Germantown Forward Planning Board Draft - February 2009

or war d ger mant ownF Pl anni ngBoar dDr af t

F ebr uar y 2009

T echni cal Appendi ces

Technical Appendices Sector Plan for the Germantown Employment Area: An Amendment to the Germantown Master Plan

Source of copies: The Maryland-National Capital Park and Planning Commission 8787 Georgia Avenue Silver Spring, Maryland 20910-3760 Online version: Germantown Forward http://mcparkandplanning.org/germantown/GermantownForward.shtm

montgomery county planning department The Maryland-National Capital Park and Planning Commission

Technical Appendices

Sector Plan for the Germantown Employment Area: An Amendment to the Germantown Master Plan Prepared by the Maryland-National Capital Park and Planning Commission 8787 Georgia Avenue Silver Spring, Maryland 20910-3760

SECTOR PLAN FOR THE GERMANTOWN EMPLOYMENT AREA: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN TECHNICAL APPENDICES APPENDIX 1:

PLANNING FRAMEWORK .................................................................................................................................................................................. 3

APPENDIX 2:

GERMANTOWN PLANNING AREA DEMOGRAPHICS ......................................................................................................................................... 9

APPENDIX 3:

SCHOOL CAPACITY ANALYSIS ..........................................................................................................................................................................15

APPENDIX 4:

GERMANTOWN HOUSING REPORT.................................................................................................................................................................17

APPENDIX 5:

CHURCHILL TOWN SECTOR .............................................................................................................................................................................35

APPENDIX 6:

TOP 100 GERMANTOWN BUSINESSES (RANKED BY EMPLOYMENT)..............................................................................................................49

APPENDIX 7:

MAJOR RETAILERS IN GERMANTOWN (RANKED BY EMPLOYMENT) .............................................................................................................53

APPENDIX 8:

WATER AND SEWER CAPACITY .......................................................................................................................................................................55

APPENDIX 9:

ENVIRONMENTAL RESOURCES ANALYSIS .......................................................................................................................................................57

APPENDIX 10:

CULTURAL AND HISTORIC RESOURCES TABLE ................................................................................................................................................65

APPENDIX 11:

GERMANTOWN CULTURAL RESOURCES .........................................................................................................................................................69

APPENDIX 12:

HISTORIC PRESERVATION ELEMENTS .............................................................................................................................................................83

APPENDIX 13:

DENSITY DISTRIBUTION...................................................................................................................................................................................97

APPENDIX 14:

CONNECTIONS: TRANSPORTATION ANALYSIS ................................................................................................................................................99

APPENDIX 15:

STATION REQUIREMENTS FOR CORRIDOR CITIES TRANSITWAY (CCT) STATIONS........................................................................................113

APPENDIX 16:

BIKEWAYS......................................................................................................................................................................................................115

APPENDIX 17:

TRAIL CONNECTIONS ....................................................................................................................................................................................117

APPENDIX 18:

RECREATION NEEDS ......................................................................................................................................................................................119

APPENDIX 19:

PARKS AND OPEN SPACES.............................................................................................................................................................................121

APPENDIX 20:

GERMANTOWN AMENITY FUND PROJECTS..................................................................................................................................................129

APPENDIX 21:

PROPOSED CAPITAL IMPROVEMENT PROJECTS ...........................................................................................................................................131

APPENDIX 22:

URBAN SERVICE DISTRICT LEGISLATION .......................................................................................................................................................135

APPENDIX 23:

TRANSIT MIXED-USE ZONE ...........................................................................................................................................................................161

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 1

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 2

APPENDIX 1:

PLANNING FRAMEWORK

From the Germantown Master Plan, 1989 The Germantown Planning Area is located in

residential transitions from the more densely

that Germantown develop into a ―new community‖

Montgomery County, Maryland, some 25 miles

developed corridors. Gaithersburg, Germantown,

similar to new communities such as Reston and

northwest of Washington, D.C., along Interstate

and Clarksburg are the three corridor cities

Columbia. Unlike these new communities,

Highway I-270. It contains approximately 11,000

designated by the General Plan along I-270.

however, Germantown could not be developed by

acres within a three-by-five mile area. This planning

Diagrammatically, a ―corridor city‖ as originally

a single developer, because the land ownership

area is bisected by I-270 and is bounded by Great

envisioned in the General Plan was to have a

was fragmented among many different parcel

and Little Seneca Creeks and their tributaries.

single center of employment and shopping

holders. To offset this problem, a new community

activities surrounded by residential development.

was proposed where the County government

The General Plan for Montgomery County, known

The residential area decreased from high-density,

would seek to coordinate the efforts of many

generally as ―On Wedges and Corridors,‖ was

adjacent to the core, to low-density, at the edge of

individual landowners to create as cohesive a

adopted by the Maryland-National Capital Park

the corridor city.

―new town‖ as could be achieved within the

and Planning Commission in 1964 and approved

existing powers available. This approach was a

by the Montgomery County Council in 1969. Its

Several events have occurred since the late

―first‖ in the United States. Local government was

purpose is to help establish overall policies for

1960‘s to alter this idealized concept for a corridor

going to attempt to guide and stage development

development of the Maryland-Washington

city. The rapid rail transit system envisioned in the

through its planning, zoning, subdivision and

Regional District and to relate these policies to the

General Plan has not been extended through the

capital programming processes.

metropolitan framework.

Corridor Cities and the roadway network proposed in the General Plan has been modified. These

The major objectives of the 1974 Master Plan

The General Plan envisioned development

changes, plus the land use policies of the City of

were to:

radiating outward from Washington, D.C., in a

Gaithersburg, have resulted in a multi-nodal

series of corridor cities along the major

Corridor City development pattern. Despite these

support the development of Germantown as a

transportation corridors, with wedges of lower

events, the principal purposes and objectives of

distinct community having its own identity;

density between them. The basic concept of the

the ―wedges and corridors‖ concept are still valid

General Plan is to focus growth along the I-270

and remain the basic policy guide for the County.

and I-95 corridors and to prevent urbanization of

surround Germantown with a greenbelt of parks;

the wedges between these radial corridors. The

The intent of the 1974 Master Plan was to fulfill

intent is to preserve those areas for agriculture

the objectives of the General Plan. More

establish a Village Center and Town Center

and open space uses and to provide low-density

specifically, the 1974 Master Plan recommended

Concept;

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 3

concentrate employment areas along I-270

very small portion of the existing and approved

Current development in Germantown, to a large

and the B&O railroad;

housing stock.

extent, is a response to the economic forces that were present during its early years of growth, the

balance traffic generated by the land uses

Some development has occurred in

late 1970‘s and early 1980‘s. During the late

with the capacity of the transportation system;

Germantown that is not consistent with the

1970‘s and early 1980‘s, the energy crises

intent of the 1974 Master Plan; therefore,

affected the entire housing market, and sewage

provide a broad range of housing types and

more detailed development guidelines are

treatment capacity limitations restricted the local

prices; and

needed to assure that the objectives of the

market for development approvals. Housing prices

1974 Master Plan are achieved.

throughout the County escalated rapidly. Interest

provide policies for staged development,

rates rose so high that the market rate exceeded the

based on the provision of additional sewer

Experience now indicates that a new

legal limit in Maryland. In order to bring down interest

service and transportation capacity.

community, encompassing land in many

rates, builders further increased housing prices.

ownerships and evolving over several years, This Plan confirms the spirit and intent of the

requires stronger implementation measures

The high interest rates and rising prices, coupled

1974 Master Plan while recommending

than those of the 1974 Master Plan in order

with Germantown‘s location on the suburban

modifications that respond to a series of changes

to assure that the objectives of this kind of

fringe, resulted in a strong market for townhouses.

that have evolved during the past thirteen years:

community can be realized.

Housing at the developing edge of a metropolitan area is generally less expensive as the purchaser

The population characteristics of those now

Two supermarket-anchored convenience retail

is trading price for a longer trip to and from work.

living in Germantown are significantly different

centers have been built in the Town Center.

Townhouses met the needs of first home buyers

from those projected during the development

These shopping centers have absorbed the

for a relatively affordable house. Thus, there was a

of the 1974 Master Plan.

market for retail uses in the Churchill Village

strong market for townhouses during the period of

Center and have delayed the development of

Germantown‘s early growth. The duration of these

the Gunners Lake Village Center.

economic conditions contributed to the existing

The lifestyle and composition of Germantown households are different from those anticipated in the 1974 Master Plan.

predominance of townhouses in Germantown. One significant objective of this Master Plan is to

Townhouses and other single-family attached

improve the appearance of Germantown, which

The economic uncertainties during Germantown‘s

units have become the predominant housing

includes the predominance of attached homes, as

early growth created significant financial problems

type for reasons primarily related to the

well as the lack of landscaping and other visual

in the building industry generally, and in

private sector market that produces the

amenities. It is important to understand the

Germantown in particular – builders were

housing stock; as a consequence, single-

background of Germantown‘s recent development

concerned about their survival. Builders‘ attention

family detached units currently represent a

in order to put this objective into perspective.

focused on producing a readily marketable

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 4

product. Builders‘ concern about quality and diversity of product were not considered as important when they were defaulting on their loans and declaring bankruptcy. As a result, several subdivisions in Germantown were built by a succession of builders. Each successive turnover decreased commitment to and awareness of amenity features shown on site plans. In response to this condition, the Planning Board and County Council ultimately established requirements for site plan enforcement agreements signed by the developer and created staff positions for urban designers responsible for compliance with site plans. Another factor affecting Germantown‘s present appearance is a result of its agricultural heritage. The extensive farming activities in Germantown have created bare fields with mature trees only in the stream valleys. As a result, the only vegetation in most subdivisions is that planted by the builders and the residents. It will take a few more years yet before these trees make a significant contribution to Germantown‘s appearance, but ultimately they will make a difference.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 5

Many objectives expressed in the 1974 Master

This Plan modifies the 1974 Master Plan in the

appearance of Germantown is also reflected in the

Plan have been achieved, particularly in terms of

following four areas:

guidelines in that chapter.

the combined efforts of the community

Housing Mix: The intent of this Plan is to promote a

In addition, each of the Village Centers, with the

organizations, the Planning Board, the County

mix of housing types that can accommodate

exception of Neelsville Village, is recommended to

Council, the County Executive, and the actions of

families of varying ages and income levels and

be developed under the Planned Development

the responsible agencies. The Germantown

allow opportunities for them to continue living in

Zone. The requirement for both development plan

Campus of Montgomery College has been

Germantown as their needs and tastes change. At

and site plan review will provide detailed review of

established; police and fire stations have been

present, Germantown lacks an adequate supply of

Village Center development. The Neelsville Village

built; and the public ownership of the greenbelt of

detached homes. The land use and zoning

Center is recommended for a new RMX

parks has increased. The Planning Board‘s staging

recommendations proposed in this Plan respond

(Residential Mixed-Use) Zone, which will also

of development has deferred development on land

to this concern.

provide for a detailed review of development plans

public facilities. These successes are the result of

where public facilities were not programmed, or

through project plan and site plan reviews. The

where premature development would preclude the

Specifically this Plan recommends reduced

zones recommended for use in the Town Center

development of the Mixed-Use Center. Because of

residential densities in several environmentally

are zones which require site plan review prior to

this previous withholding of zoning in a staged

sensitive areas to densities that result primarily in

development. The zones recommended for the

manner, the recommendations of this Plan to

single-family detached units. Further, a range of

Mixed-Use Center, the Retail and Service Park and

reduce residential densities in certain areas can

lower densities are recommended so that a variety

the potential Regional Shopping Mall require site

still be implemented with a minimum of rezoning.

of lot sizes can be achieved. The Plan also

plan review.

Also, the designation of highway alignments in the

recommends that the percentage of attached

master plan has enabled rights-of-way to be

homes in most subdivisions be lower than

Community Facilities: The intent of this Plan is to

preserved by the Planning Board through the

currently permitted.

provide appropriate locations for community

subdivision process.

facilities. Since the adoption of the 1974 Master Community Identity: The intent of this Plan is to

Plan, there have been significant demographic

On balance, it does not seem wrong to conclude

develop a greater sense of community identity.

changes, as well as changes in the nature and

that Germantown today is a qualified success, in

(See Figure 3.) A positive sense of ―place‖ at the

scale of community facilities desired by residents.

terms of the Master Plan‘s objectives, but that it

Village and Town levels is very important. To date,

For these reasons, the number, location, and

can and should be improved as it moves further

community identity is focused on individual and

nature of community facilities have been re-

towards completion. It is the intent of this Plan,

fragmented subdivisions. The development

examined to assure that the recommendations of

through its various recommendations and

guidelines and the recommendations of the

this Plan meet the existing and anticipated needs

development guidelines, to improve the visual and

Townscape Design chapter of this Plan respond to

of Germantown residents.

functional quality of Germantown.

this concern. The importance of the visual

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 6

This Plan proposes the construction of six new

Balance Between Housing and Employment

In addition, the internal roadway system is

elementary schools, two new middle schools, and

Opportunities: The intent of this Plan is to provide

designed to facilitate intra-Germantown travel

a new high school. The total number of elementary

greater opportunity for people to both live and

which, in turn, will reduce work trip miles for those

schools recommended in Germantown has been

work in Germantown. A reasonable objective is

living and working in Germantown.

reduced from 28 to 12. This reduction is a result

that expressed in the 1974 Master Plan: 25

of the reduced average number of school-age

percent of the resident work force of Germantown

The comprehensive development of a new

children per household, and the increase in the

should also work there. The 1987 Census Update

community is a complex undertaking at any time

enrollment capacity at the new schools. The

Survey1,

or place. It is particularly difficult in Germantown

number of senior high and junior/intermediate

the resident work force works in

because of the fragmented land ownership

schools also has been reduced from three to two

Germantown....This is due primarily to the fact that

pattern. With multiple developers, and limited

of each. Because of the increased size of new

residential development has occurred at a faster

police powers, it is not easy for government to

elementary schools, the minimum size of the

pace than employment development. The

ensure that a single, coherent development

school sites is recommended to be increased from

transportation analysis done for this Plan has

program for the entire 11,000-acre area can be

10 acres to 12 acres, including 10 acres usable

estimated that about 30 percent of the resident

achieved. It is certainly more difficult than if

for school buildings, parking and recreation

work force will be working in Germantown by the

Germantown had been developed by a single

facilities.

time development is built out.

owner as in other new communities. In those

The reduction in the number of school sites could

Although there is no direct means by which

adversely affect the adequacy of community

government in a free society can ensure the

recreation facilities because the estimates of the

achievement of this objective, the

Furthermore, the sense of long-term commitment

1974 Master Plan of local park needs took into

recommendations expressed in this Plan will at

and accountability are inherently stronger in a new

account the recreational opportunities of school

least provide the opportunity for its realization.

community built by a single developer instead of

fields and courts. This Plan addresses this

Furthermore, the recommended increase in the

by a series of smaller developers. Smaller

increase in local park requirements.

percentage of single-family detached housing and

developers are generally more focused on the

the provision of a broad mix of housing types and

marketing needs of their individual subdivisions

prices will increase the opportunity for more

than on elements that would improve the quality of

Germantown employees to live in the community.

Germantown as a whole. The Germantown

however, indicates that only 10 percent of

instances adjustments to the development program can occur on almost a daily basis.

situation creates the need for an extra special public commitment to orchestrate the coordination of private development within well-defined public 1Research

Division, Montgomery County Planning Board

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

policy guidelines.

TECHNICAL APPENDICES 7

There are several factors beyond the control of the County government that could influence the outcome of this Master Plan. The likelihood and effects of these influential external factors are difficult to predict because they would result from actions or factors not subject to County government control, such as the actions of the Federal government, changes in energy supplies, and changes in lifestyle. In addition, technological research and invention are capable of changing patterns of everyday life but are also beyond the control of County government. These larger political, environmental, economic, and technological factors are global or national in nature. While beyond the scope of this Master Plan, they would nonetheless significantly impact the County. The Comprehensive Growth Policy Study considers several broad County-wide trends that are beyond the control and time frame of this Master Plan. The results of this Study may be useful in suggesting future modifications to the recommendations expressed in this Master Plan.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 8

APPENDIX 2:

GERMANTOWN PLANNING AREA DEMOGRAPHICS

Research & Technology Center (RTC) 2005 Census Update Survey Planning Area # 19

SINGLE-

Population Density: 4,658 people/sq. mi. Est. Land Area: 17.1 sq. miles Household Population P

% Female

O

FAMILY

TOWN-

GARDEN

HIGH-

ALL

DETACHED

HOUSE

APT.

RISE

TYPES

26,365

36,940

16,275

0

79,580

50.1%

52.5%

54.7%

52.2%

Age Distribution:

P

% 0-4 Years Old

8.3%

9.0%

7.8%

8.5%

U

% 5-17 Years Old

25.1%

19.9%

14.0%

20.4%

L

% 18-29 Years Old

8.8%

14.7%

22.1%

14.3%

A

% 30-44 Years Old

27.3%

31.3%

27.2%

29.1%

T

% 45-64 Years Old

26.7%

21.0%

23.8%

23.4%

I

% 65-74 Years Old

2.6%

2.5%

3.2%

2.7%

O

% Over 74 Years Old

1.2%

1.5%

1.9%

1.5%

31.9

31.5

33.5

% White

59.5%

51.7%

56.8%

55.3%

% Black

9.4%

27.0%

25.3%

20.7%

28.0%

15.3%

8.1%

18.2%

3.1%

6.0%

9.8%

5.8%

% Hispanic or Latino 1

9.1%

15.9%

24.4%

15.4%

% Not Hispanic White

52.0%

41.4%

43.1%

45.3%

N

Average Age (years)

N/A

32.0

Race:

% Asian or Pacific Islander % Other Hispanic or Latino and

1

Race1

Those of Hispanic orgin may be of any race.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 9

Planning Area # 19 (continued)

SINGLEFAMILY

TOWN-

GARDEN

HIGH-

ALL

DETACHED

HOUSE

APT.

RISE

TYPES

72,800

33,610

0

15,015

Language Spoken at Home P

Persons 5 Years and Older

24,175

O

% Speak Language Other than English

36.3%

41.2%

44.7%

40.3%

P

% Speak English less than "Very Well"

10.3%

10.8%

19.6%

12.4%

15,570

23,620

11,600

U L

Educational Attainment: Persons 25 Years and Older

A

% Less than High School Diploma

T

% High School Graduate

I

% Associate or Trade School

O N

8.0%

6.1%

20.2%

34.0%

33.1%

29.6%

6.0%

9.8%

9.6%

8.6%

% Bachelor's Degree

34.5%

27.0%

29.9%

29.9%

% Grad, Professional or Doctoral

35.4%

22.6%

19.4%

25.8%

14,790

22,500

10,450

72.0%

78.9%

72.3%

Residents2

% Females Who Are

Employed2

Women with Children Under Age 6 % Employed 2

A

50,790

6.6%

Number of Employed

L

0

3.8%

0

47,740 75.3%

2,270

3,270

1,460

57.5%

64.5%

*

0

61.5%

7,000

72.6%

70.7%

78.0%

72.9%

Work Location:

B

% Montgomery County

O

% Prince George's County

3.0%

3.2%

3.2%

3.2%

R

% Elsewhere in Maryland

5.0%

3.6%

5.6%

4.4%

12.2%

13.0%

8.6%

11.8%

% Virginia

6.8%

8.5%

4.3%

7.1%

% Outside MD-VA-DC

0.4%

0.9%

0.4%

0.7%

84.6%

83.7%

82.4%

83.7%

76.8%

73.4%

77.1%

75.3%

7.8%

10.3%

5.3%

8.4%

% Washington, D.C. F O R

Work Trip: % Driving

C

% Alone

E

% Carpool

2

Ages 16 and older and employed full-or part-time.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 10

Planning Area # 19 (continued)

SINGLEFAMILY

TOWN-

GARDEN

HIGH-

ALL

DETACHED

HOUSE

APT.

RISE

TYPES

% Public Transit or Rail

10.1%

13.0%

13.5%

12.3%

% Walk/Bicycle/Other

1.2%

1.0%

2.2%

1.3%

% Work at Home

4.1%

2.3%

1.9%

2.8%

Overall

32.8

33.7

31.1

N/A

32.9

By Car

30.0

30.2

27.1

N/A

29.5

Average Commuting Time to Work (minutes)

57.5

58.6

59.0

N/A

58.4

Households by Structure Type

By Public Transit

7,590

13,100

8,355

0

29,045

% Total Households by Structure Type

26.1%

45.1%

28.8%

100.0%

3.48

2.82

1.95

2.74

1.2%

8.0%

57.1%

N/A

20.4%

$2,023

$1,349

$1,027

N/A

$1,507

*

*

$1,010

N/A

$1,034

Average Household Size Tenure: % Rental Average Monthly Costs: H O U

Homeowner Renter Residence in April 2000:

S

% in Same Home

58.9%

50.1%

28.0%

46.2%

I

% Elsewhere in County

29.2%

30.0%

37.2%

31.9%

N

% Elsewhere in Maryland

2.4%

5.7%

7.3%

5.3%

G

% D.C or Northern Virginia

2.8%

3.0%

2.6%

2.9%

% Outside Metro Area

6.6%

11.2%

24.8%

13.8%

6

5

2

N/A N/A

Median Years in Same Home Average Age of Household Head % Households with Foreign Born Head or Spouse % Households Speaking Spanish

4

46.9

43.4

43.3

43.7%

36.8%

33.8%

37.7%

9.3%

14.8%

19.5%

14.7%

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

44.3

TECHNICAL APPENDICES 11

Planning Area # 19 (continued)

SINGLEFAMILY

TOWN-

GARDEN

HIGH-

ALL

DETACHED

HOUSE

APT.

RISE

TYPES

% Family Households

93.8%

77.2%

57.2%

75.8%

% Married-Couple

87.3%

62.6%

33.9%

60.8%

5.3%

12.4%

18.0%

12.2%

6.2%

22.8%

42.8%

24.2%

Households by Type:

% Single-Parent % Nonfamily Households % Householder Living Alone

6.1%

21.1%

39.0%

22.3%

21.1%

14.2%

2.3%

12.6%

2.4

1.9

1.4

98.1%

93.8%

86.8%

92.9%

36.9%

28.6%

24.7%

29.8%

% Under $15,000

1.0%

3.8%

6.5%

3.8%

% $15,000 to $29,999

0.5%

4.5%

13.8%

6.2%

I

% $30,000 to $49,999

4.8%

12.2%

32.0%

16.0%

N

% $50,000 to $69,999

5.6%

25.4%

20.3%

18.9%

C

% $70,000 to $99,999

24.2%

27.3%

18.0%

23.8%

O

% $100,000 to 149,999

38.4%

21.7%

8.2%

22.1%

M

% $150,000 to 199,999

18.2%

4.3%

1.2%

7.0%

E

% $200,000+

7.3%

0.7%

0.0%

2.2%

$116,560

$75,495

$48,765

N/A

$76,655

*14.6%

21.8%

18.0%

N/A

19.0%

*

*

35.3%

% 5+ Persons Average Number of Cars % of Households with Computers % of these visiting M-NCPPC website

N/A

1.9

2004 Household Income Distribution:

2004 Median Household Income % of Households Spending More Than 30% of Income on Housing Costs: % Homeowners % Renters

38.9%

*Insufficient data for reliable estimates. Montgomery County Planning Department, M-NCPPC June 2006. GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 12

GERMANTOWN POPULATION PYRAMIDS, 2005-2030 Round 7.1 Cooperative Forecast

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 13

New units by type

Student generation by level

Cluster

Single detached

Townhouse

Mid-rise

Total units

K–5

6–8

9 - 12

Clarksburg

0

73

1,208

1,281

66

55

47

Northwest

0

0

1,413

1,413

59

55

47

Seneca Valley

0

80

5.995

6,075

269

243

206

New development total

0

153

8.616

8,769

394

353

300

-95

-35

-50

-70

-25

-40

Deductions for redevelopment

-165

-60

-90

Total Master Plan student generation

229

293

210

Redevelopment of Rolling Hills Apartments* (Northwest cluster) Redevelopment of Middlebrook Mobile Home Park* (Clarksburg cluster)

*The Master Plan (MP) total subtracts students currently residing in Rolling Hills Apartments (468 garden apartments) and Middlebrook Mobile Home Park (200 homes). These communities are replaced in the Master Plan by lower yielding, mid-rise units included in the units shown for the Clarksburg and Northwest clusters.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 14

APPENDIX 3:

SCHOOL CAPACITY ANALYSIS

Montgomery County Public Schools, December 12, 2008 Enrollment at elementary schools in the three

future development. In addition to elementary

Again, there are no capacity projects currently

clusters affected by the Germantown Employment

school enrollment growth, planning has begun for

planned to address these space deficits.

Area Sector Plan is projected to exceed capacity at

an addition at Clarksburg High School and a new

most schools. Middle school enrollment is

middle school to serve the Clarksburg community.

projected to remain within capacity at most cluster

Dates for the opening of these projects will be

schools, with the exception of Kingsview Middle

determined in the future. In the southern portion

In the Seneca Valley cluster all elementary schools

School in the Northwest cluster, and Neelsville and

of the Clarksburg cluster an addition to Fox Chapel

are projected to be over capacity in the next few

Rocky Hill middle schools in the Clarksburg cluster.

Elementary School will relieve over enrollment at

years. Planning is beginning next year on an

High school enrollments are projected to remain

that school when it opens in August 2011.

addition to either Lake Seneca Elementary School

within capacity at Northwest and Seneca Valley high schools, but exceed capacity at Clarksburg

Seneca Valley Cluster

or Waters Landing Elementary School. At the

Northwest Cluster

High School. Following is more detailed

middle school level Roberto Clemente Middle School (shared with the Northwest cluster) is

information on school capacity in the three

In the Northwest cluster Spark Matsunaga

projected to remain within capacity, as is Martin

clusters that serve the Germantown Sector Plan.

Elementary School faces the greatest over-

Luther King Jr. Middle School. At the high school

enrollment, followed by Great Seneca Creek

level, Seneca Valley High School is projected to

Elementary School. In addition, most other cluster

remain within capacity. In the Seneca Valley

Clarksburg Cluster

elementary schools are over capacity to some

cluster a future elementary school site, named

In the Clarksburg cluster new development is

degree. Only Germantown Elementary School is

―Waring Station ES,‖ is located on Waring Station

increasing enrollment far more than in the other

projected to remain within capacity. At the present

Road, directly across from Roberto Clemente

two clusters. In August 2009 a new elementary

time there are no capital projects proposed to

Middle School.

school, located in the Milestone community, is

address over-enrollment at these elementary

scheduled to open. This will relieve some of the

schools. At the middle school level Roberto

Most of the additional residential development

pressure at Cedar Grove, Clarksburg, and Little

Clemente Middle School is within capacity, but

foreseen in the Germantown Employment Area

Bennett elementary schools. However, additional

Kingsview Middle School is projected to being

Sector Plan falls within the Seneca Valley cluster.

elementary schools will be needed in the coming

exceeding capacity in 2012. At the high school

The presence of the Waring Station ES school site

years to accommodate build-out of the Clarksburg

level, Northwest High School is within capacity, but

in this cluster provides the option of a new

Master Plan. The Clarksburg Master Plan includes

is projected to begin exceeding capacity in 2014.

elementary school in the future, if needed by build-

four additional elementary school sites for this GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

out of the master plan development. TECHNICAL APPENDICES 15

Figure 1, left: Germantown Employment Area Sector Plan Figure 2, above: Parking lots and large blocks within the Sector Plan area

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 16

APPENDIX 4:

GERMANTOWN HOUSING REPORT

Research & Technology Center (RTC), 2008

Germantown 2009 and Beyond – Housing to create a Vibrant, Sustainable, Mixed-Use Corridor City

the Town Center is key to the future vitality of

There is very little residential development within

Germantown, workforce housing can also be

the study area, due to past reliance on the

placed along the new transit corridor or near the

Euclidean zoning.

MARC station.

Adding commercial uses that incorporates

Planning and development over the last 40 years

Accommodate the anticipated large increase in

residential under mixed-use zoning will greatly

have changed Germantown from a farming

the number of residents and workers 55 years of

increase the vitality of this corridor city, while

community to a developing corridor city with

age and older, who wish to age in place.

offering convenient living opportunities for a

housing, employment, and a town center. Future

Preserve existing subsidized rentals and MPDUs

variety of household types.

development will create a more vibrant, high-

(sale and rental).

density, mixed-use urban center, fully integrating

Encourage employers to participate in State and

Figure 2 illustrates the vast amounts of parking

residential uses into the retail, office, and

County purchase assistance programs, such as

and large-block commercial development within

commercial uses in the town center using a variety

the House Keys for Employees program, which

the study area, as well as the distribution of most

of housing types.

provides State matching funds for employer

residential uses to areas outside the commercial

contributions for down-payment and closing-cost

and office areas. There is opportunity for

assistance.

additional mixed-use development within the study

Germantown is a working community, with housing

area.

affordable to the workforce. In addition to integrating residential uses into the town center,

The Study Area

future development must provide affordable

The Germantown population is younger than that

housing for new workers as well as residents aging

The study area for this update to the 1989

of the overall County, with an average age of 32

in place.

Germantown Master Plan comprises 2,450 acres

years in Germantown compared to 36.9 years for

of the 11,000-acre Germantown planning area.

the County as revealed by the 2005 Census

Shown in light red on Figure 1, it contains the

Update Survey for the entire planning area. Over

Town Center, two employment areas, and all or

72 percent of Germantown residents are younger

Add residential uses on top or among office and

part of the areas known as Milestone, Neelsville,

than 45 years of age, compared to just over 61

commercial uses in the Town Center.

Montgomery College, and Middlebrook.

percent of the County population. Less than five

Housing Recommendations

Build transit-oriented workforce housing—reduce

percent of Germantown residents are older than

the costs associated with getting to work. While GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 17

Figure 3: Age Distribution

Figure 5: Structure types

Figure 4: Germantown Labor Force Profile

Figure 6: Planned, approved and existing housing types Mix of Housing Types in Germantown 1974 Master Plan + Existing + Approved Dwelling Units Percent of Total Units Existing + Approved Dwelling Units (January 1, 1987) Percent of Total Units 1989 Master Plan + Existing + Approved Dwelling Units Percent of Total Units Existing + Approved Dwelling Units (April 2006) Percent of Total Units Change from 1987 Existing + Approved Dwelling Units

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

SFD

SFA

MF

5,775

17,183

9,053

18.0%

53.7%

28.3%

3,545

9,843

5,811

18.5%

51.3%

30.3%

10,735

11,258

14,790

29.2%

30.6%

40.2%

8,026

13,618

10,214

25.2%

42.7%

32.1%

4,481

3,775

4,403

Total 32,011

19,199

36,783

31,858

12,659

TECHNICAL APPENDICES 18

65 years of age, compared to more than 10

the Germantown Master Planning

percent of the residents, countywide (Figure 3).

Area (see Appendix 2).

Forecasts and surveys indicate that the population

Households in single-family

in Germantown will age, but the elongation of the

detached homes are larger with

workforce curve shown in Figure 4 indicates that

3.48 persons per household,

many more residents will be staying in the

compared to 2.82 for

workforce during their 50s, 60s and 70s as

households in townhouses, and

compared to past generations. As discussed later

1.95 for households in garden

in the ―Workforce Housing‖ section of this report,

apartments/condominiums.

the expectation of a prolonged work life is

One-person households occupy

consistent with the findings in the 55+ Housing

nearly 40 percent of garden

Preference Survey, which indicated that many

apartments/condos, but only

workers do not plan to retire early, if at

all.4

Mobile Homes 193

21 percent of townhouses, and

Figure 7: Planned housing types – comparing Germantown to the

only 6 percent of single-family

Sector Plan area

Townhouses account for most of the housing in

detached homes. Married

Germantown, followed by garden apartments and

couples occupy over 87 percent of single-family-

single-family detached homes. About 80 percent

detached homes, compared to about 63 percent

are homeowners, compared to 77 percent for the

of townhouses, and 34 percent of garden

County. By structure type, nearly 99 percent of

apartments/condos.

households in single-family detached homes own

Two-person households occupy over 38 percent

the homes, as do 92 percent of households in

of garden apartments/condos, but only 28

townhouses, and 43 percent of households in

percent of townhouses and 19 percent of single-

garden apartments/condominiums.

family detached homes.

There are some distinct differences between households living in different structure types,

Sector Plan Area

All age groups can be found in each of the housing structure types:

according to the 2005 Census Update Survey for

o The median age of nearly 47 years of age for heads of households living in single-family homes is about four years older than the median age heads of households in townhouses (43.4) or gardens (43.3). o Overall, however, the median age for persons in Germantown living in single-family detached homes is 31.9 years of age and 31.5 for those living in townhouses. The median age for those living in garden apartments/condos is only slightly higher, at 33.5 years of age. o The portion of those persons 18-29 years of age is highest in garden apartments/condos

4RTC,

M-NCPPC. 55+ HOUSING PREFERENCE SURVEY (2006). http://www.mc-m-ncppc.org/housing/studies/ housing%20_55.pdf GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

and lowest in single-family detached homes.

TECHNICAL APPENDICES 19

Figure 8: Planned, approved and existing housing types Policy Area

Town Center

Village Name

TAZ

Town Center Employment Corridor (West)

Germantown West

Kingsview Village Churchill Village Clopper Village Gunners Lake Village Employment Corridor (East)

Germantown East

Middlebrook Village Neelsville Village

282 283 284 248 249 250 252 253 251 255 256 254 286 287 288 285 292 289 290 291

Single-Family Detached 1 2 0 0 0 0 596 1,703 826 374 846 358 2 71 0 342 725 639 65 1,215

Single-Family Attached 193 22 0 0 0 410 1,630 478 2,177 2,193 1,016 2,296 84 0 386 464 1,851 0 121 59

Multi-Family (Garden Apts/Condos) 362 484 0 0 0 28 6 106 2,389 222 1,749 2,269 524 0 568 204 403 0 397 0

7,765

13,380

9,711

Totals by structure type:

Mobile Home

Totals by TAZ

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 193 0 0 0

556 508 0 0 0 438 2,232 2,287 5,392 2,789 3,611 4,923 610 71 954 1,010 3,172 639 583 1,274

193

31,049

Figure 9: Residential units in the pipeline for Germantown Approved Units

Remaining Units in Pipeline by Type

Detached

Attached

Multi-family (Garden

Single Family

Single Family

Apts. & Condos)

Germantown East

5

192

0

197

1

147

Germantown West

1162

217

491

1870

221

0

0

0

0

1167

409

91

2067

Policy Area

Germantown Town Center Germantown Area Total

Total

Detached

Attached

Multi-family

Single Family

Single Family

(Garden

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

Total

168

Apts. & 0 Condos) 179

568

0

0

0

0

222

315

179

716

TECHNICAL APPENDICES 20

The median income of households is starkly

Germantown increased to nearly 31,000 housing

Germantown Master Planning Area. Most of the

different. The 2004 median household income

units.

units in the Plan area are multifamily units,

is $116,560 for single-family detached homes,

followed by townhouses, and then detached units.

$75,495 for townhouses, and for garden

On average, about 836 units have been built each

apartments/condos, $48,765. This difference in

year since 1970. This pace of residential

The only housing type not represented in

income is partially explained by the difference in

development has created some problems:

Germantown is high-rise multifamily. This type

the number of workers in each household.

Existing Housing Stock

A tendency to identify more with one‘s

would be very appropriate in the Town Center. and

subdivision than with ―Germantown.‖

would round-out the unit mix in the study area.

Difficulty in establishing an overall Germantown

Furthermore, because high-rise multi-family

community identity.

structures are elevatored, these units will provide

The 1989 plan called for an eventual build-out of

All the houses, infrastructure, and public

accessible living quarters for a broad mix of ages,

36,783 residential units—approximately 15

amenities in the same neighborhood are aging,

capacities, and incomes---especially when

percent more units than the 1974 plan, and it

and possibly deteriorating, at the same time.

partnered with public transportation and a

proposed a different mix of unit types:

walkable mix of retail, employment, and

It increased multifamily housing to over 40

As shown on Figure 8, more than two-thirds of the

percent.

housing stock in Germantown is single-family

It increased single-family detached units to 29.2

detached and attached housing, while one-third is

Units that have been approved but are not yet built

percent, and

multi-family housing. As of April 2006, the

are included in the development pipeline; 716

It reduced single-family attached units to fewer

percentage of single-family detached units

units remain in the pipeline for future completion

than 31 percent.

increased to over 25 percent, just short of the

in the study area. The Germantown Town Center

1989 Master Plan goal of 29 percent. Although

has no units in the construction pipeline. Most of

By 2006, Germantown‘s existing and approved

townhouses remain the predominant type of

the new units to be constructed will be multifamily

housing stock included nearly 32,000 units

housing unit, the proportion of townhouses has

units.

comprising:

been reduced from nearly 54 percent to less than

32 percent multifamily

43 percent of the housing stock. This mix of

Nearly 43 percent single-family attached

housing provides choices to a range of household

Over 25 percent single-family detached.

types.

educational and recreational opportunities.

Housing Prices The median prices for homes in the Germantown planning area are typically lower than for

Until 1970, there were just a few hundred homes

The Sector Plan area combines the Town Center

comparable homes elsewhere in the County,

in the Germantown area and by the end of the first

and the East and West Employment Corridors. This

largely due to the age and size of the housing

half of 2007, the number of housing units in

area contains approximately 10 percent (about

stock. Germantown has experienced slight

3,140 units) of the housing stock in the entire

decreases in median sales prices among all

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 21

structure types during the period between 2005

Germantown is a location of ―naturally occurring‖

single-family attached home (townhouses and

and the first half of 2007, except for the median

workforce housing. That is to say, households

plexes).

sales price of existing single-family attached

earning workforce incomes5 can afford the median

A median-priced (about $255,000) new

homes (townhouses and plexes), which increased

priced single-family home or condominium in

condominium during the same period would

from $323,000 in 2005 to $333,000 in the first

Germantown.

have been affordable to a household earning

half of 2007. The cost of a single-family detached

In the Germantown planning area during the first

about $64,200. At slightly more than $263,900,

home in Germantown had a median sales price of

half of 2007, purchase of a new single-family

the median sales price of existing

$769,125 in 2005 and $664,575 in the first half

detached home at the median price ($664,575)

condominiums requires a household income of

of 2007. The median sales prices for new single-

required an annual household income of more

about $66,500.

family attached homes in Germantown in 2005

than $167,000 and purchasing an existing

In the Germantown planning area, the median

was very low, because it included sales of

single-family detached home at the median

sales price of existing condominiums has been

moderately-priced dwelling units.

price ($545,000) required an annual household

slightly higher than the median price of new

income of more than $137,300.

condos since 2006. This indicates that the

An annual household income of less than

existing condominiums are a desired housing

$84,000 could afford the median-priced existing

option for workforce families.

Figure 10: Home sales by structure type Median Sales Prices

2005 Germantown

2006

County

Germantown

1st Half of 2007

County

Germantown

County

New single family detached

$769,125

$775,218

$806,850

$881,600

$664,575

$1,159,695

Existing single family detached

$580,000

$530,000

$610,000

$552,500

$545,000

$557,875

New single family attached

$138,696

$499,375

$450,000

$526,680

Existing single family attached

$323,000

$340,000

$337,000

$356,750

$333,000

$365,000

$353,645

$254,900

$391,900

$254,900

$429,500

$279,900

$267,550

$296,595

$263,902

$295,000

New Condos Existing Condos

$265,000

$491,353

5

Montgomery County defines workforce incomes as those between 80 percent and 120 percent of Washington DC Metro’s Area Median Income (AMI). The Washington Metro AMI was $94,500 for a 4-person household in Fiscal Year (FY) 2007 (HUD, 2007). GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 22

New & Used Single Family Detached & Attached Homes New & Used Condos - Combined

New Single Family Detached Homes

Existing Single Family Detached Homes

New Single Family Attached Homes

Existing Single Family Attached Homes

New Condos

Existing Condos

Germantown Countywide Germantown Countywide Germantown North Bethesda Wheaton Silver Spring Takoma Park Countywide Germantown North Bethesda Wheaton Silver Spring Takoma Park Countywide Germantown North Bethesda Wheaton Silver Spring Takoma Park Countywide Germantown North Bethesda Wheaton Silver Spring Takoma Park Countywide Germantown North Bethesda Wheaton Silver Spring Takoma Park Countywide Germantown North Bethesda Wheaton Silver Spring Takoma Park Countywide

2005 Median Sales Price $350,000 $460,003 $265,000 $280,900 $769,125 $1,175,000 $737,424 $939,463 $538,500 $775,218 $580,000 $620,000 $419,000 $535,000 $415,500 $530,000 $138,696 $648,041 $539,920

#Units 2,094 16,731 816 6,029 75 5 16 2 2 751 512 332 1,411 275 340 9,757 19 9 35

2006 Median Sales Price $355,000 $485,000 $265,000 $302,950 $806,850 $1,272,100 $1,020,000

# Units 1,507 12,490 840 4,750 30 10 17

$1,055,000 $881,600 $610,000 $591,250 $450,000 $540,000 $450,000 $552,500 $450,000

2 520 363 266 1,072 245 276 7,497 4

$609,465

3

First Half of 2007 Median Sales Price $350,000 $489,900 $263,900 $307,500 $664,575 $1,295,500 $885,000

Units 626 5,228 387 2,404 2 4 7

Approx. HH income req'd. in 2007 $88,200 $123,455 $66,503 $77,490 $167,473 $326,466 $223,020

$650,000 $1,159,695 $545,000 $619,500 $448,000 $575,000 $465,000 $557,875

1 157 155 126 421 99 103 3,234

$163,800 $292,243 $137,340 $156,114 $112,896 $144,900 $117,180 $140,585

$854,805

10

$215,411

$499,375 $323,000 $645,750 $339,950 $520,750 $290,500 $340,000

507 1,488 100 216 18 26 5,716

$526,680 $337,000 $630,000 $385,200 $550,000 $320,000 $356,750 $254,900

92 1,110 59 172 21 34 4,134 94

$491,353 $333,000 $622,500 $427,000 $579,700 $340,000 $365,000 $254,900 $440,000

107 469 50 79 12 9 1,730 17 153

$123,821 $83,916 $156,870 $107,604 $146,084 $85,680 $91,980 $64,235 $110,880

$284,886 $269,000 $353,645 $265,000 $329,900 $260,000 $272,500 $205,500 $279,900

33 4 340 816 1,060 180 116 52 5,689

$350,450 $241,750 $377,378 $267,550 $334,950 $270,000 $320,985 $239,500 $296,595

136 2 500 746 558 143 287 24 4,250

$334,033

63

$84,176

$429,500 $263,902 $332,950 $287,500 $329,950 $241,400 $295,000

348 370 274 50 186 30 2,056

$108,234 $66,503 $83,903 $72,450 $83,147 $60,833 $74,340

Figure 11: Incomes required for median-priced homes

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 23

Figure 12, far left: Rental market areas Figure 13, left: Location of rental properties and group homes Figure 14, below: Rental properties within Sector Plan area

1-Bedroom Units Name The Hamptons Middlebrook Square Oak Mill II Pinnacle at Town Center Fox Run Elms at Germantown Milestone Rolling Hills Apartments Oak Mill Apartments Totals

Type Garden Towns Garden Garden Garden Garden Garden Garden Garden

Year built 1980 1973 2001 2001 1991 2005 1998 1985 2001

Number 496 0 48 76 56 42 252 0 68 1,038

Low Rent $915 NA $860 $1,170 $1,129 $1,225 $1,115 NA $860

2-Bedroom Units High Rent $915 NA $1,140 $1,400 $1,149 $1,445 $1,200 NA $1,140

Number 272 75 75 176 118 207 264 440 140 1,692

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

Low Rent $1,140 BMR $1,140 $1,380 $1,299 $1,340 $1,300 $1,100 $1,140

3-Bedroom Units High Rent $1,220 BMR $1,395 $1,810 $1,319 $1,780 $1,400 $1,200 $1,395

Number 0 0 0 31 0 11 60 0 0

Low Rent NA NA NA $1,700 $0 $1,660 $1,575 NA NA

High Rent NA NA NA $1,755 $0 $1,940 $1,595 NA NA

102 TECHNICAL APPENDICES 24

Rentals

the below-market-rent units in Middlebrook can be

amount translate into significant rent increases.

targeted for protection, the units in the Hamptons

For example, the average turnover rate for

The Montgomery County Department of Housing

are more vulnerable to pressure for higher rents,

efficiency apartments in Germantown increased at

and Community Affairs (DHCA) licenses rental

condo conversion, or other redevelopment

an annual rate of approximately four percent,

apartments and conducts annual surveys to

schemes.

which increased the monthly rent from $644 in

7

determine rental vacancy rates and turnover rents

2000 to $844 in 2007. The Department of

for the various market areas and produces the

While the Housing Opportunities Commission

Housing and Community Affairs (DHCA) sets rent

annual DHCA Rental Apartment Vacancy Report.

