A.
All subdivisions shall conform to the City of Taneytown
and Environs Comprehensive Plan, Zoning Ordinance, Subdivision Regulations,
and to all other applicable federal, state or local laws, regulations
and ordinances, resolutions, and plans, including, but not limited
to, the Carroll County Water and Sewer Master Plan. The Commission
may require more stringent design provisions if it is demonstrated
that they are necessary in the opinion of the Commission to promote
the public health, safety, or welfare or to promote good subdivision
design and land use.
B.
In designing and laying out a subdivision, the developer
shall comply with all requirements of Maryland law, the Maryland Department
of the Environment and Carroll County Health Department governing
subdivision of land.
C.
The proposed subdivision shall not violate the provisions
of any enforceable and recorded deed restrictions or restrictive covenants
attached to the property.
Proposed streets shall be shown by providing
a minimum right-of-way width of 52 feet. Where it is determined by
the Commission that a street should be designed in a subdivision to
carry traffic from other areas or adjacent subdivisions, whether existing
or potential, a minimum of 60 feet shall be shown.
A.
Streets, roads and public ways shall be located in
such a manner as to provide for the safe and orderly movement of vehicular
traffic to, from and through the subdivision. The course and terminus
of any streets, roads and public ways shall be located in such manner
as to allow the reasonable, planned development of adjacent undeveloped
parcels.
B.
Street names shall be approved by the Commission prior
to submitting a final plat to ensure no duplications.
A.
Easements shall be shown on the final plat where a
natural watercourse (stream) exists or where natural or street drainage
is located or may be provided, such easement to be a minimum of 20
feet, except in the case of a natural watercourse, which shall contain
adequate easement area to provide for a one-hundred-year storm.
B.
Whenever a residential subdivision abuts a nonresidential
subdivision, use or undeveloped land not located in a residential
district, a permanently landscaped buffer strip of at least 20 feet
in width shall be provided.
C.
The legal form of all easements shall be provided
upon submission of the preliminary plan.
A.
Streets, curbs, gutters, sidewalks and driveway aprons
shall be constructed in accordance with those standards, specifications,
and regulations as set forth in City of Taneytown Specification for
Construction of Streets and Stormwater Management Facilities August
1995, the Design Manual, Roads and Storm Drains, Carroll County, Maryland,
Department of Public Works, as adopted on April 14, 1994, by the County
Commissioners of Carroll County, and the Maryland Department of Transportation
State Highway Administration Standard Specification for Construction
and Materials as published in October 1993 and as may hereinafter
be amended. Where standards vary, local regulations and design specifications
shall take precedence. All new road construction shall use the Superpave
materials and paving system as defined by the Maryland State Highway
Administration.
B.
All construction shall be done under the immediate
supervision of an inspector appointed by the City Manager. No improvement
will be accepted until the City Manager and appointed inspector are
satisfied that the work has been performed according to the plans,
profiles and specifications furnished and to the lines and grades
established.
C.
A suitable guaranty shall be provided to the City
by the developer and a public works agreement executed by the developer
after final approval of the final subdivision plat by the Commission,
but prior to final approval of the Mylar plans, in order to ensure
construction by the developer of the streets as shown.
D.
Curbs and gutters are required in all subdivisions as set forth in Chapter 176 of the Code of the City of Taneytown.
E.
Driveway access to the street shall not be located
within 10 feet of a storm drain. All driveway access to the street
shall be by a concrete driveway apron in conformance with City standards.
F.
Unless an exception is granted by the Commission,
any cul-de-sac shall be not more than 500 feet in length measured
along the center line from the center line of the street of origin
to the center of the turnaround, and each shall have a terminus generally
circular in shape, with a right-of-way diameter of 100 feet and a
center on, or within 30 feet of, the cul-de-sac center line.
G.
Signs, sign posts, and pavement markings as required,
shall meet the minimum requirements for similar signs and posts as
shown and set forth in the Manual for Uniform Traffic Control Devices
for Streets and Highways.
A.
