<section article="glu" article_name="Land Use" number="20-101" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>There is a Maryland–Washington Regional District.</text> </level> <level label="b"> <text>The regional district consists of:</text> <level label="1"> <text>the entire area of Montgomery County, subject to the limitations in Subtitle 7, Part I of this title and Title 24, Subtitle 2 of this article; and</text> </level> <level label="2"> <text>the entire area of Prince George’s County, except for the City of Laurel as it existed on July 1, 2013.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-201" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="2" subtitle_name="County Planning Boards"> <text>The commissioners from each county are designated as the Montgomery County Planning Board or the Prince George’s County Planning Board, respectively.</text> </section> <section article="glu" article_name="Land Use" number="20-202" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="2" subtitle_name="County Planning Boards"> <level label="a"> <level label="1"> <text>Subject to paragraph (2) of this subsection, a county planning board:</text> <level label="i"> <text>is responsible for planning, subdivision, and zoning functions that are primarily local in scope; and</text> </level> <level label="ii"> <text>shall exercise, within the county planning board’s jurisdiction, the following powers:</text> <level label="1"> <text>planning;</text> </level> <level label="2"> <text>zoning;</text> </level> <level label="3"> <text>subdivision;</text> </level> <level label="4"> <text>assignment of street names and house numbers; and</text> </level> <level label="5"> <text>any related matter.</text> </level> </level> </level> <level label="2"> <text>The functions under paragraph (1) of this subsection do not include the regional planning functions of the Commission relating to or affecting the regional district as a planning unit.</text> </level> </level> <level label="b"> <level label="1"> <text>A county planning board has exclusive jurisdiction over:</text> <level label="i"> <text>local functions, including:</text> <level label="1"> <text>the administration of subdivision regulations;</text> </level> <level label="2"> <text>the preparation and adoption of recommendations to the district council with respect to zoning map amendments; and</text> </level> <level label="3"> <text>the assignment of street names and house numbers in the regional district; and</text> </level> </level> <level label="ii"> <text>mandatory referrals made in accordance with Subtitle 3, Part I of this title by the county planning board’s respective county government or any unit of the county government.</text> </level> </level> <level label="2"> <text>The Montgomery County Planning Board has exclusive jurisdiction over a mandatory referral made in accordance with Subtitle 3, Part I of this title by the County Board of Education, a municipal corporation or special taxing district, or a publicly owned or privately owned public utility.</text> </level> </level> <level label="c"> <level label="1"> <text>Subject to paragraph (2) of this subsection, the Montgomery County Planning Board shall:</text> <level label="i"> <text>review the annual capital budgets of the county and future capital budget projections; and</text> </level> <level label="ii"> <text>submit recommendations to the county council.</text> </level> </level> <level label="2"> <text>The county government shall have sole responsibility for the preparation of the capital budgets and programs of public works.</text> </level> </level> <level label="d"> <text>Each county planning board shall:</text> <level label="1"> <text>meet from time to time with its respective county council; and</text> </level> <level label="2"> <text>perform surveys, studies, and other planning duties the county council assigns to the county planning board.</text> </level> </level> <level label="e"> <level label="1"> <text>This subsection applies only to the Montgomery County Planning Board.</text> </level> <level label="2"> <text>The Board shall:</text> <level label="i"> <text>except as provided in paragraph (5) of this subsection, stream live video or live teleconference audio or other audio of the open meetings of the Board;</text> </level> <level label="ii"> <text>maintain on its website a complete and unedited archived recording of each open meeting that is livestreamed in accordance with this subsection; and</text> </level> <level label="iii"> <text>notwithstanding § 3–306(b)(2)(i) of the General Provisions Article:</text> <level label="1"> <text>prepare minutes of each meeting as soon as practicable after the meeting; and</text> </level> <level label="2"> <text>publish and maintain on its website the minutes of each open meeting prepared in accordance with this subsection.</text> </level> </level> </level> <level label="3"> <text>The inability of the Board to comply with paragraph (2)(i) and (ii) of this subsection due to technical failure that entirely prevents or otherwise affects the quality of the live video or audio streaming of a meeting of the Board does not affect the validity of any action taken by the Board during the meeting if:</text> <level label="i"> <text>the Board otherwise complies with this subsection and the Open Meetings Act; and</text> </level> <level label="ii"> <text>the inability to comply is not due to willful action by the Board.</text> </level> </level> <level label="4"> <text>In addition to complying with the minutes requirements of the Open Meetings Act under § 3–306 of the General Provisions Article, if the Board is unable to comply with paragraph (2)(i) of this subsection, the Board shall make good–faith efforts to record an open meeting by video or audio and maintain on its website a complete and unedited archived recording of the meeting.</text> </level> <level label="5"> <text>A project site visit or an educational field tour does not constitute an open meeting under paragraph (2)(i) of this subsection if no organizational business is conducted.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-203" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="2" subtitle_name="County Planning Boards"> <level label="a"> <text>The regional functions within the jurisdiction of the Commission include:</text> <level label="1"> <text>preparation, adoption, and amendment of the general plan or parts of the general plan for the physical development of the regional district in accordance with Title 21 of this article; and</text> </level> <level label="2"> <text>mandatory referrals from the United States or the State, or any unit of the United States or the State, in accordance with Subtitle 3, Part I of this title.</text> </level> </level> <level label="b"> <text>The Commission or the county planning boards may recommend to the proper authorities amendments to the zoning laws, subdivision regulations, and any other rules and regulations authorized in this title.</text> </level> <level label="c"> <level label="1"> <text>Subject to paragraph (2) of this subsection, the adoption of a resolution or recommendation relating to a regional matter shall be by a majority vote of the Commission.</text> </level> <level label="2"> <level label="i"> <text>Except as provided in subparagraph (ii) of this paragraph, the majority vote shall include at least three members from Montgomery County and at least three members from Prince George’s County.