ȱ

DRAFTGREENSPACEGUIDELINES
FORTHESILVERSPRINGCBD

TheMarylandNationalCapitalPark&PlanningCommission
MontgomeryCountyPlanningDepartment
April,2010

1

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

2
Introduction

ThisstudywillhelpfulfilltheSilverSpringSectorPlan’svisionforagreendowntownbyproviding
specificrecommendationsforcreatinglargegreenspaces.Therecommendationswillbeusedtoreview
developmentproposals,implementtheAmenityFund,andcoordinateCIPdecisions.

ThePlan’svisionforagreendowntownhasnotbeenfullyachieved.TheCentralBusinessDistrict(CBD)
hasalimitednumberoflargegreenspaces,whicharedistributedunevenly,notconnectedtoeach
other,andofferminimalenvironmentalbenefits.Largegreenspaceswillcomplementtheexistingsmall
publicusespacesandaddtothequalityoflifeenvisionedbytheSectorPlan.

ExistingCountypoliciesactasthestartingpointforthisstudytogetherwithathoroughreviewofthe
CBD’sexistingopenspaceinfrastructure.

CasestudiesfromaroundtheworldinformtheopportunitiesinSilverSpringincludinggreenspaceson
topofparkinggarages,urbanstreamrestoration,propertyassemblage,andredevelopmentofpublic
propertythroughpublicͲprivatepartnerships.

ThisstudyprovidesrecommendationsforprioritysitesintheCBD:
x publicͲprivateredevelopmentofParkingLot3inFentonVillage
x privateredevelopmentofGiantFoodParkingLot
x publicͲprivateredevelopmentoflandsurroundingexistingProgressPlaceintheRipleyDistrict
x privaterenovationofthestreamvalleyatFalklandsChase,locatedbetweenEastWestHwy,16
th

StreetandColesvilleRoad
x privateredevelopmentoflandbetweenKennettStreetandMD410.

Theguidelineswillbeimplementedwithavarietyofexistingtools,including:
ƒ optionalmethoddevelopment
ƒ offͲsitetransferofopenspace
ƒ OpenSpaceAmenityFund
ƒ LeadershipinEnergy&EnvironmentalDesign(LEED),and
ƒ RecreationGuidelines.
AsthelargestCBDinMontgomeryCounty,SilverSpringmustbalanceintenseurbandevelopmentwith
greenspaceforrecreation,visualamenity,andenvironmentalquality.Balancinggrowthandgreen
spacehasthepotentialtogenerateeconomicgrowth,contributetosocialwellͲbeingandqualityoflife,
andproviderecreationalopportunitiesinahighͲqualityurbanenvironment.

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

SectorPlanRecommendations
TheSectorPlanidentifiespotentialopenspaces,majorlinks,andopportunitiesforurbanrecreation,
whichhavebeenincorporatedintotheSilverSpringGreenSpaceGuidelines.Thesespacesareintended
tovaryinsizeandownership,respondtotheirurbansurroundings,andaccommodateawiderangeof
activitiesassociatedwithurbanlife.
3
ThePlanalsohighlightstheimportanceofgreenspacesinthe‘GreenDowntown’theme,recognizing
theeconomic,environmental,andaestheticbenefitsofopenspaces.Itcallsforvehicularandpedestrian
linksthatconnectgreenopenspacesofvariedsize,character.
1

ExistingConditions
TheCBD’sexistingopenspacenetworkonlypartlyfulfillsthePlan’svision.Environmentallyfriendly
greenspaces,whicharemostlyperviousandlandscapedareasthatcontrastwithhardscapedplazas,are
limitedandnotlikelytoincreasesincenonewparkshavebeenidentified.

TheCBDdoeshaveabundantsmaller,mostlyhardscapedpublicspacesdevelopedaspartofthepublic
usespacerequirementofoptionalmethodprojects,inwhich20percentofthenetsiteareaisrequired
asonͲsitepublicusespace.Unfortunately,thisisoftenachievedbypullingthebuildingbackfromthe
street,creatingunnecessaryinterruptionsinthestreetwallthatareperceivednotaspublicspace,but
asthebuilding’sprivatefrontyardorentryway.Therecentlyapprovedamenityfundlegislationallows
suchspacestobeprovidedoffͲsitewithintheboundariesoftheCBD.
Thedemandforspacesthatgiverelieffromtheurbanfabricandprovideopportunitiesforenjoyment
andrelaxationcontinuestobegreaterthanthesupply.AtthepublichearingfortheSilverSpringcivic
building,thecommunityhasexpressedthedesireforgreenspacescomparableinsizetotheformer
artificialturfsite.AsbuildͲoutcontinuesonincreasinglysmallersites,thegapbetweenopenspace
opportunitiesanddemandwillincrease.Thus,theneedtoprovidesignificantgreenspacebecomesever
morepressing.

Theexistinggreenspacesarealsodistributedunevenly.Inmostcases,evenlydistributedparkstendto
beaccessibletomorepeopleandcontributehealthierairandwater.TheCBD’slargestpark,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,highͲqualityspaces.Thisdocumentwill
provideguidelinesforcreatinggreenspacesthatprovidevisual,recreational,andenvironmentalrelief
whileencouragingpedestrianactivitiesthataddtothevibrancyandsuccessoftheCBD.

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

1
SilverSpringCBDSectorPlan,February2000,pp.22Ͳ23
4
otherapplications,aswellasdirectingtheallocationoffundsacquiredthroughthePublicUseSpaceand
AmenityFund.Theywillberevisedtoreflectnewtechnologiesandfieldconditions.

5
FindingUrbanGreenSpace

Thefollowingexamples,localandnational,havebeenchosentoillustrateSilverSpring’sparticular
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,intheheartofSanFrancisco’sdowntown,isoneofthefirsturbanplazasbuiltontop
ofanundergroundparkinggarage.In1941,thespacewasreconstructedwithagreenurbanparkabove
anundergroundparkinggarage.In2002,theparkwasrenovatedtoinclude:
Ͳ hardscapeplazawithlandscapedplanters
Ͳ outdoorcaféwithmovableseating
Ͳ symphonyͲsizedstageforconcertsandtheaterperformances

MarketSquare,Alexandria,Virginia
MarketSquareatthecityhallwasbuiltinthemidͲ1960soveraparkinggarage.Thesquareincludes:
Ͳ treeplantersthatalsoactassittingwalls
Ͳ centralpoolandfountain
Ͳ widepavedareas
Ͳ civic,residential,andretailusesonallfoursides
UnionSquarePark,SanFrancisco,California(Source:photosbyRollinStanleyandwww.sftravel.com)
6
Ͳ Weeklyfarmersmarket

PostOfficeSquare,Boston,Massachusetts
In1992,this1.7ͲacreparkinBoston’sFinancialDistrictreplacedanunsightlythreestoryparkinggarage
withanopengreenspacebuiltoveranunderground1,500Ͳspaceparkinggarage.PostOfficeSquareisa
publicͲprivatepartnershipfinancedbyanonͲprofitconsortiumoflocalbusinesses.Thepark’sfeatures
are:
Ͳ lawnsurroundedbyshadetrees
Ͳ shrubsandflowers
Ͳ vineͲcoveredpergola
Ͳ benchseating
Ͳ publicartandfountains
Ͳ 100Ͳseat,fourͲseasonrestaurant

MarketSquare,Alexandria,VA(Source:http://www.pps.org)
PostOfficeSquare,Boston,MA(Source:Garvin,1997(leftphoto) &www.pps.org(rightphoto))
7
BryantPark,NewYorkCity
Thealmost10ͲacreBryantPark,nexttothemainbranchoftheNewYorkCityPublicLibraryinmidtown
Manhattan,isbuiltoverundergroundlibrarystacks.Anextensiverenovationin1990removedatall
hedge,creatednewentrywaysandopenedviewsintothepark.Aprivatepartnershipprogram
maintains,andsecuresthepark.Todaytheparkattractsupto4,000visitorsaday,andhasincreased
therentalvaluesofadjacentproperties.Featuresinclude:
Ͳ easyaccessfromsurroundingstreetsandpublictransportation
Ͳ oneͲacrelawn
Ͳ fountain
Ͳ shadetreesandflowers
Ͳ Bocceballcourt
Ͳ fourfoodandnewskiosks
Ͳ restaurantandlibraryadjacenttothepark
Ͳ residentialandretailusessurroundingthepark

ReclaimedStreams

Naturalstreamvalleysinurbanenvironmentsarerareandoftendegraded,but,ifrestored,canprovide
anaturalrespitetourbandwellers.ThenaturalstreamvalleyintheSilverSpringCBDlocatedatthe
FalklandsChaseDevelopmentbetweenEastͲWestHighwayandColesvilleRoadhasbeendegradedby
urbanrunoff.ItisacandidateforstreamͲbedrestorationthatwouldincludereͲgradingthestreamfloor
addingrockweirstopreventerosion,andnaturalvegetationtoreplaceinvasivespecies.Inaddition
stormwaterreleasedintoexistingstreamvalleyswouldbecontrolledtominimizeerosion.

BryantParkinthespring(Source:blog.bryantpark.org)
8
FourMileRun,Alexandria,Virginia

FourMileRunanditswatershedisaheavilyurbanizeddrainagebasinthatwaschannelizedinthelate
1970stocontrolendemicflooding.Thefloodingwascontrolled,buttheengineeredchannelwascutoff
fromsurroundingneighborhoodsandeliminatedmostofthestreamvalley’snaturalfeatures.Its
restorationplanwouldreturnthestreamtoamorenaturalstatebyredesigningthechannelizedportion
torestoreaquaticandriparianhabitatandopentherivertopublicaccessthroughpedestrianpaths,
bridges,andoverlooks,creatingapublicamenityandnaturalizedgreenspace.

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,VAͲBeforeviewAfterviewshowingnewlyinstalledsteppools
Existing Proposed
(Source:FourMileRunRestorationMasterPlan,Rhodeside&Harwell,Inc.)
9

PropertyAssembly

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

PublicRedevelopmentProjects

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

TheGalaxyProjectinSouthSilverSpring
GreenSpaceataPublicLibrary(Source:www.Rockvillemd.gov)
10
Impactof14neighborhoodparksonadjacentneighborhoodsinDallasͲFortWorth,Texas
6
ValuingUrbanGreenSpace

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

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

ReplacingaparkinggaragewithaparkaboveundergroundparkinginBoston’sPostOfficeSquare
increasedadjacentlandvalueswhileprovidingagracefulgreencentertoacrowdedcommercial
district
4
.“It’sasifthebuildingswerepullinguptotheparklikecampersaroundabonfire”
5
.Accordingto
architectandcityplanner,AlexGarvin,“…businesseswanttobelocatedwherepeoplewanttobeand
asaresultthevalueofthatpropertygoesup”
6
.

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.
11

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

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

7
SteveLerner&WilliamPoole,OpenSpaceInvestmentsPayBigReturns,LandandPeople,Spring,1999
PostOfficeSquare:Before After
BryantPark:Before After
TownSquare,Spartanburg,SC
12
ParksproximityhasalsoincreasedlandvaluesinMontgomeryCounty.IntheKentlands,properties
surroundingtheKentlandParkhaveahigherpersquarefootdollarvalue.Asimilarcorrelationis
observedforthelargeopenspaceͲrecreationareaintheKingFarm.

TheimpactofaneighborhoodparkintheKentlandsonsurroundingland
values(MͲNCPPC,ResearchandTechnologyCenter)
TheimpactofaneighborhoodparkintheKingFarmonsurroundingland
values(MͲNCPPC,ResearchandTechnologyCenter)
13
ParksandgreenopenspacesmayalsoattracttaxͲpayingbusinessesandresidencestocommunitiesby
creatingahigherqualityoflife.
8
QualityoflifeisrankedasoneofthetopprioritiesbycorporateCEOs
andsmallbusinessownersforchoosingabusinesslocation.
9
Thesuccessofbusinessesintechnology,
R&D,corporateheadquartersandservicesectorsisoften“dependentontheirabilitytoattractand
retainhighlyeducatedprofessionalemployees.Thedecidingfactorofwheretheseindividualschooseto
liveisoftenthequalityoflifeinthegeographicvicinityofthebusiness”.
10

Parksandgreenopenspacesplayavitalroleinestablishingqualityoflifeincentralbusinessdistricts
whichinturncanattractandhelpmaintainthebusinessesandemployeescriticaltoeconomicvitality.
WhenBoeingCorporationchosetorelocatetheirheadquarterstoChicagoratherthanDallasͲFortWorth
orDenver,theycitedChicago’sgreaterqualityoflifefortheiremployees,includingthecity’sopenspace
system.

