/Maine Land Use Regulation Commission, Maine Department of Conservation. Section 5. Design ideas Maine.Land Use Regulation Commission. Maine.Dept. of Conservation. Augusta, Me.:The Commission,1978. Maine. Land Use Regulation Commission. Regional planning Law and legislation Maine. Building permits Maine. Logging Environmental aspects Maine. COASTAL ZONE INFORMATION CENTER THE LAND USE HANDBOOK Section s cLi C COLLL6 1 ION HD ign ld ?f" 184 0 .M2 IL3 1978 ic- 1.1 Section 5 tTMENT OF CONSERVATION LAND USE REGULATION COMMISSION c. 2 0 0 FThis Manual was financed in part by the National Reproduction or resale of any part of this booklet _@ Endowment for The Arts. The views expressed, for commercial purposes requires written permis- however, do not necessarily represent the views sion from the Department of Conservation, State of the Endowment. House, Augusta, Maine 04333. November 1978 Printed under appropriation number 1509-1001. 1 0 Design Ideas AL For Your home and the land Subdividing your land Surface mining your land Sign design Table of Contents INTRODUCTION .....................................................................................2 YOUR HOME AND THE LAND ...................................................................4 Before you buy land or build .....................................................................4 Before you buy-a checklist .....................................................................5 How to place a home on the land ...............................................................6 Placing a home on the land-factors to consider ..........................................7 Examples of some well-sited houses ............................................. .......... 10 A Story-A hot@se tailored to the land ....................................................... 11 Placing a home on a large lot .................................................................. 12 Placing a home on shorefront property ..................................................... 13 How to place a mobile home ................................................................... 15 Landscaping ........................................................................................ 17 Driveways ............................................................................................ 20 Energy saving ideas .............................................................................. 22 A Story-The house that Jack built .......................................................... 25 SUBDIVIDING YOUR LAND ..................................................................... 26 What is a subdivision? ........................................................................... 26 Planning a subdivision ........................................................................... 27 Tn The Land Use H a ndbook- Section 5 Knowing the land .................................................................................. 28 Laying out lots ..................................................................................... 30 Subdividing shoreland property ............................................................... 32 A Story ................................................................................................ 34 SURFACE MINING YOUR LAND .............................................................. 35 Surface mining for sand, gravel, loam and clay ........................................... 35 Extracting borrow materials .................................................................... 36 Reclaiming a borrow pit ......................................................................... 37 SIGN DESIGN IDEAS ............................................................................. 38 How to design a good sign ...................................................................... 38 ---------- MORE'IN FORMATION ........................................................................... 42 '_J_ntroduction Section 5 of the Land Use Handbook con This Section complements two other pub- tains design ideas for siting homes, sub- lications available from the Maine Land Use dividing land, working borrow (sand and Regulation Commission-" Build i ng in the gravel) pits and designing signs. Wildlands of Maine" and "Subdividing in the Wildlands of Maine." The purpose of this Section is to assist land owners and others to achieve good design. The notes, illustrations and photographs suggest things you should consider before committing yourself to a particular course of action. The ideas will help improve the qual- ity of development on your land and increase the value of your investment. 2 The Land Use H andbook- Section 5 Section 5 is divided into four parts. The first @urface mining operations are described in part focuses on how a home should be the third part of this Section. The text covers 41 placed on the land. Site conditions and three issues: how to plan for extracting energy saving ideas you should consider material; how to work the pit; and how to before you buy and before you build are reclaim the pit once operations are com- described and illustrated. Special attention plete. is given to building on the shorefront, plac- ing a mobile home, landscaping, and design- The final part of this Section contains ideas ing an energy efficient home. for designing and placing signs to advertise a business on your property. The second major part of Section 5 suggests how to go about designing a small, 3 to 10 lot, subdivision. Regulations that apply to subdivision design often dictate lot sizes and dimensions; the notes on pages 26 through 33 go beyond these minimums and show you how to analyze a land parcel in order to lay out lots that will sell and at the same time create a good quality subdivision. Please Note: This section is intended for general information. It is not intended for legal reference. The Land Use H a ndbook- Section 5 Your home and the land 5) Before you buy land or build Your decision to buy I and for a home or camp is an important one. Before you commit time or money to any piece of land make sure you have checked it out completely. Is it really what you want? Is it well located? Can your land accommodate a sewage system? Is it a good investment? The information on the following pages will help you make a sound decision. Select a location that meets your needs Is the land convenient to work, school, shop- ping and recreation? Is the area developin 9 rapidly or slowly? Is this what you want? 7@ @n- Are the local services adequate? Are the dump, fire department, police force, library, @""Akl' health services, school system, road 01-1V maintenance, and other services sufficient to meet your needs? Are local taxes reasonable? Does local zon- ing protect your investment by assuring that adverse development will not occur next door? If the land is in a subdivision, are there protective covenants that help assure quality development? Are there lakes, woods, moun- tains or parks nearby to satisfy your year- round, outdoor recreation needs? A CSelec 4 The Land Use H andbook- Section 5 Your home and the land Before you. buy- a checklist Is the land good for building? Physical considerations: Other questions worth considering: El Is the land accessible by road year round? 