Master Plan Review

WOODMONT TRIANGLE
Approved and Adopted
December 2004

Woodmont Triangle

Page 1 of 18

Updated July 2014 based on Adopted DMA

BACKGROUND

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.

Public Listening Session 9/2009

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.

Woodmont Triangle

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Updated July 2014 based on Adopted DMA

Agricultural, Residential, and Industrial Zone Implementation:

For agricultural and rural zones, the existing zones will be translated to proposed zones on a one-toone 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)

Residential

R-60
(detached residential)

R-60/TDR
(detached residential)

Woodmont Triangle

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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

then

NR-0.75
H-45

Within a Historic
District

then

NR-0.75
H-45

Confronts or abuts

then

CRT-0.75
C-0.75 R-0.25 H-35

then

CRT-0.75
C-0.75 R-0.25 H-45

or site is bigger than 5 acres

C-1

if
R-90, R-60, R-40, or R-MH

Confronts or abuts RT
or more intense

Woodmont Triangle

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Updated July 2014 based on Adopted DMA

WOODMONT TRIANGLE
PLAN HIGHLIGHTS
The Woodmont Triangle Amendment to the Sector Plan for the Bethesda CBD was adopted in December
2004. The primary purpose of the amendment is to increase opportunities for housing to serve a variety
of income levels and to improve the retail environment in the Woodmont Triangle area. The
amendment provides general recommendations in several key areas.
Housing: Encourage the retention of existing housing and the construction of new housing to serve a
variety of income levels in the Woodmont Triangle Area.
Transit Oriented Development: Capitalize on the development and revitalization potential of the Area
as a transit-oriented urban neighborhood. Most of Woodmont Triangle is within 2,500 feet of the
Bethesda Metro station.
Revitalization through Improvements to Public Streets and
Spaces: Invest in public and private improvements to the
streets of the Woodmont Triangle to enhance pedestrian
safety and access to transit.
Building Height Limits: The Amendment supports the step
down of building heights from the Metro station area to the
edges of the CBD.
Opportunities for Residential Development: Take advantage
of the Optional Method of Development tool to encourage
housing and to provide public facilities and amenities.
Public Amenities and Facilities: Improve Woodmont Triangles
public spaces, including the rights-of-way. Improve lighting for
public safety, promote attractive streets and sidewalks and use
incentives to expand uses and hours of operation among the
local businesses. The Norfolk Avenue Urban Spine, Battery
Lane Urban Park, and NIH Gateway Park are each
recommended to undergo improvements.
Green Building Technology: Incorporate emerging green
building methods and practices into new development and
redevelopment.

Woodmont Triangle

Page 5 of 18

Proposed Improvements to Battery Lane

Urban Park

Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
The Woodmont Triangle Planning Area currently has 11 zones: 3 Residential, 1 Commercial, 4 Central
Business District (CBD) and 3 Planned Development zones.
Existing Residential:
R-60: Detached Unit, Single-Family
RT-12.5: Townhouse, Single-Family
R-10: Multi-Family, High Density
Existing Commercial
C-T: Commercial, Transitional

Existing CBD:
CBD-1: Central Business District
CBD-2: Central Business District
CBD-R1: Central Business District,
Residential
CBD-R2: Central Business District,
Residential
Existing Planned Development
PD-44: Planned Development
PD-75: Planned Development
PD-100: Planned Development

Standard Implementation:
The existing R-60 and R-60/TDR will be translated to the proposed R-60 zone. The existing RT-12.5 zone
will remain. The existing R-10 will remain.
The existing C-T zone will be translated to the proposed CRN (Commercial Retail Neighborhood) zone.
The existing PD-44, PD-75, and PD-100 zones will remain unchanged.
The existing CBD zones will fall into the specific proposed CR (Commercial Retail) zones using both the
standard implementation criteria and specific Master Plan recommendations. CBD parcels that do not
have specific Master Plan recommendations will translate to the proposed zone based on the standard
zoning translation table.

Woodmont Triangle

Page 6 of 18

Updated July 2014 based on Adopted DMA

NON-STANDARD CONVERSIONS
In some cases, properties were not converted using the standard conversions as outlined earlier in the
packet.
Generally, this is because the relevant Master or Sector Plan made recommendations regarding the
appropriate density, height, or mix of uses on a given site.
In other cases, the text of the zoning ordinance or an overlay zone can affect the development potential
of a site, and therefore affect the conversion given as part of the draft proposed DMA.
Additionally, the PHED Committee instructed that, when requested by a property owner, existing site
approvals be reflected in the draft proposed DMA. Non-standard conversions sometimes reflect these
project approvals.
The following pages will give detail on all of the non-standard conversions in this plan area.

