Title 27 — Subtitle 02. Development in the Critical Area Resulting From State and Local Agency Programs
Chapter 01. General Provisions
Regulation .01 Definitions.LinkCopy Citation
A.
In this subtitle, the following terms have the meanings indicated.
B.
Terms Defined.
(1)
“Afforestation” has the meaning stated in Natural Resources Article, §5-1601(b), Annotated Code of Maryland.
(1-1)
“Agricultural best management practice” has the meaning stated in COMAR 27.01.01.01.
(2)
“Agriculture” has the meaning stated in COMAR 27.01.01.01.
(3)
“Anadromous fish” has the meaning stated in COMAR 27.01.01.01.
(4)
“Aquaculture” has the meaning stated in Natural Resources Article, §4-11A-01(b), Annotated Code of Maryland.
(5)
Repealed.
(6)
“Buffer” has the meaning stated in COMAR 27.01.01.01.
(6-1)
“Chair” has the meaning stated in COMAR 27.01.01.01.
(7)
“Clearcutting” has the meaning stated in COMAR 27.01.01.01.
(7-1)
“Clearing” has the meaning stated in COMAR 27.01.01.01.
(7-2)
“Climate” means a long-term trend in weather that extends over multiple decades.
(7-3)
“Climate resilient practice” means a management measure that, in the context of sea level rise, increasing tidal inundation, increasing average temperatures, precipitation changes, and coastal and riverine flooding:
(a)
Guides and informs decisions regarding the siting, design, construction, or reconstruction of a development project; and
(b)
Enables a natural system to absorb disturbance and adapt while undergoing change, so as to retain essentially the same identity, structure, and function.
(8)
“Cluster development” has the meaning stated in COMAR 27.01.01.01.
(8-1)
“Coastal hazard” means an episodic, naturally occurring event or long-term coastal process that causes, or has foreseeable potential to cause, substantial damage to a given stretch of shoreline or a coastal area, including a coastal storm, a tsunami, a flood, shore erosion, and land subsidence.
(9)
“Colonial nesting water bird” has the meaning stated in COMAR 27.01.01.01.
(10)
“Commercial harvesting” has the meaning stated in COMAR 27.01.01.01.
(11)
“Commission” has the meaning stated in COMAR 27.01.01.01.
(12)
Repealed.
(13)
“Critical Area” has the meaning stated in COMAR 27.01.01.01.
(13-1)
“Design life” means the projected life expectancy of a structure or project.
(14)
“Development” has the meaning stated in COMAR 27.01.01.01.
(15)
“Developed woodlands” has the meaning stated in COMAR 27.01.01.01.
(16)
Repealed.
(17)
“Endangered species” has the meaning stated in COMAR 27.01.01.01.
(18)
“Energy generating system” has the meaning stated in Land Use Article, §4-211, Annotated Code of Maryland.
(19)
“Fishery activity” has the meaning stated in COMAR 27.01.01.01.
(20)
“Forest” has the meaning stated in Natural Resources Article, §5-1601, Annotated Code of Maryland.
(21)
“Forest interior dwelling bird” has the meaning stated in COMAR 27.01.01.01.
(22)
“Forest management” has the meaning stated in COMAR 27.01.01.01.
(23)
“Habitat protection area” has the meaning stated in COMAR 27.01.01.01.
(24)
“Highly erodible soil” has the meaning stated in COMAR 27.01.01.01.
(25)
“Hydric soil” has the meaning stated in COMAR 27.01.01.01.
(26)
Repealed.
(27)
“K-factor” has the meaning stated in COMAR 27.01.01.01.
(28)
“Landward edge” has the meaning stated in COMAR 27.01.01.01.
(29)
“Lot coverage” has the meaning stated in Natural Resources Article, §8-1802(a), Annotated Code of Maryland.
(29-1)
Major Development.
(a)
“Major development” means development on a scale that may cause:
(i)
Statewide, regional, or interjurisdictional environmental or economic effects in the Critical Area; or
(ii)
Substantial impact on the Critical Area program of a local jurisdiction.
(b)
“Major development” includes:
(i)
An airport, power plant, major solar energy generating system, wastewater treatment plant, highway, port, regional utility transmission facility, prison, hospital, public housing project, public beach, and an intensely developed park and recreation facility; and
(ii)
A development or project authorized by the Public Service Commission under a Certificate of Public Convenience and Necessity.
(30)
“Marina” has the meaning stated in COMAR 27.01.01.01.
(31)
“Mean high water line” has the meaning stated in COMAR 27.01.01.01.
(31-1)
“Minor development” means development of a reduced scale that:
(a)
Causes environmental or economic consequences that are largely confined to the immediate area of the parcel of land on which the development is located;
(b)
Is consistent with the local Critical Area program;
(c)
Does not substantially affect the Critical Area program of the local jurisdiction; and
(d)
Is not considered by the Commission to be major development.
(32)
“Natural features” has the meaning stated in COMAR 27.01.01.01.
(33)
“Natural heritage area” has the meaning stated in COMAR 08.03.08.01, as designated in COMAR 08.03.08.10.
(34)
“Natural vegetation” has the meaning stated in COMAR 27.01.01.01.
(35)
“Nonpoint source pollution” has the meaning stated in COMAR 27.01.01.01.
(36)
“Nontidal wetland” has the meaning stated in Environment Article, §5-901, Annotated Code of Maryland, and as applied by the Department of the Environment.
(37)
“Offsets” has the meaning stated in COMAR 27.01.01.01.
(38)
Repealed.
(39)
Repealed.
(40)
“Pier” has the meaning stated in Natural Resources Article, §8-1808.4(a), Annotated Code of Maryland.
(40-1)
“Plant habitat” has the meaning stated in COMAR 27.01.01.01.
(41)
“Port” has the meaning stated in COMAR 27.01.01.01.
(42)
“Public water-oriented recreation” has the meaning stated in COMAR 27.01.01.01.
(43)
Repealed.
(44)
“Redevelopment” has the meaning stated in COMAR 27.01.01.01.
(45)
“Reforestation” has the meaning stated in Natural Resources Article, §5-1601, Annotated Code of Maryland.
(46)
“Riparian habitat” has the meaning stated in COMAR 27.01.01.01.
(46-1)
“Road” has the meaning stated in COMAR 27.01.01.01.
(46-2)
“Sea level rise” means a rise in mean sea level that impacts a coastal area through seasonally high tides, prolonged inundation, or permanent submergence.
(47)
Repealed.
(48)
“Selection” has the meaning stated in COMAR 27.01.01.01.
(48-1)
“Shoreline stabilization measure” has the meaning stated in COMAR 27.01.01.01.
(49)
Repealed.
(50)
“Soil conservation and water quality plan” has the meaning stated in COMAR 27.01.01.01.
(50-1)
“Solar energy generating system” has the meaning stated in COMAR 27.01.14.01.
(51)
“Species in need of conservation” has the meaning stated in COMAR 27.01.01.01.
(52)
Repealed.
(53)
State and Local Agency Actions.
(a)
“State and local agency actions” means any direct action, including an action undertaken by a private sponsor on behalf of a State or local agency, such as construction, that causes development to occur.
(b)
“State and local agency actions” include:
(i)
The issuance of a Certificate of Public Convenience and Necessity by the Maryland Public Service Commission that results in development within the Critical Area; and
(ii)
The issuance of a Certificate of Public Necessity by the Maryland Hazardous Waste Facilities Siting Board which allows the siting of a hazardous waste disposal facility.
(c)
“State and local agency actions” do not include:
(i)
Actions required or specifically provided for by the Critical Area criteria, including construction or installation of structures or measures in order to implement approved stormwater management, grading, or sediment control plans, and the construction or installation of structures or measures on farms in order to implement approved soil conservation and water quality plans;
(ii)
Actions causing development which are subject to approval under a Critical Area program by the local agency responsible for implementation of that program; or
(iii)
Dredging of any waterway in the Critical Area that is conducted in accordance with applicable State and federal laws, rules, and regulations.
(54)
“Steep slope” has the meaning stated in COMAR 27.01.01.01.
(55)
“Stormwater” has the meaning stated in COMAR 27.01.01.01.
(56)
Repealed.
(57)
Repealed.
(58)
“Transportation facility” has the meaning stated in Transportation Article, §3-101, Annotated Code of Maryland.
(58-1)
“Tree” has the meaning stated in Natural Resources Article, §5-1601, Annotated Code of Maryland.
(59)
“Tributary stream” has the meaning stated in Natural Resources Article, §8-1802(a), Annotated Code of Maryland.
(60)
“Utility transmission facility” has the meaning stated in COMAR 27.01.01.01.
(61)
“Vessel” has the meaning stated in Natural Resources Article, §8-701, Annotated Code of Maryland.
(62)
Repealed.
(63)
“Waterfowl” has the meaning stated in COMAR 27.01.01.01.
(64)
“Wildlife corridor” has the meaning stated in COMAR 27.01.01.01.
(65)
“Wildlife habitat” has the meaning stated in COMAR 27.01.01.01.
Chapter 02. State and Local Agency Actions Resulting in Development of Local Significance on Private Lands or Lands Owned by Local Jurisdictions
Regulation .01 Definition.LinkCopy Citation
A.
In this chapter, the following terms have the meanings indicated.
B.
“Major development” has the meaning stated in COMAR 27.02.01.01.
C.
“Minor development” has the meaning stated in COMAR 27.02.01.01.
Regulation .02 Criteria.LinkCopy Citation
A.
