Master Plan Review
TAKOMA
LANGLEY
Approved and Adopted
April 2012
Takoma / Langley Crossroads
Page 1 of 11
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: [Link].
Takoma / Langley Crossroads
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Updated July 2014 based on Adopted DMA
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 / Langley Crossroads
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Updated July 2014 based on Adopted DMA
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 / Langley Crossroads
Page 4 of 11
Updated July 2014 based on Adopted DMA
TAKOMA LANGLEY CROSSROADS
PLAN HIGHLIGHTS
In April 2012 the County Council approved the Takoma Langley Crossroads Sector Plan. The sector plan
makes recommendations that will reinforce the communitys best features, such as its vibrant mix of
small businesses and affordable housing opportunities.
This densely populated, rapidly urbanizing suburban community of starter homes, garden apartments,
and strip shopping centers is centrally located along the International Corridor. Its major employment
centers make it attractive to college students, transplants, and other people new to the region.
The Plans recommendations call for improvement of the communitys affordable housing and
commercial options. The plan seeks to retain the diversity of local businesses and expand economic
development in the neighborhood.
The creation of The Purple Line as a light rail transit option along University Boulevard and construction
of the Takoma/Langley Crossroads Transit Center is recommended as a catalyst for mixed-use
development consistent with the Montgomery Countys general plan.
Suggested environmental improvements will strengthen environmental systems and enhance green
space in effort to improve Takoma Langley residents quality of life.
Takoma / Langley Crossroads
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Updated July 2014 based on Adopted DMA
ZONE IMPLEMENTATION
The Takoma Langley Planning Area currently has 4 zones: 3 Residential and 1 Mixed-Use.
Existing Residential:
RE-2: Detached Unit, Single-Family
R-60: Detached Unit, Single-Family
R-30: Detached Unit, Single-Family
Existing Mixed-Use
CRT: Commercial/Residential-Town
Standard Translation:
The existing residential zones will be translated to retain their current names and boundaries. RE-2 will
remain RE-2. R-60 will remain R-60. R-30 will remain R-30.
The CRT zones will remain exactly as they are today, with the same density and height designations.
Takoma / Langley Crossroads
Page 6 of 11
Updated July 2014 based on Adopted DMA
ZONE IMPLEMENTATION
Takoma Langley Crossroads
Existing
Proposed
Zone
Acres Percent Zone
RE-2
10.27
R-60
73.98
R-30
CRT-1.5 C-1.0 R-0.5 H-60
3.88
1.13
CRT-1.5 C-1.0 R-1.5 H-60
7.34 RE-2
52.83 R-60
Acres Percent
10.27
7.34
73.98
52.83
2.77 R-30
0.80 CRT-1.5 C-1.0 R-0.5 H-60
3.88
1.13
2.77
0.80
4.44
3.17 CRT-1.5 C-1.0 R-1.5 H-60
4.44
3.17
CRT-1.5 C-1.5 R-1.5 H-40
0.42
0.30 CRT-1.5 C-1.5 R-1.5 H-40
0.42
0.30
CRT-2.0 C-0.5 R-1.5 H-130
9.45
6.75 CRT-2.0 C-0.5 R-1.5 H-130
9.45
6.75
CRT-2.0 C-1.0 R-1.5 H-60
1.79
1.28 CRT-2.0 C-1.0 R-1.5 H-60
1.79
1.28
CRT-2.0 C-1.0 R-2.0 H-40
0.71
0.51 CRT-2.0 C-1.0 R-2.0 H-40
0.71
0.51
CRT-2.0 C-1.5 R-1.5 H-80
3.23
2.31 CRT-2.0 C-1.5 R-1.5 H-80
3.23
2.31
CRT-2.0 C-2.0 R-2.0 H-50
1.40
1.00 CRT-2.0 C-2.0 R-2.0 H-50
1.40
1.00
CRT-2.0 C-2.0 R-2.0 H-60
1.82
1.30 CRT-2.0 C-2.0 R-2.0 H-60
1.82
1.30
CRT-2.0 C-2.0 R-2.0 H-70
1.95
1.39 CRT-2.0 C-2.0 R-2.0 H-70
1.95
1.39
CRT-2.5 C-2.0 R-1.5 H-100
9.10
6.50 CRT-2.5 C-2.0 R-1.5 H-100
9.10
6.50
CRT-2.5 C-2.5 R-1.5 H-80
4.27
3.05 CRT-2.5 C-2.5 R-1.5 H-80
4.27
3.05
CRT-2.5 C-2.5 R-2.5 H-60
2.25
1.61 CRT-2.5 C-2.5 R-2.5 H-60
2.25
1.61
CRT-3.0 C-1.0 R-2.0 H-100
9.92
7.08 CRT-3.0 C-1.0 R-2.0 H-100
9.92
7.08
Grand Total
140.03
Takoma / Langley Crossroads
Grand Total
Page 7 of 11
140.03
Updated July 2014 based on Adopted DMA
ZONE IMPLEMENTATION
Takoma Langley: Existing Zoning
Residential Estate
Residential Medium Density
Multi-Family
Comm/Res - Town
Takoma Langley: Proposed Zoning
Residential Estate
Residential Medium Density
Multi-Family
Comm/Res - Town
Takoma / Langley Crossroads
Page 8 of 11
Updated July 2014 based on Adopted DMA
EXISTING ZONING MAP
Existing Zones
Residential
Estate
RE-2
Residential
Medium Density
R-60
Multi-Family
R-30
Comm/ResTown
CRT
Takoma / Langley Crossroads
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Updated July 2014 based on Adopted DMA
PROPOSED ZONING MAP
Proposed Zones
Residential
Estate
RE-2
Residential
Medium Density
R-60
Multi-Family
R-30
Comm/ResTown
CRT
Takoma / Langley Crossroads
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Updated July 2014 based on Adopted DMA
PLANNING AREA CONTEXT
Takoma / Langley Crossroads
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Updated July 2014 based on Adopted DMA