It shall be the developer's responsibility to provide improvements in a major subdivision to County standards according to the procedures and standards set forth in this section and in Article
V. No plat for a major subdivision shall be approved or recorded until a public works agreement for the installation of improvements has been signed by the developer, the County Attorney, the County Engineer, the County Health Officer and the County Planning Director and executed by the County Commissioners and until all required improvements shall have been satisfactorily completed and accepted in compliance herewith or, where necessary, a performance bond posted or an improvement fund created; and no such performance bond shall be released until all improvements secured by such performance bond shall have been completed and accepted in compliance herewith.
A. Improvement plan procedure. After approval of the preliminary plat, the subdivider shall have prepared and submitted to the Planning Commission sufficient copies of plans for the installation of improvements in accordance with the requirements of these regulations for reviewing agencies. Except as noted, all such improvements shall be designed by a registered engineer licensed to practice in the State of Maryland and shall bear his signature and seal. A registered surveyor licensed to practice in Maryland may design improvements as specified by the Engineer. Improvement plans shall be designed in compliance with the standards, plans and specifications set forth in Article
V of these regulations and with the adopted specifications of the agency responsible for maintenance of facilities. Such plans shall be sufficient to show:
(1) Profile of each street center line, with grades (including extensions
beyond the subdivision boundaries where appropriate, and showing water
and sewer lines, manholes, culverts, streams, etc.) (scale one inch
to 100 feet or less horizontal, one inch to 10 feet or less vertical).
(2) Typical street cross-sections for all streets, at a scale no smaller
than one inch to five feet, showing width of roadway, type of paving,
utilities, etc. Where cuts or fills are required, special cross-sections
shall be prepared to show proposed grading, and their locations shall
be shown on the plan. A grading plan showing existing and proposed
contours may be furnished in lieu of cross-sections.
(3) Location plans and profiles for proposed sanitary sewers, with grades
and pipe sizes indicated, including extensions beyond the subdivision
boundary where appropriate.
(4) Location plans for proposed water distribution systems showing pipe
sizes and locations for valves and fire hydrants, including extensions
beyond the subdivision boundary where appropriate.
(5) Location plans for sediment control and stormwater management systems,
with pipe sizes, retention and detention basins, size and location
shown. Where applicable, extensions beyond the subdivision boundary
will be shown.
B. Improvement plan review. Copies of improvement plans will be referred
by the Planning Commission to the appropriate County, state and municipal
officials for checking and approval, subject to such changes or conditions
as in their judgment may be required. If necessary, another conference
with the subdivider and all reviewing agencies will be held following
the completion of the improvement plan review.
C. Improvement installation. Upon being notified that the improvement
plans have been approved, the subdivider shall have three options
for installing water, sewerage, roadway and drainage improvements
and for obtaining approval of the final plat.
(1) Installation prior to lot sales. The subdivider may proceed with
the installation of such improvements after obtaining, from the appropriate
officials, the necessary permits to do so and after entering into
a public works agreement with the County that will set forth the specific
obligation of the developer and the County. In this case, improvements
will be installed, inspected and accepted for maintenance prior to
the sale of lots and prior to final plat approval.
(2) Performance bond. The subdivider may post a performance bond for a specified term, with the County Finance Department, in an amount sufficient to cover the cost of any and all of the improvements as estimated by the County Engineer, to ensure the actual construction and installation of such improvements. This bond will also be accompanied by a public works agreement with the County, executed as in Subsection
C(1). The cost estimate and the bond shall be reviewed, updated and renewed annually, until the work is completed. Any additional costs will be added to the bond and will be the developer's responsibility. In this case, the plat may be approved and lots may be sold prior to the installation of improvements. All improvements will be installed within a twenty-four-month period unless extension of the bond is requested and approved by the Planning Commission.
(3) Improvement fund.
(a)
In single-family unit subdivisions, where public water, sewer
and state- or County-maintained roads are available adjacent to or
on the site being developed or can be extended by the developer, the
developer may create an improvement fund, held by the County Finance
Department, to cover the cost of providing improvements. In this case,
subdivision plats and improvement plans will be done in sections with
street segments no longer than 500 feet.
(b)
The cost of improvements will be calculated by the County Engineer and will be accompanied by a public works agreement with the County, executed as in Subsection
C(1). Costs will be subject to revision annually and at the time the improvements are actually installed. Any additional installation cost will be borne by the developer. In this case, the plat may be approved in sections and lots may be sold prior to the installation of improvements. At closing, the share of that lot's improvement costs will be added to the improvement fund. No building permit for any lot shall be issued until the share of improvement costs for that lot is paid to the County Finance Department.
(c)
No refund of money from the improvement fund shall be made until
the improvements are accepted by the County for maintenance. This
refund may be done by sections as noted on the plat. All improvements
in approved major subdivision sections will be installed within a
twenty-four-month period unless an extension is requested in writing
and approved by the Planning Commission.
D. Inspection of installed improvements. All construction work on improvements
required herein shall be subject to inspection during and upon completion
of construction by an authorized engineering representative of the
agency responsible for approving, accepting and maintaining these
improvements. All improvements will then be approved and accepted
by such agency on behalf of the County or other governing body, if
found to be in accordance with the approved plans.