The improvements included in this article are minimum requirements;
however, the Board of Commissioners reserves the right, in any case,
to increase the same if conditions so warrant.
When changes from the accepted drawings and specifications become
necessary during construction, written acceptance by the Township,
upon the advice of the Township Engineer, shall be secured before
the execution of such changes.
Adequate provisions for the satisfactory maintenance of all
improvements shall be made by dedication to, and acceptance for maintenance
by, the Township or by any other legal entity acceptable to the Township.
The construction of streets and driveways, as shown upon final
plans and as contained in contract agreements, shall in every respect
conform to such requirements as the Township may by resolution require.
(See Typical Roadway Section.[1])
[1]
Editor's Note: The Typical Roadway Section is included as an attachment to this chapter.
A.
The Township shall erect, at the developer's expense, at every
street intersection a street sign or signs meeting Township approval,
having thereon the names of the intersecting streets. At intersections
where streets cross, there shall be at least two such street signs,
and, at the intersections where one street ends or joins with another
street, there shall be at least one such street sign.
B.
Street signs are to be erected when the first dwelling on the street
is occupied. Temporary street signs may be erected on the approval
of the Township but shall be made permanent before final offer for
the dedication of roads is made.
C.
The developer shall provide regulatory signs and traffic signalization
as may be recommended in a traffic impact study, by the Township Engineer
and/or required by the Board of Commissioners.
A.
Where required by the Board of Commissioners, the developer shall
install or cause to be installed at the developer's expense wooden
pole streetlights serviced by underground conduit in accordance with
a plan to be prepared by the developer's engineer and approved
by the Board of Commissioners and by the Philadelphia Electric Company.
B.
Provision shall be made for energizing said lighting after 50% or
more of the dwellings in a given subdivision or land development or
section of a subdivision or land development have been occupied.
C.
The developer shall be responsible for all costs involved in lighting
the streets until such time that the streets are accepted or condemned
as public streets by the Township.
A.
Monuments shall be placed in each change in direction of a boundary
along the street line, two to be placed at each street intersection
and one on each side of any street at angle points and at the beginning
and end of curves. Areas to be conveyed for public use shall be fully
monumented at their external boundaries.
B.
Monuments shall be placed in the ground after final grading is completed,
at a time specified by the Township Engineer.
C.
All monuments may be checked for accuracy by the Township Engineer
or their accuracy certified by the owner's engineer or surveyor.
Accuracy of monuments shall be within 3/100 of a foot.
[Amended 7-21-1993 by Ord. No. 437]
All sidewalks shall be constructed in accordance with § 180-47 of this chapter and the Accessibility Guidelines for Buildings and Facilities, United States Architectural and Transportation Barriers Compliance Board, as amended, promulgated by the Americans With Disabilities Act of 1990.[1]
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
[Amended 7-21-1993 by Ord. No. 437]
All curbs shall be constructed in accordance with § 180-46 of this chapter and the Accessibility Guidelines for Buildings and Facilities, United States Architectural and Transportation Barriers Compliance Board, as amended, promulgated by the Americans With Disabilities Act of 1990.[1]
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
A.
In all subdivisions and land developments to be served by a central
water supply, the developer shall construct water mains in such a
manner as to make adequate water service available to each lot or
dwelling unit within the subdivision or land development.
B.
The water supply and pressure must comply with the regulations and
the standards of the Pennsylvania Department of Environmental Resources.
C.
Said supply shall be located or constructed so as to eliminate the
possibility of flood damage.
D.
The system shall also be designed with adequate capacity and appropriately
spaced fire hydrants for firefighting purposes pursuant to the specifications
of the Middle States Department Association of Fire Underwriters.
Review and approval by the Township Engineer and Township Fire Marshal
shall be required in order to ensure that adequate fire protection
is provided.
A.
Where no public water is accessible, water shall be furnished by
the developer on an individual lot basis.
B.
If wells are installed on each lot and the lot also contains its
own sewage disposal facilities, the well shall be of the drilled type,
cased and grout-sealed into the bedrock.
C.
The well shall have a production of not less than six gallons per
minute as established by bailor tests and certified by the well driller.
A.
Wherever practical, sanitary sewers shall be installed and connected
to an appropriate public sewer system.
B.
Subdivisions and land developments containing 10 or more dwelling
units:
(1)
Where a sanitary sewer is not yet accessible, the developer shall
install sewer lines, including lateral connections, as may be necessary
to provide adequate service to each lot when connection with the public
sewer system is made.
(2)
The sewer lines shall be suitably capped at the limits of the subdivision
and the laterals shall be capped at the right-of-way line.
(3)
The sewer installation shall include construction within rights-of-way
or easements to bring the sewer to the future connection with the
public sewer.
(4)
When capped sewers are provided, approved on-site disposal facilities
shall also be provided.
C.
All public sanitary sewers shall be designed and constructed in accordance
with Township specifications. Such sewers shall be located or constructed
so as to eliminate the possibility of flood damage.
D.
No public sewer system or treatment plant shall be constructed until
plans and specifications have been submitted to the Pennsylvania Department
of Environmental Resources and the Township and approved in accordance
with existing laws.
