Source: http://ecode360.com/10849283
Timestamp: 2017-07-25 22:39:04
Document Index: 447775031

Matched Legal Cases: ['§ 73', '§ 73', '§ 73', '§ 73', '§ 73', '§ 73', '§ 73', '§ 73', '§ 73', '§ 73']

Town of Denton, MD Land Subdivision
Title and applicability.
Procedure for plat submission and approval.
Design requirements and standards.
§ 73-11.1
Revised subdivision plat.
[HISTORY: Adopted by the Town Council of the Town of Denton 9-13-2010 by Ord. No.
612.[1] Amendments noted where applicable.]
Forest conservation — See Ch. 60.
73, Land Subdivision, adopted 12-17-2001 by Ord. No. 406, as amended.
Chapter 73 : Land Subdivision
A. Title. This chapter shall be known, referred to, and cited as the
"Land Subdivision Ordinance of Denton, Maryland."
B. 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
A. General rules of construction. The following general rules of construction
shall apply to the regulations of this chapter:
(1) The singular number includes the plural and the plural the singular,
unless the context clearly indicates the contrary.
(2) Words used in the present tense include the past and future tenses,
and the future the present.
(3) The word "shall" is always mandatory; the word "may" is permissive.
(4) The word "public" means "open to common use," whether or not public
ownership is involved.
(5) Words and terms not defined herein shall be interpreted in accord
with their normal dictionary meaning the customary usage.
B. Definitions. For the purpose of this chapter, certain terms and words
are hereby defined:
The replatting, redefining or reboundarying of two or more
existing lots, tracts or parcels that does not result in any additional
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.
ARTERIAL ROAD (PRINCIPAL AND MINOR)
A state road that is a moderate- or high-capacity through
route providing direct service between Maryland Eastern Shore cities
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
Critical Area Commission for the Chesapeake and Atlantic
CROSSWALKWAY
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
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
A system that captures, integrates, stores, analyzes, manages,
and displays data that are linked to location and merges cartography,
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).[Amended 12-12-2013 by Ord. No. 650]
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 horizontal distance between the front and rear building
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.
Used interchangeably with "lot."
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.
SERVICE DRIVE or SERVICE ROAD
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.
SUBDIVISION, ARCHITECTURALLY INTEGRATED OR CLUSTER
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.
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.
A. 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
B. 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
C. 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
D. 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.
E. Delegation of power of approval.
(1) 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.
(2) 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.
A. Preliminary conference.
(1) 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.
(2) 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
(3) The results of consultations and the preliminary conference in no
way constitute or imply subsequent preliminary and/or final plat approval
B. Submission of preliminary plat.
(1) 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.
(2) 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.
C. Preliminary plat approval.
(1) 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.
(2) 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.
(3) The Planning Commission may appoint a Subdivision Technical Advisory
Committee to review, comment, and make recommendations with respect
to subdivision applications and improvements plans.
D. 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.
E. Submission of final plat.
(1) 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.
(2) 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.
F. Final plat approval and recording.
(1) 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.
(2) 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.
(3) 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.
G. 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.
H. Administrative subdivision.
(1) Applicability. This section applies only to a subdivision which is made for a purpose referred in Subsection H(2) below and which:
(a) Involves the replatting, redefining or reboundarying of three
or fewer existing lots;
(b) Will provide a number of resulting lots equal to or less than
the number of existing lots involved in the subdivision;
(c) Does not affect required improvements or existing covenants
or guarantees required by this chapter; and
(d) Does not involve the creation of new roads or new rights-of-way.
(2) Purpose and limitations.
(a) An administrative subdivision may be approved only for one of
[1] Establishment of one or more resulting lots which conform to all of the provisions of this chapter and Chapter 128, Zoning.
[2] Increasing the size of one or more nonconforming existing lots
by adding contiguous land.
[3] 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.
(b) Resulting lots. The administrative subdivision shall not be
approved unless:
[1] All resulting lots will comply with all requirements of this chapter and Chapter 128, Zoning.
[2] 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.
[3] An administrative subdivision shall be applied for in the same
manner as a minor subdivision.
(1) 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.
