Land development in Montgomery County goes through a coordinated process within two organizations: Maryland National CapitalParkand Planning Commission (MNCPPC, sometimes known as the Planning Commission or Park and Planning) and Department of Permitting Services (DPS). First there is the development review and approval process which is undertaken with MNCPPC, then follows the permitting process which happens with the Montgomery County Department of Permitting Services DPS.
Because of the shared goal, to support the creation of an improved built environment in the county, these two organizations must work closely together towards that end within the guidence of the County developement code. Development is first subject to the scope of a Master Plan that envisions the future of a neighborhood or area. From there the zoning ordinance determines things such as the size, dimensions, density, allowed uses and approval procedures of a given project.
Then the zoning associated with the project comes into play and whether the developer intends to use a standard or optional method of development will determine whether the permitting for the project will be a "DPS" or and "MNCPPC" zone. This will affect the cost of the permitting. This flow chart provides some additional detail of the process
MNCPPC operates through the five-member Planning Board which has full and final authority to administer:
Using the Zoning Ordinance and direction from the Planning Board, the Staff at MNCPPC work with developers agencies, utilities, community organizations to create plans that are ultimately approved (or rejected) by the Board.
DPS adminsters Sediment Control and Storm Water Management through (Chapter19 of the County Code) which is also a part of the the development process. The Department operates as part of the county government through the County Executive’s Office. It is an enterprise department meaning it doesn’t receive revenue through the general fund but provides for its operation through the collection of permitting fees.
Because the development process is shared between the two organizations, DPS frequently receives questions that are better answered by MNCPPC. Here are a few frequently misdirected questions.
Questions answered by MNCPPC
If these are your questions please contact MNCPPC by calling 301-495-4610.