A residential unit on the same lot as an existing single-family dwelling and used as a complete, independent living facility with provisions for cooking, eating, sanitation, and sleeping. It can be within the main structure of the house, an addition to the main structure, or a separate structure on the same lot.
A use that is customarily incidental and subordinate to the principal use of a lot or the main building, and located on the same lot as the principal use or building.
Non-motorized forms of transportation, such as walking, biking and rolling via wheelchair, scooter, or other conveyance.
A County ordinance requiring a determination that public facilities are adequate to accommodate growth resulting from approval of a subdivision application.
Housing that is either built under a government regulation or a binding agreement that requires the unit to be affordable to households at or below specified income levels or is available at market prices that achieve the same result. The moderately-priced dwelling unit (MPDU) program’s income requirements typically set the price of units at levels affordable to households earning 65 percent of area median income (AMI) for garden apartments, and 70 percent (AMI) for high-rise apartments.
The establishment or forest or tree cover in accordance with Chapter 22A of the Montgomery County Code on an area from which it has always or very long been absent, or the planting of open areas which are not in forest cover. (Chapter 22A-3 Definitions)
A designated area of Montgomery County planned and zoned primarily for agricultural uses that includes the majority of the county’s remaining working farms and certain other non-farm land uses.
Privately provided facilities within a development that enhance public enjoyment. Amenities can include physical enhancements to public and private spaces that make those spaces more inviting to the general public.
A policy document adopted annually by the County Council intended to match the timing of private development with the availability of public services. It includes criteria and guidance for the administration of the Adequate Public Facilities Ordinance (APFO) and establishes development capacity staging ceilings for each policy area of the County. The overall purpose is. The AGP is prepared by the Planning Board based on data collected through administration of the Adequate Public Facilities Ordinance and through population and housing projections. It is coordinated with the Executive’s Capital Improvements Program and is transmitted to the County Executive in Final Draft Form. The County Executive submits recommendations in writing to the County Council. The Council, after public hearings, must adopt the AGP by June 30 of each fiscal year. Learn more
The midpoint of a region’s income distribution – half of households in a region earn more than the median and half earn less than the median. For housing policy, income thresholds set relative to the area median income—such as 50% of the area median income—identify households eligible to live in income-restricted housing units and the affordability of housing units to low-income households.
Observed travel time data is compared with calculated travel times based on the speed limit (the fastest allowable speed) yielding a ratio of congested speed to free flowing speed called Arterial Mobility. Arterial Mobility is translated into Level of Service (LOS) grades (A-F, A being the best) that can be used to describe road conditions and capacity for planning purposes.
Measurement of travel time between fixed start and end points that provides an understanding of congestion levels along roadway segments. When combined with intersection congestion data in the form of Critical Lane Volumes (or CLVs), arterial travel times and speeds provide an understanding of travel conditions. In this instance, the term ‘Arterial ‘refers to any of the County’s most heavily traveled north-south or east-west routes and corridors in the County, such as Georgia Avenue (MD 97).
Housing that is both affordable to households at a range of income levels and suitable for needs of these households. Implicit in the concept of attainable housing is the idea that a range of housing options (type, size, tenure, cost) exists in the local market.
A commonly used measure of traffic flow that reflects the total volume of vehicular traffic passing a given point during a typical 24-hour period.
The maximum number of dwelling units or square footage of nonresidential space per unit of gross land area (usually expressed in acres) that is allowed by zoning, exclusive of any additional density that may be permitted based on the use of the optional method of development, the application of transferable development rights (TDRs), floating zones, cluster provisions, planned development zones, or the MPDU ordinance.
A continuous linear earthen mound of varying height designed and placed to screen the view of and reduce the noise from adjacent, incompatible uses, such as highways.
Bicycle boulevard:Shared roadways that prioritize the movement of bicycles over motor vehicles. These roadways are designed to be comfortable and attractive to cyclists with a wide range of abilities and ages. They include treatments such as traffic calming and diversion, signage and pavement markings, and intersection crossing improvements to reduce traffic speeds and volumes and discourage non-local motor vehicle traffic.
Bicycle lane: A portion of a roadway which has been designated by striping, signing and pavement markings for preferential or exclusive use by bicyclists.
Bikeway:Any path or way that is designated as being open to bicycle travel, regardless of whether such facilities are exclusive or shared.
Shared Use Path (SUP):A recreational trail (bikeway) physically separated from motorized vehicular traffic by an open space or barrier and either within the roadway right-of-way or within an independent right-of-way. Shared Use Paths may be used by pedestrians, skaters, wheelchair users, joggers, and other non-motorized users.
Signed Shared Roadway (SSR):A roadway which is designed for both bicycle and motor vehicle travel and designated as a preferred route for bicycle use. This may be an existing local street, a street with wide curb lanes, or road with paved shoulders.
The practice of designing the built environment with a focus on connecting people with nature. See more at metropolismag.com
A five-member board appointed by the County Council to hold hearings and rule on special exceptions and variances. The Board’s powers and responsibilities are defined in the County Zoning Ordinance.
See Street Character, Functional Classifications, and Road Code Designations
Land containing an abandoned, idled or underused industrial or commercial facility where expansion or redevelopment may be affected by environmental contamination.
An area of land designed or managed for the purpose of separating or providing a transition between two or more land areas whose uses may conflict or be seen as incompatible.
The end point of development for a site or area, reached when all development capacity conveyed by zoning, subdivision, or site plan has been used.
A form of an agricultural easement that runs with the land in perpetuity and extinguishes the right to construct a residential dwelling unit on land located in the Agricultural Reserve and zoned Rural Density Transfer.
A scale drawing of the front, rear, or side of a building or structure showing dimensions and architectural details.
A line, parallel to a lot line, creating an area into which a structure must not project. A building line may be established that is more restrictive than the minimum setback required for structures in a particular zone.
A transferable development right (TDR) created from land that: is at least 25 acres; is capable of being served by an individual sewage treatment unit which meets the requirements of Chapter 27A (Montgomery County Code), and applicable regulations issued under that Chapter; and is located in the Rural Density Transfer (RDT) Zone, and could be transferred by a BLT easement under this Chapter (Chapter 59 – Montgomery County Zoning Ordinance). When a BLT easement is recorded in the land records, the easement extinguishes the right to build a dwelling unit in the RDT zone; this attribute distinguishes a BLT from other TDRs.
Any manmade building, structure, or other intervention that alters the natural landscape for the purpose of serving or accommodating human activity or need. It includes cities, buildings, urban spaces, infrastructure, roads, parks, and any ancillary features that serve these structures.
A fixed-guideway transit system where buses operate in dedicated lanes, either physically or through signing and marking, distinct from general purpose lanes used by automobiles. BRT systems also typically include off-board fare collection systems and advanced transit information systems.
