MEMORANDUM
TO: City Council
FROM: David DeuschCity Manager
SUBJECT: Detailed Site Plan (DSP) # 03019Spring Meadows
DATE: 6/12/03
I. General Information
Applicant: K & P Builders, Inc.
Status of Ownership: Contract Purchaser/Developer/Applicant
Subject: Detailed Site Plan #DSP-03019
Project Name: Spring Meadows
Location: East side of Church Road, south of MD 450 (see Attachment 1)
Acreage: 33.01 acres
Existing Zoning: R-R Cluster (Rural-Residential)
Existing Land Use: Two existing residences with outbuildings; generally undeveloped
Proposed Land Use: 52 single-family detached units
Adjacent Land Uses/Zoning: North: MD 450; O-S/City parkland
South: R-R/Westview Cluster (139 s.f. homes)
East: R-R/Collington Park; C-M / Public Storage
West: Stewart’s Landing Subdivision (78 s.f. homes)
Master Plan Living Area: Community VI
Water and Sewer Category: S-3 and W-3
Police: Bowie, District II
Fire and Ambulance: Station #39, Annapolis Road
Medic: Station #18, Glenn Dale
Schools: Elementary School Cluster #3
Middle School Cluster #2
High School Cluster #2
II. Background Information
In November of 2002, the City Council reviewed the Preliminary Plan for Spring Meadows and recommended approval of the plan with the following conditions:
1. Prior to final plat approval, the applicant shall demonstrate how the driveway access for the four lots fronting on Church Road will be minimized.
2. The accuracy of Woodland Conservation calculations shall be verified
by MNCPPC to ensure that all Woodland Conservation and Tree Preservation
Ordinance requirements are met on site.
3. No building permits shall be issued for this subdivision until the percent
capacity, as adjusted pursuant to the school regulations, at all the affected
school clusters is less than or equal to 105 percent or three years have
elapsed since the time of the approval of the preliminary plan of subdivision;
or pursuant to the terms of an executed school facilities agreement whereby
the subdivision applicant, to avoid a waiting period, agrees with the County
Executive and County Council to construct or secure funding for construction
of all or part of a school to advance capacity.
4. A note shall be added to the General Notes indicating that grading will proceed in a manner that will minimize adverse impact to the existing wildlife.
5. At the time of Detailed Site Plan review, the applicant shall:
a) Provide sidewalks only on one side of Lakeford Court and on the sides of all other streets that contain lots without direct access to the trail system. If a trail system is not provided, sidewalks should be provided on both sides of all streets, with the exception of Lakeford Court.
b) Provide an amenities package as determined to be appropriate by the
City of Bowie and the Maryland–National Capital Park and
Planning Commission.
c) Submit a trails plan that reflects access to the open space parcels,
to
MD 450 and, if possible, to Church Road.
The Prince George’s County Planning Board voted to approve the preliminary subdivision plan with conditions in December 2002. The approved plan includes 52 cluster lots on the south side of MD 450 and the west side of Church Road. The site is not within City boundaries, although a portion of two adjacent parcels along the northern boundary of the site, which have been acquired by the applicant, are within City boundaries. The applicant has agreed to annex into the City, subsequent to development of the lots. Two lots with existing homes (Lots 15 and 17) and Lot 16, have access directly from Church Road; the remaining 49 lots are proposed to access the site from MD 450, with alternate access via Lakeford Lane in the Westview Subdivision. During construction, access will only be available via MD 450.
Section 27-281 of the Prince George’s County Zoning Ordinance states the specific purposes of a Detailed Site Plan are:
(A) To show the specific location and delineation of buildings and structures,
parking facilities, streets, green areas, and other physical features and
land uses proposed for the site;
(B) To show specific grading, planting, sediment control, tree preservation,
and stormwater management features proposed for the site;
(C) To locate and describe the specific recreation facilities proposed, architectural
form of buildings, and street furniture…proposed for the site; and
(D) To describe any maintenance agreements, covenants, or construction contract
documents that are necessary to assure the Plan is implemented in accordance
with the requirements of this Subtitle.
III. Stakeholders Meeting
On June 4, 2003 a Stakeholders Meeting was held to give area residents the opportunity to review and comment on the Detailed Site Plan (DSP). Nine individuals, including two representatives of the builder, attended the meeting. Staff was also present. Residents asked questions regarding the phasing of the construction and the closure of the Lakeford Lane access during construction. Mr. Pizzi of K & P Builders responded that construction would start at the MD 450 end and work its way around the development. The Lakeford Lane access will be closed until construction is completed. Mr. Pizzi expects that grading will begin this year and that the first Use and Occupancy permits will be issued in approximately one year. There was a question raised regarding the open space/wetland area in the northwest corner of the site. Mr. Pizzi indicated it would not be touched. In response to a question regarding the capacity of MD 450, Mr. Pizzi responded there will be less traffic in that area with the relocation of the roadway.