171 Can you obtain firewood for your use from Are the soils suitable for a waste-water the land? sewage system? 0 Can you make use of the sun's heat by E3 Are the slopes reasonable for constructing a locating the house on a southern slope? driveway and home? C] Are there opportunities for views from the site? Is water available from a spring, lake or well? 0 Are there natural fire breaks that lessen the F-I Can electrical and telephone services be pro- chances of a forest fire burning your land or vided? home? El Is the land where you will build or place a El Does the land have unique features like old septic system high and dry? stone walls or sugar maples that make it more valuable or attractive? Legal considerations: El Is there valuable timber on the land that you F] Do land use regulations for the area allow can market? you to construct buildings and make im- El Are the soils good for farming and garden- provements? ing? 0 Can you meet applicable lot size, setback El Is the best home site on the land easily ac- and frontage requirements? cessible? El Has the land been surveyed so that you know E3 Are there opportunities for outdoor recrea- exactly what you are buying? tion on the land? M Has a title search on the land been com- pleted and does it show that the seller really owns the land and that the title is "clear?" Are there any restrictions in the deed? 0 If the land is in a subdivision, is it a legal sub- division, recorded in a Registry of Deeds? 0 If the land is in a subdivision, what services will the subdivider provide? Do not put your money down unless you are sure Use the checklist above to find out if you are making a good buy. Talk to persons in the neighborhood, walk the land, compare prices with similar land, visit the local town office (or call the Land Use Regulation Commis- 1141 sion, if the land is in an unorganized area). People familiar with the area can provide up- to-date information on regulations, prices, problems, contractors, etc. Fis the i consideri no- The Land Use Handbook-Section 5 Your home and the land How to place a home on the land Good siting makes sense and savings You can save by planning, on paper, where to place a home on the land before you build. A home that is well placed and designed to fit the site can: * increase the home's sale (or resale) value * reduce fuel bills * increase the owners enjoyment of the land and * contribute to the scenic quality of the neighborhood. How to select the best house site The final location you select for a house on your land should take many factors into con sideration, including those listed on pages 7-10. After looking at those pages and the ex- amples on pages 11 and 12, decide what f ac tors are important to you and follow these o.A "It steps: '01UIIA;I Draw a plan or diagram of the land that shows: low areas with wet soils; areas where a septic system may be placed; too 81'"t areas with steep unbuildable slopes; F". 8,@ .4 !e areas inaccessible by car; high points with Old good views; nice trees or groups of trees; ficict &,@,d ;I-,) OVC. existing clearings in the woods; the direc- %A .6 C.SWC'..10 tion of storm winds; where the sun rises 6.;% - @W and sets at different times of the year; and tr W& any other important features. 0 tT7ZI--CA 3 2.Test different house locations by drawing WET an outline of the house in different places :-A. ARMA on the plan diagram. qoc@' A 3.Select a location that offers the most advantages and least disadvantages, based on what is important to you. )1@ Locokion 0 The Land Use Handbook-Section 5 Your home and the land lacing a home on the land@ factors to consider K_ Make sure the soil conditions are satisfactory Poor soils can make building difficult and ex- Consult a licensed soils evaluator. A list of pensive. Make sure the soil conditions where evaluators is available from the Dept. of you plan to build the house, driveway, waste Human Services, State House, Augusta, disposal bed, or other structures are Maine 04333. Phone (207) 289-3826. satisfactory. Ideally, the soils should be free of clay deep, well-drained and not subject to Uful`@@ in g. Will the water supply be reliable? Drilled wells are the most reliable source of Be aware of possible sources of contamina- water. Check with local people and well tion such as road salt, dumps, nearby septic drillers to find out the quality of the water disposal systems, gas stations, etc. Refer to and at what depth the water is found. the "Ground Water Handbook for Maine". Sun and wind directions Use the diagram on the right to find out where the sun will rise and set relative to your land. Then plan the location of your rooms and windows so as to get a maximum of sun. W Plan to minimize the effect of cold winds from the north-west and to catch the cooling affect of summer breezes. DAVedM5 Ckp?@ '@O MA@M S The a dvantage of a hillside location "-11;0 P Stu, 4,5"4 LVA 5u@@ to V.@ www's COOL 813LZCZC (Summm) Ra5i& 5kWA 0104 45un LO *MCR WIND 6ut 4d"a WAX AA" 0'a "@d @0 @ t De d NAJ rilI w te r.C d@lIe rs r and at w The Land Use H andbook- Section 5 Place your home so it gets a maximum amount of winter sunlight Save energy by letting the winter sun shine in and heat your house for you. Position your house so that areas with large windows face south. -MMM ang W An ideal location. This house is on a south facing slope. Use hardwood trees to shade your house Try to position your house on the north side ditioners. The leaves provide cool shade in of large hardwood trees like maple, oaks, summer and in winter the bare branches let birches, etc. They act as natural air-con- in the sunlight. 47 .......... -7 LF @@"__Winter-warmth-="@- Summer-cool sh e Use trees to protect your house from cold winds A natural shelter belt of softwood trees such Trees to the north of your house break cold as pines, spruce, or hemlock helps create a windsthatcan increase your heating bill. calm area around the house. .. ....... wan="., This distance can be 5HELTE between 20 and 100 feet OF' CAX4 iF5 I t5 I- but no more than 5 times .. ... F... k.. - C -,-- , - 4L Oki the tree eig t. j L A^Lk The Land Use H andbook- Section 5 Take advantage of the view A good view adds value to the property. Place the house so that living areas and large windows can face the view (and, if possible, face south). Locate the house so that any unattractive views are screened or can be screened with planting a fence, garage ... etc. Consider nearby views as well as distant ones. Trees or a rock wall in the foreground can frame a view of a lake, mountains or farmlands. Decide where outdoor areas will be located The area surrounding the house site must be recreational vehicles. Place these facilities planned to accommodate outdoor areas and so they are convenient to use and work in activities. harmony with each other. For example, the wood pile should be in a location where Before you settle on a final house location wood can