1. Upon completion of improvements, the developer shall notify the Township of completion in accordance with the Municipalities Planning Code, 53 P.S. §10101 et seq. The developer shall thereupon follow the requirements and procedures for approval or rejection as provided in the Municipalities Planning Code, 53 P.S. §10101 et seq.

2. Upon completion of any public improvements shown on an approved subdivision plan and within 90 days after approval of such public improvements as herein provided, the developer shall submit written offer of such public improvements for dedication to the Township. Said offer shall include a deed of dedication covering the public improvements, together with a copy of a title insurance policy establishing the developer's clear title to said property. Such documents are to be filed with the Township Secretary for review by the Township Solicitor. Deeds of dedication for public improvements may be accepted by resolution of the Board at a regular meeting thereof. The Supervisors may require that at least 50% of the lots in any approved subdivision or development (or phase thereof; if final plan approval has been in phases) have certificate of occupancy or dwellings occupied thereon prior to acceptance of dedication. Should the above mentioned roads or streets, even though constructed according to specifications, deteriorate before the said 50% of the lots have dwellings occupied thereon, such roads or streets shall be repaired in a manner acceptable to the Board before being accepted by the Township.

A. The Board may require that stormwater retention basins or other subdivision and land development improvements remain undedicated, with maintenance the responsibility of individual lot owners, a homeowners association or similar entity, or an organization capable of carrying out maintenance responsibilities.

B. Subdivision improvements which are to be offered for dedication and subdivision improvements which may not or will not be offered for dedication but which are shown on a final plan such as but not limited to swales, stormwater retention facilities culverts and catch basins shall be portrayed on an "as built" plan, which plan shall be prepared by a registered engineer or surveyor upon completion of all improvements and filed with the Township and recorded in the Office of the Recorder of Deeds. No subdivision escrow fund shall be exhausted by releases nor shall the Township accept dedication of any improvements unless such "as built" plan or plans is or are filed.

3. Where the Board of Supervisors has approved the final subdivision plan in sections, as authorized in Article 4 hereof; the Board shall accept dedication of public improvements in sections conforming thereto, unless the section or sections of such improvements would be impractical to maintain or utilize.

4. Whenever a developer proposes to establish or continue a street which is not proposed to be offered for dedication to public use, the Township Planning Commission shall require the developer to submit, and also to record with the plan, a copy of an agreement made with the Township Supervisors on behalf of himself and his heirs and assigns, and signed by him and by the Township Solicitor, and which shall establish the conditions under which the street may later be offered for dedication, and shall stipulate, among other things:

A. That an offer to dedicate the street shall be made only for the street as a whole.

B. That the Township shall not be responsible for repairing or maintaining any undedicated street.

C. That the method of assessing repair and maintenance costs of undedicated streets be stipulated.

D. That if dedication is sought, the street shall conform to the Township specifications or that the owners of the abutting lots shall, at their own expense, restore the street to conformance with the Township specifications.

(Ord. 2-2000, 4/5/2000, §53)

The following standards shall be complied with in all subdivisions. If a developer, however, can clearly show to the satisfaction of the Board of Supervisors that, because of peculiar conditions pertaining to his land, the literal enforcement of these standards would cause undue hardship, such variations from their literal interpretation may be permitted as may be reasonable and consistent with the purpose and intent of this Chapter:

A. All proposed subdivisions shall comply fully with the existing zoning regulations applicable to the land, and no parcel of land shall be created, either by inclusion or exclusion from a proposed subdivision, which cannot be properly utilized for a permitted use under the existing zoning regulations.

B. Land subject to hazards to life, health or property, such as may arise from fire, floods, disease, or other cause, shall not be subdivided for building purposes or developed unless the hazards have been eliminated or unless the plans show adequate safeguard against them.

C. No onsite sewage disposal facility shall be permitted to be installed unless applicable Township, State and/or Delaware County standards are fully satisfied.

D. No basement, cellar, or slab foundation shall be constructed in a floodplain area or in an area subject to flooding except in strict accordance with the provisions of the Flo odplain Conservation District established by the Zoning Ordinance [Chapter 27, Article 15]. [Ord. 2-2005]

E. Proposed developments shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.

F. When a residential lot(s) abuts an existing or previous State highway, and where the property line lies on the center line of the road, and the exclusion of the land lying between the center line and the right-of-way line would reduce the number of lots to be realized -from the subdivision, the lot(s) abutting the State highway will be permitted to incorporate the excluded land to the extent necessary to make up the number of lots which would have been excluded. The property line for those lots will be located on the right-of-way line.