There was a lengthy discussion between the builder, staff, and an adjacent property owner concerning a potential property line dispute. The property owner further indicated concern that the proposed unit on Lot 9 comes closer to his property than any other unit comes in proximity to any other adjacent property. Staff indicated they could include a condition to orient any unit on that lot to maximize the rear yard area. In addition, Mr. Pizzi proffered to look further into the property line concern to confirm its accuracy and will have the resident’s property surveyed at no expense. Mr. Pizzi also offered to provide a planted buffer along the property line if the resident desired.
IV. Criteria for Approval of a Detailed Site Plan
According to Section 27-285 of the Zoning Ordinance, the Planning Board may approve a DSP if it finds that: the land represents a reasonable alternative for satisfying site design guidelines (e.g. lighting, landscaping, views, grading and architecture), without requiring unreasonable costs and without detracting substantially from the utility of the proposed development for its intended use. The Detailed Site Plan must also be in conformance with the approved Preliminary Plan. There were 14 Planning Board conditions attached to the approval of the preliminary plan; the following are applicable to the DSP:
11. Prior to certification of the detailed site plan, approved stormwater management technical plans or other documentation shall be submitted indicating the concurrence of the Department of Environmental Resources with the use of the stormwater management parcels to satisfy woodland conservation requirements.
13. At the time of detailed site plan, a Type II Tree Conservation Plan shall be approved.
15. At the time of Detailed Site Plan the applicant shall demonstrate to the satisfaction of the Planning Board that:
a. Lots 42 through 45 satisfy the requirements of Section 24-137 of the Subdivision Regulations, or up to two of these lots shall be eliminated.
b. Proposed Lots 15 through 18 satisfy the conventional lot requirements of the Zoning Ordinance for lots along a street in an R-R Zone Cluster subdivision; any of these lots which do not satisfy these requirements shall be eliminated.
c. Driveway cuts onto Church Road have been minimized by the use of abutting driveways where possible.
d. Internal streets have been named to avoid confusion with the Westview Subdivision.
16. At the time of detailed site plan, the applicant shall:
a. Provide sidewalks only on one side of Lakeford Court and on all other streets that contain lots without any direct access to the trail system. If a trail system is not provided, sidewalks should be proved on both sides of all streets, with the exception of Lakeford Court.
b. Provide an amenities package which, upon review and comment by the City of Bowie, is deemed appropriate by the Planning Board.
c. Submit a trails plan that reflects access to the open space parcels, to MD 450 and, if possible, to Church Road.
V. Analysis
The Preliminary Plan was revised to eliminate the flag lot along Church Road.
The lot (formerly Lot 17) has been adjusted so that it fronts on the western
cul-de-sac of Lake Meadows Drive. That lot is now referred to as Lot 18. Lots
15, 16, and 17 still front on Church Road. Because Lot 18 no longer fronts
on Church Road, that proposed driveway cut has been eliminated. The proposed
street names have been changed from Lakeford Drive, Lakeford Terrace and Lakeford
Court, to Spring Meadows Drive, Lake Meadows Drive, and Lake Spring Court.to
avoid confusion with Westview streets. Other elements of the above conditions
are addressed below.
A. Architecture
The finished areas of the six unit models proposed range from 2,645 sq. ft.
to 4,260 sq. ft. The model types and areas are provided below:
Unit Type Sq. ft.
Belair 2,378 sq. ft.
Annapolis 2,645 sq. ft.
Lancaster 2,850 sq. ft.
Villager 6 3,288 sq. ft.
Kentmorr 3,360 sq. ft.
Urbana 3,528 sq. ft.
Federal 4,260 sq. ft.
The proposed models are two-story colonial and traditional style incorporating siding or optional brick façade. Three different front elevations will be available for all models excepting the Villager 6, which has two elevations. The Urbana and Kentmorr both incorporate English basements. The models feature 3-5 bedrooms, an unfinished basement and two-car garage. The applicant is also offering the Belair model which includes a first floor master bedroom. Optional features include brick veneer, dormers, bay windows, front porch, and three-car side entry garage. Exterior variation is further achieved by varying roofline types and heights, window and door treatments, and porches. Facades include reverse gables, brick sills; trim window arches and rowlocks, palladium windows. Additional living space options available include master bedroom, breakfast room and family room extensions, sunroom, and morning room.
COMMENT: The DSP shows the location of the Belair model on several lots. However, the model footprint is not shown on the DSP cover sheet. The elevations were not provided with the original submittal, however, staff received elevations for this model at the stakeholders meeting. The applicant must revise the DSP cover sheet to include the Belair footprint.
