attachment 3 summit avenue - montgomery planning board
TRANSCRIPT
DETR
ICK
AVEN
UE
SUM
MIT
AVE
NUE
KNOWLES AVENUE - MD ROUTE 547
KAISER PLACE
W E
S
NAD
83
NAD
83
15'R
PROP. BMP-2BIORETENTION
280 SF
PROP. BMP-1BIORETENTION
169 SF
5'
6'SIDEW
ALK
12'PLANTING STRIP
12'
12'
12'
12'
16'
12'12' RESIDENTIAL ASPHALT DRIVEWAY
12' RESIDENTIAL ASPHALT DRIVEWAY
12' RESIDENTIAL ASPHALT DRIVEWAY
12' RESIDENTIAL ASPHALT DRIVEWAY
12' RESIDENTIAL ASPHALT DRIVEWAY
16' RESIDENTIAL ASPHALT DRIVEWAY
5'
5'
5'
6'
6'
6'
8.7'
5'
15'
ELEV.
PROP. GARAGEENTRY/EXIT
PROP. 4-STORY MIXED USERESIDENTIAL / COMMERCIAL
BUILDING - 30,900 SFFFE VARIES
LOADINGDOCK
PROP. LEVEL 3COURTYARD
PROP. OPENTRELLIS
15'
30.5'
35'R
10'R
6.5'R
5'R
10'RPROP. ADA RAMP
10'
10'
PROP. CROSSWALK(MCDOT STANDARD)
5'R
20'R
15'
PROP. ADA RAMP(MC-112.01)
PROP. ADA RAMP(MC-112.01)
PROP.BENCHES(TYP.)
PROP. 15'DEDICATION
PROP. BIKE RACKS (2)
80' U
LTIM
ATE
SHA
ROW
LOD
LODLODLOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD LOD
LOD
LOD
LOD
LOD LOD
LOD
LOD
LOD
LOD
15' S
HADE
DICA
TION
(AS
PART
OF
PREL
IMIN
ARY
PLAN
#120
2001
60)
5'
PROP. CURBCONNECTIONTO EXISTING
PROP. SIDEWALKCONNECTION & BENCHAT EX. BUS STOP
PROP.CURB &
GUTTER
BMP-3: MICRO-BIORETENTIONPLANTER BOX
(1,154 SF) LOCATEDON THIRD FLOOR
BMP-2: MICRO-BIORETENTIONPLANTER BOX
(646 SF) LOCATEDON THIRD FLOOR
BMP-1: MICRO-BIORETENTIONPLANTER BOX
(235 SF) LOCATEDON THIRD FLOOR
PROP. BIKERACKS (3)
BMP-5: GREENROOF (942 SF)LOCATED ONTHIRD FLOOR
BMP-4: GREENROOF (1,450 SF)
LOCATED ONTHIRD FLOOR
PROP. BENCH (TYP.)
PROP. CROSSWALK(MCDOT STANDARD)
PROP. STREETLIGHT (TYP.)
PROP. CURB& GUTTER
DUMPSTER LOCATION
BUILDING HEIGHTMEASURING POINT(BHMP): 307.50'
PROP. SIDEWALKCONNECTION TO EX.CONCRETE SIDEWALK
PROP. SIDEWALKCONNECTION TO EXISTING
PROP. 7' SIDEWALK(MC-110.01)
PROP. SIDEWALKRAMP VARYINGWIDTH (5' MIN.)
(MC-110.01)
PROP. PEDESTRIANCROSSINGS TO BEAT-GRADE WITHADJACENT SIDEWALK
PROP.DEPRESSED CURB
PROP. SIDEWALKVARYING WIDTH(5' MIN.) (MC-110.01)WITH 6" RISERS
PROP. 6' SIDEWALK(MC-110.01)
20.8'
6'
7'
7'
7'
10'
8.5'
20'
20'
7'
5'
5'
6'
7'
10'
11'
8'
11'
8'
11'
10'
11'
8'
4'
3'R3'R
3'R3'R
PROP. STOP SIGN
8'
11'0.5'
2.5'
20' C
ROSS
ACC
ESS
EASE
MENT
PROP. GARAGEENTRY/EXIT
THRU ACCESS TOSUMMIT AVENUE
TRANSFORMER SCREENING WITHSLIDING GATE (SEE ARCH PLANS)
PROP. CURB& GUTTER
80' ULTIMATECOUNTY ROW
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LODLODLODLODLODLODLODLODLODLODLOD
PROP. 5' DEDICATION
PROP. SIDEWALKCONNECTION TO EX.ASPHALT PARKING LOT
PROP.DEPRESSED
CURB
PROP. GAS
PROP. ELEC.
