New MEMORANDUM - Montgomery Planning Board · 2016. 6. 23. · (30-incho t 45-inch diameter) ... oak-hickory forest, which also contains tulip poplar, beech, birch and pine trees

9500 Brunett Avenue, Silver Spring, Maryland 20901 | www.MontgomeryParks.org | Office: 301-495-2595 | Fax: 301-585-1921

MCPB Item No.Date: 6/23/16

June 6, 2016

MEMORANDUMTO: Montgomery County Planning Board

VIA: Michael F. Riley, Director MitraPedoeem,ActingDeputyDirector MichaelMa,ActingChief,ParkDevelopmentDivision(PDD) ChristyTurnbull,Chief,EnterpriseDivision

FROM: AaronFeldman,LandscapeArchitect(PDD),301-650-2887 PatriciaMcManus,DesignSectionSupervisor(PDD),301-495-3580

SUBJECT: FeasibilityStudyandDrivewayAlignmentAlternativesforRockwoodManor SpecialPark

STAFF RECOMMENDATION1)ApproveFeasibilityStudyforRockwoodManorSpecialPark.Therecommendationsfromthis

studywillguidefuturephasesofimprovementstothepark.2)ApprovetheRecommendedAlternativefordesignandconstructionofaccess,drivewayand

parkingimprovementsbeginninginFY2017.

EXECUTIVE SUMMARYOn 30 July, 2015, Parks staff presented to the Planning Board recommendations of acomprehensive feasibility study to recommend short and long term solutions to the currentfacilitywithoutchangingthecharacterofthesite,itsuseortheexistingeventcapacity.Followingthepresentation,publictestimonyanddiscussion,thePlanningBoarddeferredadecisionontheprojectanddirectedstafftostudyadditionalalternativesforthefirstphaseofwork,toimproveaccessandcirculationintoandwithintheRockwoodManorsite.ParksstaffisreturningtothePlanningBoardwithadditionaldrivewayalignmentalternativesforconsideration.

Existing ConditionsRockwoodManorisapublicparkandeventcenterlocatedonaheavilyforestedsitepunctuatedwithseverallargespecimenoak,tulippoplarandbeechtreesthatcreateanear-continuouscanopyovertheproperty’sdevelopedarea.ThesolevehicularentranceintoRockwoodManoriscurrentlyinadequateforlargeemergencyvehicles,maintenancevehicles,cateringtrucksandbuseswho

canonlyaccessthesitewithgreatdifficulty.Furthermore,vehicleaccessandcirculationtoandwithinRockwoodManoriscomprisedofanetworkofasphaltdrivewaysasnarrowastwelvefeet,requiringonevehicletopullofftheedgeofpavementtoallowanoncomingvehicletopass.

Driveway Alignment Alternatives StudyParksstafflookedatseveralalternativesforimprovingthesite’sinternalvehicularcirculationtomeetsafety,spaceefficiency,environmentalandcustomerservicegoalsfortheproperty.Staffdevelopedfivedrivewayalignmentalternatives,listedbelow:

• Alternative1:Createaone-waydrivewayloopthatentersthesiteattheexistingdrivewayonMacArthurBoulevardandexits thesouthwestedgeof thesiteviaa right-turnonlyontoBelfastRoad.

• Alternative2:Createaone-waydrivewayloopthatentersthesiteattheexistingdrivewayonMacArthurBoulevardandexitsontoBelfastRoaddirectlyacrossfromWhiterimTerrace.

• Alternative3:Expandtheexistingdrivewayintoafull-width,two-waydrivewayfortheentirelengthofthesite.

• Alternative 4: Create a one-way driveway loop that enters and exits fromMacArthurBoulevardandextends to the frontof theManorHouse. Provideawidened two-waydrivewaybetweentheManorHouseandtheparkingarea.

• Alternative5:Provideminimalimprovementstotheexistingcirculationsystemtoreducesomeconflicts.

Recommended AlternativeAfterspeakingwithrepresentativesfromrelevantregulatoryagenciesaswellasfacilitystaffandmembers of the community, Parks developed a Recommended Alternative thatmost closelyresemblesAlternative1. ThisRecommendedAlternativebestachievesallofthegoalsfortheprojectandprovidesforadditionalstoppingsightdistancealongBelfastRoad.Ifapproved,nextstepswillincludecloserstudyoftheRecommendedAlternativetofurtherimprovevehicleandpedestriansafety,minimizetreeimpactsandreduceconstructioncosts.

M-NCPPC Department of Parks, Montgomery County, Maryland | Park Development Division

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Driveway alignment Recommended Alternative.


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PROJECT BACKGROUNDRockwoodManor Special Park is a public park and event center operated by the M-NCPPCMontgomery CountyDepartment of Parks’ EnterpriseDivision. RockwoodManor is used forweddings, business retreats, education sessions, reunions, workshops and other events. On30 July 2015, Parks staffpresented to the Planning Board (Agenda Item12) the findings andrecommendationsofacomprehensiveFeasibilityStudy(AttachmentA)thatexploredsolutionstoaddressenvironmental,circulationandsiteutilizationissuespresentatRockwoodManor.Thepurposeofthestudywastorecommendshortandlongtermimprovementstothecurrentfacilitywithoutchangingthecharacterofthesite,itsuseortheexistingeventcapacity.Followingthepresentation,public testimonyanddiscussion, thePlanningBoarddeferredadecisionon theprojectanddirectedstafftostudyadditionalalternativesforthefirstphaseofwork:toimproveaccessandcirculationintoandwithintheRockwoodManorsite.ParksstaffisreturningtothePlanningBoardwithadditionaldrivewayalignmentalternativesforconsideration.

