Rockwood Manor Special Park and surrounding area. · The main developed area of Rockwood Manor...

Location & ContextRockwoodManor Special Park occupies approximately 45 acres of hilly, forestedparkland lo-catedat11001MacArthurBoulevardinthePotomacSub-RegionMasterPlanArea.Thepropertyisboundedonthenorth,eastandsouthbylowdensity,single-familyresidentialdevelopment(zonedR-200),andonthewestbytheChesapeakeandOhioCanalNationalHistoricalPark.ThesiteisbisectedbyBelfastRoad,whichprovidesvehicularaccesstotheadjacentresidences.TheportionoftheparksouthofBelfastRoadislocatedentirelywithinstreambuffer.Thepark’sde-velopedareaisconcentratedontheapproximately20acreparcelthatliestothenorthandwestofBelfastRoadandisthefocusofthisFeasibilityStudy.

Site HistoryOriginally93acresinsize,RockwoodManorwasdevelopedinthe1920sasthecountryestateofCarolynGangwerCaughey,awealthyWashingtonsocialiteandrealestateinvestor,andherhus-band,JohnWilsonCaughey.TheCaugheyslivedinwhatisnowknownastheManorHouseuntilMrs.Caughey’sdeathin1936. PertheinstructionsinMrs.Caughey’swill,theentirepropertywasdonatedtotheGirlScoutsofAmerica,whichoperatedthesiteastheRockwoodGirlScoutNationalCenteruntil1978.Citingexcessiveoperatingcosts,theboardofdirectorsoftheGirlScoutsattemptedtoselltheentirepropertytolocaldevelopers.ThesalewascontestedinalawsuitfiledbyanumberoflocalGirlScouttroopsandcitizensassociationsclaimingthatitviolatedthetermsofMrs.Caughey’swill. Theout-of-courtsettlementresultedinthesaleofapproximately60acrestodevelopers.The remaining30acres, including theManorHouseandassociatedoutbuildings,were trans-ferredtotheM-NCPPCforitsuseasapublicpark(MCPB81-30,AttachmentB).A1981memo

Rockwood Manor Special Park and surrounding area.

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

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


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fromtheM-NCPPCMontgomeryCountyDirectorofParkstotheMontgomeryCountyPlanningBoard(AttachmentC)outlinestheintentoftheDepartmenttomanageRockwoodManorasrev-enue-producingfacilitythroughitsEnterpriseDivision.ThisdocumentstillaccuratelydescribesthevariousprogramsforwhichRockwoodManoriscurrentlyused.

Existing ConditionsRockwoodManorissituatedwithinadenselywooded,steeplyslopinglandscapethatischarac-teristicoftheMacArthurBoulevardcorridor.TheManorHouseissituatedonaknoll,affordingviewsdowntothestreambufferthatrunsfromthenorthwestcornerofthesitetothesoutheast.Theremainingflatareasofthesitecontainguesthouses(SkyviewLodge,FrenchHouseandtheCaretaker’sResidence),amaintenancegarageandthemainparkinglot. Threebunkhousesofmorerecentconstruction(WestonHill,TheOaksandTallTimbers)arelocatedattheedgeofthestreambufferjustnorthoftheManorHouse.Theremainderofthesiteislocatedwithinstreambufferorcontainssteepslopes,makingadditionaldevelopmentunfeasible.Anetworkofnarrowasphaltdrivewaysprovidesvehicularaccessontothepropertyandbetweenitsvariousbuildingsandparkingareas.Largelyunimprovedsinceatleasttheearly1980s,por-tionsof themain vehicular access routes are asnarrowas twelve feet, requiringone vehicletopullofftheedgeofpavementtoallowanoncomingvehicletopass. Existingmaturetreesandcharacter-definingsitefeatures(landscapewalls,pillars,etc.)precludethewideningofthesedrivestoallowtwo-waytrafficthroughoutthesite. Atotalof85parkingspacesarescatteredthroughouttheparktoaccommodatebothguestsofRockwoodManorandvisitorstotheChesa-

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

OperationRockwoodManorisoperatedbytheEnterpriseDivisionasarentalfacilityforbothbusinessandsocialevents (AttachmentD). TheEnterpriseDivision ismandatedby theMontgomeryCountyCounciltogeneraterevenueforthemaintenanceandoperationofitsfacilities,sothatthefacili-tiesareself-supportingandnotsubsidizedbytaxrevenue.TheManorHousecanaccommodateamaximumof150guests.Becauserentalratesdonotchangebasedonthenumberofguests,smalland largeeventsaregivenequalpreference inthereservationprocess. Overnightaccommoda-


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Large oak trees flanking the entrance to the Manor House. The mature oak-hickory forest is visible beyond.

peakeandOhioCanalNationalHistoricalPark,accessibleviaahiking trailheaddirectlyacrossMacArthurBoulevard.TheparkinglotsarealsoapopularstagingareafromwhichlocaloutfittersembarkonraftingandkayakingtoursofthePotomacRiver.Thepark’smaindevelopedareacontainsseveral largespecimenoakandbeechtrees(30inchto45inchDBH)thatcreateanearlycontinuouscanopyoverthespace.Surroundingthemaindevelopedareaisahealthy,matureoak-hickoryforest,whichalsocontainstulippoplar,beech,birchandpinetrees.Asmallstreamthatrunsalongthenorthernedgeofthesitereceivesasignificantportionofthesite’s stormwater runoff. BecauseRockwoodManorwasdevelopedprior to theexistenceofstormwatermanagementregulationsinMontgomeryCounty,littlehasbeendonetomitigatetheeffectsofthesite’simpervioussurfacesonstormwaterrunoff.Thishasresultedinerosionalongmanyofthesteepslopesandscouringofthestreambanks.


