Zoning › Maryland › Montgomery County › Silver Spring

Silver Spring, MD Zoning

Euclidean-zoning. 22 districts · 5 overlays · 2 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed
Naming convention by category
res_sflot-size-encoded (R-200=20,000 sf min; R-90=9,000 sf min; R-60=6,000 sf min)
res_mfdensity-encoded (R-30=3,000 sf/du; R-20=2,000 sf/du; R-10=1,000 sf/du)
res_thdensity-encoded (TLD=8 du/ac; TMD=10-12.5 du/ac; THD=15 du/ac)
muFAR-encoded with subtype prefix (CR-4.0, CRT-2.0, CRN-1.0)
indFAR-encoded with subtype prefix (IL-1.0, IM-2.5)
offFAR-encoded (EOF-3.0, LSC-1.0)

Silver Spring is an unincorporated CDP governed entirely by Montgomery County Zoning Ordinance Chapter 59 (effective 2014-10-30), administered by M-NCPPC. No municipal zoning. Downtown Silver Spring around the Metro has CR/CRT commercial-residential zones plus the DSS Overlay Zone and Fenton Village Overlay. Nomenclature for CR/CRT/CRN zones: number after dash = maximum total FAR; individual lot maps also carry C (commercial) FAR, R (residential) FAR, and H (height-ft) designations.

Worth knowing
  • Silver Spring is an unincorporated CDP — no municipal government. All zoning authority resides with Montgomery County, administered by the Maryland-National Capital Park and Planning Commission (M-NCPPC). Montgomery County Code Chapter 59 is the sole zoning ordinance.
  • CR/CRT/CRN zones use a compound notation: the base code (e.g., CRT) is followed by a total FAR number (e.g., CRT-2.0). Individual parcels on the Sectional Map Amendment also carry C FAR, R FAR, and H (max height in feet) designators. The zoning map must be consulted for site-specific limits within the CR family.
  • Downtown Silver Spring around the WMATA Red Line Metro station is in the DSS (Downtown Silver Spring) Overlay Zone (§4.9.8, codified via ZTA 22-03). The DSS Overlay supersedes the former Ripley/South Silver Spring (RSS) Overlay, which was deleted in 2022. The Fenton Village (FV) Overlay Zone (§4.9.8 pre-ZTA-22-03 numbering; now §4.9.9) applies to the Fenton Street corridor.

+ 3 more in Quirks & notes

Districts

res_sf 6res_mf 3res_th 3mu 3off 2ind 2spec 2com 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RE-2Residential Estate — 2 Acresres_sf87,120 sf[2]35 ft[3]—[4]——[5]——[1] / — / —
RE-2CResidential Estate — 2 Acres Clusterres_sf87,120 sf[6]35 ft[7]—[8]———— / — / —
RE-1Residential Estate — 1 Acre (40,000 sf)res_sf40,000 sf[9]35 ft[10]—[11]———— / — / —
R-200Residential — 200 (20,000 sf)res_sf20,000 sf[12]35 ft[13]—[14]———— / — / —
R-90Residential — 90 (9,000 sf)res_sf9,000 sf[18]35 ft[19]30[20]———30[15] / 8[16] / 25[17]
R-60Residential — 60 (6,000 sf)res_sf6,000 sf[24]35 ft[25]35[26]———25[21] / 8[22] / 20[23]
R-30Residential Multi-Unit Low Density — 30res_mf12,000 sf[27]—[28]—[29]——[30]—— / — / —
R-20Residential Multi-Unit Medium Density — 20res_mf16,000 sf[31]—[32]———[33]—— / — / —
R-10Residential Multi-Unit High Density — 10res_mf20,000 sf[34]—[35]———[36]—— / — / —
TLDTownhouse Low Densityres_th—[37]—[38]——8[39]—— / — / —
TMDTownhouse Medium Densityres_th—[40]—[41]——12.5[42]—— / — / —
THDTownhouse High Densityres_th40,000 sf[43]—[44]——15[45]—— / — / —
CRNCommercial/Residential Neighborhoodmu—[{'variant': 'min', 'value': 25}, {'variant': 'max', 'value': 65}] ft[47]—[{'variant': 'min', 'value': 0.25}, {'variant': 'max', 'value': 1.5}][48]—[49]——[46] / — / —
CRTCommercial/Residential Town Centermu—[{'variant': 'min', 'value': 35}, {'variant': 'max', 'value': 150}] ft[51]—[{'variant': 'min', 'value': 0.25}, {'variant': 'max', 'value': 4.0}][52]—[53]——[50] / — / —
CRCommercial/Residentialmu—[{'variant': 'min', 'value': 35}, {'variant': 'max', 'value': 300}] ft[54]—[{'variant': 'min', 'value': 0.5}, {'variant': 'max', 'value': 8.0}][55]—[56]—— / — / —
EOFEmployment Officeoff—[{'variant': 'min', 'value': 35}, {'variant': 'max', 'value': 200}] ft[57]—[{'variant': 'min', 'value': 0.5}, {'variant': 'max', 'value': 4.0}][58]——— / — / —
GRGeneral Retailcom——[59]—1.5[60]——— / — / —
LSCLife Science Centeroff—[{'variant': 'min', 'value': 35}, {'variant': 'max', 'value': 200}] ft[61]—[{'variant': 'min', 'value': 0.5}, {'variant': 'max', 'value': 2.5}][62]——— / — / —
ILIndustrial Lightind——[63]—1[64]——— / — / —
IMIndustrial Moderateind——[65]—[{'variant': 'IM-1.5', 'value': 1.5}, {'variant': 'IM-2.5', 'value': 2.5}][66]——— / — / —
PRCPlanned Retirement Communityspec——[67]———[68]—— / — / —
PDPlanned Developmentspec——[69]———[70]—— / — / —

