Master Plan Review

TAKOMA PARK
Approved and Adopted
December 2000

Takoma Park

Page 1 of 34

Updated July 2014 based on Adopted DMA

BACKGROUND

ONING CODE REWRITE

In 2007, the Montgomery County Council directed the Planning Department to undertake a
comprehensive zoning ordinance rewrite. Last rewritten in 1977, the current 1,200 + page code is
viewed as antiquated and hard to use with standards that have failed to keep pace with modern
development practices.
With only about four percent of land in the County available for greenfield development, the new
zoning code can play a crucial role in guiding redevelopment to areas like surface parking lots and
strip shopping centers. An updated zoning code is important for achieving the kind of growth
Montgomery County policymakers and residents want.
Initial sections of the new code were drafted by Code
Studio, a zoning consultant. These drafts were
subsequently analyzed and edited by planners based
on feedback from the Zoning Advisory Panel (a citizen
panel appointed by the Planning Board to weigh in on
the projects direction), county agency representatives,
residents and other stakeholders. In September 2012,
planning staff began the release of a draft code in
sections accompanied by a report highlighting changes
from the current code. The staff drafts were reviewed
at length by the Planning Board.

Public Listening Session 9/2009

The Planning Board held worksessions and public hearings between September of 2012 and May of
2013. On May 2, they transmitted their draft to the County Council. The Council adopted the text of
the new code in March and adopted the new zoning map in July 2014.
The new code and map will go into effect on October 30, 2014.

ZONE IMPLEMENTATION PROCESS

An important aspect of the Zoning Rewrite process is the potential simplification of 123 existing
zones into about 30 proposed zones. While some of the proposed zones are a direct one-to-one
translation of existing zones, others are the result of combining existing zones with similar
standards. Additionally, existing zones that are not currently mapped or are no longer used in the
County have been eliminated from the proposed code. Through the implementation process,
Montgomery County aims to simplify the number of zones, eliminate redundancy, and clarify
development standards. A full translation table for all zones can be found in the documents section
of our website: www.zoningmontgomery.org.

Takoma Park

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Agricultural, Residential, and Industrial Zone Implementation:

For agricultural and rural zones, the existing zones will be translated to proposed zones on a one-toone basis, with the exception of the Low Density Rural Cluster zone which is not currently used in
the County and will be eliminated.
Many of the existing residential zones will remain the same. Other residential zones will be
combined with existing zones that have similar development standards. The R-4Plex zone, which is
not currently mapped anywhere in the county, will be removed from the proposed code.
Implementation of Industrial zones will combine similar zones (Rural Service, I-1, and R+D) into the
proposed Industrial Moderate (IM) zone. The existing heavy industrial zone (I-2) will be renamed as
the Industrial Heavy (IH) zone.

Examples:

Agricultural
and Rural

Rural Density
Transfer (RDT)

Agricultural
Reserve (AR)

R-60
(detached residential)

Residential

R-60
(detached residential)

R-60/TDR
(detached residential)

Takoma Park

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Commercial and Mixed-Use Zone Implementation:

Parcels located in the existing Commercial, Mixed-use, Central Business District (CBD), and Transit
Station zones will be translated into one of the proposed Commercial/Residential (CR) or
Employment (E) Zones using a two-tiered process.
First, decisions about specific parcels in these zones were based on recommendations within the
Master Plan. Planning staff reviewed each Master Plan in the County. When the Master Plan
provided specific recommendations about allowed density, height, or mix of uses for individual
commercial or mixed-use parcels, those recommendations were used to build the formula of the
proposed zone. This ensures consistency with currently allowed density and height, and helps
codify Master Plan recommendations in a parcel-specific manner.
Second, if the Master Plan did not make specific recommendations, the current zone changed to a
proposed zone on a one-to-one basis or the proposed zone was determined using a specific
standardized decision tree (see example below). The standardized decision tree translates existing
zones by considering each specific parcels proximity to single-family neighborhoods or other
factors. The goal of the implementation decision tree is to retain currently allowed heights and
densities and maintain context sensitivity.

