Reverse Dominoes: Marriott and Wisconsin Ave North

When Marriott announced the location for their new Headquarters and Hotel at 7750 Wisconsin Ave - one of the first things that came to mind was...."reverse dominoes." Now several properties - 7820, 7900, 8000, and 8008 Wisconsin are all in various stages of the redevelopment process. And there may very well be other properties that come forward. 

The approved and proposed buildings could bring an additional 1,000 residential units to the one block between Fairmont and Cordell alone. And other buildings could bring even more intensive development to surrounding blocks.

These projects have the positive potential to liven up this part of Wisconsin and contribute retail and needed housing. But there needs to be thoughtful planning and coordination. 

The Marriott HQ will be close to 300 feet and will be, by many accounts, a "massive" building. One interesting thing to note in the Marriott renderings is the lack of tall buildings shown to the north along Wisconsin - that is because there aren't really many now. But, again, that is about to change. 

(*Few of the project renderings actually show the other potential projects and how they would look and function together at this point.)

The Bethesda Downtown Plan increased the heights allowed for many buildings along this west side of Wisconsin. At 175 feet, 7770 Norfolk (the white building near Starbucks) and the Bainbridge building (across Fairmont) are *currently* the tallest buildings in the immediate area near the Marriott site. 

Existing Bainbridge building for comparison - 175 feet

Existing 7770 Norfolk building for comparison - 175 feet

7820 Wisconsin/7815 Woodmont 

This project would be in the block immediately north of the Marriott site. It is currently proposing 314 feet and 317 units. NOTE: This property was already given a height incentive bonus of 65 feet (from 225 feet to 290 feet) for providing 25% MPDUs. It is requesting an additional 24 feet (but will not be providing more MPDUs than the 25% originally proposed). It is also requesting 13.3 FAR; it will not have to pay the Park Impact Payment for the density because it is providing 25% MPDUs. It is not proposing to provide any significant open space on-site.

Another important point to note: This block was one of a few location options for the Veteran's Park Civic Expansion. This new designated park is VERY much needed as this area already has very little park space and green space, and will be subject to intensive development. The 7820 Wisconsin/7815 Woodmont project does not account for this promised park or impact on current Veteran's Park. 

7900 Wisconsin was approved for 175 feet under the previous Bethesda sector plan (and Woodmont Triangle Amendment). It did not initially proceed; but is now moving ahead with demolition underway. The new building is proposed to have approximately 450+ residential units and retail. It is noted to have approximately 445 parking spaces. There is a pedestrian cut-through and small public open space area. 

This will be a very large building --- the number of units is approximately equivalent to TWO 7770 Norfolk buildings.

8000 Wisconsin is a newly proposed project which is immediately north of and next to the 7900 site project. The public pre-submittal meeting for 8000 Wisconsin was held recently. They are very early in the approval process and would not begin construction until 2019 at the earliest. The developer has assembled properties - including the public County surface parking lot on Woodmont - and they have a general development agreement with the County that it must be redeveloped. 

They are proposing a 200 foot building which includes an additional 2 stories for providing 25% MPDUs - with approximately 441 residential units and retail. There is a small courtyard that connects to the 7900 project open space. The project does not currently include the building containing Bethesda Chocolates. 

This would also be a very large building - again, the number of units is approximately equivalent to TWO 7770 Norfolk buildings. 

8008 Wisconsin was also approved under the previous sector plan for 145 feet and approximately 106 residential units and a small retail space. It appears to be on hold at the moment. 

This diagram shows how all three projects between Fairmont and Cordell would potentially "line up."

North - 8008, 8000, 7900 - South

Again - these projects have the positive potential to liven up this part of Wisconsin and contribute retail and needed housing! Potential issues with these projects come from their individual and cumulative size, proximity, and location: 

• There is a chance that the construction could overlap with each other and occur at the same time as other nearby large construction projects - how will this be coordinated? 
• There will be considerable cumulative traffic impacts. 
• There are several dangerous unsignaled crosswalks across Wisconsin. 7900 is supposed to add a pedestrian cut-through near Chase Ave. The State and County need to provide a signal at this location - and others. 
• There are no proposed pull-off lanes for delivery, pick-up, etc for any of the proposed residential projects. 
• There is very limited green space included in the building projects themselves. Only some of these projects* would be required to pay into the Park Impact Payment fund. It is unclear which (if any) nearby designated park/green spaces would be implemented as a result. 
• There are supposed to be separated bike lanes along Woodmont - how and when will these be implemented amongst the construction? 
• How will the County and MCPS plan for the students that would be generated by these projects in the Bethesda Elementary/BCC cluster? 
• Will the design guidelines be followed?

(*Some projects were approved prior to the requirement - though the 2006 Woodmont Triangle Amendment was supposed to have a fund to pay for needed improvements to Battery Lane Urban Park - but no project has yet to contribute to those plans since then. 8008 Wisconsin was supposed to contribute but is on hold; other projects that provide 25% MPDUs do not need to pay the new Park Impact Payment). 

The buildings in this area are coming (reverse dominoes)..... thus the promised green space and pedestrian and bike infrastructure needs to be implemented as well - not just pushed further "down the road."

Light green is the few existing parks/public space; dark green is proposed (eventually and hopefully).