Montgomery Planning recognized for its innovative approach to expanding public understanding and participation in the planning and development review processes

WHEATON, Md. —  The Montgomery County Planning Department, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), is honored to receive a 2026 Maryland Department of Planning Sustainable Growth Award for the Community Planning Academy. The free online educational course is available for Montgomery County residents to make the master planning, zoning, and development review processes more accessible, inclusive, and transparent. Launched in December 2025, the academy also guides residents on how to be an active voice on the future of their communities.

The Maryland Sustainable Growth Awards recognize significant achievements by individuals, businesses, organizations, and local governments throughout Maryland for their efforts to advance sustainable growth policies, practices, and projects that are models for duplication by others. The awards promote exemplary work that represents or inspires collaboration, innovation, conservation, community impact, and quality of life. The academy received the award in the Leadership category, which recognizes individuals and organizations that undertake advocacy, education, or other outreach to advance public support for sustainable growth methods.

Maryland Department of Planning Secretary Rebecca L. Flora, AICP joined Maryland Gov. Wes Moore and Department of Housing and Community Development Secretary Jacob R. Day to present the award to the department during a ceremony on April 21 in the Governor’s Reception Room at the Maryland State House in Annapolis.

“Montgomery Planning’s Community Planning Academy is an outstanding example of how local governments can empower residents with the knowledge they need to shape the future of their communities,” said Secretary Flora. “The academy reflects the very best of what our Sustainable Growth Awards honor—innovation, collaboration, and a commitment to inclusive engagement. We are proud to recognize Montgomery Planning for creating a model that other jurisdictions across Maryland can learn from.”

“We are honored to receive this recognition from the Maryland Department of Planning,” said Montgomery Planning Director Jason K. Sartori. “The Community Planning Academy was created to make planning more transparent, accessible, and inclusive for county residents, and this award affirms the importance of that mission. We are grateful to our partners and to the hundreds of community members who have already taken part in the academy.”

Watch a video featuring Montgomery Planning staff members discussing the academy and their collaboration with multiple county agencies and partners to develop the curriculum:

Montgomery Planning was previously honored with a 2023 Maryland Sustainable Growth Award for Montgomery County’s General Plan, Thrive Montgomery 2050.

More about the Community Planning Academy

In June 2025, the academy piloted the inaugural class of participants selected from over 640 Montgomery County residents who expressed interest. Forty-eight residents graduated in October 2025 and provided pivotal feedback that helped shape the curriculum. The class included participants from diverse backgrounds, with a focus on welcoming those who had limited prior experience with the planning process. Learn more about their experience in the academy in The Third Place Blog.  As of mid-April 2026, 506 users have begun participating in the academy since its launch on December 1, 2025.

Montgomery County residents can register and participate in 10 mobile-friendly modules, each lasting approximately 30 to 45 minutes, that focus on key topic areas in development review and master planning. Throughout the course, participants learn when and where to get involved in the planning process and effectively advocate for their neighborhood.

Each interactive learning module features a blend of video, graphics, voiceovers, and engaging material. There are also in-person opportunities to connect with subject matter experts. The academy is open to individuals 18 and older and available in English, Spanish, and Mandarin. The academy provides a comprehensive resource library and downloadable summaries of each module’s key content to help participants continue learning and engaging with topics of interest. Participants who complete the course receive a certificate and are invited to a graduation ceremony. 

The Community Planning Academy modules include:

• Module 1: Introduction to Planning
• Module 2: Master Plans
• Module 3: Zoning
• Module 4: Development Review Process
• Module 5: Permitting and Construction
• Module 6: Environment and Climate Change
• Module 7: Participating in the Process
• Module 8: Transportation Planning
• Module 9: Planning For Schools
• Module 10: Putting It All Together – A Recap of the Planning and Development Process

The academy’s creation stemmed from a recommendation by the Development Review Process Workgroup led by Maryland State Delegate Lesley Lopez (D-39) and was a collaborative, countywide effort made possible through strong partnerships with the Montgomery County Council, the Department of Permitting Services, Department of Transportation, Montgomery County Public Schools, the Office of Racial Equity and Social Justice, and all five regional services centers.

Wheaton, Md. – The Montgomery County Planning Board and the Montgomery County Planning Department, both part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), announced their April 2026 calendar of events and meetings.  

The public can participate in Planning Board meetings by testifying in-person, testifying virtually, over the phone, or by sending written comments on specific agenda items via email by 12 noon two business days before the meeting. Items received after this date and time will not be included in the record. Contact us for accessibility accommodations. The public may attend Planning Board meetings in-person, watch them live or on-demand, or listen over the phone. View individual agendas, which are usually made public 10 days prior to the start of a meeting. Consult the Historic Preservation Commission website for their agenda information.  

For more details, review the list of events below. These events are subject to change. 

April Calendar of Events and Meetings 

April 2 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) and online. 

April 7 – The Development Review Committee (DRC) meeting will be held with options to attend in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Third Floor, Conference Room #3-202, Wheaton, Md.) from 9:30 a.m. to12 Noon  or watch the DRC live video stream. The DRC is an inter-agency task force comprised of representatives from Montgomery Planning, the State Highway Administration, the county departments of Permitting Services, Environmental Protection, and Transportation, and utilities such as WSSC and PEPCO. Committee members will discuss development applications with the applicants. 

