Maryland 2025 Regular Session

Maryland House Bill HB503 Compare Versions

Version 1 (Old)

Version 2 (New)

Old	New		Differences
1	1
2	2
3	3		EXPLANATION: CAPITALS INDICATE MAT TER ADDED TO EXISTIN G LAW.
4	4		[Brackets] indicate matter deleted from existing law.
5		-	Underlining indicates amendments to bill.
6		-	Strike out indicates matter stricken from the bill by amendment or deleted from the law by
7		-	amendment.
8	5		hb0503
9	6
10	7		HOUSE BILL 503
11	8		C9 5lr0453
12	9		CF SB 430
13	10		By: The Speaker (By Request – Administration) and Delegates Allen, Amprey,
14	11		Boafo, Fennell, Foley, Hornberger, D. Jones, Kerr, J. Long,
15	12		Palakovich Carr, Phillips, Ruff, Schindler, Simpson, Taylor, Turner, Vogel,
16	13		and Woods
17	14		Introduced and read first time: January 22, 2025
18	15		Assigned to: Environment and Transportation
19		-	Committee Report: Favorable with amendments
20		-	House action: Adopted with floor amendments
21		-	Read second time: March 15, 2025
22	16
23		-	~~CHAPTER ______~~
	17	+	A BILL ENTITLED
24	18
25	19		AN ACT concerning 1
26	20
27	21		Land Use – Regional Housing Infrastructure Gap 2
28	22		(Housing for Jobs Act) 3
29		-	Housing Development Act 4
30	23
31		-	FOR the purpose of requiring the Department of Housing and Community Development 5
32		-	and the Department of Planning to calculate certain regional housing infrastructure 6
33		-	gaps; providing for the apportionment of regional housing infrastructure gaps to 7
34		-	counties and incorporated municipalities; authorizing local jurisdictions to reduce 8
35		-	local housing infrastructure gaps in a certain manner; establishing that certain local 9
36		-	jurisdictions have an affirmative obligation to expeditiously approve housing 10
37		-	development project applications; prohibiting certain local jurisdictions from 11
38		-	denying certain housing development project applications without certain 12
39		-	justifications; to periodically establish housing production targets for the State and 13
40		-	certain local jurisdictions; requiring the Department to publish housing production 14
41		-	targets on its website and notify certain local jurisdictions; requiring the Department 15
42		-	to publish an annual report assessing the progress of the State and certain local 16
43		-	jurisdictions with meeting specified housing targets; requiring that the approval of 17
44		-	a housing development project application by a local jurisdiction or the 18
45		-	Maryland–National Capital Park and Planning Commission be governed by certain 19
46		-	laws and regulations; providing that certain housing development projects have 20
47		-	certain vested rights related to use and development for a certain time period; 21
48		-	establishing the Housing Opportunities Made Equitable Commission to study and 22 2 HOUSE BILL 503
	24	+	FOR the purpose of requiring the Department of Housing and Community Development 4
	25	+	and the Department of Planning to calculate certain regional housing infrastructure 5
	26	+	gaps; providing for the apportionment of regional housing infrastructure gaps to 6
	27	+	counties and incorporated municipalities; authorizing local jurisdictions to reduce 7
	28	+	local housing infrastructure gaps in a certain manner; establishing that certain local 8
	29	+	jurisdictions have an affirmative obligation to expeditiously approve housing 9
	30	+	development project applications; prohibiting certain local jurisdictions from 10
	31	+	denying certain housing development project applications without certain 11
	32	+	justifications; and generally relating to housing development and land use. 12
49	33
	34	+	BY repealing and reenacting, with amendments, 13
	35	+	Article – Land Use 14
	36	+	Section 1–401 and 10–103 15
	37	+	Annotated Code of Maryland 16
	38	+	(2012 Volume and 2024 Supplement) 17
50	39
51		-	make recommendations on ways the State and local governments can improve the 1
52		-	housing supply and housing affordability; and generally relating to housing 2
53		-	development and land use. 3
	40	+	BY adding to 18
	41	+	Article – Land Use 19
	42	+	Section 12–101 through 12–203 to be under the new title “Title 12. Regional Housing 20
	43	+	Infrastructure Gap” 21
	44	+	Annotated Code of Maryland 22
	45	+	(2012 Volume and 2024 Supplement) 23
54	46
55		-	BY repealing and reenacting, without amendments, 4
56		-	Article – Land Use 5
57		-	Section 1–101(a) and (i) 6
58		-	Annotated Code of Maryland 7
59		-	(2012 Volume and 2024 Supplement) 8
60		-
61		-	BY repealing and reenacting, with amendments, 9
62		-	Article – Land Use 10
63		-	Section 1–401 and 10–103 11
64		-	Annotated Code of Maryland 12
65		-	(2012 Volume and 2024 Supplement) 13
66		-
67		-	BY adding to 14
68		-	Article – Land Use 15
69		-	Section 12–101 through 12–203 12–302 to be under the new title “Title 12. Regional 16
70		-	Housing Infrastructure Gap” “Title 12. Housing Development Act” 17
71		-	Annotated Code of Maryland 18
72		-	(2012 Volume and 2024 Supplement) 19
73		-
74		-	SECTION 1. BE IT ENACTED BY THE GENERAL ASSEMBLY OF MARYLAND, 20
75		-	That the Laws of Maryland read as follows: 21
76		-
77		-	Article – Land Use 22
78		-
79		-	1–101. 23
80		-
81		-	(a) In this division the following words have the meanings indicated. 24
82		-
83		-	(i) “Local jurisdiction” means a county or municipal corporation and the territory 25
84		-	within which its powers may be exercised. 26
85		-
86		-	1–401. 27
87		-
88		-	(a) Except as provided in this section, this division does not apply to charter 28
89		-	counties. 29
90		-
91		-	(b) The following provisions of this division apply to a charter county: 30
92		-
93		-	(1) this subtitle, including Parts II and III (Charter county – 31
94		-	Comprehensive plans); 32
95		-
96		-	(2) § 1–101(l), (m), and (o) (Definitions – “Plan”, “Priority funding area”, 33
97		-	and “Sensitive area”); 34 HOUSE BILL 503 3
	47	+	SECTION 1. BE IT ENACTED BY THE GENERAL ASSEMBLY OF MARYLAND, 24
	48	+	That the Laws of Maryland read as follows: 25 2 HOUSE BILL 503
98	49
99	50
100	51
101		-	~~(3) § 1–201 (Visions);~~ 1
	52	+	Article – Land Use 1
102	53
103		-	~~(4) §~~ 1–~~206 (Required education);~~ 2
	54	+	1–401. 2
104	55
105		-	(5) § 1–207 (Annual report – In general); 3
	56	+	(a) Except as provided in this section, this division does not apply to charter 3
	57	+	counties. 4
106	58
107		-	(6) ~~§ 1–208 (Annual~~ ~~report – Measures and indicators); 4~~
	59	+	(b) The following provisions of this division apply to a charter county: 5
108	60
109		-	(7) Title 1, Subtitle 3 (Consistency); 5
	61	+	(1) this subtitle, including Parts II and III (Charter co unty – 6
	62	+	Comprehensive plans); 7
110	63
111		-	(8) Title 1, Subtitle 5 (Growth Tiers); 6
	64	+	(2) § 1–101(l), (m), and (o) (Definitions – “Plan”, “Priority funding area”, 8
	65	+	and “Sensitive area”); 9
112	66
113		-	(9) § 4–~~104(c)~~ (~~Limitations – Bicycle Parking~~); 7
	67	+	(3) § 1–201 (Visions); 10
114	68
115		-	(10) § 4–~~104(d)~~ (~~Limitations – Manufactured homes and modular dwellings~~); 8
	69	+	(4) § 1–206 (Required education); 11
116	70
117		-	(11) § 4–~~208~~ (~~Exceptions~~ – ~~Maryland Accessibility Code~~); 9
	71	+	(5) § 1–207 (Annual report – In general); 12
118	72
119		-	(12) § 4–~~210~~ (~~Permits~~ and ~~variances – Solar panels~~); 10
	73	+	(6) § 1–208 (Annual report – Measures and indicators); 13
120	74
121		-	(13) ~~§ 4–211~~ (~~Change in zoning classification – Energy generating systems~~); 11
