All Roll Calls
Yes: 275 • No: 161
MarylandHB 08942026 Regular SessionHouseWALLET
Land Use - Transit-Oriented Development - Alterations (Maryland Transit and Housing Opportunity Act)
Sponsored By: Gabriel Acevero (Democratic)
Signed by Governor
Transportation - GenerallyTaxes - Miscellaneous - LocalAdministrative AgenciesBaltimore CityBoundariesCertificationsChartered Counties -see also- AACo; BCo; CecilCo; etc.Code Counties -see also- AllegCo; CarolineCo; ChsCo; etc.Committees and CommissionsCommunity DevelopmentConstructionCounties -see also- Chartered Counties; Code Counties; etc.Development Fees and TaxesEnterprise ZonesEvaluations and ReviewsExcise TaxHousing -see also- Apartments; Condos; Mobile & Manuf HomesLoans -see also- Credit; Mortgages; Scholarships&SFAMass Transit -see also- Buses; RailroadsMunicipal Corporations -see also- Annap; BaltParkingPermits -see also- Building PermitsPlans and ProposalsPublic Corporations and Instrumentalities -see also- HBEPublic Local LawsPublic Works -see also- Brg&Tun; Hwys; PublBlgFac; etc.RailroadsReal Estate -see also- Agents and BrokersReal PropertyResidential Property -see also- Apartments; CondominiumsRevenue and Taxes -see also- (specific tax)Rules and RegulationsSmart Growth -see also- Zoning and PlanningStudies -see also- Commitees & Commissions; ReportsTimeTransportation, Department ofTransportation -see also- Aircraft; Airports; Boats; etcWork, Labor, and Employment -see also- JobTrn; Leave; etc.Zoning and Planning
Personalized for You
How does this bill affect your finances?
Personalize government policy and PRIA will tell you what this bill means for your household, plus every other piece of legislation we track. PRIA reads each provision against your financial profile to show you exactly what matters to your wallet.
Bill Overview
Analyzed Economic Effects
6 provisions identified: 4 benefits, 1 costs, 1 mixed.
Limits on enterprise perks on public land
A business on federal, state, county, or city land inside an enterprise zone cannot get certain enterprise zone incentives unless it first uses all available property tax exemptions, including any payment‑in‑lieu‑of‑tax agreement. This limit does not apply to businesses certified for a property tax credit for tax years beginning before July 1, 2008. It also does not apply to entities leasing land or improvements owned by the Maryland Economic Development Corporation or the Maryland Department of Transportation.
Later development fees, tighter enforcement
Beginning October 1, 2026, counties and cities cannot collect development excise taxes or impact fees on a residential real estate project until construction is complete and all occupancy requirements are met. They can collect up to 30 days before the final inspection. This timing rule does not apply to fees that pay county debt incurred on or before January 1, 2026. Also starting October 1, 2026, a county or city may deny, withhold, or revoke a certificate of occupancy if a required development excise tax or impact fee is unpaid after the local "reasonable" time period. The law defines these fees and defines a "residential real estate project" as a mixed‑use project with homes in a designated TOD served by qualifying weekday hourly rail service.
Loans favor projects next to rail
The state loan program run by MEDCO prioritizes projects that redevelop land next to rail stations when that land is owned by the State, Baltimore City, or WMATA. Projects that meet this test move to the front of the line for Strategic Infrastructure Revolving Loan Program financing.
Fewer car parking mandates near rail
Local governments cannot set minimum off‑street car parking for housing or mixed‑use projects within 0.25 miles of a rail station that has at least hourly service from 8 a.m. to 6 p.m., Monday–Friday. A minimum can apply only if a parking study was done within the last 3 years and the Maryland DOT agrees. Maryland DOT must decide within 45 days, or agreement is assumed. When a local body regulates off‑street parking, it must require space for bicycle parking. The parking rule does not apply to stations on college campuses, or to property partly outside the radius or zoned single‑family on January 1, 2026.
Homes and shops allowed near rail
Local zoning must allow mixed‑use buildings within 0.5 miles of a rail station with at least hourly service from 8 a.m. to 6 p.m., Monday–Friday. For land owned by the State, Baltimore City, or WMATA that is used for transportation and sits next to a qualifying station, locals cannot set use, height, setback, or similar limits that conflict with an MDOT‑approved TOD plan made with the locality. These TOD limits also apply in charter counties.
Transit areas get enterprise zone status
Transit‑oriented development areas near rail stations with at least hourly service from 8 a.m. to 6 p.m., Monday–Friday, receive enterprise zone status under state rules. For TODs designated before October 1, 2026, local governments may choose to designate by ordinance or resolution. For TODs designated on or after October 1, 2026, enterprise zone status is automatic unless the local government opts out in writing to the Sustainable Growth Subcabinet.
