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TALBUA,@T ka . . . . . . . . . . . . *3,:" COUNTY DESIGN MANUAL .......... tk zg October 1991 - --------- C.) .......... mgm tie A.A HD 211 -lffice o .M3 F: f Planning T35 LAJ 199.1 and Zoning TALBOT COUNTY DESIGN MANUAL October 1991 This design manual has been prepared for the Talbot County Planning Office by Redman/Johnston Associates, Ltd. The authors wish to acknowledge the efforts of people in the County who have reviewed components of this manual and assisted in guiding its direction and execution. Talbot County PlanninZ Office Dan Cowee, Planning Officer Barry Griffith, Assistant Planning Officer Financial assistance was provided by the Coastal Resources Division, CX Maryland Department of Natural Resources through a grant provided by 9@-' the Coastal Zone Management Act of 1972, as amended, administered by the Office of Ocean and Coastal Resource Management, National Oceanic and Atmospheric Administration US Depmrtrnc- -4' n@ Commerce NOAA Coa-etal Cerater Library 2234 South Hobson Avenue L Charlestonp SC 29405-2413 Table of Contents Purpose ....................................... 1 Introduction to Zoning Districts . . . . . . . . . . . . . . . . . . . . . . . . . 3 Rural Agricultural Conservation District . . . . . . . . . . . . . . . . . . . . 4 Rural Conservation District . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Rural Residential District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Town Residential District . . . . . . . . . . . . . . . . . . .. . . . . . . . . . .20 Village Center District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 Manufactured Home Development Floating Zone . . . . . . . . . . . . . .26 Limited Industrial District . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Limited Commercial District . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 General Commercial District . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Piers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 Produce Stands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 Lot Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46 Subdivision Entrance Design . . . . . . . . . . . . . . . . . . . . . . . . . . 47 Structure Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 Appendix A List of Approval Agencies . . . . . . . . . . . . . . . . . . . . 51 PURPOSE In 1990-1991, Talbot County undertook the preparation of anew long range Comprehensive Plan and a new Zoning Ordinance. These documents are intended to guide the location, rate and quality of growth for the County. Generally speaking, these documents promote several . objectives which include conservation of agricultural lands and rural character, protection of sensitive land and environmental resources and the establishment of land use policy and ordinance requirements which regulate growth by affecting development form and design. This Design Manual intends to outline "design concepts and guidelines," which achieve the objectives of the County's Comprehensive Plan, Zoning Ordinance, Subdivision Regulations and other regulatory ordinances. These documents establish base line development requirements to be complied with in preparing land development plans. This "design manual" illustrates these principles and suggests land development approaches which can be fairly and consistently evaluated and which achieve the "design images" anticipated by County residents. .-This document will be used by the County Planning staff to clearly illustrate what the "words in the ordinance" really miean when applied to a development site. While this manual depicts many "development issues", each property is inherently unique and should be discussed with the County Planning staff early in the design process. Talbot county Design Manual Page ZONING DISTRICTS The County's Comprehensive Plan establishes policy for the type, amount and general character of development which can be expected to occur over the next decade. The Zoning Ordinance and Subdivision Regulations codify specific development requirements designed to fulfill the goals of the Comprehensive Plan and establish a benchmark from which to consistently review and approve development projects. This section of the Design Manual illustrates in simple plans and diagrams the options available to the landowner which meet ordinance requirements and promote quality design and development. These "guidelines-" are provided to illustrate a range of opportunities available, any of which, depending on site specific parameters, will assist the landowner in preparing a land development plan. The following is a list of the Zoning Districts in Talbot County: Rural and Agricultural Conservation (RAC) Rural Conservation (RC) Rural Residential (RR) Town Residential (TR) Village Center (VC) Limited Commercial (LC) General Commercial (GC) Limited Industrial (LI) Manufactured Home Development Floating Zone (MHD) Affordable Housing Floating Zone (AH) Historic District Overlay Zone (HD) Easton Airport Overlay Zone (EA) Talbot County Design Manual Page 3 Rural Agricultural RAC Conservation District The stated purpose of the RAC district "... to provide for a full range of agricultural activities, to provide for the location of agri-business uses and allow limited single family residential development" suggests that housing development in this zone will be less dominant, both in area of influence and in -visual prominence, to agricultural land uses. The following pages illustrate current design practices and then preferred design .solutions. They present design possibilities for duster and density enhanced plans that protect agricultural activities, preserve viable farmland tracts, and manage aesthetics related to preserving "rural character". Because much of the County is designated RAC, dev elopment in this district will impact visual character and will impact resources and water quality. Successful projects will utilize natural amenities to buffer development from major road corridors and to filter runoff and pollutants before they reach sensitive resource areas. Page 4 Talbot County Design Manual SITE ANALYSIS 116 Ac. RAC Preferred Development Areas � located away from county road - "view corridors" (T@ * tucked within e:@dsting vegetation and behind hedgerows � permits fanning operations to continue along 1" 400' rural road corridors GO Grassed Waterway Existing \1 . . I @@ @ k Field Field Drain 0 0 Ex. Farm House Pref erred X Development 0 Area Grassed Waterway Preferred Development ------ Area ... Non-Tidal Wetlands Talbot County Design Manual Page 5 @-RAC RURAL SUBDIVISION 116 Ac. Traditional Approach - Scattered Density Pemiitted (116 ac / 20) + 3 lots = 5 + 3 8 lots or less Standards (based on 2 ac or larger lot size) 1" 400' Setbacks F = 50' Perimeter Buffer 50' -V R = 50" S = 50' aload .2a c 'Farm Fields 100' Access Road Shared Drive Driveway counts as 1 of 2 3 7 permitted d ri.veway Unusabl poi nts 50' Perimeter Lands 0 B-uffer to be 0 mai ntai ned r :3 E@x*uFarm 0 se 4 2 0 Farm Fields . ............... ..... . . . ...... . .. . ............ X r6 -%46 r ... .............. ............. ..... ....... Shared rive-J Counts s I of 50' Perimeter Buffer permitted driveway points Page 6 Talbot County Design Manual RURAL SUBDIVISION 116 Ac. RAC Preferred Approach Density Permitted (116 ac / 20) + 3 lots = 5 + 3 8 lots or less Standards (based on 2 ac or larger lot size) Setbacks F = 50' Perimeter Buffer 50' 4 (3 ICY R = 50' S 50' %a 0a COU(ILl ".0 2ac 50' Perimeter Buffer Farm Fields to be maintained Buffering & Street Trees 7 Access Road 2 0 Farm Field@ 0 3 E x. Farm Ho se .e 0 .4 ............ LOTS GROUPED IN ONE .* ........... .... ........... AREA AND SCREENED ...........* FROM VIEW BY TREES AND HEDGEROWS - RURAL QUALITIES ARE BETTER x ... ............ MAINTAINED -ids Farm Fi ..... ... Talbot County Design Manual Page 7 RAC. CLUSTER SUBDIVISION 116.Ac. Pern-dtted Density (116 ac / 10) + 3 = 11 + 3 14 lots or less 70% Open Space Required 116 Ac x 70% = 81.2 ac open space required 1" = 4 0 0' = 34.8 ac usable for lots and roads All lots shown w/conventional on-site percs. 87.3 ACRES PRESERVED ctoad AS AGRICUL- 2ac \o\\\ TURE & C Farm Field OPEN 9.5 Acres in lots SPACE and road 50' Buffer Access Road 5 to be 2 Street Trees maintained IL 0 0 Fa n Field Ex. Farm House 0 4 Farm Field X.. ... Street ..... Trees 6 19.2 Acres in lots and road . .. ..... JL r .... . . ... . . .. -14 12013 .. ..... .. .... .................. . ....... Access Road 50' Buffer Page 8 Talbot County Design Manual CLUSTER SUBDIVISION WITH TDRfS 116 Ac. RAC Permitted Density (116 ac 15) + 3 = 23 + 3 = 26 lots or less 12 of the 26 development rights are transferred from another property. .70% Open Space Required 116 ac x 70% = 81.2 ac open space required 400' 86.6 ac. PRESERVED IN AGRICULTURE AND OPEN SPACE ON-SITE AN ADDITIONAL 120 ACRES IS PRESERVED IN W, AGRICULTURE AND OPEN SPACE OFF-SITE ON PROPERTY FROM WHICH ADDITIONAL DEVELOPMENT RIGHTS HAVE BEEN TRANSFERRED. Q03Ld 16.7 Acres in lots and road COUIA a un Farm Field 50' Buffer to be maintained Pond or SWM Shared Septic Facility 2 16 0 3 5 0 Street .13.14 0 12 Trees 4 EX. Farm House Access Road 5 Farm Field 0 6. -9 . ... . . .... ....... .. Shared .... 