Community members are encouraged to sign up starting August 3 to testify on plan recommendations focused on downtown revitalization, incentivizing community amenities, affordable housing, better and safer access to parks and transportation, and more.

WHEATON, Md. – The Montgomery County Planning Board, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), will hold a two-part public hearing on Thursday, September 10 and Monday, September 14, 2026, for the draft Friendship Heights Sector Plan. The plan boundary encompasses downtown Friendship Heights, the commercial development along Wisconsin Avenue and over to River Road, and properties in the Village of Friendship Heights and Chevy Chase Village.

“The public hearing is a great opportunity for the community to continue contributing to the vision of Friendship Heights for the next 20 to 30 years, and we encourage residents, workers, visitors, and stakeholders to bring their perspectives to the Planning Board this September,” said plan lead Atara Margolies. “This plan builds on Friendship Heights’ existing strengths and leverages key opportunity sites to bring new uses and amenities that will attract more people, strengthen local retail, and create a more diverse, vibrant, mixed-use downtown core.”

The first part of the Planning Board’s public hearing begins on September 10 at 1:30 p.m. during the Board’s regular weekly meeting in the Planning Board Auditorium on the second floor of The M-NCPPC’s Wheaton headquarters (2425 Reedie Drive, Wheaton, MD 20902). The hearing will allow for testimony in-person and virtually via Microsoft Teams.

The second part of the Planning Board’s public hearing will be held on September 14 at 4 p.m. at the Bethesda-Chevy Chase Regional Services Center (4805 Edgemoor Lane, Bethesda, MD 20814). This public hearing will include the opportunity to testify in-person only.

Both meetings will be livestreamed and made available on demand on the Planning Board’s website.

Sign Up to Testify

Starting Monday, August 3, people may sign up to testify before the Planning Board at one of the public hearing dates. Planning Board members will be at both parts of the public hearing and are offering two dates and locations to provide more convenience and opportunities for the public to weigh in. All public testimony is considered by the Planning Board and included in the official record. To ensure the Planning Board can hear from as many people as possible, please only sign up for one of the public hearing dates; duplicate testimony is not permitted. Written testimony is also welcomed via email to mcp-chair@mncppc-mc.org or via mail to Chair Artie Harris, Montgomery County Planning Board, 2425 Reedie Drive, 14^th Floor, Wheaton, MD 20902.

Read the Friendship Heights Sector Plan Working Draft.

The Working Draft is the first full draft of the plan and is based on Montgomery Planning staff’s preliminary recommendations, which were presented to the Planning Board on February 12, 2026 and to the community over two meetings in June 2026. The Working Draft incorporates the Planning Board’s comments on the preliminary recommendations and feedback from the community. Today, the Planning Board approved the plan’s Working Draft as the Public Hearing Draft, which will be posted on the plan website soon. Following the public hearing, the Planning Board will hold a series of work sessions this fall to refine the plan based on community feedback and its review of the Public Hearing Draft. The plan will then be sent to the Montgomery County Council for its own public review and approval process, and to the County Executive for review and comment.

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.

Guided by this groundwork, the plan creates 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 form a comprehensive roadmap for a thriving urban environment that supports residents, workers, and visitors alike. 

Key Working Draft Recommendations

• Provide flexibility for redevelopment of opportunity sites within the plan boundary and incentivize much-desired neighborhood amenities.
• Set clear standards for transitioning between mixed-use development and neighboring single-family communities.
• Incentivize additional affordable housing, including larger family-size units and those with deeper affordability.
• Provide new public spaces as part of future development projects and improve visibility and access to all open spaces.
• Prioritize safety by improving pedestrian and bicycle connections between Friendship Heights and the surrounding communities, including Washington, DC.
• Improve transit access by recommending dedicated transit lanes extending down Wisconsin Avenue to the Friendship Heights Metro Station.
• Protect natural resources such as canopy trees, wooded areas, and streams, and incentivize sustainable, high-performance buildings.

Annual School Test evaluates school-capacity adequacy and guides Utilization Premium Payments for the fiscal year starting July 1, 2026

WHEATON, MD – The Montgomery County Planning Board, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), certified the fiscal year 2027 Annual School Test results and accepted the countywide component of the accompanying School Utilization Report at its June 25 meeting, in accordance with the 2024-2028 Growth and Infrastructure Policy (GIP). The Annual School Test evaluates the capacity adequacy of the county’s K-12 public school facilities and places service areas of schools projected to be overutilized in Utilization Premium Payment tiers for the duration of the fiscal year.

