Briefing Book

November 2015

Briefing Book
The MARC Rail Communities Plan Briefing Book contains information
presented to the community at the November 4, 2015 Community
Open House, which served as a public introduction to this Master Plan
project. This briefing book also contains additional background
information on the Boyds and Germantown MARC station areas not
presented at the meeting.
The material compiled in this briefing book, along with the community
input received during the Community Open House, helps to inform the
Scope of Work for the Plan.

Briefing Book Contents

Introduction

Purpose of a Master Plan

MARC Rail Communities
Plan Purpose
Things to consider during
the planning process

4
6
9

Regional Existing Conditions

13

Proposed Germantown
Boundary

39

Development Pattern

40

Historic Preservation

45

Environmental

47

Parks and Open Space

55

Zoning

58
60

Demographics

13

Mapping Exercise
Instructions

Planning Context

27

Precedents

61

Mapping Exercise Results

63

Recent Development
Activity

32

Transportation

35

Proposed Boundary Existing

Conditions
Proposed Boyds Boundary

38
38

71

Next Steps
Project Schedule

71

Design Workshop

72

Team Members

73

Introduction

Purpose of a Master Plan

Master Plans set a vision and

guide future physical
development within a specific
area by making recommendations
for:
Land Use
Zoning
Transportation
Design
Historic Preservation
Environment
Parks

Master Plans are long-term,

visionary documents.

Introduction

Purpose of a Master Plan

What a Master Plan
can do

What a Master Plan

cannot do

Engage and promote

understanding and
cooperation from
stakeholders in order to
define a shared future
community vision.

Require redevelopment or
reinvestment.

Bring specific retailers/

commercial uses to the
community.

Serve as a guide when

development projects are
submitted to the Planning
Board.

Directly fund capital

improvement projects.

Address operational issues.

Guide other County and

state policies and programs.

Address code and/or crime

enforcement.

Introduction

MARC Rail Communities Plan Purpose

Responds to significant upcounty

growth.

Addresses underutilized resources:

Parking and connections are
issues at both MARC stations.
Changes at one station affect the
other.
Changes have regional
implications.

Ties together other studies.

Creates opportunities for greater

placemaking.

Introduction

MARC Rail Communities Plan Purpose

Better Connections Enhance Placemaking Opportunities

Not just for cars

but for people

Germantown Flea Market

bicyclists

commuters

Tour of the Boyds Negro School

7

Introduction

MARC Rail Communities Plan Purpose

Evaluate land uses and zoning near each station area.

Protect and enhance valued activities and places.

Provide recommendations to improve pedestrian, bicyclist, public

transportation access to each station.

Ensure compatibility with each historic district.

Address additional concerns raised during the planning process.

Introduction

Things to consider during this process

1.

What makes the Boyds and/or

Germantown areas special?

2.

What would you like to change?

3.

How can the MARC rail station

areas be a catalyst for that
change?

4.

How do you envision the future

of your communities?

Introduction

Things to consider during this process

1.

What makes the Boyds and/or

Germantown areas special?

2.

What would you like to change?

3.

How can the MARC rail station

areas be a catalyst for that
change?

4.

How do you envision the future

of your communities?

10

Introduction

Things to consider during this process

1.

What makes the Boyds and/or

Germantown areas special?

2.

What would you like to change?

3.

How can the MARC rail station

areas be a catalyst for that
change?

4.

How do you envision the future

of your communities?

11

Introduction

Things to consider during this process

1.

What makes the Boyds and/or

Germantown areas special?

2.

What would you like to change?

3.

How can the MARC rail station

areas be a catalyst for that
change?

4.

How do you envision the future

of your communities?

12

Regional Existing Conditions: Demographics

The following demographic information is based on

this geography:

13

Regional Existing Conditions: Demographics

Population

The population of the Boyds/Germantown area grew by 29% between

2000 and 2010, versus 11% for the County during the same time.

Additionally, Cabin Branch grew by 138% during that same time.

Boyds/Germantown

29%

Montgomery County

11%

Source: US Census Bureau, 2000 and 2010 Decennial Census.

14

Regional Existing Conditions: Demographics

The Boyds/Germantown population is younger than

the overall County population.

The median age in the Germantown area is 34 years versus the County
median age, which is 38.4 years.
Boyds/Germantown

Montgomery County

Source: US Census Bureau, 2013 American Community Survey 5-Year.

