Falkland North
Proposed Redevelopment
Silver Spring, Maryland
VII. ZONING ORDINANCE CONFORMANCE
The Project complies with the Silver Spring CBD Sector Plan using the optional method of development without the need for an increase in height, density or intensity above that allowed for in the CBD-R1 zone in the Zoning Ordinance.
The transit-oriented mixed-use nature of the Project allows the development to meet the current and future needs of workers, shoppers and residents in the Silver Spring CBD. The retail component of the Project will provide employment opportunities as well as convenient shopping options. The introduction of additional residential apartments within the Silver Spring CBD will also help achieve the mixed-use goals of the Sector Plan and will help to meet the needs of those existing workers in the Silver Spring area who desire to live in close proximity to their place of employment. In addition, the Project's location, within easy walking distance of the Silver Spring Metro Station without crossing the street, makes it an ideal location for residents, shoppers and those seeking employment elsewhere in Montgomery County and the region.
The nature of the Project is such that it will provide reasonably priced rental housing opportunities for a substantial number of families beyond the required MPDUs. It has been projected that most families that earn the area median income adjusted for family size will qualify to rent the proposed apartments.
The Silver Spring Regional Center has advised that the property is the only remaining property in the CBD that is large enough to accommodate a grocery store, as is currently envisioned for the majority of the retail, which would be very desirable for this area of Silver Spring.
The Project will complement existing adjacent development within the Silver Spring CBD by maintaining the urban character of the area. As discussed above, the Project is bordered on three sides by several high-rise apartments and office buildings, as well as retail establishments. At 143 feet in height, containing a mix of retail and residential uses, the Falkland North Project will fit comfortably into its immediate context.
In order to provide a transition to the lower-density heights of the garden apartments and residential neighborhoods to the south, the Project also includes mid-rise buildings along East-West Highway. The street frontages on East-West Highway will be energized by the retail storefronts and pedestrian plazas.
Finally, the Project's internal circulation pattern and service road provide easy and logical access to all sides of the Project, without impacting the adjacent street network.
The Project will be located only 800 feet from the entrance to the Silver Spring Metro Station, which is serviced by the Red Line. A new Transit Center is proposed for this location. The Transit Center will also be serviced by the future Bi-County Transitway and will serve as the bus and rail hub for the area. The walk to the Metro from the property does not require crossing a street, which makes access extremely easy. Due to the large number of residents expected to reside in the Project and this proximity to the Metro, the Project is expected to add a significant number of Metro riders.
Additionally, the enhanced streetscapes along 16th Street and East-West Highway will further promote pedestrian access to the Metro from other locations.
The project design provides space for a planned route of the Purple Line that would have required the demolition of two existing buildings in the North Parcel.
Vehicular circulation in the area will be improved by the construction, at Applicant's expense, of a turning lane at the 16th Street and Colesville Road intersection, as recommended in the traffic study included as part of this Project Plan's application. The results of a traffic analysis indicate that all of the study area intersections with this exception are projected to operate within the congestion standards established for the policy area. A service road, which is hidden from the street, will also be provided along the rear of the site to accommodate delivery trucks, refuse collection, moving vans and other vehicles that service the retail and apartments. The circular drive in the center of the site and the service road provide access for emergency vehicles to all sides of the buildings. The Applicant's traffic study indicates there is justification for a traffic signal at the Project's front entrance on East-West Highway. The Applicant intends to pursue approval of this signal through the Maryland Department of Transportation and will pay the costs of installing the signal if it is approved.
As recommended by the Silver Spring CBD Sector Plan, the pedestrian ways along 16th Street and East-West Highway adjacent to the property will be improved in accordance with the Sector Plan standards. As discussed above, these improvements to the pedestrian circulation system are an important component of the Project Plan, and will greatly improve the pedestrian experience in this area. The open area along East-West Highway will also create an oasis for the enjoyment of pedestrians.
Land assemblage in this area is restricted by the Project's location at the corner of two major thoroughfares and the railway. However, the North Parcel has remained intact and contains a net developable area of approximately 7.5 acres. The property utilizes its allowable Floor Area Ratio (FAR) for well-designed residential and retail uses that are compatible with its surroundings and implements the goals of the Sector Plan.
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Home Properties Inc.