A.
The following are required improvements for all subdivisions: monuments,
streets (if included), landscaping, sewage disposal, water supply
and stormwater drainage.
B.
The following improvements/amenities may in certain instances be
required by the Planning Board if necessary to satisfy the approval
standards in Articles 8 and 9: buffer strips, sidewalks, open space
right-of-way dedication and lighting.
C.
Prior to the Town's release of the final subdivision plan for recording by the subdivider, the subdivider of a major or minor subdivision shall also file with the Town, prior to final plan approval, a performance guarantee acceptable to the Selectboard and meeting the performance guarantees of Chapter 215, Zoning, Article 6, § 215-6.4. Notwithstanding anything to the contrary in Article 6, § 215-6.4, of Chapter 215, Zoning, all such performance guarantees shall be in an amount equal to the full amount of all required public improvements as determined by a binding contract to complete the public improvements, or as determined by an independent contractor or registered engineer. The Planning Board shall recommend in writing to the Selectboard an amount for such performance guarantees and the Selectboard may, for good cause shown and at its discretion, waive performance guarantees for commercial development. Further, all such performance guarantees shall provide the Town with the discretion to complete the required public improvements in the event of the developer's failure to complete the same or to restore the subdivision site. As the project is completed at twenty-five-percent increments, the Selectboard shall only retain enough surety to complete the public improvements.
[Amended 6-18-1994 by
Art. 72]
[Amended 6-14-2017 by
Art. 27]
(In accordance with 30-A M.R.S.A. § 4404, Subsection
11.)
A.
The proposed subdivision plan shall require principal structures
to have a combined lot shore frontage and setback from the normal
high-water line of 500 feet.
B.
Whenever a proposed subdivision adjoins a shoreline strip narrower
than 250 feet that is not lotted, the proposed subdivision shall be
reviewed as if lots extended to the shore.
In reviewing proposed subdivisions and evaluating required plans
and documentation, the Planning Board shall apply design standards
pertaining to the following concerns:
A.
All proposed subdivisions shall be reviewed by the Planning Board
with respect to their effect upon existing services and facilities.
Each subdivision shall be evaluated as to its possible impact on the
following: road use, maintenance and safety, snow removal, police,
rescue and fire protection, solid waste disposal, recreation facilities,
on-site and off-site drainage, and schools.
B.
On larger-scale projects that require a community impact statement, the Planning Board shall review impacts on the items listed in Subsection A above and compare projected costs to the Town to expected tax revenue from the subdivision.
C.
Although current state statute and Maine case law (1988) do not endorse
or support the denial of a proposed subdivision by the Planning Board
based solely on determined negative impacts on schools, recreational
facilities, and police, rescue and fire protection services, the Planning
Board in its review shall encourage the applicant, whenever possible,
to develop strategies to mitigate these impacts and to incorporate
into the proposed project components that help meet community needs.
For subdivisions requiring a community impact statement, the Planning
Board shall also notify the SAD 61 Board members, the Chair of the
Recreation Committee, and the Chiefs of the Rescue Squad and Fire
Department.
A.
Land reserved for open space purposes shall be of a character, configuration
and location suitable for the particular use intended. A site to be
used for active recreation purposes, such as a playground or a playing
field, should be relatively level and dry, have a total frontage on
one or more streets of at least 200 feet, and have no major dimensions
of less than 200 feet. Sites selected primarily for scenic or passive
recreation purposes shall have such access as the Planning Board may
deem suitable and shall have no less than 50 feet of road frontage.
B.
When a subdivision exceeds 15 lots or dwelling units, the Planning
Board may require the developer to provide up to 10% of his total
area for recreation. It is desirable that areas reserved for recreation
be at least one acre in size and easily accessible from all lots within
the subdivision. In determining the need for open space, the Planning
Board shall consider the proximity of the subdivision to neighboring
dedicated open space or recreation facilities; the needs identified
in the Comprehensive Plan or Open Space Plan for open space or recreation
in the area surrounding the subdivision; the type of development and
the demographic characteristics of potential residents in the subdivision;
and the density or lot sizes of the development. The developer may
make a payment in lieu of dedication into a municipal open space or
land acquisition fund.