Confidence: confirmed partial under review not found

Overlays

DSS
Downtown Silver Spring Overlay Zone
DT
§4.9.8 Ch.59; codified via ZTA 22-03 (adopted 2022; introduced April 19, 2022)

All properties within the Downtown Silver Spring downtown plan districts as defined in the Silver Spring Downtown and Adjacent Communities (SSDAC) Sector Plan — entire downtown plan area except the Adjacent Communities district. Applied via Sectional Map Amendment.

purposeImplements SSDAC Sector Plan recommendations for land use, density, height, affordability, design, and public open space
mpdu_required_pct15
mpdu_threshold_units20
mpdu_statuteChapter 25A Montgomery County Code
height_incentive_areaSpecific parcels in Height Incentive Area may receive up to 150% of mapped height (max 300 ft) for optional method development with MPDUs >15%, Housing Initiative Fund contribution, or activating ground-floor uses; select SSDAC-recommended parcels may reach 360 ft
density_bonusCR zone 8.0 FAR parcels: not subject to C FAR or R FAR sub-limits; excess FAR via DSS Density mechanism requires $5/sf Civic Improvement Fund contribution
design_reviewSilver Spring Design Advisory Panel review required for projects seeking additional height
public_benefitsMin 10 points exceptional design required; transit proximity and structured parking excluded from public benefit point calculation
land_use_additionsLight manufacturing for food production and rooftop urban farming permitted as accessory uses in CR zone
fenton_village_nestedFenton Village (FV) Overlay Zone is a nested sub-overlay within the DSS Overlay Zone area
FV
Fenton Village Overlay Zone
COR
§4.9.9 Ch.59 (current numbering post-ZTA-22-03; formerly §4.9.8)

Properties along the Fenton Street corridor in downtown Silver Spring, as defined by the FV Overlay Sectional Map Amendment boundary; boundaries expanded slightly east per ZTA 22-03

purposeFacilitates organized, cohesive development pattern appropriate for urban environment; encourages attractive design; ensures compatibility
retail_bay_limitRetail bays limited to 60-ft facade width (exception for grocery stores and basement-level retailers)
small_bay_requirementDevelopments with retail must provide two small bays: one under 1,200 sf and one under 2,000 sf
major_highwayGeorgia Avenue
eastern_roadFenton Street
nested_within_DSSThe FV Overlay Zone falls within the larger DSS Overlay Zone area
HEAA-TOD
HEAA 2024 Transit Station Area (Silver Spring Metro)
TOD
Md. Code Ann., Land Use §§7-501 to 7-508 (HEAA 2024; HB 538/SB 484); effective 2024

