[Amended 9-12-1989 by Ord. No. 1211]
A. 
No subdivision and/or land development application shall be finally approved unless the streets shown on such plan have been improved to a mud-free or otherwise permanently passable condition, or improved as required by this chapter, and any walkways, curbs, gutters, streetlights, fire hydrants, shade trees, water mains, sanitary sewers, storm sewers and other improvements as required by this chapter have been installed in accordance with this chapter. In lieu of the completion of any improvements required as a condition for final plan approval, including improvement or fees, the landowner or developer shall deposit financial security with the Township in an amount sufficient to cover the cost of such improvements or common amenities including, but not limited to, roads, stormwater detention and/or retention basins and other related drainage facilities, recreational facilities, open space improvements or buffer or screen plantings which are or may be required.
B. 
When requested by the landowner or developer, in order to facilitate financing, the Board of Commissioners shall furnish the developer with a signed copy of a resolution indicating approval of the final plan contingent upon the developer obtaining a satisfactory financial security. The final plan (record plan) shall not be signed or recorded until the financial improvements agreement is executed. The resolution or letter of contingent approval shall expire and be deemed to be revoked if the financial security agreement is not executed within 90 days, unless a written extension is granted by the Board of Commissioners. Such extension shall not be unreasonably withheld and shall be placed in writing at the request of the landowner or developer.
In lieu of the completion of the streets and other improvements required as a condition for the final approval of the subdivision and/or land development plan as set forth in §§ 123-13R and 123-42, the landowner or developer may deposit financial security acceptable to the Board of Commissioners (except as set forth in Subsection E) in an amount sufficient to cover the costs of such improvements, estimated, calculated and determined in accordance with the following:
A. 
Such financial security shall include, but is not limited to, performance bonds, surety bonds, federal- or commonwealth-chartered lending institution irrevocable letters of credit and restrictive or escrow accounts in such lending institutions. Such bond or other security shall provide for and secure to the Township the completion of all improvements which may be required within one year or such other time that may be fixed by the Board of Commissioners for such completion. Such financial security shall be posted with a bonding company or federal- or commonwealth-chartered lending institution, provided that said company or institution is authorized to conduct such business within the commonwealth.
B. 
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 landowner or developer. The Township may adjust the amount of the financial security annually, 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 landowner or developer to post additional security in order to assure that the financial security equals said 110%. Any additional security shall be posted by the landowner or developer in accordance with this subsection.
[Amended 9-12-1989 by Ord. No. 1211]
C. 
If the party posting the financial security requires more than one year from the date of posting the financial security to complete the required improvements, the amount of financial security may be increased by an additional 10% for each one-year period beyond the first anniversary date from the posting of financial security, or to an amount not exceeding 110% of the cost of completing the required improvements as reestablished on or about the expiration of the preceding one-year period through an estimate of costs as set forth above.
D. 
In the case where development is projected over a period of years, the Board of Commissioners may authorize submission of final plans by section or stages of development in accordance with the provisions of Article V of the Pennsylvania Municipalities Planning Code[1] and subject to such requirements or guaranties as to improvements in future sections or stages of development as it finds essential for the protection of any finally approved section of the development. As the work of installing the required improvements proceeds, the party posting the financial security may request that the Board of Commissioners release or authorize the release of, from time to time, such portions of the financial security necessary for payment to the contractor or contractors performing the work. Any such request shall be in writing, addressed to the Board of Commissioners, whereupon, the Board shall have 45 days from receipt of such request within which to allow the Township Engineer to certify, in writing, to the Board that said improvements have been completed in accordance with the approved plans. Upon such certification, the Board of Commissioners 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 Board of Commissioners fails to act within said forty-five-day period, the Board of Commissioners shall be deemed to have approved the release of funds as requested. The Board of Commissioners may, prior to final release, at the time of completion and certification by the Township Engineer, require 10% of the estimated cost of the aforementioned improvements to be retained. The Township Engineer, in certifying the completion of work for a partial release, shall not be bound to the amount requested by the developer, but shall certify to the Board of Commissioners an independent evaluation of the proper amount of partial releases.
[Amended 9-12-1989 by Ord. No. 1211]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
E. 
If water mains or sanitary sewer lines, or both, along with apparatus or other facilities related thereto, are to be installed under the jurisdiction and pursuant to the rules and regulations of a public utility or municipal authority separate and distinct from the Township, financial security to assure proper completion and maintenance thereof shall be posted in accordance with the regulations of the controlling public utility or municipal authority and shall not be included within the financial security as otherwise required by this section.
F. 
Where the Board of Commissioners accepts dedication of all or some of the required improvements following completion, the Board 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 not to exceed 18 months from the date of acceptance of dedication. Said financial security shall be of the same type as otherwise required in this section with regard to installation of such improvements, and the amount of the financial security shall not exceed 15% of the actual cost of installation of said improvements.
[Added 9-12-1989 by Ord. No. 1211]
G. 
If financial security has been provided in lieu of the completion of improvements required as a condition for the final plan approval, the Township shall not condition the issuance of building, grading or other permits relating to the erection or placement of improvements, including buildings, upon the lots or land as depicted upon the final plan upon actual completion of the improvements depicted upon the approved final plan. Moreover, if said financial security has been provided, occupancy permits for any building or buildings to be erected shall not be withheld following the improvement of the streets providing access to and from existing public roads to such building or buildings to a mud-free or otherwise permanently passable condition, as well as the completion of all other improvements as depicted upon the approved final plan, either upon the lot or lots or beyond the lot or lots in question if such improvements are necessary for the reasonable use of or occupancy of the building or buildings.
[Added 9-12-1989 by Ord. No. 1211]
A. 
