Source: https://ecode360.com/10849283
Timestamp: 2019-04-24 00:13:51+00:00

Document:
§ 73-1 Title and applicability.
§ 73-5 Procedure for plat submission and approval.
§ 73-6 Design requirements and standards.
§ 73-10 Adequate public facilities.
§ 73-11 Modifications and exceptions.
§ 73-11.1 Revised subdivision plat.
§ 73-12 Changes and amendments.
§ 73-13 Violations and penalties.
Erosion and sediment control — See Ch. 49.
Floodplain Zones — See Ch. 58.
Forest conservation — See Ch. 60.
Editor's Note: This ordinance also repealed former Ch. 73, Land Subdivision, adopted 12-17-2001 by Ord. No. 406, as amended.
Title. This chapter shall be known, referred to, and cited as the "Land Subdivision Ordinance of Denton, Maryland."
Applicability. This chapter shall apply to the incorporated territory of Denton, Maryland. The regulations contained herein are adopted under the authority of Article 66B, Code of Public General Laws of Maryland, as amended, and shall be in addition to any regulations pertaining to land subdivision promulgated by the State Department of Health or other agency of the State of Maryland, and, in the case of any conflict, the more exacting regulation shall prevail.
This chapter has been established for the purpose of guiding and accomplishing the coordinated and harmonious development of the Town of Denton, Maryland, and its environs, in order to promote, in accordance with present and future needs, the health, safety, morals, order, convenience, prosperity, and general welfare of the citizens of the Town. In the accomplishment of this purpose, the regulations as herein established provide for, among other things, efficiency and economy in the process of development; the proper arrangement of streets, in relation to each other and to the existing and planned streets and other features of the Comprehensive Plan of the Town; adequate open spaces for recreation, light and air; convenient distribution of population and traffic; adequate provision for public utilities and other public facilities; and other requirements for land subdivision which will tend to create conditions favorable to the health, safety, convenience and prosperity of the citizens of Denton, Maryland and its environs.
The singular number includes the plural and the plural the singular, unless the context clearly indicates the contrary.
Words used in the present tense include the past and future tenses, and the future the present.
The word "shall" is always mandatory; the word "may" is permissive.
The word "public" means "open to common use," whether or not public ownership is involved.
Words and terms not defined herein shall be interpreted in accord with their normal dictionary meaning the customary usage.
The replatting, redefining or reboundarying of two or more existing lots, tracts or parcels that does not result in any additional lots.
A narrow public thoroughfare, not exceeding 16 feet in width, which provides a secondary means of vehicular access to abutting properties, and which is not intended for general circulation.
A state road that is a moderate- or high-capacity through route providing direct service between Maryland Eastern Shore cities and towns.
A line within a lot, so designated on a plat of subdivision, between which line and the street line of any abutting street no building or structure may be erected.
A street which is intended to collect traffic from the minor streets within a neighborhood, or a portion thereof, and to distribute such traffic to arterial roads, in addition to providing access to properties abutting thereon.
A sketch of the property, drawn to appropriate scale, showing the boundaries, general topography, important physical features, and other significant information, as well as the proposed scheme for development of the property, including the proposed street and lot locations, areas to be reserved for public use, and proposed improvements.
A lot contiguous to two intersecting streets and having access to both streets.
Critical Area Commission for the Chesapeake and Atlantic Coastal Bays.
A public way, intended for pedestrian use and excluding motor vehicles, which cuts across a block in order to furnish improved access to adjacent streets or properties.
A minor street having but one end open for vehicular traffic and with the other end permanently terminated by a turnaround or backaround for vehicles.
The deliberate setting aside or appropriation of land by its owner for any general and public uses, reserving to the owner no other rights than such as are compatible with the full exercise and enjoyment of the public uses to which the property has been devoted.
The Denton Director of Planning and Codes Administration.
An area of land for which the owner grants a right of use to someone else for one or more designated purposes, which purposes are consistent with the general property rights of the owner.
The Engineer of the Town of Denton.
A lot of record which exists at the time the application for administrative subdivision is filed.
A plan or map prepared in accordance with the provisions of this regulation and those of any other applicable local regulation, and is prepared to be placed on record in the office of the Clerk of the Circuit Court of Caroline County.
Shape of a property, where access to a road is provided along the long, narrow "flagpole" and the usable land itself is the rectangular "flag" at the end of the pole. A "flagpole" shall have a minimum width of 50 feet.
A system that captures, integrates, stores, analyzes, manages, and displays data that are linked to location and merges cartography, statistical analysis, and database technology.
The Health Office of Caroline County.
A long, narrow piece of land, often used for recreation and pedestrian and bicycle traffic.
The number of acres of land in the Critical Area that the Town of Denton may use, or the county may allocate to municipal jurisdictions to use, to create new Intensely Developed Areas and new Limited Development Areas. The growth allocation acreage is 5% of the total Resource Conservation Area acreage in Denton at the time the Critical Area Commission approved Denton's original Critical Area Program, not including tidal wetlands, plus additional acres included from the County's calculated amount (5%) of Resource Conservation Area that existed when the Critical Area Commission approved Caroline County's original Critical Area Program (that the Town may request and the county may allocate).
Construction plans of the required improvements.
Those physical additions, installations and changes, such as streets, curbs, sidewalks, water mains, sewers, drainage facilities, public utilities, and other appropriate items required to render land suitable for the use proposed.
A Town-only street that is primarily used to gain access to the property bordering it.
A portion of a subdivision or other parcel of land intended for the purpose of building development, whether immediate or future, and having access to a street. Also used interchangeably with "plot."
The total horizontal area within the lot lines of the lot.
The horizontal distance between the front and rear building lot lines.
The boundary line of the lot.
The horizontal distance between the side lot lines measured at the required front and rear building setback lines.
Relatively low-speed, low-volume state, county or Town street that provides circulation within and between neighborhoods and is intended for collecting trips from local access streets.
Relatively low-speed, Town-only, lower-volume-than-major-collector street that provides circulation within and between neighborhoods and is intended for collecting trips from local access streets.
Used interchangeably with "lot," although a parcel may include more than one lot. Also used interchangeably with "plot."
A development constructed on a tract of at least five acres under single ownership, planned and developed as an integral unit, and consisting of single-family detached residences combined with either duplexes, townhouses, or multifamily residences, or all of the above, all developed in accordance with Chapter 128, Article XIII (Density and Dimensional Regulations).
Development of a mixture of commercial and residential units based on a unified master plan on a single site, or adjoining sites under the control of a single entity.
Members of the Town of the Denton Department of Planning and Codes Administration.
A plan or map of a piece of land.
A map made for the purpose of showing the design of a proposed subdivision and the existing conditions in and around it.
The whole body of regulations, text, charts, diagrams, notations, and references contained or referred to in this chapter.
A lot which will exist if the application for administrative subdivision is approved.
That portion of a street or highway available and intended for use by motor vehicle traffic.
A minor street, also called a frontage road, which is a local access street running parallel to and adjacent to an arterial road or major collector and which provides access to abutting properties and restricts access to the arterial or major collector road.
A public or private thoroughfare which affords the principal means of access to abutting properties, and whether designated as a freeway, expressway, highway, road, avenue, boulevard, lane, place, circle, or however otherwise designated.
A dividing line separating a lot, tract, or parcel of land and a contiguous street, and also referred to as a right-of-way line.
Any person, individual, contract purchaser (option holder), firm, partnership, association, corporation, limited-liability company, estate, trust, or any other group or combination, acting as a unit, dividing or proposing to divide land so as to constitute a subdivision as defined herein, and including any agent of the subdivider.
The division of any tract or parcel of land into two or more plots, parcels, lots, or sites for the purpose, whether immediate or future, of transfer of ownership or of building development. The term shall include resubdivision, and, where appropriate to the context, shall relate to the process of subdividing or to the land subdivided.
A subdivision in which approval is obtained not only for the division of land into lots but also for a configuration of principal buildings to be located on such lots. The plans for an architecturally integrated or clustered subdivision shall show the dimensions, height, and location of all such buildings to the extent necessary to comply with the purpose and intent of architecturally integrated or clustered subdivisions as set forth in Chapter 128, Zoning.
Any subdivision other than a minor subdivision.
A subdivision that does not involve any of the following: the creation of more than three lots; the creation of any new public streets; the extension of a public water or sewer system; or the installation of stormwater management improvements through one or more lots to serve one or more other lots.
A team of Town staff members, no more than two Planning Commission members and Town professionals for the explicit reason of reviewing proposed plan submittals.
Subdivider must prepare and record a plat. From and after the effective date of this chapter, any owner, agent, or proprietor of any tract of land located within the Town of Denton to which these regulations shall apply, who subdivides such land into lots, blocks, streets, alleys, public ways, or public grounds, shall cause a plat of such subdivision to be made in accordance with the regulations set forth herein and the laws of the State of Maryland, and shall cause a copy of said plat to be recorded in the office of the Clerk of the Circuit Court.
Approval of plat required. No plat of subdivision shall be recorded by the Clerk of the Circuit Court unless it has been approved by the Planning Commission or the Director of Planning as provided herein. The Planning Commission or the Director of Planning shall not approve said plat unless and until the plat satisfactorily complies with the requirements of these regulations.
Transfer of land; building permits. No parcel of land in a subdivision created after the effective date of this chapter shall be transferred, sold, or offered for sale, nor shall a building permit be issued for any structure thereon, until a plat of subdivision shall have been recorded with the Clerk of the Circuit Court in accordance with these regulations and the laws of the State of Maryland. Any person who violates this provision shall be subject to the penalties contained herein.
