Before the Board of Supervisors approves the
final subdivision or land development plan for recording, the subdivider
or developer shall complete all improvements or common amenities as
the Supervisors require in the public interest, meeting the required
design and specification requirements set forth in the preceding sections
or the prevailing standards as established by the Supervisors, or
the subdivider/developer shall guarantee the Township the completion
of the legal agreement(s) stating performance guarantees by the subdivider/developer.
The guarantees shall be in the form of a term bond or the deposit
of funds in escrow to cover the cost of the specified improvements
or a federal- or commonwealth-chartered lending institution irrevocable
letter of credit and restrictive or escrow accounts sufficient to
be equal to 110% of the certified engineer's estimate as 90 days following
the date scheduled for completion by the developer. The amount of
financial security required shall be based upon an estimate of the
cost of completion of the required improvements, submitted by an applicant
and prepared by a professional licensed engineer as such in the Commonwealth
and certified by such engineer to be a fair and reasonable estimate
of such cost.
The subdivider/developer shall satisfy all requirements
as listed herein, plus any additional requirements the Township deems
appropriate under the circumstances:
A.
All streets shall be constructed in strict conformance
with the approved subdivision plan.
B.
All streets are subject to inspection by the Township
and its agents to verify conformity to these regulations. Generally,
the Township shall be notified, in writing, 48 hours in advance of
a required inspection. Required inspections are:
(1)
Inspection of subgrade as necessary, prior to placement
of subbase, and to determine its suitability for the street bed.
(2)
Inspection of subbase placement to determine acceptability
of material, proper slope, and proper compacted depths.
(3)
Inspection of bituminous concrete base course to determine
acceptability of material, proper slope, compacted depth, and placement
and rolling requirements.
(4)
Inspection of ID-2 wearing course to determine acceptability
of material, proper cross slope, final grade, compacted depth, and
placement and rolling requirements.
(5)
Prefinal inspection to determine if any work has not
been completed and/or if work has not been completed in an acceptable
manner. A punch list of defective and nonconforming work shall be
provided to the developer who must complete the same, prior to calling
for final inspection.
(6)
Final inspection of the project by the Township (Supervisors)
or its agents to verity if all improvements have been completed in
an acceptable manner. NOTE: Additional inspections may be required,
as so determined by the Township, in order to assist contractors of
the developer, or to provide progress reports on the work, or for
added protection that the improvements are being constructed in an
acceptable manner.
C.
Upon release of the bond, the developer may, in writing,
offer for dedication only the streets which have been approved. The
following documents shall accompany the written request for dedication
of said streets:
(1)
A certified survey plan and legal descriptions of
the right-of-way of the roads to be dedicated and seated by a licensed
surveyor or engineer in Pennsylvania. Plans shall contain the location
of permanent monument or iron pipes to be used for the establishment
of right-of-way. Bearings and distances, or arc and radius data shall
be provided on all right-of-way lines.
(2)
A letter of credit in the amount of 15% of the actual
cost of installation of said improvements to defray the cost of all
labor and material to maintain and repair the streets or roads of
said project far a period of 18 months; said letter of credit to be
18 months, and the letter of credit shall be effective on the date
that the Township accepts said streets or roads.
D.
The developer shall pay to the Township upon presentation
of its bill, all reasonable costs incurred by the Township relative
to acceptance of the roads, including but not limited to: Attorney
and legal fees; engineering fees relative to inspections and duties
relative to the work; Township inspection fees for the payroll employees
engaged in inspections; recording fees; etc., as may be necessary.
The fees to be paid by the developer shall be in accordance with the
fees and costs then-existing at the time the developer makes its request
for dedication. If the development is an ongoing project, then the
fees and costs payable to the developer as aforesaid shall be revised
to reflect the additional costs and fees as incurred by the Township
from time to time until the project in all its phases is completed.
A.
All materials for roadway construction shall be provided
in strict conformance to PennDOT 1983 specifications.
B.
All typical roadway construction shall be provided
on the plan to show the width of roadway, shoulders, right-of-way,
etc., as determined by the Township.
C.
Materials for roadway construction shall consist of:
six inches of subbase material: three inches bituminous concrete base
course; one-and-one-half inches ID-2 wearing course. Refer to typical
section and construction section of these specifications for further
details.
