Design of Town Center In Clarksburg Unresolved

Montgomery County Planning Board members, trying to end more than four years of controversy over the design of Clarksburg Town Center, found themselves mired in disagreement last night over how to create a pedestrian-friendly downtown.

The board and developer, Newland Communities, were unable to agree on parking, landscaping and the size of small shops despite more than 12 hours of discussion that stretched into the evening.

"We are trying to get our heads around this so that it is just and fair and workable," board Chairman Royce Hanson said.

Hanson asked that the developer, community activists who had challenged the design and the board return in 10 days for further consideration of how to design the northern Montgomery community's retail core.

The board had hoped to finish review of final plans last night and conclude a debate that began more than four years ago when a group of residents found irregularities in building heights and setbacks in the town center. The disputes led to major changes that tightened county oversight of development and a mediated set of plans for Clarksburg Town Center and its 1,200 residences.

Throughout yesterday's discussion about the proposal to redesign the still-unbuilt retail area, the board members considered the combination of parking spaces and styles needed for a walkable new downtown. Among the issues: Garage parking or surface parking? Nose-in or curb parking? And perhaps most important, how far are shoppers and residents willing to walk to get to a store or back to their car?

The debate about parking in Clarksburg is part of a national discussion about how car-dependent suburbs can be made more hospitable to pedestrians and cyclists. Similar discussions are taking place in the District, where there is a push to cap parking to discourage cars.

The hearing in Montgomery yesterday showed there is no simple answer, especially in communities such as Clarksburg, where the nearest subway or train is miles away and the prospect for mass transit soon is dim.

Planning staff members, led by development review chief Rose Krasnow, said they had misgivings about Newland's most recent plans. Krasnow and staff member Robert Kronenberg said the developer was reducing parking, narrowing the size of shops and forcing some shoppers to park too far from the retail center. They also said the developer had reduced from six to three the number of small places for recreation.

Todd Brown, a Newland attorney, said he wasn't sure how the planning staff had come up with its calculation for parking. He said the company needs to provide only 563 parking spaces, not 840 as the planning staff said. And he said he wasn't sure that a lot of parking is necessary because the area is eventually supposed to get a light rail line or bus rapid transit.

Newland also provided testimony from several experts who said the company's plans for parking are the only realistic way to attract retailers and a grocery store. The company is in talks with Harris Teeter, the grocery chain that recently opened two stores south of Clarksburg.

"We got a very poor response" from retail developers because the proposal calls for two garages near a grocery store, said Douglas Delano, a Newland vice president. "There is a good demographic for that area, but not one said they were interested."