Master Plan Review

GERMANTOWN SECTOR PLAN

Approved and Adopted February 2009

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

GERMANTOWN (2009)
PLAN HIGHLIGHTS
The Germantown Employment Area Sector Plan was approved and adopted in 2009. The Sector Plan establishes a vision that will transform Germantowns central employment corridor into a vibrant town center with mixed-use districts surrounding the downtown. Germantown is planned to become the center of business and community life in upper Montgomery County. The Sector Plan amends about 2,400 acres of the 13,000 Germantown Master Plan (1989).

Key Recommendations: Create Germantown as a Corridor City with a Quality of Place that makes it the upCountys commercial hub. Create Germantown as a strategic location for employment in the County. Highway access and an eventual connection to a transit network will make Germantown accessible and attractive for employers. Strengthen and expand the Town Center to encompass properties within a walkable Germantown Town Center distance of the transit station by providing the options and activity of a thriving downtown. Focusing activity along Century Boulevard and surrounding it with complementary residential and employment uses will create a vibrant center. Design and fund the Corridor Cities Transitway (CCT) as an essential feature of Germantowns evolution. Transit, including the MARC station and bus service, is essential to addressing traffic congestion and building a sustainable community. The CCT will connect Germantown to the Metro Red Line and the Countys Life Sciences Center.

Black Rock Center for Arts

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

Create transit-served, mixed use neighborhoods that include public facilities, enhance existing communities and shape new ones, using references to Germantowns history and natural features. Infilling with connections, public facilities, and mixed uses will build distinct communities. Establish Germantown as the up-County cultural center. The Black Rock Center for the Arts, the new library, and the public green they frame will be the basis for active civic life in the Town Center and for all of Germantown. Enhance Germantowns natural environment. Germantowns greenbelt and stream valley parks are extraordinary environmental resources that will be enhanced by park trail connections and a network of urban open spaces, further supported by green design and building techniques that conserve energy and resources. Encourage high quality design that enhances character and identity. Distinct neighborhoods, green streets, and attractive urban spaces with historic and cultural references will give Germantown a strong sense of place. High quality design is expected for public and private development. Balance the amount and timing of development with infrastructure capacity. Density brings opportunity and options, but must be shaped through zoning and other tools that create a community of lasting quality.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION
The Germantown (2009) Sector Planning Area currently has 30 zones: 11 Residential, 6 Commercial, 6 Mixed Use, 2 Industrial, 2 Science, and 3 Planned Development. Existing Mixed Use: RMX-1: Residential Mixed Use RMX-2: Residential Mixed Use RMX-2C: Residential Mixed Use RMX-2C/TDR: Residential Mixed Use RMX-3/TDR TMX-2: Transit Mixed Use Existing Industrial: I-1: Light Industrial I-3: Light Industrial Existing Science: LSC: Life Sciences Center R&D: Research and Development Planned Development T-S PD-13 PD-15

Existing Residential: 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 R-60/TDR: Detached Unit, Single Family RT:15: Townhouse, Single Family R-30: Multi-Family, Low Density R-20: Multi-Family, Medium Density R-H: Multi-Family, High Rise Planned Existing Commercial O-M: Office Building, Moderate Intensity C-1: Convenience Commercial C-2: General Commercial C-3: Highway Comercial C-4: Limited Commercial C-T: Commercial, Transitional Standard Conversion:

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 zone will convert to the proposed RMD-9 (Residential Medium Density) zone. The existing R-60 and R-60/TDR will both convert to the proposed RMD-6 (Residential Medium Density) zone. The existing RT-15 will convert to the proposed THD (Townhouse High Density) zone. The R-30 will convert to the proposed RHD-3 (Multi-family, Low Density) zone, the R-20 will convert to the proposed RHD-2 (Multi-family, Medium Density) zone, and the existing R-H will convert to the proposed RHD-1 (Multi-family, High 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 an FAR of 0.75 and a height limit of 100 ft. The existing Planned Development zones will convert to proposed Planned Unit Development Zones. The existing Commercial, Science, and Mixed Use zones will convert to the specific proposed EOF, EG, ELS, CR, CRN, and CRT zones using both the standard conversion criteria and specific Master Plan

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

recommendations. Commercial, Science, 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. Master Plan Recommended Conversion: Several Germantown (2009) parcels will convert to the proposed zones based on 2009 Germantown Sector 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

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 TMX-2 CR-1.0 C-0.75 R-0.5 H-75 4 Master plan recommendations regarding height, density, and mix of uses. All factors modified. Germantown Sector Plan (2009): Page 63-64
Develop the Symmetry/Totah property (NE-1) at an average density of 1.0 FAR and a mix of uses with a minimum of 60 percent employment and a maximum of 40% residential Line the east side of Century Boulevard across from the existing Cloverleaf North residential community with 72-foot (six stories) tall buildings.

