PROJECT NARRATIVE AND JUSTIFICATION STATEMENT

Transcription

1 8000 WISCONSIN AVENUE SKETCH PLAN NO PROJECT NARRATIVE AND JUSTIFICATION STATEMENT I. INTRODUCTION Aksoylu Properties (the Applicant ) is the contract purchaser of 7938, 7940, 7942, and 8000 Wisconsin Avenue, 8011 Woodmont Avenue, as well as the selected developer of Montgomery County Public Parking Lot 43 (8009 Woodmont Avenue, or Lot 43 ) through a competitive Request for Proposal ( RFP ) process conducted by Montgomery County (the County ) for redevelopment of this assembled site (collectively, the Property ) 1. Pursuant to a General Development Agreement ( GDA ) entered into with the County relative to the Lot 43 property, the Applicant agreed to provide 20% Moderately Priced Dwelling Units ( MPDUs ) through redevelopment of the Lot 43 portion of the Property. The Property is located between Wisconsin Avenue and Woodmont Avenue to the south of Cordell Avenue, in the Wisconsin Avenue Corridor of Downtown Bethesda. The Property comprises approximately 40,788 square feet of gross tract area 2 of land in Downtown Bethesda with close proximity to the Bethesda Metro Station, the future Purple Line Station, the Woodmont Triangle District, and many retail and employment uses. A substantial portion of the Property is zoned CR-3.0, C-3.0, R-2.75, H-175, with the southernmost portion of the site fronting on Wisconsin Avenue (Lot 563 or 7938 Wisconsin Avenue) zoned CR-5.0, C-5.0, R- 5.0, H-175. The Property is also located within the Bethesda Overlay Zone (the BOZ ) pursuant to the recently adopted Bethesda Downtown Sector Plan (the Sector Plan ) and accompanying Sectional Map Amendment No. H-122 (the SMA ). The Applicant is submitting an application for sketch plan approval (the Sketch Plan or Application ) under the optional method of development in the CR Zone in accordance with 1 The Property comprises all or part of Lots 563 to 568 as shown on a plat entitled Woodmont, recorded in the Land Records of Montgomery County (the Land Records ) at Plat No. 4 on October 13, 1894, as well as Lot 623 as shown on a plat entitled a Resubdivision of Lots , recorded in the Land Records at Plat No on November 18, The Property includes the following Tax Account identification numbers: , , , , , and An exhibit illustrating the gross tract area of the Property is included with this Sketch Plan application WISCONSIN AVENUE DECEMBER 2017 PAGE 1

2 Section of Zoning Ordinance as modified by BOZ. As described in greater detail below and pursuant to the BOZ, the Applicant will be seeking implement additional density beyond the zoned density of 3.0 and 5.0 Floor Area Ratio ( FAR ) for the Property within a building height of up to 199 feet pursuant to this Application. The Applicant is proposing to include 25% MPDUs as part of the redevelopment of the Property with a mixed-use development that includes up to 410,000 square feet of residential uses (±441 multi-family dwelling units) and up to 20,000 square feet of ground-floor street activating retail uses (the Project ). In accordance with Section C.3.b of the Montgomery County Zoning Ordinance (the Zoning Ordinance ), the Application s inclusion of 25% MPDUs as part of the Project allows for an increase of 24 feet in building height. II. THE PROPERTY AND SURROUNDING AREA The Property is located in northern portion of the Wisconsin Avenue Corridor, within close proximity to the Bethesda Metro Station, the planned Purple Line Station and immediately adjacent to the Woodmont Triangle District. The Property is currently improved with approximately 30,518 square feet of retail uses, including Sapphire café, ultimate home design center, golden needle tailor, and 8000 barber shop. A mix of uses are located in the general vicinity of the Property, such as a variety of restaurants and retail uses, multifamily dwellings, and office buildings. The Sector Plan notes that the northern part of Wisconsin Avenue comprises several hotels, stores, restaurants and offices, but currently has no clear identity. (Sector Plan, p. 96). This Project presents an opportunity to complete a coordinated and cohesive redevelopment of a substantial portion of the block bounded by Fairmont Avenue and Cordell Avenue. More specifically, the immediately adjacent site to the south known as 7900 Wisconsin Avenue received Site Plan approval from the Planning Board on Jun 27, 2013 to develop up to 450 multifamily dwelling units and 21,630 square feet of retail uses. On the other side of the Property, the assembled site to the north received Site Plan approval from the Planning Board on July 28, 2016 to construct up to 106 multifamily dwelling units and 5,793 square feet of retail uses. Both of these adjacent sites received development approvals prior to the adoption of the Sector Plan and were not subject to the Bethesda Downtown Plan Design Guidelines (the 8000 WISCONSIN AVENUE DECEMBER 2017 PAGE 2

