Master Plan Review

BETHESDA CBD
Approved and Adopted July 1994

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

BETHESDA CBD
PLAN HIGHLIGHTS
The Bethesda CBD Master Plan was approved and adopted in July 1994. The Plan envisions Bethesda CBD to be a bustling downtown ringed by quiet neighborhoods, where residents can enjoy all of downtown Bethesdas amenities, including access to the Bethesda Metro. The Bethesda Master Plan includes six goals that represent the milestones on the path to achieving the established vision for Bethesda. 1. Downtown: Continue well-designed redevelopment within the Metro Core and reinforce the physical character and varied activities of districts radiating out from the Core so that each district has a distinct identity yet is linked into a coherent whole. 2. Urban Form: Encourage infill development that complements the underlying physical form of Bethesda. Create a high-quality built and pedestrian environment. Enhance Bethesdas commercial and residential districts with improvements appropriate to the character of each.

Bethesda Row

3. Housing and Neighborhoods: Encourage and maintain a wide range of housing types and neighborhoods in and around Bethesda. Provide an adequate supply of housing, including affordable units. 4. Employment: Provide opportunities for additional jobs in this major down-County employment center, in keeping with County policy to concentrate growth in the urban ring near Metro stations and to increase the Countys revenue base. 5. Beautification: Enhance Bethesda as an appealing environment for working, shopping, and entertainment. Strengthen its attraction as a destination for visitors while ensuring that residents find a sense of community. 6. Circulation: Provide a safe and functional transportation system to serve the current and recommended land uses. Achieve a shift of travel from drive-along auto use to transit, carpooling, and other alternatives. Enhance the pleasure, safety, and convenience of walking and bicycling.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION
The Bethesda CBD Planning Area currently has 18 zones: 5 Residential, 4 Commercial, 6 Central Business District (CBD) and 2 Transit Station, and 1 Planned Development zone.

Existing Residential: R-60: Detached Unit, One Family R-60/TDR: Detached Unit, One Family RT-12.5: Townhouse R-30: Multiple-Family, Low Density R-10: Multiple-Family, High Density Existing Commercial: C-T: Commercial, Transitional O-M: Office Building, Moderate Intensity C-O: Office Building C-2: General Commercial

Existing CBD: CBD-0.5: Central Business District CBD-1: Central Business District CBD-2: Central Business District CBD-3: Central Business District CBD-R1: Central Business District CBD-R2: Central Business District Existing Transit Station: TS-M: Transit Station, Mixed TS-R: Transit Station, Residential Planned Development PD-35: Planned Unit Development

Standard Conversion: The existing R-60 and R-60/TDR will convert to the proposed RMD-6 zone. The existing RT-12.5 will convert to the proposed TLD (Townhouse Medium Density) zone. The existing R-30 will convert to the proposed RHD-3 zone (Multi-Family, Low Density) and the R-10 will convert to the proposed RHD-1 (Multi-Family, High-Density) zone. The existing C-T will convert to the proposed CRN zone with an overal FAR of 0.5 and a heigh limit of 35 ft. The existing O-M will convert to the proposed EOF (Employment, Office) zone with a an overall FAR of 1.5 and a height of either 45 or 60 ft. The existing C-O zone will convert to the proposed EOF (Employment, Office) zone with an FAR of either 1.5 or 3.0 and a height of 35, 50, or 100 feet depending on the specific parcel. The decision to convert the existing C-2 zone to the proposed CRN or CRT zones is based on the specific C-2 parcels proximity to auto-centric localities, village and town centers, and detached residential neighborhoods. These factors were considered in the conversion decision, with the overall goal to retain currently allowed heights and densities and maintain context sensitivity. The PD-35 zone will convert directly to a Planned Unit Development zone. The 6 existing CBD and Transit Station zones will convert to the specific proposed CR zones using both the standard conversion criteria and specific Master Plan recommendations. CBD and Transit Station parcels that do not have specific master plan recommendations will convert to the proposed zone based on the standard zoning conversion table.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Master Plan Recommended Conversion: Several Bethesda CBD and Transit Station parcels will convert to the proposed zones based on Bethesda CBD Master Plan recommendations. We refer to these as non-standard conversions. These parcels and the Master Plan guided conversions are shown below.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 1 CBD-1 CR-3.0 C-2.0 R-2.5 H-75 53 Master plan height recommendation. Height limited to 75 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 2 CBD-1 CR-3.0 C-2.0 R-2.5 H-60 8 Master plan height recommendation. Height limited to 60 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 3 CBD-2 CR-5.0 C-3.0 R-4.5 H-90 12 Master plan height recommendation. Height limited to 90 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 4 CBD-2 CR-5.0 C-3.0 R-4.5 H-60 2 Master plan height recommendation. Height limited to 60 feet. See height map, Bethesda CBD Sector Plan 1994: page 39.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 5 CBD-3 CR-5.0 C-5.0 R-4.0 H-200 1 Master plan height and density recommendations.

