Germantown Forward

Germantown Master Plan

Germantown Master Plan

December 9, 2008
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 Germantown Forward
Germantown Master Plan
Status Report to the Germantown CAC

• Plan objectives • North End

• Town Center • Seneca Meadows
• MARC ridership survey • Montgomery College
• West End • Fox Chapel District
• Gateway • Transportation
• Cloverleaf • Staging
• Schedule

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 Germantown Forward
Germantown Master Plan
Plan objectives:
• Employment
• Transit
• Mixed use
• Identity
• Design excellence

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 Germantown Forward
Germantown Master Plan
Existing and Proposed Development
Existing 1989 Master Plan Proposed Plan
Development
Dwellings 6,075 5,845 15,100
Commercial (sf) 13,900,000 20,345,500 23,000,000
Jobs 23,030 59,850 92,000

Job : Housing = 92,000 / 47,100 = 1.95

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 Germantown Forward
Germantown Master Plan
Town Center
• Density
• Zoning
 T-S
 TMX
• Open space
• Transit

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 GermantownTown
Forward
Center Core

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

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 Germantown Forward
Germantown Master Plan
TMX Components:
• Uses
• Density
• Standards
• Height
• Building lot termination

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 Germantown Forward
Town Center

Open Space Hierarchy

• Major places
• Major connections
• Neighborhood places
and pathways

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 Germantown Forward
Transit

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 Germantown
GermantownForward
MARC Survey

•Approximately 765 riders per

day board at the Germantown
MARC Station (MTA, June
2008)
•Staff surveyed Germantown
MARC riders
•November 6 and 7
•279 surveys analyzed

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 Germantown
GermantownForward
MARC Survey

What area are you coming from?

Other:
Mt Airy Monrovia
Montgomery Village Myersville
Gaithersburg Martinsburg
Darnestown Carroll County
Urbana Martinsburg, WV

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 Germantown
GermantownForward
MARC Survey
Where are you going?
Washington, DC: 67%
Virginia: 2%
Maryland: 31%

“I actually have a monthly parking

pass in my office building but choose
to ride MARC.”

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 Germantown
GermantownForward
MARC Survey
How often do you ride
the MARC train?
• Survey bias likely
(Thursday and Friday
surveys, election week)
• Friday riders are more
likely to ride MARC 4-5
days per week

“MARC is great; can read, eat, sleep in quiet

car.”

“Used to ride MARC daily, then switched to

Metro when trains got late – now coming
back due to cost.”

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 Germantown
GermantownForward
MARC Survey

How do you get to the

Germantown MARC
Station?
• Parking concerns
• Illegal parking mid-week

“I walk to the MARC because the #83

bus… is unreliable and does not stop …
Bus driver is making direct drive to MARC
station without looking to pick up
passengers at Germantown and
Middlebrook Roads. Driver drives in left
lane, rather than in right lane.

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 Germantown
GermantownForward
MARC Survey
How will you get to your
destination, once you get off
the MARC train?
• Over 85% of trips end with
walking, subway or bus
• Private shuttle buses such as the
Children’s Hospital and Gallaudet
University

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 Germantown
GermantownForward
MARC Survey

If the train is delayed, how

long do you wait before
seeking some other way to
get to your destination?

“As soon as MARC says Metro will

accept my ticket (30 min).”

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 Germantown
GermantownForward
MARC Survey

If you decide not to wait, how

do you get to your
destination?
• A higher likelihood that people
will carpool in the morning
• Limited number of
telecommuters

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 Germantown
GermantownForward
MARC Survey

•Share results with

•MTA
•DOT
•Post results at MARC station

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 Germantown
GermantownForward
MARC Survey

Rolling Hills Apartments Block Group 2, Census

Tract 7008.18,

• Property manager information: Montgomery County,

Maryland
Total: 690
12% bus Car, truck, or van: 595
Drove alone 503
7% MARC train Carpooled 92
Public transportation: 72
• Census data (from 2000): Bus or trolley bus 50
Streetcar or trolley car 0
50 residents (7.2%) bus Subway or elevated 16
Railroad 6
6 residents (0.9 %) MARC Ferryboat 0
Taxicab 0
16 residents (2.3%) subway/Metro Motorcycle 0
Bicycle 0
503 residents (72.9%) drive alone Walked 23
Other means 0
• Survey information: Worked at home 0

3 of 279 (1.1%) respondents from Rolling

Hills (name was included on map)
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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 with:
•Germantown Historic
District
•Pumphrey-Mateney
House Pumphrey-
Mateney House

