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Germantown Master Plan Overview

This document summarizes discussions from a third work session on properties west of I-270 in the Germantown Master Plan. Key topics discussed include the town center station area, Crystal Rock greenway, bike and pedestrian connections, town center core properties, town center extended area, historic district west of MARC station, JBG/Martens and M. Wildman properties, and the gateway district. Staff recommendations and public comments are provided for many properties. The document focuses on land use and zoning considerations to guide future development in these areas.

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7 views52 pages

Germantown Master Plan Overview

This document summarizes discussions from a third work session on properties west of I-270 in the Germantown Master Plan. Key topics discussed include the town center station area, Crystal Rock greenway, bike and pedestrian connections, town center core properties, town center extended area, historic district west of MARC station, JBG/Martens and M. Wildman properties, and the gateway district. Staff recommendations and public comments are provided for many properties. The document focuses on land use and zoning considerations to guide future development in these areas.

Uploaded by

Planning Docs
Copyright
© Attribution Non-Commercial (BY-NC)
We take content rights seriously. If you suspect this is your content, claim it here.
Available Formats
Download as PDF, TXT or read online on Scribd

Germantown Forward

Germantown Master Plan

M-NCPPC Germantown Master Plan


October 6, 2008
Germantown Forward
Germantown Master Plan
Third Worksession:
Properties west of I-270

M-NCPPC Germantown Master Plan


October 6, 2008
Germantown Forward
Connections

• MARC station parking


• Crossing I-270
• Crystal Rock greenway

M-NCPPC
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Germantown Forward
Greenway

Crystal Rock greenway

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Germantown Forward
Connections

•Bikeways
•Pedestrian connections
•Accessibility

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5
Germantown Forward
Germantown Master Plan
Properties West of I-270
• Town Center station
• MARC station
• Other stations

M-NCPPC
Germantown Forward
Town Center

Urban form
•Height
•Density

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Germantown Forward
Town Center

Views, vistas and open spaces

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GermantownTown
Forward
Center Core

•Transit Center
•Century XXI
/Savitar
•Matan
•Police and Fire
property

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Germantown Forward
Town Center

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GermantownTown
Forward
Center Core
Property Staff Public comments

Transit Center 2.0 FAR No comment


Transit station interior
Century XXI/ 1.0 FAR 2.0 FAR*
Savitar No residential Residential on top of
garage
Free-standing retail
Matan 1.0 FAR 1.5 FAR*
No residential Pending plan 237,000
sf office
Police and Fire Expand police station No workforce
Add workforce housing housing*
Open space No open space
*Property owner comments

M-NCPPC
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Germantown Forward
Town Center Extended

• Town Commons
• B. Wildman (three
properties)

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Germantown Forward
Town Center Extended

Town Commons
• Management
• Programming
• Ownership

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Germantown Forward
Town Center Extended

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Germantown Forward
Town Center Extended
Property Staff Public comments

Town Commons Ownership Parks Department


Maintenance
B. Wildman 1.0 FAR 1.0 FAR*
TMX TMX or C-3
Grandfathering Expand grandfathering

*Property owner comments

M-NCPPC
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Germantown Forward
West End

•Historic District
•MARC station
•Perrine
•JBG/Martens
• M. Wildman

Historic
District

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Germantown
West End -Forward
Historic District

Compatibility with:
•Germantown Historic
District
•Pumphrey-Mateney
House Pumphrey-
Mateney House

MARC Station

Germantown
Historic District

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Germantown
West End -Forward
Historic District

Topographical change
•A steep drop from north
to south
•New development
should not loom over
historic district

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Germantown
West End -Forward
Historic District

Green areas:
•“Parklet” flanks pedestrian bridge
•Underutilized stormwater
management facility

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Germantown
West End -Forward
Historic District
Pumphrey-Mateney House
Views from the Historic District: seen from historic district

•Tall buildings appear taller


•Visible Pumphrey-Mateney House

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Germantown
West End –Forward
Historic District

Compatibility
Scale

PARKING
GARAGE
Pumphrey-Mateney House

Pedestrian
Connection

MARC Station

HISTORIC
DISTRICT

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Germantown
West End –Forward
Historic District
Property Staff Public Comments

MARC MARC parking – More parking*


Station garage with retail
Perrine TMX at 0.5 FAR 0.5 FAR*
Townhouses 50’ building height
illustrated (34)
TMX height limit

*Property owner comments

M-NCPPC
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Germantown Forward
West End

•JBG/Martens
• M. Wildman

Historic
District

M-NCPPC
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Germantown Forward
JBG/Martens

Residential
Commercial

MARC

M-NCPPC
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Germantown Forward
JBG/Martens

25
Germantown Forward
JBG/Martens

Expired preliminary plan


120020680:
• Residential on west
• Retail and office on
east

M-NCPPC
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Germantown Forward
JBG/Martens

