Zoning Advisory Panel Discussion Draft

Article 59-4. Zoning District Regulations

DIV. 4.1. RULES FOR ALL ZONES DIV. 4.4. DEVELOPMENT PATTERNS
Sec. 4.1.1. Development Options.............................................................. 4 – 2 Sec. 4.4.1. Development Patterns Allowed by Zone............................. 4 – 34
Sec. 4.1.2. Building Type Descriptions ..................................................... 4 – 3 Sec. 4.4.2. Tandem Housing..................................................................... 4 – 35
Sec. 4.1.3. Building Types Allowed by Zone . ........................................... 4 – 4 Sec. 4.4.3. Cottage Court........................................................................ 4 – 39
Sec. 4.1.4. Measurement and Exceptions ................................................ 4 – 5 Sec. 4.4.4. Garden Court........................................................................ 4 – 43
Sec. 4.1.5. Residential Private Garage Parking Options....................... 4 – 14 Sec. 4.4.5. Corner Store......................................................................... 4 – 47
Sec. 4.1.6. Residential Infill Compatibility............................................ 4 – 16 Sec. 4.4.6. Conservation Subdivision..................................................... 4 – 51

DIV. 4.2. AGRICULTURAL ZONES

Sec. 4.2.1. Detached House..................................................................... 4 – 18
Sec. 4.2.2. General Building................................................................... 4 – 20
Sec. 4.2.3. Community Building.............................................................. 4 – 21

DIV. 4.3. RESIDENTIAL ZONES

Sec. 4.3.1. Detached House (1 of 2)......................................................... 4 – 22
Sec. 4.3.2. Detached House (2 of 2)........................................................ 4 – 24
Sec. 4.3.3. Attached House..................................................................... 4 – 26
Sec. 4.3.4. Townhouse Building.............................................................. 4 – 28
Sec. 4.3.5. Apartment Building............................................................... 4 – 30
Sec. 4.3.6. Community Building.............................................................. 4 – 32
Sec. 4.3.7. Open Lot..................................................................................4 – 33

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Div. 4.1. Rules for All Zones

Sec. 4.1.1. Development Options
To encourage variety, design innovation and to provide flexibility, two types of
development options are allowed.

A. Standard Method (Sec. 4.2 and Sec. 4.3)

The standard method of development contains the base "by right" regulations
for all zones, providing the basic framework for development through a variety
of building types (see Sec. 4.1.1 on the following page for a description of each
building type).

B. Optional Method Development Patterns (Sec. 4.4)

The optional method of development provides additional density or uses in ex- NOTE: After three ZAP meetings
change for increased certainty in the design and quality of development as well commenting on the discussion draft and
analysis by planning staff and the
enhanced public benefit. There are five types of optional development patterns
planning board chair, the planning
with strict requirements on allowed locations, site characteristics and lot speci- director has directed the zoning team to
fications. Restrictions ensure compatibility and predictably, allowing optional pull the section on development patterns
development patterns to proceed through an expedited review process. (Div. 4.4) out of the draft.
Posted: December 6, 2010
1. Tandem Housing
Tandem housing consists of two smaller detached houses located one in
front of the other on a single lot.

2. Cottage Court
A cottage court is a group of smaller detached houses clustered around a
common open space or courtyard.

3. Garden Court
A garden court is a group of full-size detached houses clustered around a
common open space or courtyard.

4. Corner Store
A corner store is a small retail establishment located on a corner lot at the
edge of a residential neighborhood.

5. Conservation Subdivision
Conservation subdivision is a pattern of residential development that trades
smaller lot sizes (with smaller yards) and additional density in exchange for
protecting a significant amount of common open space.

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Sec. 4.1.2. Building Type Descriptions

The following building types have been established to allow for detailed regulation of form applicable to development within each zone. All graphic depictions of building types
are for illustrative purposes only.

A. Detached House B. Attached House C. Townhouse Building D. Apartment Building

A building containing one principal dwell- A building containing not more than two A building containing two or more at- A building containing three or more
ing unit located on a single lot. A series of dwelling units arranged one above the tached dwelling units consolidated side- dwelling units consolidated into a single
detached houses as part of a single project other or side by side. The entire building by-side into a single structure. Each unit structure. An apartment contains common
may be located on a single lot. is placed on a single lot. Often called a must be separated by a common side wall. walls. Dwelling units within the building
must be either situated wholly or partially
duplex. Units are not vertically mixed. Units may
over or under other dwelling units, or back
be placed on individual lots, or the entire
to back with other units in the same struc-
building (or project) may be placed on a
ture. Each unit may have its own external
single lot. Often called a rowhouse.
entrance, although shared entrances are
more common.

D2

E. Mixed Use Building F. General Building G. Community Building H. Open Lot

A building type intended for ground floor A building type intended primarily for A building type intended primarily for Open lots are used to accommodate uses
commercial uses with upper-story residen- commercial, office, manufacturing and civic, institutional or public uses that serve with large outdoor or open areas. An open
tial or offices uses. employment uses. the surrounding area. lot can also accommodate open space or
natural areas worthy of preservation.

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Sec. 4.1.3. Building Types Allowed by Zone

Building types are allowed by zone as set forth below.

D2

Detached Attached Townhouse Apartment Mixed Use General Community Open

House House Building Building Building Building Building Lot
Agricultural Zones
Agricultural Conservation (AC)  

Agricultural Residential (AR)   

Residential Zones
Residential Estate - 2 (RE-2)     

Residential Estate - 1 (RE-1)     

Residential Low Density - 20 (RLD-20)     

Residential Medium Density - 9 (RMD-9)      

Residential Medium Density - 6 (RMD-6)       

Residential High Density - 6 (RHD-6)       

Residential High Density - 4 (RHD-4)       

Residential High Density - 2 (RHD-2)       

KEY:  = Allowed by Right  = Allowed as Part of an Approved Conservation Subdivision  = Allowed as Part of an Approved Corner Store Blank cell = Not allowed

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Sec. 4.1.4. Measurement and Exceptions

The following rules apply to all zones and development options unless expressly
stated otherwise.

A. Site B. Lot
Any lot or group of contiguous lots owned or functionally controlled by the same A site or portion of a subdivision or other parcel of land intended as a unit for the
person or entity, assembled for the purpose of development. purpose, whether immediate or for the future, of transfer of ownership, or pos-
session, or for the purpose of development.
1. Site Area
The area included within the rear, side and front lot lines of the site. Does 1. Lot Area
not include existing or proposed public or private right-of-way, whether The area included within the rear, side and front lot lines. Does not include
dedicated or not dedicated to public use. existing or proposed public or private right-of-way, whether dedicated or not
dedicated to public use.
2. Site Width
Site width is measured between the side lot lines of the site (generally 2. Lot Width
running perpendicular to a street), at the primary street property line along a
a. At the Primary Street Lot Line
straight line or along the chord of the property line.
Measured between the side lot lines (generally running perpendicular to
3. Density a street), at the front lot line along a straight line. Where the property
a. The maximum permitted density is measured by the number of dwelling line is curved, measure along the chord of the lot line.
units allowed per gross acre of land. b. At the Primary Street Setback Line
b. Gross land area is the total area of a site or lot including any existing or Measured between the side lot lines (generally running perpendicular to
proposed streets, highways, or other land required for public use that a street), at the primary street setback line along a straight line. Where
is attributable to the site dedicated by the owner or a predecessor in title. the property line is curved, measure along the chord of the property line.

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C. Placement 3. Build-to
1. Building Setbacks a. The area on the lot where a certain percentage of the front building
facade must be located, measured as a minimum and maximum setback
a. Setback Types
range from the edge of the right-of-way.
There are four types of setbacks – primary street setback, side street set-
back, side interior setback and rear setback. Through lots are considered
to have two primary street setbacks.

b. Measurement of Setbacks

i. Primary and side street setbacks are measured from the edge of the
right-of-way.

a
ii. Side interior setbacks are measured from the side property line.

re
A
le
ab
Se

ild
tb

Bu
ac
iii. Rear setbacks are measured from the rear property line or the edge

o
-t
of the right-of-way where there is an alley.

ild
Bu
2. Primary and Side Street Designation
A corner lot must designate at least one primary street. A lot may have more
b. The required percentage specifies the amount of the front building
than one primary street. In determining the primary street, the following
facade that must be located in the build-t0 area, measured based on the
conditions must be considered:
width of the building divided by the width of the lot.
a. The street with the highest street classification;
b. The established orientation of the block;
c. The street abutting the longest face of the block;
d. The street parallel to an alley within the block; and
e. The street that the lot takes its address from.

Se
tb
ack

Bu
ild
ab
le
A
re
a

Bu
ild
in
g
Fa
ca
de
Se
tb
ac
k
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c. On corner lots, a building facade must be placed within the build-to area b. Building coverage does not include paved areas such as driveways, pe-
for the first 30 feet along the street extending from the block corner. destrian walkways, uncovered porches or patios, decks, swimming pools
d. With the exception of parking areas, all structures and uses customarily or roof overhangs.
allowed on the lot are permitted in the build-to area. 6. Impervious Cover
4. Parking Setbacks
a. The maximum area of the lot that is permitted to be covered by roads,
a. Parking Setback Types driveways, parking areas, concrete pedestrian walkways and patios,
porte cocheres and covered areas such buildings and roofed accessory
There are four types of parking setbacks – primary street parking set-
structures.
back, side street parking setback, side interior parking setback and rear
parking setback. Through lots are considered to have two primary street b. Pools, ponds, fountains, roof overhangs, and areas with gravel placed
parking setbacks. over pervious surfaces that are used only for landscaping or by pedestri-
ans, are considered pervious and are not included in the measurement of
b. Measurement of Parking Setbacks
impervious cover.
i. Primary and side street parking setbacks are measured from the c. For an uncovered deck that has drainage spaces between the deck
edge of the right-of-way. boards and that is located over a pervious surface, 50% of the area of the
ii. Side interior parking setbacks are measured from the side property deck is included in the measurement of impervious cover.
line. d. For interlocking or permeable pavers, 80% of the area of the pavers is
iii. Rear parking setbacks are measured from the rear property line or included in the measurement of impervious cover.
the edge of the right-of-way if there is an alley.
7. Recreation Area
c. Parking Not Allowed
a. Required recreation area must be provided on-site and must generally be
i. On-site surface and structured parking must be located behind the available for use by, or as an amenity for, the occupants of the develop-
parking setback line. ment.
ii. The parking setback line applies to both the ground story and upper b. Required recreation area may be met in one contiguous open area or in
stories of a building. multiple open areas on the site; however, to receive credit the open area
must be at least ten feet in width and length.
5. Building Coverage
c. Required recreation area located at grade cannot be built, parked or
a. The maximum area of the lot that is permitted to be covered by build-
driven upon, except for emergency access and permitted temporary
ings and covered porches and patios, including both principal structures,
events. Required recreation area may be provided above ground through
structured parking and roofed accessory structures.
the use of an outside roof deck, roof top garden, pool area or similar type
of outside common area.

