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The Montgomery County Council will meet on Tuesday, Sept. 15 at 9 a.m., and the meeting will begin with three proclamation presentations. The first, presented by Councilmember Sidney Katz with County Executive Marc Elrich, will recognize National Preparedness Month. The second, presented by Councilmember Laurie-Anne Sayles, will recognize Glenstone Museum’s 20th Anniversary. The third, presented by Council President Natali Fani-González, will recognize the 80th Anniversary of Montgomery College. At 11:30 a.m., the Council will hold a commemoration celebrating African Heritage Month.
More detail on each agenda item is provided below.
Proposed Closed Session
The Council intends to meet in closed session to discuss the appointment, employment, assignment, promotion, discipline, demotion, compensation, removal, resignation, or performance evaluation of an appointee, employee, or official over whom it has jurisdiction under Section 3-305(b)(1) of the General Provisions Article of the Maryland Code. The topic is a performance evaluation of an employee over whom it has jurisdiction.
Vote expected: The Council is expected to vote on a resolution to reaffirm an appointment under Section 15-103 of the Land Use Article of the Maryland Code, appointing James Hedrick to the Planning Board for the term beginning June 15, 2026, to June 14, 2030. On July 28, the Council voted to nominate and confirm James Hedrick as a full-term Commissioner to the Montgomery County Planning Board. The County Executive vetoed the appointment on Aug. 26.
The Planning Board serves as the Council’s principal adviser on land use planning and community planning. Planning Board members also serve as commissioners of the Maryland-National Capital Park and Planning Commission. Members generally serve four-year terms and are limited to two full terms. Board members must live in Montgomery County and be registered to vote as a member of any political party or as unaffiliated. No more than three members of the Planning Board can be from the same political party.
Bill 39-26, Montgomery County Urban Districts – Wheaton Urban District Boundaries – Amendments
Introduction: Lead sponsor Council President Fani-González will introduce Bill 39-26, Montgomery County Urban Districts – Wheaton Urban District Boundaries – Amendments, which would expand the boundaries of the Wheaton Urban District to include the Wheaton Library and Community Recreation Center and Wheaton Local Park. In addition, the expanded boundary would include the right of way along Georgia Avenue to connect these spaces to the existing urban district boundaries. A map of the proposed changes is available in the Council staff report.
A public hearing is scheduled for Oct. 13
Bill 40-26, Landlord-Tenant Relations – Accepted Forms of Payment
Introduction: Lead sponsor Council President Fani-González will introduce Bill 40-26, Landlord-Tenant Relations – Accepted Forms of Payment, which would require landlords to accept certain forms of payments for rents, security deposits, fees and other purposes. In addition, Bill 40-26 would require residential leases to include terms regarding acceptable forms of payment.
Under Maryland law, a landlord must accept certain forms of payment for the redemption of leased premises in eviction proceedings. Maryland law does not address which types of payment must be accepted for rent payments outside of the redemption context. The purpose of Bill 40-26 would be to require landlords in the County to accept certain forms of payment, including money orders and certified checks, for rent and other monetary obligations under a lease.
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A public hearing is scheduled for Oct. 6.
Bill 41-26, Landlord-Tenant Relations – Licensing Procedures and Fees – Accessory Dwelling Unit
Introduction: Lead sponsors Councilmember Andrew Friedson and Council President Fani-González will introduce Bill 41-26, Landlord-Tenant Relations – Licensing Procedures and Fees – Accessory Dwelling Unit, which would remove the owner-occupancy requirement for accessory dwelling units (ADUs) and establish a fee waiver for ADUs that comply with certain affordability requirements.
Under current law, to obtain a rental license for an ADU, the principal dwelling or ADU must be the primary residence of the applicant. Bill 41-26 will remove the owner-occupancy requirement. In addition, Bill 41-26 would exempt all building permit-related fees, the annual Department of Housing and Community Affairs (DHCA) license fee and other application fees for ADUs that charge rent affordable to households earning 65 percent or less of the area median income for a period of at least 10 consecutive years, in agreement with and as determined by DHCA.
A public hearing is scheduled for Oct. 6.
