<section article="glu" article_name="Land Use" number="21-101" title_number="21" title_name="Regional District Plan" subtitle_number="1" subtitle_name="In General"> <level label="a"> <text>This section applies to:</text> <level label="1"> <text>the making of the appropriate general plan;</text> </level> <level label="2"> <text>any part, amendment, extension, or addition to the plan;</text> </level> <level label="3"> <text>the protection of and the carrying out of the plan; and</text> </level> <level label="4"> <text>the exercise of any:</text> <level label="i"> <text>planning, zoning, or subdivision control powers in the regional district; and</text> </level> <level label="ii"> <text>other powers granted in this title to the Commission or to the Montgomery County Council or the Prince George’s County Council.</text> </level> </level> </level> <level label="b"> <text>The purpose of the plan is to:</text> <level label="1"> <text>guide and accomplish a coordinated, comprehensive, adjusted, and systematic development of the regional district;</text> </level> <level label="2"> <text>coordinate and adjust the development of the regional district with public and private development of other parts of the State and of the District of Columbia; and</text> </level> <level label="3"> <text>protect and promote the public health, safety, and welfare.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="21-102" title_number="21" title_name="Regional District Plan" subtitle_number="1" subtitle_name="In General"> <level label="a"> <text>It is the policy of the State that:</text> <level label="1"> <text>the orderly development and use of land and structures requires comprehensive regulation through implementation of planning and zoning controls; and</text> </level> <level label="2"> <text>local governments shall implement planning and zoning controls.</text> </level> </level> <level label="b"> <level label="1"> <text>To achieve the public purposes of this regulatory scheme, the General Assembly recognizes that local government action will displace or limit economic competition by owners and users of property.</text> </level> <level label="2"> <text>It is the policy of the General Assembly and of the State that competition and enterprise shall be displaced or limited for the attainment of the purposes of the State policy for implementing planning and zoning controls as provided for in State and local law.</text> </level> </level> <level label="c"> <text>The powers granted to the Commission and district councils under this section may not be construed to:</text> <level label="1"> <text>grant to the Commission or district councils powers in any substantive area that are not otherwise granted to the Commission and district councils by State or local law;</text> </level> <level label="2"> <text>restrict the Commission or district councils from exercising any power granted to the Commission and district councils by other law;</text> </level> <level label="3"> <text>authorize the Commission or district councils to engage in any activity that is beyond their power under other law; or</text> </level> <level label="4"> <text>preempt or supersede the regulatory authority of any State unit under any State law.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="21-103" title_number="21" title_name="Regional District Plan" subtitle_number="1" subtitle_name="In General"> <level label="a"> <text>At the direction of the appropriate district council, the Commission shall initiate and adopt:</text> <level label="1"> <text>a general plan for the development of that portion of the regional district located in each county; and</text> </level> <level label="2"> <text>amendments to the general plan.</text> </level> </level> <level label="b"> <text>Notwithstanding the provisions of subsection (a) of this section, the Commission shall review, 2 years after each decennial census of the United States, the general plan for the development of that portion of the regional district located in Prince George’s County.</text> </level> <level label="c"> <level label="1"> <text>In accordance with Subtitle 2 of this title, the Commission may initiate and adopt any amendment to the general plan.</text> </level> <level label="2"> <text>The appropriate district council may designate a functional master plan, an area master plan, or an amendment to either plan, as an amendment to the general plan.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="21-104" title_number="21" title_name="Regional District Plan" subtitle_number="1" subtitle_name="In General"> <level label="a"> <text>The general plan and any amendment to the general plan shall contain:</text> <level label="1"> <text>the Commission’s recommendations for development within the regional district;</text> </level> <level label="2"> <text>any descriptive or supporting material that:</text> <level label="i"> <text>the appropriate district council requires; or</text> </level> <level label="ii"> <text>the Commission determines to be necessary and feasible; and</text> </level> </level> <level label="3"> <text>the elements required under Title 1, Subtitle 4 of this article.