Clarksburg Square Road Extension Preliminary Plan No. 120140060 Site Plan No. 820140050 Site Plan Amendment No. 82007022C (Clarksburg Town Center) Clarksburg SPA Water Quality Plan Mandatory Referral MR2015008 Slide #1
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Size: 0.83 acres (#820140050 & #120140060), 0.21 acres (#82007022C) Zone: C-1 & R-200 (#820140050 & #120140060), RMX-2 (#82007022C) Location Proposed lots: 1 lot, 1 outlot, and dedication on public right of way Structures: Existing historic structures to be retained Slide #3
1. Preliminary Plan #120140050 Outlot Right-of-way C-1 RMX-2 R-200 North Proposed Lot Slide #4
Northeast Google Street View from MD 355 Slide #5
Preliminary Plan Findings: Clarksburg Master Plan & Hyattstown Special Study Area Master Plan road meant to enhance relationship between Historic District and Clarksburg Town Center Public Facilities TPAR payment Utilities adequate Extends public sewer and water service into Historic District Chapters 50 & 59 Lot is appropriately dimensioned Meets zoning Environment Forest Conservation Plan Exemption Preliminary Water Quality Plan Slide #6
2. Site Plan #820140050 North Slide #7
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Findings for Site Plan #820140050 1.) The site plan conforms to all non-illustrative elements of a development plan or diagrammatic plan, and all binding elements of a schematic development plan, certified by the Hearing Examiner under Section 59-D-1.64, or is consistent with an approved project plan for the optional method of development, if required, unless the Planning Board expressly modifies any element of the project plan. This finding does not apply because it is not subject to any of the above items. 2.) The site plan meets all of the requirements of the zone. Parking in allowed in the R-200 zone conjunction with a Historic District under Section 59-A-6.22 Meets setbacks Meets all other requirements for zone 3.) The locations of buildings and structures, open spaces, landscaping, recreation facilities, and pedestrian and vehicular circulation systems are adequate, safe, and efficient. Maintains original building setback, continues orientation toward MD 355 2 ingress/egress points Greatly enhanced pedestrian connectivity Parking and open space are adequate, safe, and efficient when combined with Site Plan Amendment #82007022C Slide #9
Findings for Site Plan #820140050 (continued) 4.) Each structure and use is compatible with other uses and other site plans and with existing and proposed adjacent development. Continues and expands a compatible use in the Historic District by maintaining existing setback, moving gas pump to rear of property, and enhancing historic character. 5.) The site plan meets all applicable requirements of Chapter 22A regarding forest conservation, Chapter 19 regarding water resource protection, and any other applicable law. The Subject Property was granted a Forest Conservation Plan Exemption under Section 22A(s)(2) because it is under one acre in size. The Subject Property conforms to the requirements of the Final Water Quality Plan. Slide #10
Development Standard Site Area (acres) Site Plan Findings: C-1 and R-200 Zone Gross Tract Area (GTA) C-1 Zone Parcel 203 C-1 Zone Parcel 176 R-200 Zone Parcel 176 Zoning Ordinance Permitted/Required Road Dedication 0.19 Net Area 0.64 Density (SF) Ex. Commercial Building area Ex. historic house area (convert to commercial use) Total Ex. and proposed Commercial Building Area Min. Building Setbacks (feet) Street ROW (59-C-4.343(a)(1)) 10 3* Side (59-C-4.343(b)(3)) 10 12 Rear (59-C-4.343(b)(2)) 0 90 Max. Lot Coverage (acres) Max. Building Height (feet) Proposed for Approval 0.83 acres 0.01 acres 0.65 acres 0.17 acres 1,510 2,652 4,162 0.23 (35%) 0.07 (11%) (59-C-4.342) 30 30 Min. Green Area (% of GTA) (59-C-4.344) 10% (0.07 acres) 50% (0.33 acres) Vehicle Parking Spaces (59-E) Clarksburg Market Retail use (1,510 SF) Outdoor seating (240 SF) 8 (at 5 sp/1,000 SF) 4 (at 15 sp/1,000sf) 8 4 Historic House Retail use (2,652 SF) 14 (at 5 sp/1,000 SF) 14 Total parking 26 22.5 (+ 3.5 spaces from Site Plan Amendment 82007022C) Min. Parking Setbacks (feet) Street ROW (59-E-2.71) 10 14 Side yard adjacent to R-200 (59-E-2.81(a)) 12 15 Side yard adjacent to C-1 (59-E-2.72) 4 12 Bicycle Parking Spaces (59-E) 8 Slide #11
3. Site Plan Amendment #82007022C (Clarksburg Town Center) North Slide #12
