April 18, 2014
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The Future is Looking Up

Picture yourself strolling the Champs-Élysées, visiting shops and restaurants before retiring to your high-rise above it all. Now picture yourself doing that in Montgomery County

Montgomery County Planning Director Rollin Stanley stands before North Bethesda Market, aka NoBe I—a tease to what the future will look like. Photo by Daniel Bedell

Montgomery County Planning Director Rollin Stanley stands before North Bethesda Market, aka NoBe I—a tease to what the future will look like. Photo by Daniel Bedell

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The past, present and future converge at Rockville Pike and Old Georgetown Road in North Bethesda.

On the northwest corner sits Mid-Pike Plaza, a 1960s-era suburban shopping center with acres of parking—nearly 1,400 spaces in all. This is Montgomery County’s past, a symbol of a car-dependent, highway-dominated culture.

And the future? It’s just southeast down the Pike, where a driving range was a longtime landmark.

High-rise, transit-oriented development abuts the nearby White Flint Metro station there: the 312-unit Wentworth House Apartments, completed in 2008, atop a 63,000-square-foot, ground-floor Harris Teeter supermarket; and a 14-story, 362,000-square-foot office building that will be the third in North Bethesda to house the headquarters of the U.S. Nuclear Regulatory Commission (NRC). And more’s to come, including another high-rise apartment building and hotel, from developer LCOR on the 32.4-acre tract.

“I think the evolving story of White Flint is really the future of Montgomery County,” Michael J. Smith, LCOR’s vice president for development, says on a “pretty important day” in December, when the construction crane on the third NRC building in North Bethesda is coming down. Occupancy by 1,500 headquarters employees is expected by the end of the year.    

Soon, Mid-Pike Plaza will be gone, too, its 271,000 square feet of retail replaced by a mixed-use development of up to 3.4 million square feet. A project of Federal Realty—the firm responsible for Bethesda Row, the hugely successful cluster of retail, restaurants and residences in downtown Bethesda—it will be called “Pike & Rose,” after the intersection of Montrose Road and Rockville Pike.

There will be a public plaza, a street grid with sidewalks and apartments above ground-floor restaurants and shops. The first phase—some 450 residences, 120,000 square feet of retail and 80,000 square feet of offices—is scheduled to break ground later this year.

“Our development strategy is creating a place, a community where people want to be,” says Robin McBride, Federal Realty’s regional vice president. “The tide is turning as you see more people who want to take advantage of mass transit to live, work and play. They don’t want to use a car. We are capitalizing on this new demand.”

For decades, the county has sprawled outward, gobbling up the farms and other vacant tracts wistfully referred to as “greenfields” in order to build single-family tract homes and strip shopping centers. Excluding the 47 percent of land preserved as parks and farmland, only 4 percent of the county remains undeveloped. Now the county’s trajectory appears to be not outward but up, into a vertical future. Planners envision a series of node cities inextricably linked by mass transit—from Bethesda to Rockville and beyond. Even early commuter suburbs such as Silver Spring and Bethesda, which were once clusters of low-rise commercial buildings, have gone increasingly vertical.

The build-out won’t happen overnight, officials say. Even at White Flint, where zoning is approved and work is well under way, planners predict it will take 25 years or longer to fully realize the vision. Even then, much will hinge on the economy and related variables such as market demand, pricing and financing.

But eventually both young and old will live, work and shop here in mixed-use developments with high-rise apartments, office buildings and retail built around Metro stations. A dedicated bus lane on the highway will whisk people between subway stops. Out with the Pike, in with the Boulevard—the county’s very own Champs-Élysées.

Old to new | New to old
Mar 9, 2012 04:48 pm
 Posted by  Stowelocketeti

It is important to recognize what is unstated in this article. First, Rockville is going to be nothing like the Champs-Élysées. The Champs-Élysées is 70m wide, lined by 6-8 story buildings; ignoring the obvious differences in scale and density, the redeveloped Rockville Pike would need to be 200m wide just to be proportional. Second, Rollin Stanley may be popular among planners, but he is anything but among residents. Residents? Oh, yes, the people who actually own, and live on, the land he seeks to redevelop. Those residents also pay the taxes that are used for land use policies, which, it turns out, are often contrary to the public's expressly stated wishes. For example, the County Council approved the up-zoning of the Konterra site in Kensington, in spite of receiving scores of letters opposing the up-zoning, and only a few in favor of it. It was adding insult to injury, but expected by those of us who have become inured to spectacular disenfranchisement. Additionally, Mr. Stanley had the same problem in St. Louis that he has had here.

I strongly support well-considered development. I worked on large multi-use projects for years. But let's be clear; the idea that residents have any real input in planning department decision-making is preposterous. Again, an example: I was part of a small group that developed the Village Center concept in response to the sector plan's failure to map a town center in Kensington. We made a powerpoint presentation to the M-NCPPC in April '11. Between the three of us, we had 50 years of experience in the field. Two of the three were architects. Nonetheless, we were ignored. Eight months later, County Council staff found it quite by accident, and thought it was a good idea. Against the odds, and in spite of the Planning Department, our obvious solution to an even more obvious problem was marginally adopted.

Finally, there is another French reference left out of this article which is particularly apt: fait accompli.

Mar 10, 2012 12:19 pm
 Posted by  Anonymous

After the County wakes up to the shipwreck, the captain will be long gone after ignoring the passengers' warnings that he was steering the ship too recklessly. Many of the crew members helped chart the course while shouting "full speed ahead". Some abandoned ship because they saw the iceberg ahead while others stood by and watched because they were too afraid to stand up to bullying. In the end, the County will be stuck trying to figure out how to salvage the wreckage, while the captain is off steering some other ship on a dangerous and irreversible course.

Mar 27, 2012 03:24 pm
 Posted by  Anonymous

The Purple Line graphic is incorrect.

Jun 19, 2012 04:45 pm
 Posted by  Anonymous

I am a resident of Bethesda and happen to think this is terrific progress. Stanley might not be popular but his reasons are sound and the current plans will make the pike a better place. What is not to like about modernization, mixed use development, conservation and mass transit?

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