A six-year comprehensive statement of the objectives with cost estimates and proposed construction schedules for capital projects and programs for all agencies for which the county sets tax rates or approves budgets or programs. Examples include the construction of public schools, street maintenance, and parks improvements.
Downtowns or major commercial centers. Montgomery County has four areas officially designated in the County Code as Central Business Districts: Bethesda; Friendship Heights; Silver Spring; and Wheaton.
A final document that incorporates all elements of the site plan approved by the Planning Board, including a project data table, all necessary engineering drawings, specific references to all agency approvals required by the Planning Board approval resolution, and a complete copy of the approval resolution.
A requirement that, before approving a zoning change to a Euclidean zone through a local map amendment, the County Council must determine if there has been a change in the character of the neighborhood significant enough to warrant a rezoning or if a mistake was made in the original zoning process.
A brief, intense design workshop in which community teams work with staff, local elected officials, the landowner, the developer, and all interested citizens to produce a plan that addresses community needs.
The capacity of individuals in a democracy to become active citizens and to work together to solve collective problems and of communities to encourage such a participation in their members.
In July 2019, Montgomery County launched a planning process to develop prioritized actions and strategies to meet the county’s greenhouse gas emissions reduction goals. The county released a draft Climate Action Plan in 2020.
A change in global or regional climate patterns, particularly the change apparent from the late 20th century onwards attributable largely to increased levels of atmospheric carbon dioxide produced by the use of fossil fuels.
An optional development technique under zoning and subdivision regulations that allows residential dwellings to be placed on smaller than usual lots that have been grouped or clustered in order to leave some land undivided and available as common area or open space.
Semi-communal housing consisting of a cluster of private homes and a shared community space (such as for cooking or laundry facilities).
Locating more than one public facility in one place. For example, locating a library and a park on the same property or next to each other.
Locating more than one public facility in one place. For example, locating a library and a park on the same property or next to each other.
A homeownership mechanism used to ensure long term housing affordability. The trust acquires land and maintains ownership of it permanently. The trust enters a long-term, renewable lease with prospective homeowners instead of a traditional sale. When the property is sold, the homeowner earns only a portion of the increased property value. The remainder is kept by the trust, preserving the affordability for future low- to moderate-income families.
The practice of consolidating development of the built environment in ways that place buildings and infrastructure close together to reduce walking, biking, or driving distances and to make efficient use of land. According to Growing Cooler, The Evidence on Urban Development and Climate Change, “The term “compact development” does not imply high-rise or even uniformly high density, but rather higher average “blended” densities. Compact development also features a mix of land uses, development of strong population and employment centers, interconnection of streets, and the design of structures and spaces at a human scale.”
Neighborhoods where a high proportion of residents live below the federal poverty threshold.
A conditional use, previously known as a “special exception,” is a use that is not permitted as a matter of right in the zone where it is located but may be allowed subject to a review process administered by a hearing examiner.
Congestion pricing (also called decongestion pricing) is a mechanism to reduce traffic congestion by charging a fee for vehicles entering a certain area, usually a commercial center, during rush hours. In addition to reducing traffic through shifting some of the traffic to non-rush hours, it also helps improve air quality and other modes of travel such as walking and bicycling.
The number of ways and variety of options to reach multiple destinations. There are many different ways to define connectivity for land use purposes. For example, subdivisions with dead end streets may have poor connectivity with surrounding land uses. A grid street pattern often provides more options to connect with destinations within or outside a neighborhood or commercial center. Connectivity also implies non-physical means (telephone, internet, social media, etc.) to connect with others.
See Street Character, Functional Classifications, and Road Code Designations
A six-year comprehensive statement of the objectives of capital programs with cost estimates and proposed construction schedules for specific projects. The proposed Maryland State CTP is prepared by the Governor and adopted by the State legislature. The CTP is the tool through which State funded public facilities can be scheduled and built, in coordination with and guided by, the County’s Growth Policy and area master plans. It is used in conjunction with the Adequate Public Facilities Ordinance to program public facilities needed to service subdivisions.
A restriction placed on the land and the natural features of the land usually shown on the record plat of subdivision or recorded by a metes and bounds description. Its terms and conditions are recorded in the County’s land records. Most commonly, the agreement prohibits removing vegetation, and prohibits changing the scenic and arboreal character of the land without written permission from the Planning Department.
An alternative to the traditional method of homeownership. In cooperative housing, the residents own a part of a corporation that owns and manages the building.
An uninterrupted area of developed or undeveloped land paralleling a transportation route (such as a street, highway, or rail) or the land within onequarter mile of both sides of designated high-volume transportation facilities, such as arterial roads. If the designated transportation facility is a limited access highway, the corridor extends one-quarter mile from the interchanges.
A master-planned transit line
traveling north from the Shady Grove Metro Station to serve the communities of Rockville, Gaithersburg, Germantown, and Clarksburg. The Transitway will use bus rapid transit (BRT) or light rail transit (LRT). The first 14 miles are under study by the Maryland Transit Administration
.
A household that spends 30% or more of its income on housing costs.
See Street Character, Functional Classifications, and Road Code Designations
See Street Character, Functional Classifications, and Road Code Designations
The sum of traffic volumes that cross at a single point in an intersection. The resulting product is used to determine the level of service of an intersection in a Local Area Transportation Review (LATR).
Donation of land to a public agency for parkland, school sites, road and transit rights-of-way, etc., in connection with the development of a subdivision or lot.
Actions designed to alleviate traffic congestion by reducing dependence on the single-occupancy vehicle through transit, carpooling, and other alternatives.
A measure of the amount of development on a property. Density is often expressed as the number of residential units per acre of land (or another unit of measure), or the total amount of residential or commercial square footage on a property. When expressed as the ratio of residential or commercial square footage to square footage of lot area, it is called Floor Area Ratio (FAR).
An incentive tool offering developers the ability to exceed the maximum allowable residential housing density if they agree to construct more affordable housing units than required by law. In Montgomery County, the Zoning Ordinance allows for a density bonus of up to 22 percent above a zone’s base density in exchange for providing additional moderately priced dwelling units (MPDUs) above the 12½ percent required.
A set of guidelines intended to influence the design of buildings, landscapes and other parts of the built environment to achieve a desired level of quality for the physical environment. They typically include statements of intent and objectives supported by graphic illustrations.
A district in which government may levy special assessments or taxes on real property to help pay for infrastructure improvements in that district.
A plan required to be submitted as a part of an application for the rezoning of a piece of land.
The amount of approved residential and non-residential development that has not yet been built.
Places that are affected most by economic, health and environmental burdens, including low-incomes, poverty, high unemployment, lack of access to jobs and quality education, and increased risk of health problems.
