Master Plan Review

Approved and Adopted

November 2011
WHEATON
Wheaton Page 1 of 13 Updated July 2014 based on Adopted DMA


Public Listening Session 9/2009
ONING CODE REWRITE
In 2007, the Montgomery County Council directed the Planning Department to undertake a
comprehensive zoning ordinance rewrite. Last rewritten in 1977, the current 1,200
+
page code is
viewed as antiquated and hard to use with standards that have failed to keep pace with modern
development practices.
With only about four percent of land in the County available for greenfield development, the new
zoning code can play a crucial role in guiding redevelopment to areas like surface parking lots and
strip shopping centers. An updated zoning code is important for achieving the kind of growth
Montgomery County policymakers and residents want.
Initial sections of the new code were drafted by Code
Studio, a zoning consultant. These drafts were
subsequently analyzed and edited by planners based
on feedback from the Zoning Advisory Panel (a citizen
panel appointed by the Planning Board to weigh in on
the projects direction), county agency representatives,
residents and other stakeholders. In September 2012,
planning staff began the release of a draft code in
sections accompanied by a report highlighting changes
from the current code. The staff drafts were reviewed
at length by the Planning Board.
The Planning Board held worksessions and public hearings between September of 2012 and May of
2013. On May 2, they transmitted their draft to the County Council. The Council adopted the text of
the new code in March and adopted the new zoning map in July 2014.
The new code and map will go into effect on October 30, 2014.
ZONE IMPLEMENTATION PROCESS
An important aspect of the Zoning Rewrite process is the potential simplification of 123 existing
zones into about 30 proposed zones. While some of the proposed zones are a direct one-to-one
translation of existing zones, others are the result of combining existing zones with similar
standards. Additionally, existing zones that are not currently mapped or are no longer used in the
County have been eliminated from the proposed code. Through the implementation process,
Montgomery County aims to simplify the number of zones, eliminate redundancy, and clarify
development standards. A full translation table for all zones can be found in the documents section
of our website: www.zoningmontgomery.org.
BACKGROUND
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Agricultural, Residential, and Industrial Zone Implementation:
For agricultural and rural zones, the existing zones will be translated to proposed zones on a one-to-
one basis, with the exception of the Low Density Rural Cluster zone which is not currently used in
the County and will be eliminated.
Many of the existing residential zones will remain the same. Other residential zones will be
combined with existing zones that have similar development standards. The R-4Plex zone, which is
not currently mapped anywhere in the county, will be removed from the proposed code.
Implementation of Industrial zones will combine similar zones (Rural Service, I-1, and R+D) into the
proposed Industrial Moderate (IM) zone. The existing heavy industrial zone (I-2) will be renamed as
the Industrial Heavy (IH) zone.


Examples:
Agricultural
and Rural
Rural Density
Transfer (RDT)
Agricultural
Reserve (AR)
R-60
(detached residential)
R-60
(detached residential)
R-60/TDR
(detached residential)


Residential
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Commercial and Mixed-Use Zone Implementation:
Parcels located in the existing Commercial, Mixed-use, Central Business District (CBD), and Transit
Station zones will be translated into one of the proposed Commercial/Residential (CR) or
Employment (E) Zones using a two-tiered process.
First, decisions about specific parcels in these zones were based on recommendations within the
Master Plan. Planning staff reviewed each Master Plan in the County. When the Master Plan
provided specific recommendations about allowed density, height, or mix of uses for individual
commercial or mixed-use parcels, those recommendations were used to build the formula of the
proposed zone. This ensures consistency with currently allowed density and height, and helps
codify Master Plan recommendations in a parcel-specific manner.
Second, if the Master Plan did not make specific recommendations, the current zone changed to a
proposed zone on a one-to-one basis or the proposed zone was determined using a specific
standardized decision tree (see example below). The standardized decision tree translates existing
zones by considering each specific parcels proximity to single-family neighborhoods or other
factors. The goal of the implementation decision tree is to retain currently allowed heights and
densities and maintain context sensitivity.