(HOC) has the right of first refusal for any

increase ―guidance,‖ only.

The study area is within the larger Germantown-

multifamily property built before 1981, there is no

Gaithersburg Market area.

guarantee that the HOC will be able to purchase

Income Needed

units when they become available. For this Rental Supply

reason, a policy of no net loss of affordable units is

In 2007, the average turnover rents in the

needed to ensure that the Germantown planning

Germantown market area remained relatively

Nine rental complexes are within the Sector Plan

area maintains a stock of affordable rental units

affordable to moderate income households.8 For

area providing a total of 2,832 units: 1,038 one-

for the years to come.

example a three-bedroom apartment in this area

bedroom units, 1,692 two--bedroom units, and 102 three-bedroom units. In the Rental Properties

rented for an average of $1,429, monthly, which is Turnover Rents

table, Figure 14, the rent ranges are given for the

affordable to households earning approximately $56,200, annually. During the same period, a 4-

apartments in the study area. Only Middlebrook

―Turnover rents‖ are the rents charged to new

bedroom apartment rented for an average of

Square‘s exact rents are unknown, because all 75

tenants after an apartment has been vacated and

$1,566, which is affordable to a household

are subsidized and are referred to only as below-

rerented (turned over). The average turnover rents

earning approximately $62,640 annually. Many

in the Germantown market area are lower than the

rents include utilities, but when the rents do not

countywide turnover rents for apartments with the

include utilities, housing costs may be too

On average, Germantown rents are more

same number of bedrooms. This has been true

expensive for these income levels. Figure 16

affordable than Countywide, primarily due to the

since 2000.

shows the impact on affordability, with and without

market-rent

units.6

age of the units. Approximately 45 percent of the

utilities.

properties were built before 1981. Age is also an

The industry standard is a 3.5 percent rent

indication that these same units may be ripe for

increase annually. Even small increases over that

substantial rehabilitation or redevelopment. While

8 7

6For

the purpose of this report, the units in Middlebrook Square are assumed to have two bedrooms.

The ―year built‖ data in Figure 3 should be considered to be approximate, because the date information sometimes reflects the date of substantial rehabilitation or modification, instead of the date of the original building construction.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

Generally, an apartment is considered affordable if the cost of monthly rent and utilities, annualized, do not exceed 30 percent of the (gross) annual household income. (HUD, http://www.hud.gov/offices/cpd/affordablehousing/) TECHNICAL APPENDICES 25

Figure 15: Germantown turnover market rents

Household Size

Maximum Income

1

$43,000

2

$49,000

3

$55,500

4

$61,500

5

$66,500

Number of Bedrooms (BR) in Unit

Rent

Approximate Income Needed if Rent includes Utilities

Approximate Income Needed if Utilities are Extra

Efficiency

$844

$33,760

$36,461

1-BR

$1,051

$42,040

$45,403

2-BR

$1,224

$48,960

$52,877

3-BR

$1,429

$57,160

$61,733

4 or More BRs

$1,566

$62,640

$67,651

Figure 16: Minimum income required for rents to be affordable in Germantown

Figure 17: MPDU income limits for renters, 2007

Figure 18: Germantown-Gaithersburg Market area vacancy rates 2000 to 2007 GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 26

The ―incomes needed‖ from Figure 16 are within

efficiency apartments and one-bedroom

senior housing9 rental units, while all units at

the income ranges of the MPDU program, shown in

apartments, but was relatively loose for three- and

Kings Crossing are for-sale age-restricted MPDU

Figure 17. Additionally, in 2007, to qualify for

four-bedroom apartments. This indicates that one-

condos. The senior housing projects consist of two

MPDU rental units, a household‘s income must be

bedroom units and efficiencies are in demand,

rental facilities that provide a total of 223

at least $30,000, annually, and the maximum

and that one- and two-person households are

independent living units and four group homes

incomes are based on numbers of persons in the

attracted to rentals in Germantown. On the other

that provide a total of 24 assisted-living beds.

household.

hand, three and four-bedroom units in

Currently, there are no senior living facilities for

Germantown had relatively high vacancy rates at

sale or for rent within the study area proper. One

Vacancy and Turnover Rates

6.1 percent and 8.9 percent, respectively.

project however is approved but not built.

Vacancy rates are the percentage of time out of a

One of the factors affecting the vacancy rates for

Senior-living ownership opportunities in

given year that an apartment did not bring in rent.

the large apartments is the high amount of rent

Germantown include 110 age-restricted MPDU

Generally, a 5-percent vacancy rate indicates a

being charged for those units. Households that

condominiums in the Kings Crossing facility, where

relatively tight rental market. Countywide, the

need three or four bedrooms may not want to

one-, two-, and three-bedroom garden

vacancy rate remained tight (4.7 percent) in 2007

spend as much or more on rent than they would

condominiums range in price from $149,900 to

(DHCA 2007 5). The Germantown-Gaithersburg

on a mortgage. Another factor affecting the

$169,900. Assuming that homeowners put at least

market area had a higher vacancy rate than the

vacancy rates for large units is the much larger

ten percent down, the annual household income

County (6.0 percent and 4.7 percent, respectively).

demand for smaller units in the Germantown area.

needed to afford a senior condominium at King‘s

Over a third of apartments in Germantown ―turned

In other words, the market for smaller units does

Crossing is between $40,000 and $50,000.

over‖ in 2006 to 2007.

not offer any ―spillover‖ demand for larger units. If

Properties that offer independent living

a household is in the market for a one- or two-

opportunities are subject to the MPDU ordinance,

DHCA reported that the Germantown–

bedroom unit, it is unlikely that it would be willing

and all three of the independent living facilities

Gaithersburg market area had the highest

to pay for a three- or four-bedroom unit, just

listed in Figure 23 meet or exceed the MPDU

turnover rate in the County, with 35.7 percent of

because it was vacant.

requirement.

the rental units changing tenants from April 1, 2006, through March 31, 2007. The County

Senior Housing

turnover rate during the same period was 31.2 percent.

Existing Situation Churchill Village and Clopper Mill Village provide

Of the various unit sizes (numbers of bedrooms), the 2007 Germantown market area was tight for

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

9

Senior housing is a term that covers housing that is age-restricted and serves those persons either 55 or 62 years of age and older. Agerestricted independent living properties, often called "Active Adult Communities," serve households with at least one adult over 55 years of age. Many other senior housing facilities serve only those over 62 years of age. See Appendix A for a glossary of senior housing terms. TECHNICAL APPENDICES 27

Facility Name

New Covenant Village** Willow Manor at Clopper‘s Mill Foreman‘s Place Warm Heart Family Assisted Living Golden Age Retirement Home R & W Eldercare Services

Type Independent Living Independent Living * Assisted Living * Independent Living Independent Living Assisted Living Assisted Living Assisted Living Assisted Living

King‘s Crossing

Independent Living - MPDU

Churchill Senior Living

Totals

Number of Units/Beds Rental Ownership 121 133 46 88 102 4 5 7 8

Figure 19, above: Germantown population, 2005 and 2030 Figure 20, left: Senior housing in Germantown

110 514

110

*Approved July 17, 2008; unbuilt **2007/2008 construction, now being leased

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 28

Senior Housing Definitions Active Adult Communities

These age-restricted communities comprise a variety of housing types, including a sizable number of single-family units, for healthy and mobile residents over the age of 55. They include recreational facilities, such as swimming pools, tennis courts, a clubhouse or golf courses, though some may feature business centers.

Aging in place

Older residents remain in the same non-age-restricted homes and communities of their younger-adult years and rely on services delivered to the home, if required. Such services may include Meals on Wheels, help with housekeeping and shopping, home health aides, visiting nurses, and similar supportive options.

Assisted living

Designed for adults who need help with the basic activities of daily living, such as bathing, dressing, and mobility. Most facilities offer three meals per day, assistance with personal care, and a variety of activities.

Continuing Care Retirement Community (CCRC)

CCRCs offer more than one level of care with the expectation that residents will move freely from one level

to another as their needs change. CCRCs facilitate moves between levels of care if space is available at another level. (See ―Life Care,‖ below.) Group home

A residence for up to 15 people designated as disabled or senior. Residents typically have rooms rather than full dwelling units and receive care similar to assisted living.

Household

A household may consist of a single person or two or more persons sharing living quarters.

Independent living facilities

Designed for healthy older adults, independent living communities vary in the amount of service offered, with some providing primarily maintenance, lawn care, security, some social or wellness programs, and transportation. Most buildings are constructed to accommodate physical disabilities.

Life Care

is a term used interchangeably with CCRC. In life care, residents are guaranteed the ability to move from one level of care to another as necessary, often with little change in financial arrangements. (See ―CCRC‖, above.)

Naturally Occurring Retirement Community (NORC)

In the U.S. Department of Health and Human Service‘s 2004 report, Supportive Services Programs

in Naturally Occurring Retirement Communities, NORCs are defined as communities or buildings not designed specifically for older people, but which naturally ―evolved in such a way that a large proportion of residents are older.‖ Nursing home

A facility that offers skilled nursing care. Residents have ―beds‖ rather than apartments. There are fewer private rooms than in other forms of housing. Nursing homes are rarely age-restricted, although a large percentage of residents are 65 and older.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 29

The 2005 population of the Germantown area

residents age 55 and over plan to remain in their

enable residents to stay in their own homes as

included about 10,000 residents 55 years of age

current residence for the rest of their lives.‖

they age.

or older—only about 11 percent of the population.

Another important finding was that most of the

Provide assisted-living facilities and nursing

By 2030, the forecast is for over 25,000 residents

residents 55 years of age or older who are working

homes. Currently there are only 24 assisted-

55 years of age and older, and that will be about

do not plan to retire. The Senior Housing Update

living beds in four different facilities in or near

27 percent of the population. The number of

(2006)11 inventoried the existing supply of senior

the study area (Figure 20).

persons 65 years of age and older will swell from

housing and compared the supply by type. Since

Ensure that new residential construction

3,329 in 2005 to 14,130 in 2030. The number of

2000, there has been a countywide increase in

includes efficiencies and 1-- and 2-bedroom

persons 75 years of age and older will increase to

independent-living units, while there has been a

rental units with elevators, sited within

about 4.5 times its 2005 level, from 1,231 in

net loss of affordable assisted-living units.

walkable mixed-use community, with services

2005 to 5,477 in 2030. The vast majority want to

to ensure that workers of varying ages and

stay in their own homes, according to recent

To allow Germantown‘s aging residents to stay as

abilities can live independently as long as

studies.

independent as they wish for as long as possible,

possible.

they will need assisted-living options, such as the Naturally occurring retirement communities

following:

Moderately Priced Dwelling Units (MPDUs)

(NORCs) evolve when clusters of seniors stay at home and age in place. Staff analysis revealed

Ensure that all new multifamily housing

Since the MPDU program began in earnest in

that 495 properties have been in the same

construction offers first-floor at-grade ingress

1976, over 12,400 MPDUs have been produced,

ownership for 20 years or longer. Three relatively

and egress, together with other accessibility

with over one-fourth of them built in Germantown.

large clusters of such properties appear outside

features.

MPDUs constructed before 1995 have expired,

the study area: Churchill, Gunners Lake Village,

Decentralize supportive services. Visiting

unless the County, HOC, or another not-for-profit

and Fox Chapel. One cluster appears within the

nurses, grocery and pharmacy home

housing provider purchased the units and kept

study area in Meadowbrook Estates.

deliveries, etc., are another example of

them affordable. 12 MPDUs tend to remain

community supportive services that can

relatively affordable after the control period

Research Findings

expires, largely because these units are typically smaller than market-rate units. Since 1983,

The 55+ Housing Preference Survey (2005) 10 revealed that a ―majority of Montgomery County 10

http://www.mcparkandplanning.org/housing/ studies/housing%20_55.pdf. The survey, conducted by REDA, International, was conducted in 2004, and published in 2005. The telephone survey was designed to determine the housing

needs and wants of those 55 and older in Montgomery County. Over 16,000 random telephone calls yielded over 1,200 completed interviews. The over 200 variables in the survey have been compiled into a database by Research & Technology Center staff to be used in planning and policy analysis. 11 http://www.mcparkandplanning.org/research/ documents/SeniorHousing-Final.pdf.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

12Many

of the MPDUs built in Germantown have expired, because the control periods were very short (10 years or less) for the first 25 years of the program. In 2001, the 10 year control period was modified to reset if an MPDU was sold within the control period. It was not until April 1, 2005, that the 30year and 99-year control periods went into effect for ownership and rental MPDUs, respectively. TECHNICAL APPENDICES 30

Figure 22, above left: MPDUs built since 1985 in Germantown Figure 23, above: Expiration profile of MPDUs Figure 24, below left: HOC MPDUs in Germantown by structure type Figure 25, below: MPDU income limits, March 2008

Household Size

Structure Type

1

2

Single-Family Detached

3

4

5

Totals

5

37

1

43

24

Townhouse

6

53

195

Garden Apartment

3

53

11

High Rise Totals

278 67

5

5

9

111

211

61

1

2.3%

28.2%

53.7%

15.5%

0.3%

1 2 3 4 5

Maximum Income MPDU Rentals MPDUs For Sale $45,000 $48,500 $51,500 $55,500 $58,000 $62,500 $64,500 $69,500 $69,500 $75,000

393

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 31

approximately 1,100 MPDUs have expired in the

In Germantown, affordable workforce housing

employees. Employers in Germantown should be

Germantown area. At the end of 2007, there were

should be in the Town Center for many reasons,

urged to participate in such programs.

still 1,181 MPDUs in control periods: 788 MPDUs

including the fruition of a vision for the community

in DHCA control periods and 393 permanently

that spans four decades. However, any site in the

controlled by HOC.

study area that offers easy access to public transit, employment opportunities, and community

About 54 percent of HOC‘s MPDUs are 3-bedroom

services should be considered for workforce

units, about 28 percent are 2-bedroom units,

housing.

about 16 percent are 4-bedroom units or larger, and the remainder are 1-bedroom units. This mix

Because the workforce includes a wide spectrum

generally reflects the market-rate mix, as well as

of ages, abilities, and household types, units

the MPDUs in DHCA control periods.

should be accessible. In the past only buildings

The income limits for the MPDU program are now

with more than four stories were required to have

reset annually by the County Executive. MPDU

elevators, but for housing to meet the needs of

sales prices and rents are not to exceed 30

workers of all ages and abilities, elevators become

percent of the annual income of eligible

critically important, regardless of the number of

households.

floors.

Workforce Housing

Home Purchase Assistance

Germantown may have the most affordable

In addition to the MPDU and Workforce Housing

workforce housing within Montgomery County, and

Programs, Montgomery County offers households

preserving and increasing affordable workforce

the opportunity to participate in a variety of

housing will be key to Germantown‘s future. In

financial programs to assist with housing

addition to its affordability, a primary assumption

affordability. Special attention is given to the

behind the concept of workforce housing in

―House Keys for Employees‖ program, in which

Montgomery County is that it can help households

The Maryland Department of Housing and

save money by reducing dependence on personal

Community Development offers a dollar-for-dollar

automobiles through proximity to transit or one‘s

match for an employer‘s contribution for down-

employer.

payment or closing-cost assistance to eligible

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 32

RENTAL PROGRAMS

HOUSEHOLD INCOME LEVELS SERVED

HOME-Funded Rental Housing

At a minimum: 20% HOME units – HHs up to 50% AMI

2008 AMI FOR WASHINGTON DC METRO $99,000 $49,500

70% HOME units – HHs up to 60% AMI

$59,400

10% HOME units – HHs up to 80% AMI

$79,200

At a minimum: 90% HOME units – HHs up to 60% AMI

$89,100

10% HOME units – HHs up to 80% AMI

$79,200

Public Housing

HHs up to 50% AMI

$49,500

Housing Choice Vouchers

At a minimum: 75% vouchers – HHs up to 30% AMI

$29,700

25% vouchers – HHs up to 50% AMI

$49,500

Tenant Based Rental Assistance

Home Ownership Programs

Household Income Levels Served

American Dream Down Payment

Households up to 80% AMI

$79,200

HOC Closing Cost Assistance

1 and 2 person HHs may earn up to 100% AMI

$99,000

3+ person HHs may earn up to 115% AMI

$113,850

1 and 2 person HHs may earn up to 100% AMI

$99,000

3+ person HHs may earn up to 115% AMI

$113,850

Moderately-Priced Dwelling Units

Households up to approximately 60% of AMI

$59,400

Low-Income Housing Tax Credits

At a minimum: 20% units – HHs up to 50% AMI, or

$49,500

40% units – HHs up to 60% AMI

$59,400

CDBG-Funded Homeowner Rehab

Households up to 80% AMI

$79,200

House Keys for Employees 13

$5,000 from state and $5,000 from participating employer.14 1 or 2 person HHs up to $94,500; $94,500 to $108,675

HOC Mortgage Purchase Program

3+ HH up to $108,675. Other limits apply.

13

Maryland‘s House Keys for Employees program is administered by More House for Less and the State Department of Housing and Community Development (DHCD). Through the program, the State DHCD will match contributions dollar-for-dollar, up to $5,000, toward down payment and

closing costs from participating employers. The match is in the form of a zero percent deferred loan, which is repayable upon sale or transfer of the home or at the time of payoff or refinancing. 14 Maryland Department of Housing and Community Development (DHCD). www.morehouse4less.com.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 33

Churchill Town Sector

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 34

APPENDIX 5:

CHURCHILL TOWN SECTOR

About 300 acres of the Germantown Employment

towns shall contain… all the residential,

Many provisions of the town sector zone are

Area Sector Plan falls within the 1,554-acre

commercial, community and industrial facilities

unique. For example, a minimum of 1,500 acres is

Churchill town sector area (see map, opposite),

needed to make possible a town that is reasonably

required for any application for the zone; all uses

Because of the comprehensive nature of the town

self-sufficient for all purposes, except major

are permitted; there are no FAR maximums; and

sector (TS) zone, recommendations for TS-zoned

employment and central business district

there are no minimum lot sizes, setbacks or height

properties within the Sector Plan area must

shopping‖ (Sec. 59-C-7.21). The following are

limits.

include consideration of the entire Churchill town

considered ―mutually interdependent

sector community. Additionally, staff has reviewed

requirements‖:

the 2,435-acre town sector in Montgomery Village for potential impacts, as the Village is the only

Constraints include limits on the total area for certain specified uses and on population:

Self-sufficiency (to include all desirable and

commercial uses are permitted to occupy up to ten

other place in the County where the town sector

a.

necessary commercial, employment, cultural

percent of the area; industrial and major

zone has been applied.

and recreational facilities)

employment facilities are permitted up to six

Diversity (to provide a variety of residential

percent; and not less than ten percent open space

This section includes an updated accounting of the

structure types, layouts, and rental and

is required. Population constraints are based on

current land uses and population in the Churchill

purchase prices)

calculations included in the zone, rather than by

Density (to be urban rather than rural in order

the resident population. No application for

recommendations for the part of the Churchill

to facilitate travel and efficient use of public

rezoning is to be granted until 50 years after the

town sector that falls within the Sector Plan area,

utilities, but with large amounts of open land

grant of the town sector zone.

and a discussion of potential amendments to the

for recreational and scenic purposes)

b.

and Montgomery Village town sector areas,

town sector zone that have been considered

c.

d.

during the preparation of this Plan. e. The Town Sector Zone

Transportation facilities (to be sufficient to

The population calculations and limits are unlike

serve the anticipated total population)

those found in other zones. The overall population

Public utilities (to have existing or planned

is limited to 15 persons per acre based upon the

sewer and water)

total area of the town sector zone, and is calculated based upon dwelling types; actual

The town sector zone was initially approved on

The application of the zone is only appropriate for

(census) population is not considered. The factors

May 18, 1965 (C-1522), to facilitate the creation

land in identified corridor cities.

used for calculating the population for each

of the New Towns described in the General Plan.

dwelling type as described in the zone are:

As described in the Zoning Ordinance, ―(s)uch

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 35

count 3.7 persons per one-family detached

based upon the total area within the town sector

dwelling;

zone; except, that such planned population may

EXAMPLES

count 3.0 persons per townhouse;

be increased by an amount equal to the

POPULATION CALCULATION

count 3.0 persons per multi-family dwelling

population to be housed in moderately priced

that is less than five stories tall; and

dwelling units included in the development plan in

One-family

count 2.0 persons per multi-family dwelling

accordance with chapter 25A of this Code, as

that is five or more stories tall.

DUs

Factor

Pop.

detached

1,000

3.7

3,700

amended, provided that the total increase in

Townhouses

3,000

3.0

9,000

population does not exceed 22 percent of the

MF less than 5

For example, given a Corridor City of 1,500 acres,

population that would otherwise be permitted

stories

2,000

3.0

6,000

the total allowable population is first calculated by

(Sec. 59-C-7.25).

MF 5 or more

multiplying the total acreage (1,500) by the

stories

1,900

2.0

3,800

maximum allowed, 15 persons per acre, for a total

This differs from Chapter 25A (Housing,

Total

7,900

---

22,500

allowable population of 22,500. This 22,500 could

Moderately Priced) calculations where the

CALCULATION OF MPDUs

then be arranged in an unlimited number of ways

minimum required 12.5 percent MPDUs are

Market

MPDUs

Total

with various mixes of housing types, and the

included in the total (base) density. The sidebar,

units

(12.5%)

units

number of possible units can range from 6,081 (if

Calculations of MPDUs, shows the difference in

1,000 base

875

125

1,000

all units were single-family detached dwellings) to

1,000 base density units and 1,000 market units,

density units

11,250 (if they were all multi-family dwellings, five

each with 12.5 percent MPDUs.

1,000 market

1,000

143

1,143

or more stories tall). The Population Calculation

units

sidebar shows the calculations for one way the

Chapter 25A states that 12.5 percent of the total

allowable population could be arranged.

units must be MPDUs. Therefore, if 1,000 market units are permitted, 143 MPDUs are required, for

The town sector zone includes a provision allowing

a total of 1,143 units.

up to 22 percent moderately priced dwelling units (MPDUs) in excess of the 15 persons per acre

The town sector zone MPDU provision differs in

maximum; as the provision is written, it is

one other way. In most zones, a market rate bonus

calculated differently than the 22 percent bonus

density is offered when more than the minimum

density that is offered in other zones:

12.5 percent MPDUs are provided; the town sector zone does not include this provision (see excerpt

The population of the town sector zone must be

from Sec. 59-C-7.25, above, and Calculation of

planned so as not to exceed 15 persons per acre

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

In a 1,500-acre Corridor City, a population of 22,500 (1,500 X 15) is permitted. If all homes are townhouses (3.0 persons per townhouse), 7,500 market units are allowed. With the required 12.5% (1,072) MPDUs, a total of 8,572 units are built.

CALCULATION OF BONUS MPDUs Market

MPDUs

Total

7,500

1,650

9,150

8,888

1,569

10,457

units Town sector with

units

22% MPDUs Non-town sector with MPDU bonus TECHNICAL APPENDICES 36

Bonus MPDUs, sidebar). The charts below show

a higher number of MPDUs

the difference in this provision with more detail.

a lower number of market and total units

Initial town sector zoning, F-148,

a lower population per acre, and

approved October 1968

a lower density.

1,554 acres (just slightly above the

In comparing the town sector MPDU provisions to most other zones, the town sector 22 percent bonus results in:

Churchill:

1,500-acre minimum required) The town sector contains no apparent incentive for

A mixed residential-public-commercial

providing bonus MPDUs, though projects with

character

bonus MPDUs (in at least one case in excess of 22

In the Germantown corridor city and part

percent) have been approved in both Montgomery

of the I-270 employment corridor

Village and Churchill.

Developed by numerous entities Represented by numerous landowners

Two Town Sector Communities:

and home owner associations.

Montgomery Village and Churchill The table below, Comparing Zoning Maximums, The town sector zone applies to almost 4,000

shows the greater commercial area in Churchill,

acres within two areas of the County: Montgomery

and the Research and Development use that is

Village and Churchill. The two areas are similar in

approved on the development plan; this reflects

some respects, but they differ in others.

Churchill‘s proximity to the Employment Corridor

Chart: Town Sector with 22 Percent MPDUs

and Montgomery Village‘s slight removal from it. Montgomery Village: Initial town sector zoning, E-327,

Churchill‘s larger percentage of open area is largely due to the surface area of Lake Churchill.

approved August 1965

Chart: Non-Town Sector MPDUs with 22 Percent Bonus

2,435 acres

The second table below, Comparing Populations,

A mixed residential character

updates and compares the existing and approved

Partly within the Gaithersburg corridor

housing types and populations of Montgomery

city; adjacent to commercial and

Village and Churchill. The existing population

employment areas near MD 355 and I-

density in both Montgomery Village and Churchill

270

has been debated and examined at length. In

Developed by one entity

2005 and 2006, Montgomery Village residents did

Represented by the Montgomery Village

an extensive study of their population and

Foundation

provided it to the community, staff and interested

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 37

developers. Staff used these corrections in their

Comparing the two communities, staff observes

findings for a proposed mixed-use project

about five percent more single-family detached

(820060400), but the corrections will not appear

units and almost 15 percent more townhouses in

on a Development Plan until the plan in amended

Montgomery Village than in Churchill, and about 14 percent more low-rise apartments in Churchill.

In Churchill, staff conducted an inventory of all

Because none of the recommended high-rise units

land uses as part of the Germantown Employment

have been built in Churchill, a comparison is

Area Sector Plan update, and found errors in the

unequal; 4.8 percent exist in Montgomery Village

total acreage, land uses and population; this staff

and 10.5 percent have been recommended in

inventory is being used in this report, above and

Churchill, but none exist today.

below, but as noted previously, they differ from past Development Plans. Staff is including MPDUs as a separate item in this calculation, which was done for the first time by Montgomery Village residents as part of their study, and has not been done for Churchill until now. Comparing Zoning Maximums, Montgomery Village and Churchill Montgomery Village – existing * - Approved, unbuilt

Acres

Commercial (10% max)

Industrial/Major employment (6% max)

Open space (10% min)

2,434.8

43.1

0

696.8

0

0

0

-

Percent

1.8%

0.0%

28.6%

-

Max allowed (min req)

243.5

146.1

(243.5)

-

Remaining (above min)

200.4

146.1

(453.3)

75.8

0

745.2

Churchill – existing ** - Approved, unbuilt

1,554.0

0

75

0

-

Percent

4.9%

4.8%

48.0%***

-

Max allowed (min req)

155.4

93.2

(155.4)

-

Remaining (above min)

18.2

(356.5)

79.6 *From Montgomery Village DPA 02-2, corrected April 7, 2006 ** Staff calculations; several errors found in current and past Churchill DPAs ***Includes Lake Churchill ( 17.3% belongs to WSSC)

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 38

Comparing Populations: Montgomery Village and Churchill Total Market units

Population

MPDUs

Population

Total units

Population

Montgomery Village: 2,434.8 acres X 15 persons per acre = 36,522 total permitted population* 36,522 – 36,285 = 237 remaining population - One-family detached (X 3.7)

2,102

7,778****

0

0

2,102

7,778

-

Townhouses (X 3.0)

5,736

17,208

745

2235

6,481

19,443

-

Multiple family < 5 stories (X 3.0)

3,387

10,161

26

78

3,413

10,239

-

Multiple family 5 or more stories (X 2.0)

569

1,138

32

64

601

1,202

11,794

36,285

803

2,377

12,597

38,662

Montgomery Village (total existing, recommended, approved) Churchill:

1554.0 acres X 15 persons per acre = 23,310 total permitted population** 23,310 – 19,395 = 3,915 remaining population - One-family detached (X 3.7)

827

3,060****

0

0

827

3,060

-

Townhouses (X 3.0)

2,314

6,942

299

897

2,613

7,839

-

Multiple family < 5 stories (X 3.0)

2,697

8,091

241

723

2,938

8,814

-

Multiple family 5 or more stories (X 2.0)***

651

1,302

94

188

745

1,490

6,489

19,395

634*****

1,808

7,123

21,203

Churchill (total existing, recommended***, approved)

*Source: MVF and residents calculations; confirmation should made at time of next DPA ** Source: Staff inventory and HOC GIS data files; confirmation should be made at time of next DPA. ***1989 Germantown Master Plan and 1992 Town Center Design Study; unbuilt ****Rounding differences noted from previous calculations *****HOC data indicate that about 308 of these units expired between 1985 and July 2008

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 39

Churchill Town Sector

As approved in 1968 (F-148), Churchill would

development, and the minimum requirement for

include a broad mix of housing types, schools and

green area has been generously met. The current

Part of the Churchill town sector area falls within

recreational areas, plus 109 acres of commercial

land use mix is summarized in the table below,

the current Sector Plan area, and part falls outside

uses, 75 acres of industrial uses, and a 100-acre

Churchill Town Sector Land Use Mix, 2008.

of it (see map at the start of this section); the latter

University Science Center. Under that original

area is largely developed with residential uses,

approval, Churchill met the self-sufficiency goal of

This table includes details of the acreage of each

and will continue to be guided by the 1989

the zone, but much of that proposal has never

housing type as a percentage of the area, rather

Germantown Master Plan. Below, a brief history

been realized—there is no University Science

than by unit count; this information appears on

and summary of the entire Churchill area is

Center, industrial park or dense Central Business

each development plan. Since its inception, an

followed by detailed information about the town

District with high-rise housing. (Some of the details

important goal of the town sector zone has been to

sector properties that fall within the current Sector

of the zoning cases, along with earlier master plan

provide a mix of dwelling types; Churchill has

Plan area. Calculations that include the Draft Plan

recommendations, from 1966, 1974 and 1989,

struggled to attain this mix. The following table,

recommendations are shown in the latter section

and development plan approvals will be included

Comparing Germantown Housing, 1968 and 2008,

only.

in discussions of individual properties, where they

shows the housing types proposed in 1968 and

are pertinent to current recommendations.)

the housing that now exists.

The 1,554.00413-acre Churchill town sector area

Today, the Churchill town sector area has a mixed

Since 1968, developers have built fewer dwelling

has been created through three zoning cases:

residential, public and commercial character; it

units than was approved in the original zoning

includes the Germantown Town Center, with

case, and they have built housing types that have

F-148

shopping, restaurants and offices, plus BlackRock

a lower density per acre. As a result, there is little

October 1968

Center for the Arts, the Germantown Library, the

remaining land intended for residential use. In

1,504.0923 acres

Upcounty Services Center, and the Churchill Village

addition, none of the 2,600 proposed high-rise

residential area, as designated in the 1989

multi-family units have been built. Because the

F-923

Germantown Master Plan. About 76 of the 109

population formula assumes a lower population

September 1974

acres of original commercial uses have been

count for high-rise multi-family dwellings, the

25.17183 acres

realized, and a 75-acre industrial area now

remaining population is lower than it would have

appears as a Research and Development Campus

been under the original mix. These market forces

G-742

on Churchill‘s approved development plan, though

have resulted in a lower-than anticipated number

October 1997

it has not been built. The maximum percentage

of homes, a more sprawling character and a

24.74 acres

limits for commercial, industrial and major

narrower mix of unit types than envisioned. It is

History and Summary

employment uses are not constraining

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 40

Churchill Town Sector Land Use Mix, 2008 Land Use Residential

Private owners

Quasi-public,

(acres)

non-profit

Public owners

Acres

411.204

Percentage

411.204

Max % (min %)

26.5%

Subtotals: SFD

167.624

167.624

10.8%

SFA

97.195

97.195

6.3%

MF – low-rise

146.385

146.385

9.4%

MF – high-rise

0.0%

Commercial

75.782

75.782

4.9%

10%

Industrial/Major empl.*

75

75

4.8%

6%

10.998

0.7%

Churches

10.998

Public Uses

7.729 Subtotals: Utilities

55.321

63.05

4.1%

7.729

7.729

0.5%

Schools

40.013

40.013

2.6%

BlackRock Center for the Arts

1.13

1.13

0.1%

Upcounty Services Center

5.451

5.451

0.4%

Library and future park

8.727

8.727

0.6%

Open Space

233.25

269.409

242.54

Subtotals: Parks

242.54

Lake Churchill (WSSC)

269.409

HOA, private rec, open space

233.25

Major Roads** Totals

745.199

795.236

288.136

48.0%

(10% min)

242.54

15.6%

269.409

17.3%

233.25

15.0%

172.77113

172.77113

11.1%

470.63213

1,554.00413

100.0%

*Approved, unbuilt ** No SDAT information available. Based on total TS acres minus total SDAT and/or GIS acres.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 41

Comparing Churchill Housing: 1968 and 2008 1968 proposal (DUs)

1968 percentage

2008 existing (DUs)

2008 percentage

One-family detached

800

9.8%

827

13.0%

Townhouses

2,500

30.5%

2,613

41.0%

Multiple family < 5 stories

2,300

28.0%

2,938

46.1%

Multiple family 5 or more stories

2,600

31.7%

0

0.0%

Total

8,200

100.0%

6,378

100.1%*

*Rounding results distort total Churchill Housing Details: Existing, approved and master planned* Market units

Percentage

MPDUs

Percentage

Total units

Total Percentage

One-family detached

827

11.4%

0

0.0%

827

11.4%

Townhouses

2,314

32.0%

299

4.1%

2,613

36.1%

Multiple family < 5 stories

2,697

37.3%

241

3.3%

2,938

40.6%

Multiple family 5 or more stories**

745

10.3%

107

1.5%

852

11.8%

Total existing, recommended**, approved

6,583

91.1

647***

8.9%

7,230

100.0%

* Source: Staff inventory and HOC GIS data files; confirmation should be made at time of next DPA. **Recommended (1989 Germantown Master Plan and 1992 Town Center Design Study) but unbuilt ***HOC data indicate that about 308 of these units expired between 1985 and July 2008 also creating pressure to allow housing in areas

Churchill Town Sector Properties within the

Town Center and West End

Germantown Employment Area Sector Plan

Properties in the Town Center and West End were

planned for major employment uses.

added to the town sector zone in 1968, 1974, and About 300 acres of the Churchill town sector is

1997. In 1968, most of this area was designated

The second housing table, Churchill Housing

included in the current Sector Plan. The properties

as the central business district (CBD) area of the

Details, provides a breakdown by type of dwelling

will be described in the order in which they appear

Churchill town sector, encompassing the main

units and by MPDUs that are approved, built or in

in the Draft Plan: the Town Center and West End

commercial uses together with some of the

the 1989 and 1992 Germantown plans, by

followed by the North End.

recommended high-rise residential units. The

percentage of unit type. Almost half of the MPDUs

1974 and 1997 zoning additions have been

shown are no longer controlled.

consistent with this vision, but the construction has been more modest than the vision.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 42

Area 1 (see numbered map, below), is the site of

for employment. As part of the transit area, these

rise market rate housing units remain, with MPDUs

the future Town Center CCT stop. This area, which

two blocks are now recommended for further

added, as above.

currently contains a commuter parking lot and

development of mixed commercial uses,

several pad sites, is planned for a mix of office,

entertainment and housing up to 2.0 FAR with

Area 4, included in the 1968 zoning approval,

retail and residential uses at 2.0 FAR, with

structured parking. As above, the area will remain

contains the Upcounty Services Center,

commuter parking moving into a structure on the

as commercial acreage, with 100 units of high-rise

Germantown Commons Shopping Center, several

site. In 1997, at the time of rezoning, a proposal

market-rate housing plus MPDUs.

pad sites and across Germantown Road, the

that is similar to the current recommendations

Germantown Square Park and part of a car wash.

was included for review, but not approved. Under

Area 3, part of the 1968 and 1974 zoning

Redevelopment of the shopping center at 0.5 FAR

the town sector zone limits, this area is expected

approvals, contains the Germantown Library,

with up to 40 percent housing is recommended.

to remain counted as commercial acreage with

several hundred townhouses and apartments,

Staff recommends up to 135 low-rise multi-family

500 units of high-rise market-rate housing, and

Safeway, Euromotors and other retail and office

market-rate units, plus MPDUs, for this area.

12.5 to 22 percent MPDUs.

uses. In the 1974 Germantown Master Plan, this area was designated as a regional and office

Area 5, also part of the 1968 rezoning, contains a

Area 2, also part of the 1997 zoning application,

commercial area with a library and a common

church, housing, offices and warehouse

currently contains a hotel and cinemas with

green. A 1997 development plan amendment

commercial uses. The area contains smaller

surface parking. Prior to the rezoning, the 1989

changed this area to mixed use; current

properties and has a limited amount of vacant

Germantown Master Plan recommended this area

recommendations continue to reflect mixed use.

land. The 16.5 acres of commercial properties are

2 5

3

1

4

Fewer jobs and high-rise housing

expected to remain as commercial uses; partial

units have been developed in this

redevelopment up to 0.5 FAR is recommended.

area than have been planned.

The church and housing is expected to remain. A

When the commercial portion of

past approval for 124 market-rate housing units

this area redevelops, higher

plus MPDUs on the church property has been

densities, to 1.0 FAR, are

retained.

recommended. Under the town sector limits, this area remains

North End

counted partially as commercial

The Far North Village property was included in the

and partially as residential. From

town sector application in 1968, with 75 acres

past recommendations, 245 high-

recommended for industrial uses. A 1973

Churchill Town Sector Properties in the Town Center and West End GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 43

development plan amendment, reflected

Since 1968, the property has not been developed;

in the 1974 Master Plan, changed the

it currently contains a driving range. Staff

uses in this area to residential (179

continues to recommend that up to 75 acres of

single-family detached units and 225

the property be developed, and as it is adjacent to

townhouses) with a school and a park.

both a future transit stop and I-270, considers this

Subsequently, DPA 83-3 again changed

an important site for employment in Germantown.

the 75 acres to a 2.7 million square foot

This recommendation includes 1.5 million square

Research and Development Park, but

feet of R&D and major employment, with the

traffic was limited to the prior residential

potential for that to include a hotel and a limited

approval. With DPA 89-3, the proposal

amount of retail. To allow a broader mix of uses at

was modified to permit only 1.3 million

transit and for compatibility with the adjacent

square feet of R&D development on 75

residential community, an allowance for 570

acres; this appears on the current

market-rate multi-family units has been added to

development plan. In 1994, about 63

the site; half should be high-rise and half should

acres of stream valley was dedicated, to

be low-rise units.

become part of Black Hill Regional Park, leaving about 110 acres of property.

North End Properties: Far North Village

Churchill Housing Details: Adding proposed units to existing units Existing

Existing

Total existing

Prop

Prop MPDUs

Total

Ex + prop

Ex + prop

Ex + prop

market units

MPDUs

units

market units

(12.5%)*

Prop

market units

MPDUs

total

One-family detached

827

0

827

827

0

827

Townhouses

2,314

299

2,613

Multiple family < 5

2,697

241

2,938

2,314

299

2,613

544

78

622

3,241

319

3,560

1,130

162

1,292

1,130

162

1,292

1,674

240

1,914

7,512

780

8,292

stories Multiple family 5 or more stories Total

5,838

540**

6,387

Note that the 1989 and 1992 recommended units have been moved into the Proposed columns * RTC MPDU calculator used ** HOC data indicate that about 308 of these units expired between 1985 and July 2008 GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 44

The remaining approximately 35 acres of this

Town Sector Land Use Mix, 2008, but they will

redevelopment are possible. Extinguishing all

property contains forest identified for preservation.

change the housing and population calculations.

or nearly all further rights to develop should

As the zone states: ―it is the purpose of this zone

The table, Churchill Housing Details, shows the

only be considered when the area is part of a

to preserve and take the greatest possible

addition of the proposed housing. The table,

master plan amendment. Until such an

aesthetic advantage of trees‖ (Purpose, 59-C-

Proposed Churchill Population, shows the

amendment is undertaken and the entire

7.21). In the event the retention of this forest is in

population details by housing type, and its impact

Churchill Town Sector is engaged, no further

conflict with the additional housing

on the overall population.

density should be assigned to the Sector Plan

recommendation, high-rise units may be

area.

substituted for the recommended low-rise units

It is not recommended that the full 15 person per

and the population allowance of 1,425 converted

acre density be allotted to this area; a permitted

Second, if more than 12.5 percent MPDUs

to reflect the high-rise units.

population of 1,325 is projected to remain. This

were provided on a site, the bonus market

recommendation is based upon two

density provisions of Chapter 25A would not

considerations:

apply because the town sector zone does not

At the time that a Development Plan Amendment is submitted for these or any other Churchill town

reflect this provision. However, a slight

sector properties, detailed tables showing the land

First, more than 1,200 acres (about 81

amendment to either the town sector zone or

use mix, housing and population should be

percent) of the Churchill town sector zone is

Chapter 25A could change this, and such an

provided.

outside of the Sector Plan area, and an

amendment would increase the potential

allowance should remain for changes in that

number of units up to 22 percent. Such a

These recommendations will not change the land

much larger area. Although that area is largely

change could have a significant impact on the

use mix shown in the previous table, Churchill

developed, infill development and

character of Churchill and Montgomery Village,

Proposed Churchill population Market units

Population

MPDUs

Population

Total units

Total Population

Churchill: 1554.0 acres X 15 persons per acre = 23,310 total permitted population 23,310 – 21,985 = 1,325 remaining population - One-family detached (X 3.7)

827

3,060

0

0

827

3,060

-

Townhouses (X 3.0)

2,314

6,942

299

897

2,613

7,839

-

Multiple family < 5 stories (X 3.0)

3,241

9,723

319

957

3,560

10,680

-

Multiple family 5 or more stories (X 2.0)

1,130

2.260

162

324

1,292

2,584

Churchill (total existing, recommended, approved)

7,512

21,985

780

2,178

8,292

24,163

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 45

and is not being recommended.

and the actual commercial area was

zone are required to provide 65 percent green

determined to be substantially lower than is

area. To compare the town sector zone with

Consideration of Amendments to the Town Sector

shown. Staff sees no need for a change to this

other mixed use zones, the TOMX and TMX

Zone

limit.

zones have a 75 percent coverage maximum,

Several property owners and interested parties

Should the industrial and major employment

green area within the commercial portion of

have discussed amending the town sector zone,

area maximum of six percent be increased?

the site and 20 to 50 percent green area in

and in reviewing the zone, staff has also

(59-C-7.243). This maximum has already

the residential portion.

considered revisions and clarifications. The

increased; until 1999, the maximum was five

following changes have been considered; they

percent. There has been no industrial or major

Because there is a limited amount of

appear in the order in which the existing provisions

employment built in the zone. Should this

undeveloped land in the town sector zone, a

appear in the Zoning Ordinance.

allowance be removed? Staff supports

change to the total open space requirement

retaining the use as it supports self-sufficiency

would have minimal impact. The bulk of the

in the area.

open space was designated during the initial

and the RMX zones require ten to 20 percent

Area requirements (59-C-7.24): Should the town sector zone area minimum of

development plan approvals; much smaller

1,500 acres be changed? (59-C-7.241) Staff

Should the open area minimum of ten percent

amounts (by acreage and percentage) have

discussed the potential for removing a

be changed? (59-C-7.244) Currently, about

been provided during more recent approvals.

property from the Churchill town sector zone,

29 percent of the area in Montgomery Village

which would have reduced the total area

and 48 percent of the area in Churchill is held

Since both town sector communities exceed

below 1,500 acres. This would have reduced

as open space. In analyzing the Churchill open

the overall requirement for open space, there

the number of zones in transit areas, but

space, staff notes that only about one-third is

is a risk that future projects could be approved

would also have reduced the self-sufficiency of

held in public parks (15.6 percent); the

without any open space within the new

the zone. Staff does not recommend reducing

balance is owned privately (mostly by HOAs)

neighborhood. Staff has discussed a potential

the minimum acreage requirement.

and by WSSC.

requirement for open space for individual sites

Should the commercial area maximum of ten

To compare to other residential areas, homes

Alternatively, staff considered minimum sizes

percent of the total area be increased? (59-C-

are usually restricted by coverage maximums

or dimensions of open spaces, to avoid small,

7.242) According to Churchill‘s last approved

(e.g., 15-40 percent is common) or by green

unusable open spaces. Staff recommends

development plan, the limit was being

space requirements (e.g., 30-50 percent); the

that the open space requirements be reviewed

approached. However, in reviewing the

largest developments (above 750 acres) in

more broadly, perhaps as part of the

development plan, several errors were found,

the Planned Retirement Community (PRC)

to avoid areas without open space.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 46

comprehensive revision of the Zoning

In considering the second recommendation,

Procedures for application and approval (59-C-

Ordinance.

staff concludes that adding a category for

7.28):

senior housing would be inconsistent with the

Should the limits on reclassification be

current formula which is based on dwelling

changed? Once the town sector zone is

Should the population density provision be

types, not on resident types. Staff notes that

granted, properties cannot be reclassified for

changed? As described above, the population

facilities which will support an aging

50 years. The town sector zone was granted in

density in the town sector zone cannot exceed

population, such as nursing facilities, are

Montgomery Village in 1965, and in Churchill

15 persons per acre. Two recommendations

considered services and are not limited by any

in 1968; those properties become eligible for

have been made to staff: that more

percentage in the zone.

reclassification in 2015 and 2018,

Density of population (59-C-7.25):

population should be permitted because

respectively. The consequences of such

census information indicates that we do not

Should the MPDU provision be changed? In

reclassifications have not been examined. For

have an actual population of 15 persons per

the town sector zone, the MPDU provision

instance, if some properties are reclassified, it

acre; and because we have an aging

differs markedly from those in Chapter 25A. In

could reduce the allowed commercial and

population, and seniors have smaller

the town sector zone, all MPDU population is

major employment acreage, possibly taking

household sizes, a new category for

in excess of the stated maximum population,

other properties out of compliance with the

calculating senior housing should be added.

whereas elsewhere, the required 12.5 percent

zone.

is considered to be part of the maximum Staff is unable to address the first argument

density. In addition, the 22 percent maximum

During the review of the open area and

because this agency does not have any

MPDU calculation contains no market rate

population standards noted above, staff

authority over the number of people living in a

bonus. Last, the 22 percent cap is calculated

recommends that the policies and procedures

dwelling unit. A trend toward smaller

on the entire acreage of the area, rather than

for reclassification be made explicit. Both

household sizes has been observed since

site-by-site. These differences can reasonably

should be part of the comprehensive zoning

1965, so further study may be appropriate. If

be expected to cause ongoing confusion.

revision.

the Planning Board wishes to examine the

However, standardizing the zone to reflect

standards used to calculate the population in

Chapter 25A could result in excess population

Because the zone dates to the 1960s, the town

the zone, staff recommends doing it

as described in the previous section.

sector contains no provision for using transferable

comprehensively, rather than as part of the

Clarification is recommended, but should be

development rights (TDRs) or building lot

current Germantown Employment Area Sector

mindful of this result.

termination rights (BLTs).

