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Planning Board Briefing May 7, 2015

This document summarizes a planning board briefing on enhancing the Greater Lyttonsville area in three main ways: Preserve the area's history, culture, and ecological features; enhance existing assets and connectivity; and expand mobility options and the network of open spaces. Key opportunities discussed include transit-oriented development around new Purple Line stations, improving streetscapes and parks, supporting local businesses, and enhancing environmental sustainability. The briefing covered proposed zoning changes, transportation improvements, environmental recommendations, and creating a network of parks and open spaces to meet community needs.

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188 views87 pages

Planning Board Briefing May 7, 2015

This document summarizes a planning board briefing on enhancing the Greater Lyttonsville area in three main ways: Preserve the area's history, culture, and ecological features; enhance existing assets and connectivity; and expand mobility options and the network of open spaces. Key opportunities discussed include transit-oriented development around new Purple Line stations, improving streetscapes and parks, supporting local businesses, and enhancing environmental sustainability. The briefing covered proposed zoning changes, transportation improvements, environmental recommendations, and creating a network of parks and open spaces to meet community needs.

Uploaded by

Planning Docs
Copyright
© © All Rights Reserved
We take content rights seriously. If you suspect this is your content, claim it here.
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Planning Board Briefing May 7, 2015

Preserve.

history + culture
civic pride
unique character
diversity + inclusiveness

Preserve.
affordability
jobs + industrial businesses

ecological features

Preserve.

Enhance.

placemaking
environmental quality
connectivity

Enhance.

existing assets
places to play and recreate

market flexibility

Enhance.

Expand.

mobility options
responsible redevelopment

Expand.
retail opportunities

network of open spaces

Expand.

Making Greater Lyttonsville

Greater!

Contents
[1] Introduction
[2] Land Use & Urban Design
[3] Transportation
[4] Environment
[5] Parks
[6] Historic Preservation
[7] Market Analysis

[1] Introduction

Planning Context
Planning Area
Concept Framework
Community Outreach

Planning Context
Total Land Area =
324,319 Acres

Planning Context
Environmental and
Man-made Constraints
Constrained Area =
263,260 Ac (81%)
Unconstrained Area =
61,059 Ac (19%)

Sector Plan Boundary

Study Area
Data for Demographic
Characteristics
Limited 2010 U.S. Decennial
Census block level data on age,
race, family, and tenure align with
Sector Plan boundary
Education, income, employment,
& housing cost data from
American Community Survey (ACS),
reliably reported at the U.S.
Census tract level
The Study Area, defined by four
tracts, describes Lyttonsville and
broader community surrounding
Sector Plan

Draft Concept Framework Plan (1.21.15)

Updated Concept Framework

Updated Concept Framework


Stewart Ave connection
across tracks to Brookville
Rd changed to ped/bike

All connections around


Park changed to ped/bike

Quinton Rd connection
removed

Updated Concept Framework

Land swap at south end


of Park removed

Updated Concept Framework


A Wider Circle property
changed from mixed use
back to industrial

Community Outreach
Learn, Engage, Connect
Community Meetings
Outreach to Local Businesses
Neighborhood Tours
Social Media

Information Packets
Mailers and Questionnaires
Hotline

[2] Land Use + Urban Design


Existing Conditions + Opportunities
Proposed Zoning Changes
Public Space Improvements

Proposed Zoning Changes


Single-family R-60 zones
unchanged
Majority of industrial area
unchanged
Zoning changes primarily
around proposed Purple
Line stations and close to
Silver Spring Central
Business District

District Concepts
1.
2.
3.
4.

Woodside/16th St Station Area


Residential Area
Brookville Rd/Lyttonsville Station Area
Industrial/Institutional Area

Woodside/16th Street Station Area


Existing Conditions

Proximity to Metro, Purple Line, Beltway,


16th Street
Proximity to Downtown Silver Spring
Useful services for multiple
neighborhoods inside and outside Sector
Plan area
Difficult access for pedestrians and
bicyclists
High impervious cover/lack of
vegetation

Opportunities

Make area more neighborhood centric


and accessible
Improve environmental performance
Better connections to Woodside
community
Improve site layout
Create transit-oriented redevelopment
around future purple line station

Woodside/16th Street Station Area


Existing Zoning

Proposed Zoning Changes

Public Space Improvements

Improve pedestrian
crossing and connections
to proposed Purple Line
Station.
Consider providing a small
plaza or green space at the
station.

