There are many curious aspects to the proposed redevelopment of 8787 Georgia Avenue, the sketch plan for which will come before the Montgomery County Planning Board on July 24. Many residents in the neighborhood directly across Spring Street from the site - which just happens to be the Planning Board's headquarters - have expressed concerns about the height, density, and massing of the project, as well as the viability of retail on this parcel.
Planning staff have addressed one major issue - the proposed shrinkage of Fairview Park - by getting the developer to agree to remove that from the plan. But many questions remain.
It's interesting that, for a project that is part of a public-private land swap with the County, only the required minimum of 12.5% affordable units is being demanded by planners. The Board and County Council last year approved a requirement of 15% affordable units in the Westbard sector plan area, which is nowhere near Metro.
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This is how much public/green space
was recommended by residents and
planners in 2008 |
Second, the amount of green and public-use space is far smaller than the original 2008 "Silver Place" charrette proposed should be part of any redevelopment of this site.
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...and here's what you're actually
going to get. "Holy shrink ray, Batman!" |
Third, this is one of the least transparent sketch plans I've seen. There's no clear number of housing units being given, only a promise that the number will be determined later. A number of the renderings in the staff report are deceptive in terms of what the true height and massing of the new buildings across from the homes on Spring Street will be.
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Notice how the tree in the
upper-right corner conveniently
blocks out the recessed upper floors
that will be seen from Spring Street? |
Having said that, it's also interesting that the step-down to those homes on the Spring Street edge, and the overall site density, are much lower than that approved for buildings directly adjacent to, and across from, single-family homes in the Westbard plan. Westbard is 2 miles from the nearest Metro station and poorly-served by transit. 8787 Georgia is on a major bus corridor, and is only a few blocks from Metro. And this is not the first time the Board has done this within walking distance of Silver Spring Metro. Again, it's amateur hour at the Planning Board.
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View from townhomes across
Spring Street seems more distant
than the actual proximity |
Planning staff is recommending approval of the sketch plan with conditions.
