This article is intended to provide an example of design guidelines which, if followed, will result in meeting the appropriate performance standards of Article XI. Compliance with these guidelines shall be considered evidence of meeting those standards. Proposed subdivisions not in compliance with the design guidelines of this article may be considered, but the applicant shall provide clear and convincing evidence that the proposed design will meet the performance standard(s) and the statutory criteria. In all instances the burden of proof shall be upon the applicant to present adequate information to indicate all performance standards and statutory criteria for approval have been or will be met.
A.
Well construction.
(1)
Due to the increased chance of contamination from
surface water, dug wells shall be prohibited on lots of smaller than
one acre. On lots of one acre or smaller, the subdivider shall prohibit
dug wells by deed restrictions and a note on the plan.
(2)
Wells shall not be constructed within 100 feet of
the traveled way of any street, if located downhill from the street,
or within 50 feet of the traveled way of any street, if located uphill
of the street. This restriction shall be included as a note on the
plan and deed restriction to the effected lots.
B.
Fire protection.
(1)
When served by the Alfred Water Company, fire hydrants
connected shall be located no further than 500 feet from any building.
(2)
A minimum storage capacity of 10,000 gallons shall
be provided for a subdivision not served by the Alfred Water Company.
Additional storage of 2,000 gallons per lot or principal building
shall be provided. The Board may require additional storage capacity
upon a recommendation from the Fire Chief. Where ponds are proposed
for water storage, the capacity of the pond shall be calculated based
on the lowest water level less an equivalent of three feet of ice.
(3)
Hydrants or other provisions for drafting water shall
be provided to the specifications of the Fire Department. Minimum
pipe size connecting dry hydrants to ponds or storage vaults shall
be six inches.
(4)
Where the dry hydrant or other water source is not
within the right-of-way of a proposed or existing street, an easement
to the municipality shall be provided to allow access. A suitable
accessway to the hydrant or other water source shall be constructed.
A.
Access control.
[Amended 3-8-1997 ATM by Art. 71; 3-9-2007 ATM by Art. 27]
(1)
Where a subdivision abuts or contains an existing
or proposed arterial street no residential lot may have vehicular
access directly onto the arterial street. This requirement shall be
noted on the plan and in the deed of any lot with frontage on the
arterial street.
(2)
Where a subdivision abuts an existing collector street,
no residential lot may have vehicular access directly onto the existing
collector street. This requirement shall be noted on the plan and
in the deed of any lot with frontage on the collector street.
(3)
Where a lot has frontage on two or more streets, the
access to the lot shall be provided to the lot across the frontage
and to the street where there is lesser potential for traffic congestion
and for hazards to traffic and pedestrians.
(4)
Subdivision access design for subdivisions entering onto arterial streets. When the access to a subdivision is a street, the street design and construction standards of Subsection B below shall be met. Where there is a conflict between the standards in this section and the standards of Subsection B, the stricter or more stringent shall apply.
(a)
General. Access design shall be based on the
estimated volume using the access classification defined below. Traffic
volume estimates shall be as defined in the Trip Generation Manual,
most recent edition, published by the Institute of Transportation
Engineers.
(b)
Sight distances. All access areas to each lot
which meet the site distance requirements measured in each direction
shall be designated in profile and grading and the driveway shall
be located within the areas depicted on the plan. Sight distances
shall be measured from the driver's seat of a vehicle standing on
that portion of the exit with the front of the vehicle a minimum of
10 feet behind the curbline or edge of shoulder, with the height of
the eye 3 1/2 feet, to the top of an object 4 1/4 feet above
the pavement. A minimum sight distance of 10 feet for each mile per
hour of posted speed limit shall be maintained or provided.
(c)
Vertical alignment. Accesses shall be flat enough
to prevent the dragging of any vehicle undercarriage. Accesses shall
slope upward or downward from the gutter line on a straight slope
of 3% or less for at least 75 feet. The maximum grade over the entire
length shall not exceed 10%.
(d)
Low-volume accesses.
[1]
Skew angle. Low-volume accesses shall be two-way
operation and shall intersect the road at an angle as nearly 90°
as site conditions permit, but in no case less than 75°.
[2]
Curb radius. The curb radius shall be between
10 feet and 15 feet, with a preferred radius of 10 feet.
[3]
Access width. The width of the access shall
be between 20 feet and 24 feet, with a preferred width of 20 feet.
(e)
Medium-volume accesses.
[1]
Skew angle. Medium-volume accesses shall be
either one-way or two-way operation and shall intersect the road at
an angle as nearly 90° as site conditions permit, but in no case
less than 75°.
[2]
Curb radius. Curb radii will vary depending
if the access has one-way or two-way operation. On a two-way access
the curb radii shall be between 25 feet and 40 feet, with a preferred
radius of 30 feet. On one-way accesses, the curb radii shall be 30
feet for right turns into and out of the site, with a five-foot radius
on the opposite curb.
[3]
Width. On a two-way access the width shall be
between 24 and 26 feet, with a preferred width of 26 feet. However,
where truck traffic is anticipated, the width may be no more than
30 feet. On a one-way access the width shall be between 16 feet and
20, with a preferred width of 16 feet.
