Friend, The More Housing N.O.W. ZTA, sponsored by Councilmembers Andrew Friedson and Natali Fani-González, is like a puzzle—each piece shaping the bigger picture of Montgomery County’s future. One piece that hasn’t gotten nearly enough attention is the Master Plan of Highways and Transitways. It may sound technical, but this plan quietly determines what gets built, where density can go, and how neighborhoods could change. Ignoring it means missing the part of the puzzle that connects zoning, development, and your street. The Master Plan of Highways and Transitways (MPOHT) is Montgomery County’s official transportation blueprint, guiding the classification and design of roads and transitways to align with the county’s land use, safety, and mobility goals. In 2022, the County Council approved updates to the Road Code, introducing a new street classification system that reflects a "Complete Streets" approach, emphasizing safety, accessibility, and multimodal transportation. New Street Classifications and Their Definitions - Boulevard: A major roadway designed to accommodate high traffic volumes while supporting transit, bicycle, and pedestrian use. Boulevards often feature multiple lanes, landscaped medians, and are situated in areas targeted for higher-density development.
- Avenue: A street that balances vehicular traffic with pedestrian and bicycle activity, typically found in mixed-use areas. Avenues are designed to support moderate traffic speeds and volumes, promoting walkability and access to adjacent properties.
- Neighborhood Connector: A two-lane street providing primary circulation within residential zones, facilitating local traffic and access to homes. These streets prioritize lower speeds and may include features like on-street parking and sidewalks.
- Downtown Street: A roadway located within a downtown area, characterized by high pedestrian activity, access to transit, and adjacent to high-density, mixed-use development. Downtown Streets are designed to enhance the urban environment and support economic activity.
Examples of Streets by Classification - Boulevards: Veirs Mill Road (MD 586), University Boulevard (MD 193), Rockville Pike (MD 355), Colesville Road (US 29), New Hampshire Avenue (MD 650), Randolph Road.
- Avenues: Fenton Street (Silver Spring), Old Georgetown Road (Bethesda), East-West Highway (Silver Spring), Montgomery Village Avenue (Montgomery Village).
- Neighborhood Connectors: Arcola Avenue (Wheaton), Dennis Avenue (Silver Spring), Kemp Mill Road (Kemp Mill), Bel Pre Road (Aspen Hill), Middlebrook Road (Germantown).
- Downtown Streets: Fenton Street (Silver Spring), Grandview Avenue (Wheaton), Woodmont Avenue (Bethesda), East Middle Lane (Rockville), Montgomery Avenue (Takoma Park).
What Can Be Built - Boulevards (formerly Major Highways)
Taller buildings: Apartments, condos, and mixed-use projects, Ground-floor retail with housing above, Higher-density development encouraged, especially near transit Examples: Rockville Pike, University Blvd, Veirs Mill Rd - Avenues (formerly Arterials)
Moderate-density: Townhomes, low-rise apartments, offices, Local businesses, small commercial buildings, Some mixed-use buildings Examples: Fenton St, Old Georgetown Rd - Neighborhood Connectors (formerly Residential Streets)
Mostly housing: single-family, townhomes, small multifamily, Schools, churches, community buildings No major commercial or high-rise developments Examples: Arcola Ave, Bel Pre Rd High-rise buildings with retail, office, housing, Plazas, civic spaces, cultural centers, commercial ground floor Examples: Woodmont Ave (Bethesda), Grandview Ave (Wheaton)
Street Changes That May Come With Reclassification | Designation | Street Widening? | Sidewalks / Bike Lanes? | Transit Changes? | | Boulevard | Yes, may widen for bus/bike/transit lanes | Wider sidewalks, protected bike lanes | BRT, frequent bus, possible future rail | | Avenue | Sometimes, modest widening possible | Yes, pedestrian- and bike-friendly | Local bus or future BRT corridor | | Neighborhood Connector | Not usually | Yes, sidewalks added/improved | Rare transit additions | | Downtown Street | Unlikely (space prioritized for people) | Wide sidewalks, street trees, | Metro access, bus hubs, walkable design | These reclassifications aim to create a more integrated and context-sensitive transportation network that supports the county's goals for safety, sustainability, and equitable access. For more detailed information and to view specific street classifications, residents can consult the Master Plan of Highways and Transitways and Complete Streets Design Guide - Montgomery Planning Why this matters - street reclassifications under the Master Plan of Highways and Transitways are directly tied to upzoning, increased density, and future transit investments. When a street is reclassified—especially as a Boulevard or Avenue—it often signals the County’s intent to allow more development along that corridor, including taller buildings and mixed-use projects. These changes are part of Thrive Montgomery 2050’s broader strategy to concentrate growth near major roads and transit routes. Critically, developers may be granted increased building rights without being required to notify nearby homeowners in advance, making it essential for residents to stay informed and engaged. Residents are encouraged to stay informed about these changes, as they can influence future development patterns, transportation options, and the overall character of their communities ______________________________________________________________________________________ SAVE THE DATES - EPIC Community Events June 1, 2025 - Visit EPIC of MoCo at the Taste of Wheaton at Marian Fryer Town Plaza, 2424 Reedie Dr., from 11AM-5PM, June 9, 2025. June 9, 2025 - Bikes, Buses, Cars & Housing: The Road to Montgomery County's Future: A Community Conversation on how transportation planning, street reclassifications, and housing policy are shaping our neighborhoods. Guests Invited: Sophia Aldrich (Montgomery Planning Department), MCDOT, and SHA Time: 7:00 PM Location: Kemp Mill Elementary School – All-Purpose Room, 411 Sisson St., Silver Spring, MD 20902 June 12, 2025 - Possible MPHOT Public Hearing, keep this date on your radar! A public hearing may be scheduled, stay tuned for confirmation and details. June 22, 2025 - Community Conversation with At-Large Councilmember Laurie-Anne Sayles
Join us for an afternoon of discussions around housing, equity, and local decision-making. Time: 3:00 PM Location: To Be Determined – Stay tuned for updates! ____________________________________________________________________________________________________________ PLANNING BOARDS WORKSESSIONS EPIC encourages residents to engage with elected officials, stay informed by attending public meetings and joining discussions. Montgomery County Planning Worksession #6 The Planning Board’s next work session on the plan is Thursday, May 22. Work sessions can be viewed live or on demand. The anticipated work session schedule is below. Based on the high volume of public testimony received, additional time has been allocated for the Planning Board’s review. - Work session #6, May 22: Historic Resources, Environmental Sustainability, Parks, Trails, and Open Space
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