Maryland-National Capital Park and Planning Commission
MONTGOMERY COUNTY PLANNING DEPARTMENT
Public Meeting: May 16, 2016
Tonights Agenda
I.
Recap of Prior Meetings
II.
Land Use Scenarios
i. Walter Johnson and Downcounty Consortium Schools
III. Transportation Analysis
IV. Schedule and Next Steps
V. Initial Q&A and follow-up
Prior Public Meetings
November 18, 2015: Transportation Modeling
June 25, 2015: White Flint 2 Open House
December 9, 2015: Parks and open space
September 17, 2015: Walter Johnson Schools Meeting
October 14: Transportation and connections; parks and open space; and land use and density
February 1, 2016: Property owners and Civic Associations
Potential WF2 Connections
Plan Area
Existing Land Use
Built Development
Residential
Non-Residential
1,904 dwelling units
6.4 million sq.ft
City of Rockville
Twinbrook
WF2
WF2
White Flint
Existing Zoning
Existing Zones
Commercial-Residential Zone (CR): Intended for larger
downtown, mixed-use and pedestrian oriented areas in
proximity to transit options such as Metro, light rail and bus.
Commercial Residential Town (CRT): Intended for small
downtown, mixed-use, pedestrian-oriented centers and edges
of larger, more intense downtowns.
Commercial Residential Neighborhood (CRN): Intended for
pedestrian-scale, neighborhood-serving mixed use centers and
transitional edges.
Employment Office (EOF): Intended for office and
employment activity combined with limited residential and
neighborhood commercial uses.
Methods of Development: Standard and
Optional
Standard Method: Specific development
The Optional Method: Must provide public
benefits from at least the number of
benefit categories and for at least the
minimum number of points.
8
Types of Zones
Euclidean/Base Zone: These zones are applied after the Master Plan is approved via the Sectional Map
Amendment (SMA) process.
Floating Zone: A flexible zone that is used for a designated purpose, but whose location is to be determined in
the future as part of a Local Map Amendment (LMA).
Floating zones are initiated by a property owner and are approved by the County Council. Prior to the Council
approval, the Planning Board reviews the proposal and the Hearing Examiner has an administrative hearing on
the zoning request. A Master/Sector Plan can recommend floating zones or the property owner can seek a
floating zone without a master/sector plan recommendation, such as Montrose Baptist Church.
Several projects in North Bethesda, including:
North Bethesda Market (NoBe1);
LCOR (North Bethesda Center);
All multi-family residential along Old Georgetown Road (the Sterling, Gallery, and White Flint Station); and
Bethesda North Conference Center are examples of prior development projects approved via Floating Zones
(TSM and TSR).
The 2014 Zoning Ordinance permits several floating zones: Commercial Residential, Residential, Employment,
and Industrial.
9
Public Benefits
Major Public Facilities
Transit Proximity
Connectivity and Mobility
Advance Dedication
Transit Access Improvement
Minimum Parking
Streetscape Improvement
Neighborhood Services
Trip Mitigation
Public Parking
Way Finding
Through-Block Connection
Diversity of Uses and Activities
Adaptive Buildings
Live/Work
Care Centers
Moderately Priced Dwelling Units
Dwelling Unit Mix
Small Business Opportunities
Zone
Tract Size or Maximum
Total FAR
Public
Benefit
Points (Min)
Number of Public
Benefit Categories
CRT
<10,000 sq.ft. or <1.5
Max FAR
25
>10,000 sq.ft. or >1.5
Max FAR
50
<10,000 sq.ft or < 1.5
Max FAR
50
>10,000 sq.ft. or >1.5
FAR
100
Enhanced Accessibility for the Disabled
Quality of Buildings and Site Design
Architectural Elevations
Public Open Space
Exceptional Design
Structured Parking
Historic Resource Protection
Tower Step-Back
Public Art
Protection and Enhancement of the Natural Environment
Building Lot Terminations
Transferable Development Rights
Cool Roof
Tree Canopy
Energy Conservation and Generation
Vegetated Area
Habitat Preservation and Restoration
Vegetated Roof
Recycling Facility Plan
Vegetated Wall
Building Reuse
CR
Building Lot Termination (BLT), which is required in the CR Zone,
supports the protection of the Agricultural Reserve.
10
1992 North Bethesda Plan
new development within districts focused
around transit nodes.to establish a balance
between auto and transit access by designing for
non-auto movement within walking distance of
transit stops.
1992 North Bethesda/Garrett Park Master Plan
11
Overall Districts
Montrose North
Randolph Hills
3
Parklawn South
4
Executive Blvd.
