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Aspen Hill: Minor Master Plan Amendment

This document summarizes worksessions 1 and 2 of the Minor Master Plan Amendment for the Aspen Hill area. It discusses the process, market analysis, mobility, and general land use issues addressed in the prior worksessions. For this upcoming worksession #3, it outlines issues regarding specific properties and zoning, including testimony requesting different zoning designations for certain properties. It also summarizes discussions around design guidelines versus standards and illustrations of different zoning and design options. The planning board will take action on zoning and design recommendations at this meeting, with the overall process timeline concluding with county council approval in March 2015.

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74 views

Aspen Hill: Minor Master Plan Amendment

This document summarizes worksessions 1 and 2 of the Minor Master Plan Amendment for the Aspen Hill area. It discusses the process, market analysis, mobility, and general land use issues addressed in the prior worksessions. For this upcoming worksession #3, it outlines issues regarding specific properties and zoning, including testimony requesting different zoning designations for certain properties. It also summarizes discussions around design guidelines versus standards and illustrations of different zoning and design options. The planning board will take action on zoning and design recommendations at this meeting, with the overall process timeline concluding with county council approval in March 2015.

Uploaded by

Planning Docs
Copyright
© © All Rights Reserved
We take content rights seriously. If you suspect this is your content, claim it here.
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Download as PDF, TXT or read online on Scribd
You are on page 1/ 10

11/24/2014

Minor Master Plan Amendment


Worksession #3
Planning Board Agenda Item #5

MONTGOMERY COUNTY PLANNING DEPARTMENT

ASPEN HILL

Area 2 Planning
November 20, 2014
Maryland-National Capital Park and Planning Commission

Summary: Worksessions 1+2

Process Matrix Issues 1-2


Market Analysis Matrix Issues 22-25
Mobility Matrix Issues 3-11
General Land Use Matrix Issues 12-15
Property Specific Issues/Zoning Matrix Issues 16-17
Design Guidelines Matrix Issues 18-21

11/24/2014

Property Specific Issues pgs 8-9


Zoning North of Aspen Hill Road
Plan Recommendation: CRT 1.5
Testimony:
GR in the short term for the
Vitro/BAE site with the option of a
CRTF (floating zone) long term.
GR 0.5; CRTF, max H 75-90.
Address 100 no-build zone
Issue 16.1

CRN to allow for a mix of smallerscale retail and community oriented


uses.
Issue 16.2

Testimony
Clarify the distinction between short and long term design
criteria Issue 20.1
Shift the first two short term recommendations on p. 17 to long
term on p. 18 Issue 20.2

MONTGOMERY COUNTY PLANNING DEPARTMENT

Design Guidelines pgs 10-11

Maryland-National Capital Park and Planning Commission

11/24/2014

Property Specific Issues: Existing Zoning


Existing Zoning (effective Oct. 30)

Proposed Zoning

R-90

R-60

Vision

11/24/2014

Property Specific Issues: NR Zoning Alternatives


Option 1

Option 2

Design: Guidelines v. Standards


CRT Zoning Recommendation
Design Guidelines
At all times, redevelopment should achieve

NR Zoning Recommendation
Design Standards (Requirements)
any redevelopment of the properties
recommended for NR zoning must incorporate
certain mandatory design elements.

11/24/2014

Design: Public Realm Enhancement


CRT Zoning Recommendation
Design Guidelines
Provide visual improvements that direct pedestrians to available
transit options and that clarify internal circulation patterns for
vehicles, bicyclists, and pedestrians.
All connections should have Along all connections, provide adequate
pedestrian amenities, including wide sidewalks, green planting strips
between pedestrians and vehicular areas, and significant tree planting.

NR Zoning Recommendation
Design Standards (Requirements)
Orient building uses to activate pedestrian areas. Along all
connections, provide pedestrian amenities, including wide sidewalks,
green planting strips between pedestrians and vehicular areas,
significant tree planting, street lighting, and street furnishings.
Integrate bikeway facilities recommended by the 1994 Aspen Hill
Master Plan.

Design: Building Placement


CRT Zoning Recommendation
Design Guidelines
Promote the creation of frontages along Connecticut Ave. Locate buildings as close
to Connecticut Ave as possible. This will begin to establish a street presence wall
along this major thoroughfare and give maximum visibility to new uses.

NR Zoning Recommendation
Design Standards (Requirements)
All buildings must front on a street or public open space, with a preference for
concentrating new development along Connecticut Ave to establish a street
presence along this major thoroughfare and give maximum visibility to new uses.
All new buildings must comply with the following requirements:
At least 50% of the front facade of any building fronting on Connecticut Ave
or Aspen Hill Rd must be w/in 35 ft of the ROW on which the building
fronts.
At least 50% of the front facade of any other building must be within 20 ft
of the street or public open space on which the building fronts.
Any building at the corner of Connecticut Ave and Aspen Hill Rd must front
on either Connecticut Ave or Aspen Hill Rd.
On the north side of Aspen Hill Rd, non-residential buildings may not be
constructed w/in 100 ft of an adjacent lot improved with a detached house.

