Comprehensive Zoning
Zoning is a tool used to guide how land is developed or preserved. The Zoning Map classifies land in the County into zoning districts where different types of land uses–such as residential, commercial, and industrial–are allowed. The Zoning Code includes a set of bulk regulations, such as lot coverage, density, and building height requirements, that help determine the form of development.
The generalized Zoning Map gives a quick view of how the County is zoned. For the zoning of individual properties, you may check the Land Use and Zoning App. For general descriptions of the different zoning districts, please see this Zoning Classifications Guide. For more information about zoning, please refer to County Code § 18-2-106 or see the County's Zoning Administration Website.
Planned land use is a policy map that shows how the County and its residents envision the future use of the land to be, in order to promote a more desirable outcome. The County updated its Planned Land Use Map during the process to develop Plan2040, which the County Council adopted in May 2021. To review the Planned Land Use in your community, check the Land Use and Zoning App.
Comprehensive zoning is one procedure for amending the Zoning Map, as per County Code § 18-2-106. Comprehensive zoning occurs after an analysis of the land use, development activity, and trends for either the County as a whole or for a particular section or Region are completed. The comprehensive zoning process provides an opportunity for the County to make changes in zoning, in accordance with the policies and recommendations in the General Development Plan, and ensure that the zoning is made consistent with the adopted Land Use Plan. The County may also use the comprehensive zoning process to rezone property in order to address an identified County or community need.
Maryland State Law requires that Zoning be consistent with the General Development Plan, known as Plan2040. County staff conducted an extensive analysis of land use and zoning as part of Plan2040 and the Region Plans, and identified several zoning consistency issues that should be addressed to help achieve County and community goals.
The Office of Planning and Zoning proposes these consistency changes to align the Zoning Map with the Planned Land Use Map. For example, there are large properties in the County with "industrial" zoning and a planned land use of "mixed use." In these cases, the County may work with the property owners to determine their support for updating the zoning to "mixed use." To take another example, there are also areas of the County with "medium-density residential" planned land use, where existing, well-established neighborhoods are built out at a lower density. In these cases, the County will work with property owners in these neighborhoods to weigh the tradeoffs and benefits of pursuing a lower-density residential zoning district.
When neighborhoods are developed, they are not always built out to the maximum potential density of the zoning district. Changing the zoning to match what was actually built can help the County provide better analysis for infrastructure needs and protect the physical character of an area. Properties that are zoned for more intense development may be subdivided or redeveloped with more and different types of uses than the neighborhood currently has; that can be a desirable change in areas where communities want to see revitalization. In communities that do not want or cannot support more density, higher zoning potential may not be desired.
Comprehensive Zoning and Administrative Zoning.
Comprehensive Zoning is a process that occurs to make changes in the County’s Official Zoning Maps in accordance with the policies and recommendations in the General Development Plan or other adopted master plans. The Office of Planning and Zoning will propose Comprehensive Zoning Maps that are consistent with the Adopted General Development Plan and the Region Plans. The Comprehensive Zoning Maps will be reviewed and adopted through a legislative process by the County Council for official use.
Administrative Zoning is the method by which an individual may request that a property be reclassified to correct any mistakes made by the County Council during the last comprehensive process or to recognize a change in the character of the neighborhood that would necessitate a change in the zoning. The Administrative Hearing Officer conducts hearings on administrative zoning requests and renders a decision.
The County will mail notification of the comprehensive zoning process to all property owners in the eligible Regions. In addition, the County will notify all residents who have subscribed for updates to the County Executive's newsletter, to the Office of Planning and Zoning newsletters, and all HOAs currently registered with the County within the eligible Regions. The Office of Planning and Zoning will also mail letters to property owners who have a zoning change recommended for their property.
For the latest comprehensive zoning process occurring between 2022 and 2026 the County will conduct comprehensive zoning in tandem with the Region Plans. Regions 2, 4, and 7 are adopted by the County Council; and, therefore the comprehensive zoning process for these Regions is closed. Regions 1, 3, and 9 began the comprehensive zoning process in October 2023, and these Regions are expected to conclude in spring 2025. The remaining three Regions–Regions 5, 6, and 8–will be eligible to apply for zoning changes in October 2024. Click here to view the timeline and see the Hub sites below for more information:
Region 1 - Communities of Brooklyn Park, Linthicum Heights, Curtis Bay, Ferndale, BWI Airport, Harmans, and parts of Hanover
Region 2 - Communities of Jessup, Annapolis Junction, Laurel, Maryland City, Fort Meade, Patuxent Research Refuge, and parts of Hanover
Region 3 - Communities of Greater Annapolis, Parole, Riva, Annapolis Neck, Bay Ridge, and Highland Beach
Region 4 - Communities of Pasadena, Gibson Island, Severna Park, Arnold, Cape St. Claire, Broadneck
Region 5 - Communities of Odenton, Piney Orchard, Gambrills, Woodwardville, Crofton, and Two Rivers
Region 6 - Communities of Crownsville and part of Millersville
Region 7 - Communities of Greater Annapolis, Parole, Riva, Annapolis Neck, Bay Ridge, and Highland Beach
Region 8 - Communities of Davidosonville, Harwood, Lothian, Friendship, and parts of Edgewater
Region 9 - Communities of Edgewater, Mayo, Galesville, West River, Shady Side, Churchton, Deale, Tracys Landing, and North Beach