Advocacy
Housing N.O.W. (New Options for Workers) - Support
On behalf of the Gaithersburg-Germantown Chamber of Commerce, Greater Bethesda Chamber of Commerce, Greater Rockville Chamber of Commerce, Greater Silver Spring Chamber of Commerce, and Montgomery County Chamber of Commerce, we strongly support the More Housing N.O.W. (New Options for Workers) legislative and budget package. Thank you to the package’s sponsors (Councilmembers Andrew Friedson and Natali Fani-González) and co-sponsors (Council President Stewart and Councilmembers Balcombe, Luedtke, and Sayles) for introducing the More Housing N.O.W. package.
Specifically, our chambers support:
- Expedited Bill 2-25, Taxation – Payments in Lieu of Taxes – Affordable Housing – Amendments, which establishes a payment in lieu of taxes (PILOT) for conversion of high-vacancy commercial properties to residential use.
- Zoning Text Amendment (ZTA) 25-02, Workforce Housing - Development Standards, which allows more residential building types along corridors with a workforce housing requirement.
- Zoning Text Amendment (ZTA) 25-03, Expedited Approvals - Commercial to Residential, which creates an expedited approval process for projects that convert high-vacancy commercial properties to residential use.
- Budget request to double Homeowner Assistance Program from $4 million to $8 million in the FY26 Housing Initiative Fund (HIF).
- Budget request of $4 million for a new countywide fund to incentivize the construction of workforce units.
Our chambers commend the goals of the More Housing N.O.W. initiative, which aims to increase housing supply, reduce costs, and expand pathways to homeownership. Notwithstanding the extreme headwinds facing Montgomery County’s housing market, which include rent control and the specter of increasing property taxes, the availability of attainable housing is crucial for Montgomery County's economic success. Given the County's stagnant economic growth, our Chambers believe that increasing the supply of middle-income housing can drive economic activity. To spur growth and make Montgomery County more attractive to employers, the County needs more housing options for working families and young professionals.
We also support creating incentives for the struggling commercial property market. While many commercial properties are not ideal for residential conversion, More Housing N.O.W. offers innovative and competitive incentives to convert high-vacancy commercial properties to residential use. This approach addresses two significant economic issues: repurposing struggling commercial properties and increasing housing supply.
Montgomery County and the commercial real estate market may never fully recover from the COVID-19 pandemic, and pressures continue to grow with the potential downsizing of the federal government. Now is the time to provide new options and incentives for converting commercial properties. While these incentives will not solve all the challenges of the struggling commercial real estate market or the County’s attainable housing shortage, they represent an important step in the right direction.
The Montgomery County Chamber of Commerce recently hosted a roundtable discussion titled “Making Montgomery County More Competitive in a Challenging Real Estate Climate.” During this discussion, panelists explored potential solutions for key issues facing commercial real estate, including the implementation of tools such as payment in lieu of taxes (PILOTs) and tax increment financing (TIF). Panelists highlighted that while these tools are widely used across the country, they are not yet utilized in Montgomery County. The passage of this bill could enable Montgomery County to join other jurisdictions successfully employing PILOTs or TIFs, thereby providing greater options to address the County’s real estate challenges.
As a united group of business organizations, we appreciate the opportunity to weigh in on these proposals and respectfully request the County Council to favorably consider the More House N.O.W. package.
Stephanie Hesling
President & CEO
Greater Silver Spring Chamber of Commerce
Allie Williams
President & CEO
Greater Bethesda Chamber of Commerce
Paula Ross
President & CEO
Gaithersburg-Germantown Chamber of Commerce
Angela Franco
President & CEO
Montgomery County Chamber of Commerce
Marji Graf
President & CEO
Greater Rockville Chamber of Commerce
Senate Bill 321 - Budget Reconciliation and Financing Act of 2025
Senate Bill 321 - Budget Reconciliation and Financing Act of 2025
Senate Budget and Taxation Committee
February 28, 2025
Oppose
On behalf of the Gaithersburg-Germantown Chamber of Commerce, Greater Bethesda Chamber of Commerce, Greater Rockville Chamber of Commerce, Greater Silver Spring Chamber of Commerce, and Montgomery County Chamber of Commerce, we oppose Senate Bill 321 -- Budget Reconciliation and Financing Act of 2025.
