The following improvements shall be installed by the subdivider. The final plan shall not be approved until final detailed design of the improvements is approved and the improvements are installed or security to the Board of Supervisors is provided.
Streets shall be brought to the grades and dimensions drawn on plans, profiles, and cross sections submitted by the subdivider and approved by the Township Engineer. The subdivider must install the required utilities and provide, where necessary, adequate subsurface drainage for the streets. The streets shall be designed and constructed to the standards set forth in this chapter.
Curbs and sidewalks shall be provided in accordance with the standards set forth in this chapter.
A. 
Installation of sanitary sewage treatment plants and other appurtenances shall be subject to approval by the Pennsylvania Department of Environmental Protection and the Board of Supervisors.
B. 
No building permit will be issued for any construction or development until either an individual sanitary sewage disposal system or a sanitary sewage treatment plant installation has been approved by the Board of Supervisors upon receipt of written approval of said system by the Pennsylvania Department of Environmental Protection pursuant to the requirements of the Pennsylvania Sewage Facilities Act (Act 537), as amended.[1]
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
C. 
Approval of the sanitary engineer. When the subdivision or land development is to be provided with a complete sanitary sewer system connected to a public sanitary sewer system, a statement of approval from the engineer of the sewerage system to which it will be connected shall be submitted to the Board of Supervisors.
D. 
Private sewer systems. When a complete private sanitary sewer system using a treatment plant is to be provided, a statement shall be submitted to the Board of Supervisors from the Pennsylvania Department of Environmental Protection certifying that a permit has been issued by the appropriate agency approving the proposed facilities. Adequate security for the maintenance of such plant shall be furnished to the Township.
E. 
On-lot sewage disposal. In subdivisions where public sewers are not available and a complete private sanitary sewer system is not required, on-lot sewage disposal systems shall be provided.
F. 
Capped sewer system. Where the sanitary sewer system is not yet accessible, but is planned for extension to the subdivision or development, the subdivider shall install sewer lines, including lateral connections, in order to provide service to each lot. The sewer mains shall be suitably capped at the limits of the subdivision and laterals shall be capped at the street right-of-way line when not extended to houses or other structures. When laterals are extended to houses or other structures, the internal plumbing system shall be constructed to accommodate them as well as any septic system required. At such time as any planned construction of extensions to the existing sanitary sewer system is under contract, the subdivider may reduce the size of any required septic system drain fields or septic tank by 50%.
A. 
Provision of system. The subdivision or land development shall be provided with a complete water main supply system which shall be connected to a municipal water supply or with a community water supply approved by the engineer of the applicable water utility company and the Pennsylvania Department of Environmental Protection with satisfactory provision for the maintenance thereof; except that, when such municipal or community water supply system is not available, each lot in a subdivision shall be capable of being provided with an individual water supply system in accordance with minimum standards approved by the Pennsylvania Department of Environmental Protection.
B. 
Plans. The plans for the installation of the mains of a water supply system shall be prepared for the subdivision or land development with the cooperation of the applicable water supply agency and approved by its engineer. A statement of approval from the engineer of the water supply agency to which the subdivision or land development will be connected, shall be submitted to the Board of Supervisors. Upon the completion of the water supply system, one copy of each of the plans for such system shall be filed with the Township.
C. 
Fire hydrants. Fire hydrants shall be provided as an integral part of any approved public water supply system. The Township Fire Marshall shall be consulted to determine the location of proposed fire hydrants.
A storm drainage system shall be provided in accordance with the standards as set forth in this chapter.
A. 
Easements for utilities shall have a minimum width of 15 feet.
B. 
To the fullest extent possible, easements for public utilities shall be centered on or adjacent to rear or side lot lines.
C. 
Telephone, electric, TV cable and such other utilities shall be installed underground and shall be provided within the street right-of-way or easements to be dedicated for such utilities, and in accordance with plans approved by the Board of Supervisors and the applicable utility company. Underground installation of the utility distribution and service lines shall be completed prior to street paving and gutter, curbing, and sidewalk installation.
A. 
Monuments shall be of concrete or stone, at least six inches by six inches by 30 inches, and marked on top with a copper or brass dowel. They shall be set at the intersection of lines forming angles in the boundaries of the subdivision and at the intersection of street lines. Markers shall be iron pipes or brass, 30 inches by 3/4-inch diameter, and set at all points where lines or lines and curves intersect.
B. 
Monument replacement. Any monuments or markers that are removed must be replaced by a registered land surveyor at the expense of the person responsible for the removal.
A. 
Shade trees shall be provided as specified in § 390-510E of this chapter.
B. 
Street name signs conforming to Township specifications shall be provided and installed by the subdivider or developer at all street intersections.
C. 
Open space shall be provided as specified in § 390-510 of this chapter.
D. 
Other improvements to promote public safety and health as required by the Board of Supervisors as a condition of approval.
