University Boulevard Corridor Plan: Public Hearing Draft Recommendations

Amherst Avenue and Chestnut Ridge District

WTOP Neighborhood

Land Use and Zoning Recommendations

• Confirm the Commercial Residential (CR) CR-2.0 C-1.5 R-1.5 H-75 Zone for the retail property at 2119 University Boulevard West and all other properties, including the U.S. Postal Service property, along Amherst Avenue, as shown in Figure 13.
• Rezone the WTOP Transmitter property from the R-90 Zone to the CRT 1.5 C-0.5 R-1.25 H-70 Zone to promote infill mixed-use development that is in proximity to existing and planned transit that contributes to the Plan’s public benefits, as shown in Figure 14.
• Rezone the Berkeley Court/Westchester development from the Planned Development (PD-9 Zone) to the CRN 1.0 C-0.0 R-1.0 H-50 Zone as suitable equivalent zone for the property since the PD Zone cannot be confirmed through the Sectional Map Amendment (SMA).
• Rezone the detached residential properties as shown in Figures 13 and 14.

Urban Design Recommendations

Redevelopment of this area should explore:

• Opportunities for coordinated redevelopment of the WTOP property and properties fronting on Amherst Avenue, as shown in Figure 15.
• Integration of recommended BRT station into redevelopment.
• Higher densities and activated building frontages along University Boulevard West and Amherst Avenue that include a mix of uses and active fronts to support recommended transit.
• Activated privately owned public space.
• An internal street grid that connects to surrounding existing public streets.
• A variety of residential unit types including multifamily, medium- and small-scale developments.
• Consolidated parking solutions accessible from internal streets that minimize or eliminate curb cuts along Amherst Avenue and University Boulevard West.

Future development of the WTOP property must:

• Protect and preserve the WTOP Transmitter (M: 31-12) listed in the Master Plan for Historic Preservation.
• New development adjacent to the WTOP Transmitter should enhance its environmental setting by exploring architectural elements and building heights that are compatible with the historic resource’s scale and architectural style, and that maintain its visibility and prominence on the property.

• Complete archaeological investigations consistent with §18-31 of the County Code.  
• Create a new street network on the property that provides pedestrian, bicycle, and vehicular connections to Blueridge Avenue and University Boulevard West.
• If development is coordinated with properties fronting on Amherst Avenue, provide a street connection to Amherst Avenue between University Boulevard and Blueridge Avenue; if a street connection is not feasible, at a minimum, provide a pedestrian and bicycle connection.
• Activate Blueridge Avenue with lower density development to transition to the existing residential community and improve the pedestrian connections between Amherst Avenue and Blueridge Avenue.
• Explore alternatives for outdoor activity at different scales throughout the development, including pocket greens, a farmers’ market, and shared streets.

Hearthstone Village Neighborhood

Land Use and Zoning Recommendations

• Confirm the CRN 1.5 C-0.5 R-1.5 H-45 Zone for the non-residential properties along Amherst Avenue, as shown in Figure 17.
• Designate the Romeo and Elsie Horad House (M: 31-87) in the Master Plan for Historic Preservation and encourage the adaptive reuse of the building.
• Rezone the Canaan Christian Church properties at 2100 and 2118 University Boulevard West and 11221 Rose Lane and the vacant property at 11220 Rose Lane from the R-60 Zone to the CRN 1.0 C-0.0 R-1.0 H-50 Zone, as shown in Figure 18, to support new infill development and advancing the Plan’s recommended public benefits, including historic resource preservation. 
• Rezone the Hearthstone residential community from the PD-18 Zone to the CRN 0.75 C-0.0 R-0.75 H-50 Zone as suitable equivalent zone for the property since the PD Zone cannot be confirmed through the Sectional Map Amendment (SMA).
• Rezone the Har Tzeon property from the R-60 Zone to the CRT 1.5 C-0.25 R-1. 25 H-60 Zone to support the Plan’s recommendations to encourage new residential development at institutional properties.
• Rezone the detached residential properties as shown in Figures 17 and 18.

Inwood House Neighborhood

Land Use and Zoning Recommendations

• Rezone the Pomander Court property from the Residential Town (RT-12.5) Zone to the CRT 1.5C-0.25 R-1.5 H-60 Zone, as shown in Figures 20 and 21, to support the Plan’s recommended public benefits.
• Rezone the Surrey Walk and Wetherstone residential townhouse communities from the RT-10 and RT-12.5 Zones to the Townhouse Medium Density (TMD) Zone as the RT-10 and RT-12.5 Zones cannot be confirmed through the SMA.
• Rezone the Inwood House property at 10921 Inwood Avenue from the R-60 Zone to the CRT 1.5 C-0.25 R-1.5 H-70 Zone to support infill or redevelopment of the property that further the Plan’s public benefits, including affordable housing and specialized housing for residents with disabilities.
• Rezone the detached residential properties as shown in Figures 20 and 21.

Urban Design Recommendations

Properties around the intersection of Inwood Avenue and University Boulevard West have development potential that could anchor the recommended BRT station with mixed-use development or higher-density residential uses. Redevelopment around this intersection should explore the following, as shown in Figure 22:

• Mixed-use redevelopment of the Inwood House property that integrates the proposed BRT station and includes affordable housing, particularly for residents with disabilities, as well as public open space and neighborhood serving retail to promote pedestrian activity and support transit users.
• Corridor-fronting small and medium-scale multifamily development at the other three quadrants of this intersection, to connect residents with recommended pedestrian, bicycle, and transit improvements along the corridor.
• Redevelopment of the Pomander Court property with higher-density residential uses, frontage improvements along University Boulevard West, and pedestrian and bicycle connections to Wheaton Forest Local Park.
• Promote Montgomery County Public Schools’ (MCPS) Safe Routes to School initiative by modifying the intersection of University Boulevard West and Inwood Avenue to include a dedicated signalized left turn. 
• Promote a more compact and street-oriented Glen Haven Elementary School that minimizes surface parking along Inwood Avenue.

