Council approves zoning change and on‑site affordable housing requirement for Annapolis Junction TOD

The Howard County Council on Feb. 4 approved Zoning Regulation Amendment ZRA‑192 (Council Bill 7‑20‑21), a measure to allow taller buildings near MARC station platforms in specified transit‑oriented development areas and to require moderate‑income housing units (MIHUs) be provided on the project site rather than shifted to other locations.

Sponsor and supporters said the on‑site requirement ensures affordable and moderate‑income units remain concentrated near transit, instead of being moved to predominantly affordable projects elsewhere — a practice they said can concentrate poverty and strain local services. "Transit‑oriented housing must be inclusive of lower income and moderate income families," one council member said.

The council adopted two key amendments: one that requires MIHUs to be built on the TOD site (prohibiting off‑site unit substitution or fee‑in‑lieu in place of on‑site units for this obligation) and a technical amendment moving fee‑in‑lieu administration responsibility from the Department of Planning and Zoning to the Department of Housing and Community Development.

Council members debated concerns about allowing a 180‑foot maximum height in some TODs and whether the change would be appropriate in all locations. Supporters argued the amendments protect affordable housing near transit and that the project before the council would still be allowed under the revised rules.

After amendment votes and discussion, CB7 as amended passed.