17 ... ...... Septic Facility .. ..... .............. .. .. .. 19 12.7 Acres in lots and road 2 21 26 22. 24- Pond for SWM 23- 25' Access Road Street Trees Talbot County Design Manual Page 9 Rural RC Conservation District Similar in nature to the RAC district, the RC district is characterized predominantly by agricultural land uses located in and around sensitive environmental areas. Encompassing most of the undeveloped lands lying within Talbot County's Critical Area, the RC district overlays much of the County's distinctive rural, maritime character. In the following pages, this manual compares designs of the past with preferred land development concepts that protect, *enhance and manage this unique character. Included in this section is a look at the joint subdivision option in the RC District. This option permits development rights at a density of 1 unit per 20 acres to be transferred to an acceptable receiving site at a maximum density of 1 unit per 5 acres. The receiving site must have severely eroding shoreline > 2-/year and a shoreline stabilization plan must be implemented. The benefits here are that the County eliminates development in sensitive areas and provides density enhanced development, which generates monies to pay for repair of eroding shorelines. Page 10 Talbot County Design Manual SITE ANALYSIS 117 Ac. 400' Severely Eroding Shoreline 2a-c Wetland Buffer . ...... ........... . Non-Tidal Wetland Sensitive ........ Habitat Severely Eroding Shoreline Expanded Shore 0 Buffer for Tributary Stream & Wetlands 0 Tributary Stream dp ............ ........ ... id . ................. Farm Fie ................ ......... . . ............... ... .... ..... .. ... .. .. .. . . ..... . .. .. Field ... ... ... ..................... Marsh Non-Tidal Wetland V % Talbot County Design Manual Pagell BASIC SUBDIVISION 117,kc. Conventional Approach Density Permitted 117 ac / 20 = 5 lots or less Standards (based on 2 ac or larger lot size) Setbacks F = 50' Waterfront 100' 400' S = 50' Average lot size proposed > 20 ac R = 50' 2ac . ............ .............. ............. 0 ...... ............... Land left fallow % Building Restriction Line located to protect sensitive habitat Lot 2 requires a variance and probaibly a Corps permit for expande buffer and stream crossing 7.5 Acres of Afforestation to meet 15% of forested site requirement ............. . . .. ............ ...... .... Shared drive for lots .... .... ..... Q) Marsh 4 & 5 ......... ........... 0 100' Access Road Page12 Talbot County Design Manual BASIC SUBDIVISION 117 Ac. RC Preferred Approach Density Pern-dtted 117 ac / 20 5 lots or less Average lot size proposed < 5 ac T 4 0 0' DEVELOPMENT SCENARIO PRESERVING USABLE AG LAND AND 2ac SENSITIVE 7.5 Acres of HABITAT afforestation to meet 15% forested WHILE ......... .................. site requirement CLUSTERING --------- plus additional DEVELOPMENT . . . . ..... ........ .............. buffer plantings around sensitive habitat Residual Farm ............. Fields left in single ownership for agricultural use cn Grassed Waterway . ......... ...... ...................... *.... .... ..... ........... .... . Marsh 0 C.) Access Road Street Trees Talbot County Design Manual Page 13 OINT SUBDIVISION - RC ECEIVING SITE 117.,kc. Density Pern-dtted 117 ac / 5 = 23 lots or less based on extent of severely eroding shoreline Three additional lots are transferred in from "sending area,"' T 4 0.0' E roding shoreline to be stabilized as a requirement of joint subdivision 2a C. Lots 1-3 Residual Farm Fields transferred in left in single thru a joint ownership for ........ agricultural use ... subdivision with sending site % .......... 7. 5 Acres of afforestation to meet 15% forested ... site requirement plus additional buffer plantings around sensitive habitat Lots 4-8 permitted under base zoning density .. ....... ........... ... ... .. ..... 0 ... ...... .... .................. .............. .. . ... .. ... . ............... ... . ........ . . .... Mars .......... 