Arcola Avenue District

University Towers Neighborhood

Land Use and Zoning Recommendations

• Rezone the University Towers, Warwick Apartments and Arcola Towers properties from the RH Zone to the CR 2.0 C-0.25 R-2.0 H-200 Zone, as shown in Figures 24 and 25, to permit conforming properties and the opportunity for infill development that contributes to the Plan’s recommended public benefits.
• Rezone the residential townhouses at Northwoods Crossing (11000-11026 Hemingway Court) and the Stonington Woods communities from the RT-12.5 Zone to the TMD Zone as the RT-12.5 Zone cannot be confirmed through the SMA.
• Rezone the Young Israel Shomrai properties at 1128 Arcola Avenue, 1132 Arcola Avenue and the Parkland Swim Club property at 1124 Arcola Avenue from the RT-12.5 Zone and R-60 Zone to the TMD Zone to permit development flexibility between property owners.
• Rezone the Kemp Mill Shopping Center properties, including 1370 Lamberton Drive and 1398 Lamberton Drive, from the Neighborhood Retail (NR) Zone to CRT 1.5 C-0.75 R-1.25 H-70 Zone to promote the Plan’s recommended public benefits.
• Rezone the Montgomery Parks properties (1206 Arcola Avenue and Parcel Tax ID 03358966) from the R-90 Zone to CRT 1.5 C-0.75 R-1.25 H-70 Zone to support any potential development with the adjacent commercial property. Should redevelopment of the adjacent commercial property occur, the property owners should explore opportunities to exchange these properties for property of an equal or greater size (approximately 20,000 square feet) to augment the functionality of Kemp Mill Urban Park.
• Rezone the Autumn Lake Healthcare at Arcola property at 901 Arcola Avenue from the R-60 Zone to the CRT 1.5 C-0.5 R-1.25 H-60 Zone.
• Confirm the R-60 Zone for the Yeshiva of Greater Washington property at 1216 Arcola Avenue and the R-90 Zone for the Kemp Mill Urban Park.
• Confirm the detached residential properties, east of Arcola Avenue and within the Plan area, to the R-60 Zone.

Urban Design Recommendations

Properties around the planned BRT station at Arcola Avenue and University Boulevard West offer limited opportunities for redevelopment.

The cluster of properties around and including the Kemp Mill Shopping Center have potential for coordinated development to create a new mixed-use neighborhood center. Redevelopment at the shopping center and other properties should consider the following, as shown in Figure 26:

• Establish a compact development pattern of short blocks and internal streets with enhanced streetscape to promote pedestrian activity between the surrounding community and the new center.
• Explore a mix of uses that includes retail and a broad range of residential unit types, including attached and multifamily development, to serve different needs and income levels.
• Improve and extend the existing access road from University Boulevard West through University Towers as a pedestrian friendly street with street-facing buildings and enhanced streetscape that connects with new internal streets in the redeveloped shopping center cluster, to provide an alternative vehicular connection north and east of Arcola Avenue.
• If the Kemp Mill Shopping Center redevelops, provide a minimum 0.75-acre privately owned public space, consistent with a neighborhood green on the larger shopping center parcels, near the Sligo Creek Trail entrance. Explore placemaking opportunities on the shopping center property to incorporate public art and wayfinding, and to consider activation strategies for the recommended neighborhood green.

Breewood Park Neighborhood

Land Use and Zoning Recommendations

• Rezone the Northwood Presbyterian Church properties at 1200 University Boulevard West and the property at 1106 University Boulevard West from the R-60 Zone to the CRT 1.5 C-0.25 R-1.5 H-70 Zone, as shown in Figures 28 and 29, to promote new infill development and to further the Plan’s public benefits.
• Explore mechanisms to transfer the right-of-way at the termini of Breewood Road and Tenbrook Drive to the M-NCPPC to improve the Northwood Chesapeake Bay Trail alignment and solidify maintenance and management of the trail by Montgomery Parks between Sligo Creek Stream Valley Park and Breewood Neighborhood Park.
• Rezone the Good Shepherd Episcopal Church at 818 University Boulevard West from the R-60 Zone to CRT 1.5 C-0.25 R-1.5 H-60 Zoneto support the Plan’s recommendations to promote infill development on institutional properties.
• Rezone the detached residential properties as shown in Figures 28 and 29.

Urban Design Recommendations

Properties at 1200 and 1106 University Boulevard West, including Northwood Presbyterian Church, have the potential for significant redevelopment that would enhance the vicinity of the planned BRT station at Arcola Avenue. Corridor-fronting residential properties east of Breewood Neighborhood Park also have potential for adding residential units that can also support transit ridership at this location. Redevelopment at these locations should:

• Explore mixed-use development at 1200 and 1106 University Boulevard West that creates active frontages along University Boulevard, extends connectivity north through the Access Road along University Towers, and includes a mix of uses including residential and public open space.
• Improve natural surface trail connections between the Northwood Chesapeake Bay Trail and the termini of Tenbrook Drive and Breewood Road to ensure that the trail connections are signed, marked, and mapped.
• Establish a public paved surface trail or similar connection between University Boulevard West and the paved Sligo Creek Trail through the Northwood Presbyterian Church property, with redevelopment.
• Promote small-scale multifamily development at corridor fronting residential properties.

Northwood Neighborhood

Land Use and Zoning Recommendations

• Confirm the R-60 Zone for Northwood High School and Forest Knolls Elementary School.
• Rezone Luther Rice Memorial Baptist Church at 801 University Boulevard West from the R-60 Zone to the CRT 1.5 C-0.25 R-1.5 H-60 Zone to promote new infill development and to further the Plan’s public benefits.
• Rezone Young Israel Shomrai Emunah at 811 and 813 University Boulevard West as well as the detached residential properties as shown in Figures 31 and 32.

Dennis Avenue District

Sligo Woods Neighborhood

Land Use and Zoning Recommendations

• Rezone the Collins Funeral Home property at 500 University Boulevard West from the R-200 Zone to the CRT 1.5 C-0.5 R-1.25 H-60 Zone.
• Rezone the Verizon substation and four detached residential properties, 10311-10317 Gilmoure Drive, from the R-60 Zone to the CRN 1.0 C-0.0 R-1.0 H-50 Zone to promote redevelopment near planned BRT.
• Rezone the detached residential properties as shown in Figures 34 and 35.

Mary’s Center Neighborhood 

Land Use and Zoning Recommendations

• This Plan recommends a consistent land use approach, via the CRT Zone, for existing residential and non-residential properties that would permit new infill development near the planned BRT station at Dennis Avenue, as shown in Figures 37 and 38.
• Three vacant parcels and a detached dwelling at the southwest intersection of University Boulevard and Dennis Avenue are under common ownership and offer an opportunity to redevelop with primarily residential uses, including attached and multifamily development. New residential development at this location will serve as a gateway feature to this area.
• Mary’s Center provides county residents with healthcare, education, and social services. This Plan supports the CRT Zone for the property since it permits the existing use and provides more flexibility if the property is redeveloped in the future. If the property completely redevelops, this Plan supports a new pedestrian or bikeway extension of Greenock Road to University Boulevard or the extension of Gilmoure Drive.
• The Nichiren Shoshu Myosenji Temple, located at Brunett Avenue and University Boulevard, is a religious institutional property along the corridor. This Plan supports the future evaluation of the Temple for listing as a Master Plan Historic Site, with the potential for adaptive reuse. If the Temple was to be removed, appropriate redevelopment for the site includes attached units such as duplexes or townhouses.

