Due to the number of agencies and lengthy timelines involved in approving a permit, people and organizations seeking a permit in the state of Maryland experience unique and complex challenges in this process.
The state of Maryland and the greater Annapolis area present a unique set of challenges and complexities in the permitting process that are unheard of in other parts of the country. Permitting is a time-consuming process, and like many industries, it has been greatly impacted by the changes in work routines after the COVID pandemic. Despite an encouraged return to office and using technology to assist in creating connections when working remotely, Maryland offices still face delays. What are these challenges, specifically? Let’s dive in.
Permitting process and challenges at various municipal levels
There are multiple levels of permitting, and depending on the project, a city, county, state, and federal permit could all be required. Each county has their own process that is unique and different, but all follow the same common theme of being time consuming and expensive to a developer.
Starting at the county level, a three-phase review process is required. Due to size, redevelopment, and project type, certain projects can have a reduced number of phases; however, any major development proposal will follow the three-step process. For major developments, the first phase is a preliminary or sketch plan. The second phase is a final development plan, and the third phase is the permits (i.e., grading and building permits). The three-phase review cycle was created by Maryland as part of the 2007 SWM regulations and is required of the various counties and jurisdictions for implementation in the state.
For Anne Arundel County in particular, each phase includes multiple steps, and there are multiple sub-agencies within the main county agency that must give approval–approximately 22 in total. Depending on the complexity, size, and natural features on the property, the three-phase process may need multiple resubmittals to get the approval of the agencies, making this process very time consuming for a developer or landowner.
For a larger developer, this process may come as no surprise and simply be par for the course. That developer is more likely to weather the lengthy time and have the financial capability for the process, with greater insight into the process overall. But for smaller developments, particularly those that are being done by individuals, they don’t always know or understand the government rules and regulations.
New challenges with the rise of remote work and demographics
In addition to the timeline, the biggest challenges we continue to face in development permitting is communication and the loss of relationships with review staff. COVID has made both communication and relationship-building more challenging because a lot of people are working from home. Rather than getting to know the names and faces of both engineering and permitting offices, Maryland offices, like all others across the country, are forced to wait on appointment availability and the sounds of voices alone. This can greatly delay progress when availability is limited and the casual office visit just isn’t a realistic option.
Relationship building is a possible solution
Ultimately, a great solution to these challenges is in relationships – inside and outside of the permitting process.
If developers want to come into this region and maximize their development potential on a property, building relationships with the local elected officials, government agencies, and local community members is essential. Because of social media and video conferencing, landowners and community groups now have a bigger voice than ever before. One of the positives that did come out of the pandemic is the ability and ease of virtual meetings. This allows us to continue improving communications to stay connected and keep our clients informed.
Developers who can be creative and work with the public while still maximizing their development potential are positioning themselves to be successful. Working with an engineering firm like Atwell can be the difference between a lengthy, drawn-out process with people less experienced in Maryland’s permitting process, versus Atwell’s team of experts who have been in the area for decades and know what to look for. From surveying to development, our team members have the education, insight, knowledge, and experience that’s required for developers of any size to keep their projects moving forward.
