MONTGOMERY COUNTY PLANNING DEPARTMENT THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION MCPB Item No. Date: 9/10/2020 Radwick Lane Property, Preliminary Plan No. 120200150 & Site Plan No. 820200120

Troy Leftwich, Planner Coordinator, Mid-County Planning Division, [email protected] , 301-495-4553

Parker Smith, Senior Planner, Mid-County Planning Division, [email protected], 301-495-1327 Patrick Butler, Supervisor, Mid-County Planning Division, [email protected], 301-495-4561 Carrie Sanders, Chief, Area 2 Division, [email protected], 301-495-4653 Completed:8/31/2020 Description

Request to subdivide and create ten (10) single-family detached lots, and associated stormwater management parcels and open space parcels.

Loca tion: On Radwick Lane, 1,500 feet south of the intersection of Radwick Lane and Norbeck Road, Aspen Hill. Master Plan: 1994 Aspen Hill Master Plan. Zone: R-200. Property Size: 5.81 acres. Acceptance Date: January 7, 2020. Applicant: Marcello Nucci. Review Basis: Chapter 50, Subdivision Regulations and Chapter 59, Zoning Ordinance.

Summary . Staff recommends approval with conditions. . This project is proposed under Optional Method Cluster Development. . The Preliminary Plan includes the Preliminary Forest Conservation Plan, while the Site Plan includes the Final Forest Conservation Plan. SECTION 1: RECOMMENDATION AND CONDITIONS

Preliminary Plan No. 120200150 Staff recommends approval of Preliminary Plan No. 120200150, including the Preliminary Forest Conservation Plan. All site development elements shown on the latest electronic version of Preliminary Plan No. 120200150 submitted via ePlans as of the date of this Staff Report are binding:

General Approval

1. This Preliminary Plan is limited to ten (10) lots for ten (10) single-family detached dwelling units and associated stormwater management and open space parcels.

Adequate Public Facilities and Outside Agencies

2. The Adequate Public Facility (“APF”) review for the Preliminary Plan will remain valid for sixty (60) months from the date of mailing of this Planning Board Resolution.

Outside Agencies

3. The Planning Board has reviewed and accepts the recommendations of the Montgomery County Department of Transportation (“MCDOT”) in its letter dated July 17, 2020 and incorporates them as conditions of the Preliminary Plan approval. The Applicant must comply with each of the recommendations as set forth in the letter, which may be amended by MCDOT if the amendment does not conflict with any other conditions of the Preliminary Plan approval.

4. Before recording a plat for the Subject Property, the Applicant must satisfy MCDOT’s requirements for access and improvements.

5. The Planning Board has reviewed and accepts the recommendations of the Montgomery County Department of Permitting Services (“MCDPS”) – Water Resources Section in its stormwater management concept letter dated July 13, 2020 and incorporates them as conditions of the Preliminary Plan approval. The Applicant must comply with each of the recommendations as set forth in the letter, which may be amended by MCDPS – Water Resources Section if the amendment does not conflict with any other conditions of the Preliminary Plan approval.

6. The Planning Board has reviewed and accepts the recommendations of the Montgomery County Department of Permitting Services (“MCDPS”), Fire Department Access and Water Supply Section in its letter dated June 17, 2020 and incorporates them as conditions of approval. The Applicant must comply with each of the recommendations as set forth in the letter, which MCDPS may amend if the amendment does not conflict with other conditions of Preliminary Plan approval.

Concurrent Site Plan Approval

7. Before submitting a record plat application or any demolition, clearing or grading for the Subject Property, the Applicant must receive Staff certification of Site Plan No. 820200120. The number and location of site elements including but not limited to buildings, dwelling units, on-site parking, site circulation, and sidewalks is determined through site plan review and approval.

2 8. If an approved site plan amendment for the Subject Property substantially modifies the lot or right-of-way configuration or quantities shown on this Preliminary Plan, the Applicant must obtain approval of a Preliminary Plan amendment before certification of the site plan amendment.

Environment and Noise

Forest Conservation

9. The Applicant must comply with the following conditions of approval of Preliminary Forest Conservation Plan 120200150, approved as part of this Preliminary Plan. a) Before demolition, clearing, or grading on the Subject Property, the Applicant must record a Category I Conservation Easement among the Montgomery County Land Records by deed. The deed must be in a form approved by the M-NCPPC Office of the General Counsel, and the Liber and Folio for the easement must be referenced on the record plat.

Transportation

10. Prior to the recordation of plat(s), the Applicant must satisfy all necessary requirements of the MCDPS to construct a 5-foot wide sidewalk along the property frontage on Radwick Lane.

New Streets

11. The Applicant must dedicate the rights-of-way and ensure construction of all necessary road improvements for Radwick Lane and Street A, per Road Code Standard MC-2001.02, as modified and as shown on the Preliminary Plan.

12. Proposed Street A must be a closed-section road, per the MCDOT and MCDPS Right-of-Way Permitting approvals and as shown on the Certified Preliminary Plan, with final details to be determined at Certified Site Plan.

Record Plats

13. There shall be no clearing or grading of the site prior to recordation of plat(s).

Easements

14. The record plat must show necessary easements.

Notes and Labels

15. The record plat must reflect all areas under common ownership.

16. The record plat must include the following note: “The land contained hereon is within an approved cluster development and subdivision or resubdivision is not permitted after the property is developed.”

17. The record plat must reference the Common Open Space Covenant recorded among the Montgomery County Land Records at Liber 28045 Folio 578 (“Covenant”).

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Certified Preliminary Plan

18. The Applicant must include the stormwater management concept approval letter and Preliminary Plan Resolution on the approval or cover sheet(s).

19. The certified Preliminary Plan must contain the following note: Unless specifically noted on this plan drawing or in the Planning Board conditions of approval, the building footprints, building heights, on-site parking, site circulation, and sidewalks shown on the Preliminary Plan are illustrative. The final locations of buildings, structures and hardscape will be determined at the time of issuance of building permit(s) or site plan approval. Please refer to the zoning data table for development standards such as setbacks, building restriction lines, building height, and lot coverage for each lot.

20. Prior to submittal of the Certified Preliminary Plan, the Applicant must make the following changes: a. Show resolutions and approval letters on the certified set.

Site Plan No. 820200120 Staff recommends approval of Site Plan 820200120, including the Final Forest Conservation Plan. The development must comply with the conditions of approval for concurrent Preliminary Plan No. 120200150. All site development elements shown on the latest electronic version as of the date of this Staff Report submitted via ePlans to the M-NCPPC are required except as modified by the following conditions.1

Density, Height & Housing

1. Density The Site Plan is limited to a maximum ten (10) single-family units and various stormwater management facilities and open spaces on the Subject Property.

2. Height The development is limited to a maximum height of 40 feet, as measured from the building height measuring point, as illustrated on the Certified Site Plan.

Open Space, Facilities and Amenities

3. Common Open Space, Facilities, and Amenities a. The Applicant must provide a minimum of 50,530 square feet of common open space (20% of net lot area) on-site. b. Prior to final inspection for the first single-family unit, the Applicant must construct the streetscape improvements, including the 5-foot sidewalk along Radwick Lane consistent with the streetscape standards determined by MCDOT.

1 For the purposes of these conditions, the term “Applicant” shall also mean the developer, the owner or any successor (s) in interest to the terms of this approval.

4 c. Before the issuance of the first final inspection for a single-family unit for the residential development, all public use and amenity space areas on the Subject Property must be completed.

4. Common Open Space Covenant The record plat must reference the Common Open Space Covenant recorded at Book 28045 Page 578 (Covenant).

5. Maintenance of Public Amenities The Applicant is responsible for maintaining all publicly accessible amenities including, but not limited to common use spaces.

Site Plan

6. Architectural Character a) The exterior architectural character, proportion, materials, and articulation must be substantially similar to the schematic elevations shown on Sheet 8-10 of the submitted architectural drawings, as determined by M-NCPPC Staff.

Environment

7. Forest Conservation The development must comply with the Final Forest Conservation Plan. a) The Applicant must record a Category I Conservation Easement over all areas of forest retention, forest planting and environmental buffers as specified on the Final Forest Conservation Plan. The Category I Conservation Easement must be approved by the M- NCPPC Office of the General Counsel and recorded in the Montgomery County Land Records by deed prior to the start of any demolition, clearing, or grading on the Subject Property, and the Liber Folio for the easement must be referenced on the record plat. b) The Applicant must install permanent Category I Conservation Easement signage along the perimeter of the conservation easements. c) The Final Sediment Control Plan must be consistent with the final limits of disturbance shown on the approved FFCP. d) The Applicant must comply with all tree protection and tree save measures shown on the approved FFCP. Tree save measures not specified on the FFCP may be required by the M- NCPPC forest conservation inspector at the pre-construction meeting. e) The Applicant must plant 16 three-inch caliper native shade trees within one year of construction completion.

8. Fire and Rescue The Planning Board has reviewed and accepts the recommendations of the Montgomery County Department of Permitting Services (MCDPS), Fire Department Access and Water Supply Section in its letter dated June 17, 2020 and hereby incorporates them as conditions of approval. The Applicant must comply with each of the recommendations as set forth in the letter, which MCDPS may amend if the amendments do not conflict with other conditions of Site Plan approval.

5 9. Site Plan Surety and Maintenance Agreement Prior to issuance of any building permit, sediment control permit, or Use and Occupancy Certificate, the Applicant must enter into a Site Plan Surety and Maintenance Agreement with the Planning Board in a form approved by the M-NCPPC Office of General Counsel that outlines the responsibilities of the Applicant. The Agreement must include a performance bond(s) or other form of surety in accordance with Section 59.7.3.4.K.4 of the Montgomery County Zoning Ordinance, with the following provisions: a) A cost estimate of the materials and facilities, which, upon Staff approval, will establish the surety amount. b) The cost estimate must include applicable Site Plan elements, including, but not limited to plant material, site furniture, fences, and associated infrastructure (sidewalks, private utilities, storm drainage facilities, and street trees). The surety must be posted before issuance of any building permit of development and will be tied to the development program. c) The bond or surety must be tied to the development program, and completion of all improvements covered by the surety for each phase of development will be followed by a site plan completion inspection. The surety may be reduced based upon inspector recommendation and provided that the remaining surety is sufficient to cover completion of the remaining work.

10. Development Program The Applicant must construct the development in accordance with a development program table that will be reviewed and approved prior to the approval of the Certified Site Plan.

11. 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 approval letter, development program, and Site Plan resolution and other applicable resolutions on the approval or cover sheet(s). b) Add a note to the Site Plan stating that “M-NCPPC Staff must inspect all tree-save areas and protection devices before clearing and grading.” c) Add a note stating that “Minor modifications to the limits of disturbance shown on the site plan within the public right-of-way for utility connections may be done during the review of the right-of-way permit drawings by the Department of Permitting Services.” d) Modify data table to reflect development standards approved by the Planning Board. e) Ensure consistency of all details and layout between Site and Landscape plans. f) Principle building placement on the plans must reflect the 25-foot minimum setback requirement as specified in Chapter 59.4.4.7.C. g) Proposed Street A must be a closed-section road, per the MCDOT and MCDPS Right-of-Way Permitting approvals and as shown on the Certified Site Plan.

SECTION 2: SITE DESCRIPTION

Site Vicinity

The Subject Property, outlined in yellow in Figure 1 below, is located at the end of Radwick Lane in Aspen Hill, about 1,500 square feet south of the intersection of Radwick Lane and Norbeck Road (Maryland Route 28). The Property is within a larger residential neighborhood that is bounded by the

6 Intercounty Connector (Maryland Route 200) to the south and west, Norbeck Road to the north and west, and Layhill Road (Maryland Route 182) to the east. Just south of the Subject Property, but not directly connected via the local roadway network, is the Intercounty Connector (Maryland Route 200), and to the west and southeast of the Subject Property are townhouse developments accessed from Wintergate Drive, which runs adjacent and parallel to the Intercounty Connector.

Figure 1: The Subject Property shown in yellow

Site Description

The Subject Property, which lies within the 1994 Aspen Hill Master Plan area, is currently improved with one single-family dwelling. Access to the house is provided via a gravel driveway that runs west from the house to Wintergate Drive. The existing house, as well as the gravel driveway, will be abandoned as part of this application. 4.53 acres of the 5.14 acre-property are forested, and the Property slopes sharply from a high point in the west to low points in the northeast and southeast corners.

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Figure 2: Aerial of the subject property

SECTION 3: PROJECT DESCRIPTION

Proposal

The Applicant is proposing to subdivide the Subject Property into 10 single-family lots, 2 stormwater management parcels and 2 open space parcels. The 10 lots will be improved with detached single- family dwellings and will be serviced by a newly constructed public road, which runs west from Radwick Lane and forms a loop at the road’s western terminus. The single-family homes are oriented around the outside of this loop, and the interior of the loop contains common open space served by a bisecting sidewalk that also contains a pair of publicly accessible benches. This open space will not become a separate parcel and will instead be technically in the right-of-way. The future homeowner’s association for the project will be responsible for maintenance of this internal open space within the right-of-way.

The project will contain a safe an adequate system of sidewalks. A 5-foot sidewalk will be constructed on both sides of the proposed public street, and around the outside of the loop configuration at the street’s western terminus. Two crosswalks and a proposed sidewalk through the middle open space form a straight line.

As part of the project review process, Staff requested that the applicant explore making a pedestrian connection between the proposed sidewalks and Wintergate Drive. This would increase the connectivity of the property with the surrounding neighborhood, including a connection between the Subject Property and the bus stop that is located along Wintergate Drive. The Applicant pursued two different options for making this connection. One was through the subject property connecting to

8 Alpine Valley Court, the townhouse development to the southwest. The other was along the existing gravel driveway, through the northwest corner of the property then running south west to Wintergate Drive. In both cases, the Applicant made an effort to reach out to the adjacent property owners who would need to sign off on any proposed access. In both cases, the Applicant was unable to secure an agreement to allow a connection to or through the adjacent properties.

There is no sidewalk anywhere along Radwick Lane. The segment of road where Radwick Lane intersects with Norbeck Road is also devoid of a sidewalk. The closest sidewalk is at the intersection of Wintergate Drive and Norbeck Road, which is about 1,000 feet away in a straight line, but it is more than 3,000 feet away from the Property along the existing network of roads.

Figure 3: Radwick Lane Annotated Site Plan

Architecture and Site Design

Creating a spacious public open space where most of the proposed homes are facing into is a strong element of this development. The landscaped open space will serve as a gathering place for residents, a place to meet a neighbor or walk your dog. The proposed sidewalk and lead walk in front of each home will help creating a pedestrian friendly environment for future residents of this community. There are three major features of the proposed home architecture that are worth highlighting.

o Recessed garage: Having the garage massing set back from the main façade of the home is a critical component of a well-designed front-loaded single-family house. This strategy

9 helps create pedestrian friendly streets where the garage does not dominate the streetscape. o Front porch: The application of a generous porch in front of each home is a critical element to make the main façade more prominent while providing a semi-public space in front of each home. o Lead walk: Providing a lead walk to connect the porch to the sidewalk is an essential component to help creating pedestrian friendly street. This shifts the focus from the garage to the entryway of each home.

Figure 4: Proposed Home Type Elevations

10 Community Correspondence

The Applicant has met all proper signage, noticing and pre-submission meeting requirements for the submitted Applications. Staff has not received emails or community correspondence on this Application.

SECTION 4: PROJECT ANALYSIS AND FINDINGS

Preliminary Plan No. 120200150 Under Section 50.4.2.D, the Planning Board must make the following findings to approve a Preliminary Plan: 1. The layout of the subdivision, including size, width, shape, orientation and diversity of lots, and location and design of roads is appropriate for the subdivision given its location and the type of development or use contemplated and the applicable requirements of Chapter 59.

