A.
The construction of subdivision and some land development improvements
is the responsibility of the developer insomuch as it is his/her property
which is being developed. Adequate streets, utilities, and other improvements
are essential elements in the creation and preservation of stable
residential, commercial, and industrial areas and must be completed
by the developer.
A.
Utility and street improvements shall be provided, where required,
in each new subdivision as follows, except that improvements are not
required in existing public streets which may be incorporated into,
or be adjacent to, the subdivision:
(1)
Survey monuments and markers.
(2)
Water supply.
(3)
Public or community sanitary sewage facilities.
(4)
Storm drainage facilities.
(5)
Streets, including required grading, subgrade preparation, subdrainage,
subbase, and pavement.
(6)
Curbing on streets (if required).
(7)
Sidewalks (subject to approval); if installed, seeding or sod between
the sidewalk and curb.
(8)
Required utilities, streetlighting, street name signs and grading,
as required.
(9)
Erosion and sedimentation control, as needed.
(10)
Site grading.
A.
Survey monuments and markers shall be placed at all points as determined
by the following criteria. Monuments and pins will be regarded as
part of the needed improvements for all subdivisions and must be installed
prior to final plan approval.
(1)
Monuments shall be in accordance with the Public and Private Improvements
Code.
(2)
Markers shall be ferrous metal rods, 5/8 inch minimum diameter by
30 inches minimum length, or may be standard manufactured ferrous
metal survey markers of a similar length.
(3)
Monuments shall be placed by a registered surveyor so that the center
point shall coincide exactly with the intersection of lines to be
marked.
(4)
Monuments shall be placed so that they are flush with the final grade,
with the metal pin extending 1/4 inch.
(5)
Markers shall be driven into the ground so as to be approximately
flush with the final grade.
(6)
Monuments shall be set at the intersection of all lines forming angles
in the boundaries of major subdivisions. They shall also be set at
the intersection of all street right-of-way lines.
(7)
Markers shall be set at all lot angles and corners and at the beginning
and end of all curves in lot and street lines and at the angle points
of all streets rights-of-way.
(8)
An escrow bond of $150 per concrete monument must be delivered to
the Township. When monuments are placed, approved by the developer's
engineer and inspected by the Township Engineer, then the escrow bond
will be released to the developer.
If a development is within 1,000 feet of an existing water distribution
system, the developer shall utilize that system for the development's
water supply. If the water supply system is unable to provide the
needed service to the development, that fact must be clearly documented.
Those developments beyond the one-thousand-foot distance will not
be required to use same.
A.
Prior to the approval of the preliminary plan, the developer shall
provide documentation from the water agency that arrangements for
the provision of the water system are proceeding satisfactorily.
B.
Fire hydrants shall be provided concurrently with the construction
of the water supply. The hydrants and location shall be approved by
the local Fire Marshal.
C.
All public water systems shall be laid wherever possible in the street
right-of-way but outside the cartway and constructed in accordance
with the standards of the water supplier and the Pennsylvania Department
of Environmental Protection.
D.
Upon completion of the water supply system, and before any person
uses said water supply, the subdivider shall submit two copies of
as-built plans to the water supplier. Said as-built plans shall show
stationing of all valves, house taps, length and size of house connections
and location of fire hydrants and position of mains in the right-of-way.
E.
All inspection costs shall be borne and paid by the developer (see
Sections 503 and 510 of the MPC).
If a development is within 1,000 feet of an existing public
sewage collection system, the development shall utilize that system.
If that system cannot accept the projected development flows, that
fact must be fully documented. Developments using on-lot systems must
comply with all appropriate local, state and county requirements.
A.
The developer shall construct a sanitary sewer system and provide
lateral connections for each lot in accordance with the specifications
approved by the sanitary sewer authority. Construction shall also
comply with the appropriate standards of the Pennsylvania Department
of Environmental Protection. A sewer planning module shall be approved
by the sanitary sewer authority and DEP prior to final plan approval.
B.
The developer shall secure from the appropriate sanitary sewer authority
engineer a letter indicating the general design, location and preliminary
approval of the proposed sanitary sewer collection system. Prior to
the acceptance of the facilities by the sanitary sewer authority,
the developer shall supply documentation attesting to the proper installation
of the sanitary sewer collection system.
C.
In addition to the above-cited specifications:
(1)
Sanitary sewers shall be located in the right-of-way or an easement.
(2)
Manholes. Manholes shall be set at all changes to line or grade and
shall have a maximum spacing of 400 feet. (This may with slope vary
with pipe diameter.)
(3)
Storm sewers, where provided, shall not be connected with sanitary
sewers.
(4)
Footer drains, parking lot drains, or roof drains shall not be connected
to the sanitary sewers.
D.
All phases of construction, including excavation, trenching, installation
of the appropriate size of pipe, grading, backfilling and installation
of manholes, shall be in accordance with construction drawings approved
by the sanitary sewer authority and the Public and Private Improvements
Code and the Department of Environmental Protection (if required)
and shall be inspected by the sanitary sewer authority or Township
Engineer, or by his/her designated representative, during the entire
construction period. All inspection costs shall be borne by the developer
in accordance with the provisions of Sections 503 and 510 of the MPC.
E.
Upon completion of sanitary sewer installation, two copies of the
plans for such systems, as built, shall be filed with the sanitary
sewer authority. Said as-built plans shall show stationing of all
manholes, laterals, length of laterals, top elevations and invert
elevation and size and location of mains within the right-of-way.
The design and construction of storm sewer systems are covered
by the Potter Township Public and Private Improvements Code and the
Potter Stormwater Management Ordinance.
A.
Streets, culs-de-sac, curbs, and sidewalks shall be designed and
constructed in accordance with the Township Public and Private Improvements
Code.
B.
The developer shall submit plans, profiles, crosssections, and details
for streets, culs-de-sac, curbs, and sidewalks to the Township. The
developer shall not initiate construction until such plans have been
approved by the Township or the Township Engineer, including any revisions
required by the Township and the Township Engineer. Construction of
streets, culs-de-sac, curbs, and sidewalks shall be in accordance
with plans that have been approved by the Township.
C.
All streets and culs-de-sac shall have subdrainage systems consisting
of subgrade (blind) drains and pavement base drains, designed and
constructed in accordance with the Township Public and Private Improvements
Code.
D.
Specifications for industrial, commercial and other special use streets
will be determined by the Township Engineer on a case-by-case basis,
using current standards.
Gas, electric, telephone and cable utilities shall be located
in subdivisions in accordance with utility company practice and in
accordance with agreements with, or as approved by, the Township.
All buried utilities located within the roadway must be backfilled
with the same material and compaction requirements as specified for
storm or sanitary sewer backfill within roadways.
It shall be a requirement of all major subdivisions and certain
minor subdivisions (determined by the Beaver County Conservation District)
that the developer shall have a soil erosion and sedimentation control
plan and/or permit, prepared in accordance with current state law
(Erosion and Sedimentation Control, Chapter 102, Pennsylvania Rules
and Regulations, as amended), which shall be reviewed and approved
by the Beaver County Soil Conservation District or its successor organization.
The Township may also require a like plan for any minor subdivision.
The plan shall be fully implemented during the construction of the
development. A copy of the approved soil erosion and sedimentation
control plan, along with the approval letter, shall be submitted with
the subdivision plans.
Note: Township endorsement for E & S, stormwater, and wetlands
is to appear on the plan.