3 Design Guidelines ). Notwithstanding some of the new concepts introduced by the Design Guidelines, the Applicant s vision for this Project is compatible with the adjacent development projects such that the entire block can be redeveloped into a vibrant pedestrian-friendly destination with residential and retail uses. III. THE PROJECT The Project proposed by the Applicant is a mixed-use, transit-oriented development that will include approximately 430,000 square feet of gross floor area, including up to 410,000 square feet of residential uses (with approximately 441 multifamily dwelling units), up to 20,000 square feet of retail uses, below grade parking for approximately 312 vehicles and private amenities. The Project will provide 25% MPDUs to facilitate the Sector Plan s overarching goal of increasing affordable housing opportunities in Downtown Bethesda. The Applicant will also provide streetscape improvements along the Property s frontages on Wisconsin Avenue and Woodmont Avenue that will comply with the Bethesda Streetscape Standards as well as the Sector Plan and Design Guidelines. This Project will help to further activate and revitalize the northern portion of the Wisconsin Avenue Corridor consistent with the Sector Plan s recognition that Wisconsin North anticipates increased development activity with five planned projects. [that] will increase the employee, visitor and residential customer base within the district. (Sector Plan, p. 96). In keeping with the Sector Plan s encouragement for infill and reinvestment on underutilized commercial sites and private surface parking lots, the Project will allow for a vibrant mix of multifamily residential and retail uses within access to a variety of transit options and in proximity to many commercial uses. The Project fulfills each of the overarching goals of the Sector Plan, including: (1) parks and open spaces; (2) affordable housing; (3) environmental innovation; and (4) economic competitiveness. (Sector Plan, p. 6). Architectural Concept Located three blocks from Bethesda Metro station in the Wisconsin corridor district, the Property fronts on Wisconsin Avenue and Woodmont Avenue. The Project presents the mighty challenge of completing an entire city block in the core of Downtown Bethesda. With the two neighboring 8000 WISCONSIN AVENUE DECEMBER 2017 PAGE 3

4 sites, on each side of the Project, on their way to construction, another layer of complexity is added to this challenge because these two sites were designed under the previous master plan recommendations for Downtown Bethesda with a different set of rules, ideals and paradigms. While the Applicant embraces the challenge, the struggle in marrying the thinking behind old and new master plan recommendations becomes the rationale, generating a new aesthetic while being a good neighbor to the existing and approved projects. In this regard, the Project would have 2 different approaches for each of the Property s public road frontages and will maintain a coherent and consistent design with the use of simple repetitive façade elements and texture while exploiting the three-dimensional aspect of the building mass and configuration. On Woodmont Avenue, the building defines the base and datum line at a pedestrian scale with a projecting box that proposes a varied pattern of windows and color highlights that almost looks foreign to the overall composition expressed in the interior functionally as it harbors all communal spaces for residents. The skewed angle of the first floor matches with an out parcel integrating it as part of the Project. Above the base of the Project, the building changes materiality and bends into itself providing a tower step-back and at the same time creating the three-dimensional effect of a corner building in the middle of the block. The design also opens up the elevated courtyard to the proposed open space the neighboring 7900 Wisconsin Avenue project to the south. The projecting box appears again in the tower, breaking the scale and articulating the façade while introducing balconies contained within the Property. At the top, the architectural elevation steps back again in various ways, on the party wall to the north to create opportunities for window openings and balconies and to the south by continuing to bend the façade to generate additional balconies. The neighboring parcel to the north proposes an inward C shaped building with a very tiny courtyard in the core of the block and this Project would connect at both ends of the C more than doubling the size of the courtyard. On Wisconsin Avenue, the Project is intended to feel like a typical Downtown infill intervention, a soldier building in-between party walls. The section recommended for this portion of Wisconsin Avenue would create two tall blind exposed party walls at either side of the project as the neighboring developments were not required to do so. The dilemma of applying the Design Guidelines and ensuring a cohesively designed block strikes a balance and defines an innovative 8000 WISCONSIN AVENUE DECEMBER 2017 PAGE 4

5 street section defying human perception and tectonics. Utilizing the same architectural elements of composition but in a different manner allows the Project to adhere to the intent and spirit of the Design Guidelines without an adverse impact on the immediate context of the Property. The same projecting box proposed along Woodmont Avenue appears with a much deeper projection due to the receding first floor forming a contemporary version of a Loggia that protects and invites pedestrians as the walk by the Property. This box has a macro and micro scale reading. From afar it is a marquee or billboard for the building almost a brand and in close proximity creates pedestrian comfort and a sense of place along a busy corridor. As the building rises, instead of bending horizontally as it does on the Woodmont Avenue elevation, the Project bends vertically by peeling the majority of façade of its plane while anchoring to the neighboring buildings at each side. A gentile outward slope of the façade and an inward bend at top levels of the Project creates an intriguing sensorial effect that engages architecture and humans at a whole new level. On this façade, the upper level box manifests itself by poking through the entire site and breaking this peeling plane to give the composition a slenderer proportion. This fracture generated by the box helps manage the transition with the different heights on both bookend buildings by varying its height on either side of the fractured plane. Also, the box recomposes the virtual location a what a straight facade would do, and adds tension and drama to the overall composition in comparison to the slanted façade plane. Finally, the taller section of the receding slanted plane projects into the sky pass beyond the building integrating the fifth façade, the roof, expressing and engaging the pool deck and terrace functions to the façade without falling into clichés to crown the building. Access and Circulation The Project is designed with all vehicular access and loading to occur along Woodmont Avenue through two (2) curb cuts. No curb cuts are proposed along the Property s Wisconsin Avenue frontage. The underground parking garage will be served by one ingress lane and one egress lane. Approximately 312 parking spaces are proposed to serve the Project, which is below the minimum required by the Zoning Ordinance (as modified by the BOZ). All loading and trash service operations will be provided along Woodmont Avenue through two loading bays and a separate 10-foot wide trash servicing bay WISCONSIN AVENUE DECEMBER 2017 PAGE 5

