<section article="glu" article_name="Land Use" number="4-101" title_number="4" title_name="Zoning" subtitle_number="1" 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, it is the policy of the General Assembly and the State that local government action will displace or limit economic competition by owners and users of property through the planning and zoning controls set forth in this division and elsewhere in the public general and public local laws.</text> </level> </section> <section article="glu" article_name="Land Use" number="4-102" title_number="4" title_name="Zoning" subtitle_number="1" subtitle_name="Powers"> <text>To promote the health, safety, and general welfare of the community, a legislative body 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="4-103" title_number="4" title_name="Zoning" subtitle_number="1" subtitle_name="Powers"> <level label="a"> <text>When zoning or rezoning land under this division, a legislative body may impose any additional conditions or limitations that the legislative body considers appropriate to improve or protect the general character and design of:</text> <level label="1"> <text>the land and improvements being zoned or rezoned; or</text> </level> <level label="2"> <text>the surrounding or adjacent land and improvements.</text> </level> </level> <level label="b"> <text>A municipal corporation may include in an annexation agreement conditions and limitations on the use of land and density of development otherwise allowed in the zoning district where the land is located.</text> </level> <level label="c"> <text>When zoning or rezoning land under this division, to ensure conformity with the intent and purpose of this division and of the local jurisdiction’s zoning law, a legislative body may retain the power to approve or disapprove:</text> <level label="1"> <text>the design of buildings, construction, landscaping, or other improvements; and</text> </level> <level label="2"> <text>changes made or to be made on the land being zoned or rezoned.</text> </level> </level> <level label="d"> <text>The powers provided in this section shall apply only if the legislative body adopts a local law that includes:</text> <level label="1"> <text>enforcement procedures; and</text> </level> <level label="2"> <text>requirements for adequate notice of:</text> <level label="i"> <text>public hearings; and</text> </level> <level label="ii"> <text>conditions and limitations sought to be imposed.</text> </level> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-104" title_number="4" title_name="Zoning" subtitle_number="1" subtitle_name="Powers"> <level label="a"> <level label="1"> <text>In this section the following words have the meanings indicated.</text> </level> <level label="2"> <text>“Adequate parking study” means a data–supported analysis prepared for a development by a local jurisdiction to evaluate whether one or more parking requirements, parking ratios, or parking management standards potentially imposed on a development are justified to address local parking issues.</text> </level> <level label="3"> <text>“Mixed–use” has the meaning stated in § 7–501 of this article.</text> </level> <level label="4"> <text>“Modular dwelling” means a building assembly or system of building subassemblies designed for habitation as a dwelling for one or more individuals:</text> <level label="i"> <text>that includes the necessary electrical, plumbing, heating, ventilating, and other service systems;</text> </level> <level label="ii"> <text>that is made or assembled by a manufacturer on or off the building site for installation, or assembly and installation, on the building site; and</text> </level> <level label="iii"> <text>installed and set up according to the manufacturer’s instructions on an approved foundation and support system.</text> </level> </level> </level> <level label="b"> <level label="1"> <text>The powers granted to a local jurisdiction under this subtitle do not:</text> <level label="i"> <text>grant the local jurisdiction powers in any substantive area not otherwise granted to the local jurisdiction by any other public general or public local law;</text> </level> <level label="ii"> <text>restrict the local jurisdiction from exercising any power granted to the local jurisdiction by any other public general or public local law or otherwise;</text> </level> <level label="iii"> <text>authorize the local jurisdiction or its officers to engage in any activity that is beyond their power under any other public general or public local law or otherwise; or</text> </level> <level label="iv"> <text>preempt or supersede the regulatory authority of any unit of the State under any public general law.</text> </level> </level> <level label="2"> <text>Subsections (c)(2) and (e) of this section do not apply to:</text> <level label="i"> <text>a rail station located on the campus of an institution of higher education, as defined in § 10–101 of the Education Article; or</text> </level> <level label="ii"> <text>property that:</text> <level label="1"> <text>is partially located outside:</text> </level> <level label="A"> <text>for the provisions in subsection (c)(2) of this section, 0.25 miles of the rail transit station; or</text> </level> <level label="B"> <text>for the provisions in subsection (e) of this section, 0.5 miles of the rail transit station; or</text> </level> <level label="2"> <text>is in an area that was zoned for single–family residential use on January 1, 2026.</text> </level> </level> </level> </level> <level label="c"> <level label="1"> <level label="i"> <text>If a legislative body regulates off–street parking, the legislative body shall require space for the parking of bicycles in a manner that the legislative body considers appropriate.</text> </level> <level label="ii"> <text>A legislative body may allow a reduction in the number of required automobile parking spaces based on the availability of space for parking bicycles.</text> </level> </level> <level label="2"> <text>Except as provided in paragraph (3) of this subsection, a legislative body or other local agency with land use authority may not impose a minimum off–street parking requirement on a residential or mixed–use development that is located within 0.25 miles of a rail transit station that receives at least hourly service on average from 8:00 a.m. until 6:00 p.m. Monday through Friday.