A.
Physical improvements to the property being developed
shall be provided, constructed, and installed as shown on the record
plan in accordance with the requirements of the Borough.
B.
As a condition to review of a final plan by the Borough
Planning Commission, the developer shall agree with the Borough as
to installations of all improvements shown on the plan and required
by these regulations. Before the record plan may be recorded, the
developer shall submit a completed executed original copy of the subdivision
improvements agreement.
C.
All improvements installed by the developer shall
be constructed in accordance with the design specifications of the
Borough. Costs thereof shall be borne by the developer. If there are
no applicable county or state regulations, the Borough may authorize
that specifications be prepared by a registered professional engineer.
D.
Supervision of the installation of the improvements
required by this chapter shall in all cases be the responsibility
of the Borough or of the appropriate state regulatory agency.
A.
Sanitary sewage disposal systems shall be provided, consistent with the design standards and requirements contained in § 162-43 of these regulations. Where it shall appear that the area to be developed or subdivided shall be served within a reasonable time by a community sewage system, capped sewers shall be provided.
B.
Wherever feasible, the subdivision shall be provided
with a complete public or community water distribution system. The
design and installation of such system shall be subject to the approval
of the engineer of the appropriate water utility company and/or the
Borough Engineer; the design and installation of such community distribution
system shall be subject to the approval of the Department of Environmental
Protection and such system shall be further subject to satisfactory
provision for the maintenance thereof.
Wherever a public or community water supply
system is provided, fire hydrants shall be installed within 600 feet
of all existing and proposed structures, measured by way of accessible
streets as specified by the Middle States Department Association of
Fire Underwriters and the fire marshal providing service in the area.
A.
Permanent stone or concrete monuments shall be accurately
placed at the intersection of all lines forming angles and at changes
in directions of lines in the boundary (perimeter) of the property
being subdivided and include all lots being created.
B.
All monuments shall be placed by a registered engineer
or surveyor so that the scored (by an indented cross in the top of
the monument) point shall coincide exactly with the point of intersection
of the lines being monumented.
C.
Monuments shall be set with their top level with the
finished grade of the surrounding ground.
D.
All streets shall be monumented (preferably on the
right-of-way lines) at the following locations:
(1)
At least one monument at each intersection;
(2)
At changes in direction of street lines, excluding
curb arcs at intersections;
(3)
At each end of each curbed street line, excluding
curb arcs at intersections;
(4)
An intermediate monument wherever topographical or
other conditions make it impossible to sight between two otherwise
required monuments;
(5)
At such other places along the line of streets as
may be determined by the Borough to be necessary so that any street
may be readily defined in the future.
A.
No portions of tree masses or trees with calipers
of six inches or greater shall be cleared unless clearly necessary
for effectuation of the proposed subdivision or development. Developers
shall make all reasonable efforts to harmonize their plans with the
preservation of existing trees.
B.
When effectuation of a proposed subdivision or development
necessitates the clearing of trees or portions of tree masses, developers
shall be guided by the following criteria in selecting trees and ornamentals
for retention or clearing:
(1)
Aesthetic values. (Autumn coloration, type of flowers
and fruit, bark and crown characteristics, amount of dieback present);
(2)
Susceptibility of tree to insect and disease attack
and to air pollution;
(3)
Species longevity;
(4)
Wind firmness and characteristic of soil to hold trees;
(5)
Wildlife values (e.g., oak, hickory, pine, walnut
and dogwood have high food value);
(6)
Comfort to surroundings (e.g., hardwoods reduce summer
temperatures to surroundings more effectively than pines or cedars);
(7)
Existence of disease, rot or other damage to the tree;
(8)
Protection of buildings (e.g., dead and large limbs
hanging over buildings should be removed);
(9)
The size of the tree at maturity;
(10)
Mature tree protection.
C.
Developers shall exercise care to protect trees which
are to remain from damage during construction. The following procedures
shall be followed in order to so protect remaining trees:
(1)
Where existing ground levels are changed, drainage
tile will be placed at the old soil level and open into a well built
around the base of the tree. Such well may be left open or can be
filled with coarse stones or gravel. Tiles may be installed in a radiating
pattern or laid in parallel lines;
(2)
Trees within 25 feet of a building site or bordering
entrances or exits to building sites shall be protected by wiring
wooden slats around such trees;
(3)
No boards or other material shall be nailed to trees
during construction;
(4)
Heavy equipment operators shall be warned to avoid
damaging existing tree trunks and roots. Feeder roots shall not be
cut closer than 25 feet from tree trunks;
(5)
Tree trunks and exposed roots damaged during construction
shall be protected from further damage by being treated immediately
with "tree paint";
(6)
Tree limbs damaged during construction shall be sawed
flush to tree trunks;
(7)
The operation of heavy equipment over root systems
of such trees shall be minimized in order to prevent soil compaction.
Developers shall inform their heavy equipment operators that root
systems extend to at least the dripline of the tree;
(8)
Leaf trees shall be given a heavy application of fertilizer
to aid in their recovery from possible damage caused by construction
operation. A professional should be consulted concerning proper rates
of application;
(9)
Construction debris shall not be disposed of near
or around the bases of such trees.
