South Silver Spring residents want to raise the roof on development in the Ripley District, but historic preservationists say, “Not so fast.”
At a public hearing before the county council yesterday, South Silver Springers said they supported a proposed change in zoning law that would increase building heights to 200 feet in the adjacent Ripley District. Maximum heights in the district are currently set at 143 feet.
“It only makes sense that we increase density where it can be handled,” said Jason Gedeik, who suggested building heights of up to 250 feet. Without additional height, Silver Spring would lose its competitive advantage over other areas, he added.
David Fogel, who spoke on behalf of the South Silver Spring Neighborhood Association, called the proposal “the smartest of smart-growth policy.”
The proposed 200-foot maximum height would be around those of the NOAA buildings along East-West Highway, on the opposite side of the rail tracks from the Ripley District.
Compare that with the maximum height of 90 feet along either side of Georgia Avenue, which serves as the district’s eastern border. Greg Russ, of the planning department, asked the council to recognize that height limit in the zoning law’s language.
Advocates for historic preservation also favored the 90-foot limit along Georgia Avenue. Wayne Goldstein, of Montgomery Preservation, said taller buildings on Georgia would destroy the corridor’s character as “an early 20th century commercial district.”
Still, taller buildings in the Ripley District would be welcome as long as they are built behind the older, shorter structures along Georgia Avenue, preservation advocate George French, of Takoma Park, testified.
Jane Redicker, of the Greater Silver Spring Chamber of Commerce, saw development in the Ripley District as an opportunity to bolster the area’s commercial appeal. Under the proposed change, developers seeking the maximum building height must include retail space on the ground floor.
Ditto, said Gary Stith, Silver Spring’s regional director.
“A critical mass of retail could be developed to become a retail destination,” he told the council. “The ZTA [zoning text amendment] would help encourage revitalization.”
If approved, the increased building heights could attract media companies (read: National Public Radio) to Silver Spring. The council’s economic development committee mulls over the proposal on Nov 5.
Updated Nov 1, 2007, at 9:00 a.m.
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Just to clarify the varying opinions mentioned in this article since I was one of those who gave testimony yesterday. No one was against the ZTA proposal – not even the Historical Society. Their main point was that it needed to include additional language that protected certain “historical” buildings along Georgia Avenue. However, as Gary Stith stated numerous times during the meeting, a ZTA is NOT the means by which to protect historical buildings.
Regarding the 90 foot height limit discussed – this was NOT for the entire Ripley/South Silver Spring zone. Just for the area immediately lining the west side of Georgia Avenue where existing businesses are located. Having both 200 + foot buildings and the 90 foot cooridor aren’t exclusive so hopefully this will move forward.
We only need one more council member’s vote on this to give it the green light. Thanks covering this Jen!!
Editor’s note: Thanks, Jason! I’ll tweak the article to reflect your clarification. — JD (Nov 1, 2007)
Jason is correct. Neither the existing 143′ height limit nor the proposed 200′ height limit addresses the question of whether or not some of the buildings in the Ripley District merit preservation. The height limit simply establishes the size of the development envelope should redevelopment occur. The Master Plan for Historic Preservation would be the appropriate vehicle for determining whether one or more existing buildings should be preserved.
Glenn Kreger, M-NCPPC
“Advocates for historic preservation…”
Hmmm… who could that be?