A.
The City may not finally approve any part of a proposed subdivision
of land that will be served by a public sewage system, as defined
by the State Department of Health and Mental Hygiene, if the total
planned subdivision will generate 2,500 gallons of average daily sewage
flow, unless that part of the subdivision to be recorded and its respective
sewage system is in at least an "immediate priority" sewer service
area in the Harford County Master Plan for water and sewer. A determination
of the amount of average daily sewage flow by the Aberdeen Department
of Public Works shall be final as to the developer for the purposes
of this section.
B.
If required by the Director of Public Works, drainage and utility easements shall be provided between lots wider than the minimum side yard widths required by Chapter 235 of this Code. This requirement may necessitate wider lots at these locations.
C.
The subdivision layout shall conform to all lot layout, bulk regulations, and similar requirements of Chapter 235 of this Code for that particular zoning district.
D.
See Appendix I for general requirements for the submission of a preliminary
subdivision plat or site plan.
A.
Streets and roads shall conform to the adopted Comprehensive Plan
and the Harford County Road Code.
B.
Wherever a tract of land to be subdivided includes any part of a
road indicated in the Transportation Element of the Comprehensive
Plan, the location, type and construction of such road shall be incorporated
by the subdivider in the layout of the subdivision.
C.
Notwithstanding the provisions of Subsection B, when a tract of land to be subdivided abuts an existing City road, the subdivider shall, as a condition of subdivision approval, deed to the City, in fee simple, by special warranty deed, a road improvement appropriate to the road and its functional classification. When the tract fronts along one side of the existing road, the subdivider shall deed all of the required right-of-way, calculated from the center line of the existing road, that is reasonably necessary for road widening. Title to road improvements shall be good and marketable and free of liens and encumbrances.
A.
The subdivider shall be required to provide and install, or to enter
into agreements to provide and install, certain minimum improvements
in the subdivision as a condition of approval of the final plat by
the Mayor and City Council.
B.
All required improvements shall be constructed in accordance with
the minimum requirements of these regulations and the construction
standards and specifications adopted by the City or other governmental
agency as may have jurisdiction over a particular improvement. Nothing
contained herein, however, shall be construed as prohibiting the subdivider
from installing improvements meeting higher standards than the minimum
requirements.
C.
No subdivision or development shall be approved unless it directly
accesses to an existing paved public road network. All roads providing
access from a subdivision or development to an existing paved City,
county, or state road shall be constructed to the appropriate road
specifications by the developer.
D.
Construction of access road. Any new or existing road right-of-way,
leading from an existing City, county, or state road to the proposed
project and all internal roads, including stub roads, shall be constructed
or improved to the prescribed width and road construction as referred
to in the Harford County Road Code.
E.
Frontage improvements.
(1)
All proposed developments or subdivisions described in Subsection E(2) of this section to be constructed along existing City roadways must be improved along their property frontage in order to provide safe ingress and egress to the site and to mitigate the impact of that development. Frontage improvements shall be consistent with § 475-10A and B.
(3)
The extent of the road improvements required pursuant to this section shall be determined by Chapter 302 of this Code.
(4)
Phasing. Upon the mutual recommendation of the Department of Public
Works and the Department of Planning and Community Development, in
subdivisions exceeding 100 residential lots, the improvements may
be phased over a period of time and on a schedule to be determined
by the Department of Public Works and the Department of Planning and
Community Development. The phasing schedule shall be incorporated
in the concept plan approval for projects requiring concept plan approval
and in the preliminary plat approval for all other projects.
A.
The developer shall acquire rights-of-way which are necessary to
accommodate improvements required by this chapter.
B.
To the extent land required for such rights-of-way is owned by the
developer, then the rights-of-way shall be conveyed to the City, by
special warranty deed in fee simple, at no cost. A title certificate
certifying that the grantor is vested with good and marketable fee
simple title, free and clear of liens and encumbrances, shall accompany
each deed.
C.
The usage of the term "right-of-way" for platting purposes shall
mean that every right-of-way established and shown on the final plat
is to be separate and distinct from lots or parcels adjoining such
right-of-way, and not included with the dimensions or areas of such
lots or parcels.