Downtowns are Montgomery County’s highest density areas including central business districts and urban centers. They are envisioned to have dense, transit-oriented development and a walkable street grid (existing or planned). These areas are envisioned to share several of the following characteristics: identified as central business districts and/or major employment centers; high levels of existing or anticipated pedestrian and bicyclist activity ; high levels of transit service; street grid with high levels of connectivity; continuous building frontage along streets, with minimal curb cuts; and mostly below ground or structured parking.
A rezoning action that lowers the density allowed on a property.
A residential structure that typically resembles a single housing unit but contains two dwelling units. It can be arranged as two units next to each other sharing a common wall, or one unit above the other.
A building or a portion thereof that provides complete living facilities including, at a minimum, facilities for cooking, sanitation, and sleeping, for not more than one family.
A contractual agreement to gain temporary or permanent use of, and/or access through, a property. Permanent easements should be shown on a subdivision record plat.
The right of federal, State, and local governments to condemn and force the sale of private property for public purposes.
Future land use as envisioned by the most recent master plan, assuming total buildout of the plan’s land use and zoning recommendations. In practice, development densities rarely exceed 80 percent of planned ultimate land use.
The outermost limits of a wetland, wetland buffer, 100-year floodplain, and a perennial or intermittent stream and stream buffer. An environmental buffer may also include hydraulically connected steep slopes and erodible soils.
A document, prepared by a federal agency that evaluates the environmental impact of government proposals for large projects, such as highways or facilities that could significantly affect the quality of the human environment. Environmental Impact Statements are used as decision-making tools and are required by the National Environmental Policy Act.
Just and fair inclusion into a society where all can participate and prosper. The goal of equity is to create conditions that allow all to reach their full potential. Equity and equality are often confused, but equality only achieves fairness if everyone starts from the same place and needs the same help. Equality may be defined as treating every individual in the same manner irrespective of needs and requirements.
Equity Focus Areas are parts of Montgomery County that may experience the highest inequities in access to community amenities and other resources to support a good quality of life.
The area along a stream or drainage course, lake, or pond, which, after total development of the watershed, would experience inundation by stormwater runoff equivalent to that which would occur on the average of once every 100 years.
The ratio of the gross floor area of a building to the area of the lot on which it is located. Parking and non-leasable space of the building are generally excluded from the computation. For example, a building with a gross floor area of 43,560 square feet on a one-acre lot would have a 1.0 FAR.
A biological community dominated by trees and other woody plants (including plant communities, understory, and forest floor) covering a land area which is 10,000 square feet or greater, and at least 50 feet wide. For the purposes of implementing the Montgomery County Forest Conservation Law, this definition is interpreted to mean those areas that have at least 100 trees per acre with at least 50 percent of those trees having a two-inch or greater diameter at 4.5 feet above the ground. Forest does not include orchards.
A document that outlines the specific strategies for retaining, protecting, and reforesting or afforesting areas on a site, pursuant to the 1991 Maryland Forest Conservation Act. Forest Conservation Plans are approved by the Planning Board with conditions that are binding on applicable private and public development, and certain land disturbing activity.
The collection and presentation of data on existing vegetation in relation to the natural resources on a site proposed for development or land disturbing activity.
See Street Character, Functional Classifications, and Road Code Designations
A master plan addressing either a county-wide system, such as circulation or green infrastructure, or a policy, such as agricultural preservation or housing. A functional master plan amends the General Plan but does not make land use or zoning recommendations.
Alley – A right-of-way intended to provide secondary service access to the rear or side of lots or buildings and not intended for transporting through traffic. An alley may be used to provide primary vehicular access if the Planning Board and the Director of Transportation concur that the dimensions and specifications proposed in a project, preliminary subdivision, or site plan would provide adequate primary vehicular access.
Arterial – A road meant primarily for through movement of vehicles at a moderate speed, although some access to abutting property is expected.
Business District Street (BDS)– A road meant for circulation in commercial and mixed-use zones.
Controlled Major Highway (CMH)– A road meant exclusively for through movement of vehicles at a lower speed than a Freeway.Access must be limited to grade-separated interchanges or at-grade intersections with public roads.
Country Arterial – An arterial, typically in the County’s Agricultural Reserve
Country Road – A road that has the function of a Primary Residential Street, typically in theCounty’s Agricultural Reserve
Freeway – A road meant exclusively for through movement of vehicles at a high speed. Access must be limited to grade-separated interchanges.
Industrial Street – A road meant for circulation in industrial zones.
Major Highway – A road meant nearly exclusively for through movement of vehicles at a moderate speed.Access must be primarily from grade-separated interchanges and at-grade intersections with public roads, although driveway access is acceptable in urban and denser suburban settings.
Minor Arterial – A two-lane arterial meant nearly equally for through movement of vehicles and access to abutting property.
Parkway – A road meant exclusively for through movement of vehicles at a moderate speed with access limited to grade-separated interchanges and at-grade intersections.
Primary Residential Street (PRS)– A road meant primarily for circulation in residential zones, although some through traffic is expected.
Principal Secondary Residential Street (PSRS)– A Secondary Residential Street meant to carry somewhat more through traffic.
Rustic Road – A road that is located in an area where natural, agricultural, or historic features are predominant, and where master planned land use goals and zoning are compatible with a rural/rustic character;is narrow and intended for predominantly local use; is low volume with traffic that does not detract significantly from the road’s rustic character; and has outstanding natural features along its borders, such as native vegetation, tree stands, stream valleys.
Secondary Residential Street (SRS)– A road meant to provide access between a residential development with fewer than 200 dwelling units and one or more higher classification roads.
Tertiary Residential Street (TRS)– A road meant to provide direct access to a residential development with 75 or fewer dwelling units.A Tertiary Residential Street must not be built unless the Planning Board allows its use when the Board approves a preliminary subdivision plan or site plan.
The computerized mapping of data that can generate high quality maps based on the analysis of layers of geographic information. GIS allows all information in a database to be integrated for any location covered by the database. The Planning Department uses GIS software to create maps of the communities it serves, to profile existing conditions in those communities, and to analyze population and other relevant data.
Physical separation of two or more transportation facilities, such as roads, bikeways, and rail lines, at their intersection by constructing them so that one facility passes above or below the other.
Describes the status accorded to certain properties, uses, and activities that may legally continue because they existed prior to the adoption date of changes to the Zoning Ordinance.
The interconnected network of natural areas (forests, 100-year floodplains, wetlands, meadows, and streams and their buffers) and conservation parks that comprise natural ecosystems and provide environmental services.
Development on undeveloped land or land previously used for agriculture or left to evolve naturally.
Gases that trap heat in the atmosphere, such as carbon dioxide, methane, nitrous oxide, and fluorinated gases.
See Street Character, Functional Classifications, and Road Code Designations
Subsurface water from which wells and springs are fed and that provides the base flow of streams.