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tionsincludetenhotel-styleguestrooms(theManorHouseandSkyviewLodge)withacombinedcapacityof29guests,athree-bedroomfamilycottage(theFrenchHouse)withacapacityofeightguestsandthreebunk-stylecabins(WestonHill,TheOaksandTallTimbers)withatotalcapacityof80guests.ThevarietyofovernightaccommodationsmakeRockwoodManorapopularlocationfordestinationweddings,multi-daybusinessretreatsandovernighteventsforschoolgroupsandscoutingtroops.Individualroomsareavailableforovernightrental,ortheycanberentedaspartofapackagetoincludeeventrentalattheManorHouse.RockwoodManor’ssize,setting,flexibilityandcostmakeitattractiveforplannersofbothbusi-nessandsocialevents.Spring,summerandfallweekendbookingstendtofillup18monthsinadvanceandthefacilitytypicallyaccommodatestwotothreecorporateeventseachweek.

PROJECT INITIATION AND COMMUNITY INPUTOnApril1,2014,aday-longcharrettewasheldonsitewithM-NCPPCstaff,operationalstake-holdersandaconsultantteamtocollectinformation,identifyprogrammaticandsiteissuesandopportunities,andtodiscusspreliminaryideasforimprovementstothepark.Neighboringresi-dentsobservedParksstaffwalkingthesiteduringthischarretteandsubsequentlyinvitedstafftodiscusstheproposedprojectattheWestMontgomeryCountyCitizensAssociationmeetingonMay14,2014andatameetingwiththeWoodrockHomeownersAssociationonMay20,2014.Because theprojectwas still in the information-gathering stage, staffused thesemeetingsasanopportunitytopresenttheissuesfacingRockwoodManorastheyunderstoodthemandtogatherinformationandcommentsfromthecommunity.Theprojectissues,goalsandopportuni-tiespresentedbystaffatthesemeetingsincludedthefollowing:

• Improvepassengervehicleingressandegresstothesite.• Improveaccessandcirculationforemergencyvehicles,cateringservice,maintenanceve-

hiclesandbuses.• Improvethesite’sentryexperienceandwayfinding.• Increasepedestriansafetyandaccessibilitytoreducevehicle/pedestrianconflictsandto

complywiththeAmericanswithDisabilitiesAct.• Providelowimpactstormwatermanagementfacilitiestotreatrunofffrompavedsurfaces.• Reduce impervious surfaceswithin the streambuffer to improvewaterquality and to

repairerodedstreambanks.• Protectexistingspecimentreesandremovehazardtrees.• Maximizetheefficiencyofparking,service, loadingandmaintenanceareas inorderto

reduceoverallimpervioussurfacesandimprovecirculation.• Relocateparkactivities(suchasthecampfire/amphitheaterarea)tobetterserveparkusers.• Considerprovidingadditionalrecreationopportunities.• Enhancevisualandnoisebufferstoadjacentresidences.• Enhancethecharacteroftheproperty,retainMs.Caughey’soriginalvisionofRockwood

Manorandpreservethesite’sGirlScoutheritage.


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Staffobtainedvaluableearlyinputfromthecommunityatthesemeetings,particularlyrelatedtoconcernsaboutnoisecomingfromthefacility.Communitycommentsaresummarizedbelow.DetailedcommunitymeetingnotesareincludedinAttachmentE.

• Neighborsindicatedthattherearenuisancelevelsofnoisegeneratedfromprogramsinthefacilityeveryweekendincludingamplifiedmusicplayingaftermidnight. Neighborsrequestedthatthefacilityshouldcomplywithallapplicablenoiseordinances.

• Thereisafundamentaltensionbetweentheprogrammingoftheparkandthesurround-ingresidentialneighborhood.Thereneedstobeawaytomeettheobjectivesofthefacil-ityandalsobeagoodneighbor.

• Considerationshouldbegiventophysicalbarrierstobuffernoise.• Busesidleintheparkinglotandcreatealotofnoise.Theidlingbusesarenotnecessarily

relatedtoeventsoccurringwithintheparkandaresometimesfromeventsoccurringintheNationalPark.Thereisastatewideidlingcodethatneedstobeenforced.

• Neighbors expressed concern over the idea of a one-way vehicular traffic system thatwouldcreateanotherentranceorexitontoBelfastRoad.Neighborswereconcernedthattheeasiestlocationtoconstructanexitwouldbeatthesoutheasterncorneroftheprop-erty,acrossfromWhiterimTerrace.Thiswouldbeextremelydisruptivetoneighborsandwoulddumptrafficontoneighborhoodroads.

• Thetreesareveryimportantassetstotheparkthatshouldberetained.• Therewasgeneralsupportforremovingimpervioussurfaceswithinthestreambufferand

implementingstormwatermanagementpractices.• Therewasgeneralsupportforprovidingadditionalfacilitiesonthepropertythatneigh-

borscoulduse,suchaspicnicfacilitiesortrails.• Thedrivewayisdegradingandneedstobepatchedorrepaved.• Thedumpstersattheloadingdockshouldbescreened.

OPERATIONAL CHANGES AND TECHNICAL ANALYSISFollowingthemeetings,stafftookimmediateactiontoaddressthecommunityconcernsregard-ingtheoperationofthefacility.ThecommunitycommentsalsoinformedtheneedforadditionalstudiestobeconductedaspartoftheFeasibilityStudyinordertogainamorethoroughunder-standingofthesiteandtotestthepossibleimplicationsoffuturedesigninterventionsonthesiteandsurroundingcommunity.Operationalchangesandtechnicalstudiesthatwereundertakenasaresultofthesecommunitymeetingsaredescribedbelow.