Location & ContextRockwoodManorSpecialParkoccupiesapproximately45acresofhilly,forestedparklandlocatedat11001MacArthurBoulevard inthePotomacSub-RegionMasterPlanArea. Theproperty isbounded on the north, east and south by low density, single-family residential development(zonedR-200),andonthewestbytheChesapeakeandOhioCanalNationalHistoricalPark.ThesiteisbisectedbyBelfastRoad,aprimaryresidentialstreet,whichprovidesvehicularaccesstotheadjacentresidences.TheportionoftheparksouthofBelfastRoadislocatedentirelywithinstreambuffer.Thepark’sdevelopedareaisconcentratedontheapproximately20-acreparcelthatliestothenorthandwestofBelfastRoadandisthefocusofthiseffort.Theparkiswhatremainsofa93-acrecountryestateoriginallydevelopedinthe1920s.ThepropertywasdonatedtotheGirlScoutsofAmericaandwaslatersoldforresidentialdevelopmentwithaportionofittransferredtotheM-NCPPCforpublicuse.

Existing ConditionsThefacility’smainbuilding,theManorHouse,issituatedonaknoll,affordingviewsdowntothestreambufferthatrunsfromthenorthwestcornerofthesitetothesoutheast.TheManorHousecontainseventspaces,officesforEnterpriseStaffandguestrooms.Theremainingflatareasofthesitecontainguesthouses(SkyviewLodge,FrenchHouseandtheCaretaker’sResidence),amaintenancegarageandthemainparkinglot.Threebunkhousesofmorerecentconstruction(WestonHill,TheOaksandTallTimbers)arelocatedattheedgeofthestreambufferjustnorthoftheManorHouse.Theremainderofthesiteisdenselywooded,locatedwithinstreambufferorcontainssteepslopes,makingadditionaldevelopmentinfeasible.Anetworkofnarrowasphaltdrivewaysprovidesvehicularaccessontothepropertyandbetweenitsvariousbuildingsandparkingareas.Largelyunimprovedsinceatleasttheearly1980s,portionsofthemainvehicularaccessroutesareasnarrowastwelvefeet,requiringonevehicletopullofftheedgeofpavementtoallowanoncomingvehicletopass.Existingmaturetreesandcharacter-definingbuiltelements(landscapewalls,pillars,etc.)linethenarrowdriveway,furtherrestrictingtwo-wayvehiculartrafficthroughthesite.Atotalof85parkingspacesarescatteredthroughouttheparktoaccommodatebothguestsofRockwoodManorandvisitorstotheChesapeakeandOhioCanalNationalHistoricalPark,accessibleviaahikingtrailheaddirectlyacrossMacArthurBoulevard.TheparkinglotsarealsoapopularstagingareafromwhichlocaloutfittersembarkonraftingandkayakingtoursofthePotomacRiver.

Rockwood Manor Special Park and surrounding area.

The main developed area of Rockwood Manor Special Park in relation to the existing stream buffer.


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MacArthurBoulev

ard

BelfastRoad

Manor House

Tall Timbers

The OaksWeston Hill

Entry Drive

Skyview Lodge

French House

MaintenanceGarage

Caretaker’s Residence

Main Parking Lot

Lower Parking Lot

Stream Buffer


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Thepark’smaindevelopedareacontainsseverallargespecimenoak,tulippoplarandbeechtrees(30-inch to45-inchdiameter) that line theentrancedrivewayandcreateanearly continuouscanopyoverthespace.Surroundingthemaindevelopedareaisahealthy,matureoak-hickoryforest,whichalsocontainstulippoplar,beech,birchandpinetrees.

FEASIBILITY STUDYIn the spring of 2014, Parks staff initiated a project to address long-standing problems withRockwoodManor’ssolevehicularaccesspoint,whichdoesnotadequatelyaccommodatetwo-waytrafficnordoesitprovideadequateturningradiiforfiretrucks,largemaintenancevehicles,catering trucks and buses to access the site. Instead of focusing on this issue in isolation,staffchosetotakeaholistic lookattheneedsfortheentirepropertytoensurean integratedapproachformakingindividualimprovementstotheproperty.ThisledtothedevelopmentofacomprehensiveFeasibilityStudy,whichexploressolutionstoaddressanumberofenvironmental,circulationandsiteutilizationissuespresentatRockwoodManor. DuringtheFeasibilityStudyprocess,Parksstaffmetwithmembersofthecommunityonseveraloccasionstohearandrespondtoconcernsandcomplaintsrelatedtonoise,hoursofuse,vehiculartrafficandotherphysicalandoperationalconsiderations.Inresponsetotheseissuesraisedbythecommunity,Parksstaffinitiatedseveralphysical,operationalandpolicychanges.RockwoodManor’sRulesandRegulationswereformallyrevisedinFebruary2015toincorporatemanyofthesechanges,andtheyareincludedinAttachmentB.In the30 July,2015presentation to thePlanningBoard,Parks staffsummarized thefindingsoftheFeasibilityStudy,outlinedthechangesmadetotheoperationandmanagementofRockwoodManorandprovidedrecommendationsforfuturephasedimprovementstotheRockwoodManorproperty.Intheirdiscussion,membersofthePlanningBoardexpressedconcurrencewithmostofthefindingsandrecommendationsfromtheFeasibilityStudybutdeferredadecisionontheprojectanddirectedParksstafftostudyadditionalalternativesforthefirstphaseoftheprojecttoimproveaccessandcirculationintoandwithintheRockwoodManorsite.Following furtherstudy,Parksstaffprepareda totaloffiveconceptalternatives for improvingtheexistingdrivewayalignmentandparkinglayoutatRockwoodManor.Additionally,staffmetwithrepresentativesfromthevariousCountyagencieshavingjurisdictionovertheconstructionofanewdrivewaytounderstandtherelevantregulatoryrequirementsandtogetpreliminaryfeedback on the concept alternatives that were developed. Finally, the driveway alignmentalternativeswerepostedonline for public comment, andParks staffhosted a fieldwalkwithcommunitymemberstoreviewthealignmentalternativesonsite(AttachmentC).