The lots have been reviewed for compliance with Section 50-29(a) of the Subdivision Regulations. Given the residential character of the surrounding neighborhood, the layout of the subdivision, including size, width, shape, and orientation, the proposed lots are appropriate for their location within the subdivision and meet all applicable requirements of the R-200 Zone, utilizing the Optional Method Cluster Development standards from Section 59.4.4.7.C. a. The Preliminary Plan provides for required public sites and adequate open areas.

The Project provides a central open space in the center of the newly constructed public road loop. This central open space will provide a valuable amenity to be enjoyed by the residents of the new subdivision. The Project also provides 2.32 acres, or 40%, of the property as common open space, which is about double the minimum required. b. The Lot(s) and Use comply with the basic requirements of Chapter 59.

The lots and parcels were reviewed for compliance with the dimensional requirements for the R- 200 zone under cluster development as specified in the Zoning Ordinance. The lots and parcels as proposed will meet all the dimensional requirements for area, frontage, and width in that zone. The project will need to adjust the location of its houses as conditioned, to meet the 25- foot minimum setback requirement as specified in Chapter 59.4.4.7.C.

Division 4.4.7.C. R-200 Zone, Optional Method Cluster Development Standards

Required Provided Minimum usable area 5 acres 5.81 acres Maximum density permitted 2 DUs/acre 1.72 DUs/acre Common Open space required (%) 20% 40% Common Open space required (acres) 1.16 acres 2.32 acres Minimum lot area 9,000 sf 9,000 sf Minimum setback from public street 25 feet 25 feet* Minimum setback from private street 10 feet N/A Minimum rear setback 40 feet 40 feet Maximum height 40 feet 40 feet

11 Maximum lot coverage 25% 25% *Attachments reflect the correct building placement per Site Plan condition No. 12f

2. The Preliminary Plan substantially conforms to the Sector Plan or Urban Renewal Plan

The Property is located within the limits of the 1994 Aspen Hill Master Plan and is in an area which is zoned R-200. The Master Plan does not make specific recommendations for the Subject Property, other than to confirm the existing land use and zoning of the area. The plan also states that the Vision for the residential areas is to “Encourage and maintain a wide choice of housing types and neighborhoods for people of all incomes, ages, lifestyles and physical capabilities at appropriate densities and locations.” The Master Plan also lists “Protection of the existing residential communities is a main objective of the Plan, which is in accordance with the General Plan objective to maintain and enhance the quality of housing and neighborhoods.” The proposed subdivision is in conformance with the Master Plan.

3. Public Facilities will be adequate to support and service the area of the subdivision

The Property is already served by existing public facilities including roads, water, sewer, utilities, schools and emergency services. As outlined below, the addition of 10 new homes in this area makes sense from a public facility standpoint since all the necessary services are existing and available.

Water and Sewer The Subject Property is in water category W-1 and sewer category S-3. There are existing water and sewer lines in the adjacent Radwick Lane right-of-way. The existing water and sewer lines will be extended within the right-of-way to serve the ten proposed houses.

Transportation The ten lots will each have their own driveway access from proposed Street A. Proposed Street A’s intersection with Radwick Lane meets the County requirements for sight distance.

The proposed lot and street layout provide a safe pedestrian and vehicular circulation with the Road Code Standard MC-2001.02, as modified. Proposed Street A is a public street utilizing the Tertiary Street standards with sidewalks on both sides. In addition, the plan is proposing a sidewalk along the Radwick Lane frontage. The area inside the elongated cul-de-sac serves as a proposed open space area, with safe crossings provided for pedestrians.

Street A is proposed as a closed-section, curb-and-gutter road. The road is located in a Class IV watershed, which typically prohibits closed-section roadways per Chapter 49 of the county code. However, Chapter 49 includes the following provision that allows for the proposed closed-section roadway:

“The Director of Permitting Services may allow a person to install curbs and gutters in a portion of a road located in an area listed in paragraph (1), after giving the Planning Board a reasonable opportunity to comment, if:

(A) installing curbs and gutters will not significantly degrade water quality in the area;

12 (B) curbs and gutters are necessary for vehicular or pedestrian safety or the proper grading or maintenance of the road, or to reduce the environmental impact of the road on any park, forest, or wetland;”

Regarding the proposed Street A section, both findings A and B are satisfied, as the curb and gutters will not significantly degrade the water quality in the area and the curb and gutters are necessary to limit forest clearing and retention on the Property. Thus, 1.9 acres of existing forest are able to be placed in a Category I Conservation Easement.

On-Site Vehicular Circulation The Applicant proposes a one-way, circular cul-de-sac extending from Radwick Lane, serving 10 single-family residential homes. The Applicant worked with the Planning Department and the Montgomery County Department of Transportation to refine the proposed concept, which allows for the creation of a central green space, maintains individual driveways for the single-family homes, and provides safe and adequate access for emergency vehicles.

Master-Planned Roadways and Bikeway Radwick Lane is not classified by the Master Plan of Highways and Transitways. Connecting from Norbeck Road, Radwick Lane functions as a two-lane residential street with 20 feet currently paved, and no sidewalks.

The Bicycle Master Plan recommends a sidepath on the north side of Norbeck Road, but no bicycle recommendations are made for Radwick Lane. The Intercounty Connector Trail is proposed along Wintergate Drive, south of the site.

Roadway Improvements The Applicant will pave a new circular cul-de-sac to support safe, efficient, and adequate access for the planned residential lots.

Public Transit Service Ride On Route 51 operates along Wintergate Drive, south of the site. Route 51 operates service between the Norbeck Park & Ride and the Glenmont Metro Station every 30 minutes on weekdays, during the morning and evening peak periods. The nearest bus stop to the site is located at Wintergate Drive and Alpine Valley Court.

Pedestrian and Bicycle Facilities Currently, Radwick Lane is an open section with no sidewalks. Along the circular cul-de-sac, the Applicant will construct a five-foot sidewalk and a five- to seven-foot landscape panel. The Applicant will also construct two crosswalks, including ADA accessible curb ramps, that connect to the central green. No bicycle facilities are recommended for Radwick Lane in the Bicycle Master Plan.

The Planning Department supported off-site pedestrian connections to Wintergate Drive or Norbeck Road, but both options were deemed nonviable.

Local Area Transportation Review (LATR) The Institute of Transportation Engineers’ Trip Generation rates is used to calculate the peak-hour trips generated by the proposed 10 single-family homes. Based on this projection, nine trips are expected to be generated in the peak morning hour and 10 trips are expected to be generated in the

13 evening peak hour. The site will generate fewer than 50 total person trips, and per the 2017 Local Area Transportation Review Guidelines no traffic study is required.

Schools

Overview and Applicable School Test Preliminary Plan No. 120200150 & Site Plan No. 820200120 - Radwick project is located on the north side of Radwick Lane approximately 1,300 feet from the intersection of Maryland Route 28. The application proposes the removal of one single-family detached house and construction of 10 new single-family detached houses. This project will be going before the Planning Board on September 10, 2020. Therefore, the FY21 Annual School Test, approved by the Planning Board on June 25, 2020 and effective July 1, 2020 is applicable.

Calculation of Student Generation To calculate the number of students generated by the proposed development, the number of dwelling units is multiplied by the applicable regional student generation rate for each school level. Dwelling units are categorized by structure type: single family detached, single family attached (townhouse), low- to mid-rise multifamily unit, or high-rise multifamily unit. The subject property is located in the southwest region of the County.

Per Unit Student Generation Rates – Southwest Region Elementary School Middle School High School SF Detached 0.186 0.109 0.151 SF Attached 0.167 0.085 0.111 MF Low-Rise 0.150 0.068 0.085 MF High-Rise 0.041 0.018 0.025

With a net of 9 single-family detached units, the proposed project is estimated to generate the following number of students:

Net ES ES MS MS HS HS Number Generation Students Generation Students Generation Students Type of Unit of Units Rates Generated Rates Generated Rates Generated Single Family -1 0.186 -0.186 0.109 -0.109 0.151 -0.151 Detached Single Family 10 0.186 1.860 0.109 1.090 0.151 1.510 Detached

TOTALS 9 1 0 1

On average, this project is estimated to generate 1 new elementary school student, no new middle school students, and 1 new high school student.

Cluster Adequacy Test The project is located in the Rockville High School Cluster. The student enrollment and capacity projections from the FY21 Annual School Test for the cluster are noted in the following table:

14 Projected Cluster Totals, September 2025 School Program Moratorium Estimated Level Enrollment Capacity % Utilization Threshold Application Impact Elementary 2,641 2,597 101.7% 476 1 Middle 1,001 944 106.0% 131 0 High 1,496 1,535 97.5% 345 1

The Moratorium Threshold identified in the table is the number of additional projected students that would cause the projected utilization to exceed the 120% utilization threshold and therefore trigger a cluster-wide residential development moratorium. As indicated in the last column, the estimated enrollment impacts of this application fall below the moratorium thresholds at all three school levels. Therefore, there is sufficient capacity at the elementary, middle and high school cluster levels to accommodate the estimated number of students generated by this project.

Individual School Adequacy Test The applicable elementary and middle schools for this project are Flower Valley ES and Earle B. Wood MS, respectively. Based on the FY21 Annual School Test results, the student enrollment and capacity projections for these schools are noted in the following table:

Projected School Totals, September 2025 Estimated Program % Surplus/ Moratorium Application School Enrollment Capacity Utilization Deficit Threshold Impact Flower Valley ES 474 416 113.9% -58 52 1 Earle B. Wood MS 1,001 944 106.0% -57 132 0

Under the individual school adequacy test, a school is deemed inadequate if the projected school utilization rate exceeds 120% and the school seat deficit meets or exceeds 110 seats for an elementary school or 180 seats for a middle school. If a school’s projected enrollment exceeds both thresholds, then the school service area is placed in a residential development moratorium.

The Moratorium Enrollment Thresholds identified in the table above are the numbers of additional projected students that would cause the projected utilization to exceed the 120% utilization threshold and the seat deficit threshold. As indicated in the last column, the estimated enrollment impacts of this application fall below the moratorium thresholds for both Flower Valley ES and Earle B. Wood MS. Therefore, there is sufficient anticipated school capacity to accommodate the estimated number of students generated by this project.

Analysis Conclusion Based on the school cluster and individual school capacity analysis performed, using the FY2021 Annual School Test, there is adequate school capacity for the amount and type of development proposed by this application.

Other Public Facilities and Services Other Public Facilities and Services Public facilities and services are available and will be adequate to serve the proposed development. The Property is proposed to be served by public water and public sewer. This application has been reviewed by the Montgomery County Fire and Rescue Service, who has determined that the Property will have appropriate access for fire and rescue vehicles. Other public facilities and services, such as police stations, firehouses and health services are operating within the standards set by the Subdivision Staging Policy resolution currently in effect and will be adequate to

15 serve the Property. Electrical, telecommunications, and gas services are also available to serve the Property.

4. All Forest Conservation Law, Chapter 22A requirements are satisfied

The Property has 4.53 acres of existing forest according to what is shown on the approved Natural Resources Inventory/Forest Stand Delineation Plan 420191420. All forest conservation requirements will be met on site. The Property falls under the High-Density Residential Land Use Category and requires a 20% conservation threshold. The Forest Conservation Plans show that 1.93 acres of existing forest will be retained, thereby meeting forest conservation requirements on-site, as is required when utilizing the cluster option. There are a number of large trees that are proposed to be removed. Saving all of the on-site large specimen trees is unavoidable. The applicant has applied for a variance to allow for the removal of these trees with the Final Forest Conservation Plan.

There are two stream buffers that are located on the site. The buffers are from streams that are located off-site. Except for a small area for the stormwater management facilities outfalls, this plan proposes to leave the on-site stream buffers as forested.

Environmental Guidelines Staff approved a Natural Resource Inventory/Forest Stand Delineation (NRI/FSD No. 420191420) on June 10, 2019. The Property lies in the Northwest Branch watershed and contains 4.53 acres of high priority forest. There are two areas of forested stream valley buffer in the northeast and southeast corners of the Property. The two areas total 0.66 acres and protect off-site streams. The stream valley buffer will remain forested and protected by Category I Conservation Easements.

Forest Conservation The Property is subject to the Montgomery County Forest Conservation Law (Chapter 22A of the County Code) and Final Forest Conservation Plan was submitted for approval. There is 4.53 acres of existing forest and the plan proposes to clear 2.60 acres of forest and to retain 1.93 acres of forest. The retained forest will be on homeowner’s association property and will be covered by a Category I Conservation Easement.

Minimum Retention As per Sec. 22A-12(f)(2)(B) of Forest Conservation Law, “In a planned development or a site developed using a cluster or other optional method in a one- family residential zone, on-site forest retention must be equal the applicable conservation threshold in subsection (a).

The Property is subject to the minimum retention provision because R-200 is a single-family zone and the Applicant is proposing to use the cluster development optional method of development. The conservation threshold for this property is 20%, or 1.25 acres. The Applicant is retaining 1.93 acres, which meets the minimum retention requirement for this Property.

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Figure 5: Forest Retention Diagram

Forest Conservation Variance Section 22A-12(b)(3) of the Forest Conservation Law provides criteria that identify certain individual trees as high priority for retention and protection. Any impact to these trees, including removal or disturbance within the tree’s critical root zone (CRZ) requires a variance. The Applicant for a variance must provide certain written information in support of the required findings in accordance with Section 22A-21 of the County Forest Conservation Law. The law requires a variance to impact trees that: measure 30 inches or greater diameter at breast height (DBH); are part of a historic site or designated with a historic structure; are designated as national, State, or County champion trees; are at least 75 percent of the diameter of the current State champion tree of that species; or trees, shrubs, or plants that are designated as Federal or State rare, threatened, or endangered species.

Unwarranted Hardship for Variance Tree Impacts Per Section 22A-21, a variance may only be granted if the Planning Board finds that leaving the requested trees in an undisturbed state will result in unwarranted hardship. The requested variance is necessary due to the site constraints of the existing development on all sides and the need to minimize forest and stream valley buffer impacts. The development is clustered to minimize disturbance and maximize forest retention. The Property could not be redeveloped without impacting the requested trees.

17 Variance Tree Tables

Removals ID Species Size Condition Impacts #55 Oak 30” Good Impacts from proposed building construction and grading. #56 Tulip Poplar 31” Good Impacts from proposed building construction and grading. #57 Tulip Poplar 30” Good Impacts from proposed building construction.

#69 Tulip Poplar 31” Good Impacts from proposed building construction and grading. #805 Tulip Poplar 34” Good Impacts from grading for the bioretention facilities. #815 Oak 36” Good Impacts from construction of Road A.

#816 Tulip Poplar 39” Good Impacts from construction of Road A.

#817 Tulip Poplar 37” Good Impacts from construction of Road A.

#818 Tulip Poplar 32” Good Impacts from construction of Road A.

#819 Tulip Poplar 40” Good Impacts from construction of Road A.

#820 Tulip Poplar 31” Good Impacts from construction of Road A.

#823 Tulip Poplar 30” Good Impacts from construction of Road A.

#826 Tulip Poplar 32” Good Impacts from construction of Road A.

#827 Tulip Poplar 36” Good Impacts from construction of Road A.

#833 Tulip Poplar 31” Fair Impacts from construction of Road A.

#834 Tulip Poplar 30” Good Impacts from construction of Road A.

#835 Tulip Poplar 30” Good Impacts from construction of Road A.

#836 Tulip Poplar 30” Fair Impacts from construction of Road A.