View the June 25 Planning Board staff report
View the FY2027 Annual School Test results
View the FY2027 Countywide School Utilization Report

Certification of the FY2027 Annual School Test

Under the GIP, the Annual School Test evaluates the projected utilization of each Montgomery County Public Schools (MCPS) facility four years in the future – the 2030-31 school year for the FY2027 test. If a school is expected to exceed certain utilization thresholds, its school service area is placed in a Utilization Premium Payment (UPP) tier. When a development application proposes a residential unit in a school service area with a UPP tier placement, a UPP is levied by default as a condition of development approval to help mitigate the overutilization, and a surcharge is applied to the project’s school impact tax rate. A school impact tax is due on residential development regardless of school utilization levels as their pro rata share of the cost to build a school. UPPs are paid in addition to the school impact tax when required as a condition of approval. There are three different UPP tiers—Tier 1 for moderate overutilization, Tier 2 for intermediate, and Tier 3 for the highest overutilization—with corresponding payment rates. While the UPP surcharge rate is determined at the time of approval, the actual amount due is assessed at the time of building permit and is dependent on the school impact tax rate of the fiscal year it is paid. View the current UPP rates.

In addition to the UPP Tier placement, the Annual School Test also determines the adequacy ceiling for subsequent tiers of each school service area. If a development application is estimated to generate students in excess of the adequacy ceiling at any school, then the payment factor is adjusted upward in proportion to the number of students counted toward each payment tier.

Staff from the Montgomery County Planning Department, also part of The M-NCPPC, prepared the FY2027 Annual School Test results, which will take effect on July 1, 2026, in accordance with the Annual School Test Guidelines v 2.0 adopted by the Planning Board on December 19, 2024. The results will be applied to the new middle school and high school service areas approved by the Board of Education on March 26, 2026.

Summary of the FY2027 Annual School Test

Tier 1 UPP placement:

• James Hubert Blake HS
• Winston Churchill HS
• Francis Scott Key MS
• Cashell ES

Tier 2 UPP placement:

• Burning Tree ES
• Cabin Branch ES

Tier 3 UPP placement:

• Mill Creek Towne ES

FY2027 School Utilization Report

The GIP also requires Montgomery Planning to prepare a School Utilization Report to accompany the Annual School Test. The report typically consists of a countywide report and individual school reports that together provide supplemental information about MCPS facilities. The latest projections from MCPS indicate that countywide, there will be over 4,900 surplus seats available at the high school level (9% of the county’s total high school capacity), over 7,100 surplus seats available at the middle school level (18% of total capacity), and over 13,300 surplus seats available at the elementary school level (17% of total capacity) at the end of the six-year Capital Improvements Program (CIP) cycle (2031-2032 school year). A snapshot of 2025 housing data, which includes single-family home sales, housing development, and total residential dwelling units by school service area, is also provided in the countywide School Utilization Report. This year, due to the Board of Education’s approved boundary change decisions leading to an unprecedented delay in MCPS’s projections, the individual school reports will be posted at a later time on Montgomery Planning’s Annual School Test and School Utilization Report webpage.

About the Growth and Infrastructure Policy

The GIP addresses the adequacy of public facilities as it relates to the regulatory or development review process. It sets standards for evaluating individual development proposals to determine if the surrounding public infrastructure, such as transportation networks and school facilities, can accommodate the demands of the development. It also outlines requirements for mitigating inadequate infrastructure. The County Council adopted the 2024-2028 Growth and Infrastructure Policy via resolution on November 12, 2024.

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 July 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. 

Montgomery Planning and Planning Board offices will be closed on July 3 in observance of Independence Day. The Montgomery Planning Information Counter will be closed on July 17. The Planning Board will be on recess during the month of August.

July Calendar of Events and Meetings 

July 2 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, MD 20902) and online.

July 8 – Montgomery Planning staff will attend the Seneca Valley High School Summer Block Party (19401 Crystal Rock Drive, Germantown, MD 20874) from 5 to 7 p.m. to share information with the Germantown community about the Germantown Sector Plan Amendment.

July 9 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, MD 20902) and online.

July 9 – The Planning Board will host the second of a three-part Growing Smarter in a Changing Climate speaker series, “Where Farming Meets the Grid: Agrivoltaics in Action.” The event will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, MD 20902) from 5 to7:30 p.m. The event is free and open to the public. RSVP encouraged but not required.

July 11 – Montgomery Planning staff will attend the Artisans Market at BlackRock Center for the Arts (12901 Town Commons Drive, Germantown, MD 20874) from Noon to 4 p.m. to share information with the Germantown community about the Germantown Sector Plan Amendment.

