Posts about Montgomery

Plan calls for three urban nodes, new parkland

Planners envision creating three new "activity centers" clustered around the Food and Drug Administration, whose 9,000 employees began moving here in 2009, and Washington Adventist Hospital, which wants to move here from Takoma Park.

Concept drawing of the White Oak Science Gateway from the Montgomery County Planning Department.

The largest would be LifeSci Village, a partnership between local developer Percontee and Montgomery County to build a planned community for bioscience research and technology behind the FDA campus. Today, it's a 300-acre brownfield site containing a shuttered sludge treatment plant and a concrete recycling facility.

"We have to create a compelling reason for people to come here," says Jonathan Genn, executive vice president at Percontee. Bioscience workers "tend not to [have] your normal 9-to-5 week," he adds. "They're working nights and weekends. They want that vitality."

An "academic quad" at LifeSci Village. Image from Percontee.

Designed by New Urbanist architecture firm Torti Gallas and Partners, the $3.2 billion project would contain a research campus with several "world-renowned" academic institutions, along with offices and labs, a hotel and conference center. There would be a commercial district with shops, restaurants and entertainment venues, and up to 5,300 new homes, including apartments, townhomes and some single-family homes.

Another "activity center" would be at 40-acre White Oak Shopping Center at New Hampshire and Route 29 would give way to apartments, offices and shops in buildings up to 200 feet tall surrounding an "urban plaza" and a "neighborhood green" for community gatherings. The plan encourages redeveloping the 1960's-era garden apartments behind the shopping center, but only if the new buildings set aside at least 15% of their units for affordable housing.

The third would be in Hillandale, where both Georgetown University and Montgomery College have expressed interest in buying the former National Labor College campus at New Hampshire Avenue and the Beltway.

Meanwhile, residents would get a larger open space network, including neighborhood parks, a recreational park and a proposed, 130-acre expansion of Paint Branch Park into the FDA property, the vast majority of which is unused.

Planners seek new approach to congestion

The Science Gateway plan is a 180-degree turn from previous plans for White Oak and East County, which sought to keep the status quo. Planners say that old solutions won't fix White Oak's real issues, and that improving transit and bringing amenities closer to where people live is the best way to handle traffic.

The commercial district at LifeSci Village. Image from Percontee.

"Creating a really vibrant, mixed-use community ... is a mitigating factor," says Genn. "People can walk to work, bike to work, people can do other activities after work. All of those things mitigate traffic impact at rush hour."

In total, the Science Gateway plan allows up to 8,500 new homes and 13 million square feet of new commercial space containing up to 43,000 new jobs. That's more than double the amount of homes and commercial space here today, and nearly triple the amount of jobs.

Planners hope that new transit and improved local street connections will help reduce the Science Gateway's traffic impacts. Montgomery County's proposed Bus Rapid Transit network would connect the three centers to each other and to the rest of the region with lines along Route 29 and New Hampshire Avenue, and Randolph Road.

BRT lines currently under study (in blue) and an extension to LifeSci Village (in green). Image from the Montgomery County Planning Department.

The plan also calls for connecting dead-end streets where possible and building a new street grid at the White Oak Shopping Center and LifeSci Village. Planners recommend rebuilding a bridge that carries Old Columbia Pike over the Paint Branch, which was closed to cars 30 years ago, and creating a network of "green streets" with bike lanes.

By giving residents, workers and visitors alternatives to driving, the plan's goal is that 30% of all trips will be made without a car by 2040. That may seem unrealistic, but 25% of White Oak residents already commute to work by foot, bike or transit today. The Metrobus K and Z lines, which serve White Oak, are some of the most-used routes in suburban Maryland.

Strict staging requirements would ensure that new development wasn't occurring without the public infrastructure needed to support it. Under the plan, most of the development wouldn't occur until after the Bus Rapid Transit lines on Route 29 and New Hampshire were funded and built. The Planning Department would have to submit reports every 2 years showing that infrastructure has caught up to development.

Science Gateway could improve jobs-housing imbalance

While the Science Gateway could help fix the region's jobs-housing imbalance by putting more jobs on the east side, closer to where the most affordable housing is, reducing the need to commute to the I-270 corridor or Northern Virginia for work.

