Mvmatters:: Community Workshop Series

Meeting #5: Overlay Zone, Golf Course Densities
Montgomery County Planning Department

www.MontgomeryPlanning.org
Montgomery Village Master Plan
MVMatters: Community Workshop Series
MVMatters: Welcome
Please silence cellphones

MVMatters: Welcome
Golf Course (Monument Site), Refinement of the

Montgomery Village Overlay Zone
March 25 (tentative) Preliminary Recommendations

Meeting Schedule
Feb 25- MV Open Spaces
MVMatters: Meeting Format
Planning staff options for Village overlay zone

Planning staff options for former golf site
Evening tasks
Break-out groups to discuss potential former golf

course zoning options and overlay zone options

Staff presentation
During the zoning code rewrite, it was decided that the Town Sector (T-S) zones will be
replaced in its entirety through this master plan update.
Tonight is for those non-residential areas that either need a new zone (not anticipated to
change) or those sites proposed for change.
MVMatters: Why We are Here
MVMatters: Why it Matters
PRESERVE the character of the Village

MAINTAIN the recreation and open spaces
ENCOURAGE reinvestment in commercial centers

I want [blank] in my Village
MVMatters: New Information
station, as
For more information contact:

Scott A. Gutschick, Planning Section Manager
Montgomery County Fire & Rescue Service
Public Safety Headquarters
100 Edison Park Drive, Floor 2, Room E-09
Gaithersburg, MD 20878
240-777-2417 (office)
240-429-0154 (cell)

Existing Conditions
Community Facility Planning need for a fire

identified by MCFRS
MVMatters: Zoning 101
1. How much can be built (how high, how big, how many
stories, how much land can be covered)
2. How property can be used (e.g., residential, office, gas
station, daycare, etc.)

What is zoning?
Montgomery County zoning laws tell property owners:
What are zoning classifications?

Identifies what kinds of uses and development are
allowed in a geographic area
Informs property owners what building types, size,
and density* can be built on their property, as well
as what uses can be permitted.
*Density is the amount of development within a certain area. Density

can be people per acre or floor area ratio (total floor area of buildings
on a lot divided by the total square footage of said lot).

Existing Conditions
MoCo Euclidean Zones (examples): R-200, R-90, R-60,

TLD, TMD, THD, R-30, R-20 & R-10
Applied on the zoning map at a sectional map

amendment or local map amendment*.

source: https://www.planning.org/divisions/planningandlaw/propertytopics.htm#Floating

What are types zoning techniques?
Euclidean Zones:
Basics: segregates land uses into specified geographic
districts and dimensional standards stipulating limitations
on development activity within each district type.
MoCo Floating Zones (examples): TF, AF, CRNF, CRTF
Applied during a local map amendment and must meet

prerequisites, if not recommended in a master plan.

*source: https://www.planning.org/divisions/planningandlaw/propertytopics.htm#Floating
Existing Conditions

What are types of zoning techniques?
Floating Zones
Basics: a zoning district that delineates conditions which
must be met before that zoning district can be approved
for an existing piece of land. Rather than being placed
on the zoning map as traditional zones are, however, the
floating zone is simply written as an amendment in the
zoning ordinance. Thus, the zone "floats" until a
development application is approved, when the zone is
then added to the official zoning map.*
What are types of zoning techniques?

Overlay Zone
Basics: a zoning district which is applied over one or more
previously established zoning districts, establishing additional or
stricter standards and criteria for covered properties in addition to
those of the underlying zoning district. Often use overlay zones to
protect special features such as historic buildings, wetlands, steep
slopes, and waterfronts, but also used to promote specific
development projects (mixed use, affordable housing, etc.)*
MoCo Overlay Zones (examples): Burtonsville (employment), Garrett

Park (preservation),
Applied at the time of a sectional map amendment and zoning text

amendment

*source: https://www.planning.org/divisions/planningandlaw/propertytopics.htm#Floating
Existing Conditions
MVMatters: Break Out Groups

Existing Conditions
What needs to be discussed:

Refine the purpose of the
overlay zone
Discuss land uses to be
preserved and/or limited
Development procedures
Development standards

MVMatters: Overlay Zone
Staff believes redevelopment of the former golf

course as a proposed new residential
community with substantial open space is an

appropriate reuse. Residential is compatible
and in character with the surrounding
neighborhoods.