Propertyownersareoftenconcernedaboutthecostofmaintainingandsecuringapark.InBryantPark,
localbusinessowners,whocontributedtotheupkeepofthepark,observedthatrentsinadjacent
buildingsincreaseddramaticallyaftertheparkwasredesignedandsecured.Asoneoftheorganizersof
theBryantParkrevitalizationsaid:“Ifbuildingownersandtheagentshelpprotecturbanopenspace
theywillbemorethanpaidbackfortheirefforts,bothinincreasedoccupancyratesandinincreased
rent–allbecausetheirbuildinghasthisattractivenewfrontyard.”
11

8
Lerner&Poole,1999
9
EconomicImpactsofProtectingRivers,TrailsandGreenwayCorridors,NationalParkService,Rivers,Trailsand
ConservationAssistance.Washington,D.C.NationalParkService,1995,4
th
ed.7Ͳ3
10
JohnL.Crompton,2004
11
Ibid,pg28.
14
UrbanGreenSpaceinSilverSpring
Approach

Aninventory(Appendix1,Table1)ofSilverSpringCBD’spublicopenspacesshowsthattheyvaryinsize,
character,location,andamenities.Adistinguishingcharacteristicofgreenspacesistheuseoflawnand
landscapeareas.Someserveobviousrecreationalpurposeswhileothersaremoredecorative.The
inventoryshowsthatthenumberofrecreationalgreenspacesintheCBDislimited.

15

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:
x 57openspacescovering32.61acres
x 47publicusespacedevelopedbytheprivatesectorversus10publiclyͲownedparks
x 15.30acresofpublicusespace(existing,underͲconstruction,andapproved)bytheprivatesector
versus17.31acresofparkland
x theaverageofallopenspacesis0.57acres
x theaveragepublicusespacecreatedbyprivateprojectsis0.32acre,whilepublicparksaverageis
1.73acres
x themedianforallopenspacesis0.24acres
x themedianforpublicusespacecreatedbyprivateprojectsis0.24acres,whilethemedianfor
parklandis0.26acres.

Twofactorsskewtheaveragesizeofopenspaces.Oneisthe14ͲacreJesupBlairPark,muchlargerthan
anyotherpublicusespaceintheCBD.Theotheristhedatasourcewhichconsistsofallpublicusespace
approvedbythePlanningBoardwithagivenapplication,notnecessarilytheplazaorgreenspacealone.
Generally,applicationsreceivecreditforallcombinedpublicusespaceprovidedonsiteincluding
streetscapingandscatteredopenspace.Inordertoobtainamorerealisticvalue,theoutlierJesupBlair
Parkwaseliminatedandtheaveragebecomes0.33acres.Also,theresultswerelessdistortedwhenthe
mediansizewascalculatedratherthantheaverage.Themediansizeiscloserto¼acreor10,000square
feet,whichreflectsthetrendtowardssmaller,scatteredpublicusespacesinsteadoflargeconsolidated
greenspacesinSilverSpring.

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

16

Keyfindingsonthelocationanddistributionofpublicusespaces:
x MostpublicusespacesarewestofGeorgiaAvenueandintheCorearea,definedintheSectorPlan.
x FentonVillagehasnosignificantpublicopenspace.

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

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

17

Inserttextsidebar:
TheCounty’scurrentlegislation,guidelines,andplansforopenspaces,parks,andurbanareas(listed
below)makelongͲrangeandsiteͲspecificrecommendations,countywideorforparticularareasofthe
county.Howevertheyoftenlackimplementationmeasures.Theseguidelinessuggestwaysto
implementsomeoftheexistingpoliciesspecificallyintheSilverSpringCBD.

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

Recommendations

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

18
DesignPrinciples

Thelargegreenspacesshouldbedevelopedfollowingurbandesignprinciplesthathaveemergedfrom
currentbestpracticesandhistoricprecedents.

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

Historicurbanspacesconfirmthattheturfsitehappenedtohaveclosetoidealproportions.Staff
examinedspecificexamplesofopenspacesinAfrica,Europe,andtheUnitedStates(Appendix2),and
foundasimilarityinshapeandsize.Theyareoftenrectangularandbetween½andoneacre.

TheEuropeanprecedentswerebuiltfollowingsimilarsizesandshapes.TheforumatPompeiiis0.61
acres,theRomanforumTimgadinnorthernAfricais0.53acres.The4
th
ofNovemberplazainPerugia,
Italy,builtoveranoriginalRomanforum,is0.78acresandhasacloseparallelintheartificialturffield
thatonceexistedinSilverSpring,MD.ȱȱ

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. At distances 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. It is
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
werealsoexploredȱ(Appendix2and3).Thoughthenumbersvaryimmenselyfrom1.90acresatMount
VernonSquare,Baltimore,MDto7.85acresinWashingtonSquare,NewYork,NY,therearegreen
spacessimilartothesizeandconfigurationtotheforumsandpiazzasmentionedabove.Forexample,
theopenspaceinSeaside,Florida,isaverycloseapproximationoftheforuminPompeiiinsize,shape
andheightofsurroundingbuildings.

19
SantaFePlazainSantaFe,NewMexicoandO’DonnellsquareinBaltimorearecomparableinsize(.73
and.61acresrespectively)andarebothwellͲusedopenspace,activatedbyshopsandrestaurants
aroundtheedges.

Althoughthereisnosinglesizerequiredforasuccessfulgreenspace,historicprecedentsindicatethat
plazasofaroughlyrectangularshapebetweenonehalfandoneacrecanbeeffectiveopenspacesin
ForumofPompeii:approx.0.61Acres AtheneumatSeaside,FL:approx.0.61Acres
20
urbansettings.Humanscalehasnotchangedovertime,validatingtheuseofhistoricprecedentsto
illustratedesignprinciplesrelevantfortoday.

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

Continuousstreetwallsprovideenclosureandasenseofcomfortforpedestrians,andalsohelpmake
thestreetdistinct.Peopleareattractedtoplacesthathaveclearlydelineatededgesandlimited
openings,inotherwords,outdoor“livingrooms,”welldefinedspacescharacterizedbystreetwalls.
12

12
SuburbanNation:theRiseofSprawlandtheDeclineoftheAmericanDream,Duany,PlaterͲZyberk,Speck,North
PointPress,NewYork,NewYork,2000,pp74Ͳ75
\
Piazza4thNovembre,Perugia,Italy.Builtover
originalRomanforum.Approx.78Acres
ArtificialTurfatsiteofSilverSpringCivicCenter:Approx..64
acres
21

Whenthecontinuousfacadesofthestreetwallsarebrokenbytoofrequentopenings,theenclosingand
comfortͲgivingeffectofthestreetwallisviolated.Similarly,publicusespacesareoftendesigned
withoutasenseofenclosure,butratherconceivedasaforegroundorentrywaytoabuilding.Thenet
effectisastreetscapecharacterizedbyasenseofplacelessnessthatderivesfromthelackofboundaries
ordefinition.

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

Connection
Anysuccessfulgreenspacemustbeconnectedandeasilyaccessiblewithmultipleaccesspointsto
surroundingstreetsandsidewalks,midͲblockconnections,andproximitytotransportation.NewYork
City’sCentralParkexemplifiesthisprinciplebyhavingnumerousaccesspointsoneverysideofthepark,
andbyefficientlyaccommodatingvarioustransportationmodesincludingcars,buses,bikes,and
pedestrians.Thisparkiswithinwalkingdistancetovarioustransitandbusstops,whichhelpstodrawa
largerandmorediverseusergroup.
IllustrationofBuildingpushedback20’plustoaccommodatePublicUseSpace
22

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
“…cryoutforcloseͲbyneighborhoodparksorpublicsquares.”Sheaddsthatsuccessfulsitesare
commonmeetingplacesthataddcharactertotheirneighborhoods.Thesitesrecommendedforgreen
openspacesintheseguidelinesfulfillthesegoals.

Green
Asuccessfulgreenspaceoughttobegreen.Atleast50percentofthespaceshouldbelandscaped,
lawnandperviouswithtrees,flowersandshrubstocreateshadeandinterest.Severalreasonssupport
thisrecommendation.Thefirstistheobviousfactthatanareainlawnallowsactivitiesthatthesame
areapavedinstone,brickorasphaltwon’taccommodate,suchaspicnicking,sunͲbathingorkickinga
ballaroundwithone’schildren.ItishardtoimaginetheactivitieslistedabovetakingplaceatPost
OfficeSquareifthelawnwerereplacedwithasphalt.ȱȱ

Greeneryhasbeenshowntohaveabeneficialeffectonphysicalandpsychologicalhealth.Surgical
patientshavebeenshowntorecoverquicker.
13
ADutchstudyfoundthatgreenspaceplaysapositive

13
TheBenefitsofParks,WhyAmericaNeedsMoreCityParksandOpenSpace,PaulSherer,TheTrustforPublic
Land,2006
GreenLawnatPostOfficeSquare;Boston,Mass:IftheLawnwereAsphalt
23
roleinreducingstressandrestoringasenseofphysicalandmentalwellbeing.
14
Thehealthbenefitsof
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
Key
Site
Description
Potential
Users
Strengths Weaknesses Opportunities
Threats
(Challenges)
1 ParkingLot3,
between
Thayerand
SilverSpring
Avenues
Fenton
Village
residents,
employees,
andvisitors
Largeconsolidated
area,County
ownership,coreof
FentonVillage
Creatinga
publicͲprivate
partnershipmay
bedifficult;
locating
successfulretail
oninteriorstreet
MixedͲuse
developmentaround
alargegreenspace
withunderground
parking;retail
frontingthegreen
space;publicͲprivate
partnership
Parkingneeds
duringconstruction
ofparkingfacility;
financialinvestment
required;economy
notconduciveto
largedevelopments
atthistime
2 Parking
Garage4,
between
SilverSpring
andSligo
Avenues
Fenton
Village
residents,
employees,
andvisitors
Largeconsolidated
area;County
ownership;coreof
FentonVillage;
Countyisseekinga
partnershipto
redeveloplarge
dilapidatedparking
structure
Creatinga
publicͲprivate
partnershipmay
bedifficult;
existingparking
structurewould
bedemolished
tocreategreen
space
MixedͲuse
developmentaround
alargegreenspace
withunderground
parking;retail
frontingthegreen
space;publicͲprivate
partnership
Parkingneeds
duringconstruction;
financialinvestment
required;economy
maynotbe
conducivetolarge
developmentsat
thistime
3 GiantParking
lotonEastͲ
West
Highway
Residents,
employees,
andMetro
users
Largeconsolidated
area;surface
parking–no
structuresto
demolish;
surroundedby
largenumbersof
existingresidential
units;closetothe
SilverSpringMetro
Underusedland
inprime
location;
limitedstreet
accessand
visibility;no
existingstreet
frontage,though
newstreetswill
provideboth
visibilityand
streetfrontage
Dense,transitͲ
oriented,mixedͲuse
development–
centralgreenspace
framedbybuildings
withgroundfloor
retailand
residential/office
above;underground
parkingor
aboveground
structuredparking
Parkingneedsof
shoppingcenter
duringconstruction;
Financial
investment;land
assembly;Giant
recentlyrenewed
30Ͳyearlease
4 WholeFoods Residents, Surfaceparking– Nostreet Undergroundparking Parkingneeds

