A. 
No plan shall be finally approved unless the streets shown on such plan have been improved as may be required by this chapter, and any walkways, curbs, gutters, streetlights, fire hydrants, shade trees, water mains, sanitary sewers, storm drains, stormwater management facilities, or other improvements as may be required by this chapter have been installed in accordance with this chapter, except that the surface course of streets shall not be completed until such time as 90% of the lots in the subdivision or land development have been improved by the construction of a dwelling if approved for residential development or by the construction of the proposed commercial or industrial structures if the lots are approved for such uses.
B. 
In lieu of the construction and completion of the improvements required by this chapter as a condition for final plan approval, the developer may deposit with the Township and/or the Authority, as applicable, a letter of credit, or other financial security authorized by the Municipalities Planning Code and acceptable to the Board and/or the Authority in an amount equal to 110% of the estimated cost of the required improvements at a time 90 days following the date scheduled for completion of the respective improvements by the developer.
C. 
The amount of financial security required by the Township shall be based upon an estimate of the cost of the improvements, submitted by a 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 estimated cost of the surface course shall be computed separately from the estimated cost of completing the other improvements and shall be based upon the developer's projected timetable for completion of the development. The Township, upon the recommendation of the Township Engineer, may refuse to accept such estimate for good cause shown. If the developer and the Township 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 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 developer.
D. 
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.
E. 
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 shall include a list of what items have been completed along with the amount of reduction requested based upon the approved estimate of the cost of the improvements. 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 competed in accordance with the approved plat and applicable ordinances. 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 Engineer, retain 10% of the original amount of the posted financial security for the aforesaid improvements.
F. 
The Township shall require the retention of a minimum of 10% of the value of the work completed until the party posting the financial security provides the Township with as-built plans, prepared in accordance with the applicable ordinances, demonstrating all improvements on the approved plans have been constructed in accordance with the approved plan and the requirements of this chapter and all other applicable ordinances, statutes and regulations.
G. 
The developer's engineer or landscape architect shall certify that they observed the installation of all stormwater management facilities outside of the existing or proposed public (dedicated) right-of-way and that the stormwater management facilities function in accordance with the approved plans.
H. 
The certification by the developer's engineer or landscape architect shall accompany all requests for financial security reduction.
I. 
At such time as 90% of the lots in the subdivision have been improved as set forth above, or at the expiration of the time agreed to by the applicant and the Board for completion of all improvements excepting the surface course has been completed, less than 90% of the lots have been so improved, the Township may notify the developer to complete the surface course within 60 days from the date of such notice. In computing the sixty-day requirement, the period from October 1 to April 1 shall not be counted.
J. 
If at the time the surface course is completed, 90% of the lots are not improved as set forth above, the developer shall post with the Township financial security in an amount equal to 15% of the reasonable cost of the surface course as security to guarantee that damages to the road or street would not occur during the completion of the improvements on the unimproved lots in such developer's subdivision or land development. The Township shall hold such financial security and utilize it to pay for the repair of any damage occurring to the road during the period between the commencement of improvements on any particular unimproved lot and the completion of such improvements irrespective of whether or not it can be established that the damage to the road was caused by contractors or other persons working in and about the construction of such improvements. The financial security shall be in a form acceptable to the Township.
A. 
When the developer has completed all the improvements as shown on the final plans, the developer shall notify the Township, in writing, by certified or registered mail, of the completion of the aforesaid improvements, enclosing therewith certification by the developer's engineer or landscape architect that the improvements have been installed as designed, and shall send copies of the notice and certification to the Township Engineer. All requests shall include as-built plans as specified in § 295-508 and of any other improvements to be dedicated to the Township and/or the Authority and of all streets, whether or not such streets shall be dedicated.
B. 
The Township shall, within 10 days after receipt of such notice, direct and authorize the Township Engineer to inspect all the aforesaid improvements. The Township Engineer shall thereupon file a report, in writing, with the Board 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 aforesaid authorization from the Board, 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 or shall be rejected by the Township Engineer, said report shall contain a statement of the reasons for such non-approval or rejection. Improvements shall not be considered completed unless the developer can demonstrate compliance with the requirements of this chapter, and all other applicable ordinances, statutes and regulations.
C. 
The Township shall require the retention of a minimum of 10% of the value of the work completed until the party posting the financial security provides the Township with as-built plans, prepared in accordance with the applicable ordinances, demonstrating all improvements on the approved plans have been constructed in accordance with the approved plans and the requirements of this chapter and all other applicable ordinances, statutes and regulations.
