Friend,
Contrary to the hype, Montgomery County doesn’t need ZTA 25-02 to build a variety of housing types. Under existing zoning laws, McMansions, duplexes, triplexes, small apartment buildings, and large multifamily developments can already be built—right now. The only thing developers need to do is go through the appropriate review process.
So what’s ZTA 25-02 really about?
Supporters of the zoning change claim it’s necessary to “unlock” housing options. But in reality, it’s not about what can be built—it's about removing public oversight and fast-tracking development without safeguards for affordability, infrastructure, or displacement.
The current process already allows:
- Single-family homes of any size (including luxury McMansions)
- Duplexes and triplexes
- Townhouses and small apartment buildings
- High-density apartment complexes in commercial or transit-oriented areas
ZTA 25-02 isn't something new—it just cuts corners:
- Bypass site plan review for some projects
- Override local area master plans in targeted corridors
- Remove resident input from the review process
Meanwhile, the focus on so-called “McMansion bans” is a distraction. Instead of tackling the real issues— where's the data?Infrastructure, affordability, home ownership, displacement, lack of tenant protections, and speculative development—this zoning rewrite shifts the narrative to style over substance. Talking about McMansions is easy. Talking about how affordable housing gets built, who benefits and who gets pushed out is harder—but that’s the conversation we need.
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More Housing N.O.W. Is About to Get REAL!
PHP Committee Members: Councilmembers Natali Fani-Gonzalez, Andrew Friedson and Will Jawando
More Housing N.O.W., June 23,2025 PHP Worksession - Standing room only—because you showed up.
To everyone who packed that room, held up signs, and spoke truth to power—thank you. Your presence was powerful, your voice undeniable. But make no mistake: this isn’t over—not even close. We’re just getting started. Never let anyone silence you. You matter more than any well-funded lobbying group or rushed zoning bill.
Now, let’s unpack what happened: The Planning, Housing & Parks (PHP) Committee voted 2–1 to advance ZTA 25-02—also known as More Housing N.O.W.—to the full Council for further discussion, potential amendments, and a possible straw vote before a final vote is scheduled.The fight moves to the full Council. We’ll be there. And we hope you will too. This is your home. Your future. Your fight. Staff Packet MetaViewer.php
Want to see it for yourself? Watch the full PHP Committee discussion here: Click to view the video
Key Issues Being Debated
Service Roads
- A 2-1 vote means homes along service roads (like Veirs Mill Service Rd) can now be redeveloped under ZTA 25-02.
- Could bring multi-unit buildings to quiet, residential side roads.
Lot Consolidation
- Developers can combine up to 3 lots to build more units — but only if those lots meet the ZTA criteria.
- Consolidating corner or back lots is limited unless new amendments are passed.
Corner Lots
- Only included if the front of the lot faces a main corridor.
- Council is considering whether to also include corner lots that face side streets — this would add ~475 new eligible parcels.
Parking and Trees
- ZTA keeps current parking rules but allows for waivers in certain cases.
- Developers can pay a fee instead of planting trees on-site.
- Even with more units, buildings must follow strict setback, height (40 ft), and design limits
What’s Not Changing
- This ZTA does not require affordability below 120% AMI - A household at 120% AMI can roughly afford: Monthly rent around $3,000-$4,000 + range, depending size and income & Home prices in the $500,000–$700,000+ range
- Does not change subdivision laws (separate SRA, Public Hearing and Council vote needed for that).
- It doesn’t reduce parking minimums across the board — but 24% of eligible lots are already in no-parking-required zones near Metro/BRT.
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UPDATE - Arlington's court case on Missing Middle has been overturned, "Wilson said that he will now be able to carry out his plans for one missing-middle property — a run-down Cape Cod in the Claremont neighborhood he had bought for $570,000 and turned into a semidetached duplex, each half of which he expects to sell for about $1.2 million." click on link to read. " Va. appeals court says Arlington can eliminate single-family-only zoning - The Washington Post
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Next 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
