BurtonsvilleCrossroadsNeighborhoodPlan TurningaCrossroadsintoaCommunity StaffDraft February 2012 MontgomeryPlanning.

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INTRODUCTION Vision Themes DesignPrecedents Middleburg,Virginia;ChevyChase,D.C.;and Germantown,Maryland Planning Context THEMES:Challenges and Opportunities Economy Connectivity Design Environment NEIGHBORHOODPLAN RECOMMENDATIONS Rural Edge MainStreetMD198/PublicGreen VillageCenterBusinessUS29 IMPLEMENTATION Summary NearTermandLongTermActions Zoning Existing Proposed CRTPublicBenefitPriorities ProposedZoningTextAmendmentforWatershedProtection SubdivisionProcess Transportation CommunityFacilities SewerandWater CapitalImprovementsProgram Resources

Appendix Maps Map1 PlanVision Map2 RegionalArea Map3 RegionalRetailContext Map4 WatershedsandHeadwaters Map5 ForestCover Map6 DevelopmentPattern Map7 BurtonsvilleNeighborhoodConcept MapX MainStreetMD198PropertyKey MapXMD198RoadwayConcepts MapX LocalUS29PropertyKey MapX RuralEdgePropertyKey MapX BurtonsvilleCrossroads MapX BurtonsvilleBypass MapX BurtonsvilleCommunity MapXNeighborhoodConcept MapX DesignConcept MapXExistingZoning MapXProposedZoning MapXExisting andProposedStreets MapXBikeways Tables Table1BurtonsvilleAreaHousingUnits andPopulation TableXTributary/HeadwaterConditions Table3ExistingZoning Table2 JobsHousingRatio Table4RoadwayClassifications Table5BikewayClassifications

Vision TurningaCrossroadsintoaCommunity
TheBurtonsvilleCrossroadsNeighborhoodPlanwillfosterthetransformation [Link] focus onthefollowing: Economicvitality Connectivity Design toestablishacommunitypattern Environmental protections fortheheadwatersofthePatuxentRiver

Themes
ThisPlanencouragesawide rangeoflanduses at thesame development densitypermitted undercurrentzoning. ThisPlanusesthe existing infrastructure tosupport redevelopment. Burtonsvillewill provide amixoflocalandregionalretailincludingethnicrestaurantsandsmall businesses,alongwithhousing,recreation, and some [Link] public green willprovidetheneighborhood withexpanded educational facilities, fieldsports, andpublicgatheringareas. Thelowdensitypropertiessurroundingtheneighborhoodform aruralgreenwayoredge. The followingfourthemesprovidetheoutlinetoachievethePlansvisionandtheyinclude: Economy Supportamixofuses, including residential,[Link] retailmaybeappropriateinVillageCenterBusiness29. Connectivity ImprovethecharacterofMD198 asamainstreet, provideanewaccessroadthatreducesdependenceonMD198,and establishawalkable neighborhood bycreatingagridofstreetswithsidewalks,bikeways,andtrails linking topublicplaces. Provide aconnectionof publicplaces, recreation,andopenspaceopportunities inthe neighborhoodandthe rural edge. Design Improvetheoverallimageofthecrossroadsasanappealinglocalplaceandestablishacommunitypattern. Environment ProtecttheheadwatersofthePatuxentRiverwatershedbyloweringtheimperviousnesslevelintheRuralEdge, notallowingsewer extensions,protectingforest, andacquiringkeyparcelsforpreservation. Providestormwatermanagementupgradesinthecommercialarea ininfillandredevelopment.

DesignPrecedents
Thefollowingprecedentsidentifyexamplesof design patterns foundinsuccessfulcommunities Middleburg 1700s,ChevyChase 1800s,and GermantownTownCenter [Link] fromacrossroads toacommunitythroughdesign.
Connectivity: MainStreet CrystalRock Drive Gridoflocalstreetswithon streetparking 25ftwidesidewalksonmain street,15ftwidesidewalks others Streettrees30ftoncenter Specialpavingforsidewalks Economy: Neighborhoodservingretail Mixedusezoning Regionalcompeitition Localperformingartscenter Design andEnvironment: Varietyofbuildingheights Spaceforlargeandsmall infillbuildings Transitiontotheadjacent neighborhoods BlackrockCenterLocalPark

Connectvity: MainStreet Connecticut Avenue Gridoflocalstreetswithon streetparking 30ftwide sidewalks Trees50ft oncenter Addedsetbackinadditionto sidewalksalong bothsidesof ConnecticutAvenue

Economy: Neighborhoodretail Restaurants GroceryStore Residential Mixofuses Reuseandinfilloverthe years

DesignandEnvironment: Varietyofbuildingheights Spaceforlargeandsmall infill Tallbuildingsalongmain street,loweradjacentto neighborhoods ChevyChaseCircle

ChevyChase

GermantownTown

Connectivity: MainStreet US50 LeeHighway Gridoflocalstreetswith limitedonstreetparking 2travellaneswithonstreet parking 15feetwide brick sidewalks Treeswithrandomspacing

Economy: Absenceofstripmalls Historyofreuseandinfill Specialityretail Residential Restaurantswithoutdoor space

Design andEnvronment: Varietyofbuildingheights Largeandsmallbuildings Transitiontotheadjacent neighborhoods Adaptivereuseofexisting buildings Localpark

Middleburg

Middleburg

PlanningContext
Crossroads Burtonsvilleisacrossroadsthathasnotreachedthepotentialenvisionedinthe1997Fairland MasterPlan.Before1970,Burtonsvillewasacommercialcrossroadsdominatedbyroads and [Link] andincrementalroadwideningaccommodatedlocaland regionalservingbusinesses. US29andMD 198weredesignedtoprovideforthroughtrafficforregionalaccessfromtheareaslocated north/southandeast/westofBurtonsville.ThecrossroadsofUS29andMD198provideda crossroadstosupportlimiteddevelopmentcreatingacommunitywitharangeofuses.

Crossroads

Bypass In2005,[Link] separatedhighspeedthroughtrafficfromlocaltraffic, providedabypasstotheBurtonsvillearea [Link] storestothe westofBusinessUS29,creatingvacanciestotheeast,[Link] thisdesignwasacontinuingfocusonhighwaysforthroughtrafficandalossofcommunityfocus.

Bypass

Community TheBurtonsvilleNeighborhoodCrossroadsPlanisdesignedtosupportthetransformationof [Link] transformationbyimprovingthelocalvehicularandpedestrianconnectionsbetweenparcels, [Link] andheights,supportsinfilldevelopment,andcreatesappropriatetransitionstotheadjacent residentialneighborhoods.

Community

SIDEBAR:Historically,Burtonsville,originallycalledBurtons,takesitsnamefromIsaacBurton,[Link] areagrewaroundtheintersectionofOldColumbiaPikeandSandySpringRoad(MD198). Inthe1850s,IsaacBurtonbecametheareasfirst [Link], BurtonsvillecontinuestocenteraroundtheintersectionofMD198andUS29.

Previous PlanningActions This Planbuildsonafoundationofpastplanningandinvestment. 1993:FunctionalPlanforthePatuxentRiverWatershed ThisPlanestablishedenvironmentalguidelinestoprotectdrinkingwater resources. 1997:FairlandMasterPlan TheFairlandMasterPlan encouragedcohesivedevelopmentandredevelopmentintheBurtonsville commercialcoreincludingvehicularcirculation,streetscaping,andsidewalks(page69). Sincethen,thefollowingplansandprojectshavebeenapproved. 19992009: Conservation LandPurchases over185acresofRCzonedpropertiesinthePatuxentwatershed,adjacenttothePlanarea,have been placed intoforestconservationeasementsbyprivatepropertyownersorhavebeenpurchasedbytheWashingtonSewerandSanitation CommissionandStateHighwayAdministrationforpreservationandenvironmentalmitigation. 2002:MD28/MD198CorridorImprovementStudy,PurposeandNeedStatement,Alternative MarylandStateHighwayAdministration(SHA)proposeschangestoMD198corridorthroughBurtonsville. 2005:US29realignment separatinglocalandthroughtrafficremoveddirectaccesstotheshoppingcenter 2005:Parkandridelot broughtinmorethroughtraffic,butwithlimitedaccesstolocalbusinesses. 2007:BurtonsvilleMarketStudyandConsumerShoppingSurvey completedbytheCountysDepartmentofHousingandCommunity Affairs(DHCA). 2008:BurtonsvilleCommunityLegacyPlan DHCAsgoalistoimprovetheretailandvisualcharacteralongMD198. 2009:MD28/MD198CorridorImprovementStudy isshelvedbySHA. 2009:DutchMarketandUSPostOffice relocateoutsideofthePlanarea. 2010:BurtonsvilleAccessRoad removedfrom CountyCIP. 2010:BurtonsvilleCrossroadsShoppingCenter losesGiantastheiranchorand subsequently2/3oftheshoppingcenteriscurrentlyvacant 2010:BurtonsvilleTownSquareopens theredevelopedstripshoppingcenterrelocatedthesupermarketfromthe Burtonsville Crossing ShoppingCenter(acrossBusiness29)whichcurrentlyhas15vacancies. 2011:ICCopens thiscrossCountyeast/westroutesupportsredesigningMD198tofocusonlocaltraffic.

THEMES
Economy
Burtonsville,locatedintheuppermostpart ofthe easternCounty,hasthepotentialtoservelocalandregionalmarkets inthefuture.

