Physical improvements to the property being developed shall be provided, constructed and installed as shown on the record plan, in accordance with the requirements of this chapter or other township regulations.
A. 
As a condition to review of a final plan by the Township Planning Commission, the developer shall agree with the municipality as to the installation of all improvements shown on the plan and required by these or other township regulations. Before the record plan is endorsed by the Township Planning Commission and Township Supervisors, the developer shall submit a completed original copy of the improvements agreement.
B. 
All improvements installed by the developer shall be constructed in accordance with the design specifications of the township.
C. 
Where there are no applicable township specifications, improvements shall be constructed in accordance with specifications furnished by the Township Engineer, County Engineer, Pennsylvania Department of Transportation, Pennsylvania Department of Environmental Resources or such other state agency as applicable. If there are no applicable township or state regulations, the Planning Commission may authorize that specifications be prepared by the Township Engineer or an engineering consultant.
D. 
Supervision of the installation of the improvements required by the following section shall, in all cases, be the responsibility of the township or of the appropriate state regulatory agency.
The following improvements, as shown on the record plan, shall be provided by the developer in all developments requiring approval:
A. 
Monuments and markers.
(1) 
Monuments.
(a) 
Sufficient concrete monument locations must be shown on the final plan to define the exact location of all streets and to enable reestablishment of all street lines. Monuments shall preferably be set on the right-of-way line of the street and only on one side of the street at the following locations:
[1] 
At all changes in direction of street lines.
[2] 
At each end of each curved street line.
[3] 
At such other places along the line of streets as may be determined by the Township Engineer to be necessary so that any street may be readily defined in the future.
(b) 
Intermediate monuments shall be placed wherever topographical or other conditions make it impossible to sight between two otherwise required monuments.
(2) 
Markers shall be set at locations shown on the final plan as follows:
(a) 
At all points where lot lines intersect curves, either front or rear.
(b) 
At all angles in property lines of lots.
(c) 
At all other lot corners.
(3) 
Monuments shall be of concrete or stone with a minimum of six by six by thirty (6 x 6 x 30) inches. Concrete monuments shall be marked on top with a copper or brass dowel; stone monuments shall be marked on top with a proper inscription. Markers shall consist of iron pipes or steel bars at least 30 inches long and not less than three-fourths (3/4) inch in diameter.
(4) 
Monuments and markers shall be placed by a registered professional engineer or surveyor so that the scored or marked point shall coincide exactly with the intersection of lines to be marked and shall be set so that the top of the monument or marker is level with the surface of the surrounding ground.
(a) 
Monuments which are placed within the lines of existing or proposed sidewalks shall be so located (preferably beneath the sidewalks) that their tops will not be affected by lateral movement of the sidewalks.
(b) 
Where monuments are located beneath a sidewalk, proper access shall be provided for their use.
B. 
Streets.
(1) 
Streets shall be graded to the full width of the right-of-way, surfaced and improved to the grades and dimensions shown on the plans, profiles and cross sections submitted by the developer and approved by the Township Supervisors.
(2) 
Maximum slopes of banks measured perpendicular to the center line of the street shall be three to one (3:1) in fill areas and two to one (2:1) in cut areas.
(3) 
Materials to be used in the construction of all streets within the township are indicated in the Appendix on the Typical Street Cross Section.[1]
[1]
Editor's Note: This material is on file and available for inspection in the office of the Township Secretary.
C. 
Curbs.
(1) 
Curbs shall be required on all new streets in subdivisions.
(2) 
Curbs shall be provided on all new streets and parking compounds located within a land development, unless it can be shown to the satisfaction of the Township Supervisors that pedestrian traffic does not follow or mix with vehicular traffic.
(3) 
Curbs shall not be required along service streets.
(4) 
All curbs shall conform to specifications for Class B concrete, as specified by the Pennsylvania Department of Transportation, with a minimum compressive strength of 3,000 pounds per square inch after 28 days.
(5) 
Curbs shall be constructed to the dimensions shown in the Appendix.[2] Curbs shall be either the vertical type or the slant type, and all materials and methods used in curb construction shall meet the requirements of the latest revision of Form 408 of the Pennsylvania Department of Transportation. All curbing shall be accurately set to line and grade as determined by the Township Engineer.
[Amended 12-19-1989 by Ord. No. 80]
[2]
Editor's Note: This material is on file and available for inspection in the office of the Township Secretary.
(6) 
Curbing shall be constructed in ten-foot lengths. A premolded expansion material having a minimum thickness of one-fourth (1/4) inch shall be placed between sections of curved curb and at intervals of not more than 93 feet. Intermediate joints between ten-foot sections shall be formed of two layers of one-ply bituminous paper.
(7) 
The depressed curb at driveways shall be no higher than one and one-half (11/2) inches above the street surface. The length of this depressed curb shall not exceed 35 feet without a safety island. This safety island shall not be less than 15 feet in length. Pipes or grates or other constructions shall not be placed in the gutter to form a driveway ramp.
(8) 
Excavations shall be made to the required depth, and the material upon which the curb is to be constructed shall be compacted to a firm, even surface. Where the subgrade is soft and spongy, a layer of crushed stone or cinders not less than four inches thick shall be placed under the curb.
(9) 
Curbs and stabilized shoulders in accordance with the requirements of this section shall be provided on all state highways, subject to the approval of the Pennsylvania Department of Transportation.
[Added 12-19-1989 by Ord. No. 80]
(10) 
Ramps designed for bicycles or wheelchairs shall be provided at each proposed intersection, at the principal entrances to buildings which front on parking lots, and at all crosswalks. All ramps are to be designed in accordance with the standards set forth in this chapter[3]
[Added 6-14-1993 by Ord. No. 98]
[3]
!Editor's Note: Exhibit A, Curb and Cut Ramp Details, is attached to Ord. No. 98 and on file in the office of the Township Secretary. or in accordance with the regulations promulgated to implement the Americans With Disabilities Act, whichever shall provide the most accessible standards and be in compliance with the Americans With Disabilities Act.
D. 
Sidewalks.
(1) 
Sidewalks are required in any development if it is desirable to continue sidewalks that are existing in adjacent developments, to provide access to community facilities or to ensure safety of pedestrians with respect to prospective traffic.
(2) 
When required by the Township Supervisors, sidewalks shall be installed on both sides of all streets, except that no sidewalks shall be required along service streets.
(3) 
Sidewalks shall be located within the street right-of-way, one foot from the right-of-way line. A grass planting strip shall be provided between the curb and sidewalk, except where a ramp has been designed to accommodate bicycles or wheelchairs. At this section of the sidewalk, the planted grass strip shall not be required.
[Amended 6-14-1993 by Ord. No. 98]
(4) 
Sidewalks shall be constructed to the dimensions shown in the Appendix.[4] Sidewalks shall be a minimum of four feet wide, except along collector and arterial streets and adjacent to shopping centers, schools, recreation areas and other community facilities, where they shall be a minimum of five feet wide.
[4]
Editor's Note: This material is on file and available for inspection in the office of the Township Secretary.
(5) 
All sidewalks shall conform to specifications for Class B concrete, as specified by the Pennsylvania Department of Transportation, with a minimum compressive strength of 3,000 pounds per square inch after 28 days.
(6) 
Where a sidewalk abuts the curb and a building, wall or other permanent structure, a premolded expansion joint one-fourth (1/4) inch in thickness shall be placed between the curb and the sidewalk for the full length of such permanent structure. Sidewalks shall be constructed in separate slabs 30 feet in length except for closures. The slabs shall be separated by a transverse premolded expansion joint one-fourth (1/4) inch thick. The slabs between expansion joints shall be divided into blocks five feet in length by scoring transversely.
(7) 
Sidewalks shall have a minimum thickness of four inches where used solely for pedestrian traffic and a minimum thickness of six inches at all driveways. Welded wire fabric (66-1010) shall be provided in all sidewalk construction at driveways.
(8) 
Excavations shall be made to the required depth, and a layer of crushed stone or cinders not less than four inches thick shall be placed and thoroughly compacted prior to laying the sidewalk.
E. 
Street signs. Street name signs shall be installed at all street intersections. The design and placement of such signs shall be subject to approval by the township.
F. 
Sanitary sewage disposal systems.
(1) 
Sanitary sewage disposal systems shall be provided consistent with the design standards and requirements contained in Article V of this chapter.
(2) 
Whenever a subdivider proposes that individual on-site sanitary sewage disposal systems shall be utilized within the subdivision, the subdivider shall either install such facilities or shall require (by deed restriction or otherwise), as a condition of the sale of each lot or parcel within the subdivision, that such facilities shall be installed by the purchaser of such lot or parcel, in accordance with this chapter, at the time that a principal building is constructed.
(3) 
In all other cases, the developer shall provide a complete community or public sanitary sewerage system. The design and installation of such public sewerage system shall be subject to the approval of the Township Engineer. The design and installation of such community distribution system shall be subject to the approval of the Pennsylvania Department of Environmental Resources, and such system shall be further subject to satisfactory provision for the maintenance thereof.
G. 
Water supply.
(1) 
Water supply systems shall be provided consistent with the standards and requirements contained in Article V of this chapter.
(2) 
Where a subdivider proposes that individual on-site water supply systems shall be utilized within a subdivision, the subdivider shall either install such facilities or shall require (by deed restriction or otherwise), as a condition of the sale of each lot or parcel within the subdivision, that the facilities shall be installed by the purchaser of such lot or parcel, in accordance with this chapter, at the time that a principal building is constructed.
(3) 
Wherever economically feasible, the development shall be provided with a complete public or community water supply system.
H. 
Fire hydrants. Whenever a public or community water supply system is provided, fire hydrants shall be installed within 600 feet of all existing and proposed structures, measured by way of accessible streets, but in no case shall a fire hydrant be farther than 600 feet from another fire hydrant.
I. 
Stormwater management facilities, erosion and sedimentation.
[Amended 12-19-1989 by Ord. No. 80]
(1) 
Stormwater management facilities shall be provided for in accordance with the requirements of Chapter 149, Stormwater Management.
(2) 
All subdivision and land development applications which involve grading or excavation shall conform to the requirements of Chapter 102 of the Regulations of the Department of Environmental Resources. It shall be the responsibility of the applicant to obtain any permits or approvals which may be required by the Department of Environmental Resources.
(3) 
The applicant shall install all stormwater management facilities and/or erosion-control devices at the commencement of development of the property to prevent damage or inconvenience to adjoining properties resulting from stormwater runoff, silt or erosion.
J. 
For all subdivisions or land development plans proposing to create 10 or more residential lots or dwelling units, public dedication of park and recreational land meeting the standards set forth in § 155-30.1, or the payment of a fee in lieu of dedication computered in accordance with the requirements of § 155-30.1.
[Added 4-28-1997 by Ord. No. 128]
The following improvements, intended to enhance the sales value of the development, as well as to benefit the township, are recommended but not required:
A. 
Streetlights.
(1) 
In accordance with the conditions to be agreed upon by the developer, the township and the appropriate public utility, streetlights are recommended to be installed in all developments; however, whether or not streetlights are initially installed, the developer shall be responsible for providing utility easements for future streetlighting installation upon consultation with the public utility company involved.
(2) 
When installed, streetlights shall be provided at:
(a) 
All street intersections.
(b) 
Changes in grade in excess of 5%.
(c) 
All other locations considered hazardous by the Township Engineer.
(3) 
The minimum light source for streetlighting shall be determined by the appropriate public utility company.
(4) 
The style and type of fixture shall be subject to the approval of the Township Supervisors.
B. 
Shade trees.
(1) 
Reasonable efforts should be made by the developer to preserve existing shade trees.
(2) 
Deciduous hardwood trees with a minimum caliper of 11/2 inches should be provided in accordance with conditions to be agreed upon by the township and, if necessary, the appropriate public utility.
(3) 
Where provided, such trees should be planted between the sidewalk and the building setback line at least five feet from the sidewalk or between the curb and sidewalk, provided that the planting strip is a minimum of six feet wide.
(4) 
The species of any shade tree located between the curb and the sidewalk or located so that its branches would hang over the cartway and sidewalk shall be approved by the Township Engineer.