+ What properties are included in the Site C redevelopment plans?

Site C of the Battery District is the subject of a recently filed Site Plan application that includes the following properties: • 4890 Battery Lane (Glen Brook) • 4900 Battery Lane (Glen Mont)

+ What is the Project Vision for the Site C redevelopment?

The proposed site plan for Site C follows the density, height, MPDUs, and key elements for Site C approved in the 2019 Sketch Plan and 2020 Preliminary Plan. The Site Plan details the final number and mix of residential units, height, massing, architecture, landscape, lighting, circulation, amenities, and public realm improvements, including a wider and upgraded sidewalk and streetscape as well as implementation of the first segment of the separated cycle track for two-way protected bicycle travel on Battery Lane.

The Site C Site Plan proposes: 315 dwelling units – studios to 3-bedrooms, one and two-level units

15% Moderately priced dwelling units – 48 MPDUs, studios to 3-bedroom size

11-stories within 120 feet height

Structured parking and off-street loading, to replace acres of existing asphalt

Two through-block pedestrian connections, one along the east property line and one along the west property line.

Improved pedestrian experience on Battery Lane with the sidewalk relocated away from the curb, with a widened sidewalk buffered on both sides by trees and landscaping, creating the Canopy Corridor envisioned for Battery Lane.

Improved Cyclist experience with implementation of a first phase of the median separated two-way cycle track along Battery Lane

New bus stop with user friendly bus shelter on Battery Lane along the Site C frontage

Resident Amenities include: a Front Porch and plaza fronting on Battery Lane, an elevated Amenity plaza with pool, lawn, grills, and urban gardening; Central open air courtyard; Roof-top Terrace and clubroom; Second-floor resident spaces and outdoor Verandah overlooking Battery Lane; Dog-run, Urban Lawn play area with outdoor dining and grill stations, Indoor fitness facilities; Resident meeting, and remote work spaces; Bicycle room with bike maintenance facility; Electric vehicle charging stations.

Environmental improvements with reduced impervious surface, stormwater management, increased tree canopy, green roofs, and 35% green area.

No retail is proposed as part of the Site C redevelopment.

+ What is the development process and timeline?

The redevelopment of the first phase of the Battery District plan started with the approvals of the Sketch Plan 320190080 and Preliminary Plan of Subdivision 120190240.

The site specific Site Plan for the building development proposed for Site C has been filed and has been scheduled for a site plan review on February 16, 2023.

The pre-submission Community Area Meeting was held June 6, 2022 and the meeting information and recording is available on this site for review.

The Bethesda Downtown Design Advisory Panel (“DAP”) reviewed the architecture, urban design, and landscape architecture for Site C. On June 27, 2022, DAP recommended the project design as a “Superlative Design” that is a top example of design within Montgomery County and that in a uniquely compelling way meets the Design Guidelines. They recommended the project receive 20 Public Benefit Points for Exceptional Design. The primary goal of the Design Advisory Panel is to provide advice and recommendations that will heighten design excellence and improve the quality of architecture, urban design and landscape architecture in Bethesda, guided by the Bethesda Downtown Sector Plan and the related Design Guidelines. You can view that presentation here.

+ How does this project serve the overarching goals of the Bethesda Downtown Sector Plan?

Parks and open spaces. The Project introduces a significant amount of new open space along Battery Lane in a series of connected spaces and pioneering segments of future connected spaces as recommended by the Plan. The Project proposes a major enhancement to the Bethesda Trolley Trail connection between Battery Lane Urban Park and the Trail on the NIH Campus with a new greenway and gathering space. Two new pedestrian/bike through-block connections are proposed on Site C between Battery Lane and the Woodmont Triangle. A sheltering public open space adjacent to the single-family home neighborhood behind Site E will have access from Battery Lane and possible future access from Battery Lane Urban Park if the Park is expanded in the future.

