Zoning is a system of land use regulation that controls the physical development of land.It is a legal mechanism by which local government is able to regulate an owner’s right to use privately owned land for the sake of protecting the public health, safety or general welfare.
Land is mapped into different zones with the primary purpose of promoting compatible land uses and to separate incompatible uses.
Decisions regarding how land is zoned are determined, in part, by the County’s master plan, which lays out broad policies to implement a shared vision for the future, and adopted community plans.
2024 COMPREHENSIVE ZONING MAP PROCESS
Planning Department staff recommendations are available on the Log of Issues. Planning Board work sessions will be held in April. These sessions are an opportunity for the Planning Board to discuss rezoning issues that have been identified by Board members, there will be no opportunity for public comment.
The Director of Planning has released his Director's report on staff recommendations.
- View the 2024 CZMP Countywide Log of Issues with staff recommendations.
The 2024 CZMP will begin on September 1 and conclude the same month. The CZMP takes place every four years on an exact schedule specified in the County Code. Any citizen may request a zoning change on any property in the County. The CZMP covers a period of approximately 12 months and results in zoning decisions that are reflected in a final Log of Issues, with the County Council enacting legislation for each issue whether to retain the existing zoning or to enact a different zones or districts. Generally, each issue is a single property, but an issue may cover many adjoining properties and might even cover many hundreds of acres. The zoning on all properties which were not issues is re-enacted without change.
REZONINGPROCESSES
There are a numberof ways to rezone land in Baltimore County.
DISTINCTIONS BETWEEN COMPREHENSIVE AND CYCLE ZONING
There are two major differences between comprehensive and cycle zoning. The County Council has broad legislative authority to place whatever zone it deems to be appropriate on a particularproperty. The Board of Appeals, however, is exercising delegated authority and is much more limited in the scope of its decision-making discretion. The Board of Appeals cannot grant a change in zoning unless the record shows that there has been either a substantial change in the character of the neighborhood since the last comprehensive process, or an error in the mapping. As a legal matter, either of these conditions is usually very difficult to prove.
The other principal difference is that, when the Council enacts a map change on a zoning issue, it is not allowed to impose any accompanying limitations on the use of the property. The owner is allowed to use the land in any of the ways permitted by the regulations pertaining to that zone. In the cycle process, the owner can request the same type of decision (called an "open" filing). Alternatively, the owner has the option to submit a documented site plan specifying in great detail the manner in which the property is to be developed and used.
If the zoning map change is approved by the Board of Appeals, compliance with the documented site plan is mandatory even if the property subsequently changes ownership. If the planned use is not developed within three years, the zoning automatically reverts to its prior classification. By improving the predictability about the actual results of a zoning map change, the documented site plan alternative makes it easier for the petitioner to garner support for the request.
MY NEIGHBORHOOD INTERACTIVE MAP
The My Neighborhood Interactive Map allows users to search for properties, view the zoning, view aerial photography, create custom printable maps and obtain owner information.
A CITIZEN'S GUIDE TO ZONING
A guide created to assist in developing a basic understanding of the various processes and documents related to zoning and other land use regulations. This document is intended as a general overview and explanation of zoning in Baltimore County and not to be used as zoning law or replace the Baltimore County Zoning Regulations. For more specific zoning information, contact the Office of Zoning Review in Permits, Approvals and Inspections (PAI). ViewA Citizen's Guide to Zoning.
ZONING TERMS AND CLASSIFICATIONS
A list of the zoning classifications used in Baltimore County with short descriptions are shown below. A Citizen's Guide to Zoning includes an illustrated description of each of the County's zones. There are general types of zones such as rural, density residential, office, business, industrial and mixed use. Districts may be superimposed onto a zone to provide additional detailed regulation. Currently, there are nine zoning districts.
