This article provides design guidelines which, if followed, will result in meeting the appropriate performance standards of Article X. 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 demonstrate that all performance standards and statutory criteria for approval have been or will be met.
A.
Well construction. Wells shall not be constructed
within 100 feet of the edge of the pavement of any street, if located
downhill from the street, or within 50 feet of the edge of the pavement
of any street, if located uphill of the street. This restriction shall
be included as a note on the plan and included in deed restrictions
for the affected lots.
B.
Fire protection.
(1)
If fire hydrants connected to a public water supply
system are provided, they shall be located in accordance with the
standards of the Sanford Water District and the Fire Department, and
each location shall be approved in writing by the Fire Chief or his
designee.
(2)
If fire hydrants are not provided and the Planning
Board determines that a fire protection water supply is needed, a
minimum storage capacity of 10,000 gallons plus additional storage
of 2,000 gallons per lot or principal building or such other amount
as required by the Fire Chief shall be provided. Where fire ponds
are proposed for water storage, the capacity of the pond shall be
calculated based on the lowest projected water level less an equivalent
of three feet of ice. A detailed plan of the required pond, dry hydrant,
piping, and/or access road shall be submitted as part of the application.
The Town Engineer and Fire Chief shall approve the design of all storage
facilities. Subject to the review and approval of the Sanford Fire
Marshal, individual fire suppression systems may be utilized for fire
protection.
[Amended 7-18-2006]
(3)
Hydrants or other provisions for fire protection water
supply shall meet the specifications of the Fire Department and NFPA
1231. The design of hydrants shall be approved by the Fire Chief or
his designee. The minimum pipe size connecting dry hydrants to ponds
or underground storage shall be six inches.
(4)
Where a dry hydrant or other water source is not within
the right-of-way of a proposed or existing public street, an easement
shall be provided to the Town for access to, maintenance, and use
of the dry hydrant or reservoir. A suitable accessway to the hydrant
or other water source shall be constructed by the applicant. It shall
be built to standards approved by the Town Engineer and the Fire Chief.
Individual property owners and/or homeowner associations shall be
responsible for the maintenance of the fire protection system.
[Amended 7-18-2006[1]]
[1]
Editor's Note: This ordinance also deleted
original § 12.1B(5), which immediately followed this subsection.
A.
Access control.
(1)
Where a subdivision abuts or contains a principal arterial as identified by § 280-75 of Chapter 280, Zoning, no new residential lot shall have vehicular access directly onto the arterial street unless the Planning Board waives this requirement in accordance with § 280-75B of Chapter 280, Zoning. This requirement shall be noted on the plan and in the deed of any lot adjacent to a principal arterial.
(2)
Where a lot has frontage on two or more streets, the
access to the lot shall be provided across the frontage and to the
street where there is lesser potential for traffic congestion and
for hazards to traffic and pedestrians. This restriction shall appear
as a note on the plan and as a deed restriction for the affected lot.
B.
Subdivision access design. Streets, private roads, or common drives that provide access to a subdivision shall conform to the following standards. When the access to a subdivision is a street, the street design and construction standards of Subsection C below shall also be met. Where there is a conflict between the standards in this subsection and the standards of Subsection C, the stricter or more stringent shall apply.
(1)
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, 1997
Edition, published by the Institute of Transportation Engineers.
(a)
Low-volume residential access: any access to
a residential subdivision with 50 or fewer vehicle trips per day.
(b)
High-volume residential access: any access to
a residential subdivision with more than 50 vehicle trips per day.
(c)
Commercial access: any street or drive providing
access to a nonresidential use or subdivision or to a project with
a mix of residential and nonresidential uses.
(2)
Sight distances. Streets and other accesses shall
be located and designed in profile and grading to provide adequate
sight distance measured in each direction. 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. The required
sight distances are listed by road width and for various posted speed
limits.
(a)
Two-lane roads. A minimum sight distance of
10 feet for each mile per hour of posted speed limit shall be maintained
or provided.
