<section article="glu" article_name="Land Use" number="22-101" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>The County Council of Montgomery County is the district council for that portion of the regional district located in Montgomery County.</text> </level> <level label="b"> <text>The County Council of Prince George’s County is the district council for that portion of the regional district located in Prince George’s County.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-102" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <text>Sitting together as a joint body, the district council for Montgomery County and the district council for Prince George’s County are the bi–county district council for the regional district as a whole.</text> </section> <section article="glu" article_name="Land Use" number="22-103" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <text>The bi–county district council may not adopt a local law except by affirmative vote of:</text> <level label="1"> <text>a majority of the membership of the Montgomery County district council; and</text> </level> <level label="2"> <text>a majority of the membership of the Prince George’s County district council.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-104" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>The Montgomery County district council or the Prince George’s County district council, in accordance with the requirements of this division as to the portion of the regional district located in the respective county, may:</text> <level label="1"> <text>by local law adopt and amend the text of the zoning law for that county; and</text> </level> <level label="2"> <text>by local law adopt and amend any map accompanying the text of the zoning law for that county.</text> </level> </level> <level label="b"> <text>The local law may regulate:</text> <level label="1"> <level label="i"> <text>the location, height, bulk, and size of each building or other structure, and any unit in the building or structure;</text> </level> <level label="ii"> <text>building lines;</text> </level> <level label="iii"> <text>minimum frontage;</text> </level> <level label="iv"> <text>the depth and area of each lot; and</text> </level> <level label="v"> <text>the percentage of a lot that may be occupied;</text> </level> </level> <level label="2"> <text>the size of lots, yards, courts, and other open spaces;</text> </level> <level label="3"> <text>the construction of temporary stands and structures;</text> </level> <level label="4"> <text>the density and distribution of population;</text> </level> <level label="5"> <text>the location and uses of buildings and structures and any units in those buildings and structures for:</text> <level label="i"> <text>trade;</text> </level> <level label="ii"> <text>industry;</text> </level> <level label="iii"> <text>residential purposes;</text> </level> <level label="iv"> <text>recreation;</text> </level> <level label="v"> <text>agriculture;</text> </level> <level label="vi"> <text>public activities; and</text> </level> <level label="vii"> <text>other purposes; and</text> </level> </level> <level label="6"> <text>the uses of land, including surface, subsurface, and air rights for the land, for building or for any of the purposes described in item (5) of this subsection.</text> </level> </level> <level label="c"> <text>The exercise of authority by a district council under this section is limited by §§ 17–402 and 25–211 of this article.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-105" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>A district council may establish a program for the transfer of development rights.</text> </level> <level label="b"> <text>The district council for Prince George’s County may by local law create a program for the purchase of development rights under Title 25, Subtitle 6 of this article.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-106" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>This section applies to property of:</text> <level label="1"> <text>a landowner;</text> </level> <level label="2"> <text>the holder of an easement or right in the land of the landowner; and</text> </level> <level label="3"> <text>the tenant of the landowner or of the holder of the easement or right in the land.</text> </level> </level> <level label="b"> <text>A district council may not prohibit the use of land subject to this section for:</text> <level label="1"> <text>farming or other agricultural uses; or</text> </level> <level label="2"> <text>in Prince George’s County, storage of natural or artificial gas at more than 500 feet below ground level.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-107" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <level label="1"> <text>This section applies only in Montgomery County.</text> </level> <level label="2"> <text>The requirements of this section do not apply to an application for a zoning map amendment filed by the district council or by the Commission.</text> </level> </level> <level label="b"> <level label="1"> <text>Subject to paragraph (2) of this subsection, the district council for Montgomery County may not receive an application for a zoning map amendment on land that was:</text> <level label="i"> <text>the subject of a prior application for a zoning map amendment filed after June 1, 1965; and</text> </level> <level label="ii"> <text>for the same zoning classification on which there was a decision on the merits.</text> </level> </level> <level label="2"> <text>An application may be refiled after 36 months have elapsed since the filing of the application for the prior zoning map amendment that was decided on the merits.</text> </level> </level> <level label="c"> <level label="1"> <text>In this subsection, “substantial interest” includes an individual or corporate interest of 5% or more of the full cash value of property that is subject to an application for a zoning map amendment under this section, excluding all mortgages, deeds of trust, liens, and encumbrances on the property.