The design standards and improvements required in this article are the minimum requirements for approval of a subdivision or land development. Additional or higher-type improvements may be required in specific cases as a condition of approval where the Planning Commission determines such improvements are clearly necessary to protect the public health and safety.
This article sets forth the design and construction standards for required improvements, regardless of whether the improvement will be dedicated to the Town.
A. 
Land shall be suitable for the purpose for which it is to be subdivided or developed.
B. 
Hazardous conditions. Subdivisions or land developments subject to hazardous conditions (such as open quarries, hazardous or toxic site pollution, unconsolidated fill, floods, excessive erosion or unsafe water supply) shall not be approved until the developer has provided or has legally committed to provide adequate measures to overcome or eliminate the hazards, in the determination of the Planning Commission, to the best of its knowledge. However, the Town accepts no responsibility to identify hazards or to guarantee their resolution.
C. 
Zoning. All aspects of a proposed subdivision or land development shall conform to Chapter 405, Zoning, of this Code and all other Town ordinances and specifications.
D. 
Nearby development. A subdivision or land development and its street pattern shall be coordinated with existing or approved nearby developments or neighborhoods to help develop the area harmoniously and to help prevent conflicts with neighboring uses.
E. 
Safety. No subdivision or land development shall occur in such a way that would significantly threaten the public health and safety, including hazards of toxic substances, traffic hazards, explosive hazards and fire hazards.
A. 
Access to streets. See § 405-7 of Chapter 405, Zoning.
B. 
Streets and topography. Proposed streets shall be adjusted to the contour of the land to produce usable lots and reasonably sloped streets.
C. 
Street continuations.
(1) 
Stub streets. Where deemed necessary by the Planning Commission for efficient movement of traffic, a subdivision or land development shall include the extension of a proposed street with right-of-way to the boundary line of the tract to provide for an eventual extension into the adjacent tract for efficient circulation of traffic throughout the area.
(2) 
Widening. Where a subdivision or land development abuts or contains an existing street of adequate cartway or right-of-way width, additional right-of-way and/or cartway width shall be required where determined by the Planning Commission to be necessary, up to the widths stated in Table 10.1, Design Standards for Streets.
D. 
Intersections.
(1) 
The center lines of streets shall intersect at right angles except where the Planning Commission determines that a right angle intersection is not feasible. In such case, the intersection shall be at as nearly a right angle as possible, with an absolute minimum angle of 75°.
(2) 
Alignment of street intersections.
(a) 
No more than two streets shall intersect at one point.
(b) 
Where a proposed street or business driveway intersects at an existing cross street, such proposed street or business driveway shall be aligned with any street intersection on the other side of the cross street, unless the Planning Commission or MD SHA shall determine that such alignment is not reasonable or feasible.
(c) 
If a proposed street cannot intersect at the same point as a street intersecting on the other side of the cross street, then the proposed street shall be offset by the following minimum distances from the nearest intersection of streets:
[1] 
One hundred fifty feet along a local street;
[2] 
Three hundred feet along a collector street; and
[3] 
One thousand feet along an arterial street.
(d) 
Measurement. The minimum distances of this subsection shall be measured between the points where the center lines of the rights-of-way of the intersecting streets intersect with the center line of the cross street.
(3) 
At the intersections, lot lines shall be rounded by arcs with the radii listed below. For arterial streets, the Planning Commission may require larger radius than stated below, if recommended by the Town Engineer.
Type of Street
Minimum Radius of Arc at Intersection of Cartway Edge of Curbline
(feet)
Minimum Radius of Arc at Intersection of Right-of-Way
(feet)
Arterial
40
30
Collector
35
25
Local
25
15
E. 
Arterial street frontage. Where a subdivision or land development abuts or contains an existing or proposed arterial street, the Planning Commission shall require one or more of the following methods of layout and site design if it determines one or more of these methods will be reasonable, feasible and necessary to avoid increased traffic congestion and improve traffic safety. The Planning Commission's decision to use one or more of the following methods shall consider any recommendations of the Town Engineer, MD SHA and any professional traffic studies that shall have been submitted.