Minor development on private land or lands owned by local jurisdictions, which is caused by State or local agency actions, shall be consistent with the provisions and requirements of the Critical Area program of the local jurisdiction within which the development is proposed.
B.
Before initiating or approving these actions, the State or local agency shall obtain certification from the appropriate agency within the local jurisdiction that the actions are consistent with the local Critical Area program. A description of the proposed development and the request for local certification shall be submitted to the Commission.
C.
If the Commission determines that a proposed development project is major development, then the Commission will review, and may give approval to, the project in accordance with the provisions of COMAR 27.02.04. The Commission shall notify a local jurisdiction within 15 days of receipt of the request for local certification if it determines that the project is a major development.
D.
Copies of the local jurisdiction's approval or denial of certification shall be filed with the Commission.
E.
If a local jurisdiction denies certification, then the proposed development may not occur. However, State agencies may appeal denials to the Commission according to the procedures set forth in COMAR 27.02.08.
Chapter 03. General Approval of State and Local Agency Programs Which Result in Development of Local Significance on Private Lands or Lands Owned by Local Jurisdictions
Regulation .01 Definition.LinkCopy Citation
In this chapter, “minor development” has the meaning stated in COMAR 27.02.01.01.
Regulation .02 Criteria.LinkCopy Citation
A.
Rather than obtaining certification for an individual project or action, as provided in COMAR 27.02.02, a State or local agency may seek a general approval from the Commission for a program or class of activities that will result in development of local significance in the Critical Area, such as forest management plans and soil conservation and water quality plans.
B.
Agencies wishing to apply for general approval shall submit the following information to the Commission:
(1)
A description of the program or class of activities;
(2)
An assessment of the extent to which development resulting from the program or class of activities will be consistent with the criteria described in COMAR 27.01; and
(3)
A proposed process by which the program or class of activities could be so conducted as to conform with the requirements of COMAR 27.01.
C.
The Commission shall seek comments from affected local jurisdictions in the Critical Area on any proposed general approval for State or local agency programs or activities.
D.
The Commission may approve requests for general approval upon considering the comments of the affected local jurisdictions and after finding that the programs or activities conform with the requirements of COMAR 27.01 and will not cause any significant adverse effects on the growth allocation of a local jurisdiction as described in COMAR 27.01.02.06. In approving these requests, the Commission may condition, or request modifications to, the program or class of activities. The Commission may also establish a termination date for any general approval and specify the conditions by which an agency shall be required to seek renewal of a general approval.
E.
The Commission may revoke a general approval with 90 days notice to the affected State or local agency, if the Commission finds that the agency has failed to follow the process described in §B(3), above.
F.
Appeal of the Commission's decision may be made in accordance with the provisions of COMAR 27.02.08.
Chapter 04. State or Local Agency Actions Resulting in Major Development on Private Lands or Lands Owned by Local Jurisdictions
Regulation .01 Definitions.LinkCopy Citation
A.
In this chapter, the following terms have the meanings indicated.
B.
Terms Defined.
(1)
“Major development” has the meaning stated in 27.02.01.01.
(2)
“Reservation of Resource Conservation Area Density Rights Agreement” has the meaning stated in COMAR 27.01.14.01.
Regulation .02 Criteria.LinkCopy Citation
A.
New major development which is caused by State or local agency actions shall, to the extent practical, be located outside the Critical Area.
B.
If the siting of a major development within the Critical Area is unavoidable because of water dependency or other locational requirements that cannot be satisfied outside the Critical Area, the State or local agency responsible for the development, or the agency proposing a capital project, shall seek approval for the development from the Commission.
C.
In seeking approval, the agency shall submit the following information to the Commission:
(1)
Findings, supported by adequate documentation, showing the extent to which the development is consistent with the provisions and requirements of the Critical Area program of the local jurisdiction within which it is located; and
(2)
An evaluation of the effects of the development on the Critical Area program of the local jurisdiction, or jurisdictions, within which it is located, including any effects on the jurisdiction's growth allocation as described in COMAR 27.01.02.06.
D.
Upon receipt of a request for approval, the Commission shall seek comments on the proposed development from the affected local jurisdictions and from the general public.
E.
The Commission shall approve, deny, or request modifications to, the proposed development based on an assessment of the effects of the development on the criteria described in COMAR 27.01, and on the approved local Critical Area program which may be affected by the development. Appeal of the Commission's decision may be made according to the procedures set forth in COMAR 27.02.08.
F.
Commission approval of development in an area that is designated as a resource conservation area by the local jurisdiction does not have the effect of diminishing the acreage of resource conservation area within that jurisdiction or diminishing the acreage of growth allocation as described in COMAR 27.01.02.06.
G.
When the Public Service Commission is reviewing an application for a Certificate of Public Convenience and Necessity for development within the Critical Area, the Critical Area Commission or its Chair shall:
(1)
Review the Critical Area impacts to ensure the development meets the requirements of COMAR 27.01 and COMAR 27.02;
(2)
Provide comments on the Critical Area impacts to the Power Plant Research Program of the Department of Natural Resources and request the comments be incorporated as recommended conditions to the Public Service Commission; and
(3)
Forward comments to the affected local jurisdictions.
H.
A major solar energy generating system proposed by a private sponsor in the resource conservation area requires a Reservation of Resource Conservation Area Density Rights Agreement in accordance with COMAR 27.01.14.05.
I.
A major solar energy generating system proposed by a local agency on locally owned lands in the resource conservation area does not require reservation of development rights or recordation of a Reservation of Resource Conservation Area Density Rights Agreement in accordance with COMAR 27.01.14.05.
Chapter 05. State Agency Actions Resulting in Development on State-Owned Lands
Regulation .01 General Provisions.LinkCopy Citation
A.
Definitions.
(1)
In this chapter, the following words have the meanings indicated.
(2)
Terms Defined.
(a)
Intensely Developed Area.
(i)
“Intensely developed area” has the meaning stated in Natural Resources Article, §8-1802(a), Annotated Code of Maryland.
(ii)
“Intensely developed area” includes the provisions of COMAR 27.01.02.03.
(b)
Limited Development Area.
(i)
“Limited development area” has the meaning stated in Natural Resources Article, §8-1802(a), Annotated Code of Maryland.
(ii)
“Limited development area” includes the provisions of COMAR 27.01.02.04.
(c)
“Linear project” includes the portion of a road, bridge, sewer line, water line, electrical line, cable line, fiber optic line, storm drain, gas pipeline, railroad, light rail line, sidewalk, bicycle lane, or similar development that is constrained within a public right-of-way or a dedicated easement.
(d)
Resource Conservation Area.
(i)
“Resource conservation area” has the meaning stated in Natural Resources Article, §8-1802(a), Annotated Code of Maryland.
(ii)
“Resource conservation area” includes the provisions in COMAR 27.01.02.05.
(e)
“State agency” or “agency” means the executive department within State government that:
(i)
Owns or is responsible for management of the land on which development will occur; or
(ii)
Proposes a development project.
(f)
“Wetland migration area” has the meaning stated in COMAR 27.01.14.01.
B.
The provisions of this chapter shall apply to an action of a State agency which results in development on State-owned land in the Critical Area, unless the action is included in:
(1)
A program or class of activities for which the Commission has issued a general approval under COMAR 27.02.03; or
(2)
A duly executed Memorandum of Understanding between the agency and the Commission that is applicable to the agency’s proposed development.
C.
Notwithstanding any of the terms or conditions of a land lease that may exist between a State agency as lessor and a local jurisdiction as lessee, the provisions of this chapter do not apply to development by a local jurisdiction on State-owned land.
D.
In order to determine the Critical Area land use classification for an area of State-owned land, the Commission shall use the standards under COMAR 27.01.02.03.05 and 27.01.11.
E.
For the purpose of calculating the growth allocation acreage available to each local jurisdiction, the following provisions shall apply:
(1)
If State-owned land is classified as a resource conservation area under COMAR 27.01.02.05 and 27.01.11, that classification may not change the total acreage of growth allocation available to the local jurisdiction where the land is located; and
(2)
Development on State-owned land classified by a local jurisdiction as a resource conservation area may not diminish the total acreage of growth allocation available to that jurisdiction.
F.
When determining whether the adjacency requirement has been satisfied for an award of growth allocation under COMAR 27.01.02.06-3E(1) or (2), the acreage of State land classified as an intensely developed area or a limited development area may not be considered, unless approved by the Commission.
Regulation .02 Commission Review.LinkCopy Citation
A.
If the action of a State agency will result in development in the Critical Area, the agency, as soon as practicable in the planning process, shall consult with the Commission regarding an assessment of:
(1)
The requirements under Regulations .03—.15 of this chapter and the likely effects of these requirements on a development project, including the fee simple acquisition or disposal of land in the Critical Area; and
(2)
Climate resilient practices that address coastal hazards, extreme weather events, sea level rise, and other impacts.
B.
At any time during the Commission’s review process, the Commission may comment in writing on a proposed development or land acquisition or disposal, and, when applicable, shall transmit its comments to the agency, but these comments may not prevent the agency from submitting the proposed development for funding or from acquiring or disposing of land.
C.
When the Commission determines that the consultation process under §A of this regulation has been completed, a State agency shall submit its proposed development for the Commission’s approval before the earliest to occur of the following stages of development:
(1)
The commencement of construction or the issuance of a request for proposal for site design, development, or engineering; or
(2)
For a major transportation capital project, as defined in Transportation Article, §2-103.1, Annotated Code of Maryland, the final project planning phase.
D.
