[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6286847,"mediaKeyId","2556537-8392244493a279a448a1ea6738b183f1","parentId",2556537,"title","County hearing draws heated debate over ‘More Housing Now’ zoning package and 25-year tax-abatement pilot","audioSeconds",4727,"startMs",236000,"endMs",4963000,"viewUrl","/Search/View?dp=1&key=2556537-8392244493a279a448a1ea6738b183f1&start=236&end=4963","thumbnailUrl","https://assets.pipeline.soar.com/2556537-8392244493a279a448a1ea6738b183f1/thumbnail_236000.jpg","articleUrl","/articles/6286847/Montgomery-County/Maryland/County-hearing-draws-heated-debate-over-More-Housing-Now-zoning-package-and-25-year-tax-abatement-pilot","mediaUrl","https://secure.pipeline.soar.com/6286847-e181f61c1d8a3f3adbdf83ede8b49486/orig.mp4?Expires=1771119943&Signature=bMiH4LfLXuy5uKZqp7FpuYZVpZjhj1STRvxCrChL6jru2UUoBU-A~O8M4D1yml5HUokviePs5SbkHs3cgTx0D~HwRhfOj0omY1Ka3ZwdElWoycMHdHs5PWdILqaS-5zbO-8uhPgFEwhPPDJ~vquBSxX5cQ464rX1XQamAzpZA3GRkhpOQD2TUyY8xIEeeu2JUJFKmSfRF-xNFkZUt5oiJU7elLJ-V4yMw2GwUaPFrZKg1RxBVEUqdM~V5wStWrhyiMIPIG-gtG3FK6GgVfOXVLXsT5D0t2xx9y-BkZgU5VXKS1UZVw4VeLtSTQ42jSpGC7FLirI310FIg1-OZrQd2g__&Key-Pair-Id=KUT5TJCACFTXG","author","Montgomery County, MD","date","2025-03-12T01:31:42Z","article","Montgomery County Council members heard more than six hours of public testimony March 3 on a package of zoning and tax changes designed to spur housing construction near major corridors and convert underused commercial buildings to residences.

Supporters — including the county planning board, affordable‑housing advocates, business groups and some municipal officials — said the package creates tools to increase housing supply and homeownership options for middle‑income residents and to repurpose vacant office space. Artie Harris, chair of the Montgomery County Planning Board, said the suite of bills ‘‘tackles the crisis from numerous perspectives’’ and that the board ‘‘remains available to support the council as you move this package forward through work sessions.’’

Opponents — including many civic associations, neighborhood residents and civil‑rights and teacher groups — warned the changes could spur displacement, strain schools and utilities, increase traffic and give developers large public subsidies while producing few deeply affordable units. Debbie Heller, a council member from the town of Somerset, urged a pause: ‘‘Please pause the now zoning process and bring a representative from every stakeholder group to the table and start again.’’

What’s proposed
- Zoning Text Amendment (ZTA) 25‑02 would allow additional residential building types along specified corridors (and some corner lots) in multiple residential zones, with a minimum workforce housing requirement (the draft sets a 15% workforce unit floor in many cases). Speakers repeatedly described the plan as an ‘‘85/15’’ split: roughly 85% market‑rate units and 15% workforce units under the draft.
- ZTA 25‑03 would create an expedited approval option for commercial‑to‑residential conversions when a property is substantially vacant, intended to encourage reuse of vacant offices and retail.
- Bill 2‑25 would establish a pilot payment‑in‑lieu‑of‑taxes (PILOT) program that can provide property tax abatement for qualifying commercial‑to‑residential conversions; drafts discussed a 25‑year abatement in exchange for an affordability minimum (the bill text and fiscal impacts remain under review).
- A related subdivision regulation amendment (SRA 25‑01) would create an administrative subdivision process for expedited commercial‑to‑residential conversions.

Supporters’ arguments
Supporters framed the package as one component in a broader housing strategy. Samantha D’Amato of the Greater Capital Area Association of Realtors described it as a ‘‘strong start’’ that adds tools to produce housing types targeted to middle incomes. Habitat for Humanity Metro Maryland’s president said the package complements down‑payment assistance and other investments that help households purchase homes.

Developers and property owners testifying said conversions can be expensive and risky; several urged expedited permitting and tax relief to make projects financially feasible. Representatives for large mall and office owners said the pilot could allow stalled conversion plans to proceed.