See height map, Bethesda CBD Sector Plan 1994: page 39. and Bethesda CBD Sector Plan (1994): page 64-66
The following specific requirements for the optional method of development apply to the Hot Shoppes site: (a) Limit the density to 615,000 square feet of gross floor area (4 FAR). This density can be increased to 750,000 square feet (approximately 4.9 FAR) of retail and office uses with the provision of a professional theater as the preferred, substantial public benefit. The gross floor area of the professional theater is not included in the limitations on density and would be in addition to the 750,000 square feet.

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text

6A CBD-2 CR-5.0 C-3.0 R-4.5 H-145 43 Master plan height recommendations. Height limited to 145 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 6B CBD-2 CR-5.0 C-5.0 R-4.5 H-145 43 Master plan height recommendations. Height limited to 145 feet. See height map, Bethesda CBD Sector Plan 1994: page 39.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 7 CBD-2 CR-5.0 C-4.0 R-4.5 H-145 5 Master plan height and mix of use recommendations.

See height map, Bethesda CBD Sector Plan 1994: page 39. and Bethesda CBD Sector Plan (1994): page 72
Along Commerce Lane, the Plan recommends the CBD-2 Zone and allows optional method employment development up to 4 FAR. Office development will allow a coherent extension of the Bethesda Place project. A mixed-use project of up to 5 FAR may also be built on the properties.

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text

8 CBD-2 CR-5.0 C-3.0 R-4.5 H-100 4 Master plan height recommendations. Height limited to 100 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 9 C-O EOF-1.5 H-60 1 Master plan height and density recommendations. FAR set at 1.5. Height limited to 60 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. and Bethesda CBD Sector Plan (1994): page 116
Office uses at East-West Highway and Pearl Street (north-east) would continue, but a density limit of 1.5 FAR is recommended on properties in the current C-O Zone.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 10 O-M EOF-1.5 H-60 1 Master plan height recommendations. Height limited to 60 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 11 C-O EOF-1.5 H-100 3 Master plan density and height recommendations. FAR set at 1.5, height limited to 100 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. and Bethesda CBD Sector Plan (1994): page 116
The southeast corner of Pearl Street and Montgomery Avenue is occupied by the three-story Potomac Valley Bank and its parking lot directly to the east. The banks C-O zoning should be extended to the parking lot, which is zoned R60, with a density limit of 1.5 FAR. These properties are under single ownership. Rezoning will create a unified redevelopment opportunity and reflect the existing use.

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text

12 C-O EOF-1.5 H-50 5 Master plan recommendations regarding density and height. Density limited to 1.5 FAR. Height limited to 50 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. and Bethesda CBD Sector Plan (1994): page 116
The small lots at the northeast corner of East-West Highway and Pearl Street currently have commercial uses in a mix of small office buildings and singlefamily houses. The Plan recommends O-M zoning, which would allow up to 1.5 FAR and enable the owners to proceed individually or to assemble.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 13 O-M EOF-1.5 H-45 3 Master plan height recommendations. Height limited to 45 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 14 O-M EOF-1.5 H-50 3 Master plan height recommendations. Height limited to 50 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 15 C-O EOF-1.5 H-35 1 Master plan height recommendations. Height limited to 35 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 16 O-M EOF-1.5 H-35 1 Master plan height recommendations. Height limited to 35 feet. See height map, Bethesda CBD Sector Plan 1994: page 39.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 17 CBD-1 CR-3.0 C-2.0 R-2.5 H-35 5 Master plan height recommendations. Height limited to 35 feet See height map, Bethesda CBD Sector Plan 1994: page 39. 18 C-2 CRT-1.5 C-1.5 R-1.0 H-35 1 Master plan height recommendations. Height limited to 35 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 19 CBD-R2 CR-3.0 C-1.0 R-3.0 H-75 3 Master plan density and height recommendations. Density capped at 3.0 FAR. Height limited to 75 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. and Bethesda CBD Sector Plan (1994): page 124
On the block south of Miller Avenue, the Plan recommends the CBD-R2 Zone limited to a maximum of 3 FAR and a maximum height of 75 feet.

