HOUSING PLAN

BACKGROUND
The ability to offer housing of varying types and prices to residents in a wide range of
socioeconomic strata is a key component in measuring Montgomery County’s overall quality of
life. The 1993 General Plan Refinement set out as its Housing Goal that the County “encourage
and maintain a wide choice of housing types and neighborhoods for people of all incomes, ages,
lifestyles, and physical capabilities at appropriate densities and locations.” This Plan endorses
that goal, as well as the objectives designed to achieve that goal, which include providing choice
in design and construction, encouraging housing near employment centers, maintaining the
quality and safety of neighborhoods and encouraging adequate supplies of affordable housing.

These goals and objectives are the foundation of the County’s Housing Policy, which guides
implementation of housing programs and policies. In addition to those objectives articulated in
the General Plan Refinement, the Housing Policy stresses the provision of affordable housing, of
assistance to those with diverse housing needs, such as the elderly, the physically disabled and
those with mental illness, and of equal opportunity in seeking housing. This Plan endorses the
County’s Housing Policy.

At the same time, this Plan recognizes other important policies in the Upper Rock Creek Area.
The General Plan Refinement places much of Upper Rock Creek in the Residential Wedge,
where low densities are recommended to protect environmental resources and to provide housing
on large lots. The Refinement’s Environmental objectives include protection and improvement
of water quality and the preservation of sensitive or ecologically unusual areas. These land use
and environmental goals and objectives are the backbone of planning in Upper Rock Creek.

Low densities in Upper Rock Creek and the desirability of maintaining open space as a means of
enhancing stream quality mean that there are relatively small numbers of affordable housing
units in the area. There are 160 subsidized or mandated affordable housing units on Crabbs
Branch Way in the Shady Grove Sector Plan Area. This Plan does not substantially increase
zoning densities in the area, which means that Upper Rock Creek will remain generally less
conducive to affordable and elderly housing than other areas with more extensive infrastructure
and zones that permit higher densities.

Nevertheless, the Montgomery County Council has determined that provision of affordable and
elderly housing is an important public policy goal. To further this goal, this Plan makes
recommendations that designate specific properties as suitable for Moderately Priced Dwelling
Units (MPDUs) or institutional uses and it incorporates the required provision of MPDUs into
recommendations for several large undeveloped properties.

Upper Rock Creek Area Master Plan 35 Approved and Adopted – April 2004
These recommendations are the result of an areawide analysis of land potentially suitable for
affordable housing, elderly housing or MPDUs that was done as part of an increased focus on
housing policy in the County. The analysis looked in particular at specific properties that might
be suitable for affordable housing, at undeveloped land in public ownership and at the large
undeveloped properties in the Upper Rock Creek master plan area.

This Plan makes recommendations for properties in each of these broad categories. Two specific
properties are deemed suitable for some form of affordable housing. An undeveloped public
school site is recommended for housing over the long term if the school system opts not to build
a school there. Should the Zoning Ordinance be amended to expand the MPDU program to large
lot zones, three large undeveloped properties recommended for cluster development with sewer
service would be required to provide MPDUs.

Recommendations—Specific properties

• This Plan recommends, over the long term, residential development for the WINX
property, adjacent to the City of Rockville. This recommendation will facilitate
annexation by the City, which is necessary for any development requiring community
water and sewer service. The Plan also deems the WINX property suitable for an elderly
housing project if such a project can be done compatibly with the adjoining Lincoln Park
community.

• This Plan also encourages assembly of land currently in or recommended for townhouse
zones that is located adjacent to the Redlands commercial center as a way of maximizing
the area’s ability to provide Moderately Priced Dwelling Units.

Recommendations—Undeveloped properties in public ownership

• This Plan recommends long-term residential development of Sherwood Elementary

Recommendations—Large undeveloped properties

• This Plan recommends four undeveloped properties in the master plan area—the Dungan,
Casey, Freeman and Woodlawn properties—for cluster development with community
sewer service. Should the Zoning Ordinance be amended to expand the MPDU program
to the large lot zones, three of these properties would be required to provide MPDUs
(Dungan, Casey and Freeman). If the Zoning Ordinance is amended to reduce the
minimum subdivision size that triggers the requirement for MPDUs, it is possible that the
Woodlawn property would also be required to provide MPDUs. If not, its developers
could still decide to provide MPDUs on a voluntary basis.

Upper Rock Creek Area Master Plan 36 Approved and Adopted – April 2004
 A pending zoning text amendment would require MPDUs in the RNC Zone. This
proposed amendment has not been approved or implemented as of the approval of this
Plan but is likely to be acted on before these properties develop. If the amendment is
approved this Plan recommends that MPDUs be provided in accordance with Chapter
25A of the County Code as follows:

0.2 dwelling units per acre or less—No MPDUs would be required if a property
develops under the RNC Zone standard method of development without
community sewer service;

0.33 dwelling units per acre or less—12.5 percent MPDUs required if a property
develops under the RNC Zone optional method of development with community
sewer service;

0.33 to 0.4 dwelling units per acre—MPDUs required under the RNC Zone
optional method of development with community sewer service using a sliding
scale from 12.5 percent MPDUs required at 0.33 dwelling units per acre to 15
percent MPDUs required at 0.4 dwelling units per acre.

This Plan is not dependent on approval of the text amendment. If it is not approved, the
maximum density using community sewer service is 0.33 dwelling units per acre. The
maximum density will be permitted only if adequate open space is provided in accord
with the recommendations in this Plan.

Upper Rock Creek Area Master Plan 37 Approved and Adopted – April 2004
Upper Rock Creek Area Master Plan 38 Approved and Adopted – April 2004