PresentationtotheZoningAdvisoryPanel

1/11/2012

"ZoningConversionProcess"

PresentationtotheZoningAdvisoryPanel

1/11/2012

AsapartoftheMontgomeryCounty ZoningRewrite,thePlanning Departmentisbeginningtheprocess ofmappingthenewzones. Thisisnecessarybecausethecounty hasanoverabundanceofzones(123), ofwhichmanyaresimilarandsome arentused. Thenewzoneshavebeendeveloped asapartoftheongoingRewrite project,andthispresentation describestheprocessofconverting existingzonesintothenewformat.

"ZoningConversionProcess"

PresentationtotheZoningAdvisoryPanel

1/11/2012

Insomecases,werecombining similarzones. Asanexample,letslookatthe proposedRMD6(Residential MediumDensity 6)zone.Underthe draftproposal,itisbeingcreated from3existingzones: R60 R40 RMH Asyoullseeinthenextslide,these zonesareverysimilar. R60isthemainzoneinthisexample, makingup98%ofthelandarea proposedtobeconvertedtoRMD6 TheotherzonesR40andRMHeach havelessthan200acres.

"ZoningConversionProcess"

PresentationtotheZoningAdvisoryPanel

1/11/2012

Asyoucansee,thesezonesare similar. Forsinglefamilydetachedhouses,R 60andR40haveidenticalstandards. Thosestandardsarebeingcarried forwardtotheRMD6zone. Wearegettingridofthesumofside setbacksrequirementandhave proposedchangingthewayheightis measured.Otherwise,thestandards willremainastheyaretoday. RMHisazonedesignedformobile homes.Webelievethatthenew RMD6zonesstandardswillbeable toaccommodateinclusionoftheR MHzone.

"ZoningConversionProcess"

PresentationtotheZoningAdvisoryPanel

1/11/2012

ForAgriculturalandRuralzones,the conversionisaonetooneprocess. TheRDTzonebecomesthe AgriculturalConservation(AC)zone. TheRuralzonebecomestheRural Residential(RR)zone. RuralClusterstaysRuralCluster(RC), andLDRCwouldbecombinedwithit, exceptthatthereisnoLDRCzoned landinthecounty. RuralNeighborhoodClusterisstaying RNC.

"ZoningConversionProcess"

PresentationtotheZoningAdvisoryPanel

1/11/2012

Forthesinglefamilyresidential zones,werecombiningsimilarzones aswasoutlinedearlierwithregardto theRMD6zone. ResidentialEstate2and2Carebeing mergedintotheRE2zone. RE1staysRE1. R200,R150,andRMH200arebeing mergedintoanewRLD20zone. R90becomesRMD9. R60,R40,andRMHarebecoming RMD6asoutlinedearlierinthe presentation. Inallofthesecases,ifaparcelis zonedsomethingontheleftsideof eachcolumn,itwouldbetransformed intothezoneintherightcolumn automatically.

"ZoningConversionProcess"

PresentationtotheZoningAdvisoryPanel

1/11/2012

Withthetownhouseandmultifamily zones,thesameschemeisused. RT6andRT8arebeingcombined intoTownhouseLowDensity(TLD) RT10andRT12.5arebeingmerged intoTownhouseMediumDensity (TMD) RT15becomesTownhouseHigh Density(THD) R30isbecomingRHD3.(Thereisno R4plexzonedinthecounty). R20becomesRHD2. R10andRHarebeingmergedinto RHD1.

"ZoningConversionProcess"

PresentationtotheZoningAdvisoryPanel

1/11/2012

Ourindustrialzonesareseeingthe sametypeofconversion. ThelightindustrialzonesRS,I1,and I4arebecomingIndustrial,Light(IL). TheheavyindustrialzoneI2is becomingIndustrial,Heavy(IH). I3isnotreallyanindustrialzone.Its moreofanofficeparkzone.Itwent throughthesameprocessasparcels locatedincommercialandmixeduse zones,whichwelldiscussnext.

"ZoningConversionProcess"

PresentationtotheZoningAdvisoryPanel

1/11/2012

Forcommercialandmixedusezones, theprocesswasmoreinvolved. First,letstakealookatthe6zones proposedforcommercialandmixed useareas. TheCR,CRT,andCRNzonesalready existinthecounty.Theyallowfor mixedusedevelopmentatvarying densitiesandheights.Welldiscuss howthosezonesworkinalittlebit. Theother3zonesarethe employmentzones.Theywere introducedtothePanelatthelast meetinginModule2.

"ZoningConversionProcess"

PresentationtotheZoningAdvisoryPanel
LetsreviewhowtheCRzoneswork. TheCRzoneisreallyafamilyof zones.Eachzoneasappliedona parcelhasaspecificdensityand heightallowancethatcanbeunique. Eachapplicationofthezonehas5 elements: TheZoneGroup definesthesetof usesthatareallowedinthezone.In thisexample,itsCRT(CRTown). TheOverallFAR isthetotalamount ofdensityallowedonthesite. TheCommercialFAR isthetotal amountofcommercial FARallowed onthesite. TheResidentialFAR isthetotal amountofresidential FARallowedon thesite. EventhoughtheCandRcomponents mayaddtomorethantheOverall FAR,thedensitycannotexceedthe OverallFARlimit. TheMaximumHeight sayshowtall (infeet)buildingscanbe.

