MasterPlanReview

DAMASCUS
ApprovedandAdopted May2006

www.zoningmontgomery.org
UpdatedOctober 2012

BACKGROUND
ZONINGCODEREWRITE
In2007,theMontgomeryCountyCouncildirectedthePlanningDepartmenttoundertakea comprehensivezoningordinancerewrite.Lastrewrittenin1977,thecurrent1,200+pagecodeis viewedasantiquatedandhardtousewithstandardsthathavefailedtokeeppacewithmodern developmentpractices. WithonlyaboutfourpercentoflandintheCountyavailableforgreenfielddevelopment,thenew zoningcodecanplayacrucialroleinguidingredevelopmenttoareaslikesurfaceparkinglotsand stripshoppingcenters.Anupdatedzoningcodeis importantforachievingthekindofgrowth MontgomeryCountypolicymakersandresidents want. TheMontgomeryCountyPlanningDepartmentis workingincoordinationwithCodeStudio,ateamof nationallyrecognizedconsultants;acitizenpanel, knownastheZoningAdvisoryPanel(ZAP);andother Countyagenciestoimprovethezoningcode.The ZAPwasappointedbythePlanningBoardtoweigh inontheprojectsdirectionandadvisestaff.

PublicListeningSession9/2009

InitialsectionsofthenewcodearedraftedbyCodeStudio,andaresubsequentlyanalyzedand editedbyplannersbasedonfeedbackfromZAP,countyagencyrepresentatives,residentsand otherstakeholders.TheZoningCodeRewritedraftscontinuetoundergomultiplereviewsand revisionsinpreparationforthedistributionofapublicdraftofthenewcodeexpectedinsummer 2012.ThecomprehensivepublicdraftwillthenbepresentedtothePlanningBoardand,ultimately, theCountyCouncilaspartofapublicreviewprocess.

ZONECONVERSIONPROCESS
AnimportantaspectoftheZoningRewriteprocessisthepotentialconversionof123existingzones intoabout30proposedzones.Whilesomeoftheproposedzonesareadirectonetoone translationofexistingzones,othersaretheresultofcombiningexistingzoneswithsimilar standards.Additionally,existingzonesthatarenotcurrentlymappedorarenolongerusedinthe Countyhavebeeneliminatedfromtheproposedcode.Throughtheconversionprocess, MontgomeryCountyaimstosimplifythenumberofzones,eliminateredundancy,andclarify developmentstandards.Afullconversionchartforallzonescanbefoundinthedocumentssection ofourwebsite:www.zoningmontgomery.org.
www.zoningmontgomery.org
UpdatedOctober 2012

Agricultural,Residential,andIndustrialZoneConversion:
Foragriculturalandruralzones,theexistingzoneswillbeconvertedtoproposedzonesonaoneto onebasis,withtheexceptionoftheLowDensityRuralClusterzonewhichisnotcurrentlyusedin theCountyandwillbeeliminated. Severaloftheexistingresidentialzoneswillalsodirectlyconvertonaonetoonebasis.Other residentialzoneswillbeconvertedbycombiningexistingzonesthathavesimilardevelopment standards.TheR4Plexzone,whichisnotcurrentlymappedanywhereinthecounty,willbe removedfromtheproposedcode. ConversionofIndustrialzoneswillcombinesimilarzones(RuralService,I1,andI4)intothe proposedIndustrialLight(IL)zone.Theexistingheavyindustrialzone(I2)willconvertdirectlyto theproposedIndustrialHeavy(IH)zone.