15

Regional Existing Conditions: Demographics

Boyds/Germantown is more diverse than the County.

65% of the Boyds/Germantown population is a racial or an ethnic

minority. This is greater than the Countys share of 52%.
Boyds/Germantown

Montgomery County

Source: US Census Bureau, 2013 American Community Survey 5-Year.

16

Regional Existing Conditions: Demographics

Boyds/Germantown residents have various levels of

educational attainment.

Boyds/Germantown

Montgomery County

Source: US Census Bureau, 2013 American Community Survey 5-Year.

17

Regional Existing Conditions: Demographics

Boyds/Germantown household incomes are

trending higher, but not as much as in the County.

The 2013 median household income for Germantown was $87,306,

versus $98,211 for the County.
Boyds/Germantown

Montgomery County

Source: US Census Bureau, 2013 American Community Survey 5-Year.

18

Regional Existing Conditions: Demographics

Owned Residential Dwellings

Number of Dwelling Units 1
Montgomery
County

Boyds/
Germantown

No. of
Units

% of
County

No. of
Units

% of
County

Attached

54,546

19%

11,064

Detached

182,035

62%

56,694
293,275

MultiFamily*
Total

Ten Mile
Creek/Cabin
Branch
No. of
Units

% of
County

4%

67

0.02%

8,058

3%

319

0.11%

19%

6,248

2%

128

0.04%

100%

25,370

9%

514

0.18%

* Includes non-rental units

Median Tax Assessment Value (2013-2014)1

Montgomery
County

Boyds/
Germantown

Ten Mile
Creek/Cabin
Branch

Improvement

$177,900

$152,100

$170,250

Land

$219,100

$120,000

$159,050

Combined

$397,000

$272,100

$329,300

Average square foot per unit: 1,800 sf

Significant year built range: 1970s 1990s
1

SDAT parcel file (2015)

19

Regional Existing Conditions: Demographics

Rental Residential Dwellings

Number of Dwelling Units 1
Montgomery
County
No. of
Units

Boyds/
Germantown
No. of
Units

Percent

Percent

1 BR

33,905

41%

2,160

35%

2BR

37,412

45%

3,728

61%

3BR

6,584

8%

248

4%

Other*

4,525

5%

23

0.4%

82,426

100%

6,159

100%

Total

*Other includes efficiency, 4 BR and 5 BR units

Average Rent Range 1

Montgomery
County

Boyds/
Germantown

Low

High

Average

Low

High

Average

1 BR

$1,115

$1,445

$1,335

$1,015

$1,220

$1,135

2 BR

$1,350

$1,610

$1,540

$1,295

$1,565

$1,390

3 BR

$1,490

$1,805

$1,790

$1,425

$1,760

$1,620

DHCA Rental Housing Survey (2014)

20

Regional Existing Conditions: Demographics

Germantown has 5 percent of jobs, 9 percent of

residents in County.
Share of County Jobs
(2013)

Share of Job Growth in

County (2010 to 2013)

Source: US Census Bureau, 2013 American Community Survey 5-Year.

21

Regional Existing Conditions: Demographics

More than 90 percent of Boyds/Germantown

employed residents commute to jobs outside the area.

Most travel along the I-270 corridor.

22

Regional Existing Conditions: Demographics

Advanced services and manufacturing are key

services in the Boyds/Germantown area.

The Boyds/Germantown area has a comparatively larger

manufacturing sector than the County.
Boyds/Germantown

Montgomery County

Source: US Census Bureau, 2013 American Community Survey 5-Year.

23

Regional Existing Conditions: Demographics

Boyds/Germantown Office Conditions

Approximately 4.45 million square

feet of office/research and
development space (6% of County)
are in Boyds/Germantown.

Major office employment centers

include Department of Energy,
Qiagen, Hughes Network Systems.

The vacancy rate in the County is

15.2% and the cost per square-foot
is $28.09.
Boyds/Germantown Office Vacancy and Rent Rates

$30.00
$25.00
$20.00
$15.00
$10.00
$5.00
$0.00

25.0%
20.0% $23.86
15.0% 15.3%
10.0%
5.0%
0.0%
2006 2007 2008 2009 2010 2011 2012 2013 2014 2015
24

Regional Existing Conditions: Demographics

Boyds/Germantown Retail Conditions

Approximately 3.31 million square

feet of retail (8% of County).

