MasterPlanReview

SILVERSPRINGCBD
ApprovedandAdopted February2000

www.zoningmontgomery.org
UpdatedOctober 2012

BACKGROUND
ZONINGCODEREWRITE
In2007,theMontgomeryCountyCouncildirectedthePlanningDepartmenttoundertakea comprehensivezoningordinancerewrite.Lastrewrittenin1977,thecurrent1,200+pagecodeis viewedasantiquatedandhardtousewithstandardsthathavefailedtokeeppacewithmodern developmentpractices. WithonlyaboutfourpercentoflandintheCountyavailableforgreenfielddevelopment,thenew zoningcodecanplayacrucialroleinguidingredevelopmenttoareaslikesurfaceparkinglotsand stripshoppingcenters.Anupdatedzoningcodeis importantforachievingthekindofgrowth MontgomeryCountypolicymakersandresidents want. TheMontgomeryCountyPlanningDepartmentis workingincoordinationwithCodeStudio,ateamof nationallyrecognizedconsultants;acitizenpanel, knownastheZoningAdvisoryPanel(ZAP);andother Countyagenciestoimprovethezoningcode.The ZAPwasappointedbythePlanningBoardtoweigh inontheprojectsdirectionandadvisestaff.

PublicListeningSession9/2009

InitialsectionsofthenewcodearedraftedbyCodeStudio,andaresubsequentlyanalyzedand editedbyplannersbasedonfeedbackfromZAP,countyagencyrepresentatives,residentsand otherstakeholders.TheZoningCodeRewritedraftscontinuetoundergomultiplereviewsand revisionsinpreparationforthedistributionofapublicdraftofthenewcodeexpectedinsummer 2012.ThecomprehensivepublicdraftwillthenbepresentedtothePlanningBoardand,ultimately, theCountyCouncilaspartofapublicreviewprocess.

ZONECONVERSIONPROCESS
AnimportantaspectoftheZoningRewriteprocessisthepotentialconversionof123existingzones intoabout30proposedzones.Whilesomeoftheproposedzonesareadirectonetoone translationofexistingzones,othersaretheresultofcombiningexistingzoneswithsimilar standards.Additionally,existingzonesthatarenotcurrentlymappedorarenolongerusedinthe Countyhavebeeneliminatedfromtheproposedcode.Throughtheconversionprocess, MontgomeryCountyaimstosimplifythenumberofzones,eliminateredundancy,andclarify developmentstandards.Afullconversionchartforallzonescanbefoundinthedocumentssection ofourwebsite:www.zoningmontgomery.org.
www.zoningmontgomery.org
UpdatedOctober 2012

Agricultural,Residential,andIndustrialZoneConversion:
Foragriculturalandruralzones,theexistingzoneswillbeconvertedtoproposedzonesonaoneto onebasis,withtheexceptionoftheLowDensityRuralClusterzonewhichisnotcurrentlyusedin theCountyandwillbeeliminated. Severaloftheexistingresidentialzoneswillalsodirectlyconvertonaonetoonebasis.Other residentialzoneswillbeconvertedbycombiningexistingzonesthathavesimilardevelopment standards.TheR4Plexzone,whichisnotcurrentlymappedanywhereinthecounty,willbe removedfromtheproposedcode. ConversionofIndustrialzoneswillcombinesimilarzones(RuralService,I1,andI4)intothe proposedIndustrialLight(IL)zone.Theexistingheavyindustrialzone(I2)willconvertdirectlyto theproposedIndustrialHeavy(IH)zone.