July 14 –The Development Review Committee (DRC) meeting will be hybrid. The community is invited to attend in-person at M-NCPPC’s Wheaton Headquarters (2425 Reedie Drive, Third Floor, Conference Room #3-202, Wheaton, MD 20902) or online by watching 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. At these regularly scheduled meetings twice a month, DRC members discuss development applications with the applicants.

July 15 – The Historic Preservation Commission (HPC) will hold its meeting in-person at M-NCPPC’s Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, MD 20902) with a virtual option available upon request. To testify on an agenda item, sign up no later than 9 a.m. the day before the hearing.

July 16 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, MD 20902) and online.

July 16 – Montgomery Planning staff will be at Montgomery Parks’ Playhouse Junior at Wheaton Local Park (11729 Georgia Avenue, Wheaton, MD 20902) from 10 to 11 a.m. to talk with residents about The Wheaton Plan: A Georgia Avenue Community Plan.

July 21 – Montgomery Planning staff will hold an open house at BlackRock Center for the Arts (12901 Town Commons Drive, Germantown, MD 20874) from 6 to 8 p.m. to share Preliminary Recommendations for the Germantown Sector Plan Amendment.

July 23 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, MD 20902) and online.

July 23 – Montgomery Planning staff will be at the Wheaton Farmer’s Market at the Evans Parkway Neighborhood Park (2001 Evans Parkway, Wheaton, MD 20902) from 2 to 6 p.m. to talk with residents about The Wheaton Plan: A Georgia Avenue Community Plan. 

July 28 – The Development Review Committee (DRC) meeting will be hybrid. The community is invited to attend in-person at M-NCPPC’s Wheaton Headquarters (2425 Reedie Drive, Third Floor, Conference Room #3-202, Wheaton, MD 20902) or online by watching the DRC live video stream.

July 29 – The Historic Preservation Commission (HPC) will hold its meeting in-person at M-NCPPC’s Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, MD 20902) with a virtual option available upon request. To testify on an agenda item, sign up no later than 9 a.m. the day before the hearing.

July 30 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, MD 20902) and online.

Montgomery Planning’s initial recommendations updating 2009 Sector Plan set a renewed vision for a more complete and connected Germantown community  

Wheaton, Md. – The Montgomery County Planning Department, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), presented the preliminary recommendations for the Germantown Sector Plan Amendment at the June 18 meeting of the Montgomery County Planning Board, also part of The M-NCPPC. The sector plan is a comprehensive update to the 2009 Germantown Employment Area Sector Plan and will guide future growth over the next 20 to 30 years by developing recommendations that reenvision Germantown’s land use, zoning, housing, transportation, urban design, environmental systems, public facilities, and economic development framework.

Read the full preliminary recommendations.

Read a 4-page explainer about the preliminary recommendations (English; Español).

Provide feedback on the recommendations.

Preliminary recommendations are initial strategies that could be part of the sector plan. They are meant to give the public and other stakeholders a chance to see how the plan is developing after months of community conversations and engagement. Montgomery Planning staff will incorporate feedback from the Planning Board and community members to develop the sector plan’s first draft, called the Working Draft, expected this fall. The Planning Board will then hold a public hearing on the plan and accept written comments from the community. The sector plan’s boundary encompasses the Germantown Town Center and a mix of employment centers, shopping centers, and residential neighborhoods on both sides of I-270. The Montgomery College Germantown campus and the U.S. Department of Energy campus are the largest sites within the plan boundary, or plan area.

“The plan looks at how Germantown can grow in a more connected and practical way, with less separation of uses and more places where people can live, work, and take care of daily needs close to home,” said project lead Jamey Pratt. “It reflects both current market conditions and what we’ve heard from the community. We are looking forward to working with residents, community leaders, and other stakeholders to refine recommendations that make it safer to get around, expand recreation options, remove barriers to development, and support long-term growth in Germantown.”

Key preliminary recommendations

Walkable, people-oriented spaces

• Create a network of neighborhood activity centers offering a mix of housing, retail, dining, gathering spots, and other amenities. 
• Build connected street grids with smaller blocks and more route options to improve walkability and connectivity. 
• Design buildings to frame streets and public spaces, with active ground floors and pedestrian-oriented layouts. 

Flexible, mixed-use growth

• Allow more mixed-use development and housing by increasing density and zoning flexibility in activity centers and shifting away from office-only zones. View the recommended zoning in the plan area.
• Reduce regulatory barriers and development caps to attract reinvestment and support redevelopment of underutilized sites (e.g. large parking lots).
• Focus the highest building heights and densities in activity centers, while reducing heights and densities towards surrounding residential neighborhoods. 