Upon the completion of the required improvements, the landowner or developer shall so notify the Board of Commissioners in writing, by certified or registered mail, sending a copy thereof to the Township Engineer. Within 10 days after receipt of such notice, the Board of Commissioners shall direct and authorize the Township Engineer to inspect all of the said improvements for compliance with the terms of this chapter.
B. 
Within 30 days after receipt of the aforementioned authorization from the Board of Commissioners, the Township Engineer shall file a report, in writing, of such inspection with the Board of Commissioners and shall concurrently mail a copy thereof to the developer by certified or registered mail. Such report shall be detailed and shall clearly and specifically indicate approval or rejection of such improvement, either in whole or in part, and if such improvements, or any part or portion thereof, shall not be approved, or shall be rejected by the Township Engineer, such report shall contain a statement of the reasons for such nonapproval or rejection.
C. 
The Board of Commissioners shall notify the landowner or developer, within 15 days of receipt of the Township Engineer's report, in writing, by certified or registered mail, of the action of the Board of Commissioners with relation thereto.
[Amended 9-12-1989 by Ord. No. 1211[1]]
[1]
Editor's Note: This ordinance also provided for the relettering of former Subsections D and E to Subsections E and F, respectively.
D. 
If the Board of Commissioners or the Township Engineer fails to comply with the time limitation provisions contained herein, all improvements will be deemed to have been approved and the landowner or developer shall be released from all liability, pursuant to its performance guaranty bond or other security agreement.
[Added 9-12-1989 by Ord. No. 1211[2]]
[2]
Editor's Note: This ordinance also provided for the relettering of former Subsections D and E to Subsections E and F, respectively.
E. 
If any part or portion of the said improvements shall not be approved, or shall be rejected by the Board of Commissioners, the landowner or developer shall correct and complete the same; and the same procedure as set forth within this section shall be followed and applied.
F. 
The landowner or developer shall be responsible for maintenance of all improvements until such improvements as are offered for dedication are accepted by the Township. Ten percent of the completion guaranty shall be retained as financial security until a maintenance guaranty, as provided for in § 123-47, has been posted and as-built plans are verified and accepted by the Township Engineer.
G. 
Nothing herein, however, shall be construed in limitation of the landowner's or developer's right to contest or question, by legal proceedings or otherwise, any determination of the Board of Commissioners or the Township Engineer.
[Added 9-12-1989 by Ord. No. 1211]
Within 30 days after completion of improvements and approval of the same by the Township, and before acceptance of such improvements, the landowner or developer shall submit to the Board of Commissioners a corrected set of as-built plans and profiles in accordance with §§ 123-17 and 123-24. In the event that the as-built plan is not submitted in complete and accurate form, all funds being withheld in an escrow account shall not be released until such plan has been satisfactorily completed.
[Amended 9-12-1989 by Ord. No. 1211]
In the event that any improvements which may be required under this chapter have not been installed as provided in this chapter, or in accordance with the approved final plan, the Board of Commissioners may enforce the bond or other security by appropriate legal and equitable remedies. If the proceeds of such bond or other security are insufficient to pay the cost of installing or making repairs or correction to all the improvements covered by such bond or security, the Board of Commissioners may, at its option, install part of such improvements in all or part of the subdivision or land development and may institute appropriate legal or equitable action to recover from the land developer the moneys necessary to complete the said improvements. All of the proceeds, whether resulting from the security or from legal or equitable action brought against the landowner or developer, or both, shall be used solely for the installation of improvements covered by such security.
A. 
Upon completion of the construction of improvements in accordance with the approved subdivision or land development plan, the following conditions shall apply to the offer of dedication of the same and the acceptance thereof:
(1) 
The Board of Commissioners shall have no obligation to take over and make public any street or other improvement in or abutting a subdivision or land development. If the Board of Commissioners elects to accept an offer of dedication, such acceptance shall not occur unless and until:
(a) 
The required improvements and monuments as shown on the approved subdivision and/or land development plan, conservation plan and improvements construction plan shall have been certified by the Township Engineer as having been constructed and installed in accordance with the provisions of this chapter, and all other ordinances, codes, regulations, plans and maps of the Township.
(b) 
A maintenance guaranty is provided through the posting of financial security, such as that deemed to be acceptable to the Township as set forth in § 123-43A. Such guaranty shall assure the structural integrity of required improvements, as well as the functioning of said improvements, in accordance with the design and specifications as depicted on the approved final plans for a term not to exceed 18 months from the date of acceptance of dedication. Said financial security shall be in an amount equivalent to 15% of the actual cost of installation of the required improvements.
(c) 
An offer of dedication for all improvements, prepared and executed by the landowner or developer in accordance with forms prescribed by the Board of Commissioners, together with a certificate from the contractor or contractors evidencing: all permits; the payment of all labor, material and maintenance costs; and a policy of title insurance insuring the fee title to said improvements (whenever a deed is involved) as free and clear of all liens and encumbrances and other objections to the title.
(d) 
At least 50% of all lots having access to the street has been encompassed by completed dwellings, and the Board of Commissioners shall determine that the public interest requires that such improvements be accepted.
B. 
The Board of Commissioners shall have no responsibility with respect to any improvements, notwithstanding any public use thereof, unless and until such improvements are accepted for dedication by duly enacting or adopting an ordinance or resolution therefor.
C. 
Where traffic signals are deemed necessary and prior to any acceptable by the Township, the landowner or developer shall be required to:
(1) 
Obtain the required permit(s).
(2) 
Install all approved materials and make the necessary connections to ensure proper functioning and synchronization with other signals.
(3) 
Operate and maintain such signals until tested and approved.
(4) 
Incur and make payment for all costs involved in the design, construction, maintenance and operation of any such signals.