</text> </level> </level> <level label="b"> <level label="1"> <text>In accordance with the procedure set forth in this subtitle, the appropriate district council may require the Commission to prepare the general plan, or any amendment to the plan, considering elements such as:</text> <level label="i"> <text>existing and forecasted:</text> <level label="1"> <text>population, including population distribution and other appropriate characteristics;</text> </level> <level label="2"> <text>amount, type, intensity, general location, and characteristics of commercial, industrial, and public sector facilities and related employment;</text> </level> <level label="3"> <text>amount, type, need, and location of major public services, facilities, and utilities;</text> </level> <level label="4"> <text>transportation needs, facilities, routes, and systems; and</text> </level> <level label="5"> <text>housing demand and needs, and the amount, type, quality, and general location of housing;</text> </level> </level> <level label="ii"> <text>existing land uses, forecasts of land absorption rates or markets, and analyses of the amount, general location, and interrelationships among different categories of land use;</text> </level> <level label="iii"> <text>staging or scheduling of development and capital improvements, and the fiscal or economic impact of those improvements;</text> </level> <level label="iv"> <text>physical resources and conditions, including topography, soils, geology and mineral deposits, hydrology and waterways, wetlands and shorelines, water and air quality, climate, noise, open spaces, scenic areas, vegetation, forests, agricultural lands, fisheries, wildlife and wildlife habitats, and other areas of environmental or ecological importance or sensitivity;</text> </level> <level label="v"> <text>sites, structures, areas, or settings of archaeological, historical, architectural, cultural, or scenic value or significance;</text> </level> <level label="vi"> <text>extent and general location of physically blighted or deteriorated areas and related factors;</text> </level> <level label="vii"> <text>evaluation of the probable consequences of major recommendations of the general plan on the general physical and social environment and population of the regional district;</text> </level> <level label="viii"> <text>estimates of the probable consequences on public revenues and expenditures of major recommendations of the general plan; and</text> </level> <level label="ix"> <text>any other matter that the appropriate district council or the Commission determines to be necessary and feasible to the preparation or presentation of the general plan.</text> </level> </level> <level label="2"> <text>The appropriate district council may provide, to the extent necessary and feasible, that:</text> <level label="i"> <text>the Commission shall:</text> <level label="1"> <text>consider various alternative concepts of growth or development in preparing the general plan; and</text> </level> <level label="2"> <text>appropriately describe the alternative concepts considered by the Commission; and</text> </level> </level> <level label="ii"> <text>the general plan shall include material to contain and explain the appropriate district council’s recommendations with respect to any matter in this subsection.</text> </level> </level> <level label="3"> <text>The materials in paragraphs (1) and (2) of this subsection are guidelines for the basis, content, and consideration of:</text> <level label="i"> <text>the general plan;</text> </level> <level label="ii"> <text>a functional master plan;</text> </level> <level label="iii"> <text>an area master plan; or</text> </level> <level label="iv"> <text>any amendment to the plans.</text> </level> </level> <level label="4"> <text>Subject to paragraph (5) of this subsection, a general plan, a functional master plan, or an area master plan or any amendment to a plan may not be deemed void, inapplicable, or inoperative on the ground that the basis, content, or consideration of the plan or amendment is inconsistent with this division.</text> </level> <level label="5"> <text>With respect to judicial review on the record of a governmental action concerning development, this section does not prevent the consideration of the reasonableness of a general plan or the appropriateness and completeness of a general plan in relation to the governmental action and review.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="21-105" title_number="21" title_name="Regional District Plan" subtitle_number="1" subtitle_name="In General"> <level label="a"> <text>The appropriate district council shall carry out the requirements of this section:</text> <level label="1"> <text>in accordance with the procedures set forth in this subtitle; and</text> </level> <level label="2"> <text>to the extent necessary and feasible.</text> </level> </level> <level label="b"> <level label="1"> <text>Subject to paragraph (2) of this subsection, the appropriate district council shall provide that in its county the Commission shall adopt, and the district council shall approve, a map that shows the entire area of that county located within the regional district, divided into local planning areas.</text> </level> <level label="2"> <level label="i"> <text>Before approving a map, the appropriate district council shall consult with the Commission with respect to the boundaries of the local planning areas located wholly or partially within that county.</text> </level> <level label="ii"> <text>If there is a disagreement as to the boundaries of a local planning area, the decision of the district council shall prevail within the area of its jurisdiction.