DRAFT GREEN SPACE GUIDELINES FOR THE SILVER SPRING CBD

DRAFTGREENSPACEGUIDELINES
FORTHESILVERSPRINGCBD

TheMarylandNationalCapitalPark&PlanningCommission
MontgomeryCountyPlanningDepartment
April,2010



TableofContents

Introduction 2

FindingUrbanGreenSpace 5
Parkinggarages
Reclaimedstreams
PropertyAssembly
Publicprojects

ValuingUrbanGreenSpace 10
Quantitative
Qualitative

UrbanGreenSpaceinSilverSpring 14
Approach 14
FindingsandAnalysis 15
Recommendations 17
DesignPrinciples 18
SiteSelection 23
Parkinggarages
Reclaimedstreams
PropertyAssembly
Publicprojects
Implementation 36

Conclusion 38

Bibliography

Appendices

1
Introduction

ThisstudywillhelpfulfilltheSilverSpringSectorPlansvisionforagreendowntownbyproviding
specificrecommendationsforcreatinglargegreenspaces.Therecommendationswillbeusedtoreview
developmentproposals,implementtheAmenityFund,andcoordinateCIPdecisions.

ThePlansvisionforagreendowntownhasnotbeenfullyachieved.TheCentralBusinessDistrict(CBD)
hasalimitednumberoflargegreenspaces,whicharedistributedunevenly,notconnectedtoeach
other,andofferminimalenvironmentalbenefits.Largegreenspaceswillcomplementtheexistingsmall
publicusespacesandaddtothequalityoflifeenvisionedbytheSectorPlan.

ExistingCountypoliciesactasthestartingpointforthisstudytogetherwithathoroughreviewofthe
CBDsexistingopenspaceinfrastructure.

CasestudiesfromaroundtheworldinformtheopportunitiesinSilverSpringincludinggreenspaceson
topofparkinggarages,urbanstreamrestoration,propertyassemblage,andredevelopmentofpublic
propertythroughpublicprivatepartnerships.

ThisstudyprovidesrecommendationsforprioritysitesintheCBD:
publicprivateredevelopmentofParkingLot3inFentonVillage
privateredevelopmentofGiantFoodParkingLot
publicprivateredevelopmentoflandsurroundingexistingProgressPlaceintheRipleyDistrict
privaterenovationofthestreamvalleyatFalklandsChase,locatedbetweenEastWestHwy,16th
StreetandColesvilleRoad
privateredevelopmentoflandbetweenKennettStreetandMD410.

Theguidelineswillbeimplementedwithavarietyofexistingtools,including:
optionalmethoddevelopment
offsitetransferofopenspace
OpenSpaceAmenityFund
LeadershipinEnergy&EnvironmentalDesign(LEED),and
RecreationGuidelines.

AsthelargestCBDinMontgomeryCounty,SilverSpringmustbalanceintenseurbandevelopmentwith
greenspaceforrecreation,visualamenity,andenvironmentalquality.Balancinggrowthandgreen
spacehasthepotentialtogenerateeconomicgrowth,contributetosocialwellbeingandqualityoflife,
andproviderecreationalopportunitiesinahighqualityurbanenvironment.

However,greenspacecompeteswithgrowthforavailablelandandhasalessdirectreturnon
investment.Urbandevelopmentwithretail,officeandresidentialuses,haseasilyquantified,shortto
mediumtermreturnswhilegreenspacecreationhaslongtermbenefitsthataremoredifficultto
quantify.

SectorPlanRecommendations
TheSectorPlanidentifiespotentialopenspaces,majorlinks,andopportunitiesforurbanrecreation,
whichhavebeenincorporatedintotheSilverSpringGreenSpaceGuidelines.Thesespacesareintended
tovaryinsizeandownership,respondtotheirurbansurroundings,andaccommodateawiderangeof
activitiesassociatedwithurbanlife.

2
ThePlanalsohighlightstheimportanceofgreenspacesintheGreenDowntowntheme,recognizing
theeconomic,environmental,andaestheticbenefitsofopenspaces.Itcallsforvehicularandpedestrian
linksthatconnectgreenopenspacesofvariedsize,character.1

ExistingConditions
TheCBDsexistingopenspacenetworkonlypartlyfulfillsthePlansvision.Environmentallyfriendly
greenspaces,whicharemostlyperviousandlandscapedareasthatcontrastwithhardscapedplazas,are
limitedandnotlikelytoincreasesincenonewparkshavebeenidentified.

TheCBDdoeshaveabundantsmaller,mostlyhardscapedpublicspacesdevelopedaspartofthepublic
usespacerequirementofoptionalmethodprojects,inwhich20percentofthenetsiteareaisrequired
asonsitepublicusespace.Unfortunately,thisisoftenachievedbypullingthebuildingbackfromthe
street,creatingunnecessaryinterruptionsinthestreetwallthatareperceivednotaspublicspace,but
asthebuildingsprivatefrontyardorentryway.Therecentlyapprovedamenityfundlegislationallows
suchspacestobeprovidedoffsitewithintheboundariesoftheCBD.

Thedemandforspacesthatgiverelieffromtheurbanfabricandprovideopportunitiesforenjoyment
andrelaxationcontinuestobegreaterthanthesupply.AtthepublichearingfortheSilverSpringcivic
building,thecommunityhasexpressedthedesireforgreenspacescomparableinsizetotheformer
artificialturfsite.Asbuildoutcontinuesonincreasinglysmallersites,thegapbetweenopenspace
opportunitiesanddemandwillincrease.Thus,theneedtoprovidesignificantgreenspacebecomesever
morepressing.

Theexistinggreenspacesarealsodistributedunevenly.Inmostcases,evenlydistributedparkstendto
beaccessibletomorepeopleandcontributehealthierairandwater.TheCBDslargestpark,JesupBlair
Park(14acres),isatthesouthernmostendoftheCBD,notconvenientlylocatedformostresidentsor
employees.Largeoptionalmethodprojectsprovidethepotentialforlargegreenspaces(e.g.Discovery
Garden),butnotalllargeprojectshaveprovidedlargespaces(e.g.DowntownSilverSpring).

Lastly,theexistingspacesareunconnected;theyareisolatedanddisjointedratherthanformingapart
ofalargergreenopenspacenetwork.Poorconnectivitymakesitdifficultforpedestrianaccessand
circulation.

IncomparisontootherCBDsinMontgomeryCounty,SilverSpringisnotfullybuiltout,therefore,
opportunitiesremaintoaddresstheseissuesandimprovetheurbanfabricthroughthedesignof
streetscapeswithwelldefinedstreetwallsandgreen,healthy,highqualityspaces.Thisdocumentwill
provideguidelinesforcreatinggreenspacesthatprovidevisual,recreational,andenvironmentalrelief
whileencouragingpedestrianactivitiesthataddtothevibrancyandsuccessoftheCBD.

Inserttextsidebar:
TheseguidelinesprovideaframeworktocreatethegreendowntownrecommendedintheSilverSpring
CBDSectorPlan.Theguidelinesidentifypotentialsitesthatcouldprovidelargegreenpublicspacesand
specifydesignguidelinesforhowthesitesshouldbedeveloped.TheGreenSpaceGuidelinesforthe
SilverSpringCBDarenotintendedasregulationsthatmandatespecificforms.Theguidelineswere
developedthroughworkwithpropertyowners,residents,institutions,andinterestgroups.Theyare
approvedbythePlanningBoardforstaffuseindevelopingandevaluatingproposedbuildingprojectand

1
SilverSpringCBDSectorPlan,February2000,pp.2223

3
otherapplications,aswellasdirectingtheallocationoffundsacquiredthroughthePublicUseSpaceand
AmenityFund.Theywillberevisedtoreflectnewtechnologiesandfieldconditions.

4
FindingUrbanGreenSpace

Thefollowingexamples,localandnational,havebeenchosentoillustrateSilverSpringsparticular
potential.AsSilverSpringbecomesdenser,surfaceparkinglotscouldbereplacedbyundergroundor
abovegroundgarages.Timelydesignandinvestmentcouldcreatepublicamenitiesassociatedwith
thesenewparkingstructures.Reclaimedstreamspresentanotheropportunityforgreenopenspaces.
Likewise,small,individuallotscouldbeassembledforredevelopmentthatincludessettingasidealarge
openspace.Finally,publicredevelopmentprojectscansetaprecedenttobefollowedbytheprivate
sector.

Theseexamplesreflecttheneedtomaximizetheuseofurbanlandtoachievethegreatestsocial,
economic,andenvironmentalbenefits.Thevalueofurbanlandrequiresinnovativeapproachestodeal
withthediminishingsupplyoflandandtheneedtoaccommodateamultitudeofuses.

SurfaceParkingLots
Redevelopedsurfaceparkinglotscanbeusedtocreateopenspace,eithergreenurbanspacesor
hardscapeplazas.Placingparkingandotherfacilitiesundergroundfreesupvaluableurbanlandfor
publicfacilitiesandamenitiesthatenrichtheurbanenvironment.

InMontgomeryCounty,someprivateprojectshavealsoplacedopenspacesoverparkingfacilities
especiallyinCBDlocationswherealloweddensitiesandnaturalgradechangesmakeiteconomically
feasible.Forexample,theDiscoveryGardensandtheNOAAwavepoolsitontopofparkingfacilities.

UnionSquarePark,SanFrancisco,California
UnionSquarePark,intheheartofSanFranciscosdowntown,isoneofthefirsturbanplazasbuiltontop
ofanundergroundparkinggarage.In1941,thespacewasreconstructedwithagreenurbanparkabove
anundergroundparkinggarage.In2002,theparkwasrenovatedtoinclude:
hardscapeplazawithlandscapedplanters
outdoorcafwithmovableseating
symphonysizedstageforconcertsandtheaterperformances

UnionSquarePark,SanFrancisco,California(Source:photosbyRollinStanleyandwww.sftravel.com)

MarketSquare,Alexandria,Virginia
MarketSquareatthecityhallwasbuiltinthemid1960soveraparkinggarage.Thesquareincludes:
treeplantersthatalsoactassittingwalls
centralpoolandfountain
widepavedareas
civic,residential,andretailusesonallfoursides

5
 Weeklyfarmersmarket

MarketSquare,Alexandria,VA(Source:http://www.pps.org)

PostOfficeSquare,Boston,Massachusetts
In1992,this1.7acreparkinBostonsFinancialDistrictreplacedanunsightlythreestoryparkinggarage
withanopengreenspacebuiltoveranunderground1,500spaceparkinggarage.PostOfficeSquareisa
publicprivatepartnershipfinancedbyanonprofitconsortiumoflocalbusinesses.Theparksfeatures
are:
lawnsurroundedbyshadetrees
shrubsandflowers
vinecoveredpergola
benchseating
publicartandfountains
100seat,fourseasonrestaurant

PostOfficeSquare,Boston,MA(Source:Garvin,1997(leftphoto) &www.pps.org(rightphoto))

6
BryantPark,NewYorkCity
Thealmost10acreBryantPark,nexttothemainbranchoftheNewYorkCityPublicLibraryinmidtown
Manhattan,isbuiltoverundergroundlibrarystacks.Anextensiverenovationin1990removedatall
hedge,creatednewentrywaysandopenedviewsintothepark.Aprivatepartnershipprogram
maintains,andsecuresthepark.Todaytheparkattractsupto4,000visitorsaday,andhasincreased
therentalvaluesofadjacentproperties.Featuresinclude:
easyaccessfromsurroundingstreetsandpublictransportation
oneacrelawn
fountain
shadetreesandflowers
Bocceballcourt
fourfoodandnewskiosks
restaurantandlibraryadjacenttothepark
residentialandretailusessurroundingthepark

BryantParkinthespring(Source:blog.bryantpark.org)

ReclaimedStreams

Naturalstreamvalleysinurbanenvironmentsarerareandoftendegraded,but,ifrestored,canprovide
anaturalrespitetourbandwellers.ThenaturalstreamvalleyintheSilverSpringCBDlocatedatthe
FalklandsChaseDevelopmentbetweenEastWestHighwayandColesvilleRoadhasbeendegradedby
urbanrunoff.Itisacandidateforstreambedrestorationthatwouldincluderegradingthestreamfloor
addingrockweirstopreventerosion,andnaturalvegetationtoreplaceinvasivespecies.Inaddition
stormwaterreleasedintoexistingstreamvalleyswouldbecontrolledtominimizeerosion.

7
FourMileRun,Alexandria,Virginia

FourMileRunanditswatershedisaheavilyurbanizeddrainagebasinthatwaschannelizedinthelate
1970stocontrolendemicflooding.Thefloodingwascontrolled,buttheengineeredchannelwascutoff
fromsurroundingneighborhoodsandeliminatedmostofthestreamvalleysnaturalfeatures.Its
restorationplanwouldreturnthestreamtoamorenaturalstatebyredesigningthechannelizedportion
torestoreaquaticandriparianhabitatandopentherivertopublicaccessthroughpedestrianpaths,
bridges,andoverlooks,creatingapublicamenityandnaturalizedgreenspace.

Existing Proposed
(Source:FourMileRunRestorationMasterPlan,Rhodeside&Harwell,Inc.)

DonaldsonRunStreamRestoration,Arlington,VA
Thisstream,locatedinanareaofintenseurbandevelopment,sufferedtheeffectsofrunoffthat
destroyedstreamhabitat,erodedstreambanks,andcarriedsedimentandotherpollutantstothe
PotomacRiver.In2001,theDonaldsonRunCivicAssociationreceivedNeighborhoodConservation
Fundingtostudythestreamandidentifypotentialimprovements.In2006,improvementsweremade,
includingstabilizationoferodedstreambanks,andcreatingnewmeandersandsteppoolstoslowflow
duringheavyrainsandhighrunoff.Thisrestorationsavedexistingvegetationandtrailsfromstream
bankerosionandcreatedpoolsthatwillprovidehabitatforstreamorganisms.Thistributaryhas
becomeanattractiveneighborhoodamenity,offeringarespitefromthesurroundingurban
environment.

DonaldsonRun,Arlington,VABeforeviewAfterviewshowingnewlyinstalledsteppools

8

PropertyAssembly

Assemblingpropertiescancreatelarger,unifiedopenspaces.Forexample,theGalaxyprojectinSilver
Spring,apublicprivatepartnership,assembled8parcelsandapublicparkingfacility,whichenabledthe
creationofalargeplaza,approximately20,000squarefeet,throughtheoptionalmethodof
development.SeveralsitesintheSilverSpringCBD,characterizedbymultipleownerships,couldbenefit
frompropertyassembly,thechallengeistofindandacquiretheselimitedandexpensiveurbanparcels.

TheGalaxyProjectinSouthSilverSpring

PublicRedevelopmentProjects

Publicprojectscansetthestandardfortheprivatesectortofollowbyimplementingthelatestpolicy,
guidelinesanddirectionsoughtbyMontgomeryCounty.Publicprojectsoffertheopportunityto
incorporategreenspaceintothedesign.Publiclibrariesdrawlargenumbersofpeopleeveryday,
providingacriticalmasstofillandactivateagreenspace,aswellassupportsurroundingretailuses.For
example,thenewlibraryattheRockvilleTownCenterwasbuiltaspartofapublicprivatepartnership
thatincludedacentralgreenandsurroundedbyretailuseswithresidentialunitslocatedonthefloors
above.

GreenSpaceataPublicLibrary(Source:www.Rockvillemd.gov)
9
ValuingUrbanGreenSpace

Urbanparkscanbringeconomicbenefitstosurroundingneighborhoodsandincreasepropertyvalues.
Thequalitativeeffectsofurbanspacearevisibleandexperiencedbyuserseveryday:respite,recreation
andsocializing.Evenlandthatseemstogeneratenodirectrevenuethroughdevelopmentspinsoff
quantitativeeconomicbenefits.Ananalysisofapproximately30studiesfoundapositiveimpactof20
percentonpropertyvaluesabuttingorfrontingapassiveparkarea.2Incontrast,manyproperty
ownersconsideralargegreenopenspaceincentralbusinessdistrictstobeawaste.Examplesfrom
aroundthecountry,however,demonstratethaturbangreenspacesdoindeedaddeconomicvalueto
theirneighborhoods.

Thephenomenonofhigherlandvaluesforpropertiesnearparksisnotnew.In1873,FrederickLaw
OlmstedobservedthatrealestatevaluesadjacenttoCentralParkinNewYorkCityweresignificantly
higherthatsimilarpropertiesinotherwards.Tothepresentday,researchsupportstheassertionthat
realestatevaluesareconsistentlyhigherforpropertieswithinwalkingdistanceofapark.3InDallasFort
Worth,astudyindicatedthatpropertyvalueincreaseswithproximitytoparks.

Impactof14neighborhoodparksonadjacentneighborhoodsinDallasFortWorth,Texas6

ReplacingaparkinggaragewithaparkaboveundergroundparkinginBostonsPostOfficeSquare
increasedadjacentlandvalueswhileprovidingagracefulgreencentertoacrowdedcommercial
district4.Itsasifthebuildingswerepullinguptotheparklikecampersaroundabonfire5.Accordingto
architectandcityplanner,AlexGarvin,businesseswanttobelocatedwherepeoplewanttobeand
asaresultthevalueofthatpropertygoesup6.

2
Sunshine,SoccerandSuccess:AnAssessmentoftheImpactofMunicipalParksandRecreationFacilitiesand
ProgramsonBusinessActivityonTexas,ThePerrymanGroup,WacoTX,2006
3
TheImpactofParksandOpenSpaceonPropertyValuesandthePropertyTaxBase,JohnL.Crompton,TexasA&M
University,2004
4
SteveLerner&WilliamPoole,OpenSpaceInvestmentsPayBigReturns,LandandPeople,Spring,1999
5
BostonGlobeArchitecturecriticRobertCampbell,quotedinLerner&Poole.
6
Ibid.

10
 PostOfficeSquare:Before After

BryantParkhasalsobeenaneconomicengineforthesurroundingneighborhood.Its$18million
renovationincludednewlibrarystackspaceunderthepark,removingabarrierhedgearoundthepark,
andaddingnewentryways,arestaurant,andnewspaperandcoffeekiosks.Today,theparkisvisitedby
over4,000peopleaday.7Asaresult,ithassparkedeconomicgrowthalongSixthAvenuewhererents
intheareaareclimbing,andofficespaceishardtocomeby.Ibid

BryantPark:Before After

Likewise,inSpartanburg,SouthCarolina,theFlagstarCorporationincludedatraditionalparkwithflower
gardens,lawnsandbenchesintheircorporateheadquarters.Theparkspurredadowntownrenewaland
CBDpropertyvalueswerefoundtohaveincreased325percentbetween1983and1993.IbidEvenina
smalltownsettingwithrelativelylowdensities,publicopenspacecanhaveeconomicbenefits.

TownSquare,Spartanburg,SC

7
SteveLerner&WilliamPoole,OpenSpaceInvestmentsPayBigReturns,LandandPeople,Spring,1999

11
ParksproximityhasalsoincreasedlandvaluesinMontgomeryCounty.IntheKentlands,properties
surroundingtheKentlandParkhaveahigherpersquarefootdollarvalue.Asimilarcorrelationis
observedforthelargeopenspacerecreationareaintheKingFarm.

TheimpactofaneighborhoodparkintheKentlandsonsurroundingland
values(MNCPPC,ResearchandTechnologyCenter)

TheimpactofaneighborhoodparkintheKingFarmonsurroundingland
values(MNCPPC,ResearchandTechnologyCenter)

12
Parksandgreenopenspacesmayalsoattracttaxpayingbusinessesandresidencestocommunitiesby
creatingahigherqualityoflife.8QualityoflifeisrankedasoneofthetopprioritiesbycorporateCEOs
andsmallbusinessownersforchoosingabusinesslocation.9Thesuccessofbusinessesintechnology,
R&D,corporateheadquartersandservicesectorsisoftendependentontheirabilitytoattractand
retainhighlyeducatedprofessionalemployees.Thedecidingfactorofwheretheseindividualschooseto
liveisoftenthequalityoflifeinthegeographicvicinityofthebusiness.10

Parksandgreenopenspacesplayavitalroleinestablishingqualityoflifeincentralbusinessdistricts
whichinturncanattractandhelpmaintainthebusinessesandemployeescriticaltoeconomicvitality.
WhenBoeingCorporationchosetorelocatetheirheadquarterstoChicagoratherthanDallasFortWorth
orDenver,theycitedChicagosgreaterqualityoflifefortheiremployees,includingthecitysopenspace
system.