Housing

• Increase overall housing supply, especially near transit and activity centers, to support growth and local services.
• Allow for more housing types and sizes to meet diverse needs, including families, seniors, and multigenerational households. 
• Preserve existing market-rate affordable housing and minimize displacement during redevelopment.  

Transportation

• Align roadway design with current conditions by reconfiguring lanes, reducing planned but unbuilt lanes, and lowering target speeds to improve safety and support a more balanced transportation system. 
• Remove outdated planned interchanges along Frederick Road and Ridge Road to avoid high-speed road designs and infrastructure that would make it more difficult and dangerous to walk, bike, and connect to neighborhoods.  
• Add new vehicular, pedestrian, and bikeway connections over I‑270 to better link east and west Germantown. 

Environment

• Increase tree canopy and shade to reduce urban heat. 
• Improve stormwater management and reduce runoff. 
• Protect natural areas and biodiversity, including key ecological resources. 

The plan also includes preliminary recommendations related to parks and historic preservation.

About the Germantown Sector Plan Amendment

The Germantown Sector Plan Amendment updates the 2009 Germantown Employment Area Sector Plan and modifies overlapping portions of the 2019 MARC Rail Communities Sector Plan to guide Germantown toward a more connected, adaptable, and sustainable future. It reassesses land use, zoning, housing, transportation, urban design, environmental systems, public facilities, and economic development to better reflect current conditions and community needs. While the 2009 Sector Plan focused on creating a vibrant, mixed-use employment center along I-270 with strong transit-oriented development, many of its assumptions, especially office growth tied to new transit, no longer align with today’s market realities. A Montgomery Planning-led 2024 study found shifting office demand, high vacancies, and zoning constraints that limited redevelopment flexibility.

In response, the Germantown Sector Plan Amendment introduces a more flexible, market-driven, and community-focused framework for future growth. It draws on updated data, public input, and coordination with stakeholders to better align policy with economic trends and development needs. The sector plan emphasizes walkable neighborhoods, safer travel infrastructure and design, expanded recreation, and improved access to daily destinations while supporting environmental resilience and a wider range of housing options that are affordable, accessible, and adaptable to different life stages and household types.

Those interested in receiving updates on news and events about Germantown planning are encouraged to sign up for Montgomery Planning’s Germantown e-letter.

Wheaton, Md. – The Montgomery County Planning Department, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), has secured the Montgomery County Council’s approval to proceed with its ambitious work program for fiscal year 2027 (FY27), which begins on July 1, 2026. The County Council approved Montgomery Planning’s $28.9 million budget for FY27 at its meeting on May 21, 2026. These funds support the work program for the department and represent a 3.5% increase compared to the FY26 Operating Budget.

“Despite a constrained budget environment, this work program reflects our commitment to planning for the future of our communities and to meet the challenges ahead and continue to enjoy a high-quality of life,” said Montgomery Planning Director Jason K. Sartori. “We’re focused on identifying strategies to tackle the real problems that the county is facing today while advancing sustainable and equitable growth principles. We look forward to engaging with the community to create a shared vision for the future of Montgomery County.”

Staff will begin working on the new FY27 work program items starting this summer. Highlights of Montgomery Planning’s major new plans and projects in FY27 include the following.

Plans underway

Planners will continue to work on the Friendship Heights Sector Plan, the Eastern Silver Spring Communities Plan, the Germantown Sector Plan Amendment, and The Wheaton Plan: A Georgia Avenue Community Plan.

New plans

Burtonsville Employment Area Minor Master Plan Amendment

The Burtonsville Employment Area Minor Master Plan Amendment evaluates the 1997 Master Plan with a focus on housing, jobs, transportation, urban design, and public benefits. Aims to support growth along the US 29 corridor with improved multimodal mobility. Work is expected to begin in winter 2027/2028.

Climate Resilience and Adaption Functional Plan

The Climate Resilience and Adaption Functional Plan will identify vulnerabilities in Montgomery County’s infrastructure and develop strategies to address climate risks such as extreme heat and flooding, with a strong focus on equity. Given the rising urgency, evidenced by recent heat-related deaths in Maryland, this effort is timely and critical. Montgomery Planning is uniquely positioned to integrate resilience solutions into development, complementing work by other agencies and balancing broader priorities like housing.