Operating Policy Changes/Acoustic ReviewIn responsetoneighborhoodconcernsaboutexcessivenoisegeneratedbyeventsandby idlingbuses,staffinvestigatedapplicablestateandcountyordinancesandcodesdealingwithnoisegen-erationandvehicleoperation.MontgomeryCountyCode31Bsetsmaximumallowablenoiselevelsforresidentialreceivingareasat65decibelsduringthedaytime(7:00amto9:00pmonweekdaysand9:00amto9:00pmonweekendsandholidays)and55decibelsatnight(9:00pmto7:00amonweekdaysand9:00pmto9:00amonweekendsandholidays).MarylandTransportationCode22-402(C)(3)statesthatamotorvehicleenginemaynotbeallowedtooperateformorethanfiveconsecutiveminuteswhenthevehicleisnotinmotionexceptunderthefollowingconditions:


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1)thevehicleisstoppedduetomechanicalortrafficconditions;2)theengineisoperatingheatingandcoolingorauxiliaryequipment;3)tobringtheenginetothemanufacturer’srecommendedoperatingtemperature;or4)toaccomplishtheintendeduseofthevehicle.

Onmultipleoccasionsduringthesummerof2014,theEnterpriseDivisionChief(ChristineBrett)visitedthehomeofacommunitymembertowitnessthenoiselevelsfromnighttimeeventsoccur-ringatRockwoodManor.Staffalsohiredanacousticengineertomeasurenoiseduringeventsinthesummerandfallof2014andtoproviderecommendationsfornoiseabatement.Measurementsweretakeninmultiplelocations,bothwithintheparkandonadjacentproperties.Theconsultantconductedmeasurementsduringtwoweddingreceptions,includinganeventthatamplifiedmusicfromanoutdoortent(whenmusicwouldbetheloudest)andconcludedthatthenoiselevelswereincompliancewith theMontgomeryCountynoiseordinance (AttachmentF). Basedonrecom-mendationsfromtheconsultant,Parksstaffinitiatedthefollowingphysical,operationalandpolicychangesin2014inresponsetoneighborhoodcomplaintsandtofurtherreducenoiselevels:

• Amplifiedmusicisprohibitedoutdoorsandtentsarenolongerallowed.• Amplification speakerswere repositionedwithin interiorevent spaces to lessen sound

escapingthebuilding.Alldoorsandwindowsmustremainclosedwhileamplifiedmusicisplayingwithinthebuilding.

• Newreservationsrequireeventactivitiestoendby10:00pmandclean-uptobecom-pletedby11:00pm.

• Theamphitheaterandfirepitcannolongerbeusedpast8:00pm.• RentalsandovernightguestsarerequiredtoadheretotheCountynoiseordinanceorrisk

forfeitingtheirsecuritydeposit.• Vendorsarerequestedtoloadandunloadtheirdeliveriesduringdaytimehourstoavoid

beepingassociatedwithlargevehiclesbackingupintotheloadingarea.• RentersarenowrequiredtoinformRockwoodManorstaffifacharterbusiscontracted

fortheirevent,andtherentalcontractincludesidlingrulesfromtheMarylandTranspor-tationCode.BusesforeventsaredirectedtoloadandunloadpassengersintheparkingareaclosesttoMacArthurBoulevard.

• Using a recently purchased decibel reader, on-site event staff take decibel readingsthroughouteventstoensurecompliancewiththeCounty’snoiseordinance.

• BetweenAugust2014andJune2015,ParkPoliceofficerswereonsitetomonitoralllargeeventsscheduledtoendafter8:00pm(atotalof17events).Duringthattime,ParkPolicedidnotreportanycallsthroughtheirdispatcheroron-sitecitizencomplaintsregardingnoise(AttachmentG).

RockwoodManor’sRulesandRegulationswereformallyrevisedinFebruary2015toincorporatemanyofthechangesoutlinedabove,andtheyareincludedinAttachmentH.Turn StudyTheimpetusforthisFeasibilityStudywasbasedonanecdotalevidencethatafull-sizedfiretruckisunabletomaketheturnfromMacArthurBoulevardintothesite’ssolevehicularentrance.Ad-ditionally,standard,fullsize,charterandschoolbusesareonlyabletoaccessthesitewithgreat

difficulty.Basedonthisinformation,aturnstudy(AttachmentI)wasconductedusingMontgom-eryCountyFireCodeStandardstoidentifyanyobstructionspreventingfiretruckaccessintothesite. MathematicalmodelsweredevelopedbasedontheexistingsitesurveyandtheturningradiusofanAerialTower729firetruckasitwouldenterthesite.Comingfromthenorth(thedirectionofthethreenearestfirehouses),afiretruckmustleavetheedgeofpavementofMacArthurBoulevardinordertomaketheturnintothesite.Anymiscalcu-lationinthisinitialentryturnwillcausesignificantdamagetoanentrypillarandtherootsoftwolargecanopytreeswhichflankeithersideofthesite’sentrance.Ifafiretruckweretoclearthesefirstobstacles,itmaynotbeabletogetpastparkedcarsintheconstrictedparkingareaclosesttoMacArthurBoulevard.Ifafiretruckweretodrivepastthesite,turnaroundandapproachtheentrancedrivefromthesouth,itwouldberequiredtomaneuverintooncomingtrafficonMacArthurBoulevardinordertomaketheturnintothedrivewayandwouldthenbeconfrontedbyobstaclesdescribedabove.ThisTurnStudyandsubsequentcorrespondencewith theMontgomeryCountyFire&RescueServices’FireCodeComplianceSectionunderlinedtheneedforsitecirculation improvementstoensurethatRockwoodManor,itsstaffandguestswillbesafeintheeventofanemergency.Theseimprovementsarealsoanopportunitytoincreaseefficiencyandsafetyforallvehiclesac-cessingthefacility.

