<section article="glu" article_name="Land Use" number="8-101" title_number="8" title_name="Historic Preservation" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>In this title the following words have the meanings indicated.</text> </level> <level label="b"> <text>“Appurtenance and environmental setting” includes:</text> <level label="1"> <text>paved or unpaved walkways and driveways;</text> </level> <level label="2"> <text>trees;</text> </level> <level label="3"> <text>landscaping;</text> </level> <level label="4"> <text>pastures;</text> </level> <level label="5"> <text>croplands;</text> </level> <level label="6"> <text>waterways; and</text> </level> <level label="7"> <text>rocks.</text> </level> </level> <level label="c"> <text>“Commission” includes a historic district commission or a historic preservation commission.</text> </level> <level label="d"> <text>“Demolition” includes any willful neglect in the maintenance and repair of a structure, other than the appurtenance and environmental setting of the structure, that:</text> <level label="1"> <text>is not due to a financial inability to maintain and repair the structure; and</text> </level> <level label="2"> <text>threatens to result in a substantial deterioration of the exterior features of the structure.</text> </level> </level> <level label="e"> <text>“District” means a significant concentration, linkage, or continuity of sites, structures, or objects united historically or aesthetically by plan or development.</text> </level> <level label="f"> <text>“Person” includes a unit of local government.</text> </level> <level label="g"> <text>“Routine maintenance” means work that:</text> <level label="1"> <text>does not alter the exterior fabric or features of a site or structure; and</text> </level> <level label="2"> <text>has no material effect on the historical, archaeological, or architectural significance of the site or structure.</text> </level> </level> <level label="h"> <text>“Site” means the location of:</text> <level label="1"> <text>an event of historic significance; or</text> </level> <level label="2"> <text>a structure or ruin that possesses historic, archaeological, or cultural significance.</text> </level> </level> <level label="i"> <level label="1"> <text>“Structure” means a combination of material to form a construction that is stable.</text> </level> <level label="2"> <text>“Structure” includes:</text> <level label="i"> <text>a building;</text> </level> <level label="ii"> <text>a stadium;</text> </level> <level label="iii"> <text>a reviewing stand;</text> </level> <level label="iv"> <text>a platform;</text> </level> <level label="v"> <text>staging;</text> </level> <level label="vi"> <text>an observation tower;</text> </level> <level label="vii"> <text>a radio tower;</text> </level> <level label="viii"> <text>a water tank or tower;</text> </level> <level label="ix"> <text>a trestle;</text> </level> <level label="x"> <text>a bridge;</text> </level> <level label="xi"> <text>a pier;</text> </level> <level label="xii"> <text>paving;</text> </level> <level label="xiii"> <text>a bulkhead;</text> </level> <level label="xiv"> <text>a wharf;</text> </level> <level label="xv"> <text>a shed;</text> </level> <level label="xvi"> <text>a coal bin;</text> </level> </level> </level> <level label="xvii"> <text>a shelter;</text> </level> <level label="xviii"> <text>a fence;</text> <level label="xix"> <text>a display sign that is visible or intended to be visible from a public way; and</text> </level> <level label="xx"> <text>a part of a structure.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="8-102" title_number="8" title_name="Historic Preservation" subtitle_number="1" subtitle_name="General Provisions"> <text>It is a public purpose in the State to preserve sites, structures, and districts of historical, archaeological, or architectural significance and their appurtenances and environmental settings.</text> </section> <section article="glu" article_name="Land Use" number="8-103" title_number="8" title_name="Historic Preservation" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>The preservation of a designated structure under this title includes preservation of an associated:</text> <level label="1"> <text>natural land formation; and</text> </level> <level label="2"> <text>appurtenance and environmental setting.</text> </level> </level> <level label="b"> <text>This title may not be construed to prevent routine maintenance, customary farming operations, or landscaping that does not have a material effect on the historic, archaeological, or architectural significance of a designated site, structure, or district.</text> </level> </section> <section article="glu" article_name="Land Use" number="8-104" title_number="8" title_name="Historic Preservation" subtitle_number="1" subtitle_name="General Provisions"> <level label="a"> <text>The legislative body of each local jurisdiction, by local law, may regulate:</text> <level label="1"> <text>the construction, reconstruction, alteration, moving, and demolition of sites or structures of historical, archaeological, or architectural significance;</text> </level> <level label="2"> <text>the construction, reconstruction, alteration, moving, and demolition of sites and structures within districts; and</text> </level> <level label="3"> <text>the appurtenances and environmental settings of sites and structures within the limits of the local jurisdiction.