MARC Station

Germantown
Historic District

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 Germantown Forward
West End

• RMX-2
• Mixed use
• Connection

Historic
District

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 Germantown Forward
Rolling Hills
Staff recommendation
20 DU/acre

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 Germantown Forward
North End

•Totah/Symmetry
•Lerner
Enterprises
•Milestone North

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 Germantown Forward
Germantown Master Plan
Seneca Meadows

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 Germantown Seneca
Forward
Meadows

Applicant’s
proposal with
current
development

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 Germantown
MontgomeryForward
College District

Issues:
• Mix of uses
• Site design
• Connections
• Environmental features

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 Germantown Forward
Montgomery College

Recommended land use

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 Germantown Forward
Montgomery College Site Design

Proposed
hospital

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 Germantown Forward
Montgomery College

Staff recommendation:
Option 1

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 Germantown Forward
Montgomery College

Staff recommendation:
Option 2

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 Germantown Forward
Cider Barrel
Recommended criteria:
• Visible location
• Germantown site
• Moderate speed limit (30 mph
or under)
• Accessibility to passersby
• Related commercial or cultural
support
• Natural setting: green landscape, trees
• Gathering area onsite or nearby
• Respectful site

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 Germantown Forward
Germantown Master Plan
Fox Chapel District

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 Germantown Forward
Volumes and Intersections
Comparison of ADT Volumes Accessing Town Center (Crossing I-270 west of mainline)
Location Existing Alt 2B Alt 2BV1 Alt 2P
Dorsey Mill Road 0 40,600 32,300 44,300
Father Hurley Boulevard 30,000 58,800 74,200 68,900
New road 0 21,900 0 22.900
MD 118 45,300 60.200 74,300 66,700
Total 75,300 181,500 180,800 202,800
Critical Intersections – V/C Ratios (with turn lanes in future years)
Location Existing Alt 2B Alt 2BV1 Alt 2P
Father Hurley at Crystal Rock 0.69 0.98 1.22 1.14
MD 118 at Aircraft 0.68 0.82 0.82 0.99
Alt 2B = Planned land use
Alt 2BV1 = Planned land use and network without Dorsey Mill interchange or Seneca Meadows bridge
Alt 2P = Property Owner land use recommendation

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 GermantownRoadway
Forward
Network

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 GermantownBikeway
Forward
Network

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 Germantown Forward
Staging

Staging Principles:
• Plan goals for employment and Town Center
• Pipeline
• Minimum building height
• No single-purpose retail buildings
• Urban service district
• No staging for workforce housing or Montgomery College academic
facilities

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 Germantown Forward
Staging
Commercial
8,000,000

29,600

6,000,000

4,000,000

15,600

12,900

2,000,000

6,700

0
Pipeline Interim Stage 1 Stage 2

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 Germantown Forward
Staging
Housing
4000

3,631
3000

2000
3,219

1,558
1000

0
Pipeline Interim Stage 1 Stage 2

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 Germantown Forward
Staging
Stage Commercial s.f. Residential d.u.
Pipeline and interim uses 4.9 M 1,558
- Pipeline - 3.2M
- Interim (25%) - 1.7 M
Stage 1 (30%) 3.9 M 2,219
Stage 2 (45%) 7.4 M 3,631

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 Germantown Forward
Staging
Pipeline and interim Stage 1 Stage 2

• 25 percent
• Approved
development
• Minimum building
heights
• Retail

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 Germantown Forward
Staging
Pipeline and interim Stage 1 Stage 2

• 30 percent
• Service district
• Mode share
• Circulator bus (Phase 1)
• Urban parks
• MARC parking
• Park and ride
• Bowman Mill Road

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 Germantown Forward
Staging
Pipeline and interim Stage 1 Stage 2

• 45 percent
• CCT (Phase I*)
• Circulator bus (Phase 2)
• M-83 decision
• Mode share
• Observation Drive
• Goldenrod Lane
• Cider Press Drive
• Dorsey Mill bridge

*Need to stage Phase II of CCT

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 Germantown Forward
Reviews
Reviews and testing of Planning Board recommendations:
• Recreation
• Carbon footprint analysis
• Schools
• Transportation

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 Germantown Forward
Schedule

January 2009………..Transmit Plan to Council and

County Executive
March 2009………..Complete 60 day review by
County Executive
May 2009………..Council Public Hearing
September 2009………..Council Adopts Plan
Winter 2009………..Sectional Map Amendment

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