September 30, 2021 PUD Preliminary Approval Request Submittal

Document September 30, 2021 · 10 page(s)

This is a September 30, 2021 submittal memo from Carter Farm Development to the Town Manager transmitting the Stage 1 PUD preliminary application materials and a request for a Critical Area growth allocation so the project can enter formal public review. The package includes site and context plans, schematic elevations, a table of proposed housing types and counts by parcel (examples shown: Parcel 1B, Parcel 3B, Parcel 3C, Parcel 3A, Parcel 1A), a TND commercial zoning/text amendment concept, open space ownership proposals, utilities/town responsibilities, cost/benefit and phasing/timetable notes, additional street section graphics, and a statement that electronic files (Dropbox) and hard copies were delivered and that the application fee was sent by FedEx on 9/30/21. For the Critical Area submission the developer included a DRRA term summary proposed for attachment to an ordinance, stormwater concept plan and conceptual BMP, an Environmental Features Plan and Environmental Report with attachments (jurisdictional determination, a 2015 CAC letter, community plan maps/figures, Critical Area map, and a 2021 heritage letter). The site plan notes design elements (woonerf 12' and 16' roads, Chesterfield Trail, reinforced grass parking, farmstand, overlooks), describes Stage 1 and Stage 2 public street construction, and requests conversion of 40.372 (as shown) from Limited Development Area (LDA) to Intensely Developed Area (IDA) for growth allocation.

Carter Farm Development PUD preliminary application Critical Area growth allocation site plan housing types environmental report woonerf roads Chesterfield Trail

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MEMO
TO: Steve Walls, Town Manager, Town of Centreville, MD
FROM: Carter Farm Development - Ernie Sota / Rebecca Flora
408 Chesterfield Avenue, Centreville, MD
DATE: September 30, 2021
RE: Section 170-28 PUD: B(11) Administrative Procedures, (a) Preliminary Application
Critical Area Growth Allocation
We would like to thank the Town Council and Planning Commission members along with the Town staff
for their review and contributions to-date for the advancement of the Carter Farm development project.
Our combined efforts have resulted in a Concept Plan for the site that we believe will provide significant
benefit to the Town while also meeting economic requirements and market interests to make it
successful.
As you are aware, we are working toward a start of construction by next Spring to ensure the project is
underway during prime construction season and to meet the requirements of our agreement with the
current landowner. To that end, we are submitting the first stage of required documents to begin the
formal public review process. Our submittal documents are summarized in the attached excel table and
are being provided in both electronic format and hard copies. We understand that this submission is for
internal staff review in advance of finalization for submittal to the Planning Commission for their review
and ultimate recommendation to Town Council.
The documents listed in the attached table are those required for consideration of both PUD Conditional
Approval along with approval of a Critical Area Growth Allocation for submittal to the Critical Area
Commission.
Please let us know if you have any questions or would like to schedule a meeting to discuss any aspect of
this submittal package. Thank you.

