The design standards and improvements required in this article
are the minimum requirements for approval of a subdivision or land
development. Additional or higher-type improvements may be required
in specific cases as a condition of approval where the Planning Commission
determines such improvements are clearly necessary to protect the
public health and safety.
This article sets forth the design and construction standards
for required improvements, regardless of whether the improvement will
be dedicated to the Town.
A.
Land shall be suitable for the purpose for which it is to be subdivided
or developed.
B.
Hazardous conditions. Subdivisions or land developments subject to
hazardous conditions (such as open quarries, hazardous or toxic site
pollution, unconsolidated fill, floods, excessive erosion or unsafe
water supply) shall not be approved until the developer has provided
or has legally committed to provide adequate measures to overcome
or eliminate the hazards, in the determination of the Planning Commission,
to the best of its knowledge. However, the Town accepts no responsibility
to identify hazards or to guarantee their resolution.
C.
Zoning. All aspects of a proposed subdivision or land development shall conform to Chapter 405, Zoning, of this Code and all other Town ordinances and specifications.
D.
Nearby development. A subdivision or land development and its street
pattern shall be coordinated with existing or approved nearby developments
or neighborhoods to help develop the area harmoniously and to help
prevent conflicts with neighboring uses.
E.
Safety. No subdivision or land development shall occur in such a
way that would significantly threaten the public health and safety,
including hazards of toxic substances, traffic hazards, explosive
hazards and fire hazards.
B.
Streets and topography. Proposed streets shall be adjusted to the
contour of the land to produce usable lots and reasonably sloped streets.
C.
Street continuations.
(1)
Stub streets. Where deemed necessary by the Planning Commission for
efficient movement of traffic, a subdivision or land development shall
include the extension of a proposed street with right-of-way to the
boundary line of the tract to provide for an eventual extension into
the adjacent tract for efficient circulation of traffic throughout
the area.
(2)
Widening. Where a subdivision or land development abuts or contains
an existing street of adequate cartway or right-of-way width, additional
right-of-way and/or cartway width shall be required where determined
by the Planning Commission to be necessary, up to the widths stated
in Table 10.1, Design Standards for Streets.
D.
Intersections.
(1)
The center lines of streets shall intersect at right angles except
where the Planning Commission determines that a right angle intersection
is not feasible. In such case, the intersection shall be at as nearly
a right angle as possible, with an absolute minimum angle of 75°.
(2)
Alignment of street intersections.
(a)
No more than two streets shall intersect at one point.
(b)
Where a proposed street or business driveway intersects at an
existing cross street, such proposed street or business driveway shall
be aligned with any street intersection on the other side of the cross
street, unless the Planning Commission or MD SHA shall determine that
such alignment is not reasonable or feasible.
(c)
If a proposed street cannot intersect at the same point as a
street intersecting on the other side of the cross street, then the
proposed street shall be offset by the following minimum distances
from the nearest intersection of streets:
(d)
Measurement. The minimum distances of this subsection shall
be measured between the points where the center lines of the rights-of-way
of the intersecting streets intersect with the center line of the
cross street.
(3)
At the intersections, lot lines shall be rounded by arcs with the
radii listed below. For arterial streets, the Planning Commission
may require larger radius than stated below, if recommended by the
Town Engineer.
|
Type of Street
|
Minimum Radius of Arc at Intersection of Cartway Edge
of Curbline
(feet)
|
Minimum Radius of Arc at Intersection of Right-of-Way
(feet)
| |
|---|---|---|---|
|
Arterial
|
40
|
30
| |
|
Collector
|
35
|
25
| |
|
Local
|
25
|
15
|
E.
Arterial street frontage. Where a subdivision or land development
abuts or contains an existing or proposed arterial street, the Planning
Commission shall require one or more of the following methods of layout
and site design if it determines one or more of these methods will
be reasonable, feasible and necessary to avoid increased traffic congestion
and improve traffic safety. The Planning Commission's decision
to use one or more of the following methods shall consider any recommendations
of the Town Engineer, MD SHA and any professional traffic studies
that shall have been submitted.
(1)
The restriction of ingress and egress involving left-hand turns onto
or off of the arterial street; and/or
(2)
Prohibiting driveways of individual dwellings from directly entering
onto an arterial street.
(3)
Where individual driveways are permitted to access onto an arterial
street, each driveway shall have adequate turnaround space for vehicles
provided within the lot so that vehicles do not back onto the street.
