Master Plan Review

WHITE FLINT
Approved and Adopted April 2010

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

BACKGROUND
ZONING 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. The Montgomery County Planning Department is working in coordination with Code Studio, a team of nationally recognized consultants; a citizen panel, known as the Zoning Advisory Panel (ZAP); and other County agencies to improve the zoning code. The ZAP was appointed by the Planning Board to weigh in on the projects direction and advise staff.

Public Listening Session 9/2009

Initial sections of the new code are drafted by Code Studio, and are subsequently analyzed and edited by planners based on feedback from ZAP, county agency representatives, residents and other stakeholders. The Zoning Code Rewrite drafts continue to undergo multiple reviews and revisions in preparation for the distribution of a public draft of the new code expected in summer 2012. The comprehensive public draft will then be presented to the Planning Board and, ultimately, the County Council as part of a public review process.

ZONE CONVERSION PROCESS

An important aspect of the Zoning Rewrite process is the potential conversion of 123 existing zones into 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 conversion process, Montgomery County aims to simplify the number of zones, eliminate redundancy, and clarify development standards. A full conversion chart for all zones can be found in the documents section of our website: www.zoningmontgomery.org.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

Agricultural, Residential, and Industrial Zone Conversion:

For agricultural and rural zones, the existing zones will be converted to proposed zones on a one-toone basis, with the exception of the Low Density Rural Cluster zone which is not currently used in the County and will be eliminated. Several of the existing residential zones will also directly convert on a one-to-one basis. Other residential zones will be converted by combining 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. Conversion of Industrial zones will combine similar zones (Rural Service, I-1, and I-4) into the proposed Industrial Light (IL) zone. The existing heavy industrial zone (I-2) will convert directly to the proposed Industrial Heavy (IH) zone.

EXAMPLES:
Agricultural And Rural
Rural Density Transfer (RDT) Agricultural Conservation (AC)

Residential, Detached Unit (R-60) Residential, Detached Unit (R-40) Residential, Mobile Home Development (RMH)

Residential

Residential Detached, Medium Density (RMD-6)

Rural Service (RS)

Industrial

Light Industrial I-4 (I-1)

Industrial Light (IL)

Light Industrial (I-4)

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

Commercial and Mixed-Use Zone Conversion:

Parcels located in the existing Commercial, Mixed-use, Central Business District (CBD), and Transit Station zones will be converted into one of the proposed Commercial/Residential (C/R) or Employment (E) Zones using a two-tiered process. First, decisions for conversions of a specific parcel 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 conversion 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 converted 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 converts existing zones by considering each specific parcels proximity to auto-centric localities, village and town centers, and detached residential neighborhoods. The goal of the conversion decision tree is to retain currently allowed heights and densities and maintain context sensitivity.

EXAMPLE: C-1 Convenience Commercial

Then

Conversion Decision Criteria for C-1, Convenience Commercial Current Max FAR: None (90% Coverage) Current Max Height: 30 average at finished grade along the building up to 45

Then

If the C-1 Parcel Is:

Then

Then

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

WHITE FLINT
PLAN HIGHLIGHTS
The White Flint Sector Plan was adopted in April 2010. The Sector Planning area includes 430 acres and lies entirely within a 3/4 mile radius of the White Flint Metro station. The Sector Plan establishes a vision for White Flint which transforms the existing auto-oriented suburban development pattern into an urban center of residences and businesses where people can walk to work, shops, and transit. To support the vision established for White Flint, the Master Plan provides recommendations for six different components of the community: Core: The community, the conference center, and commerce converge to express White Flints special character. The highest density and tallest buildings at the Metro station will form an identifiable center. Mobility: White Flint will have a walkable street system. Rockville Pike, transformed into a grand boulevard, will visually tie together the east and west sides of the Sector Plan area. Sidewalks, bikeways, trails, and paths will provide options for pedestrian circulation and connections to the existing and new neighborhoods and surrounding communities. Buildings: The maximum building height in the White Flint Sector Plan is 300 feet nearest the Metro Station, and is recommended to be 50-250 feet elsewhere in the Sector Plan area. Building heights should reflect existing conditions where existing building heights may be 40 feet or lower. At the edges of the Sector Plan area, building heights must be compatible with surrounding residential neighborhoods.

