Friend,
What Displacement Really Looks Like Under More Housing N.O.W.
The Myth: “No one’s taking your home—you can just say no.” The Reality: Montgomery County has a long history of zoning-fueled displacement—and ZTA 25-02 would supercharge it, from Bethesda to Briggs Chaney, from Wheaton to Damascus.
Zoning Text Amendment 25-02 (ZTA 25-02) is being sold as a housing solution. But without affordability mandates or anti-displacement protections, it gives developers a blank check to redevelop more than 25 designated corridors—plus dozens more that connect or intersect with them, including in Upcounty areas.
This isn't just about Silver Spring or Bethesda anymore. Communities in Germantown, Wheaton, Damascus, and Olney are also on the map—and many don’t even know it yet. A Countywide Pattern of upzoning, which could lead to displacement— will now be on the fast track, if More Housing N.O.W. passes.
Lyttonsville: A historic Black neighborhood in Silver Spring, gradually redeveloped under transit and zoning changes. Promised protections never materialized. Many long-time Black homeowners and renters were priced out.
Westbard in Bethesda: Redevelopment displaced small business owners, historic Moses Cemetery, and residents with little input or affordable replacement housing.
Wheaton & Glenmont: Small, affordable homes will be demolished to make way for higher-end duplex and triplexes. Lot chaining, weakened site plan reviews, and affordability loopholes makes these homes ripe for pressure sales and block-wide redevelopment. Glenmont Forest residents recently organized after learning developers were planning major changes around them—with no notice or engagement.
Upcounty Warning Signs: In places like Montgomery Village, Germantown Town Center, and even Clarksburg, zoning changes and market speculation are creeping in.
Lot Chaining = Legal Displacement Without a Bulldozer
ZTA 25-02 allows developers to combine multiple properties—even ineligible lots—to create large parcels. That means:
- You can be surrounded by projects even if your home doesn’t directly face a corridor.
- If your neighbors sell, you’re next—by choice or by force of circumstance.
- “No one’s forcing you” becomes meaningless when you’re boxed in by demolition and construction.
This isn't a theory. We’ve seen it happen already. This time, it’ll just move faster.
BIPOC and Working-Class Communities Will Be Hit First—Again
Montgomery County’s own history tells us who gets displaced first:
- Black and Brown families with under appraised homes
- Immigrants with limited English or legal access
- Working-class homeowners in modest-frame houses (tear-downs)
- Seniors on fixed incomes and overwhelmed by development pressure
From Wheaton to Germantown these communities are already facing unsolicited offers, developer mailers, and confusing zoning language. And yet, many residents still haven’t been told what’s coming.
“More Housing” Doesn’t Mean Affordable Housing
- Duplexes and triplexes are exempt from affordability mandates.
- There is no guarantee of affordability at 30–60% AMI.
- Workforce housing programs have failed to deliver deeply affordable units—and many that are built quickly lose their affordability.
In the end, a modest home in Montgomery Village may be replaced by townhouses starting at $700,000—with no place for the people who once lived there.
Montgomery County Can’t Afford Another Displacement Plan. This is not just about "urban" neighborhoods. ZTA 25-02 is an Upcounty issue. It’s a countywide issue. From Lyttonsville to Layhill, Wheaton to Watkins Mill, this legislation affects every resident who lives on or near a corridor—even if they don’t know it yet. Displacement doesn’t have to come with a wrecking ball. Sometimes it comes with a zoning change.
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Show of Strength/Protest on Monday
July 7, during rush hour from 4:30 - 6:00 PM
along Mass. at the intersection with Jamestown and invite you to come out and talk with us, a grass roots, legitimate, well-organized group of citizens and strong opposition to ZTA 25-02.
Public Hearing - Master Plan of Highways and Transitways (MPOHT)
Tuesday, July 8, 2025 @ 1:30 p.m.
The Council will hold a public hearing on the Planning Board Draft of the Master Plan of Highways and Transitways (MPOHT) - 2025 Technical Update. Recommendations and a map of the area can be accessed at https://tinyurl.com/2025MPOHT.
WUDAC Meeting
Thursday, July 10 @ 7:00PM
2nd Floor, Mid-County Board Room
2425 Reedie Drive, Wheaton, MD 20902
Join us for a peaceful presence as Councilmember Natali Fani-González participates in this special Town Hall. Residents deserve real answers, with real data.
University Boulevard Corridor Plan
Wednesday, July 16 @ 7:00PM
Let’s show up and ensure the voices of working-class, immigrant, and long-time Wheaton residents are heard. Let’s remind leadership that real community presence matters — We're watching. We're organized. And we expect accountability.
If you're uncomfortable RSVPing, then don't! This meeting is way too important to not attend. Below, please find the email that I sent to Councilmember Fani-Gonzalez and other At-Large Members.
Subject: Request to Make Meeting Registrations Optional for Community Safety and Increased Participation
Dear Councilmember Fani-Gonzalez,
In light of the recent increase in antisemitic and racist rhetoric both within the County and nationally, along with rising global tensions, I am reaching out with a request rooted in community safety and inclusion.
In the past, registration lists have been weaponized through mechanisms like MIPA, which has led to valid concerns among residents about being tracked or targeted for attending public meetings. To ensure that residents feel safe and confident participating in these vital conversations, I respectfully ask that registration for community meetings be made optional.
I understand that a head count may be needed for logistical purposes, especially if food is being served. In that case, I encourage using the room’s full capacity as your planning number. EPIC of MoCo, in partnership with Kemp Mill Neighborhood Alerts and CAECA, is consistently averaging close to 200 attendees at our in-person meetings—with our most recent event featuring County Executive Marc Elrich drawing over 300 residents.
We are confident that, with the support of our community partners, EPIC will help ensure one of the largest and most engaged turnouts for your upcoming community meeting.
Thank you for considering this adjustment to support broad, safe, and inclusive civic engagement.
Regards,
Kimblyn Persaud
EPIC of MoCo - Empowering People In Communities