Introduction: Lead sponsor Councilmember Shebra Evans will introduce Bill 42-26, Transient Lodging Facilities – Short-Term Residential Rental – Online Platform Compliance, which would require a short-term rental platform to verify a rental license before listing a short-term rental in the County. In addition, Bill 42-26 would require DHCA to provide an electronic system for verifying short-term rental licenses.
The bill also would prohibit a short-term rental platform from collecting or processing payment for an unlicensed rental, require online rental platforms to submit an annual report regarding rental occupancy in the County and establish penalties for noncompliance of a short-term rental platform.
The bill is needed because County law does not extend or place direct requirements on online rental platforms or booking services. Bill 42-26 seeks to strengthen short-term rental compliance requirements for online platforms. Under the County’s short-term residential rental law, a short-term rental is generally a rental of a room or dwelling for less than 30 consecutive days. To maintain the rental, the operator must obtain and renew a license annually with DHCA.
Council President Fani-González, Councilmember Kate Stewart, Council Vice President Marilyn Balcombe and Councilmember Katz are cosponsors of Bill 42-26. A public hearing is scheduled for Oct. 6.
Bill 43-26, Fire Safety – Smoke Escape Hoods in Multifamily Residential Rental Buildings
Introduction: Lead sponsor Councilmember Stewart will introduce Bill 43-26, Fire Safety – Smoke Escape Hoods in Multifamily Residential Rental Buildings, which would require a property owner of certain multifamily residential rental buildings to provide smoke escape hoods for occupants use during a fire emergency. In addition, Bill 43-26 would establish notice, inspection and maintenance requirements for smoke escape hoods. The bill would require the number of smoke escape hoods provided to meet the statutory minimum of five percent of the building’s occupancy. The Fire Chief may require additional smoke escape hoods, but the additional amount must not exceed 10 percent of the building’s occupancy.
The purpose of Bill 43-26 is to further expand tenant protections that the Council passed unanimously under Bill 7-24, the Melanie Diaz Act, which requires landlords to notify tenants of fire safety, insurance and building maintenance issues.
Council President Fani-González, Councilmembers Katz and Evans and Council Vice-President Balcombe and Councilmember Dawn Luedtke are cosponsors of Bill 43-26. A public hearing is scheduled for Oct. 6.
Bill 46-26, Taxation – Child Tax Credit – Supplemental Grant
Introduction: Lead sponsors Councilmembers Stewart and Evans will introduce Bill 46-26, Taxation – Child Tax Credit – Supplemental Grant, which would provide grants from the County to recipients of Maryland’s income tax credit for certain dependent children. Bill 46-26 would establish eligibility criteria to receive the grant and establish the amount of the grant.
The Maryland General Assembly passed House Bill 363, Income Tax – Local Child Tax Credit – Authorization, which became effective in June 2026 and authorizes the County to create its own child tax credit. Bill 46-26 would establish a grant of up to $500 per qualified child as a supplement to the state’s child tax credit.
Council President Fani-González, Councilmember Friedson and Vice President Balcombe are cosponsors of Bill 46-26. A public hearing is scheduled for Oct. 13.
Bill 47-26, Homeowners Property Tax Credit – County Supplement – Amendments
Introduction: Lead sponsors Councilmembers Stewart, Friedson, Katz and Evans will introduce Bill 47-26, Homeowners Property Tax Credit – County Supplement – Amendments, which would alter eligibility requirements to receive the County’s supplement to the homeowners property tax credit and alter the calculation of the amount of the County’s supplement to the homeowners property tax credit.
Maryland provides a Homeowner Tax Credit (HOTC) to real property owners applying to $300,000 of their principal residences when the owner has a combined income of less than $60,000 and a net worth of less than $200,000. State law authorizes, and the County provides, a local supplement to the Homeowners Property Tax Credit Program. Bill 47-26 seeks to update the eligibility requirements for the homeowners property tax credit by expanding the credit to those homeowners whose combined gross income does not exceed $106,800, from the $75,000 limit imposed by existing law. The bill would also alter the calculation of the amount of the County’s supplement for the bill’s newly eligible income tier between $75,000 and $106,800 by adding two additional steps to the allowable percentage of combined gross income subtracted from the total real property tax on a dwelling. The reduction for combined gross income between $75,000 and $90,000 is 25 percent and 50 percent for combined gross income above $90,000.