Damascus Main Street Sector Plan Amendment

Damascus is a historic community with a strong identity, but its 2006 Master Plan no longer reflects today’s growth, housing needs, or infrastructure priorities. An updated plan is essential to guide context-sensitive development, improve connectivity, and revitalize Main Street, building on renewed community interest and aligning with Thrive Montgomery 2050, climate, and safety goals.

Historic Preservation Plans

Montgomery Planning is starting two countywide amendments to the Master Plan for Historic Preservation to advance long-overdue updates and fill key gaps. The first will evaluate all properties currently on the Locational Atlas, some for nearly 50 years, to determine whether they should be formally designated, providing clarity for property owners and access to preservation incentives where appropriate. The second will focus on burial sites, building on recent survey work to update the plan with new historical context, preservation guidance, and policy direction. Together, these efforts aim to modernize the preservation framework, support property owners, and strengthen stewardship of the county’s historic resources.

Kensington Sector Plan Amendment

The Kensington Sector Plan Amendment will build on the 2012 Plan to expand housing, strengthen environmental resilience, and improve multimodal safety in the Town Center. Will assess stormwater, parking, and open space while balancing growth with historic resources. A scope of work is expected for Planning Board review in winter 2026/2027.

Policies and Studies

Diversifying the Economy: Assessing Future Needs for Industrial Land

In Montgomery County, the industrial sector represents about 10% of Montgomery County’s private employment but plays a key role in economic diversity, offering competitive wages, especially in advanced manufacturing fields. Demand is growing for flexible “flex” spaces that support both manufacturing and research and development, but aging facilities and limited development sites may constrain this growth. With the county’s last industrial land study completed in 2013, this effort will assess current inventory, market trends, and future demand to determine whether zoning or land use changes are needed to better support emerging industries and economic opportunities.

Greater North Bethesda Implementation Study

This study will evaluate whether the implementation tools from the 2010 White Flint Sector Plan and 2018 White Flint 2 Sector Plan still support their vision. Building on recent monitoring and the Advancing the Pike District initiative, the effort will explore updated approaches to better reflect current conditions, with collaboration across divisions and engagement with key agencies and stakeholders.

Growth and Infrastructure Policy

Planners will begin to work on the update to the Growth and Infrastructure Policy which must be updated every four years. This policy is the guide for administering the county’s adequate public facilities requirements and helps the county ensure that infrastructure supports growth.

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 June 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. Montgomery Planning and Planning Board offices will be closed on June 19 in observance of Juneteenth.

June Calendar of Events and Meetings 

June 2 – 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 20902) 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. 

June 3 – Montgomery Planning staff invites the community to join a Planners in the Park meet-up to talk about the Eastern Silver Spring Communities Plan at the new Hastings Neighborhood Conservation Area gathering spot (300 Granville Drive, Silver Spring, MD 20901) from 5 to 7 p.m.

June 4 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, MD 20902) and online. 

June 6 – Montgomery Planning staff invites the community to join a Planners in the Park meet-up to talk about the Eastern Silver Spring Communities Plan at the new Oakview Trailhead gathering spot (1100 Oakview Drive, Silver Spring, MD 20903). Planning and Montgomery Parks staff will be available to chat from 9 to 9:30 a.m. and then they will begin a guided hike along the Northwest Branch Trail, departing from the trailhead at 9:30 a.m.

June 7 – Montgomery Planning staff will be at Taste of Wheaton at Marian Fryer Town Plaza (2424 Reedie Drive, Wheaton, MD 20902) from 11 a.m. to 5 p.m. to talk with residents about The Wheaton Plan: A Georgia Avenue Community Plan.

June 9 – The Friendship Heights Sector Plan team invites the community to join an in-person meeting where the team will share key recommendations that will be included in the draft plan, starting at 6:30 p.m. (Wisconsin Place Community Recreation Center, 5311 Friendship Boulevard, Chevy Chase, MD 20815). This presentation will focus on new recommendations that have not been previously presented. Registration for June 9 is recommended but not required.   

June 10 – The Historic Preservation Commission (HPC) meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, MD 20902) 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. 

June 11 – The Friendship Heights Sector Plan team invites the community to join a virtual meeting where the team will share key recommendations that will be included in the draft plan, starting at 7 p.m. This presentation will focus on new recommendations that have not been previously presented. Registration for June 11 is required to receive the Zoom link.    

June 14 – Montgomery Planning staff will be at Discover Long Branch’s Flower Avenue Together Block Party (on the Corner of Flower Avenue and Erie Avenue, Takoma Park, MD 20912) from 2 to 5 p.m. to talk with residents about the Eastern Silver Spring Communities Plan.