</text> </level> <level label="2"> <text>An application for a zoning map amendment shall include the name of:</text> <level label="i"> <text>each person that has a substantial interest in the property that is the subject of the application;</text> </level> <level label="ii"> <text>each contract purchaser; and</text> </level> <level label="iii"> <text>each person holding a mortgage, deed of trust, or option to purchase the property.</text> </level> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-108" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>The purposes of this section are to:</text> <level label="1"> <text>protect the historical, archaeological, architectural, or cultural heritage areas in Montgomery County and Prince George’s County that comprise the regional district; and</text> </level> <level label="2"> <text>preserve and enhance the quality of life in the community.</text> </level> </level> <level label="b"> <text>In addition to the power to regulate planning, zoning, or subdivision, a district council may adopt local laws to protect, preserve, and enhance, as designated on the adopted and approved general plan:</text> <level label="1"> <text>sites;</text> </level> <level label="2"> <text>structures and their appurtenances and environmental settings; and</text> </level> <level label="3"> <text>districts of historical, archaeological, architectural, or cultural value.</text> </level> </level> <level label="c"> <level label="1"> <text>The enactment and application of a local law under this section shall be:</text> <level label="i"> <text>reasonable and appropriate to the purpose of this subtitle; and</text> </level> <level label="ii"> <text>limited to the protection, preservation, and enhancement of the exterior of the site, structure, or district.</text> </level> </level> <level label="2"> <text>If the enactment or application of a local law by the district council effects a taking of private property, the district council shall make provision for just compensation.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-111" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>This section does not authorize the validation, ratification, or legalization of any violation of law or regulation in effect at the time of the action by the district council under this section.</text> </level> <level label="b"> <text>In accordance with its zoning laws, the district council may provide for the grant of power to the Board of Appeals of Prince George’s County on appeal to allow:</text> <level label="1"> <text>an extension of a lawful nonconforming use throughout all or a part of a building in which the nonconforming use lawfully exists;</text> </level> <level label="2"> <text>the restoration or reconstruction of an existing lawful nonconforming use if by fire or other calamity the use has been destroyed to the extent of not more than 75% of the reconstruction value of the building in which the lawful nonconforming use was carried on; or</text> </level> <level label="3"> <text>an extension of an existing lawful nonconforming use on the same lot as the lot existed as a single lot under single ownership when enactment of the zoning law made the then existing use on the lot nonconforming.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-112" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>This section applies to any official or body authorized to issue a license or permit.</text> </level> <level label="b"> <level label="1"> <text>In this subsection, “residential zone” means any area in the regional district that is designated on a zoning map as residential.</text> </level> <level label="2"> <text>Except as provided in paragraph (3) of this subsection, an official or body may not issue a license or permit for a commercial or industrial purpose or to conduct any commercial or industrial enterprise or business in a residential zone.</text> </level> <level label="3"> <text>Paragraph (2) of this subsection does not apply if the purpose, enterprise, or business is allowed by an applicable zoning law under allowed uses or special exceptions granted by a board of appeals.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-113" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <text>A person may continue, and appropriate licenses may be issued to the person for, a lawful nonconforming use existing on the effective date of the respective zoning laws in the metropolitan district.</text> </section> <section article="glu" article_name="Land Use" number="22-114" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <text>A lawful nonconforming use that existed on the effective date of a zoning law enacted by Montgomery County or Prince George’s County under this title in that portion of the regional district in the applicable county that is outside the metropolitan district may be continued and appropriate licenses may be issued.</text> </section> <section article="glu" article_name="Land Use" number="22-115" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <text>To carry out §§ 22–112 through 22–114 of this subtitle, the Commission shall supply a copy of any map that shows the residential, commercial, industrial, and other zones or districts in the regional district to each:</text> <level label="1"> <text>clerk;</text> </level> <level label="2"> <text>administrative official;</text> </level> <level label="3"> <text>licensing body; and</text> </level> <level label="4"> <text>any other official or body authorized to issue a license or permit.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-116" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>A license or permit issued in violation of any provision of §§ 22–112 through 22–115 of this subtitle is invalid.</text> </level> <level label="b"> <text>An official or person who issues a license or permit in violation of any provision of §§ 22–112 through 22–115 of this subtitle is guilty of a misdemeanor and subject to the penalty provided in Title 27 of this article.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-119" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <level label="1"> <text>Except as provided in paragraphs (2) and (3) of this subsection, within the regional district, the zoning powers vested by Division I of this article in a municipal corporation or the council of a municipal corporation within the regional district shall be construed to be vested exclusively in the appropriate district council.