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Community Open House - Jan 21, 2015

Tonights Agenda

M-NCPPC

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1. Presentation
Planning Process and Outreach
Market Feasibility Studies
Concept Framework
Next Steps
2. Breakout for Q&A with Staff

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Planning Process + Outreach

AF

585 Acres

East West
Hwy
16th Street
CSX Tracks
Warren
Street, Hale Pl
Smith Dr
Rock Creek

Sector Plan Boundary

M-NCPPC

Purple Line

M-NCPPC

AF

16 mile light rail line between Bethesda and New

Carrollton
21 stations
Connections to:
Red Line at Bethesda and Silver Spring
Green Line at College Park
Orange Line at New Carrollton

Purple Line Coordination

AF

Planning Board approved Mandatory

Referral March 20, 2014
Changes Agreed to:
Elevator from Lyttonsville
Place Bridge to platform
Relocate traction power
substation
Changes Not Yet Agreed to:
Pedestrian walkway from
Brookville Rd
Pedestrian-actuated traffic
signal on 16th Street across
from station
SWM facility design

M-NCPPC

Community Outreach
Learn, Engage, Connect

AF

Community Meetings
Neighborhood Tour
Social Media
Information Packets
Mailers and Questionnaires
Hotline

M-NCPPC

University of Maryland Studio Report

M-NCPPC

Connectivity

AF

Environment

Complete Streets
Pedestrian Pathways
Parking and Circulation

Green Infrastructure
Environmental Stewardship

Streetscape Improvements
Industrial Improvements
Public Plaza
Civic Green
Branding
Heritage Trail

Placemaking

www.arch.umd.edu/ursp/project/lyttonsville-and-proposed-purple-line-station

Plan Vision

AF

M-NCPPC

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Market Feasibility Studies

Woodside Station
Brookville Road

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Woodside Station

Woodside/16th Street Feasibility Study

Economic feasibility of:

AF

Zoning
Density
Building Heights

Research & Special Projects Division

Objectives

M-NCPPC

Study Area

AF

M-NCPPC

Market Context

M-NCPPC

Close to Downtown Silver Spring

AF

Auto-oriented retail in Spring Center

Mid-to-high rise apartments on Summit Hills
Higher traffic volumes on 16th Street
Large demand vs. large competition

Cultural, employment, retail center

Existing Metro Station (0.5 miles)

Approach and Analysis

M-NCPPC

AF

Residential
Retail
Office

Analyzed surrounding market area in the following

industries

Development implications for Study Area

Residential Market

M-NCPPC

Near-term support for multifamily

units

AF

Well represented by millennials,

empty nesters
High median income ($100,000) and
growth expected in high income
groups
Highly marketable
Access to transit, shopping/dining,
community services

Housing could include townhomes

or apartments

Retail Market

M-NCPPC

Robust retail market in Downtown Silver

Spring
Lots of uncaptured spending

AF

However, lots of future projects (e.g. the

Blairs, Falkland Chase)

Strong support for neighborhood retail

Convenience Goods (e.g. Spring Center)

Possible support for mixed-use

development
Summit Hills property is critical
Large enough to create critical mass
Mix of neighborhood and destination retail

Office Market

M-NCPPC

Limited near term support for office space

AF

High vacancy rates (~15%)

Slower than expected job growth
Future office projects on hold; many being converted to
residential

Key Observations

M-NCPPC

Flexible zoning (e.g. Commercial-Residential)

recommended in order to leverage different markets

AF

Consistent with surrounding environment and character

Adequate developer return to fund community amenities
(e.g. parks, roads, etc.)