F.
Street design standards.
(1)
Minimum street design standards shall be as shown in Table 10.1,
unless MD SHA establishes a more restrictive requirement for a state
road.
(2)
Horizontal curves shall connect street lines that are deflected in
excess of 2°.
(3)
Vertical curves shall be used at changes of grade exceeding 1%. The
length of the vertical curves shall be determined by the required
site distance specified in Table 10.1.
(4)
All approaches to an intersection of two or more streets shall have
a leveling area not greater than 5% grade for a distance of 25 feet,
measured from the nearest right-of-way line of the intersecting street.
(5)
The minimum grade of any street gutter shall be 0.75%. The maximum
grade shall be the same as the maximum grade of the grade established
by the street classification. (See Table 10.1, Design Standards for
Streets.)
|
Table 10.1
Design Standards for Streets
(All Dimensions in Feet Unless Specified)
| ||||
|---|---|---|---|---|
|
Type of Street
| ||||
|
Design Specifications
|
Arterial
|
Collector
|
Local
| |
|
Right-of-way width5
|
60 to 80
|
50 to 60
|
50
| |
|
Cartway width
|
As determined by MD SHA to be necessary
|
30 to 385
|
28 to 365
| |
|
Minimum sight distance1
|
600
|
300
|
200
| |
|
Minimum tangent between reverse curves2
|
200
|
100
|
100
| |
|
Minimum center-line radii for horizontal curves
|
6003
|
300
|
150
| |
|
Maximum grade4
|
6%
|
8%
|
10%
| |
|
NOTES:
| |||
|---|---|---|---|
|
1.
|
Horizontal sight distances shall be measured from a point 3.5
feet above the road surface to a point six inches above the road surface
and shall be based upon standards of the American Association of State
Highway and Transportation Officials (AASHTO).
| ||
|
2.
|
All tangents shall be measured along the street center line.
| ||
|
3.
|
Larger radii may be required as determined to be needed by the
Town Engineer or MD SHA.
| ||
|
4.
|
Minimum grades for all streets and alleys shall be 0.75%.
| ||
|
5.
|
Planning Commission shall determine the appropriate width within
the ranges provided in this table based upon the width of connecting
streets, the need for on-street parking, the amount of traffic expected
over the long run once any street extensions are completed and recommendations
of the Town staff and/or Town Engineer. Generally, local streets in
most cases are intended to have a minimum cartway width of 30 feet,
except:
| ||
|
a)
|
Cul-de-sac streets that ultimately will serve fewer than 20
dwelling units shall be permitted to have a minimum cartway width
of 28 feet.
| ||
|
b)
|
If any single-family detached residential lots of 20,000 square
feet or more will be located on both sides of a local street, then
that street may have a minimum cartway width of 20 feet, provided
that four-foot side shoulders of approved construction are provided
on each side of the street.
| ||
(6)
Alleys shall be used only for secondary access to property. An alley
serving one-way traffic shall have a minimum cartway width of 10 feet
and a minimum right-of-way width of 16 feet. An alley serving two-way
traffic shall have a minimum cartway width of 16 feet and a minimum
right-of-way width of 22 feet.
H.
Sight distance.
(1)
A sight distance triangle as described in this section shall be permanently
kept free of visual obstructions to motorists. This triangle shall
be shown on development plans submitted to the Town.
(2)
The sight distance triangle shall be measured along the curblines
of intersecting streets. If no curbline is established, then the triangle
shall be measured along the existing street right-of-way line. The
distance shall be measured 20 feet along each curbline, measured from
where the curblines would intersect if continued in a straight line
at the corner.
I.
Cul-de-sac streets.
(1)
Cul-de-sac streets shall be permitted with a maximum length of 800
feet. Cul-de-sac streets shall be provided with a turnaround with
a paved cartway radius of 40 feet to the face of the outside curb.
(2)
The circular right-of-way of the cul-de-sac shall maintain a minimum
ten-foot width between the edge of paving and the edge of the legal
street right-of-way. The circular paving of the cul-de-sac shall be
connected to the approach paving by an arc having a radius of not
less than 50 feet.
(3)
The Planning Commission may permit acceptable alternative turnaround
designs, including a turnaround of acceptable radii incorporated into
a parking court or a landscaped island (with an acceptable system
for maintenance) within the cul-de-sac.