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d. Required recreation may be met using required street, side and rear set- b. Mechanical Equipment and Utilities Lines
backs provided they meet the minimum contiguous dimensions estab-
i. Mechanical equipment associated with residential uses, such as
lished in paragraph b. above.
HVAC units and security lighting, may extend into a required rear or
8. Setback Encroachments side setback, provided that such extension is at least five feet from
All buildings and structures must be located at or behind the required the vertical plane of any lot line.
setback lines, except as listed below. Structures below and covered by the ii. Sustainable energy systems may extend into a required rear or side
ground may encroach into any required setback. setback, provided that such extension is at least three feet from the
a. Building Features vertical plane of any lot line.
iii. Rainwater collection or harvesting systems may extend into a re-
i. Porches, stoops, balconies, galleries and awnings as set forth in Sec.
quired rear or side setback, provided that such extension is at least
4.4.F.
three feet from the vertical plane of any lot line.
ii. Chimneys or flues may extend up to four feet, provided that such
iv. Utility lines located underground and minor structures accessory
extension is at least two feet from the vertical plane of any lot line.
to utility lines (such as hydrants, manholes, and transformers and
iii. Building eaves, roof overhangs and light shelves may extend up to
other cabinet structures) may extend into a required rear or side
five feet, provided that such extension is at least two feet from the
setback. Underground utilities may additionally extend into a re-
vertical plane of any lot line.
quired front setback.
iv. Bay windows, entrances and similar features that are less than ten
c. Other Encroachments
feet wide may extend up to four feet, provided that such extension
is at least two feet from the vertical plane of any lot line. i. Fence and walls as set forth in Sec. XX
v. Unenclosed fire escapes or stairways may extend up to four feet, ii. Benches, trash receptacles, public art, water features, bicycle racks,
provided that such extension is at least five feet from the vertical bollards, planters, and other street furniture.
plane of any lot line.
iii. Pedestrian lighting as set forth in Sec. XX
vi. Unenclosed patios, decks or terraces may extend up to four feet
iv. Landscaping, sidewalk, trees, tree grates, and planters as set forth
into a required side setback, or up to eight feet into a required rear
in Sec. XX
setback but, provided that such extension is at least five feet from
the vertical plane of any lot line. v. Driveways as set forth Sec.XX

vii. Cornices, eaves, belt courses, sills, buttresses, or other similar archi- vi. Handicap ramps to the extent necessary to perform their proper
tectural features may project up to 1½ feet. function.

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D. Height
1. Building Height c. Where a lot slopes downward from the front property line more then 12
feet along the side of the first 30 feet of the principal building, the height
a. Building height is measured from the average grade to the top of the
of the building past that point must be reduced by at least the drop in
highest point of the roof.
grade in the first 30 feet of the building, and for each successive 30-foot
Pitched Roof Flat Roof increment after that.
Top of Roof 30 
Top of Roof
Ac
30 

Max Height
Story Story

Max Height
Height

Height

Story
More than
Story 12 
Less than
12 

Average Grade Average Grade

2. Ground Floor Elevation

Ground floor elevation is measured from top of the abutting sidewalk,
b. Average grade is determined by calculating the average of the highest
or from the crown of the road where no sidewalk exists, to the top of the
and lowest elevation along natural or improved grade (whichever is more
finished ground floor.
restrictive) along the front of the building parallel to the primary street
setback line.

Ground Floor Elev

Sidewalk

Building Height

Highest Elevaon Average of

Highest and
Lowest Elevaons
Ground Floor Elev
Lowest Elevaon
Front of Building
Crown of Road

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3. Height Encroachments d. An accessory structure located on the roof must not be used for any pur-
Any height encroachment not specifically listed is expressly prohibited pose other than a use incidental to the principal use of the building.
except where the Director of Permitting Services determines that the
encroachment is similar to a permitted encroachment as listed below.
a. The maximum height limits of the district do not apply to spires, belfries,
cupolas, domes not intended for human occupancy; monuments, water
tanks/towers or other similar structures which, by design or function,
must exceed the established height limits.
b. The following accessory structures may exceed the established height
limits,except when located within an airport approach area, provided
they do not exceed the maximum building height by more than 12 feet:
i. Chimney, flue or vent stack;
ii. Deck, patio, shade structure;
iii. Flagpole;
iv. Garden, landscaping;
v. Parapet wall, limited to a height of four feet; and
vi. Rainwater collection or harvesting systems.
c. Sustainable energy systems. The following accessory structures may
exceed the established height limits, except when located within an air-
port approach area, provided they do not exceed the maximum building
height by more than 12 feet, do not occupy more than 25% of the roof
area, and are set back at least ten feet from the edge of the roof:
i. Amateur communications tower;
ii. Cooling tower;
iii. Elevator penthouse or bulkhead;
iv. Greenhouse;
v. Mechanical equipment;
vi. Skylights;
vii. Stairway access to roof; and
viii. Tank designed to hold liquids.
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E. Form
1. Building Orientation
a. An entrance providing both ingress and egress, operable to residents at
all times, is required to meet the street facing entrance requirements.
Additional entrances off another street, pedestrian area or internal park-
ing area are permitted.
b. An angled entrance may be provided at either corner of a building along
Wallll Plate
W Pl
the street to meet the street entrance requirements.

Transparency
Upper Floor
2. Transparency Fin. Floor

Transparency
a. The minimum percentage of windows and doors that must cover a

Upper Floor
ground story facade is measured between 0 and 12 feet above the adja- Fin. Floor

cent sidewalk.

Transparency
Ground Floor
b. The minimum percentage of windows and doors that must cover an

12’
upper story facade is measured from top of the finished floor to the top
of the finished floor above. When there is no floor above, upper story Applicable Transparency

transparency is measured from the top of the finished floor to the top of
the wall plate.

3. Blank Wall Area Blank Wall Area

a. Blank wall width means a portion of the exterior facade of the building
that does not include a substantial material change (paint color is not Blank Wall Area Blank Wall Area

considered a substantial change); windows or doors; or columns, pilas-

ters or other articulation greater than 12 inches in depth.
b. Blank wall area applies in both a vertical and horizontal direction.
c. Blank wall width applies to both ground and upper story primary and side
street facing facades.

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F. Building Elements
a. Porch

Lot Line

Setback
i. A porch must be at least six feet deep (not including the steps).
ii. A porch must be contiguous with a width not less than 50% of the
building facade from which it projects.
2 9
iii. A porch may be roofed, but not enclosed. min max

iv. A porch may extend up to nine feet, including the steps, into a
required setback, provided that such extension is at least two feet
from the vertical plane of any lot line. Min 50% 6
min

v. A porch may not encroach into the public right-of-way.

b. Stoop

Lot Line

Setback
i. A stoop must be no more than six feet deep (not including the
steps) and six feet wide.
ii. A stoop may be roofed, but not enclosed.
iii. A stoop may extend a up to six feet into a required setback, pro-
vided that the landing is at least two feet from the vertical plane of 2
min
5
max
any lot line.
iv. A stoop may not encroach into the public right-of-way. 6
max
6
max

c. Balcony

i. A balcony may extend up to six feet into a required setback, pro-

Lot Line

Setback
vided that such extension is at least two feet from the vertical plane
of any lot line.
ii. A balcony may be roofed, but not enclosed. 2
min
6
max

iii. A balcony may not encroach into the public right-of-way without a
license for the use of public right-of-way.

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d. Gallery

Lot Line

Setback
i. A gallery must have a clear depth from the support columns to the
building’s facade of at least eight feet and a clear height above the
sidewalk of at least ten feet.
ii. A gallery must be contiguous and extend over at least
8 50% of the width of the building facade from which it projects.

10 
min
min
iii. A gallery may extend into a required street setback.
Min 50%
iv. A galley may not encroach into the public right-of-way without a
license for the use of public right-of-way.
Lot Line
e. Awning

Setback
i. An awning must be a minimum of ten feet clear height above the
sidewalk and must have a minimum depth of six feet.
ii. An awning may extend into a required street setback.
6
min
iii. An awning may not encroach into the public right-of-way without a
license for the use of public right-of-way.
10 
min

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Sec. 4.1.5. Residential Private Garage Parking Options

A. Applicability
In addition to the standards provided below, attached and detached garages
must meet all applicable requirements for either principal buildings or accessory
structures as set forth on the individual building type pages of this Article.

12 a
m
xm
12 a
B. Detached House and Attached House

x
Se

5
m
i-F
lu
On lots of less than one acre, garage placement must match one of the follow-

sh
ing standards.

1. Semi-Flush
a. Garage doors are oriented towards the street.
b. Garage doors must be positioned between 5 and 20 feet behind the front
wall plane of the house, extending no more than 30% of the width of the


20
house.

Se
tB
ac
k
c. No individual garage door may exceed 12 feet in width and a maximum
of two garage doors are allowed.

2. Set Back
a. Garage doors are oriented towards the street.
b. Garage doors must be positioned at least 20 feet behind the front wall
plane of the house. 15%

3. Side-Loaded

Si
de
-L

3
oa
de
a. Garage doors are oriented perpendicular to the street.

d
b. Any wall of the garage must be located at least three feet behind the
front wall plane of the house.
c. Windows must cover at least 15% of any wall of the garage that faces the
street.
15%

4. Carriage Court
a. Garage doors are oriented perpendicular to the street. Garage is located
Ca

entirely in front of the house.

rr
ia
ge
Co
ur
t

b. Windows must cover at least 15% of any wall of the garage that faces the
street.
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5. Rear-Loaded
a. Garage is positioned entirely to the rear of the house.
b. Garage doors either can either face the street or be located perpendicu-
lar to street.

Re
ar-
6. Alley-Loaded

Lo
ad
ed
a. Garage is positioned entirely to the rear of the house and is alley-ac-
cessed.
b. Garage doors face the alley.

3
c. The front of the garage must be either located three feet from the edge


20
of the alley right-of-way or be set back at least 20 feet.

A
lle
y-
Loa
de
d

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Sec. 4.1.6. Residential Infill Compatibility

A. Applicability
The following standards apply to any building or construction in a RLD-20, RMD-
9 or RMD-6 zone where:
1. The lot was created:
a. By a plat recorded before January 1, 1978; or
b. By a plat of resubdivision that created fewer than six lots from a lot previ-
ously created by a plat recorded before January 1, 1978; and
2. The lot is less than 25,000 square feet in area.

B. Street Setback
1. The building must be located within the range of established front setbacks
on the block.
2. The range of setbacks is measured on the basis of the four lots surrounding
the subject lot (the two closest lots in either direction along the block).

Se
tb
ac
k
Ra
3. The building must be located within the range of setbacks (no closer than

ng
e
the narrowest setback, no further than the deepest setback).
4. Where a setback in these four lots is significantly out of the range of setbacks
along the street, it may be eliminated from the range.
5. Where the calculation of a range of setbacks is not practicable, the building
must meet the district standards.

