JUSTIFICATION STATEMENT FOR PRELIMINARY PLAN NO Preliminary Plan Justification for Chevy Chase Lake

Transcription

1 I. INTRODUCTION JUSTIFICATION STATEMENT FOR PRELIMINARY PLAN NO Preliminary Plan Justification for Chevy Chase Lake Applicant, CC Associates LLC (the Applicant ), by its attorneys, Linowes and Blocher LLP, submits this Preliminary Plan Justification Statement to demonstrate conformance of the proposed development with all applicable review requirements and criteria. The subject property, which is owned by Chevy Chase Lake Development Corporation, consists of a gross tract area of approximately acres, and is more particularly known as Lots 1, 2, 3, and 4, Block 1, Chevy Chase Section 5-C as shown on Tax Maps HN 343 and HN 563 (the Property ). It is bounded by Chevy Chase Lake Drive to the south, the 8401 Connecticut Avenue office building to the west, the Capital Crescent Trail to the north, and the Hamlet House Condominium at 3535 Chevy Chase Lake Drive to the east. The Property, which currently contains 68 garden apartments in multiple 2-story structures, is zoned CRT 2.0, C-0.25, R-2.0, H-100 and CRT 1.5, C-0.25, R-1.5, H-50, and is subject to the recommendations of the Chevy Chase Lake Sector Plan approved and adopted by the Montgomery County Council ( County Council ) in July 2013 (the Sector Plan ). Pursuant to the applicable provisions of Chapter 50 of the Montgomery County Code (the Subdivision Regulations ), Applicant submits this Preliminary Plan application for the proposed redevelopment of the Property with up to 363,856 square feet of residential uses, which accounts for the exemption of 46,000 square feet of gross floor area of all MPDUs for projects providing a minimum of 15% MPDUs per D.c.iii of the Montgomery County Zoning

2 Ordinance (the Zoning Ordinance ). 1 Applicant proposes allocating the residential uses in approximately 200 multi-family units and 62 townhouses on multiple lots and associated parcels, as well as public benefits to support incentive density. These public benefits include the provision of a substantial amount of affordable multi-family housing with 20% Moderately Priced Dwelling Units (MPDUs) or HOC affordable units at or below 60% of AMI, in addition to 20% Workforce Housing Units (WFHUs) at up to 100% AMI. The Preliminary Plan also includes significant affordable single-family housing with 15% of the townhouses provided as MPDUs. Other incorporated public benefits are transit proximity and structured parking (collectively, the Project ). As discussed in greater detail below, Applicant also requests confirmation pursuant to Section 50-30(c)(1) of the Subdivision Regulations that additional right-of-way dedication for Chevy Chase Lake Drive is neither necessary nor proper as that road currently functions as a Primary Residential roadway with two travel lanes and two on-street parking lanes and will continue to do so after construction of the Project. By providing critically needed affordable housing proximate to existing and future transit, enhancing community connectivity, and creating desirable public open space, the Project will facilitate a number of important recommendations of the Sector Plan and implement Sketch Plan No (the Sketch Plan ) previously approved by the Montgomery County Planning Board of the Maryland-National Capital Park and Planning Commission (the Planning Board ), as proposed to be modified by the concurrently filed Sketch Plan Amendment A (the Sketch Plan Amendment) described below. See Sector Plan, pg. 7. Applicant 1 As shown on the Preliminary Plan data table and discussed in the concurrently filed justification statement for Sketch Plan No A, Applicant retains the remaining 24,977 square feet of the permitted 388,833 square feet approved in the Sketch Plan to be utilized on the Property pursuant to a subsequently filed sketch plan amendment or averaged off the Property pursuant to Section B of the Zoning Ordinance. 2

3 respectfully requests that the Planning Board grant approval of the requested preliminary plan application, which utilizes the optional method of development in the CRT zone to achieve density through the provision of public benefits. II. BACKGROUND A. Partnership with Housing Opportunity Commission of Montgomery County The Property is currently owned by Chevy Chase Lake Development Corporation, which is an entity of the Housing Opportunity Commission of Montgomery County ( HOC ). HOC operates as a public housing agency, a housing finance agency, and a housing developer to provide affordable housing and supportive services to individuals and families in Montgomery County. On October 7, 2013, HOC entered into a letter of intent with EYA Development, LLC to secure sketch plan and preliminary plan approvals for the entire Property and redevelop Lots 2, 3, and 4 of Block 1 (hereinafter Lots 2-4 ) of the Property. Under the terms of the agreement, CC Associates LLC will purchase Lots 2-4 of the Property, with HOC retaining Lot 1, Block 1 (hereinafter Lot 1 ) of the Property. B. Sector Plan and Sectional Map Amendment The recently adopted Sector Plan contains specific guidance for the Property s redevelopment. The Sector Plan envisions that developments on properties including an extraordinary amount of affordable housing (defined as at least 45 MPDUs and 30 WFHUs), such as the Project, would be permitted to proceed in the Sector Plan s first stage prior to the start of the Purple Line construction between Bethesda and Silver Spring. County Council Resolution No , pg. 3 (the Sector Plan Resolution ; attached hereto as Exhibit A ). The Sector Plan also recommended rezoning Lot 1 from R-30 to CRT 2.0, C-0.25, R-2.0, H-100 and Lots 2-4 from R-30 to CRT 1.5, C-0.25, R-2.0, H-50 in order to provide an appropriate 3

4 transition and stepdown from the 8401 Connecticut Avenue office building eastward towards the interior of the Chevy Chase Lake neighborhood. Sector Plan Resolution at 6. Additionally, the Sector Plan recommended locating an approximately ½-acre public space with associated amenities designed to M-NCPPC Parks Department standards on the Property to serve existing and future residents. Sector Plan Resolution at 6. The Sector Plan requires the Property be the subject of one sketch plan and provide certain public benefits in order to proceed with redevelopment prior to the start of Purple Line construction between Bethesda and Silver Spring. Sector Plan Resolution at 6. Specifically, incentive density permitted by the CRT zone must be supported by providing on Lot 1: 1) the construction of a street between Chevy Chase Lake Drive to the northern property line, including sidewalks, street trees, and streetscape paving as described in design guidelines; and 2) a minimum of 20% MPDUs or HOC affordable units at or below 60% of the area median income, as well as a minimum 20% WFHUs, the sales price or rent charged for which must be limited for a specified control period and affordable to households earning up to 100% of area median income. Sector Plan Resolution at 7. With respect to the balance of the Property on Lots 2-4, the Sector Plan requires the provision of a minimum of 15% MPDUs. Sector Plan Resolution at 7. Additionally, the Sector Plan requires the dedication of, or public access easement for, the approximately ½-acre public space described above on the Property. Id. Compliance with these affordable housing requirements allows for redeveloping the Property in the Sector Plan s first stage. Sector Plan Resolution at 6-7. As detailed below, the Project satisfies these requirements for inclusion in the Sector Plan s first stage. 4

5 The Sector Plan s recommendation to rezone the Property from R-30 to CRT 2.0, C-0.25, R-2.0, H-100 and CRT 1.5, C-0.25, R-2.0, H-50 was affirmed with the County Council s adoption of Sectional Map Amendment G-958 in Resolution No on March 11, C. Sketch Plan No On September 19, 2014, the Planning Board approved the Sketch Plan through the adoption of MCPB Resolution No (the Resolution ), which permitted construction of up to 388,833 square feet of residential development on the Property. Applicant s Sketch Plan depicted redeveloping Lot 1 with a multi-family building up to 100 feet in height and Lots 2-4 with multiple rows of townhouse units up to 50 feet in height. The Sketch Plan also illustrated public use/public open spaces, including an approximately ½-acre new public space located between the multi-family building and the most western row of townhouses, various amenity spaces for the residential uses, underground parking for the multi-family building and garage parking for the townhouse units, as well as the incorporation of Private Street A along the Property s entire width at its western boundary. By accommodating the provision of public access easements and the construction of the full-width roadway for Private Street A, including sidewalks, street trees, and streetscape paving, a minimum of 20% MPDUs or HOC affordable units at or below 60% of AMI in addition to a minimum of 20% WFHUs for the multi-family building, a minimum of 15% MPDUs for the townhouse units, and the approximately ½-acre public space, the Planning Board found that Sketch Plan satisfied the affordable housing requirements of the Sector Plan for development in the first phase of development prior to construction of the Purple Line. Resolution, pgs The Planning Board s approval of the Sketch Plan permitted the redevelopment of Lot 1 and Lots 2-4 as follows: 5

6 Gross Tract Area (sq. ft.) Lot 1: CRT 2.0, C-0.25, R-2.0, H- 100 Lots 2-4: CRT 1.5, C-0.25, R-1.5, H- 50 Total Density (sq. ft.) Non-residential (C) Lot 1 Lots 2-4 Subtotal Residential (R) Lot 1 Lots 2-4 Subtotal Permitted/Required n/a n/a 17,889 40, ,842.5 (0.25 FAR) 143, , ,833 (1.65 FAR) Approved 71, , , (0 FAR) 177, , ,833 (1.65 FAR) Total CR Density 447,675.5 (1.9 FAR) 388,833 (1.65 FAR) Building Height (ft.) Lot up to 100 Lots up to 50 Minimum Setback (ft.) From adjacent residential From ROW 0 0 Minimum Public Use Space (%) On-site Public Use Space (sq. ft.) 20,570 30,900 Residential Amenity Space (sq. ft.) 3,500 3,500 4 Parking Spaces Multi-family Townhouses Total Includes 34,721 square feet of residential density averaged from Lots 2-4, which are zoned CRT 1.5, C 0.25, R, 1.5, H-50. See 59-C of the Zoning Ordinance. 3 Includes 5% public open space incentive over the required 10% public use space. 4 Assumes 175 multi-family units; final unit count and residential amenity space to be determined at site plan(s). 5 The final number of parking spaces will be determined at site plan(s) when the final number of residential units is determined. 6