Plan. Staff is not making land use recommendations in the Germantown Employment Area Sector Plan

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 47

that require amending the town sector zone, but staff does find several sections of the zone where clarification is desirable. An amendment should be done as part of the comprehensive revision of the Zoning Ordinance or a study of the complete town sector area, rather than as part of this Sector Plan. The two town sector communities, Montgomery Village and Churchill, should be included in the discussions of any amendments.

Summary The town sector zone is a flexible, mixed use zone that has been in place in Germantown for 40 years. It is a very workable tool for developing the Employment Corridor as envisioned in the Sector Plan, with concentrated, mixed-use transit nodes. Staff recommends retaining the elements of major employment and open space that have appeared consistently over the years, and recommends increasing the mix of uses, as has been proposed in the Draft Plan. This can create the kind of selfsufficient community described by the zone since its inception in 1965.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 48

APPENDIX 6:

TOP 100 GERMANTOWN BUSINESSES (RANKED BY EMPLOYMENT)

Research & Technology Center (RTC), 2008 Company United States Dept of Energy Hughes Network Systems LLC Acterna LLC Energy Enterprise Solutions Library Systems & Services LLC Wal-Mart WABTEC Railway Electronics

Address 19901 Germantown Rd 11717 Exploration Ln 1 Milestone Center Ct 20440 Century Blvd # 150 12850 Middlebrook Rd 20910 Frederick Rd 21200 Dorsey Mill Rd

Location Type Single Location Headquarters Headquarters Single Location Single Location Branch Store Location Headquarters

GE Aviation Systems NCR Government Systems LLC Science Applications International Corporation A W S Convergence Technologies Home Depot Inc Montgomery Community College Target Giant Food Qiagen Sciences Inc Current Group LLC Universata

20511 Seneca Meadows Pkwy 20370 Seneca Meadows Pkwy

Branch Office Single Location

250 250

20201 Century Blvd #200 12410 Milestone Center Dr 21010 Frederick Rd 20200 Observation Dr 20908 Frederick Rd 19721 Frederick Rd 19300 Germantown Rd 20420 Century Blvd 12800 Middlebrook Rd

Branch Office Single Location Branch Store Location Branch Campus Branch Store Location Branch Store Location Single Location Single Location Single Location

223 205 200 200 200 170 170 167 150

Telkonet Giant Food Kohl‘s Shoppers Food Warehouse Best Buy Current Technologies LLC American Marketing Services

20374 Seneca Meadows Pkwy 13060 Middlebrook Rd 20918 Frederick Rd 18066 Mateny Rd 20914 Frederick Rd 20420 Century Blvd 12900 Cloverleaf Center Dr A

Single Location Branch Store Location Branch Store Location Branch Store Location Branch Store Location Single Location Single Location

141 130 120 101 100 100 90

15

Jobs 1,700 900 700 400 400 400 300

Industry Description Federal Facility15 Telecommunications Resellers Communications Manufacturing Computer Programming General Management Consulting Discount Department Store Instrument Testing and Manufacturing Aerospace Products and Parts Manufacturing Computer Systems Design Computer Programming & Integrated Systems Design Internet Service Provider Home Centers Universities & Colleges Discount Department Store Supermarket Testing Laboratory Telecommunications Web Search Portal Other Telecommunications Services (networking) Supermarket Discount Department Store Supermarket Electronics stores Electronic parts Newspaper Publishers

RTC estimate based on survey of federal facilities in Montgomery County

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 49

Company Axiom Systems Inc Telogy Networks Inc Outback Steakhouse Accuvia Consulting Inc Roberts Home Medical Inc

Address 20300 Century Blvd Ste 120 20450 Century Blvd 12609 Wisteria Dr 20250 Century Blvd 20465 Seneca Meadows Pkwy

Location Type Single Location Single Location Branch Store Location Single Location Headquarters

Wilcoxon Research Inc Rodgers Consulting Inc

20511 Seneca Meadows Pkwy 19847 Century Blvd # 200

Single Location Single Location

75 70

Industry Description Computer Programming Computer Programming Full Service Restaurant Computer Systems Design Services Medical Equipment & Supplies Other Measuring & Controlling Device Manufacturing Engineering Services

Safeway Counter Technology Inc Egan Enterprises Inc Red Robin America's Gourmet Systematic Management Services EKA Systems Inc Montrose Motors Inc Defense Contract Audit Agency National Institute of Vehicle Dynamics Pc-Tel Inc Samuel Asare Avalon Pharmaceuticals Inc Ruby Tuesday Amarex LLC Optelecom-Nkf Inc Trident Tek Inc Carrabba‘s Italian Grill Gcat LLC Germantown Electrical Contracting Imatek Inc Michael S Schindler MD RE Max Professional Inc Asbury Group Integrated Technologies Borders Books & Music

19718 Germantown Rd 20410 Observation Dr 17001 Germantown Rd 20001 Century Blvd 20201 Century Blvd # 105 20201 Century Blvd # 250 19560 Frederick Rd 20251 Century Blvd #320 17802 Black Stallion Way 20410 Observation Dr 20400 Observation Dr 20358 Seneca Meadows Pkwy 19800 Century Blvd 20201 Century Blvd 12920 Cloverleaf Center Dr 12900 Cloverleaf Center Dr B 19935 Century Blvd 19560 Amaranth Dr 19120 Mateny Hill Rd 19568 Amaranth Dr 20528 Boland Farm Rd 20270 Goldenrod Ln # 200 20030 Century Blvd #300 20926 Frederick Rd

Branch Store Location Single Location Single Location Single Location Headquarters Single Location Single Location Branch Office Single Location Single Location Single Location Single Location Branch Store Location Single Location Headquarters Single Location Branch Store Location Single Location Single Location Single Location Single Location Single Location Single Location Branch Store Location

70 67 65 65 65 62 62 60 60 60 60 56 55 53 53 52 50 50 50 50 50 50 45 45

Supermarket Consulting Services Caterers Full-Service Restaurant Remediation Services Telecommunications New Car Dealers National Security Auto Driving School Communications Equipment Business Services Research & Development Full-Service Restaurant Pharmaceutical Manufacturing Manufacturing Computer Storage Manufacturing Full-Service Restaurant Electronic Parts & Equipment Electrical Contractors Software Publishers Physicians Offices Real Estate Agents Information Technology Book Stores

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

Jobs 87 85 80 75 75

TECHNICAL APPENDICES 50

Company Planet Technologies Inc Project Enhancement Corp The Butler School Vika Inc Atteloir Inc Advanced Technologies Labs Circle School Seneca Academy Pep Boys Petsmart Genesis Security Systems LLC Carlos Painting & Decorating Aztek Enterprise Inc Datalab USA LLC Advantage Point Catering Fitness First Health Club Mantaro Networks Inc O B A Bank Paramed Medical Transportation Geomet Technologies LLC Executive Drywall Inc Global Credit Network LLC Love My Car Carwash LLC Pelican Pete's Germantown Veterinary Clinic Green Hill Medispec Ltd Visual Aids Electronics Corp Multispectral Solutions Inc Domino‘s Pizza Microlog Corp of Maryland Proxy Aviation Systems Inc S G S Light Science Services

Address 20400 Observation Dr 20300 Century Blvd # 175 15951 Germantown Rd 20251 Century Blvd #400 12850 Middlebrook Rd 20010 Century Blvd #500 15601 Germantown Rd 20900 Frederick Rd 20924 Frederick Rd 20459 Seneca Meadows Pkwy 14413 Cervantes Ave 19104 Jamieson Dr 20261 Goldenrod Ln 11717 Exploration Ln 19757 Frederick Rd 20410 Century Blvd # 120 20300 Seneca Meadows Pkwy 23230 Ridge Rd 20251 Century Blvd Ste 300 23208 Ridge Rd 20010 Century Blvd # 420 19600 Walter Johnson Rd 12941 Wisteria Dr 19911 Father Hurley Blvd 20251 Century Blvd # 140 20410 Observation Dr 12910 Clover Leaf Center Dr 20300 Century Blvd 13050 Middlebrook Rd 20270 Goldenrod Ln # 100 12850 Middlebrook Rd 12850 Middlebrook Rd 406

Location Type Single Location Single Location Single Location Branch Office Single Location Single Location Single Location Branch Store Location Branch Store Location Single Location Single Location Single Location Single Location Single Location Single Location Single Location Headquarters Single Location Headquarters Single Location Single Location Single Location Single Location Single Location Single Location Single Location Headquarters Single Location Branch Store Location Single Location Single Location Single Location

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

Jobs 45 45 45 45 42 40 40 40 40 39 38 36 36 35 35 35 35 35 33 30 30 30 30 28 28 28 28 27 25 25 25 25

Industry Description Computer Systems Management Consulting Elementary & Secondary Schools Engineering Services Computer Training Management Consulting Elementary & Secondary Schools Automotive Services Pet supplies & pet care Security Systems Contractors Janitorial Services Data Processing Caterers Fitness & Recreation Engineering Services Banking Transit & Transportation Scientific & Technical Consulting Contractors Collection Agencies Car Washes Restaurant Veterinary Services Software Publishers Medical Equipment Consumer Goods Rental Engineering Services Quick-Service Restaurant Computer Programming Aircraft Manufacturing Social Sciences Research TECHNICAL APPENDICES 51

Company Tetra Tech NUS Woodside Deli

Address 20251 Century Blvd #200 12958 Middlebrook Rd

Location Type Branch Office Single Location

Jobs 25 23

Industry Description Engineering Services Restaurant

Sensors for Medicine & Science

12321 Middlebrook Rd

Single Location

22

Measuring and Controlling Devices

Comtech Mobile Datacom Dermatology & Clinical Skin Greenhorne & O‘Mara Histoserv Inc O'Connor Plumbing & Heating Middlebrook Pharmaceuticals Vanguard Management Associates Minkoff Development Pinnacle Communications

20430 Century Blvd 19735 Germantown Rd #210 20410 Century Blvd #200 19526 Amaranth Dr 19301 Mateny Hill Rd 20425 Seneca Meadows Pkwy 19538 Amaranth 20457 Seneca Meadows Pkwy 19821 Executive Park Circle

Headquarters Single Location Branch Office Single Location Single Location Single Location Single Location Single Location Headquarters

20 20 20 20 20 18 17 16 15

Telecommunications Resellers Physicians Offices Engineering Services Medical Laboratories Contractors Pharmaceutical Preparation Real Estate Agents Real Estate Broker, Land Subdivision Telecommunications Resellers

Source: Dunn & Bradstreet Selectory Online database. Download December 2, 2008 Note: This list represents the top 100 of 2,360 companies with headquarter, single location and branch offices located in Germantown.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 52

APPENDIX 7: MAJOR RETAILERS IN GERMANTOWN (RANKED BY EMPLOYMENT) Research & Technology Center (RTC), 2008 Company

Address

Location Type

Jobs

Industry Description

Wal-Mart Home Depot Inc Target Giant Food Giant Food Kohl‘s Shoppers Food Warehouse Best Buy Outback Steakhouse

20910 Frederick Rd 21010 Frederick Rd 20908 Frederick Rd 19721 Frederick Rd 13060 Middlebrook Rd 20918 Frederick Rd 18066 Mateny Rd 20914 Frederick Rd 12609 Wisteria Dr

Branch Store Location Branch Store Location Branch Store Location Branch Store Location Branch Store Location Branch Store Location Branch Store Location Branch Store Location Branch Store Location

400 200 200 170 130 120 101 100 80

Discount Department Store Home Centers Discount Department Store Supermarket Supermarket Discount Department Store Supermarket Electronics stores Full Service Restaurant

Safeway Red Robin America's Gourmet Ruby Tuesday Carrabba‘s Italian Grill Borders Books & Music Pep Boys Petsmart Love My Car Carwash LLC Pelican Pete's Domino‘s Pizza Woodside Deli

19718 Germantown Rd 20001 Century Blvd 19800 Century Blvd 19935 Century Blvd 20926 Frederick Rd 20900 Frederick Rd 20924 Frederick Rd 19600 Walter Johnson Rd 12941 Wisteria Dr 13050 Middlebrook Rd 12958 Middlebrook Rd

Branch Store Location Single Location Branch Store Location Branch Store Location Branch Store Location Branch Store Location Branch Store Location Single Location Single Location Branch Store Location Single Location

70 65 55 50 45 40 40 30 30 25 23

Supermarket Full-Service Restaurant Full-Service Restaurant Full-Service Restaurant Book Stores Automotive Services Pet supplies & pet care Car Washes Restaurant Quick-Service Restaurant Restaurant

Source: Dunn & Bradstreet Selectory Online database. Download December 2, 2008. Research & Technology Center (RTC), 2008

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 53

Little Seneca Lake, March 30, 2008

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 54

APPENDIX 8:

WATER AND SEWER CAPACITY

From the Germantown Master Plan, 1989

The Germantown planning area is intended to use public water and sewer systems consistent with the planning and policies established in the Comprehensive Water Supply and Sewerage Systems Plan. WSSC provides community water and sewer service in the Master Plan area. A few properties in the planning area still use individual on-site wells and septic systems. This Master Plan recommends that the entire study area be included in the public water and sewer service envelope. A substantial portion of the planning area lies within the Little Seneca Creek watershed and drains directly to Little Seneca Lake. Protect the lake as an emergency drinking water source.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 55

Figure 1: Watersheds GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 56

APPENDIX 9:

ENVIRONMENTAL RESOURCES ANALYSIS

Environmental Planning Division, 2008 Vision

Watersheds). This section includes a description

costs associated with stormwater management,

and evaluation of the environmental features

and increase property values.16

The Germantown Employment Area Sector Plan

included in these two watersheds and includes

consists of well designed and strategically located

recommendations for their protection and

In the Sector Plan area, forests cover about 340

open spaces connected by tree-shaded walks,

restoration. For more detailed information on the

acres, or approximately 14 percent of the total

streets and greenways. Green design is integrated

existing conditions and environmental policy

study area.

into the built environment, making Germantown a

affecting the environmental features discussed,

desirable and sustainable community in which to

readers are encouraged to review the Seneca

Urban Tree Canopy

live, work, and shop. Stormwater impacts are

Creek Environmental Resources Inventory (April

Individual trees or landscaped areas consisting of

mitigated through vegetated riparian buffers,

2007).

large trees can play a vital role in urban areas by

green roofs, bioretention areas, and urban tree canopy. Developed areas are framed and

reducing urban heat island effect, mitigating

Forest Resources and Urban Tree Canopy

supported by an environmental infrastructure

stormwater runoff, and improving air quality. And while a forested buffer 100 feet in width along a

comprising an interconnected system of public

As with any urbanized community, the

stream is of greater value than individual trees

and private lands that contain significant areas of

environmental and economic value of natural

interspersed along the same stream, the

forest, wetlands, water supply reservoirs, wildlife

resources such as forests is often overlooked.

importance that individual trees play should not be

habitat, prime agricultural lands, and other

Forests improve air and water quality, provide

ignored.

sensitive areas with minimal intrusions from land

wildlife habitat, moderate summer temperatures

development, light and noise pollution.

and buffer winter winds, afford recreational

Approximately 172 acres of urban tree canopy

opportunities, and improve community aesthetics.

exists within the study area that does not meet the

From an economic point of view, urban tree

definition of forests. If the forest and tree areas

canopy can decrease heating and cooling costs,

are combined, the total amount of forest and

The Germantown Employment Area Sector Plan is

decrease costs related to clearing, grading and

urban tree canopy within the planning area is 512

located in upper central Montgomery County,

maintaining lawns of large developments, reduce

Background

Maryland, and falls within two watersheds: the Great Seneca Creek watershed and the Little Seneca Creek watershed (see Figure 1,

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

Cappiella, K., Schueler, T., and T. Wright. 2005. Urban Watershed Forestry Manual Part 1: Methods for Increasing Forest Cover in a Watershed. USDA Forest Service, Newtown Square, PA. Also available online at: www.cwp.org/forestry/index.htm. 16

TECHNICAL APPENDICES 57

acres; about 20 percent of the Sector Plan area is

Recommendations:

Wetland Resources

covered by trees. Protect existing forest resources on In a 2003 study of Montgomery County, Goetz and

developable properties to prevent

Wetlands occur where the ground is regularly

others determined that watershed tree cover

fragmentation of upland forests particularly on

saturated by surface water or groundwater,

greater than 45 percent was correlated with good

the Montgomery College Germantown Campus

resulting in vegetation that is adapted for life in

and excellent stream health, as measured by

and in the northern part of the study area.

saturated soil conditions. Some common types of

biological indicators. American Forests, a national

Increase overall forest and urban tree canopy

wetlands include springs, seeps, marshes,

nonprofit that specializes in urban forestry,

to between 30 and 40 percent over the next

swamps, bogs, and wet meadows. Often, they are

suggests that a goal of 40 percent canopy cover in

30 years for the Sector Plan area.

located in close proximity to streams. The location

urban areas is achievable.

o

Identify opportunities for forest restoration

of wetlands, coupled with their unique physical,

along streams and wetlands and target

chemical, and biological processes, allows them to

Staff analyzed the potential to achieve 30-40

mitigation efforts to these areas during

provide important water quality and flood control

percent tree canopy coverage in the Sector Plan

the development review process, with an

functions, as well as valuable wildlife habitat.

area. Thirty percent tree canopy coverage equates

emphasis on connectivity to other

to 790 acres of tree canopy. Assumptions used in

forested buffers.

As part of the Seneca Creek Environmental

this analysis are: (1) stream buffers will be

Enhance the natural environment in

Resources Inventory conducted in 2007,

forested; (2) existing forest conservation

Germantown by creating green open

Commission staff performed a wetland inventory

easements will remain forested; (3) road sections

spaces as part of landscaping and forest

and functional assessment within the boundaries

(other than freeways such as Father Hurley

requirements and encourage tree

of the Germantown Employment Area Sector Plan.

Boulevard and Great Seneca Highway) can have

plantings in such areas. Require tree

Most of the wetlands in the study area are

street trees planted along currently unplanted

protection plans, including soil

concentrated in the headwaters (i.e., the

segments; and (4) substantial areas of existing

enhancement and other techniques, to

uppermost part of a stream or the area just above

forest and neighborhood trees will be preserved.

maximize planting success.

the beginning of a stream) and floodplains of

Target unforested road sections for street

Middle Great Seneca and in many of the feeder

tree plantings.

tributaries along the eastern portion of the Little

The analysis shows that canopy coverage of at least 31.3 percent is achievable. Achieving this

o

o

goal does depend on retaining substantial areas of

Restore forested stream and wetland buffers

Seneca watershed. In total, it was found that

remaining existing forest, including most of the

on public properties and target public land

wetlands account for approximately 88 acres, or

forest on the Lerner and Montgomery College

acquisition programs to preserve, enhance or

just below four percent of the total acreage of the

properties.

restore riparian buffers and special habitat

study area. Surveyed wetlands include the

areas.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 58

Germantown Bog, which is a Wetland of Special

good candidates for wetland restoration or

conditions have been monitored as part of the

State Concern.

mitigation projects, and have been documented in

Montgomery County Countywide Stream

the Seneca Creek Environmental Resources

Protections Strategy (CSPS). Baseline monitoring

Inventory.

done in the 1990s indicated largely good to fair

Commission staff conducted a functional assessment of each wetland‘s ability to perform five different wetland functions: attenuation of

water quality in subwatersheds within the Sector Recommendations:

flood flows; reduction in sediment and nutrient

Plan area. Subsequent CSPS monitoring conducted in 2006 indicates declining water

loads; groundwater discharge; provision of aquatic

Protect wetlands and their associated

quality, with good subwatersheds now ranking as

habitat; and provision of terrestrial habitat. Each

buffers – including springs and seeps –

fair, and many fair subwatersheds slipping to poor

wetland was then rated as ―high, medium, or low‖

through the application of conservation

water quality.

in terms of their ability to perform the five wetland

easements during the development

functions. The highest quality wetlands within the

review process.

A 2003 CSPS report produced by Montgomery

study area are within or adjacent to large tracts of

Restore and/or enhance such wetlands by

County‘s Department of Environmental Protection

protected mature forested parkland. Although

fencing, creating natural buffers, or other

identified increasing impervious surfaces,

impacts from growth and other factors are

techniques whenever possible.

inadequate stormwater management facilities,

contributing to biological and chemical changes,

Direct wetland mitigation within the Sector

and piped headwater streams as the greatest

the overall functional ranking was determined to

Plan area using the criteria identified in

impairments to stream conditions in urbanized

be high within these protected park corridors.

the Seneca Creek Environmental

areas such as the Sector Plan area. Roads,

Resources Inventory.

parking areas, buildings, and surrounding lawns

Also located throughout the study area are many stormwater management ponds that were

are all examples of impervious surfaces because

Water Quality and Stormwater Management

constructed for the purposes of controlling

they inhibit rainwater‘s ability to soak into the ground. As a result, additional impervious surface

stormwater runoff, as well as ‗converted areas‘

The Germantown Employment Area Sector Plan

increases stormwater runoff and decreases

that were natural or historic wetlands that are now

falls within the Great Seneca Creek and the Little

groundwater replenishment.

tilled, grazed, or planted. These areas may be

Seneca Creek watersheds. Water quality

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 59

Increased stormwater runoff not only makes

such as nitrogen, phosphorous, sediments, heavy

events also increase stream bank erosion and can

streams more susceptible to flooding during storm

metals, and toxins into our stream systems.

destabilize streams. Development and

events, but it also increases the flow of pollutants

Higher and faster water volumes during storm

redevelopment efforts within the study area present opportunities to incorporate stormwater management with today‘s more stringent standards; it also provides opportunities for stream restoration work in the Great Seneca Creek and Little Seneca Creek watersheds. In addition, development and redevelopment efforts provide the opportunity for the incorporation of environmentally sensitive design techniques that reduce impervious surface and provide for on-site treatment of stormwater runoff. Recommendations: Use environmental site design and lowimpact development techniques such as green roofs, rain gardens, innovative stormwater outfalls, green streets, cisterns, rain barrels, grass swales, and stream restoration to the fullest extent possible during the development review process.

Figure 2: Great Seneca and Muddy Branch Watershed Study

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 60

Landscape existing stormwater

concrete, to allow some water from

Implement recommendations from the

management facilities with native

these areas to infiltrate. These

county‘s Great Seneca Creek and Muddy

materials to enhance water quality, cool

methods should take into account the

Branch watershed study (see Figure 2,

water, and improve aesthetics. The

soil conditions and the need for

Great Seneca and Muddy Branch

Department of Environmental Protection

maintenance to assure that they

Watershed Study) to restore the

must review and approve landscaping of

continue to function properly.

headwater stream reaches of Gunners

facilities they maintain. Dam safety,

Wherever possible, conserve existing

Branch on the east side and south of the

functionality, and maintenance should all

forest and urban tree canopy to lessen

Montgomery College property, and to

be considered.

the deterioration of watershed health

retrofit the stormwater management pond

State and local stormwater management

from the impacts of urbanization.

near the Hughes property.

approaches and regulations are

Target street tree plantings where the

Upon completion, implement

constantly being upgraded. New

addition of tree canopy may help slow

recommendations of the Water Quality

regulations may supersede

down peak runoff flows, and mitigate

Functional Master Plan for Montgomery

recommendations made in this and other

temperature effects of runoff traversing

County. Due to the fact that the Water

master plans.

hot impervious surfaces before entering

Quality plan implements measures

Minimize the number of parking spaces

natural stream environments.

required by state legislation,

and provide for alternative parking

Implement stormwater retrofit and stream

recommendations of the Water Quality

methods that reduce the area of

restoration projects to help manage or

plan may supercede recommendations of

impervious surfaces.

remediate impacts of uncontrolled

this and other Master Plans.

Reduce the area of impervious surfaces

impervious areas.

during redevelopment projects.

Encourage the application of innovative

o

Greening the Built Environment

Where development proposals

stormwater control measures in reducing

contain extensive areas of impervious

new development and redevelopment

In 2006, the Montgomery County Council

surfaces (e.g., parking lots, pavement,

impacts on streams. Seek ways to further

approved legislation requiring county-built or

buildings), reduce the amount of

reduce losses of natural vegetation and

funded nonresidential buildings to achieve a LEED

imperviousness by using higher

topsoil and reduce impervious or

(Leadership in Energy and Environmental Design)

buildings, clustering uses and putting

compacted land surfaces that result from

silver rating, and private nonresidential or

parking underground or in structures.

current land development standards for

multifamily buildings to achieve a LEED certified

Where paving is necessary, use

subdivisions, roads and sidewalks,

rating. In order to achieve a LEED rating, buildings

innovative methods or technologies,

utilities, parking lots, and individual

must incorporate certain criteria that positively

such as porous pavement and

buildings.

impact the energy and environmental

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 61

characteristics of a building, including

Minimize the development of open space by

in the presence of sunlight and heat. Exposure to

sustainability of a site, water efficiency, energy

taking advantage of existing brownfields,

excessive levels of ground-level ozone and fine

efficiency, materials and resources. This law

developing previously disturbed lands, and

particulate matter can pose health risks to

applies to any newly constructed or extensively

retrofitting existing buildings.

vulnerable populations such as children, the

modified nonresidential or multifamily residential

Minimize habitat disturbances and improve

elderly, people with chronic upper respiratory

building with at least 10,000 square feet of gross

the habitat for indigenous species through

ailments such as asthma and bronchitis, and

floor area.

restoring stream systems and riparian stream

those with existing heart and lung conditions. The

buffers, and controlling erosion through

primary sources of these pollutants are (coal-fired)

In addition to green building design, building a

improved landscape practices.

power plants and other industries, motor vehicles,

greener urban community requires better

Reduce the transportation energy intensity of

small gasoline-powered engines, and small

understanding and integration of the natural and

buildings through transit-oriented

businesses using solvents, cleaning solutions,

built environments by ensuring that parks, trails,

development that also improves walkability

paints, and insecticides. Motor vehicles alone

forests, green spaces, and other important

and bicycle accessibility, traffic calming, and

account for 30 percent to 40 percent of the

environmental features are included in growth

connectivity.

pollutants that cause ground-level ozone in the

management strategies for the Germantown study

When completed, implement

metropolitan region.

area.

recommendations of the Green Infrastructure Functional Master Plan.

Recommendations: Redevelop Germantown using green community

recommendations of the Energy and

Design development and redevelopment

Environment Functional Master Plan.

projects to minimize the need for motor

principles. Encourage the addition of new and expansion

Recommendations:

When completed, implement

vehicle trips and to prevent conditions that

Air Quality

of existing green spaces, including trees to

may create local air pollution nuisances. Provide an improved, continuous network of

shade paved surfaces and stormwater

The Washington Metropolitan region, including the

sidewalks and bikeways throughout the

management practices such as green roofs,

Germantown study area, has been identified as a

Germantown study planning area, and in

rain gardens, bioswales and cisterns that

non-attainment area for ground-level ozone and

particular between the MARC Station and

encourage groundwater recharge.

fine particulate matter (PM2.5). Ground-level ozone

Town Center. This should be designed to avoid

Encourage green building practices, including

has been a persistent problem in the region for

disturbance of natural resources.

the use of recyclable materials, solar power

many decades. It is an invisible gas formed on hot

Provide transit incentives to minimize single-

and other forms of energy efficiency.

summer days when volatile organic compounds

occupant vehicle travel.

(VOC) and nitrogen oxides (NOx) react chemically

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 62

Enhance bus services by including new routes,

Board uses master plans and regulatory review to

increasing bus frequency, improving

implement noise reduction strategies and protect

pedestrian access to transit stops, and more

residential properties from mobile sources.

bus shelters.

Strategies to reduce adverse noise impacts from

Provide park-and-ride lots along major roads

new development and redevelopment include

for carpools, vanpools, and transit users.

compatible land uses, buffers, and external and internal mitigation techniques.

Noise Recommendations: Noise is generally defined as any form of unwanted sound. Excessive noise is an

Support noise-compatible site design for

environmental health problem that can interfere

projects located adjacent to existing and

with sleep, disrupt speech, cause psychological

proposed noise generators and roadways of

stress, and degrade the quality of life. The amount

arterial classification or greater.

of noise transmitted can vary considerably due to

Place new residential uses farther away from

elevation, the existence of barriers, and project

areas of excessive noise.

design. Mobile sources of noise in the study area

Incorporate compliance with the Adopted

include traffic-generated noise along major

County Noise Control Ordinance (Chapter 31B

roadways such as I-270, MD 118, MD 117,

of the County Code).

Frederick Road, and the CSX railway. The proposed

Require compliance with the Planning Board‘s

Corridor Cities Transitway will also contribute noise

Staff Guidelines for the Consideration of

to surrounding areas.

Transportation Noise Impacts in Land Use Planning and Development.

Local government agencies are responsible for

Evaluate development and redevelopment

controlling noise in Montgomery County. The

proposals using Phase I noise studies and

Montgomery County Department of Environmental

noise models.

Protection (DEP) enforces the Noise Ordinance,

Provide for the use of approved attenuation

which regulates stationary sources such as

measures when noise issues are identified.

heating and air conditioning units, construction activities, noise producing land uses, and neighborhood annoyances, while the Planning

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 63

19/3 Foundation, William Waters, Jr. House GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 64

APPENDIX 10: CULTURAL AND HISTORIC RESOURCES TABLE Park Planning and Stewardship, Department of Parks, and Historic Preservation, Planning Department

This table shows the status and location of cultural

Appendix 11 contains information on

Appendix 12 contains information on

and historic resources in the Germantown Master

cultural resources in county and state

resources supervised by the Historic

Plan area. The resources are further described in

parks; these resources are managed by

Preservation Section of the Planning

Appendices 11 and 12:

the Parks Cultural Resources Stewardship

Department.

Section. Resource Resource Name

Number

Atomic Energy Building

Address

Associated Park

Route 118 and I-270

Master Plan

Further

Designation Status

References

Not on Locational

Appendix 12

Atlas Black Hill Gold Mine Black Rock Mill Boyd-Maughlin House Calico Crab House Cider Barrel

24/6 18/8 18MO363 19/33

20926 Lake Ridge Drive, Boyds

Black Hill Regional

Not on Locational

(park address)

Park

Atlas

16500 Black Rock Road

Seneca Creek State

Master Plan for

Park

Historic Preservation

Black Hill Regional

Master Plan for

Park

Historic Preservation

15215 Darnestown Road, Boyds Archaeological site*

Appendix 11 Appendix 11 Appendix 11 Appendix 11

20410 Frederick Road

Master Plan for

Appendix 12

Historic Preservation Clopper Mill Ruins

19/21

Near Clopper Road and Waring Station

Seneca Creek State

Master Plan for

Appendices 11

Road, Seneca Creek State Park,

Park

Historic Preservation

and 12

18900 Frederick Road

Great Seneca Stream

Not on Locational

Appendix 11

(park address)

Valley Park

Atlas

Gaithersburg Davis Mill Ruins Germantown Historic District

14/54 19/13

Liberty Mill Road and B&O Railroad

Master Plan for

vicinity

Historic Preservation

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

Appendix 12

TECHNICAL APPENDICES 65

Resource Resource Name Grusendorf Log House

Master Plan

Number 19/19

Address

Associated Park

Designation Status

Further References

Near Visitor Center, Seneca Creek State

Seneca Creek State

Master Plan for

Appendices 11

Park, 11950 Clopper Road,

Park

Historic Preservation

and 12

Hoyles Mill

Not on Locational

Appendix 11

Conservation Park

Atlas

Gaithersburg Hoyles Mill Ruins John H. Gassaway Farm

14000 Schaeffer Road 19/27

17200 Riffle Ford Road

Master Plan for

Appendix 12

Historic Preservation Kavanaugh II Historical

18MO181

Archaeological site*

Appendix 11

18MO182

Archaeological site*

Appendix 11

18MO183

Archaeological site*

Appendix 11

18MO184

Archaeological site*

Appendix 11

18MO185

Archaeological site*

Appendix 11

18MO186

Archaeological site*

Appendix 11

18MO187

Archaeological site*

Appendix 11

Archaeological Site Kavanaugh III Prehistoric Archaeological Site Kavanaugh IV Prehistoric Archaeological Site Kavanaugh V Prehistoric Archaeological Site Kavanaugh VI Prehistoric Archaeological Site Kavanaugh VII Prehistoric Archaeological Site Kavanaugh VIII Historical Archaeological Site King Farm Dairy Mooseum Little Seneca Creek Viaduct, B&O

18028 Central Park Circle 18/44

Wisteria Drive vicinity (WSSC property)

Metropolitan Branch Railroad Bed Madeline V. Waters House Site

19/13-1

South Germantown

Not on Locational

Recreational Park

Atlas

Black Hill Regional

Master Plan for

Appendices 11

Park

Historic Preservation

and 12

Master Plan for

Appendix 12

12900 Wisteria Drive

Appendix 11

Historic Preservation Middlebrook

18MO362

Archaeological site*

Neelsville Presbyterian Church

19/5

20701 Frederick Road

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

Appendix 11 Master Plan for

Appendix 12

TECHNICAL APPENDICES 66

Resource Resource Name

Number

Address

Associated Park

Master Plan

Further

Designation Status

References

Historic Preservation Parcel EC-1 Stone House

18MO205

Archaeological site*

Appendix 11

Pleasant Field

18MO408

Archaeological site*

Appendix 11

Pleasant Fields/ Basil Waters House

19/1

21200 Waters Road

Pumphrey-Mateny House

19/13-5

Waters House Special

Master Plan for

Appendices 11

Park

Historic Preservation

and 12

Master Plan for

Appendix 12

19401 Walter Johnson Road

Historic Preservation Rabbit

18MO175

Archaeological site*

Appendix 11

Site 6

18MO472

Archaeological site*

Appendix 11

Stone Culverts and Railroad Bed

19/40

Harvest Glen Way Vicinity

Master Plan for

Appendix 12

Historic Preservation Upton Bowman House

19/13-6

19219 Liberty Mill Road

Master Plan for

Appendix 12

Historic Preservation Wallich-Heimer House

19/13-7

19120 Mateny Road

Master Plan for

Appendix 12

Historic Preservation Waring Viaduct

19/10

B&O tracks at Great Seneca Creek

Master Plan for

Appendix 12

Historic Preservation Waring-Crawford Farm

19/11

19212 Forest Brook Road

Master Plan for

Appendix 12

Historic Preservation Waters Mill and House

18MO461

Archaeological site*

Waters Mill Ruins, Chimney Ruins,

18MO461

Various locations in Black Hill Regional

Black Hill Regional

Not on Locational

Park, 20926 Lake Ridge Drive, Boyds

Park

Atlas

18900 Frederick Road

Great Seneca Stream

Not on Locational

(park address)

Valley Park

Atlas

and W&M Boundary Marker Watkins Mill Ruins William Waters, Jr. House Site

19/7 19/3

Appendix 11 Appendix 11 Appendix 11

Between 20511 and 20533 Shadyside

Master Plan for

Appendices 11

Way

Historic Preservation

and 12

Wisteria

18MO594

Archaeological site*

Appendix 11

355-1

18MO361

Archaeological site*

Appendix 11

*No addresses given for archaeological sites. GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 67

Map, graphic or photo??? Clopper Mill Ruins GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 68

APPENDIX 11: GERMANTOWN CULTURAL RESOURCES Park Planning and Stewardship Division, Department of Parks, 2008 From Artifact to Attraction: A Strategic Plan for

Planning, Housing, and Economic Development

identified in the section titled ―Historic Resources.‖

Cultural Resources in Parks, provides a blueprint

(PHED) Committee of the County Council. The

Therefore, certain sites may be included in both

for stewarding cultural resources and making

document is not a master plan, but rather a

this chapter on Parks as well as in the Historic

them more visible to the public. The Cultural

strategic plan.

Resources material within this Plan.

Resources Stewardship Section of the Park Planning and Stewardship Division uses the Plan

Plan Objectives

as the foundation for its evolving work stewarding upwards of 150 park-based cultural resources.

The Germantown Employment Area Sector Plan includes two types of information pertaining to

This section reflects new park planning emphasis

cultural resources in parks: 1) a series of themes

on historical and cultural interpretation and

relating to Germantown; and 2) archaeological and

outreach. Historic interpretation is an important

historical resources on local, public parkland. The

element of this plan and will be emphasized in the

objective of this Sector Plan is to highlight

parkland and through the public amenity process.

opportunities to develop historic interpretation on

The interpretation of cultural and historic

local parkland, whether that is

resources will support the vision of a sense of

through future capital improvements

place that reflects Germantown‘s unique

by the Department of Parks or by

character.

developer amenity. Cultural resources on parkland are all those resources

Policy Guidance

that help tell the story of the County‘s history, whether they are designated

From Artifact to Attraction: A Strategic Plan for

or not. Note that all sites that are

Cultural Resources in Parks arose from the County

designated on the Master Plan for

Council‘s interest in understanding stewardship

Historic Preservation or on the

objectives and recommendations concerning Park-

Locational Atlas and Inventory of

owned historical and archaeological sites. The

Historic Sites in the Germantown

plan was presented to the Historic Preservation

vicinity, regardless of whether they are

Commission, the Planning Board, and the

in public or private ownership, are

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 69

Cultural Resources Interpretive Themes and Opportunities

The Germans Behind Germantown (1830s -

o

The creation of sculptures.

1870s). Early German settlers built log

o

The use of ―ghosting‖ of historic images

structures and ran many mercantile Five themes are identified for interpretation as follows: 1. Native American Hunting and Gathering

operations. Their community became known as ―Log Town.‖ 5. A Settlement that Followed Transportation

on current building facades. o

The fixed telescoping of historic views that can be compared with current views, etc.

A historical marker trail along the Seneca

Grounds (10,000 B.C. – 1607 A.D.). The area

(Pre-1600 – Present). Transportation changes

Greenway Corridor that parallels Seneca

around Germantown served as a hunting and

from water routes to foot trails, trails to dirt

Creek.

gathering grounds for various prehistoric

roads, roads to rail lines, and rail lines to

An improved trailhead at the Waters House

peoples through the centuries.

paved roads and highways resulted in the

Special Park where it accesses the Upcounty

movement of Germantown‘s core area from

Corridor, or North Greenbelt.

Founders (18th Century – Early 20th Century).

one place to the next over the centuries.

Possible installation of a signed or brochure-

Germantown contains several historic

(Historical photo of Seneca Viaduct below.)

guided cultural walk along the proposed

2. The Waters Family and Early Agrarian

buildings and sites associated with this

Crystal Rock Greenway, culminating at the

prominent family who helped shape the

Germantown‘s history can be conveyed through

agricultural tradition of Germantown. The sites

cultural resources in parks in the following ways:

Black Hill Regional Park Visitors‘ Center.

are part of the farming legacy of the county.

Public Art Interpretation in one or more of the

The opportunity exists for the Department of

(Photo of the Waters House-Pleasant Fields

urban parks proposed near transit stops.

Parks, private developers, and the Arts and

previous page.)

Historic and cultural interpretation can be

Humanities Council of Montgomery County to

implemented within urban open space

create exciting and meaningful works of art that

Century - 1920s). Milling operations utilizing

nodules via collaboration with local artists in

interpret Germantown‘s history. Within this

natural water resources eventually were

the following ways:

context, opportunities also should be explored to

3. Water and Steam Powered Mills (mid-18th

converted to steam. 4.

creatively make use of some of the large local boulders from a dismantled Germantown railroad culvert, since these boulders still exist in storage at Black Hill Regional Park. Each of the themes in this Plan could be interpreted with signage complete with text and illustrations.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 70

The history of the Waters Family and other early

Content of the Interpretive Themes

agrarian founders should be told when a new

of the Late Archaic Period, can be definitely placed in Germantown.

trailhead can be constructed at the rear of the

Boldface in text highlights extant resources which

Waters House property. (Photo, opposite page, of

include the following: 1. Historic sites designated on the Master Plan for Historic Preservation (identifiable by resource number with /, e.g. 19/13). 2. Cultural resources found in county parkland, not designated on the MPHP. 3. Archeological resource (identified with MO number, e.g. 18MO461).

These were the Late Archaic broad-blade users

Theme 1: Native American Hunting and Gathering Grounds (10,000 B.C. to 1607 A.D.)

Late Archaic Period was the height of the seasonal

For thousands of years the Germantown region

creeks and streams. Broad-blade implements are

the trailhead location at the Waters House Barn at near left.) The Montgomery County Historical Society and the Heritage Tourism Alliance of Montgomery County have partnered with the Conference and Visitors‘ Bureau of Montgomery County and the Arts and Humanities Council of Montgomery County to study a proposed conversion of the bank barn at the Waters House Special Park into a Heritage and Visitor‘s Center. This barn, like all the buildings at Waters House Special Park, is owned by the Commission. If successful, the proposed project will create an additional destination point within Waters House Special Park that will offer information on local heritage, the Agricultural Reserve, park and recreational activities, hotels and dining, heritage tours and functions, wineries, local historical societies, etc.

hosted a variety of prehistoric peoples. Although no Paleo-Indian sites (10,000 B.C. to 9000 B.C.) are particular to the area, a few locations along the Potomac River and one in the Sandy Spring region have been associated with these Ice Age hunters who are identified by their fluted Clovislike points and mega-fauna hunting practices. The Sector Plan area would surely have been traversed

who made the Savannah River and Susquehanna Broadspear points found in the Kavanaugh III (18MO182) and Site 6 (18MO472) sites. The new side-notched shapes have been attributed to the introduction of the new atlatl, or spear thrower, which allowed for more force and distance. The hunting and foraging pattern that would have focused more particularly on the resources of local thought to be specialized harpoons for fishing such as would have occurred in Seneca Creek. However, their users would also have gathered the starchy seeds and tubers of the wetlands and hunted the deer and other fauna that came there to feed. Small mobile bands of between 50 and 100

and known to these nomads.

people would most likely have visited the Sector

After 9000 B.C., a warming and drying trend

and gathering would have been at its best. Such

brought on the beginning of more modern environmental changes associated with the Holocene era. A different prehistoric hunting and gathering tradition, called the Archaic Period, arose in the temperate climate and more modern flora and fauna which now covered the region. These Indians, too, were nomadic and, by the end GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

Plan area in the summer and fall when hunting Indians would have located their sites to exploit nut harvests, turkeys, and various vegetable foods, in addition to deer. Archaeologists have never discovered what type of structures these Archaic peoples made, but they were probably similar to the small round huts of later periods, usually covered with skins or woven reeds. TECHNICAL APPENDICES 71

Late Archaic semi-permanent macro-band camps

Woodland villages have been discovered only in

stable agrarian culture began much earlier.