Concerns raised by opponents
Speakers opposing the package raised multiple themes: inadequate public engagement; lack of data on infrastructure capacity (schools, stormwater, water/sewer); unclear or permissive lot‑aggregation rules that could allow ‘‘chaining’’ corridor parcels into deeper lots; and insufficient protections against displacement. Roman Nelson, a resident of the Four Corners area, called for pausing ZTA 25‑02 ‘‘until a full infrastructure impact study is conducted and a fair, transparent zoning process is restored.’’

Several civic groups and the county NAACP warned the pilot’s proposed tax abatement could worsen fiscal pressures and increase racial and economic disparities. The Office of Legislative Oversight (referenced in multiple testimonies) has drafted early analysis raising equity and fiscal‑impact questions; speakers requested fuller fiscal and racial‑equity studies before approvals.

Process and next steps
Council staff and the sponsors said the measures are being routed to committee work sessions: Planning, Housing and Parks work sessions were scheduled for late March; a joint government operations/fiscal policy and economic development committee work session was scheduled on the PILOT bill. No final council votes occurred during the March 3 hearing; the council kept the public record open for later written submissions and scheduled follow‑up meetings.

Why it matters
County leaders and residents framed the debate as a tradeoff between speeding construction of a wider range of housing options and protecting existing neighborhoods and public infrastructure. Proponents say the mix of zoning reforms, conversion incentives and expanded down‑payment assistance could help retain teachers, health‑care workers and young professionals; opponents say the package, as drafted, risks uneven benefits and infrastructure shortfalls without stronger affordability and anti‑displacement guarantees.

Ending note
Council members indicated they would consider written submissions and amendments in upcoming work sessions. No council action on the zoning amendments or the PILOT program was taken on March 3; the items remain in committee for further review and revision.

","mediaType","Video","parentTitle","Mar. 11, 2025 - Council Session (pm) (FULL)","oneSentenceSummary","Montgomery County Council members heard more than six hours of public testimony March 3 on a package of zoning and tax changes designed to spur housing construction near major corridors and convert underused commercial buildings to residences.","taxTitle","Montgomery County, Maryland","taxId",3351,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6286836,"Council approves stormwater financial plan and three Montgomery County Public Schools supplemental appropriations",34,13554000,13588000,"/Search/View?dp=1&key=2556537-8392244493a279a448a1ea6738b183f1&start=13554&end=13588","https://assets.pipeline.soar.com/2556537-8392244493a279a448a1ea6738b183f1/thumbnail_13554000.jpg","/articles/6286836/Montgomery-County/Maryland/Council-approves-stormwater-financial-plan-and-three-Montgomery-County-Public-Schools-supplemental-appropriations","https://secure.pipeline.soar.com/6286836-13eb9f83fe8789ec400382d1d9005e3a/orig.mp4?Expires=1771119943&Signature=BLT4b-M3HRef5IdE5BKahhMGhOAvwSV43LalzIEBk-vZ4eHKx-zoLZ4Hqs2PRTcWsFH3udJA9d7eakLqu~xvmG45qovPQHn4ayluqyLlquYupiUHg9odVAe8vA3YuBVI478lNV~Ib0lNL-W-GWIGeAdeTde30M5n9Lyi-TRckBxEsHYl7HSdxAhUXZixYBrFgqUXZX--0RQ472rNqRO2miAxLh0Grz5Utnsu6TvSam9PJHnmGKSfsakfBXYe6JY30hMnoZ~67zqqHm--sv4gP2tMEIUISnpTb96d~S5cycTLzW5YmDMmhILQGVLATDvdEU6c0eODunN172c0WdjrwA__&Key-Pair-Id=KUT5TJCACFTXG","The Montgomery County Council took three final actions during its March 3 session, approving a stormwater financial assurance plan and three supplemental appropriations for the school system.

Stormwater financial assurance plan
The council approved a resolution to adopt the FY‑24 National Pollutant Discharge Elimination System (NPDES) municipal separate storm sewer system (MS4) financial assurance plan. Council Member Katz moved the measure; Council Member Balcom seconded. The president called for hands; the motion passed unanimously among members present and those participating remotely. No public speakers were registered for this item.

Montgomery County Public Schools supplemental appropriations
The council also approved three supplemental appropriations from MCPS’s restricted fund balance:
- Supplemental appropriation 25‑49: FY‑25 MCPS Blueprint Career Advising Program (just over $2.1 million). Motion moved by Council Vice President Gioando; seconded by Council Member Sales; passed unanimously.
- Supplemental appropriation 25‑50: FY‑25 MCPS Blueprint Community Schools Program (just over $2.2 million). Same motion/second; passed unanimously.

Each appropriation was presented as having no registered public speakers at the hearings; council members approved the resolutions in the assembled session. The measures take effect following the council’s adoption and standard administrative processing.

