Bujno v. Montgomery County Council

Barnes, J., delivered the opinion of the Court. This case involves an appeal from an order of the Circuit Court for Montgomery County (Shook, J.) dated May 17, 1965 affirming a decision of the Montgomery County Council (the Council) adopted December 8, 1964 by which the Council granted the application filed in May 1964 by the A and M Development Company, contract purchaser (applicant), to rezone approximately 19.5 acres of land from the existing R-R (Rural Residential) zone to the R-H (Multiple-Fiamily, High Rise Planned Residential) zone, and denied the alternative proposal to rezone the land to the R-20 (Multiple-Family Medium Density Residential) zone. The subject property is a part of a 25.24 acre tract known as the Milo Copien property in the 13th Election District of Montgomery County. It is located on the southwest side of Viers Mill Road (Maryland Route 586) north of Gaynor Road.

It is more or less rectangular in shape, having approximately 1500 feet of frontage on Viers Mill Road and 320 feet along Gaynor Road. The remaining 240 feet frontage on Gaynor Road to its ¹¹³ intersection with Veirs Mill Road is occupied by a fire station. The fire station lot has a frontage of approximately 200 feet on the southwest side of Viers Mill Road, and contains one acre of land. The southwestern boundary of the subject property is abutted for its entire length of approximately 1600 feet by Rock Creek Park, the land sloping away from Viers Mill Road toward Rock Creek which is between 150 and 500 feet from the property line.

The northwesterly boundary adjoins a parcel of land of approximately five acres used as a wholesale horticultural nursery which has a frontage on Viers Mill Road of approximately 540 feet. Viers Mill Road is a major highway with 120 feet of right-of-way, consisting of 4 to 6 lanes, divided by a median strip. Gaynor Road is designated on the Master Plan for the vicinity of Rockville, adopted April 26, 1961, as a primary highway and has a 70 foot right-of-way. No single family dwelling abuts the subject property.

Across Viers Mill Road there are single family dwellings on land zoned R-60 (One-Family, Detached Residential) which back onto that road, except one old frame house, set far back from the road which adjoins St. Jude’s Roman Catholic Church and School fronting on Viers Mill Road across from the five acre nursery tract. To the west of the park property is the large Parklawn Cemetery. Except for a golf driving range, the subject property is unused and partly wooded. On the southeast side of Gaynor Road there are single family houses on R-60 land.

In the Master Plan the subject property was recommended for R-60 zoning. The R-H zone, however, had not been created when the Master Plan was adopted on April 26, 1961, the Council not having adopted the ordinance creating the R-H zone until February 13, 1962. There was a prior application filed on November 30, 1960 which requested R-20 zoning which the Council denied on September 25, 1962. Both the Technical Staff and the Montgomery County Planning Board (which adopted the Technical Staff’s report) recommended denial of both proposed reclassifications requested in the alternative in the present May 1964 application, assigning as their principal reasons that there already was sufficient apartment zoned land to meet the demand, that “although the ¹¹⁴ high-rise zone and the R-20 zone can prove compatible with single family development * * * this property is best suited for single family use”, there had been no change in the character of the development and the requested changes did not conform to the adopted Master Plan.

The applicant offered the testimony of Malcolm H. Dill, a well qualified land planner, who from 1947 to 1964 had been Director of Planning for Baltimore County, which indicated that the Technical Staff and the Planning Board had reached an erroneous conclusion and that the subject property was “eminently suited” for R-H zoning. Mr. Dill pointed out that the Technical Staff and Board had failed to distinguish between apartment types in observing that 100 acres had been zoned for apartments in the general area which should be sufficient to meet the demand, and that there was no R-H construction or zoning in the general area. He pointed out that with the construction of the Outer Beltway which would be located to the west of the subject property and, probably constructed within the next six years, the ramps of which, as planned, beginning almost at Gaynor Road, the subject property would be isolated and would provide “an eminently suitable” location for a high-rise apartment in an R-H zone. He further pointed out that such a development would justify its own recreational facilities as well as its own accessory local commercial conveniences.

This would not be possible if the subject property were developed as single family land under R-60 zoning, which could only contain 85 to 90 lots, of which only 25 lots could back against the parkside of the subject property. It would be more desirable to have the park directly accessible to several hundred apartment families rather than the relatively few families in an R-60 development. Then too, the subject property was considerably below the level of Viers Mill Road and the R-60 houses would be far below the grade of the interchange with the expressway. Many of them would be relatively close to Viers Mill Road.

On the other hand, apartments could be placed several hundred feet away, close to the park and well removed from the high fill in connection with the ramp leading to the expressway. In regard to “green area”, R-H zoning would require 11 ¹¹⁵ acres and R-20 zoning would require 12 acres of green area; on the other hand, no green area could be required or reasonably expected with R-60 development. The applicant also offered evidence showing the tax advantages from a tax-education cost point of view of the development of the subject property under R-60 zoning as compared with development under R-20 or R-H zoning; that development under either R-20 or R-H zoning would not create any traffic hazard; and, that there had been a number of changes in the neighborhood since September 25, 1962, when the Council had denied reclassification to the then R-20 zoning including the creation of the R-H zone since the filing of the application in that case on November 30, 1960, and the promulgation of the Master Plan on April 26, 1961, and the substantial amendment of the zoning ordinance in regard to R-20 zoning on April 3, 1962. The protesting improvement association and property owners on Adrian Street (a street northeast of Viers Mill Road and running approximately parallel to it) across from the subject property offered evidence tending to show that there would be traffic congestion caused by either alternative of the requested reclassifications, that there was no need for additional apartment zoning, and pointing out that the Council had denied an R-20 reclassification on September 25, 1962, the proposed rezoning was contrary to the Master Plan and the recommendations of the Technical Staff and Planning Board.

At the end of the testimony, one member of the Council inquired in regard to the correctness of the Technical Staff’s report indicating that the subject property would not be subject to flooding from Rock Creek since all the low land was within the established park taking lines. It was pointed out on behalf of the applicant that the park taking line had been deleted, and all of the park land had already been acquired. It was stated: “Based on the investigation we have made we have found that there is a portion of the property that could be subject to the flood plane (sic) problem.” After being informed that all of Hogan’s Driving Range was included in the application, the member of the Council then stated “I know for a fact that Hogan’s Driving Range floods.” The protestants made no ¹¹⁶ motion to strike out this remark, and although the record was kept open for 10 days, nothing was filed to indicate that a portion of the subject property does not flood. On December 8, 1964 the Council filed an opinion and order granting an R-H reclassification for 19.5 acres of the subject property and declining to grant the R-20 rezoning, alternatively requested.

In its opinion, the Council stated, inter alia: “The District Council disagrees with the recommendations of denial submitted by the Montgomery County Planning Board and its Technical Staff. This site, as presented by the applicant, is uniquely situated between a multi-lane highway and a public park, with a fire station to the south and a horticultural nursery to the north. Most of the tract is presently used as a golf driving range. “While it is true that on September 25, 1962, a requested reclassification for this property to the R-20 Zone was denied, the R-H Zone as requested in the alternative here presents a substantially different proposal. The R-H Zone requires an approval of a site plan before construction and limits the amount of the lot covered by buildings to a maxinmm of 12<?0.

It was pointed out, too, at the hearing how the road pattern in the area has changed since the original zoning. Viers Mill Road has been made a multi-laned highway, the Outer Beltway is planned to be constructed immediately to the south