Terrain is recognized by our expertise in a full range of Civil Engineering, Land Development, Environmental and Surveying services. We are a trusted partner among the Howell companies, with hundreds of completed development projects throughout Maryland. We guide clients through all phases of unique and complex projects, by the strength of our experience.

Terrain Offers the following services:

• Single Lot Residential Design and Permits
• Waterfront Residential Design and Permits
• Commercial & Industrial Design and Permits
• Residential Subdivision Design and Permits
• Erosion and Sediment Control
• Stormwater Management Design
• Well and Septic Design
• Building Permit Site Plans
• Building Addition Plans
• Land Planning
• Public Water & Sewer Plans
• Public Works Agreements
• Revetment Design and Permitting
• Slope Studies
• MDE Wetland Analysis and Permitting
• Mayo & Grinder Pump Permitting
• Zoning Feasibility Studies and Planning
• Preliminary Engineering Concepts
• Ordinance Reviews
• Conceptual Design
• Violation Remediation
• Liquor License
• Permit Processing
• Variance, Modification, Special Exception Representation

Single Lot Residential Design and Permits

Terrain supports the successful design and permitting of single family dwellings by partnering with clients and their design teams including builders, landscape architects, and project architects to develop strategic and comprehensive site plans. Throughout review and construction, our professionals coordinate with State and County agencies to obtain the necessary grading approvals, ensuring a clear and compliant path to construction.

Terrain has designed and secured approvals for a wide range of land development projects across Maryland, from compact infill lots to large estate homes. Our experience with diverse site conditions and jurisdictional standards allows us to navigate agency reviews efficiently and deliver designs that balance client goals with regulatory requirements.

Commercial & Industrial Design and Permits

Commercial site development involves an extensive review to ensure that proposed projects comply with local, state, and environmental regulations. The process typically begins with a preliminary or concept plan submission, where layout, access, zoning compliance, and environmental factors are evaluated. Following this stage, a Site Development Plan is prepared to provide detailed engineering design including grading, stormwater management, utilities, and landscaping.

Once submitted, the plan undergoes multi-agency technical review with departments responsible for infrastructure, drainage, water and sewer, environmental protection, and transportation.

Terrain guides clients through every stage of this review, developing detailed design plans, addressing technical comments, and coordinating with reviewing agencies to achieve timely permit approval and a smooth transition to construction.

Residential Subdivision Design and Permits

Terrain provides complete design and permitting services for both minor and major subdivisions, guiding projects from early concept through final recordation. Our staff prepares detailed layout designs for sketch, preliminary, and final development plans, ensuring full compliance with zoning, subdivision, and environmental regulations.

We manage all steps of the subdivision process, including lot configuration, roadway and utility layout, stormwater management design, and forest conservation requirements. Terrain also prepares record platpins for submission and approval, engaging with reviewing agencies to support an efficient approval schedule.

In addition to technical design, our professionals assist clients with public engagement, preparing presentation materials and participating in community meetings to communicate design intent and respond to feedback. From concept to approval, Terrain delivers clear, compliant, and well coordinated subdivision designs tailored to each property’s unique conditions and goals.

Waterfront Residential Design and Permits

Maryland’s waterfront properties offer the luxury of living along the Chesapeake Bay but are subject to the Critical Area Program, established under State law in 1984 to protect water quality and habitat within 1,000 feet of tidal waters or wetlands. Because of their environmental sensitivity, these projects undergo enhanced review to ensure compliance with State and County goals for shoreline and habitat protection. Terrain understands the importance of preserving the Chesapeake Bay and designs each project to meet all applicable requirements while maintaining the integrity of the natural environment. Our staff collaborates with homeowners, builders, and landscape architects to create thoughtful site plans that achieve regulatory approval, protect environmental resources, and bring the client’s vision for their waterfront home to life.

Erosion and Sediment Control

Erosion and sediment control is a critical part of responsible land development, preventing soil loss from construction sites and protecting surrounding properties, roads, and waterways from sediment runoff. When properly managed, these measures are a routine part of construction. However, inadequate planning or installation can cause site damage, regulatory violations, and costly delays.

Terrain prepares erosion and sediment control plans that meet all State and local requirements while providing efficient, cost-effective solutions. Our designs incorporate best management practices such as stabilized construction entrances, silt fencing, filter logs, and temporary stabilization measures to ensure compliance andenvironmental protection throughout the construction phase.

