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Cambridge Walk Communities Exhibit 11 CAMBRIDGE WALK COMMUNITIES September 2, 2020 Members of the Rockville Planning Commission: Introduction. This letter is in response to the Rockville City Planning Commission's request for feedbackon their draft2040 Development Plan ( .. the Plan'} Our community is currently located within Twinbrook, as covered on pages 92 through 97 of the Plan and is directly affectedby Focus Area I of Planning Area 9 (attached as Appendix I). The Plan recommends zoning changes to all of the properties on the south side of the 5900 block ofHalpine Road, as well as removing our communities fromthe Twinbrook residential zone and incorporating it into the Rock­ vi I le Pike zone. We would like to note that these zoning changes were not mentioned when in 2018 staff inquired what citizens wanted; instead of working with the residents of the affected area, the City planners unilaterally cleaved Hal pine Road into two different planning zones. For your information, we are providing this requested feed­ back on behalf of the Cambridge Walk Homeowner's Association (CWI). Cambridge Walk II Homeowner's Associ­ ation (CWII), and residents of the 5900 block ofHal pine Road, and the surrounding Twinbrook community. Summary Statement. We findthat the proposal's choice to use Halpine Road as the dividing line between Zone 8 and Zone 9 detrimental to the best interests of the residents of CWI, CWII, Hal pine Road residents, and the City of Rockville. The zoning changes proposed forFocus Area I do not address any of the Key [ssues listed for Area 9 and directly conflict with those listed forZone 8, which more closely align with those held by our communities, specifi­ cally, (I) the desire to maintain residential character in the planning area, (2) interest in reducing traffic congestion, and (3) need foradditional parkland and recreational amenities. CWI and CWI I have been incorporated into the Twin brook community for over 20 years (most recently in the Twinbrook eighborhood Plan of 2009), and the pro­ posed changes to zoning in the adjacent properties (5906 and 5946 Hal pine Road) would directly impact residents in the Key Issue areas listed for Area 8. We want the boundary between Planning Areas8 and 9 retained at the northern property line of the Alaire apartments and the Metro property. Keeping this existing boundary would allow townhouses, duplexes, and other lower density buildings to be developed north of these properties but would prevent the building of large-scale apartment complexes that are already highly concentrated in the area (the Alaire (279 units) and Twinbrook tation (238 units)) with more currently approved for development (the 12500 Ardennes Site (225 units), the Twinbrook Commons site (I,114 units), and the Twinbrook Quarter (1,400 units)). Our proposed changes to the Plan would fur­ ther the goals of the new Rockville Development Plan by creating a more diverse set of building types in the Twinbrook community (Area 8), while also allowing trafficon Halpine Road to conform to the road's current capaci­ ty. This would enable the 5900 block of Hal pine to continue to serve as a transition zone from apartment-dense areas to the single-familyhomes across the street. Our proposal fulfilstwo Key Interests of Zone 8, specifically, (a) con­ cern over limited availability of affordable housing and (b) retaining the residential character of the planning area. I. Summary of the City of Rockville's Draft Comprehensive Plan, Zone 9, Focus Area 1 5906 Halpine Road: This property is currently used as a church and a daycare. During Rockville 2040, the possibil­ ity of redevelopment of the site to a residential project was raised by the property owner, the Twin brook Community Church. The area is planned for a range of residential development with the Residential Flexible (RF) land use des­ ignation, though the existing church and daycare use are also allowed under this designation. Exhibit 11 The Plan's Zoning Recommendation. Re-zone the property from R-60 (Single Unit Detached Dwelling) to RMD- 15 (Residential Medium Density) or MXNC (Mixed-Use eighborhood Commercial) to allow for anached residen­ tial or multi-unit residential development and ancillary commercial uses. A church and/or daycare are allowed in both zones. The Plan's Urban Design Recommendations. Allow a maximum height of up to 65 feet as an urban infillproject within a quarter-mile of a high frequency transit station, the Twinbrook transit station. Any redevelopment of the site should limit the height and massing impacts on the sides of the property facing the adjacent townhomes and single­ unit detached residential homes, through step-downs, massing articulation, and landscaping. II. Proposal Analysis The intent of the proposed re-zoning of this property and the movement of the entire south side of the block to Plan­ ning District 9 appears to be derived froma request of the 5906 property owner. This proposed zoning change prior to the sale to a developer as an RMD-15 designation would allow for a higher return on