April 8 – The Historic Preservation Commission (HPC) meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) at 7 p.m. with a virtualoption available upon request at the discretion of the Commission Chair. To testify on an agenda item, sign up no later than 9 a.m. the day before the meeting. 

April 9 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) and online. 

April 15 – Montgomery Planning’s Friendship Heights Sector Plan team invites community members to a virtual office hours session on Zoom from 12-1:30 p.m. to ask questions/chat with the planning team about the plan. The session will cover all plan topics, with a specific focus on Parks. Register to receive the Zoom link. 

April 16 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) and online. 

April 21 – The Development Review Committee (DRC) meeting will be held with options to attend in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Third Floor, Conference Room #3-202, Wheaton, Md.) from 9:30 a.m. to 12 Noon or watch the DRC live video stream. The DRC is an inter-agency task force comprised of representatives from Montgomery Planning, the State Highway Administration, the county departments of Permitting Services, Environmental Protection, and Transportation, and utilities such as WSSC and PEPCO. Committee members will discuss development applications with the applicants. 

April 21 – Montgomery Planning’s Eastern Silver Spring Communities Plan is hosting an in-person Preliminary Recommendations Open House for community members at the Long Branch Communication Recreation Center (8700 Piney Branch Road, Silver Spring, Md) from 5-8 p.m. RSVPs are encouraged, but not required.

April 22 – Montgomery Planning’s Friendship Heights Sector Plan team invites community members to a virtual office hours session on Zoom from 12-1:30 p.m. to ask questions/chat with the planning team about the plan. The session will cover all plan topics, with a specific focus on transportation. Register to receive the Zoom link. 

April 22 – The Historic Preservation Commission (HPC) meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) at 7 p.m. with a virtualoption available upon request at the discretion of the Commission Chair. To testify on an agenda item, sign up no later than 9 a.m. the day before the meeting. 

April 23 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) and online. 

April 28 – Montgomery Planning’s Friendship Heights Sector Plan team invites community members to an in-person office hours session at Wisconsin Avenue Community Recreation Center (5311 Friendship Boulevard, Chevy Chase, Md) from 5:30-7 p.m. to ask questions/chat with the planning team about the plan. The session will cover all plan topics. 

April 29 – Montgomery Planning’s Germantown Sector Plan Amendment team invites community members to an in-person meeting at the Sidney Kramer Upcounty Regional Services Center (12900 Middlebrook Road, Germantown, Md.) from 6:30 to 8:30 p.m. to ask questions/chat with the planning team and ensure that the plan reflects the priorities, concerns, and aspirations of residents.

April 30 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) and online. 

April 30 – The Planning Board will host the first of a three-part Growing Smarter in a Changing Climate speaker series, “Net Zero that Pencils Out: Normalizing Sustainable Development.” The event will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) from 5:45-7:45 p.m. The event is free and open to the public.

Montgomery County Council voted to historically designate century-old home in Sandy Spring symbolizing the contributions of the county’s earliest Black families to education, community building, and cultural heritage

Rockville, Md. – The Montgomery County Council voted to add the Rose-Budd House to the county’s Master Plan for Historic Preservation. The home, built circa 1912, is one of the few remaining structures from the early twentieth century that embodies the significant contributions of multiple generations of the Budd family to the growth and development of Sandy Spring’s Black community.

The designation follows unanimous recommendations from the county’s Historic Preservation Commission and the Montgomery County Planning Board, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC).

The Budd family legacy

Built circa 1912 by Perry Budd and located at 18583 Brooke Road in Sandy Spring, the Rose-Budd House has remained in the possession of his descendants among the Budd, Riggs, and Rose families. The house was nominated for historic designation at the current owners’ request, and the designation report was researched and developed by the Historic Preservation Division within the Montgomery County Planning Department, also part of The M-NCPPC. The Budd family, present in Sandy Spring since the early 1800s, were founding settlers of several of the mid-nineteenth century free Black communities in the area. Every generation of the Budd family contributed not only to key causes that empowered the growth of the Black community, but to the operations and social and physical development of the Sandy Spring Quaker lifestyle.

Perry Budd, a graduate of the Centenary Biblical Institute (now Morgan State University), was a pioneering educator in Montgomery County and a trustee of the Sharp Street School, the first school for Black children in the county. The family also played key roles in founding local churches and supporting educational institutions.

“The Rose-Budd House offers a rare and tangible record of the opportunities Black families forged within their community in Sandy Spring,” said Montgomery Planning Historic Preservation Division Chief Rebeccah Ballo. “The 113-year-old residence embodies the longstanding and historical middle-class Black community in Sandy Spring and is one of the few remaining historic resources associated with the Budd family. Preserving this home allows us to honor that legacy and ensures that the Budd family’s contributions remain part of Montgomery County’s historical narrative.”

Read the Rose-Budd House historic designation report for more details on the home and the family’s legacy.