</text> </level> </level> </level> <level label="c"> <text>The appropriate district council shall provide that in its county:</text> <level label="1"> <level label="i"> <text>notwithstanding subsection (b) of this section, the Prince George’s County district council shall consider, every 6 years, whether to amend the area master plan in that portion of the regional district located in Prince George’s County; and</text> </level> <level label="ii"> <text>the decision of the Prince George’s County district council regarding whether to amend the area master plan shall:</text> <level label="1"> <text>be in writing; and</text> </level> <level label="2"> <text>include the reasons for the decision;</text> </level> </level> </level> <level label="2"> <text>in accordance with the work program and budget adopted by the county council of that county, the Commission:</text> <level label="i"> <text>shall initiate and adopt an area master plan for each planning area, any part of a planning area, or any combination of contiguous planning areas; and</text> </level> <level label="ii"> <text>may amend an area master plan for each planning area, any part of a planning area, or any combination of contiguous planning areas;</text> </level> </level> <level label="3"> <text>an area master plan may include recommendations for zoning, staging of development and public improvements, and public services to implement the area master plan;</text> </level> <level label="4"> <level label="i"> <text>subject to item (ii) of this item, an area master plan shall be based on the same matters as contained in the general plan and any amendment to the general plan;</text> </level> <level label="ii"> <text>an area master plan:</text> <level label="1"> <text>shall include greater detail than the general plan; and</text> </level> <level label="2"> <text>is not limited to the contents of the general plan; and</text> </level> </level> </level> <level label="5"> <text>an area master plan, or any amendment to an area master plan, shall show on a map contained in the area master plan the boundary of the area within which the area master plan applies.</text> </level> </level> <level label="d"> <text>The appropriate district council may designate an area master plan, or any amendment to an area master plan, when adopted by the Commission and approved by the appropriate district council, as an amendment to the general plan.</text> </level> <level label="e"> <text>A plan that is adopted before the approval of, or any amendment to, the planning area map shall continue in force and may not be invalidated by the fact that its boundaries do not correspond to the boundaries shown on the planning area map.</text> </level> </section> <section article="glu" article_name="Land Use" number="21-106" title_number="21" title_name="Regional District Plan" subtitle_number="1" subtitle_name="In General"> <level label="a"> <text>Subject to subsection (b) of this section, the Commission may adopt, and the appropriate district council may approve, a functional master plan for the various elements of the general plan, including:</text> <level label="1"> <text>transportation routes and facilities;</text> </level> <level label="2"> <text>hospitals and health centers;</text> </level> <level label="3"> <text>parks and other open spaces;</text> </level> <level label="4"> <text>police stations;</text> </level> <level label="5"> <text>fire stations; and</text> </level> <level label="6"> <text>utilities.</text> </level> </level> <level label="b"> <level label="1"> <text>Before adopting or amending a functional master plan of transportation routes and facilities in Prince George’s County, the Commission shall submit its proposed plan or amendment to the district council and the County Executive for review and comment.</text> </level> <level label="2"> <text>The district council and the County Executive have 60 days to review and provide written comments.</text> </level> <level label="3"> <text>The adopted plan may not include a transportation route or facility unless the district council, after consulting with the County Executive, by resolution approves the inclusion of the transportation route or facility for planning purposes.</text> </level> </level> <level label="c"> <text>The appropriate district council may designate a functional master plan, or any amendment to a functional master plan, as an amendment to the general plan.</text> </level> </section> <section article="glu" article_name="Land Use" number="21-107" title_number="21" title_name="Regional District Plan" subtitle_number="1" subtitle_name="In General"> <level label="a"> <text>Subject to subsection (b) of this section and Subtitle 2 of this title, the Commission may adopt a plan that identifies and designates sites, structures and their appurtenances and environmental settings, or districts that have historical, archaeological, architectural, or cultural value.</text> </level> <level label="b"> <text>The criteria used for making an identification or designation under subsection (a) of this section may not be inconsistent with the criteria applicable to the Maryland Historical Trust under § 5A–323 of the State Finance and Procurement Article.</text> </level> <level label="c"> <text>The Commission may establish an advisory committee to assist the Commission in the performance of its duties with respect to adopting a plan in accordance with this section.</text> </level> <level label="d"> <text>Except as provided in subsection (e) of this section, a plan adopted under this section is an amendment to the general plan.</text> </level> <level label="e"> <level label="1"> <text>A plan adopted under this section may include sites, structures and their appurtenances and environmental settings, or districts located in a municipal corporation in Montgomery County or Prince George’s County that is not subject to the jurisdiction of the Commission, with the consent of the governing body of that municipal corporation.</text> </level> <level label="2"> <text>The consent of the governing body shall constitute the agreement of the municipal corporation to be bound by all rules and regulations governing the sites, structures and their appurtenances and environmental settings, or districts as the appropriate district council may enact.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="21-201" title_number="21" title_name="Regional District Plan" subtitle_number="2" subtitle_name="Development and Adoption"> <level label="a"> <text>This subtitle is intended to vest control over planning procedures in the district councils of Montgomery County and Prince George’s County, to the extent that control is not inconsistent with this division.