A. 
Streets. All proposed streets, and those existing streets which may be increased in width, shall be monumented along one side of the right-of-way:
(1) 
At points of curvature and-points of tangency.
(2) 
For easements to be dedicated to the Township as may be determined by the Township Engineer.
(3) 
At such places where topographical or other conditions made it impossible to sight between two otherwise required monuments, intermediate monuments shall be placed.
(4) 
At such other place along the line of streets as may be determined by the Township Engineer so that any street may be readily defined for the future.
B. 
Lot corners; pins. All lot corners shall be clearly identified by either a monument or an iron pin. Where iron pins are used, they shall be a minimum of one-half-inch diameter solid bar or reinforcing rod, shall be a minimum of 18 inches in length, and shall be driven level with finished grade.
C. 
Monuments.
(1) 
All monuments shall be placed by a registered professional engineer or surveyor so that the scored point (an indented cross or drill hole of not more than one-fourth-inch diameter in the top of the monument) shall coincide exactly with the point of intersection of the lines being monumented. Monuments placed on street rights-of-way and easements for public, drainage, or utility use shall be concrete or stone, tapered (four-inch square top, five-inch square bottom) and 30 inches in length.
(2) 
The tops of monuments shall be set level with the finished grade of the surrounding ground, except:
(a) 
Monuments which are placed within the lines of existing or proposed sidewalks shall be located beneath the sidewalks so that their tops will not be affected by lateral movement of the sidewalks.
(b) 
Where monuments are located beneath a sidewalk, proper access to them shall be assured.
(c) 
In wooded areas, monuments shall protrude six inches above the surface of the ground.
A. 
Required improvements. No plan shall be finally approved unless all improvements required by this chapter have been installed, constructed, completed and approved by the Township or, as a condition of final plan approval, the developer has provided for the deposit with the Township of financial security and Township inspection fees in an amount sufficient to completely pay for the costs of any such improvements and necessary Township inspection fees and has executed the required developer's agreement and the required financial security agreement. Where public sanitary sewer lines are to be installed in any development subject to the jurisdiction of the East Whiteland Municipal Authority, the financial security to assure proper completion and maintenance thereof shall be posted in accordance with the regulations of that Authority and need not be included within the financial security posted with the Township.
(1) 
Utility installation. The developer shall agree to install all electric and telephone utilities underground and to provide sufficient easements and rights-of-way for such installation and maintenance by the respective utility companies. In all cases where sanitary sewer trunk facilities are available, the developer shall be required to install sanitary sewers and to connect the same to the public sewer facilities, irrespective of the size of the lots, units or buildings designated on the plan. If the facilities are not available but will become available within a reasonable time, or if mandated by the Board, such sewers, together with all necessary laterals extended from the main sewer to the street curb, shall be installed and capped by the developer.
(2) 
Developer's agreement. The developer shall execute the Township's standard form subdivision and land development agreement, in which he shall agree to timely complete the approved plan and to lay out and improve the roads, streets, alleys and all other traffic facilities and to construct all of the other required improvements, including but not limited to grading, paving, curbs, gutters and other road improvements, walkways, bicycle trails, streetlights, fire hydrants, water mains and water systems, storm systems, stormwater detention and/or retention basins and other related drainage facilities, sanitary sewers and sewer systems and related facilities, recreational facilities, open space improvements, buffer and screen plantings and all other improvements as shown on the approved final plan and as represented on the application and related documents submitted to the Township for approval with the plan and any improvements required as a condition of approval of the plan by the Board.
(3) 
Financial security agreement. The developer and the financial institution issuing the financial security guaranteeing completion of the required improvements shall execute the Township's standard form financial security agreement, specifying the terms and conditions under which such security shall be held, dispersed and released, and, in addition to posting the required financial security, the developer shall execute the Township's standard form developer's performance bond, without surety, as additional security to guarantee the completion of required improvements. The terms and conditions of these agreements shall not be amended or modified except as approved by the Township Solicitor and the Board.