</text> </level> <level label="2"> <text>A municipal corporation in Prince George’s County has concurrent jurisdiction with Prince George’s County to enforce zoning laws in the boundaries of the municipal corporation.</text> </level> <level label="3"> <text>The power to enforce zoning laws for the City of Takoma Park and the Town of Kensington is as provided in §§ 24–201 and 24–202 of this article, respectively.</text> </level> </level> <level label="b"> <text>Before exercising the authority granted by this section, a municipal corporation in Prince George’s County shall enter into a written agreement with the district council concerning:</text> <level label="1"> <text>the method by which the county will be advised of citations issued by a municipal inspector;</text> </level> <level label="2"> <text>the responsibility of the municipal corporation or the county to prosecute violations cited by the municipal corporation;</text> </level> <level label="3"> <text>the disposition of fines imposed for violations cited by the municipal corporation;</text> </level> <level label="4"> <text>the resolution of disagreements between the municipal corporation and the county about the interpretation of zoning laws; and</text> </level> <level label="5"> <text>any other matter that the district council considers necessary for the proper exercise of the authority granted by this section.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-120" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <text>Within the regional district, any power granted to a planning commission or board of appeals under Division I of this article shall be construed as vested exclusively in and may be exercised only by:</text> <level label="1"> <text>the Commission; or</text> </level> <level label="2"> <text>the board of appeals created or authorized by this title.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-123" title_number="22" title_name="Zoning" subtitle_number="1" subtitle_name="General Provisions"> <text>Other than a provision applicable to Montgomery County, Prince George’s County, or all charter counties under Title 1, Subtitle 4 of this article, any provision of Division I of this article that is in conflict with this title does not apply in the regional district.</text> </section> <section article="glu" article_name="Land Use" number="22-201" title_number="22" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>A district council may divide the portion of the regional district located within its county into districts and zones of any number, shape, or area it may determine.</text> </level> <level label="b"> <level label="1"> <text>Within the districts and zones, the district council may regulate the construction, alteration, and uses of buildings and structures and the uses of land, including surface, subsurface, and air rights.</text> </level> <level label="2"> <level label="i"> <text>Zoning laws shall be uniform for each class or kind of development throughout a district or zone.</text> </level> <level label="ii"> <text>The zoning laws in one district or zone may differ from those in other districts or zones.</text> </level> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-202" title_number="22" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>This section applies to any zoning law that imposes a more restrictive height limitation, lesser percentage of lot occupancy, wider or larger courts, deeper yards, or other more restrictive limitations than those provided by State, county, municipal, or other local regulations.</text> </level> <level label="b"> <text>A zoning law described in subsection (a) of this section shall prevail in the area where it is imposed over the limitations provided by State, county, municipal, or other local regulations.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-203" title_number="22" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <text>A municipal corporation in Prince George’s County shall have concurrent authority in its boundaries with the county department responsible for issuing permits, to seek compliance with zoning requirements to the extent that the requirements pertain to signs.</text> </section> <section article="glu" article_name="Land Use" number="22-206" title_number="22" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>A district council may amend its zoning laws, including any maps:</text> <level label="1"> <text>in accordance with procedures established in its zoning laws; and</text> </level> <level label="2"> <text>after holding an advertised public hearing.</text> </level> </level> <level label="b"> <text>The procedures and zoning laws may include:</text> <level label="1"> <text>procedures limiting the times when amendments may be adopted;</text> </level> <level label="2"> <text>provisions for hearings and preliminary determinations by an examiner, a board, or any other unit;</text> </level> <level label="3"> <text>procedures for quorums, number of votes required to enact amendments, and variations or increases based on factors such as master plans, recommendations of the hearing examiner, county planning board, municipal corporation, governed special taxing district, or other body, and petitions of abutting property owners, and the evidentiary value that may be accorded to any of these factors; and</text> </level> <level label="4"> <text>procedures for hearings, notice, costs, fees, amendment of applications, recordings, reverter, lapse, and reconsideration de novo of undeveloped zoning amendments.</text> </level> </level> <level label="c"> <level label="1"> <text>In Prince George’s County, the district council may provide for notice of the public hearing on a proposed amendment to its zoning plan or zoning laws to be given to the owners of properties, as they appear on the assessment rolls of the county, adjoining, across the road from, on the same block as, or in the general vicinity of the property that is the subject of the proposed amendment.</text> </level> <level label="2"> <text>A zoning law adopted under this subsection may require notice to be given by mail or by posting the notice on or in the vicinity of the property involved in the proposed amendment or both.