All units are proposed to have at least two endwall features on side elevations. However, to be consistent with previous development recommendations and the City’s Development Review Guidelines, for highly visible units, such as those on all corner lots, a minimum of four architectural features (including decorative trim and shutters) should be
provided. The affected lots are 3, 6, 10, 12, Block A and Lots 1, 37, 38,
Block B.
The following are also recommended in the City’s Development Review Guidelines and should be incorporated into this project:
1. On corner lots or highly visible units where a chimney is provided that faces the street, those chimneys should constructed entirely of brick. Where the chimney faces public space, brick is encouraged.
2. All fireplace chimney and prefabricated inserts, regardless of location on the dwelling unit, should extend to finished grade.
3. Units adjacent to or directly across the street from each other shall
not have
identical front elevations. A variety of different colors, materials, and
special features should be used to ensure that units appear unique, particularly
if adjacent to units with similar elevations.
B. Pedestrian Circulation and Trails
A four ft. wide sidewalk system is proposed in addition to a five ft. wide trail that loops around the perimeter of open space Parcel A and which connects to MD 450 and Lakeford Lane. Access to the trail is provided between Lots 22 and 23, Lots 25 and 26, and Lots 28 and 29 all of Block A. No access is provided from Block B to the open space parcel, except for a connection at Lot 36, at the very northern end of the site. All trails will be maintained by the HOA.
The sidewalk is located on one side of the street system. The applicant has also provided a gazebo, the details of which are shown on the landscape plan.
COMMENT: Provision of a trail system is consistent with the Preliminary Plan condition #16 (c), however, several changes will make the system more accessible. Staff recommends that trail access be provided, if possible, from Block B, preferably between Lots 32 and 33 or 33 and 34. It is recognized that the applicant has provided a 50 ft. wide access from Lakeford Lane in accordance with MNCPPC recommendations to provide a view to the open area, and that the lots on that side of Lake Meadows Drive are smaller that lots elsewhere in the development. The DSP indicates that the trail is only five ft. wide. Staff recommends that all trails be at least six ft. in width to accommodate those with physical disabilities. Staff further recommends that all trails be constructed prior to the issuance of the first Use and Occupancy permit. The trail connections between Lots 22 & 23, and Lots 25 & 26 should also be shown on Sheets 5 and 6 of the DSP.
The sidewalk plan should be revised to provide a more cohesive and accessible pedestrian network. Staff recommends that the sidewalk shown along Lots 6, 7, & 8 at Lake Spring Court and along Parcel C, and Lots 1 & 2 along Spring Meadows Drive be eliminated. Instead, the applicant should provide the sidewalk along the west side of Spring Meadows Drive along Lots 37 & 38, and follow the cul-de-sac around the south end to the trail connection at Lot 36.
The gazebo and what appear to be benches along the trail loop should be identified on the site plan and the symbol for these included in the legend.
C. Landscaping and Lighting
A Landscape Plan, submitted for review with DSP, proposes two varieties of shade trees for the residential lots. Three shade trees and two ornamentals are provided per lot. The proposed distribution of the lot plantings is as follows:
Pin Oak 67
Red Maple 83
Kwansan Cherry 50
Eastern Redbud 50
The applicant has also provided a landscape plan for the two stormwater management ponds, and has provided a split-rail fence along the perimeter of the property lines and the afforestation area in Parcel A.
COMMENT: The proposed lot plantings are acceptable and meet the requirements of the County Landscape Manual. The two stormwater management ponds, located on Parcels A and B, are also proposed to be landscaped with a variety of plantings. Because it is anticipated that this subdivision will be annexed once development is completed, and that the stormwater management facilities will eventually be maintained by the City, the Parks and Grounds Supervisor has reviewed the landscape plans for compliance with City standards. The shade trees proposed for the two ponds are acceptable. However, several substitutions are required to comply with the City’s requirement for native species.
The proposed Austrian Pine should be replaced with either Red Cedar or American Holly. The Doublefile Viburnum should be replaced with Arrowwood Viburnum, which is a native species. The Glossy Abelia should be replaced with a native Highbush or Lowbush Blueberry, or Shamrock Holly. Finally, the Forsythia should be substituted with a native spring flowering plant such as the Pinkster Bloom Azalea.
No street trees have been indicated on the Landscape Plan. Because this site is anticipated to be annexed into the City, staff recommends that street trees be provided in accordance with City specifications for placement, planting, and variety. Street trees should not be planted more than 50 feet on center. For variety, the use of a minimum of two types of street trees should be used, selected from the list of approved City street trees, with the exception of maple trees. The applicant also should indicate the percentage of native species proposed in the General Notes.
A monumental site entrance feature is proposed on both sides of Spring Meadows Drive, on Parcel A and C. Details for the entrance feature are attached. The 20 ft. long entrance sign is to be constructed of stone and brick. It will be anchored on either side by 6.5 ft. brick face columns. Landscaping is proposed as part of this feature. No dimensions for lettering were provided on the detail elevation. Staff recommends that the letter dimensions be provided.