(100+ people) would have been located in areas

the Potomac Valley region of Montgomery County

Europeans first took out land patents in the late

of higher resource potential, mostly along the Fall

and its associated islands. However, earlier

17th century. The earliest patents for the

Line, the geological break between the Coastal

Indians would have also made use of the

Germantown area were mostly in the mid-18th

Plain (Prince George‘s County) and Montgomery

Germantown area solely to hunt and gather

century. What had been the "old Sinequa"

County‘s Piedmont uplands. Their seasonal round

seasonal flora. Because such villages were

(Seneca) Indian path now led settlers west along

would have taken them from such winter camps to

abandoned about 100 years before European

what they called the "Great Road" (Route 355).

springtime harvests in southern Maryland and

contact, archaeologists have no knowledge of any

They used the old Indian trail to roll their

back up into the western foothills again for the

of their tribal affiliations, linguistic stocks, or even

hogsheads (large barrels) of tobacco from their

summer and fall.

migration destinations.

farms to the port of Georgetown.

The only evidence of Woodland or Agricultural

When John Smith sailed up the Potomac in 1609,

The British settlers established the farming

Indians (1000 B.C. to 1607 A.D.) in the greater

the Germantown area, along with the rest of

practices used in southern Maryland; a soil-

Germantown area comes from known Indian

Montgomery County, had become a sort of

depleting, slave-oriented tobacco culture. Most

paths. Modern Route 355, was part of the old

prehistoric no-man‘s-land, buffering the

Montgomery County tobacco farms averaged only

―Sinequa‖ Indian trail that eventually wound its

Algonquians of southern Maryland against the

about three or four enslaved people, but some

way to Point-of-Rocks. Seneca Creek was also

northern Iroquois (Seneca) and Susquehannocks

were larger. In the 1790s, upon their marriages,

named for the northern Seneca Indians who used

and western Siouan and Shawnee tribes. The

the three Waters brothers, Zachariah, William, Jr.,

that stream valley as a way south.

Susquehannocks and the Seneca were especially

and Basil, all were given land in what is now

territorial about their rights to hunt in the region.

Germantown by their father, William, Sr. A stone

It was the Susquehannocks who created the path

boundary marker with the initials W & M (for the

that shows up on a 1716 map as the ―Tehoggee

William and Mary Waters tract, photo, left) is

Trail‖, a rugged thoroughfare we now know as

located in the Black Hill Regional Park west of

River Road. By this time, the Indians of

Germantown. The combined Waters property

Germantown and Montgomery County had long

covered all of present northeast Germantown,

disappeared into prehistory.

comprising about 1,500 acres, and included a tobacco plantation worked by 22 slaves. The

Theme 2: The Waters Family and Early Agrarian Founders (18th-20th Centuries)

fourth Waters brother, Ignatius, inherited their father‘s estate in Brookeville. The stone foundations of the William Waters, Jr. House

Although Montgomery County was formed out of

(19/3) are all that remain of a substantial brick

Frederick County in 1776, the establishment of a

residence built in the late 1700s.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 72

Around 1810, Zachariah Waters also established a mill along Little Seneca Creek with three milling

Theme 3: Water and Steam Powered Mills (mid-18th century through 1920s)

operations producing flour, lumber, and flaxseed

needs with grain and lumber processing, but also provided important social and political functions as community gathering and voting places. The

oil. The mill ceased operation in c. 1895. Today

From 1820 to 1900, a booming economy emerged

mills‘ names pay tribute to the early residents who

the Waters Mill ruins are still visible, and they are

in the Germantown area. This new prosperity was

lived near Germantown: Benson, Crowe, Clopper,

interpreted by an historic marker in Black Hill

made possible by the development of agricultural

Davis, Watkins, Waters, Magruder, and Hoyle.

Regional Park.

diversification and new fertilizers, as well as the advent of the railroad in the area by the 1870s.

Mill ruins known as the Clopper Mill (19/21) are

While the Zachariah and William, Jr. Waters homes

The change from a folk-oriented tobacco culture to

located in Seneca Creek State Park. A mill was

no longer stand, the Basil Waters House, dating

a more nationally-focused industrial economy

built on this site in the 1770s by Nicholas Sibert.

from the late 18th century, does. Basil Waters

brought Montgomery County into the larger

About 1795, Zacchariah MacCubbin rebuilt the

developed his property into a large tobacco

American pattern of development.

mill in stone. Francis C. Clopper, a prosperous

plantation known as Pleasant Fields (19/1,

owner of woolen factory and mills, expanded the

18MO408). In the mid-1800s Basil‘s nephew, Dr.

Along the waterways of Great Seneca Creek and

mill with brick. The mansion house for Clopper‘s

William A. Waters, lived in the house and had his

Little Seneca Creek, grist and saw mills had

estate, called Woodlands, was located near the

doctor‘s office there. The house gained its present

appeared by the mid-18th century. The

park‘s visitor center.

Italianate appearance under ownership of Charles

establishment of Waters Mill (18MO461) in Black

Waters, son of William. Charles built or expanded

Hill Regional Park, and other

the frame section and compatibly redesigned the

milling operations along

existing house. The new large central hall was

Seneca Creek in the

outfitted with an elegant curved staircase. Charles

Germantown area, reflect the

Waters bred racehorses on the property, one of

growth of water-powered

which set the East Coast trotting record in 1898.

manufacturing technology in

The property, which remained in the Waters family

the Piedmont region, where

until 1932, includes a bank barn and double

streams run swiftly. Early

corncrib. A small Waters family burial plot is

maps of the area identify mills

nearby on Hawk‘s Nest Lane. The restored house

as ―G&S mills‖ for the water-

and barn are owned by the M-NCPPC, open for

powered grist and sawing

community events, and operated in part by the

activities located along these

Montgomery County Historical Society.

streams. These local businesses not only served the community‘s commercial

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 73

It is difficult to determine exact construction dates

building a small dam or ―mill pond‖ upstream from

A list of some of the water-powered mills located

of many of the early mills. Some burned or

the mill. Water was diverted from the pond through

on public parkland near the Germantown

deteriorated, and their foundation stones were

a ditch called a ―mill race‖ or ―head race.‖ The mill

Employment Area Sector Plan is located at the end

reused to build new mills on the same site. Early

race contained a grate to filter debris before

of this document. Of the mill ruins cited, one of

documents record ownership transfers that often

reaching the water wheel. Upon turning the large

the most intact ruins, and an example of a mill

meant a change in the name of the mill and the

wheel, the water then flowed through the ―tail

constructed using the local black rock, is Black

road where it was located.

race‖ and was diverted back to the main stream.

Rock Mill (24/6), now part of Seneca Creek State

The Waters Mill ruin in Black Hill Regional Park

Park (photo previous page).

Early water mills were located along a steady

contains remnants of these races.

stream of water and were constructed using local

Water power fueled the mills until the advent of

stone and timber. Mill structures ranged in size

The large water wheel turned a shaft that powered

steam power in the 1850s. Later milling

from two- to three-story masonry or clapboard

a series of cogged wheels inside the mill structure,

operations ventured away from the streams and

structures, and some even utilized two water

transferring power by moving from large to small

towards steam power, locating near the railroad

wheels. Early water-powered mills were located

gears and ultimately turning the mill stone for

line for transportation purposes. In 1888, the

along steady, fast-moving streams and were

grinding. Two stones were used for grinding. The

Bowman Brothers' Liberty Mill was built next to the

constructed using local stone and timber.

top stone, called the runner, rotated over the

present-day Germantown depot, along the

stationary bottom runner, or bed stone. Both

Metropolitan Branch Railway line of the Baltimore

Mills from the 18th and early 19th century were

stones were cut with furrows to grind and channel

& Ohio (B&O) Railroad. The wooden flour mill

usually powered by undershot wheels, where the

the grain to the stone‘s edge. Grain was poured

burned in 1914 but was rebuilt and modernized in

force of the water against the lower blades turned

into the center of the top stone and moved out

1916 with six huge silos. In 1918 Augustus Selby

the wheel. As the population and agricultural

through the furrows where the ground flour or

and his four partners bought the mill and operated

production increased, the need for reliable water

meal was collected at the edges.

it until 1963. A grain elevator and grain dryer were

power for milling and milling operations grew.

part of the operation in the 1920s and 30s, but

Experiments using different types of wheel designs

Early grist mills used locally-quarried stones for

burned in 1972 after the mill had closed. Still

were used, with the overshot wheel being the most

grinding rye, buckwheat, and cornmeal producing

standing, and located in the Germantown Historic

popular. In this design, the water struck the upper

a coarsely ground flour or ―country custom‖ flour.

District (19/13), is a grain scale housed in a small

blades on top of the wheel and moved it down by

Stones were also imported from France and

metal shed on Mateny Hill Road, southwest of

the force of gravity.

Germany and produced more finely ground flour.

Blunt Avenue. The Liberty Mill was at one time the

―Cullin‖ stones were a blue-black lava stone and

second largest mill in the state.

At least an eight foot drop in elevation was

―French burrs‖ were freshwater quartz stones

necessary for locating a mill along a waterway. In

quarried in Northern France.

addition, an ample supply of water was created by GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 74

Theme 4: The Germans Behind Germantown (1830s – 1870s)

house has been relocated to Seneca Creek State

During the late 19th century, with the

Park, southeast of Germantown.

establishment of the railroad, farmers were able to ship their produce, grain, and milk to Washington,

The first German settlers in the area came from old Frederick County, and they established small

Theme 5: A Settlement that Followed Transportation (pre-1600s – Present)

farms growing grains and cereals. In the 1830s

and also receive fertilizers to enrich the soil for larger yields. The railroad continued to provide a strong economic link for Germantown, especially

and 1840s, Pennsylvania Germans, as well as

The settlements at Germantown have undergone

to the expanding metropolitan regions of Baltimore

immigrants from Germany and Slavic countries,

five significant changes, from 1) Native American

and Washington.

settled at the crossroads of Germantown (now

temporary settlements along the waterways in the

called Liberty Mill Road) and Clopper (Route 117)

pre-1600 period to 2) a small Germanic

In 1878, the first Germantown railroad depot was

Roads. Some of the first settlers were the families

crossroads settlement at Germantown and

constructed. In 1891, it was replaced with a larger

of Domenicus Stang, a blacksmith; Franz

Clopper Roads in the 1830s, to 3) a vital railroad

frame building. This depot burned in 1978 and

Grusendorf, a stonemason; and Asher Rosenmeier

stop in the 1880s and 90s, to 4) a ―Corridor City‖

was reconstructed following the same Victorian-

and Charles Adler, who ran the community‘s store.

aligned with Frederick Road (Route 355) by the

era architectural details. Another railroad

20th century, to 5) part of the technology corridor

transportation component is the massive

in the 1970s, defined primarily by Interstate-270.

stonework of the Waring Viaduct (19/10) and its

Other early families included the Metzes and the Richters. Many immigrants were millers and

larger twin over the Little Monocacy River (near

farmers who tilled small plots of corn and tobacco.

The initial movement of people and

During this period, when farmers from the

industry was away from the waters

surrounding area came into town and heard more

and towards the roads. After the

German than English, the area became known as

Germans settled along east-west-

―Germantown.‖ The name Germantown first

running Clopper Road, the

occurred in print in the mid-19th century, on a land

settlement kept shifting

deed. The settlement was also sometimes called

northwards: first with the coming

―log town‖ because the Germans brought log

of the B & O Railroad, next to

construction to the area. Today only one of the

better surface transportation with

known German-built dwellings associated with the

the paving of Frederick Road and

original cluster of homes and shops from this

then, with the construction of

particular time of settlement survives. The sole

Interstate 270. Present-day Liberty

remaining structure is the Grusendorf Log House

Mill and Walter Johnson Roads

(19/19, photo right), which originally stood on the

were the original Germantown

east side of Clopper Road, near Route 118. The

Road.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 75

Dickerson, MD). The 350 foot-long, three-arch

List of Park-Based Cultural Resources

Both the Kavanaugh III and Site 6 sites uncovered

viaduct of roughly dressed granite supports the

projectile points which dated to the Late Archaic

tracks that are about 70 feet above the Great

Known Prehistoric Archaeological Sites

Period, circa 3000 to 1000 B.C. The Kavanaugh III

Seneca Creek. A granite abutment and piers also

There are seven prehistoric archaeological sites

site contained the base fragment of a

remain from the Little Seneca Creek Viaduct

within and adjacent to the Germantown Sector

Susquehanna Broadspear-like point. Named for

(18/44), a single-track railroad bridge.

Plan area. All of them consist of lithic scatter; i.e.,

the Susquehanna site where it was first identified,

they contain flakes and chips that were knocked

it is triangular shaped, broad–based and side-

As the automobile became the preferred method

off to manufacture tools and projectile points.

notched, dating from 1750 B. C. to 700 B. C. The

of transportation in the area, accommodations

Except for the Kavanaugh III (18MO182) and Site

Site 6 point was a quartz Savannah River-like

arose for motorists along Frederick Road. The

6 (18MO472) sites, no diagnostic artifacts were

projectile. Again, named after its original

Cider Barrel (19/33) was constructed in 1926 by

discovered which would relate the other Indian

Savannah River location, this point was triangular-

Andrew Baker to sell cider and apples from his

sites to definite time periods.

based and side-notched with a broad triangular

orchard. Located east of Germantown, this once-

stem. Such spear points date from 3000 B.C. to

popular road-side stand still stands today.

1000 B.C.

The mid-20th century saw the growth of the area continue with the location of the main headquarters for the Atomic Energy Commission (now U.S. Department of Energy) in Germantown. The completion of the I-270 ―Technology Corridor‖ during the 1970s provided for further commercial,

TABLE 1: Known Prehistoric Archeological Sites Site Number

Site Name

Site type

Period

18MO182

Kavanaugh III

Archaic Lithic Scatter

Prehistoric

18MO183

Kavanaugh IV

Lithic Scatter

Prehistoric

18MO184

Kavanaugh V

Lithic Scatter

Prehistoric

18MO185

Kavanaugh VI

Lithic Scatter

Prehistoric

develop along this transportation corridor with

18MO186

Kavanaugh VII

Lithic Scatter

Prehistoric

three major intersections providing access to the

18MO472

Site 6

Archaic Lithic Scatter

Prehistoric

surrounding community.

18MO594

Wisteria

Lithic Scatter

Prehistoric

business, and educational development. During this time period, a satellite campus for Montgomery Community College started in Germantown. Today, the area continues to

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 76

Known Historical Archaeological Sites There are nine historical archaeological sites near

Table 2: Known Historical Archaeological Sites Site Number

Site Name

Site type

Period

18MO175

Rabbit

Farm

19th century

18MO181

Kavanaugh II

Frame Structure

Historic

18MO187

Kavanaugh VIII

Masonry Structure

19th century

18MO205

Parcel EC-1 Stone House

Farmstead

19th/20th century

18MO361

355-1

Farm

----------------

Additional Cultural Resources in Parks

18MO362

Middlebrook

Farm

18th-20th century

18MO363

Calico Crab House

Farm

19th century

19/1 Pleasant Fields/Basil Waters House (c 1790s-early 1800s; 1890s)

18MO408

Pleasant Field

Farmstead

18th century

18MO461

Waters Mill & House

Mill

18th-20th century

21200 Waters Road, Waters House Special Park

Today, the restored house is open to the public

In c. 1810, Zachariah Waters also established a

and contains offices for non-profit groups and

mill along Little Seneca Creek with three milling

provides public meeting space. Now called the

operations—flour grinding, flax-seed oil pressing,

Waters House Special Park, the property includes

and lumber cutting. The mills ceased operation c.

a large bank barn, a corncrib, and carriage house

1895. An 1865 Martenet and Bond map, labels

the Germantown Employment Area Sector Plan. Seven of these are farmsteads; one is a masonry structure, and the other is a mill complex. They span a time from the late 18th to the early/middle 20th century.

Master Plan for Historic Preservation The Waters family inhabited Pleasant Fields for more than a century. Basil Waters established the large tobacco plantation about 1790. The brick sections of the house (center and left) are the earliest, dating from the late 1700s or early 1800s. During the mid-19th century, Basil‘s nephew, Dr. William Waters, owned the property and located his doctor‘s office in a back room on the first floor. Dr. Waters served as the general practitioner for the community and also continued wheat and corn on the farm. In 1907, Dr. Waters‘ son, Charles, inherited the house and farm. Charles redesigned and expanded the house to its current Italianate-style appearance. The property was used for breeding racehorses and remained in the family until 1932.

and is adjacent to the North Germantown Greenway Stream Valley Park. The family burial ground of all three brothers‘ families is preserved near the Pleasant Fields property on Hawks Nest Lane.

Waters Mill Ruins, Chimney Ruins, and Boundary Marker Black Hill Regional Park Not Designated

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 77

the mill site as ―Mrs. Waters Mill,‖ for Eleanor

19/7 Watkins Mill Ruins

connected to the barn. In 2001-2002, the

(Ellen) Waters, who was Zachariah‘s daughter-in-

Great Seneca Stream Valley Park

Department of Parks restored the exterior of the

law. Ellen operated the mills after her husband,

Not Designated

barn and added missing roofs to the silos. The

Tilghman Waters, died in 1864. The Waters‘ grist

barn is open to the public as the King Farm Dairy

and saw-mill ruins are visible from the Black Hill

The Watkins Mill site is located along the Great

trail and interpreted by a historic marker in Black

Seneca Creek at Watkins Mill Road. Originally built

Mooseum (photo below).

Hill Regional Park. Foundations from the late

by Aden Grey, a grist mill has been at this site

Hoyles Mill Ruins

18th-century miller‘s house are in the vicinity. The

since 1783. From 1791 to 1846, the Dorsey

Hoyles Mill Conservation Park

site provides a good example of the head race and

family owned the property and ran a grist and saw

Master Plan for Historic Preservation

tail race used to direct water to and from the

milling operation. From 1859 to 1877, it was

milling operation. Also located along the trail is a

owned and operated by Susan Ann and Remus

The Hoyles Mill site is located along Hoyles Mill

remaining ―W&M‖ stone boundary marker

Snyder. At that time, the mill road was also called

Road in the Hoyles Mill Conservation Park. This

indicating the William and Mary Waters land tract.

―Snyder‘s Mill Road.‖ Levi Watkins purchased the

19th century mill was operated by the Hoyle family

Near the park‘s picnic area and playground are

mill at auction and operated the grist mill. By the

on part of their farm land along Little Seneca

two stone chimneys and a foundation from a

1880s, the mill produced 600 barrels of wheat

Creek. The 1850 Census of Manufacturers lists it

former tenant house owned by the Waters family.

flour, 10,000 pounds of buckwheat flour, and

as a grist and a saw mill. It operated until 1914

185,000 pounds of cornmeal a year. The mill

when the Hoyles moved their milling operation to

14/54 Davis Mill Ruins

burned in 1908. Part of the mill foundation

Boyds to be closer to the railroad. The mill ruins

Great Seneca Stream Valley Park

remains along the creek bank, and portions of the

still contain remains of the water-powered turbine

Not Designated

mill race are visible. A radio tower is located near

that replaced the mill wheel in the second half of

the former mill pond. The miller‘s house burned in

the 19th century.

The Davis Mill, located along Davis Mill Road near

1920. An interpretive historical marker is located

Great Seneca Creek, was purchased by John

at the mill site.

Samuel Davis in the 1880s. A mill was at this site as early as 1783. During the time Davis operated

King Farm Dairy Mooseum

the grist mill, it was a three-story, clapboard, frame

South Germantown Regional Park

building with a stone foundation. Davis‘

Not Designated

homestead was nearby and overlooked the mill. The mill burned in the 1940s. An interpretive

The c. 1930s James and Macie King Dairy barn is

historical marker is located at the mill site.

part of the 650 acre South Germantown Regional Park. The large concrete block barn features a gambrel roof. Two original concrete silos are

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 78

18/44 Little Seneca Creek Viaduct, B&O Metropolitan Branch Railroad Bed

arranged into four towers and one stand-alone

18/8 Boyd-Maughlin House

Black Hill Regional Park and WSSC Property Master Plan for Historic Preservation

closed to the public.

bent. In 1980, a dam was constructed to create the

15215 Darnestown Road

Little Seneca Lake reservoir. Construction

(Black Hill Regional Park)

This resource consists of the remains of the 1896

occurred in the center of the viaduct site; the

Master Plan for Historic Preservation

viaduct that traversed Little Seneca Creek and an

western section of the viaduct and its stone piers

abandoned c. 1865 railroad bed located

were either removed or buried.

approximately midway between Boyds and

One of the earliest structures in the Boyds Historic District, is the David Maughlin House also known

Germantown. These structures were once part of

The rest of the viaduct remains are located along

as the Boyd-Maughlin house that dates from

the c. 1860s Metropolitan Branch of the B&O

the former eastern slope of Little Seneca Creek. It

1866. The two-story, frame, clapboard house is a

Railroad, a 43-mile link between Washington, D.C.

consists of one large granite-end abutment and

good example of the rural Gothic Revival

and the Main Line of the B&O at Point of Rocks,

four stone piers. The abutment is approximately

influenced vernacular architecture. Features

MD. Upon its completion in 1873, an economic

31 feet wide and 12 feet long. The structure

include a cross-gabled roof, bracketed porch

boom began for the communities located near its

stands some 12 feet above grade at its exposed

posts, and a central front gable with a small

route; consequently, the former crossroads

end. Two dates are chiseled in the structure,

arched window. The property is now part of the

community of Germantown moved its commercial

―6.17.96‖ and ―10.13.96‖ (photo below), and,

Black Hill Regional Park and rented as a

development to the northeast, creating ―New

probably represent the periods of construction. At

residence.

Germantown‖ along this railroad.

the base of the stone abutment stand four stone piers. The 1896 viaduct replaced an early

The remaining masonry structures once supported

1870s wooden trestle. Visible remains from this

a single-tracked metal railroad bridge in operation

earlier bridge are the stone retaining walls that

until 1928. The bridge was abandoned when the

the B&O Railroad used as rip-rap for the base of

railroad was double-tracked, straightened, and

the fill on the east bank of the creek. The viaduct

rerouted farther south. The bridge was built on a

structures are located on WSSC property.

four-degree curve with a total span of about 480 feet and approximately 105 feet above water at its

The remaining B&O Metropolitan Branch Railroad

midpoint. The bridge was designed by John E.

Bed is a significant landscape feature that is cut

Greiner (1859-1942), an engineer with the B&O

into the hillside and leads from Wisteria Drive to

Railroad, using a relatively standard bridge design

the Little Seneca dam. It is now part of Black Hill

with the track supported by deck-type girder spans

Regional Park and is currently being used as an

which were, in turn, supported by nine bents,

access road to service the dam. The road is

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TECHNICAL APPENDICES 79

Black Hill Gold Mine Black Hill Regional Park Not Designated Remnants of mining pits from the Black Hill Gold Mine are located in the Black Hill Regional Park. Starting around 1850, miners used picks and shovels in open-pit extraction in attempts to find gold. However, results were disappointing since ore containing gold was rarely found. In 1947, George A. Chadwick purchased the property and later converted the mine to a bomb shelter. An interpretive historical marker is located at this site.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 80

Photos: Black Rock Mill

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 81

Map 1: Historic Resources GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 82

APPENDIX 12: HISTORIC PRESERVATION ELEMENTS Historic Preservation, Planning Department, 2008 Objective

As a result of these master plan processes, a total

Designation of historic sites and districts serves to

of 15 individual sites and one historic district have

highlight the values that are important in

The intent of the County‘s preservation program is

been designated on the Master Plan for Historic

maintaining the individual character of the County

to provide a rational system for evaluating,

Preservation.

and its communities. It is the intent of the

protecting, and enhancing the County‘s historic

County's preservation program to provide a

and architectural heritage for the benefit of

Table 1 (below) provides a summary of

rational system for evaluating, protecting, and

present and future generations. It serves to

Germantown‘s historic resources and Map 1

enhancing the County's historic and architectural

highlight the values that are important in

(opposite) gives the general location of these

heritage for the benefit of present and future

maintaining the individual character of the County

properties. This section contains a description and

generations. The accompanying challenge is to

and its communities.

a photograph or map of each master plan site,

weave protection of this heritage into the County's

organized chronologically by date of construction.

planning program to maximize community support

The section also includes an explanation of the

for preservation and minimize infringement on

historic preservation designation process and the

private property rights.

Summary Historic resources within the boundaries of this Germantown Plan were designated in 1989 in the Approved and Adopted Germantown Master Plan. Other historic resources in the Germantown Planning Area were designated in the following documents:

effects of historic site designation. The following criteria, as stated in Section 24A-3 of

Montgomery County Historic Preservation Program The Master Plan for Historic Preservation and the

the December 2008 Amendment to the

Historic Preservation Ordinance, Chapter 24A of

Historic Preservation Master Plan;

the Montgomery County Code, are designed to

Individual Historic Resources in the

protect and preserve Montgomery County‘s

1989 Germantown Master Plan; and

historic and architectural heritage. Placement on

the 1979 Master Plan for Historic

the Master Plan for Historic Preservation officially

Preservation.

designates a property as a historic site or historic district and subjects it to further procedural requirements of the ordinance.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

the Historic Preservation Ordinance, shall apply when historic resources are evaluated for designation in the Master Plan for Historic Preservation. (1) Historical and cultural significance: The historic resource: Has character, interest, or value as part of the development, heritage or cultural characteristics of the County, State, or Nation; Is the site of a significant historic event;

TECHNICAL APPENDICES 83

Is identified with a person or a group of

otherwise specified in the amendment, the

of historic resources should be sensitive to and

persons who influenced society; or

environmental setting for each site, as defined in

maintain the character of the area. Specific

Exemplifies the cultural, economic, social,

Section 24A-2 of the Ordinance, is the entire

design considerations should be reflected as part

political or historic heritage of the County

parcel on which the resource is located as of the

of the Mandatory Referral review processes.

and its communities; or

date it is designated on the master plan.

(2) Architectural and design significance: The historic resource:

In the majority of cases, decisions regarding Designating the entire parcel provides the County

preservation alternatives are made at the time of

Embodies the distinctive characteristics of

adequate review authority to preserve historic

public facility implementation within the process

a type, period, or method of construction;

sites in the event of development. It also ensures

established in Section 24A of the Ordinance. This

Represents the work of a master;

that, from the beginning of the development

method provides for adequate review by the public

Possesses high artistic values;

process, important features of these sites are

and governing agencies. To provide guidance in

Represents a significant and

recognized and incorporated in the future

the event of future public facility implementation,

distinguishable entity whose components

development of designated properties. In the case

the amendment addresses potential conflicts

may lack individual distinction; or

of large acreage parcels, the amendment will

existing at each site and suggests alternatives and

Represents an established and familiar

provide general guidance for the refinement of the

recommendations to assist in balancing

visual feature of the neighborhood,

setting by indicating when the setting is subject to

preservation with community needs.

Community, or County due to its singular

reduction in the event of development; by

In addition to protecting designated resources

physical characteristic or landscape.

describing an appropriate area to preserve the

from unsympathetic alteration and insensitive

integrity of the resource; and by identifying

redevelopment, the County's Preservation

buildings and features associated with the site

Ordinance also empowers the County's

that should be protected as part of the setting. It

Department of Permitting Services and the HPC to

is anticipated that for a majority of the sites desig-

prevent the demolition of historic buildings

nated, the appropriate point at which to refine the

through neglect.

Implementing the Master Plan for Historic Preservation Once designated on the Master Plan for Historic Preservation, historic resources are subject to the protection of the County‘s Historic Preservation Ordinance, Chapter 24A. Any substantial changes to the exterior of a resource or its environmental setting must be reviewed by the Historic Preservation Commission (HPC) and a historic area work permit issued under the provisions of the Ordinance, Section 24A-6. In accordance with the Master Plan for Historic Preservation and unless

environmental setting will be when the property is subdivided.

The Montgomery County Council passed legislation in September 1984 to provide for a tax credit

Public improvements can profoundly affect the

against County real property taxes in order to

integrity of a historic area. Section 24A-6 of the

encourage the restoration and preservation of

Ordinance states that a Historic Area Work Permit

privately owned structures located in the County.

for public or private property must be issued prior

The credit applies to all properties designated on

to altering a historic resource or its environmental

the Master Plan for Historic Preservation (Chapter

setting. The design of public facilities in the vicinity

52, Art. VI). Furthermore, the HPC maintains up-to-

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 84

date information on the status of preservation incentives including tax credits, tax benefits possible through the granting of easements on historic properties, outright grants, and low interest loan programs.

Table 1: Germantown Historic Resources Historic Sites Designated on the Master Plan for Historic Preservation Resource #

Resource Name

Address

Date

18/44

Little Seneca Viaduct

Wisteria Drive Vicinity, Germantown

19/1

Pleasant Fields/Basil Waters House

21200 Waters Road/Milestone Manor Lane

19/3

William Waters Jr. House Site

Between 20511 & 20553 Shadyside Way

c1785

19/5

Neelsville Presbyterian Church

20701 Frederick Road

1877

19/10

Waring Viaduct

B&O tracks at Great Seneca Creek

1906

19/11

Waring-Crawford Farm

19212 Forest Brook Road

19/13

Germantown Historic District

Liberty Mill Road & B&O Railroad Vicinity

19/13-1

Madeline V. Waters House

12900 Wisteria Drive

19/13-5

Pumphrey-Mateney House

19401 Walter Johnson Road

c1883

19/13-6

Upton Bowman House

19219 Liberty Mill Road

c1901

19/13-7

Wallich-Heimer House

19120 Mateny Road

1913

19/19

Grusendorf Log House

Seneca State Park near Visitor Center

c1841

19/21

Clopper Mill Ruins

Seneca State Park near Clopper Road-Waring Station Road

19/27

John H. Gassaway

17200 Riffle Ford Road

c1815; c1840; 1904

19/33

Cider Barrel

20410 Frederick Road

1926

19/40

Stone Culverts & Railroad Bed

Harvest Glen Way Vicinity

c1873

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

c1865; 1873; 1896 c1790;1890

c1850; c1885 c1878+ 1899-1902

c1795;1834

TECHNICAL APPENDICES 85

GERMANTOWN HISTORIC SITES 19/13 Germantown Historic District

required two telegraph operators to control the

grain scale housed in a small metal shed on

(c1878+)

switches to double tracks south of town.

Mateny Hill Road, southwest of Blunt Avenue.

The Germantown community became the center of

Germantown‘s commercial district grew along

commercial activity when the Bowman Brothers

Mateny Hill Road between the train station and

German farmers settled the Germantown area in

built a new steam-driven flour and corn mill next to

Liberty Mill Road. In the late 1800s and early

the early 1800s. The initial Germantown

the new railroad depot, making obsolete the

1900s, Germantown had two general stores, a

settlement clustered around the intersection of

earlier water-driven mills in the area. Bowman

post office, three churches, a bank, doctor's office,

Clopper and Liberty Mill Roads. After the

Brothers' Liberty Mill was built in l888 at the south

barber shop, and school. The Germantown Bank

introduction of the Metropolitan Branch of the

side of Liberty Mill Road along the railroad tracks.

(1922)(below, left), 19330 Mateny Hill Road, was

B&O Railroad, the community known as

The wooden flour mill burned in l914, but was

funded through sale of shares to residents who

Germantown Station grew about one mile north of

rebuilt and modernized in l916 with six huge silos.

wanted to cash their mill paychecks without being

the original crossroads community. Present-day

In 1918 Augustus Selby and his four partners

charged 15 cents that the General Store

Liberty Mill and Walter Johnson Roads were the

bought the mill, and operated it until l963. A grain

demanded for the service. This one-and-a half

original Germantown Road. The railroad enabled

elevator and grain dryer were part of the operation

story brick building has a simple classical facade,

farmers to ship their produce, grain, and milk to

in the l920s and 30s, but burned in l972 after the

and iron bars on its triple windows. At the

Washington, as well as receive fertilizers to enrich

mill had closed. Still standing is a

Vicinity of Liberty Mill Road, B&O Railroad, and Mateny Hill Road

the soil for larger yields. Germantown Station, built in 1891, replaced an earlier small railroad station located there in l878. The frame structure was rebuilt, following a 1978 fire, and serves modern-day commuters traveling to jobs downcounty and in Washington, D.C. (photo, far right). The original single track at Germantown once GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 86

southern corner of Blunt Avenue and Mateny Hill

parcels of land. Bank President A. H. Baker lived

Road, a small, board and batten shop with a gable

in a large estate on Liberty Mill Road where Liberty

roof, was used at various times as a harness shop,

Heights is now located.

barber shop and post office before it was converted into a house. Numerous other service

Bowman Brother's or Liberty Mill was at one time

businesses in this vicinity included a feed store,

the second largest mill in the state. In the 1950s,

several warehouses, and a stockyard.

dairy products replaced grain as the state‘s primary agricultural output, leading to a decline in

The houses built within this period have strong

the milling business. Popularity of the automobile

uniformity and similar architectural details in the

enabled residents to shop in more distant

simple rural tradition of 19th century Maryland.

shopping centers, people became less dependent

The homes were built for mill and railroad

on the railroad, and growth of the county's

employees as well as shopkeepers and ministers.

population turned cornfields into cul-de-sacs.

Many houses in the historic district still have

Commercial businesses are now concentrated

dependencies such as stables, wash houses, and

closer to I-270. The Germantown Historic District,

smokehouses; some with louvered cupolas,

designated in l989, preserves the heritage of

contrasting trim, or other architectural details. The

Germantown as a flourishing farming and mill

generous front and side yards allowed for family

community, while continuing to focus on the B&O

gatherings, gardens, and perhaps a few animals,

Station as a center for today‘s MARC train

while shade trees and porches helped residents

commuters.

escape the heat of summer. One of the oldest houses in the district is the c1870 Harris-Allnutt House, 19390 Mateny Mill Road, which was originally the home of R. E. and Alice Harris who ran a store here. The Anderson-Johnson House (1898), 19310 Mateny Mill Road, was first the home of a railroad agent and later Germantown's postmaster. Rev. Rayfield House (c1890s), 9215 Blunt Avenue, was the residence of the Baptist Church minister. The homes of influential community leaders (e.g. mill owners, banker, store owners) lined Old Germantown Road on large GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 87

Individual Sites (listed chronologically)

son of William. Charles built or expanded the

19/3 William Waters Jr. House Site

frame section (right) and compatibly redesigned

(Late 1700s-Early 1800s)

19/1 Pleasant Fields/Basil Waters House

the existing house. The new large central hall was

Demolished Resource—Site Between 20511 &

(c1790s-early 1800s;1890s)

outfitted with an elegant curved staircase. Charles

20553 Shadyside Way

21200 Waters Road/Milestone Manor Lane

Waters was a successful breeder of racehorses,

(drawing below, right)

(photo below, left)

one of whom set the east coast trotting record (1898). The property, which remained in the

A designated historic site since 1979, the William

The Waters family inhabited Pleasant Fields for

Waters family until 1932, includes a bank barn

Waters House no longer stands. The five-bay

more than a century. About 1790, Basil Waters

and double corncrib. A small Waters family burial

dwelling was one of the earliest substantial brick

established a large tobacco plantation, supported

plot is on Hawk‘s Nest Lane. The restored house

residences in the Germantown area. The one-

by as many as 22 slaves. The brick sections

and barn, owned by M-NCPPC, are scheduled to be

room deep, center-passage house featured

(center and left) are the earliest, dating from the

open for community events, run in part by the

recessed 9/6 sash windows with jack arches, a

late 1700s or early 1800s. In the late 1800s,

Montgomery County Historical Society.

round-arched doorframe with keystone and

Basil‘s nephew, Dr. William A. Waters, a general

cornerblocks, and fanlight transom. According to

practitioner, had a doctor‘s office in the house.

tradition, William Waters, Jr. (1751-1817) built the

The house gained its present Italianate

house after acquiring the property from his father

appearance under ownership of Charles Waters,

in 1785. William was the brother of Basil Waters who built Pleasant Fields. In the late 1800s, the house was updated with a Gothic-inspired center cross gable, a pointed-arch window and shingle siding. The property, also known as the Horace Waters House, remained in the family until 1962. The foundations of the house have been preserved in the Waters Landing Park.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 88

19/21

Clopper Mill Ruins (c1795; 1834)

These ruins are significant as one of the few

powered Bowman Brothers Mill opened in 1888, in

Clopper Road at Waring Station Road

remaining distinguishable mills in the county,

Germantown. Clopper‘s Mill was heavily damaged

(photo, below left)

representing an industry once essential to

by fire in 1947. The ruins consist of stone and

economic development. Nicholas Sibert built the

brick walls with no roof. Local fieldstone on the

Located within Seneca Creek State Park, the

original mill on this site in the 1770s. About 1795,

basement and first floor levels has corner quoins

Clopper Mill Ruins are remnants of the extensive

Zachariah MacCubbin rebuilt the mill, constructing

and heavy stone lintels.

property of Francis C. Clopper, influential

a two-level stone structure. Clopper renovated

businessman in Montgomery County in the mid-

and expanded the mill in 1834, adding a third

19/11 Waring-Crawford Farm

1800s. A prosperous owner of a woolen factory

story of bricks made at a manufactory on his

(Log section: Mid 1800s; Enlarged Late 19th

and mills, Clopper was a principle backer of the

estate. A stone in the mill‘s gable read ―F C C

Century - Early 20th Century)

Metropolitan Branch in the 1850s, and was

1834.‖ An undershot water wheel used water

19212 Forest Brook Road

instrumental in persuading the B&O to take over

from the Great Seneca Creek to turn the millstone.

(photo, below right)

construction of the railroad branch after the

Business at the mill declined after the steam-

original company failed. Clopper donated land both for a nearby railroad station, named in his honor, and for St. Rose of Lima Catholic Church. Clopper‘s mansion, known as Woodlands, was located near the Visitors Center at Seneca Creek State Park.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 89

This distinctive log and frame residence

1880s, and was railroad agent at Germantown

pairs. Typical of higher style Montgomery County

represents an evolution of construction materials.

Station where he operated a fertilizer and grain

houses of this era (late 1800s-early 1900s), the

The original log house is a two-story side gable

store in Germantown Station. This H-shaped

first level windows allow access to the front porch,

structure, which had two rooms on each level. The

house was built in three main sections. The

in this case with jib-door panels.

Waring family (or Warring) probably built the log

original part is the south section (left), oriented

dwelling. From the heirs of John P. Waring, George

toward Seneca Creek. John Gassaway‘s father is

The older section was made compatible with the

Leslie Crawford, in 1881, bought the 214-acre

believed to have built in the early 1800s the

1904 section, updated with looped bargeboard

farm with a two-story house and log outbuildings.

steeply pitched roof house. Wallpaper bears the

and 2/2 sash windows. Front parlor mantels of

A wheat and dairy farmer, Crawford expanded the

date of 1815. The center section was built about

dark green marble were stolen by vandals.

house with a hipped-roof polygonal front ell, with a

1840. About 1904, John Gassaway reoriented the

Electricity was first installed in 1948, replacing gas

fanciful turret over the front entry. After George‘s

house when he built the north section, with front

lighting. The farmstead includes a log

death in 1925, his descendants continued to run

porch facing north toward Riffle Ford Road.

smokehouse with vertical plank siding, corncrib,

the farm. Besides the house, only a smokehouse

and a wind pump. The Maryland Historical Trust

remains of the farmstead that once included a

The elaborately detailed north section of the house

holds interior and exterior easements on the

bank barn, double corncrib, slave quarters, and a

incorporates both Gothic Revival and Italianate

property.

detached kitchen. The main house was built to

elements. The north

face the original Waring Station Road, which ran

center cross gable and

from Clopper Road to Frederick Road but was

looped bargeboard in all

redirected with construction of I-270.

main gables are Gothic Revival in nature, while

19/27 John H. Gassaway Farm

bracketed door hood,

(Early 19th Century; c1904)

scrolled porch bracket

17200 Riffle Ford Road

pairs, and window

(photo right)

treatments are Italianate. First and second level

This novel frame residence, home of a prosperous

windows have prominent

farmer and merchant, shows the late acceptance

cornices and footed sills,

of Romantic Revival architecture found 20-30

and attic windows are

years earlier in less remote parts of the Eastern

round-arched lunettes.

Seaboard. John Hanson Gassaway (1829-1911)

Rare in the county are

was president of the Montgomery County

cast-iron panels

Agricultural Society in the late 1870s and early

connecting wooden post

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 90

19/19 Grusendorf Log House

(Mid-1800s)

19/40 Stone Culverts and Railroad Bed

Seneca Creek State Park

(c1865-73)

(below, left)

Harvest Glen Way Vicinity (photo, above right; environmental setting, below

The Grusendorf Log House was originally located

right)

on Clopper Road near Great Seneca Highway. The house represents a wave of German immigrants

This resource reflects the history and

who settled in Montgomery County in the mid

technology of the B&O Railroad.

1800s. Frantz and Hanna Grusendorf, natives of Germany, were among the first to settle in

The abandoned railroad bed was the

Germantown, buying the property in 1841. Frantz

original alignment of the railroad and

Grusendorf was a stonemason who helped build

was in use from 1873 until 1927, when

many Germantown area houses, and Hanna was

it was double tracked and straightened.

a midwife. The house, which remained in the

The resource includes two stone

Grusendorf family for nearly a century, was moved

culverts of granite and Black Rock stone

two miles to Seneca Creek State Park in 1989 to

that carried water tributaries under the

protect it from development.

tracks. The northwest culvert was relocated and reconstructed for the construction of a stormwater management pond. Salvaged stones not used in the reconstruction are in storage will be used at the new Darnestown Heritage Park, and more are available for the Germantown Town Center.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 91

18/44 Little Seneca Viaduct (c1865-73)

design of the viaduct, with deck-type girder spans

the original single-track width railroad bed, cut into

Wisteria Drive Vicinity

supported by nine bents, arranged in four towers

the hillside. Now used as an access road to service

(photo, right; environmental setting, below)

and one stand-alone bent, is highly representative

the dam, the road is closed to the public.

of its time. Unusual was the sharp four-degree This resource consists of three elements: a c1865

curve of the structure. The 480-foot span stood

abandoned railroad bed, c1872 stone rip-rap wall

105 feet above water at its mid-point. The

from the foot of the original wood trestle bridge

remaining stone abutment is incised with the

that traversed Little Seneca Creek, and the

dates 6-17-96 and 10-13-96. The bridge was

remains of the 1896 viaduct that replaced the

designed by John E. Greiner (1859-1942), an

wooden one. The Little Seneca Viaduct was a

accomplished engineer for the B&O Railroad—his

single-tracked iron bridge that served from 1896

later projects included the Havre de Grace bridge

until 1928. During this period of service, the

over the Susquehanna River.

viaduct supported a railroad that gave a powerful surge to Montgomery County‘s economy. The

A wooden trestle bridge predated the metal

bridge was abandoned with the advent of double-

viaduct. A stone riprap wall located on the east

tracking, and the railroad was rerouted further

bank of Little Seneca Creek was constructed for

south when the rail line was straightened. The

this first bridge. The resource includes a section of

WSSC

Recommended: Little Seneca Viaduct

VIADUCT

DAM

RIPRAP WALL RAILROAD BED

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 92

19/5 Neelsville Presbyterian Church (1877) 20701 Frederick Road (photo, right) The congregation of the Neelsville Church played an important role in the development of Presbyterianism in Montgomery County. Conservative Presbyterians organized in 1845, and soon built a log church, south of the present church. The present Gothic Revival church dates from 1877. Typical of the style are pointed-arch windows, which have stained glass panes, a king post truss embellishing the front gable, and wooden buttresses, on each facade. The frame church, which faces west, has a patterned slate shingle roof and brick foundation. An entry vestibule and a neon cross in the gable peak were added in the 1930s. A north wing, completed in 1933 to provide a meeting room, is compatible in massing and also has wooden buttresses. A large cemetery lies behind the church, to the east. The congregation, which now holds services in a 1975 brick church to the north, has restored the historic church, which is used for Sunday School classes and community meetings.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 93

19/13-5 Pumphrey-Mateney House (c1883)

time dwelling of Madeline Waters, daughter of

19401 Walter Johnson Road

Horace. The residence was the most elaborate

(photo, above right)

house in Germantown, featuring a three-story projecting pavilion with palladian windows, a broad

After purchasing this property in 1883, Robert H.

hipped roof with dormers, cornice with dentil

Pumphrey lived here where he ran a store until a

molding, and pedimented

separate building was built next door (no longer

wrap-around porch with

standing) in the early l900s. Judging by the

classical columns.

asymmetrical five-bay side elevation and by the older nature of the stone foundation, Pumphrey may have substantially rebuilt and/or added onto an earlier structure to create the building seen today. Typical details of the 1880s era include decorative Gothic Revival-influenced trusswork in the gables, window cornices and footed sills, and round-arched third-level windows. Robert‘s daughter and husband, Henry ―Mac‖ Mateney (ma TEE nee), resided here in the early and mid 1900s.