Fire Code ComplianceOnJune25,2015,ParksstaffmetwitharepresentativefromtheOfficeoftheFireMarshalwithintheMontgomeryCountyDepartmentofFireandRescueServicestopresentthefindingsoftheTurnStudyandtoreceivefeedbackontherecommendationsproposedintheFeasibilityStudy.AfterreviewingthefindingsoftheTurnStudy,theAssistantFireMarshalconcludedthattheprop-ertydoesnotconformtocurrentMontgomeryCountyFireandRescueServicevehicularaccessrequirements.TheAssistantFireMarshalendorsedtheone-waydriveloopproposedintheFeasibilityStudy,in-dicatingthatitallowsforimprovedaccessandmoreefficientemergencyresponse.Furthermore,becauseBelfastRoadwouldhavebeendesignedtoaccommodatefull-sizedfiretrucks,anegressdriveontothatroadwouldallowforemergencyvehiclestosafelyreturntoMacArthurBoulevard.TheAssistantFireMarshalalsoprovidedrecommendationstobeincorporatedintofurutredesignstagesoftheproject.Thoserecommendationsaresumarizedbelow:

• Alldrivealignmentsshouldaccommodatetheunobstructedturningmovementsofafull-sizedfiretruck.

• Drivewaysshouldbeaminimumoftwelvefeetwidethroughstraightareas.Ideally,drive-waysshouldbe15to18feetwidethroughcurvingsectionsofthedrive.

• Curbapronsshouldbeofasufficientwidthastoallowafiretruckthrough.• Accommodationsshouldbemadefortwofiretruckstolaydowndirectlyinfrontofthe

entrancetotheManorHouse.Thiscanbeaccomplishedthroughasingle,continuous,clearareaof20feetby80feetorthroughtwoareasmeasuring20feetby40feeteach.

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


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Vehicular CirculationAspreviouslydescribed, therearemany issues facing theexistingvehicular circulationwithinRockwoodManor.Emergencyvehiclescannotadequatelyenterthesite,multiplesegmentsofthedrivewayaretoonarrowtoallowtwovehiclestopassoneanotherandthereareconflictswithpedestriansusingthemainroadwayasawalkway.Severalalternativesforvehiclecircula-tionwerestudiedthat lookedateitheratwo-waydrivewaythroughoutthesiteoraone-wayloopdrivewithanoutletontoBelfastRoad.Thetwo-wayoptionswereallrejectedbecausethepavementwidthrequiredwouldnecessitatetheremovalofseverallarge,healthyspecimentreesthatdirectlycontributetothecharacterandsettingofRockwoodManor.Creatingaone-wayloopdrivethroughthesitewouldallowforanarrowerpavementwidththanatwo-waydrive,causingsignificantlylessdisturbancetothesurroundinglandscape.Severalal-

MacArthurBou

levard

BelfastRoad

Manor House

Entry Drive

Skyview Lodge

French House

MaintenanceGarage


Main Parking Lot

Lower Parking Lot

WhiterimTer.

MacArthurBou

levard

BelfastRoad

Manor House

Entry Drive

Skyview Lodge

French House

MaintenanceGarage


Main Parking Lot

Lower Parking Lot

WhiterimTer.

MacArthurBou

levard

BelfastRoad

Manor House

Entry Drive

Skyview Lodge

French House

MaintenanceGarage


Main Parking Lot

Lower Parking Lot

WhiterimTer.

MacArthurBou

levard

BelfastRoad

Manor House

Entry Drive

Skyview Lodge

French House

MaintenanceGarage


Main Parking Lot

Lower Parking Lot

WhiterimTer.

Four alternatives for improving circulation through the Rockwood Manor Property. Top Left: Widen the existing drive-way to allow for two-way traffic throughout the site. Top Right: Create a one way drive way entering from MacArthur Boulevard and exiting onto Belfast Road at the intersection with Whiterim Terrace. Bottom Left: Create an exit drive on Belfast Road, near the intersection with MacArthur Boulevard. Bottom Right: Create an exit drive on Belfast Road, generally equidistant from Whiterim Terrace and MacArthur Boulevard.

ternativesforanegressalignmentwerestudiedandevaluatedbasedonenvironmentalimpact,effectonsurroundingtrafficpatternsandeaseofnavigation.ThefirstoptionexploredwastoexpandandextendanexistingasphaltpaththatgenerallyalignswiththeintersectionofBelfastRoadandWhiterimTerrace.Thisoptionwasrejectedbecauseofthenegativetrafficimpactthatwouldbecreatedonthesurroundingneighborhoodandthenumberofmaturecanopytreesthatwouldbeimpactedthroughthewideningofthepath.CreatinganewvehicularexitfromthesouthwesternedgeofthesiteontoBelfastRoadbecamean attractiveoptiondue to thepresenceof fewermature canopy trees, theproximity to theintersection with MacArthur Boulevard and minimal impact to surrounding residences (thepropertyontheothersideofBelfastRoadisundeveloped).TwoalternativeswereexploredthatcouldtaketrafficfromthemainparkinglottotheexitwithoutdisruptingtheopenspacearoundSkyviewLodgeandtheFrenchHouse.WhileanegressdrivewayclosertoMacArthurBoulevardmaybepreferredforimprovednavigationandreducedimpacttotheneighborhood,aminimumdistanceof250feetisrequiredbetweentheexitdrivewayonBelfastRoadandtheintersectionwithMacArthurBoulevard.