11/24/2014

Design: Building Placement


Illustrative under CRT

Illustrative under NR with


Design Requirements

Design: Building Placement / No-Build Area


Option 1

Option 2

11/24/2014

Design: Entrances
CRT Zoning Recommendation
Design Guidelines
Locate the front entrances and primary facades of new buildings on
Connecticut Ave, Aspen Hill Rd, or the shared entrance drive from
Connecticut Ave, as appropriate. Provide at least one publicly-accessible
entrance on every building faade facing a street or public open space. If two
adjoining facades each front on a street or public open space, one entrance at
the intersection of these facades may satisfy this requirement for both
facades. To the extent that a building faade has more than one entrance, the
entrances may not be more than 100 feet apart.

NR Zoning Recommendation
Design Standards (Requirements)
Provide at least one publicly-accessible entrance on every building faade
facing a street or public open space. If two adjoining faades each front on a
street or public open space, one entrance at the intersection of these
faades may satisfy this requirement for both faades. Any publiclyaccessible entrance at a location other than a street or public open space
must be accessible via well-designed pedestrian connections to adjacent
streets and public open spaces.

Design: Faade Articulation


CRT Zoning Recommendation
Design Guidelines
Enhance the areas identity and character by providing architectural
elements that articulate the building faades and provide visual
interest.

NR Zoning Recommendation
Design Standards (Requirements)
Provide architectural elements to articulate faades, create visual
interest, and to enhance the communitys identity and character.
Articulation strategies may include (but are not limited to) changes
in plane, alternative materials, building transparency, incorporation
of public art, and incorporation of green elements (e.g. green
walls). Building faades may not include blank walls greater than 35
ft in length.

11/24/2014

Design: Parking and Loading Areas


CRT Zoning Recommendation
Design Guidelines
Minimize the visibility of loading docks and locate them to have minimal
impact on pedestrian activities. Loading docks and service areas must
not front on or be directly accessible from Connecticut Ave.
Locate surface parking areas behind the front building lines; include
significant planting areas and highly visible landscaped pedestrian walks
connecting uses with enhanced pedestrian areas along the public
domain.

NR Zoning Recommendation
Design Standards (Requirements)
Surface parking areas must not abut the Connecticut Ave or Aspen
Hill Rd ROWs and must be set back behind the front building lines
of buildings fronting on those ROWs. All parking areas must
incorporate significant planting areas and accessible pedestrian
walks that connect to enhanced pedestrian areas along the public
domain. Loading docks and service areas must not front on or be
directly accessible from Connecticut Ave.

Design: Open Space


CRT Zoning Recommendation
Design Guidelines
No additional language is currently included in the draft plan. Reliance
on the zone itself.

NR Zoning Recommendation
Design Standards (Requirements)
Consolidate public use space allocated to meet zoning
requirements in centralized locations to create substantial urban
space for neighborhood use.

11/24/2014

Planning Board Action: Zoning


Staff Recommendation

NR Alternative 1

NR Alternative 2

Staff Recommendation
CRT + Design Guidelines
At all times, redevelopment should achieve

NR Alternative
NR + Design Standards (Requirements)
any redevelopment of the properties
recommended for NR zoning must incorporate
certain mandatory design elements.

MONTGOMERY COUNTY PLANNING DEPARTMENT

Planning Board Action: Design

Maryland-National Capital Park and Planning Commission

11/24/2014

Community Meeting #1
Scope of Work to Planning Board
Initial Staff Recommendations
Community Meeting #2
Staff Briefing to Planning Board
Community Meeting #3
Staff Briefing to Planning Board
Staff Draft Plan to Planning Board
Planning Board Public Hearing
Planning Board Worksession #1
Planning Board Worksession #2
Planning Board Worksession #3
Planning Board Draft Plan
County Executive/Council Plan Review
County Council Public Hearing
Approved Plan

Dec 3, 2013
Jan 23, 2014
Feb - Mar 2014
April 1, 2014
April 24, 2014
May, 13, 2014
June 5, 2014
July 10, 2014
Sept 11, 2014
Oct 9, 2014
Oct 30, 2014
Nov 20, 2014
Dec 4, 2014
Dec 2014
Jan 2015
Mar 2015

MONTGOMERY COUNTY PLANNING DEPARTMENT

Project Timeline and Next Steps

Maryland-National Capital Park and Planning Commission

MONTGOMERY COUNTY PLANNING DEPARTMENT

Discussion

Maryland-National Capital Park and Planning Commission

10

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