be unloaded, split, stored and decide where you wish to: put in a garden; brought indoors easily, without blocking the clear for a lawn and children's play area; driveway or destroying the children's play build a garage, shed or other accessory area. buildings; park the car and guests cars; store wood; make an addition; and park or store P6@ vq@@ ->K ibococ) 0 0 R 0 A The Land Use Handbook-Section5 Examples of some well-sited houses A new house that blends with z k'- traditional styles nearby. This house is on a south facing slope and has large windows on the south side. Small windows on Nil= the north and east, and a broad screen of trees to the north (on Pl, the left in photo) all help reduce heat loss. This house takes advantage of the site. The trees provide a cooling effect in summer; boulders have been retained as landscaping features; the living room of the house face south (left in photo) and the garage is set u6der the house which sits on a small hill. "Y 0A ti,I 0 Angled away from the road to t catch both sun and view, this house gains heat from large win- dows. The earth insulates the lower floor on the north, west and east, trees to the north act as a wind barrier. A@ @Ow All three homes are set well back from the road on well- 009 drained sites. 10 The Land Use Handbook-Section 5 Your home and the land A Story@ A house tailored to the land The First Step Mike and Maureen moved their mobile home Mike and Maureen had little difficulty out of the trailer park and onto 2 acres of sketching out a plan/diagram of their parcel. rural land shortly after they were married. As They knew that if they placed their new home an electrician and the father of a growing carefully they could take advantage of the family, Mike realized that he wanted to build land's best features and build a house a well-insulated house and sell the mobile tailored to their land and their needs. The home. Maureen agreed; as bookkeeper she diagram they drew looked like this and was had watched the electric bills climb and the drawn roughly to scale. value of the mobile home drop. R 0 D Fine at @lii i cvee_)S@@ BE5T ACCE56 'FIE LD - 061 dvalnea PLAN/ DLAGRAh4 OF PARCZL Harawoc)8 WF@T APZA. 46 Dnve=M wt5 wm The Next Step FOtt t4"; w fX %D Tala; seei;@, The next step was to test the advantages and not fa4 @JvW4.9& disadvantages of different house locations. Vip-W5 4 %4n - nOt The sketches below show how they reached bkA dmkim. _j a final decision. _646 a& am not tow aA- vtews 4 C SmAk VaWi COVA @Oft ro 3- @ Za5 0 uot sef 4c -@-Aam septw sliXon .104 rThe 1 VIAA@ &w@- 6%se The Land Use H andbook- Section 5 Your home and the land Placing a home on a large lot Analyze the land before you decide where to build The larger the land parcel, the more difficult In this example of a 60 acre lot the owners it is to select a house site-there are more wanted a house location with: privacy in a options. One way to make a decision is to woodland setting; well drained, southward carefully list what is important to you and facing slopes; softwood trees to the north then analyze the land, as shown in the exam- and west of the house (as a wind break); easy ple below. access on a driveway that was simple to plow; and both distant and nearby views. A Site Analysis 3LOPES fe SOIL5 Reka"Ci4 ?Ink N N@ ........ 41 WU 5AS AVAM&6i4 F*iaL @y 6w rdm FIELDS 04 W000LAND5 2 1 01,C1 @Cws 4 6U4, (aw, 2 mwxa kvd $--d) 3 3 MA&W, ktwdww@ 6 4 4. PWXWM45 (@:'told'dww (wwA61W@) 5 YMW@ @11C@o 2'464`,@a, 6 MMA 6.@Wao4l' 411@.)f&am ACCESS qw: -LrLrLrL 5@'t 6"k av Wd 50V@6 -65 P-" @M FEATURES O@d 56u, ua V. r"" An r J' -, /'IV C::-D Moek 6a4@4 ke5 12 The Land Use H andbook- Section 5 Your home and the land ,m" Placing a home on shoref ront property Xproperty in Maine within 250 6 feet of the ocean, and most rivers and streams, and lakes or ponds of 10 acres or more, is subject to shoreland regula- Z- tions. Before you buy, build or clear t land in theseareasfind outwhat regulations apply to you. Check with your local officials or, in the unorganized areas Shoreland regulations require that you do check with the Land Use Save not cut more than 30% (or 40% if you live Regulation Commission trees outside L.U.R.C's jurisdiction) of the trees and see section 3 pages 25 and near the water within any 10 year period. Use 30. trees to frame and beautify the view. Shoreland trees beautify lakes and streams Trees and shoreland vegetation: bind the soil and prevent erosion reduce the wind chill off the water Too many folks don't realize that building enhance property values and cutting trees too close to the water cool your home in summer spoils the beauty of Maine's lakes and reduce pollution by using nutrients streams. _W_,? %IW a . . . . . . . . . . . . . .- . . . . . . . . . . . . . The Land Use Handbook-Section 5 Set your house or cabin back from the water In general, shoreland regulations require These measures help prevent polluted water that most structures be set back at least 75 from flowing directly into lakes, streams and feet from the high water mark of ponds, the sea and help to maintain the scenic lakes, streams, and the ocean. Sewage beauty of Maine's waterways and coast. disposal beds must be set back 100 feet. 4 LPA4 100 H+watw wtcw@ 4 @10A sewa-0 75 &d t/ Pona, 66, s6zwn *We*- or Do not build on coastal sand dunes Dunes are moving barriers that buffer the Note land against the strength of the sea; they re- For more information on shoreland develop- spond to wave action; they act as effective ment: sea walls and supply sand to naturally If your land is in an organized area refer to eroded beaches. Buildings in dune areas Section 2 pages 14 and 18; for land located in temporarily halt these natural processes, L.U.R.C.'s area see Section 3 pages 25 & 30. Wave action will eventually undermine and destroy structures located on dunes. -Z all "c-IR"Uff V NVIRUSR k ft giva _o - u. gia "m -,tv RIE -jun III,` gl;, V1, 811111 Q 11", _7.. H -,"foR "f "0", F1 07-H n rn, tV -M 4, RE21 @id - iii f,2 1:1, 41 ft -0 14 The Land Use Handbook -Section 5 Your home and the land How to place a mobile home Ideas for mobile home owners Like conventional home owners, mobile pages provide advice on selecting a good home owners can add to the value of their in- home site. The following notes present fur- vestment by planning, on paper first, where ther ideas for mobile home owners. to place the home on the lot. The preceding Placing the mobile home Place your mobile home so that: * you select the best site for it, instead of you minimize highway noise and gain the site where it is easiest to haul the some privacy by: home. You can make the most of your lot's assets by carefully maneuvering the home -keeping trees and shrubs along the between trees or other features. road * it fits parallel to the contours of the land -setting the home well back from the road you allow space for storage, parking, a -putting the home at an angle (or at right lawn, and other outdoor needs angles) to the road-@- 4 @,O@ AMU d Y"I W-14P., Fldea@ FPlacii Z@' -0 -.mow. V'];@ The Land Use H andbook- Section 5 15 Install a