<section article="glu" article_name="Land Use" number="10-101" title_number="10" title_name="Baltimore City Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>In this title the following words have the meanings indicated.</text> </level> <level label="b"> <text>“Board” means the Board of Municipal and Zoning Appeals.</text> </level> <level label="c"> <text>“Commercial use” includes multifamily residential development if the development is located within:</text> <level label="1"> <text>a waterfront commercial zoning district; and</text> </level> <level label="2"> <text>a 0.50–mile radius of a commuter rail station.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="10-102" title_number="10" title_name="Baltimore City Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>A regulation adopted under this title that conflicts with any statute, local law, or other regulation shall govern if the regulation adopted under this title:</text> <level label="1"> <text>requires a greater width or size of yards, courts, or other open spaces;</text> </level> <level label="2"> <text>requires a lower height of buildings;</text> </level> <level label="3"> <text>requires a reduced number of stories;</text> </level> <level label="4"> <text>requires a greater percentage of lot left unoccupied; or</text> </level> <level label="5"> <text>imposes a more restrictive standard.</text> </level> </level> <level label="b"> <text>A statute, local law, or other regulation that conflicts with a regulation adopted under this title shall govern if the statute, local law, or other regulation:</text> <level label="1"> <text>requires a greater width or size of yards, courts, or other open spaces;</text> </level> <level label="2"> <text>requires a lower height of buildings;</text> </level> <level label="3"> <text>requires a reduced number of stories;</text> </level> <level label="4"> <text>requires a greater percentage of lot left unoccupied; or</text> </level> <level label="5"> <text>imposes a more restrictive standard.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="10-103" title_number="10" title_name="Baltimore City Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>Except as provided in this section, this division does not apply to Baltimore City.</text> </level> <level label="b"> <text>The following provisions of this division apply to Baltimore City:</text> <level label="1"> <text>this title;</text> </level> <level label="2"> <text>§ 1–101(m) (Definitions – “Priority funding area”);</text> </level> <level label="3"> <text>§ 1–101(o) (Definitions – “Sensitive area”);</text> </level> <level label="4"> <text>§ 1–201 (Planning principles);</text> </level> <level label="5"> <text>§ 1–206 (Required education);</text> </level> <level label="6"> <text>§ 1–207 (Annual report – In general);</text> </level> <level label="7"> <text>§ 1–208 (Annual report – Measures and indicators);</text> </level> <level label="8"> <text>Title 1, Subtitle 3 (Consistency);</text> </level> <level label="9"> <text>Title 1, Subtitle 4, Parts II and III (Home Rule Counties – Comprehensive Plans; Implementation);</text> </level> <level label="10"> <text>§ 4–104(c) (Limitations – Parking);</text> </level> <level label="11"> <text>§ 4–104(d) (Limitations – Manufactured homes and modular dwellings);</text> </level> <level label="12"> <text>§ 4–104(e) (Limitations – Mixed–use development);</text> </level> <level label="13"> <text>§ 4–104(f) (Limitations – Land for transportation use);</text> </level> <level label="14"> <text>§ 4–205 (Administrative adjustments);</text> </level> <level label="15"> <text>§ 4–208 (Exceptions – Maryland Accessibility Code);</text> </level> <level label="16"> <text>§ 4–210 (Permits and variances – Solar panels);</text> </level> <level label="17"> <text>§ 4–211 (Change in zoning classification – Energy generating systems);</text> </level> <level label="18"> <text>§ 4–215 (Pollinator–friendly vegetation management);</text> </level> <level label="19"> <text>§ 4–216 (Limitations – Family child care homes and large family child care homes);</text> </level> <level label="20"> <text>Title 4, Subtitle 5 (Accessory Dwelling Units);</text> </level> <level label="21"> <text>§ 5–102(d) (Subdivision regulations – Burial sites);</text> </level> <level label="22"> <text>Title 7, Subtitle 1 (Development Mechanisms);</text> </level> <level label="23"> <text>Title 7, Subtitle 2 (Transfer of Development Rights);</text> </level> <level label="24"> <text>Title 7, Subtitle 3 (Development Rights and Responsibilities Agreements);</text> </level> <level label="25"> <text>Title 7, Subtitle 4 (Inclusionary Zoning);</text> </level> <level label="26"> <text>Title 7, Subtitle 5 (Housing Expansion and Affordability);</text> </level> <level label="27"> <text>Title 11, Subtitle 2 (Civil Penalty); and</text> </level> <level label="28"> <text>Title 12. (Maryland Housing Certainty Act).</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="10-104" title_number="10" title_name="Baltimore City Zoning" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>In this section, “Red Line” means a transit facility, regardless of mode, operating in a combination of at–grade, elevated, or underground configurations through Baltimore City and Baltimore County along a generally east–to–west alignment between the terminus of Security Boulevard on the west and Johns Hopkins Bayview Medical Center on the east, connecting as appropriate to other fixed–route transit services.