A.
The Planning Board shall not approve any subdivision plan unless proposed streets, whether they are to be offered to the public for acceptance or to remain private, are designed and constructed in accordance with all state and local ordinances as well as the specifications contained in these regulations. When provisions or standards herein specified are more restrictive than Chapter 225, Zoning, or other ordinances, these standards and requirements shall apply, but in any case, the most rigid requirement of either this standard or Chapter 225, Zoning, or other ordinance shall apply whenever they may be in conflict. Final subdivision approval by the Planning Board of a subdivision plan shall not be deemed to constitute or be evidence of acceptance by the municipality or any street, easement or other open space.
B.
Subdividers shall submit to the Planning Board, as part of an integral
part of the plot plan and application for subdivision approval, the
following information:
(1)
Applicant's name, address, telephone number, signature and date;
(2)
Names of the owners of record of the land upon which the proposed
street is located;
(3)
A statement of any legal encumbrances on the land upon which
the proposed way is located;
(4)
The anticipated beginning and ending dates of each major phase
of street construction; and
(5)
A plan view, center line view and typical cross section view
of the proposed street(s).
C.
Plans. The plans and illustrations submitted as part of the application
shall include the following information:
(1)
The date and scale of the plan;
(2)
The direction of true North;
(3)
The beginning and ending points with relation to accepted Town
ways and any planned or anticipated future extensions of the streets
proposed for acceptance (all terminal points and the center line alignment
shall be identified by survey stationing);
(4)
The roadway and roadway limits with relation to existing buildings
and established landmarks;
(5)
Dimensions, both linear and angular, necessary for locating
subdivisions, lots, easements and building lines;
(6)
The lots as laid out and numbered on the proposed street showing
the names of all owners of abutting property;
(7)
All natural waterways and watercourses in or on land contiguous
to the proposed street;
(8)
The kind, size, location, profile and cross section of all existing
and proposed drainage structures and their location with respect to
the existing natural waterways and/or watercourses;
(9)
Complete curve data shall be indicated for all horizontal and
vertical curves;
(10)
The turning radii at all intersections;
(11)
All center line gradients;
(12)
The limits and locations of all proposed sidewalks and curbing;
(13)
The location of all existing and proposed overhead and underground
utilities, to include, but not be limited to, the following: public
water supply systems, sanitary sewer system, electric power line poles
or underground vaults, telephone line poles or underground vaults,
fire hydrants, streetlights, and fire alarm boxes; and
(14)
Such other information as may be required by the Planning Board
as may be deemed essential for proper evaluation and action.
D.
Upon receipt of an application for subdivision approval which includes
proposed streets, the Planning Board shall confirm, in writing, the
classification of the proposed streets. The Public Works Director
shall comment and confirm the proposed street classification based
on the plan.
[Amended 11-3-2020 STM
by Art. 3]
E.
In addition to other fees for subdivision reviews, a fee is herein
established to partially defray the cost of technical, legal and administrative
services required for the review, processing and inspection of roads
and streets. This fee is to be paid by the developer to the Town Clerk
at the time of his application for road and street construction.
A.
Arterial street. An "arterial street" shall be defined as a major
thoroughfare which serves as a major traffic way for travel between
and through a town.
B.
Collector street. A "collector street" shall be defined as a street
servicing at least 15 units of residential development or streets
which serve as feeders to arterial streets and collectors of traffic
from minor streets.
C.
Local residential street. A "local residential street" shall be defined
as a street servicing fewer than 15 units of residential development.
D.
Planning Board determination. The classification of a proposed street
shall be made by the Planning Board after its consideration of land
use or a Comprehensive Plan adopted by the Town. Said determination
may be made by the Planning Board prior to the formal application
after submission of all information that may be required for that
purpose.
A.
Design standards shall be defined as paved streets with such appurtenances
as curbs, esplanades, paved sidewalk(s), ditches, culverts, under
drain and/or stormwater drainage systems. All proposed streets shall
be designed and constructed to meet the design standards of this section.
(1)
Proposed streets shall conform, as far as practical, to such
Comprehensive Plan or policy statement as may have been adopted, in
whole or in part, prior to the submission of the preliminary plan.
(2)
All streets in the subdivision shall be so designed that, in
the opinion of the Board, they will 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 street. Grades of streets shall conform
as closely as possible to the original topography.
