If plans of roads, streets or alleys located
in the Borough have been approved and recorded as provided in these
subdivision regulations, a developer shall first notify the Borough
Secretary of his or her intention to proceed with the construction
or installation of such roads, streets or alleys. Such notification
shall be made at least two business days before any such construction
or installation commences so as to give the Borough officials an opportunity
to inspect the site prior to the commencement of work and to inspect
the installation or construction of such roads, streets or alleys
during the course of work being performed.
All improvements to a subdivision must be completed
in accordance with this chapter and shall also conform to the requirements
of all other applicable ordinances and resolutions of the Borough.
[Amended 4-16-2001 by Ord. No. 792]
Permanent monuments shall mark all streets,
at the beginning points of curvatures thereof, set five feet within
the right-of-way lines. The final location and the number of monuments
shall be determined by the Borough Engineer. The installation and
certification shall be made by a registered engineer or a registered
surveyor prior to the approval of the final subdivision plat. In lieu
of such prior installation, the subdivider shall furnish a cash guarantee
in the form of a certified check for monuments required in the subdivision
or development. The refundable deposit shall be as set forth in the
current Fees Resolution of the Borough of Pleasant Hills, on file
in the office of the Borough Secretary.
The design and method of construction of all
road and street work shall be as follows:
A. Excavation and embankment. The slope of excavations and embankments for streets and roadways shall be trimmed neatly to the width and rate of slope by the contractor, and the work shall be completed in a neat and acceptable condition. The slope of cuts may be reduced during construction as required by the Borough Engineer or in order to obtain satisfactory stability. In no case shall the slope of cuts exceed two horizontal to one vertical. A grading permit shall be obtained as required by Chapter
222, Grading and Excavations.
B. Grading.
(1) All streets shall be graded to stakes set by the developer.
Where fill material is necessary to establish uniform grades, compaction
shall be in accordance with the recommendations of a soils engineer,
or not less than the latest Pennsylvania Department of Transportation
specifications and standards for highways.
(2) The subgrade for streets shall be free or made free
of sod, vegetation or other similar material. Where poor subgrade
drainage conditions are found during construction, additional necessary
drainage shall be installed as directed by the Borough Engineer.
C. Curbs. Curbs are required in accordance with Borough
standards.
D. Grade limits. Roads and streets shall be put to the
grade limits. Specifications and the method of using concrete or bituminous
materials shall comply with the latest Pennsylvania Department of
Transportation specifications. All grades shall conform to Borough
standards.
E. Subgrade. The subgrade shall be formed by shaping
the graded roadway surface correctly with approved material and shall
be brought to a firm, thoroughly compacted surface for the width of
the improvements.
F. Base. The base shall be in accordance with Borough
standards.
G. Surface. The surface of streets shall be in accordance
with Borough standards.
H. Shoulders. Street shoulders shall be constructed and
maintained with suitable material from the roadway or structure excavation
supplemented by additional suitable material. The entire shoulder
area shall be uniformly and thoroughly compacted by rolling and must
be level with the tops of curbs as directed by the Borough Engineer.
The maximum slope on fills and cuts beyond shoulders is two horizontal
to one vertical.
The subdivider shall construct or cause to be
constructed a system of water mains on and/or off the development
site, with required fire hydrants connected to the public water supply
at two points to provide loop service to the development.
A. Requirement. The developer shall provide the development
with a complete sanitary sewerage system to be connected to the municipal
sanitary sewerage system.
B. Design criteria. Sanitary sewers shall be designed
in accordance with the Pennsylvania Department of Environmental Protection
Sewage Manual, as amended.
C. Construction. Sanitary sewers shall be constructed
in accordance with the Borough standards and with the specifications
attached to the application for a water quality management permit.
A. Every lot in a subdivision shall be capable of being
served by utilities. Easements acceptable to the utility companies
shall be granted as required. All utilities and all other piping and
distribution lines shall be installed underground within public rights-of-way
or within properly designated easements.
B. To the fullest extent possible, underground utility
lines located in street rights-of-way shall not be installed beneath
existing or proposed paved areas and, in any case, shall be installed
prior to the placement of any pavement.
The cost of street name signs and posts shall
be assumed by the developer. The signs shall be in accordance with
Borough standards and shall be installed and maintained by the Borough.
All street names are subject to Borough approval.
For the safety, convenience and attractiveness
of the subdivision, streetlights of a type approved by Council must
be installed on the streets on poles as prescribed by the Borough.
The cost thereof shall be borne by the developer.
Sidewalks are required to be installed along
the frontage of all lots in the development and elsewhere where it
is deemed necessary to protect the health, safety and welfare of the
residents, pedestrians and others.
[Amended 3-20-2006 by Ord. No. 860]
A. Driveway
connections to streets and highways shall comply with the Borough
standards and the standards published in the Pennsylvania Code, Title
67, Chapter 441.
B. Driveways within the Borough of Pleasant Hills may consist of porous pavement, as described in §
374-91A(2)(c), as amended, so long as all other Borough standards and the requirements of the Pennsylvania Department of Transportation Design Manual have been satisfied. Driveways shall not consist of gravel grass as described in §
374-91A(2)(c) as gravel grass surfaces are only permitted on parking pads but not driveways.
[Added 6-15-2009 by Ord. No. 906]
All construction materials used in sewers and
appurtenances, streets and sidewalks shall be tested by a qualified
testing laboratory as may be directed by the Borough Engineer. The
cost for such tests shall be borne by the developer.
