A preliminary plan is intended to establish the overall development
scheme to minimize the need for revisions of final plans.
A.
Preliminary plan submission required.
(1)
A preliminary plan submission for a major subdivision meeting all
the requirements of this article shall be filed by the applicant and
reviewed in accordance with the provisions of this article.
(3)
An applicant may, at his/her option, submit a combined preliminary/final
submission for combined preliminary/final approval if all of the requirements
for both preliminary plan submission and final plan submission are
met.
B.
Required submission.
(1)
The applicant shall file with the staff at least 14 calendar days prior to a regular Planning Commission meeting (not including a workshop meeting) the required fees and the information and plans required under § 335-26.
(2)
The staff shall forward applicable plans to the following agencies
to seek their comments prior to plan approval and maintain at least
two complete file copies of all materials submitted by the applicant
for use by the Town staff:
(a)
Fire Marshal (layout and utility plan if deemed appropriate
by the Town staff) (one copy).
(b)
Town Engineer, with the plans provided prior to the next regular
Planning Commission meeting (two copies).
(c)
The Town Planning Commission [including copies of the application
form, a copy of the preliminary plan checklist and the layout plan
to each member (eight copies), and at least one total copy of the
complete set of preliminary plans and the supporting documents], with
such information provided prior to or at the first regularly scheduled
Planning Commission meeting after a proper submission.
(d)
Forest stand delineation submission and approval by the Washington
County Planning Commission.
(3)
Applicant's distribution.
(a)
The applicant is fully responsible for the following:
[1]
Contacting the appropriate utility companies, as appropriate.
[2]
Determining whether any permits or approvals are needed from any
agency outside of the Town, including the Maryland Department of the
Environment (including any obstruction to a waterway) and the Army
Corps of Engineers (including determining whether any wetland will
be disturbed).
[3]
Providing a copy of the sedimentation and erosion control plans to
the County Conservation District, together with its required review
fees, if any earth disturbance is proposed, unless the applicant states
in writing in a signed letter to the Town that earth disturbance will
not occur until approval of the final plan (in which case the erosion
control plan may be submitted at the final plan stage).
[4]
Providing a copy of the plans to the County Planning Commission.
(b)
The applicant is encouraged to seek at least an informal review
by the Maryland State Highway Administration (SHA) of any proposed
access onto a state road and provide SHA with sufficient information
for such a review.
(c)
Adjacent municipalities. If any portion of a major subdivision
or land development is proposed within 200 feet of the boundary of
another municipality or would clearly have a regional impact upon
another municipality as determined by the Planning Commission, then
the applicant shall provide a copy of the layout plan to that municipality
for an advisory review.
(4)
Each preliminary plan and supporting documents should seek to incorporate
any revisions recommended by the Planning Commission, the Town Engineer
and other appropriate Town officials during any sketch plan review.
(5)
Revisions. A list of revisions from a previously submitted plan shall
be provided whenever a revised plan is submitted.
C.
Determination of completeness of the submission.
(1)
Based upon the initial review of the Town staff and/or the Town Engineer,
the Commission shall have authority, at its first regular meeting
after the submission is filed in a timely fashion, to determine that
a submission is incomplete and therefore to refuse to review the submission
further and to do one of the following:
(a)
Not accept the submission, indicating deficiencies in writing,
and return the fee (minus the costs of any Town review) to the applicant.
(b)
Accept the submission as being filed for review on the condition
that the applicant shall file such additional required materials and
information to the staff or appropriate agency or person by a specific
deadline.
(c)
Table the acceptance of the submission until the next Planning
Commission meeting after the applicant has met all of the submittal
requirements within the required time period prior to the meeting.
The ninety-day time limit for action shall not begin until the plan
is accepted as complete.
(d)
Reject the plan for just cause, such as the submission being
significantly incomplete.
(2)
If the Commission determines that the submission is significantly
complete, as filed and as required, the Commission shall accept the
plans and may begin its review.
(3)
Zoning variances.