(1) 
The restriction of ingress and egress involving left-hand turns onto or off of the arterial street; and/or
(2) 
Prohibiting driveways of individual dwellings from directly entering onto an arterial street.
(3) 
Where individual driveways are permitted to access onto an arterial street, each driveway shall have adequate turnaround space for vehicles provided within the lot so that vehicles do not back onto the street.
F. 
Street design standards.
(1) 
Minimum street design standards shall be as shown in Table 10.1, unless MD SHA establishes a more restrictive requirement for a state road.
(2) 
Horizontal curves shall connect street lines that are deflected in excess of 2°.
(3) 
Vertical curves shall be used at changes of grade exceeding 1%. The length of the vertical curves shall be determined by the required site distance specified in Table 10.1.
(4) 
All approaches to an intersection of two or more streets shall have a leveling area not greater than 5% grade for a distance of 25 feet, measured from the nearest right-of-way line of the intersecting street.
(5) 
The minimum grade of any street gutter shall be 0.75%. The maximum grade shall be the same as the maximum grade of the grade established by the street classification. (See Table 10.1, Design Standards for Streets.)
Table 10.1
Design Standards for Streets
(All Dimensions in Feet Unless Specified)
Type of Street
Design Specifications
Arterial
Collector
Local
Right-of-way width5
60 to 80
50 to 60
50
Cartway width
As determined by MD SHA to be necessary
30 to 385
28 to 365
Minimum sight distance1
600
300
200
Minimum tangent between reverse curves2
200
100
100
Minimum center-line radii for horizontal curves
6003
300
150
Maximum grade4
6%
8%
10%
NOTES:
1.
Horizontal sight distances shall be measured from a point 3.5 feet above the road surface to a point six inches above the road surface and shall be based upon standards of the American Association of State Highway and Transportation Officials (AASHTO).
2.
All tangents shall be measured along the street center line.
3.
Larger radii may be required as determined to be needed by the Town Engineer or MD SHA.
4.
Minimum grades for all streets and alleys shall be 0.75%.
5.
Planning Commission shall determine the appropriate width within the ranges provided in this table based upon the width of connecting streets, the need for on-street parking, the amount of traffic expected over the long run once any street extensions are completed and recommendations of the Town staff and/or Town Engineer. Generally, local streets in most cases are intended to have a minimum cartway width of 30 feet, except:
a)
Cul-de-sac streets that ultimately will serve fewer than 20 dwelling units shall be permitted to have a minimum cartway width of 28 feet.
b)
If any single-family detached residential lots of 20,000 square feet or more will be located on both sides of a local street, then that street may have a minimum cartway width of 20 feet, provided that four-foot side shoulders of approved construction are provided on each side of the street.
(6) 
Alleys shall be used only for secondary access to property. An alley serving one-way traffic shall have a minimum cartway width of 10 feet and a minimum right-of-way width of 16 feet. An alley serving two-way traffic shall have a minimum cartway width of 16 feet and a minimum right-of-way width of 22 feet.
G. 
Easements. See § 335-58.
H. 
Sight distance.
(1) 
A sight distance triangle as described in this section shall be permanently kept free of visual obstructions to motorists. This triangle shall be shown on development plans submitted to the Town.
(2) 
The sight distance triangle shall be measured along the curblines of intersecting streets. If no curbline is established, then the triangle shall be measured along the existing street right-of-way line. The distance shall be measured 20 feet along each curbline, measured from where the curblines would intersect if continued in a straight line at the corner.
I. 
Cul-de-sac streets.
(1) 
Cul-de-sac streets shall be permitted with a maximum length of 800 feet. Cul-de-sac streets shall be provided with a turnaround with a paved cartway radius of 40 feet to the face of the outside curb.
(2) 
The circular right-of-way of the cul-de-sac shall maintain a minimum ten-foot width between the edge of paving and the edge of the legal street right-of-way. The circular paving of the cul-de-sac shall be connected to the approach paving by an arc having a radius of not less than 50 feet.
(3) 
The Planning Commission may permit acceptable alternative turnaround designs, including a turnaround of acceptable radii incorporated into a parking court or a landscaped island (with an acceptable system for maintenance) within the cul-de-sac.
(4) 
No street shall dead end without an approved turnaround at the end of the street. Temporary stub streets shall be required to include a temporary cul-de-sac if the stub would be no longer than 150 feet or serve more than three dwellings or lots.
(5) 
The maximum cross-slope on the circular part of a cul-de-sac shall be 8%.
(6) 
A cul-de-sac street shall serve a maximum of 30 dwelling units.
J. 
Maintenance. As a condition for final plan approval, the developer must enter into a legally binding agreement which shall state who is responsible for the improvement and maintenance of any street not offered for dedication. If an association of lot owners is to be made responsible, such association must be legally organized prior to plan approval by an agreement approved by the Town.
K. 
Street design and construction standards.
(1) 
Streets shall be graded, improved and surfaced to the grades and dimensions shown on plans, profiles and cross sections submitted by the developer that meet applicable Town standards. See width and slope requirements in Subsection F. All new and extended streets shall be constructed of the following, except as provided in Subsection K(3) below, or unless the Town adopts differing standards by resolution or ordinance:
(a) 
Six inches compacted aggregate base course.
(b) 
Three inches compacted ID-2 binder course.
(c) 
Two inches compacted ID-2 wearing course.
(2) 
Right-of-way grading.
(a) 
The entire right-of-way shall be graded to the approved cross section. All trees, stumps and other material deemed unsuitable by the Town Engineer shall be removed. The excavation shall be backfilled and suitably compacted to the satisfaction of the Town Engineer.
(b) 
The finished street surface shall be crowned in conformance with the Town specifications.
(3) 
Alternative street specifications. An applicant may, if recommended by the Town Engineer and approved by the Planning Commission, use an alternative roadbed design that is specifically recommended for that type of street by a current official publication of MD SHA. The alternative design must provide capabilities to or higher than the capabilities of the designs set forth above.
L. 
Private streets. In order to provide adequate access for emergency vehicles and to meet other objectives of this chapter, any private street serving any of the following shall be constructed to Town street construction standards:
(1) 
Ten or more dwelling units;
(2) 
Four or more lots; or
(3) 
Two or more principal nonresidential buildings.
M. 
Required traffic improvements.
(1) 
Purpose. In recognition of the provisions of the Adequate Public Facility Ordinance,[1] this Subsection M is primarily intended to ensure that streets bordering a subdivision or land development are coordinated and of such widths and grades and in such locations as deemed necessary to accommodate prospective traffic and to facilitate fire protection and to ensure that the access into and out of subdivisions and land developments is sufficiently safe.
[1]
Editor's Note: See Ch. 300, Public Facilities, Adequate.
(2) 
Process. This Subsection M shall be carried out through determinations of the Planning Commission, after considering any recommendations of the Town Engineer, the applicant, the applicant's professional representatives, and comments from MD SHA that may be provided regarding a state road and any professional traffic studies that may have been submitted.
(3) 
On-site/abutting traffic improvements. If, in the determination of the Planning Commission, there is a reasonable relationship between the need for an on-site improvement of a street and the traffic created by a proposed subdivision or land development, the applicant for such subdivision or land development shall be required to complete the needed improvement or fund his/her fair share of the cost of such improvement and to dedicate sufficient right-of-way for the needed improvement.
(a) 
Widening of abutting streets. Where an existing abutting street is of inadequate width, an applicant for any land development or major subdivision shall be required to widen the cartway of abutting streets to Town standards to result in a minimum paved cartway width of 14 feet on each side of the center line.
