Article VII. Standards

SECTION 702 STREETS

1. The purpose of this Section is to establish appropriate standards for the design of streets in subdivisions.
2. These provisions shall be applicable to the design and construction of all new residential streets. The design of streets in commercial and industrial subdivisions shall be in accordance with the specifications of the Town of Easton and Easton Utilities Commission Standard Details.
3. Amendments or additions to subdivisions established prior to the adoption of the street classification system (established July 1993), shall comply with these provisions in so far as possible. The Commission is hereby authorized to modify the provisions of this section as necessary in order to accomplish the purpose established herein.
4. STREET CLASSIFICATIONS
   1. Residential Street: This classification of street should provide the optimum environment for a residential neighborhood and include curb and sidewalks. Homes will front on this class of street.
   2. Collector Street: This classification of street may be necessary to carry traffic from one neighborhood to another or from the neighborhood to streets connecting to other streets in the community. This classification of road does not have curbs, does have roadside ditches, and may include sidewalks. This classification of street is unsuitable for providing direct access to homes and such access should be avoided.
   3. Commercial Urban Street: This classification of street is typically in a commercial retail subdivision and includes curbs and sidewalks.
   4. Commercial Industrial Street: This classification of street is typically in an industrial subdivision with roadside ditches and no curb or sidewalk.

702.1 RESIDENTIAL STREET (e.g., Fir Street, Standish Street)

1. Street width shall be 36 feet as measured between flowlines of curb and shall accommodate two 10 foot wide travel lanes plus two 8 foot wide parking lanes.
2. When on-street parking is provided on both sides of the street and the total width is 36 feet, traffic calming shall be provided at intersections. Traffic calming examples include, but are not limited to:
   1. Taper curbs at intersections to provide 28 feet width between flowlines of curbs to eliminate on-street parking near intersections,
   2. Provide medians at legs entering intersection to eliminate on-street parking,
   3. Roundabout
3. If alleys are proposed, on-street parking may be eliminated and replaced with two 4 foot wide shoulders for a total width of 28 feet between flowlines of curb.
4. The road width may be reduced to 28 feet with on street parking on one side only in unique situations (e.g., age restricted communities, when alleys are provided, etc.) on a case by case basis if approved by both the Planning Commission and Town Engineer.

702.2 COLLECTOR STREETS (e.g., Fisher Range Road, Seth Drive, Corbin Parkway from Dutchmans to Nancy)

1. Street width shall be 30 feet and shall accommodate two 11 foot wide travel lanes plus two 4 foot wide gravel shoulders.
2. Curbs should not be provided along Collector Streets unless required by the Town Engineer.

702.3 ALLEYS

1. Alley width shall be 16 feet as measured between flowlines of curb.
2. Mountable curb shall be provided on each side of alleys.

702.4 COMMERCIAL URBAN STREET (e.g. Waterside Village)

1. Total street width shall be 30 feet as measured between flowlines of curb and shall accommodate two 11 foot wide asphalt travel lanes plus two 4 foot wide shoulders.

702.5 COMMERCIAL SUBURBAN STREET (e.g. Mistletoe Hall Farm, Easton Technology Center)

1. Total street width shall be 30 feet and accommodate two 12 foot wide asphalt travel lanes plus two 3 foot wide gravel shoulders.
2. Curbs should not be provided along Commercial Suburban Streets unless required by the Town Engineer.

702.6 CUL-DE-SACS

The Town of Easton finds and determines that the use of cul-de-sacs and dead-end streets is inconsistent with the public policy of preserving an interconnected street system.  Cul-de-sacs and dead-end streets do not promote street connectivity, and create inefficiencies in the distribution of traffic and water as well as inefficiencies and increased municipal expenses in the delivery of public services. In limited situations, cul-de-sacs can be used to avoid disturbing sensitive environmental features.  Accordingly, this section restricts the use of cul-de-sacs to appropriate situations and establishes standards for development that utilize cul-de-sac streets.