(4) 
Developer's reimbursement of Township consultant fees. The developer shall also post with the Township at the time the financial security is posted such amount as established by resolution of the Board to reimburse the Township for the reasonable and necessary expenses incurred by the Township for the Township Engineer's inspection of and reports about the required improvements and any fees incurred by the Township for legal reviews in connection with the plan and the agreements related thereto. Such fees shall also include the fees of those acting under the direct supervision and control of the Township Engineer for such purpose, including consultants and the Municipal Authority's engineer. The fees so established shall be reasonable and shall be the ordinary and customary fees charged by the Township when such fees are not reimbursed or otherwise imposed on developers. The Township Engineer or consultant shall periodically bill the Township for all inspection fees and shall send a copy of the bill to the developer. In the event that the developer disputes the amount of any such fee, the procedure established in PAMPC Section 510(g)(1) through (5)[1] shall be mandatory for the resolution of any such dispute.
[1]
Editor's Note: See 53 P.S. § 10510(g)(1) through (5).
B. 
Acceptable financial security. The types of financial security acceptable to the Township include federal or commonwealth chartered lending institution irrevocable letters of credit, a restrictive account or an escrow account in such lending institutions, a bond with surety approved by the Board, or such other security as the Board, in its sole discretion, deems acceptable financial security for the purposes of this section. Such financial security shall be established or otherwise posted by a bonding company or federal or commonwealth chartered lending institution chosen by the developer, provided that said institution is authorized to conduct business within the Commonwealth of Pennsylvania. The developer shall also execute and post with the Township as additional security his unsecured bond which secures to the public the completion of all improvements required by the final plan on or before the date fixed by the Board in approving the plan or in the subdivision and land development agreement.
C. 
Amount of financial security. The amount of financial security to be posted for completion of the required improvements shall be equal to 110% of the costs 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 costs of the improvements which have been completed and the estimated costs 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 conformity with this section in order to assure that the financial security equals 110% at all times.
D. 
Increases in posted financial security. If the developer requires more than one year from the date of posting of financial security to complete the required improvements, the amount of financial security determined pursuant to this section shall be increased by an additional 10% for each one year period beyond the first anniversary date from the posting of the financial security or to an amount not exceeding 110% of the costs of completing the required improvements as reestablished on or about the expiration of the preceding one-year period.
E. 
Staged releases. When definite stages of work of installation of the required improvements have been completed, the developer may make written request to the Board to release or authorize release, from time to time, of such portions of the financial security as are necessary for payment to the contractor or subcontractors performing such stages of work. The Board shall have 45 days from receipt of such request within which to permit the Township Engineer to certify, in writing, to the Board that such portion of the work for which release is sought has been completed in accordance with this chapter and the approved final plan. Upon such certification, the Board shall authorize release or reduction by the financial institution issuing the financial security of an amount as estimated by the Township Engineer which fairly represents the value of the completed improvements. If the Board fails to act within 45 days, the Board shall be deemed to have approved the release or reduction as requested; provided, however, that prior to final release at the time of completion and certification by the Township Engineer, the Board shall require retention of 10% of the estimated costs of the improvements.
A. 
Procedure for release.
(1) 
When the developer has completed all of the required improvements, the developer shall give written notice to the Board, by certified or registered mail, of such completion and shall send a copy of such notice to the Township Engineer. The Board shall, within 10 days after receipt of such notice, direct and authorize the Township Engineer to inspect all of the public improvements. The Township Engineer shall file a written inspection report with the Board and shall promptly mail a copy of the report 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 Board's written authorization to him to inspect the improvements. The Township Engineer's report shall be reasonably detailed and shall indicate approval or rejection of the improvements, either in whole or in part. If any of the improvements or any portion thereof are not approved or are rejected by him, his report shall contain a statement of the reasons for such refusal to approve or rejection. Within 15 days of the Board's receipt of the Township Engineer's report, the Board shall give written notice to the developer by certified or registered mail of their action with relation thereto. Failure of the Board or the Township Engineer to act within these time limitations shall constitute a deemed approval that the improvements are acceptable and a release of the financial security.
(2) 
If any portion of the improvements shall not be approved or shall be rejected by the Board, the developer shall proceed to complete those improvements and, upon completion, the same procedure of notification as outlined in Subsection A hereof shall be followed.
B. 
Dedication of improvements.
(1) 
The Board may require or accept dedication to the Township of one or more elements of the required improvements, but shall not be required to accept dedication, except as the Board determines necessary for the promotion and protection of the public welfare. If the development is approved and completed in phases, the board may accept dedication of public improvements within a fully completed phase of the development.
