[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.
A. 
Monuments. Monuments shall be set:
(1) 
At all lot corners including points of curve and tangency except those monumented.
(2) 
Prior to the time of final plan approval.
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.
(1) 
All facilities and installation for the control of stormwater shall be designed in accordance with the Ralpho Township Stormwater Management Ordinance [Chapter 26, Part 1].
(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:
A. 
The land to be dedicated must be suitable in size, shape, topography and general character for the proposed used.
B. 
The amount of land requested for the dedication may not exceed 0.02 acres of land for each gross acre developed on the final plan.
[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:
A. 
Any title to the water body the developer may possess beyond the wharf or dock line for public use.
B. 
Up to 20% of land abutting the shore for public use.
[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:
(1) 
The circumstances of the condition as they exist in the original approval.
(2) 
The specifics of the condition as they will exist, if approval is given.
(3) 
The reason the change is needed.
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.