[4]
Curb-cut width. On a two-way access the curb-cut
width shall be between 74 feet and 110 feet with a preferred width
of 86 feet. On a one-way access the curb-cut width shall be between
46 feet and 70 feet with a preferred width of 51 feet.
(f)
High-volume accesses.
[1]
Skew angle. High-volume accesses shall intersect
the road at an angle as nearly 90° as site conditions permit,
but in no case less than 75°.
[2]
Curb radius. Without channelization islands
for right-turn movements into and out of the site, the curb radii
shall be between 30 feet and 50 feet. With channelization islands,
the curb radii shall be between 75 feet and 100 feet.
[3]
Curb-cut width. Without channelization, curb-cut
width shall be between 106 feet and 162 feet with a preferred width
of 154 feet. With channelization, the curb-cut width shall be between
196 feet and 262 feet with a preferred width of 254 feet.
[4]
Entering and exiting accesses shall be separated
by a raised median which shall be between six feet and 10 feet in
width. Medians separating traffic flows shall be no less than 25 feet
in length, with a preferred length of 100 feet.
[5]
Width. Access widths shall be between 20 feet
and 26 feet on each side of the median, with a preferred width of
24 feet. Right-turn-only lanes established by a channelization island
shall be between 16 feet and 20 feet, with a preferred width of 20
feet.
[6]
Appropriate traffic control signage shall be
erected at the intersection of the access and the street and on medians
and channelization islands.
(g)
Special case accesses. Special case accesses
are one-way or two-way drives serving medium- or high-volume uses
with partial access (right turn only) permitted. These accesses are
appropriate on roadway segments where there is a raised median and
no median breaks are provided opposite the proposed access. These
accesses are usually located along the approaches to major signalized
intersections where a raised median may be provided to protect left-turning
vehicles and separate opposing traffic flows.
[1]
Perpendicular driveways.
[a]
Curb radii. Curb radii shall be between 30 feet
and 50 feet, with a preferred radius of 50 feet.
[b]
Access width. Access width shall be between
26 feet and 30 feet with a preferred width of 30 feet. On two-way
accesses, a triangular channelization island shall be provided at
the intersection with the street. On each side of the island the one-way
drive shall be between 15 feet and 24 feet with a preferred width
of 20 feet.
[c]
Curb-cut width. The total curb-cut width shall
be between 86 feet and 130 feet with a preferred width of 130 feet.
[d]
Channelization island. The channelization island
on two-way accesses shall be raised and curbed. Corner radii shall
be two feet.
[2]
Skewed accesses.
[a]
Skew angle. The skew angle shall be between
45° and 55°, with a preferred angle of 45°.
[b]
Curb radii. Curb radii shall be between 30 feet
and 50 feet on the obtuse side of the intersection, with a preferred
radius of 50 feet. Curb radii shall be between five feet and 10 feet
on the acute side of the intersection with a preferred radius of five
feet.
[c]
Access width. Access width shall be between
15 feet and 24 feet with a preferred width of 20 feet Where entering
and exiting access meet, the width shall be between 24 and 30 feet
with a preferred width of 30 feet.
[d]
Curb-cut width. The curb-cut width for each
access shall be between 35 feet and 75 feet with a preferred width
of 42 feet.
(h)
Access location and spacing.
[1]
Minimum corner clearance.
[a]
Corner clearance shall be measured from the
point of tangency (PT) for the corner to the point of tangency for
the access. In general the maximum corner clearance should be provided
as practical based on site constraints. Minimum corner clearances
are listed below based upon access or minor street volume and intersection
type.
|
Minimum Standards for Corner Clearance
| ||||
|---|---|---|---|---|
|
Minimum Corner Clearance
| ||||
|
Access Type
|
Intersection Signalized
(feet)
|
Intersection Unsignalized
(feet)
| ||
|
Low-volume
|
150
|
50
| ||
|
Medium-volume
|
150
|
50
| ||
|
High-volume
|
500
|
250
| ||
|
Special case
| ||||
|
Right turn in only
|
50
|
50
| ||
|
Right turn out only
|
100
|
50
| ||
|
Right turn in or out only
|
100
|
50
| ||
[b]
Where the minimum standard for a full access
drive cannot be met, only a special case access shall be permitted.
If based on the above criteria, full access to the site cannot be
provided on either the major or minor streets, the site shall be restricted
to partial access. Alternately, construction of a shared access drive
with an adjacent parcel is recommended.
[2]
Access spacing. Accesses and street intersections
shall be separated from adjacent accesses, streets and property lines
as indicated in the table below, in order to allow major through routes
to effectively serve their primary function of conducting through
traffic. This distance shall be measured from the access point of
tangency to the access point of tangency for spacing between accesses
and from the access point of tangency to a projection of the property
line at the edge of the roadway for access spacing to the property
line.