(4)
No street shall dead end without an approved turnaround at the end
of the street. Temporary stub streets shall be required to include
a temporary cul-de-sac if the stub would be no longer than 150 feet
or serve more than three dwellings or lots.
(5)
The maximum cross-slope on the circular part of a cul-de-sac shall
be 8%.
(6)
A cul-de-sac street shall serve a maximum of 30 dwelling units.
J.
Maintenance. As a condition for final plan approval, the developer
must enter into a legally binding agreement which shall state who
is responsible for the improvement and maintenance of any street not
offered for dedication. If an association of lot owners is to be made
responsible, such association must be legally organized prior to plan
approval by an agreement approved by the Town.
K.
Street design and construction standards.
(1)
Streets shall be graded, improved and surfaced to the grades and dimensions shown on plans, profiles and cross sections submitted by the developer that meet applicable Town standards. See width and slope requirements in Subsection F. All new and extended streets shall be constructed of the following, except as provided in Subsection K(3) below, or unless the Town adopts differing standards by resolution or ordinance:
(2)
Right-of-way grading.
(a)
The entire right-of-way shall be graded to the approved cross
section. All trees, stumps and other material deemed unsuitable by
the Town Engineer shall be removed. The excavation shall be backfilled
and suitably compacted to the satisfaction of the Town Engineer.
(b)
The finished street surface shall be crowned in conformance
with the Town specifications.
(3)
Alternative street specifications. An applicant may, if recommended
by the Town Engineer and approved by the Planning Commission, use
an alternative roadbed design that is specifically recommended for
that type of street by a current official publication of MD SHA. The
alternative design must provide capabilities to or higher than the
capabilities of the designs set forth above.
L.
Private streets. In order to provide adequate access for emergency
vehicles and to meet other objectives of this chapter, any private
street serving any of the following shall be constructed to Town street
construction standards:
M.
Required traffic improvements.
(1)
Purpose. In recognition of the provisions of the Adequate Public
Facility Ordinance,[1] this Subsection M is primarily intended to ensure that streets bordering a subdivision or land development are coordinated and of such widths and grades and in such locations as deemed necessary to accommodate prospective traffic and to facilitate fire protection and to ensure that the access into and out of subdivisions and land developments is sufficiently safe.
(2)
Process. This Subsection M shall be carried out through determinations of the Planning Commission, after considering any recommendations of the Town Engineer, the applicant, the applicant's professional representatives, and comments from MD SHA that may be provided regarding a state road and any professional traffic studies that may have been submitted.
(3)
On-site/abutting traffic improvements. If, in the determination of
the Planning Commission, there is a reasonable relationship between
the need for an on-site improvement of a street and the traffic created
by a proposed subdivision or land development, the applicant for such
subdivision or land development shall be required to complete the
needed improvement or fund his/her fair share of the cost of such
improvement and to dedicate sufficient right-of-way for the needed
improvement.
(a)
Widening of abutting streets. Where an existing abutting street
is of inadequate width, an applicant for any land development or major
subdivision shall be required to widen the cartway of abutting streets
to Town standards to result in a minimum paved cartway width of 14
feet on each side of the center line.
[1]
The applicant shall only be responsible for improvements from
the center line of the street right-of-way inwards towards the project's
lot lines, unless the Planning Commission determines that improvements
on the other side of the center line are essential for public safety.
[2]
A lesser width may be permitted where the Planning Commission
determines that such would be appropriate and/or would save mature
trees.
[3]
A wider width may be required by the Planning Commission where
needed along a collector or arterial street.
(b)
Such improvements and right-of-way shall be required unless
the Planning Commission determines that:
[1]
There is no reasonable relationship between the improvements
and the traffic created by the proposed development;
[2]
Widening or right-of-way or other improvements are not needed
or that a lesser improvement is sufficient; or
[3]
The Maryland State Highway Administration specifically refuses,
in writing, to allow such improvement to a state road in the foreseeable
future, in which case the Town may still require that abutting right-of-way
be dedicated to the Town or reserved for future dedication if needed
in the future.
(c)
Any improvement to a state street shall meet all MD SHA standards.
(4)
Types of required traffic improvements.
(a)
The following shall be the definition of "on-site improvements"
(unless this definition is amended by state law): "all street improvements
constructed on the applicant's property, or the improvements
constructed on the property abutting the applicant's property
necessary for the ingress or egress to the applicant's property."