North Bethesda Market

Public Space: The compact development pattern includes a system of public use spaces where people can gather for events or enjoy recreational activities. The recommended hierarchical public use space system includes the Wall Park, the Central Civic Green, Urban Plazas, Neighborhood Greens, and Private Recreation Space. Compatibility: New development will decline in height and density from the center and Rockville Pike, providing compatible transitions as it approaches the surrounding neighborhoods. Sustainability: New development must incorporate environmentally sensitive design to conserve and generate energy and make maximum use of resources and minimize disruption of the natural environment.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION
The White Flint Planning Area currently has 32 zones: 3 Residential, 4 Commercial, 3 Mixed Use, 20 Commercial/Residential (CR), 1 Industrial, and 1 Planned Development.

Existing Residential: R-90: Detached Unit, Single Family R-90/TDR: Detached Unit, Single Family RT-12.5: Townhouse, Single Family Existing Commercial O-M: Office Building, Moderate Intensity C-T: Commercial Transitional C-2: General Commercial C-O: Commercial, Office Building Existing Mixed Use: RMX-3C: Residential Mixed Use TS-M: Transit Station, Mixed TS-R: Transit Station, Residential Existing Commercial/Residential: CR-0.5 C-0.25 R-0.25 H-50 CR-0.5 C-0.25 R-0.25 H-50 CR-1.25 C-1.0 R-0.75 H-100 CR-1.5 C-0.25 R-1.5 H-50 CR-2.0 C-1.5 R-0.75 H-100

CR-2.5 C-1.25 R-2.0 H-70 CR-2.5 C-2.0 R-1.25 H-150 CR-3.0 C-1.5 R-2.5 H-100 CR-3.0 C-1.5 R-2.5 H-150 CR-3.0 C-1.5 R-2.5 H-200 CR-3.0 C-1.5 R-2.5 H-250 CR-3.0 C-1.5 R-2.5 H-70 CR-3.0 C-2.5 R-1.5 H-150 CR-3.0 C-2.5 R-1.5 H-200 CR-4.0 C-2.0 R-3.5 H-250 CR-4.0 C-3.5 R-2.0 H-250 CR-4.0 C-3.5 R-3.5 H-150 CR-4.0 C-3.5 R-3.5 H-200 CR-4.0 C-3.5 R-3.5 H-250 CR-4.0 C-3.5 R-3.5 H-300 Existing Industrial: I-4: Light Industrial Planned Development PD-9

Standard Conversion: The existing R-90 and R-90/TDR will both convert to the proposed RMD-9 (Residential Medium Density) zone. The existing RT-12.5 will convert into the proposed TMD (Townhouse Medium Density) zone. The Existing I-4 zone will convert to the proposed IL (Industrial Light) zone. The existing PD-9 zone will convert to a proposed Planned Development zone. Additionally, the existing Commercial/Residential zones will remain the same in the proposed zoning code. The existing Commercial and Mixed Use zones will convert to the specific proposed EOF, CRN, and C/R zones using both the standard conversion criteria and specific Master Plan recommendations. Commercial and Mixed Use parcels that do not have specific master plan recommendations will convert to the proposed zone based on the standard zoning conversion table.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

Master Plan Recommended Conversion: Several White Flint parcels will convert to the proposed zones based on White Flint Master Plan recommendations. We refer to these as non-standard conversions. These parcels and the Master Plan guided conversions are shown below.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 1 RMX-3C CR-2.0 C-0.5 R-1.5 H-200 1 Site conditions. Height limited to 200 feet to conform with approved development.

2 C-2 CRN-1.5 C-1.5 R-0.0 H-45 1 Historic property No residential density permitted. White Flint Sector Plan (2009): Page 41
Confirm the C-2 Zone on the historic Montrose School property. Montrose Parkway will alter access to the site: pedestrians will have access from the south and north, but vehicular access is from the north only. There is not potential for creating mixed uses on the property. The property owner is not interested in relocating the structure under any circumstances.

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text

3 TS-M CR-2.5 C-1.25 R-1.25 H-200 3 Site conditions. FAR components written to match site approvals.

4 TS-R CR-2.5 C-1.0 R-2.5 H-200 1 Site conditions. Height limit adjusted to match site approvals.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 5 TS-R CR-2.5 C-1.0 R-2.0 H-200 1 Site conditions. Height limit adjusted to match site approvals.