Findings for Site Plan Amendment #82007022C 1.) The site plan conforms to all non-illustrative elements of a development plan or diagrammatic plan, and all binding elements of a schematic development plan, certified by the Hearing Examiner under Section 59-D-1.64, or is consistent with an approved project plan for the optional method of development, if required, unless the Planning Board expressly modifies any element of the project plan. The Subject Property in Clarksburg Town Center conforms with Project Plan 91994004C. 2.) The site plan meets all of the requirements of the zone. Meet requirements for parking setbacks 3.) The locations of buildings and structures, open spaces, landscaping, recreation facilities, and pedestrian and vehicular circulation systems are adequate, safe, and efficient. No buildings are proposed Supports Site Plan #820140050 by adding 3.5 parking spaces and driveway approach to Clarksridge Road in making circulation adequate, safe, and efficient. Adds open space with stormwater management No recreation proposed Slide #13
Findings for Site Plan Amendment #82007022C (continued) 4.) Each structure and use is compatible with other uses and other site plans and with existing and proposed adjacent development. No structures are proposed Amendment only provides 3.5 parking spaces, stormwater management, landscaping, and a driveway approach to support Site Plan #820140050 5.) The site plan meets all applicable requirements of Chapter 22A regarding forest conservation, Chapter 19 regarding water resource protection, and any other applicable law. The Subject Property in Clarksburg Town Center is in compliance with the approved Final Forest Conservation Plan for the Clarksburg Town Center (#820070220). The Subject Property in Clarksburg Town Center conforms to the requirements of the Preliminary/Final Water Quality Plan. Slide #14
Findings for Site Plan Amendment #82007022C in the RMX-2 zone Development Standard Site Area (acres) Gross Tract Area (GTA) RMX-2 Zone Parcel A, Block HH Zoning Permitted/Required Ordinance Road Dedication Net Area 0.21 Density (SF) Ex. Commercial Building area Ex. historic house area (convert to commercial use) Total Ex. and proposed Commercial Building Area Min. Building Setbacks (feet) Street ROW (59-C-4.343(a)(1)) 10 Side (59-C-4.343(b)(3)) 10 Rear (59-C-4.343(b)(2)) 0 Max. Lot Coverage (acres) Max. Building Height (feet) (59-C-4.342) Min. Green Area Proposed for Approval 0.21 acres 0.21 acres (% of GTA) (59-C-4.344) 15% (0.03 acres) 67% (0.14 acres) Vehicle Parking Spaces (59-E) Total parking 0 3.5 (in conjunction with Site Plan #820140050) Min. Parking Setbacks (feet) Street ROW (59-E-2.71) 10 14 Bicycle Parking Spaces (59-E) Slide #15
4. Environment Forest Conservation (Chapter 22A) No forest or environmentally sensitive features on the Property 120140060/820140050: FCP Exemption 42015229E under 22A(5)(s)(2) 82007022C: FCP Plan of Compliance no change in LOD or tree removal SPA Water Quality Plan (Chapter 19) Correction to staff report: PWQP reviewed as part of Preliminary Plan 120140060 FWQP reviewed as part of Site Plan 820140050 Preliminary/Final WQP review also covers the Site Plan Amendment 82007022C Slide #16
Clarksburg SPA Water Quality Plan Slide #17
Elements of Water Quality Plan Review* Review Elements Application to this Water Quality Plan Lead Agency 1. Stormwater Management Concept approved 2/27/2014 MCDPS 2. Erosion and Sediment Control Determined at detailed review stage MCDPS 3. Water Quality Monitoring Payment may be required; determined at detailed review stage 4. Protection of SPA Environmental Buffers 5. Protection of Priority Forest Conservation Areas and Reforestation 6. Impervious Surface Limit and Minimization No environmental buffers on the Property FCP Exemption No. 42015229E; FCP 82007022C Plan of Compliance No numerical limit; located outside of Clarksburg overlay zones; minimized impervious surfaces (1% increase over existing) MCDPS/ MCDEP M-NCPPC M-NCPPC M-NCPPC *Montgomery County Code Article V, Sec. 19-65 Slide #18
Environmental Findings The Applications meet the Water Quality Plan requirements of Chapter 19 of the Montgomery County Code. The Applications meet the Forest Conservation requirements of Chapter 22A of the Montgomery County Code. Slide #19
Proposal 5. Mandatory Referral MR2015008 Master Planned 50-foot public right-of-way 2 lane, closed section 26 foot wide public street 5-foot sidewalk for varied brick treatments to enhance historic character Restricted left turning movements from Clarksburg Square Road onto MD-355 during peak hours Slide #20
