A. 
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety, morals and general welfare.
B. 
Where literal compliance with the standards herein specified is clearly impractical, the Planning and Zoning Commission may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of these regulations.
C. 
The subdivision layout shall be in conformance with the Comprehensive Plan and Chapter 163, Zoning, as adopted or amended by the Town Commissioners from time to time, and shall be of such character that it protects the health, safety and general welfare of the Town and its residents. Subdivision layout in the town's Critical Area District shall, in addition to the above, conform to Chapter 61, Chesapeake Bay Critical Area Program, and be of such character that it protects water quality and plant and wildlife habitat.
A. 
All portions of a tract being subdivided shall be taken up in lots, streets, public lands or other proposed uses, so that remnants and landlocked areas shall not be created.
B. 
Where trees, groves, waterways, scenic points, historic spots or other city assets and landmarks are located within a proposed subdivision, every possible means shall be provided to preserve these features.
C. 
Land deemed to be unsafe for development shall not be subdivided or developed for residential occupancy or for such other uses as may endanger health, life or property or aggravate erosion or flood hazards until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the final plats.
D. 
The name of the subdivision must have the approval of the Planning and Zoning Commission. The name shall not duplicate nor closely approximate the name of any existing subdivision in the town.
A. 
General.
(1) 
The arrangement, character, extent, grade and location of all streets shall conform to the Town of Princess Anne's Transportation Plan of current adoption and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets.
(2) 
Proposed streets shall further conform to state or county plans for streets and highways as have been prepared.
(3) 
Where such is not in the town's Transportation Plan, proposed streets shall be continuous and in alignment with existing, planned or platted streets with which they are to connect.
(4) 
Residential streets shall be so laid out that their use by through traffic will be discouraged.
(5) 
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of existing streets.
(6) 
If a portion of a tract is not subdivided, suitable access to street openings for eventual subdivision of the entire tract shall be provided.
(7) 
Where stub streets are provided abutting unsubdivided acreage, temporary easements for turnarounds shall be provided at the boundary lines.
(8) 
With approval of the Town Commission, private streets and accessways may be retained in private ownership. Such private streets or accessways shall, however, meet minimum specifications and design standards of the regulations.
(9) 
Alleys are prohibited in developments of single-family detached residences.
(10) 
The names of streets must have the approval of the Planning and Zoning Commission. The name shall not duplicate nor closely approximate the name of any existing street in the town.
B. 
Street standards.
(1) 
Where a subdivision abuts or contains an existing street of inadequate right-of-way width, a right-of-way width as required by the Town of Princess Anne's Specifications and Design Standards for Roads, Streets and Improvements (see Appendix A) shall be indicated on the plat and offered for dedication.[1]
[1]
Editor's Note: Appendix A is on file in the Town offices.
(2) 
Minimum right-of-way, horizontal alignment, vertical alignment, sight distance, curbs, curb radii, offsets and street grades shall be in accordance with the Town of Princess Anne's Specifications and Design Standards for Roads, Streets and Improvements (see Appendix A).
A. 
Multiple intersections, including the junction of more than two streets, shall be avoided.
B. 
Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another street at an angle of less than 60°.
A. 
Whenever practicable, blocks shall be of such width as to provide two tiers of lots.
B. 
Pedestrian crosswalks shall be required where deemed essential to provide circulation or access to schools, parks and other community facilities.
A. 
All lots shall abut on a street.
B. 
In general, side lot lines shall be at right angles or radial to the street line.
C. 
Lots excessively deep in relation to width or lots excessively irregular in shape are to be avoided. A proportion of 2 1/2 in depth to one in width shall be considered a proper maximum.
All street signs shall be provided and constructed in accordance with the Town of Princess Anne's Specifications and Design Standards for Roads, Streets and Improvements (see Appendix A).[1]
[1]
Editor's Note: Appendix A is on file in the Town offices.
All sidewalks shall be provided and constructed in accordance with the Town of Princess Anne's Specifications and Design Standards for Roads, Streets and Improvements (see Appendix A).[1]
[1]
Editor's Note: Appendix A is on file in the Town offices.