	75	+	(7) Title 1, Subtitle 3 (Consistency); 14
122	76
123		-	(14) ~~§ 4–212~~ (~~Agritourism~~); 12
	77	+	(8) Title 1, Subtitle 5 (Growth Tiers); 15
124	78
125		-	(15) § 4–~~213~~ (~~Alcohol production~~); 13
	79	+	(9) § 4–104(c) (Limitations – Bicycle Parking); 16
126	80
127		-	(16) § 4–~~214~~ (~~Agricultural alcohol production~~); 14
	81	+	(10) § 4–104(d) (Limitations – Manufactured homes and modular dwellings); 17
128	82
129		-	(17) § 4–~~215~~ (~~Pollinator~~–~~friendly vegetation management~~); 15
	83	+	(11) § 4–208 (Exceptions – Maryland Accessibility Code); 18
130	84
131		-	(18) § 5–~~102(d)~~ (~~Subdivision regulations~~ – ~~Burial sites~~); 16
	85	+	(12) § 4–210 (Permits and variances – Solar panels); 19
132	86
133		-	(19) § 5–~~104~~ (~~Major subdivision~~ – ~~Review~~); 17
	87	+	(13) § 4–211 (Change in zoning classification – Energy generating systems); 20
134	88
135		-	(20) ~~Title 7, Subtitle 1~~ (~~Development Mechanisms~~); 18
	89	+	(14) § 4–212 (Agritourism); 21
136	90
137		-	(21) ~~Title 7, Subtitle 2~~ (~~Transfer of Development Rights~~); 19
	91	+	(15) § 4–213 (Alcohol production); 22
138	92
139		-	(22) except in Montgomery County or Prince George’s County, Title 7, 20
140		-	Subtitle 3 (Development Rights and Responsibilities Agreements); 21
	93	+	(16) § 4–214 (Agricultural alcohol production); 23
141	94
142		-	(23) ~~Title 7, Subtitle~~ 4 (~~Inclusionary Zoning~~); 22
	95	+	(17) § 4–215 (Pollinator–friendly vegetation management); 24
143	96
144		-	(24) Title 7, Subtitle 5 (Housing Expansion and Affordability); 23
145		-
146		-	(25) § 8–401 (Conversion of overhead facilities); 24 4 HOUSE BILL 503
	97	+	(18) § 5–102(d) (Subdivision regulations – Burial sites); 25 HOUSE BILL 503 3
147	98
148	99
149	100
150		-	(26) for Baltimore County only, Title 9, Subtitle 3 (Single–County 1
151		-	Provisions – Baltimore County); 2
	101	+	(19) § 5–104 (Major subdivision – Review); 1
152	102
153		-	(27) for Frederick County only, Title 9, Subtitle 10 (Single–County 3
154		-	Provisions – Frederick County); 4
	103	+	(20) Title 7, Subtitle 1 (Development Mechanisms); 2
155	104
156		-	(28) for Howard County only, Title 9, Subtitle 13 (Single –County 5
157		-	Provisions – Howard County); 6
	105	+	(21) Title 7, Subtitle 2 (Transfer of Development Rights); 3
158	106
159		-	(29) ~~for Talbot~~ County ~~only~~, Title 9, ~~Subtitle 18 (Single –County 7~~
160		-	~~Provisions – Talbot County~~); ~~[and] 8~~
	107	+	(22) except in Montgomery County or Prince George’s County, Title 7, 4
	108	+	Subtitle 3 (Development Rights and Responsibilities Agreements); 5
161	109
162		-	(30) Title 11, Subtitle 2 (~~Civil Penalty~~); ~~AND 9~~
	110	+	(23) Title 7, Subtitle 4 (Inclusionary Zoning); 6
163	111
164		-	(31) TITLE 12 (REGIONAL HOUSING INFRASTRUCTURE GAP) 10
165		-	(HOUSING DEVELOPMENT ACT). 11
	112	+	(24) Title 7, Subtitle 5 (Housing Expansion and Affordability); 7
166	113
167		-	(c) ~~This section supersedes any inconsistent provision~~ of ~~Division II of this article. 12~~
	114	+	(25) § 8–401 (Conversion of overhead facilities); 8
168	115
169		-	10–103. 13
	116	+	(26) for Baltimore County only, Title 9, Subtitle 3 (Single–County 9
	117	+	Provisions – Baltimore County); 10
170	118
171		-	(a) ~~Except as provided in this section~~, ~~this division does not apply to Baltimore 14~~
172		-	~~City. 15~~
	119	+	(27) for Frederick County only, Title 9, Subtitle 10 (Single–County 11
	120	+	Provisions – Frederick County); 12
173	121
174		-	(b) The following provisions of this division apply to Baltimore City: 16
	122	+	(28) for Howard County only, Title 9, Subtitle 13 (Single –County 13
	123	+	Provisions – Howard County); 14
175	124
176		-	(1) this title; 17
	125	+	(29) for Talbot County only, Title 9, Subtitle 18 (Single –County 15
	126	+	Provisions – Talbot County); [and] 16
177	127
178		-	(2) ~~§ 1–101(m)~~ (~~Definitions – “Priority funding area”~~); 18
	128	+	(30) Title 11, Subtitle 2 (Civil Penalty); AND 17
179	129
180		-	(3) ~~§ 1–101(o)~~ (~~Definitions – “Sensitive~~ ~~area”~~)~~; 19~~
	130	+	(31) TITLE 12 (REGIONAL HOUSING INFRASTRUCTURE GAP). 18
181	131
182		-	(4) ~~§ 1–201 (Visions); 20~~
	132	+	(c) This section supersedes any inconsistent provision of Division II of this article. 19
183	133
184		-	~~(5) § 1–206 (Required education); 21~~
	134	+	10–103. 20
185	135
186		-	(6) § 1–207 (Annual report – In general); 22
	136	+	(a) Except as provided in this section, this division does not apply to Baltimore 21
	137	+	City. 22
187	138
188		-	(7) ~~§ 1–208 (Annual~~ ~~report – Measures and indicators);~~ 23
	139	+	(b) The following provisions of this division apply to Baltimore City: 23
189	140
190		-	(8) Title ~~1, Subtitle 3 (Consistency)~~; 24
	141	+	(1) this title; 24
191	142
192		-	(9) Title 1, Subtitle 4, Parts II and III (Home Rule Counties – 25
193		-	Comprehensive Plans; Implementation); 26
	143	+	(2) § 1–101(m) (Definitions – “Priority funding area”); 25
194	144
195		-	(10) § 4–104(c) (Limitations – Bicycle parking); 27 HOUSE BILL 503 5
	145	+	(3) § 1–101(o) (Definitions – “Sensitive area”); 26
	146	+	4 HOUSE BILL 503
	147	+
	148	+
	149	+	(4) § 1–201 (Visions); 1
	150	+
	151	+	(5) § 1–206 (Required education); 2
	152	+
	153	+	(6) § 1–207 (Annual report – In general); 3
	154	+
	155	+	(7) § 1–208 (Annual report – Measures and indicators); 4
	156	+
	157	+	(8) Title 1, Subtitle 3 (Consistency); 5
	158	+
	159	+	(9) Title 1, Subtitle 4, Parts II and III (Home Rule Counties – 6
	160	+	Comprehensive Plans; Implementation); 7
	161	+
	162	+	(10) § 4–104(c) (Limitations – Bicycle parking); 8
	163	+
	164	+	(11) § 4–104(d) (Limitations – Manufactured homes and modular dwellings); 9
	165	+
	166	+	(12) § 4–205 (Administrative adjustments); 10
	167	+
	168	+	(13) § 4–207 (Exceptions – Maryland Accessibility Code); 11
	169	+
	170	+	(14) § 4–210 (Permits and variances – Solar panels); 12
	171	+
	172	+	(15) § 4–211 (Change in zoning classification – Energy generating systems); 13
	173	+
	174	+	(16) § 4–215 (Pollinator–friendly vegetation management); 14
	175	+
	176	+	(17) § 5–102(d) (Subdivision regulations – Burial sites); 15
	177	+
	178	+	(18) Title 7, Subtitle 1 (Development Mechanisms); 16
	179	+
	180	+	(19) Title 7, Subtitle 2 (Transfer of Development Rights); 17
	181	+
	182	+	(20) Title 7, Subtitle 3 (Development Rights and Responsibilities 18
	183	+	Agreements); 19
	184	+
	185	+	(21) Title 7, Subtitle 4 (Inclusionary Zoning); 20
	186	+
	187	+	(22) Title 7, Subtitle 5 (Housing Expansion and Affordability); [and] 21
	188	+
	189	+	(23) Title 11, Subtitle 2 (Civil Penalty); AND 22
	190	+
	191	+	(24) TITLE 12 (REGIONAL HOUSING INFRASTRUCTURE GAP). 23
	192	+
	193	+	TITLE 12. REGIONAL HOUSING INFRASTRUCTURE GAP. 24
	194	+	HOUSE BILL 503 5
	195	+
	196	+
	197	+	SUBTITLE 1. GENERAL PROVISIONS. 1
	198	+
	199	+	12–101. 2
	200	+
	201	+	(A) IN THIS TITLE THE FOL LOWING WORDS HAVE TH E MEANINGS 3
	202	+	INDICATED. 4
	203	+
	204	+	(B) “JOBS–TO–HOUSING RATIO ” MEANS THE TOTAL NUMB ER OF JOBS BY 5
	205	+	PLACE OF WORK DIVIDE D BY THE TOTAL NUMBE R OF HOUSING UNITS. 6
	206	+
	207	+	(C) “LOCAL HOUSING INFRAST RUCTURE GAP ” MEANS THE SHARE OF A 7
	208	+	REGIONAL HOUSING INF RASTRUCTURE GAP APPO RTIONED TO A LOCAL 8
	209	+	JURISDICTION UNDER § 12–201(B) OF THIS TITLE. 9
	210	+
	211	+	(D) “REGION” MEANS AN AREA DESIGN ATED UNDER § 12–102 OF THIS 10
	212	+	SUBTITLE. 11
	213	+
	214	+	(E) “REGIONAL HOUSING INFRA STRUCTURE GAP ” MEANS THE NUMBER OF 12