skirting around the mobile home A strong, permanent "skirt" around the home: * cuts down heating bills * provides storage space * improves the appearance and * lessens wind "lift." Treated wood, concrete blocks, or painted sheets of metal or asbestos on a framework, 111@ make good ski rts. Provide a f irm, f rost-f ree f oundation Three to four feet of well-drained and com- pacted gravel forms a good base for the home supports. Pole, slab, block, or concrete strip supports should be placed in or on top of the gravel. A drain pipe which drains water away from the gravel base will prevent frost heaves. Consider these design features: Excavation and the planting of dense shrubs around the home help reduce the amount of wall exposed to cold winds. A sloping roof built over a flat roof sheds snow, thereby reducing snow loads. This second roof increases the insulation value of your home. A home that is protected from the wind will cost less to heat. Select a style that fits into the landscape Modern mobile homes look best when they VAI are styled to look like traditional New A@ England houses with white clapboards and dark sloping roofs, or when they use natural looking colors. F ons v@@ Exca 1@ 16 The Land Use Handbook-Section 5 Your home and the land LQP%ndscaP'Png Design with nature The natural landscape of your land may offer many features you can use to enhance your surroundings. For example: * if the ground slopes, adapt your design to fit the slope; do not bulldoze your land flat Y4 N@W@)m' or bring in yards and yards of fill; @A@*V @.4-MhJ * if there are old stone walls, rock ledges or boulders on the land, incorporate them in- to your design; * if there are nice trees on the land, work 04kroA around them and only clear what you must for construction purposes; you can cut or prune later if you wish; do not fill around trees, it can kill them; * if you want to retain a natural, rural feeling, use shrubs, vines, ground covers and grasses that are found in the area and keep lawn areas to a minimum. * to prevent erosion, seed areas where construction has removed vegetation. A The Land Use H andbook- Section 5 17 Design to fit in with the existing environment If you want your home to blend in with the If you want your home to blend in with tradi- natural wooded environment of a lakeshore tional house styles, consider: or mountain side, use: * natural materials such as wood, stone, * selecting colors and materials that match and brick; those used on nearby houses. * natural looking paints, stains and finishes; 0 designing your home so it looks similar to and nearby homes. (Remember the traditional New England house has white painted * dark colored roofing materials, such as clapboard or shingles, a dark roof with a dark brown, dark green, grey or black. steep (35 to 45 degree) pitch and upright, rectangular windows positioned in a pleasing, simple pattern.) % 4 _4 4 -71 42 1 C1 . A "', -?: -, Ai 4,0. pit. IV. 7 rk .0 LO C17 --v 18 The Land Use Handbook- Section 5 F Plant according to a plan Planting trees, shrubs, lawns and ground plan on paper first, considering what pur- cover around your home makes it more at- poses the planting serves and how different tractive. However, if you plant according to a plantings can be combined to create natural plan the plant materials you use can serve "walls" and "carpets." other important functions as well. Carefully Shrubs and berry bushes Lawn reduces the chance Hardwood trees provide attract wildlife, provide of erosion. Keep the area cool summer shade. food, shelter and nesting around the septic field areas and furnish a nice clear of trees. Hedge or screen hides gar- view of the edge of the bage cans from view. woods. Cleared grass area for minimum maintenance; al- lowslull sun on garden. Garden on south side and near kitchen. . A@ Conifer trees to the north block cold winter winds, help hide overhead utility lines from view, and block drifting snow. Shrubs and ground cover Flower beds welcome visi- separate front and back tors and border the entry yard and reduce erosion on path. slopes, Shrubs and trees help Low evergreen shrubs act screen traffic from view as a snow fence and help and reduce noise. keep the driveway clear. Plant The Land Use H a ndbook- Section 5 Your home and the land Driveways Before you build a driveway Driveways should be located, designed and tained, from the appropriate Maine Depart- constructed so that they are safe, main- ment of Transportation Division Office. In tenance free, easy to plow, convenient and some towns driveways entering a town road attractive. Driveways on State or State-aid also require a permit, so check with your highways should not be built until the loca- local officials. tion has been approved, and a permit ob- The driveway location Y, vv@ _V1-_ I Locate the driveway entrance so that it: * allows you to stop and start to enter the main road easily, especially in icy condi- tions * allows you to see approaching traffic easily * is at least 1100feetfrorn an intersection * is located on well-drained soils * is not on asteep slope. 1P, Driveway design Design the driveway so that: * it is well drained and does not act as a drainage channel * culverts, if needed, are large enough to handle spring-time water volumes iOft' * it meets the main road at about a 90 degree angle * there is space to park cars, turn around@ and store snow * it is not in the center of the view from the house * you avoid cutting large attractive trees. 20 T*he Land Use Handbook-Section 5 F Driveway construction Construct the driveway so that: cims w4m " d#im@ * it is at least 10feetwide * top soil is removed before at least a 12 IE lz@e& inch gravel base is provided, lz"3mwt@ WA 0 the surface is gently sloped to allow runoff into side ditches 0 the grade is no more than about 7% (seven foot rise in 100 feet) 0 areas where vegetation is removed, such as in ditches, are seeded 12 wAts 0 culverts are at least 12 inches in diameter and 20 feet long. (if a State driveway per- mit is required, the Department of Trans- portation will determine the culvert size the owner must purchase. The Department will install the culvert at no charge.) Driveway length in rural areas If you live in the country, help maintain the and safety for your children. On longer feeling of open space by setting your home driveways consider curving the driveway to well back from the road. The extra driveway fit with the land and avoid a straight view to plowing this may involve is off-set by the fact the house from the highway. that you will have privacy, a larger front yard p@ j, 00W W7, V V, 4 K EW 5- Ss 'A" r 77 41 Vt 4 0 TW, V 1!1", @3, @, X V, Z "N" rivei FDrivel 5"Ma", The Land Use H andbook- Section 5 44 Your home and the land Energy saving ideas Make your building tight The least expensive, yet most effective way as possible with weather stripping and to minimize heat loss from your home is to caulking. Anywhere from 30% to60% of your make it "tight." This means that cracks heat loss occurs in these places, so build around the doors, windows, and the base- tightly! ment walls are eliminated or made as small Let the sun shine in AW Gain heat during daylight hours in the fall, winter, and spring by facing large windows to the south. Minimize heat gain in summer by building eaves that block out this hot AM summer sun, or by using hardwood trees. Minimize heat loss by making windows on north walls small and by using double or triple glazed windows. The photograph shows an energy-efficient house that faces south and has interior in- sulated shutters (see page 23). Hardwood trees to the south will keep out the summer sun. Use the earth, go underground Rooms that are underground or partially underground, are cool in summer and warm in winter if they are well insulated. In com- bination with at least 2 inches of a "Styro- foam" type insulation the earth acts to moderate daily outside temperatures. Under- ground structures work well provided they are well drained, properly waterproofed and adequately reinforced. 