The applicant, at his own expense, shall construct all streets
and improvements where required by these Regulations.
The following design standards shall be followed for safety,
efficiency, minimized environmental impact, livability of residential
environment, and economy of land use where applicable in the design
and construction of any subdivision or land development project:
A. Frontage on Improved Roads. No subdivision shall be approved unless
the area to be subdivided meets one of the following criteria:
[Amended 3-25-2015]
1. Has frontage on an existing state- or town-maintained road that has
been dedicated to the public and accepted by the Town.
2. Has the minimum frontage on a private street that existed prior to
September 21, 1982, and which has had private arrangements established
for the maintenance of the private street(s) since September 21, 1982
and which private arrangements remain in existence at the time of
application for subdivision and which arrangements continue to provide
for the permanent, long-term maintenance of the street(s).
3. Has received approval for a residential compound as defined by the
Charlestown Zoning Ordinance.
4. If such an existing street has not been improved to the standards of these Regulations, the Planning Commission shall require the applicant to make certain improvements along the street where necessary. See Section
4.2, Off-Site Improvements. All such improvements are required prior to final approval of a subdivision. Streets platted, but not improved or accepted for maintenance by the Town or not improved or maintained by an existing association, shall not be considered as existing improved public streets. Where these streets are incorporated or abut an application they shall be improved by the applicant to meet the standards of these Regulations.
B. Topography and Layout.
1. Street layout shall consider the existing street system and conform
to the Comprehensive Plan. Limited access to arterial roads and highways
shall be required for safety purposes.
2. Street alignment shall follow the natural terrain and topography
and no unnecessary cuts or fills shall be allowed. Horizontal curves
shall have a minimum radius of one hundred (100) feet. The combination
of steep grades and curves shall be avoided. Vertical curves shall
be limited to a maximum of one hundred and fifty (150) feet.
3. The use of gridiron street patterns will not be permitted. The use
of curvilinear streets, reverse curves, cul-de-sacs, or U-shaped streets
will be encouraged where such use will result in a more aesthetic
layout.
4. All streets shall be related to population densities, and to existing
and proposed land uses.
5. All streets shall be laid out to permit effective drainage and utility
systems, and to provide the minimum length of roadway necessary for
safe access to property.
6. The Planning Commission may require street systems to have two principal,
immediate or future, means of access for developments of more than
fifteen lots unless the applicant can demonstrate that two access
points are not feasible due to environmental constraints. Proposed
streets shall provide for their continuation or projection to intersect
with existing streets or to adjacent vacant property in order that
such streets may be extended at a future time.
7. The maximum continuous run of a street segment that does not reverse
grade shall be five hundred (500) feet. A short up slope bench shall
be provided whose crest is six (6) inches higher than its trough,
with drainage inlets on each side of the bench to intercept runoff
from the proceeding run.
8. Grades of minor, local residential streets shall not be less than
0.5% nor more than 8%. Arterial streets shall not exceed 6% in grade
nor be less than 0.5% in grade.
C. Street Classification. Street design shall conform to a street hierarchy
system as established herein. The right-of-way width and pavement
width, on-street parking, drainage and other public improvement design
standards shall be tailored to the street's function. The categories
of street classification are established in Table 11.1.
TABLE 11.1
STREET CONFIGURATIONS****
|
---|
Street Type
|
Paved Lane
|
Graded Shoulder**
|
Paved Parking***
|
Total Paved
|
Right of Way
|
Sidewalk
|
Curbs
|
---|
Arterial/ Collector
|
14'
|
12'
|
--
|
26'
|
50'
|
Optional
3' minimum
|
Optional*
|
Local/ Minor
|
12'
|
10'
|
--
|
24'
|
50'
|
Optional
3' minimum
|
Optional*
|
Industrial/ Commercial
|
12'
|
--
|
8'
|
24'
|
50'
|
Optional
3' minimum
|
Optional*
|
Cul-de-sac
|
12'
|
10'
|
--
|
24
|
70' outside radius
|
Optional
3' minimum
|
Optional*
|
*As drainage, pedestrian or traffic control require.
|
** Optional - as drainage, pedestrian or traffic control
require.
|
***Optional, depends on project/community needs.
|
**** The Planning Commission may consider reducing
pavement and right of way widths where principles of Conservation
Development are proposed.
|
Note: See Figures 11.1 to 11.4
|
TABLE 11.2
STREET CONSTRUCTION STANDARDS***
|
---|
Street Type
|
Gravel Borrow
|
Crushed Gravel
|
Mod. Bituminous
Base Course
|
Modified Binder*
|
Surface Course**
|
---|
Arterial/Collector
|
16"
|
2"
|
|
3"
|
2"
|
Local/Minor
|
14"
|
2"
|
|
3"
|
2"
|
Industrial/
|
18"
|
2"
|
3"
|
2"
|
2"
|
*R.I. Spec. M.03.01 Bituminous Concrete
|
**Medium texture type I-1 R.I. Spec. M.03.01 Bituminous Concrete
|
***All dimensions are depths after compactions by a 15 ton roller.
|
Note: See Typical Street Cross-section, Figure 11.2
|
D. Blocks. Blocks shall be designed to allow traffic to move with ease
and to provide safety to pedestrians and motorists.
