Sector Plan

long branch sector plan

Design Guidelines
ABSTRACT
This document contains design guidelines that should be used by property owners, community members, the City
of Takoma Park, and planners to implement the vision and recommendations of the approved and adopted Long
Branch Sector Plan (2013).

Source of Copies
The Maryland-National Capital Park and Planning Commission
8787 Georgia Avenue
Silver Spring, MD 20910
Online at montgomeryplanning.org/community/longbranch

long branch sector plan

Design Guidelines
November 2013
Prepared by the Montgomery County Planning Department
July 2013

Approved by the Montgomery County Planning Board

Date TK

Long Branch Sector Plan Design Guidelines

November 2013

contents
Introduction X
Connections X

Universal Principles X
Wide Sidewalks

Crosswalks and Medians
Vehicle Lanes

Variations X

Long Branch Town Center

Piney Branch Neighborhood Village
Buildings
X

Universal Principles X

Building Heights and Setbacks

Faade Feature and Street Activation
Transitions

Variations X

Long Branch Town Center

Piney Branch Neighborhood Village
Parks and Open Spaces X

Universal Principles X

Configuration and Location
Site Details
Trail Connections

Variations X

Long Branch Town Center

Piney Branch Neighborhood Village
Purple Line X

Universal Principles X

Variations X
Route
Stations
Tunnel
Specific Sites X

Long Branch Town Center X

Piney Branch Neighborhood Village X
Other Sites X

Long Branch Sector Plan Design Guidelines

November 2013

Maps
Map 1
Map 2
Map 3
Map 4
Map 5

Mobility X
Long Branch Town Center Proposed Streets X
Piney Branch Neighborhood Village Proposed Streets X
Long Branch Town Center and Piney Branch Neighborhood Village Impervious Surface
Proposed Building Heights X

Illustrations
Illustration 1
Illustration 2
Illustration 3
Illustration 4
Illustration 5
Illustration 6
Illustration 7
Illustration 8
Illustration 9
Illustration 10
Illustration 11
Illustration 12
Illustration 13
Illustration 14
Illustration 15
illustration 16
Illustration 17
Illustration 18
Illustration 19
Illustration 20
Illustration 21
Illustration 22

The Pedestrian Realm X

Crosswalks and Medians X
Vehicle Lanes X
Private Street Cross Section, Site 1 X
Building Transitions X
Long Branch Town Center Proposed Development Pattern X
Flower Theater Historic Re-Use X
Piney Branch Neighborhood Village Proposed Development Pattern
Civic Green Configurations X
Purple Line on Piney Branch Road X
Site 1 Cross Section X
Sites 3 and 1 Cross Section X
Sites 1 and 7 Cross Section X
Sites 4 and 8 Cross Section X
Site 5 and Greenwood Avenue Cross Section X
Site 8 and Domer Avenue Cross Section X
Site 11 and Gilbert Street Cross Section X
Site 13 Cross Section
X
Site 12 and New Hampshire Estates Local Park Cross Section X
Site 2 Cross Section X
Site 14 Cross Section X
Site 15 Cross Section X

Long Branch Sector Plan Design Guidelines

November 2013

introduction
The draft Long Branch Design Guidelines illustrate how Sector
Plan recommendations could be achieved through design.
They represent the Countys, the City of Takoma Parks, and
the communitys design aspirations for Long Branch.
Urban design is concerned with the physical characteristics of
an area, and these Guidelines consider the design implications
of planning decisions in the public realm. An urban design
strategy should serve as an integrating tool to coordinate
how various development proposals will affect a community
physically, with a principal focus on the public realm: the
public faces of buildings, spaces for public use, and the streets,
sidewalks, parks and plazas that provide the outdoor public
venue for everyday activities.
The guidelines assist in implementing recommendations
in approved and adopted master plans or sector plans by
encouraging urban building attitudes on properties being
considered for redevelopment, and by promoting the creation
of safe pedestrian environments and attractive gathering places
defined by buildings
.