(b)
Four-lane roads. The sight distances provided
below shall be maintained or provided. These standards are based on
passenger cars exiting from accesses onto four-lane roads and are
designed to enable exiting vehicles:
[1]
Upon turning left or right, to accelerate to
the operating speed of the street without causing approaching vehicles
to reduce speed by more than 10 miles per hour; and
[2]
Upon turning left, to clear the near half of
the street without conflicting with vehicles approaching from the
left.
|
Safe Sight Distance
| |||
|---|---|---|---|
|
Operating Speed
(miles per hour)
|
Left
(feet)
|
Right
(feet)
| |
|
20
|
130
|
130
| |
|
30
|
220
|
260
| |
|
40
|
380
|
440
| |
|
50
|
620
|
700
| |
(3)
Vertical alignment. Accesses shall be designed to
prevent surface water from draining across the intersection. Accesses
shall slope upward or downward from the gutter line at a maximum slope
of 3% for at least 75 feet. The maximum grade over the entire length
shall not exceed 10%. Accesses shall be flat enough to prevent the
dragging of any vehicle undercarriage.
(4)
Access layout and design. The layout and design of
the intersection of a proposed street or other access with an existing
or proposed public street shall be appropriate for the anticipated
use and traffic volume. Any access with a peak hour traffic volume
of more than 100 passenger car equivalent trips shall be designed
based on a site-specific traffic analysis prepared by a traffic engineer.
Any access with 100 or fewer peak hour trips shall conform to the
following standards:
(a)
Width. The width of the access shall be the
minimum necessary to serve the proposed use and anticipated traffic
volume. The width of the street or other access at the intersection
or curb cut shall not exceed the following:
(b)
Curb radii. Curb radii shall reflect the anticipated
volume of use (as determined by the ITE Trip Generation Manual), the
type of vehicles that will use the access, and the environment in
which the access is located. Curb radii for low-volume residential
accesses should be a maximum of 15 feet in built-up areas and 20 feet
in suburban and rural areas. Curb radii for high-volume residential
accesses or commercial accesses should be a maximum of 30 feet in
built-up areas and a maximum of 40 feet in suburban and rural areas.
(c)
Planning Board modification. The Planning Board
may allow greater access widths or larger curb radii if necessary
for safety or to accommodate turning lanes or truck traffic.
(d)
Skew angle. The skew angle shall be as close
to 90° as possible, but in no case shall the angle be less than
60°.
(5)
Access location and spacing.
(a)
Minimum corner clearance. Corner clearance shall
be measured from the point of tangency of the corner to the point
of tangency of the access. In general the maximum practical corner
clearance should be provided based on site constraints. Minimum corner
clearances are listed in the following table, based upon access volume
and intersection type.
|
Minimum Standards for Corner Clearance
| |||
|---|---|---|---|
|
Minimum Corner Clearance (Dc)
| |||
|
Access Type
|
Intersection Signalized
(feet)
|
Intersection Unsignalized
(feet)
| |
|
Low-volume residential
|
150
|
50
| |
|
High-volume residential
|
150
|
50
| |
|
Commercial
|
500
|
250
| |
(b)
Access spacing. Accesses and street intersections
shall be separated from adjacent accesses, streets, and property lines
as indicated in the following table 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.
|
Minimum Access Spacing
| |||||
|---|---|---|---|---|---|
|
Minimum Spacing to Adjacent Access
by Access Type2 (Dsp)3
| |||||
|
Access Type
|
Minimum Spacing to Property Line (Dpl)1
(feet)
|
Low
Resident
(feet)
|
High
Resident
(feet)
|
Comm
w/o RT
(feet)
|
Comm
w/ RT
(feet)
|
|
Low-volume residential
|
5
|
50
|
50
|
75
|
100
|
|
High-volume residential
|
10
|
50
|
75
|
100
|
150
|
|
Commercial
(w/o RT)4
|
10
|
75
|
100
|
150
|
250
|
|
Commercial (w/RT)5
|
10
|
100
|
150
|
250
|
400
|
|
NOTES:
| ||||||
|
1
|
Dpl 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
|
Dsp measured from point of tangency of access
to point of tangency of adjacent access.
| |||||
|
4
|
Access without right turn channelization.
| |||||
|
5
|
Access with right turn channelization.
| |||||
 |
(6)
Number of accesses. The maximum number of accesses shall conform to § 280-76B of Chapter 280, Zoning.