#838 Tulip Poplar 30” Fair Impacts from construction of Road A.

#846 Tulip Poplar 33” Good Impacts from construction of Road A.

#847 Tulip Poplar 33” Good Impacts from construction of Road A.

#855 Tulip Poplar 31” Good Impacts from PUE and proposed utilities.

18 ID Species Size Condition Impacts #865 Tulip Poplar 31” Good Impacts from proposed building construction and grading. #875 Tulip Poplar 35” Good Impacts from proposed building construction and grading. #877 Tulip Poplar 30” Good Impacts from proposed building construction and grading. #880 Tulip Poplar 33” Poor Impacts from proposed building construction and grading. #881 Tulip Poplar 32” Good Impacts from proposed building construction and grading. #882 Tulip Poplar 37” Good Impacts from proposed building construction and grading. #898 Tulip Poplar 35” Good Impacts from proposed building construction and grading. #899 Tulip Poplar 31” Fair Impacts from proposed building construction and grading.

Impacts ID Species Size Condition % CRZ Impacts #67 Tulip Poplar 30” Good 15% Impacts from proposed building construction and grading. #801 Tulip Poplar 35” Good 8% Impacts from stormwater management outfall.

#863 Tulip Poplar 39” Good 37% Impacts from proposed building construction and grading.

Variance Findings Based on the review of the variance request and the proposed Preliminary Forest Conservation Plan, Staff finds:

1. Granting the variance will not confer on the applicant a special privilege that would be denied to other applicants.

Granting this variance will not confer a special privilege on the Applicant as disturbance of the specific trees is a result of the need to avoid disturbance within the stream valley buffers and the need to maximize forest retention. The development is clustered to minimize disturbance, while meeting all relevant zoning requirements. Granting the variance will not confer a special privilege on the Applicant.

2. The need for the variance is not based on conditions or circumstances which are the result of the actions by the applicant.

The requested variance is not based on conditions or circumstances that are the result of actions by the Applicant. The variance is necessary due to the constraints of the two locations of stream valley buffer and the need to retain existing forest.

3. The need for the variance is not based on a condition relating to land or building use, either permitted or non-conforming, on a neighboring property.

19

The requested variance is a result of the location of trees and the proposed development and not a result of land or building use on a neighboring property.

4. Granting the variance will not violate State water quality standards or cause measurable degradation in water quality.

The Applicant will plant 48” caliper inches of native shade trees to replace the form and function of the variance trees proposed for removal. In addition, the Property will be developed in accordance with the Maryland Department of the Environment criteria for stormwater management and the stream valley buffer planted.

Mitigation for Trees Subject to the Variance Provisions The Applicant is requesting a variance to remove 30 trees and will mitigate for the six (6) trees located outside of forest that are being removed and accounted for on the worksheet. The six (6) trees will be mitigated at a rate of 1” caliper per 4” DBH removed, using a minimum 3-inch caliper native shade tree. The Applicant will provide 16 native shade trees, at a minimum 3-inch caliper size.

County Arborist’s Recommendation of the Variance In accordance with Montgomery County Code Section 22A-21(c), the Planning Department is required to refer a copy of the variance request to the County Arborist in the Montgomery County Department of Environmental Protection for a recommendation prior to acting on the request. The variance request was sent to the arborist on September 3, 2019, and a response has not been provided as of the date of this report.

Variance Recommendation Based on the analysis above, Staff recommends that the variance be granted.

5. All stormwater management, water quality plan, and floodplain requirements of Chapter 19 are satisfied.

The Applicant received approval of their stormwater management concept from the Montgomery County Department of Permitting Services, Water Resources Section on July 13, 2020. The concept meets required stormwater management goals using a combination of ESD approaches including drywells and microbioretention areas. The Property is not subject to a water quality plan, and there are no floodplain requirements. The requirements of Chapter 19 for stormwater management are satisfied.

Site Plan No. 820200120 Findings Per Section 7.3.4 of the Zoning Ordinance,

1. When reviewing an application, the approval findings apply only to the site covered by the application.

2. To approve a site plan, the Planning Board must find that the proposed development:

a. satisfies any previous approval that applies to the site;

20

This section is not applicable. There are no previous approvals for the subject property. b. satisfies under Section 7.7.1.B.5 the binding elements of any development plan or schematic development plan in effect on October 29, 2014;

This section is not applicable. c. satisfies under Section 7.7.1.B.5 any green area requirement in effect on October 29, 2014 for a property where the zoning classification on October 29, 2014 was the result of a Local Map Amendment;

This section is not applicable. d. satisfies applicable use standards, development standards, and general requirements under this Chapter;

The proposed development is consistent with the requirements of the R-200 Zone, utilizing the Optional Method Cluster Development Section 59.4.4.7.C.

Division 4.4.7.C R-200 Zone, Optional Method Cluster Development Standards

Required Provided Minimum usable area 5 acres 5.81 acres Maximum density permitted 2 DUs/acre 1.72 DUs/acre Common Open space required (%) 20% 40% Common Open space required (acres) 1.16 acres 2.32 acres Minimum lot area 9,000 sf 9,000 sf Minimum setback from public street 25 feet 25 feet* Minimum setback from private street 10 feet N/A Minimum rear setback 40 feet 40 feet Maximum height 40 feet 40 feet Maximum lot coverage 25% 25% *Attachments reflect the correct building placement per Site Plan condition No. 12f e. satisfies the applicable requirements of:

i. Chapter 19, Erosion, Sediment Control, and Stormwater Management; and

As stated previously, this project meets all applicable requirements of Chapter 19.

ii. Chapter 22A, Forest Conservation.

As stated previously, this project meets all applicable requirements of Chapter 22A, Forest Conservation. f. provides safe, well-integrated parking, circulation patterns, building massing and, where required, open spaces and site amenities;

21 Building Massing The proposed homes are single family detached units with a maximum height of 40 feet. The building massing is consistent with other residential homes in the area.

Open Spaces and Site Amenities The area inside the elongated cul-de-sac serves as a proposed open space area, which provides a central useable area for future residents and surrounding residential neighborhoods. The Project will provide a total of 40% open space (2.32 acres), which is double than the required 20% per Chapter 59. This includes 2 open space parcels.

g. substantially conforms with the recommendations of the applicable master plan and any guidelines approved by the Planning Board that implement the applicable plan;

As stated in Preliminary Finding no. 2, this project meets the requirements for the 1994 Aspen Hill Master Plan.

h. will be served by adequate public services and facilities including schools, police and fire protection, water, sanitary sewer, public roads, storm drainage, and other public facilities. If an approved adequate public facilities test is currently valid and the impact of the development is equal to or less than what was approved, a new adequate public facilities test is not required. If an adequate public facilities test is required, the Planning Board must find that the proposed development will be served by adequate public services and facilities, including schools, police and fire protection, water, sanitary sewer, public roads, and storm drainage;

As described in the Preliminary Plan section of this report, the Project will be served by adequate public services and facilities.

i. on a property in a Rural Residential or Residential zone, is compatible with the character of the residential neighborhood; and

The proposed single family lots developed under the R-200 cluster option are compatible with the adjacent properties. The lots serve as a transition from the existing R-200 single family lots to the existing townhome lots to the west. In addition, the forest conservation areas and the community open space serve as a buffer from the undeveloped R-200 lots to the east and south.

j. on a property in all other zones, is compatible with existing and approved or pending adjacent development.

Not applicable to this submission.

SECTION 5: CONCLUSION

The Preliminary Plan and Site Plan applications satisfy the findings under Section 50.4.2.D of the Subdivision Regulations and Section 59-7.3.4. of the Zoning Ordinance, and substantially conform to the recommendations of the 1994 Aspen Hill Master Plan. Therefore, Staff recommends approval of the Preliminary Plan and Site Plan with the conditions specified at the beginning of this report.

22 ATTACHMENTS 1. Preliminary Plan 2. Site Plan 3. Forest Conservation Plan 4. Approval Letters

23 Attachment 1 W 8 " 2 E 8 T

. R LOT 67 D X NO M K E RBEC C F.309 K R D I L.28210 N W O N B L RB B A AD L I LE R V E

Attachment 2 C R-200 D Y W K S EX. HOUSE I NO N LE L TE N R R IS W T GA U X SITE B O H M L B R TE R-200 R L E NG V L I D

A JR R AEGER HELEN D D D E HL

HANKS GUY OELSC BAILEYS R F AV

F P MAS E NEWPORT RD 7 r ELSCHLAEGER THO CT 11579 LAK U 85 a O l . op e B P 6 r 85 mo X

32 ca RESTON VA 20194 Sy E 15661 RADWICK LANE Y "

+ 36 N E E + L X SILVER SPRING MD 20906

RADWICK LN L . S 15600 S

A T R C 20906 V E 68

VER SPRING A LOT A SIL M 0 LONGMEAD +

M L A 46 F.60 CROSSING ECK RD r L.47156 E

2710 NORB la E op

P R 20906 8 :

ER SPRING 0 SILV 2 T 72 458

8 6 1 S " N715 P793 4 = + 456 LOT 1 PR 30 VICINITY MAP F.639 r OP.S L.11777 pla + L.14593 F.369 Po 4 2 480 r "S ' SCALE: 1"=2,000' PLAT No 5688 871 pla EX.8 + Po 510 " & GIRLS HOMES r 25 454 BOYS a 2 S S pl 86 T Po . ESM FDN OF MD INC 5 48 'WSSC 5 " 2 P EX.20 08 24 73 2 & 8 O C/O e + r 14" pl pla Ma Po R MES n r " 2 HEARTS & HO i 885 a 1 7 P Tw pl 86 r 2 45 Po la lar + " op 860 p FOR YOUTH 24 P Po 84 S 71°31'12" E 576.29' 556.07' 1" + " + 6 EX 8 3 + 24 59 .24"RCP ONAL DR STE 400 8 + 3919 NATI 2 45

m TONSVILLE MD 20866 7 lar GBuUR 4 58 p 450 k 8 Po O E 4 4 " C lac " 8 + 84 24 EP 59 " B 6 P 89 25 '06 IL - 504 r 506 0 NA 5 0 + Y 2 + la ar 46 89 °18 UT R 4 op l 83 + C KO 8 P Pop 502 C 490 8 " 7 50 3 89 ' I 31 49 4 31 2 " 480 452 N H . k 5 39 8 k 63 " 7 94 9 70 Oa 86 863 a . + 18 49 4 + 8 " 0 O = 4 4 468 466 4 " 62 V 2 9,430 SF+/- 2 9,011 SF+/- + + 464

6 E AD ar 48 45 2 L 462

E l 4 58 r r 4 1 + + la E 9,105 SF+/- 49 DW la D op

89 p DW p P 76 7 o o " 7 + O P 8 P + 4 2 C

r r " + " + 2 4 0 P 8

460

a la 5 8 D 4 E 2 l 9 64

p 2 2 4 ' 478 P op Po 86 87 r W 8 r 46 P 8 r la ' -

" 8" 4 ar la pla op 65 6 496 l 3 7 p o P 6 4 3 9 88 o Pop P " 4 88 P " 4" 31 5 5 78 3" 0 4 2 6 + FOREST CONSERVATION AREA 3 + 2 9 85 4 88 86 86 EX PAVING 9 W . D 488 r a . ple pl Ma Po PARCEL A " 456 " 6 29 0 x61 20' 24 7 7 17 .1 8 86 486 + 6 HOA 4

k lar a = + 2 O 5 p + .o = 89 IL 2" 0 P r NA 3 + x92" x91.5 pla k + 3 81 13,410 SF+/- o A Oa UT r 8 " P R " C CO W la x91 5 4 24 P 5 FOREST CONSERVATION AREA D op .0 x8 2 2

PE 955 P 484 84 6 " 8 - 7 8 0

65 4 3 2 . 4 8 5 34 .3 8 8 0 OPEN SPACE 54 8 08 88 492 GE + NOTE:

7 5 RITA 4 # = + HE V GAR= + r ELE EX. GRAVEL 83 r la 8 9 p P e 494 la =494. o 460 O pl op FF k P

C " PARCEL M P 5 DRIVE Ma P 492.1 Oa 4 + RIVEWAY APRON

12 E 5 " .0 0" " 2 EX. D 450 P C 95 26 91 3 AD 484.9+ 28 12 FOR TYPICAL SECTIONS OF PROP. STREET "A"

- TO BE B= 8 " BE 5 x 8 DE 79 868 lar + & CULVERT TO 46 + . 8 r 2 ADD 482 p

3 2 la Po 492 GA 78 REMOVED TO x9 op 81 " 4 12 OVED

. REM S P 26 85 r 1 5" RISERS P 0 la THE LIMITS OF 3 75 R x .7 1 84 op X I 5122 8 49 = O . P

492 " E AND RADWICK LANE DITCH GRADING L E 0 0 w 1 25 6 THE PROPERTY . . FFE D 12 O / 8 V HO ' x91.9 3 o AD P 95 DE 4 B = x W E C = 0 4 . + x89.6 = 1 r L 92 4 a E I FF 5 4 8 pl + R o 462 F 48 P SEE PRELIMINARY PLAN - SHEET 2 C E = x9 8 . " r R = lar 2 1 + 24 la S 508 X 5 B op 0 . op H . GA P . 1 S P 2 PROPOSED STREET "A" TYPICAL SECTION

% r T SP NO 91 2 + 0" 1 482 a + 4" PROP. 45

O x . 3 7 + 480 pl R 2 5 R-200 I 7 o E

8 . P 3 NG V 493 r " A 84 RIPRAP P ROP.

9 5 M la k 2 R E op a AN W P x92.7 490 % O 13 VA R G " 9 9" 8 I R 27 8 . 2 LLE A NG H A 7 1 8 1 COLLISTON & J V 8 . 82 60' R/W L ROSE C 6 1 4 E E + x92 x90.7 9. Y L W M A x8 x88.4 B 6 HAU .0 U , D M D 93 .8 9,036 SF+/- 2 WICK LA R D FF RAD A I x 15551 M V 92 + E SS EL E x R D 0 .3 r a L 1 K D 20906 E 5 pl .6 488 9 I MICRO - + LVER SPRING M . x90 Po x87 0 NA SI GENERAL NOTES C 50 .3 " . T W 506 7 25 x 0 U P r ' 2 5 x91 E . 9 + C PO la T 498 x92 U 83 6 op C P x90 " .7 + P C P884 R EX. GRAVEL 496 ' 24 8 D BIORETENTION " 0 5 10 7 7 T I ak =4 78 2 53 S I 454 . R x87 PARCEL

C 9,210SF+/- 6 O V r 8 = a . 79 906 DRIVE 50 " E 4 l R-200 % 0 26 L op F. 138 . ' E P . D T P .2 P L.12423 PARCEL TO BE x91 R 22 4" 4 x73 # 1 O 8 2 . 464 O + x81 0 B O 1. THE SUBJECT PROPERTY IS IDENTIFIED AS P880 AND P901 P. .0 14 8 W 4

REMOVED R R S 7 + 47 r T 60 MEAD 492 0 ar R x86. 844 la HAMMOND RONALD

LONG l p P E . p =40' HOA/SWM o M 9 Po P r S 199 . 91 " la " D M . S 30 + p 27 E S o D 3 OP 38 P 2 & M A THE TAX ID NUMBER IS P880 - 13-00982498 9 x 488 L.14248 F.92 OV R AY 8 r + x82 1" x76 + 5,065 SF+/- + D " A . P W a 3 2 E l .5 20 .8 S 5 x9 . R op r 8 476 472 + 15 . 9 ON =30 " P la lar ' 52. r E 6 . 2 p 8 P la A x92 ' 3 6 x8o op 5 p 18790 P . PLAT No D x91 00 82 " P 20 POo RADWICK LA + 30 6. 4" 472 " 15541 P901 - 13-00982501 50 4 4 G 2 24 R 495 A 462 T 23 484 810 W E 8 R= .5 P O 2 7 472 + R PARCEL D = . ER SPRING 485 SILV OSSING 483 AD CR O LONGME 3 P D T 50 490 P .2 O ar = 3 l E p " THE PROPERTY OWNER IS - MARCELLO NUCCI H 3 R o P . P FF x9 + + " MD 20906 B 4 SERVCS ASSC E HOA O FF .0 2 COMM 0 = x75 0 1 E P 485 85 S 4 04 P x91 x83 ar EX. HOU 5 l 25 5 0 . . B . p 474 6

0 0 o 47 ' R 486 = D C INC r 475 P P992 7304 CONNECTICUT AVENUE, CHEVY CHASE, MD 20815

MNT GROUP ASS la S 4" PR NG S M O 4

C/O THE 0 op + 2 OP. . .

