Untitled

AppendixC:
Land Use
The land use appendix is a compilation of background information and analyses provided to the Planning
Board during the work sessions that took place in 2015 and 2016. This information includes:
Land Use Vision comparison with previous Plans (1976 and 1994)
Staffs Approach to Zoning and Density Recommendations
Bethesda Overlay Zone Requirements
Priority Sending Sites
Planning Board Zoning Recommendations from Work Sessions
Existing Affordable Housing Analysis
9.2MSF
16.3M SF
23.6MSF
1976Plan
1994Plan
2015Plan
32.4MSF
27.8MSF
20.9MSF
TBD
7.3MSF
7.1M SF
Existingonthe LandUse Realized

Ground
Vision
Development
8.8MSF
Realistic
Development
Potential
BalancingDensityandInfrastructure
PlanAnalysis
a. OverviewofZoningStrategy
b. ComparisonstoOtherUrbanAreas
Zoning Approach
3. Incentivize redevelopment with

greater increase in density beyond
20% in the Established Centers.
4. Balance opportunities for
redevelopment and compatibility
with adjacent neighborhoods.
2. Increase density for Commercial/

Residential zones across the Sector
Plan by approximately 20%.
1. Accommodate projected growth

over the next 20 years.
Strategies:
* Forecasted Growth 20102040 (Council of

Governments Cooperative Forecast 8.2)
14,200 jobs*
5,300 households*
1. Accommodate
projected growth
over the next 20
years.
2. Increase density
for Commercial/
Residential zones
across the Sector
Plan by approx.
20%.
3. Incentivize
redevelopment
with greater
increase in density
beyond 20% in the
Established
Centers.
3. Incentivize
redevelopment
with greater
increase in density
beyond 20% in the
Established
Centers.
Rezoned to
Commercial/
Residential zone
Increased density
by approximately
20%
4. Balance
opportunities for
redevelopment
and compatibility
with adjacent
neighborhoods.
10
ExistingZoning October2014
Rezoned to
Commercial/
Residential zone
Increased density
by approximately
20%
4. Balance
opportunities for
redevelopment
and compatibility
with adjacent
neighborhoods.
RecommendedZoning11
Transition tosurrounding
neighborhoods
Accommodatefuture
growthintargetedareas
Usebuildingsand
landscapetoframea
vibrantpublicrealm
UrbanForm
12
200290ft.
SymbolicCenterandCivic
GatheringSpaces
Targetbuildingheight
increases:
UrbanForm
13
70145ft.
Expanded/Emerging
CentersofActivity
increases:
UrbanForm
14
70120ft.
AffordableHousing,Park
Connectivityand
CommunityFacilities
increases:
UrbanForm
15
Edgedistricts/transitionareas
EasternGreenway
NorfolkAvenue
Preservescaleandcharacter
ofspecificareasandensure
compatibilityofnew
developmentwith
surroundingneighborhoods.
UrbanForm
16
FriendshipHeights
112.68
8,779,100
3,633,400
5,145,700
4,490
77,915
Bethesda
71,671
Friendship
Heights
77,915
1
WhiteFlint
69,875
VisionBuildoutComparison(sf/acre)
AcreageofPlanningArea
SectorPlanVisionBuildout(sf)
Nonresidential
Residential
ResidentialUnits
VisionBuildout(sf/acre)
Bethesda
451.51
32,360,276
16,210,321
16,149,955
18,220
71,671
Wheaton
40,128
WhiteFlint
433.63
30,300,000
12,900,000
17,400,000
14,500
69,875
SilverSpring
384.23
20,431,500
11,521,500
8,910,000
8,100
53,175
SilverSpring
53,175
Wheaton
484.10
19,425,849
7,665,849
11,760,000.00
9,408
40,128
ComparisonstootherurbanareasintheCounty
17
Density
DensityTally
Netaddeddensity=2,909,782SF
ExpandedCenterofActivity/Wisconsin
AvenueCorridor Incentivize
redevelopmentwithgreaterincreasein
densityandheightthanotherareasofthe
Plan
EdgeDistricts Balanceopportunitiesfor
redevelopmentandcompatibilitywith
adjacentneighborhoodsbyprovidinga
transitionthroughlowerdensitiesandlower
buildingheights.
OtherPlanAreas Modestincreasein
densityandheightforCRzones,roughly
20%.
Strategies:
26
ConceptFramework:
ExpandedCenters
ofActivity
EmergingCenters
Edges
27
RetailStudy:
2034Demand
alignswith
Expandingand
Emergingcenters
Edges
(R60 1.75)
Expandedand
EmergingCenters
(FAR5.08.0)
(FAR1.53.5)
DensityAllocation
Strategy
1.5
3.0
5.0
8.0
CBD0.5
CBD1.0
CBD2.0
CBD3.0
TotalMax FAR
1.5
3.0
4.0
5.0
6.0
8.0
ZONE
CR/CRT
CR
CR
CR
CR
CR
SectorPlan
TotalMax FAR
ZONE
OLDCBDZones
290
250
200
145174
90120
4570
BuildingHeight
200
143200
6090
4560
BuildingHeight
OldCBDZones FAR&Height
37
Work Session #13 Planning Board May 19, 2016
1. BasicoutlineforOption3
2. PrioritySendingSiteIncentivesand
whethertoaddorremovesites
3. CRBenefitPointPriorities
4. AffordableHousing
Recommendations
5. ParkImpactPaymentMethodology
6. Directionfornextworksession
Takeaways Agreeon
Bethesda Overlay Zone
CoverallpropertieswiththeBethesdaOverlay
Zone.
PropertiesrezonedtoaCR,CRT,orCRNzonewill
retainCRzoningdesignation,butwillbe
translatedtothedensityequaltoitsformerzone.
ZoneindividualpropertiesCRwiththecurrently
mappeddensitylimitandtheheightsdetermined
bytheBoardduringitsworksessions.
BalancingDensityandInfrastructure
Option3:BethesdaOverlayZone
Incentivesto
buydensity
fromthese
sites
CurrentZoning ParkImpact
RulesApply
Payment
15%MPDU
Requirement
DesignReview
Panel
c.
PrioritySending
Sites
b.
BethesdaOverlay
DensityAveraging
ZonePool
a.
Option3:Threewaystoexceedmappeddensity
Process:
BoardmayapproveaprojectthatexceedsthemappedCR
density
FortheBoardtoapproveaprojectwithbonusdensityit
mustfindthatnomorethanatotalof32.4millionSFhas
beenapproved
Projectreceivingbonusdensitymustgotopermitwithin
24monthsofreceivingsiteplanapproval
MPDUsquarefootagedoesnotcountagainsttheFAR
(sameasCRzonetoday)
NoadditionalheightgivenwithMPDUsoutsideoftheHPA
or noheightincreasesinareasadjacenttosinglefamily
neighborhoods
Affordable
Housing
(MPDUs):
ParkImpactPayment
15%MPDURequirement
DesignReviewPanel
Provide__%belowtheminimumparkingrequired
Requirements:
Option3b:BethesdaOverlayZonePool
Eliminatetherequirementfora
commonsketchplan
RemovetheBLTrequirementfor
prioritysendingsitedensity
Eliminatethe15percentMPDU
requirementforprioritysending
sitedensity,andleaveitatthe
mandatory12.5percent
RemoveParkAmenityPayment
Addasmallmultiplier
PossibleAdditional
Incentives:
Liftthe0.25milerestriction
WorkingDraftIncentives:
Option3c:PrioritySendingSites
Park Impact Payment
Whoshouldpayforacquisitionand
developmentofBDPparks?
Primarilynewdevelopmentvia
theParkImpactFee
BalanceofImpactFeeand
generaltaxbaseviaCIP
Whatbasisshouldsetthevalueof
theParkImpactPayment?
Costofestimatedacquisitionand
development
Marketratefordensitypurchases
ParksImpactPayment
13
Work Session #13 Planning Board May 19, 2016
Priority Sending Sites
Eliminatetherequirementfora
commonsketchplanorsiteplan
RemovetheBLTrequirementfor
prioritysendingsitedensity
Eliminatethe15percentMPDU
requirementforprioritysending
sitedensity,andleaveitatthe
mandatory12.5percent
RemoveParkAmenityPayment
StaffRecommendationfor
additionalincentives:
Liftthe0.25milerestriction
WorkingDraftIncentives:
PrioritySendingSites
88,500/31,500=2.80BLTs
lost
1.18MSFX0.075=88,500SF
Availabledensitytosell=
1.18MSF
31,500SFincentivedensity
equals1BLT
ApplicantmustpurchaseBLT
easementsequalto7.5%of
incentivedensityfloorarea
BLTrequirement
calculation:
ReduceCRbenefitpointsfrom150
to100.
EliminateimpacttaxandTPAR
Eliminateorreducedevelopment
relatedfees/charges
Donotrequirethatalldevelopment
rights(onPSS)beextinguished
beforeapprovalofanyplanandthat
nosurfaceparkinglotbeallowedon
aPSSsite
Allowreceivingsitetoexceedits
mappedheightwhentransferred
fromaPSSsite
Densitymultiplier
additionalincentives
(notrecommended):
RemoveAldonsitesinSouth
BethesdaasPSS
StaffRecommendation
00551007
00551018
00551667
C000084
00429373
00426040
00433284
00437852
00435261
00425876
00422576
00416928
00567457
00566794
00566511
00567366
00566932
00471452
03255112
00524301 (partial)
00430521
00490661
00516334
00524094
00524083
02460200
00551417
00552456
00551020
00553507
00552970
00551645
00551895
00552786
00551428
00552194
00552981
00552057
00552640
00552070
00552068
00553655
00552115
00553143
00551838
00550708
03523108
00553644
00552547
00551337
00550798
00552651
00551268
02756198
00431855
C000255
00416633
00418723
00433546
00433557
00433568
C000320
03666628
Site 1
Site 2
Site 3
Site 4
Site 5
Site 6
Site 7
Site 8
Site 9
Site 10
Site 11
Site 12
Site 13
Site 14
Site 15
Site 16
ACCT#
LASKO MANOR
METROPOLITAN (HOC)
SINGLE-FAMILY
SINGLE-FAMILY
SINGLE-FAMILY
BARCLAY
MULTI-FAMILY 4733 BRADLEY (14 DU)
MULTI-FAMILY 4743 BRADLEY (28 DU)
WAVERLY HOUSE
VACANT
RESTAURANT
RESTAURANT
RESTAURANT
STORE-RETAIL
STORE-RETAIL
STORE-RETAIL
RESTAURANT
RESTAURANT
STORE-RETAIL
STORE-RETAIL
STORE-RETAIL
RESTAURANT
RESTAURANT
RESTAURANT
RESTAURANT
STORE-RETAIL
STORE-RETAIL
STORE-RETAIL
RETAIL/OFFICE UP
RETAIL/OFFICE UP
RESTAURANT
RETAIL/OFFICE UP
RETAIL/OFFICE UP
RESTAURANT
OFFICE BUILDING
OFFICE BUILDING
RETAIL/OFFICE UP
PARKING LOT
CHURCH, SCHOOL, BASKETBALL COURT AND VESTRY