Requirements for plat preparation. In the preparation of a plat of subdivision, the subdivider shall comply with the general principles of design and minimum requirements for the layout of subdivisions as set forth in § 73-6, and with the rules and regulations concerning required improvements as set forth in § 73-8 and in the standards and specifications for improvements as adopted by the Town Council, and in every case the preparation of such plat shall be in accordance with the procedure of § 73-5.
Delegation of power of approval.
The Planning Commission may authorize the Director of Planning to approve an administrative subdivision or a minor subdivision. However, only the Planning Commission may approve a subdivision which contains more than three lots or involves the creation of a private road or opening of a public street or road.
The Director of Planning to whom the authority is granted in accordance with this section may approve a final plat and shall have those powers conferred on the Planning Commission by this chapter which are necessary to exercise such authority. With respect to any subdivision which may be approved by an administrative official, the words "Planning Commission" in other sections of this chapter shall be construed to mean Director of Planning.
Before undertaking the preparation of a subdivision plat, the subdivider shall have prepared a concept plan of the property in question, drawn to appropriate scale, showing the boundaries, general topography, important physical features, and other significant information, as well as the proposed scheme for development of the property, including the proposed street and lot locations, areas to be reserved for public use, and proposed improvements. The subdivider shall provide the Planning Commission with 12 copies of the concept plan.
The subdivider shall then consult with the Planning Commission and/or its staff to ascertain the location of proposed major streets, highways, open space, parks, playgrounds, school sites, and any other planned public improvements, and to determine the zoning regulations and other requirements relating to, affecting, or applying to the proposed subdivision. The subdivider shall also consult with the Engineer, the Health Officer, and others, including but not limited to the Denton Volunteer Fire Department, Emergency Management Services, on the proposed street layout and the proposed facilities for sanitary sewage disposal, stormwater management, and water supply to serve the proposed subdivision. Large subdivisions may require consultation with the Technical Advisory Committee. The purpose of the Technical Advisory Committee is to assist the subdivider by furnishing information and advice, in order to expedite matters for the subdivider, save him unnecessary expense, and promote the best coordination between the plans of the subdivider and those of the Town.
The results of consultations and the preliminary conference in no way constitute or imply subsequent preliminary and/or final plat approval by the Planning Commission.
The subdivider shall then prepare a preliminary plat of the proposed subdivision conforming to the requirements for the preparation of such plat as set forth in § 73-7. At least 45 days prior to a regularly scheduled meeting of the Planning Commission at which action on such plat is desired, the following items shall be filed with the Secretary of the Planning Commission: 12 black-line or blue-line prints of the preliminary plat supporting statements on required improvements and proposed deed restrictions, as set forth in § 73-7; and an application for the approval of the plat on a form to be supplied by the Planning Commission. Appropriate application fees shall be paid at the time of application submittal. Property taxes on the property proposed to be subdivided or other owner's taxes owed to the Town shall not be in arrears.
The preliminary plat shall be checked by the Planning staff and Planning Commission for its conformity with the Comprehensive Plan of the Town, the applicable zoning and other regulations, the design principles and standards and requirements of submission as set forth in this chapter, and any other standards and specifications for improvements as adopted by the Town Council. Copies of the preliminary plat shall be referred to the Engineer, Health Officer, and other appropriate public officials concerned with public improvements or health and safety requirements, for review and approval.
A review of the preliminary plat shall be held at the next regular meeting of the Planning Commission (within at least 45 days after an application has been deemed complete and is accepted by the Town). No hearing shall be held by the Planning Commission until notice thereof shall have been sent to the subdivider and to each other interested parties as may be determined by the Planning Commission and as required notification requirements as indicated in Chapter 128, Zoning, Article XXI, Requirements for Public Hearing and Public Notice. At the hearing, the Planning Commission shall submit its findings and recommendations, together with those of the other public officials to whom copies were referred. The Planning Commission shall either tentatively approve or disapprove the preliminary plat, or it may approve the plat subject to specific changes or modifications. One copy of the preliminary plat, with any comments, shall be returned to the subdivider, with other copies retained in the files of the Planning Commission.
Approval of the preliminary plat shall be valid for not more than nine months, except that the Planning Commission may grant one extension for an additional six-month period. Unless a final plat, substantially in accordance with the approved preliminary plat and including any required changes or modifications, shall be filed with the Planning Commission within six months from the date of approval of the preliminary plat or any extension thereof, the Planning Commission's approval thereof shall be deemed canceled; provided, however, that the final plat may include only a portion of the area in the preliminary plat, and that the final plat for remaining portions may be filed at a later date without a new preliminary plat, but subject to any changes in the regulations contained herein made after such six-month period or any extension thereof.
The Planning Commission may appoint a Subdivision Technical Advisory Committee to review, comment, and make recommendations with respect to subdivision applications and improvements plans.
Installation of improvements. Following approval of the preliminary plat, the subdivider shall prepare and submit plans for the installation of those improvements which he is required to make under the provisions of this chapter. Copies of such improvement plans shall be submitted to appropriate public officials for approval. Upon being notified that such improvement plans have been approved, the subdivider may furnish the Mayor and Council with a cash deposit or performance bond or letter of credit executed in accordance with the provisions of § 73-8A of this chapter.
Following completion of the required improvements to the satisfaction of the appropriate public officials, or following the posting of a performance bond or letter of credit in lieu of such completion, the subdivider shall prepare a final plat of the subdivision. Such final plat may be for all the property included in the preliminary plat, or it may be limited to any portion thereof which is intended to be developed as a unit. Additional final plats, covering additional units of the property, may be submitted later, provided that the preliminary plat is still valid. Every final plat shall be substantially in accordance with the approved preliminary plat, including any changes or additions required by the Planning Commission as a prerequisite for its approval, and it shall conform in every respect with the requirements for the preparation of such plat as set forth in § 73-9.
At 45 days prior to a regularly scheduled meeting of the Planning Commission at which action on the final plat is desired, the subdivider shall have filed the following items with the Secretary of the Planning Commission: five copies of the plat on vellum or dimensionally stable plastic film; 12 black-fine or blue-line prints of the plat; a digital copy of the parcel layer GIS in NAD83 coordinate system tied to state-certified survey point; a properly executed statement of dedication of all streets in the subdivision to the appropriate jurisdiction, constituting an irrevocable offer to dedicate for a period of not less than five years from the date of its filing with the Planning Commission; and an application for approval of the plat on a form to be supplied by the Planning Commission. Appropriate application fees must be paid at the time of application submittal. Property taxes on the property proposed to be subdivided shall not be in arrears.
Final plat approval and recording.
Upon receipt by the Planning Commission of required documentation, the Planning Commission shall consider approval of the final plat at its next regular meeting. If the final plat is found to comply with the requirements of this chapter and with the preliminary plat as approved, the Planning Commission shall approve said plat and shall endorse the fact of such approval on each of the several copies submitted by placing the signature of its Chairman thereon.
The Planning Commission shall approve or disapprove the final plat within 30 days after the filing of such plat with the Secretary of the Planning Commission; otherwise, such plat shall be deemed to have been approved, and a certificate to that effect shall be issued by the Planning Commission on demand; provided, however, that the subdivider may waive this requirement and consent to an extension of such period. The grounds for the disapproval of any final plat shall be stated upon the record of the Planning Commission.
Upon approval of the final plat by the Planning Commission, the five signed copies of the plat on (two Mylars and one paper for Clerk) vellum or plastic film shall be filed by the subdivider with the Clerk of the Circuit Court. Proof of filing shall be provided to the Planning Commission Secretary. The signed black-line or blue-line prints shall be forwarded by the Planning Commission to the Supervisor of Assessments, the State Department of Health, the Health Officer, the Town Clerk, the Police Chief and the Engineer, with one print retained by the Planning Commission and one print returned to the subdivider.
Prior to the recordation of the final plat, the owner and/or developer of the property shall execute a public works agreement, with and in a form acceptable to the Town. Such agreement shall outline the standards and responsibilities of the owner and/or developer with respect to the required improvements. The public works agreement shall include provisions for payment of the fees, costs, and expenses incurred by the Town in enforcing the public works agreement.
Does not involve the creation of new roads or new rights-of-way.
Establishment of one or more resulting lots which conform to all of the provisions of this chapter and Chapter 128, Zoning.
Increasing the size of one or more nonconforming existing lots by adding contiguous land.
Combining existing lots, or parts of existing lots, for the purpose of meeting any requirements of this chapter and Chapter 128, Zoning, which could not be met by any of the existing lots.
All resulting lots will comply with all requirements of this chapter and Chapter 128, Zoning.
The administrative subdivision results in an increase in the size of one or more existing nonconforming lots and increases only the area of nonconformity on any existing lots, while meeting all other requirements of this chapter and Chapter 128, Zoning.
An administrative subdivision shall be applied for in the same manner as a minor subdivision.
The subdivision layout shall be consistent in all essential respects with the transportation element in the Town Comprehensive Plan and other aspects of the Town Comprehensive Plan.
The subdivision layout shall be in full compliance with the provisions of the zoning district in which it is located.
The subdivision layout shall be designed in accordance with the principles and standards contained in this section and any other standards and specifications for improvements as adopted by the Town Council, with the objective of achieving the most advantageous development of the subdivision and adjoining areas.
Land subject to periodic flooding shall not be subdivided for residential occupancy or for any other use which might involve danger to health, life, or property, or aggravate the flood hazard, and such land within any proposed subdivision shall be reserved for uses which will not be endangered by periodic or occasional inundation. See Chapter 58, Floodplain Zones.
A plat for the subdivision of land with poor drainage or other adverse physical conditions will be considered for approval only if the subdivider shall agree to make whatever improvements are necessary, in the judgment of the Planning Commission, to render the land safe and otherwise acceptable for development.
