A. 
The purpose of this article is to establish and define the public improvements the applicant shall construct or pay for before or as a final plat approval condition.
B. 
Construction of all required improvements shall be completed following the accepted drawings, the specifications hereinafter set forth and further imposed by law and regulations or under the Planning Commission approval process, and in the manner acceptable to the Planning Commission, the Town Engineer, and other applicable officials.
When changes from the plats, including drawings and specifications submitted during the subdivision review process, become necessary during construction, the Planning Commission's written acceptance with the Town Engineer's advice shall be secured before executing such changes.
The applicant shall construct the following improvements per the following specification unless alternative standards have been authorized by the Town Engineer, in all subdivisions hereafter created and located in Town:
A. 
Streets. Except as may be allowed under the provision of § 110-39, streets consisting of subbase, base course, and the surface course shall be constructed in the subdivision according to the following standards and specifications:
(1) 
Rights-of-way. All rights-of-way shall be 50 feet wide except alley rights-of-way, which shall be a minimum of 16 feet.
(2) 
Subbase. The subbase shall be compacted so that it is firm, hard, and unyielding. It shall be compacted to 95% of dry weight density as determined by the American Association of State Highway Officials (AASHO) Designation T-180 Method D, as it exists on the date construction is begun for the section of the street under consideration. After compaction, the subbase shall be true to the lines and grade, as outlined in the plans submitted to the Commission. After the final rolling, the subbase shall be tested with a ten-foot straight edge laid parallel to the street's sides under construction, and any depressions or high spots in the surface exceeding 1/2 inch shall be corrected.
(3) 
Pavement.
(a) 
Pavement shall not be placed on any subbase that is wet, soft, yielding, and/or of any unsuitable material. All soft or unstable material, portions of the subbase which will not be properly compact according to the specifications set forth above in Subsection A(2) hereof, or which for any other reason will not serve the purpose intended, shall be removed and replaced with suitable subbase material.
(b) 
Pavement shall be constructed according to the following materials, specifications, and standards:
[1] 
Pavement widths:
[a] 
Minor collector. A minor collector street has no residential property fronting and is not designed to accommodate parked vehicles. A minor collector street shall consist of a subbase not less than 28 feet wide and finished pavement not less than 24 feet wide.
[b] 
Local street. A local street has residential property fronting and is designed to accommodate parked vehicles. A local street shall consist of a subbase not less than 24 feet wide and pavement not less than 28 feet wide.
[c] 
Alley. Alleys shall consist of a subbase of 16 feet and pavement not less than 15 feet.
[2] 
Subbase. The subbase shall be crusher run (CR-6), not less than six inches in thickness, uniform throughout. Subbase materials shall be Maryland State Roads Commission Specification (1968) 20.02 or equal.
[3] 
Base course. The base course shall be of bituminous concrete B1 mix throughout, at least two inches thick, uniform.
[4] 
Surface course. The surface course shall be of bituminous concrete SN mix throughout, or at least 1 1/2 inches thick.
(4) 
Cul-de-sacs. Cul-de-sacs shall be no longer than 500 feet.
B. 
Curb and gutter. All streets shall have a combination curb and gutter along each side unless exempted by the Planning Commission.
(1) 
Curb and gutter shall be constructed according to the following standards and specifications:
(a) 
All curbs and gutters shall be poured with 3,500 psi concrete.
(b) 
All curbs and gutters shall be Type B (Maryland State Roads Commission Standard No. 620.02) constructed by the method known as "monolithic pour." Curb shall be six inches in width and six inches in height; gutters shall be 18 inches in width and 10 inches in depth on a six-inch compacted gravel base.
(2) 
If deemed appropriate to the context, the Planning Commission may require curb and gutter constructed according to the following specifications:
(a) 
Granite curbstone shall be rectangular, with a width of five inches, a depth of 16 inches, with a nominal length of six feet. No curbstone shall be less than four feet or greater than eight feet. When the blocks are placed, the maximum gap between the blocks should be 1/8th of an inch. Compact base for new curb 98% (ASTM D698),
(b) 
After the granite curb is set to line and grade, the widened area shall be infilled with 3,000 psi concrete. The concrete shall be placed to a depth of 1 1/2 inch below the final pavement grade or finished gutter grade.