ST. JOHN'S EPISCOPAL CHURCH
BROOKS PHOTOGRAPHERS
POST OFFICE
FARM WOMEN'S MARKET SITE
GLEN LANE
LOT 633 ON RUGBY
PARKING LOT #10
OFFICE - CONVERTED DWELLING

OFFICE BUILDING
OPEN SPACE AT INTERSECTION OF BETHESDA AND WOODMONT

OPEN SPACE AT INTERSECTION OF BETHESDA AND WOODMONT
OFFICE BUILDING
RETAIL/OFFICE UP
STORE-RETAIL
Description
HOC
HOC
HOC
HOC
HOC
HOC
4733 BRADLEY BLVD LLC
INVESTORS BRADLEY BLVD, LLC
HOC
JAFFE MICHELE J ET AL TR
JAFFE MICHELE J ET AL TR
GNRW PROPERTIES LLC
BANDUNG TRADING COMPANY INC
CONLEY THOMAS W ET AL TR
SIACHOS C M & ANNA
GALVAGNA JAMES R TR
KADOW KEVIN A & MARY K B
CONLEY THOMAS W ET AL TR
WANSHI PROPERTIES LLC
SIACHOS CONSTANTINOS M & A C
SIACHOS CONSTANTINOS M &A C
QUANG NGUYEN H ET AL TR
JEMALS PHILLIPS LLC
GINEPRO ARCIDE ET AL
GINEPRO ARCIDE ET AL
FURR EDWARD B JR & K A
ROBERT LIMON INC
NOR-COR PROPERTIES LLC
BETHESDA ST ELMO L L C
NORFOLK LLC
NORFOLK-CORDELL II LLC
WYBLE JOHN T ET AL
8100 NORFOLK TRIANGLE LLC
CONROY ANAIS
BETHESDA REAL ESTATE
JEMAL'S PHILLIPS LLC
LIMBER XANTHIPPI ET AL TR
F & L ASSOCIATES LTD PTNSHP
VESTRY NORWOOD PARISH

VESTRY NORWOOD PARISH
PHEASANDON LLC
7400 WISCONSIN LLC
MONTGOMERY FARM WOMENS MARKET
GLEN LANE LLC
GNRW PROPERTIES LLC
MONTGOMERY COUNTY
RADHAKRISHNAN BELUR K TR
RADHAKRISHNAN BELUR K ET AL TR
RADHAKRISHNAN BELUR K ET AL TR
4330 MONTGOMERY AVENUE LLC
4328 MONTGOMERY LIMITED
CHAMPION REAL ESTATE VENTURES
F A SERVICES LLC
4314 MONTGOMERY LLC
SERRA JOSE M TRUST
SERRA JOSE M TRUST
4308 MONTGOMERY AVE LLC
KALDIS SPIROS N
NOT LISTED
STREET RETAIL INC
BREDICE LLC ET AL TR
GOLDBERG CHARLES H FAMILY TR
GOLDENHORN DONNA ET AL TR
Property Owner
6,743.38
75,100.00
6,525.13
5,987.31
6,729.41
108,425.00
18,711.66
30,954.59
31,822.55
1,279.09
4,586.63
6,368.66
2,309.83
1,471.42
1,407.85
1,329.65
1,251.59
1,243.88
1,240.46
1,232.89
1,215.76
1,239.23
8,348.21
1,138.82
1,082.11
1,035.41
1,364.57
4,676.17
3,746.57
3,762.62
5,794.37
3,325.72
3,144.34
485.87
3,160.98
9,177.26
2,554.98
6,115.04
14,269.51
39,146.97
7,344.46
12,857.72
30,002.66
39,246.00
25,733.00
41,388.00
8,250.05
8,405.12
7,652.60
7,054.53
6,708.56
6,854.17
6,443.01
6,429.43
6,906.61
6,365.21
6,036.79
5,736.14
18,798.02
4,901.58
5,275.00
9,729.00
2,328.70
Lot Size (GIS)
13,236
338,800
7,700
7,700
7,700
173,800
15,400
30,800
124,410
0
968
2,520
995
1,000
1,000
1,050
1,000
1,000
1,000
1,000
1,000
1,050
7,427
1,025
1,000
1,050
2,000
7,132
6,000
6,300
9,975
6,300
6,148
1,000
6,510
102,761
3,800
0
0
27,216
6,704
9,531
4,050
30,204
1,533
1,452
1,476
1,714
3,360
1,896
1,456
1,920
2,022
792
1,483
1,526
0 (temp. structures)
0 (temp. structures)
8,530
17,338
4,018
SDAT GFA
CR-1.75
CR-5.0 C-1.0 R-5.0 H-145 T
R-10
R-10
R-10
R-10
R-10
R-10
CR-3.0
CR-3.0 C-1.0 R-2.75 H-90 T

CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
CR-3.0 C-1.0 R-2.75 H-90 T
R-60
CR-3.0 C-2.0 R-2.75 H-75 T
CR-5.0 C-4.0 R-4.75 H-145 T
CR-8.0 C-6.0 R-7.5 H-145 T
CR-3.0 C-2.0 R-2.75 H-35 T
R-10
CRN 0.5, C-0.5, R-0.25, H-35
R-60
CRN-0.5 C-0.5 R-0.25 H-35

CRN-0.5 C-0.5 R-0.25 H-35
CRN-0.5 C-0.5 R-0.25 H-35
CRN-0.5 C-0.5 R-0.25 H-35
CRN-0.5 C-0.5 R-0.25 H-35
CRN-0.5 C-0.5 R-0.25 H-35
CRN-0.5 C-0.5 R-0.25 H-35
CRN-0.5 C-0.5 R-0.25 H-35
CRN-0.5 C-0.5 R-0.25 H-35
CRN-0.5 C-0.5 R-0.25 H-35
CRN-0.5 C-0.5 R-0.25 H-35
CRN-0.5 C-0.5 R-0.25 H-35
CR-5.0 C-5.0 R-5.0

CR-5.0 C-5.0 R-5.0
CR-3.0 C-1.0 R-2.75 H-120 T

CR-3.0 C-1.0 R-2.75 H-120 T
CR-3.0 C-1.0 R-2.75 H-120 T
Current Zone
483,545.92
34,702.75
34,702.75
151,475.00
9,355.83
15,631.89
176,462.71
11,875.39
10,261.93
12,488.23
34,625.55
111,800.00
111,800.00
5,308.30
5,308.30
362,899.30
425,274.21
483,545.92
362,899.30
1,271,719.44
Total Existing Affordable Housing PSS Square Footage to Sell

Total Proposed Public Open Space PSS Square Footage
Total Historic/Community Resources PSS Square Footage
Total Existing Affordable Housing PSS Square Footage
GRAND TOTAL PSS SQUARE FOOTAGE
7,295.00
60,494.00
14,611.60
82,400.60
93,990.10
24,507.91
118,498.00
4,125.03
4,202.56
3,826.30
3,527.26
3,354.28
3,427.09
3,221.50
3,214.72
3,453.30
3,182.61
3,018.40
2,868.07
41,421.11
103,470.00
103,470.00
59,861.50
59,861.50
19,623.00
19,623.00
Total Historic/Community Resources PSS Square Footage to Sell

3.91
5
1.09
Subtotal
1.60
3
1.40
0.82
1.5
0.50
1.00
1.5
0.50
Subtotal
1.18
3
1.82
1.29
3
1.71
1.14
3
1.86
Subtotal
4.51
6
1.49
Subtotal
1.96
2.75
0.79
Subtotal
1.38
6.22
6.27
Subtotal
5.00
5.00
Subtotal
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
Subtotal
2.50
Subtotal
2.33
Subtotal
0.50
Subtotal
Leftover Square Footage

Available to Sell
425,274.21
150,013.30
150,013.30
90,004.07
90,004.07
29,377.84
29,377.84
17,836.89
48,933.71
66,770.60
2,558.17
9,173.25
12,737.31
4,619.66
2,942.83
2,815.69
2,659.29
2,503.17
2,487.76
2,480.93
2,465.79
2,431.52
2,478.46
16,696.42
2,277.64
2,164.22
2,056.23
2,093.72
6,896.50
12,732.83
4,987.87
7,408.12
3,677.17
3,285.02
457.61
2,972.93
0.00
8,974.88
18,345.11
147,380.12
1.5
3.5
3.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
6
6
3
8
8
Proposed FAR Leftover FAR Available

per Master Plan
to Sell
Total Proposed Public Open Space PSS Square Footage to Sell

