[Ord. 101, 9/14/1993, § 501]
1.
Monuments shall be placed so that the scored or marked point coincides
exactly with the point of intersection of the lines being monumented.
They shall be set so that the top of the monument is level with the
finished grade of the surrounding ground. Monuments shall be marked
on top with a copper, steel or brass plate or dowel set in the concrete.
2.
Monuments shall be a minimum size of one inch square or one inch
in diameter, 36 inches long. Monuments shall be made of iron or steel
bars and shall be set by or under the direct supervision of a professional
engineer or licensed land surveyor.
3.
Removal. Any monument that is removed shall be replaced by or under
the direct supervision of a licensed surveyor at the developer's
cost. This obligation will terminate after the guarantee period associated
with the installation of improvements has ended.
[Ord. 101, 9/14/1993, § 502]
Street improvements shall be installed to the grades and dimensions shown on the plans, profiles and cross-sections submitted by the developer and approved by the Planning Commission. Also, see Part 4. Before installing the street base the developer shall install all required utilities and provide, where necessary, adequate stormwater drainage for the street acceptable to the Planning Commission.
[Ord. 101, 9/14/1993, § 503; as amended by Ord.
119, 4/14/1998]
1.
All properties shall be connected to a public sanitary sewer system
if required by Township ordinance. If a public sewer system is proposed,
the developer shall submit the Pennsylvania Department of Environmental
Protection Planning Modules and also a statement from the Ralpho Township
Municipal Authority certifying that adequate reserve capacity exists
to serve the proposed subdivision. It is encouraged that this submission
be made during the sketch plan stage; however it is required to be
submitted as supporting documentation with the preliminary plan submission.
2.
Where a public sanitary sewer system is not presently accessible
but is planned for extension to the development or to within 1,000
feet of the development within five years, the developer shall install
sewer lines, including lateral connections to provide adequate service
to each lot when connection with the public system is made. The sewer
lines shall be capped at the limits of the development and the laterals
shall be capped at the street right-of-way line. When capped sewers
are provided, on-site disposal facilities shall also be provided.
All capped sewers shall be designed and constructed in accordance
with the requirements of the Ralpho Township Municipal Authority.
3.
If connection to a central public sanitary sewer system is not possible
as determined by the Ralpho Township Municipal Authority, the feasibility
of constructing a separate public system and treatment works may be
investigated by the developer and a report submitted setting forth
the findings.
4.
Where neither of the above alternatives are possible or feasible,
an individual sewage disposal system consisting of a septic tank and
tile absorption field or other approved sewage disposal system shall
be considered. All such individual sewage disposal systems shall be
constructed in accordance with the Department of Environmental Protection
regulations. See § 404.
5.
See § 514 for material and construction requirements.
[Ord. 101, 9/14/1993, § 504]
1.
Where a water main supply system is within 1,000 feet of or where
plans approved by the Board of Supervisors provide for the installation
of such public water facilities, the developer shall provide the development
with a complete water supply system to be connected to the existing
or proposed water supply system in accordance with the water utility's
specifications.
2.
If connection to a public water supply is not possible, the feasibility
of constructing a separate water supply system may be investigated
and a report submitted setting forth the findings.
3.
Where neither of the above alternatives are possible or feasible,
an individual water supply system shall be permitted. All such individual
systems shall meet all applicable regulations.
4.
See § 514 for material and construction requirements.
5.
If 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, applicants shall present evidence to the Planning
Commission that the subdivision or development is to be supplied by
a certificated public utility, a bona fide cooperative association
of lot owners, or by municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment for agreement to serve the
area in question, whichever is appropriate, shall be acceptable evidence.
6.
Fire hydrants shall be installed with the extension of water mains
in locations approved by the Fire Chief, which assure adequate accessibility
of fire equipment and personnel. Fire hydrants shall be located in
such a manner that no lot served shall be further than 500 feet, as
measured by way of accessible streets, negotiable by fire fighting
apparatus, from a hydrant.
[Ord. 101, 9/14/1993, § 505]
The developer shall install storm sewers, culverts, drainageways,
detention basins and related facilities, as necessary to:
A.
Permit the unimpeded flow of natural watercourses.
B.
Ensure the drainage of all low points along the line of streets.
C.
Intercept stormwater runoff along streets at intervals reasonably
related to the extent and grade of area drained.
D.
Provide positive drainage away from on-site disposal facilities.
E.
Take surface water from the bottom of vertical grades, dead water
from springs and avoid excessive use of cross gutters.
F.
Eliminate any increase in the volume and rate of runoff from the
development over its undeveloped state.
G.
See § 514 for material and construction requirements.
H.
Design.
(2)
Ditches and swales will not exceed a channel depth of 36 inches
and should be constructed in such a manner as to permit the most-gradual
slope of the side walls.
