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Master Plan Review: Cloverly

The document summarizes the zone conversion process for Cloverly as part of Montgomery County's comprehensive zoning code rewrite. It discusses converting the existing 10 zones covering Cloverly into proposed zones. The rural and residential zones will largely convert on a one-to-one basis, maintaining current densities. Commercial zones will convert based on master plan recommendations or a decision tree considering context. The conversion aims to simplify zones and codify plans while retaining allowed heights and densities. Maps show the existing and proposed zoning.

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62 views

Master Plan Review: Cloverly

The document summarizes the zone conversion process for Cloverly as part of Montgomery County's comprehensive zoning code rewrite. It discusses converting the existing 10 zones covering Cloverly into proposed zones. The rural and residential zones will largely convert on a one-to-one basis, maintaining current densities. Commercial zones will convert based on master plan recommendations or a decision tree considering context. The conversion aims to simplify zones and codify plans while retaining allowed heights and densities. Maps show the existing and proposed zoning.

Uploaded by

Planning Docs
Copyright
© Attribution Non-Commercial (BY-NC)
We take content rights seriously. If you suspect this is your content, claim it here.
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Download as PDF, TXT or read online on Scribd
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Master Plan Review

CLOVERLY
Approved and Adopted July 1997

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

BACKGROUND
ZONING 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. The Montgomery County Planning Department is working in coordination with Code Studio, a team of nationally recognized consultants; a citizen panel, known as the Zoning Advisory Panel (ZAP); and other County agencies to improve the zoning code. The ZAP was appointed by the Planning Board to weigh in on the projects direction and advise staff.

Public Listening Session 9/2009

Initial sections of the new code are drafted by Code Studio, and are subsequently analyzed and edited by planners based on feedback from ZAP, county agency representatives, residents and other stakeholders. The Zoning Code Rewrite drafts continue to undergo multiple reviews and revisions in preparation for the distribution of a public draft of the new code expected in summer 2012. The comprehensive public draft will then be presented to the Planning Board and, ultimately, the County Council as part of a public review process.

ZONE CONVERSION PROCESS


An important aspect of the Zoning Rewrite process is the potential conversion of 123 existing zones into 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 conversion process, Montgomery County aims to simplify the number of zones, eliminate redundancy, and clarify development standards. A full conversion chart for all zones can be found in the documents section of our website: www.zoningmontgomery.org.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

Agricultural, Residential, and Industrial Zone Conversion:


For agricultural and rural zones, the existing zones will be converted 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. Several of the existing residential zones will also directly convert on a one-to-one basis. Other residential zones will be converted by combining 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. Conversion of Industrial zones will combine similar zones (Rural Service, I-1, and I-4) into the proposed Industrial Light (IL) zone. The existing heavy industrial zone (I-2) will convert directly to the proposed Industrial Heavy (IH) zone.

EXAMPLES:
Agricultural And Rural
Rural Density Transfer (RDT) Agricultural Conservation (AC)

Residential, Detached Unit (R-60) Residential, Detached Unit (R-40) Residential, Mobile Home Development (RMH)

Residential

Residential Detached, Medium Density (RMD-6)

Rural Service (RS)

Industrial

Light Industrial I-4 (I-1)

Industrial Light (IL)

Light Industrial (I-4) Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

Commercial and Mixed-Use Zone Conversion:


Parcels located in the existing Commercial, Mixed-use, Central Business District (CBD), and Transit Station zones will be converted into one of the proposed Commercial/Residential (C/R) or Employment (E) Zones using a two-tiered process. First, decisions for conversions of a specific parcel 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 conversion 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 converted 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 converts existing zones by considering each specific parcels proximity to auto-centric localities, village and town centers, and detached residential neighborhoods. The goal of the conversion decision tree is to retain currently allowed heights and densities and maintain context sensitivity.

EXAMPLE: C-1 Convenience Commercial


Then

Conversion Decision Criteria for C-1, Convenience Commercial Current Max FAR: None (90% Coverage) Current Max Height: 30 average at finished grade along the building up to 45

Then

If the C-1 Parcel Is:

Then

Then

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

CLOVERLY
PLAN VISION
The Cloverly Master Plan was approved and adopted in July 1997 and provides a comprehensive amendment to the 1981 Eastern Montgomery County Master Plan. The Cloverly Master Plan Area includes 14 square miles in the eastern portion of Montgomery County, MD. The Plan establishes a vision of Cloverly as a primarily low-density residential area with an extensive park and open space system and an expanded commercial area to serve residents.