</text> </level> <level label="ii"> <text>If a regional plan affects only one county, the affirmative vote of three members of the county planning board for the county affected shall control.</text> </level> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-204" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="2" subtitle_name="County Planning Boards"> <level label="a"> <text>Each county planning board shall have administrative control and jurisdiction over personnel performing the duties and functions assigned in this subtitle to the respective county planning board.</text> </level> <level label="b"> <text>In Montgomery County, a director serves at the pleasure of the Montgomery County Planning Board.</text> </level> <level label="c"> <level label="1"> <text>In this subsection, “deputy director” includes any position comparable to the position of a deputy director, as the Prince George’s County Planning Board determines.</text> </level> <level label="2"> <text>In Prince George’s County, a director or deputy director of a department shall have education or professional experience in a field relevant to the responsibilities of that department.</text> </level> <level label="3"> <text>A director or deputy director shall receive the compensation established in the budget for the Prince George’s County Planning Board.</text> </level> <level label="4"> <level label="i"> <text>Except as provided in subparagraph (ii) of this paragraph, a director or deputy director shall be appointed by and serve at the pleasure of the Prince George’s County Planning Board.</text> </level> <level label="ii"> <text>In Prince George’s County, an individual may elect to remain in the merit system established under Title 16, Subtitle 1 of this article if on June 30, 1991, the individual was a director of planning or a director of parks and recreation.</text> </level> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-205" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="2" subtitle_name="County Planning Boards"> <level label="a"> <text>Except as provided in subsections (b) and (c) of this section, this subtitle may not be construed to affect the powers and duties of the Commission with respect to parks and parklands.</text> </level> <level label="b"> <text>The Commission may delegate to the county planning boards those powers and duties with respect to parks and parklands that the Commission may determine.</text> </level> <level label="c"> <text>The Prince George’s County Planning Board shall:</text> <level label="1"> <text>provide a program of recreation in Prince George’s County; and</text> </level> <level label="2"> <text>coordinate the program with the Commission’s park functions.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-206" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="2" subtitle_name="County Planning Boards"> <text>The expenses of operating each county planning board shall be paid from the proceeds of the administrative tax collected for the Commission under § 18–307 of this article and any additional funds appropriated by the respective county governing body.</text> </section> <section article="glu" article_name="Land Use" number="20-207" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="2" subtitle_name="County Planning Boards"> <level label="a"> <text>Subject to subsection (b) of this section, functions not specifically allocated in this subtitle shall be assigned to the Commission or to one or both of the county planning boards, as needed.</text> </level> <level label="b"> <text>The assignments shall:</text> <level label="1"> <text>be made by resolution of the Commission with the approval of the respective county council; and</text> </level> <level label="2"> <text>carry out the policy that local or intracounty planning functions should be performed by the county planning boards.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-208" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="2" subtitle_name="County Planning Boards"> <level label="a"> <text>Notwithstanding other provisions of this division, money may be included in the Commission’s annual budget and appropriated by the respective county council to provide an annual salary for each county planning board member, other than a full–time member, as compensation for the member’s services.</text> </level> <level label="b"> <text>After notice and public hearing, the Montgomery County Council and the Prince George’s County Council may each establish the salary for a county planning board member from that county, other than a full–time member, by local law separate from budget action.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-209" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="2" subtitle_name="County Planning Boards"> <text>In Montgomery County, to the extent authorized by local law, the Montgomery County Planning Board may:</text> <level label="1"> <text>administer and enforce any adopted growth policy or forest conservation program; and</text> </level> <level label="2"> <text>provide staffing assistance on matters relating to the promotion of historic preservation.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-210" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="2" subtitle_name="County Planning Boards"> <text>The chair of the Montgomery County Planning Board may not engage in any other full–time employment while serving as chair.</text> </section> <section article="glu" article_name="Land Use" number="20-301" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="3" subtitle_name="Review of Public Projects"> <text>Subject to §§ 20–303 and 20–304 of this subtitle, a public board, public body, or public official may not conduct any of the following activities in the regional district unless the proposed location, character, grade, and extent of the activity is referred to and approved by the Commission:</text> <level label="1"> <text>acquiring or selling land;</text> </level> <level label="2"> <text>locating, constructing, or authorizing:</text> <level label="i"> <text>a road;</text> </level> <level label="ii"> <text>a park;</text> </level> <level label="iii"> <text>any other public way or ground;</text> </level> <level label="iv"> <text>a public building or structure, including a federal building or structure; or</text> </level> <level label="v"> <text>a publicly owned or privately owned public utility; or</text> </level> </level> <level label="3"> <text>changing the use of or widening, narrowing, extending, relocating, vacating, or abandoning any facility listed in item (2) of this section.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-302" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="3" subtitle_name="Review of Public Projects"> <level label="a"> <text>The Commission has exclusive jurisdiction over mandatory referrals made under this part from the United States or the State, or any unit of the United States or the State.</text> </level> <level label="b"> <text>A county planning board has exclusive jurisdiction over a mandatory referral under this part by the county planning board’s respective county government or any unit of the county government.</text> </level> <level label="c"> <text>The Montgomery County Planning Board has exclusive jurisdiction over a mandatory referral under this part by the county board of education, a municipal corporation or special taxing district, or a publicly owned or privately owned public utility.