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White Flint Sector Plan: Documents

The document discusses several alternatives for the White Flint Sector Plan regarding density, building heights, and staging of development. It summarizes the original density proposals, and proposes measuring density using concentric rings from transit hubs. It also discusses completing prerequisite approvals and infrastructure projects to guide development. Several staging alternatives are outlined, including allocating capacity through a competition process. Finally, alternatives for concentrating the civic core and prioritizing redevelopment along Rockville Pike are described.

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25 views

White Flint Sector Plan: Documents

The document discusses several alternatives for the White Flint Sector Plan regarding density, building heights, and staging of development. It summarizes the original density proposals, and proposes measuring density using concentric rings from transit hubs. It also discusses completing prerequisite approvals and infrastructure projects to guide development. Several staging alternatives are outlined, including allocating capacity through a competition process. Finally, alternatives for concentrating the civic core and prioritizing redevelopment along Rockville Pike are described.

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Copyright
© Attribution Non-Commercial (BY-NC)
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White Flint Sector Plan

M-NCPPC
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Planning Board Discussion

October 16, 2008

Density

Building Heights

Staging
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Density

Original Proposal

Density Followed Property Lines/Roads

Same distance from METRO—different


FAR

FAR 2.5 and 3.0 in ¼ radius


Gradations not equal:

FAR 2.5 south of Marinelli Road, but


not north

Zoning capacity = transportation


capacity
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Density

Second Proposal

Density Followed Blocks

FAR organized by blocks based


on road network

FAR not distributed evenly

Zoning capacity not related to


transportation capacity
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Land Use and Transportation

Strategies

Travel demand management

Acceptance of more congestion

Local network options

Regional connections

Land use alternatives


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Density

New Proposal

Measured Distance / Transit Focus

Concentric Equidistant 1/8 mile rings


Measured from one point

Rings for MARC station

Linear distance for Rockville Pike

Zoning capacity exceeds


transportation capacity
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Density

Transfer Option

Transfer to Rockville Pike

Requires transferring property to


have transfer easements

Meshes with building heights


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Building Heights

Building Heights Study

Records existing conditions

Useful for setting ranges


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North Bethesda Market

289 Feet
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Nuclear Regulatory Commission

276 Feet
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The Grand

228 Feet
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Bethesda North Conference Center and Hotel

120–130 Feet
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Rockwall Office Building

97 Feet
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Building Heights

Proposed Building Heights

No height limit in optional method


TMX Zone

42 feet limit in standard method

Proposed range based on existing


building heights and compatibility

Allows taller buildings along


Rockville Pike
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Staging

White Flint Staging Principles

Ensure fiscal responsibility

Coordinate development with public infrastructure

Promote particular uses – add more residential and mixed uses

Promote a “Sense of Place” – Civic Core and Rockville Pike Boulevard


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Staging
Pre-Requisites
Approve Sector Plan
Approve Sectional Map Amendment
Approve Zoning Text
Expand Metro Station Policy Area
workforce housing
reduces Transportation Impact tax
change CLV levels
Public Private Partnership
Urban District
Development District
Business Improvement District
Parking Lot District
Monitoring Program
regular transportation monitoring
Steering Committee
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Staging

Projects serve Sector Plan


and larger area

Connect Old Georgetown Road


and realign intersection

Main Street

Second Metro Entrance

MARC Station

Rockville Pike Boulevard


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Alternative 1 – No staging

Business as usual

LATR/PAMR tests

Infrastructure provision lumpy


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Alternative 2 – Single stage / cordon line

Pay for cordon line capacity

No LATR/PAMR tests

Cost allocated proportionally by trip


generation

Infrastructure gaps filled by public


sector
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Alternative 3
“Beauty Contest” Best Advances Public Policy

Dispense limited capacity by


stage, rather than first-come, first-
Zoning Capacity larger than
served
Transportation Capacity
Incentivize creativity
Projects vie for Transportation
Infrastructure proffers part of
Capacity
competition

Infrastructure gaps filled by public


sector

Would be 180-degree shift from


collaborative process to date
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Alternative 4 – Civic Core


Location of Proposed Public Facilities
Concentrated on West Side

Old Georgetown Road Connection


Main Street
Wall Park
Civic Green
Fire Station
Police Station
Library
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Alternative 5 – Rockville Pike First

Building
Height, Step
Backs and M

Setbacks

Rockville Pike is approximately 1


mile long in Sector Plan
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Alternative 5– Rockville Pike First

1992 Sector Plan Recommendations:

2 Right of Way lengths

134 feet north of Nicholson Lane

150 feet south of Nicholson Lane


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Alternative 5 – Rockville Pike First

East

Right of Way increase on the west side West


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Alternative 5 – Rockville Pike First

Existing right-of-way 120-150 feet


no trees
narrow median
above ground utilities
pedestrian/bicycle unfriendly
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Alternative 5 – Rockville Pike First


Rockville Pike Vision
street trees
underground utilities
wider median for refuge area
pedestrian/bicycle friendly
off-peak on-street parking
peak hour bus priority
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Schedule

Future Planning Board Sessions

Financing October 30

Complete Draft November 20

Public Hearing January


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Density

FAR Comparison CBD Zones

Standard Optional *Acres


CBD 3 4.0 8.0 37
CBD 2 3.0 5.0 141
CBD 1 2.0 3.0 169
CBD R2 1.0 5.0 55
CBD R1 1.0 3.0 18
CBD 0.5 1.0 1.5 12

* RTC, May 2007, Acres by Zone


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CBD Sector Plan Area Comparison

CBD Plan Areas Acres


Bethesda 405
Friendship Heights 92
Silver Spring 265
Wheaton 484
White Flint 430
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Density

Comparison CBD Zoned Land/TMX in White Flint

Zone *Acres TMX Acres


CBD 3 37 FAR 4.0 24
CBD 2 141 FAR 3.0 111
CBD 1 169 FAR 2.5 110
CBD R2 55 FAR 2.5 43
CBD R1 18 FAR 2.0 54
CBD 0.5 12 FAR 2.0 or less 29
TOTAL 432 TOTAL 371
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White Flint Sector Plan


Recommended Land Use, Northern Entrance,
and TDM with 39% Non-Auto Driver Mode Share (NADMS) by Block

60%

50%

40%
Estimated NADMS

30%

20%

10%

= 1,000 jobs
0%
0 500 1000 1500 2000 2500 3000 3500
Distance to Metrorail (feet)
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Metrorail mode share for office employees

Transportation Capacity

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