Zoning Review

The Zoning Review Office:

  • Processes all zoning petitions; variance, special exception and special hearings
  • Review residential, commercial and industrial building permits
  • Review and approval residential final development plans (FDP)
  • Review and approve all Zoning Use Permits
  • Ensure development complies with Baltimore County Zoning Regulations (BCZR)
  • New residential dwelling permits require an engineer-scaled and sealed site plan. The plan can be sealed a professional engineer, surveyor or landscape architect.

Access Zoning REVIEW Forms  

MY NEIGHBORHOOD INTERACTIVE MAP

Use My Neighborhood to find zoning classifications, view prior zoning cases and access other land use data. Zoning Review does not confirm zoning classification via phone or email.

Explore Interactive Zoning Map

VARIANCE, SPECIAL EXCEPTION AND SPECIAL HEARING

Consistent with the general purpose, intent and conditions set forth in the Baltimore County Zoning Regulations, the Zoning Review Office may accept Petitions for:

  • Variances from area and height regulations, off-street parking regulations and sign regulations.
  • Special Exceptions from the use regulations for certain types of uses.
  • Special Hearings to interpret the zoning regulations.

Orders issued by Baltimore County Administrative Law Judges as a result of various types of public hearings or decisions from administrative actions may be found on the Baltimore County Administrative Law Judge Decisions page, cases prior to 2020 can be obtained by visiting My Neighborhood. 

The Administrative Law Judge (ALJ) grants variances from height and area regulations where strict compliance with the BCZR would result in practical difficulty or unreasonable hardship. A variance can be done administratively (i.e. not via a public hearing) if:

  1. It is a residential property (DR or RC zoned)
  2. Owner occupied and listed ‘yes’ as principal residence on the SDAT Report
  3. Property ownership is not in LLC or Inc.

This residential checklist provides details and examples of a completed variance packet, including this administrative petition form. 

If you cannot meet all three requirements or you have an open case with Code Enforcement or Building Inspections, you will need to complete the public hearing petition form. Please review the nonresidential checklist for details and example how to file.

A neighbor within 1,000 feet of the requested variance may request a public hearing. A formal demand for hearing must be submitted, in person to Zoning before the closing date on the posted sign.

A special exception seeks permission to do something that the BCZR permits under certain special circumstances. An approved special exception must be utilized within two years from the date of the final order. View the commercial checklist for a special exception and the public hearing petition form.

The BCZR allows any interested person to petition the ALJ for a public/special hearing. Hearing typically consist of an interpretation of the BCZR and aims to ensure proper enforcement of all zoning regulations. View the commercial checklist for a special exception and the public hearing petition form.

Zoning Review fees vary depending on the process.

BALTIMORE COUNTY ZONING REGULATIONS (BCZR)

Find the entire library of zoning regulations in the Baltimore County Code. 

Zoning Policy Manual 2023 Edition

The Baltimore County Zoning Policy Manual 2023 Edition was approved by the Baltimore County Council on December 4, 2023 through Resolution 36-23. The Zoning Policy Manual provides detailed explanation of the Zoning regulations by searching for specific uses and zones.

ZONING USE PERMIT

In instances where no building permit is required, any person desiring to use any land for any purpose other than that for which the land currently being used must obtain a Zoning Use Permit. If such use is permissible, the Zoning Review Office, under the authorization of the Director of PAI, may issue a Zoning Use Permit.

For descriptions of the various types of Zoning Use Permits and information on how to apply, please see the Zoning Use Permit page. The fee for all Use Permits is $100, and some expire annually and biennial. The process for applying varies, so carefully review all information for each specific Zoning Use Permit.

If you need a Zoning Use Permit for Maryland State licensing only, and there is no construction or alterations in the tenant space, you may apply for a Change of Occupancy permit. Other additional documentation may be required at this time of permit processing. 

RESIDENTIAL ZONES

New residential dwelling permits require an engineer-scaled and sealed site plan. The plan can be sealed by a professional engineer, surveyor or landscape architect.

Residential zoning includes single-family dwellings, multi-family houses, apartments and condos. Residential zones are either Density Residential (DR), Resource Conservation (RC) and Residential Office (RO).

SETBACKS

Refers to the distance that the house or structure must be from the front, sides and rear property line. Setback requirements for principal dwellings can vary based on several factors (FDP, vested plat, variance, development year, etc.). View the setback requirements:

ACCESSORY STRUCTURE/BUILDING

Any structure on the same property as a principal dwelling, which is incidental to the use of the principal dwelling. Accessory structures/buildings require a minimum 2.5 feet setback from the rear and side property lines. The maximum height of an accessory structure/building, without a variance, is 15 feet. A side yard placement is allowed in RC6, RC7, and RC8 zones only. Accessory structures/buildings includes, pools, sheds, pole barns, and, fire pits. Read more on accessory structures/buildings.

NONCONFORMING USE

Nonconforming uses, or uses that existed lawfully prior to the current Baltimore County Zoning Regulations but are no longer permitted, or do not comply with current zoning regulations. A public hearing maybe required to confirm the existence of a nonconforming use.

MINOR RESIDENTIAL SUBDIVISION


The subdivision of a plot of land into three or fewer parcels. Minor subdivision plan submittals are now filed with Development Management. Please see the (B)(5)Limited Exemption Development Plan Submittal Checklist.  
 

FENCE REQUIREMENTS

Learn more about fence requirements.

BUSINESS AND MANUFACTURING ZONES

Below are a few common zoning classifications and the BCZR Section Number.

  • Residential Office (RO)—Section 204 OR-1 (Office Building-Residential) Section 205
  • Business, Local (BL)—Section 230 B.M. (Business, Major) Section 233
  • Business, Roadside (BR)—Section 236M.L.R. (Manufacturing, Light Restrictive) Section 248
  • Manufacturing, Light (ML)—Section 253 M.H. (Manufacturing, Heavy) Section 256

Permitted Uses: BCZR allows a use as either permitted by right or by special exception. If a use is not listed under either, it is prohibited.

PARKING REQUIREMENTS

Regulations that prescribes a specific amount of parking spaces to be provided based on the use of the property. See the BCZR for list of required parking spaces by use.

SIGN PERMITS

Sign Permits are issued through and reviewed by the Zoning office. View the sign regulations.