Woodmont Triangle

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
WDMNT-01
Master Plan:
Woodmont Triangle
Location:
Wisconsin Ave & Battery Lane
Existing Zone:
CBD-1
Standard Conv:
CR-3.0 C-2.0 R-2.75 H-90 T
Proposed Conv:
CR-3.0 C-1.0 R-3.0 H-90 T
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Reduced to 1.0
Residl FAR:
Increased to 3.0
Height:
Standard
Reason for non-standard conversion:
Woodmont Triangle Amendment, page 13:
FAR In order to encourage residential development, the
recommended increase in density up to the maximum allowed
would be for residential development. All CBD zoned parcels
within the study area will be limited to a FAR of 1.0 for nonresidential development.
Notes:
The is property has been approved for additional residential
density above the standard conversion up to 3.0 FAR under site
plan 82006036B. As a result, the conversion will give the
additional density which has already been approved.
SEE ALSO: Change log document MAP-R-240.

Woodmont Triangle

Page 8 of 18

Updated July 2014 based on Adopted DMA

Modifications

MP Number:
WDMNT-02
Master Plan:
Woodmont Triangle
Location:
Existing Zone:
CBD-1
Standard Conv:
CR-3.0 C-2.0 R-2.75 H-90 T
Proposed Conv:
CR-3.0 C-1.0 R-2.75 H-90 T
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Reduced to 1.0
Residl FAR:
Standard
Height:
Standard
Reason for non-standard conversion:
Woodmont Triangle Amendment, page 13:
FAR In order to encourage residential development, the
recommended increase in density up to the maximum allowed
would be for residential development. All CBD zoned parcels
within the study area will be limited to a FAR of 1.0 for nonresidential development.

Woodmont Triangle

Page 9 of 18

Updated July 2014 based on Adopted DMA

Modifications

MP Number:
WDMNT-03
Master Plan:
Woodmont Triangle
Location:
Existing Zone:
CBD-R2
Standard Conv:
CR-5.0 C-1.0 R-5.0 H-200 T
Proposed Conv:
CR-5.0 C-1.0 R-5.0 H-145 T
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Reduced to 145
Reason for non-standard conversion:
Woodmont Triangle Amendment, page 22:
See table on page 22.
The portions of Blocks 10, 12, 13, 14, 15, and 45 zoned CBD-R2
are limited to 143 in height.

Woodmont Triangle

Page 10 of 18

Updated July 2014 based on Adopted DMA

Modifications

MP Number:
WDMNT-06
Master Plan:
Woodmont Triangle
Location:
Fairmont & Norfolk, Fairmont & Old Gtown
Existing Zone:
CBD-2
Standard Conv:
CR-5.0 C-4.0 R-4.75 H-145 T
Proposed Conv:
CR-5.0 C-1.0 R-4.75 H-145 T
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Reduced to 1.0
Residl FAR:
Standard
Height:
Standard
Reason for non-standard conversion:
Woodmont Triangle Amendment, page 13:
FAR In order to encourage residential development, the
recommended increase in density up to the maximum allowed
would be for residential development. All CBD zoned parcels
within the study area will be limited to a FAR of 1.0 for nonresidential development.

Woodmont Triangle

Page 11 of 18

Updated July 2014 based on Adopted DMA

Modifications

MP Number:
WDMNT-11
Master Plan:
Woodmont Triangle
Location:
Existing Zone:
CBD-1
Standard Conv:
CR-3.0 C-2.0 R-2.75 H-90 T
Proposed Conv:
CR-3.0 C-1.0 R-2.75 H-120 T
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Reduced to 1.0
Residl FAR:
Standard
Height:
Increased to 120
Reason for non-standard conversion:
Woodmont Triangle Amendment, page 13:
FAR In order to encourage residential development, the
recommended increase in density up to the maximum allowed
would be for residential development. All CBD zoned parcels
within the study area will be limited to a FAR of 1.0 for nonresidential development.
Woodmont Triangle Amendment, page 21:
The Amendment limits height in Block 9 to 90 feet Parcel
646, the American Inn property, is situated between two taller
buildings. To achieve comparable heights, building height may
be increased on this property up to 118 feet.
Woodmont Triangle Amendment, page 21:
[Block 10] is zoned CBD-1 and CBD-R2 Heights are limited on
CBD-1 properties to 90 feet and limited on CBD-R2 properties
to 143 feet The Plank, Inc and Troiano properties are situated
south of an existing building of 135 feet and north of a CBD-R2
property which has a height limit of 143 feet. To achieve
comparable building heights, this Amendment retains the CBD1 zoning on these properties, but increases the height limit to
118 feet