Affordable housing. Site C proposes to broaden the range of affordability in the Battery Lane District with the introduction of 15% Moderately Priced Dwelling Units, where none currently exist. At full build-out of 315 units, 48 MPDUs are proposed. Site C begins the implementation of Applicant's vision for the Project is to broaden the range and mix of affordability on Battery Lane and encourage social inclusivity with a wide range of mid-rise and high-rise building types that support the broadest range of housing choices, unit types, and construction types sewing a mixed-income, multi-generational resident population.

Environmental innovation. Site C significantly upgrades the energy performance, stormwater management, and tree canopy coverage of the existing sites by replacing the existing underperforming buildings and asphalt covered sites with state-of-the-art stormwater management facilities, 35% green area from tree canopy coverage and green roofs and LEED and green building compliant energy performance building systems.

Economic competitiveness. Site C proposes a range of new housing choices in a walkable, transit-accessible location to attract multi-income, multi-generational residents to live nearby the more than 10,000 jobs on the NIH campus, National Naval Medical Center, and downtown Bethesda.

+ How does Site C achieve the goals established for this property and the Battery Lane District?

• Promote enhanced redevelopment opportunities to foster a quality of mix of housing options. The Site C Site Plan proposes a wide variety of unit types and sizes to expand the mix of housing options available in the Battery Lane District. Unit sizes proposed range from studios to family-sized 2 and 3-bedroom units. Unique unit types proposed include direct sidewalk access two-level units along the West side pedestrian through-block connector. The Site Plan proposes 48 Moderately Priced Dwelling Units for income qualified households on a property and within the Battery Lane neighborhood where there are currently no regulated MPDUs. After redevelopment under this Application, the Battery Lane Neighborhood will include a diverse range of quality housing options including existing for-sale condominium units, existing townhouses, existing senior housing, existing older garden apartments, and new high-rise apartments.

• Improve pedestrian and bike connectivity through the district and along the park. The Site C Site Plan will implement enhancements to the streetscape along its frontage that will create a wider sidewalk relocated away from the street curb buffered on both sides by street trees and tree lawn on the street-side and urban landscaped front setbacks to the building faces. The project proposes a variable building setback from the curb to provide the enhanced public realm and distinguish this neighborhood from the nearby commercial core. The first phase of a two-way, median-separated cycle track along Battery Lane on the south side of Battery Lane will be implemented with construction of Site C.

• Improve connectivity between the Battery Lane District and Woodmont Triangle. The Site C Site Plan proposes two Sector Plan recommended through-block pedestrian connections between Battery Lane and the Woodmont Triangle. The East side through-block connector will connect to an existing sidewalk along the 2nd District police station to Rugby Avenue. The West side through-block connector segment with be constructed through the property and will be ready to connect through with the adjacent property along Rugby Avenue redevelops.

+ Who is Brown Development?

Brown Development is the development arm of the ownership entities for properties managed by Aldon Management, a third-generation, family-owned real estate company, which has been devoted for more than 70 years to providing affordable, quality living in northwest Washington, DC and suburban Maryland. For more information, visit brown-development.com.

+ Where is the Battery Lane neighborhood, and what is the Battery Lane District?

The Battery Lane neighborhood is located in Bethesda, MD, directly south of the National Institutes of Health (NIH) campus and includes both sides of Battery Lane between Woodmont Avenue and Old Georgetown Road. It was built in the 1950s, -60s, -70s and -80s and consists of multi-family garden-style and high-rise rental apartments, for-sale mid-rise and high-rise residential condominiums, for-sale townhome condominiums, and a senior living facility, all with direct access to Battery Lane. As an urban edge community, it adjoins the major employment centers of NIH and the Bethesda Downtown area, and the retail and services in the Woodmont Triangle and the Wisconsin Avenue North Corridor. It is surrounded by a mix of land uses along the length of Battery Lane, from institutional, religious, public safety, detached single family homes, high rise multi-family and senior residential complexes, and commercial offices and retail, including the B-CC Rescue Squad.

Battery Lane District (p. 128) is an area defined within the Bethesda Downtown Sector Plan. Within the entire District, a total of 1,044 apartment dwelling units in 16 building complexes provide one of the major sources of market-rate affordable housing in Bethesda.