Staff recommendation

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Germantown Forward
West End

M. Wildman
•RMX-2
•Non-conforming use
•Roadway Network

Historic
District

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Germantown Forward
West End
Property Staff Public comments

JBG/Martens Retain zoning (RMX-2) RMX-2*


Limited retail; additional residential Large retail
Increase MARC ridership Surface parking
Structured parking
M. Wildman Retain zoning (RMX-2) RMX-2C*
Connect Waters Road Alternate roadway alignment

*Property owner
comments
M-NCPPC
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Germantown Forward
Gateway District

•Dept of Energy
•Rolling Hills
Apartments

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Germantown Forward
Department of Energy

National Register of
Historic Preservation
nomination

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Germantown Forward
Rolling Hills
Owner’s
proposal

M-NCPPC
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Germantown Forward
Rolling Hills
Staff recommendation

M-NCPPC
33
Germantown Forward
Gateway District
Property Staff Public comments

Dept of Energy Support NR nomination Will impede expanded use/reuse of site

Rolling Hills RMX-1 at 20 DU/acre RMX-1 at 35 DU/acre*


988 du with bonus incl. 63 townhouse units Proposes workforce housing
Maximum 8 stories closest to MARC station 1,367 market rate units
333 affordable units
Some retail

M-NCPPC
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GermantownCloverleaf
Forward District

• Century
Technology Park

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GermantownCloverleaf
Forward District

•Crossing I-270
•Town Commons
•Crystal Rock greenway

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GermantownCloverleaf
Forward District
Property Staff Public comments

Century TMX 1.0 TMX 1.0*


Technology Park 1.45 m commercial, 975 DU 2.45 m commercial including 400,000 sf
60% comm./40% residential retail
Heights: 12 stories at transit, 8 stories at I-270 950 multifamily units, 130 townhouses
Road crossing I-270 40-50% comm./60-50% residential
No road crossing

*Property owner comments

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GermantownNorth
Forward
End District

•Totah/Symmetry
•Lerner
Enterprises

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Germantown Forward
Totah/Symmetry Proposal

•I-270 ramps
•Interim development
•1.0, 1.5 and 1.8 FAR presented (1.0
FAR shown)
•Modules

M-NCPPC
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Germantown Forward
Totah/Symmetry Staff Recommendation

•I-270 ramps to Dorsey Mill Road


New I-270
•TMX zone with 0.75 FAR ramps
•Employment, hotel, residential and
limited street-level retail
•Assure compatibility

M-NCPPC
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GermantownLerner
Forward
Enterprises

Property

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GermantownLerner
Forward
Enterprises

Steep slopes:
- 15-25%
- over 25%

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GermantownLerner
Forward
Enterprises

Stream valley buffer


125’

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GermantownLerner
Forward
Enterprises

High quality forest

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GermantownLerner
Forward
Enterprises

All environmental
features

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Germantown Forward
Town Sector

•Montgomery Village
In plan
•Churchill area

Outside
plan area

In plan
area

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Germantown Forward
Town Sector

Town sector zone minimums and maximums


•Commercial: 10 percent maximum
•Industrial/major employment: 6 percent maximum
•Green area: 10 percent minimum
•Population: 15 people per acre maximum

M-NCPPC
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Germantown Forward
Lerner Proposal Concept Plan

•1.5 M sf
commercial
•Hotel
•Retail
•1,200 age
restricted (45+)
dwellings
•300 unrestricted
dwellings

M-NCPPC
48
Germantown Forward
Staff recommendation
New I-270
•I-270 ramps ramps
•1.5 M sf commercial
• Major employment
• Hotel
• Limited retail
•570 multi-family
dwellings

M-NCPPC
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Germantown Forward
North End
Property Staff Public comments

Totah/Symmetry TMX 0.75 TMX 1.0*


653,400 sf commercial, 285 DU No exactions until over 1.0 FAR
I-270 ramps New I-270 ramps
Building heights along I-270 at 8 stories Higher buildings along I-270
Lerner Enterprises T-S Text amendment to T-S zone*
1.5 m major employment with retail, hotel 1.3 m commercial and retail, hotel
570 high-rise and low-rise DUs Active adult community: 1,500 DUs
Forest preservation Use forested area
Building heights along I-270 at 8 stories Higher buildings along I-270

*Property owner comments

M-NCPPC
50
Germantown Forward
Schedule

Oct 20, 2008………..Worksession #4


Montgomery College
Oct 30, 2008………..Worksession #5
Properties east of I-270, staging
Mid-Dec 2008………..Transmit Plan to Council and County Executive
Mid-Feb 2009………..Complete 60 day review by County Executive
March 2009………..Council Public Hearings
April-May 2009………..Council Adopts Plan
Summer 2009………..Sectional Map Amendment

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Germantown Density
Forward at transit

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