PROPOSEDZONECONVERSIONPROCESS

Ag & Rural, Residential, and Industrial Zones

The proposed Agricultural, Rural, Residential, and Industrial zones are either one-to-one conversions of existing zones or were created from a combination of two or more existing zones that were very similar. Agricultural & Rural Zones: Each of these zones is being translated to a new zone at a oneto-one rate. Residential Zones: The proposed code will combine similar zones and eliminate zones that are no longer used or are currently not mapped anywhere in the County. Example:
RDT AC

Commercial/Residential and Employment Zones

Parcels located in the existing commercial, mixed-use, CBD, and Transit Station zones will be converted into one of the proposed Commercial/Residential (C/R) or Employment Zones (E) using a two-step process. Primary decisions for conversions of a specific parcel were based on recommendations within the Master Plan. If the Master Plan did not specify recommendations for a given parcel, the conversion was based upon a standardized conversion table. STEP 1 - A Master Plan Review Process: Planning staff reviewed each Master Plan. Where the Master Plan provides specific recommendations about allowed density, height, or mix of uses for specific commercial or mixed-use parcels, those recommendations are used to build the formula of the proposed zone. This conversion ensures the same density and height allowed under the current zone, and helps codify master plan recommendations in a parcel specific manner. STEP 2 Standardized Conversion Table: If the master plan does not state specific recommendations, the proposed zone is determined using a specific standardized formula that retains existing allowed heights and densities and recognizes proximity to residential neighborhoods.

Example:
R60 R40 RMH RMD6

Industrial: Three similar Example: industrial zones are being combined into an RS Industrial, Light zone, while I-2 will convert to I1 Industrial, Heavy. I-3 is an office park-style zone I4 and is being converted differently.

IL

Example
ConversionDecision Criteriafor C1,Convenience Commercial CurrentMaxFAR:None (90%Coverage) CurrentMaxHeight:30 averageatfinished gradealongthebuilding upto45 If the C-1 Parcel Is:

LocatedinRegional malls/autocentric locales Nearvillageortown center,not abutting/confronting Abutting detachedresidential

Then

EG1.0 H45

Then

More About the Zone Conversion: As a part of the Montgomery County Zoning Rewrite, the Planning Department is beginning the process of reviewing the potential conversion from existing to proposed zones. For more information on the proposed changes for specific Master Plan regions please consult the Zone Conversion Process Packet for the Master Plan area found on our website at ZoningMontgomery.org. (Coming Soon)

CRT1.0 C0.75R0.75H45

Then

CRN0.5 C0.5R0.25H35

Confronting detachedresidential

Then

CRN0.75 C0.5R0.5H45

DRAFT ZoningConversion
CurrentZone
Name Symbol Agricultural&Rural RDT R RC LDRC RNC RuralDensityTransfer Rural RuralCluster LowDensityRuralCluster RuralNeighborhoodCluster

Notes
RDTzonebecomesACzoneandretainsmostdimensionalstandards, densityandemphasisonpreservationoffarmland.

ProposedZone
Symbol AC Name AgriculturalConservation RuralResidential RuralCluster RuralNeighborhoodCluster

RzonebecomesRRzoneandretainsdensityanddimensionalstandards. RR RCandLDRChavethesamedensityanddimensionalstandards,butLDRC RC isazonenolongerused.RetainasRCwithsamestandards. RNCzonestaysthesameandretainsdensityanddimensionalstandards. RNC RE2andRE2CzonesbecomeRE2zonewiththesamedensity, dimensionalstandardsandclusteroption.

Residential,DetachedUnit Residential,OneFamily RE2 Residential,OneFamily RE2C RE1 Residential,OneFamily

RE2

ResidentialEstate2acrelot ResidentialEstate1acrelot ResidentialLowDensity20,000sflot ResidentialMediumDensity9,000sflot

RE1zonestaysthesameandretainsdensityanddimensionalstandards. RE1 R200,RMH200andR150zoneshaveidenticaldimensionalstandards foraonefamilydetacheddwelling.CombinezonesintoRLD20zoneand RLD20 retaindensityanddimensionalstandards. R90zonebecomesRMD9zoneandretainsdensityanddimensional RMD9 standards. R60andR40zoneshaveidenticalstandardsforaonefamilydetached dwelling.TheRMHzoneisnolongerused.CombinezonesintoRMD6 zoneandretainR60densityanddimensionalstandards. RMD6

Residential,OneFamily R200 RMH200 Residential,OneFamily Residential,OneFamily R150 R90 R60 R40 RMH Residential,OneFamily Residential,OneFamily Residential,OneFamily MobileHomeDevelopment

ResidentialMediumDensity6,000sflot

Residential,Townhouse Residential,Townhouse RT6.0 Residential,Townhouse RT8.0 Residential,Townhouse RT10.0 Residential,Townhouse RT12.5 Residential,Townhouse RT15.0 Residential,MultiFamily Residential,Fourplex R4plex MultipleFamily,LowDensity R30 MultipleFamily,MediumDensity R20 Residential MultipleFamily,HighDensity R10 Residential MultipleFamily,HighRise RH PlannedResidential

RT6.0andRT8.0floatingzonesbecomeTLDzone. RT10.0andRT12.5floatingzonesbecomeTMDzone. RT15.0floatingzonebecomesTHDzone. R4plexzoneisnolongerused.CombinezonesintoRHD3zoneand retainR30densityanddimensionalstandards. R20zonebecomesRHD2zoneandretainsdensityanddimensional standards. R10andRHzonesbecomeRHD1zoneandretainsdensityand dimensionalstandardssimilartoR10zone.