(b)
On-site improvements may include, but are not limited to, a
new or upgraded traffic signal, land dedication to improve an abutting
intersection, realignment of an abutting curve in a road or the widening
of the abutting cartway and right-of-way.
(c)
The Town shall not require an applicant to fund or complete
a road improvement that is an off-site improvement unless the Planning
Commission determines that such improvement is clearly essential for
the physical safety of the occupants/residents of the proposed development
(such as for emergency vehicle access).
(5)
Funding. In place of completing a required street improvement as
a condition of final approval, an applicant may enter into a legally
binding development agreement with the Town for the applicant to fund
the improvement, or his/her fair share of such improvement, as determined
by the Planning Commission.
(6)
Accounting. Any such funds may be placed in escrow until such time
as sufficient funds are available for a more comprehensive improvement,
with interest being used towards the cost of the improvement. Any
such funds received under this subsection shall be accounted for separately.
(7)
Staging. Any completion or funding of a required street improvement
may occur in stages in relationship to the stages of the development,
if so stated in a legally binding development agreement and/or as
a condition of final plan approval.
N.
Flood-prone areas and streets. The finished elevation of proposed
streets shall not be more than six inches below the one-hundred-year
flood elevation, except for a perpendicular crossing of a street that
may be approved by the Town Engineer if the applicant proves that
such depth of floodwaters would not prevent vehicular access to principal
buildings. The one-hundred-year flood elevation shall be shown on
street profiles where such flood may impact such street. Sufficient
inlets and other drainage measures shall be provided to control such
flooding.
Residential blocks shall not exceed 1,500 feet in length, unless
specifically permitted by the Planning Commission.
A.
The average depth-to-width ratio of a lot shall generally not be
greater than three to one, unless otherwise permitted by the Planning
Commission.
B.
Side lot lines shall abut and be approximately at right angles to
straight streets and on radial lines to curved streets, unless otherwise
permitted by the Planning Commission. Pointed or very irregularly
shaped lots shall be avoided.
A.
Monuments.
(1)
Location. Permanent reference monuments shall be located at each
intersection of rights-of-way of street(s) constructed by the developer,
at the beginning and ending of all street curves, and at exterior
corners of the subdivision or land development, unless an alternate
arrangement is approved by the Town Engineer that still permits a
surveyor to stake out accurately any building lot shown on the record
plan.
(2)
Type. Reference monuments shall be constructed of steel reinforced
portland cement concrete or other materials preapproved by the Town
Engineer and should have a minimum size of four inches by four inches
at the ground level and shall have the top be flush or slightly above
ground level.
All subdivisions or land development is required to comply with
the most recent version of the Washington County Stormwater Management
Ordinance. The subdivision or land development plans shall be submitted
to the Washington County Engineering Department and the Washington
County Soil Conservation District for review and approval.
A.
General provisions.
(1)
The existing points of natural drainage discharge onto adjacent property
shall not be altered to increase flows, nor shall the concentration
of water runoff be increased because of development.
(2)
No stormwater runoff or watercourse shall be diverted in a way that
overloads existing drainage systems, or creates flooding or the need
for additional drainage structures on other private properties or
public lands, without Town approval of provisions to be made by the
developer for properly handling such conditions, including water runoff
impoundments, if necessary.
B.
Drainage pipe, culvert and catch basin design.
(1)
Open pipe ends must be fitted with riprap and/or energy dissipaters
if deemed appropriate by the Town Engineer.
(2)
Drainage pipe shall have a minimum slope of 0.5% and drainage swales
and gutters 2.0%. As a minimum, the tops of all pipes should be at
the same elevation when changing pipe sizes.
(3)
Manholes or inlets shall be used at all changes in horizontal alignment,
at changes of vertical grade and at all pipe intersections. No run
of pipes shall exceed 400 feet in length without appropriate measures
to allow cleanout. Trash racks shall be placed on all stormwater entrance
structures.
(4)
Grating. Appropriate safety grates shall be attached to all catch
basins, stormwater inlets, pipe openings and other stormwater receiving
structures, as needed, to ensure that maximum openings do not exceed
25 square inches. Along streets and pedestrian areas, bicycle-safe
grates shall be used as needed.
(5)
Storm sewer outfall. Storm sewer outfalls shall be designed, with
respect to the elevation of the invert or other features, so that
when the receiving watercourse is within a twenty-five-year storm,
the storm sewer will continue to drain the area it is designed to
serve.
C.
Stormwater easements.
