cr zone amendments

neighborhood | scale | transition | economics

montgomery county planning dept Title national here marylandgoes capital park & planning

june 13, 2011 corrections and citations requested by committee noted in red & underlined 1

presentation
background overview of the changes 10 points about CR application of the zones

background

proposed zta

council passed the cr zone a year ago work on wheaton | takoma | kensington master plans lead to discussions on fine graining the zone better reflect neighborhood character & scale proposed zta reflects the board thinking

planning board discussions

focus on neighborhood transition | scale | public role zoning reflects the scale | intensity of different neighborhoods much better results for the public & their role in future site plans

overview

proposed zta
flexibility to respond to local | current market conditions added neighborhood protections appropriate requirements for small | low density lots

proposed zta - many advantages over the current commercial zones site plan requirement - increased public engagement (vs c1 & c2) added certainty - density | height (vs cbd, tmx, etc) better transitions - commercial uses | density | height near residential setbacks from adjacent residential currently not required

3 pending master plans use the CR subgroups wheaton | takoma - langley | kensington
currently exploring in ongoing master plans long branch | east county science | chevy chase lake | burtonsville will also be studied in upcoming master plans white flint II | glenmont | montgomery village

proposed cr zone subgroups (59-C-15.11(a))

CRN CRT CR neighborhood town metro - new - new - general amendments

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continues the CR approach (59-C-15.11(b)) regulates - use | maximum density | maximum height CRN 1.0 C 0.5 R 1.0 H 40

CRT 2.0 C 1.0 R 1.5 H 65 CR 4.0 C 1.0 R 3.5 H 150 sectional map amendment applies zones & establishes certainty (59-C-15.11(c))

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CRN - neighborhood transition between residential areas & the commercial center uses focus on neighborhood services site plan review now required at low thresholds limited uses | higher parking | no blt required restricted density | height range - possibly below the maximum

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CRT - town center

mixed-use town centers | edges housing | commercial diversity to achieve CR zone objectives design and review oversight to ensure public review limited uses | medium parking requirements | no blt requirement sketch plan option over 1.0 far to enhance public realm moderate density & height range

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CR - metro
current CR zone now metro focused | urban edges changes to the current zone points system lower standard method for more discussions on benefits payment into the amenity fund current sketch plans may at site plan choose the amenity fund

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density range of the CR groups (59-C-15.121(a))

crn
0.5 to 1.5 far
full build-out of r-60 house = 0.875 far

crt
0.5 to 4.0 far

cr
0.5 to 8.0 far

0.5 far

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height range of the CR groups (59-C-15.121(a))

crn
40 to 65 feet
max height of r-60 house = 35 (average along slope)

crt
40 to 150 feet

cr
40 to 300 feet
max height of r-200 house = 50 (average along slope)

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10 points about CR

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point 1 - zones will be used to rezone neighborhoods (see pending master plan zoning recommendations)
no - apply to commercial areas may be small changes by master plan recommendation ex - small R-60 lots currently used for commercial parking

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point 2 - proposal allows 65 in all crn; 150 in all crt

height is determined by mapped zone approved by council (59-C15.13) available range allows for flexibility in planning (59-C-15.11(c), 15.121) application of height is determined through public process pending master plans recommend heights at 45 maximum (see pending master plan maps)

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point 3 - parking requirement is too low

in line with dot | mncppc parking study for mixed use areas (see parking study*) requirements at or greater than industry standards some maximum limits have been removed (59-C-15.631) input of town council | residents higher transit access reflected in parking standards for CRN, CRT, and CR zones (59-C-15.631)

*http://www.montgomerycountymd.gov/content/council/pdf/agenda/cm/2011/110404/20110404_PHEDTE1.pdf 20

point 4 - no noticing of applications

CR sketch plan process requires noticing presubmittal sketch plans - posting on site site plans - posting on site (see development review manual*) mailing to adjacent property owners | civic groups hearing posted on web documents available on line (www.montgomeryplanning.org/development/finder) more noticing is required under the CR subgroups (59-C-15.41(c), 15.634)