(2) 
Prior to acceptance of any such dedication, the Board shall require that the developer, at his expense, deliver to the Township a title insurance report issued by a reputable title insurance company which verifies and represents that the proposed elements to be dedicated are free and clear of all liens and encumbrances of any kind. The Board may require the developer to insure, at the developer's expense, the Township's title to the property and improvements proposed for dedication to the Township, unless otherwise waived by the Township Solicitor. Such dedication shall be made and accepted only by deeds and agreements approved as to form and content by the Township Solicitor, subject to the Board's approval. Each proposed deed of dedication shall be accompanied by all required public filing fees, and no dedication shall be accepted until approved by resolution of the Board duly adopted at a public meeting. The as-built plan required by § 175-46 of this chapter shall be filed of record with the Township Secretary as a condition precedent to the Board's acceptance of any such deed of dedication.
C. 
Maintenance security. Where the Board accepts dedication of all or some of the required improvements following their completion and approval by the Board, the Board shall require the posting of financial security to secure structural integrity and functioning of those improvements in accordance with the design and specifications as depicted on the approved final plan and in the supplementary data and documents approved as a part thereof for a term of 18 months from the date of the Board's acceptance of dedication. This financial security shall be of the same type as otherwise required in § 175-43 for the installation, construction and completion of such improvements, and the amount of the required financial security shall equal 15% of the actual costs of the installation of those improvements as finally calculated.
D. 
Irrevocable offers of dedication. Whenever a developer proposes to establish or continue a street which is not offered for dedication or not required to be offered for dedication, prior to the release of the final plan for recording the Board may require the developer to enter into an agreement with the Township establishing the conditions under which the street may later be offered to the Township for dedication. Such agreement shall at a minimum contain the following provisions as approved by the Township Solicitor, shall be in form suitable for recording in the office of the Recorder of Deeds, and shall be binding upon the developer and his heirs, successors, administrators and assigns:
(1) 
An irrevocable offer to dedicate the street or other public improvement shall be made only for the street or other improvement as a whole.
(2) 
The street or other improvement shall comply with all minimum specifications required by this chapter and shall require that the owners of the lots along the street or otherwise affected by the improvement agree to include with the offer of dedication sufficient financial security, as estimated by the Township Engineer, to improve the street or other improvement to Township specifications and, thereafter, to maintain the street or other improvement for a period of 18 months from the date of such dedication.
(3) 
The method of assessing such repair and maintenance costs among the various owners along the street shall be stipulated in the offer of dedication.
(4) 
A copy of the developer's agreement offering future dedication shall be and become a part of each deed with respect to each lot sold by the developer along the proposed street or affected by the improvement which may subsequently be offered for dedication, binding the owners of said lots to the terms of the agreement. The existence of this agreement shall appear on the face of the final plan, as approved and recorded.
A. 
Declaration of covenants. The final plan shall be accompanied by the declaration of covenants, easements and restrictions to which the subdivision or land development will be subject, together with the bylaws of any legal entity or organization by which such entity or organization will be governed.
B. 
Ownership of common facilities. The following methods may be used to preserve, own and maintain common open space, community recreation facilities, community sewage facilities, central water supply facilities, stormwater management facilities, common parking areas and driveways, private streets or any other common or community facilities or amenities, hereinafter referred to as "common facilities": condominium association, homeowners' association, dedication in fee simple, easements and transfer to a private conservation organization. The following specific requirements are associated with each of the various methods:
(1) 
Homeowners' association. The common facilities may be held in common ownership by a homeowners' association. If a homeowners' association is formed, it shall be governed according to the following regulations:
(a) 
The developer shall provide to the Township a description of the association. The declaration of covenants shall comply with the requirements of the Pennsylvania Planned Community Act[1] and shall unequivocally specify all regulations governing maintenance requirements and use restrictions for common facilities.
[1]
Editor's Note: See 68 Pa.C.S.A. § 5101 et seq.
(b) 
The association shall be legally established or incorporated by the developer and shall be operating with adequate financial subsidization by the developer before the sale of any buildings or dwelling units in the development. Financial adequacy shall be subject to the Board's approval based upon objective standards related to the individual development and its needs.