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C. Height
1. Side Setback Plane
Any building is subject to a side setback plane starting at 15 feet in height at
the side property line, and extending upward one foot for every additional
foot into the lot from the side property line. B
B
B
2. Rear Setback Plane A

Any building is subject to a rear setback plane starting at 15 feet in at the

rear property line, and extending upward one foot for every additional foot
into the lot from the rear property line.

3. Exceptions to Setback Planes 1 1

1 1

a. Side-Gabled Roof A B B B

A side-gabled roof structure may extend above the side setback plane 15’ 15’

on each side of the building, for a total length of not more than 30 feet,
A= Not more than 30’
measured from the street setback line along the intersection with the B+B+B+...= Not more than 15’

side setback plane.

b. Dormers
Dormers may extend above the side setback plane a total length of not
more than 15 feet on each side of the house, measured along the inter-
section with the setback plane.
15ft
D. Side Wall Length
Articulation is required for side walls on additions or new construction that are
15 feet or taller and located within 15 feet of the side lot line. No wall may ex- 4ft
min
tend for more than 30 feet without a projection or recession of at least four feet 15ft
30ft 10ft
max min
in depth and ten feet in length.

Chapter 59: Zoning Code 4   –   17

M o n t g o m e r y C o u n t y, M a r y l a n d 13 Oc tober 2010 | DR AF T
 Zoning Advisory Panel Discussion Draft

Div. 4.2. Agricultural Zones

Sec. 4.2.1. Detached House

C3

C4
C5

C5
Bu
ild
in
g
B1

Se
tb
ac
ks
C5
C1

C2
Pr

Pr
im

im
B2 y S

et

et
ar

ar
y
re

re
St
St

St
tr

re
ee

de

de
et
t

Si

Si
A. Site AC AR C. Placement AC AR
A1 Area for basic lot alternative (min) 25 acres 5 acres All Buildings/Structures (min)
A1 Area for flexible lot alternative (min) 50 acres 10 acres C1 Primary street setback 50' 35'
40’

40’
30’

30’
5’ 10’ 15’ 20’ 30’ 40’ 50’ 50’ 5’ 10’ 15’ 20’ 30’ 40’ 50’ 50’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’

C2 Side street setback

10’

10’
5’

5’
50' 35'
5’ 5’

A2 Density (max)
10’ 10’
20’ 20’

C3 Side setback, interior

30’ 30’

Less than 20 units

40’

1u / 25a 1u / 5a
40’

30' 30'
20 or more units 1u / 25a See Sec. 4.4.3 C4 Rear setback, interior 30' 30'
Basic Lot Alternative Coverage (max)
B. Lot C5 All roofed buildings and structures 5% 5%
C6 Impervious cover 5% 10%
Basic Lot Alternative
B1 Lot area (max) 25 acres 5 acres Flexible Lot Alternative Coverage (max)
B2 Lot width at front street line (min) 300' 200' C5 All roofed buildings and structures 10% 10%
B3 Remainder of site placed in no no C6 Impervious cover 20% 20%
conservation or agricultural easement
Flexible Lot Alternative
B1 Lot area (max) 3 acres 3 acres
B2 Lot width at front street line (min) 25' 25'
B3 Remainder of site placed in yes yes
conservation or agricultural easement

4 – 18 Chapter 59: Zoning Code

DR AF T | 13 Oc tober 2010 M o n t g o m e r y C o u n t y, M a r y l a n d
 Zoning Advisory Panel Discussion Draft

D3

D3

D1

E2
Pr

Pr
im

im
et

et
ar

ar
y

y
re

re
St

St
St

St
re

re
de

de
et

et
Si

Si
D. Height AC AR E. Form AC AR
Principal Building (max) Building Orientation
D1 Overall building height 50' 50' E1 Street facing entrance required -- --
40’

40’
30’

30’
5’ 10’ 15’ 20’ 30’ 40’ 50’ 50’ 5’ 10’ 15’ 20’ 30’ 40’ 50’ 50’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’

D2 Wall plate height

10’

10’
5’

5’
n/a n/a
5’ 5’

E2 Allowed Building Elements *

10’ 10’
20’ 20’
30’ 30’
40’ 40’

Detached Accessory Structure (max) Gallery, awning no no

D3 Overall structure height no limit 50' Porch, stoop yes yes
D4 Ground Floor Elevation (min) n/a n/a Balcony yes yes
* see Sec. 4.1.4.F for specific building element requirements.

F. Child Lots (see Sec. XX for additional standards)

F1 Proof of qualification required yes n/a
F2 Density (max)
Child lots allowed per 25 acres 1 n/a
Child lots allowed per 70 acres 2 n/a
Child lots allowed per 120 or more acres 3 n/a
F3 Lot size (max) 3 acres n/a
Placement, Height, Form
F4 Same as market lot residence yes n/a
Chapter 59: Zoning Code 4 – 19
M o n t g o m e r y C o u n t y, M a r y l a n d 13 Oc tober 2010 | DR AF T
 Zoning Advisory Panel Discussion Draft

Sec. 4.2.2. General Building

B6
B3

B3
D4

B6
B7 C1

C1
Bu
B1

ild
in

B5
g
Se

B2
tb
ac
Pa
B4

ks
rk
in
Pr

Pr
g
im

im
A St

Se
2 re

et

et
ar

ar
tb
y

y
re

re
ac

St
St

St
ks

re
de

de
et

et
Si

Si
A. Lot AR C. Height AR
A1 Lot area (min) 5 acres All Buildings/Structures (max)
A2 Lot width at front street line (min) 200' C1 Overall building/structure height 50'
40’

40’
30’

30’
5’ 10’ 15’ 20’ 30’ 40’ 50’ 50’ 5’ 10’ 15’ 20’ 30’ 40’ 50’ 50’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’
10’

10’
5’

5’
5’ 5’
10’ 10’
20’ 20’

B. Placement D. Form
30’ 30’
40’ 40’

All Buildings/Structures (min) Building Orientation

B1 Primary street setback 100' D1 Street facing entrance required n/a
B2 Side street setback 50' D2 Transparency (min)
B3 Side or rear setback, interior 30' Street facade 20' or less from property line n/a
Parking (min) Street facade more than 20' from property line n/a
B4 Primary street setback 25' D3 Blank wall area (max)
B5 Side street setback 25' 20' or less from front property line n/a
B6 Side or rear, interior 25' More than 20' from front property line n/a
Coverage (max) D4 Allowed Building Elements *
B7 All roofed buildings and structures 10% Gallery, awning yes
B8 Impervious cover ? Porch, stoop yes
Balcony yes
* see Sec. 4.1.4.F for specific building element requirements.

4 – 20 Chapter 59: Zoning Code

DR AF T | 13 Oc tober 2010 M o n t g o m e r y C o u n t y, M a r y l a n d
 Zoning Advisory Panel Discussion Draft

Sec. 4.2.3. Community Building

B6
B3

B3

B6
D4
B7

B7
C1 C1
Bu
ild
in
g
B1

Se
tb

B5
ac
ks

B2
B4
Pr

Pr
im

im
A St
2 re

et

et
ar

ar
y

y
re

re
St
St

St
re
de

de
et

et
Si

Si
A. Lot AR C. Height AR
A1 Lot area (min) 5 acres All Buildings/Structures (max)
A2 Lot width at front street line (min) 200' C1 Overall building/structure height 50'
40’

40’
30’

30’
5’ 10’ 15’ 20’ 30’ 40’ 50’ 50’ 5’ 10’ 15’ 20’ 30’ 40’ 50’ 50’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’
10’

10’
5’

5’
5’ 5’
10’ 10’
20’ 20’

B. Placement D. Form
30’ 30’
40’ 40’

All Buildings/Structures (min) Building Orientation

B1 Primary street setback 100' D1 Street facing entrance required n/a
B2 Side street setback 50' D2 Transparency (min)
B3 Side or rear setback, interior 30' Street facade 20' or less from property line n/a
Parking (min) Street facade more than 20' from property line n/a
B4 Primary street setback 25' D3 Blank wall area (max)
B5 Side street setback 25' 20' or less from front property line n/a
B6 Side or rear setback, interior 25' More than 20' from front property line n/a
Coverage (max) D4 Allowed Building Elements *
B7 All roofed buildings and structures 10% Gallery, awning yes
B8 Impervious cover ? Porch, stoop yes
Balcony yes
* see Sec. 4.1.4.F for specific building element requirements.

Chapter 59: Zoning Code 4 – 21

M o n t g o m e r y C o u n t y, M a r y l a n d 13 Oc tober 2010 | DR AF T
 Zoning Advisory Panel Discussion Draft

Div. 4.3. Residential Zones

Sec. 4.3.1. Detached House (1 of 2)

C9

C9

C8
C7

ks
ac
tb
Se
C9

C7
e
ur

C4
ct
ru
St
ry
so
es

ks
cc

ac
A

tb
Se
B1

C5

g
in
C3

ld
B3

ui
lB
pa
ci
in

C2
Pr

Pr

Pr
im

im
B2

et

et
ar

ar
y

y
re

re
St

St
St

St
re

re
de

de
et

et

C1
Si

Si
A. Site RE-2 RE-1 RLD-20 RMD-9 RMD-6 C. Placement RE-2 RE-1 RLD-20 RMD-9 RMD-6
A1 Gross Density (max) Principal Building (min)
40’
30’

5’ 10’ 15’ 20’ 30’ 40’

Less than 20 units 0.50 u/a 1.00 u/a 2.00 u/a 5.00 u/a 8.00 u/a C1 Primary street setback 50' 50' 40' 30' 25'
20’

40’ 30’ 20’ 15’ 10’ 5’

10’
5’

5’

Pr
10’
20’

20 or more units Conservation subdivision required (see Sec. 4.4.3) C2 Side street setbackim 20' 20' 15' 15' 15'
30’

a
40’

C3 Side setback, interior r y S 17' 17' 12' 8' 8'

tre
B. Lot C4 Rear setback, interior et 35' 35' 30' 25' 20'
B1 Lot Area (min) 87,120 sf 40,000 sf 20,000 sf 9,000 sf 6,000 sf C4 Rear setback, alley n/a n/a n/a 20' 20'
Lot Width (min) Detached Accessory Structure (min)
Pr
im B2 At front building line 150' 125' 100' 75' 60' C5 Primary street setback, behind principal bldg. 0' 0' 5' 5' 5'
ar
y S C6 Side street setback 20' 20' 15' 15' 15'
t r B3 At front street line
ee
25' 25' 25' 25' 25'
t C7 Side setback, interior 17' 17' 10' 5' 5'
C8 Rear setback, interior 17' 17' 10' 5' 5'
C8 Rear setback, alley n/a n/a n/a 3' or 20' 3' or 20'
Coverage (max)
C9 All roofed buildings and structures 10% 20% 30% 30% 30%
C10 Impervious cover n/a n/a n/a n/a n/a

