Friend, While developers in Montgomery County are poised to receive massive tax breaks under the new ZTA 25-03, residents are feeling the strain of rising costs everywhere—from utility bills to grocery store essentials like eggs. Over the past few years, Montgomery County families have seen a surge in taxes, and living expenses. Now, with Zoning Text Amendment (ZTA) 25-03, Office to Housing, Councilmembers Friedson - District 1, Fani-Gonzalez - District 6, Stewart - District 4, Balcombe - District 2, Luedtke - District 7, Sayles - At-Large, are proposing developers pay no impact taxes, for up to 25 years when converting office buildings into housing. Here’s what you need to know about Office to Housing, ZTA 25-03, why it's problematic, and what it means for residents like you.
What is ZTA 25-03 -The County Council proposes allowing vacant office buildings—primarily located along major corridors—to be converted into residential housing. These conversions are part of Zoning Text Amendment (ZTA) 25-02, which expands workforce housing options. The goal is to increase the number of housing units available for middle-income workers, but does it? Office to Housing ZTA with an Office to Housing Subdivision Regulation Amendment (SRA) The plan includes:
• Streamlined approval processes for developers
• No impact taxes on these conversions for up to 25 years
• Minimal parking requirements for new residential units
While the policy claims to address housing shortages, it raises major concerns about affordability, infrastructure strain, and long-term community impact. The Hidden Risks of Office Building Conversion:
1. No Impact Taxes = Community Footing the Bill
When developers convert empty office buildings into residential units, they would typically be required to pay impact taxes. These taxes help fund:
• School expansions for the influx of new students.
• Upgrades to roads, utilities, and emergency services.
• Community amenities that improve residents' quality of life.
However, the Office to Husing PILOT Bill exempts these conversions from paying impact taxes, leaving the cost burden on residents through potential property tax increases. In neighborhoods already struggling with underfunded schools and congested infrastructure, this will only widen existing disparities.
What It Means for You:
• Higher property taxes to compensate for lost developer contributions.
• More crowded classrooms without additional funding.
• Strained public services—like longer emergency response times and more traffic congestion.
2. Displacement & Gentrification Risks
While the County promotes this as a plan to provide “workforce housing,” the policy primarily supports market-rate housing. The units that do qualify as "workforce housing" will be priced for households earning up to 120% of the Area Median Income (AMI)—far higher than what many families in our community can afford.
Meanwhile, the conversion of office spaces into more expensive housing units will:
• Increase property values in nearby residential areas.
• Raise rents and housing costs, pushing out lower-income families.
• Accelerate gentrification, particularly in historically Black, Brown, and immigrant neighborhoods.
What It Means for You:
• Long-time residents may face eviction or rent hikes.
• Culturally rich communities risk being replaced by wealthier newcomers.
• Seniors and lower-income residents may lose their homes and support networks.
4. Parking Challenges and Traffic Congestion
The proposal reduces parking requirements for converted buildings, especially those near transit corridors. However, transit infrastructure hasn’t kept pace with population growth, particularly in Black, Brown, and immigrant communities.
Without sufficient parking:
• Residents will compete for limited street parking.
• Nearby neighborhoods may become de facto parking lots.
• Traffic congestion will worsen, particularly during peak hours.
What It Means for You:
• Increased traffic and less street parking in residential areas.
• Potential safety risks as cars overflow into neighborhood streets.
• Frustration for seniors and disabled residents who depend on accessible parking.
Who Really Benefits from Empty Building Conversions?
The More Housing N.O.W. proposal claims to help the workforce, but the biggest winners are developers, who:
• Avoid paying impact taxes.
• Receive expedited approvals for their projects.
• Profit from market-rate units without providing deeply affordable housing.
Meanwhile, communities like ours bear the costs—higher property taxes, overcrowded schools, and displacement. Development should strengthen communities—not drain their resources. Let's make sure we’re not the ones left holding the bill. Germantown Germantown Town Center Visioning Session - DATE CHANGE: Wednesday, February 19th from 6-8PM at the BlackRock Center for the Arts (12901 Town Commons Drive, Germantown, MD 20874)
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Hosted by the Gaithersburg-Germantown Chamber of Commerce (GGCC), this community meeting is a chance for Germantown residents to help craft the vision, mission, and core values that will guide us into the future of the Germantown Town Center. Constituent voices are critical throughout this process, and I encourage you to attend. What Can You Do? Make Sure Your Voice Is Heard!! Breakfast with Balcombe, Darnestown and North Potomac Friday, February 21st from 9-11AM at Bageltowne Deli (9749 Traville Gateway Drive, Rockville, MD 20850) 9am-11am Registration is not required, but I encourage you to reply to this email to let me know if you will be attending. Councilmember Fani-González Town Hall
— In Person —
Thursday, February 27, 2025
6pm-8pm
Wheaton High School – Cafeteria
12401 Dalewood Dr, Silver Spring, MD 20906
Refreshments provided
Register for in-person
Please bring a black or navy blazer in good condition to donate to Community Bridges. They are collecting blazers (all sizes) for high school girls to attend their career summit.
Town of Kensington Town Hall
—In Person and Virtual–
Monday, March 3, 2025
7PM-8:30PM
Kensington Town Hall | 3710 Mitchell Street
Virtual option: Zoom Councilmember Fani-González Town Hall — Virtual —
Wednesday, March 5, 2025
7pm-8:30pm
Zoom Meeting Register for virtual
Mid-County Citizens Advisory Board Meeting
–Virtual–
Thursday, March 20, 2025
7pm-9pm
Website
SIGN-UP TO SPEAK ON THESE THREE ZTA - MORE HOUSING N.O.W. - sign up to testify here.
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.  |
