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Planning Board Draft September 14, 2016

Bethesda Today
community
identity

equity

habitat +
health

access +
mobility

water

energy +
materials

Rich with unique history,


community character and
established residential
neighborhoods

Home to more than


10,000 residents within
the Plan boundary and
adjacent to two major
federal employers

A County arts,
entertainment and
nightlife destination

Pedestrian-oriented
with good access to
transit

Lacking central
green spaces and
continuous tree
canopy

High in impervious
cover within watersheds
with poor to fair water
quality

An area with the


highest average rents
in the County and a
need to increase
affordable housing
options

Bethesda Tomorrow
community
identity

equity

habitat +
health

access +
mobility

water

energy +
materials

A greener and
more connected
Downtown

WhatweheardfromtheCommunity
Aplacewithgrassandtreesand
benches

Aplaceforbigeventslikeconcertsor
movies

Aplacetorun,walkor
bike

Aplacetogather
withfriends

WhatweheardfromtheCommunity

Aplacetobounce,kick,or
throwaball
AplacewhereI
canmeditate
and/orconnect
withnature

AplacewhereIcanrunmydog

Aplacetoskateboard
Aplayplaceforallages:children,
adults,andseniors

UrbanParksandOpenSpaceHierarchy

14

RoadwayRecommendations
NewStreets
TwoWay
Reconfiguration
CapacityAnalysis

PedestrianandBicycleRecommendations
SpecificRoadways:
Woodmont
Avenue
NorfolkAvenue
ArlingtonRoad

A more affordable
Downtown with a mix
of housing options

AffordableHousing
Addmoreunitstothe
marketplacebyrequiring
15%MPDUswithinthe
Downtown.
Provide15%MPDUsonsite
asafirstpriority.
Preserveexistingmarketrate
affordablehousingthrough
densityaveragingandpriority
sendingsites.

AffordableHousing
Prioritize2and3bedroomunits
throughincreasedpublicbenefit
pointsandDHCAevaluationof
areaneedsandthrough
negotiationswithdeveloper
(potentiallyoffsite).
Reachdeeperlevelsof
affordability(below65%AIM)by
providing10%ofMPDUunits
below65%AMI.
OffsiteMPDUsonacaseby
casebasisthroughnegotiations
withDHCA(mustremainin
DowntownBethesda).

A competitive
Downtown that
fosters innovation

20

UrbanEcosystem
Provideaminimumof
35percentgreen
cover,whichmay
include:
a) Intensivegreen
roof(6inchesor
deeper)on35
percentofrooftop
b) Treecanopycover
on35percentof
landscape
c) Combinationof
thetwo

a)

b)

c)

HighPerformanceArea
Publicbenefitscategoryfor
EnergyConservationand
Generation:
Anybuildinglocatedin
wholeorinpartwithinthe
HighPerformanceArea
shouldexceedASHRAE
90.1(AppendixG)
standardby15%.
ShouldtheCounty
approvetheInternational
GreenConstructionCode
(IgCC),buildingenergy
performancemustbe
2 points moreefficient.

Expanded and
Emerging Centers

Height Based
on Character

high-rise

low to
high-rise

high-rise

low to
high-rise
low to
mid-rise

high-rise

Symbolic Center and


Civic Gathering Spaces

Up to 290 ft

Edges as Transitions

Up to 70 ft

Imposing building
massing and bulk

Blank ground floor walls


with poor relationship to
the sidewalk

Building Form Recommendations

+Innovation:
Encourage
innovativebuilding
formandallow
flexibilityfordesign
thatmeetsthe
intentofthe
recommendations
+Variation: Varytower
heights,setbacks,
orientation,and
buildingmaterials

Building Form Recommendations


+Innovation: Encourage
innovativebuildingformand
allowflexibilityfordesignthat
meetstheintentofthe
recommendations

+Variation: Vary
towerheights,upper
floorsetbacks
orientationand
buildingmaterials

BalancingDensityandInfrastructure
PlanAnalysis
Existingonthe LandUse Realized
Ground
Vision
Development
1976Plan

9.2MSF

20.9MSF

7.1M SF

1994Plan

16.3M SF

27.8MSF

7.3MSF

2015Plan

23.6MSF

32.4MSF

TBD

Realistic
Development
Potential

8.8MSF

32
32

BethesdaOverlayZone
Requirements:

ParkImpactPayment
15%MPDURequirement
DesignReviewPanel

Affordable
Housing
(MPDUs):

MPDUsquarefootagedoesnotcountagainsttheFAR
(sameasCRzonetoday)
NoadditionalheightgivenwithMPDUsoutsideoftheHPA
boundary

Process:

BoardmayapproveaprojectthatexceedsthemappedCR
density
FortheBoardtoapproveaprojectwithadditionaldensity
itmustfindthatnomorethanatotalof32.4millionSFhas
beenapproved
Projectreceivingadditionaldensitymustgotopermit
within24monthsofreceivingsiteplanapproval

HowBuildingsareApprovedinBethesda

YardsPark,Washington,D.C.

BanjoPark,Alexandria,VA
BanjoPark,Alexandria,VA

CampusMartiusPark,Detroit

PrioritySendingSites
WorkingDraftIncentives:

Liftthe0.25milerestriction

Eliminatetherequirementfora
commonsketchplanorsiteplan

StaffRecommendationfor
additionalincentives:

RemovetheBLTrequirementfor
prioritysendingsitedensity

Eliminatethe15percentMPDU
requirementforprioritysending
sitedensity,andleaveitatthe
mandatory12.5percent

RemoveParkAmenityPayment

Planning Board Draft September 14, 2016

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