Master Plan Review

Approved and Adopted 1997

FAIRLAND
Fairland Page 1 of 11 Updated July 2014 based on Adopted DMA


Public Listening Session 9/2009
ONING 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.
Initial sections of the new code were drafted by Code
Studio, a zoning consultant. These drafts were
subsequently analyzed and edited by planners based
on feedback from the Zoning Advisory Panel (a citizen
panel appointed by the Planning Board to weigh in on
the projects direction), county agency representatives,
residents and other stakeholders. In September 2012,
planning staff began the release of a draft code in
sections accompanied by a report highlighting changes
from the current code. The staff drafts were reviewed
at length by the Planning Board.
The Planning Board held worksessions and public hearings between September of 2012 and May of
2013. On May 2, they transmitted their draft to the County Council. The Council adopted the text of
the new code in March and adopted the new zoning map in July 2014.
The new code and map will go into effect on October 30, 2014.
ZONE IMPLEMENTATION PROCESS
An important aspect of the Zoning Rewrite process is the potential simplification of 123 existing
zones into about 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 implementation process,
Montgomery County aims to simplify the number of zones, eliminate redundancy, and clarify
development standards. A full translation table for all zones can be found in the documents section
of our website: www.zoningmontgomery.org.
BACKGROUND
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Agricultural, Residential, and Industrial Zone Implementation:
For agricultural and rural zones, the existing zones will be translated to proposed zones on a one-to-
one basis, with the exception of the Low Density Rural Cluster zone which is not currently used in
the County and will be eliminated.
Many of the existing residential zones will remain the same. Other residential zones will be
combined with 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.
Implementation of Industrial zones will combine similar zones (Rural Service, I-1, and R+D) into the
proposed Industrial Moderate (IM) zone. The existing heavy industrial zone (I-2) will be renamed as
the Industrial Heavy (IH) zone.


Examples:
Agricultural
and Rural
Rural Density
Transfer (RDT)
Agricultural
Reserve (AR)
R-60
(detached residential)
R-60
(detached residential)
R-60/TDR
(detached residential)


Residential
Fairland Page 3 of 11 Updated July 2014 based on Adopted DMA


Commercial and Mixed-Use Zone Implementation:
Parcels located in the existing Commercial, Mixed-use, Central Business District (CBD), and Transit
Station zones will be translated into one of the proposed Commercial/Residential (CR) or
Employment (E) Zones using a two-tiered process.
First, decisions about specific parcels 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 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 changed 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 translates existing
zones by considering each specific parcels proximity to single-family neighborhoods or other
factors. The goal of the implementation decision tree is to retain currently allowed heights and
densities and maintain context sensitivity.

Example: C-1 Convenience Commercial









Confronts or abuts
R-150 or less intense
or site is bigger than 5 acres
NR-0.75
H-45
then
Within a Historic
District
NR-0.75
H-45
then
Confronts or abuts
R-90, R-60, R-40, or R-MH
CRT-0.75
C-0.75 R-0.25 H-35
then
Confronts or abuts RT
or more intense
CRT-0.75
C-0.75 R-0.25 H-45
then
C-1

if
Fairland Page 4 of 11 Updated July 2014 based on Adopted DMA

PLAN HIGHLIGHTS
The Fairland Master Plan was approved and adopted in 1997 and provides a comprehensive
amendment to the 1981 Eastern Montgomery County Master Plan. The Plan includes land use
strategies to guide the development of three components: residential communities; open space
and greenways; and commercial and employment centers.
The Fairview Master Plan envisions an area composed of livable suburban communities and
recommends development that maintains suburban densities and single-family detached
housing. The Plan also promotes interconnected local streets, bikeways, sidewalks, and paths
for access between communities, public facilities, and neighborhood centers.
A goal of the Master Plan is to develop a system of open spaces and greenways that will
surround Fairlands communities. The plan promotes public open space and new recreational
facilities in future residential development, expanding Fairviews stream valley park system, and
developing a greenway system.
The Plans land use concept emphasizes
the important roles of the neighborhood
commercial and employment centers in
Fairviews communities. The Plan
recommends improving the circulation,
access, and appearance of the Briggs
Chaney and Burtonsville shopping
centers and diversifying uses in the US
29/Cherry Hill Road Area and Burtonsville
Industrial Area employment centers.




FAIRLAND
Newly renovated Briggs-Chaney
Shopping Center
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The Fairland Planning Area currently has 27 zones: 1 Rural, 18 Residential, 5 Commercial, 2 Industrial,
and 1 Planned Development.
Existing Rural
RC: Rural Cluster

Existing Residential:
RE-1: Detached Unit, Single-Family
RE-2: Detached Unit, Single-Family
RE-2/TDR: Detached Unit, Single-Family
RE-2C: Detached Unit, Single-Family
R-150: Detached Unit, Single-Family
R-150/TDR: Detached Unit, Single-Family
R-200: Detached Unit, Single-Family
R-200/TDR: Detached Unit, Single-Family
R-60: Detached Unit, Single-Family
R-60/TDR: Detached Unit, Single-Family
R-90: Detached Unit, Single-Family
R-90/TDR: Detached Unit, Single-Family
RT-8: Townhouse, Single-Family
RT-10: Townhouse, Single-Family
RT-12.5: Townhouse, Single-Family
R-30: Multi-Family, Low Density
R-20: Multi-Family, Medium Density
R-H: Multi-Family, High-Rise Planned

Existing Commercial:
C-1: Convenience Commercial
C-2: General Commercial
C-3: Highway Commercial
C-T: Commercial, Transitional
O-M: Office Building, Moderate Intensity

