Master Plan Review: Boyds

Master Plan Review
BOYDS
Approved and Adopted February 1985
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.
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)
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
BOYDS
PLAN HIGHLIGHTS
The Boyds Master Plan was approved and adopted in February 1985. The aim of the Plan is to address the balance of pressure from regional activities and the retention of local community integrity. The Plan recognizes the need for an orderly and well-balanced growth policy which will enhance the livability of the area rather than permit haphazard development which could destroy its charm and rural atmosphere. General Land Use Recommendations: Boyds should continue as a rural, residential community composed primarily of single-family detached dwellings at varying densities. Land use recommendations should be in harmony with the present Germantown and Clarksburg Master Plans. Public services should be developed and maintained to ensure the highest possible level of service attainable within fiscal constraints at each state of the communitys development. If approved, future quarrying operations should be compatible with the rural residential character of Boyds.
Boyds General Store
Black Hill Park
ZONE CONVERSION
The Boyds Planning Area currently has 8 zones: 2 Rural, 3 Residential, 1 Commercial, 1 Planned Development, and 1 Industrial.
Existing Rural RDT: Rural Density Transfer R: Rural Existing Residential: RE-2: Detached Unit, Single Family RE-1: Detached Unit, Single Family R-200: Detached Unit, Single Family Existing Commercial C-1: Convenience Commercial
Existing Planned Development: TS: Transit Station Existing Industrial: I-1: Light Industrial
Standard Conversion: The existing RDT zone will convert directly to the proposed AC (Agriculture Conservation) zone. The existing Rural zone will convert directly to the proposed RR (Rural Residential) zone. The existing RE-2 zone will convert directly to the proposed RE-2 zone. The existing RE-1 will convert to the proposed RE-1 zone. The existing R-200 will convert to the proposed RLD-20 (Residential Low Density) zone. The Existing I-1 will convert to the proposed IL (Industrial Light) zone and the existing T-S zone will convert to a proposed PUD (Planned Unit Development) zone. The existing C-1 zone will convert to the specific proposed CRN zones using both the standard conversion criteria and specific Master Plan recommendations. C-1 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: Three of Boyds C-1 parcels will convert to the proposed CRN zone based on the Boyds Master Plan recommendations. We refer to these as non-standard conversions. These parcels and the Master Plan guided conversions are shown below.
MASTER PLAN-DRIVEN CONVERSIONS
MASTER PLAN-DRIVEN CONVERSIONS

Area Existing Zoning Proposed Zoning Number of Parcels Reason for NonStandard Conversion Modification Relevant Text 1 C-1 CRN-0.75 C-0.5 R-0.25 H-45 3 Historic District. Reduced residential FAR. Boyds Master Plan (1985): Pages 8-11.
ZONE CONVERSION
Boyds
Existing Zone
RDT RURAL RE-2 RE-1 R-200 C-1 I-1 T-S
Proposed Percent Zone Total

2.25 1619.52 878.49 9.87 236.43 2.06 1.30 28.16 33.33
Total
2.25 1619.52 878.49 9.87 236.43 3.36 28.16 33.33
Percent
0.08 57.61 31.25 0.35 8.41 0.07 0.05 1.00 1.19
0.08 AC 57.61 RR 31.25 RE-2 0.35 RE-1 8.41 RLD-20 0.12 CRN-0.5 C-0.5 R-0.25 H-35 CRN-0.75 C-0.5 R-0.25 H-45 1.00 IL 1.19 TBD-PUD
Grand Total
2811.40
Grand Total
2811.40
ZONE CONVERSION
PLANNING AREA CONTEXT
EXISTING ZONING MAP

Existing Zones
Agriculutral Reserve
RDT
Rural
Rura l
Residential Estate
RE-1 RE-2
Residential Low Density

R-200
Commercial
C-1
Light Industrial
I-1
Planned Development
T-S
PROPOSED ZONING MAP

Proposed Zones
Agriculutral Reserve
AC
Rural
RR
Residential Estate
RE-1 RE-2
Residential Low Density

RLD-20
Comm/ResNeighborhood
CRN
Light Industrial
IL
Planned Development
PD

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Master Plan Review

Proposal based on November 22, 2011 ZAP Review Draft

Public Listening Session 9/2009

ZONE CONVERSION PROCESS

Proposal based on November 22, 2011 ZAP Review Draft

Agricultural, Residential, and Industrial Zone Conversion:

Residential Detached, Medium Density (RMD-6)

Rural Service (RS)

Light Industrial I-4 (I-1)

Industrial Light (IL)

Light Industrial (I-4)

Proposal based on November 22, 2011 ZAP Review Draft

Commercial and Mixed-Use Zone Conversion:

EXAMPLE: C-1 Convenience Commercial

If the C-1 Parcel Is:

Proposal based on November 22, 2011 ZAP Review Draft

Boyds General Store

Black Hill Park

Proposal based on November 22, 2011 ZAP Review Draft

Proposal based on November 22, 2011 ZAP Review Draft

MASTER PLAN-DRIVEN CONVERSIONS

Proposal based on November 22, 2011 ZAP Review Draft

MASTER PLAN-DRIVEN CONVERSIONS

Proposal based on November 22, 2011 ZAP Review Draft

Proposed Percent Zone Total

Proposal based on November 22, 2011 ZAP Review Draft

Proposal based on November 22, 2011 ZAP Review Draft

Proposal based on November 22, 2011 ZAP Review Draft

PLANNING AREA CONTEXT

Proposal based on November 22, 2011 ZAP Review Draft

EXISTING ZONING MAP

Residential Low Density

Proposal based on November 22, 2011 ZAP Review Draft

PROPOSED ZONING MAP

Residential Low Density

Proposal based on November 22, 2011 ZAP Review Draft

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