Rockville planners outline zoning‑rewrite proposals: new MXTD transit zones, a residential high‑density zone, RMD infill and changed height/step‑back rules

Rockville planning staff presented a second work session May 28 on a comprehensive rewrite of the city’s zoning ordinance and an associated comprehensive map amendment, outlining several major recommendations to implement the Town Center Master Plan, expand “missing‑middle” housing options, and modernize height transitions near lower‑density neighborhoods.

Holly Simmons, deputy zoning manager and project manager for the zoning ordinance rewrite, told the Planning Commission the project began in fall 2023 and is tracking toward public release of a draft zoning map and ordinance in December, with adoption targeted for late spring. Staff said the presentation combined guidance previously given to Mayor and Council and new drafting work on zones, building height transitions, revisions to existing zone standards and the proposed comprehensive map changes.

Staff proposed a family of mixed‑use transit district zones (MXTD) to implement the Town Center Master Plan’s three character areas. The proposal creates three new MXTD designations tied to height: MXTD‑85 (edge character area, base height 85 feet), MXTD‑200 (core, base height 200 feet with a 100‑foot bonus) and MXTD‑235 (Maryland‑355 corridor, base height 235 feet with a 100‑foot bonus). Simmons said Mayor and Council supported the approach and asked staff to expand the highest‑intensity MXTD‑235 to some existing MXTD properties near the Twinbrook and Shady Grove metro stations to…