Controversial Zoning Bill Adopted By Montgomery County Council

ROCKVILLE, MD — Montgomery County on Tuesday unanimously adopted a controversial zoning measure that loosens restrictions on Accessory Dwelling Units (ADUs).

Sponsored by at-large councilmember Hans Riemer, Zoning Text Amendment 19-01 makes it easier for homeowners to build tiny homes, backyard cottages, and other ADUs on their properties. It also allows single-family homeowners to convert basements, sheds, and garages into separate residences.

Tuesday's vote comes amid pushback from residents, including a petition with more than 1,100 signatures that was submitted to the county council last week. Concerned homeowners say ADUs will lead to more traffic congestion and overcrowded schools, according to The Washington Post.

The news outlet reports that about a dozen residents came to protest the zoning measure at the council's headquarters in Rockville. Trina Leonard, 68, told The Post that the bill "represents a departure from Montgomery's historical planning."

Local elected officials and some planning experts, however, disagree, saying that ADUs can help residents find more affordable housing and keep family members close together.

"We're doing this because this is increasingly a way families want to live," said Riemer, who chairs the council's Planning, Housing and Economic Development Committee.

"They want to live in proximity to one another. Adult children want to be able to live with their parents or grandparents. Families want to be able to invite grandparents or adult children to live with them or to take in a renter," Riemer continued. "That is absolutely a part of the changing response to the high cost of housing in Montgomery County."

County Council President Nancy Navarro agreed, saying the council needs to find ways to provide residents with more affordable housing options.

"We are in the midst of a region-wide housing challenge, and we need creative and effective strategies like this to address the availability of housing for our residents," Navarro said.

By signing off on this zoning measure, the council is removing significant barriers for homeowners looking to build an ADU. Changes include allowing for the conversion of certain existing structures into ADUs; removing the distance requirement that prohibits ADUs from being built within 300 to 500 feet of each other; and getting rid of the requirement for an additional parking space within one mile of Metro, Purple Line, or MARC stations.

Though a supporter of this bill, councilmember Gabe Albornoz expressed his reservations about ADUs at Tuesday's council meeting.

"As my colleagues know, I had reservations about this bill. I have lived in the county my entire life — and many of you on this dais have, as well — and so we've sort of certainly seen the evolution of this county in a variety of different ways," Albornoz said. "And this particular issue brought to bear and brought to light many of the issues we know about — quality-of-life challenges, parking challenges, traffic challenges that come with being a jurisdiction so close to the capital of the free world."

"While not perfect, in my opinion, I do believe that the pros do outweigh the cons in terms of what we've been able to put forward," Albornoz added. "I believe we've been able to reasonably address a number of the reasonable issues that have been brought forward to our attention with regards to concerns about infrastructure and privacy."

With that being said, Albornoz wants the council to continue analyzing this process in a thoughtful manner to ensure that concerns raised by residents "don't come to fruition."

The changes will go into effect on Dec. 31, 2019.