Friend, The Planning, Housing, and Parks (PHP) Committee of Montgomery County Council will hold its first worksession on March 31, 2025, to discuss Zoning Text Amendment (ZTA) 25-02, titled “Workforce Housing – Development Standards”. This proposed amendment is part of the broader “More Housing N.O.W. (New Options for Workers)” package aimed at expanding affordable housing options within the county. montgomerycountymd.granicus.com/GeneratedAgendaViewer.php?event_id=16439 Purpose: Permit more diverse housing types (duplexes, triplexes, townhouses, apartments) along specific major road types in R-40, R-60, R-90, and R-200 residential zones along corridors. Planning Recommendations: Support ZTA 25-02 with amendments to promote flexibility and feasibility for small-scale projects. - Exempt small projects (e.g. duplexes, triplexes) from full site plan review or create an administrative site plan process:
- Skips the full public hearing
- Is reviewed and approved by Planning staff (not the full board)
- Makes it faster and cheaper to build
- Especially important for smaller infill development
Reconsider parking requirements: - Recommend 1 parking space per unit, or tie to bedroom count
- Encourages smaller, more affordable homes
- Possibly help meet stormwater/tree canopy goals too
Revise Floor Area Ratio (FAR): - Suggest FAR match underlying zone to ensure compatibility
- But County Council staff recommends keeping it at 1.25 for simplicity
- Add “Triplex” to the zoning code definitions: Clarifies difference between duplex, triplex
- townhouse - A building containing 3 dwelling units where each dwelling unit is separated vertically or horizontally by a party wall
Reduce minimum townhouse lot size: - R-200 Zone: Reduce from 2,000 to 1,500 sq ft.
- R-90 Zone: Reduce to 1,200 sq ft.
- R-60 & R-40 Zones: 1,000 sq ft.
- Allows more compact, buildable lots
Remove Controlled Major Highways from eligibility: - These roads (like Route 29 or Great Seneca Hwy) are not good fits for residential development
- Only 27 parcels impacted — not worth including
_______________________________________________________________________________ Which Streets Are Included (aka “Corridors”) Map doesn't show street designations: https://mcplanning.maps.arcgis.com/apps/instant/lookup/index.html?appid=35c44dee1734457185b0604f3ce67e5e To qualify for development, the front of the lot must face: - Boulevard
- Downtown Boulevard
- Downtown Street
- Town Center Boulevard
- Controlled Major Highway (but might get removed from eligibility)
“Fronting” = The property has to face the street directly — no side streets or backing into it.Corner lots might get included. Service roads are technically included now — but up for debate. Only about 2,470 parcels are eligible; ~25% are on service roads. Lot Consolidation / Linking Properties – Key Discussion Points: Can non-fronting lots be linked to fronting lots? - Yes, but only if the resulting lot meets zoning and subdivision rules
- If a rear lot is added to a fronting lot, it might create a through lot — which is generally not allowed unless there are “unusual circumstances.”
Flag lots and through lots discouraged: - These are not likely to be approved unless there's a clear topographic or environmental need
- They create challenges for setbacks, access, and compatibility
Can adjacent lots be consolidated? - Yes, if both lots meet the criteria (like frontage on an eligible corridor)
- A corner lot and adjacent interior lot can be consolidated if one of them fronts on a corridor
Consolidation across roads? - No, properties separated by a public right-of-way (e.g., a street) cannot be consolidated under current rules
Effect on development standards: - If lots are consolidated, setbacks and height limits apply to the new, larger lot, not to each original lot
- This allows for bigger buildings, but within the overall rules (e.g., 40 ft height, 1.25 FAR)
Ownership type (e.g., condos)? - Up to the developer — ZTA doesn’t regulate ownership type.
- Condo-ization is allowed but optional
______________________________________________________________________________________________________ WORKSESSIONS - ARE OPEN TO THE PUBLIC EPIC encourages residents to engage with elected officials, stay informed by attending public meetings and joining discussions. Montgomery County Planning Worksession #2 - University Blvd. Corridor Plan The Planning Board’s next work session on the plan is Thursday, April 3. 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 #2, April 3: Land Use, Zoning, and Urban Design in “Nodes” (this includes the Kemp Mill Shopping Center site)
- Work session #3, April 24: Transportation
- Work session #4, May 1: Land Use, Zoning, and Urban Design between “Nodes”
- Work session #5, May 15: Housing, Community Facilities, and Schools
- Work session #6, May 22: Historic Resources, Environmental Sustainability, Parks, Trails, and Open Space
The April 3rd. work session will focus on land use, zoning, and urban design in “nodes”. A node is an area along a corridor that serves as a hub for various activities. It typically includes a mix of transit connections, commercial establishments, residences, and office spaces. |
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