14
MorbidityisRelatedtoagreenlivingenvironment,Maas,Verheij,deVries,Spreeuwenberg,Schellevis,
Groenewegen,JournalofEpidemiologyandCommunityHealth,December,2009,Vol.63,No.12
15
CitedinSherer
24
Market
ParkingLot
employees,
andvisitors
intheCBD
Core
nostructuresto
demolish;large
consolidatedarea
inCBDCore;
adjacenttoCivic
Building
frontageexcept
forWayne
Avenue;
additionalstreet
accesswillhave
tobe
incorporated
intodesign;
Privatelyowned
structureandaboveͲ
groundgreenspace;
complement
recreationalusesat
adjacentCivic
Building;transition
betweenresidential
neighborhoodsand
CBD

retailfrontingthe
greenspace
duringconstruction;
financialinvestment
required
5 ParkingLot
onLeeand
Cohen
properties
Employees,
Metro
users
Locatedablock
awayfromCore;
alignedwithFidler
Lane;accesspoints
toFentonStreet
andGeorgia
Avenue
Costoflandmay
prohibit
acquisitionof
site;parcels
underseparate
ownership
MidͲblockgreen
connectoraligned
withFidlerLane;
pedestrian
connectiontoMetro;
retailfrontingthe
greenspace
Parking needs
duringconstruction;
financialinvestment
required
6 Existing
streamvalley
atthe
Falklands
CBD,D.C.,
and
adjacent
communiti
es’
residents
Naturalstream
valley;lastvestige
ofnatural
environmentinthe
CBD
Streambed
erosiondueto
stormwater
runofffrom
existing
impervious
surfacesmustbe
mitigated;
enclosureby
existinggarden
apartmentsmay
create
perceptionofa
privatepark
Streamvalley
restorationand
preservation;atruly
naturalparkina
denseurban
environment
Creationand
maintenanceofa
publicparkon
privateland;historic
designationmay
prevent
redevelopment
7 Discovery
Garden
Residents,
employees,
andMetro
users
Largepublicgreen
space;locatedat
thecoreofthe
CBD;
ablockfromthe
SilverSpring
Metro;southern
exposure
Enclosedbya
fencewithgates;
noactivating
uses;not
perceivedas
public
Edgetreatmentto
betteractivatestreet
andincreaseits
perceptionaspublic
space;removalof
fenceenclosureto
makeGardenopen
tothepublic
Ownerconcernsfor
safetyand
maintenanceif
fenceisremoved
8 Land
between
Kennett
Streetand
EastͲWest
Highway
South
Silver
Spring
residents,
Discovery
employees,
andvisitors
Totalsiteis1.75
acres;planson
DHCAͲowned
parceltobuilda
pedestrianstreet
withpossible
vehicularaccess;
over800new
residentialunitsin
immediatevicinity
Multiple
ownerships
Agreenparkcould
beincorporatedwith
amixedstreetasan
amenity;retail
frontingthegreen
space
MͲNCPPCto
negotiateland
purchasefrom
multipleowners;
requiresland
assemblage
9 ExistingselfͲ
storage
facilityon
Residents
ofSouth
Silver
AdjacenttoD.C.
boundaryline;
singleownership;
CBDperiphery;
existing
structurestobe
GatewaytoSouth
SilverSpring;
gatheringareafor
Businessrelocation;
availabilityof
compatiblespace
25
NewellStreet Spring,and
D.C.
goodstreet
frontage,access
andvisibility
demolishedand
businesses
relocated
D.C.andCBD
10 Landatthe
intersection
ofEastͲWest
Highwayand
FentonStreet
Residents
ofFenton
Villageand
adjacent
residential
community
EdgeoftheCBD;
acrossfromFenton
UrbanPark
MultipleͲ
ownership;
existing
structurestobe
demolished
GatewaytotheCBD
andFentonVillage;
additiontothe
existingpark;
adjacentlotscanbe
assembledtoform
largepark;transition
totheadjacent
residential
communities
MultipleͲownership
andlandassembly
11 Land
surrounding
Progress
Place
Future
residents
ofthe
Ripley
Districtand
usersof
surroundͲ
ingretail
Directaccessand
frontageoff
GeorgiaAvenue;
centrallylocatedin
theCBD;MͲNCPPC
andprivate
ownership
Existing
structurestobe
demolished;
singleaccess
pointfrom
GeorgiaAvenue
otherwisebound
byCSXtracks
andbuildings;
noisefrom
tracks
intheRipleyDistrict;
potentialsiteofa
largemixedͲuse
development;retail
frontingthegreen
space
Largesitewith
singleaccessfrom
GeorgiaAvenue
maycompound
traffic;relocationof
ProgressPlace
12 SilverPlace Residents
ofadjacent
communiti
es,MͲ
NCPPC
employees
Sitemostlyowned
byMͲNCPPC
locatedatthe
northernedgeof
theCBD
Existing
structurestobe
demolishedand
businesses
accommodated
during
construction;
peripheral
locationinthe
CBD;proximity
oftwoexisting
parks(Fairview
andWoodside)
Undergroundparking
structureandaboveͲ
groundgreenspace
asthecentral
elementofamixedͲ
usedevelopment
withoffice,retail,
andresidential;
stateͲofͲtheͲartLEED
facility;settingthe
standardfornew
developmentinthe
County;publicͲ
privatepartnership;
northerngatewayto
CBD
Financial
investment;
community
resistancetoalarge
mixedͲuseproject
ontheedgeofthe
CBDandadjacentto
residential
neighborhoods
13 JesupBlair
Park
students,
residents,
commuters
Largesize;recently
renovated;
programmeduses
pooraccessand
connectivity;
locatedatthe
southerntipof
theCBD;lackof
activatinguses;
asuburban
model
Regionaldraw;
potentialcaptive
audience;proximity
tofuturepotential
metrostop;southern
gatewaytoCBD
Lackofexisting
adjacentretail;edge
ofCBD;pooraccess
duetoexisting
barriers(Rt.29,
railroad,fences)

Criteriadevelopedtoprioritizethethirteenrecommendedsitesreflectthedesignprinciplesandinclude:
x numberofresidentialunitswithin800feetofthesiteora3minutewalk
x proximitytoexistingparks
x easeofaccessandconnectivity
26
x easeofimplementation
x proximitytotransit
x whetheritservesthedistrict

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

Eachsitewasrankedfromonetofiveoneachcategory,withonefulfillingthecategorytotheleast
extentandfivetothegreatest.Thesiteswiththehighesttotalpointsaredesignatedthetoppriorities.

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

Table3Rankingofthepotentialsitesforlargegreenspaces
Map
Key
GreenSpace/
District
No.residential
unitswithin800
feet(existing
andapproved)
Proximity
toexisting
parks
Existing
and
Potential
Connections
Easeof
Implemen
Ͳtation
Proximity
tomass
transit
Serves
district
Score
1 ParkingLot3 1626 <800' 5 5 <800' 1 25
FentonVillage 4 5 5
3 GiantFood
ParkingLot
2150 No 4 2 <800' 1 21
WestSilver
Spring
5 4 5
11 Progress
Placeparking
lot
716 No 4 3 800' 2 20
RipleyDistrict 2 4 5
6 Falklands
StreamValley
1382 No 3 5 1400' 1 19
WestSilver
Spring
3 4 3
8 Lotsbetween
Kennett
Streetand
EastͲWest
Highway
1776 No 5 1 2500' 1 17
SouthSilver
Spring
4 4 2
27
10 FentonVillage
GatewayPark
550 Yes 5 5 2200' 1 16
FentonVillage 2 1 2
12 SilverPlace 1605 Yes 4 4 2400' 1 16
NorthSilver
Spring
4 1 2
4 WholeFoods
ParkingLot
835 Yes 5 1 <800' 1 15
Core 2 1 5
9 NewellStreet
SelfͲStorage
1776 No 3 1 2600' 1 15
SouthSilver
Spring
4 4 2
7 Discovery
Gardens
351 No 3 1 <800' 1 15
Core 1 4 5
5 Leeand
Cohen
1834 Yes 2 1 1300' 1 13
Core 4 1 4
2 Parking
Garage4
867 Yes 4 2 1600' 1 13
FentonVillage 2 1 3
13 JesupBlair
Park
200 No 2 1 3800' 1 10
SouthSilver
Spring
1 4 1

Thetopprioritysites(ParkingLot3,GiantFoodparkinglot,landsurroundingProgressPlace,the
streamvalleyatFalklands,andlotsbetweenKennettStreetandRoute410arelargeenoughandwellͲ
locatedtomeetthedemandforalargegreenspaceineachoftheCBDneighborhoods,whichcurrently
havenone.

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

Aseparaterankingwasalsocalculatedwithoutthecriteria‘easeofimplementation’toeliminatethe
volatilityoftheresultsandnottotietheprioritiestospecificmarketconditions(AppendixE).Butthe
rankingdidnotchangedramatically.Thefiveprioritysiteswouldstillbethesame.Onlythestream
28
valleyattheFalklandsrankedlowerandtiedwiththeWholeFoodsparking,theselfͲstoragefacilityon
NewellStreet,andDiscoveryGardens.ThelowestprioritysiteswouldstillbeJesupBlairPark,Parking
Garage4,SilverPlace,andFentonVillageGatewayPark.

Whentheprioritysitesaremapped(Map3)withtheexistingopenspacesintheSilverSpringCBD,the
resultingopenspacesystembecomesahierarchyofwellͲdistributedspaceslinkedbyexistingand
proposedbiketrails.

Therecommendationsandvisionaryconceptsforthetopfivesitesareconsistentwithexistingand
potentialsites,majorlinks,andpotentialopportunitiesforurbanrecreationintheSilverSpringCBD
SectorPlan.

29

30

31

ParkingFacilities

ParkingLot3,FentonVillage
Anapprovedoptionalmethodprojectplan,knownasStudioPlaza,wouldredevelopthisCountyͲowned
surfaceparkinglotbetweenThayerAvenueandSilverSpringAvenuesintoamixedͲusedevelopment.
TheprojectillustratesapublicͲprivatepartnershipwheredevelopersgainaccesstopubliclyͲownedland
inexchangeforcreatingasignificantpublicamenitythatisintegraltotheproposeddevelopment.

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

MontgomeryCountyParkingLot3ͲExisting
MontgomeryCountyParkingLot3–Potentiallayout
32

GiantFoodParkingLot,SouthSilverSpring
ThissuburbanstylestripmallisanchoredbyaGiantFoodstore,locatedonEastͲWestHighway,very
closetotheSilverSpringTransitCenter.Itslarge,underͲusedparkinglotissharedbytwonearbyhighͲ
riseapartmentbuildings.TheexistingCBDͲR2zoneallows1FARofcommercialdevelopment,uptoa
maximumof450,000squarefeet.Oneofthemanychallengesassociatedwiththeimplementingthis
conceptissatisfyingtheleaseagreementswithcurrenttenantssite.

Criticalelementsofthisconceptinclude:
x alargegreenspaceatstreetlevelactivatedbysurroundingretailandoffice/residentialusesabove
x anewstreetgridthatextendsDraperAveanddividesthissuperblockintoawellͲconnected,
walkableenvironment,asrecommendedbytheSectorPlan
x parkingbelowgroundthattakesadvantageoftheexistinggrade.Ifaboveground,parkinghiddenor
“wrapped”byresidentialandretailspace.

GiantFoodStoreParkingLot–Existing
GiantFoodStoreParkinglot–Potentiallayout
33

ReclaimedStreams

FalklandsChaseStreamRestoration
AnaturalstreamvalleyexistswithintheFalklandsChasegardenapartmentcomplex,designedaccording
toGardenCityMovementprinciples.Thedesignersmadeanefforttorespondtothecharacterofthe
landbypreservingtheexistingstreamvalleywhilefittingtheapartmentbuildingsaroundtheexisting
topographywithminimaldisturbance.

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

Potentiallayout–GiantFoodStoreatexistinglocationwithgreenintheforeground.
FalklandsChaseͲSiteofProposedStreamRestoration
34
PropertyAssembly

LandSurroundingProgressPlace,RipleyDistrict
TheSectorPlanenvisionstheRipleyDistrictasarevitalized,mixedͲusedistrictwithitsprimaryfocal
pointahighͲdensitycommercialdevelopmentorganizedaroundanopenspace.ItwillconnectGeorgia
AvenueandEastWestHighwaywithbiketrailsandpedestrianroutes(p.45).Currentlythisdistrictdoes
nothavealargeopenspace.TwolargemixedͲuseresidentialprojectswithmorethan600dwellingunits
areapprovedonRipleyStreetjusttothenorth.Aparkwouldservethisimmediateresidential
populationaswellasworkersintheRipleyDistrict.Criticalelementsofthisconceptinclude:
x largegreenspacesurroundedbymixͲusebuildings
x newconnectionstosurroundingstreets
x excellentvisibilityfromGeorgiaAvenue
x activationbygroundfloorretail

Existing
PotentialLayout
35
LandbetweenKennettStreetandEastͲWestHighway
ThreepropertieslocatedbetweenEastͲWestHighway(MD410)andKennettStreetcouldbeassembled
intoatotalofapproximately1.75acres.ThesouthernmostparcelhasalreadybeenacquiredbyDHCA
forafuturepedestrianstreetwithpossiblevehicularaccesssubjecttoSHAapprovaloftheconnection
toMD410.