(2) The subdivision layout shall be in full compliance with the provisions
of the zoning district in which it is located.
(3) 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.
B. Suitability of land.
(1) 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.
(2) 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.
C. Street layout.
(1) 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.
(2) 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.
(3) 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.
(4) 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.
(5) Local access streets, intended primarily for access to individual
properties shall be so arranged as to discourage their use by through
(6) 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.
(7) 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.
(8) 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.
(9) Where the subdivision abuts or contains a major or minor collector
street as designated in the transportation element of the Comprehensive
Plan, the Planning Commission may require that measures be taken to
reduce the impact of heavy traffic on the residential lots abutting
or fronting upon such major or minor collector street and to afford
separation of through and local traffic, by one of the following means:
(a) 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.
(b) 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.
(c) 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.
(10) 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
(11) 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.
(12) 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.
(13) Private streets shall not be permitted in any proposed major subdivision.
(14) Traffic impact studies or operational analyses shall be provided
for any proposed major subdivision.
D. Street design standards.
(1) Right-of-way widths.
(a) 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.
(b) 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.
(2) Roadways widths.
(a) 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.
(b) Roadway widths for other street types shall be not less than
[1] 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.
[2] Minor collector streets and local access streets in commercial
and industrial areas: 40 feet inside of curb to inside of curb.
[3] 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.
[4] The Denton Planning Commission may reduce the above street standards
of width in accordance with good planning techniques and concurrence
[5] Alleys: 14 feet
(c) 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.
(d) 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%.
(e) 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,
(f) 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
(g) Street intersections shall be designed in conformance with the
[1] 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.
[2] No more than two streets shall cross at the same point.
[3] Each property corner at street intersections shall be rounded
off by an arc. Curbs at street intersections shall be rounded off
concentrically with the property lines. Minimum curb or edge of pavement
radii shall be provided in accordance with the following:
[a] Alleys: 12 feet back of curb or edge of pavement
[b] Collector streets: 30 feet back of curb or edge of pavement
or as required to adequately serve the maximum size vehicle expected
[c] Minor residential streets: 25 feet back of curb or edge of pavement
[4] 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.
[5] 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
[6] Signage shall be in accordance with the Manual on Uniform Traffic
Control Devices (MUTCD) as adopted by MD SHA.
(h) 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
(i) Proper sight distances for driveways, entrances and intersections
shall be based on safe sight stopping distance.
(j) Signage and pavement markings shall be in accordance with the
MUTCD as adopted by the Maryland State Highway Administration.
(k) Easements of 10 feet shall be created on all road-front property
E. Blocks.
(1) 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.
(2) Residential blocks shall normally be of sufficient width to provide
two tiers of lots of appropriate depth.
(3) 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.
(4) 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.
F. Lots.
(1) 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.
(2) The dimensions and areas of all lots shall comply with the requirements
of the zoning district in which they are located.
(3) 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
(4) Corner lots shall desirably have extra width to permit appropriate building setback from both streets in accordance with Chapter 128, Zoning.
(5) Every lot shall abut upon, and have access to, a public street.
(6) 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.
(7) 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.
(8) 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.
(9) 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.
G. Easements.
(1) 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.
(2) 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.
(3) 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.
(4) No building or structure, including propane gas farms, shall be constructed
on any easement without the written authorization of the Mayor and
(5) 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.
H. Public sites and open spaces.
(1) 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.
(2) 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.
(3) Additional requirements for common open space and use areas and/or facilities are contained in Article XVII of Chapter 128, Zoning.
I. Drainage and storm sewers.
(1) Requirement and general design standards.
(a) No subdivision or land development plan shall be approved which
does not make adequate provision for stormwater or floodwater runoff
channels, or basins.
(b) 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.
(2) Open channel standards.
(a) 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.
(b) The engineering analysis shall adhere to the following requirements:
[1] 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.
[2] 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.
[3] Channels shall be trapezoidal or parabolic in shape. In either
case, accessibility for maintenance shall be considered in the design.
[4] 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.
[5] Minimum bottom width shall be three feet where the depth exceeds
[6] Minimum design velocity shall be two feet per second, unless
otherwise approved by the Town Engineer.