There is no indication that street lighting is being provided within the subdivision. To ensure the safety of both vehicles and pedestrians, streetlights should be provided. Staff recommends that a lighting plan and details be submitted, consistent with those provided in the Westview subdivision. All lighting should have shielded, full cut-off fixtures to reduce light spillage and glare. The lighting plan and details should be submitted prior to the issuance of grading permits so that the plan is consistent with DPW&T approvals.
D. Stormwater Management
Stormwater management is proposed to be handled by two on-site ponds, which are proposed to be dedicated to the HOA. The applicant is providing landscaping for the ponds.
COMMENT: The County Department of Environmental Resources has reviewed the stormwater management plan for this project and has requested that various technical revisions be made. The applicant has submitted a revised plan which was still under review at the time this report was written. Both ponds have some permanent pooling. Pond #1 has a permanent pool less than one foot. Pond # 2 will have just about a foot of pooling. Aquatic plantings are recommended by Parks and Grounds when ponds are proposed to retain even minimal amounts of water. To provide for enhanced wildlife habitat and minimize mosquito breeding, staff recommends the two ponds be planted with a variety of emergent plantings. The applicant should refer to the Wildlife Habitat Management Guidelines for a listing of appropriate plant material (attached).
VI. Recommendation
Staff finds the proposed site plan is a reasonable alternative for satisfying site design guidelines, without requiring unreasonable costs and without detracting substantially from the utility of the proposed development for its intended use. The plan is also in conformance with the preliminary plan. Since the plan generally meets the criteria for approval of a DSP, it is recommended that Detailed Site Plan #03019 be APPROVED with the following conditions, which are intended to improve the quality, aesthetics and safety of the project:
1. The unit on Lot 9 shall be oriented so as to provide the maximum rear yard and privacy as possible.
2. The applicant shall revise the DSP cover sheet to include the Belair model.
3. For highly visible units, such as those on all corner lots, a minimum of four architectural features (including decorative trim and shutters) should be provided. The affected lots are 3, 6, 10, 12, Block A and Lots 1, 37, 38, Block B.
4. On corner lots or highly visible units where a chimney is provided that faces the street, those chimneys should constructed entirely of brick. Where the chimney faces public space, brick is encouraged.
5. All fireplace chimney and prefabricated inserts, regardless of location on the dwelling unit, should extend to finished grade.
6. Units adjacent to or directly across the street from each other shall
not have
identical front elevations. A variety of different colors, materials, and
special features should be used to ensure that units appear unique, particularly
if adjacent to units with similar elevations.
7. Trail access shall be provided, if possible, from Block B, preferably between Lots 32 and 33 or 33 and 34. In addition, the trail connections between Lots 22 & 23, and Lots 25 & 26 shall be shown on Sheets 5 and 6 of the DSP.
8. All trails shall be at least six ft. in width to accommodate those with physical disabilities.
9. All trails shall be constructed prior to the issuance of the first Use and Occupancy permit.
10. The sidewalk plan shall be revised to provide a more cohesive and accessible pedestrian network. The sidewalk shown along Lots 6, 7, & 8 at Lake Spring Court and along Parcel C, and Lots 1 & 2 along Spring Meadows Drive shall be eliminated. Instead, the applicant shall provide a four ft. wide sidewalk along the west side of Spring Meadows Drive along Lots 37 & 38, and follow the cul-de-sac around to south end to the trail connection at Lot 36.
11. The gazebo and what appear to be benches along the parameter of the trail loop should be identified on the site plan and their symbols included in the legend.
12. To meet the City requirement of providing street trees in a residential project, street trees should be planted not more than 50 feet on center. The use of at least two types of street trees should be used and should be provided in groups of eight to ten. The trees shall be selected from the City’s approved Street Tree List.
13. The proposed Austrian Pine should be replaced with either Red Cedar or American Holly. The Doublefile Viburnum should be replaced with Arrowwood Viburnum, which is a native species. The Glossy Abelia should be replaced with a native Highbush or Lowbush Blueberry, or Shamrock Holly. Finally, the Forsythia should be substituted with a native spring flowering plant such as the Pinkster Bloom Azalea.
14. The applicant shall indicate in the General Notes the percentage of native species proposed.
15. Letter dimensions shall be provided for the monumental entrance sign.
16. A lighting plan and details shall be submitted prior to grading permit approval, consistent with those provided in the Westview subdivision. All lighting should have shielded, full cut-off fixtures to reduce light spillage and glare.
17. The two stormwater management ponds shall be planted with a variety of emergent plantings. The plant species shall be selected from the City’s Wildlife Habitat Management Guidelines.
18. The applicant shall offer a stone façade and chimney as an option.
19. All property lines shall be verified for accuracy prior to record plat approval.