Note: The provisions in this Section apply to all residential projects involving townhouse, single-family attached, and/or multi-family units or a mix of housing types that includes single-family detached. However, the provisions of this Section do not apply to attached dwellings permitted in the Rural Community District (RCD). See Section 3-1.03 for conditions that apply to such uses. These provisions are subordinate to any applicable Town Center Zoning Ordinance in effect.
The purpose of this Section is to help ensure that townhouse,
single-family attached, multi-family, and mixed residential developments
will be designed to protect the health, safety and welfare of the
residents within these communities as well as residents in the surrounding
area; to protect the environment and to promote road safety and adequate
vehicular and pedestrian circulation. The standards of this Section
are designed to be flexible in order to promote innovative, high quality
design.
No minimize lot size or lot width is required.
A.
Purpose:
The purpose of imposing regulations governing building arrangement
and site design is to help protect significant environmental, historic
and archeological features, promote a sense of neighborhood and community
identity and reduce the visual impact of high density residential
developments on the surrounding area.
B.
Privacy, Light & Air
1.
Private outdoor spaces shall be visually screened from each other
and from public travelways (vehicular and pedestrian) to a height
of at least six feet. (To qualify, screening must be permanent, year-round
and require little to no maintenance.)
2.
Windows of individual units shall not directly face each other unless
a minimum of 25 feet is provided between windows.
3.
At least one wall of each unit shall be provided with windows looking
onto a space at least 50 feet by 50 feet in size.
4.
Each unit shall be designed to ensure adequate ventilation.
5.
Exterior siding and trim shall be the same on the fronts, sides and
rears of buildings.
C.
All stormwater management requirements shall be met. Bio-retention
areas are encouraged and shall be considered to meet the landscaping
requirements. If a stormwater management pond is proposed, it shall
be integrated into the overall development and serve as a visual amenity
to the site.
D.
Protection of Significant Resources:
1.
Where significant trees, groves, waterways, historic or pre-historic
sites or unique habitats are located within the property boundaries
of a proposed townhouse, single-family attached, multi-family, or
mixed residential project, every possible means shall be provided
to preserve these resources on site. In addition to identifying existing
natural features as per Section 4-4.01.F of the Calvert County Zoning
Ordinance, an inventory of existing on-site historic and archeological
resources may be required prior to the issuance of a grading and clearing
permit. (Failure to obtain a grading and clearing permit prior to
grading and clearing will be grounds for denying a site plan for any
townhouse, single-family attached, multi-family, or mixed residential
project.)
2.
In order to determine whether an inventory of any or all of the above
resources is required, an application will be reviewed by the Department
of Planning & Zoning to determine within 30 days of submittal
whether any known significant resources are located on the property
or whether the characteristics of the site suggest the probability
of significant resources. In the event either of the above is found
to be relevant, the applicant may be required to conduct an inventory
according to criteria established by the Department of Planning &
Zoning. In order to avoid any potential delays, the applicant may
make a written request for a cultural resource assessment prior to
submittal of a grading and clearing or site plan application. Applicants
are strongly urged to complete the assessment and inventory process
prior to site design so that the preservation of significant resources
can be incorporated into the layout.
3.
For the purposes of this Ordinance, a significant resource is defined
as a resource that has been identified by applicable County, State
or Federal agencies as having unique natural, historic or archeological
significance.
E.
Size and Scale and Building Mass
1.
To avoid monotonous linear development dwelling units shall be organized
into blocks separated by streets or in small clusters designed as
neighborhood units. A cluster shall not include more than 50 units.
2.
The number of units in a row is to be limited to a maximum of eight
units.
3.
Offsets (more than 18 inches) at party walls and/or front and rear
facades and/or similar devices are required to visually reduce building
mass and create individualized spaces (courtyards, seating areas,
etc.).
Building height shall be restricted as specified in Section 5-1.11 of the Calvert County Zoning Ordinance or any applicable Town Center Zoning Ordinance in effect.
A.
Purpose: the purpose of these requirements is to ensure adequate
and safe pedestrian and bicycle circulation.
1.