6 C-O EOF-1.5 H-70 2 Site conditions. Height limit adjusted to match existing structures.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION
White Flint
Existing Zone
R-90 R-90/TDR RT-12.5 C-2 C-O O-M C-T RMX-3C TS-M TS-R CR-0.5 C-0.25 R-0.25 H-50 CR-1.0 C-0.75 R-0.5 H-50 CR-1.25 C-1.0 R-0.75 H-100 CR-1.5 C-0.25 R-1.5 H-50 CR-2.0 C-1.5 R-0.75 H-100 CR-2.5 C-1.25 R-2.0 H-70 CR-2.5 C-2.0 R-1.25 H-150 CR-3.0 C-1.5 R-2.5 H-100 CR-3.0 C-1.5 R-2.5 H-150 CR-3.0 C-1.5 R-2.5 H-200 CR-3.0 C-1.5 R-2.5 H-250 CR-3.0 C-1.5 R-2.5 H-70 CR-3.0 C-2.5 R-1.5 H-150 CR-3.0 C-2.5 R-1.5 H-200 CR-4.0 C-2.0 R-3.5 H-250 CR-4.0 C-3.5 R-2.0 H-250 CR-4.0 C-3.5 R-3.5 H-150 CR-4.0 C-3.5 R-3.5 H-200 CR-4.0 C-3.5 R-3.5 H-250 CR-4.0 C-3.5 R-3.5 H-300 I-4 PD-9

Proposed Total
0.81 3.81 2.00 1.02 2.74 2.81 4.34 3.25 16.58 13.81 0.65 1.35 1.15 10.39 1.78 4.77 2.59 6.86 0.61 119.47 4.36 3.61 2.79 5.62 30.40 10.75 1.10 3.71 1.45 46.43 26.09 11.28

Percent Zone
0.23 1.09 0.57 0.29 0.79 0.81 1.25 0.93 4.76 3.96 0.19 0.39 0.33 2.98 0.51 1.37 0.74 1.97 0.18 34.29 1.25 1.04 0.80 1.61 8.73 3.09 0.31 1.07 0.42 13.33 7.49 3.24 RMD-9 TMD CRN-1.5 C-1.5 R-0.0 H-45 EOF-1.5 H-70 EOF-1.5 H-75 CRN-0.5 C-0.5 R-0.25 H-35 CR-2.0 C-0.5 R-1.5 H-200 CR-2.5 C-1.25 R-1.25 H-200 CR-3.0 C-2.5 R-2.5 H-200 CR-2.5 C-1.0 R-2.5 H-200 CR-2.5 C-1.0 R-2.0 H-200 CR-0.5 C-0.25 R-0.25 H-50 CR-1.0 C-0.75 R-0.5 H-50 CR-1.25 C-1.0 R-0.75 H-100 CR-1.5 C-0.25 R-1.5 H-50 CR-2.0 C-1.5 R-0.75 H-100 CR-2.5 C-1.25 R-2.0 H-70 CR-2.5 C-2.0 R-1.25 H-150 CR-3.0 C-1.5 R-2.5 H-100 CR-3.0 C-1.5 R-2.5 H-150 CR-3.0 C-1.5 R-2.5 H-200 CR-3.0 C-1.5 R-2.5 H-250 CR-3.0 C-1.5 R-2.5 H-70 CR-3.0 C-2.5 R-1.5 H-150 CR-3.0 C-2.5 R-1.5 H-200 CR-4.0 C-2.0 R-3.5 H-250 CR-4.0 C-3.5 R-2.0 H-250 CR-4.0 C-3.5 R-3.5 H-150 CR-4.0 C-3.5 R-3.5 H-200 CR-4.0 C-3.5 R-3.5 H-250 CR-4.0 C-3.5 R-3.5 H-300 IL PUD

Total
4.62 2.00 1.02 2.74 2.81 4.34 3.25 9.93 6.65 9.66 4.15 0.65 1.35 1.15 10.39 1.78 4.77 2.59 6.86 0.61 119.47 4.36 3.61 2.79 5.62 30.40 10.75 1.10 3.71 1.45 46.43 26.09 11.28

Percent
1.33 0.57 0.29 0.79 0.81 1.25 0.93 2.85 1.91 2.77 1.19 0.19 0.39 0.33 2.98 0.51 1.37 0.74 1.97 0.18 34.29 1.25 1.04 0.80 1.61 8.73 3.09 0.31 1.07 0.42 13.33 7.49 3.24

Grand Total

348.37

Grand Total

348.37

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

PLANNING AREA CONTEXT

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

EXISTING ZONING MAP

Existing Zones
Residential Medium Density
R-90 R-90/TDR

Townhouse
RT-12.5

Commercial
C-T C-2 C-O O-M

Mixed-Use
RMX-3C TS-M TS-R

Commercial/ Residential
CR

Light Industrial
I-4

Planned Development
PD-9

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

PROPOSED ZONING MAP

Proposed Zones
Residential Medium Density
RMD-9

Townhouse
TMD

Comm/ResNeighborhood
CRN

Employment, Office
EOF

Commercial/ Residential
CR

Light Industrial
IL

Planned Development
PD

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org