2005 APPROVED AND ADOPTED

OLNEY MASTER PLAN

A comprehensive amendment to The Olney Master Plan, 1980; The Master Plan of
Bikeways; The General Plan (On Wedges and Corridors) for the Physical Development of
the Maryland-Washington Regional District in Montgomery and Prince George’s Counties;
The Countywide Park Trails Plan; The Sandy Spring-Ashton Master Plan, 1998; and The
Master Plan of Highways within Montgomery County.

Prepared by:
THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION

Montgomery County Department of Park and Planning

8787 Georgia Avenue
Silver Spring, MD 20910-3760

Approved by:
THE MONTGOMERY COUNTY COUNCIL
March 15, 2005

Adopted by:
THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION
April 20, 2005

THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION

8787 GEORGIA AVENUE
SILVER SPRING, MD 20910

OLNEY MASTER PLAN I APPROVED AND ADOPTED APRIL 2005

ABSTRACT

TITLE: Approved and Adopted Olney Master Plan

AUTHOR: The Maryland-National Capital Park and Planning

Commission

SUBJECT: Comprehensive amendment to the Olney Master Plan,

1980

DATE: March 2005

PLANNING AGENCY: The Maryland-National Capital Park and Planning

Commission
8787 Georgia Avenue
Silver Spring, Maryland 20910-3760

SOURCE OF The Maryland-National Capital Park and Planning

COPIES: Commission
8787 Georgia Avenue
Silver Spring, Maryland 20910-3760

ABSTRACT: This master plan is a comprehensive AMENDMENT of

land use, housing, zoning, transportation, environmental
resources, parks, historic resources, and community
facilities in the Olney Master Plan Area.

OLNEY MASTER PLAN II APPROVED AND ADOPTED APRIL 2005

 CERTIFICATION OF APPROVAL AND ADOPTION

OLNEY MASTER PLAN III APPROVED AND ADOPTED APRIL 2005

 THE MARYLAND-NATIONAL CAPITAL PARK AND
PLANNING COMMISSION

The Maryland-National Capital Park and Planning Commission is a bi-county agency

created by the General Assembly of Maryland in 1927. The Commission's geographic
authority extends to the great majority of Montgomery and Prince George's Counties; the
Maryland-Washington Regional District (M-NCPPC planning jurisdiction) comprises 1,001
square miles, while the Metropolitan District (parks) comprises 919 square miles, in the two
counties.

The Commission has three major functions:

1. The preparation, adoption, and, from time to time, amendment or extension of The
General Plan (On Wedges and Corridors) for the Physical Development of the
Maryland-Washington Regional District in Montgomery and Prince George's Counties;

2. The acquisition, development, operation, and maintenance of a public park system;

and

3. In Prince George's County only, the operation of the entire County public recreation
program.

The Commission operates in each county through a Planning Board appointed by and
responsible to the county government. All local plans, recommendations on zoning
amendments, administration of subdivision regulations, and general administration of parks
are responsibilities of the Planning Boards.

The Maryland-National Capital Park and Planning Commission encourages the

involvement and participation of individuals with disabilities, and its facilities are
accessible. For assistance with special needs (e.g., large print materials, listening
devices, sign language interpretation, etc.), please contact the Community Relations
Office, 301-495-4600 or TDD 301-495-1331.

OLNEY MASTER PLAN IV APPROVED AND ADOPTED APRIL 2005

 ELECTED AND APPOINTED OFFICIALS

COUNTY COUNCIL

Thomas Perez, President

George F. Leventhal, Vice-President
Philip Andrews
Howard A. Denis
Nancy Floreen
Michael Knapp
Marilyn J. Praisner
Steven A. Silverman
Michael L. Subin

COUNTY EXECUTIVE

Douglas M. Duncan

THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION

Derick P. Berlage, Chairman

Elizabeth M. Hewlett, Vice Chairman

COMMISSIONERS

Montgomery County Prince George's County

Planning Board Planning Board
Derick P. Berlage, Chairman Elizabeth M. Hewlett, Chairman

Wendy C. Perdue, Vice Chairman William M. Eley, Jr., Vice Chairman

Allison Bryant James F. Harley
John M. Robinson Colonel John H. Squire
Meredith K. Wellington Sylvester J. Vaughns

OLNEY MASTER PLAN V APPROVED AND ADOPTED APRIL 2005

 NOTICE TO READERS

An area master plan, after approval by the County Council and adoption by The Maryland-
National Capital Park and Planning Commission, constitutes an amendment to the General
Plan for Montgomery County. As such, it provides a set of comprehensive
recommendations and guidelines for the use of publicly and privately owned land within its
plan area. Each area master plan reflects a vision of future development that responds to
the unique character of the local community within the context of a countywide perspective.

