Yesterday, the Montgomery County Council voted 8-3 to pass Zoning Text Amendment (ZTA) 25-02. The legislation will allow more housing types, like townhouses or small apartment buildings, along major corridors, creating more homes near jobs and amenities.

This win shows that there is growing support on the Council for a new, more proactive and sustainable approach to adding the homes we need in Montgomery County.

What this zoning text amendment does

ZTA 25-02 will take effect on November 1, 2025. It was introduced by lead sponsors Councilmembers Andrew Friedson and Natali Fani-González as part of the More Housing N.O.W. package, and co-sponsored by Council President Kate Stewart and Councilmembers Marilyn Balcome, Dawn Luedtke, and Laurie-Anne Sayles. You can read the bill here.

The ZTA allows multi-family homes like duplexes on triplexes on approximately 2,470 lots fronting county corridors that previously only allowed detached single-family homes.

Unlike detached single-family homes on these lots, plans for multi-family homes built under this ZTA will be subject to review and approval by the Planning Board under a process called an optional method of development (as opposed to “by right” development).

Developments with three units or more under this ZTA will also be required to include a certain number of income-restricted workforce housing units available to those earning at or below 120% of area median income.

Under an amendment put forward by Councilmember Laurie-Anne Sayles and unanimously adopted by the Council, the Planning Board will share a report every two years until 2037 tracking stats like total applications, units produced, and traffic impact. Per the suggestion of Councilmember Evan Glass, this report will also include data on new teardown/rebuild single-family homes to compare stats like frequency of construction and price outcomes with multi-family homes built under this ZTA.

The final vote, and what Councilmembers had to say

The final vote was 8 YES, and 3 NO to the ZTA:

• YES: Albornoz, Balcombe, Fani-González, Friedson, Glass, Luedtke, Sayles, Stewart
• NO: Jawando, Katz, Mink

Councilmembers emphasized that we are facing a housing crisis because we have not built enough housing—and we have to do things differently to make sure people can afford to live here.

Councilmember Fani-González highlighted that this ZTA gives people more choices about where they live and what they do with their homes, while Councilmember Friedson acknowledged that change can be hard but said we must avoid another generation being priced out of Montgomery County. 

Councilmembers Glass, Balcombe, and Luedtke each highlighted that we are losing our middle class and young people—and therefore losing potential tax revenue—by failing to provide housing they can afford. Councilmember Balcombe shared that her own daughter would not be able to afford to live in the community where she grew up.

Councilmember Luedtke pointed out that brand new development on open parcels where people may anticipate a neighboring duplex or townhome well in advance is not the world we live in anymore—we have a housing supply issue, and realistically we need to look to redevelopment to build more.

Councilmember Albornoz expressed pride that Montgomery County is a place with a high quality of life where many people want to live—but we don’t build enough housing, and that needs to change. He commended his colleagues and Council staff for their outreach efforts.

What’s next?

This ZTA has a far more limited scope than the goals articulated in the Thrive 2050 general plan, or recommendations of the Planning Board in the Attainable Housing Strategies Initiative. The Council also did not adopt CSG’s recommendations to include corner lots and provide greater flexibility on parking requirements. We will continue to advocate for additional changes to reduce barriers to building new homes, and more diverse types of homes, in sustainable locations.

However, this is nevertheless a watershed moment for our advocacy as the Council implements legislation acknowledging that our zoning status quo must change if we are to live up to our values as a sustainable, inclusive county. 

Here are three ways you can take action moving forward:

• Send a thank you message to the Council: Click here to find Councilmembers’ contact info, and thank the Councilmembers who voted in support of this ZTA!
• Subdivision Regulation Amendment (SRA) 25-02 hearing on September 16: This companion legislation to ZTA 25-02 will set regulations on lot consolidation. Consolidation is an important tool to make it more feasible to meet stormwater, tree coverage, and parking standards. It can allow for designs that preserve large mature trees and provide rain gardens for stormwater, while providing more homes than may be possible if each lot were developed separately. Stay tuned about sign-up for testimony, as Councilmembers may face pressure from opponents to further limit lot consolidation.
• Become a member of Montgomery for All: Join our community of grassroots advocates and support our organizing work in Montgomery County for just $5 a year (or email me for a fee waiver)!

Thank you for all you do—this victory wouldn’t have been possible without you!