Presentation To The Zoning Advisory Panel 1/11/2012

PresentationtotheZoningAdvisoryPanel
1/11/2012
"ZoningConversionProcess"
1/11/2012
AsapartoftheMontgomeryCounty ZoningRewrite,thePlanning Departmentisbeginningtheprocess ofmappingthenewzones. Thisisnecessarybecausethecounty hasanoverabundanceofzones(123), ofwhichmanyaresimilarandsome arentused. Thenewzoneshavebeendeveloped asapartoftheongoingRewrite project,andthispresentation describestheprocessofconverting existingzonesintothenewformat.
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Insomecases,werecombining similarzones. Asanexample,letslookatthe proposedRMD6(Residential MediumDensity 6)zone.Underthe draftproposal,itisbeingcreated from3existingzones: R60 R40 RMH Asyoullseeinthenextslide,these zonesareverysimilar. R60isthemainzoneinthisexample, makingup98%ofthelandarea proposedtobeconvertedtoRMD6 TheotherzonesR40andRMHeach havelessthan200acres.
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Asyoucansee,thesezonesare similar. Forsinglefamilydetachedhouses,R 60andR40haveidenticalstandards. Thosestandardsarebeingcarried forwardtotheRMD6zone. Wearegettingridofthesumofside setbacksrequirementandhave proposedchangingthewayheightis measured.Otherwise,thestandards willremainastheyaretoday. RMHisazonedesignedformobile homes.Webelievethatthenew RMD6zonesstandardswillbeable toaccommodateinclusionoftheR MHzone.
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ForAgriculturalandRuralzones,the conversionisaonetooneprocess. TheRDTzonebecomesthe AgriculturalConservation(AC)zone. TheRuralzonebecomestheRural Residential(RR)zone. RuralClusterstaysRuralCluster(RC), andLDRCwouldbecombinedwithit, exceptthatthereisnoLDRCzoned landinthecounty. RuralNeighborhoodClusterisstaying RNC.
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Forthesinglefamilyresidential zones,werecombiningsimilarzones aswasoutlinedearlierwithregardto theRMD6zone. ResidentialEstate2and2Carebeing mergedintotheRE2zone. RE1staysRE1. R200,R150,andRMH200arebeing mergedintoanewRLD20zone. R90becomesRMD9. R60,R40,andRMHarebecoming RMD6asoutlinedearlierinthe presentation. Inallofthesecases,ifaparcelis zonedsomethingontheleftsideof eachcolumn,itwouldbetransformed intothezoneintherightcolumn automatically.
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Withthetownhouseandmultifamily zones,thesameschemeisused. RT6andRT8arebeingcombined intoTownhouseLowDensity(TLD) RT10andRT12.5arebeingmerged intoTownhouseMediumDensity (TMD) RT15becomesTownhouseHigh Density(THD) R30isbecomingRHD3.(Thereisno R4plexzonedinthecounty). R20becomesRHD2. R10andRHarebeingmergedinto RHD1.
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Ourindustrialzonesareseeingthe sametypeofconversion. ThelightindustrialzonesRS,I1,and I4arebecomingIndustrial,Light(IL). TheheavyindustrialzoneI2is becomingIndustrial,Heavy(IH). I3isnotreallyanindustrialzone.Its moreofanofficeparkzone.Itwent throughthesameprocessasparcels locatedincommercialandmixeduse zones,whichwelldiscussnext.
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Forcommercialandmixedusezones, theprocesswasmoreinvolved. First,letstakealookatthe6zones proposedforcommercialandmixed useareas. TheCR,CRT,andCRNzonesalready existinthecounty.Theyallowfor mixedusedevelopmentatvarying densitiesandheights.Welldiscuss howthosezonesworkinalittlebit. Theother3zonesarethe employmentzones.Theywere introducedtothePanelatthelast meetinginModule2.
LetsreviewhowtheCRzoneswork. TheCRzoneisreallyafamilyof zones.Eachzoneasappliedona parcelhasaspecificdensityand heightallowancethatcanbeunique. Eachapplicationofthezonehas5 elements: TheZoneGroup definesthesetof usesthatareallowedinthezone.In thisexample,itsCRT(CRTown). TheOverallFAR isthetotalamount ofdensityallowedonthesite. TheCommercialFAR isthetotal amountofcommercial FARallowed onthesite. TheResidentialFAR isthetotal amountofresidential FARallowedon thesite. EventhoughtheCandRcomponents mayaddtomorethantheOverall FAR,thedensitycannotexceedthe OverallFARlimit. TheMaximumHeight sayshowtall (infeet)buildingscanbe.