</text> </level> <level label="3"> <level label="i"> <text>A legislative body or other local agency with land use authority may impose a minimum off–street parking requirement on a residential or mixed–use development that is located within 0.25 miles of a rail transit station that receives at least hourly service on average from 8:00 a.m. until 6:00 p.m. Monday through Friday if:</text> <level label="1"> <text>the legislative body or other local agency has performed an adequate parking study within the 3 years prior to the submission of a development application; and</text> </level> <level label="2"> <text>the Department of Transportation concurred in the findings of the parking study.</text> </level> </level> <level label="ii"> <level label="1"> <text>The Department of Transportation shall provide its decision on the findings of the adequate parking study within 45 days after the findings are submitted to the Department.</text> </level> <level label="2"> <text>Failure to provide a decision within 45 days shall be deemed as the Department of Transportation concurring with the findings of the adequate parking study.</text> </level> </level> </level> </level> <level label="d"> <text>A legislative body may not prohibit the placement of a new manufactured home or modular dwelling in a zone that allows single–family residential uses if the home or dwelling:</text> <level label="1"> <level label="i"> <text>meets the definition of modular dwelling under subsection (a) of this section; or</text> </level> <level label="ii"> <text>meets the definition of a manufactured home in § 9–102(a) of the Commercial Law Article and is, or will be after purchase, converted to real property in accordance with Title 8B, Subtitle 2 of the Real Property Article; or</text> </level> </level> <level label="2"> <text>is located on land:</text> <level label="i"> <text>currently or previously owned by the federal government;</text> </level> <level label="ii"> <text>greater than 80 acres in size; and</text> </level> <level label="iii"> <text>that was the site of a former U.S. military reservation.</text> </level> </level> </level> <level label="e"> <text>A local jurisdiction’s zoning regulations shall allow mixed–use development on land designated for residential use or appropriate commercial use for mixed–use development within 0.5 miles of a rail transit station that receives at least hourly service on average from 8:00 a.m. until 6:00 p.m. Monday through Friday.</text> </level> <level label="f"> <text>For land that is owned by the State, Baltimore City, or the Washington Metropolitan Area Transit Authority that is in use for a transportation purpose contiguous to a rail transit station that receives at least hourly service on average from 8:00 a.m. until 6:00 p.m. Monday through Friday, a legislative body or other local agency with land use authority may not impose limitations or restrictions on land use classification, height, or setback, or any similar requirements if the land is subject to a transit–oriented development plan approved by the Department of Transportation and developed in coordination with the local jurisdiction.</text> </level> <level label="g"> <text>Subsections (e) and (f) of this section may not be construed to alter the land use authority of a local jurisdiction governing:</text> <level label="1"> <text>environmental or natural resources concerns;</text> </level> <level label="2"> <text>public health and safety considerations; or</text> </level> <level label="3"> <text>adequate public facilities ordinances.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-201" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>A legislative body may divide the local jurisdiction into districts and zones of any number, shape, and area that the legislative body considers best suited to carry out the purposes of this division.</text> </level> <level label="b"> <level label="1"> <text>Within the districts and zones, the legislative body may regulate the construction, alteration, repair, or use of buildings, structures, or land.</text> </level> <level label="2"> <text>Except as otherwise provided in this division or authorized by law:</text> <level label="i"> <text>zoning regulations shall be uniform for each class or kind of development throughout each district or zone; but</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="4-202" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>The legislative body shall adopt zoning regulations:</text> <level label="1"> <text>in accordance with the plan;</text> </level> <level label="2"> <text>with reasonable consideration for, among other things, the character of the district or zone and its suitability for particular uses; and</text> </level> <level label="3"> <text>with a view to conserving the value of property and encouraging orderly development and the most appropriate use of land.</text> </level> </level> <level label="b"> <text>The zoning regulations shall be designed to:</text> <level label="1"> <text>control street congestion;</text> </level> <level label="2"> <text>promote health, public safety, and general welfare;</text> </level> <level label="3"> <text>provide adequate light and air;</text> </level> <level label="4"> <text>promote the conservation of natural resources;</text> </level> <level label="5"> <text>prevent environmental pollution;</text> </level> <level label="6"> <text>properly manage growth and development; and</text> </level> <level label="7"> <text>promote or facilitate adequate transportation, water, sewerage, schools, recreation, parks, and other public facilities.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-203" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>A legislative body shall provide for the manner in which its zoning regulations and the boundaries of districts and zones shall be established, enforced, and amended.</text> </level> <level label="b"> <level label="1"> <text>A legislative body 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"> <level label="i"> <text>The legislative body shall publish notice of the time and place of the public hearing, together with a summary of the proposed zoning regulation or boundary, in at least one newspaper of general circulation in the local jurisdiction once each week for 2 successive weeks.</text> </level> <level label="ii"> <text>The legislative body shall publish the first notice of the hearing at least 14 days before the hearing.</text> </level> </level> <level label="3"> <text>The zoning regulation or boundary may not become effective until 10 days after the hearing or hearings.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-204" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>Zoning regulations and boundaries may be amended or repealed.</text> </level> <level label="b"> <level label="1"> <text>If the purpose and effect of a proposed map amendment is to change a zoning classification, the legislative body 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 recommendation of the planning commission; and</text> </level> <level label="vi"> <text>the relationship of the proposed amendment to the local jurisdiction’s plan.