E. Access to Arterial Streets. Where a subdivision borders on or contains
an existing or proposed arterial road, no frontage lots or access
for individual lots from the arterial road shall be allowed. Screening
shall be provided in a twenty (20) foot strip of landscaped land along
the rear or side property line of lots which abut an arterial road.
F. Dead End Streets.
Dead end streets which cannot be extended shall have at their
termination a cul-de-sac with a minimum outside radius of seventy
(70) feet and shall be clearly marked at their entrances. Where a
proposed street is to provide access to adjacent property, the Planning
Commission shall require a temporary turnaround until such time as
the adjacent tract is developed and the street extended. When the
street is extended, the temporary turnaround will be reconfigured
to match the paved width of the street. Dead end streets shall be
limited in length as determined by the Planning Commission. See Figures
11.1, 11.4.a, and 11.4.b.
If presented for permitting, cul-de-sacs shall include landscaped
islands in the center to reduce their impervious cover. The following
design criteria for cul-de-sacs and dead end streets shall be considered:
|
•
|
Utilize the landscaped island for stormwater management (e.g.,
bioretention area).
|
|
•
|
Reduce the radius of the turnaround bulb or consider alternative
cul-de-sac design, such as "tee" and "hammerheads" turn-a-rounds for
streets 200 feet or shorter in length, or looping lanes.
|
G. Street Names. An extension of an existing street shall have the same
name as the existing street. Names of other proposed streets shall
be different from any existing street name in the Town.
H. Reserve Strip. The creation of reserve strips of land, or any physical
barrier intending to control access to a street or land dedicated
for other public use will not be permitted.
I. Street Trees. Street layout and design shall follow natural terrain
to maximize preservation of existing trees and vegetation. Where existing
tree growth is determined to be insufficient, the Commission shall
require the applicant to plant street trees appropriate for the terrain,
soil, and climatic conditions encountered on the site. Existing features
such as woodlands, wetlands, cemeteries, wildflower sites, archeological
sites, areas of unique botanical interest and similar irreplaceable
assets shall be preserved in the design of the subdivision. Street
trees shall be planted in accordance with the following conditions.
[Amended 12-20-2023]
1. Location. Street trees shall be located on the portion of building
lots within ten feet of the street right-of-way line. No street trees
shall be located that interfere with overhead or underground utility
lines or be planted any closer than seven feet from the edge of any
pavement.
2. Spacing. Trees shall be planted at intervals no closer than forty
feet, and no further than eighty feet, measured between trunks. Trees
shall not be located within thirty feet of intersecting rights-of-way
lines. The species and size of such trees must be approved by the
Planning Commission at the time of preliminary approval. The Commission
or Administrative Officer may consult with a qualified arborist or
other expert on recommendations for proposed street trees.
3. Size. Approved species shall be no less than two inches caliper measured
one foot from ground level in place and eight feet of height in place.
Street trees shall be of licensed nursery stock. Street trees shall
be balled and burlaped with good root development and branching characteristics.
No bare root stock shall be permitted.
4. Planting. Street trees shall be planted in holes at the same depth
as the root ball and two to three times wider. If soil is extremely
poor, it should be replaced with good quality top soil, amended as
necessary. Street trees shall be securely triple-staked with stakes
of a minimum size of two inches by two inches by six feet. See Figure
11.5, Tree Planting.
5. Inspection. A qualified arborist or other expert shall inspect all
street tree plantings and report to the Director of Public Works if
the proper planting techniques and maintenance have been followed.
6. Species. Sustainable plant species are preferred for their tolerance
of drought and dry soils, resistance to wind damage, and tolerance
of ocean, roadside or aerial salt. Native species are strongly preferred
in most instances. Applicants can refer to University of Rhode Island
Cooperative Extension and Rhode Island Natural History Survey for
advice and current information. No invasive or potentially invasive
species are to be used.
J. Street Signs. Street signs shall be erected at applicant's expense
as contained in the "U.S. DOT - Manual on Uniform Traffic Control
Devices" and as approved by the Director of Public Works.
