In laying out a subdivision, the subdivider
shall comply with the following general principles and requirements.
B.
Reservation of right-of-way. When a proposed subdivision
includes or abuts streets designated on the Comprehensive Plan or
County Comprehensive Plan, the Planning Commission shall require,
by dedication to public use, adequate right-of-way for the coordination
of roads within the subdivision with other existing, planned or platted
roads. Such dedication to public use shall be to the full extent of
the right-of-way as required in the Comprehensive Plan, except where
the right-of-way to be dedicated is greater than a collector street,
then a reservation of land to meet the right-of-way standards may
be required. Where a proposed street involves state jurisdiction and
is designated on the Comprehensive Plan or the State Highway Plan
and no definite alignment has been established, the Planning Commission
may withhold approval of a subdivision plat for not more than 180
days from the application date to permit the State Highway Administration,
if it so desires, to establish an accurate road alignment.
[Amended 10-9-2018 by Ord. No. 2018-08]
C.
Improvement of adverse physical conditions. The subdivision
of land subject to flooding by a one-hundred-year storm or containing
floodplain soils will not be approved. A plat of a proposed subdivision
located in an area having poor drainage or otherwise adverse physical
conditions may be approved, provided the subdivider agrees to make
such improvements as in the judgment of the Planning Commission render
the subdivision substantially safe and otherwise acceptable for residential
use, and furnishes a performance bond or gives other guarantee satisfactory
to the Planning Commission, sufficient to cover the cost of such improvements
as estimated by the officials having jurisdiction.
[Amended 10-9-2018 by Ord. No. 2018-08]
The street layout of the subdivision shall be
in conformity with the Comprehensive Plan and designed for the most
advantageous development of adjoining areas and the entire neighborhood.
Residential streets shall be arranged so as to discourage their use
by through traffic. The following items shall be considered in laying
out streets:
A.
Outlets. Outlets shall be provided only where necessary
for access to adjoining properties or where necessary to provide an
appropriate future street pattern.
B.
Conformance to topography. The street layout shall
conform substantially to existing topography, minimizing grades and
providing for good drainage, good building sites, and ready access
to lots, without excessive cuts or fills. Trees shall be preserved
to the maximum extent possible.
C.
Cul-de-sacs. Cul-de-sacs of no more than 600 linear
feet may be used where necessitated by topography or where, in the
judgment of the Planning Commission, they are appropriate for the
type of development contemplated. A turnaround shall be provided at
the end of such a street.
D.
Half-width streets. Subdivisions adjoining dedicated,
reserved or platted and recorded half-width streets or alleys shall
dedicate or reserve an additional right-of-way width sufficient to
bring the overall street to the width requirements of this article.
E.
Spacing. Streets shall be spaced to allow for blocks meeting the dimensional requirements specified herein. The number of intersections along highways and other major roads shall be held to a minimum, normally spaced as indicated in Subsection F below.
F.
Minimizing interference with through traffic.
(1)
Land abutting the arterial streets as designated by
the Comprehensive Plan and the County Comprehensive Plan shall be
platted with the view of making the lots, if for residential use,
desirable for such use by cushioning the impact of heavy traffic upon
them; also minimizing interference with traffic on such highways,
roads, and streets as well as accident hazards from all kinds of subdivision.
One or more of the following ways or other comparable method(s) shall
be used to accomplish this:
(a)
By providing a service road parallel to, but
separated from the arterial street. The service road or any other
entrance shall connect with the arterial street at intervals as stated
in this chapter.
(b)
By backing the lots upon the arterial street
so that they front on and have access from a parallel minor street
one-half block away.
(c)
By arranging the lots around a series of loop
streets or dead-end streets stemming from a collector street. Such
loops or dead-ends shall be one lot depth away from the arterial street.
The choice between the foregoing or other methods for accomplishing
the desired purpose in a specific case must necessarily be made in
consideration of topography and other physical conditions, the character
of existing and contemplated developments, and other pertinent factors.
In all cases the minimum distance between connections on arterial
streets and roads shall be 750 feet.