Council President Fani-González, Councilmember Luedtke and Council Vice President Balcombe are cosponsors of Bill 47-26. A public hearing is scheduled for Oct. 13.
Bill 48-26, Property Tax Credit – Public School Employees
Introduction: Lead sponsor Councilmember Stewart will introduce Bill 48-26, Property Tax Credit – Public School Employees, which would establish a property tax credit for public school employees in the County, set the amount and duration of the property tax credit and set eligibility criteria to qualify for the property tax credit.
In 2024, the Maryland General Assembly passed legislation that authorized the County to enact a property tax credit for public school employees, which allows the County to apply a tax credit towards a primary residence owned by an employee of the Montgomery County Public Schools (MCPS) system. The purpose of Bill 48-26 is to respond to the housing affordability issues facing residents and MCPS employees by providing a tax credit to incentivize homeownership and help reduce property taxes for County public school employees.
Councilmembers Evans, Katz, Friedson, Luedtke and Kristin Mink are cosponsors of Bill 48-26. A public hearing is scheduled for Oct. 13.
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Vote expected: The Council is expected to vote on Bill 28-26, Health and Sanitation – Intellectual and Developmental Disabilities Commission – Membership, Appointment and Terms – Amendments. Bill 28-26 would revise the membership structure of the Intellectual and Developmental Disabilities (IDD) Commission. In 2023, the Council established the IDD Commission to advise the Council and County Executive, and to better coordinate the provision of services. Bill 28-26 would revise the voting-member structure of the commission by expanding and updating the 11 members who must either be individuals with IDD or family members, guardians, or support staff of individuals with IDD. The revised structure is intended to update the commission’s membership structure to align with best practices in disability governance and ensure equitable, meaningful representation of people with IDD and their families.
Bill 28-26 would expand the commission to 23 voting members with the following composition: five individuals with IDD; five individuals who are parents or guardians of children with IDD or guardians or immediate relatives of adults with IDD who cannot advocate for themselves; five individuals who are either individuals with IDD or parents or guardians of children with IDD or guardians or immediate relatives of adults with IDD who cannot advocate for themselves; seven individuals representing service providers or advocacy organizations that support individuals with IDD; and one member of the Commission on People with Disabilities. The bill also requires that at least three of the 15 members composing the first three categories must be individuals who participate in self-directed services, as defined under state law.
The Health and Human Services Committee recommends enactment. The lead sponsors of Bill 28-26 are Councilmembers Luedtke and Evans. Council President Fani-González, Vice President Balcombe and Councilmembers Friedson, Stewart, Sayles, Katz, Mink and Will Jawando are cosponsors of Bill 28-26.
Resolution to approve additions to the Office of Zoning and Administrative Hearings’ Fee Schedule
Introduction: The Council is expected to introduce a resolution to approve additions to the Office of Zoning and Administrative Hearings’ fee schedule. The Council enacted Zoning Text Amendment (ZTA) 26-08 in July 2026 to amend the Zoning Ordinance to allow for reinstatement of an abandoned nonconforming used under certain conditions which must follow the same process as an application for a conditional use, except that a hearing is only required under certain conditions. The proposed resolution will establish a fee for this use, allowing the processing of these applications. The proposed fee mirrors that for a major amendment of a conditional use, which is 25 percent of the prevailing application fee for a conditional use for such use if one exists. If no such fee exists, then the fee will default to a base of $540 plus $9.60 per square foot.
A public hearing and vote are scheduled for Sept. 29.
Zoning Text Amendment (ZTA) 26-06, Accessory Residential Uses – Accessory Dwelling Unit
Vote expected: The Council is expected to vote on ZTA 26-06, Accessory Residential Uses – Accessory Dwelling Unit, which would amend the use standards for attached and detached accessory dwelling units (ADUs) consistent with state law. In April 2025, the Maryland General Assembly passed House Bill 1466/Senate Bill 891, Land Use and Real Property – Accessory Dwelling Units – Requirements and Prohibitions, which requires the County to adopt a local law authorizing ADU development by Oct. 1, 2026. While Montgomery County has an existing ADU law, several provisions are inconsistent with state law. The inconsistencies include the zones where ADUs are allowed, the minimum size requirement, density calculations, setback requirements and off-street parking requirements.