(7)
Construction materials/paving.
(a)
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.
(b)
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 or other paving material approved by the Director of Public
Works within 30 feet of the street right-of-way.
C.
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 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)
Applicants 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 arrow, indicating magnetic
or true North.
[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 existing natural waterways and proposed
drainageways.
[5]
Complete curve data 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, including but not limited
to water, sewer, electricity, telephone, lighting, and cable television.
(c)
Where the applicant proposes improvements within
existing public streets, the proposed design and construction details
shall be approved in writing by the Town Engineer or the Maine Department
of Transportation, as appropriate.
(d)
Where the subdivision streets are to remain
private roads, the following notes shall appear on the recorded plan:
[1]
The Town of Sanford shall not be responsible
for the maintenance, repair, plowing, or similar services for the
private way(s) shown on this plan.
[2]
Any private way shown on this plan shall not
be accepted as a public street by the Town of Sanford unless the way
complies with the standards for public streets (including right-of-way
width) existing at the time acceptance is requested.
(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. These guidelines shall be met by all streets within a subdivision, unless the applicant can provide clear and convincing evidence that an alternate design is good engineering practice and will meet the performance standards of Article X.
(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 right-of-way width requirements of the standards for streets in these regulations), or when the Comprehensive Plan indicates plans for realignment or widening of a road that would require use of some of the land in the subdivision, the 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 Chapter 280, Zoning. 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 acquired by the municipality or state.
(e)
Any subdivision containing more than 15 dwelling
units shall have at least two street connections with existing public
streets, streets shown on an Official Map, 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, streets shown on an Official Map, or streets
on an approved subdivision plan for which performance guarantees have
been filed and accepted.
(f)
The design standards of Table 1 and the typical
cross sections in Appendix A [1] shall apply according to street classification. The urban classifications shall apply in those areas designated as growth areas in the Comprehensive Plan. The rural classifications shall apply in those areas designated as rural in the Comprehensive Plan. In addition, private ways shall conform to the standards of § 280-85 of Chapter 280, Zoning.
[1]
Editor's Note: Table 1 is included at the end of this chapter. Appendix A is on file at the Town Clerk's office.
(g)
The center line of the roadway shall be the
center line of the right-of-way.
(h)
Dead-end streets.
[1]
In addition to the design standards in Table
1, dead-end streets shall be constructed to provide a cul-de-sac turnaround
or other turnaround approved by the Director of Public Works. Where
a turning circle is used, it shall meet the following requirements
for radii:
[2]
The Planning Board may require larger radii
for turning circles on a commercial street. The island in the circle
shall be landscaped in a manner requiring low maintenance. Where the
turning circle is in a wooded area prior to development, a stand of
trees shall be maintained within the center of the circle if possible.
The Board shall 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. If a hammerhead
or "T" turnaround is approved, no driveways shall enter onto the turnaround.
A dead-end street shall be limited to a maximum of 15 dwelling units
(not including corner lots that gain their access from another street).
The length of a dead end shall not exceed 1,500 feet. The Planning
Board may waive these requirements if the applicant demonstrates that:
(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:
|
Design Speed
(miles per hour)
| |||||
|---|---|---|---|---|---|
|
20
|
25
|
30
|
35
| ||
|
Stopping sight distance (feet)
|
125
|
150
|
200
|
250
| |
[3]
Stopping sight distance shall be calculated
with a height of eye at 3 1/2 feet and the height of object at
two feet.
[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.