Moderate densities (>3 FAR) and heights (>70) are

Economically feasible
Supported by near-term market conditions

However, redevelopment may not occur in short-term

Current uses are profitable; existing property values may
exceed redevelopment value

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Brookville Road

Brookville Rd Market / Feasibility Study

Engaged by MoCo Planning 9/2014
Industrial preservation
Retail opportunities
Residential impacts
Continued institutional uses

Primary Tasks

AF

Focused on Brookville Road

Market conditions
Redevelopment land use scenarios
Planning implications
Greater Lyttonsville Sector Plan Area

M-NCPPC

Industrial / Flex Market

AF

Sustaining land use for

Montgomery County

Critically located for regional

service industry

Access / parking constrained

Some underdeveloped sites

Continued viable market for

variety of users

M-NCPPC

Retail / Hybrid Retail (showrooms)

Limited existing uses

AF

Secondary access routes

Convenience / Neighborhood Retail

Surrounded by other retail

Mixed-market patronage

Unmet demand for additional SF

Limited boost from Purple Line

Hybrid Retail

Sub-regional services / showrooms

Continued demand

M-NCPPC

Residential

M-NCPPC

AF

Significant affordable
component

Mix of units 50/50

multifamily and single-family
(excludes S. Hills)

Base of schools, parks &

recreation

Older properties renovations

Some vacant sites

Some upward valuations, not

market transforming

Institutional

M-NCPPC

National / regional serving land uses

Fort Detrick Forest Glen Annex

AF

Montgomery County Service Park

Washington Sanitary Sewer Commission

Future Maryland Transit Administration

Unique down-county serving sites

Largely self-contained

Major traffic impact

Homeland Security issues

Redevelopment Considerations
Economic Factors

Existing property values can exceed redevelopment value

Future densification, but not high-rise (cost constraints)

AF

Limited market support for structured parking

Some soil and topography hurdles

Regulatory Impacts

Some zoning constraints for retail and residential

Market Upside

Potential for diversification of residential types

Purple Line station contributes, but not transforming

Infrastructure improvements for better connectivity

M-NCPPC

AF

1. Minimal Planning
2. Targeted Planning
3. Major Infrastructure

Potential Redevelopment Overview

X
X

X
X

M-NCPPC

Potential Redevelopment Scenarios

1. Minimal Planning Changes (5-10 years)

Continued industrial uses and some

infill

AF

Some convenience retail added

along Brookville Rd

Residential infill &

redevelopment east of tracks

General preservation of existing

affordable multifamily residential

X
X X
X
X
X

M-NCPPC

Potential Redevelopment Scenarios

1. Minimal Planning Changes

+
2. Targeted Planning Changes (10+ year s)

AF

Industrial to medium density residential

zoning east of tracks

Pedestrian / bikeway / open space

improvements

Brookville Road enhancements

X
X
X
X
X

M-NCPPC

Potential Redevelopment Scenarios

+

1. Minimal Planning + 2. Targeted Planning Changes

2. Major Infrastructure Changes (10-20 years)

AF

Improved neighborhood connections and road

networks
X

Some additional retail

Residential mixed-use west of tracks

No major density changes

(existing FAR / heights)

Preservation of existing industrial /

flex land uses (80%)

X
X
X
X

M-NCPPC

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Design Excellence

Great Streets
Define the Form of
Public Space

Are Safe and

Attractive

Provide for multiple

modes of
transportation

Act as Public Spaces

and Generate Social
Interaction

Provide Multiple
Points of Access

Should be Designed
for Low Speeds

AF

Are pedestrian
friendly

M-NCPPC

Great Spaces

M-NCPPC

Are Physically
Defined and Framed

Often form the

Heart of a
Neighborhood or
Community

AF

Encourage Walking
and other forms of
active use

Encourage Social
Use and Interaction

Increase
Neighborhood Social
and Economic Value

Great Buildings

Are integrated into and

link to their
surroundings

Are architecturally
stylish and significant

Provide a Mix of Uses

and Types

Contain Great Public

and Private Spaces

Promote Street use

and Activity

Provide for
inconspicuous parking

Provide a frame for

Great Spaces and
Streets

AF

M-NCPPC

Contain the Essential

Elements of a Community

Are Compact, Pedestrian

Friendly and Have a Mix of
Uses

Should Allow Independence

to Those Who Do Not Drive

Have Diversity and Provide

a Range of Housing Price
Points

Are Organized Around a

Strong Public Realm of
Streets and Spaces

Are within Walking Distance

to Transit and other
Services

Have a Range of Public

Spaces

AF

Great Neighborhoods

M-NCPPC

Protects natural
resources

Provides for increased

and improved tree
canopy and native
landscaping

Maximizes use of local

materials, renewable
energy and encourages
energy efficient
construction and design