Challenges
1. Localandregional competition 2. High vacanciesinstripmalls 3. Existingsingleusezoning Competition BurtonsvillefacescurrentandfuturecompetitionwithregionalretailcentersinandbeyondMontgomeryCounty. Therearean overwhelmingly highnumberofgrocerystoreswithina3mileradius. Seventeenthousandhouseholds havetheirchoiceof6grocerystoreswithinathreemile drive.Retailstudiesacknowledgetheminimumthresholdformaintainingagrocerystoreis4,000households.The3milemarketinBurtonsville issaturatedwiththefollowingretailoutfits: BurtonsvilleTown Square (130,000sfretail,anchoredbyaGiant) BriggsChaneyMarketPlace(192,000sfretail,anchoredbyaSafeway) CloverlyTownCenter(28,500office,17,500retail,anchoredbya45,400sfSafeway) OrchardCenter,CherryHillRoad(425,000sfretail,anchoredbyaTargetandSuperFresh) Bloom Scaggsville, HowardCounty(70,000sfretail,anchoredbyaFoodLion/Bloom) CherryTreeCrossing,Scaggsville,HowardCounty(40,000sfofretail,nogroceryanchor) MapleLawn,HowardCounty(180,000sfofretail;1,340housingunitsand1.6milsfoffice,anchored byafutureHarrisTeeter)

Table1BurtonsvilleAreaHousingUnitsandPopulation housingunits Population 0.5mile 361 1,019 1mile 2,023 5,951 3miles 17,394 47,121 5miles 61,375 161,514

High VacancyRate Burtonsvillehas730,[Link]. Approximately1.0millionsquarefeetofretailspaceintheprimarymarketareaandanadditional1.52.0millionsquarefeetareunder construction,planned,orapproved(page6).AdditionalretailisalsoplannedinWhiteOak/Cherry HillwithFDAandtheWhiteOakScience GatewayPlan.The2007MarketStudyfindsthatmostof[the]retailgapwillbefilledbynewandproposeddevelopment,particularly Konterrasretailcomponent(page7).Inadditiontoretail,Burtonsvillealso competeswiththreeemploymentcentersthatarewithina5mile driveradius: A. Konterra,Laurel,PrinceGeorgesCounty(1.5millionsfretail,3.8millionsfoffice,4,500housingunits&600roomhotel) B. FDACampus,WhiteOak(6millionsfofFederallab/office) C. [Link],Laurel,AnneArundelCounty,(1.8millionsquarefeetmilitaryoffice) Zoning Singleusecommercial andoffice zoning [Link], largerpropertieshave lowdensity residentialandagriculture zoning. ThePlanareacomprisesofpropertiesrangingfrom535squarefeetto26.25acres.Ofapproximately191total acres,approximatelyseventythreearezoned strictly forofficeandcommercialusesand117arezonedforlowdensitydevelopment. The standardsintheexisting nonresidential zonesprohibitthefollowing: C1Zone ThenarrowrangeoflandusesandlowbuildingheightslimittheabilityoftheBurtonsvilleCrossingShoppingCentertorespondto marketchangesandchangedregional access. C2Zone Thiszonedoes not permithousing,does not fosterthecreationoftheopenspacesneededtoservethecommunity, heights limitedbyparkingandsetbacks , does not promoteinfilldevelopmentcriticaltoexistingsmallbusinesses,anddoesnotprovideatransition totheadjacentneighborhoods. OMZone [Link] streetorientedretailwouldimprovethepotentialtolease theseexistingproperties.

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 I1Zone ThiszoneallowsforunlimitedFARwithbuildingheightsof100feetthatarenotinscalewiththecommunity. FARisoftenlimited byparkingandsetbacks.

Opportunities
[Link] a. SmallpropertiesonMainStreetwillberetainedandexpandedtoservelocaldemand b. LargepropertiesonBusiness29mayredeveloptoserveregionaldemandwithaccess [Link] formixedusezoning,including housing

APlanningDepartmentanalysisindicatesasignificantoutflowofretailsales(shoppersgoingelsewheretopurchasegoodsandservices).Retail opportunitydatashowsasignificantopportunityforadditionalsales,upto$[Link] demandacrossallretailcategoriesexceptautomotiveandhardware. ThePlanrecommendsreplacingtheexisting C1,C2,OM, and I1ZoneswiththeCRTZone alongbothsidesofBusiness29andalongthenorth sideof MD [Link] designedto: provideflexibilitytorespondtocurrentmarketconditions provideaddedpublicengagement(site plan)thatcommercialzonesdo notrequire providecertaintywithdensityandheights provideamixof commercial uses andhousingopportunities provideadequatetransitions requirepublicuse space supportinfilldevelopment SIDEBAR:TheDutchFarmersMarketwasaregionaldestinationandwasintegraltothecultural,business,andcommunityimage ofBurtonsville. Burtonsvillesnumerousandvariedrestaurantssuggestapotentialforspecializedordestinationretailcombinedwithneighborhoodshopping. AccordingtoDHCAs2007 BurtonsvilleMarketStudy,Burtonsvillecanaccommodaterestaurantsandspecialtystoresthatdonotrequireamall location.(page9)

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Connectivity
BurtonsvilleisdominatedbyStateownedhighwaysandarterials. Hencethefollowingchallengesareimportanttohighlight: 1. Limitedpedestrianinfrastructure,linkstotransit,andcrosswalksonMD198andBusiness29 2. Nolocalstreetsforpedestriansorvehicles. Thecrossroadsarealacksa gridoflocalstreetstocomplete [Link] streetsshouldaccommodatevehicles,butalsoprovideasafeandappealingpedestrianenvironment. Nocontinuoussidewalks, bikewaysortrailsexistalongMD198orBusiness29inthePlanarea 3. Multiplecurbcuts and leftturnsalongMD198 4. Lackofconnectionbetweenstores Opportunities SIDEBAR: In2002,theStates MD28/MD198CorridorImprovementStudy hadthestatedgoalsofrelievinglocalcongestionwhilemanaging access;improvingsafetyandoperationsformotorists,bicyclists,andpedestrians;andpreservingqualityoflifewhilerealizinglocalplanning visions(page3).ResidentshavenotedthatleftturnsfromMD [Link] improvementprojecthasthepotentialtorecastMD198throughBurtonsvilleasalocalmainstreet. Manyhightraffic roadsfunctionasmainstreets,includinglocalexamplesofConnecticutAvenueinDC,Route50throughMiddleburg,VA,and CenturyBoulevardinGermantown,MD. 1. Regionalaccess toI95,ICC,US29 2. MainStreetvisionfor MD198 3. ParkandRide andtransitstation 4. Connecttotrailto FairlandRecreationalPark 5. Business29,RetailAccessRoadandlocalgridofstreets 6. DesignthestreetstoprovidesafeintersectionsandcrosswalksonBusiness29andMD198 RegionalvehicularaccesstoI95,ICC,US29 ThenewlyopenedInter CountyConnector(ICCorMD200)providesaneweast/westtrafficpattern linkingI270withI95 inthispartofEast [Link],MD198canbereclaimedasamainstreettoservelocaltrafficandlocalbusinesses. MainStreet MD198 MD198 [Link] westboundtrafficlanes.ThetransitionfromacrossroadsareatoacommunitywouldbesupportedbyrecastingMD198asaMainStreetwitha parallelaccessroadthatcan anchoragridofperpendicularlocal,streetsgivingaccesstoredevelopmentprojects. SHAproposesacontinuous

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[Link](CMPB)proposesabikewayalongBusiness 29;asignedsharedroadway/onroadnorthofMD198andasharedusepath/[Link] asharedusepath/[Link],buttheywillbeimportantaspectsofcommunitylifeandmobility. ParkandRide Burtonsvilles parkandridelot is located behindtheBurtonsvilleCrossingShoppingCenterwithaccessfromUS29,Local29,[Link] 500 parking spacesareservedby Metrobus, MTACommuterBus,theUniversityofMarylandShuttle, andanICCBustoBWIAirport. Thepark andridelotisalsoincludedinaBusRapidTransit(BRT)networkunderstudyby Montgomery County. TheMetrobusconnectstotheSilver Spring,DupontCircle,McPhersonSquare,MetroCenter,andArchivesMetrostations. Thecommuterbusprovidesdaily,rushhourserviceto [Link],withstopsattheSilverSpringMetroStationandNOAA,DupontCircle,FederalTriangle,CapitolHill,andthe WashingtonNavyYard. TheICCbusroutetravelsfromGaithersburgonInterstate I270to [Link] Station,continuestotheNorbeckparkandride,andmakesitslaststopattheBurtonsvilleparkandridebeforetakingI95tothe BWI MARC/AmtrakStation. ConnectionstoFairlandRecreationalPark FairlandRecreationalParkisaccessiblefromaredesignedbutincompletecrosswalkalongMD198,[Link] roadimprovements,Parkdevelopment,andprivateredevelopmentwillcreateopportunitiestocompletethepedestriannetwork. Businessandlocal streets ThePlanwillprovidelocalconnectionsincludingsidewalks,bikeways,trails,andnewbusinessstreetswithnewretailandresidentialoriented [Link],parkandrideconnections,andcrosswalksarealsoenvisioned.MD198willremainahighway. ThroughBurtonsvilleitwillbeamainstreetwithatreeplantedmedian,sidewalks,andbiketrail.TheroadcharacteralongBusiness29will transformfromcommercialtoruralatthePepcorightofwayline. Asegmentoftheretailaccessroad wascompletedin2001,toprovideaccess to BurtonsvilleElementarySchool. Morenewstreets will generatemoreretailfrontage for smallpropertyowners. Thelargerparcelswillhave theabilitytocreateagridformoreaccess andtomakeconnectionsfrom largelotstosmalllots. AlongMD198,therearefewconnections betweenpropertiesasvehiclesmustenterandexitmultipletimestoshopatvariousstoresalong MD198. ForvehiclesmovingthroughthePlan areaduringmorningandafternoonpeaktimes,frictionoccurswheneastboundorwestboundlanesarecloggedwithleftturning vehiclesand randomrightturnsintoretailestablishments.