Propertyownersareoftenconcernedaboutthecostofmaintainingandsecuringapark.InBryantPark,
localbusinessowners,whocontributedtotheupkeepofthepark,observedthatrentsinadjacent
buildingsincreaseddramaticallyaftertheparkwasredesignedandsecured.Asoneoftheorganizersof
theBryantParkrevitalizationsaid:Ifbuildingownersandtheagentshelpprotecturbanopenspace
theywillbemorethanpaidbackfortheirefforts,bothinincreasedoccupancyratesandinincreased
rentallbecausetheirbuildinghasthisattractivenewfrontyard.11

8
Lerner&Poole,1999
9
EconomicImpactsofProtectingRivers,TrailsandGreenwayCorridors,NationalParkService,Rivers,Trailsand
th
ConservationAssistance.Washington,D.C.NationalParkService,1995,4 ed.73
10
JohnL.Crompton,2004
11
Ibid,pg28.

13
UrbanGreenSpaceinSilverSpring

Approach

Aninventory(Appendix1,Table1)ofSilverSpringCBDspublicopenspacesshowsthattheyvaryinsize,
character,location,andamenities.Adistinguishingcharacteristicofgreenspacesistheuseoflawnand
landscapeareas.Someserveobviousrecreationalpurposeswhileothersaremoredecorative.The
inventoryshowsthatthenumberofrecreationalgreenspacesintheCBDislimited.

14

Thisstudyfocusedonopenspace/publicusespaceanddividesitintourbanplazasandgreenspaces
basedontheamountofhardscape(orimpervioussurface)versusgreenspace(orpervioussurface)in
eachsite.Allpublicusespacesarenotgreenspaces.

Greenspacesaremorethan50percentlandscapedwithlawnorotherpervioussurface.Dependingon
theirsize,theyarelikelytohostactiverecreationalactivities,andprovidegreaterenvironmentalrelief
fromtheurbanfabric.IntheCBD,thereareonlyafewgreenspaceslargerthanahalfacre.Thelargest
isJesupBlairPark(No.56onFigure1),locatedatthesoutherntipoftheCBD.

Urbanplazasaremorethan50percentpaved.IntheSilverSpringCBD,examplesofurbanplazasinclude
theSilverPlaza(No.24bonFigure1),andSilverSpringMetroPlaza(No.7onFigure1).Somepublic
parks,suchasRoyceHansonPark,alsofallintothiscategory.

FindingsandAnalysis

Theinventoryismorethanalist,itisatooltounderstandthetypesofopenspacesthatexistinSilver
Spring,theircharacteranddistribution.Keyhighlightsonthesizeandnumberofopenspacesand
parklandare:
57openspacescovering32.61acres
47publicusespacedevelopedbytheprivatesectorversus10publiclyownedparks
15.30acresofpublicusespace(existing,underconstruction,andapproved)bytheprivatesector
versus17.31acresofparkland
theaverageofallopenspacesis0.57acres
theaveragepublicusespacecreatedbyprivateprojectsis0.32acre,whilepublicparksaverageis
1.73acres
themedianforallopenspacesis0.24acres
themedianforpublicusespacecreatedbyprivateprojectsis0.24acres,whilethemedianfor
parklandis0.26acres.

Twofactorsskewtheaveragesizeofopenspaces.Oneisthe14acreJesupBlairPark,muchlargerthan
anyotherpublicusespaceintheCBD.Theotheristhedatasourcewhichconsistsofallpublicusespace
approvedbythePlanningBoardwithagivenapplication,notnecessarilytheplazaorgreenspacealone.
Generally,applicationsreceivecreditforallcombinedpublicusespaceprovidedonsiteincluding
streetscapingandscatteredopenspace.Inordertoobtainamorerealisticvalue,theoutlierJesupBlair
Parkwaseliminatedandtheaveragebecomes0.33acres.Also,theresultswerelessdistortedwhenthe
mediansizewascalculatedratherthantheaverage.Themediansizeisclosertoacreor10,000square
feet,whichreflectsthetrendtowardssmaller,scatteredpublicusespacesinsteadoflargeconsolidated
greenspacesinSilverSpring.

Keyfindingsontheamountofgreenareaversushardscapeplazas:
Mostpublicusespaceishardscapedratherthangreen(47versus10).
Thelargestconsolidatedareaofgreenspace(parkland)isJesupBlairPark(14acres).
ThelargestconsolidatedareaofprivategreenspaceatDiscoveryHeadquarters(70,295square
feet).

15

Keyfindingsonthelocationanddistributionofpublicusespaces:
MostpublicusespacesarewestofGeorgiaAvenueandintheCorearea,definedintheSectorPlan.
FentonVillagehasnosignificantpublicopenspace.

Theinventoryandmappinghighlightseveralpatterns:
thenumberofprivatelydevelopedopenspacesisgreaterthanpublicparkland(47versus10)
publicparklandislimitedmostlybecausethecostofurbanlandisadeterrentforpublicland
acquisition
theCBDhasmanyprivatelydevelopedopenspacescreatedthroughtheOptionalMethod
Developmentinwhichdevelopersgaindensitybonusesinexchangeforpublicamenities,suchas
privatelyownedandmaintainedpublicusespaces.

Existinggreenspacesarelimitedandunevenlydistributed.Thesinglelargestconsolidatedareaofgreen
space(JesupBlairPark)islocatedatthesoutherntipoftheCBD.Theremainingspacesaremostly
hardscapeplazas,developedandmaintainedbytheprivatesectorforthepublicuse.Thoughsmaller,
thesearemoreevenlydispersedthroughouttheCBD.

16


Inserttextsidebar:
TheCountyscurrentlegislation,guidelines,andplansforopenspaces,parks,andurbanareas(listed
below)makelongrangeandsitespecificrecommendations,countywideorforparticularareasofthe
county.Howevertheyoftenlackimplementationmeasures.Theseguidelinessuggestwaysto
implementsomeoftheexistingpoliciesspecificallyintheSilverSpringCBD.

GeneralPlanRefinementoftheGoalsandObjectivesforMontgomeryCounty(1993)
Park,Recreation,andOpenSpace(PROS)MasterPlan(2005)
CountywideParkTrailsPlan(1998)
TheApprovedandAdoptedSilverSpringCBDSectorPlan,(2000)
RecreationGuidelines(1992)
ParksforTomorrow(1998)
LegacyOpenSpace(LOS)FunctionalMasterPlan(2001)
CountywideUrbanParkPlan(underdevelopmentbytheDepartmentofParks)

Recommendations

TheCBDhassitesthatcouldaccommodatelargegreenspaces,whicharethemostscarceanddifficultto
implement.Currently,theCBDdoesnothaveanylargegreenspaces,exceptforJesupBlairParkatthe
southerntipoftheCBDandtheDiscoveryGarden,whichisenclosedbyafence.Thespacesproposedin
thisreportwillhelpachievethedesiredurbanformfortheSilverSpringCBDwithahierarchyofgreen
spaceslinkedbygreenstreets.Theywillcomplementtheexistingpublicusespacesandaddvarietyto
theCBDspredominantlyhardscapedplazas.Theserecommendationsguidethereviewofpublicand
privateprojects,anddirecttheallocationoffundsacquiredthroughthePublicUseSpaceandAmenity
Fund.

17
DesignPrinciples

Thelargegreenspacesshouldbedevelopedfollowingurbandesignprinciplesthathaveemergedfrom
currentbestpracticesandhistoricprecedents.

Size
Thelargegreenspacesrecommendedareatleast0.5acresimilarinsizetotheformerartificialturfsite
(0.64acres)attheintersectionofFentonStreetandEllsworthDrive,wherethefuturecivicbuildingwill
belocated.Althoughtheartificialturfsitewasrejectedinfavorofciviccenterthatincludesagrandhall,
landscaping,andoutdoorskatingrink,itwaspopularandmeritsfurtherstudy.

Historicurbanspacesconfirmthattheturfsitehappenedtohaveclosetoidealproportions.Staff
examinedspecificexamplesofopenspacesinAfrica,Europe,andtheUnitedStates(Appendix2),and
foundasimilarityinshapeandsize.Theyareoftenrectangularandbetweenandoneacre.

TheEuropeanprecedentswerebuiltfollowingsimilarsizesandshapes.TheforumatPompeiiis0.61
acres,theRomanforumTimgadinnorthernAfricais0.53acres.The4thofNovemberplazainPerugia,
Italy,builtoveranoriginalRomanforum,is0.78acresandhasacloseparallelintheartificialturffield
thatonceexistedinSilverSpring,MD.

AccordingtoCamilloSitte,theRomanforumwasintendedtoactasatheater,whereactivityintheopen
centerspacecouldbeeasilyviewedfromtheedgesandbalconies.Thissupportstheobservationmade
aboutsimilarlysizedspacesinAmerica;theyarelargeenoughtoallowindividualanonymitybutsmall
enoughtoalloweasyrecognitionofsomeoneontheothersideoftheplaza.Aspaceofthissizealso
worksforshowsandactivities.

Inserttextsidebar:
JanGehl,aplannerfromCopenhagenwhohasdoneconsiderableworkonlivabilityincities,statesinhis
book,LifeBetweenBuildings,thatatabout325feetpeoplestarttobecomerecognizableasindividuals,
a range he refers to as the social field of vision. Atdistances of 250 feet to 325 feet, it is possible to
determine gender, approximate age and the activities they are engaged in. It is also possible to
recognize people based on their clothing and manner of walking. The distance of 250 feet is the
minimumdimensionforspectatorstoviewsportingevents,whereasagreaterdistancemakesitdifficult
to see what is going on. At distances of less than 100 feet one can begin to perceive people as
individuals; facial features, hair styles, age and persons only met infrequently can be recognized. Itis
interesting to note that many of the open space precedents examined in this study have dimensions
that fall within this approximate range of 250 x 100; 250 feet being the range of minimum distances
requiredtoadequatelyviewsportingeventsorperformancesand100feetbeingtheminimumdistance
required recognize an individual person. This dimension forms a space of approximately 0.57 acres in
size.

ExamplesofgreenurbanspacesthathaveachievedconsiderablelevelsofsuccessinNorthAmerica
werealsoexplored(Appendix2and3).Thoughthenumbersvaryimmenselyfrom1.90acresatMount
VernonSquare,Baltimore,MDto7.85acresinWashingtonSquare,NewYork,NY,therearegreen
spacessimilartothesizeandconfigurationtotheforumsandpiazzasmentionedabove.Forexample,
theopenspaceinSeaside,Florida,isaverycloseapproximationoftheforuminPompeiiinsize,shape
andheightofsurroundingbuildings.

18
SantaFePlazainSantaFe,NewMexicoandODonnellsquareinBaltimorearecomparableinsize(.73
and.61acresrespectively)andarebothwellusedopenspace,activatedbyshopsandrestaurants
aroundtheedges.

ForumofPompeii:approx.0.61Acres AtheneumatSeaside,FL:approx.0.61Acres

Althoughthereisnosinglesizerequiredforasuccessfulgreenspace,historicprecedentsindicatethat
plazasofaroughlyrectangularshapebetweenonehalfandoneacrecanbeeffectiveopenspacesin

19
\

Piazza4thNovembre,Perugia,Italy.Builtover ArtificialTurfatsiteofSilverSpringCivicCenter:Approx..64
originalRomanforum.Approx.78Acres acres

urbansettings.Humanscalehasnotchangedovertime,validatingtheuseofhistoricprecedentsto
illustratedesignprinciplesrelevantfortoday.

Enclosure
Thegreenspacesproposedshouldhaveadegreeofenclosurecreatedbyabuildingwallorstreetedge
onatleastthreesides.BryantParkisenclosedbythelibrarybuildingwallononesideandthethree
remainingsideshavestreetedgeswithacontinuousbuildingwall.Theseenclosuresframeandcontain
thespace.Alloftheexamplesdiscussedabovehaveahighdegreeofenclosure.

Continuousstreetwallsprovideenclosureandasenseofcomfortforpedestrians,andalsohelpmake
thestreetdistinct.Peopleareattractedtoplacesthathaveclearlydelineatededgesandlimited
openings,inotherwords,outdoorlivingrooms,welldefinedspacescharacterizedbystreetwalls.12

12
SuburbanNation:theRiseofSprawlandtheDeclineoftheAmericanDream,Duany,PlaterZyberk,Speck,North
PointPress,NewYork,NewYork,2000,pp7475

20

Whenthecontinuousfacadesofthestreetwallsarebrokenbytoofrequentopenings,theenclosingand
comfortgivingeffectofthestreetwallisviolated.Similarly,publicusespacesareoftendesigned
withoutasenseofenclosure,butratherconceivedasaforegroundorentrywaytoabuilding.Thenet
effectisastreetscapecharacterizedbyasenseofplacelessnessthatderivesfromthelackofboundaries
ordefinition.

IllustrationofBuildingpushedback20plustoaccommodatePublicUseSpace

Visibility
Thegreenspacesneedtobevisiblefromsurroundingstreetsforsecurityandinterest.Avisiblespaceis
morelikelytobeusedthanahiddenone.TheformerartificialturfsiteinSilverSpringwashighlyvisible
fromthesurroundingstreetsandhadnoobstructionstotheviewsintoandoutofthepark.Inaway,it
wasanextensionofthesidewalk.InBryantParkactionsweretakentoactivelyimprovevisibilityand
accessbylimbinguptrees,removinghedges,andaddingnewentrywaysinordertoattractusersand
discourageillegalactivities.

Connection
Anysuccessfulgreenspacemustbeconnectedandeasilyaccessiblewithmultipleaccesspointsto
surroundingstreetsandsidewalks,midblockconnections,andproximitytotransportation.NewYork
CitysCentralParkexemplifiesthisprinciplebyhavingnumerousaccesspointsoneverysideofthepark,
andbyefficientlyaccommodatingvarioustransportationmodesincludingcars,buses,bikes,and
pedestrians.Thisparkiswithinwalkingdistancetovarioustransitandbusstops,whichhelpstodrawa
largerandmorediverseusergroup.

21

Activation
Activatingasitewithsurroundingusesandplannedactivitiescontributestoanactivespace.Union
SquareParkissurroundedbyretail,hotel,andtheatersthatdrawpeopletotheareaandencourage
themtousetheparkasadestinationorasacutthrough.BryantParkhostsnumerouseventsand
activitiesthroughouttheyearthatactivatethespace.TheParkatPostOfficeSquarebenefitsfromthe
restaurantandcoffeeshopwithinthepark,whichcomplementsactivitiesatthepark.Artworkand
waterfeaturesthatdrawtheeyeandcreateambientsoundalsoaddactivation.

Inserttextsidebar:
Anewparkinablightedcommunitywillnot,onitsown,renewthatneighborhood.Greenspacesare
onlyassuccessfulastheneighborhoodstheyarelocatedin.JaneJacobsnotedthatsuccessfulparksare
characterizedbyresidential,retailandofficeuseslocatedaroundthem,whichgenerateamixofpark
patronsatdifferenttimesofday.Inaddition,parksshouldbelocatedwherefocalpointsofcitylife
cryoutforclosebyneighborhoodparksorpublicsquares.Sheaddsthatsuccessfulsitesare
commonmeetingplacesthataddcharactertotheirneighborhoods.Thesitesrecommendedforgreen
openspacesintheseguidelinesfulfillthesegoals.

Green
Asuccessfulgreenspaceoughttobegreen.Atleast50percentofthespaceshouldbelandscaped,
lawnandperviouswithtrees,flowersandshrubstocreateshadeandinterest.Severalreasonssupport
thisrecommendation.Thefirstistheobviousfactthatanareainlawnallowsactivitiesthatthesame
areapavedinstone,brickorasphaltwontaccommodate,suchaspicnicking,sunbathingorkickinga
ballaroundwithoneschildren.ItishardtoimaginetheactivitieslistedabovetakingplaceatPost
OfficeSquareifthelawnwerereplacedwithasphalt.

GreenLawnatPostOfficeSquare;Boston,Mass:IftheLawnwereAsphalt

Greeneryhasbeenshowntohaveabeneficialeffectonphysicalandpsychologicalhealth.Surgical
patientshavebeenshowntorecoverquicker.13ADutchstudyfoundthatgreenspaceplaysapositive

13
TheBenefitsofParks,WhyAmericaNeedsMoreCityParksandOpenSpace,PaulSherer,TheTrustforPublic
Land,2006

22
roleinreducingstressandrestoringasenseofphysicalandmentalwellbeing.14Thehealthbenefitsof
nature,livingnearacitypark,anagriculturalareaoraforesthadanequallywholesomeeffect.15
Third,greenspacecancreateanenvironmentalbenefitinurbanenvironmentsbyamelioratingtheheat
islandeffect,helpingfilterrainwaterthatwouldotherwiserunoffintostormdrains,andproviding
wildlifehabitat.

Overall,greenopenspaceinanurbanenvironmentbestowshumanphysical,emotionaland
environmentbenefits.

SiteAnalysisandRecommendations

VarioussitesintheSilverSpringCBDmatchtheprinciplesdescribedabovetheyhavebeenprioritized
basedontheirpotentialtoprovidealargegreenspace.Prioritizedsitesaredescribedwithconceptual
illustrationsthatarenotmeanttoshoworrestricthowthesiteswillbedeveloped.