1. Applicability:  A cul-de-sac is a street, or a system of streets, having only one end open to traffic and the other end being permanently terminated and a vehicular turn-around provided. However, in situations where cul-de-sacs are permitted, they shall comply with this section.
2. Generally:  An applicant seeking to propose cul-de-sacs in their subdivision shall demonstrate that not doing so will produce unnecessary hardship as the result of extreme topographic conditions. For purposes of this section, the following shall be considered “extreme topographic conditions”:
   1. Slopes exceeding 20 percent;
   2. Marshes, wetlands, rivers, lakes, streams, or ponds; or
   3. Any environmentally protected area or its associated buffer.
   4. A parcel with confined space.
3. Right-of-Way and Pavement Design
   1. Cul-de-sacs and dead-end streets shall terminate in circular rights-of-way having a minimum pavement width radius of 45 feet for residential uses and 60 feet for commercial/industrial uses.
   2. In no event shall the cul-de-sac exceed 150 feet in length.
4. Access Restriction:  The site plan or subdivision plat shall show a stub connecting the cul-de-sac to adjoining areas or parcels where future roadways are delineated on the recorded subdivision or site plan. The stub shall be improved as a pedestrian walkway, trail, or bikeway.
5. Landscaping:  At least 40 percent of the bulb of the cul-de-sac shall be landscaped, utilizing native plants, in accordance with an approved landscaping plan. For cul-de-sacs with a radius exceeding 80 feet, at least 25 square feet of the area within the turnaround area shall be landscaped (see Figure 2).
6. Water mains located on Dead End Streets such as cul-de-sacs shall not be dead end lines. Water mains can be looped and connected back into the main or connected to another water main. All water mains must be located entirely within a Town of Easton ROW or easement dedicated to the Town of Easton.

Figure 2 Cul-de-sac Landscaping

702.7 RIGHTS-OF WAY

a. RIGHTS-OF-WAY. Minimum rights-of-way shall be provided as follows:

Residential Collector - 60 feet
Residential Subcollector - 60 feet
Residential Access - 50 feet
Special Purpose Streets:
Alley - 20 feet

b. INCREASE IN RIGHT-OF-WAY WIDTH

1. If proposed lots are large enough for further subdivision which may change the street classification in the future to a higher order street, the municipality may require that the right-of-way width for the higher order street be provided.

2. In unusual circumstances, the minimum widths listed in Section 702.6 (a) may be insufficient to accommodate all necessary improvements and therefore rights-of-way widths in excess of the minimum established in Section 702.6 (a) may be required.

702.8 DRIVEWAYS

1. DRIVEWAYS TO SINGLE-FAMILY LOTS
   1. Driveways shall be located not less than 40 feet from the tangent point of the curb radius of any intersection. Driveways to corner lots shall gain access from the street of lower classification when a corner lot is bounded by streets of two different classifications.
   2. The following standards shall apply to the driveway apron at the edge of the pavement:
      1. Minimum curb cut or driveway width at the pavement edge: 12 feet
      2. Maximum curb cut or driveway width at the pavement edge: 20 feet.
   3. A single common driveway serving no more than four single family dwelling units is permitted provided a joint access easement has been recorded.
2. SHARED RESIDENTIAL DRIVEWAYS FOR MULTI-FAMILY DEVELOPMENT
   1. All entrance drives serving 4 or less dwelling units may be designed to single family driveway standards above.
   2. All entrance drives serving more than 4 dwelling units, but which may be expected to convey less than 200 ADT, shall be laid out to conform to the design, service, and access standards established in this Ordinance for residential access streets.
   3. All entrance drives which may be expected to convey greater than 200 ADT, but less than 1000 ADT, shall be laid out to conform to the minimum design, service, and access standards specified in this Ordinance for residential subcollector streets.
   4. All entrance drives which may be expected to convey greater than 1000 ADT shall be laid out to conform to the minimum design, service, and access standards specified in this Ordinance for residential collector streets.

SECTION 703 STREET DESIGN AND LAYOUT

1. Streets shall be laid out to avoid areas such as floodplains, cliffs, steep slopes or large ravines. A secondary means of access to a higher order street which does not go back through the same hazard area shall be provided when one of the access streets into a subdivision of more than twenty dwelling units crosses through a hazard area.
2. All streets and alleys shall be designed and constructed in accordance with standards and regulations promulgated and administered by the Town Engineer.
3. The developer shall provide all necessary roadway signs and traffic signalization as may be required by the Town, based upon Town standards, state standards and a traffic impact study if required
4. TRIP GENERATION RATES The following chart shall be used to determine the anticipated daily traffic levels of proposed residential development:
   
   

   Single Famiy detached	10.0 trips/du
   Duplex (twin), Multiplex. Townhouse, etc.	8.1 trips/du
   Apartment	5.4 trips/du
   Moblie Homes	5.38 trips/du
   Retirement Community	3.3 trips/du

   
   