Stormwater Management Design

The primary goal of Maryland’s stormwater management program is to maintain, after development, runoff characteristics that resemble predevelopment conditions. Terrain’s licensed engineers and designers are experienced in developing stormwater systems that meet the standards and goals established by the Maryland Department of the Environment.

Any land disturbance exceeding 5,000 square feet requires stormwater management practices. Our staff carefully tailors each design to meet these requirements by incorporating sustainable, efficient, and cost-effective facilities that treat runoff close to its source. These systems protect water quality, reduce downstream impacts, and support responsible development throughout Maryland.

Well and Septic Design

Developing a property without access to public water and sewer requires careful planning to ensure safe and compliant on site systems. Terrain provides complete design services for well and septic layouts that meet all County Health Department standards and required setbacks. Our professionals coordinate with contractors and County sanitarians to determine feasible locations for percolation testing and design layouts that best fit existing conditions. Each system is engineered for long term functionality while satisfying regulatory requirements and maintaining the integrity of the overall site design.

Building Permit Site Plans

A building permit site plan is required for the construction of many residential accessory structures including detached garages, carports, sheds, pools, or decks. Terrain prepares detailed site plans that clearly illustrate the location, configuration, and dimensions of the proposed work in accordance with County requirements. Each plan includes property lines, easements, rights of way, and the location of any grinder pumps, private wells, or sep tic systems. Our professionals support architects and builders to ensure that construction drawings align with the approved site plan.

Building Addition Plans

A building permit site plan is required for the construction of many residential accessory structures including detached garages, carports, sheds, pools, or decks. Terrain prepares detailed site plans that clearly illustrate the location, configuration, and dimensions of the proposed work in accordance with County requirements. Each plan includes property lines, easements, rights of way, and the location of any grinder pumps, private wells, or sep tic systems. Our professionals support architects and builders to ensure that construction drawings align with the approved site plan.

Land Planning

Terrain offers a wide range of services to help clients evaluate the design potential of residential and commercial properties. Our process includes reviewing County and Federal maps, tax records, and survey data in combination with applicable ordinances to develop a clear preliminary analysis of each property.

To reduce guesswork and financial commitment, we prepare initial AutoCAD drawings to illustrate potential development layouts for evaluation. As projects advance, Terrain refines these concepts using detailed design data and current regulations to optimize site layout, access, and building configuration.

Our staff also performs ordinance reviews to identify flexibility or relief opportunities from restrictive conditions, helping clients achieve the most effective and compliant site designs.

Public Water & Sewer Plans

Terrain designs public water and sewer systems that meet all County and State requirements. Our engineers collaborate with utility contractors to determine the most practical alignment and profile for proposed systems, ensuring that each design supports the technical standards and goals of the project. We coordinate and advise throughout all phases of review and construction to provide efficient, cost-effective solutions that achieve regulatory approval and long-term performance.

Public Works Agreements

A Public Works Agreement is a formal contract between a developer and the County that governs the construction of public infrastructure such as water, sewer, and storm drain systems. The agreement ensures that all improvements are designed, constructed, and financially secured in accordance with County standards before being accepted into the public system.

Terrain assists clients in preparing and coordinating these agreements by working directly with County staff to ensure all required design documents, cost estimates, and bonding materials are properly completed. We help guide applicants through review and release procedures, confirming that improvements are constructed, inspected, and finalized in accordance with County requirements.

Revetment Design and Permitting

A revetment is a protective structure built along shorelines or slopes to prevent erosion caused by waves, currents, or runoff. Proper design is essential for stabilizing the shoreline, protecting nearby properties, and maintaining environmental integrity.

Terrain provides complete revetment design and permitting services consistent with Maryland Department of the Environment and local standards. We partner with surveyors and environmental specialists to assess conditions, design effective stabilization measures, and prepare required permit applications. From concept through approval, Terrain ensures that each revetment design provides long term shoreline protection while preserving the natural character of the waterfront.

Slope Studies

Certain elevation changes on a property are classified as steep slopes and are regulated due to potential stability and environmental concerns. Terrain performs detailed slope studies to identify and map these areas, defining the zones where development may be limited. Our engineers analyze existing topography and grades to determine how slope regulations affect the project’s layout.

With the support of our survey staff, we provide accurate slope mapping that helps guide design decisions, minimize disturbance, and maintain compliance with County standards.

MDE Wetland Analysis and Permitting

Terrain coordinates with qualified environmental professionals to identify and delineate potential wetlands and Waters of the United States in accordance with Maryland Department of the Environment standards. Once boundaries are confirmed, we prepare site plans that clearly define and minimize impacts.