Montgomery County’s historic designation process

Designation of resources to the Master Plan for Historic Preservation is a multi-step process that requires the review of the Historic Preservation Commission, the Planning Board, and the County Council. Members of the public can participate and comment at each step of the process. When a property is approved to be historically designated in Montgomery County, all changes to the exterior of the property must be reviewed by the HPC before issuing any permits. Designation in the Master Plan for Historic Preservation:

• Recognizes significant architectural and cultural sites.
• Protects buildings and neighborhoods from demolition.
• Manages exterior alterations to resources.
• Provides property owners with information on care, restoration, and preservation.
• Qualifies property owners for special tax benefit programs.

Plan establishes an updated vision to guide future growth in Clarksburg communities between I-270 and MD 355

Rockville, Md. – The Montgomery County Council today voted to approve the Clarksburg Gateway Sector Plan, a comprehensive set of recommendations to reimagine underdeveloped areas of Clarksburg east of I-270 and west of Frederick Road (MD 355). These areas have largely remained unchanged over the past 30 years and present an opportunity for strategic and responsible growth over the next two decades.

The plan was developed over the last two and a half years by the Montgomery County Planning Department, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), through extensive community engagement and research and analysis. The recommendations respond to decades of limited development east of I-270 by proposing mixed-use zoning, improved transportation infrastructure, and the preservation of natural and historic resources to support a thriving and better-connected community.

The County Council’s approval follows a January 21, 2026, public hearing and a series of work sessions this winter that refined the plan. The plan was recommended for approval in December 2025 by the Montgomery County Planning Board, also part of The M-NCPPC, following its afternoon and evening public hearings on September 25, 2025, and subsequent work sessions. The County Council’s revisions to the Planning Board Draft are being incorporated in the approved plan document, which will be posted to the Clarksburg Gateway Sector Plan website when completed.

“Throughout the planning process, residents expressed that they want a community that feels more connected, not only through new roads and transit options, but through parks, trails, and public spaces that bring people together,” said Planning Board Chair Artie Harris. “This plan lays out a clear vision for a complete and connected Clarksburg, where new housing and businesses, amenities, and transportation options grow in tandem with the protection of natural and historic resources. It gives Clarksburg a framework that is both forward-looking and grounded in the character of the community.”

“This sector plan area is one of the last remaining pieces of Clarksburg’s 1994 master plan that has yet to be fully realized, and the conditions on the ground have changed dramatically over the past 30 years,” said Montgomery Planning Director Jason K. Sartori. “Our team recognized that the original vision for a light industrial and employment-oriented district is no longer viable. Instead, we see a tremendous opportunity for this area to evolve into a mixed-use, transit-oriented activity center that better serves the Clarksburg community today and in the future.”

Key elements of the plan

Following community engagement and analyses of the plan area’s current conditions and expected future trends, the following key elements of the Clarksburg Gateway Sector Plan align a new community vision for Clarksburg with adopted county plans, policies, and priorities:

• After extensive studies and to create opportunities for economic growth and to achieve the plan’s goals for the area, the plan does not recommend designating the former COMSAT Laboratories building as a historic building. Instead, the plan recommends acknowledging the building’s historic significance and supports mitigation measures for any proposed partial or full demolition. Learn more about the process in which this decision was made.
• The plan would rezone the former COMSAT property to allow for a range of development types. The plan anticipates a portion of the property occupied primarily by residential uses, a portion occupied by a compact, mixed-use activity center with a variety of residential, retail, and recreational uses, and a portion occupied by one or more uses that are major employers in strategic industries, such as professional office, manufacturing, and life sciences.
• Retain a planned new highway interchange with I-270 at Little Seneca Parkway Extended to serve the southern portion of the plan area.
• Connect Observation Drive through the plan area in coordination with future development, shifting the previously planned roadway alignment away from sensitive environmental areas and residential neighborhoods.
• Rezone existing employment-oriented zones to commercial-residential zones to add greater development flexibility with modest increases to maximum allowable development density.
• Establish an expectation that all new residential developments should provide a minimum of 15% of their total units as Moderately Priced Dwelling Units.
• Preserve land along the stream valleys of Little Seneca Creek and its tributaries by private conservation easement or by establishing or expanding public parkland.
• The County Council’s approval of the plan includes designating the Community of Faith United Methodist Church and the Clarksburg Heights subdivision as historic sites in the county’s Master Plan for Historic Preservation.

More about the Clarksburg Gateway Sector Plan

The Clarksburg Gateway Sector Plan is an update to the 1994 Clarksburg Master Plan and Hyattstown Special Area Study, which was last revised with the 2011 Clarksburg Master Plan and Hyattstown Special Study Area Limited Amendment and the 2014 Ten Mile Creek Area Limited Amendment. The plan area consists of approximately 969 acres and is generally bound by I-270 to the west, West Old Baltimore Road and Little Seneca Greenway to the south, Clarksburg Road to the north, and Frederick Road (MD 355) to the east.

The plan integrates policy guidance from countywide plans and initiatives, including Corridor Forward: The I-270 Transit Plan, the Pedestrian Master Plan, Complete Streets Design Guide, Thrive Montgomery 2050, the Climate Action Plan, and Vision Zero, as well as employs a robust outreach and engagement strategy to create a plan that advances racial equity and social justice.