0 0 Shared Septic Facility Grassed Waterway Access Road Street Trees Page 14 Talbot County Design Manual JO NT SUBDIVISION RC irl 87 Ac in Critical Area SE DING SITL = 4 - 1 lot to remain Density possible to transfer 87 ac / 20 3 development rights that are transferrable 400' Minimal Views- Reduced . . . . Real Estate potential Anadrarn 1P #%0 OUS - Fish SPawning . . . . . . . ....... . 2ac . . . . . . . . . . .. . 0 41 acres ........... ... . . . Ex. Farm Estate 0. C Cal Remaining critical critical Area lands area lot with development rights transferred to receiving site with siverely eroding shoreline All lands remain in agriculture acres Remaining Non- Critical Area Lands N Talbot County Design Manual Page 15 Rural Residential District RR The Rural Residential District (RR) intends to permit limited residential development in areas of the Talbot County Critical Area that are characterized by existing low intensity development. While these land areas exhibit previous development, they are dominated by agricultural land use in and around sensitive environmental areas. Development in this district should be clustered and buffered from view or scattered over large tra'cts recalling the rural estate feel of much of the County. Integral to achieving these goals is the management of open space of leftover lands after subdivision. Development plans should reflect careful thought in the location, configuration and size of these areas to permit viable farming or pasturing uses to continue. Talbot county Design Manual Page 17 RR. TYPICAL SUBDIVISION 66.5 Ac. Density Permitted 66.5 ac / 5 = 13 lots or less Standards (based on 2 ac or larger lots) Setbacks F = 50" Waterfront 100' S = 50** Average lot size 5 ac or less T 400' R = 50' Proposed average DEVELOPMENT SCENARIO WHERE 13UILDING lot size excluding SITES ARE CLUSTERED, BUT ALL LANDS open space - 4.9 ac ARE INCORPORATED INTO LOTS. 2ac Non-Tidal Wetlands - op 0 0 .4 0 o2 bore 0 Expanded ' ' I Buffer around Tributary s treai Ex. Forest cover comprises 17% of site 44 acres of deed restricted open space owned by g Lots I and 4 Limit of lot development o o. Access Road Critical Street Trees COO ';@ 1@p EX. SUB I'VI'SION Page 18 Talbot County Design Manual TYPICAL SUBDIVISION 66.5 Ac. RR Density Permitted 66.5 ac / 5 = 13 lots or less Proposed average lot size 3.1 ac Increased lot production possible due to use of shared septic facility T 400' DEVELOPMENT SCENARIO WHERE LOTS ARE CLUSTERED AND REMAINING LANDS ARE COMMONLY OWNED 2ac OPEN SPACE. Non-Tidal We t la nd s 0 0 0 CL. Expanded 10 Buffer around Tri b e@tary str a m 4 Ex. Forest cover comprises 17% of site 34.5 acres of common open space owned jointly by Lots 1-10 VJV-VV_ Shared Septic Facility Access Road Cri tic, I Street Trees 7, EX. SUB IVISION 0 Talbot County Design Manual Page 19 Town TR Residentiad District The Town Residential District (TR) provides opportunity for moderate intensity development on lands adjacent to or -near existing towns and growth centers within the County. As time goes on and municipal infrastructure is extended, these areas may well be served by Town sewer mains. For the foreseeable future, these areas will depend upon on-site perc or on-site shared septic disposal facilities for waste treatment. The design of these tracts should focus on creating a variety of residential product at moderate densities and on phasing the project to permit on-site septic disposal now with design and densities incorporating municipal sewerage in the future. Page2O Talbot County Design Manual LARGE SUBDIVISION 113 Ac. TR Density Permitted (no sewer) 113 ac / I = 113 lots or less See Zoning Ordinance for Development Standards 4013' x g0" g \-MIX 5, DEVELOPMENT LOCATED NEAR EXISTING COMMUNITIES OFFERING MIXED HOUSIN PRODUCT AT HIGHER DENSITIES. 33 1/4t acre lots clustered around a 'Village Green' Pac 40 1-2 acre lots with conventional on-lot SRA's and/or use of shared septic facility .. ... .... Non-Tidal Wetlands Sensitive Habitat and ...... ................... Shared Septic Facility/ Open Space Areas Area Recreation ............ ..... .. ... ..... ....... ........ - ... .... a .......... S ........... ... .. . ... Po d 0 25* Wetland .......... . ... buffer ................ ... .... . .... .... . 