NORTHWOOD PARK NEIGHBORHOOD

• Rezone the detached residential properties from the R-60 Zone to the CRN 1.0 C-0.0 R-1.0 H-50 Zone, as shown in Figures 40 and 41.

North Four Corners Neighborhood

Land Use and Zoning Recommendations

• Rezone the HOC property from the R-60 Zone to the CRT 1.5 C-0.25 R-1.5 H-70 Zone, as shown in Figures 43 and 44, to further the Plan’s recommended public benefits, including affordable housing and public open space.
• Redevelopment on the HOC property must provide a financial contribution for park improvements in or near the Plan area at the time of redevelopment in lieu of on-site open space. In addition to the contribution, redevelopment should improve connections to and engage North Four Corners Local Park.
• Rezone the detached residential properties as shown in Figures 43 and 44.

Urban Design Recommendations

• Provide a range of residential unit types, including attached and multifamily development on the HOC property.
• New development building heights must transition to the existing detached properties along Royalton Road.
• New development must also engage and complement North Four Corners Local Park, as shown in Figure 45.
• Where possible, relocate vehicular access from University Boulevard to intersecting or parallel streets to promote safety for people walking, rolling, biking, taking transit, and driving along University Boulevard West. Where University Boulevard West provides the only site frontage, consolidate vehicular access.

Four Corners District

Four Corners West Neighborhood

Land Use and Zoning Recommendations

• Rezone the commercial properties (2 University Boulevard West, 22 University Boulevard West, 106 University Boulevard West, 108 University Boulevard West and 10040 Colesville Road) in the median of University Boulevard West from theCRT-2.25 C-1.5 R-0.75 H-45 Zone to CRT 2.5 C-1.5 R-1.5 H-75 Zone to promote the Plan’s recommended public benefits, as shown in Figures 47 and 48.
• Rezone the Safeway Shopping Center property at 116 University Boulevard West from the R-60 Zone and CRT 1.5 C-1.5 R-0.5 H-45 Zone to the CRT 2.0 C-1.5 R-1.5 H-60 Zone to promote mixed-use development that contributes to the recommended public benefits. 
• Rezone the U.S. Postal Service property at 110 University Boulevard West from the CRT 1.5 C-1.5 R-0.5 H-45 Zone to the CRT 2.25 C-1.5 R-2.0 H-60 Zone that promotes the Plan’s recommended public benefits.
• Rezone the Four Corners Office Park property from the R-60 Zone and CRN 0.5 C-0.5 R-0.25 H-35 Zone to the CRN 0.5 C-0.5 R-0.5 H-40 Zone to remove split zoning of the property.
• Rezone the property at 10000 Colesville Road from the R-60 Zone to the CRN 1.0 C-0.0 R-1.0 H-40 Zone.
• Rezone the BP automotive service center property at 112 University Boulevard West from the CRT 2.25 C-1.5 R-0.75 H-45 Zone to CRT 2.25 C-1.5 R-1.5 H-75Zone to support the recommended public benefits.
• Rezone the Shell gas station property at 100 University Boulevard West from the CRT 1.5 C-1.5 R-0.5 H-45 Zone to the CRT 2.25 C-1.5 R-1.5 H-60 Zone to support the Plan’s recommended public benefits.
• Rezone the detached residential properties as shown in Figures 47 and 48.

Urban Design Recommendations

• Encourage property assembly of the single-use commercial properties in this neighborhood to create a consistent block pattern that facilitates a new street network or linear openspaces that promote new development opportunities.
• Concentrate taller buildings towards University Boulevard and lower building heights towards existing detached residential properties.
• Locate structured parking, either above or below grade, that minimizes street exposures. 
• With future redevelopment of the Safeway grocery store, provide a minimum 0.25-acre privately owned public space, consistent with the characteristics of a neighborhood green.
• If properties are redeveloped individually, the following design parameters must be considered:
  • Ensure consistent building frontages for new development.
  • Incorporate a visual landmark or public art that contributes to creating a sense of place.

Four Corners North Neighborhood

Land Use and Zoning Recommendations

• Rezone the commercial properties in the northeast intersection of Colesville Road and University Boulevard West, as shown in Figure 51, including at 10100 Colesville Road, 10110 Colesville Road, 10118Colesville Road, 10120Colesville Road, 10126 Colesville Road, 10130 Colesville Road, 10132 Colesville Road, 10134 Colesville Road, Parcel 072 and Parcel P11 from the R-60 Zone and CRT2.25 C-1.5 R-0.75 H-45 Zone to the CRT 2.25 C-1.5 R-2.0 H-70 Zone to promote mixed-use development that support the Plan’s public benefits, mobility options and pedestrian connections.
• Rezone the properties at 10144 Colesville Road and 110 Sutherland Road from the CRT 1.5 C-1.5 R-0.5 H-45 Zone to the CRT 2.0 C-1.5 R-1.5 H-60 Zone to support mixed-use development that is in proximity to BRT stations.
• Rezone the commercial property at 101 University Boulevard West from the CRT 2.25 C-1.5 R-0.75 H-45 Zone to the CRT 2.25 C-1.5 R-1.5 H-60 Zone to support the recommended public benefits.
• Rezone the commercial properties at 105-111 University Boulevard West from the CRT 1.5 C-1.5 R-0.5 H-45 Zone to the CRT 1.5 C-1.5 R-1.5 H-60 Zone to support new mixed-use development and the Plan’s public benefits.
• Rezone the commercial properties at 115 University Boulevard West, 10101 Lorain Avenue and 10105 Lorain Avenue from the EOF 3.0 H-100 Zone to the CRT 3.0 C-2.0 R-1.5 H-60 Zone to support the Plan’s public benefits, including housing and mobility options.
• Rezone the detached residential properties as shown in Figures 50 and 51 to support the Plan’s recommendations for new residential typologies.

Urban Design Recommendations

• Focus redevelopment along University Boulevard West (MD 193) and Colesville Road (U.S. 29) to enhance the BRT stations, as shown in Figure 52.
• Explore a pedestrian connection between Colesville Road (U.S. 29) and Sutherland Road, east of University Boulevard West (MD 193).
• Concentrate maximum development intensity along University Boulevard and ensure building heights transition to residential properties along Timberwood Avenue.
• Explore a mid-block pedestrian connection or linear open space from Colesville Road (U.S. 29) to Sutherland Road between University Boulevard West (MD 193) and Timberwood Avenue, to expand pedestrian activity and improve alternative access to BRT.
• Redevelopment should consolidate or relocate driveways along University Boulevard West (MD 193) to improve the public realm for those walking, biking and rolling and to facilitate access for transit users.