Criticalelementsofthisconceptinclude:
x significantopenlawn
x largegreenspacesurroundedbymixͲusebuildings
x activatedbystreetlevelretailandatleast1100newresidentialunits(800underconstructionand
300approved)
x newpedestrianandvehicularconnectionbetweenEastͲWestHighwaytosurroundingstreets
x connectivitytotheArtsAlleyandretailusesintheSilverSpringGatewayproject
LandbetweenKennettStreetandEastͲWestHighwayͲ existing
LandbetweenKennettStreetandEastͲWestHighway– potentialLayout
36
PublicProjects

Althoughpublicprojectsdidnotrankhighestontheprioritychart,theydeserveattentionbecausethey
areanopportunitytoimplementrecommendations.

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

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

Implementation

Creatinglarge,greenspacesinurbanareasisachallengegiventhescarcityofurbanland.Wehavetools
inplacethatcanhelpimplementalltherecommendations.Currently,thereareseveralmechanisms
thatcanbeusedtoprovidelargegreenspaces.Theyeachhaveadvantagesanddisadvantagesand
therefore,theyshouldbeusedincombination.
OptionalMethodDevelopment
TheOptionalMethodofDevelopmenthasbeenthemostsignificanttoolincreatingtheCBD’sexisting
publicusespace.Inexchangefordensitybonuses,developersprovideincreasedpublicusespaceand
otheramenities.Whereastheminimumrequiredopenspaceforstandardmethodprojectsis10
percent,optionalmethodprojectsarerequiredtoprovide20percentofthenetlotarea.Inaddition,the
applicantisalsorequiredtoprovideanadditionalamountofoffͲsiteamenityspace,usuallyintheform
ofstreetscapeimprovements.

SinceJune1981,thetotalonͲandoffͲsitepublicspaceprovidedintheCBDthroughOptionalMethod
Developmenthasaveragedaboutfrom40to60percentofthenetlotarea.Whilethismethodwill
continuetobeavaluabletoolforcreatingpublicusespace,itshouldbeusedinconcertwithothertools
tocreatelargeopengreenspacesintheSilverSpringCBD.

OffͲsiteTransferofOpenSpace
TheoffͲsitetransferofopenspaceallowstheoptionalmethodͲrequiredopentobetransferredto
anothersiteintheCBD.Thiskeytoolforgroupingseveralsmallopenspacesintoonelargeopenspace
andcouldenablesmallsitesthatwouldotherwisebestandardmethodtoredevelopunderoptional
methodAndcreatingpublicusespace.

SubsequenttotheZTA07Ͳ10approval,offͲsitetransferofPublicUseSpaceisallowedanywhereinthe
CBD.Thechallengeistolocateandworkoutthelogisticsofpotentialreceivingsites,whicharenot
ownedbytheMͲNCPPCandoftenhavemultipleownerships.

37
PublicUseSpaceAmenityFund
Usedinconjunctionwiththetransferofpublicusespace,theamenityfundallowsStandardorOptional
Methodprojectstodedicatetheirentirenetlotareatothebuildingenvelopewithouthavinganypublic
usespaceonͲsite.InsteadoftransferringtherequiredpublicusespacetoanothersitewithintheCBD,
theapplicantpaysintoanAmenityFundusedtofinancelandacquisitionandgreenspacecreation.

LeadershipinEnergy&EnvironmentalDesign(LEED)
MontgomeryCountyencouragestheapplicationofLEEDbyrequiringthatnewcommercialandnonͲ
residentialdevelopmentsofatleast10,000squarefeet,andmultiͲfamilyresidentialbuildingsofatleast
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,creditofoffͲ
sitefacilities,andaddressmaintenancecostsforuseofadjacentparks.Theyshouldbecomeatoolfor
increasingtheamountofgreenspaceintheSilverSpringCBDbecausetheyrequireturfandlawnopen
spaceforsomeofthefacilities.Forexample,thegreenspacerecommendationsintherecreation
guidelinesforanopenplayareawithaminimumof10,000squarefeetcanhelpmeetthegreenspace
guidelinerecommendations.Thistypeoffacilityprovidessupplypointstoallagegroups,atthesame
timethatitprovidesalargegreenspacefortheCBD.Otherfacilitiesthatrequire‘greenareas’,turfor
lawnareasincludetrailsthroughnaturalareas,naturalareas,andcommunitygardens.

38
ConclusionandNextSteps

ThisstudyhasaddressedtwospecificsetofcircumstancesaffectingtheSilverSpringCBD:

1. Thedemandforoneormorelargegreenspacesisgreaterthanthesupply
2. ThegreendowntownenvisionedfortheSilverSpringCBDhasnotyetbeenfullyachieved.

Thevarioussitesrecommendedforpotentiallargegreenspacesaddressthecommunity’srequests
expressedatvarioustimes,particularlyduringthepublichearingfortheSilverSpringCivicBuildingand
Veteran’sPlaza.Therecommendationstakeintoaccountthesizeanddesignfeaturesoftheformer
artificialturffield,whichhasbeenreplacedbythenewCivicBuilding,andhistoricprecedentsof
successfulurbanopenspaces.Inaddition,thevarioussitesrecommendedtargetdifferentdistrictsof
theCBDwithahighnumberofexistingandproposeddwellingunits.

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

FollowͲupshouldincludedevelopingdesignguidelinesforsmallerhardscapedpublicusespaceswiththe
overallgoalofenhancingthequalityofspacesprovidedintheCBD.Currently,asignificantnumberof
publicspacesintheCBDdonotmeetstandardsofdesignexcellenceandenvironmentalgoals.Itis
importanttocreateasetofcriteriatoguidetheirdesign,developmentandimplementation.Itwould
alsobeusefultooverlaythesecriteriaonexistingspacesandsuggestreͲdevelopmentwhenneeded.
Theresultwouldbebetterdesignedspacesthattranslateintoahigherqualityurbanenvironmentfor
theSilverSpringCBD.

TheGreenSpaceGuidelineswillbeusedasatooltohelpimplementtheSector’sPlanvisionofagreen
downtownbygivingoptionsandideasonsitesanddesignprinciplesforlargegreenspaces.This
documentwillinformpropertyowners,civicgroupsandthegeneralpublicofthepotentialsitesthat
couldprovidelargegreenspaces.Atthesametime,itwillprovideguidanceforreviewingdevelopment
proposalsintheCBD,andpotentiallyinformCIPdecisions.Theseguidelinescanbeusedtohelp
implementingpublicusespaceandimprovementsasaresultoftheAmenityFund.Ultimately,thisstudy
couldprovideatransferrablemethodologyforotherCBDsintheCounty,whicharefacedwithsimilar
issues.ThisstudyistohavethesamestatusastheDesignGuidelines.
BIBLIOGRAPHY
ȱ
Books:
Duany,Andres;PlaterͲZyberk,Elizabeth;Speck,Jeff.SuburbanNation,TheRiseofSprawland
theDeclineoftheAmericanDream,NewYork,NewYork:NorthPointPress,2000.
Garvin,Alexander;Berens,Gayle;etal.UrbanParksandOpenSpace,WashingtonDC.:ULIͲthe
UrbanLandInstitute,1997.
JanGehlLifeBetweenBuildings,NewYork,NY,VanNostrandReinhold,1987
Thompson,WilliamJ.TheRebirthofNewYorkCity’sBryantPark,WashingtonDC.,Cambridge,
Mass.SpacemakerPress,1997.

Reports:
JohnL.Crompton,TheImpactofParksandOpenSpaceonPropertyValuesandthePropertyTax
Base,TexasA&MUniversity,2004
JohnL.Crompton,Theimpactofparksonpropertyvalues:empiricalevidencefromthepasttwo
decadesintheUnitedStates,ManagingLeisure10,203Ͳ218(October2005)
SteveLerner&WilliamPoole,OpenSpaceInvestmentsPayBigReturns,LandandPeople,
Spring,1999
NationalParkService,Rivers,TrailsandConservationAssistance.EconomicImpactsof
ProtectingRivers,TrailsandGreenwayCorridors,Washington,D.C.NationalParkService,1995,
4thed.7Ͳ3
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,4
th
Floor,NewYork,NY10003,
http://www.pps.org/
Aviewoncities:siteandattractionsinsomeoftheworld’sgreatestcities,
http://www.aviewoncities.com/
DonaldsonRunStreamRestoration,Arlington,VA
http://www.co.arlington.va.us/departments/EnvironmentalServices/epo/EnvironmentalService
sEpoDr.aspx

TheSanteFesite,http://www.thesantafesite.com/articlesͲdatabase/SantaͲFeͲPlaza.html
CityofAlexandriaVirginia,alexandriava.gov
HackensackRiverkeeper,Inc.,www.hackensackriverkeeper.org
Rockville,MDWebsite;www.Rockvillemd.gov
39

Appendices

1PrivateProjects(existing,underͲconstruction,andapproved)withrespectiveonsitePUSandPublic
ParksintheSilverSpringCBD[asofMarch2010]
2OpenSpacesinAfrica,Europe,andtheUnitedStates
3NorthAmericanGreenSpacesComparisonChart
4CommunityOutreach2008,meetingminutes
5PolicyBackground
Table1ͲPrivateOpenSpaceProjects(existing,underͲconstructionandapproved,March2010]

Map
Key

ProjectName

Location
OnͲSite
PublicUse
Area
(%NetLot)

Descriptionof
OnͲSitePublicUseSpace
Existingopenspaces
1 LeePlaza Northwestcornerof
ColesvilleRoadand
GeorgiaAvenue
7,473SF
(30.0%)
A)Indoorwintergardenincluding
landscaping,foodservice,newsstand,
resourcecenterdisplaysandseating.B)
Resourcecenter.C)Outdoorplaza.
2 SilverSpringBusiness
Center
Southeastcornerof
ColesvilleRoadandSpring
Street
10,782SF
(29.9%)
A)StreetscapealongColesvilleRoadwith
sculptureandseatingareas;B)Roeder
Roadamenityspacewithseatingarea,
gardensetting,andstairstosecondlevel
restaurantterrace;C)Pedestrianarcade
connectingColesvilleRoadandRoeder
Road.
3 AlexanderHouse NortheastcornerofApple
and2
nd
Avenues
13,250SF
(24.0%)
A)Hardscapedplazawithart,benches,
andtables;B)PublicGarden;C)interior
ofbuilding
4 SilverSpringDistrict
Courthouse
SouthwestcornerofApple
and2
nd
Avenues
13,919SF
(21.0%)
Plazainfrontofbuilding
5 CameronHillatSilver
Spring
CornersofCameronStreet
and2
nd
Avenueand
CameronStreetand
RamseyAvenue
10,513SF
(11.1%)
Pocketparksandrelatedpathways
6 TasteeDiner Northeastcornerof
CameronStreetand
RamseyAvenue
1,660SF
(11.4%)
Smallhardscapedareawithbench
7 SilverSpringMetro
Plaza
Westoftheintersectionof
ColesvilleRoadand2
nd

Avenue(connectingto
Metro’snorthernentry)
22,780SF
(22.78%)
Hardscapepedestrianconnection
betweentwohighriseofficebuildings
withsteps,fountain,paving,andtreesin
planters.
8 SilverSpringCenter 8455ColesvilleRoad,a
blocksouthofGeorgia
Avenue
10,894SF
(29.5%)
A)ShoppingarcadealongColesvilleRoad;
B)Miniparkwithwaterfeature,
landscaping,andseating;C)Pedestrian
connectionalongFidlerLane.