Sidewalks are required along both sides of all streets. Minimum width
is four feet. Sidewalks, trails, and bicycle paths shall be provided
to link residences with parking lots, recreation facilities (including
park land and open space), school and church sites and commercial
developments.
2.
The design and construction of sidewalks, trails, and bicycle paths
will be evaluated on the basis of safety, accessibility, suitability
for use by motor-impaired individuals, and surface suitability in
terms of anticipated use and maintenance requirements. The applicant
may be required to install hard surface sidewalks, trails, and bicycle
paths adjacent to units and along pedestrian circulation routes connecting
units with each other and with recreation or commercial areas. In
less intensive areas, other pervious and non-erodible surface materials
may be approved.
A.
Purpose: The purpose of these requirements is to promote road safety,
assure adequate access for fire & rescue vehicles and promote
adequate vehicular circulation.
B.
All roads must be constructed to Calvert County road standards and
must be completed or bonded prior to the issuance of building permits.
Upon completion, the applicant may petition the County for acceptance
of townhouse or multi-family collector roads into the County Road
System. On-site local roads shall be privately owned and maintained.
C.
Road Classifications and Minimum Standards.
1.
Townhouse/Single-family Attached/Multi-family/Mixed Residential Collector
Road (Public)
a.
Definition: serves as the principal traffic artery within:
i.
a townhouse, single-family attached, multi-family, or mixed
residential development of 100 or more units and/or
ii.
a townhouse, single-family attached, multi-family, or mixed
residential development which includes uses open to the general public
and/or
iii.
a townhouse, single-family attached, multi-family, or mixed
residential development which provides access to through-traffic.
b.
Minimum Standard: RD-5 with sidewalk, curb and gutter. The Department
of Public Works (DPW) requires an RD-6 road with sidewalk, curb and
gutter to serve as the principal traffic artery within a townhouse,
single-family attached, multi-family, or mixed residential development
of 150 or more units.
2.
Townhouse/Single-family Attached/Multi-family/Mixed Residential Local
Road (Private).
a.
Definition: serves as the principal traffic artery within a townhouse,
single-family attached, multi-family, or mixed residential development
of less than 100 units, provided the development does not include
uses open to the general public and/or access to through traffic;
serves as direct access from dwelling units to higher classification
roads.
b.
Minimum Standard: RD-4 or RD-5 with sidewalk, curb and gutter depending
upon the number of units. Maintenance of sidewalks and planting strips
shall not be the responsibility of the County. In lieu of RD-4 or
RD-5 road sections, the applicant may propose private rights-of-way
with a minimum width of 30 feet, provided:
i.
The minimum pavement width for a one-way street is 15 feet;
if on-street parking is provided, the minimum road width shall be
18 feet.
ii.
The minimum pavement width for a two-way street is 20 feet;
if on-street parking is provided, the minimum road width shall be
25 feet.
iii.
Parking is not permitted on a collector roadway.
iv.
Sidewalks and planting strips shall be provided.
c.
Construction standards: Paving construction specifications shall
be as per the Calvert County Road Ordinance-Specifications and Design
Standards (Chapter 104 of the Code of Calvert County) for the applicable
road standard. Alternative construction standards may be proposed
by the applicant where the goal is to create an architectural or natural
effect. Approval may be granted in cases where construction standards
equal or exceed the minimum standards.
3.
Roads petitionable to the County for County ownership shall meet
the right-of-way width standards of the Calvert County Road Ordinance
(Chapter 104 of the Code of Calvert County). Landscaping is permitted
within private rights-of-way.
4.
Road Design.
a.
Internal roads shall form an interconnected residential street network.
Dead ends and/or cul de sacs are only permitted when the use of such
will have the least effect on forests, sensitive areas and cropland
and where they will contribute toward preserving and maintaining existing
historic structures and cultural landscapes.
c.
In order to minimize traffic noise and conflicts between pedestrians
and vehicles, buildings are to be located off the main road. If buildings
are arranged along a block, the length of the block shall be no longer
than 400 feet.
d.
The use of one-way roads is encouraged where practical, in order
to reduce the ratio of pavement to buildings and open space. Divided
entrances or roadways with landscaped median strips are permitted,
but not required on private roads.
e.
The amount of road pavement should be minimized through efficient
layout and design.
f.