0.13
6
5.00
Subtotal
0.74
8
7.00
Subtotal
0.91
5
4.00
Subtotal
0.00
2.25
1.25
0.70
2.25
1.25
Subtotal
0.00
3
2.00
0.21
3
2.00
0.40
3
2.00
0.43
3
2.00
0.68
3
2.00
0.71
3
2.00
0.79
3
2.00
0.80
3
2.00
0.80
3
2.00
0.81
3
2.00
0.81
3
2.00
0.82
3
2.00
0.85
3
2.00
0.89
3
2.00
0.90
3
2.00
0.92
3
2.00
1.01
3
1.99
1.47
3
1.53
1.53
3
1.47
1.60
5
3.40
1.67
3
1.33
1.72
3
1.28
1.89
3
1.11
1.96
3
1.04
2.06
3
0.94
2.06
3
0.94
11.20
3
0.00
1.49
5
3.51
0.00
3
3.00
Subtotal
0.00
1.17
0.00
0.19
0.17
0.19
0.24
0.50
0.28
0.23
0.30
0.29
0.12
0.25
0.27
0.00
0.00
1.62
1.78
1.73
FAR of Existing
Structure
Bethesda Overlay Zone
Process:
BoardmayapproveaprojectthatexceedsthemappedCR
density
FortheBoardtoapproveaprojectwithadditionaldensity
itmustfindthatnomorethanatotalof32.4millionSFhas
beenapproved
Projectreceivingadditionaldensitymustgotopermit
within24monthsofreceivingsiteplanapproval
MPDUsquarefootagedoesnotcountagainsttheFAR
(sameasCRzonetoday)
NoadditionalheightgivenwithMPDUsoutsideoftheHPA
boundary
Affordable
Housing
(MPDUs):
ParkImpactPayment
15%MPDURequirement
DesignReviewPanel
Requirements:
BethesdaOverlayZone
CampusMartiusPark,Detroit
BanjoPark,Alexandria,VA
YardsPark,Washington,D.C.
HowBuildingsareApprovedinBethesda
CostofTypicalExactions(Sample)
BonusDensity: ~$50 $80/PSF

Paidinformofpublicimprovements
OnlyinRosslyn&CrystalCity
ArlingtonCounty
DistrictofColumbia
CombinedLotDensity: ~$27 $38/PSF
Essentiallydensityaveraging
CostofDensity RegionalBenchmarking
MostnewathleticfieldsservingTysonswillbeconstructedorfundedbyprivate
redevelopment.Redevelopmentapplicationsinvolvinglargelandconsolidations(i.e.greater
than10acres)areexpectedtoprovidelandonsiteornearbywhereathleticfieldfacilities
canbebuilt.
Onefullsizeathleticfieldforevery4.5millionsquarefeetofdevelopment,tobededicated
and/orpaidforprimarilybynewdevelopment
OffsiteImprovements Improvementstopubliclyownedland(suchastheMetrostation
plazas,existingstreamvalleyparkland,andschoolproperty)maybemadeorfundedby
developerstooffsetashortfallinprovidingnewurbanparkspacesonsitewithina
development.
Alandbank/fundingbankforparksshouldbeestablishedtomakeitpossibletodedicate
spaceforlargerparks.
ProvideamonetarycontributiontoFairfaxCountyforpublicparkcreationand/or
improvementstoserveTysons.
FairfaxCountyParks:
AroundtheRegion
2.Reduce DevelopmentApplicationFeeonthebonusdensity(this
wouldaffectthePlanningDepartmentbudget,butitissomethingwe
cancontrol,unlikeotherimpacttaxes,etc.).
Currently,whenapropertyownerbuysoutoftheirpublicusespace
requirement,thecostis$35.00/SF.
Reducingthepublicusespacerequirementgivespropertyowners
greaterflexibilityinhowtodesignthegroundlevelbuilding
footprint.
BoththepublicusespaceandthePIPcontributetothesamegoal.
1.Reduce thepublicusespacerequirementasanoffsetforthePIP.
ParkImpactPayment OffsetOptions
5.AffordableHousing Provide12.5%MPDUsinlieuofthe15%
BethesdaOverlayZonerequirement.
4.GreenTapeplansthatreceiveBethesdaOverlayZonebonusdensity
andpayPIP(currentlytheGreenTapeProgramappliestoMNCPPCfor
projectsproviding20%MPDUsorgreaterandtoDPSforthereviewof
buildingpermitsforthesameaffordablehousingelement).
3.Eliminate thePIPiflandisdedicatedtotheParksDepartmentfora
masterplandesignatedpublicopenspace/parkspace.
SummaryofthePlan
Fund both Acquisition and Development

Balance of PIP and general tax base
Basis of PIP is estimated cost of
acquisition and development
Park Impact Payment (PIP)

Parameters
Parks Impact Payment
Support the Centers with Civic

gathering spaces
Provide linkages and signature
gateways to the major trail
systems
Create green neighborhood
parks.
Create livable communities and
appropriate transitions by
greening and buffering the edges
Parks, Trails and Open Space

Goals
PROS 2012
Vision 2030
PROS 2017 update (underway)
Urban Park Functional Master Plan (starting soon)
6 Existing (4 Expansions) + 13 New = 19 Parks
More acreage
10 acres existing + 13 acres proposed = 23 acres
Expanded range of size, type, and facilities
Urban recreational parks
Urban greenways
Civic greens
Location central to BDP
More parks
New paradigm of urban parks
BDP Parks Summary
Evaluated to determine most likely park

creation mechanism
Dedication via Development Review
Process
Direct Acquisition via CIP Funds
Alternative Tools such as Density Transfer
or Priority Sending Areas
Estimated Purchase Price for sites potentially
needing direct acquisition
Expressed as a range
Based on tax assessments, comparable
real estate sales, and Acquisition Team
professional judgement
Methodology: Estimated Acquisition Cost
Development Cost covers:

Site demolition
Design
Construction
Demolition
Property Management office
Based on comparable demolitions
Design & Construction
Vision and Park Type proposed in BDP
Comparable projects identified:
Internal and external comps
Simple to more formal & complex urban
parks
Expressed as a range
Low Option
Moderate Option
High Option
Methodology: Estimated Development Cost
10
$ 25 M
$ 61 M
Development
TOTAL
$117 M
$ 53 M
$ 64 M
Moderate
$165 M
$ 90 M
$ 75 M
High
Propose to use Moderate Estimate for calculating PIP

Estimated in 2016 dollars (no indexing for inflation over
20 year plan life)
$ 36 M
Acquisition
Low
Results: Estimated Total Park Costs in BDP
28
75%
$117
$88
(millions 2016
dollars)
PIP Basis
3.4
Available
BOZ Density
(millions sf)
$25.81
Proposed
PIP Fee
($/sf)
Rationale for selecting proportion PIP funding