The street layout shall be designed to create desirable building sites while respecting existing topography, minimizing street grades, avoiding excessive cuts and fills, insuring compliance with stormwater regulations, protecting environmentally constrained areas, and preserving natural resources, including trees, to the maximum extent possible.
Streets shall be spaced to allow for blocks meeting the dimensional requirements contained herein and to minimize the number of intersections with existing or proposed major collector streets.
Where the subdivision adjoins or embraces any part of major collector streets as designated on the transportation element of the Comprehensive Plan, the layout of such subdivision shall provide for the platting and dedication of such part of the major collector streets in the location and at the width indicated on such plan, except that the subdivider shall not be required to dedicate that part of such major collector streets which is in excess of 60 feet in width.
Wherever deemed desirable to the layout of the subdivision and adjoining areas, the Planning Commission may require platting and dedication of one or more collector streets, or parts thereof, to serve the subdivision.
Local access streets, intended primarily for access to individual properties shall be so arranged as to discourage their use by through traffic.
Streets shall be laid out to intersect one another at right angles (90º) unless topography and the limiting factors of good design prohibit. Proposed streets intersecting at less than 90º shall be required to obtain Planning Commission approval. No street shall intersect another street at an angle of less than 60º.
Proposed streets in the subdivision shall provide for the continuation of existing, planned, or platted streets on adjacent tracts, unless such continuation shall be prevented by topography or other physical condition, or unless such extension is found by the Planning Commission to be unnecessary for the coordination of development between the subdivision and such adjacent tract.
Where the Planning Commission deems it desirable or necessary to provide access to adjacent tracts not presently subdivided, proposed streets in the subdivision shall be extended to the boundary lines with such adjacent tracts, and temporary turnarounds shall be provided at the ends of such streets, by means of temporary easements or otherwise.
Provide vehicular access to such lots by means of a service drive separated from an arterial or major collector by a buffer strip of berm and planting and connecting therewith at infrequent intervals.
Design reverse frontage lots having access only from a parallel local access street or from loop streets, and with vehicular access to such lots from the arterial prohibited by deed restrictions or other means. A buffer strip of berm and planting shall be provided on the reverse frontage lots. The property owner, whether an individual or a homeowners' association, shall be responsible for buffer strip maintenance of vegetation.
The choice of the most appropriate method accomplishing the desired purpose in a specific instance shall be made by the Planning Commission, giving consideration to topography and other physical conditions, the character of existing and contemplated development in the subdivision and its surroundings, and other pertinent facts.
Cul-de-sac streets are not preferred; however, they shall be permitted where they are necessitated by topographic conditions or where, in the judgment of the Planning Commission, they are appropriate to the type of development contemplated. Cul-de-sac streets shall not exceed 600 feet in length.
Alleys shall be provided in commercial and industrial areas, unless adequate access to parking and loading areas is provided by other means. Alleys may be permitted in residential areas, for providing rear access to multifamily dwellings or where required by topographic or other unusual conditions. In the absence of alleys, easements will be required for utility lines or stormwater facilities.
Half streets will be prohibited, except where they are essential to the reasonable development of the proposed subdivision in conformity with the other requirements of these regulations, and where the Planning Commission finds that it will be practicable to require dedication of the remaining half when the adjoining property is subdivided. Wherever a half street adjoins the proposed subdivision, the remaining half of the street shall be platted within such subdivision.
Private streets shall not be permitted in any proposed major subdivision.
Traffic impact studies or operational analyses shall be provided for any proposed major subdivision.
Right-of-way widths for minor arterials or major collectors as designated in the transportation element of the Comprehensive Plan shall be not less than 150 feet for minor arterials and 60 feet for major collectors; provided, however, that widths above these minimums may be required for state roads by the State Highway Administration to meet particular traffic conditions.
Right-of-way widths for other street types shall be not less than 60 feet for minor collector streets, commercial and industrial areas; 50 feet for local access streets in residential areas; 40 feet for service drives; and 24 feet for alleys.
Roadway widths for minor arterial and major collector streets shall be not less than the minimum specified for state roads by the State Highway Administration, but in any case not less than 24 feet with ten-foot shoulders.
Minor collector streets and local access streets in multiple-family residential: 36 feet inside of curb to inside of curb. Streets serving lots of one acre or more may have, with the approval of the Planning Commission, a minimum roadway width of 30 feet inside of curb to inside of curb.
Minor collector streets and local access streets in commercial and industrial areas: 40 feet inside of curb to inside of curb.
Local access streets in single-family residential areas and service drives: 26 feet inside of curb to inside of curb. Streets serving lots of one acre or more may have, with the approval of the Planning Commission, a minimum roadway width of 20 feet inside of curb to inside of curb.
The Denton Planning Commission may reduce the above street standards of width in accordance with good planning techniques and concurrence by the Town Engineer.
Cul-de-sac: Cul-de-sac streets shall have a circular turnaround of not less than 100 feet in diameter to the street line, and with a roadway of not less than 80 feet in diameter. The use of cul-de-sac street design is discouraged.
Street grades: Street grades shall not exceed 5% for arterial and collector streets and 8% for local access streets, service drives, and alleys, except that the Planning Commission may permit a variation of not greater than two percentage points from these maximums where topographic conditions warrant. Street grades shall be not less than 1/2 of 1%.
All changes in street grades of more than one percentage point shall be connected by vertical curves with a minimum length of 50 feet or 15 times the algebraic difference in the change in grade, whichever is greater.
Curvature. The radius of curvature on the center line shall be not less than 400 feet for arterial streets, 300 feet for collector streets, and 100 feet for local access streets, service drives and alleys. Between reversed curves, either of which has a radius of less than 200 feet, there shall be a tangent section at least 100 feet in length.
Street intersections shall be designed in conformance with the following requirements.
The design of the intersection should provide clear sight distance for oncoming vehicles, and there should be a suitable leveling of the street grade within and approaching the intersection.
Collector streets: 30 feet back of curb or edge of pavement or as required to adequately serve the maximum size vehicle expected to use the street.
Right-of-way lines at intersections shall be rounded by tangential arcs that are concentric with the paved radii lines and having a minimum radius of the paved radii plus an additional 10 feet.
Proper sight lines shall be maintained at the intersections of all streets. Clear sight triangle shall be measured along the center lines of intersecting streets to a point 75 feet from the center of intersection.
Signage shall be in accordance with the Manual on Uniform Traffic Control Devices (MUTCD) as adopted by MD SHA.
Geometric design requirements such as a vertical curve shall be required for a change in vertical alignment (slope) exceeding 1%. A combination of minimum radius horizontal curve and maximum grade is not permitted.
Proper sight distances for driveways, entrances and intersections shall be based on safe sight stopping distance.
Signage and pavement markings shall be in accordance with the MUTCD as adopted by the Maryland State Highway Administration.
Easements of 10 feet shall be created on all road-front property lines.
Residential blocks shall normally not exceed 1,300 feet in length, nor be less than 500 feet in length, between street lines. In any residential block more than 800 feet in length, a crosswalkway of not less than 10 feet in width shall be required where necessary to provide convenient access to community open space, schools, playgrounds, shopping centers, and other community facilities.
Residential blocks shall normally be of sufficient width to provide two tiers of lots of appropriate depth.
Blocks for business or industrial use shall be of such length and width as may be necessary to serve their prospective use, including making adequate provision for off-street parking and for the loading and unloading of delivery vehicles.
Irregularly-shaped blocks indented by culs-de-sac or looped streets, and containing interior parks or playgrounds, will be acceptable when they are properly designed, including making provision for adequate parking and for any maintenance of the public or joint-use areas.
The lot arrangement, design and orientation shall be such that all lots will provide satisfactory building sites, properly related to topography and the character of surrounding development.
The dimensions and areas of all lots shall comply with the requirements of the zoning district in which they are located.
Excessive lot depth in relation to lot width shall be avoided. A ratio of depth to width of two to one shall be considered a desirable maximum.
Corner lots shall desirably have extra width to permit appropriate building setback from both streets in accordance with Chapter 128, Zoning.
Every lot shall abut upon, and have access to, a public street.
Double frontage and reverse frontage lots shall be avoided, except where their use is essential to overcoming special topographic problems or to separating residential development from heavy street traffic.
Residential lots fronting or abutting on major arterial or major collector streets shall desirably have extra lot depths and deeper building setbacks, including a buffer strip of berms and plantings. See Chapter 128, Zoning, Article XVI.
Insofar as possible, side lot lines shall be substantially at right angles or radial to the street line, except where a variation to this requirement will provide an improved street and lot layout.
The size and shape of lots intended for single-family residential use shall be sufficient to permit the ultimate provision of a garage on each lot, except that the Planning Commission may permit the grouping of garages into a compound serving several such lots.
Where alleys are not provided in appropriate locations, easements of not less than 10 feet in width shall be provided where necessary to meet public utility requirements. Easements of greater width may be required along lot lines or across lots where necessary for the extension of trunk sewers or other primary utility lines.
Where a proposed subdivision is traversed by any stream, watercourse, or drainageway, the subdivider shall make adequate provision for the proper stormwater management of surface water, including the provision of easements along such streams, watercourses, and drainageways.
Utility easements in private rights-of-way or in joint-use open space areas may be permitted at the discretion of the Planning Commission, if the design considerations of the proposed subdivision warrant such easements. Stormwater management facilities, other than on-site swales and other minor environment site design improvements, shall not be permitted in designated open space areas.
No building or structure, including propane gas farms, shall be constructed on any easement without the written authorization of the Mayor and Council.
