A.
All streets, storm sewers, sanitary sewers, water
mains, curbs, sidewalks and other physical improvements to the property
being subdivided or developed shall be provided, constructed and installed
by the developer as shown on the approved final plan and all supplemental
plans and drawings accompanying the preliminary plan and approved
final plan. The developer shall execute a subdivision improvements
agreement with the Township for the installation of all such improvements.
All improvements shall be constructed in accordance with the applicable
specifications of the Township or authority having jurisdiction or
other applicable regulations. Where none apply, specifications of
the Pennsylvania Department of Transportation and/or Pennsylvania
Department of Environmental Protection shall be used. If none exist,
specifications prepared by the Township Engineer shall be used.
B.
Supervision.
(1)
The installation of improvements required by § 154-32 following will be inspected by the Township as deemed necessary by the Township. The applicant shall reimburse the Township for the reasonable and necessary expense incurred for the observation of the improvements.
(2)
The developer's contractor shall schedule a meeting
with the Township's representative prior to any construction. Construction
drawings and specifications of all material to be used shall be submitted
to the Township for approval prior to commencement of construction.
(3)
If the representative of the Township observing the
construction or installation of improvements determines that the work
is not in accordance with approved plans and specifications or is
not being done in a workmanlike manner, said representative may stop
work and/or require corrections to be made. Prior to any construction
or installation, a forty-eight-hour start work notice is to be given
to the Township representative who will observe the construction.
The following improvements shall be provided
by the subdivider:
A.
Street grading. All streets shall be graded at full
right-of-way width. All portions of street rights-of-way not included
within street cartways shall be graded at a slope not to exceed two
foot horizontal and one foot vertical (six inches per foot). In areas
where sidewalks are required, street grading within the sidewalk areas
shall conform to grades for sidewalks and slopes shall begin beyond
the inside edge of sidewalks.
B.
Cartway paving. The construction of streets in the
Township shall be done in conformity with the specifications, regulations
and provisions set forth in the Bern Township Road and Street Ordinance[1] and as the same may be hereafter amended.
C.
Curbs. Curbs shall be installed along both sides of
all newly constructed or improved streets, in accordance with Township
Ordinances and standards. Where a developer improves 1/2 of an existing
Township road to upgrade to the requirements of this chapter, he shall
be required to install curbing only on the side which is improved.
D.
Sidewalks.
(1)
Sidewalks with a minimum width of four feet, but meeting
all requirements of applicable Township regulations, shall be installed
on both sides of all streets, except that:
(a)
Sidewalks shall be required on only one side
of marginal access streets; and
(b)
No sidewalks shall be required along service
streets; and
(c)
Except where required for the extension of existing
sidewalks, no sidewalks shall be required along minor streets where
the average lot width (measured at building setback line) is 100 feet
or greater, unless such streets are within the required walking distance
area of a school, are near community facilities encouraging pedestrian
traffic or sidewalks are deemed necessary in the public interest by
the Township Supervisors.
F.
Sanitary sewage disposal.
(1)
Sanitary sewage disposal systems shall be provided consistent with the requirements contained in § 154-27 of this chapter.
(2)
Whenever individual on-site sanitary sewage disposal
systems are utilized, the subdivider shall either install such facilities
or shall require (by deed restriction or otherwise) as a condition
of the sale of each lot or parcel within the subdivision that such
facilities shall be installed by the purchaser of such lot or parcel
at the time that a principal building is constructed.
(3)
If individual on-site systems are not used, the subdivider
shall provide a community or public sanitary sewage disposal system.
The design and installation of all systems shall be subject to the
approval of the Township and the applicable public agencies. A community
sewage disposal system shall be subject to satisfactory provisions
for the maintenance thereof.
G.
Water supply.
(1)
Water supply system(s) shall be provided consistent with the requirements of § 154-28 of this chapter.
(2)
Where the subdivider proposes that on-site water supply
systems shall be utilized within the subdivision, the subdivider shall
either install such facilities or shall require (by deed restriction
or otherwise) as a condition of the sale of each lot or parcel that
the facilities shall be installed by the purchaser of such lot or
parcel at the time that a principal building is constructed.
(3)
If individual on-site water supply systems are not
used, the subdivider shall supply a community or public water distribution
system. The design and installation of public and community water
distribution systems shall be subject to the approval of the Township
and the applicable public agencies or private companies. A community
water distribution system shall be subject to satisfactory provisions
for the maintenance thereof.
H.
Fire hydrants. Fire hydrants shall be installed in
all subdivisions and land developments containing public or community
water supply systems. The location, number and separation of hydrants
shall be approved by the Township and Fire Chief in accordance with
the guidelines of the Insurance Services Office. The maximum distance
between fire hydrants shall be 600 feet.
I.
Monuments.
(1)
Permanent stone, concrete or iron pipe encased in
concrete monuments shall be accurately placed at the intersection
of all lines forming angles in the boundary of the subdivision or
land development and at changes in direction of lines in the boundary
of the property.
(2)
All monuments shall be placed so that the center of
the monument coincides exactly with the point of intersection of the
lines being monumented.
(3)
Monuments shall be set with their top level with the
finished grade of surrounding ground, except:
(a)
Monuments which are placed within lines of existing
or proposed sidewalks shall be so located (preferably beneath the
sidewalks) that their tops will not be affected by lateral movement
of the sidewalk.
(b)
Where monuments are located beneath a sidewalk,
proper access shall be provided for their use.