</text> </level> </level> <level label="d"> <text>In Prince George’s County, the zoning hearing examiner shall issue a decision on a zoning matter not more than 100 days after the date of the last hearing held by the hearing examiner.</text> </level> <level label="e"> <text>In a year in which a district council is elected, the district council may not amend a zoning law from November 1 and until the newly elected district council has taken office.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-207" title_number="22" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>Before a district council may amend the zoning law by changing the zoning classification of property in a municipal corporation or governed special taxing district, the district council shall refer the application for the change to the governing body of the municipal corporation or governed district for its recommendation.</text> </level> <level label="b"> <text>The governing body of the municipal corporation or governed special taxing district has 60 days to make its recommendation.</text> </level> <level label="c"> <text>A two–thirds majority of all the members of the district council is required before the district council may change the zoning classification of property in a municipal corporation or governed special taxing district contrary to the recommendation of the municipal corporation or governed district.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-208" title_number="22" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>Before a map amendment is approved, it shall be submitted to the appropriate county planning board and to the governing body of the municipal corporation or governed special taxing district where the land is located for a recommendation as to approval, disapproval, or approval with conditions.</text> </level> <level label="b"> <text>A district council may provide by local law procedures for the county planning board and a municipal corporation or governed special taxing district to follow in considering zoning map amendments to the extent that these provisions do not conflict with this division.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-209" title_number="22" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>This section applies to applications filed for amendments to zoning classifications in Montgomery County.</text> </level> <level label="b"> <text>Except as provided in subsection (c) of this section, an application shall be granted only by the affirmative vote of at least five members of the district council.</text> </level> <level label="c"> <level label="1"> <text>Except as provided in paragraph (2) of this subsection, an application that seeks a zoning classification not shown as appropriate or suitable in the text or on the land use map of a master plan that the district council has approved under § 21–107 of this article may be granted only by the affirmative vote of eight members of the district council.</text> </level> <level label="2"> <text>If the Commission recommends approval of the application for reclassification or if the application is for a zoning classification created after the district council approves the master plan, the affirmative vote of six members of the district council is required to grant the application.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-210" title_number="22" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>This section applies only in Prince George’s County.</text> </level> <level label="b"> <text>The district council shall require a two–thirds vote of all members of the district council to approve a zoning map amendment if the zoning map amendment is contrary to an approved master plan.</text> </level> <level label="c"> <text>The district council shall require a two–thirds vote of all members of the district council to approve a zoning map amendment or a special exception if the zoning map amendment or special exception is contrary to the recommendation of a municipal corporation that has any portion of the land subject to the zoning map amendment or special exception in its boundaries.</text> </level> <level label="d"> <text>The district council shall require a two–thirds vote of all members of the district council and a four–fifths vote of all members of the county planning board to approve an optional parking plan if the optional parking plan is contrary to the recommendation of a municipal corporation that has any portion of the land subject to the optional parking plan in its boundaries.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-213" title_number="22" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <text>This part applies only in Prince George’s County.</text> </section> <section article="glu" article_name="Land Use" number="22-214" title_number="22" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>In approving any zoning map amendment, the district council may consider and adopt any reasonable requirements, safeguards, and conditions that:</text> <level label="1"> <text>may be necessary to protect surrounding properties from adverse effects that might accrue from the zoning map amendment; or</text> </level> <level label="2"> <text>would further enhance the coordinated, harmonious, and systematic development of the regional district.</text> </level> </level> <level label="b"> <level label="1"> <text>A statement of any condition provided under subsection (a) of this section shall be included in the resolution granting the amendment.</text> </level> <level label="2"> <text>The conditions shall remain in effect for so long as the property remains zoned in accordance with the resolution and the applicable zoning classification requested.</text> </level> <level label="3"> <text>A building permit, use permit, or subdivision plat may not be issued or approved for the property except in accordance with conditions set forth in the resolution.</text> </level> </level> <level label="c"> <level label="1"> <text>An applicant has 90 days from the date of approval to accept or reject the land use classification conditionally approved.