Updated June 25, 2024

Note: A public hearing on this issue, before the Montgomery County Council, is scheduled for July 16 at 1:30pm. Anyone may testify. The hearing will be in-person and via zoom. You must register in advance to testify. The session will be held at the Montgomery County Council Building at 100 Maryland Ave in Rockville.

SCA will testify at this hearing. We would like that testimony to be as informed as possible by community opinion on the issue of overnight stays on farms. Is this a good thing? Or are you worried about it? If so, what concerns you most? Please email us at info@sugarloafcitizens.org with your thoughts.

You can also provide pre-recorded or written testimony. See the link just below.

PDF of the zoning proposal:
https://www.montgomerycountymd.gov/COUNCIL/Resources/Files/20240611_8A.pdf

Sign up to testify here:
https://www.montgomerycountymd.gov/council/calendar.html

Provide pre-recorded or written testimony here:
https://www2.montgomerycountymd.gov/mcgportalapps/Press_Detail.aspx?Item_ID=45409&Dept=1

The Montgomery County Council this summer will consider a zoning change to allow landowners and farmers in the Ag Reserve and other rural areas to host overnight guests in what will essentially be private campgrounds.

Following eight months of behind-the-scenes developments, a new version of the proposal has emerged. The initial version sparked strong citizen opposition. In early June Councilmembers Marilyn Balcombe and Dawn Luedtke proposed a compromise and the original proposal has been dropped. The new proposal—called Zoning Text Amendment (ZTA) 24-02—appears to be supported by a majority of the 11-member Council.

However, changes (in the form of amendments) to the measure could still occur as it’s formally debated. We will be monitoring that process closely.

As proposed, the measure has the following allowances, limits, and restrictions:

• Working farms 25 acres or larger could create campgrounds comprising no more that 10% of their property or 5 acres, whichever is smaller.

• Farms 25 to 100 acres would be allowed a maximum of 5 tents, recreational vehicles (RVs), or removable non-permanent structures.

• Properties over 100 acres would be allowed to have a combined maximum of 10 tents, RVs, or removable structures, but never more than 5 RVs at any one time.

• Tents and removable structures would be limited to 200 square feet and could not have heating, ventilation, air conditioning systems, kitchens, or sanitation facilities (bathrooms).

• Sanitation facilities external to the sleeping units (unless inside an RV) would be permitted but are not required. Any such facility or facilities would be subject to existing county zoning codes, approval and requirements.

• Guests would be permitted to stay a maximum of 2 consecutive nights except on 3-day holiday weekends in which case they could stay 3 consecutive nights

• All campsites must be located a minimum of 100 feet from any property line and a minimum of 125 feet from the centerline of any public right-of-way.

Importantly, the proposal requires any landowner/farmer who wants to create such a private campground to seek county approval through what’s known as a “conditional use” process. That means each landowner must submit a detailed plan for their proposed campground. A hearing examiner would then evaluate each proposal on its merits, taking into consideration the specific nature and location of the property and any untoward impact on neighbors or the surrounding community. Neighbors and the public would be allowed to weigh in.

The proposal continues to evolve and has raised some important technical issues. Among them:

What are removable structures? Proponents of the zoning measure have proposed tiny homes on wheels and yurts on movable platforms. The concept of removable structures arose when the initial version of the ordinance included allowance for permanent structures (of up to 400 square feet and with bathrooms). That generated strong community opposition, sounding to many people like a small motel on farms. Council members and their staffs are in the process of defining what constitutes a non-permanent, removable structure.

Won’t RVs, and especially big ones, impose burdens and generate specific problems? RV culture is a well-known phenomenon. RV parks are often specialized, with electrical hooks ups and other amenities, including the need for sufficient roads and larger camp/parking sites. RV campgrounds are often separated from smaller-scale tent campgrounds. Many large RVs have their own generators, which produce considerable noise. Why allow simple tent camping alongside RVs on a proposed 2.5 to 5 acre site? Council members have yet to fully address this question. RVs are included in the proposed zoning ordinance simply because they are a popular way to “camp” and some farmers may prefer to serve this community as opposed to tent campers.

Noise. Rural communities are well known for enjoying their quiet environment. A private campground, even if some distance from neighbors, could generate significant noise pollution (including RV generators). Council members assert that the county’s noise ordinances would suffice to control this potential problem. We’re not so sure. One option is to direct the county’s hearing examiner to take this into consideration.

SCA’s position

SCA leans towards supporting the zoning proposal, subject to clarification around the definition of non-permanent and removable structures, as well as policies surrounding RVs. We have been and will remain actively engaged in this important debate and welcome all input and feedback from people in the community.

Some have opposed any move to change Ag Reserve zoning to allow overnight “camping” on farms, as one further step in what is broadly knows as agri-tourism. Our view is that crafted correctly, and with clear limits, allowing farmers (with produce and products to sell) to host overnight guests could help provide additional income and expand awareness and knowledge of the Ag Reserve’s role in preserving farming in Montgomery County. Many families enjoy camping and RVing, and prefer that to hotels, motels or Airbnbs.

Read more here about agri-tourism, tent and RV camping.