Examples:

Agricultural andRural

RuralDensity Transfer(RDT)

Agricultural Reserve(AR)

R60
(detachedresidential)

Residential
R60/TDR
(detachedresidential)

R60
(detachedresidential)

RuralService (RS)

Industrial

LightIndustrial (I1) LightIndustrial (I4)

Industrial,Light (IL)

www.zoningmontgomery.org
UpdatedOctober 2012

CommercialandMixedUseZoneConversion:
ParcelslocatedintheexistingCommercial,Mixeduse,CentralBusinessDistrict(CBD),andTransit StationzoneswillbeconvertedintooneoftheproposedCommercial/Residential(C/R)or Employment(E)Zonesusingatwotieredprocess. First,decisionsforconversionsofaspecificparcelinthesezoneswerebasedonrecommendations withintheMasterPlan.PlanningstaffreviewedeachMasterPlanintheCounty.WhentheMaster Planprovidedspecificrecommendationsaboutalloweddensity,height,ormixofusesforindividual commercialormixeduseparcels,thoserecommendationswereusedtobuildtheformulaofthe proposedzone.Thisconversionensuresconsistencywithcurrentlyalloweddensityandheight,and helpscodifymasterplanrecommendationsinaparcelspecificmanner. Second,iftheMasterPlandidnotmakespecificrecommendations,thecurrentzoneconvertedtoa proposedzoneonaonetoonebasisortheproposedzonewasdeterminedusingaspecific standardizeddecisiontree(seeexamplebelow).Thestandardizeddecisiontreeconvertsexisting zonesbyconsideringeachspecificparcelsproximitytosinglefamilyneighborhoodsorother factors.Thegoaloftheconversiondecisiontreeistoretaincurrentlyallowedheightsanddensities andmaintaincontextsensitivity.

EXAMPLE:C1ConvenienceCommercial Confrontsorabuts R150orlessintense Abuts R90,R60, R40,orRMH ConfrontsR90,R60, R40,orRMH ConfrontsorabutsRT ormoreintense Within RuralVillageOverlay
then

ENR1.0 H45 CRN0.5 C0.5R0.25H35 CRT0.75 C0.5R0.5H45 CRT1.0 C0.75R0.75H45 CRN0.25 C0.25R0.0H35

then

C1

if

then

then

www.zoningmontgomery.org

then

UpdatedOctober 2012

 PLANHIGHLIGHTS

SILVERSPRINGCBD

TheSilverSpringCBDSectorPlan,adoptedFebruaryof2000,establishesavisiontorejuvenate SilverSpringscoreasanactivetowncenter.Theplanincludesrecommendationsforsix aspectsofthedowntown:transit,pedestrianaccessibility,commercialuses,residentialuses, civicuses,andgreenspace. Therecommendationsfortransitfocusontheneedto maximizeSilverSpringsexistingtransportation infrastructureandconcentratedevelopmentnearits transportationsystem.Thecommercialcomponentof thePlanencouragesthecreationofawellrounded localeconomythroughamixedcommercialprofile. Retail,office,entertainment,andrestaurantuses shouldbeincorporatedintothedowntowntoserve bothlocalandregionalmarketsaswellasthebusiness andresidentcommunities.ThePlansresidential recommendationsseektoexpandtheCBDsresidential populationandprovidehousingoptionsinavarietyof sizes,ownershiptypes,andlocations.TheSectorPlan alsorecommendsdevelopmentofplazas,recreation facilities,andcommunitycenterstoservethecivic community.ThePlanestablishescriteriafor EllsworthAvenue landscapingtheCBDsstreetnetworkanddesignsfor itsnetworkofopenspaceincludinggreenparks,landscapedplazas,andgreenparkinglots. Lastly,theSectorPlanproposescriteriaforsidewalks,streetcrossings,streetfurniture,and otheramenitiesinordertocreateanenvironmentthatencouragespedestrianactivity. ThePlanidentifiesfivedistinctrevitalizationareasintheCBD:CorridorsandGateways,the Core,theRipleyDistrict,SouthSilverSpring,andFentonVillage.Foreachofthefiveareas,the SectorPlanmakesrecommendationsforlanduse,zoning,urbandesign,circulationsystems, housing,communityfacilities,andhistoricandenvironmentalresources. ThePlanseekstostimulateappropriatedevelopmentbyprovidingmarketresponsiveland uses,zoning,andapprovalprocesses.ThePlanpromotesthecommitmentofpublicresources tosupportprivateinvestment.
www.zoningmontgomery.org
UpdatedOctober 2012

