All improvements in a subdivision shall conform
with Mount Airy's Standard Specifications and Details for Construction
and with these standards and specifications, and other requirements
which may be adopted by the Town or Frederick and Carroll Counties,
or by such other governmental agencies which may have jurisdiction
over each facility, as stipulated below. Nothing, however, shall be
construed as prohibiting a subdivider from installing improvements
of a higher type than the minimum required herein.
A.
General.
(1)
All subdivisions will provide curb and gutter and
sidewalks.
(2)
The developer will provide all storm drains necessary
to give adequate drainage within the subdivision.
(3)
All water and sewer lines in the development will
be installed by the developer to the Town's specifications. All taps
shall be made by the Town, and the regular tap fees currently in force
shall be imposed. All water meters will be provided by the Town and
installation cost is to be paid by the developer.
(4)
All engineering services necessary for the installation
of streets, curb and gutter and of water and sewer will be provided
by the developer with the approval of the Town.
B.
Streets.
(1)
All new streets shall be graded and drained, base
material applied, curb and gutter constructed, surface treatment applied,
utilities installed, all in accordance with the standards of design
and construction adopted by the Town or as may hereafter be adopted.
(2)
Existing roads and streets within a proposed subdivision
that do not meet these specifications as to width or construction
shall be brought up to standards.
C.
Water facilities. Every subdivision shall be provided
with a community water supply and distribution system including a
connection for each lot and appropriately spaced fire hydrants. The
source of supply shall be the municipal water system.
D.
Sewer facilities. Every subdivision shall be provided
with a complete sanitary sewer system connected to the municipal system.
When connected to the municipal system, it shall be constructed to
meet the standards and requirements of such system and shall become
a part thereof.
E.
Drainage. Every subdivision shall be provided with
storm drains, culverts, drainageways, or other works adequate to collect
and dispose of all water originating on or flowing across the property,
without inundating or damaging roads, lots, or other properties. The
construction of these facilities shall be in conformity with the standards
and specifications adopted or as may hereafter be adopted by Town
or county. The appropriate County Engineer shall review the plans
of those facilities which may be within the Engineer's jurisdiction
and give a recommendation to the Town Council. Every subdivision shall
include a stormwater management plan or application for waiver of
stormwater management in accordance with the requirements of the Mount
Airy Stormwater Management Ordinance, No. 84-136,[1] and as amended and in accordance with the requirement
that all site plans provide fencing with a gate not less than eight
feet wide for access around all stormwater management ponds, which
fence and gate shall be not less than four feet in height and constructed
of durable materials other than wood.
[Amended 6-4-2001 by Ord. No. 2001-4]
F.
Topsoil shall not be removed from residential lots
or used as spoil, but shall be redistributed to its former depth,
and in all cases, good soil conservation practices shall be used to
prevent soil erosion and siltation during and after subdivision development.
G.
Street signs. A street name sign of a Town-approved
design shall be furnished and erected at the developer's expense at
each new street or road intersection.
H.
Monuments and pipes. Permanent monuments shall be
placed, as required for markers in the Code of Maryland, Real Property
Article, Title 3, Subtitle 1, § 3-108, 1981 Replacement
Volume, as amended. After the grading is completed, the subdivider
must see that monuments are at proper locations. Iron pipes shall
be set along the property line of all streets and roads at points
of intersection, curvature or tangency, and at such points along the
subdivision boundaries not already marked by monuments.
I.
Streetlighting. All streetlighting shall be installed
by the developer in accordance with design and plans approved by the
Town and utility company.
K.
Landscaping. Landscaping shall be provided in accordance with the Landscape Manual of the Town of Mount Airy.[3]
[3]
Editor's Note: The Landscape Manual is included at the end of this chapter.
Plans for public improvements shall be prepared
by a registered professional engineer for review by the appropriate
public authorities prior to plat approval. The improvement plan drawing
size shall be no larger than 30 inches by 42 inches and shall contain
approval signature blocks for the Mayor and Town Council; Soil Conservation
District; owner; design engineer; Town Engineer; and other agencies
(State Highway, Health) where appropriate. Such plans shall be sufficient
to show the proposed location, sizes, type, grades and design features
of each facility, including the following:
A.
Profiles: profile of each street center line, with
grades (including projections beyond the subdivision boundaries where
significant), and showing water and sewer lines, manholes, culverts,
streams, etc., with a scale of one inch to 50 feet horizontal, one
inch to five feet vertical.
B.
Cross sections: typical street cross sections for
all streets, at a scale not smaller than one inch to five feet, showing
width of curbs, sidewalks, trees, utilities, etc. Where considerable
cuts or fills are required, special cross sections shall be shown
on the plan. A grading plan showing existing and proposed contours
may be furnished in lieu of special cross sections.
C.
Sanitary and storm drains: location plans and profiles
for proposed sanitary and storm sewers or drains, with grades and
pipe sizes indicated.
D.
Water system: location plan of proposed water distribution
system showing pipe sizes and locations for valves and fire hydrants.
A.
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 Town. The costs
of such inspection shall be borne by the developer and be part of
the public works agreement. Approval and acceptance may be made by
such representative on behalf of the Town, if found to be in accordance
with the approved plan.
B.
If the final inspection is not made within 60 days
after improvements are completed and a written request for inspection
has been submitted by the developer, the said improvements will be
deemed approved and the Town Council shall accept them by duly executed
deed.
