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REVITALIZATION
OPPORTUNITIES MATRIX
SOUTH SILVER SPRING REVITALIZATION STRATEGY
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GOAL
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SUGGESTED
ACTION PLAN
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| STRATEGY |
Maintain
Public Space
&
Infrastructure |
Re-Use
Existing Buildings |
Encourage
Private Dev't or Spin-offs |
Job
Creation |
Time-frame/Market
Opportunities |
Critical
Early-on
Steps |
Implementing
Agency |
Public
Funding or Incentives |
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I. CREATE NEW PUBLIC-PRIVATE ENTITY:
The South Silver Spring Revitalization Partnership
Goal: Montgomery County should create a
new public-private entity that can complement and go beyond existing revitalization
programs to undertake marketing and tenant recruitment strategies and
to serve as a coordinator between existing County revitalization programs
& agencies with the sole focus on So. Silver Spring.
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Indirect;
Goal addressed by primary re-sponsibility contuing with SSUD; SSRP to serve
as liaison to establish priority sites/developers to receive funding from
existing programs (e.g., DHCA facade & streetscape improvements) |
Yes;
Potentially a primary focus for SSRP staff |
Yes;
Through business recruitment, assistance & data collection & monitoring |
Indirect;
Monitor & document jobs created through SSRP efforts |
Short-term
(over next 6 to 9 months) |
Define organizational structure;
hire executive director; recruit Board members from public & private
sectors, & citizens; establish membership structure
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Joint
effort between DHCA; SSRO; County Executive with citizen input |
3 to 5 year funding commitment
from County; solicit private membership contributions;
Could allocate all/some of
SSUD special assessment from study area to SSRP;
Possible incentives include:
site assembly (land write-downs); lowcost financing; property tax abatements;
expedited review & approval process; special zoning considerations;
site preparation & enhancements
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| Short-term
& ongoing |
Draft
mission statement: identify goals & responsibilities, determine which
existing public incentives should be continued; examine possible new incentives |
SSRP
with other agency input to ensure clear communications & avoid overlap
with existing SSUD & SSRO duties |
| Alternative: Expand
Urban District's Program Responsibilities |
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Short-term
& ongoing |
Coordinate
capital improvements, amenities & maintenance with SSUD |
SSRP;
SSUD |
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II.
UNDERTAKE MARKETING CAMPAIGN
Goal: To attract business & professional services companies
to create an employment center for industries that provide value-added,
intermediate-level services to other companies in the region. Designed to take advantage of the study area's
strong locational factors: relatively low occupancy costs; excellent transportation
access; proximity to labor pool; existing building stock, etc.
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Market & promote capital
improvements by SSUD & DHCA
May need to market an urban
design solution to buffer adjacent residential properties (e.g., Eastern
Avenue, D.C.)
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Yes; Strategy can link potential
tenants/owners with appropriate candidate bldgs.
Strategy is consistent with
existing zoning densites (FAR)
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Achieving
this goal will be contingent on establishing "critical mass";
initial spin-offs may include food service (e.g, deli, carry-outs, other
fast food) |
Market
available state tax incentives for job creation |
Short-term
(over next 12 to 16 months) |
Inventory
existing space & identify candidate bldgs. |
DHCA
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DHCA
funded |
| Oportunities
to target up to 50 business & service categories (click here to see
list) |
Attend
trade shows to identify & market targeted businesses & candidate
industries |
SSRP;
SSRO |
SSRP
& SSRO operating budgets |
| Ongoing
& Long-term (beyond 3 yrs.) to focus on unaddressed issues |
Work
w/property owners to evaluate bldg. conditions of appropriate target bldgs.;
property owners to prepare renovation plans after tenants are secured |
SSRP;
DHCA for publicly-funded improvements |
DHCA
facade improvements; State Action Loans for Targeted Areas ("SALT");
NBDP funding for low-interest tenant improvement loans |
| Ongoing |
Promote
available incentives from state & local sources for business recruitment,
expansion or relocation efforts |
SSRP
with various agencies to serve as liaisons to State during tenant application
process |
Various
programs offered by MD Industrial Dev't Finance Authority; MD Small Business
Dev't Financing Authority |
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III. ADDRESS VACANT BUILDINGS
Goal: To define re-use or disposition
strategies for designated vacant buildings in South Silver Spring and
to establish a schedule.