(4)
In the case of dead-end streets, where needed or desirable,
the Board may require the reservation of a twenty-foot side easement
in the line of the street to provide continuation of pedestrian traffic
or utilities to the next street.
(5)
Reserve strips controlling access to streets shall be prohibited
except where their control is definitely placed in the Town under
conditions approved by the Planning Board.
[Amended 5-24-2021]
(6)
In front of areas zoned and designed for commercial use or where
a change of zoning to a zone which permits right-of-way and/or pavement,
widths shall be increased by such amount on each side as may be deemed
necessary by the 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.
(7)
Adequate off-street loading space, suitably surfaced, shall
be provided in connection with lots designed for commercial use.
(8)
Where a subdivision or limited access highway borders on or
contains a railroad right-of-way or limited access highway, the Planning
Board may require a street approximately parallel to and on each side
of such right-of-way, as applicable, at a distance suitable for the
appropriate use of the intervening land as for park purpose in residential
districts or for commercial or industrial purposes in appropriate
districts. Such distances shall also be determined with due regard
for approach grades and future grade separations.
(9)
Where a subdivision borders an existing narrow road (below standards set herein) or when the Comprehensive Plan 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 plan when a proposed widening or realignment is shown on the Official Map. Land reserved for such purposes may not be counted in satisfying setback or yard or area requirements of Chapter 225, Zoning, of the Town Code.
(10)
Where a subdivision abuts or contains an existing or proposed
arterial street, the Board may require marginal access streets (streets
parallel to arterial streets, providing access to adjacent lots),
reverse frontage (that is, frontage on a street other than the existing
or proposed arterial street) with screen planting contained in a nonaccess
reservation along the rear property line or such other treatment(s)
as may be necessary for adequate protection of residential properties
and to afford separation of through and local traffic.
(11)
Subdivisions containing 15 lots or more shall have at least
two street connections with existing public streets or streets shown
on the Official Map as such exists or streets on an approved subdivision
plan for which a bond has been filed.
B.
The following design standards apply according to street classification:
|
Description
|
Type of Street
| ||
|---|---|---|---|
|
Arterial
|
Collector
|
Local Residential
| |
|
Minimum right-of-way width (feet)
|
68
|
50
|
50
|
|
Minimum pavement width (feet)
|
40
|
24
|
20
|
|
Minimum sidewalk width (feet)
|
5
|
5
|
4
|
|
Minimum grade
|
0.5%
|
0.5%
|
0.5%
|
|
Maximum grade
|
6.0%
|
6.0%
|
6.0%
|
|
Minimum center-line radius (feet)
|
800
|
230
|
150
|
|
Minimum tangent between curves of reverse alignment (feet)
|
300
|
200
|
100
|
|
Maximum roadway crown
|
1/4 inch/foot
|
1/4 inch/foot
|
1/4 inch/foot
|
|
Minimum roadway crown
|
1/8 inch/foot
|
1/8 inch/foot
|
1/8 inch/foot
|
|
Minimum angle of street intersections (see note below)
|
90°
|
90°
|
90°
|
|
Maximum grade at intersections (within 75 feet of intersection)
|
2%
|
2%
|
2%
|
|
Curb radii at intersection 90° (feet)
|
30
|
20
|
15
|
|
Minimum property line radii at intersection (feet)
|
20
|
10
|
10
|
|
Minimum width of shoulders (each side) (feet)
|
3
|
3
|
3
|
|
Minimum sight distance (feet)
|
250
|
200
|
150
|
|
Note: 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.
|
C.
Center line. The center line of the roadway shall be the center line
of the right-of-way.
D.
Dead-end streets. Dead-end streets shall be constructed to provide
a cul-de-sac turnaround with the following requirements for radii
of the turnaround at the terminus of the dead end: property line/right-of-way:
65 feet; outer edge of pavement: 50 feet. The maximum length of a
dead-end street, including the cul-de-sac, shall be 1,000 feet.
E.
Grades, intersections and sight distances.
(1)
Grades of all streets shall conform in general to the terrain
and shall not be less than 1/2 of 1%, nor more than 5% for arterial,
industrial and commercial streets, 6% for collector streets or 6%
for minor streets in residential zones, but in no case more than 2%
within 50 feet of any intersection.
(2)
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 distances specified in Subsection B, minimum sight distance.
(3)
Cross (four-cornered) street intersections shall be avoided
insofar as possible except as shown on the Comprehensive Plan or at
other important traffic intersections. A distance of at least 200
feet shall be maintained between center lines of offset intersecting
streets.