Long Branch Sector Plan Design Guidelines

November 2013

connections

Map 1: Mobility

The circulation pattern in Long Branch is disjointed and lacks

alternatives. The major roads in the Plan areaPiney Branch
Road and University Boulevardserve regional as well as
local traffic. Ninety percent of the traffic using these roads
is commuter traffic passing through the Plan area. Without
alternatives, local traffic, including pedestrians, are forced to
use these roads for short trips within the Plan area.
The existing streets are characterized by narrow sidewalks (six
feet wide in many cases) directly adjacent to the travel lanes. On
Piney Branch Road and University Boulevard this arrangement
is extremely pedestrian unfriendly. In addition, the sidewalks
lack the shade provided by street trees. Existing crosswalks are
few and inadequatepainted lines on asphalt.
The Sector Plan proposes to enhance connectivity by providing
a more balanced transportation system with improved
connections, wider sidewalks, safer intersections, new or
improved streets, and better access to transit (Plan, page 18).
The Plan recommends upgrading existing streets and building
new streets with the elements described below.

Map 7 (page 18) in the Long Branch Sector Plan illustrates the gaps and opportunities for connection in the current
street and path system

Long Branch Sector Plan Design Guidelines

November 2013

Universal Principles
Wide Sidewalks
Sidewalks on all the streets in Long Branch Sector Plan area will be at least 15 feet wide,
and should include:
specialty paving such as brick, concrete pavers, or scored concrete with special
banding
tree grates flush with the sidewalk where caf seating is desirable or where sidewalks
are reduced by existing conditions to 10 feet wide to provide extra walking area
shade trees planted 30 feet on center
street furnishings that include:
- pedestrian scale lighting either separate from or integrated with street lighting
- benches at least four feet wide, though size can vary according to location. Locate
benches adjacent to building entrances and wherever adequate sidewalk space and
an appropriate setting exist to increase the overall amount of seating on the block
- waste receptacles large enough to provide adequate storage and located at street
intersections, in open spaces, and at building entrances.
Illustration 1: The Pedestrian Realm

a awnings: add color and signage

b caf seating zone: distinct from walking
areas
c sidewalk: distinct from seating areas
d tree panel: pervious, shrubs and perennials
e shade trees:
- elms, oaks, London Planes
- one species per street
f pedestrian-scale lighting:
- major streets: combination poles
- business and private streets: single pole

Long Branch Sector Plan Design Guidelines

November 2013

Illustration 2: Crosswalks and Medians

a
b
c
d
e
f

minimum 10-foot wide crosswalk

minimum 6-foot wide pedestrian refuge median
12-inch wide concrete band
specialty paving in crosswalk
stormwater bioretention in median
bioretention in tree panels

Crosswalks and Medians

All crosswalks will include the following features:
10 to 12 feet wide
separated from the roadway asphalt by concrete bands
specialty paving such as bricks, cobbles, or concrete pavers
Where medians are proposed, include:
an at least six-foot wide pedestrian refuge
shade trees planted 30 feet on center between intersections, where medians are at
least 12 feet wide
low plantings such as perennials and ornamental grasses where medians are less
than 12 feet wide
stormwater management according to Best Management Practices, where
practicable.

Long Branch Sector Plan Design Guidelines

November 2013

Vehicle Lanes
Vehicle lanes will be clearly marked and will include separate on-street bike
lanes that are a minimum of 5 feet wide.
70-foot rights-of-way on public streets and 60-foot rights-of way on private
streets, which can accommodate on-street bike routes and left turn lanes
where appropriate.
a
b
c
d
e
f

Illustration 3: Vehicle Lanes

Long Branch Sector Plan Design Guidelines

November 2013

stormwater median
11-foot travel lanes
5-foot bike lane
planted tree panel
15-foot wide sidewalk
cafe zone

Map 2: Long Branch Town Center Proposed Streets

Variations
Long Branch Town Center
In the Long Branch Town Center Area, the Plan proposes extending two
public streets and a number of new private streets and connections to
provide route options (Plan, page 62), specifically, Glenview Avenue
and Garland Avenue Extended. These Guidelines cover the proposed
crossing of Long Branch by a vehicular/pedestrian bridge. The Plan
recommends that Winding Hill Way become a public alley connected to
Flower Avenue.