[Amended 3-9-2007 ATM by Art. 27]
|
Minimum Access Spacing
| |||||
|---|---|---|---|---|---|
|
Access Type
|
Minimum Spacing to Property Line1
(feet)
|
Minimum Spacing to Adjacent
Access3 by Access Type2
| |||
|
Medium
(feet)
|
High w/o RT4
(feet)
|
High w/RT5
(feet)
|
Special Case
(feet)
| ||
|
Low- volume
|
5
| ||||
|
Medium- volume
|
10
|
75
| |||
|
High- volume
(w/o RT)4
|
75
|
75
|
150
| ||
|
High- volume
(w/ RT)5
|
75
|
75
|
250
|
500
| |
|
Special case
|
10
|
75
|
75
|
75
|
406
|
|
NOTES:
| |
|---|---|
|
1
|
Minimum spacing to property line measured from
point of tangency of access to projection of property line on roadway
edge.
|
|
2
|
For two more accesses serving a single parcel,
or from a proposed access from an existing access.
|
|
3
|
Minimum spacing to property line measured from
point of tangency of access to point of tangency of adjacent access.
|
|
4
|
High-volume access without right turn channelization.
|
|
5
|
High-volume access with right turn channelization.
|
|
6
|
Right-turn-in-only upstream of right-turn-out-only.
Right-turn-out followed by right-turn-in not allowed.
|
(i)
Number of accesses. The maximum number of accesses
onto a single street is controlled by the available site frontage
and the table above. In addition, the following criteria shall limit
the number of accesses independent of frontage length.
(j)
Construction materials/paving.
[1]
All accesses entering a curbed street shall
be curbed with materials matching the street curbing. Sloped curbing
is required around all raised channelization islands or medians.
[2]
All accesses shall be paved with bituminous
concrete pavement within the street right-of-way. All commercial accesses
regardless of access volume shall be paved with bituminous concrete
pavement within 30 feet of the street right-of-way.
B.
Street design and construction standards.
(1)
General requirements.
(a)
The Board shall not approve any subdivision
plan unless proposed streets are designed in accordance with any local
ordinance or the specifications contained in these regulations. Approval
of the final plan by the Board shall not be deemed to constitute or
be evidence of acceptance by the municipality of any street or easement.
(b)
Subdividers shall submit to the Board, as part
of the final plan, detailed construction drawings showing a plan view,
profile, and typical cross section of the proposed streets and existing
streets within 300 feet of any proposed intersections. The plan view
shall be at a scale of one inch equals no more than 50 feet. The vertical
scale of the profile shall be one inch equals no more than five feet.
The plans shall include the following information:
[1]
Date, scale, and North point, indicating magnetic
or true.
[2]
Intersections of the proposed street with existing
streets.
[3]
Roadway and right-of-way limits including edge
of pavement, edge of shoulder, sidewalks, and curbs.
[4]
Kind, size, location, material, profile and
cross section of all existing and proposed drainage structures and
their location with respect to the existing natural waterways and
proposed drainageways.
[5]
Complete curve data shall be indicated for all
horizontal and vertical curves.
[6]
Turning radii at all intersections.
[7]
Center-line gradients.
[8]
Size, type and locations of all existing and
proposed overhead and underground utilities, to include but not be
limited to water, sewer, electricity, telephone, lighting, and cable
television.
(c)
Upon receipt of plans for a proposed public
street the Board shall forward one copy to the municipal officers,
the Road Commissioner, and the Municipal Engineer for review and comment.
Plans for streets which are not proposed to be accepted by the municipality
shall be sent to the Municipal Engineer for review and comment.
(d)
Where the subdivider proposes improvements within
existing public streets, the proposed design and construction details
shall be approved in writing by the Road Commissioner or the Maine
Department of Transportation, as appropriate.
(e)
Where the subdivision streets are to remain
private roads, the following words shall appear on the recorded plan.
|
"All roads in this subdivision shall remain
private roads to be maintained by the developer or the lot owners
and shall not be accepted or maintained by the Town, until they meet
the municipal street design and construction standards."
|
(2)
Street design standards.
(a)
These design guidelines shall control the roadway, shoulders, curbs, sidewalks, drainage systems, culverts, and other appurtenances associated with the street, and shall be met by all streets within a subdivision, unless the applicant can provide clear and convincing evidence that an alternate design will meet good engineering practice and will meet the performance standards of Article XI.
(b)
Reserve strips controlling access to streets
shall be prohibited except where their control is definitely placed
with the municipality.
(c)
Adjacent to areas zoned and designed for commercial
use, or where a change of zoning to a zone which permits commercial
uses is contemplated by the municipality, the street right-of-way
and/or pavement width shall be increased on each side by half of the
amount necessary to bring the road into conformance with the standards
for commercial streets in these regulations.
(d)
Where a subdivision borders an existing narrow
street (not meeting the width requirements of the standards for streets
in these regulations), the subdivision plan shall indicate reserved
areas for widening or realigning the road marked "Reserved for Road
Realignment (Widening) Purposes." Land reserved for such purposes
may not be included in computing lot area or setback requirements
of the Zoning Ordinance.[1] When such widening or realignment is included in the municipality's
capital investment plan, the reserve area shall not be included in
any lot, but shall be reserved to be deeded to the municipality or
state.
(e)
Any subdivision expected to generate average
daily traffic of 200 trips per day or more, shall have at least two
street connections with existing public streets or streets on an approved
subdivision plan for which performance guarantees have been filed
and accepted. Any street with an average daily traffic of 200 trips
per day or more, shall have at least two street connections leading
to existing public streets or streets on an approved subdivision plan
for which performance guarantees have been filed and accepted.
