Do You Have a Question or Problem to Bring to Parks & Planning?In the August 3, 2011, issue of The Gazette, the planning department (www.MontgomeryPlanning.org) is instituting an ombudsman position in the public information office. The position has not yet been filled, but requests for information can be made to the public information office at 301-495-4602. The ombudsman is anticipated to be an intermediary to field questions about Planning Board decisions, proposed developments, and other public-private concerns. |
- White and Grey Cat SpottedA friendly grey and white colored cat was spotted on Old Stage Road near Tilden Woods Park on 1/26/12.
- Zoning Code Rewrite for Montgomery CountyBefore starting this discussion, it's important to understand the difference between the master plan process and zoning. Zoning is the codification of rules that govern what can be built or what uses are allowable under a specific zoning classification. In the creation of a master plan, specific land parcels are assigned to zoning classifications. An owner of a property can look up the zoning classification for his/her property and should be able, from the zoning code, to determine what can and cannot be built there and what uses are allowable.
The following information is from a community meeting conducted last night by Parks and Planning at the Trinity Lutheran Church on Old Georgetown Road (thank you, Trinity, for donating the space!). This effort is my interpretation and understanding of the presentation.
Parks and Planning has been working on a new zoning code for the past three years.
The process is available to the public at www.zoningmontgomery.org.
Here are some background stats for our county:
1. The last rewrite was in 1977.
2. 49% of the county is in the agricultural reserve and parks, leaving 51% as 'develop-able'
3. Of the 51%, only 4% remains today as available for new construction of any kind (as opposed to tear-downs and infill). the rest has been built upon.
4. 42% of the county land is residential, 97% of which is zoned for single family dwellings. Only 2.5% is multi-family residential.
The current zoning code is the most complicated and redundant code in the country. There are 121 zoning categories, and the code is in excess of 1152 pages long. There are many pages of charts simply listing the zoning categories; each one has multiple references and footnotes. It is extremely difficult for anyone who wants to build something here to figure out what they are allowed to do.
The new code is not finalized, but is reaching the stages for public comment, further refinement, and eventually, will be brought to the County Council for adoption. It will have a single chart page with all possible classifications. Once online, the public can click on a classification and be brought to all relevant information about allowable building envelope and uses.
Uses for any given classification will be P (Permitted), L (Limited), or C (Conditional). The old category of 'special exception' will now be Conditional Use.
Examples of the new classifications are:
RLD20 (Residential Low Density, 20,000 sq. ft. minimum lot size), which replaces R200
RMD9 (Residential Medium Density, 9,000 sq. ft. minimum lot size), which replaces R90
EOF (Employment Office) will be a new commercial category. There will be several other E.. categories for science, education uses.
The residential categories will not change permitted uses from those in the current residential zoning code. Rumors of commercial activity or multi-family uses in currently-zoned residential neighborhoods are untrue. There will be some relaxing of standards for accessory or 'granny' dwellings, allowing a maximum 800 sq. ft. attached accessory dwelling or 1200 sq. ft. detached accessory dwelling. There will be specific requirements for parking, limitation to number of residents, and limits on the number of such dwellings on a residential block. These do not allow two-family rental housing, but are designed for an owner-occupant to have an additional dwelling space within their own property.
The most noticeable changes to the zoning code, including in the residential categories, will be the concept of 'setback planes.' Currently, setbacks are based on the 'footprint' of a building, with each zoning category specifying how many feet a side yard, front yard, or rear yard is to be set back from the lot line. There are also height limitations do not correct for topography (slope). The new code will introduce the equivalent of a 3-D 'box' into which the new house must fit. There will be standards to determine how much a new building may pierce the box, known in the code as planes. This will prevent a new house from towering over its neighbors and will be easier to understand for builders and homeowners seeking to construct within an existing neighborhood.
