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Subdivision Regulations Rewrite

The document summarizes proposed changes to Montgomery County's subdivision regulations. It discusses reorganizing the regulations for improved navigation and modernizing outdated language. Key changes include new processes for simplified and minor subdivisions, clarified resubdivision criteria, updated road standards, and revised adequate public facilities tests. The Planning Board will release a public hearing draft and hold a hearing in late April before finalizing changes for County Council approval in June.

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Subdivision Regulations Rewrite

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MCPB 03/19/15

Item 8

Subdivision Regulations Rewrite

Overview of new structure and summary of
content
Discussion of significant changes
Board approval to release the hearing draft
Set public hearing date
M-NCPPC

What is Subdivision?
Division or assemblage of a piece, or pieces of
land for the purpose of sale or development.
Process by which proposed lot and road
layouts are determined by the Planning Board
prior to the submission of a record plat.

M-NCPPC

Purpose of Subdivision
Establishment of value/entitlements
Change of use
Incentives to follow the process
Record plat as a precursor to sale of property
Building permit

M-NCPPC

Subdivision Review Tools

Chapter 59 Zoning Ordinance
Chapter 22A Forest Conservation Law and
Regulations
Subdivision Staging Policy (APFO)
Property deeds
Master Plans
Development Review Procedures Manual
Chapter 50 Subdivision Regulations
M-NCPPC

Subdivision Regulations Rewrite

Started informally at the same time as the
process to revise the zoning ordinance, and in
earnest since May, 2014.
First Draft for Technical Review released 1119-14.
First Public Draft Released 12-23-15.

M-NCPPC

Objectives

M-NCPPC

Improve organization and ease of reference;

Increase review and approval efficiency;
Codify current interpretations; and
Modernize language that has not been
rewritten in over 50 years.

Improved Organization
Current Table of Contents

Draft Table of Contents

Article I. In General.

Article I. In General.
Division 50.1. Purpose
Division 50.2. Defined Terms
Division 50.3. General Requirements
Article II. Subdivision Plans.
Division 50.4. Preliminary Plan
Division 50.5. Pre-Preliminary Plan
Division 50.6. Simplified Preliminary Plan
Division 50.7. Minor Subdivisions
Article III. Plats.
Division 50.8. Plats-Generally
Article IV. Administration.
Division 50.9. Waivers from this Chapter
Division 50.10. Administrative Procedures

Article II. Plats.

Article III. Approval and Amendment of
Subdivision Plans.

M-NCPPC

Article I. In General
Division 50.1. Purpose
Division 50.2. Defined Terms
Division 50.3. General Requirements
Limit exception to platting for farm dwellings to
parcels that are at least 25 acres in size
Expanded pre-58 exception to parts of lots
Added exception for reconstruction of detached
dwellings
M-NCPPC

Article II. Subdivision Plans

Division 50.4. Preliminary Plan
120-day review clock for preliminary plans; agency
recommendations required 45 days before
hearing date
Agency approvals needed
Planning Board findings for approval of a
preliminary plan
Technical review
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Technical Review: Relation to Master Plan

Finding that events have occurred to render
the relevant master plan recommendation no
longer appropriate

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Technical Review: Resubdivision

Current Language

Goals of the Draft Language

Applies in any residential

zone;
Applies to townhouse lots
Criteria:

Apply only to lots for SF

detached dwellings in
residential zones;
Include only quantifiable
criteria;
Continue to protect existing
neighborhood character;
and
Significantly reduce, if not
eliminate waivers.

M-NCPPC

Street frontage;
Alignment;
Size;
Shape;
Width;
Area; and
Suitability for residential use.