(f)
The following design standards apply according
to street classification:
[Amended 3-9-2007ATM by Art. 27]
|
Type of Street
| |||||
|---|---|---|---|---|---|
|
Description
|
Arterial
|
Collector
|
Minor or Private Right-of-Way
|
Industrial/
Commercial
| |
|
Minimum right-of-way width (feet)
|
80
|
50
|
50
|
60
| |
|
Minimum traveled way width (feet)
|
44
|
24
|
20
|
30
| |
|
Minimum width of shoulders (each side) (feet)
|
5
|
3
|
3
|
9
| |
|
Sidewalk width (feet)
|
8
|
5
|
5
|
8
| |
|
Minimum grade
|
.5%
|
.5%
|
.5%
|
.5%
| |
|
Maximum grade1
|
5%
|
6%
|
8%
|
5%
| |
|
Minimum center-line radius
| |||||
|
Without super-elevation (feet)
|
500
|
280
|
280
|
400
| |
|
With super-elevation (feet)
|
350
|
175
|
175
|
300
| |
|
Roadway crown2(inches
per foot)
|
1/4
|
1/4
|
1/4
|
1/4
| |
|
Minimum angle of street intersections4
|
90°
|
90°
|
75°
|
90°
| |
|
Maximum grade within 75 feet of intersection
|
3%
|
3%
|
3%
|
3%
| |
|
Minimum curb radii at intersections (feet)
|
30
|
25
|
20
|
305
| |
|
Minimum right-of-way radii at intersections
(feet)
|
20
|
10
|
10
|
20
| |
|
NOTES:
| |
|---|---|
|
1
|
Maximum grade may be exceeded for a length of
100 feet or less.
|
|
2
|
Roadway crown is per foot of lane width.
|
|
3
|
Gravel surfaces shall have a minimum crown of
3/4 inch per foot of lane width.
|
|
4
|
Street intersection angles shall be as close
to 90° as feasible but no less than the listed angle.
|
|
5
|
Should be based on turning radii of expected
commercial vehicles, but no less than 30 feet.
|
(g)
The center line of the roadway shall be the
center line of the right-of-way.
(h)
Dead-end streets.
[2]
Where the cul-de-sac is in a wooded area prior
to development, a stand of trees shall be maintained within the center
of the cul-de-sac. The Board may require the reservation of a twenty-foot
easement in line with the street to provide continuation of pedestrian
traffic or utilities to the next street. The Board may also require
the reservation of a fifty-foot easement in line with the street to
provide continuation of the road where future subdivision is possible.
(i)
Grades, intersections, and sight distances.
[1]
Grades of all streets shall conform in general
to the terrain, so that cut and fill are minimized while maintaining
the grade standards above.
[2]
All changes in grade shall be connected by vertical
curves in order to provide the following minimum stopping sight distances
based on the street design speed. Stopping sight distance shall be
calculated with a height of eye at 3 1/2 feet and the height
of object at 1/2 foot.
|
Design Speed
(mph)
|
20
|
25
|
30
|
35
| |
|
Stopping Sight Distance
(feet)
|
125
|
150
|
200
|
250
|
[3]
Where new street intersections or driveway curb-cuts
are proposed, sight distances, as measured along the road onto which
traffic will be turning, shall be based upon the posted speed limit
and conform to the table below. Sight distances shall be measured
from the driver's seat of a vehicle standing on that portion of the
exit with the front of the vehicle a minimum of 10 feet behind the
curbline or edge of shoulder, with the height of the eye 3.5 feet,
to the top of an object 4.25 feet above the pavement. Where necessary,
corner lots shall be cleared of all growth and sight obstructions,
including ground excavation, to achieve the required visibility.
|
Posted Speed Limit
(mph)
|
25
|
30
|
35
|
40
|
45
|
50
|
55
| |
|---|---|---|---|---|---|---|---|---|
|
Sight Distance
(feet)
|
250
|
300
|
350
|
400
|
450
|
500
|
550
|
[4]
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 minimum distance
of 125 feet shall be maintained between center lines of minor streets
and 200 feet between collectors or a collector and minor street.
(j)
Sidewalks. Sidewalks shall be installed within
all subdivisions located in the Center Village, Village, or Village
Growth Districts. Where sidewalks exist adjacent to a proposed subdivision
outside of these districts, sidewalks shall be installed connecting
to existing sidewalks. Where installed, sidewalks shall meet these
minimum requirements.
[Amended 3-9-2007 ATM by Art. 27]
(k)
Curbs shall be installed within all subdivisions
within areas designated as growth areas in the Comprehensive Plan.
Granite curbing shall be installed on a thoroughly compacted gravel
base of six inches minimum thickness. Bituminous curbing shall be
installed on the base course of the pavement. The specified traveled
way width above shall be measured between the curbs.
(3)
Street construction standards.
(a)
The minimum thickness of material shall meet
the specifications in the table below, after compaction.
