The subdivider or land developer shall complete or assure the completion
of the following improvements as a prerequisite to the approval of the final
plat.
A.
General.
(1)
All streets shall be graded to the grades shown on the
street profile and cross-section plans submitted with the approved preliminary
and final plans.
(2)
The slope of banks outside of the right-of-way line along
streets measured perpendicular to the street center line shall be no steeper
than the following:
(3)
Concrete streets are prohibited.
B.
Inspections. Inspections shall be as follows:
(1)
All street construction shall be subject to inspection
at any time by the township or its agent.
(2)
Inspection at the following stages shall be made prior
to the start of subsequent stages:
(a)
Inspection and approval of the subgrade immediately prior
to the installation of the base course.
(b)
Inspection and approval of the base course immediately
prior to the installation of the binder course.
(c)
Inspection and approval of the binder course immediately
prior to the installation of the wearing course.
(3)
Final inspection of the completed roadway and related
improvements.
(4)
The developer shall notify the township a minimum of
24 hours in advance of each required inspection.
C.
Specifications. The subgrade, base course and surface
grade of new subdivisions or land development streets shall be constructed
according to the following specifications:
(1)
Collector streets and major streets.
(a)
Subgrade.
[1]
Prior to the installation of the base course, the subgrade
shall be prepared according to the specifications set forth in Section 210
of the PennDOT Specifications, Form 408, 1990, as amended, or the latest revised
edition.
[2]
Pipe underdrains shall be installed according to the
specifications set forth in Section 210 of the PennDOT Specifications, Publication
Form 408, 1990, as amended, or the latest revised edition.
(b)
Base course.
[1]
The base course shall consist of 10 inches of compacted
crushed stone constructed according to the specifications set forth in Section
310 of the PennDOT Specifications, Publication Form 408, 1990, as amended,
or the latest revised edition.
[2]
As an alternative, a bituminous concrete base course
with a minimum compacted thickness of five inches may be constructed according
to the specifications set forth in Section 305 of the PennDOT Specifications,
Publication Form 408, 1990, as amended, or the latest revised edition.
(c)
Surface course.
[1]
The surface course shall consist of a binder course with
a compacted thickness of four inches and a wearing course with a compacted
thickness of two inches.
[2]
Both the binder and surface course shall be prepared
and constructed in accordance with the requirements of Section 401 of the
PennDOT Specifications, Publication Form 408, 1990, as amended, or the latest
revised edition.
(2)
Minor streets and culs-de-sac. Minor streets and culs-de-sac
shall be constructed to the same specifications as set forth for collector
streets, except that:
(a)
The base course shall consist of eight inches of compacted
crushed stone constructed according to Section 310 of the PennDOT Specifications,
Publication Form 408, 1990, as amended, or the latest revised edition.
(b)
The surface course shall consist of a binder course with
a compacted thickness of three inches and a wearing course with a compacted
thickness of 1 1/2 inches constructed according to Section 310 of the
PennDOT Specifications, Publication Form 408, 1990, as amended, or the latest
revised edition.
A.
Adequate stormwater drainage facilities shall be installed
to control water runoff on subdivision streets. Said facilities shall be constructed
and approved as for resolution No. 18 of 1989 or any subsequent amendment
thereto, which resolution is incorporated herein by reference.
B.
All storm drains and drainage facilities, such as gutters,
manholes, inlets, bridges, culverts and underground piping, when necessary,
shall be installed and the land graded for adequate drainage as shown on the
surface drainage plan submitted and approved with the preliminary plan. A
detailed plan of storm drainage culverts, drains and inlets shall be submitted.
Curbs shall be required on all streets. All gutters and curbs shall
be installed by the subdivider in accordance with township specifications
as adopted by resolution by the Board of Supervisors from time to time.
Water supply shall be installed in accordance with the requirements
of the water authority serving that area. If water is to be provided by means
other than private wells owned and maintained by the individual owners of
lots within the subdivision or development, applicants shall present evidence
to the township that the subdivision or development is to be supplied by a
certified public utility, a bona fide cooperative association of lot owners
or by a municipal corporation, authority or other utility. A copy of a certificate
of public convenience from the Pennsylvania Public Utility Commission or application
for such certificate, a cooperative agreement or a commitment or agreement
to serve the area in question, whichever is appropriate, shall be acceptable
evidence.
