Meeting Agenda: - Reception - Presentation

4.30.
15PlanningBoardBriefing
Meeting Agenda
Reception (15 minutes)
Presentation (Approx. 60 minutes)
Introduction by Gwen Wright, Planning Director; John Marcolin
Transportation by Michael Garcia
Schools by John Marcolin
Historic by Sandra Youla
Environment by Katherine Nelson
Vision by John Marcolin
Concept Framework Plan Revisions by John Marcolin
Green Space Network by Susanne Paul
Planning Context by Melissa Williams
Comment Period(30 minutes)

Meet the Planners (30 minutes)
MNCPPCMontgomeryCountyParks&PlanningDepartmentsmontgomeryplanning.orgmontgomeryparks.org
4.30.15PlanningBoardBriefing
Introduction
Whyisthereaneedtoplanforchangein
Westbard?
Howisgrowthgoingtobeaccommodatedin
MontgomeryCounty?
Whatisanappropriatescalefordevelopmentin
nonMetroareas?
Howhaveimportantissuesincludingtraffic,
schools,andbuildingheightsbeenaddressedinthis
planningeffort?
LocalContext
CCCFHcommissionedaplanning
studyofWestbardin2008from
TheCatholicUniversityofAmerica
SchoolofArchitecture:
Manyofthebuildingsand
illustrationsofpotentialnew
buildingsinthisstudy
commissionedbythe
communityaresimilaror
identicaltoideasthatcameout
oftherecentPlanWestbard
CommunityCharretteprocess.
ConceptFrameworkPlan
CCCFH/CUAPlan
CountywideContext
Environmental + man-made constraints

Environmental
Hydrological
Streams
WetlandBuffers
Erodiblesoils
Parks&BiodiversityAreas
AgriculturalReserves
SpecialProtectionAreas
ForestConservationEasements
Man-made
UtilitySites
WSSC
TransmissionLines
TransportationInfrastructure
Metrorail
Rail
StateRoads
FederalHighways
GovernmentOwnership
RusticRoads
HistoricPreservation
TransferDevelopmentRights
Exhausted
RockQuarries
RegulatedAffordableHousing
PrivateInstitutional
HOACommonOwnership
SingleFamilyDwellings
Constrained area = 263,260 Acres 81%

