Today at 1:30 PM, the Montgomery County Planning Board is scheduled to present its Semi-Annual Report to the Montgomery County Council. In the report, the board is strongly urging the council to move up the timeline for the Westbard Sector Plan, due to the current redevelopment push by new landowner, Equity One.
Last revised in 1982, the archaic Westbard plan has languished for over 30 years.
The report states that "the Westbard Plan needs to be updated as soon as possible, given the age of the Plan and the interest from both the property owner and community in moving forward."
Two problems:
First, the moving up of the Westbard process will result in the delay of the Gaithersburg East, Aspen Hill "and Vicinity," and White Flint Phase II plans. The Rock Spring plan - also located in Bethesda - remains in flux, as well. Leaders in the communities affected by the Gaithersburg East/Montgomery Village Plan are not pleased by this sudden news, and are mobilizing support to keep their plan from getting bumped to the back burner by Equity One's Westbard push. In contrast to the absence of planning for the future of the Westbard area as a whole, Montgomery Village has already gone through a planning process, and has produced a Vision 2030 concept for future development. No such detailed work or document has been generated for Westbard yet. Is it therefore ready to jump ahead of communities who are further along in the process?
Westbard is currently scheduled for review in September 2017; Gaithersburg East/Montgomery Village is scheduled for January 2016. Planners are now suggesting flipping Westbard to November 2015, and GE/MV to September 2016.
Second, this is just the latest instance of Westbard planning being mismanaged by the planning department. If you are so derelict as to leave a plan sit for 32 years, you can't suddenly feign a sense of urgency just because a developer is ready to do something. If the rewrite was about a larger vision, and not a rush to help a particular developer, this could have been started years ago.
A master plan process is designed to determine a vision for the area in question, and guidelines for achieving that vision. The tail can't wag the dog here - the top priority is figuring out what the entire land area is going to look like in 20 years. The planning board and council already sabotaged the Westbard Sector Plan update early, by approving an incompatible use within the industrial area. An EYA townhome development there was given the green light, without any community or planning staff discussion of a critical question - what uses will be permitted in the Westbard industrial area in the future? Is that a place that should remain as a location for services and industrial uses? Housing? Land for corporate headquarters?
And what about the already-stressed Little Falls watershed that runs through the Westbard area? Planners and councilmembers rushed to profitable judgement, allowing a residential development on the banks of the stream. Now we're stuck with a potential mishmash, and lost opportunities.
Is it time to update the Westbard plan? Absolutely. Should that plan be tailored precisely to one developer's proposal for one property within the larger plan area? No way.