19/13-1 Madeline V. Waters House (1899-1902) Demolished Resource—Site at 12900 Wisteria Drive (drawing, below right) A linear park along Wisteria Drive, at Rt. 118, commemorates the Madeline Waters House that was destroyed by arson in 1986. Built in 1899-1902, this roomy frame Colonial Revival house belonged to the owner of Germantown's general store, Horace D. Waters. His stepson Lloyd Dorsey built the house, which was the longGERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 94

19/13-6 Upton Bowman House

19/10 Waring Viaduct (1906)

(c1901) 19219 Liberty Mill Road

B&O tracks at Great Seneca Creek

(photo, upper left)

(photo, lower left)

Located near the Germantown Historic

Located about 1,000 feet east of Waring Station

District, this frame residence was the

Road, this stone viaduct was built to carry the

home of Upton Bowman, who helped

Metropolitan Branch of the B&O Railroad over the

establish the Bowman Brothers' Mill,

Great Seneca Creek. It was the product of a

later known as Liberty Mill. In 1888,

massive modernization campaign of Pennsylvania

Upton and his brothers Charles and

Railroad‘s Leonor Loree when he took charge of

Eldridge opened the steam-powered

the B&O in 1901. For its first 30 years of

gristmill, which flourished with its location

operation, the railroad crossed the waterway on a

adjacent to the railroad station. The

wooden trestle bridge that was dangerous and

success of the milling operation led to an

expensive to maintain. The stone viaduct was

economic boom in the

erected in 1906 when the railroad line between

Germantown

Gaithersburg and Germantown was straightened

community and the

and a second track installed. The massive

obsolescence of local

stonework of the Waring Viaduct, and its larger

water-powered mills.

twin over the Little Monocacy, are uncommon on

The Upton Bowman

B&O lines yet more typically found on the

House was probably

Pennsylvania Railroad, evidence of Loree‘s

built about 1901 when

influence. The 350 foot-long, three-arch viaduct of

the family purchased

roughly dressed granite supports the tracks that

the property. The

are about 70 feet above the Great Seneca Creek.

frame house, now

Early trains stopped at Waring Station to pick up

covered with stucco,

passengers and freight, and to take on water

has decorative

pumped up from Seneca Creek via a hydraulic

bargeboards with

ram.

cross bracing, a twostory polygonal bay on the east side, and a wraparound porch. GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 95

19/13-7 Wallich-Heimer House (1913)

Germantown Elementary School (north side).

19120 Mateny Road

Residents recalled autumns when dozens of

(photo, upper right)

farmers with 4-horse team wagons loaded with apples were waiting in line at the cider press

John Wallich, a local carpenter, built this frame

located behind Baker‘s house. The

house for his own residence, in 1913. A well-

Cider Barrel provided the retail outlet

preserved Colonial Revival house typical of the late

for both the cider and for Baker‘s

1800s and early 1900s, the dwelling has a second

own fresh apples.

story corner turret with polygonal hipped roof. The full-width porch has a pedimented entrance and

The barrel is actually a partial

Doric columns. The house has clapboard siding on

cylinder applied to the front of a one-

the first level and shingle siding on the second and

story front-gable building. A

attic levels. The residence is named in part for

bracketed hood shelters an inset

Glenn and Midge Heimer who lived here from

counter opening in the barrel facade.

1959-1981.

Horizontal stripes capping the head and base of the barrel lend a

19/33 Cider Barrel (1926)

Streamline Moderne effect

20410 Frederick Road

accentuated by an adjacent curved

(photo, lower right)

c1931 apple stand hidden behind a sliding door.

The Cider Barrel is a well-loved local landmark and Andrew Baker built the structure in 1926 as a

The Atomic Energy Commission Building (1958)

retail outlet for his cider and fresh apples. The

19901 Germantown Road

a distinctive example of roadside architecture.

Cider Barrel first became a favorite place for refreshment in the early days of automobile

This resource has not been

tourism. Baker was a prominent Germantown

designated on the Master Plan for

entrepreneur who spearheaded the move to build

Historic Preservation. The Maryland

the Germantown Bank (1922) and served as one

Historical Trust has determined this

of its first trustees. Baker owned a large house

resource is eligible for listing on the

and farm on Liberty Mill Road (near Liberty Heights

National Register of Historic Places.

Court) with an apple orchard next to the GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 96

APPENDIX 13: DENSITY DISTRIBUTION

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 97

Figure 1 GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 98

APPENDIX 14: CONNECTIONS: TRANSPORTATION ANALYSIS Transportation Planning, 2008 Germantown has various options of transportation

land use and

for citizens in the community. There are major

transportation

highways, buses, MARC, bicycle facilities, and

changes outside of

sidewalks to facilitate travel to and from locations

the Germantown

across the study area. These forms of

Employment Area

transportation provide mobility and access in a

Sector Plan. A

safe manner and shape the community‘s

second level, the

character in conjunction with land use pattern and

Local Area Model

urban design. This Appendix will be subject to

(LAM), refine the

revision pending publication of the Planning Board

forecasts at the

Draft Plan depending upon the recommendations

local level, using

in the Plan.

quick-response

Figure 2

methodologies

Analysis

from NCHRP Report 255 to

The roadway system is analyzed with the current

convert system-

conditions and its ability to serve the study area‘s

level forecasts to

travel desires based on existing and future travel

project-level forecasts. Both the TRAVEL/3 and

programs that reflect a non-auto driver mode split

patterns. The system was analyzed using two

LAM use the four step process of trip generation,

goal specific to Germantown, and higher than that

different levels of analysis. The Department‘s

trip distribution, mode split, and traffic

which would be reflected at a larger scale analysis.

travel demand model (TRAVEL/3) was applied to

assignment.

The LAM analyzed the existing conditions in

test local land use proposals in conjunction with

Germantown and analyzes four future year (2030)

the Metropolitan Washington Council of

The LAM was used to create a finer-grain analysis

land use scenarios created by planners and the

Governments (COG) adopted land use forecasts

based on the planned Germantown

community. The land use scenarios were assigned

for the region. The TRAVEL/3 model results

neighborhoods, a more refined road network, and

into traffic analysis zones as seen in Figure 1. An

develop baseline conditions reflecting planned

localized Travel Demand Management (TDM)

assumption was made in the LAM to allow transit

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 99

access and travel demand management improvements based on the type of land use

Table 1

Commercial

Dwelling Units

proposed. With the CCT and a continuing focus on

Scenario

SF

DU

sustainable transportation initiatives an average

Existing

8,062,334

6,591

24,954

Alternative 2B

21,025,408

13,442

44,472

Alternative 2C

23,004,920

15,101

49,512

areawide achievement of a 25 percent non-auto driver mode share for employees (compared to 16 percent today) was used in the LAM. The land use scenarios generate a number of trips and attract trips from outside of Germantown, which is trip

Outbound PM Peak Hour Vehicle Trips

Figure 3

generation and distribution. Those trips were spread out over the network based on destinations using the Local Area Transportation Review (LATR) guidelines, which is trip assignment. The trips assigned to the roads allow planners to determine how much congestion occurs at intersections. The scenarios generally result in more traffic volume from the existing conditions than the 1989 Master Plan. There is a significant increase in traffic volumes into the area and out of the area as seen in Figure 2. Several land scenarios were modeled and can be seen in Table 1 showing the differences in the amount of development for each proposal.

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TECHNICAL APPENDICES 100

Capacity Considerations From a Policy Area Mobility Review (PAMR) perspective, the end-state analysis of Land Use Alternative shows that the proposed land use and transportation system can be found to be in balance, due in large part to implementation of regional facilities already in the sector plan including I-270 widening, the CCT, M-83, and MD 355 widening. Figure 3 shows the results of the PAMR analysis, comparing conditions for 2005, 2011, and Alternative 3. The staff recommended land use is commensurate with that tested as Alternative 3. As shown in Figure 4, there are several locations where we forecast localized congestion problems that are generally either related to I-270 access points or locations where major highways intersect.

Figure 4 Legend

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 101

Several new master planned streets break up the superblocks, with additional connectivity supporting both the distribution of vehicular traffic

Table 2 Intersection Volume/Capacity (V/C) Ratios Map

Intersection

Existing

2030 Sector Plan

Crystal Rock Dr & Cloverleaf Center

0.44

1.04

intermodal transfer where the CCT crosses I-270

Crystal Rock Dr & Father Hurley Blvd

0.69

1.12

via Dorsey Mill Road; this access could also

Crystal Rock Dr & Germantown Rd (MD 118)*

0.92

1.05

Crystal Rock Dr & Kinster Dr

0.39

0.74

Father Hurley Blvd & Middlebrook Rd*

0.45

0.60

The localized congestion problems shown in Figure

Frederick Rd (MD 355) & Germantown Rd (MD 118)

1.10

1.32

4 reflect the current growth policy intersection

Frederick Rd (MD 355) & Henderson Corner Rd

0.76

0.99

Frederick Rd (MD 355) & Middlebrook Rd

0.96

1.39

full pedestrian accommodation needs to be

Frederick Rd (MD 355) & Ridge Rd (MD 27)

1.05

1.11

incorporated within any proposed reconstruction.

Frederick Rd (MD 355) & Shakespeare Dr

0.89

1.09

Germantown Rd (MD 118) & Aircraft Blvd*

0.68

0.97

congestion. In the Plan‘s urban areas and transit

Great Seneca Hwy (MD 119) & Middlebrook Rd

0.69

1.11

station areas, intersection widening should be

Great Seneca Hwy (MD 119) & Wisteria Dr

0.62

0.95

Middlebrook Rd & Crystal Rock Dr*

0.51

1.00

Middlebrook Rd & Germantown Rd (MD 118)*

0.81

1.03

Middlebrook Rd & Waring Station Dr

0.73

0.91

Observation Dr & Germantown Rd (MD 118)

0.61

0.91

Observation Dr & Ridge Rd (MD 27)

1.00

1.08

Wisteria Dr & Germantown Rd (MD 118)*

0.85

0.68

and accessibility by non-auto modes. The Plan recommends an expansion of the I-270/Father Hurley Boulevard interchange to facilitate

alleviate the localized congestion problem at Father Hurley Boulevard and Crystal Rock Drive.

congestion standards. For those intersections where future interchanges are not recommended,

Travel demand management measures should be considered as the first priority for addressing

considered a last resort to best preserve a transitoriented development planned along the CCT.

Symbol

*Capacities based on a 1600 CLV congestion standard.

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TECHNICAL APPENDICES 102

Once the scenarios are added to the local network,

an at-grade solution is expected to be the most

local intersections are evaluated based on the

practical.

policy standard of congestion for the area where the intersection is located. Critical lane volumes (CLV) is an analysis used for existing signalized

I-270 Intermodal Access at Dorsey Mill Incorporation of direct access to the Dorsey Mill

Changes to the 1989 Master Plan of Highways

intersections in the area to determine the highest

transit station to and from the north along I-270 is desirable. This access can be provided by either direct access ramps at the Dorsey Mill Road

amount of volume a through lane can hold. CLV is

The following paragraphs summarize the changes

interchange or a revision to the Father Hurley

a calculation for intersections that uses through

between the 1989 Germantown Master Plan and

Boulevard interchange. The new access would

traffic and traffic turning left against oncoming

the recommendations expected to be included in

facilitate intermodal connections between future

traffic. For the Germantown area, there are two

the Planning Board Draft of the 2009 Germantown

managed lanes and bus services on I-270 and the

different policy standards of congestion. The

Employment Area Sector Plan at time of Appendix

transit service along the Corridor Cities Transitway.

Germantown Town Center area has a congestion

production.

This access would also reduce congestion at the

standard of 1600, while the rest of Germantown has a congestion standard of 1425. Existing

junction of Father Hurley Boulevard with Crystal

I-270 Improvements

conditions are represented by traffic volumes

Rock Drive, reduce commercial traffic use of Kinster Drive, and provide better access to

observed between 2002 and 2006. The CLVs are

This Plan supports the widening of I-270 to a

businesses along Century Boulevard. The access

converted into a volume over capacity ratio that

twelve-lane facility with some managed lane

would need to be coordinated with State Highway

can be seen in Table 2 and in Figure 4 with a star

component to provide preferential treatment to

Administration and Federal Highway

noting capacities based on a 1600 CLV congestion

transit vehicles and high-occupancy vehicles. The

Administration. Staff has determined that a fully

standard. The existing conditions columns have

Maryland State Highway Administration (SHA) is

separated interchange at Dorsey Mill Road would

three intersections currently failing. The 2030

studying options that include express toll lanes;

likely not meet Interstate Access Point Approval

Sector Plan column represents CLVs with

this Sector Plan does not set policy regarding

requirements as it would not be needed to

recommended improvements includes new roads,

whether or not tolling should be provided on I-270

facilitate freeway flow. However, a future

extra lanes, and turn lanes at the intersections

but notes that value pricing is a useful demand

reconstruction of the Father Hurley Boulevard

shows seven failing intersections. At three of

management tool. The SHA is also examining

interchange to connect to the CCT crossing in the

these locations (along MD 355), the Plan

limited interchange reconstruction in Germantown

vicinity of Dorsey Mill Road could provide both the

recommends grade-separated interchanges to

including the provision of some direct access

intermodal connection and facilitate local access.

address traffic congestion at Plan buildout. At

ramps to and from express toll lanes.

Development of a split urban diamond

three other intersections, the forecast V/C ratio is

configuration, similar to the I-270 Spur

less than 10 percent over capacity, a level where

interchange with Old Georgetown Road (MD 187)

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TECHNICAL APPENDICES 103

and Rockledge Drive, would be one means to achieve this objective.

Target Speeds

MD 355 Corridor Considerations

fully evaluate alternatives to M-83. Staff

Along the MD 355 corridor, forecast traffic

recommends a 250‘ wide right-of-way for MD 355

congestion is severe at locations where MD 355

in the draft Plan with a staging element that would

intersects east-west major highways such as Ridge

link the ultimate right-of-way width to a County

Road (MD 27). The 1989 Master Plan

Council decision regarding the M-83 study in

The Germantown Employment Area Sector Plan

recommends a grade-separated interchange at

2010. The wider right-of-way would also provide

identifies target speeds for non-residential

this location. This Plan also recommends grade

the ability to study bus rapid transit concepts

roadways classified in the Sector Plan, following

separated interchanges at the MD 355

further during the same staging period.

the guidance in the County Code and Executive

intersections with Middlebrook Road and MD 118.

Regulation 31-08. Controlled Major Highway

Staff has also explored the development of what The DPWT study of Midcounty Highway Extended

Peter Calthorpe terms an ―urban network‖; the

(M-83) is expected to be completed in early 2010,

provision of at-grade, one-way couplets where

after the Germantown Plan adoption. The master

major highways meet. This concept could be

A controlled major highway is defined in the 2007

plan alignment for M-83 is outside of the

applied at each of the MD 355 intersections with

road code as ―a road meant exclusively for the

Germantown Plan study area. The master-planned

MD 27, MD 118, and Middlebrook Road.

through movement of vehicles at lower speeds

alignment is in both the Master Plan of Highways

Preliminary analyses indicate that this approach

than a freeway. Access must be limited to grade-

and the regional Constrained Long Range Plan and

(the replacement of a single wide intersection with

separated interchanges or at-grade intersections

has been assumed as part of the network of

four intersections of one-way streets around a

with public roads.‖ Three roads in the Plan area;

regional transportation improvements for the

town square type of feature) could provide mobility

Father Hurley Boulevard/Ridge Road (MD 27),

purposes of Sector Plan analysis.

levels commensurate with that achieved by the

Frederick Road (MD 355), and Great Seneca

proposed grade-separated interchanges. The

Highway (MD 119) either meet the definition for a

DPWT has studied an alternative to building M-83

urban network would also have a lower capital

controlled major highway or should be classified

by improving MD 355. Their preliminary findings

cost, but requires a substantial and coordinated

as such for mobility and access management

are that a MD 355 alternative that generally

redevelopment to implement. The Plan

purposes. Classification implementation for these

respected the current 150‘ wide right-of-way and

recommends that the urban network concept be

roads does not mean that existing driveway cuts

existing development in the corridor would not

studied further, either as a supplemental study to

should be closed. These roads in the 1989

meet the study purpose and need. Staff concurs

the Plan (should budgetary constraints permit) or

Germantown Master Plan were classified as major

with that finding, but has worked with DPWT to

as an alternative within any project planning study

highways.

expand their study to include an alternative that

of interchange construction.

does meet the purpose and need, in order to more

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 104

Father Hurley Boulevard

Observation Drive – MD 118 to

The number of travel lanes on the portion of

Middlebrook Road

Crystal Rock Drive – MD 118 to

Father Hurley Boulevard west of Wisteria

A parallel route to I-270 and MD 355 from a

Middlebrook Road

Drive should be reduced from six lanes to

regional standpoint is needed, which is

The portion of Crystal Rock Drive that

four lanes, based on confirmation of travel

achieved by a southerly extension of

connects Middlebrook Road to Germantown

demand volumes examined during the

Observation Drive across the Montgomery

Road is being reclassified as a minor

Facility Planning study in 2003.

College campus to Middlebrook Road, with

arterial roadway with a local bicycle facility.

a roadway connection eastward to MD 355 Great Seneca Highway

at Cider Press Lane and a potential second

Kinster Drive

Great Seneca Highway today meets the

easterly connection to MD 355 north of the

Kinster Drive was classified as a four-lane,

definition for a controlled major highway,

Boys and Girls Club property. This

divided arterial in the 1989 Germantown

with one exception. This road in the 1989

connection will facilitate access within and

Master Plan. Based on public comment and

Germantown Master Plan was classified as

across the campus, reducing local trip

staff discussions, Kinster Drive will be

a major highway.

lengths. This Plan adds a new extension of

changed in the Sector Plan to remain as a

Observation Drive to the east of the campus

two lane divided, minor arterial road with

along the stream valley buffers as a four

on-street parking. Staff forecasts that with

Crystal Rock Drive – Father Hurley

lane, undivided road to serve both local and

the I-270 Dorsey Mill Road access and the

Boulevard to MD 118

regional transportation needs.

Public Hearing Draft Plan land use, Kinster

Arterials

Crystal Rock Drive has several classifications throughout its entire length.

Drive will carry approximately 7,000 Minor Arterials

vehicles per day, within the capacity of a

From Kinster Drive to Aircraft Drive, Crystal

Cider Press Place

Rock Drive is classified as a four lane,

This is an extension of an existing two lane

two-lane roadway.

divided arterial. This particular section of

residential road one block in length on the

Business Streets

Crystal Rock Drive has a recreational

west side of MD 355. This roadway

Any street in this Plan boundary that was classified

greenway proposed adjacent to the eastern

extension will connect to the new extension

as an industrial street in the 1989 Germantown

edge of the right-of-way.

of Observation Drive on the Montgomery

Master Plan was reclassified as a business street.

College campus to MD 355. This particular alignment is preferred based on the relatively limited stream buffer crossing at the eastern edge of the campus.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 105

Blunt Road

Crystal Rock Drive

Middlebrook Road – MD 118 to Father

Blunt Road is classified as a two lane

Crystal Rock Drive has several

Hurley Boulevard

business street. The cul-de-sac will be

classifications. This road is classified as a

Middlebrook Road was classified as a major

removed and the road will connect to MD

four lane business street from the proposed

highway in the 1989 Germantown Master

355. At Middlebrook Road, further study is

Dorsey Mill Road extension to Kinster Drive

Plan. Based on its proposed function

needed to determine if this newly created

and from Middlebrook Road to Wisteria

serving a re-orientation of proposed Town

intersection will be a right-in or right-out

Drive. A portion of this road from Black Hill

Center development, Middlebrook Road

design or whether a full movement

Park to Kinster Drive will have a

from Germantown Road to Father Hurley

intersection or left-turn in treatment can be

recreational greenway proposed on the

Boulevard is reclassified as a four lane,

designed to meet both traffic control and

eastern portion of the road. However, the

divided business street. This road from

sight distance requirements.

entire length of Crystal Rock Drive has a

Germantown Road to Frederick Road (MD

proposed local bicycle facility.

355) will maintain the classification set in

Century Boulevard

the 1989 Germantown Master Plan of a six

Century Boulevard is designated as a four

Goldenrod Lane

lane, divided major highway. Middlebrook

lane divided business street with a shared-

Goldenrod Lane is reclassified as a four

Road will continue to have a shared-use

use bicycle path from the proposed Dorsey

lane business street. This extension will

path alongside the entire length of the road.

Mill Road extension to Crystal Rock Drive.

connect to Observation Drive, skirting along

From Crystal Rock Drive to Wisteria Drive,

the edge of the forest. This road should be

Waterford Hills Boulevard

Century Boulevard is classified as a two

provided in conjunction with the

Waterford Hills Boulevard is a new addition

lane business street. Century Boulevard is

development plans for the Technology Park.

to the Germantown Employment Area

proposed to be extended from Wisteria

The connection will allow students to

Sector Plan. The existing road that

Drive to the proposed Waters Road

access the Technology Park and will give

intersects Father Hurley Boulevard will be

extension. This extension will facilitate

other employees access to the Technology

extended to the proposed Century

connections between the Town Center and

Park through Observation Drive and the

Boulevard extension. Waterford Hills

the West End (including to the MARC

new connection via Cider Press Place

Boulevard will be a four lane, divided

station) without traveling on Germantown

Extended to MD 355.

business street with a local bicycle facility.

Road.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 106

Waters Road Waters Road is a new two lane business street that connects Wisteria Drive to Germantown Road. New, Unnamed Business Streets There are three proposed new unnamed business streets in the Germantown Employment Area Sector Plan. There are two new two lane roads that connect Century Boulevard to Crystal Rock Drive (B17 and B-19). The third new business street is a two lane road from Seneca Meadows Parkway to Milestone Center Drive called B25 that will pass over Ridge Road adjacent to the eastern leg of the CCT.

Figure 5

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 107

The following are roads that were not classified in the 1989 Germantown Master Plan, but are classified as business streets in this Plan that did not have changes to them. o

Bowman Mill Road

o

Cloverleaf Center Drive

o

Seneca Meadows Road (formerly Goldenrod Lane)

o

Walter Johnson Drive

Public Transportation Germantown has several forms of public transportation for the community. MARC and Ride On buses give residents options for traveling throughout the County. The Brunswick line of the MARC commuter rail service has a train station located in Germantown between Middlebrook Road and Dawson Farm Road as seen in Figure 6. There are nine MARC trains that stop at Germantown. Currently, there is a free paved parking lot to either side of the railroad tracks allowing riders to park their cars all day. From April 2005 to April 2006 there were 729 people on an average daily basis board MARC at the Germantown station. Figure 6. MARC and Transit stations. GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 108

Table 3 Public Transportation Facilities & Segments Trains per

Average Daily

Facility

From

To

Type

day

Riders

MARC Brunswick Line

Martinsburg, WV

Washington D.C.

Commuter Rail

9

7,122

MARC Brunswick Line

Germantown stop

Commuter Rail

9

729

Ride On Route 55

Rockville

Germantown Transit Center

Bus

N/A

6,890

Ride On Route 61

Shady Grove

Germantown Transit Center

Bus

N/A

2,639

Ride On Route 70 Express

Milestone Park and Ride

Bethesda

Bus

N/A

593

Ride On Route 74

Shady Grove

Germantown Transit Center

Bus

N/A

751

Ride On Route 75

Clarksburg Correctional Facility/Urbana

Germantown Transit Center

Bus

N/A

233

Ride On Route 79

Shady Grove

Germantown

Bus

N/A

133

Ride On Route 82

Clarksburg Town Center

Germantown Transit Center

Bus

N/A

77

Ride On Route 83

Germantown Transit Center

Milestone Park and Ride

Bus

N/A

696

Ride On Route 90

Shady Grove

Damacus

Bus

N/A

843

Ride On Route 90

Damascus

Milestone Park and Ride

Bus

N/A

843

Ride On Route 97

Germantown Transit Center

Gunners Lake

Bus

N/A

703

Ride On Route 98

Germantown Transit Center

Seabreeze Court

Bus

N/A

360

Ride On Route 100 Express

Shady Grove

Germantown Transit Center

Bus

N/A

1,632

Corridor Cities Transitway

Shady Grove

Clarksburg

Proposed

N/A

This is one of several stops along the Brunswick

station to accommodate some of these

Grove, Germantown, and Clarksburg. The western

line providing weekday commuters the ability to

commuters.

alignment of the CCT within Germantown is under

travel from Germantown to Silver Spring or to

current study by the Maryland Transit

Washington D.C. to work. Some commuters use

The Corridor Cities Transitway (CCT) as seen in

Administration (MTA), as shown in Figure 6. At the

the MARC train to transfer to the Rockville Metro

Figure 7 is a master-planned public transportation

time of this Plan draft, the MTA draft

Station or the Silver Spring Metro Station and

system that will either be light rail transit or bus

Environmental Assessment was not yet released

continue their commute by Metro. By 2015, MARC

rapid transit between the Shady Grove Metro

nor had a decision been made regarding the mode

plans to add 3,800 new seats to the Brunswick

Station and Frederick County by way of

of the CCT. As part of this sector plan, the

Line and build a parking garage near the MARC

Washingtonian, Quince Orchard, Metropolitan

Middlebrook Road CCT transit station is being

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 109

removed. This proposed station serves a limited commercial area, which is not suitable for transitoriented development due in part to its size, shape, and topographic constraints. Removing a low-priority and low-volume station from the CCT Master Plan Alignment would improve overall transit line speeds, and therefore boost ridership.

Germantown Stations

Multi-modal accessibility is paramount in ensuring that the CCT is a viable facility with ridership levels competitive for federal funding. This Plan makes the following recommendations regarding CCT station facilities: Development at the Germantown Town Center station should accommodate 9 bus bays to facilitate the pulse-type of transfer currently associated with Ride-On Route 100 service. The Cloverleaf and Observation Drive/Seneca Meadow stations should be planned to have adjacent on-street bus stops. Development at the Dorsey Mill and Manekin stations, adjacent to the proposed new I-270 access ramps should each be planned to accommodate 500 parking spaces, 10 kissand-ride spaces, and 4 bus bays. Figure 7: Corridor Cities Transitway (CCT) Source: MTA and SHA, I-270/US15 Multimodal Transitway Study Area, September 2006 GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 110

Germantown Town Center has a transit station located along Crystal Rock Road with a free paved parking lot behind the transit center. The County‘s Ride On bus services allow commuters to travel from Germantown to Bethesda, Shady Grove, Gaithersburg, and Rockville. Currently, there are eleven Ride On bus routes that travel throughout the area with six routes having a final stop at the Transit Center. Additional parking is currently needed near the transit center and will be needed in the future with the future CCT. Table 3 contains more details about ridership on each route that travels in the study area. As stated in the report, explore the feasibility, funding, and proposed route for a circulator bus with DOT and initiate this service between the Town Center, MARC station, and transit neighborhoods.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 111

The future Germantown Town Center Station GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 112

APPENDIX 15: STATION REQUIREMENTS FOR CORRIDOR CITIES TRANSITWAY (CCT) STATIONS Transportation Planning, 2008 This section presents assumptions and

Middlebrook Station

EA/AA:

Same as Baker Study

recommendations related to the Germantown

(Noted in EA/AA as Future Station – Beyond 2025)

Sector Plan:

Retain Baker recommendations.

Corridor Cities Transitway station areas on land

Baker Study:

area, bus and kiss & ride access, and parking.

A 1.3-acre station with two bus bays, eight kiss & ride spaces

Manekin Station

and 50 parking spaces

(Noted in EA/AA as Future Station – Beyond 2025)

The information is taken from two prior sources –

EA/AA:

Same as Baker Study

Baker Study:

the Shady Grove – Clarksburg Transitway Study

Sector Plan:

Station not recommended

A 1.9-acre station with an onstreet bus stop, ten kiss & ride

Final Report (or ―Baker Study‖) of November 1997

spaces and 500 parking spaces.

and the I-270 / US 15 Multi-Modal Corridor Study

Germantown Town Center Station

EA/AA:

Essentially same as Baker Study

Draft Environmental Impact Study of May 2002.

Baker Study:

Sector Plan:

Retain Baker recommendations

At 5.6 acres, this is the largest

The latter study is currently being updated by the

station recommended in this

Maryland Department of Transportation (MDOT).

study. Nine bus bays, 20 kiss &

Seneca Meadows Station

The update is referred to as an Environmental

ride spaces and 600 parking

(Not in MDOT Study)

Assessment / Alternatives Analysis (EA/AA) and it is

spaces recommended.

Baker Study:

A 1.9-acre station with an on-

scheduled to be completed later this spring. A

EA/AA:

Same as Baker Study

street bus stop, ten kiss & ride

―Locally Preferred Alternative‖ for the CCT is

Sector Plan:

Promote pedestrian access and

spaces and 500 parking spaces.

expected to be selected by the Governor after the

shared parking. Reduce

EA/AA:

Not Applicable

update is completed and the comment period has

auto/pedestrian conflicts. If built

Sector Plan:

Retain Baker recommendations.

ended.

concurrently, permit some of the

The MDOT studies included the CCT alignment

600 spaces to shift to adjacent

Dorsey Mill Station

blocks.

Baker Study:

west of I-270 and do not include the alignment

bays, ten kiss & ride spaces and

east of I-270 south of the Dorsey Mill Station. As a

Cloverleaf Station

result there is no assumption in the EA/AA for the

Baker Study:

Seneca Meadows station.

A 3.3-acre station with four bus 500 parking spaces.

A 0.6-acre station with an on-

EA/AA:

Walk up station

street bus stop, ten on-street kiss

Sector Plan:

Retain Baker recommendations.

& ride spaces, and 50 parking spaces. GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 113

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 114

APPENDIX 16: BIKEWAYS Transportation Planning, 2008 The Germantown Employment Area Sector Plan

have the natural surface trail extended. A hard

is an important part of connectivity in the area to

includes a network of existing and planned bicycle

surface trail should be provided connecting from

transit stations, residential, and commercial areas.

facilities, including shared use paths, shared use

the trailhead parking lot on MD 355 to the

One connection that is of particular interest is a

roads, and park trails. A hard surface trail system

proposed Upcounty Corridor. The access roadway

missing connection from Pinnacle Drive to

along Great Seneca Creek is proposed to allow

from Century Boulevard to Black Hill Regional Park

Celebration Way. As part of the Road Construction

recreational cyclists and walkers to travel from

should be removed due to environmental

Code, design elements should foster pedestrian-

Seneca Greenway to Damascus using the

concerns, although an unpaved trail connection

oriented design, particularly in the urban areas of

Magruder Trail via the North Germantown

should be retained.

the Plan. In certain neighborhoods, specific

Greenbelt and through Clarksburg per Countywide

pedestrian pathways are recommended to

Park Trails Plan, July 1998. This Plan also

Although this Sector Plan does not explicitly

facilitate access to the town center and transit

proposes that the existing Seneca Greenway Trail

recommend sidewalks and pedestrian facilities, it

station areas.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 115

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 116

APPENDIX 17: TRAIL CONNECTIONS Park Planning and Stewardship, Department of Parks, 2008 Trails are integral to the Germantown pedestrian

connectivity between urban centers, parks,

network. Connect trails, bikeways and sidewalks

community facilities, and local and regional

Policy Guidance

through all districts promoting an alternative to

bikeways. The proposed pedestrian and bike

The 1998 Countywide Park Trails Plan proposed a

vehicle use and improving access to destinations

system will support the plan‘s vision of a

250-mile interconnected system of hard surface

such as transit stations, schools, commercial

pedestrian-oriented environment, with linkages

and natural surface trails in eight greenway

services, parks and natural areas. The trail

into open spaces, regional trail systems, and other

corridors throughout Montgomery County. The

recommendations in this document will update the

destinations. (See also Appendices 17, 19 and 20,

Germantown Planning Area is located in two of the

2005 Park, Recreation, & Open Space (PROS)

Bikeways, Recreation Needs and Parks and Open

eight corridors:

Plan.

Spaces.) Corridor 2: Seneca Greenway Corridor, a

Key Park Trail Planning Issues

.

natural surface trail corridor that stretches Assure connectivity by creating a park trail

from the Potomac to the Patuxent and utilizes

New visions for the Germantown study area

system that in combination with the bike paths

a portion of the Germantown Greenbelt.

include a more compact and walkable

provides an integrated, interconnected

environment within each of several distinct mixed-

pedestrian network throughout the

Corridor 8: Upcounty Corridor, a hard surface

use neighborhoods that are clustered around the

community, and links neighborhoods to the

trail corridor that features a proposed hiker-

transit stations of the Corridor Cities Transitway.

larger community by trails, sidewalks, and bike paths

biker trail to link the communities of

The key issue for trail connections will be to assure

Germantown, Clarksburg and Damascus.

Table 1 Summary of Proposed Trail Recommendations, Germantown Corridor Area Facility

Status

Issues

Recommendations

M-83 Segment of Germantown

Countywide Park Trails

Road might not be built due

Identify alternate alignment(s)

Bicycle Beltway

Plan

to environmental issues

Crystal Rock Greenway

In existing ROW

Create linear recreation corridor between Town Center and Black Hill Park, with hiker/biker path, seating, landscaping.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 117

As recommended by the Countywide Park

Trail Recommendations

Trails Plan we have developed an extensive natural surface trail system that will surround

The Trail Concept both links the study area to

the Planning Area and will have a hard surface

nature, parks, and community destinations and to

bicycle beltway with connections to the north

regional trail systems. Specifically the Plan

and south. The Countywide Park Trails Plan

proposes to:

identifies the need for a more comprehensive look at how park trails and bike paths can be

Link the Town Center to the greenbelt parks to:

integrated in the upcounty area and stresses the need for a ―well-thought out trail concept

Create a ―greenway‖ that integrates the Town

to guide both private and public

Center entertainment district, public parks,

development‖. Both the Germantown

and private open space and features easy

Employment Area Sector Plan and the larger

access from transit This is a linear green

MD 355 corridor study will help assure

space that connects Black Hill to the Town

enhanced connectivity along the entire length

Center (via Crystal Rock Drive road narrowing).

of the I-270 Corridor.

If possible and through work with private developers, this plan proposes a cultural walk

Trail Connection Needs

that could build upon one or more of the historical themes identified in this Plan.

Connectivity to park trails, existing and proposed parks, and community facilities is essential.

Provide a Bicycle Beltway that connects the

Closing the gap in the North Greenbelt proposed

Study Area to the north, south and east to

trail is important between Seneca Crossing Local

parks and trails. If M-83, Midcounty Highway,

Park and Great Seneca Stream Valley Park. The M-

and its related bikeway are not built, an

83 segment of the Germantown Bicycle Beltway

alternate bikeway alignment must be

will provide this function, however if M-83 is not

identified.

built, an alternate alignment must be provided. Trail head parking is needed at the Waters house. New trails planned for Black Hill Regional Park will add to recreational opportunities.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 118

APPENDIX 18: RECREATION NEEDS Department of Recreation, Montgomery County, December 2007 Currently, the Germantown area is served by

Facilities would generally take the form of a

several public recreation facilities. The

multipurpose building blending community service

Germantown Community Recreation Center and

with active and passive recreation/leisure

Germantown Outdoor Pool were built on a single

activities. Service populations include all ages –

site in combination with the Kings View Middle

Preschool thru Senior from a surrounding 30,000

School. The site includes outdoor recreation

minimum resident area. By taking advantage of

facilities and is located southwest and outside of

the future development it may be possible to

the study area. The Germantown Indoor Pool,

integrate facilities into the initial conceptual

located at South Germantown Regional Park is a

design of some mixed use parcels. It may even be

large full service aquatic facility drawing from a

possible to conceive of a full service facility

regional audience. The last facility is the Plum Gar

including outdoor features at the eastern edge of

Neighborhood Recreation Center situated at the

the Germantown community and a ―downtown

farthest southeast corner of the study area. An

annex‖ in the Milestone/I-270 area that would

additional small facility is also operated near the

provide residents of the higher density central

intersection of MD 355 & Middlebrook Road by the

sections with smaller facility focused on basic key

Boys and Girls Club.

recreational elements.

Based on the population of Germantown as well as

RECOMMENDATION: M-NCPPC should work

the increased development of the mixed use ―town

closely with the Department of Recreation to

center‖ areas, there is a significant need to locate

incorporate community recreational facilities into a

additional community serving recreation facilities

detailed land use plan for the further development

in this vicinity. Geographically, sites in the central

of Germantown.

and northeastern sections of Germantown would be most complimentary to the existing facilities and serve both the ―in-town‖ urban center residents in the vicinity of the Transit Corridor and those in growth areas north and east of the core study area. GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – FEBRUARY 2009

TECHNICAL APPENDICES 119

Figure 1 Urban Open Spaces and Trails Concept Legend Existing Public Parks Proposed Urban Open Space Proposed Green Commons Proposed Public Park Proposed Transit Sidewalk Network Proposed Bicycle Beltway Proposed Black Hill Greenway Proposed Observation Drive Pathway Germantown Planning Area Germantown Employment Area Sector Plan Proposed Corridor Cities Transitway and Stations Commuter Train GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 120

APPENDIX 19: PARKS AND OPEN SPACES Park Planning and Stewardship, Department of Parks, 2008 Public parkland, open space and pathways play an

Plan‘s suburban land use proposals for

will provide a great deal of recreation and

important role in the well-being of a community. In

Germantown. New visions for the study area

open space in Germantown.

urban areas, parkland enhances citizens‘ quality

include a more compact and walkable

of life by providing visual relief from the built

environment within each of several distinct mixed-

3. Assuring active and nature oriented recreation

environment, a sense of place and identity, an

use neighborhoods that are clustered around the

opportunities are available to existing and

opportunity to connect with nature, and space to

transit stations of the Corridor Cities Transitway.

future residents of the Germantown area. The

gather, play and celebrate community life. In

The existing patterns and proposals for parks need

ability of parks, both within the Sector Plan

addition, open space contributes to the natural

to be reevaluated to support this new vision.

area and also in the greater Germantown

environment by providing wildlife habitat, improving air quality, and preserving water quality.

area, to meet the needs in the area have been The key park planning issues that are addressed in

assessed in light of potential increasing

this plan are highlighted below:

density.

Master plans in future urbanizing areas, like the Germantown Employment Area Sector Plan, refine

1. Providing adequate urban parks and open

4. Assuring connectivity between urban centers,

and customize parks and private open spaces to

space in the areas of highest density and near

parks, community facilities, and local and

reflect the particular needs of a community. They

transit stations. Recreation proposals in this

regional bikeways. Appendices 16 and 17,

also help implement land use planning goals and

plan reflect increased density in the proposed

Bikeways and Park Trail Connections, show

objectives established in the Countywide Park,

mixed-use ―urban villages‖ around transit

these connections in detail.

Recreation and Open Space Plan (PROS) for

stations, and the changing land use patterns

Montgomery County which gives guidance on the

and population forecasts.

countywide pattern of parkland and recreation needs. The park and trail related

5. Reflecting new park planning emphasis on historical and cultural interpretation and

2. Creating a cohesive, usable, pattern of open

recommendations in this document will update the

space by utilizing public amenity space as well

2005 PROS Plan.

as parkland. The new plan considers a series

outreach. This information is in Appendix 11, Cultural Resources.

of public open spaces near transit and mixed

Key Park Planning Issues

use centers. Not all open space can or should be publicly owned and managed parkland.

The existing pattern of parks in Germantown and

Public amenity spaces in new developments

the surrounding area reflects the 1989 Master GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 121

Plan Recommendations to Address Key Planning Issues

recognizes that urban open spaces are a

An Entertainment District Meeting Place: A

critical feature in higher density

plaza with landscaping and seating across the

neighborhoods; and

street from the cinemas, next to the police

The following planning recommendations will

promotes the vitality of the centers by

station.

address key issues and implement the Urban

providing spaces for the meeting of residents

Open Spaces and Trails Concept (Figure 1).

and employees.

1. Provide urban parks and open spaces in high density areas and near transit Stations.

For Each Mixed Use, Transit-Served Neighborhood:

In order to assure that new mixed use areas are

A Meeting Place: a space to wait for transit or

livable areas with open spaces and recreation, the

meet people, near each transit stop.

Plan recommends specifically:

A Family Oriented Active Play Park: a flexible open space with places to run, climb, play,

The Germantown Employment Area Sector Plan

For the Town Center:

and relax.

supports smart growth by proposing high density,

Create a series of public open spaces, linked by a

mixed uses near transit areas. Public urban

promenade, a linear pedestrian system along

Urban open spaces tend to be more expensive to

amenity open spaces serve high-activity areas.

Century Boulevard, the Town Center‘s ―Main

build, manage, and maintain than suburban parks.

Suitable locations include transit station areas,

Street.‖ The locations of these spaces would help

To develop, manage, and maintain these urban

large employment centers, commercial areas, and

to enliven and complement the retail and

open space areas in an attractive, usable manner

high density residential areas. They can provide

entertainment district of the Town Center, and

without impact on other public facilities, it will be

landscaped sitting areas, walkways, and flexible

include:

important to explore funding mechanisms such as

active recreational opportunities. Urban amenity

The Town Commons: A civic space at the

a maintenance district.

open spaces adjacent to large employment

heart of Germantown with flexible seating in

centers provide a place for workers to eat lunch,

front of BlackRock Center for the Arts. This

read, socialize, and relax. In addition, they provide

space is currently owned by the County and

space, by utilizing public amenity space as

the perfect opportunity for cultural resource

maintained by DOT.

well as parkland.

interpretation of a more progressive nature, such

Town Center Urban Park: A strolling and

as public art.

reflective park, located behind the library. This

Recreation and open space needs in Germantown

park has already been approved as a facility

will be met by a combination of public parks and

The Urban Open Spaces and Trails concept in this

plan.

private open spaces. The role of public parks in

Plan provides adequate open spaces and urban

A Family-Oriented Active Play Park: An active

this recommendation will be explored as part of

parks in the areas of highest density in that it:

2. Provide a cohesive, usable, pattern of open

park with places to run, climb, play, and relax,

the implementation process. Depending on their

reflects the need for more parks and open

near the Upcountry Regional Services Center

scale and function, ―neighborhood green‖ areas

space in the core area;

on the M & T Bank site.

may best be provided and managed by the private sector. Park trails will be integrated into the

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 122

overall pedestrian circulation concept to enhance

shape the public realm and serve employees and

renovated or new light industry emerges, open

connectivity.

residents.

spaces should be added to supplement public parks. Landscaping, seating areas, and public

Policy Guidance for Urban Open Space

Consideration should be given to the following

art can improve the area‘s appearance and

guidelines in location and development of urban Open Space in Urban Environments: Parks for

park and amenity open spaces:

Tomorrow (1998) indicates that urban residential

a.

areas such as Germantown need several types of recreation facilities including hiker/biker paths

b.

and community connectors, neighborhood

improve the working environment. i.

Environmental function should be designed

They should be within five to ten minutes of

into park facilities, such as fountains with

walking time for users.

storm water functions, or that mask noise.

They should include sitting areas, walkways,

j.

In residential developments, a key to providing

and landscaping.

adequate, close-to-home recreation is

Playground equipment and other small-scale

ensuring that opportunities are incorporated

recreation and open space for existing and

active recreation facilities, such as multi-

into plans for new development, which should

proposed businesses and mixed use development.

purpose courts, should be considered in areas

provide private recreation areas for all age

serving a significant number of children.

groups, as appropriate. Private development

Special consideration should be given to the

should include:

recreation for new residential areas, and urban

Planning and Design This plan‘s recommendations recognize that urban

c.

d.

level grass areas for leisure and informal

Urban amenity open spaces located on the

play to serve people of all ages

areas present distinct challenges and

periphery of high-intensity non-residential

adult recreation areas

opportunities to provide park and recreation

areas should include facilities to serve nearby

walking and bicycling paths.

resources and strive to incorporate and create

residents.

playgrounds for young children

those resources with redevelopment. The location,

e.

needs of the elderly and the handicapped.

Design should provide crime prevention

multi-use courts for children, teens, and

size, and type of open spaces appropriate to an

through environmental design by maximizing

young adults

urban setting are unique. As shown on the Urban

visibility and natural surveillance.

Open Space and Trails Concept (Figure 1), this

f.

Amenity open spaces should be of a sufficient

In high-rise housing and transit station areas

plan recommends a series of open spaces at a

size to support appropriate use by residents,

indoor recreation areas will be essential. Project

smaller scale than is typical of less densely

workers and the public.

development should explore innovative

Consideration should be given to the

approaches to providing these facilities, including

appropriate amount of funding necessary to

rooftops and indoor facilities such as playgrounds

support both the initial cost of the

and gyms.

populated areas, provided through a combination of public and private efforts.

g.

h.

Both residential and employment redevelopment

development and the long-term maintenance

projects should provide a mixture of recreational

of the amenity space. In commercial and

facilities, open spaces, and trail connections that

mixed use developments, as businesses are

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TECHNICAL APPENDICES 123

3. Assure recreation needs, both active and

picnicking. These parks will continue to serve a

nature oriented, are met for future residents

large population area because of their unique

of the Germantown area.

facilities.

