Odenton MARC Station Joint Development. (MDOT Office of Real Estate and Economic Development)
What if your train or bus station was also the place where you live, work and run errands? These are the types of communities envisioned through transit-oriented development (TOD), an approach to sustainable growth that maximizes using land around transit stations. The Maryland Department of Transportation (MDOT) recognizes TOD as a critical tool for boosting transit ridership, addressing the state’s housing challenges and growing the state’s economy.
MDOT is developing land around transit through its joint development program and working with local governments who drive planning and zoning in their communities. The State of Maryland recognizes and supports local TOD efforts through the State’s TOD Designation program.
Established in 2008, the State TOD Designation program provides state recognition and support for local governments who are planning for and advancing TOD at local transit stations. Over the past couple years, MDOT has worked in partnership with the State of Maryland’s Sustainable Growth Subcabinet (SGSC) to improve the program through a new application process and new incentives such as MDOT’s TOD Capital Grant and Revolving Loan Fund.
State-Designated TOD Sites as of August 2025. (MDOT)
The Process of TOD Designation
MDOT and its state agency partners launched a new process for TOD Designation in 2024, following the passage of the Equitable and Inclusive Transit-Oriented Development Enhancement Act (HB12/SB151) in 2023. A number of program updates followed the passage of this bill, including:
- Maryland’s Sustainable Growth Subcabinet is now the body responsible for issuing resolutions approving new TOD Designations, with MDOT continuing to administer the application process.
- Local jurisdictions can now apply for a TOD Designation through an online application form.
- New TOD Designations are good for 10 years, upon which jurisdictions will be eligible to renew their designations. All legacy TOD Designations, which were (designated before July 2023, will remain active in the program.
- To prompt State agency coordination, applications are reviewed by an interagency review group that includes representation from MDOT (including Maryland Transit Administration and State Highway Administration), the Maryland Department of Housing and Community Development, Maryland Department of Planning, Maryland Department of Commerce and the Maryland Department of Natural Resources.
Overview of the TOD Designation process
Applicants are asked to present their “TOD Designation Plan” by sharing ongoing development efforts and planning in the categories pictured below. This exercise is meant to be open-ended, recognizing that each station area and local jurisdiction has unique considerations for TOD. On the program webpage, applicants can find supportive tools and planning guidance under “TOD Planning and Application Resources.”
The process of TOD Designation is meant to lay the groundwork for mixed-use, transit-oriented communities that best serve Marylanders. By reviewing TOD site efforts with a wide-reaching group, we’re able to identify which State programs or staff can provide support for planning or development of TOD, provide guidance to ensure TOD efforts align with State goals and transportation best practices, and gain a better understanding of the development environment throughout the State.
Support for TOD Implementation
One of the goals of the TOD Designation program is to support our local partners in the implementation of their TOD Designation Plans. Projects within TOD Designated station areas are eligible for MDOT’s TOD Capital Grant and Revolving Loan Fund, which offers $5 million in funding annually for public infrastructure improvements and private development. Projects within TOD Designations are also eligible for additional points in competitive application rounds for the Maryland Department of Housing and Community Development’s Low Income Housing Tax Credit program.
As the State’s TOD Designation program continues to grow, Maryland is laying the groundwork for affordable and accessible communities around transit.
Alex Walinskas is the Policy and Partnerships Manager in the MDOT Office of Real Estate and Economic Development.