(4)
All streets shall be monumented on the right-of-way
line or the five feet range line at the following locations:
(a)
At least one monument at each street intersection;
(b)
At changes in direction of street lines, excluding
curb arcs at intersections;
(c)
At each end of each curved street line, excluding
curb arcs at intersections;
(d)
At intermediate points wherever topographical
or other conditions make it impossible to sight between two otherwise
required monuments;
(e)
At such other places along the line of streets
as may be determined by the Township to be necessary so that any street
may be readily defined in the future.
J.
Street signs. Street name signs shall be installed
at all street intersections. The design and placement of such signs
shall be subject to approval of the Township.
K.
Markers. Metal markers shall be accurately placed
at all lot corners prior to sale of lots.
L.
Streetlights. In accordance with the conditions to
be agreed upon by the subdivider, the Township and the appropriate
public utility, streetlights shall be installed in all subdivisions
and land developments.
M.
Erosion and sediment control measures. Installations
necessary to implement the erosion and sediment control plan shall
be made by the subdivider as required improvements.
N.
Shade trees. Reasonable efforts should be made by
the subdivider to preserve existing shade trees and in addition, when
required by the Township, deciduous hardwood trees with a minimum
caliper of two inches shall be provided, in accordance with conditions
to be agreed upon by the Township and, if necessary, the appropriate
public utility. Trees shall be placed along all existing and proposed
streets outside the street right-of-way at a maximum distance of 50
feet between trees. Trees shall also be placed along access drives
serving land developments and along walkways through parking lots
and leading to buildings within land developments, when required by
the Township.
O.
Solid waste management. The necessary arrangements
to implement the solid waste management plan prepared by the developer
for apartment, townhouse, commercial, office and industrial developments
shall be made at his expense.
P.
Traffic control devices. The traffic control devices
shown on the approved plan, including such items as stop signs and
signs restricting parking, shall be installed.
R.
Rock removal. Provision shall be made for rock removal
in the subdivision improvements agreement and guaranty.
S.
When required by the Township Supervisors pursuant to § 154-26B, acceleration and deceleration lanes shall be provided.
T.
Backfilling. Utility excavations in areas of streets,
access drives, parking areas and loading areas shall be backfilled
in accordance with the following standards:
(1)
Backfilling shall be done as promptly as possible.
(2)
The trench shall be filled with stone acceptable to
the Township to a height of at least one foot above the top of the
conduit, pipe or pipe bell.
(3)
The remainder of the trench shall be backfilled with
2-RC and promptly compacted. The backfill material shall be mechanically
tamped in approximately twelve-inch layers.
(4)
Where openings are made behind the curbline, work
shall be done as required in these specifications and the opening
covered with good topsoil to a depth of six inches and seeded or sodded
to the satisfaction of the Township.
(5)
Whenever the trenches have not been properly filled
or if settlement occurs, they shall be refilled, compacted, smoothed
off and finally made to conform to the surface of the ground.
(6)
Frozen material shall not be used for backfill, nor
shall any backfilling be done when materials already in the trench
are frozen.
A.
The developer and his contractor shall afford every
facility for inspection by the Engineer and Township of materials
and workmanship. The developer shall prosecute the work in a systematic
manner.
B.
The Engineer and Township will make a final inspection
after receipt of written notification that the work is completed and
final inspection is requested. Defective work or work not conforming
to the specifications is to be repaired or replaced to the satisfaction
of the Engineer at the developer's expense prior to acceptance by
and dedication to the Township.
C.
The developer shall bear the cost of any inspection
performed by the Engineer including final inspection.
A.
After any portion of any improvement has been inspected
or tested and is approved in accordance with these specifications,
the Township may use the completed section. Possession prior to completion,
however, will not imply final acceptance.
B.
The developer will be responsible for the maintenance
of all completed portions of the improvement, whether used by the
Township or not, until the final inspection is made and the work is
accepted by and dedicated to the Township.
The developer shall, after final inspection
and acceptance and for a period of 18 months from the date of dedication
to the Township, repair, rebuild or replace any and all items which
have proved defective due to unsatisfactory material and/or workmanship.
Upon written notice from the Township or Engineer, the developer shall
immediately make any repairs that may be necessary or such repairs
will be made by the Township at the expense of the developer or his
surety. In case of an emergency where delay would cause serious loss
or damage, the Township may undertake to repair any defect without
previous notice and the expense of such repairs shall be borne by
the developer or his surety.
The Township of Bern will accept for public
use only those improvements which have been constructed in accordance
with specifications and requirements of applicable sections hereof
and proof of compliance with the specifications and requirements of
the Township. Proof of compliance with the specifications and requirements
of the Township may be provided by requesting the Engineer to inspect
the work and supervising the work during construction and installation
of same or by providing test data acquired under the supervision of
the Engineer.
The Township may hereafter accept any improvement
for public use constructed in accordance with these specifications
upon receipt of a petition containing a general release in favor of
the Township, duly executed by all of the abutting freeholders. requesting
the Township to accept such improvements for public use, providing
that all other conditions imposed by the Second Class Township Code[1] concerning the taking over of said improvements are complied
with.
[1]
Editor's Note: See 53 P.S. § 65101
et seq.
Topsoil piles, debris, rubbish, construction
materials and other material resulting from grading or construction
activities on a lot in or a portion of a commercial or industrial
subdivision or land development shall be removed from that lot and
any other lot or portion of a land development on which it was deposited
prior to issuance of a use and occupancy permit for said construction.
All areas disturbed for storage of materials shall be graded and seeded
with grass prior to issuance of such permit.