Tree AssessmentOneofthemostdistinctcharacter-definingfeaturesofRockwoodManorisitsmature,healthytreecanopy.Inordertofullyunderstandtheimpactofthevariousvehicularcirculationalterna-tivesonthesite’sexistingtrees,atreesurveywasconductedwithinandaroundthemaindevel-opedareaofRockwoodManor.Additionally,astaffarboristwasconsultedonthehealthofthetreesandpotentialrisksassociatedwithsiteimprovements.Thisinitialassessmentprovidedanunderstandingoftheopportunitiesandconstraintsaffordedbytheexistingtreesonsite.Addi-tionalstudywouldberequiredduringfuturephasesofdesignwork.Thestudyoffourkeyareasprovidedparticularinsightthathelpedguiderecommendationsforfuturevehicularaccessandcirculationimprovements:theproperty’sfrontagealongMacArthurBoulevard(Area“A”onthetreesurveyonthefollowingpage),themainentrancetotheManorHouse(Area“B”),thecanopytreesbetweentheFrenchHouseandthemaintenancegarage(Area“C”)andthewoodedravineseparatingthesitefromBelfastDrive(Area“D).

• Area A:RockwoodManor’sfrontagealongMacArthurBoulevardislinedwithseveralma-turecanopyandevergreentreesthatvisuallyseparatethesitefromtheadjacentroadwayandcreateanimpressivegatewayintothesite.Subsurfaceinvestigationwithanairspaderevealedrelativelyfewmajortreerootsimmediatelyalongsidetheexistingentrydrive.Thismeansthereisanopportunitytowidenandrealigntheentrydrivejustenoughtoallowafiretrucktoenterthesitewithoutcausingsignificantdamagetothesurroundingtrees.

• Area B:Althoughopportunitieshavebeenidentifiedforwideningtheentrydrivetoallowforimprovedaccessintothesite,fourlarge,healthyoaktreesbetweentheManorHouseandSkyviewLodgeflankthedriveway,preventinganyfurtherexpansionbeyonditscurrentwidthof14feet.Basedontheirsize(threetreesare45inchesDBHandoneis38inchesDBH)andlocation,itislikelythatthesetreesstoodinthislocationbeforetheManorHousewasbuilt.TheremovalofevenoneofthesetreeswouldsignificantlyalterthecharacterandsettingofRockwoodManor.Onesolutiontopreservingallofthesetreesistoturntheentrydriveintoaone-wayroadway,whichcouldretainthedriveatisexistinglimits.

• Area C:Inordertoconverttheexistingsitecirculationpatternintoaone-wayloop,anoutletdriveneedstobecreatedsuchthatitwillnotimpactthelargetreesinthecorridor


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Left: Oak trees at the facility’s only vehicular entrance. Center: The crown of this tulip poplar near the main parking lot was removed due to significant die back. Right: A large lateral crack in this oak near the maintenance yard runs approximately 25 feet up the trunk of the tree.

Survey of existing trees, including species and diameter at breast height.

D

C

MAC

ARTH

URBLVD

A

B

MacArthurBoulev

ard

BelfastRoad

Manor House

Tall Timbers

The OaksWeston Hill

Entry Drive

Skyview Lodge

French House

MaintenanceGarage


Main Parking Lot

Lower Parking Lot

WhiterimTerrace

betweentheManorHouseandSkyviewLodge.Fromatreepreservationperspective,thebestalternativewouldbeadrivethatrunsfromtheareaofthemainparkinglot,betweentheFrenchHouseandthemaintenancegarage,connectingtoBelfastRoadsomewherealongthesouthwestedgeoftheproperty.Althoughtwolargetreesstandinthewayofthisalignment,theyarebothindeclineandalreadyscheduledforremoval.The30inchtulippoplarnortheastof theFrenchHouse ismissing its crownanda large cavityhasformedatitsbase.The35inchoakatthenorthwestcornerofthemaintenancegaragehasa25footlateralcrackinitstrunk,creatingthepossibilityoffailureduringastorm.

• Area D:Severalareasalongtheproperty’ssouthwestboundarywithBelfastRoadwouldallowforthecreationofanegressdrivewithouthavingtoremoveasignificantnumberoftrees.Alarge,deepswaleapproximatelymidwaybetweenWhiterimTerraceandMacAr-thurBoulevardalongBelfastroadprovidestheopportunitytoconstructabridge,whoseindividualfootingswouldbemuchlessintrusivethanastandardroadway.

Traffic StudyAlthoughaone-waydrivethroughtheRockwoodManorsitemaybebeneficialtositecirculationandpreservingtheoverallmaturetreecanopywithinthesite,anegressdrivewayontoBelfastRoadmustalsoworkwithintheexistingtrafficpatternsofthesurroundingcommunity. Inre-sponsetoneighborhoodconcernsexpressedaboutimpactstotraffic,aconsultantwashiredtoevaluatetheeffectsofanewegressdriveonthetrafficflowofbothBelfastRoadandMacArthurBoulevard(AttachmentJ).Using24-hourmachinecountsalongbothBelfastRoadandMacArthurBoulevardanda“beyondworstcasescenario”of200occupantsatthefacility(maximumcapac-ityforanysingleeventis150occupants),thetrafficengineeringconsultantconcludedthat“the


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Conceptual one-way roadway alignment. Vehicles would enter the site on MacArthur Boulevard and exit on Belfast Road.


