Plan recommends eliminating development cap set by the 2017 master plan to spur economic development
Wheaton, Md. – The Montgomery County Planning Board , part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), has approved the draft of the Bethesda Downtown Plan Minor Master Plan Amendment at its meeting on December 19, 2024. View the draft of the Bethesda Downtown Minor Master Plan Amendment and its attachments .
A key recommendation of the minor master plan amendment is removing the specific development cap in the Bethesda Overlay Zone (BOZ). The 2017 Plan set a cap on development in the BOZ to ensure that total density in the plan area, including existing, approved, and new development (including affordable housing), does not exceed 32.4 million square feet of gross floor area. The recommendation to remove the development cap would allow Bethesda to continue to grow and help the county remain economically competitive in the region.
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“The 2017 Plan has been a huge success in helping Bethesda become a thriving urban center,” said Planning Board Chair Artie Harris. “As the county grows, it is important that we revisit plans to make sure the goals are being realized. This minor amendment makes necessary adjustments that will ensure that Bethesda remains an economic engine and the community has the amenities it needs to thrive.”
Recommendations were made after months of analysis, community engagement, and conversations with other key stakeholders. Other key recommendations:
- Continuing transportation-related improvements and supporting ongoing efforts by Montgomery Planning, MCDOT, and MCDPS to improve pedestrian, bicycle, automobile, and transit movement.
- Adjusting the Park Impact Payment (PIP) rate and allowing developers flexibility on when the payments can be made.
- Incentivizing a new recreation center by encouraging public-private partnerships through a reduced PIP, providing potential additional building height, and prioritizing it as a public benefit.
- Extending existing incentives for higher percentages of Moderately Priced Dwelling Units (MPDUs) to projects with the minimum MPDUs, but with family-sized and/or deeply affordable units.
About the Bethesda Overlay Zone
The Bethesda Overlay Zone (BOZ) is intended to implement the recommendations of the Bethesda Downtown Plan as it relates to density, building heights, affordable housing, parks and open space and design. The BOZ sets a cap on development to ensure that total density in the Plan Area, including existing, approved and new development (including affordable housing), does not exceed 32.4 million square feet of gross floor area. Once development comes within 2 million square feet of the cap, the plan recommended that Montgomery Planning Department check in with the County Council to see if additional recommendations are needed to help implementation of public amenity and infrastructure recommendations like new parks and transportation-related improvements.
More about the Bethesda Downtown Plan Minor Master Plan Amendment
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The 2017 Bethesda Downtown Plan has a 20-year vision to help downtown Bethesda continue to be a thriving urban center and one of the county’s most desirable communities. The plan capped total development in downtown Bethesda at 32.4 million total square feet, based on a 2016 analysis of transportation infrastructure. Once total development came within 2 million square feet (approximately ten 200-unit apartment buildings) of the cap, the plan recommended that Montgomery Planning and the Planning Board revisit the recommendations to determine if more are needed to help implementation of public amenity and infrastructure recommendations like new parks and transportation-related improvements. In fall 2023, total development in downtown Bethesda reached the 2 million square-foot checkpoint. After public engagement and comment, Montgomery Planning staff and the Planning Board recommended that the County Council authorize work by Montgomery Planning on a minor master plan amendment.
The Bethesda Downtown Plan Minor Master Plan Amendment is limited in nature to specifically address issues related to the development cap, PIP and public benefit points, among other elements, and did not evaluate land use and zoning approved in the 2017 Plan. The existing zoning, parks, transportation, and other recommendations will remain unchanged while we explore how better to implement those recommendations. The plan update focuses on implementation strategies for the following and related elements:
- Economic development
- Park development
- Transportation improvements
- Schools
- Affordable housing
- Community recreation center
Learn more about the 2017 Bethesda Downtown Plan’s implementation , including data and reports about development activity and more.
Community members are encouraged to stay updated on the minor master plan amendment by subscribing to our Bethesda e-newsletter .
For updates and link to press release, see here: https://montgomeryplanning.org/?p=60080