CR Zones ZTA

Planning Board Worksession Slides

Introduction of Neighborhood and
Town Categories
January 6, 2011 – March 10, 2011

2/15/2011 1
 Background: 12 Months of Conversation &
Counting
 Discussions since PHED  Issues
worksession on Kensington • Parking flexibility
zoning
• Reduced benefits for
 Integration of certain areas
“transitional” area issues
• New benefits for small
during Board’s
lots/low densities
worksessions on Wheaton
• Appropriate uses for
 Incorporation of Takoma
contexts
Park concerns on
revitalization  Opportunities
 Review of sketch plans in • Clarifications of provisions
White Flint • Modifications based on
 Pre-Application meetings “lessons learned”
regarding GSSC properties.
2/15/2011 2
 ZTA Steps

 Part 1: Introduction
• Jan 6 – Mar 10 : Board Discussion
• Late March: Council Introduction
 Part 2: Recommendation
• Feb - Mar: Final Staff Examination
 Continued Stakeholder Meetings
 Further Staff Research, Mapping, Modeling
 Staff Recommendation
• Apr – June?: Public Hearings And Worksessions
• June?: Approval of ZTA

2/15/2011 3
 CR Zone Categories
 CR Neighborhood (CRN)
• Restricted commercial uses
• Low density & height limits
• No optional method
 CR Town (CRT)
• Some restrictions on commercial uses
• Medium density and height limits
• Standard and optional methods
• Public benefits must equal 50 points in optional method
 CR Metro (CR)
• Existing use table
• Full density and height range
• Standard and optional methods
• Public benefits must equal 100 points in optional method
 Same sequence of factors: CR_# C# R# H#

2/15/2011 4
 Category Density & Height Limits
 CRN
• Up to 1.5 FAR and 65 feet
 CRT
• Up to 4.0 FAR and 150 feet
 CR
• Up to 8.0 FAR and 300 feet

9
max 300’ height 8
7
6
FAR

5 Optional Method
max 150’ height Density
4
Standard Method
3
Density
2
max 65’ height
1
0

2/15/2011
CRN CRT CR 5
 Density in Context
 Density Range by Categories
• CRN: from 0.5 up to 1.5 FAR
• CRT: from 0.5 up to 4.0 FAR
• CR: from 0.5 up to 8.0 FAR
*Manhattan: 18+ FAR
CR
Full build-out of
R-60 house =
0.875 FAR

CRT

CRN
0.5 FAR
2/15/2011 6
 Height in Context
 Height Range by Categories
• CRN: from 40’ up to 65’
• CRT: from 40’ up to 150’
• CR: from 40’ up to 300’
*Manhattan: 1,000’+

CR
Max height of Max height of
R-60 house = R-200 house =
35’ (average 50’ (average
along slope) along slope)
CRT
CRN
40’

2/15/2011 7
 Density Averaging
 What can go where
• Uses are governed by map
• Height is governed by map
• Density can move but can’t increase when adjacent to
single-family residential

R-60 CRN1.0 C0.5 R0.5 H45 CRT2.0 C1.5 R1.5 H65

Height may
not exceed Density can move
45’ around but not
exceed 1.0 on any
CRN property

2/15/2011 Uses limited to those allowed by mapped zone 8

 Description and Objectives of the CR
Zones
 Establishes general goals regarding environmental,
economic, and social objectives.
 Addresses appropriate densities and heights, which
are functions of the zones.
 Addresses appropriate uses to ensure compatibility,
which is a function of the category.

2/15/2011 9
Definitions Specific to the CR Zones
 New Terms & Modifications
• Add “Applicable Residential Zone” for reference when
addressing restrictions on properties that are adjacent and
confronting certain zones.
• Modify “Cultural Institutions”: add “performance”
establishments.
• Add “Limits of Disturbance” for public use space
requirement for large lots.
• Add “Tenant Footprint” for differentiation between retail
store sizes allowed.

2/15/2011 10
 Methods of Development
• CRN
• Standard method only
• CRT
• Standard method up to 1.5 FAR & 65 feet;
• Optional method above w/sketch plan
• CR
• Standard method up to 1.5 FAR & 80 feet;
• Optional method above w/sketch plan
• Site Plan Required in All Zones:
• When adjacent or confronting residential properties and
density of 0.5 FAR or more;
• 10,000sf or more;
• 45 feet or more; or
• 10 or more dwelling units
2/15/2011 11
 Site Plan
 Ensuring Compatibility or Requiring Onerous Process?
• Balance sought based on impacts
 Adjacent/confronting residential at 0.5 FAR or more
 > 10,000 sf or 10 units
 > 40’ in height
• Trade-off for higher standard method
 Benefits & sketch plan not required
 MP conformance and public review is required

2/15/2011 12
Standard/Optional Method Thresholds
 No benefits for higher density or revitalization on small
lots and in struggling markets?
• Balance sought based on the lowest amount of density that
ensures flexibility and economic viability
• Reliance on site plan review & CR standards and requirements
 MP conformance
 Building/parking placement & design
 Public use space, landscape, & lighting
 SWM & environmental requirements

2/15/2011 13
 Approval Procedures

Zone? CRN

CRT
Standard
or
Method
CR

Density
> 1.5
FAR or H
> 65’
CRT /
80’ CR Optional Method Sketch Plan

2/15/2011 14
 Approval Procedures
Adj. To
Res & > No to all:
0.5 FAR
Building
> 10,000 Permit
sf
Standard
Method
> 40’
Site
Plan

≥ 10 units
Yes to any:

2/15/2011 15
 Land Uses
 Uses of particular concern: comparison of “edge” zones:

Use C-T C-1 CBD0.5 CRN

Farm & Country Markets Not as “farm products, sale Not as “farm products, sale Not listed L
of” of”
Seasonal Outdoor Sales Not as “Christmas trees, sale Not as “Christmas trees, sale Not listed L
of between 12/5 and 12/25” of between 12/5 and 12/25”
Auto Repairs & Service - P SE/P L
Auto Sales, indoors - - - L
Eating & Drinking Establishments SE P P L
Hotels & Motels - - - L

Personal Living Quarters - P/SE (over 50 units) P/SE (over 50 units) P

Retail Trades ≤ 5,000 SE (as individually listed) P (as individually listed) P P

Retail Trades ≤ 15,000 SE P (as individually listed) P L
Rooftop Mounted Antennas P P P P

2/15/2011 16
 Land Uses
 Are Compatibility & Flexibility Mutually Exclusive?
• Site Plan
 CR: Required for any use on property adjacent or confronting
residential > 0.5 FAR, etc.
 CT: Required for any use
 C-1: Not required
 CBD0.5: Required for optional method (above 25 units or 1.0 FAR)
• Master Plan Conformance
• Limited Use Buffer
 100’ for structures, parking, access
 Planted and screened
• Drive-Through Service
 Differentiated only for eating/drinking uses in most zones
 Restricted in all cases in CR
 Site plan required

2/15/2011 17
 Land Uses
 CRN
• Permits residential and commercial uses compatible in transitional areas
• Limits uses with greater impacts
• Does not allow more intense uses
 CRT
• Permits residential and greater range of commercial uses
• Limits more intense uses
• Does not allow only most intense uses
 CR
• Existing use table
 Limited Uses
• Restricted to 100 feet from residential properties
• Buffering requirements
 New Uses
• Auto rental services w/storage of vehicles
• Vet with boarding care
• Day care centers split – up to and over 30 users
• Retail uses separated by tenant footprints

2/15/2011 18
 Limited Uses
 Transitional
Protections
• Compatibility with
residential
neighborhoods
• 100’ setbacks from
property lines
• Buffering
requirements
• Property access with
mitigation

2/15/2011 19
 Master Plan Conformance
 Site plans must be consistent with master plan
 Board may find changes have rendered recommendations no
longer applicable
 Site plans must substantially conform to design guidelines

2/15/2011 20
 Streets
 Priority Retail Streets & Streetscape
• Removed
• If one’s design must conform to the master plan and
design guidelines and priority retail streets and
streetscape standards are identified in master plans or
design guidelines, these sections are redundant

2/15/2011 21
 Bikes and Showers
 Clarified Relationship with 59-E
 Simplified Table
 Identified #s of Public and Private Spaces

2/15/2011 22
 Parking
 Minimums adjusted upward for new contexts
 Some maximum caps removed
 Shared parking facilities for municipalities
retained
 Surface parking design refined
 Site plan required for drive-through services
 Waiver of parking requirements added

2/15/2011 23
 Development Standards
 Removed Density and Height: References Section
15.1
 Clarified Setback Language – No Change
 Revised Public Use Space for Small and Large Lots
 Changed Payment-in-Lieu Section
 Clarified Residential Amenity Space Language to
Reflect Change in Workforce Housing Law

2/15/2011 24
 Public Use Space
 Same for all contexts
 Public use space for standard method projects:
• Not required for sites under 5,000sf
• 10% of net lot requirement for sites up to 3 acres
• 10% of limits of disturbance for sites over 3 acres
 Pay in lieu for public use space modified with
self-contained language (no reference to section
59-D-2)

2/15/2011 25
 Optional Method: Public Benefits
 Reorganized Sections
 Changed from % to Points
 Established Points for CRT
 No Change in CR – 100% = 100 Points; Same Benefits
Available
 Major public facilities expanded to include
infrastructure
 Transit proximity points adjusted for CRT zones
 New public benefits for smaller lots, less intense
development
 Removed 30% Cap; Require 4 out of 7 Categories
 Shifted Some Benefits
 BLTs required only for CR

2/15/2011 26