7 The Planning Board s resolution approving the Sketch Plan provides that maximum density and height, approximate location of lots and public dedications, and general location of vehicular access points are binding elements. Resolution, pg. 2. Furthermore, the Planning Board conditioned its approval of the Sketch Plan on, among other things, limiting density to a maximum of 388,833 square feet of total development, limiting the development to a maximum building height of 100 feet for the multi-family building and 50 feet for the townhouses. Id. The Planning Board also approved the following public benefits in the following four categories to support the incentive density above standard method maximums: Maximum Points Allowed Approved Transit Proximity Diversity of Uses and Activities Affordable Housing Quality of Building and Site Design Structured Parking Public Open Space Protection and Enhancement of the Natural Environment Vegetated Area Vegetated Roof Total Additionally, the Planning Board s resolution permitted the Sketch Plan to be built in two phases, with the redevelopment of Lots 2-4 with townhouses, the approximately ½-acre public space area and Private Street A in the first phase, and HOC s multi-family building in the second phase. With regards to the public benefits, the Planning Board approved the following phasing of public benefits: Approved Phase 1 Phase 2 Points (Lots 2-4) (Lot 1) Transit Proximity

8 Diversity of Uses and Activities Affordable Housing Quality of Building and Site Design Structured Parking Public Open Space Protection and Enhancement of the Natural Environment Vegetated Area Vegetated Roof Total The Planning Board s resolution approving the Sketch Plan provides that the public benefit schedule is a binding element and includes a condition of approval that the development is constructed with the approved public benefits unless amendments are subsequently approved. Resolution, pg. 2. Under the conditions of approval final public benefit points were established at site plan approval. Id. at 3. Additionally, the Sketch Plan resolution also provides that phases may be sequenced in any order or combined and phase boundaries may be adjusted. D. Sketch Plan Amendment A Pursuant to Section I of the Zoning Ordinance, Applicant has also filed Sketch Plan Amendment A (the Sketch Plan Amendment ) with the Preliminary Plan and Site Plan Nos and for concurrent review by the Planning Board to modify certain binding elements and conditions of the Sketch Plan. Specifically, the Sketch Plan Amendment proposes to revise the data table to reflect the exemption of the gross floor area of all MPDUs, as well as retain 24,977 square feet of the total permitted density for either future utilization on the Property or to be averaged with an off site development proposal pursuant to Section B of the Zoning Ordinance. Additionally, the Sketch Plan Amendment proposes to increase the building height of the multi-family structure approved in the Sketch Plan

9 by 12 feet under the formula contained in Section D.6.c.i of the Zoning Ordinance as a project exceeding 12.5% MPDUs. Applicant also proposes in the Sketch Plan Amendment to eliminate the eastern row of townhouses and alley with surface parking as well as reduce the number of townhouse units from 70 to 62, thereby modifying the approximate location of lots. Furthermore, the Sketch Plan Amendment proposes to relocate the vehicular access to the multifamily structure s underground parking garage from Chevy Chase Lake Drive to Private Street A and remove the alley and surface parking at the Property s eastern boundary. Lastly, the Sketch Plan Amendment proposes to modify the public benefits schedule to increase the number of public benefit points to reflect the calculation of public benefit points for MPDUs in the Diversity of Uses and Activities category under Section D.6.a of the Zoning Ordinance, increase public benefit points for structured parking in the Quality Building Design category under Section E.6 of the Zoning Ordinance and eliminate the requested points for public open space in the Quality Building and Site Design category under Section E.4 of the Zoning Ordinance, as well as for vegetated areas and vegetated roofs under Section F.8 & 9 of the Zoning Ordinance, resulting in an overall increase in public benefit points from 82.1 to III. EXISTING CONDITIONS AND SURROUNDING AREA The Property comprises four lots with a total of approximately acres, as well as approximately acres arising from the dedication without consideration for half of Chevy Chase Lake Drive along the Property s southern frontage, for a gross tract area of approximately acres. It is improved with 68 garden apartments contained in multiple 2-story structures, as well as drive aisles and surface parking lots. According to the Sector Plan, approximately one-quarter of the Property s 68 garden apartments are affordable. The Property is also adjacent 9

10 to a master-planned Purple Line station and the Capital Crescent Trail, which is a shared-use offroad trail between Silver Spring and Georgetown in the District of Columbia. As stated in the Sketch Plan staff report, the neighborhood around the Property contains multi-family, single-family attached and detached uses, as well as commercial uses, and retail uses. There are also many recreational and cultural features near the Property, including the Chevy Chase Library, Lynnbrook Local Park, North Chevy Chase Local Park, as well as the many facilities located within the Rock Creek Park area, such as Jones Mill Road Neighborhood Park, Ray s Meadow Local Park, and Meadowbrook Local Park. IV. PROPOSED PROJECT AS REFLECTED IN PRELIMINARY PLAN As noted on the included plans, Applicant proposes to redevelop the Property under the optional method of redevelopment under the CRT Zone on multiple lots with a multi-family building and townhouses separated by an approximately ½-acre public space, as well the segment of a new road along the width of the Property (Private Street A ) at its western border that will eventually connect Chevy Chase Lake Drive with Manor Road. Specifically, Applicant seeks to construct up to 363,856 square feet of residential uses with significant affordable housing projected to constitute approximately 200 multi-family units (with 20% MPDUs or HOC affordable units at or below 60% AMI, in addition to 20% WFHUs up to 100% AMI) and approximately 62 townhouses (with 15% MPDUs). The multi-family building will be up to 112 feet in height pursuant to Section D.6.c.i of the Zoning Ordinance, while the townhouses will step down to building heights of up to 50 feet in order to provide an appropriate transition along Chevy Chase Lake Drive from the commercial uses at Connecticut Avenue to the condominium structures toward the east. The remaining 24,977 square feet of the 388,833 square feet of residential uses approved by the Planning Board in the Sketch Plan is retained by 10

11 Applicant for either future utilization on the Property or to be averaged with an off site development proposal pursuant to Section B of the Zoning Ordinance. As discussed in greater detail below, the Project is anticipated to be constructed in two phases: Phase I constitutes the 62 townhouses containing approximately 182,000 square feet (exempting 14,000 square feet of gross floor for all MPDUs), the approximately ½-acre public space, and Private Street A ; Phase II comprises the multi-family building with approximately 181,856 square feet (exempting 32,000 square feet of gross floor area for all MPDUs). The Project, therefore, proposes a density of 363,856 square feet of the maximum 388,833 square feet consistent with the maximum density approved in the Sketch Plan, with the remaining 24,977 to be retained by Applicant. The Preliminary Plan proposes a small shift of residential density of approximately 68,772 square feet to the multi-family building pursuant to Section B of the Zoning Ordinance. This shift is permitted by the Sketch Plan so long as the maximum density approved is not increased, which it is not. The Preliminary Plan application satisfies the Zoning Ordinance s standards for density averaging between abutting lots under Section B of the Zoning Ordinance and does not exceed the maximum limit of 388,833 square feet of total development approved by the Planning Board in MCPB Resolution No The townhouses will be arranged in eight rows that are separated by attractively landscaped courtyards and private alleys providing access to garage parking. The units will have front doors facing the public realm while the garages and service functions will be tucked into the private alleys. Other townhouse amenity spaces include rooftop terraces and options for a rear deck. The approximately ½-acre public space will be thoughtfully designed with engaging spaces for both active and passive recreation, including natural surface play elements like boulders, a runnel, and a slide, offer programming opportunities for small-scale neighborhood 11

12 events, and provide for inviting and efficient access to the Capital Crescent Trail and the future Purple Line rail station. Private Street A, which runs from Chevy Chase Lake Drive to the Property s northern boundary at its western edge, is proposed to accommodate sidewalks on both sides of the road, street trees, and streetscape paving. Phase II s multi-family building will continued to be owned by HOC. The multi-family building will include a thoughtfully programmed and landscaped rooftop terrace and provide below grade parking accessed from Private Street A. As shown on the Preliminary Plan, the Project also proposes to enhance streetscaping for the Property s Chevy Chase Lake Drive frontage by constructing new sidewalks and installing new street trees. These improvements will improve both visual appearance and neighborhood connectivity for pedestrians and cyclists. The Preliminary Plan also depicts that the Project includes significant environmental site design ( ESD ) facilities implemented to the maximum extent practicable. Currently, the Property does not contain any stormwater management facilities. Applicant proposes to treat runoff by including green roofs and planter box microbioretention facilities on the multi-family building, and micro-bioretention facilities in the private courtyards for the townhouses. Remaining runoff will be captured by proposed stormwater management vaults and filters located along Chevy Chase Lake Drive. Additionally, silva cells will be incorporated in the design of Private Street A. V. MASTER PLAN CONFORMITY 50-35(1) Relation to Master Plan In determining the acceptability of a preliminary plan submitted under this Chapter, the Planning Board must consider the applicable master plan, sector plan, or urban renewal plan. A preliminary plan must substantially conform to the applicable master plan, sector plan, or urban renewal plan, including maps and text, unless the Planning Board finds that events have occurred to render the relevant master plan, sector plan, or urban renewal plan recommendation no longer appropriate. 12