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text

20 TS-M CR-3.0 C-2.5 R-2.5 H-55 1 Master plan height recommendations. Height limited to 55 feet. See height map, Bethesda CBD Sector Plan 1994: page 39.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 21 TS-M CR-3.0 C-2.5 R-2.5 H-75 1 Master plan height recommendations. Height limited to 75 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 22 CBD-2 CR-5.0 C-3.0 R-4.5 H-125 2 Master plan height recommendations. Height limited to 125 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 23 CBD-3 CR-8.0 C-5.0 R-7.5 H-145 4 Master plan height recommendations. Height limited to 145 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 24 CBD-3 CR-8.0 C-5.0 R-7.5 H-175 1 Master plan height recommendations. Height limited to 175 feet. See height map, Bethesda CBD Sector Plan 1994: page 39.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 25 CBD-R2 CR-5.0 C-1.0 R-5.0 H-145 1 Master plan height recommendations. Height limited to 145 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 26 CBD-1 CR-3.0 C-2.0 R-2.5 H-90 1 Master plan height recommendations. Height limited to 90 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 27 TS-R CR-2.5 C-1.0 R-2.0 H-125 1 Master plan height recommendations. Height limited to 125 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 28 TS-R CR-2.5 C-1.0 R-2.0 H-90 5 Master plan height recommendations. Height limited to 90 feet. See height map, Bethesda CBD Sector Plan 1994: page 39.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 29 TS-R CR-2.5 C-1.0 R-2.0 H-35 21 Master plan height recommendations. Height limited to 35 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 30 TS-R CR-2.5 C-1.0 R-2.0 H-65 15 Master plan height recommendations. Height limited to 65 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 31 TS-R CR-2.5 C-1.0 R-2.0 H-110 2 Master plan height recommendations. Height limited to 110 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 32 TS-R CR-2.5 C-1.0 R-2.0 H-75 45 Master plan height recommendations. Height limited to 75 feet. See height map, Bethesda CBD Sector Plan 1994: page 39.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 33 C-2 CRT-2.5 C-1.5 R-2.0 H-35 9 Master plan height recommendations. Height limited to 35 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 34 C-2 CRN-1.5 C-1.5 R-1.0 H-35 8 Master plan height recommendations. Height limited to 35 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. 35 C-2 CRT-1.5 C-1.5 R-1.0 H-45 33 Master plan recommendations regarding height and density. Overall density set at 1.5 FAR, height limited to 45 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. and Bethesda CBD Sector Plan (1994): page 132
The Plan recommends retaining C-2 zoning at full 1.5 FAR density on properties north of the Bradley Shopping Center and post office site to encourage redevelopment of three-story mixed office-retail buildings along Bethesda Avenue similar to those on the north side of the street east of Arlington Road

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 36 C-2 (Arlington Road Overlay) CRT-0.5 C-0.5 R-0.25 H-45 3 Overlay zone regulations regarding density, master plan recommendations regarding height. Overall FAR limited to 0.5. Height limited to 45 feet. See height map, Bethesda CBD Sector Plan 1994: page 39. and Montgomery County Zoning Ordinance, 59-C-18.122(b)
For any building in the overlay zone, the gross floor area cannot exceed 0.5 FAR.

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text

37 C-2 CRT-2.5 C-1.5 R-1.5 H-45 3 Master plan height recommendations. Height limited to 45 feet. See height map, Bethesda CBD Sector Plan 1994: page 39.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION

Bethesda CBD (Residential and Commercial Zones)

Existing Zone
R-60 R-60/TDR RT-12.5 R-30 R-10 C-T O-M

Proposed Percent
26.93 0.65 0.17 TMD 10.41 RHD-3 11.81 RHD-1 2.38 CRN-0.5 C-0.5 R-0.25 H-35 0.76 EOF-1.5 H-45 EOF-1.5 H-60 EOF-1.5 H-35 0.45 26.78 30.38 6.13 0.43 0.81 1.39 0.52 3.21 4.27 0.18 0.49 0.72 19.81 5.17 2.84 0.17 10.41 11.81 2.38 0.17 0.31 0.54 0.20 1.25 1.66 0.07 0.19 0.28 7.70 2.01 1.10