</text> </level> <level label="2"> <text>If the applicant expressly rejects the amendment as conditionally approved within the 90–day period, the zoning classification shall revert to its prior status.</text> </level> </level> <level label="d"> <text>Notwithstanding any other provision of this section, the district council may not impose any requirement, safeguard, or condition that would require the dedication of land for public use except for roads and easements.</text> </level> <level label="e"> <text>The district council may adopt local laws necessary to provide adequate notice, public hearings, and enforcement procedures for the implementation of this section.</text> </level> <level label="f"> <text>If any resolution, or any part or condition of any resolution, passed by the district council in accordance with this section is declared invalid by any court of competent jurisdiction:</text> <level label="1"> <text>the zoning category applicable to the property rezoned by the resolution shall revert to the category applicable before the passage of the resolution; and</text> </level> <level label="2"> <text>the resolution shall be null and void and of no effect.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-215" title_number="22" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <level label="1"> <text>An authorized reporter shall make a record of all hearings on petitions for zoning map amendments.</text> </level> <level label="2"> <text>The record may not be destroyed until the time for appeal or rehearing on any petition for zoning map amendments has expired.</text> </level> </level> <level label="b"> <level label="1"> <text>A person making an application for a zoning map amendment shall pay an additional filing fee of $5 at the time of paying the advertising costs.</text> </level> <level label="2"> <text>A person appealing a decision of the district council or requesting that a transcript be transcribed shall pay to the county the estimated cost of transcription of the record.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-216" title_number="22" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>In this section, “custodian” means the custodian of the records of a zoning map amendment case in the county.</text> </level> <level label="b"> <level label="1"> <text>Before the Commission sends a zoning map amendment case to the district council, the Commission is the custodian.</text> </level> <level label="2"> <text>After the Commission sends a zoning map amendment case to the district council, the district council is the custodian.</text> </level> </level> <level label="c"> <text>Correspondence or documents submitted to a custodian shall be received in a record only in accordance with any applicable statute, local law, rule of evidence, or case law.</text> </level> <level label="d"> <level label="1"> <text>Except as provided in paragraph (2) of this subsection, each application for a zoning map amendment and all official correspondence and records relating to the application, prepared or received in a record by the custodian, shall be made available to the public during the custodian’s regular business hours.</text> </level> <level label="2"> <level label="i"> <text>Subject to subparagraph (ii) of this paragraph, the custodian may publish rules to prevent any access provided under paragraph (1) of this subsection from unreasonably disrupting the custodian’s official business.</text> </level> <level label="ii"> <text>Copies of technical staff reports shall be available for the public at the office of the custodian under all circumstances.</text> </level> </level> </level> <level label="e"> <text>An individual who personally appears at the office of the custodian may obtain, without charge, a copy of a public document if the document:</text> <level label="1"> <text>is of letter or legal size; and</text> </level> <level label="2"> <text>pertains to a specific zoning case, including zoning applications and justification statements.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-301" title_number="22" title_name="Zoning" subtitle_number="3" subtitle_name="Board of Appeals"> <level label="a"> <level label="1"> <text>A district council may adopt zoning laws that authorize the board of appeals, the district council, or an administrative office or agency designated by the district council to grant special exceptions and variances to the zoning laws on conditions that are necessary to carry out the purposes of this division.</text> </level> <level label="2"> <text>Any zoning law adopted under this subsection shall contain appropriate standards and safeguards to ensure that any special exception or variance that is granted is consistent with the general purposes and intent of the zoning laws.</text> </level> </level> <level label="b"> <text>Subject to § 22–309 of this subtitle, an appeal from a decision of an administrative office or agency designated under this subtitle shall follow the procedure determined by the district council.</text> </level> <level label="c"> <text>The district council may authorize the board of appeals to interpret zoning maps or decide questions, such as the location of lot lines or district boundary lines, as the questions arise in the administration of zoning laws.</text> </level> <level label="d"> <text>In addition to any other notice requirement, the board of appeals, the district council, or an administrative office or agency shall provide notice of a hearing for a special exception to all parties of record, as defined in local law.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-304" title_number="22" title_name="Zoning" subtitle_number="3" subtitle_name="Board of Appeals"> <text>This part applies only in Montgomery County.</text> </section> <section article="glu" article_name="Land Use" number="22-305" title_number="22" title_name="Zoning" subtitle_number="3" subtitle_name="Board of Appeals"> <level label="a"> <level label="1"> <text>The district council may adopt zoning laws that provide that the affirmative vote of:</text> <level label="i"> <text>at least four members of the board of appeals are required to adopt a resolution that grants, revokes, suspends, or amends a special exception or extends the time in which to implement a special exception; and</text> </level> <level label="ii"> <text>a majority of the board of appeals is required to adopt a procedural motion regarding a special exception application.