[Amended by Ord. 188, 7/11/2017]
(3)
Maintenance of swales and ditches is the responsibility of the
property owner. This includes the removal of debris and foreign matter
which may have entered or been placed in the swale or ditch. The placement
of any matter such as rocks, dirt, stones, leaves, grass cuttings,
branches or other material that was not originally part of the ditch
or swale is prohibited. Cuttings from grass or weeds which were growing
in a ditch or swale may be left in the ditch or swale as long as such
cuttings do not become an obstruction to the free flow of water.
[Ord. 101, 9/14/1993, § 506]
Street name signs shall be placed at one corner of every intersection.
The design must be according to Township specifications. The developer
shall bear the cost of purchase and installation of street name signs
by the Board of Supervisors.
[Ord. 101, 9/14/1993, § 507]
1.
Before starting with any construction or installation of improvements,
the developer shall obtain a building permit from the Code Enforcement
Officer. When the developer has completed all of the required improvements,
he shall notify the Board of Supervisors, in writing, of the completion
of aforesaid improvements. The Board of Supervisors shall, within
10 days after receipt of such notice, direct and authorize the inspection
of the aforesaid improvements. If directed by the Board of Supervisors
the Township Engineer shall file a report, in writing, and shall promptly
deliver a copy of same to the Board of Supervisors and the developer.
Said report shall be detailed and shall indicate approval or rejection
of said improvements, either in whole or in part; and if said improvements,
or any portion thereof, shall not be approved, said report shall contain
a statement of reasons for such disapproval or rejection.
2.
If any portion of the said improvements shall not be approved or
shall be rejected by the Board of Supervisors, the developer shall
proceed to complete the same and, upon completion, the same procedure
of notification, as outlined herein, shall be followed.
3.
Upon satisfactory completion of all required improvements by the
developer, and an as-built plan reflecting completion of all required
improvements, the Board of Supervisors shall issue the developer a
certificate of completion. Issuance of the certificate of completion
shall serve as authorization for release of any improvement bonds
or financial security guaranteeing completion of the improvements.
[Amended by Ord. 188, 7/11/2017]
[Ord. 101, 9/14/1993, § 508]
In the event that any improvements which may be required have
not been installed as required by this chapter or in accordance with
the approved final plan, the Board of Supervisors is hereby granted
the power to enforce any corporate bond, or other security guarantee
by appropriate legal and equitable remedies. If proceeds of such bond,
or other security are insufficient to pay the cost of installing or
making repairs or corrections to all the improvements covered by said
security, the Board of Supervisors may, at its option, install part
of such improvements in all or part of the subdivision or land development
and may institute appropriate legal or equitable action to recover
the moneys necessary to complete the remainder of the improvements.
All of the proceeds, whether resulting from the security or from any
legal or equitable action brought against the developer, or both,
shall be used solely for the installation of the improvements covered
by such security, and not for any other purpose.
[Ord. 101, 9/14/1993, § 509]
Upon installation by the developer and subsequent inspection
by the Township Engineer, the developer shall take final steps to
dedicate the improvements that the Board of Supervisors is willing
to accept. The recording of the final plan, following approval by
the Board of Supervisors, has the effect of an irrevocable offer to
dedicate all streets and other public ways and areas to public use.
The offer, however, does not impose any duty on the Board of Supervisors
concerning maintenance or improvement until the Board of Supervisors
has made the actual acceptance, in accordance with the procedures
required by the Second Class Township Code.
[Ord. 101, 9/14/1993, § 510]
Where a proposed park, playground, open space, school or other
public site is shown on the Township Comprehensive Plan, the developer
may be requested to dedicate all or part of such a site in accordance
with the following:
[Ord. 101, 9/14/1993, § 511]
In a development abutting a lake, river or other significant
water body, the Board of Supervisors, upon consultation with the Planning
Commission, may request the dedication or reservation of:
[Ord. 101, 9/14/1993, § 512]
On sites reserved for eventual public acquisition, no building
development is permitted during the period of reservation, said period
of time not to extend more than 18 months without consent of the developer.
Such reservations shall be noted on the final plan.
[Ord. 101, 9/14/1993, § 513]
1.
All installation of underground utilities shall meet, as a minimum,
the material and construction requirements of each respective utility.
2.
Notwithstanding the above, all underground utilities proposed to
lie within Township rights-of-way or easements and to be located under
existing or proposed, paved or unpaved, streets, shoulders, driveways
or sidewalks shall meet the following requirements:
A.
Pipe bedding material shall be placed starting six inches below the
bottom of the pipe to 12 inches above the top of the pipe, and shall
consist of PennDOT No. 2A — crushed natural stone; free of shale,
clay, friable material, sand, debris; graded in accordance with the
PennDOT Manual 408 (latest edition), § 703.2, Coarse Aggregate.
B.
Trench backfill material from 12 inches above the top of the pipe
to the subgrade elevation shall consist of PennDOT No. 2RC graded
in accordance with the PennDOT Manual 408 (latest edition), § 703.3,
Select Granular Material (2RC).
3.
