AN ADVISORY SERVICES PANEL REPORT Germantown Maryland Urban Land $ Institute Germantown Maryland Strategies for Development of the Germantown Business District June 25–30, 2006 An Advisory Services Panel Report ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 About ULI–the Urban Land Institute LI–the Urban Land Institute is a non- resented include developers, builders, property profit research and education organiza- owners, investors, architects, public officials, tion that promotes responsible leadership planners, real estate brokers, appraisers, attor- U in the use of land in order to enhance the neys, engineers, financiers, academics, students, total environment. and librarians. ULI relies heavily on the expe- rience of its members. It is through member in- The Institute maintains a membership represent- volvement and information resources that ULI ing a broad spectrum of interests and sponsors a has been able to set standards of excellence in wide variety of educational programs and forums development practice. The Institute has long been to encourage an open exchange of ideas and shar- recognized as one of America’s most respected ing of experience. ULI initiates research that an- and widely quoted sources of objective informa- ticipates emerging land use trends and issues and tion on urban planning, growth, and development. proposes creative solutions based on that re- search; provides advisory services; and publishes This Advisory Services panel report is intended a wide variety of materials to disseminate infor- to further the objectives of the Institute and to mation on land use and development. make authoritative information generally avail- able to those seeking knowledge in the field of Established in 1936, the Institute today has more urban land use. than 32,000 members and associates from 90 coun- tries, representing the entire spectrum of the land Richard M. Rosan use and development disciplines. Professionals rep- President ©2006 by ULI–the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copy- right holder is prohibited. 2 An Advisory Services Panel Report About ULI Advisory Services he goal of ULI’s Advisory Services Program pants in ULI’s five-day panel assignments are is to bring the finest expertise in the real able to make accurate assessments of a sponsor’s estate field to bear on complex land use plan- issues and to provide recommendations in a com- T ning and development projects, programs, pressed amount of time. and policies. Since 1947, this program has assem- bled well over 400 ULI-member teams to help A major strength of the program is ULI’s unique sponsors find creative, practical solutions for ability to draw on the knowledge and expertise of issues such as downtown redevelopment, land its members, including land developers and own- management strategies, evaluation of develop- ers, public officials, academicians, representatives ment potential, growth management, community of financial institutions, and others. In fulfillment revitalization, brownfields redevelopment, mili- of the mission of the Urban Land Institute, this tary base reuse, provision of low-cost and afford- Advisory Services panel report is intended to able housing, and asset management strategies, provide objective advice that will promote the re- among other matters. A wide variety of public, sponsible use of land to enhance the environment. private, and nonprofit organizations have con- tracted for ULI’s Advisory Services. ULI Program Staff Each panel team is composed of highly qualified William P. Kistler professionals who volunteer their time to ULI. Executive Vice President, Exchange Group They are chosen for their knowledge of the panel Rachelle L. Levitt topic and screened to ensure their objectivity. Executive Vice President, Information Group ULI’s interdisciplinary panel teams provide a holistic look at development problems. A re- Thomas Eitler Director, Advisory Services spected ULI member who has previous panel experience chairs each panel. Nicholas Gabel Senior Associate, Advisory Services The agenda for a five-day panel assignment is in- tensive. It includes an in-depth briefing day com- Carmen McCormick posed of a tour of the site and meetings with spon- Panel Coordinator, Advisory Services sor representatives; a day of hour-long interviews Yvonne Stanton of typically 50 to 75 key community representa- Administrative Assistant tives; and two days of formulating recommenda- tions. Many long nights of discussion precede the Nancy H. Stewart panel’s conclusions. On the final day on site, the Director, Book Program panel makes an oral presentation of its findings James A. Mulligan and