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DesignofStreets
Streetsareoneofthemajor designelementsthatwill [Link] existingmajorhighwaysand businessstreetsprovidefor throughtraffic.MD198willbe transformedintoaMain Streetandtheexisting BusinessUS29 willbe enhanced. Objectives Thedesignobjectivesimprove thevehicularandpedestrian [Link] onfunctionalaspectsofaccess anddesignqualityas summarizedinthefollowing: 1 CreateMainStreet MD198 Anewmedian,widesidewalks, streettrees,lighting,andstreet furniturewillsignificantly enhancethedesigncharacter [Link] MD 198shouldbe

3 ProvideaNewAccessRoad Incorporateanewstreetwithareducedwidthofright ofway,parking,andstreetscapecompatiblewiththe existingelementaryschooltolinktheareasnorthofMD 198. CreateaGridPatternofLocalStreets Createanewsystemofstreets thatexpandsaccess betweenparcels,createsasystemofshortblocks,and improvespedestrianaccess. ImproveIntersections CrosswalksprovidepedestrianaccessalongMD198and LocalUS29attheintersectionswiththelocalsystemof streets. RoadCode AllapplicantsmustcomplywiththeMontgomeryCounty [Link] flexibilityinthedesignofthepublicrightofwayandthe adjacentareasthatenhancemobility,andimprovethe designcharacterof thearea. 5 4

consolidated.
ImproveBusinessUS29 Thisexistingarterialwill continuetoprovideatransition fromthecommercialareato theRuralEdgeofBurtonsville [Link] alongtheeastside,andstreet treesinthemedianandalong 2

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Design
[Link]: 1. Noestablisheddevelopmentpattern incommercialarea 2. Largeareasofsurfaceparking 3. ParkinginROWalongMD198 4. Toomanycurbcutswithnopedestrian infrastructure 5. Nopublicspaces 6. Norecreationareasorparks [Link] [Link],afirestation,andasuburbanshoppingcenter. Overtime,[Link],Burtonsvillehas developedhaphazardlyandwithnoattentiontocharacterandlostgatheringplacesliketheAmishMarketandthepostoffice. [Link],informallocalgatheringplaceslike theDutchMarket,thefirestationandpostofficewererelocatedoutsidethePlan [Link] elementaryschool. ThelargerBurtonsvilleareahasanumberofcommunityfacilities,includingacommunitycenter,localandregionalparks, andalibrary. The Parks,Recreation,andOpenSpace Plan (PROS)and the LandPreservation,Parks,andRecreationPlan (LPPRP) (seeAppendixX) identifiesthe needforthreeplayingfieldsintheEasternCounty. PROS/LPPRP estimaterecreationalneedsbybroadplanningareastotheyear2020,rather thanforsmallneighborhoodplanningareassuchas Burtonsville.

Sidebarwithphoto: Burtonsvilleholdsanannual"BurtonsvilleDayinSeptember,celebratingIssacBurton'[Link] eventhasincludedactivitiessuchaslivemusicalentertainment,ahealthfair,acelebritybasketballgame, aparade withhighschoolbands, fire andrescueapparatus, localboysandgirlscouttroops, and [Link] craftersandvendors,apetshow, amoon bounce, anautoshow withclassicandcustomcarsandtrucks,andalibraryfair. TheKnightsofColumbusandtheBurtonsvilleLionsCluboffer a varietyoffoodandlocalgroups providetheentertainment includingchildrensdance companies, taekwondo andkarate groups, and bands.

SIDEBAR: TheCommercialCoreArea

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MainStreetMD198,westofBusiness29,alongMD198,comprisesmostlyindependentbusinessesonsmallproperties. Thestripcentersand freestandingstores,include: sitdownandfastfood restaurants carrental,autoservice,gasstations liquorstore church printingandpublishingcompany beautysalon,drycleaners,nailcare. Thetwoshoppingcenters,BurtonsvilleCrossingandBurtonsvilleTownSquare,[Link] inthesestripcentersprovideservicestonearbyresidentialcommunities. TheBurtonsvilleTownSquareShoppingCenter inthenorthwestcorneroftheintersectionof MD198andBusiness29wasthesiteofthe DutchFarmersMarket,whichdrew [Link] renamed andrenovatedin2010toinclude260,000 squarefeetofretailspace,includinganewsitefortheGiantFoodstoreformerlylocatedacrossthestreetintheBurtonsvilleCrossing ShoppingCenter. TheBurtonsvilleCrossingShoppingCenter inthenortheastcorneroftheintersectionofMD198andLocal29lostitsanchor,theGiantFood store,inthefall of 2010toBurtonsvilleTownSquareacrossthestreet. With15vacancies,morethanthreequartersofthe129,726square footshoppingcenterisempty. AparkandridelotbehindthecenterconnectstorealignedUS29. TheBurtonsvilleOfficePark,also inthenortheastcorneroftheintersectionofMD198andBurtonsvilleBoulevard, isan116,806 square footofficeparkcomprisingfivefreestandingbuildings. Itcurrentlyhasanumberofvacancies.

RuralCharacter TheareaadjacenttothecommerciallyzonedlandalongBusiness29includesatruckfarm,farmstand,onehouseonafiveacrelotandaseries ofvacantparcelswithenvironmentalsiteconstraints,includingtheheadwatersoftributariesthatflowdirectlyintothePatuxentRiver. Dueto theenvironmentalsensitivitiesinthearea,[Link] sideofBusiness29,thereisalargevacant [Link],arefourhousesonsmallparcelsalongBusiness29. Insert MapX BurtonsvilleNeighborhoodConcept

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Opportunities
Burtonsvilles crossroadsareahaslocal characterpotential. AlongMD198,localservicesincludeavarietyofethnicrestaurants,carrepair, veterinaryoffice,convenienceretail,gasstations,offices,churches,andlightindustrialuses. 1. Design forcharacterandfunctiononMD198,Business29,[Link] beginningandanendtostreets(i.e.,elementaryschoolononeendandVolunteerFireDepartmentontheother;ruralviewsonone endandabandstandontheother). 2. Establish building character andimprovethepublicrealm a. Provideavarietyofbuildingheights (seeinsert) b. Supportinfillandadaptivereuse (seeinsert) c. Improvefacadesandsignage (seeinsert) d. Provideappropriatetransitions (seeinsert) e. Parking(see insert) f. Provideopenspace 3. Continueexistingbuildingorientations asit helpswithproposedstreetpattern 4. Create safe publicspace for socialgathering,recreationandenvironmentalpreservation Many existing buildingsalongMD198 are orientedto future [Link] [Link] upgradethecharacterofthebuildings.AlongBusiness29,thepropertiesarelargerandcanredevelopwithalltheamenitiesallowedinthe zoning. Thesmalllotsallowforlocalcharacter. Updatingbuildingfacades,providingcontinuousstreetscapeandimprovedsignageisaproduct ofthe2008 BurtonsvilleCommunityLegacyPlan (AppendixX).Eightbusinesseshavereceivednewfaadetreatmentsandfourothersare scheduledtoreceiveanewfaadeusingfundingassistancefromtheCountysDepartmentofHousingandCommunityAffairs(DHCA) and [Link] make grants for gateway andretail signage improvements, landscaping,restriping of parking, and other improvements. TheCRTZone (MainStreetNorthandtheVillageCenterBusiness29areas) provides bothastandardandanoptionalmethodofdevelopment. Thestandardmethodlimitsoveralldensityto0.5FAR. The optionalmethod allowsadditionaldensityasan incentivetoprovide public spaces. TheCRT Zone requires theprovisionof publicuse [Link] maybeprivatelyowned,buttheymustbe accessibletothepublic. The PlansdesignwillestablishcharacterinBurtonsvillethatwillsupportsmallbusinessesbysupportingCountyfinancedfaadeandsignage improvementsalongMD198,identifyingthescaleandappropriatebuildingheights,providinglandscapedtransitionsandusingadaptivereuse andgreenbuildingdesigntechniques.