Long Branch Sector Plan Design Guidelines

November 2013

Private Street at Site 1

This Plan-recommended private green street from Flower Avenue to Arliss Street would create two smaller blocks, allowing more direct pedestrian and vehicular
connections between Flower Avenue and the planned Arliss Street Purple Line station. Its new street frontage and access will create new commercial opportunities.
This street should be a green street that can also serve as part of a larger public open space. It should have a 60-foot right-of-way with 10-foot wide travel lanes
instead of the standard 11 feet. Narrowed travel lanes help limit the speed of cars. An eight-foot wide parking lane on at least one side of the street will buffer
sidewalks that should be at least 16-feet wide.
These standards should help the street function as public space, treating it as a wide pedestrian mews that can be closed to automobile traffic for special events. The
standards communicate to drivers that the street is part of the pedestrian realm, encouraging them to slow down. They will allow the private street to be used as a
pedestrian area that can be closed to automobile traffic on special occasions.
The street and sidewalk should be designed as a single space and should
include:
travel lanes and sidewalks of the same material, and should be brick,
cobble or other special paving
travel lanes flush with the sidewalks, and separated with bollards.
The private streets green features should include:
pervious paving
biorention planters designed to avoid conflicts with pedestrian traffic
trees planted 25 feet on-center instead of the standard 30 feet oncenter
street trees will be planted in continuous green panels
building walls that define the street space should support climbing
plants using structures integrated into facade design.

10

Long Branch Sector Plan Design Guidelines

November 2013

Illustration 4: Private Street Cross Section, Site 1

Map 3: Piney Branch Neighborhood Village Proposed Streets

Piney Branch Neighborhood Village

The circulation pattern at the intersection of Piney Branch Road and University
Boulevard is disjointed with no alternative routes for the local population.
The major roads running through the Piney Branch Neighborhood Village
Area are Piney Branch Road and University Boulevard. The intersection is a
major bus transfer point in Montgomery County. As in the Long Branch Town
Center area, 90 percent of the traffic using these roads is commuter traffic
passing through the Plan area. To strengthen a local traffic network, the Plan
recommends extending Glenville Road (Plan, page 62).
The Plan proposes two new public streets that will provide alternative access
for the residents and businesses in and around Piney Branch Neighborhood
Village. The first proposed is an extension of Glenville Road in the northwest
corner, which currently ends in a cul-de-sac. Its standard cross section is
illustrated in the Plan (Plan, page 62). The second is an extension of Garland
Road to connect the park and properties to the north.
Gilbert Street Extended
This new road will provide:
access for future development in the southeast quadrant of Piney Branch
Neighborhood Village
relief at the intersection of Piney Branch Road and University Boulevard
on-street parallel parking for New Hampshire Estates Park
building frontage on the park, connecting the park and adjacent
properties
an additional crosswalk for pedestrians travelling to the future Gilbert
Street Purple Line station.

Long Branch Sector Plan Design Guidelines

November 2013

11

buildings
Map 4: Long Branch Town Center and Piney Branch Neighborhood Village Impervious Surface

Today, the built environment in the Long

Branch Sector Plan area is typical suburban
development, composed of one-story strip
retail buildings and three- to four-story garden
apartments, with one- and two story singlefamily homes at the edge of the Plan area. The
commercial buildings, mostly service retail,
are set back from the street to accommodate
surface parking.
The Plan proposes a range of buildings heights,
with the tallest in the Long Branch Town Center
at the intersection of Arliss Street and Piney
Branch Road. Heights will step down to maintain
compatibility with adjacent single-family homes.
Building facades should be pulled to the street,
use visually appealing materials and faade
design, and have uses that enliven the street
with store windows, doors, and pedestrian
activity.

Map 9 (page 21) in the Planning Board Draft of the Long Branch Sector Plan shows how much of the area is impervious
surface and devoted to cars

12

Long Branch Sector Plan Design Guidelines

November 2013

Universal Principles
Building Heights and Setbacks
Locate maximum building heights of 120 feet at the northwest and northeast quadrants of the intersection of Arliss Street and Piney Branch Road to focus the
greatest densities at the planned Purple Line station.
Build other Town Center buildings to step-down height toward adjacent single-family neighborhoods.
Step-down building heights to a 45-foot maximum next to single-family houses.
Locate structured parking on the sites interior and shielded from streets by liner buildings, with activating uses such as retail and sidewalk cafes.
Use build-to lines to create a consistent building faade along the street.
Vary from the build-to lines only in special circumstances, such as:
- five-foot setbacks to accommodate caf seating
- public open spaces and pocket parks that serve the public.
Do not pull building facade back from the street to create entry forecourts or front yards.