Woodmoor Shopping Center Neighborhood

Land Use and Zoning Recommendations

• Rezone the Woodmoor Shopping Center, as shown in Figures 54 and 55, from the CRT 0.75 C-0.75 R-0.5 H-40 Zone to the CRT 2.0 C-1.5 R-1.5 H-60 Zone to promote mixed-use development in the Four Corners area that supports the Plan’s recommended public benefits.
• This Plan recommends the future evaluation of the Woodmoor Shopping Center for listing in the Master Plan for Historic Preservation.
• Rezone detached residential properties as shown in Figures 54 and 55 to support the Plan’s recommended new residential typologies.

Urban Design Recommendations

• If the shopping center is redeveloped, the front and central portion of the property must include higher densities and taller buildings. The existing rear surface parking area should be developed with lower building heights that transition to the residential properties on Pierce Drive.
• Establish building frontages along Colesville Road and University Boulevard East to define the public realm with active uses and streetscape improvements.
• Explore structured parking solutions integrated into new development that consolidate parking away from public view.
• With redevelopment, provide a minimum 0.25-acre privately owned public space consistent with a neighborhood green on the property.
• Alternatively, redevelopment could explore integrating the existing structure into a mixed-use development that includes consolidated parking in the rear along with residential uses, and public open space in the existing front surface parking lot.
• If the shopping center does not redevelop, the property owner should incorporate various environmental measures to mitigate heat, including but not limited to, new landscaping or rain gardens in surface parking areas.

Montgomery Blair High School

Land Use and Zoning Recommendations

• Confirm the R-60 Zone for Montgomery Blair High School, Blair Local Park, and Silver Spring Fire Station No.16, as shown in Figures 57 and 58.
• Rezone the Four Corners Ethiopian Evangelical Church property from the R-60 Zone and CRT C-0.25 C-0.25 R-0.25 H-35 Zone to the CRT 1.5 C-0.75 R-1.5 H-75 Zone to promote infill development and the Plan’s recommended public benefits.

Urban Design Recommendations: Four Corners Ethiopian Evangelical Church property

• Redevelopment at this location should take advantage of its unique visibility to explore creative building form and signature architectural features.
• New development should improve pedestrian circulation and access with enhanced streetscape and safe crossings to properties to the north (Woodmoor Shopping Center) and south (Blair High School).
• With redevelopment, provide a minimum 0.25-acre privately owned public space consistent with a neighborhood green or urban plaza. 

Urban Design Recommendations: Blair High School

• Explore a placemaking strategy to improve existing green area at the intersection of University Boulevard and Colesville Road and create usable public open space at the intersection of Colesville Road and University Boulevard.
• Co-locate community services and amenities at the school, consistent with the county’s policy regarding ongoing colocation of public facilities.

Housing Recommendations

Affordable Housing 

• Provide 15% Moderately Priced Dwelling Units (MPDUs) in new development.
• Prioritize greater percentages of or more affordable MPDUs than required by county code as a public benefit for the Optional Development Method in the Commercial/Residential (C/R) family of zones to provide additional affordable housing that is needed within the Plan area. 
• When public properties are redeveloped with a residential component, projects should strive to provide a minimum of 30% MPDUs, with 15% affordable to households earning the standard MPDU level of 65-70% or less of Area Median Income (AMI) and 15% affordable to households at or below 50% of AMI.
• Support the development of permanent and temporary supportive housing for people experiencing homelessness in the Plan area.

Preservation of Affordable Housing  

• Preserve existing naturally occurring affordable housing where practicable, striving for no net loss of naturally occurring affordable housing in the event of redevelopment.
• Explore and leverage partnerships with public, private, non-profit, philanthropic, and religious institutions to preserve and expand housing affordability in the Plan area.
• Property owners should work with the Montgomery County Department of Housing and Community Affairs (DHCA) to extend their federal and county subsidy contracts to retain and expand the current levels of housing affordability in the Plan area. 

Housing Production and Housing Diversity   

• Add more units to the housing inventory, including more types of housing units to increase the amount of housing and to meet a diversity of incomes and households including families, seniors, and persons with disabilities who currently reside within the Plan area.
• Utilize the Commercial Residential Town (CRT) and Commercial Residential Neighborhood (CRN) Zones as the primary zones to introduce new residential typologies along the corridor as well as within proximity to the proposed BRT stations.
• Prioritize family-sized market rate and affordable units for rent and for sale in residential development projects as a public benefit for the Optional Development Method in the CR family of zones to provide additional family-sized units.
• New housing developments in the Plan area should strive to increase the quality and quantity of housing units that are accessible to people with disabilities and older adults. 
• Provide financial and other incentives to boost housing production for market rate and affordable housing, especially near transit and in Complete Communities.

Public Parks Recommendations

This Plan does not recommend any new public parks. While this Plan area is generally well-served by parks and trails, there are opportunities to enhance existing parks, including providing new access points and new facilities or amenities that are needed in this area of the county. The following recommendations are for existing M-NCPPC parks in the Plan area, which will enhance, expand, or otherwise improve these parks:

Wheaton Forest Local Park

• Improve pedestrian connections from the adjacent Pomander Court property when it redevelops.  
• Consistent with recommendations elsewhere in the county when properties adjacent to parks redevelop, in lieu of on-site open space require a financial contribution from this property owner for park improvements in or near the Plan area at the time of development.
• Redevelopment of adjacent properties should relate to and engage the park and ensure that park edges are attractive, for example, do not locate parking lots or dumpsters immediately adjacent to the park.
• Investigate options and opportunities to create more shade for park users and especially for athletic field spectators.
• Consolidate the two entrances to the parking lot to a single entrance in accordance with other recommendations and goals of the Plan related to increased pedestrian safety and comfort along University Boulevard.
• Create a paved trail loop in the park that goes around the athletic fields and creates a clearer pedestrian and bicycle connection through the park from the residential neighborhoods to the south to University Boulevard.

Sligo Creek Stream Valley Park 

• When the Northwood Presbyterian Church property redevelops, improve public bicycle and pedestrian access and connection between University Boulevard and the Sligo Creek Trail.
  • The Northwood Chesapeake Bay Trail passes through the Sligo Creek Stream Valley Park and Breewood Neighborhood Park as well as unimproved portions of right-of-way for Breewood Road and Tenbrook Drive to connect Sligo Creek Trail to University Boulevard. This Plan recommends that management of the unimproved portions of the right-of-way be transferred to Montgomery Parks by the appropriate mechanism to consolidate management and maintenance of the trail by Montgomery Parks and ensure permanent protection of the property and trail route as parkland.
• Relocate the playground between Sligo Creek Parkway and Sligo Creek just south of University Boulevard out of the floodplain.
• Continue to treat and improve stormwater discharge from non-parkland sources into Sligo Creek and its tributaries.
• Improve fish passage in Sligo Creek by reconnecting the stream under University Boulevard.
• Improve the Sligo Creek Trail entrance at the Kemp Mill Shopping Center; redevelopment of the adjacent Kemp Mill Shopping Center property should provide improvements at this location, including improvements that meaningfully connect the privately owned public space, Kemp Mill Urban Park, and the Sligo Creek Trail through new street and trail connections, placemaking, and wayfinding.
• Create a paved trail connection for people walking, biking, and rolling between Wheaton Lane and the Sligo Creek Trail.

