Proposals originated by the Mayor and Town Council. The Mayor and Town Council shall refer every proposed amendment to the Planning Commission. Within 30 days of the referral of said proposal, the Planning Commission shall submit to the Mayor and Town Council a report containing the Commission's recommendations, which may include any additions or modifications to the original proposal.

Proposals originated by the Planning Commission. The Planning Commission may at any time transmit to the Mayor and Town Council any proposal for amending this chapter.

Proposals originated by a citizen's petition.

At least 15 days prior to the date fixed for public hearing, a notice containing the name of the applicant, if any, the date, time and place of the hearing and the general nature of the hearing shall be published in at least one newspaper of general circulation in the Town.

When such hearing concerns a Zoning Map change, a notice of pending action containing the same information as in Subsection A above shall be posted in a conspicuous place on the property involved, such posting to be done at least 15 days prior to the date fixed for public hearing.

When such hearing concerns a Zoning Map change, written notice of the time and place of such hearing shall be sent to the applicant, if any, and to the owners of property contiguous to or opposite the property affected, and to the owner of the property.

At the discretion of the Mayor and Town Council, written notices of hearing may be sent to other interested persons, organizations or agencies.

The report and recommendations of the Planning Commission.

Population change in the area of the proposed change.

Availability of public facilities such as police and fire protection and water and sewerage to serve in the area.

Present and future transportation patterns in the area.

Compatibility with existing and proposed development of the area.

The relationship of the proposed change to the adopted plan for the Town.

Whether there has been a convincing demonstration that the proposed rezoning would be appropriate and logical for the subject property.

The Mayor and Town Council may enact the proposed amendment, modification, repeal or reclassification based upon a finding that there was a substantial change in the character of the neighborhood where the property is located or that there was a mistake in the existing zoning classification. A complete record of the findings and of the votes of all members shall be kept.

The Mayor and Town Council, upon the zoning or rezoning of any land pursuant to the provisions of this article, may impose such additional restrictions, conditions, or limitations as may be deemed appropriate to preserve, improve, or protect the general character and design of the lands and improvements being zoned or rezoned, or of the surrounding or adjacent lands and improvements, and may, upon the zoning and/or rezoning of any land, retain or reserve the power and authority to approve or disapprove the design of buildings, construction, landscaping or other improvements, alterations, and changes to be made on the subject land to assure conformity with the intent and purpose of this chapter.

An application for reclassification shall not be accepted for filing by the local legislative body if the application is for the reclassification of the whole or any part of land, the reclassification of which has been opposed or denied by the local legislative body on the merits within 12 months from the date of the local legislative body's decision.

Within one year of the granting of GC General Commercial District or EC Employment Center District zoning, application shall be made for a zoning permit for use of said land; otherwise, the zoning for the GC or EC District shall revert automatically to its prior district classification without notice and public hearing.

Within one year after issuance of the zoning permit, construction or use shall be commenced on the land so zoned; otherwise, the zoning permit shall become null and void.

Within two years of the issuance of zoning permits for the land so zoned, the subject land shall be substantially used for such purposes as may be permitted in the zoning district; otherwise, the zoning for the GC or EC District shall revert automatically to its prior district classification without notice and public hearing.

As provided in § 11-102 of the Land Use Article of the Annotated Code of Maryland, a violation of this chapter is declared to be a misdemeanor.[1]

For any and every violation of the provisions of this chapter, the owner, agent, architect, builder, contractor, tenant, lessee or any other person who commits, takes part, or assists in any such violation or who maintains or uses any building or premises in which any such violation shall exist shall be, on conviction thereof, guilty of a misdemeanor and liable to a fine or penalty not to exceed $100.

Whenever any such person specified in Subsection B above shall have been notified in writing by the Zoning Administrator that he is violating this chapter, such person shall commence correction of all violations within five days' notice and correct all violations within 30 days thereafter. If corrections are not commenced within five days and are not either completed within 30 days or being pursued in good faith to completion, each and every day during which such illegal location, erection, construction, reconstruction, enlargement, change, maintenance, use or other violation continues shall be deemed a separate offense punishable by the like fine.[2]

In case any building or structure is erected, constructed, reconstructed, altered, repaired, converted or maintained or any building, structure, sign or land is used in violation of this chapter, the appropriate authorities of the Town, in addition to other remedies, may institute injunction, mandamus, or other appropriate action or proceeding to prevent such unlawful erection, construction, reconstruction, alteration, repair, conversion, maintenance or use; to restrain, correct or abate such violation; to prevent the occupancy of such building, structure or land; or to prevent any illegal act, conduct, business, or use in or about such premises. The rights and remedies provided in this chapter are cumulative and are in addition to all other remedies provided by law.