Wheaton Status Report  =

p
Context                   + Analysis               +           Vision   

location streets
corridor open space
price square
blue ridge square
civic square
economy
community
development envelope
transportation
environment

Montgomery County Planning Board . June 11.2009
Action

Review progress on the Sector Plan

Review progress on the Sector Plan

Seek approval to model the proposed long‐term 
Seek approval to model the proposed long term
development scenario
Agenda
Wheaton
Today’s Economy
Community
Development Envelope
T
Transportation
i
Emerging Thoughts
urban design
environment
Context
Wheaton
Wheaton  

Wheaton
 Sligo Creek Park
Wheaton  
Context

ASPEN HILL

GLENMONT
G
Georgia  Avenue  Vision
i A Vi i
transit corridor
WHEATON
series of mixed‐use centers

pleasant, 
l walkable green boulevard
b l d

MONTGOMERY 
HILLS
Colesville Road

SILVER SPRING
SILVER SPRING
Context
Wheaton  
Wheaton One of Eastern County’s two Metro jjobs and housing centers
g

Western County Centers Eastern County Centers
MD 355/I‐270 activity centers
/ Wheaton + Silver Spring

Wheaton
Silver Spring
Context
Wheaton  

Wheaton = regional retail + restaurants
regional retail + restaurants
Silver Spring =  corporate office + arts + entertainment

Eastern County Centers greater than the parts – they reinforce 

Wheaton + Silver Spring = each other to create dynamic synergy 
The Sum in the east
 Analysis
Wheaton
Wheaton  
Transportation ‐ Jobs
Important to the County’s Economy
2030….
In 

Wheaton can play a critical role by

reducing the number of 
workers needing to drive to 
jobs in the west
jobs in the west 

by:
y

Providing a location for future jobs
Improving east west transit facilities
 Wheaton  
Context

Plan = 484 Acres
CBD = 72 Acres
72 A
Wheaton 2030?  

international 
village ?
village ?
Wheaton 2030?  

spirited 
independent 
heart & soul?  
food & 
restaurants
Wheaton 2030?

g
green jobs center? 
j
Wheaton 2030?

the
new
economy?
Analysis
Wheaton  
Wheaton
Economy

Retail is Wheaton’s
Wheaton s economic engine
employing 3,000 workers

clothing + food + service retail

clothing + food + service retail
Analysis
Wheaton  
Wheaton
Economy Destination ethnic dining
Analysis
Wheaton  
Economy

national economic trends shape Wheaton’s economy
Context
Wheaton
Wheaton  
Economy
Wheaton Mall Primary Trade Area
y
Secondary Trade Area

NE Washington, DC
h
Howard County
Prince Georges County
 Wheaton
Wheaton  
Analysis
Economy
… and a broad mix of  small, independently‐owned 
restaurants  + retail enterprises with strong  ethnic character 
Over 
Over

50 years 
in
Wheaton
Filippo Leo
Marchones Italian Specialties
Analysis
Wheaton
Wheaton  
Economy
support small businesses
training
loans
mentorships
tax credits
local small business reserve programs
p g
federal contracting opportunities
research grants
incubators
small business center
small business center

moderate priced retail units
micro‐economic initiatives
density
Analysis
Wheaton  
Wheaton
Economy

Wheaton needs more economic diversityy to be sustainable

ƒ
Analysis
Wheaton  
Wheaton
Economy/Land Use

+ more
office
urban entertainment
multi‐family

while retaining a strong retail presence
Communityy
 Wheaton
A l i
Analysis
Community
What do you like most about Wheaton?
lack of pretence
unique character
funky community
ethnic diversity
festivals

small eclectic
small eclectic shops
international market
ethnic grocery stores
variety of restaurants
shopping at the mall

Metro access
number of transportation options
number of transportation options
people live and work here
Carla Hall
Bravo’s 
‘Top Chef: New York’ 
Finalist

GiraMondo
Wine Adventures
d
Analysis
Wheaton summary
Community
What would you like to see developed in 
What would you like to see developed in
Wheaton?
outdoor eating
outdoor eating
art studios
recreation center/pool

ballroom/dance center
bookstore
library
covered market
covered market
entertainment venues
relocated post office
Analysis
Wheaton summary
Survey summary
What do you like to see developed in 
What do you like to see developed in
Wheaton?

