MONTGOMERY COUNTY PLANNING DEPARTMENT

THE MARYLANDNATIONAL CAPITAL PARK AND PLANNING COMMISSION

Westbard Sector Plan, Work Session #4

JM

MCPB
Item No. 5
Date: 12-17-15

John Marcolin, Planner/Coordinator, john.marcolin@montgomeryplanning.org 301 4954547

Robert Kronenberg, Chief, Area 1, Robert.kronenberg@montgomeryplanning.org, 301 4952187
Marc DeOcampo, Supervisor, Area 1, Marc.deocampo@montgomeryplanning.org, 301 4954556
John Hench, Chief, Park Planning and Stewardship, John.Hench@montgomeryparks.org , 3016504364
Jai Cole, Senior Natural Resource Manager, jai.cole@motgomeryparks.org, 3016504366
Joey Lampl, Cultural Resources Manager, jai.cole@motgomeryparks.org, 301 5633414
Andrew Frank, Section Chief, Environmental Engineering, andrew.frank@motgomeryparks.org, 3016502886
Susanne Paul, Senior Planner, Susanne.paul@montgomeryplanning.org, 301 6504392
Brooke Farquhar, Master Planner / Supervisor, brooke.Farquhar@montgomeryparks.org, 301 6504388
Melissa Williams, Senior Planner, Melissa.williams@montgomeyplanning.org 301 4954642
Paul Mortensen, Senior Urban Designer, paul.mortensen@montgomeryplanning.org, 301 4954523
Rick Liu, Economic and Development Specialist, rick.liu@montgomeryplanning.org, 301 6505641
Michael Garcia, Planner/Coordinator, michael.garcia@montgomeryplanning.org, 301 4954549
Matt Folden, Planner/Coordinator, matthew.folden@montgomeryplanning.org, 301 4954539
Katherine Nelson, Planner/Coordinator, Katherine.nelson@montgomeryplanning.org 301 4954622
Marco Fuster, Senior Planner, marco.fuster@montgomeryplanning.org, 301 4954521
Mark Wallis, Planner Coordinator, mark.wallis@montgomeryplanning.org, 301 6504389
Scott Whipple, Supervisor, Historic Preservation, scott.whipple@montgomeryplanning.org 301.563.3402
Sandra Youla, Senior Planner/Historic Preservation, sandra.youla@montgomeryplanning.org, 301 5633419

Completed: 12.10.15
Westbard Sector Plan, Work Session #4
Work session #4 will focus on revised language requested by the Planning Board at prior work
sessions. They deal with language pertaining to zoning, land use, parks, open space and urban design
for specific sites in the Westbard Sector Plan. They also clarify certain issues regarding the
environment and the naturalization of Willett Branch.
In addition, Planning Staff would like to address the question of the proposed private
road/pedestrian connection between River Road and Westbard Avenue located on the American

Plant Food-Roof Center property. The Plan contains the following language in Section 2.3
Transportation, on page 34:
A long-term recommendation of this Plan is a street connection between River Road and
Westbard Avenue at what is currently the America Plant Food Company and Roof Center
Property. This road would provide an opportunity for a local connection and extending the
street grid form the Westwood Shopping Center north to River Road. Additionally, the street
would improve pedestrian and bicycle circulation by providing more direct access from the
redevelopment area on Westbard Avenue to River Road as well as to the renovated Willett
Branch stream. The connection should be implemented with private development and would be
either a vehicular road or at least a pedestrian/bikeway connection (emphasize added). The
connection is contingent on the Assemblage of sufficient contiguous properties, as specified in
the Land Use section of the Plan.
The words: at least a pedestrian/bikeway connection, provides future owners of the subject
properties, at time of application, flexibility in determining the type of connection to provide at this
location. Therefore it is staff position that no further revisions to this language is required in the
Sector Plan.
REVISED/NEW LANGUAGE
The Planning Board asked for either new language to address certain issues pertaining to specific
properties or revised language that clarifies recommendations made in the Sector Plan. Those
changes are organized according to Chapter and are included as Attachment 1.
CONCLUSION
Finally Planning Staff requests permission to transmit the approved Westbard Sector Plan to the
Montgomery County Council and other County Agencies.
Attachments:

Complete text errata

Revised Graphics

Correspondence

ATTACHMENT1
ERRATA

1.2WestbardTomorrow

Table1.2.2SpecificShortTermRecommendations

Sixthrowdown,insertthefollowing:
Provideanincreaseinpublicand/orprovideprivateshuttlebusservice..andFriendship
Heightsand/orothernearbymajordestinationstosupplementtheexistingpublictransit
systems.

2.3Transportation

Page29,WestbardAvenueextended/RidgefieldRoad(B1):

TravelLanes:Two1011footwidelanesperdirection

Page34,afterfirstparagraph,addparagraph:

ForpropertiestothenorthofRiverRoadandeastoftheCapitalCrescentTrail,ifandwhentheyare
consolidatedforredevelopment,aparallelserviceroad/alleyshouldbeconsideredtoimprovetraffic
operations,reducecurbcuts,andhelpimplementtherecommendedSectorPlancrosssectionfor
RiverRoad.

2.4UrbanDesign,ParksandOpenSpace

Page43,seventhbulletinlist:
AcquirethetriangleoflandinbetweenwhereLawnWayandintersectstheCapitalCrescent
Trailtocreatemaintainanewentrance/exittothetrailgreenbufferbetweentheKenwood
neighborhoodandthecommercialdevelopmenttotheeast.
Page43,eighthbulletinlist:

CreateahardsurfacespurtrailleadingfromtheCapitalCrescentTrailtotheWholeFoodssite
aspartoftheWillettBranchUrbanGreenway.

Page45.

E.LegacyOpenSpaceRecommendations

TosupportthegoalsforParks,TrailsandOpenSpace,designatethefollowingsiteswithinthe
LegacyOpenSpaceFunctionalMasterPlan(2001):

AddbulletsunderE:

CountywideUrbanRecreationalParkasanUrbanOpenSpaceandGreenway
Connection.ThecreationofthisrecreationalparkattheintersectionoftheWillet
BranchandtheCapitalCrescentTrailmeetsthefollowingLegacyOpenSpacecriteria:

Createsanimportantrecreationalparktoincreaseaccesstoopenspaceinthegrowing
Westbardcommunity.

Providesinterconnectivityoftheurbangreeninfrastructurebetweenoneofthemost
importanttrailcorridorsintheCountyandthegrowingWestbardcommunity.

Page45,secondbulletunderrecommendationsonrighthandcolumn:

deletebullet:

Limitbuildingheightsto5060feet.

Allow75feetofheightonthewestsideofWestbardAvenueinthesoutheastquadrant
oftheWestwoodShoppingCentersitetoaccommodateafuturegrocerystoreand
associatedstructuredparking.
2.5Environment

Page50,lastparagraph:

Stormwatermanagement(SWM)

MostofthedevelopmentinWestbardwascompletedpriortothecurrentenvironmental
regulations.Amongthenumerousenvironmentalissuesthatresultedfromtheunconstrained
developmentpattern,waslittletonoStormWaterManagementassociatedwiththevast
imperviousareaswithinWestbard.Aspropertiesredeveloptheywillbesubjecttothecurrent
countyandstatestormwatermanagementregulations.TheWestbardsectorplanrecommends
asapriority,thateachredevelopmentprojectseektomaximizeonsiteSWMtreatment,
wheneverpossible.

2.6History

Page56add:

2.6.3History

Westbardwillbeacommunitywhoserichhistoryisreflectedinthebuiltandnatural
environmentthroughsignage,art,useoflocallysignificantbuildingmaterials,and
heritagepreservationmeasures.