Major retail nodes include Milestone

Center, Shops at Seneca Meadows,
Germantown Town Center.

The vacancy rate in the County is 4%

and the cost-per-square-foot is
$26.88.
Boyds/Germantown Retail Vacancy and Rent Rates (2006-2015)

$50.00

6.0%
5.0%
4.0% $34.65
3.0%
2.0% 1.9%
1.0%
0.0%

$40.00
$30.00
$20.00
$10.00
$0.00

2006 2007 2008 2009 2010 2011 2012 2013 2014 2015
25

Regional Existing Conditions: Demographics

Clarksburg/Cabin Branch Office and Retail

Approximately 38,000 square feet of

retail (0.09% of County).

Approximately 10,000 square feet of

office (0.01% of County).

Commercial development is
supporting residential growth
(except future Outlets, which
contains 450,000 square feet of
retail and restaurant uses, and 1.9
million square feet of office).
Clarksburg and Cabin Branch Commercial Growth

40,000

38,000 SF

30,000
20,000
10,000

10,000 SF

0
2006 2007 2008 2009 2010 2011 2012 2013 2014 2015
26

Master Plans
Influencing
This Project

Regional Existing Conditions: Planning Context

1985 Boyds Master Plan

Continuation of the existing

rural community patterns.

Improved road circulation.

Development of a local park.

Defined the historic district.

27

Master Plans
Influencing
This Project

Regional Existing Conditions: Planning Context

1989 Germantown Master Plan

Provided opportunities for

employment land uses.

Increased the Countys total

housing stock.

Provided a safe and

adequate transportation
system.

Encouraged the preservation

of historic resources.

28

Master Plans
Influencing
This Project

Regional Existing Conditions: Planning Context

2009 Germantown
Employment Sector Plan

Focused activity along

Century Boulevard and
surrounded it with
complementary residential
and employment uses.

Created transit-served,
mixed-use neighborhoods.

Established Germantown as
the upcounty cultural center.

29

Master Plans
Influencing
This Project

Regional Existing Conditions: Planning Context

1994 Clarksburg Master Plan

Protection of natural
features, including Ten Mile
and Little Seneca Creeks.

Provided a transit-oriented,
multi-use Town Center.

Reinforced County policy to

preserve a critical mass of
farmland.

Clustered development into

a series of transit- and
pedestrian-oriented
neighborhoods.

30

Master Plans
Influencing
This Project

Regional Existing Conditions: Planning Context

2014 Ten Mile Creek Limited

Master Plan

Retained the core of the

1994 Clarksburg Master Plan
vision.

Refined the 1994 Plan

recommendations in order
to:

Complete a well-defined
corridor town that provides
jobs, homes and commercial
activities.

Preserve natural resources

critical to the Countys wellbeing.

31

Major Development

Regional Existing Conditions:

Recent Development Activity

Private
1.

Clarksburg Town Center (Approved)

852 Single-Family Residential
264 Multi-Family Residential
206,185 square feet of Non-Residential

2.

Gateway West (Completed)

254,637 square feet of Non-Residential

3.

Cabin Branch (Approved)

1,139 Single- and Multi-Family Residential
500 Senior Residential
450,000 square feet of Retail
1.9 million square feet of Office

4.

Cabin Branch Toll Brothers (Approved)

308 Single-Family Residential
128 Multi-Family Residential

5.

Tapestry (Approved)
67 Single-Family Residential

6.

Courts of Clarksburg (Approved)

140 Single-Family Residential

32

Major Development
7.

Regional Existing Conditions:

Recent Development Activity

Black Hill, formerly Crystal Rock

(Proposed)
1,189 Multi-Family Residential
1.4 million square feet of Non-Residential

8.

Milestone North (Approved)

485 Multi-Family Residential
683,250 square feet of Non-Residential

9.

Century Technology, formerly Cloverleaf

(Proposed)
174 Single-Family Residential
303 Multi-Family Residential
437,420 square feet of Non-Residential

10. Village West (Under Construction)

166 Single-Family Residential
304 Multi-Family Residential
19,771 square feet of Non-Residential

11. Medical Office Building (Completed)

80,000 square feet of Non-Residential

12. Holy Cross Hospital Germantown

(Completed)
317,200 square feet of Non-Residential

33

Major Development

Regional Existing Conditions:

Recent Development Activity

Public Projects
1.