12
Districts
5
4
3
3
10
1
11
12 12
13
14
13
14
13
Concept Framework
POTENTIAL MIXED-USE
POTENTIAL OPEN SPACE
LIGHT INDUSTRIAL TO REMAIN
CONSOLIDATE
FRONTAGES TO
IMPROVE
PEDESTRIAN AREAS
RETAIN LIGHT
INDUSTRIAL USES
NEIGHBORHOOD
CENTER
IMPROVEMENTS
TO BRIDGE
PEDESTIAN GAP
BETWEEN NORTH
AND SOUTH SIDES
OF MMONTROSE
PKWY>
ROCKING HORSE ROAD
CENTER
POTENTIAL PUBLIC
PARK
PEDESTRIAN
CONNECTION
THROUGH
BUFFER
LUXMANOR SCHOOL
REDEVELOPMENT
TO ANCHOR
WESTERN
WORKAROUND
NEIGHBORHOOD
CENTER WITH AN
INDUSTRIAL FOCUS
Connectivity Concept
Rockville Pike
Executive Blvd
EXISTING (WF2)
POTENTIAL (WF2)
LUXMANOR SCHOOL
POTENTIAL PEDESTRIAN CONNECTION (WF2)
EXISTING (WF1)
PROPOSED (WF1)
CITY OF ROCKVILLE
15
Open Space Concept
Urban Plaza
Urban Plaza
Urban Plaza
Neighborhood
Green
Community Garden
Greenway
Neighborhood Green
Pedestrian Greenway
Urban Plaza
Land Use Alternatives
Purpose: To establish what are the capacities for the
transportation network and public schools impact.
Long-term in nature (2040)
Analysis:
Block-by-block; district by district
Existing zoning
New zones, such as the Commercial Residential (CR)
and Employment Office (EOF), do add complexity.
Approved or Pipeline Development
Introducing new zones; retaining other zones
Results:
Estimates or forecasts; not recommendations
Existing Zones
17
Land Use Alternatives
Alternative 1 (Existing Likely):
Based on the existing zoning.
Most of new residential and non-residential development
is coming from Commercial Residential (CR) and
Commercial Residential Town (CRT) zoned properties, such
as Montrose Crossing, Pike Center and Federal Plaza.
Some additional residential development from Executive
Boulevard office properties that are in the Employment
Office (EOF) zone.
Retention of existing multi-family residential, single-family
residential and industrial zones.
Caveats
Not all properties are assumed to redevelop.
Mix of new development varies by district.
Utilizes the 30% residential in EOF-new zone and
untested-for some Executive Blvd. properties
Office Retail Industrial Other (ORIO)-varies by district.
Existing Zones
Totals
Residential: 3,246 dwelling units
Non-Residential: 2.7 million sq.ft.
18
Land Use Alternatives
Alternative 2
Introduces some changes Executive Boulevard to Executive Blvd.,
including EOF Zone to Commercial Residential.
Shifts the Federal Plaza (Block 5) from the CRT Zone to the CR
Zone, higher heights, and the same FAR (2.25); shifts Block 6along MD355- from the CRT Zone to the CR Zone at 1.5 FAR;
and shifts the JCC property from R-200 to CRT zone.
Includes the rezoning of Montrose Baptist.
Retention of existing multi-family residential, single-family
residential and some industrial zones.
Alternative 3
Higher Floor Area Ratios (FARs)for properties in different districts.
Retains existing multi-family residential, single-family residential,
and less industrial zones.
Includes the rezoning of Montrose Baptist.
Existing Zones
19
Land Use Alternatives
Scenarios
Residential
Non-Residential
Alternative 1
(Existing Likely)
3,246 dwelling units
2.76 million sq.ft.
Alternative 2
4,841 dwelling units
3.24 million sq.ft.
Alternative 3
5,788 dwelling units
4.87 million sq.ft.
Existing/Built
Development
Residential
Non-Residential
1,904 dwelling units 6.4 million sq.ft
20
White Flint 2 School Districts
WJ Cluster
Downcounty
Consortium
Walter Johnson High School and Downcounty Consortium
The Downcounty Consortium includes Loehman's Plaza, Montrose Church, and Randolph Hills Shopping Center.
21
White Flint 2 School Districts
22
White Flint 2 School Districts
Downcounty
Consortium
Alternative 1
(Existing Likely)
Alternative 2
Alternative 3
Walter Johnson Cluster
Alternative 1 (Existing
Likely)
Alternative 2
Alternative 3
Dwelling Units
498
524
871
Dwelling Units
2748
4318
4920
23
Student Generation Rates
Downcounty-East Region
Housing Type
Elementary
Middle
High
Townhouse
0.169
0.072
0.094
Multifamily HighRise
0.078
0.031
0.041
Southwest Region-Walter Johnson
Housing Type
Elementary
Middle
High
Townhouse
0.144
0.064
0.073
Multifamily HighRise
0.048
0.020
0.026
Source: MCPS Generation Rates (February 2016)
24
Student Generation Rates
Downcounty Consortium
Scenario
Elementary
Middle
High
Alternative 1
(Existing Likely)
43
17
23
Alternative 2
46
18
24
Alternative 3
76
30
40
Walter Johnson Cluster
Scenario
Elementary
Middle
High
Alternative 1
(Existing Likely)
158
67
84
Alternative 2
249
105
132
Alternative 3
283
120
151
Notes:
10% of residential units are
townhouses; 90 % of residential
units are multifamily high-rise (5
levels or more)
Average dwelling unit is 1,200
square feet
Round up of numbers
25
Student Generation Rates
Working with MCPS staff and property owners regarding the
possibilities of an elementary school within the Plan area.