ZONECONVERSION

TheSilverSpringCBDPlanningAreacurrentlyhas13zones:3Residential,2Commercial,6Central BusinessDistrict(CBD)and2Industrial. ExistingResidential: R60:DetachedUnit,OneFamily R20:MultipleFamily,MediumDensity Residential R10:MultipleFamily,HighDensity Residential ExistingCommercial: CT:Commercial,Transitional C2:GeneralCommercial StandardConversion:

ExistingCBD: CBD0.5:CentralBusinessDistrict CBD1:CentralBusinessDistrict CBD2:CentralBusinessDistrict CBD3:CentralBusinessDistrict CBDR1:CentralBusinessDistrict CBDR2:CentralBusinessDistrict Industrial I1:LightIndustrial I4:LightIndustrial

TheexistingR60willconverttotheproposedR60zone.TheexistingR10willconverttotheproposed R10(MultiFamily,HighDensity)zoneandtheR20willconverttotheproposedR20zone(Multi Family,MediumDensity). TheexistingCTwillconverttotheproposedCRNF(CommercialResidentialNeighborhoodFloating) zone.ThedecisiontoconverttheexistingC2zonetotheproposedCRT(CommercialResidentialTown) zoneisbasedonthespecificparcelsproximitytoresidentialneighborhoods.Thesefactorswere consideredintheconversiondecision,withtheoverallgoaltoretaincurrentlyallowedheightsand densitiesandmaintaincontextsensitivity. TheexistingI1andI4,bothlightindustrialuses,willcombinetoformtheproposedIL(IndustrialLight) zone. The6existingCBDzoneswillconverttothespecificproposedCR(CommercialResidential)zonesusing boththestandardconversioncriteriaandspecificMasterPlanrecommendations.CBDparcelsthatdo nothavespecificmasterplanrecommendationswillconverttotheproposedzonebasedonthe standardzoningconversiontable. MasterPlanRecommendedConversion: SeveralSilverSpringCBDparcelswillconverttotheproposedzonesbasedonSilverSpringCBDMaster Planrecommendations.Werefertotheseasnonstandardconversions.TheseparcelsandtheMaster Planguidedconversionsareshownbelow. www.zoningmontgomery.org
UpdatedOctober 2012

MASTERPLANDRIVENCONVERSIONS

www.zoningmontgomery.org
UpdatedOctober 2012

MASTERPLANDRIVENCONVERSIONS

www.zoningmontgomery.org
UpdatedOctober 2012

MASTERPLANDRIVENCONVERSIONS
Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText 1 CBD1 CR3.0C2.0R2.5H60 3 Masterplanheightrestriction. Heightlimitedto60feet. SilverSpringCBDMasterPlan(1993):Page130133
ThethreesinglefamilyhousesatthecornerofSecondAvenueandFenwick Lanemayprovideanopportunityforredevelopmentinthefuture.Should redevelopmentoccur,thisPlanrecommendsamidriseresidentialproject (witha60footbuildingheightlimit)thatcreatesadesirablerelationshipwith thesurroundingbuildingsonSecondAvenue.

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

2 CBD2 CR5.0C3.0R4.5H200 1 Masterplanrecommendationsaboutheight. Heightallowedto200feet. SilverSpringCBDMasterPlan(2000):Page43

Allowadditionalheightabove143feetontheSilverTrianglesitewith PlanningBoardapproval.