K. Street Intersection.
1. All street center lines shall coincide precisely at intersections
or shall be offset at least 125 feet between centerlines. No more
than two streets can intersect at any intersection.
2. Street center lines shall intersect at ninety degree angles. Lesser
angles between seventy-five degrees and ninety degrees may be approved
by the Planning Commission if demonstrated a more efficient site layout
is accomplished without impacting traffic safety.
3. Intersections shall be designed with a section of street at or near
level grade at the approach to the intersection. A maximum grade of
two (2) percent is required for two hundred (200) feet back from the
intersection right-of-way.
4. Intersection right-of-way lines shall have rounded corners. The right-of-way
radius shall be ten (10) feet and the curb radius for pavement shall
be twenty (20) feet.
5. Lots at intersections shall be graded to provide adequate sight distance
for motor vehicles approaching the intersection.
L. Private Streets. Private streets shall not be permitted except for such existing private streets that were established and existed prior to September 21, 1982, and which had private arrangements for the maintenance of the private street(s) since September 21, 1982, or as a residential compound private way; see Section
12.10.
[Amended 3-25-2015]
M. Street Lighting. Full cut-off street lighting shall be installed
at the applicant's expense where required by the Director of Public
Works.
N. Street Surfacing. Street rights-of-way and pavement widths shall
not be less than those prescribed in Table 11.1. Pavement shall be
measured between the inner faces of the curbs, berms, or shoulders
as applicable, and centered between right-of-way lines. (See Figure
11.2)
O. Landscaping Standards.
1. Required Landscaping. Landscaping shall be required for a subdivision
or land development projection. The landscaping design shall be used
to integrate the various elements of site development and create a
pleasing aesthetic identity for the site. Landscaping shall include
plant materials such as trees, shrubs, ground covers, grass, flowers,
etc. and may include other materials such as rocks, ledges, wetlands,
stone walls, decorative paving materials, planters, signage, and street
furniture. Areas which will be required to be landscaped shall include,
but are not limited to, the following:
c.
Open space areas that have been disturbed (i.e., not areas of
preserved native vegetation)
d.
Proposed recreation facilities
f.
Areas subject to soil erosion and sediment control (See Section
11.9)
2. Stormwater BMP Landscaping. Selection of vegetation for stormwater
BMP landscaping shall be consistent with the guidance provided in
Appendix B of the Rhode Island Stormwater Design and Installation
Standards manual as may be amended.
P. Engineering and Land Surveying. Where these Regulations mandate the
applications be prepared by Rhode Island Registered Professional Engineers
and/or Land Surveyors, all such applications shall be prepared according
to existing and amended standards of the State of Rhode Island Providence
Plantations Board of Registration for Professional Engineers and Board
of Registration for Land Surveyors.
The Planning Commission shall require the provision of easements
for the placement of improvements. The Commission may require the
dedication of land to the Town in lieu of easements if such dedication
would provide greater control over and access to the intended use.
Any such easement shall have a width in accordance with the following
minimum standards:
TABLE 11.3
|
---|
Type of Easement
|
Easement Width
|
---|
Sanitary sewer
|
20 feet
|
Storm drains
|
20 feet
|
Water and gas mains
|
15 feet
|
Underground conduits and cables
|
15 feet
|
Pedestrian
|
10 feet
|
Stormwater Management
|
as necessary
|
All other purposes
|
as necessary
|
A. Drainage Easements. Where aboveground drainage flows are directed
over private property and where publicly owned and maintained stormwater
management systems outfall on private land, a drainage easement shall
be dedicated to the Town over the entire area. Easement into and upon
aboveground drainage facilities such as stormwater BMPs shall be granted
to the Town wherever stormwater from Town-owned streets or other improvements
is directed to such facilities.
B. Grading Easements. The Planning Commission shall require the dedication
of an easement to the Town in order to grade or to maintain grading
on private property where such grading is necessary to establish or
maintain adequate drainage or sight distances.
C. Sight Distance Easements. The Planning Commission shall require the
dedication of an easement to the Town in order to establish or maintain
adequate sight distances for vehicular traffic. The dedication of
an easement may be required, which would prohibit the erection or
maintenance of any structure, tree, shrub, wall, earthen embankment,
hill or any other visual obstruction.
Special Flood Hazard Area on the Charlestown Flood Insurance
Rate Maps (FIRM), the Flood Hazard Boundary Maps (FHBM) and Floodway
Maps dated October 19, 2010 (and any subsequent amendments thereto)
are on file with Building Official. These maps and any amendments
thereto and the scientific and engineering report entitled, Flood
Insurance Study, Town of Charlestown, Rhode Island, dated June 17,
1986, are incorporated by reference and declared to be part of these
Regulations. Approval by the Planning Commission or Administrative
Officer of an application that is located wholly or partly in a Special
Flood Hazard Area shall be conditioned on the following:
A. That a general note is entered on the preliminary and final plats
indicating that the subdivision or land development project is located
within a Special Flood Hazard Area. The boundary lines of all flood
zones and floodways shall be indicated.