Long Branch Sector Plan Design Guidelines

November 2013

13

Faade Features and Street Activation

Create eyes on the street with strategically located windows and doors.
Use balconies where appropriate.
Use signage to create character and set a tone. Signs should:
- be artistic and distinctive
- be integrated into the building faade
- complement the architecture.

14

Locate main entries to residential buildings on the primary street where practicable.
Ground floor commercial facades should be designed with at least 60 percent glazing.
Allow caf seating in front of retail establishments.
Use distinctive materials that will lend a unique character Plan area.
Vary building heights to achieve visual interest where practicable.

Long Branch Sector Plan Design Guidelines

November 2013

Transitions
Step buildings down to a maximum height of 45-feet at the edges of CR zoned properties.
Screen off-street parking located behind CR zoned properties from adjacent single-family residential properties with fencing or evergreen hedges
at least six feet tall.
Avoid blank walls facing residential communities; use windows and balconies to create a human scale.
Building walls facing residential neighborhoods should avoid bright colors or shiny finishes.
Illustration 5: Building Transitions

Step buildings down to 45 foot heights at edge

Long Branch Sector Plan Design Guidelines

November 2013

15

Map 5: Proposed Building Heights

The Plan proposes on Site 1: CRT 3.5 zoning, 60- to 120-foot building heights and on Site 9: CRT 2.5 zoning, 85- to 120-foot building heights

16

Long Branch Sector Plan Design Guidelines

November 2013

Illustration 6: Long Branch Town Center Proposed Development Pattern

Variations
Long Branch Town Center
In the Long Branch Town Center Area, the Plan proposes extending two
public streets and a number of new private streets and connections to
provide route options (Plan, page 62), specifically, Glenview Avenue and
Garland Avenue Extended. These Guidelines cover the proposed crossing of
Long Branch by a vehicular/pedestrian bridge. The Plan recommends that
Winding Hill Way become a public alley connected to Flower Avenue.
The Plan recommends that the Town Center be redeveloped as a distinct
node; a place with a human scale, that is pedestrian-friendly, and has a
local design character (Plan, page 28). To that end, these guidelines address
integrating new development, historic preservation, and placemaking in the
Town Center.
Integrating New Development
Site 1 is the focal point of the Town Center. Currently, it is developed in an
auto-oriented pattern, with two one-story grocery stores and a gas station
facing Arliss Street, and a one-story commercial building, a single-family
home operating as a business, and the Flower Theatre and Shopping Center
facing Flower Avenue. There is no inner block connectivity on Site 1.
Redevelopment on Site 1 should be coordinated and designed as a whole
that incorporates connections, public parks and space, and mixed uses. The
proposed private street between Flower Avenue and Arliss Street should act
as a central spine along which new development can be organized, pulling
activity into and through the center of the block. New development should
also make appropriate transitions to surrounding residential neighborhoods,
paying attention to building height and ensuring lively edge streets.
New development should:
be focused on Flower Avenue, the Arliss Street Purple Line station, and
on the proposed private street
locate service, loading, and parking entrances of off alleys, where
feasible
locate service entries internal to the site, not on Arliss Street, Flower
Avenue, or Piney Branch Road
intersect the private street with the proposed civic space.

Long Branch Sector Plan Design Guidelines

November 2013

17

Historic Preservation
The Plan recommends designating the Flower Theater (limited to the theater faade, two adjoining shoulders, and second wall plane to a depth of 40 feet from
the theater building line) in the Master Plan for Historic Preservation and incorporating it into redevelopment (Plan Page XX). The Plan also recommends uses that
serve the immediate neighborhood and meet community-wide planning and redevelopment goals, including housing near mass transit.
The theater faade should retain its prominence along the Flower Avenue frontage, the original building fabric preserved with no substantial alteration. Along
Flower Avenue, any new building must not be closer to the street than the current front building line of the Flower Theater. To preserve the theater faade as the
dominant focal point on the block, new buildings should not be taller than the theater along the Flower Avenue facades for a depth of 40 feet. Additionally, to
retain the theater element as the focal point along Flower Avenue, adjacent construction for a length of 20 feet and a depth of 40 feet should not be taller than
one story. Behind the theaters rear wall plane (approximately 40 feet behind the theaters front faade) new development may be as high as 85 feet.
Illustration 7: Flower Theater Historic Re-Use