Woodmont Triangle

Page 12 of 18

Updated July 2014 based on Adopted DMA

Modifications

MP Number:
WDMNT-13
Master Plan:
Woodmont Triangle
Location:
Existing Zone:
CBD-1
Standard Conv:
CR-3.0 C-2.0 R-2.75 H-90 T
Proposed Conv:
CR-3.0 C-1.0 R-2.75 H-120 T
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Reduced to 1.0
Residl FAR:
Standard
Height:
Increased to 120
Reason for non-standard conversion:
Woodmont Triangle Amendment, page 13:
FAR In order to encourage residential development, the
recommended increase in density up to the maximum allowed
would be for residential development. All CBD zoned parcels
within the study area will be limited to a FAR of 1.0 for nonresidential development.
Woodmont Triangle Amendment, page 22-23:
Block 11 is located between Wisconsin Avenue, Woodmont
Avenue and Norfolk Avenue, across the street from the CBD
Core, and within two blocks of the Metro station. There is no
residential development in this block. This is an appropriate
location for housing. To encourage residential redevelopment,
this Amendment retains the existing CBD-1 zoning but
increases the FAR to 3.0. Heights are limited to 118 feet or 143
feet with a 22 percent MPDU bonus density.

Woodmont Triangle

Page 13 of 18

Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
Woodmont Triangle
Zone

Existing
Acres

Proposed
Percent

Zone

Acres

Percent

R-60

5.25

6.52 R-60

5.25

6.52

RT-12.5

2.29

2.85 RT-12.5

2.29

2.85

27.48

34.13

2.65

3.29

14.7

18.27

1.61
6.43

2.0
7.98

2.81

3.50

R-10

27.48

34.13 R-10
CR-3.0 C-1.0 R-2.75 H-120 T

CBD-1

18.96

23.59 CR-3.0 C-1.0 R-2.75 H-90 T

CR-3.0 C-1.0 R-3.0 H-90 T
7.98 CR-5.0 C-1.0 R-4.75 H-145 T
3.5 CR-3.0 C-0.75 R-3.0 H-145 T

CBD-2
CBD-R1

6.43
2.81

CBD-R2

10.39

12.91 CR-5.0 C-1.0 R-5.0 H-145 T

10.39

12.91

C-T

0.33

0.41 CRN-0.5 C-0.5 R-0.25 H-35

0.33

0.41

PD-44

1.77

2.19 PD-44

1.77

2.19

PD-75

0.49

0.61 PD-75

0.49

0.61

PD-100

4.28

5.31 PD-100

4.28

5.31

Grand Total

80.48

Woodmont Triangle

Grand Total

Page 14 of 18

80.48

Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
Woodmont Triangle: Existing Zoning
Residential Medium Density

Townhouse

Multi-Family

Central Business District

Commercial

Planned Development

Woodmont Triangle: Proposed Zoning

Residential Medium Density

Townhouse

Multi-Family

Comm/Res - Neighborhood

Commercial/Residential

Planned Development

Woodmont Triangle

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Updated July 2014 based on Adopted DMA

EXISTING ZONING MAP

Existing Zones
Residential
Medium Density
R-60

Townhouse
RT-12.5

Multi-Family
R-10
R-10/TDR

Commercial
C-T

Central Bus. Dist.

CBD-1
CBD-R1
CBD-2
CBD-R2

Planned
Development
PD-44
PD-75

Woodmont Triangle

Page 16 of 18

Updated July 2014 based on Adopted DMA

PROPOSED ZONING MAP

Proposed Zones
Residential
Medium Density
R-60

Townhouse
RT-12.5

Multi-Family
R-10

Comm/ResNeighborhood
CRN

Commercial/
Residential
CR

Planned
Development
PD-44
PD-75

Woodmont Triangle

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Updated July 2014 based on Adopted DMA

PLANNING AREA CONTEXT

Woodmont Triangle

Page 18 of 18

Updated July 2014 based on Adopted DMA