4 – 22 Chapter 59: Zoning Code

DR AF T | 13 Oc tober 2010 M o n t g o m e r y C o u n t y, M a r y l a n d
 Zoning Advisory Panel Discussion Draft

D3

D2 D
1 E2

E1
Pr

Pr
im

im
et

et
ar

ar
y

y
re

re
St

St
St

St
re

re
de

de
et

et
Si

Si
D. Height RE-2 RE-1 RLD-20 RMD-9 RMD-6 E. Form RE-2 RE-1 RLD-20 RMD-9 RMD-6
Principal Building (max) Building Orientation
40’

40’
30’

30’

E3
5’ 10’ 15’ 20’ 30’ 40’ 5’ 10’ 15’ 20’ 30’ 40’

D1 Overall building height 50' 50' 40' 40' 40' E1 Street facing entrance required n/a n/a yes yes yes
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’
10’

10’
5’

5’
5’ 5’
10’ 10’
20’ 20’

D2 Wall plate height n/a n/a 28' 28' 28'

30’ 30’

E2 Allowed Building Elements *

E4
40’ 40’

E2
Detached Accessory Structure (max) Gallery, awning no no no no no
D3 Overall structure height 50' 50' 25' 25' 25' Porch, stoop yes yes yes yes yes
D4 Ground Floor Elevation (min) Balcony yes yes yes yes yes
Pr 20' or less from front property line n/a n/a n/a n/a n/a Pr * see Sec. 4.1.4.F for specific building element requirements.
im im
a r More than 20' from front property line n/a n/a n/a n/a n/a ar
y St y S
re t re
et et

Chapter 59: Zoning Code 4 – 23

M o n t g o m e r y C o u n t y, M a r y l a n d 13 Oc tober 2010 | DR AF T
 Zoning Advisory Panel Discussion Draft

Sec. 4.3.2. Detached House (2 of 2)

C9

C9

C8
C7

ks
ac
tb
Se
C9

C7
e
ur

C4
ct
ru
St
ry
so
es

ks
cc

ac
A

tb
Se
B3

C5

g
in
C3
B1

ld
ui
lB
B2

pa
ci
in

C2
Pr

Pr
im

et
ar
y

re
St

St
re

de
et

C1
Si

A. Site RHD-6 RHD-4 RHD-2 C. Placement RHD-6 RHD-4 RHD-2

A1 Gross Density (max) Principal Building (min)
Less than 20 units 8.00 u/a 10.00 u/a 15.00 u/a C1 Primary street setback 20' 10' 5'
P ror more units
20 9.76 u/a 12.20 u/a 18.30 u/a P r setback
C2 Side street 15' 10' 5'
im im
ar ar
- % MPDUs
y S required (min) 15% 15% 15% C3 Side setback, interior
y S 5' 3' 3'
tre C4 Rear setback, interior tre 20' 15' 10'
et et
B. Lot C4 Rear setback, alley 20' 20' 20'
B1 Lot Area (min) 6,000 sf 4,000 sf 2,000 sf Detached Accessory Structure (min)
C5 Primary street setback, behind principal bldg. 5' 4' 3'
Lot Width (min)
C6 Side street setback 15' 10' 5'
B2 At front building line 50' 40' 25'
C7 Side setback, interior 5' 3' 3'
B3 At front street line 25' 25' 25'
C8 Rear setback, interior 5' 3' 3'
C8 Rear setback, alley 3' or 20' 3' or 20' 3' or 20'
Coverage (max)
C9 All roofed buildings and structures 35% 50% 60%
C10 Impervious cover ? ? ?

4 – 24 Chapter 59: Zoning Code

DR AF T | 13 Oc tober 2010 M o n t g o m e r y C o u n t y, M a r y l a n d
 Zoning Advisory Panel Discussion Draft

D3

D4
Pr

Pr
im

im
et

et
ar

ar
y

y
re

re
D2 D1
St

St
St

St
re

re
E2
de

de
et

et

E1
Si

Si
D. Height RHD-6 RHD-4 RHD-2 E. Form RHD-6 RHD-4 RHD-2
Principal Building (max) Building Orientation

E3
D1 Overall building height 40' 40' 40' E1 Street facing entrance required yes yes yes
P r plate height
D2 Wall 28' 28' 28' Pr
im E2 Allowedi mBuilding Elements *

E4
ar ar
y S Gallery, awningy S t

E2
Detached Accessory
tre Structure (max) no no no
re
D3 Overall structuree t height 25' 25' 25' Porch, stoop et yes yes yes
D4 Ground Floor Elevation (min) Balcony yes yes yes
20' or less from front property line 2' 2' 2' * see Sec. 4.1.4.F for specific building element requirements.
More than 20' from front property line n/a n/a n/a

Chapter 59: Zoning Code 4 – 25

M o n t g o m e r y C o u n t y, M a r y l a n d 13 Oc tober 2010 | DR AF T
 Zoning Advisory Panel Discussion Draft

Sec. 4.3.3. Attached House

C9
C9

C8
C7

ks
ac
tb
Se
C9

C7
e
ur

C4
ct
ru
St
ry
so
es

ks
cc

ac
A

tb
Se
B3

C5

g
C3

in
B1

ld
ui
lB
B2

pa
ci

C2
in
Pr

Pr

Pr
im

im
et

et
ar

ar
y

y
re

re
St

St
St

St
re

re
de

de
et

et

C1
Si

Si
A. Site RMD-6 RHD-6 RHD-4 RHD-2 C. Placement RMD-6 RHD-6 RHD-4 RHD-2
A1 Gross Density (max) Principal Building (min)
Less than 20 units 8.00 u/a 8.00 u/a 10.00 u/a 15.00 u/a C1 Primary street setback 25' 20' 10' 5'
P r units
20 or more see Sec. 9.76 u/a 12.20 u/a 18.30 u/a Pr
C2 Side street setback 15' 15' 10' 5'
im im
ar ar
- % MPDUs yrequired (min) 4.4.3 15% 15% 15% C3 Side setback, interior y S 8' 5' 3' 3'
S tre
et C4 Rear setback, interior t r e e 20' 20' 15' 10'
t
B. Lot C4 Rear setback, alley 20' 20' 20' 20'
B1 Lot Area (min) 8,000 sf 8,000 sf 5,500 sf 3,000 sf Detached Accessory Structure (min)
C5 Primary street setback, behind principal bldg. 5' 5' 4' 3'
Lot Width (min)
C6 Side street setback 15' 15' 10' 5'
B2 At front building line 80' 65' 55' 35'
C7 Side setback, interior 5' 5' 3' 3'
B3 At front street line 25' 25' 25' 25'
C8 Rear setback, interior 5' 5' 5' 5'
C8 Rear setback, alley 3' or 20' 3' or 20' 3' or 20' 3' or 20'
Coverage (max)
C9 All roofed buildings and structures 40% 45% 60% 70%
C10 Impervious cover ? ? ? ?

4 – 26 Chapter 59: Zoning Code

DR AF T | 13 Oc tober 2010 M o n t g o m e r y C o u n t y, M a r y l a n d
 Zoning Advisory Panel Discussion Draft

D3

D4
Pr

Pr
im

im
et

et
ar

ar
y

y
re

re
D2 D1
St

St
St

St
E2
re

re
de

de
et

et

E1
Si

Si
D. Height RMD-6 RHD-6 RHD-4 RHD-2 E. Form RMD-6 RHD-6 RHD-4 RHD-2
Principal Building (max) Building Orientation
D1 Overall building height 40' 40' 40' 40' E1 Street facing entrance required yes yes yes yes
P r height
D2 Wall plate 28' 28' 28' 28' Pr
im i m Elements *
E2 Allowed Building
ar ar
Detached Accessoryy S Structure (max) Gallery, awning y S no no no no
tre tre
et
D3 Overall structure height 25' 25' 25' 25' Porch, stoop et yes yes yes yes
D4 Ground Floor Elevation (min) Balcony yes yes yes yes
20' or less from front property line n/a 2' 2' 2' * see Sec. 4.1.4.F for specific building element requirements.
More than 20' from front property line n/a n/a n/a n/a

Chapter 59: Zoning Code 4 – 27

M o n t g o m e r y C o u n t y, M a r y l a n d 13 Oc tober 2010 | DR AF T
 Zoning Advisory Panel Discussion Draft

Sec. 4.3.4. Townhouse Building

ac 0
tb C1
ks
C9

Se
g
in

C9
rk
A

Pa
2

C7

C4
C3
B1

C5

Bu

C1
ild

1
in
A

A
3

g
2

Se
B2

tb
ac
ks
C1
Pr

Pr

1
im

im
100%
ar

ar

C2
C1
y

y
St

St
re

re
et

et
et

et
A

C6
3

re

re
St

St
de

de
Setback Min % Build-To Buildable Area Setback
Si

Si
100%

A. Site RHD-6 RHD-4 RHD-2 C. Placement RHD-6 RHD-4 RHD-2

Setback A1 Gross
Min % Build-To
Density (max) Buildable Area Setback All Buildings/Structures (min)
40’

40’
30’

30’
Less than 20 units 8.00 u/a 10.00 u/a 15.00 u/a C1 Primary street setback 15' 10' 5'
5’ 10’ 15’ 20’ 30’ 40’ 5’ 10’ 15’ 20’ 30’ 40’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’
10’

10’
5’

5’
5’ 5’
10’ 10’

20 or more units 9.76 u/a 12.20 u/a 18.30 u/a C2 Side street setback 10' 5' 5'
20’ 20’
30’ 30’
40’ 40’

- % MPDUs required (min) 15% 15% 15% C3 Side or rear setback, interior 0' or 5' 0' or 5' 0' or 5'
Project Site (min) C4 Rear setback, alley 3' or 20' 3' or 20' 3' or 20'
A2 Site area 4,800 sf 4,000 sf 3,600 sf Build-to
A3 Site width at front street line 60' 50' 45' C5 Primary street build-to (min/max) 15' to 20' 10' to 15' 5' to 15'
C6 Building width in primary build-to (min) 70% 75% 80%
B. Lot Parking (min)
B1 Lot area (min) 2,000 sf 1,600 sf 1,400 sf C7 Primary street setback 30' 30' 30'
B2 Lot width at front street line (min) 24' 20' 18' C8 Side street setback 10' 5' 5'
C9 Side or rear setback, interior 0' or 5' 0' or 5' 0' or 5'
C10 Rear setback, alley 0' 0' 0'
Coverage (max)
C11 All roofed buildings and structures 75% 75% 75%
C12 Impervious cover ? ? ?

