Attachment 3 SUMMIT AVENUE - Montgomery Planning Board
1
DETRICK AVENUE SUMMIT AVENU KNOWLES AVENUE - MD ROUTE 547 KAISER PLACE W E S NAD83 NAD83 15'R PROP. BMP-2 BIORETENTION 280 SF PROP. BMP-1 BIORETENTION 169 SF 5' 6' SIDEWALK 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. GARAGE ENTRY/EXIT PROP. 4-STORY MIXED USE RESIDENTIAL / COMMERCIAL BUILDING - 30,900 SF FFE VARIES LOADING DOCK PROP. LEVEL 3 COURTYARD PROP. OPEN TRELLIS 15' 30.5' 35'R 10'R 6.5'R 5'R 10'R PROP. 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' ULTIMATE SHA ROW LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD 15' SHA DEDICATION (AS PART OF PRELIMINARY PLAN #120200160) 5' PROP. CURB CONNECTION TO EXISTING PROP. SIDEWALK CONNECTION & BENCH AT EX. BUS STOP PROP. CURB & GUTTER BMP-3: MICRO- BIORETENTION PLANTER BOX (1,154 SF) LOCATED ON THIRD FLOOR BMP-2: MICRO- BIORETENTION PLANTER BOX (646 SF) LOCATED ON THIRD FLOOR BMP-1: MICRO- BIORETENTION PLANTER BOX (235 SF) LOCATED ON THIRD FLOOR PROP. BIKE RACKS (3) BMP-5: GREEN ROOF (942 SF) LOCATED ON THIRD FLOOR BMP-4: GREEN ROOF (1,450 SF) LOCATED ON THIRD FLOOR PROP. BENCH (TYP.) PROP. CROSSWALK (MCDOT STANDARD) PROP. STREET LIGHT (TYP.) PROP. CURB & GUTTER DUMPSTER LOCATION BUILDING HEIGHT MEASURING POINT (BHMP): 307.50' PROP. SIDEWALK CONNECTION TO EX. CONCRETE SIDEWALK PROP. SIDEWALK CONNECTION TO EXISTING PROP. 7' SIDEWALK (MC-110.01) PROP. SIDEWALK RAMP VARYING WIDTH (5' MIN.) (MC-110.01) PROP. PEDESTRIAN CROSSINGS TO BE AT-GRADE WITH ADJACENT SIDEWALK PROP. DEPRESSED CURB PROP. SIDEWALK VARYING 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'R 3'R 3'R 3'R PROP. STOP SIGN 8' 11' 0.5' 2.5' 20' CROSS ACCESS EASEMENT PROP. GARAGE ENTRY/EXIT THRU ACCESS TO SUMMIT AVENUE TRANSFORMER SCREENING WITH SLIDING GATE (SEE ARCH PLANS) PROP. CURB & GUTTER 80' ULTIMATE COUNTY 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 LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD PROP. 5' DEDICATION PROP. SIDEWALK CONNECTION TO EX. ASPHALT PARKING LOT PROP. DEPRESSED CURB PROP. GAS PROP. ELEC. PROP. 15" RCP STM PIPE @ 1.00% PROP. SEWER EXTENSION @ 1.00% PROP. WATERLINE CONNECTION W PROP. TS&V CONNECTION S S S S PROP. SEWER CONNECTION @ 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. CURB INLET PROP. FH 306 310 302 304 302 300 314 304 G 301.00 G 301.00 G 303.00 MATCH EX. TC 312.55 BC 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 304.65 G 304.55 312 TC 313.00 BC 312.50 TC 312.50 BC 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 DISCLAIMER PROJECT No.: DRAWN BY: CHECKED BY: DATE: CAD I.D.: PROJECT: FOR H:\19\MB192168\DRAWINGS\PLAN SETS\SITE PLAN\MB192168-SDP-4----->LAYOUT: 04 SITE PLAN LW THIS DRAWING IS INTENDED FOR MUNICIPAL AND/OR AGENCY REVIEW AND APPROVAL. IT IS NOT INTENDED AS A CONSTRUCTION DOCUMENT UNLESS INDICATED OTHERWISE. SHEET NUMBER: SHEET TITLE: MB192168 LMW BF 1/12/2021 THE FLATS AT KNOWLES STATION 10509 SUMMIT VENTURE, LLC C/O WOODSIDE VENTURES & REALITY SERVICES LOCATION OF SITE: 10509 SUMMIT AVENUE MONTGOMERY COUNTY KENSINGTON, MARYLAND 20895 LOT: 15, 17, 19 & PART OF 21, 23 1 2 3 REVISION 3 - REVISIONS REV DATE COMMENT DRAWN BY CHECKED BY 11/11/2020 PER DRC COMMENTS LMW BLF 12/15/2020 PER MNCPPC COMMENTS LMW BLF 01/12/2021 PER MNCPPC COMMENTS LMW BLF 01/12/2021 NOT APPROVED FOR CONSTRUCTION 16701 MELFORD BLVD , SUITE 310 BOWIE, MARYLAND 20715 Phone: (301) 809-4500 Fax: (301) 809-4501 MD@BohlerEng.com TM THE INFORMATION, DESIGN AND CONTENT OF THIS PLAN ARE PROPRIETARY AND SHALL NOT BE COPIED OR USED FOR ANY PURPOSE WITHOUT PRIOR WRITTEN AUTHORIZATION FROM BOHLER. ONLY APPROVED, SIGNED AND SEALED PLANS SHALL BE UTILIZED FOR CONSTRUCTION PURPOSES © SITE CIVIL AND CONSULTING ENGINEERING LAND SURVEYING PROGRAM MANAGEMENT LANDSCAPE ARCHITECTURE SUSTAINABLE DESIGN PERMITTING SERVICES TRANSPORTATION SERVICES BOHLER PROFESSIONAL CERTIFICATION I, BRADFORD L. FOX , HEREBY CERTIFY THAT THESE DOCUMENTS WERE PREPARED OR APPROVED BY ME, AND THAT I AM A DULY LICEN SED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MARYLAND, LICENSE NO. 