Our staff develops and coordinates permit applications for any proposed wetland disturbance, ensuring adherence to both State and Federal requirements. By integrating environmental information early in design, Terrain advances projects efficiently while maintaining environmental responsibility.

Mayo & Grinder Pump Permitting

Properties connecting to public sewer through a grinder pump or low-pressure system must obtain a separate permit and plan, typically submitted alongside the grading permit. Terrain designs Mayo and Grinder Pump Plans in accordance with County and utility standards, detailing layout, connections, and performance requirements.

We also prepare easement exhibits and documentation for installation and maintenance access. By working directly with County reviewers and contractors, Terrain provides complete, compliant submittals that support timely permit approval and construction.

Zoning Feasibility Studies and Planning

Purchasing a property can be challenging when zoning limitations are unclear. Terrain simplifies this process by reviewing the County ordinance to determine permitted uses and development potential. We prepare conceptual layouts that demonstrate feasible site configurations and provide a written summary outlining opportunities, constraints, and key considerations.

Our staff coordinates with County reviewers and other professionals to deliver clear guidance that gives clients confidence in a property’s use and value before proceeding with investment or design.

Preliminary Engineering Concepts

At the start of any project, understanding potential engineering challenges is essential. Terrain assists builders and architects by reviewing grading, drainage, and permitting factors early in design to inform better decisions.

We evaluate preliminary layouts, discuss regulatory requirements, and identify potential issues before they become costly revisions. This early input helps clients plan effectively and move forward with greater confidence.

Ordinance Reviews

Terrain provides professional engineering evaluations of all ordinances that may influence site development. Our review includes local, County, and State requirements, allowing us to identify both opportunities and limitations.

We analyze permitted uses, lot coverage, parking, and environmentally sensitive areas to determine how each regulation affects development potential. This comprehensive review provides clients with a clear path forward and confidence in their project’s feasibility.

Conceptual Design

Terrain performs detailed site evaluations to determine the development potential of a property or group of parcels. We review boundaries, topography, and existing features such as woods, streams, and ponds in relation toapplicable zoning and subdivision regulations.

By compiling data from tax records, GIS mapping, surveys, and public databases, we prepare clear and informative sketch plans that help property owners and buyers assess suitability and potential value before making major commitments.

Violation Remediation

Homeowners are sometimes unaware of County or State regulations that restrict certain activities such as clearing woodlands, disturbing sensitive areas, or constructing improvements without required permits. When violations occur, Terrain works directly with officials to develop a grading or site plan that resolves the issue and restores compliance.

We assess existing conditions, document the extent of disturbance, and design corrective measures that meet agency requirements while preserving long term property value. Our goal is to make the remediation process clear, efficient, and stress free for homeowners.

Maryland Liquor License

The Board of License Commissioners regulates the retail sale of alcoholic beverages within each Maryland county. Any business or organization that intends to distribute or sell alcohol must obtain a liquor license prior to operation. As part of the application process, applicants are typically required to submit site and floor plans that show the layout of the premises, property boundaries, and designated service or storage areas.

Terrain prepares the plans required for liquor license applications, partnering with restaurant owners, bar operators, event managers, architects, and local licensing boards to ensure that drawings meet county standards and accurately reflect the intended use of the premises. We guide applicants through the approval process andcoordinate with Health, Fire Marshal, and Zoning agencies as needed to support timely approval.

Permit Processing

In addition to design plans, obtaining permits often involves bonds, agreements, applications, and various fees. Terrain helps clients manage this process by coordinating directly with the appropriate County and State agencies to ensure all materials are accurately prepared and submitted.

We oversee communication, organization, and follow up from initial submittal through final approval, providing the expertise needed to keep projects progressing efficiently and with confidence.

Variance, Modification, Special Exception Representation

Some projects require relief from zoning standards to accommodate unique site conditions or proposed uses. A variance is needed when a project cannot meet specific dimensional requirements such as setbacks or lot coverage. A modification allows minor adjustments to standards when strict compliance would create practical difficulty, such as buffer impacts. A special exception is required for certain uses permitted only under specified conditions through approval by the County’s Administrative Hearing Officer or Board of Appeals.

Terrain represents property owners throughout these processes by preparing required documentation, coordinating with County staff, and participating in public and community meetings. We present projects at hearings and provide professional testimony to help secure approvals while maintaining compliance with all applicable regulations.