</text> </level> </level> <level label="2"> <text>The legislative body 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 legislative body shall keep a complete record of a hearing on an application for reclassification and the votes of the members of the legislative body.</text> </level> <level label="4"> <text>A legislative body may not allow the filing of an application for a reclassification of all or part of any land for which a reclassification has been denied by the legislative body on the merits in the 12 months before the date of the application.</text> </level> <level label="5"> <text>The provisions of § 4–203(b) of this subtitle concerning public hearings and notice apply to applications for reclassification.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-205" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>A legislative body may authorize the planning director or another designee to grant an administrative adjustment from the following requirements in a zoning law enacted by the legislative body:</text> <level label="1"> <text>height;</text> </level> <level label="2"> <text>setback;</text> </level> <level label="3"> <text>bulk;</text> </level> <level label="4"> <text>parking;</text> </level> <level label="5"> <text>loading, dimensional, or area; or</text> </level> <level label="6"> <text>similar requirements.</text> </level> </level> <level label="b"> <text>Before developing criteria and procedures for administrative adjustments under this section, the legislative body shall:</text> <level label="1"> <text>consult with the planning commission and the board of appeals; and</text> </level> <level label="2"> <text>provide:</text> <level label="i"> <text>reasonable public notice of the proposed criteria and procedures;</text> </level> <level label="ii"> <text>an opportunity for a public hearing; and</text> </level> <level label="iii"> <text>an opportunity for public review and comment.</text> </level> </level> </level> <level label="c"> <text>The criteria for an administrative adjustment shall include:</text> <level label="1"> <text>standards for actions on requests;</text> </level> <level label="2"> <text>standards for the classes of development that are eligible for an administrative adjustment; and</text> </level> <level label="3"> <text>the maximum variation from a zoning requirement that is allowed under an administrative adjustment.</text> </level> </level> <level label="d"> <text>Procedures for administrative adjustments may address:</text> <level label="1"> <text>applications;</text> </level> <level label="2"> <text>notice to the public and to the parties in interest;</text> </level> <level label="3"> <text>an opportunity for a public hearing;</text> </level> <level label="4"> <text>an opportunity for the taking of testimony and evidence; and</text> </level> <level label="5"> <text>decision making.</text> </level> </level> <level label="e"> <text>A decision on an application for an administrative adjustment shall include written findings of fact and conclusions of law.</text> </level> <level label="f"> <text>By enacting a local law or adopting a procedure, a legislative body may authorize the appeal to the board of appeals of a decision to approve or deny an administrative adjustment.</text> </level> <level label="g"> <text>Nothing in this section is intended to authorize a local jurisdiction to allow an administrative adjustment to State or local requirements that are intended to protect environmentally sensitive areas such as streams, slopes, wetlands, natural heritage areas, or critical areas.</text> </level> </section> <section article="glu" article_name="Land Use" number="4-206" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>By local law, a legislative body may specify in a zoning law the allowable modifications that may be made by a variance.</text> </level> <level label="b"> <text>The modifications in a variance:</text> <level label="1"> <text>may be only of density, bulk, dimensional, or area requirements of the zoning law;</text> </level> <level label="2"> <text>may be only allowed where, owing to conditions peculiar to the property and not because of any action taken by the applicant, a literal enforcement of the zoning law would result in unnecessary hardship or practical difficulty as specified in the zoning law; and</text> </level> <level label="3"> <text>may not be contrary to the public interest.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-207" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>On application by a property owner, a legislative body may authorize how the uses allowed in a zoning classification are to be applied to a particular improved property by granting an adaptive reuse.</text> </level> <level label="b"> <text>Before granting an adaptive reuse, the legislative body shall make specific findings, supported by facts in the record, that:</text> <level label="1"> <text>the change is consistent with the plan for the local jurisdiction;</text> </level> <level label="2"> <text>the change is in the public interest and provides a positive benefit to the community; and</text> </level> <level label="3"> <text>literal enforcement of the zoning classification would deprive the owner of all reasonable economically viable use of the property.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-208" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <text>A legislative body shall provide for exceptions to the zoning law when necessary to bring an existing parking lot into compliance with the requirements for parking spaces for individuals with disabilities and the van–accessible parking ratio requirement of the Maryland Accessibility Code adopted under § 12–202 of the Public Safety Article.</text> </section> <section article="glu" article_name="Land Use" number="4-209" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>A legislative body may appoint full– and part–time hearing examiners that it considers necessary and appropriate.</text> </level> <level label="b"> <level label="1"> <text>A legislative body may delegate to a hearing examiner the power to conduct a public hearing under §§ 4–204 and 4–205 of this subtitle.</text> </level> <level label="2"> <text>A hearing shall be conducted under rules the legislative body adopts.</text> </level> </level> <level label="c"> <text>A hearing examiner shall recuse himself or herself from participating in a matter in which the hearing examiner may have a conflict of interest or the appearance of a conflict of interest.