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

2 TMX-2 CR-0.75 C-0.5 R-0.5 H-145 5 Master plan recommendations regarding height, density, and mix of uses. All factors modified. Germantown Sector Plan (2009): Page 63-64
Orient signature office buildings and employment uses along I-270 on the Lerner property (NE-2). Allow up to 1.5 million square feet of employment uses, a hotel, and up to 110,000 square feet of retail space. Residential development may include a mix of high-rise and low-rise residential units, provided the total density for the site does not exceed 0.7 FAR For the west side of I-270, permit building heights of 143 feet, clustered at the transit station and along I-270.

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 TMX-2 CR-0.75 C-0.5 R-0.5 H-75 7 Master plan recommendations regarding height, density, and mix of uses. All factors modified. Germantown Sector Plan (2009): Page 63-64
Orient signature office buildings and employment uses along I-270 on the Lerner property (NE-2). Allow up to 1.5 million square feet of employment uses, a hotel, and up to 110,000 square feet of retail space. Residential development may include a mix of high-rise and low-rise residential units, provided the total density for the site does not exceed 0.7 FAR Reduce the sense of building bulk and mass along Century Blvd by limiting building heights to 3 or 4 stories at street level with stepbacks to upper floors

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

4 TMX-2 CR-1.0 C-1.0 R-0.25 H-125 7 Master plan density and height restrictions. Height limited to 125 feet, FAR limited to 1.0. Germantown Sector Plan (2009): Page 63-64
Develop the Milestone North property at an average density of 1.0 FAR with a mix of research and development, employment, technology, street level retail, restaurants, and new housing. Orient up to 225 new multi-family housing units to the existing residential areas. Residential uses are not to exceed 20% of total development on this site For the east side of I-270, permit buildings up to 125 feet along I-270.

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

5 TMX-2 CR-1.0 C-0.75 R-0.5 H-125 13 Master plan recommendations regarding height, density, and mix of uses. All factors modified. Germantown Sector Plan (2009): Page 59-61
Concentrate mixed-use development at the transit station at an average density of 1.0 FAR, stepping down toward existing residential communities along Crystal Rock Drive Allow a ratio of land uses that are 50 to 60 percent commercial uses and 40 to 50 percent residential uses for each property to create a mixed-use neighborhoodAllow building height of 143 feet (12 stories) clustered around the transit station to define the center, transitioning to lower building heights along Crystal Rock Drive. Permit up to 125 feet along I-270 with a variety of heights ranging from 6 to 10 stories.

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

6 TMX-2 CR-0.5 C-0.5 R-0.25 H-75 2 Master plan recommendations regarding height, density, and mix of uses. All factors modified. Germantown Sector Plan (2009): Page 59-61
Concentrate mixed-use development at the transit station at an average density of 1.0 FAR, stepping down toward existing residential communities along Crystal Rock Drive Allow a ratio of land uses that are 50 to 60 percent commercial uses and 40 to 50 percent residential uses for each property to create a mixed-use neighborhoodAllow building height of 143 feet (12 stories) clustered around the transit station to define the center, transitioning to lower building heights along Crystal Rock Drive. Permit up to 125 feet along I-270 with a variety of heights ranging from 6 to 10 stories.

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

7 TMX-2 CR-1.5 C-1.0 R-0.75 H-145 4 Master plan recommendations regarding height, density, and mix of uses. All factors modified. Germantown Sector Plan (2009): Page 59-61
Concentrate mixed-use development at the transit station at an average density of 1.0 FAR, stepping down toward existing residential communities along Crystal Rock Drive Allow a ratio of land uses that are 50 to 60 percent commercial uses and 40 to 50 percent residential uses for each property to create a mixed-use neighborhoodAllow building height of 143 feet (12 stories) clustered around the transit station to define the center, transitioning to lower building heights along Crystal Rock Drive. Permit up to 125 feet along 8 TMX-2 I-270 with a variety of heights ranging from 6 to 10 stories.