[7] 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.
[8] If designed with a paved bottom, the bottom shall be reinforced
portland cement concrete with a minimum six-inch thickness.
[9] 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.
[10] A backwater analysis will be required by the Town to assess
the impact of post-development flows if apparent constrictions exist
(3) Storm sewer standards.
(a) 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.
(b) Inlet and grate specifications design shall conform to Maryland
State Highway Administration Highway Drainage Manual standards.
(c) Rock outlet protection, designed in accordance with the Maryland
State Highway Administration Highway Drainage Manual, shall be provided
at each outfall.
(d) 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.
(e) 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.
(f) Conveyance systems shall outfall to a stormwater management
facility or watercourse capable of accepting the design runoff.
(g) The following criteria shall be used for storm sewers.
[1] A twenty-five-year storm frequency shall be used.
[2] The hydraulic gradient shall be no higher than one foot below
the top of the grate for twenty-five-year storms.
[3] The following criteria shall be used in calculating HGL.
[a] Tail water elevation of the outfall, if it is higher than the
normal crown of the outfall pipe; or
[b] 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.
[4] Minimum pipe size shall be 15 inches in diameter, unless otherwise
approved by the Town Engineer.
(h) 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.
(i) A culvert is a drainage structure which transports water from
a natural drainage course. The following criteria shall be used for
[2] 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.
[3] Outlet protection, designed in accordance with the Maryland
State Highway Administration Highway Drainage Manual, must be provided
at all culverts
[4] The minimum pipe size shall be 18 inches in diameter.
(j) 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.
(k) Inlet design shall be in accordance with the following criteria:
[1] A twenty-five-year storm frequency.
[2] 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.
[3] Maximum spacing of inlets is 300 feet.
[4] In order to maintain structural integrity, inlet box corners
shall not be cut.
(l) Drainage design report containing the following minimum data
shall be prepared for each project.
[1] Drainage area plan.
[2] Time of concentration.
[3] Weighted runoff coefficient.
[4] Design discharge.
[5] Type and slope of drainage facility.
[6] Spacing of drainage inlets.
[7] Erosion protection methods — riprap sizing calculations.
[8] Inlet spread calculations.
[9] Culverts — headwater elevations.
[10] Hydraulic grade line (HGL) calculations.
[11] Full flow pipe velocity.
[12] Actual flow pipe velocity.
[13] Difference between inlet grate elevation and HGL elevation.
(m) 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.
[1] 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.
[2] 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.
(n) 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.
(o) Manning's Equation, shown in Figure 2, shall be utilized
to determine the flow of water in open channels.
(p) 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.
(q) 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
(r) 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.
(s) 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
(t) Stormwater management basin/pond as-builts shall meet the requirements
of the Caroline County Conservation District.
Rational Method of Design
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.
Runoff Coefficient (C) For Use In Rational Method
Concrete or sheet asphalt pavement
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.
Runoff Coefficient (C) For Different Types of Surfaces
1.49 R2/3 S 1/2/n
Manning's coefficient of channel roughness.
Hydraulic radius, in feet.
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.
Manning's Roughness Coefficients (n)
Corrugated metal pipe (CMP) or pipe arch plain or fully coated
25% of circumference paved
Lined Open Channels
Concrete (float finish)
Swales and Channels with Maintained Vegetation
Grass (mowed to 2 inches)
Grass (good stand - 12 inches height)
A. General requirements. The preliminary plat of the proposed subdivision
shall comply with the following general requirements with regard to
(1) 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.
(2) 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.
(3) 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
B. 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.
C. Supporting statements. Accompanying the preliminary plat shall be
the following written and signed statements in support of the subdivider's
application for tentative approval:
(1) 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.
(2) Statement concerning any proposed deed restrictions to be imposed
by the subdivider (owner).
A. Required improvements by subdivider.
(1) 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.
(2) 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
B. Inspections, warranties and bonding.
(1) Inspection of improvements
(a) Prior to commencing construction, the developer shall notify
the Town Engineer of the proposed construction schedule.
(b) 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.
