A.
Standards and specifications.
(1)
These are minimum standards and, where conditions warrant in the
opinion of the Township Engineer, additional or higher standards may
be required.
(2)
All improvements required under the provision of this chapter shall
be constructed in accordance with the design standards and plan requirements
of the subdivision and land development regulations, standards and
specifications of accepted state and national codes and Township ordinances,
and be under the supervision of the Township Engineer and/or the Supervisors
and to their satisfaction.
B.
Financial security for completion of improvements.
(1)
Prior to the granting of final approval, the applicant shall deliver to the Township financial security (acceptable and approved by the Township Solicitor) in the amount of 110% of the cost to complete all improvements required this chapter, estimated as of 90 days following date scheduled for completion by the applicant, and shall also enter into a legally binding improvement development agreement with the Township (and acceptable and approved by both the Township Engineer and Township Solicitor) guaranteeing the installation and maintenance of the improvements as described herein. The general terms and conditions of said agreement are outlined in Appendix G attached to this chapter.
(2)
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 completion of the remaining improvements
as of the expiration of the 90th day after either the original date
scheduled for completion or a scheduled date of completion. Subsequent
to said adjustment, the Township may require the applicant to post
additional security in order to assure that the financial security
equals 110%. The applicant in accordance with this subsection shall
post any additional security.
(3)
The amount of financial security required shall be based upon an
estimate of the cost of completion of the required improvements submitted
by the applicant and prepared by a professional engineer licensed
as such in the commonwealth and certified by such engineer to be a
fair and reasonable estimate of such cost. The Township, upon recommendation
of the Township Engineer, may refuse to accept such estimate for good
cause shown. If the applicant and the Township are unable to agree
upon the estimate, then the estimate shall be recalculated and rectified
by another professional engineer licensed as such in this commonwealth
and chosen mutually by the Township and the applicant. 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.
(4)
If the applicant requires more than one year from the date of posting
of the financial security to complete the required improvements, the
amount of the financial security may be increased by additional 10%
for each one-year period beyond the first anniversary date from posting
of the financial security or to an amount not to exceed 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 procedure.
(5)
As the work of installing the required improvements proceeds, the
applicant may request the Board of Supervisors to release or authorize
the release, from time to time, such portions of the financial security
necessary for payment to the contractor(s) performing the work. Any
such request shall be in writing addressed to the Board of Supervisors,
and the Board of Supervisors shall have 45 days from receipt of such
request within which to allow the Township Engineer to certify, in
writing, to the Board of Supervisors that such portion of work upon
the improvements has been completed in accordance with the final plat
approval. Upon such certification, the Board of Supervisors shall
authorize an amount as estimated by the Township Engineer fairly representing
the value of the improvements completed. The Board of Supervisors
may, prior to final release at the time of completion and certification
by its Engineer, require retention of 10% of the estimated cost of
the aforesaid improvements.
(6)
All improvements shall be completed within the period stated in the
final subdivision approval, which period shall not exceed two years.
Upon written application signed by all parties to the financial security
device and in a form approved the Township Solicitor, the Board of
Supervisors may, at their discretion, extend said period by not more
than two additional years.
C.
Maintenance agreement. As a prerequisite to release of the financial
security for completion of improvements pursuant to this subsection,
or as a condition to final plat approval, the applicant shall provide
financial security guaranteeing the maintenance of the improvements
in the amount of 15% of the actual cost of installation of said improvements
for a term of 18 months from the date of acceptance of the improvements
by the Township Supervisors to secure both the structural integrity
and functioning of said improvements in accordance with the design
and specifications as depicted on the final plat approval.
D.
Improvements.
(1)
Monuments and markers.
(a)
Concrete monuments four inches in diameter or square, 30 inches
in length with a flat top, shall be set at all street intersections,
at least two per intersection, at all points where the street lines
intersect the exterior boundaries of the subdivision and at the intersection
of all lines forming angles in the boundary of the subdivision and
at all points of curve and points of tangent along street rights-of-way.
The top of the monument shall have an indented cross to identify properly
the location and shall be set flush with the finished grade.
(b)
Markers shall be set at the beginning and end of all curves
along street property lines; at all points where lot lines intersect
curves at all angles in property lines of lots and all other lot corners.
Such markers shall consist of iron pipes not less than 3/4 of an inch
in diameter and 24 inches long and shall be driven so as to be flush
with the finished grade.