Battery District is the project name of the Brown Development Project covering six existing buildings along Battery Lane – 4857, 4858, 4890, 4900, 4949, 4998 Battery Lane.

Located within the Battery Lane District, the Bethesda Urban Park, newly re-constructed in 2019, is located mid-point along Battery Lane and provides neighborhood recreational opportunities with tennis courts, tot-lots, and open space. The Park provides pedestrian and bike connections between Battery Lane District and Woodmont Triangle and the Bethesda core to the south.

The Bethesda Trolley Trail connects through the Park across Battery Lane to the Trail system to NIH through an easement spanning the common boundary of Brown’s property and the adjoining Sunrise Senior Living site. The Trail system through the neighborhood is utilized by pedestrians and cyclists alike.

The proposed redevelopment properties are within walking distance of transit, located equidistant between two Metro stations (Medical Center and Bethesda). The neighborhood is also served by the Bethesda Circulator bus route, with stops near Sites E and B, along with Metro bus and RideOn bus routes.

+ What is the Project Vision for the Aldon properties along Battery Lane?

Our vision is to fashion Battery Lane District into one of the most beautiful and livable residential, urban-edge neighborhoods in downtown Bethesda, Maryland. Battery Lane has always been a wonderful residential enclave in downtown Bethesda offering affordable, multi-family rental and ownership housing, and Brown Development will continue this tradition for generations to come.

Today, Brown/Aldon owns and manages 806 apartments across its properties along Battery Lane and Wisconsin Avenue. Our redevelopment will include only 477 of those apartments. The project includes a proposed comprehensive redevelopment plan in a rolling, phased approach over approximately 15 years.

The Sketch Plan proposes six (6) new multi-family buildings on five sites, identified as Sites A-E, containing 1530 dwelling units within a mix of mid-rise and high-rise buildings, representing a net increase of 1,053 dwelling units. The Project is proposing 20% Moderately Priced Dwelling Units (MPDUs) allocated throughout the sites. In addition, up to 12,000 gross square feet of total ancillary service commercial is proposed across two of the sites. Please note, the apartments located at nearby 5015 Battery Lane and 8200 Wisconsin Avenue (totaling 329 units) are NOT included in the redevelopment plans. These will be retained as market-rate affordable units.

Brown Development recognizes that its control of six sites, which encompass significant frontage along Battery Lane, places the company in a unique position to positively impact the future of a whole neighborhood. To that end, Brown has developed an overall Neighborhood Vision incorporating big ideas for the public realm, which can serve as a guide for the proposed redevelopment itself, as well as future development by others along Battery Lane, along with a Project Vision to serve as a comprehensive plan to be implemented over time for its own Property.

+ What is the Neighborhood Vision for Battery Lane District?

Battery Lane’s history is firmly rooted as a unique, strategically situated housing resource built in the 50s, 60s and 70s. Its foundation decades ago was to provide convenient and economically accessible housing in close proximity to the employment campuses of NIH, Walter Reed National Military Medical Center and downtown Bethesda. Those highly valued premises remain valid and as essential today. Nevertheless, Battery Lane District as a neighborhood can fulfill so much more. The overall neighborhood design envisions building upon existing neighborhood assets to create a strong “Battery Lane District” neighborhood identity, enhancing access and connectivity, and contributing to the overall quality of life of a vibrant, safe and healthy community.

The Battery District is reimagined to reflect a more responsible and current interpretation of mobility, land use, energy efficiency, lifestyle, and housing market preference. The Battery District is designed to reflect both a literal and figurative interpretation of integrated, connected life, place, and environmental systems. Brown’s re-investment in its aging rental housing on Battery Lane is grounded in its project vision because they know that great neighborhoods are not created by coincidence but by intentional and meaningful connections.

