Maryland Land Use Section 3.05

      (a)      (1)      A planning commission shall make and approve a plan which the commission shall recommend to the local legislative body for adoption.

            (2)      The plan shall:

                  (i)      Serve as a guide to public and private actions and decisions to insure the development of public and private property in appropriate relationships; and

                  (ii)      Include any areas outside of the boundaries of the plan which, in the planning commission's judgment, bear relation to the planning responsibilities of the commission.

            (3)      (i)      The elements of the plan may be expressed in words, graphics, or any other appropriate form.

                  (ii)      1.      The elements of the plan shall be interrelated.

                        2.      Each element shall describe how it relates to each of the other elements and to the statement of objectives, principles, policies, and standards.

            (4)      The plan shall contain at a minimum the following elements:

                  (i)      A statement of goals and objectives, principles, policies, and standards, which shall serve as a guide for the development and economic and social well-being of the local jurisdiction;

                  (ii)      A land use plan element, which:

                        1.      Shall propose the most appropriate and desirable patterns for the general location, character, extent, and interrelationship of the uses of public and private land, on a schedule that extends as far into the future as is reasonable; and

                        2.      May include public and private, residential, commercial, industrial, agricultural, and recreational land uses;

                  (iii)      A transportation plan element which shall:

                        1.      Propose the most appropriate and desirable patterns for the general location, character, and extent of the channels, routes, and terminals for transportation facilities, and for the circulation of persons and goods on a schedule that extends as far into the future as is reasonable;

                        2.      Provide for bicycle and pedestrian access and travelways; and

                        3.      Include an estimate of the probable utilization of any proposed improvement;

                  (iv)      A community facilities plan element, which:

                        1.      Shall propose the most appropriate and desirable patterns for the general location, character, and extent of public and semipublic buildings, land, and facilities on a schedule that extends as far into the future as is reasonable; and

                        2.      May include parks and recreation areas, schools and other educational and cultural facilities, libraries, churches, hospitals, social welfare and medical facilities, institutions, fire stations, police stations, jails, or other public office or administrative facilities;

                  (v)      If current geological information is available, a mineral resources plan element that:

                        1.      Identifies undeveloped land that should be kept in its undeveloped state until the land can be used to provide or assist in providing a continuous supply of minerals, as defined in § 15-801(i) of the Environment Article;

                        2.      Identifies appropriate post-excavation uses for the land that are consistent with the county's land planning process;

                        3.      Incorporates land use policies and recommendations for regulations:

                        A.      To balance mineral resource extraction with other land uses; and

                        B.      To the extent feasible, to prevent the preemption of mineral resources extraction by other uses; and

                        4.      Has been reviewed by the Department of the Environment to determine whether the proposed plan is consistent with the programs and goals of the Department;

                  (vi)      An element which shall contain the planning commission's recommendation for land development regulations to implement the plan and which encourages the following:

                        1.      Streamlined review of applications for development, including permit review and subdivision plat review within the areas designated for growth in the plan;

                        2.      The use of flexible development regulations to promote innovative and cost-saving site design and protect the environment; and

                        3.      Economic development in areas designated for growth in the plan through the use of innovative techniques;

                  (vii)      Recommendations for the determination, identification, and designation of areas within the county that are of critical State concern; and

                  (viii)      A sensitive area element that contains goals, objectives, principles, policies, and standards designed to protect sensitive areas from the adverse effects of development.

            (5)      (i)      The transportation element may include all types of highways and streets, bicycle ways, sidewalks, railways, waterways, airways, routings for mass transit, and terminals for people, goods, and vehicles related to highways, airways, waterways, and railways.

                  (ii)      The mineral resources plan element shall be incorporated in:

                        1.      Any new plan adopted after July 1, 1986 for all or any part of a local jurisdiction; and

                        2.      Any amendment or addition that is adopted after July 1, 1986 to a plan that was in effect on July 1, 1985.

            (6)      (i)      The plan may include any additional elements which, in the judgment of the planning commission, will further advance the purposes of the plan.

                  (ii)      The additional plan elements may include:

                        1.      Community renewal elements;

                        2.      Housing elements;

                        3.      Flood control elements;

                        4.      Pollution control elements;

                        5.      Conservation elements;

                        6.      Natural resources elements; and

                        7.      The general location and extent of public utilities.

            (7)      (i)      Each planning commission of a county that is located on the tidal waters of the State and that exercises authority under this article shall include in its plan the designation of areas on the tidal water or in close proximity to the tidal water for the following purposes:

                        1.      Loading and unloading finfish and shellfish;

                        2.      Processing finfish and shellfish; and

                        3.      Docking and mooring commercial fishing boats and vessels.

                  (ii)      The designated areas under subparagraph (i) of this paragraph shall be geographically located to:

                        1.      Facilitate the commercial harvesting of finfish and shellfish; and

                        2.      Assure reasonable access to the waterways of the State by commercial watermen.

      (b)      (1)      Each local jurisdiction shall adopt and include in their plans all of the elements required in subsection (a) of this section and all of the visions set forth in § 1.01 of this article.

            (2)      At least once every 6 years, each planning commission shall review and if necessary revise or amend the local plan to include all of the elements required in subsection (a) of this section and all of the visions set forth in § 1.01 of this article.

            (3)      If the plan for each geographic section or division is reviewed and, if necessary, revised or amended at least once every 6 years, the planning commission may prepare plans for one or more major geographic sections or divisions of the jurisdiction.

      (c)      (1)      In preparing a plan, a planning commission shall carefully and comprehensively survey and study:

                  (i)      Present conditions;

                  (ii)      Projections of future growth of the local jurisdiction; and

                  (iii)      The relation of the local jurisdiction to neighboring jurisdictions.

            (2)      The planning commission shall make the plan with the general purpose of guiding and accomplishing the coordinated, adjusted, and harmonious development of the local jurisdiction and its environs.

            (3)      A plan shall promote, in accordance with present and future needs:

                  (i)      The health, safety, morals, order, convenience, prosperity, and the general welfare of the local jurisdiction; and

                  (ii)      Efficiency and economy in the development process.

            (4)      A plan shall provide for:

                  (i)      Transportation needs;

                  (ii)      The promotion of public safety;

                  (iii)      Light and air;

                  (iv)      The conservation of natural resources;

                  (v)      The prevention of environmental pollution;

                  (vi)      The promotion of a healthful and convenient distribution of population;

                  (vii)      The promotion of good civic design and arrangement;

                  (viii)      The wise and efficient expenditure of public funds;

                  (ix)      Adequate public utilities; and

                  (x)      An adequate supply of other public requirements.

      (d)      (1)      The commission shall have power to promote public interest in and understanding of the plan.

            (2)      The commission shall consult with public officials and agencies, public utility companies, civic, educational, professional, and other organizations, and citizens about protecting or executing the plan.