A. 
Streets shall be constructed to grades and cross sections as cited on, and presented with, the plans and street profiles, in conformance with Township specifications. (See § 178-20J)
B. 
Street shoulders shall be graded to the full width of the street right-of-way (minimum 50 feet) in accordance with Township construction standards, and thoroughly compacted by rolling all shoulders.
C. 
The subgrade of a street shall be brought to the proper grade and contour, and shall be rolled and cross rolled. All soft spots shall be removed. These soft spots shall be recompacted with a suitable firm material, approved by the Township Engineer, before the placing of any base material.
D. 
No base course shall be placed until the subgrade has been inspected and approved by the Township.
A. 
Pipe underdrain, stone underdrain or subgrade drains shall be constructed according to specifications approved by the Township Engineer, in areas where springs, poor soil drainage conditions, wet weather springs or other conditions exist that require underground drainage.
B. 
If during construction, unknown adverse drainage conditions are encountered by the developer, the Township Engineer shall be notified and such conditions shall be corrected at the direction of the Township Engineer.
C. 
Cross drains of a minimum 15 inches reinforced concrete pipe shall be placed wherever necessary to transfer the water across the road in the natural watercourse and at road intersections whenever needed.
D. 
When laying out plans to be submitted for approval by the Governing Body, suitable easements shall be provided for drainage rights-of-way in the natural watercourses or be provided for stormwater drains where necessary.
A. 
The requirements of curbs or curbs and gutters may vary in accordance with the character of the area and density of development involved.
B. 
The type of curbs used, when specified by the developer or when required by the Governing Body, are to be approved by, and subject to, the Township Engineer's approval before installation. At a minimum, paving of the cartway shall be at least 24 feet in width plus two-foot curbs of a type approved by the Township Engineer.
A. 
All street construction, including subbase and wearing course, shall be constructed in accordance with Township specifications.
B. 
The Governing Body may specify an alternate pavement design where the drainage of the subgrade, the size of the development and the nature of the traffic warrants.
C. 
All construction work, including grading, drainage, base course and surfacing, shall be performed by the developer or his representatives under the direct supervision of the Township Engineer or the Township's authorized representative, and all costs for said supervision to be paid by the developer prior to the final acceptance by the Township.
D. 
The developer shall furnish record plans of all streets as actually constructed for the files of Independence Township, the cost of this to be paid by the developer.
A. 
Base course requirements shall be as follows:
(1) 
Construction shall be started with one inch of fine slag or limestone for an inverted choke.
(2) 
The base course shall be constructed of at least eight inches of crushed aggregate No. 3A or its equivalent rolled in two five-inch lifts with at least a roller of 10 tons or more.
(3) 
The base course of crushed aggregate will be topped with one inch of fine slag or limestone for top choke.
B. 
A binder course shall be of 2 1/2 inches of bituminous ID-2 and a one-inch wearing surface of bituminous ID-2A, to be rolled as per current specifications of the Pennsylvania Department of Highways.
C. 
The one-inch ID No. 2A wearing course bituminous plant-mixed surface shall be placed on the prepared base to meet the requirements of the Specifications of the Pennsylvania Department of Highways Form 408.
A. 
Sidewalks, when required by the Governing Body, shall be constructed in conformity with Township specifications as determined and approved by the Township Engineer or authorized agent.
B. 
All phases of construction shall be in accordance with this chapter and design standards established and approved by the Township; the forms shall be inspected prior to pouring, and finished walks shall be inspected by the Township Engineer or authorized agent.
C. 
Pedestrian interior walks may be required where necessary to assist circulation or provide access to community facilities. Such walks shall have a width of not less than four feet.
D. 
Sidewalks may be required on both sides of the street in subdivisions where multifamily structures are planned. Sidewalks may also be required in subdivisions where the character of the neighborhood is such that it would be deemed necessary, or if it would be desirable to continue sidewalks that are existing in adjacent subdivisions, or to provide access to community facilities such as schools, shopping areas and recreation areas.
Street name signs shall be installed at each street intersection in accordance with the type of materials, designs and standards established by the Governing Body for use throughout the Township.
All storm drainage facilities shall be adequately designed for the anticipated runoff when the area is fully developed, using criteria or other methods approved by the Township Engineer. Storm drainage facilities shall comply with, but are not limited to, the following:
A. 
Storm sewers shall be located in the street right-of-way or in designated drainage easements.
B. 
All pipe culverts and related installations used in the construction of storm sewers shall be in accordance with standards and specifications of the Township, county or state, as designated and approved by the Governing Body.
C. 
Manholes or inlets will generally be required at changes in alignment and grade.
D. 
At no time will roof drains or foundation drains be allowed to be connected to a sanitary sewer system.
E. 
Any springs encountered during construction shall be piped and connected to the storm sewer system or extended to a natural watercourse as may be approved by the Township Engineer.
F. 
Concrete headwall and splash aprons shall be constructed at the outfall of all storm sewers. Where watercourses are piped and filled, concrete headwalls and splash aprons shall be constructed at both ends of the pipe.
G. 
Whenever construction stops or concentrates the natural flow of surface drainage in such a way as to affect adjoining properties, written approval must be obtained from the adjoining property owners. Where storm drainage is piped onto adjoining properties other than natural watercourses, written permission, a release of damages, and right-of-way must be obtained from the adjoining property owners before the storm sewers are taken over by the Township. Approval of plans by the Township does not authorize or sanction drainage affecting adjoining properties.
H. 
All bridges and culverts shall be designed to support expected loads and to carry expected flows, and shall meet the current specifications and standards of the Commonwealth of Pennsylvania, Department of Transportation.
I. 
A complete drainage plan of the subdivision shall be submitted, including all necessary storm sewers and appurtenances, the design of which is based on a ten-year storm frequency, except in those areas where in the judgment of the Township Engineer or Governing Body, the likelihood of exceptional damage resulting from stormwater is such that additional design criteria is required. The drainage plan shall show the method of drainage of adjacent and contiguous territory and the method of disposal of all stormwater collected. The drainage plan shall be accompanied by design calculations.
J. 
The storm drainage system shall be provided as necessary to:
(1) 
Discharge stormwater runoff into common natural watercourses.
(2) 
Adequately drain all low points along streets.
(3) 
Intercept street stormwater runoff at intervals related to the extent and grade of the area drained.
(4) 
Provide positive drainage away from sewage facilities.
(5) 
Handle existing off-site runoff through the subdivision.
(6) 
Insure safe and proper disposal of stormwater where open watercourses are planned, through adequate safety, erosion and aesthetic measures.
K. 
Stormwater management shall meet all state, county and local standards.
Monuments shall be placed at all block corners, angle points, points or curves in streets and intermediate points as determined by the Township Engineer. Monuments shall, at a minimum, consist of 3/4-inch iron pins or other type of permanent monument approved by the Governing Body.
Should the subdivider plan to provide trees, their proposed location, spacing and species must be submitted for approval to the Governing Body.
A. 
In reviewing subdivision plans, the Planning Commission shall consider the adequacy of existing and proposed community facilities to serve Township residents.
B. 
Subdividers may give consideration to providing or reserving areas for community facilities and recreation facilities.
C. 
Recreation and community facilities developed totally or in part on land provided by a developer shall be established consistent with the criteria cited in § 178-28B of this chapter.
A. 
In wooded areas or where other natural conditions exist in such a manner that their presence adds to the desirability of a subdivision, the Governing Body shall require that the subdivider preserve as much of the original vegetation and natural conditions as is economically feasible.
B. 
All development and earthmoving activities subject to applicable law under the Pennsylvania Department of Environmental Protection, Title 25, Chapter 102, Erosion Control, shall be complied with:
(1) 
The developer shall notify the County Conservation District immediately upon making application for a building permit involving an earthmoving activity that affects five or more acres of land.
(2) 
The Township shall not issue a building permit for a development where it has been determined that the earthmoving activities require a permit (or verification that no permit is required) from the Department of Environmental Protection, pursuant to Section 102.41 and 102.42 relating to permit requirements of Title 25, Chapter 102, Erosion Control.
C. 
In cases where the cross slope exceeds 10% as shown on the grading plan, sod or seed shall be required to retain soil and prevent damage to finished street or lot grades. In all cases where the developer removes the sod, he shall immediately upon completion of grading (weather permitting) reseed such areas with common farm grass. In cases where the home builder creates side terraces, they shall immediately upon completion of grading be seeded with perennial rye grass or better.
A. 
If water is supplied from other than private wells on individual lots, the developer shall verify that the water supply is from a public utility having a "certificate of public convenience" from the PUC, a bona fide lot owners association, or a municipal entity.
B. 
If public water is available or definitely planned for the area, it shall be utilized for every subdivision of 10 lots or more. Public water service is deemed to be available where the distance from the access point of a main to the beginning point of a distribution system for the plan is 800 feet or less.
C. 
The developer shall supply and install all materials associated with the fire hydrant(s), as well as the fire hydrants themselves, where public water is available.
D. 
The materials and installation thereof shall comply with the requirements set forth by the local water utility company and by the municipality.
A. 
Sanitary sewer service is deemed to be available where the average distance from a main to the beginning point of a collection system for the development is 800 feet or less, unless the service is not topographically feasible.
B. 
If public sewers are available, the developer shall extend the main line to serve all lots in the subdivision. This main line extension shall be designed and constructed according to the specifications of the utility authority that provides sanitary sewer services.
C. 
Where municipal sewers are not available, the installation of a private sanitary sewage treatment plant and other appurtenances shall be subject to approval by the Pennsylvania Department of Environmental Protection and the Governing Body.
(1) 
In areas of the Township not presently served by public sewers, but in which they are to be installed within a reasonable time, in the opinion of the Planning Commission based on studies of the area, the Commission may require that capped sewer mains and house connections be installed in all subdivisions of 20 lots or more in addition to the required on-site facilities. The plans for the installation of a sanitary sewer system shall be prepared for the subdivision and approved by the engineer of the municipal authority to which it will be connected and the Pennsylvania Department of Environmental Protection. The engineer or authorized representative of the municipal authority shall inspect the sewer line before it is covered over. Upon completion of the sanitary sewer installation, one copy of each of the plans for such system as built shall be filed with the municipality and the Pennsylvania Department of Environmental Protection.
(2) 
In instances of severe conditions deemed unsuitable for on-site septic systems, the Planning Commission may recommend that the Governing Body require that the developer shall install adequate sewage treatment facilities as approved by the Township Engineer and the Pennsylvania Department of Environmental Protection. In these cases, plans for such sewage treatment facilities, instead of on-site septic systems, must be approved by the above mentioned departments before final approval of the subdivision may be given.
D. 
Private sewage disposal systems on individual lots shall be laid out and constructed in compliance with the Pennsylvania Department of Environmental Protection regulations.
E. 
No building permit will be issued for any construction or subdivision development until either an individual sanitary sewage disposal system, a sanitary sewage treatment plant installation or connection to a municipal sewerage system has been approved by the Governing Body or authorized agent thereof and the Pennsylvania Department of Environmental Protection, pursuant to the rules and regulations of the Pennsylvania Sewage Facilities Act (Act 537) as amended.[1]
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
F. 
No subdivision shall be approved for development by the Governing Body until the developer provides certification that mutually acceptable agreements have been reached between the developer and applicable private or municipal utility authorities relative to utility system installations, maintenance, ownership of facilities, tap fees and other related considerations.
The developer shall install street lights at all intersections shown on the approved plans and at other locations within the subdivision if deemed necessary by the Governing Body and Planning Commission. Such street lights shall conform to Duquesne Light specifications for contemporary type pole luminaries. Specific pole units shall include P. E. Control No. 36363. Luminarie No. 36640; two-hundred-fifty-watt Mercury Vapor Lamp No. 32877. Fourteen-foot pole No. 201202. Installation details to be followed are described in Duquesne Light specifications VG-8-1.
A. 
No developer shall proceed with the construction of any utilities or improvements, or make connection to any existing Township facility or utility system, without proper inspection by an authorized official or representative thereof. Drawings and specifications shall be provided in sufficient detail to show the form, construction and method of installation of the following and shall accompany or otherwise be a part of the subdivision plan.
(1) 
Streets, gutters and culverts.
(2) 
Storm sewers and surface drainage facilities.
(3) 
Water system.
(4) 
Sanitary sewers and septic tanks.
(5) 
Survey monuments.
B. 
No person shall dig or make any cuts or changes whatsoever in the cartway, gutters or rights-of-way of any Township, county or state road without first obtaining required approvals and/or permits.
C. 
No person shall connect to any water line, storm or sanitary sewer without obtaining a permit and paying the proper connection charge.
D. 
Grade stakes shall be set and cut sheets prepared and a copy furnished to the Township Secretary and Engineer before any work is started.
E. 
The developer shall notify the Township Engineer at least 24 hours prior to his intention to proceed with the construction or installation of said streets and improvements or any other work related to the improvements.
F. 
Inspection reports shall be prepared by an inspector authorized by the Governing Body.
G. 
Upon completion of the required improvements, a plan and profile of the improvements in the subdivision or land development as constructed shall be filed with the Township.
H. 
In all respects in which standards for required improvements are not set forth herein or specified by the Governing Body hereunder, the applicable state and municipal standard requirements shall govern.