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East Silver Spring: Master Plan Review

The document summarizes Montgomery County's zoning code rewrite process and proposed zone conversions for the East Silver Spring planning area. Key points: - The county is rewriting its antiquated 1977 zoning code to better guide development and achieve policy goals. Zones will be consolidated from over 120 to around 30. - East Silver Spring's 11 existing residential and commercial zones will largely convert directly or be combined into fewer proposed zones, maintaining existing densities and heights. - The rewrite aims to simplify zones, eliminate redundancy, clarify standards, and codify master plan recommendations. A public draft of the new code is expected in summer 2012.

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44 views

East Silver Spring: Master Plan Review

The document summarizes Montgomery County's zoning code rewrite process and proposed zone conversions for the East Silver Spring planning area. Key points: - The county is rewriting its antiquated 1977 zoning code to better guide development and achieve policy goals. Zones will be consolidated from over 120 to around 30. - East Silver Spring's 11 existing residential and commercial zones will largely convert directly or be combined into fewer proposed zones, maintaining existing densities and heights. - The rewrite aims to simplify zones, eliminate redundancy, clarify standards, and codify master plan recommendations. A public draft of the new code is expected in summer 2012.

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© Attribution Non-Commercial (BY-NC)
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Master Plan Review EAST SILVER SPRING

Approved and Adopted December 2000

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

EAST SILVER SPRING


PLAN VISION
The East Silver Spring Master Plan was approved and adopted in December 2000. Four themes guide the recommendations of the East Silver Spring Master Plan: Preservation of community character; revitalization of commercial centers; community facilities improvement and environmental resource protection; and creation of a neighborhood-friendly circulation system.

MASTER PLAN HIGHLIGHTS


Broad Acres Local Park

The Master Plan recommends preserving the existing residential character of East Silver Spring by providing a wider range of housing types in the area, encouraging maintenance of the housing stock, protecting historic resources, and limiting the concentration of special exception commercial uses along the highways between commercial centers. The Plan also recommends improving the neighborhoods commercial centers by revitalizing University Boulevard and expanding commercial uses in the Flower Village and Clifton Park Crossroads commercial centers. Protection of East Silver Springs community facilities, environmental resources, and parks are recommended through a variety of measures. The Plan advocates renovating existing facilities and providing new facilities for recreational programs, supporting an urban forestry concept, and improving community access to Northwest Branch and other stream valley parks.
University Boulevard Streetscape Concept

Lastly, the Master Plan seeks to ensure neighborhoodfriendly circulation and transportation opportunities. The Plan recommends supporting a system of sidewalks, paths, and bikeways for pedestrian use, improving traffic circulation, and expanding transit services.
Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION
The East Silver Spring Planning Area currently has 11 zones: 2 commercial and 9 residential.
Existing Residential: R-40: Residential, Detached Unit R-60: Residential, Detached Unit R-90: Residential, Detached Unit RT-8: Residential, Townhouse R-12.5: Residential, Townhouse R-10: Multiple-Family, High Density R-H: Multiple-Family, High-Rise Planned R-20: Multiple-Family, Medium Density R-30: Multiple-Family, Low Density Existing Commercial: C-1: Convenience Commercial O-M: Office Building, Moderate Intensity

The existing R-60 and existing R-40 have almost identical standards for detached houses. These zones will combine to form the proposed RMD-6 (Single-Family, Medium-Density) zone. The existing R-90 will convert to the propsed RMD-9 (Single-Family, Medium-Density) zone. The existing RT-8 will convert to the proposed TLD (Townhouse, Low-Density) and the existing RT-12.5 will convert to the proposed TMD (Townhouse, Medium-Density) zone. The R-10 and R-H, both multi-family residential zones, will be combined to form the proposed RHD-1 (Multi-Family, High-Density) zone. The R-20 will convert to the proposed RHD-2 zone (Multi-Family, Medium-Density) and the R-30 will convert to the proposed RHD-3 zone (Multi-Family, Low-Density). The existing C-1 zone will convert to the proposed zones (CRN or CRT) based on the location and context for each of the parcels located in the C-1 zone. 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 O-M zone has typically consisted predominantly of office uses and will convert to the proposed Employment Office Zone (EOF) with a 1.0 FAR and 45 ft. maximum height limit.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION

Silver Spring East


Existing Zone
R-40 R-60 R-90 RT-8 RT-12.5 R-10 R-H R-20 R-30 C-1 O-M

Proposed Percent Zone


2.8 76.7 2.2 RMD-9 0.1 TLD 1.5 TMD 6.9 0.6 5.2 RHD-2 3.4 RHD-3 0.5 CRN-0.5 C-0.5 R-0.25 H-35 CRT-1.0 C-0.75 R-0.75 H-45 79.4 51.9 6.4 1.3 0.1 5.2 3.4 0.4 0.1 0.0 RHD-1 33.2 2.1 22.2 114.3 2.2 0.1 1.5 7.5 RMD-6

Acres
42.1 1162.6 33.2 2.1 22.2 104.9 9.4 79.4 51.9 7.7 0.1

Acres
1204.7

Percent
79.5

0.0 EOF-1.0 H-45

Grand Total

1515.5

Grand Total

1515.5

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

PLANNING AREA CONTEXT

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

EXISTING ZONING MAP


Existing Zones
Residential Medium Density
R-40 R-60 R-90

Townhouse
RT-8 RT-12.5

Multi-Family
R-30 R-20 R-10 R-H
Long Branch Sector Plan
(underway)

Commercial
C-1 O-M

Takoma/Langley Sector Plan


(underway)

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

PROPOSED ZONING MAP


Proposed Zones
Residential Medium Density
RMD-6 RMD-9

Townhouse
TLD TMD

Multi-Family
RHD-3 RHD-2 RHD-1

Comm/ResNeighborhood
CRN

Long Branch Sector Plan


(underway)

Comm/ResTown
CRT

Employment, Office
EOF

Takoma/Langley Sector Plan


(underway)

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

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