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

3 CBDR2 CR5.0C1.0R5.0H145 1 Masterplanheightrestriction. Heightlimitedto145feet. SilverSpringCBDMasterPlan(1993):Page95

RedevelopmentofthatportionoftheBlock9frontingonGeorgiaAvenue northofFidlerLaneshouldbelimitedtoaheightof143feetinorderto provideanappropriatetransitiontotheadjoiningdistrictnorthoftheCore.

www.zoningmontgomery.org
UpdatedOctober 2012

MASTERPLANDRIVENCONVERSIONS
Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

5 CBD2 CR5.0C3.0R4.5H120 15 Masterplanheightrestriction. Heightlimitedto120feet. SilverSpringCBDMasterPlan(1993):Page9394

ThisPlanencouragesgroundfloorretailusesorientedtothestreetwith frequentshopentrances.Theheightofthisprojectshouldnotexceedthe heightoftheexistingLeePlazaofficebuilding.

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

6 CBD3 CR8.0C5.0R7.5H120 1 Masterplanheightrestriction. Heightlimitedto120feet. SilverSpringCBDMasterPlan(1993):Page9394

ThisPlanencouragesgroundfloorretailusesorientedtothestreetwith frequentshopentrances.Theheightofthisprojectshouldnotexceedthe heightoftheexistingLeePlazaofficebuilding.

www.zoningmontgomery.org
UpdatedOctober 2012

MASTERPLANDRIVENCONVERSIONS
Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText 7 CBD2 CR5.0C3.0R4.5H75 7 Masterplanheightrestriction. Heightlimitedto75feet. SilverSpringCBDMasterPlan(2000):Page43
RezonetheNationalConcreteReadyMixparcelslocatedonCedarStreetand EllsworthDrivefromCBD1toCBD2withaheightlimitof60feet,allowing theheighttoexceed60feetuptoamaximumheightof75feetwithPlanning Boardapprovalbasedoncompatibilitywithsurroundingstructures.

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

8 CBD1 CR3.0C3.0R2.5H60 1 Masterplanheightrestriction. Heightlimitedto60feet. SilverSpringCBDMasterPlan(1993):Page113

ThePlanrecommendsthatLot7,i.e,PublicParkingLot19,shouldbe zonedCBD1tofacilitateconstructionofagaragetosupporttheDepartment StoreMall.Ifsuchagarageisbuilt,heightinexcessof60feetshouldbe approvedonlytotheextentnecessarytoprovideadirectconnectiontothe DepartmentStoreMall.

www.zoningmontgomery.org
UpdatedOctober 2012

MASTERPLANDRIVENCONVERSIONS
Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText 9 CBDR2 CR5.0C1.0R5.0H75 1 OverlayZoneheightrestrictions. Heightlimitedto75feet. MontgomeryCountyZoningOrdinance59C18.192.(b)(1)(B)
[BuildingHeightintheoverlayzone]alonganystreetconfrontinganyblock thatincludespropertyzonedinaonefamilyresidentialclassification,mustnot exceed60feet

MontgomeryCountyZoningOrdinance59C18.192.(b)(1)(E)
forpropertieswithfrontageonbothWayneAvenueandFentonStreet, notwithstandingtheheightlimitationsinSubsection(b)(1)(B)(D),maybe increasedby15feetforabuildingthatincludesresidentialusesoramixof residentialandcommercialuses,ifsuchadditionalheightisnotmorethan200 feetfromtherightofwaylineforFentonStreetasrecommendedinthe ApprovedandAdopted2000SilverSpringCBDSectorPlan.

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

10 CBD1 CR3.0C2.0R2.5H75 1 OverlayZoneheightrestrictions. Heightlimitedto75feet. MontgomeryCountyZoningOrdinance59C18.192.(b)(1)(D)

[BuildingHeightintheoverlayzone]forpropertylocatedinablockthat includespropertyzonesinanyonefamilyresidentialclassification,mustnot exceed45feetforalluses,exceptthebuildingheightmustnotexceed60feet for:(i)residentialuse;or(ii)mixeduseoptionalmethodproject,ifatleast33% oftheprojectsfloorareaisresidentialandtheprojectincludesahotel.

