After the effective date of this chapter, no person shall subdivide or resubdivide land within the City without the approval of the Commission and the recording of a final plat in the office of the Clerk of the Circuit Court of Carroll County in accordance with the provisions of this article. Further, no lot in a subdivision or any section thereof created after the effective date of this chapter shall be transferred nor shall a building permit be issued for a structure thereon until such approval and recording shall be completed as specified herein.
[Amended 11-24-2008 by Ord. No. 792]
Each application for approval of a preliminary plan or final plat shall be submitted on forms provided therefor by the Planning Commission and shall be accompanied by such fee as is determined by the Mayor and Common Council as provided in the General Fee Ordinance.[1]
[1]
Editor's Note: See Ch. A175, Fees, Art. I, General Fees.
[Amended 3-22-1993 by Ord. No. 553; 7-9-2001 by Ord. No. 664]
A. 
The subdivision shall comply with all requirements of the appropriate state agencies, including but not limited to the Department of Environment.
B. 
Easements shall be shown on the final plat where a natural watercourse (stream) exists or where natural or street drainage is located or may be provided, such easement to be a minimum of 20 feet, except in the case of a natural watercourse, which shall contain adequate easement area to provide for a twenty-year storm.
C. 
Lots, including lot sizes, shall be subject to the requirements of the appropriate Maryland state agency, and in no case shall lot sizes be less than the minimum prescribed by the provisions contained in Articles II through XV of this chapter. No lot shall front on an alley.
D. 
Residential cluster subdivisions are permitted in accordance with the provisions of § 164-197.1.
E. 
No more than 40 residential lots may be contained on a single plat, provided that upon receipt of the Director’s recommendation, the Commission may adjust said number upward up to 20% for good cause. Any further upward adjustment shall require an administrative adjustment pursuant to § 164-158.1.
[Added 10-27-2008 by Ord. No. 788[1]]
[1]
Editor’s Note: This ordinance also redesignated former Subsections E through I as Subsections F through J, respectively.
F. 
Nonresidential subdivisions, including industrial and commercial tracts, shall conform to the Master Plan and standards established in this chapter. The subdivider shall demonstrate to the satisfaction of the Commission that the street, parcel and block pattern is specifically adapted to the uses anticipated and takes into account other uses in the vicinity.
G. 
Where there is a discrepancy between minimum standards or dimensions in this article and other official regulations, the highest standards shall apply.
H. 
Reservation, dedication and/or acquisition of land for sites for schools and other public facilities. In order to provide for the adequate and convenient placement of sites for public schools and other public uses as authorized by § 5.03 of Article 66B of the Annotated Code of Maryland, all subdivisions shall conform to the designated location of sites for public schools and other public facilities as shown on the Master Plan. Where the City Master Plan indicates a location for a school or other public facility, the location of such sites shall also be shown, if applicable, on any subdivision plan involving land affected by a public facility designation of the Master Plan. If no City Master Plan has been adopted at the time of application, a school site or other public facility site may be required if a need is determined by the Commission. It shall be the duty of the Commission to coordinate the planning of the development of the subdivision with the plans of the appropriate county or City agency for acquisition of the site.
I. 
Compatibility. The Commission shall not approve a preliminary plan or final plat if it finds that the subdivision would not achieve a maximum of compatibility, safety, efficiency and attractiveness; and the fact that either a preliminary plan or final plat complies with all of the stated general regulations, development standards or other specific requirements of the zone shall not, by itself, be deemed to create a presumption that the proposed preliminary plan or final plat is, in fact, compatible with surrounding land uses and, in itself, shall not be sufficient to require its approval.
J. 
The Commission shall not approve a preliminary plan or final plat if it finds that the subdivision does not comply with the landscape manual of the City of Westminster, adopted pursuant to § 164-131.1.
K. 
To ensure that projects are not approved for which water and sewer capacity does not exist, the following subdivision plat approval procedures are adopted:
[Added 4-13-2015 by Ord. No. 853; amended 4-9-2018 by Ord. No. 891]
(1) 
Upon receipt of a completed application for a subdivision plat that includes a concept plan meeting the guidelines established by the Planning Director and a request for a water and sewer allocation, the Planning Director shall make a written determination as to the availability of water and sewer capacity.
(2) 
Upon a finding that the application is complete, that adequate capacity exists for an allocation, and that the use otherwise complies with requirements of the Zoning Ordinance, subject to any approvals required from the Planning Commission, the Director shall assign the plat a tentative allocation approval, which may stipulate the phasing of water allocation over time.
(3) 
Upon approval of a final subdivision plat by the Planning Commission, the Planning Director shall issue a final water and wastewater allocation consistent with the Planning Commission's approval.
(4) 
Notwithstanding anything in this section, when a plat expires or becomes null and void through lapse or revocation, the allocations shall also be forfeited.
L. 
The Planning and Zoning Commission shall not approve a preliminary plan or final plat if it finds that the subdivision does not adequately address the preferences and guidelines set forth in the most recently adopted Development Design Preferences Manual in compliance with the requirements of § 164-131.2.
[Added 5-9-2016 by Ord. No. 863]
A. 
Proposed streets shall be shown by providing a minimum right-of-way width of 50 feet with a minimum paving width of 30 feet. Where it is determined by the Commission that a street should be designed in a subdivision to carry traffic from other areas or adjacent subdivisions, whether existing or potential, a right-of-way 60 feet or greater shall be dedicated. Where a subdivision is created fronting on an existing City-maintained road, lot lines of a subdivision shall be established 30 feet from the center of the existing county- or City-maintained road unless an additional right-of-way is specifically required by the Commission. The developer may be required to make improvements to the streets if additional traffic will be generated. Nothing contained in this section shall be construed as prohibiting a subdivider from voluntarily establishing, upon consent of the Commission, lot lines of a subdivision more than 30 feet from the center of the existing county road. A cul-de-sac (short dead-end street) shall terminate in a circular area with a minimum paving diameter of 100 feet and a minimum right-of-way diameter of 120 feet. If, however, such street will eventually be extended, a temporary turnaround shall be provided in accordance with the requirements of the Department of Public Works. Depending upon the number of units and traffic generation of a subdivision, more than one access into a subdivision may be required to be bonded or developed before building permits are issued.
B. 
Neither the approval of a preliminary or final subdivision plan nor the approval of any site plan or development plan nor the filing of any land record plat shall constitute the acceptance by the City of any street dedication. No street shall be accepted for dedication unless and until the Mayor and Council, through appropriate action, accept such street dedication, and a deed conveying the street to the City, pursuant to the acceptance of a street dedication by the Mayor and Council, has been duly recorded among the land records of Carroll County, Maryland.
C. 
To ensure no duplication, street names shall be cleared through the Department of Public Works prior to submitting a final plat.
D. 
Streets shall be constructed in accordance with those standards and regulations as set forth, in writing, by the Department of Public Roads. A financial guaranty shall be provided to the City by the subdivider prior to commencing construction in order to ensure completion by the subdivider of those facilities that will serve the subdivision.
Any soil removed in any zone shall be done in accordance with the provisions of Carroll County Ordinance No. 5, subject to the following:
A. 
Sod and soil may be removed in any residential zone, except agricultural, to a depth not to exceed 18 inches in a surface area not exceeding 5,000 square feet.
B. 
Removal and excavation necessary for construction shall be permitted in accordance with site plan or subdivision profiles approved by the Department of Public Works.
C. 
Grading of land shall be permitted in accordance with plans approved by the Department of Public Works, provided that the new grades do not substantially alter natural drainage patterns and that the plans include siltation and erosion control measures described in Carroll County Ordinance No. 5.
Stormwater management shall be accomplished pursuant to Chapter 136, Stormwater Management, of the Code of the City of Westminster.
No structure shall be placed in any floodplain except as provided in accordance with Chapter 83, Floodplain Management, of the Code of Westminster.
[Added 7-9-2001 by Ord. No. 664]
A. 
Purpose. The purpose of the cluster method of development is to protect sensitive environmental features, to provide larger open areas with greater utility for rest, recreation and preservation of natural features, to provide site design flexibility and to encourage the development of more attractive functional and economic building forms with higher standards of open space.
B. 