Two factors lessen the potential value of the PIP fee to support
acquisition & development of parks:
Not all 3.4 M sf will develop during 20-year life of BDP
Fixed rate fee (non-inflation adjusted) will lose value over 20 years of
implementation and erode purchasing power
Proportion
PIP Funding
Moderate
Cost Estimate
(millions 2016
dollars)
Parameters
$117 Million Estimated Cost
3.4 Million square feet bonus density available in BOZ
Proposing PIP fund 75% of Moderate Cost Estimate
Calculating PIP
29
Relative Costs of Developer Options for Bonus Density ($/sf)
30
BETHESDADOWNTOWNSECTORPLANPUBLICHEARINGDRAFTMAY2015
WORKSESSIONS117July2016
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
DISTRICT
WisconsinAvenue
MAP
LOCATOR PROPERTYOWNER/DEVELOPER/ATTORNEY
StonebridgeCarras,LLC
A
ATTY:BobDalrymple
B
C
C
D
E
DonohoeDevelopment
ATTY:EmilyVaias
DouglasDevelopment
ATTY:EmilyVaias
DouglasDevelopment
ATTY:EmilyVaias
AksoyluProperties
ATTY:BobDalrymple
BethesdaLandLLC
ATTY:BarbaraSears
PROPERTYLOCATION/ADDRESS
CURRENTZONING
SECTORPLANZONING
RECOMMENDATIONS
PROPERTYOWNERREQUESTED
ZONING
STAFFRECOMMENDATION
PLANNINGBOARDRECOMMENDATION
8300WisconsinAve.Bethesda,MD20814
CR3.0,C1.0,R3.0,H90T
CR3.5,C1.25,R3.5,H120
Maximumdensityandheightallowedundercounty
zoning
CR3.0,C1.0,R3.0,H90(Newlyconstructedproject)
CR3.0,C1.0,R3.0,H90
8240/8280WisconsinAve.Bethesda,MD20814
CR3.0,C1.0,R2.75,H90T
CR3.5,C1.25,R3.25,H120
CR3.5,C3.5,R3.25,H145
EqualizeCandR,NoChangetoHeight
CR3.5,C3.5,R3.5,H145
8008WisconsinAve.Bethesda,MD
CR3.0,C1.0,R2.75,H120T
CR3.5,C1.25,R3.25,H145
CR6.0,C1.25,R5.75,H175
NoChange(Recentlyapprovedprojectwithdensitytransfer)
CR3.5,C3.5,R3.5,H145
8013WoodmontAve.Bethesda,MD20814
CR3.0,C1.0,R2.75,H120T
CR3.5,C1.25,R3.25,H145
CR6.0,C1.25,R5.75,H175
NoChange
CR3.5,C3.5,R3.5,H145
CR3.0,C1.0,R2.75,H120T
CR3.5,C1.25,R3.25,H145
CR6.0,C1.25,R6.0,H175
NoChangeinFAR,increaseheightto175
CR5.0,C1.25,R5.0,H175
CR3.0,C1.0,R2.75,H120T
CR6.0,C6.0,R5.75,H250
CR8.0,C8.0,R7.5,H290
NoChange
CR8.0and290feetif15%MPDUsand10%workforceisdevelopedand
theblockisassembled(April28,2016)
CR6.0,C6.0,R5.75,H175
H250
NoChange
CR6.0,C6.0,R5.75,H250onnorthendofproperty,steppingdownto
145feet
ATTY:BobDalrymple
7720,7740,7752,7756WisconsinAve.Bethesda,MD20814
CR5.0,C5.0,R4.75,H145T
ElizabethTaylor&DorotheaDrayton
ATTY:BobDalrymple
BrookfieldPropertiesPartners
ATTY:BobHarris
DonohoeDevelopment
7607OldGeorgetownRd.Bethesda,MD20814
BethesdaMetroCenterProperties
4BethesdaMetroCenterMontgomeryAve.Bethesda,MD20814
CR5.0,C4.0,R4.75,H145T
CR6.0,C4.75,R5.75,H175
CR8.0,H300
NoChange
CR7.0,C7.0,R7.0,H225
CR8.0,C6.0,R7.5,H175T
CR8.0,C6.0,R7.5,H290
NoChangeRequested
NoChangeRequested
CR8.0,C6.0,R7.5,H290
CR8.0,C6.0,R7.5,H145T
CR8.0,C6.0,R7.5,H290
CR10.0,C8.0,R9.75,H300
NoChange
CR8.0,C8.0,R7.75,H290
2BethesdaMetroCenter,Bethesda,MD20814
CR8.0,C6.0,R7.5,H200T
CR8.0,C6.0,R7.5,H240
EqualizeCandR,H250
EqualizeCandR,Changeheightto250feet
CR8.0,C8.0,R8.0,H250
4714MontgomeryLane,Bethesda,MD20814
CR5.0,C4.0,R4.75,H145T
CR6.0,C4.75,R5.75,H250
CR8.0,C6.0,R7.5,H290
EqualizeC6.0,R5.75noheightchange
CR8.0,C8.0,R8.0,H250
4720HampdenLane,Bethesda,MD20814
CR5.0,C4.0,R4.75,H145T
CR6.0,C4.75,R5.75,H250
CR8.0,H300
CR8.0,C8.0,R8.0,H250
CR5.0,C4.0,R4.75,H145T
CR6.0,C4.75,R5.75,H250
CR8.0,C6.0,R7.5,H290
CR8.0,C8.0,R8.0,H250
CR5.0,C4.0,R4.75,H145T
CR6.0,C4.75,R5.75,H250
CR8.0,H250
CR8.0,C8.0,R7.75,H250
CR5.0,C4.0,R4.75,H145T
CR6.0,C4.75,R5.75,H250
CR8.0,C7.5,R7.5
CR8.0,C8.0,R7.75,H250
H
I
J
ChevyChaseLandCompany
DouglasDevelopment
ATTY:EmilyVaias
WashingtonPropertyCompany
ATTY:BobDalrymple
DouglasDevelopment/Jemal'sPinesofRoamLLC
L
M
N
TheBainbridgeCompanies
ChevyChaseLandCompany
ATTY:SteveRobbins
WisconsinBuildingCorporation(APEX)
Q
R
S
Theproperty'szonewillbeclarifiedonthezoningmap.
ATTY:BobHarris/WilliamKominers
PeelProperties
CR8.0,C7.5,R7.5,H250
CR8.0,C7.5,R7.5,H250
Clarifyzoningmaponpage95toshowcurrentzoning
oftheproperty.Alsorequesting290feetheight
Heightincreaseto290feet
CR8.0,C7.5,R7.5,H290
ATTY:StevenRobins
WashingtonPropertyCompany
ATTY:BobDalrymple
StarrCapitalLLC
ATTY:BobDalrymple
St.John'sEpiscopalChurch,NorwoodParish
CR5.0,C5.0,R5.0,H145
CR6.0,C6.0,R6.0,H250
CR8.0,C7.5,R7.5,H250
NoChange
CR8.0,C8.0,R7.75,H250
7008,7010,7022,7026,7028,7032,7034WisconsinAve.Bethesda,MD20815 CR3.0,C2.0,R2.75,H75T
CR3.5,C2.5,R3.25,H90
H120
NoChange
CR3.5,C2.5,R3.25,H110
6936,6950,7000WisconsinAve.Bethesda,MD20815
CR3.5,C2.5,R3.25,H90
CR3.5,C2.5,R3.25,H120
CR5.0,H120
NoChange
CR3.5,C2.5,R3.25,H110
CR3.0,C2.0,R2.75,H75T
6700WestAve.Bethesda,MD20815(EasternGreenway)
R60
CRT0.5,C0.25,R0.5,H70
ZoneentirepropertyCR3.5,C3.5,R3.25,H120
EntireProperty=CR2.25,C2.25,R2.25,H120(DesignGuidelinesto
EqualizeCandRonparcelfrontingontoWisconsinAve,NoChangefor addressstepdownto70feetmaxheightadjacenttoTownofChevy
ParcelonWestAve
Chase)
CR3.0,C2.0,R2.75,H75T
CR3.5,C2.5,R3.25,H120
CRT0.5,C0.25,R0.5,H70
CR4.0,C2.5,R3.75,H145
CRT1.0,C0.25,R1.0,H70
CR3.5,C2.5,R3.25,H90
CRT0.5,C0.25,R0.5,H70
ZoneentirepropertyCR3.5,C3.0,R3.25,H90
addressstepdownto70feetmaxheightadjacenttoTownofChevy
Chase)updated04.07.2016
NoChangetoparcelbackingontoEasternGreenway
EqualizeCandRonparcelfrontingWisconsinAveandincreaseheighttoEntireProperty=CR2.25,C2.25,R2.25,H120(DesignGuidelinesto
120feet
Chase)
NoChangeforparcelbackingontotheEasternGreenway
CR6.0,C4.75,R5.75,H200
CR7.0
NoChange
CR3.0,C2.0,R2.75,H75T
T
43
ATTY:EmilyVaias
45
46
47
48
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
TheJaffeGroup
ATTY:StacySilber
6801,6807WisconsinAve.Bethesda,MD20815(EasternGreenway)
DouglasDevelopment/Jemal'sShopsofChChLLC
ATTY:EmilyVaias
6831WisconsinAve.Bethesda,MD20815(EasternGreenway)
R60
CR3.0,C2.0,R2.75,H75T
R60
49
50
BernsteinCompanies/BethesdaCenterHoldings,LLC
42
44
X
Y
Z
AA
BB
CC
DD
EE
FF
GG
HH
BernsteinManagementCompany
GuardianRealtyManagement
ATTY:PatriciaHarris
StonebridgeCarras,LLC
ATTY:BobDalrymple
TheGoldstarGroup
ATTY:StacySilber
Katz&Company
ATTY:RobertBrewerJr.
HPIILLC
ATTY:HeatherDlhopolsky
F&HInvestmentsLimitedPartnership
ATTY:BobDalrymple
HuronAssociates,LLC
ATTY:BallardSpahr/EricaLeatham
PNCBank,NA
ATTY:StevenRobins
B.F.SAUL
ATTY:BobDalrymple
HOC
EqualizeCandRforparcelonWisconsinAve,NoChangeinheight
CR3.0,C2.0,R2.75,H75T
CountyParkingLot:CR0.5,C0.25,R0.5,H70 RequestCountyParkinglotreceiveCR1.5
NoChange
CR6.0,C4.75,R5.75,H200
CR5.0,C4.0,R4.75,H90T
CR6.0,C4.75,R5.75,H250
NoChange
CR8.0,C8.0,R7.75,H250
7359,7351WisconsinAve.Bethesda,MD20814
CR5.0,C4.0,R4.75,H145T
CR6.0,C4.75,R5.75,H250
CR8.0
Maximumdensityandheightallowedundercounty
zoning
EqualizeCandR
CR8.0,C8.0,R7.75,H250
4630MontgomeryAve.Bethesda,MD20814
CR5.0,C4.0,R4.75,H145T
CR6.0,C4.75,R5.75,H250
CR8.0,C8.0,R7.75,H300
NoChangeinheight,equalizeCandR
CR8.0,C8.0,R7.75,H250
CR5.0,C4.0,R4.75,H145T
CR6.0,C4.75,R5.75,H175
CR8.0,C6.0,R7.5,H290
equalizeCandR,increaseheightto250feet
CR8.0,C8.0,R7.75,H250
4526,4530AvondaleSt.BethesdaMD,20814
R10
CR5.0,H120
NoChange
7725/7735WisconsinAve.Bethesda,MD20814
CR5.0,C4.0,R4.75,H90T
R10
CR6.0,C4.75,R5.75,H250
CR6.0,C4.75,R5.75,H110
H250
NoChange
CR3.0,C0.25,R3.0,H70
CR6.0,C6.0,R5.75,H250(Stepdownfrom250feetto110feetwillbe
detailedindesignguidelines)
CR3.0,C2.0,R2.75,H75T
CR3.5,C2.5,R3.25,H120
CR5.0,H200
NoChange
CR5.0,C5.0,R5.0,H200withportionofpropertydedicatedasapark
CR3.0,C2.0,R2.75,H75T
CR3.5,C2.5,R3.25,H120
CR5.0,H175(originalrequestwasCR4.0andH150)
NoChange
CR5.0,C5.0,R5.0,H175
CR3.0,C2.0,R2.75,H75T