DRIVEWAY ALIGNMENT ALTERNATIVES STUDYIntheoriginalFeasibilityStudy,Parksstaffdefinedanumberofspecificgoalsfortheproject.InstudyingwaystoimproveaccessandcirculationintoandwithintheRockwoodManorsiteasafirstphaseproject,therelevantgoalswerere-statedtohelpdefinethescopeofworkandtouseasastandardforcomparingthealternatives.Safety Goals

• Improveemergency,servicevehicleandbusaccesstothesiteandinternalsitecirculation.• Improvepassengervehicleingressandegress.• Reduceinternalconflictsbetweenpedestriansandvehicles.


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Space Efficiency Goals• Maximizeefficiencyandfunctionofparkinglayout.• Economizeserviceandloadingareas.

Environmental Goals• Preservethesite’sexistingmaturetreecanopytothemaximumextentpossible.• Reduceimperviouscover.

Customer Service Goals• ImproveaccessibilitytocomplywiththeAmericanswithDisabilitiesAct(ADA).• Improvefirstimpressionsofthepropertyandwayfindingintoandthroughouttheproperty.• Retainandenhancetheoriginalcharacteroftheproperty.

To develop the additional driveway alignment alternatives, Parks staff re-examined researchandfieldinvestigationsdoneaspartoftheoriginalFeasibilityStudyandsupplementeditwithadditional information. The following overview of existing site conditions, regulations andprocessesdescribes informationthatwascompiledbothaspartof the initialFeasibilityStudyeffortandaspartofthemorerecentDrivewayAlignmentAlternativeseffort.

Turning StudyThe impetus for thisFeasibilityStudywasbasedonanecdotalevidence that largeemergencyvehicles,maintenancevehicles,cateringtrucksandbusesareonlyabletoaccessthesitewithgreatdifficulty. Basedon this information,a turn study (AttachmentD)was conductedusingMontgomeryCountyFireCodeStandardstoidentifyanyobstructionspreventingfiretruckaccessintothesite. MathematicalmodelsweredevelopedbasedontheexistingsitesurveyandtheturningradiusofanAerialTower729firetruckasitwouldenterthesite.Comingfromthenorth(thedirectionofthethreenearestfirehouses),afiretruckmustleavethe edgeof pavement ofMacArthur Boulevard in order tomake the turn into the site. Anymiscalculationinthisinitialentryturnwillbringthetruckinconflictwithanentrypillarandcausedamagetotherootsoftwolargecanopytreeswhichflankeithersideofthesite’sentrance.Ifafiretruckweretoclearthesefirstobstacles,itmaynotbeabletogetpastparkedcarsintheconstrictedparkingareaclosesttoMacArthurBoulevard.Ifafiretruckweretodrivepastthesite,turnaroundandapproachtheentrancedrivefromthesouth,itwouldberequiredtomaneuverintooncomingtrafficonMacArthurBoulevardinordertomaketheturnintothedrivewayandwouldthenbeconfrontedbyobstaclesdescribedabove.This Turn Study and subsequent coordination with the Montgomery County Fire & RescueServices’FireCodeComplianceSectionunderlinedtheneedforsitecirculation improvementstoensurethatRockwoodManor,itsstaffandguestswillbesafeintheeventofanemergency.These improvements are also anopportunity to increaseefficiency and safety for all vehiclesaccessingthefacility,includingbuses,cateringandmaintenancevehicles.

Tree AssessmentOneofthemostdistinctcharacter-definingfeaturesofRockwoodManorisitsmature,healthytreecanopy.Inordertomorefullyunderstandtheimpactofchangingthesite’sinternalcirculationpatternsonthesite’sexistingtrees,atreesurveywasconductedwithinandaroundthemain