Objectives. The following objectives are sought by the cluster method of development:
(1) 
To provide a more attractive and varied living environment than would be possible through the strict application of the requirements of the R-10,000 and R-20,000 Residential Zones.
(2) 
To encourage developers to use a more creative approach in the development of land.
(3) 
To encourage more efficient allocation and maintenance of common open space in residential areas through private initiative.
(4) 
To encourage variety in the physical development patterns of residential areas without changing the character of the neighborhood.
(5) 
To protect sensitive environmental features.
(6) 
To encourage the preservation of existing topography and to provide forest conservation while providing useful community open space.
C. 
Eligibility. The cluster method of development is permitted for single-family detached unit developments only in the R-10,000 Residential and R-20,000 Residential Zones.
D. 
Dimensional requirements.
(1) 
Density.
(a) 
Residential density shall be approved generally on the capabilities of the existing and/or planned utilities and such other standards and requirements as enumerated in this chapter, but in no case shall the density exceed four dwelling units per net acre in the R-10,000 Zone and two dwelling units per net acre in the R-20,000 Zone.
(b) 
Calculation of the net acreage shall include all land within the cluster subdivision, except common open space. Common open space includes environmental open space and recreational open space. Environmental open space consists of one-hundred-year floodplain areas, wetlands, streams and slopes of 25% or greater. Recreational open space includes 15% of the gross project area, which shall be dedicated for recreational open space. The fifteen-percent recreational open space shall not consist of the one-hundred-year floodplain area, wetlands, streams and slopes of 25% or greater; however, the one-hundred-foot stream buffer area that is not part of the above-mentioned environmentally sensitive features may account for a maximum of 33% of the recreational open space requirement. Portions of the environmental open space features may overlap. The area of any such overlap will only be counted once towards the calculations of the net acreage.
(2) 
Lot area, lot width and yard requirements in the R-10,000 and R-20,000 Residential Zones.
(a) 
The following minimum per unit requirements shall apply:
Dwelling Type
Lot Width at Building Line
(feet)
Front Yard
(feet)
Side Yard
(feet)
Rear Yard
(feet)
Single-family detached
70
25
8
30
(b) 
Single-family detached dwellings, in all events, shall be on lots with a minimum lot area of 7,000 square feet.
(c) 
A corner lot shall have a minimum width of 100 feet, measured at the building line along at least one street front, which shall be the front yard for the subject lot.
(3) 
The lot area, lot width and yard requirements set forth herein shall supersede those requirements set forth in §§ 164-26 and 164-31.
E. 
Open space.
(1) 
The common open space and one-hundred-foot stream buffer shall be dedicated and deeded without charge to the City. The City may waive the right to such dedication to it and instead may require the open space be deeded to, improved, operated and maintained by a property owners' association consisting of residents of a cluster subdivision. Land designated for this purpose shall be deeded to the property owners' association or to the City, and recording references to the articles of incorporation with respect to such property owners' association or to the City shall be noted in the final plat prior to recording. The City Attorney may review, at the applicant's cost, and approve any covenants relating to ownership and maintenance of such lands prior to recording of the final plat.
(2) 
In determining the type and location of common open space, the Commission, in consultation with the City Parks Board, shall review the area's needs for parks and recreational sites in the area. Open space required in a cluster subdivision project shall have access to a street by a fee simple right-of-way or easement and be located so as to be reasonably accessible from all dwellings within the cluster subdivision project. In all instances, a minimum of 50% of the recreational open space shall be suitable for dry-ground active recreational uses, as determined by the Commission.
(3) 
In addition to the minimum required open space, the applicant/developer may offer additional contiguous open space such as floodplains, steep slopes and wooded areas to the City for parkland. At its discretion, the City may accept or reject this additional land which may otherwise be included with open space deeded to the property owners' association.
(4) 
The approval by the Commission of a final subdivision plat shall not be deemed to constitute or imply acceptance of the City of any park, recreation or other public land shown on the plat until such land is improved as contained in the construction plans of the cluster subdivision project and deeded.
F. 
