Appendix G: Development Scenarios

For more information, call the Area 2 Division at (301) 495-4500

December 2013
1

Growth potential in Glenmont was calculated in order to assess a number of issues including the balance
between the capacity of the existing and proposed transportation network and existing and potential trips
generated by future development, existing and future housing mix, and retail market assumptions. The
following series of spreadsheets accounts the existing development, the maximum housing mix and retail
growth allowed by the 1997 Plan and the Proposed Plan zoning recommendations, and the expected future
housing mix and retail growth for buildout of the existing zoning (1997 Plan) and the Proposed Plan.
The tables are organized by the seven (7) Transportation Analysis Zones (TAZ) that comprise the sector plan
area. Development is divided into two major categories: Non-Residential and Residential. Non-Residential is
divided into subcategories of land use type: Office, Retail, Industrial, and Other. For each land use type, there is
a corresponding number of jobs and amount of square feet of space. Residential development or Dwelling Units
(DU) is divided into subcategories of Single family-detached, single family-attached, multifamily low and
multifamily high. Multifamily low are garden apartment buildings both rental and condominium. Multifamily
high are residential buildings with elevators.
2011 EXISTING is a snapshot of existing development on the ground in Fall 2011. The data is compiled from
various sources including the Metropolitan Washington Council of Governments (MWCOG) Round 8.0
Cooperative Forecast, Bureau of Labor Statistics Covered Employment Where Wages (ES202), Maryland Tax
Assessors Office, Planning Department Geographic Information System (GIS), field observations, and
assumptions.
1997 MASTER PLAN ZONING ENVELOPE yields the maximum development allowed by the zoning
recommendations of the 1997 Plan. The table does not recognize restrictions of development standards such as
maximum height, yard setback, and/or lot coverage. Lots zoned R60 and R90 larger than the minimum lot sizes
were divided by the minimum lot size to yield the possible number of single family detached lots. Because
Glenmont does not have a strong office market, Floor Area Ratio(FAR) allowed by RMX-2C and TS-R zone was
reflected as retail square feet versus office square feet.
1997 MASTER PLAN BUILDOUT is a reasonable, 30 to 40-year aggressive estimate of what could be built under
the best possible market following the 1997 zoning recommendations. Some estimates were based on 2040
Round 8.0 data with adjustments when compared to ES202 along with field observations, and assumptions.

2012 PROPOSED ZONING ENVELOPE yields the maximum development allowed by the zoning
recommendations of the Proposed Plan. The table does not recognize restrictions of development standards
such as maximum height, yard setback, and/or lot coverage. Lots zoned R60 and R90 larger than the minimum
lot sizes were divided by the minimum lot size to yield the possible number of single family detached lots.
Because Glenmont is envisioned as a predominately residential neighborhood, CR zoned properties assumes the
maximum Residential FAR. Using a standard of 1,150 SF/unit, Residential FAR was converted to Dwelling Unit
(DU).
2013 PLANNING BOARD DRAFT PLAN BUILDOUT is a reasonable, 20 to 30-year aggressive estimate of what
could be built under the best possible market following the zoning recommendations of the MAY 2013 Planning
2

Board Draft Plan. This data was used to test the capacity of infrastructure including road network and school
enrollment.
2013 APPROVED AND ADOPTED PLAN BUILDOUT is a reasonable, 20 to 30-year aggressive estimate of what
could be built under the best possible market following the zoning recommendations of the December 2013
Approved and Adopted Glenmont Sector Plan.

2
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