June 16 – 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 20902) 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. 

June 16 – Montgomery Planning staff will be at Montgomery Parks’ Playhouse Junior at Wheaton Local Park (11729 Georgia Avenue, Wheaton, MD 20902) from 10 to 11 a.m. to talk with residents about The Wheaton Plan: A Georgia Avenue Community Plan.

June 17 – Montgomery Planning staff invites the community to join a Planners in the Park meet-up to talk about the Eastern Silver Spring Communities Plan at the new Quebec Terrace Neighborhood Park gathering spot (1040 Quebec Terrace, Silver Spring, MD 20903) from 5 to 7 p.m.

June 18 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, MD 20902) and online. 

June 24 – The Historic Preservation Commission (HPC) meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, MD 20902) 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. 

June 25 – The Planning Board meeting will take place in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor Auditorium, Wheaton, MD 20902) and online. 

June 30 – 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 20902) 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. 

Board approves approach and boundary of master plan focused on downtown Wheaton

WHEATON, Md. – The Montgomery County Planning Board, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), approved the Scope of Work and the boundary of The Wheaton Plan: A Georgia Avenue Community Plan at its May 7 meeting. The Scope of Work lays out the Montgomery County Planning Department’s approach to establishing a new long‑term vision and set of recommendations for downtown Wheaton.

Montgomery Planning is engaging community members, businesses, and other stakeholders to evaluate existing conditions, market trends, and recent investments to develop a vision and recommendations that align with Montgomery County priorities. The plan will address land use, zoning, urban design, housing, economic conditions, transportation, the environment, parks and open space, historic preservation, and community facilities, while integrating relevant countywide initiatives.

“The Wheaton Plan is an opportunity to build on Wheaton’s many strengths while directly addressing the challenges the community continues to face,” said East County Planning Division Chief Carrie Sanders. “Through this process, we will work closely with the community to create a realistic, implementable vision that supports small businesses, improves transportation safety and connectivity, expands housing options near transit, and leverages recent public investments to create a more vibrant Wheaton.”

Read the Scope of Work presented at the May 7 Planning Board meeting. The Planning Board amended the plan boundary at the meeting.

The Wheaton Plan: A Georgia Avenue Community Plan builds on the momentum of recent efforts, including the 2012 Wheaton Central Business District and Vicinity Sector Plan, the 2023 Streetscape Standards, the 2023 Wheaton Downtown Study, and the 2025 Wheels in Wheaton event, and responds to community calls for improved walkability, transportation safety, and connectivity. 

The community is encouraged to learn more about the plan by visiting the plan website and signing up for an e-letter and/or text messages. The plan has also launched the #WeAreWheaton community engagement campaign to hear how residents experience Wheaton day to day and what challenges they face and opportunities they see for the future. If you work, shop, or live in Wheaton, tell your story to become part of the dialogue.

Plan boundary

The approved master plan boundary encompasses approximately 1,000 acres centered on downtown Wheaton and organized around the intersection of Georgia Avenue, University Boulevard West, and Veirs Mill Road, which form the core of the Wheaton Triangle. The boundary also includes residential neighborhoods along Georgia Avenue within one mile of the Wheaton Station and select properties along University Boulevard west of Veirs Mill Road.

Key properties within the plan boundary include Westfield Wheaton Mall, the Wheaton M‑NCPPC Headquarters, the Wheaton Recreation Center and Library, the Wheaton Metro Station and bus loop (Wheaton Station), Marian Fryer Town Plaza, eight nearby parks, and Oakland Terrace Elementary School.

Key elements of plan framework

Land Use, Zoning and Urban Design

Building on the Wheaton Downtown Study, the plan will focus transformative development on key large sites while supporting mid‑ and small‑scale mixed‑use infill development to strengthen the downtown core and support existing small businesses. Strategies will explore improved street connectivity near the Wheaton Station, changes to the station’s bus loop configuration, and opportunities for adaptive reuse of existing commercial buildings. The plan will also explore the development of a new zone or zones to allow for additional housing types along Wheaton corridors and near Metro as well as for limited commercial uses to provide neighborhood services.

Housing

The Wheaton Plan will focus on increasing the supply of both market‑rate and affordable housing and will consider a housing‑production target of 3,200 to 3,700 new units by 2050 within the plan area. The plan aims to provide options for a wider range of housing types and sizes while also preserving existing market‑rate affordable housing. More than half of renters in Wheaton are cost burdened, and the plan will address affordability in tandem with reinvestment in aging buildings and improved connections between Wheaton’s neighborhoods and its core. In addition to guiding new housing near transit, the plan will evaluate opportunities to add housing on publicly owned properties such as Metro-adjacent sites and county-owned parking lots and garages, building on the redevelopment direction identified in prior plans.

