Development Review Process Workgroup

The Montgomery County Planning Department, the Montgomery County Executive, and the Montgomery County House of Delegates Delegation are forming a workgroup to examine the county’s process for reviewing and approving development projects, with a special focus on ensuring the county remains economically competitive.

Under county law, reviewing new development projects in the county, prior to permitting to build, is a collaboration between Montgomery Planning and several county and state agencies, with the Planning Board providing final approval of development proposals. Requirements and procedures that guide the development review process are set in the county code, for which the County Council has the ultimate authority to change and approve through legislation.

Workgroup members

The Development Review Process Workgroup will be made up of individuals that represent county, state and other jurisdictional representatives, but will also include representatives from the development community and broader community as identified below:

Three (3) representatives of the development community agreed to by the County Executive (or designee), and Planning Board Chair, to include one who develops commercial/industrial projects, one who develops multi-family/mixed use projects, and one who develops single-family projects.

Three (3) representatives of the broader community agreed to by the County Executive and Planning Board Chair, to include one from the Upcounty area of the county, one from Midcounty and one from Downcounty (as these areas are defined on the Montgomery Planning website).

Workgroup principles

The workgroup will support the following principles:

Montgomery County residents and applicants for development approvals deserve the best and most efficient process, while neither minimizing public participation, racial equity and social justice, nor compromising on safety, transportation access, or environmental standards in approved plans.
Montgomery County has the assets to be the best county in the region for economic development and improving the development review process will help ensure a better economic development environment for all.
All parties are striving to create the best Montgomery County that we can and recognize that every person’s experience tells a story that needs to be heard and respected.

More information about the workgroup

Read the February 6 press release announcing the workgroup.

Read the February 6 Letter of Intent for the workgroup.

About Montgomery County’s development review process

The Montgomery County Planning Board is the sole legal authority for the subdivision process in Montgomery County pursuant to the State Land Use Article.

The Montgomery County Planning Board reviews development applications and subdivision requests to ensure that our county— and your community—is a great place to live, work and visit. During the development review process, Montgomery Planning staff works jointly with the applicant and community members to ensure that proposed development is in accord with the Subdivision of Land Article, Zoning Ordinance, General Plan, master plan recommendations and other regulations and guidelines. Montgomery County’s development review process is largely delegated to the Montgomery County Planning Department by the Planning Board. Montgomery Planning works closely with Montgomery County Government Executive branch departments such as the Department of Permitting Services and Department of Transportation as well as utility companies and other agencies and stakeholders.

This process ensures that new development applications are consistent with the adopted master plan and the Montgomery County Zoning Ordinance as well as considering the impact on the environment, quality of design, compatibility with neighboring uses and the availability of public facilities (water and sewer, transportation, schools). Throughout the development review process, Montgomery Planning staff works jointly with applicants and neighbors to address issues of concern before the Planning Board reviews applications. For example, depending on the findings for a development application, staff may recommend that proposed development projects dedicate land for roads, schools, parks or recreation facilities. Montgomery Planning staff then continues to work with applicants, neighbors and state and local agencies to find common ground.

Frequently Asked Questions

Why do we have a development review process?

Land development projects need legal rights bestowed by local government agencies (called “entitlements”), to proceed to construction. That process ensures development meets all the necessary state and county laws—including zoning, land use, density, entrances and exits, stormwater management, well and septic, fire access, environment and forest conservation, adequate public facilities, and more. Development projects must also implement and substantially conform to the recommendations of the adopted long-range plan and associated area master plan.
How can I find out more about a pending development application and share my thoughts or questions?
How long is the typical review process?

The Zoning Code and subdivision regulations set specific review times for each type of application—90 days for Sketch Plans and 120 days each for Preliminary Plans and Site Plans—although different types of applications for the same project are sometimes submitted at the same time and reviewed concurrently. Applicants, Planning staff, and other public agency staff work diligently and in good faith to meet these timelines. On occasion, for reasons unique to each application, the standard review periods do not allow enough time to make sure all the necessary standards are met, and applicants request an extension. In this event, the Zoning Code allows the Planning Director to extend a review once, for 30 days, at their discretion, but otherwise the Planning Board must approve any extensions in a public session.
How are other agencies involved in the development review process?

Other agencies provide input throughout the process, including through the Development Review Committee (DRC) meetings. Agencies are required to make a recommendation of either approval or denial before they can be heard at the Planning Board, and the DRC structure allows applicants to ask questions and resolve issues regarding technical comments from agency staff at its biweekly public meetings. The DRC includes representatives from the Planning and Parks Departments, County agencies dealing with transportation, stormwater, fire safety, the environment, and housing, the State Highway Administration, and utilities. Typically, each application goes to the DRC once, at the beginning of the review process, to ensure that applicants have sufficient time to discuss the technical comments members of the public.
How is the DRC review of regulatory applications different than the DPS review of permits?

The interagency DRC looks at the development project as a whole. It includes representatives from the Planning and Parks Departments; county agencies dealing with transportation, stormwater, fire safety, right-of-way, the environment, and housing; the State Highway Administration; and utilities. The committee allows applicants the opportunity to ask questions and resolve issues and conflicts regarding technical comments agency staff have provided on their development applications at the DRC’s biweekly public meeting. Typically, each application goes to the DRC once, at the beginning of the review. DPS is a standalone county department under the County Executive who reviews permits for sediment and erosion control, demolition and building permits. During the development review process, DPS provides technical review of zoning compliance, stormwater management, fire and rescue, well and septic, and certain elements within public county roads. After the Planning Board approves a development application, DPS is also responsible for reviewing and issuing required building and access permits, and final stormwater management, and other approvals. During building and site construction, DPS staff further inspect and monitor for compliance with Planning Board approvals, and it permits and conducts final reviews and inspections when construction is complete.
How can residents get other questions about the process answered?

We want to hear from you!

Let us know your thoughts about the development review process.

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Last Updated: May 4, 2023

Montgomery County
Planning Department
2425 Reedie Drive, 14th Floor
Wheaton, MD 20902

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