Message from the County Executive Marc Elrich

 

Dear Friends,

This was a difficult week for our nation. We were aware of the 24th anniversary of 9/11 and remembering the tremendous loss from that day, but we were shocked by yet another school shooting and the very public shooting death of Charlie Kirk.

I extend my condolences to Mr. Kirk’s family and friends. I did not share Mr. Kirk’s views. But in this country, people have the right to speak their minds without fear of violence. That principle is at the core of the First Amendment and our democracy.

We should be able to argue, organize, and debate without resorting to hate or violence. Civil discourse requires that, and I will always defend it.

University Boulevard Corridor Plan Concerns

This week, I joined many residents at the University Boulevard Corridor Plan (UBCP) public hearing in front of the County Council at Montgomery Blair High School to raise serious concerns about the proposed planning approach. It is the first time an issue has compelled me to testify at a public hearing as your County Executive.

This plan introduces a new approach called "Corridor Planning," a concept from Thrive Montgomery 2050, which was approved in 2022. Residents were previously assured that the corridors envisioned in Thrive would be worked out through the master plan process, but that has not happened. Instead, a new process has been created that ignores the master plan process and leaves out meaningful input from the community. The UBCP is the first of nine such corridors identified in Thrive that are coming around the County, as shown in the map below.

You can read the memo I sent to the County Council outlining the concerns. You can find that here. You can also listen to my weekly media briefing, where I discuss this and where I was joined by the President of Montgomery County Civic Federation, Cheryl Gannon. Watch and listen here. You can see the three-minute testimony I gave before the County Council here.

Below, I lay out the key concerns about this plan and about this approach in general.

1. Corridor Planning is a concept introduced in Thrive Montgomery 2050 without sufficient details for residents to understand what it would mean to their neighborhood. While the corridors concept was introduced in Thrive, there was no mention that corridor planning would replace the master plan process. In fact, the introduction to Thrive clearly lays out the importance of master plans. You can read what they say directly in Thrive on page 4.
• The community-based planning division has been eliminated from the Planning Department, and with it, we have lost the comprehensive approach to planning. Corridor planning does not consider community amenities like parks, community centers, and libraries, and it does not include the community advisory committee structure that included residents, local business representatives, and others. The area of study is so small that it is impossible to assess accurately school overcrowding, transportation adequacy, or park deficits. It is so irregular that it is impossible to envision a new, improved community that stimulates economic growth and fifteen-minute living, all goals of Thrive 2050. This is contrary to successful master plan processes – as Thrive correctly lays out, it is the master plan process that is designed to address comprehensive future growth for a specific part of the county.
2. False Premise on Housing Needs:
• The plan is based on the false premise that we need to zone for more housing. Our existing approved master plans already provide zoning capacity for approximately 120,000 housing units, enough for about 300,000 residents, which doesn't even account for 100% build-out. Our forecasted growth is approximately 200,000 residents over 25 years, meaning our current capacity already exceeds demand. The executive director of the Metropolitan Washington Council of Governments (MWCOG) confirmed in a letter dated October 2019 that the region could accommodate significantly more housing than forecast within existing comprehensive plans and zoning. You can also read that quote on page 3 of the memo I sent to Council.
• This plan appears designed to let developers target existing neighborhoods, creating a false sense that there's no other land to develop. I believe this is a deliberate distortion from planning officials who are aware we have planned for future growth. They even fail to mention that the housing projection for 2030 dropped significantly in recent forecasts, which would disrupt their narrative.
• This approach will likely shift development away from planned areas like Wheaton and other activity centers, drawing density away from transit centers that were designated for smart growth.
• Unlike other jurisdictions like Minneapolis or Arlington that rezoned due to a lack of capacity, Montgomery County already possesses the necessary zoning and capacity.
3. This Effort Is Not About Creating More Affordable Housing:
• This plan incentivizes the redevelopment of existing, naturally occurring affordable housing, which will inflate land prices. Studies by Park and Planning confirm that new housing in existing neighborhoods will be the same or higher cost than existing housing, not to benefit homeowners or create affordable options.
• This existing area near University Boulevard is already affordable, and rezoning could lead to the displacement of renters and the loss of cherished neighborhood businesses.
• This plan does not include a "no net loss" policy for affordable housing.
• Rhetoric has even demonized single-family neighborhoods, wrongly blaming them for the County’s segregated past, which was rooted in land covenants.
• The goal of this plan seems to be to turn single-family neighborhoods into new "greenfields" for townhouse developers.
4. This Specific Plan is Based on a Bus Rapid Transit (BRT) Line That Is Not Even Planned:
• The plan relies on a BRT line that is not even in the planning stages. I am a strong advocate for BRT, and I proposed the original map in 2008; however, there is NO FUNDING in the six-year capital budget for planning or construction, or even in the outyears, so we don't know when it will be built.
• Encouraging immediate upzoning and increased density based on the idea of BRT is irresponsible; in the past, development was tied to infrastructure, a process called staging, which is no longer a concept in use.
5. No Real Traffic Analysis:
• There is a severe lack of real traffic analysis with this plan. The plan lays out “near-term” and “long-term” recommendations for the immediate area that could have significant impacts on residents and existing businesses in the surrounding area. Many of these impacts are not analyzed or addressed, not even in the appendix. And the appendix is not a part of the Planning Board draft; it is separate.
• Even if a good percentage of the increased population were to use public transit once the BRT is built in the unknown future, a majority will still be using cars. Plans must account for that increase.
• The proposed changes could drastically exacerbate existing congestion on roads like Colesville Road near the beltway. The plan’s narrow boundaries prevent a proper assessment of impacts on the broader road network.
• Proposed street realignments and connections could create new signaled intersections and cut-through traffic, with impacts that are not analyzed or addressed.
6. Conflicts with ZTA 25-02:
• The plan's proposed rezoning directly conflicts with the recently passed ZTA 25-02, causing confusion among residents.
• This plan proposes rezoning R-60, R-90, and R-200 neighborhoods to the Commercial Residential Neighborhood zone, extending beyond corridor-fronting properties and bifurcating established neighborhoods.
7. Environmental Damage:
• This plan will inevitably lead to reduced tree coverage and increased impervious surfaces, directly contradicting our climate change goals.
• This means an increased heat-island effect, reduced stormwater absorption, and greater flooding risks.
8. Rezoning Is Not the Answer to Addressing Safety Concerns:
• The planning staff’s presentation to the County Council emphasized pedestrian and biker safety, but they did not acknowledge that rezoning is the answer.
• In fact, improving safety on University Boulevard is a top priority, and the State is already addressing it through its Pedestrian Action Plan.
• There are ways to improve safety without linking it to a plan that will increase density and traffic.