6 The Project will include approximately 103 bicycle parking spaces for the multifamily dwelling units and retail uses. Long-term bicycle parking spaces will be located on the main amenity area and the first level of the below grade parking garage. Short-term bicycle parking spaces for the Project will be provided in form of racks along the Property s frontages. Proposed Public Use Space and Streetscape and Landscape Concept Since the Property comprises less than one acre of gross tract area and fronts on two public rights-of-way, no public open space is required for the Project. Additional dedications for rightof-way will be provided along both Wisconsin Avenue (61 feet from the centerline) and Woodmont Avenue (40 feet from the centerline) in accordance with the Sector Plan. These dedications, along with the planting and furnishing zones, pedestrian through zones and frontage zones envisioned by the Design Guidelines, will improve the pedestrian experience along Wisconsin and Woodmont Avenues. Additionally, the Sector Plan recommended dedication along Wisconsin Avenue will accommodate the Bus Rapid Transit ( BRT ) system. Green Features and Stormwater Management The Project is designed to satisfy the Sector Plan s urban ecosystem and high-performance recommendations as set forth in Chapter 2.4 and 2.5 of the Sector Plan. The Applicant will design the Project to ensure that a minimum of 35 percent green cover be provided on site through the combination of intensive green roof and planters. The Applicant will also ensure that the proposed building exceeds the ASHRAE standard 90.1 by a minimum of 17.5% pursuant to the Sector Plan and requirements of the BOZ. The proposed development is subject to the Maryland Stormwater Management Act of 2007 and the Montgomery County Bill No which requires managing stormwater runoff by using Environmental Site Design (ESD) to the Maximum Extent Practicable (MEP). ESD utilizes small scale stormwater management practices, non-structural techniques, and better site planning to mimic natural hydrologic runoff characteristics and minimize the impact of development on water resources. The ESD techniques currently deemed to be applicable to this project are planter box style Micro-Bioretention facilities and 6 green roof facilities WISCONSIN AVENUE DECEMBER 2017 PAGE 6

7 The site in its existing condition (prior to development) is well above the 50% impervious, surpassing the 40% threshold requirement to define the site as re-development. Based on the Natural Resources Conservation Service (NCRS) soil map, the majority of site is classified as hydrologic group D. This classification, coupled with the proposed development being approximately 100% impervious, dictates a required target treatment of 2.0 of rainfall. Because implementation is to the maximum extent practicable (MEP), the County allows developers to supplement ESD facility design and layout with structural facilities, such as underground vaults/water quality devices, or fee in-lieu. It is anticipated that the project will meet County requirements. Beyond this, the Applicant will work with the County, in order to ensure ESD to MEP implementation. BOZ Density and Additional Height for MPDUs The Project is proposed to total up to 410,000 square feet of multifamily residential uses (±441 dwelling units) and 20,000 square feet of retail uses. While the existing zoning for the Property permits a building height of up to 175 feet, the Applicant is requesting approval for 24 feet of additional height through the provision of 25% MPDUs as part of the Project since the Property is located in the Height Incentive Area of the Sector Plan boundaries. Section C.3.b of the Zoning Ordinance states that [i]f a project exceeds 17.5% MPDUs and is located in the Height Incentive Area as delineated in Subsection E, the height limit of the applicable zone does not apply to the extent required to provide MPDUs, and that [t]he additional height is calculated as the floor area provided for MPDUs above 15% divided by the average residential floor plate area, where each whole number and each remaining fraction allows an increase of 12 feet. As reflected on Sheet No. SK-1 included with this Application, the average residential floor plate is proposed to measure approximately 21,712 square feet in area and the average dwelling unit size is proposed to be approximately 738 square feet. The Project is proposed to include 44 additional MPDUs beyond the minimum required at 15%, which amounts to approximately 32,472 square feet of gross floor area. Therefore, the Applicant is seeking approval to increase the allowable building height by two floors (24 feet) such that up to 199 feet is authorized for this Project WISCONSIN AVENUE DECEMBER 2017 PAGE 7

8 With the zoned density for the Property mapped at a 3.0 FAR and 5.0 FAR, approximately 128,952 square feet of gross floor area is proposed to be implemented before requesting an allocation of density from the BOZ to fill in a building envelope of up to 199 feet in height. The Applicant is proposing that approximately 108,952 square feet of this zoned density be allocated to residential uses with the remaining zoned density of 20,000 square feet to be allocated to commercial uses. The Applicant intends to acquire additional density above the mapped FAR to implement the total amount of multifamily dwelling units proposed in the Project. The Applicant is seeking an allocation of residential density pursuant to the pool of allocable density established by the BOZ, all of which is exempt from payment of a Park Impact Payment ( PIP ) under Section C.3.c.iii of the Zoning Ordinance. 3 While not applicable to the Project, the PIP has been created through the BOZ at $10 per square foot to achieve additional density beyond the mapped density of the Property (up to the height limits established by the SMA pursuant to the Sector Plan recommendations). Since 410,000 square feet of residential uses are proposed (with up to 108,952 square feet of mapped residential density being used), the Applicant will be seeking an allocation of 301,048 square feet of residential gross floor area from the BOZ. However, since approximately 82,000 square feet is proposed for MPDUs, the Applicant is seeking an allocation of 219,048 square feet of residential gross floor area from the BOZ since the gross floor area of all MPDUs provided is exempt from the calculation of FAR under Section D.6.c.iii of the Zoning Ordinance. In summary, the Project proposes approximately 128,952 square feet of density based upon the Property s mapped density (3.0 and 5.0 FAR), with the remaining density, approximately 219,048 square feet (exclusive of all residential gross floor area associated within 25% MPDUs provided), to be allocated from the BOZ. This additional density that is requested as an allocation from the BOZ for residential uses is exempt from the Park Impact Payment since 25% MPDUs are provided in the Project. Moreover, no Park Impact Payment is applicable to the Project since no density is requested to be allocated from the BOZ for commercial uses. 3 The BOZ provides that [i]f the development includes at least 25% MPDUs, a Park Impact Payment is not required for any residential gross floor area. Additionally, all gross floor area associated with MPDUs is exempt from the Park Impact Payment WISCONSIN AVENUE DECEMBER 2017 PAGE 8