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

CR-2.0 C-1.5 R-1.5 H-180 3 Master plan recommendations regarding height. Building height limited to 180 feet. Germantown Sector Plan (2009): Page 51
Allow building heights up to 180 feet at the Transit Station, surrounded by buildings up to 143 feet for properties extending over to I-270.

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

9 TMX-2 CR-1.5 C-1.0 R-1.0 H-145 2 Master plan recommendations regarding density and height. FAR limited to 1.5. Height limited to 145 feet. Germantown Sector Plan (2009): Page 47
TC-12 is an Artery multifamily housing development that is directly adjacent to the Town Center Transit stop and should be rezoned from TS to TMX-2 with an FAR of 1.5 Allow building heights up to 180 feet at the Transit Station, surrounded by buildings up to 143 feet for properties extending over to I-270.

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

10A TMX-2 CR-1.0 C-0.75 R-0.75 H-100 2 Master plan recommendations regarding density. FAR limited to 1.0. Germantown Sector Plan (2009): Page 47
TC-11 is directly west of Crystal Rock Drive and close to the Town Center Transit stop and should be rezoned from TS to TMX-2 with an FAR of 1.0.

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

10B TMX-2 CR-1.0 C-0.75 R-0.75 H-100 4 Master plan recommendations regarding density and height. FAR limited to 1.0, height limited to 100 feet. Germantown Sector Plan (2009): Page 49
The Germantown Commons Shopping Center (TC-23) and Upcounty Government Center (TC-24) should be rezoned from the existing TS zoning to TMX-2 zoning with up to 1.0 FAR with a maximum of 40% residential uses The Trevion property and properties fronting MD 118 between Wisteria Drive and Aircraft Drive should have building heights up to 100 feet.

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

10C TMX-2 CR-1.0 C-0.75 R-0.75 H-100 5 Master plan recommendations regarding density and height. FAR limited to 1.0. Height limited to 100 feet. Germantown Sector Plan (2009): Page 48
TC-20 at the corner of MD 118 and Middlebrook Road encompass several small commercial businesses. These properties should be rezoned from C-3 and R-30 to TMX-2 with an FAR of 1.0 to allow the densities and uses indicated in the plan The Trevion property and properties fronting MD 118 between Wisteria Drive and Aircraft Drive should have building heights up to 100 feet.

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

11 TMX-2 CR-0.5 C-0.5 R-0.25 H-60 8 Master plan recommendations regarding density and height. Density limited to 0.5 FAR. Germantown Sector Plan (2009): Page 47-49
TC-10 is in the Town Center south of Locbury Drive. Locbury Drive is an appropriate demarcation for the transition from TMX-2 to TS zoning and, therefore, this property (as well as areas 15 and 18) should be rezoned from the TS to TMX-2 Zpne with an FAR of 0.5 TC-16 is the site of the library, the BlackRock Center for the Arts, and the Town Commons. Although no change in use is recommended for these properties, the zoning should be changed to TMX-2 (limited to 0.5 FAR) to provide a consistent zoning pattern.

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

12 TMX-2 CR-1.0 C-0.75 R-0.75 H-60 Master plan recommendations regarding density. FAR limited to 1.0. Germantown Sector Plan (2009): Page 48
TC-18 is an Artery townhouse development. This property is developed as single-family attached residences and is not likely to redevelop, but the Plan recommends rezoning the property to TMX-2 with an FAR of 1.0 to maintain a consistent zoning pattern south of Locbury Drive.

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

13 TMX-2 CR-1.5 C-1.0 R-1.0 H-60 1 Master plan recommendations regarding density. FAR limited to 1.5. Germantown Sector Plan (2009): Page 48
Allow up to 1.5 FAR on the Safeway and EuroMotors properties (TC-19 and TC-17).

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

14 TMX-2 CR-1.5 C-1.0 R-1.0 H-100 3 Master plan recommendations regarding density. FAR limited to 1.5. Germantown Sector Plan (2009): Page 48
Allow up to 1.5 FAR on the Safeway and EuroMotors properties (TC-19 and TC-17).