In its development proposal under §C of this regulation, an agency shall submit, at a minimum:
(1)
A description of the development project;
(2)
Findings that the development project complies with all requirements under Regulations .03—.15 of this chapter, as applicable;
(3)
All information and documentation required by the Commission; and
(4)
If applicable, findings under COMAR 27.02.06.
E.
The Commission:
(1)
Shall:
(a)
Review the description and findings in accordance with the procedures under COMAR 27.02.07; and
(b)
Seek comments from the local jurisdiction within which the proposed development is located; and
(2)
May approve, deny, approve with conditions, or send back the proposed development project, based on an assessment of the extent to which the project complies with the requirements under Regulations .03—.14 of this chapter.
F.
If the Commission finds that the development project, as proposed or as modified under §E(2) of this regulation, does not comply with the requirements of this chapter, the Commission may not authorize the development to proceed, unless otherwise approved under the provisions of COMAR 27.02.06.
G.
A State agency may appeal, or request consideration of, a final decision of the Commission in accordance with the provisions of COMAR 27.02.08.
Regulation .03 Criteria for Development by a State Agency on State-Owned Land.LinkCopy Citation
A.
The following general criteria are applicable to development by a State agency on State-owned land:
(1)
To the maximum extent practicable, a State agency shall locate development outside the Critical Area;
(2)
A State agency may not locate a solid or hazardous waste acceptance facility on State-owned land in the Critical Area; and
(3)
Except in the buffer, a State agency may apply, or authorize the application of, sludge in the Critical Area if the application:
(a)
Occurs on agricultural or horticultural land; and
(b)
When a permit is required, is in accordance with the permit issued by the Department of the Environment.
B.
When a State agency proposes development on State-owned land in the Critical Area, the agency:
(1)
Shall demonstrate to the Commission that the development project has received all applicable federal and State authorizations, including approvals related to stormwater management and soil erosion and sediment control;
(2)
Shall comply with the habitat protection area requirements under Regulations.09—.13 of this chapter;
(3)
Shall, to the maximum extent practicable:
(a)
Incorporate and maintain a wildlife corridor system, including all habitat protection areas near the development project, so as to connect the largest, most vegetated tracts of land within, adjacent to, or near the development project and provide continuity of existing wildlife and plant habitats with other off-site habitat areas;
(b)
Preserve, protect, and maintain a potential wetland migration area:
(i)
Within the area of the development project; and
(ii)
Adjacent to the area of the development project, if the agency owns the adjacent land or the adjacent land is within the agency’s legally enforceable right-of-way;
(c)
Establish areas of public access to the shoreline, including foot paths, scenic drives, and other public recreational facilities;
(d)
Maintain all forest and developed woodland designated on the development plans;
(e)
Increase or, if an increase is not possible, maintain the total acreage of forest cover in the Critical Area; and
(f)
Cluster development activities;
(4)
When cutting or clearing trees located in a forest or developed woodland or altering a forest or developed woodland, shall:
(a)
Design and implement a development project so as to minimize the clearing of forest and developed woodland;
(b)
Protect an area identified as a habitat protection area; and
(c)
Replace all forest and developed woodland that is cut or cleared in the Critical Area at a ratio of at least 1:1, except:
(i)
In accordance with a management plan for a habitat protection area that has been approved by the Commission;
(ii)
As specified under §B(10) of this regulation; or
(iii)
As provided under Regulation .03-2 or .03-3 of this chapter;
(5)
If development is likely to result in an adverse off-site impact on the Critical Area of a local jurisdiction, shall, with the proposal and findings required under Regulation .02 of this chapter, describe:
(a)
All expected off-site impacts on the local jurisdiction’s Critical Area; and
(b)
All alternatives pursued by the agency in order to minimize the off-site impacts, including any measures proposed to mitigate these impacts;
(6)
Except as authorized under §E(1) of this regulation, may not locate a development project on a site where that project or a related project would cross or impact a stream;
(7)
Except as authorized under §E(2) of this regulation, may not locate a road, bridge, or utility in a habitat protection area designated under COMAR 27.01.09;
(8)
Shall demonstrate to the Commission that the development will comply with all stormwater pollutant reduction requirements that are applicable under the Critical Area Program;
(9)
Shall demonstrate to the Commission that:
(a)
In determining the proposed location, the agency has considered the likelihood of inundation by sea level rise over the course of the design life of the development; and
(b)
The development identifies and incorporates climate resilient practices in order to avoid or, if avoidance is not possible, minimize environmental and structural damage associated with a coastal hazard, an extreme weather event, sea level rise, and other impacts; and
(10)
Shall replant at a ratio of at least 3:1 of the entire areal extent of a cleared forest or developed woodland if the agency:
(a)
Clears the forest or developed woodland before obtaining Commission approval;
(b)
Clears the forest or developed woodland before obtaining all applicable federal and State authorizations under §B(1) of this regulation; or
(c)
Exceeds the maximum removal area approved by the Commission under Regulation .03-2C(1) or D of this chapter.
C.
If a detrimental impact to a potential wetland migration area under §B(3)(b) of this regulation is unavoidable, a State agency shall:
(1)
Demonstrate to the Commission why that impact is unavoidable;
(2)
Provide an assessment of the ecological features on site that could be enhanced, restored, or created in order to maintain existing wetland functions and to provide additional protection against future sea level rise and coastal storm impacts; and
(3)
Make recommendations regarding the most feasible methods to address the detrimental impact and the enhancement, restoration, and creation of natural features on site.
D.
When an area of public access is established under §B(3)(c) of this regulation, a State agency shall demonstrate to the Commission that:
(1)
The location and design of the project will minimize impacts from coastal hazards and sea level rise; and
(2)
Long-term access has been considered.
E.
A State agency may locate:
(1)
Development on a site where the project would cross or impact a stream if:
(a)
No practicable alternative exists for the location of the development; and
(b)
The agency designs, builds, and maintains the development project so as to:
(i)
Prevent or, if prevention is not possible, accommodate an increase in flood frequency and severity that is attributable to the development project;
(ii)
Accommodate foreseeable changes in hydrologic conditions, including an increase in tidal inundation;
(iii)
Retain tree canopy to maintain stream water temperature within normal variation;
(iv)
Provide a natural substrate for the streambed; and
(v)
Minimize adverse impacts on water quality and quantity from stormwater; and
(2)
A road, bridge, or utility in a habitat protection area if:
(a)
No practicable alternative exists for the location of the road, bridge, or utility; and
(b)
The agency designs, builds, and maintains the road, bridge, or utility so as to:
(i)
Provide maximum protection from erosion;
(ii)
Avoid or, if avoidance is not possible, minimize negative impacts on fish, wildlife, plants, and their habitats; and
(iii)
Maintain hydrologic processes and water quality.
F.
A State agency:
(1)
Shall provide an offset if the stormwater management technology authorized under §B(8) of this regulation does not reduce pollutant loading by at least 10 percent:
(a)
Of the predevelopment level, for new development; or
(b)
Below the level of pollution on site before redevelopment; and
(2)
May provide the offset off site if:
(a)
An on-site offset is not practicable;
(b)
Water quality benefits off site are equivalent to those that would be achieved on site;
(c)
Water quality benefits are achieved in the same watershed as the development project; and
(d)
Water quality benefits are demonstrable through the use of modeling, monitoring, or other computation measures of mitigation acceptable to the Commission.
G.
If a State agency proposes development on State-owned land under the waters of the Chesapeake Bay, the Atlantic Coastal Bays, or their tidal tributaries, the agency shall demonstrate to the Commission that:
(1)
The development project has received all applicable federal and State authorizations; and
(2)
Development on any fastland created by the agency will be consistent with the requirements of this chapter.
Regulation .03-1 Development in an Intensely Developed Area.LinkCopy Citation
A.
The requirements of this regulation are in addition to the requirements under Regulation .03 of this chapter.
B.
If any part of a linear project crosses an area designated as an intensely developed area, the Commission shall review the linear project in accordance with the requirements of this regulation.
C.
When a State agency proposes development in an intensely developed area, to the maximum extent practicable, the agency shall:
(1)
Plant native vegetation and minimize areas maintained as lawn or turf; and
(2)
Utilize pervious surfaces rather than impervious surfaces on the development site.
D.
Location of Future Port or Industrial Facilities
(1)
Except as authorized under §D(2) of this regulation, a State agency shall locate a port or an industrial facility in an intensely developed area and as close as possible to an already-existing port or facility if the port or facility uses water for transportation and derives an economic benefit from shore access.
(2)
A State agency may identify an alternative to the location specified under §D(1) of this regulation for future port or industrial facility development and use if the alternative location:
(a)
Will provide significant economic benefit to the State or a local jurisdiction; and
(b)
Satisfies all other applicable federal and State requirements.
E.
Uses Authorized Only in Intensely Developed Areas.
(1)
Subject to the requirements under §E(2) of this regulation, a State agency may locate a new facility or other new development that has the potential for adversely affecting water quality or fish, wildlife, and plant habitats in the Critical Area only if the facility or development is located in an intensely developed area.
(2)
An agency may locate, or authorize the location of, the following facilities or types of development in an intensely developed area:
(a)
A power plant;
(b)
A permanent sludge handling, storage, or disposal facility, if it is associated with a wastewater treatment facility; or
(c)
Nonmaritime heavy industry.
Regulation .03-2 Development in a Limited Development Area.LinkCopy Citation
A.
The requirements of this regulation are in addition to the requirements under Regulation .03 of this chapter.
B.
If any part of a linear project crosses an area designated as a limited development area, the Commission shall review the linear project in accordance with the requirements of Regulation .03-1 of this chapter.
C.