</text> </level> <level label="d"> <text>A legislative body shall determine the term of office, required qualifications, and compensation of a hearing examiner employed by the local jurisdiction.</text> </level> <level label="e"> <text>A hearing examiner shall issue a written recommendation in the time, manner, and form required by the legislative body.</text> </level> </section> <section article="glu" article_name="Land Use" number="4-210" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>In this section, “critical area” includes the areas designated as the Chesapeake Bay Critical Area and the Atlantic Coastal Bays Critical Area under § 8–1807 of the Natural Resources Article.</text> </level> <level label="b"> <text>This section does not apply in the critical area.</text> </level> <level label="c"> <text>For the purposes of issuing a permit or variance relating to zoning, construction, or stormwater for a project to install a solar panel, any calculation relating to the impervious surface of the project required by the State or local governing authority issuing the permit or variance may include only the foundation or base supporting the solar panel.</text> </level> </section> <section article="glu" article_name="Land Use" number="4-211" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <text>In this section, “energy generating system” means an energy generating system:</text> <level label="1"> <text>for which a certificate of public convenience and necessity is required by State law; or</text> </level> <level label="2"> <level label="i"> <text>for which a certificate of public convenience and necessity is not required by State law; and</text> </level> <level label="ii"> <text>that is not considered to be an accessory use under the zoning law of the local jurisdiction where the system is located.</text> </level> </level> </level> <level label="b"> <text>If the primary reason for a proposed amendment to change a zoning classification on a parcel of land is the existence of an energy generating system on that parcel of land or on a parcel of land that is adjacent to or in close proximity to that parcel of land, a legislative body may not grant an amendment to change the zoning classification based on a finding that there was:</text> <level label="1"> <text>a substantial change in the character of the neighborhood where the property is located; or</text> </level> <level label="2"> <text>a mistake in the existing zoning classification.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-212" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <level label="1"> <text>In this section, “agritourism” means an activity conducted on a farm that is offered to a member of the general public or to invited guests for the purpose of education, recreation, or active involvement in the farm operation.</text> </level> <level label="2"> <text>“Agritourism” includes:</text> <level label="i"> <text>farm tours;</text> </level> <level label="ii"> <text>hayrides;</text> </level> <level label="iii"> <text>corn mazes;</text> </level> <level label="iv"> <text>seasonal petting farms;</text> </level> <level label="v"> <text>farm museums;</text> </level> <level label="vi"> <text>guest farms;</text> </level> <level label="vii"> <text>pumpkin patches;</text> </level> <level label="viii"> <text>“pick your own” or “cut your own” produce;</text> </level> <level label="ix"> <text>camping;</text> </level> <level label="x"> <text>incidental outdoor stays;</text> </level> <level label="xi"> <text>classes related to agricultural products or skills; and</text> </level> <level label="xii"> <text>picnic and party facilities offered in conjunction with any agritourism activity.</text> </level> </level> </level> <level label="b"> <text>A local jurisdiction may adopt the definition of “agritourism” as defined in this section by local ordinance, resolution, law, or rule.</text> </level> </section> <section article="glu" article_name="Land Use" number="4-213" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <level label="1"> <text>In this section, “alcohol production” means an activity that is:</text> <level label="i"> <text>carried out by a license holder, as defined in § 1–101 of the Alcoholic Beverages and Cannabis Article; and</text> </level> <level label="ii"> <text>related to the manufacture, packaging, storage, promotion, or sale of alcoholic beverages.</text> </level> </level> <level label="2"> <text>“Alcohol production” includes the use of an area to:</text> <level label="i"> <text>provide tastings of alcoholic beverages; or</text> </level> <level label="ii"> <text>accommodate the license holder’s customers.</text> </level> </level> </level> <level label="b"> <text>A local jurisdiction may adopt the definition of “alcohol production” as defined in this section by local ordinance, resolution, law, or rule.</text> </level> </section> <section article="glu" article_name="Land Use" number="4-214" title_number="4" title_name="Zoning" subtitle_number="2" subtitle_name="Designation and Adoption"> <level label="a"> <level label="1"> <text>In this section, “agricultural alcohol production” means an activity that:</text> <level label="i"> <text>is carried out by a license holder, as defined in § 1–101 of the Alcoholic Beverages and Cannabis Article;</text> </level> <level label="ii"> <text>occurs on agricultural land; and</text> </level> <level label="iii"> <text>is related to the manufacture, packaging, storage, promotion, or sale of alcoholic beverages that use ingredients produced on the agricultural land or any associated agricultural land.</text> </level> </level> <level label="2"> <text>“Agricultural alcohol production” includes the use of an area to:</text> <level label="i"> <text>provide tastings of alcoholic beverages; or</text> </level> <level label="ii"> <text>accommodate the license holder’s customers.</text> </level> </level> </level> <level label="b"> <text>A local jurisdiction may adopt the definition of “agricultural alcohol production” as defined in this section by local ordinance, resolution, law, or rule.</text> </level> </section> <section article="glu" article_name="Land Use" number="4-215" title_number="4" title_name="Zoning" subtitle_number="2" 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>“Integrated vegetation management” means:</text> <level label="i"> <text>the use of a scientifically established combination of nonchemical methods for creating and maintaining a stable low–growing plant community, including manual, mechanical, or biological means of removal or suppression of any species that is not compatible with that plant community; and</text> </level> <level label="ii"> <text>when the methods under item (i) of this paragraph have been exhausted or have been scientifically demonstrated to be ineffective for pollinator–friendly habitats, the use of the least toxic chemical methods available used in a manner that minimizes the use of these chemical methods and the risks to native pollinators and other native wildlife, native plants, human health, and the environment.