Table2Strengths,Weaknesses,Opportunities,andThreats(SWOTAnalysis)ofRecommendedSites
Map Site Potential Threats
Strengths Weaknesses Opportunities
Key Description Users (Challenges)
1 ParkingLot3, Fenton Largeconsolidated Creatinga Mixeduse Parkingneeds
between Village area,County publicprivate developmentaround duringconstruction
Thayerand residents, ownership,coreof partnershipmay alargegreenspace ofparkingfacility;
SilverSpring employees, FentonVillage bedifficult; withunderground financialinvestment
Avenues andvisitors locating parking;retail required;economy
successfulretail frontingthegreen notconduciveto
oninteriorstreet space;publicprivate largedevelopments
partnership atthistime
2 Parking Fenton Largeconsolidated Creatinga Mixeduse Parkingneeds
Garage4, Village area;County publicprivate developmentaround duringconstruction;
between residents, ownership;coreof partnershipmay alargegreenspace financialinvestment
SilverSpring employees, FentonVillage; bedifficult; withunderground required;economy
andSligo andvisitors
Countyisseekinga existingparking parking;retail maynotbe
Avenues partnershipto structurewould frontingthegreen conducivetolarge
redeveloplarge bedemolished space;publicprivate developmentsat
dilapidatedparking tocreategreen partnership thistime
structure space
3 GiantParking Residents, Largeconsolidated Underusedland Dense,transit Parkingneedsof
lotonEast employees, area;surface inprime oriented,mixeduse shoppingcenter
West andMetro parkingno location; development duringconstruction;
Highway users structuresto limitedstreet centralgreenspace Financial
demolish; accessand framedbybuildings investment;land
surroundedby visibility;no withgroundfloor assembly;Giant
largenumbersof existingstreet retailand recentlyrenewed
existingresidential frontage,though residential/office 30yearlease
units;closetothe newstreetswill above;underground
SilverSpringMetro provideboth parkingor
visibilityand aboveground
streetfrontage structuredparking
4 WholeFoods Residents, Surfaceparking Nostreet Undergroundparking Parkingneeds

14
MorbidityisRelatedtoagreenlivingenvironment,Maas,Verheij,deVries,Spreeuwenberg,Schellevis,
Groenewegen,JournalofEpidemiologyandCommunityHealth,December,2009,Vol.63,No.12
15
CitedinSherer

23
 Market employees, nostructuresto frontageexcept structureandabove duringconstruction;
ParkingLot andvisitors demolish;large forWayne groundgreenspace; financialinvestment
intheCBD consolidatedarea Avenue; complement required
Core inCBDCore; additionalstreet recreationalusesat
adjacenttoCivic accesswillhave adjacentCivic
Building tobe Building;transition
incorporated betweenresidential
intodesign; neighborhoodsand
Privatelyowned CBD

retailfrontingthe
greenspace
5 ParkingLot Employees, Locatedablock Costoflandmay Midblockgreen Parking needs
onLeeand Metro awayfromCore; prohibit connectoraligned duringconstruction;
Cohen users alignedwithFidler acquisitionof withFidlerLane; financialinvestment
properties Lane;accesspoints site;parcels pedestrian required
toFentonStreet underseparate connectiontoMetro;
andGeorgia ownership retailfrontingthe
Avenue greenspace
6 Existing CBD,D.C., Naturalstream Streambed Streamvalley Creationand
streamvalley and valley;lastvestige erosiondueto restorationand maintenanceofa
atthe adjacent ofnatural stormwater preservation;atruly publicparkon
Falklands communiti environmentinthe runofffrom naturalparkina privateland;historic
es CBD existing denseurban designationmay
residents impervious environment prevent
surfacesmustbe redevelopment
mitigated;
enclosureby
existinggarden
apartmentsmay
create
perceptionofa
privatepark
7 Discovery Residents, Largepublicgreen Enclosedbya Edgetreatmentto Ownerconcernsfor
Garden employees, space;locatedat fencewithgates; betteractivatestreet safetyand
andMetro thecoreofthe noactivating andincreaseits maintenanceif
users CBD; uses;not perceptionaspublic fenceisremoved
ablockfromthe perceivedas space;removalof
SilverSpring public fenceenclosureto
Metro;southern makeGardenopen
exposure tothepublic
8 Land South Totalsiteis1.75 Multiple Agreenparkcould MNCPPCto
between Silver acres;planson ownerships beincorporatedwith negotiateland
Kennett Spring DHCAowned amixedstreetasan purchasefrom
Streetand residents, parceltobuilda amenity;retail multipleowners;
EastWest Discovery pedestrianstreet frontingthegreen requiresland
Highway employees, withpossible space assemblage
andvisitors vehicularaccess;
over800new
residentialunitsin
immediatevicinity
9 Existingself Residents AdjacenttoD.C. CBDperiphery; GatewaytoSouth Businessrelocation;
storage ofSouth boundaryline; existing SilverSpring; availabilityof
facilityon Silver singleownership; structurestobe gatheringareafor compatiblespace

24
 NewellStreet Spring,and goodstreet demolishedand D.C.andCBD
D.C. frontage,access businesses
andvisibility relocated
10 Landatthe Residents EdgeoftheCBD; Multiple GatewaytotheCBD Multipleownership
intersection ofFenton acrossfromFenton ownership; andFentonVillage; andlandassembly
ofEastWest Villageand UrbanPark existing additiontothe
Highwayand adjacent structurestobe existingpark;
FentonStreet residential demolished adjacentlotscanbe
community assembledtoform
largepark;transition
totheadjacent
residential
communities
11 Land Future Directaccessand Existing intheRipleyDistrict; Largesitewith
surrounding residents frontageoff structurestobe potentialsiteofa singleaccessfrom
Progress ofthe GeorgiaAvenue; demolished; largemixeduse GeorgiaAvenue
Place Ripley centrallylocatedin singleaccess development;retail maycompound
Districtand theCBD;MNCPPC pointfrom frontingthegreen traffic;relocationof
usersof andprivate GeorgiaAvenue space ProgressPlace
surround ownership otherwisebound
ingretail byCSXtracks
andbuildings;
noisefrom
tracks
12 SilverPlace Residents Sitemostlyowned Existing Undergroundparking Financial
ofadjacent byMNCPPC structurestobe structureandabove investment;
communiti locatedatthe demolishedand groundgreenspace community
es,M northernedgeof businesses asthecentral resistancetoalarge
NCPPC theCBD accommodated elementofamixed mixeduseproject
employees during usedevelopment ontheedgeofthe
construction; withoffice,retail, CBDandadjacentto
peripheral andresidential; residential
locationinthe stateoftheartLEED neighborhoods
CBD;proximity facility;settingthe
oftwoexisting standardfornew
parks(Fairview developmentinthe
andWoodside) County;public
privatepartnership;
northerngatewayto
CBD
13 JesupBlair students, Largesize;recently pooraccessand Regionaldraw; Lackofexisting
Park residents, renovated; connectivity; potentialcaptive adjacentretail;edge
commuters programmeduses locatedatthe audience;proximity ofCBD;pooraccess
southerntipof tofuturepotential duetoexisting
theCBD;lackof metrostop;southern barriers(Rt.29,
activatinguses; gatewaytoCBD railroad,fences)
asuburban
model

Criteriadevelopedtoprioritizethethirteenrecommendedsitesreflectthedesignprinciplesandinclude:
numberofresidentialunitswithin800feetofthesiteora3minutewalk
proximitytoexistingparks
easeofaccessandconnectivity

25
 easeofimplementation
proximitytotransit
whetheritservesthedistrict

Somethecriteriaconsideredadditionalfactors.Forexample,easeofaccessandconnectivityconsidered
existingorproposedbarrierssuchasfencing,busystreets,dramaticgradechanges:viewsintoandout
ofthesite;numberofphysicalaccesspointstothesiteandmidblockconnections;andadjacencyto
existingorfuturetrails.

Eachsitewasrankedfromonetofiveoneachcategory,withonefulfillingthecategorytotheleast
extentandfivetothegreatest.Thesiteswiththehighesttotalpointsaredesignatedthetoppriorities.

Severalassumptionsareestablishedwiththisrankingsystem.Thehigherthenumberofresidentialunits
within800feetofthesite(lessthanafiveminutewalk),thegreaterthedemandandneedforagreen
space,andtherankingwouldbefive.Proximitytoanotherparkisrankedone,sincethedesiredurban
formcallsforevenlydistributedgreenspacesintheCBD,andbesidestwogreenspacesclosetoeach
othermightcompete.Easeofimplementationtakesintoaccountfactorslikeownership,currentuses,
estimatedfinancialcosts,andcurrentmarketconditions.Thisfactorappearstobethemostvolatileand
difficulttoestimate.

Table3Rankingofthepotentialsitesforlargegreenspaces
Map GreenSpace/ No.residential Proximity Existing Easeof Proximity Serves
Key District unitswithin800 toexisting and Implemen tomass district Score
feet(existing parks Potential tation transit
andapproved) Connections
1 ParkingLot3 1626 <800' 5 5 <800' 1 25
FentonVillage 4 5 5

3 GiantFood 2150 No 4 2 <800' 1 21

ParkingLot
WestSilver 5 4 5
Spring
11 Progress 716 No 4 3 800' 2 20
Placeparking
lot
RipleyDistrict 2 4 5
6 Falklands 1382 No 3 5 1400' 1 19
StreamValley
WestSilver 3 4 3
Spring
8 Lotsbetween 1776 No 5 1 2500' 1 17
Kennett
Streetand
EastWest
Highway
SouthSilver 4 4 2
Spring

26
 10 FentonVillage 550 Yes 5 5 2200' 1 16
GatewayPark
FentonVillage 2 1 2

12 SilverPlace 1605 Yes 4 4 2400' 1 16

NorthSilver 4 1 2
Spring
4 WholeFoods 835 Yes 5 1 <800' 1 15
ParkingLot
Core 2 1 5
9 NewellStreet 1776 No 3 1 2600' 1 15
SelfStorage
SouthSilver 4 4 2
Spring
7 Discovery 351 No 3 1 <800' 1 15
Gardens
Core 1 4 5

5 Leeand 1834 Yes 2 1 1300' 1 13

Cohen
Core 4 1 4

2 Parking 867 Yes 4 2 1600' 1 13

Garage4
FentonVillage 2 1 3

13 JesupBlair 200 No 2 1 3800' 1 10

Park
SouthSilver 1 4 1
Spring

Thetopprioritysites(ParkingLot3,GiantFoodparkinglot,landsurroundingProgressPlace,the
streamvalleyatFalklands,andlotsbetweenKennettStreetandRoute410arelargeenoughandwell
locatedtomeetthedemandforalargegreenspaceineachoftheCBDneighborhoods,whichcurrently
havenone.

ThelowestprioritysitesincludeJesupBlairParkduetotherecentrenovationsandlownumberof
residentialunitswithintheimmediatevicinity;ParkingGarage4inFentonVillageduetotheproximity
ofParkingLot3andthedifficultyofimplementation.TheDiscoveryGardenshasfewresidential
dwellingunitswithin800feetandhasimplementationchallenges.TheParkingLotfortheLeeand
CohenpropertiesaretooclosetheintersectionofGeorgiaAvenueandColesvilleRoad,whereother
moreintenseusesareappropriate.Itisalsoneartwoexistingparks(FairviewParkandWoodsidePark)
abuttingthenorthernCBDedge.

Aseparaterankingwasalsocalculatedwithoutthecriteriaeaseofimplementationtoeliminatethe
volatilityoftheresultsandnottotietheprioritiestospecificmarketconditions(AppendixE).Butthe
rankingdidnotchangedramatically.Thefiveprioritysiteswouldstillbethesame.Onlythestream

27
valleyattheFalklandsrankedlowerandtiedwiththeWholeFoodsparking,theselfstoragefacilityon
NewellStreet,andDiscoveryGardens.ThelowestprioritysiteswouldstillbeJesupBlairPark,Parking
Garage4,SilverPlace,andFentonVillageGatewayPark.

Whentheprioritysitesaremapped(Map3)withtheexistingopenspacesintheSilverSpringCBD,the
resultingopenspacesystembecomesahierarchyofwelldistributedspaceslinkedbyexistingand
proposedbiketrails.

Therecommendationsandvisionaryconceptsforthetopfivesitesareconsistentwithexistingand
potentialsites,majorlinks,andpotentialopportunitiesforurbanrecreationintheSilverSpringCBD
SectorPlan.

28

29


30

ParkingFacilities

ParkingLot3,FentonVillage
Anapprovedoptionalmethodprojectplan,knownasStudioPlaza,wouldredevelopthisCountyowned
surfaceparkinglotbetweenThayerAvenueandSilverSpringAvenuesintoamixedusedevelopment.
Theprojectillustratesapublicprivatepartnershipwheredevelopersgainaccesstopubliclyownedland
inexchangeforcreatingasignificantpublicamenitythatisintegraltotheproposeddevelopment.

Criticalelementsofthisconceptinclude:
ahalfacrecommunitygreenatstreetlevel
activationbysurroundingretailandoffice/residentialusesabove
midblockvehicular,pedestrian,andbicycleaccess,consistentwiththeSectorPlan(p.65)
allpublicandprivateparkingwillbeplacedbelowthegreenwithapercentageofthegreenas
pervioussurface.

MontgomeryCountyParkingLot3Existing

MontgomeryCountyParkingLot3Potentiallayout 31

GiantFoodParkingLot,SouthSilverSpring
ThissuburbanstylestripmallisanchoredbyaGiantFoodstore,locatedonEastWestHighway,very
closetotheSilverSpringTransitCenter.Itslarge,underusedparkinglotissharedbytwonearbyhigh
riseapartmentbuildings.TheexistingCBDR2zoneallows1FARofcommercialdevelopment,uptoa
maximumof450,000squarefeet.Oneofthemanychallengesassociatedwiththeimplementingthis
conceptissatisfyingtheleaseagreementswithcurrenttenantssite.

Criticalelementsofthisconceptinclude:
alargegreenspaceatstreetlevelactivatedbysurroundingretailandoffice/residentialusesabove
anewstreetgridthatextendsDraperAveanddividesthissuperblockintoawellconnected,
walkableenvironment,asrecommendedbytheSectorPlan
parkingbelowgroundthattakesadvantageoftheexistinggrade.Ifaboveground,parkinghiddenor
wrappedbyresidentialandretailspace.

GiantFoodStoreParkingLotExisting

GiantFoodStoreParkinglotPotentiallayout

32
 PotentiallayoutGiantFoodStoreatexistinglocationwithgreenintheforeground.

ReclaimedStreams

FalklandsChaseStreamRestoration
AnaturalstreamvalleyexistswithintheFalklandsChasegardenapartmentcomplex,designedaccording
toGardenCityMovementprinciples.Thedesignersmadeanefforttorespondtothecharacterofthe
landbypreservingtheexistingstreamvalleywhilefittingtheapartmentbuildingsaroundtheexisting
topographywithminimaldisturbance.

Thestreamvalleystillexiststodayandisthelastvestigeofthenaturalenvironmentthatonceexisted
throughoutthearea.ItisavaluablenaturalassetintheCBDshouldbepreservedandrestored,asthe
streambedhasbecomedegradedovertheyearsfromdeepscouringbyexcessivestormwaterrunoff.
Stormwatermanagementupstreamshouldbereviewedduringplanningphase.Criticalelementsofthis
conceptinclude:
largenaturalgreenspacesurroundedbygardenapartments
newconnectionstoEastWestHighwayandColesvilleRoad
expansionofthestreamvalleyrenovationintothenorthparcelthatwillincludeanadditionallarge
greenspace

FalklandsChaseSiteofProposedStreamRestoration 33
PropertyAssembly

LandSurroundingProgressPlace,RipleyDistrict
TheSectorPlanenvisionstheRipleyDistrictasarevitalized,mixedusedistrictwithitsprimaryfocal
pointahighdensitycommercialdevelopmentorganizedaroundanopenspace.ItwillconnectGeorgia
AvenueandEastWestHighwaywithbiketrailsandpedestrianroutes(p.45).Currentlythisdistrictdoes
nothavealargeopenspace.Twolargemixeduseresidentialprojectswithmorethan600dwellingunits
areapprovedonRipleyStreetjusttothenorth.Aparkwouldservethisimmediateresidential
populationaswellasworkersintheRipleyDistrict.Criticalelementsofthisconceptinclude:
largegreenspacesurroundedbymixusebuildings
newconnectionstosurroundingstreets
excellentvisibilityfromGeorgiaAvenue
activationbygroundfloorretail

Existing

PotentialLayout
34
LandbetweenKennettStreetandEastWestHighway
ThreepropertieslocatedbetweenEastWestHighway(MD410)andKennettStreetcouldbeassembled
intoatotalofapproximately1.75acres.ThesouthernmostparcelhasalreadybeenacquiredbyDHCA
forafuturepedestrianstreetwithpossiblevehicularaccesssubjecttoSHAapprovaloftheconnection
toMD410.

Criticalelementsofthisconceptinclude:
significantopenlawn
largegreenspacesurroundedbymixusebuildings
activatedbystreetlevelretailandatleast1100newresidentialunits(800underconstructionand
300approved)
newpedestrianandvehicularconnectionbetweenEastWestHighwaytosurroundingstreets
connectivitytotheArtsAlleyandretailusesintheSilverSpringGatewayproject

LandbetweenKennettStreetandEastWestHighway existing

LandbetweenKennettStreetandEastWestHighway potentialLayout
35
PublicProjects

Althoughpublicprojectsdidnotrankhighestontheprioritychart,theydeserveattentionbecausethey
areanopportunitytoimplementrecommendations.

SilverPlace,theMontgomeryCountyheadquartersofMNCPPCatSpringStreetandGeorgiaAvenue,is
currentlyoccupiedbyanofficebuildingandalargesurfaceparkinglot.Thesitecouldaccommodatea
mixedusedevelopmentofresidential,office,retailuses,structuredparking,andalargeintegralgreen
space.Redevelopmentwouldprovideacommunityamenityanduseurbanlandmoreefficientlyby
increasingthedensity.BecauseFairviewandWoodsideParksareacrossthestreetfromtheproposed
SilverPlace,thenewparkwouldhavetobedesignedandprogrammedsuchthatitwouldnot
complementwiththesepopularneighborhoodparks.

TheFentonGatewayParkonFentonStreetandPhiladelphiaAvenueisownedbyMNCPPCandhas
recentlybeenexpandedthroughtheacquisitionofadjacentresidentiallots.Stillassemblingland,this
futureparkwillactasagatewaytotheCBD,acommunitygatheringarea,andagracefultransition
betweentheCBDandtheadjacentresidentialcommunities.

Implementation

Creatinglarge,greenspacesinurbanareasisachallengegiventhescarcityofurbanland.Wehavetools
inplacethatcanhelpimplementalltherecommendations.Currently,thereareseveralmechanisms
thatcanbeusedtoprovidelargegreenspaces.Theyeachhaveadvantagesanddisadvantagesand
therefore,theyshouldbeusedincombination.

OptionalMethodDevelopment
TheOptionalMethodofDevelopmenthasbeenthemostsignificanttoolincreatingtheCBDsexisting
publicusespace.Inexchangefordensitybonuses,developersprovideincreasedpublicusespaceand
otheramenities.Whereastheminimumrequiredopenspaceforstandardmethodprojectsis10
percent,optionalmethodprojectsarerequiredtoprovide20percentofthenetlotarea.Inaddition,the
applicantisalsorequiredtoprovideanadditionalamountofoffsiteamenityspace,usuallyintheform
ofstreetscapeimprovements.

SinceJune1981,thetotalonandoffsitepublicspaceprovidedintheCBDthroughOptionalMethod
Developmenthasaveragedaboutfrom40to60percentofthenetlotarea.Whilethismethodwill
continuetobeavaluabletoolforcreatingpublicusespace,itshouldbeusedinconcertwithothertools
tocreatelargeopengreenspacesintheSilverSpringCBD.

OffsiteTransferofOpenSpace
Theoffsitetransferofopenspaceallowstheoptionalmethodrequiredopentobetransferredto
anothersiteintheCBD.Thiskeytoolforgroupingseveralsmallopenspacesintoonelargeopenspace
andcouldenablesmallsitesthatwouldotherwisebestandardmethodtoredevelopunderoptional
methodAndcreatingpublicusespace.

SubsequenttotheZTA0710approval,offsitetransferofPublicUseSpaceisallowedanywhereinthe
CBD.Thechallengeistolocateandworkoutthelogisticsofpotentialreceivingsites,whicharenot
ownedbytheMNCPPCandoftenhavemultipleownerships.

36
PublicUseSpaceAmenityFund
Usedinconjunctionwiththetransferofpublicusespace,theamenityfundallowsStandardorOptional
Methodprojectstodedicatetheirentirenetlotareatothebuildingenvelopewithouthavinganypublic
usespaceonsite.InsteadoftransferringtherequiredpublicusespacetoanothersitewithintheCBD,
theapplicantpaysintoanAmenityFundusedtofinancelandacquisitionandgreenspacecreation.

LeadershipinEnergy&EnvironmentalDesign(LEED)
MontgomeryCountyencouragestheapplicationofLEEDbyrequiringthatnewcommercialandnon
residentialdevelopmentsofatleast10,000squarefeet,andmultifamilyresidentialbuildingsofatleast
10,000squarefeetandatleast4storiesbecomeLEEDcertified.Thistoolshouldbeusedinconjunction
withtheabovementionedtoolstosupportandrewardtheincorporationofsuchspacesintoaproposed
project.

RecreationGuidelines
Theseguidelineshelpdeterminewhetherrecreationfacilitiesforaresidentialcommunitywillbe
adequatebycalculatingdemandpointsforeachpopulationandhousingtypes,andcomparingthose
valuestosupplypointsforeachrecreationalfacility.Iftheyarewithin10percentforeachpopulation
category,theproposedfacilitiesareconsideredadequate.

Theguidelinesencouragearangeofactiveandpassiverecreationalfacilitiesandoftenincorporatea
greenspacecomponent.Theyalsoestablishaframeworkforconsistentandsafedevelopmentofthese
facilitiesthroughbyaddressingarea,setbacks,activities,screening,landscaping,anddesign
specifications.