Study will evaluate future travel needs and feasibility of planned transportation improvements following removal of an unbuilt section of Midcounty Highway Extended from future master planning

WHEATON, Md. —  The Montgomery County Planning Board, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), approved the Scope of Work for the Clarksburg to Montgomery Village Transportation Study, launching a comprehensive effort to assess future travel needs and evaluate the feasibility of planned transportation improvements in the corridor.

The study responds to the Master Plan of Highways and Transitways (MPOHT) – 2025 Technical Update, which removed the long-planned northern extension of Midcounty Highway Extended (M-83) and called for a detailed review of transportation adequacy in the area. The study, funded through a special appropriation by the Montgomery County Council to the Fiscal Year 2026 operating budget of the Montgomery County Planning Department, also part of The M-NCPPC, will evaluate whether existing and master-planned infrastructure can support anticipated development in Clarksburg, Germantown, and Montgomery Village and develop a range of improvement options.

View the study’s Scope of Work and watch Montgomery Planning staff’s presentation to the Planning Board today.

“This study gives us the opportunity to take a clear, data-driven look at how people travel between Clarksburg and Montgomery Village,” said planner and study lead Sofia Aldrich. “By examining existing and future travel needs and evaluating the feasibility and timing of planned improvements, we can better understand whether the master-planned transportation network can support the area’s growth. While this effort is not a formal plan, it will provide county leaders with a solid foundation for future decisions about how to strengthen mobility and meet residents’ connectivity needs along this corridor.”

Study area

The study area extends from Shady Grove Road in the south to Clarksburg Road (MD 121) and Stringtown Road in the north, and from I-270 in the west to the Brink Road/Wightman Road/Snouffer School Road/Muncaster Mill Road corridor in the east. While the study will include a high-level analysis of I-270 capacity, detailed traffic analyses within the ongoing Clarksburg Gateway Sector Plan and the Germantown Sector Plan Amendment areas will rely on those plans’ own transportation assessments.

Conducting the study was one of the provisions of the approved 2025 MPOHT Technical Update. Following research and analysis, and comprehensive community input for the plan’s technical update, the Montgomery County Council approved removing the northern section of M-83 from the plan and retaining the southern section of M-83 between Shady Grove Road and the Intercounty Connector (ICC). Learn more about M-83 and what led to removing the unbuilt northern extension from the MPOHT.

Elements of the study

Montgomery Planning, with support from the Montgomery County Department of Transportation (MCDOT), will analyze whether the corridor has sufficient transportation capacity through:

• Public engagement
• Transportation data collection
• Safety analysis
• Existing and year 2045 transportation forecasts
• Transportation adequacy metrics
• Peak-hour capacity analyses
• Development and evaluation of alternative infrastructure solutions

This effort will incorporate recommendations from current planning efforts and consider a range of master-planned projects, including those identified in MCDOT’s 2017 Midcounty Corridor Study Supplemental Report.

MCDOT, with support from Montgomery Planning, will then assess the feasibility and implementation timeline of planned and existing transportation improvements. This will include:

• Cost estimates for each project
• Identification of environmental, utility, cultural, park, and right-of-way constraints
• Development of a project implementation schedule
• A final round of public engagement before submitting recommendations to the Planning Board.

Anticipated schedule

The study is expected to be completed within 12 months. Over the course of that year, the team will hold two public meetings, one this fall and another in winter 2026/2027, to share findings and gather community input. The Planning Board will review the study in spring 2027.

Master plan focuses on Silver Spring neighborhoods east of the Sligo Creek Stream Valley Park and south of the Capital Beltway

Wheaton, Md. – The Montgomery County Planning Department, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), released the preliminary recommendations of the Eastern Silver Spring Communities Plan today online. The preliminary recommendations were developed following planners’ research and analysis of the plan area and comprehensive community engagement over the past two and a half years.

View the full preliminary recommendations, an explainer of the key recommendations and an interactive zoning map explaining the key zoning recommendations. Watch a YouTube playlist explaining key elements of the preliminary recommendations and provide feedback on them by completing a brief questionnaire.

Preliminary recommendations represent planning best practices, county policies, professional expertise, qualitative and quantitative data analyses, and what the plan team learned throughout the process from community members about their needs and desires for the plan area. The Montgomery County Planning Board, also part of The M-NCPPC, will provide the plan team its feedback on the preliminary recommendations over a series of Planning Board meetings on March 5, March 12, and March 19. The Board’s feedback, along with feedback received from the community, will inform the development of the plan’s first draft, or the Working Draft, that’s scheduled to be shared with the community and the Planning Board this fall.

Following the review of the Working Draft, the Planning Board will hold a public hearing and work sessions for the plan. Watch Planning Board meetings live or on-demand.

Preliminary recommendations Planning Board meeting schedule

March 5: Preliminary recommendations overview briefing
March 12: Preliminary plan-wide recommendations briefing
March 19: Preliminary zoning recommendations briefing

Key preliminary recommendations

Land Use and Zoning

• Give places of worship, community institutions, and senior housing communities more flexibility to update buildings, expand services, or add housing on their properties.
• Keep existing zoning for commercial properties in Long Branch that were rezoned as part of the 2013 Long Branch Sector Plan to continue supporting housing, small businesses, and community spaces in Long Branch.

