General | Residential | Retail | Office | Community & Open Spaces | Transportation, etc. | School Impact | Environmental Elements | Resident Relocation | Public Participation

What is the exact location of the proposed development? 

The site of the proposed development is located on Glenallan Avenue between Georgia Avenue and Layhill Road, directly adjacent to the Glenmont Metro Station. click for aerial

Can you provide a brief description of what is being proposed?

The conceptual plan includes building a mixed-use development that offers a diverse mix of residences and a variety of new retail and restaurant offerings. Plans call for a central plaza and several landscaped pocket parks.  In addition, this smart-growth, transit-oriented project will be constructed by incorporating many green building principles.  click for fact sheet | spanish

How will this development enhance the existing community?

Montgomery County has long encouraged revitalization along the Georgia Avenue corridor and near Metro Stations. The proposed plans for Glenmont MetroCenter will bring new luxury condominiums, apartments and town homes, a grocery store and other new shopping and dining. This new community will create an urban landscape as well as a central open space, pocket parks, a restored stream valley buffer for the enjoyment of residents of the development and the public at large.

What is the expected mix of homes?

The development plans consists of approximately 1,550 residential units consisting of about 1,300 apartments and condominiums and 250 town homes. In addition, approximately 90,000 square feet of retail space is planned. A variety of housing types are envisioned including 3 to 4 story townhomes, 4 to 5 story multifamily dwellings, and up to 5 to 10 story dwellings over retail.

Is this considered Smart Growth?

The location's close proximity to the Glenmont Metro Station will allow residents the opportunity to walk to public transportation to commute to work. It will allow consumers to visit the retail stores in the same manner, eliminating potential vehicle use on surrounding streets. The addition of retail space to surrounding residential neighborhoods, including a grocery store and restaurants, will enable the site to be an active environment at all times of day and into the evening.

Has the design been decided?

While the architectural character of Glenmont MetroCenter has not been determined, the intent is for the architectural character to contribute in a significant manner to the quality of the streets, open spaces and neighborhood. Pedestrian-scaled architectural elements and generous landscaping will be incorporated into the design, while massing, proportions, heights, and articulations of buildings will further add to the flavor and quality of the architectural character. Architectural detailing such as roofline variations, projections, window and door treatments, porches, balconies, color, and materials, where commensurate with the architectural style, image or character, may be used to vary the architectural character of each type of building.

What about property values?

Statistics have shown that property values of existing homes in the vicinity of new, urban mixed-use communities increase at a higher rate than other home prices.

What experience does JBG have in building mixed-use communities?

JBG has built many award-winning, new-home communities in the Washington area. Currently, JBG is developing transit-oriented, urban mixed-use communities at Twinbrook Metro Station and close to White Flint Metro Station. The company has developed more than 4,000 residential units in the Washington area. JBG is committed to developing transit-oriented Smart Growth projects and has a track record of developing projects with exemplary smart growth objectives. This is evidenced by the following JBG Washington Smart Growth Alliance recognized projects:

• Central Place
• Silver Spring Gateway
• Twinbrook Station
• Upper Rock
• White Flint Crossing

What is the timetable to build this new complex?

JBG hopes to get rezoning for the property in 2007. It plans to start building the homes on the west edge near Layhill Road during the second quarter of 2009. Overall, the new community will likely take 8-10 years to complete.

What will the town homes cost?

It's hard to say since this is a five to ten year project. Depending on market conditions, however, and in keeping with new-home pricing in the Washington area, we expect that town homes will range from $500,000 to $600,000. JBG anticipates that condominiums will be priced starting in the low $300,000's. Actual costs will be determined by the market at the time of sales, of course.

What will apartments rent for?

At this time, JBG anticipates that rents will range from $1,500 to $2,500 a month.

Will you build moderately priced homes, too?

JBG will comply with Montgomery County's requirement to include affordable housing at Glenmont MetroCenter. Currently, plans call for 187 affordable and work force units. There will be a mix of affordable and work force units.

What percentage of affordable units will be provided on site?

The development proposes to have a mix of unit types ranging from studio apartments to three bedroom townhomes and will have both rental, for sale, and live-work units. This diversity of housing options will open up Glenmont Metrocenter to residents young and old and of various income levels. 12.5% of the residences will be reserved as moderately priced dwelling units and will be marketed under Montgomery County's guidelines for such units.

What type of shops do you envision?

JBG will continue to work with the community to bring high-quality retailers to Glenmont including restaurants and café-style eateries. We also hope to attract a lineup of interesting shops that offer a wide range of goods and services including home furnishings, fashion and lifestyle amenities. In addition, plans call for neighborhood-serving retail, such as salons, day spas, and dry cleaners. retail plan

Will there be a grocery store?

Yes, central to the retail core will be a grocery store. Plans are to locate it at the corner of Georgia Avenue and Glenallen.

How much office space is planned at Glenmont MetroCenter?

No offices are included in JBG's plan.

Will the project incorporate usable public open space?

