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County Council votes to ignore master sector plan density guidelines |
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Check out the post and discussion on the MoCo Progressive blog.
Below is an excellent explanation by Forest Estates resident Adam Pagnucco:
This blog (MoCo Progressive, usually a good read) refers to the
Council's workforce housing bill, passed in July. The bill is
Ordinance 15-77, Zoning Text Amendment 05-16, and you can read it at
http://www.montgomerycountymd.gov/content/council/pdf/bill/2006/15-77.pdf.
When the bill was passed, it received substantial media coverage by
requiring developers of housing around Metro sites to set aside 10%
of the units as "workforce housing." This housing category was
intended for families making less than 120% of median county income.
However, what received less attention was that the bill allowed the
developers to exceed master plan density limits by 10%. So, the
workforce housing would not depress the developers' profits because
they could build 10% more units around Metro stations than would have
been otherwise allowed.
Council members Praisner and Andrews attempted to amend the bill by
eliminating the 10% extra density allowance. Their motion failed by
2-7. The overall bill then passed 9-0 and now applies to all Metro
stations.
The Forest Glen Sector Plan, passed in 1996, sets two zoning options
for housing on the FG Metro station. The first option, RT-12.5,
allows for 12.5 townhouses per acre. The second option, PD18, allows
for a "planned development" of 18 units per acre. About this second
option, the plan states, "Additional density may be appropriate if
all additional units are MPDUs [Moderately Priced Dwelling Units].
The PD Zone requires site approval and permits detailed examination
of design and traffic issues as a basis for approval of the zone.
The PD Zone would also require an approval of a Development Plan."
(pg. 27) The master plan recommends that if the developer chooses
the PD18 option, the development should have buildings of a "low
scale," should provide a public open space and should have
streetscaping along Forest Glen Road.
I do not know which option EYA or the other bidders are considering,
but whichever way they go, they can now tack on 10% to the master
plan's density limit
- Adam Pagnucco, Dameron. |