (TB) Overlay Zone A. Purpose The purpose of the TB Overlay zone is to allow residential uses in the IL zone in areas near the Twinbrook Metro Station. B. Land Uses Multi-Unit Living is permitted in the TB Overlay zone. All residential uses must be located above the first floor and must be less than 40% of the total floor area of the building. C. Development Standards 1. A maximum of 50% of the required amenity open space may be located offsite within the TB Overlay zone. 2. The parking standards for Multi-Unit Living in Section 6.2.4.B apply. A parking space for any dwelling unit must be located behind the front building line. 3. Before issuance of a building permit, the property owner must sign a declaration of use, including all the standards for the use as approved, to provide notice to future owners of the property of its status as a limited residential use under the conditions of the approval. D. Site Plan Site plan approval under Section 7.3.4 is required for any development with residential uses or if required under Section 7.3.4.A.8. 0)