There are no fewer than 5 plans each calling for a similar amount of development as in the White Oak plan along I-270, like the the Great Seneca Science Corridor in Gaithersburg, which both residents and smart growth advocates criticized for putting too much development in an isolated area.

Many of them suggested that White Oak was a better location for it, and East County residents agree. In 2009, the East County Citizens Advisory Board demanded more jobs and investment in the area, while visitors to a 2010 open house advocated for more density and transit.

Improving pedestrian, bike and transit connections could help traffic in White Oak. Photo by the author.

Nonetheless, most of the Science Gateway isn't allowed under the county's Adequate Public Facilities Ordinance, which discourages new development in congested areas based on the assumption that everyone will drive everywhere no matter what.

But "even if Montgomery County limited development," planners note, "regional and local traffic will continue to congest the highway network." To make White Oak eligible for new development, planners simply recommend not including regional highways like Route 29 and the Beltway in traffic counts, which would lower the area's traffic counts, making it eligible for new housing and job growth.

Not everyone's convinced, however. "This just means we're going to suffer from more traffic," said Alison Praisner Klumpp, Calverton resident and current member of the East County Citizens Advisory Board, said at a presentation on the plan earlier this month. Carole Ann Barth, president of the Montgomery County Civic Federation and a resident of Four Corners, called the plan "shallow, simplistic and ultimately impractical" while claiming it would force people to live in apartments against their will.

Plan needs transit, some industry to succeed

As someone who currently lives and bikes in White Oak, I'm excited by the Science Gateway plan. Having more jobs, shopping and housing choices in East County will encourage hopefully make this area a destination of choice once again.

However, this plan can't happen without good transit, especially a direct connection to LifeSci Village. While the staging requirements require BRT to be funded and built before major development occurs, the county's current plans call for buses without dedicated lanes on much of New Hampshire Avenue and Route 29. Without fast, reliable transit, people will continue to drive, placing an undue burden on area roads.

Should we keep some light industrial activity in White Oak? Photo by the author.

In addition, planners may want to reconsider preserving some of the light industrial uses in the plan area, like at the Montgomery Industrial Park on Industrial Parkway. Just 1% of Montgomery County is zoned for industrial activity, and there aren't many other places where it can go. There may not be enough of a market to rezone all of it for mixed-use development, as the plan recommends.

Studies show that a majority of Americans across racial and generational lines want to be close to transit, jobs, shopping, dining and entertainment, and communities across Montgomery County and the region are responding. If White Oak wants to reclaim its former prosperity, it can and should follow suit.

The Montgomery County Planning Board will hold a public hearing on the White Oak Science Gateway Master Plan this Thursday at 6:30pm at the Planning Department, located at 8787 Georgia Avenue in Silver Spring. To sign up to testify or send written comments, visit their website.

The Planning Board will discuss the plan and potentially make changes to it during a series of worksessions over the next several weeks. After that, they'll vote on whether to approve it. If it passes, the plan will then go to the County Council later this year for additional public hearings and worksessions and a final vote.

Kelly Blynn of the Coalition for Smarter Growth, who live-tweeted the event with myself and Ted Van Houten from the Action Committee for Transit, compiled this summary of the hearing on Storify:

Here is the full list.

Transit projects:

• $100 million for MARC enhancements, including Penn Line weekend service, 2 new Camden Line weekday roundtrips, and new locomotives.
• $280 million for final design for the Purple Line.
• $170 million for final design for the Red Line in Baltimore.
• $100 million for final design for the Corridor Cities Transitway in Montgomery County.

• $125 million for construction of an interchange between I-270 and Watkins Mill Road in Montgomery County.
• $100 million for construction of an interchange at Kerby Hill Road and Indian Head Highway in Prince George's.
• $49 million for widening US 29 to three lanes from Seneca Drive to MD 175 in Howard County.
• $82 million for construction of an interchange on US 15 at Monocacy Boulevard in Frederick.
• $20 million for design of a new Thomas Johnson Bridge between Calvert and St. Mary's counties.
• $60 million for reconstruction of in interchange at I-695 and Leeds Avenue in Baltimore County.
• $44 million for BRAC-related construction near Aberdeen Proving Ground.
• $54 million for construction of a new interchage on US 301 at MD 304 on the Eastern Shore.