</text> </level> <level label="b"> <text>Notwithstanding § 10–202 of this title, the Mayor and City Council of Baltimore City may not adopt or enforce a local law that requires the creation of new motor vehicle off–street parking for a development that includes residential use and that is located within a 0.25–mile radius of a present or planned:</text> <level label="1"> <text>MARC station;</text> </level> <level label="2"> <text>Baltimore MTA Light Rail station;</text> </level> <level label="3"> <text>Red Line station, regardless of transit mode; or</text> </level> <level label="4"> <text>Metro station.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="10-201" title_number="10" title_name="Baltimore City Zoning" subtitle_number="2" subtitle_name="Powers"> <level label="a"> <text>It is the policy of the State that:</text> <level label="1"> <text>the orderly development and use of land and structures requires comprehensive regulation through the implementation of planning and zoning controls; and</text> </level> <level label="2"> <text>planning and zoning controls shall be implemented by local government.</text> </level> </level> <level label="b"> <text>To achieve the public purposes of this regulatory scheme, the General Assembly recognizes that local government action will limit free business enterprise and competition by owners and users of property through the planning and zoning controls set forth in this title and elsewhere in the public general and public local laws.</text> </level> </section> <section article="glu" article_name="Land Use" number="10-202" title_number="10" title_name="Baltimore City Zoning" subtitle_number="2" subtitle_name="Powers"> <text>To promote the health, safety, and general welfare of the community, the Mayor and City Council of Baltimore City may regulate:</text> <level label="1"> <text>the height, number of stories, and size of buildings and other structures;</text> </level> <level label="2"> <text>the percentage of a lot that may be occupied;</text> </level> <level label="3"> <text>off–street parking;</text> </level> <level label="4"> <text>the size of yards, courts, and other open spaces;</text> </level> <level label="5"> <text>population density; and</text> </level> <level label="6"> <text>the location and use of buildings, signs, structures, and land.</text> </level> </section> <section article="glu" article_name="Land Use" number="10-203" title_number="10" title_name="Baltimore City Zoning" subtitle_number="2" subtitle_name="Powers"> <text>The powers granted to the Mayor and City Council of Baltimore City under this title do not:</text> <level label="1"> <text>grant to the Mayor and City Council powers in any substantive area not otherwise granted to the Mayor and City Council by any other public general or public local law;</text> </level> <level label="2"> <text>restrict the Mayor and City Council from exercising any power granted to the Mayor and City Council by any other public general or public local law or otherwise;</text> </level> <level label="3"> <text>authorize the Mayor and City Council or the officers of Baltimore City to engage in any activity that is beyond their power under any other public general law or public local law or otherwise; or</text> </level> <level label="4"> <text>preempt or supersede the regulatory authority of any unit of the State under any public general law.</text> </level> </section> <section article="glu" article_name="Land Use" number="10-204" title_number="10" title_name="Baltimore City Zoning" subtitle_number="2" subtitle_name="Powers"> <level label="a"> <text>To preserve structures and landmarks of historic and architectural value as a public purpose of the State, the Mayor and City Council of Baltimore City may enact laws for historic and landmark zoning and preservation.</text> </level> <level label="b"> <text>This section does not restrict any charter power or other power of Baltimore City.</text> </level> </section> <section article="glu" article_name="Land Use" number="10-301" title_number="10" title_name="Baltimore City Zoning" subtitle_number="3" subtitle_name="Designation and Adoption"> <level label="a"> <text>The Mayor and City Council of Baltimore City may divide Baltimore City into districts and zones of any number, shape, and area as they determine are best suited to carry out the purposes listed in § 10–302 of this subtitle.</text> </level> <level label="b"> <level label="1"> <text>Within the districts and zones, the Mayor and City Council of Baltimore City may regulate the construction, alteration, repair, or use of buildings, structures, or land.</text> </level> <level label="2"> <level label="i"> <text>Zoning regulations adopted by the Mayor and City Council of Baltimore City under this subtitle shall be uniform for each class or kind of development throughout each district or zone.