A set of rules and guidelines governing the obligations of private developers to contribute toward the cost and construction of public facilities such as roads and schools needed to accommodate new growth.
A set of limits and objectives, less binding than regulations that are used to guide development or plan proposals.
The upper reaches of a stream near its source or the region where groundwater emerges to the surface to form a surface stream.
A passenger vehicle containing more than one person. This can include cars, vans, and buses.
Includes rail and bus rapid transit service that is reliable, frequent, fast and comfortable. Generally, the transit service should be so frequent that passengers do not need to consult a schedule.
A nine-member board
whose members are appointed by the County Executive and approved by the County Council charged with identifying historic resources in the County that warrant protection and reviewing requested changes to those historic resources.
Two or more historic resources that are significant as a cohesive unit and reflect the County’s historic, architectural, archeological, or cultural values.
A building, structure, object, or area of land that is significant in County history, architecture, archaeology, or culture.
A national program that offers permanent, affordable housing as quickly as possible for individuals and families experiencing homelessness, then provides the supportive.
Administered by Montgomery County’s Department of Housing and Community Affairs, the fund provides loans to the Housing Opportunities Commission (HOC), nonprofit developers, experienced rental property owners and for-profit developers to build new housing units, renovate deteriorated multi-family housing developments, preserve existing affordable housing and provide housing for people with disabilities. The fund receives revenue from a variety of sources including loan repayments and property tax revenue.
A Montgomery County, Maryland-based nonprofit organization
that provides affordable housing and supportive services.
A charge collected by the Montgomery County Department of Permitting Services to help pay the costs of providing public facilities in designated areas. The tax is collected at the time of building permit.
Any surface that prevents or significantly impedes the infiltration of water into the underlying soil, including any structure, building, patio, road, sidewalk, driveway, parking surface, compacted gravel, pavement, asphalt, concrete, stone, brick, tile, swimming pool, or artificial turf.
See Street Character, Functional Classifications, and Road Code Designations
Development that takes place on vacant or underutilized parcels within an area that is already developed and has access to existing urban services.
The built facilities, generally publicly funded, required to serve a community’s development and operational needs. Infrastructure includes roads, water supply and sewer systems, schools, health care facilities, libraries, parks and recreation, and other services.
A highway project
currently under construction that will connect the areas between the I-270 and I-95/US Route 1 corridors within central and eastern Montgomery County and northwestern Prince George’s County.
The gross (total) floor area and/or the degree to which land uses generate traffic, noise, air pollution, and other potential impacts.
The balance between the number of jobs and the number of housing units. The ratio is calculated by dividing the total number of jobs by the total number of housing units in a given area. The jobs-housing ratio measures the opportunity to live near work and thus reduce commuting miles.
A plan, drawn to scale, that shows proposed site design focusing on the location, number, size, species, and distribution of landscape elements including trees, shrubs, and lawn areas, as well as pedestrian paths and open spaces. Any area that is to be counted towards reforestation must be shown on a forest conservation plan.
The use of any pieces of land through buildings or open land for activities including housing; retail; commerce; manufacturing; roads; parking; parks and recreation; and institutional uses such as schools, healthcare and all other human activities.
The land use element of an approved and adopted general, master, sector, or functional plan.
A method of funding infrastructure improvements based on recovering all or some of the increase in property value generated by public infrastructure investment. LVC can help mitigate the challenges cities face in obtaining public funding, while also providing benefits to private sector partners.
The certification program
and nationally accepted benchmark for the design, construction, and operation of high performance green buildings.
An area intended to serve as a unique reinforcing focus of life sciences research, including but not limited to biological, biophysical and bioelectronics research, development, and manufacturing activity. Health care services may also be provided. Must be designated as such on an approved and adopted master plan or amendment thereto.
An electric railway system characterized by its capacity to operate single cars or short trains along exclusive rights-of-way at ground level, on aerial structures, in subways, or on streets.
Part of the Adequate Public Facilities
test used to determine if a proposed development will produce detrimental traffic impacts that go beyond the capacity of existing and programmed roadways and intersections in the vicinity of the site.
A change of zoning for a property, typically sought by a property owner or other person having proprietary interest. A local map amendment can include more than one tract of land which can be combined for the purpose of rezoning.
A historical site inventory used as a guide to prepare amendments to the Master Plan for Historic Preservation.
See Street Character, Functional Classifications, and Road Code Designations
See Street Character, Functional Classifications, and Road Code Designations
The Maryland State law and review process that requires all county, state and federal agencies and public utilities to refer any land use changes/improvements and infrastructure projects in Montgomery and Prince George’s counties to the M-NCPPC for advisory review and approval.
A bi-County agency
created by the General Assembly of Maryland in 1927. The Commission’s geographic authority extends to the great majority of Montgomery and Prince George’s Counties; the Maryland-Washington Regional District (M-NCPPC planning jurisdiction) comprises 1,001 square miles, while the Metropolitan District (parks) comprises 919 square miles, in the two counties. The Commission is responsible for managing physical growth and planning communities, protecting natural, cultural and historic resources, and providing leisure and recreational experiences through the acquisition, development, operation, and maintenance of a public park system. Certain municipalities within the County (e.g. Rockville and Gaithersburg) are outside of the regional district and have their own planning and zoning powers.
Specialized wood building construction using engineered wood products created through lamination and compression of multiple layers to create solid panels of wood that are used as structural elements to frame a building’s walls, floors, and roofs.
describes the relationship of the building’s various parts to each other. Architectural elements such as windows, doors and roofs as well as interior floor plans can affect building mass. Massing is important because it is one of several details that determine the visual interest of a building, the perception of the building’s volume and how it blends with its surroundings.
Master plans (or area master plans, or sector plans) are longterm planning documents that provide detailed and specific land use and zoning recommendations for a specific place or geography of the county. They also address transportation, the natural environment, urban design, historic resources, public facilities, and implementation techniques. All master plans are amendments to the General Plan.
A document listing properties protected by the County’s Historic Preservation Ordinance, Chapter 24A of the Montgomery County Code. Listed properties have been approved for designation by the Historic Preservation Commission, the Planning Board, the County Executive, and the County Council. Any proposals for exterior alteration, new construction, subdivision, or demolition of these properties must be reviewed by the Historic Preservation Commission.
Boundaries established by municipalities that define where future annexations of unincorporated land may occur.
The regional organization
of the Washington area’s major local governments and their governing officials. MWCOG works toward solutions to such regional problems as growth, transportation, housing, air pollution, water supply, water quality, economic development and noise, and serves as the regional planning organization for the Washington metropolitan area.
