A general plan for the county with a 30-year horizon. It sets a vision for the county and encompasses broad, county-wide policy recommendations for land use, zoning, housing, the economy, equity, transportation, parks and open space, the environment, and historic resources. These recommendations provide guidance for future master plans, county and state capital improvement processes, and other public and private initiatives that influence land use and planning in the county. None of the plan’s zoning-related recommendations can be implemented without a sectional map amendment, district map amendment, or a zoning text amendment approved by the County Council.
ZTA- A ZTA is a Zoning Text Amendment which involves a change in the text of the Zoning Ordinance (Chapter 59 of the Montgomery County Code). WHY DOES THE COUNTY NEED A ZTA? The Zoning Ordinance is the county’s laws in the area of zoning requirements designed to control street congestion; promote health, public safety, and general welfare; provide adequate light and air; promote the conservation of natural resources; prevent environmental pollution; avoid an undue concentration of population; and promote or facilitate adequate transportation, water, sewerage, schools, recreation, parks, and other public facilities. The Council may amend the text of the Ordinance to create new zones or delete existing ones, or more frequently to change standards governing the development and uses allowed in particular zones. WHO HAS FINAL SAY ON ZTAs? The County Council has the final say on amendments to the county’s zoning ordinance.
NOAH- Naturally Occurring Affordable Housing refers to residential rental properties that maintain low rents without federal subsidy. It is the most common affordable housing in the U.S. The plurality of the County’s rental multifamily housing stock is affordable to households earning between 60% - 80% of AMI currently. Deed-restricted units make up 32% of units below 60% of AMI.
AMI- is an abbreviation for 'area median income,' this is a statistic by the U.S. Department of Housing and Urban Development (HUD) for purposes of determining the eligibility of applicants for certain federal housing programs. ... In the United States as a whole, the AMI for a household of four is around $60,000 per year. In Montgomery County the AMI for household of four is is $126,000 (effective July 1, 2020).
ADU- An Accessory Dwelling Unit is a residential unit that is either: 1) in or added to an existing one-family dwelling, or 2) in a separate accessory structure on the same lot as an existing one-family dwelling and used as a complete, independent living facility with provisions for cooking, eating, sanitation, and sleeping. ZTA 19-01, a comprehensive zoning text amendment for ADU’s, was passed by the County Council on July 23, 2019.
Affordable housing is housing that a household can pay for, while still having money left over for other necessities like food, transportation, and health care. ... The federal government typically defines housing as affordable when it consumes no more than 30 percent of a household's income.
MPDU- is a county government-regulated unit that is required to be affordable to households earning 65 percent of area median income (AMI) for garden-style apartments and 70 percent for high-rise apartments. Area Median Income in Montgomery County (for a family of four) is $126,000 (effective July 1, 2020) 30%- 50%-65% AMI for Montgomery County: Example for family of 4. Income = $37,800/ rent at 30% AMI = $945 per month.
Income = $63,000/ rent at 50% AMI = $1,575 per month.
Income = $81,900 / rent at 65% AMI = $2,047 per month.
The Housing Opportunities Commission of Montgomery County (HOC) was established in 1974 to better respond to the County’s need for affordable housing. HOC is authorized to acquire, own, lease, and operate housing; to provide for the construction or renovation of housing; obtain financial assistance from any public or private source to assist its housing activities; and arrange for social services, resident services and day care.
The federal Department of Housing and Urban Development (HUD) defines an "affordable dwelling" as one that a household can obtain for 30 percent or less of its income. But this varies from city to city. The plurality of the County’s rental multifamily housing stock is affordable to households earning between 60% - 80% of AMI currently.
The requirement to provide a certain percentage of Moderately Priced Dwelling Units (MPDUs) applies to any new development in Montgomery County with 20 or more units. This requirement applies even if the development is phased in over time. The law specifically requires a developer to identify all land in the County that the developer owns or controls that is suitable for development so that the law can not be circumvented
by breaking a development up in to separate developments of 19 units or fewer. The percentage of MPDUs required varies from 12.5% to 15% of the total number of units in the development, with the actual percentage for any particular development based upon the density bonus achieved. Developments that receive no density bonus are still required to provide 12.5% of the total number of units as MPDUs.
The foundation of planning for Montgomery County is the General Plan. This vision has guided all plans and policies for more than five decades. Its organization of “wedges and corridors” comes from the idea of channeling growth along major roads while preserving wedges of open space, farmland and low density residential uses.
A Sector Plan is a long-range plan for a specific geographic area of at least 15,000 acres in one or more local governmental jurisdictions. Local governments—or combinations of local governments—may adopt Sector Plans into their Comprehensive Plans.
Each community within Montgomery County has a master plan that creates a comprehensive view of land use trends and future development. Plans recommend land uses, zoning, transportation, schools, parks, libraries, and fire and police stations as well as address housing, historic preservation, pedestrian and trail systems and environmental issues. Planners create new master plans every 15 or 20 years.
“Missing middle” housing refers to residential housing types that bridge the gap between single family detached units and mid- and -high-rise apartment buildings. Missing middle housing includes, but is not limited to, townhouses, duplexes, triplexes and small multi-family buildings (typically with fewer than 20 units).
A duplex is a multi-family home that has two units in the same building.
A triplex is a building with three separate living units and a fourplex or a quadplex has four separate living units. As long as the homes are joined by some kind of common wall and roofing structure and it does not have five or more units, the property likely qualifies as a “-plex” configuration.
Courtyard housing is a distinct medium density multi- family housing typology centered on a shared outdoor open space or garden and surrounded by one or two stories of apartment units typically only accessed by courtyard from the street (and not by an interior corridor).
Is defined as a building with no more than 20 units contained within its defined perimeter.
Over the last 20 years, Silver Spring has transformed into a vibrant destination for retail, restaurants, offices, arts and entertainment that is defined by its unique diversity. This evolution was set in motion by the 2000 Silver Spring Central Business District Sector Plan which envisioned a transit-oriented, green and pedestrian-friendly downtown with a strong commercial and residential development market. The Silver Spring Downtown and Adjacent Communities Plan is an update to the previous downtown Silver Spring sector plan and will guide Silver Spring’s future growth.
Are major transportation corridors such as Route 29/I-95 and Georgia Avenue as well as the “urban ring” and the Rockville Pike/I-270 corridor, where growth was channeled by earlier plans. It also recognizes some east-west transportation corridors as appropriate for focused growth, such as the Purple Line and Randolph Road. It prioritizes public investment in infrastructure, such as transit, along these corridors and leveraging it to attract private investment. The map also shows a handful of communities outside of the designated growth footprint in places that are not on major transportation routes, such as Poolesville, Damascus, and Sandy Spring. Growth corridors recognizes that these communities not only exist but that they serve the surrounding areas in many positive ways. The plan recommends limiting growth beyond corridors to compact, infill development and redevelopment in “complete communities” at appropriate scale.
minimum net lot area: 20,000 sq. ft.; 1,000 sq.ft./dwelling
R-40: medium density single or duplex housing: minimum net lot area 6,000 sq. ft.
R-60: One Family: minimum net lot area 6,000 sq. ft.
R-90: One Family: minimum net lot area 9,000 sq. ft.
R-200: One Family: minimum net lot area 20,000 sq. ft.
Small scale (attainable housing)
Medium scale (attainable housing)
Large scale (attainable housing)