D.
Subgrade shall be prepared in conformance with applicable
sections of PennDOT 1983 specifications.
E.
Shoulders shall be constructed with four inches of
subbase material, as outlined in other sections of these specifications.
F.
All depths indicated are compacted depths, measured
in place.
A.
Where an embankment is to be constructed, or where
an obstruction is encountered, i.e. abutment wall, cliff, bridge structure,
creek etc., the Township shall require the installation of guide rail
to protect the public from harm or injury.
B.
The method for determining the need for a guide rail
shall be in conformance with the procedure currently adopted by PennDOT,
i.e., Design Manual or Guidelines for Designs of Local Streets, and
the Township shall have the final decision pursuant to this matter.
C.
All guide rails shall be PennDOT Type 2S or an approved
equal.
D.
Where a guide rail is to be installed, the embankment
width shall be extended three feet beyond the edge of the shoulder
to permit the placement as noted on the Typical Section, and so that
the guide rail is at a minimum of one foot from the edge of embankment.
A.
Subgrade areas shall be prepared and rolled in strict
conformance with applicable sections of PennDOT 1983 specifications.
In all cases, unsuitable subgrade areas shall be overexcavated to
a suitable depth and approved shale, bank run, or No. 3 stone place
and compacted to a desired density.
B.
Where underground utilities or piping is to be placed
in any roadway or shoulder area, the pipe shall be placed in the shoulder
or embankment area if possible, unless approved otherwise.
C.
Backfill material for underground utilities or other
piping shall be clean fill, free of mud, clay, wood, stumps, brush,
roofs, bricks or any rocks larger than six inches in any dimension.
The Township shall make the final decisions as to suitability of backfill
material and placement of rocks in any trench.
D.
In all cases, compaction of backfill material shall
be performed in eight inch loose lifts and mechanically tamped with
hand tampers to at least 95% of the materials dry-weight density as
determined by Modified Proctor Test ASTM D-1557, Method C or D. No
lift shall be placed on the previous lift, until the previous lift
has attained the desired compaction. Compaction by use of running
over trench with equipment or by pounding trench with backhoe bucket
is prohibited and unacceptable.
E.
Subbase materials are hereby defined as Penn DOT Type
C Aggregate, or better, No. 2A, as per Section 703.2 of PennDOT 1983
Specifications. Shale is not an accepted subbase material; however,
bank run material may be accepted as subbase material, provided samples
of same are submitted in advance for approval or disapproval by Township.
F.
Streets signs, regulatory signs, and posts shall be
provided and indicated on the plan, and shall conform to all requirements
of the PennDOT and the Township as applicable to same, including type
of materials, size, dimensions, placement, etc. One street sign shall
be at each intersection identifying the streets.
G.
Clearing and grubbing of right-of-way areas are required
for the full cartway and shoulder width, plus the full width of the
embankments and/or roadway ditches, including the removal of all trees,
stumps, weeds, including root systems, mud, clay, debris, boulders,
etc., which shall be removed from right-of-way areas and disposed
of in a legal manner. No tree shall be left within nine feet from
any edge of pave, nor shall any branches overhang within eight feet
from the edge of pave, horizontally, or 15 feet vertically.
H.
Right-of-way control must be indicated on the plan
and verified in the field in order to have references for reestablishment
of right-of-way, which requirement can be met by placing iron pins
in lot corners, or monumentation (iron pins) at intervals to reproduce
the right-of-way. The location where right-of-way control is to be
provided must be shown on the plan.
I.
Prior to receiving final plan approval, the developer
must list the cost for all improvements proposed including roadway
items, drainage items, erosion control, etc., in order that the Township
can determine the amount of the bond for the same. Refer to the bonding
section of this chapter for specific details.
A.
Compliance; plan requirements.
(1)
Erosion control shall comply with all local, state
and federal regulations pursuant to prevention of soil erosion and
sedimentation and comply to all requirements outlined in Section 845
of PennDOT 1983 Specifications, unforeseen project water pollution
control (soil erosion) during construction periods.