(1)
Where required. Where a subdivision or land development is traversed
by a watercourse, drainageway, channel or stream that the Town Engineer
determines is subject to significant stormwater flows, there shall
be provided a drainage easement established along the following:
(a)
The one-hundred-year floodway, where that is established.
(b)
Where a one-hundred-year floodway is not defined, the one-hundred-year
floodplain.
(c)
Where a one-hundred-year floodplain is not defined, a width
shall be used that includes a minimum of five feet on each side of
the center of the waterway.
(2)
The drainage easements required by the above subsection are intended
to preserve the unimpeded flow of natural drainage and to provide
for future possible widening, deepening, relocating, improving or
protecting of such drainage facilities.
(3)
If a major man-made drainage channel would pass within close proximity
to homes and possibly threaten the safety of persons, the Planning
Commission, based upon the advice of the Town Engineer, may require
such certain lengths of such channel to be placed within appropriate
underground pipes.
(4)
Structures that could obstruct stormwater flows shall be prohibited
within stormwater easements. Also, areas where stormwater easements
have or will be granted shall not be obstructed during or after construction.
(5)
Stormwater easements shall grant the Town the right at its option
to enter the easement to accomplish maintenance and channel improvement
work, although the Town assumes no responsibility to accomplish such
work.
(6)
It shall be the responsibility of the applicant to obtain all stormwater
easements on, over or through other properties that are needed to
carry out the proposed stormwater management plan.
D.
Surface water. All natural streams, channels, swales, drainage systems
and/or areas of concentration of surface water shall be maintained
in their existing condition and alignment, without any blocking, impeding
or redirecting of the watercourse, unless such alteration is preapproved
by the Town Engineer. The applicant shall be responsible to obtain
all necessary MDE permits.
A.
In general. All lots and principal uses within a subdivision or land
development shall be connected to the public sanitary sewer system,
unless the applicant proves to the satisfaction of the Planning Commission
that such connection would not be feasible and that an acceptable
alternative method would be provided.
B.
Where a public sanitary sewer system is available to the subdivision
or land development, the developer will be required to connect to
the public system and construct any extensions in accordance with
the approved plans and specifications approved by the Planning Commission
and the Washington County Department of Water Quality design and construction
standards.
C.
Where a subdivision or land development proposes to sell unimproved
lots within a subdivision and when private on-site sewage disposal
systems are proposed, the developer shall require, as a condition
of sale of each lot within the subdivision, that such facilities shall
be installed by the purchaser of each lot at the time that a principal
building is constructed and in accordance with the regulations of
the Washington County Health and Human Services Department (Environmental
Health Division).
A.
In general. All lots and principal uses within a subdivision or land
development shall be connected to the public water system, unless
the applicant proves to the satisfaction of the Planning Commission
that such connection would not be feasible and that an acceptable
alternative method would be provided.
B.
Where a public water supply system is required as a condition to
approval of the final plat, the developer shall install the public
water supply system in accordance with the plans and specifications
approved by the Planning Commission and the City of Hagerstown Water
Department design and construction standards.
C.
Where a public water supply system is provided by the subdivision
or land development, fire hydrants shall also be installed as part
of the water supply system, so that a hydrant shall be located within
300 feet of any building.
D.
Where a subdivision or land development proposes to sell unimproved
lots within a subdivision and when private on-lot water supply systems
are proposed, the developer shall require, as a condition of sale
of each lot within the subdivision, that such facilities shall be
installed by the purchaser of each lot at the time that a principal
building is constructed and in accordance with the regulations of
the Washington County Health and Human Services Department (Environmental
Health Division) and the Maryland Department of Health and Mental
Hygiene.
A.
Utilities. All electric power, telephone and natural gas service
lines within a new subdivision or land development shall be placed
underground, except where the Planning Commission determines it is
not feasible, and shall be installed in accordance with the current
standards of the utility serving the subdivision or land development.
Any cable television lines installed at the time of construction of
a subdivision or land development shall be placed underground.
B.
Dumpsters. All apartment developments shall include conveniently
located refuse collection facilities for the residents. All uses within
nonresidential land developments and subdivisions shall include appropriate
refuse collection facilities. Within a subdivision or land development
approved under this chapter, all bulk refuse collection facilities
and all bulk refuse collection dumpsters shall be screened on three
of four sides by walls or fences from view of existing dwellings,
adjacent undeveloped residentially zoned lots and public streets.
C.