(4)
Street intersections and curves shall be so designed as to permit
adequate visibility for pedestrian and vehicular traffic. That portion
of any corner lot which is necessary to allow twenty-five-foot sight
lines between intersecting streets shall be cleared of all growth
(except isolated trees) and obstructions above the level two feet
higher than the center line of the street. If directed, ground shall
be excavated to achieve visibility.
F.
Sidewalks. Sidewalks where installed shall meet the minimum requirements
as set forth herein.
(1)
Bituminous sidewalks.
(3)
Curbing. Curbing shall be quarried granite, bituminous concrete
or cement, with a minimum height of six inches, and shall be installed
on a thoroughly compacted gravel base of six inches minimum, except
bituminous curbing shall be installed on a three-inch thick bituminous
pad.
A.
Minimum thickness of materials after compaction:
|
Street Materials
|
Minimum Requirements
| ||
|---|---|---|---|
|
Arterial
|
Collector
|
Local Residential
| |
|
Aggregate subbase course (maximum sized stone 4 inches) (inches)
|
18
|
18
|
18
|
|
Crushed aggregate base course (inches)
|
4
|
3
|
3
|
|
Hot bituminous pavement (after compaction)
| |||
|
Total thickness (after compaction) (inches)
|
3 1/4
|
2 1/2
|
2 1/2
|
|
Surface course (after compaction) (inches)
|
1 1/2
|
3/4
|
3/4
|
|
Base course (after compaction) (inches)
|
1 3/4
|
1 3/4
|
1 3/4
|
|
Hot bituminous pavement conforming to the standards set herein
shall be used on all streets within the Town or village centers and
on all arterial roadways. Hot bituminous pavement also shall be used
on heavily trafficked streets, through streets and where deemed necessary
by the Planning Board. Liquid asphalt may be used in more rural areas
where the traffic volume is low and where through traffic is minimal.
The final determination of the paving shall be made by the Planning
Board.
|
B.
Preparation.
(1)
Before any clearing has started on the right-of-way, the center
line of the new road shall be staked and side staked at fifty-foot
intervals. Limits of clearing shall be marked by stakes or flagging
distances from the center line shall be obtained from the cross sections.
(2)
Before grading is started, the entire right-of-way area shall
be cleared of all stumps, roots, brush and other objectionable material.
All ledge, large boulders and tree stumps shall be removed from the
right-of-way.
(3)
Tree stumps and other organic materials shall be removed to
a depth of two feet below the subgrade of the roadway. Soils which
are designated as being poor or very poor for road fill by the Soil
Suitability Guide for Land Use Planning in Maine (most recent version),
shall be removed from the street site to a depth of two feet below
the subgrade and shall be replaced where necessary with soils listed
by the Soil Suitability Guide as being good or fair for road fill.
[Amended 11-3-2020 STM
by Art. 3]
(4)
Side slopes shall not be steeper than a slope of three feet
horizontal to one foot vertical, graded, fertilized and seeded. Planting
strips shall be lined at the rate of 10 pounds of a 10-10 fertilizer
per 100 square feet or equivalent and seeded with a conservation mix
meeting the standards of the York County Soil and Water Conservation
District.
A.
Adequate provision shall be made for disposal of all stormwater collected
in streets and areas tributary to the street system and underground
water through ditches, culverts, under drain and/or stormwater drainage
systems.
(1)
All stormwater systems shall be designed to meet the criteria
of a twenty-five-year storm based on rainfall data from Weather Bureau
records in Portland.
[Amended 11-3-2020 STM
by Art. 3]
(2)
Appropriate conveyances for outlets to drainage systems must
be provided. Asphalt-coated steel culverts and asphalt-coated steel
pipes or equivalent shall be used where drainage is required.
(3)
In any case, the minimum pipe size for any storm drainage pipe
shall be 12 inches. Catch basins of an appropriate size and type shall
be installed where necessary and shall be located generally at the
curbline. Catch basins shall be placed away from the line of traffic
flow; however, they shall be adequate in design and strength to accommodate
vehicle traffic.
B.
Upstream drainage shall be accommodated by an adequately sized system
for existing conditions and future potential development in the upstream
drainage area or areas tributary to the proposed Town way. The adequacy
of the proposed system(s) shall be determined by the Planning Board.
C.