	215	+	HOUSING UNITS NEEDED FOR A REGION’S JOBS–TO–HOUSING RATIO TO BE BELOW 13
	216	+	1.5 ACCORDING TO THE CAL CULATION MADE UNDER § 12–201(A) OF THIS TITLE. 14
	217	+
	218	+	12–102. 15
	219	+
	220	+	FOR PURPOSES OF THIS TITLE, REGIONS ARE DESIGNAT ED AS FOLLOWS: 16
	221	+
	222	+	(1) THE BALTIMORE REGION INCLUDES ANNE ARUNDEL COUNTY, 17
	223	+	BALTIMORE COUNTY, CARROLL COUNTY, HARFORD COUNTY, HOWARD COUNTY, 18
	224	+	AND BALTIMORE CITY; 19
	225	+
	226	+	(2) THE WASHINGTON SUBURBAN REGION INCLUDES FREDERICK 20
	227	+	COUNTY, MONTGOMERY COUNTY, AND PRINCE GEORGE’S COUNTY; 21
	228	+
	229	+	(3) THE SOUTHERN MARYLAND REGION INCLUDES CALVERT 22
	230	+	COUNTY, CHARLES COUNTY, AND ST. MARY’S COUNTY; 23
	231	+
	232	+	(4) THE WESTERN MARYLAND REGION INCLUDES ALLEGANY 24
	233	+	COUNTY, GARRETT COUNTY, AND WASHINGTON COUNTY; 25
	234	+
	235	+	(5) THE UPPER EASTERN SHORE REGION INCLUDES CAROLINE 26
	236	+	COUNTY, CECIL COUNTY, KENT COUNTY, QUEEN ANNE’S COUNTY, AND TALBOT 27
	237	+	COUNTY; AND 28
	238	+	6 HOUSE BILL 503
	239	+
	240	+
	241	+	(6) THE LOWER EASTERN SHORE REGION INCLUDES DORCHESTER 1
	242	+	COUNTY, SOMERSET COUNTY, WICOMICO COUNTY, AND WORCESTER COUNTY. 2
	243	+
	244	+	SUBTITLE 2. REQUIREMENTS . 3
	245	+
	246	+	12–201. 4
	247	+
	248	+	(A) ON OR BEFORE JANUARY 1 EACH YEAR THE DEPARTMENT OF HOUSING 5
	249	+	AND COMMUNITY DEVELOPMENT AND THE DEPARTMENT OF PLANNING SHALL 6
	250	+	PUBLISH, FOR EACH REGION DESI GNATED UNDER § 12–102 OF THIS TITLE: 7
	251	+
	252	+	(1) THE TOTAL NUMBER OF HOUSING UNITS ; 8
	253	+
	254	+	(2) THE TOTAL NUM BER OF JOBS BY PLACE OF WORK; 9
	255	+
	256	+	(3) THE JOBS–TO–HOUSING RATIO ; 10
	257	+
	258	+	(4) THE NUMBER OF HOUSIN G UNITS NEEDED TO BE PRODUCED FOR 11
	259	+	THE REGION TO REACH A JOBS–TO–HOUSING RATIO OF 1.5 OR LESS; AND 12
	260	+
	261	+	(5) THE DIFFERENCE BETWE EN THE EXISTING NUMB ER OF HOUSING 13
	262	+	UNITS AND THE NUMBER OF HO USING UNITS NEEDED F OR THE REGION TO REA CH A 14
	263	+	JOBS–TO–HOUSING RATIO OF 1.5 OR LESS. 15
	264	+
	265	+	(B) THE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT AND 16
	266	+	THE DEPARTMENT OF PLANNING SHALL APPORT ION A REGIONAL HOUSI NG 17
	267	+	INFRASTRUCTURE GAP T O: 18
	268	+
	269	+	(1) EACH COUNTY BASED ON THE SHARE OF REGIONA L JOBS 19
	270	+	LOCATED IN THE COUNT Y; AND 20
	271	+
	272	+	(2) EACH INCORPORATED MU NICIPALITY BASED ON THE SHARE OF 21
	273	+	REGIONAL JOBS LOCATE D IN THE MUNICIPALIT Y. 22
	274	+
	275	+	12–202. 23
	276	+
	277	+	(A) (1) IN THIS SECTION THE F OLLOWING WORDS HAVE THE MEANINGS 24
	278	+	INDICATED. 25
	279	+
	280	+	(2) “AFFORDABLE” MEANS THAT HOUSING C OSTS DO NOT EXCEED 26
	281	+	30% OF A HOUSEHOLD ’S INCOME. 27
	282	+	HOUSE BILL 503 7
	283	+
	284	+
	285	+	(3) “AFFORDABLE HOUSING UN IT” MEANS A DWELLING UNI T THAT IS 1
	286	+	DEED–RESTRICTED TO BE AFF ORDABLE TO A HOUSEHO LD EARNING 60% OR LESS 2
	287	+	OF THE AREA MEDIAN I NCOME FOR A PERIOD OF AT LEAST 40 YEARS. 3
	288	+
	289	+	(4) “AREA MEDIAN INCOME ” MEANS THE MEDIAN HOU SEHOLD 4
	290	+	INCOME FOR THE AREA ADJUSTED FOR HOUSEHO LD SIZE AS PUBLISHED AND 5
	291	+	ANNUALLY UPDATED BY THE U.S. DEPARTMENT OF HOUSING AND URBAN 6
	292	+	DEVELOPMENT . 7
	293	+
	294	+	(5) “HOUSING UNIT BUILT ” MEANS A NEWLY CONSTRUC TED OR 8
	295	+	SUBSTANTIALLY RENOVA TED RESIDENTIAL DWEL LING UNIT THAT HAS R ECEIVED A 9
	296	+	USE AND OCCUPANCY PE RMIT FROM A LOCAL JU RISDICTION ON OR AFT ER JANUARY 10
	297	+	1, 2026. 11
	298	+
	299	+	(6) (I) “RAIL STATION” MEANS A PRESENT OR P LANNED: 12
	300	+
	301	+	1. MARC STATION ALON G THE PENN, CAMDEN, OR 13
	302	+	BRUNSWICK LINES ; 14
	303	+
	304	+	2. BALTIMORE METRO SUBWAYLINK STATION; 15
	305	+
	306	+	3. BALTIMORE LIGHT RAILLINK STATION; 16
	307	+
	308	+	4. METRORAIL SYSTEM STAT ION; OR 17
	309	+
	310	+	5. ANY OTHER PASSENGER RAIL STATION. 18
	311	+
	312	+	(II) A RAIL STATION SHALL B E CONSIDERED “PLANNED” IF IT IS 19
	313	+	ON A FINALIZED RAIL ROUTE WITH COMPLETED DEVELOPMENT APPROVAL S. 20
	314	+
	315	+	(B) (1) THE NUMBER OF UNITS I N THE LOCAL HOUSING 21
	316	+	INFRASTRUCTURE GAP M AY BE REDUCED IN ACC ORDANCE WITH THIS SU BSECTION. 22
	317	+
	318	+	(2) FOR EVERY 1 HOUSING UNIT BUILT W ITHIN THREE–QUARTERS OF 23
	319	+	A MILE OF A RAIL STA TION, 1.5 HOUSING UNITS MAY BE SUBTRACTED FROM THE 24
	320	+	LOCAL HOUSING INFRAS TRUCTURE GAP . 25
	321	+
	322	+	(3) FOR EVERY 1 AFFORDABLE HOUSING U NIT BUILT, 1.5 HOUSING 26
	323	+	UNITS MAY BE SUBTRAC TED FROM THE LOCAL H OUSING INFRASTRUCTUR E GAP. 27
	324	+
	325	+	(C) CALCULATIONS UNDER SUBSEC TION (B) OF THIS SECTION MAY NOT BE 28
	326	+	COMBINED TO SUBTRACT MORE THAN 1.5 HOUSING UNITS FROM T HE LOCAL 29
	327	+	HOUSING INFRASTRUCTU RE GAP PER 1 HOUSING UNIT BUILT . 30 8 HOUSE BILL 503
196	328
197	329
198	330
199		-	(11) § 4–104(d) (Limitations – Manufactured homes and modular dwellings); 1
	331	+	(D) (1) IN ORDER TO REDUCE A LOCAL HOUSING INFRAS TRUCTURE GAP 1
	332	+	UNDER SUBSECTION (B) OF THIS SECTION , A LOCAL JURISDICTION SHALL SUBMIT 2
	333	+	DOCUMENTATION TO THE DEPARTMENT OF HOUSING AND COMMUNITY 3
	334	+	DEVELOPMENT . 4
200	335
201		-	(12) § 4–205 (Administrative adjustments); 2
	336	+	(2) A SUBMISSION UNDER PAR AGRAPH (1) OF THIS SUBSECTION 5
	337	+	SHALL BE IN THE FORM AND MANNER THAT THE DEPARTMENT OF HOUSING AND 6
	338	+	COMMUNITY DEVELOPMENT REQUIRES . 7
202	339
203		-	~~(13) § 4–207 (Exceptions – Maryland Accessibility Code); 3~~
	340	+	12–203. 8
204	341
205		-	(14) § 4–210 (Permits and variances – Solar panels); 4
	342	+	(A) (1) IN THIS SECTION THE F OLLOWING WORDS HAVE THE MEANINGS 9
	343	+	INDICATED. 10
206	344
207		-	(15) § 4–211 (Change in zoning classification – Energy generating systems); 5
	345	+	(2) “AREA WITH INADEQUATE WATER OR WASTEWATER FACILITIES” 11
	346	+	MEANS: 12
208	347
209		-	(16) § 4–215 (Pollinator–friendly vegetation management); 6
	348	+	(I) AN AREA OUTSIDE AN E XISTING OR PLANNED W ATER AND 13
	349	+	SEWER SERVICE AREA A S IDENTIFIED IN AN ADO PTED COUNTY PLAN UND ER TITLE 14
	350	+	9, SUBTITLE 5 OF THE ENVIRONMENT ARTICLE; OR 15
210	351
211		-	(17) § 5–102(d) (Subdivision regulations – Burial sites); 7
	352	+	(II) AN AREA INSIDE AN EX ISTING OR PLANNED WA TER AND 16
	353	+	SEWER SERVICE AREA A S IDENTIFIED IN AN A DOPTED COUNTY PLAN U NDER TITLE 17
	354	+	9, SUBTITLE 5 OF THE ENVIRONMENT ARTICLE, WHERE THE CONNECTING WATER 18
	355	+	OR WASTEWATER FACILI TY: 19
212	356
213		-	(18) Title 7, Subtitle 1 (Development Mechanisms); 8
	357	+	1. DOES NOT HAVE ADEQUA TE CAPACITY OR IS AB OVE 20
	358	+	80% CAPACITY; AND 21
214	359
215		-	(19) Title 7, Subtitle 2 (Transfer of Development Rights); 9
	360	+	2. DOES NOT HAVE A CAPA CITY MANAGEMENT PLAN 22
	361	+	APPROVED BY THE DEPARTMENT OF THE ENVIRONMENT . 23
216	362
217		-	(20) ~~Title 7,~~ ~~Subtitle 3 (Development~~ ~~Rights and Responsibilities 10~~
218		-	~~Agreements); 11~~
	363	+	(3) “AREA ZONED FOR HEAVY INDUSTRIAL USE ” MEANS AN AREA 24
	364	+	THAT: 25
219	365
220		-	(21) ~~Title 7,~~ ~~Subtitle 4 (Inclusionary~~ ~~Zoning)~~; 12
	366	+	(I) DOES NOT ALLOW RESID ENTIAL USES; AND 26
221	367
222		-	(22) Title 7, Subtitle 5 (Housing Expansion and Affordability); [and] 13
	368	+	(II) ALLOWS FOR INTENSE I NDUSTRIAL ACTIVITIES , SUCH AS 27
	369	+	HEAVY MANUFACTURING , ASSEMBLING, OR INDUSTRIAL PROCES SING ACTIVITIES, 28
	370	+	THAT MAY CREATE SIGN IFICANT NOISE, DUST, VIBRATION, GLARE, ODORS, AND 29
	371	+	OTHER ADVERSE ENVIRO NMENTAL IMPACTS . 30
	372	+	HOUSE BILL 503 9
223	373
224		-	(23) Title 11, Subtitle 2 (Civil Penalty); AND 14
225	374