</text> </level> </level> <level label="2"> <text>In exercising its authority under this subsection, the district council may enact, for any zone, different voting requirements for different uses.</text> </level> </level> <level label="b"> <text>The decisions of the administrative office or agency may be appealed to the board of appeals or other administrative body the district council designates.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-308" title_number="22" title_name="Zoning" subtitle_number="3" subtitle_name="Board of Appeals"> <text>This part applies only in Prince George’s County.</text> </section> <section article="glu" article_name="Land Use" number="22-309" title_number="22" title_name="Zoning" subtitle_number="3" subtitle_name="Board of Appeals"> <level label="a"> <text>There is a board of appeals in Prince George’s County.</text> </level> <level label="b"> <level label="1"> <text>The County Council of Prince George’s County shall appoint at least three members to the board.</text> </level> <level label="2"> <text>Each member of the board shall be a resident of the regional district in Prince George’s County.</text> </level> <level label="3"> <text>The term of a member is 4 years.</text> </level> <level label="4"> <text>A member who is appointed to fill a vacancy shall serve for the rest of the term.</text> </level> </level> <level label="c"> <text>The board each year shall elect a chair and vice–chair.</text> </level> <level label="d"> <level label="1"> <text>All meetings of the board shall be public.</text> </level> <level label="2"> <text>The board shall keep minutes of its proceedings.</text> </level> <level label="3"> <level label="i"> <text>The board shall act by resolution.</text> </level> <level label="ii"> <text>A simple majority of the board must concur in any resolution.</text> </level> </level> <level label="4"> <text>The board or any officer of the board may administer oaths and compel the attendance of witnesses.</text> </level> <level label="5"> <text>The district council may adopt regulations consistent with this subtitle to govern the organization and procedure of the board.</text> </level> <level label="6"> <text>The board may adopt supplemental rules of procedure consistent with this subtitle and the regulations of the district council.</text> </level> </level> <level label="e"> <level label="1"> <text>The County Council shall determine the compensation of the members of the board.</text> </level> <level label="2"> <text>The County Council may provide staff for the board.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-310" title_number="22" title_name="Zoning" subtitle_number="3" subtitle_name="Board of Appeals"> <level label="a"> <text>Except as provided in subsection (b) of this section, the district council shall provide for the appeal of decisions of the zoning hearing examiner in special exception cases to the district council.</text> </level> <level label="b"> <text>If a special exception is contrary to the recommendation of a municipal corporation that has any portion of the property subject to the special exception in the municipal boundaries, the district council shall require a two–thirds vote of all district council members to approve the special exception.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-311" title_number="22" title_name="Zoning" subtitle_number="3" subtitle_name="Board of Appeals"> <level label="a"> <text>Appeals to the board of appeals may be taken by any person aggrieved by:</text> <level label="1"> <text>the grant or denial of a building permit;</text> </level> <level label="2"> <text>the grant or denial of an occupancy or use permit; or</text> </level> <level label="3"> <text>any other administrative decision based wholly or partly on a zoning law enacted by the district council.</text> </level> </level> <level label="b"> <text>The board may:</text> <level label="1"> <text>hear and decide appeals alleging an error:</text> <level label="i"> <text>in a grant or denial of a building, use, or occupancy permit;</text> </level> <level label="ii"> <text>in an order or a decision made by a building official or by the Commission on an application for a building or other permit; or</text> </level> <level label="iii"> <text>by an administrative officer or body in the administration of any zoning law adopted under this title;</text> </level> </level> <level label="2"> <text>in accordance with regulations adopted by the district council, hear and decide requests for:</text> <level label="i"> <text>special exceptions or map interpretations;</text> </level> <level label="ii"> <text>decisions on permits for extensions, substitutions, restorations, reinstatements, or reconstructions of lawful nonconforming uses; or</text> </level> <level label="iii"> <text>decisions on special questions that the board of appeals is required or authorized by the zoning laws to decide; and</text> </level> </level> <level label="3"> <text>on an appeal relating to a specific piece of property, authorize a variance from strict application of a zoning law or amendment in order to relieve difficulty or hardship if:</text> <level label="i"> <text>strict application of the zoning law or amendment would result in exceptional practical difficulty for, or exceptional or undue hardship on, the owner of the property because of the exceptional shape of the property at the time of the enactment of the zoning law or amendment or because of the exceptional situation or topographical conditions of the property; and</text> </level> <level label="ii"> <text>authorization of the variance will not cause a substantial impairment of the intent, purpose, and integrity of the zone as embodied in the zoning laws.</text> </level> </level> </level> <level label="c"> <level label="1"> <text>Nothing in subsection (b)(1) of this section authorizes the board to reverse or modify a denial of a permit or any other order or decision that conforms to this title and the zoning laws adopted under this title.</text> </level> <level label="2"> <text>The board may not make or amend any zoning law.