   
5. TRAFFIC IMPACT STUDY A traffic impact study shall be prepared by a Maryland Licensed professional engineer and shall be submitted for any non-residential subdivision or for any residential subdivision proposing fifteen (15) or more dwelling units, or if for good cause the Planning Commission requests such a study to be completed regardless of the number of units proposed. Should the Planning Commission deem it appropriate, they may require that the developer fund a traffic impact study to be prepared by an engineer selected by the Town. At a minimum, the following information shall be included in the study:
   1. Project Description – Provide a brief description of the proposed project and the limits of the traffic study. The limits of the study area shall be subject to revision by the Planning Commission. The total build-out of the project anticipated by the proponent should be clearly stated.
   2. Existing Conditions – Provide physical characteristics of each roadway within the study area. Traffic volumes shall be examined for the study area. Average weekday volumes shall be shown for twenty-four (24) hours and the AM and PM peak hours in all cases. Accident diagrams summarizing local police reports may be needed for problem locations.  An existing conditions capacity and level of service analysis shall be provided in accordance with the Transportation Research Board’s Highway Capacity Manual Report 209 (latest edition). The analysis shall include delay and queue length information. Weave, merge, diverge, and road segment analyses should be included where applicable.
   3. Project Site Traffic Projection – Provide estimated peak hour and daily traffic generated by the project on roadways within the study area. Include an analysis of the distribution of off-site generated traffic as it relates to the existing street system. All traffic impact studies should include traffic generated by other developments within the study area that have received preliminary subdivision or development site plan approval. Saturday peak hour conditions should be included for retail projects. Any adjustment factors or growth rates used should be cited.
   4. Future Conditions – Future conditions capacity analysis (five-year horizon) shall be computed for the no-build and build alternatives, with and without mitigation measures. This analysis shall include projected] delays at all intersections, projected queues, and projected levels of service. All new intersections shall be reviewed relative to AASHTO standards, including sight distances for entering and merging traffic within the project area. A list should be provided of all other study area projects which could be completed within five years of the submittal date of the proponent’s project and which could have impacts that would be relevant to the proponent’s traffic impact study. Public as well as private projects should be included; projects awaiting approval should be included, as well as those which are already approved or do not require approval. Signal warrant analysis should be performed using the Manual on Uniform Traffic Control Devices (FHWA, latest edition), if applicable.
   5. Roadway Mitigation Measures – Describe all proposed mitigation measures for the adverse impacts identified in the traffic impact study.  Identify specific and expected benefits to be derived by these proposed mitigation measures. The individual costs of the proposed mitigation measures should be given, and the party responsible for the implementation of each measure clearly identified. A schedule of when, in relation to any project phasing, particular measures need to be implemented should be outlined. In addition to a schedule of construction, a description should be provided of any capacity constraints on the existing network that will occur, and of measures that will be taken to mitigate noise and dust pollution.
   6. Summary - Traffic Impact Studies shall include a brief summary of the major or significant findings. This should be prepared and presented in a manner which anticipates it being reviewed by the general public. Such summary shall include a discussion of existing roadway/intersection Levels of Service (LOS), any measures proposed to insure that said LOS does not degrade as a result of the proposed subdivision, and a tabulation of the percentage change in traffic volumes at the studied intersections.  If a connection of two or more existing roads is being proposed, the traffic report shall contain a detailed assessment of the traffic impacts on roadways in adjacent neighborhoods. Traffic impacts including projected splits in traffic, changes in levels of service, increases in daily and peak hour traffic conflicts with pedestrians and bicycles.  When the scope of a traffic study includes County, State, and/or Federal roads, the applicant shall be responsible for contacting the appropriate agencies before undertaking the study in order to obtain any input such agencies may have. The applicant shall also be responsible for forwarding a copy of the completed study to these same agencies at the time it is submitted to the Town.
6. All streets and alleys shall be continuous in alignment and grade with existing, recorded, and planned streets.
7. Streets shall be extended to the boundary lines of the proposed subdivision so that a connection can be made to all adjacent properties unless such extension is not feasible because of topography or other physical conditions, or unless, in the opinion of the Commission, such extension is not necessary or desirable for the coordination with existing streets or the most advantageous development of adjacent tracts. In any event, no subdivision shall be designed so as to create or perpetuate the landlocking of adjacent land.
8. Dead end streets are prohibited except to permit future extensions to adjoining tracts.  Such streets shall include a temporary turnaround until the street is extended.
9. Street names shall be approved by the Commission. Such names shall not duplicate those elsewhere in the Town of Easton or within one mile of the corporate boundary.  Streets that are in alignment with existing streets shall bear the names of existing streets.
10. In subdivisions that adjoin or include existing streets that do not conform to widths established in these Regulations, the subdivider shall dedicate additional width along either one or both sides of such streets so as to bring them up to standards, provided the area to be used for widening is owned by the subdivider or under his control.
11. Streets shall be laid out to intersect as close to right angles as possible. A proposed intersection of two streets at an angle of less than seventy (70) degrees will not be approved. Any change in street alignment to meet this requirements shall occur at least one hundred (100) feet from the intersection.
12. Multiple intersections involving junctions of more than two (2) streets shall be avoided.
13. Roadways entering opposite sides of another roadway shall be laid out either directly opposite one another or with a minimum offset of two hundred (200) feet between their centerlines.
14. All streets shall have a total minimum width of not less than that prescribed for the street according to its classification in Section 702.

