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Introduction To Montgomery County's Adequate Public Facilities Ordinance and Growth Policy

Montgomery County's Adequate Public Facilities Ordinance (APFO) and Annual Growth Policy synchronize development with available public facilities like transportation and schools. The APFO requires the Planning Board to assess these facilities' adequacy before approving subdivisions. The Growth Policy directs this process annually/biennially. Facilities are tested at the cluster level over 5 years to determine if development should proceed as planned, pay impact fees, or be restricted due to deficiencies. The transportation test also considers approved but not yet built projects in its congestion analyses.

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Introduction To Montgomery County's Adequate Public Facilities Ordinance and Growth Policy

Montgomery County's Adequate Public Facilities Ordinance (APFO) and Annual Growth Policy synchronize development with available public facilities like transportation and schools. The APFO requires the Planning Board to assess these facilities' adequacy before approving subdivisions. The Growth Policy directs this process annually/biennially. Facilities are tested at the cluster level over 5 years to determine if development should proceed as planned, pay impact fees, or be restricted due to deficiencies. The transportation test also considers approved but not yet built projects in its congestion analyses.

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Introduction to Montgomery County’s Adequate Public Facilities Ordinance and

Growth Policy

This paper provides a short introduction to Montgomery County’s Adequate


Public Facilities Ordinance (APFO), implemented from 1986 to FY 2004 through a
Montgomery County Council resolution called the Annual Growth Policy1. This
introduction will provide a short history and overview of both these documents.

Although commonly referred to as a separate ordinance, the APFO is actually part


of the subdivision regulations, Section 50-35 (k) of the County Code. It was adopted by
the County Council in 1973 with the goal of synchronizing development with the
availability of public facilities needed to support that development. The introductory
sentence states, "A preliminary plan of subdivision must not be approved unless the
Planning Board determines that public facilities will be adequate to support and service
the area of the proposed subdivision."

For the following 13 years, it was the responsibility of the Planning Board to
define adequate public facilities, and it developed a series of reports and guidelines to do
that. Then, during the building boom of the mid 1980s, the Council became concerned
that too much development was being approved. After several proposals for moratoria or
caps on building permits were rejected, the Council, as a compromise, enacted legislation
under which the Council each year adopted an Annual Growth Policy (AGP) for the
County. The growth policy was used by the Council to direct the Planning Board's
administration of the Adequate Public Facilities Ordinance.

In 2003, the County Council engaged in a top-to-bottom review of the Annual


Growth Policy and adopted changes to how the adequate public facilities ordinance is
implemented. The Council’s actions were focused on revising the methods that the
Planning Board must use for determining the adequacy of transportation and school
facilities. The Council also moved to a biennial growth policy resolution.

It must be stressed that the APFO and the growth policy have nothing to do with
the location, amount, type or mix of development. These issues are dealt with in the
County's General Plan, master plans, and sector plans. The APFO and AGP affect only
the timing of development to ensure that it is matched with the availability of public
facilities.

Facilities Tested for Adequacy

Section 50-35 (k) requires the Planning Board to test new subdivisions for the
following public facilities: transportation, schools, water and sewage facilities, and
police, fire and health services.

1
Beginning in July 2004, the growth policy is reviewed on a biennial basis and is therefore no longer called
the “Annual” Growth Policy.
The School Adequacy Test

The guidelines used to evaluate school adequacy incorporate MCPS enrollment


projections, existing capacities of schools and any additional capacity (additions and new
schools) that is programmed. The school system's 24 high school clusters are the
geographic areas evaluated each year in the school test. Elementary, middle, and high
school capacities in each cluster are evaluated separately in the growth policy. At the
high school level only, the methodology also considers space available in adjacent
clusters when determining if a cluster is in deficit.

The growth policy school evaluation process enables the County Council to link
the effects of enrollment trends and capital projects to decisions on whether or not to
allow approval of additional residential subdivisions in the coming year. The growth
policy test for schools looks five years ahead in its evaluation of facility capacities. The
five-year period represents the average length of time it will take a development plan to
proceed through the governmental and construction phases to occupancy and, hence, the
generation of additional students.