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developedareaofRockwoodManor.Additionally,astaffarboristwasconsultedonthehealthofthetreesandpotentialrisksassociatedwithsiteimprovements.Thisinitialassessmentprovidedan understanding of the opportunities and constraints afforded by the existing trees on site.Additionalstudywouldberequiredduringfuturephasesofdesignwork.RockwoodManor’sfrontagealongMacArthurBoulevardislinedwithseveralmaturecanopyandevergreentreesthatvisuallyseparatethesitefromtheadjacentroadwayandcreateanimpressivegatewayintothesite.Parksstaffutilizedasupersonicairspadetorevealthelocationandextentofexistingtreerootsadjacenttotheexistingdrivewayentranceandalongtheproperty’swesternboundary.Thisinvestigationdiscoveredrelativelyfewmajortreerootsinthecompactedareasimmediatelyadjacenttothevehicularentrance.Incontrast,investigationsalongtheproperty’sMacArthurBoulevardedgerevealedintertwiningtreerootsrelativelynearthesurfacethroughoutthearea.Whileminorimprovementscouldbemadetoallowanadditionaltwotothreefeetofpavementalongtheexistingentrydrive(enoughtoallowafiretrucktoenterthesiteandstaywithinthelimitsofpaving),anyefforttowidenthedrivewaytofullyallowtwo-waytrafficortocreateasecondpointofentryalongMacArthurBoulevardwouldnecessitatetheremovalofatleastonesignificanttree.BetweentheManorHouseandSkyviewLodge,fourlargeoaktreesflankthedriveway,preventinganyfurtherexpansionbeyonditscurrentwidth,whichfluctuatesbetween14and18feet.Basedontheirsize(threetreesare45inchesdiameterandoneis38inchesdiameter),itislikelythatthese trees predate the construction of the Manor House and they have been prominentlyfeaturedinimagesofthepropertythroughoutitshistory.

Left: 1967 photograph of the Manor House. (From Rockwood, A National Girl Scout Program Center (promotional brochure), Girl Scouts of America, 1967). Right: A large cavity has been discovered in the main stem of the oak in front of the Manor House. This cavity has caused enough strength loss in the tree that the main stem requires removal.


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Survey of existing trees, including species and diameter. Note that all trees over 18 inches diameter were recorded. Smaller trees were only recorded in the open area between the Manor House and MacArthur Boulevard. The darker yellow tone indicates the aerial extents of forest cover.

Air spade root investigation operations at the park’s vehicular entrance. While investigations within the compacted areas alongside the driveway (where no grass is growing) revealed minimal tree roots, an abundance of tree roots were discovered in the lawn and mulched areas along the park’s frontage with MacArthur Boulevard.

In June of 2016, Parks arboriculture staff determined that the central leader of the 45 inchdiameteroaktreeclosesttotheManorHousemustberemovedduetoalargecavity(letteroffindingsincludedinAttachmentE).Theremovalofasignificantportionofthistree’scanopywillhaveanimpactonthecharacterofRockwoodManor.Theremovalofadditionaltreesinthisareawouldcompoundtheimpactandcreateaholeinthetreecanopythatwouldinturnaffecttheshade-lovingtreesandshrubsthathavebeengrowingonthissitefordecades.Twolargetreesadjacenttotheexistingparkinglotareinrapiddeclineandhavebeenscheduledforremovalbecausetheyposeapotentialsafetyhazard.The30inchdiametertulippoplartothenortheastoftheFrenchHouseismissingitscrownandalargecavityhasformedatitsbase.The35inchdiameteroakatthenorthwestcornerofthemaintenancegaragehasa25-foottalllateralcrackinitstrunk,creatingthepossibilityoffailureduringastorm.Althoughdenselyvegetated,thetreestandthatcoverstheproperty’ssoutheastandsouthwestfrontagewithBelfastRoadconsistsof significantly fewer large,mature trees thanmostotherareas throughout thedevelopedportionofRockwoodManor. This edgeof thepropertyhasalreadybeendisturbedwithdevelopment,andtheareawouldbeeasiertorestorethanotherareas that contain larger,moremature stands of trees, such as the property’s frontagewithMacArthurBoulevard.

REGULATORY REQUIREMENTSParks staff spoke with representatives from the Montgomery County Planning Department,theMontgomeryCountyDepartmentofTransportation, theMontgomeryCountyDepartmentof Permitting Services and the Office of the Fire Marshal to confirm their understanding ofthe regulatory andpermitting requirements associatedwith enlarging an existing commercialdrivewayorconstructinganewcommercialdrivewayconnectingtoaCounty-maintainedroad.Althoughmuchofthiscorrespondencewas intheformofface-to-facemeetingsortelephoneconversations,relevantwrittencorrespondencehasbeenincludedinAttachmentEofthisreport.Traffic StudyBecausethereisnoproposaltochangeorincreasetheexistinguseofthefacility,modificationsto the existing driveway alignment do not require a traffic study. Nevertheless, Parks staffconductedtwoseparatestudiestoevaluatethevehicle loadthatcurrentandpotential futuredriveway alignmentsmight place on the roadways surrounding RockwoodManor. Althoughthe parameters of the traffic studies did not conform to the Montgomery County PlanningDepartment’s 2013 Local Area Transportation Review and Transportation Policy Area ReviewGuidelines(thecounts includedMondays,Fridaysandweekendsduringthesummermonths),theyweredesignedtocapturescheduledeventsatRockwoodManorandthosetimeswhenthemosttrafficwouldbeflowingintoandoutofthesite,therebyprovidingstaffwithaworstcasescenariooftrafficimpacts.InJune2014,aconsultantwashiredtoevaluatetheeffectsofanewegressdriveonthetrafficflowof bothBelfast Road andMacArthurBoulevard (Attachment F). Using 24-hourmachinecountsalongbothBelfastRoadandMacArthurBoulevardanda“beyondworstcasescenario”of200occupantsatthefacility(maximumcapacityforanysingleeventis150occupants),thetrafficconsultant concluded that “the proposed modifications to the RockwoodManor Facility [anegressdriveontoBelfastRoad]wouldnotresultinunsatisfactoryconditionsalongtheadjacentroadwaysinMontgomeryCounty.”