9 IV. THE PROJECT SATISFIES THE REQUIREMENTS FOR APPROVAL OF A SKETCH PLAN FOR OPTIONAL METHOD DEVELOPMENT IN THE CR ZONE AND THE BOZ The Application satisfies all of the requirements for approval of a Sketch Plan under the optional method of development in the CR Zone and the BOZ, as provided in Section of the Zoning Ordinance and discussed fully below. (1) The Sketch Plan meets the objectives, general requirements, and standards of this Chapter. Intent Statement of the CR Zones Section A of the Zoning Ordinance lists the intents of the CR Zones. The Sketch Plan meets all of these intents, as follows: (a) Implements the recommendations of the Sector Plan. The Property is located within the area identified in the Sector Plan as the metro core of the Wisconsin Avenue Corridor WISCONSIN AVENUE DECEMBER 2017 PAGE 9 Rezone Map #60 from its current zone to increase the commercial density from 1.0 FAR to 3.0 FAR and height to 175 feet to provide flexible development opportunities and allow future development to better adapt to market conditions. Rezone Map #61 from its current zone to increase the commercial density from 1.0 FAR to 5.0 FAR and height to 175 feet to provide flexible development opportunities and allow future development to better adapt to market conditions. (Sector Plan, p. 98) As noted above, the Sector Plan identifies the Property as Map #60 and #61, which recommends appropriate zoning for implementation of a transit-oriented Project with a mix of residential and commercial uses along the Wisconsin Avenue Corridor. This Application substantially conforms with the specific zoning recommendations for the Property. Affordable housing, including the preservation of existing market-rate affordable housing, providing a mix of housing options and the provision of Moderately Priced Dwelling Units in exchange for development incentives. (Sector Plan, p. 6) The Applicant s proposal to provide 25% MPDUs through this Project will result in up to 44 additional MPDUs in Downtown Bethesda than otherwise would be required under the Sector Plan and BOZ (i.e., the additional MPDUs provided above 15%). The addition of these MPDUs

10 along the Wisconsin Avenue Corridor with walkable access to a variety of transit, retail and employment options will help to fulfill the Sector Plan vision for Downtown Bethesda. As noted above, the provision of these increased MPDUs allows for the Project to obtain up to 24 feet in additional building height and exempts any residential gross floor area allocated from the BOZ from imposition of the PIP WISCONSIN AVENUE DECEMBER 2017 PAGE 10 Environmental innovation, including more energy efficient buildings, better stormwater management, improved sidewalks and bicycle routes, and other ecofriendly measures to enhance community health and quality of life. (Sector Plan, p. 6) The Project will incorporate energy efficient building systems in order to exceed the ASHRAE 90.1 standard by a minimum of 17.5%, as required by the BOZ. In addition, intensive green roof systems and planters are proposed to cover a minimum of 35% of the Property s lot area to increase the overall green cover and expand the green corridor. Dedications along Wisconsin Avenue and Woodmont Avenue will help to enhance the pedestrian experience along the Property. Additional planting and pedestrian through zones along these public right-of-way frontages will allow for an improved streetscape in the Wisconsin Avenue Corridor and Woodmont Triangle District. Economic competitiveness based on new development, public amenities and proximity to public transit to attract businesses and visitors from throughout the region, and foster entrepreneurship and innovation. (Sector Plan, p. 6) The Project s inclusion of up to 441 dwelling units in close proximity to established retail and employment centers will help to attract residents and additional retailers in Downtown Bethesda. The Project s transit-oriented location is ideally suited for the combination of street activating retail and multifamily dwelling units. Expand the existing Non-Auto Driver Mode Share (NADMS) to include residents and increase the averaged combined NADMS goal to 55 percent. (Sector Plan, p. 15) At the time of Preliminary Plan and Site Plan applications for the Project, the Applicant will work with M-NCPPC and the Montgomery County Department of Transportation ( MCDOT ) to formalize a Traffic Mitigation Agreement to help achieve the Sector Plan s NADMS goal of