0 0 0 0 New County Streets with Street trees Street buffers "f Buffer against adjacent RAC Provide for future connecti _n7_ zoning Talbot County Design Manual Page 21 VC Village Center District One of the unique challenges for development in the County lies in the Village Center Districts. Located around the non-incorporated villages throughout the County, the Village Center Districts afford the opportunity for development that builds on the established character of the villages. A sense of place and neighborhood already exist; residents can walk to the general store and neighborhood interaction occurs as people gather at the post office. The two concepts shown here illustrate different land development approaches focused on preserving existing village character, building on and incorporating it into the new development and enhancing the viability of the 'Tillage Center" thru commercial development. Page 22 Talbot County Design Manual VILLAGE CENTER SUBDIVISION 40 Ac. VC "Suburban Approach" Density Permitted (no sewer) 40 ac / I = .40 lots or less See Zoning Ordinance for development standards All lots proposed for on-site septic disposal 1" a 0 0, N sac VILLAGE DEVELOPMENT THAT RESEMBLES A TRADITIONAL SUBURB, BUT THAT INTEGRATES NEW LAYOUT WITH VILLAGE 28C PATTERNS AND HELPS TO REINFORCE THE VILLAGE CENTER. V, 31 Lots with conventional 64 on-site SRA's Create a subdivision layout that provides opportunites for pedestrian circulation into Ex. Pond village center* Provide for future extensions Street Trees 0 Cojjnt@, .0 '90a C/. Tie into existing village street pattern Possible commercial or civic building locations to reinforce village center" Existing established community 01" @'\'N 4k Talbot County Design Manual Page 23 VC VILLAGE C ENTER CHARACTER Street Trees Where feasible, locate street trees adjacent to road and push roadside swale to behind trees- helps to reduce scale of street R/W COUNTRY VILLAGE STREET CROSS-SECTION IMAGE PUBLIC SPACE SEMI-PUBLIC Provide sidewalks to facilitate SPACE pedestrian circulation and to Locate homes close to streets to enclose street /interaction encourage neighborhood zone interaction Street Trees On-Street parking is okay C TOWN SCALE VILLAGE STREET CROSS-SECTION IM AGE Page 24 Talbot County Design Manual VILLAGE CENTER SUBDIVISION 40 Ac. VC "Village Approach" Density Permitted (with shared facility) 40 ac x 4 = 160 lots or less See Zoning Ordinance for development standards Q:@) 1" 600' NX VILLAGE DEVELOPMENT THAT DIRECTLY EXTENDS EXISTING .5ac 2ac VILLAGE PATTERNS AND CHARACTER AND INCREASES THE VIABILITY OF THE VILLAGE CENTER Shared Septic Facility 76 Town scale lots in *village' set ri ng Buffer W Create @ laygut that encourages pedestrian circulation and interaction E x. Pond Provide for future extension of village streets Street Trees 0 Nk C01jnty 0a, New green" 44 Tie into existing village streets Possible conu-nercial or civic building locations that reinforce village center' Existing established community Talbot County Design Manual Page 25 Manufactured Home MHD Develo ment- Floating Zone The development standards required under the County ordinances for Manufactured Homes have been developed to establish a baseline from which to review and approve future manufactured housing communities. In an attempt to overcome the stereo-type image of the "trailer park," these standards control densities, setbacks, buffers and site design. Qf equal importance in the success of the manufactured housing park is the cost of development versus housing affordability for prospective residents. Efficient site design coupled with reasonable infrastructure standards insure this balance is maintained. This document depicts some of the concepts that achieve desired efficiency and present an appealing community image. Page 26 Talbot County Design Manual MANUFACTURED HOME PARK 15.6 Ac. MHD Density Pern-dtted 15.6 ac x 6 = 93 units or less See Zoning Ordinance for Development Standards Units served by community water and sewer systems. 