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Counts by half-hour time slot of vehicles exiting Rockwood Manor and eastbound vehicles on Belfast Road.

ROCK-WOOD

MANORBELFAST

ROAD

ROCK-WOOD

MANORBELFAST

ROAD

ROCK-WOOD

MANORBELFAST

ROAD

ROCK-WOOD

MANORBELFAST

ROAD

8:00 8:30 2 1 28:30 9:00 8 1 6 29:00 9:30 1 3 2 1 3 29:30 10:00 5 4 2 6

10:00 10:30 4 1 3 710:30 11:00 2 8 3 11 611:00 11:30 4 5 2 2 611:30 12:00 1 2 2 1 8

12:00 12:30 3 5 112:30 1:00 1

1:00 1:30 2 6 41:30 2:00 3 6 3 52:00 2:30 1 6 1 4 42:30 3:00 1 5 1 4 83:00 3:30 1 2 7 63:30 4:00 1 5 5 1 54:00 4:30 2 6 1 3 4 14:30 5:00 16 8 1 4 2 55:00 5:30 2 5 4 45:30 6:00 3 5 3 76:00 6:30 3 3 4 1 16:30 7:00 1 17:00 7:30 57:30 8:00 1 28:00 8:30 4 28:30 9:009:00 9:309:30 10:00

10:00 10:30 510:30 11:0011:00 11:3011:30 12:00

MORNING

AFTERNOON

30 MINUTE BLOCK

5/20/2015 Corporate Event, 20 People

5/21/2015 No Events (Control)

5/23/2015 Wedding, 100 People

5/24/2015 Wedding Checkout

No traffic-generat-ingeventsoccurredatRockwoodMan-orduringthistime.

No traffic-generat-ingeventsoccurredat RockwoodMan-orduringthistime.

No traffic-generat-ingeventsoccurredat RockwoodMan-orduringthistime.

No traffic-generat-ingeventsoccurredatRockwoodMan-orduringthistime.

InMay2015,Parksstaffconductedanadditionalevaluationoftraffic.Time-stamped,motion-activatedcamerasweresetupatRockwoodManor’sexistingentrance/exitandalongBelfastRoadtocount,simultaneously,thenumberofcarsonbothroadwaysunderavarietyofconditions.Camerasweresetupforoneweek,andspecificeventsatthefacilitywereanalyzedtocomparethenumberofvehiclesexitingRockwoodManorwiththenumberofvehiclestravellingonBelfastRoadtowardMacArthurBoulevardwithindistincthalf-hourincrementsbefore,duringandaftereventsoccurringatthefacility.

For the most part, there was little overlap between vehicles leaving Rockwood Manor andwestboundvehiclesleavingtheneighborhoodonBelfastRoad.ThetrafficexitinglargeeventsfromRockwoodManortendedtobedispersedoverseveralhours,ratherthaninaconcentratedflow. Inanygivenhalf-hourtimeperiod,thecombinednumberofvehicles leavingRockwoodManorandvehiclesheadedwestboundonBelfastRoadfromtheneighborhoodwasusuallylessthanten,andonlyonceweremorethan20vehiclesobservedonbothroadwayswithinonehalf-hourperiod. Overall, thefindingsof thismoredetailed (although less technical) trafficstudyconcurwiththe initialstudythattheadditionofanegressdriveontoBelfastRoadwouldnotconstituteasignificantimpactonthesurroundingneighborhoodtrafficflow.

County Code RequirementsSection49-31oftheMontgomeryCountyCodeclassifiesMacArthurBoulevard(35mphtargetspeed, 22-foot road width) as an Arterial, which is defined as “a road meant primarily forthroughmovementofvehiclesatamoderatespeed,althoughsomeaccesstoabuttingpropertyisexpected.” TheCodeclassifiesBelfastRoad(25mphtargetspeed,22-footroadwidth)asaPrimaryResidentialStreet,whichisdefinedas“aroadmeantprimarilyforcirculationinresidentialzones, although some through traffic is expected.” Chapter49.28.01 (Context SensitiveRoadDesignStandards)oftheCodeofMontgomeryCountyRegulations(Standard020.01TargetandDesignSpeed)statesthatthe“minimumsightdistancefortravelat30milesperhourshouldbeprovided”foraPrimaryandPrincipalSecondaryResidentialStreet.AccordingtotheAmericanAssociationofStateHighwayandTransportationOfficials(AASHTO),theminimumstoppingsightdistanceforavehicletraveling30milesperhour is200feet(APolicyonGeometricDesignofHighwaysandStreets,AASHTO2011,p.3-11).In April, 2016, Parks staff had face-to-face meetings and telephone conversations withrepresentatives from the Montgomery County departments of Permitting Services andTransportationwhoareresponsible forprocessingandapprovingWork inPublicRightofWayPermit applications. The reviewers indicated that commercial driveways not directly alignedwitharoad intersectionmustbe locatedat least100feetawayfromtheclosest intersection.Additionally,adequatesightdistancesmustbeverifiedbeforeanexistingdrivewayisimprovedoranewdrivewayisconstructed.