MontgomeryCountyZoningOrdinance59C18.192.(b)(1)(E)
forpropertieswithfrontageonbothWayneAvenueandFentonStreet, notwithstandingtheheightlimitationsinSubsection(b)(1)(B)(D),maybe increasedby15feetforabuildingthatincludesresidentialusesoramixof residentialandcommercialuses,ifsuchadditionalheightisnotmorethan200 feetfromtherightofwaylineforFentonStreetasrecommendedinthe ApprovedandAdopted2000SilverSpringCBDSectorPlan.

www.zoningmontgomery.org
UpdatedOctober 2012

MASTERPLANDRIVENCONVERSIONS
Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText 11 CBDR2 CR5.0C1.0R5.0H110 15 Overlayheightrestriction. Heightlimitedto110feet. MontgomeryCountyZoningOrdinance59C18.192.(b)(1)(C)
[BuildingHeightintheoverlayzone]withintheareabetweenamajor highwayandastreetthatconfrontsablockthatincludespropertyzonedin anyonefamilyresidentialclassification,mustnotexceed60feetbutmay increaseupto90feetthemaximumheightallowedifatleast33%ofa projectsfloorareaisresidential;however,ifadditionalbuildingheightis necessarytoallowtoaccommodateworkforcehousingunitsandatleast33% oftheprojectsfloorareaisresidential,upto110feetandwherethe additionalheightisplacednearamajorhighwayanddecreasesinthe directionoftheclosestpropertyzonedinanyonefamilyresidential classification

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

12 CBD1 CR3.0C2.0R2.5H60 23 Overlayheightrestriction. Heightlimitedto60feet. MontgomeryCountyZoningOrdinance59C18.192.(b)(1)(D)

propertylocatedinablockthatincludespropertyzonesinanyonefamily residentialclassificationmustnotexceed45feetforallusesexceptthe buildingheightmustnotexceed60feetfor:(i)residentialuse;or(ii)mixed useoptionalmethodproject,ifatleast33%oftheprojectsfloorareais residentialandtheprojectincludesahotel.

www.zoningmontgomery.org
UpdatedOctober 2012

MASTERPLANDRIVENCONVERSIONS
Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText 13 CBD1 CR3.0C2.0R2.5H110 111 Overlayheightrestriction Heightlimitedto110feet. MontgomeryCountyZoningOrdinance59C18.192.(b)(1)(C)
[BuildingHeightintheoverlayzone]withintheareabetweenamajor highwayandastreetthatconfrontsablockthatincludespropertyzonedin anyonefamilyresidentialclassification,mustnotexceed60feetbutmay increaseupto90feetthemaximumheightallowedifatleast33%ofa projectsfloorareaisresidential;however,ifadditionalbuildingheightis necessarytoallowtoaccommodateworkforcehousingunitsandatleast33% oftheprojectsfloorareaisresidential,upto110feetandwherethe additionalheightisplacednearamajorhighwayanddecreasesinthe directionoftheclosestpropertyzonedinanyonefamilyresidential classification

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

14 CBD2 CR5.0C2.0R4.5H145 9 Masterplanusemixrecommendation. SetmaximumcommercialFARto2.0. SilverSpringCBDMasterPlan(1993):Page211212

Block36iscurrentlyzonedCBD3.ThePlanrecommendsthatGarage5and thelotswhichadjoinitonthesouthandwest,lots36,berezonedCBD2with therequirementthatanyoptionalmethoddevelopmentshouldincludea minimumof3FARofhousing.Thiswillencourageresidentialdevelopment whileallowingforcommercialuseonthelowerlevelsoppositethegarage.

www.zoningmontgomery.org
UpdatedOctober 2012

MASTERPLANDRIVENCONVERSIONS
Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText 15 CBD1 CR3.0C2.0R2.5H125 17 Overlayzoneheightrestriction. Heightlimitedto125feet. MontgomeryCountyZoningOrdinance59C18.202.(b)(1)
BuildingheightintheoverlayzonealongNewellStreetandEasternAvenue thatconfrontsaresidentialzoneintheDistrictofColumbiamustnotexceeda heightof45feet.However,thisbuildingheightmaybeincreasedto:(A)a maximumof90feetforanybuildingorportionofabuildingthatissetbackat least60feetfromthestreet;or(B)amaximumof125feetforresidential developmentthatissetbackatleast100feetfromEasternAvenueand NewellStreetandincludesapublicparkinggarageconstructedundera GeneralDevelopmentAgreementwiththeCounty.