4 – 28 Chapter 59: Zoning Code

DR AF T | 13 Oc tober 2010 M o n t g o m e r y C o u n t y, M a r y l a n d
 Zoning Advisory Panel Discussion Draft

E4
D3
D2

E7
Pr

Pr
im

im
100%

E8
ar

ar
E6
y

y
St

St
D1
re

re
et

et
et

et
E3
re

re
E5

E2
St

St
de

de
E1
Setback Min % Build-To Buildable Area Setback
Si

Si
100%

D. Height RHD-6 RHD-4 RHD-2 E. Form RHD-6 RHD-4 RHD-2

Setback Min % Build-To
Principal Building (max)Buildable Area Setback Building Orientation
40’

40’
30’

30’
D1 Overall building height 40' 40' 40' E1 Street facing entrance required yes yes yes
5’ 10’ 15’ 20’ 30’ 40’ 5’ 10’ 15’ 20’ 30’ 40’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’
10’

10’
5’

5’
5’ 5’
10’ 10’

E2 Street facing entrance spacing (max) 25' 25' 25'

20’ 20’

Detached Accessory Structure (max)

30’ 30’
40’ 40’

D2 Overall structure height 25' 25' 25' Building Mass

D3 Ground Floor Elevation (min) E3 Overall structure length (max) 144' 140' 144'
20' or less from front property line 2' 2' 2' E4 Parking access rear rear rear
More than 20' from front property line n/a n/a n/a Transparency (min)
E5 Ground story street facade 30% 30% 30%
E6 Upper story street facade 20% 20% 20%
E7 Blank wall area (max) 35' 35' 35'
E8 Allowed Building Elements *
Gallery, awning no no no
Porch, stoop yes yes yes
Balcony yes yes yes
* see Sec. 4.1.4.F for specific building element requirements.

Chapter 59: Zoning Code 4 – 29

M o n t g o m e r y C o u n t y, M a r y l a n d 13 Oc tober 2010 | DR AF T
 Zoning Advisory Panel Discussion Draft

Sec. 4.3.5. Apartment Building

2
C1
ks
C1

ac
tb
1

Se
g
in
rk
Pa

C1
1

ks
ac
tb

C4
Se

C7
C9

g
in
ild
C3

Bu
B1

C5
Pr

Pr
im

im
100%
ar

ar
y

C2
St

St
re

re

C1
et

et
et

et
re

re
Si C8
St

St
C6
B2

de

de
Setback Min % Build-To Buildable Area Setback Si

100%
A. Site RHD-4 RHD-2 C. Placement RHD-4 RHD-2
A1 Gross Density (max) All Buildings/Structures (min)
Setback Min % Build-To
Less than 20 units Buildable Area Setback
10.00 u/a 15.00 u/a C1 Primary street setback 10' 5'
40’

40’
20 or more units 12.20 u/a 18.30 u/a C2 Side street setback 5' 5'
30’

30’
5’ 10’ 15’ 20’ 30’ 40’ 5’ 10’ 15’ 20’ 30’ 40’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’
10’

10’
5’

5’
5’ 5’
10’ 10’

- % MPDUs required (min) 15% 15% C3 Side or rear, interior 0' or 5' 0' or 5'
20’ 20’
30’ 30’
40’ 40’

C4 Rear setback, alley 3' or 20' 3' or 20'

B. Lot Build-to
B1 Lot area (min) 10,000 sf 10,000 sf C5 Primary street build-to (min/max) 10' to 15' 5' to 15'
B2 Lot width at front street line (min) 100' 100' C6 Building width in primary build-to (min) 70% 70%
C7 Side street build-to (min/max) 5' to 15' 5' to 15'
C8 Building width in side build-to (min) 35% 35%
Parking (min)
C9 Primary street setback 30' 30'
C10 Side street setback 5' 5'
C11 Side or rear setback, interior 0' or 5' 0' or 5'
C12 Rear setback, alley 0' 0'
Coverage (max)
C13 All roofed buildings and structures n/a n/a
C14 Impervious cover ? ?
C15 Recreation area (min) 15% 15%

4 – 30 Chapter 59: Zoning Code

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 Zoning Advisory Panel Discussion Draft

D2

E6

E3
E6
E5 E5
D3 E4 E4
Pr

Pr
im

im
100%
ar

ar

E1
y

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St

St

E7
re

re
D1
et

et

E2
et

et
re

re
E2
St

St
de

de
Si

Si
Setback Min % Build-To Buildable Area Setback

100%
D. Height RHD-4 RHD-2 E. Form RHD-4 RHD-2
All Buildings/Structures (max) Building Orientation
Setback D1%Overall
Min Build-Tobuilding Buildable
height Area Setback40' 40' E1 Street facing entrance required yes yes
40’

40’
30’

30’
5’ 10’ 15’ 20’ 30’ 40’ 5’ 10’ 15’ 20’ 30’ 40’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’

Detached Accessory Structure (max) Building Mass

10’

10’
5’

5’
5’ 5’
10’ 10’
20’ 20’

D2 Overall structure height 25' 25' E2 Overall structure length (max) 140' 144'
30’ 30’
40’ 40’

D3 Ground Floor Elevation (min) E3 Parking location rear rear

20' or less from front property line 2' 2' Transparency (min)
More than 20' from front property line n/a n/a E4 Ground story street facade 30% 30%
E5 Upper story street facade 20% 20%
E6 Blank wall area (max) 35' 35'
E7 Allowed Building Elements *
Gallery, awning no no
Porch, stoop yes yes
Balcony yes yes
* see Sec. 4.1.4.F for specific building element requirements.

Chapter 59: Zoning Code 4   –   31

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 Zoning Advisory Panel Discussion Draft

Sec. 4.3.6. Community Building

A
1

C1

B7
B7

Pa ldin
rk
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Bu

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A

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B3

Se
2

B4
tb
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B9

ks

B6
B1
Pr

Pr
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im
ar

ar
y

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B5
St

St
re

re
et

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et

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re

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B2

St

St
de

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Si

Si
A. Lot RE-1, -2 RLD-20 RMD-9, -6 RHD-6, -4, -2 C. Height RE-1, -2 RLD-20 RMD-9, -6 RHD-6, -4, -2
A1 Lot area (min) 40,000 sf 20,000 sf 20,000 sf 20,000 sf All Buildings/Structures (max)
A2 Lot width at front street line (min) 125' 100' 100' 100' C1 Overall building/structure height 40' 40' 40' 40'
40’

40’
30’

30’
5’ 10’ 15’ 20’ 30’ 40’ 5’ 10’ 15’ 20’ 30’ 40’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’
10’

10’
5’

5’
5’ 5’
10’ 10’
20’ 20’

B. Placement C1 D. Form RE-1, -2 RLD-20 RMD-9, -6 RHD-6, -4, -2

30’ 30’
40’ 40’

3
All Buildings/Structures (min) D1 Transparency (min)
B1 Primary street setback 50' 40' 30' 30' Street facade 20' or less from property line n/a n/a n/a n/a
B2 Side street setback 20' 15' 15' 15' Street facade more than 20' front property line n/a n/a n/a n/a
B3 Side setback, interior 17' 12' 8' 8'
D2 Blank wall area (max)
B4 Rear setback 35' 30' 30' 30'
20' or less from front property line n/a n/a n/a n/a
Parking (min) More than 20' from front property line n/a n/a n/a n/a
B5 Primary street setback 30' 30' 30' 30'
D3 Allowed Building Elements *
B6 Side street setback 10' 10' 10' 10'
Gallery, awning yes yes yes yes
B7 Side or rear setback, interior 0' or 5' 0' or 5' 0' or 5' 0' or 5'
Porch, stoop yes yes yes yes
B8 Rear setback, alley 0 0 0' 0'
Balcony yes yes yes yes
Coverage (max)
* see Sec. 4.1.4.F for specific building element requirements.
B9 All roofed buildings and structures 30% 40% 50% 60%
B10 Impervious cover ? ? ? ?

4 – 32 Chapter 59: Zoning Code

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Sec. 4.3.7. Open Lot

A
1

B7
B7

Pa
rk
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tb
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C1
A

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B3

B9
2

B4
B9
Bu
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B6
B1

Se
Pr

Pr
tb
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ac
ar

ar
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B5
St

St
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et

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re

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B2

St

St
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Si

Si
A. Lot Dimensions RE-1, -2 RLD-20 RMD-9, -6 RHD-6, -4, -2 C. Height RE-1, -2 RLD-20 RMD-9, -6 RHD-6, -4, -2
A1 Lot area (min) 40,000 sf 20,000 sf 10,000 sf 10,000 sf All Buildings/Structures (max)
A2 Lot width at front street line (min) 125' 100' 100' 100' C1 Overall building/structure height 40' 40' 40' 40'
40’

40’
30’

30’
5’ 10’ 15’ 20’ 30’ 40’ 5’ 10’ 15’ 20’ 30’ 40’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’
10’

10’
5’

5’
5’ 5’
10’ 10’
20’ 20’

B. Placement D. Form RE-1, -2 RLD-20 RMD-9, -6 RHD-6, -4, -2

30’ 30’
40’ 40’

All Buildings/Structures (min) D1 Transparency (min)

B1 Primary street setback 50' 40' 30' 30' Street facade 20' or less from property line n/a n/a n/a n/a
B2 Side street setback 20' 15' 15' 15' Street facade more than 20' front property line n/a n/a n/a n/a
B3 Side setback, interior 17' 12' 8' 8'
D2 Blank wall area (max)
B4 Rear setback 35' 30' 30' 30'
20' or less from front property line n/a n/a n/a n/a
Parking (min) More than 20' from front property line n/a n/a n/a n/a
B5 Primary street setback 30' 30' 30' 30'
D3 Allowed Building Elements *
B6 Side street setback 10' 10' 10' 10'
Gallery, awning no no no no
B7 Side or rear setback, interior 0' or 5' 0' or 5' 0' or 5' 0' or 5'
Porch, stoop no no no no
B8 Rear setback, alley 0 0 0' 0'
Balcony no no no no
Coverage (max)
* see Sec. 4.1.4.F for specific building element requirements.
B9 All roofed buildings and structures 10% 15% 20% 25%
B10 Impervious cover ? ? ? ?

Chapter 59: Zoning Code 4 – 33

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NOTE: After three ZAP meetings commenting on the discussion
draft and analysis by planning staff and the planning board chair, Zoning Advisory Panel Discussion Draft
the planning director has directed the zoning team to pull the
section on development patterns (Div. 4.4) out of the draft.
Posted: December 6, 2010

Div. 4.4. Development Patterns

Development patterns are specific land use activities involving design controls that produce a distinct pattern of development. Development
patterns are intended to offer additional density and uses in exchange for increased certainty in the design and quality of development as well
enhanced public benefit; to establish design templates for specific types of development patterns; and to encourage sustainable, integrated-use,
well-designed environments; and design requirements as an alternative to requiring additional zoning designations.

Sec. 4.4.1. Development Patterns Allowed by Zone

Development patterns are an optional method of development and are allowed by zone as set forth below. All graphic depictions of develop-
ment patterns are for illustrative purposes only.