CR3.5,C2.5,R3.25,H120
CR3.5,C2.5,R3.25,H145
NoChange
DefertoworksessiononEasternGreenwayseeeasterngreenway
4500, 4504, 4508 Avondale
R10
R10
CR3.0,C0.25,R3.0,H70
NoChange
CR3.0,C0.25,R3.0,H70
CR6.0,C1.25,R6.0,H175
Designatesiteasaprioritysendingsitefordensity
transfer
Designateasprioritysendingsite
DesignateasprioritysendingsiteinMasterPlan
HOCMetropolitan
OldGeorgetownRoadandWoodmontAve
CR5.0,C1.0,R5.0,H145T
1
73
74
DISTRICT
BethesdaRow
75
76
MAP
A
B
77
78
79
80
81
82
83
84
85
86
87
88
CURRENTZONING
SECTORPLANZONING
RECOMMENDATIONS
ZONING
4928HampdenLn.Bethesda,MD20814
CRT2.25,C1.5,R0.75,H45
CRT2.75,C1.75,R1.0,H45
CRT2.75,C1.75,R1.0,H70
BethesdaRow
CRT2.25,C1.5,R0.75,H45
CRT2.75,C1.75,R1.0,H45
ATTY:RobertBrewerJr.
EuroMotorcars
4921BethesdaAve.Bethesda,MD20814
CRT2.25,C1.5,R0.75,H45
ATTY:PatrickO'Neil
FederalRealtyInvestmentTrust
7020ArlingtonRd.Bethesda,MD20814
TheShoppesatBethesda
ATTY:JodyKline
CR3.25,C3.25,R3.0,H100
Increaseheightto70feet
Increaseheightto90feeteastofArlingtonRd,westofArlingtonRoad
staysH45
CRT2.75,C1.75,R1.0,H70
CRT2.75,C2.75,R2.75,H90eastofArlingtonRoad,CRT2.75.C2.75,R
2.75,H45westofArlingtonRoad
CRT2.75,C1.75,R1.0,H45
H70extendzoningmaponpage99toincludeentire
property
Noheightchange,extendzoningmaponpage99toincludeentire
property
CRT2.75,C2.75,R2.75,H45,extendzoningmaponpage99toinclude
entireproperty
CRT2.25,C1.5,R0.75,H45
CRT2.75,C1.75,R1.0,H70
RequestthatBethesdaRowZoningDistrictbe
expandedslightlyWesttoincludeentireProperty
expandthedistrictlinetoincludeentireproperty
ExpandtheDistrictLinetoincludetheentireproperty
BethesdaAveSouth4854BethesdaAveBethesda,MD20814
CRT2.25,C1.5,R0.75,H45
CRT2.75,C1.75,R1.0,H70
CR3.25,C3.25,R3.0,H100
Increaseheightto90feet.NoChangeinFAR
CRT2.75,C2.75,R2.75,H90
4733BethesdaAve.Bethesda,MD20814
CR5.0,C5.0,R5.0,H145
CR6.0,C6.0,R6.0,H145
H170
Increaseheightto170feet
CR6.0,C6.0,R6.0,H170
CR6.0,C6.0,R6.0,H145
CR6.0,C6.0,R6.0,H250
Increaseheightto250feetonbackhalfofproperty,maintain145feet
forpropertyfrontingalongWoodmontAve
CR6.0,C6.0,R6.0,H145alongWoodmontAvenuetoa95footdepth,H
250onbackhalfofproperty
CR3.5,C0.25,R3.0,H90anddesignatesiteasa
prioritysendingsite
CR2.75,C0.25,R2.75,H60Makeaprioritysendingsite
CR2.75,C0.25,R2.75,H60(Makethissiteaprioritysendingsite)
WoodmontEast(IntersectionofBethesdaAveandWoodmontAve)
HOCLaskoManor
F&LAssociates(SherwinWilliamsStore)
DouglasDevelopment/Jemal's7979LLC
ATTY:EmilyVaias
OldGeorgetownOfficeParkCondominium
ATTY:StevenRobins
PeelProperties
STAFFRECOMMENDATION
Katz&Company
JBGCompanies
ATTY:PatriciaHarris
CR5.0,C5.0,R5.0,H145
CR1.75,C0.25,R1.75,H50T
CR2.0,C0.25,R2.0,H60
4809AuburnAve.Bethesda,MD20814
CR3.0,C1.0,R2.75,H90T
CR3.5,C1.25,R3.0,H110/CR3.5, AdjacentparkinglotrezonedtoCR3.5,C1.25,R3.0,H
NoChange
C1.25,R3.0,H50
110
CR3.0,C1.0,R2.75,H90T
CR3.5,C1.25,R3.0,H110
CR3.5,C3.5,R3.5,H110
EqualizeCandR
CR3.5,C3.5,R3.5,H110
CRN0.5,C0.5,R0.25,H35
CRN0.75,C0.75,R0.25,H35
CRT1.75,C1.75,R0.75,H60
NoChange
CRN1.25,C1.25,R1.25,H50(April28,2016)
4905DelRayAve.Bethesda,MD20814
CR3.0,C1.0,R2.75,H90T
CR3.5,C1.25,R3.5,H50
CR3.5,C1.25,R3.25,H175
Increaseheightto90feet.
CR3.5,C3.5,R3.5,H110
7945NorfolkAve.Bethesda,MD20814
CR3.0,C1.0,R2.75,H90T
CR3.5,C1.25,R3.5,H50
H90
NoChange
CR3.0,C3.0,R3.0,H90(keepasaprioritysendingsite)
4926,4930DelRayAve.Bethesda,MD20814
CR3.0,C1.0,R2.75,H90T
CR3.5,C1.25,R3.25,H110
CR5.0,C4.75,R4.75,H175
NoChange
CR3.5,C3.5,R3.25,H110
CRT1.5,C1.5,R0.5,H40
CRT1.75,C1.75,R0.75,H40
CRT2.0,C2.0,R2.0,H6075
NoChange
CRT1.75,C1.75,R0.75,H40
89
90
91
92
93
94
95
96
97
98
99
100
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
WoodmontTriangle
B
C
D
E
ATTY:StevenRobins
ATTY:FrancoiseCarrier(ownerrep)
GNRW
AmericanGastroenterologicalAssociation
7830OldGeorgetownRoadLLC
DouglasDevelopment/Jemal'sPhillipsLLC
ATTY:EmilyVaias
7900/7920NorfolkAve.Bethesda,MD20814
CR3.0,C1.0,R2.75,H90T
CR3.5,C1.25,R3.5,H50
CR6.0,C6.0,R5.75H110
NoChangeinFAR,PropertyfrontingontoNorfolkstaysat50feet,back
halfofpropertyincreaseto90feet
CR3.0,C3.0,R3.0,H90(Keepasaprioritysendingsite)
GreenhillCapital
4866,4862,4860,4856,4848,4844,4840,4834CordellAve.Bethesda,MD
20814
CR5.0,C1.0,R5.0,H145T
CR6.0,C1.25,R6.0,H175
CR6.0,H200225
NoChange
CR6.0,C6.0,R6.0,H225
GreenhillCapital
4823,4819St.ElmoAve.Bethesda,MD20814
CR5.0,C1.0,R5.0,H145T
CR6.0,C1.25,R60,H175
CR6.0,H200225
NoChange
CR6.0,C6.0,R60,H225
4931FairmontLLC
4925,4931FairmontAve.Bethesda,MD20814
ATTY:StevenRobins
4920,4922,4924,4926,4928St.ElmoAve.Bethesda,MD20814
CR5.0,C1.0,R4.75,H145T
CR6.0,C1.25,R5.75,H175
H200225
NoChange
CR6.0,C6.0,R6.0,H225
FairmontBuildingLLC
CR5.0,C1.0,R4.75,H145T
CR6.0,C1.25,R5.75,H175
CR6.0,C6.0,R5.75,H175
EqualizeCandR
CR6.0,C6.0,R6.0,H175
116
ATTY:BobDalrymple
ATTY:StevenRobins
GardenPlazaLLC(B.F.Saul)
CR3.0,C2.0,R2.75,H90T
CR3.5,C2.5,R3.25,H110
CR6.0,C4.75,R5.75,H175
CR5.0,C1.0,R4.75,H145T
CR6.0,C1.25,R5.75,NortheasternhalfH
250/SouthwesternhalfH175
CR8.0,H250
IncreaseoverallFARto4.0,increaseheightalongMoorlandLanetoH
175,H110onremainderoflot
CR4.5,C4.5,R4.5,H175
Duetorecentconstructionofanewcondominiumthatwillnot
redevelopinthenext20years:Recommend6.0FARandHeightof175'
forentireproperty.
CR5.0,C1.0,R4.75,H(175)
ATTY:StevenRobins
CR5.0,C1.0,R5.0,H145T
CR6.0,C1.25,R6.0,H250
Recommendadjusting"C"upwardforgreater
commercialflexibility
EqualizeCandR
CR6.0,C6.0,R6.0,H250
BethesdaRealEstateManagement,LLC,Norfolk,LLC,8100Norfolk
Triangle,LLC,4914DelRayTriangle,LLC,DelrayTriangle,LLC,ATTY:
StacySilber
8106NorfolkAve,8020NorfolkAve,8000NorfolkAve,4914DelRayAve,4930
DelRayAve
CR3.0,C1.0,R2.75,H90T
NoChange
CR3.0,C1.0,R2.75,H90forpropertyalongNorfolkAve.CR3.5,C3.5,R
3.25,H110forpropertiesonDelRayAve.
ATTY:BobDalrymple
4900FairmontResidentialLLC
117
118
PeelProperties
119
O
P
120
121
CR3.0,C3.0,R3.00,H90alongNorfolk(Keepasaprioritysendingsite),
backhalfofsiteretainsCR3.5,H110
CR3.5,C1.25,R3.0,H50alongNorfolkAve, CR4.0,C4.0,R3.75,H90alongNorfolkandH175
CR3.5,C1.25,R3.25,H110onDelRay
alongDelRayAve
DISTRICT
122
Pearl
1
123
124
MAP
126
CURRENTZONING
SECTORPLANZONING
RECOMMENDATIONS
ZONING
128
ATTY:JodyKline
PeelProperties
ATTY:StevenRobins
CarrProperties
ATTY:StacySilber
GuidoAdelfio
STAFFRECOMMENDATION
IntersectionofEastWestHighwayandPearlSt.Bethesda,MD20814
EOF1.5,H50
CR2.0,C0.5,R2.0,H120/50
PropertyadjacenttoEastWestHighwayCR4.0&
NorthernportionofpropertyCR2.0
CR2.75alongEastWestHwy,CR2.0alongnorthportion
4520EastWestHighway,Bethesda,MD20814
CR5.0,C4.0,R4.75,H145T
CR6.0,C4.75,R5.75,H175
CR6.0,C6.0,R6.0,H200
EqualizeCandR,NoChangetoheight
CR6.0,C6.0,R6.0,H175
CR5.0,C4.0,R4.75,H100T
CR6.0,C4.75,R5.75,H145
CR6.0,C6.0,R5.75,H175
C6.0,R5.75,H175
CR6.0,C6.0,R6.0,H175
IncreaseFARtoCR2.75,NoChangeinheight
CR3.0,C3.0,R3.0,H145(PlanningBoardemphasizedastepdownto
120FeetinheightonMontgomeryAvenuewouldbedetailedinthe
DesignGuidelines)
D
129
CR3.0,C3.0,R3.0,H120alongEastWestHwy(PlanningBoard
emphasizedstepdownto50feettowardsBCCHSwouldbedetailedin
thedesignguidelines)
127
EastWestHighwayPropertyOwnersGroup
125
TimothyDugan
EastWestHighwayLLC
4422EastWestHighwayBethesdaMD,20814
131
ATTY:WilliamKominers/SteveRobbins
EOF1.5,H60
CR2.0,C1.75,R2.0,H120
CR3.5
IncreaseFARtoCR2.75
CR3.0,C3.0,R3.0,H145(PlanningBoardemphasizedastepdownto
120FeetinheightonMontgomeryAvenuewouldbedetailedinthe
DesignGuidelines)
132
PearlmontAssociatesLLC
ATTY:BobDalrymple
StreetscapePartners
EOF3.0,H100
CR3.5,C3.5,R3.5,H120
CR6.0,H175
NoChange
CR3.5,C3.5,R3.5,H145
ATY:BobHarris
EastWestGarageLLC
SerraStone