77pr7- Foam type insulation can be bought in sheets or sprayed directly onto basement walls. A well insulated basement means lower fuel bills. Makc ou nd @je n t wE 22% The Land Use H andbook- Section 5 Increase the amount of insulation in your walls Imulaf x x4. When you build: Use 2" x 6" wall studs at 24" centers and 6" of insulation (instead of 2" x 4" studs at 16" centers). Or, use 2" x 4" wall studs with insulated sheathing and 4" of in- sulation. Build your chimney in a central. location Place your chimney at a central point so that heat from it (and stoves), can radiate throughout the house. An uninsulated chimney on an outside wall loses heat to the outdoors and will have a bigger creosote problem. The more bricks or stones you use to build the chimney the better. They retain heat and release itslowly-even afterthe fire is out. Keep heat inside Heat gained through sunny windows by day can be trapped inside by night, with: 0 Heavycurtains 0 Hinged, insulated shutters (see sketch) 0 Sliding insulated shutters or 0 Removable insulated panels. Fincr FBuil The Land Use H a ndbook- Section 5 23 Minimize exposure to cold winds Design your home so that a minimum N amount of wall surface faces into cold winter winds. This can be done by: 0 locating a corner or sho Irt wall toward the Low Ym@ CLqt"at. Wulcl, wind I 0 making a low roof which deflects the wind * putting all or part of the wall below ground 0 placing a garage or woodshed to the north FLN,5k f@my Wa& @X" 3m" so it acts as a buffer against the wind. Build Small Finally, you may choose to build small. Less wom@ S@U4 acts as material, less space to heat and less ex- posure to the wind, means lower building, heating and maintenance costs. Insulate everywhere Good insulation reduces heating bills. Your walls, floors, attic, crawl spaces, ceilings, etc. should be well insulated. The table below suggests R-numbers suitable for Maine's climate. R-numbers refer to the resistance different insulation has to winter heat loss. The higher the R the better. R- numbers are usually marked on insulation packages. Surface R-Number Outside walls 15 to 25 Basementwalls 10 to 15 Concrete floor slab 10 to 15 Floor (over basement) 10 Attic floors 30 to 38 Roof (if attic is heated) 30 to 38 The Land Use Handbook-Section 5 A story T he House That Jack Built This is the house that Jack built. This is the Board That gave the permit That allowed the house that Jack built. This is the evaluator, That checked the soils That satisfied the Board That gave the permit That allowed the house that Jack built. This is the inspector, That okay'd the plumbing That was done by the evaluator That checked the soi Is That satisfied the Board That gave the permit That allowed the house that Jack built. This is the official, That signed the form That pleased the inspector That okay'd the plumbing That was done by the evaluator That checked the soils That satisfied the Board That gave the permit That allowed the house that Jack built. This is Jack. He's confused, But he has a: Zoning Permit, Soils Test, Plumbing Permit and Building Permit, And he can now build his house! T hIsis th T hIs is th v@ T Fha t !( .ja The Land Use Handbook -Section 5 25 Subdividing your land What is a subdivision? Subdivisions must meet State requirements In Maine, a subdivision is broadly defined as Augusta, Maine, 04333 and ask for a Subdivi- the division of a parcel of land into 3 or more sion Permit Application. See also Section 31 lots (each of which is less than 40 acres in page 17. size) within any 5-year period. If you plan to subdivide land located in an All subdivision plans require local and/or organized town contact the local officials or state approval, depending on the location planning board and find out how to apply for and size of the subdivision. a permit. Other helpful information can be found in Section 2 of this Handbook If you plan to subdivide land located in an especially pages 5 and 21. unorganized area, contact the Maine Land Use Regulation Commission, State House, Before you subdivide Before you subdivide land be sure you have Most of these people are familiar with work- all the information you need to proceed. This ing with planning boards or State agencies might include: a legal description of the land; as wel I. a boundary survey; a topographical map; copies of zoning and other regulations; an Review the ideas on the following pages; aerial photo; a knowledge of available they are designed to assist you in planning a utilities and services; data on market condi- small subdivision of no more than 10 lots. tions; etc. Note: More information on subdividing is Consider retaining professional help. available in the L.U.R.C. publication, "Sub- Surveyors, engineers, and land planners can dividing in the Wildiands of Maine." See the assist you and help assure a quality subdivi- address above. sion that meets regulations and brings in a FSubt reasonable return on your investment. 26 The Land Use H andbook- Section 5 Subdividing your land Planning a subdivision Factors to consider If you are planning to subdivide land, take 1. Regulations the following factors into consideration: State and/or local laws, ordinances and 1. Regulations which apply to your land regulations often dictate what uses are 2. The type of development you want allowed on the land. They also can establish 3. The character of the land you wish to what lot sizes, building set back re- subdivide quirements, and standards you must con- form to when laying out the subdivision. To A successful subdivision plan must meet find out what applies in your situation check regulatory requirements, be designed to with the appropriate agencies and/or of- meet market demand and fit into the land- ficials suggested on page 26. scape. 