9 Discovery
Communications
Headquarters
Southerncornerof
GeorgiaAvenueand
ColesvilleRoad
70,295SF
(greenarea
only)
A)Hardscapedplaza(15,000SF);B)
DiscoveryGarden,greenspacewith
seating,tables,andlightingenclosedbya
fence);C)ArtWallalongColesvilleRoad.
Theapprovalincludedatotalof85,295SF
ofPUS.
10 1100WayneAvenue SouthwestofWayne
AvenueandDixonAvenue
7,201SF
(32.0%)
A)PedestrianarcadealongWayne
Avenue;B)Miniparkwithapedestrian
connectiontoGarage5.
11 1010WayneAvenue SoutheastcornerofDixon
andWayneAvenues
7,190SF
(28.34%)
A)Publicplazawithagardentheme
includinglandscaping,seating,and
sculpture.B)Coveredpedestrianarcade
alongWayneandDixonAvenues.
12 8484GeorgiaAvenue Southwestcornerof
GeorgiaandWayne
Avenues
7,000SF
(28.0%)
A)Publicgardenfeaturingpedestrian
walkways,seatingareas,trees,andother
landscapefeatures.B)Setbackand
arcadealongWayneAvenue.
13 TheCrescent 930WayneAvenue 4,999SF
(24.0%)
A)Hardscapedplazawithart,benches,
andlandscapedplanters.B)Extensionof
WayneAvenuestreetscape.
14 Lofts24/SilverSpring
Park
Southwestcornerof
FentonandBonifant
Streets
1,665SF
(10.1%)

Hardscapedplaza
15 DraperLaneResidential
Triangle(LenoxPark)
Northwestcornerof
ColesvilleRoadandEast
WestHighway
22,053SF
(24%)
A)DraperLaneParkwithbenchesand
otherfurniture,pavingmaterial,light
fixtures,andexistingtreesretained;B)
EastͲWest/Colesvillecornerplazawith
art,landscaping,fountain,amphitheater,
pergolaandpavingmaterials).
16 SilverSpringMetro
Center(NOAAPlaza)
Northeastcornerof
ColesvilleRoadandEastͲ
WestHighway
22,069SF
(29%)
A)Hardscapedpedestrianconnection
betweenEastͲWestHighwayand
ColesvilleRoadconnectingtosouthern
Metroentrance;B)Interiorpublic
amenityspaceforrotatingartexhibits.
17 SilverSpringMetro
Center,III,IV,V(NOAA)
EastͲWestHighway 80,244SF
(41.4%)

A)NOAAentrysculpturewithhardscaped
courtsculpture(1,040SF);
B)WavePoolandGardenwitha½acre
garden,wavepool,hardscapedpaths,
masonryseatwallandsmalllawnareas;
C)Indoorspaceforscienceandhistory
center,auditorium,anddaycare.
18 8215FentonStreet

275feetsouthofthe
intersectionofThayer
AvenueandFentonStreet
600SF
(10%)
Brickextensionofsidewalkwithasmall
treeandbench
19 8045NewellStreet Southwestcornerof
NewellStreetandKennett
Street
12,640SF
(21.3%)
Ahardscapeplazawithartextending
underthebuildingalongKennettStreet.
20 DiscoveryCreative
TechnologyCenter
SoutheastcornerofEastͲ
WestHighwayandNewell
Street
18,880SF
(24.8%)
A)RefurbishedtheAcornParkwith
plantings,lighting,benches,bikerackand
paving.B)Streettreeplantingsand
pavers.C)“Memorywall”panelsonthe
northwestfaçadeofthebuildingfacing
theAcornParkwithhistoricalimagesof
SilverSpring.
21 JesusHouse PhiladelphiaAvenue,150
feetwestofFentonStreet
2,220SF
(17.0%)
Hardscapedplaza
22 CityPlace Southwestcornerof
ColesvilleRoadandFenton
Street
20,216SF*
(22.5%)
A)Hardscapedplazaatthecornerof
ColesvilleRoadandFentonStreet;B)
Streetscapewithintheproperty
boundary;C)Interioratriumspace;D)
Pedestrianbridgetopublicparking
garage.*AugmentedPUSby
contributingtooffsiteamenityforthe
CioleBuilding.
23 TheSilverton(former
CanadaDryBottling
Plant)
EastͲWestHighwayatBlair
MillRoad
16,001SF
(12.6%)
Publicplazawithlawnpanelandbosque
oftrees
24 DowntownSilver
SpringUrbanRenewal
Project
Easternquadrantofthe
intersectionofGeorgia
AvenueandColesville
Road
77,402SF
(28.8%)
Multipleprojects(describedbelow)
a.GatewayPlaza Northeastcornerof
ColesvilleRoadand
GeorgiaAvenue,infrontof
SilverSpringShopping
Center
5,650SF Triangularparkinglotwithfountain,
greenlawn,andsignage
b.SilverPlaza EllsworthAvenuebetween
FentonStreetandGeorgia
Avenue
11,900SF

Hardscapeplazawithfountainandart.
25 Portico FidlerLane,southwestof
RamseyAvenue
5,674SF
(26.3%)
Plazawithartatthesite’ssouthernend
nexttothepublicparkattheendof
FidlerLane.
26 1200BlairMillRoad SouthwestcornerofBlair
MillRoadandNewell
Street
4,460SF
(25.1%)
Plazawithpaving,art,andseatinginfront
ofretailspacewithalawnarea
27 SilverSpringGateway Southeastofthe
intersectionofBlairMill
RoadandEastͲWest
Highway
24,506SF
(22.0%)

Centralplaza,terracedlawninfrontof
retailspace,WestPark,pocketpark,and
privateoutdoorarea.
28 MontgomeryCollege
TakomaPark/Silver
Springcampus
expansion
Southeasterncornerof
GeorgiaandBurlington
Avenues
42,602SF
(55.7%)
A)PlazainfrontofKingStreetArtsCenter
withamixofgreenandhardscapewith
seatwalls,walkways,andartdisplay
space;B)pedestrianbridge
29 EasterSeals SoutheastcornerofSpring
Streetand2
nd
Avenue
3,303SF
(11.6%)
Seating,paving,andlandscaping.
30 CameronHouse 8710CameronStreet,
southwestofthe
intersectionofCameron
andSpringStreets
16,334SF
(23.2%)
A)Plazawithpavers,lawn,sculpture,and
accentplanting.B)Extensionofthe
CameronStreetstreetscapeandart.
31 UnitedTherapeutics
(PhaseI)
Southeatandsouthwest
cornersofCameronand
SpringStreets
7,416SF
(24.3%
PhaseI&II)
Outdoorplazasbetweenthetwo
buildingsandadditionalpublicusespace
nexttotheretail.Theplazaswillinclude
art,apaving,andlandscaping.
32 1200EastͲWest
Highway
NorthwestcornerofBlair
MillRoadandEastͲWest
Highway
7,658SF
(24.1%)
Outdoorspaceswithapublicplazaasthe
buildingforeground,featuringpaving,
planters,sculpture,andseatinginfrontof
retailspace.

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

A)Landscapedplazawithseatingand
ornamentalplanting;B)Expansionof
streetscapewithfoundationplantings.

Approved(notbuiltyet)openspaces
35 8711GeorgiaAvenue EastsideofGeorgiaAvenue,
northofCameronStreet
8,275SF
(26,6%)

Plazabehindthebuildingwith
landscaping,art,benches,andlighting
36 836BonifantStreet OnBonifantStreet,eastof
FentonStreet
866SF
(17.0%)
Standardmethodprojectincluding:A)
Plazawithpaving,perimeterplanting,
ornamentaltrees,andbenches.B)
ExpansionoftheBonifantStreet
streetscape.
37 BonifantPlaza OnBonifantStreet,145feet
EastofGeorgiaAvenue
5036SF
(26.0%)
A)Entryplazafeaturingspecialpaving,
seating,wallsanddecorativelandscaping
38 1050RipleyStreet SouthwestcornerofRipley
StreetandColonialLane
adjacenttotheCSX/Metro
rightͲofͲway
14,302SF*
(37%)
Hardscapedplazatoincludeafountain,
informationalkiosk,andseating.*
AugmentedPUSbycontributingtooffsite
amenity.
39 RipleyNorth OnRipleyStreet,westof
GeorgiaAvenue
10,541SF
(22.2%)
Greenspacewithseatingandart.
40 TheAdele 8222Ͳ8224FentonStreet,
southwestcornerofFenton
StreetandThayerAvenue
5,705SF*
(20.0%)
A)Plazawithart,benches,landscaping,
lightingandpaving.B)Extensionofthe
ThayerAvenuestreetscapewithplanters
andpublicart.*AugmentedPUSby
contributingtooffsiteamenity.
41 814Thayer 814ThayerAvenue,eastof
FentonStreet
4,620SF
(22.0%)
Plazawithart,landscaping,lighting,and
seatingwithgametables.
42 R.HoltEasley’s
Subdivsion
OnFentonStreet,southof
ThayerAvenue
777SF
(12.6%)
A)Hardscapedplazawithbench;B)
ExpansionofFentonStreetstreetscape.
43 TheModaVista
Residences/Silver
SpringPark
SoutheastcornerofSilver
SpringAvenueandFenton
Street
2,993SF
(5.8%)*
Lawnareaintendedtoserveasa
neighborhood“pocketpark.”
*AugmentedPUSbycontributingto
offsiteamenity.
44 8021GeorgiaAvenue NortheastcornerofGeorgia
andBurlingtonAvenues
10,227SF*
(20.0%)
A)Expansionofthestreetscapeon
BurlingtonandGeorgiaAvenues.B)
Seatinginfrontoftheexistingand
proposedbuilding.*AugmentedPUSby
contributingtooffsiteamenity.
45 TheGalaxy Between13
th
Street,Eastern
Avenue,andKingStreet
23,468SF
(27.0%)
Hardscapedplazawithseating,green
spacewithplayequipment,andplanters
withseatwalls
46 StudioPlaza SouthwestcornerofFenton
StreetandThayerAvenue
21,800SF
(23.2%)
Greenspaceserveasagatheringspace
fortheFentonVillagecommunity.
47 8621GeorgiaAve GeorgiaAvenue,northwest
ofColesvilleRoad
1,760SF*
(5.8%)
Hardscapedplazainfrontofoffice
buildingactivatedbyretailandartpiece.
*AugmentedPUSbycontributingto
offsiteamenity

Existingandproposedpublicparks
48 FidlerLanePark Northwesterncornerof2
nd

AvenueandColesvilleRoad
10,750SF
(0.25acres)
Pavedwalksandstepsconnecting2
nd

AvenuewiththeendofFidlerLanewith
trees,shrubs,andseasonalplantings.
49 SilverSpring
RegionalCenter
SoutheastcornerofWayne
andGeorgiaAvenues
13,200SF
(0.30acres)
Hardscapedplazawithfountainand
sculpture(rightͲofͲway,notparkland)
50 AcornUrbanPark 8060NewellStreet 5,432SF
(0.13acres)
HistoricparkwithAcornGazeboand
matureshadetrees.
51 FentonStreetUrban
Park
7904FentonStreet,
northwesterncornerof
PhiladelphiaAvenueand
FentonStreet
44,840SF
(1.03acres)
Greenparkpropertyhasbeenacquired
byMNCPPC,notyetbeendesignedor
built.Awaitingfinalpurchaseof
adjacentpropertytobegin.
52 KramerUrbanPark 8580SecondAvenue,
southwestcornerofSecond
AvenueandFenwickLane)
3,939SF
(0.09acres)
Gatheringspace
53 GeneLynch
MemorialPark
South/northcornerof
WayneAvenueand
ColesvilleRoad
11,590SF
(0.27acres)
Greengatheringspacewithlawn,
fountain,andshadetrees.Bikestation
willbeafutureamenity.
54 PhiladelphiaAvenue
UrbanPark
Southeastcornerof
PhiladelphiaandGeorgia
Avenues
8,361SF
(0.192
acres)
Landscapedareascreeningparkinglot
fromroad
55 RoyceHansonUrban
Park
8787GeorgiaAvenue,
southeastcornerofGeorgia
AvenueandSpringStreet
10,206SF
(0.234
acres)
Picnictables,maturetrees,andflower
beds.
56 JesupBlairLocal
Park
900JesupBlairDrive

615,964SF
(14.14
acres)
Football/soccerfield,tenniscourts,
basketballcourt,picnicarea,a
playground,andtheBlairHouse.
57 JuniperͲBlair
NeighborhoodPark
CornerofJuniperandBlair
Avenues
29,540SF
(0.678
acres)
Playground,tenniscourtsanda
basketballcourt

BryantParkLawn,NYC:approx:1Acre
Florence,Italy:
O'DonnellSquare,Baltimore,MD:approx0.61Acres
SantaFeSquare,SantaFe,NM:approx:0.73Acres
Appendix2ͲOpenSpacesinAfrica,Europe,andtheUnitedStates