11 55%. In this regard, the Applicant will provide less than minimum required number of parking spaces to help encourage the use of travel modes other than single occupancy vehicles. In the High-Performance Area, buildings must meet the public benefits category for CR Energy Conservation and Generation 59-C (b). An optional method building over 4 stories must exceed the current ASHRAE 90.1 requirement by at least 15 percent. (Sector Plan, p. 17) The Project will incorporate energy efficient systems to exceed the current ASHRAE 90.1 requirements by at least 17.5 percent. Provide an incentive to encourage 25% or more MPDUs (by allowing an increase in FAR without additional payments otherwise required for increases in FAR). (Sector Plan, p. 32) The Project is designed to provide 25% MPDUs which allows for up to 24 feet of additional building height. Additionally, the inclusion of 25% MPDUs exempts all residential gross floor area allocated from the BOZ from imposition of the Park Impact Payment. Base: Articulate large building bases to ensure that facades are not exceedingly long, uninterrupted and rigidly uniform. (Sector Plan, p. 73) On both facades fronting on public rights-of-way, the Project features a projecting box that serves as a datum line bringing pedestrian scale to the composition while articulating the base of the building by breaking it into smaller parts. Tower Step-back: Step back upper floors along streets, open spaces and throughblock connections in a way that distinctly differentiates the tower from the building base. (Sector Plan, p. 73) The architectural elevation along Woodmont Avenue is design with a tower step back above the base such that the Project will relate to the street and human scale. Above the base (lower floors) of the Project, the building steps back at an angle bending the façade inward. The effect of the step back is also manifested by a change in materiality from a more solid and permanent material to a much lighter and ethereal material WISCONSIN AVENUE DECEMBER 2017 PAGE 11

12 8000 WISCONSIN AVENUE DECEMBER 2017 PAGE 12 Top: For buildings in prominent locations and with significant height, consider creating a special top that contributes to the quality of the skyline. (Sector Plan, p. 73) Along Woodmont Avenue, the façade of the building plane continues to bend inward at the top levels, revealing the innermost layer of the building skin and dematerializing the building as it rises. On the Wisconsin Avenue frontage, a taller section of the façade formed by a receding slanted plane projects into the sky beyond the building integrating the fifth façade, the roof, expressing and engaging the pool deck and terrace functions to the façade without falling into clichés to crown the building. Setback: Allow a sufficient setback from the curb for a clear pedestrian walkway lined by plantings and furnishings per the Bethesda Streetscape Standards. (Sector Plan, p. 73) Wisconsin Avenue is classified as an Urban Boulevard in accordance with the Design Guidelines. (Design Guidelines, p. 14). The Design Guidelines identify Woodmont Avenue as Downtown Mixed-Use Street. (Design Guidelines, p. 16). Consistent with the Design Guidelines, the Project proposes a 30-foot build-to-line along Wisconsin Avenue and a 15-foot build-to-line along Woodmont Avenue measured from the curb to the ground-level building facade. These build-to-lines will allow for a free and clear pedestrian pathway with sufficient landscaping to further promote the pedestrian experience on these important thoroughfares. Bulk: Limit tower floor plates, vary geometry and articulate facades to reduce building bulk. (Sector Plan, p. 73) The overall composition, the varied façade angles, vertical breaks, and material changes in the all the facades of the Projects are purposely tailored to reduce the building mass perception. Encourage infill and reinvestment on underutilized commercial sites and private surface parking lots. (Sector Plan, p. 97) The Project will allow for redevelopment of several single-story retail buildings and Lot 43 with high-density residential uses and street activating retail uses. The Applicant s vision for the Property will help to complete the transformation of this entire block framed by Cordell and Fairmont Avenues.

13 accommodated WISCONSIN AVENUE DECEMBER 2017 PAGE 13 Encourage mixed-income/affordable housing near transit stations. (Sector Plan, p. 97) The Project will add up to 111 MPDUs under the conceptual architectural layout within walking distance to the Bethesda Metro Station, the future Purple Line Station, and the planned BRT route. This proposed influx of MPDUs will help to further one of the primary goals of the Sector Plan and BOZ thereby ensuring that affordable housing opportunities exist in transit-oriented locations. Encourage high-performance buildings and sites nearest the established centers. (Sector Plan, p. 97) The Project will satisfy the high-performance standards identified by the Sector Plan. The proposed mixed-use building will meet or exceed energy efficient standards required by the BOZ as well as incorporate a minimum green cover of 35% of the Property s lot area. Develop compact nodes that place the highest intensity in those centers, provide distinctive infill buildings and step down to lower densities and heights near the edges. (Sector Plan, p. 97) The Project is designed to fill in the missing link between the adjacent development approvals for 7900 and 8008 Wisconsin Avenue such that a vibrant mixed-use identity will be forged for this entire block. The combination of multifamily dwelling units, ground floor retail uses, and amenities proposed for the block will create a better transition from this block to the adjacent Woodmont Triangle District and more intensely developed urban core immediately to the south of the Property. Improve the pedestrian environment with upgraded streetscapes. (Sector Plan, p. 97) The existing streetscapes along the Property s Wisconsin Avenue and Woodmont Avenue frontage do not promote the pedestrian-friendly vision of the Sector Plan. The Applicant s proposed right-of-way dedications along Wisconsin and Woodmont Avenues will help to provide a wide pedestrian through zone that is lined with plantings. In addition to providing right-of-way dedications, the Project is designed in accordance with the Design Guidelines recommendations for these streetscapes such that additional free and clear sidewalk width is