PROP. 15" RCPSTM PIPE @ 1.00%
PROP. SEWEREXTENSION@ 1.00%
PROP.WATERLINECONNECTION
WPROP. TS&V
CONNECTION
S
S
S
SPROP. SEWERCONNECTION@ 2.00%
PROP.FDC
PROP. TRENCH DRAIN
C T
E
E
E
E
E
E
E
E
E
E
PROP. TRANSFORMER
G
G
G
PROP. 15" RCP STM PIPE @ 1.00%
PROP. STM MH
PROP. CURB INLET
PROP. CURBINLET
PROP. FH
306
310
302
304
302
300
314
304
G 301.00 G 301.00
G 303.00
MATCH EX.TC 312.55BC 312.05
G 309.00
G 310.00
G 309.40
G 305.00
G 313.00
TS 307.65
TS 307.70
G 305.65
G 305.70
G 304.65G 304.55
312
TC 313.00BC 312.50
TC 312.50BC 312.00
TS 312.25
TS 312.30
BS 310.25
BS 310.30
TS 309.95
TS 310.00
BS 307.95
BS 308.00
308
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noPROJECT No.:DRAWN BY:CHECKED BY:DATE:CAD I.D.:
PROJECT:
FOR
H:\1
9\M
B19
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\MB
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THIS DRAWING IS INTENDED FOR MUNICIPAL AND/OR AGENCYREVIEW AND APPROVAL. IT IS NOT INTENDED AS A CONSTRUCTION
DOCUMENT UNLESS INDICATED OTHERWISE.
SHEET NUMBER:
SHEET TITLE:
MB192168LMW
BF1/12/2021
THE FLATS ATKNOWLES STATION
10509 SUMMITVENTURE, LLC C/O
WOODSIDE VENTURES& REALITY SERVICES
LOCATION OF SITE:10509 SUMMIT AVENUEMONTGOMERY COUNTY
KENSINGTON, MARYLAND 20895LOT: 15, 17, 19 & PART OF 21, 23
1
2
3
REVISION 3 -
REVISIONS
REV DATE COMMENT DRAWN BYCHECKED BY
11/11/2020 PER DRC COMMENTS LMWBLF
12/15/2020 PER MNCPPCCOMMENTS
LMWBLF
01/12/2021 PER MNCPPCCOMMENTS
LMWBLF
01/12/2021
NOT APPROVED FORCONSTRUCTION
16701 MELFORD BLVD , SUITE 310BOWIE, MARYLAND 20715
Phone: (301) 809-4500Fax: (301) 809-4501
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PROFESSIONAL CERTIFICATIONI, BRADFORD L. FOX, HEREBY CERTIFY THAT THESE
DOCUMENTS WERE PREPARED OR APPROVED BY ME, ANDTHAT I AM A DULY LICENSED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF MARYLAND,LICENSE NO. 37966, EXPIRATION DATE: 11/30/2021
B. L. FOX
PROFESSIONAL ENGINEERMARYLAND LICENSE No. 37966
C A L L B E F O R E Y O U DI G
D IG W
I T H C .A . R. E.
THE FOLLOWING STATES REQUIRE NOTIFICATION BYEXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TODISTURB THE EARTH'S SURFACE ANYWHERE IN THE STATE.IN VIRGINIA, MARYLAND, THE DISTRICT OF COLUMBIA, AND
DELAWARE CALL - 811(WV 1-800-245-4848) (PA 1-800-242-1776) (DC 1-800-257-7777)(VA 1-800-552-7001) (MD 1-800-257-7777) (DE 1-800-282-8555)
SITE PLAN#820210030
C-04
SITE PLAN
SDP-0
PROP. ESD PRACTICE
PROP. CONCRETE SIDEWALK
LEGEND
PROP. BRICK PAVER
LOD LIMITS OF DISTURBANCE
PROPERTY LINE
ADJACENT PROPERTY LINE
APPROVED UNDERPRELIMINARY PLAN
#120200160
DEVELOPMENT APPROVEDUNDER PRELIMINARY PLAN#120200160
PROP. URBAN PLAZA /PARK CONNECTION /
OPEN SPACE PROVIDEDAS PART OF THIS
PROJECT
DEVELOPMENT SEQUENCE:DEVELOPMENT IS PLANNED TO TAKE PLACE IN A SINGLEPHASE, WHICH WILL INCLUDE PROPOSED BUILDING ANDSTREETSCAPE IMPROVEMENTS. NO ADDITIONALDEVELOPMENT IS PROPOSED ON THE SENDING PROPERTIES.