G. When a subdivision or land development contains wetlands, the wetlands must be delineated on the plan, and no final approval shall be granted until an appropriate permit has been received from the Pennsylvania Department of Environmental Protection or other appropriate agency for any filling, draining, or altering of the wetlands as so defined by the Pennsylvania Department of Environmental Protection or U. S. Army Corps of Engineers.

(Ord. 2-2000, 4/5/2000, §61; as amended by Ord. 2-2005, 7/6/2005)

1. The location and width of all public streets shall conform to the official plans or Comprehensive Plan or to such parts thereof as may have been adopted by the Township and/or County.

2. The proposed public street system shall extend existing or recorded streets in the same or greater width, but in no case at less than the required minimum width.

3. Where, in the opinion of the Township, it is desirable to provide for public street access to adjoining property, public streets shall be extended by dedication to the boundary of such property.

4. New minor public streets shall be so designed as to discourage through traffic, but the developer shall give adequate consideration to provision for the extension and continuation of major and collector streets into and from adjoining properties.

5. Where a development abuts an existing public street of improper width or alignment, the Township may require the dedication of land sufficient to widen the street or correct the alignment.

6. New half or partial streets or private streets will not be permitted, except where essential to the reasonable development of a tract in conformance with the other requirements and standards of this Chapter and where, in addition, satisfactory assurance for dedication of the remaining part of the public street can be obtained.

7. The developer shall provide the entire required right-of-way, or as much thereof as lies within his property, along all existing public streets which traverse or abut his property.

8. Minimum street right-of-way and cartway (pavement) widths shall be as shown on the official plans or Comprehensive Plan, or if not shown on such plans, shall be as follows:

Additional right-of-way and cartway widths may be required by the Township Planning Commission for the purpose of promoting the public safety and convenience, or to provide parking in commercial and industrial areas and in areas of high-density residential development.

All streets intended to be dedicated shall be paved in accordance with Township regulations.

9. On public streets there shall be a minimum centerline grade of 1%. Other centerline grades shall not exceed the following:

Minor Street - 8%

Collector Street - 7%

Street intersection - 7%

10. Whenever public street lines are deflected, connections shall be made by horizontal curves. To ensure adequate sight distance, minimum centerline radii for horizontal curves shall be as follows:

Minor streets - 150 feet

Collector streets - 300 feet

A.tangent of at least 100 feet shall be introduced between all horizontal curves on collector and major public streets.

11. At all changes of public street grades where the algebraic difference exceeds 1%, vertical curves shall be provided to permit the following minimum sight distances:

Minor streets - 200 feet

Collector streets - 300 feet

12. Intersections.

A. Public streets shall intersect as nearly as possible at right angles and in no event at less than 60 degrees.

B. No more than two streets shall intersect at the same point.

C. A public street intersecting another street shall either intersect directly opposite to it, or shall be separated by at least 150 feet between center lines, measured along the center line of the street being intersected.

D. Intersections shall be approached on all sides by a straight leveling area, the grade of which shall not exceed 4% within 100 feet of the intersection of the nearest right-of-way lines.

E. Intersections with major public streets shall be located not less than 1,000 feet apart, measured from center line to center line, along the center line of the major public street.

F. Public street curb intersection shall be rounded by a single tangent arc with a minimum radius of:

(1) 20 feet for intersections involving only minor streets.

(2) 30 feet for all intersections involving a collector street.

(3) 40 feet for all intersections involving a major street.

G. Public street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.

H. Street name signs shall be installed at all street intersections. The design and placement of such signs and the names of the streets shall be subject to the approval of the Township Board of Supervisors.

13. Sight Distance at Intersections.

A. Intersections shall be planned and located to provide as much sight distance as possible.

B. Sight distance shall be provided in accordance with Title 67, Chapter 441, of the Pennsylvania Code, as amended.

C. Wherever a portion of the line of such triangles occurs behind (i.e., from the street) the building reserve (setback) line, such portion shall be shown on the final plan of the development, and shall be considered a building setback (reserve) line.