Promotes walkability,
cycling and transit usage

Reduces pollution (air,

noise, light and water)

AF

Provides efficient
stormwater
management

Great Environmental Stewardship

M-NCPPC

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Concept Framework

Community Workshop #1 (July 15)

M-NCPPC

Existing Conditions, Opportunities and Constraints

AF

Goal:
Understand the
issues that exist
today in order to
make informed
decisions about the
future.

Community Workshop #1 (July 15)

Strengths, Challenges, and Opportunities Exercise

AF

Missing sidewalk sections on

Brookville Rd

M-NCPPC

Community Workshop #1 (July 15)

AF

Interactive Mapping Exercise

M-NCPPC

Community Workshop #1 (July 15)

AF

What We Heard

M-NCPPC

Community Workshop #2 (Sept. 29)

M-NCPPC

Envisioning Community Character

AF

Goals:
Further refine the
issues identified by
the community.
Gather ideas for the
future character of
the distinct areas
within Greater
Lyttonsville.
1

Community Workshop #2 (Sept. 29)

AF

Workshop Activities

M-NCPPC

Community Workshop #2 (Sept. 29)

AF

What We Heard

M-NCPPC

AF

Draft Concept Framework

M-NCPPC

Draft Concept Framework - Streetscape

M-NCPPC

Main Street
Enhance pedestrian activity and sidewalk environment
Encourage active ground floor uses

Gateway Street

Increase ped/bike comfort along wide and busy streets

Improve pedestrian crossings and widen sidewalks
Provide planting buffers from traffic and stormwater mgmt

AF

Community Connector

Improve pedestrian and bike connectivity

Provide continuous tree canopy, street lighting, sidewalks

Local Street

Enhance network of neighborhood streets

Improve access and visibility along park
Integrate green infrastructure

Ped/Bike Connection

Provide midblock connections and trails

Improve area walkability/bikeability where new streets
are not feasible or desirable

AF

Draft Concept Framework - Streetscape

M-NCPPC

AF

Draft Concept Framework - Open Space

M-NCPPC

Draft Concept Framework Parks & Open Space

CREATE NEW PARKS AND OPEN SPACES

AF

When Spring Center redevelops, establish a new

civic plaza adjacent to Woodside/16th Street
Station of the Purple Line.

M-NCPPC

Draft Concept Framework Parks & Open Space

When Spring Center redevelops, establish a new

civic plaza adjacent to Woodside/16th Street
Station of the Purple Line.

When Summit Hills redevelops

Establish a new central civic green urban
park

AF

CREATE NEW PARKS AND OPEN SPACES

M-NCPPC

Draft Concept Framework Parks & Open Space

When Spring Center redevelops, establish a new

civic plaza adjacent to Woodside/16th Street
Station of the Purple Line.

When Summit Hills redevelops

Establish a new central civic green urban
park
Establish a new urban greenway park

AF

CREATE NEW PARKS AND OPEN SPACES

M-NCPPC

Draft Concept Framework Parks & Open Space

When Spring Center redevelops, establish a new

civic plaza adjacent to Woodside/16th Street
Station of the Purple Line.

When Summit Hills redevelops

Establish a new central civic green urban
park
Establish a new urban greenway park
Within new greenway, study feasibility of
daylighting piped stream

AF

CREATE NEW PARKS AND OPEN SPACES

M-NCPPC

Draft Concept Framework Parks & Open Space

When Spring Center redevelops, establish a new

civic plaza adjacent to Woodside/16th Street
Station of the Purple Line.