Mall will get new entrances, national retailers

The mall will get two new entrances, including this one on Ellsworth Drive.

Unlike White Flint Mall, which is being redeveloped as an outdoor shopping center, Ellsworth Place will remain an indoor mall. "It wants to be a mall," said Terry Richardson, president of Petrie Ross. "The retailers who want to be here want a mall experience, just friendlier and more pedestrian-oriented than City Place was."

To that end, Petrie Ross will improve the mall's connections to the surrounding streets, which already have lots of foot traffic. They'll renovate the three existing entrances to draw people in and place new cladding on the mall's newer section, closer to Colesville Road. Signs, lighting and video screens will hang from the existing metal framework that wraps around the building's older portion, originally built as a Hecht's department store in the 1940's.

The developer also plans new entrances on Ellsworth Drive and Colesville Road with escalators leading directly to the mall's upper floors or into a store. Along Fenton Street, there will be a new outdoor dining terrace suspended above the sidewalk to serve a sit-down restaurant. Meanwhile, new signs on the mall's blank rear wall will beckon people standing on the Metro platform two blocks away.

Ellsworth Place's new center court.

Inside, Petrie Ross will replace the existing 1990's Art Deco decor with "more of an industrial, clean look," said Petrie. The mall will get new lighting, a new elevator and new escalators. They also plan to rearrange the layout to improve circulation and combine smaller stores into larger, "junior anchor" spaces for national retailers.

Petrie said he seeks to bring retailers serving the "moderate and up" crowd, with a focus on entertainment venues, restaurants and clothing stores. Some establishments will stay, like McGinty's Public House, Blue Pearl, and the restaurants facing Ellsworth Drive, along with a "refreshed" Burlington Coat Factory. But the food court, which has just one restaurant, will go away, along Galaxy Billards, which will make way for a new entrance.

Several major chains and one "locally owned, regional chain" restaurant have already signed letters of intent to open here, and Petrie Ross is about to sign a lease with one of them. "You're going to recognize this tenant, and be happy to hear who it is," said Petrie. There was no word on what the new stores would be, but attorney Gus Bauman hinted that one of them might be the arts and crafts store Michaels.

On the fifth floor, a 10-screen movie theatre that's been closed since 2004 will be turned into an entertainment venue with "high-end bowling." Petrie compared it to Lucky Strike. "It's a large venue with a lot of activity that will draw a lot of people," he said.

Concerns about local businesses, historic preservation

The mall's renovated entrance at Colesville and Fenton.

After Hecht's closed in 1987, Montgomery County sought a way to bring shoppers back to downtown Silver Spring, but City Place struggled soon after it opened in 1992. When the Downtown Silver Spring complex opened in 2003, the mall had become an afterthought.

Since buying the mall in 2007, Petrie Ross has made several proposals to fix it, ranging from cosmetic changes to turning it into an outlet mall or a Target.

As a result, residents were cautiously optimistic about the mall's future. "I'm personally excited about this and I know people want things to go into this building," said Evan Glass, chair of the advisory board. "But this is the fourth iteration y'all have showed us. So why now? Why this?"

Terry Richardson, president of Petrie Ross, said that after years of recession, shoppers are ready to start spending again and retailers want to serve them. "National retailers . . . hit the pause button" in 2008, he said. "But year by year, sales are increasing."

Residents talked about stores they'd like to see in the new mall, like a bookstore or other "third places" where people could hang out without having to spend money. Board member Praj Kasbekar asked if there could be more local businesses in the mall. "Not everyone is looking for another national chain in Silver Spring," she said.

Historic preservation was another concern. The Hecht's wing is a historic landmark, and any changes to the outside will require approval from the county's Historic Preservation Commission.

Bauman called the proposed exterior alterations "modest," saying they won't drastically alter the façade. Instead of cutting a hole over the new Ellsworth Drive entrance to put a display window there, Petrie Ross will attach a new sign and glass "shadow box" to the exterior. "Without those entrances, tenants will not come here," Bauman added. "This is what tenants tell us will bring them to Silver Spring."