SECTION 704 STREET IMPROVEMENTS

1. Street Construction: The developer shall provide for the complete construction of streets and curb and gutter, in accordance with the standards and specifications of the Town of Easton.
2. Sidewalks: All subdivisions shall be required to provide sidewalks unless it is determined by the Planning and Zoning Commission that sidewalks are not necessary due to lot size, location of subdivision or anticipated usage. Sidewalks shall be designed and constructed in accordance with the standards and requirements established by the Town Engineer.
3. Storm water management and sediment control: All storm water drainage systems shall be designed and constructed in accordance with the Stormwater Management Ordinance. A storm water management plan and sediment control plan approved by the appropriate State and Local Agencies must be provided. Natural shaped ponds are preferred.
4. Street Lighting: Street lighting shall be designed and installed by the Town of Easton at the expense of the developer.
5. Street trees: New trees which are indigenous to the area or other approved species shall be required to be planted as per requirements of Section 707 LANDSCAPING herein.
6. Signs: Street name and traffic control signs shall be constructed by the Town of Easton at the expense of the subdivider or developer.

SECTION 705 SANITARY SEWERAGE SYSTEM AND WATER SUPPLY SYSTEM

All subdivisions shall be served by public sewer and water systems designed and constructed in accordance with the standards and service tariffs of the Easton Utilities Commission.

SECTION 706 GAS, ELECTRIC, CABLE, INTERNET, AND TELEPHONE SERVICE

Provisions for gas, electric, cable, internet, and telephone service shall be made in accordance with the standards and service tariffs of the Easton Utilities Commission, the Telephone Company, and any other utilities company serving the subdivision.

SECTION 707 LANDSCAPING

1. “Sketch” or “Concept” landscaping plan in accordance with Section 28-1014 of the Zoning Ordinance is required to be submitted with the Sketch Plat submittal.
2. Complete Landscaping Plans are required to be submitted with the Preliminary Plat.
3. Plans and designs shall be in accordance with Section 28-1014 of the Zoning Ordinance of the Town of Easton.

SECTION 708 PARKS

1. All residential subdivisions of ten (10 ) or more lots shall provide a minimum of 1,200 square feet per dwelling unit for parks. Required environmental protection areas and stormwater management areas may not be used to satisfy the minimum park requirements. The land to be dedicated for parks shall be of suitable size and shape, topography and geology, and offer proper location and adequate road access, as determined by the Planning & Zoning Commission.
2. For subdivisions of less than ten (10) lots, if the Planning & Zoning Commission determines that due to the size of proposed subdivision or other factors, suitable sites for parks cannot be dedicated, payment of a fee in lieu of land dedication shall be required.  The fee shall be in the amount of the value of the land to be dedicated, as determined by the Commission on the average market value of the undeveloped land based on the entire tract.
3. Fees collected in lieu of land under the provisions of this section shall be paid to the Town prior to final plat recordation. Fees collected under these provisions shall be used for the purpose of acquiring developable land for parks.
4. Where private open space for parks and recreational purposes is provided in a proposed subdivision, and such open space is to be privately owned and maintained by the future residents of the subdivision, the acreage of such areas may be credited against the requirement for dedication of land or payment of fees in lieu of if the Commission concludes that it is in the interest of the public to do so.
5. Any lands dedicated hereunder shall be used only for the purposes stated herein.
6. All parks intended for public use shall be dedicated to the Town of Easton and shall be in a condition acceptable to the Town, including the provision of Park Improvements, at the time of said dedication.
7. All parks shall include stub-outs for the potential provision of water, sewer, and electrical service.
8. Where the subdivision contains park areas, or other physical facilities necessary or desirable for the welfare of the area and which are of common use or benefit and are of such character that the Town or other public agency does not desire to maintain them, then provisions shall be made by trust agreements for the proper and continuous maintenance and supervision of such facilities by the lot owners in the subdivision. Such trust agreements shall be approved by the Planning Commission prior to the recording of the Final Plat and shall be a part of the deed covenants.
9. The Easton Comprehensive Plan classifies parks into four categories, consistent with the practice/policies of the Easton Park Board. These are Mini-Parks (e.g., Thompson Park or Clifton Park), Neighborhood Parks (e.g., Chapel East Park or Matthewstown Run Park), Community Parks (e.g., Idlewild or Moton Parks) and Special Park Areas (e.g., the Rail-Trail or the former Skate Park). For the purposes of this Section, at least 50% of the area required to be provided for parks shall be satisfied in the form of one centrally located Neighborhood Park. Such parks may be active, passive, or natural, as approved by the Planning Commission.