(c)
The placement and accuracy of the monuments or markers shall
be certified by a professional land surveyor or engineer licensed
and certified by the Commonwealth of Pennsylvania and whose license
and certification are in good standing. This certification shall be
in writing and forwarded to the Township offices by the surveyor.
(2)
Road construction standards.
(a)
Storm drainage. All storm sewer and erosion and sedimentation
control facilities shall be constructed as shown on the approved plans.
(b)
Street paving and grading.
[1]
All street pavements shall consist of the following construction
and conform to the typical roadway cross section shown hereafter.
[2]
No base course shall be laid until the grading is approved in
writing by Township Engineer. All soft spots, wet spots and all unsuitable
material shall be removed and replaced with suitable material before
the base material is placed.
[3]
These standards may be revised by the Board of Supervisors by
resolution or unless a specific different standard is required by
PennDOT for a state road.
(c)
Subgrade.
[1]
The design and construction of the roadbed shall take into consideration
of the supporting capacities of the subgrade, with particular attention
to those soils, which are subject to frost heave.
[2]
Unsuitable soils shall be removed and replaced, drained or otherwise
stabilized to provide adequate support for the roadbed and anticipated
loads.
[3]
If the subdivider can prove to the satisfaction of the Township
Engineer that natural subbase material has adequate bearing capacity
and is well drained, the subbase required may be omitted.
(d)
Subbase, base and surface course.
[1]
As a minimum, pavement structure shall consist of the following:
1 1/2 ID-2A or Superpave compacted wearing surface on four inches
compacted bituminous concrete base course on two inches aggregate
leveling course on six inches stable compacted subbase. The aggregate
leveling course and the stable subbase shall extend a minimum six
inches beyond the edge of the shoulder. A 3/8-inch per foot crown
shall be provided over the cartway.
[2]
All streets shall be constructed upon a properly rolled and
crowned subgrade.
[3]
A typical street cross section follows below..
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[4]
All materials, construction procedures and other specifications
shall be in conformance with the latest edition of the Pennsylvania
Department of Transportation Manual Form 408.
(e)
Shoulders shall be PennDOT Type III and shall have a minimum
depth of four inches, a minimum width of four feet, and shall maintain
a slope of 1/2 inch per foot.
(f)
Alternative street specifications. An applicant may, if recommended
by the Township Engineer and approved by the Board of Supervisors,
use an alternative roadbed design that is specifically recommended
for that type of street by a current official publication of PennDOT.
The alternate design must provide load capabilities equivalent to
or higher than the capabilities of the designs set forth above.
(3)
Delineator posts, meeting requirements set forth in the current PennDOT
Form 408, shall be placed at all culvert inlets and outlets along
Township roads. Where directed by the Township Board of Supervisors,
center line and edge line striping shall be provided in accordance
with the current PennDOT Form 408.
(4)
Curbs. Where and when specified by Supervisors (upon the recommendation
of the Township Engineer) for reasons of stormwater management, steep
slopes, other sensitive environmental/geographic/topographic areas
or for public health, safety and welfare, appropriate curbs shall
be installed according to Pennsylvania Department of Transportation
Specifications, Form 408 (as amended). Where curbs are required, pedestrian
ramps and crosswalks will be installed and all in accordance with
the following standards:
(a)
Straight curbs of portland cement concrete shall be 24 inches in
depth, six inches wide at the top, and eight inches wide at the bottom,
and shall have an exposed face between 6 1/2 inches and eight
inches.
(b)
Expansion joints shall be provided at least every 30 feet. Each expansion
joint shall contain 1/2-inch premolded bituminous expansion joint
materials. Contraction joints shall be provided at least every 10
feet.
(c)
Portland cement concrete used in the construction of curbs and gutters
shall meet the minimum 3500 psi twenty-eight-day strength test according
to ASTM standards.
(d)
All work and materials shall comply with the current PennDOT Form
408 and PennDOT RC Standards.
(5)
Sidewalks.
(a)
When required. Whenever any proposed lot frontage is 100 feet
or less or where any adjoining or abutting lot already has existing
sidewalk, then sidewalk shall be required.
(b)
Location.
[1]
Sidewalks shall be not less than 4 1/2 feet in width on
local residential streets and five feet in width on collector and
arterial streets.