In addition to the other provisions of Chapter 163, Zoning, the following design standards will apply to all subdivision of land located within the Town of Princess Anne Critical Area Overlay District:
A. 
Where a tract of land bordering tidal water, tidal wetlands or tributary streams in the critical area is to be subdivided and a buffer exemption has not been granted by the Critical Area Commission, a buffer of at least 100 feet shall be established in natural vegetation (except areas of the buffer which are planted in vegetation where necessary to protect, stabilize or enhance the shoreline). No development, including impervious surfaces, parking areas, roads or structures, is permitted in the buffer. However, approved development or expansion of a water-dependent facility, as defined in Chapter 61, Chesapeake Bay Critical Area Program, is excepted from these buffer provisions.
B. 
If the lot ownership extends to the water, wetlands or streambed, then the buffer shall be included in the required setback distance for buildings on that lot, except in the case of water-dependent facilities. Where the buffer is to be owned and maintained by a homeowners' or similar appropriate organization, the required setback distance shall be measured from the property line separating that lot from the designated buffer. The buffer, when not included in the lots, may be included in calculating the gross density.
C. 
The buffer will be expanded to include contiguous sensitive areas. This expansion will occur whenever new land development or other land-disturbing activities, such as clearing natural vegetation for agriculture or mining, are proposed. The expanded buffer must be shown on plans required for such development or activities. Sensitive areas are defined as follows: hydric soils and soils with hydric properties as designated by the Soil Conservation Service and highly erodible soils with a K value greater than 0.35 and steep slopes greater than 15%. The buffer shall be expanded according to the following rules:
(1) 
When the site of the proposed land disturbance drains to a slope greater than 15% contiguous to the buffer, the buffer shall be expanded four feet for every percent of slope or to the top of the slope, whichever is greater, but in no case more than 10 feet beyond the top of the slope greater than 15%.
(2) 
The applicant may provide afforestation in the buffer as an alternative to expanding the buffer to include hydric soils, soils with hydric properties and erodible soils, provided that no area of hydric soils is classified as a nontidal wetland. Afforestation must be in accordance with Chapter 61, Chesapeake Bay Critical Area Program.
(3) 
All subdivisions in the Princess Anne critical area shall be subject to the habitat protection criteria and guidelines prescribed in Chapter 61, Chesapeake Bay Critical Area Program.
(4) 
The applicant shall be required to identify stormwater management policies appropriate to site development which achieve the following standards:
(a) 
In areas designated as intensely developed areas on the Town of Princess Anne Official Critical Area Map, the applicant shall demonstrate that the best management practices for stormwater assure a ten-percent reduction of predevelopment pollutant and loadings.
(b) 
The subdivider shall delineate those site areas not covered by impervious surfaces to be maintained or established in vegetation. Where vegetation is not proposed, the developer shall demonstrate why plantings for such portions of the site are impracticable. The types of planting and vegetation proposed shall be in accordance with guidelines established as part of Chapter 61, Chesapeake Bay Critical Area Program.
(c) 
The subdivision shall be designed to assure those features or resources identified as habitat protection areas are offered protection as prescribed in the habitat protection element of Chapter 61, Chesapeake Bay Critical Area Program.
(5) 
Roads, bridges and utilities serving lots shall be located to avoid disturbances to habitat protection areas. When no alternative exists and such infrastructure must cross or be located in a habitat protection area, the developer shall demonstrate how impacts to habitats have been minimized and that no feasible alternative location of such infrastructure exists.
(6) 
All roads, bridges, lots or other development which crosses or is located adjacent to tributary streams in the critical area shall:
(a) 
Not be located in the buffer and shall be designed in a manner to reduce increases in flood frequency and severity.
(b) 
Provide for the retention of natural streambed substrate.
(c) 
Minimize adverse impacts to water quality and stormwater runoff.
(d) 
Retain existing tree canopy.
