Friend, Highlights From September 29th PHP Worksession - University Boulevard Corridor Plan (UBCP) Big News: Kemp Mill Shopping Center Removed from Rezoning One major update coming out of the Sept 29th worksession is that the Kemp Mill Shopping Center has been taken out of the UBCP rezoning proposal. Councilmembers acknowledged strong pushback from the community and agreed that rezoning this site would create more disruption than benefit. By removing it from the plan, the shopping center will keep its current zoning instead of being opened up to higher-density redevelopment. Never say your voice doesn’t matter. Show up! Speak up! The UBCP is being sold as a safety + transit” plan. But here’s what’s in it, what’s missing, and why residents should care. Big Picture: Purpose & Scope - Updates land use + street design along 3.5 miles of University Blvd.
- Tied to planned BRT (Bus Rapid Transit) stations (Amherst, Dennis, Four Corners, etc.).
- Frames rezoning as “Vision Zero” (pedestrian safety) + “room for modest infill housing.”
Land Use & Housing - Rezoning of single-family lots: Even if you never redevelop, your property could be rezoned. Neighbors could add taller/denser buildings.
- Increased heights: Up to 45–50 ft (≈ 4 stories) allowed. ZTA (countywide law passed this summer) caps at 35–40 ft.
- No affordability requirement: Unlike ZTA 25-02, the UBCP overlay has no workforce housing guarantee - likely all market-rate.
- Deeper reach into neighborhoods: Goes beyond frontage lots; in some places rezoning extends a block inward.
- Uncertain outcomes: Could be duplexes, townhomes, or small apartments — depends on developers, not residents.
Transit & Safety - Bus lanes permanent - already painted red, but no BRT stations or funding exist.
- BRT Stations not final: Locations could shift later, leaving rezoned blocks without real access.
- Flexibility at Four Corners: Language added to study extending bus lanes — not part of the 2013 BRT plan.
- Safety tied to redevelopment: Sidewalks/crossings often only required if properties redevelop.
Process & Policy - Inconsistent with ZTA 25-02 (Friedson & Fani-Gonzalez’s More Housing N.O.W.): Just adopted rules this summer, but UBCP proposes looser rules.
- Subdivision loopholes: Developers could merge lots to push deeper density into communities. SRA 25-02 tries to limit this but enforcement unclear.
- Community feedback gap: DOT admitted - no outreach on University BRT planning yet.
- Key Points from Councilmember Jawando
- On pedestrian safety: “You don’t need to upzone to get pedestrian safety measures.”
Safety upgrades — crosswalks, sidewalks, traffic calming — can and should be implemented now through DOT and SHA. They are not dependent on rezoning or redevelopment. - On existing density: “The UBCP already has the density.”
Multifamily buildings and apartments are already present along University Blvd. That means the corridor doesn’t need blanket rezoning to achieve density goals — it already exists.
Where Each Councilmember Stands (so far) - Councilmember Natali Fani-González → Leaning toward following Planning staff’s recommendations as written, including rezoning frontage lots.
- Councilmember Will Jawando → Argued you don’t need upzoning for pedestrian safety and that University Blvd already has density; cautious on rezonings and heights.
- Councilmember Andrew Friedson → Pointed back to his ZTA 25-02 (More Housing N.O.W.), saying it struck a better balance and “is looking better and better.” Suggested tabling rezoning decisions until a future session.
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Councilmember Kristin Mink → Wanted to remove the proposed rezoning of single-family frontage lots in her district, using the example of Viva White Oak, a planned mega-project east of Wheaton, to highlight how the County has already designated large areas for significant new development. Mink argued that pushing CRN zoning into existing communities risks displacement and neighborhood disruption. Takeaway: The PHP Committee is not unified — they are split on how far rezoning should go, how tall buildings should be, and whether single-family frontage lots should be included at all.
Key Terms: - CRN (Commercial Residential Neighborhood): Mixed-use zone that allows small/medium housing + shops, taller than single-family.
- CRT (Commercial Residential Town): Slightly denser mixed-use zoning, usually closer to town centers.
- Overlay Zone: Special rules added on top of base zoning (setbacks, lot coverage, parking placement).
- ZTA 25-02 (More Housing N.O.W.): Countywide law passed summer 2025 → allows duplex/triplex on frontage lots, max 35–40 ft, includes affordability.
- SRA 25-02 (Subdivision Regulation Amendment): Limits lot consolidations so developers can’t build big apartment complexes deep into neighborhoods.
- BRT (Bus Rapid Transit): Faster bus service in dedicated lanes with stations — planned, but no funding yet for University Blvd.
Bottom Line for Residents - Pedestrian safety fixes don’t require rezoning — they can be funded now.
- Density already exists — UBCP is about upzoning, not necessity.
- UBCP allows taller buildings, fewer rules, no affordability.
- Transit is being used as justification, but the BRT project isn’t funded or even being discussed.