The various Employment categories will be written to allow for different levels of mixed-use so that a new commercial development may have retail on the ground floor with residential units above. Current zoning only allows mixed use in certain transit areas, where the new zoning was imposed on top of old, outdated commercial zoning. In addition, developer applicants for new construction will have clear standards to meet. They may have the option of adding space or other design elements that they want by selecting public amenities from an established list to add to their project. During this meeting, there was discussion about bringing the public into the sketch plan process (early in the approval process) so that public input is gathered before county staff and the developers come to an private agreement.
In a discussion of the unfriendly nature of Executive Boulevard for transit and non-vehicular access, it was noted that this commercial area will be in the White Flint 2 master plan. Now that the White Flint Sector Plan has been adopted, this area will be examined next. It will be rezoned with the new classifications so that it is likely to include some residential and retail uses in the future.
Plans for a WalMart in the Pike Center (currently, Office Depot, Bagel City, TGIFridays are there with other retail stores) were discussed. So close to the Twinbrook Metro station, this property is decidedly unsuitable for a retailer that is 100% vehicle-dependent. The discussion of zoning for this property centered on how zoning could encourage transit-friendly uses and discourage a WalMart-type use.
The director of Parks and Planning, Rollin Stanley (who was the presenter at this meeting with several of his staff), has a blog. Go to www.montgomeryplanning.org and click on The Director's Blog.
Again, the zoning rewrite is available on www.zoningmontgomery.org. It is a work in process, and appears to be a vast improvement over the current system.Website:www.zoningmontgomery.org - Mid-Pike Plaza Sketch Plan Filed with CountyFederal Realty Investment Trust (FRIT) has created a website showing the plans for Mid-Pike Plaza (current location of Toys-R-Us, CVS, LaMadeleine, Ballys). The first phase of development, projected to start in 2012, involves the southern part of the property (Toys-R-Us), with additional phasing beginning in 2014 for the northern end.
- Silver Diner has MovedSilver Diner has relocated to Federal Plaza (old location of Bennigans, in the same shopping center as Trader Joe's, just north of old location) so that FRIT can proceed in the redevelopment of Mid-Pike Plaza.
- Sketch Plan for 'Chili's' Site RedevelopmentJBG/Nicholson Lane East LLC will soon be filing a Sketch Plan application with the Maryland-National Capital Park and Planning Commission for Property that is located in the southwest quadrant of the intersection of Nicholson Lane, Woodglen Drive, Executive Boulevard, and Rockville Pike, within the boundaries of the 2010 White Flint Sector Plan (see attachment). The Property contains approximatley 4 acres and is known as the 'Chili's Parcel' but will soon be known as 'North Bethesda Market II.' The Property also has several office buildings and retail on it and is located directly north of the North Bethesda Market that is under construction (across Exec. Blvd. extended). Your are invited to attend a pre-submittal meeting on the Sketch Plan scheduled for August 18, 2010 at 7:00 p.m. at the Bethesda Marriott North Hotel and Conference Center (the Montgomery County Conference Center) 5701 Marinelli Road, North Bethesda, MD 20852. The meeting will be held in Salon E. The Sketch Plan proposeds the redevelopment of a portion of the Property with residential and commercial uses (including retail) in several buildings with related amenities and public use space. The purpose of the meeting is to explain the Sketch Plan and to hear your comments prior to filing the Sketch Plan applications with the Planning Commission.
In order to appropriately accommodate all attendees, please call Daniel Outen at The JBG Companies by August 16, 2010 if you will be attending the meeting. He can be reached at 240-333-3677. We look forward to hearing from you. - NRC leasing space in new buildingThe Nuclear Regulatory Commission, currently in two buildings on Rockville Pike south of Marinelli, has signed a lease for an as-yet unbuilt 14-story office building on the north side of Marinelli, behind the Metro station. The office building is part of the 32 acre LCOR project in North Bethesda Center. LCOR is building 8 blocks between the Metro station and Nebel Street, with the Wentworth apartment building (Harris Teeter grocery on the ground floor) already in place.
