PUBLIC HEARING - TUESDAY, MARCH 11, 2025

1:30PM and 7:00PM

Sign up to speak - https://www.montgomerycountymd.gov/council/calendar.html

Deadline to sign up to speak is March 10 at 2 p.m.

(Sent February 7, 2025) This morning Friedson stated that 500 homes in district 1 would be impacted by N.O.W. Do you know how many homes will be affected in your district? Stay tuned, I'll be sending more information on each of these ZTAs.

Subdivision Regulation Amendment (SRA) 25-01, Administrative Subdivision - Expedited Approval Plan, would create an administrative subdivision process for a Commercial to Residential Reconstruction expedited approval plan, and generally amend the subdivision provisions.

Zoning Text Amendment (ZTA) 25-01, Self-Storage - Civic and Institutional (Street Activation and Vacancy Elimination (S.A.V.E.)), would allow Self-Storage above the ground floor in the CR zone with certain uses on the ground floor, and generally amend the requirements for Self-Storage.

Zoning Text Amendment (ZTA) 25-02, Workforce Housing - Development Standards, would allow additional residential building types in certain residential zones along certain road typologies, create optional method workforce housing development standards, and amend the development standards and general development requirements for certain residential zones.

Zoning Text Amendment (ZTA) 25-03, Expedited Approvals - Commercial to Residential Reconstruction, would create a Commercial to Residential Reconstruction use, provide an expedited approval process for the Commercial to Residential Reconstruction use, consolidate existing expedited regulatory approvals, allow reallocation of FAR in certain Employment zones, and generally amend expedited regulatory approvals.

Expedited Bill 2-25, Taxation - Payments in Lieu of Taxes - Affordable Housing Amendments, would establish a minimum payment in lieu of taxes for certain conversions of high-vacancy commercial properties to residential use with certain affordability requirements, establish the amount and length of the payment in lieu of taxes, and generally amend the law governing payments in lieu of taxes.

WHAT: More Housing N.O.W. (New Option for Workers) -  increases housing options on county corridors and does not propose any zoning changes within residential neighborhoods. 

Key Initiatives:

Building More Workforce Housing

• Workforce Housing Expansion:
  • Zoning changes to allow diverse residential building types in specified zones with a 15% workforce housing requirement.
  • A new Workforce Housing Opportunity Fund with $4 million to incentivize projects offering at least 30% workforce units affordable to those earning 80% of the area median income (AMI).
• Office-to-Housing Conversions:
  • Expedite approval processes for converting vacant office spaces into residential use, with tax abatements for qualifying projects.
  • Modifications to allow these conversions in commercial zones.
• Homeownership Pathways:
  • Doubling the funding for the Homeowner Assistance Program from $4 million to $8 million, offering up to $25,000 in support for first-time buyers.
  • The proposal addresses rising housing costs, workforce shortages due to affordability issues, and a shortage of rental units affordable for middle-income families. Legislative aspects are set for introduction on February 4, 2025.

More Housing N.O.W. was introduced on February 4th as three separate Zoning Text Amendments (ZTAs). This latest attempt continues the trend of repackaging policies that fail to address real affordability while benefiting developers.

Why This Matters to You:

• Rising Housing Costs Affect Everyone – Whether you're a renter struggling with high prices, a homeowner being squeezed out by taxes, or a business owner facing worker shortages due to housing costs, this plan could impact you.
• More Housing, But at What Cost? – While the plan aims to increase supply, it lacks strong protections for existing affordable housing, which could lead to displacement, especially for BIPOC and senior residents.
• Development Without Neighborhood Input – The changes prioritize corridors but don’t guarantee community benefits like infrastructure improvements or protections for current residents.
• Affecting Property Values & Local Services – More density could lead to higher property values and an increased strain on schools, roads, and public services.
• Data - No Data on how much workforce housing this plan would create, infrastructure, displacement, environment.