226		-	(24) TITLE 12 (REGIONAL HOUSING INFRASTRUCTURE GAP) 15
227		-	(HOUSING DEVELOPMENT ACT). 16
	375	+	(4) “CURRENT OR PROJECTED FULL–TIME ENROLLMENT ” MEANS: 1
228	376
229		-	TITLE 12. REGIONAL HOUSING INFRASTRUCTURE GAP. 17
	377	+	(I) A SCHOOL’S FULL–TIME ENROLLMENT AT T HE TIME OF THE 2
	378	+	HOUSING DEVELOPMENT APPLICATION; OR 3
230	379
231		-	SUBTITLE 1. GENERAL PROVISIONS. 18
	380	+	(II) A SCHOOL’S PROJECTED FULL –TIME ENROLLMENT FOR A 4
	381	+	SCHOOL YEAR NOT LATE R THAN THE 7TH FULL SCHOOL YEAR AFTER THE TIME OF 5
	382	+	THE HOUSING DEVELOPM ENT PROJECT APPLICAT ION. 6
232	383
233		-	12–101. 19
	384	+	(5) “DENY A HOUSING DEVELO PMENT PROJECT APPLIC ATION” 7
	385	+	INCLUDES TO: 8
234	386
235		-	(A) IN THIS TITLE THE FOL LOWING WORDS HAVE TH E MEANINGS 20
236		-	INDICATED. 21
	387	+	(I) DENY A HOUSING DEVEL OPMENT PROJECT APPLI CATION AT 9
	388	+	ANY STATE IN THE DEV ELOPMENT PROCESS , INCLUDING ANY REQUIR ED LAND USE 10
	389	+	APPROVALS OR ENTITLE MENTS NECESSARY FOR THE ISSUANCE OF A BU ILDING 11
	390	+	PERMIT; AND 12
237	391
238		-	(B) ~~“JOBS–TO–HOUSING RATIO ” MEANS THE TOTAL NUMB ER OF JOBS BY 22~~
239		-	~~PLACE~~ OF ~~WORK DIVIDE D BY THE TOTAL NUMBE R OF HOUSING UNITS~~ . 23
	392	+	(II) REQUIRE THAT A HOUSI NG DEVELOPMENT PROJE CT WAIT A 13
	393	+	PERIOD OF 1 OR MORE YEARS TO REC EIVE A BUILDING PERMIT. 14
240	394
241		-	(C) “LOCAL HOUSING INFRAST RUCTURE GAP ” MEANS THE SHARE OF A 24
242		-	REGIONAL HOUSING INF RASTRUCTURE GAP APPO RTIONED TO A LOCAL 25
243		-	JURISDICTION UNDER § 12–201(B) OF THIS TITLE. 26 6 HOUSE BILL 503
	395	+	(6) “GEOGRAPHICALLY ADJACE NT SCHOOL” MEANS A SCHOOL THAT : 15
	396	+
	397	+	(I) IS OF THE SAME GRADE CONFIGURATION OR SHA RES GRADE 16
	398	+	BAND OVERLAP ; AND 17
	399	+
	400	+	(II) HAS AN ATTENDANCE AR EA GEOGRAPHICALLY 18
	401	+	CONTIGUOUS TO THE SC HOOL ATTENDANCE AREA IN WHICH THE HOUSING 19
	402	+	DEVELOPMENT PROJECT IS LOCATED. 20
	403	+
	404	+	(7) “HOUSING DEVELOPMENT P ROJECT” MEANS THE NEW 21
	405	+	CONSTRUCTION OR SUBS TANTIAL RENOVATION O F A RESIDENTIAL REAL ESTATE 22
	406	+	PROJECT. 23
	407	+
	408	+	(8) “HOUSING DEVELOPMENT P ROJECT APPLICATION ” MEANS AN 24
	409	+	APPLICATION FOR A BU ILDING PERMIT, A VARIANCE, A WAIVER, A CONDITIONAL USE 25
	410	+	PERMIT, A SPECIAL PERMIT , A CERTIFICATION , AN AUTHORIZATION , A SITE PLAN 26
	411	+	APPROVAL, A SUBDIVISION APPROV AL, OR ANY OTHER DETERMI NATION BY A LOCAL 27
	412	+	JURISDICTION RELATIN G TO A HOUSING DEVEL OPMENT PROJECT . 28
	413	+
	414	+	(9) “OBJECTIVE WRITTEN DEVELOPMENT STANDARDS” MEANS 29
	415	+	OBJECTIVE, QUANTIFIABLE , WRITTEN DEVELOPMENT STANDARDS, CONDITIONS, 30
	416	+	AND POLICIES THAT AR E: 31
	417	+	10 HOUSE BILL 503
	418	+
	419	+
	420	+	(I) NOT SUBJECT TO PERSO NAL OR SUBJECTIVE JU DGMENT BY 1
	421	+	A PUBLIC OFFICIAL ; 2
	422	+
	423	+	(II) UNIFORMLY VERIFIABLE BY REFERENCE TO AN E XTERNAL 3
	424	+	AND UNIFORM BENCHMAR K OR CRITERION AVAIL ABLE AND KNOWABLE BY THE 4
	425	+	HOUSING DEVELOPMENT PROJECT APPLICANT ; AND 5
	426	+
	427	+	(III) APPLIED TO FACILITAT E AND ACCOMMODATE 6
	428	+	DEVELOPMENT AT THE D ENSITY PERMITTED ON THE SITE. 7
	429	+
	430	+	(10) “SCHOOL ATTENDANCE ARE A” MEANS THE GEOGRAPHIC AREA 8
	431	+	THAT CONTAINS THE RE SIDENCES OF THE STUD ENT POPULATION TO BE SERVED, AS 9
	432	+	DESIGNATED BY A COUN TY BOARD OF EDUCATIO N IN ACCORDANCE WITH § 10
	433	+	4–109(C) OF THE EDUCATION ARTICLE. 11
	434	+
	435	+	(11) “SPECIFIC ADVERSE IMPA CT” MEANS A SIGNIFICANT , 12
	436	+	QUANTIFIABLE , DIRECT, AND UNAVOIDABLE IMPA CT, BASED ON OBJECTIVE , 13
	437	+	IDENTIFIED WRITTEN P UBLIC HEALTH OR SAFE TY STANDARDS , POLICIES, OR 14
	438	+	CONDITIONS. 15
	439	+
	440	+	(12) “STATE RATED CAPACITY ” MEANS THE NUMBER OF STUDENTS 16
	441	+	THAT AN INDIVIDUAL S CHOOL HAS THE PHYSIC AL CAPACITY TO ENROL L, AS 17
	442	+	CALCULATED UNDER A F ORMULA ADOPTED BY TH E INTERAGENCY COMMISSION ON 18
	443	+	SCHOOL CONSTRUCTION . 19
	444	+
	445	+	(13) “SUBSTANTIAL RENOVATIO N” MEANS A RESIDENTIAL REAL 20
	446	+	ESTATE PROJECT THAT MEETS CRITERIA AS AN NUALLY ESTABLISHED A ND 21
	447	+	IDENTIFIED BY THE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT 22
	448	+	IN THE MULTIFAMILY R ENTAL FINANCING PROG RAM GUIDE. 23
	449	+
	450	+	(B) THIS SECTION APPLIES ONLY TO A LOCAL JURI SDICTION THAT HAS A 24
	451	+	LOCAL HOUSING INFRAS TRUCTURE GAP GREATER THAN ZERO UNITS . 25
	452	+
	453	+	(C) A LOCAL JURISDICTION H AS AN AFFIRMATIVE OB LIGATION TO 26
	454	+	EXPEDITIOUSLY APPROV E A HOUSING DEVELOPM ENT PROJECT APPLICAT ION. 27
	455	+
	456	+	(D) A LOCAL JURISDICTION M AY NOT DENY A HOUSIN G DEVELOPMENT 28
	457	+	PROJECT WITHOUT A JU STIFICATION THAT : 29
	458	+
	459	+	(1) CLEARLY OUTWEIGHS TH E NEED FOR HOUSING ; AND 30
	460	+
	461	+	(2) IS SUPPORTED BY CLEA R AND CONVINCING EVIDENCE . 31
	462	+	HOUSE BILL 503 11
	463	+
	464	+
	465	+	(E) A LOCAL JURISDICTION S HALL CITE AT LEAST ONE OF THE FOLLOWING 1
	466	+	AS A JUSTIFICATION T O DENY A HOUSING DEV ELOPMENT PROJECT APP LICATION 2
	467	+	THAT CLEARLY OUTWEIG HS THE NEED FOR HOUS ING: 3
	468	+
	469	+	(1) (I) THE HOUSING DEVELOPM ENT PROJECT AS PROPO SED 4
	470	+	WOULD HAVE A SPECIFI C ADVERSE IMPACT ON THE PUBLIC HEALTH OR SAFETY TO 5
	471	+	THE RESIDENTS THAT W OULD LIVE IN THE PRO JECT; AND 6
	472	+
	473	+	(II) THERE IS NO FEASIBLE METHOD TO SATISFACTO RILY 7
	474	+	MITIGATE OR AVOID TH E SPECIFIC ADVERSE I MPACT WITHOUT RENDER ING THE 8
	475	+	HOUSING DEVELOPMENT PROJECT FINANCIALLY INFEASIB LE; 9
	476	+
	477	+	(2) (I) THE DENIAL OF THE HO USING DEVELOPMENT PR OJECT 10
	478	+	APPLICATION OR IMPOS ITION OF CONDITIONS IS REQUIRED IN ORDER TO COMPLY 11
	479	+	WITH SPECIFIC STATE OR FEDERAL LAW ; AND 12
	480	+
	481	+	(II) THERE IS NO FEASIBLE METHOD TO COMP LY WITHOUT 13
	482	+	RENDERING THE HOUSIN G DEVELOPMENT PROJEC T FINANCIALLY INFEAS IBLE; 14
	483	+
	484	+	(3) (I) THE HOUSING DEVELOPM ENT PROJECT IS LOCAT ED IN AN 15
	485	+	AREA WITH INADEQUATE WATER OR WASTEWATER FACILITIES TO SERVE THE 16
	486	+	PROJECT; AND 17
	487	+
	488	+	(II) THERE IS NO FEASIBLE METHOD TO S ERVICE THE HOUSING 18
	489	+	DEVELOPMENT PROJECT WITH WATER OR WASTEW ATER FACILITIES; 19
	490	+
	491	+	(4) THE HOUSING DEVELOPM ENT PROJECT IS LOCAT ED AT THE TIME 20
	492	+	OF THE APPLICATION : 21
	493	+
	494	+	(I) IN AN AREA ZONED FOR HEAVY INDUSTRIAL USE ; 22
	495	+
	496	+	(II) ON CONSERVATION PROP ERTY, AS DEFINED IN § 8–209.1 OF 23
	497	+	THE TAX – PROPERTY ARTICLE; OR 24
	498	+
	499	+	(III) ON AGRICULTURAL LAND , AS DEFINED IN § 9–206 OF THE 25
	500	+	TAX – PROPERTY ARTICLE; 26
	501	+
	502	+	(5) THE HOUSING DEVELOPM ENT PROJECT IS LOCAT ED, AT THE TIME 27
	503	+	OF APPLICATION , IN A SCHOOL ATTENDAN CE AREA: 28
	504	+
	505	+	(I) THAT HAS UNIFORMLY VERIFIABLE CURRENT OR 29
	506	+	PROJECTED FULL –TIME ENROLLMENT FOR THE SCHOOL THAT EXCE EDS 100% OF 30
	507	+	THE SCHOOL’S CURRENT OR ESTIMAT ED STATE RATED CAPACITY ; 31 12 HOUSE BILL 503
244	508
245	509
246	510
247		-	(D) “REGION” MEANS AN AREA DESIGN ATED UNDER § 12–102 OF THIS 1
248		-	SUBTITLE. 2
	511	+	(II) FOR WHICH THE SUM OF THE UNIFORMLY VERIFI ABLE 1
	512	+	CURRENT OR PROJECTED FULL–TIME ENROLLMENT FOR THE SCHOOL AND ITS 2
	513	+	GEOGRAPHICALLY ADJAC ENT SCHOOLS EXCEEDS 100% OF THE SUM OF THE 3
	514	+	CURRENT OR ESTIMATED STATE RATED CAPACITY FOR THOSE SCHOOLS ; AND 4
249	515
250		-	(E) ~~“REGIONAL HOUSING INFR ASTRUCTURE GAP ” MEANS~~ THE ~~NUMBER OF 3~~
251		-	~~HOUSING UNITS NEEDED FOR A REGION’S JOBS–TO–HOUSING RATIO~~ TO ~~BE BELOW 4~~