Properties within 0.75 mile (3,960 ft) of Silver Spring WMATA Red Line / MARC Brunswick Line station — a qualifying frequent-rail station under HEAA §7-503

density_floor_du_ac15
density_within_0.25mi_rail30
parking_maximum_per_unit1
parking_within_0.25mi_rail0
affordability_required_pct15
affordability_ami_cap60
affordability_term_rental_years40
affordability_term_forsale_years30
density_bonus_pct30
by_rightTrue
critical_area_carveoutHEAA does not override Chesapeake Bay Critical Area Program; LDA and RCA caps control inside the 1,000-ft Critical Area — not applicable to Silver Spring (not in Critical Area)
FLOODPLAIN
FEMA Floodplain (NFIP)
FP
Montgomery County Chapter 19 (Floodplain Management); references FIRM panels for Montgomery County MD

Properties within FEMA-designated Special Flood Hazard Area (SFHA) as shown on FIRM panels for Montgomery County; particularly along Sligo Creek and tributaries within Silver Spring CDP

nfip_participantMontgomery County participates in NFIP
freeboard_ft—
floodway_encroachmentNo new development permitted in regulatory floodway
sfha_requirementStructures must meet BFE+freeboard requirements per Chapter 19
HB1466-ADU
HB 1466 ADU Mandate (Statewide)
SPEC
MD HB 1466 ("Small Houses Act"); effective 2025-10-01; local implementation deadline 2026-10-01

Statewide — applies to all residential zones in Montgomery County including Silver Spring CDP

adu_by_rightTrue
local_implementation_deadline2026-10-01
noteDLS codified LU section not yet published as of research date; tracked as bill-named per preemptions.json

State preemptions

MD HEAA 2024 — HB 538/SB 484 (Md. Code Ann., Land Use §§7-501 to 7-508)applies
Qualifying condition
Silver Spring Metro (WMATA Red Line + MARC Brunswick Line) is a qualifying frequent-rail station under HEAA §7-503 (≤0.75 mi of WMATA/Metro/LR or ≤0.5 mi high-frequency bus). Silver Spring is not inside the Chesapeake Bay Critical Area (LDA/RCA carveout does not apply). HEAA density floor (15 du/ac within 0.75 mi; 30 du/ac within 0.25 mi) applies to qualifying affordable projects within the station area.
Source
WMATA Silver Spring station location confirmed; preemptions.json rule md-heaa-2024-lu-7-501 trigger transit_proximity_ft=3960; Silver Spring not in Critical Area confirmed by geography
Effect
By-right multifamily at ≥15 du/ac (≥30 within 0.25 mi) with 15% MPDUs at ≤60% AMI; parking maximum 1 sp/unit (0 within 0.25 mi of rail); 30% density bonus for qualifying affordable projects
MD HB 1466 ("Small Houses Act" — ADU mandate)applies
Qualifying condition
HB 1466 is a statewide mandate with no population threshold. Silver Spring is an unincorporated CDP in Montgomery County; Montgomery County is subject to HB 1466 with local implementation deadline of 2026-10-01. All residential zones (R-200, R-90, R-60, R-30, etc.) must permit ADUs by-right.
Source
preemptions.json rule md-hb1466-adu; effective_date 2025-10-01; local implementation deadline 2026-10-01
Effect
ADU by-right mandate in all residential zones; overrides any local prohibition
Non-applicable laws (2)
MD HB 599/SB 477 (missing-middle preemption)does_not_apply
Qualifying condition
Per preemptions.json rule md-hb599-sb477-missing-middle status=misattributed_not_enacted (correction note dated 2026-05-20): actual MD HB 599 (2024) is the Housing & Community Development Financing Act — not a zoning preemption; statewide missing-middle preemption HB 778 did NOT meet crossover in 2026 session. Law as described does not apply.
Source
preemptions.json rule md-hb599-sb477-missing-middle correction_note 2026-05-20
Effect
Not applicable — bill misidentified; no missing-middle preemption currently in force for Montgomery County
MD HB 894/SB 389 (Maryland Transit and Housing Opportunity Act)does_not_apply
Qualifying condition
Per preemptions.json rule md-hb894-sb389-transit-housing-opportunity-act: status=pending as of 2026-05-18 research date — enrolled-chapter codification not yet published on mgaleg StatuteText or Justia. Law is pending, not in force.
Source
preemptions.json rule md-hb894-sb389-transit-housing-opportunity-act; status=pending

Adopted building codes

Statewide w/ local amendments

IBC
2021
IRC
2021
NEC
Varies
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-02-03last amendedMontgomery County Zoning Ordinance current version as of 2026-02-03 per montgomeryplanning.org
2014-10-30effectiveZTA 14-09, Chapter 59 Zoning Ordinance 2014 — County Council adoption spring 2014, effective October 30, 2014