(j)
Sidewalks. Sidewalks shall be installed within
all subdivisions within areas designated as growth areas in the Comprehensive
Plan. Sidewalks shall be provided on both sides of the street where
sidewalks are required. The Planning Board may permit sidewalks on
one side of the street or may waive the requirement for sidewalks
if the Board finds that there are adequate alternative provisions
for pedestrians outside of the right-of-way or that the scale of the
project makes sidewalks unnecessary on one or both sides. Where sidewalks
exist adjacent to a proposed subdivision outside of growth areas,
sidewalks shall be installed connecting to existing sidewalks. Where
installed, sidewalks shall meet these minimum requirements:
[1]
Location. Sidewalks shall be located adjacent
to the curb.
[2]
Sidewalk construction. Portland cement concrete
sidewalks shall be provided in all areas where sidewalks are required
and shall comply with the following standards. The Planning Board
may approve the use of alternative materials with the approval of
the Director of Public Works. The applicant shall be responsible for
demonstrating that the alternative material is an acceptable equivalent.
[a]
The subbase aggregate shall be
no less than 12 inches thick after compaction.
[b]
The 4,000 psi Portland cement concrete
shall be reinforced with six-by-six-inch square No. 6 welded wire
mesh or fiber reinforcement.
[c]
The sidewalk shall be no less than
four inches thick. The depth shall be increased to six inches under
driveways.
[d]
Handicapped access ramps shall
be provided at all intersections and other pedestrian crossings.
(k)
Curbs shall be installed wherever a sidewalk
is provided and in other areas as needed to control stormwater drainage
or vehicle movement. The curb shall be a cast-in-place concrete curb
that is monolithic with the sidewalk. The specified traveled way width
shall be measured between the curbs.
(3)
Street construction standards. Streets shall be constructed
to the following standards. For any aspect of construction not covered
by these standards, the appropriate material and construction performance
standards of the Maine Department of Transportation shall apply. The
Planning Board may waive or modify these standards with the approval
of the Director of Public Works if it finds that the alternative will
be equivalent.
(a)
The minimum thickness of material after reaching
95% of modified Proctor maximum density shall meet the specifications
in the following table:
|
Minimum Pavement Materials Thicknesses
| ||||||
|---|---|---|---|---|---|---|
|
Street Materials
|
Commercial
|
Collector
|
Local
|
Private Way
| ||
|
Aggregate subbase course (maximum sized stone
6 inches) (inches)
|
20
|
15
|
15
|
12
| ||
|
Crushed aggregate base course (inches)
|
4
|
3
|
3
|
3
| ||
|
Hot bituminous pavement (inches)
| ||||||
|
Total thickness
|
4 1/2
|
3
|
3
|
N/A
| ||
|
Surface course [MeDOT 403.210 Superpave Mix
3/8 inch (9.5mm)]
|
1 1/2
|
1
|
1
|
N/A
| ||
|
Base course [MeDOT 403.207 Superpave Mix 3/4
inch (19mm)]
|
3
|
2
|
2
|
N/A
| ||
|
Surface gravel (inches)
|
N/A
|
N/A
|
N/A
|
2
| ||
(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 six feet below the finished grade of
the roadway. Rocks and boulders shall also be removed to a depth of
six feet below the finished grade of the roadway. On soils that have
been identified by the Town Engineer as not suitable for roadways,
the subsoil shall be removed from the street site to a depth of six
feet below the finished grade and replaced with material meeting the
specifications for gravel aggregate subbase below.
[4]
Except in a ledge cut, side slopes shall be
no steeper than a slope of one foot vertical to three feet horizontal
and shall be graded, loamed, limed, fertilized, and seeded according
to 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]
Bases/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. The gradation
of the part that passes a three-inch-square mesh sieve shall meet
the grading requirements of the following table. Aggregate for the
subbase shall contain no particles of rock exceeding six inches in
any dimension.
|
Aggregate Subbase Grading Requirements
| ||
|---|---|---|
|
Sieve Designation
|
Percentage by Weight Passing Square Mesh
Sieves
| |
|
1/4 inch
|
25% to 70%
| |
|
No. 40
|
0% to 30%
| |
|
No. 200
|
0% to 7%
| |
[b]
An 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. The gradation of the part that passes a three-inch-square
mesh sieve shall meet the grading requirements of the following table.