(7) 
Lots and open space acres shall be located and designed to provide for maintenance of existing site wildlife and plant habitats and continuity with those on adjacent sites. Existing wildlife corridors shall be identified on proposed development plats. When wildlife corridors exist or are proposed, they shall include any existing habitat protection areas and connect large forested areas on or adjacent to the site.
(8) 
Impervious surfaces in subdivisions located in limited development areas (LDA) and resource conservation areas (RCA) of the Critical Area District shall be limited to 15% of the gross site area proposed for development, except that impervious surfaces on any lot not exceeding one acre in size in a subdivision approved after December 1, 1985, may be up to 25% of the lot. However, the total of the impervious surfaces over the entire subdivision may not exceed 15%.
(9) 
Development on slopes greater than 15% shall be prohibited unless such development is demonstrated to be the only effective way to maintain or improve slope stability.
(10) 
No clearing or grading is permitted in the buffer nor on steep slopes and hydric or highly erodible soils for other than agricultural practices, not involving the clearing of natural vegetation in the buffer, or commercial forestry practices in the buffer between March 1 and May 15.
(11) 
Land to be subdivided shall be designed and improved in reasonable conformity with existing topography in order to minimize grading, cuts and fill and to retain, insofar as possible, the natural contours, minimize stormwater runoff and conserve the natural cover and soil. No soil, sand or gravel shall be removed from any lots shown on any subdivision plat, except in accordance with the provisions of the sediment control plan approved by the Soil Conservation District Board.
(12) 
Subdivisions and development in the Town of Princess Anne critical area are encouraged to increase natural vegetation on the development site.
(13) 
Subdivisions located in limited development areas (LDA) and resource conservation areas (RCA) are required to meet the following minimum standards for forest and developed woodlands. Forest and developed woodlands, as defined by Chapter 61, Chesapeake Bay Critical Area Program, shall be created or protected in accordance with the following:
(a) 
When no forest exists on the site, at least 15% of the gross site area shall be afforested. The location of the afforested area should be designed to reinforce protection to site habitats or provide connections between forested areas when they are present on adjacent sites.
(b) 
When forests or developed woodland exists on the site and proposed development requires the cutting or clearing of trees, areas proposed for clearing shall be identified on the proposed development plan. The developer shall submit plans for development and areas to be cleared to the Maryland Forest, Park and Wildlife Service for comments and recommendations and shall transmit comments to the Princess Anne Town Office. A grading permit shall be obtained prior to any clearing or cutting associated with proposed development. In addition, cutting or clearing which is associated with development shall be subject to the following limits and replacement conditions:
[1] 
All forests cleared or developed shall be replaced on not less than an equal area basis, either on the site or on another site approved by the Planning and Zoning Commission, except that if clearing on a fully forested lot is limited to a development pad of 10,000 square feet or less and cleared areas are reforested to the extent possible, the forest shall be considered a developed woodland and no replacement is required.
[2] 
No more than 20% of the forested or developed woodland within the site proposed for development may be removed, except as provided for in Subsection C(13)(b)[3] below, and the remaining 80% shall be maintained as forest cover through the use of appropriate instruments (e.g., recorded restrictive covenants). Removal of forest or developed woodlands cover in the buffer is prohibited.
[3] 
Clearing of forest or developed woodland up to 20% shall be replaced on an area basis of one to one. A developer may propose clearing up to 30% of the forest or developed woodland on a site, but the trees removed in excess of 20% must be replaced at the rate of 1.5 times the amount removed either on the site or on another site approved by the Planning and Zoning Commission.
[4] 
If more than 30% of the forest on a site is cleared, the forest is required to be replanted at three times the total area extent of the cleared forest.
[5] 
If the cutting of forests occurs before a grading permit is obtained, the forest is required to be replanted according to the requirement in Subsection C(13)(b)[4] above.
[6] 
All reforestation and/or afforestation shall be included in a planting plan.
[1]
Editor's Note: See also Ch. 61, Chesapeake Bay Critical Area Program.