Groundbreaking could happen this year

Aerial of Ellsworth Place with proposed office building on top.

Representatives from Petrie Ross are already talking to the Montgomery County Planning Department about getting permits. If they get them this fall, Petrie said, construction could start by "the end of the year" and the mall could reopen within 2 years.

There's no word on when work will start on a 9-story, 210,000-square-foot office building above the mall, which was approved with the original project in 1988. The infrastructure needed for the office building is already in place and "we could get the permits tomorrow," said Petrie.

The past failures of City Place shows that malls don't always work in an urban setting. But with over 30,000 people working in downtown Silver Spring and thousands of apartments being built, there's bound to be demand for new places to shop, eat and hang out. The key is making sure that they're not walled off, but connected to the larger urban realm.

Check out this slideshow of renderings of the new Ellsworth Place.

I worked with Kelly Blynn of the Coalition for Smarter Growth to create a video about why we need BRT in Montgomery County:

In some parts of the county, especially in the congested Downcounty, we don't have the room to move everyone in cars now, let alone in the future. Keep things the way they are and they'll get worse. Provide a dedicated lane for transit, as this plan proposes in many areas, and people will gain a fast, reliable alternative to sitting in traffic.

Don't get me wrong: I love driving, and I love my car. But I'd rather spend my time in the car having fun, not sitting in traffic because there's no better way to get around. Some will insist that transit doesn't work for them, and that's okay. However, there are places and times when transit is the best tool we have to get people moving, and we have to take advantage of it.

Expanding our transit network is really the only way that Montgomery County can continue to grow, and the county will grow, whether people want it to or not. This plan will provide improved transit service in areas where people already use it, like along Route 29 between Silver Spring and Burtonsville, where thousands of apartments were built in the 1970's and 1980's in anticipation of light-rail line that never materialized. And it will support future development in places like White Flint, where BRT along Rockville Pike will form the spine of a new urban center.

Of course, many questions remain about this proposal. Elected officials have asked how we'll pay for it. Residents are worried about impacts to their individual neighborhoods. And there's a larger, philosophical debate about Montgomery County's transition from being the "perfect suburbia" of 50 years ago to a slightly more urban place.

We're not going to answer these questions today, not do we have to. There are still a lot of details to consider, and there are smaller, incremental improvements we can make to our transit network sooner rather than later. What this plan can do, however, is begin a conversation about getting transit on equal footing with cars.

Growing up in Montgomery County, I was taught to value diversity. We may have different backgrounds, different perspectives, and different lifestyles, but we still come together to form one community. Building a transportation network that acknowledges that not everyone drives is a statement that we value all residents of Montgomery County, not just those who drive.

The Planning Board will hold a public hearing on the Countywide Transit Corridors Functional Master Plan this Thursday at 6pm at the Montgomery County Planning Department, 8787 Georgia Avenue in Silver Spring. To sign up to testify or send written comments, visit their website.

If you're interested in learning more about Montgomery County's BRT plan, the Action Committee for Transit is hosting a talk with Larry Cole, the county's head planner for BRT, at their monthly meeting this Tuesday at 7:30pm at the Silver Spring Civic Center, located at the corner of Ellsworth Drive and Fenton Street.

Inefficiency is the least of the problems with this style of law enforcement. Police who drive all day don't understand the reality of walking on the county's roadways. When you get out of the squad car and join the thousands who cross Veirs Mill every day (it's among the county's busiest bus corridors), you suddenly learn that "it's kind of scary."

All of this raises the question: in an increasingly urbanized county, where is the cop on the beat? Downtown Bethesda throngs with people on weekend evenings, and the police sit in parked squad cars behind rolled-up windows. If they were on foot, they would have plenty to do—especially in the late evening when drivers often zoom through the emptying streets.

Foot patrols succeeded in calming downtown Silver Spring after a series of brawls in 2010. But they ended once the brawls went away.

Street fighting is hardly Montgomery County's biggest law enforcement problem. Driver violations of pedestrian rights are ubiquitous, and they do far more harm. There are as many pedestrian deaths per year in the county as homicides.