(c) 
At each joint, 3,000 psi concrete shall be placed. The concrete shall be placed approximately 10 inches deep, three inches on either side of the joint, and a thickness of six inches. Concrete shall not be placed within four inches of the top of the granite curb.
C. 
Sidewalks. Sidewalks shall be constructed according to the following standards and specifications unless the Planning Commission requires brick sidewalks:
(1) 
Concrete sidewalks:
(a) 
Sidewalks are required on both sides of all streets in all subdivisions unless exempted by the Planning Commission. Sidewalks shall be poured with 3,500 psi concrete at least four inches thick, over a gravel base at least three inches thick, and at least four feet in width. Sidewalks shall be scribed in four-foot squares, with expansion joints no more than 16 feet apart coinciding with the four-foot markings in the sidewalk. Expansion joints shall be set 1/4 inch below the sidewalk's surface and are to be of one-half-inch-thick preformed bituminous material. Bituminous joints shall be located along the joint between the sidewalk and anywhere the sidewalk joins steps, paved driveways, curbs, or buildings. In residential districts where practical, a grass median at least four feet in width shall be provided between the curb and sidewalk.
(b) 
Where a driveway entrance crosses over a sidewalk, that portion of the concrete shall be a minimum of six inches thick reinforced by six-inch by six-inch wire mesh.
(2) 
Brick sidewalks.
(a) 
Brick sidewalks may be permitted in any zoning district. In zone districts that are not commercial, brick sidewalks shall be constructed in a manner acceptable to the Planning Commission.
(b) 
Brick sidewalks shall be required in all subdivisions proposed within a commercial zone. They shall be constructed of brick acceptable to the Planning Commission laid on a concrete base of structural equivalent to concrete sidewalks' specifications.
D. 
Accessibility. Whenever curb and gutter and/or sidewalk construction is used on public streets, wheelchair ramps and depressed curbs for the disabled shall be provided at intersections and other major points of pedestrian flow. Wheelchair ramps and depressed curbs shall be constructed following published standards in the latest American Disabilities Act, Access Guidelines, or Uniform Federal Accessibility Standard (Americans with Disabilities Act) guidelines.
E. 
Survey monuments.
(1) 
The applicant, at the applicant's expense, shall have a surveyor establish survey markers that are solid, free from movement, and constructed to be permanent. Survey marker materials and installation shall be approved by the Town Engineer, in compliance with any applicable Maryland regulations, and consistent with customary surveying practices in Maryland.
(2) 
Survey markers shall be installed/placed at such corners, angle points, points of the curve, and intermediate points as may be necessary to define and locate rights-of-way, subdivision boundaries, lot boundaries, streets, and other areas or improvements designated by the Planning Commission or the Town Engineer. Generally, markers/monuments shall be spaced to be within sight of each other, the sight lines being contained wholly within the right-of-way limits.
(3) 
The external boundaries of a subdivision shall be monumented in the field by survey markers placed not more than 1,400 feet apart in any straight line, at all corners, at each end of all curves, at the point where a curve changes radius, at all angle points along the meander line, those points to be not less than 20 feet back from the bank of any river or stream or edge of a wetland, except that when such corners or points fall within an existing street, the survey markers shall be placed in the sideline of the right-of-way.
(4) 
All internal boundaries points along a proposed street, and those corners and points not referred to in the preceding subsection shall have survey markers at all block corners, at each end of all curves, at all points where a watercourse changes its radius, and at all angle points in any line.
(5) 
The lines of lots that extend to watercourses shall have survey markers at the point of intersection of the river or stream lot line, with a meander line established not less than 20 feet back from the bank of the river or stream or edge of a wetland.