Example: C-1 Convenience Commercial

Confronts or abuts
R-150 or less intense

then

NR-0.75
H-45

Within a Historic
District

then

NR-0.75
H-45

Confronts or abuts

then

CRT-0.75
C-0.75 R-0.25 H-35

then

CRT-0.75
C-0.75 R-0.25 H-45

or site is bigger than 5 acres

C-1

if
R-90, R-60, R-40, or R-MH

Confronts or abuts RT
or more intense

Takoma Park

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Updated July 2014 based on Adopted DMA

TAKOMA PARK
PLAN HIGHLIGHTS
The Takoma Park Master Plan was approved and adopted in December 2000. The Master Plan
establishes a set of recommendations in the areas of community preservation, stability, and
character; commercial and institutional centers; community facilities, parks, and environmental
resources; and neighborhood friendly circulation.
The Master Plan recommends preserving the existing residential character, retaining the
existing mix of housing, providing adequate maintenance for infrastructure and housing stock,
and ensuring the provision of community
facilities to meet the needs of residents. The
Plan further recommends revitalizing the
Takoma Park commercial centers in a manner
that will not negatively impact the surrounding
neighborhoods. The Plan further advocates
enhancing the communitys public facilities and
promoting a circulation system that
accommodates vehicular traffic, pedestrians,
cyclists, and transit users.
Takoma Park Businesses Community Center

Takoma Park Businesses along Carroll Avenue

Takoma Park

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The Ta

ZONE IMPLEMENTATION

The Takoma Park Planning Area currently has 11 zones: 8 Residential and 3 Commercial.

Existing Residential:
RE-2: Detached Unit, Single-Family
R-40: Detached Unit, Single-Family
R-60: Detached Unit, Single-Family
RT-8: Townhouse, Single-Family
RT-12.5: Townhouse, Single-Family
R-30: Multi-Family, Low Density

R-20: Multi-Family, Medium Density

R-10: Multi-Family, High Density
Existing Commercial:
C-1: Convenience Commercial
C-2: General Commercial
O-M: Office Building, Moderate Intensity

Standard Translation:
The existing RE-2 will remain RE-2. The existing R-40 and R-60 will remain. The existing RT-8 and RT-12.5
will remain. The R-30 , R-20, and R-10 zones will remain.
The existing C-1 zone will be translated into NR when its within the Historic District and into CRT in
other places. In some cases, the C-1 conversions are standard, but in other cases theyre non-standard,
primarily due to the Takoma Park / East Silver Spring Commercial Revitalization Overlay. The C-2 and
O-M zones will be translated into the proposed CRT (Commercial Residential Town) zone based on the
standard translation criteria, specific Master Plan recommendations, and consideration of the Takoma
Park/East Silver Spring Commercial Revitalization (TPESS) Overlay zone. Each parcels proximity to
single-family detached neighborhoods was considered in the translation decision, with the overall goal
to retain currently allowed heights and densities and maintain context sensitivity.

Takoma Park

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NON-STANDARD CONVERSIONS
In some cases, properties were not converted using the standard conversions as outlined earlier in the
packet.
Generally, this is because the relevant Master or Sector Plan made recommendations regarding the
appropriate density, height, or mix of uses on a given site.
In other cases, the text of the zoning ordinance or an overlay zone can affect the development potential
of a site, and therefore affect the conversion given as part of the draft proposed DMA.
Additionally, the PHED Committee instructed that, when requested by a property owner, existing site
approvals be reflected in the draft proposed DMA. Non-standard conversions sometimes reflect these
project approvals.
The following pages will give detail on all of the non-standard conversions in this plan area.

Takoma Park

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Modifications

MP Number:
TAKOM-01
Master Plan:
Takoma Park
Location:
Carroll Ave & Eastern Av
Existing Zone:
C-2
Standard Conv:
CRT-1.5 C-1.5 R-0.5 H-45
Proposed Conv:
CRT-1.5 C-1.5 R-0.5 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Modifications

