Advocates spanning the generations celebrate our win at the Council Office Building on Tuesday, July 29!
On Tuesday, the County Council voted 10-1 to remove the unbuilt portion of Mid-County Highway Extended (M-83) from county plans.This was a victory decades in the making!
Left on the books since the 1960s but largely unbuilt, M-83 offered false hope that extra road capacity could solve upcounty traffic problems. If built, it would have bulldozed farms, forests, streams, and wildlife in its path.
With this vote, our county leaves behind an outdated and harmful highway plan, and can focus on real, meaningful transportation investments upcounty.
Thank you for your advocacy!
This win took a village. I am the fourth CSG Montgomery Advocacy Manager to have worked on this campaign (shout out to Kelly Blynn, Pete Tomao, and Jane Lyons-Raeder!) and am proud to have worked alongside dedicated advocates at TAME, ACT, and other partners who have advocated to remove M-83 for decades, as well as a new generation of advocates like Eco MoCo, led by high school and middle school students.
Over the years, CSG joined leading advocates at TAME in forums, walking tours, and research, reports, and testimony that demonstrated the ineffectiveness of the proposed highway, its environmental and community harms, and the benefits of more sustainable alternatives.
And we couldn’t have done it without you, our network of CSG supporters and advocates. In the past year alone, over 200 CSG supporters contacted the Planning Board and the County Council to support the removal of M-83 from county plans. That’s over 1,350 total emails!
What happens next?
Better street connections, safe bicycle and pedestrian infrastructure, and investments in frequent, reliable public transit all can help provide much needed transportation improvements upcounty—and upcounty residents need these changes sooner rather than later.
When combined with mixed-use walkable neighborhood designs, these solutions will reduce the amount people have to drive, shortening car trips and increasing walking, biking, and transit use.
As part of their vote on the Master Plan of Highways and Transitways, the Council approved an amendment to fund a comprehensive upcounty transportation study. CSG plans to support the special appropriation for this study at its September 30 hearing (sign-up opens August 1).
Once more, with feeling—THANK YOU, and let’s celebrate this win!
I am so grateful for your support as we celebrate this victory, and I look forward to continuing to work with you all to win the sustainable transportation solutions upcounty residents need!
An advocacy group that lobbied against the highway plan praised the council’s decision Tuesday in a press release.
“Plans for M-83 were based on obsolete planning assumptions that are out of sync with what we know today about effectively meeting transportation demand and protecting community and environmental health,” said Carrie Kisicki, Montgomery advocacy manager for the Washington, D.C.-based Coalition for Smarter Growth. “With their vote to remove M-83, the County Council showed we are ready to offer upcounty residents transportation solutions that will offer real relief—not a costly and environmentally harmful false promise.”
The Montgomery County Council voted today to remove the unbuilt northern portion of M-83 from the Master Plan of Highways and Transitways, a move strongly supported by the Coalition for Smarter Growth and local leaders in the TAME Coalition.
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.
“Montgomery’s economy, the economy of Maryland, is in some trouble right now. If we cannot provide housing, that’s affordable to the workforce, they can’t come to the county and provide their talents and services to the county,” said Stewart Schwartz with the Coalition for Smarter Growth. “Companies will not come to the D.C. region and to Montgomery County if they don’t believe housing is affordable for their workers, they’ll go to places where it is more affordable.”
Carrie Kisicki, the Montgomery County advocacy manager for pro-housing group Coalition for Smarter Growth, said requiring property owners to go through an approval process would make these multifamily projects take more time and money to pursue. But she supports the overall proposal because it creates a pathway to building more housing on lots that have long been restricted to detached single-family homes.
“We’re still living in that world where people who 10 or 20 years ago would’ve been able to buy a starter home, or young professionals who would’ve been able to buy an apartment in the county, started to not be able to do that because of how little we’ve been building the types of housing that people needed,” Kisicki said.
“So this is to me a landmark package because it shows we’re willing to go back and look at some of those things we’ve taken for granted about where we build homes or don’t build homes.”
“It’s a plain and simple fact that our county needs more housing,” said Carrie Kisicki, Montgomery advocacy manager for the Coalition for Smarter Growth, a Washington, D.C. metro region nonprofit focused on housing affordability and transit access, at a public hearing on the legislation in March. “People want housing that they can afford, and they do not want to have to spend their lives sitting in traffic just to get to work.”
As the Montgomery County Council prepares to hold a work session and probable vote on Tuesday, The Coalition for Smarter Growth is proud to voice our support for Zoning Text Amendment 25-02. By making it easier to build more duplexes, triplexes, and small apartments near transit and jobs, ZTA 25-02 is an important step toward more sustainable housing options in Montgomery County.