For development proposed on State-owned land that is in a limited development area, a State agency:
(1)
Except as authorized under §D of this regulation, may remove up to 20 percent of the areal extent of forest or developed woodland, and shall maintain the remaining percentage as forest or developed woodland;
(2)
On a slope measuring at least 15 percent, as measured before development, may not propose a disturbance, unless the disturbance is the only effective way to stabilize the slope;
(3)
May not design or construct a development project that exceeds 15 percent of the lot coverage on:
(a)
The total development site, if the site is mapped entirely as a limited development area; or
(b)
The portion of the development site that is mapped as a limited development area, if only a portion of the site is mapped as a limited development area; and
(4)
If there is no forest or developed woodland established on a proposed development site, shall:
(a)
Plant the site to provide a new forest or developed woodland cover of at least 15 percent; and
(b)
Maintain the afforested area as forest or developed woodland cover.
D.
The Commission may authorize a State agency to remove:
(1)
More than 20 percent and up to 30 percent of the areal extent of a forest or developed woodland if:
(a)
The agency replaces the forest or developed woodland removed at a ratio of 1.5:1 of the entire areal extent of the forest or developed woodland removed; and
(b)
The agency maintains the remaining percentage as forest or developed woodland; or
(2)
More than 30 percent of the areal extent of a forest or developed woodland if:
(a)
In accordance with the requirements under COMAR 27.02.06, the Commission approves the agencys request for conditional approval;
(b)
The agency replaces the forest or developed woodland removed at a ratio of at least 3:1 of the entire areal extent of the forest or developed woodland removed; and
(c)
The agency maintains the remaining percentage as forest or developed woodland.
Regulation .03-3 Development in a Resource Conservation Area.LinkCopy Citation
A.
The requirements of this regulation are in addition to the requirements under Regulation .03 of this chapter.
B.
For development on State-owned land that is in a resource conservation area:
(1)
A State agency shall comply with all of the provisions under Regulation .03-2 of this chapter, except that the prohibition under Regulation .03-2C(3) is not applicable in the resource conservation area;
(2)
A State agency may not design or construct a development project that exceeds 15 percent of the lot coverage on:
(a)
The total development site, if the site is mapped entirely as a resource conservation area; or
(b)
The portion of the development site that is mapped as a resource conservation area, if only a portion of the site is mapped as a resource conservation area; and
(3)
Overall density may not exceed one dwelling unit per 20 acres.
C.
If any part of a linear project crosses an area designated as a resource conservation area, the Commission shall review the linear project in accordance with the requirements of Regulation .03-1 of this chapter.
D.
A State agency may locate or expand an institutional, commercial, or industrial project or use in a resource conservation area if the project or use is:
(1)
Approved by the Commission under the provisions of COMAR 27.02.03 or 27.02.06; or
(2)
In accordance with a duly executed Memorandum of Understanding between the agency and the Commission.
E.
A State agency may locate any commercial, institutional, or industrial solar energy generating system in a resource conservation area in accordance with Regulation .15 of this chapter.
Regulation .04 Water-Dependent Facilities and Activities — Definition.LinkCopy Citation
In this regulation and in Regulations .04-1 through .04-3 of this chapter, “water-dependent facility or activity” has the meaning stated in COMAR 27.01.03.01.
Regulation .04-1 Water-Dependent Facilities and Activities — General Criteria.LinkCopy Citation
An agency proposing development on State-owned land or responsible for the administration of a water-dependent facility or activity located on State-owned land:
A.
In accordance with Natural Resources Article, §8-1808.3, Annotated Code of Maryland, and COMAR 27.02.05.09, shall limit development in the buffer to the minimum lot coverage necessary to accommodate each water-dependent facility or activity;
B.
Except as otherwise provided under Regulations .04—.04-3 of this chapter, may develop a water-dependent facility or activity in the buffer if:
(1)
The facility or activity is water-dependent;
(2)
The facility or activity meets a recognized public need;
(3)
Adverse impacts on water quality and fish, wildlife, and plant [habitat] habitats are first avoided or, if unavoidable, minimized; and
(4)
A nonwater-dependent project associated with the water-dependent facility or activity is located outside the buffer;
C.
May not place, or approve the placement of, dredged material in the buffer or a portion of the Critical Area that has been designated as a habitat protection area, except as necessary for:
(1)
A beneficial use approved by the Board of Public Works or the Department of the Environment, such as:
(a)
Backfill for a shoreline stabilization measure;
(b)
Use in a nonstructural shoreline stabilization measure, including a living shoreline;
(c)
Beach nourishment;
(d)
Restoration of an island;
(e)
The creation, restoration, or enhancement of a wetland or a fish, wildlife, or plant habitat; or
(f)
Any other approved beneficial use; or
(2)
Placement in an area that was approved for the disposal of channel maintenance dredged material before June 11, 1988; and
D.
Shall ensure:
(1)
The avoidance or, if unavoidable, the minimization of impacts to fish, wildlife, or plant habitat; and
(2)
Mitigation at a ratio of 1:1 based on the square footage of the area of the canopy coverage removed.
Regulation .04-2 Water-Dependent Facilities and Activities — General Location Requirements.LinkCopy Citation
A.
The provisions of this regulation are in addition to the provisions of Regulation .04-1 of this chapter.
B.
An agency proposing development on State-owned land or responsible for the administration of a water-dependent facility or activity located on State-owned land shall document how each of the following siting factors is accorded due consideration:
(1)
The impact on the water body upon which the water-dependent facility or activity is proposed that would likely result from the approval of that location, including:
(a)
Alteration of an existing water circulation pattern or salinity regime;
(b)
Adequacy of area flushing characteristics;
(c)
Necessity of, and proximity to, a dredging operation; and
(d)
Interference with the natural transport of sand;
(2)
Disturbance to:
(a)
An oyster harvest area, as defined in COMAR 08.02.04.11;
(b)
An area covered in a current aquaculture lease, as defined in Natural Resources Article, §4-11A-01, Annotated Code of Maryland;
(c)
A harvest reserve area, as designated under Natural Resources Article, §4-1009.1, Annotated Code of Maryland;
(d)
An oyster sanctuary, as established in COMAR 08.02.04.15A; and
(e)
Any other shellfish located in a shellfish area regulated by the Department of Natural Resources;
(3)
Avoidance of disturbance to water quality and aquatic or terrestrial habitat resulting from the method or manner of dredging; and
(4)
Avoidance or, if avoidance is not possible, minimization of:
(a)
Disturbance to:
(i)
A wetland;
(ii)
Submerged aquatic vegetation;
(iii)
A habitat of threatened or endangered species or species in need of conservation;
(iv)
In accordance with COMAR 26.08.02.04-2, a water body identified by the Department of the Environment as a Tier II, high quality water body and its watershed;
(v)
In accordance with COMAR 26.08.02.04-3, a water body identified by the Department of the Environment as a Tier III, outstanding natural resource water body and its watershed; and
(vi)
A nontidal wetland of special State concern, as set forth in COMAR 26.23.01.01 and .04, and COMAR 26.23.06; and
(b)
Adverse impact on water quality that would likely result from the facility or activity, such as nonpoint source pollution, sewage discharge, or other pollution related to vessel maintenance.
Regulation .04-3 Water-Dependent Facilities and Activities — Site-Specific Criteria.LinkCopy Citation
A.
The provisions of this regulation are in addition to the provisions of Regulations .04-1 and .04-2 of this chapter.
B.
An agency proposing development on State-owned land or responsible for the administration of a water-dependent facility or activity located on State-owned land:
(1)
May locate a water-dependent industrial or port-related facility or activity in the buffer if:
(a)
The facility or activity is in an intensely developed area; and
(b)
The Commission has approved a modification of the buffer requirements under Regulation .09 of this chapter or has duly executed a memorandum of understanding to that effect;
(2)
Shall require that the operation of each commercial marina and each related commercial maritime facility or activity complies with:
(a)
The requirements of COMAR 26.08.04.09 and, as applicable, COMAR 26.24.04.03; and
(b)
The stormwater, wastewater, noncontact cooling water discharge, and any other applicable requirements of the Department of the Environment;
(3)
May develop a commercial marina or a related commercial maritime facility or activity in the buffer of a resource conservation area, upon full satisfaction of all the requirements under §B(4)(a) of this regulation;
(4)
May locate:
(a)
A public beach or other public water-oriented recreation or education area or activity, including a publicly owned fishing pier or a boat launching and docking facility or activity, in the buffer if:
(i)
Adequate sanitary facilities exist;
(ii)
Sanitary and service facilities are, to the extent possible, located outside the buffer;
(iii)
A permeable surface is used to the extent practicable, if no degradation of ground water would likely result; and
(iv)
Disturbance to natural vegetation is first avoided or, if unavoidable, minimized; or
(b)
A public passive outdoor recreation or education area, such as hiking, hunting, trapping, or nature study, in the buffer of a limited development area or a resource conservation area if sanitary and service facilities to support these uses are located outside the buffer;
(5)
As applicable, if an associated nonwater-dependent project is located outside the buffer, may locate in the buffer a research-associated water-dependent facility or activity or an education-associated water-dependent facility or activity; and
(6)
May locate the following facilities and activities in the buffer:
(a)
A shore-based facility or activity necessary for a commercial aquaculture operation;
(b)
A commercial water-dependent fishery facility or activity, including a structure for crab shedding, a fish off-loading dock, and a shellfish culture operation; and
(c)
A facility or activity that supports water quality restoration in the Chesapeake Bay, the Atlantic Coastal Bays, or their watersheds.
