Major developments in spurtown. The WMAL radio towers are being replaced with a housing development.
http://www.bethesdamagazine.com/Bethesda-Beat/Web-2016/Developer-of-WMAL-Radio-Towers-Site-Says-Traffic-Will-Remain-Within-Countys-Congestion-Standards/
WMAL Radio Towers Site Developer Says Traffic Would Not Exceed County’s Congestion Standards
A traffic study commissioned by the developer planning to build a 328-home neighborhood in Bethesda says vehicle trips generated by the project wouldn’t exceed the county’s traffic congestion standards for nearby intersections.
The finding, detailed in a 116-page report from traffic consultant Wells + Associates for developer Toll Brothers, was based on a projected 209 morning rush-hour vehicle trips out of and 271 afternoon rush-hour vehicle trips into the new neighborhood. Using those trip generation numbers, which are based on a county Planning Department methodology, congestion would be below the county’s thresholds for vehicle capacity at the eight intersections.
“Therefore, no off site road improvements are required,” reads the report, which was submitted to the county Planning Department as part of Toll Brothers’ preliminary plan application. Toll Brothers wants to build 170 single-family detached homes and 158 townhomes on the 75-acre site now home to four WMAL radio towers.
Developers that exceed the intersection capacity standards could be required to pay for extra lanes or other improvements to get project approval.
The size of the Toll Brothers project is rare in Bethesda, where the vast majority of land is already developed and infill development of existing structures is more common.
The site, just north of the Capital Beltway and southeast of I-270, sits in the middle of single-family neighborhoods along Greentree, Greyswood and Fernwood roads. The new neighborhood would have three access points, via two points along Greentree Road and the extension of Greyswood Road.
At a public meeting in April, Toll Brothers and representatives from Wells + Associates heard skeptical residents who said they were concerned with how much traffic the neighborhood would generate. Many were also worried the traffic would add to already congested intersections along Fernwood Road.
For many in the existing neighborhoods, the two-lane Fernwood Road, which widens to four lanes at certain points, is the main way in and out via its connection with Democracy Boulevard, a major road with six lanes that connects to I-270.
The traffic study, which wasn’t ready when Toll Brothers held the April public meeting, took into account projected additional traffic from the planned neighborhood and 11 other “pipeline” projects including expansions at NIH, Westfield Montgomery mall and Suburban Hospital.
It also included residential projects under construction, such as the 34-home Bethesda Mews project and 143-townhome Grosvenor Heights project, and mixed-use development proposals that have long been stalled in the approval process such as Rock Spring Center and Ourisman Ford.
In the study, the intersection projected to be the most congested is at Fernwood Road and Democracy Boulevard with an evening peak-hour “critical lane volume” measurement of 1,446, lower than the county’s standard of 1,550. Critical lane volume is a measure of intersection capacity.
If the proposed development is approved, Toll Brothers would be required to make a standard traffic mitigation payment to the county before the company starts construction, expected to begin in summer 2017 and continue in phases until 2022.
Prices for townhomes would start at just less than $1 million and the single-family homes would start at $1 million, project officials have said. The total amount of homes could end up at just 306 if Montgomery County purchases a five-acre portion at the southwest corner of the site.
Toll Brothers plans to hold that portion for the county for three years after the project is approved. If the county doesn’t purchase the five acres—which could be used for a park, school or other public facility—Toll Brothers would then incorporate it into the neighborhood.
At the April meeting, Toll Brothers Vice President John Harris told residents the Pennsylvania-based developer would hold another public meeting focused specifically on the traffic study. The developer’s website for the project says the project team will announce a date for the meeting “in the coming weeks.”
Attachments: