<section article="glu" article_name="Land Use" number="6-101" title_number="6" title_name="Street Planning" subtitle_number="1" subtitle_name="Street Reservation"> <text>After adopting the transportation element of a comprehensive plan, a planning commission periodically may:</text> <level label="1"> <text>conduct surveys to locate street lines and any other part of the transportation element; and</text> </level> <level label="2"> <text>make a reservation plat of the area surveyed, showing the land that the planning commission recommends be reserved for future dedication or acquisition as public streets and any other part of the transportation element.</text> </level> </section> <section article="glu" article_name="Land Use" number="6-102" title_number="6" title_name="Street Planning" subtitle_number="1" subtitle_name="Street Reservation"> <level label="a"> <text>On approval and adoption of a plat, streets located on the plat are reserved for future acquisition for public use.</text> </level> <level label="b"> <text>The approval and adoption of a plat does not constitute the establishment of a street or acquisition of any land to create a street, public use, or public improvement.</text> </level> </section> <section article="glu" article_name="Land Use" number="6-103" title_number="6" title_name="Street Planning" subtitle_number="1" subtitle_name="Street Reservation"> <level label="a"> <text>Before adopting a plat, a planning commission shall hold a public hearing on the plat.</text> </level> <level label="b"> <text>At least 10 days before the public hearing, the planning commission shall publish a notice of the time and place of the hearing, with a general description of the area covered by the plat, in a newspaper of general circulation in the local jurisdiction in which the area is located.</text> </level> </section> <section article="glu" article_name="Land Use" number="6-104" title_number="6" title_name="Street Planning" subtitle_number="1" subtitle_name="Street Reservation"> <level label="a"> <text>After the public hearing under § 6–103 of this subtitle, the planning commission may transmit the plat, as originally made or as amended by the planning commission, to the legislative body with the planning commission’s estimate of the schedule by which the local jurisdiction should acquire the reserved land.</text> </level> <level label="b"> <text>After receiving the plat from the planning commission, the legislative body, by resolution, may:</text> <level label="1"> <text>approve and adopt the plat;</text> </level> <level label="2"> <text>disapprove the plat;</text> </level> <level label="3"> <text>modify the plat with the approval of the planning commission; or</text> </level> <level label="4"> <text>adopt a modified plat, notwithstanding the prior disapproval of the modification by the planning commission, with a favorable vote of at least two–thirds of the entire membership of the legislative body.</text> </level> </level> <level label="c"> <text>In the resolution adopting the plat, the legislative body shall establish the period for which land is to be reserved under § 6–102 of this subtitle.</text> </level> <level label="d"> <text>After the plat is adopted, the clerk of the legislative body shall:</text> <level label="1"> <text>transmit one attested copy of the plat to the clerk of the circuit court of each county in which the platted land is located; and</text> </level> <level label="2"> <text>keep one copy of the plat for public examination.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="6-105" title_number="6" title_name="Street Planning" subtitle_number="1" subtitle_name="Street Reservation"> <level label="a"> <text>A planning commission may negotiate for or secure from the owner of reserved land:</text> <level label="1"> <text>a release of claims for damages or compensation for the reservation of the land; or</text> </level> <level label="2"> <text>an agreement indemnifying the local jurisdiction from claims by others for damages or compensation.</text> </level> </level> <level label="b"> <text>A negotiated release or agreement shall bind the landowner executing the release or agreement and the landowner’s successors in title.</text> </level> </section> <section article="glu" article_name="Land Use" number="6-106" title_number="6" title_name="Street Planning" subtitle_number="1" subtitle_name="Street Reservation"> <level label="a"> <text>At any time after the filing of a plat with the clerk of the circuit court of the county and during the period specified for the reservation, a planning commission and the owner of reserved land may agree to modify the location of the lines of a proposed street.</text> </level> <level label="b"> <text>An agreement to modify the location shall include a release by the landowner of any claim for compensation or damages caused by the modification.</text> </level> <level label="c"> <level label="1"> <text>After the release is executed, the planning commission may make a plat corresponding to the modification and transmit the plat to the legislative body for approval.</text> </level> <level label="2"> <text>If the legislative body approves the modified plat, the clerk of the legislative body shall transmit an attested copy of the modified plat to the clerk of the circuit court of the county in which the local jurisdiction is located.</text> </level> <level label="3"> <text>The modified plat shall supersede the original or prior plat.