Parks and Recreation Opportunities Undeveloped Parkland: There are several undeveloped local parks in the Germantown

It is critical for master plans to address the active

In the last 10 years the Parks Department has

Area that should be used to meet the needs of

and passive recreational needs of the area and

developed six new local parks that have provided

future residents of both the Transit Study area

determine whether there are any available and

nine new fields, seven tennis courts, seven new

and the Germantown Planning Area. These

appropriate sites for parkland acquisition to meet

playgrounds, and five basketball courts. The

include: Kingsview and Seneca Crossing.

long range future needs. Although new urban

Recreation Department has opened a

Additionally, the Hondros property which is

parks and open spaces are recommended near

Germantown Recreation Center adjacent to

part of South Germantown Recreational Park

transit stations, most opportunities for larger scale

Kingsview Middle School and a world class aquatic

may be used to provide future recreation

active and nature-oriented recreation will be met

facility at South Germantown Recreational Park.

facilities. Specific recommendations for these

in the greater Germantown area, beyond the study area.

parks are found in Table 2.

Parks and Recreation Needs Additional Facilities in Existing Parks:

Existing Parks

One purpose of a master plan update is to assess

Opportunities to provide recreation facilities

whether the existing recreational facilities are

include a proposal for a large public/private

The Germantown Planning Area has nearly 2,000

adequate and whether new resources should be

indoor tennis- racquet ball facility in South

acres of parkland, which includes approximately

provided for existing and future users. The PROS

Germantown Recreational Park.

300 acres of local parkland and around 1,700 in

Plan projects recreational needs by planning and

Conservation, Stream Valley, Regional and

community based team area, and specific needs

Private Recreation Facilities: As residential or

Recreational Parks. (See Table 1) This parkland

for sub-areas such as the study area are not

mixed use neighborhoods are built, their

forms a greenbelt around Germantown, providing

available. According to the 2005 PROS Plan the

required private recreation facilities will be

residents with easy access to parkland. Black Hill

Planning Area will need an additional six

developed to help meet recreation needs in

Regional Park provides water oriented recreation

playgrounds, but needs for tennis and basketball

new residential communities.

and picnic/playground facilities, Ridge Road

courts can be met by existing facilities at parks and schools. In terms of new fields, the entire I-

Recreational Park has athletic fields, in-line hockey

270 Corridor will need 33 additional fields, many

and picnicking, and South Germantown

of which will be provided by parks and schools in

Recreational Park has many active recreation

the rapidly growing Clarksburg Area.

facilities including a soccer complex, an adventure playground, splash park, heart smart trail, and GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 124

TABLE 1: EXISTING PARKLAND IN THE GERMANTOWN AREA Inventory of all Facilities & Parkland Owned, Leased and/or Maintained by M-NCPPC Park Code

Park Status

URBAN PARKS A25 D

Park Name

Tennis Court

Football Soccer Overlay

1

2

1

1

2

10.1 28.9823 7.3774 8.0954 65.4044 8.9398 16.09 10.0072 8.0001 8 8.48 14.9927

1 1 1

1 1 1

2 1

2

1 1

1

1

2

16.457 11.6874 222.6137

1 1 10

Playground

Soft Ball Field

1

74.0856

Acreage

GERMANTOWN SQUARE URBAN PARK GERMANTOWN TOWN COMMONS URBAN PARK

0.7684

Subtotal NEIGHBORHOOD PARKS B17 D FOX CHAPEL NEIGHBORHOOD PARK C33 U GUNNER'S VILLAGE NEIGHBORHOOD CONSERVATION AREA C15 U MIDDLEBROOK HILL NEIGHBORHOOD CONSERVATION AREA Subtotal LOCAL PARKS E64 D CEDAR CREEK LOCAL PARK D27 D CLEARSPRING LOCAL PARK E71 D FOUNTAIN HILLS LOCAL PARK D45 U GERMANTOWN EAST LOCAL PARK D52 D GUNNER'S BRANCH LOCAL PARK D53 D GUNNER'S LAKE LOCAL PARK E68 P HOYLES MILL LOCAL PARK E69 P KINGS CROSSING LOCAL PARK D83 U KINGSVIEW LOCAL PARK D46 D LEAMAN LOCAL PARK D91 D PLUMGAR LOCAL PARK E02 D SOUTH GUNNER'S BRANCH LOCAL PARK D73 D WARING STATION LOCAL PARK E61 D WATERS LANDING LOCAL PARK Subtotal STREAM VALLEYS P78 U GREAT SENECA STREAM VALLEY UNIT #1 P79 U GREAT SENECA STREAM VALLEY UNIT #2 Subtotal

1.2286

A28

U

Baseball Field

Basketball/ Multi-Use

Lighted Basketball Court

Football Soccer Field

Picnic Shelters

Open Shelter

Restroom

1

1

6

1

1

6

0.4602

15.696 46.8461 11.5435

1 1 1

1 1 1

1 1

1

1 2

2 1

1 6

3

1

2

1

1

1

1

2

2

1 1 7

2 10

1 1 11

3

2

1 1

1 1 2

3

1 1 7

436.6804 392.2122 828.893

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TECHNICAL APPENDICES 125

TABLE 1 (continued): EXISTING PARKLAND IN THE GERMANTOWN AREA Inventory of all Facilities & Parkland Owned, Leased and/or Maintained by M-NCPPC

Community Recreation Center and Aquatic

Park Park FacilityStatus Needs Code

Soft Ball Field

Baseball Field

74.7189

1

2

1

700.4416

2

2

2

1

2

775.1605

3

4

3

1

3

Acreage

RECREATIONAL PARKS H07 U RIDGE ROAD RECREATIONAL PARK G11 D SOUTH GERMANTOWN RECREATIONAL PARK Subtotal SPECIAL PARKS N30 D WATERS HOUSE SPECIAL PARK H08 SOCCERPLEX OF SOUTH GERMANTOWN Subtotal Total

Basketball/ Multi-Use

Lighted Basketball Court

Playground

Park Name

Tennis Court

Football Soccer Overlay

Football Soccer Field

Picnic Shelters

1

3

2

2

2

4

1

2

3

7

3

1

Open Shelter

Restroom

3.9

3.9 1920.6571

Community Recreation Center and Aquatic Facility Needs

14

11

3

8

3

15

5

24

24

24

24

38

9

4

40

intersection of Rt. 355 & Middlebrook Road by the

activities. Service populations include all ages,

Boys & Girls Clubs of Greater Washington.

preschool through senior, from a surrounding 30,000 minimum-resident area. By taking

Currently, the Germantown area is served by

Based on the population of Germantown as well as

advantage of the future development it may be

several public community centers and aquatic

the increased development of the mixed use ―town

possible to integrate facilities into the initial

facilities. The Germantown Community Recreation

center‖ areas, there is a significant need to locate

conceptual design of some mixed use projects. It

Center and Germantown Outdoor Pool were built

additional community serving recreation facilities

may even be possible to conceive of a full service

on a single site in combination with the Kingsview

in this vicinity. Geographically, sites in the central

facility including outdoor features at the eastern

Middle School. The site includes outdoor

and northeastern sections of Germantown would

edge of the Germantown community and a

recreation facilities and is located southwest and

be most complementary to the existing facilities

―downtown annex‖ in the Milestone/I-270 area

outside of the study area. The Germantown Indoor

and serve both the ―in-town‖ urban center

that would provide residents of the higher density

Pool, located at South Germantown Regional Park

residents in the vicinity of the Transit Corridor and

central sections with a smaller facility focused on

is a large full-service aquatic facility drawing from

those in growth areas north and east of the core

basic key recreational elements.

a regional audience. Plum Gar Neighborhood

study area.

Recreation Center, situated at the farthest southeast corner of the study area, will be

Facilities would generally take the form of a

renovated by the Recreation Department. Last, an

multipurpose building blending community service

additional small facility is operated near the

with active and passive recreation/leisure

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TECHNICAL APPENDICES 126

Table 2: Summary of Park and Trail Recommendations Corridor Area Proposed Parks and Open Space Germantown Study Area Park

Status

Issues

Opportunities or Recommendations

Town Center Commons, BlackRock

Owned by Montgomery County

Poorly maintained

Encourage DOT to develop a plan for better

Center for the Arts front lawn Family-oriented play park near

public use with seating, landscaping, etc. M&T Bank site

Upcounty Regional Services Center

Exchange for Germantown

Family oriented seating and playground.

Square Urban Park. Need to anchor south end of Century Boulevard Promenade.

Transit Neighborhood Parks : Cloverleaf Park

Developer owned, could be public

Urban open spaces needed near

Flexible, level grassy area for variety of active

or private

future transit stops.

pickup sports, seating, play structures,

Far North Park

skateboarding spot. Possible location of cultural

Seneca Meadow Park

public art/artistic interpretive elements. Seneca

Milestone Green

Meadows Park could be combined with an urban recreation center on east side of I-270.

Town Center Urban Park

Proposed for construction in the

Lack of play facilities for children

Capital Improvements Program Germantown Square Local Park

Existing

Explore installing climbable art either in the park or next to the library.

Underused, inaccessible.

Swap for M&T Bank site near Town Center (Century Boulevard at Middlebrook Road).

Germantown Boys & Girls Clubs site

Existing building provides

Poor views into site from the

Design, install, maintain streetscape, possibly

(Germantown East Local Park)

recreation programming space.

street

partnering with Boys & Girls Clubs. Work with DOT to install safe pedestrian crossings.

Parks Beyond Study Area (To be used by residents of the study area) Kingsview Local Park

Facility Planning Priority Project

Needs program

Facilities for youth and teens, such as skate park or plaza, open play area, playground

Seneca Crossing Local Park

20-acre Facility Planning Priority

Needs program

Project in the FY07-12 CIP Expansion of Black Hill Regional Park

Under study

Provide needed fields, possibly cricket and other active recreation facilities

Valuable forest needs protection

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Protect through easements or dedication

TECHNICAL APPENDICES 127

It is recommended that the M-NCPPC work closely

Natural Resource Recommendations:

with the Department of Recreation to incorporate community recreational facilities into a detailed

Develop all parks and open spaces in an

land use plan for the further development of

environmentally sensitive manner.

Germantown. Examine feasibility of park acquisition of any

Stewardship of Natural Resources and Nature Oriented Recreation Facilities

properties that include outstanding natural resources if they become available, particularly those adjacent to Black Hill

The M-NCPPC made an early commitment to

Regional Park or Great Seneca Stream Valley

environmental stewardship and conservation

Park.

when it was first formed in 1927 and began acquiring land surrounding the stream valley parks. This commitment has become an important principle that guides a wide range of planning and regulatory programs and projects. As indicated on the Existing Parks Table, the Germantown area has over 800 acres of nature oriented stream valley parkland. The Great Seneca Stream Valley Park offers opportunities for natural oriented recreation such as enjoying nature, hiking, nature photography, bird watching, etc. The Black Hill Regional Park provides opportunities for water oriented recreation, picnicking, and hiking.

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TECHNICAL APPENDICES 128

APPENDIX 20: GERMANTOWN AMENITY FUND PROJECTS Purpose Germantown‘s transformation into a more urbane place must have a significant level of amenity to help enhance and establish identity and character

incorporate artwork such as special seating,

identified historic themes relating to

paving and lighting, where appropriate.

Germantown‘s past. Consider incorporating

2. Create special artwork integrated into all

interactive play equipment such as

in new public and private development. Amenities

transit shelters similar to the artwork provided

trampolines set at grade level, musical chimes

will provide residents and workers greater

at the bus transfer station along Aircraft Drive.

or other interactive facilities.

enjoyment of new development, open spaces and special areas such as the Town Commons in front of the BlackRock Center for the Arts. A greater

3. Create a brochure for walking tour of historic

3. Renovate the Town Commons in front of

sites.

BlackRock Center for the Arts to create a more

4. Create and install public art at urban parks

useable and attractive gathering place.

number of amenities will help establish the Town

and transit stops. Partner with the

Include sculpture making use of existing

Center as the upcounty Cultural Arts district, and

Montgomery Council on the Arts and

―black rock‖ that is in storage and provide

complement the entertainment uses and

Humanities to find local artists.

more interactive artwork.

restaurants that are coming to this area.

5. Paint ―ghost images‖ of historic Germantown

4. Provide streetscaping that includes artwork in

buildings that have been lost on newer

the paving and along the sidewalks to help

A placemaking approach to providing amenities is

facades and identify images as to what they

establish the special character of Century

recommended integrating historic-, cultural- and

were.

Boulevard as the main promenade in the

nature-oriented themes. Design character should range from sophisticated to fun and playful. Participatory elements are encouraged such as movable artwork, splash fountains and musical

Town Center.

District Amenities

conceived as an afterthought.

Area Wide Amenities 1. Provide improvements to public streets with

along Century Boulevard, exact location to be

Town Center

chimes. Most importantly, amenities should be integral to the design of the space and not

5. Add a statue of baseball great Walter Johnson determined. 6. Design the Crystal Rock Greenway cultural

1. Dedicate, design and build the new Urban

walk with signed or brochure-guided

Park after land exchange based on the

interpretive experience highlighting themes of

Department of Parks‘ Concept and Facility

Germantown‘s history.

Planning protocol. 2. Create a vibrant interactive art/play feature

West End

for Town Center to be located in new Urban

streetscaping in accordance with the

Park. Consider using patterns or symbols in

Germantown Streetscape Plan and

paving or structures that reflect any of the

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

1.

Design transit station park improvements such as seating, special paving and lighting, TECHNICAL APPENDICES 129

landscaping and transit themed artwork. Such

2. Improve the trailhead at the Waters House

art work could feature historic photographs of

Special Park with a kiosk, an interpretive

the B&O Railroad or the train crossing the

exhibit on the Waters Family, and potentially

viaduct.

restrooms in the retrofitted carriage house.

2. Employ then and now photographs around the MARC train station to show the historic

Seneca Meadows/Milestone

character of that area. Use 3-D stereoptics side by side (where you look through

1. Provide artwork in the provision of the

telescopes) to see an image of what the area

Recreation Center to achieve a place specific

used to look like versus today.

center that reflects Germantown‘s history and

3. Restore the scale at Liberty Mill.

culture.

4. Designate the farmers‘ market near the historic district.

Gateway

Montgomery College District 1. Consider the adaptive reuse of the Cider Barrel. New uses could include a local wine

1. Start the interpretation of Germantown‘s themes in the neighborhood, then lead to

retailers‘ consortium, farmers‘ market concession, or local crafts and foods stand.

Seneca Creek trail signage, again highlighting the cultural and natural history of the area.

Cloverleaf

Fox Chapel 1. Provide seating, special paving, landscaping and pedestrian scaled lighting incorporated

1. Provide artwork into the green common

into the design of the shopping center.

provided as an integral part of the community.

North End 1. Work with the American Indian Heritage Education Association to interpret the Native American role in the establishment of the master plan area through a public art project. GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 130

APPENDIX 21: PROPOSED CAPITAL IMPROVEMENT PROJECTS

The Capital Improvements Program (CIP) funded

two years when regional advisory committees and

The land use and staging recommendations

by the County Council and implemented by County

the M-NCPPC hold forums to discuss proposed

contained in the Planning Board Draft of the

agencies, establishes how and when construction

items for the six-year CIP.

Sector Plan for the Germantown Employment will

projects are completed. The CIP cycle starts every Phase*

Project Name

require the following capital improvement projects: Project Limit

Category

Road

Lead Agency

Number

Coordinating Agency/Group

Controlled Major Highway 1

Father Hurley Blvd

CSX

Wisteria

Transp

CM-27

MSHA

MCDOT

Major Highways 2

Great Seneca Highway

CSX

Middlebrook Rd

Transp

M-90

MSHA

MCDOT

2

MD 118

Millennium Dr

MD 355

Transp

M-61

MSHA

MCDOT

2

Observation Dr

Little Seneca Creek

Dorsey Mill Rd

Transp

A-19

MCDOT

Private Sector

2

Observation Dr

Germantown Rd

1000‘ S of

Transp

A-19

Private Sector

MCDOT

Middlebrook Rd

Transp

A-19

Private Sector

MCDOT

Arterials

Germantown Rd 2

Observation Dr

1000‘ S of

2

Waring Station Rd

Clopper Rd

Wisteria Dr

Transp

A-289

MCDOT

Private Sector

2

Wisteria Dr

Crystal Rock Dr

Great Seneca Highway

Transp

A-74

MCDOT

Private Sector

Observation Dr

End of Existing Road

Transp

MA-4

Private Sector

End of Existing Road

MD 355

Transp

MA-4

Private Sector

Germantown Rd

Minor Arterials 2

Cider Press Pl

Extension 2

Cider Press Pl

Business Streets 2

Blunt Road

cul-de-sac

Middlebrook Rd

Transp

B-8

Private Sector

1

Bowman Mill Rd

Germantown Rd

Waters Rd

Transp

B-16

Private Sector

1

Century Blvd

Dorsey Mill Rd

Kinster Dr

Transp

B-10

MCDOT

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

MCDOT MSHA TECHNICAL APPENDICES 131

Phase*

Project Name

Project Limit

Category

Road

Lead Agency

Number

Coordinating Agency/Group

Extension 1

Century Blvd

Kinster Dr

Cloverleaf Center Dr

Transp

B-10

MCDOT

Private Sector

2

Century Blvd

Cloverleaf Center Dr

Aircraft Dr

Transp

B-10

Private Sector

2

Century Blvd

Aircraft Dr

Crystal Rock Dr

Transp

B-10

Private Sector

2

Century Blvd

Middlebrook Rd

Wisteria Dr

Transp

B-10

Private Sector

2

Century Blvd

Wisteria Dr

Waters Rd

Transp

B-10

Private Sector

2

Crystal Rock Dr

Dorsey Mill Rd

Black Hill Park Access

Transp

B-11

Private Sector

M-NCPPC/ MCDOT

Extension 2

Crystal Rock Dr

Black Hill Park Access

Kinster Dr

Transp

B-11

MCDOT

Private Sector

2

Crystal Rock Dr

Middlebrook Rd

Wisteria Dr

Transp

B-11

MCDOT

Private Sector

2

Dorsey Mill Rd

Crystal Rock Dr

Observation Dr

Transp

B-14

MCDOT

Private Sector

Extension

Extension

Germantown Rd

1000‘ S of

Transp

B-4

Private Sector

Transp

B-4

Private Sector

2

Goldenrod Ln

Germantown Rd 2

Goldenrod Ln

1000‘ S of

Observation Dr

Germantown Rd

Extension

2

Scenery Dr

Germantown Rd

Middlebrook Rd

Transp

B-13

Private Sector

2

Walter Johnson Dr

Bowman Mill Rd

Wisteria Dr

Transp

B-3

MCDOT

2

Waters Rd

Germantown Rd

Wisteria Dr

Transp

B-5

Private Sector

2

Waterford Hills Blvd

cul-de-sac

Germantown Rd

Transp

B-22

Private Sector

2

Wisteria Dr

Father Hurley Blvd

Germantown Rd

Transp

B-2

MCDOT

Private Sector

2

Wisteria Dr

Germantown Rd

Crystal Rock Dr

Transp

B-2

MCDOT

Private Sector

2

New Road

Crystal Rock Dr

Century Blvd

Transp

B-18

Private Sector

2

New Road

Century Blvd

New Road (B-19)

Transp

B-18

Private Sector

2

New Road

Century Blvd

Crystal Rock Dr

Transp

B-19

Private Sector

2

New Road

Ridge Rd

Milestone Center Dr

Transp

B-25

Private Sector

Cider Barrel Rd

Frederick Rd

Transp

P-3

Private Sector

Primary Residential Streets 2

Oxbridge Rd

Other Roadway/Transit-related Improvements GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 132

Phase*

Project Name

Project Limit

Category

Road

Lead Agency

Coordinating

1

MARC Station Parking

Transit

MTA

MSHA

2

I-270 Access to Dorsey Mill

Transp

MSHA

MTA/MCDOT

Transp

MSHA

MCDOT

Transp

MSHA

MCDOT

Number

Agency/Group

CCT Station 2

MD 355 Interchanges @ Ridge Road, MD 118, and Middlebrook Road

2

MD 27/Observation Dr Interchange

Public Facilities including Parks and Open Space 2

Crystal Rock Drive Greenway

Aircraft Drive

Black Hill Regional Park

Park

N/A

M-NCPPC

MCDOT

1

Town Commons

Front of BlackRock

--

Park

N/A

M-NCPPC

MCGSA

1

Family Park

Town Center location

--

Park

N/A

M-NCPPC

Private sector

--

Housing

N/A

DHCA

MC Public Safety

--

Community

N/A

MC Recreation

TBD 1

Workforce Housing

Police and Fire Station property

2

Urban Recreation Center

Seneca Meadows transit station area

facility

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TECHNICAL APPENDICES 133

Germantown Town Center GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 134

APPENDIX 22: URBAN SERVICE DISTRICT LEGISLATION

Chapter 68 of the Montgomery County, Maryland

§ 68A-2. Findings; general intent.

Code relates to the administrative and financial framework for the creation of Urban Districts as

§ 68A-3. Creation of urban districts; purposes.

special taxing districts to enhance intensely developed communities containing diversified

For purposes of this Chapter, the following terms have the meanings indicated:

§ 68A-4. Funding.

(a) Board of directors means the board of directors of an urban district corporation.

commercial, institutional, and residential development.

§ 68A-5. Advisory committee.

Portions of this Code must be amended to address

§ 68A-6. Maintenance agreements.

an urban district proposed for Germantown which is not, by definition, a Central Business District. Sections which must be modified include: 68A-3

Creation of urban districts; purposes

68A-5

Advisory committee

68A-8

Urban district boundaries

A working group has been formed consisting of representatives from the MC Department of Finance, County Council, Upcounty Regional Services Center, the M-NCPPC, GaithersburgGermantown Chamber of Commerce, and other interested parties. Chapter 68A: Montgomery County Urban Districts

(b) Corporation means an urban district corporation. (c)

§ 68A-7. Budget preparation.

Department means a County department,

principal office, or other office that the County Executive designates to perform functions under

§ 68A-8. Urban district boundaries.

this Chapter. Department does not include an urban district corporation.

§ 68A-9. Urban District Corporations. (d) § 68A-10. Board of Directors of Corporation; Employees; Other Organizational Matters. § 68A-11. Urban District Corporation-Powers. § 68A-12. Urban District Corporations-Budget, Finances, and Administration. § 68A-13. Termination of Urban District Corporation; Dissolution.

Maintaining streetscape amenities means

cleaning, repairing rehabilitating, or replacing streetscape amenities. (e)

Maintaining the streetscape includes

cleaning sidewalks, driveways, streets, and other public areas; collecting trash; and caring for trees and other plantings. Maintaining the streetscape includes streetscaping of the medians and street sweeping, but does not include maintaining the road or the curbs.

Sec. 68A-1. Definitions.

§ 68A-1. Definitions.

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TECHNICAL APPENDICES 135

(f)

Off-site amenity means a streetscape

amenity installed by an optional method developer on a public right-of-way. (g)

On-site amenity means a streetscape

(j)

Urban district corporation means a

corporation created under Section 68A-9. (1987 L.M.C., ch. 2, § 2; 1993 L.M.C., ch. 16, § 1.) Sec. 68A-2. Findings; general intent.

Sec. 68A-3. Creation of urban districts; purposes. (a)

Urban districts are created in the

business districts of Wheaton, Bethesda and Silver Spring as described in Section 68A-8.

amenity installed by an optional method developer on property owned by the optional method developer or on private property not owned by an optional method developer.

(a)

Certain areas of Montgomery County have

(h)

Optional method development means

Maryland-National Capital Park and Planning

Except as provided in subsection (c), the

department may provide the public services and

developed communities containing diversified

facilities necessary to implement the following purposes of an urban district:

commercial, institutional, and residential property for which the owner has agreed with the

(b)

become, or may in the future become, intensely

development. In order to maintain and enhance these areas as prosperous, livable urban centers, and to avoid blight, the County should:

(1) maintaining the streetscape and streetscape amenities on:

Commission to be responsible for installing and maintaining both on-site and off-site improvements. (i)

(2)

Streetscape amenity includes such items

as bulletin boards and electronic displays; communication systems; containers for growing

provide additional public amenities

such as plantings, seating, shelters, and works of art;

restrooms; seating and other street furniture;

(3) promote the commercial and residential interests of these areas; and

shelters for pedestrians and persons using public transportation; non-standard paving; sidewalks; trees and other plantings; trash containers;

(4) program cultural and community activities.

vending booths and kiosks; works of art; any outdoor item that an optional method developer

public rights-of-way; and

(B) any property that is used by the general public; (2)

promoting and programming public

interest activities that benefit both residential and

things; fountains and pools; drinking fountains; functional and decorative lighting; outdoor seating;

(A)

(1) increase the maintenance of the streetscape and its amenities;

(b)

commercial interests of an urban district (and which may incidentally benefit neighboring communities); (3) providing additional streetscape amenities and facade improvements;

Urban districts are created as special

agreed to install and maintain as a condition of

taxing districts to provide an administrative and

site plan approval; and other items of a similar character or purpose.

financial framework through which to accomplish these goals. (1987 L.M.C., ch. 2, § 2; 1993 L.M.C., ch. 16, § 1.)

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

(4)

monitoring activities to enhance the

safety and security of persons and property in public areas; and

TECHNICAL APPENDICES 136

(5)

providing any capital project that

promotes the economic stability and growth of the district.

1997 L.M.C., ch. 7, §§ 1 and 2; 1998 L.M.C., ch. 14, §1; 1999 L.M.C., ch. 22, § 1.)

(A)

The County Council may transfer

revenue from parking fees to the fund of the urban district in which the fees are collected.

Sec. 68A-4. Funding. (c)

In an urban district with an urban district

corporation, the department is not responsible for streetscaping of the medians and streetsweeping

(B) (a) General. Each urban district is funded through:

The amount of revenue from

parking fees transferred to an urban district must not exceed the amount calculated by multiplying:

inside the curbs. The department is responsible for other maintenance inside, and including, the

(1)

Urban District Tax.

curbs. Outside of the curbs, the department is (A)

only responsible for repair of standard concrete

Each tax year the County Council

sidewalks. The urban district corporation is

may levy against all the assessable real and

responsible for brick or other non-standard

personal property in an urban district a sum not

sidewalk maintenance. This allocation of

greater than 30 cents on each $100 of assessable property.

functions may be altered by written agreement between the department and the corporation.

(B) (d) Urban districts are created to provide public services and facilities that are: (1)

persons within the urban district rather than to the County as a whole; and (2) in addition to services and facilities that the County provides generally. (e)

The urban district tax is levied and

collected as other county taxes are levied and collected by law. (C)

primarily of benefit to the property and

The urban district tax has the same

priority, bears the same interest and penalties, and in every respect must be treated the same as other county taxes.

(ii) The number of enforcement hours per year by (iii) (C)

20 cents.

The amount of revenue from

parking fees may differ from one urban district to another. (3) Maintenance charge on optional method developments. (A)

The County Executive may charge

each optional method development for the cost of (D) The urban district tax rate may differ from one urban district to another.

The Department may provide a service or

facility outside the boundaries of an urban district

(i) The number of parking spaces in the urban district by

(2)

maintaining off-site amenities for that development, including the County's cost of liability insurance.

Parking Lot District fees.

if the service or facility will primarily benefit businesses or residents in the urban district. (1987 L.M.C., ch. 2, § 2; 1993 L.M.C., ch. 16, § 1; GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

(B)

The County Executive may collect a

maintenance charge under this section in the same way that the County collects taxes.

TECHNICAL APPENDICES 137

(C)

A maintenance charge under this

section has the same priority and bears the same interest and penalties as county taxes.

funding the budget of that urban district in later years. (c)

(4)

Additional funding restrictions.

The proceeds from either the urban district tax or

general fund to an urban district. The transfer may

parking fees transferred into an urban district fund

be subject to repayment as specified in the

must not exceed 90 percent of their combined total.

Council resolution approving the district's annual operating budget. Miscellaneous Revenue. All other

charges for services and private contributions, must remain in the respective urban district fund,

(1) for the urban district in which they are obtained; and (2)

for the purposes of an urban district

specified in Section 68A-3. (1987 L.M.C., ch. 2, § Urban district fund; surplus balances.

(1) The Director of Finance must establish a separate fund for each urban district. Monies in an urban district fund and

2; 1993 L.M.C., ch. 16, § 1; 1997 L.M.C., ch. 7, §§ 1 and 2; 1998 L.M.C., ch. 14, §1.) Sec. 68A-5. Advisory committees. (a)

Composition. Each urban district must

not appropriated for use by an urban district

have an advisory committee, or an urban district

corporation under Section 68A-11 may be

corporation board of directors, whose members

appropriated by the County Council for use by

are appointed by the County Executive and confirmed by the County Council.

County departments, subject to the limitations of subsection (d). If in any fiscal year a balance remains in an urban district fund, the Director of Finance must maintain this balance for use in

(A) two members represent the Wheaton-Kensington Chamber of Commerce; (B) two members represent businesses that employ fewer than 10 individuals; (C)

four members represent residential

communities in the urban district or within 2 miles of the urban district; (D)

and, subject to appropriation, may be used to fund the urban district budget.

(2)

developments. The Executive must strive to appoint the members so that:

(d) Use of funds. The County government must use funds obtained under this section only:

revenues collected by an urban district, including

(b)

and 11 members if there are no optional method

Transfer from the General Fund. The

Council may transfer revenues from the County

(5)

there is only one optional method development;

(1)

one member represents a

residential community in or outside of the urban district and is a member of the Mid County Citizens Advisory Board; (E) two members represent businesses that employ 10 or more individuals; and (F) the remaining members represent optional method developers. (2)

The Bethesda Urban District Advisory

Committee has 8 members. The County Executive must strive to appoint the members so that:

The Wheaton Urban District Advisory

Committee has 13 members if there are 2 or more optional method developments; 12 members if

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TECHNICAL APPENDICES 138

(A)

two members are persons

nominated by the Bethesda Chamber of Commerce;

(D) two members represent a residential community in the urban district; and

Duties. (1)

(E) (B) three members represent optional method developers;

(c)

one member represents a

residential community in or outside of the urban district and is a member of the Silver Spring Citizens Advisory Board.

(C) one member represents a business that employs fewer than 10 employees;

(4)

The County Executive may reject a

An urban district advisory committee

may advise the County government on all aspects of the program, management, and finances of the urban district. (2) should:

An urban district advisory committee

person nominated to serve on an advisory (D) one member represents a residential community in the urban district; and (E)

one member represents a

committee and request additional nominations from the same source. (b)

a.

department on the program and budget of the urban district;

Term.

residential community in or outside of the urban district and is a member of the Western Montgomery County Citizens Advisory Board. (3)

The Silver Spring Urban District

b. (1)

Committee members serve for a period

of 3 years beginning July 1. However, when an

a. one member nominated by the Chamber of Commerce;

c.

two members are persons

nominated by the Greater Silver Spring Chamber of Commerce; (B) three members represent optional method developers; (C) three members represent a business that employs fewer than 25 employees;

b. one member who represents the optional method developers; and c. one member who represents a business that employs fewer than 10 persons.

Compensation. (1)

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

The County does not compensate

members of urban district advisory committees for their services. (2)

(2) The County Executive may reappoint committee members.

by October 1 each year, meet with

the head of the department to resolve areas of disagreement regarding the budget. (d)

(A)

by September 15 each year, review

the urban district budget and submit comments to the department; and

advisory committee is first formed, the following members serve for only 2 years:

Advisory Committee has 11 members. The County Executive must strive to appoint the members so that:

by July 15 each year, advise the

Committee members are exempt from

the requirements of the County Financial Disclosure Law, Sections 19A-17 through 19A-20.

TECHNICAL APPENDICES 139

(e)

Procedures and attendance. An urban

district advisory committee may establish its own

appropriate urban district advisory committee by August 15 of each year.

rules of procedure. A committee may adopt a rule that provides for removal of a member because of failure to attend meetings. (f)

Termination. When an urban district

corporation is created in a district, the advisory

L.M.C., ch. 14, § 1; 2005 L.M.C., ch. 24, § 1; 2006 L.M.C., ch. 33, § 1.) Sec. 68A-6. Maintenance agreements.

(b)

Except for the first budget, the head of the

recorded January 9, 1939, among the land records

department must submit the proposed budget for

of Montgomery County, Maryland, which is also the

review to the urban district advisory committee

north line of Block 1 of the Rosedale Park

and meet with the committee to attempt to resolve any areas of disagreement.

subdivision, as recorded August 5, 1908, in Plat

(c)

Book 1, Plat 92, among the land records of Montgomery County, Maryland;

The department must include the budget

of each urban district in its departmental budget

(3)

north line of Block 1 in the Rosedale Park

Budget. The County Executive must include the

subdivision to the northeast corner of Lot 5, Block

budget of each urban district as modified by the

1, Rosedale Park, as shown in Plat Book 1, Plat

Executive in the budget recommended to the

92, recorded August 5, 1908, among the land records of Montgomery County, Maryland;

County Council. (1987 L.M.C., ch. 2, § 2; 1993 L.M.C., ch. 16, § 1.)

(1) the County to maintain streetscape amenities on private property; or

Sec. 68A-8. Urban district boundaries.

(4)

maintain streetscape amenities on public rightsof-way. (1987 L.M.C., ch. 2, § 2; 1993 L.M.C., ch. 16, § 1.)

(a)

For each urban district where an urban

Bethesda Urban District. The Bethesda

its intersection with the north right-of-way line of Chestnut Street, as shown in Plat Book 1, Plat 92,

district of the county within the area described as follows:

recorded August 5, 1908, among the land records of Montgomery County, Maryland;

Beginning at a point on the east right-

(5)

Then crossing Chestnut Street to the

of-way line of Wisconsin Avenue at the northwest

northwest corner of Lot 7, Block 3, Rosedale Park,

corner of Lot 47, Block 1, in the Resubdivision of

as shown in Plat Book 1, Plat 92, recorded August

Lots 1, 2, and 3 of Rosedale Park, as recorded

5, 1908, among the land records of Montgomery County, Maryland;

district corporation has not been created, the

January 9, 1939, in Plat Book 16, Plat 1038,

department must prepare a budget and, except for

among the land records of Montgomery County, Maryland;

the first budget, should submit the budget to the

common lot line, which is the east line of Lot 5 and

Urban District is all land in the seventh election

(1) Sec. 68A-7. Budget preparation.

Then in a southerly direction along the

the west line of Lot 6, Block 1, Rosedale Park, to (a)

an optional method developer to

Then in an easterly direction along the

submission to the Office of Management and

The County and an optional method developer may enter into an agreement for:

(2)

Then in an easterly direction along the

of Lot 48 as shown in Plat Book 16, Plat 1038,

committee for that district ceases to exist. (1987 L.M.C., ch. 2, § 2; 1993 L.M.C., ch. 16, § 1; 1999

(2)

north line of Lot 47 and 48 to the northeast corner

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TECHNICAL APPENDICES 140

(6)

Then in a southerly direction along the

(12)

Then in a southerly direction along

(16)

Then in a southerly direction along

west line of Lot 7, Block 3, Rosedale Park, to the

the west right-of-way line of Tilbury Street, crossing

the common lot line, which is the east line of Lot

northwest corner of Lot 16, Block 3, Rosedale

Maple Avenue and Highland Avenue to the south line of Highland Avenue;

18 and the west line of Lot 19, Block 5, to its

Park, as shown in Plat Book 1, Plat 92, recorded August 5, 1908, among the land records of Montgomery County, Maryland;

Virginia Avenue, as shown in Plat Book 2, Plat 186, (13)

Then in a westerly direction along the

south right-of-way line of Highland Avenue to its (7)

Then along the west line of Lot 16,

Block 3, Rosedale Park, to its intersection with the north right-of-way line of Rosedale Avenue; (8)

Then crossing Rosedale Avenue to the

5, 1908, among the land records of Montgomery County, Maryland;

Block 5, West Chevy Chase Heights subdivision, as

Then in a southerly direction along the

(17)

Then in an easterly direction along

recorded April 31, 1916, in Plat Book 2, Plat 186,

the north right-of-way line of West Virginia Avenue

among the land records of Montgomery County, Maryland;

to its intersection with a northern extension of the west lot line of Lot 15, Block 9, West Chevy Chase heights subdivision, as shown in Plat 2, Plat 186,

(14)

Then in a southerly direction along

the common lot line, which is the east line of Lot 8

recorded April 31, 1916, among the land records of Montgomery County, Maryland;

and the west line of Lot 9, Block 5, West Chevy Chase Heights subdivision, as shown in Plat Book

(9)

recorded April 31, 1916, among the land records of Montgomery County, Maryland;

intersection with the northeast corner of Lot 8,

northwest corner of Lot 7, Block 7, Rosedale Park, as shown in Plat Book 1, Plat 92, recorded August

intersection with the north right-of-way line of West

(18)

Then in a southerly direction along

2, Plat 186, recorded April 31, 1916, among the

that extension, crossing West Virginia Avenue to

west line of Lot 7, Block 7, Rosedale Park, to the

land records of Montgomery County, Maryland,

the northwest corner of Lot 15, Block 9, West

northwest corner of Lot 15, Block 7, Rosedale

crossing a public alley to the northwest corner of

Chevy Chase Heights, as shown in Plat Book 2,

Park, as shown in Plat Book 1, Plat 92, recorded

Lot 18, Block 5, West Chevy Chase Heights

August 5, 1908, among the land records of Montgomery County, Maryland;

subdivision, as shown in Plat Book 2, Plat 186,

Plat 186, recorded April 31, 1916, among the land records of Montgomery County, Maryland;

(10)

Then in a southerly direction along

the west line of Lot 15, Block 7, Rosedale Park, to its intersection with the north right-of-way line of Maple Avenue; (11)

recorded April 31, 1916, among the land records of Montgomery County, Maryland;

Then along the north right-of-way line

of Maple Avenue to its intersection with the west right-of-way line of Tilbury Street;

(19)

Then in a southerly direction along

the common lot line, which is the west line of Lot (15)

Then in an easterly direction along

15 and the east line of Lot 14, to the southwest

the north line of Lot 18, Block 5, to the northeast

corner of Lot 15, Block 9, West Chevy Chase

corner of Lot 18, Block 5, West Chevy Chase

Heights subdivision, as shown in Plat Book 2, Plat

Heights subdivision, as shown in Plat Book 2, Plat

186, recorded April 31, 1916, among the land records of Montgomery County, Maryland;

186, recorded April 31, 1916, among the land records of Montgomery County, Maryland;

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TECHNICAL APPENDICES 141

(20)

Then crossing a 10-foot-wide alley

(24)

Then in an easterly direction along

common lot line, which is the east line of Lot 2 and

that is dedicated in Plat Book 2, Plat 186,

the north right-of-way line of Cheltenham Drive to

the west line of Lot 3, Mae S. Middleton's

recorded April 31, 1916, among the land records

its intersection with the west right-of-way line of Tilbury Street;

Subdivision, as recorded December 31, 1935, in

of Montgomery County, Maryland, to the northeast corner of Lot 22, Block 9, West Chevy Chase Heights subdivision, as shown in Plat Book 2, Plat 186, recorded April 31, 1916, among the land records of Montgomery County, Maryland;

(25)

Plat Book 8, Plat 639, among the land records of Montgomery County, Maryland;

Then in a southerly direction along

the west right-of-way line of Tilbury Street crossing

(29)

Then in a southerly direction along

Cheltenham Drive and along an extension of that

the common lot line between Lot 2 and Lot 3,

right-of-way line of Tilbury Street to its intersection

Middleton's Subdivision, as shown in Plat Book 8,

with the north line of Rabner's Subdivision, as

Plat 639, recorded December 31, 1935, among

the common lot line, which is the east line of Lot

recorded May 11, 1936, in Plat Book 9, Plat 675,

the land records of Montgomery County, Maryland,

22 and Lot 23, Block 9, West Chevy Chase Heights

among the land records of Montgomery County, Maryland;

to its intersection with the north line of the George

(21)

Then in a southerly direction along

subdivision, to its intersection with the north rightof-way line of Chase Avenue, as shown in Plat Book 2, Plat 186, recorded April 31, 1916, among the land records of Montgomery County, Maryland;

(26)

Then in an easterly direction along

Then crossing Chase Avenue to the

northwest corner of Outlot "A," Block 1, Westboro subdivision, as recorded July 12, 1937, in Plat Book 12, Plat 839, among the land records of Montgomery County, Maryland;

1935, in Plat Book 8, Plat 635, among the land records of Montgomery County, Maryland;

the north line of Rabner's Subdivision to the northeast corner of Lot 6, Rabner's Subdivision, as

(22)

G. Bradley Subdivision, as recorded December 31,

(30)

Then in a westerly direction along the

shown in Plat Book 9, Plat 675, recorded May 11,

north line of the George G. Bradley Subdivision to

1936, among the land records of Montgomery County, Maryland;

the northwest corner of Lot 5, George G. Bradley Subdivision;

(27)

Then in a southerly direction along

(31)

Then in a southerly direction along

the common lot line, which is the east line of Lot 6

the west line of Lot 5, George G. Bradley

and the west line of Lot 7, Rabner's Subdivision, to

Subdivision, to its intersection with the north right-

the common line, which is the east line of a 20-

its intersection with the north right-of-way line of

of-way line of Avondale Street, as shown in Plat

foot public alley and the west line of Outlot "A,"

Middleton Lane, as shown in Plat Book 9, Plat

Book 8, Plat 635, recorded December 31, 1935,

Block 1, Westboro subdivision, to its intersection

675, recorded May 11, 1936, among the land records of Montgomery County, Maryland;

among the land records of Montgomery County, Maryland;

(23)

Then in a southerly direction along

with the north right-of-way line of Cheltenham Drive, as shown in Plat Book 12, Plat 839, recorded July 12, 1937, among the land records of Montgomery County, Maryland;

(28)

Then in a westerly direction along the

(32)

Then crossing Avondale Street to the

north right-of-way line of Middleton Lane to its

northwest corner of Lot 22, George G. Bradley

intersection with a northern extension of the

Subdivision, as shown in Plat Book 8, Plat 635,

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TECHNICAL APPENDICES 142

recorded December 31, 1935, among the land records of Montgomery County, Maryland;

intersection with the east right-of-way line of Pearl Street;

(41)

Then in an easterly direction along

the north line of Lot 1 of the East-West Apartment site to its northeast corner, as shown in Plat Book

(33)

Then in a southerly direction along

(37)

Then in a northerly direction along

60, Plat 4987, recorded August 10, 1957, among the land records of Montgomery County, Maryland;

the west line of Lot 22 to its intersection with the

the east right-of-way line of Pearl Street to its

southern line of the George G. Bradley Subdivision,

intersection with the northwest corner of Lot 1,

as shown in Plat Book 8, Plat 635, recorded

Block A, subdivision of part of Charles W. Pafflow's

December 31, 1935, among the land records of Montgomery County, Maryland;

property, as recorded April 24, 1926, in Plat Book

the east line of Lot 1 of the East-West Apartment

4, Plat 329, among the land records of Montgomery County, Maryland;

site to its intersection with the north right-of-way

(34)

Then in an easterly direction along

the south line of the George G. Bradley Subdivision

Then in an easterly direction along

the north lot line of Lots 1, 2, 3, and 4 to its

Bradley Subdivision, which is also the intersection

intersection with the east line of Block A, as shown

of the east and south lines of the George G.

in Plat Book 4, Plat 329, recorded April 24, 1926,

Bradley Subdivision as shown in Plat Book 8, Plat

among the land records of Montgomery County, Maryland;

land records of Montgomery County, Maryland, and also the northeast corner of Parcel A, Waverly

(39)

Then in a northerly direction along

House, as recorded November 12, 1976, in Plat

the east line of Block A to the northeast corner of

Book 101, Plat 11383, among the land records of Montgomery County, Maryland;

Block A, as shown in Plat Book 4, Plat 329,

(35)

Then in a southerly direction along

line of East-West Highway, crossing East-West Highway along a southerly extension of that lot line

(38)

to the southeast corner of Lot 14, George G.