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[Link]
Buildingheightwillrangefromfivestoriesand 75feeteastof Business29uptothreestoriesand35feetadjacenttothe [Link] oninfill,lowerbuildingsadjacenttotallerbuildingswillbe locatedwithinthesameblock. Provideavarietyof buildingheights Provideatransitiontothesinglefamilyneighborhoodlocated southofMD198 MainStreetSouthofMD198 Limitedinfilldevelopment Buildingsofamaximumof45feettomatchtheexisting zone MainStreetNorthofMD198/WestofBusiness29 Infillandlimitedredevelopmentwithavarietyofbuilding heightslocatednorthofMD198andwestofBusiness29 Buildingsofamaximum60feethighnorthofMD198 Buildngsofamaximum45feethighsouthofMD198

75feet(5stories)

45feet(2 3 stories)

EastofBusiness29
OpportunityforredevelopmentadjacenttoUS29 Buildingsofamaximumof75feethigh
MainStreetSouthofMD198 60feet(4stories) Eastof Business29 Buildings 75feet Buildings 60feet Buildings 45feet Buildings 40feet Buildings 35feet Greenarea Setback Area: Transition Area: [Link]: Greenarea Setback Area: Transition Area: [Link]: Greenarea Setback Area: Transition Area: [Link]: Buildings 40feet 35feet(13stories)

MainStreetNorthof MD198/WestofBusiness29

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[Link]
InfilldevelopmentwithnewdevelopmentandreuseofexistingstructureswillbeahallmarkofthedesignoftheBurtonsville [Link] [Link] reusewillalsohelptofillthegapsalongthestreetscapeandenhancethepedestrianexperiencealongMD198. Existingbuildingsshouldcontinuetobereusedandexpanded SignificantnewdevelopmentwilloccurprimarilybetweenBusiness29andUS29,infilldevelopmentwilloccurprimarilyalong MainStreetMD198.
AdaptiveReuse: Fromaresidencetoacommercialuse AdaptiveReuse: Fromafirestationtoarestaurant

Infill: Example ofsmallinfill,Bethesda

ExistingInfill: Newerbuildings oneachsideofan olderbuilding

Potential Infill: Sitefor potential infilldevelopment

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[Link]
Eightbuildingshavereceivedfaadeimprovements,withfourmoretofollowinthesecond phaseaspartoftheDepartmentofHousingandCommunityAffairs(DHCA)program [Link] BurtonsvilleCommunityLegacyPlanwascompletedin2008,andtheBurtonsvilleStreetFace [Link] FaadeEasementProgramthathasbeguntotransformaportionofMainStreetMD198. ThisprogramalongwiththeassociatedSignageEasementProgramprovideschangestoan existingbuildingexterior,signage,lighting,landscapingandmaintenance.
ExamplesofExistingFacades: UnimprovedfacadesalongMainStreetMD198 DHCAPrograms

TheDHCAprogramsencourageotherproperty ownersalongMD198toparticipateinthe [Link] supportsa signageandgatewayprogramforthe BurtonsvilleMainStreet. Note: Thegraphic belowisfromtheDHCA BurtonsvilleCommunityLegacyPlan,byBasile BaumannProstCole&Associates,[Link] Rhodeside&Harwell.

Examplesof Recent FacadeImprovements byDHCA: Faade improvementsalongproposedMainStreetMD198

Source: DHCA

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[Link]
Appropriatebuildingheightsandsetbackswithlandscaping arenecessarytoachievecompatibilitybetween redevelopmentandtheadjacent,existingandproposed [Link] CRNZonesistoestablishappropriatebuildingheightsand setbackstoensurecompatiblerelationshipswithadjoining [Link] heightandsetbackwherethesezonesarelocatedadjacent toagriculturalorresidentialzones. TheneighborhoodPlandelineatestheareaswherethe proposedCRTandCRNZonesarelocatedadjacenttotheRC andR200Zones: MainStreetMD198North(CRTZone) Allowsbuilding heightsupto60feet,steppingdownto40feetwitha setbackof50feetadjacenttotheelementaryschooland thevillagegreenintheRCZone. MainStreetMD198South(CRNZone) Allowsbuilding heightsupto35feetwithaminimumsetbackof25feet fromtheadjacentTolsonPlacethatseparatestheCRN Zonefromtheadjacentresidentialneighborhoodinthe R200Zone. VillageCenter Allowsbuildingheightsupto75feet, steppingdownto40feetwithasetbackof50feet adjacenttotheRCZonelocatedacrossBusiness29.
25feet,buildingsetback(R200) 50feet,buildingsetback(RC)

Note: Greenspaceand streets willprovidea transitionfrom existing single familydetached neighborhoods tothe buildings along Tolson Place.

40feet
(CRT) 35feet (CRN)

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Setbackareasadjacenttothe R200Zone RCZone CRTor CRN Zone RCorR200Zone

[Link]
TheexistingparkingalongMD198andBusiness29isoftenlocatedinthefrontof [Link],parkingspacesshouldbescreenedfrom streetsorlocatedtothesideor rear [Link] [Link] designedwithretail orotherusesonthestreetlevel toprecludelong expansesofblank walls. Inaddition,largesurfaceparkingareasshouldbeusedfortemporaryusessuchasa farmersmarket,seasonalsales,andforspecialeventssuchastheBurtonsvilleDay celebrations.

Existing: ParkingwithinpublicROW

Better: Parkingscreenedfromhighways Best: Parkinglocatedbehindortotheside Other: Temporaryuseofparkinglots

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Environment
SIDEBARandPhoto: [Link] areasofWashington,D.C.,andBaltimore,Maryland. ThePatuxent RiverbeginsinFrederickandthenflowsthroughsevencounties:Howard, Montgomery,PrinceGeorges,AnneArundel,Charles,Calvert,[Link] [Link] directionforapproximately110milestoitsconfluencewiththeChesapeakeBayatSolomons,[Link] suburbandevelopment,industry,agriculture,Federalland,andopenspace.

Challenges
1. DecliningwaterqualityinthePatuxentwatershed 2. LimitedtreecanopyinthePlanarea 3. Stormwater managementchallengesinthecommercialarea [Link], inplacesince1996,indicatethatwaterqualityhascontinued [Link],hundredsof acresofparkandeasementacquisition,andpoliciesthatlimitimpervioussurfaces,morestringentmeasuresareneededtostabilizethedecline. Currently,waterqualityis adverselyaffectedbyexcessnutrientsenteringtheReservoirsothatthelowerdepthsofwaterlackoxygenduring [Link] [Link],nutrients andotherpollutantsthatarecarriedfromconstructionactivity,pavedareasandlawnstothereservoirsthroughrunoff.(WSSC,date)

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ThreeheadwatertributariesarelocatedinthePlanarea. The1993FunctionalMasterPlanfor thePatuxentRiverWatershed assessedcritical factorsforprotectingthewaterresourcesinthewatershed. Approximately20percentofthe acreswithinthePlanarea are forested. (Map) Muchofthisforestisprotectedwithconservationeasements. About10percentofthePlanningAreahascanopycoverfromindividual treesandlandscapedareas. Mostparkinglotsand majorroads lacktree covereitherasapartoflandscapingorfromstreettrees. Muchofthe existingdevelopmentinthecrossroadsareawasbuiltbeforetherewerestateandlocalrequirementsforstormwatercontrols. Anynew development willbesubjecttocurrentstormwatermanagementregulations,which are intended toprovide muchneededprotection,especially fortheheadwaterstreamsintheLowerPatuxentRiverWatershed. TableXTributary/HeadwaterConditions(CircleHeadwatersonmap) Tributary/Headwaters 1996Assessment slightlyimpairedtoseverelyimpaired 1. TheBurtonsvilleShoppingCenterTributary 2. SantiniRoadTributary 3. BurtonsvillePowerLinesTributary moderatelyimpairedtoseverelyimpaired moderatelytoslightlyimpaired

TheCountyspoliciesfor [Link] thepropertiesin Burtonsvillescommercialneighborhoodareorcanbeservedbycommunitywaterandsewerservice.The1997FairlandPlan limitedtheextensionofcommunitysewerservicenorthofMD198outsidethecommercialareatoacasebycasereviewinconjunctionwith [Link],thisPlanrecommendsthatnocommunitysewerservicebeprovidedunderany developmentproposaloutsidethecommercialarea. Focusinglocaldevelopmentatthecrossroads,wherethereiscommunitysewerandwater serviceandawayfromtheheadwatersand,usesexistinginfrastructureandiscosteffective. Sidebar: Development impacts thatcontributetodecliningwaterqualityarea: significantclearingofnaturalvegetation(ifitisnotalreadycleared) gradingandalteringnaturaldrainage disruptingnaturalchemicalandbiologicalprocessesthathelpprocess pollutantsandcompacttheremainingsoilsfurtherimpeding infiltration impervious surfacesthat preventorreduceinfiltration ProtectingthesensitiveheadwatersinthePatuxentRiverwatershedisessentialtomaintainingthewaterqualityofthecountyswatersupply. Maintaining waterqualitywithoutcostlywatertreatmentrequires low imperviouslevels,retainingtheintegrityofthetopographyandsoil structure,retainingforestandtreecover,limitingdevelopmentandimposingstormwatercontrols.

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Opportunities
ProtectingthequalityofthePatuxentRiverWatershedisaprimaryrecommendationinthePlan. The followingopportunitiesexistindesigning Burtonsvilleasan environmentallyresponsibleplace:

1. Restoreandenhance a. ReconfirmRCzoningforclusteroptionandlimit development b. Limitimperviousnessfrom10percentto8percent c. ImprovewaterqualitythroughEnvironmentalSite Design d. Establishbestmanagementpracticesforstormwater e. Providegreen/completestreets f. Increasetreecanopy g. Acquiresensitivelandsforconservationandrecreation fields h. RetainruralcharacternorthofthePepcoline 2. Providegreenbuildings Buildingsshouldbeofthehighest [Link]: Maximizethepotentialforrenewable energysystems Useofsiteandbuildingdesignandorientationforpassive solarheatinganddaylightingoftheinteriorspaces Maximizetheuseoflocalmaterials Greenrooftechnology Useofsolarpanelsinbuildingdesign Useofoutsideshadesthatprovideshadingforglassand directsunlightdeepintointeriorspaces

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NeighborhoodPlan Recommendations
TheCrossroadscommunityisenvisionedasacompleteneighborhoodwiththreedistinctareas:MainStreetMD198,VillageCenterBusiness29, [Link] addition,thedesignobjectiveforBurtonsvilleincludesprovidingtheframeworkforconnectivity,design,environmentalprotectionand economicvitality.