MDOT SHA Land and The Northwood Chesapeake Bay Trail

• §  The Northwood Chesapeake Bay Trail passes through a strip of land owned by MDOT SHA adjacent to the north side of Northwood High School (Parcel Tax ID 980570). This Plan recommends that this property and the adjoining MDOT SHA property that contains the trail and extends beyond the Plan Area (Parcel Tax ID 980626) be conveyed by MDOT SHA to M-NCPPC as soon as possible to consolidate management and maintenance of the trail by Montgomery Parks and ensure permanent protection of the property and trail route as parkland.

Kemp Mill Urban Park

• M-NCPPC owns the property containing the driveway entrance to the adjacent Kemp Mill Shopping Center. If the shopping center property is redeveloped, the property owners should explore opportunities to exchange the M-NCPPC owned properties for property of an equal or greater size (approximately 20,000 square feet) to augment the functionality of Kemp Mill Urban Park.
• If the shopping center redevelops, create a new street with pedestrian and bicycle facilities to provide a connection between the park and the Sligo Creek Trail.

North Four Corners Local Park

• Improve pedestrian connection from adjacent HOC property when it redevelops. 
• Consistent with recommendations elsewhere in the county when properties adjacent to parks redevelop, in lieu of on-site open space require a financial contribution from this property owner for park improvements in or near the Plan area at the time of development.
• Redevelopment of adjacent properties should relate to and engage the park and ensure that park edges are attractive, for example, do not locate parking lots or dumpsters immediately adjacent to the park.
• Investigate options and opportunities to create more shade for park users and especially for athletic field spectators.
• Engage residents and community stakeholders to identify an appropriate long-term lease for the currently vacant park activity building, one that complements the park and addresses community needs and interests.

Pinecrest Local Park

• Add interpretive signs to educate visitors about the historic Pinecrest Recreation Center.

New Open Spaces

• This Plan recommends new publicly accessible open spaces on key properties, such as WTOP and Safeway, which may redevelop in the future. These new privately-owned public spaces (POPS) will contribute to creating a livable environment and complete communities associated with new development.

Environmental Recommendations

Develop University Boulevard as a Cool Corridor

• Design a multimodal transportation spine along University Boulevard that gives people who depend on walking, biking and transit protection from extreme heat and air pollution along walkways and bikeways and at bus stops/BRT stations. Use the following Cool Corridor strategies:
  • Incorporate tree canopy, shaded transit stops, stormwater management, and landscaped buffers into the University Boulevard cross section.
  • Identify areas along streets leading to schools where additional shade will help protect children walking to school.
  • Plant native species of trees that produce healthy tree canopies, with a double row of trees along University Boulevard, where feasible with the implementation of the University Boulevard BRT project.
  • Underground utilities along the corridor, where feasible.
  • Provide engineered shade structures where adequate tree canopy cannot be provided.
  • Include guidance for recommended tree species and adequate soil volumes to grow healthy canopy trees consistent with the Complete Streets Design Guide.

Protect and Increase Tree Canopy 

• Protect and increase forests and tree canopy along road rights-of-way and on public properties.
  • Work with MCPS and Montgomery Parks to increase tree canopy at parks and schools.
• Work with MCPS and owners of other large properties with significant impervious cover and little tree canopy to reduce heat islands.
• Areas of surface parking lots on public and private properties should provide at least 50% tree canopy coverage of the parking lot area. If it can be demonstrated that 50% tree canopy cover cannot be achieved, the remaining coverage requirement can be met through installation of solar canopies, where feasible.

Mitigate Excess Runoff and Protect Stream Water Quality

• Promote the use of landscaping that helps reduce runoff on public and private property. The Montgomery County Department of Environmental Protection offers programs to help private property owners reduce runoff from their properties.
• Minimize impervious surfaces in site designs for developing and redeveloping sites.
• During development or redevelopment of private property, provide a minimum of 35% green cover of the total developed area, excluding existing forest cover on the property. The green cover may include the following, either singly or in combination:
  • Intensive green roof (6 inches or deeper)
  • Tree canopy cover
  • Vegetative cover
  • Landscaped areas
  • Rain gardens and bioswales
  • Solar energy and green roof
• Landscaping: use native plants that require less watering and fertilization; use rainwater for watering; apply Sustainable Sites Initiatives (SITES) principles.
• Use nature-based climate solutions to Incorporate carbon into landscaping soils to promote fertility and vegetation growth and draw down atmospheric carbon.

Promote Public Health 

• Provide opportunities for exercise, recreation, and mental well-being: parks and open spaces, trails, sidewalks, and bicycle networks.
• Include features in designs for major arterial roads and highways to include noise mitigation elements wherever feasible, including noise walls near I-495, and board-on-board fences with vegetation screens for major arterial roads.
• Provide access to health care facilities.
• Provide opportunities to buy or grow fresh produce/healthy food choices: provide opportunities for community gardens; provide spaces for farmers’ markets.
• Promote an environment that minimizes light pollution.

Built Environment Climate Recommendations

• Make attainment of net-zero carbon emissions an aspirational goal in all new development and redevelopment. 
• Include as many of the following recommendations as reasonable in development plans:
  • Use native vegetation in landscaping and tree planting to sequester carbon and reduce urban heat island.
  • Include on-site renewable energy generation.
  • Orient new buildings to support the use of passive solar and renewable energy.
  • Include building design features that keep roofs cool – either green roofs or cool roofs.
  • Encourage improvements and facilities to reduce carbon emissions.
  • Promote site and building design for energy conservation and LEED certification or a comparable rating system.
  • Over parking areas where trees cannot easily be planted and maintained, for instance, rooftop garage parking, consider shading features that include solar panels

Promote Native Species

• Plant native vegetation that is highly attractive to pollinators and provides food sources for declining populations of native pollinator species. 
• Incorporate multiple layers of native vegetation in landscaping.