C.
Where the proposed subdivision fronts or has deeded access to a water body having a surrounding shoreland district, the project shall meet the shore frontage/reserved land standards of Chapter 215, Zoning.
E.
The final plan shall clearly indicate the owner of all reserved recreational
land. In cases where the subdivider intends to convey the recreational
land to the lot owners, or to an association or other group, the terms
of such conveyance and the organization of such association or group
shall be subject to review and approval by the Planning Board. The
applicant shall demonstrate that the proposed association or organization
will have the necessary powers and the authority to raise the funds
necessary to maintain the reserved recreational land. The Planning
Board may impose such an obligation on the lot owners as a condition
of approval.
F.
If the proposed subdivision contains any identified historical or
archaeological site or any areas identified in the Comprehensive Plan
or by the Maine Critical Areas Program as rare and irreplaceable natural
areas, the areas shall be included in the open space and suitably
protected by appropriate covenants and management plans.
G.
The proposed subdivision shall be listed and designed so as to preserve
existing trees, existing contours, streams and scenic, historic and
environmentally desirable areas. The street and lot layout shall be
adapted to the topography. Extensive grading and filling shall be
avoided as far as possible and a buffer strip shall be provided where
the proposed subdivision abuts an existing road.
A.
The proposed subdivision shall be landscaped so as to buffer the
subdivision from roads, to reduce erosion and to enhance the attractiveness
of the site.
B.
Landscape plans, when required, shall show the preservation of trees
larger than 24 inches breast height, the replacement of trees and
vegetation, graded contours, streams and natural drainage swales,
and the preservation of scenic, historic or environmentally significant
areas.
C.
Street trees, esplanades, and open green spaces may be required for
major subdivisions with more than 500 feet of frontage on major streets.
Where such improvements are required, they shall be incorporated in
the final plan and executed by the subdivider as construction of the
subdivision progresses.
A.
The Board shall not approve for development such portions of any
proposed subdivision that:
(1)
Are located within the one-hundred-year frequency floodplain
as identified by federal Flood Boundary and Floodway Maps or federal
Flood Insurance Rate Maps or, when such identification is not available,
are located on floodplain soils identified and described in the National
Cooperative Soil Survey.
(2)
Are located on land which must be filled or drained or on land
created by diverting a watercourse. In no instance shall the Planning
Board approve any part of a subdivision located on filled or drained
great ponds (natural body of water 10 acres or more in size).
(3)
Are located on undrained or very poorly drained soils in accordance
with the National Cooperative Soil Survey Classification.
B.
In addition, all multiplex and planned residential developments (both
single-family and multiplex) shall conform to net residential density
provisions described herein.
A.
Permanent monuments shall be set at all corners and angle points
of the subdivision lots and boundaries and at all intersections and
points of curvature.
B.
All road angle monuments shall be constructed of stone and shall
be a minimum of four inches by four inches and four feet long. All
other monuments shall be constructed of a permanent material solidly
embedded in the ground and capable of being detected by commonly used
magnetic or electronic equipment. The monument shall clearly show
the registration number or temporary certificate number of the registered
land surveyor responsible for the survey. Where the placement of a
required monument at its proper location is impractical, it shall
be permissible to set a reference monument close to that point.
C.
The lot size, depth, width, shape and orientation and the minimum
building setback lines shall be appropriate for the location of the
subdivision and for the type of development and use contemplated.
D.
Depth and width of properties reserved or laid out for all purposes
shall be adequate to provide for off-street parking and service facilities
for vehicles required by the type of use and development contemplated.
E.
Except in multiplex and planned residential developments, the subdividing of the land shall be such as to provide that all lots shall have a minimum frontage on a street which conforms to the requirements set by Chapter 215, Zoning.
F.
Side lot lines shall be substantially at right angles or radial to
street lines.
G.
Where a tract is subdivided into lots substantially larger than the
minimum size required in the zoning district in which a subdivision
is located, the Planning Board may require that streets and lots be
laid out so as to permit future resubdivision in accordance with the
requirements contained in these standards, unless appropriate covenant
and deed restrictions are incorporated into the final deeds and plat
prohibiting further subdivision without prior Planning Board approval.
