Thinking about building in Bethesda and wondering how long it really takes? You are not alone. Timelines can stretch when multiple agencies, technical reviews, and community input converge. This simple overview breaks the process into clear phases, typical time ranges, and practical ways to keep things moving. Let’s dive in.
The five project phases
Pre-development and feasibility
You secure site control and validate the path ahead. That includes title and survey work, environmental and geotechnical screening, a preliminary tree and canopy review, and utility capacity checks with local providers. You also confirm the market fit, unit mix, and pricing assumptions and build a first-pass cost and schedule model.
Entitlement and approvals
You verify zoning, density, and whether your plan is by-right or needs a special exception, variance, or rezoning. You meet with Montgomery County Planning and the Department of Permitting Services to scope the submittals. Expect concept and site plans with studies such as traffic, stormwater, forest conservation, and other plan-specific analyses.
Permitting and technical reviews
Detailed engineering and building plans go through DPS review. You secure grading and sediment control approvals, stormwater management acceptance, water and sewer service approvals with WSSC, and driveway or access permits through MCDOT or SHA. Fire Marshal review and utility coordination happen alongside plan checks.
Construction
You handle demolition, utilities, foundation, structure, building envelope, MEP systems, finishes, inspections, and commissioning. County inspections occur throughout, and you complete final occupancy inspections before receiving Use and Occupancy permits.
Sales and closeout
You set up a model or sales center, run pre-sales and marketing, complete punchlist and warranty items, and manage lender draws and closings. If subdividing or forming a condominium, you finalize plats or condo documents in parallel with construction.
How long each phase takes
- Pre-development and feasibility: 1 to 4 months.
- Entitlement (by-right): 3 to 9 months.
- Entitlement (rezoning/special exception/variance): 9 to 30+ months.
- Technical plan review and permitting: 3 to 9 months, often overlapping with final design.
- Construction (small infill single-family or townhouse): 6 to 12 months per building.
- Construction (mid-rise multifamily, ~4 to 8 stories): 18 to 36 months.
- Closeout and warranty: 3 to 12 months of active punchlist, with warranties continuing after turnover.
Two common schedules
Scenario A: By-right townhouse infill
- Months 0–2: Site control, due diligence, market feasibility.
- Months 2–5: Pre-application meetings and final design packages.
- Months 5–8: County plan check, DPS review, WSSC coordination.
- Months 8–10: Building permit issuance; start construction.
- Months 10–22: Construction and inspections; sales and marketing run concurrently.
- Months 22–24: Final occupancy and closings.
- Total: About 10 to 24 months from site control to occupancy, depending on unit count and complexity.
Scenario B: Rezoning or density increase
- Months 0–3: Site control, stakeholder outreach, initial feasibility.
- Months 3–12: Rezoning package and studies; community outreach.
- Months 12–20: Planning Board or Hearing Examiner process; multiple hearings possible.
- Months 20–30+: Potential appeals and plan revisions per conditions.
- Months 24–36: Engineering and DPS permitting, often overlapping late in entitlement.
- Months 30–60: Construction, with mid-rise projects trending longer.
- Total: Typically 24 to 60+ months to occupancy when rezoning is required.
Bethesda approvals to plan for
Montgomery County Planning (M-NCPPC)
Planning leads site plan review and ensures consistency with sector plans. For Bethesda, the Downtown Sector Plan and its design guidelines influence height, massing, and public realm expectations. Early engagement improves clarity on submittals and community outreach.
Department of Permitting Services (DPS)
DPS oversees building, trade, grading, sediment and erosion control permits, and inspections. Multiple review cycles are common, so coordinated plan sets and pre-application meetings reduce rework.
Transportation agencies: MCDOT and SHA
If your project accesses a local or state road, you coordinate with MCDOT and sometimes SHA. Traffic studies are often required. Mitigation like signal timing or turn lanes can add scope and schedule.
WSSC Water
Early water and sewer capacity checks help flag mains or pump station needs. Service agreements, fees, and potential main extensions can significantly affect budget and timing.
MDE and environmental compliance
Stormwater compliance, including the NPDES Construction General Permit, is a core requirement. Complex on-site stormwater solutions or off-site mitigation can impact timing.
Forest conservation and tree canopy
Tree removal and forest conservation plans can drive design and timeline. Plan ahead for mitigation, conservation easements, or replacement requirements.
Utilities and life safety
Pepco, Washington Gas, and telecom providers handle service upgrades and relocations. Fire Marshal and code officials focus on access, hydrants, and life-safety systems, especially in multifamily projects.
