DRAFTGREENSPACEGUIDELINES
FORTHESILVERSPRINGCBD




TheMarylandNationalCapitalPark&PlanningCommission
MontgomeryCountyPlanningDepartment
April,2010
ȱ


TableofContents


Introduction       2

FindingUrbanGreenSpace     5
 Parkinggarages
 Reclaimedstreams
 PropertyAssembly
 Publicprojects

ValuingUrbanGreenSpace     10
 Quantitative
 Qualitative

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

Conclusion       38

Bibliography     

Appendices     



1
Introduction

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,16th
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.

2
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

3
otherapplications,aswellasdirectingtheallocationoffundsacquiredthroughthePublicUseSpaceand
AmenityFund.Theywillberevisedtoreflectnewtechnologiesandfieldconditions.





4
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

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

MarketSquare,Alexandria,Virginia
MarketSquareatthecityhallwasbuiltinthemidͲ1960soveraparkinggarage.Thesquareincludes:
Ͳ treeplantersthatalsoactassittingwalls
Ͳ centralpoolandfountain
Ͳ widepavedareas
Ͳ civic,residential,andretailusesonallfoursides

5
Ͳ Weeklyfarmersmarket

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


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

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




6
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

 BryantParkinthespring(Source:blog.bryantpark.org)


ReclaimedStreams

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









7
FourMileRun,Alexandria,Virginia

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

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


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


DonaldsonRun,Arlington,VAͲBeforeviewAfterviewshowingnewlyinstalledsteppools


8

PropertyAssembly

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

TheGalaxyProjectinSouthSilverSpring


PublicRedevelopmentProjects

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




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

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

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



Impactof14neighborhoodparksonadjacentneighborhoodsinDallasͲFortWorth,Texas6

ReplacingaparkinggaragewithaparkaboveundergroundparkinginBoston’sPostOfficeSquare
increasedadjacentlandvalueswhileprovidingagracefulgreencentertoacrowdedcommercial
district4.“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.

10
 PostOfficeSquare:Before After


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

 BryantPark:Before After

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

TownSquare,Spartanburg,SC

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

11
ParksproximityhasalsoincreasedlandvaluesinMontgomeryCounty.IntheKentlands,properties
surroundingtheKentlandParkhaveahigherpersquarefootdollarvalue.Asimilarcorrelationis
observedforthelargeopenspaceͲrecreationareaintheKingFarm.

TheimpactofaneighborhoodparkintheKentlandsonsurroundingland
values(MͲNCPPC,ResearchandTechnologyCenter)


TheimpactofaneighborhoodparkintheKingFarmonsurroundingland
values(MͲNCPPC,ResearchandTechnologyCenter)

12
ParksandgreenopenspacesmayalsoattracttaxͲpayingbusinessesandresidencestocommunitiesby
creatingahigherqualityoflife.8QualityoflifeisrankedasoneofthetopprioritiesbycorporateCEOs
andsmallbusinessownersforchoosingabusinesslocation.9Thesuccessofbusinessesintechnology,
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
th
ConservationAssistance.Washington,D.C.NationalParkService,1995,4 ed.7Ͳ3
10
JohnL.Crompton,2004
11
Ibid,pg28.

13
UrbanGreenSpaceinSilverSpring

Approach

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


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

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

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



FindingsandAnalysis

Theinventoryismorethanalist,itisatooltounderstandthetypesofopenspacesthatexistinSilver
Spring,theircharacteranddistribution.Keyhighlightsonthesizeandnumberofopenspacesand
parklandare:
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).



15

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.


16






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.






17
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.The4thofNovemberplazainPerugia,
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. Atdistances of 250 feet to 325 feet, it is possible to
determine gender, approximate age and the activities they are engaged in. It is also possible to
recognize people based on their clothing and manner of walking.  The distance of 250 feet is the
minimumdimensionforspectatorstoviewsportingevents,whereasagreaterdistancemakesitdifficult
to see what is going on. At distances of less than 100 feet one can begin to perceive people as
individuals; facial features, hair styles, age and persons only met infrequently can be recognized. Itis
interesting to note that many of the open space precedents examined in this study have dimensions
that fall within this approximate range of 250’ x 100’; 250 feet being the range of minimum distances
requiredtoadequatelyviewsportingeventsorperformancesand100feetbeingtheminimumdistance
required recognize an individual person. This dimension forms a space of approximately 0.57 acres in
size.