ATTY:StacySilber
4300,4302,4304EastWestHighwayBethesda,MD20814
EOF1.5,H50
CR2.0,C1.75,R2.0,H120
CR3.04.0
IncreaseFARto2.75
CR3.5,C3.5,R3.5,H120
EOF3.0,H100
CR3.5,C3.5,R3.5,H120
CR4.0or4.5
NoChange
CR3.5,C3.5,R3.5,H120
4310,4312MontgomeryAve.Bethesda,MD20814
CRN0.5,C0.5,R0.25,H35
CRT0.5,C0.5,R0.5,H35
CRT4.0,C4.0,R4.0,H35
NoChange
4521EastWestHwy,Bethesda,MD20814
CR3.0,C0.75,R3.0,H145T
CR3.5,C0.75,R3.5,H175
CR6.0,C6.0,R6.0,H175
IncreaseFARtoCR5.0,Nochangeinheight
CRT0.5,C0.5,R0.5,H35
CR5.0,C5.0,R5.0,H175(Remove60'heightdesignationonbackof
property)
4816,4820,4905,4910MoorlandLane,BethesdaMD20814
7505,7507,7509,7511ArlingtonRd.BethesdaMD20814
CR2.25,C0.5,R2.0,H35T
CR1.25,C0.25,R1.25,H50
CR4.0,H75
2.75FARforallandmaxheightof50feet
CR2.75,C0.75,R2.75,H60(April28,2016)
4903EdgemoorLane,Bethesda,MD20814
CR2.5,C0.25,R2.5,H75T
CR3.0,C0.5,R3.0,H90
CR3.5,H120
C2.5,C0.5,R2.5,H90.Propertynotlikelytoredeveloponitsown
CR3.5,C0.5,R3.5,H90
4885EdgemoorLane,Bethesda,MD20814
R60
CR2.5,C0.5,R2.5,H120
CR4.0,C0.5,R4.0,H175
CR2.75,C0.5,R2.75(NoChangeinHeight)
CR4.0,C0.5,R4.0,H150
7400ArlingtonRoad
R60
R60
CR2.0,C0.25,R2.0,H50
CR2.0,C0.25,R2.0,H40
R60
4831WestLane(Lots24,25,26and27)
CR2.5,C.25,R2.5,H70T
CR3.0,C0.25,R3.0,H85
CR3.5,C0.25,R3.5,H100
6900ArlingtonRd.Bethesda,MD20815
CRT0.5,C0.5,R0.25,H45
CRT0.75,C0.75,R0.5,H70
CRT2.0,C2.0,R1.5,H70
CRT2.0,C2.0,R1.5,H70
6933ArlingtonRd.BethesdaMD,20814
CRT2.25,C1.5,R0.75,H45/60
CRT2.75,C1.75,R1.0,H70
CRT3.5,C3.25,R3.25,H120/70
FAR3.0,EqualizeCandR120HalongArlingtonBlvdonly,70'Heighton CRT3.5,C3.25,R3.25,H120alongArlingtonRoadand70feetheight
backofpropertynexttoCCT
maximumalongCCTtrailedge
4949,4998,5015BatteryLane,Bethesda,MD20814
R10
R10
CR4.0,H150
NC
CR3.5,C0.5,R3.5,H120
4887(4861)BatteryLane,Bethesda,MD20814
PD100
CR1.5,C0.5,R1.5,H120
CR4.0,H150
CR2.75,C0.5,R2.75,H120
CR3.5,C0.5,R3.5,H120
4890,4858,4857BatteryLane,Bethesda,MD20814
PD100
CR3.5,C0.5,R3.5,H120
CR4.0,H150
NC
CR3.5,C0.5,R3.5,H120
4900BatteryLane,Bethesda,MD20814
R10
CR1.5,C0.5,R1.5,H120
CR4.0,H150
CR2.75,C0.5,R2.75,H120
CR3.5,C0.5,R3.5,H120
4918BatteryLane,Bethesda,MD20814
R10
CR1.5,C0.5,R1.5,H120
CR2.75,C0.5,R2.75,H120
CR3.5,C0.5,R3.5,H120
4907RugbyAve.Bethesda,MD20814
CR3.0,C1.0,R2.75,H90T
CR3.5,C1.25,R3.0,H120
CR3.5,C0.5,R3.5,H120
Planrevisiontoparkedgedesignationcutsthrough
brightviewsite
RecommendrevisiontoParkedgedesignationinPlanGraphic
Correcteddesignation
CR3.5,C1.25,R3.0,H35
RequestHeightof120feetandremovedesignationof
propertyasparklandfromgraphicsandlanguagein
CR3.0,C1.0,R2.75,H90(Keepexistingincludingsplitzone)Keep
Plan
designationasaPark.
130
EOF1.5,H60
CR2.0,C1.75,R2.0,H120
CR3.5,C3.5,R3.5,H145
E
F
133
134
135
136
137
138
139
140
141
HOCWaverlyHouse
(PrioritySendingSite)
ZOMMidAtlantic
EdgemontatBethesdaApartments
142
143
144
ArlingtonNorth
145
146
147
148
149
CR2.75,C0.75,R2.5,H40
AbrahamMorrisonMemorialLLC
ATTY:EmilyVaias
TheBethesdaLibraryGregOssant
4831WestLane,LLC
150
151
ArlingtonSouth
152
153
154
155
156
BatteryLane
157
158
159
160
161
162
163
164
165
166
BradleyBoulevardShoppingCenter
ATTY:JodyKline
CRT2.0,C2.0,R1.5,H70
HarveyCompanies
ATTY:StacySilber
AldonManagementCompany
BatteryLaneApartments
B
C
ATTY:RobertHarris
49184938BatteryLaneLLC
ShelterDevelopment(GNRWProperties,LLC)
ATTY:PatHarris/FrancoiseCarrier(ownerrep)
GRNWProperties,LLC(TheMavenGroup)
167
G
168
CR3.0,C0.25,R3.0,H85(April28,2016)
FrancoiseCarrier
8101GlenbrookRd.Bethesda,MD20814
CR3.0,C1.0,R2.75,H90T
CR3.5,C1.25,R3.0,H120
DISTRICT
169 SouthBethesda
1
170
171
172
173
174
175
176
177
178
179
180
181
182
183
184
185
186
187
188
MAP
CURRENTZONING
SECTORPLANZONING
RECOMMENDATIONS
ZONING
STAFFRECOMMENDATION
4800,4804,4808WellingtonDr.Bethesda,MD20815
47014705,4709BradleyBlvd.Bethesda,MD20815
69006904,6908StrathmoreSt.Bethesda,MD20815
R10
CR1.5,C0.5,R1.5,H70
CR4.0,H130
NC
CR1.5,C0.5,R1.5,H70
R10
CR1.5,C0.5,R1.5,H70
CR4.0,H130
NC
CR1.5,C0.5,R1.5,H90
4740BradleyBlvd.Bethesda,MD20815
R10
CR.1.5,C0.25,R1.5,H70
CR4.0,H130
NC
CR1.5,C0.5,R1.5,H70
R10
CR1.5,C0.25,R1.5,H70
CR4.0,H130
NC
CR1.5,C0.5,R1.5,H70
R10
CR3.0,C0.25,R3.0,H70
CR4.0,H100
NC
CR3.0,C0.25,R3.0,H70
4757ChevyChaseDr.Bethesda,MD20815
R10
CR1.5,C0.5,R1.5,H70
CR4.0,H130
NC
CR1.5,C0.5,R1.5,H70
4750ChevyChaseDr.Bethesda,MD20815
R10
CR1.5,C0.5,R1.5,H70
CR4.0,H130
NC
CR1.5,C0.5,R1.5,H70
4740ChevyChaseDr.BethesdaMD,20815
EOF3.0H35
CR3.5,C1.0,R3.5,H70
H85
NC
CR3.5,C1.5,R3.5,H70
HOCBarclayCo
JohnCokinos
BethesdaFireDepartment
R10
CR1.5,C1.5,R1.5,H70
CR2.5,H80
NC
RetainR10,H35withFloatingZoneofCR1.5,C1.5,R1.5,H70
StrathmoreApartments(KossowMGNT)
ATTY:RobertHarris
70257036StrathmoreSt.Bethesda,MD20815
R10
CR1.5,C0.25,R1.5,H70
CR4.0,H150
NC
CR1.5,C0.25,R1.5,H70
OffuttDynastyTrustProperties
6903StrathmoreStreet,6930and6932WisconsinAve
R10,CR3.0,C2.0,R2.75,H75T
NC
PropertyonStrathmoreStreet=CR1.5,C0.25,R1.5,H90,Propertyon
WisconsinAvenue=CR3.5,C2,5,R3.25,H110
SacksNeighborhood
LelandStreet,WellingtonDrive,andBradleyBoulevard
R60
StrathmoreStreet=CR1.5,C0.25,R1.5,H70.
WisconsinAve:CR3.5,C2.5,R3.25,H90
CR5.0,H120
Someresidentshaveexpressedthedesiretobere
zonedtoahigherdensity;CR,THDzone.Some
residentswouldliketoretaintheR60zoneinplace
R60
today.
NC
R60
CR3.0,C2.0,R2.75,H75T
CR3.5,C2.5,R3.25,H120
H145alongWisconsinAvenue,3570feetfrombackofWisconsinto
TilburyStreet,extendCR3.5zoningoneloteastto4704Highlandand
4705WestVirginia
WisconsinAvenueHeightof145feetmaximumand90feetmaximumfor
lotsbehind(east)ofWisconsinAvenueaslongastheblockisassembled
tocreatetheGreenway.IftheblockisnotassembledtheWisconsin
Avenuepropertyheightisreducedto120feetmaximumand70feet
maximumforthelotsbehind(east)ofWisconsinAvenue.extendCR3.5
zoningoneloteastto4704Highlandand4705WestVirginia
190
EasternGreenway
WisconsinLLC(B.F.Saul)
A(FF)
192
193
194
195
196
197
189
191
ATTY:BobDalrymple
B
C
D(W)
CRN0.5,C0.5,R0.25,H35
CRT0.5,C0.25,R0.5,H70
Wouldlike145feetheightalongWisconsinAve,
ProposethattheCRZoningbeextendedonerowof
lotsfurthereastwithaH90/CRT1.0,H90
R60
CRT1.5,C1.5,R0.5,H35
CRT0.5,C0.25,R0.5,H70
CRT1.75,C1.75,R0.75,H70
CR3.5,C3.5,R3.25,H70
NoChangeRetainCRTzoning
ZoneentiresiteCRT1.75,C1.75,R1.75,H70
4504WalshSt.
CRT1.5,C1.5,R0.5,H35
CRT1.75,C1.75,R0.75,H70
CR3.0,C3.0,R3.0,H90
NoChangeRetainCRTZoning
NoChangefromstaffrecommendation
CR3.0,C2.0,R2.75,H75T
CR6.0,C4.75,R5.75,H200
RequestCountyParkingLotsbezonedforaFARof1.5
NoChange
SeeItem"E"
4601LelandStreet/4707HighlandAvenue
R60
CRT0.5,C0.25,R0.5,H70
CR3.5,C3.5,R3.5,H90
CR2.5,C2.5,R2.5,H70
CR3.5,C3.5,R3.5,H90(Heightsreducedtomaximum70feetonMay
12,2016)
4508WalshStreet
R60
R60
CR3.5,C2.5,R3.25,H90
CR2.5,C2.5,R2.5,H70
CR3.5,C2.5,R3.25,H90
8001BlockofWisconsinAve.Bethesda,MD20814
HadjinAssociatesLLC
ATTY:EmilyVaias
TheLeblingCompanies
4503/4507StanfordSt.ChevyChase,MD20815
ATTY:BarbaraSears
BernsteinManagementCompany
E
MCDOT:ParkingLotDistrictLOT24,LOT10,LOT25,LOT44
199
200
TheWriter'sCenterGregOssant
Holdoverpropertiesandadditionalzoningrequests(notpartofpublichearingprocess)April7andApril28,2016
4
5
HoldOver
Properties
(propertiesthat
havebeendiscussed
before)
1
2
13
14
15
16
DavidGoldberg
TheJaffeGroup
CURRENTZONING
SECTORPLANZONING
RECOMMENDATIONS
PROPERTYOWNER
REQUESTEDZONING
STAFFRECOMMENDATION
PLANNINGBOARDRECOMMENDATIONApril
28,2016
CR3.0,C1.0,R2.75,H120T
CR6.0,C6.0,R5.75,H250
CR8.0,C8.0,R7.5,H290
CR8.0if15%MPDUsand10%workforceisdeveloped
CR8.0and290feetif15%MPDUsand10%workforceisdeveloped
andtheblockisassembled
7800WisconsinAve.UnionHardware
CR3.0,C1.0,R2.75,H120T