E.
The Board of Commissioners may require the developer to provide a
capital contribution for any off-site sanitary sewer capital improvement
necessary to serve the proposed subdivision or land development.
A.
If public sewer facilities are not available, the developer shall
provide for sewage disposal on an individual-lot basis.
B.
On-lot sewage disposal facilities must comply with the provisions
of Chapters 71 and 73, Administration of Sewage Facilities Program
and Standards for Sewage Disposal Facilities,[1] Pennsylvania Sewage Facilities Act (Act of January 24,
1966), P.L. 1535, No. 537, as amended (35 P.S. § 750.1 et
seq.). Prior to the granting of final approval by the Township, the
proposed facilities shall be deemed satisfactory by the Pennsylvania
Department of Environmental Resources.
[1]
Editor's Note: See 25 Pa. Code Ch. 71, Administration of Sewage
Facilities Program, and Ch. 73, Standards for Onlot Sewage Treatment
Facilities.
D.
Each owner or occupant of a dwelling unit with on-lot facilities
shall be provided with a plan of the system and an instruction manual
for the use and proper maintenance of the system by the developer,
A.
All electric, telephone and communication service facilities, both
main and service lines, shall be provided by underground cables, installed
in accordance with the prevailing standards and practices of the utility
and other companies providing such services.
B.
Such facilities shall be located or constructed so as to eliminate
the possibility of flood damage.
C.
Where practicable, all utilities shall be located within the street
right-of-way; otherwise, easements or rights-of-way of sufficient
width for installation and maintenance shall be provided.
[Amended 6-23-2004 by Ord. No. 556]
Grading shall conform in all respects to the final plan and
shall be undertaken in accordance with the Lower Moreland Township
Stormwater Management and Grading Ordinance.[1]
B.
Plant material shall not be planted until the finished grading of
the subdivision or land development has been completed.
C.
The developer shall replace, in accordance with landscaping plans,
any plantings that die or, in the opinion of a landscape architect
retained by the Township, are in an unhealthy or unsightly condition
and/or have lost their natural shape due to dead branches, excessive
pruning, inadequate or improper maintenance or any other causes due
to the developer's negligence, prior to an offer of dedication.
The developer shall not be held responsible for acts of vandalism
occurring after the commencement of the guaranty period.[1]
[1]
Editor's Note: Former Subsections D and E, regarding
tree protection zones and fertilization, respectively, both added
4-18-1990 by Ord. No. 394, which subsections immediately followed
this subsection, were repealed 6-23-2004 by Ord. No. 556.
Additional community facilities, as set forth in § 180-27, may be required to serve the proposed lots or dwellings in a subdivision or land development. Where a proposed park, playground or other public facility is located in whole or in part in a subdivision or land development, or when additional facilities are made necessary by the development, the dedication or reservation of such areas, or financial contribution for the construction of such facilities, may be required by the Township in those cases in which it deems such requirements to be reasonable.
A.
Prior to commencing construction, the developer shall notify the
Township Engineer of the proposed construction schedule.
B.
No improvements shall be constructed during the period from November
15 to April 1 of each year unless the developer is given prior approval
by the Township Engineer.
C.
During regular office hours and pursuant to twenty-four-hour advance
notification by the developer, the Township Engineer shall inspect
required improvements during the initial construction phase and, on
a periodic basis thereafter, as may be required to ensure proper adherence
to this chapter.
D.
The Township Engineer shall submit reports to the Board of Commissioners
and the developer specifying those items of construction, material
and workmanship which do not comply with the ownership specifications
or the approved final plan.
E.
The Township Engineer may require the developer to submit samples
of materials, undertake test borings or provide such information deemed
necessary to confirm compliance with Township requirements.
F.
The developer, upon notification from the Township Engineer, shall
proceed at his own cost to make such corrections as shall be required
to comply with the Township specifications and approved final plans
and shall notify the Township Engineer and Board of Commissioners
upon completion requesting final inspection.
A.
The Township Engineer, upon the developer's request to and subsequent
notification by the Board of Commissioners, shall make a final inspection
with the developer of all required improvements.
B.
The Township Engineer shall submit a report to the Board of Commissioners
and the developer. Said report shall either indicate those required
improvements which remain outstanding, if any, or shall confirm the
developer's satisfactory completion of all required improvements.
A.
The Board of Commissioners shall notify the developer of acceptance
of required improvements if satisfied that the applicant has complied
with all specifications and ordinances of the Township.
B.
The developer shall furnish the Township with one paper and two linen
prints of the completed required improvements, including drainage,
profiles and utilities and pay all costs for the Clerk of the Montgomery
County Court of Common Pleas on the petition and resolution of the
Board of Commissioners to said Court for its approval of the acceptance
of the required improvements.
C.
No streets or other improvements will be accepted by the Township
during the period from November 15 to April 1 of each year.
D.
No streets or other improvements will be accepted by the Township
should said streets contain structures erected within the street rights-of-way.
This prohibition shall not apply to curbside mailboxes, appurtenant
structures of public utilities and improvements required pursuant
to this article.