A B C
1 CARTER FARM DEVELOPMENT - List of Submittal Documents 09/30/21 DEVELOPER COMMENTS
2 SECTION 170-28 - PUD B(11) ADMINISTRATIVE PROCEDURES https://ecode360.com/9532220
(a) PRELIMINARY APPLICATION shall be made to the Town Council and
Electronic version of all documents submitted on September 30,
referred to the Planning and Zoning Commission for stage one
2021 via a Dropbox link. Hard copies also submitted to the Town
consideration of the PUD Zone and shall include, but not be limited to:
3 on 9/30/21 for TAC review purposes.
[1] A general diagram showing the PUDs relation to the Town of
4 Centreville and major public access to the PUD (10 copies).
1-2.Site Plan Context of site location within the town is included as an insert on
[2] A general plan setting forth preliminary information (10 copies). the Plan. A table indicating number of housing types within each
5 Such information shall include, but not be limited to the following: parcel areas is also included on this Plan.
[a] Proposed housing types, the total number of units, percentage of 2.a.Housing
each type, general location of each type, elevations of each type. Types
6 Schematic elevations of prototype residential units.
Types of business anticipated are those included in the proposed
[b] Proposed planned commercial centers and/or neighborhood
2.b.Commercial TND zoning text amendment for permitted uses and sized in
convenience centers, location, types of business(es), size of area(s), and
Plan accordance with the zoning. Elevations provided are schematic
elevations of each building type.
7 illustration of a protype design.
Open spaces would be owned by the HOA with the exception of the
[c] Proposed open spaces, their size, their location, their uses, and 2.c.Open Space
Chesterfield Trail that is within the public street ROW. Refer to
their proposed ownership (Town and/or association). Plan
8 item [e] Town responsibilities.
[d] General statement concerning provision of utilities (public works
9 agreement).
[e] Statement of expected Town responsibilities. 2.d.e.f.g
10
Developer
[f] Cost/benefit ratio of the proposed PUD for the Town. Statements
11
[g] Tentative time table and staging of development (schedule of
12 construction).
2.h.Street Additional submission item provided that was not included in the
(h) Street Sections
13 Sections PUD ordinance requirements list.
[3] Applicant shall pay an application fee as previously established by 3.Concept
14 the Town. Application A check was sent via FedEx on September 30, 2021.
15 CRITICAL AREA GROWTH ALLOCATION Section 170-31.6 https://ecode360.com/9532962
16 DRRA Term Summary 9/30/21 Proposed for attachment to future Ordinance
17 Stormwater Concept Plan 9/30/21
18 Conceptual BMP 9/30/21
19 Environmental Features Plan 9/30/21
20 Environmental Report w/Attachments 9/30/21
21 1-Jurisdicational Determination
22 2-CAC Letter 2015-08-11
23 3-Community Plan-Land Use Map - Figure 11
24 4-Community Plan-Future Growth Area - Figure 12
25 5-Community Plan - Greeways - Pages 5-6
26 6-Critical Area Map
27 7-Heritage Letter 2021-04-28