Examples:

Agricultural andRural

RuralDensity Transfer(RDT)

Agricultural Reserve(AR)

R60
(detachedresidential)

Residential
R60/TDR
(detachedresidential)

R60
(detachedresidential)

RuralService (RS)

Industrial

LightIndustrial (I1) LightIndustrial (I4)

Industrial,Light (IL)

www.zoningmontgomery.org
UpdatedOctober 2012

CommercialandMixedUseZoneConversion:
ParcelslocatedintheexistingCommercial,Mixeduse,CentralBusinessDistrict(CBD),andTransit StationzoneswillbeconvertedintooneoftheproposedCommercial/Residential(C/R)or Employment(E)Zonesusingatwotieredprocess. First,decisionsforconversionsofaspecificparcelinthesezoneswerebasedonrecommendations withintheMasterPlan.PlanningstaffreviewedeachMasterPlanintheCounty.WhentheMaster Planprovidedspecificrecommendationsaboutalloweddensity,height,ormixofusesforindividual commercialormixeduseparcels,thoserecommendationswereusedtobuildtheformulaofthe proposedzone.Thisconversionensuresconsistencywithcurrentlyalloweddensityandheight,and helpscodifymasterplanrecommendationsinaparcelspecificmanner. Second,iftheMasterPlandidnotmakespecificrecommendations,thecurrentzoneconvertedtoa proposedzoneonaonetoonebasisortheproposedzonewasdeterminedusingaspecific standardizeddecisiontree(seeexamplebelow).Thestandardizeddecisiontreeconvertsexisting zonesbyconsideringeachspecificparcelsproximitytosinglefamilyneighborhoodsorother factors.Thegoaloftheconversiondecisiontreeistoretaincurrentlyallowedheightsanddensities andmaintaincontextsensitivity.

EXAMPLE:C1ConvenienceCommercial Confrontsorabuts R150orlessintense Abuts R90,R60, R40,orRMH ConfrontsR90,R60, R40,orRMH ConfrontsorabutsRT ormoreintense Within RuralVillageOverlay
then

ENR1.0 H45 CRN0.5 C0.5R0.25H35 CRT0.75 C0.5R0.5H45 CRT1.0 C0.75R0.75H45 CRN0.25 C0.25R0.0H35

then

C1

if

then

then

www.zoningmontgomery.org

then

UpdatedOctober 2012

 PLANHIGHLIGHTS

DAMASCUS

TheDamascusMasterPlanwasapprovedandadoptedin2006.ThePlanaimstoenhancetheidentity ofcentralDamascusastheheartofthecommunity.ThePlanincludesrecommendationsforeightkey issues: TownCenter:ThePlanrecommendsmixedusezoningfortheTownCenter.Thezoningwill emphasizeproportion,design,andanarchitecturalcontextofstructuresratherthanseparationof uses.CommercialusesconcentratedalongMainStreetandatmajordowntownintersectionswill createopportunitiesforresidentialdevelopmentthatwillsupportretailandservicebusinessesin thecore. TransitionAreas:ThePlanencouragesclusterdesignsonpropertiesimmediatelyaccessibletothe TownCenter.Thesepropertieswillestablishastrongedgebetweenthetownandruralareas beyond. RuralArea:ThePlansupportstheexistingextentoftheRuralDensityTransfer(RDT)Zonewith adjustmentsforruralvillagecenters. PublicSewerService:Forcommunitydesignandenvironmentalprotectiongoals,thePlan recommendscommunitysewerservicefordesignatedproperties,includingalloftheRNC/TDRZone propertiesiftheyaredevelopedusingtheclustermethod. Housing:Tosupportarangeofhousingoptions,thePlanrecommendsprovidingmoderatedensity developmentwithintheTownCenter,includingseniorhousingopportunities. Transportation:Toimprovepedestrianandbicycleaccess,aswellasvehiclemovement,thisPlan recommendsestablishingamultifunctional transportationnetwork. Environment:Tosupportgoalsforprotection ofenvironmentalresources,thePlan recommendsprotectingexistingforest corridorsbyencouragingreforestationof streamvalleysandprotectinghighpriority foreststands. Parks,Trails,andOpenSpace:TheParksystem inthePlanningAreawillbeaugmentedby developmentorimprovingexistingfacilitiesat SenecaSpringsLocalPark,WoodfieldLocal Park,DamascusRecreationalPark,and completingtheMagruderBranchStreamValley ParkTrailtoaterminusintheTownCenter. www.zoningmontgomery.org
UpdatedOctober 2012