P 7 0 EAD UND 6 3 72 " 6 P 9 " 8 D ER 3 7 D + . 2 r x + RA + I a 83 4 N E l + 6 .239

Y BLVD STE 100 OPEN SPACE ' p .0 4 464 L.43800 F NTUR HP o 15

20440 CE P r .6 ° R + . x9 r r la 2. THE AREA OF THE SUBJECT PROPERTY IS: P880 - 3.97 Ac R " a la r p 72 47

S 30 25 pl p la PR o x T = 0.9 o OP. P P x93 x9 = x84.8 Po P op " E . 4 " P 7 466 D 20874 Y 6 0 82 " 8 2 0 0

TOWN M R 0 4 2 9 " RIPR O AN R AP M . 4 P 4 0 GER 9 18 504 4 85 PARCEL ADD 9 S 5 8 2 . 1 1 + ON 8 7 1

L I 9% 8 R A O + 3 %

I 8 P901 - 1.84 Ac

1 P M R 4 r 8 R la + G + P op E I 493 x9 P S NOTE: T " X 458 r 3x B 30 la r W . M L S 35 p la x83.0 T + 9 67 4 91.2x 8 Po op 4 468 SIDEWALKS AND SIDWALK RAMPS SS PRC . P ' M 8 TOTAL - 5.81 Ac. G 0" " AY R 82 TC R 3 36 .8 S lar TO MEET ADA STANDARDS. A AV 36 27 30 = + E op 0 8 8 x PROP SWM P = 30 D x93 " 3 9 5 DETAILS TO BE PROVIDED ON M EL ar S C S 2 R 8 l ' ACCES 4 2 ' p V 8 Po P 68 FINAL DESIGN PLANS. 3. THE WSSC 200 SCALE SHEET FOR THIS PROPERTY IS 221NW03. D R ar 5 .6 " 15 4 R pl ' S x80 32 " .7 T 6 =o 8 x x72.5 .5 W I " P ID 81 10 .5 D x70 V 91.2x 7 40 + E . E x73 x71 R E 2 W 480 78 P PU 1 48 A .8 ' 2 + ' L O 10 46 THE TAX MAP REFERENCE FOR THIS PROPERTY IS HS62. + ak K R NO 2 O 0 + "+ P 96 25 5 P 2 5 50' R/W .7x P R r R =40' 50 R . 68 S OU 4 pla r 82 OP x 78 R = o la . C ' " P op S D PUBLIC STREET T C O 4 0 P " S 25 4. THE NRI/FSD PLAN NUMBER 420191420 WAS APPROVED BY M-NCPPC ON JUNE 10, 2019 3 " P.15 TC = 0 834 28 RO 1 P 29 P . R 91.1x ' 8 2 2 D x70 4 . 0 + 13 . S 0 4 P. 486 6+ 48 6 2 RO 4 3 . 19 . P OP +5445 ' 74

9 R R= = SD 0 3 5. THERE ARE NO STREAMS, SPRINGS, WETLANDS, SEEPS OR FLOODPLAINS ON SITE, ACCORDING TO P 45 . 5" =11 70 x D ' 79 + 1 R 1 STREET " A" R-200 94 S

S 2 " 6 4 1 4 4 15 SD r OP. S G 49 02 AY 15" D a 482 PR 0+50 511 0 91.0x W . l I R 5 OP op 1+00 PROP.476 L 5 5 + R E PR P

5 END C & G = = " 2 SITE OBSERVATIONS, THE NATIONAL WETLANDS INVENTORY MAP AND A DRAINAGE AREA LESS THAN 04 0 30 ON 2 R=90' ARJORIE A

V 50 37 7+ 15" SD 0+00 ALEXANDER M 4 7 0 80 1 00 '

14 & ' 8 4 8 =100 + PROP SWM 1 20 478 R

E 8 8 4 E 9 ' 0 4 r X. 0 5 +50 4 la PAV 9 78 p ACCESS + P 1 50 472 80 o ING R 0 5 R + P 2 R E 4 O =100' " N 30 ACRES. STREAM VALLEY BUFFERS EXTEND ON TO THE SITE AT THE NORTHEAST AND ' + ICK L 5 5 P ' 28 8 .7x R=120' 15541 RADW S 9 x83.0 ' .1 90 r 4 68 S S 5 R= + la 8 4 I " ' r p SP NO 90.8x D SD 08 pla Po EX WELL TO BE + E 484 474 8 o r " 20906 W P la 4 45 46 SPRING MD x A 4" op 2 8 SILVER 15 K % + 2 P BX 6 SOUTHEAST CORNERS OF THE SITE. 4 6 L L 5 REMOVED 5 . E + " M R N . . 0 r K R 476 6 W 04 W 8 0 la 85 U =11 3 4 I x 9 P r 0' 3 6 4 3 op ' 4 M 4 a I 93 P pl 8 NG . " 490 10 o k + 9 25 6.9 P Oa 470 P939 3 G " 13 x 484 " . x8 x80 39 16 D 6 O 0 8 3 r 12 + C 6. THE SOURCE OF THE TOPOGRAPHY IS A FIELD SURVEY DATED MARCH 2005 BY MACRIS,HENDRICKS, 9 A la P 8 M H 4 x90.6 .1 D 17 p .7 .5 .7 E 70 + x .4 o P , 9 R x x86 815 PROP.15" " P x72 x71 ar x70 -3 L.32565 F.638 16 A E ° 0 88 SD 5 l 5 11 . 3 = P .0 20 6 2 Pop 46 M k . OO 4 . 7 " 4 SS I Oa 3 T + 8 0 3 S " 2 S 82 x8 3 7 78 GLASCOCK, P.A. THE TOPOGRAPHY FOR THE SUBJECT PROPERTY WAS VERIFIED BY KIM ENGINEERING D 7 9 K PS 2 7 4 4 REMOV ' 2 3 IC E . r x 86 .4 10' PUE 8 E EX. PAVING I 19 9 x T la r 4 L 8 BR S 90.2x x89 p la x77.8 7 464 H x9 + Po op x PROP.M C 301.01

IT 1" P x x76.6 4 472 = = 209 W x89.7 3 % " . 1 5 30 .3 x73 NV INV C " x r 2 8 .1 480 75 DRIVEWAY I

pla 833 1 0 .0 IN FEBRUARY 2019. OFFSITE TOPOGRAPHY WITHIN 100 FEET OF THE SITE IS FROM MONTGOMERY 5 x93 . . 89 . 2 9 3 Po E

T 0 + 63 X.12 46 17 2 1" 48 7 4 "CM 0 502 3 P W P . 99 18 . 8 8 IVE 2

0 0 8 DR x FF O L 6 EX. HOUSE + AVE 4 % COUNTY GIS IN FEBRUARY 2019.

6 476 R .3 20 68 490 G 4 B E .1x x76 76 TO BE 90 k 5 4 .8 474 = . 7 4 = Y 1 a 47 ' P + 3 O 8 6 R E 8 8x 8 91. " 0 S 9 495 O M 0 . R REMOVED 485 ST A " 3 80 % 8 R 88.7x 16 x 4 D

% , AD F " r E O 7. THE SOURCE OF THE BOUNDARY FOR THE SUBJECT PROPERTY IS FROM A BOUNDARY SURVEY BY L 2 & 2x6 la D 632 I 5 7 .3 p . .1x o E P 1 . 92 9 476 NA CK 0 8 P T . I " . U50 . 8 in x S C x92 0 0 BR #155 Tw 15 47 "OAK M O .67 + E C 15 2 P 3 80 P 0 0 . .2 " 0 E 00 MACRIS, HENDRICKS, GLASCOCK, P.A. IN 2005 AND VERIFIED BY KIM ENGINEERING IN FEBRUARY 2019. 5 O T P 3 . = K O + P 5 V k IC 491 EX. GRAVEL x80 .5 S 5- 06 R RC . x76 6 a = 488 5 ELE O B D 50.00' 4 " .3 .0 + 36 EPS 2 ak FF DRIVE x76 784 7 T x93 92.3x 83 O = AD S H " R 481 t 4 ' 8 DE 27 = nu 7 THE SURROUNDING PROPERTY LINES ARE FROM AVAILABLE RECORDS. 496502 GA B TO BE R= E t 44 P 91.4x GA O es 2 4 5 P h S71°13'35"E E . . C 6 0 9 o REMOVED .5 " 6 9 9 48 / 5.5 4 6 P 494 8 7 478 1 W r w . = x73 6 7 8 la G 476 0 5 C p AR= FF 8 PARCEL

o 48 x 4 P T 8. THE SUBJECT PROPERTY IS NOT LOCATED ON THE LOCATIONAL ATLAS OF THE INDEX - O " .8 .5

35 80 x79.5 468 6 D 0 ADD =

29 8 480 M 1 B 1

43 GAR= 89 .7 P C

O S EX SEPTIC E S 1

ER

+ " S EX. GRAVEL

2 9,180 SF +/- E E RI D

TO BE 492.5 RITAG FF OF HISTORICAL SITES. E 76 HOA/SWM

492 H + =482 4 15 DRIVE

.5 D M 4 S REMOVED 3 . 74

494. + r S P

1 FF= laB= TO BE

I r p 472 ' 10 10,100 SF+/-

I 5 HA C 1.0 la Po .5 L p r O 9 o a 478

8 x P 4.3 pl 0" P REMOVED 9. THE SUBJECT PROPERTY IS IN THE NORTHWEST BRANCH WATERSHED, WHICH IS 20

1 HA " 7 48 o 3 D V 9 B= P R

2 1 24 8 " 7 72.3 9,130 SF+/- R

8 5 x S 8 P S

E 4 M x91 2 5 O CREE ' . "

5 P NED

482 + 484

94 R W EL 8 .

4 . 15 PORC .0 + x80.5 H DESIGNATED AS A CLASS IV WATERWAY BY THE MARYLAND DEPARTMENT OF

S x91 86.5x P "

486

A 500 17

.0 r S 9 x91 a O

l x80 . SP NO TT 00 op .5 72 D 5 0

27 C E P x79 4 R

IV 8" .0 56 r 5 2 0 a P 0. DR 6 pl THE ENVIRONMENT (COMAR 26.08.02.02(N). 9 49 o R W I x 480 P E H 492 EL 1" I .3x 3

NG AV 86 2 238 6 R + S I 474 TO GG G + B R ' 10 RI Y 460

S CK M 7 8 & 10. THERE ARE NO SLOPES GREATER THAN 25% OR GREATER THAN 15% ON HIGHLY ERODIBLE SOILS. + , PRC C ar 476 FR 26 A I k pl AME NGH I L a o 480 #1 M N O 9,116 SF+/- P 75.0x W 0 5531 SS F " 9,480 SF+/-" D 7 25 6 29 4 D S 89 59 x 11. THE SITE IS NOT LOCATED IN A SPECIAL PROTECTION AREA OR A PRIMARY MANAGMENT AREA. 79.5

498 + 468 D 47

W 2 C lar D x79.5 DW 5 92 25 op W 466 65

0 P 1 4 4 T " 4 12. THE CURRENT ZONING OF THE PROJECT IS R-200

29 D EX. " 9 498 U SCR HOU 95 N S EE SE

P N 0 8 D D ED

+ 9 W " R E PO

6 O RCH R 31

P 13. PEPCO, COMCAST AND VERIZON ARE THE PUBLIC UTILITY COMPANIES THAT WILL PROVIDE SERVICE 46 15

r 9, 565 SF+/- D ' la . . + 8 R 24 op +

P P R-200 A 4 " + MICRO - 6 r I 2 la N

9 894 lar op x74 O . 00 6 p ar P 5 o l " 4 R TO THIS SITE.

P 1 ° " 1 Pop 3 9 + 6 RRAN DEVI 4 6 P AMBA 2 6 6" 6 BIORETENTION R 2 3 68 ak .8" SD " O PROP 16 SEAN 2 30 RAMBARRAN DEVIN 14. UNLESS SPECIFICALLY NOTED ON THIS PLAN DRAWING OR IN THE PLANNING BOARD CONDITIONS OF D U # 3

5 P 5 N R 6 104 + D O 9 ST E 472 45 K r R P S RADWICK LN 8 4 C ar la D . 15531 pl op R Po P A 494 " 5" I APPROVAL, THE BUILDING FOOTPRINTS, BUILDING HEIGHTS, ON-SITE PARKING, SITE CIRCULATION, AND 30 2 N + SPRING MD 20906 67 + SILVER + t 22 lar lnu r op x75.5 + Wa

a P T SIDEWALKS SHOWN ON THE PRELIMINARY PLAN ARE ILLUSTRATIVE. THE FINAL LOCATIONS OF BUIDLINGS, l " 4" P937 Pop 27 16 P ar 2 9 47 " 70 R pl M 9 0 24 71 O Po

S 494 P" 62 34. + L.52436 F.39 1805 E 5" STRUCTURES AND HARDSCAPE WILL BE DETERMINED AT THE TIME OF SITE PLAN APPROVAL. PLEASE 2 S 9 D D

Y S

4 0 468

9 ' 4 468 + 72 REFER TO THE ZONING DATA TABLE FOR DEVELOPMENT STANDARDS SUCH AS SETBACKS AND BUILDING r + O03P.15" SD 20 LLE la PR8 Pop r D + " D la A 24 Pop + " RESTRICTION LINES, BUILDING HEIGHT, AND LOT COVERAGE FOR EACH LOT. OTHER INFORMATION FOR V lar 24 T 456 r 804 lar 20' SD ESM Pop la op 4" + op P E T 2 P " 466 63 " 25

k 30 D N R Oa 54 THE SITE DEVELOPMENT MAY ALSO BE INCLUDED IN THE PLANNING BORAD'S APPROVAL.