</text> </level> </level> <level label="d"> <level label="1"> <text>Before making a decision on an appeal, the board shall hold a hearing.</text> </level> <level label="2"> <text>Notice of the time and place of the hearing shall be mailed at least 7 days before the hearing to the appellant and to the owners of all properties contiguous to or opposite the subject property, measured at right angles to the intervening street or streets from the property.</text> </level> </level> <level label="e"> <level label="1"> <text>The board may reverse or affirm, wholly or partly, or modify the decision appealed from.</text> </level> <level label="2"> <text>The decision of the board shall be by resolution and shall include a statement of the findings of fact and conclusions that support the decision.</text> </level> <level label="3"> <text>The resolution, or a copy of it, shall form part of the minutes or other records of the board.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-401" title_number="22" title_name="Zoning" subtitle_number="4" subtitle_name="Judicial Review"> <text>This part applies only in Montgomery County.</text> </section> <section article="glu" article_name="Land Use" number="22-402" title_number="22" title_name="Zoning" subtitle_number="4" subtitle_name="Judicial Review"> <level label="a"> <level label="1"> <text>Judicial review of a final action of the district council on an application for an individual map amendment or a sectional map amendment may be requested by:</text> <level label="i"> <text>a person aggrieved by the action; or</text> </level> <level label="ii"> <text>a person or municipal corporation that appeared at the hearing in person, by attorney, or in writing.</text> </level> </level> <level label="2"> <text>A petition for judicial review shall be filed in the Circuit Court for Montgomery County within 30 days after the district council takes the final action.</text> </level> <level label="3"> <text>The court may:</text> <level label="i"> <text>affirm or reverse the action;</text> </level> <level label="ii"> <text>for any reason, remand the action to the district council for further consideration; or</text> </level> <level label="iii"> <text>dismiss the petition.</text> </level> </level> </level> <level label="b"> <level label="1"> <text>When a petition for judicial review is filed, a copy of the petition shall be served on the district council in accordance with Maryland Rule 7–202(d).</text> </level> <level label="2"> <text>On receiving a copy of the petition, the district council shall:</text> <level label="i"> <text>promptly give notice of the petition to all parties to the proceeding before it; and</text> </level> <level label="ii"> <text>within 30 days after the filing of the petition, file with the circuit court:</text> <level label="1"> <text>the originals or certified copies of all papers and evidence presented to the district council in the proceeding before it; and</text> </level> <level label="2"> <text>a copy of its opinion and resolution deciding the application.</text> </level> </level> </level> <level label="3"> <text>Any party to the proceeding in the circuit court aggrieved by the judgment of the court may appeal from the judgment to the Court of Special Appeals.</text> </level> <level label="4"> <text>The review proceedings provided by this section are exclusive.</text> </level> </level> <level label="c"> <level label="1"> <text>The action of the district council shall be considered final unless, within 30 days after the action, the district council, on its own motion for any reason, reconsiders the action.</text> </level> <level label="2"> <text>The time for appeal provided in this section shall be stayed until any reconsideration is concluded.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-403" title_number="22" title_name="Zoning" subtitle_number="4" subtitle_name="Judicial Review"> <level label="a"> <level label="1"> <text>Notwithstanding § 10–305 of the Local Government Article, judicial review of a decision by the board of appeals on an application for a zoning variance or special exception may be requested by any person or municipal corporation that appeared at the hearing in person, by attorney, or in writing.</text> </level> <level label="2"> <text>A petition for judicial review shall be filed in the Circuit Court for Montgomery County within 30 days after the decision by the board.</text> </level> <level label="3"> <text>The court may:</text> <level label="i"> <text>affirm or reverse the action;</text> </level> <level label="ii"> <text>for any reason, remand the action to the board for further consideration; or</text> </level> <level label="iii"> <text>dismiss the petition.</text> </level> </level> <level label="4"> <text>Any party to the proceeding in the circuit court may appeal from the judgment of the court to the Court of Special Appeals.</text> </level> </level> <level label="b"> <text>The review proceedings provided by this section are exclusive.</text> </level> </section> <section article="glu" article_name="Land Use" number="22-406" title_number="22" title_name="Zoning" subtitle_number="4" subtitle_name="Judicial Review"> <text>This part applies only in Prince George’s County.</text> </section> <section article="glu" article_name="Land Use" number="22-407" title_number="22" title_name="Zoning" subtitle_number="4" subtitle_name="Judicial Review"> <level label="a"> <level label="1"> <text>Judicial review of any final decision of the district council, including an individual map amendment or a sectional map amendment, may be requested by any person or entity that is aggrieved by the decision of the district council and is:</text> <level label="i"> <text>a municipal corporation, governed special taxing district, or person in the county;</text> </level> <level label="ii"> <text>a civic or homeowners association representing property owners affected by the final decision;</text> </level> <level label="iii"> <text>the owner of the property that is the subject of the decision; or</text> </level> <level label="iv"> <text>the applicant.