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

15 TMX-2 CR-1.0 C-0.75 R-0.75 H-100 9 Master plan recommendations regarding density. FAR limited to 1.0. Germantown Sector Plan (2009): Page 49
The MD 118 properties (TC-29) are currently zoned C-3 and C-5 and are recommended to be rezoned to TMX-2 to create a consistent zoning pattern with non-residential development limited to 1.0 FAR The Trevion property (TC-30) should be rezoned from the existing C-O zoning to TMX-2 to allow for the mix of uses and densities indicated in the Plan. It should be redeveloped at an average density of 1.0 FAR of mixed uses with an employment emphasis that achieves at least 65% percent office uses, a hotel and some service retail, and a maximum of 35% residential uses located along the Wisteria Drive end of the site.

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

16 RMX-2C CRT-0.75 C-0.5 R-0.5 H-100 1 Master plan recommendations regarding density and height. FAR capped at 0.75, height allowed up to 100 feet. Germantown Sector Plan (2009): Page 49-51
Redevelop the Sugarloaf Shopping Center (TC-28) at an average density of 0.6 FAR of mixed uses, with a retail emphasis that includes housingThe Trevion property and properties fronting MD 118 between Wisteria Drive and Aircraft Drive should have building heights up to 100 feet.

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

17 RMX-2C CRT-0.5 C-0.5 R-0.5 H-60 6 Master plan recommendations regarding density. FAR limited to 0.5. Germantown Sector Plan (2009): Page 49
Redevelop properties along the southeast side of Locbury Drive Extended (TC27) at an average density of 0.5 FAR if assembled under optional method development.

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

18 RMX-2 CRT-1.0 C-0.5 R-0.75 H-60 4 Master plan recommendations regarding density. FAR limited to 1.0. Germantown Sector Plan (2009): Page 53
The Fairfield residential property (TC-32) is covered by existing development approvals under RMX-2. This Plan confirms this zone and density for this property Redevelop the Martens (TC-33) and the Waters Road Triangle (TC34) with a maximum of 420,000 square feet of employment and retail and 400 dwelling units. Density should be distributed to permit up to 200,000 square feet of commercial uses and 100 units on the Waters Road Triangle properties. The residential component may be increased with an offsetting decrease in commercial density so that the maximum density does not exceed 0.8 FAR.

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

19 RMX-2C CRT-1.0 C-0.5 R-0.75 H-60 5 Master plan recommendations regarding density. FAR limited to 1.0. Germantown Sector Plan (2009): Page 53
Redevelop the Martens (TC-33) and the Waters Road Triangle (TC-34) with a maximum of 420,000 square feet of employment and retail and 400 dwelling units. Density should be distributed to permit up to 200,000 square feet of commercial uses and 100 units on the Waters Road Triangle properties. The residential component may be increased with an offsetting decrease in commercial density so that the maximum density does not exceed 0.8 FAR.

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

20A TMX-2 CR-0.5 C-0.5 R-0.25 H-60 2 Master plan recommendations regarding density and height. Density limited to 0.5 FAR. Germantown Sector Plan (2009): Page 53-54
Redevelop properties south of MD 118 between the MARC station and Wisteria Drive (TC-37) with mixed uses up to 0.5 FARAllow building heights along MD 118 to gradually increase from 40 feet at the Countys commuter parking lot to 100 feet at Middlebrook Road. Building heights in the west end generally should not exceed 60 feet and should step down adjacent to existing residential communities.

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

20B TMX-2 CR-0.5 C-0.5 R-0.25 H-40 10 Master plan recommendations regarding density and height. Density limited to 0.5 FAR. Germantown Sector Plan (2009): Page 53-54
Redevelop properties south of MD 118 between the MARC station and Wisteria Drive (TC-37) with mixed uses up to 0.5 FARAllow building heights along MD 118 to gradually increase from 40 feet at the Countys commuter parking lot to 100 feet at Middlebrook Road. Building heights in the west end generally should not exceed 60 feet and should step down adjacent to existing residential communities.

