Wheaton Status Report = p

8/14/2019 WheatonStatusReport= p

1/134

Wheaton Status Re ort =

Context + Analysis + Vision

location

corridor price square

streets

open space

economy

community

blue ridge squarecivic square

development envelope

environment

transportation

Montgomery County Planning Board . June 11.2009


2/134

development scenario


3/134

Wheaton

Todays Economy

Development Envelope

TransportationEmerging Thoughts

urban design

environmen t


4/134

Wheaton Context

Wheaton


5/134

S l i g

o C r e

ek

Wheaton P ar k ASPEN HILL

Context

eorg a venue s onGLENMONT

transit corridor

WHEATON series of mixed use centers

Colesville Road

MONTGOMERY HILLS

p easant, green ou evar

SILVER SPRING

SILVER SPRING


6/134

Wheaton One of Eastern Countys two Metro jobs and housing centersContextEastern County CentersWestern County Centers

MD 355/I 270 activity centers Wheaton + Silver Spring

Wheaton

Silver Spring


7/134

Wheaton

Context

Silver Spring = corporate office + arts + entertainment

Eastern County CentersWheaton + Silver Spring =

greater than the parts they reinforce each other to create dynamic synergy in the eastThe Sum


8/134

Wheaton Analysis Transportation JobsImportant to the Countys Economy

In 2030 .

Wheaton can play a critical role by

reducing the number of

workers needing to drive to

b :

Providing a location for future jobs

Improving east west transit facilities


9/134

Wheaton

Context

Plan = 484 Acres= cres


10/134


11/134


12/134

Wheaton 2030?

international


13/134

Wheaton 2030?

spirited

independent

heart & soul?


14/134

food &

restaurants


15/134

Wheaton 2030?

reen obs center?


16/134

Wheaton 2030?

the

economy?


17/134


18/134

AnalysisEconomy

1

employing 3,000 workers


19/134

Analysis Economy Destination ethnic dining


20/134

Wheaton

EconomyAnalysis

national economic trends shape Wheatons economy


21/134

Wheaton Context EconomyWheaton Mall Primary Trade Area

Secondary Trade Area

NE Washington, DCHoward CountyPrince Georges Count y


22/134


23/134

Over

50 years in

Wheaton


24/134

Filippo LeoMarchones Italian Specialties


25/134


26/134


27/134


28/134

AnalysisEconomy

support small businesses

trainingoans

mentorshipstax creditslocal small business reserve ro ramsfederal contracting opportunitiesresearch grantsincubators

moderate priced retail unitsmicro economic initiativesdensity


29/134

AnalysisEconomy

Wheaton needs more economic diversit to be sustainable


30/134

Analysis Economy/Land Use

+ more

urban entertainmentmulti family

while retaining a strong retail presence


31/134


32/134

Communit


33/134


34/134


35/134


36/134

Wheatonna ys s

What do you like most about Wheaton?

Community

lack of pretenceunique characterfunky communityethnic diversityfestivals

international marketethnic grocery storesvariety of restaurants

shopping at

the

mall

Metro access

people live and work here


37/134


38/134


39/134

Carla HallBravos

Top Chef: New York Finalist

GiraMondoWine A ventures


40/134


41/134


42/134

Analysis Community

Wheaton?

art studiosrecreation center/ pool

ballroom/dance centerbookstorelibrary

entertainment venuesrelocated post office


43/134


44/134


45/134

Analysis Survey summary

Wheaton?

plazassafe pedestrian crossingswalkways

trees /landscapingbikeways

green roo srain gardenspermeable paversurban forestation


46/134


47/134


48/134


49/134

Analysis Survey summary

Wheaton?

more officelarge major employers

more housinghigher densitytaller buildings

and Georgia Avenue


50/134


51/134


52/134


53/134

sustainable green community

place to live, work, and play

build upon unique character

opportunities for

recreation

and

entertainment

civic presence

quality open

space

increased transit/pedestrian focus


54/134

Analysis

modelin


55/134

Analysis

1. What is the long term and the ultimate

maximum level of development that we should plan for?

. . . not too low . . . not to high . . . just right!


56/134

Analysiscr t ca quest ons

2. What is the most realistic level of

develo ment that is likel to occur in Wheaton in the next 15 20 Years?

. . . not too low . . . not to high . . . just right!

Wh


57/134

Wheaton Analysis

residentialsingle family/townhouse

residential

non residential

Wh


58/134

Wheaton Districts

1. Price Square

Analysis

2.

2. Blue Ridge Square

3. Wheaton Hills

1.

.

4.

.

5. Wheaton/Westfield

6. Core

9.

6.

5.5.

7. Southern Gateway

8. Residential East

9. WTOP

8.

.