SITE
GROWTH ALLOCATION
AREA, TYP.
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tteell 441122.. 448888.. 88882222
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II nn CC oo ll ll aa bb oo rr aa tt ii oo nn ww ii tt hh ::
PART OF WOONERF
RIGHT-OF-WAY, TYP.
16' WOONERF ROAD, TYP.
CCoommmmoonn GGrroouunndd
PART OF WOONERF
GOLF CART PARKING EEmmeerrggeenntt RReeggeenneerraattiivvee DDeessiiggnn
RIGHT-OF-WAY, TYP.
12' WOONERF ROAD, TYP. BUILDING, TYP.
CORSICA TRAIL
PART OF WOONERF
RIGHT-OF-WAY, TYP.
YELLOW BANK
5
STREAM
OVERLOOK
4
PARCEL 1B
25 SINGLE
PARCEL 2
FAMILY HOMES
42 SINGLE FAMILY &
TOWNHOMES
GOLF CART PARKING
BUILDING, TYP.
PART OF WOONERF
RIGHT-OF-WAY, TYP.
16' WOONERF ROAD, TYP.
1
CCaarrtteerr FFaarrmm aatt
REINFORCED GRASS PARKING, TYP. CChheesstteerrffiieelldd AAvveennuuee
CHESTERFIELD TRAIL
TToowwnn ooff CCeennttrreevviillllee
QQuueeeennss AAnnnnee''ss CCoouunnttyy,, MMDD
CORSICA TRAIL PUBLIC ROAD
16' WOONERF ROAD,TYP.
PARCEL 3B
24 TOWNHOMES
CORSICA RIVER
CARTER FARM
OVERLOOK
6
PARCEL 1A PUBLIC ROAD
8 SINGLE FAMILY
HOMES
FARMSTAND
PP rr oo jj ee cc tt NN uu mm bb ee rr ::
PARCEL 3C 2200001111::11
16 MULTI-FAMILY DD rr aa ww nn bb yy ::
UNITS DDMM
2
CC hh ee cc kk ee dd bb yy ::
FFBB || DDMM
16' WOONERF ROAD, TYP.
DD aa tt ee ::
OOccttoobbeerr 11,, 22002211
HOUSING TYPES:
CARTER FARM
RReevviissiioonnss::
HOUSE
PARCEL 3A
10 SINGLE FAMILY
HOMES
3
SS cc aa ll ee ::
0' 60' 120'
PARCEL 4-1 PARCEL 4-2 NOTES: SCALE: 1" = 60'-0"
NEIGHBORHOOD NEIGHBORHOOD
1. CORSICA TRAIL TO BE 5' WIDE - USE USFS STANDARDS FOR ADA COMPLIANCE - PAVING
COMMERCIAL COMMERCIAL
TO BE STABILIZED LIMESTONE, SEE SECTION 5 - CORSICA TRAIL. SS hh ee ee tt NN aa mm ee ::
2. CRITICAL AREA GROWTH ALLOCATION FROM LIMITED DEVELOPMENT AREA (LDA) TO
Site Plan
INTENSELY DEVELOPED AREA (IDA) IS REQUESTED FOR 40.372 AREAS AS SHOWN.
PUBLIC STREET
SS uu bb mm ii ss ss ii oo nn ::
STAGE 1: PROVIDES SERVICES TO PARCELS 1A, 1B, & 2 WITH ADEQUATE TURNAROUND TO
PPUUDD AApppplliiccaattiioonn
MEET EMERGENCY AND SAFETY NEEDS. A ROW FOR THE FUTURE CONNECTION TO ANY
ADJACENT DEVELOPMENT IN THE SCHOOL BOARD PROPERTY THAT MAY OCCUR WILL ALSO
BE CREATED AS REQUIRED. (L200)
SS hh ee ee tt NN uu mm bb ee rr ::
STAGE 2: EXTENDS FROM THE STAGE 1 OF PUBLIC STREET TO END POINT AT THE SCHOOL
L200
BOARD PROPERTY LINE TO SERVICE PART OF PARCEL 3 DEVELOPMENT AREA USING A
WOONERF. IF NO PLANS FOR DEVELOPMENT OF THE ADJACENT PROPERTY HAVE OCCURRED
AT THE TIME OF THE PARCEL 3 DEVELOPMENT, STAGE 2 OF PUBLIC STREET CONSTRUCTION
WILL ALSO EXTEND PAST PARCEL 3 TO MAKE A SECOND CONNECTION AT CHESTERFIELD
AVENUE. (L201)
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OPENSPACECALCULATION
TOTALPROPERTYAREA =46.869AC+-(2,041,614SF+-)
COUNTYANDSTATELANDPORTION =2.112AC+-(91,999SF+-)
PROPERTYLINE
NETAREAFOROPENSPACECONSIDERATION =44.757AC+-(1,949,615SF+-)
GROWTHALLOCATIONLINE
REQUIREDSPACE(20OFNETAREA) =8.951AC+-
OPENSPACEPROVIDED =19.529AC+-(850,687SF+-)=43.63
ACTIVEOPENSPACEREQUIRED
EXPANDEDBUFFERLINE (25OFOPENSPACEREQUIRED) =2.238AC+-
ACTIVEOPENSPACEPROVIDED =2.536AC+-(28.33)
TOTALSITEDISTURBEDAREA=30.62ACRES
9955SSoouutthhTTeenntthhSSttrreeeett
PROPOSEDLOTCOVERAGE=10.51ACRES
PPiittttssbbuurrgghh,,PPeennnnssyyllvvaanniiaa1155220033
EXISTINGLOTCOVER=0.34ACRES
tteell441122..448888..88882222
TOTALPERCENTLOTCOVERAGEBASEDONDISTURBEDSITEAREA=34.3 ffaaxx441122..448888..88882255
CRITICALAREAGROWTHALLOCATIONFROMLIMITEDDEVELOPMENTAREA(LDA)TO
INTENSELYDEVELOPEDAREA(IDA)ISREQUESTEDFOR40.372ACRES. NNaattuurreelleeaaddss,,aarrttffoolllloowwss..
PARTOFWOONERF
RIGHT-OF-WAY,TYP.
16'WOONERFROAD,TYP.
CCoommmmoonnGGrroouunndd
PARTOFWOONERF
GOLFCARTPARKING
EEmmeerrggeennttRReeggeenneerraattiivveeDDeessiiggnn
RIGHT-OF-WAY,TYP.
12'WOONERFROAD,TYP.
BUILDING,TYP.
CORSICATRAIL
PARTOFWOONERF
RIGHT-OF-WAY,TYP.
YELLOWBANK
5
STREAM
OVERLOOK
PARCEL1B
25SINGLE
PARCEL2
FAMILYHOMES
42SINGLEFAMILY&
TOWNHOMES
PARTOFWOONERF
RIGHT-OF-WAY,TYP.
16'WOONERFROAD,TYP.
CCaarrtteerrFFaarrmmaatt
REINFORCEDGRASSPARKING,TYP.
CChheesstteerrffiieellddAAvveennuuee
CHESTERFIELDTRAIL
TToowwnnooffCCeenntteerrvviillllee
QQuueeeennssAAnnnnee''ssCCoouunnttyy,,MMDD
PUBLICROAD
16'WOONERFROAD,TYP.
CORSICATRAIL
PARCEL3B
24TOWNHOMES
CORSICARIVER
CARTERFARM
OVERLOOK
6
PUBLICROAD
PARCEL1A
8SINGLEFAMILY
HOMES
FARMSTAND
PARCEL3C 2200001111::11
16MULTI-FAMILY
UNITS DDMM
2
FFBB||DDMM
16'WOONERFROAD,TYP.
OOccttoobbeerr11,,22002211
CARTERFARM
HOUSE
PARCEL3A
10SINGLEFAMILY
HOMES
0' 60' 120'
PARCEL4-1
PARCEL4-2 SCALE:1"=60'-0"
LEGENDOFOPENSPACE
NEIGHBORHOOD
NEIGHBORHOOD
COMMERCIAL
COMMERCIAL
PORTIONOFOPENSPACENOTCONSIDEREDACTIVE
OpenSpacePlan
ACTIVEOPENSPACE
*OTHERCOLORSHADEDAREASARESTORMWATER
BMPSWHIHCARENEITHERCONSIDEREDOPENSPACE
ORACTIVEOPENSPACEINTHECALCULATIONS
PPUUDDAApppplliiccaattiioonn
PROVIDED.
OSP1
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eexxpprreesssswwrriitttteennccoonnsseennttooffoowwnneerr..

