A. 
The construction of land development improvements is the responsibility of the developer insomuch as it is his property which is being developed. Adequate streets, utilities, and other improvements are essential elements in the creation and preservation of stable residential, commercial, and industrial areas and must be completed by the developer.
B. 
All of the following improvements, as required by the Borough pursuant to the authority granted in the Pennsylvania Municipalities Planning Code, Act 247, as amended, shall be completed in accordance with the requirements established by this chapter prior to final approval of the plan, except as otherwise provided herein.
C. 
Final plan approval, except for minor land developments and replats, shall not be given unless the completion and acceptance of all land development improvements have been completed or a guarantee for the completion of these improvements has been received by the Borough in accordance with Sections 509 and 510 of the Pennsylvania Municipalities Planning Code.
A. 
Utility and street improvements shall be required in each new land development as follows, except that improvements are not required in existing public streets which may be incorporated into or be adjacent to the land development.
(1) 
Survey monumentation.
(2) 
Water supply.
(3) 
Sanitary sewage conveyance.
(4) 
Storm sewers outside of public streets.
(5) 
Streets, including required grading, subgrade, preparation, underdrains, base and paving.
(6) 
Subgrade drains, where necessary.
(7) 
Curbing on streets.
(8) 
Sidewalks.
(9) 
Seeding between the sidewalk and curb.
(10) 
Required utilities, streetlighting, street name signs and required grading.
(11) 
Erosion control, as needed.
(12) 
Street trees.
The construction of improvements shall be in accordance with the requirements of this article. It is the intent of these regulations that all construction requirements shall be for the purpose of establishing a standard of quality and durability
Permanent monuments and markers shall be placed in all land developments in order to provide survey and property line control. All monumentation shall conform to the recommended practices of the surveying profession, as contained in the most recent edition of the Manual of Practice for Professional Land Surveyors in the Commonwealth of Pennsylvania or equivalent standard of professional practice acceptable to the Borough Engineer.
A. 
Intervisible monuments shall be placed sufficiently far apart to ensure accuracy control within survey procedures. They shall be placed with priority consideration for permanence and accessibility. This will require consideration of the ultimate use of the land where the monuments are to be placed, exposure to future roadway maintenance, and lot landscape development. To that end, monuments should be located in the following order of priority:
(1) 
On a five-foot or appropriate survey line only where sidewalks are to be installed.
(2) 
If no sidewalks are to be placed, then the center line of the roadway should be monumented.
(3) 
Other locations along or on the right-of-way line, giving due consideration to the lot owner's use of the land and the likelihood of future changes in elevation or landscape which would affect the monument's location or its intervisibility.
B. 
Monuments shall be placed in a sufficient number of locations to define the boundary of a land development and the location of all streets. Sufficient monuments shall be placed to locate intersections, culs-de-sac, and curves in horizontal street alignments. Monuments shall be intervisible.
C. 
Markers shall be placed at the corners of all lots or at such other locations as may be required to locate all lot lines.
D. 
The location of all monuments and markers shall be shown on the plan for recording, with the distance between them and curve data shown.
(1) 
A notation indicating whether the monuments and markers were found or set and a description of their type, size, material, condition, and position shall be included.
(2) 
Monuments shall be identified on the Pennsylvania Plane Coordinate System — NAD 83 or 27, where it is feasible to do so. This requirement may be waived for small projects where the control locations are so distant that the cost of complying would be burdensome in relation to the total survey cost.
E. 
All monuments and markers shall be placed by a registered surveyor prior to approval of the final plan, or financial security sufficient to cover their cost and placement shall be provided in accordance with the provisions of § 229-47.
F. 
Monuments shall be made of durable materials of sufficient length and cross-sectional area to be reliably permanent and shall clearly indicate the survey point. Concrete or stone monuments with a minimum width of four inches and a minimum length of 30 inches shall be acceptable. Other materials may be acceptable, with the approval of the Borough Engineer.
G. 
Markers shall be iron pins or pipes, 30 inches in length, or other material acceptable to the Borough Engineer.
H. 
Monuments and markers shall be detectable with conventional ferrous metal or magnetic locators.
Each lot in land development will be served by a public water supply, and the developer shall be responsible for obtaining all the necessary approvals and entering into an agreement with the water company servicing the area or its assigns to provide such facilities in accordance with its rules and regulations.
