Source: http://www.emmitsburg.net/towngov/regulations/title_16.16.htm
Timestamp: 2017-12-11 05:54:22
Document Index: 22864427

Matched Legal Cases: ['§ 7', '§ 7', '§ 7', '§ 7', '§ 7', '§ 7', '§ 7', 'art) 1999', '§ 7']

Municipal Code Chapter 16.16: Design Standards
r accomplishing the desired purpose in a specific case must necessarily be made in consideration of topography and other physical conditions, the character of existing and contemplated developments, and other pertinent factors. In all cases the minimum distance between street connections on major collectors and access streets shall be four hundred feet.
Private Streets. Private streets will not be approved. This condition will be noted on the final plat. Common driveways leading to individual lots or driveways leading to common parking areas such as in a multi-family residential protect shall not be considered streets.
Street Names, Street names shall be subject to approval by the mayor and commission. Names shall not duplicate or closely approximate existing street names in the town except for extensions of existing streets.
Right-of-Way Width--Pavement Width. Minimum widths for the right-of-way of streets, alleys and easements shall be as follows (extra widths may be required where necessary):
ROW (feet) Pavement (feet)
1 Collector Streets 60 34* or 40**
Single-family detached and
Industrial 50 or 40
see 3S for Standards and design
50 32* or 24***
40 or 24****
3 Service Roads 40 24
4 Cul-de-sacs 50 radius 40 radius
5 Alleys 20 -
6 Crosswalks 10 5 if needed
7 Easements (utility) 6 -
8 Easements (drainage) What the mayor and commission feels is necessary
* Parking along one side of street only
** Parking along both sides of street
*** For single-family lots with a minimum lot width (at the building restriction line) of
one hundred (100) feet and a minimum area of twenty thousand (20,000) square
feet. Also a minimum of four off-street parking spaces must be provided-per
****With no on street parking.
NOTE: Off-street parking spaces do not include garage parking
Curbs, Gutters and Sidewalks. These shall be provided in all residential subdivisions where the average lot width is two hundred (200) feet or less, and in front of all nonresidential lots except where options listed in subsections U and/or V of this section are employed. The face of the curb shall be located on the line of the outside edge of the required pavement. The construction of these facilities shall be in conformity with the specifications and standards adopted or may hereafter be adopted by the town.
Street intersections shall be as nearly at right angles as is possible and in no case shall be less than sixty (60) degrees (requirements for intersection with state roads shall not be less than seventy (70) degrees or greater than one hundred ten (110) degrees). The block corner of street intersections with county or state highways shall be rounded on the right-of-way line with a curve having a radius of not less than twenty-five (25) feet; at minor residential street intersections the minimum radius shall be not less than twenty (20) feet.
Curbs at street intersections shall be rounded off centrically with the property line. At street intersections with State highways the street curb or edges of paving shall be rounded off by an arc, the minimum radius of which shall be thirty (30) feet. A street intersection with the state highway will be subject to the rules and regulations of the Maryland State Roads Commission.
On existing (as of date) Lots Served by Existing Streets. Plans for parking and vehicular circulation shall be reviewed by the planning commission and town board with a view towards making the use of existing lots-of-record safe, suitable and efficient for town house and multi-family development if so zoned for such use. It is recognized that the use of existing lots-of-record off of existing streets may cause the need for variance to these subdivision regulations because of irregular shaped lot or location of the lot. However, the fact that the use of the full density is not possible in order to meet safety requirements and provide a development that will not detract from property values shall not be cause for varying the standards.
Parking shall be off the street right-of-way;
Two way streets or drives shall not have less than twenty (20) feet of pavement measured curb to curb;
One way streets or drives shall not have less than twelve (12) feet of pavement measured curb to curb;
The wish for parking on the street shall cause to be added an additional eight feet of pavement width per parking lane to subsections (S)(2) and (3) of this section;
Aisle and stall dimensions shall not be varied;
All standards shall be as close to those listed for new developments involving new streets as is possible;
The backing of vehicles out onto public through (as opposed to loop or cul-de-sac streets) shall be avoided.
Street Standards for New Town House and Multi-family Developments.
Rights-of-way (ROW), pavement, curb, sidewalks. (Contact town office for current specifications)
Public Street Private Street*
**Row 40 feet None
Pavement 24 feet 24 feet
Curb (6") Yes Yes
Sidewalk (adjacent to curb) 4 feet 4 feet
* Private streets refer to those streets serving rental projects exclusively or
serving as parking bays. It is not a town policy to maintain such streets.
** An easement or right-of-way may be required in addition for the placement
Parking shall be off of the street right-of-way (if public) and may be accomplished in the following manner: (Contact town office for current specifications)
PARALLEL 9'0" 9.0 12.0 23.0 21.0
20 9'0"
10'0" 15.0
11.0 26.3
30 9'0"
10'0" 17.3
18.2 11.0
45 9'0"
10'0" 19.8
14.1 32.8
60 9'0"
10'0" 21.0
21.5 18.0
11.5 39.0
70 9'0"
21.2 19.0
18.0 9.6
10.6 40.0
80 9'0"
10'0" 20.3
20.5 24.0*
24.0* 9.1
10'0" 19.0
19.0 24.0*
24.0* 9.0
* Two-way circulation.
A - Parking Angle (Degrees).
The above diagram is explanatory to Parking Table.