The applicant must demonstrate that access from a minor arterial
to the site is adequate and will not endanger the safety of the general
public.
A.
Purpose: The purpose of this Section is to provide for adequate parking
for townhouse, single-family attached, multi-family, and mixed residential
developments.
2.
Parking lot surfaces are to be a minimum of two inches of bituminous
concrete. Alternative surface materials may be approved by the County
Engineer where they equal or exceed these standards.
3.
Individual garages will not be counted as parking spaces. Individual
driveways may be counted as parking spaces provided parking space
size requirements are met and provided the spaces do not intersect
sidewalks and planting strips so as to obstruct the sidewalks.
4.
Parking spaces, garages and parking lots should be located to the
rear of buildings. Spaces in front of buildings between buildings
and streets should be dedicated to sidewalks, private gardens and/or
community spaces. Other alternatives, in descending order of preference
include:
5.
To avoid large expanses of paved parking area, the following provisions
shall apply:
a.
No more than 12 parking spaces will be permitted in a continuous
row and the break between rows (island) must be landscaped with a
minimum of one shade tree.
b.
The ends of parking rows and landscape islands shall be a minimum
of eight feet wide and shall be adequately landscaped with shade trees
and shrubs.
c.
Double rows of parking shall be separated by a minimum eight foot
planting strip adequately landscaped with shade trees and shrubs.
If only one double row of no more than a total of 24 spaces is provided
in any given parking lot, this requirement may be waived.
6.
Parking area design shall include provisions for compliance with
the Maryland Accessibility Code (MAC).
A.
General requirements.
1.
Outdoor trash receptacles for individual residences are to be screened
from neighboring residences.
2.
Large outdoor trash receptacles, such as dumpster boxes, shall be
adequately screened and located so as to provide easy truck access
and not conflict with parking or through traffic. Trash receptacles
may not be located in residential parking spaces and must be on concrete
or asphalt pads large enough to accommodate trash pick-up trucks.
3.
A storage area for boats, recreational vehicles, trailers of all
kinds, unlicensed vehicles and inoperative vehicles shall be provided.
The area shall be a minimum of 200 square feet for every five units
and shall be screened from the road and adjoining properties.
A.
Purpose: Landscaping is required in order to promote attractive development,
to protect and preserve the appearance and character of the surrounding
area and to help delineate and define vehicular and pedestrian passageways
and open space within the development.
B.
General Requirements
1.
All plant material installed shall be undamaged and of the best quality.
2.
All plant material installed shall be balled and burlapped or container
grown. Bare-root plant material is acceptable, provided it is installed
by a licensed nurseryman.
3.
All trees shall be a minimum one-and-a-half-inch caliper at installation.
4.
A maintenance agreement for the plant material shall be included
in the property covenants.
5.
Plant material shall be bonded for one year. A planting schedule
shall be included in the bond and shall be based on seasonal considerations.
C.
Screening
1.
Purpose: the purpose is to protect residents and motorists from noise,
glare, and uses which are visually incompatible with neighboring uses.
2.
High Screening (minimum six feet)
a.
High screening is to be used where the objective is to completely
conceal a use from general view. High screening is required to conceal
loading areas, outdoor storage areas, trash disposal sites, and any
other uses which are visually incompatible with neighboring land uses.
b.
Materials:
i.
Evergreens (where the minimum height is six feet at time of
installation and where the plantings are capable of creating a continuous
screen within three to five years. Evergreens may be planted in a
close single row, staggered or offset rows or in clumps or groupings.
ii.
Masonry.
iii.
Solid/opaque wood fencing or other alternatives may be substituted
for plant material screening with the approval of the Planning Commission.
iv.
Chain link and picket fences are unacceptable. Berms may be
utilized in conjunction with any of the above or combinations of the
above.
3.
Low Screening
a.
Low screening is required along the perimeter of parking lots in
cases where the parking lots are visible from roads or adjacent (off-site)
properties to conceal accessory uses that are four feet or less in
height and to "enclose" outdoor spaces (such as pre-school play areas
and playgrounds).
b.
Materials
i.
Evergreens (where the minimum height at time of planting is
12 inches to 18 inches and two-and-a-half inches to four feet within
three to five years and where the plantings are capable of creating
a continuous screen within three to five years).
ii.
