When locating new Intensely Developed or Limited Development
Areas, the following standards shall apply:
A. A new Intensely Developed Area shall only be located in a Limited
Development Area or adjacent to an existing Intensely Developed Area.
B. A new Limited Development Area shall only be located adjacent to
an existing Limited Development Area or an Intensely Developed Area.
C. New Intensely Developed Areas shall be at least 20 acres in size
unless:
(1) They are contiguous to an existing Intensely Developed Area or located
in a Limited Development Area; or
(2) They are a grandfathered commercial or industrial use, which existed
as of December 25, 1988. The amount of growth allocation deducted
shall be equivalent to the area of the entire parcel or parcels subject
to the growth allocation request.
D. No more than 1/2 of Princess Anne's growth allocation may be located in Resource Conservation Areas except as provided in Subsection
I below.
E. A new Limited Development Area or Intensely Developed Area shall
be located in a manner that minimizes impacts to Habitat Protection
Areas as defined herein and in COMAR 27.01.09 and in an area and manner
that optimizes benefits to water quality.
F. A new Intensely Developed Area shall only be located where it minimizes
impacts to the defined land uses of the Resource Conservation Area.
G. A new Intensely Developed Area or a Limited Development Area in a
Resource Conservation Area shall be located at least 300 feet beyond
the landward edge of tidal wetlands or tidal waters.
H. New Intensely Developed Areas or Limited Development Areas to be
located in Resource Conservation Areas shall conform to all criteria
of this chapter for such areas, shall be so designated on the Princess
Anne Critical Area Maps and shall constitute an amendment to this
chapter, subject to review and recommendation by the Planning Commission,
and the approval of the Town Commissioners and the Critical Area Commission,
as provided herein.
I. If Princess Anne is unable to utilize a portion of its growth allocation as set out in Subsections
A and
B above within or adjacent to existing Intensely Developed or Limited Development Areas, then that portion of the growth allocation which cannot be so located may be located in the Resource Conservation Areas, in addition to the expansion allowed in Subsection
D above under program measures specifically approved by the Critical Area Commission.
In reviewing map amendments or refinements involving the use
of growth allocation, Princess Anne shall consider the following factors:
A. Consistency with Princess Anne's adopted Comprehensive Plan
and whether the growth allocation would implement the goals and objectives
of the adopted plan. "Consistency with" means that a standard or factor
will further, and not be contrary to, the following items in the comprehensive
plan:
(2) Timing of the implementation of the plan, of development, and of
rezoning;
(5) Densities or intensities.
B. For a map amendment or refinement involving a new Limited Development
Area, whether the development is:
(1) To be served by a public wastewater system or septic system that
uses the best available nitrogen removal technology;
(2) A completion of an existing subdivision;
(3) An expansion of an existing business; or
C. For a map amendment or refinement involving a new Intensely Developed
Area, whether the development is:
(1) To be served by a public wastewater system;
(2) If greater than 20 acres, to be located in a designated Priority
Funding Area; and
(3) To have a demonstrable economic benefit.
D. The use of existing public infrastructure, where practical;
E. Consistency with state and regional environmental protection policies
concerning the protection of threatened and endangered species and
species in need of conservation that may be located on or off site;
F. Impacts on a Priority Preservation Area;
G. Environmental impacts associated with wastewater and stormwater management
practices and wastewater and stormwater discharges to tidal waters,
tidal wetlands, and tributary streams; and
H. Environmental impacts associated with location in a coastal hazard
area or an increased risk of severe flooding attributable to the proposed
development.