See Street Character, Functional Classifications, and Road Code Designations
The term missing middle housing encompasses a variety of housing types that range from low- to medium densities such as duplexes; triplexes; quadplexes, live-work units; and clustered housing such as townhouses, courtyard dwellings and smaller apartment buildings.
Housing units affordable to a broad range of income levels.
A development that typically contains residential and commercial uses in the same building or within a small area. For example, a residential building with ground floor retail is a typical mixed-use development.
See Street Character, Functional Classifications, and Road Code Designations
The percent of persons arriving at a destination by one of the available transportation modes. For example, the percent of persons who arrive at a destination by private automobiles is called the “auto mode split” and includes both drivers and passengers.
An estimate of the percentage of trips taken in each available transportation mode for each origin and destination pair used to forecast transportation demand. Mode choice analysis is the third step in the conventional four-step transportation forecasting
model, following trip generation
and trip distribution
but before route assignment
. Mode choice analysis allows the modeler to determine what mode of transport
will be used, and the resulting modal share
.
Montgomery County’s inclusionary zoning program that requires a minimum of 12.5-15 percent of new units in a development to be affordable to households earning up to 65 percent of area median income for garden-style apartments and up to 70 percent for high-rise apartments.
The County’s elected legislative body that has final authority, sitting as the (Regional) District Council, on all matters pertaining to planning and zoning. There are nine members elected to four-year terms. Five represent districts and four are elected at-large.
Chapter 59 of the Montgomery County Code, which contains the zoning controls to regulate the use and development of all private property in the county. It generally defines permitted uses, maximum building floor area or the maximum number of units permissible on each property, and maximum building heights, minimum setbacks, open space and other requirements to shape all buildings and related improvements.
A building containing three or more dwelling units on a single lot.
The collection and presentation of a property’s environmental information according to the guidelines in the adopted Forest Conservation Regulations (COMCOR 18-01 AM) and in the latest version of Environmental Management of Development in Montgomery County, Maryland (M-NCPPC). Environmental information includes topography, steep slopes, perennial and intermittent streams, major drainage courses, 100-year floodplains, wetlands, soils and geologic conditions, critical habitats, aerial extent of forest and tree cover, and necessary buffers. The inventory also includes any cultural features and historic sites.
Market-rate residential units that are affordable to low and middle-income households without public subsidies. It generally refers to rental housing but can include ownership properties as well.
When referring to transportation, one or more roadways evaluated or analyzed together; in general, a set of transportation facilities. It can refer to a modal network (bicycle, pedestrian, transit, or auto networks) or the network inclusive of all modes.
Places where people and transportation routes congregate.
A use or building that was lawful when established and continues to be lawful, but no longer conforms to the requirements of the zone in which it is located because of the adoption or amendment of the Zoning Ordinance
or the Zoning Map.
A zoning procedure used in Central Business District (CBD), Residential mixed-use (RMX) and Transit mixed use (TOMX and TMX) zones that encourages land assembly and mixed-use development. Under the optional method, higher densities are allowed in exchange for significant public amenities and facilities to support that additional density.
A mapped zone that imposes a set of requirements or restrictions in addition to those of the underlying zoning district (base zone). Land is developed under the conditions and requirements of both the base zone and the overlay zone.
A dedicated public right of way for a road or street that has not been built.
See Street Character, Functional Classifications, and Road Code Designations
Parking lots that allow all-day commuter parking enabling the auto driver to connect with carpools or transit.
Areas designated (in Bethesda, Silver Spring, Wheaton, and Montgomery Hills) in which businesses have the option to pay a fee in lieu of providing the Zoning Ordinance’s required off-street parking. The funds are administered by the County Department of Transportation and used to provide public parking facilities.
PILOTs allow local governments, when authorized by state law, to receive negotiated payments instead of applicable real estate and special district taxes for a certain period of time. The intent is to help lower the cost of development in return for a commitment from a developer to provide a public benefit such as affordable housing to low-income residents. More info
Trips made during the busiest hour within the morning and evening peak periods using any transportation mode. For the purposes of development review in Montgomery County, the peak periods are from 6:30 a.m. to 9:30 a.m. and from 4:00 p.m. to 7:00 p.m. during weekdays.
The ability of surface soils or materials to permit the movement of water through them when they are saturated.
See Development Pipeline
This zone has fewer specific requirements and restrictions than other zones, which allows for greater flexibility of design and use, subject to a binding plan proposed by the applicant and approved by the Planning Board that spells out land uses, setbacks, housing densities, land coverage, building spacing, landscaping, building heights, open space, and other elements.
A geographic sub-area of the County delineated by the Planning Board and adopted by the County Council in the Growth Policy for the purpose of staging analysis and the establishment of transportation staging ceiling capacities.
– A transportation test
for the Growth Policy that measures levels of service for transit and arterial travelers (LOS) to help determine an appropriate rate and level of growth.
An optional step in the subdivision process that allows an applicant to submit a conceptual plan to determine whether a site is suitable for development. The plan can be submitted for staff review only or can go before the Planning Board for either a binding or non-binding decision.
A plan for a proposed subdivision or resubdivision of land submitted under Chapter 50, Subdivision, of the Montgomery County Code. The plan is reviewed by staff and submitted for action (approval or disapproval) by the Montgomery County Planning Board. Board approval of the plan is necessary prior to preparation of a record plat.
See Street Character, Functional Classifications, and Road Code Designations
See Street Character, Functional Classifications, and Road Code Designations
A State fund
that provides technical and financial support to local governments for the planning, acquisition and/or development of recreation land or open space areas, including dedicated funding for Maryland’s state and local parks and conservation areas. Recreational areas or open spaces that were acquired or developed using POS funding cannot be converted into other uses without receiving approval from the Secretary of the Maryland Department of Natural Resources, the Secretary of the Department of Planning, and the Secretary of the Department of Budget and Management and without replacing proposed converted land with land of at least equivalent area and of equal recreation or open space value.
A capital facility project of which 100 percent of the expenditures for construction or operation are budgeted within the applicable capital program. The projects are contained within the County’s approved Capital Improvements Program (CIP), the State Consolidated Transportation Program (CTP), or capital programs of Rockville or Gaithersburg.
Required in certain zones where an applicant is requesting increased density in exchange for additional public or open space or amenities. Project plans are required in Central Business Districts and areas where increased density warrants the provision of additional public facilities and amenities. They are expected to show conformance with applicable master plans and may be approved, approved with conditions, or denied by the Planning Board.
A generally designated boundary line for recommended parkland acquisitions that may involve purchase agreements or dedications through the development approval process.They are normally established in master plans.The proposed park acquisition lines are recorded on the Geographic Information System (GIS) system after a master plan has been approved and adopted.