D. 
The developer's engineer or landscape architect shall certify that they observed the installation of all stormwater management facilities outside of the existing or proposed public (dedicated) right-of-way and that the stormwater management facilities function in accordance with the approved plans.
E. 
The certification by the developer's engineer or landscape architect shall accompany all requests for financial security release.
F. 
The Township shall notify the developer within 15 days of receipt of the engineer's report, in writing by certified or registered mail, of its action with relation thereto. If the Township or Township Engineer fails to comply with the time limitation provisions contained herein, or such time limitations as contained in the Municipalities Planning Code, whichever requirements shall contain a longer time period for action by the Township, all improvements will be deemed to have been approved and the developer's posted financial security shall be released.
G. 
If any portion of the 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, as outlined herein, shall be followed.
H. 
Nothing herein, however, shall be construed in limitation of the developer's right to contest or question by legal proceedings or otherwise any determination of the Township or Township Engineer.
In the event that any improvements that may be required have not been installed as provided in this chapter or in accordance with the approved final plan, the Board may enforce any letter of credit or other financial security by appropriate legal and equitable remedies. If proceeds of such financial security are insufficient to pay the cost of installing or making repairs or corrections to all the improvements covered by said security, the Board may, at its option, install such improvements in all or part of the subdivision or land development and may institute appropriate legal or equitable action or recover the monies necessary to complete the remainder of the improvements. All the proceeds, after deducting the costs of collection, whether resulting from the financial 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 Township purpose.
A. 
General requirements.
(1) 
The Township and/or the Authority, at their discretion, shall observe the installation of improvements during construction. The developer shall pay the cost of any such observation in accordance with the inspection provisions of Article V of the Municipalities Planning Code.
(2) 
The required observation schedule will be developed during plan preparation through the mutual agreement of the Township and the developer.
(3) 
A preconstruction meeting shall be required for all projects requiring the construction and observation of improvements shown on the approved plans.
(4) 
A representative of the developer and/or the developer's contractor shall be present for all observations.
(5) 
The developer shall provide at least 48 hours' notice prior to the start of construction of any improvements that are subject to observation.
(6) 
All observations of completed items shall be requested at least 48 hours in advance of the observation time and date.
(7) 
The observation schedule shall be recorded with the final plan or shown on the approved improvement construction plan.
B. 
Stormwater management/E&S facilities observations. Observations of stormwater management and erosion control facilities shall occur, at a minimum, as follows:
(1) 
Upon completion of preliminary site preparation and installation of erosion and sedimentation control facilities.
(2) 
Upon completion of permanent drainage facilities or other improvements.
(3) 
During the construction of stormwater and BMP facilities within the existing or proposed public (dedicated) right-of-way.
(a) 
Observation of stormwater and BMP facilities outside of the existing or proposed public (dedicated) right-of-way will be conducted by the Township and/or the Township Engineer.
(b) 
These observations will include the first structure outside of the existing or proposed public (dedicated) right-of-way.
(4) 
During the construction of stormwater and BMP facilities outside the existing or proposed public (dedicated) right-of-way.
(a) 
Observation of stormwater and BMP facilities outside of the existing or proposed public (dedicated) right-of-way will be conducted by the developer's engineer or landscape architect.
(b) 
The developer's engineer or landscape architect shall certify that they observed the installation of all stormwater management facilities outside of the existing or proposed public (dedicated) right-of-way and that the stormwater management facilities function in accordance with the approved plans.
(c) 
The certification by the developer's engineer or landscape architect shall accompany all requests for financial security reduction or release.
(5) 
Upon the completion of stormwater management, BMP facilities, ground covers and plantings.
(a) 
This observation will be conducted by the Township and/or the Township Engineer and will include the entire site within and outside of the existing or proposed public (dedicated) right-of-way.
(b) 
This observation will generally occur during a financial security reduction request and/or as-built plan review.
(6) 
Upon completion of rough grading but prior to placing topsoil (minimum four inches) and ground covers.
(7) 
Prior to the placement of any pavement wearing course, release of financial security and/or the acceptance of any offer dedication, a final storm sewer observation shall be conducted.
(a) 
The developer shall schedule the final storm sewer observation with the Township at least 30 days prior to any request for the Township to accept any offer of dedication or release of financial security.
(b) 
During the observation, the Township will visually observe the storm sewer to determine:
[1] 
Flow channels have been installed in all inlets and manholes.
[2] 
All storm pipes, including pavement base drains, have been trimmed flush with the inside walls of storm sewer structures.
