Dear Friends,
Before I address some of the events at the national level, I want to explain why I am going to veto Expedited Bill 2-25, which would automatically eliminate property taxes for 20 years for developers who convert or demolish certain commercial buildings into residential rental housing without focusing on affordability.
This bill makes no sense. It gives away desperately needed revenues to developers without demonstrating need, and it is directly opposite a bill that the Council passed, and I signed that aimed to increase occupancy in office buildings.
After I veto a bill, it goes back to the Council. For it to become law, seven Councilmembers must vote to override this veto. That’s the process. If you are concerned about the financial and other impacts of this bill, as I am, now is the time to speak up. Reach out to your Councilmembers. Let them know what this means to you.
Only one Councilmember, Council Vice President Will Jawando, voted against this bill. Unless four Councilmembers reconsider their vote, this bill will move forward over my veto.
This is a great opportunity for them to take some additional time. The entire process from introduction (February 4) to the single Council session/vote on April 8 was rushed. Several questions were raised that deserved further exploration before a final decision. Understanding the potential consequences is especially important when so many federal workers and contractors are losing their jobs. We don’t know what that means for the region.
This bill was sold to help with housing, but it gives developers converting certain commercial buildings to residential units automatic, 100% property tax exemptions for 20 years.
I want to lay out some of the problems.
- There is no analysis of the need for subsidies, and, in contrast, we have examples of developers already doing these conversions, that are financed by banks and requiring no subsidies at all. That means that both the banks and builders in these projects believe the projects are viable without tax exemptions. With this bill, we could easily see projects with exemptions of a million dollars or more for 20 years. No analysis, no oversight—just a blank check. That’s not sound policy. That’s a corporate giveaway.
- This does not focus on affordable housing. While the Council increased the required number of moderately priced dwelling units (MPDU), from 12.5% or 15% (depends on the area of the County) to 17.5%, the increase is no more than five units out of every 100 units built—under no circumstances would the County subsidize so few units for so much money. And despite all the rhetoric from some Councilmembers about the need for more workforce housing, this does not address it at all.
- There were also claims that we’ll get more total income taxes because of residents in these buildings, but that ignores how the housing markets work. While the County is zoned for over 100,000 units, they don’t get built all at once – they only get built in response to market demand. These units, first, aren’t needed to supply housing that otherwise couldn’t be built. If there’s a demand for 4000 units in 2027, that’s likely to be the number of units that would be built – and they’d be built from our existing capacity (click here for more detail) which exceeds 85,000 units, or from the approximately 30,000 units that are already approved (development pipeline report here) and can start as soon as a developer pulls a building permit. So, with this bill, 500 units built to replace offices would produce no property taxes for 20 years, while the other buildings would yield full property taxes, and the income taxes would be the same in both cases, regardless of where the units are built. There is no evidence that this bill would increase the total number of units built, only where they would be built. There is no economic upside for the County.
- They ignore that this proposal runs counter to another proposal they celebrated last year. This was the MOVE (Make Office Vacancies Extinct) legislation, which has the County incentivizing developers/companies to bring employees back into the buildings to fill them. In contrast, Bill 2-25E, which is part of the More Housing Now package, incentivizes developers to kick out tenants in buildings that are 50% occupied.
- Fifty percent vacant is also 50% full. Since when did reducing jobs become a good idea? This bill providing an incentive to move existing businesses out of buildings will not have negative repercussions for the County because these businesses may blame the County, which they should, for losing their space? Additionally, if we don’t knock down offices, they’ll likely continue to produce some taxes as opposed to losing that revenue while gaining no additional revenue than we’d otherwise get.
- The bill also creates an uneven playing field. Some developers will get 20-year exemptions, while others, who are already building housing here, get nothing. We’re subsidizing market-rate housing now? That’s the new standard? I am concerned that this will morph into a general request for the County to subsidize residential development for everyone.
- And what about the long-term cost? This bill would drain hundreds of millions of dollars in future County revenues—money we’ll need for schools, infrastructure and public services. It continues a disturbing trend where the costs of growth are shifted away from developers and onto residents.
Normally, when a developer's project is under water, several things might happen.
Some developers simply hand the keys back to the bank and walk away. Their LLC dies, they don’t have to pay back lost or future rents, and they are able to continue to build new projects with no liability from the old project. When the bank regains the property, they put it on the market at a price the market can bear, and the building is re-tenanted.
The other way developers with projects under water have handled this is to sell the building at market value, pay the bank what they receive and walk away. The new buyer is now able to put the building on the market at rents affordable to new tenants.
We already have the authority to approve tax exemptions, and we’ve used it before, for projects that include meaningful levels of affordable housing and need the help. We look at the gap and figure out whether County support is necessary to make a project viable. That’s how it should work.
But this bill skips that step. It assumes every conversion needs a subsidy, and it doesn’t. We’ve already seen conversions happen without incentives, like the Guardian apartments in Silver Spring. Developers converted an office building to build those units without any tax break.
This is the moment to speak up. If you believe the County shouldn’t be giving away property tax revenue with no accountability, let your Councilmembers know now. This is not how we build a fair economy, or a stronger community. To contact the County Council, please click here.