Sponsors & Cosponsors
Sponsor
Gabriel Acevero
Democratic • House
Cosponsors
Nick Allen
Democratic • House
Marlon Amprey
Democratic • House
Dylan Behler
Democratic • House
Harry Bhandari
Democratic • House
Adrian Boafo
Democratic • House
Regina T. Boyce
Democratic • House
Derrick Coley
Democratic • House
Dana Jones
Democratic • House
Eric Ebersole
Democratic • House
Mark Edelson
Democratic • House
Diana M. Fennell
Democratic • House
Linda Foley
Democratic • House
Michele Guyton
Democratic • House
Andrea Fletcher Harrison
Democratic • House
Terri L. Hill
Democratic • House
Marvin E. Holmes
Democratic • House
Kevin B. Hornberger
Republican • House
Julian Ivey
Democratic • House
Aaron M. Kaufman
Democratic • House
Kenneth Kerr
Democratic • House
Robbyn Lewis
Democratic • House
Bernice Mireku-North
Democratic • House
David Moon
Democratic • House
Gabriel M. Moreno
Democratic • House
Darrell Odom
Democratic • House
Julie Palakovich Carr
Democratic • House
Cheryl E. Pasteur
Democratic • House
Edith J. Patterson
Democratic • House
N. Scott Phillips
Democratic • House
Andrew C. Pruski
Democratic • House
Lily Qi
Democratic • House
Denise Roberts
Democratic • House
Mike Rogers
Democratic • House
Malcolm P. Ruff
Democratic • House
Gary Simmons
Democratic • House
Karen Simpson
Democratic • House
Jared Solomon
Democratic • House
Vaughn Stewart
Democratic • House
Deni Taveras
Democratic • House
Kym Taylor
Democratic • House
Veronica Turner
Democratic • House
Joe Vogel
Democratic • House
Jennifer White Holland
Democratic • House
Greg Wims
Democratic • House
Jamila J. Woods
Democratic • House
Natalie Ziegler
Democratic • House
Roll Call Votes
Senate vote • 4/13/2026
Third Reading Passed
Yes: 42 • No: 4 • Other: 1
House vote • 4/13/2026
Third Reading Passed
Yes: 100 • No: 32 • Other: 8
House vote • 3/21/2026
Third Reading Passed
Yes: 96 • No: 32 • Other: 6
House vote • 3/20/2026
Floor Amendment {573529/1 (Delegate Buckel) Rejected
Yes: 37 • No: 93 • Other: 4
Actions Timeline
Approved by the Governor - Chapter 592
5/26/2026Passed Enrolled
4/13/2026HouseThird Reading Passed (100-32)
4/13/2026HouseHouse Concurs Senate Amendments
4/13/2026HouseThird Reading Passed (42-4)
4/13/2026SenateSecond Reading Passed with Amendments
4/10/2026SenateFavorable with Amendments {693922/1 Adopted
4/10/2026SenateFavorable with Amendments Report by Finance
4/10/2026SenateReferred Finance Education, Energy, and the Environment
3/23/2026SenateThird Reading Passed (96-32)
3/21/2026HouseSecond Reading Passed with Amendments
3/20/2026HouseFloor Amendment {573529/1 (Delegate Buckel) Rejected (37-93)
3/20/2026HouseMotion Special Order until 03/20 (Delegate Buckel) Adopted
3/19/2026HouseFavorable with Amendments {193626/1 Adopted
3/19/2026HouseFavorable with Amendments Report by Economic Matters
3/19/2026HouseHearing 3/03 at 1:00 p.m. (Economic Matters)
2/23/2026HouseHearing canceled (Economic Matters)
2/23/2026HouseHearing 2/26 at 1:00 p.m. (Economic Matters)
2/9/2026HouseFirst Reading Economic Matters and Environment and Transportation
2/4/2026House
Bill Text
Enacted
5/26/2026
Enrolled
4/13/2026
Third Reading
3/20/2026
First Reading
2/4/2026
Related Bills
SB 0496, Maryland Medical Assistance Program - Coverage for the Treatment of Obesity - Authorization
SB 0366, Motor Vehicles - Intelligent Speed Assistance System Pilot Program - Establishment
SB 0244, Code Revision - Health - Maryland Medical Assistance Program
SB 0148, Income Tax - Credit for 9-1-1 Specialist Retirement Income (Supporting Our 9-1-1 Specialists Act)
SB 0016, Child Support - Earnings Withholdings Limits
HB 0529, Code Revision - Health - Maryland Medical Assistance Program