[Ord. of 6-20-1995; Ord. No. 2003.33, 3-18-2003]
(a)
The City Engineer, or any professional engineer retained by the City,
or the Planning Board as a consultant, shall make a recommendation
to the Planning Board with respect to the grades, drainage, sewage
and road surfacing of a proposed subdivision before such subdivision
may be finally approved.
(b)
The subdivider shall provide plans that meet the following requirements:
(1)
Grades: A detailed plan sheet showing pre- and post-development
grades. Building envelopes shall not include any areas with a slope
of more than 25%; areas with a slope greater than 33% shall be clearly
indicated on the development plan.
(2)
Drainage:
a.
Drainage courses shall be clearly shown on the development plan.
In no case will the post-development off-site drainage rate exceed
the predevelopment rate, unless reviewed by the City Engineering Department
and specifically approved by the Planning Board upon the Department's
recommendation.
b.
Wherever practical, subsurface drainage shall be used, and directed
to a satisfactory drainage collection point. Detailed plans for drainage
lines, catch basins, retention or detention ponds shall be made part
of the plans. Easements for drainage ways shall be indicated on the
plans.
c.
Where sheet drainage is proposed, the subdivider shall show
the effect that all construction shall have on the drainage plan and
it will not increase the rate of flow onto abutting properties.
d.
Plans for erosion and sediment control shall be provided in
accordance with details based upon the Maine Erosion and Sediment
Control Handbook for Construction: Best Management Practices, as amended.
(3)
Sewage:
a.
Where connection to public sewer is proposed, detailed plans
shall be provided for all lines, connection and pump or lift stations.
In addition, the City's Engineering Department shall review all
such plans and shall provide a written report to the Board.
b.
Where septic systems are proposed, a complete HHE-200 Form for
each lot shall be provided to include a certification by the City's
Plumbing Inspector.
(c)
Any report and recommendation submitted by the City Engineer or consulting
professional engineer shall be considered by the Board. The recommendations
and findings of the report may be made part of the basis for the Board's
final decision.
[Ord. of 6-20-1995]
(a)
Land susceptible to flooding and land not suitable for development,
which may also be hazardous to life, health or property, shall not
be accepted as part of a proposed subdivision, in terms of buildable
lots, but may be used, subject to approval by the Board and other
pertinent authorities, for open space purposes, public or otherwise.
(b)
Land susceptible to flooding and land not suitable for development shall be calculated in accordance with the formula established in Article VI, Section 44, Lot calculations, of the Biddeford Zoning Ordinance for considering subdivision development.
(c)
Land fitting this criteria shall include areas indicated as being in the one-hundred-year flood zone; wetland soils as defined in Article II, Definitions, of the Biddeford Zoning Ordinance; and groundwater aquifers or recharge areas as depicted in the Maine Geological Survey Map series; steeply sloped land (slope in excess of 33%).
[Ord. of 6-20-1995]
Land designated for public use in subdivision shall not be subdivided
for any other purpose. Land to be conveyed for public use shall be
conveyed by deed to the City of Biddeford, subject to approval by
the City Council, or other public nonprofit organization approved
by the Planning Board.
[Ord. of 6-20-1995]
(a)
The plans for the installation of new water mains, surface drains
and new sewage facilities and the construction of new streets and
sidewalks in subdivision shall be approved by the Board before any
construction begins.
(b)
No approval shall be granted until final detailed plans have been
reviewed by the various technical departments of the City.
[Ord. of 6-20-1995; Ord. No. 2003.33, 3-18-2003]
(a)
Any proposed subdivision shall be designed so that it has access to a public street. See Chapter 62, Street, Sidewalks and other Public Places, or Article VI, Section 51, Private ways and road, for right-of-way width requirements.
(b)
Lots within the proposed subdivision shall meet the required street
frontage for the specific zone or district as specified in the Biddeford
Zoning Ordinance.
[1]
Editor's Note: Former Section 66-75, adopted 6-20-1995,
which contained provisions on drainageways and easements, was repealed
3-18-2003 by Ord. No. 2003.33.
[Ord. of 6-20-1995]
(a)
The Board may require that a proposed subdivision design show respect
for such natural features as trees, streams, topography and other
site assets.
(b)
As much as practicable, mature trees of twenty-four-inch caliper,
or more, shall be indicated on plans. Trees to be cut shall be indicated
on the plan. In cases where this is impractical, the limits of tree
cutting will be indicated.
[Ord. of 6-20-1995]
(a)
Street trees, esplanades and open spaces may, at the discretion of
the Board, be required in subdivisions.
(b)
The preservation of natural vegetation is strongly encouraged; landscaping
of individual lots and public areas may be required. Where necessary
to provide present or future shading, or required by the Board, trees
of no less than one inch caliper and four feet in height shall be
planted.
(c)
Plantings shall also be considered effective erosion control measures
if certified by a qualified expert.
(d)
When required by the Board, plans shall be provided showing landscaping
measures for each lot in the proposed development. In cases where
major subdivisions are involved, separate landscaping plans shall
be provided. Landscaping shall be completed and sealed by a registered
landscape architect.
[Ord. of 6-20-1995; Ord. No. 2003.33, 3-18-2003]
[Ord. No. 2001.26, 4-17-2001]
Subdivisions in the RF Zone shall maintain or establish a buffer
along existing roads in order to reduce the visual impact of new development.
(1)
Existing trees and undergrowth on a parcel proposed for subdivision
development shall be maintained as a seventy-five-foot wide vegetated
buffer strip for the entire length of the parcel's frontage along
an existing public road.
(2)
Setbacks for those lots adjacent to a public road shall be measured
from the edge of the vegetated buffer furthest from the road.
(3)
In the event that a parcel proposed for subdivision development has
no existing trees or undergrowth on that side of the parcel which
fronts on a public road, than a landscaping plan prepared by a qualified
professional shall be submitted.
a.
The landscaping plan shall incorporate the planting of a mix of native
coniferous and deciduous trees and shrubs with the intent of providing
a visual screen at maturity.
b.
The width of said landscaped buffer strip shall be no less than 50
feet.
c.
The landscaped buffer strip shall run the entire length of the parcel's
frontage along a public road.
(4)
No cutting of trees or clearing of vegetation shall be permitted
in the vegetated buffer strip, whether preexisting or created as part
of an approved landscaping plan, unless otherwise committed by a hazardous
situation.
a.
The vegetated buffer strip shall be shown on the subdivision plan
and clearly labeled as such.
b.
The vegetated buffer strip may be part of the open space of a clustered
subdivision, or may be owned in fee as part of the lot(s) adjacent
to a public road. In the latter case, a deed or deeds with reference
to the vegetated buffer strip shall be submitted prior to review of
the final plan.
(5)
Openings in the vegetated buffer strip shall be limited to the subdivision
access road. Individual lots shall be accessed from the subdivision
access road only.
[Ord. of 6-20-1995; Ord. No. 2003.33, 3-18-2003]
(a)
No person, firm, corporation or other legal entity shall sell or
convey any land in an approved subdivision unless at least one permanent
marker is set at one lot corner of lot sold or conveyed. The term
"permanent marker" includes, but is not limited to, the following:
a granite monument, a concrete monument, an iron pin or a drill hole
in ledge.
(b)
Sewer and water line connections shall be clearly and separately
marked. Such tie markings and plans shall be reviewed by the Engineering
Department and shall be kept on file by the Engineering Department.
(c)
The location and description of permanent markers shall be included
on the final plans submitted to the Board.