- Award for plan design goes to White Flint SectorAs noted in the 11/4/09 Gazette, the Maryland Chapter of the American Planning Association has named the White Flint Sector Plan the 'Outstanding Plan for 2009' for areas with more than 100,000 population.
- White Flint Sector Plan Hearings!!!!The planning board has passed its recommendations for the new master plan for our urban area, and the issues are now before the county council for its votes. Right now is the time to have your opinions heard. Below is a letter from Paula Bienefeld of Luxmanor:
All,
The County Council will be taking public testimony on the Draft White Flint Sector Plan this coming Tues, Oct 20 and Thur, Oct 22nd, starting at 7:30 pm at the Council offices, 100 Maryland Ave, Rockville.
I would encourage you to go so our representatives on the Council knows how important this is to our communities. I know it is difficult, what with work, commuting, kids, grocery shopping and the like.
If you can't make it please make sure to email the council, at county.council@montgomerycountymd.gov.
Our councilmember, Roger Berliner's email is:
councilmember.berliner@montgomerycountymd.gov.
To remind you of the issues as stake, the following are points raised by members of the White Flint Community Coalition, a true grassroots coalition of residents consisting of: Crest of Wickford Condominium Association, Garrett Park Citizens Association, Garrett Park Estates–White Flint Park Citizens’ Association, Luxmanor Citizens Association, Sterling Homeowners Association, Timberlawn Homeowners Association, and the Wickford Community Association. If you agree with any or all of the points below we urge you to communicate with the Council and its members.
1. Do not approve a change in the Adequate Public Facilities Ordinance.
2. There is already too much congestion and there are already too many failed intersections surrounding our community. Do not change congestion standards to allow for the proposed increase in traffic.
3. Too much density is proposed. A change that is over six times the current no. of residential units is too much, with no library; no school location proposed within the new sector; no additional public transportation is not sustainable.
4. The plan calls for too much density that is not supported by the public transit system.
5. Do not redesign Wall Park without substantial community input.
6. The plan needs to address compatibility with existing surrounding neighborhoods, and needs to have explicit steps and implementation dates to protect our streets from cut-through traffic.
7. Do not change the adequacy of public school facilities test to allow for a higher level of overcrowding. We do not want our Walter Johnson schools to become overcrowded.
8. We endorse the following:
One central core of appropriate density, mixed-use development focused around Metro;
§ Surrounding development clusters that are secondary to the central core and compatible with existing neighborhoods;
§ Walkable and cyclable destinations;
§ A public green and green spaces throughout;
§ Sustainable development consistent with 21st-century climate goals;
§ High-quality, uncrowded schools in the Walter Johnson cluster;
§ A clear transportation plan, commenced contemporaneously with commercial and residential development.
The County Council needs to hear from you. And again, read the plan! At www.whiteflintplanning.org. If you have questions please email me offline or call me.
Thanks.
Paula Bienenfeld
Luxmanor Citizens Association Planning and Development Chair - Proposal to widen I-270Despite all of the financial issues in our economy, and the clear recognition that dependence on foreign oil is a national security risk, burning fossil fuels pollutes our environment, and sprawl development degrades our standard of living, the proposal to widen I-270 is alive and being debated. Next Tuesday, the Montgomery County Council will vote whether or not to support a $4 Billion widening project. Go to http://citizen-networks.org/campaign/270widening to sign a petition to oppose further degrading Montgomery County and spending billions of dollars that are needed to promote transit opportunities and walkable/bikable communities. For some unimaginable reason, and despite all evidence to the contrary, some people have not realized that building roadways promotes the use of transportation options (single-occupancy vehicles, specifically) that are contrary to our welfare and communities. It has been demonstrated time and again, in city after city, that road construction leads to greater use of SOVs, which results in clogging the new roadway. Congestion cannot be cured through pavement. It has also been shown that, for the square footage of land used, a lane of vehicular traffic transports the fewest individuals. Therefore, road construction and widening is wasteful of precious dollars, precious land, and the health of our citizens who live nearby. Please sign the petition and let the council know that this is an issue that needs to be solved through other transportation options.