</text> </level> </level> <level label="b"> <text>The purpose of a local law adopted under this section is to:</text> <level label="1"> <text>safeguard the heritage of the local jurisdiction by preserving sites, structures, or districts that reflect elements of cultural, social, economic, political, archaeological, or architectural history;</text> </level> <level label="2"> <text>stabilize and improve the property values of those sites, structures, or districts;</text> </level> <level label="3"> <text>foster civic beauty;</text> </level> <level label="4"> <text>strengthen the local economy; and</text> </level> <level label="5"> <text>promote the preservation and appreciation of those sites, structures, and districts for the education and welfare of the residents of each local jurisdiction.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="8-105" title_number="8" title_name="Historic Preservation" subtitle_number="1" subtitle_name="General Provisions"> <text>For the purposes of this title, each local jurisdiction may designate boundaries for sites, structures, and districts that are considered to be of historic, archaeological, or architectural significance, by following the procedures of the local jurisdiction for establishing or changing zoning districts and classifications.</text> </section> <section article="glu" article_name="Land Use" number="8-201" title_number="8" title_name="Historic Preservation" subtitle_number="2" subtitle_name="Commission"> <text>A local jurisdiction may create a historic district commission or a historic preservation commission.</text> </section> <section article="glu" article_name="Land Use" number="8-202" title_number="8" title_name="Historic Preservation" subtitle_number="2" subtitle_name="Commission"> <level label="a"> <level label="1"> <text>A commission shall consist of at least five members.</text> </level> <level label="2"> <text>A majority of the members of a commission shall be residents of the local jurisdiction that created the commission.</text> </level> </level> <level label="b"> <level label="1"> <text>Each member of a commission shall have a demonstrated special interest, specific knowledge, or professional or academic training in:</text> <level label="i"> <text>history;</text> </level> <level label="ii"> <text>architecture;</text> </level> <level label="iii"> <text>architectural history;</text> </level> <level label="iv"> <text>planning;</text> </level> <level label="v"> <text>archaeology;</text> </level> <level label="vi"> <text>anthropology;</text> </level> <level label="vii"> <text>curation;</text> </level> <level label="viii"> <text>conservation;</text> </level> <level label="ix"> <text>landscape architecture;</text> </level> <level label="x"> <text>historic preservation;</text> </level> <level label="xi"> <text>urban design; or</text> </level> <level label="xii"> <text>a related discipline.</text> </level> </level> <level label="2"> <text>A local jurisdiction that creates a commission may establish and publicly adopt additional qualifications for a member of the commission.</text> </level> </level> <level label="c"> <level label="1"> <text>The term of a member of a commission is 3 years.</text> </level> <level label="2"> <text>The terms of the members shall be staggered.</text> </level> <level label="3"> <text>A member is eligible for reappointment.</text> </level> <level label="4"> <text>The appointing authority shall fill any vacancy on a commission for the unexpired term of the vacant position.</text> </level> </level> <level label="d"> <level label="1"> <text>A member of a commission may be removed by the appointing authority for:</text> <level label="i"> <text>incompetence;</text> </level> <level label="ii"> <text>misconduct; or</text> </level> <level label="iii"> <text>in the same manner as for a member of a State board or commission:</text> <level label="1"> <text>failure to attend meetings under § 8–501 of the State Government Article; or</text> </level> <level label="2"> <text>conviction of a crime in accordance with § 8–502 of the State Government Article.</text> </level> </level> </level> <level label="2"> <text>The appointing authority shall provide to the member:</text> <level label="i"> <text>a written statement of charges stating the grounds for removal; and</text> </level> <level label="ii"> <text>an opportunity for a public hearing to contest the charges.</text> </level> </level> </level> <level label="e"> <level label="1"> <text>Each local jurisdiction may designate one alternate member for the commission who may sit on the commission when any other member of the commission is absent.</text> </level> <level label="2"> <text>When the alternate member is absent, the local jurisdiction may designate a temporary alternate.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="8-203" title_number="8" title_name="Historic Preservation" subtitle_number="2" subtitle_name="Commission"> <level label="a"> <text>A commission shall adopt rules and regulations necessary for the conduct of its business.</text> </level> <level label="b"> <text>An interested person or representative of an interested person may appear and be heard at a public hearing that a commission conducts.</text> </level> </section> <section article="glu" article_name="Land Use" number="8-204" title_number="8" title_name="Historic Preservation" subtitle_number="2" subtitle_name="Commission"> <text>Subject to any requirements of the local jurisdiction that relate to the acceptance and use of gifts by public officials, a commission may accept and use gifts as needed to perform its duties.</text> </section> <section article="glu" article_name="Land Use" number="8-205" title_number="8" title_name="Historic Preservation" subtitle_number="2" subtitle_name="Commission"> <level label="a"> <level label="1"> <text>Subject to any requirements of the local jurisdiction that relate to the acquisition of easements, a commission may acquire easements in connection with individual sites or structures, or with sites or structures located in or adjacent to a locally designated historic district.</text> </level> <level label="2"> <text>An easement acquired by a commission may grant to the commission, the residents of the historic district, and the public the right to ensure that any site, structure, or surrounding property on which the easement is applied is protected in perpetuity from changes that would affect the historic, archaeological, or architectural significance of the site, structure, or surrounding property.</text> </level> </level> <level label="b"> <level label="1"> <text>A commission may designate the Maryland Historical Trust to analyze and make recommendations on the preservation of sites, structures, or districts of historic, archaeological, architectural, or cultural significance within the area the commission serves.</text> </level> <level label="2"> <text>The recommendations of the Maryland Historical Trust may include:</text> <level label="i"> <text>proposed boundaries for sites, structures, and districts; and</text> </level> <level label="ii"> <text>the identification and designation of the sites, structures, and districts to be preserved.</text> </level> </level> </level> </section> <section article="glu" article_name="Land Use" number="8-301" title_number="8" title_name="Historic Preservation" subtitle_number="3" subtitle_name="Preservation and Permitting"> <level label="a"> <text>A local jurisdiction shall adopt guidelines for rehabilitation and new construction design for designated sites, structures, and districts that are consistent with those generally recognized by the Maryland Historical Trust.</text> </level> <level label="b"> <text>The guidelines adopted under this section may include:</text> <level label="1"> <text>design characteristics intended to meet the needs of particular types of sites, structures, and districts; and</text> </level> <level label="2"> <text>identification of categories of changes that are so minimal in nature that they do not:</text> <level label="i"> <text>affect historic, archaeological, or architectural significance; and</text> </level> <level label="ii"> <text>require review by a commission.</text> </level> </level> </level> </section> <section article="glu" article_name="Land Use" number="8-302" title_number="8" title_name="Historic Preservation" subtitle_number="3" subtitle_name="Preservation and Permitting"> <level label="a"> <text>A person shall file an application with the commission before constructing, reconstructing, altering, moving, or demolishing a site or structure located within a locally designated district if any exterior changes are involved that would affect the historic, archaeological, or architectural significance of the site or structure, any portion of which is visible or intended to be visible from a public way.</text> </level> <level label="b"> <level label="1"> <text>An application filed under subsection (a) of this section shall be considered and approved or rejected by the commission.</text> </level> <level label="2"> <text>The commission may reject an application based only on the considerations listed in § 8–303(a) of this subtitle.</text> </level> </level> <level label="c"> <text>An applicant may not resubmit an application that is identical to a rejected application for 1 year after the rejection.</text> </level> <level label="d"> <text>A local jurisdiction may not grant a permit for a change to a locally designated site or structure, or to a site or structure located in a locally designated district, until the commission has acted on the application in accordance with § 8–303(a) of this subtitle.