</text> </level> <level label="ii"> <text>Zoning regulations 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="10-302" title_number="10" title_name="Baltimore City Zoning" subtitle_number="3" subtitle_name="Designation and Adoption"> <text>Zoning regulations adopted by the Mayor and City Council of Baltimore City under this subtitle shall: </text> <level label="1"> <text>be in accordance with the plan;</text> </level> <level label="2"> <text>be designed to:</text> <level label="i"> <text>control street congestion;</text> </level> <level label="ii"> <text>promote health, public safety, and general welfare;</text> </level> <level label="iii"> <text>provide adequate light and air;</text> </level> <level label="iv"> <text>promote the conservation of natural resources;</text> </level> <level label="v"> <text>prevent environmental pollution;</text> </level> <level label="vi"> <text>properly manage growth and development; and</text> </level> <level label="vii"> <text>promote or facilitate adequate transportation, water, sewerage, schools, recreation, parks, and other public facilities; and</text> </level> </level> <level label="3"> <text>include reasonable consideration for:</text> <level label="i"> <text>the character of the district or zone and its suitability for particular uses;</text> </level> <level label="ii"> <text>the conservation of the value of buildings and other structures; and</text> </level> <level label="iii"> <text>encouragement for orderly development and the most appropriate use of land throughout Baltimore City.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="10-303" title_number="10" title_name="Baltimore City Zoning" subtitle_number="3" subtitle_name="Designation and Adoption"> <level label="a"> <text>The Mayor and City Council of Baltimore City shall provide for the manner in which zoning regulations and the boundaries of districts and zones shall be established, enforced, and amended.</text> </level> <level label="b"> <level label="1"> <text>The Mayor and City Council of Baltimore City shall hold at least one public hearing on a proposed zoning regulation or boundary at which parties in interest and citizens have an opportunity to be heard.</text> </level> <level label="2"> <text>The zoning regulation or boundary may not become effective until after the hearing or hearings.</text> </level> </level> <level label="c"> <text>At least 15 days before a public hearing is held under this section, the Mayor and City Council of Baltimore City shall publish notice of the time and place of the hearing in a newspaper of general circulation in Baltimore City.</text> </level> <level label="d"> <text>If a hearing under this section will be on a proposed change in the boundaries of a district or zone, the Mayor and City Council of Baltimore City shall:</text> <level label="1"> <text>post a similar notice at a place designated by the respective zoning authorities within the district or zone proposed to be changed; and</text> </level> <level label="2"> <text>mail notice of the proposed change by United States first–class mail to any person whose name last appeared in the Baltimore City tax records as the owner of the property proposed to be changed.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="10-304" title_number="10" title_name="Baltimore City Zoning" subtitle_number="3" subtitle_name="Designation and Adoption"> <level label="a"> <text>The Mayor and City Council of Baltimore City may amend or repeal zoning regulations and boundaries.</text> </level> <level label="b"> <level label="1"> <text>If the purpose and effect of a proposed map amendment is to change the zoning classification of particular property, the City Council shall make findings of fact that address:</text> <level label="i"> <text>population change;</text> </level> <level label="ii"> <text>the availability of public facilities;</text> </level> <level label="iii"> <text>present and future transportation patterns;</text> </level> <level label="iv"> <text>compatibility with existing and proposed development for the area;</text> </level> <level label="v"> <text>the recommendations of the Baltimore City Planning Commission and the Board; and</text> </level> <level label="vi"> <text>the relationship of the proposed amendment to Baltimore City’s plan.</text> </level> </level> <level label="2"> <text>The City Council may grant the amendment to change the zoning classification based on a finding that there was:</text> <level label="i"> <text>a substantial change in the character of the neighborhood where the property is located; or</text> </level> <level label="ii"> <text>a mistake in the existing zoning classification.</text> </level> </level> <level label="3"> <text>The City Council may not allow the filing of an application for a reclassification of a tract or parcel of land for which a reclassification has been denied by the City Council on the merits in the 12 months before the date of the application.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="10-305" title_number="10" title_name="Baltimore City Zoning" subtitle_number="3" subtitle_name="Designation and Adoption"> <level label="a"> <level label="1"> <text>The Mayor and City Council of Baltimore City shall refer proposed changes to the boundaries of a district or zone to the Baltimore City Planning Commission and to the Board.