Riemer’s Proposed Zoning Changes Will Have Major Impact & Need Serious Work (Part I)

Montgomery County Councilmember Hans Riemer, now in his third council term, thinks that not enough residential units are being built in the county and has been peppering his email list recipients with arguments about how we need to build more.

Interestingly, Hans has reached these conclusions not long after the previous council completely revised and simplified the zoning code in a sharply pro-development direction that gives developers increased flexibility to pursue their plans. Master Plan revisions have also added millions of developable square feet in areas such as Bethesda and White Flint.

Hans’s New Dream: Accessory Dwelling Units

Even after all of these changes, Hans now has offered a zoning text amendment (ZTA) that would increase development possibilities in single-family home neighborhoods around the county. He wants to make it easier to build separate apartments or buildings, known as accessory dwelling units (ADUs) on the same single-family home property. The core idea is that they are autonomous living units with their own entrances.

Hans sees this as a way of creating more affordable housing in Montgomery. New smaller units would be more affordable. Building a rental unit might allow people to buy into Montgomery and help make the mortgage payment. Under Riemer’s proposal, the units could be up to 50% of the size of the main home and he would reduce or eliminate requirements for additional off-street parking. Only two people No more than two adults but an unlimited number of children could live in them.

It would facilitate multigenerational living and aging in place by allowing parents and adult children to live on separate residences on the same property. (Alternatively, that possibility may discourage many parents and children.) Older residents could also supplement fixed incomes by renting out the unit or the original home.

Planning Board Chair Casey Anderson and Planner Lisa Govoni attended and provided supportive information and commentary at a forum organized by Hans that presented only positive information. Several attendees of the public also shared anecdotes about how the proposal might meaningfully help them. I should also mention that Hans was unfailingly polite to the few dissenting voices, though I disagree with his belief that county residents widely hold negative views about renters.

Serious Problems

But Hans’s proposal is not nearly ready for prime time. The proposal itself has serious problems in terms of its workability in terms of its own goals and lack of an iota of information on how it will impact the county budget or infrastructure. Tomorrow, I begin to explore why.