Work Session #15 Planning Board June 23, 2016

Agenda
1.DetailedTopicsforConversation
a) PrioritySendingSites AdditionalIncentives(go
throughentirelistofincentivesandprovide
feedbacktoBoard)
b) UrbanDesignGuidelines

UrbanDesignGuidelines languageinSectorPlan
(Concepts)vs.GuidelinesDocument(Detail)

2.OutstandingItems

Takeaways Confirm
1. PSS anydensityassignedcomesoutofpool
2. PSS recommendremovingAldonsitesinSouth
BethesdaasPSSandnotincludingthePLDlotsas
PSS(reducespoolbyapproximately600,000SFand
impactsFarmWomensMarketPSSstatusand
abilitytoselldensity)

Priority Sending Sites

PrioritySendingSites
WorkingDraftIncentives:

Liftthe0.25milerestriction

Eliminatetherequirementfora
commonsketchplanorsiteplan

StaffRecommendationfor
additionalincentives:

RemovetheBLTrequirementfor
prioritysendingsitedensity

Eliminatethe15percentMPDU
requirementforprioritysending
sitedensity,andleaveitatthe
mandatory12.5percent

RemoveParkAmenityPayment

PrioritySendingSites
BLTrequirement
calculation:
ApplicantmustpurchaseBLT
easementsequalto7.5%of
incentivedensityfloorarea
31,500SFincentivedensity
equals1BLT
Availabledensitytosell=
1.18MSF
1.18MSFX0.075=88,500SF
88,500/31,500=2.80BLTs
lost

PrioritySendingSites
additionalincentives
(notrecommended):

ReduceCRbenefitpointsfrom150
to100.

EliminateimpacttaxandTPAR

Eliminateorreducedevelopment
relatedfees/charges

Donotrequirethatalldevelopment
rights(onPSS)beextinguished
beforeapprovalofanyplanandthat
nosurfaceparkinglotbeallowedon
aPSSsite

Allowreceivingsitetoexceedits
mappedheightwhentransferred
fromaPSSsite

Densitymultiplier

PrioritySendingSites
StaffRecommendation
RemoveAldonsitesinSouth
BethesdaasPSS

PrioritySendingSites
EasternGreenway

RetainCRT0.5forPLDlots
#25,#44, #24,#10
Recaptureapproximately
600,000SFofdensity(not
takenoutofBOZpool)

Design Guidelines Discussion

Imposing building
massing and bulk

Blank ground floor walls

with poor relationship to
the sidewalk

2.6 Urban Design Goals

2.6.1PublicSpaceNetwork
A.

Goal: ImproveaccesstoavarietyofqualitypublicspacesthroughoutDowntownBethesdaandlinks
toadjacentareas.

B.

Goal: EnhancetheprimarylinksbetweenBethesdasestablishedcentersofactivityandmajor
transitnodes.Anchortheselinkswithgreaturbangreenspaces.

2.6.2UrbanForm
A.

Goal: AccommodatefuturegrowthinDowntownBethesdabytargetingbuildingheightincreasesin
specificareasthatsupportthePlanVisionandConceptFramework.

B.

Goal: Preservescaleandcharacterofdesignatedareasandensurecompatibilityofnew
developmentwithsurroundingneighborhoods.

2.6.3Placemaking
A.

Goal: Encourageandaccommodateopportunitiesforcreativeplacemaking toactivateBethesdas

streetsandopenspaces.

2.6 Urban Design Goals

2.6.1PublicSpaceNetwork
A.

Goal: ImproveaccesstoavarietyofqualitypublicspacesthroughoutDowntownBethesdaandlinks
toadjacentareas.

B.

Goal: EnhancetheprimarylinksbetweenBethesdasestablishedcentersofactivityandmajor
transitnodes.Anchortheselinkswithgreaturbangreenspaces.

2.6.2UrbanForm
A.

Goal: AccommodatefuturegrowthinDowntownBethesdabytargetingbuildingheightincreasesin
specificareasthatsupportthePlanVisionandConceptFramework.

B.

Goal: Preservescaleandcharacterofdesignatedareasandensurecompatibilityofnew
developmentwithsurroundingneighborhoods.

C.

Goal:

Createawalkableenvironmentwherebuildingsframeavibrantpublicrealmandrelatetothe
humanscale. Limittheimpactsof imposingbuildingmassingandbulkparticularlyinthe
designoftallbuildingsbydesigningwithsensitivityfortheireffectonaccesstosunlightand
air,shadowsandhowtheycontributetothecharacterandvisualidentityofDowntown
Bethesda.

2.6.3Placemaking
A.

Goal: Encourageandaccommodateopportunitiesforcreativeplacemaking toactivateBethesdas

streetsandopenspaces.

2.6.2 Building Form Recommendations

2.6.2 Building Form Recommendations

2.6.2 Building Form Recommendations

Intent:
Withtheincreasestoallowable
buildingheightsrecommendedfor
DowntownBethesdaandthe
flexibilitytotransferandallocate
additionaldensityintheoverlay
zone,buildingform
recommendationsarecriticalto
createclearexpectationstoguide
thedevelopmentreviewprocess.
TallBuildingsshouldnotbe
designedtoappearasmassive
wallsextrudeddirectlyfromthe
propertylineswithsubtlevariation.
Insteadtheyshouldhaveaclearly
differentiatedbasethatrelatesto
thepedestrianscale,with
substantialvariationinthebuilding
massing,faadeandmaterialsto
achievetheurbandesigngoalsof
theSectorPlan.

2.6.2 Building Form Recommendations

2.6.2 Building Form Recommendations

2.6.2 Building Form Recommendations

2.6.2 Building Form Recommendations

2.6.2 Building Form Recommendations

2.6.2 Building Form Recommendations

2.6.2 Building Form Recommendations

2.6.2 Building Form Recommendations

2.6.2 Building Form Recommendations

2.6.2 Building Form Recommendations

2.6.2 Building Form Recommendations

+Innovation: Encourage
innovativebuildingformand
allowflexibilityfordesignthat
meetstheintentofthe
recommendations

+Variation: Vary
towerheights,upper
floorsetbacks
orientationand
buildingmaterials

Potential Development Wisconsin Avenue

Potential Development Wisconsin Avenue

2.6.2 Building Form Recommendations

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

Outstanding Items

1. ParkImpactPaymentforBOZ June30,2016
2.LanguageEdits June30,2016

Work Session #15 Planning Board June 23, 2016