(c) 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
(d) 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
(e) If such inspection reveals that the repair work is not in accordance
with approved plans and the Town construction standards, the Town
Council may suspend subdivision approval and issue a cease and desist
order which may include any or all of the following sanctions:
[1] That no lot or subdivision shall be conveyed or placed under
[2] That all construction on any lots for which a building permit
has been issued shall cease; and/or
[3] That no further building permits for any lots shall be issued.
(f) Said cease and desist order shall be terminated upon determination
by the Town Engineer that said defects and deviations from plan requirements
(g) No underground pipes, structures, subgrade, subbase or base
course shall be covered until inspected and approved by the Town Engineer.
(h) 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.
(i) The Town Engineer shall make a final inspection, with the developer,
of all required improvements.
(j) 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.
(k) 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.
(2) Bonding.
(a) 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.
(b) 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.
(c) 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
(d) 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.
(e) 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
(3) Release from performance guaranty (initial construction).
(a) 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.
(b) 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.
(c) 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.
(d) 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.
(e) 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.
(f) 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.
(4) 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.
C. Minimum requirements. The minimum requirements for the installation
of improvements in subdivisions shall be as follows:
(1) Roads and streets.
(a) 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.
(b) 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.
(2) 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.
(3) 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.
(4) 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
(5) 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.
(a) 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
(b) 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
(c) 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.
(d) Additional landscaping, shading, and bufferyard requirements are contained in Article XVI of Chapter 128, Zoning.
(6) 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.
(a) 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.
(b) 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.
(c) 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.
(7) 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.
(8) Driveways shall be designed in conformance with the following requirements:
(a) 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.
(b) Driveways on corner lots shall be located at least 40 feet from
the point of intersection of the nearest street right-of-way lines.
(c) 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%.
(d) 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.
(e) 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.
(9) Site grading. An overall site grading plan with detailed requirements
as to minimum and maximum slopes, grading around structures, ditch/swale
grading, retaining walls, etc., shall be provided by the developer.
The site grading plan shall be designed in conformance with the following
(a) 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.
(b) 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.
(c) 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.
(d) 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.
(e) 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
(f) 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.
(g) 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
(10) 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.
(11) 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.
(12) Off-street parking.
(a) 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.
[1] 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.
[2] Every parking facility shall have a safe and efficient means
of vehicular access to a recorded street.
[3] No driveway serving a parking facility shall be closer than
[4] 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.
[5] 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.
[6] 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
[7] Neither the turnaround diameter nor a cul-de-sac or rotary shall
be used for the parking of vehicles.
[8] 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.
[9] 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.
[10] 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
[11] Drive aisles within parking lots shall conform to the following
[a] Twenty-four-foot width to two-way traffic drive
[b] Seventeen-foot width to one-way traffic drive aisles.
[12] Entrance from public or private streets shall conform to the
[a] One-way traffic entrances shall be not less than
17 feet in width.
[b] 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.
[c] Monumental entrances shall be provided with a six-foot-wide
median, and the traffic lanes shall not be less than 17 feet in width.
[d] All entrances shall be not less than 7 1/2
feet from a side lot line.
[13] Additional off-street parking requirements and standards are contained in Article XII of Chapter 128, Zoning.
(13) 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.
(a) In a residential subdivision, if refuse is to be collected at
points within a structure, the marginal notes to the subdivision plan
(b) 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.
(14) Street signs.
(a) 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.[Amended 3-7-2011 by Ord. No. 623]
(b) 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
(c) Construction standards. Street signs shall conform to the requirements
of the Town's document entitled "Standards and Specifications
for Public Works Construction."
(15) Reference monuments.
(a) 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
(b) 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.
(c) 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.
(d) 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.
(e) 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
(f) 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.
D. Improvement plans. Plans, profiles, and specifications for the required
improvements shall be prepared by the subdivider and submitted for
approval by the appropriate public authorities prior to construction.
Plans and profiles shall be drawn to a horizontal scale of one inch
to 50 feet or less and a vertical scale of one inch to 10 feet or
less, unless the Engineer shall specify otherwise, and such plans
and profiles shall be sufficiently detailed to show the proposed location,
size, type, grade and general design features of each proposed improvement.