</text> </level> </section> <section article="glu" article_name="Land Use" number="8-303" title_number="8" title_name="Historic Preservation" subtitle_number="3" subtitle_name="Preservation and Permitting"> <level label="a"> <text>In reviewing an application, a commission shall:</text> <level label="1"> <text>use the guidelines adopted under § 8–301 of this subtitle; and</text> </level> <level label="2"> <text>consider:</text> <level label="i"> <text>the historic, archaeological, or architectural significance of the site or structure and its relationship to the historic, archaeological, or architectural significance of the surrounding area;</text> </level> <level label="ii"> <text>the relationship of the exterior architectural features of the structure to the remainder of the structure and to the surrounding area;</text> </level> <level label="iii"> <text>the general compatibility of exterior design, scale, proportion, arrangement, texture, and materials proposed to be used; and</text> </level> <level label="iv"> <text>any other factors, including aesthetics, that the commission considers pertinent.</text> </level> </level> </level> <level label="b"> <text>A commission shall consider only the exterior features of a structure.</text> </level> </section> <section article="glu" article_name="Land Use" number="8-304" title_number="8" title_name="Historic Preservation" subtitle_number="3" subtitle_name="Preservation and Permitting"> <level label="a"> <text>A commission shall strictly judge plans for sites or structures determined by research to be of historic, archaeological, or architectural significance.</text> </level> <level label="b"> <text>Unless the plans would seriously impair the historic, archaeological, or architectural significance of the surrounding site or structure, a commission may not strictly judge plans:</text> <level label="1"> <text>for a site or structure of little historic, archaeological, or architectural significance; or</text> </level> <level label="2"> <text>involving new construction.</text> </level> </level> <level label="c"> <text>A commission is not required to limit construction, reconstruction, or alteration to the architectural style of any one period.</text> </level> </section> <section article="glu" article_name="Land Use" number="8-305" title_number="8" title_name="Historic Preservation" subtitle_number="3" subtitle_name="Preservation and Permitting"> <level label="a"> <text>A commission shall attempt, with the owner of a site or structure, to formulate an economically feasible plan to preserve the site or structure if:</text> <level label="1"> <text>an application is submitted for construction, reconstruction, or alteration affecting a site or the exterior of a structure or for the moving or demolition of a structure; and</text> </level> <level label="2"> <text>the commission considers preservation of the site or structure to be of unusual importance to the local jurisdiction, the State, or the nation.</text> </level> </level> <level label="b"> <text>Unless the commission is satisfied that the proposed construction, reconstruction, or alteration will not materially impair the historic, archaeological, or architectural significance of the site or structure, the commission shall:</text> <level label="1"> <text>reject the application; and</text> </level> <level label="2"> <text>file a copy of its rejection with the building inspector of the local jurisdiction.</text> </level> </level> <level label="c"> <text>The commission shall have 90 days after the date on which the commission concludes that an economically feasible plan cannot be formulated under this section to negotiate with the owner and other parties to find a means of preserving the site or structure.</text> </level> <level label="d"> <text>If a site or structure is considered to be valuable for its historic, archaeological, or architectural significance, a commission may approve proposed construction, reconstruction, alteration, moving, or demolition, despite the fact that the changes come within the provisions of this section if:</text> <level label="1"> <text>the site or structure is a deterrent to a major improvement program that will be of substantial benefit to the local jurisdiction; or</text> </level> <level label="2"> <text>the retention of the site or structure would:</text> <level label="i"> <text>cause undue financial hardship to the owner; or</text> </level> <level label="ii"> <text>not be in the best interests of a majority of persons in the community.</text> </level> </level> </level> </section> <section article="glu" article_name="Land Use" number="8-306" title_number="8" title_name="Historic Preservation" subtitle_number="3" subtitle_name="Preservation and Permitting"> <level label="a"> <level label="1"> <text>A commission shall file with the building inspector of the local jurisdiction a certificate of the commission’s approval, approval with conditions, or modification, or written notice of rejection of an application or plan submitted to the commission for review.</text> </level> <level label="2"> <text>An applicant may not begin work on a project submitted to the commission for review until the commission has filed the certificate of approval, approval with conditions, or modification with the building inspector.</text> </level> <level label="3"> <text>The building inspector may not issue a building permit for a change or construction submitted to the commission for review until the building inspector has received the certificate of approval, approval with conditions, or modification from the commission.