The purpose of this article is to establish minimum design and
improvement standards that will be required for approval of a site
plan.
A.
The applicant shall submit a site analysis of the characteristics
of the development site, such as site context, geology and soil, topography,
climate, natural features, visual features, past and present use of
the site, historic features, existing vegetation, structures and road
networks.
B.
The Charles County Site Design and Architectural single-family dwelling
and commercial and industrial guidelines and standards shall guide:
[Added 5-2-2005 by Bill No. 2005-08[1]; amended 10-22-2008 by Bill No. 2008-13; 11-28-2017 by Bill No. 2017-07]
(1)
The approval of preliminary plans and architectural elevations
for all single-family subdivisions in the RL, RM, RH, RO, RR, PRD,
MX. PUD, WPC, TOD, PEP, PMH, CER, CRR, CRM, HVC, HVG, and HVR Zones
that are greater than 10 lots and within sewer service areas S-1,
S-3, S-5.
(2)
The approval of site plans and buildings for all commercial
construction in the CV, CN, CC, CB, BP, IG, IH, CER, CRR, CRM, HVC,
HVG, and HVE Zones. All new construction, renovation and expansion
projects shall comply with all applicable sections of the commercial
and industrial guidelines and standards. Projects that do not add
more than 2,000 square feet of gross floor area or alter more than
25% of the building facade or site area are exempt. The guidelines
and standards shall conform to appropriate planning principles and
to the purposes stated for the specific zone.
C.
Notwithstanding
the above, if an alternative design and development code has been
submitted and approved in the PRD, PEP, MX, PUD, WPC, PMH, TOD, or
the BP Zone the alternative design and development code shall govern
site design. The standards set forth in the alternative design and
development code may not strictly conform to and may vary from the
standards set forth in the Zoning Ordinance. Where the standards set
forth in the alternative design and development code vary from the
standards in the Zoning Ordinance, the alternative design and development
code shall apply. Where the alternative design and development code
is silent, the ZONING Ordinance shall apply.
[Added 9-28-2021 by Bill No. 2021-08[2]]
D.
Subdivision and site design.
(1)
Design of the development shall take into consideration all
existing local and regional plans for the surrounding community.
(2)
Development of the site shall be based on the site analysis.
To the maximum extent practicable, development shall be located to
preserve the natural features of the site, to avoid areas of environmental
sensitivity and to minimize negative impacts and alteration of natural
features.
(3)
The following specific areas include but are not limited to
areas that shall be preserved as undeveloped open space, to the extent
consistent with the reasonable use of land and in accordance with
applicable state or local regulations:
(a)
Unique and/or fragile areas, including tidal and nontidal wetlands,
as defined in Section 404 of the Federal Water Pollution Control Act
Amendments of 1972 and as delineated on wetlands maps prepared by
the United States Fish and Wildlife Service, field verified by on-site
inspection.
(b)
Significant trees or stands of trees, defined as the largest
known individual trees of each species in the state, large trees approaching
the diameter of the known largest tree or species or clumps of trees
that are rare to the area or of particular horticultural or landscape
value.
(c)
Lands in the floodplain.
(d)
Steep slopes in excess of 25% as measured over a ten-foot interval,
unless appropriate engineering measures concerning slope stability,
erosion and safety are taken.
(e)
Habitats of endangered wildlife, as identified on federal or
state lists. Particular attention shall be given to fish spawning
areas, rare, threatened or endangered species habitat and other ecologically
significant features.
(f)
Historically significant structures and sites, as listed on
federal, state or County lists of historic places.
(4)
The development shall be designed to mitigate adverse effects
of shadow, noise, odor, traffic, drainage and utilities on neighboring
properties.
E.
Residential development design. When a site plan is required for
a residential use, the site design shall meet the following requirements:
(1)
Every lot shall have sufficient access to it for emergency vehicles,
as well as for those needing access to the property in its intended
use.
(2)
The placement of units in residential developments shall take
into consideration topography, privacy, building height, orientation,
drainage and aesthetics.