1/11/2012

"ZoningConversionProcess"

10

PresentationtotheZoningAdvisoryPanel
Becauseoftheformula,sitesinthe CR,CRT,andCRNzonescanbefine grainedfortheappropriateuseof mixesanddensitiesforeach particularsetting. ThereisnotoneCRdensity,butmany. ACRzoneinonepartofthecounty mightallow4.0FAR,whileone elsewhereonlyallows1.0. Therangeofdensitiesandheightsfor the3CRzonesisshowninthechart ontheleft.CRzonescanhavean overallFARanywherefrom0.5FARup to8.0FAR. However,thatdoesnot meanthat developmentinaCR2.0zonecango upto8.0FAR.IftheOveralldensityis 2.0inthatparticularCRzone,that meansthatthemaximumdensityis 2.0,period. Theemploymentzoneshavean overalldensityandamaximum height,butdonothavethe CommercialorResidentialdensity components.

1/11/2012

"ZoningConversionProcess"

11

PresentationtotheZoningAdvisoryPanel

1/11/2012

Thisconversionprocessisamaster plandriveneffort. Wehavereviewedall39oftheactive MasterPlansinthecounty. Allrecommendationsregarding commercialormixeduseproperties havebeenreviewedandusedto formulateCR,CRT,CRN,EG,EOF,or ELSzonesthatexactlyreflectthose recommendations.

"ZoningConversionProcess"

12

PresentationtotheZoningAdvisoryPanel

1/11/2012

TheprocessofreviewingeachMaster Planmeantthateachhasgone throughseverallevelsofreview. Werecurrentlyputtingthe recommendationsintoourGIS system. Thenextstepistoputthemapsout forpublicreviewwherewecanget feedbackfromresidents,property owners,andotherstakeholders.

"ZoningConversionProcess"

13

PresentationtotheZoningAdvisoryPanel

1/11/2012

Thisslideshowsthegeneralized decisiontreeweusedforcommercial andmixeduseproperties.Aspecific treeexistsforeachofthecurrent zones. Foreachparcelinthecountythatis zonedcommerciallyorformixeduse, thefirstquestionwas: IsthereaspecificMasterPlan recommendationforthisparcel? Iftheanswerisyes,athenewzone wasformulatedtofitthose recommendations. If,ontheotherhand,theMasterPlan didnotmakeanyspecific recommendationsaboutaparcel,we usedadecisiontreetodetermine whatzoneformulashouldbeusedto reflectexistingdensityandheight allowances. Undernocircumstanceswillthis processresultinanincreasein densityorheightbeyondwhatthe MasterPlanwouldallow.

"ZoningConversionProcess"

14

PresentationtotheZoningAdvisoryPanel
Heresanexampleofhowthe decisiontreeworked. C1isaverycommonzoneinthe county.Itcurrentlyhasnomaximum FAR,butdoesallowheightsupto45 incertaincases. Ifaparcelisnotinavillageortown centerandisusedforautocentric developmentnoteasilyaccessibleon foot,itisconvertedtoEG1.0H45. Iftheparcelabutsdetached residentialhousing,theC1zoneis convertedtoCRN0.5C0.5R0.25H 35designation;ifitisacrossaroad fromdetachedresidentialhousing,it isconvertedtoCRN0.75C0.5R0.5 H45. Onparcelswithinavillageortown centerthatdonotabutorconfront detachedresidentialhousing,the zoningconversionisCRT1.0C0.75R 0.75H45. Theseconversionsaremodeledon theexpecteddensitiesandheights thatwouldresultundertodays zoninglimitationsandallowances.

1/11/2012

"ZoningConversionProcess"

15

PresentationtotheZoningAdvisoryPanel

1/11/2012

AnotherexampleistheC2zone.It haslotsofintricaciesinthecurrent codewhichmeanthatthedensityyou cangettodayvariesgreatly dependingonparticularsite conditions,applicationprocesses,and proposeduses. Likethelastslide,theC2conversions canbeseeninthetable.The proposedconversionsaremodeledon theexpecteddensitiesandheights thatwouldresultundertodays zoninglimitationsandallowances.

"ZoningConversionProcess"

16

PresentationtotheZoningAdvisoryPanel

1/11/2012

COisoneofourofficezones.In manyinstances,theMasterPlan recommendedlowerdensityand heightwithoutspecifyingwhatthat heightshouldbe. Inthosecases,wearerecommending EOF1.5H45. Ifthereisnospecific recommendation,thezone conversionrecommendationisEOF 3.0H100,thedensityandheight allowedundertheCOzone. IftheMasterPlandoesmakea specific recommendation,itis reflectedintheindividualized formula.

"ZoningConversionProcess"

17

PresentationtotheZoningAdvisoryPanel

1/11/2012

Ifthereisnospecific recommendation,thezone conversionrecommendationisCR 2.5C1.0R2.0H145forTSRzoned parcelsand CR3.0C2.5R2.5H200 forTSMzonedparcels,thedensities andheightsallowedunderthe respectivezones. IftheMasterPlandoesmakea specific recommendation,itis reflectedintheindividualized formula.

