Subject
title
Work Session #2 on Zoning Text Amendment Application TXT2026-00271, for the Zoning Ordinance Rewrite and Map Amendment Application MAP2026-00126, for the Comprehensive Map Amendment; Mayor and Council of Rockville, Applicants - Articles 1-5: General Provisions; Definitions, Interpretation, and Measurement; Administration; Development Applications, Permits, and Procedures; and Zones and Zoning Map
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Department
CPDS - Zoning Review & Other
Discussion
Project History
In 2023, the city began a comprehensive rewrite of the city’s Zoning Ordinance. This project, known as the Zoning Ordinance Rewrite (ZOR), kicked off shortly after the adoption of the Rockville 2040 Comprehensive Plan. The Zoning Ordinance Rewrite project will produce a new Zoning Ordinance for the City of Rockville. In conjunction with the ZOR, the city’s zoning map will be updated through a comprehensive amendment to the zoning map.
Adoption Process
On December 1, the Rockville Mayor and Council authorized applications for the staff’s recommended drafts of the Zoning Text Amendment (ZTA) and Comprehensive Map Amendment (CMA) to be filed with the City Clerk (colloquially called the “Staff Draft Zoning Ordinance” and “Staff Draft Zoning Map”). This authorization to file initiated the formal adoption process for both documents.
The Planning Commission concluded its review of the Staff Drafts on February 25 and transmitted its recommendations to the Mayor and Council. The Mayor and Council began their review on April 13.
During the review process, community members are also able to review, comment, and testify on the Staff Drafts prior to adoption, which is scheduled for July 6, 2026.
Work Session
Background
This work session is the second in a series of work sessions that the Mayor and Council will hold during the adoption process. During this work session, Mayor and Council will discuss Articles 1 through 5 of the Staff Draft Zoning Ordinance, focusing on the “Key Changes” between the current ordinance and the proposed ordinance as identified in Highlights: Staff Draft Zoning Ordinance.
The following materials can be accessed via the project webpage, engagerockville.com/zoningrewrite </..//../Users/jwasilak/AppData/Local/Microsoft/Olk/Attachments/ooa-1d340a77-5d6d-4c19-8c0b-7e34da7eaf70/cad90bf04bdc3cca490977b5edd6bab8745bb7fa08d4416f6712f5ad0f5ccb9b/engagerockville.com/zoningrewrite>:
• Staff Draft Zoning Ordinance Table of Contents
• Original Staff Drafts, Authorized for Filing on December 1, 2025
o Highlights: Staff Draft Zoning Ordinance
o Staff Draft Zoning Ordinance (full text)
o Staff Draft Zoning Map
• Revised Staff Draft published to Engage Rockville on April 20, 2026
o Revised Staff Draft Zoning Ordinance and Zoning Map Changes List
o Revised Staff Draft Zoning Ordinance (full text)
o Revised Staff Draft Zoning Map
Key Changes by Article
The information below is adapted from Highlights: Staff Draft Zoning Ordinance. Key Changes from the current Zoning Ordinance to the Revised Staff Draft Zoning Ordinance are listed. Changes corresponding with specific direction from Mayor and Council, received either during the pre-release work session held in 2025 or during the April 13 work session, are denoted in red italics.
Article 1. General Provisions
Rationale
The General Provisions Article lays out the legal framework and general purpose of the Zoning Ordinance.
Key Changes
1. Establishes the Zoning Ordinance’s relationship to the Comprehensive Plan in the Purpose section.
2. Eliminates the ability to waive Comprehensive Plan consistency findings.
3. Removes regulations pertaining to vesting of zoning rights, as this is governed by State law.
4. Includes new transitional provisions to govern the transition between the old and new zoning ordinance. These address Project Plan and Site Plan applications that are currently under review or that are approved and proceeding toward construction.
5. Revises the Zoning Text Amendment process to allow authorization to file only by the Mayor and Council.
6. Revises the annexation process described in the Zoning Ordinance to provide more detail and better align with existing State law on municipal annexations.
Article 2. Definitions, Interpretation, and Measurement
Rationale
The Definitions, Interpretation, and Measurement Article defines terms used throughout the Zoning Ordinance, provides guidance on interpreting the language used in the ordinance, along with instructions for calculating or measuring certain standards, such as building height and setbacks, and outlines exceptions from height and setback requirements (i.e., encroachments).
