Master Plan Review

DAMASCUS
Approved and Adopted May 2006

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

DAMASCUS
PLAN HIGHLIGHTS
The Damascus Master Plan was approved and adopted in 2006. The Plan aims to enhance the identity of central Damascus as the heart of the community. The Plan includes recommendations for eight key issues: Town Center: The Plan recommends mixed-use zoning for the Town Center. The zoning will emphasize proportion, design, and an architectural context of structures rather than separation of uses. Commercial uses concentrated along Main Street and at major downtown intersections will create opportunities for residential development that will support retail and service businesses in the core. Transition Areas: The Plan encourages cluster designs on properties immediately accessible to the Town Center. These properties will establish a strong edge between the town and rural areas beyond. Rural Area: The Plan supports the existing extent of the Rural Density Transfer (RDT) Zone with adjustments for rural village centers. Public Sewer Service: For community design and environmental protection goals, the Plan recommends community sewer service for designated properties, including all of the RNC/TDR Zone properties if they are developed using the cluster method. Housing: To support a range of housing options, the Plan recommends providing moderate-density development within the Town Center, including senior housing opportunities. Transportation: To improve pedestrian and bicycle access, as well as vehicle movement, this Plan recommends establishing a multi-functional transportation network. Environment: To support goals for protection of environmental resources, the Plan recommends protecting existing forest corridors by encouraging reforestation of stream valleys and protecting high priority forest stands. Parks, Trails, and Open Space: The Park system in the Planning Area will be augmented by development or improving existing facilities at Seneca Springs Local Park, Woodfield Local Park, Damascus Recreational Park, and completing the Magruder Branch Stream Valley Park Trail to a terminus in the Town Center. Magruder Branch Stream Valley Park Trail

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION
The Damascus Planning Area currently has 21 zones: 3 Rural, 14 Residential, 1 Commercial, 2 Mixed Use, and 1 Planned Development.

Existing Rural RDT: Rural Density Transfer RC: Rural Cluster RNC/TDR: Rural Neighborhood Cluster Existing Residential: RE-2: Detached Unit, Single Family RE-2/TDR: Detached Unit, Single Family RE-2C: Detached Unit, Single Family RE-2C/TDR: Detached Unit, Single Family RE-1: Detached Unit, Single Family R-200: Detached Unit, Single Family R-200/TDR: Detached Unit, Single Family R-150: Detached Unit, Single Family R-90: Detached Unit, Single Family R-60: Detached Unit, Single Family

RT-6: Townhouse, Single Family RT-8: Townhouse, Single Family RT-10: Townhosue, Single Family RT-12.5: Townhouse, Single Family Existing Commercial C-1: Convenience Commercial Existing Mixed Use: MXTC: Mixed-Use Town Center MXTC/TDR: Mixed-Use Town Center Planned Development PD-7: Planned Development

Standard Conversion: The existing RDT will convert directly to the proposed AC (Agriculture Conservation) zone. The existing RC will convert directly to the proposed RC zone and the existing RNC /TDR zone will convert directly to the proposed RNC zone. The existing RE-2, RE-2/TDR, RE-2C, and RE-2C/TDR will all convert to the proposed RE-2 zone. The existing RE-1 will convert to the proposed RE-1 zone. The existing R-200, R-200/TDR and R-150 zones will convert to the proposed RLD-20 (Residential Low Density) zone. The existing R-90 will convert to the proposed RMD-9 (Residential Medium Density) zone and the existing R-60 zone will convert to the proposed RMD-6 zone. The existing RT-6 and RT-8 will combine into the proposed TLD (Townhouse Low Density) zone and the existing RT-10 and RT-12.5 will combine into the proposed TMD (Townhouse Medium Density) zone. The existing PD-7 zone will convert to proposed Planned Unit Development Zone. The existing Commercial and Mixed Use zones will convert to the specific proposed CRN and CRT zones using both the standard conversion criteria and specific Master Plan recommendations. Commercial and Mixed Use 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 Recommended Conversion: Several Damascus parcels will convert to the proposed zones based on Damascus 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

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 1 C-1 (Rural Village Overlay) CRN-0.25 C-0.25 R-0.0 H-35 6 Overlay zone restrictions on height and density. Overall FAR limited to 0.25. Height limited to 35 feet. Montgomery County Zoning Ordinance 59-18.232(2)(B)
Density. Except as noted below, the floor area ratio for commercial uses is limited to FAR 0.2, and is computed only on the area of the underlying commercially zoned portion of the site

and Montgomery County Zoning Ordinance 59-18.232(2)(D)

Building height. No building may exceed a height of 35 feet.