Easements. Easements shall be provided as follows:
(1)
Drainage, sanitary sewage and central water easements shall be provided
as determined to be needed by the Town and as indicated on the plans.
(2)
Locations. Where determined to be necessary and reasonable by the
Town Engineer, all lots shall include a drainage and utility easement
around the perimeter of each lot, including adjacent to the street
right-of-way. However, such easements shall not be required where
buildings (such as townhouses) are to be attached to the lot line.
(3)
Width. The minimum width of an easement shall be 10 feet, except
that the Town Engineer may require wider easements where necessary,
especially where an easement is unlikely to be provided on the abutting
side of an abutting lot.
(5)
Additional width of easements shall be provided for additional utilities if required by the Town Engineer for health and/or safety reasons. The easement widths along side lot lines may be reduced if Chapter 405, Zoning, allows a principal building setback that is more narrow than the width of the easement that would otherwise be required.
(6)
Separation. Minimum separation distances between utility lines shall
be as required by the applicable utility or as deemed by the Town
Engineer.
(7)
Pipelines. If any activity is proposed within the right-of-way of
an underground fuel or gas pipeline, the applicant shall provide in
written evidence from the operator of such pipeline that such activity
is acceptable under its safety standards and the terms of that right-of-way.
(8)
Easements shall be placed along lot lines or street rights-of-way,
to the extent possible, as opposed to the center of a lot.
B.
State roads. A state highway occupancy permit is required for all
access onto or work within the right-of-way of a state road.
C.
Sight distance. See § 335-51 concerning sight distance at street intersections. Property owners shall also be responsible to ensure that sufficient safe sight distance is provided at each intersection of a driveway with a street.
D.
Driveway slopes. Grades of access drives or driveways shall not exceed
12% for any horizontal distance longer than 25 feet, except a driveway
or access drive shall have a maximum slope of 5% for the first 20
feet from and within the legal right-of-way of an intersecting street.
E.
Drainage. The developer shall make adequate provisions to maintain
uninterrupted parallel drainage along a street where intersected by
an access drive or driveway. Access drives and aisles within parking
lots shall be graded and drained to keep the primary travel lane free
of stormwater.
F.
Emergency access. Driveways shall be designed to be accessible to
emergency vehicles. Driveways shall have a ten-foot minimum horizontal
clearance, a twelve-foot minimum vertical clearance and be designed
to support the weight of a loaded fire engine pumper truck.
A.
Sidewalks built to Town specifications shall be required on each
side of each public and each private street within any subdivision
or land development approved under this chapter.
B.
Pathway or bikeway. If deemed necessary for the convenient and safe
circulation of bicycles and pedestrians, the Planning Commission may
require that a major subdivision or land development include the construction
of a pathway and/or bikeway. Such pathway or bikeway shall have a
minimum width of five feet and shall be paved to Town standards. It
may be required to be placed within a street right-of-way in place
of a sidewalk or may be placed elsewhere on a lot with an easement
or other right-of-way.
C.
Location and width of sidewalks. Sidewalks shall be located within
the street right-of-way and have a minimum width of five feet along
arterial streets and four feet along collector or local streets.
D.
Construction.
(1)
Sidewalks at locations other than driveway crossings shall consist
of a minimum of four inches of wire mesh reinforced portland cement
concrete underlain with a minimum of four inches of compacted gravel
or crushed stone. As an alternative, sidewalks may be constructed
of six inches of compacted gravel or crushed stone, two inches of
screenings and then brick or pavers that clearly have the same appearance
as brick.
(2)
Concrete sidewalks at driveway crossings shall consist of a minimum
of six inches wire mesh reinforced portland cement concrete underlain
with a minimum of four inches of compacted gravel or crushed stone.
E.
Handicapped access. All sidewalks and curbs at the intersection of
two or more public or private streets shall include a sloped curb
cut suitable for use by wheelchairs. See standards of the Americans
with Disabilities Act.
F.
Maintenance. It shall be the responsibility of adjacent landowners
to maintain, plow snow/ice and repair sidewalks or pathways.
A.
Streetlighting shall be placed along streets within and abutting
a proposed subdivision or land development where the Planning Commission
deems it necessary to provide safe traffic or pedestrian circulation.
If required, streetlights should be provided at street intersections,
curves in streets and the more isolated areas of a development. The
Planning Commission shall also have the authority to limit the number
and intensity of streetlights if the illumination costs would be paid
for by the Town.