A hierarchy of open spaces is proposed to respond to the mix of uses that will provide Glenmont Metrocenter with a variety of outdoor amenity spaces. These outdoor spaces range from truly public spaces, like the central open space and restored stream valley buffer, to semi-public pocket parks connected by pedestrian friendly streetscapes, walkways, and alleys. view rendering

Will there be outdoor gathering spaces?

Yes. Plans call for the creation of a central gathering plaza with benches and an interactive fountain. In addition, there will be a series of neighborhood pocket parks that are designed for lounging, walking the dog or just relaxing. view rendering

What improvements will be made to the wooded area behind the property?

Current plans call for significant landscaping to preserve a green buffer between the property and the Metro tracks storage area.

Does the pedestrian/bicycle design include landscaped, lighted trails that are independent of the street or highway edge and that connect with adjoining communities and neighborhoods and to other trail systems?

The street arrangement and open space network throughout the development promotes linkages to the surrounding destinations. Walking and biking is promoted by virtue of the street pattern, configuration of the modified grid and the proximity to the Glenmont Metro Station. A variety of open space networks have been incorporated to promote walking as a true means of mobility throughout the entire Glenmont area. Bike racks and lockers will be placed throughout the site. Bike paths will be integrated with the walkway and sidewalks to allow for biking to the Metro and to the surrounding area's parks and amenities.

Does the development support external vehicular, transit, bicycle, and pedestrian connections?

Yes, by extending streets and pedestrian walkways, creating new bike paths, and allowing for connections to public transportation to support external vehicular, transit, bicycle, and pedestrian connections.

Will the project minimize street widths and off-street parking by using good design, shared parking concepts, and transportation management techniques?

The project's architects are designing the project using the latest urban design techniques including minimizing street widths (but retaining pedestrian oriented sidewalks and crossings) and using shared parking concepts between the various uses to the amount allowed by law.

Will measures be put in place to limit traffic?

JBG will draw up traffic mitigation programs to discourage auto traffic and encourage Metro use. The use of Zip cars, ride sharing and other initiatives will be adopted to direct new residents to Metro use.

Will this new community emphasize pedestrian safety?

The developer will create well-marked, well-lit crosswalks for ease of foot traffic crossing to the Metro. JBG will also seek to slow down fast-moving traffic by narrowing the traffic lanes.

Will there be new parking available?

Three structured parking garages will be created interior to the site. They will be obscured from view by the apartments and condominiums and will serve the retail customers and the residents. Additonal metered or permit parking will be provided on several internal streets as well.

Won't this new community generate more school-age children?

The latest school capacity reviews show that the Kennedy cluster has sufficient capacity for more high school and middle school children. There may be a need for another elementary school in the future. Each June, the school system evaluates the capacity of all schools and rates the clusters accordingly. MCPS knows that compact developments near Metro stations do not generate many children. The likely population is young professionals without children and empty nesters who value ready access to mass transit.

What environmental improvements are being made? Will the developer or owner apply for LEED certification, and if so at what level?

JBG has already applied for the LEED Neighborhood Development (LEED-ND) Pilot Program. It will incorporate many green strategies and will investigate the potential to apply for LEED certification for individual buildings. In addition, the opportunity exists on the multifamily buildings to incorporate green roof technologies. These green roofs would capture all of the environmental benefits (stormwater management, heat island reduction, added insulation, etc.) and also serve as a space to provide additional unique locations for additional open space. view detail

Will the project, by its location and design, help reduce air pollution?

The project's pedestrian friendly design and proximate location to public transportation will reduce vehicular traffic and exhaust emissions. In addition, the individual buildings will have higher energy efficiency by being strategically oriented for passive gain and by installing EnergyStar® appliances. This will reduce carbon output. Lastly, by specifying low-VOC products and zero CFC refrigerants, other air pollutants will be reduced.

Does the project systematically protect existing trees?

Trees will be replaced and many new trees will be added to the site along sidewalks and internal plazas. The development will comply with Montgomery County ordinances for forest conservation.

Will the project reduce construction waste or use recycled materials?

The contractor will implement a program to reduce construction waste and recycle building materials from demolition and redevelopment.

What about the current residents of the apartment complex?

The current owner of the property is working with each of the existing tenants to ensure that they are aware of all future redevelopment plans. Some of the tenants have already left, and others are on short-term leases

Does JBG have a plan for community participation?

The developer has held meetings with leaders from surrounding civic associations to discuss the proposed development. Many people in Montgomery County and the Glenmont community are excited about an opportunity for revitalization in Glenmont. The developer continues to keep the community and local government officials informed as the project makes further progress and will ask for specific written support from the public when the public review process takes place in the coming months.

Would JBG be willing to attend my community's HOA meeting to talk about its plans?

JBG is certainly willing to attend your community meeting. Company officials have been meeting with various groups to share their plans and show them changes as progress is made. JBG has already shared its plans with the Mid-County Citizens Advisory Board and top county housing officials. JBG welcomes the interest and support of any neighborhood groups that are interested in seeing the transformation of this part of Glenmont.