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


18
SantaFePlazainSantaFe,NewMexicoandO’DonnellsquareinBaltimorearecomparableinsize(.73
and.61acresrespectively)andarebothwellͲusedopenspace,activatedbyshopsandrestaurants
aroundtheedges.

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


Althoughthereisnosinglesizerequiredforasuccessfulgreenspace,historicprecedentsindicatethat
plazasofaroughlyrectangularshapebetweenonehalfandoneacrecanbeeffectiveopenspacesin

19
\

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

urbansettings.Humanscalehasnotchangedovertime,validatingtheuseofhistoricprecedentsto
illustratedesignprinciplesrelevantfortoday.

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

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

12
SuburbanNation:theRiseofSprawlandtheDeclineoftheAmericanDream,Duany,PlaterͲZyberk,Speck,North
PointPress,NewYork,NewYork,2000,pp74Ͳ75

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

 IllustrationofBuildingpushedback20’plustoaccommodatePublicUseSpace

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.

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

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

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

GreenLawnatPostOfficeSquare;Boston,Mass:IftheLawnwereAsphalt

Greeneryhasbeenshowntohaveabeneficialeffectonphysicalandpsychologicalhealth.Surgical
patientshavebeenshowntorecoverquicker.13ADutchstudyfoundthatgreenspaceplaysapositive

13
TheBenefitsofParks,WhyAmericaNeedsMoreCityParksandOpenSpace,PaulSherer,TheTrustforPublic
Land,2006

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

Overall,greenopenspaceinanurbanenvironmentbestowshumanphysical,emotionaland
environmentbenefits.

SiteAnalysisandRecommendations

VarioussitesintheSilverSpringCBDmatchtheprinciplesdescribedabovetheyhavebeenprioritized
basedontheirpotentialtoprovidealargegreenspace.Prioritizedsitesaredescribedwithconceptual
illustrationsthatarenotmeanttoshoworrestricthowthesiteswillbedeveloped.

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

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

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

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

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

Criteriadevelopedtoprioritizethethirteenrecommendedsitesreflectthedesignprinciplesandinclude:
x numberofresidentialunitswithin800feetofthesiteora3minutewalk
x proximitytoexistingparks
x easeofaccessandconnectivity

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

3 GiantFood 2150 No 4 2 <800' 1 21

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

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

12 SilverPlace 1605 Yes 4 4 2400' 1 16

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

5 Leeand 1834 Yes 2 1 1300' 1 13

Cohen
Core 4 1 4

2 Parking 867 Yes 4 2 1600' 1 13

Garage4
FentonVillage 2 1 3

13 JesupBlair 200 No 2 1 3800' 1 10

Park
SouthSilver 1 4 1
Spring

Thetopprioritysites(ParkingLot3,GiantFoodparkinglot,landsurroundingProgressPlace,the
streamvalleyatFalklands,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

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

Whentheprioritysitesaremapped(Map3)withtheexistingopenspacesintheSilverSpringCBD,the
resultingopenspacesystembecomesahierarchyofwellͲdistributedspaceslinkedbyexistingand
proposedbiketrails.

Therecommendationsandvisionaryconceptsforthetopfivesitesareconsistentwithexistingand
potentialsites,majorlinks,andpotentialopportunitiesforurbanrecreationintheSilverSpringCBD
SectorPlan.








28

29


30

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 31

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

32
 Potentiallayout–GiantFoodStoreatexistinglocationwithgreenintheforeground.

ReclaimedStreams

FalklandsChaseStreamRestoration
AnaturalstreamvalleyexistswithintheFalklandsChasegardenapartmentcomplex,designedaccording
toGardenCityMovementprinciples.Thedesignersmadeanefforttorespondtothecharacterofthe
landbypreservingtheexistingstreamvalleywhilefittingtheapartmentbuildingsaroundtheexisting
topographywithminimaldisturbance.

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













FalklandsChaseͲSiteofProposedStreamRestoration 33
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
34
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
35
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.


36
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.


37
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.

