MasterPlanReview

TAKOMAPARK
ApprovedandAdopted December2000

UpdatedOctober 2012

www.zoningmontgomery.org

BACKGROUND
ZONINGCODEREWRITE
In2007,theMontgomeryCountyCouncildirectedthePlanningDepartmenttoundertakea comprehensivezoningordinancerewrite.Lastrewrittenin1977,thecurrent1,200+pagecodeis viewedasantiquatedandhardtousewithstandardsthathavefailedtokeeppacewithmodern developmentpractices. WithonlyaboutfourpercentoflandintheCountyavailableforgreenfielddevelopment,thenew zoningcodecanplayacrucialroleinguidingredevelopmenttoareaslikesurfaceparkinglotsand stripshoppingcenters.Anupdatedzoningcodeis importantforachievingthekindofgrowth MontgomeryCountypolicymakersandresidents want. TheMontgomeryCountyPlanningDepartmentis workingincoordinationwithCodeStudio,ateamof nationallyrecognizedconsultants;acitizenpanel, knownastheZoningAdvisoryPanel(ZAP);and otherCountyagenciestoimprovethezoningcode. TheZAPwasappointedbythePlanningBoardto weighinontheprojectsdirectionandadvisestaff.

PublicListeningSession9/2009

InitialsectionsofthenewcodearedraftedbyCodeStudio,andaresubsequentlyanalyzedand editedbyplannersbasedonfeedbackfromZAP,countyagencyrepresentatives,residentsand otherstakeholders.TheZoningCodeRewritedraftscontinuetoundergomultiplereviewsand revisionsinpreparationforthedistributionofapublicdraftofthenewcodeexpectedinsummer 2012.ThecomprehensivepublicdraftwillthenbepresentedtothePlanningBoardand,ultimately, theCountyCouncilaspartofapublicreviewprocess.

ZONECONVERSIONPROCESS
AnimportantaspectoftheZoningRewriteprocessisthepotentialconversionof123existingzones intoabout30proposedzones.Whilesomeoftheproposedzonesareadirectonetoone translationofexistingzones,othersaretheresultofcombiningexistingzoneswithsimilar standards.Additionally,existingzonesthatarenotcurrentlymappedorarenolongerusedinthe Countyhavebeeneliminatedfromtheproposedcode.Throughtheconversionprocess, MontgomeryCountyaimstosimplifythenumberofzones,eliminateredundancy,andclarify developmentstandards.Afullconversionchartforallzonescanbefoundinthedocumentssection ofourwebsite:www.zoningmontgomery.org.

UpdatedOctober 2012

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Agricultural,Residential,andIndustrialZoneConversion:
Foragriculturalandruralzones,theexistingzoneswillbeconvertedtoproposedzonesonaoneto onebasis,withtheexceptionoftheLowDensityRuralClusterzonewhichisnotcurrentlyusedin theCountyandwillbeeliminated. Severaloftheexistingresidentialzoneswillalsodirectlyconvertonaonetoonebasis.Other residentialzoneswillbeconvertedbycombiningexistingzonesthathavesimilardevelopment standards.TheR4Plexzone,whichisnotcurrentlymappedanywhereinthecounty,willbe removedfromtheproposedcode. ConversionofIndustrialzoneswillcombinesimilarzones(RuralService,I1,andI4)intothe proposedIndustrialLight(IL)zone.Theexistingheavyindustrialzone(I2)willconvertdirectlyto theproposedIndustrialHeavy(IH)zone.

Examples:

Agricultural andRural

RuralDensity Transfer(RDT)

Agricultural Reserve(AR)

R60
(detachedresidential)

Residential
R60/TDR
(detachedresidential)

R60
(detachedresidential)

RuralService (RS)

Industrial

LightIndustrial (I1) LightIndustrial (I4)

Industrial,Light (IL)

UpdatedOctober 2012

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CommercialandMixedUseZoneConversion:
ParcelslocatedintheexistingCommercial,Mixeduse,CentralBusinessDistrict(CBD),andTransit StationzoneswillbeconvertedintooneoftheproposedCommercial/Residential(C/R)or Employment(E)Zonesusingatwotieredprocess. First,decisionsforconversionsofaspecificparcelinthesezoneswerebasedonrecommendations withintheMasterPlan.PlanningstaffreviewedeachMasterPlanintheCounty.WhentheMaster Planprovidedspecificrecommendationsaboutalloweddensity,height,ormixofusesforindividual commercialormixeduseparcels,thoserecommendationswereusedtobuildtheformulaofthe proposedzone.Thisconversionensuresconsistencywithcurrentlyalloweddensityandheight,and helpscodifymasterplanrecommendationsinaparcelspecificmanner. Second,iftheMasterPlandidnotmakespecificrecommendations,thecurrentzoneconvertedtoa proposedzoneonaonetoonebasisortheproposedzonewasdeterminedusingaspecific standardizeddecisiontree(seeexamplebelow).Thestandardizeddecisiontreeconvertsexisting zonesbyconsideringeachspecificparcelsproximitytosinglefamilyneighborhoodsorother factors.Thegoaloftheconversiondecisiontreeistoretaincurrentlyallowedheightsanddensities andmaintaincontextsensitivity.

