[RP TownTalk] M-UTC Staff report to Patriot Group
Alice Ewen Walker
alice.ewen.walker at gmail.com
Thu May 4 20:35:13 UTC 2006
Several residents requested that this be posted when possible.
Here's a copy of the staff report provided to Patriot Group, for those
interested. Patriot Group also referenced last night a matrix/chart that
summarizes the areas of compliance and non-compliance. I do not have an
electronic copy of that, but will see what we can do to get that posted.
The chart reiterates what is provided below as narrative.
When there is another revision to this document, I'll post it to the list.
You can view copies of the current plans and drawings at the Town Hall.
- Alice Ewen Walker
M-UTC Committee Chair
------------------------------------
Riverdale Park M-U-TC Application – 2005-006-1(revised April 14,2006)
Subject: Proposed Patriot Group development of Dumm's corner
properties (e.g. locations 4a and 4c, Table 1 – page 22, Riverdale Park
M-U-TC Plan)
Location: 4705 Queensbury Road, 4700 Riverdale Road, and 6103 Lafayette
Avenue.
Size: approximately 2.0 acres.
Existing Uses: Former Credit Union at 4705 Queensbury Road, existing
Dumm's Corner Carryout Restaurant and convenience retail at 4700 Riverdale
Road, and existing boarding house apartments at 6103 Lafayette Avenue.
Proposal: 138 condominium residences in two 5-story buildings, which
together include 8,000s.f. street level retail, 155 garage parking spaces
and 20 surface parking spaces.
GENERAL PLAN, MASTER PLAN AND SMA
2002 General Plan: Developed Tier
Master Plan: Planning Area 68 Master Plan/Riverdale Park Mixed-Use-Town
Center Plan
• Planning Area/
Community: PA 68/Riverdale Park.
• Land Use: Mixed-Use residential and retail/office commercial.
• Environmental: No environmental issues.
• Historic Resources: This property exists in the historic core of the
Riverdale Park Mixed-Use Town Center. Development standards highlighted in
bold italics in the Riverdale Park Mixed-Use-Town Center Development Plan
are of particular importance to the historic core.
• Transportation: The property lies east of the CSX line railroad
tracks entirely within the municipality of Riverdale Park, Maryland. The
property access is via three municipal streets: Queensbury Road, Riverdale
Road, and Lafayette Avenue. Riverdale Road acts as a local collector road
east of the rail line connecting to Kenilworth Avenue, which is a County
designated arterial road. Queensbury Road acts as a local collector west of
the rail line connecting to US 1, which is a state designated 4-lane
collector road.
• Public Facilities: No public facilities issues.
• Parks & Trails: No parks and trails issues.
SMA/Zoning: Riverdale Park M-U-TC
PLANNING ISSUES
Riverdale Park M-U-TC Plan Land Use Policies and Development Standards
Land Use: 3 - SP- 239.02(6)(B) (page 79 of plan)
1) Table 1 (page 22) of the Riverdale Park M-U-TC Plan identifies the
subject properties as locations 4a and 4c. The Plan recommends a 3-4 story
residential development with retail ground floor uses for sub area 4a. The
Plan recommends a 2-4 story residential development with retail ground floor
uses for sub area 4c.
Staff comments:
The proposed land use conforms to the recommendations of the Plan for
residential development with ground-level retail for building A (4a).
Building B is entirely residential, which is a Special permit (SP) use and
requires review via the SP process.
Development Standards:
1) Build-to Line
• Page 33, # 8 provides that buildings may not be built within 100 feet
of a railroad track. The detailed site plan indicates that the build-to
line is within 77.8 feet of the railroad tracks. 3 - SP – not controversial
– criteria 548.00.01(a)(2)(A)and(C) (page 78 of plan)
Staff comments:
Since the use of "may not" is mandatory, this departure requires a Special
Permit review. Mitigation of the proximity to the railroad tracks will be
considered when reviewing building materials and the landscape plan.
• Standard 1, page 33 provides that all buildings shall be built within a
specified distance (the build-to line) of the face-of-curb depending upon
location, plus or minus the allowable variation per table 4 and Map 6. 2 -
will be adjusted to meet standard
• Table 4 provides that the build-to line for properties in the historic
core on streets not specified is 15 feet of the footprint of the previous
structure. Riverdale Road is not specified in Table 4. 2 - will be
adjusted to meet standard
• Map 6 provides that the build-to line on Riverdale Road is 15 feet for
a 7' wide sidewalk and 20 feet for a 12' wide sidewalk. 2 - will be
adjusted to meet standard
Staff comments:
The build-to line on Riverdale Road is 10 feet and in the places where the
street tree boxes are indicated, the side walk shrinks to five feet, which
does not meet the intent of the build-to line and streetscape standards to
create a comfortable pedestrian environment and an attractive streetscape.