1" = 200' 5000s.f. 25' perimeter setback (minimum) 60 Manufactured Housing Sites IBuffer adjacent to lands zoned RAC [-Provide looped street system- I min Imize cul-de-sacs and dead ends Street buffer Provide multiple access points Shared Septic Facility/ 0 Recreation area C-) Street trees t SWM Pond Ex. Out-parcels Open space Non-tidal wetla S".' Talbot County Design Manual Page 27 MANUFACTURED HOUSING MHD SITE DETAILS Accessory shed 2 off -street parking *spaces per unit Minimum 64 sf- entry porch Individual lots to be defined with plantings and fencing Perimeter buffer -7 Locate units prefera ly to one side of lot to maximize usuable lot area Street trees 40' o/c Consider angling lots to street- provides visual interest in street scene 34' R/W or larger to accomodate grading/drainage 20' paved street Street trees Sidewalks 20' Conc. roll curb 00 00 PREFERRED STREET CROSS-SECTION Page 28 Talbot County Design Manual Limited Industrial Ll Talbot County continues to grow due in part to jobs created in the community. These businesses, specifically, in the light industrial/manufacturing, construction, hi-tech /research and office uses will continue to be developed in the Limited Industrial District (0). These uses are clustered in areas of the County with access to some services, near adequate road transportation systems and generally in areas already exhibiting this land use, The preferred development approach would further cluster these uses in business parks where design aesthetics, stormwater management, environmental protection and road impacts can be managed regionally to the betterment of all. Talbot County Design Manual Page 29 BUSINESS PARK SITE LI LAYOUT 80 Ac. Minimum Lot Size - 1 ac T 400' INDUSTRIAL DEVELOPMENT IN A BUSINESS PARK SETTING- ALLOWS LARGE SCALE, EFFICIENT RUNOFF MANAGEMENT AND lac PROTECTION OF S@NSITIVE AREAS Buffer against adjacen.t Upgrade drainage residential zones swales and waterways to increase water quality management Provide large loop turnaround at dead end streets N, 4 Industrial Park regional SWM facilitv Design roads and drainage to handle post development runoff Protect wetlands and sensitive habitats Provide access to adjacent industrial . . .... te land where appropria to facilitate orderly development and to minimize county road impacts Out-parcel I ... .: :.'. :::.i .. ... .... ... N LI zoning -tidal Non wetlands Street trees Maintain existing vegetative buffer's 0 nty ad Page 30 Talbot County Design Manual DETAILED SITE PLAN LOT 3 6.5 Ac. Ll Maximum Building Coverage - 50% or 141570 S.F. Setbacks F = 25' S = 10' R = 25' because of adjacency to residential district 1 100' Buffer Residential zoning 25% miri'murn of site to be open space and landscaped Drainage swale/ preliminary SWM water quality management Optional Berm and landscape service Building expansion screen area Service/ Loading and outside storage '.J 45000 sf Building Orient building to present interesting street facade A". A. Berm and scre n Outfall culvert service areas Eu regional SWN4 faci)itv erming and landscape S gn integrated with screens erm and landscaping b (see below) 4@ Optional service entrance SIGN, BERM AND LANDSCAPING CONCEPT Talbot County Design Manual Page3l imi e ommercial LC Talbot County's Limited Commercial Distric (LC) directs low intensity commercial uses into areas of the County often surrounded by residential zoning districts. It is intended that these areas will be designed to "fit" into the existing rural character of the County. Architectural design compatible with a residential image, site plans that persent interesting street facades and minimize awkward visual statements are the qualities envisioned by the County for Limited Commercial areas. The following pages illustrate design concepts for different site conditions. The concepts suggest preferences for building orientation, vehicular circulation patterns, selective buffering and landscaping and site treatment of signs and service areas. Talbot County Design Manual Page 33 LC TYPICAL SITE PLAN 1.8 Ac. Maximum Building Coverage - 25% or 19602 S.F. Standards (for this lot) Setbacks F = 50' S = 25' and 10 ' because of adjacent zoning district 1" 5 0, R = 25' because of adjacent residential district Minimum 25% of site to be landscaped open SWM Area space Screened dumpster with easy truck access Septic I parking space per 200 sf Disposal Area Provide landscaping (trees) to break up parking and building mass A Orient building to minimize street 8400 sf frontage to better bui ld i ng complement a residential Service appearance Loading area Screen/Buffer residential lots 3' hedge screening around parking 50' Front BRL Wall sign Free-standing sign Provide looped circulation where feasible County Road. Page34 Talbot County Design Manual ORII R E PLAN 1.1 Ac. LC Maximum Building Coverage - 25% or 11979 S.F. Standards (for this lot) Setbacks F = 50' both fronts S = no sideyards on this lot 1" 5 0' R = 25" both rear yards because of adjacent residential district Minimum 25% of site