Corrected Conditions, Site Plan #820140050, Page 25 of Staff Report 5. Landscaping a) Before issuance of the any Use and Occupancy Certificate, all on-site amenities including, but not limited to, streetlights, sidewalks/pedestrian pathways, hardscape, benches, trash receptacles, bicycle facilities, and pedestrian system and picnic/seating areas must be installed. 6. Lighting a) Before issuance of the any building permit, the Applicant must provide certification to M-NCPPC Staff from a qualified professional that the lighting plans conform to the Illuminating Engineering Society of North America (IESNA) standards for commercial development. 7. Site Plan Surety and Maintenance Agreement Before issuance of the any building permit, the Applicant must enter into a Site Plan Surety and Maintenance Agreement with the Planning Board. The Agreement must include a performance bond(s) or other form of surety with the following provisions: b) The cost estimate must include applicable Site Plan elements, including, but not limited to plant material, on-site lighting, recreational facilities, site furniture, mailbox pad sites, trash enclosures, retaining walls, fences, railings, private roads, paths and associated improvements within the relevant phase of development. The surety must be posted before issuance of the any building permit within each relevant phase of development and will be tied to the development program. Slide #21
Corrected Conditions Continued, Site Plan #820140050 Page 24-25 of Staff Report 9. Certified Site Plan Before approval of the Certified Site Plan the following revisions must be made and/or information provided subject to Staff review and approval: a) Include the stormwater management concept Preliminary/Final Water Quality Plan approval letter, development program, and Site Plan resolution, and resolution for Site Plan Amendment #82007022C on the approval or cover sheet(s). Slide #22
Corrected Conditions, Site Plan Amendment 82007022C Page 30-31 of Staff Report 5. Landscaping a) Before issuance of the any Use and Occupancy Certificate, all on-site amenities including, but not limited to, streetlights, sidewalks/pedestrian pathways, hardscape, benches, trash receptacles, bicycle facilities, and pedestrian system and picnic/seating areas must be installed. 6. Lighting a) Before issuance of the any building permit, the Applicant must provide certification to M-NCPPC Staff from a qualified professional that the lighting plans conform to the Illuminating Engineering Society of North America (IESNA) standards for commercial development. 7. Site Plan Surety and Maintenance Agreement Before issuance of the any building permit, the Applicant must enter into a Site Plan Surety and Maintenance Agreement with the Planning Board. The Agreement must include a performance bond(s) or other form of surety with the following provisions: b) The cost estimate must include applicable Site Plan elements, including, but not limited to plant material, on-site lighting, recreational facilities, site furniture, mailbox pad sites, trash enclosures, retaining walls, fences, railings, private roads, paths and associated improvements within the relevant phase of development. The surety must be posted before issuance of the any building permit within each relevant phase of development and will be tied to the development program. Slide #23
Corrected Conditions Continued, Site Plan Amendment 82007022C, Page 31 of Staff Report 9. Certified Site Plan Before approval of the Certified Site Plan the following revisions must be made and/or information provided subject to Staff review and approval: a) Include the final forest conservation approval letter, stormwater management concept Preliminary/Final Water Quality Plan approval letter, development program, and Site Plan Amendment #82007022C resolution, Site Plan #820140050 resolution on the approval or cover sheet(s). Slide #24
Recommendation and Action: Staff recommends approval with conditions, and adoption of the resolutions for: The Preliminary Plan #120140060 with Preliminary Water Quality Plan Site Plan #820140050 with Final Water Quality Plan, as amended herein Site Plan Amendment #82007022C with Preliminary/Final Water Quality Plan, as amended herein Mandatory Referral #MR2015008, transmit comments Slide #25