The standards for sidewalks and landscaping found on page 59 of the plan and
item 11) below define more specifically standards pertinent to sidewalk and
landscape strip dimensions, and reinforce the relationship between the
build-to line requirements and the streetscape requirements. For example,
sidewalks shall begin 3 feet from the face of a building, and on streets
other than US 1, shall have a minimum 6-foot landscape strip installed
between the sidewalk edge and the street curb. Landscaping tree boxes are
to be offset from the curb a minimum of 1.5 feet to avoid car door
obstruction. Removable grates are discouraged except in the historic core.
If it is not possible to provide the 15 foot wide sidewalk and amenity
strip, it may be necessary to place street trees in grates to allow for a
wider and more comfortable sidewalk. These departures from the plan will
necessitate a Special Permit review.
2) Building Height
• The Riverdale Park M-U-TC Plan building height standards provide that
building height shall conform to Table 5 (page 45) of the Plan. Table five
establishes that the minimum height of buildings in the historic core shall
be two stories and the maximum height shall be three stories. 3 - SP
required as a departure to standards
a. The standards provide that an additional two stories may be considered
if each story is stepped back ten feet from the previous and the following
conditions are satisfied:
i. The step back will successfully prevent the building from visually
overwhelming any adjacent landmark properties or residential neighborhoods.
ii. The project meets the design principles and substantially enhances
the town center.
iii. The property is not located in the historic core or on Rhode Island
Avenue south of the channelized stream.
• Page 46 of the Plan provides that building heights should not vary more
than 15 percent from the average height of abutting/attached buildings. The
average height of surrounding buildings is approximately 35 feet. A 15%
variation would increase heights to 40.25 feet.
• The intent of the building height standards of the plan is to create a
comfortable pedestrian-scaled space that enhances the sense of enclosure and
avoids overwhelming the streetscape.
Staff comments: Special Permits are required for certain designated uses
and for departures from the development plan. The proposed building heights
do not conform to the Plan and will require a Special permit process as
described on page 66 of the Plan.
No attempt has been made to mitigate the height by stepping back the highest
floors (e.g. to create a terrace for a loft type unit or the use of dormers)
to prevent the building/s from visually overwhelming the adjacent
residential neighborhood.
3) Parking and Loading Provisions:
• Page 39 of the Plan provides that for residential development the
maximum number of off-street surface parking spaces shall be 1.5 spaces per
dwelling unit, and the minimum number of parking spaces per dwelling unit
shall be 1.25 spaces. Additional parking may be considered if structured.
1 - Standard is met
Staff comments: The proposed 138 condominium dwelling units at a minimum
will require 172.5 parking spaces. The proposal meets the minimum-parking
requirement for the residential component with 175 parking spaces.
• Standards 1 and 2 under Nonresidential Development, page 39 of the Plan
provide that the minimum number of off-street surface parking spaces
permitted for each land use other than residential shall be 50% from the
minimum number of required off-street parking spaces in accordance with
Section 27-568(a) of the Zoning Ordinance. If off-site shared parking is
utilized in accordance with the off-site shared parking requirements, then
the minimum required of off-street surface parking may be waived. 1 -
Standards are met
Staff comments:
Twenty-three parking spaces are required. Twenty-one surface parking spaces
are provided on the site and six additional on-street parking spaces located
on Riverdale Road exceed the parking requirements.
The proposal provides parking for the retail component. The proposed
8,000sf of retail space would generate the need for 45 parking spaces
according to Section 27-568(a)(5)(A) of the Zoning Ordinance. Since
standards 1 and 2 under Nonresidential Development, page 39 of the Plan
provide that the minimum number of off-street surface parking spaces
permitted for each land use other than residential shall be 50% from the
minimum number of required off-street parking spaces in accordance with
Section 27-568(a) of the Zoning Ordinance.
• Standards 1315 (standards 13 & 15 do not apply), may apply to the
proposed development. It is not possible to determine their application
with this application.
Staff comments:
Since each of these standards is a mandatory development standard,
non-compliance may require a Special Permit process from the strict
application of these standards.
• Standard 16 3 - SP departure per 548.00.01(a)(2)(A),(B) and (C) page
67 of plan provides that new development shall provide adequate loading
spaces to the rear of the building with access from alleys, side streets or
shared curb cuts.
Staff comments:
One loading space located on Riverdale Road is provided, which is not in
compliance with standard 16 since the loading space is on the street and not
from an alley or side street. A departure from this standard does not
substantially impair the integrity, intent or purpose of the Town Center
Plan, however, since standard 16 is a mandatory standard a departure form
this standard via the SP process is required.