ThecurrentRecreationGuidelinesaretailoredforsuburbanresidentialdevelopment;updatingthem
willbetteraddresstheneedsforurbanfacilities.Revisedcriteriashouldaddressdistance,creditofoff
sitefacilities,andaddressmaintenancecostsforuseofadjacentparks.Theyshouldbecomeatoolfor
increasingtheamountofgreenspaceintheSilverSpringCBDbecausetheyrequireturfandlawnopen
spaceforsomeofthefacilities.Forexample,thegreenspacerecommendationsintherecreation
guidelinesforanopenplayareawithaminimumof10,000squarefeetcanhelpmeetthegreenspace
guidelinerecommendations.Thistypeoffacilityprovidessupplypointstoallagegroups,atthesame
timethatitprovidesalargegreenspacefortheCBD.Otherfacilitiesthatrequiregreenareas,turfor
lawnareasincludetrailsthroughnaturalareas,naturalareas,andcommunitygardens.

37
ConclusionandNextSteps

ThisstudyhasaddressedtwospecificsetofcircumstancesaffectingtheSilverSpringCBD:

1. Thedemandforoneormorelargegreenspacesisgreaterthanthesupply
2. ThegreendowntownenvisionedfortheSilverSpringCBDhasnotyetbeenfullyachieved.

Thevarioussitesrecommendedforpotentiallargegreenspacesaddressthecommunitysrequests
expressedatvarioustimes,particularlyduringthepublichearingfortheSilverSpringCivicBuildingand
VeteransPlaza.Therecommendationstakeintoaccountthesizeanddesignfeaturesoftheformer
artificialturffield,whichhasbeenreplacedbythenewCivicBuilding,andhistoricprecedentsof
successfulurbanopenspaces.Inaddition,thevarioussitesrecommendedtargetdifferentdistrictsof
theCBDwithahighnumberofexistingandproposeddwellingunits.

TherecommendationsalsohelptoachievethegreendowntownenvisionedfortheSilverSpringCBD.
Currently,anadmirablenumberofsmallandmediumpublicspaceshavebeendevelopedintheCBD,
mainlythroughtheoptionalmethodofdevelopment,howeverlargegreenspacesarenotcommon.This
studyaddressesthisissuebymakingrecommendationsforspecificsitesthatwillhelpachievethe
hierarchyandvarietyofspacesenvisionedfortheCBD.Althoughbeyondthescopeofthisstudy,
linkagesarealsokeytotheimplementationofthegreenspaceguidelines.Thestudysupportsthe
linkagesrecommendedintheSilverSpringSectorPlanincludingtheWayneAvenueGardenTrail,East
WestHighwayPromenade,andtheCapitalCrescent/MetropolitanBrachBikeTrail(p.130).Further
coordinationeffortsshouldbemadewiththeRoadCode,RoadStandards,andthe1992SilverSpring
StreetscapeGuidelines.

Followupshouldincludedevelopingdesignguidelinesforsmallerhardscapedpublicusespaceswiththe
overallgoalofenhancingthequalityofspacesprovidedintheCBD.Currently,asignificantnumberof
publicspacesintheCBDdonotmeetstandardsofdesignexcellenceandenvironmentalgoals.Itis
importanttocreateasetofcriteriatoguidetheirdesign,developmentandimplementation.Itwould
alsobeusefultooverlaythesecriteriaonexistingspacesandsuggestredevelopmentwhenneeded.
Theresultwouldbebetterdesignedspacesthattranslateintoahigherqualityurbanenvironmentfor
theSilverSpringCBD.

TheGreenSpaceGuidelineswillbeusedasatooltohelpimplementtheSectorsPlanvisionofagreen
downtownbygivingoptionsandideasonsitesanddesignprinciplesforlargegreenspaces.This
documentwillinformpropertyowners,civicgroupsandthegeneralpublicofthepotentialsitesthat
couldprovidelargegreenspaces.Atthesametime,itwillprovideguidanceforreviewingdevelopment
proposalsintheCBD,andpotentiallyinformCIPdecisions.Theseguidelinescanbeusedtohelp
implementingpublicusespaceandimprovementsasaresultoftheAmenityFund.Ultimately,thisstudy
couldprovideatransferrablemethodologyforotherCBDsintheCounty,whicharefacedwithsimilar
issues.ThisstudyistohavethesamestatusastheDesignGuidelines.

38
BIBLIOGRAPHY

Books:

Duany,Andres;PlaterZyberk,Elizabeth;Speck,Jeff.SuburbanNation,TheRiseofSprawland
theDeclineoftheAmericanDream,NewYork,NewYork:NorthPointPress,2000.

Garvin,Alexander;Berens,Gayle;etal.UrbanParksandOpenSpace,WashingtonDC.:ULIthe
UrbanLandInstitute,1997.

JanGehlLifeBetweenBuildings,NewYork,NY,VanNostrandReinhold,1987

Thompson,WilliamJ.TheRebirthofNewYorkCitysBryantPark,WashingtonDC.,Cambridge,
Mass.SpacemakerPress,1997.

Reports:

JohnL.Crompton,TheImpactofParksandOpenSpaceonPropertyValuesandthePropertyTax
Base,TexasA&MUniversity,2004

JohnL.Crompton,Theimpactofparksonpropertyvalues:empiricalevidencefromthepasttwo
decadesintheUnitedStates,ManagingLeisure10,203218(October2005)

SteveLerner&WilliamPoole,OpenSpaceInvestmentsPayBigReturns,LandandPeople,
Spring,1999

NationalParkService,Rivers,TrailsandConservationAssistance.EconomicImpactsof
ProtectingRivers,TrailsandGreenwayCorridors,Washington,D.C.NationalParkService,1995,
4thed.73

ThePerrymanGroup,Sunshine,SoccerandSuccess:AnAssessmentoftheImpactofMunicipal
ParksandRecreationFacilitiesandProgramsonBusinesActivityonTexas,WacoTX,2006

Maas,Verheij,deVries,Spreeuwenberg,Schellevis,GroenewegenMorbidityisRelatedtoa
greenlivingenvironment,JournalofEpidemiologyandCommunityHealth,December,2009,
Vol.63,No.12

PaulSherer,TheBenefitsofParks,WhyAmericaNeedsMoreCityParksandOpenSpace,The
TrustforPublicLand,2006

MarylandNationalCapitalParkandPlanningCommissionDocuments:

SilverSpringCBDSectorPlan,MontgomeryCountyDepartmentofParkandPlanning,Silver
Spring,MD,February2000.

SilverSpring&TakomaParkPlanningArea,FrameworkforAction,MontgomeryCounty
DepartmentofParkandPlanning,SilverSpring,MD,October2001.

RecreationGuidelines:GuidelinesforRecreationAmenitiesinResidentialDevelopments,
MontgomeryCountyPlanningDepartment,SilverSpring,MD,September1992.

GeneralPlanRefinementoftheGoalsandObjectivesforMontgomeryCounty,December,
MontgomeryCountyPlanningDepartment,SilverSpring,MD,1993.
Park,Recreation,andOpenSpace(PROS)MasterPlan,MontgomeryCountyDepartmentof
ParkandPlanning,SilverSpring,MD,2005.
CountywideParkTrailsPlan,MontgomeryCountyDepartmentofParkandPlanning,Silver
Spring,MD,July1998
ParksforTomorrow,MontgomeryCountyDepartmentofParkandPlanning,SilverSpring,MD,
1998.
LegacyOpenSpace(LOS)FunctionalMasterPlan,MontgomeryCountyDepartmentofParkand
Planning,SilverSpring,MD,2001.
FutureCountywideUrbanParkPlan(underdevelopmentbytheDepartmentofParks).

Websites:

PPS:ProjectforPublicSpaces,700Broadway,4thFloor,NewYork,NY10003,
http://www.pps.org/

Aviewoncities:siteandattractionsinsomeoftheworldsgreatestcities,
http://www.aviewoncities.com/

DonaldsonRunStreamRestoration,Arlington,VA
http://www.co.arlington.va.us/departments/EnvironmentalServices/epo/EnvironmentalService
sEpoDr.aspx

TheSanteFesite,http://www.thesantafesite.com/articlesdatabase/SantaFePlaza.html
CityofAlexandriaVirginia,alexandriava.gov

HackensackRiverkeeper,Inc.,www.hackensackriverkeeper.org

Rockville,MDWebsite;www.Rockvillemd.gov


Appendices

1PrivateProjects(existing,underconstruction,andapproved)withrespectiveonsitePUSandPublic
ParksintheSilverSpringCBD[asofMarch2010]
2OpenSpacesinAfrica,Europe,andtheUnitedStates
3NorthAmericanGreenSpacesComparisonChart
4CommunityOutreach2008,meetingminutes
5PolicyBackground

39
Table1PrivateOpenSpaceProjects(existing,underconstructionandapproved,March2010]
OnSite
Map ProjectName Location PublicUse Descriptionof
Key Area OnSitePublicUseSpace
(%NetLot)
Existingopenspaces
1 LeePlaza Northwestcornerof 7,473SF A)Indoorwintergardenincluding
ColesvilleRoadand (30.0%) landscaping,foodservice,newsstand,
GeorgiaAvenue resourcecenterdisplaysandseating.B)
Resourcecenter.C)Outdoorplaza.
2 SilverSpringBusiness Southeastcornerof 10,782SF A)StreetscapealongColesvilleRoadwith
Center ColesvilleRoadandSpring (29.9%) sculptureandseatingareas;B)Roeder
Street Roadamenityspacewithseatingarea,
gardensetting,andstairstosecondlevel
restaurantterrace;C)Pedestrianarcade
connectingColesvilleRoadandRoeder
Road.
3 AlexanderHouse NortheastcornerofApple 13,250SF A)Hardscapedplazawithart,benches,
and2ndAvenues (24.0%) andtables;B)PublicGarden;C)interior
ofbuilding
4 SilverSpringDistrict SouthwestcornerofApple 13,919SF Plazainfrontofbuilding
Courthouse and2ndAvenues (21.0%)
5 CameronHillatSilver CornersofCameronStreet 10,513SF Pocketparksandrelatedpathways
Spring and2ndAvenueand (11.1%)
CameronStreetand
RamseyAvenue
6 TasteeDiner Northeastcornerof 1,660SF Smallhardscapedareawithbench
CameronStreetand (11.4%)
RamseyAvenue
7 SilverSpringMetro Westoftheintersectionof 22,780SF Hardscapepedestrianconnection
Plaza ColesvilleRoadand2nd (22.78%) betweentwohighriseofficebuildings
Avenue(connectingto withsteps,fountain,paving,andtreesin
Metrosnorthernentry) planters.
8 SilverSpringCenter 8455ColesvilleRoad,a 10,894SF A)ShoppingarcadealongColesvilleRoad;
blocksouthofGeorgia (29.5%) B)Miniparkwithwaterfeature,
Avenue landscaping,andseating;C)Pedestrian
connectionalongFidlerLane.

9 Discovery Southerncornerof 70,295SF A)Hardscapedplaza(15,000SF);B)
Communications GeorgiaAvenueand (greenarea DiscoveryGarden,greenspacewith
Headquarters ColesvilleRoad only) seating,tables,andlightingenclosedbya
fence);C)ArtWallalongColesvilleRoad.
Theapprovalincludedatotalof85,295SF
ofPUS.
10 1100WayneAvenue SouthwestofWayne 7,201SF A)PedestrianarcadealongWayne
AvenueandDixonAvenue (32.0%) Avenue;B)Miniparkwithapedestrian
connectiontoGarage5.
11 1010WayneAvenue SoutheastcornerofDixon 7,190SF A)Publicplazawithagardentheme
andWayneAvenues (28.34%) includinglandscaping,seating,and
sculpture.B)Coveredpedestrianarcade
alongWayneandDixonAvenues.
12 8484GeorgiaAvenue Southwestcornerof 7,000SF A)Publicgardenfeaturingpedestrian
GeorgiaandWayne (28.0%) walkways,seatingareas,trees,andother
Avenues landscapefeatures.B)Setbackand
arcadealongWayneAvenue.
13 TheCrescent 930WayneAvenue 4,999SF A)Hardscapedplazawithart,benches,
(24.0%) andlandscapedplanters.B)Extensionof
WayneAvenuestreetscape.
14 Lofts24/SilverSpring Southwestcornerof 1,665SF Hardscapedplaza
Park FentonandBonifant (10.1%)
Streets
15 DraperLaneResidential Northwestcornerof 22,053SF A)DraperLaneParkwithbenchesand
Triangle(LenoxPark) ColesvilleRoadandEast (24%) otherfurniture,pavingmaterial,light
WestHighway fixtures,andexistingtreesretained;B)
EastWest/Colesvillecornerplazawith
art,landscaping,fountain,amphitheater,
pergolaandpavingmaterials).
16 SilverSpringMetro Northeastcornerof 22,069SF A)Hardscapedpedestrianconnection
Center(NOAAPlaza) ColesvilleRoadandEast (29%) betweenEastWestHighwayand
WestHighway ColesvilleRoadconnectingtosouthern
Metroentrance;B)Interiorpublic
amenityspaceforrotatingartexhibits.
17 SilverSpringMetro EastWestHighway 80,244SF A)NOAAentrysculpturewithhardscaped
Center,III,IV,V(NOAA) (41.4%) courtsculpture(1,040SF);
B)WavePoolandGardenwithaacre
garden,wavepool,hardscapedpaths,
masonryseatwallandsmalllawnareas;
C)Indoorspaceforscienceandhistory
center,auditorium,anddaycare.
18 8215FentonStreet 275feetsouthofthe 600SF Brickextensionofsidewalkwithasmall
intersectionofThayer (10%) treeandbench
AvenueandFentonStreet
19 8045NewellStreet Southwestcornerof 12,640SF Ahardscapeplazawithartextending
NewellStreetandKennett (21.3%) underthebuildingalongKennettStreet.
Street
20 DiscoveryCreative SoutheastcornerofEast 18,880SF A)RefurbishedtheAcornParkwith
TechnologyCenter WestHighwayandNewell (24.8%) plantings,lighting,benches,bikerackand
Street paving.B)Streettreeplantingsand
pavers.C)Memorywallpanelsonthe
northwestfaadeofthebuildingfacing
theAcornParkwithhistoricalimagesof
SilverSpring.
21 JesusHouse PhiladelphiaAvenue,150 2,220SF Hardscapedplaza
feetwestofFentonStreet (17.0%)
22 CityPlace Southwestcornerof 20,216SF* A)Hardscapedplazaatthecornerof
ColesvilleRoadandFenton (22.5%) ColesvilleRoadandFentonStreet;B)
Street Streetscapewithintheproperty
boundary;C)Interioratriumspace;D)
Pedestrianbridgetopublicparking
garage.*AugmentedPUSby
contributingtooffsiteamenityforthe
CioleBuilding.
23 TheSilverton(former EastWestHighwayatBlair 16,001SF Publicplazawithlawnpanelandbosque
CanadaDryBottling MillRoad (12.6%) oftrees
Plant)
24 DowntownSilver Easternquadrantofthe 77,402SF Multipleprojects(describedbelow)
SpringUrbanRenewal intersectionofGeorgia (28.8%)
Project AvenueandColesville
Road
 a.GatewayPlaza Northeastcornerof 5,650SF Triangularparkinglotwithfountain,
ColesvilleRoadand greenlawn,andsignage
GeorgiaAvenue,infrontof
SilverSpringShopping
Center

b.SilverPlaza EllsworthAvenuebetween 11,900SF Hardscapeplazawithfountainandart.

FentonStreetandGeorgia
Avenue

25 Portico FidlerLane,southwestof 5,674SF Plazawithartatthesitessouthernend

RamseyAvenue (26.3%) nexttothepublicparkattheendof
FidlerLane.
26 1200BlairMillRoad SouthwestcornerofBlair 4,460SF Plazawithpaving,art,andseatinginfront
MillRoadandNewell (25.1%) ofretailspacewithalawnarea
Street
27 SilverSpringGateway Southeastofthe 24,506SF Centralplaza,terracedlawninfrontof
intersectionofBlairMill (22.0%) retailspace,WestPark,pocketpark,and
RoadandEastWest privateoutdoorarea.
Highway
28 MontgomeryCollege Southeasterncornerof 42,602SF A)PlazainfrontofKingStreetArtsCenter
TakomaPark/Silver GeorgiaandBurlington (55.7%) withamixofgreenandhardscapewith
Springcampus Avenues seatwalls,walkways,andartdisplay
expansion space;B)pedestrianbridge
29 EasterSeals SoutheastcornerofSpring 3,303SF Seating,paving,andlandscaping.
Streetand2ndAvenue (11.6%)

30 CameronHouse 8710CameronStreet, 16,334SF A)Plazawithpavers,lawn,sculpture,and

southwestofthe (23.2%) accentplanting.B)Extensionofthe
intersectionofCameron CameronStreetstreetscapeandart.
andSpringStreets
31 UnitedTherapeutics Southeatandsouthwest 7,416SF Outdoorplazasbetweenthetwo
(PhaseI) cornersofCameronand (24.3% buildingsandadditionalpublicusespace
SpringStreets PhaseI&II) nexttotheretail.Theplazaswillinclude
art,apaving,andlandscaping.
32 1200EastWest NorthwestcornerofBlair 7,658SF Outdoorspaceswithapublicplazaasthe
Highway MillRoadandEastWest (24.1%) buildingforeground,featuringpaving,
Highway planters,sculpture,andseatinginfrontof
retailspace.