A.
The requirements of this chapter shall not apply to lots shown on
a preliminary subdivision plat approved prior to the effective date
of this chapter, provided that a final subdivision plat applicable
to that parcel is recorded in the land records of Harford County within
12 months after the effective date of this chapter.
B.
The requirements of this chapter shall not apply to lots shown on a preliminary subdivision plat pending approval as of the effective date of this chapter, provided that the requirements of Chapter 235 of this Code shall apply and the plat shall be approved by the Planning Commission within 60 days from the effective date of this chapter, and a final plat applicable to that parcel shall be recorded in the land records of Harford County within 12 months after the date of approval of the preliminary plat.
A.
Streets shall connect with existing streets, and shall be arranged
to provide access to adjoining subdivisions and neighboring streets,
except for culs-de-sac or streets designed to have one end permanently
closed.
B.
The street plan shall give recognition to existing topography and
shall provide for good drainage.
C.
Proposed streets shall provide for continuation of any existing streets
(constructed or recorded) that come to the boundary line of adjoining
property, where feasible, unless otherwise recommended by the Department
of Public Works.
D.
The street plan shall include a marginal access street of considerable
continuity generally parallel to and near any main thoroughfare or
controlled-access highway.
E.
Streets shall intersect as nearly at right angles as is practical.
F.
Culs-de-sac or streets designed to have one end permanently closed
shall not exceed 600 feet in length, and may be approved where necessitated
by topography or where, in the judgment of the Director of Planning
and Community Development, in consultation with the Director of Public
Works, they are appropriate for the type of development contemplated.
A turnaround with the appropriate radius must meet the minimum standards
set by the Harford County Road Code. Neither the turnaround diameter
of a cul-de-sac or a rotary, nor the turn-slot of a T-type or L-type
cul-de-sac shall be used for the parking of vehicles.
G.
Neighborhood minor collector streets shall be planned in order to
discourage use by nonlocal traffic.
H.
Where a new subdivision involves frontage on an arterial road, particularly
a controlled-access highway, the street layout shall provide vehicular
access to such frontage by one of the following means:
(1)
A parallel street which provides frontage for lots with rear yards
that abut the highway or providing the approach for vehicles to a
development;
(2)
A series of culs-de-sac or short loops entered from and planned at
right angles to such parallel street, with the rear lines of the terminal
lots abutting on the highway.
I.
If a railroad traverses the property, the street plan should:
(1)
Make allowance for future underpasses or overpasses where grade separations
are probable;
(2)
Parallel the railroad right-of-way with a street at sufficient distance
from the railroad to form a buffer yard or park, business, industrial
or other appropriate use, or;
(3)
Provide culs-de-sac or loops approximately at right angles to the
railroad so as to provide lots of more than normal depth, by at least
30%, to abut the railroad right-of-way.
J.
Street names shall be cleared through the City of Aberdeen and the
Harford County Emergency Operations Center prior to the time of submission
of the final plat. Names shall not duplicate or closely approximate
existing street names in or near the City of Aberdeen, unless they
are extensions of existing or previously planned streets of the same
name.
A.
Right-of-way, pavement widths, and easement widths.
(1)
The minimum right-of-way for roads and easement widths shall be in
conformance with the classifications of the road established by the
Comprehensive Plan and the standards adopted by reference in the Harford
County Road Code, as amended. The functional classification shall
be determined by the Director of Planning and Community Development
and the Director of Public Works. Table 1 provides the minimum right-of-way
and pavement widths for the road types specified.
|
Table 1: Right-of-way and Pavement Widths
| |||
|---|---|---|---|
|
Classification of Road
|
Right-of-Way Width
(feet)
|
Minimum Pavement Width
(feet)
|
Design Speed
(mph)
|
|
Residential, arterial
|
80
|
44 to 48
|
35 to 50
|
|
Nonresidential, arterial
|
100
|
48
|
35 to 50
|
|
Residential, collector
|
60
|
36 to 44
|
25 to 35
|
|
Nonresidential, collector
|
80
|
48
|
25 to 40
|
(2)
The minimum easement width for drainage and utility easements shall
be determined by the Department of Public Works.