Housing

• Expand housing choices and affordability by increasing family sized, senior friendly, and accessible homes.
• Allow more diverse housing types (duplexes, triplexes, townhouses, small apartments) along major corridors and near Purple Line stations.
• Protect and grow affordable units by maintaining existing affordability during redevelopment and adding more income-restricted homes while supporting mixed housing and neighborhood retail near Purple Line stations and most Bus Rapid Transit stations.
• Improve housing quality without raising rents by exploring the use of incentives, loans, and rehabilitation programs to fix older buildings while keeping rents stable. Strive for no net loss of affordable housing in this area and helping residents stay, including encouraging the right to return after redevelopment.

Urban Design and Placemaking

• Create a walkable, connected, and people-focused environment by placing buildings close to the street, activating ground floors and public spaces, improving streetscapes, enhancing wayfinding, and expanding pedestrian and bike connections throughout the plan area.
• Utilize increased zoning capacity and height around transit stations to deliver new and infill development that expands housing diversity, improves pedestrian safety, includes shade tree canopy, and enhances access to neighborhood-serving retail and amenities.  
• Use temporary placemaking installations on publicly owned land to create hubs for social gatherings, growing food, and testing ideas for long-term improvements to these areas.
• At the March 5 Planning Board briefing, staff will provide an overview of the Eastern Silver Spring Placemaking Initiative, which will kick off this spring. Placemaking as a strategy is being used in the master planning process to help visualize and test ideas for public spaces. Guided by input received through community engagement, staff identified five spots within the plan area that will be improved with temporary amenities to serve as focal points for neighbors to gather.

Economic Development and Small Businesses

• Support local small businesses, by offering incentives whenever redevelopment occurs to keep existing local businesses, help them relocate, and provide affordable retail spaces.
• Create community ownership of commercial spaces through supporting the establishment of a commercial land trust that can purchase properties and offer affordable spaces for businesses.
• Showcase and maintain Long Branch’s unique character by promoting legacy and international businesses and supporting the Long Branch Business League.

Transportation

• Improve access and transportation safety for people walking, biking, and rolling to Purple Line stations, planned Bus Rapid Transit stations, and schools
• Add dedicated bus lanes on University Boulevard between I-495 and Piney Branch Road by repurposing one travel lane in each direction.
• Improve east-west travel for people walking and biking with a new bicycle and pedestrian connection over the Northwest Branch Trail attached to the I-495 bridge.
• Redesign Hartwell Road into a low-speed shared street for pedestrians, bicyclists, and vehicles, better connecting the Manchester Place Purple Line Station and Flower Avenue Urban Park.
• Provide more frequent protected pedestrian crossings along major roads through transportation improvements that stop vehicles to allow people to cross the road safely.
• Install sidewalks on neighborhood streets, prioritizing areas near transit, parks, and schools.

Parks and Trails

• Expand and improve existing parks to better serve the community.
• Enhance park accessibility and integration with Purple Line stations in the plan area.
• Improve park safety with increased public visibility, community interaction, accessibility and enhanced design.   

Environment

• Create a network of “cool streets.” Utilize extensive canopy tree plantings to create shaded, comfortable pedestrian corridors that connect parks and key destinations while improving ecological connectivity, reducing heat island impacts, supporting wildlife movement, boosting biodiversity and climate resilience, and delivering social, mental, and economic benefits.

The plan also includes preliminary recommendations related to community facilities, schools, and historic preservation.

More about the plan

The Eastern Silver Spring Communities Plan sets a vision for communities that are poised to experience change when Purple Line service begins in 2027. Three future Purple Line stations are included in the plan area and there are plans for Bus Rapid Transit service along the main corridors of University Boulevard and New Hampshire Avenue, complementing existing Bus Rapid Transit service on Colesville Road. The plan builds on these transportation investments by recommending more housing, safer ways for people to get around without a car, and creating complete communities that provide residents and visitors choices in how they live, work, and spend time in the plan area The plan will amend several existing master and sector plans and covers an area stretching from Sligo Creek Stream Valley Park to the Prince George’s County line and south to the edge of the City of Takoma Park, which is not included in the plan boundary. Community members can stay informed and involved by visiting the Eastern Silver Spring Communities Plan website, subscribing to the plan’s newsletter, or contacting the team at easternsilverspring@montgomeryplanning.org.

Wheaton, Md. – The Montgomery County Planning Board and the Montgomery County Planning Department, both part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), announced their March 2026 calendar of events and meetings.

The public can participate in Planning Board meetings by testifying in-person, testifying virtually, over the phone, or by sending written comments on specific agenda items via email by 12 noon two business days before the meeting. Items received after this date and time will not be included in the record. Contact us for accessibility accommodations. The public may attend Planning Board meetings in-person, watch them live or on-demand, or listen over the phone. View individual agendas, which are usually made public 10 days prior to the start of a meeting. Consult the Historic Preservation Commission website for their agenda information.

For more details, review the list of events below. These events are subject to change.

March Calendar of Events and Meetings

March 5 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) and online. The Planning Board will also host a joint meeting with the Montgomery County Board of Education at 6:30 p.m.