Openspacesunderconstruction
33 UnitedTherapeutics Northwestcornerof 7,416SF Outdoorplazaareaswithart,pavingand
(PhaseII) CameronandSpringStreets (24.3% landscapingadjacenttotheretail.
PhaseI&II)
34 TheDowntownSilver EasterncornerofGeorgia Multipleprojects(describedbelow)
SpringUrban AvenueandColesvilleRoad
RenewalProject
a.SilverSpringCivic NortheastcornerofFenton 27,878SF Plazawithlandscaping,art,seating,
Building StreetandEllsworthDrive lighting,andaseasonalicerinkwith
pavilion.Theapprovaltotaled66,288SFof
PUS.
 b.BlockE BoundedbyCedarStreet, 6,955SF A)Landscapedplazawithseatingand
EllsworthDrive,Pershing ornamentalplanting;B)Expansionof
Drive,andthefuture streetscapewithfoundationplantings.
VeteransPlace

Approved(notbuiltyet)openspaces
35 8711GeorgiaAvenue EastsideofGeorgiaAvenue, 8,275SF Plazabehindthebuildingwith
northofCameronStreet (26,6%) landscaping,art,benches,andlighting

36 836BonifantStreet OnBonifantStreet,eastof 866SF Standardmethodprojectincluding:A)
FentonStreet (17.0%) Plazawithpaving,perimeterplanting,
ornamentaltrees,andbenches.B)
ExpansionoftheBonifantStreet
streetscape.
37 BonifantPlaza OnBonifantStreet,145feet 5036SF A)Entryplazafeaturingspecialpaving,
EastofGeorgiaAvenue (26.0%) seating,wallsanddecorativelandscaping

38 1050RipleyStreet SouthwestcornerofRipley 14,302SF* Hardscapedplazatoincludeafountain,

StreetandColonialLane (37%) informationalkiosk,andseating.*
adjacenttotheCSX/Metro AugmentedPUSbycontributingtooffsite
rightofway amenity.
39 RipleyNorth OnRipleyStreet,westof 10,541SF Greenspacewithseatingandart.
GeorgiaAvenue (22.2%)

40 TheAdele 82228224FentonStreet, 5,705SF* A)Plazawithart,benches,landscaping,

southwestcornerofFenton (20.0%) lightingandpaving.B)Extensionofthe
StreetandThayerAvenue ThayerAvenuestreetscapewithplanters
andpublicart.*AugmentedPUSby
contributingtooffsiteamenity.
41 814Thayer 814ThayerAvenue,eastof 4,620SF Plazawithart,landscaping,lighting,and
FentonStreet (22.0%) seatingwithgametables.
42 R.HoltEasleys OnFentonStreet,southof 777SF A)Hardscapedplazawithbench;B)
Subdivsion ThayerAvenue (12.6%) ExpansionofFentonStreetstreetscape.
43 TheModaVista SoutheastcornerofSilver 2,993SF Lawnareaintendedtoserveasa
Residences/Silver SpringAvenueandFenton (5.8%)* neighborhoodpocketpark.
SpringPark Street *AugmentedPUSbycontributingto
offsiteamenity.
44 8021GeorgiaAvenue NortheastcornerofGeorgia 10,227SF* A)Expansionofthestreetscapeon
andBurlingtonAvenues (20.0%) BurlingtonandGeorgiaAvenues.B)
Seatinginfrontoftheexistingand
proposedbuilding.*AugmentedPUSby
contributingtooffsiteamenity.
45 TheGalaxy Between13thStreet,Eastern 23,468SF Hardscapedplazawithseating,green
Avenue,andKingStreet (27.0%) spacewithplayequipment,andplanters
withseatwalls
46 StudioPlaza SouthwestcornerofFenton 21,800SF Greenspaceserveasagatheringspace
StreetandThayerAvenue (23.2%) fortheFentonVillagecommunity.
47 8621GeorgiaAve GeorgiaAvenue,northwest 1,760SF* Hardscapedplazainfrontofoffice
ofColesvilleRoad (5.8%) buildingactivatedbyretailandartpiece.
*AugmentedPUSbycontributingto
offsiteamenity

Existingandproposedpublicparks
48 FidlerLanePark Northwesterncornerof2nd 10,750SF Pavedwalksandstepsconnecting2nd
AvenueandColesvilleRoad (0.25acres) AvenuewiththeendofFidlerLanewith
trees,shrubs,andseasonalplantings.
49 SilverSpring SoutheastcornerofWayne 13,200SF Hardscapedplazawithfountainand
RegionalCenter andGeorgiaAvenues (0.30acres) sculpture(rightofway,notparkland)
50 AcornUrbanPark 8060NewellStreet 5,432SF HistoricparkwithAcornGazeboand
(0.13acres) matureshadetrees.
51 FentonStreetUrban 7904FentonStreet, 44,840SF Greenparkpropertyhasbeenacquired
Park northwesterncornerof (1.03acres) byMNCPPC,notyetbeendesignedor
PhiladelphiaAvenueand built.Awaitingfinalpurchaseof
FentonStreet adjacentpropertytobegin.
52 KramerUrbanPark 8580SecondAvenue, 3,939SF Gatheringspace
southwestcornerofSecond (0.09acres)
AvenueandFenwickLane)
53 GeneLynch South/northcornerof 11,590SF Greengatheringspacewithlawn,
MemorialPark WayneAvenueand (0.27acres) fountain,andshadetrees.Bikestation
ColesvilleRoad willbeafutureamenity.
54 PhiladelphiaAvenue Southeastcornerof 8,361SF Landscapedareascreeningparkinglot
UrbanPark PhiladelphiaandGeorgia (0.192 fromroad
Avenues acres)
55 RoyceHansonUrban 8787GeorgiaAvenue, 10,206SF Picnictables,maturetrees,andflower
Park southeastcornerofGeorgia (0.234 beds.
AvenueandSpringStreet acres)
56 JesupBlairLocal 900JesupBlairDrive 615,964SF Football/soccerfield,tenniscourts,
Park (14.14 basketballcourt,picnicarea,a
acres) playground,andtheBlairHouse.
57 JuniperBlair CornerofJuniperandBlair 29,540SF Playground,tenniscourtsanda
NeighborhoodPark Avenues (0.678 basketballcourt
acres)

 Appendix2OpenSpacesinAfrica,Europe,andtheUnitedStates

BryantParkLawn,NYC:approx:1Acre Florence,Italy:

O'DonnellSquare,Baltimore,MD:approx0.61Acres SantaFeSquare,SantaFe,NM:approx:0.73Acres


November4thPlaza,Perugia,Italy:approx:0.78Acres FormerArtificialTurf,SilverSpring,MD:approx:0.64

AtheneumatSeaside,Florida:approx:0.61Acres ForumatPompeii,Italy:approx:0.61Acres
Appendix3NorthAmericanGreenSpacesComparisonChart
GreenSpace/City LawnAreavs.Hardscape Activities/Uses Activation/Context TransitAccess
SquareFeet/Acres

1 BryantPark,NewYork, LawnArea=45,500s.f/1.04AcresPlanting Largegreenlawnsurroundedbyshade Parksurroundedbydensecitylifeonallfour Servedbylocalsubway

NY BedArea=86,020s.f./1.97Acres trees,Bocceballcourts,1largefountain, sides,includingretail,officeandresidential. stationsadjacentto
HardscapeArea=111,980s.f./2.57Acres perennialgardensmaintainedbyagarden Thereismuchpedestriantouristtraffic.The park.
club,foodkiosksatcorners,librarywith Lawnareaisboundedbybosquesoflondon
243,000s.f./5.6Acres. 54%Greenand46%hardscape/amenity seatingterraceatoneend.Parkfilled planetreesthatactasanarcadededgeto
withmovableseating thelawn.Theycreatetheimpressionthatthe
parkissmallerthatitsactualsize.

2 FarragutSquare,Wash. LawnArea=47,775s.f/1.10AcresHardscape Largegreen,treeshadedopenspacewith Parksurroundedbymostlyofficeuses,with Servedbytwometro

D.C. Area=12,345s.f./.28Acres alargestatuemarkingmiddleofspace. retailsuchasbanks,restaurantsandhotels subwaystops
Popularasameetingplaceandaplaceto onthegroundfloors.Squareservesas
havelunchonwarmspringandfalldays. meetingplacefortourgroupsvisitingWhite
60,120s.f./1.38Acres 79%Lawnand21%hardscape/amenity
House,Smithsonian.Parkhostlivemusic
everythursdayduringwarmweathercalled
"SoundsintheSquare".

3 PostOfficeSquare, LawnArea=19580+/s.f/.45AcresPlanting Aparkbuiltoveraparkinggarage,It Servesasthefocalpointforthecity's itisservedbyamajor

Boston,MA. BedArea=29,362s.f./.67Acres featuresa143'longvinecoveredpergola, financialdistrictprovidesagreenoasisthat busstopandasubway
HardscapeArea=25,110s.f./.58Acres The twogazebostructurestohouseanall juxtaposesthehardconcreteandstone station2blocksaway.
CentralLawnAreaisapprox..25acres seasoncafandtheparkinggarage enviromentofdowntownBoston.Thispark
escalators.Thereisaninteractive createsacenterthatactsasareference
fountain,plentingofseatingonbenches pointforthispartofthecity.Theparkinglot
74,052s.f./1.7Acres 66%Greenand34%hardscape/amenity/serv. orseatwalls,shadyareasoutoftheway serves2000peopleaday,manyofwhomuse
andareasforpeoplewatching.Shade thepark.Schoolagechildrenaswellas
providedbymaturedeciduoustreesand officeworkersvisitthepark.interestly,
lawnareasisraisedabovesurrounding contextismadeuplargelyofsingleuseoffice
walksbyagranitecurb. space."PostOfficeSquareParkisintended
tobeapassivepark.Yetithasa24seatcaf
thatleasesitsspacefromtheparkand
expandsoutdoorsingoodweather.....Twicea
weekFriendsprovidelivemusicbylocal
musicians,moreas"backgroundmusic"than
entertainment;atChristmastime,abrass
quintetalsoperformsinthepark."PPS
4 UnionSquare,San LawnArea=19580+/s.f/.45AcresPlanting Amostlyhardscapedplazathatfeatures LocatedintheheartofSanFrancisco's
Francisco,CA
HardscapeArea=25,110s.f./.58Acres The forconcertsandoffbroadwayproductions squareissurroundedbyupscalerestaurants
CentralLawnAreaisapprox..25acres
96,750s.f./2.22Acres
5 MarketSquare,
Alexandria,VA
50,965s.f./1.17Acres
6 RittenhouseSquare,
Philadelphia,PA
225,625s.f./5.18Acres
7 JacksonSquare,New
Orleans,LA
82,500s.f./1.90Acres
8 MountVernonSquare,
Baltimore,MD
82,770s.f./1.90Acres
Servedbyasubway
BedArea=29,362s.f./.67Acres anoutdoorcaf,asymphonysizedstage shopping,hotelandtheatredistrict,the stationlocatedatone
cornerofthepark(
andwellasterracedlawnseatingfacing andfashionableboutiquesandshops. GearyandStocktonSt.)
thestreetfor"peoplewatching"
Large,hardscapeplazawithlandscape Thesquareissurroundedbyhotels, Thissquareisserved
plantersfilledwithmaturetrees.Aparking restaurants,officesandresidences;atruly byseverallocalbus
garageislocateddirectlybeneath.This mixedusearea. routesaswellasa
squarehasservedasafarmersmarket regionalbiketrail.
sincethe18thcentury.Thissquarehasa
largefountaininthecenterandisfronted
onthenorthbythecityhallandonthe
southbyKingStreet.
Agreenoasisinthemiddleof Surroundedbyamixofcommercialand Rail,BusandTrolley
Philadelphia,providesagatheringplace residentialuses.Architecturalllynotable servicearewithin2
forlocalresidentstomeet,hangoutand buildingslinetheparkandthereanearby blocksoftheSquare
play.Parkcontainssculpture,fountains, upscaleshopsandrestaurants.
plentyparkbenches,Gazebosandhostsa
farmersmarket.
Formal,treeshadedsquareintheFrench Squaresurroundedbysidewalkcafes,
quarter.St.LouisCathedralononeside restaurantsandcoffeeshopsathatprovidea
andMississippionother.Squarehas richstreetlifearoundthesquare.Itslocation
amplelawnareasandbrickwalksfor intheheartoftheFrenchquarteralso
strolling providescharacterandambience.
Composedof4smallersquaresbetween Aquiet,treeshadedparksurroundedby
.33and.64acreseach,intheformofa swanktownhouses,churchesandseveral
Greekcross.Theparkisgracedbyseveral culturalinstitutions.
sculpturesandalargefountain
9 SantaFePlaza,SantaFe, Aformal,treelinedgrassysquareithas LocatedintheheartofSantaFe,NM,
NM paths,benchesandacentralmonument. Surroundedonfoursidesbyhistoric
structures,itisactivatedbyrestaurants,
31,775s.f./0.73Acres marketsandpublicceremoniesandfestivals.

10 WashingtonSquare, Alargeformalsquare,characterizedby LocatedintheheartofGreenwichVillage, Itisservedbylocal

NewYork,NY matureshadetrees,extensivepaving,a
largeformal,interactivefountainanarch
andcommemorativestatues.Thereare
342,000s.f./7.85Acres
amplebenchesandlotsofchessplaying
tables,aplaygroundandadogrun.
servesasaneighborhoodgatheringplaceand subwaystations
informalspotformusicalperformances.Itis adjacenttopark
closetoNYUniversity,residential
neighborhoodsandthestoresandclubsof
GreenwichVillage.

11 SquaresofSavannah, 2218thand19thCenturySquaresthat Eachsquareiseasilyaccessibleonfootand Servedbylocalbus

Savannah,Georgia
fto60,000s.f./.46Acresto1.3Acres
varyinsizefrom.46to1.3Acresforma viaautomobile.Mostofthesquaresare routes
seriesofwoodedand"garden"squares surroundedbymixedusesuchasresidential,
withintheGridSystemofthissouthern office,institutional,commercialandretail.
city,hailedbycriticsasoneofthemost Manychurchesandsquaresalsofrontonto
intelligentcitygridsystemintheworld. thesquares,inmostlybeautifularchitectural
Allthesquareshaveseating,gazebos, structures.
matureLiveOaksforshadeandample
greenspaceincluding,floweringshrubs,
andlawnareas.Somehavemonuments,
fountainsandpublicart.

12 CampusMartius, Thespaceischaracterizedbylawns, AmainintersectionofdowntownDetroithas Servedbylocalbus

Detroit,MI fountains,anicerink,shadeddining beentransformedintoagreenpublicsquare. routes
areas,abandstandaswellassmall Surroundedbyretailandofficeusesuchas
61,900s.f./1.4Acres restaurant.Agreatspotreadundera theHardRockCaf,andcorporate
shadytreeinthesummerorskateand headquarters.Therearealsoresidentialunits
meetpeopleinthewinter.Peoplevisit nearby.
thisspaceinDowntownDetroittolistento
concertsandwatchoutdoormovies.

13 St.LouisSquare, AVictorianstylefountainwithinashallow AEuropeanstylesquareintheLatinQuarter

Montreal,Canada pooliscentrallylocatedinthepark.There ofMontreal.Thecontextissmall
is a Gazebo at one end of the park that townhouses and a nearby university On
 isaGazeboatoneendoftheparkthat townhousesandanearbyuniversity.On
141,750s.f./3.25Acres sellssnack.Seatingisprovidedbyplenty sunnydaystheparkisfilledwith
ofparkbenches.TheParkischaracterized neighborhoodpeople,makingthisspacea
bymatureshadetreesandextensive truetownsquare.RueSt.Denisonthenorth
lawns,beingapproximately85% borderofthesquaresportsseveral
greenscape. restaurantsorpubs,aswellas3hotelswithin
a45minutewalk

14 WashingtonSquare,
SanFrancisco,CA

References:UrbanParksandOpenSpace,ULI;PPSProjectforPublicSpace,www.pps.org

Avg.=2.45Acres
 GreenSpacePlanfortheSilverSpringCBDOutreach
SiteProgressPlaceandRipleySite

May9,2008,11am,TeleconferencebetweenJohnMarcolin
AndMelTull,ofSilverSpringUrbanDistrict


MeetingMinutes

MelTullexpressedvariousconcerns:

1. Process:
a. MelexpressedtheopinionthattheGreenOpenSpacePlanwouldresultintheopeningup
oftheSectorPlanwhichwouldresultinpropertyownersbeingrequiredtodesignatetheir
propertyasgreenspace,drivingdownthevalueoftheirinvestment.
b. ThelagtimeinvolvedindevelopingtheGreenOpenSpacePlanwouldslowdown
developmentintherecommendedareas.

2. Content
a. MelwasconcernedthatProgressPlacewouldbedisplacedatthattherewasnoothergood
siteintheCBD.
b. ProgressPlacewouldhavetobeincludedintheprogram.Butbeincorporatedinsucha
waythatthegreenspacewouldnotbecomealoiteringplaceforthehomelessthatwould
driveawaypatrons.
c. MelstatedthattheSilverSpringUrbanDistrictseesDowntownSilverSpringasonelegofa
threeprongedapproachtoretailinSilverSpring,theareaaroundStudioPlazaandRipley
Districtbeingtheothertwo.TheybelievethatFentonVillageneedsadditionalheightin
ordertomakefeasiblethedevelopmentneeded.InRipleytheyseethefrontagealong
GeorgiaAvenuebetweenBonifantSt.andthefirestationaspotentialfornewretail
development(Theyquestiontheschemeweshowthatfrontsalargegreenspaceona
sectionofGeorgiaAve).TheretailshouldincludenationalBigBoxstoresmixedwith
smallerlocalorregionalretailers.Thebigboxwouldprovideananchorandregionaldraw
thatwouldhelpthelocalretailstores.BigBoxretail,suchasCrateandBarrel,BedBathand
Beyond,wasmentioned.

3. NextSteps
a. Expressedconcernthatthetimerequiredtogettoafinalplanwouldbelong.
b. Gettingownerandcommunityconsensuswouldbedifficult.

MNCPPCStaffrespondedtotheseconcerns:

1. Process
a. StaffwastaskedwithidentifyingpotentialsiteforlargegreenopenspaceintheCBD.At
thistime,staffisnotencouragingtheopeningupoftheSectorPlan.Thedraftissimplya
 studyatthistimethatstaffispresentingtothecommunity,includingpropertyowners,to
whichmanyofwhicharerespondingpositively.
b. Regardingtheconcernaboutdrivingdownpropertyvalues,staffrespondedthatatleast
twoownersthatwerecontactedareinterestedindiscussingthefavorableaspectsofthe
draftplanfortheirpropertiesintermsofalongtermvisionthatwouldimprovethevalueof
theirproperties.
c. Regardingincreasinglagtimeforthedevelopmentprocessinrecommendedareas,theplan
atthispointissimplyadraftwithnoregulatorypoweroveranyprojectthatmaybe
submittedfortheSSCBD.

2. Content
a. Staffrespondedthatprogressplacecouldstayonsiteorberelocated;itwastooearlyto
saywhatthespecificplanswouldbe.
b. StaffagreedthatProgressPlacecouldbeincorporatedinthedesigninsuchawayinanew
jointventuredevelopmentsothatitwouldnothinderthesuccessfuluseofagreenspaceor
associatedretailuses.However,thatwasfaroutintothefutureandthatalargerhurdle
wastheformationofteamoflandownersthatcouldworktogetherforthesuccessofa
jointventureproject.
c. StaffagreedthatretailisneedinFentonvillage,butdidnotagreethatitrequiredZTA
amendmentsforadditionalheight.StaffagreedwithMelregardingretailuseinRipley,but
statedthatisreallythepurviewofthedeveloper(s).Thegraphicimageshownwasnota
proposal,butmeanttoactasavisionforwhatagreenspaceintheRipleyDistrictcouldlook
like.Itisnotintendedtoruleoutotherpotentialscenarios.
3. NextSteps
a. Staffreiteratedthatprocesswouldfollowtypicalpathofcommunityoutreachandthatthe
newprojectsubmittalsforrecommendedareaswouldnotbeaffected,butitwouldbe
encouragebystaffthatapplicanttakeintoconsiderationtheGreenOpenSpacePlans
recommendations.
b. Staffstatedthatalreadytwoownerintwodifferentareashaveexpressedpositivefeedback.

 GreenSpacePlanfortheSilverSpringCBDOutreach
SiteMontgomeryCountyParkingLot3

May5,2008,11am,MNCPPCAtriumconferenceroom
Inattendance:BobHillerson(PropertyOwner),BobDalrymple(Attorney),
RobertKronenberg,JohnMarcolin,SandraPereira,ElzaHiselMcCoy


MeetingMinutes

ThePropertyOwnerexpressedvariousconcerns:

1. Process
LackofawarenessabouttheGreenSpacePlanuntilitwasdiscussedwiththePlanningBoardonApril
24,2008.StaffshouldhavebroughtthisstudytothePropertyOwnersattentionsincethestudy:
a) identifieshispropertyasaprioritysiteforapotentiallargegreenspace,
b) makesspecificrecommendationsillustratedthrough3Dgraphics,
c) TheOwnerhasalreadybeenworkingonadevelopmentschemeforthesite(StudioPlaza),
whichdiffersfromthepotentiallayoutpresentedinthestudy.

2. Content
a) ImagesFuturedevelopmentofthesitewillbeexpectedtofollowthepotentiallayout
imagespresentedinthestudy.Thecommunitywillassumethisiswhatwillgetbuiltandwill
mostlikelydemandit.
b) DensityBecausethepotentiallayoutdoesnotmaxoutdensityonsite,theschemewould
neverbefinanciallyviable.TheproposalforStudioPlaza(asstatedbythePropertyOwner)
wouldexceedthestandard6090feetasprescribedbytheFentonVillageOverlayZone.The
proposalisassumingagreaterheightof143feet,andcountingonaZTA,whichwasnot
contemplatedintheconceptualimagesproducedbyStaff.Staffdidnothavetheopportunityof
reviewingaplanbytheapplicantforhisvisionofthesite.
c) GreenSpaceasshown,thegreenspaceistoolarge,furtherpreventingtheschemefrom
maxingoutontheneededdensitytomakeitfinanciallyviable.
d) Parkingtherecommendationtohaveundergroundparkingdramaticallyincreasescostforthe
projectsinceunderneaththesiteisallbedrock.