14. Restriction of Access.

A. Wherever a development abuts or contains an existing or proposed public street with an ultimate right-of-way of 50 feet or more, the Township shall require restrictions of access to the major street by:

(1) Provisions of reverse frontage lots.

(2) Provision of public service streets along the rear of the abutting lots, together with prohibition of private driveways intersecting the major streets.

(3) Provision of public marginal streets; provided, that the reserve strips establishing such marginal access streets shall be definitely placed within the jurisdiction of the Township under an agreement meeting the approval of the Township. Except as specified above, reserve strips shall be prohibited.

B. Dead-end public streets are prohibited, unless designed as cul-de-sac streets or designed for future access to adjoining properties.

C. Any public street dead-ended for access to an adjoining property or because of authorized stage development shall be provided with a temporary, all-weather turnaround, within the development, and the use of such turnaround shall be guaranteed to the public until such time as the public street is extended.

D. Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street at full width.

E. All cul-de-sac public streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a fully paved turnaround. The minimum radius to the pavement edge or curb line shall be 40 feet, the minimum radius of the right-of-way shall be 50 feet and the minimum length must be 250 feet as measured from the last intersection.

F. Drainage of cul-de-sac public streets shall preferably be toward the open end.

G. The centerline grade on a cul-de-sac public street shall not exceed 10%, and the grade of the diameter of the turnaround shall not exceed 8%.

H. All cul-de-sacs where future extension is clearly impractical and undesirable shall be limited to a maximum length of 700 feet plus twice the radius of the turnaround. The length of the cul-de-sac shall be measured from the last intersection from which two means of egress to collector or major streets can be effected. This requirement may be modified at the discretion of the Board of Supervisors if the tract contains unusual topographic features.

15. Curbs and Sidewalks. Curbs and sidewalks shall be required to be installed at the discretion of the Board of Supervisors. The design and construction of such curbs and sidewalks shall be approved by the Township Engineer.

A. Curbs shall be installed along both sides of all streets. Curbs shall be of the vertical type.

B. Where required, sidewalks shall be a minimum of 4 feet in width.

16. Street Names.

A. Proposed public streets that are obviously in alignment with others already existing and named shall bear the names of the existing streets.

B. In no case shall the name of a proposed street duplicate an existing- public street name in the Township or in the postal district or fire district, irrespective of use of suffix street, road, avenue, boulevard, drive, etc.

C. All public street names shall be subject to the approval of the Planning Commission and the Board of Supervisors.

17. Service Streets (Alleys).

A. No part of any dwelling, garage or other structure shall be located within 16 feet of the centerline of a public service street.

B. Except where other adequate provision is made for off-street loading and parking consistent with the use proposed, public service streets shall be required in commercial and industrial districts and shall have a minimum paved width of 16 feet.

C. Dead-end public service streets shall be avoided, but where this proves impractical, dead-end public service streets shall be terminated with a paved circular turnaround, with a minimum radius to the outer pavement edge (curb line) of 50 feet.

18. The length, width and shape of blocks shall be determined with due regard to provision of adequate sites for buildings of the type proposed, zoning requirements, topography, and requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with major public streets.

A. Blocks shall have a minimum length of 600 feet.

B. In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection and pedestrian access.

C. Where practical, blocks along major and collector streets shall not be less than 1,000 feet long.

19. Crosswalks may be required wherever necessary to facilitate pedestrian circulation and to give access to community facilities as well as in blocks of over 1,000 feet in length. Such crosswalks shall have a width of not less than 10 feet and a paved walk of not less than 4 feet.

20. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots are required along a major public street, or where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Township Planning Commission may approve a single tier of lots.

21. Blocks in commercial and industrial areas may vary from the elements of design detailed in subsection.20, above, if required by the nature of the use. In all cases, however, adequate provision shall be made for off street parking and loading areas, as well as for traffic circulation and parking for employees and customers.

22. If an application for subdivision will result in lots large enough to be further subdivided and lots resulting from further subdivision would not have adequate access to conform to the standards of this Chapter, or if the premises which is the subject of an application for subdivision abuts lands which are capable of being subdivided and which do not have adequate access to conform to the standards of this Chapter, then, in either case, adequate street right-of-way to permit subdivision of such lots or abutting lands shall be provided as necessary and shall be no less than the right-of-way required for minor streets.

A. All public streets shall be constructed of a flexible type pavement section unless the construction of a rigid type pavement section has been authorized by the Township Board of Supervisors.