Letter to Mayor & Council on the Streamlined Project Plan Process
February 26, 2025
Dear Mayor & Council,
The Greater Rockville Chamber of Commerce strongly supports improving the development process in the City of Rockville and specifically supports the proposed Streamlined Project Plan Process, the proposed Streamlined Process for Planned Development Amendments and the development types proposed for Administrative Site Plan Approvals.
The Chamber also strongly supports the Recommendations for Development Process Improvements contained in the staff report for the March 3 work session on the Zoning Ordinance Rewrite focusing on FAST 2 process improvements.
These proposed improvements are critical to the future economic development of the City of Rockville and will result in an increase in effective and efficient service delivery in the development process.
Sincerely,
Marji Graf
President & CEO
Greater Rockville Chamber of Commerce
1 Research Court, Suite 450
Rockville, MD. 20850
marji@rockvillechamber.org
301-424-9300
Rockvillechamber.org
2025 Greater Rockville Chamber of Commerce Legislative Agenda
Primary Priorities
1. Promote and support policies that will help increase and diversify Rockville employers and assist small businesses.
2. Facilitate and maintain high-quality education in Rockville-based schools and post-secondary institutions that support student career preparation in areas of high need in the region.
3. Work in partnership with the City, REDI, Morguard and Comstock, and other stakeholders to make Rockville Town Center a vibrant destination with arts and culture as a focus.
4. Promote and support policies designed to explore and improve transportation options with a focus on their economic impact on the business community.
5. Identify creative approaches to revitalize Rockville Town Center through alternative approaches to foster community while maintaining resident safety.
6. Collaborate with the City of Rockville, the County, and the State to identify funding to support Rockville employers and businesses to recover, revitalize, and grow their businesses.
7. Encourage and support Montgomery County’s branding of being the Biotech Corridor.
8. Encourage and support Montgomery County’s branding of being part of the Quantum Computing epicenter of the United States and Advanced Immunology Capital of the World.
9. Support the branding effort for the life/bio science sector being led by REDI in partnership with the County, MCEDC, USG and Gaithersburg.
10. Support the City and REDI in creating partnerships with USG and Montgomery College to provide opportunities for students and entrepreneurs to find work and remain in Montgomery County.
Goal: Support REDI in its economic development efforts to attract new businesses/employers to Rockville and retain existing businesses and to promote and support policies and legislation which increase employment opportunities and the tax base.
- Continue to encourage the City to provide incentives through REDI to new businesses/employers.
- Encourage the City to embrace work arrangements and alternative uses of unoccupied office buildings that are flexible and foster safety while bringing together Rockville employers and customers.
- Encourage the City to create additional welcoming outdoor spaces that maintain safety and encourage patronage of Rockville’s businesses.
- Encourage the City to reduce the zoning restrictions and fees that deter businesses/employers from choosing Rockville and support the City in its efforts to rewrite the zoning code.
- Support making Rockville a destination for the arts and creative industries, which will in turn increase business for Rockville’s multitude of restaurants and service providers.
- Support the City and stakeholders in exploration of the creation of an Arts and Entertainment District.
- Support investment in Rockville’s transportation infrastructure.
- Work with stakeholders on developing existing venues in Rockville as arts and culture destinations – Redgate, Stone Street corridor, Dairy Barns at King Farm, etc.
- Support the Vision Zero goals for pedestrian, bike, and traffic safety.
- Advocate for the addition of workforce/affordable housing in the City of Rockville.