13 The Preliminary Plan substantially conforms to the Sector Plan s specific guidance for the Property as well as area-wide planning goals. The Preliminary Plan satisfies the Sector Plan s requirements for inclusion in the first stage of redevelopment prior to the construction of the Purple Line between Bethesda and Silver Spring by providing an extraordinary amount of affordable housing with the accommodation of Private Street A, 20% MPDUs or HOC affordable units and 20% WHFUs in the multi-family building, 15% MPDUs for the townhouses, and the approximately ½-acre public space. Additionally, the Preliminary Plan achieves many of the Sector Plan s general recommendations for the planning area, including ensuring that new residential uses that are compatible with the character of the existing neighborhood, enhancing vehicular, pedestrian, bicycle, and transit connectivity, and promoting protection of the natural environment. A. Conformity with Specific Sector Plan Recommendations for the Property The Project, as shown on the Preliminary Plan, satisfies the Sector Plan s inclusion in the first stage of redevelopment prior to the construction of the Purple Line between Bethesda and Silver Spring by providing an extraordinary amount of affordable housing (defined as at least 45 MPDUs and 30 WFHUs). Sector Plan Resolution, pg. 3. As called for in the Sector Plan, the approved Sketch Plan and proposed Sketch Plan Amendment cover the entire Property and the Project shown on the Preliminary Plan provides the required public benefits to support incentive density under the optional method of development. Sector Plan Resolution, pg. 7. Specifically, the Preliminary Plan accommodates the construction of Private Street A from Chevy Chase Lake Drive to the Property s northern boundary, which is a segment of a new road recommended in the Sector Plan to connect Chevy Chase Lake Drive with Manor Road, by providing for the full-width of right-of-way including sidewalks, street trees, and streetscape paving. Id. 13

14 Additionally, the Project shown on the Preliminary Plan conforms to the affordable housing requirements for Lot 1 by including 20% MPDUs or HOC affordable units at or below 60% AMI as well as and 20% WFHUs in the proposed multi-family building that will be owned by HOC. Sector Plan Resolution, pg. 7. The WFHUs will be built under a regulation or binding agreement that limits the rent charged for a specified control period and ensures that the WFHUs are affordable to a full range of eligible households (up to 100% of AMI). Id. The Project reflected in the Preliminary Plan also satisfies the affordable housing requirements for Lots 2-4 by providing 15% MPDUs in the proposed townhouses that will be sold as fee simple lots. Id. Lastly, the Preliminary Plan includes the approximately ½-acre public space, which will serve as a recreational place for both existing and new residents, contain appealing amenities to attract the entire community, and be designed per Parks Department standards. Sector Plan Resolution, pgs Thus, the Preliminary Plan advances the Sector Plan s vision for the Chevy Chase Apartments by delivering considerate amounts of valuable affordable housing and offering density with public benefits desired by the community. B. Adherence to Area-Wide Recommendations of Sector Plan The Project depicted on the Preliminary Plan also facilitates many recommendations of the entire Sector Plan planning area. In accordance with the Sector Plan and the subsequent Sectional Map Amendment, the Preliminary Plan utilizes new CRT zoning to provide more housing, especially much-needed affordable housing, proximate to existing and proposed transit, community serving retail, and open spaces. Sector Plan, pgs. 7, 22. The Project s Preliminary Plan also adheres to the Sector Plan s objective of maximizing compatibility. The Project creates an appropriate transition between taller buildings along Connecticut Avenue to the lower buildings toward the end of Chevy Chase Lake Drive by stepping down buildings heights from 14

15 up to 112 feet for the multi-family building on the western portion of the Property pursuant to Section D.6.c.i of the Zoning Ordinance to up to 50 feet for the townhouses on the Property s eastern portion. Sector Plan, pg. 23. Furthermore, compatibility is achieved with the Hamlet House Condominiums by having the front doors for the Project s eastern row of townhouses face the existing residential structure, removing the alley and associated surface parking, and increasing the distance between the two residential uses. The Project s renderings also illustrate a high degree of architectural design to achieve compatibility, such as stoops, lead walks, and entries, that is properly scaled to the surrounding community. Id.; Sector Plan Resolution, pg. 15. The multi-family building has been designed with a special focus on how the pedestrian will experience the building, with the first three stories designed to correspond to the townhouse massing across the public space. Id. The approximately ½-acre space also offers inviting pathways for efficient circulation through the Project to the future Purple Line station, the Capital Crescent Trail, and commercial services. Id. The Project utilizes materials, such as brick, that are consistent with the neighborhood s existing character and respond to the architectural design of the neighborhood. Sector Plan Resolution, pg. 16. Additionally, the Project s landscaping included in the Preliminary Plan, such as enhanced streetscaping along Chevy Chase Lake Drive and Private Street A, the approximately ½-acre public space, the courtyards between the rows of townhouses, and the rooftop amenity spaces for both the multi-family building and the townhouses, is in harmony with the natural character of the Chevy Chase Lake community. Id. Furthermore, the Project shown on the Preliminary Plan enhances neighborhood connectivity by accommodating Private Road A, which will link the new Purple Line to adjacent communities and eventually offer access between Chevy Chase Lake Drive and Manor 15

16 Road. Sector Plan, pgs ; Sector Plan Resolution, pg. 12. Pedestrian access will be improved with new sidewalks and attractive streetscaping along Private Road A and Chevy Chase Lake Drive, while the new approximately ½-acre public space will offer efficient pedestrian/bicycle routes from the Project and surrounding community to the future Purple Line station. Sector Plan, pgs. 23, 31. Additionally, the Preliminary Plan furthers the Sector Plan s environmental recommendations by providing ESD to the maximum extent practicable where no stormwater management facilities currently exist. Sector Plan, pg. 23. The Project, as depicted on the Preliminary Plan, promotes sustainable site and building design to mitigate negative environmental impacts by capturing and treating stormwater runoff with green roofs, microbioretention facilities, vaults, and silva cells. The Project also provides tree cover in association with new development with additional new plantings as shown on the Preliminary Plan. Sector Plan, pg. 15. VI. COMPLIANCE WITH SUBDIVISION REGULATIONS A (e) Sites for other than single-family dwellings. (1) All sites proposed for uses such as churches, public utilities, shopping centers, multi-family dwellings, general commercial or industrial shall be indicated for such use on the preliminary plan, together with scaled dimensions and approximate area of each such site. The proposed use shall be in accordance with the uses for which the property is actually zoned or recommended for zoning on a duly adopted zoning plan. Nothing herein shall be construed to limit actual development to such proposed uses. All such proposed uses are noted as required on the Preliminary Plan. The Preliminary Plan s proposed uses are in accordance with the existing CRT 2.0, C-0.25, R-2.0, H-100 and CRT 1.5, C-0.25, R-1.5, H-50 zoning. (2) When the property is included in more than one zoning classification, the lines showing the limits of each classification shall be clearly indicated. 16

17 The lines showing the limits of CRT 2.0, C-0.25, R-2.0, H-100 and CRT 1.5, C-0.25, R- 1.5, H-50 are clearly indicated on the Preliminary Plan. (3) Interior road or street access, whether private or proposed to be dedicated, shall be shown. Street access for the Project s townhomes to Chevy Chase Lake Drive via private alleys, the construction of Private Street A between from Chevy Chase Lake Drive to the northern boundary of the Property, and drive aisles are so noted on the Preliminary Plans. B (f) Wells and septic systems. This section is not applicable to the Preliminary Plan as the Property is served by public water and sewer. C (g) Staging Schedule. The applicant or his agent must submit with the written application a recording and construction schedule which must indicate those portions of the area covered by the preliminary plan for which record plats and building permits will be sought and obtained during each of the succeeding years, up to the validity period of the APFO approval required by Sec (k). Where a project is proposed to be built out in phases cumulatively exceeding three years, the applicant must submit a phasing schedule for approval by the Board as part of the preliminary plan. The preliminary plan establishes the validity period for the entire project. When applicable, the phasing schedule should specifically identify the timing for the completion of construction and conveyance to unit owners of such things as common open areas and recreational facilities. In addition, the phasing schedule should indicate the timing for the provision of moderate priced dwelling units, and infrastructure improvements associated with each phase. Such a phasing schedule must be designed to have as little dependence on features (other than community-wide facilities) to be provided in subsequent phases and have minimal impact during construction on phases already built and occupied. For projects that require site plan review, the applicant may submit the final phasing schedule, detailing the information required in this section, provided the implementation of the phasing schedule does not exceed the validity period established in the preliminary plan. Applicant proposes the following phasing schedule for the Preliminary Plan: 17

18 Phase I Recordation of plats and issuance of building permits for up to 62 single-family attached residential units, including 15% MPDUs, as well as Private Street A, and the approximately ½-acre public space within 60 months from the 30th day after the Resolution is mailed, or if an administrative appeal is timely noted by any party authorized to take an appeal, the date upon which the court having final jurisdiction acts, including the running of any further applicable appeal periods; Phase II Recordation of plats and issuance of building permits for up to 200 multi-family residential units, including 20% MPDUs or HOC affordable units at or below 60% of AMI, in addition to 20% WFHUs up to 100% of AMI, within 60 months from the expiration date of the Phase I validity period, or if an administrative appeal is timely noted by any party authorized to take an appeal, the date upon which the court having final jurisdiction acts, including the running of any further applicable appeal periods. Phases may be constructed in any order or simultaneously. Because Applicant anticipates approval of the Preliminary Plan before April 1, 2015, this Application requests a ten (10)-year APFO validity period pursuant to 50-20(c)(3)(A)(iii) of the Subdivision Regulations and, therefore, proposes the following phasing schedule under 50-35(h)(2)(B) of the Subdivision Regulations by which time the plat(s) for the land area that will be needed to construct the units in each APF phase must be recorded: Phase I Within 60 months from the 30th day after the Resolution is mailed; or if an administrative appeal is timely noted by any party authorized to take an appeal, the date upon which the court having final jurisdiction acts, including the running of any further applicable appeal periods. Phase II Within 60 months from the expiration date of the Phase I validity period. Phase II plats may be recorded at any time during Phase I. D (h) Staging schedule for land containing an arts or entertainment use as a public use space. If a phasing plan for a preliminary plan of subdivision includes land or building space that the County has accepted for an arts or entertainment use under Section 59-C , approval of a site plan under Section 59-D-3 for the phase containing that land or 18