2. The type of development 3. The character of the land Your knowledge of the area (or the expert ad- The existing characteristics of the land you vice of a marketing consultant or realtor), will plan to subdivide should help dictate how it help you decide what type of subdivision is is planned. Analyze the land's good and bad best for the land. Ask yourself: What will sell features to make the best possible use of ex- best? Will small lots for seasonal homes sell isting soils, slopes, views, vegetation and better than a few large lots? What can you af- other features. Pages 28 and 29 show you ford to invest in improvements to the land to one method of analyzing the land. make it more attractive? What will fit the character of the land and the neighborhood? FFactc 10 The Land Use H andbook- Section 5 27 Subdividing your land Know'5ng the @and Careful analysis of the land can help assure a good lot lay out Make a map of the slopes, soils, vegetation, sent problems in another color. (See the ex- and other site features. Use one color to amples below.) If possible, use tracing paper show those features and areas that repre- for your mapping. Make the drawings as sent opportunities. Mark areas that will pre- large as possible. Putting it all together -------- --- C6MP051TE7 MAP- The tracing paper maps described below HOW to record what features are on your land and in- M94 ct, SLOPE MAP- dicate both problem areas and opportunities. COW A TOM By putting all the maps together, on top of SOILS _-MAP"- each other, and holding them up to a good light source you can produce a composite VEGETAI.ION-MAP map. Such a map summarizes all the char- - - --,=; acteristics, good and bad, of the land. Use sirc FEA .. rupEs MAP- this map to help lay out the final lot plan or havea professional make the mapsforyou. q4A 55 (TkwtsLw,^t) 7 77 The slope map Make a contour map that shows the eleva- tions of the land and color in all areas that slope steeply (more than 15%, or 15 feet in 100 feet). U.S. Geological Survey maps will 11?7_- N 7/7. provide you with contour information. Such M areas are usually inappropriate for building orfordisposing of sewage. Note also: * south facing slopes (they are often the best building sites) * natural drainage channels (avoid building POND there) * f lat areas subject to f looding and * locations that have good views. P_ E_M A P rCaref @u ti q5 5 ACT-a,, 28 The Land Use Handbook-Section 5 The soils map Have a licensed Soils Evaluator assist you in drawing a soils map that shows: * soils that are unsuitable for building upon or using for sewage disposal H * soils that are good for sewage disposal and * areas where bedrock may prevent Hh basement, trench or similar construction. The vegetation map Use an aerial photograph to determine exact- ly where different vegetation types are located on the land (or use an up-to-date U.S.G.S. map). Draw: stands of hardwood trees, stands of softwood trees, fields, and wetland vegetation. When you lay out lots use the tree and open space features of the land to advantage. COO 0 - n p The diagram at the top of page 31 shows how 0 - - 0 .0 00, to relate lot lines to vegetation and other features. 0 If you plan to subdivide woodland property try to identify the best tree groups and 1h A. p reserve them. A, Site features map %5 Make a final map of your land that shows otherfeatures. For example draw in: e stonewalls 0 streams and/or springs 0 shorefront features WA rock outcrops existing buildings and neighboring buildings. When you lay out the lots emphasize the good features and avoid creating lots that f ace u g ly f eatu res. Place a major feature in a common area so all lot owners may enjoy it. ...... R The Land Use H andbook- Section 5 29 Subdividing your land Laying out lots Good design can reduce costs and increase value Every lot in a well-designed subdivision plan suitable for building. Use the results of your should be attractive and should contain land analyses. (See pages 28 and 29). Be cer- marketable features. Good design can tain that you meet all regulatory require- reduce lot improvement costs, improve lot ments. Tailor each lot to fit the land and the values, and result in a cost-effective subdivi- market. The following notes provide further sion. ideas on how to lay out lots. Make sure that your plot plan provides lots that contain reasonable slopes and soil Laying out lots Size the lots so that they at least meet ap- plicable regulatory requirements. Find out if local zoning or subdivision codes establish MOW. minimum lot size and minimum frontage re- Tmman@ o(okm = nuut, quirements. If your land is in an unorganized tmc@. area check with the L.U.R.C. staff in Augusta to find out what minimums apply. Once you have established the range of lot 1 2 ro i 71 8 sizes that you feel will sell best, lay out the lots. Try different plans before you decide M which is best. Furthermore: * avoid monotonous, repetitive lots that L.-sL have no individuality * if you plan to build roads, establish a Af W sensible road plan before you determine the final lot locations ------------ MIM, WtW i * let the natural landscape, or new planting, i 4 1 Fewr*-JlA1VC6 M nl4wv "break-up" the site so that each lot is private Trm k4 6tak_ Vf * avoid long, narrow spaghetti-like" lots where the back yard is so narrow that it is 7 i 8 T 9 1 useless * avoid creating numerous driveways off well-travelled main roads and * visualize how storm water will flow over L---------- i -L -- ---------- ------ 11 the land and then make sure each lot is well drained. F 00 Every I@ 30 The Land Use H andbook- Section 5 Lot lines Poor: id _F_- T-_ Before you finalize the plot plan be sure the lot lines coincide with site features. Do not 0 simply cut the site up into rectangular lots with no regard for trees, walls, streams, ridge 5t5)@ waAk, I i nes, etc. kz@ For example, in the top sketch at right, the I rigid 200 foot frontage dimensions make lots 3 and 6 difficult to build on. In the bottom ex- &Aer Lot Go 14S&A ample, changing the lot lines slightly makes R&4W" lots 3, 6 and 7 more attractive, better to build on, and therefore worth more. T C@ wait, 4! 7 L -------- L------ ------- Test the lots Consider what lot size will sell best. Visualize a house, driveway, waste disposal system and well on each lot. Recognize that L.U.R.C., local 'regulations, and Plumbing Code regulations will dictate the distance some of these are set apart. Once you have a rough plot plan and an idea of what the .4 dimensions of each lot will be, test each lot, by drawing a house, well, and waste disposal jVM WA I system on each lot. You should be able to SWWA& locate a house, well, and waste disposal system, on each lot, so that: 0 the waste system is downhill from the house and I ies on suitable soi Is 0 the house and waste system are set back the required distances from the property linesand 0 all waste systems are at least 100 feet away from all existing or planned wells. (Draw a 100 foot radius circle around all wells. No waste disposal system should be located within any circle.) 