</text> </level> </level> <level label="3"> <text>“Low–growing plant community” means a collection of plant species that typically appear growing together on landscapes where trees have been:</text> <level label="i"> <text>removed; or</text> </level> <level label="ii"> <text>prevented from becoming established due to:</text> <level label="1"> <text>soil and moisture conditions;</text> </level> <level label="2"> <text>natural physical disturbance;</text> </level> <level label="3"> <text>animal herbivory; or</text> </level> <level label="4"> <text>human activity.</text> </level> </level> </level> <level label="4"> <text>“Native plant” means a plant listed as native to the State:</text> <level label="i"> <text>by the Maryland Biodiversity Project; or</text> </level> <level label="ii"> <text>in the Maryland Plant Atlas or “Vascular Plants of Maryland, USA: A Comprehensive Account of the State’s Botanical Diversity”, as revised.</text> </level> </level> <level label="5"> <text>“Nonnative invasive plant” means a plant listed in the Center for Invasive Species and Ecosystem Health’s Mid–Atlantic Invaders Tool.</text> </level> <level label="6"> <level label="i"> <text>“Pollinator–friendly vegetation management” means landscape management that:</text> <level label="1"> <text>creates habitats for native pollinators and other native wildlife and native plants that together form an interdependent natural community; and</text> </level> <level label="2"> <text>provides food, water, cover, or sites for nesting.</text> </level> </level> <level label="ii"> <text>“Pollinator–friendly vegetation management” includes:</text> <level label="1"> <text>employing no–mow methods, such as hand–cutting, pulling plants, and biocontrols to minimize disturbances to habitats;</text> </level> <level label="2"> <text>employing rotational mowing cycles:</text> </level> <level label="A"> <text>to promote the availability of standing vegetation and habitat; and</text> </level> <level label="B"> <text>under which not more than half of a utility–designated pollinator area is mowed during a single fall and winter season;</text> </level> <level label="3"> <text>using integrated vegetation management to maintain low–growing plant communities by controlling plant species, such as trees and nonnative invasive plants, in a manner that reduces the need to mow and minimizes the risk to native pollinators and other native wildlife, native plants, human health, and the environment; and</text> </level> <level label="4"> <text>using scientifically accepted approaches for the protection of the State’s rare, threatened, or endangered plant and wildlife species.</text> </level> </level> </level> <level label="7"> <text>“Public service company” has the meaning stated in § 1–101 of the Public Utilities Article.</text> </level> <level label="8"> <text>“Unreasonable limitation on pollinator–friendly vegetation management” includes a limitation that:</text> <level label="i"> <text>significantly increases the cost of pollinator–friendly vegetation management;</text> </level> <level label="ii"> <text>significantly decreases the efficacy of pollinator–friendly vegetation management; or</text> </level> <level label="iii"> <text>requires cultivated vegetation to consist wholly or partly of turf grass.</text> </level> </level> <level label="9"> <text>“Utility–designated pollinator area” means property, including any right–of–way or easement:</text> <level label="i"> <text>that is maintained by a public service company;</text> </level> <level label="ii"> <text>for which the public service company has exclusive maintenance rights; and</text> </level> <level label="iii"> <text>that is voluntarily identified by the public service company as an area that will be maintained with pollinator–friendly vegetation management to support pollinators.</text> </level> </level> </level> <level label="b"> <text>This section:</text> <level label="1"> <text>does not apply to a limitation imposed by a local jurisdiction on pollinator–friendly vegetation management performed or overseen by a public service company on its property, including a right–of–way or an easement, located on or below:</text> <level label="i"> <text>a trail overlap;</text> </level> <level label="ii"> <text>a park overlap; or</text> </level> <level label="iii"> <text>active farmland; and</text> </level> </level> <level label="2"> <text>may not be construed to:</text> <level label="i"> <text>prohibit a local jurisdiction from imposing a land use restriction on the type, number, or location of pollinator–friendly vegetation management features that pertain to:</text> <level label="1"> <text>the safe and dependable delivery of energy products; or</text> </level> <level label="2"> <text>human health and safety; or</text> </level> </level> <level label="ii"> <text>limit or restrict mowing outside of a utility–designated pollinator area.</text> </level> </level> </level> <level label="c"> <text>A local jurisdiction may not impose any unreasonable limitation, including a land use restriction, on a utility–designated pollinator area maintained by a public service company, if:</text> <level label="1"> <text>the utility–designated pollinator area is subject to a Candidate Conservation Agreement between the U.S. Fish and Wildlife Service and the public service company; or</text> </level> <level label="2"> <text>the public service company maintains and regularly tends to the utility–designated pollinator area by performing or overseeing pollinator–friendly vegetation management in accordance with subsection (d) of this section.</text> </level> </level> <level label="d"> <text>A public service company that chooses to perform or oversee pollinator–friendly vegetation management in a utility–designated pollinator area shall, as part of its pollinator–friendly vegetation management, mow the utility–designated pollinator area:</text> <level label="1"> <text>only from November 1 through March 31, inclusive, and not more than once every other year; or</text> </level> <level label="2"> <text>only from October 1 through April 30, inclusive, and not more than once every other year if the utility–designated pollinator area is located in the Appalachian Plateau province or the Ridge and Valley province as defined by the Maryland Geological Survey.