(c) 
Membership in the association shall be mandatory for all purchasers and subsequent owners of lots, buildings or dwelling units.
(d) 
The association shall be responsible to continuously maintain the common facilities. Maintenance shall include replacement as and when necessary to keep the facilities functionally operational in accordance with their design and purpose.
(e) 
The members of the association shall share equitably the costs of maintaining, replacing when necessary, insuring and operating common facilities. The association shall at all times maintain adequate insurance, including but not necessarily limited to general liability insurance on all common open space and common facilities.
(f) 
In the event of any proposed transfer of common facilities by the homeowners' association to or the assumption of their maintenance by the Township as hereinafter provided, notice of such action shall be given to all members of the homeowners' association by said association.
(g) 
The association shall have or hire adequate personnel, as necessary, to administer, maintain and operate all common facilities.
(2) 
Condominium association. Where the development is proposed to be developed and owned as a condominium, the common facilities shall be controlled through the use of condominium agreements as are in conformance with the Pennsylvania Uniform Condominium Act.[2] All of the common facilities shall be held as common elements.
[2]
Editor's Note: See 68 Pa.C.S.A. § 3101 et seq.
(3) 
Transfer of easements to a conservation organization. With the prior written approval of the Board, the developer may transfer easements on common open space lands and facilities located thereon to an established nonprofit organization, such as the Brandywine Conservancy, the Natural Lands Trust and similar conservancy organizations, among whose purposes is the conservation of open space land and/or natural resources, provided that:
(a) 
The organization is acceptable to the Township and is a bona fide conservation organization with perpetual existence;
(b) 
The conveyance contains appropriate provisions for proper reverter or retransfer to a similar organization or with the Township's approval, the Township, in the event that the organization becomes unwilling or unable to continue carrying out its functions; and
(c) 
A maintenance arrangement acceptable to the Township is established between the developer and such organization guaranteeing the perpetual maintenance and upkeep of the common open space.
(4) 
Fee simple dedication. The Township or another governmental agency acceptable to the Township may, but shall not be required to, accept dedication of any portion or portions of the common facilities, provided that:
(a) 
All common facilities so dedicated are accessible to the residents of the Township;
(b) 
There is no cost of acquisition to the Township; and
(c) 
The Township is given an adequate and permanent easement, acceptable to the Township, over which it may access the common facilities for purposes of maintenance and upkeep and public access.
(5) 
Dedication of easements. The Township may in its sole discretion accept the dedication of permanent easements for public use of any portion or portions of common facilities, title to which is intended and shall remain in the ownership of a condominium association or homeowners' association, provided that:
(a) 
Any common facilities so dedicated shall be accessible to all residents of the Township;
(b) 
There shall be no acquisition or other costs to the Township associated with any such proposed dedication or transfer; and
(c) 
A satisfactory maintenance agreement is reached between the grantor of the easement and the Township.
C. 
Maintenance and operation of common facilities.
(1) 
Common facilities capital account. Each preliminary plan application shall be accompanied by a narrative description of the maintenance and operation of common facilities which shall define ownership; establish necessary regular and periodic operation and maintenance responsibilities; estimate staffing needs, insurance requirements and associated costs; and define the means for funding such facilities on an ongoing basis. Upon approval of and as a condition of the final plan, the Board may require the establishment of an escrow fund by the developer, under the control of the Board and the homeowners' association or other entity formed to own and maintain common facilities, to guarantee that sufficient capital is initially provided and is available at all times for their maintenance, upkeep and replacement. The amount of such fund shall be determined by the Board upon recommendations of the Township Engineer based upon the size and extent of such common facilities and may be funded as individual lots or buildings are initially sold by the developer. Funds so established shall be segregated in a separate account in the name of the Township and such association, and no funds shall be released from such account without the written authorization of the Board.