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-303" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="3" subtitle_name="Review of Public Projects"> <level label="a"> <text>If the Commission disapproves a referral submitted under § 20–301 of this subtitle, the Commission shall communicate the reasons for the disapproval to the entity that proposed the activity.</text> </level> <level label="b"> <text>Notwithstanding § 20–301 of this subtitle, the entity that proposed the activity may overrule the disapproval of the Commission and proceed with the activity as proposed.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-304" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="3" subtitle_name="Review of Public Projects"> <level label="a"> <text>In this section, “complete submission” means an explanatory narrative accompanied by engineering or architectural drawings that depict the proposed location, character, grade, and extent of the activity subject to a mandatory referral.</text> </level> <level label="b"> <text>Unless a longer period is granted by the submitting entity, an official referral to the Commission under this part is deemed approved if the Commission fails to act within 60 days after the date of a complete submission accepted by the Commission to adequately review the proposed location, character, grade, and extent of the activity.</text> </level> <level label="c"> <level label="1"> <text>Within 3 business days after receiving a submission or an amendment to a submission, the Commission shall notify the submitting entity that the submission is:</text> <level label="i"> <text>complete and accepted by the Commission; or</text> </level> <level label="ii"> <text>rejected as incomplete by the Commission.</text> </level> </level> <level label="2"> <text>At the same time that the Commission provides notice that a submission has been rejected as incomplete under paragraph (1)(ii) of this subsection, the Commission shall provide to the submitting entity an itemized list of the information required for the submission to be considered complete.</text> </level> </level> <level label="d"> <text>If a submitting entity submits an amendment to a submission that was rejected as incomplete, the Commission:</text> <level label="1"> <text>shall act on the amended submission within 60 days after receipt of the amendment; and</text> </level> <level label="2"> <text>within 3 business days after receipt of the amendment, shall notify the submitting entity of the completeness of the submission in accordance with subsection (c) of this section.</text> </level> </level> <level label="e"> <level label="1"> <text>If a submission is rejected as incomplete after the submitting entity has submitted amendments at least three times, the entity may notify the Commission that it is unable to provide additional information on the submission through reasonable means.</text> </level> <level label="2"> <text>On receipt of the notice from a submitting entity provided in accordance with paragraph (1) of this subsection, the Commission shall:</text> <level label="i"> <text>accept the submission as complete; and</text> </level> <level label="ii"> <text>act on the submission within 60 days.</text> </level> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-305" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="3" subtitle_name="Review of Public Projects"> <level label="a"> <text>After appropriate public hearings, the Commission shall adopt uniform standards of review to be followed in reviewing changes to property subject to review.</text> </level> <level label="b"> <level label="1"> <text>The Commission shall publish a notice of the adoption of the standards of review in a newspaper of general circulation that is published in each county.</text> </level> <level label="2"> <text>The notice shall:</text> <level label="i"> <text>include a summary of the purpose of the standards and the review process; and</text> </level> <level label="ii"> <text>identify a location and a phone number to contact for a complete copy of the standards of review.</text> </level> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-308" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="3" subtitle_name="Review of Public Projects"> <text>On the request of the board of trustees of Montgomery Community College, and in accordance with § 16–413 of the Education Article, the Commission may make recommendations to the board concerning real property sites appropriate for acquisition by the board that conform as far as practicable to development plans for land use in Montgomery County. </text> </section> <section article="glu" article_name="Land Use" number="20-401" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="4" subtitle_name="Road Grades"> <level label="a"> <text>The Commission may establish grades for all roads in the regional district.</text> </level> <level label="b"> <text>In Montgomery County, all road grades shall be established in accordance with local law.</text> </level> <level label="c"> <text>In Prince George’s County, the Department of Public Works and Transportation shall establish road grades.</text> </level> <level label="d"> <text>Permanent road grading may not occur until a road grade has been established by:</text> <level label="1"> <text>the Commission in Montgomery County; or</text> </level> <level label="2"> <text>the Department of Public Works and Transportation in Prince George’s County.</text> </level> </level> <level label="e"> <text>Unauthorized permanent road grading is a misdemeanor and is punishable under Title 27 of this article.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-501" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <text>This part applies only in the regional district.</text> </section> <section article="glu" article_name="Land Use" number="20-502" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <level label="a"> <level label="1"> <text>A person may not construct or alter structurally a building or other structure in the regional district without a building permit.</text> </level> <level label="2"> <text>A building permit shall conform to this division and any local law enacted by the appropriate district council.</text> </level> </level> <level label="b"> <text>A building permit may not be required for a building or structure to be used exclusively for agriculture on land used exclusively for agriculture.</text> </level> <level label="c"> <text>A local law enacted under this division may not require the Commission to approve a building permit.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-503" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <level label="a"> <text>By zoning law, a district council may provide for:</text> <level label="1"> <text>the issuance of use and occupancy permits; and</text> </level> <level label="2"> <text>a process to raise a zoning question before the preparation of all structural specifications of a building or structure that may be required for a complete building permit.</text> </level> </level> <level label="b"> <text>In Montgomery County, all building permit applications shall be referred to the Commission for review and recommendation as to zoning requirements.</text> </level> <level label="c"> <text>In Prince George’s County, the County Council, by local law, may provide for the referral of some or all building permit applications to the Commission for review and recommendation as to zoning requirements.