(3)
Buildings shall be spaced so that adequate privacy is provided
for units.
(4)
Residential structures shall be located and sited to facilitate
pedestrian and visual access to common open space whenever possible.
(5)
Open space intended for a recreation or public use shall be
easily accessible to pedestrians.
(6)
Diversity and originality in layout and individual building
design shall be encouraged to achieve the best possible relationships
between development and the land.
(7)
Individual lots, buildings and units shall be arranged and situated
to relate to surrounding properties, to improve the view from the
view of buildings and to lessen area devoted to motor vehicle access.
(8)
Individual lots, buildings, units and parking areas shall be
situated to avoid the adverse effects of shadows, noise and traffic
on the residents of the site.
(9)
Solar access and conservation of energy shall be encouraged.
A.
All developments shall conform to the requirements of Articles XXI and XXII and Appendix E[1] of this chapter.
[1]
Editor's Note: Appendix E is included as an attachment to this chapter.
B.
Existing trees shall be preserved wherever possible. The protection
of trees six inches or more in diameter (measured diameter at breast
height) shall be given high priority in determining the location of
open space, structures, underground utilities, walks and paved areas.
Areas in which trees are preserved shall remain at original grade
level and shall remain undisturbed wherever possible.
C.
Where extensive natural tree cover and vegetation does not exist,
landscaping shall be provided to enhance the appearance of the development,
aid in erosion control, provide protection from wind and sun, screen
streets and parking areas and enhance the privacy of dwelling units.
Impervious surfaces (surfaces that do not absorb rain, including all buildings, roads, sidewalks, patios, parking areas and any other areas paved in concrete or asphalt) shall not occupy more than the established impervious surface ratio (ISR) contained in the Schedule of Zone Regulations (Articles VI through VIII). Efforts to minimize impervious surfaces shall be encouraged.
[Amended 12-7-1993 by Ord. No. 93-100; 11-21-1994 by Ord. No.
94-100; 4-13-2010 by Bill No. 2010-02; 4-13-2010 by Bill No. 2010-05]
A.
Within unsubdivided developments, all private roads and accessways
shall be designed and constructed to facilitate the safe and convenient
movement of motor vehicle and pedestrian traffic.
B.
Whenever a road in an unsubdivided development connects two or more
subcollector, collector or arterial streets in such a manner that
any substantial volume of through traffic is likely to make use of
this road, such road shall be constructed in accordance with the standards
applicable to subdivision streets and shall be dedicated. In other
cases, when roads in unsubdivided developments within the County are
constructed in accordance with the specifications for subdivision
streets, the County may accept an offer of dedication of such streets.
C.
In all unsubdivided residential development, sidewalks shall be provided
linking dwelling units with other dwelling units, the public street
and on-site activity centers, such as parking areas, laundry facilities
and recreational areas and facilities.
D.
In all commercial and industrial site plans and subdivisions, safe
and convenient pedestrian circulation shall be provided within and
between sites, including:
E.
An application for site plan approval shall install sidewalks and
related improvements along public or private roads, or reserve easements
for sidewalks, as specified below.
(1)
For any site within an activity center or core mixed use zone,
sidewalks, street trees and streetlights shall be installed along
the side of a public or private road abutting the development, or
along both sides of a public or private road within the development,
if the development meets the thresholds for streetscape improvements
established by § 297-96M for the activity center zones.
For expansion of existing uses, these improvements shall be installed
if required by the Zoning Officer in the core mixed use zones.
(2)
For commercial, industrial or mixed use development in other
zones, sidewalks and street trees shall be installed along the side
of public or private roads abutting the development unless the Zoning
Officer determines that these improvements are not desirable for pedestrian
safety and convenience, and are inconsistent with County plans for
the area. A landscape strip shall be provided between the sidewalks
and the roads, for pedestrian comfort and security. Where a service
road is required, the sidewalks may be provided along the service
roads.
(3)
In other zones, whenever the Zoning Officer finds that pedestrian
access is necessary from an unsubdivided development to schools, parks,
playgrounds or other roads or facilities, and that such access is
not conveniently provided by sidewalks adjacent to the roads, the
applicant may be required to reserve an unobstructed easement of at
least 10 feet to provide such access.
