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Master Plan Review: Kemp Mill

The document summarizes the proposed zone conversions for the Kemp Mill planning area in Montgomery County, Maryland as part of the county's zoning code rewrite. It outlines that the 8 existing zones in Kemp Mill will be converted to 5 proposed zones, with some existing low-density residential zones being combined. Maps show the existing zoning designations and proposed zoning designations, which aim to better implement the goals of the 2001 Kemp Mill Master Plan around maintaining neighborhoods and strengthening the town center.

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42 views

Master Plan Review: Kemp Mill

The document summarizes the proposed zone conversions for the Kemp Mill planning area in Montgomery County, Maryland as part of the county's zoning code rewrite. It outlines that the 8 existing zones in Kemp Mill will be converted to 5 proposed zones, with some existing low-density residential zones being combined. Maps show the existing zoning designations and proposed zoning designations, which aim to better implement the goals of the 2001 Kemp Mill Master Plan around maintaining neighborhoods and strengthening the town center.

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Planning Docs
Copyright
© Attribution Non-Commercial (BY-NC)
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Master Plan Review KEMP MILL

Approved and Adopted December 2001

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 current 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

KEMP MILL
PLAN HIGHLIGHTS
The Kemp Mill Master Plan was approved and adopted in December 2001. The recommendations in the Master Plan reflect a Communities and Center concept and promote the role of both the neighborhoods and town center in Kemp Mill. The Plan recommends maintaining the existing development patterns in Kemp Mill which includes mature residential subdivisions, small cluster subdivisions, medium and high-density apartment complexes as well as townhomes. The Master Plans land use and zoning recommendations are meant to strengthen the role of the town center to serve the Kemp Mill community.

Kemp Mill Urban Park

The Master Plan further recommends improving mobility of residents through a safe and efficient transportation system, protecting Kemp Mills natural resources, and improving resident access to community facilities through enhanced pedestrian and bicycle infrastructure.

Kemp Mill Shopping Center

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

ZONE CONVERSION
The Kemp Mill Planning Area currently has 8 zones: 1 Commercial and 7 Residential. Existing Residential: RE-1: One-Family, Detached Unit R-150: One Family, Detached Unit R-200: One Family, Detached Unit R-90: One Family, Detached Unit R-60: One Family, Detached Unit RT-12.5: One Family, Townhouse R-H: Multiple-Family, High-Rise Planned Residential Existing Commercial: C-1: Convenience Commercial

The existing RE-1 will convert directly to the proposed RE-1. The existing R-150 and R-200 will combine to convert to the RLD-20 zone (Residential Low Density). The existing R-60 will convert to the proposed RMD-6 (Single-Family, Medium-Density), and the existing R-90 will convert to the propsed RMD-9 (Single-Family, Medium-Density). The RT-12.5 will become part of the the proposed TMD (Townhouse, Medium-Density) zone and the R-H will convert to the proposed RHD-1 (Multi-Family, High-Density) zone. The existing C-1 zone is converted to the proposed zone (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 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.

Kemp Mill
Zone
RE-1 R-150 R-200 R-60 R-90 RT-12.5 R-H C-1

Existing Acres
140.49 1.51 151.08 584.59 482.00 5.29 24.00 10.49

Proposed Percent
10.04 0.11 10.80 41.77 34.44 0.38 1.72 0.75

Zone
RE-1 RLD-20 RMD-6 RMD-9 TMD RHD-1 CRT-1.0 C-0.75 R-0.75 H-45

Acres
140.49 152.58 584.59 482.00 5.29 24.00 10.49

Percent
10.04 10.90 41.77 34.44 0.38 1.72 0.75

Grand Total

1399.43

Grand Total

1399.43

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-1

Residential Low Density


R-150 R-200

Residential Medium Density


R-60 R-90

Townhouse
RT-12.5

Multi-Family
R-H

Commercial
C-1

Proposal based on November 22, 2011 ZAP Review Draft

www.zoningmontgomery.org

PROPOSED ZONING MAP PROPOSED ZONING MAP


Proposed Zones
Residential Estate
RE-1

Residential Low Density


RLD-20

Residential Medium Density


RMD-6 RMD-9

Townhouse
TMD

Multi-Family
RHD-1

Comm/ResTown
CRT

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

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