Aggregate for the base shall contain no particles of rock exceeding
two inches in any dimension.
|
Base Course Grading Requirements
| ||
|---|---|---|
|
Sieve Designation
|
Percentage by Weight Passing Square Mesh
Sieves
| |
|
3/8 inch
|
45% to 70%
| |
|
1/4 inch
|
30% to 55%
| |
|
No. 50
|
0% to 20%
| |
|
No. 200
|
0% to 5%
| |
[2]
Pavement joints. Where pavement joins an existing
pavement, the existing pavement shall be cut along a smooth line to
form a neat, even, vertical joint.
[3]
Pavements.
[a]
Minimum standards for the base
layer of pavement shall be the Maine Department of Transportation
Specification 403.207 for Superpave mix 3/4 inch (18 millimeters).
The pavement may be placed between April 15 and November 15, provided
that 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 Maine Department of Transportation
Specification 403.210 for Superpave mix 3/8 inch (9.5 millimeters).
The pavement may be placed between April 15 and October 15, provided
that the air temperature in the shade at the paving location is 50°
F. or higher.
[4]
Surface gravel. Private ways approved in accordance with § 280-85 of Chapter 280, Zoning, 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 grading requirements of the following table:
|
Surface Gravel Grading Requirements
| ||
|---|---|---|
|
Sieve Designation
|
Percentage by Weight Passing Square Mesh
Sieves
| |
|
2 inch
|
95% to 100%
| |
|
2 inch
|
30% to 65%
| |
|
No. 200
|
7% to 12%
| |
A.
Preservation of natural beauty and aesthetics.
(1)
Subdivisions within the Rural Residential and Rural Mixed-Use Zones shall maintain a vegetated buffer along existing roads as provided in §§ 280-40H and 280-41H of Chapter 280, Zoning. 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 locations 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 building when viewed from
existing public streets.
(3)
When a proposed subdivision street traverses open
fields, the plan 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 natural or historic features.
(1)
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.
(2)
Proposed subdivisions which include or are adjacent
to buildings or sites on the National Register of Historic Places
or which the Comprehensive Plan has identified as being of historical
significance shall be designed in such a manner as to minimize the
impacts on the historic features. When the historic features to be
protected include buildings, the placement and the architectural design
of new structures in the subdivision shall be compatible with the
historic structures. The Board shall seek the advice of the Maine
Historic Preservation Commission in reviewing such plans.
C.
Protection of significant wildlife habitat and important habitat areas. The following guidelines are designed to protect the significant wildlife resources identified in the municipality. The Board recognizes that wildlife management must take into account many site-specific variables. Applicants proposing to subdivide land within identified wildlife resources must consult with the Maine Department of Inland Fisheries and Wildlife or a qualified wildlife biologist and provide their written comments to the Board. The guidelines of this section shall apply to only those subdivisions which include significant wildlife habitat or resources identified in § 275-38C.
(1)
Protection of habitat of endangered or threatened
species.
(a)
The habitat of species appearing on the official
state or federal lists of endangered or threatened species shall be
maintained as open space.
(b)
Deed restrictions and notes on the plan shall
reflect standards from the Department of Inland Fisheries and Wildlife
for removal of vegetation within 250 feet of the habitat for species
appearing on the list of endangered or threatened species unless the
Department of Inland Fisheries and Wildlife has approved cutting of
vegetation in writing.
(2)
Protection of waterfowl habitat.
(a)
There shall be no cutting of vegetation within
the strip of land extending 75 feet inland from the normal high-water
mark of high and moderate value waterfowl habitats, including nesting
and feeding areas.
(b)
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.
(5)
If the proposed subdivision includes other important
wildlife habitat as identified by the Department of Inland Fisheries
and Wildlife or the Comprehensive Plan, the restrictions on activities
in and around these areas shall be reviewed by the Department or a
qualified wildlife biologist and its or his comments presented in
writing to the Board.
