Wheaton CBD and Vicinity Sector Plan

Montgomery County Planning Board - October 28, 2010

Agenda

Process
Overview of the Issues

Worksession 1 – CR Zone vs CBD Zoning

Worksession 2 – District and Site Specific Issues

Core District
Zoning
Parking Lot 13
Re-alignment of Ennalls Ave/Price Ave Extension
Retail Priority Streets
Agenda
Worksession 2 – District and Site Specific Issues Continued

Price District
Veterans Park
Standard Properties

Existing Neighborhoods
WTOP
CR Zone on Transitional Parcels
Future Green Space on MCAD
Process
Public Hearing
July 29, 2010

Work Session 1
October 7, 2010
Overarching Issues

Work Session 2
October 28, 2010
District/Site Specific Issues

Work Session 3
November 18, 2010
District/Site Specific Issues &
Urban Design Guidelines

Work Session 4
December 9, 2010
District/Site Specific Issues
From Worksession 1

Issue 5: The proposed CR Zone may be a

disincentive to redevelop properties in Wheaton
Example
CBD-2 CR 5: C 4.5 R4.5 150’
Standard Method: 2.0 FAR maximum Optional Method project at 2.0 FAR
(178,800 square feet) (178,800 square feet)

Required: 10 % Public Use Space Required: 10 % Public Use Space

5 % BLTs
Sketch Plan
Site Plan
2.0 FAR 2.0 FAR
5% BLT purchase (.075 FAR)

Tower setback .45 FAR

+ structured parking
30%

Neighborhood services .45 FAR 30%

+ Minimum parking

Transit proximity ¼ mile .6 FAR 40%

Optional Method
Standard Method .5 FAR

Wheaton Crossing (Univ. Blvd Block) 89,400 square foot lot area
Example
CBD-2 CR 5: C 4.5 R4.5 150’
Standard Method: 2.0 FAR maximum Optional Method project at 2.0 FAR
(178,400 square feet) (178,400 square feet)

Required: 10 % Public Use Space Required: 10 % Public Use Space

5 % BLTs
Sketch Plan
Site Plan

2.0 FAR 2.0 FAR

Green wall/energy conservation .075 FAR 5%
5% BLT purchase .075 FAR 5%

Tower setback .45 FAR 30%

+ structured parking

Neighborhood services 30%

+ required parking .45 FAR

Transit proximity ½ mile .45 FAR 30%

Optional Method
Standard Method .5 FAR

Wheaton Crossing (Univ. Blvd Block) 89,400 square foot lot area
Issue 9: Testimony – location of the major civic space and
its ownership

major open space

Parcels
considered for
public/private
Issue 9: Testimony – location of the major civic space and
its ownership

Add Text:
The ownership of the major civic open space by the Department of Parks may be one of
the options, and that the final status of ownership, management, and operation will be
determined as part of the development review process
 Issue 10: Testimony – Ennalls Realignment with Price Avenue

Realignment increases
connectivity resulting in:

• Improved pedestrian safety

• Opportunity to enhance
redevelopment of the Core
district

• Establishes Ennalls Avenue as

a viable alternative to
University Boulevard

• Improved circulation within

the CBD for pedestrians as
well as vehicles.

Recommendation: Retain Ennalls Avenue realignment in the Plan

Issue 10: Testimony – Ennalls Realignment with Price Avenue

Staff has met with

one property owner
adjacent to the
proposed
realignment – the
owner does not favor
the realignment.

Use of County lot #

34 could enable
alignment to avoid
demolition of existing
buildings
 Issue 10: Testimony – Ennalls Realignment with Price Avenue

Regional Case Study – Clarendon, Virginia

Adopted plan recommendations

Conditions prior to plan adoption/redevelopment

Issue 10: Testimony – Ennalls Realignment with Price Avenue
Improved Pedestrian Safety Better defined east-west pedestrian pathways
Provide for a better crossing of Georgia Avenue

Source: MCDOT
Issue 10: Testimony – Ennalls Realignment with Price Avenue
Improved Pedestrian Safety Shorter block length along Georgia Ave.
Issue 10: Testimony – Ennalls Realignment with Price Avenue

Opportunity to enhance redevelopment of the Core district

Recommended by local developers to improve redevelopment options

Supported by Wheaton redevelopment partner B.F. Saul, Montgomery County General Services and the
Wheaton Urban District Advisory Committee (WUDAC)
Issue 10: Testimony – Ennalls Realignment with Price Avenue
Alternative to University Boulevard = Better CBD Circulation

September 2009 ULI Technical Advisory Panel

N
Issue 10: Testimony – Ennalls Realignment with Price Avenue
Alternative to University Boulevard = Better CBD Circulation
2004 SHA/Kittelson Wheaton Pedestrian Safety Evaluation

N
Issue 11: Testimony –Price Ave. Extension to Amherst Ave.