Panhandle lots. Panhandle lots may be permitted only in accordance with the following standards:
(1) 
Panhandle lots shall be designed to take advantage of the natural land features and shall be located so as to abut areas of common or dedicated open space to the maximum extent possible. At least 50% of the total number of panhandle lots shall abut areas of common open space or existing or planned public right-of-way along the entire length of at least one side of the lot.
(2) 
No more than four panhandle lots shall be served by one use-in-common driveway. No more than one use-in-common driveway connection shall be permitted on the cul-de-sac portion of any public street.
(3) 
Panhandle lots shall be shown on the final plat and arranged such that the specific layout and house locations of the houses on the lots in the front on the public street are located so as not to block the view of the houses at the rear of the use-in-common driveway.
G. 
Compatibility.
(1) 
All single-family detached dwellings constructed within 100 feet of the nearest existing dwelling in the R-20,000, R-10,000 or R-7,500 Zones shall comply with the minimum development standards of the zonal classifications of the adjoining land.
(2) 
The Commission shall have the discretion to increase or decrease the strict application of the requirements contained in § 164-197.1F(1) and G(1) hereof in instances in which the adjoining property or properties will not be adversely affected by such increase.
H. 
Procedures.
(1) 
The subdivider shall comply with the provisions of Article XXIV, including §§ 164-198 and 164-199.
(2) 
The preliminary plan and final plat of a cluster subdivision shall be filed with the Department and shall be accompanied by a detailed statement or proposal, including covenants, agreements or other specific documents addressing ownership, method of maintenance and the use of those areas in the subdivision reserved as open space for common use by property owners in the development.
(3) 
The covenants and agreements creating the reservation specified in this section shall be recorded before the plat is recorded.
A. 
Prior to preparing a preliminary plan, the subdivider may present a concept plan or sketch of the proposed subdivision to the staff of the Commission for any assistance the staff may deem appropriate. Such concept plan shall generally denote the type of densities, dwellings, streets and proposed land uses.
B. 
Thereafter, the subdivider shall prepare and file with the Commission a preliminary plan. Information shown on the preliminary plan shall include the subdivision's name and owner, the subdivider's name and address, the surveyor or engineer, election district, county, state, adjacent property owners, vicinity sketch, scale, North point, date, contours, lots, their densities, building setback lines, existing and/or proposed easements, street names and widths, water, sewer and storm drainage, lot numbers, soils information, zoning district classification(s), floodplain(s), bearings and dimensions and plat or technical notes, as well as those covenants, restrictions and/or statements proposed to be shown on the final plat.
C. 
Additionally, the preliminary plan shall include a proposed recording and construction schedule which must indicate those portions of the property covered by the preliminary plan for which building permits will be sought and obtained from the City. If the project is proposed to be built in phases, the schedule shall specifically identify the timing for the construction and conveyance of the lots, as well as any dedication for utilities, roads, open areas and recreational facilities. The schedule must be approved by the Planning Commission as a part of its preliminary plan approval, and the approved schedule shall establish the validity period for the entire project, including any phasing.
[Added 10-27-2008 by Ord. No. 788[1]]
[1]
Editor’s Note: This ordinance also redesignated former Subsections C through J as Subsections D through K, respectively.
D. 
Fifteen copies of the preliminary plan shall be provided to the Commission with written application for conditional approval at least 60 days prior to the Commission's meeting at which it is to be considered. The Commission shall refer the application and plan to its staff for review.
E. 
Referral shall be made for a certification of the adequacy of public facilities to the appropriate agencies having jurisdiction over public facilities in the City, including but not limited to the following: schools, public water and sewerage facilities, police protection, roads and traffic control devices, storm drain facilities, emergency service facilities, health care facilities and solid waste disposal facilities.
F. 
No preliminary plan shall be approved by the Commission unless the adequacy of public facilities is reviewed by the appropriate state, county or City agency which has jurisdiction in the particular area of each such public facility affected by the proposed subdivision. Each agency to which a plan is referred shall return one copy of the plan to the Commission within 20 days of referral with its recommendation noted thereon, such as "Approved," "Approved subject to modification" or "Disapproved" for specific reasons. If such recommendation is not made within the twenty-day period by any agency to which referred, the preliminary plan shall be deemed to have been approved by it, unless said period has been extended by the Commission.