Where a proposed greenway shown in the Comprehensive Plan of the Town or Caroline County crosses a proposed subdivision, a greenway public use easement of at least 25 feet shall be provided.
Where the proposed subdivision includes lands proposed for use as open space, recreation and parks, playgrounds, playfields, public landings, and/or school sites under the Comprehensive Plan, the subdivider shall indicate the location of such lands on the subdivision plat and shall dedicate such lands to the appropriate jurisdiction.
Where deemed essential by the Planning Commission, upon consideration of the type and size of development proposed in the subdivision, the subdivider may be required to dedicate open space, sites and recreational facilities of a character, extent, and location suitable to meeting the needs of such development. In lieu of dedicating such additional areas, they may be reserved for the common use of all property owners in the proposed subdivision through deed restrictions.
Additional requirements for common open space and use areas and/or facilities are contained in Article XVII of Chapter 128, Zoning.
Requirement and general design standards.
No subdivision or land development plan shall be approved which does not make adequate provision for stormwater or floodwater runoff channels, or basins.
Stormwater drainage systems shall be separate and independent of any sanitary sewer systems. The system shall be designed to meet the guidelines established in this chapter.
When open channels are proposed, an engineering analysis shall be submitted supporting the proposal with respect to feasibility, capacity design, and soil stabilization within the channel.
Open channels shall be designed to adequately convey a twenty-five-year storm frequency. The depth of the water in the ditch shall not be higher than six inches below the edge of the proposed top of bank for contributory drainage areas less than five acres and not higher than one foot below the proposed top of bank for contributory drainage areas greater than five acres.
Documentation of the seasonal high water table elevation with respect to the proposed channel depth shall be provided to evaluate the potential of the ditch intersecting the groundwater table causing the channel to receive greater flows than design capacity and the possibility for continually wet surfaces within the channel.
Channels shall be trapezoidal or parabolic in shape. In either case, accessibility for maintenance shall be considered in the design.
Maximum side slopes: three feet horizontal to one foot vertical (3:1) for unpaved (vegetated side slopes) and two feet horizontal to one foot vertical (2:1) for paved side slopes. Paved side slopes shall only be implemented in locations where the required conveyance capacity requires paved side slopes, or existing conditions physically prohibit the width requirements of three feet horizontal to one foot vertical (3:1) side slopes.
Minimum bottom width shall be three feet where the depth exceeds one foot.
Minimum design velocity shall be two feet per second, unless otherwise approved by the Town Engineer.
The maximum design velocity in a grassed channel shall not exceed the permissible values stated in the Maryland State Highway Administration Highway Drainage Manual, except as provided with structural measures as detailed therein. Also, sustained wet conditions in a channel are not amenable to the establishment of adequate vegetative cover; therefore, where conditions will exist which indicate a base flow in the channel, the channel shall be provided with a stone center.
If designed with a paved bottom, the bottom shall be reinforced portland cement concrete with a minimum six-inch thickness.
The maximum flow depth for the design storm event in an open channel on a residential lot and/or the easement adjacent to a residential lot shall be one foot. The maximum channel depth shall be two feet. The depth at any given cross section shall be measured from the bottom of the channel to the height at which the side slope becomes less than five feet horizontal to one foot vertical.
A backwater analysis will be required by the Town to assess the impact of post-development flows if apparent constrictions exist downstream.
Cover over pipe shall meet the manufacturer's recommended cover requirements. In no case shall the minimum soil cover over pipe be less than one foot without approval of the Town.
Inlet and grate specifications design shall conform to Maryland State Highway Administration Highway Drainage Manual standards.
Rock outlet protection, designed in accordance with the Maryland State Highway Administration Highway Drainage Manual, shall be provided at each outfall.
Drainage easements of a minimum twenty-foot width shall be provided where closed drainage systems are proposed. In subdivisions, storm sewers located outside of the Town right-of way shall be located on properties lines unless otherwise approved by the Town.
A backwater analysis may be required by the Town to assess the impact of post-development flows if apparent constrictions or high tail water conditions exist downstream.
Conveyance systems shall outfall to a stormwater management facility or watercourse capable of accepting the design runoff.
The following criteria shall be used for storm sewers.
A twenty-five-year storm frequency shall be used.
The hydraulic gradient shall be no higher than one foot below the top of the grate for twenty-five-year storms.
The following criteria shall be used in calculating HGL.
Normal crown of the outfall pipe. For wet ponds, the pipe invert elevation shall be equal to or higher than the normal pool elevation of the pond, unless otherwise approved by the Town Engineer.
Minimum pipe size shall be 15 inches in diameter, unless otherwise approved by the Town Engineer.
For a storm drain system discharging into a stream, the invert of the discharging pipe shall be no lower than the level of the base flow. If the stream is dry most of the time, the invert shall be at least a foot above the stream bottom, unless otherwise approved by the Town Engineer. The HGL shall start from the crown of the pipe.
The maximum headwater elevation shall be one foot below the edge of the proposed roadway shoulder or other embankment. The resulting ponding shall not negatively impact the street or the adjacent property.
The minimum pipe size shall be 18 inches in diameter.
Culverts and storm sewers can be made from reinforced concrete pipe (RCP) or high density polyethylene (HDPE). Metal pipe will only be allowed if coated (such as aluminized pipe) in order to provide a minimum fifty-year life span. Minimum pipe cover shall be in accordance with the pipe manufacturers' minimum cover requirements. The actual cover and minimum cover requirements shall be provided in the drainage calculation report.
The spread of water shall be no greater than eight feet from the flow line of the curb in streets. For areas other than streets or paved areas, inlets shall be located to ensure a minimum of 95% of the flow is captured by the inlet.
Maximum spacing of inlets is 300 feet.
In order to maintain structural integrity, inlet box corners shall not be cut.
Drainage design report containing the following minimum data shall be prepared for each project.
Type and slope of drainage facility.
Erosion protection methods — riprap sizing calculations.
Hydraulic grade line (HGL) calculations.
Difference between inlet grate elevation and HGL elevation.
Personnel grates shall be installed on pipe inlets to improve safety by preventing people, animals and debris from entering stormwater pipes 12 inches and larger with open inlets (i.e., without a grate or drainage inlet) for which full daylight is not visible when looking through the pipe to the other end.
Since safety grates become blocked by debris, thus potentially decreasing drainage flow and increasing maintenance needs, engineers shall evaluate designs to avoid open inlets to stormwater pipes. One alternative to consider is creating a separation of pipe runs by realigning pipes in a long pipe run into relatively short, straight runs, with daylight visible from the openings.
A personnel grate for a pipe inlet shall be considered as the last resort in designing inlets for storm drain systems. Grates shall be secured to prevent entry by the public but allow access to the storm drainpipe for maintenance and repair. Construction details and specifications shall be included in the construction plans.
The Rational Method of estimating the storm runoff, shown in Figure 1, shall be utilized for all storm sewers and waterway openings equal to or less than 19 square feet. The proposed method for computing the storm runoff requiring a waterway opening greater than 19 square feet shall be approved by the Town Engineer.
Manning's Equation, shown in Figure 2, shall be utilized to determine the flow of water in open channels.
Any structure, including supports, erected over a depression or an obstruction, such as water, a highway or a railway, for carrying vehicular or pedestrian traffic will be reviewed by the Town Engineer. All structural designs shall be in accordance with the Maryland State Highway Administration Bridge Standards and AASHTO's Load and Resistance Factor Design (LRFD) Bridge Design Specifications. If there are structural designs required on a plan and not included in the Maryland State Highway Administration Bridge Standards, shop drawings signed and sealed by a professional engineer registered in the State of Maryland shall be submitted for review and approval.
The outfall shall be carried to a point of positive outfall in order to prevent downstream flooding. A detailed hydraulic and stormwater analysis downstream any distance as deemed necessary shall be required to determine the impacts to the drainage system and to ensure that stormwater impacts for surrounding property owners is minimized.
New or improved drainage conveyance systems shall be designed and constructed to require economical maintenance. Improvements to watercourses in existing developments must be designed and constructed to retain the character of the surrounding area as much as practicable. Adequate rights-of-way must be provided for access for construction and afterwards for maintenance.
An as-built topography plan of open channels that drains an area greater than one acre shall be provided for review and approval by the Town. The as-built shall include profiles and cross sections at fifty-foot stations and computations that demonstrate that the channel meets design objectives. All stormwater piping systems shall be as-built upon completion of construction. As-built drawings shall be signed and sealed by a registered professional surveyor and submitted to the Town for review and approval prior to the issuance on building permits.
Stormwater management basin/pond as-builts shall meet the requirements of the Caroline County Conservation District.
Rate of runoff in cubic feet per second.
Weighted runoff coefficient (average of the coefficients assigned to the different types of contributing areas).
Average rainfall intensity, inches per hour, for the selected frequency and for duration equal to the time of concentration.
Drainage area, in acres, tributary to the point under design.
Values of runoff coefficient (C) for various types of contributing areas, indicated in Table 1 and Table 2, shall be utilized in the solution of this method of design.
1. For flat slopes or permeable soil, use the lower values. For steep slopes or impermeable soil, use the higher values.
2. Contributing drainage areas shall be evaluated based on the fully developed land in accordance with the existing or proposed zoning.
Velocity in feet per second.
Manning's coefficient of channel roughness.
Slope, in feet per foot.
Values of Manning's coefficients (n) for various types of channel linings shall be used as indicated in Table 3.
It shall be prepared by a registered land surveyor, preferably at a scale of one inch to 50 feet, but in any case at a scale not smaller than one inch to 100 feet.
It shall provide all the pertinent information on existing site conditions, property ownership, and the like, which may be necessary for the Planning Commission to properly consider that proposed subdivision, and such information shall be accurate and reliable.