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proposedmodificationstotheRockwoodManorFacilitywouldnotresultinunsatisfactorycondi-tionsalongtheadjacentroadwaysinMontgomeryCounty.”FollowingapublicmeetingheldonJanuary14,2015,and inresponsetocontinuedneighbor-hoodconcernsabout traffic impactsof theproposedone-wayegressdriveontoBelfastRoad,Parksstaffconductedanadditionalevaluationoftraffic.Time-stamped,motion-activatedcam-erasweresetupatRockwoodManor’sexistingentrance/exitandalongBelfastRoadtocount,si-multaneously,thenumberofcarsonbothroadwaysunderavarietyofconditions.Cameraswere

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.

setupforoneweek,andspecificeventsatthefacilitywereanalyzedtocomparethenumberofvehiclesexitingRockwoodManorwiththenumberofvehiclestravellingonBelfastRoadtowardMacArthurBoulevardwithindistincthalf-hourincrementsbefore,duringandaftereventsoccur-ringatthefacility.Forthemostpart,therewaslittleoverlapbetweenvehiclesleavingRockwoodManorandwest-boundvehiclesleavingtheneighborhoodonBelfastRoad.ThetrafficexitinglargeeventsfromRockwoodManortendedtobedispersedoverseveralhours,ratherthaninaconcentratedflow.Inanygivenhalf-hourtimeperiod,thecombinednumberofvehiclesleavingRockwoodManorandvehiclesheadedwestboundonBelfastRoadfromtheneighborhoodwasusuallylessthanten,andonlyonceweremorethan20vehiclesobservedonbothroadwayswithinonehalf-hourperiod.Overall,thefindingsofthismoredetailed(althoughlesstechnical)trafficstudyconcurwiththeinitialstudythattheadditionofanegressdriveontoBelfastRoadwouldnotconstituteasignificantimpactonthesurroundingneighborhoodtrafficpattern.

OVERALL DESIGN GOALSRecommendationsintheTheRockwoodManorFeasibilityStudyareguidedbyaframeworkofsixdesignprinciples:

• ContextualDesignThesiteshallfitintothelargerresidentialneighborhoodandforestedparklandcontextbyrespectingandembracingthesurroundingphysical,socialandcom-munitycontexts.Thedesignwillcreateconnectionstonearbyusesandrelocatesitefea-turestoappropriatelocationswithconsiderationoftheadjacentneighborhood.

• CulturallySensitiveDesignThedesignshallmaintainthesite’s“rusticelegance”andre-spect thesite’s layeredhistorybyhonoringMs.Caughey’soriginalvisionofRockwoodManoraswellas theGirl Scouts’heritage. RockwoodManorwill continue its currentfunctionasacountywideeventcentertohostsocialevents,andtoprovideafacilityfortheuseof civic andbusinessorganizations,Girl Scouts, Boy Scouts, youth groups andstudentsoftheMontgomeryCountyPublicSchoolswhomayuseRockwoodManorasanoutdooreducationfacility.

• EnvironmentallySensitiveDesignThedesignshallpreservethesite’snaturalbeautyandenhanceitsnaturalfeaturesbyprovidinglowimpactstormwatermanagementfeatures,addressingrunoffanddrainageissuesandimprovingstreamquality.Thedesignwillalsoassesstheexistingtreesonsiteandpromotethehealthofthematureforestthatsur-roundsthepark.

• EfficientSiteUseThedesignshallmaximizetheefficiencyofthesitetobestserveitsusersandhelptoachievecontextuallyandenvironmentallysensitivedesigngoalsbyreviewingthesite’sparkingandlayoutconfiguration,addressingexistingservice,loadingandmain-tenanceareas.

• ImprovedCirculationandSafety Thedesignshall improvecirculationandsafetyandre-duceinternalpedestrian/vehicularconflictsbyenhancingvisualcuesattheentry;improv-ingemergency,serviceandbusaccessandcirculation;improvingcirculationforloadinganddeliveries;andupgradingthesitetobecompliantwiththeAmericanswithDisabilitiesAct.

• ImprovedVisitorExperienceThedesignshallenhancethevisitorexperienceforusersoftheparkthroughavarietyofmethodsincluding:improvementofwayfinding,integration


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ofsiteaccessibility,considerationofadditionalrecreationalopportunities,enhancementof visual andnoise buffers, relocationof activities to better servepark users, and im-provedsitelighting.

RECOMMENDATIONSTherecommendationspresentedintheFeasibilityStudyoutlinelong-termimprovementstothefacility,carriedoutinphasesovertime.Althoughtheyaretheproductofcarefulstudyandanaly-sis,theserecommendationsarestillconceptualinnatureandwouldneedtogothroughadetaileddesignprocessbeforetheycanbeconstructed.Therecommendedtreatmentplanaddressesfiveareasof improvement:PublicSafety,StormwaterManagement,Accessibility,ServiceAccessandVisitorExperience.