Example: C-1 Convenience Commercial









Confronts or abuts
R-150 or less intense
or site is bigger than 5 acres
NR-0.75
H-45
then
Within a Historic
District
NR-0.75
H-45
then
Confronts or abuts
R-90, R-60, R-40, or R-MH
CRT-0.75
C-0.75 R-0.25 H-35
then
Confronts or abuts RT
or more intense
CRT-0.75
C-0.75 R-0.25 H-45
then
C-1

if
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PLAN HIGHLIGHTS
The Wheaton CBD Sector Plan, adopted in November 2011,
envisions Wheaton as a major mixed-use center for the
Georgia Avenue corridor and eastern Montgomery County.
The plan seeks to build upon the strengths of Wheaton and
encourage investment, while maintaining the neighborhoods
special character. The plan recommends building on the role
of Metro and Wheaton as a regional transit hub to promote
high-density, high-quality growth and redevelopment in the
core. In the end, Wheaton will emerge as a mixed-use Central
Business District with new development that blends with
existing small and family-owned businesses.
The Wheaton CBD serves both local and regional retail
demand, with many small businesses and a large regional
shopping mall. Much of the housing stock is comprised of
small, post-World War II homes, making it attractive for
newcomers to the community.
By creating a more diverse local economy and building on the
existing diverse uses, Wheaton can enhance its role as a
shopping destination that includes independent and national
retailers, ethnic restaurants, and unique local small business
offerings. By providing opportunities for increased density
and expanding the connections between the CBD, the
regional mall, and surrounding residential communities,
Wheaton is positioned to become a future growth area for
the county.
The plan calls for ensuring a sustainable economy by
balancing new land uses with existing uses, which are
predominantly retail in nature. New office space should be
encouraged to increase daytime population. More employees
and more residential development will provide customers for
local services and businesses. Redevelopment may displace
some existing businesses, but it will also create more demand
for specialty retail and small businesses.
WHEATON
Wheaton scenes
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The Wheaton Planning Area currently has 13 zones: 6 Residential, 4 Commercial, and 3 Planned
Development.

Existing Residential:
R-60: Detached Unit, Single-Family
R-90: Detached Unit, Single-Family
RT-8: Townhouse, Single-Family
RT-10: Townhouse, Single-Family
RT-12.5: Townhouse, Single-Family
R-20: Multi-Family, Medium Density





Existing Commercial
CR: Commercial Residential
CRN: Commercial Residential
Neighborhood
C-2: General Commercial
C-T: Commercial, Transitional

Existing Planned Development
PD-11: Planned Development
PD-18: Planned Development
PD-9: Planned Development

Standard Translation:
The existing R-60 and R-90 zones will remain the same. RT-8, RT-10, and RT-12.5 will remain RT
(Townhouse). The R-20 (Multiple Family, Medium Density Residential) zone will remain R-20 (Multiple
Family, Medium Density Residential).
CRN (Commercial Residential Neighborhood) and CR (Commercial Residential) will remain the same. C-2
will translate to GR (General Retail), and C-T will be renamed CRN (Commercial Residential
Neighborhood).
The existing Planned Development zones will remain PD.







ZONE IMPLEMENTATION
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In some cases, properties were not converted using the standard conversions as outlined earlier in the
packet.

Generally, this is because the relevant Master or Sector Plan made recommendations regarding the
appropriate density, height, or mix of uses on a given site.

In other cases, the text of the zoning ordinance or an overlay zone can affect the development potential
of a site, and therefore affect the conversion given as part of the draft proposed DMA.

Additionally, the PHED Committee instructed that, when requested by a property owner, existing site
approvals be reflected in the draft proposed DMA. Non-standard conversions sometimes reflect these
project approvals.

The following pages will give detail on all of the non-standard conversions in this plan area.

NON-STANDARD CONVERSIONS
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MP Number: WHEAT-01
Master Plan: Wheaton
Location: Wheaton Plaza
Existing Zone: C-2
Standard Conv: CRT-1.5 C-1.5 R-0.5 H-45
Proposed Conv: GR-1.5 H-45
M
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Zone Group: Changed to GR
Overall FAR: Standard
Comml FAR: -
Residl FAR: -
Height: Standard
Reason for non-standard conversion:
Wheaton CBD Sector Plan, page 52-53
The Sector Plan calls for retaining the C-2 zone where the
Wheaton Plaza shopping mall currently stands. The Plan calls
for keeping the mall as a regional shopping center, and
therefore the site is not appropriate for the CRT zone.