[2]
Sidewalks shall be located within the street right-of-way and
no closer than two feet from the curbline. A grass planting strip
shall be planted between the curb and the sidewalk. This strip shall
only be paved across driveway entrances.
(c)
Construction.
[1]
Sidewalks at locations other than driveway crossings shall consist
of a minimum of four-inch-depth of Class A, 3000 psi twenty-eight-day
structural design compressive strength cement concrete underlain with
a minimum of four inches of compacted 2A gravel.
[2]
Sidewalks at drive crossings shall consist of a minimum of six-inch-depth
Class A, 3000 psi twenty-eight-day structural design compressive strength
cement concrete, wire mesh reinforced, underlain with a minimum of
six inches of compacted 2A gravel.
[3]
All work shall comply with the current PennDOT Form 408 and
the diagram found below.
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(e)
It shall be the responsibility of property owners adjoining
the sidewalk to maintain the sidewalks, remove snow and ice off of
the sidewalks, keep the sidewalks free and clear of obstructions and
hazards, to keep the sidewalks in good repair and replace same if
necessary.
(6)
Sanitary sewers. If a subdivision or land development plan is proposed within the Township's Potential Future Growth Area (as per the Township's Comprehensive Plan, April 2001), and as per the map attached to the Comprehensive Plan and also attached to this chapter as Appendix H and there exists in this growth area a centralized public (i.e., municipal, municipal authority or public utility but not a private centralized or community centralized system) sewage disposal system, then connection to this public system is required for all development and lots within the subdivision or land development plan.
(a)
If there is no existing centralized public sewage disposal system within the growth area and for all other subdivisions or developments outside of the growth area, sewage disposal shall be by a privately owned on-lot system located and designed as per § 298-37D(6)(b).
(b)
Privately owned individual on-lot sewage systems are to be located and designed in accordance with the provisions of the Department of Environmental Protection, Chapter 244, Sanitary System, of the Code of the Township of Upper Mount Bethel, and § 298-20D(5) of this chapter. It must be demonstrated that there is sufficient tested and approved area to provide for both a primary and alternate individual on-lot sewage systems on each lot. The primary and alternate location shall be protected from land disturbance and be located by survey. The Township may require that the primary and alternate areas be monumented to protect the sites from land disturbance.
(c)
The Supervisors shall reserve the right to require capped sewers
to be installed or financially guaranteed when it can be shown that
such sewers will become part of any regional public system within
five years from the date of submission.
(d)
Unless a waiver or modification is granted by the Board of Supervisors,
privately owned centralized or centralized community-owned sewage
systems shall not be permitted anywhere within the Township except
as they may presently exist at the time this chapter is adopted.
(7)
Water. If a subdivision or land development plan is proposed within the Township's Potential Future Growth Area, as per the Township's Comprehensive Plan, April 2001, and as per the map attached to the Comprehensive Plan and also attached to this chapter as Appendix H, and there exists in this growth area a centralized public (i.e., municipal, municipal authority, or public utility but not private centralized or community centralized system) water system, then connection to this public system is required for all development and all lots within the subdivision or land development plan.
(a)
If there is no existing centralized public water system within
the growth area and for all other subdivisions or developments outside
the growth area, water shall be by a privately owned on-lot water
supply system.
(b)
Except in the areas where connection to a public centralized
system shall be required, each lot shall have an individual water
supply system in accordance with minimum guidelines of the Pennsylvania
Department of Environmental Protection as outlined in the publication
"Construction Standards, Individual Water Supplies" and any amendments
thereto. The installation of such on-site water supply systems shall
be the responsibility of the individual lot owners and need not be
included in the applicant's performance guarantee.
(c)
If water is to be supplied by a public centralized system, developer
shall present evidence to the Township that the entity is a certificated
municipal corporation or public utility. A certified copy of a certificate
of public convenience from the Pennsylvania Public Utility Commission
shall be such acceptable evidence.
(d)
Unless a waiver or modification is granted by the Board of Supervisors,
privately owned centralized or centralized community-owned water systems
shall not be permitted anywhere within the Township except as they
may presently exist at the time this chapter is adopted.
(8)
Fire hydrants.
(a)
Fire hydrants shall be installed, in accordance with the applicable
portions of the standards listed below, in all subdivisions in which
there is connection to or extension of public water mains. In areas
that are not serviced by connection to or extension of public water
mains, rural area fire hydrants shall be installed if they can reasonably
access nearby streams, lakes or rivers, i.e., a hydrant which will
allow a fire pumper truck to pump water from the nearby stream, lake
or river. Fire hydrants shall be installed in accordance with the
standards listed below, in all subdivisions in which central water
systems are installed.