plazas
safe pedestrian crossings
walkways
reduce surface parking‐ replace with green space
reduce surface parking replace with green space
trees/landscaping
bikeways

green roofs
f
rain gardens
permeable pavers
urban forestation
Analysis
Wheaton summary
Survey summary
What do you like to see developed in 
What do you like to see developed in
Wheaton?
Interesting architecture
Interesting architecture
more office
large major employers
more housing
higher density
taller buildings

connections between the mall 
connections between the mall
and Georgia Avenue
Community
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
p
Analysis Wheaton
Development Envelope
Development Envelope
modelingg
Analysis
Wheaton  
Wheaton
2 critical questions
critical questions

1. What is the long‐term and the ultimate 
maximum level of development that 
we should plan for?

high . . . just right! 
. . . not too low . . . not to 
Analysis
Wheaton  
Wheaton
2 critical questions
ii l i

2.  What is the most realistic  level of  
p
development that is likely to occur in 
y
Wheaton in the next 15‐20 Years?

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

residential
single‐family/
townhouse

residential
mid rise apartments
mid‐rise apartments

non‐residential

CBD
 Wheaton  
Analysis Districts
1. Price Square
2. Blue Ridge Square

3. Wheaton Hills
2.
3
3. 4. Kensington View
4. Kensington View
9.
5. Wheaton/Westfield
4. 1. 6. Core
6.
8. 7. Southern Gateway

5.5. 8. Residential East

9. WTOP
7
7.
 Wheaton  
Context Districts Existing
High 
Scenario
FAR FAR
1. Price Square
1. Price Square 1.10 1.99
2. Blue Ridge Square 0.57 1.77

3. Wheaton Hills 0.28 1.58

2.
3. 4 K i t Vi
4. Kensington View 0 43
0.43 1 71
1.71
9.
5. Wheaton/Westfield 0.34 2.08
4. 1.
6. 6. Core 0.18 2.26

8. 7 S th
7. Southern Gateway
G t 0 63
0.63 1 66
1.66

5.5. 8. Residential East 0.42 .42

9. WTOP 0.28 .64

7
7.
0.47 1.56
Proposed Average Floor Area Ratio (FAR) ‐Modeling  

3. 9.
1 Pi S
1. Price Square
2.
0.30 to 0.60 to 0.30 to
2. Blue Ridge Square
1.60 1.80
0.60
FAR FAR 3. Wheaton Hills
FAR
4. 4. Kensington View
0.40
6. 1.
0.20 to 1.00 to
1.70 2.30 5. Wheaton/Westfield
2.00
FAR FAR FAR 8.
6. Core
5
5.
0.30 to No change 7. Southern Gateway
5. 0.40
2.00 FAR 8. Residential East
FAR 7.
.60 to 9. WTOP
1.70
FAR

Transition to residential 
neighborhood
Analysis
Wheaton  
Wheaton
development envelope is expressed through zoning…

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

 Wheaton
Wheaton  
Analysis Development Envelope

Existing Round 7.1 Proposed High 

Scenario
Jobs 8,800 10,253 24,100
Retail 5,300 6,500 5,800
Office 2,900 3,300 17,800
Industrial
d l 300 300 200
Other 200 200 200
Housing 2,200 5,500 9,400
Low‐Rise 1,200 1,200 1,800
High‐Rise 1,000 4,200 7,600
A l i
Analysis
Wheaton   high scenario for modeling
55,000 Existing Jobs
g Existing Jobs
g Existing Jobs
g Existing Jobs
g Existing Jobs
Existing Jobs
Potential Jobs Potential Jobs Potential Jobs Potential Jobs Potential Jobs
50,000
Existing Housing
45,000 Potential Housing

40 000
40,000

35,000

30,000

25,000

20,000

15 000
15,000

10,000

5,000

GSF
Jobs/Housing Retail Office Housing Housing
(High‐Rise)  (High‐Rise) 
 Wheaton
Wheaton  
Analysis Development Envelope…looking for just right