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RuralEdge
ThePlanrecommendsthatthisarea retainitslowdensity,ruralcharactertoprotectthePatuxentwatershed. Developmentwillbelimitedto eight percent imperviousness withnodevelopmentin [Link] significantresources. SomeRuralEdgepropertiesareappropriateforacquisitiontomeettheCountys recreation needs andconservationgoals. Sidebar withpicture: TheBurtonsville FireTowerisa120fttallsteelframestructurebuiltinthe1930sbytheMarylandForest,ParkandWildlifeService and may havebeenconstructedbytheCivilianConservationCorps. It wasoneofadozentowersbuiltthroughoutthestatefor spotting forestfires. Eventually, mannedobservationtowerswerereplacedwithaerialsurveillance and bytheearly1970s,thetowerwasconvertedtouseasan [Link](stillstandingasof1989)included Welcome inCharlesCounty, TownHill in AlleghenyCounty, Backbone Mountain inGarrettCounty, and BrandywineandGreatMills inStMarysCounty.In1996,theMarylandHistoricalTrustevaluatedthe Burtonsville FireToweraspartoftheInter CountyConnectorprojectandfoundittobeeligibleforlistingontheNationalRegisterofHistoric [Link] firesandcoordination offirefightingeffortsofthe1930s1940s. Connectivity Business29 shouldmaintain itsrural character. MaintainBusiness29initsexistingrightofway. Confirm CountywideBikewaysFunctionalMasterPlansrecommendationsforsigned,shared bikeways onroutesalong Business29. Design ThisPlansupportsclusterdevelopment withintheheadwatersandtributaries. ConfirmtheRCZone Supportlandscapedspacesthatmaintaintheareasruralcharacterandpreservenaturalandagriculturalresources. Supportrehabilitationofthefiretower asahistoricresourceprotectionmeasure. Environment ProtectingthesensitiveareasthatsurroundBurtonsville iscritical [Link] inthePatuxentRiver Watershed shouldlimitimperviousnessandexpandorprotectforest,andmust meetthemostcurrent environmental sitedesignrequirements. ThePlanrecommendsthatdevelopment intheRuralEdgebelimitedtoeightpercentimperviousnessinsteadofthe10percentestablishedin the FunctionalMasterPlanforthePatuxentRiverWatershed andintheEnvironmentalGuidelines. Thisarea isinthesensitiveheadwatersofthe PatuxentRiverandtheexisting 10percent limit is notadequatetopreserve thesesensitiveareas. ThePlans recommendationfor eightpercent imperviousnessmatchestheexisting limitinthePaintBranch [Link] forareasdesignatedinthePlan isrequiredtoestablishtheeightpercentimperviousnesslimitinthe RCZoneinthisPlan.

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Supportlowdensityresidentiallanduses, agriculturaluses, conservationeasements, andpublic acquisitions. LimitimperviousnesstoeightpercentthrougharestrictionwithintheRCzone. Allownoextensionofsewerbeyondtheexistingcommercial neighborhoods. Locate stormwatermanagementfacilitiesoutsidestreambuffers Retainexistingforestcover Increasetreecanopytoprotectwaterquality Supportclusterdevelopment

Economy Supportclusteredresidentialdevelopment,smallscalefarming,farmsales, andotherusesasallowedbytheRCZone.

Specific PropertyRecommendations
Insert Map 13 RuralEdgeProperties 1. NorthernProperties: Confirm RCZone,forruralclusterlanduse Thisareaconsistsof seven RCzonedpropertiesnorthofthePepcorightofwayinthe headwatersofthe PatuxentWatershed. Becauseoftheir proximitytotheRockyGorgeReservoir, development shouldbelimitedto protectthedrinkingwatersupply by confirminglowdensityzoning, restrictingthe extensionofcommunitysewerservice,and focusingdevelopmentin Burtonsvilles commercialcore. TheBurtonsvilleFireTower [Link] may also be appropriateforpublicacquisition foraconservationareapark. Limitimperviousnesslevelsto eight percent. Supportclusterresidentialorparkdevelopment. Increasetreecanopy. Seasonalcommunityusessuchasagriculturalfairs,icecreamsales,andothersalesthatpromoteagriculture. 2. MangumProperty: Confirm RCZone Thissite consistsof four lots, one parcel, andforest foratotalof30.80acres. Although thesitecoulddevelopwith four housesonseptic systems,itsmatureforest cover, tributaries, andwetlandsmakeitworthyofpreservationunderLegacyOpenSpace(LOS)[Link] isadjacenttoapproximately48acresofforestedconservationland ownedbySHA,whichinturnisadjacenttotheAtheyproperty. Together, thesepropertieswouldformacontiguousopenspace area aroundthenorthwestportionofthePlanarea. AccesstotheMangumpropertyas partofalargerpublicopenspacesystemwouldbethroughnaturalsurfacetrails. Supportacquisitionas openspaceunder LOS criteria.

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SupportConservationAreaParkwithnaturaltrails. Limitanydevelopmentto eight percentimperviousness. Confirmthe1997Plansrecommendationtonotextendpublic sewer.

3. ResidentialLotsalongwestsideof Business29: Confirm RCZone Thesefourparcels shouldremain RC propertieswithlimiteddevelopmentpotential. 4. BurtonsvilleTownCenterForestConservationEasement(westofshoppingcenter): ConfirmRCZone Thissiteconsistsofastormwatermanagementpondandprotectedforest. Retain the forestconservationeasement.

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MainStreetMD198 andPublicGreen
TheMainStreetMD198areawillremainasthemostvisibleneighborhoodinBurtonsville. MD198shouldbecomeBurtonsvilles main streeta pedestrianoriented environmentwithlocal [Link], some infillandnewresidentialredevelopment willenliventhearea. Onthenorthside, giventhesmall property sizes,rezoning toCRT willlikely generateinfillprojectsandsmallbusinessexpansions thatsupport thePlansthemesthatinclude: avariedmixofconvenienceretailandservicesuses that servethelocalmarket, affordablehousingforallages streetorientedretail,and avarietyof buildingheightsalonganewgridofstreetswithpublicspaces. Newdevelopmentshouldbeorientedtotherearaccessroad,[Link] alongaproposedgridandhaveexistingbuildings thatareperpendicularandwouldbeinperfectpositiontocontinuetooperateinagridofnew [Link] development shouldbelowerinheightneartheschoolandalongMD198andhigheralongtheproposedgridofstreets. SomeofthebusinesseshavetakenadvantageofthefaadeeasementprogrambytheDepartmentofHousingandCommunityAffairs(DHCA)to [Link] adequately screened parkingonthesideorrearoftheproperties issupportedinthePlan. Forpropertyownerswhowanttodomorethanafaadeupdate, theproposedCRTZoningpermitseatinganddrinkingestablishmentsalongrestaurant roworMD198Northand provide forthefollowing retentionincentives: Moreflexibleuses,includinghousing Nositeplanforexpansionsofupto10percentabovethetotalexistingfloorarea. NosetbackalongMD198 is required Anexemptionfromforestconservationlawdueto thedisturbanceoflessthan5,000squarefeet Moreallowableheight Flexibleroadstandards,includingtruncation Zoning Onthesouthside therecommendedCommercialResidentialNeighborhood(CRN)Zone introduceshousingand includes limitationsinuses and bufferingrequirements to protectadjacentresidentialneighborhoods. Thefewlimiteduses(eatinganddrinkingestablishments)willbe in conformance [Link] [Link],theproposedzoningprovidesincentives tosmallbusinessesalongMD198thatinclude:

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 Existingbusinessescanremainundernewzoning Smallexpansionswithnositeplanthat meetthefollowing: o Includeexpansionsoflessthan10,000sf(includingexistingfloorarea) o Proposeheightslessthan40feet o Providelessthan10dwellingunits Moreflexibleusesareallowed,includinghousing A smallpropertyexemption fromforest conservationlaw forpropertieslessthan1acreor iflessthan1.5 acres withnospecimen trees orforests. Specialexceptionsmaycontinueiflawfullyexistingbeforethenewzoningandmayexpandupto10percentabovethetotalexisting floorareaand receive aforestconservationexemptioniflessthan10,000sfofareaisdisturbed. TheMainStreetMD198areasupports theretentionoflocalbusinesses,buildingreuse,andadequateprotectionsto theadjacentsinglefamily [Link] tobeprovided totherear,withaccessfromMD198andfromthenew businessstreets. Connectivity An improved MD198,an accessroad, a newgridof local streets, and sidewalks,bikeways,andtrails willprovidemoretraveloptionsinthePlan area. Themajority ofnewroadswillbelocalandtheaccessroad willprovide newconnectionstothe existingandfutureretailalongMD198. Retainthe1997Plans recommendationfora 120footrightofway with enhancedmedians, sidewalks,crosswalks,hiker/bikertrail,street trees,andimprovedstormwatermanagement. Establishwidemedians(24to26 feet) alongMD198toaccommodateacontinuousrowoftrees,a pedestrianrefugearea,andleftturns. Provide theaccessroadandnewgridofstreetswithsidewalks. Confirm the CountywideBikewaysFunctionalMasterPlansrecommendationsforsigned,sharedroadwaysonMD198andaddanonroad bikeroutealongtheplannedaccessroad. Centerlineslightlyoffset tokeepexistingbuildings butwillimpact front parking

