A.
Classification. In accordance with the Comprehensive Plan of the
Town of Cumberland and for the purposes of these standards, streets
are classified according to the average daily traffic (ADT) they are
intended to serve, as calculated by the number of average daily trips,
as follows:
(1)
Average daily trip. "Average daily trip" shall be defined as the
anticipated number of daily vehicle trips generated by a use as established
by the Trip Generation Manual, published by the Institute of Transportation
Engineers, 1991, as revised. If the developer disagrees with the estimated
number of trips per day generated by a particular use as listed by
the Trip Generation Manual published by the Institute of Transportation
Engineers, the developer may request a waiver of these standards if
information is submitted demonstrating that the Trip Generation Manual
estimate is inaccurate. Table 1 lists the estimated number of average
weekday trips for residential uses.
|
Table 1
| |
|---|---|
|
Housing Type
|
Average Weekday Trip Generation Rates
(trips per dwelling unit)
|
|
Single-family detached
|
10
|
|
Duplex, multiplex, townhouse, apartments, condominium, etc.
|
8
|
|
Mobile home
|
5.5
|
|
Retirement home
|
3.5
|
(2)
Arterial streets. Arterial streets and highways serve primarily as
major traffic ways for travel between and through towns.
(3)
Residential private streets. Private streets serve as feeders to
access, subcollector, and collector residential streets and may be
the principal entrance streets of a residential subdivision. Private
streets are permitted only when the average daily traffic is less
than 50.
(4)
Residential access streets. Access streets serve primarily for access
to abutting residential properties and as feeders to other residential
streets of equal of greater capacity. Access streets are intended
to serve subdivisions with average daily trips less than 200.
(5)
Residential subcollector streets. Subcollector streets serve as collectors
from access or private streets and as feeders to collector streets;
they are intended to serve subdivisions with average daily trips of
200 to 500.
(6)
Residential collector street. Collector streets serve as collectors
from subcollector streets and as feeders to arterial streets; they
are intended to serve subdivisions with average daily trips equal
to or greater than 500.
[Amended 12-27-2021]
(7)
Commercial access streets. Access streets shall be defined as streets
servicing commercial and industrial subdivisions with average daily
trips less than 2,000.
(8)
Commercial collector streets. Collector streets shall be defined
as streets servicing commercial and industrial subdivisions with average
daily trips greater than 2,000.
(9)
Classification of street types will be made by the Planning Board
within the considerations outlined above.
B.
Layout.
(1)
Proposed streets shall conform, as far as practical, to such comprehensive
plan or policy statement as may have been adopted, in whole or in
part, prior to the submission of a preliminary plan.
(2)
All streets in the subdivision shall be so designed that, in the
opinion of the Planning Board, they will provide safe vehicular travel
while discouraging movement of through traffic over local streets.
(3)
The arrangement, character, extent, width, grade and location of
all streets shall be considered in their relation to existing or planned
streets, to topographical conditions, to public convenience and safety,
and their appropriate relation to the proposed use of the land to
be served by such streets. Grades of streets shall conform as closely
as possible to the original topography.
(4)
In the case of dead-end streets, where needed or desirable, the Planning
Board may require the reservation of a minimum thirty-foot-wide utility
easement and/or minimum twenty-foot-wide right-of-way for pedestrian
and/or bicycle traffic. The Planning Board may require that additional
right-of-way widths be provided if it determines that future extension
of the street may occur. Such additional widths shall be consistent
with the right-of-way width of the dead-end street.
(5)
In front of areas zoned and designed for commercial use, or where
a change of zoning to a zone which permits commercial use is contemplated
by the municipality, the street right-of-way and/or pavement width
shall be increased by such amount on each side as may be deemed necessary
by the Planning Board to assure the free flow of through traffic without
interference by parked or parking vehicles and to provide adequate
and safe parking space for such commercial or business district. In
no case shall the street have a right-of-way width and pavement width
less than that specified in Table 3.
(6)
Where a subdivision borders on or contains a railroad right-of-way,
the Planning Board may require a street approximately parallel to
and on each side of such right-of-way at a distance suitable for the
appropriate use of the intervening land, as for park purposes in appropriate
districts. Such distances shall also be determined with due regard
for approach grades and future grade separations.