Dorsey Mill Road Overpass

(in Design Phase)

2.

Germantown Town Center Park

(Completed)

3.

Bioscience Building Germantown

Campus Montgomery College
(Completed)
145,000 square feet of Non-Residential

4.

Seneca Valley High School

(Anticipated Completion
in 2020)

34

Regional Existing Conditions: Transportation

Bus Rapid Transit

and Corridor Cities
Transitway

The CCT, in orange, will serve

communities on the west side
of I-270 as the MD355 BRT, in
red, will serve the east side.

Local bus service will connect

the Boyds and Germantown
MARC stations to both BRT
corridors.

A Master Plan addition of a

third track on the MARC line
will enable better connections
to downcounty and DC
locations via more frequent, allday and weekend service.

35

Regional Existing Conditions: Transportation

Bicycle Master Plan

The constructed bicycle routes are
in pink. The proposed bicycle
routes are in orange. Some of the
goals of the current Bicycle Master
Plan are:

Create a low-stress bicycling

environment that makes cycling
comfortable for most people.

Provide secure long-term

bicycle parking at transit
stations.

36

Regional Existing Conditions: Transportation

Ride On Routes to
Germantown MARC
Station

Route 94: Clarksburg

Germantown MARC Station in
blue.

Route 83: Milestone

Germantown MARC Station in
orange.

Route 97: Germantown Transit

loop in pink.

37

Proposed Boyds
MARC Station
Boundary

Historic District in
red.

Individual historic
resources in pink.

Publicly owned land

along Little Seneca
Lake.

Industrial land
adjacent to the
railroad tracks.

Proposed Boundary Existing Conditions

38

Proposed Germantown
MARC Station
Boundary

Blocks immediately
north and south of
the MARC station.

Historic District in
red.

Individual Historic
Resources in pink.

Extends up Waters
Road.

Proposed Boundary Existing Conditions

39

1879 Hopkins Plan

Proposed Boundary Existing Conditions:

Development Pattern

40

1951 Aerial Photo

Proposed Boundary Existing Conditions:

Development Pattern

41

1979 Aerial Photo

Proposed Boundary Existing Conditions:

Development Pattern

42

2002 Aerial Photo

Proposed Boundary Existing Conditions:

Development Pattern

43

2015 Aerial Photo

Proposed Boundary Existing Conditions:

Development Pattern

44

Boyds Historic Resources

Proposed Boundary Existing Conditions:

Historic Preservation

45

Proposed Boundary Existing Conditions:

Historic Preservation

Germantown Historic Resources

46

Boyds Imperviousness

Proposed Boundary Existing Conditions:

Environmental

Parking lots comprise

9.8% of the unshaded
imperviousness within
the boundary area.

47

Boyds Forest Canopy

Proposed Boundary Existing Conditions:

Environmental

48

Proposed Boundary Existing Conditions:

Environmental

Boyds Tree Canopy Analysis

Notes:
1. Forest comprises 39.2% (or
94.1 acres) of the tree canopy.

49

Boyds Watersheds

Proposed Boundary Existing Conditions:

Environmental

The Boyds MARC Station

area is within the Little
Seneca Creek Watershed
and three subwatersheds,
which are:

Ten Mile Creek

White Ground
Mainstem

Black Hill Mainstem

50

Proposed Boundary Existing Conditions:

Environmental

Germantown Imperviousness

Parking lots comprise

31.3% of the unshaded
imperviousness within
the boundary area.

51

Proposed Boundary Existing Conditions:

Environmental

Germantown Forest Canopy

52

Proposed Boundary Existing Conditions:

Environmental

Germantown Tree Canopy Analysis

Notes:
1. Forest comprises 10.1% (or
22.2 acres) of the land cover
within the boundary.

53

Germantown Watersheds

Proposed Boundary Existing Conditions:

Environmental

The Germantown MARC

Station area is within the
Little Seneca Creek
Watershed and two
subwatersheds, which
are:

Gunners Branch

Germantown Estates
Tributary

54

Boyds
Existing Parks

Proposed Boundary Existing Conditions:

Parks and Open Space

(within Proposed Boundary)

Includes parts of the Black
Hill Regional Park.
1. Historic Boyds
Maughlin House
2. Empty lot within the
Historic District
3. Best Natural Area
4. Boyds Local Park
(undeveloped)

55

Boyds
Existing Parks

Proposed Boundary Existing Conditions:

Parks and Open Space

(within Proposed Boundary)

Boyds Local Park

46 acres (not all

buildable).

