A. The purpose of this Part is to establish and define the public improvements
which will be required to be constructed by the applicant as a condition
for final plan approval.
B. All construction shall be completed in accordance with the specific
conditions of the commitment and the accepted drawings and specifications
and in the manner acceptable to the Board of Supervisors.
The improvements included within this Part are minimum requirements.
The Board of Supervisors reserves the right in any case to increase
the same if conditions so warrant.
A. Adequate provisions for the satisfactory maintenance of all open
space, streets, drainage facilities and all other public improvements
shall be required. The method of such maintenance shall be explained
at the time of preliminary and final plan submission.
B. Dust shall be controlled at all times.
C. Special measures shall be taken to prevent the spread of soil material,
stone and/or foreign materials onto existing roadways.
A. The construction of streets, roads, lanes, driveways and alleys,
as shown upon final plans and as contained in contract agreements,
shall in every respect conform to the requirements of these subdivision
regulations.
B. All streets shall be graded to:
(1) The grades shown on the street profiles and cross-section plan submitted
and approved with the final plan.
(2) The full width of the right-of-way.
The owner shall erect at every street intersection a street
sign having thereon the names of the intersecting streets. At intersections
where streets cross, there shall be at least two such street signs.
At intersections where one street ends or joins with another street,
there shall be at least one such sign.
The owner shall install or cause to be installed, at the owner's
expense, all traffic control signs deemed necessary by the Board of
Supervisors. Such traffic control signs shall include, but not be
limited to, stop signs and one-way street designations. Construction
and installation of all such traffic control signs conform to all
applicable provisions of the Pennsylvania Motor Vehicle Code.
At the discretion of the Board of Supervisors, the owner shall
install or cause to be installed, at the owner's expense, metal pole
streetlights serviced by underground conduit in accordance with a
plan to be prepared by the Philadelphia Electric Company and approved
by the Board in conformity with a general standard of streetlighting
established by the Board. Provisions shall be made for energizing
such lighting after 50% or more of the dwellings in a given subdivision
or land development, or section of a subdivision or land development,
have been occupied. The owner shall be responsible for all costs involved
in lighting the streets until such time that the streets are accepted
or condemned as public streets by the Board.
A. Monuments shall be placed at each change in direction of boundary,
two to be placed at each street intersection and one on one side of
each street at angle points and at the beginning and end of curves.
Utility easements shall be monumented at their beginning and at their
end, and areas to be conveyed for public use shall be fully monumented
at their external boundaries.
B. Monuments shall be placed in the ground after final grading is completed,
at a time specified by the Township Engineer. The monument shall be
concrete, the size and length as may be approved by the Township Engineer.
C. All monuments shall be checked for accuracy by the Township Engineer
or, if the Township Engineer requires, their accuracy certified by
the owner's engineer. Accuracy of monument shall be within 3/100 of
a foot.
Sidewalks shall be constructed on one side of all frontage streets
and both sides of all other streets within the subdivision or land
development unless, in the opinion of the Board of Supervisors with
the advice of the Planning Commission, they are unnecessary for public
safety and convenience.
Curbs shall be provided along both sides of all streets. Curbing
shall be constructed of Class A concrete. All curbs shall have a depth
of 18 inches. The bottom width shall be eight inches and the top width
shall be six inches, with only the exposed face canted. The front
edge shall be rounded off to a three-quarter-inch radius. The curb
shall have a seven-inch reveal. Curbing shall be installed in ten-foot
sections with steel plate separations, the steel plates to be removed
after the concrete has set. Bituminous or similar expansion joints
are to be installed every 30 feet.
The owner shall construct stormwater drainage facilities, including
curbs, catch basins and inlets, storm sewers, road ditches and open
channels in order to prevent erosion, flooding and other hazards to
life and property. All such facilities are to be of adequate size
and grade to hydraulically accommodate maximum potential volumes of
flow.
[Amended 8-16-1989 by Ord. No. 150; 5-18-2005 by Ord. No. 264]
A. The owner shall construct water mains in such a manner as to make
adequate water service available to each lot or dwelling unit within
the subdivision or land development. Laterals which meet the specifications
of the Township Engineer shall be installed.
B. 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 clear evidence to the Board
of Supervisor that the subdivision or development is to be supplied
by a certified public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority or utility,
and all documents necessary to establish the existence of entity or
contract with the entity supplying water shall be submitted to the
Township and approved by the Township as a condition of final plan
approval. A copy of a certificate of convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative, agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable evidence.
C. The system shall comply with all fire protection standards of the Uniform Construction Code as adopted by the Township and the standards of §
22-420 of this chapter.
[Amended 12-5-1984 by Ord. No. 111; 12-30-1985 by Ord. No. 118; 1-20-1988 by Ord. No. 134; 5-18-2005 by Ord. No. 264]
Where no public water is accessible, water shall be furnished by the owner on an individual lot basis. The owner or applicant shall comply with all requirements of §
22-608 and Chapter
26, Parts 2 and 3, which set forth regulations for the production and private wells (Ord. No. 216) as well as the requirements for hydrogeologic reports
and water quantity and quality analyses.
The owner shall construct sanitary sewers in such a manner as
to make adequate sanitary sewage service available to each lot within
the subdivision. Laterals which meet the specifications of the Township
Engineer shall be installed.
