A. 
Except as otherwise permitted in this chapter, a person who has right, title, or interest in a parcel of land must obtain site plan approval prior to commencing any of the following activities on the parcel, obtaining a building permit for the activities, or undertaking any alteration or improvement of the site:
(1) 
The construction or placement of any new building or structure for a nonresidential use, including accessory buildings and structures.
(2) 
The expansion of an existing nonresidential building or structure including accessory buildings that increase the total floor area.
(3) 
The conversion of an existing building, in whole or in part, from a residential use to a nonresidential use.
(4) 
The establishment of a new nonresidential use even if no buildings or structures are proposed, including uses such as gravel pits, cemeteries, golf courses, and other nonstructural nonresidential uses.
(5) 
The conversion of an existing nonresidential use, in whole or in part, to another nonresidential use if the new use changes the basic nature of the existing use such that it increases the intensity of on-site or off-site impacts of the use, subject to the standards and criteria of site plan review described in this chapter.
(6) 
The construction of a residential building containing three or more dwelling units.
(7) 
The modification or expansion of an existing residential structure that increases the number of dwelling units in the structure to contain three or more dwelling units.
(8) 
The conversion of an existing nonresidential building or structure, in whole or in part, into three or more dwelling units.
B. 
The Planning Commission, with the concurrence of the Zoning Administrator, may waive the requirement for site plan approval where no extensive construction or improvements are sought. Before acting upon any application for a waiver, the Planning Commission and Zoning Administrator shall consider whether the use will affect existing drainage, traffic, relationships of buildings to each other, landscaping, buffering, lighting and other considerations of site plan approval, and that the existing facilities do not require upgraded or additional site improvements.
C. 
If required, the site plan shall be presented to the Commission, which shall have the authority to approve the plan as presented, approve the plan with modifications or conditions, or disapprove the plan.
D. 
No zoning certificate or building permit may be issued until the Commission has approved the plan.
In approving site development plans, the Commission shall have the authority to:
A. 
Approve the location and design of all site improvements.
B. 
Limit the number and approve the location and design of entrances and exits.
C. 
Require a plan which shows how signs are to be located and designed and approve, reject, or modify the sign plan to promote an attractive and pleasing appearance.
D. 
Require a plan which shows the location, design, and effect of any outside lights to be used on the property and the effect of any inside lights to be used if their use would affect adjacent, neighboring, or contiguous properties. The Commission may approve, reject, or modify the plan where appropriate to prevent visual interference to the traveling public on adjacent roadways, or glare or reflections on adjacent buildings or neighboring properties.
E. 
Require that a binding agreement and surety be provided to the Town to ensure completion of the site development plan.
F. 
Ensure conformity with the Master Plan and this chapter.
G. 
Require a traffic impact study be performed by the owner, or by the Commission at the expense of the owner, in accordance with criteria established by the Carroll County Department of Public Works or any successor county agency. The Commission may require the owner to take any action necessary to ensure the adequacy and safety of transportation routes that are affected by the proposed improvements and the Commission may require the owner to enter into a PWA, secured by a suitable guaranty, which implements any requirements to the Commission. The owner may be required to contribute to a fund to be used to upgrade any transportation facility which is determined to be inadequate on a basis that prorates the effect of the development on the transportation facility.
H. 
Require certification of the adequacy of public facilities by the agencies having jurisdiction over public facilities in the Town and county, including, but not limited to, the following: public water and sewer facilities, police protection, roads and traffic control devices, storm drain facilities, emergency service facilities, solid waste disposal facilities, and schools as applicable. The Commission may consider and may use the failure of any agency to certify the adequacy of any public facility or service to serve a proposed site as a basis for disapproval of a site development plan.
I. 
A site plan shall become void 18 months after the date of written approval by the Commission unless a building permit or zoning certificate has been issued for the project. In the event the building permit or zoning certificate is revoked or is terminated prior to the issuance of a final use and occupancy certificate, the site plan becomes void on the date of revocation or termination. The Commission may extend the time for completion of the project beyond 18 months when reasonably necessary.
J. 
The Commission shall determine the review process for site plan amendments, and may require such information and submittals as it deems necessary.