Tandem   Cottage Garden   Corner Conservation

Housing Court Court Store Subdivision
Agricultural Zones
Agricultural Conservation (AC)
Agricultural Residential (AR) 

Residential Zones
Residential Estate - 2 (RE-2)  

Residential Estate - 1 (RE-1)  

Residential Low Density - 20 (RLD-20)  

Residential Medium Density - 9 (RMD-9)     

Residential Medium Density - 6 (RMD-6)     

Residential High Density - 6 (RHD-6)    

Residential High Density - 4 (RHD-4)    

Residential High Density - 2 (RHD-2)   

KEY:  = Allowed Blank cell = Not allowed

4 – 34 Chapter 59: Zoning Code

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Sec. 4.4.2. Tandem Housing

A. General Provisions
1. Description
a. A tandem housing project consists of two smaller detached houses
located one in front of the other on a single lot.
b. Tandem housing projects are typically built on a small infill sites in estab-
lished residential neighborhoods.
c. Dwelling units may be located on separate platted lots, or on undivided,
commonly-owned land. Residents may share use (and maintenance
expense) of common facilities such as parking areas.

2. Locational Requirements
A tandem housing project must be located:
a. Within ½-mile of an existing or proposed Metrorail or Light Rail Station;
or
b. Within ½-mile of an existing or proposed MARC station or a dedicated,
fixed-route busway station; or
c. Within ¼-mile of a stop on a bus line with service from 6 AM to 8 PM
where service intervals are no longer than 15 minutes during peak com-
mute hours.

3. Spacing Requirements
a. A tandem housing project must be separated by:
i. At least two lots without another tandem housing, cottage court or
garden court development pattern; or
ii. A street.
b. A tandem housing project cannot back up to another tandem housing,
cottage court or garden court development pattern on the same block.
c. Project sites that do not meet the spacing requirements may be ap-
proved through full site plan review (including public hearing).

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Tandem Housing: Dimensional Standards

4
D
D
3

6
D

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5

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tb
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6

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D
D

3
Bu
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Pr Pr

1
im im

D
ar ar
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tre tre
C2

et et

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St

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Si

Si
B. Site RMD-9 RMD-6 RHD-6 RHD-4 D. Placement RMD-9 RMD-6 RHD-6 RHD-4
B1 Allowed Building Types (max %) All Buildings/Structures (min)
40’

40’
30’

30’
Detached house 100% 100% 100% 100% D1 Primary street setback 25' 20' 20' 10'
5’ 10’ 15’ 20’ 30’ 40’ 5’ 10’ 15’ 20’ 30’ 40’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’
10’

10’
5’

5’
5’ 5’
10’ 10’

Attached house n/a 100% 100% 100% D2 Side street setback 15' 15' 15' 10'
20’ 20’
30’ 30’
40’ 40’

D3 Side setback, interior 5' 5' 5' 5'

C. Lot D4 Rear setback, interior 5' 5' 3' 3'
C1 Lot area (min) 9,000 sf 6,000 sf 6,000 Sf 4,000 sf D4 Rear setback, alley 3' or 20' 3' or 20' 3' or 20' 3' or 20'
C2 Lot width (min) 60' 50' 50' 40' D5 Building/structure separation 10' 10' 10' 10'
C3 Lot depth (min) 150' 120' 120' 100' Coverage (max)
C4 Dwelling units per lot (max) 2 2 2 2 D6 All roofed buildings and structures 45% 45% 45% 55%

4 – 36 Chapter 59: Zoning Code

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E3

Pr E2 E1 Pr
im
im

F1
ar ar

F2
y S y S
t re tre
et et

et
et

re
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St
St

de
de

Si
Si

E. Height RMD-9 RMD-6 RHD-6 RHD-4 F. Form RMD-9 RMD-6 RHD-6 RHD-4 RHD-2
All Buildings/Structures (max) Street Orientation

E3
40’
40’

30’
E1 Overall building height 40' 40' 40' 40' F1 Primary street facing entrance required
30’

5’ 10’ 15’ 20’ 30’ 40’

20’
5’ 10’ 15’ 20’ 30’ 40’ 40’ 30’ 20’ 15’ 10’ 5’
20’

40’ 30’ 20’ 15’ 10’ 5’

10’
5’
10’
5’

5’
5’
10’

E4
10’

E2 Wall plate height 28' 28' 28' 28' for end unit yes yes yes yes yes
20’
20’
30’
30’
40’

E2
40’

E3 Ground Floor Elevation (min) F2 Allowed Building Elements *

20' or less from front property line n/a 2' 2' 2' Gallery, awning no no no no no
More than 20' from front property line 0' 0' 0' 0' Porch, stoop yes yes yes yes yes
Balcony yes yes yes yes yes
* see Sec. 4.1.4.F for specific building element requirements.

Chapter 59: Zoning Code 4 – 37

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 Zoning Advisory Panel Discussion Draft

G. Compatibility
All building types are subject to the standards of Sec. 4.1.6. Residential Infill
Compatibility.

H. Connections
1. Sidewalks adjacent to the project site must be constructed to meet ADA
requirements.
2. Where desired by the transit system provider, the developer must dedicate
an easement for transit access abutting the project site, and construct a
provider-approved shelter for weather protection.

I. Access
1. ADA access to all dwelling units from the adjacent public sidewalk must be
provided.
2. Internal handicapped access to at least one of the dwelling units must be
provided.

J. Environmental Sustainability
1. Each dwelling unit must meet or exceed the US Green Building Council (US-
GBC) LEED silver rating, as determined by a LEED-certified staff member or
through registration with the USGBC.
2. Water-efficient (low flow) fixtures, including those used in irrigation, must be
used.
3. Energy efficient appliances that meet or exceed Energy Star requirements
must be installed in all dwelling units.
4. Street trees must be installed adjacent to the project site, where feasible.
5. On-site tree planting at a rate of one tree per dwelling unit is required.

4 – 38 Chapter 59: Zoning Code

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 Zoning Advisory Panel Discussion Draft

Sec. 4.4.3. Cottage Court

A. General Provisions
1. Description
a. A cottage court is a group of small detached houses clustered around
a common open space or courtyard. The cottage court limits the scale
of each house, providing an opportunity for more affordable units. The
central court enhances the character of the area through the provision of
consolidated open space.
b. Cottage courts are typically built on a small infill sites in established resi-
dential neighborhoods. Dwelling units may be located on separate platted
lots, or on undivided, commonly-owned land. Residents may share use
(and maintenance expense) of common facilities such as open space, park-
ing and storage areas.

2. Locational Requirements
Each cottage court project must be located:
a. Within ½-mile of an existing or proposed Metrorail or Light Rail Station; or
b. Within ½-mile of an existing or proposed MARC station or a dedicated,
fixed-route busway station; or
c. Within ¼-mile of a stop on a bus line with service from 6 AM to 8 PM
where service intervals are no longer than 15 minutes during peak com-
mute hours.

3. Spacing Requirements
a. Each project site must be separated by:
i. At least two lots without another cottage court, tandem housing or
garden court development pattern; or
ii. A street.
b. No cottage court may back up to another cottage court, tandem housing
or garden court development pattern on the same block.
c. Project sites that do not meet the spacing requirements may be approved
through full site plan review (including public hearing).

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Cottage Court: Dimensional Standards

D6

D4
D3

D7
C1

D6
D8
D6
1
D1

D5
D3
D1

D6
C3

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Pr

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St

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et

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St

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Si

Si
B. Site RMD-9 RMD-6 RHD-6 RHD-4 RHD-2 D. Placement RMD-9 RMD-6 RHD-6 RHD-4 RHD-2
B1 Allowed Building Types (max %) All Buildings/Structures (min)
40’

40’
30’

30’
Detached house 100% 100% 100% 100% 100% D1 Primary street setback 25' 20' 20' 10' 5'
5’ 10’ 15’ 20’ 30’ 40’ 5’ 10’ 15’ 20’ 30’ 40’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’
10’

10’
5’

5’
5’ 5’
10’ 10’

D2 Side street setback 15' 15' 15' 10' 5'

20’ 20’
30’ 30’
40’ 40’

C. Lot D3 Side setback, interior 5' 5' 5' 3' 3'

D4 Rear setback, interior 5' 5' 3' 3' 3'
C1 Lot area (min) 18,000 sf 12,000 sf 12,000 sf 8,000 sf 6,000 sf
D4 Rear setback, alley 3' or 20' 3' or 20' 3' or 20' 3' or 20' 3' or 20'
C2 Lot width (min) 120' 100' 100' 80' 75'
D5 Building/structure separation 10' 10' 10' 10' 10'
C3 Lot depth (min) 150' 120' 120' 100' 80'
D6 Ground floor area per unit (max) 900 sf 600 sf 600 sf 500 sf 500 sf
C4 Dwelling units per min lot area (max) 4 4 4 4 4
C5 Additional lot area per unit (min) 4,500 sf 3,000 sf 3,000 sf 2,000 sf 1,500 sf Internal Courtyard (min)
C6 Dwelling units per project (max) 8 10 10 12 12 D7 Width 30' 20' 20' 20' 20'
D8 Area 3,000 sf 2,000 sf 2,000 sf 2,000 sf 1,600 sf
D9 Additional area per unit 750 sf 500 sf 500 sf 500 sf 400 sf
D10 Orientation All internal units must front on to courtyard
Parking (min)
D11 Primary street setback 20' 20' 20' 20' 20'
D12 Side street setback 20' 20' 20' 20' 20'
D13 Side or rear setback, interior 5' 5' 5' 3' 3'
D14 Rear setback, alley 0' 0' 0' 0' 0'

4 – 40 Chapter 59: Zoning Code

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 Zoning Advisory Panel Discussion Draft

F1
E1 E2

F2
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E4

Se
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ba

ac
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s

Pr
Pr

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ar
ar

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y

St
St

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et
re

re
et
re
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St
St

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Si
Si

E. Height RMD-9 RMD-6 RHD-6 RHD-4 RHD-2 F. Form RMD-9 RMD-6 RHD-6 RHD-4 RHD-2
Principal Building (max) Street Orientation

E3
40’
40’

30’
E1 Overall building height 25' 25' 25' 25' 25' F1 Street facing entrance required for each end
30’

5’ 10’ 15’ 20’ 30’ 40’

20’
5’ 10’ 15’ 20’ 30’ 40’ 40’ 30’ 20’ 15’ 10’ 5’
20’

40’ 30’ 20’ 15’ 10’ 5’

10’
5’
10’
5’

5’
5’
10’

E4
10’

E2 Wall plate height 15' 15' 15' 15' 15' unit yes yes yes yes yes
20’
20’
30’
30’
40’

E2
40’

Detached Accessory Structure (max) Floor Area Limitation

E3 Overall structure height 17' 17' 17' 17' 17' F2 Detached access. structure size per unit (max) 450 sf 450 sf 450 sf 450 sf 450 sf
E4 Ground Floor Elevation (min) n/a 2' 2' 2' 2' F3 Allowed Building Elements *
Gallery, awning no no no no no
Porch, stoop yes yes yes yes yes
Balcony yes yes yes yes yes
* see Sec. 4.1.4.F for specific building element requirements.