(2)
At the time of preliminary submission, detailed erosion
and sedimentation control plans and narrative reports for approval
by the Township and controlling agencies shall be provided. The plan
shall include the location of temporary ditches, hay bales, sill fences,
detention areas, areas of temporary and permanent seeding, etc., as
required.
B.
Design standards.
(1)
The latest standards provided by the Local Soil Conservation
Office pursuant to providing adequate protection, including but not
limited to silt fence, stacked hay bales, temporary ditches, berms,
dikes, etc., shall be used.
(2)
Proposed erosion and sediment control shall be so
designed to prevent erosion and sedimentation on and off site, and
in compliance with regional stormwater management and local ordinances.
(3)
Clearing and grubbing shall be kept to a minimum when
feasible. Permanent erosion control features shall be implemented
as early as possible.
(4)
Design standards shall be coordinated for the project
with local SCS Officials.
A.
General.
(1)
All materials herein specified shall be manufactured,
hauled, placed and rolled in strict conformity with Pennsylvania Department
of Transportation 1983 specifications. Bituminous material shall be
placed with self-propelled asphalt pavers, capable of minimum width
of 10 feet, and with adjustment capabilities for slope and depth purposes.
Paving rollers shall be one of the types indicated in Section 108.05
(c)3 of PennDOT 1983 specifications.
(2)
At no time shall paving be placed in rain, snow, or
hail, when air temperature is 45° F. or less, or upon frozen surfaces.
(3)
Prior to placement of subbase, roadway subgrade shall
be rolled and prepared in strict conformity with Section 210 of PennDOT
1983 specifications. Unsuitable subgrade material and soft areas shall
be overexcavated for a depth of at least two feet and No. 3A stone,
shale or bank run shall be placed and rolled in controlled eight-inch
lifts to at least 95% of the material's dry-weight density. Subgrade
shall be free of stumps, boulders, mud, clay, wood, bricks, topsoil,
organic matter, vegetation. etc. Prior to placement of subbase material,
the Township shall be notified to inspect the subgrade for approval.
Subgrade shall include both roadway and shoulder areas.
(4)
The Township shall be notified prior to placement
of subbase, BCMC and ID-2 wearing course, in order to inspect and
approve the work completed to date and check depths of subbase and
paving material. The developer is required to notify the Township
at least 10 days in advance of the date of inspection. Concurrent
with all notifications, the developer shall provide the Township with
a construction work schedule, prior to start of the work, to keep
the Township informed as to all activities, and the developer shall
provide changes in the work schedule immediately as they are known.
(5)
Failure to notify the Township of the readiness of
portions of the work, will be grounds for rejection or nonapproval
by the Township.
(6)
The Township will require core sections and appropriate
testing of the material at the sole cost and expense of the developer.
B.
Pavement composition. Pavement and shoulder materials
shall be furnished and constructed in accordance with the following
and applicable sections of PennDOT 1983 Specifications:
(1)
Subgrade: Rolled and prepared in conformity with Section
210 of PDT 1983 specifications, and unsuitable areas shall be excavated
and replaced with suitable material, consisting of either No. 3A stone,
shale or bank run, to at least 95% of the material's dry-weight density
as determined by Modified Proctor Test ASTM D-1557, Method C or D.
(2)
Subbase: A minimum compacted depth of six inches for
residential developments, 12 inches for industrial or heavy commercial
use, with material being Type C Aggregate, or better, No. 2A, as per
Section 703.2 or PDT 1983 specifications. Construct subbase per requirements
of Section 350.3 of PDT 1983 specifications. Bank run gravel is acceptable
provided sample is provided to Township as set forth in Division 1,
Section 1, Paragraph L, Subparagraph 5.
(3)
Bituminous concrete base course. A minimum compacted
depth of three inches, with materials manufactured per Section 305.2
of PDT 1983 specifications, and constructed per section 401.3 and
305.3 of the publication.
(4)
Bituminous wearing course (ID-2): A minimum compacted
depth of one-and-one-half inches with materials manufactured per Section
420.2 of PDT 1983 specifications, and constructed per Sections 401.3
and 420.3 of the same publication.
(5)
Stabilized shoulders: A minimum compacted depth of
four inches and a minimum of four feet on each side, except where
a guide rail is to be provided (refer to typical section[1]), with Type C Aggregate, or better, No. 2A as per Section
703.2 of PDT 1983 specifications and constructed per Section 401.3
and 3.50.3 of the same publication.
[1]
Editor's Note: See the approved plan for the
typical section.
(6)
Tar sealer: Tar seal all paving seams, where new pave
abuts existing pave, around utility castings, and as directed by the
Township. Minimum width of strips are 12 inches.
(7)
Where delays are encountered in placement of wearing
course, the BCBC shall be swept and cleaned and a tack coat applied,
in conformance with Section 460 of PDT 1983 specifications.
(8)
Note: Shale, red ash, etc., shall not be used as subbase
materials for any roads or shoulders, unless the material is tested
and meets PDT requirements for subbase material. The burden of proof
will be upon the developer who must provide certified test results
from an independent laboratory recognized by PennDOT.
A.
The roadway and shoulders shall be constructed in
strict conformity to the details shown on the typical section on the
approved plan. The Township shall be notified where areas are ready
for testing, in accordance with other sections of these specifications.
PDT specifications shall be followed as outlined before.
B.
The center line of the roadway shall be in the center
of the proposed right-of-way, unless written prior approval is granted.
C.
Proper horizontal and vertical control shall be established
to perform the work according to the approved plan and to match the
grades and roadway cross slopes indicated on the plan.
D.
No roadway embankment shall be constructed at a slope
of greater than 2:1.
E.
Right-of-way areas shall be cleared to construct all
improvements properly, and to provide clearances indicated from edge
of paving to edge of obstruction.
F.
Markers shall be established to reproduce right-of-way,
as shown on the approved plan.
G.
Assistance shall be requested from Township, when
in doubt as to methods or requirements, or for special site conditions
which affect approved designs.
I.
All debris shall be removed and excess excavations
generated from the project, and same shall be disposed of in a legal
manner.
J.
Street sign posts and signs shall be constructed as
required by the Township.
A.
Upon completion of improvements and upon preliminary
acceptance from the Township, final inspection shall be scheduled
to release the construction bond. When applicable procedures outlined
herein shall be followed before acceptance by the Township. Note:
No bond shall be reduced in any part, until the entire project work
is completed, relative to all improvements (roads, drainage, erosion
control. etc.).
B.
General.
(1)
All materials herein provided shall be in accordance
with those recommended in other sections of these specifications,
and per PennDOT construction standards for the applicable item.
(2)
Drainage facilities shall be provided in strict conformity
with the approved plan. Ditches and facilities which erode due to
lack of seed or protection shall be regraded and reshaped to conform
to the approved plan requirements.
(3)
Compaction for pipe trenches shall be to at least
95% of the material's dry-weight density, as determined by Modified
Proctor Test ASTM D1557, Method C or D.
(4)
Approval shall be received from the Township for backfill
material, prior to its use. Backfill material shall be placed in eight-inch
loose lifts and mechanically tamped to the desired compaction as indicated.
(5)
Compaction by use of backhoe buckets, running over
trenches with equipment or trucks, etc., is not acceptable. Either
a trench roller of adequate size, or a mechanical wacker-tamper shall
be used.
(6)
Minimum pipe size shall be 18 inches for roadway pipes,
and the minimum cover shall be 12 inches, measured from the top of
the pipe to final surface elevation over the pipe.
(7)
Roadway ditches shall be constructed in the location
approved on the plan, and to the dimensions and grades indicated,
but in no case shall they be less than the minimum requirements set
forth herein before. Rock lining of ditches is required for grades
over 7%, grass lining for 7% or less, and minimum grade is .75%.
C.
Construction. All drainage facilities (pipes, roadway
ditches, drainage swales, ponding basins, inlets, manholes, etc.)
shall be constructed as shown on the approved plan.
(1)
Grades on pipes and ditches shall be continuous with
no bends, deflections, high or low points, etc. Proper level elevations
shall be provided to eliminate deflections, bends, and high or low
points. Uniform grades shall be provided on all drainage facilities.
(2)
Roadway cross pipes or roadway pipes shall be constructed
prior to placement of paving.
