Master Plan Review

SHADY GROVE
Approved and Adopted March 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

SHADY GROVE
PLAN HIGHLIGHTS
The Shady Grove Sector Plan was approved and adopted in March 2006. The Sector Plan envisions Shady Grove as a mixed-use community with a new residential focus at the Metro station, one that makes best use of Metro proximity and relocates industrial uses to more efficient sites. The Sector Plan also proposes a mix of housing types to serve Shady Groves diverse population, community-serving retail, and employment opportunities. The Shady Grove Sector Plan includes the following goals, established to help implement the Plans vision: Balance the need for higher density housing at the Metro station with the need to buffer adjacent Derwood communities. Limit development to 6,340 new housing units for the entire plan area, including workforce housing, transferable development rights (TDRs), and moderately priced dwelling unit (MPDU) bonus density. Contribute to the preservation of the Agricultural Reserve by providing TDRs on the County Service Park, WMATA properties, the Derwood Bible Church site, the Grove Shopping Center site, and Metro West and Metro South properties that have a maximum base density of 1.6 FAR. Organize future development into a series of defined and attractive neighborhoods around the Metro Station. Shady Grove Metro Station Provide civic uses, public open space, and recreation to serve the needs of employees and residents. Include guidelines that provide a variety of housing types and achieve a diversity of households. Coordinate the proposed land use changes with open space and streetscape recommendations that encourage transit use and create and attractive community. Encourage transit ridership and better manage traffic congestion. Balance development with the capacity of the transportation system and public facilities.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION
The Shady Grove Planning Area currently has 17 zones: 4 Residential, 3 Commercial, 4 Mixed Use, 2 Industrial, 1 Life Sciences and 3 Planned Development.

Existing Residential: RE-2: Detached Unit, Single Family R-200: Detached Unit, Single Family R-90: Detached Unit, Single Family R-90/TDR: Detached Unit, Single Family Existing Commercial O-M: Office Building, Moderate Intensity C-T: Commercial, Transitional C-3: Highway Commercial Existing Mixed Use: RMX-2C/TDR: Residential Mixed Use TOMX-2: Transit-Oriented Mixed Use TOMX-2/TDR: Transit-Oriented Mixed Use TS-M: Transit Station Mixed

Existing Life Sciences R&D: Research & Development Existing Industrial: I-1: Light Industrial I-3: Light Industrial Planned Development PD-2 PD-35 PD-5

Standard Conversion: The existing RE-2 will convert to the proposed RE-2 zone. The existing R-200 zone 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 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 varying FARs and height maximums specific to the context of each I-3 parcel. The existing R&D zone will convert to the proposed ELS (Employment Life Sciences) zone. The existing Planned Development zones will convert to proposed Planned Unit Development Zones. The existing Commercial and Mixed Use zones will convert to the specific proposed EOF, EG, CRN, CRT, or CR 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 Shady Grove parcels will convert to the proposed zones based on Shady Grove 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 I-3 EOF-0.5 H-45 3 Master plan recommendations regarding height and density. FAR limited to 0.5, height limited to 45 feet. Shady Grove Sector Plan (2006): Page 29-30
This Plan recommends: Establishing a 42 feet building height limit to improve compatibility with adjacent residential community Development should be limited to 0.3 FAR in order to maintain the jobs to housing ratio in the plan area.

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

2 I-3 EOF-0.5 H-50 1 Master plan recommendations regarding height and density. FAR limited to 0.5, height limited to 50 feet. Shady Grove Sector Plan (2006): Page 30
Limiting building heights to four stories to establish compatibility with nearby residential communities Allow up to 0.3 FAR industrial/office uses and support the I-3 optional method with housing under the provisions outlined in the Potential Joint Development Properties section.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

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

3 I-3 EOF-0.75 H-60 1 Master plan recommendations regarding density and height. FAR limited to 0.75 and height limited to 60 feet. Shady Grove Sector Plan (2006): Page 31
This site can accommodate up to approximately 135 base density housing units on Casey 7 under the R&D/I-3 Zone optional method with housing. The site may be suitable for the PD-18 Zoning option, achieving up to approximately 305 base density units. Housing units can be increased for workforce housing, TDRs and MPDU bonus density where applicable, by cannot exceed340 units maximum due to site constraints. Allow up to 0.3 FAR industrial/office uses Limiting building heights to five stories to establish a mid rise character along Shady Grove Road. Maintain four stories or less along Crabbs Branch Way.

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

4 RMX-2C/TDR CRT-1.0 C-0.5 R-0.75 H-65 2 Master plan recommendations regarding density. Overall FAR limited to 1.0, residential FAR limited to 0.75. Shady Grove Sector Plan (2006): Page 52
Permitting redevelopment of up to 0.3 FAR of commercial uses, a maximum of 300 dwelling units, including MPDUs, under the standard or optional method of development with an additional 120 units of senior housing under the optional method with the purchase of TDRs."