B.
Private roads for commercial or industrial development after completing
construction of the private road, the developer or any successor in
interest to the developer shall:
(1)
Obtain certification from a professional engineer licensed by the
State of Maryland that based on site inspections or core samples conducted
or obtained by the engineer, the private road has been constructed
to the standards of the Harford County Road Code and the Department
of Public Works for the City of Aberdeen.
(2)
Furnish a copy of the certification to the property owners and to
the department of public works. The developer or any successor in
interest to the developer shall, at the time of final plat approval,
file in the Harford County land records, a private road agreement
approved by the Department of Public Works establishing responsibility
for maintenance of the private road.
(3)
Remain responsible for maintenance of the private road until a developer,
who creates a private road, complies with the requirements of the
Harford County Road Code, as amended, and this section.
A.
Minimum requirements.
(1)
Water and sewer facilities. Where a development is to be served by
a public water supply or sewerage system, such facilities shall be
installed in accordance with the standards adopted by reference in
the Harford County Water and Sewer Design Manual and the City's
exceptions and materials listing. A water system shall include standard
fire hydrants and water lines of sufficient size to provide standard
fire protection. A water line and water meter, and sewer lateral with
cleanout shall be provided for each lot and shall extend to the lot
line. Upon completion of the water system, the developer shall furnish
the Department of Public Works a map and drawing in a format determined
by the Department of Public Works, showing the system's water
main shutoff valves.
(2)
Storm drainage. Every subdivision shall be provided with a stormwater drainage system adequate to serve the area being platted, including any surface drainage water originating outside the limits of the area, which would ordinarily run through the area being platted, and otherwise meeting the drainage specifications as set forth in the Harford County Road Code and Chapter 465 of this code. Upon completion of the storm drain system, the developer shall furnish the Department of Public Works a map and drawing, in a format determined by the Department of Public Works, showing the storm drain system.
(3)
Video recording. All new and existing public water, sewer, and storm,
drains shall be video recorded and this information shall be provided
to the Department of Public Works.
(4)
Street name signs. Where required, street name signs, of a design
and type of construction which meets the approval of and placed in
position designated by the Department of Public Works, shall be erected
at each highway and/or street intersection at the expense of the developer.
The developer shall install temporary street signs in the development
before the City issues a building permit for a lot included in the
public works agreement for the development.
(5)
Utility lines. Extensions of distribution lines necessary to provide
electric and telephone service to any residential, commercial, or
industrial subdivision shall be subject to the underground rules of
the Public Service Commission and existing tariffs.
(6)
Sidewalks. Sidewalks measuring a minimum of five feet wide shall
be constructed for all new developments on both sides of the street.
(7)
Driveway access. Driveway access to the street shall not be located
within 10 feet of a storm drain. All driveway access to the street
shall be by a concrete driveway apron in conformance with City standards.
(8)
Crosswalks. Crosswalks, where required, shall be constructed in accordance
with the width and specifications contained in the Harford County
Road Code, as amended by the City of Aberdeen.
B.
Specifications for supporting detailed plans and data. Plans and
profiles shall be submitted in accordance with the rules, regulations,
and requirements of the Department of Public Works and the Harford
County Road Code, as amended by the City.
C.
Approved plans shall be submitted in a format determined by the Department
of Public Works.
D.
Inspection and acceptance. All construction work on required improvements
shall be subject to inspection, during and upon completion of construction,
by the Department of Public Works or by an authorized engineering
representative of the City. The subdivider shall furnish the Department
of Public Works with accurate and detailed engineering drawings of
all improvements as they were actually constructed, in a format determined
by the Department.
E.
No building permits shall be approved until all required improvements
have been satisfactorily completed and accepted in compliance with
this chapter or a Public Works agreement is executed and satisfactory
guarantee posted. No such guarantee shall be released until all improvements
secured by such guarantee have been completed and accepted. The Department
of Public Works shall, in the event of questions concerning the amount
of guarantee required, make a final revision on the amount or type
of guarantee based on at least two construction estimates made for
the improvements to be accomplished.