4) Fencing, screening and buffering
• A detailed site plan will need to screen the internal surface parking
spaces adjacent to the single-family-detached residential use on the west
side of the site. (See page 35, 1c). 2 - will meet std via Leyland cypress
screen
• Dumpsters, HVAC units, and utility mechanical equipment shall be
completely screened so as not to be visible from sidewalks. (Page 35, #4). 2
- Will meet standard
Staff comments:
There is not enough information to determine if these standards are met. A
detail of the screening between buildings A and B and the abutting lots is
necessary to determine if the standards are met.
5) Signage
• A detailed site plan will need to provide a sign plan for the entire
building in accordance with standard 2, page 42 of the plan. 1 - Meets
standards
• Tenants need to be aware of the sign standards and the need for sign
approval by the M-U-TC Design Review Committee. 2 - Explain in note how
tenants made aware of sign standards
Staff comments:
The proposal appears to be in conformance with standard 2, given the uniform
sign band feature of the first floor retail spaces. It is unclear how
tenants will be made aware of the need for local review of sign proposals
such as through a property manager or condo association manager who will
require that signage proposals be in accordance with the Riverdale Park
M-U-TC Plan.
6) Lighting Design Standards (page 43 of Plan) 2 – Final site plan will
meet the stds.
• Standard 1 provides that primary entrances for all uses, except
single-family dwellings, on public streets shall be well illuminated by a
shielded light with a high color-rendering index.
• Standard 2 provides that alleys, parking, dumpsters, and service
entrances shall be illuminated with shielded pedestrian-oriented lighting
located no greater than 14 feet above ground level.
• Standard 3 provides that fixtures shall be located so that light does
not spill from a parking lot or service area onto an adjacent residential
property.
• Standard 4 provides that all lighting shall be shielded and of
intensity that minimizes light pollution.
Staff comments:
There is not enough information to determine if the standards 1, 2, 3, and 4
for Lighting, page 43 are met. If they are not met, a departure via the SP
process is required.
The proposed street light fixtures (Hadco poll and luminaries) appear to
coordinate with the municipal fixtures and are in compliance with the intent
of the lighting standards. However, a photometric plan that demonstrates
conformance to standards 1-8 is necessary.
7) Landscaping Design Standards (page 44 of the Plan)
• Standard 1 provides that the required tree coverage for each property
shall be ten percent of the gross site area, measured by the projected
ten-year coverage provided by a tree. The tree coverage should be
accomplished through the provision of shade rather than ornamental trees.
In lieu of meeting this standard, the applicant may plant street trees in
conformance with the streetscape standards (See Public Space Standards,
pages 58-61). 1 - Meets standard
• Standard 3 (page 44 of the Plan) provides that the property owner shall
install hose bibs on the outside of new buildings in locations appropriate
for watering street trees and landscaping. 2 - Annotate Site Plan - Final
site plan will meet standard
• Standard 4 (page 44 of the Plan) provides that a licensed landscape
supply company, landscape architect, or arborist shall be contracted for
installation and to certify the health of trees, landscape materials, and
guarantee survival. 2 - Annotate Site Plan - Final site plan will meet
standard
Staff comment: A landscape plan needs to be provided that implements the
development standards # 1, 3, and 4, per page 44 of the plan. Deviation
from these standards may require a special permit review. There is not
enough information to determine if standards 1, 3, and 4 for Landscaping,
page 44 are met. If they cannot be met, a departure via the SP process is
required.
8) Architecture (pages 47-51)
• Standard 4 provides that buildings that exceed 60 feet in street
frontage and are primarily horizontal in composition (that exceed a 1:1
ratio of width to height) shall be articulated so as to read as multiple
buildings through a combinations of techniques such as massing changes,
material changes, and vocabulary changes. . Working through for May M-U-TC
meeting
• Standard 5 provides that facades facing a street shall not contain
vinyl siding. Materials on facades facing a street should be composed
primarily of brick, stone and articulated stucco with concrete, metal and
wood details. Working through for May M-U-TC meeting
• Standard 6 provides that building facades shall be compatible, e.g.
have massing, window and door openings, rooflines, and detailing that
complement existing structures and are strongly encourage to have individual
character. Working through for May M-U-TC meeting
• Standard 7 provides that synthetic modern sidings shall not be used.