19 building space validates all remaining phases of the preliminary plan and the project plan for the purpose of Section 59-D-2.7(b). This section is not applicable to the Preliminary Plan as it does not include land or building space that the County has accepted for an arts or entertainment use. E (i) Increase of density. A preliminary subdivision plan for a property in a receiving area which proposes to increase the density of the property by a utilization of development rights shall indicate, in addition to the number of lots permitted by the base density, the number of development rights to be conveyed to the receiving property, the total density, in dwelling units, of the proposed subdivision, the number of moderately priced dwelling units to be provided in accordance with the provisions of Chapter 25A, and the density recommended by the approved and adopted general, master, sector or functional plan. This section is not applicable to the Preliminary Plan as it does not propose to increase density by utilizing development rights. F (j) Development rights. Such a preliminary subdivision plan must include at least two-thirds of the number of development rights permitted to be transferred to the property under the provisions of the appropriate general, master, sector or functional plan. However, upon a finding by the Planning Board that for environmental reasons it would be desirable to permit a lower density, the two-thirds requirement may be waived. This section is not applicable to the Preliminary Plan as it does not propose to increase density by utilizing development rights. G (k) A preliminary subdivision plan application for a subdivision to be located in a transportation management district, as designated under Chapter 42A, Article II, must contain a draft traffic mitigation agreement that meets the requirements of that article unless one has previously been submitted at the time of project plan submittal under the optional method of development. This section is not applicable to the Preliminary Plan as it is not located in a transportation management district. H (d) Road grade and road profile. 19

20 Before the Board finally approves a preliminary plan, the subdivider must furnish road, and pedestrian path grades and a street profile approved in preliminary form by the County Department of Transportation. The Preliminary Plan application includes all required road and pedestrian path grades and street profiles. I (e) Wells and septic systems. Before the Board approves a plan for lots with individual wells or septic systems, the plan must be approved by the Department of Permitting Services. The Board must review any plan that includes residential lots under the Maryland Sustainable Growth and Agricultural Preservation Act of 2012 (Sections and of the Environment Article, and Section and Subtitle 5 of the Land Use Article). This section is not applicable to the Preliminary Plan as the Property is served by public water and sewer. J (j) Sediment control. All preliminary plans and extensions of previously approved plans must provide for erosion and sediment control, in accordance with all applicable laws and regulations governing sediment control. Applicant will comply with all applicable sediment control requirements. K (o) Forest Conservation. If a forest conservation plan is required under Chapter 22A, the Board must not approve a preliminary plan or any extension until all requirements of that law for plan approval are satisfied. Compliance with a required forest conservation plan, including any plan reviewed on a preliminary or final basis, must be made a condition of any approved preliminary plan. Applicant will comply with all applicable requirements of Chapter 22A of the Montgomery County Code as detailed in the included Forest Conservation Plan. L (r) Water Quality. If a water quality plan is required under Chapter 19, the Planning Board must not approve a preliminary plan or any extension until all requirements of Chapter 19 for plan approval are satisfied. Compliance with a required water quality plan, including any plan reviewed on a preliminary or final basis, must be made a condition of any approved preliminary plan. 20

21 This section is not applicable to the Preliminary Plan as a water quality plan is not required. A concept stormwater management plan has been submitted with this application. VII. DURATION OF VALIDITY PERIOD FOR DETERMINATION OF ADEQUATE PUBLIC FACILITIES AND PRELIMINARY PLAN APPROVAL A (c)(3) (A) A determination of adequate public facilities made under this Chapter is timely and remains valid: * * * (iii) (B) for no less than 7 and no more than 12 years after the preliminary plan is approved, as determined by the Planning Board at the time of approval, for any plan approved on or after April 1, 2009, but before April 1, 2015[.] If an applicant requests a validity period that is longer than the minimum specified in this paragraph, the applicant must submit a development schedule or phasing plan for completion of the project to the Board for its approval. At a minimum, the proposed development schedule or phasing plan must show the minimum percentage of the project that the applicant expects to complete in the first 5 or 7 years, as appropriate, after the preliminary plan is approved. To allow a validity period longer than the minimum specified in this paragraph, the Board must find that the extended validity period would promote the public interest. The Board may condition a validity period longer than the minimum specified in this paragraph on adherence to the proposed development schedule or phasing plan, and may impose other transportation improvement or mitigation conditions if those conditions are needed to assure adequate levels of transportation service during the validity period. As Applicant anticipates approval of the Preliminary Plan before April 1, 2015, it requests a determination of adequate public facilities remain valid for 10 years under 50-20(c)(3)(A)(iii) of the Subdivision Regulations, based on the phasing and construction schedule pursuant to 50-20(c)(3)(B) and 50-35(h)(2)(B) outlined above. B (h)(2) Duration of Validity Period. (A) An approved preliminary plan for a single phase project remains valid for 60 months after its Initiation Date for any preliminary plan approved on or after April 1, 2009, but before April 1, 2015, and for 36 months after its Initiation Date for any preliminary plan approved on or after April 1, Before the validity period expires, the applicant must have secured all government approvals 21

22 necessary to record a plat, and a final record plat for all property delineated on the approved preliminary plan must have been recorded in the County Land Records. (B) An approved preliminary plan for a multi-phase project remains valid for the period of time allowed in the phasing schedule approved by the Planning Board. The Planning Board must assign each phase a validity period on a case-by-case basis, the duration of which the applicant must propose as part of an application for preliminary plan approval, revision, or amendment, after considering such factors as the size, type, and location of the project. The time allocated to any phase must not exceed 60 months after the initiation date for that particular phase for any preliminary plan approved on or after April 1, 2009, but before April 1, 2015, and 36 months after the initiation date for that particular phase for any preliminary plan approved on or after April 1, The cumulative validity period of all phases must not exceed the APFO validity period which begins on the date of the initial preliminary plan approval, including any extension granted under Section 50-20(c)(5). A preliminary plan for a phase is validated when a final record plat for all property delineated in that phase of the approved preliminary plan is recorded in the County Land Records. Applicant proposes the following phasing schedule for the Preliminary Plan: Phase I Recordation of plats and issuance of building permits for up to 62 single-family attached residential units, including 15% MPDUs, as well as Private Street A, and the approximately ½-acre public space within 60 months from the 30th day after the Resolution is mailed, or if an administrative appeal is timely noted by any party authorized to take an appeal, the date upon which the court having final jurisdiction acts, including the running of any further applicable appeal periods; Phase II Recordation of plats and issuance of building permits for up to 200 multi-family residential units, including 20% MPDUs or HOC affordable units at or below 60% of AMI, in addition to 20% WFHUs up to 100% of AMI, within 60 months from the expiration date of the Phase I validity period, or if an administrative appeal is timely noted by any party authorized to take an appeal, the date upon which the court having final jurisdiction acts, including the running of any further applicable appeal periods. Phases may be constructed in any order or occur simultaneously. Because Applicant anticipates approval of the Preliminary Plan before April 1, 2015, this Application requests a ten (10)-year APFO validity period pursuant to 50-20(c)(3)(A)(iii) of the Subdivision Regulations and, therefore, proposes the following phasing schedule under 50-35(h)(2)(B) of the Subdivision 22

23 Regulations by which time the plat(s) for the land area that will be needed to construct the units in each APF phase must be recorded: Phase I Within 60 months from the 30th day after the Resolution is mailed; or if an administrative appeal is timely noted by any party authorized to take an appeal, the date upon which the court having final jurisdiction acts, including the running of any further applicable appeal periods. Phase II Within 60 months from the expiration date of the Phase I validity period. Phase II plats may be recorded at any time during Phase I. VIII. DETERMINATION OF ADEQUATE PUBLIC FACILITIES 50-35(k) Adequate public facilities. The Planning Board must not approve a preliminary plan of subdivision unless the Board finds that public facilities will be adequate to support and service the area of the proposed subdivision. Public facilities and services to be examined for adequacy include roads and public transportation facilities, sewerage and water service, schools, police stations, firehouses, and health clinics. A. Roads and Public Transportation Facilities Vehicular access to the Property is provided by Chevy Chase Lake Drive, which functions as a Primary Residential roadway with two travel lanes and two on-street parking lanes. Chevy Chase Lake Drive provides access to Connecticut Avenue (MD 185), which is classified in the Sector Plan as a Major Highway. As shown on the Preliminary Plan, the Project also incorporates the construction of Private Street A, which is a 60 foot wide portion of a master planned Business District roadway (New Street B-1) that will include sidewalks, street trees, and streetscape paving. New Street B-1 will improve future connectivity by linking Chevy Chase Lake Drive with Manor Road, which is classified in the Sector Plan as a Primary Residential road. 23

24 Pursuant to the Sector Plan, the portion of New Street B-1 on the Chevy Chase Lake East Shopping Center, which is owned by Chevy Chase Land Company, will be improved as a private street with a 60 foot right-of-way that will also include sidewalks, street trees, and streetscape paving and be subject to a public access easement. See Sector Plan Resolution, pg. 5. The future alignment of the portion of New Street B-1 on the Chevy Chase Lane Company s property from Manor Road to the shopping center s southern property line will be coordinated with the Montgomery County Department of Transportation and the Maryland Transit Administration during the time of preliminary plan of subdivision for the Chevy Chase Lake East Shopping Center. Once the full alignment is constructed, New Street B-1 will provide additional connections to Connecticut Avenue (MD 185) and Jones Bridge Road from Chevy Chase Lake Drive via Manor Road. The Property is also located less than a ¼ mile from Connecticut Avenue bus stops for the L8 WMATA Metrobus, which provides service between the Friendship Heights Red Line WMATA Metrorail station and Aspen Hill. Furthermore, the Property is adjacent to a planned Purple Line rail station. Private Street A, as well as the entire length of future New Street B-1, will facilitate efficient access from surrounding neighborhoods to the Purple Line station. (1) Local Area Transportation Review (LATR) As more fully described in the Traffic Study included in the application, the LATR requirements for adequate public facilities under the Subdivision Staging Policy are satisfied. (2) Transportation Policy Area Review (TPAR) As more fully described in the Traffic Study included in the application, the TPAR requirements for adequate public facilities under the Subdivision Staging Policy will be satisfied 24

