A new vision for Olney

Diverse planning committee wants a social hub at Route 108 and Georgia Avenue that would give the area a downtown feel

The committee, made up of members from local civic organizations, homeowners associations, businesses and county agencies, is chartered by the Park and Planning Commission to create a community-based vision of how a new town center would look and how it would function in relation to the surrounding neighborhoods.

The committee was formed as part of the Olney Master Plan, which was approved in April 2005.

Committee Chairman Jim Smith said he is thrilled with the plan, and is grateful to RTKL Associates Inc. for creating the document pro bono.

‘‘This goes beyond what I expected that our committee would produce,” he said. ‘‘I think this concept does an excellent job of bringing to life what the master plan recommends for the town center.”

Park and Planning Commission community planner Khalid Afzal agreed.

‘‘The committee members have done an excellent job, they’ve spent an incredible amount of time and are excited about their tasks and responsibilities,” he said. ‘‘This plan clearly serves its purpose.”

In addition to creating the concept plan that would include a civic center and town commons, the committee will review development proposals for parcels within the town center, the 90-acre commercial area surrounding the intersection of Georgia Avenue and Olney-Sandy Spring Road (Route 108), and make recommendations to the county Planning Board.

The illustrative concept plan (ICP) is one possible illustration of how the town center could look with full build-out. It is not a blueprint for development.

No land is being taken from current landowners. The changes would occur as current and future property owners apply for redevelopment.

A new idea

The new Mixed-Use Town Center (MXTC) Zone, applied to the entire town center area, offers new opportunities for landowners because of the increased range of permitted uses, the ability to develop multiple uses on the same lot and the higher density.

‘‘We want to help the landowners imagine what they can do with their land, and see that there are more opportunities available to them,” Smith said.

The plan will be created by encouraging density and development in the town center, and discouraging commercial development outside its boundaries.

The vision strives to create a vibrant town center, as focal point of the community, complete with a civic center that could house a new library, police satellite station and other community facilities, along with a green space or town commons.

Buildings in the town center would be limited in height to 70 feet in the core, tapering to 42 feet at the edge.

Retail, residential and commercial space would be concentrated in the core, with residential units built adjacent to existing residential areas.

Visually pleasing streetscapes are planned, with structured parking sheltered from view.

Other design elements include front building facades up to sidewalks, creating a ‘‘main street,” improved landscaping, wider sidewalks and providing amenities in public spaces.

In addition, a variety of measures will be implemented to improve pedestrian circulation and safety, and new street connections will be created.

Smith emphasizes that these are not guidelines created by the committee, but rather illustrating those set out in the master plan.

The committee will consider public input through February before the final draft is sent to the Planning Board.

Seeking suggestions

The ICP is displayed in the Olney Library, and will remain there through January. A similar display is planned for the Olney Post Office.

Special presentations were offered at the library on Dec. 5 and 8. A handful of people turned out each day to get their first glimpse as to how the heart of Olney may look in the future.

‘‘Most of the people there weren’t familiar with the master plan’s recommendations, and were learning about this for the first time,” Smith said. ‘‘There were also some landowners who came to see what the concept looked like.”

Smith said the committee was braced for strong reaction from some residents.

‘‘I am surprised; that hasn1t happened so far,” he said.

The committee was scheduled to present the ICP to the Greater Olney Civic Association at Tuesday night’s meeting, and plans to present it to the Olney Chamber of Commerce in February.

‘‘The key in accomplishing this is to get champions at different levels of government for this project,” Smith said.

Rockville was successful in developing its new town center because it was driven by local government, he said.

‘‘But because Olney is not incorporated, we need to get champions on the County Council and state delegation to support this, so we can put partnership deals together,” he said.