All improvements shall be installed according to a time schedule which shall be approved by the Board of Supervisors.
A. 
The construction or installation of all improvements shall at all times be subject to inspection by representatives of the Township at costs to the Developer. If such inspection reveals that work is not in accordance with approved plans and specifications, that construction is not being done in a workmanlike manner, or that erosion or sediment controls are failing to prevent accelerated erosion or waterborne sediment from leaving the site of construction, the said representative is empowered to require corrections to be made and/or the suspension of subdivision approval, and to issue a cease-and-desist order.
B. 
The said cease-and-desist order shall be terminated upon determination by the Township that the said defects or deviations from plan requirements have been corrected.
C. 
No underground pipes, structures, subgrades, or base course shall be covered until inspected and approved by the Township. These inspections shall occur at the following intervals:
(1) 
Upon completion of rough grading, but prior to placing topsoil, installing permanent drainage or other site improvements, or establishing covers.
(2) 
Upon excavation and completion of subgrade.
(3) 
Prior to backfilling any sanitary or storm sewer lines.
(4) 
Upon excavation, installation, and completion of drainage structures, community sewage systems, or water supply systems.
(5) 
Before placing stone base course, or before initial layer of screenings.
(6) 
Before binder course.
(7) 
Before wearing course.
(8) 
Final inspection.
D. 
The developer shall notify the designated Township representative at least 24 hours in advance of completion of any construction operations requiring an inspection.
A. 
No plat shall be finally approved unless the streets shown on such plat have been improved to a mudfree or otherwise permanently passable condition, or improved as may be required by this chapter, and any walkways, curbs, gutters, streetlights, fire hydrants, shade trees, water mains, sanitary sewers, storm drains and other improvements as may be required by this chapter have been installed in accordance with this chapter.
B. 
In lieu of the completion of any improvements required as a condition for the final approval of a plat, the developer shall execute a development agreement containing such covenants, warrants, securities, terms and conditions, and in a form prescribed by the Board of Supervisors, and deposit with the Township financial security in a form acceptable to the Township in an amount sufficient to cover the costs of any improvements or common amenities including, but not limited to, roads, stormwater detention and/or retention basins and other related drainage facilities, recreational facilities, open space improvements, or buffer or screen plantings which may be required.
C. 
When requested by the developer, in order to facilitate financing, the Board of Supervisors shall furnish the developer with a signed copy of a resolution indicating approval of the final plat contingent upon the developer obtaining a satisfactory financial security. The final plat or record plan shall not be signed nor recorded until the financial improvements agreement is executed. The resolution or letter of contingent approval shall expire and be deemed to be revoked if the financial security agreement is not executed within 90 days unless a written extension is granted by the Board and placed, in writing, at the request of the developer.
D. 
Without limitation as to other types of financial security which the Township may approve, which approval shall not be unreasonably withheld, federal or commonwealth chartered lending institution irrevocable letters of credit and restrictive or escrow accounts in such lending institutions shall be deemed acceptable financial security for the purposes of this section. Such financial security shall be posted with a bonding company or federally or commonwealth-chartered lending institution chosen by the party posting the financial security, provided said bonding company or lending institution is authorized to conduct such business within the commonwealth.
E. 
Such bond, or other security shall provide for, and secure to the public, the completion of any improvements which may be required on or before the date fixed in the formal action of approval or accompanying agreement for completion of the improvements.
F. 
The amount of financial security to be posted for the completion of the required improvements shall be equal to 110% of the cost of completion estimated as of 90 days following the date scheduled for completion by the developer. Annually, the Township may adjust the amount of the financial security by comparing the actual cost of the improvements which have been completed and the estimated cost for the completion of the remaining improvements as of the expiration of the 90th day after either the original date scheduled for completion or a rescheduled date of completion. Subsequent to said adjustment, the Township may require the developer to post additional security in order to assure that the financial security equals said 110%. Any additional security shall be posted by the developer in accordance with this subsection.
G. 
The amount of financial security required shall be based upon an estimate of the cost of completion of the required improvements, submitted by an applicant or developer and prepared by a professional engineer licensed as such in this commonwealth and certified by such engineer to be a fair and reasonable estimate of such cost. The Township, upon the recommendation of the Township Engineer, may refuse to accept such estimate for good cause shown. If the applicant or developer and the municipality are unable to agree upon an estimate, then the estimate shall be recalculated and recertified by another professional engineer licensed as such in this commonwealth and chosen mutually by the Township and the applicant or developer. The estimate certified by the third engineer shall be presumed fair and reasonable and shall be the final estimate. In the event that a third engineer is so chosen, fees for the services of said engineer shall be paid equally by the Township and the applicant or developer.
H. 