Wh t


59/134

Wheaton Context Districts

1. Price S uare

ExistingFAR

High Scenario

FAR

1.991.10

2.3.


3. Wheaton Hills

1.770.57

1.580.28

1.4.

. ens ng on ew


6. Core

9.

6.

..

2.080.34

2.260.18

5.5.

. out ern ateway

8. Residential East

9. WTOP

8. ..

.420.42

.640.28.

1.560.47

P d A g Fl A R ti (FAR) M d li g


60/134

Proposed Average Floor Area Ratio (FAR) Modeling

2.0.60 to

1.80FAR

3.0.30 to

1.60FAR

. r ce quare


3. Wheaton Hills

9.0.30 to

0.60FAR

1.1.00 to

2.00

FAR

4. Kensington View


6. Core

6.0.20 to

2.30FAR

8.

4.0.40

1.70FAR

5.7. Southern Gateway

8. Residential East

9. WTOP

.0.30 to

2.00FAR 7.

.60 to

No change

0.40FAR

1.70

FAR

Transition to residential neighborhood


61/134

Analysis development envelope is expressed through zoning

Existing Zoning (SMA for Limited Amendment rezoning expected to be implemented Fall 2009)


62/134

Analysis Development envelope

The proposed high scenario increases the Floor Area Ration (FAR) for the entire Sector Plan area

from 0.50 (what is on the ground in Wheaton today)

to 1.60

* Proposed High Scenario is less than the full zoning envelope


63/134

Analysis

Development Envelope

Existing Round 7.1 Proposed High Scenario

Retail 5,300 6,500 5,800

Office 2,900 3,300 17,800

Industrial 300 300 200

Other 200 200 200

Housing 2,200 5,500 9,400

LowRise 1,200 1,200 1,800

HighRise 1,000 4,200 7,600

Wheaton high scenario for modeling


64/134

Wheaton high scenario for modelingna ys s

55,000 Existing Jobs Existin Jobs Existin Jobs Existin Jobs

45,000

50,000 Potential Jobs

Existing HousingPotential Housing

Potential Jobs Potential Jobs Potential Jobs

Potential Jobs

30,000

35,000

,

20,000

25,000

5,000

10,000

,

Retail Office Housing(HighRise)

Jobs/HousingGSF

Housing(HighRise)


65/134

Analysis Development Envelope

looking for just right

Existing Jobs Potential Jobs Existing Housing Potential Housing

25,000

30,000

10,000

15,000

,

5,000

ProposedGSF

Existin Our ranspor a on o e un

Wheatonexisting + Jobs and Housing

on selected sites)

Wheaton7.1 COG Forecast

Wheaton

Wheaton Current Development Envelopes


66/134

Wheaton Current Development Envelopesna ys s

55,000 Existing Jobs Potential Jobs Existing Housing Potential Housing

45,000

50,000

30,000

35,000

,

20,000

25,000

5,000

10,000

,

Bethesda CBD Silver Spring CBD White Flint(Proposed)

GSFWheaton

(existing + more jobs and housing on selected sites)

Develo ment Envelo e


67/134

Develo ment Envelo e

lookin for ust ri ht !

need a healthy mix of uses more office and housing to balance retail and s ur local economic vitalit a com lete community for living, working and play

ro ose a model run that will ive us the most information about the transportation network

recommend a hi h scenario for modelin but not as hi h

as the existing zoning envelope


68/134

TRANSPORTATIONevolving thoughts on Wheaton.

Transit ProfileWheaton


69/134

Transit ProfileWheaton5,000 boarding metrorail each weekday

Analysis

Two major Metrobus routes with

over 18,000 riders* per day along e en re rou es

Four major RideOn routes with over

, r ers per ay a ong t e entire routes

How Metrorail riders get to Wheaton station

WMATA garage with 1,000 spaces

and 63% of spaces occupied51% drive and park24% walk14% take a bus

are roppe o

* Figures for entire route

Wheaton Local Area Model Peak Hour Vehicle Trips Generated


70/134

4000

4500

3000

3500

r i p s

2000

2500

e a k H o u r V e h i c l e

Office

Retail

Industrial/Other

Residential

1000

1500

P M

0

500

Current 1989 Plan Alt 1 Alt 2Scenario

Wheaton Roadway Network: ExistingGrid network


71/134

Grid network

Segments missing24 Blocks3 Blocks over 1200 ft length

na ys s

Connections : 39

Wheaton Roadway Network: TestingGrid network


72/134

Grid network

Segments connected47 BlocksBlock size reduced

na ys s

aMost blocks 300 500 ft

Connections: 59


73/134

Urban Desi n

Wh n r n D i n


74/134

Wh n r n D i nStreets

Vision

Boulevards

Pedestrian System

Open Space

Conce t

NeighborhoodsPrice SquareBlue Ridge SquareCivic S uare

Wheaton


75/134

Concept Urban Design Georgia Avenue

par ngpar ng me an

Wheaton


76/134

Vision

Wheaton


77/134

Network Boulevards andTodays Business Streets

Vision

Wheaton


78/134

Network Boulevards and Tomorrows Business Streets

Vision

Wheaton


79/134

Pedestrian Priority StreetsConcept

Wheaton


80/134

Pedestrian Priority Streets c osa e

slow green

public or private ownership

public access

desi n for close u viewin

A variety of designs are possible for each street type subject to the Road Code revisions to County street standards or private street designations.

