Friends House is not increasing the total number of Independent Living units that the County has previously approved for the campus (316). However, the new building will increase the number of units physically on the property today and on North Forest itself, because it reallocates and builds more of the already-approved IL units on North Forest (107 units in one building instead of the 40 units shown in three separate buildings under 2017 approval).  

This filing is not about adding more units to the 316 (Independent Living) unit campus-wide cap. It is about changing where and how those already-approved units will be built. Friends House is requesting approval to relocate those units to the northern part of campus; consolidate them into a more efficient, single building instead of three smaller ones; update the phasing plan; and revise the site circulation to eliminate access to North Forest from Norwood Road and create an internal connection between North Forest and the main campus.  

  The five-story building will allow Friends House to better address County housing needs and senior living market demand.  The Zoning Ordinance permits up to six stories under the Special Exception use. The design maintains compatibility with surrounding neighborhood character. The proposed building will sit about 10 feet lower in elevation compared to the closest home. Architecture, massing and landscaping (include the retention of mature trees) will also effectively reduce the apparent scale of the overall building and promote compatibility with the surrounding architecture.  

Neighbors identified this as their top concern early on in the process. After reviewing a technical speed study and sight distance evaluations, County transportation staff, in early coordination meetings, expressed a similar concern with access on Norwood Road at this location. The new plan internalizes traffic and improves conditions compared to the 2017 approval.  

It ensures full transparency and provides multiple opportunities for public input, including hearings before the Planning Board and the Office of Zoning and Administrative Hearings.  

The addition of new Independent Living units on the North Forest Addition will not increase traffic beyond what has already been evaluated and approved for the site, via the 2017 Special Exception. In fact, the revised circulation pattern, including removal of Norwood Road access, is expected to reduce daily traffic impacts on Norwood Road compared to the previously approved layout and by keeping those daily trips between North Forest and main campus internal to the site.  

The North Forest project is designed to thoughtfully integrate with its natural surroundings, nestled within the existing forest and preserving mature trees that provide shade, reduce solar heat gain, and create a natural visual buffer for the surrounding community. The building will incorporate Montgomery County’s required sustainability initiatives, along with green roofs and additional measures to minimize environmental impact. By consolidating the residences into a single structure with below-grade parking, the project reduces both its physical footprint and overall environmental impact. Electric vehicle charging stations will also be provided, supporting residents and visitors who choose more sustainable transportation options. Friends House continues to explore additional opportunities to further reduce its environmental impact.

Vehicular access to the North Forest Addition will be provided internal to the campus, off of Quaker Lane. No changes to the existing access on Norwood Road are proposed with this application.  Internal circulation will route vehicles from the main campus, over a small span bridge, to the North Forest Addition.  Friends House has carefully considered the design and location of this crossing to minimize impacts to the environmentally sensitive features. For example, the proposed location, farther from Norwood Road, allows for the retention of more Forest Conservation Easement areas on-site. Additionally, Friends House has consolidated the previously planned utility easements with the bridge design, to minimize the overall net impacts.

Access between main campus and the North Forest Addition will be accommodated via the internal bridge, which accommodates both vehicular and pedestrian circulation.

The proposed building on the North Forest Addition has been sited farther back from Norwood Road (as compared to the previously approved buildings) to maximize the setback and improve viewsheds for the surrounding property owners. The building will be located a minimum of ~115 feet from the nearest single family structure on Norwood Road and ~135 feet from the closest home on Nesbitt Farm Lane. These values need to be confirmed by RGS

Friends House is beginning the Priority Deposit process to better understand interest and ensure that the proposed North Forest homes reflect the needs and preferences of future residents, alongside input from neighbors and Montgomery County. The Priority Deposit is fully refundable and does not represent a commitment to purchase. Rather, it allows us to thoughtfully plan unit mix, amenities, and design details based on real demand while the project continues through the public review and approval process. This approach supports a more responsive, community-informed outcome and helps ensure the long-term success and sustainability of Friends House.

All application materials are publicly available through Montgomery County’s Planning Department. You can review the full set of filings, reports, and supporting documents at the link below.

Special Exception

Forest Conservation Plan

The Special Exception materials can also be found on OZAH’s website – but again these are not updated.