Public SafetyInordertoprovideadequatesiteaccessforemergencyvehicleswhilepreservingasmanyhealthy,maturecanopytreesaspossibleandcausingminimalimpacttothesurroundingneighborhood,aone-waydrivesystemisproposed,withtheentrancedrivelocatedonMacArthurBoulevardandtheegressonBelfastRoad,approximatelyhalfwaybetweenWhiterimTerraceandMacArthurBoulevard.TheegressontoBelfastRoadwouldbeconfiguredandsignedtoallowarightturn

Rockwood Manor Recommended Plan (Oehme, van Sweden, 2014). This plan is a combination of the two alternatives presented in the Feasibility Study.

only,sotrafficwouldbedirectedtoMacArthurBoulevardandnottotheresidentialneighbor-hood.FurtherstudywillneedtobeconductedtodeterminetheexactalignmentoftheentrancedrivealongMacArthurBoulevardandits impacttoexistingtreeroots. Theegressdrivealign-mentcrossesasizeableswalethatwouldlikelyrequireabridgetoconnectRockwoodManortoBelfastRoad.Abridgeinthislocationmaybeadvantageousfortreeprotection,asconstructingindividualsupportpierswouldbelessinvasivethangradingandinstallingbasematerialrequiredforastandardroadbed. Theremainderof thesite’sprimaryvehicularspinewouldutilizetheexistingroadwayalignment.Becauseoftheimmediateneedtoprovideimprovedemergencyac-cessintothesite,thePublicSafetycomponentofworkwouldconstitutethefirstphaseofworktobecompleted.

Stormwater ManagementTherecommendedplanincorporatesthreestrategiesforimprovingthehealthofthestreamthatreceivesallofRockwoodManor’sunmitigatedrunoff:consolidationofparkingtoremoveimper-vioussurfaces fromsensitiveareas, reconfigurationofpavement tobetterconformtonaturalcontoursandintroductionofmicrobioretentionfacilitiestocaptureandtreatrunoff.Theexistingmainparkinglotcanbeslightlyexpandedandreconfiguredtoaccommodateasignificantpor-tionofthe85parkingspacescurrentlyscatteredthroughoutthesite.ThiswouldallowfortheremovalofpavedparkingareaswithinthestreambufferneartheresidencesonLaurelLeafDrive.Additionally,thedriveway leadingdowntothethreecabinscouldberealignedtobetterfit inwiththesteepslopeleadingfromthemainparkinglot.Thiswouldeliminatetheflumeconditionthatoccursduringheavyrains,slowingdownrunoffbeforeitisabletoerodethebanksofthestream.Finally,thereareopportunitiesthroughoutthesitetocreatemicrobioretentionfacilitiesthatwouldcatchrunofffromadjacentstructuresandpavedareas,allowingthewatertoinfiltratebackintothesoilinsteadofrushingdirectlyintothestream.

AccessibilityAlthoughmostofthestructureswithinRockwoodManorhavebeenupgradedtomeetthecur-rent requirementsof theAmericanswithDisabilitiesAct (ADA), several improvements canbemadetotheoverallsitetofurtherimproveaccessibility.Currently,thecrossslopeofdesignatedaccessibleparkingspacesimmediatelyadjacenttoSkyviewLodgedoesnotmeetADArequire-ments. Therecommendedplanindicatesareconfiguredentrycourtthatwouldcreatea levelpadforcompliantaccessibleparkingspaces.Additionally,thisreconfigurationwouldallowforamoreformaldrop-offareadirectlyinfrontoftheManorHouse’smainentrance,whiledoublingasalaydownareaforfiretrucksintheeventofanemergency.Currently, theonlyway to get awheelchair-bound guest to the cabins is to drive himor heraroundtheeastsideoftheManorHouseanddowntheslopingdrivetowardthestream.Onceatthecabins,avehiclemustback-upseveralhundredfeetbeforeturningaroundatthelowerpark-inglot.Therecommendedplanproposesasmallservicecourtadjacenttothecabinstoallowforavehicletoturnaround.Additionally,thepaththatleadsnorthfromtheManorHousedowntothecabinscanberealignedsothattheslopeislessthanfivepercent,meetingtheADArequire-mentforanaccessibleroute.

Service AccessCurrently,trashtrucks,deliveryvehiclesandeventvendors(suchascaterers,floristsandmusi-cians)mustallcompeteforspacewithinonesmallloadingdockoffofthesoutheastsideofthe


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ManorHouse.TherecommendedplanwouldreconfiguretheexistingserviceareatomakemoreefficientuseofthespacethroughtheconstructionofaretainingwallbetweentheManorHouseandthemainparkinglot.Additionally,thedumpsterswouldberelocatedtothebottomoftheslope,inascreenedareaaccessiblefromthereconfiguredparkinglot.Thissolutionwouldbothexpandtheusablespaceintheloadingdockandrelocateoneofthecompetingservicesfromthisarea.

Visitor ExperienceThefinalphaseof the recommendedplan includes site improvements that canbeutilizedbyeventguestsandcasualparkvisitorsalike.Theexistingamphitheaterandfirepit,locatedalongBelfastRoadatthesouthwestcornerofthesite,wouldberemoved,andanewonebuiltnearthecabinsandtheformersiteofthelowerparkinglot.Certainundevelopedareascouldbeidenti-fiedfornatureplay,deliberatelyplacingsteppingstones,treestumpsandothernaturalelementsforchildrentoexplore.TheexistinggardenonthenorthwestfaceoftheManorHousecouldbeexpandedtocreateaformalgarden,idealforparkuserstostrollorforeventgueststouseasthelocationforphotographs.Finally,simpleamenitiessuchaspicnictablesandbenchescanbeaddedinstrategiclocationsforallparkvisitors.

Top Left: Erosion caused by runoff at the lower parking lot. Top Right: The narrow loading dock that must be shared by trash, delivery and vendor vehicles. Bottom Left: Existing amphitheater with Belfast Road beyond. Bottom Right: Potential amphitheater character (Amphitheater at McConnell Springs, Image by Sydney Poor and Russell Poor).