MP Number:
TAKOM-02E
Master Plan:
Takoma Park
Location:
Takoma Junction
Existing Zone:
C-1
Standard Conv:
NR-0.75 H-35
Proposed Conv:
NR-0.75 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Residl FAR:
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-02W
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-1
Standard Conv:
NR-0.75 H-35
Proposed Conv:
NR-0.75 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Residl FAR:
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-03E
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-1
Standard Conv:
NR-0.75 H-35
Proposed Conv:
NR-0.75 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Residl FAR:
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-03W
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-1
Standard Conv:
NR-0.75 H-35
Proposed Conv:
NR-0.75 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Residl FAR:
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-04
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-1
Standard Conv:
NR-0.75 H-45
Proposed Conv:
NR-0.75 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Residl FAR:
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-05
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-2
Standard Conv:
CRT-2.25 C-1.5 R-0.75 H-45
Proposed Conv:
CRT-2.25 C-1.5 R-0.75 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-06
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
O-M
Standard Conv:
EOF-1.5 H-60
Proposed Conv:
CRT-1.5 C-1.5 R-0.5 H-50
Zone Group:
Changed to CRT
Overall FAR:
Standard
Comml FAR:
Residl FAR:
Height:
Reduced to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.
Additionally, staff believes the intent of the overlay zone makes this site
more appropriate for a translation to CRT rather than to EOF. Planning
staff at the City of Takoma Park requested that these patches of O-M
adjacent to C-1 and C-2 be translated into CRT as well, for a more
consistent zoning pattern and to match the intent of the overlay zone.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-07
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-2
Standard Conv:
CRT-1.5 C-1.5 R-0.5 H-45
Proposed Conv:
CRT-1.5 C-1.5 R-0.5 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-08
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-2
Standard Conv:
CRT-1.5 C-1.5 R-0.5 H-45
Proposed Conv:
CRT-1.5 C-1.5 R-0.5 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-09
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-2
Standard Conv:
CRT-1.5 C-1.5 R-0.5 H-45
Proposed Conv:
CRT-1.5 C-1.5 R-0.5 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-10A
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-2
Standard Conv:
CRT-2.25 C-1.5 R-0.75 H-45
Proposed Conv:
CRT-2.25 C-1.5 R-0.75 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-10B
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-2
Standard Conv:
CRT-1.5 C-1.5 R-0.5 H-45
Proposed Conv:
CRT-1.5 C-1.5 R-0.5 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-11
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-2
Standard Conv:
CRT-2.25 C-1.5 R-0.75 H-45
Proposed Conv:
CRT-2.25 C-1.5 R-0.75 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-12
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-2
Standard Conv:
CRT-2.25 C-1.5 R-0.75 H-75
Proposed Conv:
CRT-2.25 C-1.5 R-0.75 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Reduced to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-13
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
O-M
Standard Conv:
EOF-1.5 H-60
Proposed Conv:
CRT-1.5 C-1.5 R-0.5 H-50
Zone Group:
Changed to CRT
Overall FAR:
Standard
Comml FAR:
Residl FAR:
Height:
Reduced to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.
Additionally, staff believes the intent of the overlay zone makes
this site more appropriate for a translation to CRT rather than
to EOF. Planning staff at the City of Takoma Park requested
that these patches of O-M adjacent to C-1 and C-2 be
translated into CRT as well, for a more consistent zoning
pattern and to match the intent of the overlay zone.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-14
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
O-M
Standard Conv:
EOF-1.5 H-60
Proposed Conv:
CRT-1.5 C-1.5 R-0.5 H-50
Zone Group:
Changed to CRT
Overall FAR:
Standard
Comml FAR:
Residl FAR:
Height:
Reduced to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.
Additionally, staff believes the intent of the overlay zone makes
this site more appropriate for a translation to CRT rather than
to EOF. Planning staff at the City of Takoma Park requested
that these patches of O-M adjacent to C-1 and C-2 be
translated into CRT as well, for a more consistent zoning
pattern and to match the intent of the overlay zone.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-15
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
O-M
Standard Conv:
EOF-1.5 H-75
Proposed Conv:
CRT-1.5 C-1.5 R-0.5 H-50
Zone Group:
Changed to CRT
Overall FAR:
Standard
Comml FAR:
Residl FAR:
Height:
Reduced to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.
Additionally, staff believes the intent of the overlay zone makes
this site more appropriate for a translation to CRT rather than
to EOF. Planning staff at the City of Takoma Park requested
that these patches of O-M adjacent to C-1 and C-2 be
translated into CRT as well, for a more consistent zoning
pattern and to match the intent of the overlay zone.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-16
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-1
Standard Conv:
NR-0.75 H-35
Proposed Conv:
NR-0.75 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-17
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-1
Standard Conv:
CRT-0.75 C-0.75 R-0.25 H-35
Proposed Conv:
CRT-0.75 C-0.75 R-0.25 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