It shall show the general plan for the ultimate development of the property, including so much of the surrounding areas as may be necessary for an adequate consideration of the land to be subdivided. Such plan shall be accurately drawn to scale, but surveyed dimensions are not required.
Information to be shown. The preliminary plat shall be drawn in a clear and legible manner and shall contain the information required for preliminary plats shown in Appendix 1 at the end of this chapter.
Statements explaining how and when the subdivider proposes to provide and install required water supply, sewers or other means of sewage disposal, street, pavements, curbs and gutters, stormwater management facilities and private utilities, including but not limited to electricity, telephone, cable and propane or natural gas.
Statement concerning any proposed deed restrictions to be imposed by the subdivider (owner).
The subdivider shall be required to provide and install, or to enter into public works and stormwater management agreements to provide and install, certain minimum improvements in the subdivision as a condition for approval of the final plat by the Planning Commission. All such required improvements shall be constructed in accordance with the minimum requirements of these regulations and the construction standards and specifications adopted by the Town Council or such other governmental agency as may have jurisdiction over a particular improvement. Nothing contained herein, however, shall be construed as prohibiting the subdivider from installing improvements meeting higher standards than the minimum requirements.
Prior to filing the final as-built plat with the Planning Commission, the required improvements shall be completed, inspected, and approved by the proper authorities, except that in lieu of completing all improvements prior to submission of the final plat, the subdivider may furnish the Town Council with a cash deposit, a secured line of credit, or a performance bond executed by a surety company and running to the Town, such financial instrument shall be in an amount sufficient to cover the cost of the improvements required to be installed of such improvements prior to, or in no case later than, the time that such improvements are needed to serve buildings placed on abutting lots. The cost of required improvements shall be estimated by the Engineer or other authority having jurisdiction. In the event of any dispute concerning the amount of cash deposit or bond required, the Town Council shall make the final decision based upon at least two additional cost estimates.
Prior to commencing construction, the developer shall notify the Town Engineer of the proposed construction schedule.
Pursuant to notification by the developer, the Town Engineer shall inspect required improvements during the initial construction phase, and on a periodic basis thereafter, as may be required to ensure proper adherence to this chapter.
The Town Engineer shall submit reports to the Town specifying those items of construction, material and workmanship which do not comply with the Town construction standards or the approved final plan.
The developer, upon notification from the Town, shall proceed at his own cost to make such corrections as shall be required to comply with the Town construction standards and approved final plans and shall notify the Town Engineer and Town Council upon completion requesting final inspection.
That no lot or subdivision shall be conveyed or placed under agreement of sale.
Said cease and desist order shall be terminated upon determination by the Town Engineer that said defects and deviations from plan requirements have been corrected.
No underground pipes, structures, subgrade, subbase or base course shall be covered until inspected and approved by the Town Engineer.
The developer shall notify the designated representative of the Town, usually the Town Engineer, at least 48 hours in advance of completion of any construction operations requiring an inspection.
The Town Engineer shall make a final inspection, with the developer, of all required improvements.
Within 30 days after completion and Town approval of subdivision or land development improvements as shown on final plans and before Town acceptance of such improvements, the developer shall submit to the Council as-built plans, showing actual dimensions and conditions of streets and all other improvements, certified by a professional engineer to be in accordance with actual construction.
The Town Council shall notify the developer of acceptance of the required improvements if satisfied that the developer has complied with all specifications and ordinances of the Town.
The developer shall deposit with the Town financial security in an amount sufficient to cover the construction cost of all improvements required by the approved final plans.
Financial security required herein shall be in the form of a federal or state chartered lending institution's irrevocable letter of credit, a restrictive or escrow account in such institution or with a financially responsible bonding company or such other type of financial security which the Town may, in its reasonable discretion, approve. The bonding company may be chosen by the party posting the financial security, provided that said bonding company or lending institution is authorized to conduct business within the state and stipulates that it will submit to Maryland jurisdiction and Caroline County venue in the event of legal action.
Said financial security shall provide for and secure to the public the completion of all improvements required by the approved final plans for which such security is being posted on or before the completion date fixed in the formal action of approval or development agreement.
When requested by the developer, the Town Council shall furnish the developer with a signed copy of a resolution indicating approval of the final plan contingent upon the developer obtaining a satisfactory financial security. The final plan shall not be signed nor recorded until the financial improvements agreement is executed. The resolution of contingent approval shall expire and be deemed to be revoked if the financial security agreement is not executed within 90 days, unless the Town Council grants a written extension.
The amount of the financial security shall be equal to 125% of the cost of completion of all improvements required by the approved final plans. The amount of the financial security shall be based on an estimate of the cost of completion of the required improvements, prepared by a licensed professional engineer or a contractor's cost estimate and submitted by the developer for review and approval by the Town Engineer.
Release from performance guaranty (initial construction).
Partial release of performance guaranty. As the work of installing the required improvements proceeds, the party posting the financial security may request the Town Council to release or authorize to be released, from time to time, such portions of the financial security necessary for payment to the developer performing the work. Any such requests shall be in writing, addressed to the Town Council, and the Council shall have 45 days from receipt of such request within which to allow the Town Engineer to certify, in writing, that such portion of the work upon the improvements has been completed in accordance with this chapter and the approved plans. Upon such certification, the Council may authorize release by the bonding company or lending institution of an amount as estimated by the Town Engineer fairly representing the value of the improvements completed. The Town Engineer, in certifying the completion of work for a partial release, shall not be bound to the amount requested by the developer but shall certify to the Council his/her independent evaluation of the proper amount of partial releases. The Council may, prior to final release at the time of completion and certification by the Town Engineer, require retention of 10% of the estimated cost of the aforesaid improvements.
Incomplete improvements. If the required improvements are not completely installed within the period fixed or extended by the Town, the Town Council shall declare the financial security in default to collect the amount payable thereunder. Upon receipt of such amount, the Town shall install such improvements as were covered by the security and are commensurate with the extent of building development which has taken place in the subdivision or land development, not exceeding in cost, however, the amount collected upon the security.
Release in full. When the developer has completed all of the necessary and appropriate improvements, he shall notify the Council, in writing, by certified or registered mail, of the completion of the aforesaid improvements and shall send a copy thereof to the Town Engineer to inspect all of the aforesaid improvements. The Town Engineer shall, thereupon, file a report, in writing, with the Town Council and shall promptly mail a copy of the same to the developer by certified mail. The report shall be made and mailed within a reasonable time period after receipt by the Town Engineer or the aforesaid authorization from the Town Council. Said report shall be detailed and shall indicate approval or rejection of said improvements, either in whole or in part. If said improvements, or any portion thereof, shall not be approved or shall be rejected by the Town Engineer, said report shall contain a statement of reasons for such nonapproval or rejection.
Notification. The Town Council shall notify the developer, in writing, by certified mail, of the action of the Council with regard to approval, nonapproval or rejection of improvements.
Rejection of improvements. If any portion of said improvements shall not be approved or shall be rejected by the Council, the developer shall proceed to complete those improvements, and, upon completion, the same procedure of notification as outlined herein shall be followed.
Maintenance of improvements. The developer shall be responsible for maintenance of all subdivisions or land development improvements until such improvements are offered for dedication and are accepted by the Town. In addition, 10% of the performance guaranty shall be held back by the Town until the developer has posted the maintenance guaranty and as-built plans are verified and accepted by the Town.
Maintenance guaranty (maintenance period). Where the Town Council accepts dedication of all or some of the required improvements following completion, the Council shall require the posting of financial security to secure the structural integrity of the improvements and the functioning of the improvements in accordance with the design and specifications as depicted on the approved final plan. The security shall be in the form as is authorized for the deposit of the performance guaranty and shall be for a term of five years from the date of the acceptance of dedication and shall be in an amount equal to 10% of the actual costs of installation of the improvements so dedicated.
All new roads and streets shall be constructed in accordance with the minimum requirements of these regulations and the minimum construction standards as indicated in the Standards Specifications and Details for Public Works Construction, as amended by the Director of Public Works. Existing roads and streets which do not meet these specifications with regard to width or type of construction shall be widened and brought into conformity on that portion of the road or street within or adjoining the subdivision.
The roadbed and roadway wearing surface shall be constructed in accordance with applicable Town standards. See Standard Specifications and Details for Public Works Construction. Curbs and gutters shall be provided in all subdivisions where the average lot area is less than one acre. Where curbs and gutters are not required, stabilized shoulders and stabilized drainageways outside the shoulders shall be provided. Street name signs of an approved design shall be erected at each new street or road intersection. All stormwater facilities shall be maintained by the property owner and/or the applicable homeowners' association. Provisions for maintenance and assessment of costs for maintenance shall be provided in a form acceptable to the Town.
Stormwater facilities. The subdivision shall be provided with such storm drains, culverts, drainageways, or other works as are necessary to collect and dispose of surface and stormwater originating on or flowing across the subdivision, in order to prevent inundation and damage to streets, lots, and buildings. All stormwater facilities must conform to the requirements of Chapter 106, Stormwater Management, whose goal is to manage stormwater by using environmental site design to the maximum extent practicable.
Water supply facilities. Every subdivision shall require a public water supply under the regulations of the State Department of Health. Where a public source of water supply will not be available, private on-site sources of water supply, approved by the Health Officer, shall be provided. All major subdivisions shall require a public source of water supply, availability and allocation.
Sanitary sewerage facilities. Every subdivision shall require a public sewer system under the regulations of the State Department of Health. Where a public sewer system will not be available, private on-site septic systems, approved by the Health Officer, shall be provided. All major subdivision shall require a public sewer system, availability and allocation.