71 Lot The Land Use H andbook- Section 5 31 Subdividing your land Subdividing shoreland property Shoreland subdivision requires careful planning The subdivision of shoreland property on lakes, ponds, streams, rivers, or the coast re- quires forethought and careful planning. Some important subdivision planning con- siderations are described on pages 26 through 31. Shoreland subdivisions involve some special considerations. For example, special shoreland zoning regulations ap I P'y in these areas and access to the water is an .8 important consideration. lilt Shoreland zoning Special shoreland zoning regulations apply within 250 feet of the shoreline of most streams, lakes and the coast. Check these requirements by referring to Section 2 page 18, if your land is in an organized town, or Section 3 pages 25 and 30 if your land is within an unorganized area. 24 1, 22 23 Access to the shore C Shoreland property owners want access to 20? the water for swimming, boating and fishing. Docks, ramps and clearings on each shore- front lot can detract from the natural, scenic 10 character of the shoreline, and are an ex- pense to each land owner. One inexpensive SON 12 and effective solution to this problem is to provide one central beach, dock and ramp area that is common to all owners in your subdivision. Such an area can add to the value of your subdivision while maintaining FShoi the natural character of most of the shoreline. 32 The Land Use H andbook- Section 5 Three ways to subdivide shoreland 1. The traditional approach In this example the 4 shore- front lots enjoy direct access to the water. The back lots do not. The shorefront lots - -------- --------- should sell at a good price; the back lots will not. 2. The conservative alternative In this example the lots nearest the water are set back @2 A to provide common ground for foot paths, a dock, and boat launching area. The 31 value of the shorefront lots will remain high. The value of the back lots will increase because the owners have ac- cess to the lake. ... ....... ... Dmk 4 3. The cluster alternative Here two "clusters" of vaca- tion camps form a village-like group. Sewage is handled by a central or packaged system and camp owners share trails, beach, boat, dock and ramp. 12@ The natural character of the landscape is retained and all 8 owners enjoy the benefit of shorefront lots. The Land Use Handbook-Section 5 33 A Story@ Priscilla Subdivides Priscilla Dumont decided to subdivide the them some years back, but he had changed shoreland property that had been in the fami- his mind since. ly for years. The income from the sale of four lots would assure her a steady income now As George saw it, the regulations helped that she had retired. Priscilla hoped to get a assure quality development, they would pro- good price for the land and had old George vide Prisci Ila with the assurance that her pro- Brown, the local realtor, stop by one day to perty would be developed correctly and they discuss prices. would help him get a good price for her lots. It was George who made Priscilla aware of Priscilla still lives down the road from the the regulations that apply to subdivisions subdivided land. She has made friends with and shorefront property development. He ex- her new neighbors and enjoys driving by the plained that he himself had seen the regula- property. Both she and her new found friends tions as a nuisance when the town adopted are well satisfied. 34 The Land Use H andbook- Section 5 *Surface mining your land Surface mining for sand, gravel, loam and clay Surface mining alters the land and can result To find out what State regulations might ap- in erosion problems, muddy sediment-laden ply to your situation contact the Department streams, visual pollution and safety hazards. of Environmental Protection, State House, These problems can be minimized however, Augusta, Maine, 04333. If your land is in an by: unorganized area, contact the Land Use Regulation Commission, State House, * careful planning before mining begins Augusta, Maine, 04333. See also Section 3 of this Handbook, page 37. * extracting the material safely, according to a plan * reclamation and * meeting applicable regulations or standards. Plan before operations begin e Allow space for a screen of Locate the access road so Locate the pit access road trees so that the pit is hidden that there is no direct view where trucks can enter and from view and set back from from the main road into the exit safely. anyroad. pit. Set aside an area where topsoil can be stock-piled. When clearing a pit site of trees, sell the stumpage. @Yw-' E Regulations may require that 50 Nk the pit be set back a certain distance from any body of water. Find out about any such set back requirements and determine what measures should be taken to prevent pit FS U rf A '4 rPlan t run-off from entering the water. The Land Use H andbook- Section 5 35 Surface mining your land Extrcactin$j borrow matermials F Provide a "screen" around the pit I-E amm Cf rtm DO IM swf Wtt, 5LW@" 64@OV4 Ova AREA TO zE ExcAvATE:D WtW R11 Do not excavate close to a property line 141-- PM" U", W a,@@ V f@y ,eCze,@,6F fy @sawt @@Zj so uw@am d"-5 CL r@,161M pmr-@ 4 5 (Oytt VC*UXa 0M, @WK5MtAL) E?@CAVATED AREA Prevent erosion and avoid accidents Do not work, vew@ @m 0Y 0VCV6X%qt. CIO nd Gemre 6, -11@k 06,7@@! Use, hCM 60k.5 MA C" &M-, - ovull&@ Cn @00,w, C6@ a jukAm5. auow 6o.W tb c" lc@-Grv ro Ma OVIC FDo nc 36 The Land Use H andbook- Section 5 Surface mining your land Reclaiming a borrow pit Reasons for reclaiming a pit There are good reasons for reclaiming a bor- row pit when operations are complete: * a reclaimed pit can be used for development (see photo), or recreation or reforestation * a reclaimed pit will not usually collect junk * a restored pit helps protect ground water supplies because the new vegetation acts to filterand purify surface water. - - - - -------- Reclamation prevents erosion 6L@w @y yuew Or V1,0M.) nWaid tb 2-: CW k*6 Ck QM& bM0W Motr@ to edo av@@, of ytpre, cy 65 ---------- Lime, seed and fertilize _^VA_ saik avey bmTow OLk@ r0l) sac[ I oi@@ t@ k ve FReaso The Land Use H andbook- Section 5 37 Sign design ideas On-premise signs .............. Well-designed signs are good for your business. The following information will help you design an effective "on-premise" sign. On-premise signs are signs placed on prop- erty or on structures where the advertised ar- ticle, service or information is available. On- premise signs are subject to regulation in HOMEMADE the unorganized towns and some municipal- ities. If you plan to erect an on-premise sign in an unorganized area, write or call the Land Use Regulation Commission, State House, Augusta, Maine, 04333; telephone: (207) 289-2631. Elsewhere check with your local of- ficials. Off-premise signs, which are signs located away from the property, business, or point of interest they are advertising, are not dis- cussed here. Off-premise signs are subject to Maine's "billboard" law. For more in- formation on this law write to the Right-of- Way Division, Department of Transportation, State House, Augusta, Maine, 04333 or call: 207-289-2616. 01 Use a minimum of words Signs that will be seen f rom a moving vehicle should contain a minimum of words. The average person cannot remember a lot of in- formation, so make the sign clear, short and to the point. Limit the number of letters you use to about 30 letters. Avoid usi,ng a lot of colors. Limit the color scheme to two con- trasting colors. PIES 38 The Land Use H a ndbook- Section 5 Sign design ideas How to design a good sign AL Ohl' !