Fire Code ComplianceOnJune25,2015,Parksstaffmetwitha representative fromtheOfficeof theFireMarshalwithintheMontgomeryCountyDepartmentofFireandRescueServicestoreviewvehicularcirculationconditionsatRockwoodManor.AfterreviewingthefindingsoftheFeasibilityStudytheAssistantFireMarshalconcludedthatthepropertydoesnotconformtocurrentMontgomeryCounty Fire and Rescue Service vehicular access requirements. Because this project is notproposingtoincreaseorchangeexistinguseofthefacility,thereisnorequirementtobringthepropertyintofullcompliancewithcurrentMontgomeryCountyFireCode.Despitethelackofanyrequirement,theAssistantFireMarshalencouragedanyimprovementsthatwouldallowformoreefficientemergencyaccessandlaydownthroughoutthesite. Sheprovidedseveralrecommendationsforimprovement,suchas:

• Alldrivealignmentsshouldaccommodatetheunobstructedturningmovementsofafull-sizedfiretruck.

• Driveways should be aminimum of twelve feet wide through straight areas. Ideally,drivewaysshouldbe15to18feetwidethroughcurvingsectionsofthedrive.


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• Curbapronsshouldbeofasufficientwidthastoallowafiretruckthrough.• Accommodationsshouldbemadefortwofiretruckstolaydowndirectlyinfrontofthe

entrancetotheManorHouse.Thiscanbeaccomplishedthroughasingle,continuous,clearareaof20feetby80feetorthroughtwoareasmeasuring20feetby40feeteach.

• Anyelevateddriveway(e.g.abridge)shouldbedesignedtohaveloadbearingcapacitytohandleafull-sizedfiretruck.

DRIVEWAY ALIGNMENT ALTERNATIVESAftergeneratingseveralideasforpossibledrivewayalignments,Parksstaffevaluatedthembasedontheirsuccessinmeetingthegoalsoutlinedaboveandselectedfiveconceptstodevelopintothedrivewayalignmentalternativesdescribedbelow.BasedonconsultationwithrepresentativesfromCountyagencieshavingjurisdiction,ParksstafffeelsthateachofthefivealternativesmeetapplicableCountycodesorcouldpotentiallybeeligibleforawaiver,ifnecessary.

Alternative 1. Create a one-way driveway loop that enters the site at the existing driveway on MacArthur Boulevard and exits the southwest edge of the site via a right-turn only onto Belfast Road.This is the original staff recommendation from the Planning Board presentation on 30 July, 2015.

• TheexistingdrivewayalignmentfromMacArthurBoulevardismaintainedasanentranceonly.• Parkingspacesalongtheentrydriveareremovedandtheexistingparkinglotattherear

ofthepropertyisreconfiguredtoaccommodateallofthesite’sparkingneeds,apartfromaccessiblespacesneartheManorHouse.Note: parking capacity will remain unchanged.

• TheaccessibleparkingspacesarereconfiguredneartheentrancetotheManorHousesotheymeetADAstandards.

• A small entry court/dropoffarea is created in frontof theManorHouse. This spacedoublesasalay-downareaforemergencyvehicles.

• AnewsidewalkisconstructedinfrontoftheManorHouse,connectingtheparkinglottothebuilding’smainentrance.

• Dumpstersarerelocatedfromtheloadingdocktoanenclosureadjacenttotheparkinglot.

Left: View to Belfast Road, looking between the French House and the Maintenance Garage. Right: Proposed one-way exit to Belfast Road.


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• A new one-way exit driveway is constructed between the French House and theMaintenanceGarage, bridging over the drainage swale that runs along the southwestedgeof theproperty and connecting toBelfast Road. The exit driveway turning radiiand signage are configured to encourage right turnmovements andmake a left turnmovementdifficult. Note: this driveway location complies with the 100-foot minimum required distance for a commercial driveway from a road intersection and the 200-foot sight distance requirement.

Alternative 2. Create a one-way driveway loop that enters the site at the existing driveway on MacArthur Boulevard and exits onto Belfast Road directly across from Whiterim Terrace. This alternative could create additional traffic on neighborhood roads.

• TheexistingdrivewayalignmentfromMacArthurBoulevardismaintainedasanentranceonly.• Parkingspacesalongtheentrydriveareremovedandtheexistingparkinglotattherear

ofthepropertyisreconfiguredtoaccommodateallofthesite’sparkingneeds,apartfromaccessiblespacesneartheManorHouse.Note: parking capacity will remain unchanged.


Left: Existing asphalt path from the parking lot to Belfast Road. This path connects to Belfast Road across from the intersection with Whiterim Terrace. Right: Proposed exit driveway to Belfast Road, across from Whiterim Terrace.

• Asmallentrycourt/dropoffareaiscreatedinfrontoftheManorHouse.Thisspacedoublesasalay-downareaforemergencyvehicles.


• Dumpstersarerelocatedfromtheloadingdocktoanenclosureadjacenttotheparkinglot.• TheexistingasphalttrailleadingfromtheparkinglottotheintersectionofBelfastRoad

andWhiterimTerraceiswidenedtobecomeavehicularexit.

Alternative 3. Expand the existing driveway into a full-width, two-way driveway for the entire length of the site. This alternative removes significant character-defining elements of the property.

• Theexistingdrivewayalignmentiswidenedtofullyaccommodatetwo-waytrafficfromMacArthurBoulevardtotheparkinglotatherearofthesite.


