Presentation to White Flint Advisory Group

August 28, 2008

M-NCPPC
 Vision: North Bethesda’s Urban Center
Pedestrian Scale Street
Grid

Mobility Options

Urban Form

Green

Public Amenities

Infrastructure Staging
 Issues

Schools

Transportation

Overall Development

Density, FAR and Zoning

Parks and Open Space

Design Guidelines-Conference Center

Staging

Program
 Schools
High School-
Walter Johnson High School

Middle Schools-
North Bethesda Middle
Tilden Middle

Elementary Schools-
Ashburton
Farmland
Garrett Park
Kensington-Parkwood
Luxmanor
Wyngate

WJ School Cluster
 Schools
Potential locations:

The Gables

White Flint Mall and Plaza

Sites under consideration

 Schools

Gables/Executive Blvd-Existing roadway Gables/Executive Blvd-alternative alignment

Site Options
 Schools

White Flint Mall/Plaza

Site Options
 Mobility
Walkable blocks

New business streets

Hierarchy of forms

"Rungs" are keys

Second Metro entrance

Remove Nicholson interchange

Roadway Network
 Mobility

Bicycle and pedestrian priority area

Regional trail connections

Integrated with street network

Supported by on-site facilities

Bike rental kiosks

Bikeway Network
 Mobility

Two potential locations

Coordination with MTA

Central to White Flint “downtown”

Feasibility

Costs

MARC Locations
 Mobility

Not just a White Flint concern

Services to Metrorail and MARC

Feeders and circulators

Flexibility for:
- Public / private coordination
- Implementation and staging

Transit Services
 Mobility
Land use /transportation balance

County Council practice

Management of expectations

Opportunity to guide policy

Staff recommendations are:

- Aggressive
- Achievable
- Affordable

Land Use / Transportation Balance

 Mobility
Considerations

Local Area Transportation Review

Policy Area Mobility Review

Cordon line volumes – a leading

indicator

Land Use / Transportation Balance

 Mobility
Strategies

Percent driving to work Travel demand management

Acceptance of more congestion

Local network options

Regional connections

Land use alternatives

Land Use / Transportation Balance

 Mobility
Strategies

Travel demand management

Acceptance of more congestion

Local network options

Regional connections

Land use alternatives

Land Use / Transportation Balance

 Mobility
Strategies

Travel demand management

Acceptance of more congestion

Local network options

Regional connections

Land use alternatives

Land Use / Transportation Balance

 Mobility
Strategies

Travel demand management

Acceptance of more congestion

Local network options

Regional connections

Land use alternatives

Land Use / Transportation Balance

 Mobility
Strategies

Travel demand management

Acceptance of more congestion

Local network options

Regional connections

Land use alternatives

Land Use / Transportation Balance

 Mobility
Strategies

Travel demand management

Acceptance of more congestion

Local network options

Regional connections

Land use alternatives

Land Use / Transportation Balance

 Level of Development
Amount of Development

Existing Pipeline August 2008 Totals

(Approved/ Recommendation
Under
Construction)
Dwelling Units 2,259 dus 2,220 dus 9, 800 dus * 14,279 dus

Residential
Square Feet 2.7M 2.6 M 11.7 M* 17 M

Non- 5.5M 1.79 M 5.69 M 12.9 M

Residential
Square Feet

*Average dwelling unit size is 1, 200 sq.ft

* Does not include MPDU bonus densities
 Level of Development

Housing and
Agricultural Benefits

Workforce Housing Units 750 dus

Moderate Priced Dwelling Unit

(MPDUs) 1,060 dus

Building Lot Termination (BLT) 400 blts

Public Benefits
 Level of Development
1992 Plan Proposed
White Flint Existing Likely August
Built-Out Recommendation