Where people walk, we need police on foot. Not just on a few not-so-secret "stings"—Capt. Didone said these operations will continue only through the end of the month—and not just in response to occasional outbreaks of crime.

Police should be walking every day, in Aspen Hill and Germantown as well as Bethesda and Silver Spring, protecting the rights of pedestrians as a routine element of law enforcement. Drivers need to understand that they can be ticketed any time they break the law, not just between 11:00 and 3:00 during the month of May.

It sounds far out, but it might actually work. Montgomery County is blessed with a number of above-ground public parking garages in the downtowns of Silver Spring, Bethesda, and Wheaton. Their rooftop levels have great views, but outside of a few events each year, most of them are empty.

Our parking garages may not be as pretty as the Herzog and de Meuron-designed garage in Miami Beach which doubles as an event space. But since many of our garages are intended for commuters, they're usually next to Metro stations or bus stops, meaning you don't have to drink and drive.

People and cars are forbidden from using the top floors of many public garages in Montgomery County.

Unfortunately, most parking garage roofs in Montgomery County are blocked off with chains when they're not being used for parking. County police threaten to arrest anyone who tries to go up there.

In 2011, photographer Chip Py attempted to do a photo shoot of a popular go-go band atop a parking garage in downtown Wheaton. He'd been detained by police for taking pictures there before, so he decided to contact the Department of Transportation, which manages the garages.

"It was 13 people, lights and everything. And I didn't want to risk going in there and getting it shut down," Py said. But officials from the county said he'd get arrested for trespassing. "You can't do anything in there except park a car," he remembers being told.

Of course, people go anyway. One Saturday afternoon last year, I decided to visit the top floor of every parking garage in downtown Silver Spring. As with any forbidden-but-accessible place in the urban realm, I also found teenagers. On one garage roof, I walked into a stairwell to leave and stumbled on two kids sketching and listening to music on a little boombox. The smell of pot wafted through the air. I wanted to ask, "Why are you here?" but before I could, they freaked out and packed up.

To me at least, the answer is obvious. I remember sneaking onto the roof of the Town Square Garage on Ellsworth Drive with my friends from high school before it opened in 2004. There's the thrill of breaking the rules, yeah, but there's also the great view and the feeling like you're in the middle of everything and completely alone at the same time.

Two kids hang out atop a Silver Spring parking garage in 2010.

That's not too different from being in a great urban park or plaza. Public parking garages belong to the public, and we should think about them as part of the public realm. In other words, Montgomery County should take advantage of all this empty space they have, especially since it's not being used for parking. Of course, not all parking garages are engineered to actually hold people, like this one in Phoenix that violently shook when Arizona State University students held a dance party on top. We'd have to make sure that our garages were up to the task.

In recent months, there's been a lot of talk about growing the county's nightlife scene. However, it's primarily been about street-level drinking, or in the case of the Quarry House Tavern in downtown Silver Spring, subterranean drinking.

Not only would rooftop events on parking garages be a good use of wasted space, but they might be unusual enough to draw people here for a night out. The DC area may have a lot of rooftop bars, but definitely not one like this.

For more examples, check out this photoset of views from parking garages in downtown Silver Spring.

Purple Line open houses: The Maryland MTA is holding 5 open houses to inform residents about the Purple Line, now looking a lot more likely to actually become a reality. They're tonight (Tuesday) in Silver Spring, Thursday 5/9 in Riverdale, Saturday 5/11 in Langley Park, Tuesday 5/14 in Bethesda, and Wednesday 5/15 at Woodridge Elementary School in Hyattsville. Each is 5-8 pm, except the Saturday one which is 11-2.

Bike to school: If you have children in school and don't bike to school regularly, tomorrow is a great time to try. 17 DC schools are participating, and for the dozen on those which are on Capitol Hill, families can congregate in Lincoln Park for an event featuring Ray LaHood, then form bike trains to the schools. Sandra Moscoso has more on Greater Greater Education.

Walk Route 1: CSG's next walking tour looks at Route 1 in Fairfax, the oft-forgotten highway where big box sprawl has the potential to become eco-friendly, walkable communities. Volunteers will help groups take the bus from Huntington Metro for those arriving by transit. RSVP before it's full!

