Master Plan Review

GREAT SENECA SCIENCE CORRIDOR

Approved and Adopted June 2010

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

GREAT SENECA SCIENCE CORRIDOR

PLAN HIGHLIGHTS
The Great Seneca Science Corridor (GSSC) Master Plan was approved and adopted in June 2010. The Planning Area includes 4,360 acres in the I-270 Corridor, including the Life Sciences Center (LSC), the western Quince Orchard neighborhoods, and enclave areas such as the National Institute of Standards and Technology and Rosemont. The Master Plan envisions a vibrant Life Sciences Center (LSC) based on a foundation of health care, biotechnology, and academia that will provide opportunities for world-leading scientific research. The GSSC Master Plan also recognizes the importance of preserving the character of residential neighborhoods and local businesses and seeks to manage growth of the Life Sciences Center in a way that will not overburden surrounding communities. The Master Plan recommends staging development to ensure that necessary infrastructure, particularly transit, is in place to support the growth in the LSC. The Master Plan includes 11 key recommendations that will help support and implement the vision for the Great Seneca Science Corridor: Transform the LSC into a dynamic live/work community while ensuring growth opportunities for research, medical, and bioscience interests. Align the Corridor Cities Transitway (CCT) through the LSC and provide four transit stations that will be the focal point of new development in the LSC North, Central, West and Belward districts. Concentrate density, building height, and civic green spaces at the CCT stations. Provide appropriate transitions to adjacent neighborhoods and to the historic Belward Farm.
Historic Belward Farm

J. Craig Venter Institute

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

Create a grid pattern of new streets that improve local circulation and connectivity among the LSC districts, promote alternatives to car use, and enhance access to future transit stations. Create the LSC Loop as the organizing element of the open space plan to connect districts and destinations, incorporate natural features, and provide opportunities for recreation and nonmotorized transportation. Replace the Public Safety Training Academy (PSTA) in the LSC West District with a new residential community that includes supporting retail, open spaces, and community facilities. Maintain the established residential neighborhoods throughout the GSSC Master Plan area Create a sustainable community that will attract nationwide interest with design and materials that minimize carbon emissions, maximize energy conservation, and preserve water and air quality. Ensure that development in the Piney Branch Special Protection Area uses the best available stormwater management treatment techniques to protect the watersheds headwaters. Meet the recreation needs of the GSSC area by identifying and acquiring a site for a new local public park in the Quince Orchard area and requiring the dedication of parkland for new parks and open spaces in the LSC Districts. And, support the Countys Agricultural Reserve with zoning that requires acquisition of Building Lot Terminations (BLT) easements to achieve maximum densities.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION
The Great Seneca Science Coridor Planning Area currently has 27 zones: 9 Residential, 7 Commercial, 6 Commercial/Residential (C/R), 2 Industrial, 1 Life Sciences, and 2 Mixed-Use zones.

Existing Residential: RE-2: Detached Unit, Single Family RE-2C: Detached Unit, Single Family R-200: Detached Unit, Single Family R-90: Detached Unit, Single Family R-90/TDR: Detached Unit, Single Family R-60/TDR: Detached Unit, Single Family RT-8: Townhouse, Single Family R-20: Multi-Family, Medium Density R-10: Multi-Family, High Density Existing Commercial O-M: Office Building, Moderate Intensity C-T: Commercial, Transitional H-M: Hotel Motel C-1: Convenience Commercial C-2: General Commercial C-3: Highway Commercial C-4: Limited Commercial

Existing C/R: CR -0.5 C-0.5 R-0.5 H-80 CR-0.75 C-0.5 R-0.75 H-80 CR-1.0 C-0.5 R-1.0 H-150 CR-1.0 C-0.5 R-1.0 H-80 CR-1.5 C-1.5 R-1.5 H-100 CR-2.0 C-1.5 R-1.5 H-150 Existing Life Sciences: LSC: Life Sciences Center Existing Mixed Use: MXN MXPD Existing Industrial: I-1: LIght Industrial I-3: Light Industrial

Standard Conversion: The existing RE-2 and RE-2C will convert to the proposed RE-2 zone. The existing R-200 will convert to the proposed RLD-20 (Residential Low Density) zone. The existing R-90 and R-90/TDR will both convert to the proposed RMD-9 (Residential Medium Density) zone. The existing R-60/TDR zone will convert to the proposed RMD-6 (Residential Medium Density) zone. The existing RT-8 will convert into the proposed TLD (Townhouse Low Density) zone. The existing R-20 will convert to the proposed RHD-2 (Multi-family, Medium Density) zone and the existing R-10 will convert to the proposed RHD-1 (Multifamily, High Density) zone. The existing CR zones will not change in the proposed zone. The Existing I-1 will convert to the proposed IL (Industrial Light) zone and the existing I-3 will convert to the proposed EOF (employment, office) zone with an FAR of 0.75 and a height limit of 100 ft. The existing Mixed Use Zones zones will convert to proposed Planned Unit Development Zones. The existing O-M zone has typically consisted predominantly of office uses and will convert to the proposed Employment Office Zone (EOF) with a 1.5 FAR and 75 ft. maximum height limit. The existing HM zone will convert to the proposed CRT zone with a 1.0 FAR and height maximum of 150 ft. The

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

existing C-T zone will convert to the proposed CRN zone with a 0.5 FAR and 75 ft height limit. The existing C-1, C-2, C-3 and C-4 zones converted to the proposed zone (EG, CRN or CRT) based on the location and context for each of the parcels located in these four 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 Life Sciences Center (LSC) zone will convert to the specific proposed ELS zones using both the standard conversion criteria and specific Master Plan recommendations. LSC parcels that do not have specific master plan recommendations will convert to the proposed zone based on the standard zoning conversion table. Master Plan Recommended Conversion: Several Great Seneca Science Corridor LSC parcels will convert to the proposed zones based on Great Seneca Science Corridor 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

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 1 LSC ELS-1.0 H-150 10 Master plan recommendations regarding density and height. FAR limited to 1.0. Height limited to 150 feet. Great Seneca Science Corridor Master Plan (2010): Page 36
Allow a maximum of 1.0 FAR for properties in LSC Central Locate the highest density and tallest buildings (150 feet) adjacent to the transit station to form an identifiable center.

