Work Session #13 Planning Board May 19, 2016

Takeaways Agreeon
1. BasicoutlineforOption3
2. PrioritySendingSiteIncentivesand
whethertoaddorremovesites
3. CRBenefitPointPriorities
4. AffordableHousing
Recommendations
5. ParkImpactPaymentMethodology
6. Directionfornextworksession

BalancingDensityandInfrastructure
Option3:BethesdaOverlayZone
ZoneindividualpropertiesCRwiththecurrently
mappeddensitylimitandtheheightsdetermined
bytheBoardduringitsworksessions.
PropertiesrezonedtoaCR,CRT,orCRNzonewill
retainCRzoningdesignation,butwillbe
translatedtothedensityequaltoitsformerzone.
CoverallpropertieswiththeBethesdaOverlay
Zone.

Option3:Threewaystoexceedmappeddensity

a.

b.

c.

BethesdaOverlay
DensityAveraging
ZonePool

PrioritySending
Sites

CurrentZoning ParkImpact
RulesApply
Payment
15%MPDU
Requirement
DesignReview
Panel

Incentivesto
buydensity
fromthese
sites

Option3b:BethesdaOverlayZonePool
Requirements:

ParkImpactPayment
15%MPDURequirement
DesignReviewPanel
Provide__%belowtheminimumparkingrequired

Affordable
Housing
(MPDUs):

MPDUsquarefootagedoesnotcountagainsttheFAR
(sameasCRzonetoday)
NoadditionalheightgivenwithMPDUsoutsideoftheHPA
or noheightincreasesinareasadjacenttosinglefamily
neighborhoods

Process:

BoardmayapproveaprojectthatexceedsthemappedCR
density
FortheBoardtoapproveaprojectwithbonusdensityit
mustfindthatnomorethanatotalof32.4millionSFhas
beenapproved
Projectreceivingbonusdensitymustgotopermitwithin
24monthsofreceivingsiteplanapproval

Option3c:PrioritySendingSites
WorkingDraftIncentives:

Liftthe0.25milerestriction

Eliminatetherequirementfora
commonsketchplan

PossibleAdditional
Incentives:

RemovetheBLTrequirementfor
prioritysendingsitedensity

Eliminatethe15percentMPDU
requirementforprioritysending
sitedensity,andleaveitatthe
mandatory12.5percent

RemoveParkAmenityPayment

Addasmallmultiplier

CRPublicBenefitPoints
Priorities
WorkingDraftTopPriorities:
1. AffordableHousing(30ptsfor15%)
2. PublicBenefitsintheHighPerformanceArea
(upto15pts)
3. EnhancedVegetatedRoofstoIncrease
GreenCover(upto15pts)
OtherPriorities:
1. PublicOpenSpace(upto20pts)
2. ExceptionalDesign(upto10pts)
3. MinimumParking(upto10pts)

Affordable Housing

Goals
Preserveexistingmarketrate
affordablehousing.
Provideadiversemix(mixedincome)
ofhousingoptionsintheDowntown,
PlaceMatters.
Producenewunitsbyincreasingthe
provisionofModeratelyPriced
DwellingUnitsinexchangefor
developmentincentives.
Reachdeeperlevelsofaffordability
(below65%AIM).

Recommendations
Addmoreunitstothemarketplacebyrequiring
15%MPDUswithintheDowntown.
Provide15%MPDUsonsiteasafirstpriority.
ProvideDHCAwiththeflexibilitytoworkwith
thedevelopers.
Preserveexistingmarketrateaffordablehousing
throughdensityaveragingandprioritysending
sites.

Recommendations(cont.)
Prioritize2and3bedroomunits increasedpublic
benefitpointsandDHCAevaluationofareaneedsand
throughnegotiationswithdeveloper(potentiallyoff
site).
Reachdeeperlevelsofaffordability(below65%AIM)by
providing10%ofMPDUunitsbelow65%AMI.
Rentalagreementscouldreachbelow65%AMI
DHCAtomakeupthedifference
Addedpublicbenefitpoints(?)
OffsiteMPDUs Notdeveloperdirected,acasebycase
basisthroughnegotiationswithDHCA.

Park Impact Payment

ParksImpactPayment

Whoshouldpayforacquisitionand
developmentofBDPparks?
Primarilynewdevelopmentvia
theParkImpactFee
BalanceofImpactFeeand
generaltaxbaseviaCIP

Whatbasisshouldsetthevalueof
theParkImpactPayment?
Costofestimatedacquisitionand
development
Marketratefordensitypurchases

13

Work Session #13 Planning Board May 19, 2016