Brief Summary of the Olney Master Plan
Bowie Mill Property
R200/PD3 zoning
This means the zoning is R200 (max 78 units) with an option that the
developer of the land may (or may not) request a rezoning to PD3 (max
117 units). The PD application and approval process are time consuming
and it is unlikely that a developer would pursue this option unless a
Natural Resources Inventory of the property indicated that a significant
portion of the property could be developed. Our data suggests that at
least 2/3 of the property is not developable.
Olney Coalition was successful to have the
following language added to the master plan recommendation:
“To maximize the potential for affordable
housing, the site is appropriate for R-200/PD-3 zoning but the
actual yield may be limited due to compatibility and environmental
constraints on the site. The full yield allowed by the PD-3 zone is
only appropriate if the following objectives can be met:
1)
At least half of the units are affordable (MPDUs or work force
housing). It would be acceptable to have the affordable housing (in
excess of what is required by law) placed on another site in Olney
if there is joint development of both sites. The Council recommends
the Executive pursues this option first.
2)
The size, scale, and design of the development preserve the
sensitive environmental resources in accordance with a stormwater
management concept approved by the county. The stormwater
management concept must include measures which are designed to
enhance natural stormwater filtration and recharge.
3)
The density of development and the resulting population increase
does not overwhelm the area’s already severely strained public
facilities.
4)
Lot sizes, the mix of housing types (single family detached,
duplexes, and townhouses. Multi-family structures are excluded) and
density are compatible with adjacent properties.
5)
Commercial development is not appropriate for this site."
Bowie Mill Road
The section from Cashell to Route 108 has been down-classified from
arterial to primary residential. This means the community may pursue
traffic calming measures (such as flat top speed humps or circles) if
they feel they are necessary to slow the traffic.
Southeast Quadrant
Almost all properties are to be zoned RNC. Those that have access
to sewer have a base density of 0.33 units per acre. The MPDU law
applies to any development of more than 20 units. For properties that
fall into this classification, the effective density is 0.40 units per
acre. The Council kept the recommendation by the Planning Board to zone
the 85 acre property at the corner of Routes 28 and 97 known as Golden
Bear as TDR7 (7 units per acre + MPDU bonus density or a max of 725
units).
Town Center
Overview of the MXTC zone: 20 residential units per acre, 70 foot
height (five stories) if developed under the optional method and the
Planning Board can reduce it in order to have compatibility with
existing adjacent properties, public use space can be indoor space (for
example, space devoted to a Civic Center.) A Town Center Advisory Group
will be formed to guide the redevelopment of town center. Language was
added to have this group be more proactive and part of the review of any
redevelopment.
Silo Inn
All three acres will be commercial. No restrictions on location of
curb cuts.
Staging
The maximum theoretic yield for the entire plan = 15,487 units.
This number is predicted to exceed transportation congestion index
standards, therefore staging of growth was recommended. Stage one =
15,235 units. Stage two = traffic analysis to find out if Olney has
exceeded index standards. If so, new additional development can proceed
only if there is an approved and funded project which will lower the
index.
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