TLD TMD THD RHD3 RHD2

TownhouseLowDensity6,000sfperunit TownhouseMediumDensity4,000sfperunit Townhouse,HighDensity3,000sfperunit ResidentialHighDensity3,000sfperunit ResidentialHighDensity2,000sfperunit

RHD1

ResidentialHighDensity1,000sfperunit

February10,2012

DRAFT ZoningConversion
CurrentZone
Name Symbol IndustrialZones(ConvertingtoIndustrial) RuralService RS LightIndustrial I1 LightIndustrial I4 HeavyIndustrial I2

Notes

ProposedZone
Symbol Name Industrial,Light Industrial,Light Industrial,Light Industrial,Heavy

AllRS,I1andI4zonesarelightindustrialinnature. TheI2zoneisaheavyindustrialzone.

IL IH

February10,2012

DRAFT ZoningConversion
CurrentZone
Symbol Name Max.FAR Max.Height Ifmasterplanhasnospecific recommendation,thenconvertto: Ifmasterplanhasanonspecific recommendationforlower density/height;orifthepropertyis locatedonasmalllot,adjacentto residentialorapprovedatlower density/height,thenconvertto: Ifmasterplanhasnospecific recommendation,thenconvertto: Ifmasterplanhasanonspecific recommendationforlower density/height;orifthepropertyis locatedonasmalllot,adjacentto residentialorapprovedatlower density/height,thenconvertto: Ifmasterplanhasnospecific recommendation,thenconvertto: CP Commercial,OfficePark none 83 CommercialZones CT Commercial,Transitional 0.50 35 CRN0.5C0.5R0.25H35 CommercialResidentialNeighborhood

Notes
Explanationonlastpage

ProposedZone
SymbolName

OM

OfficeBuilding,Moderate Intensity

EOF1.0H45

EmploymentOffice

1.50

72

EOF1.5H75

EmploymentOffice

EOF1.5H45

EmploymentOffice

CO

Commercial,OfficeBuilding 3.00

97

EOF3.0H100

EmploymentOffice EmploymentOffice EmploymentGeneral

Specificlimitsrecommendedbymaster planmaydecreasetotalorcommercial EOF1.25H90 densityorheight. Ifsiteisaregionalmallorautocentric, EG1.0H45 thenconvertto:

C1

ConvenienceCommercial

none

Ifwithinornearvillageortowncenter, andnotabuttingorconfronting CRT1.0C0.75R0.75H45 30'to45'(based detachedresidential,thenconvertto: ongradefinish) Ifabuttingdetachedresidentialthen CRN0.5C0.5R0.25H35 convertto: Ifconfrontingdetachedresidential, CRN0.75C0.5R0.5H45 thenconvertto:

CommercialResidentialTown

CommercialResidentialNeighborhood CommercialResidentialNeighborhood

February10,2012

DRAFT ZoningConversion
CurrentZone
Symbol Name Max.FAR Max.Height

Notes
Explanationonlastpage

ProposedZone
SymbolName EmploymentGeneral

C2

GeneralCommercial

Ifsiteisaregionalmallorautocentric, EG1.5H65 3storiesor45'; thenconvertto: 5storiesor60' Ifwithinornearvillageortowncenter, 1.5 forexpansions CRT2.5C1.5R1.5H75 andnotabuttingorconfronting commercial; withaspecial detachedresidential,thenconvertto: 2.5formixed exception;or75' use formixeduse Ifabuttingdetachedresidential,then CRT1.5C1.5R1.0H45 notnear convertto: residential Ifconfrontingdetachedresidential, CRT2.0C1.5R1.5H65 thenconvertto: 42'(exceptfor arenaor stadium);or84' forautosales andservice where recommended inmasterplan Ifsiteisusedforautosalesandservice EG1.5H85 malls,thenconvertto: Specificlimitsrecommendedbymaster planmayincreaseordecreasetotalor EG1.5H45 commercialdensityorheight. Ifmasterplanrecommendslow intensitydevelopmentonly,then convertto: Ifmasterplanhasnospecific recommendation,thenconvertto:

CommercialResidentialTown

CommercialResidentialTown CommercialResidentialTown EmploymentGeneral

C3

HighwayCommercial

none

EmploymentGeneral

CRN0.25C0.25R0.0H30

CommercialResidentialNeighborhood

C4

LimitedCommercial

0.75

40

CRT0.75C0.75R0.5H40

CommercialResidentialTown

HM

HotelMotel

1.00

150

Specificlimitsrecommendedbymaster planmayincreaseordecreasetotalor CRT1.0C1.0R0.75H150 commercialdensityorheight. Converttozoningprecedingthe creationoftheCINNzone.Existing countryinnswillbegrandfathered,and Previouszonebefore countryinnswillbecomea "Conditional"use. Specificlimitsrecommendedbymaster planmayincreaseordecreasetotalor EG0.5H100 commercialdensityorheight.