Plantings. Street trees and other landscaping shall be required by the Planning Commission on all new streets and parking lots (of over five cars). The proposed location and the species of plant material to be used shall be subject to approval of the Planning Commission.
It will be the responsibility of the developer to landscape all public rights-of-way which are contained in the proposed development. A minimum of one tree per each 35 feet of linear roadway will be required, the species of which shall meet Town arborist specifications. Each tree must be of at least 1 1/2 inches in diameter as measured four feet from ground level and the lowest branch of six feet. Trees shall be properly staked and maintained. The preservation of existing trees along the right-of-way will compensate for the required new plantings.
All parking areas shall be landscaped with trees planted at a rate of not less than one tree per 2,500 square feet of gross parking area.
All residential lots shall be planted with at least one one-and-one-half-inch diameter yard tree, in addition to buffers, forestation, or critical area requirements. Yard tree species and quantities shall meet Town arborist specifications.
Additional landscaping, shading, and bufferyard requirements are contained in Article XVI of Chapter 128, Zoning.
Sidewalks, pedestrian paths and cycleways. The minimum width of sidewalks shall be five feet along all streets. Where the Planning Commission determines projected pedestrian traffic volumes warrant, a wider sidewalk may be required. The construction specifications for sidewalks shall comply with Standards Specifications and Details for Public Works Construction, as amended by the Director of Public Works.
Sidewalks may be required on all streets; sidewalks may be placed on at least one side of any road and may, at the discretion of the Planning Commission, be required on both sides of the street. The Planning Commission will require depressed curbs for handicapped access on sidewalks at street and driveway crossings.
Where a development fronts on an existing state road, county road or Town street, and where a sidewalk terminates at the property line of the proposed development, the sidewalk shall be extended along the entire road frontage of the proposed development.
Pedestrian and cycle paths shall be provided in accordance with the transportation element of the Denton Comprehensive Plan. Pedestrian-only paths shall be at least five feet wide. Shared cycle and pedestrian paths shall be at least seven feet wide.
Streetlighting. Purchase and installation of the required lighting shall be the responsibility of the subdivider in accordance with Standards Specifications and Details for Public Works Construction, adopted by the Town Council and as amended by the Director of Public Works.
The minimum width of driveways shall be 10 feet and the maximum width shall be 20 feet for the area within the limits of the Town right-of-way. The total width of driveway within the limits of the Town right-of-way on a single lot shall not exceed 20 feet. Driveways shall not be placed within five feet of a property line.
Driveways on corner lots shall be located at least 40 feet from the point of intersection of the nearest street right-of-way lines.
In order to provide a safe and convenient means of access, grades on private driveways should not exceed 8%, unless specifically authorized by the Town, and in no case shall the grade exceed 5% for the first 30 feet of driveway as measured from the road cartway. The minimum slope shall not be less than 1.0%.
Sight distance from a point on the driveway 10 feet from the edge of the public road cartway upon which the driveway opens shall not be less than 150 feet in either direction with respect to the view of oncoming traffic.
All driveways shall be located, designed and constructed in such a manner as not to interfere or be inconsistent with the design, maintenance and drainage of the street.
The ground on which structures are located shall be graded to carry stormwater runoff away from the buildings and dispose of it without causing water to pond, except in approved designated areas. Land grading shall comply with the following specific standards.
Minimum protective slopes around a dwelling. Grading of pervious areas for a minimum distance of eight feet away from any building shall slope perpendicularly away from the building toward areas designated to accept runoff. The minimum slope in this area shall be 16 feet horizontal to one foot vertical (16:1) (net differential in grade: 0.5 of a foot). Lesser slopes or shorter distances may be approved in specific cases where application of these requirements is not feasible and where an alternative method of foundation protection is provided to the satisfaction of the Town. If the sloped area is greater than eight feet in length, the slope may be reduced. However, the net differential in grade must be at least 0.5 of a foot and provide at least 2% slope.
Maximum protective slopes around a dwelling. In grading of pervious areas for a minimum of four feet from the foundation of any building the slope shall not be steeper than four feet horizontal to one foot vertical (4:1). The maximum man-made slope at any place on a developed lot shall not be steeper than two feet horizontal to one foot vertical (2:1), and any man-made slope steeper than three feet horizontal to one foot vertical (3:1) shall be designed to ensure slope stability and minimize maintenance requirements.
Driveways. The maximum grade slope shall be 8%. Driveways sloping toward buildings shall be graded to a low point located at least eight feet from the building with a minimum five-tenth-foot vertical elevation difference between the elevation at the building and the low point. The low point shall be graded to drain away from the building.
Fill slopes. The toe of slope on any fill steeper than four feet horizontal to one foot vertical (4:1) on any individually developed lot must be maintained at a minimum of two feet from the nearest property line.
Retaining walls. Construction details must be provided for all retaining walls greater than two feet in height. Retaining walls in excess of four feet exposed height shall be located as far as necessary from the property line to accommodate structural components. In addition, retaining walls more than three feet exposed height shall be designed according to the International Building Code, and calculations sealed by a Maryland professional engineer shall be submitted for review and approval by the Town.
Minimum slopes. The minimum slope, beyond the protective slope, shall be 5/10% on impervious surfaces, 1% on all other pervious surfaces. When acceptable to the Town, the grade on pervious surfaces may be reduced to 5/10, providing soil testing and assessment by a qualified professional are provided to ensure adequate infiltration potential is available through all layers of the soil horizon and that the local water table characteristics are amenable to such practices. It must be demonstrated that the lesser gradient is adequate to drain the lot without detrimental effect upon buildings or upon essential uses. Conditions that result in standing water, in excess of 24 hours, are not acceptable, except in areas where delineated wetlands are shown on the lot.
Community facilities. All residential plans submitted to the Planning Commission, preliminary or final, will be referred to the Caroline County Board of Education for an advisory report and recommendation. The Board of Education will determine the projected school population anticipated from the subject development, and compare the future school-age population to existing and proposed school capacities in determining whether that agency can endorse the development.
Public utilities. The subdivider shall place or cause to be placed underground extensions of electric and telephone distribution lines necessary to furnish permanent residential electric and telephone service to new detached, semidetached, group, or townhouse single-family residences within a new residential subdivision, or to new apartment buildings, in accordance with the rules and regulations of the Public Service Commission of Maryland, effective July 1, 1968, and subject to the further order of that Commission.
Applicability. Every subdivision plan submitted to the Planning Commission for approval shall provide off-street parking space and facilities in accordance with the requirements of Chapter 128, Zoning.
Parking spaces and all access and maneuvering space for off-street parking shall be surfaced and maintained with a dustless, all-weather material, except for single-family and two-family dwellings.
Every parking facility shall have a safe and efficient means of vehicular access to a recorded street.
No driveway serving a parking facility shall be closer than five feet to a side property line.
No motor vehicles shall be parked in any yard or court closer than five feet to any door, window, or other opening of a dwelling, institution or other property.
In the design of off-street facilities for multiple dwellings, the public right-of-way shall not be obstructed by the use of the same as aisle space or maneuvering space. Each off-street parking facility shall provide sufficient maneuvering space within the boundaries of the lot or lots on which it is located, and shall be so designed that no unreasonable difficulty or inconvenience will be entailed in making necessary maneuvers for parking and removing a vehicle. Maneuvers shall not entail driving over any other required parking space. The layout of parking areas shall conform to the minimum dimensions for spaces and accessways.
Each parking facility shall be so designed that ingress or egress to a parking space entails no backing maneuver across a sidewalk or established footway, or a backing maneuver into or from the public right-of-way.
Neither the turnaround diameter nor a cul-de-sac or rotary shall be used for the parking of vehicles.
In a multifamily residential subdivision, no parking area shall exceed 108 feet in length, and no portion of a motor vehicle shall be closer than 20 feet from the right-of-way line of a public street.
Any fixture used to illuminate any off-street parking areas shall be so arranged as to reflect the light downward and away from adjacent residential sites, institutional sites and public roads.
The Planning Commission, at its discretion, may require off-street parking facilities to be screened by a wall, berm, fence, or compact planting when adjoining the side or rear lot line. Screening, at time of planting, shall be at least 3 1/2 feet high. Screening shall not be so placed or maintained as to constitute a traffic hazard by obstruction of visibility.
Twenty-four-foot width to two-way traffic drive aisles.
Seventeen-foot width to one-way traffic drive aisles.
One-way traffic entrances shall be not less than 17 feet in width.
Two-way traffic entrances shall not be less than 24 feet nor more than 35 feet in width; such entrances shall be not less than 15 feet apart.
Monumental entrances shall be provided with a six-foot-wide median, and the traffic lanes shall not be less than 17 feet in width.
All entrances shall be not less than 7 1/2 feet from a side lot line.
Additional off-street parking requirements and standards are contained in Article XII of Chapter 128, Zoning.
Refuse collection. In a residential subdivision, if refuse is to be collected at points exterior to a structure, such points shall be shielded from view on three sides by screening and landscaping, and placed on a pad of concrete, where necessary, in a location approved by the Town. A clear and acceptable pathway to the receptacle for refuse pickup shall be provided.
In a residential subdivision, if refuse is to be collected at points within a structure, the marginal notes to the subdivision plan shall so indicate.
In a multifamily, commercial or industrial subdivision, refuse storage and collection points shall be housed in containers and shielded from view by screening made of brick, masonry, or wood, and completely enclosed and landscaped.
Street and alley names. Street names shall be approved by the Town Council. The Town Council may, by resolution, adopt procedures or criteria for naming streets and alleys in the Town or designate other agencies to review the street and alley names.