The redevelopment proposes to build on the existing assets of Battery Lane and seamlessly knit modern apartment buildings with easy-living open spaces into the existing, non-cohesive building-scape of Battery Lane, and connect old and new with a beautiful, walkable/cyclable public realm and new community hubs. Brown’s intent is that this redevelopment will significantly add to the creation of the Battery Lane District as an authentic “place” that fosters community and a distinct, urban-edge residential neighborhood identity, provides gathering spaces where neighbors can meet neighbors, encourages easy access and use of passive and active recreational opportunities for a healthy lifestyle, and offers a wider variety of housing choices. In turn, Brown aims to create a neighborhood where multi-income, multi-generational residents can set down roots and become an integral part of the Bethesda community.

+ How do your plans fit into the Bethesda Downtown Plan?

The Bethesda Downtown Sector Plan, approved and adopted on May 25, 2017 by the Montgomery County Council, defines the context, purpose, Plan Area and recommendations for Downtown Bethesda, and highlights the direction for the next 20 years. Specifically, this plan builds on the past successes of Downtown Bethesda to create a truly sustainable downtown by focusing on components that bolster the elements most in need of enhancement. The overarching goals of the plan include parks and open spaces, affordable housing, environmental innovation and economic competitiveness.

Our plans fit into the Bethesda Downtown Sector Plan with:

• 35% green space on sites once completely paved with parking lots;
• significant improvements to stormwater management and energy efficiency;
• new pedestrian through-block connections to Woodmont Triangle proposed on Site C;
• a new community gathering space and pedestrian/bicycle greenway along the Bethesda Trolley Trail, proposed on site D;
• enhanced pedestrian/bicycle connectivity with a new two-way cycle track along Battery Lane, in accordance with the Bicycle Master Plan, and;
• an enhanced “canopy corridor” along the road, providing a distinctive amenity that reinforces the residential character of the Battery Lane neighborhood.

+ How does this project serve the overarching goals of the Bethesda Downtown Sector Plan?

Parks and open spaces. The Project introduces a significant amount of new open space along Battery Lane in a series of connected spaces and pioneering segments of future connected spaces as recommended by the Plan. The Project proposes a major enhancement to the Bethesda Trolley Trail connection between Battery Lane Urban Park and the Trail on the NIH Campus with a new greenway and gathering space. Two new pedestrian/bike through-block connections are proposed on Site C between Battery Lane and the Woodmont Triangle. A sheltering public open space adjacent to the single-family home neighborhood behind Site E will have access from Battery Lane and possible future access from Battery Lane Urban Park if the Park is expanded in the future.

Affordable housing. The Project proposes to broaden the range of affordability in the Battery Lane District with the introduction of 20% Moderately Priced Dwelling Units, where none currently exist. At full build-out of 1530 units, 306 of the existing 477 units are proposed to return as MPDUs. The 20% MPDU target will be achieved by providing a mix of buildings with 25% and 15% MPDUs. Applicant's vision for the Project is to broaden the range and mix of affordability on Battery Lane and encourage social inclusivity with a wide range of mid-rise and high-rise building types that support the broadest range of housing choices, unit types, and construction types sewing a mixed-income, multi-generational resident population.

Environmental innovation. The Project proposes to utilize state-of-the-art stormwater management facilities to introduce functional and interpretive water elements into the pedestrian experience of the streetscape and enjoyment of the open spaces. The Project significantly upgrades the energy performance, stormwater management, and tree canopy coverage of the buildings and sites by replacing the existing underperforming buildings and asphalt covered sites.

Economic competitiveness. The Project proposes a range of new housing choices in a walkable, transit-accessible location to attract multi-income, multi-generational residents to live nearby the more than 10,000 jobs on the NIH campus, National Naval Medical Center, and downtown Bethesda.

+ How does this redevelopment achieve the goals established for Battery Lane District?