14 In order to achieve ecological and energy efficiency goals for Downtown Bethesda, this Sector Plan recommends the wide use of vegetated roofs. Given Bethesda s density, the objectives for linking green spaces to create corridors, and the desire to reduce the heat island effect, this Plan recommends increased soil depth for vegetated roofs to allow for the growth of more locally adapted plants, and greater stormwater treatment. Public benefit points for a vegetated roof should be approved only if the soil depth is at least six inches. (Sector Plan, p. 152) The Project will incorporate intensive green roof systems and planters that cover a minimum of 35% of the site area to increase the overall green cover and expand the green corridor. (b) Targets opportunities for redevelopment of single-use commercial areas and surface parking lots with a mix of uses. The Property is currently improved with single-use retail buildings and surface parking facilities that are not the highest and best use for this site along the prominent Wisconsin Avenue Corridor. The Applicant s proposal to add up to 410,000 square feet of multifamily residential uses and 20,000 square feet of retail uses with underground parking and private amenities will help to fulfil many of the Sector Plan s priorities for the Wisconsin Avenue corridor, including improved streetscapes and additional MPDUs close to transit options. (c) Encourages development that integrates a combination of housing types, mobility options, commercial services, and public facilities and amenities, where parking is prohibited between the building and the street. The Project takes advantage of the Property s proximity to the Bethesda Metro Station and the planned Purple Line and BRT Stations. The redevelopment will include a mix of residential and commercial uses that activate the western side of the Wisconsin Avenue Corridor and transition to the Woodmont Triangle District. The Project does not include any parking in between the building and street frontages. (d) Allows a mix of uses, densities, and building heights appropriate to various settings to ensure compatible relationships with adjoining neighborhoods. The Project includes a mix of residential and commercial uses that are appropriate for this transit-oriented location. The addition of multifamily dwelling units is compatible with the variety of employment and retail uses in the vicinity. The proposed building height of 199 feet 8000 WISCONSIN AVENUE DECEMBER 2017 PAGE 14

15 and architectural design is consistent with the development approvals for the adjacent 7900 and 8008 Wisconsin Avenue projects. The Project will allow for a transition in building heights along the Wisconsin Avenue Corridor, with building heights stepping up to 300 feet on the blocks to the south. (e) Integrates an appropriate balance of employment and housing opportunities. The combination of up to 410,000 square feet of multifamily residential uses and 20,000 square feet of retail uses strikes a coordinated balance between employment and housing opportunities. (f) Standardizes optional method development by establishing minimum requirements for the provision of public benefits that will support and accommodate density above the standard method limit. Since the Project includes 25% MPDUs, Section C.3.d.iv of the Zoning Ordinance provides that other public benefit point categories are not required except for: 1) Exceptional Design; and 2) Energy Conservation and Generation in the High-Performance Area. As a result, the Application is not required to provide public benefits in the Building Lot Termination (BLT) category. Notwithstanding the foregoing, the Project will provide more than the minimum required public benefit points (100 points) from four different benefit categories, as described in the Public Benefits Table included with this Application and further delineated below. General Requirements for Optional Method Development in the CR Zone Section A of the Zoning Ordinance lists the general requirements for development under the optional method in the CR Zone. The Sketch Plan meets all of these general requirements, as follows: (a) Procedure for approval. The submittal of this Application and accompanying materials satisfies this requirement. As noted above, the Applicant is concurrently filing a site plan application (in conjunction with a preliminary plan application) in order to implement the approved Sketch Plan. (b) Public benefit points and categories. The Application contains Incentive Density Calculations outlining how this optional method development Project will provide the following significant public benefits in order to realize the 8000 WISCONSIN AVENUE DECEMBER 2017 PAGE 15

16 maximum permitted density on the Property through the CR Zone and BOZ. The Project is anticipated to provide in excess of the minimum 100 public benefit points required, as outlined in the Incentive Density Calculations included with the Application. All public benefits will comply with the specifications prescribed by the CR Zone Incentive Density Implementation Guidelines and BOZ (guided by the Sector Plan recommendations). 4 (i) Major public facilities. The Applicant is not requesting any public benefit points for providing major public facilities in connection with the Project. (ii) Transit proximity. The BOZ eliminated the availability of public benefit points for transit proximity; therefore, the Applicant is not seeking any public benefit points in this category. (iii) Connectivity and mobility. The Application is entitled to receive public benefit points for connectivity and mobility (approximately 10 points) as noted: Minimum parking. The Project will provide fewer than the minimum number of parking spaces under the Zoning Ordinance (as modified by the BOZ). More specifically, approximately 312 parking spaces are proposed and the minimum parking required for the Project is approximately 314 parking spaces, while the maximum allowed is approximately 616 parking spaces. Therefore, the Applicant anticipates achieving 10 points in this category. (iv) Diversity of uses and activities. The Applicant is entitled to receipt of public benefit points for diversity of use and activities (approximately 150 public benefit points). 4 The Incentive Density Calculations included with the Application contains in detail the methodology used in calculating each public benefit point category WISCONSIN AVENUE DECEMBER 2017 PAGE 16 Moderately priced dwelling units. In accordance with Section C.3.d.ii of the Zoning Ordinance, the Planning Board may grant public benefit points at