Regulation .05 Shoreline Stabilization Measures.LinkCopy Citation
A.
Definition. In this regulation, “shoreline stabilization measure” has the meaning stated in COMAR 27.01.01.01.
B.
Applicability. The provisions of this regulation do not apply to a structure that is, by necessity, associated with a water-dependent facility under COMAR 27.02.05.04—.04-3.
C.
Policies. An agency planning or proposing a shoreline stabilization measure on State-owned land shall follow these policies:
(1)
Prioritization of the preservation of the natural shoreline;
(2)
Protection of significantly eroding portions of the shoreline in the Critical Area; and
(3)
In order to conserve and protect plant, fish, and wildlife habitat, the use of appropriate shoreline stabilization measures that effectively and practically reduce shore erosion.
D.
Criteria. An agency planning or proposing a shoreline stabilization measure on State-owned land shall satisfy these criteria:
(1)
In accordance with COMAR 26.24.04.01-1, adherence to the structural shoreline stabilization maps developed and maintained by the Department of the Environment;
(2)
In accordance with Environment Article, §16-201(c), Annotated Code of Maryland, and COMAR 26.24.04.01, prohibition of the use of a structural shoreline stabilization measure in an area where no significant shore erosion occurs; and
(3)
Performance of mitigation measures applicable to the type of shoreline stabilization measure to be undertaken, as specified in the Commission form entitled “Shoreline Stabilization Measure Buffer Management Plan”.
Regulation .06 Forest and Woodland Protection.LinkCopy Citation
A.
Repealed.
B.
Criteria. The agency administering State-owned lands on which timber harvesting is planned shall use all of the following criteria:
(1)
A forest management plan shall be required for all timber harvesting occurring within any 1-year interval and affecting at least 1 acre of forest and developed woodland in the Critical Area. The plans shall be prepared by a registered professional forester and be reviewed and approved by the Department of Natural Resources. Plans shall include measures to protect surface and ground water quality, identify whether the activities will disturb or affect habitat protection areas as identified in Regulations .09—13 of this chapter, and incorporate protection measures for these areas. To provide for the continuity of habitat, the plans shall address mitigation through forest management techniques which include scheduling size, timing and intensity of harvest cuts, afforestation, and reforestation;
(2)
A sediment control plan shall be required for all harvests of at least 5,000 square feet of disturbed area in the Critical Area, including harvesting on agricultural lands. This plan shall be developed according to the guidelines established by the Department of Natural Resources. The operations shall be implemented in accordance with specifications set out by the local soil conservation district and the Department of Natural Resources; and
(3)
The cutting or clearing of trees within the buffer, as described in Regulation .09 of this chapter, shall be in accordance with that regulation.
Regulation .07 Agriculture.LinkCopy Citation
A.
Applicability. The provisions of this regulation do not apply to an agricultural activity that is conducted for an experimental purpose on State-owned land in the Critical Area if:
(1)
Adverse impact to a habitat protection area covered in Regulations .09—.13 of this chapter, as applicable, is avoided; and
(2)
The experimental activity is approved by the State Department of Agriculture and the University of Maryland.
B.
Criteria. When agriculture occurs on State-owned land, the agency administering the land shall assure that:
(1)
Each agricultural operation has in place and is implementing a current:
(a)
Soil conservation and water quality plan; and
(b)
Nutrient management plan prepared by a certified nutrient management consultant or certified farm operator in accordance with COMAR 15.20.04.07 and .08;
(2)
Agricultural activities authorized in the buffer are in accordance with Regulation .09 of this chapter; and
(3)
The creation of new agricultural land is not accomplished:
(a)
By diking, draining, or filling of a nontidal wetland, except in accordance with the requirements of COMAR 26.23.05.01;
(b)
By clearing of forest or developed woodland on soil with a slope greater than 15 percent or on soil with a K-factor greater than 0.35 and a slope greater than 5 percent;
(c)
If clearing will adversely affect water quality or will destroy plant or wildlife habitat covered in Regulations .10—.13 of this chapter, as applicable; or
(d)
By clearing of existing natural vegetation within the buffer.
Regulation .08 Surface Mining — Definitions.LinkCopy Citation
A.
In Regulations .08-1—.08-3 of this chapter, the following terms have the meanings indicated.
B.
Terms Defined.
(1)
“Affected land” has the meaning stated in Environment Article, §15-801, Annotated Code of Maryland.
(2)
“Borrow pit” has the meaning stated in Environment Article, §15-801, Annotated Code of Maryland.
(3)
“Mineral” has the meaning stated in Environment Article, §15-801, Annotated Code of Maryland.
(4)
“Overburden” has the meaning stated in Environment Article, §15-801, Annotated Code of Maryland.
(5)
“Reclamation” has the meaning stated in COMAR 27.01.07.01.
(6)
“Spoil pile” has the meaning stated in Environment Article, §15-801, Annotated Code of Maryland.
(7)
“Surface mining” has the meaning stated in COMAR 27.01.07.01.
(8)
“Wash plant” has the meaning stated in COMAR 27.01.07.01.
Regulation .08-1 Surface Mining — Applicability and Construction.LinkCopy Citation
A.
The provisions of Regulations .08—.08-3 of this chapter are applicable in addition to any other statutory or regulatory requirement applicable under federal or State law.
B.
Notwithstanding any other provision of law, the provisions of Regulations .08—.08-3 of this chapter may not be construed to prohibit the location or use of a water-dependent facility, in accordance with Regulation .04 of this chapter, for the transport of a surface mining product or by-product.
Regulation .08-2 Surface Mining — Policies.LinkCopy Citation
When surface mining occurs on State-owned land, the agency administering the land shall ensure that due consideration is accorded to:
A.
When locating a surface mining activity, avoidance or, if avoidance is not possible, minimization of:
(1)
The substantial loss of renewable resource land; and
(2)
The degradation of water quality; and
B.
When conducting a surface mining activity:
(1)
Utilization of all available measures to protect the Critical Area from all sources of pollution resulting from that activity, including sedimentation and siltation, chemical and petrochemical use and spillage, and storage or disposal of waste, dust, or spoil; and
(2)
Facilitation of site reclamation, including renewable resource land, as soon as possible and to the maximum extent possible.
Regulation .08-3 Surface Mining — Criteria.LinkCopy Citation
When surface mining occurs on State-owned land, the agency administering the land shall:
A.
Designate each portion of the Critical Area that is unsuitable for surface mining and prohibit surface mining in those locations, including:
(1)
In accordance with the provisions of COMAR 27.01.09, a habitat protection area;
(2)
An area where highly erodible soil exists; and
(3)
An area that is within 100 feet landward from the mean high water line of tidal waters, from the landward boundary of a tidal wetland, or from the edge of each bank of a tributary stream, unless:
(a)
A license, permit, or other approval to conduct a specific aspect of surface mining was issued before June 11, 1988; and
(b)
If expansion of the scope or size of the surface mining activity has occurred since June 11, 1988, the expansion complies with State law and local program requirements;
B.
Require the reclamation of a wash pond in accordance with State law and local program requirements;
C.
Prohibit the location of a wash plant within the buffer in accordance with COMAR 27.01.09; and
D.
If applicable, ensure that a lessee of the affected land obtains all licenses, permits, and other approvals in accordance with State law and local program requirements.
Regulation .09 Buffer.LinkCopy Citation
A.
Applicability. The provisions of this regulation may not be construed to require a buffer or a vegetated filter strip for an agricultural drainage ditch, if the adjacent agricultural land has in place a soil conservation and water quality plan as required in Regulation .07 of this chapter.
B.