(7)
Where a subdivision borders an existing narrow road (below standards set herein) 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 applicant shall be required to show areas for widening or realigning such roads on the plan, marked "Reserved for Road Realignment (or Widening) Purposes." It shall be mandatory to indicate such reservation on the plan when a proposed widening or realignment is shown on the Official Map. Land reserved for such purposes may not be counted in satisfying setback or yard or area requirements of Chapter 315, Zoning.
(8)
Where topographic and other site conditions allow, provisions shall
be made for street connections to adjoining lots of similar existing
or potential use, for the purposes of facilitating public safety services
and/or to enable the public to travel between the two subdivisions
without the need to travel on a collector street. When a street connection
is not feasible or desired, a "live end" street shall be shown on
the plan which allows for a pedestrian or bike trail connection to
the abutting parcel.
(9)
The extension or continuation of an existing street right-of-way
less than that specified herein may be permitted with the approval
of the Planning Board.
(10)
If deemed necessary by the Planning Board, the subdivision may
be required to provide at least two street connections with existing
public streets or streets on an approved subdivision plan for which
a bond has been filed.
(11)
Entrances, either proposed driveways or streets, onto existing
state aid or state highways must be approved by the Maine Department
of Transportation. Copies of such approval shall be submitted to the
Planning Board at the time of final review.
(12)
Utility plans must be approved by the responsible utilities.
Copies of written approval shall be submitted to the Planning Board
at the time of final review.
(13)
If the Planning Board determines that future subdivision will
occur on land adjacent to or near the proposed subdivision, whether
it is owned by the applicant or not, then the Planning Board shall
retain the right to require the developer to meet the requirements
for collector street design and construction as specified herein at
no cost to the Town.
C.
Street naming and numbering. The assignment of street names and unit numbering shall be in conformance with Chapter 246 of the Cumberland Code.
D.
Street name signs. Street name signs shall paid for by the applicant
but furnished and installed by the municipality.
E.
Traffic control devices. The developer shall furnish and place all
appropriate signing and pavement markings required for the proper
control of pedestrian, bicycle and vehicular traffic within the subdivision.
The types and locations of all such devices shall be determined by
the Planning Board, Police Chief, and Municipal Engineer and shall
be in conformance with the Manual on Uniform Traffic Control Devices,
as currently revised.
F.
Street lighting. The applicant shall coordinate with the appropriate
servicing utility, the Road Commissioner, and the Police Chief for
furnishing, locating and placing of any lighting. Light poles and
luminaires shall be a type approved by the Planning Board and said
utility.
G.
Walkways shall be provided along all roads within a proposed subdivision.
H.
Private ways.
(1)
A private way built to the "private residential" standards of this
section shall not be accepted as a public way; provided, however,
that privately owned roads in mobile home parks are exempt from the
requirements set forth in this article but shall be considered as
streets for building purposes. The plan shall contain a note which
shall read: "The Town of Cumberland shall not be responsible for the
maintenance, repair, plowing, or similar services for the private
way shown on this plan."
(2)
If at a future date users of the road upgrade the private way to
the standards set forth in this article, the users may petition the
Town Council to consider the acceptance of the road as a public way.
A.
All streets in the subdivision shall be designed and constructed
to meet the following standards for streets according to their classification,
including whether urban or rural standards apply, as determined by
the Planning Board:
(1)
Open drainage systems. Open drainage design standards shall apply
to all roads that are constructed using subsurface drainage and curbing.
Open standards may be applied to rural roads at the Planning Board's
discretion if conditions so warrant, such as topography, soil conditions
and aesthetics. Open design standards shall be defined as paved streets
with such appurtenances as curbs, esplanades, a walkway, and an enclosed
storm drainage system with catch basins, manholes, and associated
piping.
(2)
Closed drainage systems. Closed drainage design standards as tabulated
herein shall be used for all street designs in the Town of Cumberland,
except as specified above. Closed design standards shall be defined
as paved streets with gravel shoulder, side ditches for the transportation
of stormwater and a walkway.
B.
Dimensions of street construction. The dimensions for street construction
shall be shown in Table 2.
C.