Transportation

To create a more walkable downtown Wheaton and align infrastructure with long‑term sustainability goals, the plan will evaluate existing transportation networks. Its analysis will prioritize equity, transportation safety, and accessibility, supporting vulnerable populations with high‑quality mobility options and advancing Vision Zero principles to eliminate severe injuries and fatalities. It will also evaluate accessibility in Wheaton to strengthen neighborhood connections. The plan will also examine multimodal needs—including transit, walking, bicycling, street design, parking, public realm elements, and emerging mobility trends—while coordinating closely with planned Bus Rapid Transit projects on Veirs Mill Road, University Boulevard, and Georgia Avenue and improving connections to the Wheaton Station bus loop and Westfield Wheaton Mall.

Parks and Open Space

The plan will assess how well existing and proposed parks, trails, and open spaces support a culturally vibrant downtown Wheaton. The planning process will include reviewing past recommendations, evaluating current park conditions and service levels, and collaborating with the community to identify future needs for recreation, gathering spaces, and improved access. Ultimately, the plan aims to reimagine downtown Wheaton and adjacent communities as a welcoming hub for health, wellness, and cultural identity.

Environmental Resilience

The plan will advance strategies to cut greenhouse gas emissions, mitigate urban heat island effect, manage stormwater, and strengthen climate resilience through expanded tree canopy, nature‑based solutions, and innovative renewable energy integration. Recommendations will seek to integrate urban design and placemaking with the county’s environmental resilience goals to create a place that artfully incorporates green resilience features into the urban fabric, making Wheaton a cooler, greener and more inviting place to live, work and play that’s consistent with its Arts & Entertainment District designation.

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 May 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 ten days prior to the start of a meeting. Consult the Historic Preservation Commission (HPC) website for their agenda information.

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

May Calendar of Events and Meetings

May 2 – Montgomery Planning staff will be at Montgomery Parks’ Sligo Creek Fest from 11 a.m. to 3 p.m. at Sligo Creek Parkway between University Boulevard and Dennis Avenue, Silver Spring, Md. The Placemaking team will unveil a newly designed trailer and provide a preview of the upcoming Silver Spring placemaking locations. The East County Planning staff will be available to talk with residents about the Wheaton Plan: A Georgia Avenue Community Plan.

May 5 – 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. 

May 6 – Montgomery Planning’s Friendship Heights Sector Plan team invites community members to a virtual office hours session on Zoom from 12 to1:30 p.m. to ask questions/chat with the planning team about the plan. The session will cover all plan topics. Register to receive the Zoom link. 

May 7 – The Planning Board will hold its weekly meeting in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor, Wheaton, Md.) and online.

May 11 – Montgomery Planning’s Historic Preservation Office invites to public to attend the unveiling of a permanent historic marker at Edward U. Taylor School, 19501 White Ground Road, Boyds, Md. at 9:30 a.m. The marker is part of the M-NCPPC’s Remarkable Montgomery: Untold Stories program, an ongoing project to install historic markers around the county that highlight underrepresented topics in local history.

May 13 – The Historic Preservation Commission (HPC) will hold its meeting in-person (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 HPC Chair. To testify on an agenda item, sign up no later than 9 a.m. the day before the meeting.

May 14 – The Planning Board will hold its weekly meeting in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor, Wheaton, Md.) and online.

May 15 – Planning staff will support Bike to Work Day at Pit Stops across the county. Staff at the Marian Fryer Town Plaza in Downtown Wheaton will have materials on The Wheaton Plan: A Georgia Avenue Community Plan; staff at the Veterans Plaza in Downtown Silver Spring will have materials on the Eastern Silver Spring Communities Plan; and staff at Wisconsin & Western Ave will have materials on Friendship Heights Sector Plan.

May 19 – 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. 

May 21 – The Planning Board will hold its weekly meeting in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor, Wheaton, Md.) and online. Planning Board members will also participate in a bus tour of the Germantown area. Public requests for seats on the tour bus will open on the Planning Board’s website on May 14 or residents may join at any of the listed stops during the tour. Consult the Planning Board agenda prior to the meeting about the time of the tour.

May 21 – Planning staff will be at Montgomery Parks’ Acoustics and Ales from 5 to 7:30 p.m. at Flower Avenue Urban Park, 8746 Flower Avenue, Silver Spring, Md. Staff will be available to talk with residents about the Eastern Silver Spring Communities Plan.