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-504" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <level label="a"> <text>A permit to construct a building or structure in a subdivision may not be issued unless the road giving access to the lot where the building or structure is proposed to be located:</text> <level label="1"> <text>has the legal status of a public road or was dedicated to public use;</text> </level> <level label="2"> <text>corresponds in its exact location with a road shown on a subdivision plat approved by the Commission or with a master plan of transportation or plat adopted by the Commission; or</text> </level> <level label="3"> <text>is on a private right–of–way or easement approved as adequate by the county council in accordance with subsection (b) of this section.</text> </level> </level> <level label="b"> <text>By local law, the county council may:</text> <level label="1"> <text>adopt standards to assure that a private right–of–way or easement is adequate to provide access to a lot where a building is proposed to be located; and</text> </level> <level label="2"> <text>delegate to the executive branch or county planning board the authority to approve a private right–of–way or easement that is adequate under item (1) of this subsection.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-507" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <text>This part applies only in the portion of the regional district located in Montgomery County.</text> </section> <section article="glu" article_name="Land Use" number="20-508" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <text>A permit for the construction of a building or structure may be issued only if:</text> <level label="1"> <text>adequate plans are made for the disposal of waste, sewerage, and drainage from the building or structure; and</text> </level> <level label="2"> <text>the plans are presented to the building inspector that has jurisdiction.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-509" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <level label="a"> <text>Subject to subsections (b), (c), and (d) of this section, by local law, the legislative body of a municipal corporation or governed special taxing district may impose an additional or stricter building requirement than is required by a State, regional, or county unit that exercises zoning or planning authority over the municipal corporation or governed district if the authority is exercised in addition to the State, regional, or county zoning or planning authority.</text> </level> <level label="b"> <level label="1"> <text>Subject to paragraph (2) of this subsection, a building requirement adopted under this section:</text> <level label="i"> <text>shall be imposed for:</text> <level label="1"> <text>the protection of the public health, safety, and welfare; or</text> </level> <level label="2"> <text>the preservation, improvement, or protection of lands, water, and improvements in the municipal corporation or governed special taxing district;</text> </level> </level> <level label="ii"> <text>may regulate only the construction, repair, or remodeling of residential buildings with four or fewer dwelling units, including single–unit houses, duplexes, triplexes, quadplexes, cottage clusters, townhouses, and similar buildings, and their accessory structures, as it relates to:</text> <level label="1"> <text>fences, walls, hedges, and similar barriers;</text> </level> <level label="2"> <text>signs;</text> </level> <level label="3"> <text>residential parking;</text> </level> <level label="4"> <text>residential storage;</text> </level> <level label="5"> <text>the location of buildings and structures, including setback requirements;</text> </level> <level label="6"> <text>the dimensions of buildings and structures, including height, bulk, massing, and design; and</text> </level> <level label="7"> <text>lot coverage, including impervious surface; and</text> </level> </level> <level label="iii"> <text>shall apply without regard to housing type.</text> </level> </level> <level label="2"> <text>A building requirement adopted under this section for residential buildings with two to four dwelling units:</text> <level label="i"> <text>may not be more restrictive than a building requirement adopted under this section for a single–unit house; but</text> </level> <level label="ii"> <text>may be less restrictive than a building requirement adopted under this section for a single–unit house.</text> </level> </level> </level> <level label="c"> <text>Before adopting a local law under this section, a municipal corporation or governed special taxing district shall:</text> <level label="1"> <text>hold a public hearing; and</text> </level> <level label="2"> <text>at least 30 days before the public hearing, transmit a copy of the proposed local law to the county council.</text> </level> </level> <level label="d"> <text>A local law that a municipal corporation or governed special taxing district adopts under this section shall provide a procedure for a waiver from the strict application of the building requirements.</text> </level> <level label="e"> <text>By local law, a municipal corporation or governed special taxing district may enact an additional or stricter commercial sign regulation than is imposed by the State, the Commission, or the county.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-512" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <text>This part applies only in the portion of the regional district in Prince George’s County.</text> </section> <section article="glu" article_name="Land Use" number="20-513" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <level label="a"> <level label="1"> <level label="i"> <text>The County Council may provide for the issuance of permits for the construction, repair, or remodeling of buildings.</text> </level> <level label="ii"> <text>A person may not construct, repair, or remodel a building without obtaining a permit and paying a fee established by the County Council.</text> </level> </level> <level label="2"> <text>The County Council shall:</text> <level label="i"> <text>regulate uniformly the construction, improvement, and demolition of buildings;</text> </level> <level label="ii"> <text>regulate the size of bricks and thickness of walls that are used in houses to be built;</text> </level> <level label="iii"> <text>provide for the entry into and examination of all buildings, lots, yards, enclosures, boats, and vehicles in order to determine their condition for health, cleanliness, and safety;</text> </level> <level label="iv"> <level label="1"> <text>provide for the taking down and removal of buildings, walls, structures, or superstructures that are or may become dangerous; or</text> </level> <level label="2"> <text>require owners to move the buildings, walls, structures, or superstructures or put them in a safe and sound condition at their own expense;</text> </level> </level> <level label="v"> <text>regulate the building and maintenance of party walls, partitions, fences, parapet walls, fire walls, smoke flues, fireplaces, hot–air flues, boilers, kettles, smokestacks, and stove pipes;</text> </level> <level label="vi"> <text>regulate the storage of gasoline and other combustibles or explosives in any structure listed in item (v) of this paragraph;</text> </level> <level label="vii"> <text>regulate the safe construction, inspection, and repair of private and public buildings;</text> </level> <level label="viii"> <text>regulate, limit, or prohibit the construction of wooden or frame buildings and remove the buildings at the owner’s expense, when constructed or not removed;</text> </level> <level label="ix"> <text>regulate the height, construction, and inspection of new buildings;</text> </level> <level label="x"> <text>regulate the limits in which steps, porticoes, bay windows, or other structural ornaments may be added to houses fronting on a highway, street, avenue, lane, or alley;</text> </level> <level label="xi"> <text>regulate the materials used and the manner of installing electric wiring or piping or laying conduit in any building;</text> </level> <level label="xii"> <text>regulate the location, manner of installation, size, and area per lot of all advertising structures and restrict the projection of advertising structures over public property;</text> </level> <level label="xiii"> <text>adopt and enforce all necessary rules or regulations over public property; and</text> </level> <level label="xiv"> <text>impose fines and penalties for violations of rules or regulations adopted under this paragraph.