July 17, 2025 Montgomery County Council 100 Maryland Ave Rockville, MD 20850
Re: Support for ZTA 25-02, Workforce Housing – Development Standards
Dear Council President Stewart and Councilmembers:
My name is Carrie Kisicki and I am the Montgomery Advocacy Manager for the Coalition for Smarter Growth. CSG advocates for walkable, bikeable, inclusive, and transit-oriented communities as the most sustainable and equitable way for the Washington, DC region to grow and provide opportunities for all.
I write to you to offer our support for ZTA 25-02, and raise a few final points (see next page) as the full Council prepares to hold a worksession on this measure.
In particular, I would like to thank lead sponsors, Councilmembers Fani-González and Friedson, and co-sponsors Councilmembers Stewart, Balcombe, Luedtke, and Sayles for their leadership on new housing solutions for Montgomery County.
This ZTA is a straightforward application of the principles identified in the county’s Thrive 2050 general plan. Our county needs more homes that are affordable to more people and located near transit, jobs, and amenities. Measures like this that take on the structural problems feeding our housing shortage are a necessary step to achieve our shared vision of a sustainable, inclusive county for all.
I am extremely proud to call this county home at a time when there are many strong housing champions on the County Council—from those sponsoring this ZTA, to those who have supported historic levels of affordable housing funding and stepped up through legislation like Bill 7-24 and dedicated constituent services to ensure all tenants have a safe, healthy place to call home.
I am hopeful that this ZTA will enjoy broad support from the Council and look forward to your continued partnership on realizing housing solutions for all people in our community.
Please see the attached memo for additional recommendations on this ZTA and future efforts to expand access to affordable homes in Montgomery County.
Sincerely,
Carrie Kisicki Montgomery County Advocacy Manager, Coalition for Smarter Growth
Re: ZTA 25-02 — Topics for Consideration
Parking Flexibility
At the PHP committee worksession on June 23, Planning staff shared an analysis showing that current parking requirements will sharply limit the number of homes it is possible to build on R-60 and R-90 lots. We are concerned that this effective cap is contrary to the spirit of providing more flexibility to build smaller, more affordable homes in transit-accessible locations.
As all new developments under this ZTA will necessarily be subject to Planning Board review, we ask that the Council provide greater discretion to the Planning Board to adjust parking requirements on a case-by-case basis for these homes where appropriate. These adjustments can also allow for more thoughtful site-specific stormwater management and tree canopy protection.
Corner Lots
Corner lots are currently excluded from this ZTA. However, these lots share the same benefits of location efficiency with regards to jobs, transit, and amenities as the other lots already included. Per Council staff, this would add 475 eligible lots to the approximately 2,470 currently included in the ZTA. Corner lots can also provide for greater flexibility to allow side or back vehicle access to homes on the corridor.
Service Roads
We ask the Council not to remove lots located on service roads from inclusion in this ZTA. These lots share the same benefits of location and access to transit and amenities as those not located on service roads. All developments proposed under this ZTA will be reviewed by the Planning Board at which time relevant factors specific to a given site, including location on a service road, will be considered and accommodated appropriately. Removing all lots on service roads from the ZTA would disqualify over one quarter of currently eligible lots.
Lot Consolidation
We ask that the Council not further limit lot consolidation. Any proposed lot consolidation would have to be properly assessed and approved through the subdivision process before moving forward, and would still have to meet all other criteria required to qualify for this ZTA. Where it is deemed appropriate through the subdivision process, lot consolidation can offer opportunities to more feasibly meet stormwater, tree coverage (including preservation of established trees), and parking standards. It would also allow for building a greater total number of homes more cost effectively than would be possible on each lot separately.
Expanding Eligibility in the Future and Reducing Barriers to New Homes
We look forward to seeing the results of this ZTA and the much-needed homes they will create in our communities. The housing need in our county is significant, and additional measures will be needed to build the homes we need in the places we need them. We hope the Council will consider further expanding the places in our county where it is possible to build transit-accessible, multifamily homes, and reduce the barriers to building these homes. This is essential to our County remaining an inclusive community with opportunities for all.
But that trend of people being priced out of Montgomery County is already happening, said Carrie Kisicki, a 26-year-old Silver Spring resident and Montgomery advocacy manager with the Coalition for Smarter Growth, who is in favor of the change.
More units, and especially units in larger complexes that will have the price restrictions under the zoning change, will help increase inventory and the variety of homes affordable to younger and middle-income residents, she said.
“The zoning status quo isn’t working, either for affordability or for the environment,” Kisicki said. “We need to be looking at both the subsidized affordable housing investments but also thinking more expansively about what affordability means when so many people in our communities are experiencing struggles with housing affordability that don’t always fall into the traditional categories we think about.”