Key Changes
1. Ensures all terms are properly defined and updates definitions throughout.
2. Simplifies, clarifies, and makes consistent measurement standards, including building height measurements.
3. Allows encroachment of covered, unenclosed porches into the rear yard setback (9’ to match front yard encroachment).
4. Allows in-kind replacement of nonconforming air conditioners and heat pumps in residential zones.
Article 3. Administration
Rationale
The Administration Article brings together sections addressing the general administration of the Zoning Ordinance. These include sections describing the various approving authorities (Mayor and Council, Planning Commission, Board of Appeals, etc.), methods for appealing decisions rendered under the Zoning Ordinance, general application and noticing requirements, and amending the text of the Zoning Ordinance.
Key Changes
1. Provides more detail on how to appeal administrative decisions.
2. Simplifies provisions that allow plan and permit expirations to be extended, largely making these provisions consistent across plan and permit types. Specifically, allows the Chief of Zoning to extend most development approvals issued under the Zoning Ordinance up to two times by two years each time for good cause shown.
Article 4. Development Applications, Permits, and Procedures
Rationale
This article describes the application and approval process for Site Plans, Project Plans, Special Exceptions, permits, and variances. As drafted, the new article incorporates recommendations from the FAST work program as well as input received from the Mayor and Council at several work sessions. The draft article streamlines the development review process by eliminating duplicative or unnecessary steps, expanding administrative approval authority, and clarifying the application process.
Key Changes
1. Allows development applications to proceed from Project Plan to Level 1 Site Plan (approved by the Chief of Zoning) rather than Level 2 Site Plan (approved by the Planning Commission).
2. Eliminates the pre-application (PAM) process, including pre-application area and DRC meetings.
3. Revises and updates the required approval findings for Project Plans and Site Plans, ensuring that required findings are non-discretionary and based on conformance to the law or the Comprehensive Plan.
4. Eliminates Planning Commission review of Special Exceptions, while retaining the Board of Appeals as the Special Exception Approving Authority. This reduces time in the process without sacrificing function, as the Board is capable of making the required findings.
5. Modifies the Residential Area Impact section of the Points Table, which determines what type of approval process (e.g., Project Plan, Level 2 Site Plan, Level 1 Site Plan) a proposed development requires to improve transparency and administration.
6. Clarifies the threshold that determines whether an amendment to a Site Plan or Project Plan is considered a Major Amendment (approved by the Approving Authority of the original approval being amended) or a Minor Amendment (approved by the Chief of Zoning), increasing objectivity and ensuring amendments to all development types are treated consistently.
7. Creates a streamlined process for the Chief of Zoning to approve a change of use in a development governed by a Site Plan or Project Plan without requiring a full Site Plan or Project Plan amendment.
8. Increases the number of projects eligible for Level 1 Site Plan approval (approved by the Chief of Zoning) instead of Level 2 Site Plan approval (approved by the Planning Commission).
9. Creates new permit categories for fences and small sheds.
10. Throughout the ordinance, it places the ability to approve waivers, modifications, and alternative compliance with the Approving Authority for the parent application. Clarifies that the Chief of Zoning is the Approving Authority for waivers associated with building permits.
Article 5. Zones and Zoning Map.
Rationale
This article establishes the City’s zoning districts and the official zoning map, provides relevant guidance, and outlines the process for zoning land that is annexed into the City.
Key Changes
1. Includes a new table showing all zones and their abbreviations, as well as their corresponding category (e.g., Residential, Industrial, Mixed-Use, etc.).
2. Establishes three new Mixed-Use Transit District zones (MXTD-235, MXTD-200, and MXTD-85) and a Residential High Density (RHD) zone.
3. Clarifies that the Historic District zone, Lincoln Park Neighborhood Conservation District zone, and Cluster Development layer are overlay zones.
4. Removes reference to interim floating zones and associated floating zone map amendments, which were instituted to bridge the gap between updates to the Comprehensive Plan and adoption of the new Zoning Ordinance.
5. Updates map amendment processes for accuracy.
6. Add findings for local map amendment approval.
Mayor and Council History
Information related to the Mayor and Council history for the project is contained in the staff report for the public hearing on the associated Zoning Text Amendment.
Public Notification and Engagement
Information related to public notification and engagement for the project is contained in the staff report for the public hearing on the associated Zoning Text Amendment.
Boards and Commissions Review
Information related to board and commission review is contained in the staff report for the public hearing on the associated Zoning Text Amendment.
Next Steps
Next steps are contained in the staff report for the public hearing on the associated Zoning Text Amendment.