Masonry.
iii.
Solid/opaque wood fencing or other alternatives may be substituted
for plant material screening with the approval of the Planning Commission.
D.
Buffering
1.
Purpose: the purpose of buffering is to reduce the impact of the
townhouse, single-family attached, multi-family, or mixed residential
development on surrounding uses and to reduce noise levels generated
by traffic, recreation areas and other uses within the development.
2.
Buffering needs to be capable of creating a forest canopy with deciduous
trees spaced a minimum of 40 feet apart in staggered rows or clustered
together with scattered groupings of evergreens.
3.
Building setbacks from adjacent properties and high noise generating
uses are to be buffered.
E.
Landscaping within parking lots
Parking islands and ends of parking rows are to be landscaped
with ground cover and at least one shade tree per island. A variety
of shrubs and flowers are recommended in addition to the above. These
areas are encouraged to be designed as bio-retention areas to accommodate
stormwater management.
F.
Landscaping and sidewalks along roadways
1.
Native shade trees shall be used and planted within a minimum five-foot
planting strip.
2.
The spacing between trees shall be not less than 30 feet on center
unless greater or lesser density is beneficial to a particular species.
3.
A minimum four-foot sidewalk shall be provided between the planting
strip and building.
4.
Where divided roadways are provided, the median strip is to be landscaped.
5.
In cases where sidewalks and planting strips are within the right-of-way,
maintenance agreements shall be approved by the Department of Public
Works.
6.
Bio-retention areas are encouraged and shall be considered to meet
the landscaping requirements. If a stormwater management pond is proposed,
it shall be integrated into the overall development and serve as a
visual amenity to the site.
A.
Purpose: The purpose of these requirements is to ensure that open
space and basic recreational facilities are available on suitable
land at appropriate locations within multi-family and townhouse communities.
These requirements are being kept to a minimum in order to enable
the applicant to design additional specialized recreational facilities,
if desired.
B.
Basic minimum requirements: 0.05 acres of common open space per unit
of which 10 percent (200 square feet per unit) is developed for active
recreation and distributed as follows:
1.
Playing fields
a.
Purpose: To provide for informal play close to home for children
ages seven to 14. May also serve as net games area, "village greens",
community house lawns and general open space. Playing fields may best
be considered as community "back yards".
b.
Minimum standards:
i.
150 square feet per unit (except as provided in paragraph 'd'
of this Section)
ii.
I-5 units: exempt
iii.
6-25 units: 5,000 square feet; 75 feet by 75 feet
iv.
26+ units: 150 square feet per unit but in no case less than
10,000 square feet
v.
size per field: 10,000 square feet
vi.
dimensions: 100 feet by 100 feet
vii.
Must be level, open ground, good drainage; must be visible from
the residential units the playing field is to serve, and must be accessible
to children without crossing arterials or collector roads; must not
be adjacent to public roads unless physical barriers adequate to prevent
children from running out into streets are provided. These playing
fields shall be graded at the time of base road construction.
c.
Method of calculating required number of fields:
i.
Multiply total number of units by 150 square feet. Divide total
by 10,000 square feet. The total number of required playing fields
equals the whole number in the dividend. The remaining acreage is
to be applied to other active recreation areas.
ii.
Example: 260 units multiplied by 150 square feet equals 39,000
square feet.
iii.
39,000 square feet divided by 10,000 equals 3.9, equals three
playing fields.
iv.
The remaining 9,000 square feet is to be applied to other active
recreation areas.
d.
Exceptions: Variations in sizes and dimensions of playing fields
may be approved provided they meet the purpose and criteria listed
in (a) and (b) above. In cases where more than two fields are required,
up to 30 percent of the required fields may be located on moderately
hilly or wooded terrain. (Heavily wooded, steep ravines will not qualify.)
2.
Miniparks
a.
Purpose: To provide informal outdoor seating areas close to home
and at scattered locations throughout the community; to provide safe,
enclosed outdoor spaces for preschoolers to play under adult supervision.
b.
Minimum Standards:
i.
(seating areas/preschool play areas) - Minimum 15 square feet
per unit.
ii.