Federal Immigration Enforcement Ramping Up
It was reported last week that federal agents from the Department of Homeland Security and the FBI have commenced what are being called “wellness checks” at the homes of migrant and immigrant families around the country. While we have not heard of any here in Montgomery County, I have serious concerns about why this is happening.
It is hard to take the concept of “child welfare checks” for immigrant children seriously because he’s the President who separated children from parents and put them in cages.
What they’re really doing is targeting children as a pretense to get access into people's homes where they can observe the layout and who lives there to facilitate the more drastic actions that are yet to come. This is shameful. And it’s perverse to pretend that the president and his cronies care about child welfare, immigrant or otherwise.
Furthermore, we have seen plenty of news reports about agents showing up in unmarked vehicles, covering their faces and arriving without clear coordination with local authorities. That is terrifying and anti-democratic.
We have never seen this kind of approach to federal immigration and deportation processes before. Not even in Trump’s first term.
Let me be clear: I expect any federal law enforcement official who is making a lawful apprehension in Montgomery County to show their government identification and NOT wear a mask or face covering when apprehending an individual. If you’re going to do this dirty work, at least own it.
Every day we inch closer to fascist practices that typify the former Soviet Union and Nazi Germany. Our country fought a war, and our grandparents laid down their lives to keep fascism from coming to America - and now it’s coming here, carried by people who wrap themselves in the American flag.
Our policy here in Montgomery County when it comes to immigration actions is clear. Our police officers do not engage in federal immigration enforcement activities. That’s not new. It’s the result of an Executive Order that has been reviewed and approved by the Maryland Attorney General’s Office.
We don’t want anyone to avoid calling the police when they need help, we don’t want parents to be afraid to bring their children to school and we don’t want people hiding in the shadows because they’re afraid of being targeted just for being here.
At the same time, we’re not interfering in federal enforcement actions—that’s not our role. But we do have a responsibility to ensure that our residents know their rights, understand what’s happening and have access to trusted information and resources.
That’s why we encourage anyone with questions or concerns to contact the Gilchrist Immigrant Resource Center. The staff there can help connect you with legal support, language assistance and information about your rights under the law.
We’re a County that believes in protecting the dignity and safety of all people—regardless of immigration status.
This week, Senator Chris Van Hollen traveled to El Salvador to intercede in the case of Kilmar Abrego Garcia—a Maryland resident who was illegally detained and shipped to El Salvador due to an “administrative error.” He had no criminal record and was legally in our country. Even though the courts have directed the Trump administration to bring him back to Maryland, the Trump administration has refused.
His plight and the anti-immigrant rhetoric reminds me of the famous quote from Martin Niemoller:
"First, they came for the Communists, and I did not speak out – because I was not a Communist.
Then they came for the socialists, and I did not speak out—because I was not a socialist.
Then they came for the trade unionists, and I did not speak out—because I was not a trade unionist.
Then they came for the Jews, and I did not speak out—because I was not a Jew.
Then they came for me—and there was no one left to speak for me."
On behalf of Montgomery County, we applaud and appreciate Senator Van Hollen’s courageous effort. I was proud to join other elected leaders who rallied in Silver Spring to support Senator Van Hollen’s efforts to bring this Maryland resident home and to call for a return to due process and democracy.
Displaced Workers Convene for Career Fair in Silver Spring
This week, I attended a Career Fair at the Silver Spring Civic Center for displaced federal workers, contractors, non-profits and vendors. This event attracted more than 1,200 people looking for work or training. Over 40 different state and local government agencies, academic institutions and private companies shared job opportunities. Another 22 organizations were there to help with resume writing, interview prep and career support.
The University of Maryland organized this career fair in partnership with the Maryland Department of Labor, the Montgomery County Government, Worksource Montgomery and Mobilize Montgomery.
While I appreciate the effort of so many to create this event, seeing so many people at this job fair was sad and upsetting. Quite frankly, without a Trump administration, there would have been no need for this job fair. All those who attended are dealing with chaos and uncertainty. Jobs are being cut. Programs are being frozen. People who’ve spent their careers serving the public are being told they may not have a place anymore.
A group called Work for America is connecting people with state and local government jobs that fit their skills. The program—Civic Match—is building a pipeline for experienced public servants to stay in public service—even if they’ve been displaced by federal changes. You can check out their website at workforamerica.org/civicmatch.
I want to recognize our County’s Chief Innovation Officer, Michael Baskin for connecting the County, State and the University of Maryland to Civic Match’s resources. When I conceived the idea of having an innovation team, it was to foster productive partnerships like this to support our residents during challenging times.
WorkSource Montgomery and Mobilize Montgomery are going to continue to coordinate more events and opportunities like this one. These County resources are helping residents build skills, update resumes and find their way into jobs—whether they’re just getting started or looking to shift careers. And we’re identifying County positions that align with federal experience to help make that transition easier.
I continue to remain concerned about the stress that this is causing so many individuals and their families. We want anyone going through a job loss during this difficult period of transition and struggling with their mental health to reach out to our 24-hour Crisis Center at 240-777-4000 or dial 9-8-8 if they need help.