B. All materials, construction methods and details employed in the construction of public streets shall be in accordance with the latest edition of the Pennsylvania Department of Transportation's "Specifications" (Publication 408) and "Standards for Roadway Construction" (Publication 72) or the Township's specifications, whichever is more stringent.

C. For minor streets (including service streets, half streets, cul-de-sac streets, residential streets, local streets, and marginal access streets) as defined in §22-102, the minimum pavement section shall consist of:

(1) A 1 1/2-inch ID-2 wearing course on a 2-inch ID-2 binder course on a 5-inch bituminous concrete base course laid on a prepared subgrade.

(2) A 1 1/2-inch ID-2 wearing course on a 2-inch ID-2 binder course of a 12- inch crushed aggregate base course consisting of AASHTO #1 or #3 stone as recommended by the Township Engineer laid on a prepared subgrade.

D. The minimum pavement section shall be constructed unless:

(1) The minimum pavement section is increased at the professional discretion of the Township Engineer if there is evidence of inadequate soil subgrade bearing capacity or the possibility of excess equivalent 18-KIP single-axle load applications during the 20-year design life of the pavement.

(2) The developer submits to the Township Board of Supervisors a pavement design analysis in accordance with the procedure specified in the latest edition of the Pennsylvania Department of Transportation Design Manual, Part 11, entitled "Highway Design" (Pub. 13), demonstrating that a lesser pavement section may be used.

E. For major streets including collector streets and arterial streets, industrial and commercial developments, a pavement design analysis in accordance with the procedure specified in the latest edition of the Pennsylvania Department of Transportation Design Manual, Part 11, entitled "Highway Design" (Pub. 13) shall be submitted to the Township Board of Supervisors for approval.

F. Pavement base drains shall be installed beneath public streets at locations where the Township Engineer deems necessary.

(1) The Township Engineer shall base this determination on: soil survey reports published by the USDA Soil Conservation Service on-site inspection and investigation of the natural sub-grade soil and subsurface drainage conditions, soil tests and additional means adopted by good engineering practice. Necessary soil tests shall be performed as directed by the Township Engineer at the sole expense of the developer.

(2) Where pavement base drains are required, they shall be installed in accordance with Pennsylvania Department of Transportation construction methods and materials. The pavement base drain shall consist of a 4-inch diameter perforated pipe in an aggregate filled trench extending 12 inches below the bottom of the base course as per Pennsylvania Department of Transportation Standards for Roadway Construction (Pub. 72). In general, the pavement base drains shall be located on each side of the cartway. The location and type of all sub-surface drain outlets shall be subject to the approval of the Township Engineer.

G. Shoulders, where required, shall be 4 feet in width from the edge of the pavement. Shoulders shall be Pennsylvania Department of Transportation Type 3 modified. The shoulder shall consist of a 4-inch depth aggregate course of Type C or better No. 2A stone with a bituminous surface treatment.

H. All piping, wiring, conduits, and other services, which must be laid under the street shall be installed before the binder course is laid. If at any time such services must be installed after the road is finished, the builder must tunnel under the street rather than cutting the surface. If this is not possible, specific application must be made to the Board of Supervisors for any such service to be installed after the road is completed. Each new street being constructed under this Chapter shall be inspected at the completion of each stage of construction base course sub-grade, binder course, and wearing course. It shall be the responsibility of the contractor to notify the roadmaster and/or the Supervisors when inspection is required.

I. Patching and/or restoration of flexible pavement sections shall be done in accordance with the following method:

(1) Area shall be temporarily patched and maintained for a period of 60 days with bituminous paving material prior to final restoration. Prior to making the permanent restoration, 1 foot from each edge of the area to be restored shall be cut, in a neat straight line, to the bottom elevation of the existing base and the detached material shall be removed. The sub-grade shall then be thoroughly compacted and the base course shall be replaced in kind to the existing depth. The binder and surface course shall then be replaced in kind and to the existing depths and the restoration area shall be level with the existing adjacent grades. The edges of the surface course shall be sealed with hot asphalt cement immediately after the final rolling to completely fill the surface voids, providing a watertight joint. All materials and additional construction methods shall be in accordance with the latest Pennsylvania Department of Transportation Specifications.

(Ord. 2-2000, 4/5/2000, §62)