38
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,4thFloor,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











Appendices

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

39
Table1ͲPrivateOpenSpaceProjects(existing,underͲconstructionandapproved,March2010]
   OnͲSite
Map ProjectName Location
Key
(%NetLot)
Existingopenspaces
1 LeePlaza Northwestcornerof
ColesvilleRoadand
GeorgiaAvenue
2 SilverSpringBusiness Southeastcornerof
Center ColesvilleRoadandSpring
Street
3 AlexanderHouse NortheastcornerofApple
and2ndAvenues
4 SilverSpringDistrict SouthwestcornerofApple
Courthouse and2ndAvenues
5 CameronHillatSilver CornersofCameronStreet
Spring and2ndAvenueand
CameronStreetand
RamseyAvenue
6 TasteeDiner Northeastcornerof
CameronStreetand
RamseyAvenue
7 SilverSpringMetro Westoftheintersectionof
Plaza ColesvilleRoadand2nd
Avenue(connectingto
Metro’snorthernentry)
8 SilverSpringCenter 8455ColesvilleRoad,a
blocksouthofGeorgia
Avenue
9 Discovery Southerncornerof
Communications GeorgiaAvenueand
Headquarters ColesvilleRoad
10 1100WayneAvenue SouthwestofWayne
AvenueandDixonAvenue
11 1010WayneAvenue SoutheastcornerofDixon
andWayneAvenues
12 8484GeorgiaAvenue Southwestcornerof
GeorgiaandWayne
Avenues

PublicUse Descriptionof
Area OnͲSitePublicUseSpace
7,473SF A)Indoorwintergardenincluding
(30.0%) landscaping,foodservice,newsstand,
resourcecenterdisplaysandseating.B)
Resourcecenter.C)Outdoorplaza.
10,782SF A)StreetscapealongColesvilleRoadwith
(29.9%) sculptureandseatingareas;B)Roeder
Roadamenityspacewithseatingarea,
gardensetting,andstairstosecondlevel
restaurantterrace;C)Pedestrianarcade
connectingColesvilleRoadandRoeder
Road.
13,250SF A)Hardscapedplazawithart,benches,
(24.0%) andtables;B)PublicGarden;C)interior
ofbuilding
13,919SF Plazainfrontofbuilding
(21.0%)
10,513SF Pocketparksandrelatedpathways
(11.1%)
1,660SF Smallhardscapedareawithbench
(11.4%)
22,780SF Hardscapepedestrianconnection
(22.78%) betweentwohighriseofficebuildings
withsteps,fountain,paving,andtreesin
planters.
10,894SF A)ShoppingarcadealongColesvilleRoad;
(29.5%) B)Miniparkwithwaterfeature,
landscaping,andseating;C)Pedestrian
connectionalongFidlerLane.