What’s Next The Council’s next UBCP worksessions are: - October 20
- November 3
Both at 1:30 PM. Stay engaged, attend online or in person, and make sure community voices are part of the conversation. ________________________________________________________________________________________________________ Budget Conversations with County Executive Marc Elrich  The Community Conversations are scheduled as follows: - Bethesda-Chevy Chase Community Conversation. Monday, Sept. 8. 7-8:30 p.m. Bethesda-Chevy Chase Regional Services Office, East-West Room, 4805 Edgemoor Lane, Bethesda. Click here to participate virtually.
- UpCounty Community Conversation. Monday, Sept. 15. 7-8:30 p.m. BlackRock Center for the Arts, 12901 Town Commons Drive, Germantown. Click here to participate virtually.
- East County Community Conversation. Monday, Oct. 6. 7-8:30 p.m. White Oak Community Recreation Center, Social Hall, 1700 April Lane, Silver Spring. Click here to participate virtually.
- Mid-County Community Conversation. Monday, Oct. 13. 7-8:30 p.m. Wheaton Community Recreation Center, Social Hall, 11701 Georgia Ave., Wheaton. Click here to participate virtually.
- Spanish Language Community Conversation. Monday, Oct. 27. 7-8:30 p.m. Gaithersburg High School, Auditorium, 101 Education Blvd., Gaithersburg. Click here to participate virtually.
- MCPS Educators, Parents and Students Community Conversation. Monday, Nov. 3. 7-8:30 p.m. Carver Educational Services Center, Auditorium, 850 Hungerford Drive, Rockville. Click here to participate virtually.
- Black/African American Community Conversation. Monday, Nov. 10. 7-8:30 p.m. Mount Calvary Baptist Church, Family Life Center, 608 North Horners Lane, Rockville. Click here to participate virtually.
- Older Adults Community Conversation. Thursday, Nov. 13. 12:30-2 p.m.
- Leisure World, 3701 Rossmore Blvd., Clubhouse 1 Crystal Ballroom, Silver Spring (Only Leisure World residents may attend in-person at Leisure World)
- Satellite viewing location: Damascus Community Center, 25520 Oak Drive, Damascus
- Satellite viewing location: Wheaton Community Recreation Center/Senior Center, 11701 Georgia Ave., Social Hall, Wheaton.
- Riderwood Senior Living Community residents in Silver Spring can view the presentation in their homes on Riderwood TV.
- Click here to participate virtually.
- Multi-lingual Community Conversation. Monday, Nov. 17. 7-8:30 p.m. Chinese Culture and Community Service Center (CCACC), 9318 Gaither Road, Suite 215, CCACC Art Gallery, Gaithersburg. This forum will be conducted in English with interpretation services provided in Chinese, Korean and Vietnamese. Click here to participate virtually.
- Silver Spring Community Conversation. Tuesday, Nov. 18. 7-8:30 p.m. Silver Spring Civic Center Building, 1 Veterans Place, Buffalo Soldiers Great Hall, Silver Spring. Click here to participate virtually.
The Community Conversations will be livestreamed on Facebook and YouTube and televised live on the following cable channels, subject to channel availability: - County Cable Montgomery (CCM): Comcast channels 6 and HD 996; RCN channels 6 and HD 1056; and Verizon channel 30
- Montgomery College Television (MCTV): Comcast channels 998 and 10; Verizon channels 10; and RCN channels 10 and HD 1059
- Montgomery County Public School (MCPS TV): Comcast channels 34 and HD 1071; Verizon channel 36; RCN channels 89 and HD 1058
- Montgomery Community Media (MCM): Comcast channels 21 and HD 995; RCN channels 21 and HD 1055; and Verizon channel 21
- Montgomery Municipal Channel (MMC): Comcast channels 16 and HD 997; RCN channel 16; and Verizon channel 16
- Takoma Park City TV: Comcast channel 13; RCN channels 13 and HD 1060; and Verizon channel 28
The County will provide sign language interpreters and other auxiliary aids or services upon request -- with as much advance notice as possible, preferably at least three business days before the event. For more information, contact Mark Roper at 240-962-1743 or send a request to mark.roper@montgomerycountymd.gov. In all situations, a good-faith effort (up until the time of the event) will be made to provide accommodation. TTY users can use Maryland Relay 711. Copied from the Montgomery County website ________________________________________________________________________________________________________ Save The Date The Montgomery County Department of Transportation (MCDOT) is hosting a public meeting for the Veirs Mill Road Flash Bus Rapid Transit (BRT) project In-Person Public Meeting: Date: Tuesday, October 21
Time: 6:30-8:30 p.m. (7 p.m. presentation) Location: Albert Einstein High School
Address: 11135 Newport Mill Road, Kensington Attendees will have the opportunity to review informational display boards, explore detailed maps and speak directly with knowledgeable staff members. To learn more about the Veirs Mill Road Flash BRT project and to stay updated on future developments, please visit https://montgomerycountymd.gov/VMRFlash. A Spanish interpretation of the presentation will be available through headphones and Spanish interpreters will be on-site at the meeting. MCDOT is committed to ensuring that all community members can participate in public meetings. To request interpreter services in other languages, or if other accommodations are needed, please email VeirsMillRoadBRT@montgomerycountymd.gov by Wednesday, Oct. 7. Copied from MCDOT website |