[3] 
All interior pipe connections, including storm sewer structure risers, have been grouted.
(c) 
The developer shall provide photo-documentation that the storm sewer between all storm sewer structures to verify:
[1] 
The storm sewer is clean and clear of trash and debris.
[2] 
The storm sewer is in a first-class condition and clear of deflections and/or irregularities.
(8) 
The final storm sewer observation by Rapho Township shall not relieve the applicant of the requirement to complete the project in compliance with the approved plan(s).
C. 
Street system observations.
(1) 
For existing or proposed public (dedicated) streets/right-of-way, the entire street shall be subject to the following observations. Observations of private streets and access drive shall be limited to 100 feet from its connection with the existing or proposed public (dedicated) right-of-way.
(2) 
The following general guidelines shall be used during the installation of bituminous paving mixtures:
(a) 
Bituminous paving mixtures shall not be placed between November 1 and March 31, unless allowed in writing by the Township.
(b) 
Bituminous paving mixtures shall not be placed when surfaces are wet or frozen.
(c) 
Bituminous paving mixtures shall not be placed when the air or surface temperature is 40° F. or lower.
(3) 
The following general guidelines shall be used during the installation of cement concrete when the temperature is 40° F. or lower:
(a) 
Concrete shall be protected from freezing for the first 24 to 48 hours or until it achieves a compressive strength of at least 500 psi.
(b) 
Concrete that is saturated with water shall not be exposed to cycles of freezing and thawing until it achieves a compressive strength of at least 4000 psi.
(c) 
Surfaces in contact with the concrete shall be above freezing and free from snow, ice, and frost prior to placement.
(4) 
The following observations shall be conducted during the installation of curb:
(a) 
Verify stone base depth.
(b) 
Visually verify alignment of curb string line and/or forms.
(c) 
Verify the location and length of depressed curb segments.
(d) 
Visually verify constructability.
(5) 
The following observations shall be conducted during the Installation of the street subgrade:
(a) 
The subgrade shall be proof rolled with a fully loaded tri-axel dump truck.
(b) 
The cross slope, crown and grade shall be verified.
(c) 
This observation shall occur prior to placing the street subbase.
(d) 
In the event unstable soil conditions are observed and the Township Engineer determines the unstable soil conditions may affect the long-term integrity of the proposed street, Rapho Township reserves the right to require the developer to conduct a geotechnical evaluation of the soils in the proposed street right-of-way.
[1] 
The scope of the geotechnical evaluation, including testing methodologies, shall be prepared and submitted to the Township for approval.
[2] 
The results of the geotechnical evaluation shall be submitted in a report signed and sealed by the developer's geotechnical consultant and include recommendations to correct unstable soil conditions that may affect the long-term integrity of the proposed street.
[3] 
The geotechnical evaluation report shall be submitted to the Township for review and approval.
[4] 
The developer shall be responsible for implementing the recommendations in the approved geotechnical evaluation report.
(6) 
The following observations shall be conducted during the installation of the street subbase:
(a) 
The depth of subbase after compaction shall be verified.
(b) 
The subgrade shall be proof rolled with a fully loaded tri-axel dump truck.
(c) 
The cross slope, crown and grade shall be verified.
(d) 
This observation shall occur prior to placing binder or base paving course.
(7) 
The following observations shall be conducted during the installation of the street binder/base paving course:
(a) 
The depth of the binder/base paving course after compaction shall be verified.
(b) 
The ambient (air) and bituminous material temperatures shall be monitored.
(c) 
Weight slips shall be provided for each delivery of binder/base paving.
(d) 
The cross slope, crown and grade shall be verified.
(e) 
This observation shall occur prior to placing the wearing paving course.
(8) 
The following observations shall be conducted during the installation of the street wearing paving course:
(a) 
The final storm sewer observation shall be conducted prior to placing the wearing course.
(b) 
Written evidence of approval of acceptance of water and sewer facilities located within the cartway, from the appropriate Authority or agency, shall be provided prior to placing the wearing course.
(c) 
The depth of the wearing paving course after compaction shall be verified.
(d) 
The ambient (air) and bituminous material temperatures shall be monitored.
(e) 
Weight slips shall be provided for each delivery of binder/base paving.
(f) 
The cross slope, crown and grade shall be verified.
D. 
Final subgrade observation.
(1) 
A final subgrade observation shall be required for all new buildings and additions to existing buildings.
(2) 
The final subgrade observation shall be completed and approved by Rapho Township prior to placing topsoil (minimum four inches), seeding/mulching/stabilizing of disturbed soils.