[Amended 3-9-2007 ATM by Art. 27]
|
Street Materials
|
Minimum Requirements (inches)
| |||||
|---|---|---|---|---|---|---|
|
Arterial
|
Collector
|
Minor
|
Private Right- of-Way
|
Industrial/
Commercial
| ||
|
Aggregate subbase course (max. sized stone 6")
| ||||||
|
Without base gravel
|
24
|
18
|
18
|
18
|
24
| |
|
With base gravel
|
20
|
15
|
15
|
15
|
20
| |
|
Crushed aggregate base course (if necessary)
|
4
|
3
|
3
|
3
|
4
| |
|
Hot bituminous pavement
| ||||||
|
Total thickness
|
3
|
3
|
3
|
N/A
|
4
| |
|
Surface course
|
1 1/4
|
1 1/4
|
1 1/4
|
N/A
|
1 1/4
| |
|
Base course
|
1 3/4
|
1 3/4
|
1 3/4
|
N/A
|
2 3/4
| |
|
Surface gravel
|
N/A
|
N/A
|
N/A
|
3
|
N/A
| |
(b)
Preparation.
[1]
Before any clearing has started on the right-of-way,
the center line and side lines of the new road shall be staked or
flagged at fifty-foot intervals.
[2]
Before grading is started, the entire area within
the right-of-way necessary for traveled way, shoulders, sidewalks,
drainageways, and utilities shall be cleared of all stumps, roots,
brush, and other objectionable material. All shallow ledge, large
boulders and tree stumps shall be removed from the cleared area.
[3]
All organic materials or other deleterious material
shall be removed to a depth of two feet below the subgrade of the
roadway. Rocks and boulders shall also be removed to a depth of two
feet below the subgrade of the roadway. On soils which have been identified
by the Municipal Engineer as not suitable for roadways, either the
subsoil shall be removed from the street site to a depth of two feet
below the subgrade and replaced with material meeting the specifications
for gravel aggregate subbase below, or a MDOT approved stabilization
geotextile may be used.
[4]
Except in a ledge cut, side slopes shall be
no steeper than a slope of three feet horizontal to one foot vertical,
and shall be graded, loamed, limed, fertilized, and seeded according
the specifications of the erosion and sedimentation control plan.
Where a cut results in exposed ledge, a side slope no steeper than
four feet vertical to one foot horizontal is permitted.
[5]
All underground utilities shall be installed
prior to paving to avoid cuts in the pavement. Building sewers and
water service connections shall be installed to the edge of the right-of-way
prior to paving.
(c)
Bases and pavement.
[1]
Base/subbase.
[a]
The aggregate subbase course shall be sand or
gravel of hard durable particles free from vegetative matter, lumps
or balls of clay and other deleterious substances. Aggregate for the
subbase shall contain no particles of rock exceeding six inches in
any dimension. The gradation of the part that passes a three-inch
square mesh sieve shall meet the following grading requirements:
|
Sieve Designation
|
Percentage by Weight Passing Square Mesh
Sieves
| |
|---|---|---|
|
1/4 inch
|
25-70%
| |
|
No. 40
|
0-30%
| |
|
No. 200
|
0-7%
|
[b]
If the aggregate subbase course is found to
be not fine-gradeable because of larger stones, then a minimum of
three inches of aggregate base course shall be placed on top of the
subbase course. The aggregate base course shall be screened or crushed
gravel of hard durable particles free from vegetative matter, lumps
or balls of clay and other deleterious substances. Aggregate for the
base shall contain no particles of rock exceeding two inches in any
dimension. The gradation of the part that passes a three-inch square
mesh sieve shall meet the following grading requirements:
|
Sieve Designation
|
Percentage by Weight Passing Square Mesh
Sieves
| |
|---|---|---|
|
1/2 inch
|
45-70%
| |
|
1/4 inch
|
30-55%
| |
|
No. 40
|
0-20%
| |
|
No. 200
|
0-5%
|
[2]
Pavement joints. Where pavement joins an existing
pavement, the existing pavement shall be cut along a smooth line and
form a neat, even, vertical joint.
[3]
Pavements.
[a]
Minimum standards for the base layer of pavement
shall be the M.D.O.T. specifications for Plant Mix Grade B with an
aggregate size no more than one inch maximum and a liquid asphalt
content between 4.8% and 6.0% by weight depending on aggregate characteristics.
The pavement may be placed between April 15 and November 15, provided
the air temperature in the shade at the paving location is 35°
F or higher and the surface to be paved is not frozen or unreasonably
wet.
[b]
Minimum standards for the surface layer of pavement
shall be the M.D.O.T. specifications for Plant Mix Grade C or D with
an aggregate size no more than 3/4 inch maximum and a liquid asphalt
content between 5.8% and 7.0% by weight depending on aggregate characteristics.
The pavement may be placed between April 15 and October 15, provided
the air temperature in the shade at the paving location is 50°
F or higher.
[4]
Surface gravel. Private rights-of-way need not
be paved and may have a gravel surface. Surface gravel shall be placed
on top of the aggregate subbase, shall have no stones larger than
two inches in size and meet the following gradation:
|
Sieve Designation
|
Percentage by Weight Passing Square Mesh
Sieves
| |
|---|---|---|
|
2 inch
|
95-100%
| |
|
1/2 inch
|
30-65%
| |
|
No. 200
|
7-12%
|
A.
Preservation of natural beauty and aesthetics.