A.
Water supply.
(1)
Water storage shall be provided as necessary to meet fire protection
needs at the subdivider's expense. Location and construction of fire
ponds shall be endorsed by the Fire Department. The Planning Board
may also require the construction of dry hydrants.
(2)
The minimum water main permitted shall be six inches and shall
be installed at the expense of the applicant.
(3)
The water supply system shall be designed, approved and installed
in accordance with requirements of the Maine Department of Health
and Human Services.
[Amended 6-14-2017 by
Art. 27]
B.
Sewage disposal.
(1)
In no instance shall a septic disposal system be allowed in
soils classified by the Maine Plumbing Code as having "extremely severe
limitations."
(2)
An application for an individual septic system shall be completed
by a Maine professional engineer, Maine certified soil scientist or
licensed site evaluator in full compliance with the requirements of
the State of Maine Plumbing Code.
(3)
Each proposed lot must show at least one test pit indicating
suitable soils for subsurface waste disposal.
(4)
Plans for engineered systems as defined in the Maine State Plumbing
Code shall be designed by a professional civil engineer and approved
by the Department of Health and Human Services.
[Amended 6-14-2017 by
Art. 27]
(5)
In subdivisions involving multiplex dwellings, the Planning
Board shall require designation of a second site on the parcel adequate
to accommodate the proposed central sewage system for the project.
(6)
The Planning Board may require that additional sites be reserved
for future sewage disposal in instances where the size, character
or location of the project raises public safety concerns.
C.
Solid waste disposal. The subdivider shall show adequate provision
for the collection and disposal of solid waste.
D.
Demolition debris disposal. For all subdivisions 10 lots or larger,
the subdivider shall demonstrate that debris generated by the development
and construction of the subdivision shall be collected and disposed
of at a licensed facility other than the Casco Recycling and Transfer
Facility.
[Amended 6-14-2017 by
Art. 27]
E.
Other utility standards.
(1)
If the subdivision is located near a major intersection, the
Planning Board may require the installation of streetlights and provision
for their periodic maintenance and repair if necessary for traffic
safety.
(2)
The size, type and location of public utilities, such as streetlights,
electricity, telephones, fire hydrants, and other fire protection
mechanisms located on the plan, shall be approved by the Planning
Board and installed in accordance with the requirements of the Planning
Board and these standards as well as other local and state codes.
(3)
All public utilities and facilities, such as sewer, gas, electrical
and water systems, shall be located and constructed to minimize or
eliminate flood damage.
(4)
Underground utilities, if proposed, shall be installed prior
to the installation of the final gravel base of the road.
A.
Street signs.
(1)
Streets which join or are in alignment with streets of abutting
or neighboring properties shall bear the same name. Names of new streets
shall not duplicate, nor bear phonetic resemblance to, the names of
existing streets within the municipality and shall be subject to the
approval of the Planning Board.
(2)
Street name signs shall be furnished and installed by the subdivider.
The type, size and location shall have the approval of the Planning
Board.
(3)
Street safety signs shall be required where appropriate and
shall conform to state standards.
B.
Street classification.
(1)
In accordance with the Comprehensive Plan for the Town of Casco
and for the purposes of these standards, streets are classified by
function, as follows:
[Amended 6-14-2017 by
Art. 27]
(a)
Major streets. Streets that serve subdivisions with 10 or more lots/units
or as connectors/collectors between major or minor streets.
(b)
Minor streets. Streets that serve as internal roads within subdivisions
of nine or fewer lots/units.
(c)
Industrial or commercial streets. Streets that serve commercial or
industrial developments.
(2)
Applicants shall demonstrate to the Planning Board their right
or authority to use any land proposed as a street or right-of-way.
C.
Street layout.
(1)
Proposed streets shall conform, as far as practical, to the
requirements of these standards.
(2)
All streets in the subdivision shall be so designed that, in
the opinion of the Planning Board, they shall provide safe vehicular
travel while discouraging movement of through traffic.
