The following improvements contained in this article shall be constructed at the expense of the subdivider or developer as stipulated in the improvement agreement (see Article VI) and in a manner approved by the Planning Commission and Board of Supervisors, consistent with sound construction and local practice.
Where specific standards and specifications are required by this chapter, they shall apply. In all respects in which standards for required improvements are not set forth herein or specified by the Township hereunder, the applicable standards requirements of the Commonwealth of Pennsylvania shall govern. Where there are no such specifications, improvements shall be constructed in accordance with specifications furnished by the engineer.
A.
Monuments shall be of concrete or stone, with a minimum size of six inches by six inches by 30 inches, and marked on top with a copper or brass dowel. Markers shall consist of iron pipe or of iron or steel at least 15 inches long and not less than 3/4 inch in diameter.
B.
Monuments and markers shall be placed so that the scored or marked point shall coincide exactly with the intersection of lines to be marked and shall be set so that the top of the monument or marker is level with the surface of the surrounding ground.
A.
Streets.
(1)
Streets shall be graded, surfaced and improved to the grades and dimensions shown on the plans, profiles and cross sections submitted by the subdivider or developer and approved by the Board of Supervisors. Streets shall be designed in accordance with § 200-22 and constructed in accordance with the following standards:
[Amended 10-4-1989]
(2)
Street grading shall include the full width of the right-of-way as follows:
(3)
Where unusual or peculiar conditions prevail with respect to the prospective traffic and/or safety of pedestrians, the Supervisors may require different standards of improvements than those set forth in the previous subsections.
(4)
In flood-prone areas the finished elevation of proposed streets shall be not more than two feet below the 100-year flood elevation. Eldred Township may require, where necessary, additional profiles or elevations of such streets to determine compliance with this requirement. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights.
B.
Street signs. Street name signs shall be placed at all intersections. Their design shall be approved by the Commission and the Board of Supervisors.
C.
Curbs.
(2)
Along the existing street on which a subdivision or land development abuts, curbs shall be constructed; and the existing paved cartway shall be widened to the curb. The location of curbing along a boundary street shall be determined by the width of the existing or future right-of-way of the street in accordance with § 200-22 herein or as established by the Supervisors.
(3)
Vertical type concrete curbs shall be installed according to Section 630, Plain Cement Concrete Curbs, of the Pennsylvania Department of Transportation Specifications.
D.
Sidewalks. Sidewalks are generally not required but may be required by the Board of Supervisors when they are necessary for public safety and convenience. Construction shall be in accordance with § 200-22G herein and be constructed by 3000-pound Portland cement concrete at least four inches thick and underlaid by four inches of crushed stone.
A.
Storm drainage. Complete drainage systems for the entire subdivision or land development area must be provided. All existing drainage features which are to be incorporated in the design shall be so identified. If the final plan is to be presented in sections, a general drainage plan for the entire area shall be presented with the first section and appropriate development stages for the drainage systems for each section presented. All plans shall meet the design requirements of § 200-25 herein.
B.
Water facilities.
(1)
In all new subdivisions all lots or parcels must be provided with an adequate means of water supply by one of the following methods:
(a)
If possible, lots or parcels in all new subdivisions shall be connected to a distribution facility system.
(b)
Where the Planning Commission and Supervisors, after consideration of engineering studies, are of the opinion that connection to a public distribution system is impractical, they shall grant permission to make use of on-lot wells or other on-lot water supply systems.
(2)
Where Township or county plans indicate that a water facility will serve the subdivision within a reasonable time, the installation of mains and house connections, in addition to the installation of temporary water supply systems provided for in Subsection B(1)(b) above, may be required. All water systems located in flood-prone areas, whether public or private, shall be floodproofed up to the 100-year flood elevation.
C.
Sewer facilities.
(1)
All sanitary sewer systems proposed shall conform to the officially adopted Township Sewage Facilities Plan.
(2)
In all new subdivisions, all lots or parcels which cannot be connected to a public or community sanitary sewage facility shall be provided with an on-lot sewage disposal system prior to the occupancy or use of buildings constructed thereon. In order to determine the adequacy of the soil involved to properly absorb subsurface sewage effluent and the minimum lot area required for such installations, soil and percolation tests will be performed and the results reported. The results of these tests will be reviewed by the Pennsylvania Department of Environmental Protection to determines the general suitability of the soil for on-lot disposal systems. The decision of the Department shall be final.
(3)
Subsequently no individual lot shall be approved for on-lot sewage disposal by the Sewage Enforcement Officer, if soil and percolation tests indicate that on-lot sewage disposal systems are not suitable.
(4)
All sanitary sewer systems located in flood-prone areas, whether public or private, shall be floodproofed up to the 100-year flood elevation.
(5)
Within an area of the Township having a public sewage facility which is, in the judgment of the Supervisors, based on a sewerage feasibility study, reasonably accessible to the subdivision and available for connection thereto, the subdivision shall be provided with a complete sanitary sewer system to be connected to the public sanitary sewage facility.
(6)
Where Township or county plans indicate that construction or extension of sanitary sewage lines may serve the subdivision area within a reasonable time, the Supervisors may require the installation and capping of sanitary sewer mains and house connections in addition to the installation of temporary individual on-lot sanitary disposal systems. Responsibility for the design and supervision of installation of all capped sewers, laterals and house connections shall be that of the engineer.
D.
Fire hydrants. Wherever a public or community water supply system is provided, fire hydrants shall be installed within 600 feet of all existing and proposed structures, measured along accessible streets.
A.
Street trees. Where street tree plantings are required by the Board of Supervisors, they shall meet the standards contained in § 200-26B herein.
B.
Streetlights. When streetlights are required by the Supervisors, the developer shall make the necessary arrangements with the Township and the public service company involved.
C.
Underground utilities. Underground cables for communication and electrical utilities should be installed when and where practical, and in all cases where five or more new lots are proposed along any new street, whether public or private.
D.
Other public facilities and utilities. All other public and/or private utilities and facilities shall be elevated or floodproofed up to the 100-year flood elevation.