A. 
Where there is no subdivision of land, the Commission may waive the preliminary site plan requirements and move directly from concept site plan approval to final site plan consideration.
B. 
All proposed preliminary site plans shall be based upon the concept site plan approved by the Commission. Unless otherwise provided by a Development Rights and Responsibilities Agreement regarding the site plan project with the Mayor and City Council pursuant to Chapter 178 of the Code, the proposed preliminary site plan shall be submitted to the City for review within 12 months of concept site plan approval or the approval will automatically expire and the proposed development must then be resubmitted for concept plan approval. The Commission, at its discretion, may grant a request for an extension of time to submit the preliminary site plan if the developer proves there are extenuating circumstances preventing a presentation within that twelve-month period. The Commission may only grant up to two extensions of six months each.
[Amended 1-12-2009 by Ord. No. 13-2008]
C. 
Preliminary site plans shall be submitted and reviewed under the following criteria:
(1) 
Site plans for construction or any portion thereof involving engineering, architecture or land surveying shall be prepared and certified respectively by an engineer, architect or land surveyor duly registered by the state to practice as such.
(2) 
A site plan may be prepared on one or more sheets to show clearly the information required by this chapter to facilitate review and approval of the plan. If prepared on more than one sheet, match lines shall clearly indicate where the sheets join.
(3) 
The sheet or sheets to be used for a site plan for construction shall not be less than 18 inches by 24 inches.
(4) 
An appropriate number of clearly legible blue- or black-line copies of a preliminary site plan for construction, as determined by the number of reviewing agencies, prepared in accordance with the requirements of this article, are required to be submitted for review as hereinafter provided.
(5) 
Information to be shown on the preliminary site plan shall include:
(a) 
The project name.
(b) 
The owner and developer names and addresses.
(c) 
The surveyor and engineer names and addresses.
(d) 
Certificate of registered professional engineer or registered land surveyor as to the source and accuracy of boundary lines, topographic data and other engineering or surveying data.
(e) 
A legend defining all marks, notations and symbols used on the plan.
(f) 
The election district, county and state.
(g) 
The names and addresses of adjacent property owners.
(h) 
References to adjoining subdivisions by fiber and folio number.
(i) 
A vicinity sketch at a scale of one inch equals 2,000 feet.
(j) 
A metes and bounds description and survey of the boundary of the land proposed for the project.
(k) 
Scale.
(l) 
North point and date.
(m) 
Contours with intervals no greater than two feet within 100 feet of all buildings and a minimum of five-foot contour intervals on the remainder of the site or spot elevations if the site grading is minor and no part of the developed area of the site involves a flood-prone area.
(n) 
The zoning district.
(o) 
School districts for elementary, middle and high school.
(p) 
The fire and emergency services district.
(q) 
Building lines.
(r) 
Locations, names, dedicated widths and construction details for all existing or planned roads, sidewalks or other public ways and all dedicated rights-of-way or easements, their location, width and purpose.
(s) 
Other existing and proposed rights-of-way or easements, their location, width and purpose.
(t) 
The location of existing and proposed utilities.
(u) 
The location of existing and proposed stormwater management facilities to include plans for collecting, detaining, retaining or depositing stormwater in accordance with Chapter 173 of the Code of the City of Taneytown and any county or state code that may apply. Plans shall include both pre-development and post-development calculations along with calculations for sizing piping, storage areas or impoundments, flumes, spillways and other devices.
(v) 
Street names.
(w) 
Lots identified by unduplicated lot numbers and to include lot lines and lot widths.
(x) 
All minimum building setback lines.
(y) 
Area, zoning, and density calculations.
(z) 
The proposed method of treatment of sewage.
(aa) 
Bearings and dimensions.
(bb) 
Any one-hundred-year floodplain.
(cc) 
Existing structures and features.
(dd) 
The location of all specimen trees.
(ee) 
The location of all forest conservation easements.
(ff) 
Historic or scenic areas.
(gg) 
Streams, intermittent or perennial.
(hh) 
Wetlands.
(ii) 
Outstanding topographic features.
(jj) 
Covenants, restrictions and/or statements proposed to be shown on the final subdivision plat.
(kk) 
Areas, if any, to be reserved for parks, playgrounds or other public uses.
(ll) 
The proposed method of conserving any area not included in lots to be developed or dedicated for public use.
(mm) 
Cross-sections, details and specifications as required by the reviewing agencies.
(nn) 
Buildings and structures, to include:
[1] 
Dimensions, size and height.
[2] 
Distances between buildings.
[3] 
Number of stories.
[4] 
Area, in square feet, of each floor.
[5] 
Number of dwelling units.
[6] 
Elevations.
(oo) 
Construction details and specifications of all utilities.
(pp) 
Driveways, entrances, exits, parking areas and loading spaces, to include:
[1] 
Number of parking spaces.
[2] 
Number of loading spaces.
(qq) 
Slopes, terraces, retaining walls, fencing and screening.
(rr) 
Landscaping, including details and number of planting units.
(ss) 
Location, height, designs and square footage of any proposed signage.
(tt) 
Location, height, design, direction and lumens of any proposed exterior lighting.
(uu) 
Engineering estimates of water and sewerage demand.
(vv) 
Location and design of storage facilities for any treated, untreated, or inadequately treated liquid, gaseous, or solid materials of such nature, quantity, toxicity, or temperature that may run off, seep, percolate, or wash into surface or groundwater so as to contaminate, pollute, or harm such waters.
(ww) 
Location and design of storage facilities for fuel, chemicals, chemical or industrial wastes, and biodegradable raw materials.
(xx) 
Location, design and screening of storage facilities for solid waste.
(yy) 
Other information as determined necessary by the Commission or the reviewing agencies, including such requirements for site plans as promulgated by Carroll County.
D. 
The developer will present the preliminary site plan at a Commission meeting. If the Commission accepts the plan, the developer will submit to the Zoning Administrator the appropriate number of plans to be transmitted to the review agencies. The Zoning Administrator will complete a study for the Commission to be submitted at the next Commission meeting, or a time specified by the Commission. This study will be an overview of the relation of the proposed preliminary plan to the surrounding area, certification that the proposed concept would comply with the current zoning, and may include any information the Zoning Administrator believes should be provided to enable the Commission to make an informed decision. The Commission shall review the study and may vote on the approval of the proposed preliminary plan at its next meeting.
E. 
The Commission or the agencies so empowered by the Commission for review are responsible for checking the preliminary site plans for general completeness and compliance. The City Manager and Zoning Administrator shall see that all reviewing and approving authorities complete all examination and review of the site plans. Upon completion of review, the site plans shall be submitted to the Commission with any recommendations and comments from each reviewing agency. The Commission shall consider such recommendations and comments in its consideration of the site plans.