70,295SF A)Hardscapedplaza(15,000SF);B)
(greenarea DiscoveryGarden,greenspacewith
only) seating,tables,andlightingenclosedbya
fence);C)ArtWallalongColesvilleRoad.
Theapprovalincludedatotalof85,295SF
ofPUS.
7,201SF A)PedestrianarcadealongWayne
(32.0%) Avenue;B)Miniparkwithapedestrian
connectiontoGarage5.
7,190SF A)Publicplazawithagardentheme
(28.34%) includinglandscaping,seating,and
sculpture.B)Coveredpedestrianarcade
alongWayneandDixonAvenues.
7,000SF A)Publicgardenfeaturingpedestrian
(28.0%) walkways,seatingareas,trees,andother
landscapefeatures.B)Setbackand
arcadealongWayneAvenue.
13 TheCrescent 930WayneAvenue 4,999SF A)Hardscapedplazawithart,benches,
(24.0%) andlandscapedplanters.B)Extensionof
WayneAvenuestreetscape.
14 Lofts24/SilverSpring Southwestcornerof 1,665SF Hardscapedplaza
Park FentonandBonifant (10.1%)
Streets 
15 DraperLaneResidential Northwestcornerof 22,053SF A)DraperLaneParkwithbenchesand
Triangle(LenoxPark) ColesvilleRoadandEast (24%) otherfurniture,pavingmaterial,light
WestHighway fixtures,andexistingtreesretained;B)
EastͲWest/Colesvillecornerplazawith
art,landscaping,fountain,amphitheater,
pergolaandpavingmaterials).
16 SilverSpringMetro Northeastcornerof 22,069SF A)Hardscapedpedestrianconnection
Center(NOAAPlaza) ColesvilleRoadandEastͲ (29%) betweenEastͲWestHighwayand
WestHighway ColesvilleRoadconnectingtosouthern
Metroentrance;B)Interiorpublic
amenityspaceforrotatingartexhibits.
17 SilverSpringMetro EastͲWestHighway 80,244SF A)NOAAentrysculpturewithhardscaped
Center,III,IV,V(NOAA) (41.4%) courtsculpture(1,040SF);
 B)WavePoolandGardenwitha½acre
garden,wavepool,hardscapedpaths,
masonryseatwallandsmalllawnareas;
C)Indoorspaceforscienceandhistory
center,auditorium,anddaycare.
18 8215FentonStreet 275feetsouthofthe 600SF Brickextensionofsidewalkwithasmall
 intersectionofThayer (10%) treeandbench
AvenueandFentonStreet
19 8045NewellStreet Southwestcornerof 12,640SF Ahardscapeplazawithartextending
NewellStreetandKennett (21.3%) underthebuildingalongKennettStreet.
Street
20 DiscoveryCreative SoutheastcornerofEastͲ 18,880SF A)RefurbishedtheAcornParkwith
TechnologyCenter WestHighwayandNewell (24.8%) plantings,lighting,benches,bikerackand
Street paving.B)Streettreeplantingsand
pavers.C)“Memorywall”panelsonthe
northwestfaçadeofthebuildingfacing
theAcornParkwithhistoricalimagesof
SilverSpring.
21 JesusHouse PhiladelphiaAvenue,150 2,220SF Hardscapedplaza
feetwestofFentonStreet (17.0%)
22 CityPlace Southwestcornerof 20,216SF* A)Hardscapedplazaatthecornerof
ColesvilleRoadandFenton (22.5%) ColesvilleRoadandFentonStreet;B)
Street Streetscapewithintheproperty
boundary;C)Interioratriumspace;D)
Pedestrianbridgetopublicparking
garage.*AugmentedPUSby
contributingtooffsiteamenityforthe
CioleBuilding.
23 TheSilverton(former EastͲWestHighwayatBlair 16,001SF Publicplazawithlawnpanelandbosque
CanadaDryBottling MillRoad (12.6%) oftrees
Plant)
24 DowntownSilver Easternquadrantofthe 77,402SF Multipleprojects(describedbelow)
SpringUrbanRenewal intersectionofGeorgia (28.8%)
Project AvenueandColesville
Road
 a.GatewayPlaza Northeastcornerof
ColesvilleRoadand
GeorgiaAvenue,infrontof
SilverSpringShopping
Center
b.SilverPlaza EllsworthAvenuebetween 11,900SF
FentonStreetandGeorgia 
Avenue
25 Portico FidlerLane,southwestof
RamseyAvenue
26 1200BlairMillRoad SouthwestcornerofBlair
MillRoadandNewell
Street
27 SilverSpringGateway Southeastofthe
intersectionofBlairMill
RoadandEastͲWest
Highway
28 MontgomeryCollege Southeasterncornerof
TakomaPark/Silver GeorgiaandBurlington
Springcampus Avenues
expansion
29 EasterSeals SoutheastcornerofSpring
nd
Streetand2 Avenue
30 CameronHouse 8710CameronStreet,
southwestofthe
intersectionofCameron
andSpringStreets
31 UnitedTherapeutics Southeatandsouthwest
(PhaseI) cornersofCameronand
SpringStreets
32 1200EastͲWest NorthwestcornerofBlair
Highway MillRoadandEastͲWest
Highway