Jobs 18,050 32,200 41,400

Housing 2,140 6,700 14,200

JH Balance 8.43 4.8 2.87

Balance of jobs and housing

White Flint Districts

Mid-Pike Plaza
Maple Avenue
Metro West
Metro East
NRC
White Flint Crossing
White Flint Mall
Nebel Corridor
Nicholson Court
 Development Framework
July 22, 2008 Presentation

Proposed public road network

Commercial business streets

Pedestrians
Cyclists

FAR based on intensity principles

Transition to existing residential

Retain industrial uses at edges

Density at the core and along MD 355

 Development Framework
Proposed public road network

Commercial business streets

Pedestrians
Cyclists

FAR based on intensity principles

Transition to existing residential

Retain industrial uses at edges

Density at the core and along MD 355

 Development Framework
4 FAR at Metro Station-East and
West

Height associated with density

and street network

Density at the Metro block

 Design Guidelines

Building Height, Step

Backs and Setbacks

300’
250’
150’
65’
35’
Heights
 Design Guidelines
Parts of a Building:
Typical Height per
Story:
Tower
Retail: 14-20 feet

Office: 12 feet

Residential: 9-10 feet

Heights
 Design Guidelines

National Naval Medical Center Tower 264 feet

U.S. Capitol 289 feet
The Old Post Office Building 314 feet
The Washington Monument 555 feet

Comparison of Heights
 Nuclear Regulatory Commission
240 Feet

Height Examples
 Rockwall Office Building
97 Feet

12’
12’
12’
12’
12’
12’
12’
12’

Height Examples
 The Grand
228 Feet

Height Examples
 Bethesda North Conference Center and Hotel
120–130 Feet

9’
9’
9’
9’
9’
9’
9’
9’
9’
9’
9’
20’

Height Examples
 Bethesda Row
65 Feet

12’
12’

12’
12’

17’

Height Examples
 Silver Spring-Cameron Hills
27- 35 Feet

4.5’

9’

9’

4.5

Height Examples
 Design Guidelines

If the area of the whole property = 80,000 Sq.Ft.

Then ….

FAR 1 = 1 X 80,000 SF = 80,000 Sq.Ft.

FAR 2 = 2 X 80,000 SF = 160,000 Sq.Ft.

FAR 3 = 3 X 80,000 SF = 240,000 Sq.Ft.

FAR 4 = 4 X 80,000 SF = 320,000 Sq.Ft.

Floor Area Ratio

 Design Guidelines
You can arrange the FAR many ways

Tower

Steps
Cube

FAR 4 =

Floor Area Ratio

 Design Guidelines

Buildings can be different heights and still have the

same FAR

Floor Area Ratio

 Design Guidelines
Parking is not included in the FAR
If it is underground: then it will not change the height of the
building.

Floor Area Ratio/Height

 Design Guidelines

If it is above ground: Then it will change the height

Floor Area Ratio/Height

 Public Use Space
Urban
30 stories
Public Enjoyment

Access for Everyone

Paved or Planted

Private Development
 Public Realm

hierarchy

urban parks and open spaces

M
civic green

M
green and business streets

green spaces and plazas

Parks, public use spaces and streets

 Design Guidelines
Every private development must provide “Public Use Space”

Calculation for public use space is on the net lot area

Net
Gross
10% 20%
Standard Optional
The Lot Dedication Public Use Space

Public Use Space

 Conference Center Area

Building Height, Step Building Height, Step M

Backs and Setbacks Backs and Setbacks

M
M
M

M
M

Today Concept

Example
 Conference Center Area
240’
Building Height,
Step Backs and
Setbacks M
M