November4thPlaza,Perugia,Italy:approx:0.78Acres
FormerArtificialTurf,SilverSpring,MD:approx:0.64
AtheneumatSeaside,Florida:approx:0.61Acres ForumatPompeii,Italy:approx:0.61Acres
Appendix3ͲNorthAmericanGreenSpacesComparisonChart
GreenSpace/City LawnAreavs.Hardscape Activities/Uses Activation/Context
SquareFeet/Acres
BryantPark,NewYork,
NY
LawnArea=45,500s.f/1.04AcresPlanting
BedArea=86,020s.f./1.97Acres
HardscapeArea=111,980s.f./2.57Acres
243,000s.f./5.6Acres. 54%Greenand46%hardscape/amenity
FarragutSquare,Wash.
D.C.
LawnArea=47,775s.f/1.10AcresHardscape
Area=12,345s.f./.28Acres
60,120s.f./1.38Acres 79%Lawnand21%hardscape/amenity
PostOfficeSquare,
Boston,MA.
LawnArea=19580+/Ͳs.f/.45AcresPlanting
BedArea=29,362s.f./.67Acres
HardscapeArea=25,110s.f./.58Acres The
CentralLawnAreaisapprox..25acres
74,052s.f./1.7Acres 66%Greenand34%hardscape/amenity/serv.
2
1
3 Aparkbuiltoveraparkinggarage,It
featuresa143'longvinecoveredpergola,
twogazebostructurestohouseanallͲ
seasoncaféandtheparkinggarage
escalators.Thereisaninteractive
fountain,plentingofseatingonbenches
orseatwalls,shadyareasoutoftheway
andareasforpeoplewatching.Shade
providedbymaturedeciduoustreesand
lawnareasisraisedabovesurrounding
walksbyagranitecurb.
Servesasthefocalpointforthecity's
financialdistrictprovidesagreenoasisthat
juxtaposesthehardconcreteandstone
enviromentofdowntownBoston.Thispark
createsacenterthatactsasareference
pointforthispartofthecity.Theparkinglo
serves2000peopleaday,manyofwhomus
thepark.Schoolagechildrenaswellas
officeworkersvisitthepark.interestly,
contextismadeuplargelyofsingleuseoffic
space."PostOfficeSquareParkisintended
tobeapassivepark.Yetithasa24Ͳseatcafé
thatleasesitsspacefromtheparkand
expandsoutdoorsingoodweather.....Twice
weekFriendsprovidelivemusicbylocal
musicians,moreas"backgroundmusic"tha
entertainment;atChristmastime,abrass
quintetalsoperformsinthepark."PPS
Largegreenlawnsurroundedbyshade
trees,Bocceballcourts,1largefountain,
perennialgardensmaintainedbyagarden
club,foodkiosksatcorners,librarywith
seatingterraceatoneend.Parkfilled
withmovableseating
Parksurroundedbydensecitylifeonallfou
sides,includingretail,officeandresidential.
Thereismuchpedestriantouristtraffic.The
Lawnareaisboundedbybosquesoflondon
planetreesthatactasanarcadededgeto
thelawn.Theycreatetheimpressionthatth
parkissmallerthatitsactualsize.
Largegreen,treeshadedopenspacewith
alargestatuemarkingmiddleofspace.
Popularasameetingplaceandaplaceto
havelunchonwarmspringandfalldays.
Parksurroundedbymostlyofficeuses,with
retailsuchasbanks,restaurantsandhotels
onthegroundfloors.Squareservesas
meetingplacefortourgroupsvisitingWhite
House,Smithsonian.Parkhostlivemusic
everythursdayduringwarmweathercalled
"SoundsintheSquare".
UnionSquare,San
Francisco,CA
LawnArea=19580+/Ͳs.f/.45AcresPlanting
BedArea=29,362s.f./.67Acres
HardscapeArea=25,110s.f./.58Acres The
CentralLawnAreaisapprox..25acres
96,750s.f./2.22Acres
MarketSquare,
Alexandria,VA
50,965s.f./1.17Acres
RittenhouseSquare,
Philadelphia,PA
225,625s.f./5.18Acres
JacksonSquare,New
Orleans,LA
82,500s.f./1.90Acres
MountVernonSquare,
Baltimore,MD
82,770s.f./1.90Acres
5
8
6
4
7 Formal,treeshadedsquareintheFrench
quarter.St.LouisCathedralononeside
andMississippionother.Squarehas
amplelawnareasandbrickwalksfor
strolling
Squaresurroundedbysidewalkcafes,
restaurantsandcoffeeshopsathatprovide
richstreetlifearoundthesquare.Itslocatio
intheheartoftheFrenchquarteralso
providescharacterandambience.
Large,hardscapeplazawithlandscape
plantersfilledwithmaturetrees.Aparking
garageislocateddirectlybeneath.This
squarehasservedasafarmersmarket
sincethe18thcentury.Thissquarehasa
largefountaininthecenterandisfronted
onthenorthbythecityhallandonthe
southbyKingStreet.
Thesquareissurroundedbyhotels,
restaurants,officesandresidences;atruly
mixedusearea.
Surroundedbyamixofcommercialand
residentialuses.Architecturalllynotable
buildingslinetheparkandthereanearby
upscaleshopsandrestaurants.
LocatedintheheartofSanFrancisco's
shopping,hotelandtheatredistrict,the
squareissurroundedbyupscalerestaurants
andfashionableboutiquesandshops.
Amostlyhardscapedplazathatfeatures
anoutdoorcafé,asymphonysizedstage
forconcertsandoffbroadwayproductions
andwellasterracedlawnseatingfacing
thestreetfor"peoplewatching"
Composedof4smallersquaresbetween
.33and.64acreseach,intheformofa
Greekcross.Theparkisgracedbyseveral
sculpturesandalargefountain
Aquiet,treeshadedparksurroundedby
swanktownhouses,churchesandseveral
culturalinstitutions.
Agreenoasisinthemiddleof
Philadelphia,providesagatheringplace
forlocalresidentstomeet,hangoutand
play.Parkcontainssculpture,fountains,
plentyparkbenches,Gazebosandhostsa
farmersmarket.
SantaFePlaza,SantaFe,
NM
31,775s.f./0.73Acres
WashingtonSquare,
NewYork,NY
342,000s.f./7.85Acres
SquaresofSavannah,
Savannah,Georgia
fto60,000s.f./.46Acresto1.3Acres
CampusMartius,
Detroit,MI
61,900s.f./1.4Acres
St.LouisSquare,
Montreal,Canada
13
11 2218thand19thCenturySquaresthat
varyinsizefrom.46to1.3Acresforma
seriesofwoodedand"garden"squares
withintheGridSystemofthissouthern
city,hailedbycriticsasoneofthemost
intelligentcitygridsystemintheworld.
Allthesquareshaveseating,gazebos,
matureLiveOaksforshadeandample
greenspaceincluding,floweringshrubs,
andlawnareas.Somehavemonuments,
fountainsandpublicart.
Eachsquareiseasilyaccessibleonfootand
viaautomobile.Mostofthesquaresare
surroundedbymixedusesuchasresidentia
office,institutional,commercialandretail.
Manychurchesandsquaresalsofrontonto
thesquares,inmostlybeautifularchitectura
structures.
Thespaceischaracterizedbylawns,
fountains,anicerink,shadeddining
areas,abandstandaswellassmall
restaurant.Agreatspotreadundera
shadytreeinthesummerorskateand
meetpeopleinthewinter.Peoplevisit
thisspaceinDowntownDetroittolistento
concertsandwatchoutdoormovies.
AmainintersectionofdowntownDetroitha
beentransformedintoagreenpublicsquar
Surroundedbyretailandofficeusesuchas
theHardRockCafé,andcorporate
headquarters.Therearealsoresidentialuni
nearby.
AVictorianstylefountainwithinashallow
pooliscentrallylocatedinthepark.There
is a Gazebo at one end of the park that
AEuropeanstylesquareintheLatinQuarte
ofMontreal.Thecontextissmall
townhouses and a nearby university On
12
9
10
Aformal,treeͲlinedgrassysquareithas
paths,benchesandacentralmonument.
Alargeformalsquare,characterizedby
matureshadetrees,extensivepaving,a
largeformal,interactivefountainanarch
andcommemorativestatues.Thereare
amplebenchesandlotsofchessplaying
tables,aplaygroundandadogrun.
LocatedintheheartofSantaFe,NM,
Surroundedonfoursidesbyhistoric
structures,itisactivatedbyrestaurants,
marketsandpublicceremoniesandfestivals
LocatedintheheartofGreenwichVillage,
servesasaneighborhoodgatheringplacean
informalspotformusicalperformances.Iti
closetoNYUniversity,residential
neighborhoodsandthestoresandclubsof
GreenwichVillage.
141,750s.f./3.25Acres
WashingtonSquare,
SanFrancisco,CA
References:UrbanParksandOpenSpace,ULI;PPSProjectforPublicSpace,www.pps.org
Avg.=2.45Acres
14
isaGazeboatoneendoftheparkthat
sellssnack.Seatingisprovidedbyplenty
ofparkbenches.TheParkischaracterized
bymatureshadetreesandextensive
lawns,beingapproximately85%
greenscape.
townhousesandanearbyuniversity.On
sunnydaystheparkisfilledwith
neighborhoodpeople,makingthisspacea
truetownsquare.RueSt.Denisonthenort
borderofthesquaresportsseveral
restaurantsorpubs,aswellas3hotelswith
a4Ͳ5minutewalk
uieen Space Plan foi the Silvei Spiing CBB Ȃ 0utieach
Site DzPiogiess Placedz anu Ripley Site
May9,2008,11am,TeleconferencebetweenJohnMarcolin
AndMelTull,ofSilverSpringUrbanDistrict

MeetingMinutes

Î 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).Theretailshouldincludenational“BigBox”storesmixedwith
smallerlocalorregionalretailers.Thebigboxwouldprovideananchorandregionaldraw
thatwouldhelpthelocalretailstores.BigBoxretail,suchasCrateandBarrel,BedBathand
Beyond,wasmentioned.

3. NextSteps
a. Expressedconcernthatthetimerequiredtogettoafinalplanwouldbelong.
b. Gettingownerandcommunityconsensuswouldbedifficult.

Î 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. StaffrespondedthatprogressplacecouldstayonsiteorbereͲlocated;itwastooearlyto
saywhatthespecificplanswouldbe.
b. StaffagreedthatProgressPlacecouldbeincorporatedinthedesigninsuchawayinanew
jointͲventuredevelopmentsothatitwouldnothinderthesuccessfuluseofagreenspaceor
associatedretailuses.However,thatwasfaroutintothefutureandthatalargerhurdle
wastheformationofteamoflandͲownersthatcouldworktogetherforthesuccessofa
jointventureproject.
c. StaffagreedthatretailisneedinFentonvillage,butdidnotagreethatitrequiredZTA
amendmentsforadditionalheight.StaffagreedwithMelregardingretailuseinRipley,but
statedthatisreallythepurviewofthedeveloper(s).Thegraphicimageshownwasnota
proposal,butmeanttoactasavisionforwhatagreenspaceintheRipleyDistrictcouldlook
like.Itisnotintendedtoruleoutotherpotentialscenarios.
3. NextSteps
a. Staffreiteratedthatprocesswouldfollowtypicalpathofcommunityoutreachandthatthe
newprojectsubmittalsforrecommendedareaswouldnotbeaffected,butitwouldbe
encouragebystaffthatapplicanttakeintoconsiderationtheGreenOpenSpacePlan’s
recommendations.
b. Staffstatedthatalreadytwoownerintwodifferentareashaveexpressedpositivefeedback.

uieen Space Plan foi the Silvei Spiing CBB Ȃ 0utieach
Site DzNontgomeiy County Paiking Lot ͵dz
May5,2008,11am,MNCPPCAtriumconferenceroom
Inattendance:BobHillerson(PropertyOwner),BobDalrymple(Attorney),
RobertKronenberg,JohnMarcolin,SandraPereira,ElzaHiselͲMcCoy

MeetingMinutes

Î ThePropertyOwnerexpressedvariousconcerns:
1. Process
LackofawarenessabouttheGreenSpacePlanuntilitwasdiscussedwiththePlanningBoardonApril
24,2008.StaffshouldhavebroughtthisstudytothePropertyOwner’sattentionsincethestudy:
a) identifieshispropertyasaprioritysiteforapotentiallargegreenspace,
b) makesspecificrecommendationsillustratedthrough3ͲDgraphics,
c) TheOwnerhasalreadybeenworkingonadevelopmentschemeforthesite(“StudioPlaza”),
whichdiffersfromthe“potentiallayout”presentedinthestudy.