</text> </level> <level label="2"> <text>The Planning Commission and the Board shall:</text> <level label="i"> <text>study the proposed changes in relation to:</text> <level label="1"> <text>the plan;</text> </level> <level label="2"> <text>the needs of Baltimore City; and</text> </level> <level label="3"> <text>the needs of the particular neighborhood in the vicinity of the proposed changes; and</text> </level> </level> <level label="ii"> <text>report their findings and recommendations to the Mayor and City Council.</text> </level> </level> <level label="3"> <text>If the Planning Commission and the Board recommend disapproval of the proposed changes to the boundaries of a district or zone, the changes may not take effect unless a majority of the members of the City Council vote to approve the changes.</text> </level> </level> <level label="b"> <text>The provisions of § 10–303 of this subtitle concerning public hearings and notice apply to all changes or amendments to regulations and boundaries.</text> </level> </section> <section article="glu" article_name="Land Use" number="10-306" title_number="10" title_name="Baltimore City Zoning" subtitle_number="3" subtitle_name="Designation and Adoption"> <level label="a"> <level label="1"> <text>In this section the following words have the meanings indicated.</text> </level> <level label="2"> <text>“Community benefits agreement” means a contract signed by recognized community associations and an applicant for a zoning permit that requires the applicant to provide specific amenities, signage, mitigations, economic impacts, and requirements relating to the diversity, balance, and character of the local community or neighborhood defined in the agreement.</text> </level> <level label="3"> <text>“Dispersal regulation” means a zoning regulation that requires a minimum distance between qualifying uses, measured in a straight line from the nearest point on a lot line of the property occupied by one qualifying use to the nearest point on a lot line of the other property occupied by a qualifying use.</text> </level> <level label="4"> <text>“Grocery store” has the meaning stated in § 9–254 of the Tax – Property Article.</text> </level> <level label="5"> <text>“Pharmacy” has the meaning stated in § 12–101 of the Health Occupations Article.</text> </level> <level label="6"> <level label="i"> <text>“Small box discount store” means a retail store that has a floor area of more than 5,000 square feet and less than 12,000 square feet and that offers for sale:</text> <level label="1"> <text>a combination and variety of convenience shopping goods and consumer shopping goods; and</text> </level> <level label="2"> <text>the majority of the items in the inventory at a price not to exceed $5.</text> </level> </level> <level label="ii"> <text>“Small box discount store” does not include:</text> <level label="1"> <text>a grocery store;</text> </level> <level label="2"> <text>a store that contains a pharmacy where prescription drugs are compounded, dispensed, or distributed;</text> </level> <level label="3"> <text>a store that offers for sale gasoline, diesel fuel, or on–site electric charging capabilities for vehicles;</text> </level> <level label="4"> <text>a retail store where the majority of the products sold are personal hygiene products or cosmetics; or</text> </level> <level label="5"> <text>a store that primarily engages in the resale of used consumer goods.</text> </level> </level> </level> </level> <level label="b"> <text>In accordance with §§ 10–201 and 10–202 of this title and §§ 10–301 and 10–302 of this subtitle, the Mayor and City Council of Baltimore City may enact planning and zoning controls that:</text> <level label="1"> <text>establish a dispersal regulation that provides for a minimum distance between small box discount stores;</text> </level> <level label="2"> <text>establish the development of a small box discount store as a conditional use;</text> </level> <level label="3"> <text>as part of the approval process for the conditional use, authorize the consideration of whether the proposed conditional use is likely to:</text> <level label="i"> <text>have any detrimental impacts on the economy, diversity, or public safety of the neighborhood where the proposed conditional use is located;</text> </level> <level label="ii"> <text>have any detrimental impacts on existing local retail and grocery stores; or</text> </level> <level label="iii"> <text>impede the entry or preservation of full–service grocery stores;</text> </level> </level> <level label="4"> <text>establish a mechanism for the adoption and approval of a community benefits agreement between the applicant, along with the owner or operator of the building in which the small box discount store will be located if the applicant is not the owner or operator of the building, and recognized community associations;</text> </level> <level label="5"> <text>require the notice of a zoning application for a small box discount store to be given to the residents and owners of property that is located within a 0.5–mile radius of the proposed site; and</text> </level> <level label="6"> <text>establish a mechanism for the enforcement of community benefits agreements approved in accordance with item (4) of this subsection.