" S I 6 66 + 2 + 4 3 " lar 7 1 8 P op FOREST CONSERVATION AREA P NG

OU 15

L 488 " . 27 I 15. STREET A TO BE A PUBLIC STREET THAT IS PUBLICLY MAINTAINED.THE INTERIOR CUL DE SAC GREEN A C P V

O 464 r A 492 486 PARCEL D 86 la

op R P

" P + P 30 26 MICRO - . SPACE WILL BE MAINTAINED BY THE HOA AND BE SUBJECT TO A DECLARATION OF MAINTENANCE & HOA lar + op X P " E 37 S 90 BIORETENTION 1 94,569 SF 462 45 I 5 484 4 LIABILITY WITH IN ROW AGREEMENT. L R 1 1 + V 07 HONDA # 2 3 ar ak + l R E O op E " " P FF 16. SWM FACILITIES TO BE ON HOA PARCELS, HOA MAINTAINED AND SUBJECT TO THE MCDPS MASTER R 27 r OPEN SPACE BU a + 24 88 r IL 64 pl la Y 460 2 Po op E NA S " 75 P T + 24 " LL CU OP SP 48 31 VA P NO 76 " .41 r DECLARATION OF TERMS AND CONDITIONS OF STORMWATER MANAGMENT RIGHT OF ENTRY AND PARCEL AM 18 la 0 32 ar + E =468 op 9 pl R V + P 4 S + 480 o ST 4" R W " P ELE 2 7 24 r 802 458 I AN + la NG k 4 op PROP. MAINTENANCE AGREEMENT. Oa 7 " P + " 478 + 27 476 28 RIPRAP 452 M F A + 91 ar , 64 r l la Pop 33 A O lar Pop " M op " 35 17. PAVEMENT MARKINGS ARE FOR REFERENCE ONLY AND WILL BE FINALIZED AT ROW PERMIT UNDER SS R + P 33 456 4" ar 89 801 D + 474 2 pl D ar Po l 85 " Pop ak " 24 + 20906 O 24 + THE SIGNING & MARKINGS PLAN. C 8" 8 87 ut 2 7 r aln + la W T 77 op " " P 25 IL 24 100 NA N 92 2 T 58 47 U LE °41 45 C AP '24 454 0 15521 RADWICK LN "M 0.47 " 12 7 W 6' =44 CLF V 91. SILVER SPRING 20906 ELE 74' 490 + PARCEL M r pla Po " LONGMEAD 2 31 5 79 4 " 14191 F .604 N 20 L. 464 59 - + 26 F ° 11 win r L '53 T la lar No 20073 2 " op op C PLAT 6 W P 448 0 P 4 + " 24 ' M 98 6 171

47 84 ' MOUNTAIN TER + .21 COPPER + ' r r pla + 450 28 pla o VER SPRING 20906 460 Po " P + . SIL " 6 39 6 94 8 93 lar op ak 4 P " O MNT GROUP ASSC INC " 6 W 28 1 C/O THE MNG 27 9 65 458 I LVD STE 100 + + 83 r ENTURY B N 478 la 20440 C r op la r " P op TE la 28 6 " P op TOWN MD 20874 26 " P GERMAN 45 95 30 W R 476 80 + 8 4 GA " 454 4 9 4 464 PRC lar 446 7 op TE 2 P 4 ' " 480 37 97 + 82 lar 446 op 31 " P ° 40 D 6 M A 472 + 5 R 6 E + R T I 6 S V 4 . S lar X E Pop E r " A 444 LEGEND81 la FOR SITE PLAN39 93 op " P 25 + + PRC 6 lar 442 ' op P 4 " B C 39 93 L 46

F 468

450

470 E ID W BE 45 3' L N 2 AI JA TR M 38 2458IN 462 M SC 454 CO HNA S PP IL E B V R LE 456 ER MOUN7 SP ANA 4 R 58 ING TA T , IN M T J D E AL 209RR L A AL 0 CE SHEET INDEX Developer's Certificate 6 46

2456E 0 BL A 1. SITE PLAN 820200120 CO A The Undersigned agrees to execute all the features of the Plan Approval No. S PP IBR IL V ER AH including Approval Conditions, Development Program, and Landscape and Lighting Plan. LEGEND ER M IM 2. SITE - APPROVAL CONDITIONS SP OUN ET R W IN TA A EX. CANOPY LIMITS 230 G IN L 3. FOREST CONSERVATION PLAN PROP. CONTOUR ,M T DW PROP. DRYWELL & UNDERDRAIN PIPE LIMIT OF WETLANDS D ERR Developer: MARCELLO NUCCI MARCELLO NUCCI SPECIMEN TREE & CRZ & FOREST LIMITS 20906A W CE 4. FOREST CONSERVATION NOTES & DETAILS Company Contact Person ( FIELD SURVEYED) +22.5 PROP. SPOT ELEVATION LOD/SSF LIMIT OF DISTURBANCE / SUPER SILT FENCE 5. LANDSCAPE PLAN 100 YR FLOOD PLAIN WB 25' WETLANDS BUFFER 7304 CONNECTICUT AVENUE, CHEVY CHASE, MD 20815 SPECIMEN TREE TO BE REMOVED D D PROP. STORM DRAIN & INLET 6. LANDSCAPE NOTES & DETAILS Address: X SB TPF TREE PROTECTION FENCE STREAM BUFFER 7. LIGHTING PLAN OWNER S S D PROPERTY LINE D EX. STORM DRAIN & INLET PROP. SEWER & MANHOLE 301-440-7716 [email protected] 8. ARCHITECTURAL ELEVATIONS Phone: MARCELLO NUCCI SOIL 27B MAPPED SOIL DIVIDES PROP. DRAINAGE DIVIDE ADJACENT PROPERTY LINE 0HE 9. ARCHITECTURAL ELEVATIONS 7304 CONNECTICUT AVENUE EX. OVERHEAD ELEC. & POLE SOIL 35B PROP. WATER & FIRE HYDRANT EX. PERENNIAL 10. ARCHITECTURAL ELEVATIONS S S BUILDING RESTRICTION LINE PER PLAT PROP. STREET LIGHT Signature: CHEVY CHASE, MD 20815 EX. SEWER & MANHOLE / INTERMITTENT STREAM PROP. TREE LINE ATT: MARCELLO NUCCI EASEMENT EX. WATER & FIRE HYDRANT 230 EX. CONTOUR PRELIMINARY PLAN NO. 120200150 301-440-7716 6/29/20 NOT FOR CONSTRUCTION SITE PLAN NO. 820200120

DATE GRAPHIC SCALE 1"=30' SHEET PROFESSIONAL CERTIFICATION MISS UTILITY SITE PLAN DECEMBER 2019 0 10 20 30 90 1 Kim Engineering, Inc. Call "Miss Utility" at 1-800-257-7777, OF I HEREBY CERTIFY THAT THESE DOCUMENTS 48 hours prior to the start of work. MBE/DBE/SWaM WERE PREPARED OR APPROVED BY ME, 10 The excavator must notify all public RADWICK LANE PROPERTY JOB NO. 1214 5 15 25 60 AND THAT I AM A DULY LICENSED SITE PLAN 5901 Ammendale Road , Suite F, Beltsville, MD 20705 utility companies with under ground 240-542-4238 LANDSCAPE ARCHITECT UNDER 1214 DESIGNED KVC 221NW03 facilities in the area of proposed PARCELS 901 & 880, FLINT HILL WSSC GRID: SCALE . www.kimengineering.com THE LAWS OF THE STATE OF MARYLAND. excavation and have those facilities NO

ENGINEERING 13TH. WHEATON ELECTION DISTRICT TECHNICIAN HN TAX MAP:HS562 ADC MAP:47&48-A7&8 located by the utility companies prior B

Baltimore, MD - Beltsville, MD - Fairfax, VA 1" = 30' O J

License No. 527 , Expiration Date:07/16/2021 Civil Engineering - Land Surveying - Geotechnical Engineering to commencing excavation. SILVER SPRING, MARYLAND M NO. REVISION BY DATE CHECKED KVC 1214/ENG/SITE I K

TOTAL SHEETS IN THIS SET 10 EA AR Y D LIT E TI D URB U E T TO UD DIS D CL TE IN ION LA T AT RE NO T K; PU LEGEND 28 OR M E W CO RT W D D S " E N M K N 8 TAG 1 O I RBEC C . K R D I LOT 67 SIGNIFICANT TREE N

X W 28" PIN OAK O N

E B D L F.309 (>24" TO <30" DBH, R L.28210 B A A L B I LE R FIELD SURVEYED) V E Attahment 3 D C Y W K S I 30" MAPLE NO N LE L TE SPECIMEN TREE 30" DBH + N HOUSE R R SF EX. IS W T GA 275 U , O H SITE A 64 B R TE T = SF R IN A C X EXISTING TREE TO BE REMOVED L E O E ,905 A VD L P X R 9 6 B D 1 . M L DY D A = = 7 D TU BE A A BAILEYS R S R RE E NG R I

R U A A JR T P. E A AEGER HELEN D TREE COVER CT

HANKS GUY E DIS IM OELSCHL F P. INAG AV F O A P MAS KE NEWPORT RD R rR ELSCHLAEGER THO 11579 LA U P 857 Da O l . o.p e N B P 56 r O2 8 mo X CRITICAL ROOT ZONE 3 ca R E ANE S RESTON VA 20194 P Sy 15661 RADWICK L Y "

+ 36 C E E + L X MD 20906 A SILVER SPRING

RADWICK LN L . 15600 S SPECIMEN TREE REQUIRING LONGMEAD

LE A T R

V E CROSSING

VER SPRING 20906 A LOT 68 MITIGATION SIL 30" MAPLE M 0

: + M

6 A 1 4 F.60

ECK RD r L.47156 RB E 2710 NO " la S op 8

= P R 20906 5

ER SPRING 0 SILV 28 T 30 72 4

8 6 S PROPERTY LINE VICINITY MAP N715 P793 4 + ' LOT 1 PR 456 SCALE: 1"=2,000' F.639 r OP.S L.11777 pla + L.14593 F.369 Po 4 2 1 48 r "S PLAT No 5688 87 0 pla EX.8 + Po EXISTING CONTOUR 510 " 406 & GIRLS HOMES r 25 454 BOYS la 2 S S p 86 T Po . ESM FDN OF MD INC 4 'WSSC 5 " 25 8 P EX.20 0 24 3 2 & 87 O C/O 8 e + r 14" pl la Ma 5 Pop R MES n r " HEARTS & HO i 88 a 1 7 P 52 Tw pl 86 r 2 4 LP EXISTING LIGHT POLE Po la lar + " op 860 p FOR YOUTH 24 P Po S 71°31'12" E 576.29' 556.07' 1" + " + 6 EX 884 3 + 24 59 + .24"RCP ONAL DR STE 400 8 + 3919 NATI 2 45

m TONSVILLE MD 20866 7 lar GBuUR RP RP RP RP RP RP 4 58 p 450 k 8 Po O E 4 4 " C lac " 8 + 8 24 EX. OVERHEAD UTILITY LINES EP 9 " B 6 4 OH P 895 25 '06 P - 504 X r 5 506 0 a r 90 + 18 R + pl R la 46 8 ° 0 4 o p 83 + 8 P P Po 502 4 490 8 " 7 5 3 89 ' 492 4 X 31 2 " 3 480 PROP.R 452 N k 39 6 8 /W k 63 9 9 70 Oa 865 8 a . + 4 + 8 " 0 O 4 4 4 466 4 " 62 9,430 SF+/- 2 9,011 SF+/- + + 464 DE

6 D r 4 45 DICA A a 6 68 TION

2 462 RP ROOT PRUNE LINE E l 4 5

+ r 492 DWX r p 4

1 + la 9,105 SF+/- la D o 8 9 p DW p P 7 7

8 8 X 7 o o " + O P P + 4 2 C

r r " + " + 2 4 4 0 P 8

460

a FORESTla SAVED 8 D 4 E l 98 6

p 25 2 ' 62 478 P op Po 874 X r W 8 X r 4 P 886 r la ' -

" 8" 4 X ar Xla pla op 65 6 496 l 3 7 p o P 6 4 3 9 88 op Po P " 4 88 P " 4" 31 5 5 78 " 0 4 2 6 + FOREST CONSERVATION AREA 5 33 + 2 9 6 8 4 88 86 8 LIMITS OF DISTURBANCE 9 B W . D X 488 X r le la . p + op R Ma P PARCEL A 7 " 4 " 29 P 0 24 7 1 5 P 876 86 486 + 6 6

0.24 AC 4 R HOA OFF SITE LOD X k lar a = FOREST SAVED + O + op = 892 2" P r 3 + " pla k + 32 81 13,410 SF+/- o A Oa r 8 " P R 4" XW la 25 4 0.44 AC 2 FOREST CONSERVATION AREA D op 2

P 48 84 6 " 4 8 37 0 4

8 882 92 OPEN SPACE 5 5 88 4 GE + FOREST CLEARED

RITA R 4 4 + HE GAR= + P r EX. GRAVEL 83 X r la 8 9 p P e 494 la =494. o 460 O pl op FF X k P

C " PARCEL M P 5 DRIVE Ma P 492.1 Oa 4 + RIVEWAY APRON

12 E 5 " 0" " 2 EX. D 450 P 5 C 9 26 3 AD 484.9+ 28 12 - TO BE E 9 B= 8 8 r " RT TO BE 65 .8 D 87 X 2 ADD 86 R la + & CULVE 4 + 2 r 482 p

83 9 la P Po PROPOSED MITIGATION TREE p 492 GA 7 REMOVED TO x o " 4X 12 OVED P P 6 5 . REM S X " ERS 2 FOREST0 SAVED 8 lar 1 5 RIS P THE LIMITS OF R 3 75 R 84 op X I 5 8 490= O P L 492 w 5" E 6 E 0 FFE D 2 1 THE PROPERTY 12 O . . / V HO ' 3 o 2 AD P DE =495 B = W PERMANENT FOREST E 2 C 0 492 A . + = 1 r L 4 a E I FF 5 482 8 pl + R 462 F Po C E = 48 X . " CONSERVATION SIGN R = ar 1 + R 4 ar S 5 X B pl 2 pl H Po .1 P S Po 2 08 GA 0 N

S " % X r T " NO OV .2 + 30 482 8 la R + 0.28 AC PROP. 45 7 + 4 p 24 I 5 o E

87 . P 3 P NG NS 2 493X r " A 84 RIPRAP P ROP.