25 by making TPAR payments if any are required under the Subdivision Staging Policy. B. Sewerage and Water Service, Schools, Police Stations, Firehouses, and Health Clinics Other available public facilities and services are adequate to serve the proposed Preliminary Plan. As the Property is located in the S-1 and W-1 sewer and water categories, there is adequate on-site sewer and water service to serve the Preliminary Plan. The Property is also situated in the Bethesda-Chevy Chase School Cluster. Under the FY 2015 School Test - Cluster Utilizations in analysis adopted pursuant to the Subdivision Staging Policy, the Bethesda-Chevy Chase Cluster is adequate for elementary school utilization (90.5% capacity), middle school utilization (83.0% capacity), and high school (95.3% capacity) in the test year of Police stations, firehouses, and health clinics are considered adequate under the Subdivision Staging Policy unless there is evidence that a local area problem will be generated. There are no circumstances present that would rebut this presumption of adequacy. IX. OTHER MATTERS As part of its Preliminary Plan application, Applicant also requests pursuant to Section 50-30(c)(1) of the Subdivision Regulations that additional right-of-way dedication for Chevy Chase Lake Drive along the Property s frontage should not be required. Chevy Chase Lake Drive is presently improved with 36 feet of paved roadway within a 60 foot-wide public right-ofway with two travel lanes and two on-street parking lanes. The possibility of dedicating additional right-of-way was raised during Sketch Plan review as Chevy Chase Lake Drive will meet the service threshold for a Primary Residential roadway of more than 200 residential dwelling units yet not conform to the 38 feet of paved roadway within a 70 foot minimum rightof-way width standard for that road classification. Dedication of any additional right-of-way, 25

26 however, is neither necessary nor proper as Chevy Chase Lake currently functions as a Primary Residential roadway with two travel lanes and two on-street parking lanes and will continue to do so after construction of the Project. A review of Montgomery County law confirms that the 38 feet of paved roadway within a 70 foot minimum right-of-way for a Primary Residential roadway is a flexible guideline rather than a strict regulatory requirement. Provisions of the County Road Code authorize deviations from design standards to facilitate context-sensitive design and fit certain circumstances. See 49-32(a)&(b) of the Montgomery County Code; COMCOR Standard No Introduction and Application. Such flexibility is appropriate for the Preliminary Plan as the recently adopted Sector Plan anticipated additional density for the Property but did not classify Chevy Chase Lake Drive as a Primary Residential Road or require additional right-of-way dedication. Furthermore, the source of additional dedication for Chevy Chase Lake Drive could only be along its northern boundary as the land south of the roadway is not owned by Applicant and is located in a stream valley buffer. Given that the multi-family residential uses along the north side of Chevy Chase Lake Drive east of the Property are unlikely to redevelop in the foreseeable future, the Primary Residential standard could only be achieved along a limited portion of the street. Additionally, the Project s accommodation of Private Street A and streetscape improvements along Chevy Chase Lake Drive, combined with access to the planned Purple Line and bicycle improvements recommended in the Sector Plan, will promote alternatives to driving. Thus, Applicant requests that that additional right-of-way dedication for Chevy Chase Lake Drive along the Property s frontage is neither necessary nor proper under Section 50-30(c)(1) of the Subdivision Regulations. 26

27 X. CONCLUSION Applicant respectfully requests that the Planning Board grant approval of this Preliminary Plan for an optional method development in the CRT zone. The above analysis and submitted plans establish that the Preliminary Plan satisfies the required findings that the Planning Board must make to approve a Preliminary Plan application in accordance with the Subdivision Regulations. Respectfully submitted, LINOWES AND BLOCHER LLP By: Barbara A. Sears By: Phillip A. Hummel 7200 Wisconsin Avenue, Suite 800 Bethesda, Maryland (301) (Sears) (301) (Hummel) Attorneys for Applicant 27

28 CORRECTED Clerk's Note: Page 10, 8401 Connecticut Avenue, rezoning changed for C from 4.0 to 3.5 and for Rfrom 4.0 to 3.5 to correct technical errors and correctly reflect Council action. Resolution No.: Introduced: July 30, 2013 Adopted: July 30, 2013 COUNTY COUNCIL FOR MONTGOMERY COUNTY, MARYLAND SITTING AS THE DISTRICT COUNCIL FOR THAT PORTION OF THE MARYLAND-WASHINGTON REGIONAL DISTRICT WITHIN MONTGOMERY COUNTY, MARYLAND By: County Council SUBJECT: Approval of Planning Board Draft Chevy Chase Lake Sector Plan l. On January 25,2013, the Montgomery County Planning Board transmitted to the County Executive and the County Council the Planning Board Draft Chevy Chase Lake Sector Plan. 2. The Planning Board Draft Chevy Chase Lake Sector Plan amends the approved and adopted 1990 Bethesda-Chevy Chase Master Plan, as amended. It also amends the General Plan (on Wedges and Corridors) for the Physical Development of the Maryland Washington Regional District in Montgomery and Prince George's Counties, as amended; the Master Plan of Highways within Montgomery County, as amended; and the Countywide Bikeways Functional Master Plan, as amended. 3. On March 14, 2013, the County Executive transmitted to the County Council his fiscal impact analysis for the Chevy Chase Lake Sector Plan. 4. On March 5, 2013, the County Council held a public hearing regarding the Planning Board Draft Chevy Chase Lake Sector Plan. The Plan was referred to the Planning, Housing, and Economic Development Committee for review and recommendation. 5. On March 18, June 17, and June 24, 2013, the Planning, Housing, and Economic Development Committee held worksessions to review the issues raised in connection with the Planning Board Draft Chevy Chase Lake Plan. 6. On July 9, 2013, the County Council reviewed the Planning Board Draft Chevy Chase Lake Sector Plan and the recommendations of the Planning, Housing, and Economic Development Committee.

29 Page 2 Resolution No.: Action The County Council for Montgomery County, Maryland, sitting as the District Council for that portion of the Maryland-Washington Regional District in Montgomery County, Maryland, approves the following resolution: The Planning Board Draft Chevy Chase Lake Sector Plan, dated January 2013, is approved with revisions. County Council revisions to the Planning Board Draft Chevy Chase Lake Sector Plan are identified below. Deletions to the text of the Plan are indicated by [brackets], additions by underscoring. All page references are to the January 2013 Planning Board Draft Plan. Throughout the Sector Plan, replace the term "Town Center" with the term "Center". Page 18: Revise "Plan Vision" map to reflect revised plan recommendations: Include the HOC property and the Howard Hughes Medical Institute III the "Enhance" shaded area. Change Newdale Mews from Enhance to Create designation. Add the recommended new street as "Improved Access". Page 19: Amend the second paragraph as follows: Advancing from the conversations and input gained at public meetings, the Plan is based on [a] the framework of planning themes "preserve, enhance, create." Each is [addressed in its own section of the plan and] clarified below. Page 19: Modify the heading preceding the third paragraph and the third paragraph as follows: Staging: Waiting for the Purple Line Alternative transportation modes are seen as effective and attractive ways of moving people because Chevy Chase Lake has a limited network of interconnected roads and high traffic volumes, especially on perimeter streets. The future Purple Line will provide ready access to Bethesda, Silver Spring, and beyond, and will be an important way to get to and from Chevy Chase Lake. To ensure that the Purple Line can effectively support development and redevelopment, the Plan recommends new zoning patterns that are more responsive to future growth and change. This will be accomplished by phasing in [new zoning categories through two Sectional Map Amendments (SMAs are the legislative action used to rezone property), timed] construction of new development to coincide with the implementation of the Purple Line. This plan includes a staging provision to ensure that significant portions of proposed redevelopment will not occur before the Purple Line.

30 Page 3 Resolution No.: Page 20: Delete the first paragraph and replace as follows: [The first SMA would rezone commercial properties in the Town Center-the properties on Connecticut Avenue between Chevy Chase Lake Drive and Manor Road, which currently have existing or approved single-use commercial development, plus the Newdale Mews and Chevy Chase Lake Apartments. The Town Center includes the Chevy Chase Lake shopping center, which is approved for about 250,000 square feet of retail and commercial uses, and the commercial properties along Connecticut A venue. Rezoning would allow mixed residential and commercial uses. The goal, supported by the Enhance planning theme, would be to pass this first SMA after the Plan has been approved and adopted.) In the "Enhance" phase, only a few properties will be able to develop to the full extent of the zone: those with an existing development approval, those that are devoted to charitable and philanthropic uses, and those that provide an extraordinary amount of affordable housing (at least 45 moderately priced dwelling units and 30 workforce housing units as defined elsewhere in this Plan). Page 21: Delete the first paragraph and replace as follows: [The second SMA will be timed with Purple Line funding and will rezone the remaining Town Center properties, allowing over one million square feet of new mixed-use development. This SMA will be initiated after the full funding grant agreement for the Connecticut Avenue section of the Purple Line has been approved. This expanded level of development will allow more housing options, and includes additional community amenities like a park and trails. This recommendation is supported under the Create planning theme.] The remaining sites in the Plan area that are recommended for new zoning may not develop to the limit of the new zone until the "Create" phase, which begins once construction of the Purple Line between Bethesda and Silver Spring has started. Although they are encouraged to wait for this trigger and redevelop under new zoning, each property can redevelop in the interim, provided the redevelopment does not exceed the density and height of structures existing at the approval date ofthe Sector Plan. Page 22: Revise the third bullet under "Land Use" as follows: After the Purple Line is built, accommodate about 2.2 million square feet of development in the [Town) Center, including [1,300] new dwelling units. Page 23: Revise the final bullet under "Access" as follows: Accommodate future transit options, including the Purple Line [and Rapid Transit Vehicles (RTV)). Pages 25-29: Delete in their entirety; text to be relocated.

