For Immediate Release: Tuesday, April 16, 2019
From the Office of Councilmember Hans Riemer
Recommended zoning changes for ADUs include limits on
size and lot coverage
ROCKVILLE, Md., April 16, 2019—In January 2019, Councilmember Hans Riemer introduced Zoning Text Amendment (ZTA) 19-01, Accessory Residential Uses—Accessory Apartments, to support county residents who want to build accessory dwelling units (ADUs) on their properties. An ADU is a separate housing unit on the same lot as the primary home. Examples include backyard cottages and basement apartments. These housing units are generally more affordable than existing housing stock and are often used as in-law suites or apartments for young people.
Following a Council public hearing as well as consideration by the Planning Board, the Council’s Planning, Housing and Economic Development (PHED) Committee conducted three worksessions in March and April. PHED Chair Hans Riemer and Committee members Andrew Friedson and Will Jawando considered alternatives and amendments to the original proposal.
After making various changes, the Committee has concluded its work. The PHED Committee recommendations will go to the Council for review in mid-June with a vote expected this summer. The revisions advance the overall vision of allowing ADUs, while creating a proportional size standard to ensure that smaller properties will be limited to smaller detached ADUs.
PHED Chair Hans Riemer said,
“I am grateful for the substantial work my committee colleagues have devoted to this proposal. Accessory dwelling units are a housing option that should be available to homeowners in Montgomery County. They enable, for example, two generations of a family to live on one property — together, but with measured separation and privacy. We heard strong support for ADUs from both seniors and young families. As we look to the future of how families and communities are living, ADUs are a positive solution desired by many.
“The Committee recommendation responds to public feedback about the potential size of the units, among other issues. As we worked on the proposal we were mindful that homeowners can expand their homes already and frequently do. The Committee’s ADU proposal does not increase the amount of space a person can build on their lot. ADUs are subject to the same limits as additions — and in fact they are somewhat more restricted in smaller lot zones under this proposal.
“Careful research by our planning department has found that houses in the County with ADUs have no more children in the schools than those without ADUs. While some residents have voiced concerns about crowding of rental housing, county data does not support the assertion that properties with ADUs are a source of the problem.
“Separate research has also found that allowing ADUs will advance racial equity goals. I intend to follow up on that opportunity with additional measures.”
As amended ZTA 19-01 allows detached ADUs or backyard cottages in the R-60 (residential) and larger lot zones and removes the requirement that only properties of one acre or larger may have a detached ADU. Interior units would be limited to 1,200 square feet (unless the footprint of the basement is larger than that size and the basement is proposed for the ADU). Detached ADUs would be limited to ten percent of the lot size.
For example, a 6,000 square foot lot could have a detached ADU no larger than 600 square feet, and 1,200 square feet would be the maximum size allowed. This would limit the size of detached structures, particularly in smaller lot zones
Parking requirements would remain the same as those found in existing Montgomery County law for ADUs located more than one mile away from any Metrorail or Purple Line Station. Generally, an ADU applicant must build an additional parking spot or receive a waiver based on a finding by the hearing examiner that there is available on-street parking. Within one mile of such stations and within the boundaries of the City of Takoma Park (as requested by the City), there would be no additional on-site parking requirement for an ADU.
For more information about ZTA 19-01 as recommended by the PHED Committee, see the attached fact sheet or Council staff report.
Residents can also send their comments to the Council on this issue at
[email protected] or via social media using #MoCoTinyHouse.
Questions about the Committee recommendation may be directed to Council Attorney Jeffrey Zyontz at [email protected]. Questions for Chair Riemer may be directed to Chief of Staff Ken Silverman at [email protected].
Release ID: 19-129