SIGNAGE AND PAVEMENTMARKING NOTE:SIGNAGE AND PAVEMENT MARKINGS ARE SHOWN FORREFERENCE ONLY AND WILL BE FINALIZED AT ROW PERMITUNDER SIGNAGE AND PAVEMENT MARKING PLAN.
1 25% MPDU'S PROVIDED: RESIDENTIAL DENSITY INCREASED ABOVE THE MAPPED RESIDENTIAL FAR BY 30% PLUS 0.1%FOR EACH 0.1% INCREASE IN MPDU'S ABOVE 20% (5%) = 35% TOTAL BONUS DENSITY IN ACCORDANCE WITH SECTION4.6.2.C DEVELOPMENT WITH MODERATELY PRICED DWELLING UNITS OF THE MONTGOMERYCOUNTY ZONING ORDINANCE (CHAPTER 59).
2 5,000 SF OF CELLAR RETAIL SPACE IS NOT COUNTED TOWARDS COMMERCIAL FAR, BUT IS PARKED.3 ADDITIONAL INCREASE IN BUILDING HEIGHT TO PROVIDE 25% MPDU'S.
AREA OF FUTURE 2-WAY 10'BICYCLE LANE (SEE SUMMITAVE FINAL ROAD SECTION,
SHEET C-07, FORCONCEPTUAL LAYOUT)
AREA OF FUTURE 2-WAY 10'BICYCLE LANE (SEE
KNOWLES AVE FINAL ROADSECTION, SHEET C-08, FOR
CONCEPTUAL LAYOUT)
PROJECT DATA TABLE: CRT-1.5, C-1.0, R-0.5, H-60SUBJECT PROPERTY10509 SUMMIT AVE
SENDING SITE3827 PLYERS MILL ROAD
SENDING SITE10414 DETRICK AVE
GROSS TRACT AREA
NET TAXABLE AREA 36,507 SF (0.84 AC) 42,379 SF (0.97 AC) 18,150 SF (0.42 AC)
RIGHT-OF-WAY 14,018 SF (0.32 AC) 0 6,711 SF (0.15 AC)
GROSS TRACT AREA 50,525 SF (1.16 AC) 42,379 SF (0.97 AC) 24,861 SF (0.57 AC)
RESIDENTIAL FARFAR PERMITTED / REQUIRED PER THEZONING ORDINANCE 0.5 0.5 0.5
CURRENT BASE RESIDENTIAL DENSITY 25,263 SF 21,235 SF 12,431 SF
MPDU BONUS DENSITY 1
(MODERATELY PRICED DWELLING UNITS) 8,842 SF 1 7,432 SF 1 4,351 SF 1
PROPOSED BY SITE PLAN / PRELIMINARY PLAN /SKETCH PLAN 34,105 SF 28,667 SF 16,782 SF
TOTAL PROPOSED RESIDENTIAL FAR 1.57 FAR (79,554 SF)
COMMERCIAL FARFAR PERMITTED / REQUIRED PER THEZONING ORDINANCE 1.0 1.0 1.0
CURRENT BASE COMMERCIAL DENSITY 50,525 SF N/A N/A
PROPOSED BY SITE PLAN / PRELIMINARY PLAN /SKETCH PLAN 22,651 SF 2 N/A N/A
TOTAL PROPOSED COMMERCIAL FAR 0.45 FAR (22,651 SF)
TOTAL FAR
FAR PERMITTED / REQUIRED PER THEZONING ORDINANCE
CRT - 1.5 FAR
C - 1.0 FAR
R - 0.5 FAR
PROPOSED BY SITE PLAN / PRELIMINARY PLAN /SKETCH PLAN
CRT - 2.02 FAR (102,205 SF)
C - 0.45 FAR (22,651 SF)
R - 1.57 FAR (79,554 SF)
PERMITTED / REQUIRED PERTHE ZONING ORDINANCE
PROPOSED BY SITE /PRELIMINARY / SKETCH PLAN
EXISTING RESIDENTIAL DWELLING UNITS TO BE REMOVED N/A 0
PROPOSED MODERATELY PRICED DWELLING UNITS (MPDU's) 12% TO 25% 25% (25 UNITS)