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

5 TOMX-2/TDR CRT-1.5 C-0.25 R-1.25 H-90 1 Master plan restrictions regarding density. Overall FAR limited to 1.5, commercial to 0.25, residential to 1.25. Shady Grove Sector Plan (2006): Density map, page 35.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

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

6 TOMX-2/TDR CRT-1.0 C-0.25 R-1.0 H-60 2 Master plan restrictions regarding density. Overall FAR limited to 1.0, commercial to 0.25, residential to 1.0. Shady Grove Sector Plan (2006): Density map, page 35. 7 TOMX-2/TDR CRT-1.0 C-0.25 R-1.0 H-60 2 Master plan restrictions regarding density. Overall FAR limited to 1.0, commercial to 0.25, residential to 1.0. Shady Grove Sector Plan (2006): Density map, page 35. 8 TOMX-2/TDR CRT-1.75 C-0.5 R-1.5 H-160 3 Master plan recommendations regarding density, mix of uses, and height. Overall FAR limited to 1.75, commercial to 0.5, residential to 1.5. Height to 160 feet. Shady Grove Sector Plan (2006): Density map, page 35. and Shady Grove Sector Plan (2006): Page 39
Permitting a maximum of 15 stories adjacent to Metro and stepping down to a four-story edge along Redland Road and MD 355.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

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

9 TOMX-2 CRT-1.5 C-0.25 R-1.25 H-100 21 Master plan recommendations regarding density, mix of uses, and height. Overall FAR limited to 1.75, commercial to 0.25, residential to 1.25. Height limited to 100 feet. Shady Grove Sector Plan (2006): Density map, page 35. and Shady Grove Sector Plan (2006): Page 39
Permitting a maximum of 15 stories adjacent to Metro and stepping down to a four-story edge along Redland Road and MD 355.

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

10 TOMX-2 EG-0.75 H-50 4 Master plan recommendations regarding height and density. Master plan limits to 0.75 FAR non-residential only, heights to 4 stories. Shady Grove Sector Plan (2006): Density map, page 35. and Shady Grove Sector Plan (2006): Page 39
Permitting a maximum of 15 stories adjacent to Metro and stepping down to a four-story edge along Redland Road and MD 355.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION

Shady Grove
Zone
RE-2 R-200 R-90 R-90/TDR C-3 C-T O-M I-1

Existing Total
0.89 334.14 349.74 26.12 17.93 0.57 0.42 314.41

Proposed Percent Zone Total

0.89 334.14 375.86 7.21 10.72 0.57 0.42 314.41 12.84 23.21 15.06 37.76 26.76 21.15 28.37 9.08 44.81 97.19 21.59 4.87 204.34

Percent
0.06 21.00 23.62 0.45 0.67 0.04 0.03 19.76 0.81 1.46 0.95 2.37 1.68 1.33 1.78 0.57 2.82 6.11 1.36 0.31 12.84

0.06 RE-2 21.00 RLD-20 21.98 1.64 1.13 RMD-9 EG-1.5 H-45 EG-1.5 H-85

0.04 CRN-0.5 C-0.5 R-0.25 H-35 0.03 EOF-1.5 H-75 19.76 IL EOF-0.5 H-45 EOF-0.5 H-50 EOF-0.75 H-60 EOF-0.75 H-100

I-3

88.87

5.59

R&D RMX-2C/TDR TOMX-2

26.76 21.15 37.45

1.68 ELS-0.5 H-50 1.33 CRT-1.0 C-0.5 R-0.75 H-65 2.35 CRT-1.5 C-0.25 R-1.25 H-100 EG-0.75 H-50 CRT-1.5 C-0.25 R-1.25 H-90

TOMX-2/TDR TS-M PD-2 PD-35 PD-5

163.59 4.87 130.48 4.11 69.75

10.28 CRT-1.0 C-0.25 R-1.0 H-60 CRT-1.75 C-0.5 R-1.5 H-160 0.31 CR-3.0 C-2.5 R-2.5 H-200 8.20 0.26 TBD-PUD 4.38

Grand Total

1591.26

Grand Total

1591.26

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

Residential Low Density

R-200

Residential Medium Density

R-90 R-90/TDR

Commercial
C-T C-3 O-M

Mixed-Use
RMX-2C/TDR TOMX-2 TOMX-2/TDR TS-M

Light Industrial
I-1 I-3

Employment, Life Sciences

R&D

Planned Development
PD_2 PD-35 PD-5

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-9

Comm/ResNeighborhood
CRN

Employment, General
EG

Employment, Office
EOF

Comm/ResTown
CRT

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