EXAMPLE:C1ConvenienceCommercial Confrontsorabuts R150orlessintense Abuts R90,R60, R40,orRMH ConfrontsR90,R60, R40,orRMH ConfrontsorabutsRT ormoreintense Within RuralVillageOverlay
then

ENR1.0 H45 CRN0.5 C0.5R0.25H35 CRT0.75 C0.5R0.5H45 CRT1.0 C0.75R0.75H45 CRN0.25 C0.25R0.0H35

then

C1

if

then

then

then

UpdatedOctober 2012

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 PLANHIGHLIGHTS

TAKOMAPARK

TheTakomaParkMasterPlanwasapprovedandadoptedinDecember2000.TheMasterPlan establishesasetofrecommendationsintheareasofcommunitypreservation,stability,and character;commercialandinstitutionalcenters;communityfacilities,parks,andenvironmental resources;andneighborhoodfriendlycirculation. TheMasterPlanrecommendspreservingtheexistingresidentialcharacter,retainingthe existingmixofhousing,providingadequatemaintenanceforinfrastructureandhousingstock, andensuringtheprovisionofcommunity facilitiestomeettheneedsofresidents.The Planfurtherrecommendsrevitalizingthe TakomaParkcommercialcentersinamanner thatwillnotnegativelyimpactthesurrounding neighborhoods.ThePlanfurtheradvocates enhancingthecommunityspublicfacilitiesand promotingacirculationsystemthat accommodatesvehiculartraffic,pedestrians, cyclists,andtransitusers.
TakomaParkBusinessesCommunityCenter

UpdatedOctober 2012 TakomaParkBusinessesalongCarrollAvenue

www.zoningmontgomery.org

TheTa

ZONECONVERSION

TheTakomaParkPlanningAreacurrentlyhas11zones:8Residentialand3Commercial. ExistingResidential: RE2:DetachedUnit,OneFamily R40:DetachedUnit,OneFamily R60:DetachedUnit,OneFamily RT8:Townhouse RT12.5:Townhouse R30:MultipleFamily,LowDensity Residential StandardConversion: TheexistingRE2willconvertdirectlytotheproposedRE2zone.TheexistingR40willconverttoR40 andR60willconverttoR60.TheexistingRT8willconvertTF8(TownhouseFloating)andtheexisting RT12.5willconverttotheproposedTF12.5zone.TheR30willconverttotheproposedR30zone (MultiFamily,LowDensity),theR20willconverttotheproposedR20zone(MultiFamily,Medium Density),andtheR10willconverttotheproposedR10(MultiFamily,HighDensity)zone. TheexistingC1,C2,andOMzoneswillconverttotheproposedzonesCRN(CommercialResidential Neighborhood),CRT(CommercialResidentialTown),andEOFF(EmploymentOfficeFloating)usingboth thestandardconversioncriteriaandspecificMasterPlanrecommendations.Commercialparcelsthat donothavespecificmasterplanrecommendationswillconverttotheproposedzonebasedonthe standardizedconversion.Eachparcelsproximitytosinglefamilydetachedneighborhoodswas consideredintheconversiondecision,withtheoverallgoaltoretaincurrentlyallowedheightsand densitiesandmaintaincontextsensitivity. MasterPlanRecommendedConversion: OthercommercialparcelswillconverttotheproposedzonesbasedonMasterPlanrecommendations. Werefertotheseasnonstandardconversions.TheTakomaParkMasterPlancontainedspecific recommendationsforconvertingseveraloftheAreasC1,C2,andOMparcels.Theseparcelsandthe MasterPlanguidedconversionsareshownbelow.
UpdatedOctober 2012

R20:MultipleFamily,MediumDensity Residential R10:MultipleFamily,HighDensity Residential ExistingCommercial: C1:ConvenienceCommercial C2:GeneralCommercial OM:OfficeBuilding,ModerateIntensity

www.zoningmontgomery.org

MASTERPLANDRIVENCONVERSIONS

UpdatedOctober 2012

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MASTERPLANDRIVENCONVERSIONS
Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText 1 C2 CRT2.0C1.5R1.0H50 1 OverlayZone Buildingheightsallowedto50feetundercertaincircumstances. MontgomeryCountyZoningOrdinance59C18.213(c):
Withintheoverlayzone,buildingheightislimitedto30feet.However,the Boardmayallowabuildingheight:(i)upto42feetforcommercial development,and(ii)upto50feettoaccommodateresidentialdevelopment ifthePlanningBoardfindsthatsuchbuildingsarecompatiblewiththe neighborhoodandconsistentwiththeintentoftheapplicablemasterplan.

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

2 C1 CRN0.5C0.5R0.25H50 36 OverlayZone Buildingheightsallowedto50feetundercertaincircumstances. MontgomeryCountyZoningOrdinance59C18.213(c):

Withintheoverlayzone,buildingheightislimitedto30feet.However,the Boardmayallowabuildingheight:(i)upto42feetforcommercial development,and(ii)upto50feettoaccommodateresidentialdevelopment ifthePlanningBoardfindsthatsuchbuildingsarecompatiblewiththe neighborhoodandconsistentwiththeintentoftheapplicablemasterplan.