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• Parkingspacesalongtheentrydriveareremovedandtheexistingparkinglotattherearofthepropertyisreconfiguredtoaccommodateallthesite’sparkingneeds,apartfromaccessiblespacesneartheManorHouse.Note: parking capacity will remain unchanged.




Alternative 4. Create a one-way driveway loop that enters and exits from MacArthur Boulevard and extends to the front of the Manor House. Provide a widened two-way driveway between the Manor House and the parking area. This alternative has few measurable benefits in comparison with other alternatives.

• Theexistingdrivewaybecomesanexit-onlydrive.• Anewentry-onlydrivewayisconstructedonMacArthurBoulevard,closertothe

intersectionwithBelfastRoad.

Top Left: Existing entry/exit drive onto MacArthur Boulevard. Top Right: Widened two-way entry/exit drive. Note the removal of the tree on the right and the brick pillar on the left. Bottom Left: Existing view toward the Manor House. Bottom Right: View toward the Manor House with a widened, two-way driveway. Note the large oak tree on the right and original entrance walls have been removed.


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• Theentryandexitdrivesconnectontheeastsideofthebrickentrywall,justinfrontoftheManorHouse.

• Asmallentrycourt/dropoffareaiscreatedinfrontoftheManorHouse.Thisspacedoublesasalay-downareaforemergencyvehicles.

• TheexistingdrivewaybetweentheManorHouseandtheparkingareaiswidenedtoaccommodatetwo-waytraffic.

• AnewsidewalkisconstructedinfrontoftheFrenchHouseandSkyviewLodge,connectingtheparkinglottothenewentrycourt.

• Allofthesite’sparkingspaces,includingaccessiblespaces,arerelocatedtoareconfiguredparkinglotattherearoftheproperty.Note: parking capacity will remain unchanged.


Alternative 5. Provide minimal improvements to the existing circulation system to reduce some conflicts. The pavement width in this alternative is less than the minimum acceptable width for a two-way driveway and it does not achieve all project goals for circulation.

• Theexistingdrivewayiswidenedtothemaximumextentpossiblewithoutdamagingtreeroots.• Alay-byiscreatedalongtheentrydrivenearMacArthurBoulevardtoallowonevehicleto

pulloversoanothercanpass.• Parkingspacesalongtheentrydriveareremovedandtheexistingparkinglotattherear

ofthepropertyisreconfiguredtoaccommodateallthesite’sparkingneeds,apartfromaccessiblespacesneartheManorHouse.Note: parking capacity will remain unchanged.


• AsidewalkisconstructedalongonesegmentofthedrivewaybetweentheFrenchHouseandSkyviewLodge,wherespaceisavailable.


Left: Existing view along MacArthur Boulevard. The intersection of Belfast Road is in the background. Right: View of the proposed entrance along MacArthur Boulevard. Note how close the proposed entrance would be to Belfast Road.


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COMMUNITY OUTREACHOn6May, 2016, Parks staffpostedfivedriveway alignment alternatives to theproject’swebpage(AttachmentG)andsolicitedpubliccommentviaemailsandpostcardssenttoneighboringresidentsandsignspostedattheentrancetoRockwoodManor.Staffalsoinvitedthecommunitytoattendafieldwalkon24May,2016 to review thedrivewayalignmentalternativeson site(AttachmentC).Eighteenmembersoftheneighborhood,mostofwhomliveonWhiterimDriveorWhiterimTerrace,attendedthefieldwalkinwhichallfiveofthealignmentswereclarifiedonsiteandspecificpotentialimpactswereidentified.Besidesansweringseveralquestionsonsite,staffencouragedattendeestosubmitcommentsandquestionsastheyconsideredarecommendedalignmentalternative. Atthetimeofwriting,staffreceivedcommentsfromeightcommunitymemberswhoexpressedapreference forAlternative3, the two-waydriveway,orAlternative5,theminimalimprovementscheme(AttachmentH).Ingeneral,throughoutthecourseoftheproject,neighborhoodresidentshaveexpressedapreferenceforalternativesthatmaintainentryandexitfromMacArthurBoulevard.PriorpubliccommentsontheFeasibilityStudyalsoincludedconcernstoprotectexistingtreesontheproperty.

RECOMMENDED ALTERNATIVEAfter consulting with representatives from relevant regulatory agencies, operations staff andmembers of the surrounding neighborhood, staff developed a Recommended Alternative thatrepresentsarefinementofAlternative1.AtthesuggestionofMontgomeryCountyDepartmentofTransportationstaff,thevehicularexitontoBelfastRoadhasbeenshiftedapproximately60feetto thenorthwest to increase the stopping sight distance for traffic coming from theWoodrockneighborhoodtowellover250feettoaccountforspeedingtrafficonthissectionofroadway.Asanaddedbenefit,thedrivewayconnectiontoBelfastRoadwillbewithinviewofMacArthurBoulevardandfurtherfromtheWoodrockneighborhood,addressingsafetyconcernsraisedbymembersofthecommunity.Additionally,theconsolidatedparkinglothasbeenslightlyreconfiguredtominimizetreeimpacts,shiftingfourparkingspacestoanareaadjacenttoSkyviewLodge.While all of the alternatives are feasible from a construction and operations standpoint, theRecommendedAlternativebestachievesthesafety,spaceefficiency,environmentalandcustomerservicegoalsoutlinedbelow.Safety Goals

• Minorexpansiontothelimitsofpavingattheentryallowforeasierturningmovementsforlargevehicles,includingemergencyvehicles.