• Preserve existing market-rate affordable housing. The Project has been intentionally designed to maintain existing access to market-rate affordable housing choices in downtown Bethesda. This is achieved four ways:

  1. It introduces a significant number of Moderately-Priced Dwelling Units under its 20% MPDU Housing Strategy where none now exist to broaden the affordability range in the neighborhood.
  2. It predominantly includes a range of building forms for a more affordable constructability to allow competitive market-rate rents targeted to working residents.
  3. The long-term phasing plan provides for continued operation of existing garden apartment buildings until each is slated for redevelopment which provides for preservation of existing naturally occurring market-rate affordable housing over an extended period of up to 10 or more years.
  4. The Applicant did not include all of its existing Battery Lane corridor buildings in this Sketch Plan, of the 803 units in its Battery Lane corridor portfolio, only 477 units will be redeveloped under this Sketch Plan and 329 units in two other existing buildings are intended to remain operating.

• Promote enhanced redevelopment opportunities to foster a quality of mix of housing options. The Project proposes a wide variety of unit types and sizes to expand the mix of housing options available in the Battery Lane District. Unit sizes proposed range from co-living units and studios to family-sized 2 and 3-bedroom units. Unique unit types proposed include direct sidewalk access units along the pedestrian through-block connector, and possibly, two-story townhouse-like apartments facing the Park. After redevelopment under this Application, the Battery Lane Neighborhood will include a diverse range of quality housing options including existing for-sale condominium units, existing townhouses, existing senior housing, existing older garden apartments, and new mid-rise and high-rise apartments.

• Expand neighborhood green at Battery Lane Park. A proposed large public use space for the neighborhood is proposed as part of an expanded Bethesda Trolley Trail on Site D. The Trail itself is proposed to be variably widened to 40-50 feet. The Trail greenway widens at its mid-point on Site D into a public use space where walkers and bikers can stop and rest, neighbors can socialize, and events can be programmed.

• Improve pedestrian and bike connectivity through the district and along the park. The Project proposes enhancements to the streetscape along frontages of the Sites which will create a wider sidewalk relocated away from the street curb buffered on both sides by street trees and tree lawn on the street-side and urban landscaped front setbacks to the building faces. The Project proposes a variable 20-30-foot building setback from the curb to provide the enhanced public realm and distinguish this neighborhood from the nearby commercial core. A two-way, median-separated cycle track along Battery Lane is proposed to be rebuilt to the south side of Battery Lane per the directive of Montgomery County Department of Transportation and MNCPPC staff.

+ What has happened so far?

On March 21, 2019, Brown Development hosted a pre-submission meeting for the community. If you were not able to attend, you may download the presentation, and coverage of the community meeting was also featured in Bethesda Magazine.

Also in March, Brown Development submitted its Battery Lane District sketch plan No. 320190080 to the Bethesda Downtown Design Advisory Panel (DAP). In response to this sketch plan, the DAP encouraged a more comprehensive urban design vision for Battery Lane District with big ideas, notable design moments, and cohesive public realm improvements to set the standard for future development along the full length of Battery Lane.

On May 8, 2019, in response to these recommendations, combined with the valuable feedback collected during the pre-submission community meeting, the development team re-submitted its plans to the DAP. The DAP convened again on May 22, 2019 to consider and comment on the proposed redevelopment plans

In June 2019, Brown Development applied for Sketch Plan and Preliminary Plan approval from the Montgomery County Planning Board.

After input from the MNCPPC staff, reviewing County agencies, and the community, revised Sketch Plan and Preliminary Plans were filed on October 8, 2019. Following a M-NCPPC Staff Report recommending approval of the Sketch Plan with some conditions, the Planning Board considered and gave approval of the Sketch Plan in December 2019. IN April 2020, the Montgomery County Planning Board voted to approve Brown Development’s Preliminary Plan of Subdivision to redevelop four of the proposed lots along Battery Lane.

The site specific Site Plan for the building development proposed for Site C has been filed but no schedule for review and consideration has been yet issued by M-NCPPC. We anticipate the review process by the Planning staff, County agencies, and community input will proceed through this Fall with consideration by the Montgomery County Planning Board at the end of the year or early 2023.

For the very latest information, see our updates page.

+ What properties are included in the redevelopment plans?

Today, Brown owns and manages 806 apartments across its properties along Battery Lane and Wisconsin Avenue. The redevelopment will include only 477 of those apartments, spanning 5 sites and 6 buildings.