Partially wooded.

Contains Hoyles Mill Trail.

Currently under
agricultural lease.

Adjacent to historic
district.

Soil may be very rocky

and expensive to
develop.

Purchased for $5 million

in 2002.

Current Master Plan

language may be
outdated.
56

Proposed Boundary Existing Conditions:

Parks and Open Space

Germantown Existing Parks (outside Proposed Boundary)

57

Boyds Zoning

Proposed Boundary Existing Conditions:

Zoning

58

Germantown Zoning

Proposed Boundary Existing Conditions:

Zoning

59

Next Steps: Mapping Exercise Instructions

Mapping Exercise
We want to find out from the community the following things:
1.

What makes the Boyds and/or Germantown areas special?

2.

What would you like to change?

3.

How can the MARC rail station areas be a catalyst for that change?

4.

How do you envision the future of your communities?

Each question was posed at the meeting. The community had an

opportunity to provide written comments on flip charts and visual
comments on maps regarding a question. The maps and comments
from are included in the briefing book. This information can also be
found at the project website which is:

www.montgomeryplanning.org/community/marc_rail_station/

60

Next Steps: Precedents

Commuter Rail Station Area Examples

Hartsdale, NY
(images from Google Earth)

Croton Falls, NY
(images from Google Earth)

Riverdale Park, MD
(images from Google Earth)

61

Next Steps: Precedents

Commuter Rail Station Area Examples

Lansdale, PA

Swarthmore, PA

Chalfont, PA
62

Next Steps: Mapping Exercise Results

Question 1
What makes the Boyds and/or Germantown areas special?

63

Next Steps: Mapping Exercise Results

Question 1
What makes the Boyds and/or Germantown areas special?

64

Next Steps: Mapping Exercise Results

Question 2
What would you like to change?

65

Next Steps: Mapping Exercise Results

Question 2
What would you like to change?

66

Next Steps: Mapping Exercise Results

Question 3
How can the MARC rail station areas be a catalyst for that change?

67

Next Steps: Mapping Exercise Results

Question 3
How can the MARC rail station areas be a catalyst for that change?

68

Next Steps: Mapping Exercise Results

Question 4
How do you envision the future of your communities?

69

Next Steps: Mapping Exercise Results

Question 4
How do you envision the future of your communities?

70

Next Steps: Project Schedule

Project Schedule
Scope of Work Presentation to
Planning Board

Winter 2016

Community Design Workshop

Spring 2016

Presentation of Preliminary
Recommendations to Community

late April/early May 2016

Presentation of Refined
Recommendations to Community

May 2016

Presentation of Working Draft

to Planning Board

Summer 2016

71

Next Steps: Design Workshop

What is a Design Workshop?

Several days event in the community.

Involves a multitude of stakeholders

working to develop a common vision
for the future of their community.

Allows everyone who participates to

be an author of the plan.

Work one-on-one with County

Planning staff who will capture the
ideas, visions and goals of the MARC
Rail Station Communities Plan.

Will be held in Spring 2016.

72

Next Steps: Team Members

Team Members
Kipling Reynolds, Area 3 Chief, 301.495.4575 | [email protected]
Fred Boyd, Supervisor, 301.495.4654 | [email protected]
Roberto Duke, Lead Planner, 301.495.2168 | [email protected]
Leslie Saville, Senior Planner, 301.495.2194 | [email protected]
Tom Autrey, Functional Planning, 301.495.4533 | [email protected]
Michael Garcia, Transportation, 301.495.4549 | [email protected]
Paul Mortensen, Senior Urban Designer, 301.495.4523 | [email protected]
Katherine Nelson, Environmental, 301.495.4622 | [email protected]

Roberto Ruiz, Research, 301.650.5618 | [email protected]

Sandra Youla, Historic Preservation, 301.563.3419 | [email protected]
Charles Kines, Parks, 301.495.2184 | [email protected]
Mark Wallis, Parks, 301.650.4389 | [email protected]

73

Contacts:
Roberto Duke
301.495.2168
[email protected]

Leslie Saville
301.495.2194
[email protected]
Stay Connected:
http://www.montgomeryplanning.org/
marcrailplan

74