their investment in the prop­ erty. But the resulting density and change in the character of the street would be to the detriment of property owners along the 5900 block of Halpine Road. This block has been a low-density residential area for many decades, and the proposed re-zoning would affect the community negatively in a number of ways (see Community Impact from Proposed Changes in Focus Area 1). A careful reading of the zoning changes proposed in Focus Area 1 (Area 9) reveals several inconsistencies with (a) previous Twinbrook Community and Rockville Pike eighborhood Plans and (b) the "Key Issues" listed within the Twinbrook and Rockville Pike sections of Development Plans itself. pecifically: (a) The zoning changes proposed for Focus Area I directly conflict with the desire for the area to retain its residential character. as stated in the Rockville Pike eighborhood Plan (adopted in August 2016): "Emphasis of the 2016 plan is to improve placemaking near the Twinbrook transit station by encourag­ ing a mix of uses, improved walkability, diverse commercial establishments and housing choices, and en­ suring that there are adequate parks to serve the expected population growth." Rather than foster "diverse housing choices,·· recent development projects in the area have sought to simply concentrate high-density apartment complexes on Twinbrook Parkway and Ardennes Avenue. By comparison, no new development of townhomes or duplexes has been implemented or even proposed in Twinbrook in the last 20 years. (b) The zoning changes proposed for Focus Area I also conflict with the City's proposed 2040 Development Plan's stated ·'Key Issues·· for both Areas 8 and 9. The Plan's Key Issues, Area 9 Interest in the improvement of the built environment, streetscape, and walkability along Rock­ ville Pike; Uncertainty about the future of the remaining phases of the Twin brook Commons Planned De­ velopment at Twinbrook Metro tation. after the approved developer ended its development agreement with WMA TA: 2 Exhibit 11 Monitoring implementation of the Twin brook Quarter development project as the City·s first ·'Champion Project;·· Reduction of trafficcongestion at the intersection of First Street, Wootton Parkway, and Rock­ ville Pike; Planning, design, and implementation of the proposed Montgomery County Bus Rapid Transit (BRT) route along MD-355 and its station locations; and Need for additional parkland to accommodate the growing population along the Rockville Pike corridor. one of the concerns listed above justify the proposed re-zoning of the properties on the south side of the 5900 block of Halpine Road, nor the removal of our communities from the Twinbrook residen­ tial zone. The proposal notes that the proposed zoning changes would not preclude the building of another church and daycare center under the new designation. However, we conclude that the pro­ posed re-zoning of the 5900 block of Halpine Road is to enable the further concentration of higher density housing structures in the area. Churches. daycare centers, duplexes, and townhomes do not require a change to the existing zoning. Key Issues, Area 8 Desire to maintain residential character in the planning area; Need to address aging housing stock and housing maintenance; Concern over limited availability of affordable housing; Need to improve pedestrian safety, particularly at crosswalks and street intersections; Interest in reducing trafficcongestion at the intersection of Veirs Mill Road and First Street; Need for better understanding of the potential impacts and benefitsof the proposed Montgomery County Bus Rapid Transit (BRT) route along Veirs Mill Road, connecting Rockville and Wheaton; Concern for the future strength of the shopping areas at Veirs Mill Road and Twinbrook Park­ way; Interest in supporting the future viabilit} of the Lewis Avenue industrial area; Interest in the futureprospects forthe former Broome and Lone Oak school sites; and Need for additional parkland and recreational amenities. These key issues align better with those held by the residents of the 5900 block of Halpine Road and the greater Twinbrook community, which is why all residents living there were incorporated into the Twin brook Development Plans of 2007 and 2016. We take issue with the photograph provided in the City"s Plan as a representation of our community within Twin brook (page 96, adjacent to Focus Area I). This is a photograph of the Twin brook Metro parking lot. The pho­ tograph is misleading and does not represent our community. We conclude that it represents an attempt to minimize the potential impact on the community resulting from the proposed zoning changes. To assist your deliberations, w herewith are are providing photographs of the concentration of development along the 5900 block of Halpine Road (Figure 1), the intersection of Hal pine Road and Ardennes Ave, and the adjacent structures (Figure 2), so that the actual impacts of placing a 65-foot structure in the neighborhood may be more apparent: 3 Exhibit 11 Figure 1: 5900 block ofHal­ pine Road.
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