Where on-site and off-site public improvements
are involved and/or approved, the developer, before approval of the
final plat, shall execute a development agreement containing provisions
that are reasonably required, in the opinion of the Solicitor, to
guarantee the construction and installation of the required improvements
in accordance with these subdivision regulations, and/or any other
ordinance, standard, rule or regulation of the Borough, which development
agreement shall contain appropriate provisions providing for the indemnification
of the Borough in connection therewith.
Subject to the provisions of §
322-53, no plat shall be finally approved unless the streets shown on such plat have been improved as may be required by these subdivision regulations, and unless all walkways, curbs, gutters, streetlights, fire hydrants, shade trees, water mains, sanitary sewers, storm drains and other improvements, as may be required by these subdivision regulations, have been installed in accordance with the same.
A. In lieu of the completion of any improvement required
as a condition for the final approval of a plat, the applicant shall
deposit with the Borough a corporate bond or other financial security,
acceptable to Council, in an amount sufficient to cover the costs
of any improvement which may be required, which financial security
may include, inter alia, a lending institution letter of credit or
a restrictive or escrow account in a lending institution.
B. Such bond or other security shall provide for, and
secure to the Borough, the completion of any improvement which may
be required within one year of the date fixed in the development agreement
for the completion of such improvement.
C. Where development is projected over a period of years,
Council may authorize the submission of final plats by sections or
stages of development subject to such requirements or guarantees,
as to improvements in future sections or stages of development, as
Council finds essential for the protection of any finally approved
section of the development.
D. All such bonds or other security shall be in favor
of the Borough, and all sureties in connection with any guarantee
or bond shall be on the approved list of the Pennsylvania Insurance
Commission.
E. The amount of the bond or other security shall be
based on estimates by a registered engineer or a reputable contractor,
but only after approval by the Borough Engineer, and shall be in an
amount equal to 110% of such estimated cost.
F. Such bond or other security shall remain in force
and terminate in accordance with Section 510 of Act 247, as amended, but in all cases the bond shall be forfeited if the work
is not completed within one year after the date for completion as
set forth in the development agreement.
If the Borough Engineer deems that the construction of the development could cause damage to or failure of existing Borough streets, sewers or other facilities and/or utilities, the applicant shall furnish a special maintenance bond in an amount fixed by the Borough Engineer to guarantee repairs or replacements. However, the terms of the special maintenance bond shall be in full conformity with §
322-53.
A. Upon completion of the required improvements and installations,
the applicant shall provide an eighteen-month maintenance bond which
shall:
(1) Be in favor of the Borough and provide a surety which
is on the approved list of the Pennsylvania Insurance Commission;
(2) Be in an amount equal to 15% of the actual cost of
the improvements; and
(3) Provide that for 18 months after the completion of
such improvements and installations, the subdivider, developer or
his or her surety will, at his or her own expense, make all repairs
of such improvements and installations which may become necessary
by reason of improper workmanship, faulty materials or damage occurring
during construction. Prior to, and as a condition of, the final plat
approval, a written commitment by the subdivider shall be submitted
to the office of the Borough Secretary stating the willingness on
the part of the subdivider or developer to comply with this subsection
at the time of completion of the construction. Roadway maintenance
bonds are also for 18 months.
B. The requirements contained in this section shall automatically
be amended so as to conform with the provisions of Act 247, as amended
from time to time.
As an alternative to the posting of the required
bonds or other security, the developer may deposit a cash guarantee
in the form of a certified or cashier's check or an escrow account
with terms satisfactory to Council. All funds deposited for guaranteeing
construction shall be used only for the purpose of making improvements,
installations or repairs for which the bond or cash was provided.
Based on the progress of the work, percentages of the deposit shall
be returned to the developer on a monthly basis. Such progress and
returned deposits shall be certified by the Borough Engineer.
After the required roads, streets, sewers and
other improvements have been installed and constructed pursuant to
this chapter, and if a developer then wishes to have the Borough accept
such roads, streets, sewers and other improvements as a part of the
Borough system, then the developer shall notify the Borough Engineer
that the construction or installation has been completed and shall
supply the Borough with a tracing of the plan of lots or development
in question as built in accordance with the final approval thereof.
Such tracing shall be certified by a registered engineer. The developer
shall also supply the Borough with a minimum of four copies of the
as-built plan on the basis of which the roads, streets, sewers and
other improvements in question have been constructed or installed.
Such tracing and four copies of the plan shall be confirmed copies
in every respect and contain a notice thereon as to where and when
the plan was recorded in the office of the County Recorder of Deeds.
With respect to the portions of roads, streets, sewers or other improvements which the developer wishes to have the Borough accept, the developer shall shade or color such portions in yellow crayon on each of the copies required by §
322-57 and shall also clearly designate the number of linear feet of such roads, streets, sewers or other improvements which he or she wishes to be accepted by the Borough. The maintenance bond required by §
322-55 shall be furnished to the Borough contemporaneously with such plan. The maintenance bond shall contain an accurate, well-defined description of the portions of such roads, streets, sewers or other improvements which the developer wishes the Borough to accept.
The developer shall submit a formal petition
for the acceptance of improvements. In addition, a legal description
of the center line (or perimeter) of each street or road and each
storm or sanitary sewer easement shall be furnished for inclusion
in the ordinance of acceptance. Such petition shall contain appropriate
provisions which, in the opinion of the solicitor, are sufficient
to release the Borough from any and all liability, damages, claims
and expenses for damages, direct or consequential, sustained or allegedly
sustained by the applicant or his or her heirs, successors or assigns
in connection with or as a result of the acceptance of any public
improvement or the establishment or change in any grade of any street
or road in connection with the repair, replacement, maintenance or
removal of any public improvement, facility or utility, including,
but not limited to, any storm or sanitary sewer.