- Support REDI’s efforts in promoting small scale manufacturing in Rock East and other areas of the City.
- Support annexation of additional areas to increase the tax base.
Goal: Promote high-quality education in Rockville based schools and post-secondary institutions.
- Advocate for smart funding of school capital and operating budgets at the County and State level.
- Advocate for better methodologies for calculating school population growth.
- Conduct a campaign to educate elected officials and the public on the effects of housing moratoriums in jurisdictions that negatively impact economic development. Demonstrate how moratoriums have hindered school construction, hurt economic development, and exacerbated the cost of housing. See the informative article on the effect of moratoriums on school construction article here.
- Support academic career preparation in disciplines that represent current and targeted industries in the City of Rockville.
- Support Montgomery College in providing experiential educational opportunities for students who want to engage with the business community or particular industry sectors.
Goal: Work in partnership with the City of Rockville, Morguard, Comstock, Rockville Economic Development, Inc. (REDI) and other stakeholders to make Rockville Town Center (RTC) a vibrant destination in accordance with the ULI TAP report and with arts and culture as a focus.
- Support improving connections between Montgomery College and Town Center;
- Support the creation of more vibrant and active signage to mark the arrival in RTC including along Rockville Pike and Promenade Park.
- Encourage placemaking to attract employees and businesses across the City.
- Work with REDI, the City of Rockville, and Morguard on exploring ways to attract and retain merchants in RTC including reviewing parking rates and hours, types of merchants approached for leasing opportunities, etc.
- Support the City in exploring ways to increase development density in RTC in order to make it a vibrant and active destination.
- Work with the City of Rockville, REDI, and other stakeholders including WAMTA to improve access to the Rockville Metro station and make it more inviting and attractive through art, culture, and destination entertainment events that differentiate RTC from its competitors.
Goal: Partner with the City of Rockville, REDI and other stakeholders to review and explore transportation issues affecting Rockville residents and businesses.
- Continue working with all stakeholders on the Managed Lane Studies regarding 270 and 495 and repair or replacement of the American Legion Bridge and promote leveraging of smart technologies, review of road capacity, transit options, and telework policies.
- Advocate for increased investment from WMATA for Rockville metro/transportation stations.
- Support the annexation of the Shady Grove Metro Station into the City.
- Partner with the City of Rockville, REDI, the Rockville Pedestrian Advocacy Committee (RPAC), the Rockville Bicycle Advisory Committee (RBAC), and other stakeholders to research and advocate for policies to improve pedestrian, bicycle, and traffic safety.
- Advocate for actions to improve public safety in the City.
January 24, 2025 Legislative Conference Recap
On Friday, January 24, as President of the Maryland Association of Chamber of Commerce Executives (MACCE), Marji Graf had the honor of hosting the annual Legislative Conference at the Comptroller’s Office in Annapolis.
MACCE represents a coalition of 33 Chamber of Commerce Executives across the state of Maryland, advocating for thousands of businesses of all sizes—from locally owned small businesses to Fortune 100 companies. These businesses span every industry and region, unified in their commitment to shaping policies that foster economic growth and opportunity throughout our diverse state.
During the conference, there were insightful discussions with The Honorable Governor Wes Moore regarding his budget and priorities for Maryland. Additionally, productive meetings were held with:
- The Honorable Senator Brian Feldman, Chair of the Senate Finance Committee
- The Honorable Senator Will Smith, Chair of the Senate Judicial Proceedings Committee
- Ben Seigel, Deputy Comptroller for Policy, Public Works, and Investment
- Andrew Griffin, Partner at Providence Strategies, LLC
These conversations provided a valuable platform to align on key issues impacting Maryland’s business community. What a wonderful opportunity to collaborate with leaders who share a vision of creating a thriving environment for businesses across the state.