Street Network Recommendations

• Implement a connected network of streets along University Boulevard with redevelopment, as shown in Figure 72. Development should prioritize traffic calming as part of redevelopment to consider the context of neighborhood streets.
  • Realign existing streets across University Boulevard to support intersection signalization, manage vehicular access, smooth vehicular traffic progression, and reduce the spacing between protected pedestrian crossings. Priority locations for future realignment include Markwood Drive / Dayton Street; Nicholas Drive / Pomander Court / Glenpark Drive; and Eisner Street / Orange Drive.
  • Connect streets to University Boulevard to manage vehicular access and improve local multimodal circulation. Priority locations include Tenbrook Drive / Access Road; Orange Drive; and Greenock Road / Royalton Road.
  • Connect parallel streets along the south/west side of University Boulevard to provide a more direct travel route for people walking and biking and to provide site access and local circulation for properties along University Boulevard in the event of their redevelopment. Priority locations include Breewood Road / Whitehall Street; Whitehall Street / Gilmoure Drive; Gilmoure Drive between Dennis Avenue and Dallas Avenue; and Gilmoure Drive between Dallas Avenue and Burnett Avenue.
• Right-size roadways and intersections to create a safer and more comfortable environment for people who are walking, rolling, bicycling, riding transit, and driving, as shown in Table 1.
  • Repurpose general-purpose travel lanes to provide dedicated transit lanes and improved facilities for people walking, biking, and rolling that are separated from vehicular traffic by street trees and planted green space.
  • Make travel lanes narrower and reduce roadway design speeds to targets identified in the CSDG.
    • Remove channelized right-turn lanes from all intersections.
    • Avoid the use of multiple dedicated left- and right-turn lanes such as, dual right-turn lanes.
    • Minimize curb radii, using curb extensions rather than painted buffers. Include mountable curbs for emergency vehicle and truck access if necessary.
• Signalize, restrict, or close median breaks along University Boulevard.
• With redevelopment or implementation of BRT on University Boulevard, consolidate, remove, or relocate driveways from University Boulevard to other side streets and alleys, and limit future driveways.
• Install additional traffic enforcement and other tools to manage speeding along the corridor.
• Consider decorative crosswalks at the intersections of Arcola Avenue and Lamberton Drive, in the Four Corners area, and at institutional properties.^[1]

I-495 Interchanges

The interchanges with Interstate 495 at Colesville Road and University Boulevard are an unsafe and challenging environment for people walking, biking, and rolling. Long crosswalks across ramps expose people walking, biking, and rolling to high-speed vehicular traffic that is entering and exiting the interstate, while narrow sidewalks directly adjacent to high-speed traffic are uncomfortable for the people using them.

This Plan recommends: 

• Reconfigure the interchanges with I-495 at Colesville Road and University Boulevard to improve safety for all modes.
  1. Interim recommendations:
     1. Ensure that existing pavement markings are in good operating condition using high-visibility treatments.
     2. Ensure consistent levels of lighting throughout the corridor and eliminate “dark zones” by adding appropriate lighting where necessary.
     3. Trim foliage to avoid blocking lighting, signage, and sight distances at ramps, intersections, and pedestrian crossings.
     4. Consider a coordinated, HAWK-type signal at existing pedestrian ramp crossings to provide a protected pedestrian crossing phase.
  2. Long-term recommendations:
     1. Reconstruct interchange ramps to conventional 90-degree intersections instead of merge lanes, consistent with MDOT SHA Bicycle and Pedestrian Design Guidelines.
     2. Signalize all turning movements to provide protected phases for pedestrian and bicyclist crossing.
     3. Orient curb ramps to the intended direction of travel for people walking, rolling, and biking, typically perpendicular to crossing vehicular traffic.
     4. Reduce corner radii to calm vehicular traffic speeds and provide additional cues to drivers that they are exiting a controlled highway and entering a multimodal environment.
     5. Consider grade-separated crossings of the I-495 ramps on the west side of Colesville Road, particularly at the westbound on-ramp where two planned uncontrolled onramp lanes would present a significant barrier to crossings for people walking, biking, and rolling.

Four Corners Street Network

Four Corners Near-Term Recommendations

The near-term recommendations for Four Corners focus on improving multimodal safety, particularly for the most vulnerable travelers who are walking, biking, and rolling both to pass through the area and to access destinations within Four Corners. To support near-term implementation, the recommendations maintain the existing one-way couplet configuration of University Boulevard and generally occur within the existing dedicated public right-of-way, as shown in Figure 73.

This Plan recommends the following changes:

• Repurpose one lane per direction and relocate curbs along University Boulevard between Lorain Avenue and Lexington Drive to narrow the roadway and provide safer and more comfortable facilities for people walking, biking, and rolling. These include:
  1. an 11-foot sidewalk and 8-foot street buffer along the north side of eastbound University Boulevard, as shown in Figure 74;
  2. a 16-foot Breezeway sidepath and 8-foot street buffer along the south side of eastbound University Boulevard.
  3. a 10-foot sidewalk and 7-foot street buffer along the north side of westbound University Boulevard, as shown in Figure 75; and
  4. an 8-foot sidewalk and 8-foot street buffer along the south side of westbound University Boulevard.
• Implement protected crossings at the intersection of Lorain Avenue and University Boulevard.
• Minimize crossing distances—and hence exposure to conflicting vehicle movements—for people walking, biking, and rolling by reducing inside vehicle travel lanes to 10 feet wide and reducing the number of through-vehicle travel lanes on University Boulevard from three per direction to two per direction.
• Reduce the curb radii at all intersecting streets to the minimum consistent with the Complete Streets Design Guide. Prioritize the safety of people walking, biking, and rolling over the speed and convenience of turning vehicles and following vehicles that might need to reduce their speed.

Four Corners Long-Term Vision

While the Plan identifies a more connected network of Town Center Streets as a long-term vision, the Plan also recommends further study be advanced in the near-term. A near-term study should consider the following potential elements of the long-term vision:

• Combining both directions of University Boulevard travel onto a single Town Center Boulevard.
• Reconfiguring the portion of existing eastbound University Boulevard that is east of Colesville Road into a new Town Center Street with a perpendicular intersection with the combined University Boulevard at Lexington Drive. This reconfiguration may or may not include straightening the new street to create a more rectangular parcel between the new street and the combined University Boulevard and/or providing access points to Montgomery Blair High School that afford separation from higher-volume University Boulevard.
• Reconfiguring the portion of existing eastbound University Boulevard that is west of Colesville Road into a new Town Center Street that connects to the street network to the west at or near Lorain Avenue and to the east at Colesville Road. The long-term vision encourages pedestrian and bicycle connections to Rogart Road and Sutherland Road to the south. A bicycle and pedestrian connection, Town Center Street connection, or Curbless or Shared Street connection to Sutherland Road to the north may also be considered.
• Relocating vehicular site access points from the combined University Boulevard to intersecting or parallel Town Center Streets.
• Exploring additional options to improve multimodal safety and local connectivity.

Various permutations of these elements are possible and alternative configurations should be studied. Improving multimodal safety—not increasing capacity or vehicular travel speeds through Four Corners—should remain the long-term vision’s top priority. Pedestrian and bicycle facilities, including a Breezeway that connects to bicycle and pedestrian facilities along University Boulevard, and ample street buffers should remain part of the long-term vision.