(a)
An application under this chapter shall not be considered to
be a complete submission for the purposes of the ninety-day time limit
if one or more zoning variances will be required for the subdivision
or land development to legally occur as submitted, until such time
as the needed zoning variances have been granted. However, the Planning
Commission may review the plans before the variance(s) is issued.
(b)
A land subdivision review shall not be delayed because of a court appeal of a zoning variance that was granted by the Board of Zoning Appeals to the developer. Instead, satisfactory resolution of such appeal may be made a condition for approval under this chapter. If a developer appeals a zoning variance that was not granted to him/her, then Subsection C(3)(a) above shall still apply.[1]
D.
Review by the Town staff and Engineer.
(1)
The Town staff and Town Engineer should review the submission and
prepare report(s) to the Commission. Policy matters that should be
dealt with directly by the Planning Commission should be listed separately
from technical engineering considerations.
(2)
The applicant and/or his/her engineer shall make reasonable efforts
to resolve technical engineering considerations outside of and prior
to Planning Commission meetings. The Town Engineer may require the
applicant or his/her engineer to meet with the Town Engineer for this
purpose.
E.
Review by the Commission. The Planning Commission shall accomplish
the following within the time limitations of the Land Use Article
of the Annotated Code of Maryland (unless the applicant grants a written
time extension):
(1)
Review all applicable reports received from any official reviewing
agencies.
(2)
Consider whether the preliminary plan submission will conform to
this chapter and other applicable ordinances.
(3)
Recommend any needed revisions so that the submission will conform
to this chapter and other applicable ordinances.
F.
Decision by Planning Commission.
(1)
After considering any recommendations of the Town staff and Town
Engineer and other input, the Planning Commission shall approve or
reject the preliminary plan submission within the time limits required
by the Land Use Article of the Annotated Code of Maryland.
(a)
Planning Commission to act not later than 90 days following
the date of the first regular meeting of the Planning Commission held
after it has properly been filed for review, but in no case shall
Planning Commission's decision be made later than 120 days following
the date the submission is duly submitted, unless the applicant grants
a written extension of time; and
(b)
No subdivision or land development shall be granted final approval
until a report is received from the Planning Commission or until the
expiration of 30 days from the date the application was submitted
to the Planning Commission.
(2)
The decision of the Planning Commission shall be in writing and shall
be communicated to the applicant personally or by mail at his/her
last known address not later than 15 days following the decision.
(3)
Approval of the preliminary plan submission shall constitute conditional
approval of the subdivision or land development as to the character
and intensity but shall not constitute approval of the final plan
or authorize the sale of lots or construction of buildings.
(4)
If the preliminary plan submission is disapproved, the decision shall
specify defects found in the submission, describe requirements which
have not been met and cite the provisions of the statute or ordinance
relied upon in each case.
(5)
At the discretion of the Planning Commission, the Planning Commission
may grant combined preliminary/final plan approval if the preliminary
plan submission also meets all of the requirements of a final plan
submission and the Planning Commission determines that there are no
significant outstanding matters regarding the plan.
G.
Final plan submission deadline.
(1)
An applicant shall file a final plan within three years from the
date of the approval of the preliminary plan by the Planning Commission,
unless a written extension is granted by the Planning Commission in
advance.
(2)
Failure to comply with this requirement shall render the preliminary
plan null and void, and a new preliminary plan submission and approval
shall be required.
(See § 335-25A regarding when a preliminary plan is required.)
A.
All of the following information and materials listed in this section
are required as part of all preliminary plans for any land development
and any major subdivision. This list of requirements shall serve both
to establish the requirements and as a checklist for the applicant
and the Town to use to ensure completeness of submissions. The applicant
shall submit completed photocopies of this section as part of the
application.
B.
The required information listed in this section may be combined or
separated onto different sheets, provided that the information is
clearly readable.
C.
Checklist and list of submittal requirements. The checklist and list
of submittal requirements is included at the end of this chapter.
A.
All certification shall comply with the state professional licensing
laws. All subdivisions of land shall be certified and stamped by a
registered land surveyor.
B.
At least one official set of copies of plans provided to the Town
shall bear original signatures and original seals, which should be
marked as "Town File Copy."