March 10 – The Development Review Committee (DRC) meeting will be held with options to attend in-person at M-NCPPC Wheaton Headquarters from 9:30 a.m. to 12 noon (2425 Reedie Drive, Third Floor, Conference Room #3-202, Wheaton, Md.) or watch the DRC live video stream. The DRC is an inter-agency task force comprised of representatives from Montgomery Planning, the State Highway Administration, the county departments of Permitting Services, Environmental Protection, and Transportation, and utilities such as WSSC and PEPCO. Committee members will discuss development applications with the applicants.

March 11 – The Historic Preservation Commission (HPC) meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) at 7 p.m. with a virtual option available upon request at the discretion of the Commission Chair. To testify on an agenda item, sign up no later than 9 a.m. the day before the meeting.

March 12 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) and online.

March 19 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) and online.

March 24 – The Development Review Committee (DRC) meeting will be held with options to attend in-person at M-NCPPC Wheaton Headquarters from 9:30 a.m. to 12 noon (2425 Reedie Drive, Third Floor, Conference Room #3-202, Wheaton, Md.) or watch the DRC live video stream. The DRC is an inter-agency task force comprised of representatives from Montgomery Planning, the State Highway Administration, the county departments of Permitting Services, Environmental Protection, and Transportation, and utilities such as WSSC and PEPCO. Committee members will discuss development applications with the applicants.

March 25 – The Historic Preservation Commission (HPC) meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) at 7 p.m. with a virtual option available upon request at the discretion of the Commission Chair. To testify on an agenda item, sign up no later than 9 a.m. the day before the meeting.

March 26 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) and online.

March 26 – Montgomery Planning staff is hosting an open house about the new master plan for Wheaton (The Wheaton Plan: A Georgia Avenue Community Plan) from 5 to 8 p.m. in the lobby of M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Wheaton, Md).

Planners emphasize downtown revitalization, housing affordability, urban design improvements, and better access to parks and transportation

Wheaton, Md. – The Montgomery County Planning Department, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), presented the preliminary recommendations of the Friendship Heights Sector Plan today to the Montgomery County Planning Board, also part of The M-NCPPC. Last week, the plan team also presented the preliminary recommendations to community members at two events, reaching over 150 people. The sector plan encompasses downtown Friendship Heights, the commercial development along Wisconsin Avenue and over to River Road, including the GEICO headquarters property, and properties in the Village of Friendship Heights and Chevy Chase Village. View the plan boundary.

Watch today’s Planning Board presentation; read the preliminary recommendations staff report. 

Montgomery Planning staff received questions and feedback on the preliminary recommendations from the Planning Board and the community. Staff will continue developing the Working Draft, or the first draft of the sector plan, and then share it with the community and the Planning Board this summer to receive additional feedback. 

“These initial recommendations lay the groundwork for a more vibrant and connected Friendship Heights with thoughtful redevelopment, more diverse and affordable housing, and public spaces that bring people together,” said project lead Atara Margolies. “We will continue shaping these ideas with community members and stakeholders to ensure the plan reflects shared priorities and aspirations.”

Key preliminary recommendations

Land Use and Zoning

• Establish a building-height framework that concentrates the tallest buildings at Wisconsin and Western avenues with appropriate transitions to residential neighborhoods.
• Encourage redevelopment of sites in the plan area that have development potential, including several large parcels along Wisconsin Avenue and the GEICO headquarters property. 
• Incentivize new development projects to provide much-needed neighborhood amenities. 

Housing

• Expand and diversify housing options, including more affordable housing, by increasing overall housing supply, encouraging a mix of unit types and sizes near transit, and ensuring homes are available for renters, families, seniors, and people with disabilities across all life stages and income levels.

Urban Design

• Create a walkable, connected, and people-focused urban environment by placing buildings close to the street, activating ground floors and public spaces, improving streetscapes, enhancing wayfinding, and expanding pedestrian and bike connections throughout the plan area.

Transportation

• Explore extending the MD 355 Flash bus rapid transit (BRT) South route to Friendship Heights and dedicating one travel lane in each direction.
• Improve pedestrian and bicycle connectivity and safety throughout the plan area, with a focus on Wisconsin Avenue and River Road. 

Parks and Public Spaces

• Improve existing parks by enhancing access and activating spaces to be more welcoming, and create new connections from existing public parks, such as Brookdale Neighborhood Park, to the downtown. 
• Create new parks and public spaces that will provide opportunities for active recreation, social connectivity, and respite. 

The preliminary recommendations also address community amenities, environmental protection and enhancement, and historic preservation.

Community Engagement

In developing the preliminary recommendations, the Friendship Heights Sector Plan team carried out a wide range of in-person and online community engagement activities.  Through in-person workshops, virtual meetings, online questionnaires, and dozens of meetings with community groups, property owners, business owners, residents, and other stakeholders, the team reached over 1,500 community members since fall 2024.  The sector plan’s website includes recordings of community workshops and events as well as the plan’s Engagement Report.