18

Long Branch Sector Plan Design Guidelines

November 2013

If Site 1s proposed private street is located adjacent to the Flower Theater, new development behind the preserved entry and flanks should face directly onto the
private street to give the theater new prominence as a corner building. To make best use of this prominence and to support community goals, new development
should:
locate entries directly on the private street
include retail uses
accommodate caf seating
provide service and parking areas that can serve mixed uses and support market viability
locate parking and loading entries on secondary streets.
Redevelopment of the theater should also ensure that historic
features are preserved and enhanced. Its Art Deco design motifs
and color palette should form the basis for exterior architectural
finishes in the new construction to complement the existing theater
building.
Placemaking
The Flower Theatre is a focal point in the Long Branch Town
Center and could be the basis for placemaking elements in the
Town Center and along the Flower Avenue corridor. For example,
the theaters marquee could be lit or its poster boxes could
contain illustrated interpretive panels on the areas past.
Additional placemaking efforts should include street furniture,
wayfinding and interpretive signage, and public art incorporated
into new development.

Long Branch Sector Plan Design Guidelines

November 2013

19

Piney Branch Neighborhood Village

Long Branchs smaller commercial area is a transit transfer point
and should be redeveloped as a distinct community node, with
a public space and pedestrian-friendly street connections to
surrounding uses.
The New Hampshire Estates Neighborhood Park, which is to be
renovated after the Purple Line Station is built, is presently cut off
from existing commercial establishments to the north. The Plan
proposes extending Gilbert Street to become the northern edge
of the park and will provide parking that will be lost to Purple Line
construction.
The renovated park should be connected to new development so
that the two function together, supporting and adding life to each
other with:
buildings facing Gilbert Street Extended sited to create and
define the street space, and facing across the street to the park
buildings on Gilbert Street Extended that have ground floor
entries, and windows and balconies facing the park
building faades that incorporate elements or themes related
to the park
at least 12-foot wide crosswalks from the park across Gilbert
Street
at least 12-foot wide crosswalks across University Boulevard to
the Gilbert Street Purple Line station
street and park furnishings of a shared vocabulary and
distinct from street furnishings in the rest of Piney Branch
Neighborhood Village.

20

Long Branch Sector Plan Design Guidelines

November 2013

Illustration 8: Piney Branch Neighborhood Village Proposed Redevelopment Pattern

Long Branch Sector Plan Design Guidelines

November 2013

21

parks and open spaces

The Plan area is already well served by large public parks that include play grounds, baseball and soccer fields. However, the Plans recommended
densities call for a series of smaller urban open spaces to serve residents and employees in the Town Center and Neighborhood Village.
Further, the 2012 Parks, Recreation and Open Space (PROS) Plan recommends a park hierarchy for all master and sector plans.
In the Long Branch Plan area, public and private open spaces will include:
a central civic green of at least acre
smaller neighborhood parks
small urban parks at the block level.
These spaces will be a major part of the public realm in the Plan area. The open spaces that are intended to serve as focal points of community life should
be located where a variety of activities and uses intersect. These places are typically at the highest concentrations of density and are near transit stations,
libraries, community centers, or places of worship.

Universal Principles
Configuration and Location
Locate parks and open space in areas where two or more pedestrian paths converge.
Locate near retail, office, and residential uses.
The space should open onto at least one streetit should feel like an extension of the sidewalk and not a separate space.
If separated from the street by a grade change, walls, or plant material, there should be several, easily accessible points of entry into and out of the
open space.
Views into and out of the open space from the surrounding streets and sidewalks should be clear and unobstructed.
The open space should be a positive space with the character of a room with a floor, ceiling, and walls.
Enliven the walls of the open space with entries at ground floor level, and with windows and balconies that look directly onto the space.
Design with CPTED principals to ensure a space that will feel safe for all users.