(3)
The arrangement, character, extent, width, grade and location
of all streets shall be considered in their relation to existing or
planned streets, to topographical conditions, to public convenience
and safety, and their appropriate relation to the proposed use of
the land to be served by such streets. Grades of street shall conform
as closely as possible to the original topography within the limits
of these standards.
(4)
Adequate off-street parking, suitably surfaced, shall be provided in connection with lots designed for commercial and industrial uses in accordance with Chapter 215, Zoning.
(5)
Subdivisions containing 20 lots or units or more or internal
roads over 1,000 feet in length shall employ a looped road configuration
or another arrangement that allows two-way access to a public street.
(6)
In order to reduce traffic and safety problems on arterial roads
as defined, driveways within a subdivision shall enter onto internal
subdivision roads whenever possible. Where driveways must enter onto
existing or proposed arterial streets, driveways serving adjacent
dwellings shall be combined.
(7)
Entrances, either proposed driveways or streets, onto existing
state aid or state highways must be approved by the Maine Department
of Transportation. Copies of such approval shall be submitted to the
Planning Board at the time of final review.
(8)
If the Planning Board determines that future development may
occur on land adjacent to or near the proposed subdivision, whether
it is owned by the applicant or not, then the Planning Board shall
retain the right to require the developer to meet the requirements
for major street design and construction as specified herein at no
cost to the Town.
(9)
In the case of dead-end streets, where needed or desirable,
the Planning Board may require the reservation of a minimum thirty-foot-wide
utility easement and/or minimum twenty-foot-wide right-of-way for
pedestrian and/or bicycle traffic.
(10)
In the case of dead-end streets, the Planning Board may require
that additional right-of-way widths be provided if it determines that
future extension of the street may occur. Such additional widths shall
be consistent with the right-of-way width of the dead-end street.
(11)
Reserve strips controlling access to streets or adjoining properties
shall be prohibited except where their control is definitely placed
with the Town under conditions approved by the Planning Board.
(12)
In front of areas zoned and designed for commercial/industrial
use, or where a change of zoning to a zone which permits a commercial
or industrial use is contemplated by the municipality, the street
right-of-way and/or pavement width shall be increased by such amount
on each side as may be deemed necessary by the Planning Board to assure
the free flow of through traffic without interference by parked or
parking vehicles and to provide adequate and safe parking space for
such commercial or business district. In no case shall the street
have a right-of-way width less than 60 feet nor have less than two
twelve-foot travel lanes and two eight-foot parking lanes.
(13)
Where a subdivision borders an existing road that does not meet the right-of-way or road width standards set herein, or when the Casco Capital Improvements Program indicates plans for realignment or widening of a road that would require use of some of the land in the subdivision, the subdivider shall be required to show areas for widening or realigning such roads on the plan, marked "Reserved for Road Realignment (or Widening) Purposes." It shall be mandatory to indicate such reservation on the final plan. Land reserved for such purposes may not be counted in satisfying setback or yard or area requirements of Chapter 215, Zoning.