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34

Design ThisPlanwillestablishcharacterintheMainStreetandPublicGreenareas. Infilldevelopmentwithnewdevelopmentandreuseofexisting structureswill occurprimarilyalongMainStreetMD198. Infillandreusewillalsohelptofillthegapsalongthestreetscapeandenhancethe pedestrianexperiencealongMD198. Existingbuildingsshouldcontinuetobereusedandexpanded. Assignificantredevelopmentoccurs, [Link] [Link] to precludelong expansesofblankwalls. Anylargerredevelopment projectshould provide visibleandaccessibleusable spacesandconsiderthe following: Mainstreetlandscaping Avarietyofbuildingheights Improvedfacadesandsignage Provideapublic gatheringplacewithfurniture Outdoordiningandretailactivity withstreetscapingandlandscaping Environment Any infill or redevelopmentwillmeetthemostcurrent environmentalsitedesignrequirements. [Link]: Maximizethepotentialforrenewableenergysystems Useofsiteandbuildingdesignandorientationforpassivesolarheatinganddaylightingoftheinteriorspaces Maximizetheuseoflocalmaterials Greenrooftechnology Useofsolarpanelsinbuildingdesign Useofoutsideshadesthatprovideshadingforglassanddirectsunlightdeepintointeriorspaces Providegreencompletestreets,limitimperviousness,increasetreecanopy Acquiresensitivelandsforconservationandrecreation Includestormwaterimprovementsintheaccessroaddesign. Landscapetransitionareasadjacenttoexistingneighborhoodsandthepublicgreen Economy Supportmainstreetretailandmixeduses Support affordable housing forages. Support adaptivebuildingsand smallbusinessexpansionsandinfill. Supportpublicbenefitpointsforprovidingsmallbusinesstenantspace. Supportrestaurantstouselocallygrownproduce.

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 SupportweekendfarmersorplantmarketalongMD198. SupportspubliccomprehensiveplattingforparcelsadjacenttoCountyorStateroads.

PropertyRecommendations
1. MainStreetMD198North: fromI1andC2to CRT1.5:C1.0,R1.0,H60 Thereare11smallpropertiesalongthenorthernsectionofMain [Link] [Link],[Link],thesitecould provideamixed useresidentialprojecton4.25acresat [Link] school. TheproposedCRTZoneisdesignedtoensureanincentivetoredevelopwithresidential,andtoprovidethenecessaryconnectionsand open [Link],twovacantlowdensityresidentialproperties, [Link],density,andsetbackrequirements. Supportadvanceddedicationfortheaccessroadinadvanceofapreliminaryorsiteplanapplication. Provide publicopenspace intransition/setbackareas. Support streetactivatingusesalongMD198andnewlocalstreets. Allowmaximumbuildingheightsof60feet,stepping downto40feettowardtheschool.Sixtyfeetis18feethigherthanallowedunder currentzoningbutisanestablishedpatterninthecommunity(BurtonsvilleOfficePark).Thisheightwillalsoaccommodateresidential development. Supportanincentivedensityofupto40pointsfortheconstructionoformakingapaymenttotheMCPSorParksDepartmentfortheschool expansionorrecreationfieldsanditsassociatedparkamenities.(Chapter59C15851MajorPublicFacilities) Providestreetscapingalong MD198andnewlocalstreets. SupportacontinuoussidewalkalongMD198. Supportthroughblockconnectionsand agridoflocalstreetsthatconnectstotheaccessroadandMD198. Supportminimumparking Provideparkingbehindthebuildingsorinstructuresandwrapthestructureswithmixeduses. 2. MainStreetMD198South: fromC2toCRN1.5:C1.0,R0.5,H45 TheindependentlyownedcommercialpropertiesarelocatedintheMainStreetMD198Southarea.AccesstothepropertiesisfromMD198. [Link] areadjacenttosinglefamilyresidentialneighborhoodsandneedheight,density,andsetbacklimits. Support adaptivebuildingsandsmallbusinessopportunities. Supportaffordable housing forallages. SupportLive/Workunits. ProvidestreetactivatingusesalongMD198.

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 Allow maximum buildingheights of 45 feet thatstepdownto35feet withsignificantsetbacksandbufferingalongthesouthernedge, [Link] accommodateresidentialdevelopment. Providestreetscaping alongMD198 withinthe setbacks. ProvidetheplannedbikewayalongthesouthsideMD198. DeveloplocalstreetsthatdonotconnecttoTolsonRoad.

The PublicGreen: retain RE1andRC Zones

ConfirmRCandRE1Zones. Supportacquisitionofkeyparcelsforthe PublicGreen. Support safetrailconnectionstootherpublicproperties. SupportfuturecommunityeventssuchasBurtonsvilleDay Celebrations,musicalperformanceareas,artexhibits,craftshows,andclassiccar shows.

Behind thenorthsideof MainStreetMD198, combining the publiclyownedpropertiestheelementary schooland the BurtonsvilleVolunteer FireDepartmentpropertycanbecombinedwiththe15acre Atheypropertytoforma PublicGreen.This31acre area wouldprovidefield sports,courts,the expansionofthe localelementaryschool, andspacesfor public gathering. Ownershipandoperationswouldbecooperatively managedbytheDepartmentofParks,theBoardofEducation,and Montgomery [Link] PublicGreen wouldcomplementthemainstreets localretailandfutureresidentialunitswithparkandschooluses. Itwouldalsobe adjacenttoapproximately48acresofforestedconservation landownedbySHA,[Link],thesepropertieswouldformacontiguousopenspacebufferaround [Link] PublicGreen wouldbefromtheschoolsaccessroadandthefuture accessroad.

Specific PropertyRecommendations
3. AtheyProperty: Confirm RE1 Zone Thisproperty comprises three parcels that [Link] anditsballfields. Thispropertycanbe accessedbyMD198and theexisting accessroad. Thepropertyhas approvedplansforclusteredresidential useswith developableacreage of [Link] accommodatesinglefamilydetachedhomes orpublicrecreationfields. Protect the headwaterandthe stream buffer. Supporthardsurfacetrailconnectionstotheschoolandfuturedowntowndevelopmentoutsidethestreamvalleybuffers. SupportParks acquisition forrecreationuse. Supporttheretentionofspecimentrees.

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4. VolunteerFireDepartment: Confirm RCZone Inanefforttocontainthecommercialarea,this3acresitewillremainRCasitis partiallyforestedandpartially plannedfortheaccessroad. Locatedbetweentheschoolandthe accessroad, [Link] and store trailers,trucks,andothermaterial. TheVFDhasnointerestinrezoningand wantstoretainthesite. Accessto thesitewillbefromthe [Link],thePlanrecommendsaforestedcivicspacebufferingtheschoolfrom the commercialcore. Maintainthewoodedbuffer betweentheschoolandthesite. SupportCounty partial acquisitionforthe accessroad. Supportpublicopenspace. Support useofa stormwatermanagementfacility. 5. BurtonsvilleElementarySchool: ConfirmtheRCZone Aplanned2012 building expansion [Link] could complimentthisexpansion withcommunityfieldsandpublicopenspace. Supportlimitedexpansionabovetheexistinglevelofimperviousness. Support energyefficientstandardsforthebuildingexpansionwithavegetatedorcool(solar)roof. Supportconnectionstothecommercialneighborhood,parks, andtrails. CombinewiththeAtheyandVolunteerFireDepartmentsites asapublicgreenarea.

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VillageCenterBusiness29
Thisareaofshoppingcenterpropertiescanbe enhanced tocreatemixeduseresidentialandcommercialuseswithanewgridofstreets, pedestrianandbicycleconnections,[Link],housing,services, [Link],residential uses onthe [Link] toberedevelopedintoamixeduseneighborhood.IntheVillageCenterBusiness29area,theCRTZonewillprovidetheopportunitytoexpand therangeoflanduses,[Link] [Link],lowerbuildings adjacenttotallerbuildingswillbelocatedwithinthesameblock. Connectivity Redevelopment will createalocalstreetnetwork thatconnectsbothsidesofBusiness29. Thelocalroadswillprovidecirculationbetweensites forbettervehicular,bicycle, transit, andpedestrianmovements. Confirmthe CountywideBikewaysFunctionalMasterPlansrecommendationsforasigned,sharedroadwayalong Business29. Support throughblockconnectionsand agridoflocalstreets. Supporttransitaccessimprovements. Supporttransitproximitypoints. Provideclearlyidentified crosswalks. Provideagreenwayorlandscaped,plantedareawithawidesidewalkalongBusiness29 SupportaBRTstation. Design Once significantredevelopmentoccurs,[Link] [Link] withretailor otherusesonthestreetlevel toprecludelongexpansesofblankwalls. Optionalmethodredevelopmentshould provideprominentpublicopenspace. Supportadaptivebuildings. Supportminimumparking. Include publicopen spaces. Supportwayfindingsystemtoorientpedestriansandcyclisttoopenspacesandtransitopportunities. Supportstreetscapeimprovements.

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Environment Any infill or redevelopmentwillmeetthemostcurrent environmentalsitedesignrequirements. [Link]: Maximizethepotentialforrenewableenergysystems Useofsiteandbuildingdesignandorientationforpassivesolarheatinganddaylightingoftheinteriorspaces Maximizetheuseoflocalmaterials Greenrooftechnology Useofsolarpanelsinbuildingdesign Useofoutsideshadesthatprovideshadingforglassanddirectsunlightdeepintointeriorspaces Providegreencompletestreets,limitimperviousness,increasetreecanopy Landscapetransitionareasadjacenttoexistingneighborhoods Development will providethemostcurrent environmentalsitedesign. Reduceimperviousness. Economy Support regional retailandmixeduses,includinghousing Support affordablehousingforallages, includingseniorhousing. Support adwellingunitmixofresidentialunittypes. Supportsmallbusinessopportunities Supportpublicbenefitpointsforprovidingsmallbusinesstenantspace atransitcenterupgrade Supportmixeduseswithhighestdensitiesatthecrossroads. Encourageunderusedparkinglotstobeusedforweekendandseasonaloutdoormarkets ProvideretailvisibilityfromUS29andBusiness29.