Materials facing buildings in this area, such as masonry, brick, wood and
clear glass, should be historically appropriate and generally reflect an
early twentieth-century character. Alternative materials may be used if it
is found that they satisfy the condition of appearing to be constructed of
pre-modern materials. Working through for May M-U-TC meeting
• Standard 9 provides All new multi-family housing developments shall
incorporate characteristics of larger surrounding single-family homes per
the following: Working through for May M-U-TC meeting
o Within a single building roof pitches should match;
o Massing changes in the front façade and roofline should reflect the
propositions of existing Riverdale park buildings;
o Windows should be vertical in shape and similar to buildings in the
surrounding residential community;
o Roof pitches should mimic that of nearby residences.
• Standard 13 provides that vertical and horizontal integration of uses
within a building should be signaled through architectural details. Working
through for May M-U-TC meeting
• Standard 14 provides that architectural detailing should be compatible
with the historic, built, and natural conditions. Working through for May
M-U-TC meeting
• Standard 15 provides that all multifamily residential development shall
use high-quality building materials and double-glazed windows. Working
through for May M-U-TC meeting
• Standard 16 provides that all multifamily residential units shall
include a variety of amenities such as a washer and dryer, solid-core
counter tops, wood floors, a fireplace, spacious bath-rooms and walk-in
closets. 2 - Meets standard 16 – prepare chart of amenities and provide on
site plan
• Standard 17 provides that all multifamily residential development shall
include a quality common area such as a recreation room, swimming pool,
rooftop terrace with landscaping, or park area that conforms to the Park and
Plazas Section of the design standards. Substantial improvements to a
public park or plaza within 800 feet of the development may be substituted
for an on-site, quality common area. 2 - Meets standard 17 – prepare chart
of amenities and provide on site plan
Staff comments:
The proposal does not meet standards 4, 5, 7, and 9c all of which are
mandatory standards. The photograph on page 46 of the plan shows the intent
of standards 1,2,4,5,6 and 7. The photo shows how a 4-story building could
meet standards 5, 6 and 7 when the building reads as individual buildings
and utilizes dormers, setbacks or other architectural features.
While the proposal incorporates some material changes and vocabulary
changes, the buildings read as single monolithic structures, with individual
character. The resulting affect overwhelms the area while simultaneously
diminishing the historic character of the area.
Since the building exceeds 60 feet of frontage, material changes and
vocabulary changes are not sufficient enough to meet the intent of the
standards. The first floor façade suggests split block; brick is a better
choice. Overall, the lack of quality materials and architecture that
demonstrates individual character does not meet the intent of the design
standards to promote new facades that complement adjacent and nearby
historic buildings while incorporating interesting and unique detailing and
design.
9) Additional Design Standards for Transitional properties in the
Historic Core (page 51)
• Standard 1 provides that all new buildings and additions shall
incorporate traditional design elements from the eras and regions of the
original residential buildings and the adjacent historic neighborhood so
that they are architecturally compatible, regionally responsive, and
historically sensitive including: similar roof pitches and styles, vertical
windows with double-hung panes, appropriate architectural framing and
detailing on all openings and formal primary entrances. Working through for
May M-U-TC meeting
Staff comments:
The lack of quality materials and architecture that demonstrates individual
character does not meet the intent of the design standards to promote new
facades that complement adjacent and nearby historic buildings while
incorporating interesting and unique detailing and design.
10) Building Openings (page 54)
• Standard 1 provides that commercial facades at ground level facing a
street shall be visually permeable in such a way that pedestrians may view
the interior and those inside the building may view the street. In the
historic core, this is to be achieved through a minimum 70 percent of the
ground floor façade being constructed of transparent material. 1- Meets
standard
• Standard 2 provides that transparent material shall be primarily
located across the length of the façade in the area between 2 ½ to 9 feet in
height. 1- Meets standard
• Standard 3 provides that windows shall have a vertical orientation,
except at the ground floor where square/horizontal windows are appropriate
for storefronts. 1- Meets standard
• Standard 4 provides that mirrored, reflective, or tinted windows may
not be used. 1- Meets standard – annotate plan
Staff comment: It appears that standards 1, 2 and 3 are met. There is not
enough information to determine if standard 4 is met.
11) Streetscape/Landscaping and pedestrian amenity zone (pages 58-61)
• Standard 2 (page 58) provides that the required width of the
streetscape for specific properties shall be found on Map 4:US 1 Concept and
Table 2: Public Space Recommendations. The streetscape shall be located
between the face-of-curb and the build-to-line, residential fence line, or
institutional use/large building park and plaza forecourt. Where expansion
of the US 1 roadbed is recommended, the area between the existing
face-of-curb and the future face-of-curb shall be treated as an extension of
the landscaping/pedestrian amenity strip. 1- Meets standard
• Standard 1 (Sidewalks, page 59) provides that sidewalks shall be
constructed between the landscaping/pedestrian amenity strip and the
build-to line. A seven-foot pedestrian zone shall be preserved
unobstructed; the remainder of the sidewalk may contain street furniture.