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="10-401" title_number="10" title_name="Baltimore City Zoning" subtitle_number="4" subtitle_name="Implementation"> <level label="a"> <text>A violation of this title or a local law enacted or regulation adopted under this title is a misdemeanor.</text> </level> <level label="b"> <level label="1"> <text>The Mayor and City Council of Baltimore City may provide by local law for the enforcement of this title and any local law enacted or regulation adopted under this title.</text> </level> <level label="2"> <text>The Mayor and City Council of Baltimore City may:</text> <level label="i"> <text>require punishment by fine or imprisonment or both; and</text> </level> <level label="ii"> <text>enact or adopt civil penalties for a violation.</text> </level> </level> <level label="3"> <text>The Mayor and City Council of Baltimore City may provide by local law that a violation of this title or a local law enacted or regulation adopted under this title is a civil zoning violation.</text> </level> </level> <level label="c"> <text>In addition to any other available remedies, the proper authorities of Baltimore City may institute any appropriate action or proceedings to:</text> <level label="1"> <text>prevent the unlawful construction, alteration, repair, conversion, maintenance, or use of a sign, a building, a structure, or land in violation of this title or any local law enacted or regulation adopted under this title;</text> </level> <level label="2"> <text>restrain, correct, or abate the violation;</text> </level> <level label="3"> <text>prevent the occupancy of the building, structure, or land; or</text> </level> <level label="4"> <text>prevent any illegal act, conduct, business, or use in or about the premises of the building, structure, or land.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="10-402" title_number="10" title_name="Baltimore City Zoning" subtitle_number="4" subtitle_name="Implementation"> <level label="a"> <text>The City Council of Baltimore City may appoint full– and part–time hearing examiners that it considers necessary and appropriate to conduct public hearings as required under §§ 10–303 through 10–305 of this title.</text> </level> <level label="b"> <text>The City Council shall establish the term of office, qualifications, and compensation for hearing examiners.</text> </level> <level label="c"> <text>A hearing examiner shall conduct a hearing in the same manner and subject to the same rules as a hearing conducted by the City Council.</text> </level> <level label="d"> <text>A hearing examiner shall issue a written recommendation in the time, manner, and form established by the City Council.</text> </level> </section> <section article="glu" article_name="Land Use" number="10-403" title_number="10" title_name="Baltimore City Zoning" subtitle_number="4" subtitle_name="Implementation"> <level label="a"> <text>With the advice and consent of the City Council, the Mayor may provide for the appointment of a Board of Municipal and Zoning Appeals.</text> </level> <level label="b"> <level label="1"> <text>The Board shall consist of five members.</text> </level> <level label="2"> <level label="i"> <text>The term of a member of the Board is 4 years.</text> </level> <level label="ii"> <text>The terms of the members of the Board shall be staggered as provided on October 1, 2012.</text> </level> </level> <level label="3"> <text>With the advice and consent of the City Council, the Mayor shall appoint an individual to fill the unexpired term of any member.</text> </level> <level label="4"> <level label="i"> <text>The Mayor may remove any member of the Board for:</text> <level label="1"> <text>incompetence;</text> </level> <level label="2"> <text>misconduct; or</text> </level> <level label="3"> <text>in the same manner as for a member of a State board or commission:</text> </level> <level label="A"> <text>failure to attend meetings under § 8–501 of the State Government Article; or</text> </level> <level label="B"> <text>conviction of a crime in accordance with § 8–502 of the State Government Article.</text> </level> </level> <level label="ii"> <text>The Mayor shall provide to the member:</text> <level label="1"> <text>a written statement of charges stating the grounds for removal; and</text> </level> <level label="2"> <text>an opportunity for a public hearing to contest the charges.</text> </level> </level> </level> <level label="5"> <level label="i"> <text>The Mayor shall designate one or more alternate members for the Board who may sit on the Board when another member of the Board is absent or recused.</text> </level> <level label="ii"> <text>When an alternate member is absent or recused, the Mayor may designate a temporary alternate.</text> </level> </level> </level> <level label="c"> <level label="1"> <text>The Board shall adopt rules in accordance with any local law adopted under this title.</text> </level> <level label="2"> <text>Meetings of the Board shall be:</text> <level label="i"> <text>held at the call of the chair and at other times determined by the Board; and</text> </level> <level label="ii"> <text>open to the public.</text> </level> </level> <level label="3"> <text>The chair of the Board or, in the chair’s absence, the acting chair may administer oaths and compel the attendance of witnesses.