22

Long Branch Sector Plan Design Guidelines

November 2013

Site Details
Locate entries directly on the private street.
Include retail uses.
Accommodate caf seating.
Provide service and parking areas that can serve mixed uses and support market viability.
Locate parking and loading entries on secondary streets.
Trail Connections
Establish sidewalks and bikeways that connect to the Long Branch Trail, as well as other Long Branch area parks and open spaces.
Design pavement markings, signage, bike racks, seating, landscaping, and art along the trail to reflect local character.
Include mileage markers similar to heart-smart trail medallions.

Long Branch Sector Plan Design Guidelines

November 2013

23

Variations

Illustration 9: Civic Green Configurations

Long Branch Town Center

Civic Green
As Long Branch Town Center redevelops its owners should provide a centrally located Civic Green
Urban Park. It will serve existing and future employees, residents, and shoppers using the Town Center.
Civic Green Urban Park should be:

at least acre
centrally located within Site 1
mostly lawn with hardscape surfaces where appropriate
in a visible location and integrated with the proposed east-west private street
near the future Purple Line station on Arliss Street
activated with commercial and retail uses on at least two sides
enlivened with public amenities, such as a fountain
shaded with trees
fitted with electricity, lighting, Wi-Fi, tent structures, etc.
designed with an event space.

Because of a short-term need for a central event space in Long Branch, the Department of Parks is
encouraged to work with landowners to establish an interim Civic Green on any available land that
is within or near Site 1. The interim park should be a simple design with seating and open areas for
gathering.
Long Branch Local Park
Redesign and relocate the playground to be more visible from the adjacent neighborhood, streets,
and recreation center.
When the pool and recreation center is relocated, establish a community open space that can
accommodate a variety of informal activities.
Flower Avenue Urban Park
Through redevelopment, consider a redesign that:
activates the commercial edge with an outdoor plaza with seating and tables
improves the playground area with a new natural play design element
improves landscaping to add green elements but keep visibility unobstructed
updates and adds artwork to the existing sculptures.

24

Long Branch Sector Plan Design Guidelines

November 2013

New Hampshire Estates Neighborhood Park

New development in the Piney Branch Neighborhood Village should include renovation of New Hampshire Avenue Neighborhood Park. This public park and
new development in the southeast quadrant of the Piney Branch/University Boulevard intersection should be viewed as two parts of a whole. As outlined under
the buildings section of these guidelines, the new development on the access road should form a wall or face for the park. The park should also be connected to
the proposed Purple Line Station to be located on University Boulevard just south of Piney Branch Road visually as well as physically. Gilbert Street Extended will
provide parking and will have three wide crosswalks to encourage pedestrian movement between the redevelopment at University Boulevard/Piney Branch Road
and the park. The park should act as the front yard of new development at this corner.

Long Branch Sector Plan Design Guidelines

November 2013

25

The open space should be:

mostly greentoday the existing lawn is the scene of pick up soccer games. This
lawn area can be continue to function in this capacity in the re-configured park.
activated with commercial and retail uses on Gilbert Street Extended
integrated into the wide, tree-lined sidewalks on Gilbert Street and University
Boulevard
connected to the future Purple Line station at University Boulevard and Piney
Branch Road through new crosswalk at Gilbert Street and University Boulevard
enlivened with a bandstand or other facility for public performances.
Specific uses and design features could include:
spaces that meet urban residential recreational and social needs such as
community gardens, picnic shelters, skateboarding, and grass volleyball courts
a healing garden as additional way to provide community medical services and
education.
Seek Lane Neighborhood Park
Through redevelopment, consider a redesign that:
creates a natural play and environmental learning area adjacent to the existing
playground
creates a safe crossing area on Bayfield Street from the school to the park
improves park infrastructure with electrical service and amphitheater seating to
create an outdoor classroom.

26

Long Branch Sector Plan Design Guidelines

November 2013

purple line

Universal Principles
The 2010 Purple Line Functional Plan identifies two stations in the Long Branch Plan area
at Arliss Street in the Long Branch Town Center and at Gilbert Street in the Piney Branch
Neighborhood Village. The Functional Plan calls for walk-up access and adjacent six-foot
sidewalks at both stations.
The guidelines build on those recommendations, and recognize that the design of the route
and stations is ongoing.