2024 Rockville Town Center Master Plan
The Greater Rockville Chamber of Commerce supports the adoption of the 2024 Rockville Town Center Master Plan (RTCMP) which was recommended by the Planning Commission. This proposal came from an extensive outreach program by the Community Planning and Development Department and was thoroughly reviewed by the Planning Commission.
This Plan will result in dramatic positive changes to improve the Town Center. It includes additional residential development, affordable housing and an expedited approval process. More planned events and 5 new parks are also part of the plan. Major improvements to the Rockville Metro Station and access to the Town Center are included. As a result, Town Center will become a location. "where people can live, work and play for years to come."
Marji Graf
President & CEO
Greater Rockville Chamber of Commerce
The Greater Rockville Chamber of Commerce is in support of the recently introduced Bill 22-24, Taxation, Collection of Development Impact Taxes.
The following letter was submitted in support of Bill 22-24, Taxation.
November 22, 2024
Support. Bill 22-24, Taxation
The Greater Rockville Chamber of Commerce is in support of the recently introduced Bill 22-24, Taxation, Collection of Development Impact Taxes.
This legislation will help to save developers money by not charging them impact fees up front, thus making it more affordable to build housing.
Currently, developers in Montgomery County are charged impact taxes up front when they build housing projects. These taxes must be paid within 6-12 months of receiving initial
permits. When developers take out a loan to finance their projects, impact taxes are often included in the total amount of the loan, meaning they are paying interest on the loan for
those impact taxes.
The simple change proposed in the legislation will lower the upfront costs.
The Greater Rockville Chamber of Commerce agrees with the Office of Legislative Oversight’s economic impact statement “this bill will have a positive impact on economic conditions in Montgomery County. The additional time developers would have before payments are due would likely reduce financing costs for certain development projects, which would potentially increase developers’ business incomes.”
This legislation will encourage the construction of more needed housing in Montgomery County.
Sincerely,
Marji Graf, President & CEO
Greater Rockville Chamber of Commerce
1 Research Court, Suite 450
Rockville, MD. 20850
marji@rockvillechamber.org
301-424-9300
Marji's Letter of Opposition to House Bill 1515 - Sales & Use Tax
In opposition to House Bill 1515 - Sales & Use Tax - Rate Reduction & Service, our President & CEO Marji Graf wrote the following letter of opposition.
See the full letter here.
Read Marji's letter supporting Pepco's proposed Multi-Year Plan filed with the Maryland Public Service Commission on May 16, 2023.
Read the J.O.B.S. Act Joint Letter to Council President Friedson and Councilmembers from April 27, 2024. Full letter here...
To stay on top of current bills and their status, please view the 2025 Bill Tracker.
Please note that the Montgomery County Council withdrew their bill for tipped wages. See the video here.
Primary Priorities:
1. Promote and support policies that will help increase and diversify Rockville employers and assist small businesses.
2. Facilitate and maintain high-quality education in Rockville-based schools and post-secondary institutions that support student career preparation in areas of high need in the region.
3. Work in partnership with the City, REDI, Morguard and Comstock, and other stakeholders to make Rockville Town Center a vibrant destination with arts and culture as a focus;
4. Promote and support policies designed to explore and improve transportation options with a focus on their economic impact on the business community.
5. Identify creative approaches to revitalize Rockville Town Center through virtual and other alternative approaches to foster community while maintaining resident safety.
6. Collaborate with the City of Rockville, the County, and the State to identify funding to support Rockville employers and businesses to recover, revitalize, and grow their businesses.
7. Encourage and support Montgomery County’s branding of being the Advanced Immunology Capital of the World.
8. Encourage and support Montgomery County’s branding of being part of the Quantum Computing epicenter of the United States.
9. Support the branding effort for the life/bio science sector being led by REDI in partnership with the County, MCEDC, USG and Gaithersburg.
10. Support the City and REDI in creating partnerships with USG and Montgomery College to provide opportunities for students and entrepreneurs to find work and remain in Montgomery County.