(2)
Vehicular access to any individual lots from arterial
streets shall be prohibited except in conformance with the minimum
separations.
G.
Minimum separation between intersections.
|
TYPE OF INTERSECTION
| |||||
|---|---|---|---|---|---|
|
Arterial with Arterial
(feet)
|
Arterial with Collector and Local
(feet)
|
Collector with Collector
(feet)
|
Collector with Local
(feet)
|
Local with Local
(feet)
| |
|
Minimum distance between center lines of intersections
|
750
|
750
|
500
|
500
|
300
|
|
Minimum separation of center lines for streets
not for alignment
|
Must be in alignment with planned or proposed
streets from opposite sides
|
125
|
125
|
—
| |
H.
Multiple intersections. Involving junction of more
than two streets shall be avoided. Where this proves impossible, such
intersections shall be designed with extreme care for both pedestrian
and vehicular safety.
I.
Private streets. Private streets shall not be approved.
J.
Street names. Street names shall be subject to approval
by the Planning Commission. Names shall not duplicate or closely approximate
existing street names in the Town or County, except the for extension
of existing streets.
K.
Alignment.
(1)
Where appropriate to design, proposed streets shall
be continuous and in alignment with existing, planned or platted streets
with which they are to connect.
(2)
Street jogs with center-line offsets of less than
125 feet shall be avoided.
(3)
When connecting street lines deflect by more than 10º, the minimum radii of curves on the center lines shall be in accordance with the Street Design Standards Table in Subsection M.
(4)
Between reverse curves on secondary collector and
local access streets there shall be a tangent at least 100 feet long.
(5)
Minimum horizontal (around a bend) and vertical (over
a hill) sight distance standards shall be 150 feet on local streets,
200 feet on collectors and 400 feet on arterials.
M.
Street design standards. The minimum design standards
for streets shall be as follows:
|
Street Design Standards
| |||
|
Alley
|
Local
|
Collector
| |
|
Right-of-way width (feet)
|
16
|
50/24*
|
60
|
|
Pavement width (feet)
|
10
|
32/24*
|
36
|
|
Minimum sight distance (feet)
|
150
|
150
|
200
|
|
Maximum cul-de-sac length (feet)
|
0
|
600
|
0
|
|
Maximum center line radii (feet)
|
150
|
150
|
300
|
|
Minimum curbing radii (feet)
|
20
|
20
|
30
|
|
Design speed (mph)
|
20
|
20
|
30
|
|
Street lighting required
|
Yes
|
Yes
|
Yes
|
|
*Note: 24 feet may be allowable for street widths and right-of-way
widths in instances of townhome developments with perpendicular parking
on at least one side of the proposed street.
| |||
N.
Street grades.
(1)
All proposed grades for public alleys and local streets
within the Town of Myersville shall meet the most recently published
guidelines of American Association of State Highway and Transportation
Officials (AASHTO) for local urban streets in mountainous terrain.
(2)
All proposed grades for collector roads within the
Town of Myersville shall meet the most recently published guidelines
of American Association of State Highway and Transportation Officials
(AASHTO) for urban collector roads in mountainous terrain.
O.
Intersections.
(1)
Street intersections shall be as nearly at right angles
as is possible and in no case shall be less than 60º (requirements
for intersection with state roads shall not be less than 70º
or greater than 110º). The block corner of street intersections
with County or state highways shall be rounded on the right-of-way
line with a curve having a radius of not less than 25 feet; at minor
residential street intersections the minimum radius shall be not less
than 20 feet; except that in a business district a chord may be substituted
in lieu of the arc.
(2)
Curbs at street intersections shall be rounded off
with a radius of at least 20 feet or greater. At street intersections
with state highways the street curb or edges of paving shall be rounded
off by an arc, the minimum radius of which shall be 30 feet. Paving
flares and concrete curb channelization of the street intersection
with the State Highway Administration right-of-way shall conform to
and be in accordance with the design and construction standards of
the Maryland State Highway Administration.