PUBLIC OPEN SPACE (% OF NET LOT AREA) 0% PER SECTION 4.5.4.B.11,125 SF (ON-SITE)1,580 SF (OFF-SITE)
2,705 SF (TOTAL 8.2% )
MAXIMUM BUILDING HEIGHT 60' 72' 3
MINIMUM BUILDING SETBACKS
FRONT (OFF SUMMIT AVENUE) 0' 0'
FRONT (OFF KNOWLES AVENUE) 0' 0'
SIDE (NORTH SIDE) 0' 0'
REAR (EAST SIDE) 0' 2'
BUILD TO AREA (BTA) (MAX SETBACK & MIN % OF FACADE)
FRONT (OFF SUMMIT AVENUE) 70% WITHIN 15' 100% WITHIN 15'
FRONT (OFF KNOWLES AVENUE) 70% WITHIN 15' 79% WITHIN 15'
MASSING (MAX) N/A N/A
BUILDING ORIENTATION
ENTRANCE FACING STREET OR OPEN SPACE 75' MAX ENTRANCE SPACING YES
TRANSPARENCY, FOR WALLS FACING A STREET OR OPEN SPACE
GROUND STORY, FRONT (OFF SUMMIT AVENUE) 60% (MIN) 70%
GROUND STORY, FRONT (OFF KNOWLES AVENUE) 60% (MIN) 85%
UPPER STORY 20% (MIN) 30%
THE FLATS AT KNOWLES STATION - FAR TRANSFER ANALYSIS
SITE LOCATION / PLAT ZONESITEAREA(SF)
PRIORDEDICATIONS
(SF)
GROSSTRACTAREA(SF)
MAXFAR
MAXGFA(SF)
MAX FAR(COMMERCIAL)
MAX GFA (SF)(COMMERCIAL)
MAX FAR(RESIDENTIAL)
MAX GFA (SF)(RESIDENTIAL)
TOTAL FLOORAREA TO BE
TRANSFERRED(RESIDENTIAL)
TOTAL FLOORAREA TO BE
TRANSFERRED(COMMERCIAL)
NOTES
3827 PLYERSMILL ROAD
LOT 15, WAUGHS SUBDIVISION/ PLAT NO. A-4
CRT-1.5, C-1.0,R-0.5, H-60 42,470 N/A 42,470 1.5 63,705 1.0 42,470 0.5 21,235 21,235 0
EXISTING GFA = 30,475 SF (COMMERCIAL); 0 SF (RESIDENTIAL)AVAILABLE GFA = 11,995 SF (COMMERCIAL); 21,235 SF (RESIDENTIAL)
10414 DETRICKAVENUE
LOT 18 & PART LOTS 20 & 22,HUCKS & COPPS SUBDIVISION
/ PLAT NO. A-18
CRT-1.5, C-1.0,R-0.5, H-60 18,150 6,711 24,861 1.5 37,292 1.0 24,861 0.5 12,431 12,431 0
EXISTING GFA = 6,745 SF (COMMERCIAL); 0 SF (RESIDENTIAL)AVAILABLE GFA = 18,116 SF (COMMERCIAL); 12,431 SF (RESIDENTIAL)
TOTAL 33,666
REQUIRED/PROVIDED PARKING TABULATIONPERMITTED / REQUIRED PER
THE ZONING ORDINANCE(IN REDUCED PARKING AREA)
PROPOSED BY SITE / PRELIMINARY / SKETCH PLANS
REQUIRED PROPOSED
VEHICLE PARKING
RESIDENTIAL(MULTI-FAMILY
UNITS)
MINIMUMS:(UNBUNDLED):
0.50 SP/STUDIO, 0.50 SP/1BR,0.75 SP/2BR
(BUNDLED):1.00 SP/STUDIO, 1.00 SP/1BR,
1.00 SP/2BR
MAXIMUMS:1.00 SP/STUDIO, 1.25 SP/1BR,
1.50 SP/2BR
STUDIO UNITS: 18 (UNBUNDLED)1 BR UNITS: 39 (UNBUNDLED)2 BR UNITS: 18 (UNBUNDLED)
42 SP (MINIMUM)94 SP (MAXIMUM)
48 SPACES(GARAGE PARKING LEVEL 3)
LIVE / WORK(RESIDENTIAL)