May 27 – The Historic Preservation Commission (HPC) will hold its meeting in-person (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 HPC Chair. To testify on an agenda item, sign up no later than 9 a.m. the day before the meeting.

May 28 – Montgomery Planning’s Historic Preservation Office invites to public to attend the unveiling of a permanent historic marker at Heffner Park, 42 Oswego Avenue, Takoma Park, Md. at 8:30 a.m. The marker is part of the M-NCPPC’s Remarkable Montgomery: Untold Stories program, an ongoing project to install historic markers around the county that highlight underrepresented topics in local history.

May 28 – The Planning Board will hold its weekly meeting in-person at M-NCPPC Wheaton Headquarters (2425 Reedie Drive, Second Floor, Wheaton, Md.) and online.

Montgomery Planning program honored for leadership in advancing conservation, climate resilience, and reforestation in Montgomery County

Wheaton, Md. – The Montgomery County Planning Department, part of The Maryland-National Capital Park and Planning Commission (M-NCPPC), announced that its Reforest Montgomery program has won an Award of Merit from the American Planning Association’s (APA) Excellence in Sustainability Annual Awards. Reforest Montgomery was recognized in the Environment, Climate, and Energy category for its leadership in expanding forest cover, strengthening climate resilience, and engaging residents and property owners in reforestation efforts across Montgomery County.

Reforest Montgomery staff and department leadership accepted the award last evening at the Excellence in Sustainability Annual Awards ceremony during APA’s National Planning Conference in Detroit.

“This award is a testament to the dedication of our team and the thousands of residents who have helped us grow a healthier, more resilient forest ecosystem,” said Montgomery Planning Environment & Climate Division Chief Christina Sorrento. “Reforestation and conservation are among the most powerful tools we have to address climate change locally, and we are proud to see our team’s and our community’s commitment recognized on a national stage.”

About Reforest Montgomery

Reforest Montgomery, supported by the Forest Conservation Fund, plants forests and trees throughout Montgomery County. The program within Montgomery Planning’s Environment & Climate Division began in 2020 and offers residents a variety of options to get involved with reforestation programs and provides property owners incentives to plant trees. The Reforest Montgomery website includes information on forestation programming available for the public and an interactive map for residents to learn about which Reforest Montgomery programs their properties are eligible to apply for. The webpage also features the Reforest Montgomery Dashboard that allows residents to see the tangible impact of local forest and tree‑planting initiatives and understand how each program contributes to a healthier, greener Montgomery County.

Reforest Montgomery Programs at a Glance

• Native Trees Discount—Residents can download a coupon for a $50 discount on any qualifying native tree purchased from six participating local nurseries. To date, more than 5,000 coupons have been reimbursed.
• Free Shade Trees—Eligible property owners can apply to have shade trees planted at no cost, helping to increase canopy and cool neighborhoods. As of April 2026, the program has planted 976 shade trees countywide.
• Parks Reforestation and Tree Planting Projects—Highlights ongoing reforestation work on county parkland, restoring natural habitats, and improving ecological resilience. Partnering with Pope Farm, Reforest Montgomery and Montgomery Parks have planted 370 large trees and other plant life in over 64 acres of forest in county parkland since 2009.
• Forest Conservation Easements—Landowners with an M‑NCPPC forest conservation easement can apply for free reforestation projects to meet conservation goals. So far, 10.57 acres have been reforested.
• Re‑Leaf the Reserve—A partnership with the Montgomery Countryside Alliance offering free trees in the Agricultural Reserve, supporting rural landscapes and watershed health. More than 24 acres have been reforested.
• Tree Care and Tree Selection Resources—Guidance for residents on choosing, planting, and caring for trees, including those received through Reforest Montgomery.
• MCPS Easement Reforestation Partnership—A collaboration with Montgomery County Public Schools to increase tree canopy on school properties. Thirty-eight trees have been planted since fall 2023.

About the APA Excellence in Sustainability Awards

The American Planning Association’s Sustainable Communities Division supports planners in creating sustainable, resilient, and equitable communities through resources, collaboration, advocacy, and professional development. The Awards for Excellence in Sustainability recognize outstanding projects, policies, plans, and individuals demonstrating leadership in sustainability planning and implementation.

The Environment, Climate, and Energy Award honors plans or projects that address climate mitigation or adaptation, energy or water efficiency, renewable energy, green jobs, air quality, green infrastructure, or related environmental initiatives. Read more about the awards program.

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.