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Master Plan Review: Boyds

The document summarizes the zoning implementation process for Boyds, Maryland as part of Montgomery County's zoning code rewrite. It outlines that most existing zones in Boyds will translate directly to proposed zones, with some exceptions. One industrial property was given a lower intensity proposed zone due to recommendations in the Boyds Master Plan. Maps and tables show the existing zones in Boyds and their translations to the proposed zones under the new code.

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75 views13 pages

Master Plan Review: Boyds

The document summarizes the zoning implementation process for Boyds, Maryland as part of Montgomery County's zoning code rewrite. It outlines that most existing zones in Boyds will translate directly to proposed zones, with some exceptions. One industrial property was given a lower intensity proposed zone due to recommendations in the Boyds Master Plan. Maps and tables show the existing zones in Boyds and their translations to the proposed zones under the new code.

Uploaded by

Planning Docs
Copyright
© © All Rights Reserved
We take content rights seriously. If you suspect this is your content, claim it here.
Available Formats
Download as PDF, TXT or read online on Scribd
You are on page 1/ 13

Master Plan Review

BOYDS
Approved and Adopted
February 1985

Boyds

Page 1 of 13

Updated July 2014 based on Adopted DMA

BACKGROUND

ONING CODE REWRITE

In 2007, the Montgomery County Council directed the Planning Department to undertake a
comprehensive zoning ordinance rewrite. Last rewritten in 1977, the current 1,200 + page code is
viewed as antiquated and hard to use with standards that have failed to keep pace with modern
development practices.
With only about four percent of land in the County available for greenfield development, the new
zoning code can play a crucial role in guiding redevelopment to areas like surface parking lots and
strip shopping centers. An updated zoning code is important for achieving the kind of growth
Montgomery County policymakers and residents want.
Initial sections of the new code were drafted by Code
Studio, a zoning consultant. These drafts were
subsequently analyzed and edited by planners based
on feedback from the Zoning Advisory Panel (a citizen
panel appointed by the Planning Board to weigh in on
the projects direction), county agency representatives,
residents and other stakeholders. In September 2012,
planning staff began the release of a draft code in
sections accompanied by a report highlighting changes
from the current code. The staff drafts were reviewed
at length by the Planning Board.

Public Listening Session 9/2009

The Planning Board held worksessions and public hearings between September of 2012 and May of
2013. On May 2, they transmitted their draft to the County Council. The Council adopted the text of
the new code in March and adopted the new zoning map in July 2014.
The new code and map will go into effect on October 30, 2014.

ZONE IMPLEMENTATION PROCESS


An important aspect of the Zoning Rewrite process is the potential simplification of 123 existing
zones into about 30 proposed zones. While some of the proposed zones are a direct one-to-one
translation of existing zones, others are the result of combining existing zones with similar
standards. Additionally, existing zones that are not currently mapped or are no longer used in the
County have been eliminated from the proposed code. Through the implementation process,
Montgomery County aims to simplify the number of zones, eliminate redundancy, and clarify
development standards. A full translation table for all zones can be found in the documents section
of our website: www.zoningmontgomery.org.

Boyds

Page 2 of 13

Updated July 2014 based on Adopted DMA

Agricultural, Residential, and Industrial Zone Implementation:


For agricultural and rural zones, the existing zones will be translated to proposed zones on a one-toone basis, with the exception of the Low Density Rural Cluster zone which is not currently used in
the County and will be eliminated.
Many of the existing residential zones will remain the same. Other residential zones will be
combined with existing zones that have similar development standards. The R-4Plex zone, which is
not currently mapped anywhere in the county, will be removed from the proposed code.
Implementation of Industrial zones will combine similar zones (Rural Service, I-1, and R+D) into the
proposed Industrial Moderate (IM) zone. The existing heavy industrial zone (I-2) will be renamed as
the Industrial Heavy (IH) zone.

Examples:

Agricultural
and Rural

Rural Density
Transfer (RDT)

Agricultural
Reserve (AR)

R-60
(detached residential)

Residential

R-60
(detached residential)

R-60/TDR
(detached residential)

Boyds

Page 3 of 13

Updated July 2014 based on Adopted DMA

Commercial and Mixed-Use Zone Implementation:


Parcels located in the existing Commercial, Mixed-use, Central Business District (CBD), and Transit
Station zones will be translated into one of the proposed Commercial/Residential (CR) or
Employment (E) Zones using a two-tiered process.
First, decisions about specific parcels in these zones were based on recommendations within the
Master Plan. Planning staff reviewed each Master Plan in the County. When the Master Plan
provided specific recommendations about allowed density, height, or mix of uses for individual
commercial or mixed-use parcels, those recommendations were used to build the formula of the
proposed zone. This ensures consistency with currently allowed density and height, and helps
codify Master Plan recommendations in a parcel-specific manner.
Second, if the Master Plan did not make specific recommendations, the current zone changed to a
proposed zone on a one-to-one basis or the proposed zone was determined using a specific
standardized decision tree (see example below). The standardized decision tree translates existing
zones by considering each specific parcels proximity to single-family neighborhoods or other
factors. The goal of the implementation decision tree is to retain currently allowed heights and
densities and maintain context sensitivity.