9 5 M la X k 2 R E op a A W P 490 % O 3 VA R G " 9 " 81 I R 27 . 29 LLE NG H A P 8 8 1 ISTON & J A 7 P COLL V 8 82 60' R/W L ROSE C R 1 4 E E + Y

L W R M AD B SEDIMENT 6 HAU U , D M 9,036 SF+/- 2 WICK LA R D FF RAD A I 15551 M V A + E SS E E 78 R R D LE 0 8 X r TRAP # 2 T a P K MD 20906 O 0 l 48 + SILVER SPRING 8 Pop C B 5 " 8 6 W

5 X r ' 506 E 2 9 a 209 9 5 E 3 + l T 49 U 8 op C R P P C 884 8 + P R E 4 ' X D " 5 10 7 k 2 3 S I 454 T I M . a X PARCEL 5

C 9,210SF+/- 6 O r 8 a . O " 47 l 79 % 26 op F.1 38 V P . D T P P L. 12423 06 EL " 4 PARC E P R 22 4 O 8 2 464 O D B O P + P 7 R . 814 W 4 GENER

R AL NOTES

X S 4 r P T 6 R + 44 0 LD MEAD R 4 ar 8 la HAMMOND RONA LONG 92 pl op R M P E Po X HOA/SWM P " lar " S D 199 M . S 30 + 27 E S OP 8 Pop D & M A 9 L.14248 F.92 O R 83 488 X r + " + 5,065 SF+/- + D " A . P la 31 V 20 S op X 8 476 472 + 15 FOREST CLEARED 9 P r X ' . FOREST CLEARED " la Xlar R 2 r E 6 . 2 p p 0 85P la A 3 6 o o 5 P p

X 18790 P . PLAT No D 00 82 " P 2 POo RADWICK LA + 30 4" 472 " 15541 50 4 GA 2 24 R 495 3 10 462 T 484 8 W E 82 R= .5 P 1. THE SUBJECT PROPERTY IS IDENTIFIED AS P880 AND P901 O 472 + R 2.60 AC PARCEL D = 2.60 AC ER SPRING 485 SILV ROSSING 483 LONGMEAD C O P XD T 502 490 P .2 O ar = 3 l E p " H R o P P FF + + " MD 20906 B 4 MM SERVCS ASSC E HOA O FF 2 THE TAX ID NUMBER IS P880 - 13-00982498 0 1 CO 0 =485 5 SE P P X ar 8 EX. HOU 45 504 l 25 0 . B . 474 6

0 op 47 ' R 486 = D C INC r 475 P P992

MNT GROUP ASS la S " PR NG S M O p O 4 C/O THE o + 24 2 P. P 7 .0 EAD UND P901 - 13-00982501 P 7" 83 D 7 ER + " 6 2 X r + DRAI + a 4 N E l ++ 6 .239

Y BLVD STE 100 OPEN SPACE 46 464 L.43800 F NTUR op 15 20440 CE P X r .6 °

R + X r X r la . R " a la X r p 4

S 25 l p la PR o x72 T o O P P = X Pop P op P. " 70 E . 4 " P 7 466 THE PROPERTY OWNER IS - MARCELLO NUCCI D 20874 Y 6 82 " 2 0

TOWN M 478 28 9 " RIPR O AN R AP M . P 40 0 GER 18 PARCEL 504 ADD 9 85 MICRO-BIORETENTION #1 S 50 8 29 + 81

L I 9% O 811 R + %

I

1 P M R 4 X r 8 R la + GA P op + I 493 S 7304 CONNECTICUT AVENUE, CHEVY CHASE, MD 20815 T P X NOTE: 458 " r BX 0 a X r L 3 l a M S 35 op pl T + 9 8 P o 84 468 SIDEWALKS AND SIDWALK RAMPS SS G " " P M R 30 36 S Xlar TO MEET ADA STANDARDS. A AV + E op 2. THE AREA OF THE SUBJECT PROPERTY IS: P880 - 3.97 Ac 0 836 827 PROP SWM P D " EL 9 r S C 25 DETAILS TO BE PROVIDED ON M 8 Xla ' ACCESS 4 2 V 8 Pop P FINAL DESIGN PLANS. D ar 5 " 15 468 l ' 32 " R 6 op S 8 P901 - 1.84 Ac W T I P ID 81 10 D V 7" + E . E R E 2 W 480 P PU O 48 A ' + X L O 10 460 + ak K N 2 O R + X "+ P X 25 55 P 50' R/W TOTAL - 5.81 Ac. P r 2 R S OU 496 pla X r 80 O R o la P. " P op S D PUBLIC STREET C O 30 P " S 34 " ROP.15 P 8 28 9 P 82 2 D 3. THE WSSC 200 SCALE SHEET FOR THIS PROPERTY IS 221NW03. . + 13 00 4 . S 486 + 482 2 OP 474

6 P. 6+ . PR 45 0

RO 54 = SD 4 P " 7 D .7 + 15 STREET " A" 9 S 9 THE TAX MAP REFERENCE FOR THIS PROPERTY IS HS62.

S 2 " 4 1 4 4 15 SD X r OP.S G 49 02 15" D a 482 PR 0+50 511 0 . l I 5 OP op 1+00 PROP.4 L 504 5 + PR P 5 END C & G

LS 3 00 0 " 7 2 ORIE A

V 37 27+ 15" SD 6 0+00 ALEXANDER MARJ 48 7 8 1 00 4. THE NRI/FSD PLAN NUMBER 420191420 WAS APPROVED BY M-NCPPC ON JUNE 10, 2019

14 & 4 8 + PROP SWM 1 20 478

E 8 8 4 E 9 0 4 r X. 0 50 +5 4 la PAV 9 7 Xp ACCESS + P 1 50 472 80 o ING R 0 5 R + 8 P E 4 O " N ' + 8 ICK L 5 5 P 2 15541 RADW S ' .1 X r 48 S S 5 + la 8 5. THERE ARE NO STREAMS, SPRINGS, WETLANDS, SEEPS OR FLOODPLAINS ON SITE, ACCORDING TO 492 " ' r SP ID S Xla op NO EX WELL TO BE + E D 474 p P W 484 808 Po X ar 4" 5 MD 20906 " l 2 84 4 SILVER SPRING K X A + 4 op X 6 15 % L 2 P B 6 R 504 N REMOVED .5 0 r E K + 476 " M L 6 W W 8 90 la U 33 4 I op ' P X r 46 4 SITE OBSERVATIONS, THE NATIONAL WETLANDS INVENTORY MAP AND A DRAINAGE AREA LESS THAN I M P 0 la X 8 0 NG 5" 490 1 Pop ak + 47 P939 GA 2 " O 13 484 39 D 6" O 816 3 Xlar + PC 8 M H 493 D op PE 70 , + R 15 PR P X r 3 F.638 30 ACRES. STREAM VALLEY BUFFERS EXTEND ON TO THE SITE AT THE NORTHEAST AND 16 ° 8 OP.15" SD " la 5- L.32565 A E 11 X P 25 op 6 M k = 4 P SS a . TOO + 07 " 844 I O 2 S 82 8 33 7 D S " 47 ' 27 3 CK EPS X 486 10' PUE 8 REMOVE EX.P AVING I 19 9 RI T lar r L 8 B S p la 464 SOUTHEAST CORNERS OF THE SITE. H + Po op PROP.M C 301.01

IT 1" P 472 = = 2 W % X 3 " 30 NV INV C " r 25 8 48 DRIVEWAY I

pla 833 1 0 .0 09 50 . . Po 3 E 62

T + X.12 4 17 " 488 7 46 "C 0 502 0 MP 6. THE SOURCE OF THE TOPOGRAPHY IS A FIELD SURVEY DATED MARCH 2005 BY MACRIS,HENDRICKS, W P 31 99 8 X IVE 2 06 FF O DR EX. HOUSE + AVEL 4

% 4 R 2 6 490 G 46 B E 8 5 474 TO BE X k 4 7 0 = . 7 GLASCOCK, P.A. THE TOPOGRAPHY FOR THE SUBJECT PROPERTY WAS VERIFIED BY KIM ENGINEERING 4 = Y 1 a 6 474 ' P + 3 O 8 6 R E 8 " 8 S 9 495 O M R REMOVED 485 T A " 30 % 8 S R X 16 D

% , AD F " r E O 2 & 26 la D 632 7 p o E P 1 . 4 NS 2 CK 0 P 7 IN FEBRUARY 2019. OFFSITE TOPOGRAPHY WITHIN 100 FEET OF THE SITE IS FROM MONTGOMERY . I " . 50 . R 55 8 in S 6 0 0 B #1 Tw 15 4 M O + E 7 C P 3 P 0 0 . " 0 E 0 O 1 T P 3 . K O + P 9 5 X IC TO BE 4 EX. GRAVEL S 5- 06 k R RC 6 COUNTY GIS IN FEBRUARY 2019. a = 488 50.00' O B X 3 D 4 " . + 84 36 EPS 32 ak FF 1 DRIVE 7 7 T 8 O = 8 EAD S H REMOVED 7" R 4 X ut 47 ' 8 02 D 2 = n 4965 GA B TO BE R= E t 4 P GA O es S71 2 49 .5 P h °13'35"E 7. THE SOURCE OF THE BOUNDARY FOR THE SUBJECT PROPERTY IS FROM A BOUNDARY SURVEY BY 4 E 5 C 96 489 /o REMOVED 8. 5" 4 6 P 494 r w .7 =47 1 W 8 la GA 476 06 5 C p R= FF 8 PARCEL

o 488 476 P T - O " .5

9 35 468 6 D 04 ADD =

48 M 1 B

2 GAR= 898 0.7 P C MACRIS, HENDRICKS, GLASCOCK, P.A. IN 2005 AND VERIFIED BY KIM ENGINEERING IN FEBRUARY 2019.

O S EX SEPTIC E S

3 ER

+ 6 " S EX. GRAVEL

2 9,180 SF +/- E E RI D

92 TO BE 492.5 RITAG FF HXE 7 HOA/SWM

4 + =482 4 15 DRIVE

.5 D M 4 S REMOVED 3 . 7 THE SURROUNDING PROPERTY LINES ARE FROM AVAILABLE RECORDS.

494. + r S 4 X P

15 FF= laB= TO BE

I r 472 ' 10 10,100 SF+/-

I HA C la Pop .5 L p X r O a 478

Po .3 pl " P REMOVED

20

1 HA " 7 484 o 30 D V 9 B= P R

28 1 24 8 " 7 9,130 SF+/- R

5 S 8 P S 8. THE SUBJECT PROPERTY IS NOT LOCATED ON THE LOCATIONAL ATLAS OF THE INDEX

E 4 M 28 5 O CREE '

" P NED

482 + 484

4 R W EL 8 . 49 . 15 PO + RCH

S X P "

486

A 500 17

X r S OF HISTORICAL SITES. a O

l . SP NO TT 500 op 72 D

27 C E P 4 R

IV " 56 r 28 0 a P DR 6 pl R W 490 Po I 4 4 E H 492 EL 80 " 9. THE SUBJECT PROPERTY IS IN THE NORTHWEST BRANCH WATERSHED, WHICH IS I 31 NG AV 2 + 238 S I 6 R 47 GG G TOR ' + BR Y 460 0 I S CK 6 M 7 8 X & + X 8 476 F 2 , I C lar RA DESIGNATED AS A CLASS IV WATERWAY BY THE MARYLAND DEPARTMENT OF A NGH k p #1 ME I L Oa X Po 4 W 5531 M N F " 9,116 SF+/- 9,480 SF+/-" D SS 25 6 29 470 D S 89 59

4 + 468 D THE ENVIRONMENT (COMAR 26.08.02.02(N). 9 4

X W 5 2 C r 5 8 la D DW 7 92 2 op W 466

09 P 4 4 T " 46 29 D EX. 498 UND " SCR HOU 95 S EE SE 10. THERE ARE NO SLOPES GREATER THAN 25% OR GREATER THAN 15% ON HIGHLY ERODIBLE SOILS. 06 8 D P NED

+ 9 W " QR 3 R E PO

O RCH R 31

P 468 15

r 9, 565 SF+/- D '

a .

4 l . P + R 2 op + 11. THE SITE IS NOT LOCATED IN A SPECIAL PROTECTION AREA OR A PRIMARY MANAGMENT AREA.. P A P

4 " + X R 6 r I 2 4 la N 9 89 lar op O 6 p ar P 00 o l " 4 R

P p 1 ° " Po 3 + 6 RRAN DEVI 24 61 " 69 6 P RAMBA 12. THE CURRENT ZONING OF THE PROJECT IS R-200. 26 X AR 3 3 68 ak .8" SD " O PROP 16 SEAN 2 30 RAMBARRAN DEVIN D UN 04 55 P 1 + D R ST E O 472 458 K r R P S RADWICK LN 496 C ar la RP D . 15531

l P op Pop R

494 P " A " 5 I R 30 2 N D 20906 67 + SILVER SPRING M 2 + R + P t 2 lar lnu r op + Wa

a T l " P X " P937 Pop 27 P ar 24 9 47 " 70 1 R l M 9 0 24 7 O Pop

S 494 4P" 62 3 . 5 + L.52436 F.39 1580 E " 2 S 9 R D D

Y S 4

P 468 ' 490 468 + 72 LE 20 r + PROP.15" SD la 803 L op r D P Xla P A + 4" D op MICRO-BIORETENTION #3 2 + MICRO-BIORETENTION #2 P " R V lar R 24 T 45 r 804 lar P 20' SD ESM 6 Pop la op 4" + op P E T 2 P 5" 466 63 0" 2 RP

k 3 D N R Oa 54 R

" S I 66 + 26 + P U " lar 73 P op FOREST CONSERVATION AREA P NG

O 15

L 488 " . 27 I

A C 6 P V

2 O 464 49 PARCEL D 6 r A 48 8 pla

o R P " P +

6 P 30 2 . HOA lar + op X P " E S 37 90 1 94,569 SF 462 4 I 5 484 54 L R 10 + V HONDA P

31 k lar R a + R E O E R 7 " Pop FF 27 " U R r OPEN SPACE B P 64 la + 24 88 r op pla Y 460 2 P o LE S " 75 P L + 24 31" A SP NO 48 V SEDIMENT TRAP # 1 76 PARCEL M ar 32 r + A l 90 la RE Pop 4 S + 480 op ST + " R W " P 24 24 r 802 458 I AN + la NG k op PROP. Oa 74 " P + " 478 + 8 27 476 2 RIPRAP 452 M F A + 91 ar , 64 r pl la Po 33 A O lar Pop " M op " 35 + P 3 56 SS R FOREST SAVED " r 3 801 4 D 474 24 la 89 D + r op la 85 P Pop 4" k 2 + J 2 Oa 4" + KARCH TIMOTHY C " 2 87 t 28 78 C r alnu 09 7 + la W T 7 op 5" SA M " P 2 KARCH THERE 24 100 0 N 92 2 58 4 6 7 1.41 AC °41 4 ' 45 45 WICK LN 24" 0 15521 RAD W 6' CLF 91. SILVER SPRING 20906 74' 490 + PARCEL M P992

lar Pop " LONGMEAD 2 L.43800 F.239 31 5 79 4 " 14191 F .604 N 20 L. 464 59 - + 26 F °11 ' win r r L 53 T pla la C LAT No 20073 " o op P W P 448 0 P 462 + " 24 ' M 98 4 6 171 47 8 ' R MOUNTAIN TER + .21 COPPE + ' 8 r 50 ar pla + 4 2 60 l o SILVER SPRING 20906 4 Pop " P + . " 66 4 39 9 r 93 la k op Oa 48 C INC " P " NGMNT GROUP ASS 27 W 28 1 C/O THE M 8 96 65 45 + I 3 LVD STE 100 + 8 r ENTURY B N 478 la 20440 C r Pop pla r " Po TE pla 28 " o TOWN MD 20874 26 " P GERMAN 456 95 30 W R 476 80 + 8 4 GA " 454 4 9 4 464 lar 446 7 op T 2 P 4 ' 7" E 480 46 3 97 + 82 lar 4 op 31 " P ° 40 D 6 M A R 472 + 5 E + R T I S V 466 . . S X lar X E op E SF E " P A 1 lar 39 93 00 444 8 op ,8 P AND B 86 5" . T SF 2 P IN A = 05 AC + O O E ,1 0 E + P R . R A 25 10 6 P T lar UDY D = = 442 ' NAG N op T E A A I I P S E E A 4O 9" B RB R R C R P6 3 93 TU . A A L D IS4 IS P GE F H D .I M T ES OP AINA TO PR DR CR P. 440 468 A RO 4.53 P 4 50

438

470 E ID W BE 452 3' L N AI JA TR M 38 245IN 462 M 436 8 S 454 Developer's Certificate C CHNA OPP SI B LV ER LE 456 ER The Undersigned agrees to execute all the features of Approved Final Forest Conservation MOUN7 SP ANA 458 R IN TA T Plan No.: 120200150 and 820200120, including financial bonding, forest planting, maintenance, G, IN M TE J D ALL 20906RR and all other applicable agreements. A AL CE 37 4 6 245 E 0 Developer: MARCELLO NUCCI MARCELLO NUCCI BL 6 A C A Company Contact Person OPP I SI BR LV ER AH ER M IM SP OUN ET R ING TA A IN L Address: 7304 CONNECTICUT AVENUE, CHEVY CHASE, MD 20815 ,M TE 36 D RR 2454 20906A MA C R E 460 Y CO S PP M IL E K VE R IRC 301-440-7716 [email protected] R M HHO Phone: SP OUN FF RI T NG AI , N OWNER MD TE 35 20906RR JONA A 2452 CE THAN MARCELLO NUCCI C Signature: OPP & SI LV ER JU ER LI MOUNE 7304 CONNECTICUT AVENUE SP L RI T SADAN NG AI , N MD TE CHEVY CHASE, MD 20815 2450 2 RR 09 AC YUNG 06 E CO S PP IL E & ATTN: MARCELLO NUCCI VE R S R M K SP OUN IM SITE PLAN NO. 8-20200120 RI T NG AI 301-440-7716 , N MD TE 20906RR AC E 6/29/20 NOT FOR CONSTRUCTION PRELIMINARY PLAN NO. 1-20200150