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Becauseoftheformula,sitesinthe CR,CRT,andCRNzonescanbefine grainedfortheappropriateuseof mixesanddensitiesforeach particularsetting. ThereisnotoneCRdensity,butmany. ACRzoneinonepartofthecounty mightallow4.0FAR,whileone elsewhereonlyallows1.0. Therangeofdensitiesandheightsfor the3CRzonesisshowninthechart ontheleft.CRzonescanhavean overallFARanywherefrom0.5FARup to8.0FAR. However,thatdoesnot meanthat developmentinaCR2.0zonecango upto8.0FAR.IftheOveralldensityis 2.0inthatparticularCRzone,that meansthatthemaximumdensityis 2.0,period. Theemploymentzoneshavean overalldensityandamaximum height,butdonothavethe CommercialorResidentialdensity components.
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Thisconversionprocessisamaster plandriveneffort. Wehavereviewedall39oftheactive MasterPlansinthecounty. Allrecommendationsregarding commercialormixeduseproperties havebeenreviewedandusedto formulateCR,CRT,CRN,EG,EOF,or ELSzonesthatexactlyreflectthose recommendations.
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TheprocessofreviewingeachMaster Planmeantthateachhasgone throughseverallevelsofreview. Werecurrentlyputtingthe recommendationsintoourGIS system. Thenextstepistoputthemapsout forpublicreviewwherewecanget feedbackfromresidents,property owners,andotherstakeholders.
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Thisslideshowsthegeneralized decisiontreeweusedforcommercial andmixeduseproperties.Aspecific treeexistsforeachofthecurrent zones. Foreachparcelinthecountythatis zonedcommerciallyorformixeduse, thefirstquestionwas: IsthereaspecificMasterPlan recommendationforthisparcel? Iftheanswerisyes,athenewzone wasformulatedtofitthose recommendations. If,ontheotherhand,theMasterPlan didnotmakeanyspecific recommendationsaboutaparcel,we usedadecisiontreetodetermine whatzoneformulashouldbeusedto reflectexistingdensityandheight allowances. Undernocircumstanceswillthis processresultinanincreasein densityorheightbeyondwhatthe MasterPlanwouldallow.
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Heresanexampleofhowthe decisiontreeworked. C1isaverycommonzoneinthe county.Itcurrentlyhasnomaximum FAR,butdoesallowheightsupto45 incertaincases. Ifaparcelisnotinavillageortown centerandisusedforautocentric developmentnoteasilyaccessibleon foot,itisconvertedtoEG1.0H45. Iftheparcelabutsdetached residentialhousing,theC1zoneis convertedtoCRN0.5C0.5R0.25H 35designation;ifitisacrossaroad fromdetachedresidentialhousing,it isconvertedtoCRN0.75C0.5R0.5 H45. Onparcelswithinavillageortown centerthatdonotabutorconfront detachedresidentialhousing,the zoningconversionisCRT1.0C0.75R 0.75H45. Theseconversionsaremodeledon theexpecteddensitiesandheights thatwouldresultundertodays zoninglimitationsandallowances.
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AnotherexampleistheC2zone.It haslotsofintricaciesinthecurrent codewhichmeanthatthedensityyou cangettodayvariesgreatly dependingonparticularsite conditions,applicationprocesses,and proposeduses. Likethelastslide,theC2conversions canbeseeninthetable.The proposedconversionsaremodeledon theexpecteddensitiesandheights thatwouldresultundertodays zoninglimitationsandallowances.
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COisoneofourofficezones.In manyinstances,theMasterPlan recommendedlowerdensityand heightwithoutspecifyingwhatthat heightshouldbe. Inthosecases,wearerecommending EOF1.5H45. Ifthereisnospecific recommendation,thezone conversionrecommendationisEOF 3.0H100,thedensityandheight allowedundertheCOzone. IftheMasterPlandoesmakea specific recommendation,itis reflectedintheindividualized formula.
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Ifthereisnospecific recommendation,thezone conversionrecommendationisCR 2.5C1.0R2.0H145forTSRzoned parcelsand CR3.0C2.5R2.5H200 forTSMzonedparcels,thedensities andheightsallowedunderthe respectivezones. IftheMasterPlandoesmakea specific recommendation,itis reflectedintheindividualized formula.