</text> </level> <level label="4"> <text>The Board shall keep minutes of its proceedings, including the vote of each member on each question, or the member’s absence or failure to vote.</text> </level> <level label="5"> <level label="i"> <text>The Board shall keep records of the examinations and other official actions of the Board.</text> </level> <level label="ii"> <text>The records of the Board shall be:</text> <level label="1"> <text>filed promptly in the office of the Board; and</text> </level> <level label="2"> <text>open to the public.</text> </level> </level> </level> </level> </section> <section article="glu" article_name="Land Use" number="10-404" title_number="10" title_name="Baltimore City Zoning" subtitle_number="4" subtitle_name="Implementation"> <level label="a"> <text>The Board may:</text> <level label="1"> <text>hear and decide appeals when:</text> <level label="i"> <text>it is alleged that there was an error in any order, requirement, decision, or determination made by an administrative official or unit under this title or any local law adopted under this title; and</text> </level> <level label="ii"> <text>the Board is authorized by the Mayor and City Council of Baltimore City by local law or the Charter of Baltimore City;</text> </level> </level> <level label="2"> <text>hear and decide special exceptions or conditional uses on which the Board is required to act under a local law;</text> </level> <level label="3"> <text>authorize on appeal in specific cases a variance from the terms of a local law;</text> </level> <level label="4"> <text>approve buildings and uses limited as to location by any regulation adopted under a local law; and</text> </level> <level label="5"> <text>when acting on a zoning application, consider the availability of public facilities in the area, including schools and flood plain facilities, under regulations adopted under a local law.</text> </level> </level> <level label="b"> <text>If authorized by the general zoning laws of Baltimore City, this subtitle does not prevent the Mayor and City Council of Baltimore City from granting by local law:</text> <level label="1"> <text>variances;</text> </level> <level label="2"> <text>special exceptions; or</text> </level> <level label="3"> <text>conditional uses.</text> </level> </level> <level label="c"> <text>Nothing in this subtitle prohibits an administrative official or unit from making a decision under this title or any local law adopted under this title when authorized by the Mayor and City Council of Baltimore City by local law or the Charter of Baltimore City.</text> </level> <level label="d"> <text>This section does not alter or impair the right to appeal provided for under this subtitle.</text> </level> </section> <section article="glu" article_name="Land Use" number="10-405" title_number="10" title_name="Baltimore City Zoning" subtitle_number="4" subtitle_name="Implementation"> <level label="a"> <text>An appeal to the Board may be filed by:</text> <level label="1"> <text>a person aggrieved by a decision of the administrative officer or unit; or</text> </level> <level label="2"> <text>an officer or unit of Baltimore City affected by a decision of the administrative officer or unit.</text> </level> </level> <level label="b"> <text>A person shall file an appeal within a reasonable time provided by local law or the rules of the Board by filing with the administrative officer or unit from whose action the appeal is taken and with the Board a notice of appeal specifying the grounds of the appeal.</text> </level> <level label="c"> <text>On receiving the notice of appeal, the administrative officer or unit from whose action the appeal is taken shall transmit to the Board all papers constituting the record of the action appealed.</text> </level> <level label="d"> <level label="1"> <text>Unless the administrative officer or unit from whose action an appeal is taken, after receiving the notice of appeal, certifies facts to the Board that the administrative officer or unit believes that a stay would cause imminent peril to life or property, an appeal stays all proceedings in the action appealed.</text> </level> <level label="2"> <text>If the administrative officer or unit provides facts showing that a stay would cause imminent peril to life or property, the proceedings may be stayed only by a restraining order granted by:</text> <level label="i"> <text>the Board; or</text> </level> <level label="ii"> <text>the Circuit Court for Baltimore City.</text> </level> </level> <level label="3"> <text>A restraining order may be issued only:</text> <level label="i"> <text>on application;</text> </level> <level label="ii"> <text>for good cause shown; and</text> </level> <level label="iii"> <text>after notice is given to the administrative officer or unit from whose action the appeal is taken.</text> </level> </level> </level> <level label="e"> <level label="1"> <text>The Board shall:</text> <level label="i"> <text>establish a reasonable time for the hearing of an appeal;</text> </level> <level label="ii"> <text>give public notice of the existence of the appeal and of the hearing, and due notice to the parties in interest and to other persons entitled to notice under local law or the rules of the Board; and</text> </level> <level label="iii"> <text>decide the appeal within a reasonable time.