(3)
Reflective markers and posts at all roadway pipes,
at inlet and outlet side, shall be constructed per Township directions.
(4)
Ditches shall be seeded or lined as soon as possible
to prevent erosion and sedimentation.
(5)
Outlet areas shall be constructed to proper grade,
size and slope to allow for adequate flows.
All public utility lines required to service
the subdivision shall be planned and a letter presented.
A.
Public sewers. Where an approved public sanitary sewer
system is within 1,000 feet from the development, all necessary mains
and laterals for connection from the lots to the system, as shown
on the preliminary and final plans, shall be installed by the subdivider/developer.
B.
Project sewers. If public approved sewage disposal
is not available, and the sewage treatment is on a project basis,
the subdivider/developer on submission of preliminary plans for approval
shall submit evidence that he has complied with the applicable Department
of Environmental Protection (DEP) regulations; and shall submit such
evidence to the Supervisors.
C.
On-lot septic systems. If an approved public sanitary
sewage system is not accessible to the development, the subdivider/developer
or lot owner shall provide for on-lot sewage disposal in conformance
with the requirements of the DEP and the appropriate planning module.
The subdivider shall also furnish with the preliminary plan, percolation
tests and site suitability report in accordance with the DEP requirements
and approved by the Sewage Enforcement Officer of the Township.
D.
Wastewater treatment plant effluent limits. For all
wastewater treatment plants discharging above any lake or impoundment
with a detention time of 14 days or greater (based on average flow
conditions), the following effluent criteria is established by the
Township:
|
Average Monthly Concentrations
(mg/l)
|
Instantaneous Maximum
(mg/l)
| ||
|---|---|---|---|
|
CBOD5
|
10.0
|
20.0
| |
|
Total suspended solids
|
10.0
|
20.0
| |
|
NH3 (May through Oct.)
|
3.0
|
6.0
| |
|
NH3 (Nov. through Apr.)
|
9.0
|
18.0
| |
|
NO2+ NO3 as N
|
14.0
|
28.0
| |
|
Phosphorus as P
|
.5
|
1.0
|
E.
The year-round limit of 100 to 200/100 ml shall be
used by the Township. If designed and used properly, ultraviolet disinfection
will produce an effluent without any fecal coliform on a regular basis.
Tertiary treatment shall be provided at all new treatment plants in
the Township. Although there are many forms of tertiary treatment
for the purposes of meeting the required criteria, tertiary treatment
is defined as treatment process consisting of biological waste treatment,
alum addition, filtration, and disinfection (preferably with ultraviolet
disinfection) or equivalent.
F.
Reducing the phosphorous concentration in the effluent
to .5 mg/l is a key element in reducing the eutrophication potential
of downstream lakes and reservoirs. This level can be obtained in
an economically feasible manner.
G.
The Township also requires those copies of all monthly
discharge monitoring reports' (reports submitted to the DEP describing
compliance with NPDES permit) and all correspondence between the plant
owner and DEP should be copied to the Township each month.
A.
Public supply. All water mains and lines and required
fire hydrants as indicated on the approved preliminary and final plans
shall be installed from each lot in the subdivision and connected
to a public supply if one is within 1,000 feet from the development.
B.
Project supply. Where no public water is accessible and water is furnished by the subdivider on a project basis, the subdivider on submission of preliminary plans for approval shall submit evidence that he has complied with the applicable DEP regulations,including the proper permit, and shall submit such evidence to the Supervisors. This certificate and covenants as required by § 135-20 will be a prerequisite to preliminary plan approval under these regulations.
C.
Private supply. If an approved public water supply is not accessible to the development and the proposed lots are less than two acres, the subdivider or owner shall provide for an on-lot water supply in conformance with the current requirements of the DEP Bureau of Community Environmental Control. The subdivider shall furnish copies of the proposed wording of restrictive easements as required by § 135-20I and a copy of the permit from the DEP.
D.
All on-lot wells must be 100 feet from any existing
or proposed septic systems.
Whether the subdivider elects to complete the required improvements prior to approval of the final plan or to post a completion improvements guarantee with the Supervisors, on inspection of such improvements will be conducted during construction by the Township Engineer and/or Township designee as provided for in Article VII.