The plans, profiles, and specifications to be submitted shall include
(1) Plans and profiles of each street, showing proposed grades and street
intersection elevations.
(2) 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.
(3) Plans and profiles of proposed sanitary sewers and storm drains,
with proposed grades and pipe sizes indicated.
(4) Plans of the proposed water distribution system, showing pipe sizes
and the locations of all valves and fire hydrants.
(5) A site plan of proposed street trees and other landscaping improvements.
(6) Plans of proposed curbs and gutters and sidewalks.
(7) Plans and profiles of proposed stormwater management facilities.
(8) Plans for traffic plans.
(9) Plans for lighting plans.
(10) Construction details.
(11) Written specifications for all proposed improvements.
(12) Calculations for stormwater management facilities; drainage facilities,
including piping, culverts and swales; and structures including retaining
E. Inspection and acceptance.
(1) 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.
(2) 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.
(3) This improvement guaranty shall be conditioned upon:
(a) The developer constructing and installing, or causing to be
constructed or installed, in strict accordance with the standards,
regulations, and specifications of the Town, as finally approved,
the required improvements;
(b) The developer maintaining at his own cost said improvements,
until the same are accepted by the Town for community use;
(c) The faithful performance by the developer of the public works
and stormwater management agreements.
(4) Approval of the final plat by the Engineer shall not be deemed to
constitute or effect an acceptance by the Town of the dedication of
any street or other proposed public way or public grounds shown on
said plat. The Town shall have no obligation to accept and to make
public any street in a subdivision unless:
(a) All required improvements shown on the approved final plat have
been constructed in conformity with the required standards and specifications;
(b) 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
(5) 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.
(6) Acceptance of rights-of-way shall be by deed conveyance in a form
acceptable to the Town.
F. Sediment control.
(1) Nothing in this chapter shall be deemed as relieving any person or corporation of Chapter 49, Erosion and Sediment Control.
(2) All subdivision applications must incorporate an approved sediment
control plan prior to final approval of the plat.
A. General requirements. The final plat of the subdivision shall comply
with the following general requirements with regard to style and content:
(1) 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.
(2) 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.
(3) 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.
(4) 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.
B. Information to be shown. The final plat shall be legibly and accurately drawn and shall include the information required for final plats shown in Appendix 1 at the end of this chapter as well as following information:
(1) 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.
(2) 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
(3) The accurately positioned North arrow shall be placed on the plat.
(4) 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.
(5) 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.
(6) 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.
(7) 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.
(8) 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.
(9) 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
(10) 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.
(11) For subdivisions in the Critical Area, accurate outlines (metes and
bounds, where required) of the following:
(a) 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.
(b) Any areas to be maintained as resource protection use (e.g.,
agriculture, natural parks, forest, etc.).
(c) Any areas to be maintained as permanent wildlife and plant habitat
(12) In addition to the information above, the preliminary plan shall
be accompanied by the following when the subdivision or development
is proposed in the Critical Area, as required:
(a) A planting plan reviewed by and addressing the comments of the
Maryland Forest Service.
(b) A habitat protection plan, including the comments of the Maryland
Fish, Heritage and Wildlife Administration, the Water Resources Administration
and other agencies, as appropriate.
(d) Sediment and erosion control plan.
(e) Shore erosion protection plan, if applicable.
(f) Natural park management plan, if applicable.
(g) An environmental impact assessment which provides a coherent
statement of how the proposed development addresses the goals and
objectives of the Denton Chesapeake Bay Critical Area Program. At
a minimum, the environmental impact assessment shall include:
[1] A statement of existing conditions, (amount and type of forest
cover, wetlands, existing agricultural activities, soil types, topography,
[2] Description of the proposed development project, including number
and type of residential and commercial units, amount of lot coverage,
proposed sewer treatment and water supply, acreage devoted to development,
proposed open space and habitat protection areas;
[3] A description of the proposed development's impacts on
water quality and habitat protection areas; and
[4] Documentation of all correspondence and findings.
(h) Total area of the subdivision to be recorded and, where density
restrictions apply, the acreage dedicated to development.