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-216" title_number="4" title_name="Zoning" subtitle_number="2" 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>“Family child care home” has the meaning stated in § 9.5–301 of the Education Article.</text> </level> <level label="3"> <text>“Large family child care home” has the meaning stated in § 9.5–301 of the Education Article.</text> </level> </level> <level label="b"> <text>A local jurisdiction may not, by local ordinance, resolution, law, or rule, limit the number of children for which a family child care home or large family child care home provides family child care to below the number authorized by the State Department of Education.</text> </level> </section> <section article="glu" article_name="Land Use" number="4-217" title_number="4" title_name="Zoning" subtitle_number="2" 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>“Central natural area” means an area within the Patuxent Research Refuge or the Beltsville Agricultural Research Center that provides habitat for native flora and fauna, including forests, woodlands, wetlands, meadows, and early successional grasslands and shrublands.</text> </level> <level label="3"> <text>“Local zoning authority” means:</text> <level label="i"> <text>for land located in Anne Arundel County, the Anne Arundel County Council or other body with authority to designate zoning classifications; or</text> </level> <level label="ii"> <text>for land located in the Maryland–Washington Regional District established under Title 20, Subtitle 1 of this article, a district council, as defined in § 14–101 of this article.</text> </level> </level> </level> <level label="b"> <text>Any federally owned land that is part of the property known as the Patuxent Research Refuge shall be designated and maintained in a zoning classification that restricts the uses to open space, reserved open space, or other resource conservation uses.</text> </level> <level label="c"> <text>If the federal government or any assignee sells, leases, licenses, or otherwise encumbers any portion of land that is part of the property known as the Patuxent Research Refuge, the local zoning authority shall continue a zoning classification for that property that:</text> <level label="1"> <text>restricts the uses to open space, reserved open space, or other resource conservation uses; and</text> </level> <level label="2"> <text>does not permit commercial, industrial, or residential uses.</text> </level> </level> <level label="d"> <text>A central natural area in the property known as the Patuxent Research Refuge may not be converted to be used for agriculture, active recreation, forestry, or other plant harvesting.</text> </level> <level label="e"> <text>Prior to any development on land in the property known as the Patuxent Research Refuge, the local zoning authority shall:</text> <level label="1"> <text>hold a public hearing; and</text> </level> <level label="2"> <text>make a final decision, in consultation with the Maryland Department of Natural Resources and the Maryland Department of the Environment, that the proposed development will not have a substantial impact on any land in a central natural area.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-301" title_number="4" title_name="Zoning" subtitle_number="3" subtitle_name="Board of Appeals"> <level label="a"> <text>A legislative body shall provide for the appointment of a board of appeals.</text> </level> <level label="b"> <text>The legislative body may not serve as the board of appeals.</text> </level> </section> <section article="glu" article_name="Land Use" number="4-302" title_number="4" title_name="Zoning" subtitle_number="3" subtitle_name="Board of Appeals"> <level label="a"> <text>A board of appeals consists of at least three members.</text> </level> <level label="b"> <text>A member of a board of appeals shall be appointed by the local executive and confirmed by the legislative body.</text> </level> <level label="c"> <text>The term of office of a member of a board of appeals is 3 years.</text> </level> <level label="d"> <level label="1"> <text>A member of a board of appeals may be removed by the local executive for:</text> <level label="i"> <text>incompetence;</text> </level> <level label="ii"> <text>misconduct; or</text> </level> <level label="iii"> <text>in the same manner as for a member of a State board or commission:</text> <level label="1"> <text>failure to attend meetings under § 8–501 of the State Government Article; or</text> </level> <level label="2"> <text>conviction of a crime in accordance with § 8–502 of the State Government Article.</text> </level> </level> </level> <level label="2"> <text>The local executive shall provide to the member:</text> <level label="i"> <text>a written statement of charges stating the grounds for removal; and</text> </level> <level label="ii"> <text>an opportunity for a public hearing to contest the charges.</text> </level> </level> </level> <level label="e"> <text>The appointing authority shall appoint a new member to fill the unexpired term of any member who leaves a board of appeals.</text> </level> <level label="f"> <level label="1"> <text>A legislative body shall designate one or more alternate members for the board of appeals who may sit on the board when another member of the board is absent or recused.</text> </level> <level label="2"> <text>When an alternate member is absent or recused, the legislative body may designate a temporary alternate.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-303" title_number="4" title_name="Zoning" subtitle_number="3" subtitle_name="Board of Appeals"> <level label="a"> <level label="1"> <text>The meetings of a board of appeals shall be held at the call of the chair and at other times determined by the board.</text> </level> <level label="2"> <text>The chair of a board of appeals or the acting chair may administer oaths and compel the attendance of witnesses.</text> </level> <level label="3"> <text>All meetings of a board of appeals shall be open to the public.</text> </level> </level> <level label="b"> <text>A member of a board of appeals may receive compensation that the legislative body considers appropriate.</text> </level> </section> <section article="glu" article_name="Land Use" number="4-304" title_number="4" title_name="Zoning" subtitle_number="3" subtitle_name="Board of Appeals"> <level label="a"> <text>A board of appeals shall adopt rules in accordance with any local law adopted under this division.</text> </level> <level label="b"> <text>A member of a board of appeals shall recuse himself or herself from participating in a matter in which the member may have a conflict of interest or an appearance of a conflict of interest.