Unconstrained area = 61,059 Acres 19%
building height examples
143-200 FEET
Around Metro NOT WESTBARD
200 + feet
WHITE FLINT
150 feet
FRIENDSHIP HEIGHTS
143 feet
BETHESDA
90-120 FEET
Some Transit NOT WESTBARD
90-110 feet
BETHESDA
Bethesda
45-75 FEET
Limited Transit Areas
45-50 feet
ALEXANDRIA
ALEXANDRIA
45-50 feet
DC/GEORGETOWN
WhathasChanged:
Propose
parallelroad
realigned
Heightslowered
to50feet
Industrialuses
Toremain
Connection
between
Westbard
andRiver
Road
Connection
atButler
removed
Heightlowered
to75feet
December18,2014
NewparkalongCCT
April30,2015
Proposedplanhas1,516 moreresidentialunitsthanwhatisallowedtoday.
Proposedplanhas32,130 lessretails.f.thanwhatisallowedtoday.
Proposedplanhas 23,899 moreoffices.f.thanwhatisallowedtoday.
Proposedplanhas 937,925 lessindustrials.f.thaniswhatisallowedtoday.
ASamplingofMajorPublicBenefitstotheCommunity
OpenSpace
CentralGreenSpace minimumacre
WillettBranchrenovationandgreenopenspacenetwork.
PlacemakingsignagereflectinghistoryofWestbard.
RoadsandPedestrianConnections
BoulevardonRiverRoad.
UpgradeWestbardAvenue.
NewroadconnectingWestbardAvenueandRiverRoad.
Networkoftrailsandbikeways.
CivicUses
PublicFacilityfacingCentralGreenSpace.
Optionsfornewschoolfacilities.
Transportation
Transportation
TransportationAnalysis
CurrentData TrafficcountstakenOctober2014.
Consultanthiredtoassistwithmodelingandintersectionanalysis.
RegionalMWCOGModelusedfortripforecast.
Usedestablishedtransportationpracticesfortravelforecasting.
IntersectionanalysisasestablishedandusedbytheCountyand
State.
TransportationContext
1982
Westbard Plan
Today
Westbard StudyArea
Development:
Built:
1,104res.units/1.06msf nonres.
TotalAllowable:
1,684res.units/2.10msf nonres.
Preceded
MetrorailatBethesdaand
FriendshipHeights(open1984)
CapitalCrescentTrail(open1996)
RideOnBusService(auth.1984)
RiverRoad
PoorLOSatRidgefieldandLittle
FallsParkway
Rightofwayconstraints
Moreautofocused
NADMS
N/A
o TwoNearbyMetrostationsopen
FriendshipHeights (2milestransit
distance)
Bethesda (3+milestransitdistance)
o B&ORailroadconvertedtoCapitalCrescent
Trail
o Areawidebusservice(WMATAandRideOn)
o CapitalBikeshare
o Roadnetworkstrained(limitedvehicle
capacityimprovements)
AmericanCommunitySurvey2013
DroveAlone 65% PublicTransp 10%
Car/Vanpool 7% Other 18%
ConflictPoints RiverRoad 4.30.15PlanningBoardBriefing
120
90
RiverRoadlength~1,800
~630curbcutsEB(20cuts)
~400curbcutsWB(12cuts)
90
90
InterparcelConnection
Example SharedInternalAccess
Reston,VA
Transportation
Goals:
1.
2.
3.
4.
5.
Washington,D.C.
Supportproposedlanduse.
Improvecirculationsystem.
Enhancetransportationoptions.
Improvemobilitywithinand
througharea.
Completetransportationnetwork
forallusers.
Objectives:
1.
2.
3.
4.
5.
MinimizeconflictpointsonRiver
andprovideinterparcelaccess.
Increasetransitfrequency(private
and/orpublic).
Expandlocalstreetnetwork.
Expandbicyclenetwork.
Enhancepedestrianfacilities.
Seattle,WA
Streets
Goal
PotentialConnections
Accommodateallusers.
Increaseconnectivity.
Supportproposedlanduses.
Newlocalstreet(eastofWestbardAvenue).
Consolidatecurbcuts&interparcelaccess.
Internalstreetsforlocaltrips.
CCTatRiverRoad(atgradecrossing).
Modeling
InitialResults
Evaluating:
Bethesda
Goldsboro
Road
Proposedlanduseoriginatingfrom
charrette.
Intersectionoperation(CLV).
Throughtraffic.
Overallnetworkperformance.
Nonsingleoccupancyvehicleuse.
CouldserveasbasisforNADMS
Massachusetts