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

3 C1 CRN0.75C0.5R0.5H50 10 OverlayZone Buildingheightsallowedto50feetundercertaincircumstances. MontgomeryCountyZoningOrdinance59C18.213(c):

Withintheoverlayzone,buildingheightislimitedto30feet.However,the Boardmayallowabuildingheight:(i)upto42feetforcommercial development,and(ii)upto50feettoaccommodateresidentialdevelopment ifthePlanningBoardfindsthatsuchbuildingsarecompatiblewiththe neighborhoodandconsistentwiththeintentoftheapplicablemasterplan.

UpdatedOctober 2012

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 Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

MASTERPLANDRIVENCONVERSIONS
4 C1 CRT1.0C0.75R0.75H50 7 OverlayZone Buildingheightsallowedto50feetundercertaincircumstances. MontgomeryCountyZoningOrdinance59C18.213(c):
Withintheoverlayzone,buildingheightislimitedto30feet.However,the Boardmayallowabuildingheight:(i)upto42feetforcommercial development,and(ii)upto50feettoaccommodateresidentialdevelopment ifthePlanningBoardfindsthatsuchbuildingsarecompatiblewiththe neighborhoodandconsistentwiththeintentoftheapplicablemasterplan.

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

5 C2 CRT1.5C1.5R1.0H50 8 OverlayZone Buildingheightsallowedto50feetundercertaincircumstances. MontgomeryCountyZoningOrdinance59C18.213(c):

Withintheoverlayzone,buildingheightislimitedto30feet.However,the Boardmayallowabuildingheight:(i)upto42feetforcommercial development,and(ii)upto50feettoaccommodateresidentialdevelopment ifthePlanningBoardfindsthatsuchbuildingsarecompatiblewiththe neighborhoodandconsistentwiththeintentoftheapplicablemasterplan.

Area ExistingZoning ProposedZoning NumberofParcels ReasonforNon StandardConversion Modification RelevantText

6 OM EOFF1.0H50 1 OverlayZone Buildingheightsallowedto50feetundercertaincircumstances. MontgomeryCountyZoningOrdinance59C18.213(c):

Withintheoverlayzone,buildingheightislimitedto30feet.However,the Boardmayallowabuildingheight:(i)upto42feetforcommercial development,and(ii)upto50feettoaccommodateresidentialdevelopment ifthePlanningBoardfindsthatsuchbuildingsarecompatiblewiththe neighborhoodandconsistentwiththeintentoftheapplicablemasterplan.

UpdatedOctober 2012

www.zoningmontgomery.org

ZONECONVERSION

TakomaPark
Zone
RE2 R40 R60 RT8 RT12.5 R10 R20 R30

Existing Acres Percent Zone

25.54 42.32 745.77 7.11 1.06 34.31 29.68 17.04 2.73 4.53 79.75 0.76 0.11 3.67 3.17 1.82

Proposed Acres Percent

25.54 2.73 42.32 4.53 745.77 79.75 7.11 0.76 1.06 0.11 34.31 3.67 29.68 3.17 17.04 1.82 1.20 0.13 9.84 1.05 1.91 0.20 0.17 0.02 1.02 0.11 0.33 0.04 3.67 0.39 4.20 0.45 0.66 0.07 6.78 0.72 0.15 0.02 1.87 0.20 0.53 0.06 935.17

C1

14.14

C2

15.64

OM GrandTotal

2.54 935.17

RE2 R40 R60 TF8 TF12.5 R10 R20 R30 CRN0.5C0.5R0.25H35 CRN0.5C0.5R0.25H50 1.51 CRN0.75C0.5R0.5H50 CRT0.75C0.5R0.5H45 CRT1.0C0.75R0.75H50 CRT1.5C1.5R1.0H50 CRT1.5C1.5R1.0H45 1.67 CRT2.0C1.0R1.5H45 CRT2.0C1.5R1.0H50 CRT2.5C1.5R1.5H75 EOFF1.0H50 0.27 EOFF1.5H60 EOFF1.5H75 GrandTotal

UpdatedOctober 2012

www.zoningmontgomery.org

UpdatedOctober 2012

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EXISTINGZONINGMAP
ExistingZones
Residential Estate
RE2

Residential MediumDensity
R40 R60

Townhouse
RT8 RT12.5

MultiFamily
R30 R20 R10

Commercial
C1 C2 OM

UpdatedOctober 2012

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PROPOSEDZONINGMAP

ProposedZones
Residential Estate
RE2

Residential MediumDensity
R40 R60

Townhouse
TF8 TF12.5

MultiFamily
R30 R20 R10

Comm/Res Neighborhood
CRN

Comm/Res Town
CRT

Employment, Office
EOFF

UpdatedOctober 2012

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PLANNINGAREACONTEXT

UpdatedOctober 2012

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