Chapter 59: Zoning Code 4   –   41

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 Zoning Advisory Panel Discussion Draft

G. Residential Infill Compatibility 7. Shared recycling and composting facilities are required for the project.
All building types are subject to the standards of Sec. 4.1.6. Residential Infill
Compatibility.

H. Connections
1. Sidewalks adjacent to the project site must be constructed to meet ADA
requirements.
2. Each project must provide a shared car or free resident transit passes.
3. Where desired by the transit system provider, the developer must dedicate
an easement for transit access abutting the project site, and construct a
provider-approved shelter for weather protection.

I. Access
1. ADA access to all dwellings units from the adjacent public sidewalk must be
provided.
2. Internal handicapped access to a minimum of 20% of the dwellings units, or
at least one dwelling in all cases, must be provided.

J. Diverse Uses and Activities

Each project must provide a minimum of 15% workforce housing units, at least
one unit in all cases.

K. Environmental Sustainability
1. Each new dwelling unit must meet or exceed the US Green Building Council
(USGBC) LEED silver rating, as determined by a LEED-certified staff member
or through registration with the USGBC.
2. Water-efficient (low flow) fixtures, including those used in irrigation, must be
used.
3. Energy efficient appliances that meet or exceed Energy Star requirements
must be installed in all new dwelling units.
4. Any existing structure on the project site designated as a historic landmark
must be retained at its original location.
5. Street trees must be installed adjacent to the project site, where feasible.
6. On-site tree planting at a rate of one tree per dwelling unit is required.

4 – 42 Chapter 59: Zoning Code

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Sec. 4.4.4. Garden Court

A. General Provisions
1. Description
a. A garden court is a group of full-size detached houses clustered around a
common open space or courtyard. The reduction of house size provides
an opportunity for more affordable units. The central court enhances the
character of the area through the provision of consolidated open space.
b. Garden courts are typically built on an infill sites in established residential
neighborhoods. Dwelling units may be located on separate platted lots,
or on undivided, commonly-owned land. Residents may share use (and
maintenance expense) of common facilities such as open space, parking
and storage areas.

2. Locational Requirements
Each garden court project must be located:
a. Within ½-mile of an existing or proposed Metrorail or Light Rail Station;
or
b. Within ½-mile of an existing or proposed MARC station or a dedicated,
fixed-route busway station; or
c. Within ¼-mile of a stop on a bus line with service from 6 AM to 8 PM NOTE: After three ZAP meetings
where service intervals are no longer than 15 minutes during peak com- commenting on the discussion draft and
analysis by planning staff and the
mute hours.
planning board chair, the planning
3. Spacing Requirements director has directed the zoning team to
pull the section on development patterns
a. Each project site must be separated by: (Div. 4.4) out of the draft.
i. At least two lots without another garden court, cottage court or Posted: December 6, 2010

tandem housing development pattern; or

ii. A street.
b. No garden court may back up to another garden court, cottage court or
tandem housing development pattern on the same block.
c. Project sites that do not meet the spacing requirements may be ap-
proved through full site plan review (including public hearing).

Chapter 59: Zoning Code 4 – 43

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 Zoning Advisory Panel Discussion Draft

Garden Court: Dimensional Standards

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B. Site RMD-9 RMD-6 RHD-6 RHD-4 RHD-2 D. Placement RMD-9 RMD-6 RHD-6 RHD-4 RHD-2
B1 Allowed Building Types (max %) All Buildings/Structures (min)
40’

40’
30’

30’
Detached house 100% 100% 100% 100% 100% D1 Primary street setback 25' 20' 20' 10' 5'
5’ 10’ 15’ 20’ 30’ 40’ 5’ 10’ 15’ 20’ 30’ 40’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’
10’

10’
5’

5’
5’ 5’
10’ 10’

Attached house n/a 80% 80% 100% 100% D2 Side street setback 15' 15' 15' 10' 5'
20’ 20’
30’ 30’
40’ 40’

Townhouse building n/a n/a 50% 100% 100% D3 Side setback, interior 5' 5' 5' 3' 3'
Apartment building n/a n/a n/a 100% 100% D4 Rear setback, interior 10' 5' 5' 3' 3'
D4 Rear setback, alley 3' or 20' 3' or 20' 3' or 20' 3' or 20' 3' or 20'
C. Lot D5 Building/structure separation 10' 10' 10' 10' 10'
C1 Lot area (min) 27,000 sf 18,000 sf 18,000 sf 12,000 sf 8,000 sf Coverage (max)
C2 Lot width (min) 180' 150' 150' 120' 100' D6 All roofed buildings and structures 40% 40% 40% 40% 45%
C3 Lot depth (min) 150' 120' 120' 100' 80' Internal Courtyard (min)
C4 Dwelling units per min lot area (max) 5 5 5 5 5 D7 Width 40' 30' 30' 30' 30'
C5 Additional lot area per unit (min) 5,400 sf 3,600 sf 3,600 sf 2,400 sf 1,600 sf D8 Area 2,000 sf 1,500 sf 1,500 sf 1,200 sf 1,200 sf
C6 Dwelling units per project (max) 8 10 10 12 12 D9 Additional area per unit 4,00 sf 300 sf 300 sf 240 sf 240 sf
D10 Orientation All internal units must front on to courtyard
NOTE: After three ZAP meetings
commenting on the discussion draft and Parking (min)
analysis by planning staff and the D11 Primary street setback 20' 20' 20' 20' 20'
D12 Side street setback 20' 20' 20' 20' 20'
planning board chair, the planning
D13 Side or rear setback, interior 5' 5' 5' 5' 5'
director has directed the zoning team to D14 Rear setback, alley 0' 0' 0' 0' 0'
pull the section on development patterns
4 – 44 (Div. 4.4) out of the draft. Chapter 59: Zoning Code
DR AF T | 13 Oc tober 2010 M o n t g o m e r y C o u n t y, M a r y l a n d
Posted: December 6, 2010
 Zoning Advisory Panel Discussion Draft

F1
F2
E1 E2

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E4

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E. Height RMD-9 RMD-6 RHD-6 RHD-4 RHD-2 F. Form RMD-9 RMD-6 RHD-6 RHD-4 RHD-2
Principal Building (max) Street Orientation

E3
40’
40’

30’
E1 Overall building height 40' 40' 40' 40' 40' F1 Street facing entrance required for each end unit yes yes yes yes yes
30’

5’ 10’ 15’ 20’ 30’ 40’

20’
5’ 10’ 15’ 20’ 30’ 40’ 40’ 30’ 20’ 15’ 10’ 5’
20’

40’ 30’ 20’ 15’ 10’ 5’

10’
5’
10’
5’

5’
5’
10’

E4
10’

E2 Wall plate height 28' 28' 28' 28' 28'

20’
20’

F2 Allowed Building Elements *

30’
30’
40’

E2
40’

Detached Accessory Structure (max) Gallery, awning no no no no no

E3 Overall structure height 25' 25' 25' 25' 25' Porch, stoop yes yes yes yes yes
E4 Ground Floor Elevation (min) Balcony yes yes yes yes yes
20' or less from front property line n/a 2' 2' 2' 2' * see Sec. 4.1.4.F for specific building element requirements.
More than 20' from front property line 0' 0' 0' 0' 0'

Chapter 59: Zoning Code 4 – 45

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 Zoning Advisory Panel Discussion Draft

G. Residential Infill Compatibility L. Shared recycling and composting facilities are required for the project.
All building types are subject to the standards of Sec. 4.1.6. Residential Infill
Compatibility.

H. Connections
1. Sidewalks adjacent to the project site must be constructed to meet ADA
requirements.
2. Each project must provide a shared car or free resident transit passes.
3. Where desired by the transit system provider, the developer must dedicate
an easement for transit access abutting the project site, and construct a
provider-approved shelter for weather protection.

I. Access
1. ADA access to all dwellings units from the adjacent public sidewalk must be
provided.
2. Internal handicapped access to a minimum of 20% of the dwellings units, or
at least one dwelling in all cases, must be provided.

J. Diverse Uses and Activities

Each project must provide a minimum of 15% workforce housing units, at least
one unit in all cases.

K. Environmental Sustainability
1. Each new dwelling unit must meet or exceed the US Green Building Council
(USGBC) LEED silver rating, as determined by a LEED-certified staff member
or through registration with the USGBC.
2. Water-efficient (low flow) fixtures, including those used in irrigation, must be
used.
3. Energy efficient appliances that meet or exceed Energy Star requirements
must be installed in all new dwelling units.
4. Any existing structure on the project site designated as a historic landmark
must be retained at its original location.
5. Street trees must be installed adjacent to the project site, where feasible.
6. On-site tree planting at a rate of one tree per dwelling unit is required.

4 – 46 Chapter 59: Zoning Code

DR AF T | 13 Oc tober 2010 M o n t g o m e r y C o u n t y, M a r y l a n d
 Zoning Advisory Panel Discussion Draft

Sec. 4.4.5. Corner Store

A. General Provisions
1. Description
a. A corner store is a individual mixed use building located on a site abut-
ting a major roadway. The corner store provides convenience retail goods
to the immediate neighborhood, reducing the vehicle miles travelled by
nearby residents.
b. A corner store is typically built on an infill site at the edge of an estab-
lished neighborhood.
c. The corner store provides adequate on-site parking, along with a 10-foot
buffer abutting adjacent detached or attached houses.

2. Locational Requirements
Each corner store must be located at an intersection of two roads with a
classification of minor arterial or higher.

3. Spacing Requirement
Each corner store must be located no less than a 1,320 feet from any other
corner store located in a residential zone. NOTE: After three ZAP meetings
commenting on the discussion draft and
analysis by planning staff and the
planning board chair, the planning
director has directed the zoning team to
pull the section on development patterns
(Div. 4.4) out of the draft.
Posted: December 6, 2010

Chapter 59: Zoning Code 4   –   47

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 Zoning Advisory Panel Discussion Draft

Corner Store: Dimensional Standards

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B. Site RE-, RLD-, RMD-, RHD- D. Placement RE-, RLD-, RMD-, RHD-
B1 Allowed Building Types (max %) All Buildings/Structures (min)
40’

40’
30’

30’
Mixed use building only 100% D1 Primary street setback 10'
5’ 10’ 15’ 20’ 30’ 40’ 5’ 10’ 15’ 20’ 30’ 40’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’
10’

10’
5’

5’
5’ 5’
10’ 10’

D2 Side street setback 10'

20’ 20’
30’ 30’
40’ 40’

C. Lot D3 Side or rear, interior 30'

D4 Rear/side setback, alley 5'
C1 Lot area (max) 15,000 sf
C2 Lot width (max) 125' Build-to
C3 Lot depth (max) 125' D5 Primary street build-to (min/max) 10' to 15'
C4 Principal buildings per lot (max) 1 D6 Building width in primary build-to (min) 50%
D7 Side street build-to (min/max) 10' to 15'
NOTE: After three ZAP meetings D8 Building width in side build-to (min) 40%
commenting on the discussion draft and Parking (min)
analysis by planning staff and the D9 Primary street setback 30'
planning board chair, the planning D10 Side street setback 10'
director has directed the zoning team to D11 Side or rear, interior 10'
pull the section on development patterns D12 Side or rear setback, alley 0'
(Div. 4.4) out of the draft. Coverage
Posted: December 6, 2010 D13 All roofed buildings and structures (max) 25%
D14 Impervious cover (min) ?