DATE GRAPHIC SCALE 1"=30' SHEET PROFESSIONAL CERTIFICATION MISS UTILITY FOREST CONSERVATION PLAN JANUARY 2020 0 10 20 30 90 3 Kim Engineering, Inc. Call "Miss Utility" at 1-800-257-7777, PRELIMINARY/FINAL OF I HEREBY CERTIFY THAT THESE DOCUMENTS 48 hours prior to the start of work. MBE/DBE/SWaM WERE PREPARED OR APPROVED BY ME, 10 The excavator must notify all public FOREST RADWICK LANE PROPERTY JOB NO. 1214 5 15 25 60 AND THAT I AM A DULY LICENSED 5901 Ammendale Road , Suite F, Beltsville, MD 20705 utility companies with under ground 240-542-4238 LANDSCAPE ARCHITECT UNDER 1214 DESIGNED KVC 221NW03 facilities in the area of proposed CONSERVATION PARCELS 901 & 880, FLINT HILL WSSC GRID: SCALE . www.kimengineering.com THE LAWS OF THE STATE OF MARYLAND. excavation and have those facilities NO

ENGINEERING 13TH. WHEATON ELECTION DISTRICT

TECHNICIAN B HN TAX MAP:HS562 ADC MAP:47&48-A7&8 located by the utility companies prior PLAN

Baltimore, MD - Beltsville, MD - Fairfax, VA O J

License No.527 , Expiration Date:07/16/2021 Civil Engineering - Land Surveying - Geotechnical Engineering to commencing excavation. SILVER SPRING, MARYLAND M NO. REVISION BY DATE CHECKED KVC 1214/ENG/ENV/FCP I K

TOTAL SHEETS IN THIS SET 10 Attachment 4

DEPARTMENT OF PERMITTING SERVICES

Marc Elrich Mitra Pedoeem County Executive Director

July 13, 2020 Ms. Norma Suriel KIM Engineering, Inc. 5901 Ammendale Road, Suite F Beltsville, MD 20705 Re: COMBINED STORMWATER MANAGEMENT CONCEPT/SITE DEVELOPMENT STORMWATER MANAGEMENT PLAN for Radwick Lane Preliminary Plan #: 1-2020150 Site Plan #: 8-2020120 SM#: 284990 Tract Size/Zone: 6.23 ac / R-200 Total Concept Area: 3.47 ac Parcel(s): 901 and 880, Flint Hill, to be Subdivided into 10 lots, 4 HOA parcels and Public right-of-way Watershed: Northwest Branch/ Class IV Dear Ms. Suriel:

Based on a review by the Department of Permitting Services Review Staff, the stormwater management concept for the above-mentioned site is acceptable. The stormwater management concept proposes to meet required stormwater management goals via micro-bioretention and drywells.

The following items will need to be addressed during the detailed sediment control/stormwater management plan stage:

1. A detailed review of the stormwater management computations will occur at the time of detailed plan review.

2. An engineered sediment control plan must be submitted for this development.

3. All filtration media for manufactured best management practices, whether for new development or redevelopment, must consist of MDE approved material.

4. All facilities must be designed using latest available MCDPS guidance documents. The distance between the micro-bioretention facilities must be maximized.

5. The use of drywells on individual lots must be maximized.

6. Demonstrate non-erosive velocity and safe outfall of the ten-year event at all storm drain outfalls.

This list may not be all-inclusive and may change based on available information at the time.

255 Rockville Pike, 2nd Floor, Rockville, Maryland 20850 | 240-777-0311 www.montgomerycountymd.gov/permittingservices

Attachment 4

Ms. Norma Suriel July 13, 2020 Page 2 of 2

Payment of a stormwater management contribution in accordance with Section 2 of the Stormwater Management Regulation 4-90 is not required.

This letter must appear on the sediment control/stormwater management plan at its initial submittal. The concept approval is based on all stormwater management structures being located outside of the Public Utility Easement, the Public Improvement Easement, and the Public Right of Way unless specifically approved on the concept plan. Any divergence from the information provided to this office; or additional information received during the development process; or a change in an applicable Executive Regulation may constitute grounds to rescind or amend any approval actions taken, and to reevaluate the site for additional or amended stormwater management requirements. If there are subsequent additions or modifications to the development, a separate concept request shall be required.

If you have any questions regarding these actions, please feel free to contact Mary Fertig at 240- 777-6202 or at [email protected].

Sincerely,

Mark C. Etheridge, Manager Water Resources Section Division of Land Development Services

MCE: mmf cc: N. Braunstein SM File # 284990

Study Point A ESD: Required/Provided 2,113 cf / 2,449 cf PE: Target/Achieved: 1.2” / 1,2” STRUCTURAL: N/A WAIVED: N/A

Study Point B ESD: Required/Provided 2,693 cf / 2,830 cf PE: Target/Achieved: 1.2” / 1.2” STRUCTURAL: N/A WAIVED: N/A

Attachment 4

January 6, 2020

Reviewer MNCPPC 8787 Georgia Avenue Silver Spring, MD 20910

Re: Radwick Lane Property Forest Conservation Plan-Variance Request Preliminary Plan No.:120200150 Site Plan No.:820200120 Kim No. 1214

Dear Reviewer:

On behalf of the property owner, Marcello Nucci, Kim Engineering, Inc. is requesting a variance for the impact to the critical root zone of 3 on site specimen trees and to remove 30 on site specimen trees, all 30 inches or greater in dbh, as required under Section 22A-21 of Montgomery County’s Forest Conservation Law. The impact of these trees is necessary in association with the development of the above referred property, which is located in Silver Spring, MD.

The property is 5.81 acres and contains 4.53 acres of forest. The significant and specimen trees were identified and shown on the approved NRI/FSD. The site is bordered on the north, east and south by existing residential communities. The Forest Conservation plan shows that 1.93 acres of forest will be retained and that all forest conservation requirements will be met on site.

The specimen trees identified in this variance request for critical root zone impact or removal are shown on the FFCP. The trees and/or their critical root zones to be impacted are located within the limits of disturbance and have impacts to their critical root zone.

These trees are located throughout the property and immediately adjacent to existing Radwick Lane. The site design is constrained by the requirement to provide access by a public street in the location shown on the plan.

Efforts were made to protect the existing specimen trees whenever possible. The impacts to the stream valley buffer are limited to the stormwater management facility outfalls. The majority of the existing trees which are located in the stream valley buffer or in the forest conservation area will not have impacts to their critical root zones.

The following is a description of the specimen trees proposed to be saved, with impacts to their critical root zone areas.

Attachment 4

Table 1, below, lists the specimen trees as they are identified on the Forest Conservation Plan and provides their impacts and proposed tree care methods.

ON/OFF SITE SPECIMEN TREE LIST

NUMBER COMMON NAME SCIENTIFIC NAME DBH (inches) CONDITION TREE SPECIMEN RECOMMENDATION CRZ DISTURBED/% 55 OAK QUERCUS 30 GOOD X REMOVE 61% 56 POPLAR LIRIODENDRON 31 GOOD X REMOVE 100% TULIPIFERA 57 POPLAR LIRIODENDRON 30 GOOD X REMOVE 100% TULIPIFERA

67 POPLAR LIRIODENDRON 30 GOOD X SAVE, ROOT 15% TULIPIFERA PRUNE 69 POPLAR LIRIODENDRON 31 GOOD X REMOVE 47% TULIPIFERA 801 POPLAR LIRIODENDRON 35 GOOD X SAVE, ROOT 8% TULIPIFERA PRUNE 805 POPLAR LIRIODENDRON 34 GOOD X REMOVE 73% TULIPIFERA 815 OAK QUERCUS 36 GOOD X REMOVE 100%

816 POPLAR LIRIODENDRON 39 GOOD X REMOVE 100% TULIPIFERA

817 POPLAR LIRIODENDRON 37 GOOD X REMOVE 100% TULIPIFERA 818 POPLAR LIRIODENDRON 32 GOOD X REMOVE 100% TULIPIFERA 819 POPLAR LIRIODENDRON 40 GOOD X REMOVE 100% TULIPIFERA 820 POPLAR LIRIODENDRON 31 GOOD X REMOVE 100% TULIPIFERA 823 POPLAR LIRIODENDRON 30 GOOD X REMOVE 100% TULIPIFERA Attachment 4

826 POPLAR LIRIODENDRON 32 GOOD X REMOVE 100% TULIPIFERA 827 POPLAR LIRIODENDRON 36 GOOD, SPLITS INTO X REMOVE 100% TULIPIFERA TWO TRUNKS( 15" & 24" 6 FT UP 833 POPLAR LIRIODENDRON 31 FAIR, BROKEN X REMOVE 100% TULIPIFERA BRANCHES, HOLE IN TRUNK 834 POPLAR LIRIODENDRON 30 GOOD X REMOVE 100% TULIPIFERA 835 POPLAR LIRIODENDRON 30 GOOD X REMOVE 100% TULIPIFERA 836 POPLAR LIRIODENDRON 30 FAIR,MANY BROKEN X REMOVE 100% TULIPIFERA BRANCHES 838 POPLAR LIRIODENDRON 30, FAIR, 8" TRUNK IS X REMOVE 100% TULIPIFERA 8 DEAD 846 POPLAR LIRIODENDRON 33 GOOD, SPLITS INTO X REMOVE 100% TULIPIFERA TWO TRUNKS( 15" & 24") 6 FT UP 847 POPLAR LIRIODENDRON 33 GOOD X REMOVE 100% TULIPIFERA 855 POPLAR LIRIODENDRON 31 GOOD X REMOVE 100% TULIPIFERA 863 POPLAR LIRIODENDRON 39 GOOD X SAVE, ROOT 37% TULIPIFERA PRUNE 865 POPLAR LIRIODENDRON 31 GOOD X REMOVE 51% TULIPIFERA 875 POPLAR LIRIODENDRON 35 GOOD X REMOVE 100% TULIPIFERA 877 POPLAR LIRIODENDRON 30 GOOD X REMOVE 100% TULIPIFERA 880 POPLAR LIRIODENDRON 33 POOR, MAIN TRUNK X REMOVE 75% TULIPIFERA BROKEN OFF

881 POPLAR LIRIODENDRON 32 GOOD X REMOVE 86% TULIPIFERA 882 POPLAR LIRIODENDRON 37 GOOD X REMOVE 70% TULIPIFERA 898 POPLAR LIRIODENDRON 35 GOOD X REMOVE 100% TULIPIFERA 899 POPLAR LIRIODENDRON 31 FAIR, BROKEN X REMOVE 100% TULIPIFERA BRANCHES

Attachment 4

Tree 55 Trees 55 is located within proposed lot 9. This tree is a 30-inch Oak and is in good condition. The proposed house on Lot 9 is sited to minimize grading and impact to the critical root zone. The proposed dry wells are located within of the critical root zone. This lot and the proposed house cannot be adjusted in a meaningful way to further minimize impact to the critical root zone. The plan proposes 61% impact to the critical root zone of this tree. The impact is too large to save this tree

Tree 56 Tree 56 is an existing 31-inch Poplar located on proposed Lot 9. This tree is in good condition. The proposed house on Lot 9 is sited to minimize grading and impact to the critical root zone. The proposed dry wells are located within of the critical root zone. This lot and the proposed house cannot be adjusted in a meaningful way to further minimize impact to the critical root zone. The plan proposes 100% impact to the critical root zone of this tree. The impact is too large to save this tree

Tree 57 Tree 57 is a 30-inch Poplar in good condition which is located on Lot 9 in the area of the proposed house. The house location cannot be adjusted in a meaningful way to save the tree. 100% of the critical root zone will be impacted. The tree should be removed.

Tree 67 Tree 67 is a 30-inch Poplar in good condition located in the forest save area, adjacent to Lot 7 and will be retained. Approximately 15% of its critical root zone will be impacted. The 15% CRZ impact has been minimized. The proposed houses and the drywells located nearby, have been adjusted to minimize the critical root zone impacts to allow the tree to remain but a variance is required. Root pruning and the application of Mycorrhizal inoculant are proposed to offset these impacts, as permitted by the property owner.

Tree 69 Tree 69 is a 31-inch Poplar in good condition located at the edge of the forest save area, adjacent to Lot 7 and will be removed. Approximately 47% of its critical root zone will be impacted. The 47% CRZ impact has been minimized. The proposed houses and the drywells located nearby, have been adjusted to minimize the critical root zone impacts, however the impact is to great to save this tree.

Tree 801 Tree 801 is a 35-inch Poplar in good condition located in the forest save area, adjacent to micro- bioretention #2 and will be retained. Approximately 8% of its critical root zone will be impacted. The 8% CRZ impact has been minimized. The stormwater management outfall pipe located nearby, has been adjusted to minimize the critical root zone impacts to allow the trees to remain but a variance is required. Root pruning and the application of Mycorrhizal inoculant are proposed to offset these impacts, as permitted by the property owner.

Attachment 4

Tree 805 Tree 805 is a 34-inch Poplar in good condition located in the area of proposed micro-bioretention #2 and will need to be removed. The tree and 73% of its critical root zone will be impacted. Grading for the micro- bioretention facility cannot be adjusted in a meaningful way to save this tree.

Trees 815-820 and 823, 826 & 827 and 846 & 847 Trees 815-820 and 823, 826, 827,846 and 847 are all Poplars ranging in size from 31-40-inches and are in good condition. These trees are all located within or adjacent to the proposed right of way of Street A, a public street. The street cannot be adjusted to save these trees. Street A is located to meet MCDOT sight distance requirements and to allow for the proposed lots to be located outside of the stream valley buffers. Trees 815-820 and 823, 826, 827846 and 847 are proposed to be removed.

Trees 833-836 and 838 Trees 833-836 and 838 are all Poplars ranging in size from 30-31-inches and are in good condition. These trees are all located within or adjacent to the proposed oval cul de sac right of way of Street A, a public street. The street cannot be adjusted to save these trees. Street A is proposed to end in an elongated cul de sac and is configured to meet, fire access requirements and to allow for the proposed lots to be located outside of the stream valley buffers. Trees 833-836 and 838 are proposed to be removed.

Tree 855 Tree 855 is a 31-inch Poplar in good condition located within the proposed public utility easement (PUE) for Radwick Lane. The PUE is a 10 feet wide and is required to be adjacent to the proposed right of way dedication for Radwick Lane. The PUE location cannot be adjusted and Tree 855 is proposed to be removed.

Tree 863 Tree 863 is a 39-inch Poplar in good condition located in the forest save area, adjacent to Lot 2 and will be retained. Approximately 37% of its critical root zone will be impacted. The 37% CRZ impact has been minimized. The proposed houses and the drywells located nearby, have been adjusted to minimize the critical root zone impacts to allow the trees to remain but a variance is required. Root pruning and the application of Mycorrhizal inoculant are proposed to offset these impacts, as permitted by the property owner.

Tree 865 Tree 865 is a 31-inch Poplar in good condition located at the rear of Lot 2. The tree is within the limits of disturbance and is proposed to be removed. The limits of grading cannot be adjusted in a meaningful way to save this tree. Tree 865 is proposed to be removed.