37966, EXPIR ATI ON DATE: 11/30/2021 B. L. FOX PROFESSIONAL ENGINEER MARYLAND LICENSE No. 37966 C A L L B E F O R E Y O U D I G D I G W I T H C . A . R . E . THE FOLLOWING STATES REQUIRE NOTIFICATION BY EXCAVATORS, DESIGNERS, OR ANY PERSON PREPARING TO DISTURB 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 UNDER PRELIMINAR< PLAN 0000 DEVELOPMENT APPROVED UNDER PRELIMINARY PLAN #120200160 PROP. URBAN PLAZA / PARK CONNECTION / OPEN SPACE PROVIDED AS PART OF THIS PROJECT DEVELOPMENT SEQUENCE: DEVELOPMENT IS PLANNED TO TAKE PLACE IN A SINGLE PHASE, WHICH WILL INCLUDE PROPOSED BUILDING AND STREETSCAPE IMPROVEMENTS. NO ADDITIONAL DEVELOPMENT IS PROPOSED ON THE SENDING PROPERTIES. SIGNAGE AND PAVEMENT MARKING NOTE: SIGNAGE AND PAVEMENT MARKINGS ARE SHOWN FOR REFERENCE ONLY AND WILL BE FINALIZED AT ROW PERMIT UNDER 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 SECTION 4.6.2.C DEVELOPMENT WITH MODERATELY PRICED DWELLING UNITS OF THE MONTGOMERY COUNTY 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 SUMMIT AVE FINAL ROAD SECTION, SHEET C-07, FOR CONCEPTUAL LAYOUT) AREA OF FUTURE 2-WAY 10' BICYCLE LANE (SEE KNOWLES AVE FINAL ROAD SECTION, SHEET C-08, FOR CONCEPTUAL LAYOUT) PROJECT DATA TABLE: CRT-1.5, C-1.0, R-0.5, H-60 SUBJECT PROPERTY 10509 SUMMIT AVE SENDING SITE 3827 PLYERS MILL ROAD SENDING SITE 10414 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 FAR FAR PERMITTED / REQUIRED PER THE ZONING 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 FAR FAR PERMITTED / REQUIRED PER THE ZONING 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 THE ZONING 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 PER THE 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.1 1,125 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 ZONE SITE AREA (SF) PRIOR DEDICATIONS (SF) GROSS TRACT AREA (SF) MAX FAR MAX GFA (SF) MAX FAR (COMMERCIAL) MAX GFA (SF) (COMMERCIAL) MAX FAR (RESIDENTIAL) MAX GFA (SF) (RESIDENTIAL) TOTAL FLOOR AREA TO BE TRANSFERRED (RESIDENTIAL) TOTAL FLOOR AREA TO BE TRANSFERRED (COMMERCIAL) NOTES 3827 PLYERS MILL 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 DETRICK AVENUE 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 TABULATION PERMITTED / 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) OFFICE 2.00 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) RETAIL 3.50 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 PARKING 123 SP (MINIMUM) 208 SP (MAXIMUM) 166 SPACES HANDICAPPED PARKING (PER COMAR 09.12.54) TOTAL MINIMUM # OF ACCESSIBLE PARKING SPACES TOTAL # OF PARKING SPACES 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 PARKING SPACES 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 A REDUCED 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 UNITS 50 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 PARKING 54 SP (MINIMUM) 350 SP (MAXIMUM) 65 SPACES PROP. URBAN PLAZA Attachment 3
Transcript of Attachment 3 SUMMIT AVENUE - Montgomery Planning Board
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
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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
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LOD
LOD
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LOD
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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
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S\SI
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LAN
LW
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
TM
THE
INFO
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DES
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CONT
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OF T
HIS
PLAN
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PRO
PRIE
TARY
AND
SHA
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PUR
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WIT
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OR W
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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
