germantown forward: germantown master plan (october 6, 2008)

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    Germantown ForwardGermantown Master Plan

    M-NCPPCGermantown Master Plan

    October 6, 2008

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    Germantown ForwardGermantown Master Plan

    M-NCPPCGermantown Master Plan

    October 6, 2008

    Third Worksession:Properties west of I-270

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    Germantown ForwardConnections

    M-NCPPC3

    MARC station parking

    Crossing I-270

    Crystal Rock greenway

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    Germantown ForwardGreenway

    M-NCPPC

    Crystal Rock greenway

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    Germantown ForwardConnections

    M-NCPPC5

    Bikeways

    Pedestrian connections

    Accessibility

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    Germantown ForwardGermantown Master Plan

    M-NCPPC

    Properties West of I-270 Town Center station

    MARC station

    Other stations

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    Germantown ForwardTown Center

    M-NCPPC 7

    Urban form

    Height

    Density

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    Germantown ForwardTown Center

    M-NCPPC 8

    Views, vistas and open spaces

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    Germantown ForwardTown Center Core

    M-NCPPC

    Transit Center

    Century XXI

    /Savitar

    Matan

    Police and Fireproperty

    9

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    Germantown ForwardTown Center

    M-NCPPC

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    Germantown ForwardTown Center Core

    M-NCPPC

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    Property Staff Public comments

    Transit Center 2.0 FAR

    Transit station interior

    No comment

    Century XXI/

    Savitar

    1.0 FAR

    No residential

    2.0 FAR*

    Residential on top of

    garage

    Free-standing retail

    Matan 1.0 FAR

    No residential

    1.5 FAR*

    Pending plan 237,000

    sf office

    Police and Fire Expand police station

    Add workforce housing

    Open space

    No workforce

    housing*

    No open space

    *Property owner comments

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    Germantown ForwardTown Center Extended

    M-NCPPC

    Town Commons

    B. Wildman (three

    properties)

    12

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    Germantown ForwardTown Center Extended

    M-NCPPC

    13

    Town Commons

    Management

    Programming

    Ownership

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    Germantown ForwardTown Center Extended

    M-NCPPC

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    Germantown ForwardTown Center Extended

    M-NCPPC

    15

    Property Staff Public comments

    Town Commons Ownership

    Maintenance

    Parks Department

    B. Wildman 1.0 FAR

    TMX

    Grandfathering

    1.0 FAR*

    TMX or C-3

    Expand grandfathering

    *Property owner comments

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    Germantown ForwardWest End

    M-NCPPC

    Historic District

    MARC station

    Perrine

    JBG/Martens

    M. Wildman

    16

    Historic

    District

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    Germantown ForwardWest End - Historic District

    M-NCPPC

    GermantownHistoric District

    Pumphrey-

    Mateney House

    MARC Station

    Compatibility with:

    Germantown Historic

    District

    Pumphrey-Mateney

    House

    17

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    Germantown ForwardWest End - Historic District

    M-NCPPC

    Topographical change

    A steep drop from north

    to south

    New development

    should not loom overhistoric district

    18

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    Germantown ForwardWest End - Historic District

    M-NCPPC

    Green areas:

    Parklet flanks pedestrian bridge

    Underutilized stormwater

    management facility

    19

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    Germantown ForwardWest End - Historic District

    M-NCPPC

    Views from the Historic District:

    Tall buildings appear taller

    Visible Pumphrey-Mateney House

    Pumphrey-Mateney Houseseen from historic district

    20

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    Germantown ForwardWest End Historic District

    M-NCPPC

    21

    Pedestrian

    Connection

    HISTORIC

    DISTRICT

    PARKINGGARAGE

    Pumphrey-Mateney House

    MARC Station

    Compatibility

    Scale

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    Germantown ForwardWest End Historic District

    M-NCPPC

    22

    Property Staff Public Comments

    MARC

    Station

    MARC parking

    garage with retail

    More parking*

    Perrine TMX at 0.5 FAR

    Townhouses

    illustrated (34)

    TMX height limit

    0.5 FAR*

    50 building height

    *Property owner comments

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    Germantown ForwardWest End

    M-NCPPC

    JBG/Martens

    M. Wildman

    23

    Historic

    District

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    Germantown ForwardJBG/Martens

    M-NCPPC

    24

    Residential

    MARC

    Commercial

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    Germantown ForwardJBG/Martens

    25

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    Germantown ForwardJBG/Martens

    M-NCPPC

    26

    Expired preliminary plan

    120020680:

    Residential on west

    Retail and office on

    east

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    Germantown ForwardJBG/Martens

    M-NCPPC

    27

    Staff recommendation

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    Germantown ForwardWest End

    M-NCPPC

    M. Wildman

    28

    Historic

    District

    RMX-2

    Non-conforming use

    Roadway Network

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    Germantown ForwardWest End

    M-NCPPC

    29

    Property Staff Public comments

    JBG/Martens Retain zoning (RMX-2)

    Limited retail; additional residential

    Increase MARC ridership

    Structured parking

    RMX-2*

    Large retail

    Surface parking

    M. Wildman Retain zoning (RMX-2)

    Connect Waters Road

    RMX-2C*

    Alternate roadway alignment

    *Property owner

    comments

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    Germantown ForwardGateway District