All electric, telephone distribution lines and other
utilities shall be installed underground, except those overhead distribution
feeder lines necessary to serve that subdivision and in locations
as approved by the Commission. Cable switching enclosures, pad-mounted
transformers, and service pedestals may also be installed above ground
and may be installed as a part of the streetlighting standards where
approved by the Commission.
B.
Water mains shall be not less than eight inches in
diameter in residential areas and not less than 10 inches in diameter
in business and employment center areas unless otherwise approved
by the City and shall be arranged so as to avoid dead ends. Shut-off
valves shall be provided at each branch main connection and elsewhere
as required to permit adequate sectionalizing for maintenance purposes.
Fire hydrants shall be installed as specified by the City of Taneytown.
A house service connection shall be provided at the center line of
each lot or as specified by the Taneytown Public Works Department,
extending to the right-of-way line, before roadway pavement is constructed.
Materials, system arrangement, and details of design shall be subject
to the approval of the City.
C.
Stormwater management facilities shall be designed in accordance with Chapter 173 of the City Code. All such facilities shall be located in such a manner as to facilitate municipal ownership and maintenance of such facilities and shall not be located on lots intended for residential occupancy. The City will accept ownership and maintenance responsibility only for stormwater management facilities located in and serving residential subdivisions. Stormwater management facilities in nonresidential subdivisions shall remain the property and responsibility of the owner.
A.
Every lot shall contain a suitable building site with
the exception of lots dedicated to stormwater management facilities.
B.
Lot size. Lot dimensions and area shall be not less
than the requirements of the Zoning Ordinance or as determined by
the Maryland Department of the Environment, whichever is greater.
C.
Lot width. All lots shall conform to the requirements of Chapter 205 of the Code of the City of Taneytown.
D.
Lot frontage. Except as allowed by § 180-11, each proposed lot containing an area of less than three acres shall front upon a street accepted by the City of Taneytown as a public street. The front of any lot shall not face the rear yard of any other lot.
E.
Lot lines. Side lot lines shall be at right angles
or radial to the street line or substantially so.
A.
Every lot shall have access to it that is sufficient
to afford a reasonable means of ingress and egress for vehicles and
emergency vehicles as well as for all those likely to need or desire
access to the property in its intended use. Use-in-common driveways
are prohibited.
B.
The creation of flag or panhandle lots may be permissible
by the Commission only under the following circumstances:
(1)
To avoid providing direct access onto an arterial;
or
(2)
When a property owner demonstrates that, because of
the irregular shape of a tract or its difficult topography or for
some other substantial reason related to the property condition, the
creation of a panhandle lot is reasonably necessary to avoid extreme
hardship to the property owner and can be accomplished without creating
substantially adverse effects on neighboring properties or the public
health or safety.
A.
In nonresidential subdivisions, including industrial
and commercial tracts, the subdivider shall demonstrate to the satisfaction
of the Commission that the street, parcel and block pattern is specifically
adapted to the uses anticipated and takes into account other uses
in the vicinity.
B.
Whenever a nonresidential subdivision abuts a residential
subdivision, use or undeveloped land located in a residential district,
a permanently landscaped buffer strip of at least 20 feet in width
shall be provided.
Where there is a discrepancy between minimum
standards or dimensions noted herein and other official regulations,
the highest or most strict standards shall apply.
Subdivisions shall be designed to protect environmental
resource areas in accordance with the Environmental Resource Areas
Guidelines as published in Appendix A to the Environmental Resources
Element of the City of Taneytown Comprehensive Plan and as modified
from time to time.
The developer shall provide a wellhead buffer
easement for any portion of the subdivision within the wellhead buffer.
This area shall be preserved with an ownership arrangement acceptable
to the City. The total wellhead buffer for a community wellhead shall
be a circular area having a minimum one-hundred-foot radius which
extends around any existing or proposed community water supply well
or well site, as may be designated on the adopted Water and Sewer
Master Plan or the City of Taneytown Comprehensive Plan, or identified
during the development process, unless this configuration and/or size
is specifically modified by the Commission in its approval of the
preliminary subdivision plan. The wellhead buffer shall be shown on
the preliminary plan and included on the final plat.