Any open space or built environment that is open to the public for access and enjoyment. Typically, the public realm includes roads, sidewalks, streetscapes, and public spaces. An expanded definition of public realm includes all that is visible from a public space. For example, building facades of private buildings as they line the streets or surround a public plaza are part of the experience of walking through the street or the plaza. A neon sign on a private building becomes part of the perception of the overall space.
Open area or building space available for use and enjoyment by the public.
A cooperative arrangement between at least one public and one private sector entity to carry out a project or initiative.
A 16-mile rapid transit line extending from Bethesda, MD, (Montgomery County) to New Carrolton, MD, (Prince George’s County). The Purple Line will connect directly to the Metrorail Red, Green, and Orange Lines.
A social construct that artificially divides people into distinct groups based on characteristics such as physical appearance (including color), ancestral heritage, cultural affiliation, cultural history, ethnic classification, and the social, economic and political needs of a society at a given period. This definition is cited directly from Montgomery County Bill 27-19 (lines 49-53).
In Montgomery County rail transit includes Metrorail, the Purple Line, and Maryland Area Regional Commuter (MARC) train service.
A plan drawing that depicts an approved subdivision or assemblage of land and associated easements or restrictions. It is recorded in the land records of Montgomery County.
An area designated on an approved and adopted general, master, sector, or functional plan as appropriate for development beyond its base density through the transfer of development rights (TDRs and BLTs).
Redlining in the context of land use refers to discriminatory real estate practices designed to prevent African American or other groups from obtaining mortgage loans in certain neighborhoods. In 1935, the Federal Home Loan Bank Board (FHLBB) asked the Home Owners’ Loan Corporation (HOLC) to look at 239 cities and create “residential security maps” to indicate the level of security for real estate investments in each surveyed city. On the maps, the newest areas— those considered desirable for lending purposes—were outlined in green and known as “Type A.” These were typically affluent suburbs on the outskirts of cities. “Type B” neighborhoods, outlined in blue, were considered “Still Desirable,” whereas older “Type C” were labeled “Declining” and outlined in yellow. “Type D” neighborhoods were outlined in red and were considered the riskiest for mortgage support. These neighborhoods tended to be the older districts in the center of cities; often they were also African American neighborhoods.
An act of the Maryland State Legislature that assigns responsibility for planning, zoning, and subdivision to the Maryland-National Capital Park and Planning Commission of Montgomery and Prince George’s Counties. Seven municipalities in Montgomery County are not covered by this act: Rockville, Laytonsville, Gaithersburg, Barnesville, Poolesville, Brookeville and Washington Grove.
A change in any lot line of a recorded lot or parcel of land. Resubdivision includes the assembly of recorded lots or parts of lots. A resubdivision is a subdivision.
The legal right, established by usage or grant, to pass along a specific route through grounds or property belonging to another. In this document, this term generally describes the land available for roads, sidewalks, utility lines, and transit infrastructure.
Public– A strip of land intended for travel by the public. A public right-of-way is occupied or intended to be occupied by a road, bikeway, sidewalk, path, or transit facility, as well as any ancillary facilities such as storm drains and stormwater management facilities. Public utilities such as electric transmission lines, telephone lines, cable TV lines, gas mains, water mains, and sanitary sewers may be permitted in the public right-of-way. A public right-of-way may be obtained by dedication as part of the development process or purchased in whole or in part by a public agency.
Private– A strip of land intended for travel and owned by a private person, group of persons, or corporation, or intended for use by a major utility. A private right-of-way may be occupied or intended to be occupied by a road, bikeway, sidewalk, path, or railroad. A private right-of-way may also be occupied or intended to be occupied by an electric transmission line, oil or gas pipeline, other utility, or for other special use. A private right-of-way must be shown on a record plat as separate and distinct from the adjoining lots or parcels and not be included within their dimensions.
Legislation that addresses road design standards for Montgomery County’s roads (Chapter 49A of the Montgomery County Code).
Rural Road– A road segment located in a rural policy area as defined in the County’s Growth Policy.
Suburban Road– A road segment not otherwise designated as an Urban or Rural road.
Urban Road– A road segment in or abutting a Metro Station Policy Area, Town Center Policy Area, or other urban area expressly identified in a Council resolution.
See Street Character, Functional Classifications, and Road Code Designations
A contractual agreement to permanently preserve an area’s visual character.
See Street Character, Functional Classifications, and Road Code Designations
A comprehensive rezoning, initiated by the Planning Board or County Council, covering a section of the County and usually including several tracts of land. It normally takes place following adoption of a master plan. The County Council must hold a public hearing on a proposed sectional map amendment. Enactment of a sectional map amendment is considered a legislative action of the government and is intended as a comprehensive implementation of public policy; therefore it does not require, as does a local map amendment, a finding of a change in the character of the neighborhood or a mistake in the original zoning.
A detailed plan for a portion of a master plan area that is adjacent to transit or covering a central business district or other small area characterized by intense development.
The minimum distance that a building or parking area must be set back from a lot line. Minimum setbacks are specified in some zones, while other zones allow the Planning Board to establish the setbacks, thereby allowing greater flexibility for development.
Example of a residential (Source: M-NCPPC/Montgomery County Planning Department (2009). “Zoning Discovery”)
A rental housing unit where two or more people live and share rent, utilities, and other housing related costs.
A single-family home or unit is one primary residence on a recorded piece of land. A single-family detached home is a stand alone structure that does not share any walls with another housing unit. A duplex has two side-by-side units with a shared party wall. Duplexes are considered semidetached single-family units. Townhouses are considered attached single-family homes.
Neighborhoods that predominately include singlefamily detached and/or attached homes. These neighborhoods are typically in zones that restrict other types of housing or development.
A detailed plan, required only in certain zones, that shows proposed development on a site in relation to immediately adjacent areas. It indicates roads, walks, parking areas, buildings, landscaping, open space, recreation facilities, lighting, etc. Site plan review is required of all floating zones and of most overlay zones. It is also required in some zones when using optional method of development provisions. Further, certain parking facilities that fall under the provision of the off-street parking section of the Zoning Ordinance are also subject to site plan review. The Planning Board approves the site plan after preliminary subdivision plan approval and before building permits can be issued.
An illustrative plan or model that shows the maximum densities for residential and non-residential development, including building massing and height, locations of public use and other spaces, and the relationship to existing and proposed buildings and properties. A Sketch Plan is required for optional methods of development and is intended to provide circulation patterns and description of the public benefits proposed and incentive densities requested, as well as the phasing of the development and public benefits. The Planning Board approves the Sketch Plan prior to Preliminary Subdivision and Site Plan review.
See Priority Funding Area
The combination of trust, interpersonal relationships, a sense of belonging, shared norms and values, respect and appreciation for diversity, sense of mutual obligation and reciprocity, and other factors that contribute to the willingness and ability of members of a community to cooperate and communicate with each other effectively to achieve shared objectives.