252		-	~~1.5 ACCORDING T O THE CALCULATION MA DE UNDER § 12–201(A) OF THIS TITLE. 5~~
	516	+	(III) THAT HAS BEEN DETERM INED BY THE LOCAL 5
	517	+	JURISDICTION, USING UNIFORMLY VERI FIABLE OBJECTIVE CRI TERIA, TO HAVE 6
	518	+	INADEQUATE SCHOOL CA PACITY; OR 7
253	519
254		-	12–102. 6
	520	+	(6) (I) THE HOUSING DEVELOPM ENT PROJECT DOES NOT COMPLY 8
	521	+	WITH OBJECTIVE WRITT EN DEVELOPMENT STAND ARDS AT THE TIME OF 9
	522	+	APPLICATION SUBMISSI ON; AND 10
255	523
256		-	FOR PURPOSES OF THIS TITLE, REGIONS ARE DESIGNAT ED AS FOLLOWS : 7
	524	+	(II) THERE IS NO FEASIBLE METHOD TO COMPLY WIT HOUT 11
	525	+	RENDERING THE DEVELOPMENT FINANCIA LLY INFEASIBLE. 12
257	526
258		-	(1) THE BALTIMORE REGION INCLUDES ANNE ARUNDEL COUNTY, 8
259		-	BALTIMORE COUNTY, CARROLL COUNTY, HARFORD COUNTY, HOWARD COUNTY, 9
260		-	AND BALTIMORE CITY; 10
	527	+	(F) IF A LOCAL JURISDICTI ON DENIES A HOUSING DEVELOPMENT PROJECT 13
	528	+	APPLICATION, THE LOCAL JURISDICTI ON MUST PROVIDE IN W RITING THE REASON 14
	529	+	FOR DENIAL, SPECIFYING HOW THE D ENIAL COMPLIES WITH SUBSECTIONS (C) 15
	530	+	THROUGH (E) OF THIS SECTION. 16
261	531
262		-	(2) THE WASHINGTON SUBURBAN REGION INCLUDES FREDERICK 11
263		-	COUNTY, MONTGOMERY COUNTY, AND PRINCE GEORGE’S COUNTY; 12
	532	+	(G) (1) THE PROPONENT OF A HO USING DEVELOPMENT PR OJECT MAY 17
	533	+	BRING AN ACTION IN T HE APPROPRIATE CIRCU IT COURT TO ENFORCE THIS 18
	534	+	SECTION. 19
264	535
265		-	(3) THE SOUTHERN MARYLAND REGION INCLUDES CALVERT 13
266		-	COUNTY, CHARLES COUNTY, AND ST. MARY’S COUNTY; 14
	536	+	(2) (I) IF A COURT FINDS THAT A LOCAL JURISDICTION DENIED A 20
	537	+	HOUSING DEVELOPMENT PROJECT APPLICATION IN VIOLATION OF THIS SE CTION, 21
	538	+	THE COURT SHALL ISSU E AN ORDER OR A JUDG MENT COMPELLING THE 22
	539	+	JURISDICTION TO COMP LY WITHIN 90 DAYS WITH THIS SECTI ON. 23
267	540
268		-	(4) ~~THE WESTERN MARYLAND REGION INCLUDES ALLEGANY 15~~
269		-	~~COUNTY, GARRETT COUNTY,~~ ~~AND WASHINGTON COUNTY;~~ 16
	541	+	(II) AN ORDER OR A JUDGMEN T COMPELLING COMPLIA NCE 24
	542	+	UNDER THIS SECTION M AY INCLUDE AN ORDER OR A JUDGMENT : 25
270	543
271		-	(5) THE UPPER EASTERN SHORE REGION INCLUDES CAROLINE 17
272		-	COUNTY, CECIL COUNTY, KENT COUNTY, QUEEN ANNE’S COUNTY, AND TALBOT 18
273		-	COUNTY; AND 19
	544	+	1. REQUIRING THE LOCAL JURISDICTION TO TAKE 26
	545	+	ACTION ON THE HOUSIN G DEVELOPMENT PROJEC T; OR 27
274	546
275		-	~~(6)~~ THE ~~LOWER EASTERN SHORE REGION INCLUDES DORCHESTER 20~~
276		-	~~COUNTY, SOMERSET COUNTY,~~ ~~WICOMICO COUNTY, AND WORCESTER COUNTY~~. 21
	547	+	2. DIRECTING THE LOCAL JURISDICTION TO APPR OVE 28
	548	+	THE HOUSING DEVELOPM ENT PROJECT. 29
277	549
278		-	SUBTITLE 2. REQUIREMENTS . 22
279		-
280		-	12–201. 23
281		-
282		-	(A) ON OR BEFORE JANUARY 1 EACH YEAR THE DEPARTMENT OF HOUSING 24
283		-	AND COMMUNITY DEVELOPMENT AND THE DEPARTMENT OF PLANNING SHALL 25
284		-	PUBLISH, FOR EACH REGION DESIGNATED UN DER § 12–102 OF THIS TITLE: 26
285		-
286		-	(1) THE TOTAL NUMBER OF HOUSING UNITS ; 27
287		-
288		-	(2) THE TOTAL NUMBER OF JOBS BY PLACE OF WOR K; 28
289		-
290		-	(3) THE JOBS–TO–HOUSING RATIO ; 29 HOUSE BILL 503 7
	550	+	(3) IF THE COURT DETERMIN ES THAT ITS ORDER OR JUDGMENT HAS 30
	551	+	NOT BEEN CARRIED OUT WITHIN 90 DAYS, THE COURT MAY ISSUE FURTHER ORDERS 31
	552	+	TO ENSURE THAT THE P URPOSES AND POLICIES OF THIS SECTION ARE FULFILLED. 32 HOUSE BILL 503 13
291	553
292	554
293	555
294		-	~~(4) THE NUMBER OF HOUSIN G UNITS NEEDED TO~~ BE ~~PRODUCED FOR~~ 1
295		-	~~THE REGION TO REACH A JOBS–TO–HOUSING RATIO OF~~ 1.~~5 OR LESS; AND~~ 2
	556	+	SECTION 2. AND BE IT FURTHER ENACTED, That this Act shall take effect 1
	557	+	January 1, 2026. 2
296	558
297		-	(5) THE DIFFERENCE BETWE EN THE EXISTING NUMB ER OF HOUSING 3
298		-	UNITS AND THE NUMBER OF HOUSING UNITS NEE DED FOR THE REGION T O REACH A 4
299		-	JOBS–TO–HOUSING RATIO OF 1.5 OR LESS. 5
300		-
301		-	(B) THE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT AND 6
302		-	THE DEPARTMENT OF PLANNING SHALL APPORT ION A REGIONAL HOUSI NG 7
303		-	INFRASTRUCTURE GAP T O: 8
304		-
305		-	(1) EACH COUNTY BASED ON THE SHARE OF REGIONA L JOBS 9
306		-	LOCATED IN THE COUNT Y; AND 10
307		-
308		-	(2) EACH INCORPORATED MU NICIPALITY BASED ON THE SHARE OF 11
309		-	REGIONAL JOBS LOCATED I N THE MUNICIPALITY . 12
310		-
311		-	12–202. 13
312		-
313		-	(A) (1) IN THIS SECTION THE F OLLOWING WORDS HAVE THE MEANINGS 14
314		-	INDICATED. 15
315		-
316		-	(2) “AFFORDABLE” MEANS THAT HOUSING C OSTS DO NOT EXCEED 16
317		-	30% OF A HOUSEHOLD ’S INCOME. 17
318		-
319		-	(3) “AFFORDABLE HOUSING UN IT” MEANS A DWELLING UNI T THAT IS 18
320		-	DEED–RESTRICTED TO BE AFF ORDABLE TO A HOUSEHO LD EARNING 60% OR LESS 19
321		-	OF THE AREA MEDIAN I NCOME FOR A PERIOD O F AT LEAST 40 YEARS. 20
322		-
323		-	(4) “AREA MEDIAN INCOME ” MEANS THE MEDIAN HOU SEHOLD 21
324		-	INCOME FOR THE AREA ADJUSTED FOR HO USEHOLD SIZE AS PUBL ISHED AND 22
325		-	ANNUALLY UPDATED BY THE U.S. DEPARTMENT OF HOUSING AND URBAN 23
326		-	DEVELOPMENT . 24
327		-
328		-	(5) “HOUSING UNIT BUILT ” MEANS A NEWLY CONSTR UCTED OR 25
329		-	SUBSTANTIALLY RENOVA TED RESIDENTIAL DWEL LING UNIT THAT HAS R ECEIVED A 26
330		-	USE AND OCCUPANCY PERMIT FROM A LOCAL JURISDI CTION ON OR AFTER JANUARY 27
331		-	1, 2026. 28
332		-
333		-	(6) (I) “RAIL STATION” MEANS A PRESENT OR P LANNED: 29
334		-
335		-	1. MARC STATION ALONG THE PENN, CAMDEN, OR 30
336		-	BRUNSWICK LINES ; 31 8 HOUSE BILL 503
337		-
338		-
339		-
340		-	2. BALTIMORE METRO SUBWAYLINK STATION; 1
341		-
342		-	3. BALTIMORE LIGHT RAILLINK STATION; 2
343		-
344		-	4. METRORAIL SYSTEM STAT ION; OR 3
345		-
346		-	5. ANY OTHER PASSENGER RAIL STATION. 4
347		-
348		-	(II) A RAIL STATION SHALL B E CONSIDERED “PLANNED” IF IT IS 5
349		-	ON A FINALIZED RAIL ROUTE WITH COMPLETED DEVELOPMENT APPROVAL S. 6
350		-
351		-	(B) (1) THE NUMBER OF UN ITS IN THE LOCAL HOU SING 7
352		-	INFRASTRUCTURE GAP M AY BE REDUCED IN ACC ORDANCE WITH THIS SU BSECTION. 8
353		-
354		-	(2) FOR EVERY 1 HOUSING UNIT BUILT W ITHIN THREE–QUARTERS OF 9
355		-	A MILE OF A RAIL STA TION, 1.5 HOUSING UNITS MAY BE SUBTRACTED FROM THE 10
356		-	LOCAL HOUSING INFRAS TRUCTURE GAP. 11
357		-
358		-	(3) FOR EVERY 1 AFFORDABLE HOUSING U NIT BUILT, 1.5 HOUSING 12
359		-	UNITS MAY BE SUBTRAC TED FROM THE LOCAL H OUSING INFRASTRUCTUR E GAP. 13
360		-
361		-	(C) CALCULATIONS UNDER SU BSECTION (B) OF THIS SECTION MAY NOT BE 14
362		-	COMBINED TO SUBTRACT MORE THAN 1.5 HOUSING UNITS FROM THE LOCAL 15
363		-	HOUSING INFRASTRUCTU RE GAP PER 1 HOUSING UNIT BUILT . 16
364		-
365		-	(D) (1) IN ORDER TO REDUCE A LOCAL HOUSING INFRAS TRUCTURE GAP 17
366		-	UNDER SUBSECTION (B) OF THIS SECTION , A LOCAL JURISDICTION SHALL SUBMIT 18
367		-	DOCUMENTATION TO THE DEPARTMENT OF HOUSING AND COMMUNITY 19
368		-	DEVELOPMENT . 20
369		-
370		-	(2) A SUBMISSION UNDER PAR AGRAPH (1) OF THIS SUBSECTION 21
371		-	SHALL BE IN THE FORM AND MANNER THAT THE DEPARTMENT OF HOUSING AND 22
372		-	COMMUNITY DEVELOPMENT REQUIRES . 23
373		-
374		-	12–203. 24
375		-
376		-	(A) (1) IN THIS SECTION THE F OLLOWING WORDS HAVE THE MEANINGS 25
377		-	INDICATED. 26
378		-
379		-	(2) “AREA WITH INADEQUATE WATER OR WASTEWATER FACILITIES” 27
380		-	MEANS: 28
381		-	HOUSE BILL 503 9
382		-
383		-
384		-	(I) AN AREA OUTSIDE AN E XISTING OR PLANNED W ATER AND 1
385		-	SEWER SERVICE AREA A S IDENTIFIED IN AN A DOPTED COUNTY PLAN U NDER TITLE 2
386		-	9, SUBTITLE 5 OF THE ENVIRONMENT ARTICLE; OR 3
387		-