</text> </level> </level> </level> <level label="b"> <level label="1"> <text>A local law is not valid or effective until it is adopted by the County Council at a regular meeting and recorded in the records of the County Council.</text> </level> <level label="2"> <text>Before adopting any local law under this section, the County Council shall publish notice of the date, place, and time, in a newspaper of general circulation in the part of the regional district affected by the local law, of the meeting of the County Council at which the local law is to be presented for adoption.</text> </level> <level label="3"> <text>The notice shall:</text> <level label="i"> <text>state that the meeting will include a hearing on the proposed local law at which all persons will be given an opportunity to express the person’s views on the proposed local law;</text> </level> <level label="ii"> <level label="1"> <text>briefly indicate the nature of the local law to be adopted, amended, or repealed; or</text> </level> <level label="2"> <text>if a complete and comprehensive building code is to be considered for adoption, provide a statement to that effect; and</text> </level> </level> <level label="iii"> <text>be published at least once each week for 2 consecutive weeks before the date of the meeting, but the County Council may provide for more extensive notification.</text> </level> </level> </level> <level label="c"> <level label="1"> <level label="i"> <text>After local laws are adopted, the County Council shall record the local laws in a book kept for that purpose in the office of the County Council.</text> </level> <level label="ii"> <text>When the local laws are recorded under this paragraph, all persons are deemed to have notice of the local laws and no actual notice need be proven.</text> </level> </level> <level label="2"> <level label="i"> <text>The County Council shall print a sufficient number of copies of the adopted and recorded local laws for general distribution.</text> </level> <level label="ii"> <text>If it is necessary to prove the existence of the local laws in any judicial proceeding, a printed copy is prima facie evidence of the existence.</text> </level> </level> </level> <level label="d"> <level label="1"> <text>The County Council may wholly or partly amend any local law adopted under this section.</text> </level> <level label="2"> <text>Amendments are valid and effective when recorded as provided in subsection (c) of this section.</text> </level> </level> <level label="e"> <text>The County Council may exempt a municipal corporation or special taxing district in the regional district from local laws adopted under this section if the County Council determines that the building regulations and enforcement in the municipal corporation or special taxing district are as adequate and equally effective as the local laws adopted by the County Council.</text> </level> <level label="f"> <level label="1"> <text>The County Council, in addition to the remedies provided for by this subtitle and Title 27 of this article, may provide for the enforcement of the local laws adopted under this section by applying to the Circuit Court for Prince George’s County for an injunction.</text> </level> <level label="2"> <text>A violation of the local laws is sufficient cause in itself for the issuance of an injunction when applied for, and no further cause need be alleged or shown.</text> </level> </level> <level label="g"> <level label="1"> <text>A building code adopted under this section shall be enforced by the officers designated in the county charter or county code.</text> </level> <level label="2"> <text>All fees and penalties are governed by the law applicable to a charter county.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-514" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <level label="a"> <text>The county board of education shall comply with all building regulations the County Council adopts for the regional district.</text> </level> <level label="b"> <text>The county board of education shall provide:</text> <level label="1"> <text>fire escapes for all school buildings in use before May 7, 1943, if the buildings are more than one story in height; and</text> </level> <level label="2"> <text>fire escapes for all buildings constructed on or after May 7, 1943.</text> </level> </level> <level label="c"> <text>If the county board of education does not comply with this title, the County Council may contract for the performance of the work and deduct costs incurred for the work from the amount allocated for the support of schools in the county.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-515" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <text>The county or a unit of the county responsible for issuing grading permits shall place conditions on a grading permit issued under Subtitle 4, Division 3 of the Prince George’s County Code (2007 Edition) if: </text> <level label="1"> <text>the permit involves at least 10 acres of land in the county portion of the regional district; and</text> </level> <level label="2"> <text>the county or the unit finds there is or would be an adverse effect, as a result of noise or traffic, on the safety, health, or welfare of the residents in the immediate area of the land that is the subject of the grading permit.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-516" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <text>When an administrative official issues a use and occupancy permit that under the applicable county zoning law allows entertainment to be held for an association, a club, a society, or another organization or the public, the official promptly shall transmit a copy of the permit or give other notice of the issuance of the permit to:</text> <level label="1"> <text>the Board of License Commissioners;</text> </level> <level label="2"> <text>the chief of police;</text> </level> <level label="3"> <text>the fire chief;</text> </level> <level label="4"> <text>the director of the Department of Environmental Resources; and</text> </level> <level label="5"> <text>if applicable, the municipal corporation in which the entertainment is to be held.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-519" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <level label="a"> <text>In this part the following words have the meanings indicated.