1-5 units: exempt
iii.
15 square feet per unit but in no case less than 400 square
feet.
iv.
A wide variety of sizes and designs of miniparks may be approved
provided they meet the purposes outlined above. The essential elements
are: (a) permanent seating for three to six persons, (b) landscaping
to provide shade and amenities and to define and enclose the boundaries
of the space and (c) well-selected locations.
v.
Miniparks may be as small as 10 feet by 12 feet and should generally
be no larger than 40 feet by 40 feet. The majority of the minimum
required square footage is to be provided directly adjacent to unit
clusters. Building offsets may be used to create small miniparks (i.e.,
courtyards, squares). At least one minipark should be located adjacent
to waterfront, tennis courts, community house or other centralized
recreation areas in order to enable adults to "keep an eye on the
children" while watching or participating in sports activities and/or
to provide adults with opportunities for passive recreation in a social
setting.
3.
Paved Area
a.
Purpose: To provide facilities and space for basketball practice,
handball practice, shuffleboard, roller skating, outdoor dances, formal
net games. All ages, primarily 10 years to adult.
b.
Minimum Standards:
i.
21 square feet per unit
ii.
Half court 50 feet by 42 feet
iii.
Whole court 50 feet by 84 feet
iv.
Construction and materials specifications to be approved by
the Division of Parks and Recreation
v.
Must be visible from residential units and/or public areas
vi.
Must have good drainage
vii.
Equipment: Half court - one basketball backboard and net; post
holes for net games
viii.
Whole court - two basketball backboards and nets; post holes
for net games
ix.
North/South orientation is strongly encouraged.
x.
Seating: Half court - permanent seating for minimum of six persons;
Whole court - permanent seating for minimum of nine persons
xi.
When more than three paved areas are required, one shall be
lighted. Paved areas shall be graded at the time of base road construction.
c.
Exceptions: Variations in size and dimensions may be approved provided
they meet the purpose and criteria listed in (a) and (b) above.
4.
Other
The remaining required acreage may be utilized to provide a
variety of recreational facilities including but not limited to: fishing
piers, waterfront parks, outdoor theatre/concert areas, gazebos, racquet
courts, tennis courts, fitness trails, garden plots, playgrounds,
handball courts. Approval will be based on appropriateness to the
age groups and population to be served, location, and construction
and maintenance standards.
A.
In cases where common area and/or facilities are required, all required
common area facilities must be completed by the time 70 percent of
the total number of units have been issued use and occupancy permits.
If a project is developed in sections, all open space requirements
for the number of units in each section must be completed by the time
70 percent of the total number of units in each section have been
issued use and occupancy permits. The number of units in a section
may be no more than the number of units allocated for sewerage each
year.
B.
Prior to the transfer of title of any individual units, the applicant
must submit verification that covenants are incorporated and in effect
and that they contain the following provisions:
1.
All common areas and facilities and all residential unit areas are
defined in the legal description and are consistent with the approved
site plan. Common areas are not to be deeded to the association until
they are fully completed.
2.
All owners within the development have a legal obligation to share
the responsibilities for expenses associated with the management and
maintenance of common areas and facilities.
3.
All owners are granted perpetual easements or rights to the use of
all common areas and facilities and all open space restrictions and
reservations are permanent.
4.
Owners are responsible for common areas and facilities as well as
paying local taxes where applicable. The County will not be liable
for recreation facilities or common areas.
5.
A system for assessing all units, including those still owned by
the developer, and collecting dues sufficient to maintain the common
facilities is provided.
6.
A statement that the Calvert County government has the right, under
extreme circumstances, where the owners are unable to perform their
responsibilities to protect health and safety, to maintain and operate
the common areas or require a court-appointed trustee to administer
the affairs of the owners, to assess the homeowners for the cost of
this service and to provide a vehicle by which the homeowners can
reassume management.
In addition, a statement must be provided and signed by the
developer stating that all purchasers of units are to be fully informed
of the existence of covenants, the extent of the common areas and
facilities and the responsibilities of each homeowner to participate
in the costs and maintenance of the common areas and facilities.
[Amended 5-12-2009; 11-30-2022 by Ord. No. 49-22]