F.
The sidewalks and walkways required by this section shall be:
(1)
Constructed according to the specifications set forth in Appendix C, except that the Zoning Administrator may permit the installation of walkways constructed with other suitable materials when it concludes that:
(2)
At least four feet wide. Wider sidewalks or walkways may be
required based upon design guidelines adopted by the County Commissioners
for the particular zone or land use.
G.
The proposed right-of-way of public roads abutting or within the
site shall be shown on site plans. Required setbacks shall be measured
from the proposed right-of-way. Landscaping, parking and other required
improvements shall be located outside of the proposed right-of-way.
A.
Site access and circulation along all arterial roads shall conform
to the following general standards:
(1)
All proposed development or redevelopment projects in the urban
core, designated by the Comprehensive Plan, shall be designed to minimize
left turn movements or conflicts on the site and in the street.
(2)
Driveways shall be designed to achieve clear sight lines.
(3)
Where reasonable access is available, the vehicular access to
the site should be arranged to avoid traffic use of local residential
streets situated in or bordered by residential zones.
(4)
Access driveways should be designed with sufficient capacity
to avoid queuing of entering vehicles on any road or street.
(5)
One driveway connection from any site or lot to any street shall
be preferable, except where separate entrances and exit driveways
may be necessary to safeguard against hazards and to avoid congestion.
Additional driveways should also be considered for large tracts and
uses of extensive scope, if traffic flow on adjacent roads will be
facilitated by the additional connections.
(6)
Each access driveway shall be located and designed so as to
cause the least practical interference with the use of adjacent property
and with the movement of pedestrian or vehicular traffic.
(7)
Where a site or lot has frontage on two or more roads, the access
to the site should generally be provided to the site from the lower
classified road, unless there is less potential for traffic congestion
and for hazards to traffic and pedestrian movement from the higher
classified road.
(8)
Where necessary to safeguard against hazards to traffic and
pedestrians or to avoid traffic congestion, provisions shall be made
for turning lanes, traffic directional islands, service roads, driveways
and controls within the road.
B.
Circulation driveways are encouraged to minimize excess curb cuts
and driveways and to preserve existing capacity of arterial highways.
Where topographic and other conditions offer no major impediments,
provision should be made for circulation driveway connections to adjoining
lots of similar existing or potential use to facilitate fire protection
services and to enable the public to travel between two existing or
potential uses without the need to travel upon a street.
C.
The design objectives for driveway spacing on arterial roads within
the Highway Corridor (HC) Zone shall be as follows:
|
Desirable Separation of Adjacent Driveways
| ||
|---|---|---|
|
Highway Speed
(mph)
|
Minimum Spacing
(feet)
| |
|
25
|
105
| |
|
30
|
125
| |
|
35
|
150
| |
|
40
|
185
| |
|
45
|
230
| |
|
50
|
275
| |
D.
When a site is developed or redeveloped in the HC Zone in excess
of the maximum standards of this chapter, driveways shall be eliminated
or relocated when possible to achieve these objectives.
F.
Existing curb openings or driveway approaches that are no longer
required due to new driveway approach construction on the same lot
or due to the combined use of driveways/access points shall be removed,
and new curb, gutter and sidewalk shall be installed to match the
existing. Such work shall be completed along with the installation
of the new driveway approaches.
G.
For any undeveloped parcel within the HC Zone, sufficient easement
shall be preserved for the provision of a service drive, to be constructed
at a future date, which would link adjacent developments and reduce
the number of access points onto the corridor. The Planning Commission
reserves the right to determine those parcels to be affected by such
service road easement, and the location of the easement shall be indicated
on a right-of-way map recorded in the County's land records.
In any case in which an applicant installs or causes the installation
of water, sewer, electrical power, telephone or cable television facilities
and intends that such facilities shall be owned, operated or maintained
by a public utility or any entity other than the applicant, the applicant
shall transfer to such utility or entity the necessary ownership or
easement rights to enable the utility or entity to operate and maintain
such facilities.