Existing Jobs Potential Jobs Existing Housing Potential Housing

30,000

25,000

20 000
20,000

15,000

10,000

5,000

GSF
Proposed
Existing 
g Our
7.1 COG Forecast
Transportation Model Run
Transportation Model Run
Wheaton Wheaton Wheaton
existing + Jobs and Housing
on selected sites)
A l i
Analysis
Wheaton   Current Development Envelopes
55,000 Existing Jobs Potential Jobs Existing Housing Potential Housing

50,000

45,000

40 000
40,000

35,000

30,000

25,000

20,000

15 000
15,000

10,000

5,000

GSF
Wheaton Bethesda CBD Silver Spring CBD White Flint
(existing + more jobs  (Proposed) 
and housing on selected sites)
Development Envelope
p p

looking for ‘just right’!
g j g

need a healthy mix of uses ‐ more office and housing to 
balance retail and spur local economic vitality –
p y a complete 
p
community for living, working and play

propose a model run that will give us the most information 
propose a model run that will give us the most information
about the transportation network

recommend a 
recommend a ‘high’
high  scenario for modeling, but not as high 
scenario for modeling, but not as high
as the existing zoning envelope
TRANSPORTATION
evolving thoughts on Wheaton…….
 Wheaton  Transit Profile
Analysis 5,000 boarding metrorail each 
weekday

Two major Metrobus routes with 
over 18,000 riders* per day along 
the entire routes
the entire routes

Four major Ride‐On routes with over 
6 500 id * per day along the 
6,500 riders*  d l h
entire routes
How Metrorail riders get to 
Wheaton station …
WMATA garage with 1,000 spaces 
51% drive and park
24% walk and 63% of spaces occupied
14% take a bus
10% are dropped off
10% are dropped off

* Figures for entire route
Wheaton Local Area Model Peak Hour Vehicle Trips Generated

4500

4000

3500
Peak Hour Vehicle TTrips

3000

2500 Office
Retail
Industrial/Other
2000
Residential
PM P

1500

1000

500

0
Current 1989 Plan Alt 1 Alt 2
Scenario
 Wheaton Roadway Network: Existing
Grid network 
A l i
Analysis
Segments missing
24 “Blocks”
3 Blocks over 1200 ft length

Connections : 39
 Wheaton Roadway Network: Testing
Grid network 
A l i
Analysis
Segments connected
47 “Blocks”
Block size reduced
1 Block over 800 ft (Mall)
1 Block over 800 ft  (M ll)
Most blocks 300‐500 ft 

Connections:   59
Urban Design
g
Vision
Wheaton Urban Design
Wheaton Urban Design 
Streets
Network 
Network
Boulevards
Pedestrian System

Open Space 
Concept
p

Neighborhoods
Price Square
Blue Ridge Square
Civic Square
q
 Wheaton  
Concept
Urban Design   Georgia Avenue 

parking
ki median
di parking
ki
 Wheaton  
Network Boulevards
Network –
Vision
 Wheaton  
Vision Network ‐ Boulevards and
Today’s Business Streets
 Wheaton  
Vision Network ‐ Boulevards and 
Tomorrow’s Business Streets
Concept
Wheaton  
Pedestrian Priority Streets
 Wheaton  
Pedestrian Priority Streets 
closable
l bl
slow 
green 
public or private ownership
public access
design for close up viewing
g p g

A variety of designs are possible for each street type subject to the Road Code revisions to County street 
standards or private street designations.
Vision
Wheaton  
Pedestrian Network Today
Sidewalks

Paths

Enhanced crossings
Vision
Wheaton  
Pedestrian Network Tomorrow
Sidewalks on all Streets

More Paths
thru blocks & open spaces
to neighborhoods & trails

• Enhanced crossings

• Pedestrian Priority Streets

• Promenade
Open Space Network
p p
evolving thoughts on Wheaton…….
 Wheaton  
Vision Open Space Today 
James K.
K Russell
 Wheaton  
Vision Open Space Tomorrow 
James K.
K Russell

An Active Urban Park

An Active Urban Park
 Wheaton  
Vision Open Space
balconies, patios, roofs
sidewalk open spaces
sidewalk open spaces
for business display and service