Provide an
extension of
Spring Street
Daylight stream and
provide public open
space

Residential Area
Existing Conditions

Community togetherness (diversity),


racial/ethnic and religious integration
Affordable housing
Proximity to DC, Silver Spring, Bethesda
Access to Rock Creek Park and
Georgetown Branch Trail

Historic character

Limited internal connections to Silver


Spring, Metrorail stops, shopping
Lack of public spaces (mingle/meet
space)

Opportunities

Purple Line and Capital Crescent Trail can

Improve pedestrian access to adjacent


neighborhoods
Restore housing south of tracks, east of
Lyttonsville Place, north of Lyttonsville
Road
Mix of housing at different price points
(condos, townhomes, detached homes)

tie communities together

Residential Area
Existing Zoning

Proposed Zoning Changes

Public Space Improvements


Consider land swap
between Paddington
Square and Park if no
net loss of Park land

Enhance ped/bike paths


around the Park to better
connect through
neighborhood and to
Purple Line Station

Improve sidewalks and bike


facilities along streets that
connect through the
residential area

Lanier Drive Improvements

Brookville Rd/Lyttonsville Station Area


Existing Conditions

Business diversity

Strategic location inside Beltway, close to

customer base
Affordable, competitive lease rates
Street widths and turning radii
advantageous for buses, trucks
Limited restaurants/cafes within walking
distance
Limited wayfinding signs for commercial
vehicles
Lack of good pedestrian connections to
surrounding uses

Opportunities

Increased access to public transportation


(Purple Line, RideOn, WMATA Bus)
Opportunities to green corridor
Revitalize Brookville Road to be more
walkable and inviting (Brookville Rd as a
Main Street)
Support of retail maker space (showrooms
in front, production in back)

Brookville Rd/Lyttonsville Station Area


Existing Zoning

Proposed Zoning Changes

Public Space Improvements


Create a linear green
space along Capital
Crescent Trail for
expanded activity areas,
SWM and planting buffer
to residential area
If redeveloped,
close Stewart
to vehicular
traffic from
Brookville Rd
and connect to
Kansas Ave

Consider providing
an MTA SWM open
space as an amenity
for the community

Provide ped/bike
connections between
residential area and
Brookville Rd

Widen sidewalks and


improve intersections on
Lyttonsville Pl for enhanced
walkability to station

Industrial/Institutional Area
Existing Conditions

Major employment base


Proximity to customer base inside Beltway
Industrial services in area with limited
supply
Long tenant tenure
Space for accommodating variety of goods,
services
Affordable lease rates

Small business opportunities


Unattractive streetscape
Disorganized/ad-hoc parking
Limited stormwater management,
vegetation

Opportunities

Improve streetscape character and

parking
Provide access to Rock Creek stream valley
network
Implement green performance measures
Support retail maker, creative arts

Neighborhood-oriented development

Industrial/Institutional Area
Existing Zoning

Proposed Zoning Changes

Public Space Improvements


Improve circulation
around industrial area
by creating a loop road

Provide wayfinding for


businesses throughout
industrial area

Improve sidewalks and


intersections for
walkability

[3] Transportation

Goals and Objectives


Purple Line
New Connections/Enhancements
Bikeway Concept
Analysis

Transportation
Goals

Improve Connectivity
and Accessibility

Provide Transportation
Choices

Objectives
Provide a Multimodal
Transportation Network

Implement a ContextSensitive Pedestrian and


Bicycle Network

Purple Line Coordination


16-mile light rail line with 21
stations (Bethesda - New Carrollton)
Connections to: Red, Green, and
Orange Metrorail lines
Mandatory Referral

Purple Line Walk Shed

New Connections/ Enhancements

Bikeway Concept

Analysis

Traffic Analysis
Subarea analysis of Land Use Vision (CLV)
16th Street Road Diet
Spring Street Extension
Pedestrian and Bicycle Improvements

[4a] Environment

Canopy Cover
Impervious Cover
Water Quality
Habitat and Biodiversity

Recommendations: Air, Water, Land


Target Canopy Cover

Right-of-Way: 40%
Residential Areas: 40%
Industrial Areas: 10-15%
Commercial Areas 10-15%
EXISTING TREE CANOPY

PROPOSED TREE CANOPY

40.00%
40.00%
10-15%
10-15%

Impervious Cover + Water Quality


Impervious Cover
Reduce impervious cover
Increase green roofs

Water Quality
Reduce stormwater volumes
Increase stormwater treatment
In streetscapes
On new developments
Daylight Fenwick Branch
Improve stream buffers
Stabilize stream banks

Water Quality Improvement Methods


Stormwater
Planters

Green Roofs

Removed
Impervious

Planting Areas
Bioretention

Improve Habitat + Biodiversity


Improve Biodiversity

Tree/vegetative plantings

Green roofs (6 inches or greater)

Additional parks

Stormwater management (ESD)

Stream valley buffers

[4b] Environmental: Site Specific

Cleanup Recommendations
Unnamed Tributary - Claridge House
Donnybrook WSSC
Daylight Fenwick Branch
Garfield Pilgrim Church

Clean-up Recommendations
Through
Redevelopment
4 Stream
Improvement
Areas
Unnamed
Tributary
#1
Unnamed
Tributary
#2

Donnybrook
Tributary

Fenwick
Branch

Unnamed Tributary_Claridge House


Restoration
Stream buffer protection

Stream buffer cleanup


Stream bank stabilization
Stream bank restoration

Donnybrook_WSSC
Restoration
Clean up debris and trash

Improve inline stormwater management

Daylight Fenwick Branch


Ecology

Remove 3.3 acres (approx.) of impervious cover


Daylight underground stream
Improve water quality
Recreate aquatic habitat
Recreate valuable riparian habitat
Recreate wildlife corridor/Urban greenway

Garfield Road Terminus


Restoration

Remove impervious cover


Parking and access to Rock Creek
Expand buffer
Clean up & restoration

2749 Garfield Ave

[5] Parks + Open Space


What Weve Heard
PROS Plan
Opportunities

What weve heard


A place with grass and trees and
benches

A place to run, walk or bike

A place for events like


concerts, movies and
community celebrations

A place to gather with friends

What weve heard


A place to skateboard

A place where I
can meditate
and/or connect
with nature

A place to bounce, kick or


throw a ball

A play place for all ages: children,


adults and seniors
A place where I can
run my dog

PROS/Urban Parks Guidelines:


A Hierarchy Approach

What are the opportunities?