</text> </level> <level label="b"> <text>“County unit” includes:</text> <level label="1"> <text>the Commission;</text> </level> <level label="2"> <text>the county Department of Environmental Resources;</text> </level> <level label="3"> <text>the county Department of Public Works and Transportation;</text> </level> <level label="4"> <text>the county fire/EMS department;</text> </level> <level label="5"> <text>the county health department; and</text> </level> <level label="6"> <text>the Washington Suburban Sanitary Commission.</text> </level> </level> <level label="c"> <text>“Development” has the meaning stated in § 1–101 of this article.</text> </level> <level label="d"> <text>“Development permit” means a building permit or other permit issued in writing, as required by local law, to authorize the start of construction activities to construct, alter, demolish, or relocate an existing structure.</text> </level> <level label="e"> <text>“Qualifying redevelopment project” means a development project to rehabilitate dilapidated real property through demolition, reconstruction, or reuse that qualifies for expedited development permit review under this part.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-520" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <text>This part applies only in Prince George’s County.</text> </section> <section article="glu" article_name="Land Use" number="20-521" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <text>The purpose of this part is to encourage environmentally responsible urban renewal and revitalization through expedited review of development permits required for qualifying redevelopment projects.</text> </section> <section article="glu" article_name="Land Use" number="20-522" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <level label="a"> <text>Except as provided in subsections (b) and (c) of this section, within 90 days after receiving an application for a development permit for a qualifying redevelopment project, the county shall:</text> <level label="1"> <text>approve or disapprove the application; and</text> </level> <level label="2"> <text>notify the applicant of the approval or disapproval in writing.</text> </level> </level> <level label="b"> <text>The county shall have an additional 60 days to comply with subsection (a) of this section if:</text> <level label="1"> <level label="i"> <text>a county unit involved in the review of the application determines that the extension is necessary to complete the review based on:</text> <level label="1"> <text>the nature or complexity of the application; or</text> </level> <level label="2"> <text>unresolved issues related to the application; and</text> </level> </level> <level label="ii"> <text>the county unit notifies the applicant about the extension in writing; or</text> </level> </level> <level label="2"> <level label="i"> <text>the applicant modifies the application for any reason, including for the purpose of responding to a request from a county unit that is involved in the review of the application; and</text> </level> <level label="ii"> <text>the modification is made during the original 90–day period under subsection (a) of this section.</text> </level> </level> </level> <level label="c"> <text>In addition to the 60–day extension provided under subsection (b) of this section, the county shall have an additional 30 days to comply with subsection (a) of this section if:</text> <level label="1"> <text>the applicant modifies the application for any reason, including for the purpose of responding to a request from a county unit that is involved in the review of the application; and</text> </level> <level label="2"> <text>the modification is made during the 60–day extension under subsection (b) of this section.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-523" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <text>A qualifying redevelopment project shall incorporate environmentally responsible design elements that promote:</text> <level label="1"> <text>water conservation by using practices, techniques, and technologies that:</text> <level label="i"> <text>reduce the consumption, loss, or waste of water;</text> </level> <level label="ii"> <text>improve efficiency in the use of water; or</text> </level> <level label="iii"> <text>make more efficient use of the water treatment infrastructure;</text> </level> </level> <level label="2"> <text>energy efficiency by using practices, techniques, and technologies that reduce and minimize the consumption, loss, or waste of energy; and</text> </level> <level label="3"> <text>the use of recycled or recyclable building materials.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-526" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="5" subtitle_name="Building Codes and Permits"> <level label="a"> <level label="1"> <text>In Montgomery County, it is a misdemeanor to:</text> <level label="i"> <text>construct, alter structurally, or use any building, structure, or land in violation of this title, a local law adopted under this title, or a decision made under this title; or</text> </level> <level label="ii"> <text>willfully issue a building, use, or occupancy permit in violation of this title, a local law adopted under this title, or a decision made under this title.</text> </level> </level> <level label="2"> <text>The County Council of Montgomery County or the prosecuting official of the county may prosecute any violation under this subsection.</text> </level> </level> <level label="b"> <level label="1"> <text>In Prince George’s County, it is a misdemeanor to:</text> <level label="i"> <text>construct, alter structurally, or use any building or other structure in violation of the building code of Prince George’s County;</text> </level> <level label="ii"> <text>use land in violation of this title, a local law adopted under this title, a decision made under this title, or a zoning text amendment adopted under this title; or</text> </level> <level label="iii"> <text>willfully issue any permit, including a building, use, or occupancy permit, in violation of the building code of Prince George’s County, this title, a local law adopted under this title, a decision made under this title, or a zoning text amendment adopted under this title.</text> </level> </level> <level label="2"> <text>The county attorney or the State’s Attorney may prosecute any violation under this subsection.</text> </level> </level> <level label="c"> <level label="1"> <text>In addition to all other remedies provided by law, the governing body of Montgomery County or Prince George’s County may provide by local law for the imposition of civil monetary fines or penalties for a violation of:</text> <level label="i"> <text>this title;</text> </level> <level label="ii"> <text>a local law adopted under this title;</text> </level> <level label="iii"> <text>a decision made under this title; or</text> </level> <level label="iv"> <text>a zoning text amendment adopted under this title.</text> </level> </level> <level label="2"> <text>The governing body may provide for the enforcement of the local law:</text> <level label="i"> <text>as provided in Title 11, Subtitle 2 of this article, and not subject to an appeal to the board of appeals; or</text> </level> <level label="ii"> <text>by a hearing by an official or unit of the county, subject to an appeal from the hearing to the board of appeals.</text> </level> </level> <level label="3"> <text>The governing body may provide for the county attorney to prosecute violations for which civil monetary fines or penalties are imposed.