The extension provides

opportunity to:

• Increase pedestrian and bicycle

connectivity within Wheaton

• Create two smaller blocks from

one of the longest blocks in the
CBD

Road extension would only be considered as part of a public/private partnership that

incorporates a redesign and removal of Garage 45
Issue 11: Testimony – Price Ave. Extension to Amherst Ave.

Considerations for Price Avenue Extension

Need for parking during the short term as Wheaton/public lots

redevelop

Parking garage #45 has one of the lowest utilization rates (65%) but
its proximity to Metro is important

Other businesses would need to be relocated for roadway to be built

Project could leverage County property at Garage #45 which is one

of the current County redevelopment sites

Increased connectivity is a goal of the Plan

Issue 11: Testimony – Price Ave. Extension to Amherst Ave.
Increase connectivity within Wheaton

Montgomery County Planning Area Street Connectivity Comparisons

Fall/Winter 2009

Silver Friendship
Wheaton Spring White Flint Bethesda Heights

Plan/ Plan/
Existing Proposed Existing Existing Proposed Existing Existing
USGBC Intersections 91 101 72 23 80 110 16
Area (Sq. Miles) 0.78 0.78 0.59 0.67 0.67 0.70 0.18

Intersections/Sq. Mile 117 129 122 34 119 156 87

USGBC LEED ND
Standard (Mimimum) 200 200 200 200 200 200 200

Planning Area
Above/Below Std. -83 -71 -78 -166 -81 -44 -113
Issue 11: Testimony – Price Ave. Extension to Amherst Ave.
Create two smaller blocks from one of the longest blocks in the CBD

450’
Issue 12: Testimony – Priority Retail Streets

Veirs Mill Road

Issue 12: Testimony – Priority Retail Streets

Priority Retail Streets

Testimony

Recommendation
Do not designate Veirs
Mill Road and University
Boulevard (west of Veirs
Mill Road ) as Priority
Retail Streets
 M

M
Proposed Open Space

Price District

major mixed-use transit-oriented market center

Price District
Issue 13:Testimony – Retain Veterans Park at its Current Location

Retain options to:

Improve the park at

this location
(community testimony)

Relocated the park

Recommendation as part of a future
No change to the Plan public private
development project

Move the
memorializing of war
veterans to a more
central open space

RFQ Sites
Safeway Site
Issue 14:Testimony – Standard Properties Parcel Density

Standard Properties Parcel

Issue 14:Testimony – Standard Properties Parcel Height

Standard Properties Parcel

Proposed Zoning - Standard Properties

Archstone at Wheaton Station Standard Property Site – Existing Use

Issue 14:Testimony – Increased Density and Height on Standard
Properties Parcel

150 feet

40 feet
Issue 14:Testimony – Increased Density and Height on Standard
Properties Parcel

40 feet

150 feet

45 feet
Proposed Zoning - Standard Properties

4
Zoning Changes
CR 5: C4.5: R 4.5: H 150’
Issue 15:Testimony – Rezone the WTOP Site

Recommendation
No change to the sites existing zoning R-90
Issue 16:Testimony – Is the CR Zone Appropriate for Transition
to Single-Family Residential Uses

Recommendation
Support the proposed amendments to the CR
Zone, and retain the current recommendation of
Proposed CR Zoning abutting or adjacent to
single-family residential neighborhoods
the CR Zone
Issue 16:Testimony – Is the CR Zone Appropriate for Transition
to Single-Family Residential Uses

Existing Zoning

C-T The community request that the current C-T Zone be retained
 Issue 16:Testimony – Is the CR Zone Appropriate for
Transition to Single-Family Residential Uses