Variations
Route
In the Long Branch Town Center, Purple Line light rail will run adjacent to Site 1, along Arliss
Street. On Piney Branch Road and University Boulevard, the Purple Line will run in the median.
MTA standards will expand the right-of-way and, in places, require a curb and fencing to keep
cars and pedestrian out of the travel way.
The Purple Line will add up to 30 feet to accommodate the light rail tracks in the cross sections of Arliss Street, Piney Branch Road, and University
Boulevard, creating long crosswalk conditions. Further, where fencing is required, it can be unattractive, and visually and physically divide the street.
The following strategies could be employed to lessen the impact of the Purple Line on the public realm.
Limit fencing to block sections far from crosswalks.
Consider using decorative fencing material.
Consider planting grass or other ground cover in between the tracks to lessen the impact of the widened cross section.

Long Branch Sector Plan Design Guidelines

November 2013

27

Illustration 10: Purple Line on Piney Branch Road

28

Long Branch Sector Plan Design Guidelines

November 2013

Stations
The two Purple Line stations in the Long Branch Sector Plan area should be designed to:
integrate with the urban fabric by:
- using similar paving material in the station platforms and adjacent sidewalks
- creating a seamless flow from sidewalks to the station platform
- designing station canopies and furnishings in similar materials to the
surrounding built environment
give priority to pedestrian access. Vehicular drop off areas or kiss-and-rides should
be a secondary consideration only after pedestrian access has been prioritized.
These stations provide an excellent opportunity to create a sense of place and arrival for
these two different parts of the Plan area. Stations should:
use art to create a unique sense of arrival at each station:
- embedded art, such as murals or decorative paving
- canopies, railings, kiosks may incorporate art works or be part of the artwork
itself
- iconic art that marks arrival and creates individuality related to place.
Tunnel
The Purple line will descend underground at a tunnel entrance on Arliss Street. Its design
will have an effect on the surrounding urban fabric.
Use the following strategies to lessen its negative impact
Use artwork on the walls and railings surrounding the tunnel entrance.
Use decorative concrete designs in the portal walls to lessen the impact of large
surfaces of concrete.
Use a crossing arm and lighting to prevent accidental entry by car or pedestrian
traffic.

Long Branch Sector Plan Design Guidelines

November 2013

29

specific sites
Long Branch Town Center
Sites in the Long Branch Town Center will have the most density, need to accommodate the Purple Line, and are envisioned for mixed uses. Redevelopment should
create active pedestrian streets, connections to public spaces, and should incorporate the historic Flower Theater.
Site 1: Flower Theater and Shopping Center, 8805-8809 Flower Avenue, 8750 Arliss Street, 8528 Piney Branch
Road, and 8850 Piney Branch Road in Long Branch Town Center
(does not include Flower Theater and Shopping Center Property)
Locate the tallest buildings at southeast corner of Site 1 at intersection of Arliss Street and Piney Branch Road with a
maximum height of 120 feet, stepping down to a maximum height of 60 feet at the southeast corner of Arliss Street
and Flower Avenue.
Along Piney Branch Road, step down building heights from 120 feet at intersection of Arliss Street and Piney Branch
Road to 100 feet (at the Bestway property), and to 85 feet at intersection of Piney Branch Road and Flower Avenue.
Create a private street connecting Flower Avenue to Arliss Street that:
- links communities to the west and north along Flower Avenue to Arliss Street
- provides a visual connection to the Purple Line station.
Create a private service alley that provides for loading, parking garage access, and dumpster locations.
Illustration 11: Site 1 Cross Section

30

Long Branch Sector Plan Design Guidelines

November 2013

Site 3: Piney Branch Road/Flower Avenue (northwest)

Maximum 60-foot building heights at the intersection of Piney Branch Road and Flower Avenue.
Maximum 70-foot building heights at corner of Manchester Road and Piney Branch Road, stepping down to
a 45-foot maximum adjacent to single-family homes on Geren Road.
Orient commercial uses toward Piney Branch Road.
Incorporate a gateway feature at corner of Piney Branch Road and Flower Avenue that marks the gateway
with an architecturally significant building or iconic art.
At Piney Branch Road and Flower Avenue, building setbacks should allow a landscape strip that emphasizes
the residential character of this section of Piney Branch Road.