Secondparagraph:

inwhatisnowWestbardandvicinity.Thatlandscapestartedtochange.

Righthadcolumn,halfwaydown:

PortionsofTtheresultinggridofstreets.

Page57topofrighthandcolumn:

Westbardwasshapedinpartbyitsindustrialhistory.TheB&ORailroadsGeorgetownBranch
cutthroughWestbardsfarmlandandtheexistingAfricanAmericancommunityby1910,
principallyshippingfreight.TheBethesdaBlue..

Addtoendoffirstparagraphonrighthandcolumn:

From1976to1982,theWDCA/20televisionstudioandtransmitterbroadcastedtheEmmy
AwardwinningPeteyGreensWashington,hostedbywellknownAfricanAmericanradiotalk
showpersonalityRalphWaldoPeteyGreen,Jr.

Addtoendofsecondparagraphonrighthandcolumn:

developmentofitsown.Somersetdatesfromthe1890s1950s.Kenwooddatestothe
1920s.

Page58
PropertieswithinandalongtheedgesofWestbardweredevelopedwithmultifamilyhighrise
buildingsandtownhomes:KenwoodHouseandTheKenwood(both1961),townhomeson
BrooksideDrive(1964),andWestbardMewstownhomes(1973).Westbardsdesignidiomoften
usedhallmarksofMidCenturyModernarchitectureandnativematerialslikeStoneyhurststone.
AsmallcommercialdistrictdevelopedalongRiverRoadduringmid20thcentury.Oneofthe
earlieststores,TalbertsPackageStore,datingfromthe1950s,iswellknownforitscolorfulroad
signinthemidcenturystyleknownasGoogieaftertheCaliforniacoffeeshopsthat
popularizedit.

AmulitipleusecomplexknownasWestwoodwasdevelopedbyDr.LaszloN.Tauberand
AssociatesinconjunctionwitharchitectJohnArnolddEpagnierfromthelate1950s.The
WestwoodShoppingCenteropenedin1959.Westwood,agardenapartmentcomplex(known
todayasKenwoodPlace)andBowlAmericaWestwood(nowBowlmor)openedin1960.Other
apartments,offices,andotherdevelopmentfollowed:theWestwoodBuilding(nowPark
BethesdaApartments)(1964),WestwoodNursingHome(1965)(laterSpringGardensAssisted
Living),theKenwoodBuilding(1966),WestwoodTowers(1968),severalgasstations,andthe
WestwoodShoppingCenterII(1982).

Inmiddleoflastparagraphaddthefollowing:

.oftheBaltimoreandOhioRailroadandassociatedindustrialactivitytoitsmidcenturystyles,
canbereferencedbypropertyowners..

Page62
Caption
ThedwellinghouseatSpringfield,anareatobaccoplantation,evidencedScottishstonebuilding
traditions.(Source:J.HarryShannon,TheRambler,EveningStar,March14,1915,Historical
SocietyofWashington,D.C.)

3.1WestbardAvenueDistrict

Page62,Calloutbox:
Addtobottomoftext:
The1850censusshowsthatlaterownerPeterPosyowned16slaves.
Page62,3.1.1LandUseandZoning
Infirstparagraph:
.ranginginheightsbetween5035and75110feet,and.
Revisefirstbullet:

AlongthewestsideofWestbardAvenue(parcel235and360seepg.67),heightsof5060feet.