The properties identified for potential redevelopment include:

• 4857 Battery Lane (Glen Wood)
• 4998 Battery Lane (Glen Dorra)
• 4890 Battery Lane (Glen Brook)
• 4900 Battery Lane (Glen Mont)
• 4949 Battery Lane (Glen Lane)
• 4858 Battery Lane (Glen Aldon)

Please note, the apartments located at nearby 5015 Battery Lane and 8200 Wisconsin Avenue (totaling 329 units) are NOT included in the redevelopment plans. These will be retained as market-rate affordable units.

+ What is the phasing of the redevelopment?

The process for redevelopment is lengthy, with the first phase not beginning any earlier than 2021. Our plan is to redevelopment the six properties in phases that will occur over the next fifteen years. Our initial plans include five phases staggered every approximately every two to three years. The final phasing decisions will be determined by the market and the condition and operational issues of an existing building.

• Phase 1: Site C - 4890 Battery Lane (Glen Brook) & 4900 Battery Lane (Glen Mont)

• Phase 2: (anticipated): Site D - 4949 Battery Lane (Glen Lane)

Other sites planned for development:

• Site A - 4857 Battery Lane (Glen Wood)

• Site B - 4858 Battery Lane (Glen Aldon)

• Site E - 4998 Battery Lane (Glen Dorra)

Please note, these phases are subject to change. Dates and timing of each phase will be explicitly communicated in advance.

+ What is the development process and timeline?

The redevelopment of Aldon’s properties along Battery Lane will take an orderly progression through the entitlement process in Montgomery County with the Maryland-National Capital Park & Planning Commission (M-NCPPC). The process will take a number of years and include a concept plan, sketch plan, preliminary plan of subdivision, and site plan. At each stage of this process, there will be community engagement and outreach activities, including required pre-submission meetings and public hearings.

Once the Sketch Plan and Preliminary Plan of Subdivision are both approved, a site plan will need to be approved for each specific site, and the first phase of demolition and construction is expected to begin no earlier than 2023. Please note, it is not the intention of Brown Development to demolish and construct all of the buildings simultaneously; the process is expected to proceed site by site and take 10-15 years.

For a complete overview of how Montgomery Planning, landowners and community members work together to review plans for new development, please see this brochure, which outlines the entire process from start to finish.

+ Will any retail be included?

Yes, but very limited. Although the current zoning permits some commercial, our current vision is primarily residential. Our sketch plan, however, includes up to 12,000 gross square feet of total ancillary commercial proposed across two of the sites. At this time, the only commercial use being considered includes storefronts on the Woodmont Avenue frontage on Site B to help activate Woodmont Avenue. We have not precluded the possibility of a small service retail use, such as a snack shop or bicycle service center, on Site D, perhaps near the entrance to the Bethesda Trolley Trail. These are ideas for services that have been suggested by residents along Battery Lane. At site plan, decisions will be made as to whether commercial is included in any particular building. In addition, we anticipate enhancing the residential buildings with new and modern amenities and services.

+ Are any new community amenities being introduced?

Yes. Our plans include improvements to the North Bethesda Trolley Trail (bicycle/pedestrian path alongside 4949 Battery Lane) with a large public use and open green space. Enhanced connectivity to the Woodmont Triangle will be provided with new through-block connections on Site C to existing sidewalks through to Rugby or to the property line for future connections when others redevelop along Rugby. Our plans also call for enhancements to the surrounding streetscape with wider sidewalks, improved stormwater management, lighting and landscaping, and undergrounding of utilities along the Applicant's frontage. For our residents, we have proposed new on-site recreational amenities, such as courtyards, business centers, a pool, gym, tot-lot play spaces, etc.

+ How tall will the new buildings be?

Exact heights are still being determined, but our plans call for heights ranging from ±100 to ±160 feet depending on the building and location. The tallest building proposed on Site D has been reduced by 20 feet after review by staff and community members. We want to ensure a more attractive pedestrian experience with an appropriate human scale that retains the current neighborhood feel. Current zoning allows 120 feet of height plus the height needed for additional floors to accommodate MPDUs.

