Most obvious is the challenge of assembling an entire square block of land from several landowners. Reportedly, Union Hardware and at least one other landowner are on board. But EagleBank and 7-Eleven are not, to this point. If taxpayer dollars are to be expended for a project led by a private developer, what amount of the land purchase will be made with public funds, and where will those funds come from? Do landowners have any incentive to take less than market value? And, given that at real market value, a square block near Bethesda Metro is literally worth a fortune, how could the county afford to pay said value?
Secondly, this project would have a tremendous impact on Fairmont Plaza, which directly faces the site across Fairmont Avenue. A handful of Fairmont Plaza residents I've spoken to (and I in no way am claiming they represent a majority opinion in Fairmont Plaza) tell me they've heard nothing about this project, and have been contacted by neither the private parties involved, nor the county. Such communication needs to happen sooner rather than later.
That brings me to a third point, because it directly affects Fairmont Plaza residents. Currently, the 7-Eleven store does three things. It is an amenity for nearby residents and workers. It activates that block of Fairmont Avenue 24 hours a day, with continuous foot traffic. And that relates to the third thing 7-Eleven does - it brings an element of safety to pedestrians and residents of Fairmont Plaza. While the EagleBank property is dead after business hours, there is activity around the clock at 7-Eleven. And police and fire vehicles often stop at, or by, the 7-Eleven. Should redevelopment of the site occur, based on the very general sketch provided, Fairmont Plaza could end up across from a wall, or an empty park late at night. Both of which would represent a drop in safety in that area.
Point number four is an extension of that. Namely, will the range of uses proposed for the arts center activate the affected streets at night? How late will this black box theatre operate? What is the market for it? What will be at street level all around the square block? We hear about vibrant streets, and activating streetscapes. But quite a few projects approved by the county are not providing that, and many so-called proponents of vibrant streets are not stopping those projects from being approved. We need to be consistent in design principles. Imagination Stage is a great venue, but it is often dead at night along that block. So a performance theatre alone may not achieve the goal of activating the streetscape. And a limited-hours park won't, either, after dark. At the same time, a loud gathering space would be far noisier than the current 7-Eleven. A recent boom in bank branches, and other projects with business-hours-only activity, has left some downtown residents disappointed. So, we need to consider the greater impacts of whatever is proposed for this site on nearby residents.
The sketch also shows a building on the current site of the 24-hour CVS across Wisconsin Avenue. If that is what planners imagine, could we be taking one of the few 24-hour hotspots in Montgomery County (with 7-Eleven, CVS and Tastee Diner) and turning it into a dead zone at night?
Speaking of theaters, there are several formal and informal theaters currently operating in Bethesda. Will the black box theatre compliment those, or compete with them for the same audience?
Given the nature of black box theaters, is the size and scope of such a massive public-private undertaking justified for such a spartan facility, which could in theory be located anywhere in the Woodmont Triangle? Is this a way for a developer to get a sweetheart price, for-profit project on a lucrative site, while providing - in relative terms - low-cost public amenities?
Should we wait to find out the fate of the Apex Building first? The demolition of the Apex Building to facilitate the Purple Line station would also destroy the Regal Cinemas, a vital revenue engine for nearby restaurants and businesses. One obvious impediment to a replacement cineplex is the significant square footage needed for such a facility. Could this square-block site be a potential location for a new cineplex? Such a cineplex would bring more private investment money into the proposed deal, while still retaining many of the proposed benefits of the arts center plan. There's no reason the black box theatre or dance studios could not still be housed in the building, because cineplexes are often partially or entirely underground.
Is this the prime spot for a large gathering space? Based on the sketches shown, it appears it would have less square footage of outdoor public gathering space than the plaza at Bethesda Metro Center. Yet, I am hearing more detail about this project, than about what we will do to restore public gathering at the Metro. Reactivating the Metro Center plaza would be less expensive than this project, so we shouldn't use public gathering space as a major justification for the arts center.
Beyond that, several projects are providing public space entirely through private investment. These include the public plazas at the Gallery Bethesda and Bainbridge Bethesda apartments, and the JBG project on the other side of Fairmont Plaza. So there is more public space on the way. But none of those, nor the arts center proposal, include any significant additional parkland beyond the traditional pocket or urban park.
What will the height and density of the project be? The building shown in the planning department sketch looks awfully squat for an urban location near Metro.
Finally, what is the proposed parking plan for the facility? Would it have an underground garage for both residents and patrons of the arts facilities?
Again, I have not formed a final opinion about the Bethesda Arts Center proposal. What I do think, is that we need substantive community discussion on the above points and others, before we start committing public funds to a project of this scope. Please feel free to add your thoughts in the comments below.
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