*http://www.montgomeryplanning.org/development/development_manual/index.shtm 21

point 5 - no public participation in review

all sketch plan & site plans require pre-submittal meetings (see development review manual, op cit) testimony is heard on all sketch | site plan applications more public review in kensington | takoma | wheaton * site plan will apply to more lots with lower thresholds (59-C15.41(c), 15.634) 10,000sf or more limited use 10 units or more >40 height drive-through service window

no hearing required for most c-1, c-2, and standard method cbd-zoned projects 22

point 6 - zone supersedes master plans

zones are implemented through the master plan (59-C-15.13) sketch | site plans must conform to master plan (59-C-15.43(c)(2), 15.61) most current commercial zones do not require master plan conformity (c-1, c-2, cbd standard method)

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point 7 - no amenities will be required

standard method projects have requirements street orientation (59-C-15.633) parking to the side or rear (59-C-15.633) open space on appropriate lots (59-C-15.73) site plans require master plan conformance (59-C-15.61) sketch plans require public benefits at specified thresholds (59-C15.41(b)) flexibility to raise funding for larger public facilities through amenity fund (59-C-15.851(c))

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point 8 - development is by right in CRN | CRT zones

building permits may be issued if the use is permitted not more than 10 units not more than 10,000sf no drive-through service not more than 40 high (59-C-15.41(c)) by right development must meet development stds | requirements (59-C-15.6, 15.7) other development requires site plan | sketch plan full public noticing and review (see development review manual, op cit)

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point 9 - zoning rewrite project will nullify work on cr zones

proposed CR sub groups are consistent with current rewrite work use | density | height limits list of public benefits current rewrite drafting is pending on the zta before the Council there may be modifications through the rewrite public process

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point 10 - sketch plan elements can only be changed by applicant and planning board is stripped of authority (proposed 59-C-15.43(d))
changes may come from applicant | staff | planning board | public planning board would arbitrate through public review - any changes clearer planning bd. authority than under current law

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application

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f d b

f
on the ground: density & height in kensington

f
e d e b d f g a c d e e h
category max far max height

a. b. c. d. e. f. g. h.

crt crt crt crt crn crn crt crt

2.5 h 75 2.0 h 60 2.0 h 50 1.5 h 60 1.5 h 45 1.0 h 45 2.5 h 60 1.5 h 45

h
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on the ground: public review in kensington existing site plan is required only on o-m, c-o, & c-t zoned properties; no public review of most commercial projects
no existing public review process

proposed site plan will be required on almost all crn & crt zoned properties replacing all o-m, c-o, c-t, c-1, & c-2 zoned properties

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example - kensington
c2 zone crn zone

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kensington c2 zone crn zone

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Kensington - results

less surface parking lower height incentives for green building, etc. more public review - site plan requirement pedestrian-friendly streets open space or other amenities

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example - kensington

amenity requirements: above 1 far

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example kensington
permitted density - 2.5 base density - 0.5 far

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example - kensington
transit proximity (59-C-15.852; lower in crt than cr marc vs. metro (59-C-15.631))

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example - kensington
affordable housing (59-C-15.854(a))

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example - kensington
unit mix (59-C-15.854(e); 1, 2, 3+ bdrm req.)

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example - kensington
structured and/or public parking (59-C-855(b), 15.853(d))

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example - kensington
energy efficiency (59-C-15.856(b))

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example - kensington
green roof (59-C-15.856(f))

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kensington - result

site plan review integrated mix of uses - lower vmt civic-oriented standards & design requirements

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white flint - as built

successful transition of the whole foods not possible in all the subgroups

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wrapup

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conclusion

planning bd. supports the recommended zta it is the sound evolution of the CR family of zones results of hours of public discussion will create more opportunity for public review work on master plans highlights the flexibility accommodate neighborhood character better identify appropriate transitions

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