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

16 CBDR2 CR5.0C0.5R5.0H200 9 Zoningtextamendment. CommercialFARsetat0.5. MontgomeryCountyZoningOrdinance59C6.234(a)(ii)18and MontgomeryCountyZoningOrdinance59C6.234(b)(iii)(A)18

Onsitesof10contiguousacresormore,theamountofnonresidential developmentislimitedtoamaximumof450,000grosssquarefeet.

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UpdatedOctober 2012


Existing Acres Percent
15.01 14.25 8.27 11.93 100.00 94.92 55.09 79.48

ZONECONVERSION
SilverSpringCBD
Proposed Zone
R60 R10 R20 CR1.5C1.0R1.0H60 CR3.0C2.0R2.5H110 CR3.0C2.0R2.5H125 CR3.0C2.0R2.5H60 CR3.0C2.0R2.5H75 CR3.0C2.0R2.5H90 CR3.0C3.0R2.5H60 CR3.0C3.0R2.5H90 CR5.0C2.0R4.5H145 CR5.0C3.0R4.5H120 CR5.0C3.0R4.5H145 CR5.0C3.0R4.5H200 CR5.0C3.0R4.5H75 CR5.0C5.0R4.5H145 CR8.0C5.0R7.5H120 CR8.0C5.0R7.5H200 CR8.0C7.5R7.5H200 CR3.0C0.75R3.0H145 CR5.0C0.5R5.0H200 CR5.0C1.0R5.0H110 CR5.0C1.0R5.0H145 CR5.0C1.0R5.0H200 CR5.0C1.0R5.0H75 CRT2.5C1.5R1.5H75 CRNF0.5C0.5R0.25H35

Zone
R60 R10 R20 CBD0.5

Acres Percent
15.01 14.25 8.27 11.93 19.37 9.95 4.27 0.54 33.86 4.13 7.01 3.28 4.78 41.91 3.43 0.89 15.14 0.43 8.30 6.76 9.90 29.00 2.06 0.44 3.20 0.15 1.05 0.16 12.09 271.58 5.53 5.25 3.05 4.39 7.13 3.66 1.57 0.20 12.47 1.52 2.58 1.21 1.76 15.43 1.26 0.33 5.58 0.16 3.06 2.49 3.65 10.68 0.76 0.16 1.18 0.05 0.39 0.06 4.45

CBD1

79.14

527.13

CBD2

69.45

462.59

CBD3 CBDR1

15.49 9.90

103.17 65.96

CBDR2

34.84

232.09

C2 CT I1 I4 GrandTotal

1.05 0.16 5.96 6.13 271.58

6.99 1.05 39.69 IL 40.82 GrandTotal

www.zoningmontgomery.org
UpdatedOctober 2012

www.zoningmontgomery.org
UpdatedOctober 2012

EXISTINGZONINGMAP
ExistingZones
Residential MediumDensity
R60

MultiFamily
R20 R10

Commercial
CT C2

CentralBus.Dist.
CBD0.5 CBD1 CBD2 CBD3 CBDR1 CBDR2

LightIndustrial
I1 I4

www.zoningmontgomery.org
UpdatedOctober 2012

PROPOSEDZONINGMAP

ProposedZones
Residential MediumDensity
R60

MultiFamily R20
R10

Comm/Res Neighborhood
CRNF

Comm/Res Town
CRT

Commercial/ Residential
CR

LightIndustrial
IL

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UpdatedOctober 2012

PLANNINGAREACONTEXT

www.zoningmontgomery.org
UpdatedOctober 2012