G. 
Following a review of the preliminary plan and other material submitted for conformity with this chapter by the staff and the appropriate agencies and, if deemed necessary by the staff, a review with the subdivider of any changes deemed advisable and the kind and extent of improvements to be made by him, a written staff recommendation shall be made available to the applicant, together with any comments or recommendations of other agencies concerned with the subdivision of land. Thereafter, the Commission shall, within 120 days after the preliminary plan has been filed, act thereon as submitted or modified; and, if approved, the Commission shall express its approval and state the conditions of such approval, if any, or, if disapproved, shall express its disapproval and its reasons therefor. Failure to act within 120 days will constitute approval of the preliminary plan. However, the applicant may waive this requirement and consent to an extension of such period. The grounds for disapproval of any plat shall be stated in the records of the Commission and a copy furnished to the applicant. The Commission may consider and use the refusal of any agency to certify the adequacy of any public facility or facilities to serve a proposed subdivision as a basis for the disapproval of a preliminary plan.
H. 
A copy of any action taken by the Commission pursuant to this preliminary plan shall be sent to the subdivider and to any agencies to which the plan had been referred.
I. 
Upon a finding by the Commission that the preliminary plan does not comply with this chapter, any other applicable laws or regulations or with the development plan or any portion thereof, approval of the preliminary plan may be revoked by resolution of the Commission at any time prior to the approval of the final plat.
J. 
Approval of a preliminary plan shall not constitute approval of the final plat, but shall be a guide to the preparation of the final plat.
K. 
The Commission reserves the right to return to the subdivider any preliminary plan which does not comply with the requisites of this section.
A. 
The final plat shall conform substantially to the preliminary plan as approved. If desired by the subdivider subject to the provision of Subsection G, it may constitute only that portion of the approved preliminary layout which he proposed to record and develop at the time and shall contain the schedule required under § 164-199. In connection with granting its final plat approval, the Commission may modify the schedule consistent with the adequacy of public facilities, including, but not limited to, the provision of adequate sewer and water.
[Amended 10-27-2008 by Ord. No. 788]
B. 
Copies of the final plan and other exhibits required for approval shall be prepared in accordance with § 164-193 and shall be submitted to the Commission within 12 months after approval of the preliminary plan; otherwise, the approval of the plan shall be deemed to have been withdrawn. For good cause shown, not more than four extensions not exceeding six months each may be granted by the Planning Commission.
C. 
Application for approval of the final plat shall be submitted in writing to the Commission at least 30 days prior to the meeting at which it is to be considered.
D. 
No final plat shall be approved by the Commission without prior review of the City, county or state agencies which shall review the final plan for adequacy of public facilities in the same manner set forth in § 164-198. Such agencies shall approve, with or without modification, or disapprove the plat to the extent that each has jurisdiction. Such agencies shall be requested to submit their approval or disapproval to the Commission within 15 days of the receipt of the final plat from the Commission.
E. 
Any subdivision designed not to connect to public water or sanitary sewer, or both, shall require a certificate from the Carroll County Health Officer as to its compliance with water and sanitary sewer requirements.
F. 
No final plat for residential development shall be approved by the Commission without a written notation on it that no more than 40 building permits for dwelling units will be issued during any calendar year, provided that upon receipt of the Director’s recommendation, the Commission may adjust said number upward or downward up to 20% for good cause. Any additional upward adjustment shall require an administrative adjustment pursuant to § 164-158.1.
[Amended 10-28-2002 by Ord. No. 688; 10-27-2008 by Ord. No. 788]
G. 
The final plat may represent only a portion of the preliminary plan, provided that the public improvements to be constructed in the area covered by the plat are sufficient by and of themselves to accomplish a proper development and to provide adequately for the health, safety and welfare of the City, including adequate access to contiguous areas. The Commission shall have the power to agree with the applicant upon use, height, area or bulk requirements or restrictions which are designed to promote the purposes of this chapter. Such requirements or restrictions shall have the same force of law and be enforceable in the same manner and with the same sanctions and penalties and subject to the same power of amendment or repeal as though set out as a part of the Zoning Ordinance or Zoning Map of the City.