conclusions to the sponsor. A written report is Manuscript Editor prepared and published. Betsy Van Buskirk Because the sponsoring entities are responsible Art Director for significant preparation before the panel’s visit, including sending extensive briefing materials to Martha Loomis Desktop Publishing Specialist/Graphics each member and arranging for the panel to meet with key local community members and stake- Craig Chapman holders in the project under consideration, partici- Director, Publishing Operations Germantown, Maryland, June 25–30, 2006 3 Acknowledgments n behalf of the Urban Land Institute, the ers who participated in the panel’s tour of the Ger- panel would like to thank the Gaithersburg- mantown area. Germantown Chamber of Commerce and O its fellow sponsors for inviting ULI to We extend further thanks to the diverse group study and offer strategies for the Germantown of sponsors, including Bellemead Development Employment Corridor. Special thanks are ex- Corporation, Foulger-Pratt Development Inc., tended to Marilyn Balcombe, the knowledgeable Hughes Network Systems, Kennedy Associates, and able president and CEO of the Gaithersburg- Lerner Enterprises, Minkoff Development Corpo- Germantown Chamber of Commerce; her dedi- ration, Montgomery County, Montgomery College, cated staff; and Jim Muir, chair of the chamber. Oxbridge Development Group, and Trammell Crow Company, which, in partnership with the Doug Wrenn, of Rodgers Consulting Inc. and chamber of commerce, made the panel happen. chair of the chamber’s Germantown Task Force, and Steve Poteat, director of operations and com- Interviews conducted with numerous stakehold- munity outreach at Montgomery College and an ers, residents, business owners, and public offi- expert historian on Germantown’s master plans, cials provided crucial information and perspective, provided valuable insights and information that aiding the panel in the accomplishment of its task. were critical to the completion of the panel’s rec- In addition, members of the Maryland–National ommendations. Montgomery County Council Capital Park and Planning Commission planning member Mike Knapp of District 2 should be com- office for Montgomery County—I-270 corridor mended for his dedication to Germantown and his team leader Sue Edwards, and the geographic interest in this study. In addition, thanks are due information system and computer-aided design Nancy Hislop of the Montgomery County Up- technicians—were particularly helpful. county Regional Services Center; Hercules Pick- ney, provost of Montgomery College; and all oth- 4 An Advisory Services Panel Report Contents ULI Panel and Project Staff 6 Foreword: The Panel’s Assignment 7 Overview and Summary of Recommendations 11 Goals and Objectives: The Vision 16 Market Potential 17 Planning and Design 25 Development Strategies 40 Implementation Strategies 47 Conclusion 53 About the Panel 54 Germantown, Maryland, June 25–30, 2006 5 ULI Panel and Project Staff Panel Chair ULI Project Staff Richard W. Reynolds Suzanne Cartwright President Director, Community Outreach, Land Use The Reynolds Group, Inc. Programs Needham, Massachusetts ULI–the Urban Land Institute Sophie Lambert Panelists Senior Associate, Community Outreach Robert Dunphy ULI–the Urban Land Institute Senior Resident Fellow, Transportation Jennifer Green ULI–the Urban Land Institute Special Events Manager Washington, D.C. ULI–the Urban Land Institute W. Easley Hamner Chairman Boston International Design Collaborative, LLC Cambridge, Massachusetts David Hancock Principal CBT/Childs Bertman Tseckares Inc. Boston, Massachusetts Don Priest Land Development Consultant Olympic Valley, California Nathan Watson President Watson Developments New Orleans, Louisiana 6 An Advisory Services Panel Report Foreword: The Panel’s Assignment N t the invitation of the Gaithersburg- PENNSYLVANIA Hagerstown Germantown Chamber of Commerce, in MARYLAND partnership with a number of private de- Frederick Towson A velopers, Montgomery College, and Mont- Baltimore Germantown gomery County, a ULI Advisory Services panel WEST VIRGINIA Rockville Delaware was convened to respond to a series of questions Annapolis Bay concerning how best to assure the growth of em- Washington, D.C. ployment in Germantown given current market DELAWARE Chesapeake trends. As Germantown continues to invest in the VIRGINIA Bay newly vibrant core of its Town Center, the commu- nity is at an important juncture in its history. In ad- Potoma c Ri ver 6 9 dition to its decades of being a desirable place to 8 H n a live, Germantown is poised to become an increas- e c Pocomoke O Sound c i G t n ingly desirable place to work and