MEMO
TO: Town of Centreville, MD
FROM: Carter Farm Development - Ernie Sota / Rebecca Flora
408 Chesterfield Avenue, Centreville, MD
DATE: September 30, 2021
RE: Section 170-28 PUD: B(11) Administrative Procedures, (a) Preliminary Application
The following statements are being provided as part of the Carter Farm development’s PUD Preliminary
Application in accordance with each submittal requirement as numbered.
[d]: General statement concerning provision of utilities (public works agreement)
Water Lines. Developer will provide engineering and installation of water lines to service the
proposed lots as shown on the PUD Site Plan (submittal [2][a]). Water lines include a water loop
generally within the ROW of the proposed public street and water loops at each of the private
Woonerfs. Water lines will be built in accordance with Town regulations and dedicated to the
Town. Maintenance of water lines will be a Town responsibility. Metering, issuance, and
collection of water usage fees will be a Town responsibility since it is envisioned that there will
be several HOAs and administration of collection of these fees are the responsibility of a public
utility.
Sewerage. Developer will provide engineering and installation of a forced main with pumping
stations and a gravity feed system anticipated to run across the adjacent school board property
and connecting to the Town sewer plant. The lines will run in ROWs established within the
parcels to service the homes. Sewerage lines and pumping stations will be built in accordance
with Town regulations and dedicated to the Town. Maintenance of sewerage lines and pumping
stations will be a Town responsibility.
Electric, CATV, Telephone. Developer will provide engineering and installation of conduits. The
main electric service is anticipated to run within the public road ROW with loop feeds within the
Woonerf ROWs to transformers within the various parcels. Wire and hookup to the homes will
be a responsibility of the various utility companies.
Carter Farm Development: PUD Preliminary Application - 09/30/21 1

