Falkland North
Proposed Redevelopment
Silver Spring, Maryland
IX. GOALS OF CBD SECTOR PLAN
The project addresses all the goals of the CBD Sector Plan, approved and adopted on February 1, 2000 as follows:
- Transit-Oriented Downtown
The Project will accomplish the goal of the Sector Plan of a transit-oriented downtown. As stated in the Sector Plan, "[l]and use patterns are the most influential factor in making public transportation usable and convenient...Offices, housing, stores, child care and entertainment must all be located within walking distance of the transit stop." (Sector Plan, page 16.) As discussed in detail above, the Project is located within 800 feet of the entrance to the Metro, which station is also expected to be served by the future Bi-County Transitway, and with the construction of the new transit center, will become the transportation hub for all bus and rail service in Silver Spring. Therefore, residents, visitors and shoppers will be within easy walking distance of a wide variety of transit opportunities.
- Commercial Downtown
As noted in the Sector Plan, "[n]ew retail development will serve the local community with a mix of chain and independent businesses offering convenience and specialty shopping, restaurant and entertainment." (Sector Plan, page 18.) As noted above, the Project will include approximately 64,818 square feet of retail space, of which 50,000 is currently expected to be a grocery store that is needed in this area of the CBD, and the remainder of which is expected to be service retail. These uses will activate this area of the CBD and serve the existing and future residents. Additionally, the Project will provide approximately 60 jobs, almost half of which will relate to the management and maintenance of the new residential units.
- Residential Downtown
Another stated goal of the Sector Plan is to create a residential downtown, specifically by locating housing over retail, Id. at page 19. A clear objective of the Sector Plan is to "[d]evelop new residential projects to provide housing and encourage maintenance of existing housing, creating Silver Spring as an even more desirable residential market.", Id. at page 111. The Sector Plan also notes that "[a]n examination of the CBD’s housing potential found a strong demand for high-rise housing in the CBD." Id. at page 111. The Project will accomplish these important Sector Plan objectives by protecting and rehabilitating the 60-year old residential neighborhoods to the south while also contributing to a thriving downtown residential community with the introduction of 1,069 new residential units, with four high-rise structures, atop retail space.
- Civic Downtown
As noted in the Sector Plan, "[c]ivic spaces are formal or informal, large or small, public or private - anywhere people meet, cross paths, and gather. From sidewalks to plazas, Silver Spring should have a variety of civic spaces.", Id. at page 21. As more fully described above, the Project incorporates a significant open plaza along East-West Highway, which will function as an informal gathering space. This plaza will not only serve as a meeting and gathering place for residents, pedestrians, visitors and shoppers, but also as a focal point for both the property and the entire Silver Spring CBD.
- Green Downtown
The Sector Plan also recognizes the need for parks and trees downtown. Specifically, the Sector Plan states, "[i]ncorporating environmental improvements, recreation facilities, and landscaped parks, plazas, and sidewalks into downtown revitalization will make Silver Spring more competitive in the metropolitan-area commercial and residential markets.", Id. at page 22. Additionally, the Sector Plan notes the need for "green parks," which offer "visual, physical, and recreational alternatives to the hard-edged urban environment…. [p]arks of various sizes and character should be located throughout the CBD.", Id. at page 23. The development of the extensive plaza along East-West Highway proposed as part of the Project and the undergrounding of overhead lines will achieve this goal and will provide an urban oasis for the relaxation and enjoyment of residents, visitors, shoppers, and pedestrians in a readily identifiable and accessible public space. Most parking will be completely hidden underground. This area will stand in stark contrast to the surrounding harder urban environment. Additionally, the extensive tree plantings associated with the proposed streetscape improvements to both 16th Street and East-West Highway and the 1.08 acres of public use space on the East Parcel will greatly contribute to the Sector Plan vision of a green downtown. Finally the proposed landscaping of the median on 16th Street will enhance the entrance to Silver Spring from Washington, DC.
- Pedestrian-Friendly Downtown
The Sector Plan "encourages the development of active streets and sidewalks, busy with people walking to shop, commute, or for pleasure.", Id. at page 24. The improvement of the streetscapes along East-West Highway and 16th Street proposed as part of this Project will enhance the pleasure, safety, and convenience of walking and bicycling in this area of the CBD, and the provision of new commercial and retail spaces along the East-West Highway streetscape will activate and enliven pedestrian activity. Additionally, the provision of the large open plaza along East-West Highway will serve to draw pedestrians into the Project. Overall, the Project will create a significantly enhanced pedestrian environment that will greatly enhance the Silver Spring CBD pedestrian experience.
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