Implementing the long-term vision for a safer, more regular, and more connected street network in Four Corners is not recommended as a near-term measure. Key steps to advancing this long-term vision include:

• Coordinating among property owners adjacent to University Boulevard. Some elements of the long-term vision would require assembly of multiple parcels and/or agreements to transfer public and private land to reconfigure streets and form parcels that are more supportive of high-quality development. Coordination would be required among some or all of the private and institutional property owners south of westbound University Boulevard, the State Highway Administration, and/or Montgomery County Public Schools.
• Addressing vehicular turning movements between University Boulevard and Colesville Road. The existing configuration relies on “jughandle” left turns from Colesville Road onto University Boulevard that would not be available with some of the long-term vision elements.
• Addressing neighborhood access. Existing neighborhoods adjacent to Four Corners to the southwest, northwest, and northeast have limited access to and from University Boulevard and Colesville Road. Unsignalized neighborhood access locations require challenging and potentially dangerous maneuvers like left turns across multiple lanes of oncoming traffic and crossings where people may be walking, biking, and rolling. Alternatively, driving to avoid these locations requires additional out-of-direction travel that contributes to traffic congestion on Colesville Road and University Boulevard and increases the volumes of vehicles on neighborhood streets. Long-term vision elements should seek to maintain or improve neighborhood access while, consistent with other Plan recommendations, closing or signalizing median breaks to improve multi-modal safety.
• Addressing traffic and traffic safety within adjacent neighborhoods. Although many of these streets are outside the Plan Area boundary, they should be evaluated as part of advancing long-term vision elements to ensure infrastructure provides appropriate space for people to safely walk, bike, roll, and travel by car. Potential solutions may include:
  • Designating selected streets as Neighborhood Connectors or Area Connectors and designing them to the guidance in the Complete Streets Design Guide. This includes elements to achieve the 20 mph and 25mph target speeds for these street types, respectively.
  • Installing new sidewalks or sidepaths and street buffers consistent with Complete Streets Design Guide Neighborhood Yield Street, Neighborhood Street, Neighborhood Connector, or Area Connector guidance, as appropriate.
  • Striping on-street parking to visually narrow the vehicle travel lanes and reduce vehicle travel speeds even when on-street parking spaces are not occupied.
  • Alternating the side of the street with on-street parking in locations with enough width for on-street parking on only one side of the street to shift traffic horizontally and reduce vehicle travel speeds.
  • Installing curb extensions at the ends of striped on-street parking bays and in locations without on-street parking to narrow vehicle travel lane widths to the minimum consistent with the Complete Streets Design Guide.
  • Reducing curb radii to the minimum consistent with the Complete Streets Design Guide to reduce the speed of turning vehicles.
  • Installing speed humps, speed tables, or other traffic calming measures.

This Plan recommends:

Further study of a more connected network of Town Center Streets to provide increased local connectivity for people walking, biking, rolling, taking transit, and driving. The future study should also explore introducing a more regular street pattern than today’s one-way couplet.

Transit

Transit Recommendations

Provide dedicated transit lanes along Colesville Road (U.S. 29) and University Boulevard (MD 193), as shown in Figure 78.

• Ensure that all transit stops are ADA compliant with nearby protected pedestrian crossings.
• Improve the transit environment with new bus shelters along the corridor, especially at proposed BRT stops.
• Support micro-transit alternatives, such as on-demand door-to-door transit, which will contribute to additional transit use.
• In the long-term, explore whether a median BRT approach is appropriate for the University Boulevard corridor.
• Study options for improving transit performance through Four Corners from Lorain Avenue to Lexington Drive as part of a long-term comprehensive redesign of the intersection of University Boulevard and Colesville Road. Improving multimodal safety—not increasing capacity or vehicular travel speeds through Four Corners—should remain the top priority of the study; as such, pedestrian and bicycle safety improvements, including a human scale and reduced pedestrian crossing distances, a Breezeway that connects to bicycle and pedestrian facilities along University Boulevard, and ample street buffers should remain part of the long-term vision.

Bicycle and Pedestrian Networks

Bicycle and Pedestrian Priority Areas (BiPPA)

Bicycle and Pedestrian Priority Areas Recommendations

• Fund the “University Boulevard: Downtown Wheaton to Four Corners Town Center” BiPPA in the County’s Capital Improvements Program.

Pedestrian Network

Pedestrian Network Recommendations

• Implement a complete network of comfortable walkways and bikeways, connected by safe, protected crossings.
  • Implement 10-foot sidepaths and 8-foot street buffers along both sides of University Boulevard between Amherst Avenue and Lorain Avenue and between Lexington Avenue and the I-495 interchange.
  • Upgrade all intersections with high-visibility continental or ladder crosswalk markings for all pedestrian approaches.
  • Provide protected pedestrian crossings that are consistent with the CSDG maximum spacing for protected crossings, including at existing and new intersections and at mid-block locations where needed to achieve maximum crossing spacing. High priority recommended protected crossings are shown on Figure 81.

• Ensure ADA accessibility on all public pathways, including sidewalks, trails, and street crossings, in accordance with current best practices.
• Reduce crossing distances for people walking and biking and slow down turning vehicles at intersections.
• Ensure consistent street lighting along the corridor.
• Implement “No Right Turn on Red” restrictions at signalized intersections.
• Provide Leading Pedestrian Intervals (LPI) that permit pedestrians advance times to cross MD 193 and intersecting streets at signalized intersections.
• Achieve a Pedestrian Level of Comfort (PLOC) score of 2 or better along and across the right-of-way.

Bicycle Network

Bicycle Network Recommendations

• Implement a complete network of connected low-stress bicycle facilities (Figure 82).
  1. Implement protected intersections at all intersections with existing or planned separated bike lanes, sidepaths, buffered bike lanes, or conventional bike lanes, consistent with the CSDG and the 2018 Bicycle Master Plan.
  2. Implement long-term bicycle parking at destinations such as schools, trails, parks, and public open spaces; and large multifamily dwellings and employment or retail centers.
  3. Implement a trail connection across I-495 for people walking, biking, and rolling, connecting Colesville Road to Indian Spring Terrace Local Park and Marshall Avenue, consistent with the 2018 Bicycle Master Plan.
  4. Implement a paved trail connection for people walking, biking, and rolling between Reedie Drive and University Boulevard with redevelopment of the Har Tzeon-Agudath Achim property.