SECTION 709 PARK DEVELOPMENT FEES

1. (a) With respect to all residential development, a park development fee of $199.70 per residential unit1, as adjusted per subsection (c) below, shall be assessed, which fee shall be due and payable at the time of the approval of the final plat, or final site plan as the case may be, containing such dwelling units.
2. (b) On January 2 of each year, the park development fee shall be automatically adjusted in accordance with any percentage change in the cost of park
   
   ^{1 This figure was established at $133.33 per unit with the original adoption of this standard. It was adjusted as per subsection 709 (c) to $199.70 in 2022 (reflecting the cumulative annual rates of inflation as determined by averaging the three indices cited).}
   development. The park development fee shall be adjusted by the average percentage change, if any, in the Consumer Price Index, the Construction Cost Index, and the Building Cost Index, taken together and as established for the State of Maryland.
3. (c) Such park development fee shall be used solely for the development and improvement of parks, trails, and recreation facilities within or reasonably proximate to the applicable residential development. 

Subject to the express approval of the Town of Easton, the owner/developer of land involving applicable residential development may elect, in lieu of payment of park development fees, to develop and construct neighborhood park improvements on land within the development dedicated for such purposes or upon existing park land reasonably proximate to the development. Such development and construction shall comply with all applicable provisions of these Subdivision Regulations and any rules or regulations adopted pursuant thereto.

SECTION 710 SURVEY MONUMENTS AND MARKERS

Monuments or markers, not less than five inches square at each end and thirty inches long, made from hard durable stone or good concrete, shall be placed in not less than four convenient places on the outside boundaries of the entire subdivision, at each change in direction of said boundary lines, at each change in direction of street and alley lines, and at all street and alley intersections. Not less than twenty-six (26) inches of the monuments or markers shall be placed in the ground with not more than four (4) inches extending above the surface of the ground. The corners of all lots not marked by stone or concrete monuments required above shall be marked by iron pins or iron pipes at least eighteen (18) inches long and not less than 5/8" in diameter.

SECTION 711 ENGINEERING AND SURVEYING

1. All surveys, maps, plans, and designs shall be made by a Professional Engineer, Professional Surveyor, or other design professional who is licensed by the State of Maryland and is practicing within the scope of his license with respect to the services provided.
2. All maps or plats shall be compiled from actual accurate field surveys made by the surveyor whose name appears thereon.
3. All figures, lettering and symbols on the plan or map must be neatly and legibly drafted thereon and the Commission may refuse to receive for examination and approval a plan or map on which such details are blurred, unreasonably indistinct or difficult to read.
4. On all subdivisions at least one (1) of the principal corners of the outline boundary of the whole tract shall be referred to the nearest officially established street intersection monument or marker.
5. SURVEY CONTROL
   1. The meridian line upon which the bearings or azimuth of the survey is based shall be referenced to the Maryland State Plane Coordinate System (NAD83/91.)
   2. All plats shall show the position by coordinates of not less than four markers set in convenient places within the subdivision in a manner so that the position of one marker is visible from the position of one other marker.
   3. The U.S. survey foot (1 meter = 3.280833333 feet) shall be used in all conversions of Maryland State Plane Coordinates from meters to feet or feet to meters.
6. All surveys of subdivisions shall be carefully and accurately executed. The boundaries of the entire tract shall be surveyed on the ground and all corners thereof established by the accurate measurement of linear distances and precise observation of angles to the nearest twenty (20) seconds of circumference.
7. All surveys shall be made with an accuracy of no less than one to fifteen thousand (1:15,000).
8. The developer shall, upon request, furnish a certified copy of the surveyor's computation of the unbalanced traverse of the outside boundary of the entire tract.