Area master plans are intended to provide a point of reference with regard to public policy.
Together with relevant countywide functional master plans, master plans should be referred
to by public officials and private individuals when decisions are made that affect the use of
land within the plan’s boundaries. Maps and illustrations are generally provided for
illustrative purposes.

Master plans generally look ahead 20 years from the date of adoption, although it is
intended that they be updated and revised every ten to fifteen years. The original
circumstances at the time of plan adoption will change, and specifics of a master plan may
become less relevant as time passes.

OLNEY MASTER PLAN VI APPROVED AND ADOPTED APRIL 2005

 THE MASTER PLAN PROCESS

STAFF DRAFT PLAN — This document is prepared by the Montgomery County Depart-
ment of Park and Planning for presentation to the Montgomery County Planning Board. The
Planning Board reviews the Staff Draft Plan, makes preliminary changes as appropriate,
and approves the Plan for public hearing. When the Planning Board’s changes are made,
the document becomes the Public Hearing (Preliminary) Draft Plan.

PUBLIC HEARING DRAFT PLAN — This document is a formal proposal to amend an

adopted master plan or sector plan. Its recommendations are not necessarily those of the
Planning Board; it is prepared for the purpose of receiving public hearing testimony. The
Planning Board holds a public hearing and receives testimony on the Draft Plan. After the
public hearing record is closed, the Planning Board holds public worksessions to review the
testimony and to revise the Public Hearing (Preliminary) Draft Plan as appropriate. When
the Planning Board’s changes are made, the document becomes the Planning Board
(Final) Draft Plan.

PLANNING BOARD DRAFT PLAN — This document is the Planning Board's

recommended Plan and it reflects the revisions made by the Planning Board in its
worksessions on the Public Hearing Draft Plan. The Regional District Act requires the
Planning Board to transmit the Master Plan directly to the County Council with copies to the
County Executive. The Regional District Act then requires the County Executive, within
sixty days, to prepare and transmit a fiscal impact analysis of the Planning Board Draft Plan
to the County Council. The County Executive may also forward to the County Council other
comments and recommendations regarding the Planning Board Draft Plan within the sixty-
day period.

After receiving the Executive's fiscal impact analysis and comments, the County Council
may hold a public hearing to receive public testimony on the Master Plan. After the record
of this public hearing is closed, the Council's Planning, Housing, and Economic Develop-
ment (PHED) Committee holds public worksessions to review the testimony and makes
recommendations to the County Council. The Council holds its own worksessions, then
adopts a resolution approving the Planning Board Draft Plan, as revised.

ADOPTED PLAN — The Master Plan approved by the County Council is forwarded to The
Maryland-National Capital Park and Planning Commission for adoption. Once adopted by
the Commission, the Plan officially amends the various master or sector plans cited in the
Commission's adoption resolution.

OLNEY MASTER PLAN VII APPROVED AND ADOPTED APRIL 2005

 THE OLNEY MASTER PLAN ADVISORY GROUP

Ron Berger Charles Keyserling

Elson Oshman Blunt Peter Koutsos
Patrick Boyle Cary Lamari
Art Brodsky Shalom Lewis
Paul R. Buren John Lyons
Michael R. Buttner Steve Mann
Robert Cohen Arthur Raimo
Dinitri Dantley Doug S. Rice
Nancy L. Delalio Helene Rosenheim
Michael Dupuy Ian A. Shavitz
David Eskenazi John Sheehan
James B. Folk Steve Smet
Arthur N. Fuccillo Robert N. Stabler
Michael Greenberg Tim Sterling
Claudia Hamerski Edward Taubman
Jon Hulsizer Emmet J. Tydings
Anne Jordan Larry Van Druff
Steve Joseph Wendy J. Walker
Paula Kahla Mitchell Weiner
Mike Kelly Phil Wilk

The listing of names of members of the Master Plan Advisory Group (MPAG) does not
indicate approval or disapproval of this document by any committee member. The MPAG
provides feedback regarding the problems, needs, and views of the groups or areas they
represent. These views are then considered by the Planning Board in its deliberations
regarding the Master Plan.

