Planning Board testimony supporting Montgomery County zoning text amendment (ZTA) 20-07, to promote “missing middle” housing
Montgomery County Councilmember Will Jawando’s proposed Zoning Text Amendment (ZTA) 20-07 would allow duplexes, townhouses, and small apartments in neighborhoods zoned R-60 (single-unit houses on lots 6,000 sq. ft. or larger) within a mile of a Metrorail station. I drafted Takoma for All’s testimony asking the Montgomery County Planning Board to support the bill with amendments, including that it cover the whole of Takoma Park, and I presented TFA’s position at the February 4, 2021 Planning Board meeting. Here’s our testimony —
February 4, 2021 — Item 5
Zoning Text Amendment No. 20-07: R-60 Zone – Uses and Standards
Takoma for All (TFA) is an advocacy organization that promotes a sustainable, equitable, transit-oriented community through the creation and preservation of affordable and market-rate housing, commercial spaces, and community amenities.
TFA supports Montgomery County Councilmember Will Jawando’s proposed Zoning Text Amendment (ZTA) 20-07 and asks that the Planning Board recommend four amendments.
We’re all aware of the need for additional housing in Montgomery County, and we see allowing duplexes, townhouses, and multi-unit apartments building in areas zoned “residential detached” as one mechanism toward that end. We also support steps to encourage racial and economic diversity throughout the county. ZTA 20-07 would advance us toward both goals. Lacking a Montgomery County transit oriented development (TOD) residential zone or countywide TOD master plan, this ZTA is a proper (and timely) mechanism for these reforms.
Takoma for All’s suggested amendments are as follows:
- Some residential areas within the ZTA 20-07 coverage radius around Metrorail stations are not zoned R-60. Please recommend amendment of ZTA 20-07 to cover R-90 and R-40 zones in addition to the R-60 zone.
Takoma For All communicated another requested amendment to the Takoma Park City Council, which held a worksession discussion of ZTA 20-07 on January 21. The council is considering a position. Relaying that amendment to you: Please recommend that ZTA 20-07 — both allowance for duplexes, townhouses, and multi-unit apartments and lessened parking and infill density requirements — cover the full extent of incorporated Takoma Park.Many Takoma Park neighborhoods, both within a mile of the Takoma Metro station and outside that radius, already support a mix of Missing Middle housing types in the form of houses subdivided into apartments and small-scale apartment buildings as well as townhouses. City areas that are distant from the Metrorail station are close to the planned Long Branch and Takoma-Langley Crossroads Purple Line stations, to the Takoma Langley Crossroads Transit Center, and to express buses and possible future bus rapid transit along New Hampshire Avenue.A ZTA 20-07 covering the full extent of Takoma Park would advance the goals of the city’s 2019 Housing and Economic Development Strategic Plan and our city’s commitment to racial equity and economic diversity. A particular benefit is that an extended-coverage ZTA would raise the density floor for a couple of large redevelopable parcels in the city: the former Washington Adventist Hospital campus and the Washington-McLaughlin property, site of a former school.Please recommend amendment to cover the whole of Takoma Park, just as 2019’s ZTA 19-01, liberalizing accessory dwelling unit (ADU) rules, was extended to cover the whole city.
- Please recommend a third amendment: All clauses that reference a radius distance from “a Metrorail Station entrance” should also be amended to cover that radius distance from “a Metrorail Station entrance, Purple Line station, or bus-rapid transit (BRT) station.”
- Finally, please recommend elimination of parking minimums within the areas covered by ZTA 20-07, within one mile of a Metrorail station and additionally within one mile of a Purple Line or BRT station, if the ZTA is amended to cover those other transit facilities, within the “residential detached” zones that are covered.
Takoma for All asks the Planning to support ZTA 20-07 and recommend it be amended to cover 1) R-40 and R-90 zones, 2) areas close to Purple Line and bus rapid transit stations in addition to Metrorail stations, and 3) the entirety of the City of Takoma Park and that it 4) eliminate parking minimums in the covered areas.
Thank you for the opportunity to comment.
Submitted February 4, 2021 on behalf of Takoma for All by Seth Grimes, email@example.com.
Takoma Park’s Housing and Economic Development Strategic Plan includes:
Objective #1: “Increase the number of units and variety of housing types across the affordability spectrum that are attractive to a diverse demographic and do not result in economically segregated communities or increase existing economic segregation.”
Strategy A: “Encourage and facilitate the creation and expansion of housing types that are under-represented in Takoma Park, or in a particular section of Takoma Park, and desired by existing and new residents of various incomes, needs, abilities and family configurations; work to change County allowable use and zoning provisions to accomplish this.”
Strategy D: “Encourage infill housing development, such as single-family detached homes, townhouses, and multifamily structures; encourage investments to grow residential capacity on properties with existing single-family homes through accessory dwelling units and owner-occupied group homes. Build in such a way as to be resilient to the effects of climate change; and, where possible, use grants, credits or other methods to lower purchase prices, maintenance costs, and energy costs to allow for greater affordability.”