(b)
Fire hydrant standards.
[1]
Minimum main size shall be six inches.
[2]
Hydrants shall be dry barrel provided with separate valves and
installed according to general accepted AWWA standards.
[3]
Hydrants shall be suitable for coupling with fire equipment
serving the Township and shall be installed within 500 feet of all
existing and proposed structures measured by way of accessible streets.
Types, locations and installation of hydrants shall be approved by
Fire Company officials and Township Engineer.
(9)
Township right-of-way and clear sight triangle. The developer and
individual lot owners are responsible to keep the Township rights-of-way
and clear sight triangles free and clear of all brush, trees, vegetation
and any and all obstruction of any kind. The developer and individual
lot owner shall be responsible for the maintenance of all trees and
vegetation in the right-of-way or clear sight triangle including the
removal of any fallen trees or unsafe or hazardous condition within
the right-of-way or clear sight triangle. Moreover and if required
by the Board of Supervisors (upon recommendation of the Township Engineer),
the developer and individual lot owner shall be responsible to install
any and all drainage, swale or culvert pipes or drains.
[Amended 1-26-2009 by Ord. No. 2009-01]
(10)
Fuel tanks. Tanks or storage containers of any kind in excess
of 50 gallons used for fuel or other flammable, combustible or hazardous
liquids, gases or solids shall be secured to the ground to prevent
movement by wind, water or other elements and shall meet the requirements
of the National Electrical Code.
[Added 1-26-2009 by Ord.
No. 2009-01]
(11)
Inspections. All of the listed improvements shall be subject
to inspection and approval by the Township Engineer and pursuant to
the Schedule of Inspection Milestones (as per Appendix F of this chapter).
The Township Engineer shall be notified by the developer prior to
the start of and the completion of the construction of all phases
of construction as listed in the Schedule of Inspection Milestones.
No underground installation shall be covered until inspected and approved
by the Township Engineer. All reasonable and necessary inspection
costs as determined by the Township Engineer will be at the expense
of the developer.
E.
Improvement construction requirements for Conservation Design Overlay
Districts.
[Added 3-30-2009 by Ord.
No. 2009-03]
(1)
General. This section must be used when an applicant chooses to implement one of the conservation design options in a Conservation Design Overlay District, as set forth in Chapter 350, Zoning, as amended. In general, all of the requirements of Article VI shall apply to applications for development using conservation design options, except as modified by this section.
(2)
The first sentence of § 298-37D(4), Curbs, shall be deleted in its entirety, and shall be replaced with the following: "The construction of curbs shall not be permitted, unless the applicant presents evidence that curbs are necessary for reasons related to stormwater management, steep slopes, or other sensitive environmental, geographic, or topographic areas, or for reasons related to public health safety and welfare. If curbs are permitted, they shall be installed according to Pennsylvania Department of Transportation Specifications, Form 408 (as amended), and shall have vertical root barriers installed to a depth of 12 inches along the inside edge of sidewalks. Curbless streets shall also include drainage swales, and may include stormwater infiltration facilities in order to reduce and infiltrate stormwater run-off."
(3)
Sidewalks.
(a)
Section 298-37D(5)(a) shall be amended to read as follows: "Whenever any proposed lot frontage is 100 feet or less or where any adjoining or abutting lot already has existing sidewalk, then sidewalk shall be required."
(b)
Section 298-37D(5)(b) shall be amended by deleting the second sentence of the section, and replacing with the following: "Sidewalks shall be located within the street right-of-way and no closer than five feet from the paved edge or curbline. A tree and grass planting strip shall be planted between the pavement edge or curbline and the sidewalk. This strip shall only be paved across driveway entrances."
(4)
Existing § 298-37D(6)(b) shall be amended by deleting the last three sentences of the section in their entirety, and replacing them with the following: "All locations for private septic absorption areas or fields shall be protected from land disturbance and be located by survey. The Township may require that the said locations be monumented to protect the sites from land disturbance."
(5)
The following sentence shall be added at the end of § 298-37D(7)(b): "Alternatively, the applicant may propose that private water supply systems for individual lots be located outside of the lots, in areas reserved for open space or greenway land."