CR3.0,C2.0,R2.75,H75T
CR6.0,C6.0,R5.75,H250
CR3.5,C2.5,R3.25,H120
CR8.0,C8.0,R7.5,H290
CR4.0,C2.5,R3.75,H145
CR8.0ifParkisdedicatedasextensionofVeteransPark
CR8.0and290feetifParkisdedicatedasextensionofVeteransPark
andtheblockisassembled
Chase)
ATTY:StacySilber
6801,6807WisconsinAve.Bethesda,MD20815(Eastern
Greenway)
R60
CRT0.5,C0.25,R0.5,H70
CRT1.0,C0.25,R1.0,H70
RetainzoningrecommendedbyBoardCR2.25,C2.25,R
2.25,H120
OldGeorgetownOfficeParkCondominiumATTY:
SteveRobins
CRN0.5,C0.5,R0.25,H35
CRN0.75,C0.75,R0.25,H35
CRT1.75,C1.75,R0.75,H60
NoChangeduetocompatibilityissueswithSF
neighborhoodBoardconcurredwithPublicHearingDraft CRN1.25,C1.25,R1.25,H50
ZOMMidAtlantic
4816,4820,4910MoorlandLane,BethesdaMD20814
Propertiesthathave
comeintothe
processlate(after
thecloseofthe
PublicHearing
Record)
7505,7507,7509,7511ArlingtonRd.BethesdaMD20814
CR2.25,C0.5,R2.0,H35T
CR1.25,C0.25,R1.25,H50
CR4.0,H75
2.75FARforallandmaxheightof60feet
6
7
7500OldGeorgetownRoad,Bethesda,MD20814
CR8.0,C6.0,R7.5,H200T
CR8.0,C6.0,R7.5,H240/290
RequestHeightof290feetforentireproper Recommend290feetforentireClarkproperty
CR8.0,C6.0,R7.5,H290
7625WisconsinAvenue,Bethesda,MD20814
CR5.0,C4.0,R4.75,H90T
CR6.0,C4.75,R5.75,H110
CR7.0,C7.0,R7.0H195
NoChange
CR6.0,C4.75,R5.75,H110
ConleyProperty
4816,4820,and4828AuburnAvenue
CR3.0,C1.0,R2.75,90T
CR3.5,C1.25,R3.5,H50
CR3.5or4.0,H120
Boardrecommendedretainingexistingzoningfor
propertiesalongNorfolkAve,CR3.0,C3.0,R3.0,H90
CR3.0,C3.0,R3.0,H90andretainasprioritysendingsite
4860CordellAvenue
CR5.0,C1.0,R5.0,H145T
EqualizeCandR,NoChangetoheight
CR6.0,C6.0,R6.0,H225
Lot667,WoodmontTriangle
CR5.0,C1.0,R4.75,H145T
CR6.0,C6.0,R6.0,H225
CR6.0,C1.25,R6.0,H175
CR6.0,C1.25,R5.75,H250/CR6.0,C
CR6.0,C6.0,R6.0EqualizeCandR
1.25,R5.75,H175
EqualizeCandR
CR6.0,C6.0,R6.0
4332,4334,4336MontgomeryAvenue
CRN0.5,C0.5,R0.5,H35
CRT0.5,C0.5,R0.5,H35
ATTY:JodyKline
CullenProperty
ATTY:TimDugan
NOVOProperties
11
22
12
ChaseAvenueToddBinder
Lot21,22(ownedbyHuronAssociates)
23
13
LantianDevelopmentProperty
ATTY:SteveRobins
OurismanHonda
10
24
25
14
26
CR2.75C0.25,R2.75,H60
ClarkBuilding
ATTY:ToddBrown
WhiteFlintExpressRealtyGroup
ATTY:ToddBrown
RadhakrishnanProperty
ATTY:JodyKline
28
17
18
19
20
21
27
CR2.75,C0.75,R2.5,H40
11
12
BethesdaLandLLC
ATTY:BarbaraSears
10
MAP
PROPERTY
LOCATOR OWNER/DEVELOPER/ATTORNEY
1
2
3
CRT0.5,C0.5,R0.5,H35
R60
Nochange
CR3.5,C3.5,R3.5,H120
RequestthatLot21,22bezonedCR3.5,C NoChangeBoardconcurredwithSectorPlan
Lot21,22CRT0.5,C0.25,R0.5,H70 2.5,R3.25,H90
recommendation
4341MontgomeryAve
EOF1.5,H45
CR2.0,C1.75,R2.0,H120
CR3.5,C3.5,R3.5,H120
CR3.5,C3.5,R3.5,H120
CR3.5,C3.5,R3.5,H120
4800BethesdaAvenue
CRT2.25,C1.5,R0.75,H45
CRT2.75,C1.75,R1.0,H70
IncreaseHeightto90feet
NoChange
Retain70feetmaximumheight
Lot21,22CRT0.5,C0.25,R0.5,H70
ATTY:RobertBrewer
Propertiesasking
theBoardfora
reconsiderationof
theBoard'sprevious
decision
AldonManagementSouthBethesdaproperties
PropertiesonBradleyBoulevard,WellingtonDrive,ChaseAve R10
CR1.5,C0.5,R1.5,H70
CR4.0,H130
NoChange
BoardvotedtoretainstaffrecommendationAldonmayprovidea
listofaffordablehousingtoolstostaff
StarrCapitalandOffuitProperties
6936,6950,7000WisconsinAve.Bethesda,MD20815,6903
CR3.0,C2.0,R2.75,H75TandR10
StrathmoreStreet,6930and6932WisconsinAve
CR3.5,C2.5,R3.25,H90,Strathmore
Street=CR1.5,C0.25,R1.5,H70.
CR5.0,H120
NoChange
CR3.5,C2.5,R3.25,H110,PropertyonStrathmoreStreet=CR1.5,
C0.25,R1.5,H90,
Affordable Housing
AffordableRentalHousingMethodology
First,householdsarecategorizedbytheirincomerelativetotheareamedianincome(AMI).AMIis
adjustedforhouseholdsize.Lowtomoderateincomehouseholdsarethoseearningupto65%AMI.
TheincomelimitsinthetablebelowarebasedonMontgomeryCountysMPDUincomerequirements
andHUD.
Table2012IncomeLimits
100%
65%
AMI
120%
HouseholdSize
AMI
(Median)
AMI
1
49,000
75,000
90,000
2
56,000
86,000 103,000
3
63,000
97,000 116,000
4
70,000 107,500 129,000
5
75,500 116,000 139,000
Source:MontgomeryCountyDHCA,HUD
Second,ratherthanjustcountthenumberofhouseholds,weneedtocountthenumberofrentalunits
affordabletothem.Wethereforeneedtoassumethenumberofbedroomsthatahouseholdofa
particularsizeneeds.Householdsofdifferentsizeswillhavedifferentneedswithrespecttobedrooms.
Andhouseholdsofthesamesizewillevenhavedifferentbedroomneeds.Thefollowingtableprovides
theplanningdepartmentsstandardassumptionsregardingthedistributionofhouseholdsizesby
numberofbedrooms.(Note:Wemightwanttoreconsiderthisdistribution.HUDtypicallyacceptsnomorethan2
personsperbedroomforHUDfundedprojects,whileotherprogramsuseastandardof1.5personsperbedroom.HUD
programsdonotallowmorebedroomsthanpersons.)
TableHouseholdSizeDistributionbyNumberofBedrooms
NumberofBedrooms
HouseholdSize Efficiency
1
2
3
1
100%
30%
70%
10%
60%
20%
4
30%
50%
5
30%
40%
60%
Third,basedontheprevioustwotablesofhouseholdincomelimitsandourassumptionsaboutthe
distributionofhouseholdsizesbythenumberofbedrooms,weestimateincomelimitsbynumberof
bedroomrooms.Thiscalculationisaweightedaverageofhouseholdincomelimitsforeachbedroom
size.Forexample,foronebedroomsoccupiedbyhouseholdsupto65%AMI,themaximumweighted
incomeis.3x$49,000+.7x$56,000=$53,900.
TableIncomeLimitsbyNumberofBedrooms
100%
120%
#ofBedrooms 65%AMI
AMI
AMI
0 49,000
75,000
90,000
1 53,900
82,700
99,100
2 64,400
99,050
118,600
3 70,250
107,950 129,400
4 73,300
112,600 135,000
Fourth,affordablehousingisdefinedashousingthatcostsnomorethan25%ofhouseholdincome,if
utilitiesarenotincluded,or30%ofhouseholdincomeifutilitiesareincluded.Thisdefinitionissimilar
toDHCAsrentrequirementforMPDUs.Themaximumaffordablerentbynumberofbedroomsis
below.
TableAffordableLimitsat25%ofIncome
120%
#ofBedrooms 65%AMI 100%AMI
AMI
0 $1,020
$1,565
$1,875
1 $1,125
$1,725
$2,065
2 $1,340
$2,065
$2,470
3 $1,465
$2,250
$2,695
4 $1,525
$2,345
$2,815
TableAffordableLimitsat30%ofIncome
120%
#ofBedrooms 65%AMI 100%AMI
AMI
0 $1,225
$1,875
$2,250
1 $1,350
$2,070
$2,480
2 $1,610
$2,475
$2,965
3 $1,755
$2,700
$3,235
4 $1,830
$2,815
$3,375
BethesdaDowntownPlanArea
TableSummaryofAffordableRentalHousingAnalysis
MarketRateRentalsAffordableTo:
ModerateIncome
LowtoModerateIncome
Households
Households
RentRestrictedfor
ExistingMulti
LowIncome
Lowincome
FamilyRental
Households(Income<
Households
Units
65%AMI)
4,669
826(17.69%)
911(19.52%)
Source:DHCARentalFacilitiesSurvey(2012);CoStarGroup(2015)
(65%AMI<Income<100%
AMI)
(100%AMI<Income<120%
AMI)
1,778(38.08%)
367(7.86%)
Thetableincludesrentalhousingunitslocatedinmultifamilystructureswithatleast2
dwellings.
TheBethesdaStudyAreaincludesthirtyeightlargemultifamilydevelopmentsthatcontain
twelveormorerentalunits.Sixteenofthesedevelopmentshaveatleast100units.
826unitsarerentrestrictedbyMPDUrequirements,LowIncomeHousingTaxCredits,orpublic
subsidies.Theseunitsaretypicallyrequiredtobeaffordabletohouseholdswithincomebelow
65%ofAMI,andsometimeslower.
MarketRaterentalsaredefinedasaffordableiftheirrentpriceisnomorethan25%of
householdincome,ifutilitiesarenotincluded,or30%ofhouseholdincomeifutilitiesare
included.Seethemethodologysummaryfordetails.
Householdsarefreetoresideinmarketratehousingthatisaffordabletolowerincome
households.Housingthatisaffordableandavailabletolowincomehouseholdsisalsoavailable
tomoderateincomehouseholds.Thereforetheactualsupplyofaffordablehousingfor
moderateincomehouseholdsconsistsofunitsthatareaffordabletotheirownincomecategory,
aswellasthoseaffordabletolowerincomecategories.
January30,2015
Affordable Housing Approach
Home to more than