3. NextSteps
HowwillthisstudyaffecttheproposalforStudioPlazaintermsofcommunityoutreachandtimeline?
WillitdelaytheapprovalprocessforStudioPlaza?

MNCPPCStaffrespondedtotheseconcerns:

1. Process
StaffwastaskedwiththisstudybytheChairmanoftheMontgomeryCountyPlanningBoard.Thisdraft
studywasproducedinternallywithoutanypublicoutreachuptothisstage.OnApril24,2008,Staff
receivedapprovalfromthePlanningBoardtocirculatethedraftstudyforpublicreviewandcomment.
Staffnowwillinitiatetheprocessofpublicoutreach,inwhichStaffwillmeetwithasmanyProperty
OwnersandCivicGroupsandAssociationsaspossibletodiscusstheplan.

2. Content
Theimagespresentedareconceptualonly.Theyillustrateavisionaryconceptforthesitesandtheyhelp
tovisualizepotentiallayouts.Theywillbefurtherdevelopedduringthenextphaseofthisstudy.The
concernsassociatedwithdensityandthegreenspacearelinkedtotheimagesandthemisconception
thattheseimagesestablishthefinallayout.

3. NextSteps
ThisstudyshouldnotdelaytheStudioPlazaproject,ratheritshouldfostercollaborationbetween
MNCPPCstaffandpotentialdeveloperstoachievealayoutthatmeetstheneedsofthecommunity,the
recommendationsoftheGreenSpacePlanandthedevelopersgoals.StudioPlazashouldproceedits
normalcoursetosubmissionandduringthereviewprocess,Staffmightmakesuggestionsconsistent
withtheGreenSpacePlanrecommendations.

Lastly,StaffrecommendedthatthePropertyOwnerpreparealetterofresponsetotheDraftPlanwith
hisconcerns.

 GreenSpacePlanfortheSilverSpringCBDOutreach
SiteLotsSouthofRipleyDistrict

May14,2008,1:30pm,MNCPPCAtriumconferenceroom
Inattendance:CharlesK.NulsenIIIandJonathanMeyers
withWashingtonPropertyCompany(PropertyOwner),&
MNCPPCstaffRobertKronenberg,JohnMarcolin,SandraPereira


MeetingMinutes

ThemeetingstartedwithabriefoverviewoftheprocessandrecommendationsontheGreenSpace
PlanfortheSilverSpringCBD.StaffexplainedthatthesiteidentifiedasLotsSouthofRipleyDistrict
wasapprovedbytheBoardtobediscussedasaprioritysiteforapotentiallargegreenspace.Staffhas
nowinitiatedtheprocessofpublicoutreach,inwhichStaffwillmeetwithasmanyPropertyOwnersand
CivicGroupsandAssociationsaspossibletodiscusstheDraftPlan.

ThePropertyOwnerofferedseveralcommentsandsuggestions:

1. General
a) ThepotentiallayoutforLotsSouthofRipleyDistrictisperceivedaspositiveforthisarea.Itwill
notnegativelyimpactthe1050RipleyStreetproject,whichwillbepresentedtothePlanning
Boardinthenextfewweeks.Thegreenspaceenvisionedisunderstoodtobeanassetforthe
surroundingproperties.
b) PropertyOwneriswillingtocompromisetoachieveagreatergood.However,inordertogivein
somethingtheyneedsomethinginexchange.Itwasclearlystatedthatinordertoprovidethe
typeofgreenspacethatthecountyenvisions,thecountyneedstoprovideanincentive
(density/height)fortheproposedprojects.

2. Content
a) Thepotentiallayoutresemblestheconceptpresentedintheoldmasterplanforthisarea.
Additionalcoordinationmightbeuseful.
b) ThepotentiallayoutneedscoordinationwiththeRoadPlanfortheRipleyDistrict.
c) Thedimensionsoftheblocksouthofthegreenspaceneedstobeadjusted,itseemstoolarge.
d) AgreenspaceonGeorgiaAvenuewilllivenupthestreetanddrawpeoplein.
e) ProgressPlaceneedstobeaddressedurgently.
f) Parkinggarageonthenorthsideofthegreenspaceisproblematicbecauseitactsasabarrier
betweentheCoreareaandSouthSilverSpring.Besides,itisunderusedandallnew
developmentswillprovideparkinganyways.Ideally,itshouldbedemolishedinordertocreatea
visualconnectionbetweenthegreenspaceandtheCorearea,andtoprovideactivatinguses
frontingontoGeorgiaAvenue.

MNCPPCStaffrespondedtothesecomments:

StaffwillfollowupwiththeRoadPlanfortheRipleyDistrict

 Staffwillfollowupwiththeoldmasterplanforthisareaandcomparetherecommendations
Staffwillrevisethedrawingstoshowaccurateblockdimensions
Staffwilloutreachtotheotherpropertyowners

 GreenSpacePlanfortheSilverSpringCBDOutreach
SilverSpringUrbanDistrictAdvisoryCommittee

May15,2008,3:30pm,DiscoveryCommunicationsHeadquartersBuildingconferenceroom
Inattendance:3members,20peopleinaudienceincludingGaryStithandMellTull
JohnMarcolin(JM),SandraPereira(SP)


MeetingMinutes

StaffwasinvitedtoattendthemonthlymeetingoftheSilverSpringUrbanDistrictAdvisoryCommittee
andpresenttheGreenSpacePlanfortheSilverSpringCBD.Becauseofamiscoordination,theagenda
forthemeetingfailedtoincludetheStaffspresentation.NonethelessStaffstillpresented,butthetime
allocatedfordiscussionandcommentswasveryreduced.GaryStithsuggestedthatStaffpresentagain
totheCommitteeatalatertimewhenmoreofficersarepresent.Belowisasummarizedaccountofthe
questionsandcommentsthatfollowedthepresentation.

1. AttheGiant/Blairsparkinglotsite,whereisparkingaccommodated?Yourimagesdonotshowany
parkingandyetthisparkinglotiscurrentlyheavilyused.
JM:Inourrecommendations,theparkingisnotvisiblebecauseitisintendedtobeunderground
belowthegreenarea,orinstructuredparkingfacilities.

2. InwhoselandisthegreenspaceattheRipleyDistrictsitebeingproposed?
Thelandbelongstodifferentowners,whichrequiressomecoordinationefforts.

3. TherankingfortheLeeandCohenPropertiesshouldhaveascoreof1forthecategoryofeaseof
implementation.
JM:Staffwillconsideryoursuggestion.

4. HowlongwillittaketoimplementtheGreenSpacePlananditsrecommendations?Howlongwillit
beuntilthesedrawingsarebuilt?
SP:Thesedrawingsareconceptualonly.Theyhelptovisualizewhatcouldhappenateachofthe
prioritysites,butnotwhatwillnecessarilyhappen.Thisplansetslongtermrecommendations,
whichwillgetimplementedasthesitescomeinforredevelopment.Thisapproachhasnospecific
timeframe,butratheritismarketdriven.

 GreenSpacePlanfortheSilverSpringCBDOutreach
Commercial&EconomicDevelopmentCommitteeSilverSpring
CitizensAdvisoryBoard

May21,2008,7:30pm,SilverSpringRegionalCenterConferenceRoom
Inattendance:seesignupsheet,MNCPPCstaffJohnMarcolin(JM),SandraPereira(SP)


Discussionquestions

StaffwasinvitedtopresenttheGreenSpacePlanfortheSilverSpringCBDattheCommercial&
EconomicDevelopmentCommitteeSilverSpringCitizensAdvisoryBoardmeeting.Belowisa
summarizedaccountofthequestionsandcommentsthatcameupduringthepresentation.

1. Ontheexistingconditionsmap,thecategoryforpublicparklandshouldnotbeallrepresentedas
greenspacesincethesitenearthemetro(No.50onFig.1)andtheoneattheintersectionof
PhiladelphiaAveandGeorgiaAve(No.51onFig.1)aremostlyhardscaped.Also,thesiteatthe
intersectionofGeorgiaAveandColesvilleRd(No.24aonFig.1)shouldbereconsideredas
hardscaperatherthangreenspace.
JM&SP:Staffwilltakeyourcommentsintoconsiderationwhenfinalizingthemaps.

2. Ontherankingchart,didyouweighthevariouscategoriesdifferently?Forinstance,itappearsthat
theeaseofimplementationcategoryshouldbeweightedmoreheavilythansomeoftheothers.
SP:Allthecategoriesweregiventhesameweightinouranalysis.

3. ThesiteinFentonVillagecannotaccommodateallthepotentialdevelopmentshownonthe
illustrations.Itwillgeneratetoomuchtraffic.
JM:Alltheenvisionedurbandevelopmentcreatesplacesthatarepedestrianorientedandwell
servedbypublictransit.Pedestrianactivityandaccessisencouraged,whilevehicularaccessis
discouraged.

4. Seriousconcernsassociatedwithsafetyandimplementationofundergroundparkingexist.The
communityfeelslesssafeinundergroundparkingfacilitiesthansurfaceparking.Theexisting
bedrockunderneaththeCBDmakesitphysicallydifficultandfinanciallyconstrainingtobuild
undergroundparking.
JM&SP:Theredevelopmentofexistingsurfaceparkingfacilitieshasbeenidentifiedasan
opportunitytobetteruseurbanlandforthecreationofamenityareasandpublicopenspaceinan
urbansetting.Staffhassuggestedundergroundparkingfacilitiesasthemostefficientwayof
locatingparkingintheurbanenvironment.However,abovegroundstructuredparkingfacilities
wrappedwithactivatingusesarealsoacceptableandfulfillsimilarobjectivesoffreeingupvaluable
urbanland.Lighting,surveillancecameras,andthephysicallayoutofundergroundparking
structuresarekeyfortheirsafety.

5. Theprincipleofgreenspacesenclosedbyfourwallsappearstoconflictwithcurrentnotionsof
safety,visibilityandopennessofthepublicspaces.Pleaseexplain.
 JM&SP:Fromanurbandesignsense,thegreenspacesshownareenclosedbyfourwalls.They
havedefinededgesandboundaries,whichgivestructureandasenseofenclosure.However,froma
practicalstandpoint,thesewallsarefilledwithretailusesatstreetlevelandoffice/residentialonthe
storiesabove,notnecessarilyblankwalls.Thistranslatesintokeysynergiesbetweenthestreetlevel
retailandthegreenspace;aswellastheresidential/officeaboveandthegreenspace.Retail
providestheactivityneededtoactivatethegreenspaces,andthegreenspacesprovideamenity
areasforretailpatrons.Residential/officeaboveprovideseyesonthespacewhichisakey
principleofCrimePreventionThroughEnvironmentalDesign(CPTED).

6. Couldgreenroofscountasgreenspaceinthisstudy?
JM:Thisstudyfocusesonpublicgreenspace.Eventhoughgreenroofsachievenumerous
environmentalbenefitssimilartothegreenspacesinthisstudy,theyareusuallyforprivateuseand
theyarenotaccessibleforthegeneralpublic.

7. HowcantheartificialturfsiteinthecoreareaoftheCBDbeusedasaprototypeforthisstudyifitis
nottrulygreen?
JM:Theartificialturfsitehasbeenusedasaprototypeintermsofsize,surroundinguses,and
activitiesaccommodated.Itishopedthattherecommendedgreenspaceswillachievegreater
environmentalbenefits.

8. The2prioritysitesinSouthSilverSpringareinthesameareaoftheCBDandsomewhatclose.
Wouldtheycompete?
JM:AlthoughtheyarebothlocatedintheSouthSilverSpringareaoftheCBD,theywillnot
competeintermsofusersbecausetheywillservedifferentgroups.ThesitebetweenKennettStreet
andEastWestHighway(No.8onFig.2)willserveapredominantlyresidentialpopulation.Whereas
theParkingLotattheGiantFoodStoreandtheBlairswillserveabusinessandretailclientele,in
additiontoaresidentialpopulation,duetoitslocationnexttothemetroandcoreareaoftheCBD.

9. Theselectionofpotentialsitesforgreenspacesseemsabitarbitrary.Itlooksgoodontheplan.
However,thereshouldbemoresignificancedrawnintotheselectionprocessperhapsintermsof
historicalresources.Thisareahasalotofhistorythatperhapscouldbeintegratedinsomeofyour
recommendations.
SP:Staffwouldliketohearmoreaboutthissuggestion.Aretherespecificsitesthatshouldbe
selectedbecauseofhistoricalsignificanceinsteadoftheonesprioritizedbyStaff?

10. Thisstudyneedsmoreworkontheimplementationstrategies.TheAmenityFundthatwillallow
muchoftheserecommendationstobeimplementedisnotmandatoryandApplicantscurrently
donthavemuchincentivetoparticipate.Incentiveslikeadditionalbuildingheightand/ordensity
areneeded.
JM:StaffisconfidentthattheAmenityFundwillappealtosmallsizedlotsthatwanttousethe
optionalmethodofdevelopment,butdonthavethelandareatoaccommodatethe20percent
requirementofonsitepublicusespace.

11. ThisstudyshouldgivemorerecognitiontoparksoutsideandclosetotheCBDsincetheseprovide
recreationalandamenityspaceforCBDresidentstoo(e.g.SligoCreekandRockCreek).Therearea
numberofparks/greenspacesoutsideorimmediatelyadjacenttotheCBD(FairviewParkand
WoodsidePark)thatmightfulfilltheneedforgreenspaceintheCBDarea.
SP:Thestudytakessomeoftheseparksintoconsiderationintherankingcategoryofproximityto
existingparks.Potentialsitesarelessdesirableifthereareexistingparkswithincloseproximity.
Also,theregionalparksclosetotheCBDfulfilldifferentusesandactivitiesthantheurbanparks
envisionedfortheCBD.


GreenSpacePlanfortheSilverSpringCBDOutreach
BillGries,MNCPPCParkDevelopment

June2,2008,11am,EnvironmentalPlanningConferenceRoom
Inattendance:BillGries(BG),JohnMarcolin(JM),SandraPereira(SP),GlennKreger(GK)


MeetingMinutes

StaffmetwithBillGriestodiscussimplementationchallengesandopportunitiesofthedraftstudyfrom
aparkdevelopmentandlandacquisitionperspective.Belowisasummarizedaccountofthediscussion.

1. SitesthatthecountyiscurrentlypursuingforacquisitionintheSilverSpringCBD:
a) ParcelssurroundingFentonStreetUrbanPark.Thegoalistoformalargerparkbyassembling
surroundingparcelsandtheirrespectiveROW.For8years,theCountyhasbeentryingtobuy
thesubjectparcels,whichhavebeenonthemarketforsaleatvarioustimes.TheCountymade
thefirstofferat$1.2millionbasedonthevalueofalandassessment.Thisofferwasrejectedon
thegroundsthatitwasnotsufficient,butyetnoalternativelandassessmentwaspresentedto
justifyacounteroffer.TheCountymadeasecondofferthisyearfor$1.5million,whichwasalso
rejectedinfavorofaprivatesectoroffer.Nonumbershavebeendisclosedyetonthatoffer.
b) SilverSpringLibrarysite.ConstructionofthenewlibrarywithintheCBDisprogrammedinthe
CIP.TheproposedlocationisatthenorthwestquadrantoftheintersectionofBonifantStreet
andFentonStreet.Theproposedlayouttoincludepotentialalignment/easementforthepurple
line.

2. MissedopportunitiesforparklandintheSilverSpringCBD:
a) SilverPlace.TheredevelopmentoftheMROposesanincredibleopportunitytohavealarge
parkintheCBD.TheAgencyshouldnothaveengagedinapublicprivatepartnershiptoprovide
retailandhousinginadditiontotheofficespaceonsite.Itmakesitverycomplicatedand
disadvantageous.Itshouldratherhavedevotedtheadditionallandnotusedforofficeto
parkland.StaffarguedthatputtingabigparkatSilverPlaceisunnecessaryduetotheproximity
ofWoodsideandFairviewParks

3. Implementationstrategiesforprioritysitesthatmightinvolvepubliclandacquisition:
Site:LandbetweenKennettStreetandEastWestHighway.
a) Approximatelandvalueassessment:$40x3FAR(allowabledensitybyCode)x1.6acres(lot
size)
b) Currentowners:carbodyshop&SpanishChurch.Churchesareusuallydifficulttomoveunless
itisalreadyontheiragendaforreasonssuchastheneedtoexpand,needforadditionalparking,
etc.ImportanttocontacttheChurch.
c) Fundingsources:
ALARF,anypublicprojectthatisonanapprovedMasterPlan.Therefore,theprioritysites
ontheGreenSpacePlanfortheSilverSpringCBDwouldnotqualify.Thismightbeareason
toconsideramendingtheSectorPlan.

LegacyOpenSpace,anysitecanbenominatedforLegacyOpenSpace.Ifaccepted,itwould
thenqualifyforthefundsavailable.ContactBrendaSandbergfordetails.
localparkvs.destinationpark,currentlynosignificantfundsavailable.

2
 GreenSpacePlanfortheSilverSpringCBDOutreach
TheGiant/BlairsParkingLotSite

June2,2008,2pm,AtriumConferenceRoom
Inattendance:ArnoldKohn(TheTowerCompanies),ChristianLessard,AIA,RobbyBrewer,Esq.,
MNCPPCstaffJohnMarcolin(JM),SandraPereira(SP),RoseKrasnow(RK),GlennKreger(GK)


MeetingMinutes

Staffmetwithateamofrepresentatives(Team)ofTheGiant/Blairsparkinglotsitetoexploremoreof
thethoughtprocessbehindtherecommendationfortheBlairs,thetypeofparksthatmightbe
developedthere,possibleredevelopmentdesignissues,andthetimetable/nextstepsintheprocess.
Belowisasummarizedaccountofthediscussion.

1. ConcernsexpressedbytheTeam:
a) Operational(commercial,residential,parking)
a. HowtokeepGiantoperationalduringanyredevelopment/construction,forinstance
whilebuildingadditionalheight?
b. TheleasewithGiantwasrecentlyrenewedforanother20years,whichpreventsany
modifications(redevelopment)duringthisperiodwithouttheagreementofthetenant.
c. Howwillparkingbeaccommodatedduringconstruction?Residentsandretailtenants
(Giant)willopposetoanyconstruction/redevelopmentifparkingiscompromised.
d. Theanchorstore(Giant)hasveryspecificrequirementsforparkinglocation,
accessibility,andlayout.Therecommendationtohaveundergroundorstructured
parkingmightnotmeettheirrequirements/needs.
e. Wherewillpeopleliveduringconstruction?
b) Investment
a. Gianthasdonemajorrenovationsaspartoftheleaserenewal.
b. TheBlairsisscheduledtohavemajorupgrades(kitchens,commonareas,etc),an
approximatetotalof7milliondollars.
c. Bedrockmakesitverydifficultandperhapsfinanciallyinfeasibletohaveunderground
parking.
c) Affordabilityofresidentialunits,mixedincomecommunity
a. TheBlairsisuniqueinthatitoffersarangeofunittypesthatincludesomevery
affordable.Redevelopmentoftenjeopardizestheaffordabilityofthedevelopment
becausethefinancialinvestmentneedstoberecovered.
d) Implementation,whichroutewillMNCPPCpursue?
a. MasterPlanAmendment(longterm)
b. Incentives(height,density,parkinggarage)
c. AcquisitionbytheCounty

2. Staffrespondedtosomeoftheseconcerns:
a) JustificationforchoiceoftheBlairs
 Theselectionprocessoftheprioritysitesinvolvedidentifyingopportunitiesforsitesthatcould
bepotentiallyredevelopedtoaccommodatealargegreenspace.Surfaceparkingfacilities,like
theGiantparkinglotwasoneoftheopportunitiesidentified.Then,aseriesofcriteriawas
developedtohelpprioritizetherecommendedsites.TheGiant/Blairsscoredhighonthecriteria
usedwhichincludednumberofresidentialunitswithin800feet,noexistingparkswithin800
feet,existingandpotentialconnections,easeofimplementation.Inaddition,thelocationofthis
sitewithincloseproximityofthemetromakesitveryunique.
b) Typesofparks
Anurbanparkisenvisionedthatwillaccommodateavarietyofinformalusesandserveasa
destinationandgatheringplacewhileenhancingthepedestrianexperienceintheheartofthe
CBD.Thisgreenspaceisintendedtoserveofficeworkersandcommutersinadditiontothe
surroundingresidentialpopulation.ThisgreenspacewillhavestrongsynergieswiththeSilver
SpringmetrostationandfunctionasavibrantgatewaytotheCBD.Thelayoutspresentedinthe
Studyareconceptualonlyandnotnecessarilywhathastohappen.
c) Redevelopmentdesignelements
Thedesignelementsthatareimportanttoconsiderarethemassing,density,andbuilding
enclosureofthegreenspace,pedestrianandvehicularcirculationwithinthesiteandallowing
forasmuchflexibilitywithinthespaceaspossible.Thenextstepsinthestudywillfurther
developthedesignelementsforeachspace.
d) Implementation
StaffwouldliketoavoidaMasterPlanAmendmentsincethisshouldbedoneinasystematic
wayandwouldencompassaseriesofelements.Theprocesstendstobeverylengthy.Staff
cannotprovideanyadditionalincentives,suchas,heightordensity.TheCountydoesnotintend
toacquiretheGiant/Blairssite.Staffunderstandsthatthisrecommendationwillonlyhappenif
therearesufficienteconomicincentivesfortheTowerCompaniestoundertakeanOptional
Methodproject.ThereisalotofunusedFARinthissiteunderthecurrentzoning;however,the
costofundergroundparkingandtheextensionoftheGiant'sleasearesignificantobstacles.The
sitestillhassignificantmerit;however,itsfeasibilityisuncertainatthistime.

