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.