[1] 
The applicant shall only be responsible for improvements from the center line of the street right-of-way inwards towards the project's lot lines, unless the Planning Commission determines that improvements on the other side of the center line are essential for public safety.
[2] 
A lesser width may be permitted where the Planning Commission determines that such would be appropriate and/or would save mature trees.
[3] 
A wider width may be required by the Planning Commission where needed along a collector or arterial street.
(b) 
Such improvements and right-of-way shall be required unless the Planning Commission determines that:
[1] 
There is no reasonable relationship between the improvements and the traffic created by the proposed development;
[2] 
Widening or right-of-way or other improvements are not needed or that a lesser improvement is sufficient; or
[3] 
The Maryland State Highway Administration specifically refuses, in writing, to allow such improvement to a state road in the foreseeable future, in which case the Town may still require that abutting right-of-way be dedicated to the Town or reserved for future dedication if needed in the future.
(c) 
Any improvement to a state street shall meet all MD SHA standards.
(4) 
Types of required traffic improvements.
(a) 
The following shall be the definition of "on-site improvements" (unless this definition is amended by state law): "all street improvements constructed on the applicant's property, or the improvements constructed on the property abutting the applicant's property necessary for the ingress or egress to the applicant's property."
(b) 
On-site improvements may include, but are not limited to, a new or upgraded traffic signal, land dedication to improve an abutting intersection, realignment of an abutting curve in a road or the widening of the abutting cartway and right-of-way.
(c) 
The Town shall not require an applicant to fund or complete a road improvement that is an off-site improvement unless the Planning Commission determines that such improvement is clearly essential for the physical safety of the occupants/residents of the proposed development (such as for emergency vehicle access).
(5) 
Funding. In place of completing a required street improvement as a condition of final approval, an applicant may enter into a legally binding development agreement with the Town for the applicant to fund the improvement, or his/her fair share of such improvement, as determined by the Planning Commission.
(6) 
Accounting. Any such funds may be placed in escrow until such time as sufficient funds are available for a more comprehensive improvement, with interest being used towards the cost of the improvement. Any such funds received under this subsection shall be accounted for separately.
(7) 
Staging. Any completion or funding of a required street improvement may occur in stages in relationship to the stages of the development, if so stated in a legally binding development agreement and/or as a condition of final plan approval.
N. 
Flood-prone areas and streets. The finished elevation of proposed streets shall not be more than six inches below the one-hundred-year flood elevation, except for a perpendicular crossing of a street that may be approved by the Town Engineer if the applicant proves that such depth of floodwaters would not prevent vehicular access to principal buildings. The one-hundred-year flood elevation shall be shown on street profiles where such flood may impact such street. Sufficient inlets and other drainage measures shall be provided to control such flooding.
Residential blocks shall not exceed 1,500 feet in length, unless specifically permitted by the Planning Commission.
A. 
The average depth-to-width ratio of a lot shall generally not be greater than three to one, unless otherwise permitted by the Planning Commission.
B. 
Side lot lines shall abut and be approximately at right angles to straight streets and on radial lines to curved streets, unless otherwise permitted by the Planning Commission. Pointed or very irregularly shaped lots shall be avoided.
A. 
Monuments.
(1) 
Location. Permanent reference monuments shall be located at each intersection of rights-of-way of street(s) constructed by the developer, at the beginning and ending of all street curves, and at exterior corners of the subdivision or land development, unless an alternate arrangement is approved by the Town Engineer that still permits a surveyor to stake out accurately any building lot shown on the record plan.
(2) 
Type. Reference monuments shall be constructed of steel reinforced portland cement concrete or other materials preapproved by the Town Engineer and should have a minimum size of four inches by four inches at the ground level and shall have the top be flush or slightly above ground level.