(i) Total area of subdivision or parcels to be recorded in the Critical
(j) Total number of lots in the Critical Area.
(k) Residential density in the Critical Area.
C. Certificates and supporting statements. Accompanying the final plat
and made a part thereof shall be the following certificates and statements:
(1) 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.
(2) 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
(3) 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
(4) 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.
(5) Certificate of approval by the Health Officer of the means of providing
water supply and sewage disposal services for the subdivision.
(6) Certificate of approval by the Town engineers that all specifications
established by the developer are in accordance with Town specifications
(7) Certificate of approval by the Sediment Control Officer that the proposed subdivision is in conformance with Chapter 49, Erosion and Sediment Control.
(8) Certificate of approval by the Planning Commission, ready for signature
and in a form acceptable to the Planning Commission.
(9) Certificate of approval by the Critical Area Commission for any required
growth allocation.
(1) Unless specifically indicated otherwise, the provisions of this section
shall apply only to major subdivisions and multifamily development
(2) 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.
(3) 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.
B. Sewer.
(1) The proposed development shall be served by an adequate public sewerage
(2) A public sewerage system shall be considered adequate if, taking
into account demands generated or projected to be generated by existing
connections, buildings under construction that will be connected to
the system, buildings unconnected but required by law to connect to
the system, buildable approved lots for which building permits have
not been issued in active developments served by the system, other
buildable approved lots adjusted for the degree of inactivity, application
of any water and/or sewer rules and regulations, and other proposed
developments to be served by the system for which sewer allocation
(a) Lateral systems to serve the proposed development are designed
to accommodate expected ultimate peak flows from the development;
(b) Interceptors to serve the proposed development have sufficient
available capacity to accommodate ultimate peak gravity flows from
the development with adjustment for pump flows, where applicable;
(c) Pumping stations and force mains in the service area have sufficient
available capacity to accommodate expected ultimate peak flows from
the proposed development; and
(d) 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.
(3) 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.
(4) 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.
(1) The proposed development shall be served by an adequate public water
(2) A public water supply system shall be considered adequate if, taking
buildable approved lots (adjusted for the degree of inactivity), and
other proposed developments to be served by the system for which final
plats have been approved:
(a) Source facilities in the service area have sufficient available
capacity to provide maximum day demand to the proposed development;
(b) Storage tanks in the service area have sufficient available
capacity to provide peak hour demand in addition to fire flow to the
(c) Local pumping stations to provide water to the proposed developments
have sufficient available capacity to provide maximum day demand where
storage facilities are available on the discharge side or have sufficient
capacity to provide for fire flow where storage facilities are not
available on the discharge side; and
(d) 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.
(3) 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.
(4) 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.
(1) 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.
(2) Where access is from an inadequate public road, no final plat or
site plan shall be approved unless and until one of the following
(a) The road is improved by the Town, county, or state or programmed
for improvement during the next year's construction program;
(b) 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
(c) The developer may be required to prepare a traffic impact study
to satisfy requirements for this section.
(1) 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.
(2) The Town Engineer shall advise the Planning Commission as to the
adequacy of the proposed stormwater management facilities.
F. Schools.
(1) Schools serving the area in which the development is located shall
have adequate capacity to meet the educational needs of the residents
(2) The Caroline County Board of Education shall be consulted regarding
adequacy of school facilities.
(1) 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.
(2) 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.
H. Solid waste.
(1) 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.
(2) If solid waste collection facilities are determined to be inadequate,
the Planning Commission may require the developer to provide the necessary
A. 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.
B. 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.
C. 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
A. 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.
B. Examples of revisions.
(1) 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.
(2) 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
C. 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
D. Procedure for minor revisions. In the case of a minor revision, the
following application, review and approval process shall be followed:
(1) The application shall be made on the Planning Commission review
application form available at the Planning and Codes Office.
(2) 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.
(3) The application shall be accompanied by all other information,
plans and drawings as determined by the Director of Planning.
(4) 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.
(5) The revised plat shall be recorded in the land records of the office of the Clerk of the Circuit Court pursuant to § 73-4A.
E. 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.
A. 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.
B. 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.
C. 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.
A. 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
B. 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.
073a Appendix 1