+ Will rezoning be required?

No.

+ Will rental rates remain affordable?

For almost 70 years, Brown/Aldon has built and operated clean, safe rental housing with minimal amenities at competitive market rental rates on Battery Lane. Brown Development’s vision for the proposed redevelopment is to broaden the range and mix of affordability on Battery Lane and encourage social inclusivity with a wide range of mid-rise and high-rise building types that support the broadest range of housing choices, unit types, and construction types to continue serving a mixed-income, multi-generational resident population with a range of affordability options.

The Bethesda Downtown Sector Plan recognizes the Battery Lane District as an extremely well-located housing resource area for the downtown while also noting its lack of cohesiveness, but also acknowledges the potential to leverage the neighborhood to meet the overarching goals of the Sector Plan. The Plan specifically recommended the Project Sites be rezoned to promote infill redevelopment with high-density residential. The Plan’s housing strategy for the Battery Lane District includes an emphasis on a variety of housing types and the retention of market-rate affordable housing in replacement units. Brown has set a goal to include up to 20% of the Project units as Moderately Priced Dwelling Units (MPDUs).

+ What is an MPDU?

Montgomery County's Moderately Priced Dwelling Unit (MPDU) program is one of the nation's first mandatory, inclusionary zoning laws. It was implemented in 1973 to help meet the goal of providing a full range of housing choices in the county for all incomes, ages and household sizes. An MPDU is a county government-regulated unit that is required to be affordable to households earning 65 percent of area median income (AMI) for garden-style apartments and 70 percent for high-rise apartments. For more information, visit the Montgomery County Planning Department website.

+ Will the proposed redevelopment include Moderately Priced Dwelling Units (MPDUs)?

Yes. Redevelopment creates the opportunity to introduce Moderately Priced Dwelling Units (MPDUs) to Battery Lane, broaden the affordability of the neighborhood, and ensure affordable units are available to the population the MPDU regulations were created to serve.

Currently, no regulated affordable housing units under the County’s MPDU program exist on the Property. The existing market rate units on the Property are at competitive rental rates driven by the age and condition of the buildings compared to the new high-rise amenity-rich ultra-luxury units being built in downtown Bethesda. Tenants are often higher income applicants, some who intentionally choose to occupy older basic units on the Property at rental rates below the rent they are able to afford. As a result, existing competitively-priced market rate units are not reserved for, and not necessarily occupied by, the population that the MPDU regulations were created to serve.

Brown Development has set a goal to include up to 20% of the Project units as MPDUs variable throughout the project, which is beyond the 15% MPDU requirement for new developments in this area. In fact, after completion of the entire proposed redevelopment build-out of 1530 new units, up to 306 of the existing 477 units could return as MPDUs. Montgomery Housing Partnership (MHP) has assisted as an essential partner to help create this housing strategy.

+ How will you achieve the goal of 20% MPDUs?

To meet this difficult but laudable goal, Brown Development has created an overall housing strategy with MPDUs in each building, but variably allocated throughout the properties.

+ How will traffic be affected surrounding the project?

As part of filing our plans with the Montgomery County Planning Department in May 2019, we were required to commission a traffic study. This study analyzed trip generation and other considerations related to direct traffic volume impact including a vehicular test, bicycle test, pedestrian volume, transit, and ADA compliance.

The trip generation analysis found that the results are within the permissible limits of the Bethesda corridor average.

+ Will any new traffic signals be installed?

No. The traffic study did not recommend any new traffic signals along Battery Lane.

+ Will any parking be included?

Sufficient parking will be included on-site in the redevelopment of each property to accommodate residents. All parking will be integrated within the building and partially below grade, effectively eliminating the surface parking currently in place around all of the current properties.

+ How will increased density impact area schools?