|
Design Standards for Streets
| ||||
|---|---|---|---|---|
|
Public or Private Industrial
| ||||
|
Item
|
Major Street
|
Minor Street
|
Commercial Street
| |
|
Minimum width of right-of-way
|
60 feet
|
50 feet
|
80 feet
| |
|
Minimum width of pavement
|
24 feet
|
20 feet
|
40 feet
| |
|
Minimum grade
|
0.5%
|
0.5%
|
0.5%
| |
|
Maximum grade
|
6%
|
9%
|
6%
| |
|
Maximum grade at intersections
|
3% within 50 feet of intersection
| |||
|
Minimum angle of intersection
|
60°
|
60°
|
80°
| |
|
Pavement radius at intersection
|
30 feet
|
20 feet
|
40 feet
| |
|
Width of shoulders; shoulders may be graveled, paved or grassed
|
6 feet
|
6 feet
|
6 feet
| |
|
Minimum center-line radii on curves
|
200 feet
|
150 feet
|
500 feet
| |
|
Minimum distance between intersections:
| ||||
|
Same side
|
400 feet
|
300 feet
|
300 feet
| |
|
Opposite side
|
300 feet
|
150 feet
|
150 feet
| |
|
Minimum radii of circular turnaround
|
100 feet
|
100 feet
|
100 feet
| |
|
Construction Standards for Streets
| |||||
|---|---|---|---|---|---|
|
Public or Private Industrial
| |||||
|
Item
|
Major Street
|
Minor Street
|
Commercial Street
| ||
|
Road base (minimum) of gravel
|
14 inches
|
14 inches
|
20 inches
| ||
|
Upper base (minimum) of crushed gravel
|
6 inches
|
4 inches
|
6 inches
| ||
|
Bituminous paving base coat of Type B mix as defined (in accordance
with current MDOT specifications)
|
1 1/2 inches
|
1 1/2 inches
|
1 1/2 inches
| ||
|
Surface coat
|
1 inch
|
3/4 inch Type D mix
|
1 inch
| ||
|
Road crown (minimum)
|
1/4 inch per foot
|
1/4 inch per foot
|
1/4 inch per foot
| ||
|
Sidewalks (when required)
| |||||
|
Width (minimum)
|
5 feet
|
5 feet
|
5 feet
| ||
|
Base (gravel)
|
8 inches
|
8 inches
|
8 inches
| ||
|
Surface - bituminous hot top
|
1 inch of Type C mix overlaid by 1 inch of Type D mix or concrete
| ||||
|
The Planning Board may require the construction of acceleration/deceleration
lanes by the subdivider where necessary to avoid traffic hazards.
| |||||
D.
Street design and construction standards.
(1)
All streets in a subdivision shall be designed to meet the design
and construction standards for streets according to their classification
as determined by the Planning Board.
(2)
The center line of the roadway shall be the center line of the
right-of-way.
(3)
All changes in grade shall be connected by vertical curves of
such length and radius as meet with the approval of the Planning Board
so that clear visibility shall be provided for a minimum distance
of 200 feet.
(4)
Cross street intersections (four cornered) shall be avoided
in so far as possible, except as shown on the Comprehensive Plan or
at other major traffic intersections.
(5)
Intersections of streets shall be at angles as close to 90°
as possible, and in no case shall two streets intersect at an angle
smaller than 60°. To this end, where one street approaches another
between 60° and 90°, the former street should be curved approaching
the intersection.
(6)
Street intersections and curves shall be so designed as to permit
adequate visibility for both pedestrian and vehicular traffic, with
a minimum continuous sight distance standard of 10 feet of sight distance
per every one mile per hour of the posted speed limit to be applied
to all intersections and curves. When warranted, ground shall be excavated
to achieve adequate sight distance.
(7)
All streets shall be provided with adequate drainage facilities
to provide for the removal of stormwater in order to prevent flooding
of the pavement and erosion of adjacent surfaces.
(8)
Side slopes in cuts or fills shall be graded, loamed (four inches
compacted) and seeded as required.
(9)
All roadways within the subdivision shall be constructed according
to road specifications herein contained and overseen by the Casco
Road Commissioner.
(10)
Walkways or striped road shoulders shall be provided by the
developer at the Planning Board's request to facilitate safe movement
of pedestrians within the site.
A.
The Planning Board shall consider the impact of the proposed subdivision
on erosion, drainage, runoff and phosphorus loading on the subdivision
itself and on adjacent properties and water bodies. In assessing impacts
the Planning Board shall consider on-site visits, existing drainage
problems, topographical information, runoff analysis and phosphorus
loading analysis as submitted by the subdivider.
B.
Adequate provision shall be made for disposal of all stormwater generated
within the subdivision and any drained groundwater through a management
system of swales, culverts, underdrain, and storm drains.
C.
Stormwater runoff systems shall infiltrate, detain, or retain water
falling on the site such that the rate of flow from the site does
not exceed that which would occur in the undeveloped state for a storm
of intensity equal to at least a twenty-five-year storm, with a duration
equal to the time of concentration.
D.