All subdivisions or land development is required to comply with the most recent version of the Washington County Stormwater Management Ordinance. The subdivision or land development plans shall be submitted to the Washington County Engineering Department and the Washington County Soil Conservation District for review and approval.
A. 
General provisions.
(1) 
The existing points of natural drainage discharge onto adjacent property shall not be altered to increase flows, nor shall the concentration of water runoff be increased because of development.
(2) 
No stormwater runoff or watercourse shall be diverted in a way that overloads existing drainage systems, or creates flooding or the need for additional drainage structures on other private properties or public lands, without Town approval of provisions to be made by the developer for properly handling such conditions, including water runoff impoundments, if necessary.
B. 
Drainage pipe, culvert and catch basin design.
(1) 
Open pipe ends must be fitted with riprap and/or energy dissipaters if deemed appropriate by the Town Engineer.
(2) 
Drainage pipe shall have a minimum slope of 0.5% and drainage swales and gutters 2.0%. As a minimum, the tops of all pipes should be at the same elevation when changing pipe sizes.
(3) 
Manholes or inlets shall be used at all changes in horizontal alignment, at changes of vertical grade and at all pipe intersections. No run of pipes shall exceed 400 feet in length without appropriate measures to allow cleanout. Trash racks shall be placed on all stormwater entrance structures.
(4) 
Grating. Appropriate safety grates shall be attached to all catch basins, stormwater inlets, pipe openings and other stormwater receiving structures, as needed, to ensure that maximum openings do not exceed 25 square inches. Along streets and pedestrian areas, bicycle-safe grates shall be used as needed.
(5) 
Storm sewer outfall. Storm sewer outfalls shall be designed, with respect to the elevation of the invert or other features, so that when the receiving watercourse is within a twenty-five-year storm, the storm sewer will continue to drain the area it is designed to serve.
C. 
Stormwater easements.
(1) 
Where required. Where a subdivision or land development is traversed by a watercourse, drainageway, channel or stream that the Town Engineer determines is subject to significant stormwater flows, there shall be provided a drainage easement established along the following:
(a) 
The one-hundred-year floodway, where that is established.
(b) 
Where a one-hundred-year floodway is not defined, the one-hundred-year floodplain.
(c) 
Where a one-hundred-year floodplain is not defined, a width shall be used that includes a minimum of five feet on each side of the center of the waterway.
(2) 
The drainage easements required by the above subsection are intended to preserve the unimpeded flow of natural drainage and to provide for future possible widening, deepening, relocating, improving or protecting of such drainage facilities.
(3) 
If a major man-made drainage channel would pass within close proximity to homes and possibly threaten the safety of persons, the Planning Commission, based upon the advice of the Town Engineer, may require such certain lengths of such channel to be placed within appropriate underground pipes.
(4) 
Structures that could obstruct stormwater flows shall be prohibited within stormwater easements. Also, areas where stormwater easements have or will be granted shall not be obstructed during or after construction.
(5) 
Stormwater easements shall grant the Town the right at its option to enter the easement to accomplish maintenance and channel improvement work, although the Town assumes no responsibility to accomplish such work.
(6) 
It shall be the responsibility of the applicant to obtain all stormwater easements on, over or through other properties that are needed to carry out the proposed stormwater management plan.
(7) 
See also the easement requirements in § 335-58 of this chapter.
D. 
Surface water. All natural streams, channels, swales, drainage systems and/or areas of concentration of surface water shall be maintained in their existing condition and alignment, without any blocking, impeding or redirecting of the watercourse, unless such alteration is preapproved by the Town Engineer. The applicant shall be responsible to obtain all necessary MDE permits.
A. 
In general. All lots and principal uses within a subdivision or land development shall be connected to the public sanitary sewer system, unless the applicant proves to the satisfaction of the Planning Commission that such connection would not be feasible and that an acceptable alternative method would be provided.
B. 