Height "master plan" meetings: The National Capital Planning Commission and DC Office of Planning are working together on a study that might recommend changes to the federal height limit, or might not. Regardless, the issue is sure to be completely noncontroversial, since as we know nobody ever wants to argue about the height limit. (Kidding.) The first public involvement is next week, with a meeting Monday, May 13, 6:30-8:30 pm at the Petworth Library, and then Saturday, May 18, 10:30-12:30 at the MLK Library by Gallery Place Metro.

Learn about, push for BRT: There's a big hearing on Montgomery County's BRT plans on Thursday, May 16, 6-9 pm in Silver Spring. Can you testify? Also, Montgomery transportation planner Larry Cole will talk about BRT as well as MARC expansion at ACT's monthly meeting Tuesday, May 14, 7:30 pm in Silver Spring.

What's up with Pennsylvania and Potomac? The second public meeting on the intersection at Potomac Avenue Metro is Thursday, May 16, 6:30-8:30 pm at Payne Elementary. Have DDOT and its consultants listened made the early designs even better to walk and bike, or have they gotten worse? We'll find out!

Bike to work: Just a little over a week after Bike to School Day (but much farther down our chronological calendar) is Bike to Work Day on Friday, May 17. Pledge to ride, stop by one of the pit stops around the region, join one of the commuter convoys along popular routes, and support almost all of the event sponsors.

Talk Smart Growth with David Grosso: Ward 3 Vision, the smart growth resident group in upper Northwest DC, is having a meet and greet on Tuesday, May 21, 6:30 pm at Guapo's by the Tenleytown Metro. At-large councilmember David Grosso will be there to hear from you about your vision for a more walkable and vibrant Ward 3 and all of DC.

Roosevelt Ride: Ride around Greenbelt, the New Deal planned community, in your best New Deal-era attire, followed by a picnic. You can also get a free tour of the Greenbelt Museum, which shows how families lived in what was built as working-class housing in 1937. That's Sunday, May 26; the ride starts at 11, the picnic after, and the tours at 1.

Have an event we should consider including on the ? Send them to events@ggwash.org. Please include a URL to a webpage that has the information about your event as well, so that we can link directly to your event.

Engineers from the State Highway Administration say that many segments of University Boulevard carry fewer vehicles today than 20 years ago, while elsewhere traffic levels are about the same. With a few changes, the street can carry as much traffic in 4 lanes as it does with 6 lanes today.

While the street will have to be widened to make room for station platforms, the MTA won't need as much room as they did in their previous plan to keep all 6 lanes and add the Purple Line. With less space needed for car traffic, only 8 businesses will be displaced, compared to 25 before.

Reducing the number of car lanes on University Boulevard will cut speeding, meaning that a street where pedestrians are now frequent collision victims will be transformed into a safer and more welcoming place to walk or bike. There will be room for wider sidewalks and possibly even a cycle track, and there will be bike parking at each of the three Purple Line stations along the corridor, at Piney Branch Road, the future Takoma-Langley Transit Center and Riggs Road.

Meanwhile, key intersections will get traffic lights and turn lanes. This will not only make the street safer to cross, but allow trains to move more smoothly, reducing potential collisions with other vehicles or pedestrians.

These upgrades will help the Purple Line fulfill its economic promise. Both Montgomery and Prince George's counties want to transform the aging strip malls along University Boulevard into an urban corridor akin to downtown Silver Spring. Making University Boulevard a safer and more attractive place to walk will support that goal.

This design change is also good news for Montgomery County's bus rapid transit initiative, which proposes a countywide network of dedicated bus lanes. In dense, close-in areas like Bethesda, Silver Spring and Takoma Park that have the most potential ridership, existing pavement is often the only place new bus lanes can go. However, plans to repurpose traffic lanes for buses have met resistance from residents and county officials alike.

If transportation engineers say we can give car lanes to transit on University Boulevard, it can work elsewhere in the region as well. Hopefully, the Purple Line in Langley Park will serve as an example to the Montgomery County Planning Board and County Council as they consider the BRT plan this year.