Wheaton


81/134

Pedestrian Network TodayVisionSidewalks

Paths

Enhanced crossings

Wheaton


82/134

Pedestrian Network TomorrowVisionSidewalks on all Streets

More Pathsthru blocks & open spaces

Enhanced crossings

Pedestrian Priority Streets

Promenade


83/134

O en S ace Networkevolving thoughts on Wheaton.

Wheaton


84/134

Open Space Today Vision

.

Wheaton


85/134

Vision Open Space Tomorrow .

Wheaton


86/134

Vision Open Spacebalconies, patios, roofs

sidewalk o en s aces for business display and service

Photo credit JFeuchter FLIKR

Wheaton


87/134

Vision Open Space for Growing Food

neighborhood green

other green space

roof tops

, ,

market gardens


88/134

NEIGHBORHOODSevolving thoughts on Wheaton.


89/134

Price Square


90/134

Price Square

Wheaton Analysis TODAY


91/134

Analysis TODAY

An easy walk

Price Square


92/134

ParkingPrice SquareParkin

Shops

SafewayVeterans ParkParking

To ayN

The Beginning of a Restaurant District


93/134

Restaurants

Price SquareParking


To ay

Streets and Parking Lot Closed for Special Events


94/134


To ay

Grow the Neighborhood Restaurant District


95/134


Concept


96/134

Create Low Cost Instant Square Maintain arkin


97/134

Parking

+7 net

SafewayVeterans Park

Concept

Redevelop Safeway Site Add path to connect boulevard and square


98/134

Parking+7 net


Concept

Develop Safeway Siteinclude a ublic/ rivate arkin structure expand square


99/134

+7 net

Future retail


Concept


100/134

+7 net

Parking+7 net

Parking

Future retail

Price Square Neighborhood Design Concept

Pedestrian Priority Streets


101/134

Price S uare

New Mixed UseVerterans Park

New Path

Residential

Plaza

MMetro StationEentrance

PRICE SQUARE


102/134


103/134


104/134

Blue Rid e S uareevolving thoughts on Wheaton.

Wheaton Vision TODAY


105/134

an easy walk

no g cross ngs

Location of Blue Ridge Square


106/134

Location of Blue Ridge Square

P d R id i l


107/134

Proposed Residential

Blue RidgeSquare Parking

To ay

The Beginning of a District

P d R id ti l


108/134



Strip Mall

r p a

To ay

Grow the District Encourage Redevelopment



109/134



Concept

Create Low Cost Instant Square


110/134


Concept

Maintain Parking


111/134


Concept

Redevelop Aaronson Property


112/134

Concept

Include New Public/Private Parking Structure


113/134

Concept

Expand Square


114/134

Concept

Add Paths to Connect Boulevards and Square


115/134

Concept

Blue Rid e S uare


116/134

33

Blue Ridge Square Neighborhood Design Concept


117/134

ResidentialProposedResidential

Mixed Use

New Mixed Use

Blue Ridge Square

New Path

Price Square Neighborhood

Concept

Wheaton Vision

Blue Ridge Square


118/134


119/134

Civic S uareevolving thoughts on Wheaton.


120/134


121/134


122/134


123/134


124/134


125/134

Wheaton

Environmental im rovement will beEnvironmental im rovement will beEnvironment


126/134

made incrementally

throu h redevelo mentmade incrementally

throu h redevelo mentwater qualitywater quality

air quality

carbon storage

air quality

carbon storage

energy use

reductionenergy

use

reduction

ur an eat s anur an eat s an

Wheaton Analysis


127/134

292 ac of imperviousness62% of the

p ann ng area

85 ac of arkin18% of the

planning area

MNCPPC

Wheaton Analysis


128/134

cover10% of the planning area


129/134

all

subwatersheds have poor water quality

Wheaton


130/134

surface parkingsurface parking

Wheaton


131/134

parking structuresparking structures

Wheaton


132/134

roofsroofs

Outreach Vision


133/134

june/july 2009 meetings torefine a vision for Wheaton

governmental agencieslandowners

community


134/134

development scenario

Wheaton Status Report = p

Documents

Transcript of Wheaton Status Report = p