</text> </level> <level label="c"> <level label="1"> <level label="i"> <text>A board of appeals shall make a recording of all proceedings with a contemporaneous written record showing the vote of each member on each question or the member’s absence or failure to vote.</text> </level> <level label="ii"> <level label="1"> <text>A board of appeals shall immediately file the recording of its proceedings in the office of the board.</text> </level> <level label="2"> <text>The recording shall be a public record.</text> </level> </level> </level> <level label="2"> <text>If a recording or a transcript of a recording is not prepared in the normal course of the board’s proceedings, the party who requests a copy of the recording or its transcript shall pay the cost of preparing the recording or transcript.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-305" title_number="4" title_name="Zoning" subtitle_number="3" subtitle_name="Board of Appeals"> <text>A board of appeals may:</text> <level label="1"> <text>hear and decide appeals when it is alleged that there is an error in any order, requirement, decision, or determination made by an administrative officer or unit under this division or of any local law adopted under this division;</text> </level> <level label="2"> <text>hear and decide special exceptions to the terms of a local law on which the board is required to pass under the local law; and</text> </level> <level label="3"> <text>authorize on appeal in specific cases a variance from the terms of a local law.</text> </level> </section> <section article="glu" article_name="Land Use" number="4-306" title_number="4" title_name="Zoning" subtitle_number="3" subtitle_name="Board of Appeals"> <level label="a"> <text>An appeal to the board of appeals 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 the jurisdiction 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 the rules of the board of appeals by filing with the administrative officer or unit from whose action the appeal is taken and with the board of appeals a notice of appeal specifying the grounds of the appeal.</text> </level> <level label="c"> <text>The administrative officer or unit from whose action the appeal is taken shall transmit promptly to the board all papers constituting the record of the action appealed.</text> </level> <level label="d"> <level label="1"> <text>Except as provided in paragraph (2) of this subsection, an appeal to a board of appeals stays all proceedings in furtherance of the action appealed.</text> </level> <level label="2"> <text>If an administrative officer or unit certifies to the board of appeals facts stated in the certificate that indicate to the administrative officer or unit that a stay would cause imminent peril to life or property, the board of appeals or the circuit court may stay the proceedings:</text> <level label="i"> <text>only for good cause shown; and</text> </level> <level label="ii"> <text>through issuing a restraining order after notice is given to the administrative officer or unit.</text> </level> </level> </level> <level label="e"> <level label="1"> <text>A board of appeals 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;</text> </level> <level label="iii"> <text>give due notice to the parties in interest and to other persons entitled to notice under local law or the rules of the board of appeals; and</text> </level> <level label="iv"> <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>A board of appeals may, in conformity with this division:</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;</text> </level> <level label="iii"> <text>modify the order, requirement, or decision that is the subject of the appeal; or</text> </level> <level label="iv"> <text>issue a new order, requirement, or decision.</text> </level> </level> <level label="2"> <text>The board of appeals shall have all 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="4-401" title_number="4" title_name="Zoning" subtitle_number="4" subtitle_name="Judicial Review"> <level label="a"> <text>Any of the following persons may file a request for judicial review of a decision of a board of appeals or a zoning action of a legislative body by the circuit court of the county:</text> <level label="1"> <text>a person aggrieved by the decision or action;</text> </level> <level label="2"> <text>a taxpayer; or</text> </level> <level label="3"> <text>an officer or unit of the local jurisdiction.</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="4-402" title_number="4" title_name="Zoning" subtitle_number="4" subtitle_name="Judicial Review"> <level label="a"> <text>Except as provided in subsection (b) of this section, the circuit court shall review the decision of a board of appeals or a hearing examiner under this subtitle on the record transmitted by the board of appeals or hearing examiner, and not de novo.</text> </level> <level label="b"> <level label="1"> <text>If, after a hearing, the circuit court determines that testimony is needed for the proper disposition of the matter, the court may take evidence or appoint a special magistrate to:</text> <level label="i"> <text>take the required evidence; and</text> </level> <level label="ii"> <text>report the evidence to the court with the special magistrate’s findings of fact and conclusions of law.</text> </level> </level> <level label="2"> <text>The special magistrate’s evidence, findings, and conclusions shall constitute a part of the proceedings on which the court shall make its determination.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-403" title_number="4" title_name="Zoning" subtitle_number="4" subtitle_name="Judicial Review"> <text>The circuit court may not allow an award of costs against the board of appeals unless it appears to the court that the board, in making the decision that is the subject of the judicial review, acted:</text> <level label="1"> <text>with gross negligence;</text> </level> <level label="2"> <text>in bad faith; or</text> </level> <level label="3"> <text>with malice.</text> </level> </section> <section article="glu" article_name="Land Use" number="4-404" title_number="4" title_name="Zoning" subtitle_number="4" subtitle_name="Judicial Review"> <text>All issues in any proceeding under this subtitle shall be scheduled and heard before all other civil actions and proceedings.</text> </section> <section article="glu" article_name="Land Use" number="4-405" title_number="4" title_name="Zoning" subtitle_number="4" subtitle_name="Judicial Review"> <level label="a"> <text>After deciding a judicial review under this subtitle, the circuit court shall file a written order and opinion embodying the reasons for its decision.</text> </level> <level label="b"> <level label="1"> <text>A party may file an appeal of a judgment of the circuit court with the Appellate Court of Maryland during the period and in the manner required by the Maryland Rules.