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TheCBDzonesareeasiertoconvert becausethezonesthemselvesspell outthelimitsoncommercialdensity withinmixeduseprojectsinaddition tothemaximumallowabledensity andheight. Inmanycases,however,theCBD zoneshavespecificrecommendations intheMasterPlan,whichmeansthey wonthavethedefaultconversion shownonthisslide,theywillreflect thelimitationsrecommendedinthe MasterPlan.
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Letslookatanexampletohelpmake thisclearer. Tokeepthingssimple,wereonly goingtofocusonthemaximum heightinthisexample. Highlightedingreenonthisslideisa blockinDowntownSilverSpring.Its surroundedbyEasternAvenue, NewellStreet,KennettStreet,and 13th Street. Thiswholeblockiscurrentlyzoned CBD1. ThezoningordinanceallowsCBD1 parcelstoachieveaheightof143.
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Butinthecaseofthisblock,the MasterPlanhassomethingtosay aboutsomeparcels. AnyparcelfrontingonEasternAvenue islimitedto90inheight,and within 60feetofthestreet,buildingsmay notexceed45. Theareashowningreenontheslide ismadeupoftheparcelsthatfront onEasternAvenue.Thoseinlightblue donot(sotheMasterPlandoesnot applytothem).
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Ifyouweretobuildstructuresonthis block,theMasterPlanwouldlimit theirheightsasshowninthegraphic. Thebuildingsonlotsnotfrontingon EasternAvenuecouldreach143. Buildingsonthelotsfrontingon EasternAvenuecouldachieve90, exceptwithin60feetofEastern, wheretheywouldbelimitedto45in height.
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SincethisblockhasspecificMaster Planrecommendations,wewrotethe appropriatezonetoabidebythose recommendations. Inthiscase,thegreenparcels receivedaCRzonewithaHeight componentof90. Theblueparcelsgotadefualt conversionto145inheight.(CR zonesonlyallowheightmaximumsto bemeasuredin5footincrements). Now,keepinmindthateventhough theentireareashowningreenhasa heightlimitof90,development wouldstillbeboundbytheMaster Plan andbuildingscouldnotexceed 45within60feetofEasternAvenue.
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Wevetalkedabitaboutthenon defaultparcels.Thoseareparcels wheretheMasterPlanmadea specificrecommendation. IntheCBDareas(SilverSpring, Bethesda,FriendshipHeights),those areverycommon,becausethe MasterPlansareveryspecific. InDowntownSilverSpring,38%of theparcelshavesomespecific recommendation(theyreshownin orangeontheslide).
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Butintheresidentialareanorthof SilverSpringsCBD,everysingleparcel receivedadefaultconversion throughthedecisiontree. ThisisbecausetheMasterPlandid notmakespecificrecommendations thatundercutthedefaultdensityor heightconversionorwasentirely silentonthecommercialandmixed useparcelsinthearea.
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InthesefoursampleMasterPlans, youcanseethatthevastmajorityof parcelsisconvertedusingthedefault method.
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Wevecategorizedthereasonsa parcelwouldnotbeadefaultinto9 categories. ItisverycommonfortheMasterPlan tolimitheightsordensities.Insome cases,themixofusesisalso specified. Overlayzonesalsoplayarole.They oftenregulatedensityandheight, makingitlowerthanwouldotherwise beallowedinthezone. Otherreasonsaparcelwouldnotbe giventhedefaultconversionare: Restrictionsinthesiteplan Conditionsofrezoning Conditionsonthesitethat precludethedefault
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Theconversionofthezoningmaps willcontinueoverthenextfew months. Wewantyourfeedbackaboutthis processandabouttheproposed zoningordinance. Ifyouhavequestions,concerns,or comments,pleaseletusknow. Youcanfindmoreinformationabout theRewriteat http://ZoningMontgomery.org
Correspondencecanbesentto: PamelaDunn ProjectManger Pamela.Dunn@mncppcmc.org 301.650.5649
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Presentation To The Zoning Advisory Panel 1/11/2012

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Presentation To The Zoning Advisory Panel 1/11/2012

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InthesefoursampleMasterPlans, youcanseethatthevastmajorityof parcelsisconvertedusingthedefault method.

Correspondencecanbesentto: PamelaDunn ProjectManger Pamela.Dunn@mncppcmc.org 301.650.5649

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