Curb and Gutter Alternative. Curbs and gutters, are not required in residential subdivisions for lots with a minimum lot width (at the building restriction line) of one hundred (100) feet and a minimum area of twenty thousand (20,000) square feet. If curbs and gutters are not provided, a minimum of four off-street (to be approved by the planning commission) parking spaces must be provided per residential unit. Off-street parking space requirement does not include garage parking spaces.
Sidewalk Alternative. In subdivisions where the minimum lot area is twenty thousand (20,000) square feet and the minimum lot width (at the building restriction line) is one hundred (100) feet the planning commission may accept a sidewalk and/or trail plan in place of the sidewalk requirements stated in subsection (Q) of this section.
Exceptions: Curb and gutter alternative. In industrial subdivisions the planning commission may allow for open section roads provided the proposed development complies with all other requirements stated in subsection (P) of this section. (Ord. 05-15: Ord. 05-03: Ord. 99-04; prior code Appx. B Art. VII § 7.3)
16.16.040 Block design standards.
Provision of adequate building sites suitable to the special needs of the type of use contemplated;
Needs for convenient access, circulation, control and safety of street traffic;
Block lengths shall not exceed one thousand three hundred twenty feet (1,320) feet, or be less than five hundred (500) feet.
Business and industrial blocks may be specially designed to serve their particular purposes, which designs shall be subject to approval by the mayor and commission.
Crosswalks. In any block more than one thousand (1,000) feet long, a crosswalk may be required to improve access to a school, church, playground, bus stop, or other pedestrian objective. (Prior code Appx. B Art. VII § 7.4)
16.16.050 Building lines.
Building lines shall be shown on the plat, along each street as required in each case by the applicable zoning regulations. The locations of these lines shall be clearly indicated by dimensions. (Prior code Appx. B Art. VII § 7.5)
16.16.060 Easements.
Easements shall be provided for utilities on all lot lines other than those abutting a street right-of-way line and shall be centered on rear or side lot lines. Such easements shall be designed to provide continuity from block to block. Development within a right-of-way is prohibited unless prior permission has been obtained from the town.
An easement running along the property line shall be a minimum of six feet on each side of the line.
Where a subdivision is traversed or borders a stream or water course, there shall be provided a storm water easement or drainage right-of-way not less than twenty (20) feet wide dedicated to the town. (Ord. 96-17A; prior code Appx. B Art. VII § 7.6)
16.16.070 Lot design standards.
Lots shall be of such size, shape, and orientation as will be appropriate for the location, and for the type of development contemplated. Excessive depths in relation to widths should be avoided.
Residential lots shall comply with at least the minimum size area requirements of the zoning district in which located, except otherwise approved by the mayor and commission as described in Chapter 16.36.
All lot measurement shall be net measurements, not including any part of any street, alley, or crosswalkway. Easements, however, shall be regarded as within the lot.
Where unusual soil conditions or other physical factors exist which may impair the health and safety of the residents of the neighborhood in which a subdivision may be located, the mayor and commission may increase lot area requirements.
Excessive depth in relation to width shall be avoided. A proportion of two and one-half (21/2) in depth to one in width shall normally be considered as a desirable maximum. (Prior code Appx. B Art. VII § 7.7)
16.16.080 Acre subdivisions.
Whenever the area is divided into lots larger than ordinarily used in the area for building purposes, and there is reason to believe that such lots will eventually be resubdivided into smaller building lots, consideration shall be given to the street and lot arrangement of the original subdivision so that additional minor streets can be opened which will permit a logical arrangement of smaller lots. Easements or deeds providing for the present or future opening and extension of such streets, may at the discretion of the mayor and commission, be made a condition of the approval of the plat. (Prior code Appx. B Art. VII § 7.8)
16.16.090 Public sites and open spaces.
Where a proposed park, playground, school or other public use shown on the comprehensive plan for Emmitsburg is located in whole or in part in a subdivision, such sites shall be indicated on the subdivision plat. School, park and other public sites are to be reserved and negotiated within one year of the recording date of the subdivision. (Prior code Appx. B Art. VII § 7.9)
16.16.100 Required recreation areas to be dedicated.
In all residential developments at least ten percent of the entire tract of land to be developed must be reserved for recreational use plus a fee of one hundred dollars ($100.00) per lot paid, or in the case of multifamily dwellings one hundred dollars ($100.00) per dwelling unit paid. Said land shall be conveyed to the town government of Emmitsburg. One-fourth of the dedicated OS land area must be outside the one hundred (100) year flood plan.
Where ten percent would be less than one-half acre, a fee of three hundred dollars ($300.00) per lot, to be used toward the development of existing recreational areas, shall be assessed in lieu of the land area. The mayor and commissioners also reserve the right to impose the three hundred dollar ($300.00) per lot assessment on those subdivisions, when in their judgment the creation of additional open space (recreational) area is neither warranted or desirable. Areas that are to be reserved shall be shown on the plat and approved by the mayor and commissioners.
All open space shall have access to a street in fee simple and be reasonably located to be accessible to the neighborhood. In all instances, a minimum of eighty-five (85) percent of the open space shall be suitable for dry ground active recreational uses. The town may require the developer to make adequate provisions for maintenance of the open space. No open space so dedicated may be used for purposes of afforestation or reforestation without the prior approval of the planning and zoning commission and the town council. (Ord. 99-12 (part) 1999; Ord. 96-16: prior code Appx. B Art. VII § 7.91)
16.08 General Requirements
16.12 Procedures Generally
16.16 Design Standards
16.20 Improvements
16.24 Preliminary Plats
16.28 Final Plats
16.32 Modifications and Exceptions
16.36 Fees
16.40 Amendments
16.44 Appeals
16.48 Forest Conservation