FAQs
- The Rockville 2040 Comprehensive Plan recommends a change in land use for the property, which also requires a change to the zone that applies to a property. The comprehensive plan recommends rezoning certain “Focus Areas” to reflect changing community needs and allow for desired land uses. These recommended rezonings have already been vetted with the community through the Rockville 2040 Comprehensive Plan process; now, the CMA will implement these recommendations.
- City staff and their consultants recommend consolidating two zones into one. In limited cases, city staff and their consultants are recommending to consolidate one zone with another. This is intended to eliminate redundancy and make it simpler to understand and administer the city’s zoning ordinance. In these instances where a zone is going away, the properties that are currently within that zone will be recommended for rezoning to another zone.
Zoning should regulate only what needs to be regulated in order to protect health, safety, and the general welfare.
Zoning should respect both existing and desired development patterns.
Zoning should be the implementation of a plan, not a barrier to achieving the community vision.
Achieving equity, resiliency, and sustainability should be cornerstones of any code update.
What is zoning? What is a zoning ordinance?
Zoning regulates what structures and land are used for, where a structure may be located on a lot, and how big structures can be. It also regulates other elements of site development, such as forest and tree preservation, accessory structures, parking, and the processes by which new development can be approved. Zoning laws and regulations are also the main way that the land use recommendations from the city’s comprehensive plan are implemented. Zoning regulations are contained within the city’s zoning ordinance.
Land within the city is divided into different zoning districts (or “zones”), each of which has its own requirements. This way, use and development regulations are tailored to different parts of the city. The city’s zoning map shows how zones are currently applied in the city.
For additional information, check out Rockville Zoning 101.
Why update the zoning ordinance?
Over time, as cities evolve and planning priorities shift, zoning ordinances require updates or adjustments. Updates and adjustments can be made through a comprehensive rewrite of the zoning ordinance, or through text amendments to specific sections of the zoning ordinance.
The city is comprehensively rewriting the zoning ordinance to achieve policy outcomes identified in the Rockville 2040 Plan; modernize the ordinance in line with current planning practices and increase equity; encourage redevelopment and investment in the city; improve the ordinance’s organization and accessibility; resolve inconsistencies; and streamline development review processes.
In addition to the zoning ordinance itself, the city’s zoning map, which shows the how zones are currently applied in the city, will also be updated through this project.
When was the zoning ordinance last updated?
The city’s zoning ordinance was last updated in 2009.
What is a Comprehensive Map Amendment?
A Comprehensive Map Amendment (CMA) is a legislative process that changes to the city’s official zoning map to better reflect community needs and land use goals. A CMA alters the zoning classifications (or “rezones”) properties within a jurisdiction. In Rockville, only some of the city’s properties are recommended to be rezoned, while many of the properties will be recommended to retain the same zoning they already have so the existing zoning will be confirmed. The CMA will help to align the city’s zoning with the Rockville 2040 Comprehensive Plan.
A new zoning map will be adopted – but not until it has gone through a public review process, along with the Zoning Ordinance Rewrite. For more information on the process and how to be involved, see the question, “How do I get involved in the Comprehensive Map Amendment process?”
Why undertake a Comprehensive Map Amendment?
Comprehensively amending the city’s zoning map will help to align the city’s zoning with the Rockville 2040 Comprehensive Plan and make it simpler to understand and administer the city’s zoning ordinance. Through this process, only some of the city’s properties are recommended to be rezoned, while many of the properties will be recommended to retain the same zoning they already have. Rezonings are recommended for one of two reasons:
Will the Zoning Ordinance Rewrite affect me or my property?
Zoning regulates what structures and land are used for, where a structure may be located on a lot, and how big structures can be. It also regulates other elements of site development, such as forest and tree preservation, accessory structures, parking, and the processes by which new development can be approved.
The Zoning Ordinance Rewrite aims to implement the zoning-related recommendations from the Rockville 2040 Plan, improve development processes, and incorporate the city’s commitment to equity and sustainability. It will not prevent an owner from exercising their rights to use and enjoy their property; however, if you intend to build a new home or structure, or add on to an existing home or structure, it may impact you.
Will the Comprehensive Map Amendment affect me or my property?
The Comprehensive Map Amendment (CMA) will change the city’s official zoning map. Through this process, only some of the city’s properties are recommended to be rezoned, while many of the properties will retain the same zoning they already have. If you own property within the city, it is possible your property will be recommended for rezoning.
Zoning regulates what structures and land are used for, where a structure may be located on a lot, and how big structures can be. It also regulates other elements of site development, such as forest and tree preservation, accessory structures, parking, and the processes by which new development can be approved.
The CMA will not prevent an owner from exercising their rights to use and enjoy their property; however, if a rezoning is recommended for your property, that could impact the type of uses that are allowed, as well as how the site can be developed in the future.
What is the difference between a zoning ordinance rewrite and a zoning text amendment?
A zoning ordinance rewrite is like writing a new book, while a text amendment is like editing or updating specific chapters or sections of an existing book.
A zoning ordinance rewrite is a thorough revamp of a city's zoning ordinance, requiring a holistic re-evaluation and potential redrafting of the existing code to implement the goals of the city’s comprehensive plan. This endeavor is usually prolonged and rigorous, demanding widespread community consultation, expert insights, multiple public discussions, and several rounds of meticulous review. Ultimately, the process culminates in a fresh, updated zoning ordinance that supersedes the previous one.