How can we make
Greater Lyttonsville
better with
connections and
spaces?
Where are the best
places to provide
focal, civic open
spaces?

Create New Parks and Open Spaces


When Spring Center
redevelops, a new
civic plaza

Create New Parks and Open Spaces


When Spring Center
redevelops, a new
civic plaza

When Summit Hills


redevelops
A new central civic
green urban park

Create New Parks and Open Spaces


When Spring Center
redevelops,
a new civic plaza
When Summit Hills
redevelops
A new central civic
green urban park
A new urban greenway
park

Create New Parks and Open Spaces


When Spring Center
redevelops, a new civic
plaza
When Summit Hills
redevelops
A new central civic
green urban park
A new urban greenway
park
Study feasibility of
daylighting Fenwick
Branch

Create New Parks and Open Spaces


When Spring Center
redevelops,
a new civic plaza
When Summit Hills
redevelops
A new central civic
green urban park
A new urban greenway
park
Study feasibility of
daylighting Fenwick
Branch
An area to
accommodate
neighborhood-serving
recreational facilities

Create New Parks and Open Spaces


When Spring Center
redevelops, a new civic plaza
When Summit Hills redevelops
A new central civic green
urban park
A new urban greenway
park
Study feasibility of
daylighting Fenwick
Branch
An area to accommodate
neighborhood-serving
recreational facilities
New paved park trails
(orange lines) through new
urban greenway park

Create New Parks and Open Spaces


When Spring Center redevelops,
a new civic plaza
When Summit Hills redevelops
A new central civic green
urban park
A new urban greenway park
Study feasibility of
daylighting Fenwick Branch
An area to accommodate
neighborhood-serving
recreational facilities
New paved park trails
through new urban
greenway park
A natural surface trail link to
Rock Creek Park

Create New Parks and Open Spaces


When Paddington Square
redevelops, swap
parkland to create a
more usable area to
accommodate new
recreational amenities
and protect existing trees

Create New Parks and Open Spaces


When Paddington
Square redevelops,
swap parkland to
create a more usable
area to accommodate
new recreational
amenities and protect
existingtrees.
Accommodate and
support new, or
improvements to
existing, bicycle and
pedestrian circulation
(orange lines) to,
around and through
the park

Create New Parks and Open Spaces


When land assembles
and/or redevelops,
create a new
neighborhood green park

Create New Trail @ Garfield Avenue Terminus

When land assembles


and/or redevelops (2749
Garfield Avenue), a new
natural surface trail
connection into Rock
Creek Stream Valley Park

[6] Historic Preservation

Historic Concepts

Include area history


section in Sector Plan

Note resources for


future historic
evaluation

Incorporate signage,
markers and
commemorative art
about local history
within planning area
and Purple Line
stations

Establish a history
and art
implementation
committee

Historic Concepts
1950s
expansibles
Richland Place
Possible future
historic designation
or National Register
evaluation

[7] Market Analysis


Spring Center and Summit Hills Properties
Market Factors
Market Findings

Spring Center and


Summit Hills Properties

Provide economic insight into


minimum

Floor Area Ratios (densities)

Building Heights

Parking (surface, structured,


underground)

Evaluate market sectors

Retail

Residential

Office

Maryland-National Capital Park and Planning Commission

MONTGOMERY COUNTY PLANNING DEPARTMENT

Woodside/16th St Market Study

Market Factors
Demand

Supply

Population growth

Inventory

Employment growth

Vacancy Rates

Demographic Changes
(Age, Income, Lifestyle)

Market Competition

Consumer Spending

(Under Construction, Approved)

Maryland-National Capital Park and Planning Commission

Projects in Pipeline

MONTGOMERY COUNTY PLANNING DEPARTMENT

Woodside/16th St Market Study

Market Findings
Strong but finite market
demand
Development economically
feasible using:

Commercial-Residential (CR)
zoning designations
Wood frame construction (<70
feet)
Structured parking in some
instances

Maryland-National Capital Park and Planning Commission

MONTGOMERY COUNTY PLANNING DEPARTMENT

Woodside/16th St Market Study

Next Steps
Sector Plan Schedule

Sector Plan Schedule


Spring 2015 Preliminary Recommendations
Summer 2015 Staff Draft
Summer/Fall 2015 Planning Board Worksessions

Fall 2015 Transmit Planning Board Draft


to County Executive
Winter 2015 Council Hearing
Spring 2016 Council Review

Summer/Fall 2016 Commission Adoption, SMA

Planning Board Briefing May 7, 2015

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