</text> </level> <level label="b"> <text>Nothing contained in this subtitle authorizes a transfer or dilution of planning authority or responsibility vested in the Commission, county planning boards, or district councils as of October 1, 1959.</text> </level> </section> <section article="glu" article_name="Land Use" number="21-202" title_number="21" title_name="Regional District Plan" subtitle_number="2" subtitle_name="Development and Adoption"> <level label="a"> <level label="1"> <text>The Commission may initiate a plan or part of a plan with the concurrence of the district council of the county or counties in which the area of the proposed plan is located.</text> </level> <level label="2"> <text>The review by the district council of the proposed budget of the Commission and the approval by the district council of the planning schedule that is contained in the budget constitutes concurrence in the initiation of plans proposed in the budget for any single fiscal year.</text> </level> </level> <level label="b"> <text>The district council may modify the planning schedule contained in the proposed budget.</text> </level> <level label="c"> <text>The district council may direct the Commission to initiate a plan or part of a plan.</text> </level> <level label="d"> <text>The Commission shall initiate the plan or part of the plan under subsection (c) of this section with reasonable promptness to the extent funds are available for that purpose.</text> </level> </section> <section article="glu" article_name="Land Use" number="21-203" title_number="21" title_name="Regional District Plan" subtitle_number="2" subtitle_name="Development and Adoption"> <level label="a"> <level label="1"> <text>Except as provided in paragraph (2) of this subsection, the Commission shall adopt a plan by resolution with the affirmative votes of at least six commissioners, of whom at least three shall be from Montgomery County and at least three shall be from Prince George’s County.</text> </level> <level label="2"> <text>To adopt an area master plan or a functional master plan that lies entirely within one county, the affirmative votes of three commissioners from that county shall suffice to adopt the plan.</text> </level> </level> <level label="b"> <level label="1"> <text>The resolution to adopt a plan shall refer expressly to the maps and the descriptive and other matter that the Commission intends to form the whole or part of the plan.</text> </level> <level label="2"> <text>Any action taken shall be recorded on the map, plan, or descriptive matter by the identifying signature of the chair and secretary–treasurer of the Commission.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="21-204" title_number="21" title_name="Regional District Plan" subtitle_number="2" subtitle_name="Development and Adoption"> <level label="a"> <text>In preparing and making a plan and in exercising the zoning, planning, subdivision control, and other powers granted to the Commission under this division, the Commission may act in conjunction and cooperation with the National Capital Planning Commission.</text> </level> <level label="b"> <text>The Commission is the representative of the State to the National Capital Planning Commission.</text> </level> <level label="c"> <text>For the purposes described in subsection (a) of this section, the Commission may enter into commitments and agreements with the National Capital Planning Commission as the Commission considers necessary.</text> </level> <level label="d"> <text>The Commission may act in conjunction and cooperation with other representatives or officers of the United States government or of the District of Columbia or of this State, including the Department of Planning and the Washington Suburban Sanitary Commission, or of the Commonwealth of Virginia or of Montgomery County or Prince George’s County or of any district, municipal corporation, or other political subdivision in these states or counties.</text> </level> </section> <section article="glu" article_name="Land Use" number="21-207" title_number="21" title_name="Regional District Plan" subtitle_number="2" subtitle_name="Development and Adoption"> <text>This part applies in Montgomery County.</text> </section> <section article="glu" article_name="Land Use" number="21-208" title_number="21" title_name="Regional District Plan" subtitle_number="2" subtitle_name="Development and Adoption"> <level label="a"> <level label="1"> <text>After a public hearing, the district council shall establish by local law or subsequent amendment to the local law procedures for the Commission to submit, adopt, and approve a plan or part of a plan.</text> </level> <level label="2"> <text>The district council shall publish notice of the time and place of the public hearing in at least one newspaper of general circulation in the county at least 30 days before the hearing.</text> </level> </level> <level label="b"> <text>The procedures established in accordance with subsection (a) of this section:</text> <level label="1"> <text>may include requirements for submission to and approval by the district council of preliminary concepts, guidelines, goals, or plans;</text> </level> <level label="2"> <text>shall include adoption of a plan by the Commission after at least one public hearing, notice of the time and place of which shall be published in at least one newspaper of general circulation in the county at least 30 days before the hearing;</text> </level> <level label="3"> <text>may include procedures for the approval of a plan by the district council;</text> </level> <level label="4"> <text>shall include a method for the Commission to certify and file a plan in the office of the clerk of the Circuit Court of Montgomery County; and</text> </level> <level label="5"> <text>shall include provisions for the Commission to publish an adopted and approved plan.