635, recorded December 31, 1935, among the

(42)

recorded April 24, 1926, among the land records of Montgomery County, Maryland;

to its intersection with the south right-of-way line of East-West Highway; (43)

Then in an easterly direction along

the south right-of-way line of East-West Highway crossing Montgomery Avenue to its intersection with the north right-of-way line of the B & O Railroad; (44)

Then in a southwesterly direction with

the north right-of-way line of the B & O Railroad to its intersection with the east line of Pearl Street;

Then in a southerly direction along

the east line of Parcel A, Waverly House, as shown

(40)

Then in an easterly direction along

(45)

Then in a southerly direction crossing

in Plat Book 101, Plat 11383, recorded November

the north line of the lot recorded by deed dated

the B & O Railroad right-of-way along an extension

12, 1976, among the land records of Montgomery

July 1, 1919, which is part of the boundary of the

of the east right-of-way line of Pearl Street to its

County, Maryland, to its intersection with the north right-of-way line of East-West Highway;

Bethesda Chevy Chase High School property, to

intersection with the south right-of-way line of the B & O Railroad;

the northwest corner of Lot 1, East-West Apartment site, as recorded August 10, 1957, in

(36)

Then in an easterly direction along

the north line of East-West Highway to its

Plat Book 60, Plat 4987, among the land records of Montgomery County, Maryland;

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

(46)

Then in a westerly direction along the

south right-of-way line of the B & O Railroad rightTECHNICAL APPENDICES 143

of-way to its intersection with the northwest corner

(51)

Then in a southerly direction along

(57)

Then in a northerly direction along

of Lot 2, Block L, Section 8-B, Chevy Chase

the west right-of-way line of 46th Street, crossing

the east right-of-way line of Strathmore Street,

Subdivision, as recorded July 29, 1926, in Plat

Leland Street and Walsh Street to its intersection with the south right-of-way line of Walsh Street;

crossing Leland Street to the north right-of-way line

Book 4, Plat 336, among the land records of Montgomery County, Maryland;

Block 1, Plat of Section One, George P. Sack's (52)

(47)

Then in a southerly direction along

the common lot line, which is the west line of Lot 2 and the east line of Lot 1, Block L, Section 8-B,

Then in an easterly direction along

the south right-of-way line of Walsh Street to its intersection with the west right-of-way line of West Avenue;

Chevy Chase Subdivision, as shown in Plat Book 4, Plat 336, recorded July 29, 1926, among the land

of Leland Street at the southwest corner of Lot 2, Subdivision Bethesda, as recorded November 24, 1931, in Plat Book 5, Plat 435, among the land records of Montgomery County, Maryland; (58)

(53)

Then in a southerly direction along

Then in a northerly direction along

the common lot line, which is the west line of Lot 2

records of Montgomery County, Maryland, to its

the west right-of-way line of West Avenue, crossing

and the east line of Lot 3, Block 1, George P.

intersection with the north right-of-way line of Elm Street;

Standford Street, to its intersection with the north right-of-way line of Bradley Lane;

Sack's Subdivision, to its intersection with the north line of George P. Sack's Subdivision as shown in Plat Book 5, Plat 435, recorded

(48)

Then in a westerly direction along the

(54)

Then in a westerly direction along the

north right-of-way line of Elm Street to its

north right-of-way line of Bradley Lane to its

intersection with a northerly extension of the west right-of-way line of 47th Street;

intersection with the east right-of-way line of Wisconsin Avenue;

November 24, 1931, among the land records of Montgomery County, Maryland; (59)

Then in a westerly direction along the

north line of George P. Sack's Subdivision to the (49)

Then in a southerly direction along

(55)

Then crossing Wisconsin Avenue to

northwest corner of Lot 11, Block 1, George P.

that extension crossing Elm Street and continuing

the southeast corner of Lot 3, Block 2, Section 1,

Sack's Subdivision, as shown in Plat Book 5, Plat

in a southerly direction along the west right-of-way

Bradley Hills - Bethesda Subdivision, as recorded

line of 47th Street, crossing Willow Lane to the south right-of-way line of Willow Lane;

August 10, 1957, in Plat Book 60, Plat 4990,

435, recorded November 24, 1931, among the land records of Montgomery County, Maryland;

(50)

among the land records of Montgomery County, Maryland;

Then in an easterly direction along

the south right-of-way line of Willow Lane to its intersection with the west right-of-way line of 46th Street;

(60)

Then in a westerly direction along the

north line of George P. Sack's Subdivision to its (56)

Then in a northwesterly direction

along the north right-of-way line of Bradley Boulevard to its intersection with a southern

intersection with the south right-of-way line of the Metropolitan and Southern Branch of the Baltimore & Ohio Railroad;

extension of the east right-of-way line of Strathmore Street; GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 144

(61)

Then in a westerly direction along the

(65)

Then in a northerly direction along

(69)

Then in a northerly direction along

extension of that subdivision line to its intersection

the west line of Parcel B, Bradley Hills Subdivision,

that east line of Lot Pt 6, Block D, Miller's Addition

with the north right-of-way line of the Metropolitan

as shown in Plat Book 25, Plat 1582, recorded

to Bethesda Subdivision, as recorded by deed

and Southern Branch of the Baltimore & Ohio Railroad;

December 30, 1948, among the land records of

dated September 2, 1948, and described as

Montgomery County, Maryland, to its intersection

Parcel No. 2 in Liber 1185, Folio 513, among the

with the southern boundary of Miller's Addition to

land records of Montgomery County, Maryland, to

Bethesda Subdivision, as recorded October 23,

its intersection with the south line of another Lot

1946, in Plat Book 29, Plat 1823, among the land records of Montgomery County, Maryland;

Pt 6, Block D, Miller's Addition to Bethesda

(62)

Then in a southerly direction along

the north line of the Metropolitan and Southern Branch of the Baltimore & Ohio Railroad right-ofway, crossing Bradley Boulevard, to its intersection with a southern extension of the west line of Parcel

(66)

Then in a westerly direction along the

Subdivision, as recorded by deed dated July 14, 1949, in Liber 1274, Folio 367, among the land records of Montgomery County, Maryland;

"EYE," Bradley Hills, Section 2, as recorded

southern boundary of Miller's Addition to Bethesda

December 16, 1954, in Plat Book 50, Plat 3893,

Subdivision to its intersection with the east line of

among the land records of Montgomery County, Maryland;

Lot Pt 6, Block E, Miller's Addition to Bethesda

the south line of the same Lot Pt 6, Block D,

Subdivision, as recorded by deed dated

Miller's Addition to Bethesda Subdivision, as

September 2, 1948, and described as Parcel No. 1

recorded by deed dated July 14, 1949, in Liber

in Liber 1185, Folio 513, among the land records of Montgomery County, Maryland;

1274, Folio 367, among the land records of

(63)

Then in a northerly direction along

the west line of Parcel "EYE," Bradley Hills Section 2 Subdivision, to its intersection with the south right-of-way line of Bradley Boulevard, as shown in

(70)

Montgomery County, Maryland to the southwest corner of Lot Pt 8, Block D, as recorded by deed

(67)

Then in a northerly direction along

Plat Book 50, Plat 3893, recorded December 16,

the east line of Lot Pt 6, Block E, to its intersection

1954, among the land records of Montgomery County, Maryland;

with the south right-of-way line of Bethesda Avenue;

dated July 14, 1949, in Liber 1274, Folio 367, among the land records of Montgomery County, Maryland; (71)

(64)

Then in a northerly direction, crossing

Then in an easterly direction along

(68)

Then crossing Bethesda Avenue to

Then in an easterly direction along

the south line of the same Lot Pt 8, Block D, to the southeast corner of the same Lot Pt 8, Block D;

Bradley Boulevard, to the southwest corner of

the intersection of the north right-of-way line of

Parcel B, Bradley Hills Subdivision, as recorded

Bethesda Avenue and the east line of Lot Pt 6,

December 30, 1948, in Plat Book 25, Plat 1582,

Block D, Miller's Addition to Bethesda Subdivision,

among the land records of Montgomery County, Maryland;

as recorded by deed dated September 2, 1948,

the east line of the same Lot Pt 8, Block D, to its

and described as Parcel No. 2 in Liber 1185, Folio

intersection with the south right-of-way line of Elm Street;

513, among the land records of Montgomery County, Maryland; GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

(72)

Then in a northerly direction along

TECHNICAL APPENDICES 145

(73)

Then in an easterly direction along

(78)

Then in a northerly direction along

(84)

Then in a northerly direction along

the south right-of-way line of Elm Street, crossing

the west right-of-way line of Woodmont Avenue,

the west right-of-way line of Cordell Avenue to its

Arlington Road, to its intersection with the east right-of-way line of Arlington Road;

crossing North Lane and Edgemoor Lane to the south right-of-way line of Middlesex Lane;

intersection with the common lot line, which is the north line of Lot 5 and the south line of Lot 4, Block L, Section 2, Battery Park Subdivision, as

(74)

Then in a northerly direction along

(79)

Then in a westerly and northwesterly

the east right-of-way line of Arlington Road,

direction along the south right-of-way line of

crossing Elm Street and Hampden Lane, to its

Middlesex Lane to its intersection with the south right-of-way line of Moorland Lane;

intersection with the north right-of-way line of Hampden Lane; Then in an easterly direction along

the north right-of-way line of Hampden Lane to the southeast corner of Lot 9, Block 24D, Edgemoor

Then in a westerly direction along the

Book 4, Plat 304, recorded July 24, 1925, among the land records of Montgomery County, Maryland,

Then in a northerly direction along

the west line of a public alley running between

intersection with the southwest right-of-way line of Old Georgetown Road;

(76)

Then in a northerly direction along

the west line of that alley to its intersection with the south right-of-way line of Montgomery Lane; (77)

Then crossing Montgomery Lane to

to its intersection with the east line of Lot 6, Block L, Section 2, Battery Park Subdivision, as shown in

(81)

the east right-of-way line of Arlington Road to its

the proposed western right-of-way line for Woodmont Avenue;

common lot line of Lots 4 and 5 as shown in Plat

intersection with the east right-of-way line of Arlington Road;

Montgomery County, Maryland, which is also on Hampden Lane and Montgomery Lane, and also

Then in a westerly direction along the

south right-of-way line of Moorland Lane to its

Subdivision, as recorded June 4, 1935, in Plat Book 7, Plat 573, among the land records of

among the land records of Montgomery County, Maryland; (85)

(80) (75)

recorded July 24, 1925, in Plat Book 4, Plat 304,

Plat Book 4, Plat 304, recorded July 24, 1925, among the land records of Montgomery County, Maryland; (86)

(82)

Then in a northwesterly direction

Then in a northerly direction along

the east line of Lot 6 to the southernmost corner

along the southwest right-of-way line of Old

of Lot 21, Block L, Section 2, Battery Park

Georgetown Road, crossing Arlington Road, to its

Subdivision, as recorded November 30, 1951, in

intersection with the north right-of-way line of Wilson Lane;

Plat Book 41, Plat 2973, among the land records of Montgomery County, Maryland;

(83)

Then in a westerly direction along the

(87)

Then in a northwesterly direction

the intersection of the north right-of-way line of

north right-of-way line of Wilson Lane, crossing

along the southwest lines of Lots 21, 20 and 1,

Montgomery Lane and the west right-of-way line of Woodmont Avenue;

Cordell Avenue, to its intersection with the west right-of-way line of Cordell Avenue;

Block L, Section 2, Battery Park Subdivision, as shown in Plat Book 41, Plat 2973, recorded November 30, 1951, among the land records of

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TECHNICAL APPENDICES 146

Montgomery County, Maryland, to its intersection with the south right-of-way line of Del Ray Avenue; (88)

shown in Plat Book 3, Plat 261, recorded August

Samuel T. Robertsons Addition to Bethesda

24, 1923, among the land records of Montgomery County, Maryland;

Subdivision, to its intersection with the southeast

Then in a westerly direction along the

south right-of-way line of Del Ray Avenue to its

boundary line for Samuel T. Robertsons Addition to Bethesda Subdivision, as shown in Plat Book 5,

(92)

Then in a northwesterly direction

Plat 407, recorded January 9, 1930, among the

intersection with the common lot line dividing Lot

along the southern line of Lot 35, Block K, Section

land records of Montgomery County, Maryland,

16 and Lot 17, Block L, Section 2, Battery Park

2, Battery Park Subdivision, to its intersection with

which is also being the common subdivision

Subdivision, as recorded August 24, 1923, in Plat

the southern right-of-way line of Glenbrook Road,

boundary with Woodmont Subdivision as recorded

Book 3, Plat 261, among the land records of Montgomery County, Maryland;

as recorded June 6, 1980, in Plat Book 111, Plat

November 13, 1894, in Plat Book 1, Plat 4, among the land records of Montgomery County, Maryland;

(89)

12996, among the land records of Montgomery County, Maryland;

Then crossing Del Ray Avenue to the

southwest corner of Lot 8, Block K, Section 2,

(97) (93)

Then in a northeasterly direction

Then in a northeasterly direction

along the common subdivision boundary line

Battery Park Subdivision, as recorded February 26,

along the southern right-of-way line of Glenbrook

between Samuel T. Robertsons Addition to

1962, in Plat Book 70, Plat 6614, among the land records of Montgomery County, Maryland;

Road to the southwest right-of-way line of Old Georgetown Road;

Bethesda and Woodmont Subdivisions to its

(90)

Then in a northerly direction along

(94)

Then crossing Old Georgetown Road

the west line of Lot 8, Block K, Section 2, Battery

to the intersection of the northeast right-of- way

Park Subdivision to the southwest corner of Lot

line of Old Georgetown Road and the southeast right-of-way line of Glenbrook Road;

29, Block K, Section 2, Battery Park Subdivision, as shown in Plat Book 70, Plat 6614, recorded February 26, 1962, among the land records of Montgomery County, Maryland; (91)

Then in a northwesterly direction

Then in a northeasterly direction

Samuel T. Robertsons Addition to Bethesda and its intersection with the southern boundary line of Northwest Park Subdivision, as recorded October

Road to the northeast corner of Lot 1, Block A,

10, 1910, in Plat Book 2, Plat 134, among the land records of Montgomery County, Maryland;

Samuel T. Robertsons Addition to Bethesda

Block K, Section 2, Battery Park Subdivision, as

Book 5, Plat 407, among the land records of Montgomery County, Maryland;

261, among the land records of Montgomery 5, Block K, Section 2, Battery Park Subdivision, as

Then in a northerly direction along

along the southeast right-of-way line of Glenbrook

Subdivision, as recorded January 9, 1930, in Plat

County, Maryland, to the southwest corner of Lot

(98)

the common subdivision boundary line between Woodmont Subdivisions, crossing Rugby Avenue to

(95)

along the southern lot lines of Lots 7, 6, and 5, recorded August 24, 1923, in Plat Book 3, Plat

intersection with the southwest right-of-way line of Norfolk Avenue;

(99)

Then in an easterly direction along

the common subdivision boundary line between Northwest Park and Woodmont Subdivisions to its

(96)

Then in a southeasterly direction

along the northeast line of Lots 1 and 2, Block A,

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

intersection with the westernmost line of Lot 633, Woodmont Subdivision, as recorded October 8, TECHNICAL APPENDICES 147

1982, in Plat Book 119, Plat 14027, among the land records of Montgomery County, Maryland; (100)

Then in a northerly direction along

the westernmost line of Lot 633, Woodmont

Plat Book 1, Plat 4, among the land records of

Block 2, Northwest Park Subdivision, to its

Montgomery County, Maryland, to its intersection

intersection with the northern boundary line for the

with the west line of the Montgomery County

Northwest Park Subdivision, as shown in Plat Book

Public Parking Facility No. 35 site as recorded in Liber 2388, Folio 521;

2, Plat 134, recorded October 10, 1910, among the land records of Montgomery County, Maryland;

Subdivision, to its intersection with the northernmost line of Lot 633, Woodmont

(104)

Then in a northerly direction along

(109)

Then in an easterly direction along

Subdivision, as shown in Plat Book 119, Plat

the west line of Public Parking Facility No. 35 to its

the northern boundary line of the Northwest Park

14027, recorded October 8, 1982, among the land records of Montgomery County, Maryland;

intersection with the north line of Public Parking Facility No. 35;

Subdivision to its intersection with the west rightof-way line of Wisconsin Avenue;

(101)

Then in an easterly direction along

(105)

Then in an easterly direction along

the northernmost line of Lot 633, Woodmont

the north line of Public Parking Facility No. 35 to

Subdivision, to its intersection with the east line of

its intersection with the western right-of-way line of Woodmont Avenue;

Lot 633, Woodmont Subdivision, which is also the

(110)

crossing Wisconsin Avenue, to the point of beginning; and (111)

west line of Lot 45, Block 1, Northwest Park Subdivision, as recorded October 10, 1910, in Plat Book 2, Plat 134, among the land records of Montgomery County, Maryland; (102)

(106)

Then in a northerly direction along

the western right-of-way line of Woodmont Avenue to its intersection with the southern right-of-way line of Battery Lane;

Any lot that is partially within and

partially outside of the areas under paragraphs (1) through (110). (b)

Silver Spring Urban District. The Silver

Spring Urban District is all land in the thirteenth

Then in a southerly direction along

the common lot line of Lot 633, Woodmont

Then in an easterly direction,

(107)

Then in a northerly direction,

election district of the county within the area described as follows:

Subdivision and Lot 45, Block 1, Northwest Park

crossing Battery Lane, to the northern right-of-way

Subdivision, to its intersection with the northern

line of Battery Lane at the southeast corner of Lot

boundary line of the Woodmont Subdivision as

47, Block 2, Northwest Park Subdivision, as

shown in Plat Book 2, Plat 134, recorded October

recorded October 10, 1910, in Plat Book 2, Plat

District of Columbia boundary line at the

10, 1910, among the land records of Montgomery County, Maryland;

134, among the land records of Montgomery County, Maryland;

intersection of the west right-of-way of Georgia

(1)

Beginning at a point on the Maryland-

Avenue with the Maryland-District of Columbia boundary line, and running in a northwesterly

(103)

Then in an easterly direction along

(108)

Then in a northerly direction along

direction along the Maryland-District of Columbia

the northern boundary of the Woodmont

the east line of Lot 47, Block 2, Northwest Park

boundary line, and crossing Sixteenth Street along

Subdivision as recorded November 13, 1894, in

Subdivision, which is also the west line of Lot 20,

an extension of that boundary line to its

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 148

intersection with the west right-of-way line of Sixteenth Street; (2)

Lots 1 and 2, Block B, Section 4, Woodside Park,

County, Maryland, crossing Pershing Drive along

to its intersection with the southwest right-of-way line of Noyes Drive;

an extension of that line to its intersection with the southeast right-of-way line of Pershing Drive;

Then in a northerly direction along the

west right-of-way line of Sixteenth Street, crossing

(7)

Then in a southeasterly direction along

East-West Highway to its intersection with a

the southwest right-of-way line of Noyes Drive to its

southwesterly extension of the northerly right-ofway line of Spring Street;

intersection with the northwest right-of-way line of Colesville Road;

(12)

along the southeast right-of-way line of Cedar Street; (13)

(3)

Then in a northeasterly direction along

(8)

Then crossing Colesville Road in a

Then in a southwesterly direction

Then in a southeasterly direction

along the northeast right-of-way line of Cedar

that extension crossing Sixteenth Street to its

southeasterly direction to the intersection of the

Street, crossing Wayne Avenue, to its intersection

intersection with the east right-of-way line of Sixteenth Street;

southeast right-of-way line of Colesville Road and

with the southeast right-of-way line of Wayne Avenue;

(4)

the southwest line of the Silver Spring Public Library site, Parcel No. P959;

Then in a northeasterly direction along

the northern right-of-way line of Spring Street, crossing Second Avenue, First Avenue, Georgia

(14) (9) Then along that line to the southeast right-of-way line of Ellsworth Drive;

Avenue, and Alton Parkway, then southeasterly to its intersection with the northwest right-of-way line of Fairview Road; (5)

Then in a northeasterly direction

Then in a southwesterly direction

Drive to its intersection with the common line of

Plat 301, among the land records of Montgomery County, Maryland;

the Academy of the Holy Names site and the also shown as the common lot line of Lot 9 and

the westward extension of the southwest line of

Lot 10, Evanswood Section One, as recorded

Lots 1 and 2, Block B, Section 4, Woodside Park,

March 2, 1932, in Plat Book 5, Plat 439 among the land records of Montgomery County, Maryland;

Then crossing Fairview Road in a

southeasterly direction along the southwest line of

4, in Jordan's and Smith's Addition to Silver Spring Park, as recorded June 2, 1925, in Plat Book 4,

of-way line of Fairview Road to its intersection with

(6)

Avenue for approximately 750 feet, to its

along the southeast right-of-way line of Ellsworth

northeast line of Evanswood Sec. 1 Subdivision,

244, among the land records of Montgomery County, Maryland;

along the southeast right-of-way line of Wayne intersection with the east lot line of Lot 24, Block

(10)

approximately 390 feet along the northwest right-

as recorded January 30, 1923, in Plat Book 3, Plat

Then in a southwesterly direction

(15)

along the east line of Lot 24 to the southeast corner of Lot 24; (16)

(11)

Then in a southeasterly direction

Then in a southeasterly direction

Then in a southwesterly direction

approximately 15 feet to the northeast corner of

along the northeast lot lines of Lots 1 through 9 as

Lot 14, Block 4, Jordan's and Smith's Addition to

shown in Plat Book 5, Plat 439, recorded March 2,

Silver Spring Park, as shown in Plat Book 4, Plat

1932, among the land records of Montgomery

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 149

301, recorded June 2, 1925, among the land records of Montgomery County, Maryland;

common lot line, which is the west line of Lot 7 and the east lot line of Lot 28, Block P, Silver

Lot 5, Block H, as shown on the "Map of Building Sites for Sale at Silver Spring;"

Spring Park, as shown in Plat Book 1, Plat 99, (17)

Then in a southeasterly direction

along the east line of Lot 14, as shown in Plat

recorded April 4, 1909, among the land records of Montgomery County, Maryland;

Book 4, Plat 301, recorded June 2, 1925, among the land records of Montgomery County, Maryland, to the northwest right-of-way line of Bonifant Street; (18)

Then in a southerly direction along

Then in a southerly direction along

its intersection with the northern right-of-way line of Silver Spring Avenue;

the common line of Lot 7 and Lot 28, Block P and the common line of Lot 18 and Lot 19, Block P,

(25)

Then crossing Silver Spring Avenue to

Silver Spring Park, as shown in Plat Book 1, Plat

the intersection of the southern right-of- way line of

99, recorded April 4, 1909, among the land

Silver Spring Avenue and the common lot line,

Bonifant Street to the intersection of the

records of Montgomery County, Maryland, crossing

which is the east line of Lot 4 and the west line of

southeastern right-of-way line of Bonifant Street

Thayer Avenue to the intersection of the south

and the northeast corner of Lot 5, Block U, Silver

right-of-way line of Thayer Avenue and the

Lot 5, Block I, as shown on the "Map of Building Sites for Sale at Silver Spring;"

Spring Park, as shown in Plat Book 1, Plat 99,

common lot line which is the east lot line of Lot 5

recorded April 4, 1909, among the land records of

and the west lot line of Lot 6, Block G, as shown

Montgomery County, Maryland, which is also the

on a "Map of Building Sites for Sale at Silver

the common lot line of Lot 4 and Lot 5, Block I,

same as the northeast corner of Montgomery County Public Parking Facility 29;

Spring," as recorded May 23, 1904, in Plat Book 1,

crossing a 20-foot alley dividing Block I and Block

Plat 54, among the land records of Montgomery County, Maryland;

J, as shown on the "Map of Building Sites for Sale

(19)

Then in a southerly direction crossing

(21)

(24)

the common lot line of Lot 4 and Lot 5, Block H, to

Then in a southerly direction along

the common lot line, which is the east line of Lot 5

(22)

Then in a southerly direction along

the common lot line of Lot 5 and Lot 6, Block G,

Plat 99, recorded April 4, 1909, among the land

and with an extension of that line to the south

records of Montgomery County, Maryland, crossing

right-of-way line of a 20-foot alley dividing Block G

Easley Street along the southern extension of that

and Block H, as shown on the "Map of Building Sites for Sale at Silver Spring;" (23)

(20)

Then in a westerly direction along the

Then in a southerly direction along

at Silver Spring," to its intersection with the south right-of-way line of that alley and the common lot

and the west line of Lot 6 as shown in Plat Book 1,

line to its intersection with the south right-of-way line of Easley Street;

(26)

Then in a westerly direction

line, which is the east line of Lot 4 and the west line of Lot 5, Block J, as shown on the "Map of Building Sites for Sale at Silver Spring;" (27)

Then in a southerly direction along

the common lot line of Lot 4 and Lot 5, Block J, to its intersection with the northern right-of-way line of Sligo Avenue;

approximately 50 feet along the south line of that

south right-of-way line of Easley Street

alley to its intersection with the common lot line,

approximately 50 feet to its intersection with the

which is the east line of Lot 4 and the west line of

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

(28)

Then along a southern extension of

that common lot line of Lot 4 and Lot 5, Block J, to TECHNICAL APPENDICES 150

its intersection with the southern right-of-way line of Sligo Avenue; (29)

Then in a northwesterly direction

(34)

Then in a westerly direction along the

southern right-of-way line of Gist Avenue to its intersection with the eastern right-of-way line of Fenton Street;

along the southern right-of-way line of Sligo Avenue to its intersection with the northeast

(35)

Then in a southerly direction along

corner of Lot 19, Block A, shown on a plat of Blair

the eastern right-of-way line of Fenton Street

Section 1, recorded June 7, 1922, in Plat Book 3,

crossing Philadelphia Avenue, Isington Street, and

Plat 229 among the land records of Montgomery County, Maryland;

New York Avenue to its intersection with the corporated limit line of the City of Takoma Park;

(30)

Then in a southerly direction along

northeast line of Eastern Avenue, which is also the Maryland-District of Columbia boundary line;

(36)

Then in a southwesterly direction with

(40)

Then in a northwesterly direction

along the Maryland-District of Columbia boundary line to the point of beginning; and (41)

Any lot that is partially within and

partially outside of the areas under paragraphs (1) through (40). (c)

Wheaton Urban District. The Wheaton

the east line of Lot 19, Block A, to its intersection

the corporate limit line of the City of Takoma Park

Urban District is all land in the thirteenth election

with the remainder of Lot 25, Block A, as shown on

crossing the northeast right-of-way line of the B &

the plat of Blair Section 1, recorded June 7, 1922,

O Railroad to its intersection with the southwest right-of-way line of the B & O Railroad;

district of the county within the area described as follows:

in Plat Book 3, Plat 229, among the land records of Montgomery County, Maryland;

(1) (37)

(31)

Then in an easterly direction

approximately 15 feet to its intersection with the northwest corner of Lot 51, Block A, as shown on a

Then in a southeasterly direction with

Beginning on the west right-of-way line

of Amherst Avenue at the southeast corner of

the southwest right-of-way line of the B & O

Parcel A, Wheaton Place, as recorded February 26,

Railroad to its intersection with the northeast rightof-way line of Blair Road;

1965, in Plat Book 77, Plat 7696, among the land records of Montgomery County, Maryland;

plat of Blair Section 1, recorded November 16, 1935, in Plat Book 8, Plat 626, among the land records of Montgomery County, Maryland; (32)

Then in a southerly direction along

the west line of that Lot 51 to its intersection with the northern right-of-way line of Gist Avenue; (33)

(38)

Then in a northwesterly direction

Then in a westerly direction along the

along the northeast right-of-way line of Blair Road

south line of the same Parcel A to its intersection

to its intersection with an extension of the

with the east right-of-way line of Georgia Avenue,

southeast line of Parcel One, Yost's Addition to

as shown in Plat Book 77, Plat 7696, recorded

Silver Spring, as shown in Plat Book 85, Plat 8874,

February 26, 1965, among the land records of Montgomery County, Maryland;

recorded March 13, 1968, among the land records of Montgomery County, Maryland;

(3)

Then along a southerly extension of

the west line of that Lot 51 to the southern rightof-way line of Gist Avenue;

(2)

(39)

Then in a southwesterly direction

Then crossing Georgia Avenue along a

westerly extension of the south line of the same

along that line to its intersection with the

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 151

Parcel A to its intersection with the west right-ofway line of Georgia Avenue; (4)

Then in a northerly direction along the

Kensington View, to its intersection with the west

Blueridge Avenue, which is also the P.T. of Fillet

line of East Avenue, as shown in Plat Book 4, Plat

curve No. 4 and generally the northwest corner of

303, recorded July 10, 1925, among the land records of Montgomery County, Maryland;

Lot 1, Block 44, as shown on Plat No. 9, Wheaton

west right-of-way line of Georgia Avenue to its intersection with the southern line of Parcel 4,

(9)

Then in a northerly direction along the

Wheaton Plaza, as recorded August 11, 1960, in

west line of East Avenue, crossing Upton Drive and

Plat Book 66, Plat 6037, among the land records of Montgomery County, Maryland;

Kensington Boulevard to the north line of Kensington Boulevard;

(5)

Then in a westerly and then northerly

(10)

Then in an easterly direction along

direction along the southern and western lines of

the north line of Kensington Boulevard, including

Parcel 4, Wheaton Plaza, to its intersection with

its planned extension, to its intersection with the west line of Viers Mill Road;

the south right-of-way line of University Boulevard West, as shown in Plat Book 66, Plat 6037, recorded August 11, 1960, among the land records of Montgomery County, Maryland; Then crossing University Boulevard

West to the southwest corner of Lot Pt 8, Block G,

Then crossing Viers Mill Road to the

west corner of Lot 1, Block B, Triangle Park as recorded among the land records of Montgomery County, Maryland;

Kensington View subdivision, as recorded July 10, 1925, in Plat Book 4, Plat 303, among the land

among the land records of Montgomery County, Maryland; (14)

Then with the southerly side of

Blueridge Avenue, with the arc of a curve to the left in a general easterly direction, to the east side of Grandview Avenue; (15)

Then with the east side of Grandview

Avenue north to the common front corner of Lots 19 and 20, Block 27, as shown on Plat No. 9,

(11)

shown in Plat Book No. 4, on Plat No. 338, (6)

Hills, recorded in Plat Book 32, on Plat 2058,

Wheaton Hills, recorded in Plat Book 32, on Plat 2058, among the land records of Montgomery County, Maryland; (16)

Then leaving the east side of

Grandview Avenue and running with the dividing (12)

Then with the southerly side of

line of the same Lots 19 and 20, and Lots 9 and

records of Montgomery County, Maryland, which is

Kensington Boulevard in an easterly direction and

10, Block 27, as shown on Plat No. 9, Wheaton

also the northeast intersection of University Boulevard West and Midvale Road;

crossing Wheaton Hill Road to a point on the

Hills, recorded in Plat Book 32, on Plat 2058,

easterly side of the same Wheaton Hill Road,

among the land records of Montgomery County, Maryland, east to the west side of Georgia Avenue;

which is also the north corner of Lot 16, Block A, (7)

Then in a northerly direction along the

west line of the same Lot Pt 8 to its intersection with the north line of the same Lot Pt 8; (8)

Then in an easterly direction along the

north lines of Lots 1 through 8, Block G,

as shown on the plat of Triangle Park in PlatBook 4, on Plat No. 338, recorded among the land records of Montgomery County, Maryland; (13)

(17)

Then with the west side of Georgia

Avenue and running south, approximately 200 feet;

Then running with the easterly side of

Wheaton Hill Road northeast to the south side of

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 152

(18)

Then leaving the west side of Georgia

(23)

Then in a southerly direction along

extent not inconsistent with this Section or Article

Avenue, crossing Georgia Avenue, and running

that easterly line of Lot 3, Block 1 to the

25A, Section 5(FF) of the Maryland Code, an urban

east with the northerly subdivision limits of Villa

intersection of the extension of that line with the

district corporation may exercise all powers and is

Verde Subdivision as shown in Plat Book No. 4, on

southerly line of University Boulevard West (formerly Old Bladensburg Road);

subject to all requirements applicable to non-stock

Plat No. 388, recorded among the land records of Montgomery County, Maryland, to the northeast corner of Lot 8, Villa Verde;

Associations Article of the Maryland Code. An (24)

Then in a northeasterly direction

along that southerly line of University Boulevard (19)

Then in a southerly direction along

the east line of the same Lot 8, Villa Verde, and

West to its intersection with the west line of Amherst Avenue (formerly Vernosia Place);

crossing Blueridge Avenue to the intersection of the extension of the east line of Lot 8, Villa Verde and the south line of Blueridge Avenue; (20)

Then along the south line of

Then in a southerly direction along

that west line of Amherst Avenue, crossing Reedie Drive and Prichard Road to the point of beginning; and (26)

of the east line of Amherst Avenue, which is a Wheaton Manor, and the property occupied by

urban district corporation performs tasks of benefit to the government. (b)

Services. An urban district corporation

may provide the following services to benefit (25)

Blueridge Avenue to approximately 125 feet east point on the dividing line between Lot 1, Block 1,

corporations under the Corporations and

residents and businesses in the district (and which may incidentally benefit neighboring communities): (1) promotion, organization, and support of cultural, recreational, and business activities;

Any lot that is partially within and

partially outside of the areas under paragraphs (1) through (25). (1987 L.M.C., ch. 2, § 2.)

(2) specialized transportation services, including jitney service;

Columbia Broadcasting Company as shown in Plat Book 45, on Plat No. 3390, recorded among the land records of Montgomery County, Maryland;

Sec. 68A-9. Urban District Corporations. (a)

(21)

Then in a southerly direction along

that line to its intersection with the northerly line of Lot 3, Block 1, Wheaton Manor;

(3)

subject to Section 68A-3,

enhancement and maintenance of streetscape General. An urban district corporation may

be created under this Section for the benefit of

and provision of additional streetscape amenities; and

each urban district. An urban district corporation created under this Section is a public

(4)

other initiatives to advance the

instrumentality of the County and is a commercial

business and residential environment and sense

district management authority for that urban

of community through such measures as

that northerly line of Lot 3, Block 1, Wheaton

district. An urban district corporation is not within

enhanced security, coordination of retail marketing

Manor, to its intersection with the easterly line of the same Lot 3, Block 1;

the Executive or Legislative branches of County

and signage, facade improvements, business

government, is separate and distinct from the

retention services, community initiatives, and similar activities.

(22)

Then in an easterly direction along

County, and is an independent entity. To the GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 153

A Corporation may provide a service outside

e.

powers of the corporation, subject to

the boundaries of an urban district if the service

the restrictions or limitations on the powers of the

will primarily benefit businesses or residents in the

corporation in this Section and in Article 25A, Section 5(FF) of the Maryland Code.

urban district. A Corporation may also provide any authorized service to another Corporation or urban district.

(2)

Creation. (1)

for the corporation that include provisions required under Section 68A-10(h).

An urban district corporation may be

created by the adoption of a resolution by the

Sec. 68A-10. Board of Directors of Corporation; Employees; Other Organizational Matters.

The resolution adopted under

paragraph (1) must also approve proposed by-laws (c)

ch. 16, § 1; 1999 L.M.C., ch. 22, § 1; 2000 L.M.C., ch. 26, § 1.)

(a)

Appointment and Confirmation of Board

of Directors. Except as otherwise provided in the resolution creating an urban district corporation, the board of directors of the corporation has 11

(3)

The County Executive, or any other

members. Members are appointed by the County

County Council that is approved by the County

person designated in the resolution adopted under

Executive and confirmed by the County Council.

Executive or, if disapproved by the Executive, is

paragraph (1), must execute and file the articles of

readopted by a vote of 6 Councilmembers. The

incorporation for recording with the State

The County Executive must appoint the members of the board of directors so that:

public must be given at least 30 days to comment

Department of Assessments and Taxation. When

on the proposed articles of incorporation and by-

the articles of incorporation are accepted for

laws before the Council adopts the resolution. The

recording by the Department of Assessments and

resolution must approve articles of incorporation that state the:

Taxation, the corporation becomes a body

a.

corporate, lawfully and properly created and authorized to exercise its powers.

(1) an ex-officio, nonvoting member is the County Executive or the Executive's designee; (2) 2 members are persons nominated by the chamber of commerce of that urban district;

name of the corporation; (4)

b. names, addresses, and terms of office of the first directors of the corporation;

The County Council may amend the

articles of incorporation by adopting a resolution approved by the County Executive or, if the resolution is disapproved by the Executive,

c. location of the principal office of the corporation;

readopting it by a vote of 6 Councilmembers. Any amendment must be filed and recorded with the State Department of Assessments and Taxation. A

d. purposes for which the corporation is formed; and

(3) 3 members are, or represent, owners of an optional method development;

copy of the articles of incorporation and any amendment must be filed with the County Executive. (1987 L.M.C., ch. 2, § 2; 1993 L.M.C.,

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

(4) one member is an owner, partner, proprietor, or corporate officer of a small business; (5)

one member lives in the urban district;

(6)

one member lives in a residential

community outside of, but in close proximity to, the urban district, who must be appointed by the

TECHNICAL APPENDICES 154

County Executive from among three candidates nominated by the County Council; (7)

one member lives in a residential

(2)

The County Executive may reappoint a

member to the board of directors for one

recommendation of the board, because of failure to attend meetings or other reasons.

additional term, but a member must not serve more than 2 consecutive terms on the board.

community within the planning area in which the

(2)

A member of the board of directors is

not subject to Chapter 19A (Ethics) but must

urban district is located and is nominated by the

(3)

The County Executive may remove a

comply with all bylaws pertaining to ethical

citizens advisory board serving that area after the

member of the board of directors for malfeasance,

conduct by the board of directors approved by the

board has solicited interest from the public and interviewed potential nominees; and

misfeasance, or nonfeasance or other reason specified in the bylaws for the corporation.

County Council and County Executive under subsection (g).

(8)

one member is a resident member of

the citizen advisory board who is nominated by the board, or if no member of the board is able to

(d)

Duties. The board of directors directs all

aspects of the program, management, and finances of the corporation.

Bylaws. (1)

At the organization meeting of the

board of directors required under Section 2- 109

serve, a resident of the planning area in which the urban district is located who is nominated by the citizens advisory board.

(g)

(e) Compensation; Relation to County retirement system.

of the Corporations and Associations Article of the Maryland Code, the board must adopt the bylaws approved by the County Council and Executive

(b)

Rejection of nominations to board of

directors. The County Executive may reject any

(1) A member of the board of directors serves without compensation.

person nominated to serve on the board of directors and request additional nominations from the body that nominated the person. (c)

Term; Removal. (1)

Each member of the board of directors

bylaws must be submitted to the County Council and County Executive for approval at least 60 days

(2)

A member of the board of directors is

before the board of directors takes final action on

not eligible to receive benefits under the County

the amendment. All bylaws must be filed with the

retirement system for service rendered as a board member.

County Executive within 5 working days of adoption.

(f)

Procedures, attendance, and ethics.

serves for a period of 3 years. However, when the board of directors is first formed, any member of

under Section 68A-9. Any later amendment to the

(2)

The bylaws may contain any provision

not inconsistent with law or the articles of (1)

The board of directors may establish

the district's Urban District Advisory Committee

its own rules of procedure. These rules may be

who consents to do so serves as a member of the board for the remainder of that person's term.

included in the bylaws of the corporation. The

incorporation of the corporation to regulate and manage the affairs of the corporation. The bylaws must contain provisions that:

board may adopt a rule that allows for removal of a member by the County Executive, upon

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 155

a.

protect against any conflict of

interest or similar impropriety by members of the

e. specify how the corporation will comply with the state public records law.

board of directors or the Executive Director or any other employees, including self-dealing and

(h)

Committees. The board of directors

collusive practices. This requirement includes a provision for the disclosure of a financial or similar

by a board member, which oversee the

interest of any person in any matter before the

management and other functions of the

corporation and the establishment of conditions

corporation. Membership on committees must be open to persons other than board members.

participating in decisions or other actions in which there is a conflict between the person's official

(i)

Executive director; agents and employees.

duties and private interests. Appropriate remedies

The board of directors should engage an executive

against violation, including removal or termination must be provided;

director with substantial experience managing

b.

provide for competitive procurement

for goods and services with reasonable public notice; provide for surety bonds or similar

Powers. To further its statutory purposes,

but subject to the limitations in subsection (b), an urban district corporation may: (1)

acquire, hold, and use both real and

necessary to achieve its purposes, including acquisition by purchase or lease;

assist in carrying out the corporation's functions. An employee of the corporation is not a County employee under Chapter 33 (Personnel) nor a

(2) make contracts, including employment contracts and contracts for goods and services;

(Ethics). An employee must not participate in or

funds by employees of the corporation responsible for the handling of corporation funds;

system for service as an employee with the corporation.

comply with the state open meetings law and, in

(a)

may employ, or contract with, other persons to

receive benefits from the County retirement

specify how the corporation will

Sec. 68A-11. Urban District Corporation-Powers.

personal property and other property rights

instruments to protect against misappropriation of

d.

publications. (1987 L.M.C., ch. 2, § 2; 1993 L.M.C., ch. 16, § 1.)

downtown districts or in a related field. The board

public employee for purposes of Chapter 19A c.

Publicity. An urban district corporation

other media. It may sell advertising in its should be supported by committees, each chaired

under which that person is disqualified from

(k)

may publicize its activities through newsletters or

(j)

(3)

sue and be sued;

(4) accept grants, gifts, or other contributions;

Insurance. An urban district corporation

must secure reasonable and appropriate

addition, provide that all meetings of the board of

insurance for its activities. The corporation and its

directors must be open to the public except when

employees are eligible to participate in the

closed on a recorded vote of the board for a reason expressly listed in the bylaws; and

County's comprehensive insurance and self insurance programs in accordance with Section 20-37.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

(5)

establish commercial bank accounts,

with any earnings on funds inuring to the corporation; and (6) actions.

take other necessary or convenient

TECHNICAL APPENDICES 156

(b) Limitations. An urban district corporation must not: (1) County; (2)

(2)

(e)

County not liable; Suits by corporation

against County prohibited; styling of suits by or against the corporation; County Attorney.

pledge the full faith and credit of the (d) Applicability of County Procurement Policies. issue bonds or notes; exercise any police or general power of

the County, except those expressly authorized by law;

(1)

The County is not liable, in contract or

tort, for any obligation, act, or omission of an urban district corporation or its agents or

(1) (3)

an optional method developer to

maintain streetscape amenities on public rightsof-way.

The requirements of Chapter 11B

employees. Any contract executed by an urban

(Procurement) do not apply to procurement by an

district corporation must state that the County is

urban district corporation. However, the

not liable for any obligation of the corporation under the contract.

corporation must make a good faith effort to meet the minority, female, and disabled business

(4)

exercise the power of eminent domain;

(5)

lease any property as tenant for a term

procurement goals that apply to County government under Chapter 11B. Similarly, the

of years beyond the date of termination of the corporation; (6) purchase, sell, construct, or, as a landlord, lease office or retail space; or (7) except as otherwise authorized under this Chapter, compete with the private sector. (c)

Maintenance agreements. An urban

district corporation and an optional method developer may enter into an agreement for: (1)

the corporation to maintain

streetscape amenities on private or public property; or

(2) An urban district corporation must not sue the County as plaintiff.

corporation must make a good faith effort to achieve procurement goals for the purchase of

(3)

As a commercial district management

recycled goods that apply to County government

authority, each corporation is a "local government"

under Chapter 11B. The corporation must submit

as that phrase is used in the Local Government

a report to the Chief Administrative Officer by

Tort Claims Act. A lawsuit brought by or against an

September 1 of each year describing achievement of those goals in the prior fiscal year.

urban district corporation must name the urban district and the corporation as follows: "(geographic area)

(2)

An urban district corporation should

Urban District Corporation for

the benefit of the (geographic area) urban district,

participate in the County cooperative purchasing

a special taxing district of Montgomery County,

program to the fullest extent possible. To the

Maryland." The special taxing district should be

extent practicable and cost effective, the

considered the real party in interest under

corporation must utilize the County's centralized

Maryland Rules of Procedure and for purposes of the Local Government Tort Claims Act.

purchasing system by purchasing goods under County requirement contracts with vendors or using existing County inventories.

(4)

The County Attorney is the legal advisor

to each urban district corporation and must be notified of any legal action brought by or against

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 157

the corporation. This paragraph does not prohibit a corporation from hiring additional legal counsel

must be applied to the next annual corporation budget approved by the Council.

approved by the County Attorney. (1987 L.M.C., ch. 2, § 2; 1993 L.M.C., ch. 16, § 1; 1993 L.M.C., ch. 24, § 1.)

(b)

in accordance with its articles of

Distribution; use of urban district funds. (3) (1)

Sec. 68A-12. Urban District Corporations-Budget, Finances, and Administration.

c.

incorporation and bylaws and the agreement between the corporation and the County.