Improvements required. The subdivider shall erect at every intersection a street sign or street signs having thereon the names of the intersection streets. At intersections where streets cross, there shall be at least two such street signs, and at the intersections where one street ends or joins with another street, there shall be at least one such street sign.
Construction standards. Street signs shall conform to the requirements of the Town's document entitled "Standards and Specifications for Public Works Construction."
Permanent reference monuments, of stone or concrete and at least 30 inches in length and four inches square with suitable center points, shall be set flush with the finished grade at such locations as may be required by the Planning Commission and the laws of the State of Maryland.
Each subdivision parcel shall have a reference monument, of stone or concrete and at least 30 inches in length and four inches square with a suitable center point, that shall be set flush with the finished grade at each parcel corner.
Open space shall have a reference monument, of stone or concrete and at least 30 inches in length and four inches square with a suitable center point, that shall be set flush with the finished grade at each parcel corner.
Conservation easements shall have a reference monument, of stone or concrete and at least 30 inches in length and four inches square with a suitable center point, that shall be set flush with the finished grade at each easement corner.
Monuments of metal pipe, 3/4 inch in diameter and at least 18 inches in length, shall be set in place flush with the finished grade at all lot corners.
All monuments shall be specified with NAD83 latitude and longitude coordinate points and documented on detailed engineering drawings of the monument as it was actually placed.
Plans and profiles of each street, showing proposed grades and street intersection elevations.
Cross sections of proposed streets, showing the width of roadways, present and proposed grade lines, and the location and size of utility mains, taken at intervals of not more than 100 feet along each street center line if required by the Engineer. Such cross sections shall extend laterally to the point where the proposed grade intersects the existing grade, except that in no case shall less than the full width of the street right-of-way be shown.
Plans and profiles of proposed sanitary sewers and storm drains, with proposed grades and pipe sizes indicated.
Plans of the proposed water distribution system, showing pipe sizes and the locations of all valves and fire hydrants.
A site plan of proposed street trees and other landscaping improvements.
Plans of proposed curbs and gutters and sidewalks.
Plans and profiles of proposed stormwater management facilities.
Written specifications for all proposed improvements.
All construction work on improvements required herein shall be subject to inspection and approval by the Engineer, Health Officer, and other authorized public officials during and upon completion of such construction work. Upon the completion of each improvement, the subdivider shall furnish the appropriate official with accurate and detailed engineering drawings of the improvement as it was actually constructed.
The final as-constructed plat of the subdivision shall not be approved by the Engineer until all required improvements shall have been satisfactorily completed and approved as being in compliance herewith, or satisfactory bond posted in lieu of such completion. No such bond shall be released until all improvements secured by such bond shall have been completed and approved as being in compliance herewith; provided, however, that a partial release may be approved for such improvements as may have been completed and approved by appropriate officials.
The faithful performance by the developer of the public works and stormwater management agreements.
A petition signed by the owners of at least 50% of the frontage of the street in question, requesting that the street be taken over and made public, is filed with the Town, and it is established by Town Council that there is a need for the street to be taken over and made public.
The Town shall have no responsibility with respect to any street within a subdivision, notwithstanding the use of such street by the public, unless the street is accepted by resolution of the Town.
Acceptance of rights-of-way shall be by deed conveyance in a form acceptable to the Town.
Nothing in this chapter shall be deemed as relieving any person or corporation of Chapter 49, Erosion and Sediment Control.
All subdivision applications must incorporate an approved sediment control plan prior to final approval of the plat.
It shall be drawn in black India ink on tracing vellum or dimensionally stable plastic film, and shall comply with the applicable provisions of the laws of the State of Maryland relative to the making of plats. In addition, the final plat shall be provided digitally in GIS (shapefile or geodatabase), CAD (DWG) and PDF formats.
It shall be prepared by a registered land surveyor, preferably at a scale of one inch to 50 feet, but in any case at a scale not less than one inch to 10 feet, and it shall be drawn on sheets not less than 11 inches by 17 inches and not more than 24 inches by 36 inches in size, including a margin of 1/2 inch outside rules border lines.
All dimensions and bearings of lines and all areas shall be based upon a field survey of sufficient accuracy and detail that the data shown thereon may be reproduced on the ground. All distances and the length of all lines shall be given to the nearest hundredth of a foot. Bearings of all lines shall be referenced to the same azimuth and coordinate system as shown on the plat of the official Town controls. Additions to existing subdivisions shall conform to the azimuth and coordinate system of the original subdivision. All bearings shall be given to the nearest minute, and all areas shall be given to the nearest square foot.
Another final plat of the subdivision including only lot boundaries, roads and rights-of-way lines, easement areas, and public utilities line work shall be provided digitally (in shapefile or geodatabase format) or in DXF format compatible with a geographic information system (GIS) and utilizing NAD83 coordinate system. Points of beginning coordinates shall tie to official state coordinates to enable alignment with existing Town GIS data.
The Planning Commission shall make final determination on the completeness and accuracy of the plat in accordance with the provisions of this section prior to recordation of the plat. See Appendix 1 for a complete list of requirements for the final plat.
The final subdivision plat shall be submitted to the Planning Commission, drawn on a reproducible sheet made of material that will be acceptable to the Clerk of the Circuit Court having dimensions of 18 inches by 24 inches. When more than one sheet is required to include the entire subdivision, all sheets shall be made of the same size and shall show appropriate match lines on each sheet and appropriate references to other sheets of the subdivision. A location map indexing each of the sheets shall be submitted to the Planning Commission Secretary and kept on file. The scale of the plat shall be at one inch equals not more than 100 feet. The applicant shall also submit 10 prints of the plat and a digital final plat of the subdivision including only lot boundaries, roads and rights-of-way lines, easement areas, and public utilities line work in DXF format compatible with a geographic information system (GIS) and utilizing NAD83 coordinate system. Points of beginning coordinates shall tie to official state coordinates to enable alignment with existing Town GIS data.
The accurately positioned North arrow shall be placed on the plat.
All plat lines shall be by horizontal (level) measurements. Enlargement of portions of a plat are acceptable in the interest of clarity, where shown as inserts on the same sheet.
Where a boundary is formed by a curved line, the following data must be given: actual survey data from the point of curvature to the point of tangency shall be shown as standard curve data, or as a traverse of bearings and distances around the curve. If standard curve data is used, the bearing and distance of the long chord (from point of curvature to point of tangency) must be shown on the face of the plat.
Where a subdivision of real property is set out on the plat, all streets, easements and lots shall be carefully plotted with dimension lines indicating widths and all other information pertinent to reestablishing all lines in the field. This shall include bearings and distances sufficient to form a continuous closure of the entire perimeter.
Permanent reference monuments, shown on the plat, shall be placed. Such permanent reference monuments shall be stone or concrete at least 30 inches in length and four inches square with suitable center points and shall be set flush with the ground and to finish grade. Concrete monuments shall be placed on road rights-of-way where street direction changes; at all intersections of streets; at all intersections of streets and alleys with subdivision boundary lines; at all points on boundary lines where there is a change in direction or curvature. All locations shall be approved by the Town. All monuments shall be in place when finish grading is completed. Monuments shall be placed at all block corners and angle points as required by the Town Engineer, who shall also approve the material, size and length of such monuments. Monuments shall be set by a Maryland registered land surveyor and their geographic position system (GPS) coordinates marked on the plat. It shall be the responsibility of the developer to have these monuments placed prior to the acceptance of the streets by the Town of Denton and shall be guaranteed in the public works agreement. The developer shall be responsible and pay all costs necessary to replace any Town grid monuments or control points disturbed by his development activities. Replacements shall be done by a Maryland registered surveyor to accurately place such monuments. Such payment to restore any monuments is to be secured by a public works agreement.
If the final plat is disapproved by the Planning Commission, the applicant shall be furnished with a written statement of the reasons for the disapproval.
Approval of a final plat is contingent upon the plat being recorded within nine months after the approval certificate is signed by the Planning Commission or its designee. The subdivider will furnish copies of the recorded plat to all applicable county and state agencies, as directed by the Town. If the final plat is not recorded within nine months, the approvals granted by the Planning Commission will become null and void.
Street and development names shall not be the same nor closely approximate, phonetically or in spelling, to the name of any other street in Denton or the Denton Fire Company's jurisdiction.
Any common or reserved areas or portions of lots to be maintained by covenant, easement or similar approved instrument, in permanent forest cover, including existing forest areas, reforested areas and afforested areas.
Any areas to be maintained as resource protection use (e.g., agriculture, natural parks, forest, etc.).
Any areas to be maintained as permanent wildlife and plant habitat protection areas.
A planting plan reviewed by and addressing the comments of the Maryland Forest Service.
A habitat protection plan, including the comments of the Maryland Fish, Heritage and Wildlife Administration, the Water Resources Administration and other agencies, as appropriate.
Sediment and erosion control plan.
Shore erosion protection plan, if applicable.
Natural park management plan, if applicable.
Documentation of all correspondence and findings.
Total area of the subdivision to be recorded and, where density restrictions apply, the acreage dedicated to development.
Total area of subdivision or parcels to be recorded in the Critical Area.
Total number of lots in the Critical Area.
Residential density in the Critical Area.
Notarized owner's certificate, acknowledging ownership of the property and agreeing to the subdivision thereof as shown on the plat, and signed by the owner or owners and any lienholder.
Notarized owner's statement of dedication, offering all streets, alleys, and other public ways and public grounds for dedication, and constituting an irrevocable offer to dedicate for a period of not less than five years from the date of filing the final plat with the Planning Commission.
Certificate of the surveyor that the final plat, as shown, is a correct representation of the survey as made, that all monuments indicated thereon exist and are correctly shown, and that the plat complies with all requirements of this chapter and other applicable laws and regulations.