388		-	(II) AN AREA INSIDE AN EXIST ING OR PLANNED WATER AND 4
389		-	SEWER SERVICE AREA A S IDENTIFIED IN AN A DOPTED COUNTY PLAN U NDER TITLE 5
390		-	9, SUBTITLE 5 OF THE ENVIRONMENT ARTICLE, WHERE THE CONNECTING WATER 6
391		-	OR WASTEWATER FACILI TY: 7
392		-
393		-	1. DOES NOT HAVE ADEQUA TE CAPACITY OR IS A BOVE 8
394		-	80% CAPACITY; AND 9
395		-
396		-	2. DOES NOT HAVE A CAPA CITY MANAGEMENT PLAN 10
397		-	APPROVED BY THE DEPARTMENT OF THE ENVIRONMENT . 11
398		-
399		-	(3) “AREA ZONED FOR HEAVY INDUSTRIAL USE ” MEANS AN AREA 12
400		-	THAT: 13
401		-
402		-	(I) DOES NOT ALLOW RESID ENTIAL USES; AND 14
403		-
404		-	(II) ALLOWS FOR INTENSE INDUSTRIAL ACTIVITIE S, SUCH AS 15
405		-	HEAVY MANUFACTURING , ASSEMBLING, OR INDUSTRIAL PROCES SING ACTIVITIES, 16
406		-	THAT MAY CREATE SIGN IFICANT NOISE, DUST, VIBRATION, GLARE, ODORS, AND 17
407		-	OTHER ADVERSE ENVIRO NMENTAL IMPACTS . 18
408		-
409		-	(4) “CURRENT OR PROJECTED FULL–TIME ENROLLMENT ” MEANS: 19
410		-
411		-	(I) A SCHOOL’S FULL–TIME ENROLLMENT AT T HE TIME OF THE 20
412		-	HOUSING DEVELOPMENT APPLICATION; OR 21
413		-
414		-	(II) A SCHOOL’S PROJECTED FULL –TIME ENROLLMENT FOR A 22
415		-	SCHOOL YEAR NOT LATE R THAN THE 7TH FULL SCHOOL YEAR AFTER THE TIME OF 23
416		-	THE HOUSING DEV ELOPMENT PROJECT APP LICATION. 24
417		-
418		-	(5) “DENY A HOUSING DEVELO PMENT PROJECT APPLIC ATION” 25
419		-	INCLUDES TO: 26
420		-
421		-	(I) DENY A HOUSING DEVEL OPMENT PROJECT APPLI CATION AT 27
422		-	ANY STATE IN THE DEV ELOPMENT PROCESS , INCLUDING ANY REQUIR ED LAND USE 28
423		-	APPROVALS OR ENTITLE MENTS NEC ESSARY FOR THE ISSUA NCE OF A BUILDING 29
424		-	PERMIT; AND 30
425		-
426		-	(II) REQUIRE THAT A HOUSI NG DEVELOPMENT PROJE CT WAIT A 31
427		-	PERIOD OF 1 OR MORE YEARS TO REC EIVE A BUILDING PERM IT. 32 10 HOUSE BILL 503
428		-
429		-
430		-
431		-	(6) “GEOGRAPHICALLY ADJACE NT SCHOOL” MEANS A SCHOOL THAT : 1
432		-
433		-	(I) IS OF THE SAME GRADE CONFIGURATION OR SHA RES GRADE 2
434		-	BAND OVERLAP ; AND 3
435		-
436		-	(II) HAS AN ATTENDANCE AR EA GEOGRAPHICALLY 4
437		-	CONTIGUOUS TO THE SC HOOL ATTENDANCE AREA IN WHICH THE HOUSING 5
438		-	DEVELOPMENT PROJECT IS LOCATED. 6
439		-
440		-	(7) “HOUSING DEVELOPMENT P ROJECT” MEANS THE NEW 7
441		-	CONSTRUCTION OR SUBSTANTIAL RENOVATI ON OF A RESIDENTIAL REAL ESTATE 8
442		-	PROJECT. 9
443		-
444		-	(8) “HOUSING DEVELOPMENT P ROJECT APPLICATION ” MEANS AN 10
445		-	APPLICATION FOR A BU ILDING PERMIT, A VARIANCE, A WAIVER, A CONDITIONAL USE 11
446		-	PERMIT, A SPECIAL PERMIT , A CERTIFICATION , AN AUTHORIZATION , A SITE PLAN 12
447		-	APPROVAL, A SUBDIVISION APPROV AL, OR ANY OTHER DETERMI NATION BY A LOCAL 13
448		-	JURISDICTION RELATIN G TO A HOUSING DEVEL OPMENT PROJECT . 14
449		-
450		-	(9) “OBJECTIVE WRITTEN DEV ELOPMENT STANDARDS ” MEANS 15
451		-	OBJECTIVE, QUANTIFIABLE , WRITTEN DEVELOPMENT STANDARDS, CONDITIONS, 16
452		-	AND POLICIES THAT AR E: 17
453		-
454		-	(I) NOT SUBJECT TO PERSO NAL OR SUBJECTIVE JU DGMENT BY 18
455		-	A PUBLIC OFFICIAL ; 19
456		-
457		-	(II) UNIFORMLY VERIFIABLE BY REFERENCE TO AN E XTERNAL 20
458		-	AND UNIFORM BENCHMAR K OR CRITERION AVAIL ABLE AND KNOWABLE BY THE 21
459		-	HOUSING DEVELOPMENT PROJECT APPLICANT; AND 22
460		-
461		-	(III) APPLIED TO FACILITAT E AND ACCOMMODATE 23
462		-	DEVELOPMENT AT THE D ENSITY PERMITTED ON THE SITE. 24
463		-
464		-	(10) “SCHOOL ATTENDANCE ARE A” MEANS THE GEOGRAPHIC AREA 25
465		-	THAT CONTAINS THE RE SIDENCES OF THE STUD ENT POPULATION TO BE SERVED, AS 26
466		-	DESIGNATED BY A COUN TY BOARD OF EDUCATIO N IN ACCORDANCE WITH § 27
467		-	4–109(C) OF THE EDUCATION ARTICLE. 28
468		-
469		-	(11) “SPECIFIC ADVERSE IMPA CT” MEANS A SIGNIFICANT , 29
470		-	QUANTIFIABLE , DIRECT, AND UNAVOIDABLE IMPA CT, BASED ON OBJECTIVE , 30
471		-	IDENTIFIED WRITTEN P UBLIC HEALTH OR SAFETY STANDARDS , POLICIES, OR 31
472		-	CONDITIONS. 32
473		-	HOUSE BILL 503 11
474		-
475		-
476		-	(12) “STATE RATED CAPACITY ” MEANS THE NUMBER OF STUDENTS 1
477		-	THAT AN INDIVIDUAL S CHOOL HAS THE PHYSIC AL CAPACITY TO ENROL L, AS 2
478		-	CALCULATED UNDER A F ORMULA ADOPTED BY TH E INTERAGENCY COMMISSION ON 3
479		-	SCHOOL CONSTRUCTION . 4
480		-
481		-	(13) “SUBSTANTIAL RENOVATIO N” MEANS A RESIDENTIAL REAL 5
482		-	ESTATE PROJECT THAT MEETS CRITERIA AS AN NUALLY ESTABLISHED A ND 6
483		-	IDENTIFIED BY THE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT 7
484		-	IN THE MULTIFAMILY R ENTAL FINANCING PROG RAM GUIDE. 8
485		-
486		-	(B) THIS SECTION APPLIES ONLY TO A LOCAL JURISDICTION T HAT HAS A 9
487		-	LOCAL HOUSING INFRAS TRUCTURE GAP GREATER THAN ZERO UNITS . 10
488		-
489		-	(C) A LOCAL JURISDICTION H AS AN AFFIRMATIVE OB LIGATION TO 11
490		-	EXPEDITIOUSLY APPROV E A HOUSING DEVELOPM ENT PROJECT APPLICAT ION. 12
491		-
492		-	(D) A LOCAL JURISDICTION MAY NOT DENY A HOUSING DEVEL OPMENT 13
493		-	PROJECT WITHOUT A JU STIFICATION THAT : 14
494		-
495		-	(1) CLEARLY OUTWEIGHS TH E NEED FOR HOUSING ; AND 15
496		-
497		-	(2) IS SUPPORTED BY CLEA R AND CONVINCING EVI DENCE. 16
498		-
499		-	(E) A LOCAL JURISDICTION S HALL CITE AT LEAST O NE OF THE FOLLOWI NG 17
500		-	AS A JUSTIFICATION T O DENY A HOUSING DEV ELOPMENT PROJECT APP LICATION 18
501		-	THAT CLEARLY OUTWEIG HS THE NEED FOR HOUS ING: 19
502		-
503		-	(1) (I) THE HOUSING DEVELOPM ENT PROJECT AS PROPO SED 20
504		-	WOULD HAVE A SPECIFI C ADVERSE IMPACT ON THE PUBLIC HEALTH OR SAFETY TO 21
505		-	THE RESIDENTS THAT WOULD LIVE IN T HE PROJECT; AND 22
506		-
507		-	(II) THERE IS NO FEASIBLE METHOD TO SATISFACTO RILY 23
508		-	MITIGATE OR AVOID TH E SPECIFIC ADVERSE I MPACT WITHOUT RENDER ING THE 24
509		-	HOUSING DEVELOPMENT PROJECT FINANCIALLY INFEASIBLE; 25
510		-
511		-	(2) (I) THE DENIAL OF THE HO USING DEVELOPMENT PROJECT 26
512		-	APPLICATION OR IMPOS ITION OF CONDITIONS IS REQUIRED IN ORDER TO COMPLY 27
513		-	WITH SPECIFIC STATE OR FEDERAL LAW ; AND 28
514		-
515		-	(II) THERE IS NO FEASIBLE METHOD TO COMPLY WIT HOUT 29
516		-	RENDERING THE HOUSIN G DEVELOPMENT PROJEC T FINANCIALLY INFEAS IBLE; 30
517		-	12 HOUSE BILL 503
518		-
519		-
520		-	(3) (I) THE HOUSING DEVELOPM ENT PROJECT IS LOCAT ED IN AN 1
521		-	AREA WITH INADEQUATE WATER OR WASTEWATER FACILITIES TO SERVE THE 2
522		-	PROJECT; AND 3
523		-
524		-	(II) THERE IS NO FEASIBLE METHOD TO SERVICE TH E HOUSING 4
525		-	DEVELOPMENT PROJECT WITH WATER OR WASTEW ATER FACILITIES; 5
526		-
527		-	(4) THE HOUSING DEVELOPM ENT PROJECT IS LOCAT ED AT THE TIME 6
528		-	OF THE APPLICATION : 7
529		-
530		-	(I) IN AN AREA ZONED FOR HEAVY INDUSTRIAL USE ; 8
531		-
532		-	(II) ON CONSERVATION PROP ERTY, AS DEFINED IN § 8–209.1 OF 9
533		-	THE TAX – PROPERTY ARTICLE; OR 10
534		-
535		-	(III) ON AGRICULTURAL LAND , AS DEFINED IN § 9–206 OF THE 11
536		-	TAX – PROPERTY ARTICLE; 12
537		-
538		-	(5) THE HOUSING DEVELOPM ENT PROJECT IS LOCAT ED, AT THE TIME 13
539		-	OF APPLICATION , IN A SCHOOL ATTENDAN CE AREA: 14
540		-
541		-	(I) THAT HAS UNIFORMLY V ERIFIABLE CURRENT OR 15
542		-	PROJECTED FULL –TIME ENROLLMENT FOR THE SCHOOL THA T EXCEEDS 100% OF 16
543		-	THE SCHOOL’S CURRENT OR ESTIMAT ED STATE RATED CAPACITY ; 17
544		-
545		-	(II) FOR WHICH THE SUM OF THE UNIFORMLY VERIFI ABLE 18
546		-	CURRENT OR PROJECTED FULL–TIME ENROLLMENT FOR THE SCHOOL AND ITS 19
547		-	GEOGRAPHICALLY ADJAC ENT SCHOOLS EXCEEDS 100% OF THE SUM OF THE 20
548		-	CURRENT OR ESTIMATED STATE RATED CAPACITY FOR THOSE SCHOOLS ; AND 21
549		-
550		-	(III) THAT HAS BEEN DETERM INED BY THE LOCAL 22