-7 "NOR QAS Z/ Match the lettering size to the speed at which motorists approach It is generally recommended that sign letters Average speed Lettering size relate to the average speed at which 15 m.p.h. 41/2 inches motorists approach. Use the table at the 30 m.p.h. 9 inches right as a guide. 45 m.p.h. 13 inches 55 m.p.h. 17 inches K p it simple ee ...... Select a simple, geometrical shape as the background for your sign. Do not confuse ON people with complicated shapes or a lot of add-on" signs on different boards or panels. If.you illuminate the sign, select a fitting that E 0& gives an even light. Ground flood lights are usually more effective than overhead lights. ...... ........ A light inside the sign itself is still more ef- fective. The Land Use Handbook-Section 5 39 Wall signs Signs on the walls of buildings should be carefully located so they can be seen easily. Wall signs should also be located so that they: * enhance the architecture of the building ARW 0 are not dispersed all over the building wal Is - --- - - - are low enough to be seen by pedestrians and MVWE L aounqUE do not project above the roof I ine. i5VOR, fii@ Fewer signs will make the message clearer and improve the appearance of your building. Projecting signs IN, Projecting wall signs are best where traffic is slow moving (less than 30 m.p.h.) and where Me sign will catch the eye of the pedestrian. For good visibility all projecting wall signs should: "I Hit be installed at a 90 degree angle to the wall be erected so they do not project above second floor windowsill heights be separated by about 50 feet so they are n crowded and ot s have a minimum number of words and letters. 7 Fwall S LEA, The Land Use H a ndbook- Section 5 Free-standing signs ACF- FLIGH SCHOOL A simple geometric shape for the sign will draw attention to it. Signs set low to the One well-placed, good-looking sign will ground attract attention. Use symbols to catch the eye better than a jumble of poorly catch the eye and keep the number of designed and constructed signs. words to a minimum. kJl Skill FIBREG PRODUCTS LEWISTON Use landscaping materials (shrubs, trees, earth mou nds) to f rame and d raw attention to the sign. Do not make the sign too high In rural areas your sign will attract attention because your costs increase and the height and be more pleasing to the eye if you use does not make the sign any easier to read. natural materials and/or colors for the signboard and the lettering. slum The Land Use H andbook- Section 5 41 More information The following publications may provide 7. Landscape Planning for Energy useful design ideas or suggestions to in- Conservation, published by the crease the energy efficiency and proper Environmental Design Press, P.O. Box siting of your home: 2187, Reston, VA 22090 1. Maine Housing-a newsletter 8. Developer's Handbook, by Allen Carroll. publication of the Maine State Planning Coastal Area Management Program, Office Department of Environmental Protection available from: Hartford, Connecticut Technical Services Division 9. Homesite Planning Guide, prepared by Maine State Planning Office Planning Aid, P.O. Box 211, Halifax, State House Nova Scotia. Augusta, Maine 04333 10. Cost Effective Site Planning- 2. Erosion Control on Building Sites Single Family Development. Published by: available from: National Association of Home Builders 15th and M Street, N.W. USDA Soil Conservation Service Washington, D.C. 20005 Federal Building Sewall Street 11. Street Graphics, by William R. Ewald, Augusta, Maine 04330 Jr. Published by. American Society of Landscape 3. In the Bank, or Up the Chimney? Architects Foundation A dollar and cents guide to energy- 1425 H Street N.W. saving home improvements. Washington, D.C. 20005 avai lable f or $1.70 f rom: Superintendent of Documents The following organizations teach in- U.S. Government Printing Office dividuals how to build their own energy effi- Washington, D.C. 20402. cient homes. Cal I or write to: Stock number 023-000-00297-3 1. The Shelter Institute 4. Insulating the Old House, c. 1977 by 38 Center Street Greater Portland Landmarks, Inc., Bath, Maine 04530 165 State Street, Tel: 207-443-9084 Portland, Maine 2. Cornerstones 5. 30 Energy Efficient Houses You Can Wing School of Shelter Technology Build, by Alex Wade and Neal Ewen- 54 Cumberland Street stein. Rodale Press, Emmaus, Penn- Brunswick, Maine 04011 sylvania Tel: (207) 729-0540 6. Site Planning, by Kevin Lynch. M.I.T. Press, Cambridge, Mass. A 14Z The Land Use H a ndbook- Section 5 The following agencies can provide assist- 3. Your local library may contain ance relating to energy efficiency for homes. publications on design ideas and energy efficiency for homes. 1. Residential Energy Audit Program Office of Energy Resources 4. Contact an architect, engineer, or 55 Capitol Street landscape architect in your area. These Augusta, Maine 04333 professionals deal with problems of site planning design and energy efficiency of 2. Maine Audubon Society homes, and may be able to assist you. 118 Old Route 1 Gilsland Farm 5. National Solar Heating and Cooling Falmouth, Maine 04105 Information Center Tel: 207-781-2330 Box 1607 Rockville, Maryland 20850 3. Home Builders Association of Maine 187 State Street cal I tol I free: 1-800-523-2929 Augusta, Maine 04330 Te 1: 207-622-4990 Other sources of information 1. The Northeast Carry Library has many useful publications dealing with design ideas and energy efficiency for homes. For information call or write to: Northeast Carry 110 Water Street Hallowell, Maine 04347 Tel: (207) 623-1667 2. The University of Maine campus nearest you may be able to provide information on publications and courses dealing with home design and energy efficiency. The Land Use Handbook-Section 5 43 Acknowledge me nts Author: Brian Kent Illustrations: Jane Frost Research & drafting: Robert Scribner Diagrams: Brian Kent Book design: Brian Kent and Jane Frost Typing: Sue Allen , Secretary: Priscilla Daiute The Handbook was produced with guidance from Nancy Ross, Director of Planning and Program Services, Department of Conserva- tion; Kenneth G. Stratton, Director of the Land Use Regulation Commission; and Rich- ard E. Barringer, Commissioner, Department of Conservation. Many persons in the Depart- ment of Conservation, in other State agen- cies and in public and private organizations assisted by reviewing parts of the Handbook. The Land Use Regulation Commission and staff were particularly helpful with sugges- tions and technical advice. We thank them all. Photograph Credits Brian Kent Cover photograph and photos on pages 1, 10, 13, 15, 18, 20, 21, 22 (bottom photo), 24, 35, 37, 40, 41,5. Robert Cummings Photograph on page 14. Down East Housing Improvement Corpora- tion, Brunswick, Maine. Photograph on page 22 (top photo). Acl @A 4" IV 7" V @131-,,!, N,- Your Land Maine h, 'D DATE DUE gl- Sion v ilip H= L,U,RC, B 2333 PRINTED IN U,S,A GAYLORD No. 4@1 01- Design We= 161 Erosion Control on Loaning JobsAccessible en Francals THE LAND USE HANDBOOK If J@j 71 3 6668 14106 04-77