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

21 TMX-2 CR-0.75 C-0.5 R-0.75 H-60 2 Master plan recommendations regarding density and height. FAR limited to 0.75, height capped at 60 feet. Germantown Sector Plan (2009): Page 54
Redevelop the Medical Office Park (TC-40) as mixed-use with a residential emphasis, up to 18 units per acre If the post office (TC-41) relocates, redevelop the site for residential uses at 18 units per acre Building heights in the west end generally should not exceed 60 feet.

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

22 TMX-2 CR-0.75 C-0.5 R-0.75 H-40 1 Master plan recommendations regarding density and height. FAR limited to 0.75, height capped at 60 feet. Germantown Sector Plan (2009): Page 54
If the post office (TC-41) relocates, redevelop the site for residential uses at 18 units per acre Building heights in the west end generally should not exceed 60 feet and should step down adjacent to existing residential communities.

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

23 RMX-1 CRT-1.5 C-0.5 R-1.0 H-90 1 Master plan recommendations regarding density and height. FAR limited to 1.5. Height limited to 90 feet. Germantown Sector Plan (2009): Page 58
New housing at 25 dwelling units per acre should be developed on the Rolling Hills property close to the MARC station Building heights should not exceed 90 feet and should step down towards the perimeter of the site.

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

24 TMX-2 EG-1.0 H-145 8 Master plan recommendations regarding density and height. FAR limited to 1.0, height allowed to 145 feet. Germantown Sector Plan (2009): Page 67
Concentrate mixed-use development at the transit station with an average density of 1.0 FAR on the Seneca Meadows property north of Crystal Rock Tributary. To ensure the area retains an employment profile, develop with a minimum of 70% employment uses that include limited street level retail and a maximum of 30% residential uses Allow building heights up to 143 feet clustered at the transit station to create a defined center.

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

25 RMX-3/TDR EG-0.75 H-100 1 Master plan recommendations regarding height. Height capped at 100 feet. Germantown Sector Plan (2009): Page 68
Allow 100 foot building heights along I-270.

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

26 LSC ELS-2.0 H-100 2 Master plan recommendations regarding height. Height capped at 100 feet. Germantown Sector Plan (2009): Page 73
Permit building height up to 100 feet (eight stories) and cluster new development to ensure a dense and cohesive campus.

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

27 C-2 EG-1.5 H-45 1 Master plan recommendations regarding height. Height capped at 60 feet. Germantown Sector Plan (2009): Page 75
Building heights should not exceed 60 feet along MD 355, stepping down in height to 50 to 60 feet along the eastern edge of the district to be compatible with existing residential neighbors.

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

28 RMX-2C/TDR CRT-1.25 C-0.5 R-1.0 H-60 8 Master plan recommendations regarding height and density. Density capped at 1.25 FAR, height at 60 feet. Germantown Sector Plan (2009): Page 75
The Fox Chapel Shopping Center and adjacent residential uses should be redeveloped as a mixed-use village center of commercial and residential uses If the properties submit a joint plan of development, allow development on FC1 and FC-4 up to 0.3 FAR for commercial uses and 22 dwelling units per acre and on the Middlebrook Mobile Home Park (FC-5) allow residential development of 22 units per acre and 0.3 FAR on the portion of the site along MD 355 and approximately 220 feet in depth Building heights should not exceed 60 feet along MD 355, stepping down in height to 50 to 60 feet along the eastern edge of the district to be compatible with existing residential neighbors.

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

29 O-M EOF-1.5 H-60 1 Master plan recommendations regarding height. Height capped at 60 feet. Germantown Sector Plan (2009): Page 75
Building heights should not exceed 60 feet along MD 355, stepping down in height to 50 to 60 feet along the eastern edge of the district to be compatible with existing residential neighbors.

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION

Germantown (2009)
Zone
RE-1 R-200 R-200/TDR R-150 R-90 R-60 R-60/TDR RT-15 R-30 R-20 R-H C-1 C-T C-2 C-3 C-4 O-M

Existing Total
32.52 207.66 29.67 44.41 18.38 27.81 31.80 8.58 133.07 18.60 10.28 8.95 8.15 1.53 21.83 4.66 12.93

Proposed Percent
1.63 10.39 1.48 2.22 0.92 1.39 1.59 0.43 6.66 0.93 0.51 0.45 0.41 0.08 1.09 0.23