551		-	JURISDICTION, USING UNIFORMLY VERI FIABLE OBJECTIVE CRI TERIA, TO HAVE 23
552		-	INADEQUATE SCHOOL CA PACITY; OR 24
553		-
554		-	(6) (I) THE HOUSING DEVELOPM ENT PROJECT DOES NOT COMPLY 25
555		-	WITH OBJECTIVE WRITT EN DEVELOPMENT STAND ARDS AT THE TIME OF 26
556		-	APPLICATION SUBMISSI ON; AND 27
557		-
558		-	(II) THERE IS NO FEASIBLE METHOD TO COMPLY WIT HOUT 28
559		-	RENDERING THE DEVELO PMENT FINANCIALLY IN FEASIBLE. 29
560		-
561		-	(F) IF A LOCAL JURISDICTI ON DENIES A HOUSING DEVELOPMENT PROJECT 30
562		-	APPLICATION, THE LOCAL JURISDICTI ON MUST PROVIDE IN W RITING THE REASON 31 HOUSE BILL 503 13
563		-
564		-
565		-	FOR DENIAL, SPECIFYING HOW THE D ENIAL COMPLIES WITH SUBSECTIONS (C) 1
566		-	THROUGH (E) OF THIS SECTION. 2
567		-
568		-	(G) (1) THE PROPONENT OF A HO USING DEVELOPMENT PR OJECT MAY 3
569		-	BRING AN ACTION IN THE APP ROPRIATE CIRCUIT COU RT TO ENFORCE THIS 4
570		-	SECTION. 5
571		-
572		-	(2) (I) IF A COURT FINDS THAT A LOCAL JURISDICTION DENIED A 6
573		-	HOUSING DEVELOPMENT PROJECT APPLICATION IN VIOLATION OF THIS SECTION, 7
574		-	THE COURT SHALL ISSU E AN ORDER OR A JUDG MENT COMPELLING THE 8
575		-	JURISDICTION TO COMP LY WITHIN 90 DAYS WITH THIS SECTI ON. 9
576		-
577		-	(II) AN ORDER OR A JUDGMEN T COMPELLING COMPLIA NCE 10
578		-	UNDER THIS SECTION M AY INCLUDE AN ORDER OR A JUDGMENT : 11
579		-
580		-	1. REQUIRING THE LOCAL JURISDICTION TO TAKE 12
581		-	ACTION ON THE HOUSIN G DEVELOPMENT PR OJECT; OR 13
582		-
583		-	2. DIRECTING THE LOCAL JURISDICTION TO APPR OVE 14
584		-	THE HOUSING DEVELOPM ENT PROJECT. 15
585		-
586		-	(3) IF THE COURT DETERMIN ES THAT ITS ORDER OR JUDGMENT HAS 16
587		-	NOT BEEN CARRIED OUT WITHIN 90 DAYS, THE COURT MAY ISSUE FURTHER ORDERS 17
588		-	TO ENSURE THAT THE P URPOSES AND POLICIES OF THIS SECTION ARE FULFILLE D. 18
589		-
590		-	TITLE 12. HOUSING DEVELOPMENT ACT. 19
591		-
592		-	SUBTITLE 1. DEFINITIONS. 20
593		-
594		-	12–101. 21
595		-
596		-	(A) IN THIS TITLE THE FOL LOWING WORDS HAVE TH E MEANINGS 22
597		-	INDICATED. 23
598		-
599		-	(B) “COMMISSION” MEANS THE MARYLAND–NATIONAL CAPITAL PARK AND 24
600		-	PLANNING COMMISSION. 25
601		-
602		-	(C) “DEPARTMENT ” MEANS THE DEPARTMENT OF HOUSING AND 26
603		-	COMMUNITY DEVELOPMENT . 27
604		-
605		-	SUBTITLE 2. HOUSING PRODUCTION TARGETS. 28
606		-
607		-	12–201. 29
608		-	14 HOUSE BILL 503
609		-
610		-
611		-	(A) ON OR BEFORE JANUARY 1, 2026, AND EVERY 10 YEARS THEREA FTER, 1
612		-	THE DEPARTMENT SHALL ESTA BLISH HOUSING PRODUC TION TARGETS FOR : 2
613		-
614		-	(1) THE STATE; 3
615		-
616		-	(2) EACH COUNTY ; AND 4
617		-
618		-	(3) EACH MUNICIPAL CORPO RATION THAT EXERCISE S ZONING OR 5
619		-	PLANNING AUTHORITY . 6
620		-
621		-	(B) IN ESTABLISHING THE H OUSING PRODUCTION TA RGETS UNDER 7
622		-	SUBSECTION (A) OF THIS SECTION, THE DEPARTMENT SHALL : 8
623		-
624		-	(1) ANALYZE DATA AND FOR ECASTS RELATED TO : 9
625		-
626		-	(I) EMPLOYMENT DEMAND ; 10
627		-
628		-	(II) HOUSING DEMAND ; 11
629		-
630		-	(III) POPULATION GROWTH ; OR 12
631		-
632		-	(IV) ANY OTHER RELATED IN FORMATION; 13
633		-
634		-	(2) CONSULT WITH EACH LO CAL JURISDICTION THAT MA Y HAVE 14
635		-	HOUSING PRODUCTION T ARGETS ESTABLISHED U NDER SUBSECTION (A) OF THIS 15
636		-	SECTION; AND 16
637		-
638		-	(3) CONSULT WITH THE COMMISSION ABOUT HOUS ING PRODUCTION 17
639		-	TARGETS THAT MAY BE ESTABLISHED WITHIN I TS JURISDICTION. 18
640		-
641		-	(C) THE DEPARTMENT MAY REEVAL UATE AND REVISE THE ESTABLISHED 19
642		-	HOUSING PRODUCTION T ARGETS USING INFORMA TION RECEIVED UNDER 20
643		-	SUBSECTION (B) OF THIS SECTION. 21
644		-
645		-	(D) (1) THE DEPARTMENT SHALL PUBL ISH THE CURRENT HOUS ING 22
646		-	PRODUCTION TARGETS E STABLISHED UNDER THI S SECTION ON THE DEPARTMENT ’S 23
647		-	WEBSITE AND NOTIFY THE COMMISSION AND EACH A PPLICABLE LOCAL 24
648		-	JURISDICTION OF THE TARGETS IN A TIMELY MANNER. 25
649		-
650		-	(2) THE PUBLICATION UNDER THIS SUBSECTION SHAL L PROVIDE A 26
651		-	SUPPORTING BASIS FOR THE HOUSING PRODUCTI ON TARGETS THAT ARE 27
652		-	ESTABLISHED. 28
653		-	HOUSE BILL 503 15
654		-
655		-
656		-	(3) WITHIN 1 MONTH AFTER THE PUBL ICATION OF HOUSING 1
657		-	PRODUCTION TARGETS , AS PROVIDED IN PARAG RAPH (1) OF THIS SUBSECTION , THE 2
658		-	DEPARTMENT SHALL SUBM IT A REPORT ON THE I NFORMATION PUBLISHED 3
659		-	REGARDING HOUSING PR ODUCTION TARGETS TO THE GOVERNOR AND , IN 4
660		-	ACCORDANCE WITH § 2–1257 OF THE STATE GOVERNMENT ARTICLE, THE GENERAL 5
661		-	ASSEMBLY. 6
662		-
663		-	12–202. 7
664		-
665		-	(A) ON OR BEFORE JANUARY 1, 2027, AND ON OR BEFORE JANUARY 1 EACH 8
666		-	YEAR THEREAFTER , THE DEPARTMENT SHALL PUBL ISH A REPORT BASED O N THE 9
667		-	HOUSING PRODUCTION T ARGETS ESTABLISHED U NDER § 12–201 OF THIS SUBTITLE 10
668		-	THAT: 11
669		-
670		-	(1) IDENTIFIES THE HOUSI NG PRODUCTION TARGET S FOR THE STATE 12
671		-	AND EACH LOCAL JURIS DICTION; 13
672		-
673		-	(2) ASSESSES THE PROGRES S OF THE STATE AND EACH LOCAL 14
674		-	JURISDICTION WITH ME ETING APPLICABLE HOU SING PRODUCTION TARG ETS; AND 15
675		-
676		-	(3) PROVIDES A SUPPORTIN G BASIS FOR ANY ALTE RATION TO AN 16
677		-	ESTABLISHED HOUSING PRODUCTION TARGET. 17
678		-
679		-	(B) THE DEPARTMENT SHALL CONS IDER HOUSING PRODUCT ION THAT HAS 18
680		-	BEEN APPROVED OR SIM ILARLY AUTHORIZED WH EN DETERMINING THE P ROGRESS 19
681		-	OF THE STATE OR A LOCAL JURI SDICTION WITH MEETIN G APPLICABLE HOUSING 20
682		-	PRODUCTION TARGETS U NDER SUBSECTION (A)(2) OF THIS SECTION. 21
683		-
684		-	(C) THE DEPARTMENT MAY PROVID E POTENTIAL SOLUTION S TO ASSIST 22
685		-	THE STATE OR A LOCAL JURI SDICTION WITH MEETIN G APPLICABLE HOUSING 23
686		-	PRODUCTION TARGETS I N THE REPORT REQUIRE D UNDER SUBSECTION (A) OF THIS 24
687		-	SECTION. 25
688		-
689		-	(D) (1) THE DEPARTMENT SHA LL PUBLISH THE REPOR T ON THE 26
690		-	DEPARTMENT ’S WEBSITE AND NOTIFY EACH APPLICABLE LOCA L JURISDICTION AND 27
691		-	THE COMMISSION OF THE REP ORT IN A TIMELY MANN ER. 28
692		-
693		-	(2) WITHIN 1 MONTH AFTER THE PUBL ICATION OF THE REPOR T 29
694		-	REQUIRED IN PARAGRAP H (1) OF THIS SUBSECTION , THE DEPARTMENT SHALL 30
695		-	SUBMIT THE REPORT TO THE GOVERNOR AND , IN ACCORDANCE WITH § 2–1257 OF 31
696		-	THE STATE GOVERNMENT ARTICLE, THE GENERAL ASSEMBLY. 32
697		-	16 HOUSE BILL 503
698		-
699		-
700		-	(E) THE DEPARTMENT IS NOT REQ UIRED TO PROVIDE A R EPORT UNDER 1
701		-	THIS SECTION IN THE SAME YEAR THAT A HOU SING PRODUCTI ON TARGET REPORT 2
702		-	IS REQUIRED UNDER § 12–201 OF THIS SUBTITLE. 3
703		-
704		-	12–203. 4
705		-
706		-	THE DEPARTMENT MAY ADOPT REGULATIONS TO CARRY OUT THIS SUBTITLE . 5
707		-
708		-	SUBTITLE 3. LOCAL REGULATORY PROCEDURES . 6
709		-
710		-	12–301. 7
711		-
712		-	(A) IN THIS SUBTITLE THE FOLLOWING WORDS HAVE THE MEANINGS 8
713		-	INDICATED. 9
714		-
715		-	(B) “HOUSING DEVELOPMENT P ROJECT” MEANS THE NEW CONSTR UCTION 10
716		-	OR SUBSTANTIAL RENOV ATION OF A RESIDENTI AL REAL ESTATE PROJE CT. 11
717		-
718		-	(C) “HOUSING DEVELOPMENT P ROJECT APPLICATION ” MEANS AN 12
719		-	APPLICATION FOR A BU ILDING PERMIT , A CERTIFICATION , AN AUTHORIZATION , A 13
720		-	SITE PLAN APPROVAL , A SUBDIVISION APPROV AL, A CONCEPTUAL PLAN , OR ANY 14
721		-	OTHER DETERMINATION BY A LOCAL JURISDICT ION OR THE COMMISSION RELATING 15
722		-	TO A HOUSING DEVELOP MENT PROJECT THAT HAS BEEN SUBMIT TED TO A LOCAL 16
723		-	JURISDICTION OR THE COMMISSION IN COMPLIA NCE WITH APPLICABLE 17
724		-	REQUIREMENTS . 18
725		-