4 – 48 Chapter 59: Zoning Code

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 Zoning Advisory Panel Discussion Draft

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F1
E. Height RE-, RLD-, RMD-, RHD- F. Form RE-, RLD-, RMD-, RHD-
Building (max) Building Orientation

40’
40’

30’
E1 Overall building height 32' F1 Primary entrance required within 25 feet
30’

5’ 10’ 15’ 20’ 30’ 40’

20’
5’ 10’ 15’ 20’ 30’ 40’ 40’ 30’ 20’ 15’ 10’ 5’
20’

40’ 30’ 20’ 15’ 10’ 5’

10’
5’
10’
5’

5’
5’
10’

E4
10’

E2 Stories 2 of block corner yes

20’
20’
30’
30’
40’

E2
40’

Floor Height (min) Building Mass

E3 Ground story floor to floor height 12' F2 Ground floor area per unit (max) 3,000 sf
E4 Ground floor elevation 0' F3 Wall length (max) 65'
Transparency (min)
F4 Ground story primary street 60%
F5 Ground story side street 60%
F6 Upper story primary or side street 20%
F7 Blank wall area (max) 30'
F8 Allowed Building Elements *
Gallery, awning yes
Porch, stoop no
Balcony yes
* see Sec. 4.1.4.F for specific building element requirements.

Chapter 59: Zoning Code 4 – 49

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 Zoning Advisory Panel Discussion Draft

G. Compatibility 2. Each site and new residential dwelling must use water-efficient (low flow)
Any building or structure on the project site is subject to a side and rear setback fixtures, including those used in irrigation.
plane starting at 15 feet in height at the side or rear property line, and extend- 3. Each new residential dwelling must include energy efficient appliances that
ing upward one foot for every additional foot into the lot from the side or rear meet or exceed Energy Star requirements.
property line.
4. Street trees must be installed adjacent to the site, where feasible.
H. Connections 5. On-site tree planting at a rate of one tree per dwelling is required.
1. Sidewalks adjacent to the project site must be constructed to meet ADA 6. Shared recycling and composting facilities are required.
requirements.
L. Good Neighbor Plan
2. A sidewalk not less than ten feet in width is required between the building
A corner store is subject to a good neighbor plan acceptable to a majority of the
and the adjacent street.
property owners within 300 feet of the corner store parcel boundaries. A good
3. Where the sidewalk and adjacent street right-of-way is adequate, a bench neighbor plan must describe commitments to the neighborhood related to the
seating at least four persons must be provided. following:
4. Where desired by the transit system provider, the developer must dedicate 1. Property Upkeep
an easement for transit access abutting the project site, and construct a
Litter cleanup, trash removal, landscaping maintenance, graffiti and
provider-approved shelter for weather protection.
vandalism removal.
5. No more than the minimum required parking spaces may be provided on-
2. Sale of Alcohol
site.
Beer/wine only (no malt liquor)?
6. A minimum of four bicycle parking spaces must be provided on-site.
Hours of operation?
I. Access 3. Community Involvement
1. ADA access to the store and all dwelling units from the adjacent public side- Participation in business association, neighborhood crime watch, and
walk must be provided. neighborhood association meetings (where such organizations exist)
2. Only one vehicle access point is allowed on each street frontage. Distribution of contact number to the community.

J. Diverse Uses and Activities

If upper-story dwelling units are provided, a minimum of 15% must be Moder-
ately Priced Dwelling Units (MPDU), at least one unit in all cases where dwellings
unit are included.

K. Environmental Sustainability
1. Each corner store must meet or exceed the US Green Building Council
(USGBC) LEED silver rating, as determined by a LEED-certified county staff
member or through registration with the USGBC.

4 – 50 Chapter 59: Zoning Code

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 Zoning Advisory Panel Discussion Draft

Sec. 4.4.6. Conservation Subdivision

A. General Provisions
1. Description
a. Conservation subdivision is a pattern of residential development that
trades smaller lot sizes (with smaller yards) and additional density in
exchange for protecting a significant amount of open space.
b. This clustering allows more efficient layout of lots, streets, and utilities,
promotes a mixture of housing, and protects the character of the area
through the preservation of open space, environmental features and
scenic vistas.
c. A cluster development must be a minimum size to ensure sufficient com-
mon open space can be incorporated into the subdivision design.

2. Public Facilities
a. Except in the AR Zone, all conservation subdivisions must have access to
public water and wastewater treatment.
b. Except in the AR Zone, on-site treatment systems are not permitted. NOTE: After three ZAP meetings
commenting on the discussion draft and
3. Spacing Requirements analysis by planning staff and the
None. planning board chair, the planning
director has directed the zoning team to
pull the section on development patterns
(Div. 4.4) out of the draft.
Posted: December 6, 2010

Chapter 59: Zoning Code 4   –   51

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 Zoning Advisory Panel Discussion Draft

Conservation Subdivision: Dimensional Standards

B4
B5 B1

B7

B10

B8
B. Site AR RE-2 RE-1 RLD-20 RMD-9 RMD-6 Site (continued) AR RE-2 RE-1 RLD-20 RMD-9 RMD-6
General Criteria Perimeter Setbacks (min)
B1 Area (min) 20 acres 10 acres 4 acres 3 acres 2 acres 1.5 acres B8 Abutting major street 100' 75' 60' 50' 40' 35'
B2 Density (max) 0.30 u/a 0.70 u/a 1.30 u/a 2.44 u/a 6.10 u/a 9.76 u/a B9 Abutting minor street 100' 50' 50' 40' 30' 25'
B3 % of MPDU's (min) 15% 15% 15% 15% 15% 15% B10 Abutting interior lot line 100' 50' 30' 20' 10' 10'
Conservation Area (min) B11 % of Residential Unit Types (max)
B4 Conservation area required 70% 60% 60% 50% 40% 35% Detached house 100% 100% 100% 100% 100% 100%
B5 % of lots abutting con. area 80% 70% 60% 50% 40% 40% Attached house n/a 30% 30% 50% 50% 50%
B6 Contiguous area 60% 60% 60% 60% 60% 60% Townhouse n/a n/a n/a n/a 30% 50%
B7 Width of con. area 50' 50' 40' 30' 25' 20' Apartment n/a n/a n/a n/a n/a 30%

NOTE: After three ZAP meetings

commenting on the discussion draft and
analysis by planning staff and the
planning board chair, the planning
director has directed the zoning team to
pull the section on development patterns
(Div. 4.4) out of the draft.
Posted: December 6, 2010
4 – 52 Chapter 59: Zoning Code
DR AF T | 13 Oc tober 2010 M o n t g o m e r y C o u n t y, M a r y l a n d
 Zoning Advisory Panel Discussion Draft

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C. Lot AR RE-2 RE-1 RLD-20 RMD-9 RMD-6 E. Height AR RE-2 RE-1 RLD-20 RMD-9 RMD-6
C1 Area (min) none none none none none none Principal Building (max)
40’

40’
30’

30’
5’ 10’ 15’ 20’ 30’ 40’ 50’ 50’ 5’ 10’ 15’ 20’ 30’ 40’ 50’ 50’
20’

20’
40’ 30’ 20’ 15’ 10’ 5’ 40’ 30’ 20’ 15’ 10’ 5’

C2 Width (min) none none none none none none E1 Overall building height 50' 40' 40' 40' 40' 40'
10’

10’
5’

5’
5’ 5’
10’ 10’
20’ 20’

C3 Frontage on road or alley (min) 25' 25' 25'

30’
40’ 25' 20' 20' Detached Accessory Structure (max)
30’
40’

E2 Overall structure height 50' 25' 25' 25' 25' 25'

D. Placement
E3 Ground Floor Elevation (min)
Principal Building (min) 20' or less from front property line n/a n/a n/a 2' 2' 2'
D1 Primary street setback 50' 40' 30' 20' 10' 10' More than 20' from front property line 0' 0' 0' 0' 0' 0'
D2 Side street setback 20' 15' 15' 15' 10' 10'
D3 Side setback, interior 17' 12' 8' 5' 5' 5' F. Form
D4 Rear setback, interior 35' 30' 25' 20' 15' 15'
D5 Rear setback, alley 20' 20' 20' 20' 20' 20' Building Orientation
F1 Street facing entrance required no yes yes yes yes yes
Detached Accessory Structure (min)
D6 Primary street setback, behind F2 Allowed Building Elements
principal bldg. 0' 5' 5' 5' 5' 3' Gallery, awning no no no no no no
D7 Side street setback 20' 15' 15' 15' 10' 10' Porch, stoop yes yes yes yes yes yes
D8 Side or rear setback, interior 17' 10' 5' 5' 3' 3' Balcony yes yes yes yes yes yes
D9 Rear setback, alley 3' or 20' 3' or 20' 3' or 20' 3' or 20' 3' or 20' 3' or 20' * see Sec. 4.1.4.F for specific building element requirements.

Chapter 59: Zoning Code 4 – 53

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 Zoning Advisory Panel Discussion Draft

G. Diverse Uses and Activities

All project with ten or more dwelling units must provide recreation facilities per
Sec. XX, Recreation Facilities

H. Quality of Design
Turf grass in conservation areas must be limited to those community open
spaces necessary to provide recreation space; all other areas must be active
farmland, forest conservation area, or landscaped with native materials.

I. Environmental Sustainability
1. Total area not within protective easements may not cover more than 25% of
on-site prime agricultural soils.
2. Design and orient 75% or more of the total building square footage (exclud-
ing existing buildings) such that one axis of each qualifying building is at
least 1.5 times longer than the other, and the longer axis is within 15 degrees
of geographical east-west.
3. Incorporate on-site nonpolluting renewable energy generation, such as
solar, wind, geothermal, with production capacity of at least ten percent of
the project’s annual electrical and thermal energy cost (exclusive of existing
buildings), as established through an accepted building energy performance
simulation tool.

J. Conservation Area
Insert conservation area requirements

4 – 54 Chapter 59: Zoning Code

DR AF T | 13 Oc tober 2010 M o n t g o m e r y C o u n t y, M a r y l a n d