The lead sponsor is the Council President at the request of the Planning Board. The Planning, Housing and Parks (PHP) Committee recommends enactment with amendments.
Zoning Text Amendment (ZTA) 26-07, Solar Collection System – Use Standards
Vote expected: The Council is expected to hold a vote on ZTA 26-07, Solar Collection System – Use Standards, which would amend the use standards for a solar collection system, separating a rooftop-mounted from a ground-mounted solar collection system. It will also amend the definition and use standards for a solar collection system, consistent with state law.
In April 2025, the Maryland General Assembly passed House Bill 1036/Senate Bill 0931, Public Utilities – Generating Stations – Generation and Siting (Renewable Energy Certainty Act). The bill modified several provisions of law regarding solar energy, energy storage and the work of the Public Service Commission. This included preempting local jurisdictions from enforcing land use regulations on any solar collection system larger than one megawatt of generation capacity.
ZTA 26-07 would bring the County Zoning Ordinance in compliance with state law to reduce confusion for applicants and the public. ZTA 26-07 will also remove regulatory burdens for rooftop-mounted solar, by separating the use standards for rooftop and ground-mounted solar collection systems.
The PHP Committee recommends enactment with amendments. The lead sponsor is the Council President at the request of the Planning Board.
Each item on the Council’s Consent Calendar can be found on the Council agenda for Tuesday, Sept. 15, which is available on the Council website.
Unless otherwise noted, the Council will hold the following hybrid public hearings at 1:30 p.m. Residents can visit the Council website to learn about the multiple ways to provide testimony.
- Expedited Bill 32-26, Employees’ Retirement System – Survivor Benefits – Death During Line of Duty – Expanded Eligibility to Groups E and J
- Expedited Bill 33-26, Cable Communications – Community Media Organizations – Requirements
- Bill 34-26, Health and Sanitation – Bodywork Establishments – Amendments
- Bill 35-26, Forest Conservation – Trees – Applicability – Brush Management
- Bill 38-26, Human Rights and Civil Liberties – Discriminatory Housing Practices – Amendments
- Zoning Text Amendment (ZTA) 26-10, General Development Requirements – Access and Shared Parking
- Zoning Text Amendment (ZTA) 26-11, Temporary Uses – Benefit Performance
- Subdivision Regulation Amendment (SRA) 26-02, Roads – Street Types – Design Standards
- Sectional Map Amendment (SMA) H-163 – University Boulevard Corridor Plan
Public hearing and vote expected: The Council will hold a public hearing and is expected to vote on a resolution to approve an amendment to the Fiscal Year (FY) 2027-2032 Capital Improvements Program (CIP) for the Olney Satellite Police Station Project. The amendments revise the scope of the project by identifying an alternative site on Georgia Avenue to allow for the co-location of the Olney Community Building and the Olney Satellite Police Station. The amendments, if approved, would allow the County to proceed with land acquisition of the alternative site.
Review of Long-Term Alternatives for the Disposal of Solid Waste
Review: The Council will continue to discuss long-term solid waste disposal alternates with representatives of the Department of Environmental Protection (DEP). At this meeting, DEP representatives will provide an update on the latest information and activities regarding the County Executive’s recommendations and on the long-term solid waste disposal alternatives presented at a meeting held on July 28. The possible alternative options include the continued long-term operation of the County’s Resource Recovery Facility, long-haul to landfill alternatives, and the potential implementation of advanced waste processing. The Council received a briefing in July 2025 from DEP representatives about a proposal for the long-hauling of County waste by truck and disposal at an out-of-County landfill. Additional detail is available in the Council staff report.
The Council meeting schedule may change from time to time. View the current Council and Committee agendas, Council staff reports and additional information on items scheduled for Council review on the Council website.
Council and committee meetings are streamed live on the Council’s web page via YouTube and on Facebook Live and can be watched on County Cable Montgomery on Xfinity/RCN 6 HD 996/1056, Fios 30, and on the CCM live stream.
Read the original article at mcgov