When Summit Hills redevelops

Establish a new central civic green urban
park
Establish a new urban greenway park
Within new greenway, study feasibility of
daylighting piped stream AND include an
area to accommodate neighborhoodserving recreational facilities

AF

CREATE NEW PARKS AND OPEN SPACES

M-NCPPC

Draft Concept Framework Parks & Open Space

When Spring Center redevelops, establish a new

civic plaza adjacent to Woodside/16th Street
Station of the Purple Line.

When Summit Hills redevelops

Establish a new central civic green urban
park
Establish a new urban greenway park
Within new greenway, study feasibility of
daylighting piped stream and include an
area to accommodate neighborhoodserving recreational facilities
Create new paved park trails through new
urban greenway park

AF

CREATE NEW PARKS AND OPEN SPACES

M-NCPPC

Draft Concept Framework Parks & Open Space

CREATE NEW PARKS AND OPEN SPACES
When Spring Center redevelops, establish a new
civic plaza adjacent to Woodside/16th Street
Station of the Purple Line.

When Summit Hills redevelops

Establish a new central civic green urban
park
Establish a new urban greenway park
Within new greenway, study feasibility of
daylighting piped stream and include an
area to accommodate neighborhoodserving recreational facilities
Create new paved park trails through new
urban greenway park
Provide natural surface trail link to Rock
Creek Park, crossing East-West Highway atgrade at existing traffic signal for The
Barrington and passing through future
county parkland (North Corner Stone Park)

AF

M-NCPPC

Draft Concept Framework Parks & Open Space

AF

When land assembles and/or

redevelops, create a new
neighborhood green park

CREATE NEW PARKS AND OPEN SPACES

M-NCPPC

Draft Concept Framework Parks & Open Space

AF

When Quinton Road is extended

between Lanier Drive and Michigan
Avenue:
Align road to minimize impacts to
existing park facilities

ENHANCE EXISTING PARKS ROSEMARY HILLS-LYTTONSVILLE LP

M-NCPPC

Draft Concept Framework Parks & Open Space

AF

When Quinton Road is extended

between Lanier Drive and Michigan
Avenue:
Align road to minimize impacts to
existing facilities
Swap land with Paddington Square
with no net loss of parkland

ENHANCE EXISTING PARKS ROSEMARY HILLS-LYTTONSVILLE LP

M-NCPPC

Draft Concept Framework Parks & Open Space

AF

When Quinton Road is extended between

Lanier Drive and Michigan Avenue:
Align road to minimize impacts to
existing park facilities
Swap land with Paddington Square
with no net loss of parkland

ENHANCE EXISTING PARKS ROSEMARY HILLS-LYTTONSVILLE LP

When Lyttonsville Place is extended to

connect to Ross Road as part of
Rollingwood Apartments redevelopment:

M-NCPPC

Draft Concept Framework Parks & Open Space

AF

When Quinton Road is extended between

Lanier Drive and Michigan Avenue:
Align road to minimize impacts to
existing park facilities
Swap land with Paddington Square
with no net loss of parkland

ENHANCE EXISTING PARKS ROSEMARY HILLS-LYTTONSVILLE LP

When Lyttonsville Place is extended to

connect to Ross Road as part of
Rollingwood Apartments redevelopment :
Swap existing parkland

M-NCPPC

Draft Concept Framework Parks & Open Space

AF

When Quinton Road is extended between

Lanier Drive and Michigan Avenue:
Align road to minimize impacts to
existing park facilities
Swap land with Paddington Square
with no net loss of parkland

ENHANCE EXISTING PARKS ROSEMARY HILLS-LYTTONSVILLE LP

When Lyttonsville Place is extended to

connect to Ross Road as part of
Rollingwood Apartments redevelopment:
Swap existing parkland with land
from Rollingwood Apartments
Acquire additional parkland as it
becomes available east of Spencer
Road