17 the rate of 15 points for every 1% of the number of units in the project above 15%. Since the Application proposes an additional 10% MPDUs beyond the minimum of 15% required by the BOZ, the Application is eligible for 150 public benefit points in this category. (v) Quality building and site design. The Application is entitled to receive public benefit points for quality building and site design (approximately 30 points) as noted: Exceptional design. The design of the Project fulfills the identified criteria in the CR Zone Incentive Density Implementation Guidelines as well as various recommendations of the Sector Plan and Design Guidelines. The Project incorporates a tower step-back on the Woodmont Avenue frontage, which will allow for a base that relates to the street and human scale. The Applicant is seeking 10 public benefit points in this category. Structured parking. The Project will include structured parking, with approximately 312 below-grade spaces provided in parking garage, thus achieving 20 points in this public benefit category. (vi) Protection and enhancement of the natural environment. The Application is entitled to receive public benefit points for protection and enhancement of the natural environment (approximately 15 points) as noted: Energy conservation and generation. As discussed above, the Applicant is anticipating to use high efficiency building materials and mechanical systems to exceed the ASHRAE 90.1 standard by 17.5 percent. Therefore, the Applicant anticipates receipt of 15 public benefit points in this category. (vii) Building reuse. The Sketch Plan does not propose to retain any buildings currently existing on the Property. (c) Building type. The Project proposes a multi-use building. Section A.3 of the Zoning Ordinance notes that all building types allowed under Section are allowed in the CR Zone under optional method development, and Section permits multi-use buildings WISCONSIN AVENUE DECEMBER 2017 PAGE 17

18 (d) Compatibility standards. Section A of the Zoning Ordinance identifies setback compatibility standards, which applies to properties in the CR Zone that abut a property in an Agricultural, Rural Residential, or Residential Zone that is vacant or improved with an agricultural or residential use, and that proposes development of an apartment, multi-use or general building type. The Property does not abut a property in an Agricultural, Rural Residential, or Residential Zone; therefore, the setback compatibility standards do not apply to the Project. Section B contains height compatibility standards that apply to property that abuts or confronts a property in an Agricultural, Rural Residential, or Residential Zone that is vacant or improved with an agricultural or residential use, and that proposes any building type in the CR Zone. The Property does not abut or confront a property in an Agricultural, Rural Residential, or Residential Zone; therefore, the height compatibility standards do not apply to the Project. Development Standards for Optional Method Development in the CR Zone Section B of the Zoning Ordinance lists the development standards for development under the optional method in the CR Zone. The Sketch Plan meets all of these general requirements, as described and delineated in the development standards chart below: (a) Open space. Since the Property fronts on two rights-of-way and comprises a gross tract area of less than one acre, the Project is not required to provide any public open space. The Project will include private amenity space in the form of a rooftop and courtyard for the residents. (b) Lot, density, and height. The Project proposes an optional method of development under the CR Zone with up to 410,000 square feet of residential uses and 20,000 square feet of commercial uses on one record lot created through subsequent Preliminary Plan and Record Plat processes. A total of 430,000 square feet of multifamily residential and commercial uses will be permitted within the proposed height allowances for the CR zoning of the Property (i.e., up to 199 feet allowed with the provision of 25% MPDUs) pursuant to an allocation of density from the BOZ. In summary, the Project proposes approximately 128,952 square feet of density based upon the Property s 8000 WISCONSIN AVENUE DECEMBER 2017 PAGE 18

19 mapped density, with the remaining density of up to approximately 219,048 square feet of residential uses (exclusive of 82,000 square feet of gross floor area allocated to MPDUs) to be implemented through an allocation of density from the BOZ. The final amount of density from the BOZ will be allocated at the time of Site Plan approval for the Project. (c) Placement. Section B.3 provides that setbacks for principal buildings, accessory structures, and parking are established by the site plan approval process. While the proposed setbacks for the Project are 0 feet, the Project will incorporate free and clear pedestrian zones along Wisconsin Avenue and Woodmont Avenue in accordance with the Design Guidelines. The proposed buildto-line will be 30 feet from the street curb on Wisconsin Avenue and 15 feet from the street curb on Woodmont Avenue. (d) Form. Section B.4 provides that form standards are established by the Site Plan approval process and must address, at a minimum, transparency, blank walls, and active entrances. The Project will include transparent design elements at the street level along Wisconsin Avenue and Woodmont Avenue to allow for pedestrians to view the proposed retail uses. All pedestrian entrances along Wisconsin and Woodmont Avenues will be designed to activate the street. The architectural concept is carefully designed to avoid a blank wall condition on the adjacent development approvals for 7900 and 8008 Wisconsin Avenue. Development Standard Permitted/Required per the Zoning Ordinance Proposed for Sketch Plan Approval Gross Tract Area (GTA) N/A 40,788 sf Maximum Density (CR) 5 Maximum Non-Residential Density (C) Maximum Residential Density (R) 3.0/5.0 FAR (128,952 sf) 3.0/5.00 FAR (128,952 sf) 2.75/5.00 FAR (119,579 sf) Up to 8.53 FAR (430,000 sf) Up to 0.49 FAR (20,000 sf) Up to 8.04 FAR (410,000 sf) 5 The BOZ allows for development applications to exceed their respective mapped density through the allocation of density from the BOZ. The Project is seeking an allocation of density from the BOZ so that it can exceed the Property s maximum mapped density (3.0 and 5.0 FAR) through this Sketch Plan (and a future Site Plan). The FAR calculations exclude approximately 82,000 square feet of gross floor area attributed to MPDUs pursuant to Section D.6.c.iii of the Zoning Ordinance WISCONSIN AVENUE DECEMBER 2017 PAGE 19