CommercialResidentialTown

CINN

CountryInn

none

2.5stories

Previouszonebefore

C6

LowDensity,Regional Commercial

0.50

100

EmploymentGeneral

February10,2012

DRAFT ZoningConversion
CurrentZone
Symbol Name Max.FAR Max.Height IndustrialZones(ConvertingtoMixedUse) I3 Technology&BusinessPark 0.60 100 Specificlimitsrecommendedbymaster planmayincreaseordecreasetotalor EOF0.75H100 commercialdensityorheight. Specificlimitsrecommendedbymaster planmayincreaseordecreasetotalor ELS0.5H50 commercialdensityorheight. Specificlimitsrecommendedbymaster planmayincreaseordecreasetotalor ELS2.0H200 commercialdensityorheight. Specificlimitsrecommendedbymaster planmaydecreasetotalorcommercial CR1.5C1.0R1.0H60 densityorheight. Specificlimitsrecommendedbymaster planmaydecreasetotalorcommercial CR3.0C0.75R3.0H145 densityorheight. Specificlimitsrecommendedbymaster planmaydecreasetotalorcommercial CR3.0C2.0R2.0H145 densityorheight. Specificlimitsrecommendedbymaster planmaydecreasetotalorcommercial CR5.0C3.0R4.0H200 densityorheight. Specificlimitsrecommendedbymaster planmaydecreasetotalorcommercial CR8.0C5.0R7.0H200 densityorheight. Specificlimitsrecommendedbymaster planmaydecreasetotalorcommercial CR5.0C1.0R5.0H200 densityorheight. Specificlimitsrecommendedbymaster planmaydecreasetotalorcommercial CR2.5C1.0R2.0H145 densityorheight. Specificlimitsrecommendedbymaster planmaydecreasetotalorcommercial CR3.0C2.5R2.5H200 densityorheight. EmploymentOffice

Notes
Explanationonlastpage

ProposedZone
SymbolName

R&D

Research&Development

0.30

50

EmploymentLifeSciences

LSC

LifeSciencesCenter

2.00

200

EmploymentLifeSciences

CBDZones CBD0.5 CentralBusinessDistrict, 0.5 CentralBusinessDistrict, Residential,1.0 CentralBusinessDistrict, 1.0 CentralBusinessDistrict, 2.0 CentralBusinessDistrict, 3.0 CentralBusinessDistrict, Residential,2.0 1.50 60 CommercialResidential

CBDR1

3.00

143

CommercialResidential

CBD1

3.00

143

CommercialResidential

CBD2

5.00

200

CommercialResidential

CBD3

8.00

200

CommercialResidential

CBDR2

5.00

200

CommercialResidential

TransitStationZones TSR TransitStation,Residential 2.50 none CommercialResidential

TSM

TransitStation,Mixed

3.00

none

CommercialResidential

February10,2012

DRAFT ZoningConversion
CurrentZone
Symbol Name Max.FAR Max.Height MixedUseZones RMX1 ResidentialMixedUse Development 0.35 commercial none and40 units/acre 0.5 commercial none and40 units/acre 1.0 commercial 70 and20 units/acre 2.0 none Specificlimitsrecommendedbymaster planmaydecreasetotalorcommercial CRT2.0C0.5R1.5H65 densityorheight. Specificlimitsrecommendedbymaster planmaydecreasetotalorcommercial CRT2.0C0.5R1.5H65 densityorheight. Specificlimitsrecommendedbymaster planmaydecreasetotalorcommercial CRT2.0C1.0R1.5H70 densityorheight. CommercialResidential

Notes
Explanationonlastpage

ProposedZone
SymbolName

RMX2/ ResidentialMixedUse RMX3 Development

CommercialResidential

MXTC

MixedUseTownCenter

CommercialResidential

Specificlimitsrecommendedbymaster CommercialResidential planmaydecreasetotalorcommercial CRT2.0C1.5R1.5H150 densityorheight. Specificlimitsrecommendedbymaster TMX2 TransitMixedUse 2.0 none planmaydecreasetotalorcommercial CR2.0C1.5R1.5H150 CommercialResidential densityorheight. Note:OverlayZoneswillberetainedwithsimilarstandards.TransferableDevelopmentRightsZoneswillbeconvertedintoaTDROverlayZone. ExplanationofCommercialResidentialSymbol TOMX TransitOriented,Mixed UseZones

ExplanationofEmploymentSymbol

February10,2012