I appreciated the many people who testified this week. The map above shows how many neighborhoods this one plan would touch. You can watch the hearing yourself, attend the next public hearing on Tuesday, Sept. 16, at the Council Office Building, or read my memo to the Council to learn more. My testimony before the Council is available here.

There is a second public hearing next week on Tuesday, Sept. 16.

There is a better way to achieve our housing goals -- by revising master plans that were zoned for high densities but have not yet been built out. We must find solutions that increase housing affordability without exacerbating traffic, overcrowding schools, damaging our environment, or overtaxing County services. I urge the rejection of the University Boulevard Corridor Plan and a return to a more inclusive planning process that genuinely listens to our communities.

Celebrating Hispanic Heritage Month and Supporting Our Community

Monday, Sept. 15, marks the start of Hispanic Heritage Month. Our Hispanic community, which makes up over 21% of Montgomery County and includes families from El Salvador, Guatemala, Mexico, Honduras, and beyond, makes our County stronger.

This month is usually a joyous celebration, but this year, a cloud of fear and concern hangs over the community because of federal immigration policies, leading to increased ICE activity and over-policing of black and brown communities.

We've seen the impact in Montgomery County; events like the Salvadoran festival have been canceled, and some fear going to work or sending their kids to school. As a County, we are working closely with our schools and community partners to share vital information and help residents understand their rights.

I am angered by the targeted attacks against Hispanic communities based on their appearance or language; it is a disservice to our nation's values. The federal policy that equates looking brown and having a manual labor job with being illegal is a backward, racist viewpoint reminiscent of the segregated era I grew up in. We stand with our neighbors in their struggle to be treated fairly.

Our Hispanic communities have positively impacted our County for years: holding jobs, contributing tax revenue, and boosting spending power. We have the most diverse County in the United States, and we are not looking to change that. It is important to remember that immigrant workers pay state and federal taxes, and through property ownership or rent, they contribute to local taxes. And while they pay taxes, some are ineligible for many programs due to their immigration status.

