Apartment complex concept proposed next to Lidl

At a virtual public meeting on December 7, Evergreen Investment Company shared a concept plan with the community for a new apartment complex in Montgomery Village. The 7-story structure, that steps down in height to 4 stories is proposed to sit on the second parcel of the Lidl property, known as Lot 37, adjacent to the entrance to the Whetstone community.

Lerch Early Brewer Land Use Attorney Stacy Silber noted a previous version of the concept had been shared with the Whetstone community at the November homes corporation board meeting. Several changes had been made based on feedback received, including increasing the buffer area between the complex and Whetstone property; moving proposed amenities further from Whetstone; removing White Pine from the tree cover and replacing it with another species; and leaving the option for trail connectivity up to the Whetstone Homes Corporation (WHC).

Silber stressed that Evergreen had not filed any plans with Montgomery County, and what was being presented was conceptual and for additional community feedback. Evergreen proposed a “Class A” facility which boasts amenities including an on-site fitness center, outdoor passive gathering areas, 24-hour reception staff and doorman, in-unit wifi, stainless steel appliances, high-end flooring and much more. Silber noted proposal called for parking spaces above the minimum requirement, which would be located on the first two floors of the complex, with approximately five stories of residential units on top. Two loading births are provided, interior to the building and face the Lidl side of the building. Parking access into the building’s garage is also provided off of the façade facing Lidl. Pedestrians would access the building from the garage. With this design, all vehicles would enter the building or front entry from the Lidl parking lot side of the proposed new building and not from Whetstone Drive; the entrance would not be viewable from Whetstone.

KTGY Architect Ben Kasdan noted that the building design complies with the recommendations of the Montgomery Village Master Plan and the requirements of the Montgomery County Code. The proposed building includes step backs in height, with the lowest heights adjoining Whetstone, and the higher points stepping up towards Montgomery Village Avenue. Kasdan said that the original preliminary plan Lidl suggested for the site did propose additional retail stores on Lot 37, but the retail/office market has changed significantly since then, and the multi-family building is permitted by the Montgomery Village Master Plan, the Montgomery County Code and covenants for the property.

In 2016, the Montgomery Village Master Plan was approved and adopted by Montgomery County, after a 2-year public master plan process. The new master plan placed updated zoning on all properties in Montgomery Village, including the site which once housed the Professional Center. In October 2016, the Montgomery Village Foundation (MVF) Board of Directors approved changes to the covenant on the same property to be in line with that approved in the Master Plan and allowed by the Montgomery County Code; this was the only property in Montgomery Village with such a restrictive covenant, which was placed on the property by the Kettler Brothers. The proposed list of uses for the site listed in the covenant were reviewed by WHC before the MVF Board approved the final version.

The Board at the time decided to not put so many specific restrictions in the covenant so that it would not impede the redevelopment of the Professional Center which was in very bad shape and tenants were fleeing. The Board’s focus was on community development and encouraging the redevelopment of this festering property. They supported including the zoning (CRT) in the covenant so that it was not confusing for developers to understand the constraints on the property. It was recognized that any future more detailed site plan would need to be vetted with neighboring properties and the greater community as the county’s development process ensued.

Soltesz Technical Director of Planning and Landscape Architecture Keely Lauretti said that Evergreen will also help enhance the entrance to Whetstone if so desired. In addition, Lauretti described the recreation areas proposed for the Evergreen site, noting a small fenced gathering area; a water feature/fountain; dog station; and a passive linear greenspace recreation area, with possible connectivity to the adjacent Whetstone trails, if Whetstone desired such connectivity. If Whetstone did not desire the connectivity, Lauretti explained that the proposed sidewalks could be solely circulating just through the Evergreen property.

At its January 27 meeting, the MVF Board of Directors had a lengthy discussion regarding the Evergreen proposal. A number of residents submitted concerns prior to the meeting, as well as expressed concern for the project during Residents Time. WHC also submitted a request for the MVF Board to support their opposition to the project as proposed.

The Board agreed that Evergreen needed to be more responsive to resident concerns, provide an updated proposal and continue the community dialogue before filing a plan that would meet resident opposition with the county.

The Board approved a motion to send a letter to Evergreen outlining their expectations in continuance of the pre-submittal process. The letter asked Evergreen to: respond to previously submitted community concerns; not submit a plan to the Planning Board before responding to community concerns; and supply a revised preliminary plan that incorporates resident feedback. It was suggested that a community work session be held to facilitate these expectations and preview a revised proposal.

Following the meeting, the letter was sent to Evergreen on January 31. Representatives from Evergreen responded noting they would welcome the opportunity for a work session, and asked for time to review resident concerns and revise the proposal to bring back to the community. When the revision is complete, a work session will be scheduled.