• Photo credit JFeuchter FLIKR
 Wheaton  
Vision
Open Space for Growing Food
active urban park
active urban park

neighborhood green

other green space

roof tops  

balcony patio yard

balcony, patio, yard

market  gardens
NEIGHBORHOODS
evolving thoughts on Wheaton…….
Price Square
i
Price Square
i
 Wheaton  
Analysis
TODAY

• An easy walk

• No big crossings
 Price Square

Price Square Parking

Shops
Parking
g

Parking Safeway
Veterans Park

Today
d
N
 The Beginning of a Restaurant District

Restaurants
Parking

Price Square
Parking

Parking Safeway
Veterans Park

Today
d
 Streets and Parking Lot Closed for Special Events

Parking

Parking Safeway
Veterans Park

Today
d
Grow the Neighborhood Restaurant District

Parking Safeway
Veterans Park

Concept 
 Create Low Cost Instant Square

Price Square
g
Parking

Parking Safeway
Veterans Park

Concept 
Create Low Cost Instant Square 
Maintain parking 
a ta pa g

+7 net

Parking

Safeway
Veterans Park

Concept 
Redevelop Safeway Site 
Add path to connect boulevard and square 
p q

+7 net

Parking

Safeway
Veterans Park

Concept 
Develop Safeway Site
include a p
public/private
p parking
p g structure expand square

+7 net

Future retail 

Safeway
Veterans Park

Concept 
 +7 net +7 net

Parking Parking

Future retail 

1 2 3
PRICE SQUARE
PRICE SQUARE
Price Square Neighborhood Design Concept

Pedestrian Priority Streets

Price Square
q
New Path

New Mixed Use

Verterans Park
Plaza

Residential M
Metro Station
Eentrance

PRICE SQUARE
IMPLEMENTATION
Blue Ridge Square
g q
evolving thoughts on Wheaton…….
 Wheaton  
Vision TODAY

an easy walk

no big crossings
Location of Blue Ridge Square
 Location of Blue Ridge Square

Proposed Residential
Mixed Use

Blue Ridge
Square Parking

Today
d
 The Beginning of a District

Proposed Residential
Mixed Use

Strip Mall
Blue Ridge
Square Parking
Strip Mall
Strip Mall St i Mall
Strip M ll

Today
d
 Grow the District – Encourage Redevelopment

Proposed Residential
Mixed Use

Blue Ridge
Square Parking

Concept
 Create Low Cost Instant Square

Blue Ridge
Square Parking

Concept
 Maintain Parking

Blue Ridge
Square Parking

Concept
 Redevelop Aaronson Property

Concept
 Include New Public/Private Parking Structure

Concept
 Expand Square

Concept
 Add Paths to Connect Boulevards and Square

Concept
 Blue Ridge Square
Blue Ridge Square 

3 3

1 2 3
Blue Ridge Square Neighborhood Design Concept

Residential
Proposed
Residential
Mixed Use

Blue Ridge Square

New Mixed Use

Pedestrian Priority Streets

New Path

Price Square Neighborhood

Concept
 Wheaton  
Vision
Blue Ridge Square
Civic Square
q
evolving thoughts on Wheaton…….
Wheaton  
Environment
Environmental improvement will be
p
made incrementally 
through redevelopment
g p
water quality

air quality

carbon storage

energy use reduction

urban heat island
b h il d
 Wheaton  
Analysis

292 ac of 
imperviousness
62% of the 
planning area
l i

85 ac of parking
p g
18% of the 
planning area

M‐NCPPC
 Wheaton  
Analysis

47 ac of tree 
47 ac of tree
cover
10% of the 
planning area

<1 ac of 
parking 
parking
shaded
1% of parking 
shaded
 Wheaton  
Analysis

all 
subwatersheds 
have poor water 
quality
 Wheaton

opportunities

surface parking
 Wheaton

opportunities

parking structures
 Wheaton

opportunities

roofs
Outreach
Wheaton  
Wheaton
Vision

june/july 2009 meetings to

refine a vision for Wheaton

governmental agencies
landowners
developers
community
Action

Review progress on the Sector Plan

Review progress on the Sector Plan

Seek approval to model the proposed long‐term 
Seek approval to model the proposed long term
development scenario