Specific PropertyRecommendations
Insert Map17 Business29 Properties 1. BurtonsvilleCrossing Shopping Center Site: fromC1to CRT1.5:C1.0,R1.0,H75 Thisapproximately13acrepropertyeastofBusiness29hasredevelopmentpotential.Buildingheightsof75feetareappropriateonproperties adjacenttoUS29. ThetallestheightsareenvisionedalongNationalDrive,adjacenttotheBurtonsvilleBusinessParkandtheparkandride. Provideagreen area along Business29 betweentheroadandthesidewalk. Optionalmethod development shouldincludea public gathering space.

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Provide transitaccessimprovements totheparkandride lot. Support anadditionalaccessto Business29.

2. BurtonsvilleOfficePark:fromOMtoCRT1.5:C1.0,R1.0,H75 RezoningwillprovideawiderrangeofusesatthesamedensityastheOMZoneandwillallowfortheadaptivereuseofthesingleuseoffice [Link],pedestrian,andbicycleconnections. RetainthegreenareaalongBusiness29andMD198. Supportadaptivereuseofbuildingsthatincludesretailusesorientedtothestreet. 3. ParkandRide Lot: fromOMto CRT1.5:C1.0,R1.0,H 75 MontgomeryCountyandStateofMarylandowntheparkandridelot. Anyadditionaltransitparkingshouldbeprovidedinabovegradeparking structures. Rezoning allowsforredevelopment. The CRT zoneallowsforsharedparking withadjacentproperties. TheCountyhasnoplansto redevelopthisfouracre,[Link] [Link] following: Considerlocatingthestationclosertothecrossroadsandnew abovegradeorbelowgradestructures alongUS29. Providelandscapingaroundparkingstructures orconsiderwrappingthemwithretailandotheruses. Increasetreecanopy. Providelandscaping. Supportsharedparkingwithadjacentpropertiesduringoffpeakhours.

4. BurtonsvilleTownCenterShoppingCenter andparcelP645: fromC2 andRC to CRT1.5:C1.0,R1.0,H60 ThisisthelargestpropertyinBurtonsvilleat27.15acres,withapproximately14.37acresinforestconservation. Thesiteincludesasmallpublic spaceinthemiddleoftheshoppingcentersparkinglot. [Link] redevelopmentshouldincludethefollowing. Buildingheights attheintersectionofBusiness29andMD198couldriseto60feet,compatiblewiththeestablishedofficeparkonNational Drive. Include alandscapedbufferonthenorthsideadjacenttotheexistingresidentialuses. RetainthebikewayandlandscapedgreenareaalongBusiness29betweentheroadandthesidewalk Optionalmethoddevelopmentshouldincludeanenhanced,moreusable, andshadedcivicgreenspace. Maintain theforestconservationeasement intheRCZone onthewesternandnorthernportionsofthesite. Providelandscapingaroundanyfutureparkingstructureorconsiderwrappingtheparkingwithretailandotheruses.

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Implementation
Summary
TheBurtonsvilleNeighborhoodCrossroadsPlanisdesignedtosupportthetransformationofBurtonsvillefromacrossroadsto acommunity throughrecommendationsfor connectivity,design,environmentandtheeconomy. The nearterm designobjectives intheRuralEdge will seek toprotecttheheadwaters [Link] thecommercialcore, thenew zoningwillallowfor newusesandflexibility,anaccessroadtosupportlocaltravel,and infilldevelopmentand buildingexpansions. Longerterm actionswill complete localvehicularandpedestrianconnections alongMD198and [Link] Planenvisionsavarietyofbuildingsizes andheightsandcreatesappropriatetransitionstotheadjacentresidentialneighborhoods.

NearTermandLongTermActions
This Plan anticipates thatcohesive development willtakeplace overalongtimeperiod. Neartermimprovementsareprimarilygovernment actionsthatexpandopportunitiesforinfill,adaptivereuse,and redevelopmenttosupportfutureprivateinvestment,andpromote longterm [Link],theelementaryschool,roads,andrezoningtoencourage mixeduseswillencourageprivate propertyownerstoreinvestandtransformthecrossroadsintoacommunity. NearTerm ApprovetheSectionalMapAmendmenttomodifythe commercial zoningtoallowawiderangeoflandusesincludinghousing,retail,limited employment uses, andcommunityservices. (MontgomeryCountyDOT,CountyCouncil) Approve ZoningTextAmendmentforWatershedProtection. (CountyCouncil) Approvefundingand designforthe Accessroad. (MontgomeryCountyDOT,CountyCouncil) Continue streetscapeandbuildingfaadeimprovements along MainStreet MD198.(DHCA) Continuethe RetailCenterSignageEasementprogramforstripcenters along MainStreet MD198.(DHCA) Encouragetheuseandoccupancyoftheexisting,underutilizedBurtonsvilleCrossingShoppingCenter andofficepark.(PropertyOwner) Establishalocalchamberofcommerce.(BusinessOwners,DED) ConducttheplanningstudyforMD198usingthetrafficcountsfromthefullyfunctioningInter CountyConnector.(SHA) AcquireparklandintheRuralEdge.(MNCPPC) PlanBurtonsvilleElementarySchoolexpansion. (MCPS)

LongTerm Constructadditionalretail,office,andresidentiallanduses,includingtheBurtonsvilleCrossingShoppingCenter.(PropertyOwner)

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Design andconstruct parks,trails,andactiverecreationsites.(MNCPPC,DepartmentofParks) Complete streetscapeandbuildingfaadeimprovementsalongMainStreet MD198.(DHCA,PropertyOwners) Completetheaccessroad.(MCDOT,PropertyOwners) Completethegridofretailstreets.(PropertyOwners) CompletethemainstreetimprovementsalongMD198.(SHA,PropertyOwners) Complete the remainingpedestrianandbikewayconnections.(MCDOT, SHA,PropertyOwners) Completerecreationfacilitiesandfinaltrailalignments.(SHA,MCPS,MNCPPC,DepartmentofParks) CompletethePublicGreenasfollows: Approveandconstructtheelementaryschoolexpansion(MNCPPC,MCPS) PurchaselandandconstructrecreationfieldsontheAtheyproperty.(MNCPPC,MCPS) Includethe Volunteer FireDepartmentsitefor theaccessroadandfutureopen space(MNCPPC,MCPS,MontgomeryCounty)

Zoning
ExistingZoning ThePlanareacomprises of [Link] approximately191 totalacres,approximately seventy threearezoned for office andcommercial uses and117arezonedforlowdensitydevelopment. ProposedZoning ThePlanrecommendsreplacingtheexisting C1,C2,OM, and I1ZoneswiththeCRTZone alongbothsidesofBusiness29andalongthenorth sideof MD [Link] designedto: provideflexibilitytorespondtocurrentmarketconditions provideaddedpublicengagement(site plan)thatcommercialzonesdo notrequire providecertaintywithdensityandheights provideamixof commercial uses andhousingopportunities provideadequatetransitions requirepublicuse space supportinfilldevelopment.

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ThisPlanconfirmsthatanylawfullyexistingbuildings,structuresorusesthatpredatetheapplicationoftheCRTorCRNzones areconforming structuresofusesandmaybecontinued,renovated,repaired,orreconstructed. Anylawfullyexistingspecialexceptionsapprovedpriortothe applicationoftheCRTorCRNzonesmaycontinueaslawfullyexistingusesaslongasitfullycomplieswiththetermsandconditionsofits approval. TheCRTZone provides bothastandardandanoptionalmethodofdevelopment. Thestandardmethodlimitsoveralldensityto0.5FAR. The optionalmethod allowsadditionaldensityasan incentivetoprovide public spaces. TheCRT Zone requires theprovisionof publicuse spacefor [Link] maybeprivatelyowned,buttheymustbeaccessibletothepublic. ThePlanalso recommendsreplacingtheexisting C2ZonewiththeCRNZone [Link] small,lowdensityareasanditis designedtoprovide: flexibilityforsmallbusinessestorespondtolocalmarketconditions transitionstoadjacentresidentialneighborhoods neighborhood protections infillandadaptivereuse [Link],lowdensityedgetothe commercialNeighborhood,limitexpansionofthecommercialcore,andlimitnegativeenvironmentalimpactsonthePatuxentRiverWatershed. SupportclusterdevelopmentintheRCZone SupportlowdensitydevelopmentintheRE1Zone.