Openspacesunderconstruction
33 UnitedTherapeutics Northwestcornerof
(PhaseII) CameronandSpringStreets
34 TheDowntownSilver EasterncornerofGeorgia
SpringUrban AvenueandColesvilleRoad
RenewalProject
a.SilverSpringCivic NortheastcornerofFenton
Building StreetandEllsworthDrive
5,650SF Triangularparkinglotwithfountain,
greenlawn,andsignage
Hardscapeplazawithfountainandart.
5,674SF Plazawithartatthesite’ssouthernend
(26.3%) nexttothepublicparkattheendof
FidlerLane.
4,460SF Plazawithpaving,art,andseatinginfront
(25.1%) ofretailspacewithalawnarea
24,506SF Centralplaza,terracedlawninfrontof
(22.0%) retailspace,WestPark,pocketpark,and
 privateoutdoorarea.
42,602SF A)PlazainfrontofKingStreetArtsCenter
(55.7%) withamixofgreenandhardscapewith
seatwalls,walkways,andartdisplay
space;B)pedestrianbridge
3,303SF Seating,paving,andlandscaping.
(11.6%)
16,334SF A)Plazawithpavers,lawn,sculpture,and
(23.2%) accentplanting.B)Extensionofthe
CameronStreetstreetscapeandart.
7,416SF Outdoorplazasbetweenthetwo
(24.3% buildingsandadditionalpublicusespace
PhaseI&II) nexttotheretail.Theplazaswillinclude
art,apaving,andlandscaping.
7,658SF Outdoorspaceswithapublicplazaasthe
(24.1%) buildingforeground,featuringpaving,
planters,sculpture,andseatinginfrontof
retailspace.
7,416SF Outdoorplazaareaswithart,pavingand
(24.3% landscapingadjacenttotheretail.
PhaseI&II)
 Multipleprojects(describedbelow)
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, 8,275SF Plazabehindthebuildingwith
northofCameronStreet (26,6%) landscaping,art,benches,andlighting

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

38 1050RipleyStreet SouthwestcornerofRipley 14,302SF* Hardscapedplazatoincludeafountain,

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

40 TheAdele 8222Ͳ8224FentonStreet, 5,705SF* A)Plazawithart,benches,landscaping,

southwestcornerofFenton (20.0%) lightingandpaving.B)Extensionofthe
StreetandThayerAvenue ThayerAvenuestreetscapewithplanters
andpublicart.*AugmentedPUSby
contributingtooffsiteamenity.
41 814Thayer 814ThayerAvenue,eastof 4,620SF Plazawithart,landscaping,lighting,and
FentonStreet (22.0%) seatingwithgametables.
42 R.HoltEasley’s OnFentonStreet,southof 777SF A)Hardscapedplazawithbench;B)
Subdivsion ThayerAvenue (12.6%) ExpansionofFentonStreetstreetscape.
43 TheModaVista SoutheastcornerofSilver 2,993SF Lawnareaintendedtoserveasa
Residences/Silver SpringAvenueandFenton (5.8%)* neighborhood“pocketpark.”
SpringPark Street *AugmentedPUSbycontributingto
offsiteamenity.
44 8021GeorgiaAvenue NortheastcornerofGeorgia 10,227SF* A)Expansionofthestreetscapeon
andBurlingtonAvenues (20.0%) BurlingtonandGeorgiaAvenues.B)
Seatinginfrontoftheexistingand
proposedbuilding.*AugmentedPUSby
contributingtooffsiteamenity.
th
45 TheGalaxy Between13 Street,Eastern 23,468SF Hardscapedplazawithseating,green
Avenue,andKingStreet (27.0%) spacewithplayequipment,andplanters
withseatwalls
46 StudioPlaza SouthwestcornerofFenton 21,800SF Greenspaceserveasagatheringspace
StreetandThayerAvenue (23.2%) fortheFentonVillagecommunity.
47 8621GeorgiaAve GeorgiaAvenue,northwest 1,760SF* Hardscapedplazainfrontofoffice
ofColesvilleRoad (5.8%) buildingactivatedbyretailandartpiece.
*AugmentedPUSbycontributingto
offsiteamenity
 