A.
The design of best management practices shall be substantially
equivalent to those described in "Stormwater Management for Maine:
Best Management Practices," published by the Maine Department of Environmental
Protection, 1995.
B.
Drainage easements for existing watercourses or proposed
drainageways shall be provided at least 30 feet wide, conforming substantially
to the lines of existing natural drainage.
C.
The minimum pipe size for any storm drainage pipe
shall be 15 inches for driveway entrances and 18 inches for cross
culverts. The minimum pipe size between drainage structures and at
inlets and outfalls shall be 15 inches. 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 reaching a minimum
of six inches below the bottom of the pipe and extending to six inches
above the top of the pipe. The material shall contain no stones larger
than three inches, lumps of clay, or organic matter.
D.
Catch basins shall be installed where necessary and
when located within a street shall be located at the curbline.
E.
Storm drainage construction standards.
(1)
Materials.
(a)
Storm drainage pipes shall conform to the requirements
of Maine Department of Transportation 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 under drains. 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, polyvinyl chloride (PVC)
pipe, and corrugated aluminum alloy pipe.
(2)
Pipe gauges. Metallic storm drainage pipe shall meet
the thickness requirements of the following table, depending on pipe
diameter.
|
Culvert Size and Thicknesses 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, after consultation with the
municipal engineer.
(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.
F.
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.
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 § 275-51C(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 based upon the
criteria of the subdivision statute at the time of the revision, the
standards of the Town's Subdivision Ordinance then in effect, and
any conditions placed on the original approval.
C.
If a lot on one side of a stream, 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.
Flag lots and other odd-shaped lots in which narrow
strips of less than 25 feet in width are joined to other parcels in
order to meet minimum lot size requirements are prohibited.
Utilities serving subdivisions in areas designated
by the Comprehensive Plan as growth areas shall be installed underground.
Utilities serving lots outside of growth areas with a street frontage
of 125 feet or less shall also be installed underground. The Board
may approve overhead utilities when the applicant provides evidence
that the increased costs of underground utilities will raise the costs
of the housing beyond the market in that location. When utilities
are installed underground, the subdivider shall install appropriate
signs indicating the location of such utilities.
A.
Stone or precast reinforced concrete monuments shall
be set at all street intersections and points of curvature but no
further than 750 feet apart along all street lines.
B.
Stone or precast reinforced 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 precast reinforced 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. If site conditions prohibit
the installation of a four-foot monument, the Town Engineer may approve
alternative provisions for permanent monumentation. After they are
set, a drill hole two inches 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.
Residential subdivisions may be approved that conform to the residential cluster development standards found in § 280-89 of Chapter 280, Zoning.
When a proposed subdivision is within the direct
watershed of a great pond and qualifies for the simplified review
procedure, stormwater controls that remove at least 40% of the total
suspended solids (TSS) or vegetated buffer strips shall be provided.
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 following table
and depends on 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.
|
Buffer Strip Widths
| |||
|---|---|---|---|
|
Buffer Width Per Lot
(feet)
| |||
|
Lot Size
(acres)
|
HSG
|
Clearing Restricted
to 12,500 Square Feet
|
No Clearing
Restrictions
|
|
Less than 1
|
A
|
50
|
75
|
|
B
|
75
|
100
| |
|
C
|
N/A
|
N/A
| |
|
D
|
N/A
|
N/A
| |
|
1 to 1.99
|
A
|
25
|
25
|
|
B
|
25
|
55
| |
|
C
|
55
|
190
| |
|
D
|
200
|
N/A
| |
|
2 to 2.99
|
A
|
25
|
25
|
|
B
|
25
|
25
| |
|
C
|
25
|
50
| |
|
D
|
25
|
200
| |
|
Notes:
| |||
|
HSG is the hydrologic soil group.
| |||
|
All lots three acres and larger shall provide
a minimum twenty-five-foot buffer.
|
