A.
The purpose of this article is to establish and define
the public improvements which will be required by the Township to
be constructed or cause to be constructed by the applicant.
B.
All improvements shall be constructed in accordance
with the specifications of the Township.
C.
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 change.
Adequate provisions for the satisfactory maintenance
of all streets shall be made by dedication to and acceptance for maintenance
by the Township or by other acceptable means.
A.
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 for the construction of streets.
C.
Along the existing street on which a subdivision or
land development abuts (hereinafter called a "boundary street"), improvements
shall be made to the street. The improvements to the boundary street
shall be determined by the width of the required cartway and built
to the specifications established by the Township.
A.
The Township shall erect, at the developer's expense,
at every street intersection a street sign or street 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.
Warning and regulatory signs shall be erected along
streets as required by the Board of Commissioners.
Where appropriate, the developer shall install
or cause to be installed, at the developer's expense, metal or fiberglass
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.
The equipment of metal or fiberglass poles may be waived in such instances
as approved by the Board of Commissioners due to the existence of
wooden poles already in place. Provisions 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. 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 street-line boundary; 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.
A.
Sidewalks shall be constructed as required by § 255-27C. These standards shall apply on all new streets and on existing streets, unless in the opinion of the Board of Commissioners they are unnecessary for public safety and convenience.
C.
The alignment and gradient of walks shall be coordinated
with the grading plan to prevent the passage of concentrated surface
water on or across the sidewalk and to prevent the pocketing of surface
water by sidewalks.
The developer shall construct stormwater drainage
facilities, including curbs, catch basins, inlets, storm sewers, culverts,
road swales, open channels and other structures in order to prevent
erosion, flooding and other hazards to life and property. All such
facilities are to be of adequate size and grade to hydraulically accommodate
maximum potential volumes of flow; and size, type and installation
of all storm drains and sewers shall be constructed in accordance
with approved plans. The Township shall have the option of requiring
that those areas set aside as retention or catch basins shall be dedicated
to the Township.
[Amended 6-11-1990 by Ord. No. 90-27]
A.
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. A minimum
pressure of 20 pounds per square inch shall be provided at each house
or other building to be connected to the water supply main. The water
supply must comply with the regulations and the standards of the Department
of Environmental Resources. Said supply shall be located and constructed
so as to eliminate the possibility of flood damage.
B.
The system shall also be designed with adequate capacity
and appropriately spaced fire hydrants for fire-fighting purposes
pursuant to the specifications of the National Fire Protection Association.
Review and approval by the Township Engineer and the Township Fire
Marshal shall be required in order to ensure that adequate fire protection
is provided. Therefore, any and all subdivision and land development
plans submitted to this Township shall indicate, according to scale,
the closest existing fire hydrant to the proposed subdivision and
land development.
C.
Where water is to be provided by means other than
by private wells owned and maintained by the individual owners of
lots within the subdivision or development, the applicant shall present
evidence to the Board of Commissioners 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 utility. A copy of a certificate of public convenience from the
Pennsylvania Public Utilities Commission or an 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.
[Added 10-22-1990 by Ord. No. 90-49]
Where no public water is accessible, water shall
be furnished by the developer on an individual lot basis. 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. The well will be required to have
a production of not less than six gallons per minute as established
by bailor tests and certified by the well driller. Before being placed
in consumer use, it shall be disinfected by the use of sodium hypochlorite
or other acceptable solutions and a sample bacteriological examination
collected by a licensed water analyst.
A.
Wherever practical, sanitary sewers shall be installed
and connected to an appropriate public sewer system. Where a sanitary
sewer is not yet accessible but is planned for extension to the subdivision
within 10 years, 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.
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. The sewer
installation shall include construction within rights-of-way or easements
to bring the sewer to the future connection with the public sewer
system.
(1)
A sewer shall be considered to be planned for extension
to a given area any time after preliminary engineering and related
studies have been completed by the Township and the construction of
facilities adequate to serve the area containing the subdivision or
land development have been programmed for completion within a reasonable
time.
(2)
When capped sewers are provided, approved on-site
disposal facilities shall also be provided.
B.
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.
C.
No public sewer system or treatment plant shall be
constructed until plans and specifications have been submitted to
the Department of Environmental Resources and the Township and approved
in accordance with existing laws.
[Added 3-10-1986 by Ord. No. 86-09;
amended 10-22-1990 by Ord. No. 90-49]
A.
When either public sewer or public water is unavailable,
the minimum lot size shall be 43,560 square feet and the minimum width
at the building line shall be 120 feet.
B.
When both public sewer and water are unavailable,
the minimum lot size shall be 60,000 square feet and the minimum width
of the building line shall be 150 feet.
A.
If public facilities are not available, as determined
by the Township, 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, Pennsylvania Sewage Facilities Act (Act of January 24, 1966), P.L. 1535, No. 537, as amended (35 P.S. § 750.1). Prior to the granting of final approval by the Township, the proposed facilities shall be deemed satisfactory by the Pennsylvania Department of Environmental Resources, and a notation to this effect shall be placed on the record plan. [See § 255-23B(2)(c).]
C.
The construction of on-lot systems shall be inspected
by the Township Engineer and/or a registered Sewage Enforcement Officer,
as follows:
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. Such facilities
shall be located or constructed so as to eliminate the possibility
of flood damage.
B.
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.
C.
Final plans shall show locations of all utilities
and shall be coordinated with required street tree planting.
Grading shall conform in all respects to the
final plan.
B.
Street trees and other required 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 the landscape
architect, 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.
Additional community facilities, as set forth in § 255-26, 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 shown in the Comprehensive Plan 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.
Preliminary inspection.
(1)
Prior to commencing construction, the applicant shall
notify the Township Engineer of the proposed construction schedule.
Pursuant to notification by the applicant, 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. The Township Engineer shall notify the
applicant, in writing, of those items of construction, material and
workmanship which do not comply with Township specifications or the
approved final plan.
(2)
The applicant, 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 upon completion
requesting final inspection.
B.
Final inspection. The Township Engineer shall make
a final inspection, with the applicant, of all required improvements.
C.
As-built plan. An as-built plan prepared and certified
by a land surveyor registered in the State of Pennsylvania shall be
submitted to the Township Engineer for review and approval. This plan
shall accurately indicate the location of all improvements, both public
and private, on the site and whatever other information the Township
Engineer or Director of Public Works feels necessary.[1]
[Added 2-13-1995 by Ord. No. 95-02]
[1]
Editor's Note: Former Subsection D, Maintenance
inspection of private stormwater management systems, added 2-26-1996
by Ord. No. 96-08, which immediately followed this subsection, was
repealed 5-9-2005 by Ord. No. 2005-11.
A.
The Board of Commissioners shall notify the applicant
of acceptance of the required improvements, if satisfied that the
applicant has complied with all specifications and ordinances of the
Township.
B.
The applicant shall furnish the Township with two
paper prints of the completed required improvements, including drainage,
profiles and utilities, and pay all costs for the Clerk of the Delaware
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 if such improvements were constructed during the period
from October 15 to April 15 of each year, unless otherwise recommended
by the Township Engineer.