ADDITIONAL COMMUNITY OUTREACHThefinal recommendations from theFeasibility Studywerepresented inapublicmeetingonJanuary14,2015.Followingthemeeting,theFeasibilityStudyreport,PowerPointpresentationandacousticstudywerepostedtotheproject’swebsitetoallowfurthercommunityreviewandanopportunitytoprovideadditionalcommentspriortothePlanningBoard’sreviewoftheproj-ect.Theprimaryissuesexpressedatthemeetingaresummarizedbelow(notesfromthemeetingare included in AttachmentE).

• TherewasasuggestionthatthefiretruckturningradiusrequirementsbeconfirmedwiththeCountytoensurethestudyisnotassumingtheneedforaturningradiusfromalargertruckthanwouldrespondtoanemergencyatthesite.Parksstafffollowedupandcon-firmedtheserequirementswiththeMontgomeryCountyFire&RescueService.

• ConcernswereexpressedthattheproposedexitdrivefromthefacilityontoBelfastRoadmaycreateadverseeffectsontheneighborhoodtrafficandqueueingtimesattheinter-sectionwithMacArthurBoulevard. In response to thisconcern,Parks staffconductedtrafficcountsandfoundthattrafficexitingRockwoodManorfromlargeeventswasdis-persedoverseveralhoursandwouldnothaveaconcentratedimpactonneighborhoodtraffic.

• AconcernwasexpressedthattheuseofRockwoodManorasaneventcenterwithca-teredeventsisnotinkeepingwiththeoriginalowner’sintentforthepropertyandthattheM-NCPPCDepartmentofParksmaybeviolatinganagreementforuseoftheprop-erty.ParksstaffreviewedthedocumentsrelatedtothetransferofthepropertytotheM-NCPPCin1981andincludedtheminAttachmentsBandC.ThesedocumentsclearlydescribetheDepartment’sintenttomanagethispropertythroughtheEnterpriseDivisionasarevenue-producingfacilitythatcouldaccommodateovernightguests.Theprogramsforwhichthepropertyisused(suchasweddings,outdoorreceptions,seminars,confer-encesandspecialevents)areincludedinthe1981descriptionforhowtheparkpropertywouldbeused.

OtherthanrequeststobenotifiedofthePlanningBoardhearingdate,fewadditionalpubliccom-mentshavebeenreceivedforthisprojectsincethepublicmeetinginJanuary2015.OnJune8,2015,ParksstaffreceivedapubliccommentregardingaproposeddevelopmentapplicationbytheMarylandCateringCompany(OldAngler’sInn)onMacArthurBoulevardforacountryinn.Concernswereexpressedthatifthisapplicationweretobeapproved,thefacilitywouldbecomeacompetitortoRockwoodManorandsubsequentlycontributeadditionaltrafficcongestiononMacArthurBoule-vard,creatingadditionalneighborhoodimpacts.Parksstaffassumesthattheimpactstoroadsandtheneighborhoodofthisproposedusewouldbecarefullyevaluatedbytheappropriateauthoritiespriortograntingapprovalofthisapplication.AttachmentKincludescommunitycorrespondencereceivedthroughoutthestudyperiodforthisproject.

FUNDING AND COSTSThisFeasibilityStudywasfundedwith$60,000fromtheEnterpriseFund.ItisanticipatedthattheworkrecommendedintheFeasibilityStudywouldoccurinphasesovermultipleyears.ThereisanimmediateneedtoimplementthePublicSafetycomponentoftheRecommendedPlaninor-dertoprovideadequateaccessforemergencyvehiclesandtoimproveefficiencyforinternalve-hicularcirculationandparking.Thefollowingitemswouldbeincludedinthisfirstphaseofwork:


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• Createaone-waydrivesystemwiththeentrancedrivelocatedonMacArthurBoulevardandtheegressonBelfastRoad.

• Createanentrancecourt/dropoffareainfrontofthemainentrancetotheManorHousethatwouldincludeaclearareatoaccommodatefiretruckaccessandlaydown.

• Reconfiguretheexistingaccessibleparkingspaces infrontofthemainentrancetotheManorHousetomeetADArequirements.

• Consolidatetheremainderofthesite’sparkingspacesinareconfiguredmainparkinglotandprovidepedestrianaccesstotheManorHouse.

Theoverallanticipatedcostfordesignandconstructionforthisphaseofworkisapproximately$650,000,tobefundedbytheEnterpriseFund.DetaileddesignforthisprojectisproposedtobeginimmediatelywithconstructionfollowinginFY17-19.AdditionalphasesofworkwouldbedesignedandconstructedasEnterprisefundsbecomeavailableandastheneedarises.

CONCLUSIONThe improvements identified in theFeasibilityStudy forRockwoodManorwerecarefullycon-sideredtomeetaseriesofpressingneedswhileenhancingthefacility.Therecommendations

Recommended Plan enlargement with first phase of work outlined in red.


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fromthestudyensurethecontinuedsafeoperationofaculturallysignificantfacilitywithinanecologicallysensitivesetting.IfapprovedbythePlanningBoard,afirstphaseprojecttodesignandconstructthedrivewayandparkinglotimprovementswouldbeinitiatedimmediately.

ATTACHMENTSA.RockwoodManorFeasibilityStudyB.MontgomeryCountyPlanningBoardResolution81-30C.June19,1981MemofromtheM-NCPPCMontgomeryCountyDirectorofParkstoMontgom-ery County Planning Board.D.RockwoodManorRateSheetE.CommunityMeetingNotesfromMay14,2014andJanuary14,2015F.AcousticalReviewG.SummaryofParkPoliceActivityH.RockwoodManorEventRulesandRegulationsI.TurningStudyJ.TrafficStudyK.CommunityCorrespondence

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