Restrictions on building, drive, and Restrictions on drive-through to 100’ from

parking locations to 100’ from res/ag res/ag property line
property line • Eating and drinking establishments
• Retail trades, business, and services of a
Land uses restricted general commercial nature
• Ambulance/rescue squad
• Automobile repair and services
• Automobile sales, outdoors Res
• Entertainment/performance venue
[new use] 100ft
• Manufacturing … of cosmetics,
drugs, perfumes, etc.
• Manufacturing … of medical,
CR
scientific, etc. … equipment.
P building
Issue 17:Testimony – Consider preserving the four-acre
Montgomery County Art and Design college (MCADC)
property on Georgia Avenue and Evans Drive South of the
Sector Plan Area
Next Steps
Worksession 3 November 18, 2010
Worksession 4 December 9, 2010
Council Spring 2011
Extra Slides
Wheaton Eastern County
 Vision
Proposed Open Space

Current development
proposals develop:
Washington Properties
Safeway
Avalon Bay

M M
 Vision
Proposed develop + expressed interest in redevelopment:
WMATA public/private partnership, WMATA North, Lindsay Ford property

M
M

Owners expressed interest in redeveloping Proposed Open Space

Vision
Possible development if assemblage occurs
Proposed Open Space

M
M
Issue 9: Testimony – Parcels considered for public/private
Density
Height
Proposed Zoning
Existing Zoning Core and Price Districts

CBD

Core
District

Price
District
Wheaton Overlay Zone
2006 Existing Retail Preservation Overlay Zone
Overlay zone amended in 2006

Allows optional method development

Exempts buildings less than 20,000 square

feet from site plan review

Allowed increased building height

Requires set aside floor area for small

businesses

There has been no development

using the optional method
since these changes were made
Wheaton Overlay Zone
Office development never occurred

Site plan review for standard Existing Retail Preservation Overlay Zone
method projects became a point of
controversy

Viewed as a complicated zoning

regulation and a disincentive to
redevelop

Recommendation
Remove the existing Retail
Preservation Overlay Zone
and use other mechanisms to
protect small business including
provisions of the CR zone
Proposed Zoning Core and Price Districts

CR Zones CBD Zoning

 Existing Zoning

Proposed Zoning
Districts

Core

Price

Blue Ridge

Kensington View/
M M Wheaton Hills

Westfield

Open Space
 Proposed Open Space

Core District
M

major mixed-use transit-oriented market center

Core District
Core District COMMUNITY VISIONING
Supplemental Slide
Price District
Price District
Price District
 Pedestrian Priority Streets

Parking
Garage 45
Price Square

New Path New

P
New Mixed Use Veterans
(Safeway) Park

M
Metro Station
Entrance

PRICE SQUARE
Price District
Issue 14:Testimony – Increased Density and Height on Standard
Properties Parcel

Standard Properties Parcel

Archstone at Wheaton Station building

Issue 16:Testimony – Is the CR Zone Appropriate for Transition
to Single-Family Residential Uses

Proposed BB&T Bank – University Boulevard and Valley View Avenue

Issue 16:Testimony – Is the CR Zone Appropriate for Transition
to Single-Family Residential Uses
Within Sector Plan - .99 acres
Wheaton Veteran’s Park

Within ¼ mile outside – 32.03 Acres

Arcola LP
Glen Haven LP
Pleasant View LP
Portion of Sligo Creek SVU 5
Wheaton Community Center
Wheaton Forest LP

Within 1 mile outside – 658.57 acres

Wheaton Parkland

Parkland surrounding Wheaton

 Parks

Everyone
Wheaton Regional Park
Brookside Gardens, athletic
fields, tennis,
ice skating, fitness trails,
picnicking

Sligo Creek Stream Valley

Park
Trail connectors and natural
areas

Rock Creek Regional Park

Trail connectors to Washington
DC and Shady Grove

Local and Neighborhood

Parks
Fields, playgrounds, picnic areas

Plan Area
Central Civic Urban Park
Gatherings, ceremonies,
celebrations in the core

Wheaton Veteran’s Park

Veteran ceremonies and
celebrations
 Wheaton Open Space
System
District
Public use space plazas and parks
Supporting offices, residents, and
retail uses
Blueridge
Price
Westfield
Kensington View/Wheaton Hills

Block
Green Streets / Pedestrian
Promenade
Connects each district

Buildings and
Households Private recreation and outdoor
balcony space
 Wheaton Current Development Envelopes
Existing Jobs Potential Jobs Existing Housing Potential Housing
55,000

50,000

45,000

40,000

35,000

30,000

25,000

20,000

15,000

10,000

5,000

Jobs/Housing Friendship Hts. Wheaton Silver White Flint Bethesda

CBD CBD Spring CBD CBD
major mixed-use transit-oriented market center
Georgia Avenue corridor and eastern County