[e]: Statement of expected Town responsibilities.
The Carter Farm concept plan dated July 30, 2021, includes public and private infrastructure and
open space elements that will be constructed by the developer. Those elements that would be
maintained by the Town include areas within the right-of-way (ROW) of the public street
through the site and the pumping stations. These ROW elements generally include: street
cartway and parking pull offs, water and sewerage lines within the public street and Woonerfs,
and the 8-foot multi-modal Chesterfield Trail. The developer is open to discussion of the
maintenance of the swales that serve storm/rain absorption along the public ROW. The Town
would also be responsible for all waste management services to residents along the Woonerfs
and within the development and along the public street. Additionally, the Town would provide
the standard public fire and safety services to all occupants on the site, along with the ensuring
public safety and appropriate use of Corsica Trail (perimeter trail and overlooks).
[f] Cost/benefit ratio of the proposed PUD for the Town
The developer has prepared a preliminary economic assessment of direct benefit to the Town
based on full build-out of the Concept Plan. This assessment estimates annual property tax
revenue of $311,000 and Town water and sewer capacity fees of $1.9 million. This does not
include the value associated with increased local spending of new residents and development
construction, or the multiplier impacts of a catalytic project such as Carter Farm within in core
area of the Town. Once the Town costs for responsible areas are known a ratio will be created.
[g] Tentative timetable and staging of development (schedule of construction).
Task Name Start Finish
Construction / Public Road / Site Utilities to Serve
Parcels 1a,1b,2 and 3a Mon 5/16/22 Wed 11/30/22
5' Wide Perimeter Trail Mon 7/11/22 Wed 11/9/22
Marketing Parcel 2 Thu 12/1/22 Wed 5/3/23
Horizontal Site Work Parcel 2 Thu 5/4/23 Wed 11/1/23
Sales / Marketing Parcel 3b,3c Thu 11/2/23 Wed 4/3/24
Horizontal Site Work Parcel 3b,3c Wed 4/3/24 Wed 10/2/24
Carter Farm Development: PUD Preliminary Application - 09/30/21 2

9955 SSoouutthh TTeenntthh SSttrreeeett
PPiittttssbbuurrgghh,, PPeennnnssyyllvvaanniiaa 1155220033
tteell 441122.. 448888.. 88882222
ffaaxx 441122.. 448888..88882255
NNaattuurree lleeaaddss,, aarrtt ffoolllloowwss..
IInn CCoollllaabboorraattiioonn wwiitthh::
CCoommmmoonn GGrroouunndd
EEmmeerrggeenntt RReeggeenneerraattiivvee DDeessiiggnn
1 Section 1: Public Street 3 Section 3: Public Street
L302 Scale: 1/4"=1'-0" L302 Scale: 1/4"=1'-0"
CCaarrtteerr FFaarrmm aatt
CChheesstteerrffiieelldd AAvveennuuee
TToowwnn ooff CCeennttrreevviillllee
QQuueeeennss AAnnnnee''ss CCoouunnttyy,, MMDD
5 Section 5: Corsica Trail
L302 Scale: 1/2"=1'-0"
4 Section 4: Woonerf (One/Two Way)
L302 Scale: 1/4"=1'-0"
PPrroojjeecctt NNuummbbeerr::
2200001111::11
DDrraawwnn bbyy::
DDMM
CChheecckkeedd bbyy::
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DDaattee::
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2 Section 2: Public Street
L302 Scale: 1/4"=1'-0"
SSccaallee::
as noted
SShheeeett NNaammee::
SECTIONS:
Road / Trail Sections
THE FOLLOWING SECTIONS ARE ATTACHED AND LABELED ON THE PLAN AT THEIR
APPROXIMATE LOCATIONS AS NOTED BELOW:
1. SECTION 1: PUBLIC STREET WITH MULTI-MODAL CHESTERFIELD TRAIL AND NO STREET
SSuubbmmiissssiioonn::
PARKING (LOCATED IN FRONT OF PARCEL 1B)
2. SECTION 2: PUBLIC STREET WITH MULTI-MODAL CHESTERFIELD TRAIL AND STREET
PPUUDD AApppplliiccaattiioonn
PARKING (LOCATED IN FRONT OF THE FARMSTAND)
3. SECTION 3: CURBED PUBLIC STREET WITH MULTI-MODAL CHESTERFIELD TRAIL AND NO
STREET PARKING (LOCATED AT THE ENTRANCE FROM CHESTERFIELD AVENUE) SShheeeett NNuummbbeerr::
4. SECTION 4: WOONERFS ONE WAY WITH 12-FOOT PAVING (LOCATED ON THE RIGHT SIDE
L302
6 Section 6: Public Street OF LOOP IN PARCEL 1B); NOTE: WOONERFS WITH A 16-WIDTH ARE FOR TWO-WAY USE
L302 Scale: 1/4"=1'-0" ARE THE SAME DESIGN WITH A WIDER PAVED AREA
5. SECTION 5: CORISCA TRAIL WITH 5-FOOT WIDTH AND MATERIALS AS NOTED (LOCATED
ABOVE PARCEL 2)
6. SECTION 6: PUBLIC STREET WITH SIDEWALK AND NOT STREET PARKING (LOCATED IN
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