Tree 875 Tree 875 is a 35-inch Poplar in good condition located on Lot 3 in the area of the proposed house. The tree is within the limits of disturbance and is proposed to be removed. The limits of grading cannot be adjusted in a meaningful way to save this tree. Tree 875 is proposed to be removed.

Attachment 4

Tree 877 Tree 877 is a 30-inch Poplar in good condition located on Lot 4 in the area of the proposed house. The tree is within the limits of disturbance and is proposed to be removed. The limits of grading cannot be adjusted in a meaningful way to save this tree. Tree 877 is proposed to be removed.

Trees 880-882 Trees 880-882 are all Poplars ranging in size from 32-37-inches and are in good condition. These trees are all located on Lot 4 within the limits of disturbance. The house cannot be adjusted in a meaningful way to save these trees. The house and lot are located to preserve the maximum amount of forest on the southern edge of the property to avoid bifurcation on the forest to the south. These trees, 880-882 are proposed to be removed.

Trees 898 and 899 Trees 898-899 are all Poplars ranging in size from 31-35-inches and are in good condition. These trees are all located on Lot 7 near the public street right of way within the limits of disturbance. The house cannot be adjusted in a meaningful way to save these trees. The house and lot are located to preserve the maximum amount of forest on the southern edge of the property to avoid bifurcation on the forest to the south. These trees, 898 and 899 are proposed to be removed.

Section 22A-21 (b) lists the criteria for granting of the variance requested herein. The following narrative explains how the requested variance is justified under the set of circumstances described above.

1. Describe the special conditions peculiar to the property which would cause the unwarranted hardship. The subject property consists of two parcels with a gross area of 8.51 acres and is rectangular in shape. It is located on the north side Radwick Lane. The property is currently improved with one single family existing home. Leaving the property in an undisturbed state would result in an unwarranted hardship, denying the applicant reasonable and significant use of their property. The applicant is proposing to locate Street A in a location to meet sight distance requirements and allow for the ten proposed houses to front on proposed street A. this proposed layout minimizes stream buffer disturbance and allows for the forest conservation requirements to be met on site.

2. Describe how enforcement of these rules will deprive the landowner of rights commonly enjoyed by others in similar areas. As described above, the property is zoned R-20, is in a suburban neighborhood and has one existing house which is proposed to be removed and replace with ten new homes. The inability to disturb any of the critical root zones of the existing trees would cause the property to be un- developable as recommended by the master plan. Efforts have been undertaken during the design phase to limit the grading and disturbance within the critical root zone areas of the trees subject to the variance request. Considering the size and configuration of the property and the requirement to retain the undisturbed stream valley buffer and meet forest conservation requirements on-site, the proposed lots and home locations cannot be adjusted in a meaningful way to avoid impacts to the critical root zones. The same criteria has been applied to similar Attachment 4

projects where CRZ disturbance is unavoidable. Therefore, the potential inability to impact the critical root zones of the existing specimen trees would create a significant disadvantage for the applicant that deprives the applicant of the opportunities afforded to the neighboring or similar properties that have not experienced this unique review and approval process.

3. Verify that State water quality standards will not be violated or that measurable degradation in water quality will not occur as a result of the granting of the variance. The critical root zones of the specimen trees that are proposed to be impacted are not within a stream buffer, wetland or a special protection area. Kim Engineering has prepared a Stormwater Management Concept which is under review by the Montgomery County Department of Permitting Services That concept proposes to address stormwater management requirements through Environmental Site Design, by providing dry wells and three micro-bioretention facilities, therefore State water quality standards will not be violated or a measurable degradation in water quality will not occur as a result of the granting of the variance request.

4. Provide any other information appropriate to support the variance. Please note that the impact to the forest stream valley buffer has been limited to the stormwater management outfalls and that the forest conservation requirements are being met on site. Also note that the applicant is proposing to plan new trees on the property to offset the loss of the 30 specimen trees. These trees will provide shade and aesthetic benefit to the property and the community. These trees will also help to improve water quality at the site by reducing runoff and erosion, providing shade to reduce the temperature of the runoff and promote overland filtering, evapotranspiration and infiltration.

Thank you for your consideration of this Tree Variance request. In summary, we believe that the information provided in this letter justifies the variance to impact the critical root zone of five (3) specimen trees that are to be preserved and the removal of 30 specimen trees.

Sincerely,

Karen V. Carpenter, RLA Senior Project Manager Kim Engineering, Inc.

cc: Marcello Nucci

Attachment 4

DEPARTMENT OF TRANSPORTATION Marc Elrich Christopher R. Conklin County Executive Director

July 17, 2020

Mr. Parker Smith, Senior Planner Area 2 Planning Division The Maryland-National Capital Park & Planning Commission 8787 Georgia Avenue Silver Spring, MD 20910-3760 RE: Preliminary Plan & Design Exception Letter Preliminary Plan No. 120200150 Radwick Lane Property

Dear Mr. Smith:

We have completed our review of the design exception waiver dated June 23, 2020 and the revised preliminary plan uploaded to eplans on July 1, 2020 and reviewed by the Development Review Committee at its March 3, 2020 meeting. We recommend approval of the plan subject to the following comments:

All Planning Board Opinions relating to this plan or any subsequent revision, project plans or site plans should be submitted to the Department of Permitting Services (DPS) in the package for record plats, storm drain, grading or paving plans, or application for access permit. Include this letter and all other correspondence from this department.

Design Exception Waiver:

1. Applicant’s request: a) The design includes a public closed section roadway in a 50‐foot public right-of- way conforming to MCDOT Tertiary Street Standard No. 2001.02. The proposed road ends in an oval shaped cul‐de‐sac with a green area in the center. This is a request modification to MCDOT Standard MC‐222.01. This modification is being requested to provide a cul‐de‐sac that will meet fire and rescue emergency access requirements by providing the minimum curb radii for emergency access. The radii for the curb at the ends of the oval cul‐de‐ sac are a 50‐ foot outside and 30‐foot inside. These radii meet the Department of Fire and Rescue

Office of the Director 101 Monroe Street 10th Floor · Rockville Maryland 20850 · 240-777-7170 · 240-777-7178 FAX www.montgomerycountymd.gov Located one block west of the Rockville Metro Station

Attachment 4

Mr. Parker Smith Preliminary Plan No. 120200150 July 17, 2020 Page 2

Emergency Access Requirements. The proposed oval cul de sac exceeds the minimum curb radii. The road will have 20‐foot wide pavement with curb & gutter located within a public right-of‐way with a one-way counterclockwise circulation pattern in the oval cul-de-sac.

MCDOT Response: We agree with the applicant’s request for the modification of MCDOT cul-de-sac Standard (MC-222.01) to an oval shaped cul-de-sac with green space in the center for the following reasons: i. The turning movement for SU-30 provided by the applicant works within the proposed cul-de-sac. Based on DPS Fire and Rescue, the emergency access requirements are met. ii. The line of sight for the proposed driveways should not be blocked by any proposed obstructions such as proposed trees or traffic signs. At the permit stage, the applicant should work with DPS to make the necessary modifications in order to meet the sight distance requirements for the proposed driveways. iii. The proposed pavement is 20-foot wide with a one-way counterclockwise traffic circulation. At the permit stage the applicant shall provide the location of the necessary traffic signs for approval.

b) The inside of the oval will be covered by a Private Use and Maintenance Agreement and used for landscaping, open space and seating.

MCDOT Response: This does not qualify as a design exception request. We defer to DPS for the final decision on the maintenance and liability agreement for the landscape area in the center of the cul-de-sac at the permit stage.

2. Applicant’s request: The applicant will be grading their half of Radwick Lane right-of-way to meet Montgomery County roadway standard 2002.04 for Secondary Open Section Roads. We are requesting a design exception to the shoulder width. The standard shoulder width is 2-feet paved with 5-feet grass at a slope of 5%. The proposed cross section meets the standard except for the shoulder width which will vary from 6-feet to 14-feet wide grass shoulder. The design exception is being requested because the existing Radwick Lane paving is offset from the center of the right-of-way. The modified shoulder width allows for a standard ditch cross section and alignment and allows the ditch to better align and drain to the exiting culvert. This modified section allows the proposed 5-foot walk to be held 2-feet off the right-of-way line as shown in the typical section. To comply with the standard would require the ditch be held within 7-feet of the edge of the existing paving. Attachment 4

Mr. Parker Smith Preliminary Plan No. 120200150 July 17, 2020 Page 3

The proposed ditch would then need to make a sharp turn to meet up with the entrance of the culvert. Additional rip rap would be required. The sharp turn would create a future erosion and maintenance problem.

MCDOT Response: We agree with the applicant’s request for the modified section for the existing Radwick Lane along the property frontage for the following reason: i. Due to Radwick Lane being in a Class IV watershed, we recommend not to increase the impervious area by providing a 2-ft paved shoulder; thus, the applicant may maintain the existing 20-ft pavement with a variable grass shoulder as shown in roadway cross section. ii. The applicant was able to grade a standard ditch with 2-foot bottom improving the drainage of the roadway.

Significant Preliminary Pan Comments

1. The final location of the proposed crosswalks shall be approved at the permit stage. 2. Street ‘A’ Road Grade Plan: The vertical curve at PVI Station 1+06 does not meet the minimum ‘k’-factor of 26 for a Design Speed of 25mph per AASHTO Table 3-37. At or before the approval of Road Grade Establishment Plan by DPS, the applicant should revise it to meet the AASHTO standard. 3. Sight Distance: i. Street ‘A’ at Radwick Lane: The sight distance study has been accepted. A copy of the accepted Sight Distances Evaluation certification form is enclosed for your information and reference. ii. Proposed Driveway Entrances along Street ‘A’: The line of sight for the proposed driveways should not be blocked by any proposed obstructions such as proposed trees, street light poles or traffic signs. At the permit stage, the applicant should work with DPS to make the necessary modifications to the locations of the items mentioned above in order to meet the sight distance requirements for the proposed driveways. 4. Storm Drain Analysis: a) Study point ‘A’: A portion of the site drains to an existing 24-inch culvert on Radwick Lane. Under post development conditions, the drainage area draining to the study point is reduced by one-acre and therefore reducing the 10-yr runoff, the applicant shall not be responsible for any downstream drainage improvements for this study point. b) Study Point ‘B’: A portion of the site drains to an existing stream and there is no public storm drain within 500-ft downstream from the study point, and therefore the applicant shall not be responsible for any downstream drainage related to existing storm drain Attachment 4

Mr. Parker Smith Preliminary Plan No. 120200150 July 17, 2020 Page 4

pipes or culvert improvements for this study point. The storm drain report states that there is an increase in flow under post development conditions, but the computations state a decrease. Since the drainage area draining to the study point is increased by one- acre, there should be an increase in 10-yr runoff. At the permit stage, please provide revised computations for review and approval by DPS and the applicant may be required to do the necessary improvements related to erosion at the proposed outfall locations.

Standard Plan Review Comments

1. No permanent structures are allowed in the public right-of-way. 2. Show 10-PUE along all street frontages. 3. The owner will be required to submit a recorded covenant for the operation and maintenance of private streets, storm drain systems, and/or open space areas prior to DPS approval of the record plat. The deed reference for this document is to be provided on the record plat. 4. Trees in the County rights of way – spacing and species to be in accordance with the applicable MCDOT standards. Tree planning within the public right of way must be coordinated with DPS Right-of-Way Plan Review Section. 5. Posting of the ROW permit bond is a prerequisite to DPS approval of the record plat. The right- of-way permit will include, but not necessarily be limited to, the following improvements: a. Street grading, paving, curbs and gutters, sidewalks and handicap ramps, storm drainage and appurtenances, and street trees along Street ’A’. b. Sidewalks and handicap ramps, drainage ditch, storm drainage and appurtenances and street trees along Radwick Lane. c. Enclosed storm drainage and/or engineered channel (in accordance with the MCDOT Storm Drain Design Criteria) within the County rights-of-way and all drainage easements. d. Permanent monuments and property line markers, as required by Section 50-24(e) of the Subdivision Regulations. e. Erosion and sediment control measures as required by Section 50-35(j) and on-site stormwater management where applicable shall be provided by the Developer (at no cost to the County) at such locations deemed necessary by MCDPS and will comply with their specifications. Erosion and sediment control measures are to be built prior to construction of streets, houses and/or site grading and are to remain in operation (including maintenance) as long as deemed necessary by MCDPS.

Attachment 4

Mr. Parker Smith Preliminary Plan No. 120200150 July 17, 2020 Page 5

Thank you for the opportunity to review this preliminary plan. If you have any questions or comments regarding this letter, please contact Mr. Deepak Somarajan, our Development Review Engineer for this project at [email protected] or at (240) 777-2194.

Sincerely,

Deepak Somarajan, Engineer III Development Review Team Office to Transportation Policy

SharePoint\teams\DOT\Director’s Office\Development Review\Deepak\Preliminary Plan\ Radwick Lane Property \Letter\ 120200150-Radwick Lane-MCDOT Prelim-Design Exception ltr

Enclosures: Sight Distance Form cc: Sharepoint Correspondence Folder cc-e: Karen Carpenter KIM Engineering, Inc. Atiq Panjshiri MCDPS RWPR Sam Farhadi MCDPS RWPR Mark Terry MCDOT DTEO Mary Fertig MCDPS WR Rebecca Torma MCDOT OTP Attachment 4

MONTGOMERY COUNTY, MARYLAND DEPARTMENT OF PUBLIC WORKS AND TRANSPORTATION DEPARTMENT OF PERMITTING SERVICES

SIGHT DISTANCE EVALUATION

Facility/Subdivision Name: Radwick Lane Preliminary Plan Number: 1- 20200150

Master Plan Road Street Name: Classification:

Posted Speed Limit: 30 mph

Street/Driveway #1 ( Street ) Street/Driveway #2 ( N/A )

Sight Distance (feet) OK? Sight Distance (feet) OK? Right 80 (existing house) X Right Left 430 Left

Comments: Comments: Existing house on a dead-end road to the right.

GUIDELINES

Required Classification or Posted Speed Sight Distance Sight distance is measured from an (use higher value) in Each Direction* eye height of 3.5' at a point on the Tertiary - 25 mph 150' centerline of the driveway (or side Secondary - 30 200' street) 6' back from the face of curb Business - 30 200' or edge of traveled way of the Primary - 35 250' intersecting roadway where a point Arterial - 40 325' 2.75' above the road surface is (45) 400' visible. (See attached drawing) Major - 50 475' (55) 550' *Source: AASHTO

ENGINEER/ SURVEYOR CERTIFICATE Montgomery County Review:

I hereby certify that this information is accurate and Approved

was collected in accordance with these guidelines. Disapproved:

7/16/20 By: Signature Date Date: 7/17/2020 30736

PLS/P.E. MD Reg. No. Form Reformatted: March, 2000 Attachment 4 DPS-ROW CONDITIONS OF APPROVAL July 7, 2020

820200120 Radwick Lane Property Contact: Sam Farhadi at 240 777-6333

We have reviewed site and landscape plans files:

“07-SITE-820200120.001.pdf V4” uploaded on/ dated “7/1/2020”, “08-LL-820200120.001.pdf V3” uploaded on/ dated “7/1/2020” and

Please address the following comments prior to the certification of site plan:

1. Please ensure the centerline of storm drain pipes is 15 feet minimum from any residential structure. 2. All plantings within the cul-de-sac island are subject to MCDOT distance requirements between the trees as well as streetlights and they shall not obstruct sight distance. Attachment 4 Attachment 4 Attachment 4 Attachment 4 Attachment 4 Attachment 4 Attachment 4 Attachment 4

SML* 43 6/17/2020