to be landscaped open spac e Screened dumpster with easy truck access Provide landscaping (trees) to break up parking and building mass Screen/Buffer residential lots Free-standing sign 1:. SWM Septic Disposal Area Area op 24 s f bui ing t BRL I parking space per 2 0 0f nil J -------- 77 County Road Locate entrances away from intersection to permit safe vehcu, ar ingress and egress Talbot County Design Manual Page35 GC General Commercial This section of the design manual presents design concepts that recognize that larger, more visable commercial uses can e)dst if proper site design and site usage is considered. Often the least obtrusive visual aspect of a "general commercial" land use is the building. Large parking areas, serVice/loading areas and outdoor storage display areas visually disrupt view corridors and street scenes. To that end, general commercial sites can be -designed to orient buildings near the street with reasonable, but carefully planned landscaping that allows street view to signage and interesting building facades. Parking areas can be screened from the street with berms and landscaping and service areas can be located near the rear of the site protecting the visual character of the street corridor. Page 36 Talbot county Design Manual TYPICAL SITE PLAN 6 Ac. GC Maximum Building Coverage - 25 % or 65340 S.F. Standards (for this lot) Setbacks F = 50' S = 10' and 25' because of adjacent zoning districts R 25' because of adjacent residential zoning 10 0, Septic Disposal Area SW'vl Facility Landscaping that breaks up building mass and parking while allowing views to building and signage Servi ce Loading xi 25000 sf building area . ..... .... Minimum 25% of site to be landscaped open space Berming and landscaping to screen parking T% areas from roads Outside display/storage yard Buffer adiacent residential areas 2ft Customer parking area Free-standing sign Provide for future commercial land use where appropriate- M locate entrance points to serve adjacent properties U) Talbot County Design Manual Page 37 SIGNS ID TALBOT PERMANENT SIGNS EXEMPT FRONt PERMITS ESTATE 60126 Home Occupation I.D. Sign <6 sf 3 feet Landscape planting to screen light glare and visually tie to the ground J A N E'S HAIR DESIGN C%j so Sign setback is 1/2 of required front setback for lot (minimum) Talbot County Design Manual Page 39 SIGNS 5' or less- considered one sign Greater than 5 - considered two signs L A c Free-standing Sign(s) County Road Color Ba. nd SIGN AREA COMPUTATIONS GAS X Y TOTAL SI'G`N AREA LO 30 Color Y Band Y P I Z Z A P R I C ME MR, Color Band L@! A! LOC L x Page 40 Talbot County Design Manual Spot flood lights with directed wash of light at sign face- Surround fixture with low landscaping to screen light source glare Liaht fixture as 1.,ntegral element of sign- smaller lights throw- wash over sign face only Talbot County Design Manual Page 41 LIGHTING Angle light source away from streets to prevent glare In motorist eyes- conceal lights in plantings 0 0 bo I la rd 11 ght MUM %4 @O 0 to Scale light fixture to CL match purpose for lighting Sharp cut-off luminalre directing light down and out over property intending to be lit- minimal lighting'of adjacent -property Locate light fixtures 4' behind edge of parking surface V 4' kv Page 42 Talbot County D-esign Manual ERS Modring Piles 0 150. 7Iarjrj7,,., 00 Louvered light fixture- conceals light source and prevents glare while directing light 11 downward over water surface Pier lighting should light water surface directly below pier only- this provides visual definition of the pier structure and permits " I safe mooring while preventing glaring light spread out over the water Acceptable lighting solution using Acceptable lighting solutions if louvered fixture with concealed light sources are concealed or light source otherwise diffused Pier IlIkILLULM Water surface 11 Unacceptable lighting solution Talbot County Design Manual Page 43 PARKING 30' minimum to edge of plantings L Planting island utilized in larger lots to shade pavements and break-up expanse of pavement In small lots, <12 cars, or because of special design considerations, locate trees outside of parking limits in landscape beds Provide Tre es 3' Hedge to screen cars 2' radius min. from street or adjacent properties 15' radius min. Stop Sign Preferred parking island layouts- create landscape islands with ample space to support tree growth needs 5' min. V- vp