"ZoningConversionProcess"

18

PresentationtotheZoningAdvisoryPanel

1/11/2012

TheCBDzonesareeasiertoconvert becausethezonesthemselvesspell outthelimitsoncommercialdensity withinmixeduseprojectsinaddition tothemaximumallowabledensity andheight. Inmanycases,however,theCBD zoneshavespecificrecommendations intheMasterPlan,whichmeansthey wonthavethedefaultconversion shownonthisslide,theywillreflect thelimitationsrecommendedinthe MasterPlan.

"ZoningConversionProcess"

19

PresentationtotheZoningAdvisoryPanel

1/11/2012

Letslookatanexampletohelpmake thisclearer. Tokeepthingssimple,wereonly goingtofocusonthemaximum heightinthisexample. Highlightedingreenonthisslideisa blockinDowntownSilverSpring.Its surroundedbyEasternAvenue, NewellStreet,KennettStreet,and 13th Street. Thiswholeblockiscurrentlyzoned CBD1. ThezoningordinanceallowsCBD1 parcelstoachieveaheightof143.

"ZoningConversionProcess"

20

PresentationtotheZoningAdvisoryPanel

1/11/2012

Butinthecaseofthisblock,the MasterPlanhassomethingtosay aboutsomeparcels. AnyparcelfrontingonEasternAvenue islimitedto90inheight,and within 60feetofthestreet,buildingsmay notexceed45. Theareashowningreenontheslide ismadeupoftheparcelsthatfront onEasternAvenue.Thoseinlightblue donot(sotheMasterPlandoesnot applytothem).

"ZoningConversionProcess"

21

PresentationtotheZoningAdvisoryPanel

1/11/2012

Ifyouweretobuildstructuresonthis block,theMasterPlanwouldlimit theirheightsasshowninthegraphic. Thebuildingsonlotsnotfrontingon EasternAvenuecouldreach143. Buildingsonthelotsfrontingon EasternAvenuecouldachieve90, exceptwithin60feetofEastern, wheretheywouldbelimitedto45in height.

"ZoningConversionProcess"

22

PresentationtotheZoningAdvisoryPanel

1/11/2012

SincethisblockhasspecificMaster Planrecommendations,wewrotethe appropriatezonetoabidebythose recommendations. Inthiscase,thegreenparcels receivedaCRzonewithaHeight componentof90. Theblueparcelsgotadefualt conversionto145inheight.(CR zonesonlyallowheightmaximumsto bemeasuredin5footincrements). Now,keepinmindthateventhough theentireareashowningreenhasa heightlimitof90,development wouldstillbeboundbytheMaster Plan andbuildingscouldnotexceed 45within60feetofEasternAvenue.

"ZoningConversionProcess"

23

PresentationtotheZoningAdvisoryPanel

1/11/2012

Wevetalkedabitaboutthenon defaultparcels.Thoseareparcels wheretheMasterPlanmadea specificrecommendation. IntheCBDareas(SilverSpring, Bethesda,FriendshipHeights),those areverycommon,becausethe MasterPlansareveryspecific. InDowntownSilverSpring,38%of theparcelshavesomespecific recommendation(theyreshownin orangeontheslide).

"ZoningConversionProcess"

24

PresentationtotheZoningAdvisoryPanel

1/11/2012

Butintheresidentialareanorthof SilverSpringsCBD,everysingleparcel receivedadefaultconversion throughthedecisiontree. ThisisbecausetheMasterPlandid notmakespecificrecommendations thatundercutthedefaultdensityor heightconversionorwasentirely silentonthecommercialandmixed useparcelsinthearea.

"ZoningConversionProcess"

25

PresentationtotheZoningAdvisoryPanel

1/11/2012

InthesefoursampleMasterPlans, youcanseethatthevastmajorityof parcelsisconvertedusingthedefault method.

"ZoningConversionProcess"

26

PresentationtotheZoningAdvisoryPanel

1/11/2012

Wevecategorizedthereasonsa parcelwouldnotbeadefaultinto9 categories. ItisverycommonfortheMasterPlan tolimitheightsordensities.Insome cases,themixofusesisalso specified. Overlayzonesalsoplayarole.They oftenregulatedensityandheight, makingitlowerthanwouldotherwise beallowedinthezone. Otherreasonsaparcelwouldnotbe giventhedefaultconversionare: Restrictionsinthesiteplan Conditionsofrezoning Conditionsonthesitethat precludethedefault

"ZoningConversionProcess"

27

PresentationtotheZoningAdvisoryPanel

1/11/2012

Theconversionofthezoningmaps willcontinueoverthenextfew months. Wewantyourfeedbackaboutthis processandabouttheproposed zoningordinance. Ifyouhavequestions,concerns,or comments,pleaseletusknow. Youcanfindmoreinformationabout theRewriteat http://ZoningMontgomery.org

Correspondencecanbesentto: PamelaDunn ProjectManger [email protected] 301.650.5649

"ZoningConversionProcess"

28