(2) 
Township's right to cure defaults in common facilities maintenance. In the event that the organization established to own and maintain the common facilities or any successor organization shall at any time after its establishment fail to maintain, repair or replace all or any portion of them, the Township may serve written notice upon such organization describing the deficiencies with respect to the common facilities, and said notice shall include a demand that such deficiencies of maintenance, repair or replacement be cured within 30 days thereof and shall state the date and place of hearing thereon, which shall be held within 14 days of the notice. At such hearing, the Township may modify the terms of the original notice as to the deficiencies and may give an extension of time within which said deficiencies shall be corrected. If the deficiencies set forth in the original notice or in the modifications thereof shall not be corrected within said 30 days or any extension thereof, the Township, in order to preserve the taxable values of the development lots and improvements and to prevent the common facilities from becoming a public nuisance, may enter upon the premises on which the common facilities are located and maintain them for a period of one year. Said entry and maintenance shall not constitute a taking of the common facilities except when they are voluntarily dedicated to the public by the residents and owners and such dedication is acceptable to the Township. Before the expiration of said year, the Township shall, upon its initiative or upon the request of the organization theretofore responsible for the maintenance of the common facilities, call a public hearing upon notice to said organization or to the residents and owners of the dwelling units attendant thereto, at which hearing such organization or the residents and owners of the aforesaid dwelling units shall show cause why such maintenance by the Township shall not, at the election of the Township, continue for a succeeding year. If the Township shall determine that such organization is ready and able to maintain said common facilities in a reasonable condition, the Township shall cease to maintain said common facilities. If such organization is not ready and able to maintain the common facilities in a reasonable condition, the Township may, in its discretion, continue to maintain them during the next succeeding year and, subject to a similar hearing and determination, in the year thereafter. The decision of the Township in any such case shall constitute a final administrative decision subject to judicial review.
(3) 
Township's right to lien benefited lots. The cost of such maintenance, repair and replacement and the administrative and legal costs of the enforcement proceedings by the Township shall be assessed ratably, in accordance with tax assessments, against all lots within the development that have the right of enjoyment of or the benefits associated with the common facilities and shall become a lien on each of the said lots. The Township, at the time of entering upon such common facilities for the purpose of maintenance, and from time to time thereafter as Township funds are expended, shall file a lien in the office of the Prothonotary of Chester County upon those properties to recover all such costs and expenses. The Township shall also have the right to recover such costs from the individual lot owners by filing such actions at law or in equity as the Township shall determine appropriate. All of the Township's remedies shall be cumulative.
A. 
Filing and content. Upon the completion of a subdivision or land development, contemporaneously with the filing by the developer of the required maintenance agreement and maintenance escrow, but in no event later than 90 days from substantial completion of the development, the developer shall file of record in triplicate with the Township an as-built plan and profile sheets, which shall be drawn at the same scale and conform to the requirements of the final plan. The plan shall be clearly labeled "As-Built Plan," bear a professional surveyor seal (Pennsylvania Registration), North arrow, scale, date prepared, name, address and telephone number, and shall indicate the actual location, dimensions and elevations of all completed improvements, including but not limited to:
(1) 
All property lines, including distance, bearings, curve data and right-of-way lines.
(2) 
All concrete monuments, iron pins and/or other markers and all building setback lines with dimensions.
(3) 
All roads, streets or highways, showing cartways with dimensions, curbs, curb depressions, sidewalks, street signs and streetlights.
(4) 
All sanitary sewer mains, manholes and laterals with elevations, or seepage beds.
(5) 
All storm sewers, mains, manholes, inlets, culverts, end walls, and any other stormwater control structures.
(6) 
All waterlines and fire hydrants including shutoff valves, or well locations.
(7) 
All underground utilities including, but not limited to, electrical lines and gas lines.
(8) 
All permanent sedimentation control and stormwater management systems including, but not limited to, basins, traps and/or swales.
(9) 
All on-lot topography including footprints of all structures, tie-down dimensions from all foot prints to property lines, grading contours with elevations, driveways with spot elevations and percent of grade. All steps, sidewalks, porches, decks and patios. NOTE: First floor elevations are required for all habitable structures. Outset distances between structures shall be shown.
(10) 
A breakdown of the impervious surface (house, sidewalks, patios, driveway and deck, etc.) included as allowable as per approved plans.
(11) 
All permanent landscaping berms with planting locations and planting material.
(12) 
All easements of any nature indicating width and type of easement.
B. 
Plan certification. Such plan shall be certified by the engineer who prepared the final plan or the project engineer to be in accordance with the actual details of construction and in substantial compliance with the approved and recorded final plan. Any variations shall be noted on the face of the as-built plan.