A. 
The construction of subdivision and some land development improvements is the responsibility of the developer insomuch as it is his/her property which is being developed. Adequate streets, utilities, and other improvements are essential elements in the creation and preservation of stable residential, commercial, and industrial areas and must be completed by the developer.
B. 
Construction specifications are set forth by the Public and Private Improvements Code that has been adopted by the Township.[1]
[1]
Editor's Note: See Ch. 149, Public and Private Improvements Code.
A. 
Utility and street improvements shall be provided, where required, in each new subdivision as follows, except that improvements are not required in existing public streets which may be incorporated into, or be adjacent to, the subdivision:
(1) 
Survey monuments and markers.
(2) 
Water supply.
(3) 
Public or community sanitary sewage facilities.
(4) 
Storm drainage facilities.
(5) 
Streets, including required grading, subgrade preparation, subdrainage, subbase, and pavement.
(6) 
Curbing on streets (if required).
(7) 
Sidewalks (subject to approval); if installed, seeding or sod between the sidewalk and curb.
(8) 
Required utilities, streetlighting, street name signs and grading, as required.
(9) 
Erosion and sedimentation control, as needed.
(10) 
Site grading.
A. 
Survey monuments and markers shall be placed at all points as determined by the following criteria. Monuments and pins will be regarded as part of the needed improvements for all subdivisions and must be installed prior to final plan approval.
(1) 
Monuments shall be in accordance with the Public and Private Improvements Code.
(2) 
Markers shall be ferrous metal rods, 5/8 inch minimum diameter by 30 inches minimum length, or may be standard manufactured ferrous metal survey markers of a similar length.
(3) 
Monuments shall be placed by a registered surveyor so that the center point shall coincide exactly with the intersection of lines to be marked.
(4) 
Monuments shall be placed so that they are flush with the final grade, with the metal pin extending 1/4 inch.
(5) 
Markers shall be driven into the ground so as to be approximately flush with the final grade.
(6) 
Monuments shall be set at the intersection of all lines forming angles in the boundaries of major subdivisions. They shall also be set at the intersection of all street right-of-way lines.
(7) 
Markers shall be set at all lot angles and corners and at the beginning and end of all curves in lot and street lines and at the angle points of all streets rights-of-way.
(8) 
An escrow bond of $150 per concrete monument must be delivered to the Township. When monuments are placed, approved by the developer's engineer and inspected by the Township Engineer, then the escrow bond will be released to the developer.
If a development is within 1,000 feet of an existing water distribution system, the developer shall utilize that system for the development's water supply. If the water supply system is unable to provide the needed service to the development, that fact must be clearly documented. Those developments beyond the one-thousand-foot distance will not be required to use same.
A. 
Prior to the approval of the preliminary plan, the developer shall provide documentation from the water agency that arrangements for the provision of the water system are proceeding satisfactorily.
B. 
Fire hydrants shall be provided concurrently with the construction of the water supply. The hydrants and location shall be approved by the local Fire Marshal.
C. 
All public water systems shall be laid wherever possible in the street right-of-way but outside the cartway and constructed in accordance with the standards of the water supplier and the Pennsylvania Department of Environmental Protection.
D. 
Upon completion of the water supply system, and before any person uses said water supply, the subdivider shall submit two copies of as-built plans to the water supplier. Said as-built plans shall show stationing of all valves, house taps, length and size of house connections and location of fire hydrants and position of mains in the right-of-way.
E. 
All inspection costs shall be borne and paid by the developer (see Sections 503 and 510 of the MPC).
If a development is within 1,000 feet of an existing public sewage collection system, the development shall utilize that system. If that system cannot accept the projected development flows, that fact must be fully documented. Developments using on-lot systems must comply with all appropriate local, state and county requirements.
A. 
The developer shall construct a sanitary sewer system and provide lateral connections for each lot in accordance with the specifications approved by the sanitary sewer authority. Construction shall also comply with the appropriate standards of the Pennsylvania Department of Environmental Protection. A sewer planning module shall be approved by the sanitary sewer authority and DEP prior to final plan approval.
B. 
The developer shall secure from the appropriate sanitary sewer authority engineer a letter indicating the general design, location and preliminary approval of the proposed sanitary sewer collection system. Prior to the acceptance of the facilities by the sanitary sewer authority, the developer shall supply documentation attesting to the proper installation of the sanitary sewer collection system.
C. 
In addition to the above-cited specifications:
(1) 
Sanitary sewers shall be located in the right-of-way or an easement.
(2) 
Manholes. Manholes shall be set at all changes to line or grade and shall have a maximum spacing of 400 feet. (This may with slope vary with pipe diameter.)
(3) 
Storm sewers, where provided, shall not be connected with sanitary sewers.
(4) 
Footer drains, parking lot drains, or roof drains shall not be connected to the sanitary sewers.
D. 
All phases of construction, including excavation, trenching, installation of the appropriate size of pipe, grading, backfilling and installation of manholes, shall be in accordance with construction drawings approved by the sanitary sewer authority and the Public and Private Improvements Code and the Department of Environmental Protection (if required) and shall be inspected by the sanitary sewer authority or Township Engineer, or by his/her designated representative, during the entire construction period. All inspection costs shall be borne by the developer in accordance with the provisions of Sections 503 and 510 of the MPC.
E. 
Upon completion of sanitary sewer installation, two copies of the plans for such systems, as built, shall be filed with the sanitary sewer authority. Said as-built plans shall show stationing of all manholes, laterals, length of laterals, top elevations and invert elevation and size and location of mains within the right-of-way.
The design and construction of storm sewer systems are covered by the Potter Township Public and Private Improvements Code and the Potter Stormwater Management Ordinance.
A. 
Streets, culs-de-sac, curbs, and sidewalks shall be designed and constructed in accordance with the Township Public and Private Improvements Code.
B. 
The developer shall submit plans, profiles, crosssections, and details for streets, culs-de-sac, curbs, and sidewalks to the Township. The developer shall not initiate construction until such plans have been approved by the Township or the Township Engineer, including any revisions required by the Township and the Township Engineer. Construction of streets, culs-de-sac, curbs, and sidewalks shall be in accordance with plans that have been approved by the Township.
C. 
All streets and culs-de-sac shall have subdrainage systems consisting of subgrade (blind) drains and pavement base drains, designed and constructed in accordance with the Township Public and Private Improvements Code.
D. 
Specifications for industrial, commercial and other special use streets will be determined by the Township Engineer on a case-by-case basis, using current standards.
Gas, electric, telephone and cable utilities shall be located in subdivisions in accordance with utility company practice and in accordance with agreements with, or as approved by, the Township. All buried utilities located within the roadway must be backfilled with the same material and compaction requirements as specified for storm or sanitary sewer backfill within roadways.
It shall be a requirement of all major subdivisions and certain minor subdivisions (determined by the Beaver County Conservation District) that the developer shall have a soil erosion and sedimentation control plan and/or permit, prepared in accordance with current state law (Erosion and Sedimentation Control, Chapter 102, Pennsylvania Rules and Regulations, as amended), which shall be reviewed and approved by the Beaver County Soil Conservation District or its successor organization. The Township may also require a like plan for any minor subdivision. The plan shall be fully implemented during the construction of the development. A copy of the approved soil erosion and sedimentation control plan, along with the approval letter, shall be submitted with the subdivision plans.
Note: Township endorsement for E & S, stormwater, and wetlands is to appear on the plan.