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Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-18
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-1
Standard Conv:
CRT-0.75 C-0.75 R-0.25 H-35
Proposed Conv:
CRT-0.75 C-0.75 R-0.25 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

Page 28 of 34

Updated July 2014 based on Adopted DMA

Modifications

MP Number:
TAKOM-19
Master Plan:
Takoma Park
Location:
Takoma Park
Existing Zone:
C-1
Standard Conv:
CRT-0.75 C-0.75 R-0.25 H-35
Proposed Conv:
CRT-0.75 C-0.75 R-0.25 H-50
Zone Group:
Standard
Overall FAR:
Standard
Comml FAR:
Standard
Residl FAR:
Standard
Height:
Increased to 50
Reason for non-standard conversion:
Montgomery County Zoning Ordinance 59-C-18.213(c):
Within the overlay zone, building height is limited to 30 feet.
However, the Board may allow a building height: (i) up to 42
feet for commercial development, and (ii) up to 50 feet to
accommodate residential development if the Planning Board
finds that such buildings are compatible with the neighborhood
and consistent with the intent of the applicable Master Plan.

Takoma Park

Page 29 of 34

Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
Takoma Park
Zone

Existing
Acres

RE-2

24.71

R-40

42.31

R-60

738.85

RT-8

7.11

RT-12.5

Proposed
Percent Zone

Percent

2.65 RE-2
4.53 R-40

24.71

2.65

42.31

4.53

79.69 R-60
0.76 RT-8

738.85

79.69

7.11

0.76

R-10

1.06
34.26

0.11 RT-12.5
3.67 R-10

1.06
34.26

0.11
3.67

R-20

29.68

3.18 R-20

29.68

3.18

R-30

17.05

1.83 R-30

17.05

1.83

CRT-0.75 C-0.75 R-0.25 H-35

0.27

0.03

1.50 CRT-0.75 C-0.75 R-0.25 H-50

2.12

0.23

11.60

1.25

CRT-1.5 C-1.5 R-0.5 H-50

8.90

0.96

CRT-2.25 C-1.5 R-0.75 H-50

6.74

0.73

2.54

0.27

C-1

13.99

NR-0.75 H-50

Takoma Park

Acres

C-2

15.64

O-M

2.54

Grand Total

927.20

1.67

0.27 CRT-1.5 C-1.5 R-0.5 H-50

Grand Total

Page 30 of 34

927.20

Updated July 2014 based on Adopted DMA

ZONE IMPLEMENTATION
Takoma Park: Existing Zoning
Residential Estate

Residential Medium Density

Townhouse

Multi-Family

Commercial

Takoma Park: Proposed Zoning

Residential Estate

Residential Medium Density

Townhouse

Multi-Family

Comm/Res - Town

Neighborhood Retail

Takoma Park

Page 31 of 34

Updated July 2014 based on Adopted DMA

EXISTING ZONING MAP

Existing Zones
Residential
Estate
RE-2

Residential
Medium Density
R-40
R-60

Townhouse
RT-8
RT-12.5

Multi-Family
R-30
R-20
R-10

Commercial
C-1
C-2
O-M

Takoma Park

Page 32 of 34

Updated July 2014 based on Adopted DMA

PROPOSED ZONING MAP

Proposed Zones
Residential
Estate
RE-2

Residential
Medium Density
R-40
R-60

Townhouse
RT-8
RT-12.5

Multi-Family
R-30
R-20
R-10

Comm/ResTown
CRT

Neighborhood
Retail
NR

Takoma Park

Page 33 of 34

Updated July 2014 based on Adopted DMA

PLANNING AREA CONTEXT

Takoma Park

Page 34 of 34

Updated July 2014 based on Adopted DMA