(3) 
During the final subgrade observation, the Township will visually observe the site to determine that:
(a) 
The site is generally graded as shown on the approved plan(s).
(b) 
The stormwater is generally directed as shown on the approved plan(s).
(c) 
The required stormwater management facilities have been constructed in accordance with the intent of the approved plan(s).
(d) 
The driveway slope is in compliance with the approved plan(s) and does not exceed the maximum slope as specified in Chapter 350, Zoning.
(e) 
The site has been rough graded to allow for the placement of a minimum of four inches of topsoil.
(f) 
Positive drainage away from the dwelling unit at a minimum fall of one inch per foot can be achieved.
(4) 
The final subgrade observation by Rapho Township shall not relieve the applicant of the requirement to complete the project in compliance with the approved plan(s).
E. 
In addition to the above-outlined observations, additional observations will be made at the request of the developer for reduction of financial securities. Random observations shall be made at the frequency desired by the municipality. At the time of any of the above listed observations, all ongoing construction (i.e., storm drainage, erosion control, etc.) shall also be checked for compliance with the approved plans and the findings reported. Since the above inspections are mandatory, it is recommended that requests for reduction of financial guarantee be submitted to coincide with the above inspections.
A. 
Any offer to dedicate any street or portion thereof shall be made on forms provided by the Township, along with all required supporting documentation and required fees. Offers for dedication may be submitted to the Township at any time during the calendar year, however, the Township will not formally act upon any offer of dedication prior to April 15 nor later than August 1 of any calendar year.
B. 
The offer to dedicate streets, parks or other areas or portions of them does not impose any duty upon the Township and/or the Authority concerning maintenance or improvement until the proper authorities of the Township and/or the Authority have made actual acceptance of the dedication by ordinance or resolution or by entry or improvement.
C. 
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 plan for a term of 18 months from the date of acceptance of dedication. Said financial security shall be of the same type as otherwise required in § 295-501 with regard to installation of such improvements and the amount of such financial security shall not exceed 15% of the actual cost of the installation of the said improvements.
D. 
Where the Authority accepts dedication of some or all the required improvements, the Authority may require the posting of financial security in accordance with its rules and regulations and applicable law.
Recording of the final plan after approval of the Board of Supervisors has the effect of an irrevocable offer to:
A. 
Dedicate all streets and other public ways to public use, unless such streets are indicated on said plan as private streets.
B. 
Dedicate all neighborhood parks and all areas shown on the plan as being local recreation sites to public use.
The developer shall maintain all streets in the subdivision or development in travelable condition, including the prompt removal of snow therefrom, until such time as the streets are accepted by the Township as part of the Township highway system; or, if such streets are not to be dedicated, until a homeowners' association or other entity responsible for the maintenance of the streets has been formed.
A. 
Prior to the final release of the financial security, the developer shall provide the Township with two paper prints, and one GIS compatible electronic copy of the final as-built plan.
(1) 
The coordinate base for the GIS compatible electronic copy of the final as-built plan shall be based on the PA South Zone State Plane Coordinate System (NAD83 for horizontal and NAVD88 for vertical).
B. 
The as-built plan shall be developed by the professional responsible for the preparation of the approved final plan.
(1) 
The as-built plan shall include a certification of completion signed by the professional responsible for the preparation of the as-built plan that all improvements have been constructed in accordance with the requirements of the approved plans, the requirements of this chapter and all other applicable ordinances, statutes and regulations.
C. 
The as-built plan requirements will be developed during plan preparation through the mutual agreement of the Township and the developer.
D. 
The as-built plan requirements shall be recorded with the final plan or shown on the approved improvement construction plan.
E. 
In addition to any as-built plan requirements of the Chapter 286, Stormwater Management, the as-built plan shall include the following:
(1) 
The actual location of all concrete monuments which were set at all angle breaks and points of curvature along one side of the right-of-way.
(a) 
When the outside perimeter of a tract falls within or along an existing road right-of-way, then the right-of-way of that roadway shall be monumented at the above referenced points.
(2) 
The actual location of all iron pins or drill holes in curbs for all individual lot lines.
(3) 
The following street geometry:
(a) 
The actual horizontal and vertical location of cartway center line versus right-of-way center line.
(b) 
The actual cul-de-sac radius.
(4) 
The actual separation distance between the one-hundred-year stormwater surface elevation and the finished floor elevation(s). The difference in elevation needs to be greater than or equal to the design separation distance.
(5) 
The horizontal and vertical location of underground utilities located within the right-of-way of all streets and access drives,