H. 
The Commission shall approve or disapprove a final plat within 30 days after the filing thereof with it; otherwise, such plat shall be deemed to have been approved, and a certificate to that effect shall be issued by the Commission on demand; provided, however, that the applicant may waive this requirement and consent to an extension of such period. The grounds for disapproval of any plat shall be stated in the records of the Commission and a copy furnished to the applicant. The Commission may consider and use the refusal of any agency to certify the adequacy of any public facility or facilities to serve a proposed subdivision as a basis for the disapproval of a final plan.
A. 
Title and graphic information to be shown on the final plat shall be as required on the approved preliminary plan, except contour lines, and shall clearly show all items required by § 3-108 of the Real Property Article of the Annotated Code of Maryland (1974), as amended, pertaining to the preparation of record plats.
B. 
Space shall be provided on the final plat for the following signatures and dates:
(1) 
Certificate of the land surveyor and the owner's certificate.
(2) 
Approval of the Carroll County Health Officer.
(3) 
Approval of Westminster Planning and Zoning Commission.
(4) 
Acknowledgment by the Mayor, the Zoning Administrator and the Planning Director evidencing compliance with all pertinent administrative procedures.
C. 
The final plat shall be legibly and accurately prepared or printed on sheets of material to a size of 18 inches by 24 inches, including a two-inch margin on the left side of the eighteen-inch width. The plat shall be to a scale acceptable to the Commission, generally, one inch equals 50 feet or one inch equals 100 feet, depending upon the size of the subdivision. The subdivider shall file with the Commission the necessary copies for recording and distribution as required by the Commission, at least one copy of which shall be returned, properly signed, to the subdivider.
D. 
The final plat shall show the following owner's certificate and surveyor's certificate unless otherwise required by the Commission:
OWNER'S CERTIFICATE
I(we), owner(s) of the property shown hereon and described in the surveyor's certificate, hereby adopt this plan of subdivision, establish the building lines as shown and certify that the requirements of § 3-108 of the Real Property Article of the Annotated Code of Maryland (1974), as amended, pertaining to the preparation of record plats, and subsequent acts, if any, amendatory thereto as far as they relate to the preparation of this plat and the setting of markers, have been complied with. New streets, roads, open spaces and the mention thereof in deeds are for the purpose of description only, and the land so shown is expressly reserved in the present owner(s) shown on this plat, their successors, heirs and assigns. No more than one principal building shall be permitted on any residential lot, and no such lot may ever be resubdivided so as to produce a building site of less area or width than the minimum required by applicable health, zoning or other regulations.
Owner's Signature
Witness
Date
SURVEYOR'S CERTIFICATE
I, ____________________, a registered land surveyor of the State of Maryland, do hereby certify that the land shown hereon has been laid out and the plat prepared in compliance with § 3-108 of the Real Property Article of the Annotated Code of Maryland (1974), as amended, pertaining to the preparation of record plats.
(Signature)
(Date)
The procedure for the filing of a final plat for the resubdivision of a lot or parcel or for a minor subdivision shall be as indicated in this article for an original subdivision, except that the submission of a preliminary plan shall be at the option of the applicant.
The Commission is hereby authorized to establish whatever additional written procedures it deems desirable for processing or referring the approval of subdivisions under this article. A copy of any such procedure shall be available at the Commission's office for review and reproduction.
[Amended 11-24-2008 by Ord. No. 792]
After recommendation by the Commission, the Mayor and Common Council shall adopt, and from time to time amend, such differential filing and processing fees as provided in the General Fee Ordinance,[1] based upon the costs of processing a subdivision application. Said costs include payment for reasonable expert services deemed necessary and reasonable by the Director of Planning, which may include but not be limited to engineering, architectural, planning, transportation, landscaping and legal services. Payment of such fees is required prior to final plat approval.
[1]
Editor's Note: See Ch. A175, Fees, Art. I, General Fees.
The final action of the Commission on an application for approval of a final plat may be appealed by any person aggrieved by such action to the Circuit Court for Carroll County. Any such appeal shall be taken in accordance with the Maryland Rules of Procedure as set forth in Chapter 1100, Subtitle B.