Where a public sanitary sewer system is available to the subdivision or land development, the developer will be required to connect to the public system and construct any extensions in accordance with the approved plans and specifications approved by the Planning Commission and the Washington County Department of Water Quality design and construction standards.
C. 
Where a subdivision or land development proposes to sell unimproved lots within a subdivision and when private on-site sewage disposal systems are proposed, the developer shall require, as a condition of sale of each lot within the subdivision, that such facilities shall be installed by the purchaser of each lot at the time that a principal building is constructed and in accordance with the regulations of the Washington County Health and Human Services Department (Environmental Health Division).
A. 
In general. All lots and principal uses within a subdivision or land development shall be connected to the public water system, unless the applicant proves to the satisfaction of the Planning Commission that such connection would not be feasible and that an acceptable alternative method would be provided.
B. 
Where a public water supply system is required as a condition to approval of the final plat, the developer shall install the public water supply system in accordance with the plans and specifications approved by the Planning Commission and the City of Hagerstown Water Department design and construction standards.
C. 
Where a public water supply system is provided by the subdivision or land development, fire hydrants shall also be installed as part of the water supply system, so that a hydrant shall be located within 300 feet of any building.
D. 
Where a subdivision or land development proposes to sell unimproved lots within a subdivision and when private on-lot water supply systems are proposed, the developer shall require, as a condition of sale of each lot within the subdivision, that such facilities shall be installed by the purchaser of each lot at the time that a principal building is constructed and in accordance with the regulations of the Washington County Health and Human Services Department (Environmental Health Division) and the Maryland Department of Health and Mental Hygiene.
A. 
Utilities. All electric power, telephone and natural gas service lines within a new subdivision or land development shall be placed underground, except where the Planning Commission determines it is not feasible, and shall be installed in accordance with the current standards of the utility serving the subdivision or land development. Any cable television lines installed at the time of construction of a subdivision or land development shall be placed underground.
B. 
Dumpsters. All apartment developments shall include conveniently located refuse collection facilities for the residents. All uses within nonresidential land developments and subdivisions shall include appropriate refuse collection facilities. Within a subdivision or land development approved under this chapter, all bulk refuse collection facilities and all bulk refuse collection dumpsters shall be screened on three of four sides by walls or fences from view of existing dwellings, adjacent undeveloped residentially zoned lots and public streets.
C. 
Easements. Easements shall be provided as follows:
(1) 
Drainage, sanitary sewage and central water easements shall be provided as determined to be needed by the Town and as indicated on the plans.
(2) 
Locations. Where determined to be necessary and reasonable by the Town Engineer, all lots shall include a drainage and utility easement around the perimeter of each lot, including adjacent to the street right-of-way. However, such easements shall not be required where buildings (such as townhouses) are to be attached to the lot line.
(3) 
Width. The minimum width of an easement shall be 10 feet, except that the Town Engineer may require wider easements where necessary, especially where an easement is unlikely to be provided on the abutting side of an abutting lot.
(4) 
See also drainage easement provisions in § 335-55 of this chapter.
(5) 
Additional width of easements shall be provided for additional utilities if required by the Town Engineer for health and/or safety reasons. The easement widths along side lot lines may be reduced if Chapter 405, Zoning, allows a principal building setback that is more narrow than the width of the easement that would otherwise be required.
(6) 
Separation. Minimum separation distances between utility lines shall be as required by the applicable utility or as deemed by the Town Engineer.
(7) 
Pipelines. If any activity is proposed within the right-of-way of an underground fuel or gas pipeline, the applicant shall provide in written evidence from the operator of such pipeline that such activity is acceptable under its safety standards and the terms of that right-of-way.
(8) 
Easements shall be placed along lot lines or street rights-of-way, to the extent possible, as opposed to the center of a lot.
A. 
Construction standards for private streets. See § 335-51.
B. 
State roads. A state highway occupancy permit is required for all access onto or work within the right-of-way of a state road.
C. 