(1)
Unless located in areas designated as a growth area
in the Comprehensive Plan, a subdivision in which the land cover type
at the time of application is forested shall maintain a wooded buffer
strip no less than 50 feet in width along all existing public roads.
The buffer may be broken only for driveways and streets.
(2)
Unless located in areas designated as a growth area
in the Comprehensive Plan, building location shall be restricted from
open fields, and shall be located within forested portions of the
subdivision. When the subdivision contains no forest or insufficient
forested portions to include all buildings, the subdivision shall
be designed to minimize the appearance of buildings when viewed from
existing public streets.
(3)
When a proposed subdivision contains a ridgeline identified
in the Comprehensive Plan as a visual resource to be protected, the
plan shall restrict tree removal and prohibit building placement within
50 feet vertical distance of the ridge top. These restrictions shall
appear as notes on the plan and as covenants in the deed.
(4)
When a proposed subdivision street traverses open
fields, the plans shall include the planting of street trees. Street
trees shall include a mix of tall shade trees and medium-height flowering
species. Trees shall be planted no more than 50 feet apart.
B.
Retention of open spaces and natural or historic features.
[Amended 3-8-2008 ATM by Art. 24]
(1)
Any subdivision required to be designed as a cluster development, pursuant to § 160-123 of this Code, shall reserve sufficient open space in order to provide for the recreational needs of the occupants of the subdivision and/or to maintain the scenic or natural beauty of the area.
(2)
Subdivisions which are designed as multifamily cluster
developments, with an average density of more than three dwelling
units per acre in the developed portion, shall provide a portion of
the common open space as usable open space to be improved for ball
fields, playgrounds or other similar active recreation facilities.
A site intended to be used for active recreation purposes, such as
a playground or a play 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.
(3)
Sites selected primarily for scenic or passive recreation
purposes shall have such access as the Board may deem suitable and
no less than 25 feet of road frontage. The configuration of such sites
shall be deemed adequate by the Board with regard to scenic attributes
and significant wildlife habitat to be preserved, together with sufficient
areas for trails, lookouts, etc., where necessary and appropriate.
C.
Preservation of significant wildlife habitat. The
following guidelines are designed to protect the significant wildlife
resource identified in the municipality. The Board recognizes that
wildlife management must take into account many site specific variables.
Applicants proposing to subdivide land within or adjacent to identified
wildlife resources must consult with the Maine Department of Inland
Fisheries and Wildlife and provide their written comments to the Board.
(1)
Protection of significant wildlife and important habitat
areas.
(a)
Timber harvesting.
[1]
There shall be no timber harvesting within the
strip of land extending 75 feet inland from the normal high-water
mark of a water body, except to remove safety hazards, when the following
habitat areas fall under the jurisdiction of the state's Mandatory
Shoreland Zoning Act:
[2]
This restriction shall appear as a note on the
plan and as a deed restriction to the affected lots.
(b)
Cutting of vegetation.
[1]
There shall be no cutting of vegetation within
the strip of land extending 75 feet inland from the normal high-water
mark of a shoreland, except to remove safety hazards, when the following
habitat areas fall under the jurisdiction of the state's Mandatory
Shoreland Zoning Act:
[2]
This restriction shall appear as a note on the
plan and as a deed restriction to the affected lots.
(2)
Protection of wetlands rated high or moderate for
waterfowl. Within 75 feet of the upland edge of a wetland designated
as high or moderate value for waterfowl habitat by the Department
of Inland Fisheries and Wildlife or the Comprehensive Plan, there
shall be no cutting of vegetation, except to remove safety hazards.
Any clearing of vegetation that takes place in these areas shall be
limited to that which is necessary for the uses expressly authorized
in the district. This restriction shall appear as a note on the plan
and as a deed restriction to the affected lots.
(3)
Protection of deer wintering areas. The report prepared
by a wildlife biologist, selected or approved by the Board, shall
include a management plan for deer wintering areas. The management
plan shall provide for approximately 50% of the area to be maintained
in mature softwoods.
(4)
Protection of important shoreland areas.
(a)
Except as provided elsewhere in this section,
within all areas subject to the state-mandated two-hundred-fifty-foot
shoreland zone:
[1]
Tree removal shall be limited to no more than
40% of the volume of trees four inches or more in diameter measured
at 4 1/2 feet above the ground level on any lot in any ten-year
period.
[2]
Harvesting operations shall not create single
clear-cut openings greater than 10,000 square feet in the forest canopy.
Where such openings exceed 5,000 square feet, they shall be at least
100 feet apart. Such clear-cut openings shall be included in the calculation
of total volume removal. For the purposes of the guidelines, volume
may be considered to be equivalent to basal area.
[3]
In no event shall cleared openings for development,
including, but not limited to, principal and accessory structures,
driveways and sewage disposal areas, exceed, in the aggregate, 25%
of the lot area or 10,000 square feet, whichever is greater, including
land previously developed.
(b)
These restrictions shall appear as notes on
the plan and as deed restrictions to the affected lots.
(5)
If vernal pools or other important wildlife habitat
has been identified by the Department of Environmental Protection
or Department of Inland Fisheries and Wildlife or the Comprehensive
Plan, the restrictions on activities in and around these areas shall
be reviewed by the applicable department and their comments presented
in writing to the Board.