Criteria. In planning or proposing development on State-owned lands, the agency proposing the development shall use all of the following criteria:
(1)
In accordance with the requirements of COMAR 27.01.09.01E(3)—(7), the agency shall measure the buffer at least 100 feet;
(a)
Landward from the mean high water line of tidal waters;
(b)
From the landward boundary of a tidal wetland; and
(c)
From the edge of each bank of a tributary stream;
(2)
Development activities, including structures, roads, parking areas, and other lot coverage areas, mining and related facilities, and septic systems, are not authorized in the buffer, except for those necessarily associated with water-dependent facilities or activities as defined in Regulation .04 of this chapter;
(3)
The buffer shall be maintained in natural vegetation, but may include planted vegetation where necessary to protect, stabilize, or enhance the shoreline;
(4)
Agriculture is authorized in the buffer, if, as a minimum agricultural best management practice, a vegetated filter strip of at least 25 feet, measured landward from the mean high water line of tidal waters, from the landward boundary of a tidal wetland, or from the edge of each bank of a tributary stream, whichever is farther inland, is established, and if:
(a)
The filter strip is composed of trees, shrubs, grass, or mixed vegetation and is managed as to provide water quality benefits and habitat protection consistent with the policies stated in COMAR 27.01.09.01. Noxious weeds, including Johnson grass, Canada thistle, and other invasive plants, such as multiflora rose, which occur in the filter strip, may be controlled by authorized means;
(b)
The filter strip is expanded by a distance of 4 feet for every 1 percent of slope, for slopes greater than 6 percent;
(c)
The filter strip is maintained until the agency or agricultural operation is implementing, under a soil conservation and water quality plan, a program of agricultural best management practices for the specific purposes of improving water quality and protecting plant and wildlife habitat, and if the portion of the soil conservation and water quality plan being implemented achieves the water quality and habitat protection objectives of the vegetated filter strip;
(d)
The feeding or watering of livestock occurs at least 50 feet landward from the mean high water line of tidal waters, from the landward boundary of a tidal wetland, or from the edge of each bank of a tributary stream, whichever is farther inland;
(e)
Clearing of existing natural vegetation in the buffer is prohibited; and
(f)
Agricultural activities, including the grazing of livestock, do not disturb stream banks, tidal shorelines, or other habitat protection areas covered, as applicable, in this regulation or in Regulations .10—.13 of this chapter;
(5)
The buffer shall be managed to achieve or enhance the functions stated in COMAR 27.01.09.01C. A person may not cut or clear trees within the buffer, except that:
(a)
Commercial harvesting of trees may be authorized if:
(i)
The commercial harvesting is by selection cutting or by the clearcutting of loblolly pine or tulip poplar;
(ii)
The cutting or clearing is at least 50 feet landward from the mean high water line of tidal waters, at least 50 feet from the landward boundary of a tidal wetland, and at least 50 feet from the edge of each bank of a tributary stream;
(iii)
The cutting does not occur in the habitat protection areas described in Regulations .10—.13 of this chapter;
(iv)
The cutting is conducted in conformance with the requirements of Regulation .06 of this chapter and in conformance with a buffer management plan prepared by a registered, professional forester and approved by the Department of Natural Resources;
(v)
The buffer management plan is required for all commercial harvests within the buffer, regardless of the size of the area to be cut;
(vi)
Disturbance to stream banks and shorelines is avoided;
(vii)
The area disturbed or cut is replanted or allowed to regenerate in a manner that assures the availability of cover and breeding sites for wildlife, and reestablishes the wildlife corridor function of the buffer; and
(viii)
The cutting does not involve the creation of logging roads and skid trails within the buffer;
(b)
Commercial harvesting of trees, by any method, may be authorized up to the edge of each bank of an intermittent stream if the cutting is conducted in conformance with the requirements of §B(5)(a)(iii) of this regulation;
(c)
Cutting of trees or removal of natural vegetation may be authorized where necessary to provide access to private or government piers, or to install or construct a shoreline stabilization measure or a water-dependent facility or activity, if the pier, measure, facility, or activity has received all necessary State and federal permits;
(d)
Individual trees may be removed which are in danger of falling and causing damage to dwellings or other structures, or which are in danger of falling and thereby causing the blockage of streams, or resulting in accelerated shore erosion;
(e)
Horticultural practices may be used to maintain the health of individual trees; and
(f)
Other cutting techniques may be undertaken within the buffer and under the advice and guidance of the State Department of Agriculture and the Department of Natural Resources, if necessary to preserve the forest from extensive pest or disease infestation or threat from fire;
(6)
When agricultural use of lands within the area of the buffer ceases and the lands are proposed to be converted to other uses, the buffer shall be established. In establishing the buffer, management measures shall be undertaken to provide forest vegetation that assures the buffer functions as set forth in the policies stated in COMAR 27.01.09.01C;
(7)
The agency shall expand the buffer beyond 100 feet to include contiguous, sensitive areas, such as steep slopes, hydric soils, or highly erodible soils, whose development or disturbance may impact streams, wetlands, or other aquatic environments. In the case of contiguous slopes of 15 percent or greater, the buffer shall be expanded 4 feet for every 1 percent of slope, or to the top of the slope, whichever is greater in extent; and
(8)
The agency may request from the Commission a modification of the Critical Area buffer requirements if it can be sufficiently demonstrated that the existing pattern of development in the Critical Area prevents the buffer from fulfilling the functions stated in COMAR 27.01.09.01C. If a modification is requested, the agency shall propose other measures for achieving the water quality and habitat protection objectives of the policies.
Regulation .10 Nontidal Wetlands.LinkCopy Citation
The provisions of COMAR 26.23.01 apply to nontidal wetlands in the Critical Area. A person conducting a regulated activity within nontidal wetlands in the Critical Area shall obtain a permit or other authorization from the Department of the Environment. Nothing in this regulation may be interpreted as altering any requirements for development activities set out in this subtitle.
Regulation .11 Threatened and Endangered Species and Species in Need of Conservation.LinkCopy Citation
A.
Repealed.
B.
Criteria. When planning or proposing development on State-owned lands within the Critical Area, the agency proposing the development shall use all of the following criteria:
(1)
With the assistance of the Department of Natural Resources, identify any habitats of threatened or endangered species, or species in need of conservation that may be affected by the development;
(2)
Utilizing the expertise of the Department of Natural Resources, develop programs to protect the habitats of threatened and endangered species and species in need of conservation as identified in §B(1) of this regulation; and
(3)
Ensure that these programs consist of at least one of the following elements:
(a)
Designation of a protection area around each of the habitats within which development and other disturbances are prohibited, unless it can be shown that the development or other disturbance will not have or cause adverse impacts on these habitats; and
(b)
Protection of habitats of threatened and endangered species, and species in need of conservation, which may include special provisions in forest management and soil conservation plans, and any other management programs for the State-owned lands on which the habitats occur.
Regulation .12 Wildlife Habitat and Plant Habitat.LinkCopy Citation
A.
Repealed.
B.
Criteria. When planning or proposing development on State-owned lands within the Critical Area, the agency proposing the development shall use all of the following criteria:
(1)
With the assistance of the Department of Natural Resources, identify the following wildlife and plant habitats that may be affected by the development:
(a)
Nesting sites of colonial nesting water birds;
(b)
Waterfowl staging and concentration areas in tidal waters, tributary streams, or tidal and nontidal wetlands;
(c)
Existing riparian forests, such as relatively mature forests of at least 300 feet in width which occur adjacent to streams, wetlands, or the shoreline of the Chesapeake Bay, the Atlantic Coastal Bays, or their tributaries;
(d)
Forest areas utilized as breeding areas by forest interior dwelling birds and other wildlife species, such as relatively mature forested areas within the Critical Area of at least 100 acres or forest connected with these areas;
(e)
Other areas which may in the future be identified by State and federal agencies as important wildlife or plant habitat; and
(f)
Designated natural heritage areas.
(2)
The agency shall develop protection measures for the wildlife and plant habitats identified under §B(1) of this regulation as follows:
(a)
Establish buffer areas for colonial nesting water bird nesting sites so that these sites are protected from the adverse impacts of development activities and from disturbance during the breeding season;
(b)
Provide that new water-dependent facilities or activities, as defined in Regulation .04 of this chapter, are so located as to prevent disturbance to sites of significance to wildlife such as historic aquatic staging and concentration areas for waterfowl;
(c)
Provide protection measures including a buffer area, if appropriate, for other wildlife and plant habitat sites identified in §B(1)(e) of this regulation;
(d)
Protect and conserve those forested areas required to support wildlife species, as identified in §B(1)(c) and (d) of this regulation, by developing management programs which have as their objective the conservation of wildlife that inhabit or use the areas. The programs shall assure that development activities or the clearing or cutting of trees which might occur in the areas is conducted so as to conserve riparian habitat and forest interior wildlife species and their habitat. Management measures may include incorporating appropriate wildlife protection elements into forest management plans and cluster development or other site design criteria which provide for the conservation of wildlife habitat;
(e)
Require to the extent practical that when development activities or the cutting or clearing of trees occurs in forested areas, corridors of existing forest or woodland vegetation are maintained to provide effective connections between wildlife habitat areas; and
(f)
Protect natural heritage areas from alteration due to development activities or cutting or clearing so that the structure and species composition of the areas are maintained.
Regulation .13 Anadromous Fish Propagation Waters.LinkCopy Citation
A.
Definitions. In this regulation, the following terms have the meanings indicated.
(1)
“Anadromous fish propagation waters” means a tributary stream of the Chesapeake Bay or the Atlantic Coastal Bays that has been designated by the Department of Natural Resources as waters in which the spawning of an anadromous species occurs or has occurred.
(2)
“Stream” means anadromous fish propagation waters in the Critical Area that have been designated by the Department of Natural Resources.
B.
Criteria. When planning or proposing development on State-owned lands within the Critical Area, the agency proposing the development shall use the following criteria:
(1)
The agency shall, with the assistance of the Department of Natural Resources, identify whether the development will occur in the watersheds of anadromous fish spawning streams;
(2)
If the development will occur in those watersheds, all of the following measures shall be used:
(a)
The installation or introduction of concrete riprap or other artificial surfaces onto the bottom of natural streams shall be prohibited unless it can be demonstrated that water quality and fisheries habitat can be improved;
(b)
Channelization or other physical alterations which may change the course or circulation of a stream and thereby interfere with the movement of fish shall be prohibited; and
(c)
The agency shall develop measures for avoiding adverse impacts of any activities occurring on those portions of any watershed within the Critical Area which drain into anadromous fish spawning streams. These measures shall address at least the following objectives:
(i)
Minimize development activities or other land disturbances in the watershed;
(ii)
Improve or, if improvement is not possible, maintain water quality in streams;
(iii)
Minimize, to the extent possible, the discharge of sediments into streams; and
(iv)
Increase or, if an increase is not possible, maintain the natural vegetation of the watershed; and
(3)
State agencies shall use all of the following complementary State statutes and regulations:
(a)
Environment Article, Title 5, Subtitle 5, Annotated Code of Maryland;
(b)
In accordance with COMAR 26.17.04.05, the construction or placement of dams or other structures that would interfere with or prevent the movement of spawning fish or larval forms in streams shall be prohibited. If practical, the removal of existing barriers shall be effected;
(c)
The agency shall assure that the construction, repair, or maintenance activities associated with bridges, or other stream crossings or with utilities and roads, which involve disturbance within the buffer or which occur instream, as described in COMAR 26.17.04.11B(5), shall be prohibited between March 15 and June 15, inclusive; and
(d)
Any other applicable State statute or regulation.