• Emergency vehicle access and laydown is accommodatedat themainentrance to theManorHouse.

• AnexitdriveseparatefromtheentrydriveensuresguestswillbeabletoleavethefacilityevenifemergencyvehiclesblockthedrivewayinfrontoftheManorHouse.

• Thenarrowdrivewayalignmentassociatedwithaone-waydrivemayreducevehicularspeeds,resultinginasaferpedestrianexperience.

• AsidewalkfromtheconsolidatedparkinglottothemainentranceoftheManorHouseprovidessafepedestriancirculationphysicallyseparatedfromvehiculartraffic.

• AvehicularegressontoBelfastRoadcanbedesignedtocomplywithMontgomeryCountyDepartment of Transportation requirements for a commercial driveway, ensuring safesightdistance,stoppingdistanceandacceleration/decelerationforallvehicles.


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Space Efficiency Goals• Relocation of all of the parking spaces (except the accessible spaces near theManor

House)totherearofthepropertyreducesconflictsbetweenparkedvehiclesandthoseentering/exitingthesite.

• Relocationof thedumpsters away from the loading area eliminates conflicts betweentrashcollectionanddeliveriestotheManorHouse.

Environmental Goals• While all alternatives result in some tree removal, the narrow driveway alignment

associated with the one-way drive allows for the preservation of the significant andcharacterdefiningtreesalongMacArthurBoulevardandadjacenttotheManorHouse.

• Constructionof anelevated roadwayover the swale at theproposedexitmay reducetheamountoflanddisturbanceandtreeremovalscomparedtotheconstructionofanat-gradedriveway. Thetreesthatwouldneedtoberemovedforthisconstructioncanbemore easily replaced than the large,mature trees alongMacArthurBoulevard andadjacenttotheManorHouse.

• A consolidated parking lot at the back of the property allows for a net reduction ofimpervioussurfaceacrosstheentiresite.

Customer Service Goals• AccessibleparkingspaceswillmeetAmericanswithDisabilitiesActrequirements.• The removal of the parking spaces from the front of the propertywill create amore

attractiveandappropriatefirstimpressionofthefacility.• The right-turn only egress onto Belfast Road gives visitors a clear view ofMacArthur

Boulevard, reinforcingwayfindingandminimizingcontactwith theadjacent residentialdevelopment.

• Significant, character defining features, such as the mature trees and site wall arepreserved.

FUNDING AND COSTSIfapproved,designeffortswouldbeginimmediatelyforimplementationofthefollowingitems:

• Createaone-waydrivesystemwiththeentrancedrivelocatedonMacArthurBoulevardandtheegressonBelfastRoad.

• Createanentrancecourt/dropoffareainfrontofthemainentrancetotheManorHousethatwouldincludeaclearareatoaccommodatefiretruckaccessandlaydown.

• Reconfiguretheexistingaccessibleparkingspaces infrontofthemainentrancetotheManorHousetomeetADArequirements.

• Consolidatetheremainderofthesite’sparkingspacesinareconfiguredmainparkinglotandprovidepedestrianaccesstotheManorHouse.

Theoverallanticipatedcostfordesignandconstructionforthisphaseofworkisapproximately$650,000,tobefundedbytheEnterpriseFund.DetaileddesignforthisprojectisproposedtobeginimmediatelywithconstructionfollowinginFY18-20.AdditionalphasesofworkwouldbedesignedandconstructedasEnterprisefundsbecomeavailableandastheneedarises.


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NEXT STEPSTherecommendationsfromthisDrivewayAlignmentAlternativesstudyensurethecontinuedsafeoperationofaculturallysignificantfacilitywithinanecologicallysensitivesetting.IfapprovedbythePlanningBoard,aprojecttodesignandconstructthedrivewayandparkinglotimprovementswould be initiated immediately. Parks staff will work to refine the Recommended DrivewayAlternativetoincorporatecommentsfromregulatoryagencies,facilitystaff,neighboringresidentsandotherkeystakeholders.Specificcommentsreceivedtodatethatwarrantadditionalstudyandrefinementinclude:

• Improvepedestrianaccesstoandthroughthesitefromthesurroundingcommunity.• IncorporateavehicledetectionandnotificationsystemtowarnthroughtrafficonBelfast

RoadofcarsexitingRockwoodManor.• Incorporate traffic calming devices along Belfast Road to ensure vehicles obey posted

speedlimits.• Developalong-rangetreeplantingplantoensurethecontinuoustreecanopythatextends

acrossthesiteisretainedasthehealthofmaturetreesbeginstodecline.

ATTACHMENTSA.RockwoodManorFeasibilityStudyB.RockwoodManorEventRulesandRegulationsC.24May,2016DrivewayAlternativesFieldWalkCommunitySign-InSheetandPostcardD.TurningStudyE.EmailCorrespondencewithRegulatoryAgencyStaffF.TrafficStudyG.DrivewayAlignmentAlternativesReportH.CommunityCorrespondence


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Documents

New MEMORANDUM - Montgomery Planning Board · 2016. 6. 23. · (30-incho t 45-inch diameter) ... oak-hickory forest, which also contains tulip poplar, beech, birch and pine trees