(6) 
All survey markers shall be set correctly in the ground and approved by a registered land or property line surveyor before the Zoning Inspector signs the final plat.
F. 
Water mains, connections, and fire hydrants. Water mains, connections, and fire hydrants shall be constructed in the subdivision according to the following standards and specifications:
(1) 
All mains and fittings shall be cast iron or ductile iron, tar-coated, with rubber slop joint, as manufactured by Griffin-Pike Company, or equivalent. The pipe may be polyvinylchloride (PVC) SDR-18. All mains, fittings, valves, pipes, fire hydrants, joints, and appurtenances shall be sized according to plan and approved by the St. Michaels Town Engineer and the Planning Commission. No main shall be less than six inches in diameter.
(2) 
At each building or residence connection, water meters of the Touch Read (TRPL) type, manufactured by Sensus. 5/8 inch by 3/4 inch in size, unless another size is required for fire suppression, shall be installed in water meter boxes of the Crescent No. z type (with brass), manufactured by Ford Meter Box Co., Inc., or equivalent. PVC taps shall be made with a stainless steel tapping saddle.
(3) 
A street box and valve shall be placed at each end of each street; all street boxes to be set in concrete at finished grade. Valves shall be Mueller or equivalent.
(4) 
To the extent practical, water mains and fittings shall be placed on the side of the street opposite from sewerage mains, not less than five feet outside of the street subbase. Cast-iron mains shall be covered with at least 3.5 feet of compacted bank-run gravel (GP-1). PVC shall be bedded in sand and covered with at least three feet of sand gravel. A plastic marker tape shall be installed 12 inches below the finish grade.
(5) 
Fire hydrants shall be installed and so located throughout the subdivision that no building or residence shall be more than 500 feet from the nearest hydrant. All fire hydrants shall be of a six-inch size, manufactured by Waterous, Pacer (WB67) or equivalent, with steamer fittings, American Standard threads, with cutoff valves, and cast-iron valve boxes.
G. 
Sanitary sewer mains and connections. Sanitary sewer mains, pipes, pumps, connections, manholes, laterals, and appurtenances shall be constructed in the subdivision according to the Talbot County Public Works Department's standards and requirements, as promulgated and amended from time to time.
H. 
Storm sewers. To the extent that storm sewers are provided as part of the approved stormwater management features and facilities, such storm sewers shall be constructed in the subdivision according to the following procedures, standards, and specifications:
(1) 
The applicant shall prepare and submit to the Planning Commission and the Town Engineer a proposed design and calculations for storm sewers in all subdivisions or developments.
(2) 
The necessity of location, type, materials, and sufficiency of all storm sewers are subject to the Planning Commission's approval upon consultation with the Town Engineer.
(3) 
Storm sewers shall have the diameter approved by the Town Engineer.
(4) 
Manholes for storm sewers shall be installed as required by the Town Engineer and the Planning Commission.
I. 
Streetlighting and street name signs. Streetlighting and street name signs shall be constructed in the subdivision according to the following standards and specifications:
(1) 
The applicant shall prepare a streetlighting plan, which shall include the location of lighting, the method of installation, and an estimate by a lighting engineer of the illumination provided by such a plan, and the cost of power for such illumination. The plan must be submitted to the Planning Commission for approval, and the applicant must bear the cost of installation of all streetlighting if any, as required by the Planning Commission.
(2) 
Street name signs shall be installed at the expense of the applicant. The Planning Commission shall approve names for streets that have been recommended by the applicant and shall be shown on the final plat.
J. 
Landscape standards. See § 340-178.
A. 
Before the Town issues any permits, and before any work is undertaken or caused to be undertaken by the applicant, detailed plans, signed with the seal of a registered professional engineer, of the proposed streets, sidewalks, curbs, gutters, water, and sewer lines shall be approved by the Town Engineer.
B. 
Such detailed plans shall show locations of the required improvements and indicate grades and slopes which have been established by a licensed and qualified surveyor. The plans shall also contain a statement by the applicant that any such grades and slopes are adequate to ensure proper drainage.