Key Takeaways

Community members expressed support for welcoming additional people to Friendship Heights, emphasizing that more residents could help sustain and grow the existing retail corridor, although many expressed concerns about increased building density and traffic.  Other takeaways included:

• Highlighting the need for diverse, attainable and affordable housing options for seniors, young families, and first-time homeowners. 
• Ensuring pedestrian safety with calls for safer sidewalks, protected bike lanes, improved intersections, and better lighting. 
• New and improved green spaces as part of future development, and emphasized the importance of preserving the existing parks, trees, and open spaces.
• New community amenities emerged as a key priority for stakeholders, with a movie theater, library, and arts center among the preferred choices.

Staff will continue to collect community feedback on the preliminary recommendations over the coming months. 

Overview of the Friendship Heights Sector Plan

The Friendship Heights Sector Plan represents a major step forward in shaping the future of one of Montgomery County’s most dynamic urban communities. Building on the foundation of the 1998 Friendship Heights CBD (Central Business District) Sector Plan and informed by the insights of the 2024 Friendship Heights Urban Design Study, this updated sector plan reflects a deep exploration and understanding of the community’s evolving needs. The Urban Design Study, developed through extensive public engagement and a detailed analysis of the existing public realm, highlighted both the strengths that define Friendship Heights and the challenges that must be addressed to ensure its long-term vitality.

Guided by this groundwork, the sector plan will create a forward-looking vision for the next 20 to 30 years, focused on creating a more connected, livable, and sustainable Friendship Heights through strategies that address land use, transit-oriented housing opportunities, parks and public space, transportation improvements, climate mitigation, and the protection and preservation of natural and historic resources. Together, these elements intend to form a comprehensive roadmap for a thriving urban environment that supports residents, workers, and visitors alike. 

At the heart of the plan are four key goals. First, it seeks to strengthen existing connections and introduce safer, more accessible ways for people to walk, bike, or ride between Friendship Heights and nearby neighborhoods. Second, it envisions a richer network of parks and public spaces that offer opportunities for social connection, recreation, and quiet respite. Third, it aims to reinforce the Wisconsin Avenue corridor as a vibrant center of activity and economic growth. Finally, the plan prioritizes resilience—advancing strategies that help the community adapt to and mitigate the impacts of climate change.

Community members are encouraged to stay engaged throughout the planning process. Sign up for Montgomery Planning’s Friendship Heights e-letter  for updates, key milestones, and opportunities to participate as the vision for Friendship Heights continues to take shape.

Wheaton, Md. – The Montgomery County Planning Board and the Montgomery County Planning Department, both part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), announced their February 2026 calendar of events and meetings.

The public can participate in Planning Board meetings by testifying in-person, testifying virtually, over the phone, or by sending written comments on specific agenda items via email by 12 noon two business days before the meeting. Items received after this date and time will not be included in the record. Contact us for accessibility accommodations. The public may attend Planning Board meetings in-person, watch them live or on-demand, or listen over the phone. View individual agendas, which are usually made public 10 days prior to the start of a meeting. Consult the Historic Preservation Commission website for their agenda information.

For more details, review the list of events below. These events are subject to change.

The Montgomery County Planning Department and Planning Board offices will be closed on February 16 in observance of Presidents Day.

February Calendar of Events and Meetings

February 3 – Montgomery Planning staff will present the Friendship Heights Sector Plan Preliminary Recommendations presentation in-person from 7 p.m. to 8:30 p.m. (Wisconsin Place Community Recreation Center, 5311 Friendship Boulevard, Chevy Chase, MD 20815). There will be a question and answer session after the presentation. Registration is encouraged, but not required.

February 5 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) and online. The Planning Board will also host a joint meeting with the Historic Preservation Commission in the evening.

February 5 – Montgomery Planning staff will present the Friendship Heights Sector Plan Preliminary Recommendations presentation virtually from 7 p.m. to 8:30 p.m. There will be a question and answer session after the presentation. Registration is required to receive a link to the webinar.

February 10 – The Development Review Committee (DRC) meeting will be held with options to attend in-person at M-NCPPC Wheaton Headquarters from 9:30 a.m. to12 Noon (2425 Reedie Drive, Third Floor, Conference Room #3-202, Wheaton, Md.) or watch the DRC live video stream. The DRC is an inter-agency task force comprised of representatives from Montgomery Planning, the State Highway Administration, the county departments of Permitting Services, Environmental Protection, and Transportation, and utilities such as WSSC and PEPCO. Committee members will discuss development applications with the applicants.

February 11 – The Historic Preservation Commission (HPC) meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) at 7 p.m. with a virtualoption available upon request at the discretion of the Commission Chair. To testify on an agenda item, sign up no later than 9 a.m. the day before the meeting.

February 12 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) and online.

February 19 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) and online.

February 24 – The Development Review Committee (DRC) meeting will be held with options to attend in-person at M-NCPPC Wheaton Headquarters from 9:30 a.m. to 12 Noon (2425 Reedie Drive, Third Floor, Conference Room #3-202, Wheaton, Md.) or watch the DRC live video stream. The DRC is an inter-agency task force comprised of representatives from Montgomery Planning, the State Highway Administration, the county departments of Permitting Services, Environmental Protection, and Transportation, and utilities such as WSSC and PEPCO. Committee members will discuss development applications with the applicants.