Existing or future downstream drainage requirements shall be studied
to determine the effect of proposed drainage. The applicant shall
demonstrate to the satisfaction of the Planning Board that the storm
drainage will not, in any way, overload existing or future storm drainage
systems downstream from the proposed street.
D.
Where open ditches, channels, streams or natural drainage courses
are used either to collect or discharge stormwater, adequately sized
perpetual easements shall be provided and appropriate erosion control
measures taken. No stormwater will be permitted to drain across a
street or across an intersection.
E.
Under drainage systems. Where subsurface solids are of the nature
to require an under drainage system, under drains shall be installed
and discharged not to degrade the environment. An under-drainage system
shall be installed to properly drain all springs or areas where the
groundwater level is too high and would cause a hazard to the stability
of the roadway base.
A.
All material used for storm drainage construction shall be in conformity
with State of Maine Specifications for Highways and Bridges, most
recent version. In addition, the quality of stormwater flows off the
street shall be addressed. Retention of the 1/2 inch from a storm
event for 24 hours by an oil and gas separator catch basin (properly
maintained) or other stormwater quality improvement measures may be
necessary, as determined by the Planning Board, to minimize or eliminate
sediments, hydrocarbons or other contaminants from the stormwater
leaving the right-of-way. Whenever possible, low-impact development
standards (LID) shall be incorporated into the site design.
[Amended 11-3-2020 STM
by Art. 3]
B.
General construction requirements.
(1)
Trenching shall be accomplished in accordance with all appropriate
state and federal safety requirements.
(2)
Drain alignment shall be straight in both horizontal and vertical
alignment unless specific approval of a curvilinear drainage is obtained,
in writing, from the Planning Board.
(3)
Manholes shall be provided at all changes in vertical or horizontal
alignment and at all junctions. In straight runs, manholes shall be
placed at a maximum of 400-foot intervals.
(4)
When necessary, outlets shall be terminated in an end wall or
concrete construction or shall be riprapped to prevent erosion or
other appropriate measures taken. Facilities for energy dissipation
shall be provided where necessary.
A.
Erosion control. Procedures shall be undertaken, during preparatory,
construction and cleanup stages, to prevent soil erosion and water
pollution. A plan shall be prepared meeting the standards of the York
County Soil and Water Conservation District.
B.
Cleanup. Following street construction, the developer and contractor
shall conduct a thorough cleanup of stumps and other debris from the
entire road or street right-of-way.
C.
Street names, street signs and streetlights. Streets which join and
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 Select
Board. Street name signs shall be furnished and installed by the developer.
The type, size and location shall be subject to the approval of the
Planning Board. Streetlighting shall be installed as required by the
Planning Board.
[Amended 11-3-2020 STM
by Art. 3]
D.
Entrance sign. A residential neighborhood, development or subdivision
with clearly defined geographical boundaries may have one sign located
at the primary entrance not to exceed 12 square feet.
[Amended 11-3-2020 STM
by Art. 3]
A.
Plans and illustrations submitted in accordance with § 240-10.1C (Plans) shall be designed and prepared by a civil engineer licensed in the State of Maine. No construction will be permitted until the Planning Board has approved the plans. No lot in a subdivision may be sold, leased or otherwise conveyed before the street upon which the lot fronts is completed in accordance with these standards up to and including that lot.
B.
Utilities, where available, shall be installed prior to the street
construction phase so as to avoid re-excavation of the finished street.
C.
Prior to the commencement of each major phase of construction, the
Director of Codes and Planning shall be notified.
D.
Upon completion of street construction and prior to a vote by the
Select Board to submit a proposed Town way to a Town Meeting, a written
certification signed by a civil engineer licensed in the State of
Maine shall be submitted to the Select Board, at the expense of the
applicant, certifying that the proposed Town way meets or exceeds
the design and construction requirements set forth herein.
A.
Pursuant to the procedures set forth in § 240-7.1L, prior to the time of the approval of the final plan application, the applicant shall tender either a certified check payable to the Town or other such surety or performance bond payable to the Town in the amount of 100% of the cost of streets and completing all grading, paving, storm drainage and utilities specified in the application.
B.
Prior to the release of such check, bond or other surety, the Planning Board shall determine to its satisfaction, in part by the written certification required pursuant to § 240-10.8D, that the proposed street and any other improvements meet or exceed the design and construction requirements set forth in the application and these regulations.