Implement a paved trail connection for people walking, biking, and rolling between Hannes Street and University Boulevard through the existing 30’ path dedication shown on Plat 3712

Bikeshare

Expand the bikeshare system in the Plan area to serve both residents and the visitors from nearby neighborhoods and CBDs. This recommendation is intended to include all forms of shared personal mobility technology, which includes but is not limited to dockless bikeshare, electric assist bikeshare, shared scooters and other forms to be developed in the future. Potential locations for future bikeshare stations and locations where dockless transportation vehicles should be routinely “re-stocked” include but are not limited to:

1. Multi-unit residential sites
2. Sligo Creek trailheads
3. Planned BRT stations
4. Wheaton Forest Local Park
5. Breewood Neighborhood Park
6. Kemp Mill Shopping Center
7. Near Northwood High School, close to University Boulevard and Arcola Avenue
8. North Four Corners Local Park
9. Woodmoor Shopping Center
10. Safeway, close to University Boulevard and Lorain Avenue
11. Montgomery Blair High School / Blair Local Park

Micromobility

Micromobility Recommendations

• Install new micromobility corrals in underutilized parking facilities, within available rights-of-way, near planned Bus Rapid Transit stations, and near civic gathering spaces, such as Wheaton Forest Local Park, Sligo Creek Stream Valley Park, Breewood Neighborhood Park, Northwood High School, North Four Corners Local Park, and Montgomery Blair High School.

Public Schools

Public Schools Recommendations  

This Plan recommends a broad range of options to accommodate students from the Plan area at different school levels based on projected growth in the Plan area. As stated above, there is capacity at the elementary, middle, and high school levels, with the reopening of Charles Woodward and Northwood High Schools, to accommodate the Plan’s anticipated growth over the next two decades. 

Elementary Schools

The following alternatives are recommended to accommodate additional elementary school students from the Plan area, listed in order of priority:

• Determine if capacity is available at the elementary schools that serve the Plan area.
• Add capacity to existing schools that service the Plan area. If additions are infeasible, consider reassigning students to a nearby school that has available capacity.
• If elementary school enrollment increases cannot be met through expansion of existing elementary schools or through reassignments with available capacity, then the reopening of a former elementary school in the Downcounty Consortium that is owned by MCPS or Montgomery County could be considered.

Middle Schools      

The following options are recommended to accommodate additional middle school students from the Plan area:

• Determine if there is available capacity at the middle schools serving the Plan area. Students residing in this area may choose which school to attend, based on program offerings. Most of the middle schools in the Downcounty Consortium are forecast to remain within their program and enrollment capacities in the long-term.
• If additions are infeasible, then consider reassignments to schools with available capacity, or capable of additions.
• If middle school enrollment increases cannot be met through expansion of existing middle schools or through reassignments with available capacity, then the opening of a new middle school could be considered.

High Schools

The following options are recommended to accommodate additional high school students from this Plan:

• Determine if there is available capacity at the high schools that service the Plan area. Most of the high schools in the Downcounty Consortium are projected to exceed capacity in the long-term.
• If enrollment exceeds the capacity of Downcounty Consortium high schools in the future, even with additions built, then explore reassignments to other high schools with available capacity, or capable of additions.
• If none of the previous options turns out to be sufficient, then consider opening a new high school.

Overall School Recommendations

If, during the life of the Plan, a school serving the Plan Area becomes overutilized, MCPS should consider reassigning students to an adjacent or nearby school where there is surplus capacity available before pursuing capital solutions. Public school districts across the country are experiencing enrollment declines that have led to school closures, and the enrollment and capacity utilization trends in MCPS are pointing to a similar direction. While current projections for schools serving the Plan area do not show an impending threat of closure in the near term, an increasing share of schools countywide, including one middle school and one elementary school that serves the Plan area, are operating at a level below the facility utilization range of 80 to 100 percent that MCPS describes as efficient.

Historic Resources Listed In the Master Plan for Historic Preservation

This Plan area features two resources listed in the Master Plan for Historic Preservation, including the WTOP Transmitter (M: 31-12) at 2021 University Boulevard designated as part of the Wheaton Central Business District and Vicinity Sector Plan (1990) and the Pinecrest Recreation Center (M: 32-12) at 301 St. Lawrence Drive designated as part of the Maryland National-Capital Park and Planning Commission Park Resources (2014). These resources have architectural and historical significance, but more importantly, provide material and tangible benefits to the community. The historic sites and districts shall continue to be preserved as they contribute to the vitality of University Boulevard.

Recommendations:

• Protect and preserve resources listed in the Master Plan for Historic Preservation.
• Educate property owners of historic properties about the benefits of the historic preservation tax credit program.
• Promote the adaptive reuse of historic properties while retaining their character defining features.

Historic Resources Recommended For Designation In the Master Plan for Historic Preservation

Romeo and Elsie Horad House

Recommendation:

• Designate the Romeo and Elsie Horad House (M: 31-87) in the Master Plan for Historic Preservation and encourage the adaptive reuse of the building.
• Promote the adaptive reuse of historic properties while retaining their character defining features.

Evaluate The Following Resources In the Future for Designation In the Master Plan For Historic Preservation

Jewish Synagogues, Schools, and other Institutions

This Plan recommends the following actions:

• Complete a county-wide Historic Resource Context for architectural and cultural resources associated with Jewish residents of Montgomery County, Maryland.
• Evaluate sites associated with Jewish heritage for listing in the Master Plan for Historic Preservation.

Nichiren Shoshu Myosenji Temple

This Plan recommends the following actions:

• Expand and develop a comprehensive historic context for the building, highlighting its significance to Montgomery County, Maryland, and the United States.
• Conduct outreach with the property owner to discuss the benefits of historic preservation. 
• Evaluate the Nichiren Shoshu Myosenji Temple for listing in the Master Plan for Historic Preservation.

Woodmoor Shopping Center

This Plan Recommends:

• Conduct outreach with the property owners and discuss preservation tax incentives for resources listed at the local, state, and federal levels.
• Evaluate the Woodmoor Shopping Center for listing in the Master Plan for Historic Preservation due to its potential architectural significance as a Moderne-influenced shopping center and historical significance related to mid-twentieth century development patterns at Four Corners.

Burial Sites Inventory

Good Shepherd Episcopal Columbarium

Recommendation:

• Per §18-31 of the Montgomery County Code, preserve and protect burial sites during the subdivision review and approval process.

Carmack Family Cemetery

Recommendation:

• Consider possible impacts to the cemetery location as warranted during development review.
• Per §18-31 of the Montgomery County Code, preserve and protect burial sites during the subdivision review and approval process. This will require additional research and potentially archaeological investigations to clarify the location of this burial ground.

Burial Sites Recommended to be Listed in the Burial Sites Inventory

This Plan Recommends:

• Update the Burial Sites Inventory to list the approximate site of the Captain John and Lucy Adamson Family Burial Ground.
• Consider possible impacts to the cemetery location as warranted during development review.
• Per §18-31 of the County Code, preserve and protect burial sites during the subdivision review and approval process.