1- Meets standard
• Standard 2 (Sidewalks, page 59) provides that a minimum seven-foot-wide
walkway shall be located a maximum of three feet from the build-to line.
The three-foot area adjacent to storefronts may be used for street furniture
and retail product displays. Street furniture includes café seating,
flowerpots, benches, etc. 1- Meets standard
• Standard 1 ( Landscaping and Pedestrian Amenity Zone, page 59) provides
that a minimum six-foot- wide landscaping/pedestrian amenity strip shall be
installed between the sidewalk edge and the street curb of all streets other
than US 1. 1- Meets standard
• Standard 3 provides (Landscaping and Pedestrian Amenity Zone, page 59)
provides that all items, including landscaping and tree boxes, shall be
offset from the curb a minimum of 1.5 feet to avoid car door obstruction and
may be located in the sidewalk, outside of the seven-foot walkway. 2- Will
meet standard
• Standard 5 (Landscaping and Pedestrian Amenity Zone, page 60) provides
that all landscaping and tree boxes shall have a low-impact stormwater
system that stores and redirects sidewalk or building stormwater for reuse
as irrigation.
• Standard 6 (Landscaping and Pedestrian Amenity Zone, page 60) provides
that street trees to be planted in the US 1, Queensbury Road, East West
Highway, and the Rhode Island Avenue landscaping/pedestrian amenity strip
shall be located every 30 to 40 feet (relative to full growth size), and
shall be a minimum of 21/2-to3-inch caliper. 2- Will meet standard
• Standard 7 (Landscaping and Pedestrian Amenity Zone, page 60) provides
that tree boxes shall be a minimum of 5 feet wide and 10 feet long, a
maximum of 8 feet wide by 12 feet in length, and a minimum of 4 feet in
depth unless a greater depth is recommended for the tree's survival . . . .
. 2-Will meet standard
• Standard 8 (Landscaping and Pedestrian Amenity Zone, page 60) provides
that on all new construction, tree boxes and the continuous root zone under
the sidewalk between tree boxes shall be filled with structured soil to a
minimum depth of two feet below the paving material and a minimum width of
eight feet and drained with a minimum of two drainage lines. 2-Will meet
standard
• Standard 12 (Landscaping and Pedestrian Amenity Zone, page 61) provides
that landscaping at full growth shall cover a minimum of 70 percent of each
landscape box or strip, and the remainder shall be adequately mulched. 2-
Will meet standard.
Staff comments:
There is not enough information to determine if the standards 1, 5, 6, and
12 for Landscaping and Pedestrian Amenity Zone, are met. If they are not
met, departures via the Special permit process are required.
Along Riverdale Road, standard 1 does not appear to be met. The build-to
line on Riverdale Road is 10 feet and in the places where the street tree
boxes are indicated, the side walk shrinks to five feet, which does not meet
the intent of the build-to line and streetscape standards to create a
comfortable pedestrian environment and an attractive streetscape.
More information is needed to determine if the full canopy coverage of the
type and number of street trees meets the 70 percent required by standard
12.
Standards 3,7, and 8 appear to be met.
Standards 10-15 are not mandatory.
12) Services, Utilities, and Stormwater Management
• Standard 1 does not apply since the site is less than 2 acres in size.
Standards 2, 3 and 5 apply but there is not enough information to determine
if the standards are met. (See page 38 of the Plan). N/A
Staff comments:
Standards 2 and 3 are mandatory standards while standard 5 is
discretionary. If standards 2 and 3 can't be met they would require a
departure via the SP process.
13) Noise Mitigation
A detailed site plan will need to meet the design standards in accordance
with the standards described on page 53 of the Plan. Variances from
standards 1, and 2, will require a special permit review. 2- Final site plan
will meet standards
14) Parks and Plazas (pages 62-63)
A detailed site plan will need to meet the design standards for Parks and
Plazas in accordance with the standards described on pages 62 and 63 of the
Plan as a way of eliminating the need to provide a common space or swimming
pool within the multi-family residential complex. N/A since applicant
providing business center in complex.
Staff comments:
Not enough information exists to determine if these standards are met.
Since neither common space nor swimming pool is provided as an amenity for
the multi-family component, upgrades to Mable Munch Park in accordance with
the standards on pages 62 and 63 of the Plan are appropriate.
Riverdale Park M-U-TC\2005 applications\2005-006-1 (revised 4-14-06) Patriot
Group.doc
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