Zoning text amendments, which can occur piecemeal or in batches, entail targeted modifications to the existing zoning code, making incremental changes rather than overhauling the entire policy document. These amendments are typically pursued to address specific issues, clarify vague language, or integrate previously unconsidered land uses. The amendment process is not as lengthy as a full rewrite. As a result, the overall zoning ordinance remains intact, but with adjustments to selected sections.
How does the Zoning Ordinance Rewrite relate to the Rockville 2040 Comprehensive Plan?
The Rockville 2040 Comprehensive Plan describes the broad vision for the city’s future. It is the core philosophy that guides development, conservation, and capital improvement project to improve the quality of life in Rockville. This plan was adopted in 2021.
Comprehensive plans contain goals and objectives for land use and recommendations for how those objectives and goals can be implemented through a zoning code update or rewrite. Because of this, a zoning ordinance update will often follow a comprehensive plan update. In 2022, after the comprehensive plan’s completion, the city approved a project charter for the Zoning Ordinance Rewrite. The project then kicked off in Fall 2023.
How does this project relate to the development review process and the ongoing FAST initiative?
The development review process is regulated through the zoning ordinance.
FAST 2 (a city effort to make the development and permitting process Faster, Accountable, Smarter, and Transparent) is the second phase of an initiative begun in 2018. Because the city’s zoning ordinance regulates the processes by which new development can be approved, many of the process changes recommended by FAST 2 will be implemented through the Zoning Ordinance Rewrite (ZOR).
What are the guiding principles of the Zoning Ordinance Rewrite?
These principles are intended to provide clarity and transparency around the values that guide the project.
Read more about the project’s guiding principles.
What is the timeline for this project?
A zoning ordinance rewrite is usually prolonged and rigorous, demanding widespread community consultation, expert insights, multiple public discussions, and several rounds of meticulous review.
The project kicked off in Fall 2023 and is anticipated to end in Spring 2026. For more details, see the Project Timeline sidebar on the right-hand side of this webpage.
Where can I watch past meetings discussing the project?
Past meetings for the project can be accessed in the Key Dates sidebar on the right-hand side of this webpage.
How do I get involved in the Comprehensive Map Amendment process?
If your property is recommended for rezoning, or if your property is located adjacent to a recommended rezoning, you will receive mailed notification from the city. These notices will inform recipients of workshops intended specifically for those property owners (and those adjacent) whose property is recommended for rezoning.
City staff will also be contacting neighborhood associations where rezonings are recommended within or adjacent to the neighborhood association boundaries to provide information as needed.
Before the new zoning map is adopted, city staff will also host workshops for the general public and present recommendations to the Planning Commission and Mayor and Council. There will be a public hearing with associated comment period that will provide a platform for community members to voice their opinions and ask questions. The public hearing will occur during the “Adoption” portion of the process, which is planned to occur from summer 2025 to spring 2026.
Have a question? Let us know by contacting the staff members listed in the “Who’s Listening” portion of the page, found here. And be sure to sign up for email updates to stay engaged in the process along the way!
How do I get involved in the Zoning Ordinance Rewrite?
The Zoning Ordinance Rewrite will build on community input received during the Rockville 2040 Plan process. For ongoing opportunities to engage, keep up-to-date with this page.
When will I see a new proposed zoning map?
City staff is in the process of mapping recommended rezonings. At this this time, a map of the rezonings recommended by the Comprehensive Plan can be found here. Rezoning of these areas is proposed to occur through the city’s ongoing Comprehensive Map Amendment, which is associated with the ongoing Zoning Ordinance Rewrite (ZOR).
Among other tasks, the ZOR will refine the list of zones within the city. Many zones will be maintained, while some zones will be added and others will be consolidated. As a result of these changes to the list of zones, additional rezoning is anticipated to be proposed.
Be sure to sign up for email updates to stay informed!
How does the Comprehensive Map Amendment relate to the ongoing Town Center Master Plan (TCMP)?
The Town Center Master Plan update that is currently ongoing will amend, if approved, the Rockville 2040 Comprehensive Plan chapter that relates to the Town Center area. The TCMP will include vision and policy recommendations to guide future development of Town Center, including recommendations related to zoning; however, as with the Rockville 2040 Plan, the plan will not actually change zoning. The Comprehensive Map Amendment is the vehicle used to implement the revised regulations to ensure that future development in Town Center complies with the vision and recommendations identified in the TCMP.
Does the Zoning Ordinance Rewrite or Comprehensive Map Amendment affect the school(s) my child attends?
No, the Zoning Ordinance Rewrite & Comprehensive Map Amendment will not change the school(s) your child currently attends or is planned to attend in the future. The City of Rockville’s land use zoning does not impact the school attendance clusters defined by Montgomery County Public Schools.
Does the Zoning Ordinance Rewrite or Comprehensive Map Amendment affect city elections or election processes?
No, the Zoning Ordinance Rewrite and Comprehensive Map Amendment does not impact elections or election processes. The City of Rockville’s land use zoning does not impact elections and election processes as administered by the City Clerk’s Office in accordance with state and local law.
Is the city taking my property? Should I be concerned about eminent domain?
No, the city is not taking any properties; and the city also is not exercising eminent domain. The Comprehensive Map Amendment will not result in any changes in property ownership or directly impact property ownership in any way.