All underground utilities proposed
to lie within Township rights-of-way or easements and to not be located
under existing or proposed, paved or unpaved, streets, shoulders,
driveways or sidewalks, shall meet the following requirements:
(1)
Pipe bedding material shall be placed starting six inches below the
bottom of the pipe to 12 inches above the top of the pipe, and shall
consist of PennDOT No. 2A — crushed natural stone; free of shale,
clay, friable material, sand, debris; graded in accordance with the
PennDOT Manual 408 (latest edition), § 703.2, Coarse Aggregate.
(2)
Trench backfill material from 12 inches above the top of pipe to
the subgrade elevation may be material excavated from the trench if
free of stones larger than eight inches in size and if free of wet,
frozen or organic materials.
4.
If trench settlement occurs under any paved street during the guarantee
period, the developer shall be required to restore the trench as well
as completely repave the entire block of the street where the trench
settlement occurred. This new pavement shall be preceded by a bituminous
tack coat and shall consist of a minimum of one inch of ID-2 wearing
course. All materials and placement shall conform to PennDOT Manual
408, latest edition.
[Ord. 101, 9/14/1993, § 514]
1.
Construction Observation.
A.
General.
(1)
All applicants shall bear all costs of construction observation
and testing of such roads, streets, lanes or alleys. The applicant
shall deposit with the Township the sum of $5,000. Funds shall be
withdrawn from this escrow by the Township to pay all construction
observation and testing fees billed to it and approved by the Township
Supervisors. Copies of all bills paid from the escrow fund shall be
provided to the applicant. When the escrow fund is drawn down to $1,000,
the Township shall notify the applicant, who shall immediately make
a deposit sufficient to bring the escrow balance back to its original
amount of $5,000.
(2)
The contractor may not, under any circumstances, proceed with
subsequent stages of construction until authorization to proceed is
given by the Township. All construction shall be observed by the Township
Engineer or an authorized representative. It is the contractor's
and/or developer's responsibility to notify the Township as well
as the Township Engineer of the construction schedule and also at
least 48 hours prior to commencement of any phase of construction
as specified in this section. Failure to provide notification shall
be sufficient to find the work unacceptable and cause the work to
be reperformed.
(3)
Final inspection of any road, street, lane or alley shall occur
immediately prior to acceptance by the Township to ensure it meets
the standards and specifications herein.
B.
Construction Phases Requiring Observation.
[Amended by Ord. 188, 7/11/2017]
|
Construction Phase
|
Description of Work to be Observed
| |
|---|---|---|
|
1
|
Installation of soil erosion and sedimentation control measures
| |
|
2
|
Construction of the stormwater management facilities (record
drawing shall be provided by the Township)
| |
|
3
|
Any excavation, utility installation, and backfilling within
the right-of-way or easements; and construction of stormwater management
facilities. All utility service laterals shall require inspection
of backfilling to determine suitability of backfill material and compaction.
This is required at all points within the right-of-way.
| |
|
4
|
Rough grading of streets in accordance with this section and
the approved design drawings
| |
|
5
|
Fine grading and compaction of streets (subgrade preparation)
in accordance with this section and the approved design drawings
| |
|
6
|
Placement of subbase to include any further fine grading and
compaction
| |
|
7
|
Construction and backfilling of curbing
| |
|
8
|
Placement of the bituminous base course (each successive lift
shall require separate notification)
| |
|
9
|
Placement of the bituminous wearing course as a scratch coat
| |
|
10
|
Placement of the bituminous wearing course (as a general practice,
no coring of the wearing course shall be required)
| |
|
11
|
Fine grading and seeding within the right-of-way
| |
|
12
|
Other site amenities
|
C.
Construction Testing.
(1)
The Township shall require all testing procedures used in the
construction process to adhere to the Pennsylvania Department of Transportation
Testing Manual, unless otherwise amended.
(2)
If coring is deemed necessary, the cores shall be taken in accordance
with random sampling procedures outlined in the Pennsylvania Department
of Transportation Testing Manual. Core test results shall be provided
to the Township.
[Ord. 101, 9/14/1993, § 515]
From time to time it becomes necessary to make changes to previously
approved plans when job conditions and other circumstances that could
be not be foreseen by developers and their agents or the Board of
Supervisors and their agents dictate such change. When such change
becomes necessary, the following expedited procedure shall be used:
A.
The entity requesting the change shall put in writing the exact nature
of the change being requested. The request will include as a minimum:
B.
For changes requested by the developer, the developer shall coordinate
the formation of a three-person committee to review and give approval
to the request.
(1)
The committee shall consist of the Township Engineer, a Supervisor
and one of the following: a Supervisor, the Code Enforcement Officer,
the Roadmaster or a member of the Planning Commission.
C.
Approval can be given on recommendation of a majority of the committee
as soon as the committee has agreed on a course of action.
D.
Such action must be in writing and signed by the members of the committee
and the developer or his agent.
E.
The committee shall have jurisdiction to determine change orders
not exceeding $1,500.
F.
All changes requested by the Township shall be in writing to the
developer, the developer must agree to such changes in writing within
14 days from receipt of the request from the Township.