OLNEY MASTER PLAN VIII APPROVED AND ADOPTED APRIL 2005

 TABLE OF CONTENTS

SUMMARY ..........................................................................................................................3

BACKGROUND AND CONTEXT........................................................................................7

Introduction.......................................................................................................................7
Planning History ...............................................................................................................9
Population Profile ...........................................................................................................11
Challenges Ahead ..........................................................................................................12
LAND USE PLAN..............................................................................................................15
Introduction.....................................................................................................................15
The Land Use Plan.........................................................................................................15
Olney as a Satellite Town...............................................................................................16
Northern Olney ...............................................................................................................17
Rural Communities......................................................................................................19
Southeast Quadrant .......................................................................................................22
Specific Property Recommendations .............................................................................25
Protection of Existing Communities................................................................................41
TOWN CENTER PLAN .....................................................................................................45
Introduction.....................................................................................................................45
Major Issues ...................................................................................................................45
Proposed Concept..........................................................................................................46
Mixed Land Use .............................................................................................................49
Civic Center and Town Commons..................................................................................52
Pedestrian Circulation ....................................................................................................53
Urban Design .................................................................................................................55
HOUSING PLAN ...............................................................................................................59
Introduction.....................................................................................................................59
Affordable Housing.........................................................................................................60
Senior Housing...............................................................................................................61
ENVIRONMENTAL RESOURCES PLAN .........................................................................63
Introduction.....................................................................................................................63
Habitat Resources..........................................................................................................63
Forest Resources ...........................................................................................................65
Wetland Resources ........................................................................................................65
Biodiversity Areas...........................................................................................................67
Green Infrastructure and Greenways .............................................................................70
Water Resources............................................................................................................73
Air Quality.......................................................................................................................83
Noise ..............................................................................................................................85

OLNEY MASTER PLAN IX APPROVED AND ADOPTED APRIL 2005

TRANSPORTATION PLAN ..............................................................................................88
Introduction.....................................................................................................................88
Travel Forecasting..........................................................................................................88
Road Network.................................................................................................................89
Major Highways and Arterial Roadways .........................................................................90
Intercounty Connector/Western Connector .................................................................90
Georgia Avenue Interchange with Norbeck Road .......................................................92
Norbeck Road .............................................................................................................93
Brookeville Bypass......................................................................................................93
Old Baltimore Road.....................................................................................................94
Bowie Mill Road ..........................................................................................................94
Cashell Road ..............................................................................................................95
Heritage Hills Drive .....................................................................................................95
Two-Lane Road Policy ................................................................................................96
Residential Streets .........................................................................................................96
Cherry Valley Drive Extended .....................................................................................96
Town Center Roads .......................................................................................................97
Appomattox Avenue....................................................................................................97
Buehler Road ..............................................................................................................98
Spartan Road..............................................................................................................98
Hillcrest Avenue ..........................................................................................................99
North High Street ........................................................................................................99
Southeast Quadrant Roadway Network .........................................................................99
Rustic Roads ................................................................................................................100
Batchellors Forest Road............................................................................................101
Brighton Dam Road...................................................................................................102
Triadelphia Lake Road ..............................................................................................103
Local Intersection Improvements..................................................................................104
Public Transportation ...................................................................................................104
Georgia Avenue Busway...........................................................................................104
Roadway Network and Functional Classification..........................................................105
Bikeway Network..........................................................................................................110
PARKS AND RECREATION PLAN ................................................................................118
Introduction...................................................................................................................118
Recreation Opportunities..............................................................................................118
Resource Protection.....................................................................................................122
Trail Corridors...............................................................................................................122
HISTORIC RESOURCES PLAN .....................................................................................126
History of Olney............................................................................................................126
Protection of Historic Resources ..................................................................................127

OLNEY MASTER PLAN X APPROVED AND ADOPTED APRIL 2005

COMMUNITY FACILITIES PLAN ...................................................................................132
Schools ........................................................................................................................132
Olney Library ................................................................................................................134
Public Safety ................................................................................................................135
Olney Post Office .........................................................................................................136
Olney Theatre...............................................................................................................136
IMPLEMENTATION PLAN..............................................................................................138
Introduction...................................................................................................................138
Zoning ..........................................................................................................................138
Redevelopment of Town Center...................................................................................141
Mixed-Use Town Center (MXTC) Zone.....................................................................141
Advisory Committee ..................................................................................................142
Civic Center ..............................................................................................................142
Staging .........................................................................................................................142
Environmental Resource Protection .............................................................................142
Community Sewer Service ...........................................................................................143
Community Water Service............................................................................................146
Summary of Parkland Recommendations ....................................................................146
Legacy Open Space Recommendations ......................................................................148
APPENDICES .................................................................................................................152
Appendix A: County Council Resolution ......................................................................152
Appendix B: M-NCPPC Resolution of Approval and Adoption ....................................191

OLNEY MASTER PLAN XI APPROVED AND ADOPTED APRIL 2005