Existing Industrial:
I-1: Light Industrial
I-3: Light Industrial
Existing Planned Development:
PD-2: Planned Development

The existing RC zone will remain.
The existing RE-1 and RE-2C zones will remain. The existing RE-2 and RE-2/TDR will combine to the
proposed RE-2 zone. The existing R-150, R-150/TDR, R-200, and R-200/TDR will combine into the R-200
zone. The existing R-60 and R-60/TDR will combine into the R-60 zone. The existing R-90 and R-90/TDR
will be combined into R-90. The existing RT-8, RT-10, and RT-12.5 will remain. The R-20, R-30, and R-H
will remain. The TDR receiving areas, currently designated as separate zones, will be retained and
designated with a TDR overlay specifying TDR density.
The existing O-M zone has typically consisted predominantly of office uses and will translate to the
proposed Employment Office zone (EOF). The existing C-3 zone will translate to the proposed GR zone
(General Retail). The existing C-1 zone will translate to CRT (Commercial Residential Town) or NR
(Neighborhood Retail). The C-2 zone will translate to CRT, and the C-T zone will translate to CRN
(Commercial Residential Neighborhood). These translations are based on the standardized translation,
with the overall goal to retain currently allowed heights and densities and maintain context sensitivity.
The existing I-1 zone will be renamed IM (Industrial, Moderate) and I-3 will translate to EOF
(Employment Office).
The existing PD-2 will remain.
ZONE IMPLEMENTATION
Fairland Page 6 of 11 Updated July 2014 based on Adopted DMA



Fairland
Existing Proposed
Zone Acres Percent Zone
Acres Percent
RC 2,400.72 33.14 RC 2,400.72 33.14
RE-1 326.23 4.50 RE-1 326.23 4.50
RE-2 168.37 2.32
RE-2 221.60 3.05
RE-2/TDR 53.23 0.73
RE-2C 15.42 0.21 RE-2C 15.42 0.21
R-150 35.42 0.49
R-200 1,788.88 24.70
R-150/TDR 5.63 0.08
R-200 1,532.71 21.16
R-200/TDR 215.12 2.97
R-60 217.13 3.00
R-60 291.66 4.03
R-60/TDR 74.53 1.03
R-90 892.49 12.32
R-90 1,101.16 15.20
R-90/TDR 208.67 2.88
RT-8 18.39 0.25 RT-8 18.39 0.25
RT-10 5.08 0.07 RT-10 5.08 0.07
RT-12.5 27.23 0.38 RT-12.5 27.23 0.38
R-20 67.99 0.94 R-20 67.99 0.94
R-30 213.51 2.95 R-30 213.51 2.95
R-H 75.81 1.05 R-H 75.81 1.05
C-1 13.03 0.18
CRT-0.5 C-0.5 R-0.25 H-35 6.75 0.09
CRT-0.75 C-0.75 R-0.25 H-45 0.51 0.01
NR-0.75 H-45 5.75 0.08
C-2 18.63 0.26 CRT-2.25 C-1.5 R-0.75 H-75 18.63 0.26
C-3 55.71 0.77 GR-1.5 H-85 55.71 0.77
C-T 4.93 0.07 CRN-0.5 C-0.5 R-0.25 H-35 4.93 0.07
O-M 65.01 0.90 EOF-1.5 H-75 65.01 0.90
I-1 18.65 0.26 IM-2.5 H-50 18.65 0.26
I-3 90.70 1.25 EOF-0.75 H-100 T 90.70 1.25
PD-2 424.54 5.86 PD-2 424.54 5.86
Grand Total 7,244.87 Grand Total 7,244.87

ZONE IMPLEMENTATION
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Fairland: Existing Zoning
Rural
Residential Estate
Residental Low Density
Residential Medium Density
Townhouse
Multi-Family
Commercial
Light Industrial
Planned Development
Fairland: Proposed Zoning
Rural
Residential Estate
Residental Low Density
Residential Medium Density
Townhouse
Multi-Family
Comm/Res - Neighborhood
Comm/Res - Town
Neighborhood Retail
General Retail
Employment, Office
Moderate Industrial
Planned Development
ZONE IMPLEMENTATION
Fairland Page 8 of 11 Updated July 2014 based on Adopted DMA
Rural
RC
RE-1
RE-2 & RE-2/TDR
RE-2C
R-150 & R-150/TDR
R-200 & R-200/TDR
R-60 & R-60/TDR
R-90 & R-90/TDR
Townhouse
RT-8
RT-10
RT-12.5
Multi-Family
R-30
R-20
R-H
Commercial
C-T
C-1
C-2
C-3
O-M
Light Industrial
I -1
I -3
PD-2
Planned
Development
Residential
Medium Density
Existing Zones
Residential Estate
Residential
Low Density

EXISTING ZONING MAP
Fairland Page 9 of 11 Updated July 2014 based on Adopted DMA
Rural
RC
RE-1
RE-2
RE-2C
R-200
R-60
R-90
Townhouse
RT-8
RT-10
RT-12.5
Multi-Family
R-30
R-20
R-H
CRN
CRT
General Retail
GR
NR
EOF
I M
EOF
PD-2
Comm/Res-
Town
Employment,
Neighborhood
Employment,
Office
Employment,
Office
Planned
Development
Moderate
Industrial
Residential
Medium Density
Comm/Res-
Neighborhood
Proposed Zones
Residential
Estate
Residential
Low Density

PROPOSED ZONING MAP
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PLANNING AREA CONTEXT
Fairland Page 11 of 11 Updated July 2014 based on Adopted DMA