A Page 44 Talbot County Design Manual PRODUCE STANDS Parking as required by ordinance Additional produce display area Maximum 600 sf building Wall sign- max. 50 sf Parking entrance located 02,C It. 4s far from street intersection as is feasible .5 No parking permitted along roads- m", be controlled and enforced on-site 10' si n setback (min.) 9 Free-standing sign TALBOT PRODUCE 32 sf maximum Free-standing produce sign Talbot County Design Manual Page 45 LOT STANDARDS, 100' Shore Buffer/building and SRA setback Bldg. Envelope (t ypical) Corner Lot Rear Yard 7 r- SRA I E SRA C@ Bldg. Envelope 2- typical) LI Front SRA Ya rd Front Yard Front Ya rd L z Subdivision Street No lot access permitted 7 -Through Lot 1 Front Yard SRA 15' drainage easement along street (typical) .. ...... Fron 0 50' shared access Ya rd d cc 73 Front setback set parallel to street where lot meets minimum 7: @ 7: 7: @@ lot width requirement ..... SRA 0 et SjjbdVqx SRA z SRA 'SI Bldg. Envelope Vol typical) 25' wetland buffer/ 15' SRA setback setback SRA (typical) Non-tidal wetlands Page 46 Talbot County Design Manual SUBDIVISION ENTRANCE DESIGN Street trees ell SIQ@Po Sign Simple landscaping C, 0 Fencing or wall 6rass elements Entry definition columns -110 Primary direction of travel toward subdivision I Minimize this distance to create a sense of entry n L Entrance Road Cross-section Talbot County Design Manual Page 47 STRUCTURE HEIGHT Building Height Measurement z LU ------------ - ---------- kaolin Talbot County Design Manual Page 49 A XA Approval Agencies The following agencies review various components of land development projects in Talbot County. Some of or all of the listed agencies may have jurisdiction over any particular proposal. Any person or entity proposing development in Talbot County should contact the Talbot County Office of Planning and Zoning to review all approval requirements. SUBDIVISION/SITE PLAN APPROVALS Talbot County Office of Planning & Zoning Courthouse Easton, Maryland 21601 410-822-2030 (staff and regulatory arm for Talbot County Planning Commission and Board of Appeals) Talbot County Department of Public Works 605 Port Street Talbot Operations Center Easton, Maryland 21601 410-822-7012 Talbot County Department of Environmental Health 100 S. Hanson Street Easton, Maryland 21601 410-820-8213 U. S. Department of Agriculture Soil Conservation Service Talbot County Soil Conservation District 215 Bay Street Easton, Maryland 21601 410-822-1577 Maryland Department of Transportation State Highway Administration Access Permits Division 707 North Calvert Street Baltimore, Maryland 21203 410-333-1350 Talbot County Design Manual Page 51 CRITICAL AREA/ENVIRONMENTAL REVIEW Critical Areas Chesapeake Bay Critical Areas Commission Project Evaluation West Garrett Place, Suite 320 275 West Street Annapolis, Maryland 21401 410-974-2418 Environmental Review Donald E. MacLauchlan, Assistant Secretary Department of Natural Resources Tawes State Office Building Annapolis, Maryland 21401 410-974-5551 Bay Watershed Forester Martinak State Park Deep Neck Road Denton, Maryland 21629 410-479-1619 Wildlife Protection Department of Natural Resources P.O. Box 68 Wye Mills, Maryland 21679 WETLANDS AND WATERWAYS REVIEW Federal Permits U.S. Army Corps of Engineers Baltimore District P.O. Box 1715 Baltimore, Maryland 21203-1715 Attention: CENAB-OP-R 410-962-3670 State Licenses & Permits Department of Natural Resources Water Resources Administration Tidal Wetlands Division Tawes State Office Building Taylor Avenue Annapolis, Maryland 21401 410-974-3871 Page 52 Talbot County Design Manual Department of Natural Resources Water Resources Administration Waterway Permits Division Tawes State Office Building Taylor Avenue Annapolis, Maryland 21401 410-974-2265 Department of Natural Resources Water Resources Administration Nontidal Wetlands Division Tawes State Office Building Taylor Avenue Annapolis, Maryland 21401 410-974-3841 Coastal Zone Consistency Statement Department of Natural Resources Water Resources Administration Wetlands and Waterways Program Tawes State Office Building Taylor Avenue Annapolis, Maryland 21401 410-974-2156 Water Quality Certification Department of the Environment Water Management Administration Division of Standards and Certifications 2500 Broening Highway Baltimore, Maryland 21224 410-631-3609 Talbot County Design Manual Page53 .. 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