HB 894, the Maryland Transit and Housing Opportunity Act, automatically designates qualifying transit-oriented developments (near rail stations with at least hourly service Monday-Friday 8am-6pm) as enterprise zones, granting tax incentives without separate approval. The bill requires the Maryland Development Corporation to prioritize redevelopment projects near transit in its loan programs and delays certain development fees for residential housing projects. It also changes local land use regulations near transit stations by altering municipal authority to restrict development in these areas.
HB 1137 (the "Bring Back Main Street Act") requires Maryland counties to permit multifamily developments (buildings with 5+ residential units sharing walls) and mixed-use developments (primarily residential with non-residential space limited to under 50% of total floor area, confined to first floors) on certain properties. It prohibits counties from imposing restrictions on these developments, such as limiting building height or density, while allowing counties to require a minimum of 15% of floor space in mixed-use projects to be dedicated to retail uses and to mandate on-site parking. The bill directly affects counties (by changing their zoning authority), developers seeking to build these projects, and property owners on affected parcels. It updates Maryland’s land use code to streamline approval for these development types, aiming to support community revitalization.
HB 99 modifies Maryland's rules for how municipalities can develop land after annexing it from counties. For 5 years following annexation, municipalities would no longer need county approval to develop annexed land for uses or densities (up to 50% higher) that align with the county's existing comprehensive plan recommendations. However, municipalities would still require county approval to exceed those recommended land uses or densities. This bill directly affects Maryland municipalities and counties by altering the balance of planning authority after annexation, effective October 1, 2026.
HB 337 requires Maryland county school boards to annually submit detailed reports on school zones, student residency locations (without personal identifiers), and school capacity to state planning agencies starting July 1, 2026. It prohibits local "adequate public facilities ordinances" from delaying subdivision or site development plan approvals but allows them to delay final building permits. This directly affects county school boards, housing developers, and local planning departments by standardizing school zone data sharing and clarifying when school capacity rules can impact housing projects. The bill aims to streamline housing development while ensuring school capacity data informs planning.
HB 239, the "Starter and Silver Homes Act of 2026," prohibits Maryland local governments from enforcing zoning rules that restrict lot size, setbacks, lot coverage, or architectural features for certain single-family homes. It specifically prevents bans on "starter homes" (smaller, affordable single-family homes) and "silver homes" (housing designed for older adults) in zones where they are currently prohibited, and allows subdivisions of certain lots to create these housing types. The bill directly affects counties and municipalities by limiting their authority over zoning for these home types, requiring them to permit such developments in applicable areas. Key provisions include repealing existing zoning restrictions and adding new requirements to state law that mandate local jurisdictions to allow these housing options.
HB 691 requires Maryland state agencies that issue housing construction permits to create streamlined permitting processes. Key provisions include allowing multiple permits to be handled simultaneously where possible, establishing predictable sequencing for approvals, and creating clear pathways for faster reviews. The State Housing Ombudsman must ensure consistency across different agencies’ processes and facilitate coordination with local governments. This bill directly affects state agencies, local governments (through potential delegation of permit tasks), and developers seeking housing construction permits, with implementation required by October 2026 and a reporting deadline for the Ombudsman in December 2027.
SB 325, the Maryland Housing Certainty Act, requires local governments and the Maryland-National Capital Park and Planning Commission to base housing development approvals solely on land use rules in effect when a developer submits a complete application. It grants developers "vested rights" protecting approved projects from future rule changes for a set period and prohibits collecting development taxes or impact fees before construction is finished. The bill directly affects housing developers seeking permits and local regulatory agencies managing land use. It creates a new "Maryland Housing Certainty Act" section in state law to formalize these protections and fee restrictions.
SB 389, the Maryland Transit and Housing Opportunity Act, automatically designates transit-oriented development (TOD) areas near rail stations with hourly weekday service (8 a.m.-6 p.m.) as enterprise zones - bypassing normal limits on such designations. It requires Maryland’s development corporation to prioritize loans for projects redeveloping state-owned land near rail stations and delays development taxes/fees for qualifying residential projects. The bill also adds project labor agreements as a scoring factor for TOD funding and adjusts local land-use regulations to support transit-focused development. Directly affecting developers, local governments, and communities near transit hubs, it aims to accelerate housing and infrastructure near rail corridors.
HB 243 modifies Maryland's requirements for local governments' comprehensive and general plans. It adds new mandatory elements like Resilience, Place, and Ecology while replacing older terms (e.g., "Water Resources" becomes "Equity"). The bill requires charter counties and other local jurisdictions to include these updated elements in their plans, detailing goals for economic, social, and environmental development. State agencies must also provide data and guidance to help local governments meet these new standards. This affects how local governments structure long-term planning for land use, housing, transportation, and community facilities.
SB 36 (Starter and Silver Homes Act of 2026) prohibits local governments in Maryland from enforcing zoning restrictions on lot size, setbacks, design rules, or subdivision rules for specific housing types. It directly affects counties and cities by overriding their local zoning laws to allow "starter homes" (for first-time buyers) and "silver homes" (for seniors) as single-family homes or attached townhouses on individual lots. The bill requires local jurisdictions to permit these housing types in zones where they are currently restricted, removing barriers to building smaller or more affordable single-family properties. This changes local zoning authority by mandating that communities cannot ban these specific housing options in certain areas.