Whenever it can reasonably be anticipated that utility facilities
constructed in one development will be extended to serve other adjacent
or nearby developments, such utility facilities (e.g., water or sewer
lines) shall be located and constructed so that extensions can be
made conveniently and without undue burden or expense or unnecessary
duplication of service.
A.
All entrances and exits in buildings used for nonresidential purposes
and in two-family or multifamily residential developments containing
more than four dwelling units shall be adequately lighted to ensure
the safety of persons and the security of the buildings.
A.
Site lighting shall be of low intensity from a concealed source,
shall be of a clear white light which does not distort colors and
shall not spill over into adjoining properties, buffers, roadways
or in any way interfere with the vision of oncoming motorists. This
section does not apply to public streetlighting.
B.
The following standards are required of all exterior lighting except
the outdoor recreational uses specifically exempted below. The maximum
light post height permitted is dependent on the amount of cutoff provided.
Exterior lighting shall meet one of the following standards:
(2)
Luminaire with total cutoff.
(a)
When a luminaire has total cutoff of light at an angle less
than 90° and is located so that the bare light bulb, lamp or light
source is completely shielded from the direct view of an observer
five feet above the ground at the point where the cutoff angle intersects
the ground, then the maximum permitted illumination and the maximum
permitted height of the luminaire shall be:
|
Standard
|
Maximum Permitted Height of Post
(feet)
| |
|---|---|---|
|
Residential parking areas
|
20
| |
|
Nonresidential parking areas
|
30
|
(b)
An illustration of this type of luminaire is provided on Figure
XVIII-1.
(3)
Outdoor recreational uses. Because of their unique requirements
for nighttime visibility and their limited hours of operation, ball
diamonds, playing fields and tennis courts shall meet the following
standards:
(a)
Lighting of outdoor recreational uses shall not exceed a maximum
post height of 40 feet.
(b)
Lighting of outdoor recreational uses may exceed a total cutoff
angle of 90°, provided that the luminaire is shielded in either
its orientation or by a landscaped buffer yard to prevent light and
glare spillover to adjacent residential property. The maximum permitted
illumination at the interior buffer yard line shall not exceed two
footcandles.
|
Figure XVIII-1
Luminaire
Luminaire With No Cutoff
 |
|
Luminaire With Less Than 90° Cutoff
 |
D.
Exterior lighting plan. At the time any exterior light is installed
or substantially modified and whenever a zoning permit is sought,
an exterior lighting plan shall be submitted to the Zoning Officer
in order to determine whether the requirements of this section have
been met and that adjoining property will not be adversely impacted
by the proposed lighting.
A.
Every new development constructed that is or will be required to
provide one or more dumpsters for solid waste collection shall provide
sites for such dumpsters that are located so as to facilitate collection
and minimize any negative impact on persons occupying the development
site, neighboring properties or public rights-of-way.
B.
All such dumpsters shall be screened to prevent them from being visible
to:
(1)
Persons in any dwelling unit on residential property other than
that where the dumpster is located.
(2)
Occupants, customers or employees in any building on nonresidential
property other than that where the dumpster is located, unless such
other property is located in an IG or IH Zone.
(3)
Persons traveling on any public street, sidewalk or other public
way.
[Added 3-14-2005 by Bill No. 2005-07]
A.
This section applies to all commercial developments deemed to be
a viable location for a future transit stop for public transportation
which meet the following:
(1)
Those commercial developments for which either a major site
plan or a preliminary plan of subdivision application is required
and contain or propose to contain greater than 40,000 square feet
of building space or propose to contain three or more retail establishments;
(2)
The commercial development constitutes a change in use in building
space greater than 40,000 square feet or part of a grouping of three
or more retail establishments; or
(3)
The development is located in the CV Zone and constitutes either
a change in use or a major site plan for a structure greater than
5,000 square feet.
B.
All applicable developments shall designate an area within the development
which will, upon request of the County, become a transit stop for
a bus and/or van.