If projected enrollment will exceed 105 percent of projected capacity at the


elementary or middle school level, or 100 percent of capacity at the high school level
(after factoring in capacity in adjacent clusters), development in that cluster is subject to a
school facilities payment of $12,500 per student generated. Student generation rates are
based on the results of the most recent Census Update Survey.

If projected enrollment will exceed 110 percent of projected capacity at any level,
then the cluster is closed to new preliminary plan approvals that will generate students.
Elderly housing and non-residential development are not subject to subdivision
moratoriums that arise from application of the school test.

By July 1 of each year, the Planning Board must review and adopt the findings of
the school test for the next fiscal year. The Planning Board must use the school test
methodology adopted by the County Council. The results of the growth policy school test
determine if the Montgomery County Planning Board will allow, allow with a “school
facilities payment,” or not allow subdivision approvals in the 24 high school cluster areas
during that fiscal year. Currently, the school facilities payment is not charged in any
cluster, nor is any cluster is closed to subdivision approvals based on inadequate school
capacity.

The Water and Sewerage Facilities Test

Water and sewerage facilities are considered adequate if the property being
subdivided is in category 1, 2 or 3 (service planned within two years) in the County's Ten
Year Water and Sewer Plan. Police, fire and health facilities are assumed adequate unless
the appropriate agency identifies a problem with a particular subdivision. This has never
happened to date.
The Transportation Facilities Adequacy Test

From 1986 through 2003, the transportation test was administered on a policy
area and a local area basis. Beginning July 1, 2004, the transportation test is administered
on a local area basis only.

Since the mid 1970s, the Planning Board has used Local Area Transportation
Review (LATR) to determine if a proposed preliminary plan of subdivision will cause
unacceptable local traffic congestion at nearby critical intersections. A full Local Area
Transportation Review is required only for subdivisions which generate 50 or more peak
hour automobile trips. A somewhat less-stringent LATR is required of subdivisions
generating 35 to 49 trips.

In administering LATR, the Planning Board must not approve a subdivision if it


finds that an unacceptable peak hour level of service will result after taking into account
existing and programmed roads and transit. If a proposed subdivision causes conditions at
a nearby intersection to be worse than the standard, the applicant may make intersection
improvements or provide trip reduction measures to bring the intersection back to the
standard and gain preliminary plan approval. If the subdivision will affect an intersection
or roadway for which congestion is already unacceptable, then the Planning Board may
approve the subdivision only if it does not make the situation worse.

Intersection congestion is measured using a method called "critical lane volume,"


which is the number of vehicles which can move through an intersection's conflicting
through or left-turn ("critical") lanes in an hour.

Montgomery County's level of service standards for intersections vary by policy


area. The variation in LATR standards is based on the idea that less traffic congestion
should be permitted in areas with lower transit service and usage and more traffic
congestion should be allowed in areas with greater transit service and usage. For the rural
policy areas, anything worse than 1400 CLV is unacceptable for LATR. For policy areas
with the greatest level of transit service available, such as Metro station policy areas, the
LATR standard is 1800 CLV. Other policy areas fall somewhere between the two
standards, depending on the area's level of transit service and usage.

Development projects that help the County meet important economic, housing, or
other policy objectives may be eligible for approval even if they are unable to meet the
terms of LATR. Projects meeting certain economic development objectives (such as
major corporate headquarters facilities and projects designated as “Strategic Economic
Development Projects” by the County Council) may meet its LATR requirements by
making a payment to the County, among other requirements. There is also an
“Alternative Review Procedure for Metro Station Policy Areas,” which allows
development in the compact areas atop Metro stations to meet LATR obligations by
mitigating 50 percent of their trips, making a payment toward transportation
improvements, and participating in the area’s transportation management organization.
The growth policy’s transportation test takes into account the “pipeline of
approved development, “which is the list of development projects which have passed
their APFO tests, but have not yet been constructed. These are currently more than
100,000 jobs and 30,000 housing units in the pipeline. Once a project is approved, the
APFO approval remains valid for a period of 5-12 years, not including possible
extensions.

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