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Target
key locations for public improvements and identify infrastructure assets
and liabilities (e.g., sewer capacity, fiberoptics, micro-wave tower, etc.) |
Determine
reuse and/or dispositon strategy and any regulatory controls or incentives
required |
Achieving
this goal would strengthen the competitive position of the study area |
Achieving
this goal relies on finding new uses for vacant bldgs. |
Over
6 months |
Explore
establishing minimum performacne & appearance standards for vacant buildings |
SSRP & various
County agencies; County Council & Executive approval required |
N/A |
| Short-term
& ongoing |
Evakyate
unoacts if tax abatements for selected properties |
Same
as above |
Potential
loss of property tax revenues for disignated locations |
| Short-term
& ongoing |
Provide
link between property owners & tenant recruitment prospects |
SSRP;
SSRO |
Staff
funding support |
| Short-term |
Evaluate impacts
of "grandfather clause" to Zoning Code that maintains existing
zoned densities if bldgs. are demolished & redeveloped |
SSRP
& various County agencies; County Council & Executive approval required |
Estimate
"value" of retained zoned density |
| Same
as above |
Evaluate
creation of "TDR" program to transfer bonus or zoned densities
to more marketable sites |
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IV. ATTRACT "Big Box" OR "Category Killer" RETAILER(S)
Goal: To build upon the destinational
quality of Caldor and strengthen the study area's competitive regional
position by attracting similar or complementary retailers.
Reinforces public investment instructured parking.
Attract 1 to 3 tenants of 55,000 to 65,000 sq. ft. based on market
demand.
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Reinforces
public investment in parking garage adjacent to Caldor by potentially drawing
vehicular traffic from outside study area |
Limited;
will likely require clean" site |
Not
likely in short-term for small-scale retail; longer-term opportunities will
be determined by "Critical mass" & tenant types |
Security
of net gain in jobs is affected by duration of "Big Box" or "category
killer' trend |
Short-term & ongoing
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Identify
candidate sites |
SSRP
with DHCA & SSRO input |
Determine
available incentives |
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Short-term & ongoing
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Recruit
candidate tenants |
SSRP |
Determine
available incentives |
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Short-term
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Evaluate
impacts on parking district revenues |
SSRP
with SSPD |
Possible
parking subsidy in County garage adjacent to Caldor |
| Ongoing |
Negotiate
and structure public participation in the deal |
SSRP
with various County agencies; County Council & Executive approval required |
To
be determined for specific sites and tenants |
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V. TO RETAIN MONTGOMERY COLLEGE IN SOUTH SILVER SPRING AREA
Short-Term Goal: Expand the existing
campus to accommodate current 70,000 sq. ft. of space requirements to
one or more selected sites, including those identified in the Concept
Plan study on Georgia Avenue. Long-Term
Goal: To consider relocation
of the entire campus into the study area.
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Capitalizes
on existing infrastructure by maintaining use of existing Fenton Street
parking garage; Create a more pedestrian-friendly environment |
Explore
potential to re-use existing vacant bldgs. in the study area |
Develop
spinoff retail & food service (e.g., food & beverage, copies &
supplies) opportunities |
Job
Training partnerships between area employers & College; link to other
nearby "anchors": NIH; Walter Reed; NOAA; Holy Cross Hospital
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Timeframe to be determined
by availablility of state funding for expansion/relocation
Current program requires 70,000
sq. ft. of additional space
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Identify candidate sites for
acquisition
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M-NCPPC; SSUD; SSRP; College
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Staff funding
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Evaluate costs & benefits
of relocating College vs. redevelopment/expansion of current site
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County
Dept. of Finance & Revenue; College; SSRP |
Potential
"Public" purchase of private parcels by eminent domain; relocation
costs |
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VI. REVISE ZONING CODE FOR
SOUTH SILVER SPRING
Goal: To strengthen zoning as a development
tool for revitalization.
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N/A
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May
result in demolition of selected bldgs. |
Potential
dictated by market conditions |
Potential
for net gain in employment |
Short-term
(over next 12 to18 months) |
Amend
Zoning Code to up zone specific sites from current FAR of 0.5x |
Review by various County agencies
with County Council & Executive approval
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None
required |
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Could
result inpublic spaceamenities in ex-change for den-sity bonuses |
May
result indemolition ofselected bldgs. |
Same
as above |
Potential
dictated by market conditions |
Short-term(over
next 12 to18 months) |
Amend
Zoning Code to create "TDR" program in which dev't rights and
trips generated are transferred to more marketable sites |
Same
as above |
Potential
staff costs for program management |
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Abbreviations:
DHCA: Montgomery County
Department of Housing & Community Affairs;
SSRO: Silver Spring Redevelopment Office
SSUD: Silver Spring Urban District
SSRP: South Silver Spring Revitalization Partnership
SSPD: Silver Spring Parking District
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| SOURCE: ECONOMICS RESEARCH ASSOCIATES, SEPTEMBER
1996. |
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