We will continue our work to help them feel safe and valued. Anyone in need of information or immigrant resource services should utilize the Gilchrist Immigrant Resource Center. It is available during the week at (240) 777-4940. If you don’t need services but can volunteer and help immigrant communities during this stressful time, it would be appreciated.

Remarkable Progress in Addressing Troubled Properties

Our latest Troubled Property report for Fiscal Year 2025 is out with some encouraging news. It shows a 69% decrease in the total number of units on the list, dropping from 7,269 units in Fiscal Year 2024 to just 2,264 units this past year. This means thousands more residents are living in safer conditions. We also saw a 57% decrease in units on the At-Risk list.

This progress is a direct result of our focused strategies, including stepped-up enforcement efforts by our Department of Housing and Community Affairs (DHCA) on housing code violations. New tools like our rent stabilization law, which limits rent increases for properties with violations, have incentivized landlords to fix problems faster.

Additionally, new tenant protections from Bill 6-25, passed in April, have strengthened consumer protections and given our enforcement efforts "more teeth." You can watch the bill signing and hear from me, the bill's lead sponsor, Councilmember Kristin Mink, Councilmember Will Jawando, and more on the County’s YouTube page.

Our DHCA Code Enforcement team completed more than 15,000 mandated inspections of multifamily rental units, correcting critical health and safety issues like pests, mold, and inadequate alarms. Property owners are now responding faster, leading to a more than halved rate of housing code citations for failure to comply. To reach Code Enforcement with a concern, call 311 within the County or (240) 777-0311 from outside the County.

The health and safety of Montgomery County residents remain my top priorities. While these results are encouraging, our commitment continues, and we will keep working diligently to protect the well-being of all residents.

National Preparedness Month: Be Ready Montgomery

September is National Preparedness Month, a time to highlight the importance of developing a prepared and resilient community. Even as FEMA this week announced the closure of its National Preparedness Toolkit feature, our County remains committed to helping every family prepare for any event, from floods and snowstorms to power outages and heatwaves.

We share key information through Alert Montgomery for weather changes and traffic alerts, and we encourage families to build emergency kits and develop family plans.

The Montgomery County Office of Emergency Management and Homeland Security will host the free "Ready Montgomery: Emergency Preparedness and Public Safety Fair" on Saturday, Sept. 13, from 11 a.m. to 3 p.m., at Wheaton Local Park in Silver Spring. It will feature emergency preparedness talks, CPR and AED training, and bleeding control demonstrations. I encourage you to attend or share these important messages through our social media channels.

National Preparedness Month reminds us that individual awareness, community resources, and strong inter-agency collaboration are crucial for our collective resilience during emergencies.

Maryland Prioritizes Protecting Access to Vaccines

September is also the start of respiratory virus season. Despite federal uncertainty regarding vaccine policy, Maryland has taken steps to ensure continued vaccine access. Recently, Gov. Wes Moore emphasized that the health and safety of Marylanders are the State's "North Star," pledging to ensure access to life-saving medicines like vaccines.

Earlier this month, Gov. Moore signed a bill ensuring that insurance providers, including Medicaid and private insurers, will continue to cover the cost of all vaccines recommended by the Advisory Committee on Immunization Practices as of Dec. 31, 2024. This legislation, now in effect, protects against the withdrawal of vaccine coverage for a range of illnesses. Last year, a law also expanded pharmacists' authority to administer flu and COVID-19 vaccines without a prescription to anyone three years and older, increasing statewide availability.

Here in Montgomery County, we are committed to careful, evidence-based decision-making for patient safety and disease prevention, even as federal guidance standards become uncertain. School immunization requirements for children remain unchanged, and families should consult their pediatrician about COVID-19 vaccines. Our free school vaccination program for uninsured children continues through September. You can check for scheduled clinics on govaxmoco.com.

Join Us for the Annual Friendship Picnic This Sunday

Montgomery County’s Office of Human Rights and the Committee Against Hate/Violence will host the annual Friendship Picnic at Wheaton Regional Park this Sunday, Sept. 14, from noon to 5 p.m. This is a truly special event that brings together people from every culture, background, and faith. By sharing food, spending time together, and building new relationships, we strengthen the bonds that make Montgomery County such a welcoming and inclusive place. You don’t need to bring anything, just an appetite.

Events like the Friendship Picnic remind us that we are stronger when we celebrate our diversity, learn from one another, and stand against hate.

I look forward to seeing you there as we continue building a community rooted in respect, compassion, and unity.

 
As always, my appreciation for all of you,

Marc Elrich
County Executive