</text> </level> </level> <level label="d"> <level label="1"> <text>In addition to all other remedies provided by law, the governing body of Montgomery County or Prince George’s County, public officials of any municipal corporation or political subdivision in the regional district, or any neighboring property owner or occupant may institute a civil action to prevent unlawful construction, alteration, or use of a building or land.</text> </level> <level label="2"> <text>In an action under paragraph (1) of this subsection, any court of competent jurisdiction has jurisdiction to issue restraining orders, temporary or permanent injunctions, mandamus, or other appropriate forms of remedy or relief.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-601" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="6" subtitle_name="Prince George's County -- Annexation"> <text>This subtitle applies only in Prince George’s County. </text> </section> <section article="glu" article_name="Land Use" number="20-602" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="6" subtitle_name="Prince George's County -- Annexation"> <text>Subject to this subtitle and any local law adopted by the County Council under this subtitle, any area in the county within an election district that abuts territory within the regional district may be annexed to the boundaries of the regional district. </text> </section> <section article="glu" article_name="Land Use" number="20-603" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="6" subtitle_name="Prince George's County -- Annexation"> <level label="a"> <level label="1"> <text>A proposal for annexation of an area to the regional district shall be initiated by a written petition.</text> </level> <level label="2"> <text>The written petition shall be signed by:</text> <level label="i"> <text>at least 25% of the residents of the area to be annexed who are registered as voters in county elections; and</text> </level> <level label="ii"> <text>owners of at least 25% of the assessed valuation of the real property located in the area to be annexed.</text> </level> </level> </level> <level label="b"> <text>If a written petition for annexation is submitted to the County Council, the chair of the County Council shall verify:</text> <level label="1"> <text>the signatures on the written petition; and</text> </level> <level label="2"> <text>that the petition meets the requirements of subsection (a)(2) of this section.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-604" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="6" subtitle_name="Prince George's County -- Annexation"> <level label="a"> <text>On verifying that the requirements of § 20–603 of this subtitle have been complied with, the chair of the County Council shall promptly cause a local law to be introduced that proposes the change of boundaries that the petition requests.</text> </level> <level label="b"> <text>The local law shall:</text> <level label="1"> <text>describe by clearly ascertained boundary lines, by landmarks, and by other well–known terms consistent with the description of other areas included in the regional district, the exact area proposed to be included in the change; and</text> </level> <level label="2"> <text>include a brief and accurate description of the conditions and circumstances applicable to the change of boundaries the petition requests.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-605" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="6" subtitle_name="Prince George's County -- Annexation"> <level label="a"> <level label="1"> <text>The County Council shall give public notice of a hearing on the local law introduced under § 20–604 of this subtitle.</text> </level> <level label="2"> <text>The notice required under this subsection shall be published at least four times at not less than weekly intervals in a newspaper of general circulation in the area proposed to be annexed.</text> </level> <level label="3"> <text>The notice required under this subsection shall include:</text> <level label="i"> <text>a brief and accurate description of the change in boundaries proposed in the local law and the conditions and circumstances applicable to the change in boundaries; and</text> </level> <level label="ii"> <text>the time and place where the public hearing on the proposed local law will be held.</text> </level> </level> </level> <level label="b"> <text>The hearing shall:</text> <level label="1"> <text>commence not less than 7 days after the fourth publication of the required notice of the hearing; and</text> </level> <level label="2"> <text>be held at the location identified in the notice.</text> </level> </level> <level label="c"> <text>After the required notice and hearing on the local law, a majority of the County Council may adopt the local law.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-606" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="6" subtitle_name="Prince George's County -- Annexation"> <level label="a"> <text>After the public hearing on the local law, the County Council may enact the local law in accordance with the usual requirements and practices applicable to legislative enactments of the County Council.</text> </level> <level label="b"> <text>The local law may not become effective until at least 45 days following its final enactment.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-607" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="6" subtitle_name="Prince George's County -- Annexation"> <level label="a"> <text>A written petition for a referendum on the local law may be filed during the 45 days following the final enactment of the local law.</text> </level> <level label="b"> <text>A petition filed under this section must be signed by:</text> <level label="1"> <text>at least 20% of the residents of the area to be annexed under the local law; and</text> </level> <level label="2"> <text>owners of at least 20% of the assessed valuation of the real property located in the area to be annexed.</text> </level> </level> <level label="c"> <text>The signers of a petition filed under this section must be:</text> <level label="1"> <text>registered as voters in county elections; or</text> </level> <level label="2"> <text>if there are fewer than 20 individuals living in the area proposed to be annexed who are eligible to sign a petition under this subsection, any person owning real property in the area proposed to be annexed.</text> </level> </level> <level label="d"> <text>When a written petition for referendum on a local law is submitted to the chair of the County Council, the chair shall verify:</text> <level label="1"> <text>the signatures on the written petition; and</text> </level> <level label="2"> <text>that the petition meets the requirements of this section.</text> </level> </level> <level label="e"> <text>On verifying that the requirements of this section have been met, the chair of the County Council shall suspend the effectiveness of the local law contingent on the results of the referendum.</text> </level> <level label="f"> <level label="1"> <text>The chair of the County Council shall set a date for the referendum on the local law and publish notice of the referendum on the local law.</text> </level> <level label="2"> <text>The date of the referendum on the local law shall be between 15 and 90 days after the published notice of the referendum.