 GreenSpacePlanfortheSilverSpringCBDOutreach
BillMooney,formerDirectorofParkDevelopment

June24,2008,4:30pm,AtriumConferenceRoom
Inattendance:BillMooney,JohnMarcolin,SandraPereira,RoseKrasnow,GlennKreger


MeetingMinutes

StaffmetwithBillMooneytofollowuponhiscommentspresentedattheroundtablediscussionwith
thePlanningBoardonApril24,2008.Hiscommentsfocusedontheeconomicbenefitsofparksand
openspacesinurbanareasandtheprocessforimplementingStaffsrecommendations.Belowisa
summarizedaccountofthediscussion.

1. Economicbenefitsofopenspacescanbelinkedto:
a) Propertyvalues,proximitytoopenspacesincreasespropertyvalues,whichincreasestaxbase.
a. CentralPark,NYC
b. Realestateeconomists
b) Rentprices,proximityandviewstoopenspacesincreasesrentprices.
a. Greyhoundbusstation,NYC,andVerizonCenter
c) Vacancyrates
a. Perhapstherearelesshousevacanciesnearopenspaces.
d) Foottraffic
a. Openspacesencouragefoottraffic,peopleattractmorepeople,whichiscriticalfor
businessessuccess.
b. Openspaceshavethepotentialtobeanattraction,economicgeneratorsdesigniskey
tomakethemsuccessful.
c. Blankwalls(definedasapproximately300feetoflinearblankfacades)aredetrimental
forretail.IndowntownSilverSpring,movietheatersandloadingdockswereremoved
fromstreetlevelinordertoavoidtheblankwalleffect.
d. BryantPark,NYC

2. Process:
a) Staffneedstodefinethelocationofgreenspaceswithinthesites,andthenletpeopleknow.
Otherwise,developerswillleavetheleftoverspaceasthegreenspace.Itmakesabigdifference
wherethegreenspaceislocated.Forinstance,intheRipleyDistrictsite,ifthegreenspace
opensupontoGeorgiaAveitbecomesanamenityforSilverSpring,ifitisinthemiddleofthe
blockenclosedbybuildingsitbecomesanamenityforthesurroundingbuildings,ifitisinthe
backofthesitebytherailroadtracksitisnottooaccessibleanditbecomesanamenityonlyfor
trailusers.
b) Themarketsometimesneedstocatchupwiththestrategicideasofplanners.DowntownSilver
Springhadlongbeenenvisionedbyplanners,butthemarketwasntready.Itneededtocatch
up.Thesearetransitiontimes,fromasuburbantourbanmentality.Ittakestime.TheGiantsite
withitsextensivesurfaceparkinglotisasuburbanmodellocatedinanurbanenvironment.Its
timetobridgethisdisconnect.OtherGiantstoreshavedevelopedmoreinnovativemodelswith
 undergroundparkingthatrespondbettertourbanconditions.TheGiant/BlairssiteinSilver
Springshouldexploreundergroundparkingthatopensuptothewestbytakingadvantageof
theelevationdrop,andagreenspaceatstreetgradethatcanbeaccessedfromtheeastside.
c) Thecommunityneedstohavetherightexpectations.Itisimportanttohaveanunderstanding
thatinordertogetsomethingyouneedtogiveinsomething.IntheSilverSpringdowntown,the
communitygotbiggerdevelopmentthantheyhopedfor.
d) Developersneedtohaveincentivestoprovidetheselargegreenspaces.Thepublicsectorcan
useasleveragethezoning,density,andheight.StaffansweredthattheOptionalMethodof
Developmentprovidesenoughincentivesandinexchangeitalreadyrequires20percentonsite
PUS.ThestudyprovidesrecommendationsonthelayoutandlocationofthisPUS,andespecially
thatitshouldbegreenandallconsolidatedintoonelargearearatherthanscatteredintosmall
areas.

 GreenSpacePlanfortheSilverSpringCBDOutreach
PamMessenger,GeneralManager,FriendsofPostOfficeSquare,Inc.

July1,2008,3:00pm,ConferenceCall
Inattendance:JohnMarcolin,SandraPereira


MeetingMinutes

TelephoneConferencewithPamMessengertogleanimportantinformationonhowthegreenspaceat
PostOfficeParkindowntownBostonhasrevitalizedfinancialdistrict.

1. PamhasbeenthroughSilverSpringonmanyofhertripsthroughWashington,DCand
understandsthatDowntownSilverSpringwasonceneglected,butisnowbecomingarevitalized
urbancore.StaffexplainedthegoalsoftheDraftGreenSpacePlanforSilverSpringand
understoodstaffsconcernthatthenumberofsitesavailableforalargegreenspaceis
dwindling.Pamstated:

Youcantgobackafterthedowntownisrevitalizedandtakethelandforagreenspace.She
couldntunderstandwhyanyonewouldbeagainstagreenspaceintheCBD.

2. Howtheparkisused:
a. TheParkislikeabeachatnoon;peoplegettingtheirdoseofsunandvitaminK.
b. Itprovidescoolshadefromthesuninthehotsummermonths.
c. PeoplesurgeintotheparkatLunchtime.Peoplewillbuylunchelsewhereandeatitat
thepark.
d. Momswithstrollersandchildrenfrequentthepark.Thisisinterestingbecausethere
arenoresidenceswithin4to5blocks.
3. EconomicBenefits:
a. Aviewontoagreenisprimeofficespace:ItslikeaviewontoCentralPark.
b. Ifpeoplearedrawntoastroturf(liketheciviccenterplazainSilverSpring),whynottoa
fountain,concert,trees,cafs?
c. MakesureuserscanGetsomethingsuchasacoffee,icecream,pubs,foodvendors
andotheroutdooreatingvenues.
d. PostOfficeParkisnotnearresidentialnoapartmentbuildingsfrontingthepark;the
closestresidentialis4to5cityblocksaway.
e. Todaythereisalotofretail.Therewasverylittlein1992beforetheparkopened.
f. ThoughtheeconomyofBostonhasimprovedgenerallysincetheparkopened,muchof
theoverallimprovementinsurroundingandadjacentpropertyvaluescanbeattributed
tothepark.
4. Description:
a. Sitearea:1.7acres
b. Thereisconstantgroundsmaintenance
c. Theparkiseveryoneslivingroom
d. Undergroundparkinggaragewith1,400carspaces,classicalmusic,paintedceilings
theTajMahalofparkinggarages

5. FinancialStructure:
a. Alandredevelopmentcorporation,anotforprofitcorporation,calledTheFriendsof
PostOfficeSquareRedevelopmentCorporation,operatesPostOfficeSquare.
BasedonlegislationenactedbytheStateofMassachusetts,calledtheUrban
RenewalStatute.
Composedofsurroundingbusinessowners,suchasbanks,aswellasoutside
shareholders.
GivescontroloftheparktotheLandRedevelopmentCorporationfor40years
(18yearsleft)afterwhichthelandrevertstothecityofBoston.
b. Thecorporationgenerates$8.6millionperyearinprofits,ofwhich:
Someisusedtopayforthe$76millionloanofthedevelopmentofthepark
andparkinglot
$2.9millionareannualoperationalcosts
$1millionisforthelocaltaxbill
Someextrafundsarecontributedtoamaintenancefundforneighborhood
parksinBoston

6. PamsuggestswestudyBryantParkinNewYorkCityaswellasCentennialParkinAtlanta,
Georgia.
7. Formoredetails(andhistory)seePostOfficeSquarewebsites:www.normanbleventhalpark.org
&www.posquare.com
 GreenSpacePlanfortheSilverSpringCBDOutreach
SilverSpringChamberofCommerce

July3,2008,9:30am,ChamberofCommerce,8601GeorgiaAvenue
MNCPPCinattendance:JohnMarcolin,SandraPereira,GlennKreger


MeetingMinutes

StaffwasinvitedtopresenttheGreenSpacePlanfortheSilverSpringCBDattheSilverSpringChamber
ofCommercemonthlymeeting.Belowisasummarizedaccountofthequestionsandconcernsthat
cameupduringthepresentation.

1. Economicfeasibility
a) Undergroundparkingisafinancialchallengemainlyduetotheexistingshallowbedrockin
theCBD.Staffrespondedthattheredevelopmentofexistingsurfaceparkingfacilitieshas
beenidentifiedasanopportunitytobetteruseurbanlandforthecreationofamenityareas
andpublicopenspace.Staffhassuggestedundergroundparkingfacilitiesasthemost
efficientwayoflocatingparkingintheurbanenvironment.However,aboveground
structuredparkingfacilitieswrappedwithactivatingusesarealsoacceptableandfulfill
similarobjectivesoffreeingupvaluableurbanland.
b) Howmanyoftheexamplesshownwithundergroundstructures(e.g.PostOfficeSquare,
BryantPark)havedealtwithexistingbedrock?HowmuchisittoparkinthePostOffice
Squareparkinggarage?Theirrates,whichproviderevenuefortheparkandmore,are
unthinkableinSilverSpring.
c) Aregreenspaceseconomicallyfeasible?TheRockvilleTownCenterdoesnotworkfroman
economicsperspective.
2. Economicimpacts
a) Dogreenspacestrulysupportandbenefitretail?Staffansweredthatgreenspacesarean
integralpartoftheurbanenvironmenttogetherwithresidential,office,andretail.Theywill
drawpeopleandfunctionasaneconomicenginefortheCBDifproperlydesignedand
maintained.Greenspacesandretailareknowntohavegreatsynergies.Peopledrawnto
greenspaceswillpatronizesurroundingretail,andpeopledrawntothatretailwillenjoythe
greenspaceasanamenity.
b) Noneoftheexamplesshowingpropertyvaluevs.proximitytoparklandinMontgomery
County(e.g.KingFarmandKentlands)representatrueurbanenvironmentliketheSSCBD.
Itisnecessarytoanalyzetheeconomicimpactsofgreenspacesinanurbancontext,suchas,
JesupBlairPark.WhataretheeconomicbenefitsofJesupBlairPark?IfJesupBlairParkis
notagoodexample,thenwhatarethereasons?Itshouldbemadeafirstprioritytohaveit
asagoodexample.Otherwise,howcantherecommendationsforadditionalgreenspacein
theCBDhaveanymerit?StaffansweredthatthelocationofJesupBlairParkatthesouthern
tipoftheCBDdoesnotmakeiteasilyaccessibletoeveryoneintheCBD.Inaddition,access
isalsolimitedduetotherailroadtrackstotheeastandGeorgiaAvetothewest,which
functionasbarriers.Lastly,thesurroundinguses,especiallyindustrial,donotcontributeto
theactivationofthepark.
 c) Fromaregionalstandpoint,wouldthesespaces(oreventheCBD)competewithother
similarspacesliketheRockvilleTownCentertothepointthatitisdetrimentalforthe
region?Staffrespondedthatinordertocreatevibrant,successfulandsustainableurban
areasitisnecessarytohaveamixofuses(office,residential,retail)andanopenspace
networkthatcomplementsthoseuses.Alloftheseelementsarepartofthepackage.The
goalistocreatepedestrianfriendlyplacesthatencouragepeopletogetoutoftheircars,
whichdirectlyrelatetobroaderissuesofrisinggaspricesandclimatechange.Eventhough
theseurbanareasarestilllimitedinnumber,thisisthenewtrendinurbanplanning.
3. Maintenance
a) Whoisgoingtomaintainthesegreenspaces?Whyshouldtheprivatesectorbeburdened
withmaintenance?Staffrespondedthatitdependsonwhodevelopsthegreenspace.Ifitis
privatelydeveloped,thenitshouldbeprivatelymaintained.However,ifitisdevelopedby
thepublicsectoronly,thenitshouldbemaintainedbythepublicsector.Especiallyin
mixedusedevelopments,theprivatesectorwillhaveavestedinterestinmaintainingthese
spacestoensurethattheycontributetoratherthandetractfromthesuccessofthe
surroundingdevelopment.Inaddition,witheverdecreasingfunds,thepublicsectorwill
havelessabilitytomaintainpublicspaces.
b) IftheAmenityFundwillbeusedtopurchaseportionofthesesites,thenwhowillmaintain
them?
4. Density
a) Surroundingdensityiscriticalforthesuccessofurbangreenspaces.However,intheCBD
wedonthavethedensitiesneededtogeneratethecriticalmassneededforthesespaces.
Theexamplesshown(e.g.PostOfficeSquare,BryantPark,etc.)havemuchhigher
surroundingdensities,whichaccountfortheirsuccess.Staffansweredthatthisstudymakes
strategicrecommendationsforthefuture,longtermsuccessoftheCBD.Atpresent,the
CBDisnotdevelopedtothefullallowabledensities,thusitispresentsanopportunityto
identifystrategiclocationsforfuturelargegreenspaces.
b) HowmuchpublicgreenspacedoweneedtosupportSilverSpringsanticipatedpopulation
ofresidentsandworkers?Whatistheidealpopulation/greenspaceratio?Whatarethe
ratiosfortheexamplesshown?Staffwillfollowup,howeveritisdifficulttoquantify
populationnumbersforurbangreenspacessincethesespacesdrawpeoplefromawider
regionthantheimmediatevicinityoftheCBD.
c) Aretheillustrationsforeachspaceaccurateintermsofdensity/FARpersectorplans
recommendations?Hasthegreenspacepreventedthesitefromachievingthemaximum
allowabledensitywithinthesetheightlimitations?Ifso,candensityinthegreenspace
areasbetransferredtootherCBDareas?Staffsaidthattheillustrationsareconceptualand
theyroughlymaxoutallowabledensityforeachsite.Theoverallrecommendationsallow
forflexibilityinthesizeofthegreenspaceaslongasitmeetsthe0.5acreminimumsize.
5. Designelements
a) Visibilityiskeytothesuccessoftheseurbangreenspaces.Theartificialturfhasbeen
successfulinpartbecausepeopleseethrough,noblockedviews.Parentsdropoffkidsand
canseethem.
b) JesupBlairParkisanexistinglargegreenspaceintheCBD.Hugeasset.Whatcanbedoneto
makeitasuccessandachieveallthegoalsthatthisstudydescribesforspacesthatdont
evenexist?
c) TheillustrationforthesiteofParkingLot3inFentonVillageseemstoconflictwiththe
conceptthattheretailneedstobeatthestreetedge.Incontrast,theillustrationshows
retailthatispulledawayfromthestreet.Staffansweredthatthesearetwodifferent
 concepts.Retailatthestreetedgealongwithconsistentstreetwallsisimportantinmain
streetsandroadstomaintainaclearsenseofenclosureandboundary.Whenthisstreet
wallisinterruptedbyanopenspaceitshouldbedoneintentionallyandatstrategic
locations,notarbitrarilytofulfillthe20percentonsitePUSrequirement.Theretailonthe
illustrationforParkingLot3hasbeendesignedsurroundingthegreenspaceandthetwoare
meanttobeinterdependent.Thedesignrespondstositespecificconditionsaswellas
strategicgoalsforgreenspaceintheCBD.
d) Theguidelinesfortreelinedstreetsareproblematicbecausepeoplecantseeretailsigns
fromthestreet.Retailershavecomplainedforthelackofvisibility.Staffhasheardthis
concernbeforeanditisbeingaddressedintheupdateoftheSSStreetscapeStandards.

 GreenSpacePlanfortheSilverSpringCBDOutreach
SouthSilverSpringNeighborhoodAssociation

September10,2008,7:30pm,8045NewellStreetSocialRoom
Inattendance:seesignupsheet,MNCPPCstaffJohnMarcolin,SandraPereira


Discussionquestions

StaffwasinvitedtopresenttheGreenSpacePlanfortheSilverSpringCBDattheSouthSilverSpring
NeighborhoodAssociationmeeting.Belowisasummarizedaccountofthequestionsandcomments
thatcameupduringthepresentation.

1. HowwillthisStudybeimplemented?WhatistheprocessafterthePlanningBoardapprovesthe
recommendations?
Response:Staffisstillworkingoutthespecificdetails,buttheintentionistohavethisstudyserve
asguidelinesfordevelopment.AnytimeanewdevelopmentapplicationissubmittedintheSilver
SpringCBD,itwouldbereviewedforconformancewiththerecommendations.Itisnotourintention
tohaveaSectorPlanAmendment.

2. HowwillyoubeabletoimplementagreenspaceintheFalklands?
Response:TheFalklandsisanopportunitythatweidentifiedforurbanstreamrestoration,not
necessarilyarecommendationfornewgreenspace.Thesearecomingupinthenextslides.Well
thenfocusontheimplementationoftherecommendations.However,ifbychancetheFalklands
weretoredevelop,thestreamvalleywouldberequiredtobeconvertedintoagreenspaceopento
thepublic.

3. WhyistheGiantsitesohighontheprioritylistifithassuchstrongconstraintsforimplementation?
Response:Staffbelievesthattherearestrongincentivestoredevelopthissitebecausea)itis
underusedanditcouldpotentiallyachieveamuchhigherdensity,b)despitetheconstraintof
existing20yearleases,iftheeconomicclimatewasright,theownerswouldhavemoreincentiveto
renegotiatethelease,c)itoccupiesaprimelocationintheCBDanditisablockfromtheSilver
Springmetrostop.

4. WhydidyoupickinSouthSilverSpring,thesiteonKennettStreet?Didyouconsiderothersitessuch
astheselfstorage?
Response:Wehaveconsideredtheselfstoragesiteasanalternativesite.Despitesomestrengths,
thissiteislocatedintheperipheryoftheCBD,nexttotheborderwiththeDistrict,whichmadeit
lessdesirablethanthesiteonKennettStreetwithisinthecoreoftheSouthSilverSpringarea.Thus,
thesiteonKennettStreetseemedtobetterservetheresidentsofSouthSilverSpring.Inaddition,
thesiteonKennettStreetincludesaportionthathasalreadybeenpurchasedbytheCounty(DHCA),
whichwouldbekeyforapotentialpublic/privateventure.

5. ExplainmoreabouttheotheralternativethatincludesprivatedevelopmentontheKennettsite?
 Response:Basedonthefeedbackthatwehavereceivedsofar,itmightnotbefinanciallyfeasibleto
developtheKennettStreetsiteasapublicenterpriseonly.Thecostsforlandacquisitionandfuture
maintenancemightbeprohibitive.Therefore,wemighthavetoreviseourrecommendationstocall
forapublicprivatepartnershiptodevelopthissitewithamixusedevelopmentandalargegreen
spacewithaminimumof0.5acres.