recommendations.
RiverRoad
Friendship
Heights
Avenue
NonModelingInformation
Impactofproposedbicyclefacilities.
Interparcelconnections(River
Road).
ICCB
Campus
Newlocalconnections.
LittleFalls
Parkway
Transportation
Results
AllintersectionswithinacceptableCLV
threshold(1,600CLV):
1. Ridgefield/River
2. LittleFalls/River
3. Willard/River
4. LittleFalls/Mass
5. Westbard/Mass
6. Ridgefield/Willard
1
6
2
ModelInfo
~80%ofalltrafficthroughstudyareais
throughtraffic.
Additionallanesnotwarrantedonany
roadsinstudyarea.
3
5
Transportation
6
2
3
5
3
5
Bikeways Existing
LevelofTrafficStressTest
forBicycleRiders
Ridingconditionsbasedonlevelof
comfort.
MajorityofbicyclistsuseLTS1orLTS2
Routes.
Findings:
Eastwesttraveldifficult.
CCTgreatnorthsouthconnectionfor
allusers.
Lackoflocalbikeability instudyarea.
Considerations:
AccommodatebikesonRiverand/or
Massorfindalt.parallelroutes.
Easiertousenorthsouthroute
neededatgradethrougharea.
22
Bikeways
Objectives
Recommendations
Emphasison,along,orparalleltoRiver ExpandCapitalBikeShareStations
Road.
OrganizeBicycleFacilitiesaround:
Alternative(toCCT)northsouth
CapitalCrescentTrail
bikeway(s)fordestinationsororiginsin
Transithub(s)
Westbardarea.
Highdensitylocationsorattractions
Inc.localconnectivityinredevelopment SeparatedBikeways
areaandadjacentlanduses.
2waycycletrackonRiverRoadin
Westbard area
1waycycletrackonWestbard Avenue
NoneonMassAve,atthistime
Westbard Ave RiverRd
Transit
Objectives
Improvedtransit(privateand/orpublic)
Transitenhancements
Identifypotentialtransithub(s)(e.g.shelters)
Highqualitystationamenities(e.g.realtimedisplay)
Implementbusprioritymeasures(e.g.signalpriority)
Germantown,MD
Schools
Schools
MCPShasseveralapproaches
foraddressingincreased
studentenrollment:
reopeningclosedschoolsites
additionstoschoolscapable
ofexpansion
minorredistricting
locatinganewschoolsite
FormerSchoolsthat
maybereopened:
FormerConcordES,
nowAppleMontessori
ClaraBartonES,now
ClaraBartonCommunity
Center
FormerConcordES,
nowAppleMontessori
FormerClaraBartonES,
nowClaraBarton
CommunityCenter
Schools
Schools
FormerSchoolsthat
maybereopened:
FormerBrookmont ES,
nowWaldorfSchool
ExistingLittleFallsLibrary
PotentialNewElementary
Schoolsites:
LittleFallsLibrary
FormerBrookmont ES,
nowWaldorfSchool
Schools
Schools
MinorRedistricting:
Redistrictasmall
portionoftheWalt
WhitmanClusterover
totheBCCClusterto
helpbalancefuturenew
studentenrollment.
Considermovinga
smallsectioninto
theBCCCluster
Schools
Schools
MCPSwillmonitorstudentgenerationratesandincreases
instudentenrollment,astheWestbardplanbuilds
out. Adjustments,ifneeded,toenrollmentforecastwill
bemadebasedonanychangesseeninstudentgeneration
rates.
Factorsthatcanchangestudentgenerationrates:
Higherlevelsof2and3bedroomapartmentsthantypical.
AproposedHousingOpportunityCommissionprojectthat
typicallyhashighergenerationrates.
Moderatelypriceddwellingunitapprovalrateshigherthan12.5%
minimummandatedbyCountycode.
Historic
Historic
Goals
MakeWestbardspastmoreevident
Includeahistorysectioninthe
SectorPlan.
RecognizeandpreservetheAfrican
Americanheritageofthearea.
Recognizeandcapitalizeonthe
agricultural,industrial,and
transportationhistoryofthearea.
Usebuildingmaterialswithlocal
significancefornewconstruction.
Erectinterpretivesignage,markers,
andcommemorativeart
Maketheseadevelopment
priority.
Seekfundingsources.
Photo Sources:
Evening Star,
National Cathedral Archives