Total
69.27 1.66 0.45 26.78 30.38 6.13 1.96

Zone
RMD-6

Total
70.93

Percent
27.58

C-O

8.67

3.37

EOF-1.5 H-100 EOF-1.5 H-50 EOF-3.0 H-100 CRT-1.5 C-1.5 R-1.0 H-35 CRT-2.5 C-1.5 R-2.0 H-35 CRN-1.5 C-1.5 R-1.0 H-35 CRT-1.5 C-1.5 R-1.0 H-45 CRT-0.5 C-0.5 R-0.25 H-45 CRT-2.5 C-1.5 R-1.5 H-45

C-2

29.22

11.36

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION
Bethesda CBD (CBD, Mixed Use, and Planned Development Zones)
Zone
CBD-0.5 CBD-R1 CBD-1

Existing Total Percent

0.14 0.69 20.42

Proposed Zone Total Percent

0.14 0.69 15.13 1.42 3.69 0.18 3.79 0.32 22.45 2.74 0.90 0.76 1.09 3.48 1.61 3.54 0.81 1.26 2.26 0.20 2.21 1.01 1.41 2.10 1.05 2.56 2.01 3.92 0.06 0.27 5.88 0.55 1.44 0.07 1.47 0.13 8.73 1.06 0.35 0.29 0.43 1.35 0.62 1.38 0.32 0.49 0.88 0.08 0.86 0.39 0.55 0.81 0.41 1.00 0.78 1.52

CBD-2

32.05

CBD-3

9.44

CBD-R2 TS-M

3.52 2.41

TS-R

10.14

PD-35 PD-44

1.43

0.06 CR-1.5 C-1.0 R-1.0 H-60 0.27 CR-3.0 C-0.75 R-3.0 H-145 CR-3.0 C-2.0 R-2.5 H-75 CR-3.0 C-2.0 R-2.5 H-60 7.94 CR-3.0 C-2.0 R-2.5 H-35 CR-3.0 C-2.0 R-2.5 H-90 CR-5.0 C-3.0 R-4.5 H-90 CR-5.0 C-3.0 R-4.5 H-60 CR-5.0 C-3.0 R-4.5 H-145 12.46 CR-5.0 C-5.0 R-4.5 H-145 CR-5.0 C-4.0 R-4.5 H-145 CR-5.0 C-3.0 R-4.5 H-100 CR-5.0 C-3.0 R-4.5 H-125 CR-5.0 C-5.0 R-4.0 H-200 CR-8.0 C-5.0 R-7.5 H-145 3.67 CR-8.0 C-5.0 R-7.5 H-175 CR-8.0 C-8.0 R-7.5 H-200 CR-3.0 C-1.0 R-3.0 H-75 1.37 CR-5.0 C-1.0 R-5.0 H-145 CR-3.0 C-2.5 R-2.5 H-75 0.94 CR-3.0 C-2.5 R-2.5 H-55 CR-2.5 C-1.0 R-2.0 H-125 CR-2.5 C-1.0 R-2.0 H-90 CR-2.5 C-1.0 R-2.0 H-35 3.94 CR-2.5 C-1.0 R-2.0 H-65 CR-2.5 C-1.0 R-2.0 H-110 CR-2.5 C-1.0 R-2.0 H-75 0.56 Planned Unit Development

Grand Total

257.24

Grand Total

257.24

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
Residential Medium Density
R-60 R-60/TDR

Townhouse
RT-12.5

Multi-Family
R-30 R-10

Commercial
C-T C-2 C-O O-M

Central Bus. Dist.

CBD-0.5 CBD-1 CBD-R1 CBD-2 CBD-R2 CBD-3

Mixed-Use
TS-R TS-M

Planned Development
PD-35 PD-44

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

PROPOSED ZONING MAP

Proposed Zones
Residential Medium Density
RMD-6

Townhouse
TMD

Multi-Family
RHD-3 RHD-1

Comm/ResNeighborhood
CRN

Comm/ResTown
CRT

Employment, Office
EOF

Commercial/ Residential
CR

Planned Development
PD

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org