Neighbors:
There are a couple weeks left of the Council’s summer legislative session, and I’d like to leave you with a few updates on my work on your behalf.
Workforce Housing Zoning Measure Passes!
Yesterday the Council approved a zoning text amendment (ZTA 25-02), authored by Councilmember Friedson and I, that removes restrictions on small-scale building types–duplexes, triplexes, and small apartment buildings with 40 feet height –along select transportation corridors. This carefully calibrated zoning reform to allow the building of smaller, less expensive (relative to tear downs for a much bigger home, which is the only thing currently allowed in these targeted areas) will create more opportunities and choices for everyone in, or striving to be in, the middle class.
Below are some key features of ZTA 25-02:
- 15% of units must satisfy the definition of workforce housing, with a minimum of 1 workforce housing unit for structures that have 3 or more units. The workforce housing program places controls on properties to, generally, maintain their affordability for at least 20 years for those with incomes at or below 120 percent of the area-wide median income (AMI).
- Property owners seeking to redevelop must get approval by the Planning Board, which includes a review of master plan conformance, stormwater, forest conservation, parking, transportation, and school infrastructure review, among other development regulations
- Corridors included are master planned boulevards with width greater than 100 feet and 3+ existing travel lanes (see digital map)
- 1.25 Floor Area Ratio (FAR), Maximum 40 feet height
- Read the full Council staff report for all the details
Why did we do this? We are facing a housing crisis that has been decades in the making, a crisis that hits workers, young professionals, and families really hard. We simply aren’t building enough housing to meet current demand, much less what we know we need into the future. That is causing housing prices to far outpace (11.2% increase over all housing types in 2024) than gains in income (1.7% in 2024). Sources: Bright MLS and Bureau of Labor Statistics
I’m proud to be part of a Council that understands the urgency of moving forward with more housing solutions. This is another tool to increase our needed housing stock near transit and job centers.
University Boulevard Corridor Plan UPDATE
Thank you to the many (I counted 300+) residents who attended the listening session I hosted at Odessa Shannon Middle School last week on the University Boulevard Corridor Plan. I really appreciated the knowledge and passion residents brought to that meeting. As many of you know, I don’t believe the Kemp Mill Shopping Center should have been included in the boundaries of this plan. Please see this letter I sent to my colleagues about it. We will have a council public hearing this September on this plan; the hearing is tentatively scheduled for September 10th at 7:00pm at the Schweinhaut Senior Center on Forest Glen Road. Stay tuned for the formal announcement from the County Council. You will be able to sign up on this website.
Labor Peace Agreements at Hotels with County Involvement
Giving workers the tools needed to organize without fear of getting fired is part of embracing our values and goal of having a strong workforce. That is why I, with Council President Stewart and Councilmember Katz, put forward legislation (Bill 22-25) to require labor peace agreements at hotels with County financial interest.
That legislation had a public hearing on July 8, and it will be going to the joint Government Operations (GO) and Economic Development (ECON) Committee for a worksession tomorrow Thursday, July 24. Please review the Council staff report for additional details.
Greener Option for Death Care
Back in June, I introduced a zoning text amendment (ZTA 25-09) that would facilitate a more environmental option for death care, called alkaline hydrolysis (also known as aquamation or water cremation). Alkaline hydrolysis is a funeral option already available in 20 states in which water, alkaline chemicals, and heat are used in a watertight vessel to accelerate the decomposition of organics. The resulting ash (from the dried and out and pulverized bones) is handled like cremation ash and returned to the family in an urn. In short, it’s a very safe, reliable, dignified, and environmental death care option that many families are asking for in Montgomery County.
This ZTA had a very positive public hearing yesterday July 22, and it will be going to committee and then full Council first thing in September.
Mega Gas Station ZTA
In a previous newsletter, I mentioned that the Council was considering a ZTA that makes changes to the standards for mega gas stations, with an eye toward facilitating the location of a mega gas station as part of the Viva White Oak Development. The Council developed the existing standards (ZTA 15-07), in partnership with Kensington Heights/Wheaton neighbors and countywide advocacy groups, in the wake of a very contentious effort to build a mega gas station at the Wheaton Mall. I was on the Planning Board when this effort was underway, and I was proud to vote against the effort of placing a mega-gas station in the urban-core of Wheaton.
To ensure that the community victory in Wheaton extends Countywide, I put forward an amendment to the new ZTA. That amendment would have ensured that the intent of the existing standards carry forward in practice by having the measuring point of the 500 ft buffer begin from where the public health/environmental impacts emanate: the entire area of the mega gas station. This is important because mega gas stations have idling and queuing cars and very frequent tanker trunk deliveries. You would not measure those impacts from the actual pumps, as the new ZTA purports to do.
Unfortunately, my amendment failed, and I consequently opposed the ZTA at committee. When this ZTA comes to full Council in the fall, I will continue the fight to protect the integrity of a hard won community victory.
Infrastructure Funding Workgroup
Earlier this year the Council formed a workgroup to study and make recommendations on how the County funds school and transportation infrastructure. As the Council considered its most recent Growth and Infrastructure Policy (GIP) and related impact tax amendments, there was widespread consensus that our current system for funding infrastructure isn’t working all that well, hence the formation of the workgroup.
This workgroup had their first meeting earlier this month, and you can follow their progress along the way on this dedicated website.
Alternative Education Update
On July 10th, I hosted an engaging community meeting to discuss the relocation of the Alternative Education Program to the North Lake Center. The evening provided an overview of the program and gave to the over 150 community members in attendance a chance to express their concerns directly to MCPS leadership. In response, MCPS leaders committed to improving communication and opened the door for ongoing dialogue by sharing their direct contact information and encouraging residents to reach out with questions or feedback. A moving highlight of the evening was hearing from three students who shared how the program has positively shaped their lives, reminding everyone of the importance of supporting all students. The next step in this ongoing dialogue is a community walk I’m hosting with MCPS staff and the Montgomery County Police Department. Thank you to all the neighbors living by the North Lake Center for coordinating with us on this effort.
Safety Improvements to Veirs Mill Road
As part of the Veirs Mill Road Bus Rapid Transit (BRT) project, MCDOT is moving forward with several key safety enhancements at the Newport Mill intersection. Planned improvements include adding a new crosswalk on the south leg of the intersection, building a sidewalk along the south side of Veirs Mill Road, and upgrading street lighting to brighter LED fixtures to improve visibility for pedestrians and drivers alike.
MCDOT has also committed to exploring every option to accelerate these improvements. While right‑of‑way constraints may limit some work, the department is actively identifying opportunities to implement the changes as quickly as possible to ensure the community sees tangible safety benefits without delay.
Sincerely,
Natali Fani-González
Councilmember, District 6
Chair, Economic Development Committee