B. That the base flood elevation of the site is clearly indicated on
the preliminary and final plats and the maximum and minimum elevation
above mean sea level of each lot on the application is indicated.
C. That a copy of all necessary permits and approvals of all government
agencies from which approval is required by federal or state laws
has been submitted as a precedent to the issuance of preliminary approval.
D. A finding of fact with regard to the following:
1. That the proposed application will minimize damage from flooding.
2. That the applicant has submitted written certification that all public
improvements, facilities and utilities are located and will be constructed
to prevent or eliminate damage from flooding.
3. That no increase in runoff and adequate drainage is provided to reduce
exposure to flood hazards.
4. That all proposed earth removal and/or filling will not increase
base flood levels.
5. Where a proposed application provides for the alteration of a watercourse,
that the applicant has notified adjacent communities and obtained
approval from the Rhode Island Statewide Planning Program, RI DEM,
the USACE and the Office of the Federal Insurance Administration.
Sidewalks may be required where the Planning Commission deems
necessary for pedestrian safety. Sidewalks shall be installed by the
applicant as shown in Figure 11.2.
Sidewalk lengths and widths should be minimized on a development
site, where possible, to reduce overall imperviousness. The following
must be considered:
•
|
Provide common walkways linking pedestrian areas.
|
•
|
Use alternative sidewalk and walkway surfaces.
|
•
|
Shorten front setbacks to reduce walkway lengths.
|
•
|
Permeable pavers may be used for sidewalks.
|
The stormwater management system may be comprised of non-structural
and structural elements. Appropriate structural elements include BMPs
described in the RI Stormwater Design and Installation Standards manual,
and elements associated conveyance system. LID site planning and design
elements that mitigate pollution, reduce sedimentation, provide visual
amenities and provide wildlife habitat shall be utilized over structural,
constructed elements. A stormwater management plan and calculations
shall be prepared by a Rhode Island Registered Professional Engineer.
The methods used to design the stormwater management system meet the
requirements in the RI Stormwater Manual.
A. Required Information. The stormwater management plan and calculations
shall contain the information listed in Appendix A of the RI Stormwater
Manual.
B. Design Standards.
1. The proposed stormwater management system shall be designed to meet
the 11 Minimum Standards, as well as the BMP design criteria, listed
in the RI Stormwater Design and Installation Standards Manual as may
be amended from time to time unless other standards are specifically
prescribed in the regulations.
2. Each lot shall have adequate drainage and be compliant with the RI
Stormwater Design and Installation Standards Manual for storms that
exceed the 1-year frequency. For storms that are less than or equal
to the 1-year frequency, stormwater management practices shall retain
or re-use all runoff on site.
3. Existing watercourses shall be left open.
4. Where any part of the stormwater management system is proposed for
location outside the public street right-of-way, provisions for future
maintenance and all necessary easements shall be supplied by the applicant.
5. Consistent with the RI Stormwater Design and Installation Standards,
the Commission may require a downstream analysis to ensure that controls
proposed for the site will adequately protect areas that already experience
flooding.
|
The Planning Commission may consult with outside expertise in
order to properly evaluate an application at the applicant's expense.
|
The applicant shall build and pay for all costs for temporary
improvements and shall maintain the same for the period specified
by the Planning Commission. Prior to construction of any temporary
facility or improvements, the developer shall file with the Town Treasurer
a cash bond for temporary facilities which shall insure that the temporary
facilities will be properly constructed and maintained. Acceptance
of formal offers of dedication shall be only by authority of the Town
Council. The approval by the Planning Commission of a temporary improvement
shall not be deemed to constitute or imply the acceptance by the Town
of any street, easement, or park shown.
The applicant shall be required to maintain all improvements,
secure from vandalism, provide for mowing and snow removal if required,
until final approval and acceptance of said improvements by the Town
Council. The applicant shall be required to file a maintenance bond
with the Town Treasurer, prior to final recording, in an amount as
recommended by the Director and in a form satisfactory to the Town,
in order to assure the satisfactory function and maintenance of the
required improvements, for a period of one year period subsequent to completion, inspection and acceptance of
the improvement(s) unless there are extenuating circumstances.
Applicants shall mitigate off-site impacts and provide off-site
improvements for impacts which are directly or indirectly attributable
to new development. Off-site improvements shall reflect the character
of the neighborhood. Off-site improvements may include, but are not
limited to improvements to the following: