A.Â
Applicability. The provisions of this article govern
the preparation of development plans, residential planned communities,
and subdivision plats. It applies to all development plans whether
or not they result in the subdivision of land.
B.Â
Relationship to Sussex County Subdivision Ordinance.
It is intended that the provisions of this chapter concerning subdivision
closely parallel those of Sussex County, in order to avoid confusion
among subdividers and provide an orderly pattern of development.
A.Â
Conformance to applicable rules and regulations. In
addition to the requirements established in this chapter, all subdivisions
shall comply with the following laws, rules, and regulations. If a
subdivision plan does not comply with these laws, rules, and regulations,
it may be disapproved, and building permits may be withheld.
(1)Â
The provisions of this chapter, building and housing
codes, and all other applicable laws of the county, state, and federal
governments.
(2)Â
The municipal Comprehensive Plan.
(3)Â
Standards and regulations adopted by any Town boards,
committees, or commissions.
(4)Â
Rules, regulations, and standards of applicable county,
state, or federal agencies.
B.Â
Adequate public facilities.
(1)Â
Requirement. No preliminary plan shall be approved
unless the Planning and Zoning Commission determines that public facilities
are or will be adequate to support and service the area of the proposed
subdivision.
(2)Â
Upon request, the applicant shall provide information
needed by the Planning and Zoning Commission to evaluate the adequacy
of public facilities. For developments subject to development plan
approval, the community impact study shall be used to judge adequacy.
C.Â
Self-imposed restrictions. If the owner, applicant,
or subdivider places restrictions on any land included in a subdivision
that are different from, more strict than, or in addition to those
required by this chapter, the Planning and Zoning Commission may require
that such restrictions be indicated on the subdivision plan and/or
that restrictive covenants be recorded with the Recorder of Deeds.
The owner, applicant, or subdivider shall grant the Town the right
to enforce the restrictive covenants.
D.Â
Subdivision name. The proposed name of the subdivision
shall not duplicate, or too closely approximate phonetically, the
name of any other subdivision in the area covered by this chapter.
The Town Commissioners shall have final authority to designate the
name of a subdivision.
E.Â
Reference monuments.
(1)Â
Permanent reference markers shall be at such locations
as approved by a registered land surveyor and represent common surveying
practices.
(2)Â
Monuments shall be located on street right-of-way
lines, at street intersections, angle points of curves and block corners.
They shall be spaced so as to be within sight of each other, the site
lines being wholly contained within the street lines.
(3)Â
The external boundaries of a subdivision shall be
monumented in the field. These monuments shall be placed not more
than 1,400 feet apart in any straight line and at all corners, at
each end of all curves, at the point where a curve changes its radius
and at all angle points in any line.
F.Â
Character of land.
(1)Â
General Standard. Land that the Planning and Zoning
Commission finds to be unsuitable for subdivision or development due
to flooding, improper drainage, steep slopes, rock formations, adverse
earth formations or topography, utility easements, or other features
that are deemed harmful to the safety, health, and general welfare
of the current or future inhabitants of and/or its surrounding areas,
shall not be subdivided or developed.
A.Â
Block design.
(1)Â
Spacing. Streets shall be spaced so that blocks meet
the dimensional requirements of this chapter and to minimize the number
of intersections with existing or proposed state-maintained roads.
(2)Â
Shape. The lengths, widths, and shapes of blocks shall
be appropriate for the character of the Town, the surrounding neighborhood,
and the proposed development.
(3)Â
Easements. The subdivision plan shall provide for
the reservation of easements through each block to accommodate utilities,
drainage facilities, or pedestrian traffic.
B.Â
Lot design.
(1)Â
General requirement. Lots shall be arranged so that
there will be no foreseeable difficulties, because of topography or
other conditions, in securing building permits.
(2)Â
Lot access. Every lot shall abut and have access to
a public street.
(3)Â
Lot dimensions.
(a)Â
General. Lot dimensions shall comply with the
minimum size, width, depth, and other applicable property development
standards of the zone in which they are located.
(b)Â
Side lot lines. In general, side lot lines shall
be at right angles to street lines or radial to curving street lines
unless a deviation from this rule will produce a better street or
lot plan.
(c)Â
Corner lots. Corner lots shall have sufficient
extra width to permit the building to be set back from both streets
as required in this chapter.
(d)Â
Depth and width. Disproportional lot depth in
relation to lot width shall be avoided.
(e)Â
Lot area. The area of all lots shall be the
minimum required for the zone in which the subdivision is located.
(f)Â
Lots used for single-family homes. The size
and shape of lots intended for single-family use shall be sufficient
to permit the construction of a garage for a single automobile.
(g)Â
Non residential. The depth and width of properties
proposed for nonresidential uses shall be sufficient to provide parking,
loading, landscaping, and other facilities specified in this chapter
and other applicable requirements.
(h)Â
Double the minimum area. Where lots are more
than double the required minimum area, the Planning and Zoning Commission
may require that these lots be arranged to permit further subdivision
and the opening of future streets.
(4)Â
Drainage.
(a)Â
Lots shall be laid out so as to provide positive
drainage away from all buildings.
(b)Â
Individual lot drainage shall be coordinated
with the general storm drainage pattern for the area in which the
subdivision is located.
(c)Â
Drainage systems shall be designed to avoid
concentration of stormwater runoff from adjacent lots onto any single
lot.
(6)Â
Lot frontage.
(a)Â
Street frontage of any lot shall be as specified
in the property development standards of this chapter measured along
the right-of-way line. Where street frontage is not specified in the
property development standards, it shall be 30 feet.
(b)Â
Double frontage and reversed frontage lots.
Double frontage and reversed frontage lots shall be avoided, except
where necessary to provide separation of residential development from
traffic arterials or to overcome specific disadvantages of topography
and orientation.
A.Â
Required to accommodate public utilities.
(1)Â
General requirement. Easements shall be provided where
necessary to meet public utility requirements.
(2)Â
Along lot lines. All subdivision lots shall have five-foot-wide
easements along all lot lines for a total easement width of at least
10 feet along a lot line common to two lots. Easements of greater
width may be required along lot lines or across lots, where necessary.
(3)Â
Along perimeter boundaries. Easements along perimeter
boundaries of the subdivision shall be at least 10 feet wide on the
interior side of the boundary.
B.Â
Required to accommodate waterways and drainageways.
Where a proposed subdivision is traversed by any stream, waterway,
or drainageway, the subdivider shall make adequate provision for the
proper drainage of surface water, including the provision of easements
along such waterways and drainageways.
C.Â
Permanent obstructions prohibited. No building, structure,
or other permanent obstruction shall be placed on any easement.
A.Â
Approval required prior to start of construction.
Plans, profiles and specifications for the required improvements shall
be prepared by the subdivider and submitted for approval by the appropriate
public authorities prior to construction.
B.Â
Required information. The plans and profiles to be
submitted for all new construction shall include the following:
(1)Â
Plans and profiles of each street, showing proposed
grades and street intersection elevations.
(2)Â
A typical cross section of proposed streets showing
the width of roadways, which shall extend laterally to the point where
the proposed grade intersects the existing grade, except that, in
no case, shall less than the full width of the street right-of-way
be shown.
(3)Â
Construction and specification plans of proposed sanitary
sewers and storm drains as approved by the Town, county, or the State
Department of Transportation where it has jurisdiction.
(4)Â
Construction and specification plans of the proposed
water distribution system, showing pipe sizes and the locations of
all valves and fire hydrants that complies with the Delaware State
Fire Prevention Regulations.
(5)Â
Plans and specifications for any forested buffer strips,
if required.
(6)Â
For any area which shall be subject to a phasing plan to permit deferred
construction of the improvement required herein, a landscape and maintenance
plan shall be submitted for approval with each development plan. Landscape
plantings may consist of grass, ornamental landscaping, or shade trees
indigenous to local areas. The landscaping plan may also include berms
and agricultural uses. Landscaping plans shall be subject to all other
requirements of this chapter.
[Added 5-13-2013 by Ord. No. 13-5]
A.Â
Inspections; as-built drawings required. All construction
work on improvements required in this chapter shall be subject to
inspection and approval by the Town Engineer and/or other authorized
individuals during and upon completion of such construction work.
Upon the completion of each improvement, the subdivider shall furnish
the appropriate official with an accurate and detailed description
of location and the completion date of the improvement as it was actually
constructed.
B.Â
Fees for inspections. The Town Commissioners shall
establish a schedule of fees to be paid by the subdivider in order
to reimburse the Town for the cost of inspecting all construction
work on improvements required in this chapter. Costs reimbursed shall
be only those actually incurred by the Town in inspecting work for
which the Town has the authority to establish design standards or
has need to ensure that future efficient maintenance can be accomplished
adequately.
A.Â
Performance bond or guaranty required.
(1)Â
As a condition of approval of improvement plans, the
Town Commissioners shall require the subdivider to post a performance
bond or other guaranty for any improvements required by the application
of this chapter in an amount sufficient to construct the improvements
and in a form acceptable to the Town Attorney.
(2)Â
The amount of such bond shall be no less than 125%
of the cost of improvements. Bonding and guaranties may be required
for street and road improvements, surface drainage facilities, erosion
and sedimentation control facilities, water supply facilities, sanitary
sewer facilities, forested buffer strips or other improvements deemed
necessary by the Town.
B.Â
Additional bonds or guaranties authorized. Where a public agency other than the Town has the authority to require performance guaranties but in the determination of the Town Commissioners those guaranties are not adequate to ensure completion of improvements, the Town Commissioners may require additional bonds or guaranties in accordance with the provisions of Subsection A of this section.