4 THINGS THAT NEED TO BE PART OF ANY APEX BUILDING DEMOLITION AGREEMENT IN BETHESDA

Not surprisingly, negotiations continue behind-the-scenes to achieve Montgomery County's goal of demolishing the Apex Building at Wisconsin Avenue and Elm Street. Removing the building will allow for a better-designed Purple Line station beneath the site. The building is barely 25 years old, and has a nice architectural design. It also offers ample public space on the building's street level plaza. I would prefer not to lose it, but would not oppose the demolition if the public's best interests are truly realized in the end product.

Clearly, there are interests on both sides. It was never in the best interests of the Apex owners to agree immediately. It was never in their best interests to not get a taxpayer subsidy. Developers want to make money, and the county and state want a better Purple Line station.

But residents and businesses in Bethesda have interests as well, and there are many concerns that have been squelched so far in the public debate.

If this unusual teardown is to occur, and be in the public's best interest, here are some of the conditions we should have in the agreement:

1. A new movie theater must be part of the agreement.

No ifs, ands, or buts. The most dangerous part of demolishing the Apex Building would be the loss of the Regal Cinemas, a major downtown economic engine for nearby restaurants and retail stores. A new multiplex in Towson, Maryland, is promising to draw 20,000 additional people to that town every weekend. That gives you some sense of the importance of a downtown theater anchor.

As I've said before, many restaurants offer a dinner-and-a-movie promotion. Furthermore, with new theaters (with significantly higher ticket prices than the Regal, it should be noted) opening in North Bethesda and White Flint, downtown Bethesda businesses would lose patrons to those, and the AMC Mazza Gallerie theater in Friendship Heights. For the first time yesterday, a county official, Planning Director Gwen Wright, acknowledged that Bethesda will indeed be in competition with White Flint.

There are really only two options. One is to stipulate that the new development include a multi-screen, mainstream cineplex. Alternatively, a new downtown site should be identified, and the agreement worked out between all property owners involved. The potential redevelopment of the square block defined by Wisconsin, Fairmont, Woodmont and Norfolk Avenues is just one possible location. Putting it in the Woodmont Triangle would certainly align with the current transformation underway there. Wherever it is, it would have to be a sizable site to hold a cineplex, and it should be in walking distance of Metro.

But it has to be done. We should all be alarmed that no one in position of power seems to be alarmed about the potential loss of the Regal Cinemas. No viable downtown in America lacks a movie theater showing mainstream, current releases. Knocking Bethesda down below Silver Spring, White Flint, Rockville, and Germantown is unacceptable. This is indeed a big deal.

2. Any county subsidy must be contingent on the theater and significant affordable housing being included.

If taxpayer money is going to be used, the new development had better deliver on affordable housing beyond the level current projects are required to. The building, which will eventually sit above 2 Metro stations, should be the maximum height allowed, and offer at least 20% affordable units.

3. Solve the Bethesda Row plaza problem.

The open space across from Mon Ami Gabi and the Landmark Bethesda Row Cinema has an uncertain future. This agreement should use whatever leverage the county has to start putting some definition to that future, as Councilmember Roger Berliner (D - District 1) has mentioned several times recently.

4. Prevent de facto privatization of public space.

Along with the public space on the Woodmont Avenue plaza, the new development should incorporate a similar gathering space to the one that currently exists, at the front corner of the Apex Building. While there could be room to negotiate on this if the new project will include the theater - obviously the top priority - we don't want the "new" Apex structure to be a sealed-off block for wealthy residents only. It would also seem that the transit station entrance facilities would call for such public space, anyway.

This is all only my opinion (with the exception of the economic importance of the theater, which seems beyond dispute on a factual basis), and I don't claim to speak for anyone else other than myself. I encourage any serious discussion or suggestions for additions/subtractions from this list in the Comments section below. Any agreement also needs to address the concerns of nearby residents and property owners, as well. I would just like to have a bit more added to the public discussion than what I'm hearing so far.