Existingandproposedpublicparks
nd nd
48 FidlerLanePark Northwesterncornerof2  10,750SF Pavedwalksandstepsconnecting2 
AvenueandColesvilleRoad (0.25acres) AvenuewiththeendofFidlerLanewith
trees,shrubs,andseasonalplantings.
49 SilverSpring SoutheastcornerofWayne 13,200SF Hardscapedplazawithfountainand
RegionalCenter andGeorgiaAvenues (0.30acres) sculpture(rightͲofͲway,notparkland)
50 AcornUrbanPark 8060NewellStreet 5,432SF HistoricparkwithAcornGazeboand
(0.13acres) matureshadetrees.
51 FentonStreetUrban 7904FentonStreet, 44,840SF Greenparkpropertyhasbeenacquired
Park northwesterncornerof (1.03acres) byMNCPPC,notyetbeendesignedor
PhiladelphiaAvenueand built.Awaitingfinalpurchaseof
FentonStreet adjacentpropertytobegin.
52 KramerUrbanPark 8580SecondAvenue, 3,939SF Gatheringspace
southwestcornerofSecond (0.09acres)
AvenueandFenwickLane)
53 GeneLynch South/northcornerof 11,590SF Greengatheringspacewithlawn,
MemorialPark WayneAvenueand (0.27acres) fountain,andshadetrees.Bikestation
ColesvilleRoad willbeafutureamenity.
54 PhiladelphiaAvenue Southeastcornerof 8,361SF Landscapedareascreeningparkinglot
UrbanPark PhiladelphiaandGeorgia (0.192 fromroad
Avenues acres)
55 RoyceHansonUrban 8787GeorgiaAvenue, 10,206SF Picnictables,maturetrees,andflower
Park southeastcornerofGeorgia (0.234 beds.
AvenueandSpringStreet acres)
56 JesupBlairLocal 900JesupBlairDrive 615,964SF Football/soccerfield,tenniscourts,
Park  (14.14 basketballcourt,picnicarea,a
acres) playground,andtheBlairHouse.
57 JuniperͲBlair CornerofJuniperandBlair 29,540SF Playground,tenniscourtsanda
NeighborhoodPark Avenues (0.678 basketballcourt
acres)


 Appendix2ͲOpenSpacesinAfrica,Europe,andtheUnitedStates


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


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



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


AtheneumatSeaside,Florida:approx:0.61Acres ForumatPompeii,Italy:approx:0.61Acres
Appendix3ͲNorthAmericanGreenSpacesComparisonChart
GreenSpace/City LawnAreavs.Hardscape Activities/Uses Activation/Context
SquareFeet/Acres

