The applicant shall construct all streets, together
with all other improvements, including grading, paving, curbs, gutters,
sidewalks, streetlights, fire hydrants, water mains, street signs,
shade trees, storm drainage facilities, sanitary sewers, landscaping,
traffic control devices, open space and restricted areas, and erosion
and sediment control measures in conformance with the final plan as
approved, the applicable provisions of the PennDOT Specifications,
Form 408, dated 1983, or the latest revision thereto, and other applicable
regulations.
[Amended 12-30-2004 by Ord. No. 04-13]
A. When the developer has completed all of the necessary and appropriate
improvements, he shall notify the Board, in writing, by certified
or registered mail, of the completion of the aforesaid improvements
and shall send a copy thereof to the Township Engineer. The Board
shall, within 10 days after receipt of such notice, direct and authorize
the Township Engineer to inspect all of the aforesaid improvements.
The Township Engineer shall thereupon file a report, in writing, with
the Board and shall promptly mail a copy of the same to the developer
by certified mail. The report shall be made and mailed within 30 days
after receipt by the Township Engineer of the aforesaid authorization
from the Board; said report shall be detailed and shall indicate approval
or rejection of said improvements, either in whole or in part. If
said improvements, or any portion thereof, shall not be approved or
shall be rejected by the Township Engineer, said report shall contain
a statement of reasons for such nonapproval or rejection.
B. Approval of improvements shall not be given until all construction
debris has been removed from the site; no such debris shall be disposed
of on the site.
C. The Board shall notify the developer, in writing, by certified mail,
of the action of the Board with regard to approval, nonapproval, or
rejection of improvements.
D. If any portion of the said improvements shall not be approved or
shall be rejected by the Board, the developer shall proceed to complete
those improvements, and, upon completion, the same procedure of notification
as outlined herein shall be followed.
E. The developer shall be responsible for maintenance of all subdivision or land development improvements until such improvements are offered for dedication and are accepted by the Township. In addition, 10% of the performance guarantee shall be held back by the Township until the developer has posted a maintenance guarantee as provided for in §
350-61 and as-built plans are verified and accepted by the Township.
F. Partial releases of the performance guarantee during the period of construction shall be authorized as per §
350-18G.
[Amended 12-30-2004 by Ord. No. 04-13; 2-18-2015 by Ord. No. 02-2015; 5-4-2016 by Ord. No. 03-2016]
Within 30 days after completion and Township approval of subdivision
or land development improvements as shown on the final plans, and
before Township acceptance of such improvements, the developer shall
submit to the Township an as-built plan set showing actual dimensions
and conditions of all improvements. The final version of these documents,
or a copy of same, shall be signed and sealed by a qualified licensed
professional.
A. The final as-built plans shall include the following:
(1) Site plan: An as-built site plan shall be prepared from post-construction
information and show all on-site impervious improvements, elevation
contours, storm and sanitary sewer structures, visible and underground
utilities, lot and road monuments, easements necessary for the development
described with bearing and distances, and other improvements shown
on the approved plan set. Within areas offered for dedication to the
Township, all improvements will be shown, including but not limited
to water and gas valves, manholes and vaults, electric vaults and
transformers, communication vaults or boxes, sanitary vents and cleanouts.
(2) Plan and profiles: The approved plan and profile sheets shall indicate
the following as-built information:
(a)
Storm sewer system: rim, grate and invert elevations, pipe material,
size, length and grade.
(b)
Sanitary sewer system: rim and invert elevations, pipe material,
size, length and grade.
(c)
Road center line elevations.
(3) Construction details: The approved construction detail sheets shall
indicate the as-built elevations and dimensions for specific improvements
that are to remain on site, including, but not limited to, stormwater
management facilities inlet and outlet structures.
(4) Supporting information:
(a)
Written descriptions for all roads and areas offered for dedication
to the Township, municipal authority, county or state.
(b)
A statement with the as-built volume of aboveground stormwater
management facilities and that the storm sewer system has been constructed
to operate as designed.
(c)
A signed and sealed statement, by a professional surveyor licensed
in the Commonwealth of Pennsylvania, that lot and road control monuments
are in place as shown or noted on the site plan.
B. The as-built plan shall be reproducible and drawn to the same scale
as the final plan.
C. Three hard copies of the as-built plan shall be filed with the Township. One electronic copy shall also be filed. All plans provided shall be in compliance with the requirements of §
350-25, Final plan.
D. After receipt of the as-built plans by the Township, the Township
or its designee may review the as-built plans for consistency with
this chapter, the final plan, other related approved construction
plans, and subsequent approved revisions thereto, as well as actual
conditions at the site, and the Township may conduct a final inspection.
E. The as-built plans must be received, reviewed and determined to be
acceptable by the Township prior to:
(1) Closeout of the project by the Township;
(2) Release of the financial security or other performance guarantee;
and
(3) Dedication of the improvements to the Township or conveyance to a
homeowners' association or other person responsible for operation,
maintenance and repair of said improvements.
F. Final occupancy permit(s) or use permit or other final approval to
use or operate the constructed improvement may not be issued by the
Township until the final as-built plans have been accepted.
G. All or portions of the final as-built plans shall be recorded if
required by the Township.
[Amended 12-30-2004 by Ord. No. 04-13]
A. Upon completion of any public improvements shown on an approved final
plan, and within 90 days after approval of such public improvements
by the Township Engineer or Inspector as herein provided, the developer
shall submit written offer of such public improvements for dedication
to the Township. Said offer shall include a deed of dedication covering
said public improvements, together with satisfactory proof establishing
the developer's clear title to said property. Such documents are to
be filed with the Township Secretary for review by the Township Solicitor.
Deeds of dedication for public improvements may be accepted by resolution
of the Board at a regular meeting thereof. The Board may require that
at least 75% of the lots in any approved subdivision or land development
(or phase thereof, if final plan approval has been in phases) have
certificates of occupancy issued for buildings thereon prior to acceptance
of dedication. Should the streets, even though constructed according
to the specifications of this chapter, deteriorate before the said
75% of the lots have certificates of occupancy issued, such streets
shall be repaired, in a manner as described immediately below, before
being accepted by the Township.
(1) Where it appears that the seventy-five-percent occupancy rate will
be extended more than a twelve-month period, the developer may delay
placing the final wearing course until the seventy-five-percent rate
is attained. The developer will be responsible for all maintenance
and repair of the roadway, which will include, but not necessarily
be limited to, pothole repair, cleaning, snowplowing, cindering, mowing,
drainage maintenance, and removal of debris, in a manner acceptable
to the Board. For certain maintenance functions, such as snowplowing
and cindering, the Board will require an escrow fund and maintenance
agreement in order to assure the occupants of the undedicated street
that it will be opened on a timely basis for emergency vehicles and
general usage after a snowfall or during icing conditions or any other
form of blockage or emergency.
B. The Board may require that certain subdivision and land development
improvements remain undedicated, with maintenance the responsibility
of individual lot owners, a homeowners' association or similar entity,
or an organization capable of carrying out maintenance responsibilities.
C. The Board shall have no responsibility with respect to any street
or other improvement, notwithstanding the use of the same by the public,
unless the street or other improvement is accepted by ordinance or
resolution of the Board of Supervisors or Municipal Authority, as
their interest may appear.
[Amended 12-30-2004 by Ord. No. 04-13]
A. Where the Board of Supervisors accepts dedication of all or some of the required improvements following completion (whether such dedication is of the fee or of an easement), the Board shall require the posting of financial security to secure the structural integrity of the improvements and the functioning of the improvements in accordance with the design and specifications as depicted on the final plan. The security shall be in the form as is authorized for the deposit of the performance guarantee, as described in §
350-18 hereof, shall be for a term of 18 months from the date of the acceptance of dedication, and shall be in an amount equal to 15% of the actual costs of installation of the improvements to be dedicated. At any point during the eighteen-month period, should the Township determine that the structural integrity of any dedicated improvement has deteriorated or any dedicated improvement is not functioning in accordance with the design and specifications as depicted on the final plan, the developer, upon notice from the Township, shall be required to repair or replace such improvement.
[Amended 11-29-2018 by Ord. No. 06-2018]
B. Where maintenance of stormwater retention facilities, private streets,
or other improvements is to be the responsibility of individual lot
owners, a homeowners' association or similar entity, or an organization
capable of carrying out maintenance responsibilities, the Board shall
require that maintenance responsibilities be set forth in recorded
perpetual covenants or deed restrictions binding on the landowner's
successors in interest and may further require that an initial maintenance
fund be established in a reasonable amount.