Goal: Support REDI in its economic development efforts to attract new businesses/employers to Rockville and retain existing businesses and to promote and support policies and legislation that increase employment opportunities and the tax base.
• Continue to encourage the City to provide incentives through REDI to new businesses/employers.
• Encourage the City to embrace flexible work arrangements and alternative uses of unoccupied office buildings that are flexible and foster safety while bringing together Rockville employers and customers.
• Encourage the City to create additional welcoming outdoor spaces that maintain safety and encourage patronage of Rockville’s businesses.
• Encourage the City to reduce the zoning restrictions and fees that deter businesses/employers from choosing Rockville and support the City in its efforts to rewrite the zoning code.
• Support making Rockville a destination for the arts and creative industries, which will in turn increase business for Rockville’s multitude of restaurants and service providers.
• Support the City and stakeholders in the exploration of the creation of an Arts and Entertainment District.
• Support investment in Rockville’s transportation infrastructure.
• Work with stakeholders on developing existing venues in Rockville as arts and culture destinations – Redgate, Stone Street corridor, Dairy Barns at King Farm, etc.
• Support the Vision Zero goals for pedestrian, bike, and traffic safety.
• Advocate for the addition of workforce/affordable housing in the City of Rockville.
• Support REDI’s efforts in promoting small-scale manufacturing in Rock East and other areas of the City.
Goal: Promote high-quality education in Rockville-based schools and post-secondary institutions.
• Advocate for smart funding of school capital and operating budgets at the County and State level.
• Advocate for better methodologies for calculating school population growth.
• Conduct a campaign to educate elected officials and the public on the effects of housing moratoriums in jurisdictions that negatively impact economic development. Demonstrate how moratoriums have hindered school construction, hurt economic development, and exacerbated the cost of housing. See the informative article on the effect of moratoriums on school construction article here.
• Support academic career preparation in disciplines that represent current and targeted industries in the City of Rockville.
• Support Montgomery College in providing experiential educational opportunities for students who want to engage with the business community or particular industry sectors.
Goal: Work in partnership with the City of Rockville, Morguard, Comstock, Rockville Economic Development, Inc. (REDI) and other stakeholders to make Rockville Town Center (RTC) a vibrant destination in accordance with the ULI TAP report and with arts and culture as a focus.
• Support improving connections between Montgomery College and Town Center;
• Support the creation of more vibrant and active signage to mark the arrival in RTC including along Rockville Pike and Promenade Park.
• Encourage placemaking to attract employees and businesses across the City.
• Work with REDI, the City of Rockville, and Morguard on exploring ways to attract and retain merchants in RTC including reviewing parking rates and hours, types of merchants approached for leasing opportunities, etc.
• Support the City in exploring ways to increase development density in RTC in order to make it a vibrant and active destination.
• Work with the City of Rockville, REDI, and other stakeholders including WAMTA to improve access to the Rockville Metro station and make it more inviting and attractive through art, culture, and destination entertainment events that differentiate RTC from its competitors.
Goal: Partner with the City of Rockville, REDI and other stakeholders to review and explore transportation issues affecting Rockville residents and businesses.
• Continue working with all stakeholders on the Managed Lane Studies regarding 270 and 495 and repair or replacement of the American Legion Bridge and promote leveraging of smart technologies, review of road capacity, transit options, and telework policies.
• Continue advocating to ensure that the State Highway Administration moves forward with West End Noise Barrier Project.
• Advocate for increased investment from WMATA for Rockville metro/transportation stations.
• Support the annexation of the Shady Grove Metro Station into the City.
• Partner with the City of Rockville, REDI, the Rockville Pedestrian Advocacy Committee (RPAC), the Rockville Bicycle Advisory Committee (RBAC), and other stakeholders to research and advocate for policies to improve pedestrian, bicycle, and traffic safety.
• Advocate for actions to improve public safety in the City.
• Encourage safe distancing and connections between businesses and residents in the City of Rockville.