Quirks & notes

  • Silver Spring is an unincorporated CDP — no municipal government. All zoning authority resides with Montgomery County, administered by the Maryland-National Capital Park and Planning Commission (M-NCPPC). Montgomery County Code Chapter 59 is the sole zoning ordinance.
  • CR/CRT/CRN zones use a compound notation: the base code (e.g., CRT) is followed by a total FAR number (e.g., CRT-2.0). Individual parcels on the Sectional Map Amendment also carry C FAR, R FAR, and H (max height in feet) designators. The zoning map must be consulted for site-specific limits within the CR family.
  • Downtown Silver Spring around the WMATA Red Line Metro station is in the DSS (Downtown Silver Spring) Overlay Zone (§4.9.8, codified via ZTA 22-03). The DSS Overlay supersedes the former Ripley/South Silver Spring (RSS) Overlay, which was deleted in 2022. The Fenton Village (FV) Overlay Zone (§4.9.8 pre-ZTA-22-03 numbering; now §4.9.9) applies to the Fenton Street corridor.
  • Residential Townhouse zones in Silver Spring use the 2014-code TLD/TMD/THD designations, which replaced the legacy RT-6/RT-8/RT-10/RT-12.5/RT-15 floating zones. Both legacy RT and new T-family codes appear on maps because conversion was phased via Sectional Map Amendments.
  • Silver Spring has large swaths of R-60 (6,000 sf min lot) single-family detached neighborhoods east and west of the downtown core, transitioning to R-90 further out. The CR-6.0 and CR-8.0 designations in the immediate downtown reflect the high-density transit-station development intent of the SSDAC Plan.
  • HEAA 2024 (§7-501 to §7-508) applies: Silver Spring Metro (WMATA Red Line) is a qualifying rail station; properties within 0.75 mile (3,960 ft) of the station qualify for by-right multifamily at ≥15 du/ac with 15% MPDUs at ≤60% AMI. The Silver Spring Metro/MARC station at the core of the downtown puts most CR/CRT zones inside the TOD trigger radius.