Environment
Environment
1956
Ahistoryofheavy
industrialuses
hasleftitsmark
onWestbard
1958PhotobyTylerNourse/TheWashingtonPost
Environment
TransformWillettBranchfromastormdraintoa
walkable,lineargreenspaceandcommunityamenity
withinWestbard,celebratingthewatershedasa
uniquenaturalfeatureintheSectorPlanarea.
Environment
57%ImperviousCover
ImperviousCoverpreventsinfiltration
andincreasesthepotentialfor
overloadingstormdrainagesystems,
andconveyspollutantsdirectlyto
steams.
Significantareasofimperviouscover
areunnecessaryandtheresultof
outdateddesignstandards.
Westbard
Vision
PreserveaSmallerScale
AppropriateDensity
AMixofUses
DiversityofHousing
Affordability
Amenities
Westbard
Concept Framework
Plan Revisions
LandUses
Industrialland
usestoremain
Floatingzone
toCRTinfuture
Mixeduse
expanded
December18,2014
April30,2015
UrbanForm
Heightlowered
to50feet
Heightslowered
to50feet
Heightleftat50
feetexistingzone
Heightoneastside
ofWestbard
increasedto75feet
Heightlowered
to75 feet
December18,2014
April30,2015
Streets
Retain&enhance
parksettingat
intersection
Optionsfor
connectionadded
Connector
parallelto
RiverRoad
Connection
removed
Ringroad
eliminated
December18,2014
April30,2015
Trails,Bikeways&OpenSpaceNetwork
Proposed
bikelane
removed
Bikelane
&trailadded
Bikelane
addedto
RiverRd
Greenspace
Addconnection
betweenRiver
andWestbard
Bikelane
addedto
Westbard
December18,2014
Proposed
skateand
dogpark
April30,2015
Environment
Longandshort termmeasures
recommendedinthemasterplanwill
guidefuturepublicandprivateefforts
torestoreWillettBranch.
Westbard
Green Space
Network
ConceptOverview
OPENSPACERECOMMENDATIONS
ShortTerm:
CentralCivicGreenopenspaceatGiantfoodsitefor
communitygatheringandevents.
AnUrbanWoodedAreaalongWillettBranch.
ACommunityUseUrbanRecreationalParkthatcould
includeaskatepark,pumptrackanddogpark.
LongerTerm:
DaylightWillettBranchif/whenWashingtonEpiscopal
SchoolsiteredevelopstoconnectLittleFallsStream
ValleyandtheCapitalCrescentTrail.
Newentrance/exittotheCapitalCrescentTrail.
HardsurfacetrailleadingfromCapitalCrescentTrailto
theWholeFoodssite.
CommunityOpenSpaceattheWholeFoodssite.
ConceptOverview
Improvethepublicrealmandprovide
publicopenspace.
WestbardOpenSpaceSystemshouldfeaturean
interconnected systemofsafe,convenient,andattractive
routesbetweenparks,civicspaces,plazas,residential
communities,andcommercialbuildings.
ConceptOverview
Streetupgrades
IllustrativeOnly
ConceptOverview
Streetupgrades
IllustrativeOnly
ConceptOverview
NewConnector
IllustrativeOnly
Westbard
Planning Context
Process
PublicParticipation
WorkProgram
Oct30,2014
ScopeofWork
Charrette
April23,2015
PlanConcepts
July16,2015
StaffDraftPlanto
PlanningBoard
PublicComment
September2015
PublicHearing
PublicTestimony
October,2015
PlanningBoard
Draft
PublicComment
November,2015
CountyExecutive&
CountyCouncilReview
Winter2016
CountyCouncil
PublicHearing
2016
PublicComment
PublicMeetings,website,email
KickOff
PublicTestimony
FinalAdopted
MasterPlan
Meeting Agenda
Reception (15 minutes)
Presentation (Approx. 60 minutes)
Introduction by Gwen Wright, Planning Director, John Marcolin
Transportation by Michael Garcia
Schools by John Marcolin
Historic by Sandra Youla
Environment by Katherine Nelson
Vision by John Marcolin
Concept Framework Plan Revisions by John Marcolin
Green Space Network by Susanne Paul
Planning Context by Melissa Williams
Comment Period (30 minutes)