M-NCPPC

Draft Concept Framework Parks & Open Space

AF

When Quinton Road is extended between

Lanier Drive and Michigan Avenue:
Align road to minimize impacts to
existing park facilities
Swap land with Paddington Square
with no net loss of parkland

ENHANCE EXISTING PARKS ROSEMARY HILLS-LYTTONSVILLE LP

When Lyttonsville Place is extended to

connect to Ross Road as part of
Rollingwood Apartments redevelopment:
Swap existing parkland with land
from Rollingwood Apartments
Improve paved trail connection through
the park

M-NCPPC

AF

Draft Concept Framework - Land Use

M-NCPPC

Draft Concept Framework - New Streets

Purpose:

Improve connectivity within community

Improve connections to Purple Line
Improve connections to Silver Spring
Refine future development pattern to a pedestrian scale

AF

New Streets and Connections:

Constraints:

Spring Street Extended

Pedestrian Connectors
Woodside Station Connector

Requires redevelopment
Difficult topography

Summit Hills Apartments

M-NCPPC

Draft Concept Framework - New Streets

M-NCPPC

Purpose:

Improve connectivity within local community

Improve connections to Purple Line
Activate and improve access to Rosemary Hills-Lyttonsville Park
Low volume streets

Specific Streets:

Stewart Avenue Extended

Kansas Avenue Extended
Quinton Road Extended
Lyttonsville Place Extended
Richland Place Extended

Constraints:

AF

Parkland impact
Preservation of neighborhood context
Difficult topography

Rosemary Hills - Lyttonsville Park and Vicinity

AF

Draft Concept Framework - New Streets

M-NCPPC

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Next Steps

Sector Plan Schedule

M-NCPPC

Spring 2015 Preliminary Recommendations

Summer/Fall 2015 Staff Draft

AF

Fall 2015 Planning Board Worksessions

Fall/Winter 2015 Transmit Planning Board Draft

to County Executive

Winter/Spring 2015 Council Hearing

Spring/Summer 2016 Council Review

Fall 2016

Commission Adoption, SMA

Additional Studies and Analysis

AF

Continued Market Evaluations

Environmental Review
Transportation Modeling
Historical Analysis

M-NCPPC

Historical Analysis

M-NCPPC

Area History

Community meetings, Briefing Book

AF

Historic Resource Survey

Designated resources
Resources for future evaluation Richland
Place

Historic Placemaking Opportunities

Purple Line Station Art and Narratives

MP
Capitol
View
Park HD
B&O
B&O FOREST
FOREST GLEN
GLEN
STATION
STATION

Forest
Glen
Park

HISTORY

MP

FOREST Forest
GLEN
Glen HD
TROLLEY
STATION

MP
National
Park
Seminary
HD

M-NCPPC

Carroll
Chapel

MP
Lawrence
House

Carroll
Residence

The Highlands

Forest Glen
Invest. Co.

AF

MP
Linden HD

B&O LINDEN
STATION

WOODSIDE
TROLLEY STATION

Linden

Edgewood

Clean
Drinking
Manor

The Pilgrim
Church Tract

MP
Woodend

Littonville

Perkins &
Burrows
Addition
to Linden

Woodside
LA
Woodside
HD

B&O FENWICK
STATION

MP
MP
DC-MC North Falkland
Corner Stone Apartments

SLIGO TROLLEY
STATION

AF

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Draft Concept Framework Parks & Open Space

AF

Extend Quinton Road between

Lanier Drive and Michigan Avenue

Enhance public visibility of Rosemary Hills-Lyttonsville Local Park

Connect segments of Lanier Drive

Improves public access to park

Enhances visibility and
perceived public safety of park
users
Offers a continuous sidewalk
around the parks perimeter

M-NCPPC