Strikebullet:Heightsofupto

Revisethirdbullet:

OntheeastsideofWestbardAvenue,heightsof75110feet(parcels143,248303and357)
Pages6263:Addbulletsunder3.1.1LandUseandZoning:
Under3.1.1LandUseandZoning,addbullets:

WestbardAvenueDistrictSite2(Figure3.1.1ProposedZoningMapWestbardAvenueDistrict)
parcelA,theplanstronglyencouragesresidentialasthepredominantuseforthisparcel.
Commercialusesarestronglydiscouragedonthissite.
WestbardAvenueDistrictSites6aand6b(Figure3.1.1ProposedZoningMapWestbard
AvenueDistrict)parcels466,519,510and576,Heightsofbuildingstorangebetween35feet
atthesouthendofthesiteto110feetatthenorthend.Heighttransitionstobegradual,
avoidingabruptchangesinheight.TheproposedconnectorstreetbetweenWestbardAvenue
andRiverRoadtobelocatedasfarnorthaspractical,andtheheightssouthofthisroadtobea
maximumof35feet.Theheighttransitionstobedetailedandillustratedmorefullyinthe
WestbardSectorPlanDesignGuidelines.
WestbardAvenueDistrictSites6aand6b(Figure3.1.1ProposedZoningMapWestbard
AvenueDistrict)parcels466,519,510and576,Atthetimeofredevelopment,residential
portionsofthesitegreaterthan35feetinheightmustprovideaminimumof25%affordable
housingunits,includingaminimumof15%moderatelypriceddwellingunitsand10%workforce
housingunits.
ThegasstationsthatexistonParcels128and357onWestbardAvenueareappropriateuses,
anditisanticipatedthattheywillcontinuetobeappropriateusesforthesesites.

Pages64and65:ReviseVisionandPurposesectionsaccordingly:
Vision:TheWillettBranchUrbanGreenway/StreamValleyParkwillprovidetheWestbard
communitywithaccesstothestream,nativeplantingsandforestedareas.

Purpose:

ProvideaccesstotherenovatedWillettBranchstreamvalleythatrunsthroughtheWestbard
AvenueDistrictonthepropertypresentlyleasedbytheHousingOpportunitiesCommission
(HOC).EstablishcriticalpedestrianlinkagesbetweenRiverRoadandWestbardAvenue.
NaturalizingthestreamwillimprovethewaterqualityoftheLittleFallsBranch.

ThisMNCPPCownedUrbanGreenwayisenvisionedastheportionsofthosepropertiesthatare
publiclyaccessibleopenspacesandlocatedinthestreamandfloodplainbuffer.

Vision:Tocreateanaccessible,walkabletrail,andanecologicallyimprovedandnaturalizedstream
corridorownedandmanagedbyMNCPPCasparkland.
Purpose:

Providegreatlyneededpedestrianandbicyclelinkagesacrosstheplanareaandbetweenthe
twoexistinglinearparks

ImprovetheecologicalfunctioningofWillettBranch,andthusLittleFallsandthePotomac,
ChesapeakeBay

Features:

Ahardsurfacetrailloopofferingusersanalternative,quietertrailexperienceandincreased
connections

Anaturalizedstream

Interpretivesignage
AddthefollowingLanguage:

ThePlanrecognizesthatWillettBranchwillbeanurbanstreamandwillhaveengineeredelements.
TheintentoftherecommendationsforanimprovedWillettBranchistocreateattractiveand
accessiblegreenspacesthatprovideinterconnectivitywithurbangreeninfrastructureandthat
improvestreamecology.TheimprovementstoWillettBranchneedtobalanceandcomplementthe
goalsofimprovingstreamquality,whilealsoallowingrecommendedredevelopmenttoproceed.
Accordingly,atthetimeofregulatoryreview,streambufferareasmaybemodifiedand/orreducedif
necessarytoachievethebalancedescribedabove.

3.1.4Housing

Page66

Addbullettobottomofpage:

ParkBethesdasite(WestbardAvenueDistrictSites6aand6b)attimeofredevelopment,
residentialportionsofthesitegreaterthan35feetinheightmustprovideataminimum25
percentaffordablehousingunits,includingaminimumof15percentmoderatelypriced
dwellingunitsand10percentworkforcehousingunits.

3.2RiverRoadCorridor

Pages68,Addbulletsunder3.2.1LandUseandZoning:
Revisefirstbullet:

Maintainthemaximumheightsfrom35feetandtoarangeof40feetto7590feet.