If public sewer facilities are not available, the owner shall
provide for sewage disposal on an individual lot basis according to
rules, regulations, terms and conditions of the Pennsylvania Department
of Environmental Protection, County Department of Health, and Township
ordinances. Any and all holes excavated for the testing of private
sewage disposal systems shall be filled in to original grade within
30 days of excavation. Failure to fill such within 30 days shall constitute
a violation of these subdivision regulations, and each day that such
excavated hole remains unfilled shall constitute a separate offense.
A. The owner shall cause gas, electric power and telephone facilities
to be installed in such a manner as to make adequate service available
to each lot or dwelling unit in the subdivision or land development.
B. All public utilities required to service subdivisions and land developments
shall be placed underground, except for minor exceptions necessary
to permit the overall installation of utilities.
C. Where practical, all utilities shall be located within the street
right-of-way. Otherwise, easements or rights-of-way of sufficient
width for installation and maintenance shall be provided.
D. Final plans shall show locations of all utilities and shall be coordinated
with required street planting.
No building permit shall be issued for any lot within the subject
subdivision and no building permit shall be issued for a land development
until:
A. All required public improvements have been fully completed to the
satisfaction of the Township and the Township Engineer.
B. All public improvements have been fully completed in accordance with
these subdivision regulations, all other applicable Township ordinances,
the developer's agreement and all applicable conditions of final plan
approval.
C. All required escrows have been posted and a maintenance bond in a
form satisfactory to the Township has been filed with and accepted
by the Board of Supervisors.
The Township Engineer shall be notified by the owner or contractor
at least 72 hours in advance of the commencement of any construction
work on required improvements so that provision may be made for the
proper inspection of all such construction work. Samples of materials
and every reasonable facility for ascertaining whether the work is
in conformity with the provisions of these subdivision regulations
shall be furnished to the Township Engineer.
[Added 1-5-1981 by Ord.
No. 75]
The owner or applicant shall construct, install and/or improve
and repair all off-site improvements whenever such work becomes necessary
due to the owner's or applicant's proposed subdivision and/or land
development. Such off-site improvements shall include, but are not
limited to, construction of roads, widening of roads, stormwater drainage
facilities, bridges, culverts, traffic control devices and water supply
systems.
[Added 1-5-1981 by Ord.
No. 75; amended 5-18-2005 by Ord. No. 264]
A. All land developments shall post the building construction type (roof
and floor construction) via small, triangular signs (see detail in
Appendix D) in a visible location either on each building or on street
signs leading into the development or at location(s) approved by the
Fire Marshal.
B. All land developments greater than three lots, or when deemed necessary
in the opinion of the Fire Marshal, shall install a permanent firefighting
hydrant system meeting the following requirements:
(1) All hydrant and system design standards shall be as set forth in
the Upper Makefield Township Standard Specifications for the Design
and Construction of Water Distribution Systems, Sewage Collection
Systems and Force Mains (rev. June 2002, or as amended) unless specifically
stated otherwise in this chapter.
(2) The maximum distance between hydrants shall be 1,200 feet.
(a)
A "no parking" zone in front of and extending 12 feet on all
sides of each hydrant shall be delineated with signs and/or by painting
the curb/road.
(3) The mains shall be made of ductile iron and shall be a minimum of
42 inches below grade to the top of the pipe at all locations.
(4) When a public centralized water system is available or is intended
to be constructed:
(a)
A minimum of 60,000 gallons of water shall be held in storage
and available at all times for firefighting.
(b)
The design shall be such that a minimum of 500 gallons per minute
(500 gpm) of water at 20 pounds per square inch gauge (20 psig) residual
pressure is available at the most limiting (by either distance or
elevation) hydrant in the system.
(c)
Hydrants shall be painted national standard yellow.
(d)
Provision shall be made to require future owner(s) of the system
to flow-test each hydrant at least once per year and to deliver a
report of the test results to the Fire Marshal.
(5) When a dry system is to be constructed:
(a)
The mains shall be a minimum of six inches in diameter.
(b)
Provision shall be made to ensure complete drainage of water
out of the system after every use.
(c)
Where an appropriate natural source of water is available in
the opinion of the Fire Marshal, a permanent six-inch suction standpipe
shall be installed.
(d)
A specific staging area containing a minimum of 400 square feet
shall be provided adjacent to any suction standpipe and adjacent to
the first hydrant in the system to serve as a staging area for fire
apparatus and equipment.
(e)
Hydrants shall be painted national standard green.
(f)
Provision shall be made to require future owner(s) of the system
to flow-test each hydrant at least once per year and to pressure-test
the entire system at least every five years and to deliver all test
results to the Fire Marshal.
(6) Review and approval by the Fire Marshal of both the hydrants and
the water system or dry system shall be required.
(7) Acceptance testing of all systems shall be according to NFPA 24, Chapter
9. Results of initial testing and certification and all subsequent tests shall be delivered to the Fire Marshal. Newly installed systems shall be tested successfully before a certificate of occupancy is issued for any of the structures it serves.
[Added 1-5-1981 by Ord.
No. 75]
A. Land bordering the Delaware River and/or the Delaware River Canal
shall be provided with access roads 20 feet in width with an eight-inch
stone base giving access to the canal and/or river from the nearest
street within the development. One access road shall be installed
every 2,000 feet. A general easement shall be granted over the access
road for firefighting and emergency purposes. Such easement shall
run to the benefit of all local fire companies. The access road shall
be considered a public improvement.
B. All ponds, creeks, retention basins and other water resources suitable for use in firefighting shall be provided with access roads for the purposes set forth in Subsection
A hereof, and the access roads shall conform to the standards and requirements set forth in Subsection
A hereof.