MagruderBranchStreamValleyParkTrail

ZONECONVERSION

TheDamascusPlanningAreacurrentlyhas21zones:3Rural,14Residential,1Commercial,2MixedUse, and1PlannedDevelopment. ExistingRural RDT:RuralDensityTransfer RC:RuralCluster RNC/TDR:RuralNeighborhoodCluster ExistingResidential: RE1:DetachedUnit,SingleFamily RE2:DetachedUnit,SingleFamily RE2/TDR:DetachedUnit,SingleFamily RE2C:DetachedUnit,SingleFamily RE2C/TDR:DetachedUnit,SingleFamily R200:DetachedUnit,SingleFamily R200/TDR:DetachedUnit,SingleFamily R150:DetachedUnit,SingleFamily R60:DetachedUnit,SingleFamily R90:DetachedUnit,SingleFamily StandardConversion: TheexistingRDTwillconvertdirectlytotheproposedAR(AgriculturalReserve)zone.TheexistingRC willconvertdirectlytotheproposedRCzoneandtheexistingRNC/TDRzonewillconvertdirectlytothe proposedRNCzone. TheexistingRE1willconverttotheproposedRE1zone.TheexistingRE2,andRE2/TDRwillcombine andconverttotheproposedRE2zone.TheexistingRE2CandRE2C/TDRwillcombineandconvertto theproposedRE2Czone.TheexistingR150,R200,andR200/TDRzoneswillconverttotheproposed R200(ResidentialLowDensity)zone.TheexistingR60zonewillconverttotheproposedR60zone andtheexistingR90willconverttotheproposedR90(ResidentialMediumDensity)zone.Theexisting RT6willconverttoTF6(TownhouseFloating),RT8willconverttoTF8(TownhouseFloating),RT10 willconverttoTF10(TownhouseFloating),andRT12.5willconverttoTF12.5(TownhouseFloating). TheruralandresidentialTDRzoneswillbeincorporatedinanewTDROverlayzone. TheexistingPD7zonewillconverttotheproposedAF7(ApartmentFloating). TheexistingCommercialandMixedUsezoneswillconverttothespecificproposedCRT(Commercial ResidentialTown),CRN(CommercialResidentialNeighborhood),andENR(EmploymentNeighborhood www.zoningmontgomery.org
UpdatedOctober 2012

RT6:Townhouse,SingleFamily RT8:Townhouse,SingleFamily RT10:Townhosue,SingleFamily RT12.5:Townhouse,SingleFamily ExistingCommercial C1:ConvenienceCommercial ExistingMixedUse: MXTC:MixedUseTownCenter MXTC/TDR:MixedUseTownCenter PlannedDevelopment PD7:PlannedDevelopment

MASTERPLANDRIVENCONVERSIONS
Retail)zonesusingboththestandardconversioncriteriaandspecificMasterPlanrecommendations. CommercialandMixedUseparcelsthatdonothavespecificmasterplanrecommendationswillconvert totheproposedzonebasedonthestandardzoningconversiontable. MasterPlanRecommendedConversion: SeveralDamascusparcelswillconverttotheproposedzonesbasedonDamascusMasterPlan recommendations.Werefertotheseasnonstandardconversions.TheseparcelsandtheMasterPlan guidedconversionsareshownbelow.

www.zoningmontgomery.org
Updated October 2012

MASTERPLANDRIVENCONVERSIONS
Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText 2 MXTC/TDR CRT1.0C0.5R0.5H55 24 Masterplanrecommendationsregardingdensity. OverallFARlimitedto1.0.Commercialandresidentialeachlimitedto0.5FAR DamascusMasterPlan(2006):Page97
Indicatesdensityforcommercial,industrial,ormixeduseareasarelimitedto 0.5FARand20dwellingunitsperacreofresidentialfortheouterareaof thetowncenter.