Sight distance. See § 335-51 concerning sight distance at street intersections. Property owners shall also be responsible to ensure that sufficient safe sight distance is provided at each intersection of a driveway with a street.
D. 
Driveway slopes. Grades of access drives or driveways shall not exceed 12% for any horizontal distance longer than 25 feet, except a driveway or access drive shall have a maximum slope of 5% for the first 20 feet from and within the legal right-of-way of an intersecting street.
E. 
Drainage. The developer shall make adequate provisions to maintain uninterrupted parallel drainage along a street where intersected by an access drive or driveway. Access drives and aisles within parking lots shall be graded and drained to keep the primary travel lane free of stormwater.
F. 
Emergency access. Driveways shall be designed to be accessible to emergency vehicles. Driveways shall have a ten-foot minimum horizontal clearance, a twelve-foot minimum vertical clearance and be designed to support the weight of a loaded fire engine pumper truck.
See Article VI of Chapter 405, Zoning.
A. 
Sidewalks built to Town specifications shall be required on each side of each public and each private street within any subdivision or land development approved under this chapter.
B. 
Pathway or bikeway. If deemed necessary for the convenient and safe circulation of bicycles and pedestrians, the Planning Commission may require that a major subdivision or land development include the construction of a pathway and/or bikeway. Such pathway or bikeway shall have a minimum width of five feet and shall be paved to Town standards. It may be required to be placed within a street right-of-way in place of a sidewalk or may be placed elsewhere on a lot with an easement or other right-of-way.
C. 
Location and width of sidewalks. Sidewalks shall be located within the street right-of-way and have a minimum width of five feet along arterial streets and four feet along collector or local streets.
D. 
Construction.
(1) 
Sidewalks at locations other than driveway crossings shall consist of a minimum of four inches of wire mesh reinforced portland cement concrete underlain with a minimum of four inches of compacted gravel or crushed stone. As an alternative, sidewalks may be constructed of six inches of compacted gravel or crushed stone, two inches of screenings and then brick or pavers that clearly have the same appearance as brick.
(2) 
Concrete sidewalks at driveway crossings shall consist of a minimum of six inches wire mesh reinforced portland cement concrete underlain with a minimum of four inches of compacted gravel or crushed stone.
(3) 
Pathways shall be constructed of one of the following, at a minimum:
(a) 
Four inches of portland cement concrete underlain by four inches of compacted gravel or crushed stone; or
(b) 
Two and one-half inches of bituminous asphalt underlain by six inches of compacted gravel or crushed stone.
E. 
Handicapped access. All sidewalks and curbs at the intersection of two or more public or private streets shall include a sloped curb cut suitable for use by wheelchairs. See standards of the Americans with Disabilities Act.
F. 
Maintenance. It shall be the responsibility of adjacent landowners to maintain, plow snow/ice and repair sidewalks or pathways.
A. 
Streetlighting shall be placed along streets within and abutting a proposed subdivision or land development where the Planning Commission deems it necessary to provide safe traffic or pedestrian circulation. If required, streetlights should be provided at street intersections, curves in streets and the more isolated areas of a development. The Planning Commission shall also have the authority to limit the number and intensity of streetlights if the illumination costs would be paid for by the Town.
B. 
Such lights shall meet lamp and wiring standards established by the applicable electric company. Pole types shall be acceptable by the Town.
Street names are subject to the approval of the Planning Commission and shall continue the name of any street with the same or similar alignment and not duplicate or be closely similar to the name of another within the Town or the same emergency services service area.
The developer shall reimburse the Town for the costs of supplying and installing needed traffic regulatory signs and street name identification signs on new or extended public streets. The developer shall be responsible to provide and install signs on private streets. All traffic regulatory signs shall meet current standards of MD SHA and Washington County.
A. 
Street trees.
(1) 
Street trees are required to be planted within all land developments and major subdivisions, except along a single-family detached residential lot with a lot area of greater than two acres or where the Planning Commission determines that existing healthy trees proposed to be preserved will serve generally the same function. The Planning Commission reserves the right to approve the species of trees proposed by the developer.