MVMatters: Former Golf Course
or
Townhouse Low (TLD) and Commercial Residential
Neighborhood (CRN)
or
R-20, medium density multi-dwelling zone
Why 3 options?
Pros and cons to each option
Effort to continue transparency


What are our zoning options?
R-200, low density single family zone (with a floating
zone option)
Factors to contend with:

How will proposed overlay zone address open spaces in the former golf
course?
Environmental buffers?
Density limitations on the former golf course can be specified in the
master plan.

It can address specific concerns over setbacks,

heights, buildable area
It can address specific uses allowed (or not allowed)
in the underlying zone
It can require architectural review by the
Montgomery Village Foundation prior to approval
of a building permit

How would an Overlay Zone work for the former golf

course and recreational/open spaces?
MVMatters: Master Plan, Zoning and Regulatory Review
Master Plan
Site Plan

Zoning
Preliminary Plan
How do master plans, zoning and regulatory review relate?
MVMatters: Master Plan Review
Recommends:
Zoning
Land uses
Infrastructure
Roads
Bicycle and Pedestrian Systems
Schools and other public
facilities
Large-scale open space systems
Can recommend desired Park
acquisition (if it is consistent
with Park goals)
Can recommend Overlay Zone
Establishes Vision and

Framework for Implementation
Establishes specific land uses,

maximum allowable density,
and other basic requirements
of development
Certain zones may have

minimum requirements
for open space
Zone affects Forest
Conservation requirements

MVMatters: Zoning
MVMatters: Preliminary and Site Plan Reviews
Process for determining

Environmental Buffers
- 100-year floodplain
- Stream buffers
- Wetlands and buffers
- Steep slopes

- Regulates removal of forest

- Requires minimum forest planting
or retention
- Extra process for removal of
trees 30 inches diameter and
greater (Specimen Tree
Variance review)
Environmental Guidelines and Forest Conservation
Natural Resources/Forest Stand Delineation (NRI/FSD)
MVMatters:

Establishes lot lines, main

access points, density of
development, and
easements
Must substantially conform
to Master Plan, conform to
zoning requirements
Requires compliance with
Environmental Guidelines
and Forest Conservation
Law (Preliminary Forest
Conservation Plan, Variance
if required)

Easements may be
established to protect
forests and other
environmentally sensitive
areas
MVMatters: Preliminary Plan
Detailed plan showing

building locations,
amenities,
utilities, etc.
Must substantially
conform to Master Plan
Requires compliance with

Environmental Guidelines
and Forest Conservation
Law

MVMatters: Site Plan
MVMatters: Preservation & Protection
Master Plan:
-Vision and Framework

-Large-scale Open Space System
-Zoning
* Overlay Zone
-Can recommend desired Park acquisition
Zoning:
-May have minimum open space requirements

-Affects minimum forest planting and preservation
Preliminary Plan:
- Preserve Environmental Buffers

- Establish easements
- Forest Conservation planting and preservation
- Specimen Tree variance
Site Plan:
- Design must respect Environmental Buffers

- Final Forest Conservation Plan

Summary: Preservation of Open Space,

Protection of Environmentally Sensitive Features
Goals at former golf course tables:

Review proposed zoning options for the former
golf course;
Discuss pros and cons of proposed zones
Recommend changes to proposed zones or
identify a preferred option

MVMatters: Report Out

Existing Conditions
MVMatters: Questions/Preguntas
MVPlan I Lead Planner
MVPlan I Outreach Planner
Michael Bello: michael.bello@montgomeryplanning.org ; 301.495.4597 (se habla espanol)
www.montgomeryplanning.org/mvp

Renee M. Kamen, AICP: renee.kamen@montgomeryplanning.org; 301.495.4723
MVMatters: Team
MVPlan I Transportation Planner
MVPlan I Environmental Planner

Steve Findley: steve.findley@montgomeryplanning.org; 301.495.4727
MVPlan I Urban Design/Architect

Luis Estrada Cepero: luis.estrada@montgomeryplanning.org; 301.495.4641
MVPlan I Parks
Dom Quattrocchi: dominic.quattrocchi@montgomeryplanning.org
MVPlan I Demographics & Research
Lisa Tate: lisa.tate@montgomeryplanning.org; 301.650.5623

Aaron Zimmerman: aaron.zimmerman@montgomeryplanning.org; 301.495.4629
MVMatters: Future Meetings
Meeting Schedule
March 25 (tentative) Preliminary Recommendations


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Meeting #5: Overlay Zone, Golf Course Densities

Montgomery County Planning Department

Montgomery Village Master Plan