Permanent reference monuments of precast concrete or poured on-site
concrete shall be installed by a professional land surveyor, as that term
is defined by Act No. 367 of 1990. Precast monuments shall be at least six
inches square at the top and bottom and at least 30 inches in depth, with
a steel dowel. Poured on-site monuments shall be at least nine inches in diameter
and at least 30 inches in depth, with a steel dowel. Monuments shall be set
at all corners and angle points of the boundaries of the original tract to
be subdivided prior to approval of the plat. Markers shall be installed at
all lot corners and shall consist of iron or steel bars at least 18 inches
long and not less than three-fourths-inch in diameter.
As a condition precedent to the final plan approval, the applicant or
developer, upon agreement with the township, shall dedicate land for the construction
of recreational facilities, pay fees in lieu thereof or reserve private land,
or a combination thereof, for park or recreational purposes as provided for
in the Richland Township Planning and Feasibility Study of 1987 and the Richland
Township Recreation Action Plan of 1976. The standards for determining the
proportion of a development to be dedicated and/or the amount of any fee to
be paid in lieu thereof shall be as follows:
A.
Land within residential subdivisions to be dedicated
to the township for community facilities shall be calculated as follows:
|
Number of Lots
|
Land to be Dedicated
(square feet)
| |
|---|---|---|
|
1 to 9
|
N/A
| |
|
10 to 25
|
15,000
| |
|
26 to 50
|
32,000
| |
|
51 to 75
|
55,000
| |
|
76 to 100
|
75,000
| |
|
101 to 150
|
100,000
| |
|
151 to 200
|
135,000
| |
|
201 to 250
|
150,000
| |
|
251 to 300
|
180,000
|
B.
The fee in lieu of the dedication of public land or the
reservation of private land shall be set by the Board of Supervisors, by resolution,
and shall be an amount per lot for the purchase of recreational equipment
and/or the repair or maintenance of recreation facilities presently existing
within the township recreational system accessible to the development and
as are specified at the time of payment upon agreement of the township and
the developer.
C.
The fee authorized under this section shall, upon its
receipt by the township, be deposited in an interest-bearing account, clearly
identifying the specific recreational facilities for which the fee was received.
Interest earned on such account shall become funds of that account. Funds
from such account shall be expended only in properly allocable portions of
the cost incurred to construct and/or repair the specific recreational facilities
for which the funds were collected.
D.
Upon request of any person who paid any fee under this
section, the township shall refund said fee, plus interest accumulated thereon,
from the date of payment, if the township has failed to utilize the fee paid
for the purposes set forth in this section within three years from the date
such fee was paid.
Street signs shall be installed at all intersections by the subdivider
or land developer, in accordance with the township's standards, as may be
set from time to time by resolution.
Swimming pools and their sanitary facilities shall be constructed in
accordance with the rules and regulations of the Pennsylvania Department of
Environmental Protection, and before construction can be started, a permit
to construct and operate the pools must be obtained from the Sanitary Water
Board and under the certificate of a registered professional engineer. Access
roads, if adjacent to present or future residential areas, shall contain buffer
zones.
A suitable hydrant fire protection system shall be installed by the
subdivider or land developer in accordance with the specifications of the
water authority serving that area.
The applicant shall cause to be installed, at the applicant's expense,
streetlights adequate for the area and type of intensity of use. Such installation
shall be in accordance with a plan prepared by the applicant's engineer and
approved by the electric company, in consultation with the Township Engineer
and/or representative. The applicant shall be responsible for all costs involved
in lighting the streets until such time that the streets are accepted as public
streets by the township.
Upon completion of the improvements in a subdivision or land development,
plans and profiles of the same as constructed shall be filed with the Township
Supervisors in the form of as-built.
Where a cemetery or burial ground is located on a lot affected by a
subdivision or land development, the Board of Supervisors must be assured
of the future care and maintenance thereof.