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

highest average rents
in the County and a
need to increase
affordable housing
options
Economic Competitiveness
Environmental Innovation
Parks and Open Space
Affordable Housing.
Plan Goals
Reachdeeperlevelsofaffordability
(below65%AIM).
Producenewunitsbyincreasingthe
provisionofModeratelyPriced
DwellingUnitsinexchangefor
developmentincentives.
Provideadiversemix(mixedincome)
ofhousingoptionsintheDowntown,
PlaceMatters.
Preserveexistingmarketrate
affordablehousing.
Goals
Existing Conditions
826 rent-restricted, 3,263

market-rate (65% - 120%).
4,089 market-rate affordable
AND rent-restricted.
Total existing multi-family

rental units = 4,669
Existing Conditions
Market-Rate Affordable
(not rent restricted)
Existing Conditions
10
13,125
4,669
826
Current Rent Restricted
1,269
New Rent Restricted

(15% MPDU)
2,095
Proposed Rent
Restricted
If affordable housing providers

redevelop at higher density, they
may provide more rent-restricted
units than 15% minimum
Proportion of affordable to
market-rate may decrease
Potential loss of naturally

occurring affordable market-rate
units with redevelopment
More rent-restricted units overall
Ensure affordable housing

accessible to target income groups
CONS
PROS
Redevelopment will increase the number of Rent-Restricted units near Metro.
Total Vision
Build-out
(Units)
Existing Multi-Family
Rental Units
Preserve and Produce affordable housing
11
Preserveexistingmarketrateaffordablehousing
throughdensityaveragingandprioritysending
sites.
ProvideDHCAwiththeflexibilitytoworkwith
thedevelopers.
Provide15%MPDUsonsiteasafirstpriority.
Addmoreunitstothemarketplacebyrequiring
15%MPDUswithintheDowntown.
Recommendations
OffsiteMPDUs Notdeveloperdirected,acasebycase
basisthroughnegotiationswithDHCA.
Reachdeeperlevelsofaffordability(below65%AIM)by
providing10%ofMPDUunitsbelow65%AMI.
Rentalagreementscouldreachbelow65%AMI
DHCAtomakeupthedifference
Addedpublicbenefitpoints(?)
Prioritize2and3bedroomunits increasedpublic
benefitpointsandDHCAevaluationofareaneedsand
throughnegotiationswithdeveloper(potentiallyoff
site).
Recommendations(cont.)

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AppendixC:

Existingonthe LandUse Realized

3. Incentivize redevelopment with

2. Increase density for Commercial/

1. Accommodate projected growth

* Forecasted Growth 20102040 (Council of

Work Session #13 Planning Board May 19, 2016

Bethesda Overlay Zone

Park Impact Payment

Work Session #13 Planning Board May 19, 2016

Priority Sending Sites

CHURCH, SCHOOL, BASKETBALL COURT AND VESTRY

FARM WOMEN'S MARKET SITE

LOT 633 ON RUGBY

PARKING LOT #10

OFFICE - CONVERTED DWELLING

OPEN SPACE AT INTERSECTION OF BETHESDA AND WOODMONT

VESTRY NORWOOD PARISH

7400 WISCONSIN LLC

MONTGOMERY FARM WOMENS MARKET

GLEN LANE LLC

GNRW PROPERTIES LLC

Lot Size (GIS)

CR-5.0 C-1.0 R-5.0 H-145 T

CR-3.0 C-1.0 R-2.75 H-90 T

CR-5.0 C-4.0 R-4.75 H-145 T

CR-8.0 C-6.0 R-7.5 H-145 T

CR-3.0 C-2.0 R-2.75 H-35 T

CRN 0.5, C-0.5, R-0.25, H-35

CRN-0.5 C-0.5 R-0.25 H-35

CR-5.0 C-5.0 R-5.0

CR-3.0 C-1.0 R-2.75 H-120 T

Total Existing Affordable Housing PSS Square Footage to Sell

Total Historic/Community Resources PSS Square Footage to Sell

Leftover Square Footage

Proposed FAR Leftover FAR Available

Total Proposed Public Open Space PSS Square Footage to Sell

Bethesda Overlay Zone

BonusDensity: ~$50 $80/PSF

Fund both Acquisition and Development

Park Impact Payment (PIP)

Parks Impact Payment

Support the Centers with Civic

Parks, Trails and Open Space

Parks Impact Payment

6 Existing (4 Expansions) + 13 New = 19 Parks

New paradigm of urban parks

BDP Parks Summary

Parks Impact Payment

Evaluated to determine most likely park

Methodology: Estimated Acquisition Cost

Parks Impact Payment

Development Cost covers:

Methodology: Estimated Development Cost

Parks Impact Payment

Propose to use Moderate Estimate for calculating PIP

Results: Estimated Total Park Costs in BDP

Parks Impact Payment

Rationale for selecting proportion PIP funding

Parks Impact Payment

Relative Costs of Developer Options for Bonus Density ($/sf)

Parks Impact Payment

4500, 4504, 4508 Avondale

Affordable Housing Approach