</text> </level> <level label="3"> <text>The notice of the referendum on the local law shall:</text> <level label="i"> <text>be published twice at not less than weekly intervals in a newspaper of general circulation in the area to be annexed; and</text> </level> <level label="ii"> <text>specify the time and place at which the referendum will be held.</text> </level> </level> <level label="4"> <text>The place where the referendum is held shall be within the area to be annexed under the local law.</text> </level> </level> <level label="g"> <level label="1"> <text>On the date and at the place specified, the local law proposing to annex an area to the regional district shall be submitted to a referendum election of the qualified voters who reside in the area to be annexed and who are registered as voters in county elections.</text> </level> <level label="2"> <text>If there are fewer than 20 individuals living in the area proposed to be annexed who are eligible to participate in a referendum election, any person owning real property in the area proposed to be annexed may participate in the referendum election.</text> </level> <level label="3"> <text>The ballots or voting machines for the referendum election shall contain a summary of the local law with suitable provisions for the voter to indicate a choice for or against it.</text> </level> </level> <level label="h"> <text>If a majority of the persons voting on the local law in the referendum vote in favor of the local law, the local law shall become effective on the 14th day following the referendum.</text> </level> <level label="i"> <text>The County Council may enact local laws or adopt regulations that provide for conducting a referendum held under this section and tabulating the results of the referendum.</text> </level> <level label="j"> <text>The county shall pay in full for the expenses of a referendum held under this section.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-701" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="7" subtitle_name="Municipal Planning and Zoning Authority"> <text>In this part, “prior established municipal corporation”:</text> <level label="1"> <text>means a municipal corporation subject to Article XI–E of the Maryland Constitution that includes land added to the regional district under Chapter 596 of the Acts of the General Assembly of 1957; and</text> </level> <level label="2"> <text>includes:</text> <level label="i"> <text>Barnesville;</text> </level> <level label="ii"> <text>Brookeville;</text> </level> <level label="iii"> <text>Gaithersburg;</text> </level> <level label="iv"> <text>Laytonsville;</text> </level> <level label="v"> <text>Rockville;</text> </level> <level label="vi"> <text>Poolesville; and</text> </level> <level label="vii"> <text>Washington Grove.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-702" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="7" subtitle_name="Municipal Planning and Zoning Authority"> <text>This part applies only in Montgomery County. </text> </section> <section article="glu" article_name="Land Use" number="20-703" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="7" subtitle_name="Municipal Planning and Zoning Authority"> <level label="a"> <text>Except as provided by agreement under § 20–704 of this subtitle, the Commission, county planning board, and district council may not exercise any planning or zoning power in any prior established municipal corporation in the county.</text> </level> <level label="b"> <text>Except as otherwise provided in this part:</text> <level label="1"> <text>the county may not impose the administrative tax provided for under § 18–307 of this article in a prior established municipal corporation;</text> </level> <level label="2"> <text>any local law adopted by the Commission, county planning board, or district council does not apply to a prior established municipal corporation; and</text> </level> <level label="3"> <text>§§ 20–401 and 20–502 through 20–504 of this title and Title 22, Subtitle 1 and §§ 22–308, 23–102, 23–103, 23–301, and 23–302 of this article do not apply to a prior established municipal corporation.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="20-704" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="7" subtitle_name="Municipal Planning and Zoning Authority"> <level label="a"> <text>The Commission or the county planning board may enter into an agreement with a prior established municipal corporation that allows the Commission or the county planning board to exercise planning and zoning powers in the municipal corporation.</text> </level> <level label="b"> <text>On execution of an agreement authorized under this section, the following shall apply to a prior established municipal corporation that enters an agreement with the Commission or the county planning board:</text> <level label="1"> <text>all local laws and official acts of the Commission or the county planning board and the district council that are in effect in the regional district within the county;</text> </level> <level label="2"> <text>all provisions of this title; and</text> </level> <level label="3"> <text>the administrative tax provided for in § 18–307 of this article.</text> </level> </level> <level label="c"> <level label="1"> <text>An agreement under this section may authorize the governing body of the prior established municipal corporation to act as the district council for the municipal corporation.</text> </level> <level label="2"> <text>If the governing body of the municipal corporation is authorized to act as the district council for the municipal corporation, the governing body shall exercise all the power granted to the district council by this title within the municipal corporation.</text> </level> </level> <level label="d"> <text>An agreement under this section between a municipal corporation and the Commission or county planning board shall remain in effect as written unless revoked or amended by mutual action of the parties to the agreement.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-705" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="7" subtitle_name="Municipal Planning and Zoning Authority"> <level label="a"> <text>The Commission or the county planning board may submit recommendations to any prior established municipal corporation regarding any planning or zoning action under consideration by the municipal corporation.</text> </level> <level label="b"> <text>The prior established municipal corporation shall incorporate the recommendation of the Commission or the county planning board as a part of the record of the planning or zoning action.</text> </level> </section> <section article="glu" article_name="Land Use" number="20-706" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="7" subtitle_name="Municipal Planning and Zoning Authority"> <text>A municipal corporation in the regional district that is not a prior established municipal corporation in the county may not exercise any planning, zoning, or subdivision power unless expressly authorized in this division.</text> </section> <section article="glu" article_name="Land Use" number="20-709" title_number="20" title_name="Maryland-Washington Regional District" subtitle_number="7" subtitle_name="Municipal Planning and Zoning Authority"> <text>A municipal corporation in Prince George’s County that is in the regional district may not exercise any powers relating to planning, subdivision control, or zoning not granted to the municipal corporation by the district council under § 25