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Designs for Rockville PikePlans are afoot to turn Rockville Pike into a multi-transportation boulevard that can accommodate transit (bus/trolley-way), vehicles, bikes, and an active pedestrian population. In the designs for the new White Flint area, the renovation of the pike is the centerpiece.
On Friday, May 1, Friends of White Flint had a presentation of urban planning concepts and a design proposal for the pike. A schematic is attached. More information is available on the website and the FOWF blog, www.blog.friendsofwhiteflint.org.Website:www.friendsofwhiteflint.org - Funding for Uncle Tom's CabinThe property on Old Georgetown Road in Luxmanor (just south of Tilden Lane) used to be the Isaac Riley farm. The cabin attached to the house was home to Josiah Henson, a slave whose story was the basis for Harriet Beecher Stowe's novel Uncle Tom's Cabin. Montgomery County purchased the property in 2006 and is working with historians, preservationists, and archivists to research and stabilize the historic site for posterity. The 2009 Omnibus Appropriations bill includes a $100,000 grant to promote this effort. Rep. Chris Van Hollen inserted the funding for our benefit. The site is only open to the public by appointment four times a year at this time, but is expected to open to the public permanently in 2012.
- White Flint Plan- Board criticizes plan for lack of transit detailsThe Gazette, Feb. 18, 2009, reports that transportation plans for the White Flint sector favor vehicle traffic for detailed planning, while transit options are not detailed or emphasized in the design. Vague plans for bus transit lanes, a bus circulator, and an unfunded additional north entrance to the White Flint Metro station are among the undefined transit elements for the high-density area. Click site for full article...
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MD 355 at Montrose/Randolph RoadThis is an update regarding MD 355 at Montrose/Randolph Road.
On January 14, 2009 crews will begin driving piles for the new MD 355 bridge. This work is quite noisy and depending on your proximity to the project site it could be louder for you than for others.
There are over 200 piles between 60 and 70 feet in length SHA needs to set in place before bridge construction can begin. The work will not interfere with traffic along MD 355, Montrose Road, or Randolph Road.
The pile driving is expected to last for 4 - 6 weeks and will take place during daylight hours only, weather permitting.
Thanks for your patience.
- MD 355 Interchange Project Information
- Montrose Parkway Phase II Map 6-16-08
CLICK HERE for map! - Montrose Parkway News
- Montgomery County Subdivision Process
- Subdivision Request for Buildings Behind White Flint Metro Station
- Development Planned for Nicholson Lane Corridor
- WSSC bi-county water tunnel project
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- WSSC Pipeline ProjectWSSC is planning the construction of the bi-county tunnel project to build a new line from Montgomery County to Prince Georges County. A letter from the project manager is below:
1. We are still working on design, so we do not have a contractor on board and there is no blasting schedule at this time. We anticipate starting construction in mid 2008. It will take the contractor a few months to get things started, so we do not expect any blasting until say the fall of 2008. When that does occur, we will update our website with the blasting schedule and be in touch with local residents concerning the schedule.
2. Concerning traffic, we are working on options to minimize traffic through the Luxmanor and Old Farm communities. We are re-forming the citizen’s advisory committee (CAC) for this project to help address this specific issue. The CAC is a group of citizen’s who are willing to meet with us a few evenings to objectively work through these kinds of issues. I have recently asked if members of the CAC involved during the planning process would like to continue on a new CAC for this effort. If you or others you know of may be interested in serving in this capacity, please let me know. I know we have representatives who are part of the Luxmanor CA, but I don’t think anyone from Old Farm is on the CAC at this time. If you have a contact for Old Farm and can let me know, we would appreciate it.
Sincerely,
John Mitchell
Project Manager
(301)206-8885 - Montgomery Mall Citizens Advisory PanelView proposals for the re-development of the Wesfield Shoppingtown Montgomery site.Website:www.mmcap.net