As part of filing our plans with the Montgomery County Planning Department in May 2019, we were required to calculate the students generated by the Project using the County’s generation rates. Because the existing properties are residential apartments and we have many children living there, the Project student generation number takes a credit for students for the existing apartments. The analysis found that there was not a significant increase in students for the Battery District, 2 new high school and 1 new elementary school student. Therefore, the results are within permissible limits of the County School Test.

+ How much open and green space is proposed?

The Zoning Ordinance requires 10% public use space and 35% open/green space. The Project complies with these requirements through the enhanced sidewalks, streetscape, landscape and lighting along the properties’ frontages, the new through-block connections on Sites A and C, and the widened Bethesda Trolley Trail pedestrian and cycle paths and new Greenway community hub on Site D, and the new open space on Site E.

+ What environmental practices are being incorporated into the redevelopment?

The Project is replacing sites which are covered with low-energy performance buildings and acres of surface parking with new energy efficient buildings, stormwater management including green roofs, tree canopy and landscaping. The stormwater management system will include functional and interpretive elements that connect throughout the Project.

In the Greenway proposal alongside the enhanced Bethesda Trolley Trail on Site D special attention is given to natural-looking stormwater management facilities and an enhanced outfall to the pond on NIH.

+ Will the redevelopment be LEED certified?

The buildings will meet the County’s Green Building standards. No decision has been made about LEED certification at this early stage.

+ How can I stay informed throughout the process?

We are committed to maintaining open communications and always welcome your questions and feedback. We encourage residents and interested members of the community to stay informed by:

• Following our website, join our mailing list, and submit your questions, comments and feedback: BatteryLaneDistrict.com.
• Following the project’s approval progress with the Maryland-National Capital Park and Planning Commission: mncppc.org.
• Sending an email or letter of support to the Montgomery County Planning Board or testifying at a future public hearing.
• Attending meetings with civic organizations and homeowners’ associations. Contact us if you are interested in scheduling a meeting with our development team.

To date, the Applicant has met with Whitehall Condominium, Stonehall Condominium, Sussex House Condominium, Madison Park Condominium, City Commons Condominium, Sunrise, Kossow Management, Bethesda Downtown Implementation Committee, NIH, Sierra Club, Bethesda Chamber, among others.

+ How will existing residents be impacted?

Existing residents of Aldon properties along Battery Lane will receive plenty of notice in advance of any construction before they may be impacted. We will work through a comprehensive relocation plan at that time for residents of an affected building. It’s important to note that we do not anticipate construction to begin any sooner than 2023 on the first phase.

Please note, it is not the intention of Brown Development to demolish and construct all of the buildings simultaneously. Each property will be redeveloped individually every 2-3 years, with the entire process expected to take approximately 10-15 years.

Brown/Aldon is in the rental housing business. Its tenants are its most important asset. Therefore, the proposed redevelopment and its phasing have been intentionally designed to allow the remainder of the apartment buildings on the Property to continue to operate with as little disruption as possible, provide the greatest number of options for tenant relocation, and limit tenant displacement from Battery Lane. Throughout the phasing period, similarly situated and similarly located units — both on the Property and in properties not included in this Sketch Plan — will be available within the Aldon portfolio for easy tenant relocations.

As individual buildings are being redeveloped, the remaining existing apartment buildings will continue to operate. As new buildings come online, the available housing on Battery Lane will increase, and most importantly, Moderately Priced Dwelling Units (MPDUs) will become available. This phased redevelopment over a long period will ease the transition for long-term residents and reduces Aldon tenant displacement from the neighborhood. Opportunities for similar units in an existing Aldon building, or a new unit located on Battery Lane, will be available to Aldon tenants residing in a building slated for demolition. Specific tenant relocation plans for each building will be developed in advance as site plans are approved and construction is scheduled.

+ What about the Bradley Boulevard apartments?

Brown Development is currently in the early phases of planning for the Bradley Boulevard apartments, but no announcements have been made at this time. For more information, please visit the Brown Development website.

+ What if I have another question?

Our development team is committed to keeping the community informed and maintaining an open dialog. Please contact us if you have any additional questions or wish to share feedback with our development team.