B.
Such lights shall meet lamp and wiring standards established by the
applicable electric company. Pole types shall be acceptable by the
Town.
Street names are subject to the approval of the Planning Commission
and shall continue the name of any street with the same or similar
alignment and not duplicate or be closely similar to the name of another
within the Town or the same emergency services service area.
The developer shall reimburse the Town for the costs of supplying
and installing needed traffic regulatory signs and street name identification
signs on new or extended public streets. The developer shall be responsible
to provide and install signs on private streets. All traffic regulatory
signs shall meet current standards of MD SHA and Washington County.
A.
Street trees.
(1)
Street trees are required to be planted within all land developments
and major subdivisions, except along a single-family detached residential
lot with a lot area of greater than two acres or where the Planning
Commission determines that existing healthy trees proposed to be preserved
will serve generally the same function. The Planning Commission reserves
the right to approve the species of trees proposed by the developer.
(3)
Minimum size. The trunk diameter (measured at a height of four feet
above the finished grade level) shall be a minimum of three inches.
(4)
Planting and maintenance.
(a)
Trees shall be planted in conformance with good landscaping
practices.
(b)
Trees adjacent to or within parking areas shall be properly
protected from damage by vehicles through raised curbs, raised earth,
similar devices and/or sufficient setback.
(c)
Required trees shall be properly maintained and not be removed
by the developer without being replaced by another tree that meets
the requirements of this section.
(5)
Required number and spacing of street trees.
(a)
Within and abutting all land developments and major subdivisions,
along any street or any access drive serving more than one commercial,
industrial or institutional principal use, an average of one street
tree shall be required for every 60 feet of distance along the street
right-of-way line on each affected side of the street or such access
drive.
(b)
Spacing. The trees required under this section shall be spaced
throughout the development along the street but are not required to
be planted at exact intervals and may be clustered following an approved
plan. Trees shall be located so that they do not restrict sight distance
at driveway and street intersections.
(6)
Location of street trees. The trunks of required street trees shall
be planted within a street right-of-way but at a minimum of two feet
from any established curbline or five feet from the cartway if there
will be no curbing.
(7)
Other requirements. The street trees required under this section
shall be in addition to any trees required by other Town or county
regulations.
B.
Buffer yards. See the requirements for buffer yards in Chapter 405, Zoning, §§ 405-30E(3), 405-32G(3) and 405-35K.
A.
Curbs shall be provided along both sides of all public and private
streets.
B.
If curbs are not provided under a waiver granted by the Planning
Commission, the appropriate stabilized drainage channels designed
to handle the twenty-five-year storm shall be required along all streets,
within the street right-of-way, or drainage easements.
C.
All required curbs shall meet the following specifications, unless
alternate specifications are preapproved in writing by the Town Engineer:
(1)
Straight (not rolled or mountable) concrete curbing shall be used,
constructed to standards approved by the Town Engineer.
(2)
Straight curbs shall be constructed of portland cement concrete and
be 24 inches deep, six inches wide at the top, eight inches wide at
the bottom and have an exposed face between approximately six inches
and eight inches.
(3)
Expansion joints shall be provided a minimum of every 30 feet. Each
expansion joint shall contain 0.5 inch bituminous expansion joint
materials. Contraction joints shall be provided a minimum of every
10 feet.
(4)
Gutter design shall be subject to the approval of the Town Engineer
based upon standard engineering practices.
A.
Ground cover and topsoil. After completion of construction or demolition
on a lot, all exposed ground surfaces that are not paved and that
are not covered by approved gravel areas or decorative stones or similar
material shall be covered by a minimum of four inches of topsoil and
an attractive nonpoisonous vegetative ground cover that will prevent
soil erosion and the raising of dust.
B.
Erosion control.
(1)
Any earth disturbance should be controlled by proper measures to
prevent soil erosion and sedimentation, following the regulations
and standards of the Washington County Soil Conservation District.
(a)
Compliance with a submitted soil erosion control plan shall
be an automatic condition of any approval or permit under this chapter.
(b)
Town permits may be suspended if earth disturbance does not
comply with such approved plan.
(c)
The developer is responsible to provide street cleaning of adjacent
streets due to tracking of mud/debris from the construction site.
(2)
Both the owner of the property at the time of any earth disturbance
and the person(s)/company accomplishing the work shall be responsible
to ensure that adequate erosion control measures are used and maintained.