February 25 – The Historic Preservation Commission (HPC) meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) at 7 p.m. with a virtualoption available upon request at the discretion of the Commission Chair. To testify on an agenda item, sign up no later than 9 a.m. the day before the meeting.

February 26 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, Md.) and online.

Community Trends Report examines how 37 communities across Montgomery County have evolved since 2010

Wheaton, Md. – The Montgomery County Planning Department, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), released its Community Trends Report, a comprehensive study that provides the most detailed look to date at Montgomery County’s demographic shifts, land use patterns, housing conditions, and community characteristics from 2010 to 2022 across 37 defined Community Trend Areas (CTAs) that cover the entirety of the county’s 507 square miles. Researchers analyzed approximately 300 variables and more than 30,000 data points. The report is accompanied by an interactive online dashboard that has detailed profiles of each CTA, making the findings accessible to residents, government officials, and other stakeholders.

• Visit the Community Trends Report webpage
• Read the Community Trends Report and Executive Summary
• Check out the Community Trends Report dashboard

Home to more than 1 million residents, Montgomery County encompasses a wide range of places, from dense urban centers to established suburban neighborhoods and rural communities. These areas differ in amenities, affordability, and opportunities, and have experienced varying levels of growth and change. The Community Trends Report, produced by Montgomery Planning’s Research & Strategic Projects Division, offers a clearer understanding of these differences and how they are shaping the county’s future.

“Successful planning requires a deep knowledge of the conditions in different communities across the county and the recognition that solutions may not be a one-size-fits-all approach,” said Research & Strategic Projects Division Chief Carrie McCarthy. “This report gives residents, policymakers, and community leaders a new tool to understand local trends and make informed decisions.”

Members of Montgomery Planning’s Research & Strategic Projects Division briefed the Montgomery County Planning Board on the study on Thursday, January 22, 2026. Watch a recording of the briefing.

Community Trend Areas (CTAs)

Montgomery Planning defined the geographic boundaries of the CTAs by reviewing various planning and U.S. Census Bureau boundary data, while also balancing the need to analyze a manageable number of communities with the availability of statistically significant data. Each CTA profile is organized into three themes: place, people, and housing.

Countywide Themes

Although the report focuses on hyperlocal community trends, countywide patterns also emerged. This includes:

Land Use and Built Environment

• Residential uses account for 30% of county land, with single-family detached homes occupying 91% of that share.
• Since 2010, 47,359 housing units have been built. Of these units, 61% were in multi-family buildings, reflecting the recent trend of more multi-family housing growth relative to single-family unit developments.
• Commercial uses—including 71 million square feet of office space and 37 million square feet of retail—sit on less than 2% of county land.

Demographic and Household Trends

• Growth among residents under 18 was modest—5% countywide from 2010 to 2022—and households with children grew by 2%. In contrast, growth among residents 65 and over was 50%, reflective of a continuing trend of aging.
• Twenty-two communities had a majority population comprising people of color, an increase of four since 2010 and reflective of the county’s overall diversity, with 59% of all residents being persons of color in 2022.
• Montgomery County remains highly educated, with 60% of adults 25 and older holding at least a bachelor’s degree, correlating with higher household incomes.
• Average housing costs for renters have increased 40% from 2010 to 2022, a faster rate than for homeowners and outpacing the inflation rate for this period.

A New Lens on Local Patterns and Changes

While Montgomery Planning regularly conducts studies for master plans and countywide analyses, smaller or less populated areas have often been underrepresented in previous reviews. The Community Trends Report fills this gap by examining geographic patterns and trends over time by CTAs.

Key highlights at the community level include:

• Many communities were aging, and the percentage of residents ages 65 and over doubled from 2010 to 2022 in seven CTAs that span the northern and western parts of the county, including Damascus, Germantown, and Travilah.
• While the percentage of households with children grew from 2010 to 2022 in Wheaton, Takoma Park, and North Bethesda, many others had a shrinking percentage—Damascus had the largest decline from 49% to 33% of all households.
• While communities became more racially diverse, they also varied in racial composition, with higher percentages of Black residents in Fairland, White Oak, and Burtonsville, Asian residents in North Potomac, Clarksburg, and Travilah, and Hispanic residents in Connecticut-Veirs Mill Crossroads, Flower Hill, and Glenmont.
• Communities with the highest educational attainment levels and average household incomes are located in the southwestern part of the county such as Bethesda and Potomac, where more than 75% of adults 25 and older had at least a bachelor’s degree and average incomes greater than $250,000 in 2022.
• Clarksburg had the most single-family housing growth since 2010, adding 5,173 units of this type. Strong multi-family housing growth occurred in Silver Spring and Bethesda, with each adding more than 5,000 multi-family units.
• Average home values span a wide range, reaching over $1.3 million in Bethesda, Travilah, and Chevy Chase in 2022. Leisure World, which is age-restricted and predominantly condos, had the lowest average home value at $305,304, still above the national average of $261,584.
• Among CTAs with more than 25% renter-occupied households, the percentage increase in average gross rent in several communities well exceeded the countywide increase of 40%—these include Redland-Shady Grove (67%), Chevy Chase (57%), and Takoma Park (51%).