A. 
Installation. The installation of sanitary sewers and appurtenances shall be in accordance with the regulations of the ALCOSAN and the Allegheny County Health Department, subject to the approval of the Borough Engineer.
B. 
Minimum size and grade. The minimum diameter of sanitary sewers shall be eight inches and the minimum grade shall be 1%.
C. 
Service lines. Wyes shall be installed in the public sanitary sewer to serve each parcel of land or structure.
A. 
Streets shall be graded to the full width of the right-of-way, surfaced, curbed, and improved to the grades and dimensions shown on plans, with profiles and typical cross sections submitted by the developer and approved by the Borough Engineer.
B. 
Side slopes shall be graded to blend with the natural lay of the land or in accordance with cross sections submitted and approved by the Borough Engineer. Where fill material is in accordance with the Pennsylvania Department of Transportation (PennDOT) Form 408 specifications for embankment, a slope of two horizontal to one vertical foot beyond the right-of-way line in cut or fill shall ordinarily be required.
C. 
The subgrade shall be shaped to rough lines and elevations equal to the width of the pavement plus two feet. Adequate drainage facilities shall be installed to provide for the disposition of underground seepage and the percolation of surface water. The subgrade shall be thoroughly compacted by power rollers as required by the Borough Engineer. It shall be compacted to optimum moisture content. The finish surface shall be uniformly shaped to facilitate drainage, and any irregularities from planned grade shall be corrected prior to placing subbase. Where material encountered in the normal excavation has a California Bearing Ration (CBR) value of 2.5 or less, will not develop the required stability or provide for adequate drainage, the area shall be undercut and granular material added to a depth of at least 12 inches. It shall then be brought to a firm and thoroughly compacted surface as hereinbefore specified. The prepared subgrade shall be protected by the contractor to prevent undue rutting from trucks or other equipment, and if such damage does occur, the subgrade shall be reshaped and compacted prior to placing the subbase material.
D. 
Subdrains shall be designed and installed per the specifications of the Borough Engineer.
E. 
All pavement, base, subbase, and sidewalks shall conform to the requirements of the Borough Engineer.
F. 
Areas between the sidewalk and curb shall be seeded as required by the Borough Engineer.
Gas, electric, and telephone utilities shall be located in land developments in accordance with agreements with utility company practice and in accordance with agreements with, or as approved by, the Borough Engineer.
It shall be a requirement of all major land developments that the developer shall have a soil erosion and sedimentation control plan and/or permit, prepared in accordance with current state law (Erosion and Sedimentation Control, Chapter 102, Pennsylvania Rules and Regulations, as amended), reviewed by the Allegheny County Conservation District and determined to be adequate. The county may also require a like plan for any minor land developments. The plan shall be fully implemented during the construction of the development.
A. 
Borough Council shall insure, through receipt of certificates of compliance from the appropriate official, that required improvements have been installed according to specifications on the final plat, or alternately that adequate surety for such improvements has been posted.
B. 
A fee to be fixed by Borough Council covering the cost of inspection by the Borough Engineer during the construction of the improvements of said land development must be paid to the Borough. The Borough Engineer, their representative, or any other public official responsible for publicly owned utilities shall issue certificates of approval to Borough Council upon completion of the improvements in accordance with the standards and specifications herein contained.
C. 
Alternately, the process may be modified so that the applicant may file with Borough Council a performance bond or other surety acceptable to Borough Council, the amount to be fixed by Borough Council in a form satisfactory to the Borough Solicitor, for the installation or completion of improvements not yet constructed. In fixing the amount of said bond or other assurance, Borough Council shall give due consideration to the cost of the required improvements as estimated by the Engineer, publicly owned utilities and drainage facilities involved.
D. 
In lieu of the performance bond, a deposit may be made either with the Borough Treasurer or responsible escrow agent or trust company of money or negotiable bonds in an amount equal to the estimated construction costs of such improvements. If a cash deposit is made, an agreement may be executed to provide that progress payments may be made to the contractor or the applicant out of the deposit as work progresses and is approved by the responsible Borough official.
E. 
The development of existing dedicated streets and the extension of the public utilities may be provided by one of the above methods described or an alternate method may be used whereby the adjoining property owners petition the Borough and upon proper action, the improvements are provided and the costs assessed to them in accordance with the procedure outlined in the Borough Code.