Ordinance 2022-05 requests the rezoning of ≈ 5.62 acres located in the NE quadrant of the intersection of Maryland Way and Brentwood Boulevard. The requested change is from the C-1 zoning district to the C-2 zoning district. The surrounding properties are zoned C-1, C-2, and SI-3. The subject property is immediately across Maryland Way from Maryland Way Park. The address is 2 Maryland Way.
The subject property includes some of the oldest buildings constructed in Maryland Farms having been completed around 1974. Historically, the three buildings were referred to as "OB" (Office Building) 1, 2 and 3. Now they are called EastPark 1, 2 and 3. All three buildings include three stories each. EastPark 1 and 2 are included as part of the rezoning request, while EastPark 3 is not.
The building areas are summarized in the following table.
| BUILDING NAME |
AREA (SF) |
| EastPark One-- (OB 1) |
32,437 |
| EastPark Two -- (OB 2) |
87,917 |
| EastPark Three -- (OB 3) |
83,008 |
The rezoning plan proposes the demolition of EastPark One, which includes an area of ≈ 32,437 square feet. According to the owner, the building has become functionally obsolete and is no longer considered feasible or efficient to continue to maintain for office uses. The EastPark Two building is under renovation and will remain.
In addition to the EastPark One demolition, the submitted plan proposes a mixed use project that will include the construction of a four-story, 120-room hotel and a 6,000 sq. ft. restaurant with an outdoor patio seating/dining area having an additional area of 1,000 sq. ft. The restaurant will be located at the corner of Maryland Way and Brentwood Boulevard. Tenants for the hotel and restaurant have not yet been selected. The parking lots will also be reconfigured as a result of the new uses.
City staff and staff from Neel-Shaffer met with the developers' representative to design the scope for a traffic impact study. Additionally, a shared parking analysis has been provided. The TIS and the shared parking analysis have been forwarded to Mr. Greg Judy with Neel-Shaffer Inc., who assists staff in the review of the submitted TIS. The applicant will pay for the Neel-Shaffer review per the requirements of Section 50-29(b) of the Municipal Code.
Please note that the submitted site plan is not binding as with an OSRD Development Plan. The plan is meant to provide an idea of how the site may develop in the future. If the rezoning is approved, the property owner will present a plan that complies with all applicable technical requirements of the Zoning Ordinance to the Planning Commission for review and approval. The plans would also address grading and stormwater issues associated with the redevelopment of the property. As part of the plan, the applicant will also provide a pedestrian access plan that includes a crosswalk across Brentwood Boulevard and sidewalks in accordance with the requirements of the Subdivision Regulations. There are no sidewalks on either frontage of the property.
TRAFFIC IMPACTS
A Traffic Impact Study (TIS) was provided as part of the initial request for annexation of the property. A copy of the TIS was forwarded to Mr. Greg Judy with Neel-Shaffer Inc., who assists staff in the review of the submitted TIS. Mr. Judy is in the process of conducting his review, however, the complete review will not be available until after first reading of the ordinance. The applicant will pay for the Neel-Shaffer review per the requirements of Section 50-29(b) of the Municipal Code.
The TIS recommends the following improvements be incorporated into the design of the project.
Brentwood Boulevard and Driveways A & B
Maryland Way and Driveway C
Travel Demand Management
Additional Recommendations
-
As part of the construction of the project, all internal and external driveway connections should be designed such that the departure sight triangles, as specified by AASHTO, will be clear of all sight obstructions, including landscaping, existing vegetation, monument signs/walls, fences, etc.
Based on the analyses conducted, no further recommendations are presented for the proposed EastPark development.
The following comments were received as part of the Neel-Shaffer TIS review;
- The review noted that the traffic study did not assess justification for providing an exclusive westbound right-turn lane on Maryland Way at Brentwood Blvd. Observation of study analysis found that this turning movement experiences moderately high traffic volumes during peak periods with the proposed project contributing to the demand. Previous city studies have identified this modification as a long-term improvement. Neel-Shaffer recommended that the TIS provide assessment for the need and benefit of a right-turn lane on Maryland Way at Brentwood Blvd.
