Agendas

Preliminary Matters

Record Plats (Public Hearing)

Regulatory Extension Requests (Public Hearing)

Roundtable Discussion

Planning Director’s Report

Briefing on new Priority Urban Forest Requirements

Short discussion about areas of Montgomery County that have been identified as containing Priority Urban Forests and the requirements associated with them.

A. Lindsey

MHP Amherst Preliminary Plan No. 120250010, Site Plan No. 820250010, & Forest Conservation Plan No. F20250080 (Public Hearing)

Proposal to create a mixed-income, affordable, residential development containing up to 272 multifamily dwelling units and 39 townhomes, structured parking, a County Arts & Cultural Center comprised of up to 42,000 square feet, and up to 20,000 square feet of commercial space; located in downtown Wheaton, north of Blueridge Avenue, between Georgia Avenue and Elkin Street;  CR-2.0, C-1.5, R-1.5, H-75 Zone; 6.14 acres;  2012 Wheaton CBD and Vicinity Sector Plan.

Staff Recommendation: Approval of the Subject Applications with conditions. 

Item 5 – Attachments A-H

Item 5 – Additional Correspondence

E. Fowler

Local Area Transportation Review (LATR) Guidelines Phase 2 Update

The LATR Guidelines were updated in January 2025 to reflect the 2024-2028 GIP. However, additional modifications to the Guidelines were not yet fully complete to incorporate into that version. These updates include modifications to Appendix 1 trip factors, new appendices, and additional clarifying language.

Staff Recommendation: Approve updates to the LATR Guidelines. 

Item 6 – Attachment 1: Draft Guidelines

Item 6 – Attachment 2: Appendix 1 Trip Adjustment Factors

Item 6 – Attachment 3: Appendix 6 Sim Traffic – Synchro Parameters

Item 6 – Attachment 4: Appendix 7 Streetlighting Illuminance Instructions

Item 6 – Attachment 5: Draft LATR Guidelines without Track Changes

R. Brockmyer

Planning Board Policy 2022-01 De Minimis Payment Update

Request to amend Planning Board Policy 2022-01 to update the per linear foot de minimis payment rate consistent with the method for calculating future increases. De minimis payments may be accepted in lieu of constructing pedestrian and bicycle frontage improvements on very small residential and commercial projects. Planning Board Policy 2022-01 determines when to approve waivers for pedestrian and bicycle frontage improvements and how to calculate applicable de minimis payments.

Staff Recommendation: Approve amendment to Planning Board Policy 2022-01.

Item 7 – Attachment A: Existing Policy 2022-01

Item 7 – Attachment B: Revised Policy 2022-01

R. Brockmeyer

Emory Grove Village, Pre-Preliminary Plan No. 720250010 (Public Hearing)

Request for a binding approval for the future resubdivision of Lot 1 (N542) and Lot 2 (N485) into 162 residential lots for the construction of three-story apartments and three-story townhomes; MPDU Optional Method development and public benefits, 30% Moderately Priced Dwelling Units; located at the southeast quadrant of the intersection of Midcounty Highway (MD 1 and Washington Grove Lane; on 8.57-acres of land zoned R-30 (Residential Multi-Unit Low Density); within the 1985 Gaithersburg Vicinity Master Plan area.

Staff Recommendation: Approval with Conditions

T. Graham

Zoning Text Amendment 25-07, Retail Sales and Service – Cannabis Dispensary (Public Hearing)

This ZTA would prohibit a licensed cannabis dispensary within 100 feet of a lot improved with a residential use.

Staff Recommendation: Transmit comments to the District Council. 

Item 9 – Attachment A: Intro 25-07 Cannabis

Item 9 – Attachment B: ZTA 25-07 Cannabis

B. Berbert

2811 14th Street NE Gospel Hall, Inc. Church: Preliminary Plan No. 120250050 & Forest Conservation Plan No. F20250170 (Public Hearing)

A. Preliminary Plan No. 120250050 – Request to create one (1) lot for an existing detached dwelling unit, one (1) lot for an existing telecommunications tower and a new 10,549 SF religious assembly building, and one (1) parcel for parkland dedication; located at 211 Ednor Road; RE-2 zone; 15 acres; 1997 Cloverly Master Plan.

B. Forest Conservation Plan No. F20250170 – Request for approval of a Preliminary/Final Forest Conservation Plan to satisfy afforestation/reforestation requirements associated with Preliminary Plan No. 120250050.

Staff Recommendation: Approval with conditions

Item 10 – Attachment A – Prior Approval (Special Exception No. S-2432

Item 10 – Attachment B – Statement of Justification

Item 10 – Attachment C – Preliminary Plan

Item 10 – Attachment D – Forest Conservation Plan

Item 10 – Attachment E – Tree Variance Request

Item 10 – Attachment F – Agency Letters

Item 10 – Attachment G – Affidavit of Community Meeting and Minutes

Item 10 – Additional Correspondence

P. Estes

Water and Sewer Category Change Requests – Administrative Delegation 2025-3 Group (Public Hearing)

The Planning Board is required to make a master plan conformance determination for all water and sewer category change requests. The Board will review the County Executive’s Administrative Delegation (AD) 2025-3 Group of proposed category map amendments to Montgomery County’s Comprehensive Water Supply and Sewerage Systems Plan.

Staff Recommendation: Transmit Comments to the County Executive

J. Pratt

Clarksburg Gateway Sector Plan – Preliminary Recommendations Briefing 

A briefing to the Planning Board on Preliminary Recommendations for the Clarksburg Gateway Sector Plan in advance of the preparation of the Working (Staff) Draft Plan.

Staff Recommendation: Provide direction to staff on the Planning team’s Preliminary Recommendations.   

Item 12 – Attachment A

Item 12 – Additional Correspondence

C. Larson

Climate Assessment Template Update (Briefing)

County Bill 3-22 requires that, starting in March 2023, the Planning Board must submit a Climate Assessment of each zoning text amendment, master plan, and master plan amendment to the District Council. The bill also requires that at least once every 2 years, the Planning Board must review the Climate Assessment Template and update the template as needed. Staff will brief the Planning Board on the proposed updates to the template. These updates are technical in nature and do not alter the content of the climate assessments or any other requirements of the bill.

Staff Recommendation: Review and approve the proposed updates to the template

Item 13 – Attachment

K. Afzal