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

2 MXTC/TDR CRT-1.0 C-0.5 R-0.5 H-55 24 Master plan recommendations regarding density. Overall FAR limited to 1.0. Commercial and residential each limited to 0.5 FAR Damascus Master Plan (2006): Page 97
Indicates density for commercial, industrial, or mixed-use areas are limited to 0.5 FAR and 20 dwelling units per acre of residential for the outer area of the town center.

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

3 MXTC CRT-1.0 C-0.5 R-0.5 H-55 91 Master plan recommendations regarding density. Overall FAR limited to 1.0. Commercial and residential each limited to 0.5 FAR Damascus Master Plan (2006): Page 97
Indicates density for commercial, industrial, or mixed-use areas are limited to 0.5 FAR and 20 dwelling units per acre of residential for the outer area of the town center.

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 MXTC CRT-1.5 C-1.0 R-0.5 H-55 45 Master plan recommendations regarding density. Overall FAR limited to 1.5. Commercial FAR limited to 1.0, residential to 0.5. Damascus Master Plan (2006): Page 97
Indicates density for commercial, industrial, or mixed-use areas are limited to 1.0 FAR and 15 dwelling units per acre of residential for the inner core of the town center.

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

5 MXTC/TDR CRT-1.5 C-1.0 R-0.5 H-55 2 Master plan recommendations regarding density. Overall FAR limited to 1.5. Commercial FAR limited to 1.0, residential to 0.5. Damascus Master Plan (2006): Page 97
Indicates density for commercial, industrial, or mixed-use areas are limited to 1.0 FAR and 15 dwelling units per acre of residential for the inner core of the town center.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION

Damascus
Zone
RDT RC RNC/TDR RE-2 RE-2/TDR RE-2C RE-2C/TDR RE-1 R-200 R-200/TDR R-150 R-90 R-60 RT-6 RT-8 RT-10 RT-12.5 C-1 MXTC MXTC/TDR PD-7

Existing Total
17118.75 3010.79 410.58 1190.58 193.04 1813.44 201.34 67.83 1002.61 0.25 235.77 52.44 11.74 46.41 12.10 8.98 22.62 10.65 126.52 67.04 3.16

Proposed Percent Zone Total

17118.75 3010.79 410.58

Percent
66.85 11.76 1.60

66.85 AC 11.76 RC 1.60 RNC 4.65 0.75 RE-2 7.08 0.79 0.26 RE-1 3.92 0.00 RLD-20 0.92 0.20 0.05 0.18 0.05 0.04 0.09 0.04 RMD-9 RMD-6 TLD TMD

3398.39

13.27

67.83 1238.63 52.44 11.74 58.51 31.60 4.25 6.40 64.46 129.10 3.16

0.26 4.84 0.20 0.05 0.23 0.12 0.02 0.02 0.25 0.50 0.01

CRN-0.25 C-0.25 R-0.0 H-35 CRN-0.5 C-0.5 R-0.25 H-35 0.49 CRT-1.5 C-1.0 R-0.5 H-55 0.26 CRT-1.0 C-0.5 R-0.5 H-55 0.01 PUD

Grand Total

25606.63

Grand Total

25606.63

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
Agriculutral Reserve
RDT

Rural
RC RNC/TDR

Residential Estate
RE-1 RE-2 RE-2/TDR RE-2C RE-2C/TDR

Residential Low Density

R-150 R-200 R-200/TDR

Residential Medium Density

R-60 R-90

Townhouse
RT-6 RT-8 RT-10 RT-12.5

Commercial
C-1

Mixed-Use
MXTC MXTC/TDR

Planned Development
PD-7

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

PROPOSED ZONING MAP

Proposed Zones
Agriculutral Reserve
AC

Rural
RC RNC

Residential Estate
RE-1 RE-2

Residential Low Density

RLD-20

Residential Medium Density

RMD-6 RMD-9

Townhouse
TLD TMD

Comm/ResNeighborhood
CRN

Comm/ResTown
CRT

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