[Amended 3-8-2008 ATM by Art. 24]
A.
Drainage easements for existing watercourses or proposed
drainageways shall be provided at least 30 feet wide, conforming substantially
with the lines of existing natural drainage.
B.
The minimum pipe size for any storm drainage pipe
shall be 15 inches for driveway entrances and 18 inches for cross
culverts. 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, containing no stones larger than three inches,
lumps of clay, or organic matter, reaching a minimum of six inches
below the bottom of the pipe extending to six inches above the top
of the pipe.
C.
Catch basins shall be installed where necessary and
located at the curbline.
D.
Storm drainage construction standards.
(1)
Materials.
(a)
Storm drainage pipes shall conform to the requirements
of MDOT materials specifications Section 706 for nonmetallic pipe
and Section 707 for metallic pipe. Plastic (polyethylene) pipes shall
not be installed except in closed systems such as street underdrains.
Bituminous-coated steel pipes shall not be used.
(b)
Where the storm drainage pipe is to be covered
by 10 feet or more of fill material, pipe material with a fifty-year
life shall be used. These materials include concrete pipe, polymer
coated galvanized corrugated steel pipe, polyvinylchloride (PVC) pipe,
and corrugated aluminum alloy pipe.
(c)
Where storm drainage pipe may come into contact
with salt water, corrugated aluminum alloy pipes shall be used.
(2)
Pipe gauges. Metallic storm drainage pipe shall meet
the following thickness requirements depending on pipe diameter:
|
Material
| |||
|---|---|---|---|
|
Inside Diameter
(inches)
|
Galvanized CMP Aluminum/Zinc Coated CMP
Corrugated Aluminum Alloy
|
Aluminum Coated CMP Polymer Coated CMP
| |
|
15 to 24
|
14 ga.
|
16 ga.
| |
|
30 to 36
|
12 ga.
|
14 ga.
| |
|
42 to 54
|
10 ga.
|
12 ga.
| |
|
60 to 72
|
8 ga.
|
10 ga.
| |
(3)
Drain inlet alignment shall be straight in both horizontal
and vertical alignment unless specific approval of a curvilinear drain
is obtained in writing from the Board.
(4)
Manholes shall be provided at all changes in vertical
or horizontal alignment and at all junctions. On straight runs, manholes
shall be placed at a maximum of four-hundred-foot intervals.
E.
Upon completion, each catch basin or manhole shall
be cleaned of all accumulation of silt, debris or foreign matter and
shall be kept clean until final acceptance.
A.
Phosphorous export.
(1)
When a proposed subdivision is within the direct watershed
of a great pond, and qualifies for the simplified review procedure,
buffers strips shall be provided in accordance with following tables.
Buffer strips shall be provided on the downhill side of all lots,
along all tributaries to great ponds and along the great pond. The
minimum required width of buffer strips is designated in the table(s)
below and depends on the watershed in which the proposed subdivision
is located, the size of the lot, the hydrologic soil group, and whether
deed restrictions are proposed to limit the area which may be cleared
on each lot:
|
Lake Watershed:
|
Estes Lake, Lower Basin; Shaker Pond;
Round Pond
| ||||
|---|---|---|---|---|---|
|
Phosphorus Standard:
|
0.03 - 0.04 pounds/acre
| ||||
|
Lot Size
(acres)
|
Hydrologic
Soil Group
|
Buffer Width (ft) per lot
| |||
|
Clearing Restricted to 12,500
Square Feet
|
No Clearing Restrictions
| ||||
|
Less than l
|
A
|
130
|
145
| ||
|
B
|
225
|
250
| |||
|
C
|
NA
|
NA
| |||
|
D
|
NA
|
NA
| |||
|
1-1.99
|
A
|
75
|
85
| ||
|
B
|
130
|
145
| |||
|
C
|
NA
|
NA
| |||
|
D
|
NA
|
NA
| |||
|
2-2.99
|
A
|
35
|
50
| ||
|
B
|
100
|
125
| |||
|
C
|
175
|
NA
| |||
|
D
|
NA
|
NA
| |||
|
3-3.99
|
A
|
25
|
25
| ||
|
B
|
35
|
100
| |||
|
C
|
75
|
220
| |||
|
D
|
250
|
NA
| |||
|
4-4.99
|
A
|
25
|
25
| ||
|
B
|
25
|
75
| |||
|
C
|
25
|
125
| |||
|
D
|
25
|
NA
| |||
|
5-5.99
|
A
|
25
|
25
| ||
|
B
|
25
|
25
| |||
|
C
|
25
|
75
| |||
|
D
|
25
|
250
| |||
|
6-6.99
|
A
|
25
|
25
| ||
|
B
|
25
|
25
| |||
|
C
|
25
|
25
| |||
|
D
|
25
|
125
| |||
|
All lots seven acres and larger shall keep a
minimum twenty-five-foot buffer.
