Friend, On February 4th, Councilmember Natali Fani-Gonzalez introduced the "More Housing N.O.W." Zoning Text Amendment (ZTA), highlighting the intentionality behind this effort to address housing needs. However, the accompanying map raised concerns, as it lacked clarity and precision. A week later, the interactive map was released, and we had hoped it would clearly show both the homes impacted by N.O.W. and the location of the designated corridors. Unfortunately, what we received was a map accompanied by a disclaimer that questions its accuracy, leaving key details unclear and adding to the confusion instead of providing the clarity needed. WHAT'S WITH CORRIDORS - ZTA 25-02 Aims to permit duplexes, triplexes, townhouses, and apartment buildings within R-40, R-60, R-90, and R-200 zones along designated corridors in Montgomery County. These corridors include Boulevards, Downtown Boulevards, Downtown Streets, Town Center Boulevards, and Controlled Major Highways, meeting specific criteria for width and number of travel lanes. Unlike broader zoning initiatives, ZTA 25-02 specifically targets workforce housing development along key transportation routes. In Montgomery County, Maryland, roadways are classified into various types based on their function, location, and design characteristics. The classifications of interest—Boulevard, Downtown Boulevard, Downtown Street, Town Center Boulevard, and Controlled Major Highway—are defined as follows: -
Boulevard: These are major highways not located in downtown or town center areas. They typically serve as significant transportation corridors, accommodating multiple lanes of traffic and providing connections between various parts of the county. -
Downtown Boulevard: Major highways situated within downtown areas are classified as Downtown Boulevards. These roads are designed to support higher traffic volumes and are often characterized by wider rights-of-way to accommodate multiple travel lanes, pedestrian pathways, and other urban infrastructure. -
Downtown Street: Arterial roads with fewer than four lanes located in downtown areas are designated as Downtown Streets. They are integral to the urban grid, facilitating local traffic flow and providing access to businesses and residences. -
Town Center Boulevard: Major highways located within town center areas are classified as Town Center Boulevards. These roads are designed to balance vehicular traffic with pedestrian activity, often featuring amenities that support a mixed-use environment. -
Controlled Major Highway: These are significant roadways designed for efficient vehicular movement, often featuring controlled access points to manage traffic flow and enhance safety. They serve as primary routes for longer-distance travel within and beyond the county. The Interactive Map with Disclaimer: Disclaimer: This map is intended to generally identify the parcels that are the subject of ZTA 25-02: Workforce Housing – Development Standards as introduced on February 4, 2025. While this map strives to reflect the properties subject to the ZTA, due to the unique circumstances of each property, a small number of parcels may be inadvertently included or excluded from this map. In addition, under ZTA 25-02, as introduced, an application for development would require Planning Board approval and compliance with existing zoning laws and other regulations, such as water sewer, subdivision, forest conservation, and easements. Lastly, the Zoning Ordinance does not apply to the following municipalities: Brookeville, Poolesville, Laytonsville, Rockville, Barnesville, Gaithersburg, and Washington Grove. https://mcplanning.maps.arcgis.com/apps/instant/lookup/index.html?appid=35c44dee1734457185b0604f3ce67e5e WHY THIS MATTERS: A Quick Reality Check Okay, deep breath, let’s count to 10. The map! The map is a whole week late, and still not helpful. It’s missing key info: no one knows where these streets and boulevards actually are! Plus, it’s covering far more ground than Thrive’s original corridors ever intended. WHAT YOU CAN DO:
Time to channel your inner detective, but not that much. Drop a friendly (but firm) email to the County Council and let them know they forgot to add the streets. Remind them that we don’t have the luxury of playing “Where’s Waldo?” with road designations. We need clarity, and we need it now! Let’s keep this moving – we’re on a tight schedule here! Montgomery County Council Members: At-Large Members (Represent the Entire County): Gabe Albornoz – councilmember.albornoz@montgomerycountymd.gov Evan Glass – councilmember.glass@montgomerycountymd.gov Will Jawando – councilmember.jawando@montgomerycountymd.gov Laurie-Anne Sayles – councilmember.sayles@montgomerycountymd.gov District-Specific Members: District 1: Andrew Friedson – councilmember.friedson@montgomerycountymd.gov District 2: Marilyn Balcombe – councilmember.balcombe@montgomerycountymd.gov District 3: Sidney Katz – councilmember.katz@montgomerycountymd.gov District 4: Kate Stewart – councilmember.stewart@montgomerycountymd.gov District 5: Kristin Mink – councilmember.mink@montgomerycountymd.gov District 6 (Kemp Mill’s District): Natali Fani-González – councilmember.fani-gonzalez@montgomerycountymd.gov District 7: Dawn Luedtke – councilmember.luedtke@montgomerycountymd.gov _____________________________________________________________________________________ SPEAKING OF TIGHT SCHEDULES SIGN-UP TO SPEAK ON THESE THREE ZTA - MORE HOUSING N.O.W. https://www.montgomerycountymd.gov/council/calendar.html Introduction - Zoning Text Amendment (ZTA) 25-02, Workforce Housing - Development Standards
Lead sponsors: Councilmembers Friedson and Fani-González
Co-sponsors: Councilmember Luedtke, Council President Stewart and Councilmembers Balcombe and Sayles
Public hearings are scheduled for 3/11/25 at 1:30 p.m. and 7:00 p.m. Staff Report Introduction - Zoning Text Amendment (ZTA) 25-03, Expedited Approvals - Commercial to Residential Reconstruction
Lead sponsors: Councilmembers Friedson and Fani-González
Co-sponsors: Councilmember Luedtke, Council President Stewart and Councilmembers Balcombe and Sayles
Public hearings are scheduled for 3/11/25 at 1:30 p.m. and 7:00 p.m. Introduction - Subdivision Regulation Amendment (SRA) 25-01, Administrative Subdivision - Expedited Approval Plan
Lead sponsors: Councilmembers Friedson and Fani-González
Co-sponsors: Councilmember Luedtke, Council President Stewart and Councilmembers Balcombe and Sayles
Public hearings are scheduled for 3/11/25 at 1:30 p.m. and 7:00 p.m. Staff Report _____________________________________________________________________________________ SAVE THE DATE Two Critical Meetings, one Night—Why Must We Choose? The Planning Board's Public Hearing on the Univ. Corridor Plan and Councilmember Natali Fani-Gonzalez's Town Hall on N.O.W. Both shape the future of housing, transit & development —yet we’re forced to pick one. Our voices matter in both spaces! Montgomery County Planning Board February 27, 2025, Public Hearing - University Boulevard Corridor Plan (UBC) Sign Up to Testify form While the University Boulevard Corridor (UBC) Plan aims to enhance traffic safety, regional connectivity, environmental sustainability, and economic development along a three-mile segment of University Boulevard (MD 193) between I-495 and Wheaton, it's important to consider potential concerns: -
Infrastructure Strain: Community members have expressed apprehension that increased development could exacerbate existing issues such as school overcrowding, traffic congestion, and insufficient county funding. -
Community Impact: The plan's proposals, including the consolidation or relocation of driveways to side streets or alleys, may affect local residents and businesses. -
Equity Considerations: Discussions are ongoing regarding the plan's impact on diverse communities, including the Latino population, to ensure that development benefits are distributed fairly. It's not too late to engage in the planning process. By voicing your concerns, you can help ensure that the UBC Plan addresses issues effectively and equitably.  | 