31 Page 4 Resolution No.: Page 31: Retitle chapter as "Land Use" and modify the first paragraph as follows: [Enhance Enhance quality of life and connectivity within and to the Chevy Chase Lake community by promoting pedestrian-oriented, mixed-use development in the Town Center and improving access to different modes oftransportation throughout the community.] A Better {Town} Chevy Chase Lake Center This section recommends ways to improve quality of life and enhance pedestrian, bicycle and vehicular connections in and around the Chevy Chase Lake Center[, before the Purple Line has been realized]. The [Town] Center includes the commercial properties on Connecticut Avenue between Chevy Chase Lake Drive and Manor Road, plus the Newdale Mews and Chevy Chase Lake Apartments. [This section focuses on the redevelopment of Chevy Chase Lake shopping center and the added flexibility of mixeduse zoning for current commercial properties. Development under the Plan's proposed zoning proposed would not require new sites for schools, the library, or the fire station.] Sites that may be constructed before the Purple Line The following properties meet the criteria established in this Plan to enable them to develop prior to the Purple Line. [Land Use] Page 31: Revise the first sentence in the section immediately under "Chevy Chase Lake East Shopping Center" as follows: Chevy Chase Lake East Shopping Center (Sites X and XX on Map X) Rezone from C-l, C-2, and R-30 to CRT 2.0, C 2.0, R 2.0, H 80 and CRT 2.0, C 1.0, R [2.0] 1.75, H [150] 120. Page 33: Revise the last sentence in the first paragraph as follows: The development remains unbuilt, though the approval remains valid until at least [2018] Page 33: Revise the first bullet in the second paragraph as follows: CRT 2.0, C 1.0, R [2.0] 1.75, H [150] 120, at Connecticut Avenue and the Purple Line station.

32 Page 5 Resolution No.: Page 33: Revise the third paragraph as follows: Consistent with the vision to keep Chevy Chase Lake as a primarily residential community, the recommended zoning prioritizes residential development, but would also permit more than the already approved 250,000 square feet of commercial and retail development[,] for ground-floor restaurants and shops and other uses, including office and hotel, without generating additional traffic beyond the 2005 approval (i.e., no more than 503 Total AM Peak Hour Trips and 1,051 Total PM Peak Hour Trips). Page 33: Revise the first sentence in the fourth paragraph as follows: The Plan recommends a maximum building height of [150] 120 feet on the portion of the site adjacent to Connecticut A venue and the Purple Line station. Page 33: Revise the last paragraph on the page as follows: The shopping center site must also include a public open space that will be privately owned and maintained. This space should serve as a gathering place for existing as well as new residents and should have the amenities necessary to make it an appealing destination for the entire community. To provide the greatest public benefit, the Plan recommends a central [green] public space of [at least] approximately Y2-acre. The Planning Board will determine its exact size, location and design through the development process. Page 33: Add to the end ofthe page: Redevelopment of the shopping center must also include the portion of New Street B-1, from Manor Road to the southern property line of the shopping center site, with dedication of, or provision of public access easements for, the full-width right-of-way (see Table X), and construction of the full-width roadway, including sidewalks, street trees, and streetscape pavers, as described in the Design Guidelines for this Plan. Page 36: Delete the first two sections as follows: [Commercial Properties on the west side ofconnecticut Avenue Rezone from C-l to CRT1.0, CO.75, R0.25, H35 The Chevy Chase Lake West shopping center, 8500 Connecticut Avenue (Arman's Chevy Chase Service Station), and 8402 Connecticut Avenue (Parkway Custom Drycleaning) are currently zoned for single-use commercial development. The Plan proposes rezoning these sites with a new mixed-use zone that closely mirrors current heights and densities. In the later Create section of the Plan, to be implemented after the Purple Line is realized, these properties will be rezoned again to allow additional height and density. The Plan does not recommend rezoning the remaining commercial property at 840 I Connecticut A venue until after the Purple Line has been realized. This property is

33 Page 6 Resolution No.: presently covered by a mix of commercial, industrial, and multifamily zoning (C-I, I -I, and R-30). Newdale Mews Rezone from R-30 to CRTI.5, C0.25, RI.5, H55 The Newdale Mews garden apartments add to the diverse housing opportunities in Chevy Chase Lake. To prioritize additional housing choice in the Town Center, compatible with the adjacent single-family homes, the Plan recommends rezoning allowing only the smallest amount of commercial uses possible in the zone. Since commercial uses on this site are unlikely to be compatible with the adjacent housing, they are discouraged. Should the property be assembled with the adjacent service station, commercial uses and density should be located on Connecticut A venue. Building heights would be limited to 55 feet. An essential part of redeveloping this site will be to maintain compatibility with the single-family homes to the north. Particular attention should be paid to solar access and shading, as well as maintaining and extending building setbacks from the existing homes, vegetative screening, and views between the new buildings. The design guidelines provide further recommendations to promote compatibility.] Page 36: Insert the following text before "Howard Hughes Medical Center": Chevy Chase Lake Apartments (Sites 7 and 8 on Map X) Rezone from R-30 to CRT 2.0, C 0.25, R 2.0, H 100 and CRT 1.5, C 0.25, R 1.5, H 50 The Montgomerv County Housing Opportunities Commission (HOC) owns the 68 rental garden apartments on Chevy Chase Lake Drive and provides about one-quarter as affordable housing. The proposed rezoning will provide additional affordable housing in Chevy Chase Lake. To allow a transition between taller buildings along Connecticut Avenue and the lower existing residential buildings at the end of Chevy Chase Lake Drive, the plan recommends stepping down building heights. Site 7, adjacent to 8401 Connecticut A venue, would have a maximum building height of 100 feet. while site 8 would have a maximum building height of 50 feet. The Plan also recommends a new public space to serve as a recreational place for existing as well as new residents. This new public space must be approximately Yl-acre in size, should have the amenities necessary to make it an appealing destination for the entire community, and should be designed per Parks Department standards.

34 Page 7 Resolution No.: Redevelopment of the Chevy Chase Lake Apartments (sites 7 and 8) in the first stage must be approved in a single sketch plan and include each of the following public benefits, to support incentive density under the optional method of development in the CRT zones. Compliance with the affordable housing requirements listed in the following bullets satisfies the affordable housing requirements of the Sector Plan for development in the first stage. New Street B-1, from Chevy Chase Lake Drive to the northern property line of site 7: o dedication of, or provision of public access easements for, the full-width right-of-way (see Table X); o construction of the full-width roadway, including sidewalks, street trees, and streetscape pavers, as described in the Design Guidelines for this Plan; on site 7, a minimum of 20% Moderately Priced Dwelling Units or HOC affordable units at or below 60% of the area median income in addition to a minimum of 20% Workforce Housing Units of the total number of units; the Workforce Housing Units must be built under a regulation or binding agreement that limits the sale price or rent charged for a specified control period and ensures that the Workforce Housing Units are affordable to a full range of eligible households (up to 100% ofarea median income); on site 8, a minimum of 15% MPDUs; and dedication of, or a public access easement for, the lh-acre public space described above. If the sites are redeveloped after the Purple Line, the sites are encouraged to be reviewed together as a single sketch plan. To support incentive density under the optional method of development in the CRT zones, redevelopment must provide as public benefits the portion of New Street B-1 and the lh-acre public space described above. For affordable housing, the Plan recommends maximizing the percentage of affordable and workforce units, but does not set specific numerical goals. Page 36: Revise the title for the third section: Howard Hughes Medical/Center] Institute (Site X on Map X) Page 36: Revise the third sentence of the last paragraph as follows: The Plan recommends a maximum building height of 65 feet, with design guidelines to address compatibility. Although Charitable and Philanthropic Institutions are not currently allowed uses in the LSC zone, they are proposed to be permitted as part of the Zoning Ordinance Rewrite. If the Zoning Ordinance Rewrite does not include these as allowed uses, the Plan [, and] further recommends modifying the allowed use table for the LSC [Zone's table of allowed uses] zone to add "Charitable and Philanthropic Institution".

