Frequently Asked Questions (FAQs)
What is zoning? Zoning regulates development by specifying land use as well as what, where and how property owners can build. Zoning originated in the early 1900s to separate incompatible uses. However, as communities have evolved, so has zoning, which now typically addresses building form, design and ways to encourage integrated communities. For more information, read the Resident's Guide to Zoning of Land in Montgomery County.
Why rewrite the zoning code? In 2007, the Montgomery County Council directed* the Planning Department to undertake a comprehensive zoning ordinance rewrite. The zoning code has not been comprehensively rewritten since 1977. The current 1,152-page code is viewed as antiquated and hard to use, its standards are not in keeping with modern development practices, and the code is not administered consistently. The number of zones has nearly tripled from 41 in 1977 to the current 120 and specifies over 400 land uses.
With only about 4 percent of land in Montgomery County available for 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. It also is an opportunity to incorporate a commitment to sustainability.
* In FY08, the Planning Department is initiating a much-needed reform of the Zoning Ordinance and Subdivision Regulations. This is a multi-year project that is driven by the objectives of the General Plan and other County policies. The initial phase includes technical review of the structure and organization of the ordinance, zoning districts and standards, applicability, definitions, purposes, findings, correspondence between desired development and existing standards, user-friendliness, streamlined review processes, and internal consistency. The process will include major citizen participation and task force components, administrative research and studies, public review of recommendations, and public hearings on draft legislation. The code will be broken down into several modules and the process will be repeated for each module.
– Excerpted from Park and Planning Commission FY2008 annual budget and work program
Why does Montgomery County need to grow? Montgomery County remains a desirable place – thanks to its job opportunities, strong neighborhoods, great school system, popular parks and proximity to Washington, D.C. – for both newcomers and longtime residents. With only about 4 percent of land in Montgomery County available for development, the new zoning code can help guide redevelopment of existing surface parking lots and strip shopping centers. The rules controlling redevelopment are built into the zoning code and play an important role in achieving the kind of growth Montgomery County policy-makers and residents want.
Who is rewriting the code? Planners from the Montgomery County Planning Department are working in coordination with Code Studio, a team of nationally recognized consultants, a citizen panel and other county agencies to improve the zoning code. The panel was appointed by the Planning Board to weigh in on the project’s direction and advise staff.
How are planners organizing the rewrite project? The initial sections of the new code are drafted by Code Studio; planners analyze and edit those drafts based on feedback from the Zoning Advisory Panel, county agency representatives and other stakeholders. The Zoning Code Rewrite drafts will undergo multiple reviews and revisions. The project team is continually gathering input that will inform the public draft of the new code expected in Spring 2012. The comprehensive public draft will then be presented to the Planning Board and, ultimately, the County Council as part of a public review process.
What will the rewrite encompass? The new code will improve the quality of development, simplify standards, and consolidate similar zones.
What is the relationship between zoning and Master Plans? A Master Plan provides a vision in addition to detailed land use and zoning recommendations for specific areas of the County. The Zoning Code is a regulatory tool that is used to help implement the vision in the master plan. The new zoning code will not replace master plans, but will help provide more effective tools for achieving master plan goals. Staff is analyzing each master plan to ensure that the new Zoning Code is compatible with their goals and recommendations.
How can I get involved? We want to hear from you as we undertake the rewrite project! Drop a comment in our online commenting box, or learn about other ways to participate.
Montgomery County Planning Department