Equitable access to wealth, opportunity, and privileges. It encompasses the idea that no individual and group should have a disproportionately higher share of political and economic power than all other individuals and groups leading to a just society.
A ten-year plan addressing solid waste disposal systems, solid waste facilities, and solid waste collection and disposal (Subtitle 5, Article 9 of the Environment Article, Annotated Code of Maryland). The Plan is adopted by the Montgomery County Council and approved by the Maryland Department of the Environment, and is updated every three years.
A use that is not allowed by right in a given zone but which may be allowed if certain conditions are met (as detailed in Article 59-G of the Montgomery County Code). Special exceptions require a request for permission and a grant of approval by the Montgomery County Board of Appeals. The use must also be found to be consistent with the applicable master plan and compatible with the existing neighborhood.
A geographic area where existing water resources and related environmental features are of high quality or unusually sensitive, and proposed land uses would threaten the quality or preservation of those resources if special water quality protection measures, closely coordinated with land use controls are required to prevent proposed land uses from threatening the quality or preservation of those resources. SPAs are designated by the County Council under Section 19-62(a) of the Montgomery County Code.
A tree that is a particularly impressive or unusual example of a species due to its size, shape, age, or any other trait that epitomizes the character of the species.
A pattern of low-density suburban development that is highly dependent upon the automobile as the main form of travel and is considered the source of today’s traffic congestion, environmental degradation and other issues associated with the growth of suburbs since at least World War II.
A plan that guides the sequence of development based on public policies, existing or planned infrastructure, market projections, trigger events, or funding. It may address land development strategies or organizational mechanisms, such as transportation management districts, capital improvements, or other public or private investments. The staging plan need not be date specific (also called a Phasing Plan).
A development method in which property is developed according to written standards of the Zoning Ordinance, without using the Optional Method of Development (See Optional Method of Development).
The collection, conveyance, storage, treatment, and disposal of stormwater runoff to prevent accelerated channel erosion, increased flood damage, and degradation of water quality.
See Environmental Buffer
Street character describes how roadway features should be designed to integrate the public and private realm. Functional classifications describe the roadway’s purpose—the degree to which its primary function is to provide access to adjacent land uses or mobility for longer-distance travel. Functional classification is described in Section 49-31 of the County Code.
Boulevard– A multiple lane, divided roadway that carries significant through traffic and local traffic and is often classified as a highway or arterial. Driveway access to individual businesses is limited. Sidewalks are wide to accommodate significant pedestrian activity. Street trees and medians are planted with tall growing shade trees. Examples: Wisconsin Avenue, Bethesda; Georgia Avenue, Silver Spring.
Greenway– A street with a recreational function in addition to transportation. Can be two to six lanes with linear parks, bikeways, and other recreational facilities within the public right-of-way. These streets are often classified as highway, arterial, or business district streets. Alternatively, the term is also used to describe linear parks or open spaces where people and animals can travel in areas dominated by natural vegetation. Example: Crystal Rock Drive, Germantown.
Main Street– A two to four lane roadway that distributes local traffic and is often classified as an arterial, business district, or primary street. These streets are lined with activating uses such as retail, housing, and office uses. On-street parking, wide sidewalks, street trees, and other special streetscape elements contribute to city life and pedestrian needs. Examples: Woodmont Avenue, Bethesda; Fenton Street, Silver Spring.
Mixed-Use Street (MUS)– Streets that emphasize pedestrian circulation while allowing for limited slow auto traffic. Trees, bollards, and street furniture are used to mark the pedestrian domain. Example: Ellsworth Drive, Silver Spring.
Promenade– A special street with a wide linear sidewalk/public space that functions as a social gathering place activated with restaurants, cafes, retail, and other uses. On-street parking, wide sidewalks, street trees, and other special streetscape treatment are required to define the special character and public space function. Example: Rockville’s Town Center.
Transitway– A right-of-way for transit service such as light rail or rapid bus. Transit vehicles can be located within a median, within lanes or to the side of vehicle lanes. Station locations are key destinations within a community. Example: Corridor Cities Transitway, I-270 Corridor
The improvements within and adjoining a street right-of-way that influence our perception of streets. It includes the width of the roadway, street trees and landscaping, sidewalk/pavement, street lighting, and other street furniture.
An above-ground or below-ground parking garage.
The division or assemblage of a lot, tract, or parcel of land into one or more lots, parcels, or other divisions for the purpose, whether immediate or future, of sale, lease, or building development.
The practice of meeting the economic, social, and environmental needs of the present without compromising the ability to meet the needs of the future.
An approach to safety that involves widely implemented improvements based on high-risk roadway features correlated with specific severe crash types. Represents a shift from reacting to locations with a history of crashes to proactively installing improvements.
A tool that subsidizes new development by refunding or diverting a portion of the tax increase resulting from redevelopment of a property to help finance development in an area or (less frequently) on a project site.
See Street Character, Functional Classifications, and Road Code Designations
Town centers are similar to downtowns but generally feature less intense development and cover a smaller geographic area. They typically have high- to moderate-intensity residential development, including multi-family buildings and townhouses, and retail (existing or planned). Town centers share the following characteristics: a regional or neighborhood-serving retail node with housing and other uses; medium to high levels of pedestrian and bicyclist activity; medium levels of existing or planned transit service; a street grid that ties into the surrounding streets; continuous building frontage along streets, with some curb cuts; a mix of structured and underground parking as well as surface parking lots.
The County is currently divided into 318 geographically distinct areas defined by natural or man-made features. Socio-economic and demographic data for each zone are analyzed to help estimate transportation demand.
Physical changes to a street or roadway used to improve safety by decreasing traffic speed and volume. Methods of traffic calming include traffic circles, speed humps, and curb extensions.
A legal agreement between the Planning Board, County government, and a private developer to implement traffic mitigation measures that achieve or help achieve an established trip reduction goal.
A zoning mechanism that, in Montgomery County, grants property owners in the Agricultural Reserve one development right for each five acres of land. These development rights can be sold (transferred) to landowners or developers who can use them to develop at a higher density in designated areas elsewhere in the county.
In Thrive Montgomery 2050, transit, or public transit, means a public transportation system for moving passengers by rail, buses, and shuttles.
An area or development within a reasonable walking distance of bus routes and rail service.
In the Growth Policy, an index (I to VI) classifying policy areas according to transit service availability. The higher the number, the greater the transit availability. More traffic congestion is considered acceptable in areas with transit alternatives.
Trips made by mass transit as a percentage of all trips made, usually measured at the peak hour.
A mixed-use development within walking distance (up to one-half mile) of a transit stop. TODs typically have sufficient development density to support frequent transit service and a mix of residential, retail, office, and public uses in a walkable environment, making it convenient for residents and employees to travel by transit, bicycle, or foot.