Under3.2.1,fourthbullet:

Changetheheightfrom50feetto40feet.

Addbulletsatendoflist:

RiverRoadCorridorSite2(Figure3.2.1ProposedZoningMapRiverRoadCorridor),parcels
029,055,082and109theproposed75feetofheight,shouldonlybeallowediffuture
developmentincludestheprioritybenefitincentiveofarecommendedgreenspacealong
WillettBranch(Seepage70:CommunityOpenSpacealongWillettBranch).Future
developmentshouldbeplacedclosertotheCapitalCrescentTrail,wherefeasible.This
conditionassumesassemblageofsites2and3.

Thegasstationsthatexistonparcels082and109,parcel165,parcels214and213,320and
parcel331onRiverRoadareappropriateuseanditisanticipatedthattheywillcontinuetobe
anappropriateuseforthesesites.

RetaintheAfricanAmericanstreetnames(ClipperandDorseyLanes)forthestreetsnorthof
RiverRoadandeastoftheCapitalCrescentTrail.

Forparcel220,EOFtobeconvertedtoCRT3.0,C0.25,R2.75,H75withtheconditionattime
ofredevelopmenttoprovideheightcompatibilityrequirementsasappliedtoadjacentR60
zonesinordertobesensitivetothescaleoftheexistingchurchsite.

Under3.2.2UrbanDesign,Parks,TrailsandOpenSpaces
ThePlanrecommends:

Permitthemajorityofbuildings
Addbullet:

ForpropertiestothenorthofRiverRoadandeastoftheCapitalCrescentTrail,ifandwhen
theyareconsolidatedforredevelopment,aparallelserviceroad/alleyshouldbeconsideredto
improvetrafficoperations,reducecurbcuts,andhelpimplementtherecommendedSector
PlancrosssectionforRiverRoad.

Page70:
Createa[newCapitalCrescentTrailentranceandspuratLawnWayanda]hardsurfacetrailspur
trailfromtheCapitalCrescentTrailtotheKenwoodStationsiteaspartoftheWillettBranchUrban
Greenwaytrail.
Purpose:ThisnewentranceandexitfromtheCapitalCrescentTrailwillenabletrailusersto:

CreatedirectAaccesstheWholeFoodspropertyandmakeapedestrianconnectiontoRiver
Road.

FollowtheWillettBranchstreamoutsideofthestreamandfloodplainbuffertoRiverRoad.
WhentheWholeFoodssiteredevelops,ahardsurfacespurtrailconnectionshouldbebuilt.
(SeemapofWestbardProposedParks,TrailsandOpenSpaces.)

CrossRiverRoadandtravelonRidgefieldRoadtoWestbardAvenueonfootorbikelanes.

3.3NorthRiverDistrict

Page74,3.3.1,addtoparagraph:

IfthissitedevelopsunderthenewzoningratherthanthepreviouslyapprovedPDzone,anynew
applicationfordevelopmentinvolvingthesameusesasapprovedintheDevelopmentPlan,andits

ATTACHMENT 2 REVISED GRAPHICS

Figure 2.1.1: Existing Zoning Map

Figure 2.1.2: Existing Land Uses

Figure 2.1.3: Proposed Land Uses

Figure 2.3.1: Roadway Classification

Figure 2.3.3: Westbard Avenue Sections

Figure 2.4.3: Existing Zoned Building Heights

Figure 2.4.4: Recommended Building Heights

Page 56 River Road Rosenwald School

Page 62 Tobacco Plantation House

Figure 3.1.1: Proposed Zoning Map Westbard Avenue District

Figure 3.2.1: Proposed Zoning Map River Road Corridor

Figure 3.2.2: River Road Corridor Parcel File Map

Figure 3.3.2: North River District Parcel File Map

Figure 3.5.1: Proposed Zoning Map - North River District

Page 84 Milton Mansion