| |||||
|
Lake Watershed:
|
Estes Lake, Upper Basin; Middle Branch
Pond
| ||||
|---|---|---|---|---|---|
|
Phosphorus Standard:
|
0.05 - 0.06 pounds/acre
| ||||
|
Lot Size
(acres)
|
Hydrologic
Soil Group
|
Buffer Width (ft) per lot
| |||
|
Clearing Restricted to 12,500
Square Feet
|
No Clearing Restrictions
| ||||
|
Less than 1
|
A
|
100
|
110
| ||
|
B
|
150
|
200
| |||
|
C
|
NA
|
NA
| |||
|
D
|
NA
|
NA
| |||
|
1-1.99
|
A
|
30
|
45
| ||
|
B
|
90
|
125
| |||
|
C
|
150
|
NA
| |||
|
D
|
NA
|
NA
| |||
|
2-2.99
|
A
|
25
|
25
| ||
|
B
|
25
|
80
| |||
|
C
|
25
|
150
| |||
|
D
|
125
|
NA
| |||
|
3-3.99
|
A
|
25
|
25
| ||
|
B
|
25
|
25
| |||
|
C
|
25
|
60
| |||
|
D
|
25
|
225
| |||
|
4-4.99
|
A
|
25
|
25
| ||
|
B
|
25
|
25
| |||
|
C
|
25
|
25
| |||
|
D
|
25
|
45
| |||
|
All lots five acres and larger shall keep a
minimum twenty-five-foot buffer.
| |||||
B.
Shoreland buffer strips. Within a strip of land extending
I00 feet inland from the normal high-water line of a great pond or
any tributary to a great pond, and 75 feet from any other water body
or the upland edge of a wetland, a buffer strip of vegetation shall
be preserved. The deeds to any lots which include any such land shall
contain the following restrictions:
(1)
There shall be no cleared opening greater than 250
square feet in the forest canopy as measured from the outer limits
of the tree crown. However, a footpath not to exceed 10 feet in width
as measured between tree trunks is permitted, provided that a cleared
line of sight to the water through the buffer strip is not created.
Adjacent to a great pond, or a tributary to a great pond, the width
of the footpath shall be limited to six feet.
(2)
Selective cutting of trees within the buffer strip
is permitted, provided that a well-distributed stand of trees and
other vegetation is maintained. No more than 40% of the total volume
of trees four inches or more in diameter, measured at 4 1/2 feet
above ground level may be removed in any ten-year period.
(3)
In order to protect water quality and wildlife habitat,
adjacent to great ponds, and tributaries to great ponds, existing
vegetation under three feet in height and other ground cover shall
not be removed, except to provide for a footpath or other permitted
uses as described above.
(4)
Pruning of tree branches, on the bottom third of the
tree is permitted.
Where street lengths exceed 1,000 feet between intersections with other streets, the Board may require a utility/pedestrian easement, at least 20 feet in width, to provide for underground utility crossings and/or a pedestrian pathway of at least five feet in width constructed in accordance with design standards in § 148-49B(2)(j). Maintenance obligations of the easement shall be included in the written description of the easement.
A.
Wherever possible, side lot lines shall be perpendicular
to the street.
B.
The subdivision of tracts into parcels with more than
twice the required minimum lot size shall be laid out in such a manner
as either to provide for or preclude future division. Deed restrictions
and notes on the plan shall either prohibit future divisions of the
lots or specify that any future division shall constitute a revision
to the plan and shall require approval from the Board, subject to
the criteria of the Subdivision Statute, the standards of these regulations
and conditions placed on the original approval.
C.
If a lot on one side of a stream, tidal water, road
or other similar barrier fails to meet the minimum requirements for
lot size, it may not be combined with a lot on the other side of the
stream, tidal water, or road to meet the minimum lot size.
D.
The ratio of lot length to width shall not be more
than three to one. Flag lots and other odd-shaped lots in which narrow
strips are joined to other parcels in order to meet minimum lot size
requirements are prohibited.
E.
In areas served by a postal carrier, lots shall be
numbered in such a manner as to facilitate mail delivery. Even numbers
shall be assigned to lots on one side of the street, and odd numbers
on the opposite side. Where the proposed subdivision contains the
extension of an existing street or street approved by the Board, but
not yet constructed, the lot numbers shall correspond with the existing
lot numbers. The lot numbering shall be reviewed by the Postmaster
and his comments considered by the Board.
Utilities serving subdivisions in areas designated
by the Comprehensive Plan as growth areas shall be installed underground.
Utilities serving lots with a street frontage of 125 feet or less
shall be installed underground. The Board may approve overhead utilities
when the applicant proposes reserved affordable housing and provides
evidence that the increased costs of underground utilities will raise
the costs of the housing beyond the targets for affordable housing
in the Comprehensive Plan.
A.
Stone or precast concrete monuments shall be set at
all street intersections and points of curvature, but no further than
750 feet apart along street lines without curves or intersections.
B.
Stone or precast concrete monuments shall be set at
all corners and angle points of the subdivision boundaries where the
interior angle of the subdivision boundaries is 135° or less.
C.
Stone or concrete monuments shall be a minimum of
four inches square at the top and four feet in length, and set in
the ground at final grade level. After they are set, drill holes,
1/2 inch deep, shall locate the point or points described above.
D.
All other subdivision boundary corners and angle points,
as well as all lot boundary corners and angle points shall be marked
by suitable monumentation, as required by the Maine Board of Registration
of Land Surveyors.
[Amended 3-11-2006 ATM by Art. 24]
See Alfred Zoning Ordinance, § 160-123.