(2) 
Quality of trees.
(a) 
Trees shall be of symmetrical growth, free of insect pests and disease and durable under the maintenance contemplated.
(b) 
Trees which have died or have become diseased or pest-ridden within 18 months from the time of planting shall be replaced by the developer.
(3) 
Minimum size. The trunk diameter (measured at a height of four feet above the finished grade level) shall be a minimum of three inches.
(4) 
Planting and maintenance.
(a) 
Trees shall be planted in conformance with good landscaping practices.
(b) 
Trees adjacent to or within parking areas shall be properly protected from damage by vehicles through raised curbs, raised earth, similar devices and/or sufficient setback.
(c) 
Required trees shall be properly maintained and not be removed by the developer without being replaced by another tree that meets the requirements of this section.
(5) 
Required number and spacing of street trees.
(a) 
Within and abutting all land developments and major subdivisions, along any street or any access drive serving more than one commercial, industrial or institutional principal use, an average of one street tree shall be required for every 60 feet of distance along the street right-of-way line on each affected side of the street or such access drive.
(b) 
Spacing. The trees required under this section shall be spaced throughout the development along the street but are not required to be planted at exact intervals and may be clustered following an approved plan. Trees shall be located so that they do not restrict sight distance at driveway and street intersections.
(6) 
Location of street trees. The trunks of required street trees shall be planted within a street right-of-way but at a minimum of two feet from any established curbline or five feet from the cartway if there will be no curbing.
(7) 
Other requirements. The street trees required under this section shall be in addition to any trees required by other Town or county regulations.
B. 
Buffer yards. See the requirements for buffer yards in Chapter 405, Zoning, §§ 405-30E(3), 405-32G(3) and 405-35K.
A. 
Curbs shall be provided along both sides of all public and private streets.
B. 
If curbs are not provided under a waiver granted by the Planning Commission, the appropriate stabilized drainage channels designed to handle the twenty-five-year storm shall be required along all streets, within the street right-of-way, or drainage easements.
C. 
All required curbs shall meet the following specifications, unless alternate specifications are preapproved in writing by the Town Engineer:
(1) 
Straight (not rolled or mountable) concrete curbing shall be used, constructed to standards approved by the Town Engineer.
(2) 
Straight curbs shall be constructed of portland cement concrete and be 24 inches deep, six inches wide at the top, eight inches wide at the bottom and have an exposed face between approximately six inches and eight inches.
(3) 
Expansion joints shall be provided a minimum of every 30 feet. Each expansion joint shall contain 0.5 inch bituminous expansion joint materials. Contraction joints shall be provided a minimum of every 10 feet.
(4) 
Gutter design shall be subject to the approval of the Town Engineer based upon standard engineering practices.
A. 
Ground cover and topsoil. After completion of construction or demolition on a lot, all exposed ground surfaces that are not paved and that are not covered by approved gravel areas or decorative stones or similar material shall be covered by a minimum of four inches of topsoil and an attractive nonpoisonous vegetative ground cover that will prevent soil erosion and the raising of dust.
B. 
Erosion control.
(1) 
Any earth disturbance should be controlled by proper measures to prevent soil erosion and sedimentation, following the regulations and standards of the Washington County Soil Conservation District.
(a) 
Compliance with a submitted soil erosion control plan shall be an automatic condition of any approval or permit under this chapter.
(b) 
Town permits may be suspended if earth disturbance does not comply with such approved plan.
(c) 
The developer is responsible to provide street cleaning of adjacent streets due to tracking of mud/debris from the construction site.
(2) 
Both the owner of the property at the time of any earth disturbance and the person(s)/company accomplishing the work shall be responsible to ensure that adequate erosion control measures are used and maintained.
See Chapter 405, Zoning, § 405-26A.