    M-NCPPC

    Dept of Energy

    Rolling Hills

    Apartments

    30

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    Germantown ForwardDepartment of Energy

    M-NCPPC

    National Register of

    Historic Preservation

    nomination

    31

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    Germantown ForwardRolling Hills

    M-NCPPC

    32

    Ownersproposal

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    Germantown ForwardRolling Hills

    M-NCPPC

    33

    Staff recommendation

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    Germantown ForwardGateway District

    M-NCPPC

    34

    Property Staff Public comments

    Dept of Energy Support NR nomination Will impede expanded use/reuse of site

    Rolling Hills RMX-1 at 20 DU/acre

    988 du with bonus incl. 63 townhouse units

    Maximum 8 stories closest to MARC station

    RMX-1 at 35 DU/acre*

    Proposes workforce housing

    1,367 market rate units

    333 affordable units

    Some retail

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    Germantown ForwardCloverleaf District

    M-NCPPC

    Century

    Technology Park

    35

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    Germantown ForwardCloverleaf District

    M-NCPPC

    Crossing I-270

    Town Commons

    Crystal Rock greenway

    36

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    Germantown ForwardCloverleaf District

    M-NCPPC

    37

    Property Staff Public comments

    Century

    Technology Park

    TMX 1.0

    1.45 m commercial, 975 DU

    60% comm./40% residential

    Heights: 12 stories at transit, 8 stories at I-270

    Road crossing I-270

    TMX 1.0*

    2.45 m commercial including 400,000 sf

    retail

    950 multifamily units, 130 townhouses

    40-50% comm./60-50% residential

    No road crossing

    *Property owner comments

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    Germantown ForwardNorth End District

    M-NCPPC

    Totah/Symmetry

    Lerner

    Enterprises

    38

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    Germantown ForwardTotah/Symmetry Proposal

    M-NCPPC

    I-270 ramps

    Interim development

    1.0, 1.5 and 1.8 FAR presented (1.0

    FAR shown)

    Modules

    39

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    Germantown ForwardTotah/Symmetry Staff Recommendation

    M-NCPPC

    40

    I-270 ramps to Dorsey Mill Road

    TMX zone with 0.75 FAR

    Employment, hotel, residential and

    limited street-level retail

    Assure compatibility

    New I-270ramps

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    Germantown ForwardLerner Enterprises

    M-NCPPC

    Property

    41

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    Germantown ForwardLerner Enterprises

    M-NCPPC

    Steep slopes:- 15-25%

    - over 25%

    42

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    Germantown ForwardLerner Enterprises

    M-NCPPC

    Stream valley buffer125

    43

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    Germantown ForwardLerner Enterprises

    M-NCPPC

    High quality forest

    44

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    Germantown ForwardLerner Enterprises

    M-NCPPC

    All environmentalfeatures

    45

    G

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    Germantown ForwardTown Sector

    M-NCPPC

    46

    In planarea

    In planarea

    Outsideplan area

    Montgomery Village

    Churchill

    G

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    Germantown ForwardTown Sector

    M-NCPPC

    47

    Town sector zone minimums and maximumsCommercial: 10 percent maximum

    Industrial/major employment: 6 percent maximum

    Green area: 10 percent minimum

    Population: 15 people per acre maximum

    G F d

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    Germantown ForwardLerner Proposal Concept Plan

    M-NCPPC

    1.5 M sfcommercial

    Hotel

    Retail

    1,200 agerestricted (45+)

    dwellings

    300 unrestricted

    dwellings

    48

    G F d

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    Germantown ForwardStaff recommendation

    M-NCPPC

    I-270 ramps1.5 M sf commercial

    Major employment

    Hotel

    Limited retail570 multi-family

    dwellings

    49

    New I-270ramps

    G F d

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    Germantown ForwardNorth End

    M-NCPPC

    50

    Property Staff Public comments

    Totah/Symmetry TMX 0.75

    653,400 sf commercial, 285 DU

    I-270 ramps

    Building heights along I-270 at 8 stories

    TMX 1.0*

    No exactions until over 1.0 FAR

    New I-270 ramps

    Higher buildings along I-270

    Lerner Enterprises T-S

    1.5 m major employment with retail, hotel

    570 high-rise and low-rise DUs

    Forest preservation

    Building heights along I-270 at 8 stories

    Text amendment to T-S zone*

    1.3 m commercial and retail, hotel

    Active adult community: 1,500 DUs

    Use forested area

    Higher buildings along I-270

    *Property owner comments

    G F d

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    Germantown ForwardSchedule

    M-NCPPC

    Worksession #4

    Montgomery College

    Worksession #5

    Properties east of I-270, staging

    Transmit Plan to Council and County Executive

    Oct 20, 2008..

    Oct 30, 2008..

    Mid-Dec 2008..

    Complete 60 day review by County Executive

    Council Public Hearings

    Council Adopts Plan

    Sectional Map Amendment

    Mid-Feb 2009..

    March 2009..

    April-May 2009..

    Summer 2009..

    51

    G F d

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    Germantown ForwardDensity at transit

    M-NCPPC