</text> </level> </level> <level label="2"> <text>At a hearing, a party may:</text> <level label="i"> <text>appear in person; or</text> </level> <level label="ii"> <text>be represented by an agent or attorney.</text> </level> </level> </level> <level label="f"> <level label="1"> <text>The Board may, in conformity with this title:</text> <level label="i"> <text>wholly or partly reverse the order, requirement, or decision that is the subject of the appeal;</text> </level> <level label="ii"> <text>wholly or partly affirm the order, requirement, or decision that is the subject of the appeal; or</text> </level> <level label="iii"> <text>modify the order, requirement, or decision that is the subject of the appeal.</text> </level> </level> <level label="2"> <text>The Board shall have the powers of the administrative officer or unit from whose action the appeal is taken.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="10-406" title_number="10" title_name="Baltimore City Zoning" subtitle_number="4" subtitle_name="Implementation"> <level label="a"> <text>If five members of the Board are present, the concurring vote of at least four members is necessary to:</text> <level label="1"> <text>reverse any order, requirement, or decision of an administrative officer or unit;</text> </level> <level label="2"> <text>decide in favor of the applicant on any matter on which the Board is required to act under a local law; or</text> </level> <level label="3"> <text>effect any variation in a local law.</text> </level> </level> <level label="b"> <text>If four members of the Board are present, the concurring vote of at least three members is necessary to take any action under this section.</text> </level> </section> <section article="glu" article_name="Land Use" number="10-501" title_number="10" title_name="Baltimore City Zoning" subtitle_number="5" subtitle_name="Judicial Review"> <level label="a"> <text>A request for judicial review by the Circuit Court for Baltimore City may be filed by any person, taxpayer, or officer or unit of Baltimore City aggrieved by:</text> <level label="1"> <text>a decision of the Board; or</text> </level> <level label="2"> <text>a zoning action by the City Council.</text> </level> </level> <level label="b"> <text>The judicial review shall be in accordance with Title 7, Chapter 200 of the Maryland Rules.</text> </level> <level label="c"> <text>This section does not change the existing standards for judicial review of a zoning action.</text> </level> </section> <section article="glu" article_name="Land Use" number="10-502" title_number="10" title_name="Baltimore City Zoning" subtitle_number="5" subtitle_name="Judicial Review"> <level label="a"> <level label="1"> <text>The Circuit Court for Baltimore City may:</text> <level label="i"> <text>consider the judicial review on the record; or</text> </level> <level label="ii"> <text>allow either side or both sides to present additional testimony if the court believes that additional testimony is required for the proper disposition of the judicial review.</text> </level> </level> <level label="2"> <text>The court shall consider the judicial review without a jury.</text> </level> </level> <level label="b"> <level label="1"> <text>In reviewing a decision of the Board, the Circuit Court for Baltimore City may:</text> <level label="i"> <text>reverse in whole or part;</text> </level> <level label="ii"> <text>affirm in whole or part;</text> </level> <level label="iii"> <text>modify; or</text> </level> <level label="iv"> <text>remand for further consideration.</text> </level> </level> <level label="2"> <level label="i"> <text>If a petition for judicial review is remanded for further consideration, any testimony taken in court shall be made available to the Board.</text> </level> <level label="ii"> <text>The costs of preparing the testimony shall be made a part of the costs of judicial review.</text> </level> </level> </level> </section> <section article="glu" article_name="Land Use" number="10-503" title_number="10" title_name="Baltimore City Zoning" subtitle_number="5" subtitle_name="Judicial Review"> <text>A judgment of the Circuit Court for Baltimore City under § 10–502 of this subtitle may be appealed to the Appellate Court of Maryland.</text> </section> <section article="glu" article_name="Land Use" number="10-504" title_number="10" title_name="Baltimore City Zoning" subtitle_number="5" subtitle_name="Judicial Review"> <level label="a"> <text>In addition to the judicial review provided under § 10–501 of this subtitle, the Mayor and City Council of Baltimore City may allow judicial review by the Circuit Court for Baltimore City of any matter arising under the planning and zoning laws of Baltimore City.</text> </level> <level label="b"> <text>A judgment of the Circuit Court for Baltimore City under this section may be appealed to the Appellate Court of Maryland.</text> </level> <level label="c"> <text>This section does not restrict any charter power or other power of the Mayor and City Council of Baltimore City.</text> </level> </section>