A brief summary of deed restrictions applicable within the subdivision, including any trust agreements for the operation and maintenance by the property owners in the subdivision of any sewage disposal system, water supply system, stormwater management facility, park area, or other physical facility which is of common use or benefit but which is not to be held in public ownership.
Certificate of approval by the Health Officer of the means of providing water supply and sewage disposal services for the subdivision.
Certificate of approval by the Town engineers that all specifications established by the developer are in accordance with Town specifications and desires.
Certificate of approval by the Sediment Control Officer that the proposed subdivision is in conformance with Chapter 49, Erosion and Sediment Control.
Certificate of approval by the Planning Commission, ready for signature and in a form acceptable to the Planning Commission.
Certificate of approval by the Critical Area Commission for any required growth allocation.
Unless specifically indicated otherwise, the provisions of this section shall apply only to major subdivisions and multifamily development projects.
The Planning Commission shall review all subdivisions and site plans to determine whether existing or planned public facilities are adequate to serve the needs of the subdivision. If the Planning Commission determines that adequate public facilities do not exist or are unavailable due to constraints of the Town's water and/or sewer facilities, it may deny site plan and/or plat approval.
Public facilities which may be considered under this section include, but shall not be limited to, sewer, water, roads, drainage, schools, fire protection, and solid waste collection and disposal.
The proposed development shall be served by an adequate public sewerage system.
Treatment plants in the service area have sufficient available capacity to accommodate expected peak flows from the proposed development for the hydrologic system and average daily flows from the proposed development for treatment process.
The calculations required by Subsection B(2) of this section shall be based upon criteria specified in the Comprehensive Water and Sewerage Plan and the Water Resources element of the Comprehensive Plan.
A public sewage system shall also be considered adequate if the Town has awarded, or the developer has posted bond satisfactory to the Town, a contract for the construction or improvement of the facilities necessary to comply with the requirements of Subsection B(2) of this section and the facilities will be available for use before the issuance of the first building permit for development.
The proposed development shall be served by an adequate public water supply system.
The distribution system is capable of providing normal required pressure and minimum residual pressure to the proposed development under fire flow for the type of development planned.
A public water supply system shall also be considered adequate if the Town has awarded a contract for the construction or improvement of the facilities necessary to comply with the requirements of Subsection C(2) of this section and the facilities will be available for use before the issuance of the first building permit for development.
The calculations required by Subsection C(2) of this section shall be made based on criteria specified in the Comprehensive Water and Sewerage Plan and the Water Resources Element of the Comprehensive Plan.
All development shall have access from a public road adequate to meet existing and projected traffic loads. Off-site road access shall not be hazardous or unsafe by virtue of inadequate site distances, width, vertical alignment, horizontal alignment, drainage, surfacing, grades, or cross sections.
The developer has elected to place funds in an escrow account to assist in improving the road. The amount of the developer's contribution shall be determined by the Town, with consideration to the Engineer's estimate of the construction cost, the existing average daily traffic count on the road, the estimate traffic volume to be generated by the development upon build-out, and the location of the development with respect to other segments of the Town roads system.
The developer may be required to prepare a traffic impact study to satisfy requirements for this section.
All developments shall have appropriate stormwater management facilities to effectively and efficiently address stormwater requirements as required by Chapter 106, Stormwater Management, and provide drainage for roads and all lots.
The Town Engineer shall advise the Planning Commission as to the adequacy of the proposed stormwater management facilities.
Schools serving the area in which the development is located shall have adequate capacity to meet the educational needs of the residents of the development.
The Caroline County Board of Education shall be consulted regarding adequacy of school facilities.
Fire protection services and facilities for the area in which the development is located shall be adequate to protect the lives and property of the residents of the development.
Where it deems necessary, the Planning Commission shall request an evaluation from the appropriate authority as to the adequacy of the fire protection services and facilities.
Solid waste collection facilities serving the area in which the development is located shall be adequate to handle the additional waste generated by residents of the development.
If solid waste collection facilities are determined to be inadequate, the Planning Commission may require the developer to provide the necessary facilities.
Modification for unusual conditions. Where, in the case of a particular proposed subdivision, it can be shown that strict compliance with the requirements of this chapter would result in extraordinary hardship to the subdivider because of unusual topography or other conditions which are not self-inflicted, or that these conditions would result in inhibiting the achievement of the objectives of these regulations, the Planning Commission may modify or waive the requirements so that substantial justice may be done and the public interest secured; provided; however, that such modification or waiver will not have the effect of nullifying the intent and purpose of this chapter or being contrary to the goals and objectives of the Comprehensive Plan for the Town. In no case shall any modification or waiver be more than a minimum easing of the requirements, and in no instance shall it result in any conflict with the proposals of the adopted Comprehensive Plan for the Town or the applicable zoning regulations.
Approval of modifications and exceptions. Modifications and waivers from the requirements of this chapter shall be granted only by the affirmative vote of 3/4 of the members of the Planning Commission. In granting modifications and waivers, the Planning Commission may require such conditions as will, in its judgment, substantially secure the objectives of the requirements so varied, modified, or waived.
Variances. Variances for yard, area or bulk requirements, bulk, area or height of structures, height or size of signs, or placement of earth satellite antennas require Board of Appeals simple majority approval.
Request for revisions. A revised plat may involve one or more revisions of any existing subdivision of land or recorded subdivision plat recorded whereby no additional lots are created. A request for a revision shall be determined by the Director of Planning to be either major or minor. In no case shall a revised plat result in creation of a nonconforming situation or the worsening of an existing nonconforming situation.
Major revisions. Examples of major revisions may include, but are not limited to, relocation or elimination of any public or private road; relocation or adjustment of acreage for any commonly owned open space areas or any reserved lands; or revisions of lot lines which significantly affect the overall layout of the subdivision.
Minor revisions. Examples of minor revisions may include, but are not limited to, correction of minor plat or surveying errors; minor changes to plat notations; changes to lot lines which do not significantly affect the overall layout of the subdivision.
Procedure for major revisions. In the case of a major revision, the application, review and approval process for minor or major subdivision approval shall be followed as determined by the Director of Planning. The Director of Planning shall also determine the specifications for application documents to be submitted. At a minimum, the revised plat shall clearly show all property lines to be abandoned and any other requested revisions or changes to the existing approved plat. An application fee shall also be required as determined by a fee schedule adopted by the Town Council.
The application shall be made on the Planning Commission review application form available at the Planning and Codes Office.
The application shall be accompanied by an adequate number of paper copies, as determined by the Director of Planning, of the revised plat that clearly show all property lines to be abandoned, all new property lines and any other revisions or changes from the existing situation or existing approved subdivision plat.
The application shall be accompanied by all other information, plans and drawings as determined by the Director of Planning.
Upon submission of a completed application, the Director of Planning shall review the application and may refer the application to other county, state and federal agencies, as applicable for review, comment and approval. If the minor revision will impact an existing or approved water or sewer allocation (or private well or septic system) or change the size of an existing lot, the County Health Department shall review the plat. If the minor revision will impact on an existing or approved road or street, the Town Engineer shall review the plat. In most other cases, only the Director of Planning is required to review the plat.
The revised plat shall be recorded in the land records of the office of the Clerk of the Circuit Court pursuant to § 73-4A.
An appeal of the Planning Director's decision with respect to any minor revision may be made to the Denton Board of Appeals in accordance with the procedures of § 73-14.
The Town Council may, from time to time, amend, supplement, or change, by ordinance, the regulations herein established. Any such amendment or change may be initiated by the Town Council or by the Planning Commission. Before taking action on any proposed amendment or change, the Town Council shall submit the same to the Planning Commission for its recommendations and report. Failure of the Planning Commission to report within 60 days after its first meeting subsequent to the proposal being referred shall be deemed approval by the Planning Commission.
The Planning Commission shall hold a public hearing on any proposed amendment or change before submitting its report to the Town Council. Notice of such public hearing before the Planning Commission shall be given at least 14 days prior to the hearing by publishing the time, the place and the nature of the hearing in a newspaper having general circulation in the Town. The published notice shall contain reference to the place or places within the Town where the full text of the proposed amendment or change may be examined.
Before approving any proposed amendment or change, the Town Council shall hold a public hearing thereon, notice of said hearing to be accomplished by publication in a newspaper as prescribed above.
Whoever, being the owner or agent of the owner of any land located within the jurisdiction of these regulations, knowingly, or with intent to defraud, transfers or sells or agrees to sell or negotiates to sell any land by reference to, or exhibition of, or by other use of a plat of land subdivision, before such plat has been approved by the Planning Commission and recorded or filed in the office of the Clerk of the Circuit Court, shall forfeit and pay a penalty of not more than $1,000 for each lot or parcel so transferred or sold or agreed or negotiated to be sold, and the description of such lot or parcel by metes and bounds in the instrument of transfer or other document used in the process of selling or transferring shall not exempt the transaction from such penalties or from the remedies herein provided. The Town Council may enjoin such transfer or sale or agreement by action for injunction brought in any court of equity jurisdiction, or may recover said penalty by civil action in any court of competent jurisdiction.
Every act or omission in violation of this chapter shall be punishable as provided herein. Where such an act or omission is of a continuing nature, each and every day during which such an act or omission continues shall be deemed a separate misdemeanor.
Any person aggrieved or any officer, department, board, or bureau of the Town affected by any decision of the Planning Commission, Director of Planning or Town Engineer, may, within 30 days after the decision appealed from, appeal such decision to the Denton Board of Appeals under the terms and provisions set forth in Chapter 128, Zoning, of the Denton Town Code.

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