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CRTPublicBenefit Priorities ThisPlansupportstheuseoftheoptionalmethodintheCRTZoneto furtherthevisionof Burtonsvilletobetransformedfromacrossroadstoa [Link] ofnaturalandagriculturalresources. TheCRTZone,proposedfortheMainStreetNorthandtheVillageCenterBusiness29areas,providesbothastandardandanoptionalmethodof [Link] tothegreaterof1.0FARor10,[Link] optionalmethodallows additionaldensityasanincentiveto provide publicbenefits. ThisPlanprioritizesthosebenefitsandencouragesthefollowingtobe considered: Streetscapeortheconstructionofoffstreetstreetscape Throughblockconnectionsforsafeandattractivepedestrianconnectionsbetweenstreets Transitaccessimprovements (totheParkandRidefacility) Advanceddedicationformasterplannedrightsofway (accessroad) Affordable housing forallages Adaptive buildings (opportunitiesforinfillandbuildingreuse) Neighborhoodservicesincludingsafeanddirectaccesstoretailandtenantspaceforlocal businesses Live/Work units Minimumparkingstandards Treecanopy Publicopenspace PublicOpenSpace Whilepublicusespaceisrequiredforcertainpropertiesunderboththestandardandoptionalmethoddevelopment,dependingonlotsizeand numberofroadfrontages, theprovisionofpublicusespace abovetheminimumrequiredisapublicbenefitunderthe optionalmethod. Public usespacesmaybeprivatelyowned,buttheymustbeaccessible tothepublic. ThefollowinglistthepublicspaceprioritiesinthePlanarea: NewpublicusespaceonthesiteoftheBurtonsvilleCrossingShoppingCenter Expandedpublicusespace onthesiteoftheBurtonsvilleTownSquareShoppingCenter Landscapetransitionareasbetweenthenewdevelopmentandexistingresidential,institutional,oragriculturaluse. ProvidelandscapingimprovementstotheintersectionofMD198andBusiness29 suchasflowersandornamentalgrasses. Aprimaryintentof theRCZone istoprotectscenicandenvironmentallysensitiveareas. Atleast60percentof RCzoned sites mustbepreserved asopenspace withtheuseoftheclusterprovisions. Openspaceprioritiesinclude: Limit imperviousnesstoeightpercent Treecoverwithinthebufferareas

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ProposedZoningTextAmendmentforWatershedProtection ThePlanrecommendsthatdevelopmentwithin designatedheadwatersofthe PatuxentRiverWatershedbelimitedtoeightpercent imperviousnessinsteadofthe10percentestablishedinthe FunctionalMasterPlanforthePatuxentRiverWatershed andintheEnvironmental Guidelines. ThePlan areaisinthesensitiveheadwatersofthePatuxentRiverandtheexisting 10percent limit is notadequatetopreserve these sensitiveareas. ThePlans recommendationfor eightpercentimperviousnessmatchestheexisting limitinthePaintBranch SpecialProtection [Link] forareasdesignatedinthePlan isrequiredtoestablishtheeightpercentimperviousnesslimitin theRCZonein thisPlan.

SubdivisionProcess
MostofthesmallpropertiesintheMainStreetNorthandMainStreetSouthareasareunplattedandwillbesubjecttosubdivisioninorderto [Link],thefollowingmaybeconsidered: Theapplicationfeesarebasedonsquarefootage Thesubdivisionmaybesubjecttodedication,atrafficstudy,forestconservationlaw,andanadequatepublicfacilities test.

Transportation Capacity andJobstoHousing

[Link], the transportationsystemcouldaccommodatea50percentincreaseincommercialsquarefootage. Tworecenttraffic analysesindicatethatthe MD198intersectionswithOldColumbiaPikeandtheUS29northboundofframparecurrentlyoperatingatacceptablelevelsofservice(Critical LaneVolumes[CLV]between830and1,000). Theseacceptabletrafficconditionswould continueadditionaltrafficfromthenearbyapprovedbut notbuiltdevelopments(CLVsbetween950and1,050). Thetrafficatlocalintersectionsiswellbelowtheapplicablecongestionstandardforthe Fairland/WhiteOakPolicyArea(1,475CLV)andwouldprovidesignificantadditionalroadwaycapacitytoaccommodatefuturedevelopmentin [Link] residentialandnonresidentialdevelopments. Table 3 ProposedDevelopment ExistingDevelopment Proposed ResidentialUnits 8singlefamily 608units NonResidentialsf 730,000sf 880,000sf 1,400,000sf NonResidentialsf 2,105jobs 2,6284,200jobs convertedintoJobs

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Street andHighwayClassifications ThisPlanrecommendsreclassifyingBusinessUS29fromanarterialtoabusinessstreet (B8)toachievethe Plansgoalofacommunity connectedby localbusinessstreets. The accessroad,thelocalstreetgrid,BusinessUS 29,andthesidewalks,bikeways,andtrailscreatea [Link] transportationimprovementswillreduceconflictswiththroughtrafficand provideabalancedtransportationsystem. Thelocalstreetgridshould beconstructedtoapproximate Business Streetdesignstandardswithlessthan60footrightofway and twotravel [Link]. Table 4 RoadwayClassifications master planof minimum highways rightofway number (feet) M76 120

master planned streets from majorhighways MD198 Old MainStreet Columbia Pike MD198 Business US29 businessstreet Business29 Accessroad Dustin Road MD198

to Business US29 US29

through travel lanes 4, divided 4, divided

target speed (mph) 30

design standard Mod. 2004.16 Mod. 2004.16

M76

130170 varies

35

MD198 MD198

B8 B7

100200 varies 60

4, divided 2

30
25

Mod. 2005.04 2005.01

primarystreets OldColumbia Tolson Pike Place

MD198

P25c

70

25

2003.01

Minimumrightofwaymaynotincludeturning,parking,acceleration, [Link] centerline. DesignstandardsarethemostrepresentativecrosssectionfromtheRoadCode.

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Bikeways The CountywideBikewaysFunctionalMasterPlan recommendsbikeroutesthrough [Link] and addsbikelanes alongthe accessroad. ThisPlanrecommendsdesignating MD 198asaBicycleandPedestrianRetailPriorityArea,which will facilitatetheallocationoffundsforbicycleandpedestrianimprovementsonStateroadswithinthe Plan [Link] fundamentalgoal of creatingalively,pedestriancenteredatmosphereonMD 198. Table5BikewayClassifications Route Name Location BL12 OldColumbia TolsonPlacetoMD198 Pike SP20 MD198 Business US29 SR53 BusinessUS29 LB1 Accessroad MD198toDustinRoad MD198to MD198

BikewayType BikeLanes SharedUsePath SignedShared Roadway BikeLanes

Status Existing Existing/ Proposed Proposed Proposed

Reference CBFMP CBFMP CBFMP New

PublicSchools
ThePlanareaisservedbyBurtonsvilleElementarySchool, BannekerMiddleSchool,andthe NortheastHighSchoolConsortium. PaintBranch HighSchool isthebaseareaschoolbutstudentsmayalsochoosetoattendeitherBlakeHighSchoolorSpringbrookHighSchool. ThePlanproposesupto600newresidentialunits, estimatedto generate 25elementaryschoolstudents(gradesK5), 23middleschoolstudents (grades68), and20highschoolstudents(grades 912).Theseadditionalstudents,alongwithdevelopmentproposedintheFairlandMasterPlan area,willrequire expanding BurtonsvilleElementarySchool,[Link] BannekerMiddle SchoolarealreadyprojectedbyMCPStobeadequateto servethe areas needs.

ParksandOpenSpace
[Link],Fairland,and adjacentcommunities. [Link](Burtonsvilleand Columbia),oneneighborhoodpark(McKnew),andonerecreationalpark(Fairland).ToachievethePlansgoalofprovidingactiverecreation, providingconservationsites,andimprovingconnectionstoparks,theParksDepartmentwillacquireseveralpropertiesinthe Planarea.

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SewerandWater
The Plan confirms the FairlandMasterPlanssewerandwater [Link] extendedbeyondthe NeighborhoodintotheRuralEdge.

CapitalImprovementsProgram
TheCapitalImprovementsProgramwillimplementthefollowingrecommendations. AccessRoad (MCDOT) DHCAs BuildingFaadeand RetailCenter SignageEasementPrograms along MD198 Implementsignage,streetscape,andbuilding [Link] streetcommercialrevitalizationinitiatives.(DHCA) PublicGreen Expandtheelementaryschool. (MCPS) PurchaseandconstructrecreationfieldsontheAtheyproperty.(MNCPPC/MCPS) Expandtheelementaryschool.(MCPS) AcquiretheVolunteerFireDepartmentsiteforpublicopenspace (MCDOT) Inaddition,theMarylandStateHighwayAdministrationisresponsibleforconstructionoftheimprovementstoMD198. RESOURCES Followingisalistofresourcesthatmightbeofrelevanceforthoseconsidering [Link],isfor informationalpurposesonly, andisnotintendedtobeexhaustive. MontgomeryCounty MontgomeryCountyZoningOrdinance Chapter59 [Link]

MontgomeryCountyCode [Link]

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Chapter19Erosions,SedimentControlandStormwater Management Chapter22AForestConservationTrees Chapter49StreetsandRoads Chapter50Subdivision

DHCABurtonsvilleLegacyPlan [Link] [Link] DPSOutdoorCafSeatingGuide [Link] [Link]

DPSSidewalkVendorOperationandLicense [Link] 0227_1661.pdf

DPSBuildingConstruction BuildingCodes&Standards [Link] bc/[Link]

DOTPedestrianSafety [Link] ty/[Link] DEPPatuxentWatershedRestorationPlans

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[Link] [Link] MCPSBurtonsvilleExpansion(CIP2013) [Link]/departments/planning/PDF/CIP13_Chapter3.pdf

MarylandNationalCapitalParkandPlanningCommission MNCPPCBurtonsvilleCrossroadsNeighborhoodPlan [Link]

MNCPPCCountyBikewaysFunctionalMasterPlan [Link] MNCPPCDevelopmentManual [Link] htm MNCPPCCommercialResidentialZoneOverview [Link] MarylandStateHighwayAdministration MarylandStateHighwayAdministration MD28/MD198CorridorImprovement Study [Link] [Link]

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