If the party posting the financial security requires more than one year from the date of posting of the financial security to complete the required improvements, the amount of financial security may, at the Township's sole discretion, be increased by an additional 10% for each one-year period beyond the first anniversary date from posting of financial security or to an amount not exceeding 110% of the cost of completing the required improvements as reestablished on or about the expiration of the preceding one-year period by using the above bidding procedure. Failure to increase the financial security in any single year shall not be deemed a waiver of the Township's rights in any subsequent year. In the case where development is projected over a period of years, the Township may authorize submission of final plats by sections or stages of development subject to such requirements or guarantees as to improvements in future sections or stages of development as it finds essential for the protection of any finally approved section of the development.
I. 
As the work of installing the required improvements proceeds, the party posting the financial security may request the Township to release or authorize the release, from time to time, such portions of the financial security necessary for payment to the contractor or contractors performing the work. Any such requests shall be in writing, addressed to the Township, and the Township shall have 45 days from receipt of such request within which to allow the Township Engineer to certify, in writing, to the Township that such portion of the work upon the improvements has been completed in accordance with the approved plat. Upon such certification the Township shall authorize release by the bonding company or lending institution of an amount as estimated by the Township Engineer fairly representing the value of the improvements completed or, if the Township fails to act within said forty-five-day period, the Township shall be deemed to have approved the release of funds as requested. The Township may, prior to final release at the time of completion and certification by the Township's Engineer, require retention of 10% of the estimated cost of the aforesaid improvements.
J. 
Where the Township accepts dedication of all or some of the required improvements following completion, the Township may require the posting of financial security to secure structural integrity of said improvements as well as the functioning of said improvements in accordance with the design and specifications as depicted on the final plat for a term not to exceed 18 months from the date of acceptance of dedication. Said financial security shall be of the same type as otherwise required in this section with regard to installation of such improvements, and the amount of the financial security shall be 15% of the actual cost of installation of said improvements.
K. 
If water mains or sanitary sewer lines, or both, along with apparatus or facilities related thereto, are to be installed under the jurisdiction and pursuant to the rules and regulations of a public utility or municipal authority separate and distinct from the Township, financial security to assure proper completion and maintenance thereof shall be posted in accordance with the regulations of the controlling public utility or municipal authority and shall not be included within the financial security as otherwise required by this section.
L. 
If financial security has been provided in lieu of the completion of improvements required as a condition for the final approval of a plat as set forth in this section, the Township shall not condition the issuance of building, grading or other permits relating to the erection or placement of improvements, including buildings, upon the lots or land as depicted upon the final plat upon actual completion of the improvements depicted upon the approved final plat. Moreover, if said financial security has been provided, occupancy permits for any building or buildings to be erected shall not be withheld following the improvement of the streets providing access to and from existing public roads to such building or buildings to a mudfree or otherwise permanently passable condition, as well as the completion of all other improvements as depicted upon the approved plat, either upon the lot or lots or beyond the lot or lots in question, if such improvements are necessary for the reasonable use of or occupancy of the building or buildings.
M. 
When the developer has completed all of the necessary and appropriate improvements, the developer shall notify the Township, in writing, by certified or registered mail, of the completion of the aforesaid improvements and shall send a copy thereof to the Township Engineer. The Township shall, within 10 days after receipt of such notice, direct and authorize the Township Engineer to inspect all of the aforesaid improvements. The Township Engineer shall, thereupon, file a report, in writing, with the Township, and shall promptly mail a copy of the same to the developer by certified or registered mail. The report shall be made and mailed within 30 days after receipt by the Township Engineer of the Township's authorization; said report shall be detailed and shall indicate approval or rejection of said improvements, in whole or in part, and if said improvements, or any portion thereof, shall not be approved or shall be rejected by the Township Engineer, said report shall contain a statement of reasons for such nonapproval or rejection.
N. 
The Township shall notify the developer, within 15 days of receipt of the engineer's report, in writing, by certified or registered mail of the action of the Township.
O. 
If the Township or the Township Engineers fails to comply with the time limitation provisions contained herein, all improvements will be deemed to have been approved and the developer shall be released from all liability, pursuant to its performance guaranty bond or other security agreement.
P. 
If any portion of said improvements shall not be approved or shall be rejected by the Township, the developer shall proceed to complete the same and, upon completion, the same procedure of notification shall be followed.
If the subdivider or developer does not satisfactorily construct or install all of the improvements included within the agreement referred to in § 390-612(B) hereof, the Board of Supervisors shall institute appropriate legal or equitable proceedings to enforce the bond or other security referred to in § 390-612(B) hereof, or, if no bond or other security is enforceable or if the proceeds thereof are insufficient to pay the cost of completing the construction or installation of such improvements or the cost of making repairs or corrections thereto, to collect the same from the subdivider or developer. The Board of Supervisors, at their option, may also proceed to complete such improvements or make repairs and corrections thereto prior to receiving the cost thereof from the surety on the bond, from the other security, or from the subdivider or developer. All funds recovered from the surety, from other security, or from the subdivider or developer shall be used solely for such improvements and not for any other Township purpose.