Illustration 12: Sites 3 and 1 Cross Section

Long Branch Sector Plan Design Guidelines

November 2013

31

Site 7: Arliss Street Townhouses

Maximum 60-foot building height, stepping down to a 45-foot maximum at the rear, adjacent to single-family
homes.
Incorporate an evergreen screen along the rear property line with an aesthetically attractive, opaque eight-foot
tall fencing to screen from single-family homes on Plymouth Street.
Incorporate evergreen screening trees adjacent to single-family neighborhood.

Illustration 13: Sites 1 and 7 Cross Section

32

Long Branch Sector Plan Design Guidelines

November 2013

Site 4: Piney Branch Road/Flower Avenue (southwest)

Maximum 70-foot building height, stepping down to a 45-foot maximum adjacent to single-family homes.
Incorporate a gateway feature at corner of Piney Branch Road and Flower Avenue.
Site 8: South Piney Branch Avenue
Maximum 70-foot building height, stepping down to a 45-foot maximum adjacent to single-family homes.
Incorporate a gateway feature at corner of Piney Branch Road and Flower Avenue.

Illustration 14: Sites 4 and 8 Cross Section

Long Branch Sector Plan Design Guidelines

November 2013

33

Site 5: West Flower Avenue

Maximum 60-foot building height, stepping down to a 45-foot maximum adjacent to single-family homes.
Incorporate a gateway feature at corner of Piney Branch Road and Flower Avenue.

Illustration 15: Site 5 and Greenwood Avenue Cross Section

34

Long Branch Sector Plan Design Guidelines

November 2013

Site 8: South Piney Brach Road

Maximum 85-foot building heights on Piney Branch Road, stepping down to maximum 45-foot building
heights adjacent to single-family zoned properties on Domer Avenue.
Incorporate evergreen screening trees adjacent to single-family neighborhoods.

Illustration 16: Site 8 and Domer Avenue Cross Section

Long Branch Sector Plan Design Guidelines

November 2013

35

Piney Branch Neighborhood Village

Sites in the Piney Branch Neighborhood Village should create a distinct place at the intersection of Piney
Branch Road and University Boulevard, and accommodate the Purple Line route and station.

Illustration 17: Site 11 and Gilbert Street Cross Section

36

Long Branch Sector Plan Design Guidelines

November 2013

Site 13: Piney Branch Road/University Boulevard (northwest)

Maximum 85-foot building heights stepping down to a 45-foot maximum next to single-family homes on
Glenville Road.
Extend Glenville Road to Piney Branch Road as a part of redeveloping this quadrant.
Incorporate evergreen screening trees adjacent to single-family neighborhoods.

Illustration 19: Site 13 Cross Section

Long Branch Sector Plan Design Guidelines

November 2013

37

Site 12: Piney Branch Road/University Boulevard (northeast)

Maximum 85-foot building heights
Incorporate the CRT Zone-required 10 percent public use space either at the intersection of
Piney Branch Road and University Boulevard or at the corner of the access road and University
Boulevard.

Illustration 20: Site 12 and New Hampshire Estates Local Park Cross Section

38

Long Branch Sector Plan Design Guidelines

November 2013

Site 2: Piney Branch Road/University Boulevard (northeast)

Maximum 85-foot building heights, stepping down to a 45-foot maximum next to the single-family
homes to the north on Heron Drive.
Incorporate evergreen screening trees adjacent to single-family neighborhood.

Illustration 21: Site 2 Cross Section

Long Branch Sector Plan Design Guidelines

November 2013

39

Site 14: Forston Street and University Boulevard East

Maximum 60-foot building heights at the intersection of Carroll Avenue and University
Boulevard, stepping down to a 45-foot maximum next to single-family houses on Forston Street.

Illustration 22: Site 14 Cross Section

40

Long Branch Sector Plan Design Guidelines

November 2013

Site 15: Carroll Avenue and Piney Branch Road)

Maximum 60-foot building at the intersection of Piney Branch Road and University Boulevard, stepping
down to a 45-foot maximum next to townhouses on Carroll Avenue.

Illustration 23: Site 15 Cross Section

Long Branch Sector Plan Design Guidelines

November 2013

41

long branch sector

plan
Design Guidelines
November 2013

Montgomery County Planning Department

M-NCPPC
8787 Georgia Avenue
Silver Spring, MD 20910
MontgomeryPlanning.org