</text> </level> <level label="2"> <text>The Appellate Court of Maryland may award costs in any appeal to that court under this subsection.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-406" title_number="4" title_name="Zoning" subtitle_number="4" subtitle_name="Judicial Review"> <level label="a"> <text>In addition to the judicial review provided under this subtitle, a legislative body may allow judicial review by the circuit court of any matter arising under the planning and zoning laws of the local jurisdiction.</text> </level> <level label="b"> <text>A judgment of the circuit court under this section may be appealed to the Appellate Court of Maryland.</text> </level> </section> <section article="glu" article_name="Land Use" number="4-501" title_number="4" title_name="Zoning" subtitle_number="5" subtitle_name="Accessory Dwelling Units"> <level label="a"> <text>In this subtitle the following words have the meanings indicated.</text> </level> <level label="b"> <level label="1"> <text>“Accessory dwelling unit” means a secondary dwelling unit that is:</text> <level label="i"> <text>on the same lot, parcel, or tract as a primary single–family detached dwelling unit; and</text> </level> <level label="ii"> <text>not greater than 75% of the size of and subordinate in use to the primary single–family detached dwelling unit.</text> </level> </level> <level label="2"> <text>“Accessory dwelling unit” includes a structure that is:</text> <level label="i"> <text>separate from the primary single–family detached dwelling unit; or</text> </level> <level label="ii"> <text>attached as an addition to the primary single–family detached dwelling unit.</text> </level> </level> </level> <level label="c"> <level label="1"> <text>“Dwelling unit” means a single unit providing complete living facilities for at least one individual, including, at a minimum, provisions for sanitation, cooking, eating, and sleeping.</text> </level> <level label="2"> <text>“Dwelling unit” does not include a unit in a multifamily residential building.</text> </level> </level> <level label="d"> <text>“Utility” means water or sewer disposal services provided by:</text> <level label="1"> <text>a private company regulated under Division I of the Public Utilities Article;</text> </level> <level label="2"> <text>the Washington Suburban Sanitary Commission regulated under Division II of the Public Utilities Article;</text> </level> <level label="3"> <text>a sanitary commission regulated under Title 9, Subtitle 6 of the Environment Article; or</text> </level> <level label="4"> <text>a municipal authority regulated under Title 9, Subtitle 7 of the Environment Article.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-502" title_number="4" title_name="Zoning" subtitle_number="5" subtitle_name="Accessory Dwelling Units"> <text>This subtitle applies only to the development of accessory dwelling units on land with a single–family detached dwelling unit as the primary dwelling unit.</text> </section> <section article="glu" article_name="Land Use" number="4-503" title_number="4" title_name="Zoning" subtitle_number="5" subtitle_name="Accessory Dwelling Units"> <level label="a"> <text>It is the policy of the State to promote and encourage the creation of accessory dwelling units on land with a single–family detached dwelling unit as the primary dwelling unit in order to meet the housing needs of the citizens of Maryland.</text> </level> <level label="b"> <level label="1"> <text>Except as provided in this subtitle and subject to paragraph (2) of this subsection, this subtitle does not alter or abrogate any zoning power or related authority granted to a local jurisdiction under this title.</text> </level> <level label="2"> <text>Local jurisdictions shall establish policies that further the intent of this subtitle.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="4-504" title_number="4" title_name="Zoning" subtitle_number="5" subtitle_name="Accessory Dwelling Units"> <level label="a"> <level label="1"> <text>On or before October 1, 2026, each legislative body shall adopt a local law authorizing the development of accessory dwelling units in accordance with this section.</text> </level> <level label="2"> <text>A legislative body may adopt a local law that:</text> <level label="i"> <text>establishes standards for accessory dwelling unit safety; and</text> </level> <level label="ii"> <text>prohibits the full or partial conversion of an accessory structure as an accessory dwelling unit if the only vehicular access to the accessory structure is from an alley.</text> </level> </level> </level> <level label="b"> <text>A local law adopted under this section shall provide for construction of accessory dwelling units that meet public health, safety, and welfare standards, including relevant building codes and adequate public facilities provisions.</text> </level> <level label="c"> <text>A local law adopted under this section shall exclude the development of an accessory dwelling unit from the calculation of density and the application of any measures limiting residential growth that pertain to the lot, parcel, or tract proposed for the development of the accessory dwelling unit.</text> </level> <level label="d"> <text>A local law adopted under this section may not establish setback requirements that exceed the existing accessory structure setback requirements from the side and rear lot lines.</text> </level> <level label="e"> <level label="1"> <level label="i"> <text>A local law adopted under this section may establish additional off–street parking requirements that consider:</text> <level label="1"> <text>the cost to construct off–street parking spaces;</text> </level> <level label="2"> <text>whether sufficient curb area exists along the front line of the property to accommodate on–street parking;</text> </level> <level label="3"> <text>the increase in impervious surface due to the creation of new off–street parking and the relation to any applicable stormwater management plans; and</text> </level> <level label="4"> <text>variability due to the size of the lot, parcel, or tract on which the accessory dwelling unit or primary dwelling is located.</text> </level> </level> <level label="ii"> <text>A local law adopted under this paragraph shall provide for a waiver process from the parking requirements.</text> </level> </level> <level label="2"> <text>Before adopting a local law under paragraph (1) of this subsection, a legislative body shall complete a parking study to determine the applicable needs and restrictions in the jurisdiction.</text> </level> </level> </section>