C. 
The applicant shall further agree to be wholly responsible for the cost of all materials, labor, and any other expenses incident to the construction of the required improvements in the subdivision and shall maintain such improvements until they are accepted by and conveyed to the Commissioners.
D. 
The applicant shall maintain liability insurance in the amount approved by the Town Clerk/Manager during said work. An endorsement naming the Commissioners of St. Michaels as insured or covered persons for all work performed by, on behalf of, or for the applicant's benefit shall be provided to the Town Clerk along with proof of coverage in the requisite amount. The applicant shall agree to defend and indemnify the Commissioners of St. Michaels from any claims made against the Commissioners of St. Michaels or its officials, employees, or representatives as the result of any work performed by, for, or on behalf of the applicant on or around any public roads, ways or lands owned or maintained by the Commissioners of St. Michaels.
A. 
The Maryland Department of the Environment (MDE) is responsible for inspections during construction and the enforcement of all conditions made a part of the approved sediment and erosion control plan, nontidal wetlands permits, and NOI permits (stormwater discharge) for all state and federal construction projects as well as private construction projects. Any observed deviations from the approved plans or failure to control runoff from the site shall result in immediate notification to the owner/developer and the Compliance Department of MDE. MDE shall be the agency responsible for establishing those actions necessary to bring the project into compliance with the approved plans/permits and the placement of sanctions should it be determined to be necessary. Should MDE not address a situation where water quality is a severe issue within 24 hours after receiving notification, the Town shall contact their Consulting Engineer. The Consulting Engineer shall meet on the site with the property owner/developer or his representative to review the situation and recommend a temporary solution until MDE determines a final solution. The owner/developer shall be responsible for all engineering and remediation costs.
B. 
Upon completion of all phases of construction related to the above-noted permits, MDE's responsibilities shall cease, and the Town shall become the enforcement body after that.
C. 
Construction of all other required improvements (water, sewer, streets, curbs, and stormwater retention and treatment facilities) shall be supervised and inspected, and all completed improvements tested by or under the supervision of a registered professional engineer, known as the Inspection Engineer; who shall be selected and employed by the Town at the expense of the applicant. The applicant shall maintain a retainer with the Town Clerk/Manager that shall be replenished monthly and shall be sufficient in amount to cover the reasonably anticipated monthly expenditures for the Inspection Engineer. The Town Clerk/Manager will provide the applicant with the Inspection Engineer's monthly invoice, and the parties shall cooperate in resolving billing issues. The Town Clerk/Manager shall have the final say in the amount owed to the Inspection Engineer and, thus, in the amount owed to the Town for inspection work. The Zoning Inspector may issue a stop-work order if and whenever the applicant fails to fulfill its obligation to pay the Inspection Engineer. The applicant shall pay the full expense of the Town's Inspection Engineer before final approval and acceptance of the improvements.
A. 
Upon completion of construction of the improvements required by this chapter, and before acceptance by the Commissioners, the applicant shall deliver to the Town as-built plans acceptable to the Town Engineer and the Inspection Engineer signed and sealed by a registered professional engineer.
B. 
The applicant shall warrant all improvements for one year from the time of acceptance by the Town. The applicant shall obtain a maintenance bond in the amount of 20% of the improvements' cost to cover the one-year warranty. In lieu thereof, the performance bond may be extended for the warranty period.
C. 
Upon completion of construction per the plans as accepted by the Commission, inspection, and testing to show construction to the required specifications in the judgment of the Town's Inspection Engineer, and warranty of maintenance by the applicant, the Commissioners shall accept the improvements.
D. 
Upon the approval and written acceptance of the improvements by the Town, the streets, sidewalks, gutters and curbs, water and sewerage lines, hydrants, pumps, couplings, joints, and all other things connected in addition to that shall become the exclusive property of the Town. Upon written acceptance thereof, the Town shall, after that, assume the responsibility of maintenance.