See Street Character, Functional Classifications, and Road Code Areas
A transit-oriented development is a mixed-use community
within a quarter-mile to half mile walking distance of a transit stop and commercial area. TODs have sufficient development density to support frequent transit service and a mix of residential, retail, office, and public uses in a walkable environment, making it convenient for residents and employees to
travel by transit, bicycle, or foot.
A range of programs and services designed to reduce the use of single-occupant vehicle trips, particularly during periods of peak travel. TDM strategies provide travel options that reduce and spread demand by travel destination, mode, route, and time of day to most efficiently use transportation system infrastructure and resources.
A designated area established by local legislation that attempts to mitigate traffic congestion through a combination of public and private sector measures to improve transportation facilities and services, and reduce travel demand.
The organization established by County legislation that implements master-planned trip reduction goals through a combination of public and private sector measures to improve operation of transportation facilities and services, and reduce travel demand.
A set of transportation facilities including highways and roads, rail lines, transit facilities, trails, and bike paths that together form the transportation system of a jurisdiction or a region.
Measures the impacts of development on traffic flow and transit capacity in each of the county’s 30 traffic policy areas. TPAR establishes standards for roadway and transit adequacy and determines which policy areas meet those standards. If development is proposed in a policy area that does not meet the roadway or transit standards, the development must provide the needed capacity or make a TPAR payment.
The layer of leaves, branches, and stems of trees that cover the ground when viewed from above and that can be measured as a percentage of a land area shaded by trees.
A plan approved by the Planning Board under Chapter 22A or Chapter 50 of the County Code, which covers individual trees or stands of trees to be saved as part of, or instead of, a forest conservation plan.
The number of one-way trips to or from a location as a result of land use activity at that location.
Reduce congestion during peak commuting hours by encouraging travelers to use alternatives to driving alone, especially at the most congested times of the day. Alternatives include carpools, vanpools, public and private transit, bicycling, walking, compressed and flexible work schedules, and telecommuting.
Similar to a Traffic Mitigation Agreement but used in unique applications to satisfy I-3 trip reduction goals for developments on I-3 zoned property.
A residential structure that contains three units.
A vacant property or one that is developed at an amount less than permitted by the applicable zoning controls.
The process of giving form, shape, and character to the arrangement of buildings on specific sites, in whole neighborhoods, or throughout a community. Urban design blends architecture, landscaping, and city planning concepts to make an urban area accessible, attractive, and functional.
A County special purpose tax area for an urban location to develop and maintain communities that contain diversified commercial, residential and institutional development. An urban district is intended to provide streetscape maintenance and public amenities, promote commercial and residential interests of the area within the district’s boundaries, provide cultural and community activities, enhance and monitor the safety and security of the public and property, and provide any capital project that promotes the economic stability and growth of the district. Montgomery County’s urban districts are in Bethesda, Silver Spring, and Wheaton.
Fixed geographic lines that identify when and where land will become available for development.
The best characteristics of cities and centers of human settlements including a compact building form; shorter distances between destinations; a mix of uses such as a mix of living and work places in a variety of buildings types in close proximity to each other; and streets that are safe for walking, biking and other forms of travel without being dominated by vehicles.
Permission, granted by the Board of Appeals, to depart from the literal requirements of a zoning ordinance. A variance cannot be contrary to public interests and must be based on findings that there are conditions specific to the property that prevent strict application of the regulations, that the variance from the regulations is the minimum relief necessary, that the variance causes no impairment to master plan goals, and that the variance is not detrimental to adjacent property.
The amount of travel for all vehicles in a geographic region over a given period.
A strategy to eliminate all transportation fatalities and severe injuries. Vision Zero starts with the ethical belief that everyone has the right to move safely in their communities, and that system designers and policy makers share the responsibility to ensure safe systems for travel.
The area within a topographic divide above a specified point on a stream that drains into that stream. The watershed boundaries in Montgomery Country correspond with the sub-basins defined in water quality regulations adopted by the Maryland Department of the Environment under Maryland State Code (COMAR) 26.08.02.08.
A plan that indicates how the high quality or unusually sensitive water resources and environmental features in designated Special Protection Areas will be preserved or maintained within designated special protection areas.
The planning framework underlying the 1964 General Plan for Montgomery and Prince George’s counties. The concept was created in 1960 for the entire Washington, DC, region. The corridors were the major interstate highways radiating out of Washington, DC, which was envisioned to be the major employment center of the region. Each corridor was meant to have a string of cities (corridor cities) designed to accommodate most future residential. The wedges were the triangular-shaped pieces of land between the corridors.
An area inundated or saturated by surface water or groundwater at a frequency and duration sufficient to support, under normal circumstances, a prevalence of vegetation typically adapted for life in saturated soil conditions.
Housing provided pursuant to Chapter 25B of the Montgomery County Code that is intended to be affordable to households earning between 80 and 120 percent of the area-wide median income. The workforce housing requirements apply to subdivisions of 35 or more dwelling units in a zone with a maximum permitted density of at least 40 dwelling units per acre and in a Metro Station Policy area. Workforce Housing is intended to complement the MPDUs required by Chapter 25A.
A land classification under the Montgomery County Zoning Ordinance intended to regulate the land uses and buildings permitted in each zone. Certain uses are permitted by right and others as conditional uses. Any use not expressly permitted is prohibited. A zone also regulates building height, setback open space and other requirements.
The practice of classifying different areas and properties in a jurisdiction into zones for the purpose of regulating the use and development of private land. Each zone specifies the permitted uses within each zone, the maximum size and bulk of buildings, the minimum required front, side and back yards, the minimum off-street parking, and other prerequisites to obtaining permission to build on a property.
Euclidean zones– A Euclidean zone contains fixed standards. Certain uses are permitted by right in these zones, but they are subject to rigid requirements such as lot size; front, side and rear setbacks; and maximum height. Application for a Euclidean zone may be made either by the property owner (through a Local Map Amendment) or by the government (through a Local Map Amendment or a Sectional Map Amendment). Maryland law provides that a local map amendment rezoning to a Euclidean zone is permissible only if there has been a change in the planned character of the neighborhood since the last comprehensive rezoning or a mistake in the original zoning.
Floating zones – A floating zone is more flexible, and the County Council must find that the proposed zone is compatible with the surrounding area and that the proposed development meets the purposes of the zone. Findings of change or mistake, required for approval of a Euclidean zone, do not have to be made before the application for a floating zone can be granted. Some floating zones require affirmative master plan recommendations.
The official map showing the location of all zoning categories in a given area.
A change in the zoning designation of a property or area. This may be done on a piecemeal basis through a Local Map Amendment or comprehensively by the County Council through approval of a Section Map Amendment.
A legislative change to the text of the Zoning Ordinance.