- Neel-Shaffer recommended that city officials continue its regular traffic signal optimization program. Area mobility may benefit from optimization of traffic signal timings upon build-out of the proposed project.
- The review found that the proposed project may present an opportunity to improve pedestrian accessibility between the proposed site and Cadillac Dr. Presently, sidewalks exist internally within the project site and along the north side of Cadillac Dr. However, an accessible pedestrian path is not currently available crossing Brentwood Blvd. We assess that providing pedestrian access across Brentwood Blvd would enhance the multi-use nature of the proposed development and provide alternate modal choice for those working and conducting business in the area. City officials are currently pursuing a city-funded capital improvement project to upgrade the existing sidewalk along Cadillac Dr between Westpark Dr and Brentwood Blvd. Neel-Shaffer suggests that project planners coordinate with city officials regarding implementation of this improvement as part of the proposed project.
Additionally, a Shared Parking Study was provided as part of the submittal. The purpose of the study is to determine the minimum number of parking spaces required to accommodate the proposed mixed use development at peak periods. Since the site includes a mix of land uses, the peak parking demand for each use will not occur at the same time.
Section 78-454 of the zoning ordinance includes the following minimum parking requirements based on the proposed land uses.
| LAND USE |
AREA |
PARKING REQUIRED |
# OF SPACES REQUIRED |
| OFFICE |
168,180 SF |
1 SPACE/300 SF |
561 |
| HOTEL |
120 ROOMS |
1 SPACE/ROOM + 1 SPACE PER EMPLOYEE ON MAX. SHIFT |
130 |
| RESTAURANT* |
7,000 SF |
1 SPACE/100 SF GROSS |
70 |
| * Note that the restaurant patio area is also calculated at 1 space/ 100 sf |
| TOTAL |
761 |
Note that the area as shown in the table above includes the existing third office building (OB3) as part of the study. The OB3 building is included as part of the shared parking study, but is not part of the area proposed for rezoning. The study determined April to be the peak month, while the hourly peak demand is expected to be 11:00 a.m. in April. According to the study, the projected parking demand for the mixed use development that includes a hotel may be reduced 41% on weekdays and 31% on weekends.
| DEVELOPMENT |
PEAK PARKING DEMAND |
| WEEKDAY |
WEEKEND |
| |
|
|
| EASTPARK |
600 SPACES |
597 SPACES |
As shown in the first table above a total of 761 parking spaces would be required if shared parking was not considered. The shared parking analysis would reduce the total spaces required from 761 to 600 (161 spaces), a reduction of approximately 21%.
SEWER IMPACTS
City consultants conducted an evaluation of the existing sewer to determine if the system would have adequate capacity to receive requested flows from the proposed development.
| USE |
AREA |
GPD |
TOTAL (GPD) |
| Hotel |
120 rooms |
75 |
9,000 |
| Existing Office Bldg. |
88,000 |
8,800 |
8,800 |
| Restaurant (6,000 sf w/1,000 patio) -- 200 seats (Est.) |
7,000 |
8,000 |
8,000 |
| TOTAL |
25,800 |
Based on the evaluation models, the local impact of the proposed development on Brentwood’s receiving sewer is negligible based on predicted levels during both dry and wet weather conditions. However, resulting surcharge in the downstream trunk sewer is predicted that will need to be addressed separately from this project. It is assumed that the master plan recommendations will be implemented to address surcharging in the trunk sewer as appropriate.
The review of the plan will track along the following revised schedule.
| HEARING SCHEDULE |
| May 9, 2022 |
Board of Commissioners -- First Reading of Ordinance 2022-05 Rezoning Property to C-2 |
| June 2, 2022 |
Required Community Meeting -- 6:00 pom -- Annex Room |
| June 6, 2022 |
Planning Commission -- Review & Recommendation of Ordinance 2022-05 |
| June 13, 2022 |
Board of Commissioners -- Public Hearing of Ordinance 2022-05 |
| June 27, 2022 |
Board of Commissioners – Second and Final Reading of Ordinance 2022-05 |
Should you have any questions or require additional information, please contact the Planning and Codes Director. |