2. Content
a) Images–Futuredevelopmentofthesitewillbeexpectedtofollowthe“potentiallayout”
imagespresentedinthestudy.Thecommunitywillassumethisiswhatwillgetbuiltandwill
mostlikelydemandit.
b) Density–Becausethepotentiallayoutdoesnotmaxoutdensityonsite,theschemewould
neverbefinanciallyviable.TheproposalforStudioPlaza(asstatedbythePropertyOwner)
wouldexceedthestandard60Ͳ90feetasprescribedbytheFentonVillageOverlayZone.The
proposalisassumingagreaterheightof143feet,andcountingonaZTA,whichwasnot
contemplatedintheconceptualimagesproducedbyStaff.Staffdidnothavetheopportunityof
reviewingaplanbytheapplicantforhisvisionofthesite.
c) GreenSpace–asshown,thegreenspaceistoolarge,furtherpreventingtheschemefrom
maxingoutontheneededdensitytomakeitfinanciallyviable.
d) Parking–therecommendationtohaveundergroundparkingdramaticallyincreasescostforthe
projectsinceunderneaththesiteisallbedrock.

3. NextSteps
HowwillthisstudyaffecttheproposalforStudioPlazaintermsofcommunityoutreachandtimeline?
WillitdelaytheapprovalprocessforStudioPlaza?

Î MNCPPCStaffrespondedtotheseconcerns:

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

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

3. NextSteps
Thisstudyshouldnotdelaythe“StudioPlaza”project,ratheritshouldfostercollaborationbetween
MNCPPCstaffandpotentialdeveloperstoachievealayoutthatmeetstheneedsofthecommunity,the
recommendationsoftheGreenSpacePlanandthedeveloper’sgoals.StudioPlazashouldproceedits
normalcoursetosubmissionandduringthereviewprocess,Staffmightmakesuggestionsconsistent
withtheGreenSpacePlanrecommendations.

Lastly,StaffrecommendedthatthePropertyOwnerpreparealetterofresponsetotheDraftPlanwith
hisconcerns.

1

uieen Space Plan foi the Silvei Spiing CBB Ȃ 0utieach
Site DzLots South of Ripley Bistiictdz
May14,2008,1:30pm,MNCPPCAtriumconferenceroom
Inattendance:CharlesK.NulsenIIIandJonathanMeyers
withWashingtonPropertyCompany(PropertyOwner),&
MNCPPCstaff–RobertKronenberg,JohnMarcolin,SandraPereira

MeetingMinutes

ThemeetingstartedwithabriefoverviewoftheprocessandrecommendationsontheGreenSpace
PlanfortheSilverSpringCBD.Staffexplainedthatthesiteidentifiedas“LotsSouthofRipleyDistrict”
wasapprovedbytheBoardtobediscussedasaprioritysiteforapotentiallargegreenspace.Staffhas
nowinitiatedtheprocessofpublicoutreach,inwhichStaffwillmeetwithasmanyPropertyOwnersand
CivicGroupsandAssociationsaspossibletodiscusstheDraftPlan.

Î ThePropertyOwnerofferedseveralcommentsandsuggestions:
1. General
a) Thepotentiallayoutfor“LotsSouthofRipleyDistrict”isperceivedaspositiveforthisarea.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.

Î MNCPPCStaffrespondedtothesecomments:

x StaffwillfollowͲupwiththeRoadPlanfortheRipleyDistrict
2

x StaffwillfollowͲupwiththeoldmasterplanforthisareaandcomparetherecommendations
x Staffwillrevisethedrawingstoshowaccurateblockdimensions
x Staffwilloutreachtotheotherpropertyowners

uieen Space Plan foi the Silvei Spiing CBB Ȃ 0utieach
Silvei Spiing 0iban Bistiict Auvisoiy Committee
May15,2008,3:30pm,DiscoveryCommunicationsHeadquartersBuildingconferenceroom
Inattendance:3members,20peopleinaudienceincludingGaryStithandMellTull
JohnMarcolin(JM),SandraPereira(SP)

MeetingMinutes

StaffwasinvitedtoattendthemonthlymeetingoftheSilverSpringUrbanDistrictAdvisoryCommittee
andpresenttheGreenSpacePlanfortheSilverSpringCBD.BecauseofamisͲcoordination,theagenda
forthemeetingfailedtoincludetheStaff’spresentation.NonethelessStaffstillpresented,butthetime
allocatedfordiscussionandcommentswasveryreduced.GaryStithsuggestedthatStaffpresentagain
totheCommitteeatalatertimewhenmoreofficersarepresent.Belowisasummarizedaccountofthe
questionsandcommentsthatfollowedthepresentation.

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

2. InwhoselandisthegreenspaceattheRipleyDistrictsitebeingproposed?
Thelandbelongstodifferentowners,whichrequiressomecoordinationefforts.

3. TherankingfortheLeeandCohenPropertiesshouldhaveascoreof1forthecategoryof“easeof
implementation.”
JM:Staffwillconsideryoursuggestion.

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

uieen Space Plan foi the Silvei Spiing CBB Ȃ 0utieach
Commeicial Ƭ Economic Bevelopment Committee Silvei Spiing
Citizens Auvisoiy Boaiu
May21,2008,7:30pm,SilverSpringRegionalCenterConferenceRoom
Inattendance:seesignͲupsheet,MNCPPCstaffͲJohnMarcolin(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/officeaboveprovides“eyesonthespace”whichisakey
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
don’thavemuchincentivetoparticipate.Incentiveslikeadditionalbuildingheightand/ordensity
areneeded.
JM:StaffisconfidentthattheAmenityFundwillappealtosmallͲsizedlotsthatwanttousethe
optionalmethodofdevelopment,butdon’thavethelandareatoaccommodatethe20percent
requirementofonsitepublicusespace.

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

1
uieen Space Plan foi the Silvei Spiing CBB Ȃ 0utieach
Bill uiiesǡ NǦNCPPC Paik Bevelopment
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
justifyacounterͲoffer.TheCountymadeasecondofferthisyearfor$1.5million,whichwasalso
rejectedinfavorofaprivatesectoroffer.Nonumbershavebeendisclosedyetonthatoffer.
b) SilverSpringLibrarysite.ConstructionofthenewlibrarywithintheCBDisprogrammedinthe
CIP.TheproposedlocationisatthenorthwestquadrantoftheintersectionofBonifantStreet
andFentonStreet.Theproposedlayouttoincludepotentialalignment/easementforthepurple
line.

2. MissedopportunitiesforparklandintheSilverSpringCBD:
a) SilverPlace.TheredevelopmentoftheMROposesanincredibleopportunitytohavealarge
parkintheCBD.TheAgencyshouldnothaveengagedinapublicͲprivatepartnershiptoprovide
retailandhousinginadditiontotheofficespaceonͲsite.Itmakesitverycomplicatedand
disadvantageous.Itshouldratherhavedevotedtheadditionallandnotusedforofficeto
parkland.StaffarguedthatputtingabigparkatSilverPlaceisunnecessaryduetotheproximity
ofWoodsideandFairviewParks

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

2
Ͳ LegacyOpenSpace,anysitecanbenominatedforLegacyOpenSpace.Ifaccepted,itwould
thenqualifyforthefundsavailable.ContactBrendaSandbergfordetails.
Ͳ ‘localpark’vs.‘destinationpark’,currentlynosignificantfundsavailable.
uieen Space Plan foi the Silvei Spiing CBB Ȃ 0utieach
The uiantȀ Blaiis Paiking Lot Site
June2,2008,2pm,AtriumConferenceRoom
Inattendance:ArnoldKohn(TheTowerCompanies),ChristianLessard,AIA,RobbyBrewer,Esq.,
MNCPPCstaffͲJohnMarcolin(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,mixedͲincomecommunity
a. TheBlairsisuniqueinthatitoffersarangeofunittypesthatincludesomevery
affordable.Redevelopmentoftenjeopardizestheaffordabilityofthedevelopment
becausethefinancialinvestmentneedstoberecovered.
d) Implementation,whichroutewillMNCPPCpursue?
a. MasterPlanAmendment(longͲterm)
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
siteͲwithincloseproximityofthemetroͲmakesitveryunique.
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.

uieen Space Plan foi the Silvei Spiing CBB Ȃ 0utieach
Bill Nooneyǡ foimei Biiectoi of Paik Bevelopment
June24,2008,4:30pm,AtriumConferenceRoom
Inattendance:BillMooney,JohnMarcolin,SandraPereira,RoseKrasnow,GlennKreger

MeetingMinutes

StaffmetwithBillMooneytofollowͲuponhiscommentspresentedattheroundtablediscussionwith
thePlanningBoardonApril24,2008.Hiscommentsfocusedontheeconomicbenefitsofparksand
openspacesinurbanareasandtheprocessforimplementingStaff’srecommendations.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,economicgenerators–designiskey
tomakethemsuccessful.
c. Blankwalls(definedasapproximately300feetoflinearblankfacades)aredetrimental
forretail.IndowntownSilverSpring,movietheatersandloadingdockswereremoved
fromstreetlevelinordertoavoidthe“blankwalleffect”.
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,butthemarketwasn’tready.Itneededtocatch
up.Thesearetransitiontimes,fromasuburbantourbanmentality.Ittakestime.TheGiantsite
withitsextensivesurfaceparkinglotisasuburbanmodellocatedinanurbanenvironment.It’s
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.

uieen Space Plan foi the Silvei Spiing CBB Ȃ 0utieach
Pam Nessengeiǡ ueneial Nanageiǡ Fiienus of Post 0ffice Squaieǡ IncǤ
July1,2008,3:00pm,ConferenceCall
Inattendance:JohnMarcolin,SandraPereira

MeetingMinutes

TelephoneConferencewithPamMessengertogleanimportantinformationonhowthegreenspaceat
PostOfficeParkindowntownBostonhasrevitalizedfinancialdistrict.

1. PamhasbeenthroughSilverSpringonmanyofhertripsthroughWashington,DCand
understandsthatDowntownSilverSpringwasonceneglected,butisnowbecomingarevitalized
urbancore.StaffexplainedthegoalsoftheDraftGreenSpacePlanforSilverSpringand
understoodstaff’sconcernthatthenumberofsitesavailableforalargegreenspaceis
dwindling.Pamstated:

“Youcan’tgobackafterthedowntownisrevitalized”…andtakethelandforagreenspace.She
couldn’tunderstandwhyanyonewouldbeagainstagreenspaceintheCBD.