Why it matters
Adoption of the MS4 financial assurance plan aligns the county’s stormwater compliance and finance planning with state and federal permit requirements. The MCPS supplemental appropriations fund targeted educational and student‑support programs under the district’s Blueprint initiative.

Votes and record
The transcript shows unanimous approval for each action among members present and those on Zoom; the record did not include a detailed roll‑call tally in the public hearing text. For transparency, the council’s Clerk’s Office will publish the official meeting minutes and the formal vote record.

","The Montgomery County Council unanimously approved the FY‑24 MS4 (storm sewer) financial assurance plan and three supplemental appropriations for Montgomery County Public Schools: a career advising program and two Blueprint grants. Votes were unanimous among members present and on Zoom; no roll‑call tallies were read into the record.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6286842,"Developer backs limited ‘SAVE’ zoning amendment to allow ground‑floor philanthropic uses with upper‑floor self‑storage",155,67000,222000,"/Search/View?dp=1&key=2556537-8392244493a279a448a1ea6738b183f1&start=67&end=222","https://assets.pipeline.soar.com/2556537-8392244493a279a448a1ea6738b183f1/thumbnail_67000.jpg","/articles/6286842/Montgomery-County/Maryland/Developer-backs-limited-SAVE-zoning-amendment-to-allow-groundfloor-philanthropic-uses-with-upperfloor-selfstorage","https://secure.pipeline.soar.com/6286842-52483a65007adee8a6886eb12c8d0370/orig.mp4?Expires=1771119943&Signature=gg9Rlnz~NLwHFsfL2pZY5MBdbjG8Th0hVdGaMBSaH6mFS3A8ZGlw~KhjswFGS6hcjL~w9HZebrhd4oqGCcUTsMGZTvkTwwdnKUrpKsE~VXOpdIkbOyv4thV62AywRT19XBb9XrPFrDyCl7wPJt7YP-u9nmsVflmsLF0kTtJFuJMT0hIKMiEte-StFgPD8ipK-s43k1m7bAQXRpRWH~6Y8gfBiMFNZClQLXALYH~AnBKULAovpqVNUH1fCzzjXmP1JL9Yj~HhqZuDfgfUvhYfEU6de4XZYEBIWaggWa6baijwzQpAkX7MYk3mUWzoOyCr4IdrGZZOxnDMSt8KSxvsgA__&Key-Pair-Id=KUT5TJCACFTXG","At a March 3 public hearing on Zoning Text Amendment 25‑01 (the ‘‘SAVE’’ ZTA), a representative of a national adaptive‑reuse developer told the Montgomery County Council that a narrowly drawn allowance for self‑storage above ground‑floor philanthropic or cultural uses could help revitalize long‑vacant office buildings.

John Sweeney, representing Turbano Real Estate Partners, said the amendment ‘‘aligns with our commitment to revitalize ghost buildings in urban environments, creating a net positive impact to the surrounding neighborhood.’’ He described properties where office‑to‑residential conversion is infeasible and said self‑storage, when combined with ground‑floor nonprofit or cultural uses, ‘‘provides a meaningful benefit’’ and helps ‘‘activate the adjoining and surrounding pedestrian environment.’’

Sweeney also said the SAVE ZTA would require preservation of an existing office building’s character by maintaining facades and windows as part of redevelopment, and he urged the council to support the measure.

The public hearing on ZTA 25‑01 included only one in‑person speaker and then closed; the planning, housing and parks committee planned a later work session to review the proposal.

Why it matters
Supporters say the SAVE approach gives owners an option for buildings that are otherwise hard to redevelop, while preserving street‑level activity with nonprofit or cultural tenants. The amendment’s scope and requirements — including façade‑preservation language and a ground‑floor occupancy requirement — were highlighted by testimony as constraints that limit the provision’s reach.

Next steps
Council staff said the item would go to a Planning, Housing and Parks committee work session scheduled for March 24, 2025. No votes or formal council action were taken on March 3.

","Turbano Real Estate Partners testified in favor of ZTA 25‑01 (the SAVE — street activation and vacancy elimination — zoning text amendment), arguing that allowing self‑storage in underused office buildings paired with ground‑floor cultural or philanthropic uses would activate streets and help repurpose long‑vacant buildings.","actionData","errors"]

Article not found

County hearing draws heated debate over ‘More Housing Now’ zoning package and 25-year tax-abatement pilot

Council approves stormwater financial plan and three Montgomery County Public Schools supplemental appropriations

Developer backs limited ‘SAVE’ zoning amendment to allow ground‑floor philanthropic uses with upper‑floor self‑storage