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

3 MXTC CRT1.0C0.5R0.5H55 91 Masterplanrecommendationsregardingdensity. OverallFARlimitedto1.0.Commercialandresidentialeachlimitedto0.5FAR DamascusMasterPlan(2006):Page97

www.zoningmontgomery.org
Updated October 2012

MASTERPLANDRIVENCONVERSIONS
Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText 4 MXTC CRT1.5C1.0R0.5H55 45 Masterplanrecommendationsregardingdensity. OverallFARlimitedto1.5.CommercialFARlimitedto1.0,residentialto0.5. DamascusMasterPlan(2006):Page97
Indicatesdensityforcommercial,industrial,ormixeduseareasarelimitedto 1.0FARand15dwellingunitsperacreofresidentialfortheinnercoreof thetowncenter.

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

5 MXTC/TDR CRT1.5C1.0R0.5H55 2 Masterplanrecommendationsregardingdensity. OverallFARlimitedto1.5.CommercialFARlimitedto1.0,residentialto0.5. DamascusMasterPlan(2006):Page97

www.zoningmontgomery.org
Updated October 2012

ZONECONVERSION

Damascus
Zone
RDT RC RNC/TDR RE1 RE2 RE2/TDR RE2C RE2C/TDR R150 R200 R200/TDR R60 R90 RT6 RT8 RT10 RT12.5 MXTC MXTC/TDR C1 PD7 GrandTotal

Existing Acres
17,118.75 3,011.51 410.36 67.83 1,190.58 193.04 1,812.94 201.34 235.77 1,002.61 0.25 11.74 52.44 46.41 12.10 8.98 22.62 126.52 67.04 10.65 3.16 25,606.63

Percent
66.85 11.76 1.60 0.26 4.65 0.75 7.08 0.79 0.92 3.92 0.00 0.05 0.20 0.18 0.05 0.04 0.09 0.49 0.26 0.04 0.01

Zone
AR RC RNC RE1 RE2 RE2C

Proposed Acres
17,118.75 3,011.51 410.36 67.83 1,383.61 2,014.28

Percent
66.85 11.76 1.60 0.26 5.40 7.87

R200

1,238.63

4.84 0.05 0.20 0.18 0.05 0.04 0.09 0.28 0.21 0.22 0.04 0.02 0.02 0.01

11.74 R60 52.44 R90 46.41 TF6 12.10 TF8 8.98 TF10 22.62 TF12.5 71.83 CRT1.0C0.5R0.5H55 54.69 CRT1.5C1.0R0.5H55 CRT1.0C0.5R0.5H55 57.27 9.77 CRT1.5C1.0R0.5H55 6.40 CRN0.25C0.25R0.0H35 4.25 ENR1.0H45 3.16 AF7 GrandTotal 25,606.63

www.zoningmontgomery.org
Updated October 2012

ZONECONVERSION

www.zoningmontgomery.org
Updated October 2012

EXISTINGZONINGMAP
ExistingZones
Agriculutral Reserve
RDT

Rural
RC RNC/TDR

Residential Estate
RE1 RE2 RE2/TDR RE2C RE2C/TDR

ResidentialLow Density
R150 R200 R200/TDR

Residential MediumDensity
R60 R90

Townhouse
RT6 RT8 RT10 RT12.5

Commercial
C1

MixedUse
MXTC MXTC/TDR

www.zoningmontgomery.org
Updated October 2012

Planned Development
PD7

PROPOSEDZONINGMAP

ProposedZones
Agriculutral Reserve
AR

Rural
RC RNC

Residential Estate
RE1 RE2 RE2C

ResidentialLow Density
R200

Residential MediumDensity
R60 R90

Townhouse
TF6 TF8 TF10 TF12.5

Comm/Res Neighborhood
CRN

Employment, Neighborhood
ENR

Comm/Res Town
CRT

Apartment Floating AF7

PLANNINGAREACONTEXT

www.zoningmontgomery.org
Updated October 2012