726		-	(D) “SUBSTANTIALLY COMPLET E APPLICATION ” MEANS AN APPLICATION 19
727		-	THAT SATISFIES A SUB STANTIAL MAJORITY OF THE APPLICATION REQU IREMENTS, 20
728		-	BUT MAY CON TAIN NONSUBSTANTIVE ERRORS, OMISSIONS, OR SIMILAR 21
729		-	INCONSEQUENTIAL DEFI CIENCIES. 22
730		-
731		-	12–302. 23
732		-
733		-	(A) (1) SUBJECT TO PARAGRAPH (2)(I) OF THIS SUBSECTION , THE 24
734		-	APPROVAL, CONDITIONAL APPROVAL , OR DENIAL OF A HOUSI NG DEVELOPMENT 25
735		-	PROJECT APPLICATION BY A LOCAL JURISDI CTION OR THE COMMISSION SHALL BE 26
736		-	GOVERNED ONLY BY THE DULY ADOPTED LAWS AN D REGULATIONS IN EFF ECT WHEN 27
737		-	THE COMPLETE APPLICA TION OR SUBSTANTIALL Y COMPLETE APPLICATI ON WAS 28
738		-	SUBMITTED. 29
739		-
740		-	(2) (I) IF A LOCAL JURISDICTI ON OR THE COMMISSION PROVIDES 30
741		-	FOR THE APPROVAL OF A HOUSIN G DEVELOPMENT PROJEC T IN MULTIPLE STAGES , 31
742		-	THE DATE OF A COMPLE TE APPLICATION OR SU BSTANTIALLY COMPLETE 32
743		-	APPLICATION SUBMISSI ON UNDER PARAGRAPH (1) OF THIS SUBSECTION S HALL BE 33 HOUSE BILL 503 17
744		-
745		-
746		-	THE DATE OF THE FIRS T COMPLETE APPLICATI ON OR SUBSTANTIALLY COMPLETE 1
747		-	APPLICATION SUBMISSI ON FOR ANY PROCESS T HAT MAY CULMINATE IN THE FINAL 2
748		-	APPROVAL OF THE APPL ICATION. 3
749		-
750		-	(II) A ZONING TEXT AMENDMEN T, APPLICATION FOR 4
751		-	REZONING, OR OTHER LOCAL EQUIV ALENT MAY NOT BE CON SIDERED AS A PROCESS 5
752		-	THAT MAY CULMINATE I N THE FINAL APPROVAL OF AN A PPLICATION UNDER THI S 6
753		-	PARAGRAPH . 7
754		-
755		-	(B) (1) ONCE A HOUSING DEVELO PMENT PROJECT HAS BE EN APPROVED , 8
756		-	THE PROJECT SHALL HA VE A VESTED RIGHT TO THAT AUTHORIZED USE AND 9
757		-	DEVELOPMENT FOR AT L EAST 5 YEARS OR A PERIOD GR ANTED BY THE LOCAL 10
758		-	JURISDICTION OR THE COMMISSION, WHICHEVER IS LONGER . 11
759		-
760		-	(2) A LOCAL JURISDICTION O R THE COMMISSION MAY EXTEND THE 12
761		-	TIME PERIOD OF THE A UTHORIZED USE AND DE VELOPMENT FOR A HOUS ING 13
762		-	DEVELOPMENT PROJECT UNDER PARAGRAPH (1) OF THIS SUBSECTION . 14
763		-
764		-	(C) THIS SECTION MAY NO T BE CONSTRUED TO : 15
765		-
766		-	(1) PREVENT THE EXPIRATI ON OF AN APPROVAL OF A HOUSING 16
767		-	DEVELOPMENT PROJECT APPLICATION IN ACCOR DANCE WITH THE LAWS OR 17
768		-	REGULATIONS OF THE L OCAL JURISDICTION OR THE COMMISSION; OR 18
769		-
770		-	(2) LIMIT THE ABILITY OF A LOCAL JURISDICTION OR THE 19
771		-	COMMISSION TO : 20
772		-
773		-	(I) APPLY HEALTH AND SAF ETY LAWS OR REGULATI ONS THAT 21
774		-	ARE NECESSARY TO ADD RESS IMMEDIATE THREA TS TO PUBLIC SAFETY ; 22
775		-
776		-	(II) EXECUTE A DEVELOPMEN T RIGHTS AND RESPONS IBILITIES 23
777		-	AGREEMENT UNDER TITLE 7, SUBTITLE 3 OF THIS ARTICLE; OR 24
778		-
779		-	(III) APPROVE A ZONING TEX T AMENDMENT , APPLICATION FOR 25
780		-	REZONING, OR OTHER LOCAL EQUIV ALENT TO INCREASE TH E DENSITY OF A 26
781		-	HOUSING DEVELOPMENT PROJECT BEYOND THE M AXIMUM ALLOWABLE AMO UNT AT 27
782		-	THE TIME OF COMPLETE APPLICATION OR SUBST ANTIALLY COMPLETE 28
783		-	APPLICATION SUBMISSION UNDER S UBSECTION (A)(1) OR (2)(I) OF THIS SECTION. 29
784		-
785		-	(D) THE REQUIREMENTS OF T HIS SECTION APPLY TO LOCAL 30
786		-	JURISDICTIONS AND TH E COMMISSION ONLY TO TH E EXTENT THAT THEY D O NOT 31
787		-	CONFLICT WITH A SPEC IFIED FEDERAL OR STATE LAW OR REGULATI ON. 32
788		-
789		-	SECTION 2. AND BE IT FURTHER ENACTED, That: 33 18 HOUSE BILL 503
790		-
791		-
792		-
793		-	(a) There is a Housing Opportunities Made Equitable Commission. 1
794		-
795		-	(b) The Commission consists of the following members: 2
796		-
797		-	(1) two members of the Senate of Maryland, appointed by the President of 3
798		-	the Senate; 4
799		-
800		-	(2) two members of the House of Delegates, appointed by the Speaker of 5
801		-	the House; 6
802		-
803		-	(3) the Secretary of Housing and Community Development, or the 7
804		-	Secretary’s designee; 8
805		-
806		-	(4) the Secretary of Planning, or the Secretary’s designee; 9
807		-
808		-	(5) the Secretary of the Environment, or the Secretary’s designee; 10
809		-
810		-	(6) the Secretary of Health, or the Secretary’s designee; and 11
811		-
812		-	(7) the following members, appointed by the Secretary of Housing and 12
813		-	Community Development: 13
814		-
815		-	(i) one representative of county government representing rural 14
816		-	communities; 15
817		-
818		-	(ii) one representative of county government representing urban or 16
819		-	suburban communities; 17
820		-
821		-	(iii) one representative of municipal government representing rural 18
822		-	communities; 19
823		-
824		-	(iv) one representative of municipal government representing urban 20
825		-	or suburban communities; and 21
826		-
827		-	(v) seven eight representatives who reside in the State and have 22
828		-	extensive knowledge of at least one of the following areas: 23
829		-
830		-	1. residential real estate construction; 24
831		-
832		-	2. residential real estate development or financing; 25
833		-
834		-	3. residential real estate ownership; 26
835		-
836		-	4. local government planning and regulations; 27
837		-
838		-	4. 5. local permitting and licensing; 28 HOUSE BILL 503 19
839		-
840		-
841		-
842		-	5. 6. environmental engineering; 1
843		-
844		-	6. 7. historic preservation; and 2
845		-
846		-	7. 8. the housing needs of low–income individuals. 3
847		-
848		-	(c) The Governor shall designate a chair from the members of the Commission. 4
849		-
850		-	(d) The Department of Housing and Community Development shall provide staff 5
851		-	for the Commission. 6
852		-
853		-	(e) A member of the Commission: 7
854		-
855		-	(1) may not receive compensation as a member of the Commission; but 8
856		-
857		-	(2) is entitled to reimbursement for expenses under the Standard State 9
858		-	Travel Regulations, as provided in the State budget. 10
859		-
860		-	(f) The Commission shall: 11
861		-
862		-	(1) study and make recommendations on ways the State and local 12
863		-	governments can improve the housing supply and housing affordability; and 13
864		-
865		-	(2) identify and assess factors that impact the housing supply and housing 14
866		-	affordability, including: 15
867		-
868		-	(i) labor and material costs; 16
869		-
870		-	(ii) taxes and fees; 17
871		-
872		-	(iii) access to financing and capital investment; 18
873		-
874		-	(iv) planning, zoning, and land use regulations; 19
875		-
876		-	(v) State building standards; 20
877		-
878		-	(vi) appeals and other legal barriers; 21
879		-
880		-	(vii) permitting and approval processes; 22
881		-
882		-	(viii) the availability of land for housing; 23
883		-
884		-	(ix) creating and financing affordable housing; and 24
885		-
886		-	(x) infrastructure. 25
887		-	20 HOUSE BILL 503
888		-
889		-
890		-	(g) On or before July 1, 2026, the Commission shall report its findings and 1
891		-	recommendations to the Governor and, in accordance with § 2–1257 of the State 2
892		-	Government Article, the General Assembly. 3
893		-
894		-	SECTION 2. 3. AND BE IT FURTHER ENACTED, That this Act shall take effect 4
895		-	January 1, 2026 June 1, 2025. 5
896		-
897		-
898		-
899		-	Approved:
900		-	________________________________________________________________________________
901		-	Governor.
902		-	________________________________________________________________________________
903		-	Speaker of the House of Delegates.
904		-	________________________________________________________________________________
905		-	President of the Senate.