New Resubdivision Provisions

Options considered:
Keep resubdivision analysis but apply only to lots created for
detached dwellings in the R-40, R-60, R-90, R-200 and RE-1
zones, and limit the criteria for analysis to the 3 required by
State law (frontage, alignment and lot area/size).
Keep resubdivision analysis but apply only to lots created for
detached dwellings in the R-40, R-60, R-90, R-200 and RE-1
zones, and limit the criteria for analysis to existing
quantifiable criteria plus those required by State law
(frontage, alignment, lot area/size, lot width and buildable
area)
No resubdivision analysis
M-NCPPC

Technical Review: Roads

New provisions:
Removed out-of-date road standards
Right-of-way parcels required for private roads
Standard right-of-way widths with ability for
the Board to modify
Road construction standards apply to both
public and private roads
M-NCPPC

Private Road ROW

Issues:
Review authority/expertise needs to be
established for certification of design and
construction recommend amending Chapter
49 to grant authority to DPS/DOT to verify
certification of the road from engineer.
Restrictive covenant needed to provide for
liability, future subdivisions and APF tests
(LATR).
M-NCPPC

Technical Review: Adequate Public Facilities

Uses associated with religious institutions that
generate peak-hour vehicle trips are not
exempt;
Revised extension criteria for mixed-use
development;

M-NCPPC

Current language separated into residential

(DUs) and non-residential (FAR/SF);
Not clear how to calculate when dealing with
mixed-use, residential and non-residential uses
(SF? DUs? Both?);
Proposed language calculate based on trips;

Article II. Subdivision Plans

Division 50.5. Pre-Preliminary Submission
Division 50.6. Simplified Subdivision Plan
Division 50-7. Minor Subdivisions

M-NCPPC

Simplified Subdivision Plan

New review/approval process, requires Planning
Director instead of Planning Board approval; and
Options for review/approval include:
Lots for existing institutional uses and places of worship
because of the level of review needed;
Up to 5 lots in the AR because pre-preliminary plans
should not create entitlements; and
Up to 3 lots in the RE-2 and Rural Residential zones; and 1
lot in any residential zone created by platting a parcel that
existed before the requirement that building permits only
be issued on platted lots.
M-NCPPC

Minor Subdivisions
Moved private institutional lots and lots in the
agricultural zone to the Simplified Subdivision Plan
process.
No platting of a parcel containing an existing dwelling
under the zoning standards in effect when the
dwelling was constructed.
Limit consolidation to one-family detached
residential lots to avoid loss of potential road
improvements for non-residential lots that are going
to redevelop and do an APF with site plan.
M-NCPPC

Article III. Plats

Division 50.8. Plats-Generally
Added application processing and hearing
schedule; including a 90-day review period and
the requirement that a hearing date be
established within 30 days of the submittal of the
final plat mylar, with provisions for requesting
extensions

M-NCPPC

Article IV. Administration

Division 50.9. Waivers from this Chapter
Grounds for waiver

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Waiver Provisions
Old Section 50-38

Draft Division 50-10

(1)

A. To grant a waiver, the Planning Board

must find that:
1. due to practical difficulty or unique
circumstances of a plan, the
application of a specific requirement
of the Chapter is not needed to
ensure the public health, safety, and
general welfare;
2. the intent of the requirement is still
met; and
3. The waiver is:
a. the minimum necessary to
provide relief from the
requirements; and
b. consistent with the purposes
and objectives of the General
Plan.

M-NCPPC

The Board may grant a waiver from the

requirements of this Chapter upon a
determination that practical difficulties
or unusual circumstances exist that
prevent full compliance with the
requirements from being achieved, and
that the waiver is: 1) the minimum
necessary to provide relief from the
requirements; 2) not inconsistent with
the purposes and objectives of the
General Plan; and 3) not adverse to the
public interest.

Article IV. Administration

Division 50-10. Administrative Procedures
Bonding and surety for public and private road
improvements

M-NCPPC

Next Steps
Modify the draft as needed based on todays
discussion
Release for review and comments prior to the
Planning Board hearing
Hearing date of April 23, 2015 or April 30,
2015
Board work sessions in May
Approval and transmittal to the County
Council by early June
M-NCPPC