2. Howtheparkisused:
a. TheParkislikeabeachatnoon;peoplegettingtheirdoseofsunandvitaminK.
b. Itprovidescoolshadefromthesuninthehotsummermonths.
c. PeoplesurgeintotheparkatLunchtime.Peoplewillbuylunchelsewhereandeatitat
thepark.
d. Momswithstrollersandchildrenfrequentthepark.Thisisinterestingbecausethere
arenoresidenceswithin4to5blocks.
3. EconomicBenefits:
a. Aviewontoagreenisprimeofficespace:“Its’likeaviewontoCentralPark”.
b. IfpeoplearedrawntoastroͲturf(liketheciviccenterplazainSilverSpring),whynottoa
fountain,concert,trees,cafés?
c. Makesureuserscan“Getsomething”suchasacoffee,icecream,pubs,foodvendors
andotheroutdooreatingvenues.
d. PostOfficeParkisnotnearresidential–noapartmentbuildingsfrontingthepark;the
closestresidentialis4to5cityblocksaway.
e. Todaythereisalotofretail.Therewasverylittlein1992beforetheparkopened.
f. ThoughtheeconomyofBostonhasimprovedgenerallysincetheparkopened,muchof
theoverallimprovementinsurroundingandadjacentpropertyvaluescanbeattributed
tothepark.
4. Description:
a. Sitearea:1.7acres
b. Thereisconstantgroundsmaintenance
c. Theparkiseveryone’slivingroom
d. Undergroundparkinggaragewith1,400Ͳcarspaces,classicalmusic,paintedceilings–
the“TajMahalofparkinggarages”

5. FinancialStructure:
a. Alandredevelopmentcorporation,anotforprofitcorporation,calledTheFriendsof
PostOfficeSquareRedevelopmentCorporation,operatesPostOfficeSquare.
x BasedonlegislationenactedbytheStateofMassachusetts,calledtheUrban
RenewalStatute.
x Composedofsurroundingbusinessowners,suchasbanks,aswellasoutside
shareholders.
x GivescontroloftheparktotheLandRedevelopmentCorporationfor40years
(18yearsleft)afterwhichthelandrevertstothecityofBoston.
b. Thecorporationgenerates$8.6millionperyearinprofits,ofwhich:
x Someisusedtopayforthe$76millionloanofthedevelopmentoftheparkͲ
andͲparkingͲlot
x $2.9millionareannualoperationalcosts
x $1millionisforthelocaltaxbill
x Someextrafundsarecontributedtoamaintenancefundforneighborhood
parksinBoston

6. PamsuggestswestudyBryantParkinNewYorkCityaswellasCentennialParkinAtlanta,
Georgia.
7. Formoredetails(andhistory)seePostOfficeSquarewebsites:www.normanbleventhalpark.org
&www.posquare.com
uieen Space Plan foi the Silvei Spiing CBB Ȃ 0utieach
Silvei Spiing Chambei of Commeice
July3,2008,9:30am,ChamberofCommerce,8601GeorgiaAvenue
MͲNCPPCinattendance: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
mixedͲusedevelopments,theprivatesectorwillhaveavestedinterestinmaintainingthese
spacestoensurethattheycontributetoratherthandetractfromthesuccessofthe
surroundingdevelopment.Inaddition,witheverdecreasingfunds,thepublicsectorwill
havelessabilitytomaintainpublicspaces.
b) IftheAmenityFundwillbeusedtopurchaseportionofthesesites,thenwhowillmaintain
them?
4. Density
a) Surroundingdensityiscriticalforthesuccessofurbangreenspaces.However,intheCBD
wedon’thavethedensitiesneededtogeneratethecriticalmassneededforthesespaces.
Theexamplesshown(e.g.PostOfficeSquare,BryantPark,etc.)havemuchhigher
surroundingdensities,whichaccountfortheirsuccess.Staffansweredthatthisstudymakes
strategicrecommendationsforthefuture,longͲtermsuccessoftheCBD.Atpresent,the
CBDisnotdevelopedtothefullallowabledensities,thusitispresentsanopportunityto
identifystrategiclocationsforfuturelargegreenspaces.
b) HowmuchpublicgreenspacedoweneedtosupportSilverSpring’santicipatedpopulation
ofresidentsandworkers?Whatistheidealpopulation/greenspaceratio?Whatarethe
ratiosfortheexamplesshown?StaffwillfollowͲup,howeveritisdifficulttoquantify
populationnumbersforurbangreenspacessincethesespacesdrawpeoplefromawider
regionthantheimmediatevicinityoftheCBD.
c) Aretheillustrationsforeachspaceaccurateintermsofdensity/FARpersectorplan’s
recommendations?Hasthegreenspacepreventedthesitefromachievingthemaximum
allowabledensitywithinthesetheightlimitations?Ifso,candensityinthegreenspace
areasbetransferredtootherCBDareas?Staffsaidthattheillustrationsareconceptualand
theyroughlymaxoutallowabledensityforeachsite.Theoverallrecommendationsallow
forflexibilityinthesizeofthegreenspaceaslongasitmeetsthe0.5acreminimumsize.
5. Designelements
a) Visibilityiskeytothesuccessoftheseurbangreenspaces.Theartificialturfhasbeen
successfulinpartbecausepeopleseethrough,noblockedviews.Parentsdropoffkidsand
canseethem.
b) JesupBlairParkisanexistinglargegreenspaceintheCBD.Hugeasset.Whatcanbedoneto
makeitasuccessandachieveallthegoalsthatthisstudydescribesforspacesthatdon’t
evenexist?
c) TheillustrationforthesiteofParkingLot3inFentonVillageseemstoconflictwiththe
conceptthattheretailneedstobeatthestreetedge.Incontrast,theillustrationshows
retailthatispulledawayfromthestreet.Staffansweredthatthesearetwodifferent
concepts.Retailatthestreetedgealongwithconsistentstreetwallsisimportantinmain
streetsandroadstomaintainaclearsenseofenclosureandboundary.Whenthis“street
wall”isinterruptedbyanopenspaceitshouldbedoneintentionallyandatstrategic
locations,notarbitrarilytofulfillthe20percentonsitePUSrequirement.Theretailonthe
illustrationforParkingLot3hasbeendesignedsurroundingthegreenspaceandthetwoare
meanttobeinterͲdependent.ThedesignrespondstositeͲspecificconditionsaswellas
strategicgoalsforgreenspaceintheCBD.
d) TheguidelinesfortreeͲlinedstreetsareproblematicbecausepeoplecan’tseeretailsigns
fromthestreet.Retailershavecomplainedforthelackofvisibility.Staffhasheardthis
concernbeforeanditisbeingaddressedintheupdateoftheSSStreetscapeStandards.

uieen Space Plan foi the Silvei Spiing CBB Ȃ 0utieach
South Silvei Spiing Neighboihoou Association
September10,2008,7:30pm,8045NewellStreet–SocialRoom
Inattendance:seesignͲupsheet,MNCPPCstaffͲJohnMarcolin,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.We’ll
thenfocusontheimplementationoftherecommendations.However,ifbychancetheFalklands
weretoreͲdevelop,thestreamvalleywouldberequiredtobeconvertedintoagreenspaceopento
thepublic.

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

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

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

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

7. Howrealisticisittohavetheserecommendationsimplemented?
Response:TheserecommendationsrepresentthestrategicvisionforgreenspacesintheCBD.
BecausemostrecommendationsrelyonapublicͲprivatepartnership,theprivatesectorwillhaveto
taketheleadtodevelopthegreenspaceincoordinationwiththeguidelinesandrequirements
establishedbythepublicsector.Wecan’tgiveatimeframefordevelopment/implementation
becauseitdependsontheindividualswhoowntheproperties.So,itcouldhappentomorrow,next
monthor20yearsfromnow.AtthecurrentpaceofdevelopmentthattheSilverSpringCBDis
experiencing,itisimperativetoestablishthesestrategiclocationsforgreenspacesnowratherthan
riskingbeingtoolate.

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

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

uieen Space Plan foi the Silvei Spiing CBB Ȃ 0utieach
Iglesia ue Bios Pentacostal la Nueva Ieiusalem
September23,2008,2:30pm,1100EastͲWestHighway
Inattendance:PastorMercedes,MNCPPCstaffͲJohnMarcolin,SandraPereira

Discussionquestions

StaffmetwithPastorMercedestodiscusstherecommendationsoftheGreenSpacePlanfortheSilver
SpringCBDandspecificallyfortheChurch’ssite,andtolearnabouttheChurch’splansforthefuture.
Belowisasummarizedaccountofthequestionsanddiscussionthatcameupduringthemeeting.

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

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

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

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

5. Pastor:Wehavenottalkedtoourneighboranddonotknowabouttheirfutureplans,butwe’llask.
Wewerenotthinkingofdoinganyresidential/office–justtheChurch.Weneedtofindanarchitect
andtalkabouttheseideas.

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

uieen Space Plan foi the Silvei Spiing CBB Ȃ 0utieach
East Silvei Spiing Citizensǯ Associationǡ IncǤ ȋESSCAȌ
October20,2008,7:30pm,SligoRecreationCenter
Inattendance:MNCPPCstaff–SandraPereira,MelissaWilliams

Discussionquestions

StaffwasinvitedtopresenttheGreenSpacePlanfortheSilverSpringCBDattheESSCAmonthly
meeting.Belowisasummarizedaccountofthequestionsandcommentsthatcameupduringthe
presentation.

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

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

3. Doesthetool“OffͲsitetransferofopenspace”translatesintoopenspacesupposedlyinSilverSpring
beingtransferredtoBethesda?
Response:No,infact,theoffͲsitetransferofopenspacegenerallyoccurswithintheimmediate
vicinityofthesubjectsite.

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

5. Theroadinthemiddleoftheblockshouldbeeliminatedbecauseitdividesthegreenspaceinhalf
andmakesitalessusable–“kidscan’tkickballbecausethere’saroadwithcars”.
Response:Thisroadfollowsmasterplanrecommendations.Besides,itisintendedtobeamixedͲ
street,whichisdesignedtoemphasizepedestriancirculationwhileallowingforlimited,slowauto
traffic.Trees,bollards,andstreetfurnitureareusedtomarkthepedestriandomain.Ellsworth
StreetindowntownSilverSpringisanexampleofamixedͲusestreet.Carswillhelptoactivatethis
area,theybringadditionaleyesonthestreet,andaddtotheperceptionof“publicrealm”.

6. HowfairisthetradeͲoffbetweenParkingLot3andthereͲdevelopmentwithagreenspace?Isthe
sizeofthegreenspacecomparabletotheexistingparkinglot?Howmanyparkingspaceswillbe
publicinthereͲdevelopment?Willparkingcostincrease?Whatwillbethetimelapsebetween
demolitionandconstructionofthenewparkingfacility?“Someprojectsgetapproved/demolished
andthennothinghappensfor5years,meanwhilewelostourparkinglotanddon’thaveagreen
spaceoraparkingfacility.”
Response:Theapproximateareaofthegreenspaceis1acre.Staffdoesnothaveinformationon
thenumberofparkingspacesproposedfortheredevelopmentofParkingLot3.However,inother
projectssuchastheGalaxyinSouthSilverSpring,wheretheApplicantalsoreͲdevelopedapublic
surfaceparkinglot,thenumberofpublicparkingspacesprovidedinsidethenewparkinggarage
doubledascomparedtothenumberofexistingparkingspacesinthesurfacelot.Staffhasno
informationonparkingcosts,butitwouldbereasonabletoassumethatthesewillbecomparableto
thestandardparkingratesatthetimethatthegarageiscompleted.Staffdoesnotknowhowmuch
timeitwilltaketobuiltanyproposal,however,thisavalidconcernandithasbeennoted.

Appendix5ͲPolicyBackground

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 21
st
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 County’s longestͲrange and most visionary document, the General Plan Refinement
establishes seven goals: Land Use, Housing, Employment/Economic Activity, Transportation,
Environment,CommunityIdentityandDesign,andRegionalism,andassociatedobjectivesand
strategies.Ofspecialrelevancetothepresentstudyarethefollowing:
x LandUseGoal
Ȭ Objective8“Provideacoordinatedandcomprehensivesystemofparks,recreation,
andopenspace”
x EnvironmentGoal
Ȭ Objective 2 “Preserve natural areas and features that are ecologically unusual,
environmentallysensitive,orpossessoutstandingnaturalbeauty”
Ȭ Objective3‘Protectandimprovewaterquality”
Ȭ Objective7‘Protectandimproveairquality’,
Ȭ Objective 13 ‘Promote the efficient use of energy and plan for the County’s longͲ
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 15Ͳ19.
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 250Ͳmile interconnected system of hard surface
andnaturalsurfacetrailsofcountywidesignificance.AlthoughthePlanfocusesontrailswithin
themorethan25,000acresofparklandownedbyMͲNCPPC,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
treeͲlined 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 hardͲedged 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,andinͲlinehockey
rinks,whicharecharacteristicofurbanenvironmentsintermsofscale,recreationalstructures,
andactivities.TheSectorPlanliststhefollowingaspotentialurbanrecreationsites:
1. MontgomeryRegionalOffice(MRO)BuildingGaragesite
2. Cameron/SecondStreetGarage
3. RipleyParkingLot
4. CanadaDrysite
5. FentonVillageGarage(Garage4)
6. MͲNCPPCParkingLot
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:
x Urbanparksandopenspacesthatserveascommunitygatheringplaces.
x Aesthetic open spaces that attract businesses and residents and contribute to urban
revitalization.
x Recreationspacesforresidentsandemployees.
x AttractivetreeͲlinedstreetsthatlinkthecommunitytoparks,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,costͲeffectiveandefficientstrategiesto
sustainurbanparks.

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