Example: C-1 Convenience Commercial

Confronts or abuts
R-150 or less intense

then

NR-0.75
H-45

Within a Historic
District

then

NR-0.75
H-45

Confronts or abuts

then

CRT-0.75
C-0.75 R-0.25 H-35

then

CRT-0.75
C-0.75 R-0.25 H-45

or site is bigger than 5 acres

C-1

if
R-90, R-60, R-40, or R-MH

Confronts or abuts RT
or more intense

Boyds

Page 4 of 13

Updated July 2014 based on Adopted DMA

BOYDS
PLAN HIGHLIGHTS
The Boyds Master Plan was approved and adopted in February 1985. The aim of the Plan is to address
the balance of pressure from regional activities and the retention of local community integrity. The Plan
recognizes the need for an orderly and well-balanced growth policy, which will enhance the livability of
the area rather than permit haphazard development which could destroy its charm and rural
atmosphere.
General Land Use Recommendations:

Boyds should continue as a rural, residential community composed primarily of single-family


detached dwellings at varying densities.

Land use recommendations should be in harmony with the present Germantown and
Clarksburg Master Plans.

Public services should be developed and maintained to ensure the highest possible level of
service attainable within fiscal constraints at each state of the communitys development.

If approved, future quarrying operations should be compatible with the rural residential
character of Boyds.

Boyds General Store

Boyds

Page 5 of 13

Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
The Boyds Planning Area currently has 8 zones: 2 Rural, 3 Residential, 1 Commercial, 1 Planned
Development, and 1 Industrial.
Existing Rural
RDT: Rural Density Transfer
R: Rural
Existing Residential:
RE-1: Detached Unit, Single-Family
RE-2: Detached Unit, Single-Family
R-200: Detached Unit, Single-Family

Existing Commercial
C-1: Convenience Commercial
Existing Planned Development:
T-S: Town Sector
Existing Industrial:
I-1: Light Industrial

Standard Implementation:
The existing RDT (Rural Density Transfer) zone will be renamed AR (Agricultural Reserve). The existing
Rural zone will remain.
The existing RE-1 and RE-2 will remain. The existing R-200 will remain.
The Existing I-1 will be renamed IM (Industrial Moderate) zone and the existing T-S zone will remain as
the T-S (Town Sector) zone.
The existing C-1 zone will translate to NR (Neighborhood Retail).

Boyds

Page 6 of 13

Updated July 2014 based on Adopted DMA

NON-STANDARD CONVERSIONS
In some cases, properties were not converted using the standard conversions as outlined earlier in the
packet.
Generally, this is because the relevant Master or Sector Plan made recommendations regarding the
appropriate density, height, or mix of uses on a given site.
In other cases, the text of the zoning ordinance or an overlay zone can affect the development potential
of a site, and therefore affect the conversion given as part of the draft proposed DMA.
Additionally, the PHED Committee instructed that, when requested by a property owner, existing site
approvals be reflected in the draft proposed DMA. Non-standard conversions sometimes reflect these
project approvals.
The following pages will give detail on all of the non-standard conversions in this plan area.

Boyds

Page 7 of 13

Updated July 2014 based on Adopted DMA

Modifications

MP Number:
BOYDS-02
Master Plan:
Boyds
Location:
Bucklodge Rd & Buck Ridge Ct
Existing Zone:
I-1
Standard Conv:
IM-2.5 H-50
Proposed Conv:
IM-1.5 H-45
Zone Group:
No change
Overall FAR:
Reduced to 1.5
Comml FAR:
Residl FAR:
Height:
Reduced to 45
Reason for non-standard conversion:
Boyds Master Plan: Page 9
Although the Master Plan recommends I-1 zoning, this
property is not suitable as a major employment center. Low
intensity uses, such as warehousing, are envisioned.

Boyds

Page 8 of 13

Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
Boyds
Zone
RDT
RURAL

Percent

11.37
1,620.79

Zone
0.38 AR

54.50 RURAL

Proposed
Acres

Percent

11.37

0.38

1,620.79

54.50

RE-1

9.87

0.33 RE-1

9.87

0.33

RE-2

893.17

30.04 RE-2

893.17

30.04

R-200

237.05

237.05

7.97

3.36

0.11

18.17

0.61

9.99

0.34

169.90

5.71

C-1

3.36

I-1

28.16

T-S

169.0

Grand Total

Boyds

Existing
Acres

7.97 R-200
0.11 NR-0.75 H-45
IM-1.5 H-45
0.95
IM-2.5 H-50
5.71 T-S
2,972.77 Grand Total

Page 9 of 13

2,972.77

Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
Boyds: Existing Zoning
Ag Reserve

Rural

Residential Estate

Residental Low Density

Commercial

Light Industrial

Planned Development

Boyds: Proposed Zoning


Ag Reserve

Rural

Residential Estate

Residental Low Density

Neighborhood Retail

Moderate Industrial

Planned Development

Boyds

Page 10 of 13

Updated July 2014 based on Adopted DMA

EXISTING ZONING MAP


Existing Zones
Agriculutral
Reserve
RDT

Rural
Rura l

Residential
Estate
RE-1
RE-2

Residential Low
Density
R-200

Commercial
C-1

Light Industrial
I-1

Planned
Development
T-S

Boyds

Page 11 of 13

Updated July 2014 based on Adopted DMA

PROPOSED ZONING MAP


Proposed Zones
Agriculutral
Reserve
AR

Rural
Rura l

Residential
Estate
RE-1
RE-2

Residential Low
Density
R-200

Neighborhood
Retail
NR

Moderate
Industrial
IM

Planned
Development
T-S

Boyds

Page 12 of 13

Updated July 2014 based on Adopted DMA

PLANNING AREA CONTEXT

Boyds

Page 13 of 13

Updated July 2014 based on Adopted DMA

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