M
M

Height Gateways and Landmarks

300’
250’
150’
 Conference Center Area

M M

M M

Green Retail and Eddies

 Conference Center Area

Intensity
3 4 Perviousness

Open Space
Underground
Parking Envelope

Street Parking Service Access

Assembly None Some All

Conference Center Area

Feasibility High Moderate Low

Civic Green Cost 1 acre 0.8 acres 1 acre

Purchased Dedicated Dedicated

Civic Green Siting OK Better Better + Options

Sidewalk continuity OK Better Best

8/26/2008
Perviousness OK Better Best

Compare
No Assembly Scenario
Summary

Conference Center Area

Civic Green & Eddies

Street Oriented Retail

Promenade

Pedestrian Priority Street

Draft Landmark @ Boulevard

Great Grid

Connected
 Sustainability
Use a diversity of native vegetation to establish community character and
sense of place

Provide pervious areas Use native plants and

promote biodiversity

Tree Canopy
 Sustainability
Provide a connected multi-functional green space system. Each space
should be purposed with at least two of the following:
Recreation: Active or Transportation: Attractive
Passive and safe walking and biking
lanes

Environmental:
Stormwater infiltration Cultural: Public art or
Historic reference

Pervious surface
 Sustainability
Green buildings should emphasize:
Bicycle storage Efficient energy
and systems and
shower facilities renewable
energy sources

Green roofs,
green walls, and
water
Recycled
conservation
materials from
existing
building
deconstruction

Carbon Emissions
 Public Facilities
Urban Parks and Open Spaces

Civic Green

Express/Urban Library

Police Sub-station

Farmer’s Market

Elementary School

Fire and Emergency Services

Proposed
 Implementation
Pre-Requisites for Stage 1

Approval of the Sector Plan and Sectional Map Amendment (SMA)

Expansion of Metro Station Policy Area
Establishment of Bicycle Pedestrian Priority Area

Create a public-private partnership

Urban District
Development District
Business Improvement District
Parking Lot District

Creation of Biennial Monitoring Program

Monitoring by Planning Board
Establishment of an advisory committee

Staging of Development
 Implementation
Stage 1
Metro West and Mid-Pike Districts

Level of Development
3,200 residential dwelling units
1.77 million sq.ft of non-residential

Requirements
Fund the realignment of Executive Blvd
and Old Georgetown Road
Fund the east-west Main Street
Establish a bus circulator system
Fund the acquisition/dedication/
building of Civic Green
TMD goal of 30% non-automotive drive share
Public-private partnership to redevelop Wall Park
Locate an express/urban library
Pre-planning for Rockville Boulevard with SHA

Staging of Development
 Implementation
Stage 2
Metro East, Maple Avenue and NRC Districts

Level of Development
2,600 residential dwelling units
1.6 million sq.ft of non-residential

Requirements
Increase non-automotive drive share to 35%
MCPS to evaluate the status of an
elementary school
Fund the second entrance to the Metro Station

Staging of Development
 Implementation
Stage 3
Nebel, Nicholson, White Flint Mall and
White Flint Crossing Districts

Level of Development
4,000 residential dwelling units
2.30 million sq.ft of non-residential

Requirements
Increase non-automotive drive share to 39%
Implement MARC station
Complete all streetscape improvements
Construct an elementary school, if needed
Reconstruction of Rockville Pike

Staging of Development
 Implementation
Transit Mixed Use Zone
A Euclidean zone
Minimum density: .25-FAR. 5 FAR (standard method)
Maximum Density: 4 FAR (optional method)

18,000 sq.ft land area required for optional method

Public use space: 10% (standard); 20% (optional)
Various permitted uses

Approval procedure: site plan; site /project plan

Building Lot Termination (BLT)-requires 12.5% of

optional method (purchase/contribution)
Exempts residential development with
workforce housing is required
Many issues
Next Step: PHED Committee-September 8, 2008

Zoning
 Next Steps

Schedule

August 28 2008 advisory committee

Sept 11 2008 preliminary recommendations to planning board
Oct 2008 planning board public hearing
Nov 2008 planning board worksessions
Dec 2008 transmit planning board draft to executive and
county council

Winter 2009 executive and council review

council public hearing
phed worksessions
council worksessions

Summer 2009 sectional map amendment (comprehensive

zoning)