Meet the Planners (30 minutes)
BackupSlides
Westbard SectorPlan DemographicHighlights

PlanArea
ComparedtoMontgomeryCounty
Highershareofmillennials(+6%)
Highershareofseniors(+12%)
1mileradius
ComparedtoMontgomeryCounty.
Lowershareofmillennials(6%)
Highershareofseniors(+9%)
Higherincomes(1.5xCountymedianincome)
Smallerhouseholdsize
Overall,Westbard andenvironscanbecharacterizedaswealthier,older,with
smallerhouseholds thantheCounty
Westbard SectorPlan Housing(Rental)

PlanArea
Approximately470apartmentsintwoapartmentcomplexes(ParkBethesda,
WestwoodTowers)
Majorityofmarketrateapartmentsareworkforcehousing
Considerablyfewermarketrateapartmentsatlowerincomerentlevels
Lessthan10% ofapartmentsarerentrestricted forlowerincomehouseholds
RentRestricted
Units
Market-Rate
Affordable for
< 65% AMI
Market-Rate
Affordable for
65% to 100% AMI
Market-Rate
Affordable for
100% to 120% AMI
9.2%
RentRanges:
Studio
1Bedroom
2Bedroom
3.6%
60.6%
23.5%
Lessthan$1,215
Lessthan$1,335
Lessthan$1,600
$ 1,215 $1,864
$1,335 $2,054
$1,600 $2,459
$1,865 $2,239
$2,055 $2,474
$2,460 $2,949
Westbard SectorPlan Housing(Ownership)

About580condominiums/townhomes
Condominiums
TheKenwood,KenwoodPlace
Medianvalue ~$300,000
Almost1/3of2013and2014sales
wereworkforceaffordable
Lessthan$240,625for1
Bedroom
Lessthan$287,500for2
Bedroom
Townhomes
Westbard Mews,LittleFallsPlace
Medianvalue
~$770,000Westbard Mews
~$1.6MLittleFallsPlace
Westbard SectorPlan CommercialMarket

Over700,000SFofcommercialspaceinthePlanArea
Halfisretailspaceforneighborhoodgoods
andservices
e.g.WestwoodShoppingCenter,
KenwoodShoppingCenter
Officemarketissmall
Increasinglypopulatedbyretailorflex
uses
StrongIndustrial/Flexmarketgiveninside
thebeltwaylocation
Autodealerships,storagefacilities,
cateringcompanies,drycleaners
Westbard SectorPlan FutureRetail