Regulation .14 Natural Parks.LinkCopy Citation
A.
“Natural parks” means areas of natural habitat that provide opportunities for those recreational activities that are compatible with the maintenance of natural conditions.
B.
Policy. It is the policy of the Commission to encourage the creation of opportunities for interaction between people and natural environments without destroying the fragile components of natural habitats.
C.
Criteria. When planning or proposing development on State-owned lands within the Critical Area, the agency proposing the development shall use all of the following criteria:
(1)
The agency shall identify areas within the Critical Area where natural parks could be established, and consider conserving these features through acquisitions, easements, designation, or other appropriate means. Parks should not be chosen to preserve only natural curiosities, but they should be planned to include examples of coastal ecosystems that are found within the State, each with its geological and biological resources intact. Park boundaries should be based on biological necessity rather than administrative convenience.
(2)
Any plans developed for the use of parks should recognize that all natural terrain has a finite capacity to tolerate human disturbances and, therefore, should give utmost attention to limiting the number of park visitors in any park at any one time or in the course of a season.
Regulation .15 Solar Energy Generating Systems.LinkCopy Citation
A.
Definitions.
(1)
In this regulation and in Regulations .15-1 through .15-3 of this chapter, the following terms have the meanings indicated.
(2)
Terms Defined.
(a)
“Major solar energy generating system” has the meaning stated in COMAR 27.01.14.01.
(b)
“Minor solar energy generating system” has the meaning stated in COMAR 27.01.14.01.
(c)
“Modified buffer area” has the meaning stated in COMAR 27.01.01.01.
(d)
“Planting plan” has the meaning stated in COMAR 27.01.14.01.
(e)
“Project area” has the meaning stated in COMAR 27.01.14.01.
(f)
“Solar energy generating system” has the meaning stated in COMAR 27.01.14.01.
B.
Authority of the Public Service Commission; Applicability.
(1)
The provisions of this regulation may not be construed to limit the authority of the Public Service Commission under Public Utilities Article, §7-207, Annotated Code of Maryland.
(2)
The requirements of this regulation are applicable to major and minor solar energy generating systems.
C.
General Provisions.
(1)
A State agency may locate a solar energy generating system constructed or established in the Critical Area in accordance with Regulation .15-1 of this chapter.
(2)
A State agency may locate a major solar energy generating system in the resource conservation area in accordance with Regulation .15-2 of this chapter.
(3)
A State agency may locate a solar energy generating system in a modified buffer area if the project is located over existing, legally developed lot coverage as described in Natural Resources Article, §8-1808.3, Annotated Code of Maryland.
(4)
Except for a regulated activity that is authorized by the Department of the Environment in accordance with COMAR 26.23.02, a State agency may not locate a solar energy generating system:
(a)
In a habitat protection area designated under COMAR 27.01.09; or
(b)
On a steep slope or a highly erodible soil.
Regulation .15-1 General Criteria for a Solar Energy Generating System.LinkCopy Citation
A.
The provisions of this section are applicable to a solar energy generating system in an intensely developed area, a limited development area, and a resource conservation area.
B.
The area of a solar panel shall not count as lot coverage and:
(1)
For a minor solar energy generating system, the solar panel shall be:
(a)
Located over existing, legally developed lot coverage as described in Natural Resources Article, §8-1808.3, Annotated Code of Maryland; or
(b)
Elevated above the ground and the area under the solar panel shall be maintained as an area of existing grass, established grass, or other natural vegetation; and
(2)
For a major solar energy generating system the solar panel shall be:
(a)
Located over existing, legally developed lot coverage as described in Natural Resources Article, §8-1808.3, Annotated Code of Maryland; or
(b)
Elevated above the ground and the area under the panel shall be maintained in accordance with the planting plan requirements of Regulation .15-3 of this chapter as:
(i)
Pollinator habitat;
(ii)
Native vegetation other than pollinator habitat; or
(iii)
An agricultural use.
C.
In accordance with COMAR 27.02.01.01, a State agency shall:
(1)
Measure and delineate the buffer in accordance with COMAR 27.01.09.01E(3)—(7);
(2)
Unless there is no feasible alternative, limit access through the buffer to the project area; and
(3)
When there is no feasible alternative to access through the buffer, locate one point of access through the buffer to the project area, or where a solar energy generating system includes noncontiguous parcels, minimize the number of access points through the buffer and:
(a)
Replant at a 2.5:1 ratio for disturbance inside the buffer; and
(b)
Submit a buffer management plan in accordance with COMAR 27.01.09.01-3.
D.
Except when a project area is in an intensely developed area, a State agency shall minimize the clearing of forest and developed woodlands and may not exceed the following standards:
(1)
In a limited development area, limit clearing of forest and developed woodlands to 20 percent of the entirety of the forest and developed woodlands in the project area; and
(2)
In a resource conservation area, limit clearing of forest and developed woodlands to 10 acres or 20 percent of the entirety of the forest and developed woodlands in the project area, whichever is less.
E.
A State agency shall replace cleared forest and developed woodlands on an equal area basis.
F.
For a major solar energy generating system, a State agency shall provide on-site or off-site planting in accordance with the following:
(1)
15 percent of the total project area in a limited development area; and
(2)
20 percent of the total project area in a resource conservation area.
G.
A State agency shall submit a planting plan for mitigation and on-site or off-site planting in accordance with Regulation .15-3 of this chapter.
H.
A State agency shall provide stormwater management in accordance with Environment Article, §§4-201—4-215, Annotated Code of Maryland, and COMAR 26.17.02.
I.
A State agency shall provide a decommissioning plan if one is not otherwise required as a result of obtaining a Certificate of Public Convenience and Necessity from the Public Service Commission.
J.
A State agency shall submit a site plan that includes the information listed on the Solar Energy Generating Facility Site Plan Checklist provided by the Commission to ensure compliance with the requirements of this regulation.
Regulation .15-2 Criteria for a Major Solar Energy Generating System in the Resource Conservation Area.LinkCopy Citation
In addition to the requirements of Regulation .15-1 of this chapter, a State agency may locate a solar energy generating system in the resource conservation area if a State agency:
A.
Except for access allowed in accordance with Regulation .15-1C(2) of this chapter and in accordance with the provisions of Regulation .07 of this chapter, restricts forest clearing within 300 feet landward from the mean high water line of tidal waters, from the landward boundary of a tidal wetland, or from the edge of each bank of a tributary stream; and
B.
Provides an assessment to demonstrate compliance with the climate resilient applications in Regulation .03B(9), C, and D of this chapter.
Regulation .15-3 Planting Plan Requirements.LinkCopy Citation
A.
Based on the constraints and opportunities presented by a project area, a State agency shall select from the following options to address the planting plan requirements of Regulation .15-1E and F of this chapter:
(1)
Plant on-site in one of the following planting areas:
(a)
The area within 300 feet landward from the mean high water line of tidal waters, from the landward boundary of a tidal wetland, or from the edge of each bank of a tributary stream;
(b)
Contiguous to or within a designated forest interior dwelling bird habitat; or
(c)
A wildlife corridor; or
(2)
If approved by the Commission:
(a)
Plant off-site and the planting options are in accordance with §A(1) of this regulation;
(b)
Create a wetland migration area, nonstructural shoreline stabilization measure, or other nature-based practice that naturally adjusts to changing environmental conditions through the lifespan of the practice and is designed to address future sea level rise, precipitation-induced flooding, or other climate change impacts;
(c)
Create, restore, or enhance a nontidal wetland that results in habitat and water quality benefits if it is authorized by the Department of the Environment; or
(d)
Propose alternative mitigation options for Commission review.
B.
A State agency shall ensure that any general landscape screening requirements for construction of an energy generating system are not included as part of the mitigation or on-site or off-site planting required in Regulation .15-1 of this chapter.
C.
A State agency shall require a planting plan for:
(1)
The area under the solar panels; or
(2)
Replanting required in Regulation .15-1D and F of this chapter.
D.
A State agency shall ensure long-term maintenance of the plantings.
Chapter 06. Conditional Approval of State or Local Agency Programs in the Critical Area
Regulation .01 Criteria.LinkCopy Citation
A.
If development is proposed to be undertaken or caused in the Critical Area by State or local agency actions and this development is prohibited from occurring by the criteria in this subtitle, the agency proposing the development may seek conditional approval for the project or program from the Commission.
B.
In order to qualify for consideration by the Commission for conditional approval, it shall be shown by the proposing or sponsoring agency that the project or program has all of the following characteristics:
(1)
That there exist special features of a site or there are other special circumstances such that the literal enforcement of these regulations would prevent a project or program from being implemented;
(2)
That the project or program otherwise provides substantial public benefits to the Chesapeake and Atlantic Coastal Bays Critical Area Program; and
(3)
That the project or program is otherwise in conformance with this subtitle.
C.
The conditional approval request shall, at a minimum, contain the following:
(1)
A showing that the literal enforcement of the provisions of this subtitle would prevent the conduct of an authorized State or local agency program or project;
(2)
A proposed process by which the program or project could be so conducted as to conform, insofar as possible, with the approved local Critical Area program or, if the development is to occur on State-owned lands, with the criteria set forth in COMAR 27.02.05; and
(3)
Measures proposed to mitigate any adverse effects of the project or program on an approved local Critical Area program or, if on State-owned lands, on the criteria set forth in COMAR 27.02.05.
D.
The Commission shall hold a public hearing on any request for conditional approval in accordance with the requirements of COMAR 27.02.07.02 and .03.