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

2 LSC ELS-1.5 H-150 8 Master plan recommendations regarding density and height. FAR limited to 1.5. Height limited to 150 feet. Great Seneca Science Corridor Master Plan (2010): Page 36
Allow a maximum of 1.5 FAR for properties in the center of the district (bounded by Key West Avenue, Medical Center Drive, and Broshcart Road): AHC, JHU, and 9707, 9711, and 9715 Medical Center Drive Locate the highest density and tallest buildings (150 feet) adjacent to the transit station to form an identifiable center.

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

3 LSC ELS-1.0 H-110 17 Master plan recommendations regarding density and height. FAR limited to 1.0. Height limited to 110 feet. Great Seneca Science Corridor Master Plan (2010): Page 36
Allow a maximum of 1.0 FAR for properties in LSC Central

and Great Seneca Science Corridor Master Plan (2010): Height map on page 36

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 4 LSC ELS-1.0 H-150 14 Master plan recommendations regarding density and height. FAR limited to 1.0, height limited to 150 feet. Great Seneca Science Corridor Master Plan (2010): Page 42
This Plan recommends increased density on the Belward property (1.0 FAR), served and supported by a CCT transit station Heights should transition from the highest (150 feet maximum) in the blocks immediately surrounding the CCT station to lowest at the edges of the property.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

Great Seneca Science Corridor

Existing Zone
RE-2 RE-2C R-200 R-90 R-90/TDR R-60/TDR RT-8 R-20 R-10 C-2 C-3 C-4 C-1 C-T O-M H-M CR-0.5 C-0.5 R-0.5 H-80 CR-0.75 C-0.5 R-0.75 H-80 CR-1.0 C-0.5 R-1.0 H-150 CR-1.0 C-0.5 R-1.0 H-80 CR-1.5 C-1.5 R-1.5 H-100 CR-2.0 C-1.5 R-1.5 H-150 I-1 I-3

Proposed Total
50.04 92.45 2770.43 42.62 32.26 76.01 4.93 61.03 6.69 9.04 4.51 0.55 10.38 4.01 50.95 3.63 13.11 5.55 63.42 16.35 48.65 6.94 94.54 70.88

Percent Zone
1.19 2.21 66.12 1.02 0.77 1.81 0.12 1.46 0.16 0.22 0.11 0.01 0.25 0.10 1.22 0.09 0.31 0.13 1.51 0.39 1.16 0.17 2.26 1.69 RE-2 RLD-20 RMD-9 RMD-6 TLD RHD-2 RHD-1 CRT-1.5 C-1.5 R-1.0 H-45 EG-1.5 H-45 CRT-0.75 C-0.75 R-0.5 H-40 CRN-0.5 C-0.5 R-0.25 H-35

Total
142.49 2770.43 74.89 76.01 4.93 61.03 6.69 9.04 4.51 0.55 14.40 50.95 3.63 13.11 5.55 63.42 16.35 48.65 6.94 94.54 70.88 206.25 92.28 86.36 49.41 216.97

Percent
3.40 66.12 1.79 1.81 0.12 1.46 0.16 0.22 0.11 0.01 0.34 1.22 0.09 0.31 0.13 1.51 0.39 1.16 0.17 2.26 1.69 4.92 2.20 2.06 1.18 5.18

LSC

434.30

MXN MXPD

175.43 41.54

EOF-1.5 H-75 CRT-1.0 C-1.0 R-0.75 H-150 CR-0.5 C-0.5 R-0.5 H-80 CR-0.75 C-0.5 R-0.75 H-80 CR-1.0 C-0.5 R-1.0 H-150 CR-1.0 C-0.5 R-1.0 H-80 CR-1.5 C-1.5 R-1.5 H-100 CR-2.0 C-1.5 R-1.5 H-150 IL EOF-0.75 H-100 ELS-1.0 H-150 ELS-1.5 H-150 10.36 ELS-1.0 H-110 ELS-2.0 H-200 4.19 TBD-PUD 0.99

Grand Total

4190.25

Grand Total

4190.25

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

EXISTING ZONING MAP

Existing Zones
Residential Estate
RE-2 RE-2C

Residential Low Density

R-200

Residential Medium Density

R-60 R-60/TDR R-90/TDR

Townhouse
RT-8

Multi-Family
R-10 R-20

Commercial
C-1 C-2 C-3 C-4 C-T O-M H-M

Commercial/ Residential
CR

Light Industrial
I-1 I-3

Employment, Life Sciences

LSC

Planned Development
MXN MXPD

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

PROPOSED ZONING MAP

Proposed Zones
Residential Estate
RE-2

Residential Low Density

RLD-20

Residential Medium Density

RMD-6 RMD-9

Townhouse
TLD

Multi-Family
RHD-1 RHD-2

Comm/ResNeighborhood
CRN

Comm/ResTown
CRT

Employment, Office
EOF

Employment, General
EG

Commercial/ Residential
CR

Light Industrial
IL

Employment, Life Sciences

ELS

Planned Development
PD

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