Zone
RE-1 RLD-20 RMD-9 RMD-6 THD RHD-3 RHD-2 RHD-1 EG-1.0 H-45 CRN-0.5 C-0.5 R-0.25 H-35 EG-1.5 H-45

Total
32.52 281.74 18.38 59.61 8.58 133.07 18.60 10.28 3.48 13.62 23.36 4.66 1.87 11.06

Percent
1.63 14.09 0.92 2.98 0.43 6.66 0.93 0.51 0.17 0.68 1.17 0.23 0.09 0.55

CRT-0.75 C-0.75 R-0.5 H-40 EOF-1.5 H-60 0.65 EOF-1.5 H-75

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION
Germantown (2009)
Zone
I-3 RMX-3/TDR RMX-1 RMX-2 RMX-2C RMX-2C/TDR

Existing Total
123.95 122.25 58.74 58.43 26.26 39.41

Proposed Percent
6.20 6.11 2.94 2.92 1.31 1.97

Zone
EOF-0.75 H-100 EG-0.75 H-100 CRT-1.5 C-0.5 R-1.0 H-90 CRT-2.0 C-0.5 R-1.5 H-65 CRT-1.0 C-0.5 R-0.75 H-60 CRT-0.75 C-0.5 R-0.5 H-100 CRT-0.5 C-0.5 R-0.5 H-60 CRT-1.25 C-0.5 R-1.0 H-60 CR-1.0 C-0.75 R-0.5 H-75 CR-0.75 C-0.5 R-0.5 H-145 CR-0.75 C-0.5 R-0.5 H-75 CR-1.0 C-1.0 R-0.25 H-125 CR-0.5 C-0.5 R-0.25 H-75 CR-1.5 C-1.0 R-0.75 H-145 CR-2.0 C-1.5 R-1.5 H-180 CR-1.5 C-1.0 R-1.0 H-145 CR-1.0 C-0.75 R-0.75 H-100 CR-0.5 C-0.5 R-0.25 H-60 CR-1.0 C-0.75 R-0.75 H-60 CR-1.5 C-1.0 R-1.0 H-60 CR-1.5 C-1.0 R-1.0 H-100 CR-0.5 C-0.5 R-0.25 H-40 CR-0.75 C-0.5 R-0.75 H-60 CR-0.75 C-0.5 R-0.75 H-40 EG-1.0 H-145 CR-2.0 C-1.5 R-1.5 H-150 CR-1.0 C-0.75 R-0.5 H-125 IL ELS-2.0 H-100 ELS-0.5 H-75 TBD-PUD

Total
53.62 74.65 40.55 136.13 68.55 11.76 4.38 39.41 21.66 38.69 59.14 46.88 22.58 53.42 8.50 5.42 44.43 18.93 20.51 2.03 13.79 11.77 10.70 2.65 65.56 57.21 53.95 48.11 226.22 20.64 96.76

Percent
2.68 3.73 2.03 6.81 3.43 0.59 0.22 1.97 1.08 1.93 2.96 2.34 1.13 2.67 0.42 0.27 2.22 0.95 1.03 0.10 0.69 0.59 0.54 0.13 3.28 2.86 2.70 2.41 11.31 1.03 4.84

TMX-2

557.84

27.90

I-1 LSC R&D T-S PD-13 PD-15

48.11 226.22 20.64 30.53 26.55 39.68

2.41 11.31 1.03 1.53 1.33 1.98

Grand Total

1999.46

Grand Total

1999.46

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 Estate
RE-1

Residential Low Density

R-150 R-200 R-200/TDR

Residential Medium Density

R-60 R-60/TDR R-90

Townhouse
RT-15

Multi-Family
R-H R-20 R-30

Commercial
C-1 C-2 C-3 C-4 C-T O-M

Mixed-Use
RMX-1 RMX-2 RMX-2C RMX-2C/TDR TMX-2

Light Industrial
I-1 I-3 LSC R&D

Planned Development
T-S PD-13 PD-15

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

PROPOSED ZONING MAP

Proposed Zones
Residential Estate
RE-1

Residential Low Density

RLD-20

Residential Medium Density

RMD-6 RMD-9

Townhouse
THD

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

Comm/ResNeighborhood
CRN

Comm/ResTown
CRT

Commercial/ Residential
CR

Employment, General
EG

Employment, Office
EOF

Light Industrial
IL

Employment, Life Sciences

ELS

Planned Development
PD

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org