The method or methods selected to accomplish the standards of Subsection C above shall be the responsibility of the developer and shall be subject to the review and approval of the Planning Board. The design of the system shall evaluate the effectiveness of the selected method or methods using hydraulic computation based on local rainfall data as available and on accepted engineering principles to demonstrate the expected rate of outflow after development compared with the rate of outflow prior to development. These computations shall be made available for review by a certified agency designated by the Planning Board or Engineer.
E.
The stormwater management system shall be designed to conduct stormwater
flows to existing watercourses or storm drains.
(1)
All components of the stormwater management system shall be
designed to meet the criteria of a twenty-five-year storm based on
rainfall data for Portland, Maine.
(2)
The minimum pipe size for any storm drainage pipe shall be 12
inches. Maximum trench width at the pipe crown shall be the outside
diameter of the pipe plus two feet. Pipe shall be bedded in a fine
granular material.
(3)
Catch basins shall be installed where necessary and located
at the curbline.
(4)
Outlets shall be stabilized against soil erosion by stone riprap
or other suitable materials to reduce stormwater velocity.
F.
The stormwater management system shall be designed to accommodate
upstream drainage, taking into account existing conditions and approved
or planned developments not yet built, and shall include a surplus
design capacity factor of 25% for potential increases in upstream
runoff.
G.
Downstream drainage requirements shall be studied to determine the
effect of the proposed subdivision. The storm drainage shall not overload
existing or future planned storm drainage systems downstream from
the subdivision. The subdivider shall be responsible for financing
any improvements to existing drainage systems required to handle possible
increased storm flows.
H.
Wherever the storm drainage system is not within the right-of-way
of a public street, perpetual easements of at least 10 feet shall
be provided to the Town allowing maintenance and improvement of the
system.
I.
Where soils require a subsurface drainage system, the drains shall
be installed and maintained separately from the stormwater drainage
system.
J.
Roadside ditches and outlet channels shall be of a configuration
and size to carry the contributory stormwater and subsurface flows
from the roadway structure and roadside embankments. In all instances
the invert of the ditch shall be a minimum of six inches below the
subgrade of the roadway extended to the shoulder except as modified
below:
K.
Ditch linings shall be provided to protect the side and slopes and
bottom from erosion and scour.
(1)
Minimum channel linings for corresponding longitudinal slopes shall
conform to the following table:
|
0% to 3%
|
Loam and seed
| |
|
3% to 6%
|
Loam and seed, protected by erosion control mesh
| |
|
6% to 8%
|
Sod placed over loam
| |
|
Over 8%
|
Stone, masonry, bituminous concrete or metal linings.
|
(2)
Ditches adjacent to roadways shall be of a configuration that does
not create a hazard to vehicular traffic.
L.
Culverts.
(1)
Cross culverts. Culverts crossing under roads or streets shall
be sized to pass a twenty-five-year frequency storm from the contributing
drainage area without hydrostatic head. Design shall be based on accepted
hydrological methods and culvert capacity analysis. Minimum culvert
diameter shall be 15 inches.
(2)
Driveway culverts. Culverts shall be installed under any proposed
or existing driveway that interrupts natural or proposed longitudinal
drainage along any street or road. Driveway culverts shall be of a
size capable of passing the amount of stormwater equal to the next
upstream culvert within the same drainage course. Driveway culverts
shall have a minimum diameter of 12 inches. Final determination of
culvert size shall be determined by the Road Commissioner.
(3)
Minimum cover over culverts in roadway areas shall be 24 inches.
Minimum cover over driveway culverts shall be 12 inches.
M.
Where embankment-type storage or retention basins are planned, they
shall be designed in accordance with the appropriate sections of the
Environmental Quality Handbook published by the Maine Soil and Water
Conservation Commission, dated March 1986, as may be amended from
time to time.
N.
Topsoil shall be considered part of the subdivision. Except for surplus
topsoil from roads, parking areas and building excavations, it is
not to be removed from the site.
O.
The Planning Board shall require a developer to take measures to
correct and prevent soil erosion in the proposed subdivision as detailed
in a sedimentation and erosion plan, unless the subdivider can show
the Planning Board that such a plan is not necessary.