1.00 SP / UNIT (MIN.)1.00 SP / UNIT (MAX.) 25 LIVE/WORK UNITS (BUNDLED TANDEM) 25 SP (MINIMUM)
25 SP (MAXIMUM)18 SPACES (GARAGE LEVEL 1)6 SPACES (GARAGE LEVEL 2)
26 SPACES (GARAGE LEVEL 3)50 SPACES (TOTAL)
LIVE / WORK(OFFICE)
2.00 SP / 1000 SF GFA (MIN.)3.00 SP / 1000 SF GFA (MAX.) UP TO 11,500 SF 23 SP (MINIMUM)
35 SP (MAXIMUM)
OFFICE2.00 SP / 1000 SF GFA (MIN.)3.00 SP / 1000 SF GFA (MAX.) UP TO 6,000 SF 12 SP (MINIMUM)
18 SP (MAXIMUM) 15 SPACES (GARAGE LEVEL 2)
RETAIL3.50 SP / 1000 SF GFA (MIN.)6.00 SP / 1000 SF GFA (MAX.) UP TO 6,000 SF 21 SP (MINIMUM)
36 SP (MAXIMUM) 23 SPACES (GARAGE LEVEL 2)
ADDITIONAL PARKING 30 SPACES (GARAGE LEVEL 1)
TOTAL VEHICULAR PARKING123 SP (MINIMUM)208 SP (MAXIMUM) 166 SPACES
HANDICAPPED PARKING (PER COMAR 09.12.54)
TOTALMINIMUM # OFACCESSIBLE
PARKINGSPACES
TOTAL # OFPARKINGSPACES
PROVIDED(PER LOT)
48 PARKING SPACES (RETAIL GARAGE LEVEL)44 PARKING SPACES (GARAGE LEVEL 1)
+ 74 PARKING SPACES (GARAGE LEVEL 2)166 PARKING SPACES PROVIDED (TOTAL)
6 ADA PARKINGSPACES
2 ADA SPACES (GARAGE LEVEL 1)2 ADA SPACES (GARAGE LEVEL 2)
+ 3 ADA SPACES (GARAGE LEVEL 3)5 ADA PARKING SPACES (TOTAL)
6 151 TO 200
MOTORCYCLE PARKING 2% OF VEHICLE SPACES (MIN.)10 SPACES (MAX.) 166 TOTAL PARKING SPACES PROVIDED
3 SP (MINIMUM)10 SP (MAXIMUM) 5 EV SPACES
SPACES FOR CHARGING ELECTRIC VEHICLES 1 SPACE / 100 TOTAL SPACES 166 TOTAL PARKING SPACES PROVIDED 2 SPACES 4 MOTORCYCLE SPACES
COMPACT PARKING 20% OF ALL SPACES IN AREDUCED PARKING AREA 166 TOTAL PARKING SPACES PROVIDED 33 SP (MAXIMUM) 33 COMPACT SPACES
BICYCLE PARKING
RESIDENTIAL
MINIMUM:0.50 SP / DWELLING UNIT
MAXIMUM:100 SP
LONG-TERM:95%
100 DWELLING UNITS50 SP (MINIMUM)
100 SP (MAXIMUM)SHORT TERM:
10 SPACES (ON-SITE BIKE RACKS)
LONG TERM (RESIDENTIAL):10 SP (GARAGE LEVEL 1)2 SP (GARAGE LEVEL 2)38 SP (GARAGE LEVEL 3)50 LONG TERM SPACES
LONG TERM (COMMERCIAL):5 SP (GARAGE LEVEL 2)
OFFICE
MINIMUM:1.00 SP / 5,000 SF GFA
MAXIMUM:100 SP
LONG-TERM:85%
LIVE/WORK (OFFICE):UP TO 11,500 SF
OFFICE:UP TO 6,000 SF
LIVE/WORK:2 SP (MINIMUM)
100 SP (MAXIMUM)OFFICE:
1 SP (MINIMUM)100 SP (MAXIMUM)
RETAIL
MINIMUM:1.00 SP / 10,000 SF GFA
MAXIMUM:50 SP
LONG-TERM:15%
UP TO 6,000 SF 1 SP (MINIMUM)50 SP (MAXIMUM)
TOTAL BICYCLE PARKING54 SP (MINIMUM)
350 SP (MAXIMUM) 65 SPACES
PROP. URBAN PLAZA
Attachment 3