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

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

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

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

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

Boston,MA. BedArea=29,362s.f./.67Acres featuresa143'longvinecoveredpergola,
HardscapeArea=25,110s.f./.58Acres The twogazebostructurestohouseanallͲ
CentralLawnAreaisapprox..25acres seasoncaféandtheparkinggarage
escalators.Thereisaninteractive
fountain,plentingofseatingonbenches
74,052s.f./1.7Acres 66%Greenand34%hardscape/amenity/serv. orseatwalls,shadyareasoutoftheway
andareasforpeoplewatching.Shade
providedbymaturedeciduoustreesand
lawnareasisraisedabovesurrounding
walksbyagranitecurb.
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
4 UnionSquare,San LawnArea=19580+/Ͳs.f/.45AcresPlanting Amostlyhardscapedplazathatfeatures LocatedintheheartofSanFrancisco's
Francisco,CA
HardscapeArea=25,110s.f./.58Acres The forconcertsandoffbroadwayproductions squareissurroundedbyupscalerestaurants
CentralLawnAreaisapprox..25acres
96,750s.f./2.22Acres
5 MarketSquare,
Alexandria,VA
50,965s.f./1.17Acres
6 RittenhouseSquare,
Philadelphia,PA
225,625s.f./5.18Acres
7 JacksonSquare,New
Orleans,LA
82,500s.f./1.90Acres
8 MountVernonSquare,
Baltimore,MD
82,770s.f./1.90Acres
BedArea=29,362s.f./.67Acres anoutdoorcafé,asymphonysizedstage shopping,hotelandtheatredistrict,the
andwellasterracedlawnseatingfacing andfashionableboutiquesandshops.
thestreetfor"peoplewatching"
Large,hardscapeplazawithlandscape Thesquareissurroundedbyhotels,
plantersfilledwithmaturetrees.Aparking restaurants,officesandresidences;atruly
garageislocateddirectlybeneath.This mixedusearea.
squarehasservedasafarmersmarket
sincethe18thcentury.Thissquarehasa
largefountaininthecenterandisfronted
onthenorthbythecityhallandonthe
southbyKingStreet.
Agreenoasisinthemiddleof Surroundedbyamixofcommercialand
Philadelphia,providesagatheringplace residentialuses.Architecturalllynotable
forlocalresidentstomeet,hangoutand buildingslinetheparkandthereanearby
play.Parkcontainssculpture,fountains, upscaleshopsandrestaurants.
plentyparkbenches,Gazebosandhostsa
farmersmarket.
Formal,treeshadedsquareintheFrench Squaresurroundedbysidewalkcafes,
quarter.St.LouisCathedralononeside restaurantsandcoffeeshopsathatprovide
andMississippionother.Squarehas richstreetlifearoundthesquare.Itslocatio
amplelawnareasandbrickwalksfor intheheartoftheFrenchquarteralso
strolling providescharacterandambience.
Composedof4smallersquaresbetween Aquiet,treeshadedparksurroundedby
.33and.64acreseach,intheformofa swanktownhouses,churchesandseveral
Greekcross.Theparkisgracedbyseveral culturalinstitutions.
sculpturesandalargefountain
9 SantaFePlaza,SantaFe, Aformal,treeͲlinedgrassysquareithas
NM paths,benchesandacentralmonument.
31,775s.f./0.73Acres
10 WashingtonSquare, Alargeformalsquare,characterizedby
NewYork,NY matureshadetrees,extensivepaving,a
largeformal,interactivefountainanarch
342,000s.f./7.85Acres andcommemorativestatues.Thereare
amplebenchesandlotsofchessplaying
tables,aplaygroundandadogrun.
11 SquaresofSavannah, 2218thand19thCenturySquaresthat
Savannah,Georgia varyinsizefrom.46to1.3Acresforma
seriesofwoodedand"garden"squares
withintheGridSystemofthissouthern
city,hailedbycriticsasoneofthemost
intelligentcitygridsystemintheworld.
fto60,000s.f./.46Acresto1.3Acres Allthesquareshaveseating,gazebos,
matureLiveOaksforshadeandample
greenspaceincluding,floweringshrubs,
andlawnareas.Somehavemonuments,
fountainsandpublicart.
12 CampusMartius, Thespaceischaracterizedbylawns,
Detroit,MI fountains,anicerink,shadeddining
areas,abandstandaswellassmall
61,900s.f./1.4Acres
restaurant.Agreatspotreadundera
shadytreeinthesummerorskateand
meetpeopleinthewinter.Peoplevisit
thisspaceinDowntownDetroittolistento
concertsandwatchoutdoormovies.
13 St.LouisSquare, AVictorianstylefountainwithinashallow AEuropeanstylesquareintheLatinQuarte
Montreal,Canada pooliscentrallylocatedinthepark.There ofMontreal.Thecontextissmall
is a Gazebo at one end of the park that
LocatedintheheartofSantaFe,NM,
Surroundedonfoursidesbyhistoric
structures,itisactivatedbyrestaurants,
marketsandpublicceremoniesandfestivals
LocatedintheheartofGreenwichVillage,
servesasaneighborhoodgatheringplacean
informalspotformusicalperformances.Iti
closetoNYUniversity,residential
neighborhoodsandthestoresandclubsof
GreenwichVillage.
Eachsquareiseasilyaccessibleonfootand
viaautomobile.Mostofthesquaresare
surroundedbymixedusesuchasresidentia
office,institutional,commercialandretail.
Manychurchesandsquaresalsofrontonto
thesquares,inmostlybeautifularchitectura
structures.
AmainintersectionofdowntownDetroitha
beentransformedintoagreenpublicsquar
Surroundedbyretailandofficeusesuchas
theHardRockCafé,andcorporate
headquarters.Therearealsoresidentialuni
nearby.
townhouses and a nearby university On
 isaGazeboatoneendoftheparkthat townhousesandanearbyuniversity.On
141,750s.f./3.25Acres sellssnack.Seatingisprovidedbyplenty sunnydaystheparkisfilledwith
ofparkbenches.TheParkischaracterized neighborhoodpeople,makingthisspacea
bymatureshadetreesandextensive truetownsquare.RueSt.Denisonthenort
lawns,beingapproximately85% borderofthesquaresportsseveral
greenscape. restaurantsorpubs,aswellas3hotelswith
a4Ͳ5minutewalk

14 WashingtonSquare,
SanFrancisco,CA

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

Avg.=2.45Acres

”‡‡’ƒ…‡Žƒˆ‘”–Š‡‹Ž˜‡”’”‹‰Ȃ—–”‡ƒ…Š
‹–‡Dz”‘‰”‡••Žƒ…‡dzƒ†‹’Ž‡›‹–‡

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.






