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Preliminary Staff Recommendations
Preliminary Staff Recommendations
M‐NCPPC Germantown Master Plan, May 8, 2008
Contents
Rationale
Districts
Transportation
Design
Discussion
Rationale
Employment
Rationale
Employment
Mixed use at transit
Rationale
Employment
Mixed use at transit
Town Center
Rationale
Employment
Mixed use at transit
Town Center
Identity
Jobs:Housing
90,000
80,600
62,500
62,500
59,850
60,000
46,000
Jobs Jobs
Housing Housing
30,000
23,030
13,990
13,990
6,075 5,845
0
Existing Study Area 1989 Master Plan Study Area Proposed Study Area
Proposed Study Area All Germantown
Density
Highest
Transit served
Compatibility
Not transit served
© Leong Him Woh, Creative Commons, 2007 ©Eric WG, Creative Commons, 2005 ©Gregory Bloom, Creative Commons, 2005
Density
Highest
Transit served
Compatibility
Not transit served
Tools
Mixed use zoning
TOMX1/TDR
Standard and optional methods
Building lot termination
Residential TDRs
Districts
Town Center
Transit
Transit
Retail
Street
Culture
Town Center
Transit
Retail
1
Street
Culture
1 Community comment
West End Neighborhood
Historic District
West End Neighborhood
Historic District
MARC
Housing
Mixed use
4
2 3
1 Community comment
Gateway
DOE
Industrial
High school
New housing
Little change 5
1 Community comment
Cloverleaf
Signature
Transit
Connections
Green 6
1 Community comment
North End
Technology
Transit
Neighbors
Green
8 9
Forest
7
1 Community comment
Seneca Meadows/Milestone
Employment
Power center 10
Recreation
10
Housing
Fen
10
1 Community comment
Montgomery College
Academic
Technology
Connections
11
Gunners Branch
Forest
1 Community comment
Fox Chapel
Village center
Housing 12
MD 355 15
13
14
1 Community comment
Transportation
Challenges
Transit
Pedestrians and bikes
Street network
MD 355
Balance
Walkability
Connectivity
Capacity
Transit
CCT
MARC
Buses
Pedestrians and Bikes
Transit access
Town Center access
Regional access
Design elements
Street Network
Town Center
Other activity centers
Superblocks
I‐270 access
Maryland Route 355
M‐83 study status
Interchanges
Bus rapid transit
Calthorpe urban network
Further study
Phased recommendations
Balance
Localized congestion
Mitigation approaches
Areawide adequacy
Staging
>20% above Growth Policy standard
<20% above Growth Policy standard
Balance
Localized congestion
Mitigation approaches
Areawide adequacy
Staging
Germantown Today
Transformation
Centers
Connections
Streets
Sidewalks
Streetscape
Street Oriented Development
Street Oriented Development
Defined Streets
Parking
Urban Open Spaces
Urban Parks
Plazas, Commons
Parks and Trails
Natural Systems
Design Implementation
Urban Design Plan
Streetscape Plan
Action
Urban district
Staging
Feasibility
Follow through
Next
May 22
May Draft Plan
June Focus Groups
June 30
June Public Hearing
July and September
July Worksessions
Late September
Late County Council
Guidance
Appropriate land use
Density
Pedestrian conditions
Design
Zoning
Discussion
Components of the BLT Easement Program
Step One: Conversion
1 TDR = 1,500 square feet of non
1 TDR = 1,500 square feet of nonresidential space
1 BLT = 5 TDRs
1 BLT = 7,500 square feet of non
1 BLT = 7,500 square feet of nonresidential space.
Step Two: Density Subject to the BLT
5% of optional nonresidential development must purchase a BLT easement.
residential development must purchase a BLT easement.
Minimum one BLT required.
Step Three: Payments in Lieu of Purchasing the BLT
Index to the 12 month average construction cost for Class A office space
Staff recommends –
Index to 12 month average rental rate for Class A office space
Index to 12 month average rental rate for Class A office space