GrowthinRetailDevelopment
PlanArea
ConsumerSpending:Couldcaptureadditional100,000SFtoday
Growth:Couldsupportanother105,000SFovernexttwentyyears
350,000SF(existing)+100,000SF(marketcapture)+105,000SF (growth)=
555,000SF supportable retailspaceby2035
Westbard RetailTradeAreas
Twotypesofretail:ShoppersandConvenienceGoods
Sizeoftradeareadependsonretailcategory
ShoppersGoods
1015MinuteDrivetime
ConvenienceGoods
5MinuteDrivetime
HighIntensityRetailScenario
CurrentRetailPotential(HighIntensity)
RetailGap
ShoppersGoods
FurnitureandHome
FurnishingsStores
ElectronicsandAppliance
Stores
BuildingMaterials,Garden
EquipmentandSupply
Stores
ClothingandClothing
AccessoriesStores
SportingGoods,Hobby,
Book&MusicStores
GeneralMerchandise
Subtotal
ConvenienceGoods
FoodandBeverageStores
HealthandPersonalCare
Stores
MiscellaneousStore
Retailers
FoodServicesandDrinking
Places
Subtotal
Total
Assumed
Productivity Retail
Market
Available
Factors
Potential on
Capture
Expenditures (Sales/SF) Site
95,265,961
3.0% $
2,857,979
$325
8,794
57,072,317
3.0% $
1,712,169
$412
4,156
$ 343,213,375
3.0% $ 10,296,401
$325
31,681
$ 150,846,383
3.0% $
4,525,391
$245
18,471
$ 109,754,204
3.0% $
3,292,626
10,587
$ 596,385,727
1.0% $
$311
5,963,857 $253
$ 1,352,537,964
2.1% $ 28,648,424
47,012,839
75% $ 35,259,629
$479
73,611
2,315,108
40% $
926,043
$231
4,009
15,976,554
30% $
4,792,966
$339
14,139
25,165,195
35% $
8,807,818
$470
18,740
90,469,696
55.0% $ 49,786,457
23,573
97,262
110,498
207,760
MediumIntensityRetailScenario
CurrentRetailPotential(MediumIntensity)
RetailGap
ShoppersGoods
FurnitureandHome
FurnishingsStores
Stores
EquipmentandSupply
Stores
ClothingandClothing
AccessoriesStores
Book&MusicStores
GeneralMerchandise
Subtotal
ConvenienceGoods
Stores
MiscellaneousStore
Retailers
Places
Subtotal
Total
Assumed
Productivity Retail
Market
Available
Factors
Potential on
Capture
95,265,961
2.0% $
1,905,319
325
5,863
57,072,317
2.0% $
1,141,446
412
2,771
$ 343,213,375
2.0% $
6,864,267
325
21,121
$ 150,846,383
2.0% $
3,016,928
245
12,314
$ 109,754,204
2.0% $
2,195,084
311
7,058
$ 596,385,727
0.8% $
4,472,893
253
17,679
$ 1,352,537,964
1.4% $ 19,595,938
66,805
47,012,839
60% $ 28,207,703
479
58,889
2,315,108
30% $
694,532 $
231
3,007
15,976,554
25% $
3,994,139
339
11,782
25,165,195
30% $
7,549,559
470
16,063
90,469,696
44.7% $ 40,445,933
89,740
156,546
LowIntensityRetailScenario
CurrentRetailPotential(LowIntensity)
RetailGap
ShoppersGoods
FurnitureandHome
FurnishingsStores
Stores
EquipmentandSupply
Stores
ClothingandClothing
AccessoriesStores
Book&MusicStores
GeneralMerchandise
Subtotal
ConvenienceGoods
Stores
MiscellaneousStore
Retailers
Places
Subtotal
Total
Assumed
Productivity Retail
Market
Available
Factors
Potential on
Capture
95,265,961
1.5% $
1,428,989
325
4,397
57,072,317
1.5% $
856,085 $
412
2,078
$ 343,213,375
1.5% $
5,148,201
325
15,841
$ 150,846,383
1.5% $
2,262,696
245
9,235
$ 109,754,204
1.5% $
1,646,313
311
5,294
$ 596,385,727
0.5% $
2,981,929
253
11,786
$ 1,352,537,964
1.1% $ 14,324,212
48,631
47,012,839
50% $ 23,506,419
479
49,074
2,315,108
20% $
463,022 $
231
2,004
15,976,554
20% $
3,195,311
339
9,426
25,165,195
25% $
6,291,299
470
13,386
90,469,696
37.0% $ 33,456,050
73,890
122,521
Proposedplanhas1,916 moreresidentialunitsthanwhatisallowedtoday
Proposedplanhas32,130 lessretails.f.thanwhatisallowedtoday
Proposedplanhas 23,899 moreoffices.f.thanwhatisallowedtoday
Proposedplanhas 981,945 lessindustrials.f.thaniswhatisallowedtoday
Charrette:
referstotheuseofacartin
19thcenturyFrancetocollect
architecturestudents'workon
thedayofanexhibition
referstoasetofmeetingsin
whichall thestakeholders in
a project attempt to
resolve conflictsand
map solutions
SectorPlanCharrette
November10th 18th,2014
workshopsandcommunity
meetings
Visioning
Designing
Concepts
StakeholderMeetings
FinalPresentationof
DraftConceptFramework
Plan
WestbardSectorPlan
PlanConcepts&PreliminaryConsiderations
Planning Board Briefing

April 30, 2015
Transportation
Conclusions/Recommendations
Vehicle
IntersectionswithinacceptableCLVthresholdforproposedplan
Noroadwidenings.WestbardAvenuetoremainat4lanesduringpeak
period.
ConsolidatecurbcutsonRiverRoad.
Multimodal
Newlocalstreetstosupportnewand/orredevelopment.
Improvetransitserviceandtransitsupportivefacilities.
Bicycle
CycletrackonRiverRoadandWestbardAvenue.
Pedestrian
Upgradesidewalksthroughoutstudyarea(saferatgradecrossingofRiver
RoadnearCCT).

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4.30.

Comment Period(30 minutes)

Environmental + man-made constraints

Constrained area = 263,260 Acres 81%

building height examples

Around Metro NOT WESTBARD

building height examples

Some Transit NOT WESTBARD

building height examples

Limited Transit Areas

ConflictPoints RiverRoad 4.30.15PlanningBoardBriefing

Comment Period (30 minutes)

Westbard SectorPlan DemographicHighlights

Westbard SectorPlan Housing(Rental)

Westbard SectorPlan Housing(Ownership)

Westbard SectorPlan CommercialMarket

Westbard SectorPlan FutureRetail

Planning Board Briefing

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