Massing explorer

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
https://montgomeryplanning.org/development/zoning/
retrieved 2026-06-02
Citations
  1. [1] §4.4.6
  2. [2] §4.4.6 Ch.59 (2 acres × 43,560)
  3. [3] §4.4.6 Ch.59
  4. [4] §4.4.6
  5. [5] n§4.4.6
  6. [6] §4.4.6 Ch.59 (2 acres base)
  7. [7] §4.4 Ch.59
  8. [8] §4.4.6
  9. [9] §4.4.5 Ch.59 per montgomeryplanning.org/development/zoning/directory.shtm
  10. [10] §4.4 Ch.59
  11. [11] §4.4.5
  12. [12] §4.4.7 Ch.59; confirmed at montgomeryplanning.org/development/zoning/directory.shtm
  13. [13] §4.4.7 Ch.59
  14. [14] §4.4.7
  15. [15] §4.4.8 Ch.59 — DPS sheet: 30 ft or EBL whichever greater
  16. [16] §4.4.8 Ch.59 — DPS sheet: total 25 ft combined; one side min 8 ft
  17. [17] §4.4.8 Ch.59 — DPS sheet: 25 ft rear
  18. [18] §4.4.8 Ch.59 — DPS development standards sheet retrieved 2026-06-02
  19. [19] §4.4.8 Ch.59 — DPS sheet: 35 ft to roof peak or 30 ft mean height eaves/ridge
  20. [20] §4.4.8 Ch.59 — DPS sheet: 30% including accessory buildings
  21. [21] §4.4.9 Ch.59 — DPS sheet: 25 ft or EBL whichever greater
  22. [22] §4.4.9 Ch.59 — DPS sheet: total 18 ft combined; one side min 8 ft
  23. [23] §4.4.9 Ch.59 — DPS sheet: 20 ft rear
  24. [24] §4.4.9 Ch.59 — DPS development standards sheet retrieved 2026-06-02
  25. [25] §4.4.9 Ch.59 — DPS sheet: 35 ft to roof peak or 30 ft mean height eaves/ridge
  26. [26] §4.4.9 Ch.59 — DPS sheet: 35% including accessory buildings
  27. [27] §4.4.13 Ch.59 per montgomeryplanning.org/development/zoning/directory.shtm
  28. [28] §4.4.13
  29. [29] §4.4.13
  30. [30] §4.4.13
  31. [31] §4.4.14 Ch.59 per montgomeryplanning.org/development/zoning/directory.shtm
  32. [32] §4.4.14
  33. [33] §4.4.14
  34. [34] §4.4.16 Ch.59 per montgomeryplanning.org/development/zoning/directory.shtm
  35. [35] §4.4.16
  36. [36] §4.4.16
  37. [37] §4.4.17
  38. [38] §4.4.17
  39. [39] §4.4.17 Ch.59 per zoning directory: RT-8 = 8 du/ac equivalent
  40. [40] §4.4.18
  41. [41] §4.4.18
  42. [42] §4.4.18 Ch.59 per zoning directory: RT-12.5 = 12.5 du/ac equivalent
  43. [43] §4.4.19 Ch.59: minimum tract area 40,000 sf
  44. [44] §4.4.19
  45. [45] §4.4.19 Ch.59 per zoning directory: RT-15 = 15 du/ac equivalent
  46. [46] §4.5.3
  47. [47] §4.5.2 Ch.59 per ZTA 22-03 Table; montgomeryplanning.org CR zones
  48. [48] §4.5.2 Ch.59 per ZTA 22-03 Table; montgomeryplanning.org CR zones
  49. [49] §4.5.3
  50. [50] §4.5.3
  51. [51] §4.5.2 Ch.59 per ZTA 22-03 Table
  52. [52] §4.5.2 Ch.59 per ZTA 22-03 Table
  53. [53] §4.5.3
  54. [54] §4.5.2 Ch.59 per ZTA 22-03 Table; DSS Overlay §4.9.8 allows up to 360 ft on select parcels
  55. [55] §4.5.2 Ch.59 per ZTA 22-03 Table
  56. [56] §4.5.3
  57. [57] §4.6 Ch.59 per Montgomery Planning Employment Zones fact sheet
  58. [58] §4.6 Ch.59 per Montgomery Planning Employment Zones fact sheet
  59. [59] §4.6
  60. [60] §4.6 Ch.59 per GIS zone code GR-1.5
  61. [61] §4.6 Ch.59 per Montgomery Planning Employment Zones fact sheet
  62. [62] §4.6 Ch.59 per Montgomery Planning Employment Zones fact sheet
  63. [63] §4.7
  64. [64] §4.7 Ch.59 per GIS code IL-1.0; FAR from code suffix
  65. [65] §4.7
  66. [66] §4.7 Ch.59 per GIS codes IM-1.5 and IM-2.5
  67. [67] §4.8
  68. [68] §4.8 Ch.59
  69. [69] § PD-series
  70. [70] § PD-series Ch.59 legacy; numeric suffix = max du/ac per approved plans

Research status

Publication gates

primary url presentpassedsource.primary_url = https://montgomeryplanning.org/development/zoning/ — authoritative Montgomery County Planning Department domain; not an aggregator
no aggregator citedpassedscan clean — no zoneomics, steadily, siteplanguide, propwire, zonara, unzoned, or siteplancreator references
confidence tags full formpassedAll confirmed (c) fields carry §-citations from Ch.59 or named section references. Partial (p) fields carry retrieval_failure_reason. 18 confirmed fields with full citations.
overlays have parameters trigger confidencepassed5 overlays: DSS (§4.9.8), FV (§4.9.9), HEAA-TOD (§7-501), FLOODPLAIN, HB1466-ADU — all have non-empty params, trigger, and confidence codes
preempt section city specificpassedMD is not on Gate-5 active-preemption required list (CA/TX/FL/WA/OR/MT/CO/UT/AZ/NJ/CT). Preemptions section populated with 4 laws with city-specific qualifying_condition_checked.

Data quality

62%completeness18 confirmed28 partial2 inferred
Documented gaps
  • Height, setbacks, and lot coverage not captured for RE-2, RE-2C, RE-1, R-200 from primary source (DPS PDFs redirected and were binary; primary §4.4 tables not retrieved)
  • Height, setbacks, lot coverage for R-30, R-20, R-10, TLD, TMD, THD not captured
  • GR, IL, IM detailed standards (setbacks, coverage) not captured — zone code suffixes give FAR; H-designator from SMA parcel maps not retrieved
  • CR/CRT/CRN setback details: complex setback regime per §4.5.3 (increases 1 ft/ft above max zone height) not fully documented
  • PD zones: each approved plan has site-specific standards not in the ordinance text
  • Floodplain freeboard for Montgomery County not confirmed from primary source

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