Defunding Earth and Atmospheric Science is the Antithesis of Earth Month
This April, we’re celebrating Earth Month across Montgomery County—and we’ve already had some great events. Next week, we are marking the 10th anniversary of our Tree Montgomery program, which has planted more than 18,000 shade trees at schools, homes, places of worship and throughout our neighborhoods. And next Saturday, April 26, we’ll celebrate 10 years of GreenFest, our largest and most popular environmental event.
These programs matter. They connect people to action. They show how local government can support healthier communities and a more sustainable future.
But I also want to acknowledge what’s happening beyond our County—because this Earth Month comes at a difficult time.
We’ve already seen this administration dismantle parts of HHS, NIH and FDA. Now they’re turning their attention to climate and Earth science, targeting the work being done at NOAA and NASA—two of the most important scientific agencies we have when it comes to understanding climate change and protecting lives from extreme weather.
What they’re doing is reckless. They are undermining decades of progress that the public depends on—for early warnings, research and long-term planning. I recommend reading this Union of Concerned Scientists article on the “5 Reasons NOAA and NASA Cuts Will Be Disastrous for Everyone in the US.”
This also hits close to home. We have hundreds of residents in our County and across the region who work at NOAA in Silver Spring or College Park and at NASA Goddard in Greenbelt. These are people who’ve dedicated their careers to understanding our planet and helping keep communities safe. And now their work is under threat.
These cuts aren’t abstract. They’ll slow down climate monitoring, weaken effective weather prediction and make it harder to respond to natural disasters in a timely manner, which we know are becoming more severe and frequent.
This is a real fear. If you remember, in his last term, he told people that a hurricane wasn’t to land where scientists had projected. Had first responders followed the president’s distortion of reality, they would have been in the wrong place at the wrong time, creating far worse impacts for the people who got hammered by the hurricane—fortunately, the President was ignored. Did he admit he was wrong? Absolutely not.
So yes, we’re going to keep celebrating Earth Month. We’re going to keep planting trees, expanding solar, pushing toward zero-emission transit and holding polluters accountable. But we’re also going to keep calling out the attacks on science and standing up for the people who do this work every day.
If we want to build a safe and sustainable future, we can’t ignore the threats or remain silent while progress is being destroyed.
“The Fitz Way:” Montgomery County Loses Business Legend, Jack Fitzgerald
Last week, Montgomery County lost a titan of our business community. Fitzgerald Auto Malls Founder Jack Fitzgerald died at the age of 89. Our thoughts are with the Fitzgerald family and all the employees of Fitzgerald Auto Malls.
Jack Fitzgerald was not only a great businessman but also a true partner in building a stronger, safer Montgomery County. His work on child safety wasn’t for show; it was personal, and it made a real difference. Thanks to his initiative, more than 52,000 families received critical help installing child safety seats correctly—an effort that undoubtedly saved lives.
Jack also stood up when it mattered. During the General Motors and Chrysler bankruptcies, when dealerships across the country were shuttering, Jack fought to restore what others had given up on. He believed in people, workers and fairness.
In 2023, he put his values into action by transitioning Fitzgerald Auto Malls to a 100% employee-owned company. That’s a legacy that empowers working people and keeps opportunity rooted right here in our community.
Jack was someone who used his success to lift others up. His impact will be felt for generations
MCFRS Assists Flooding Victims in Kentucky
Earlier this week, members of Montgomery County’s Urban Search and Rescue Team, Maryland Task Force 1 (MD-TF1), returned home safely after being deployed to Kentucky to assist with flood rescue and recovery operations. Over the course of their mission, our team worked in extremely difficult conditions—conducting water rescues, searching isolated areas and providingcritical support to communities that were devastated by severe flooding.
This team represents one of the greatest gifts we offer—not just to our own residents, but to the entire nation. When disaster strikes, MD-TF1 is ready to go wherever help is needed, and they do it with professionalism, skill and a deep sense of humanity. They are some of the best ambassadors we have for the values our County stands for.
Their service reflects a culture rooted in compassion and community. It doesn’t matter how far someone lives from here—if there are people in need, our teams will show up. That’s what makes Montgomery County special. I want to thank each of them, and the families who supported them while they were away, for reminding us of what public service is really about.
National Public Safety Communicators Week
This week is National Public Safety Communicators Week, and I want to recognize our outstanding 9-1-1 call takers and dispatchers.
Being a 9-1-1 operator is one of the hardest—and most important—jobs in County government. They are the first voice you hear in an emergency, and they stay calm and focused during the most stressful moments anyone can face. They help save lives every single day, and we don’t thank them enough for the role they play in our public safety system.
We’re also currently hiring 9-1-1 representatives. If you want to serve your community and help save lives, I encourage you to apply. This is a rewarding job that comes with great benefits and career opportunities.
Thanks to all our public safety communicators—we appreciate you.
Happy Easter and Passover
As we head into the weekend, I want to extend my best wishes to everyone celebrating Easter or the conclusion of Passover. I hope your gatherings with family and friends are meaningful, peaceful and safe.
As always, my appreciation for all of you,
Marc Elrich
County Executive