Under the current zoning ordinance, development in the C-2
zone can reach 1.5 FAR without mixing uses. It is within 300 of
single-family detached residential, so height should be limited
to 45 according to the current zoning ordinance.

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Wheaton
Existing Proposed
Zone Acres Percent Zone Acres Percent
R-60 109.72 28.77 R-60 109.72 28.77
R-90 11.9 3.12 R-90 11.9 3.12
RT-8 7.42 1.95 RT-8 7.42 1.95
RT-10 2.47 0.65 RT-10 2.47 0.65
RT-12.5 16.38 4.3 RT-12.5 16.38 4.3
R-20 23.22 6.09 R-20 23.22 6.09
CRN-1.0 C-0.25 R-1.0 H-45 0.88 0.23 CRN-1.0 C-0.25 R-1.0 H-45 0.88 0.23
CRN-1.0 C-0.5 R-1.0 H-45 1.04 0.27 CRN-1.0 C-0.5 R-1.0 H-45 1.04 0.27
CRN-1.5 C-0.25 R-1.5 H-45 1.29 0.34 CRN-1.5 C-0.25 R-1.5 H-45 1.29 0.34
CRN-1.5 C-0.5 R-1.5 H-45 9.76 2.56 CRN-1.5 C-0.5 R-1.5 H-45 9.76 2.56
CR-2.0 C-1.5 R-1.5 H-75 21.6 5.66 CR-2.0 C-1.5 R-1.5 H-75 21.6 5.66
CR-3.0 C-2.5 R-2.5 H-100 3.15 0.82 CR-3.0 C-2.5 R-2.5 H-100 3.15 0.82
CR-3.0 C-2.5 R-2.5 H-75 8.5 2.23 CR-3.0 C-2.5 R-2.5 H-75 8.5 2.23
CR-4.0 C-3.5 R-3.5 H-100 16.15 4.24 CR-4.0 C-3.5 R-3.5 H-100 16.15 4.24
CR-5.0 C-4.5 R-4.5 H-130 7.55 1.98 CR-5.0 C-4.5 R-4.5 H-130 7.55 1.98
CR-5.0 C-4.5 R-4.5 H-150 8.15 2.14 CR-5.0 C-4.5 R-4.5 H-150 8.15 2.14
CR-6.0 C-5.5 R-5.5 H-200 48.33 12.67 CR-6.0 C-5.5 R-5.5 H-200 48.33 12.67
CR-6.0 C-6.0 R-3.0 H-250 3.64 0.95 CR-6.0 C-6.0 R-3.0 H-250 3.64 0.95
C-2 56.01 14.69 GR-1.5 H-45 56.01 14.69
C-T 0.44 0.12 CRN-0.5 C-0.5 R-0.25 H-35 0.44 0.12
PD-11 2.99 0.78 PD-11 2.99 0.78
PD-18 5.56 1.46 PD-18 5.56 1.46
PD-9 15.19 3.98 PD-9 15.19 3.98
Grand Total 381.33 Grand Total 381.33


ZONE IMPLEMENTATION
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Wheaton: Existing Zoning
Residential Medium Density
Townhouse
Multi-Family
Comm/Res - Neighborhood
Commercial/Residential
Commercial
Planned Development
Wheaton: Proposed Zoning
Residential Medium Density
Townhouse
Multi-Family
Comm/Res - Neighborhood
Commercial/Residential
General Retail
Planned Development
ZONE IMPLEMENTATION
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EXISTING ZONING MAP
R-60
R-90
Townhouse
RT-8
RT-10
RT-12.5
Multi-Family
R-20
Commercial
C-T
C-2
CRN
CR
PD-9
PD-11
PD-18
Commercial/
Residential
Planned
Development
Comm/Res-
Neighborhood
Existing Zones
Residential
Medium Density
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R-60
R-90
Townhouse
RT-8
RT-10
RT-12.5
Multi-Family
R-20
CRN
GR
CRN
CR
PD-9
PD-11
PD-18
Proposed Zones
Residential
Medium Density
Comm/Res-
Neighborhood
General Retail
Comm/Res-
Neighborhood
Planned
Development
Commercial/
Residential

PROPOSED ZONING MAP
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PLANNING AREA CONTEXT
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