6. Canthesesitesaccommodateacommunitygarden?Playground?
Response:Wewelcomeyourideasandsuggestionsforamenitiesinthesespaces.Wewillthen
compiletheminamasterlistwhichwouldallowApplicantstochoosefromaccordingtotheir
programofrequirementstoo.Aspartofourrecommendations,however,thesegreenspacesshould
beasflexibleaspossibletoaccommodateawiderangeofactivitiesandusersinsimilaritytothe
artificialturfsiteinthedowntownarea.Theyshouldnotbehighlyprogrammedordesigned.

7. Howrealisticisittohavetheserecommendationsimplemented?
Response:TheserecommendationsrepresentthestrategicvisionforgreenspacesintheCBD.
Becausemostrecommendationsrelyonapublicprivatepartnership,theprivatesectorwillhaveto
taketheleadtodevelopthegreenspaceincoordinationwiththeguidelinesandrequirements
establishedbythepublicsector.Wecantgiveatimeframefordevelopment/implementation
becauseitdependsontheindividualswhoowntheproperties.So,itcouldhappentomorrow,next
monthor20yearsfromnow.AtthecurrentpaceofdevelopmentthattheSilverSpringCBDis
experiencing,itisimperativetoestablishthesestrategiclocationsforgreenspacesnowratherthan
riskingbeingtoolate.

8. Howmuchshouldtheprivatesectorleadtheseefforts?Weriskhavingthemdevelopgreenspaces
thatarefencedoffandhiddenliketheDiscoveryGardenallover.
JM:Theprivatesectorwillleadtheeffort,butincoordinationwiththeguidelinesandobjectives
establishedbythepublicsector.Becausethemajorityofthesiteswouldbedevelopedthrougha
publicprivatepartnership,therewouldbestrongcollaborationamongstalltheparties.Ultimately,
thepublicsectorwillhavetoapprovetheproject.StaffagreesthattheDiscoveryGardenisnotthe
bestexampleofapublicgreenspace,howeverwhenitwasdevelopedSilverSpringwasamuch
differentplaceandStaffdidnothavethesameleveragetonegotiateasithastoday.

9. Whatdoyouneedfromus?Howcanweparticipatetohelpsupportyourrecommendations?
SP:Youcansenduslettersoremailsofsupport.Inaddition,wewilltaketestimonywhenwegoto
thePlanningBoardnext.

 GreenSpacePlanfortheSilverSpringCBDOutreach
IglesiadeDiosPentacostallaNuevaJerusalem

September23,2008,2:30pm,1100EastWestHighway
Inattendance:PastorMercedes,MNCPPCstaffJohnMarcolin,SandraPereira


Discussionquestions

StaffmetwithPastorMercedestodiscusstherecommendationsoftheGreenSpacePlanfortheSilver
SpringCBDandspecificallyfortheChurchssite,andtolearnabouttheChurchsplansforthefuture.
Belowisasummarizedaccountofthequestionsanddiscussionthatcameupduringthemeeting.

1. Pastor:OurChurchhasbeenonthissitesince1995andwewillnotgoanywherenow.Therewas
nothingarounduswhenwefirstmovedhereSilverSpringwasnothingcomparedtotoday.Things
haveimproved.Thereislotsofconstructionaround.WehaveprayedforSilverSpringandtheLord
hashelpedusandSilverSpring.Wearenotmovingout.Ourworkisherenotsomewhereelse.We
helpyouth,drunkpeoplewebringthemin,guide,counsel,andhelpthemtobebetter.Weneed
tobehere.Wearenotsellingourland.Evenifyouoffered$65million.Ok,wewouldsellifyou
gaveus5acresoflandhereinSilverSpringand$100million.

2. Staff:Itwouldbehelpfulifyouletusexplainwhywearehere.Wearenotheretonegotiateland,in
factthatCountygovernmentisgoingthroughabudgetcrisis,sochancestohaveanyfundstobuy
landareverysmallifnonexistent.Weareatamuchearlierstageintheprocesswhenwesimply
identifypotentialsitesintheCBDforlargegreenspaces.Thesewillmostlikelybedevelopedbythe
propertyowners(ratherthanthegovernment)whenandifthepropertyownerschooseso.We
wanttoworktogetherwithyoutohaveawinwinsituationforeverybody.So,firstitisimportant
forustounderstandyourplansforthefuture.

3. Pastor:Wewanttostayinthislocationbutweneedtoexpandperhapsinthenext5yearsorso.
Ourplanistobuilduponourexistingbuildingtohavemoreusablespace.Ourcongregationhas
beengrowingandwewanttofitineveryone.WehaveserviceonSundaysandactivitiesallother
daysoftheweek.Wewanttohostconferences,events,whichwilldrawevenmorepeople.

4. Staff:Haveyouconsideredtodoamixusedevelopment,whichincludestheChurchandsomeother
additionaluseslikeresidential,officeabove?Youhavetheabilitytodothisatthislocationbecause
youareinaprimelocationintheCBDwherebuildingheightsanddensityarehigherthanwhatyou
currentlyhave.Inaddition,thebenefitofamixusedevelopmentisthatinthelongtermitcould
generateadditionalrevenuefortheChurch,assumingthattheChurchcontinuesastheownerand
leasesorrentstheoffice/residentialspaceabove.Also,youshouldconsidertalkingtoyourneighbor
andifhealsowantstoredevelop/expand,youwouldbothbenefitfromdoingittogetherasajoint
project.

5. Pastor:Wehavenottalkedtoourneighboranddonotknowabouttheirfutureplans,butwellask.
Wewerenotthinkingofdoinganyresidential/officejusttheChurch.Weneedtofindanarchitect
andtalkabouttheseideas.

6. Staff:Keepuspostedonyourplans.Weareheretohelpyouachieveyourgoalsinawaythatyou
alsogivebacktothecommunity.Allourrecommendationsaskforisalargeconsolidatedgreen
spacethatthecommunitycanuse.ThegreenspacewouldalsobenefittheimageofyourChurch
andprovideextraareaifyouhavelargeevents(conferences).TheChurchwouldnotberequiredto
provideanyparkingonsite,butwouldneedtopayafeeinlieutowardstheparkinglotdistrict.

 GreenSpacePlanfortheSilverSpringCBDOutreach
EastSilverSpringCitizensAssociation,Inc.(ESSCA)

October20,2008,7:30pm,SligoRecreationCenter
Inattendance:MNCPPCstaffSandraPereira,MelissaWilliams


Discussionquestions

StaffwasinvitedtopresenttheGreenSpacePlanfortheSilverSpringCBDattheESSCAmonthly
meeting.Belowisasummarizedaccountofthequestionsandcommentsthatcameupduringthe
presentation.

1. CouldthesiteatSligoAveandGroveStreetnowoccupiedbythePolicestationbeconvertedintoa
greenspace?ThecommunityofEastSilverSpringdesperatelyneedsmoregreenspace.
Response:Staffwillfollowuponyoursuggestion.Thissitewasnotincludedonouranalysisbecause
itislocatedoutsidetheCBDboundary.

2. WhyistheFalklandsconsideredanopportunity?Theexistingstreamvalleyandnaturalenvironment
isgreatasis.Anyredevelopmentespeciallywithhigherdensitieswouldbeadetriment.There
wouldbelesstrees,lessgreen,andadditionalerosioncausedbytheadditionalimpervioussurfaces.
Response:Inthisstudy,StaffisnotmakingrecommendationsfortheFalklands.But,ataminimum,
effortscouldbemadetomakeitmorepublicperhapsviasignage.

3. DoesthetoolOffsitetransferofopenspacetranslatesintoopenspacesupposedlyinSilverSpring
beingtransferredtoBethesda?
Response:No,infact,theoffsitetransferofopenspacegenerallyoccurswithintheimmediate
vicinityofthesubjectsite.

4. ThegreenspaceprovidedneedstorelatebettertothecommunityofEastSilverSpring.Thenorth
southorientationofthegreenspaceexcludesthecommunityofEastSilverSpring.Insteadthegreen
spaceshouldopenuptowardsFentonStreet.
Response:ThislayoutreinforcestheretailcorridoralongFentonStreet,whichitisagreedthat
needstobestrengthened,byaddingmoreretailfacealongFentonStreet.Asaresponsetoyour
previouscommentsStaffnowproposestoaddanarcadeconnectionbetweenFentonStreetandthe
greenspace.Thisarcadewouldaddabreaktotheretailwallwhileprovidinganaccesspointoff
FentonStreettothecommunityofEastSilverSpring.

5. Theroadinthemiddleoftheblockshouldbeeliminatedbecauseitdividesthegreenspaceinhalf
andmakesitalessusablekidscantkickballbecausetheresaroadwithcars.
Response:Thisroadfollowsmasterplanrecommendations.Besides,itisintendedtobeamixed
street,whichisdesignedtoemphasizepedestriancirculationwhileallowingforlimited,slowauto
traffic.Trees,bollards,andstreetfurnitureareusedtomarkthepedestriandomain.Ellsworth
StreetindowntownSilverSpringisanexampleofamixedusestreet.Carswillhelptoactivatethis
area,theybringadditionaleyesonthestreet,andaddtotheperceptionofpublicrealm.

6. HowfairisthetradeoffbetweenParkingLot3andtheredevelopmentwithagreenspace?Isthe
sizeofthegreenspacecomparabletotheexistingparkinglot?Howmanyparkingspaceswillbe
publicintheredevelopment?Willparkingcostincrease?Whatwillbethetimelapsebetween
demolitionandconstructionofthenewparkingfacility?Someprojectsgetapproved/demolished
andthennothinghappensfor5years,meanwhilewelostourparkinglotanddonthaveagreen
spaceoraparkingfacility.
Response:Theapproximateareaofthegreenspaceis1acre.Staffdoesnothaveinformationon
thenumberofparkingspacesproposedfortheredevelopmentofParkingLot3.However,inother
projectssuchastheGalaxyinSouthSilverSpring,wheretheApplicantalsoredevelopedapublic
surfaceparkinglot,thenumberofpublicparkingspacesprovidedinsidethenewparkinggarage
doubledascomparedtothenumberofexistingparkingspacesinthesurfacelot.Staffhasno
informationonparkingcosts,butitwouldbereasonabletoassumethatthesewillbecomparableto
thestandardparkingratesatthetimethatthegarageiscompleted.Staffdoesnotknowhowmuch
timeitwilltaketobuiltanyproposal,however,thisavalidconcernandithasbeennoted.




 Appendix5PolicyBackground

A. General Plan Refinement of the Goals and Objectives for Montgomery County
(December1993)

The General Plan is a comprehensive framework for guiding physical development and
managinglimitedresourcesinMontgomeryCounty.TheGeneralPlanRefinementreplacesthe
1964 General Plan and the 1969 Update and provides a 21st century vision for Montgomery
County.WhileitreaffirmstheWedgesandCorridorsconceptasaframeworkfordevelopment,
itbuildsuponittodefineatotaloffourgeographiccomponentsintheCounty:theUrbanRing,
the Corridor, the Suburban Communities, and the Wedge, which are defined in terms of
appropriatelanduses,scale,intensity,andfunction.

As the Countys longestrange and most visionary document, the General Plan Refinement
establishes seven goals: Land Use, Housing, Employment/Economic Activity, Transportation,
Environment,CommunityIdentityandDesign,andRegionalism,andassociatedobjectivesand
strategies.Ofspecialrelevancetothepresentstudyarethefollowing:
LandUseGoal
Objective8Provideacoordinatedandcomprehensivesystemofparks,recreation,
andopenspace
EnvironmentGoal
Objective 2 Preserve natural areas and features that are ecologically unusual,
environmentallysensitive,orpossessoutstandingnaturalbeauty
Objective3Protectandimprovewaterquality
Objective7Protectandimproveairquality,
Objective 13 Promote the efficient use of energy and plan for the Countys long
termenergyneeds.

B. Park,Recreation,andOpenSpace(PROS)MasterPlan(2005)

ThePROSPlanlooksatparkandopenspaceneedsforthecountyasawholeandforplanning
andcommunitybasedteamareas.ItincludesprojectedPopulationChangesbyPlanningAreas
andprovides relevant trendsinformation, which show aprojected 38 percent increase in the
SilverSpringPlanningAreapopulationby2020.TheSilverSpringPlanningAreaencompasses
theSilverSpringCBD,TakomaPark,FourCorners,North,EastandWestSilverSpring.InSilver
Spring, age groups with an increase over 50 percent include youth ages 0 to 14, and 1519.
However, theincreasein the population over 65is nearly 75percent. The Planindicates that
theCountyisamajormigrationgatewayintoMaryland.Itmentionsthatforthecommunityat
large,recreationfacilities(andparks)provideopportunitiestogatherforsocialexperiences,to
build a sense of community and civic pride, to build ethnic and cultural understanding,
opportunitiesforindividualsandgroupstointeractwithnaturewithinanurbansetting,anda
placeforfamiliestogrowandconnectwitheachother.

C. CountywideParkTrailsPlan(July1998)

The Countywide Park Trails Plan proposes a 250mile interconnected system of hard surface
andnaturalsurfacetrailsofcountywidesignificance.AlthoughthePlanfocusesontrailswithin
themorethan25,000acresofparklandownedbyMNCPPC,sometrailsinparklandownedby
Federal, State, and municipal agencies have also been included. The Plan addresses the
importanceoffacilitiessuchasbikepathsthatarelocatedoutsideofparklandbutprovidesafe,
attractiveaccesstoparktrails.

ThisPlanprovidesanintegrated,countywidevisionforparktrails.Theguidingprinciplesinthe
preparation of this document were: maintain a countywide perspective; emphasize
connectivity; provide variety; establish guidelines to aid decisions at the local planning level;
seek balance among recreation, transportation, and environmental concerns; establish the
priority of key components of the Countywide network; designate a network which is
responsivetopopulationcenters,bothexistingandplanned;andrecommendimplementation
strategies. The Plan recommends and sets priorities for routes that should be acquired,
developedandopenforpublicuseinthenexttenyears.

D. TheApprovedandAdoptedSilverSpringCBDSectorPlan,February2000,providesthe
policyframeworkfortheSilverSpringCBD.

Green Downtown: The Sector Plan establishes six themes thatarticulate the goals and vision
fortheCBD.TheGreenDowntownthemecallsforanetworkofgreenurbanparksconnectedby
treelined streets and boulevards. This vision is to be achieved by applying seven different
elements, which are: urban boulevards, promenade streets, mixed streets, green streets,
greenparks,landscapedplazasandgreenparkinglots.Thelastfourelementsdirectlysupport
andencouragegreenopenspaceintheSilverSpringCBD.Theseelementsenvisionspacesthat
create visual and physical respite and offer formal and informal gathering spaces to
complement street and building design (p.22). They are seen as grassy, shaded places that
offer visual, physical, and recreational alternatives to the hardedged urban environment
(p.23).

Community Facilities: The Sector Plan provides recommendations for existing and proposed
CommunityFacilitiesintheCBD.Amongthemarespecificparksandopenspacesthatcouldbe
builtorrenovatedtoimprovethegreenspacenetworkintheSilverSpringCBD,suchas:
1. GatewayPlaza(atDowntownSilverSpring)
2. CivicPlaza
3. SilverTriangle(i.e.DiscoveryGarden)
4. SilverCircle
5. FidlerLanePromenade
6. FentonUrbanPark
7. JesupBlairPark
8. AcornPark
9. HansonPark

Since the adoption of the Silver Spring CBD Sector Plan, only the expansion of Fenton Urban
Parksiteremainstobeimplemented,theothershavebeeneitherbuiltorapproved.However,
mostofthenewfacilitiesarehardscapedplazasratherthangreenparks.Inaddition,somelike
theformalgardennexttoDiscoveryHeadquarters,arenotperceivedaspublicspacebecauseof
physicalelementsthatseparateitfromthepublicstreetscape.

Urban Recreation Facilities: The Silver Spring CBD Sector Plan also recommends the
development of Urban Recreation Facilities, such as, a skateboard park, rock climbing wall,
fitnessfacilities,sculptureplayground,waterfountain,icerink,skateparks,andinlinehockey
rinks,whicharecharacteristicofurbanenvironmentsintermsofscale,recreationalstructures,
andactivities.TheSectorPlanliststhefollowingaspotentialurbanrecreationsites:
1. MontgomeryRegionalOffice(MRO)BuildingGaragesite
2. Cameron/SecondStreetGarage
3. RipleyParkingLot
4. CanadaDrysite
5. FentonVillageGarage(Garage4)
6. MNCPPCParkingLot
7. FairviewPark(OutsidetheCBD)
8. JesupBlairPark
9. SouthFentonUrbanPark
10. CivicCentersite

The Canada Dry site has been developed and the Civic Center site has been approved for
development,respectively.TherenovationofJesupBlairParkhasalsobeenaccomplished.

E. RecreationGuidelines(1992)

The Recreation Guidelines, approved by the Montgomery County Planning Board in 1992,
provide a method for evaluating whether the recreation facilities for a particular residential
community will be adequate, and give guidelines for the design and development of those
facilities. The method involves calculating the demandpoints for each population categoryin
each housing type, and then comparing these values to the supply points provided by each
recreational facility for each population category. This quantitative method allows for
objectively determining the adequacy of the recreational facilities for every residential
development.Furthermore,thespecificguidelinesprovidedforthedesignofeachfacility,such
as:area,setbacks,possibleactivities,andscreening/landscaping,establishaplatformforsafety
and design excellence that is consistent throughout the county. However, it is essential that
theseGuidelinesbeupdatedassoonaspossibleastheydonotrelatetonewdevelopmentsin
heavilyurbanizedareas.

F. ParksforTomorrow(1998)

ParksforTomorrowisasupplementalStaffdocumenttothe1998Park,Recreation,andOpen
Space(PROS)MasterPlan.Thegoalofthisplanistoprovideasystemofurbanparksandopen
spacesthatservetheneedsofourdiversecommunitiesandareattractive,safeandaccessible.
It addresses the increasingly urbanized areas of Montgomery County areas that are
experiencingthemostrapidchangesinthephysicallandscape,insocietyandintheeconomy.
The vision in this plan for urban open spaces in Montgomery County is characterized by the
following:

Urbanparksandopenspacesthatserveascommunitygatheringplaces.
Aesthetic open spaces that attract businesses and residents and contribute to urban
revitalization.
Recreationspacesforresidentsandemployees.
Attractivetreelinedstreetsthatlinkthecommunitytoparks,businesses,shoppingand
publicfacilities.

G. LegacyOpenSpace(LOS)FunctionalMasterPlan(2001)

The LOS Plan was created to preserve the best remaining open space of varying kinds
throughout Montgomery County. One of the six categories within this plan is Urban Open
Spaces. The goal of the LOS Plan is toidentifyurban open space opportunities within existing
neighborhoods andpursue transfer or purchase of selected sites. The functional master plan
identifiesspecificopenspacesitesandprovidescriteriaforselectionofadditionalsitesforthe
program. Criteria for urban open spaces include key open spacealong major highways, land
within existing urban areas, and important urban natural areas. Any Urban Open Space sites
thatareaddedtotheLOSplanmaybeprotectedthroughavarietyoftoolsincludingtransferof
otherpubliclandtoParks,dedicationoflandthroughdevelopment,andoutrightacquisitionfor
parkland.

H. FutureCountywideUrbanParkPlan(underdevelopmentbytheDepartmentofParks)

This future Plan will amend the Park, Recreation, and Open Space (PROS) Master Plan for
Montgomery County to better reflect the important role urban parks play in community life.
The Plan will examinehow the pattern of urban parks relate to existing and proposed urban
growth areas and will propose the types of activities and amenities that are best suited for
urban parks. Key aspects that include finance, management and ownership of urban open
spaceswillalsobeexploredinordertofindinnovative,costeffectiveandefficientstrategiesto
sustainurbanparks.