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="21-209" title_number="21" title_name="Regional District Plan" subtitle_number="2" subtitle_name="Development and Adoption"> <level label="a"> <text>Notwithstanding § 21–208 of this subtitle, when the Commission initiates a master plan or an amendment to a master plan, the Commission shall notify the County Executive of the work schedule of the Commission.</text> </level> <level label="b"> <level label="1"> <text>The County Executive shall provide to the Commission, as early as possible, information on matters including transportation, water and sewer, and other public facility and public services and fiscal portions of the plan or amendment.</text> </level> <level label="2"> <text>The County Executive may provide to the Commission other studies and information the County Executive considers pertinent to the preparation of the plan or amendment.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="21-210" title_number="21" title_name="Regional District Plan" subtitle_number="2" subtitle_name="Development and Adoption"> <text>On completion of a master plan or master plan amendment, the county planning board shall transmit:</text> <level label="1"> <text>the plan or amendment to the district council; and</text> </level> <level label="2"> <text>copies of the plan or amendment to the County Executive.</text> </level> </section> <section article="glu" article_name="Land Use" number="21-211" title_number="21" title_name="Regional District Plan" subtitle_number="2" subtitle_name="Development and Adoption"> <text>Within 60 days after the transmission of a copy of a master plan or master plan amendment to the County Executive under § 21–210 of this subtitle, the County Executive shall transmit a fiscal impact analysis to the district council with other comments and recommendations the County Executive considers appropriate.</text> </section> <section article="glu" article_name="Land Use" number="21-212" title_number="21" title_name="Regional District Plan" subtitle_number="2" subtitle_name="Development and Adoption"> <level label="a"> <text>Within 180 days after the receipt of the County Executive’s comments, recommendations, and fiscal impact analysis as provided in § 21–211 of this subtitle, the district council shall approve, modify, or disapprove the master plan or master plan amendment.</text> </level> <level label="b"> <text>On a vote of two–thirds of those present and voting, the district council may extend, by sequential 60–day intervals, the 180–day period for review and action on the master plan or master plan amendment provided in subsection (a) of this section.</text> </level> <level label="c"> <text>Failure of the district council to act within the time limits imposed under this section constitutes approval of a master plan or master plan amendment as submitted by the county planning board.</text> </level> </section> <section article="glu" article_name="Land Use" number="21-215" title_number="21" title_name="Regional District Plan" subtitle_number="2" subtitle_name="Development and Adoption"> <text>This part applies in Prince George’s County.</text> </section> <section article="glu" article_name="Land Use" number="21-216" title_number="21" title_name="Regional District Plan" subtitle_number="2" subtitle_name="Development and Adoption"> <level label="a"> <level label="1"> <text>After a public hearing, the district council shall establish by local law or subsequent amendment to the local law procedures for the Commission to initiate, submit, adopt, and amend a plan or part of a plan, and for the district council to approve or amend a plan or part of a plan.</text> </level> <level label="2"> <text>The district council shall publish notice of the time and place of the public hearing in at least one newspaper of general circulation in the county at least 30 days before the hearing.</text> </level> </level> <level label="b"> <text>The procedures established in accordance with subsection (a) of this section shall:</text> <level label="1"> <text>include requirements for the district council to approve preliminary concepts, guidelines, and goals;</text> </level> <level label="2"> <text>provide for one or more public hearings on the plan to be held jointly by the Commission and the district council, at the direction of the district council, after 30 days’ notice by publication in a newspaper of general circulation in the county;</text> </level> <level label="3"> <text>include provision for the Commission to adopt a plan after the public hearing, and for the district council to approve the plan;</text> </level> <level label="4"> <text>include a method to certify and file an approved plan in the office of the clerk of the Circuit Court for Prince George’s County; and</text> </level> <level label="5"> <text>include provisions for the Commission to publish an adopted and approved plan.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="21-217" title_number="21" title_name="Regional District Plan" subtitle_number="2" subtitle_name="Development and Adoption"> <level label="a"> <text>The procedures established in § 21–216 of this subtitle shall include review of preliminary plans by the district council and the County Executive to identify inconsistencies between the plan and existing or proposed State or county facilities, including roads, highways, or other public facilities.</text> </level> <level label="b"> <text>The district council shall direct the Commission how to eliminate or accommodate in the plan any inconsistency identified under subsection (a) of this section.</text> </level> </section>