20 Maximum Building Height (H) 175 feet 199 feet (24 feet additional proposed with 25% MPDUs provided) Open Space 0% of net lot area N/A Vehicle Parking 6 Multifamily Dwelling Units Min. 1 sp/dwelling unit, max. 1 sp/efficiency, 1.25 sp/1 bedroom, 1.50 sp/2 bedroom, and 2.00 sp/3 bedroom Retail Bicycle Parking Multifamily Residential Retail Min sp/1,000 sf of GLA, max. 6 sp/1,0000 sf of GLA Min sp/dwelling unit, max. 100 sp. Min. 1 sp/10,000 sf of GFA, max. 50 sp (95 long-term, 5 short-term) 2 (both short-term) (2) The Sketch Plan substantially conforms with the recommendations of the Sector Plan. As discussed in detail above, the Application fulfills the Sector Plan s recommendations for the Property and the surrounding area. (3) The Sketch Plan satisfies the binding elements of any development plan or schematic development plan in effect on October 29, There is no approved development plan or schematic development plan for the Property, and therefore this requirement is inapplicable. 6 Pursuant to the BOZ, the minimum number of vehicle parking spaces required is 80% of the baseline minimum reflected in Section of the Zoning Ordinance. Section C.6 of the Zoning Ordinance. 7 The multifamily residential and retail uses will share the 312 parking spaces proposed for the structured parking garage. Since the Property is located in the Bethesda Parking Lot District, the Project will provide fewer parking spaces than the minimum required (as modified by the BOZ) pursuant to Section H.1.a of the Zoning Ordinance WISCONSIN AVENUE DECEMBER 2017 PAGE 20

21 (4) For a property where the zoning classification on October 29, 2014 was the result of a Local Map Amendment, the Sketch Plan satisfies any green area requirement in effect on October 29, 2014; any green area under this provision includes and is not in addition to any open space requirement of the property s zoning on October 30, The zoning on the Property on October 29, 2014 was not the result of a Local Map Amendment, and therefore this requirement is inapplicable. (5) The Sketch Plan achieves compatible internal and external relationships between existing and pending nearby development. The Project will be internally and externally compatible through the creation of urban design that complements the adjacent development approvals for 7900 and 8008 Wisconsin Avenue. While these adjacent projects were approved under standards that predate the Sector Plan and Design Guidelines, this Application is designed to balance the interest of the urban design concepts proposed by the Sector Plan with a cohesive vision for this entire block between Cordell and Fairmount Avenues. The Project s implementation of wide sidewalks along Wisconsin Avenue and Woodmont Avenue that are lined with plantings will contribute to the Sector Plan s vision for a pedestrian friendly downtown. The addition of multifamily dwellings and street activating retail uses in close proximity to transit and the Woodmont Triangle District is consistent with existing and pending nearby development. The replacement of underutilized buildings and surface parking with the Project will allow for a better transition from the northern end of the Wisconsin Avenue Corridor to urban core of Downtown Bethesda that allows for building heights of up to 300 feet. (6) The Sketch Plan provides satisfactory general vehicular, pedestrian, and bicyclist access, circulation, parking, and loading. The Project is designed such that all vehicular access and loading will be from Woodmont Avenue, with no curb cuts proposed along Wisconsin Avenue. One ingress and one egress lane is proposed for the entrance to the underground parking. Additionally, one loading bay is proposed to service both the multifamily dwelling units and retail uses in an effort to reduce the extent of curb cuts along Woodmont Avenue. The Project incorporates the Sector Plan s vision for a constrained parking policy in Downtown Bethesda by providing less than the minimum amount 8000 WISCONSIN AVENUE DECEMBER 2017 PAGE 21

22 of parking spaces under the Zoning Ordinance, as modified by the BOZ. All of the parking spaces are proposed to be located in a below grade garage such that parking will not be visible from the pedestrian level. Pedestrian access to the multifamily dwellings and retail uses are proposed along Wisconsin and Woodmont Avenues to activate the street level. The Project will also provide dedication for additional right-of-way along both Wisconsin Avenue (61 feet from centerline) and Woodmont Avenue (40 feet from centerline) pursuant to the Sector Plan. These proposed dedications, along with additional build-to-lines and streetscape improvements, will contribute to an enhanced pedestrian experience along the Property s frontages. The Project will also include over 100 bicycle parking spaces to accommodate its residents as well as employees and customers of the ground floor retail uses. (7) The Sketch Plan proposes an outline of public benefits that supports the requested incentive density and is appropriate for the specific community. The Project proposes an outline of public benefits that is consistent with the Sector Plan s priority public benefits. In light of the Sector Plan and BOZ s priority for affordable housing, the Application will achieve substantial public benefit points through the provision of 25% MPDUs. The Project is proposed to incorporate high efficiency building materials and mechanical systems that exceed the ASHRAE 90.1 standard by 17.5 percent. The Project is also designed to achieve public benefit points for exceptional design and minimum parking. Thus, the Sketch Plan proposes an outline of public benefit points that fulfills many of the priority public benefit categories identified by the Sector Plan. (8) The Sketch Plan establishes a feasible and appropriate phasing plan for all structures, uses, rights-of-way, sidewalks, dedications, public benefits, and future preliminary and site plan applications. The Applicant plans to construct the Project in one phase. V. CONCLUSION The Applicant is seeking approval of this Sketch Plan application to allow for implementation of this optional method development Project under the CR Zone and BOZ. The Project satisfies all of the findings that the Planning Board must make in approving a Sketch Plan under the CR Zone and the BOZ. The addition of a mixed-use residential project with 25% MPDUs and street 8000 WISCONSIN AVENUE DECEMBER 2017 PAGE 22