35 Page 8 Resolution No.: Page 38: Delete "Remaining Sites" and its accompanying paragraph and replace as follows: [Remaining Sites Finally, the Plan recommends reconfirming current zoning categories for all other lands outside the Town Center and for specific properties within the Town Center: Chevy Chase Lake West parking lot along Loughborough Place Newdale Mews Chevy Chase Lake Apartments] Sites That May Not Fully Develop Until Staging Trigger is Met The following sites do not meet the staging criteria described in this Plan to enable them to develop in advance of the Purple Line and therefore they may not develop to the heights and density allowed by the new zoning until construction of the Purple Line between Bethesda and Silver Spring has started. Although they are encouraged to wait for this trigger and redevelop under new zoning, each property can redevelop in the interim, provided the redevelopment does not exceed the density and height of structures existing at the approval date ofthe Sector Plan. Chevy Chase Lake West Shopping Center and Loughborough Place parking lot (Sites X and XX on Map X) Rezone the shopping center from C-l to CRT 2.0, C 1.0, R 2.0, H 70 Rezone the Loughborough Place parking lot from R-90 to CRN 1.0, C 0.25, R 1.0, H 40 The shopping center sits on two lots divided by a public alley. This zoning closely mirrors that ofthe shopping center on the east side of Connecticut Avenue. The emphasis remains on residential development, and a smaller proportion of commercial uses will allow a transition to the residential community on the west. The 70-foot building height maximum will further provide a strong edge and sense ofenclosure to this block. Rezoning and redevelopment of the commercial site should carefully consider appropriate transitions from the Town Center to the adjacent single-family neighborhood. For the existing parking lot along Loughborough Place, rezoning from a single-family residential zone to a low-density mixed-use zone will allow a transition between the existing single-family neighborhood and the mixed-use center, both in height and land use. The resulting scale will enclose the street and visually screen the taller buildings along Connecticut Avenue. Further, the new zone allows only limited commercial uses, promoting a residential character. Any development on the site of the existing parking lot should either be residential or have a residential appearance. To facilitate access, the Plan recommends a mid-block pedestrian connection between Loughborough Place and Connecticut Avenue. The Plan also supports the abandonment of the public alley located on the site Connecticut Avenue (Arman's Chevy Chase Service Station) (Site X on Map X) Rezone from C-l to CRT 1.5, C 1.5, R 1.5, H 50

36 Page 9 Resolution No.: The relatively small size of this property limits its potential redevelopment as a standalone project. However, its location, adjacent both to properties zoned for mixed-use on Connecticut Avenue and Newdale Road and to the single-family neighborhood behind it, creates opportunities for redevelopment as part of an assemblage of properties, but also raises compatibility concerns. To balance these. the Plan recommends new zoning to match that of the property to the west along Newdale Road, but with the potential for commercial development on Connecticut Avenue. This property faces Connecticut A venue to the east and a garden apartment complex and a comer of single-family residence to the west. To allow for potential assemblage with the property along Newdale Road, the Plan recommends the same height limits as for the property on Newdale Road: a maximum height of 50 feet as measured from Newdale Road. If this property is ever assembled with others as part of a unified development, the number of curb cuts along Connecticut Avenue, between Manor Road and Chevy Chase Lake Drive, should be reduced. Any new development on this site should be designed to minimize the impact on the existing homes on Laird Place and Loughborough Place. The design guidelines provide further guidance. Newdale Mews (Site X on Map X) Rezone from R-30 to CRT 1.5, C 0.25, R 1.5, H 50 The Newdale Mews garden apartments add to the diverse housing opportunities in Chevy Chase Lake. To prioritize additional housing choice in the Town Center. compatible with the adjacent single-family homes. the Plan recommends rezoning allowing only the smallest amount of commercial uses possible in the zone. Since commercial uses on this site are unlikely to be compatible with the adjacent housing, they are discouraged. Should the property be assembled with the adjacent service station. commercial uses and density should be located on Connecticut Avenue. The recommended zoning allows a maximum height of 50 feet. The height should be measured from Newdale Road and no building should be more than 4 stories tall An essential part of redeveloping this site will be to maintain compatibility with the single-family homes to the north. Particular attention should be paid to the following: solar access and shading; maintaining and extending building setbacks from the existing single-family residential properties: new development should be set back from the rear property line between 35 and 50 feet; vegetative screening, including maintaining existing viable trees and increasing landscaping to create an attractive buffer between existing homes and new development; and view corridors between the new buildings. The design guidelines provide further recommendations to promote compatibility.

37 CORRECTED PAGE Page 10 Resolution No.: Connecticut Avenue (parkway Custom Dryc/eaning) (Site X on Map X) Rezone from C-l to CRT 2.0, C 0.5, R 2.0, H 70 Located just south of the Purple Line, this site is a gateway into the Chevy Chase Lake Center. The Plan's proposed rezoning extends the density, land use. and height recommendations from the adjoining properties, along Connecticut Avenue. Redevelopment should also address the Chevy Chase Lake Trolley Station site, a historic resource located on this site Connecticut Avenue (Site X on Map X) Rezone from C-I. 1-1, and R-30 to CRT 4.0, C 3.5, R 3.5, H ISO The property is currently within three separate zoning districts that allow convenience commercial along Connecticut Avenue, light industrial along the Capital Crescent Trail, and low-density multifamily residential along Chevy Chase Lake Drive. The site is occupied by a 13-story office tower, with an attached two-story commercial building and a separate parking structure. The recommended zoning provides flexibility to redevelop the site with multiple buildings containing commercial, residential, and mixed uses. However, commercial development other than ground-floor retail, restaurant, and similar uses must be limited to the western portion of the site, closer to Connecticut A venue. Residential uses may be located anywhere on the site. The plan recommends a maximum building height of 150 feet, which is limited to the western portion of the site closer to Connecticut Avenue. The design of a ISO foot tall building along Connecticut A venue should address the same design goals recommended for the Chevy Chase Lake East Shopping Center, located to the north of the Purple Line. The design guidelines again provide further guidance. Building heights on the eastern portion of the site are limited to 125 feet, which allows transition to the residential buildings at the east end of Chevy Chase Lake Drive. The highest priority must be the redevelopment of the existing office building, the design of which is incompatible with the urban design goals of this plan. The recommended densities are sufficient to accommodate multiple buildings and incentivize redevelopment of the existing office building. They do not encourage the preemptive construction of an additional building on the eastern portion of the site. Therefore, this plan strongly recommends that no development occur on the eastern portion of the site until the current office building site has redeveloped. Sketch, preliminary, and site plans for the western and eastern portions of the site may be approved consecutively, with the western portion being approved first, or simultaneously. Any plan approval must ensure, through enforceable phasing or other appropriate conditions, that the western portion of the site redevelops first. Without such restrictions, this plan would have recommended less density for the site as a whole.

38 Page 11 Resolution No.: The design of new development must be oriented towards and reinforce the activation of the southern portion of the new street recommended to connect Manor Road with Chevy Chase Lake Drive. All remaining properties in the Plan area The Sector Plan reconfirms current residential zoning categories for all areas located outside the Chevy Chase Lake Center. Page 38: Create new "Access" chapter and amend as follows: Access This section recommends ways to improve access within the Chevy Chase Lake community and beyond. The improvements focus on roadways, bicycle and pedestrian access, and integrating transit. Roadways Traffic congestion during the morning and evening rush hour on Connecticut Avenue, and the other major roads in Chevy Chase Lake, is a major community concern. Data show that on Connecticut A venue the majority of that traffic, about 80 percent of the morning and evening rush, is pass-through. The current traffic generated by trips to and from Chevy Chase Lake is[,] relatively low. But[,] development and redevelopment allowed by new zoning will increase local traffic within Chevy Chase Lake. The Plan takes a number of steps to address that issue, the key being the new zoning designations. The recommended mixed-use zoning distributes most of the density to residential uses, which in general generate less traffic than commercial ones. [The recommended total for new development, about 1.5 million square feet, includes roughly 1,000 new dwellings, equivalent to about one million square feet. This mix is projected to generate about as much traffic as would be generated under the currently single-use commercial and multifamily zoning alone.] New traffic generated by specific development proposals will also be addressed through traffic mitigation improvements. The most congested intersections in the Plan area are Connecticut Avenue and Jones Bridge Road and Connecticut Avenue and East West Highway. Improvements to the intersection of Connecticut and Jones Bridge Road have been planned as part of the federal Base Realignment and Closure (BRA C) program to address new traffic associated with the National Naval Medical Center. The initial stages of these multi-phase improvements are already being implemented. [For the intersection of Connecticut Avenue and East West Highway, the Plan does not recommend comprehensive intersection improvements due to right-of-way limitations.)

39 Page 12 Resolution No.: All possible improvements may be considered, to include any transit options that may be developed, and including, but not limited to the following: For the intersection of Connecticut Avenue and East-West Highway: o add a third eastbound-to-northbound left-tum lane, and; o add a fifth lane from the north on Connecticut Avenue, allowing for an exclusive right-tum lane in the morning peak period and a second southbound-to-eastbound left-tum lane in the evening peak period; For the intersection of Connecticut Avenue and Manor Road: o add an exclusive right-tum lane from westbound Manor Road to northbound Connecticut Avenue; For the intersection of East-West Highway and Jones Mill Road: o add a second left-tum lane from southbound Jones Mill Road to eastbound East-West Highway. Page 40: Amend first bullet as follows: A new public street from Manor Road to Chevy Chase Lake Drive that links beneath the elevated section of the Purple Line and Capital Crescent Trail. The final location will be determined during the development review process for the Chevy Chase Lake East Shopping Center and the Chevy Chase Lake Apartments (or other affected properties} [and its full measure will not be realized until after the Purple Line has been constructed]. The final design of the supporting structure for this elevated section should accommodate the recommended rightof-way in a safe and inviting fashion. Page 40: Add the following bullets to the end of the list: To facilitate the assembly of smaller commercial properties on the west side of Connecticut A venue for redevelopment, the Plan supports the abandonment of the public alley located within the existing parking lot of the Chevy Chase Lake West shopping center. The abandonment of portions of other public rights-of-way is subject to the compatibility criteria listed in the Community Character section. Page 43: Amend the bullets in the fourth paragraph as follows: [Implement a natural surface pedestrian path within the Coquelin Run Parkway right-of-way, between Chevy Chase Lake Drive and Jones Mill Road.] Upgrade the existing sidewalk along the east side of Jones Mill Road, between Jones Bridge Road and East:West Highway, to Road Code standards. Construct a sidewalk along East-West Highway between Glengalen lane and Jones Mill RoadlBeach Drive. Expand pedestrian and bicycle access to the Capital Crescent Trail, where feasible. Provide a mid-block pedestrian connection between Loughborough Place and Connecticut Avenue.