Total White Flint 2 Plan Area
Scenario
Elementary
Middle
High
Alternative 1
(Existing Likely)
201
84
107
Alternative 2
295
123
156
Alternative 3
359
150
191
Notes:
10% of residential units are
townhouses; 90 % of residential
units are multifamily high-rise (5
levels or more)
Average dwelling unit is 1,200
square feet
Round up of numbers
26
Intro
Transportation Analysis
Discussion Outline:
Transportation Analysis Focus and Context
Background Assumptions (Land Use & Transportation Network)
Local Intersection Analysis
27
Key Assumptions
o No geometric/operational intersection improvements
o No Bus Rapid Transit (BRT)
o No Non-Auto Driver Mode Share (NADMS) goal/target
Informs the evaluation of alternative land use scenarios (year
2040 planning horizon)
White Flint 2 and Rock Spring Scenarios evaluated concurrently
Additional traffic analyses will follow this preliminary assessment
Maryland-National Capital Park and Planning Commission
Focus & Context
Preliminary Intersection Analysis
MONTGOMERY COUNTY PLANNING DEPARTMENT
Transportation Analysis Focus and Context
Maryland-National Capital Park and Planning Commission
Background
Montgomery County &
MWCOG/TPB Model Region
MONTGOMERY COUNTY PLANNING DEPARTMENT
Transportation Analysis
Maryland-National Capital Park and Planning Commission
Background
MONTGOMERY COUNTY PLANNING DEPARTMENT
Regional Land Use Assumptions
Maryland-National Capital Park and Planning Commission
Background
MONTGOMERY COUNTY PLANNING DEPARTMENT
Regional Land Use Assumptions
Background
Transportation Network Assumptions: Constrained Long Range
Transportation Plan (CLRP)
Highways
Transit
32
White Flint District West Workaround (No.501506)
White Flint West: Transportation (No.501116)
White Flint District East: Transportation (No.501204)
White Flint Traffic Analysis and Mitigation (No.501202)
Montrose Parkway East
Maryland-National Capital Park and Planning Commission
Background
Capital Improvements Program
White Flint 1Transportation Projects
MONTGOMERY COUNTY PLANNING DEPARTMENT
Local Background Network
Background
Windowing and Focusing Approach
o Network expansion(regular links: 3,6804,658)
o TAZ Split (376 466)
Rock Spring
White Flint 2
Maryland-National Capital Park and Planning Commission
34
MONTGOMERY COUNTY PLANNING DEPARTMENT
Model Revision for Subarea Traffic Analysis
Analysis
Roadway System
Critical Lane Volume (CLV) is a measurement of intersection capacity used in the LATR process.
CLV values converted to V/C ratios by dividing current or forecasted CLV by the applicable
congestion standard.
Congestion standards vary by area
o North Bethesda 1550 CLV
o White Flint MSPA 1800 CLV
o Rockville 1600 CLV
Sample V/C ratio calculation:
Policy Area
Standard
CLV
V/C Ratio
LOS
1,550
1,295
0.84
Analysis
Local Area Transportation Review (LATR) Analysis
Analysis
Existing Conditions Traffic (2015)
AM: 6 a.m.-9 a.m.
PM: 3 p.m.-7p.m.
Analysis
2040 Land Use-Alternative 1 (Existing Likely)
AM: 6 a.m.-9 a.m.
PM: 3 p.m.-7p.m.
Analysis
2040 Land Use-Alternative 2
AM: 6 a.m.-9 a.m.
PM: 3 p.m.-7p.m.
Analysis
2040 Land Use-Alternative 3
AM: 6 a.m.-9 a.m.
PM: 3 p.m.-7p.m.
Project Schedule and Next Steps
May
May 16, 2016
Initial concept, land use scenarios, and transportation analysis (Tonight)
May 26, 2016
Planning Board briefing
Early June 2016
Public Meeting: Property owners and Civic/Homeowners-Part II
Late June 2016
Public Meeting: Joint meeting with MCPS and other
Early July 2016
Public Meeting: Preliminary Recommendations
July 28 2016
Planning Board: Preliminary Recommendations presentation
June
July
41
Q&A
42