Historic review when applicable
Bethesda includes historic resources. Projects near designated properties can trigger additional review and conditions.
Top bottlenecks to avoid
- Rezoning and hearings: Community opposition and negotiated conditions can add months or years.
- Utility capacity: WSSC-driven main extensions or pump stations can reset both cost and schedule.
- Stormwater complexity: Challenging sites may require large systems or off-site mitigation.
- Traffic mitigation: Off-site improvements tied to MCDOT or SHA add time and coordination.
- Tree and forest requirements: Mitigation negotiations can push submittals and redesign.
- Sequential multi-agency reviews: Without coordination, agencies can create a stop-and-go rhythm.
- Incomplete submittals: Missing or inconsistent documents lead to extra review cycles.
- Utility make-ready: Pepco and other relocations often have long lead times.
Ways to save time
- Build the right team early. A coordinated civil, traffic, stormwater, arborist, environmental, legal, and planning bench produces cleaner submissions that clear first review cycles more often.
- Use pre-application meetings. Early conversations with Planning, DPS, and other reviewers clarify scope and reduce comments later.
- Plan proactive outreach. Thoughtful community engagement can lower hearing risk and shorten the path to approvals.
- Check utilities first. Early WSSC capacity letters and utility scoping prevent surprises that derail budgets and calendars.
- Sequence permits and reviews. Where allowed, pursue concurrent reviews and use an expeditor to manage comment cycles.
- Align with lender triggers. Match marketing, presales, and draw schedules to lender requirements to avoid funding delays.
- Carry contingencies. Budget for schedule and cost contingencies to absorb known unknowns.
Financing and presales timing
Construction lenders often want evidence of demand for for-sale projects. Presale thresholds vary by lender and market, and underwriting looks at local absorption and comps. For rental projects, lenders focus on projected rents, lease-up plans, and stabilized performance. Model openings and sales centers typically launch near permit issuance or early construction. Final plats and condo documents should run in parallel so closings are not stalled at the finish line.
Simple checklists by stage
Early-stage developer checklist
- Title report, ALTA survey, and Phase I environmental assessment.
- Geotechnical borings and preliminary arborist survey.
- WSSC capacity check and preliminary traffic scoping memo.
- Zoning and use check against the Montgomery County Zoning Ordinance.
Entitlement submission checklist
- Concept and site plans with civil engineering.
- Stormwater management and sediment and erosion control plans.
- Traffic study or scoping letter.
- Forest conservation and tree plans; utility service letters.
- Community outreach summary.
Permitting handoff checklist
- Complete DPS plan sets and trade permits.
- WSSC service applications and fees.
- Access permits with MCDOT or SHA, as applicable.
- Utility applications for Pepco, Washington Gas, and telecom.
- Fire Marshal submissions.
Construction startup checklist
- Erosion and sediment controls and stormwater measures in place.
- Approved grading permit and utility coordination confirmed.
- Builder’s risk insurance and construction loan draws schedule.
- Escrows for public improvements per county requirements.
Build a realistic calendar
Two factors shape your calendar more than any others: whether your plan is truly by-right or needs rezoning or variances, and whether site constraints like utilities, stormwater, and trees require added scope. If you start with clean due diligence, coordinated submissions, and proactive outreach, you can shorten the path to approvals and reduce rework. The result is a smoother construction start and clearer marketing runway.
If you want to stress-test assumptions, plan presales, or align your approval path with an exit strategy, connect with Natalie Hasny for discreet, senior-level advisory.
FAQs
What is a typical Bethesda new construction timeline?
- For by-right townhouse infill, many projects run about 10 to 24 months to occupancy; if rezoning is needed, schedules often extend to 24 to 60+ months.
Who approves site plans in Montgomery County?
- The Montgomery County Planning Department (M-NCPPC) leads land-use review, with the Planning Board or a Hearing Examiner involved depending on the application type.
Do Bethesda projects require traffic studies?
- Many projects require a traffic impact study scoped with MCDOT, and SHA may be involved if access touches a state road such as Rockville Pike.
How do WSSC capacity checks affect schedule?
- Early capacity checks can reveal needed main extensions or pump stations, which add scope, cost, and months to a project if not planned for upfront.
When should presales begin for townhomes or condos?
- Model openings and sales centers often launch near permit issuance or early construction to capture demand and help meet lender presale expectations.
What triggers historic review in Bethesda?
- Sites within or near designated historic properties can require additional review and conditions through the County’s historic preservation process.