MASTER PLAN HIGHLIGHTS


The Master Plan is guided by two concepts: watershed protection and the preservation of Cloverlys community character. Protection of Cloverlys three watersheds contributes to the quality of the areas water supply, the restoration of the Anacostia River, and recreational opportunities for the residents. The Plan recommends limiting future development to relatively low densities and providing additional parkland to protect resources in each watershed. The Master Plan also seeks to Good Hope Local Park reinforce the character of Cloverlys three communities. The Plan recommends maintaining low-density zoning, providing for limited expansion of the Cloverly Commercial Area, acquiring additional parkland, providing guidance for the review of special exceptions, and retaining the rural and residential character of Cloverlys roadways.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION
The Cloverly Planning Area currently has 10 zones: 1 Rural, 3 Commercial, 5 Residential and 1 Planned Development.

Existing Rural: RC: Rural Cluster Existing Commercial: C-1: Convenience Commercial C-2: General Commercial C-INN: Country Inn

Existing Planned Development: PD-2: Planned Development Existing Residential: RE-1: One Family, Detached Unit RE-2: One-Family, Detached Unit RE-2C: One Family, Detached Unit R-200: One Family, Detached Unit R-60: One Family, Detached Unit

The existing Rural Cluster zone will convert directly to the proposed Rural Cluster zone. All Country Inn zones will revert back to the zone it was prior to becoming a Country Inn. In Cloverly, the Country Inn will convert to the proposed RE-1 zone. The Country Inn will become a Limited Use with standards based on C-INN zone standards. The existing C-1, and C-2 zones will convert to the proposed zones (CRN or CRT) based on the location and context for each of the parcels located in these two existing zones. Each parcels proximity to auto-centric localities, village and town centers, and detached residential neighborhoods was considered in the conversion decision, with the overall goal to retain currently allowed heights and densities and maintain context sensitivity. The existing Planned Development-2 zone will convert directly to a proposed Planned Unit Development zone. Cloverlys existing residential zones will all convert to a proposed zone with development standards nearly identical to the current zone. The existing RE-1 will convert directly to the proposed RE-1, The RE2 and RE-2C will combnie to form the proposed RE-2 zone, the R-200 will convert to the RLD-20 zone (Residential Low Density), and the R-60 will convert to the proposed RMD-6 zone (Residential Medium Density).

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION

Cloverly
Existing Zones
Rural Cluster RE-1 Country Inn RE-2 RE-2C R-200 R-60 C-1 C-2 Planned Development-2

Proposed Acres
1828.9 1747.9 6.8 702.8 1719.5 1583.6 0.8 18.6 0.8 9.1

Percent
22.9 0.1 9.2 22.6 20.8 RLD-20 0.0 RMD-6 0.2

Zone

Acres
1828.9 1754.7 2422.3 1583.6 0.8 13.3 5.3 0.8 9.1

Percent
24.0 23.0 31.8 20.8 0.0 0.2 0.1 0.0 0.1

24.0 Rural Cluster RE-1 RE-2

CRN-0.5 C-0.5 R-0.25 H-35 CRN-0.75 C-0.5 R-0.5 H-45

0.0 CRT-2.0 C-1.5 R-1.5 H-65 0.1 Planned Unit Development

Grand Total

7618.7

Grand Total

7618.7

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

PLANNING AREA CONTEXT

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

EXISTING ZONING MAP


Existing Zones
Rural
RC

Residential Estate
RE-1 RE-2 RE-2C

Residential Low Density


R-200

Residential Medium Density


R-60

Commercial
C-1 C-2 Country Inn

Planned Development
PD-2

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

PROPOSED ZONING MAP


Proposed Zones
Rural
RC

Residential Estate
RE-1 RE-2

Residential Low Density


RLD-20

Residential Medium Density


RMD-6

Comm/ResNeighborhood
CRN

Comm/ResTown
CRT

Planned Development
PD

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

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