”‡‡’ƒ…‡Žƒˆ‘”–Š‡‹Ž˜‡”’”‹‰Ȃ—–”‡ƒ…Š
‹–‡Dz‘–‰‘‡”›‘—–›ƒ”‹‰‘–͵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.





”‡‡’ƒ…‡Žƒˆ‘”–Š‡‹Ž˜‡”’”‹‰Ȃ—–”‡ƒ…Š
‹–‡Dz‘–•‘—–Š‘ˆ‹’Ž‡›‹•–”‹…–dz

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

1


x StaffwillfollowͲupwiththeoldmasterplanforthisareaandcomparetherecommendations
x Staffwillrevisethedrawingstoshowaccurateblockdimensions
x Staffwilloutreachtotheotherpropertyowners





2



”‡‡’ƒ…‡Žƒˆ‘”–Š‡‹Ž˜‡”’”‹‰Ȃ—–”‡ƒ…Š
‹Ž˜‡”’”‹‰”„ƒ‹•–”‹…–†˜‹•‘”›‘‹––‡‡

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.







”‡‡’ƒ…‡Žƒˆ‘”–Š‡‹Ž˜‡”’”‹‰Ȃ—–”‡ƒ…Š
‘‡”…‹ƒŽƬ…‘‘‹…‡˜‡Ž‘’‡–‘‹––‡‡‹Ž˜‡”’”‹‰
‹–‹œ‡•†˜‹•‘”›‘ƒ”†

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.


”‡‡’ƒ…‡Žƒˆ‘”–Š‡‹Ž˜‡”’”‹‰Ȃ—–”‡ƒ…Š
‹ŽŽ
”‹‡•ǡǦƒ”‡˜‡Ž‘’‡–

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.

1


Ͳ LegacyOpenSpace,anysitecanbenominatedforLegacyOpenSpace.Ifaccepted,itwould
thenqualifyforthefundsavailable.ContactBrendaSandbergfordetails.
Ͳ ‘localpark’vs.‘destinationpark’,currentlynosignificantfundsavailable.

2

”‡‡’ƒ…‡Žƒˆ‘”–Š‡‹Ž˜‡”’”‹‰Ȃ—–”‡ƒ…Š
Š‡
‹ƒ–ȀŽƒ‹”•ƒ”‹‰‘–‹–‡

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.


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‹ŽŽ‘‘‡›ǡˆ‘”‡”‹”‡…–‘”‘ˆƒ”‡˜‡Ž‘’‡–

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.


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ƒ‡••‡‰‡”ǡ
‡‡”ƒŽƒƒ‰‡”ǡ ”‹‡†•‘ˆ‘•–ˆˆ‹…‡“—ƒ”‡ǡ…Ǥ

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

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‹Ž˜‡”’”‹‰Šƒ„‡”‘ˆ‘‡”…‡

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.





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‘—–Š‹Ž˜‡”’”‹‰‡‹‰Š„‘”Š‘‘†••‘…‹ƒ–‹‘

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.


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‰Ž‡•‹ƒ†‡‹‘•‡–ƒ…‘•–ƒŽŽƒ—‡˜ƒ ‡”—•ƒŽ‡

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.


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ƒ•–‹Ž˜‡”’”‹‰‹–‹œ‡•ǯ••‘…‹ƒ–‹‘ǡ…ǤȋȌ

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 21st century vision for Montgomery
County.WhileitreaffirmstheWedgesandCorridorsconceptasaframeworkfordevelopment,
itbuildsuponittodefineatotaloffourgeographiccomponentsintheCounty:theUrbanRing,
the Corridor, the Suburban Communities, and the Wedge, which are defined in terms of
appropriatelanduses,scale,intensity,andfunction.

As the 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.