</text> </level> </level> <level label="b"> <text>If there is no building inspector in the local jurisdiction:</text> <level label="1"> <text>a commission shall issue a certificate of the commission’s approval, approval with conditions, or modification, or a written notice of rejection, to the owner, lessee, or tenant of the property that is the subject of the application or plan; and</text> </level> <level label="2"> <text>the owner, lessee, or tenant may not begin the proposed work or change until the commission has issued the certificate of approval, approval with conditions, or modification.</text> </level> </level> </section> <section article="glu" article_name="Land Use" number="8-307" title_number="8" title_name="Historic Preservation" subtitle_number="3" subtitle_name="Preservation and Permitting"> <text>If a commission fails to act on a completed application within 45 days after the date when the completed application was filed, the application shall be considered approved unless:</text> <level label="1"> <text>the applicant and the commission agree to an extension of the 45–day period; or</text> </level> <level label="2"> <text>the application is withdrawn.</text> </level> </section> <section article="glu" article_name="Land Use" number="8-308" title_number="8" title_name="Historic Preservation" subtitle_number="3" subtitle_name="Preservation and Permitting"> <text>Any person aggrieved by a decision of a commission may appeal the decision in the manner provided for an appeal from the decision of the planning commission of the local jurisdiction.</text> </section> <section article="glu" article_name="Land Use" number="8-401" title_number="8" title_name="Historic Preservation" subtitle_number="4"> <level label="a"> <level label="1"> <text>Each local jurisdiction in which a district is designated may enact local laws requiring that:</text> <level label="i"> <text>utility companies relocate existing overhead lines and facilities underground within the defined part of the district or the entire district; and</text> </level> <level label="ii"> <text>if necessary, private owners who receive service from the relocated lines and facilities place any connection underground.</text> </level> </level> <level label="2"> <text>A local law enacted under this section shall:</text> <level label="i"> <text>require that the estimated cost to property owners for work performed on private property be determined and made available to affected property owners;</text> </level> <level label="ii"> <text>provide financing for these costs to private owners, including financing for any charges for the amortization of bonds issued to initially cover private costs; and</text> </level> <level label="iii"> <text>include any other provisions reasonably related to placing overhead lines and facilities underground and administering underground relocation projects.</text> </level> </level> </level> <level label="b"> <level label="1"> <text>Except as otherwise provided in this section, the Public Service Commission shall:</text> <level label="i"> <text>determine the amount of the monthly surcharge required to support the net capital costs of an underground relocation and determine which customers of the applicable utility are subject to the surcharge;</text> </level> <level label="ii"> <text>include the related net capital costs in the rate base; or</text> </level> <level label="iii"> <text>adopt any other method to appropriately apportion the costs.</text> </level> </level> <level label="2"> <text>A utility may not be required to pay more than one–half of the net capital costs of an underground relocation.</text> </level> </level> <level label="c"> <text>A local jurisdiction may appropriate money for underground relocation projects from any federal, State, and local funds the local jurisdiction receives for that purpose.</text> </level> <level label="d"> <level label="1"> <text>In implementing subsection (a)(2)(ii) of this section, the local jurisdiction may enter into an agreement with individual property owners under which the local jurisdiction agrees to advance funds to cover the property owners’ costs for the relocation of the overhead lines and facilities.</text> </level> <level label="2"> <level label="i"> <text>The local jurisdiction may appropriate money, impose taxes, or borrow money to pay and advance the costs of an underground relocation.</text> </level> <level label="ii"> <text>In order to recapture expended costs, the local jurisdiction may:</text> <level label="1"> <text>impose a benefit assessment against property in the district on behalf of which the utility is relocated underground; and</text> </level> <level label="2"> <text>provide for the collection of the assessment.</text> </level> </level> </level> </level> </section> <section article="glu" article_name="Land Use" number="8-501" title_number="8" title_name="Historic Preservation" subtitle_number="5" subtitle_name="Accessory Dwelling Units"> <text>A commission may request that the appropriate enforcement authority of the local jurisdiction seek any of the remedies and penalties provided by law for any violation of a local law adopted under this title.</text> </section>