40 Page 13 Resolution No.: Implement a natural surface "Tranquility Trail" on the south side of Chevy Chase Lake Drive. It would be within the public right-of-way, between the public sidewalk on Connecticut A venue and the Coquelin Run Parkway open space at the end of Chevy Chase Lake Drive. The trail should include seating areas with views of the waterfall and other natural features. See the design guidelines for further details. Page 43: After the fourth paragraph, insert as a new paragraph the following: To improve bicycle access within the Center, the Plan recommends designation of the area next to the Purple Line Station, along Connecticut A venue between Chevy Chase Lake Drive and Manor Road, as a Bicycle-Pedestrian Priority Area. This designation makes enhancing bicycle and pedestrian traffic a State of Maryland priority. Further, the Plan supports expanded or enhanced access to the Capital Crescent Trail from all newly developed or redeveloped sites. Page 44: Revise the third bullet as follows: Coquelin [Run] Parkway, between the Jones Bridge RoadlManor Road intersection and [Chevy Chase Lake Drive] Jones Mill Road, with [a] connection~ to the Capital Crescent Trail, Chevy Chase Lake Drive, and Coquelin Terrace. If a subsequent detailed study finds the segment between Chevy Chase Lake Drive and Jones Mill Road to be infeasible as a shared-use path, then a natural surface pedestrian path should be built in this segment. Page 45: On Table 3, on the Line that describes route CT-l, amend the description under the "type" column as follows: Cycle Track or physically protected, dedicated bike lanes Page 48: Insert the following text (relocated from page 51): Purple Line The arrival of the Purple Line at Chevy Chase Lake will dramatically change the community as it currently exists. The transit line will bring improved access to Bethesda and Silver Spring and provide residents and visitors with a convenient alternative to automobile travel. But it will also bring physical change: two new bridges over Connecticut A venue, one for the train and the other for the Capital Crescent TraiL It will introduce an elevated station platform, with elevators, access gates, and shelters. The recommended new street connecting Manor Road and Chevy Chase Lake Drive under the elevated rail line should also offer an alternative station access point for buses, rapid transit vehicles, and commuter kiss-and-ride cars. The new street must be wide enough for one travel lane in each direction, with on-street parking on both sides. This configuration will further promote walkability and help slow

41 Page 14 Resolution No.: traffic. Priority access to the station will be for pedestrians, bicyclists, and transit, with seating areas, bike racks and bike share, and a bus stop. Vehicular access to the station is a lower priority, with only on-street parallel parking, some of which may be reserved for pick-up and drop-off during rush hours. On weekends and outside of rush hour, curb lanes should be devoted to short-term metered parking to serve restaurants and shops. As with all new development, all these features must be compatible with the character of the Center. Additionally, the Plan makes the following recommendations: Publicly accessible spaces below the tracks, at street level, must be designed, programmed, and maintained for the public's benefit. Pedestrian access to the station should be afforded from both Connecticut A venue and the proposed new street. Ample bike storage should be provided at the station or immediately adjacent. New development should maximize opportunities to improve pedestrian and bicycle access to the Capital Crescent Trail. Transit To expand and encourage transit use: Support local feeder bus service between the Connecticut A venue Purple Line Station and nearby major employment locations and transit stations. Study local circulator service feasibility within the Plan area. Expand the Bethesda Transportation Management District (TMD) to include Chevy Chase Lake. Page 49: Create new "Environment" chapter and amend existing text as follows: Environment This section includes recommendations to maintain and improve the guality of the natural environment in Chevy Chase Lake. The Sector Plan recommends that any further development achieve the following objectives: Protect the Coguelin Run stream valley network and its associated forested slopes (not including the area of the Coquelin Parkway) through a Category I Conservation Easement. Reduce direct stormwater discharge into Coguelin Run. Support stream and forest restoration projects to stabilize banks, remove invasive species, restore native forest structure, and prevent further stream erosion. Enhance Coguelin Parkway as a public right-of-way that accommodates only bicycle and pedestrian use. Additionally, the [The] expansive tree cover in Chevy Chase Lake-50 percent of the Plan area-is an important part of the community's character, as well as its ecological

42 Page 15 Resolution No.: health. One of the goals of the Plan is to maximize tree cover for new development with overall goals of25 to 30 percent tree canopy in the Chevy Chase Lake Center area. New development should also [: increase tree cover in the Town Center to a minimum 30 percent ] retain or improve canopy cover throughout the Plan area, within street medians, along new and existing streets, and in surface parking areas. The likely removal of many existing, mature trees along the Capital Crescent Trail during the construction of the Purple Line reinforces the need to plant new ones. To expand the tree canopy in Chevy Chase Lake, they must be planted in association with new development or redevelopment projects. [New development should also minimize its impact on the environment by exceeding the Montgomery County required minimum certification under the Leadership in Energy and Environmental Design (LEED) program. The LEED standards identify architecture, landscape, and engineering best practices for sustainable site and building design. See the design guidelines for further details.] Page 49: Create new "Community Character" chapter and amend as follows: Community Character This section recommends ways that new development can maximize compatibility with the existing community. Criteria for Compatibility Beyond the quantitative limits of zoning, new development will have to demonstrate compatibility with the character of the community. During the development review process, the Planning Board will have to make that determination with input from developers, the community, and staff. This Plan establishes three criteria to determine compatibility: Scaled for People, Tradition(a1), and Nature and the Garden. The design guidelines, which accompany this Plan, provide further details. Scaled for People The Town Center must have a welcoming human scale. Purely residential streets should be lined with two-story homes that sit close to one another and to the street. Along treeshaded sidewalks, frequent stoops, lead walks, and entries will help create an intimate neighborhood setting. The shopping area must be similarly designed. Architectural details, shop windows, and awnings must enhance the experience at the street level. New development should be engaging for residents, workers and visitors by paying particular attention to the design details of open spaces, sites, and buildings, between the pedestrian level and approximately 30 feet above.

43 Page 16 Resolution No.: Tradition(al) Many of the houses, apartment buildings, and shops currently share a common, traditional architectural character. This is supported through the use of consistent elements-materials are primarily brick-and the integration of architectural details in the design of buildings and streetscapes. While the direct application of traditional architectural styles may not be appropriate for every building, the architectural design of new construction should nevertheless respond to the architectural tradition of Chevy Chase Lake. Nature and the Garden Buildings in Chevy Chase Lake today are well integrated into a landscape of trees, hills, and streams. While the community has many homes and businesses, it still retains a green and leafy character, which must be respected. This can be achieved by integrating water features and native trees and plantings that reflect the prominence and historic significance ofcoquelin Run and the wooded landscape of the community. Design Guidelines Beyond the recommended compatibility standards [in the Preserve section of the plan], the design guidelines provide more detailed guidance on the design of the Town Center[, including buildings, streets, and open spaces, with specific recommendations for transitions between new development and the existing neighborhoods.] They address architectural character, site design, open spaces, the design of streets and streetscapes, and other infrastructure. They also provide specific recommendations for transitioning between new developments and existing neighborhoods. The Purple Line The Purple Line and Capital Crescent Trail bridges over Connecticut A venue will be highly visible, acting as visual gateways to the Town Center. Their design should reflect the character and history of Chevy Chase Lake. Delete pages 51 to 62 (information from these pages has been inserted earlier in this resolution). Page 63: Before "Implementation", add a new "Community Facilities" section as follows: Community Facilities The Chevy Chase Lake community has a wealth of community facilities, including a library, fire station, North Chevy Chase Elementary School, and numerous civic and religious organizations. The Sector Plan included review of the following public community resources. Library Facilities The Plan area is currently served by the Chevy Chase Library, located within five minutes' walk from the Town Center. Based upon recommended library standards, a branch library should be able to support a population of 40,000 users per branch. MCPL

44 Page 17 Resolution No.: did not request nor does the Plan recommend new or expanded library facilities in the plan area. Fire. Rescue. and Emergency Medical Services The Montgomery County Fire and Rescue Service (MCFRS) provides fire protection and emergency medical services for the County. The services are provided by a combination of paid County personnel and volunteer members of the various independent, non-profit volunteer fire and rescue corporations throughout the County. In 2004, the County Council passed legislation to reorganize the Fire and Rescue Service by placing all personnel, career and volunteer, under the command of a single fire chief. However, actual services are delivered from the 19 local fire and rescue companies. The County uses an incident command system to coordinate the efforts of paid and volunteer personnel at the scenes of emergencies. MCFRS has determined that existing fire, rescue, and emergency medical services (EMS) at existing stations provide sufficient service to the Plan area, which is serviced by Chevy Chase Station 7 First Battalion. The Plan does not recommend new or expanded facilities for fire, rescue, or emergency medical services. Public Schools Enrollment in Bethesda-Chevy Chase cluster schools has seen a strong increase in the past few years, corresponding to the onset of the recession. These enrollment increases have been most pronounced at elementary schools, but over the coming years these students will be in middle schools and high schools in the cluster. MCPS monitors the housing market to factor in new development in the forecast for schools, and works with County planners on master plans and sector plans - providing input on the impact of proposed plans. School enrollment projections are redone each fall to take into account the latest enrollment trends at schools and information about new housing construction schedules. In the fall of each year new enrollment projections are reviewed by the superintendent and Board of Education to determine whether capital projects - including classroom additions and new schools - are needed. In the B-CC cluster this process has resulted in numerous capital projects to address enrollment growth in the cluster by adding capacity at schools and opening a new middle school. Police Chevy Chase Lake is served by the Montgomery County Police Department's (MCPD) Second District, headquartered in Bethesda. MCPD did not request accommodation of a new facility within the Chevy Chase Lake Plan Area, and the Sector Plan does not recommend one. Recreation Chevy Chase Lake is located in the Montgomery County Recreation Department's "Area II" and is served by two community centers: the Jane E. Lawton Community Recreation Center (CRC) in the Town of Chevy Chase, and the Wisconsin Place CRC in Friendship Heights. The nearest aquatic facilities include the Bethesda Outdoor Pool, just south of the Bethesda Central Business District (CBD), and the Shriver Aquatic Center in North