After the County Council has approved

the urban district's budget, the Director of Finance must transfer those monies appropriated for use

The agreement between the County

and the urban district corporation may provide for the County to provide goods or services to the corporation.

by an urban district corporation to the corporation (a)

Budget preparation, review, and action. (1)

Each urban district corporation must

in accordance with Section 11B-42(d)*. The

(c)

Start-up funding. Any start-up funding that

transfer of funds to, and expenditure of funds by,

cannot be accommodated in the normal County

the corporation is subject each year to the

budget cycle may be funded by a supplemental or emergency appropriation in accordance with law.

annually prepare and submit a budget to the Office

execution of an agreement between the County

of Management and Budget for review in

and the urban district corporation. This Chapter

accordance with the procedures and schedule

and any agreement executed under this

established by the Office of Management and Budget.

subsection do not create or imply any continuing

corporation must maintain its books, accounts,

right of a corporation to public funding. The

and records and file with the Director of Finance

County in its discretion may terminate or refuse to

an annual report. The books, accounts, and

renew any such agreement at the end of any fiscal year.

records must be open to inspection by the County

(2)

The Office of Management and Budget

should meet with the board of directors to attempt to resolve any area of disagreement. (3)

The County Council considers and acts

with the budget adoption procedures of the County

* Editor‘s note—Chapter 11B was amended. See Sec. 11B-14(a)(4).

amount of County funding to approve.

(2) An urban district corporation must use funds transferred under this Section only: a. for the urban district from which they are obtained;

Unencumbered County funds estimated to remain in the corporation at the end of the fiscal year

during reasonable working hours. The corporation independent audit by a certified public accountant, including a copy of any accompanying management letter. The time for submission of

Charter. The Council may consider any non-County funding available to the corporation in deciding the

Annual report and audit. An urban district

must also provide the County an annual

on the County Executive's recommended budget for the urban district corporation in accordance

(d)

the annual report and audit must be stated in the agreement between the urban district corporation and the County. (e)

Evaluation. At least one year before an

urban district corporation is scheduled to b. for the purposes of the urban district as set forth in this Chapter; and

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

terminate under Section 68A-12, the Office of Legislative Oversight must evaluate the TECHNICAL APPENDICES 158

performance of the corporation. This evaluation should include a survey of property owners,

maintain any property it would otherwise maintain but for the existence of the corporation.

businesses, and residents located in and around the urban district served by the corporation. (1987 L.M.C., ch. 2, § 2; 1993 L.M.C., ch. 16, § 1; 1993 L.M.C., ch. 24, § 1.)

(d)

Dissolution of an urban district

corporation is governed by Section 5-208 of the Corporations and Associations Article of the Maryland Code. Any assets remaining after all

Sec. 68A-13. Termination of Urban District Corporation; Dissolution. (a)

Except as provided in subsection (b), an

liabilities and obligations of the corporation are satisfied must be distributed to the County. (e)

Notwithstanding subsection (a) or (b), an

urban district corporation exists for 5 years after

urban district corporation may be terminated at

its articles of incorporation are accepted for

any time after adoption of a resolution by the

recording by the State Department of Assessments and Taxation.

County Council that is approved by the County Executive or, if disapproved by the Executive, is readopted by a vote of 6 Councilmembers if the

(b)

The existence of an urban district

urban district corporation has been operated in an

corporation may be extended for an unlimited

ultra vires manner, or in the event of misfeasance,

number of additional 5-year terms by a resolution

malfeasance, or nonfeasance by the board of

adopted by the County Council and approved by

directors. Termination and dissolution is governed

the County Executive or, if disapproved by the

by subsections (c) and (d). (1987 L.M.C., ch. 2, §

Executive, by a vote of 6 Councilmembers.

2; 1993 L.M.C., ch. 16, § 1; 1993 L.M.C., ch. 24, § 1.)

Amended articles of incorporation must be filed and recorded with the State Department of Assessments and Taxation. A copy of the amended articles of incorporation must be filed with the County Executive. (c)

When an urban district corporation

terminates, all contracts and services must terminate unless expressly assumed and maintained by the County. The County must then GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 159

Transit in Germantown as envisioned in 1966 GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 160

APPENDIX 23: TRANSIT MIXED-USE ZONE Ordinance No: 16-29

By amending the following section of the

Zoning Text Amendment No: 08-14

Montgomery County Zoning

EXPLANATION:

Concerning: Transit Mixed-Use (TMX) Zone -

Ordinance, Chapter 59 of the Montgomery County

Boldface indicates a heading or a defined term

Establishment

Code:

Underlining indicates text that is added to existing

Draft No. & Date: 4 -11/18/08

laws by the original text amendment.

Introduced: June 24, 2008

DIVISION 59-A-2 ―DEFINITIONS‖

[Single boldface brackets] indicate text that is

Public Hearing: July 29, 2008

Section 59-A-2.1 ―Definitions‖

deleted from existing law by the original text

Adopted: November 25, 2008

DIVISION 59-D-2 ―PROJECT PLAN FOR OPTIONAL

amendment.

Effective: December 15, 2008

METHOD OF DEVELOPMENT IN CBD, TOMX, AND

Double underlining indicates text that is added to

RMX ZONES.

the text amendment by amendment.

Section 59-D-2.0 ―Zones enumerated‖

[[Double boldface brackets]] indicate text that is

COUNTY COUNCIL FOR MONTGOMERY COUNTY, MARYLAND SITTING AS THE DISTRICT COUNCIL FOR THAT PORTION OF THE MARYLAND-WASHINGTON REGIONAL

deleted from the text amendment by amendment. And by adding the following Division to the

* * * indicates existing law unaffected by the text

Montgomery County Zoning Ordinance, Chapter 59

amendment.

of the Montgomery County Code:

DISTRICT WITHIN MONTGOMERY COUNTY, MARYLAND

DIVISION 59-C-14 ―TRANSIT MIXED-USE ZONES (TMX)‖

By: District Council at Request of the Planning Board

Sections 59-C-14.1 through 59-C-14.[[32]]27

OPINION Zoning Text Amendment (ZTA) 08-14, sponsored by the District Council at the request of the Planning Board, was introduced on June 24, 2008.

AN AMENDMENT to the Montgomery County

The Planning Board recommends using a new

Zoning Ordinance to:

Transit Mixed-Use (TMX) zone proposed in ZTA 0814 instead of amending the Transit-Oriented

-

establish a Transit Mixed-Use (TMX) Zone; and

Mixed-Use zone in Transit Station Development

-

establish allowable land uses, development

Areas. ZTA 08-14 would establish the TMX zone.

standards, use of buildable transferable development rights, and approval procedures for development under the Transit Mixed-Use Zone.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 161

In its report to the Council, the Montgomery County

workforce housing, and considering bonus density

Development Area. Representatives of auto

Planning Board recommended that the zoning text

for the purchase of BLTs, instead of requiring their

dealerships requested an expansion of the land

amendment be approved with amendments. In

purchase for all density above the standard

uses that would be allowed in the TMX zone. The

light of the findings of the Research and

method of development.

text amendment was referred to the Planning,

Technology Division, and because of the testimony

Housing, and Economic Development Committee

provided by the public, the Planning Board

The Council held a public hearing on ZTA 08-14 on

for review and recommendation.

recommended certain adjustments to the TMX

July 29, 2008. Testimony was received in favor of

The Planning, Housing, and Economic

zone as introduced: (1) exempt residential

and in opposition to the BLT program. Several

Development Committee held worksessions to

development from the Building Lot Termination

speakers who represented landowners favored the

review the amendment on September 8,

(BLT) requirement where the workforce housing

general direction of the amendments proposed by

September 22, and October 6, 2008. After careful

requirement applies; (2) increase the maximum

the Planning Board‘s testimony: 1) reducing the

review of the materials of record, and for the

optional method density from 3.0 to 4.0; (3) allow

financial burden of purchasing BLTs; 2) increasing

reasons described in the memorandum presented

development under a development plan approved

the allowable density; and 3) grandfathering

to Council on October 28 concerning ZTA 08-14,

for the TS-R and TS-M zones to remain valid and

approved projects. The Planning Board‘s

the Committee recommended approving ZTA 08-

construction to continue subject to applicable

testimony responded to some of the major

14 with the following amendments:

approvals (FAR above the approved development

concerns found in the Council‘s public hearing

plan limit would be subject to the TMX standards);

testimony, other than dropping the requirement for

and (4) allow development under a preliminary

the purchase of BLTs. Opponents to the TMX zone

should have:

plan to remain valid and construction to continue

characterized the BLT requirement as a tax on

a) a maximum floor area ratio (FAR)

subject to applicable approvals (a preliminary plan

desirable development. The agricultural

approved before the applicable SMA adoption date

community supported a privately financed BLT

may be amended after the SMA adoption date

program, as did the League of Woman Voters and

under the standards of the previous zone or under

the Sierra Club.

the TMX zone standards). The Planning Board also

1) Standard method of development in TMX zone

of .5 with increases for MPDUs and workforce housing; b) a maximum building height of 42 feet; and c)

streetscaping should be required

recommended amending the TMX zone so that the

The Housing Opportunities Commission expressed

immediately in front of the

County Executive would determine the cost of a

concern about the economic impact of requiring

development.

single BLT.

BLTs, and recommended finding ways to reduce

2) Optional method of development in

development costs. The Sierra Club also spoke in

the TMX zone should have:

The County Executive recommended not allowing a

favor of reducing the parking requirements to

a) a maximum FAR of 4 with

master plan or sector plan to limit density from the

offset the costs of BLTs. In addition, the Sierra

increases for MPDUs and

maximum in the TMX zone. He also recommended

Club requested the exclusion of proposed transit

workforce housing;

amendments to allow more residential density for

stations from the definition of a Transit Station

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TECHNICAL APPENDICES 162

b) criteria for height and density but c)

should leave the sending property standard

the name of the zone created was changed to

no maximum height in the zone;

method density unless the sending site is

TMX-2 with the expectation that additional

design principles to implement

recommended for open space in the master or

zones may be created under the TMX

the sector plan recommendations

sector plan.

requirements;

for optional method development adopted by the Planning Board; d) a requirement for acquiring BLTs excluding residential projects that

7) The grandfather provision should include all

reduced for certain retail uses, reflecting the

preliminary plans, including amendments to

recommendations of the Urban Land Institute;

those plans.

the criteria for determining height and density

are required to provide workforce housing;

the minimum number of parking spaces was

approved development plans and all approved

were amended to reflect comments from the The rationale for imposing a BLT obligation is

Planning Board;

directly related to the impacts created by the

the setback standard was changed under

application if the project also

proposed development. All development in the

certain circumstances; and

requires subdivision approval;

County increases the development pressure in the

the requirement for development ―to follow‖

and

Rural Density Transfer (RDT) area. Residential

Planning Board adopted design guidelines was

payments instead of providing on-

development increases the demand for

changed to ―consistent with‖.

site amenities used in the same

commercial development. Increased employment

Transit Station Development

increases the demand for residential

For these reasons and because to approve this

Area.

development. More than 60 percent of people

amendment will assist in the coordinated,

who work in the County also live in the County.

comprehensive, adjusted and systematic

TOMX zone and all the uses allowed in the

The BLT removes development pressure in the

development of the Maryland-Washington

Central Business District (CBD) zone should be

RDT area.

Regional District located in Montgomery County,

e) an option to bypass a project plan

f)

3) The land uses in the previously proposed

added to the list of permitted uses, including automobile repair. 4) The minimum parking requirements should be

Zoning Text Amendment No. 08-14 will be The District Council reviewed Zoning Text Amendment No.08-14 at worksessions held on

reduced from the current requirement in

October 28 and November 18, 2008, and agreed

Division 59-E.

with the recommendations of the Planning,

5) Require TMX development to be ―consistent‖ with the applicable master or sector plan. 6) The transfer of density provision should

approved as amended. ORDINANCE

Housing, and Economic Development Committee

The County Council for Montgomery County,

except as follows;

Maryland, sitting as the District Council for that

the maximum optional method of

portion of the Maryland-Washington Regional

require 18,000 square feet of land at a

development FAR was changed to 2 plus

District in Montgomery County, Maryland,

minimum, unless otherwise recommended by

density required for MPDUs and workforce

approves the following ordinance:

a master or sector plan, and the transfer

housing;

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 163

Sec. 1. Division 59-A- is amended as follows:

(d)

Division 59-A-2. Definitions and Interpretation.

could be transferred by a BLT Easement

The TMX zone is for use in a transit station

under this Chapter.

development area.

59-A-2.1. Definitions

When a BLT easement is recorded in the land

S EC . 59-C-14.2. T RANSIT M IXED -U SE (TMX)

*

records, the easement extinguishes the right to

Z ONE .

[[Building Lot Termination Easement Program: A

build a dwelling unit in the RDT zone; this attribute

59-C-14.21. Description, purpose, and general

program by which a BLT is purchased or donated

distinguishes a BLT from other TDRs.

requirements

*

*

in exchange for terminating some or all of the

59-C-14. 21.1. Description.

residential building lots. A transferable

Buildable Lot Termination Easement. A form of an

The TMX Zone permits moderate through intensive

development right that is eligible for transfer into a

agricultural easement that runs with the land in

mixed-use development in a Transit Station

designated TDR receiving area that is not a

perpetuity and extinguishes the right to construct a

Development Area. The TMX zone must be shown

residential building lot on a parcel in the RDT Zone

residential dwelling unit on land located in the

on a master or sector plan and applied by

is not eligible for use under the Building Lot

Agricultural Reserve and zoned Rural Density

Sectional Map Amendment. The zone establishes

Termination Easement Program.

Transfer.

density, uses, and standards, for standard and

*

*

*

optional methods of development which may be

Buildable lot Termination (BLT) Transferable

[[Transferable Development Right (TDR): The right

limited by the recommendations of the applicable

Development Right: A transferable development

to transfer the residential buildable capacity in the

master or sector plan.

right in the Rural Density Transfer (RDT) Zone that

Rural Density Transfer (RDT) Zone to other

59-C-14.2.2. Purpose.

can be used for building one dwelling for each 25

designated zones at the rate of one transferable

The TMX zone fosters transit-oriented

acres in that zone; distinguished from a

development right (TDR) for each full five acres

development by permitting increased density and

transferable development right that is in excess of

owned in the RDT Zone.]]

height consistent with the recommendations of an

the density allowed in the RDT zone.]]

approved and adopted master plan or sector plan. Transfer of development rights: The conveyance of

The purpose of the TMX zone is to:

Building Lot Termination (BLT): A transferable

development rights by deed, easement, or other

(a)

development right (TDR) created from land that:

legal instrument authorized by local law to another

recommendations of approved and adopted

(a)

consists of at least 25 acres;

parcel of land and the recordation of that

master or sector plans for Transit Station

(b)

is capable of being served by an individual

conveyance among the land records of

Development Areas by:

sewage treatment unit which meets the

Montgomery County, Maryland.

(1) facilitating mixed-use development with

requirements of Chapter 27A and applicable (c)

Implement the land use and density

a compatible network of interconnecting

regulations issued under that Chapter;

Sec. 2. Division 59-C- is amended as follows:

streets, open squares, plazas, defined

is located in the Rural Density Transfer

*

streetscapes, and civic and community

(RDT) zone; and

[[DIVISION 59-C-14. TRANSIT MIXED-USE (TMX) ZONE

*

*

oriented uses ; and

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TECHNICAL APPENDICES 164

(2) providing incentives and flexible

review is required under section 59-D-3. If

under the Optional Method of Development. If

development standards that foster

residential uses are included in a

residential uses are included in a

innovative design and technology.

development, Moderately Priced Dwelling

development, Moderately Priced Dwelling

Encourage land assembly in a compact and

Units must be provided as required under

Units must be provided as required under

efficient form.

Chapter 25A and workforce housing units

Chapter 25A and workforce housing units

Provide a variety of housing opportunities,

must be provided as required under Section

must be provided as required under Section

including affordable housing, near transit

59-A-6.18 and Chapter 25B. The maximum

59-A-6.18 and Chapter 25B. The maximum

stations.

dwelling unit density or residential FAR may be

dwelling unit density or residential FAR may be

(d)

Encourage sustainable and efficient design.

increased in proportion to any MPDU density

increased in proportion to any MPDU density

(e)

Improve multi-modal access to transit from

bonus provided on-site.

bonus provided on site. The procedure for the

(b) (c)

the communities surrounding transit station development areas. (f)

(b) Optional Method of Development:

Provide receiving capacity for buildable lot

The Optional Method of Development allows

terminations (BLT).

greater densities and encourages innovative design and building technologies to create

59-C-14.22. Location.

pedestrian-oriented and mixed-use

Land classified in the TMX Zone must be located in

development patterns and an environment

a Transit Station Development Area.

capable of supporting the greater densities.

59-C-14.23. Methods of development. Two

Approval of the Optional Method of

methods of development are available.

Development is dependent upon providing

(a) Standard Method of Development: The

required public use space, public amenities

standard method requires compliance with a

and facilities, and participation in the BLT

specific set of development standards and

program. Public use space and public

permits a range of uses and a density

facilities and amenities are required to

compatible with these standards. Site plan

support the additional densities permitted

approval of the Optional Method of Development is under Section 59-D-2. Site plans review is required under Section 59-D-3.

59-C-14.24. Land uses. No use is allowed except as indicated in the following table: - Permitted Uses. Uses designated by the letter "P" are permitted on any lot in the zones indicated, subject to all applicable regulations. - Special Exception Uses. Uses designated by the letters "SE" may be authorized as special exceptions under Article 59-G.

TMX (a)

Standard

Optional

Dwellings.

P

P

Group home, small.

P

P

Group home, large.

P

P

Hotel or motel.

P

P

Residential:

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TECHNICAL APPENDICES 165

TMX

(b)

Standard

Optional

Housing and related facilities for senior adults or persons with disabilities.

P

P

Life care facility.

P

P

Personal living quarters.

P

P

Parking garages, automobile.

P

P

Public utility buildings, structures, and underground facilities.

P

P

Radio and television broadcasting studio.

P

P

Rooftop mounted antennas and related unmanned equipment building, equipment cabinet or equipment

P

P

P

P

Antique shops, handicrafts or art sales and supplies.

P

P

Automobile sales, retail showroom.

P

P

Book store.

P

P

Convenience food and beverage store, without fuel sales.

P

P

Transportation, communication and utilities:

room. Taxicab stand, not including storage while not in use. (c)

Commercial:

Department stores.

P

Drug store.

P

P

Eating and drinking establishment, excluding drive-in.

P

P

Florist shop.

P

P

Furniture store, carpet, or related furnishing sales or service.

P

P

Gift shop.

P

P

Grocery store.

P

P

Hardware store.

P

P

Office supply store.

P

P

Office, general.

P

P

Office, professional including banks and financial institutions (excluding check cashing stores).

P

P

Standard

Optional

Offices for companies principally engaged in health services, research and development.

P

P

Newsstand.

P

P

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TECHNICAL APPENDICES 166

TMX

(d)

Standard

Optional

Photographic and art supply store.

P

P

Pet sales and supply store.

P

P

Specialty shop.

P

P

Adult foster care homes.

P

P

Ambulance or rescue squad, public supported.

P

P

Animal boarding place.

SE

SE

Art, music and photographic studios.

P

P

Automobile filling station.

SE

SE

Automobile rental services, excluding automobile storage and supplies.

P

P

Barber and beauty shop.

P

P

Charitable and philanthropic institutions.

P

P

Clinic.

P

P

- Family day care.

P

P

- Group day care.

P

P

- Child day care center.

P

P

Daycare facility for not more than 4 senior adults and persons with disabilities.

P

P

Domiciliary care for no more than 16 senior adults.

P

P

Dry cleaning and laundry pick-up station.

P

P

Duplicating services.

P

P

Educational, private institution.

P

P

Home occupation, no impact.

P

P

Home occupation, registered.

P

P

Home occupation, major.

SE

SE

Hospice care facility.

P

P

Hospitals, veterinary.

SE

SE

International public organization.

P

P

Services:

Child daycare facility

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TECHNICAL APPENDICES 167

TMX

(e)

Standard

Optional

Place of religious worship.

P

P

Publicly owned or publicly operated uses.

P

P

Shoe repair shop.

P

P

Tailoring or dressmaking shop.

P

P

Universities and colleges teaching and research facilities.

P

P

Research and Development and Biotechnology

P

P

Laboratories.

P

P

Advanced Technology and Biotechnology.

P

P

Manufacturing, compounding, processing or packaging of cosmetics, drugs, perfumes, pharmaceuticals,

P

P

Manufacturing and assembly of medical, scientific or technical instruments, devices and equipment.

P

P

Research, development, and related activities.

P

P

Auditoriums or convention halls.

P

P

Billiard parlor.

P

P

Bowling alley.

P

P

Health clubs and gyms.

P

P

Libraries and museums.

P

P

Park and playgrounds.

P

P

Private clubs and service organizations.

P

P

Recreational or entertainment establishments, commercial.

P

P

Theater, legitimate.

P

P

Theater, indoor.

P

P

toiletries, and products resulting from biotechnical and biogenetic research and development.

(f)

Cultural, entertainment and recreational:

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 168

59-C-14.25. Development standards. The development standards applicable to the Standard Method and Optional Method of Development are established in this section. In addition to the requirements specified in this table, all Optional Method of Development projects must be consistent with the recommendations of the applicable master plan or sector plan. TMX Standard 59-C-14.25.1. Minimum net lot area required for any development (in square

feet):17

Optional 18,000

59-C-14.25.2. Maximum Building Coverage (percent of net lot area):

75

59-C-14.25.3. Minimum Public Use Space (percent of net lot area):

1018

59-C-14.25.44. Maximum Building Height (in feet):

28

2019

- If adjoining or directly across the street from land recommended for or developed in a residential zone with a maximum of 15 dwelling units per acre or less (in feet)

35

59-C-14.25.5. Minimum Setbacks (in feet): - From an adjacent TMX Zone20

15

- From an adjacent commercial or industrial zone

20

- From an adjacent single family residential zone

25

- From a public right-of-way

10

17

A smaller lot may be approved if the lot is located adjacent to or confronting another lot either classified in or under application for the same zone, or the combined lots are subject

to a single project plan. The minimum area requirement does not prohibit a lot of less than 18,000 square feet for purposes of subdivision or record plat approval. 18

The required standard method public use space may be reduced to 5% if the Planning Board finds that the reduction is necessary to accommodate the construction of MPDU‘s,

including any bonus units, on-site. 19

The required optional method public use space may be reduced or eliminated on-site, if an equivalent amount of public use space is provided off-site in the same transit station

development area within a reasonable time. A payment instead of all or some of the required public use space may be made if approved under Division 59-D-2. 20

If the proposed building or the adjacent building has windows or apertures facing the lot line that provides light, access, or ventilation to a habitable space, the setback shall be 15

feet. If the adjacent building does not have windows or apertures, no setback is required.

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TECHNICAL APPENDICES 169

TMX Standard 59-C-14.25.6. Minimum and Maximum Density of

Development 21

(floor area ratio)

.25 -

.522

Optional 3.06

12.5% of any density above the maximum of the standard method, as set in the applicable master or sector plan, must be through the purchase of BLTs or through a contribution to the BLT Land trust, as described in Section 59-C-14.30.

21

The maximum dwelling unit density or residential FAR may be increased in proportion to any MPDU density bonus provided on-site.

22

Master or sector plan recommendations may limit the maximum density within these ranges.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 170

59-C-14.26. Special standards for development

retail, residential entrances, office

under the TMX zone.

lobbies, and restaurants;

(a)

Public facilities and amenities. Public facilities and amenities are required for

(6)

approval of a standard or optional method development project. (b)

Design Principles. Site plans submitted for projects in the TMX zone must follow general

(7)

(14) enhance crosswalk areas with accessible curb ramps.

promote pedestrian safety with safety-

59-C-14. 27.Off-street parking. As required under

oriented environmental design and

Article 59-E.

clearly designated crosswalks and

59-C-14.28. Special Standards for Optional

sidewalks;

Method of Development projects.

include street trees and landscaping on

(a)

mix of uses and the proposed densities, the

all streets;

design principles recommended by the

Planning Board must consider the size of the

provide continuous, direct and

parcel, and the relationship of the existing

guidelines adopted by the Planning Board to

convenient connections to transit

and proposed building or buildings to its

implement the applicable master or sector

stations for pedestrians and bicyclists;

surrounding uses. The mix of uses and the

locate and screen service and loading

proposed densities must substantially

design guidelines recommend otherwise, or

areas to reduce visibility from any

conform to the recommendations of an

the Planning Board finds that it is infeasible

street;

approved and adopted master plan or sector

applicable master or sector plan and design

plan. Unless those general principles or

to follow the design principles due to site constraints or other reasons, any project developed in the TMX zone should:

(8)

Density and mix of uses. In approving the

(9)

plan.

(10) for any building other than a one-family residential building, locate mechanical

(b)

Building height and setbacks. The maximum

equipment within buildings or within a

height permitted for any building and the

(1)

use sustainable design principles;

mechanical equipment penthouse;

minimum building setback requirements

(2)

orient all buildings to streets;

however if mechanical equipment is

must be determined during project plan

locate off-street parking to the side,

located on a roof or is freestanding, it

review. In approving height limits or setback

(3)

must be effectively screened;

requirements, the Planning Board must

rear, or below grade; (4)

create a continuous building line to accentuate open space and building entrances; blank building facades must be avoided or minimized;

(5)

provide pedestrian-oriented activity at street level with uses such as storefront

(11) design street lighting to avoid an adverse impact on surrounding uses, while also providing a sufficient level of illumination for access and security; (12) provide tree canopy along each street; (13) provide street furniture such as benches, trash receptacles and planters;

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

consider the size of the lot or parcel, the relationship of existing and proposed buildings to surrounding uses, the need to preserve light and air for the residents of the development and residents of surrounding properties, and any other factors relevant to the height or setback of the building. The proposed building height and the proposed setbacks must substantially conform to the TECHNICAL APPENDICES 171

(c)

recommendations of an approved and

more than 10 percent of the gross floor area or

purchase an easement, or if the amount of

adopted master plan or sector plan.

7,500 square feet or construction of a new

density to be attributed to BLT easement is

building must comply with the standards of the

a fraction of the applicable floor area

TMX Zone.

equivalent, the Planning Board must

59-C-14.30. Special regulations for use of a

require the applicant to pay the Agricultural

Buildable Lot Termination (BLT) Development

Land Preservation Fund an amount equal

Right.

to the average annual market rent for class

Transfer of public use space, density, and mix of uses. The Planning Board may approve the transfer of density, the mix of uses, and the public use space, between parcels classified in the TMX zone in the same transit station development area. The

(a)

transfer of density must not result in an increase of density or height on parcels that abut or confront properties recommended for one-family residential development by an approved and adopted master plan or sector plan. Any transfer of public use space, density, or mix of uses must not result in a change in the total combined amount of public use space, density, or mix of uses otherwise attributable to the

(b)

A office space or multi-family residential

maximum allowed under the standard

space in the applicable master or sector

method of development, as recommended

plan area for the amount of floor area

in the applicable master or sector plan,

required to be supported by buildable rights

must be supported through the purchase by

termination.

the applicant of a BLT or through a

59-C-14.31. Development approval procedures

contribution to the Agricultural Land

under the standard and optional method of

Preservation Fund under Chapter 2B for

development.

purchase of an easement on real property to

(a)

be approved as part of a combined project plan for all relevant parcels under Section

determined at subdivision or at site plan if

One BLT must be required for 9,000 square

subdivision is not required. (b)

In the optional method, APF validity will be

feet of non-residential space for the amount

determined at the time of project plan if

of floor area supported through the

subdivision is not required.

purchase of BLTs . (c)

In the standard method, APF validity will be

preserve agricultural land in the County. feet of residential space, and 7,500 square

relevant parcels , and such transfers must

59-D-2 and Section 59-D-3.

12.5 percent of any floor area above the

A BLT must be created, transferred and

(c)

Under both standard and optional method, if subdivision is not required, the applicant

59-C-14.29. Existing buildings and uses.

extinguished only by means of a recordable

Any lawful structure, building or established use

easement in perpetuity approved by the

that existed before the applicable Section Map

Planning Board, including appropriate

Amendment adoption date, is a conforming

releases. The BLT easement must

proposed development:

structure or use and may be continued,

extinguish the right to construct a dwelling

structurally altered, repaired, renovated, or

(1) satisfies the provisions of this chapter;

unit on each 25 acres in the RDT zone

enlarged up to 10 percent of the gross building

(2) substantially conforms to any numeric

subject to the easement.

limits recommended in the applicable

If the applicant for optional method of

master or sector plan concerning floor

development under the TMX zone cannot

area ratio, dwelling units per acre,

floor area or 7,500 square feet, whichever is less. However, any enlargement of the building that is

(d)

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

must record a plat under Sec. 50-35A. (d)

The Planning Board must find that the

TECHNICAL APPENDICES 172

building heights, and setbacks; and is in recommendations of the applicable

59-C-14.1. Zone permitted.

master or sector plan; and

The TMX zone is permitted only in a Transit Station

desirable relationship among individual

encouraging designs that produce a buildings, the circulation system, public

zone and its identifying symbol is as follows:

spaces, and adjacent areas, and that

surrounding existing development, and

TMX-2---Transit Mixed-Use, 2

foster use of non-auto forms of

anticipated future development.

S EC . 59-C-14.2. T RANSIT M IXED -U SE (TMX)

transportation, including pedestrian,

development. In making the determination as to the final density, the Planning Board must consider whether the proposal:

(d)

(3)

Development Area. The Transit Station Mixed-Use

the standard and optional method of

(c)

standards; and

compatible with site conditions,

59-C-14.32. Development standards applicable to

(b)

providing flexible development

DIVISION 59-C-14. TRANSIT MIXED-USE (TMX) ZONE

(3) achieves a desirable development

(a)

(2)

substantial conformance with the

Z ONE .

bicycle, and public transit.

59-C-14.21. Description, purpose, and general

(b)

Encourage land assembly.

requirements

(c)

Provide a variety of housing opportunities.

59-C-14.211. Description.

(d)

Promote the effective use of transit facilities.

All of the references to the TMX zone in Chapter

(e)

Provide for building lot terminations (BLTs).

59 apply to the TMX-2 zone. The TMX zone must

59-C-14.213. General requirements

be recommended in a master or sector plan. The

(a)

Master plan or sector plan conformance.

substantially conforms to any numeric limits

zone permits moderate through intensive mixed-

Development under the TMX zone must be

recommended in the applicable master or

use development in a Transit Station Development

consistent with the recommendations of the

sector plan concerning floor area ratio,

Area. The zone establishes densities, land uses,

applicable master or sector plan.

dwelling units per acre, building heights,

and standards for the standard and optional

and setbacks; and substantially conforms

methods of development.

uses are included in a development,

with the recommendations in the applicable

59-C-14.212. Purpose.

Moderately Priced Dwelling Units must be

approved master or sector plan;

The purposes of the TMX zone are to:

provided under Chapter 25A, and workforce

preserves environmentally sensitive and

(a)

(b)

MPDUs and workforce housing. If residential

Implement the recommendations of

housing units must be provided under

priority forest areas, and mitigates

approved and adopted master or sector

Section 59-A-6.18 and Chapter 25B. The

unavoidable impacts on the natural

plans for Transit Station Development Areas

maximum residential FAR may be increased

environment;

by:

in proportion to any MPDU density bonus and

facilitates good transit serviceability and

(1)

facilitating mixed-use development with

workforce housing units provided on-site.

creates a desirable and safe pedestrian

a compatible network of

Site plan review under section 59-D-3 is

environment; and

interconnecting streets, open squares,

is compatible with surrounding land uses

plazas, and civic and community

59-C-14.214. Off-street parking. Off-street

and promotes harmonious development of

oriented uses;

parking must satisfy Article 59-E except:

required.

the planning area.]] GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 173

(a)

(b)

the minimum number of parking spaces for

Standard Method of Development: The

Planning Board, to implement the

every residential unit, without regard to the

standard method requires compliance with a

applicable master or sector plan.

number of bedrooms in each unit, is 1 space

specific set of development standards and

for every market rate unit and .5 space for

permits a range of uses and a density

every MPDU and workforce housing unit;

compatible with these standards. Site Plan

the minimum number of parking spaces

is required under Section 59-D-3. If

required for office development in the

streetscaping on the right-of-way

Southern Area must be used to determine

immediately fronting the development is

the minimum number of spaces required for

needed, then development may only be

office development in the South Central Area;

approved on the condition that the

however, for office space under a lease to

development will provide that streetscaping.

any government agency or entity for a duration of 20 years or more, the minimum number of spaces required is 1.5 spaces for

(c)

(a)

(b)

Optional Method of Development: (1) Under the optional method, greater

every 1,000 square feet of gross floor area;

densities may be permitted and there

and

are fewer specific standards, but

the minimum number of parking spaces

additional public facilities and

required for general retail and restaurant use

amenities must be provided by the

is 4 spaces for every 1,000 square feet of

developer. The procedure for the

gross leasable area, if less than 20 percent

approval of an optional method of

of the leasable area is devoted to restaurant

development project is under Section

use.

59-D-2. Site plan review is required

59-C-14.215. Location.

under Section 59-D-3. Site plans

Land classified in the TMX zone must be located in

submitted for optional method projects

a Transit Station Development Area.

must be consistent with general design

59-C-14.22. Methods of development. Two

principles recommended by the

methods of development are available under the

applicable master or sector plan, and

TMX zone.

design guidelines adopted by the

(2) Projects that are subject to subdivision under Chapter 50 have the option of submitting a Division 59-D-2 Project Plan. If the applicant chooses not to submit a Project Plan, the Planning Board must find that the proposed subdivision will satisfy the standards of 59-D-2.42 and 59-D-2.43 in order to approve the preliminary plan of subdivision. 59-C-14.23. Land uses. No use is allowed except as indicated below: -Permitted Uses. Uses designated by the letter "P" are permitted, subject to all applicable regulations. -Special Exception Uses. Uses designated by the letters "SE" may be authorized as special exceptions under Article 59-G.

TMX L AND U SES (a)

Residential: Dwellings.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

P TECHNICAL APPENDICES 174

TMX L AND U SES

(b)

(c)

Group home, small.

P

Group home, large.

P

Hotel or motel.

P

Housing and related facilities for senior adults or persons with disabilities.

P

Life care facility.

P

Personal living quarters.

P

Transportation, communication, and utilities: Bus terminal, non-public.

P

Parking garages, automobile.

P

Public utility buildings, structures, and underground facilities.

P

Radio and television broadcasting studio.

P

Rooftop mounted antennas and related unmanned equipment building, equipment cabinet, or equipment room.

P

Taxicab stand, not including storage while not in use.

P

Commercial: Antique shops, handicrafts or art sales and supplies.

P

Appliance store.

P

Automobile sales, indoors and outdoors.

P

Automobile sales, retail showroom.

P

Book store.

P

Convenience food and beverage store, without fuel sales.

P

Department stores.

P

Drug store.

P

Eating and drinking establishment, excluding drive-in.

P

Florist shop.

P

Furniture store, carpet, or related furnishing sales or service.

P

Gift shop.

P

Grocery store.

P

Hardware store.

P

Office supply store.

P

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 175

TMX L AND U SES

(d)

Office, general.

P

Office, professional including banks and financial institutions (excluding check cashing stores).

P

Offices for companies principally engaged in health services, research and development.

P

Newsstand.

P

Photographic and art supply store.

P

Pet sales and supply store.

P

Specialty shop.

P

Services: Adult foster care homes.

P

Ambulance or rescue squad, public supported.

P

Animal boarding place.

SE

Art, music, and photographic studios.

P

Automobile filling station.

P

Automobile rental services, excluding automobile storage and supplies.

P

Automobile repair and service.

P

Barber and beauty shop.

P

Charitable and philanthropic institutions.

P

Clinic.

P

Child daycare facility. - Family day care.

P

- Group day care.

P

- Child day care center.

P

Daycare facility for not more than 4 senior adults and persons with disabilities.

P

Domiciliary care for no more than 16 senior adults.

P

Dry cleaning and laundry pick-up station.

P

Duplicating services.

P

Educational, private institution.

P

Home occupation, no impact.

P

Home occupation, registered.

P

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 176

TMX L AND U SES

(e)

Home occupation, major.

SE

Hospice care facility.

P

Hospitals, veterinary.

SE

International public organization.

P

Place of worship.

P

Publicly owned or publicly operated uses.

P

Shoe repair shop.

P

Tailoring or dressmaking shop.

P

Universities and colleges teaching and research facilities.

P

Research and Development and Biotechnology Laboratories.

P

Advanced Technology and Biotechnology.

P

Manufacturing, compounding, processing, or packaging of cosmetics, drugs, perfumes, pharmaceuticals, toiletries, and products

P

resulting from biotechnical and biogenetic research and development.

(f)

(g)

Manufacturing and assembly of medical, scientific, or technical instruments, devices, and equipment.

P

Research, development, and related activities.

P

Cultural, entertainment and recreational: Auditoriums or convention halls.

P

Billiard parlor.

P

Bowling alley.

P

Health clubs and gyms.

P

Libraries and museums.

P

Park and playgrounds.

P

Private clubs and service organizations.

P

Recreational or entertainment establishments, commercial.

P

Theater, indoor.

P

Theater, legitimate.

P

Miscellaneous uses Accessory buildings and uses.

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

P TECHNICAL APPENDICES 177

59-C-14.24. Development standards. Standard method and optional method of development projects must satisfy the following development standards. TMX-2 Standard 59-C-14.241. Minimum net lot area required

Optional

Special Provisions

18,000

A lot smaller than 18,000 s.f. may be approved if it abuts or confronts another

for any development (in square feet):

lot classified in or recommended for TMX zone, and the combined lots are subject to a single project plan.

59-C-14.242. Maximum Building Coverage

75

(percent of net lot area): 59-C-14.243. Minimum Public Use Space

Determined at project plan

10

20

(percent of net lot area):

The required public use space for a standard method project may be reduced to 5% if the Planning Board finds that the reduction is necessary to accommodate the construction of MPDU‘s, including any bonus units, on-site.

59-C-14.244. Maximum Building Height (in

42

Determined at

feet):

project plan

- If adjoining or confronting lot is

Determined at

recommended for or in a residential zone

35

See Section 59-C-14.26

project plan

with a maximum of 15 dwelling units per acre or less 59-C-14.245. Minimum Setbacks (in feet):

Determined at project plan

- From an adjacent building on a separate lot

15

Determined at

[[No]] A setback is not required for any building if the proposed building [[or

project plan

the]] and any building on an abutting lot has no windows or apertures facing the lot line. The setback must be 15 feet in the optional method if the proposed building or [[the]] any building on an abutting lot has windows or apertures facing the lot line that provide light, access, or ventilation to a habitable space.

- From an adjacent commercial or industrial

20

zone - From an adjacent single family residential

25

25

zone - From a public right-of-way

10

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 178

TMX-2

59-C-14.246. Maximum Density of

Standard

Optional

Special Provisions

0.5

2

The maximum residential FAR may be increased in proportion to any MPDU

Development (floor area ratio):

59-C-14.246 BLT Requirement:

density bonus and workforce housing units provided on-site.

12.5% of any

See Section 59-C-14.28

density above 0.5 FAR

59-C-14.25. Additional provisions for optional

(3) Buildings should be sited to

(a)

authorize a payment instead of all or some of

method of development projects.

minimize the impact of shadows

the required public facilities and amenities,

(a) In approving an optional method project, the

on single family neighborhoods

or any required public use space; or

Planning Board must find that the project meets the requirements of Section 59-D-2.

outside the TMX zone; (4) Building heights may be

The Planning Board must also find, in the

adjusted to avoid or minimize

context of development in the Transit Station

environmental impacts; and

Development Area or on the site of the

(5) The project meets all standards

(b)

permit any required public use space to be provided off-site in the same Transit Station Development Area.

59-C-14.252. Transfer of Density. The Planning Board may approve an optional method of

application, that the project satisfies the

and requirements of the TMX

development project for two or more TMX-zoned

following criteria:

zone.

parcels in the same Transit Station Development

(1) Density and building height should generally decrease as the distance from a transit facility increases; (2) Density and building height should generally be lower as the distance to single family homes

Area that are not adjacent to each other, but when 59-C-14.251. Public facilities and amenities or

combined, total gross tract area is a minimum of

public use space. The presence of certain public

18,000 square feet. A transfer of density may also

facilities and amenities is intended to create an

be approved when the combined gross tract area

environment capable of supporting the greater

is less than 18,000 square feet if it is

densities and intensities of development. The

recommended in an approved and adopted

Planning Board may, under Division 59-D-2.31:

master plan or sector plan. The project must

decreases; GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

comply with Section 59-C-6.2355; however, if an approved and adopted master plan or sector plan TECHNICAL APPENDICES 179

recommends open space or recommends that less

(c)

Development under a preliminary plan

space, or for each 7,500 square feet of non-

than the standard method of development density

approved before adoption of the applicable

residential space. The BLT requirement does

be retained on the site transferring density, then

Sectional Map Amendment remains valid,

not apply to residential development in areas

the maximum gross square feet of future

and construction may proceed subject to

subject to the workforce housing program

development on the site transferring density may

applicable approvals. A preliminary plan

be reduced below the standard method of

approved before adoption of the applicable

development density consistent with the

Sectional Map Amendment may be amended

development under the TMX zone cannot

recommendations of the master plan or sector

after the adoption of the applicable Sectional

purchase an easement, or if the amount of

plan. Any transfer of density must satisfy the

Map Amendment under the standards of the

density to be attributed to BLT easement is a

approval requirements of Section 59-D-2.42(g).

previous zone or under the TMX zone

fraction of the applicable floor area

59-C-14.26. Existing buildings and uses.

standards.

equivalent, the Planning Board must require

(a)

(b)

under Section 59-A-6.18 and Chapter 25B. (b)

Any lawful structure, building, or established

If the applicant for optional method of

the applicant to pay the Agricultural Land

use that existed before the applicable

59-C-14.27. Special regulations for use of a

Preservation Fund an amount set annually by

Sectional Map Amendment adoption date is

Building Lot Termination (BLT) Development Right.

Executive Regulation.

a conforming structure or use, and may be

Except for residential development subject to the

*

continued, structurally altered, repaired,

requirement of workforce housing under Section

Sec. 3. Article 59-D is amended as follows:

renovated, or enlarged up to 10 percent of

59-A-6.18, the approval of an application for any

the gross building floor area or 7,500 square

gross floor area in an optional method of

feet, whichever is less. However, any

development project must be subject to the

enlargement of the building that is more than

following requirements:

10 percent of the gross floor area or 7,500

(a)

12.5 percent of any floor area above the

square feet of construction of a new building

maximum allowed under the standard

must comply with the standards of the TMX

method of development, as recommended in

Zone.

the applicable master or sector plan, must be

In the TS-R and TS-M zones, development

supported through the purchase by the

under a development plan approved before

applicant of a BLT easement or through a

adoption of the applicable Sectional Map

contribution to the Agricultural Land

Amendment remains valid, and construction

Preservation Fund under Chapter 2B, for

may proceed subject to applicable approvals.

purchase of a BLT easement on real property

Any increase in density above the approved

to preserve agricultural land in the County.

development plan limit must be subject to

One Buildable RDT lot must be extinguished

the standards of the TMX zone.

for each 9,000 square feet of residential

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

*

*

ARTICLE 59-D. ZONING DISTRICTS—APPROVAL PROCEDURES. INTRODUCTION *

*

*

The following table is provided for the convenience of the public, citing the appropriate sections of article 59-C and indicating the types of plans required in each zone. In the event of any conflict between this table and the provisions of article 59C, the latter must govern.

TECHNICAL APPENDICES 180

Plan Approvals Required

Zone

Section Number

Development Plan

Project Plan Optional

Site Plan (Division 59-

Diagrammatic Plan

(Division 59-D-1)

Method (Division 59-D-

D-3)

(Division 59-D-4)

2) * * * Standard Method * * * TMX-2

X

* * * Optional Method * * * TMX-2

X*

X

*Projects that require subdivision plan approval are required to satisfy §59-C-14.23(b)(2). *

*

*

Sec. 3. Division 59-D-2 is amended as follows:

The Planning Board is authorized to approve

TMX-Transit Mixed-Use

* * *

development under the optional method of

[TOMX-1-Transit Oriented Mixed-Use, 1.0]

Division 59-D-2. Project plan for optional method

development procedures described in Section 59-

* * *

of development in CBD, TOMX, TMX, AND RMX

C-6.2 of the CBD zones, Section 59-C-10 of the

[TOMX-1/TDR-Transit Oriented Mixed-

ZONES.

RMX [[Zones]] zones, Section 59-C-13 of the

Use/Transferable Development Rights, 1.0]

TOMX [[Zones]] zones, Section 59-C-14 of the Sec. 59-D-2.0. Zones enumerated.

TMX zone, and the approval procedure set forth in

* * *

this Division, for the following zones: * * * GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 181

Sec. 4. Effective date. This ordinance becomes

This is a correct copy of Council action.

effective 20 days after the date of Council

________________________________

adoption.

Linda M. Lauer, Clerk of the Council

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TECHNICAL APPENDICES 182

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 183

GERMANTOWN EMPLOYMENT AREA SECTOR PLAN: AN AMENDMENT TO THE GERMANTOWN MASTER PLAN PLANNING BOARD DRAFT – JANUARY 2009

TECHNICAL APPENDICES 184

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