E.
The Commission shall approve, deny, or request modifications to the request for conditional approval based on all of the following factors:
(1)
The extent to which the project or program is in compliance with the requirements of the relevant chapters of this subtitle;
(2)
The adequacy of any mitigation measures proposed to address the requirements of this subtitle that cannot be met by the project or program; and
(3)
The extent to which the project or program, including any mitigation measures, provides substantial public benefits to the overall Chesapeake and Atlantic Coastal Bays Critical Area Program.
F.
Appeal of the Commission's decision may be made according to the procedures set forth in COMAR 27.02.08..
Chapter 07. Commission Review, Decision Process, and Time Frames
Regulation .01 Types of Development.LinkCopy Citation
The Commission shall receive and review proposals for development by local and State agencies, including:
A.
Consistency certifications as described in COMAR 27.02.02.02B;
B.
Requests for general approval as described in COMAR 27.02.03.01B;
C.
Proposals for major development as described in COMAR 27.02.04.02C;
D.
Proposals for development on State-owned lands as described in COMAR 27.02.05; and
E.
Requests for conditional approval as described in COMAR 27.02.06.
Regulation .02 Additional Critical Area Requirements for a Certificate of Public Convenience and Necessity.LinkCopy Citation
In accordance with COMAR 20.79.01, an applicant for a Certificate of Public Convenience and Necessity shall include within its environmental review document or on a site plan all of the following information:
A.
The Critical Area boundary and Critical Area classification of the project site;
B.
The project area and limits of disturbance of the proposed project inside the Critical Area;
C.
The acreage inside the Critical Area and a breakdown of acreages for each Critical Area designation when there is more than one Critical Area designation on a project site;
D.
Field determination of the buffer in accordance with all provisions in COMAR 27.01.09.01;
E.
The identification and location of habitat protection areas in COMAR 27.01.09.03—.05;
F.
Field determination of forest within 300 feet beyond the landward boundary of tidal waters or a tidal wetland, or the edge of each bank of a tributary stream in accordance with COMAR 27.01.14.05B;
G.
The identification and location of existing and proposed lot coverage as defined in Natural Resources Article, §8-1802, Annotated Code of Maryland, and consistent with COMAR 27.01.14.04B;
H.
The identification and location of areas with steep slopes of 15 percent or greater;
J.
For a project on locally owned land or privately owned lands, calculations demonstrating compliance with the Critical Area stormwater pollutant reduction requirements of COMAR 27.01.02.03;
K.
Information demonstrating compliance with notice requirements of COMAR 27.03.01.03;
L.
For State agency projects on State-owned lands, information demonstrating compliance with COMAR 27.02.05.02A; and
M.
When applicable, for a project located in a resource conservation area, information demonstrating compliance with COMAR 27.01.14.02-1.
Regulation .02-1 Review Procedures.LinkCopy Citation
A.
For the purpose of reviewing the development proposals listed in Regulation .01 of this chapter, and in accordance with Regulation .03 of this chapter, the Commission may establish panels, or it may undertake reviews by the full Commission.
B.
The Commission may seek public comment on proposals for development and may hold public hearings for this purpose, except that any proposed development that adversely affects the growth allocation of a local jurisdiction, as described in COMAR 27.01.02.06, shall require a public hearing.
C.
If appropriate, public hearings shall be held in the local jurisdiction in which the proposed development would be located. If the development is located in, or would affect, more than one jurisdiction, the Chair shall decide in which of the jurisdictions the hearing will be held.
D.
At a hearing, the Commission or its panel shall hear the comments of the public concerning the proposed development and may entertain a presentation by the sponsoring State or local agency. The Commission shall limit comment by the public to relevant matters within the scope and purview of the Commission and shall make and keep a full record of the proceedings.
E.
For purposes of reviewing an application for a Certificate of Public Convenience and Necessity in the Critical Area, all of the following apply:
(1)
In accordance with Public Utilities Article, 3-106, Annotated Code of Maryland, the Chair may request to become a party in a proceeding before the Public Service Commission and shall provide notice to the Critical Area Commission; and
(2)
The Chair shall review an application in accordance with COMAR 27.02.04.02G.
F.
The Chair may refer an application to the Commission for review, including for:
(1)
A Certificate of Public Convenience and Necessity; and
(2)
A State minor solar energy generating system in the Critical Area.
G.
The Chair shall refer to the Commission an application for a State or local major solar energy generating system in the Critical Area in the resource conservation area.
Regulation .03 Panels.LinkCopy Citation
A.
The Chair may appoint a panel of the Commission to review any of the development proposals listed in Regulation .01 of this chapter and to make recommendations to the full Commission concerning approval, denial, or conditioning of the proposal. The panel shall consist of five Commission members to be appointed by the Chair.
B.
A panel may conduct public hearings on a proposal for development in accordance with the provisions of Regulation .02B, C, and D of this chapter. The panel shall keep and provide to the full Commission a record of the proceedings.
C.
The panel shall make its recommendations on the proposal known to the full Commission, which shall make the final determination by majority vote of approval, disapproval, or conditional approval within the time frames stated in Regulation .04 of this chapter.
D.
The cabinet secretary, or that secretary's designee, of the State department or agency which is the sponsor of the proposed development, may not sit on the panel considering that agency's proposed development. If a local project is the subject of this regulation, the local elected or appointed official from the subject jurisdiction, who also sits as a Commission member, may not sit on the panel appointed to consider that proposed development.
Regulation .04 Time Frame for Commission Review.LinkCopy Citation
A.
The Commission shall notify the agency proposing development of its decision to approve, deny, or approve with conditions the proposal in the time frames shown in §B of this regulation. If the Commission fails to provide this notice, the development may proceed as proposed without further Commission comment or approval.
B.
The Commission shall give notice of its decision to the proposing agency within the number of days of receipt of the development proposal as specified below:
(1)
A minor development proposal and the local certification as provided in COMAR 27.02.02.02B: 30 days;
(2)
A determination that a minor development proposal is major development that requires Commission review under the provisions of COMAR 27.02.04: 15 days;
(3)
A proposal for general approval as provided for in COMAR 27.02.03.01B: 60 days;
(4)
A proposal for major development as provided for in COMAR 27.02.04: 60 days;
(5)
A proposal for development on State-owned lands as provided for in COMAR 27.02.05: 30 days, except that when the development will result in adverse effects on any local jurisdiction's growth allocation, the Commission shall be afforded 90 days in which to notify the sponsoring agency of its decision; and
(6)
A request for conditional approval as described in COMAR 27.02.06: 90 days.
C.
Certain development projects of substantial complexity and potential adverse impact on the Critical Area may require additional time for review than is provided for in §B of this regulation. In these cases, the Commission shall notify the sponsoring agency within 15 days of receipt of the development proposal of the expected time frame needed to review the proposal. The additional time afforded to the Commission for review may not exceed 60 days beyond that provided in §B of this regulation, unless expressly agreed to by the proposing agency.
D.
Certain development projects, in order to be undertaken, may require Commission review and approval within a time frame less than that provided in §B of this regulation. In these cases, the Chair may approve, deny, or condition the request for development and shall notify the full Commission and any affected local jurisdiction of this decision within 15 days.
Chapter 08. Appeals
Regulation .01 State Agency Appeals of Local Denials of Certification.LinkCopy Citation
In accordance with COMAR 27.02.02, for minor State development proposals which occur on private lands or lands owned by local jurisdictions, the sponsoring agency shall provide to the Commission the local jurisdiction's certification of consistency with the local Critical Area program. Local denial of the certification may be appealed to the Commission by the sponsoring State agency under the following provisions:
A.
The State agency sponsor whose certification has been denied by the local jurisdiction may file an appeal of the denial with the Commission within 30 days of the receipt by that State agency of official notice of denial;
B.
The Chair shall, within 15 days of receipt of a notice of State agency appeal, appoint a panel of five Commission members to hear and make recommendations to the full Commission concerning the appeal;
C.
The panel shall meet within 30 days of its appointment, shall hear a presentation by the State agency which has been denied certification, and shall, within 30 days of its meeting or at the next scheduled Commission meeting, whichever is later, make its recommendations known to the full Commission;
D.
In considering the matter of local certification, the panel and the Commission shall utilize as criteria the relevant portions of the approved local Critical Area program, and may not substitute their judgment for that of the local certifying authority. If, on the other hand, it appears that the local certifying authority has failed to apply its own program criteria in a rational and reasonable manner or has been arbitrary and capricious in the application of those criteria to the proposed development, the panel may recommend, and the Commission by majority vote may act, to certify the proposed development. The Commission's final decision shall be in writing; and
E.
A State agency which is aggrieved by the final decision of the Commission is entitled to bring whatever appeal or civil action may be appropriate before the courts of this State.
Regulation .02 Appeals from Commission Disapproval of Proposed Development.LinkCopy Citation
A.
In accordance with COMAR 27.02.03.02F, 27.02.04.02E, and 27.02.05.02G, a State or local agency whose proposal for development has been disapproved by the Commission may appeal the disapproval to the full Commission for reconsideration, within 30 days of receipt of the Commission's decision.
B.
The Commission shall afford the agency another opportunity to be heard on the matter, before the full Commission, within 30 days of receipt of notice of appeal, and shall issue its final decision in writing within 15 days of the reconsideration. Affected local governments shall be notified of any requests for reconsideration or notices of appeal and shall be afforded an opportunity to comment on the requests or notices.
C.
A State or local agency, or other party aggrieved by the final decision on reconsideration, may bring whatever appeal or civil action may be appropriate before the courts of this State.