</text> </level> </level> <level label="2"> <text>A petition for judicial review under this subsection shall be filed in the Circuit Court for Prince George’s County within 30 days after service of the final decision by the district council.</text> </level> <level label="3"> <text>Copies of the petition shall be served on the district council and all other persons of record in accordance with the Maryland Rules.</text> </level> <level label="4"> <text>The filing of the petition does not stay enforcement of the final decision of the district council, but the district council may stay enforcement of its final decision or the reviewing court may order a stay on terms it considers proper.</text> </level> </level> <level label="b"> <level label="1"> <text>Within 30 days after service of a petition under subsection (a) of this section, or within an additional period of time authorized by the court, the district council shall transmit to the reviewing court the original or a certified copy of the entire record of the proceeding under review.</text> </level> <level label="2"> <text>The court may:</text> <level label="i"> <text>shorten the record by stipulation of all parties to the review proceeding;</text> </level> <level label="ii"> <text>charge any party unreasonably refusing to stipulate to limit the record for the additional cost; and</text> </level> <level label="iii"> <text>require or allow subsequent corrections to the record that the court considers advisable.</text> </level> </level> </level> <level label="c"> <level label="1"> <text>The court shall order that additional evidence be taken before the district council on conditions the court considers proper if:</text> <level label="i"> <text>before the date set for the hearing on the petition for judicial review, the petitioner or any party in interest makes a written application to show cause to the court for leave to present additional evidence on the issues in the case; and</text> </level> <level label="ii"> <text>it is shown to the satisfaction of the court after a hearing that the additional evidence is material and that there were good reasons for the failure to present the additional evidence in the proceedings before the district council.</text> </level> </level> <level label="2"> <text>If the court orders that additional evidence be taken before the district council, it shall immediately remand the case to the district council to receive that additional evidence.</text> </level> <level label="3"> <text>If the district council receives additional evidence, the district council:</text> <level label="i"> <text>may modify or reverse its previous findings and decision because of the additional evidence; and</text> </level> <level label="ii"> <text>shall file with the reviewing court, to become part of the record, the additional evidence together with any modifications or new findings or decision.</text> </level> </level> </level> <level label="d"> <level label="1"> <text>The court shall conduct the judicial review without a jury.</text> </level> <level label="2"> <text>In cases where there are alleged irregularities in procedure before the district council not shown in the record, testimony relating to the alleged irregularities may be taken in the court.</text> </level> <level label="3"> <text>The court shall hear oral argument and receive written briefs on request.</text> </level> </level> <level label="e"> <text>The court may:</text> <level label="1"> <text>affirm the decision of the district council;</text> </level> <level label="2"> <text>remand the case for further proceedings; or</text> </level> <level label="3"> <text>reverse or modify the decision if the substantial rights of the petitioner have been prejudiced because the district council’s action is:</text> <level label="i"> <text>unconstitutional;</text> </level> <level label="ii"> <text>in excess of the statutory authority or jurisdiction of the district council;</text> </level> <level label="iii"> <text>made on unlawful procedure;</text> </level> <level label="iv"> <text>affected by other error of law;</text> </level> <level label="v"> <text>unsupported by competent, material, and substantial evidence in view of the entire record as submitted; or</text> </level> <level label="vi"> <text>arbitrary or capricious.</text> </level> </level> </level> <level label="f"> <level label="1"> <text>A final judgment of the circuit court may be appealed to the Appellate Court of Maryland by:</text> <level label="i"> <text>the district council;</text> </level> <level label="ii"> <text>the applicant; or</text> </level> <level label="iii"> <text>any aggrieved party to the circuit court proceedings.</text> </level> </level> <level label="2"> <text>Each member of the district council is entitled to vote on whether the district council shall appeal to the Appellate Court of Maryland, regardless of whether the member participated in the hearing on the matter or in the decision.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="22-408" title_number="22" title_name="Zoning" subtitle_number="4" subtitle_name="Judicial Review"> <level label="a"> <level label="1"> <text>Any party to a proceeding before the board of appeals aggrieved by the decision of the board may request judicial review of the decision by the Circuit Court for Prince George’s County.</text> </level> <level label="2"> <text>The circuit court may affirm the decision of the board, or, if the decision is not in accordance with law, modify or reverse the decision, with or without remanding the case for rehearing.</text> </level> <level label="3"> <text>Any party to the proceeding in the circuit court aggrieved by the judgment of the court may appeal the decision to the Appellate Court of Maryland.</text> </level> </level> <level label="b"> <level label="1"> <text>The board of appeals shall take any action necessary to enforce any final decision of the board.</text> </level> <level label="2"> <text>Any request or application for a stay from a final decision of the board shall be filed in the Circuit Court for Prince George’s County.</text> </level> <level label="3"> <text>Unless modified or reversed by the circuit court, a decision of the board concerning any nonconforming occupancy or use is binding on the parties and continues in force and effect.</text> </level> </level> </section>