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="6-107" title_number="6" title_name="Street Planning" subtitle_number="1" subtitle_name="Street Reservation"> <text>The legislative body, by resolution, may abandon a reservation and certify the abandonment to the clerk of the circuit court of the county in which the local jurisdiction is located.</text> </section> <section article="glu" article_name="Land Use" number="6-201" title_number="6" title_name="Street Planning" subtitle_number="2" subtitle_name="Development Restrictions"> <text>In this subtitle, “appellate board” means:</text> <level label="1"> <text>the board of appeals of a local jurisdiction established under Title 4, Subtitle 3 of this article; or</text> </level> <level label="2"> <text>a special board of appeals created to consider appeals under this subtitle.</text> </level> </section> <section article="glu" article_name="Land Use" number="6-202" title_number="6" title_name="Street Planning" subtitle_number="2" subtitle_name="Development Restrictions"> <text>Except as otherwise provided in § 6–203 of this subtitle, after recording a reservation plat approved by a legislative body under Subtitle 1 of this title, a local jurisdiction may not issue a permit to develop any part of the land between the lines of a proposed street as platted.</text> </section> <section article="glu" article_name="Land Use" number="6-203" title_number="6" title_name="Street Planning" subtitle_number="2" subtitle_name="Development Restrictions"> <level label="a"> <text>The appellate board of the local jurisdiction where a platted street is located may grant a permit to develop a platted street on an appeal filed by the owner of the land on which the street is located:</text> <level label="1"> <text>after a hearing at which the parties in interest have an opportunity to be heard; and</text> </level> <level label="2"> <text>by a vote of a majority of the authorized membership of the appellate board.</text> </level> </level> <level label="b"> <text>At least 15 days before the hearing required under subsection (a) of this section, the appellate board shall:</text> <level label="1"> <text>mail to the appellant, at the address specified in the appeal petition, notice of the time and place of the hearing; and</text> </level> <level label="2"> <text>publish a notice of the hearing in a newspaper of general circulation in the local jurisdiction.</text> </level> </level> <level label="c"> <level label="1"> <text>In order to grant a development permit, the appellate board shall find from the evidence and arguments presented on appeal that:</text> <level label="i"> <text>the entire property of the appellant, of which the reserved street location forms a part, cannot yield a reasonable return to the owner unless the permit is granted; and</text> </level> <level label="ii"> <text>after balancing the interests of the local jurisdiction and the appellant, the permit is required by reasonable justice and equity.</text> </level> </level> <level label="2"> <text>In balancing the interests of each party, the appellate board shall consider:</text> <level label="i"> <text>the interest of the local jurisdiction in preserving the integrity of the street plat and comprehensive plan; and</text> </level> <level label="ii"> <text>the interest of the appellant in the use of the property and in the benefits of property ownership.</text> </level> </level> </level> <level label="d"> <text>If the appellate board grants a development permit, the appellate board:</text> <level label="1"> <text>shall specify the exact location, ground area, height, and other details of the development; and</text> </level> <level label="2"> <text>may impose reasonable requirements benefiting the local jurisdiction as a condition of granting the permit.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="6-204" title_number="6" title_name="Street Planning" subtitle_number="2" subtitle_name="Development Restrictions"> <level label="a"> <text>A public sewer or other public street utility or improvement may not be constructed in a street or highway until the street or highway is placed on the official map.</text> </level> <level label="b"> <text>A development permit may not be issued unless a street or highway giving access to the proposed development has been placed on the official map.</text> </level> <level label="c"> <level label="1"> <text>An applicant for a permit may appeal from a decision of the administrative officer in charge of issuing permits to an appellate board if:</text> <level label="i"> <text>the enforcement of this section would entail exceptional difficulty or unwarranted hardship; and</text> </level> <level label="ii"> <text>the circumstances do not require the development to be related to existing or proposed streets or highways.</text> </level> </level> <level label="2"> <text>In deciding an appeal under this subsection, the appellate board may make any reasonable exception and issue the permit subject to conditions that will protect any future street or highway layout.</text> </level> <level label="3"> <text>A decision rendered under this subsection shall be subject to judicial review in the same manner and subject to the same provisions of law as a decision of a board of appeals on zoning regulations under Title 4, Subtitle 4 of this article.</text> </level> </level> </section>