Minimum sight distance for all streets and roadways, except local
and private streets, shall be calculated using the standard of 10
feet of sight distance per every one mile of posted speed limit. This
standard may be reasonably reduced by the Planning Board for local
and private streets, where appropriate. Sight distance requirements
at intersections shall follow the guidelines specified in "A Policy
on Geometric Design of Highways and Streets, 1984" as published by
the American Association of State Highway and Transportation Officials.
D.
Dead-end streets.
(1)
Presentation of special design, discussion and written permission
by the Planning Board shall be required for those conditions that
may require dead-end streets under the category of residential subcollector,
residential collector, commercial access, or commercial collector.
(2)
The terminus of any dead-end street must have a cul-de-sac, with standards as listed in Subsection D(3) below. Other types of turnaround may be approved by the Planning Board after receiving a recommendation by the Fire Chief and Public Services Director. Cul-de-sac island area shall be restricted to grass, or where the radius is large enough the Planning Board may permit other cover types.
(3)
Standards as listed under Subsection B shall be applicable for dead-end streets. In addition, the following requirements shall be fulfilled:
(a)
Maximum length of dead-end streets shall be limited to 2,000
feet unless the lots on the street are served by public water in which
case the maximum length of the dead-end street shall be 2,500 feet
as measured from the center line of the feeder street to the center
of the turnaround radius. The Planning Board may allow longer lengths
of dead end streets due to the location of natural features on the
site.
(4)
At the end of temporary dead-end streets, a temporary turnaround
shall be provided with an outside roadway diameter of 90 feet or a
backing space extending at least 30 feet from the edge of the street
and 30 feet beyond the edge of the backing space. Pavement widths
for backing spaces shall be identical to the type of street involved.
E.
Driveways.
(1)
Driveways shall be designed and constructed in such a way so as to
preclude the possibility of damage to the underside of vehicles due
to excessive changes in grade. Dimensions and break-over angles of
vehicles, such as those published by the Automobile Manufacturing
Association, should be used as a guide in the design and construction
of all driveways within the subdivision.
(2)
Where streets are built to closed-drainage design standards, driveways
shall enter a street at the level of the edge of the traveled way.
They shall in no way impede the flow of storm water along the gutter
line. Where a driveway crosses a sidewalk or a reservation for the
same, it shall do so with little or no change in the longitudinal
grade at the back edge of the sidewalk. All driveways shall be paved
to a point at least four feet beyond the right-of-way in order to
prevent damage to sidewalk areas.
(3)
Where streets are built to open drainage design standards, driveways
shall enter a street at the level of the outer edge of the gravel
shoulder. They shall be graded in such a manner so as to direct as
much storm water as practical into roadside ditches. All driveways
shall be paved to the street right-of-way. Such paving shall include
the gravel shoulder of the roadway and, when completed, it shall be
at the proposed grade of the gravel shoulder.
(4)
All driveways shall be constructed with adequate drainage systems
to prevent water flow from entering garages or basements.
(5)
The portion of any driveway within the right-of-way shall be constructed
to the same road construction materials standards as the adjoining
road.
F.
Foundation
drains. Foundation drains and plot plans for each lot proposed in
the subdivision shall be prepared by the design engineer and shall
include a scaled drawing to show the approximate location of the house
on the lot along with the proposed elevation for the top of the foundation
wall and bottom of footer. It shall be determined if the proposed
location will accommodate gravity feed to a location away from the
foundation without leaving the property or entering a no-disturb buffer
or open space. If this cannot be accomplished, please provide a sketch
and/or detail and show how the sump pump will be used and discharged.
Changes in these designs will be allowed so long as completed by a
design engineer and reviewed by the CEO (Codes Enforcement Officer)
prior to building permit issuance.
[Added 10-24-2022]
G.
Monumentation.
Monumentation shall be installed, and the applicant’s project
surveyor shall provide a certificate that all monuments for the road,
easements, lot boundary lines and subdivision boundary lines have
been set as required by the approved and recorded plans. This certificate
shall also be provided to the CEO (Codes Enforcement Officer) prior
to building permit issuance.
[Added 10-24-2022]
All roadway construction standards and specifications shall
conform to the Maine Department of Transportation Standard Specifications,
2003, as revised.
