All streets, storm sewers, sanitary sewers,
water mains, curbs, sidewalks and other physical improvements to the
property being subdivided or developed shall be provided, constructed
and installed by the developer as shown on the approved final plan
and all supplemental plans and drawings accompanying the approved
final plan. The developer shall execute an improvements agreement
with the borough for the installation of all such improvements. All
improvements shall be constructed in accordance with the applicable
specifications of the borough or other applicable regulations. Where
none apply, specifications of the Pennsylvania Department of Transportation
and/or Pennsylvania Department of Environmental Resources shall be
used. If none exist, specifications prepared by the Borough Engineer
shall be used.
A.
Inspection.
(1)
The installation of improvements required by § 195-42 following will be inspected by the borough as deemed necessary by the borough. The developer shall reimburse the borough for the reasonable and necessary expense incurred for the inspection of the improvements. Such reimbursement shall be based upon a schedule established by ordinance or resolution.
(2)
The developer's contractor shall schedule a meeting
with the borough's representative prior to any construction. Shop
drawings and specifications of all material to be used shall be submitted
to the borough for approval prior to commencement of construction.
(3)
If the representative of the borough inspecting the
construction or installation of improvements determines that the work
is not in accordance with approved plans and specifications or is
not being done in a workmanlike manner, said representative may stop
work and/or require corrections to be made. Prior to any construction
or installation, a forty-eight-hour start-work notice is to be given
to the representative.
B.
Extension to property boundaries. Where required by
the borough, improvements shall be extended to the boundaries of the
subdivision or land development to facilitate extension into surrounding
properties.
The following improvements shall be provided
by the developer at his expense:
A.
Street grading. All streets, including those to be
dedicated and those not to be dedicated, shall be graded at full right-of-way
width in accordance with borough regulations.
B.
Cartway paving. All streets, including those to be
dedicated and those not to be dedicated, shall be paved to full cartway
width in accordance with borough regulations. Weather limitations
in the placing of paving materials are as follows:
(1)
The placing of bituminous concrete base course or
binder course shall terminate after October 15 of each year and shall
not be resumed until April 1 of the following year and until the ground
temperature and air temperature do not fall below and are continuously
above 35° F. for five consecutive days prior to the day of placement
of said materials. When the air temperature falls below 50° F.,
extra precautions shall be taken in drying the aggregate, controlling
the temperature of the delivered material and compacting the mixture.
Bituminous concrete base course or binder course shall not be placed
on wet surfaces, nor when the air temperature is 35° F. or lower,
nor when the temperature of the surface on which it is to be placed
is 35° F. or lower.
(2)
The placing of bituminous concrete wearing course
or surface course shall terminate after October 15 of each year and
shall not be resumed until April 1 of the following year and until
the ground temperature and air temperature do not fall below and are
continuously above 40° F. for five consecutive days prior to the
day of placement of said materials. When the air temperature falls
below 50° F., extra precautions shall be taken in drying the aggregate,
controlling the temperature of the delivered material and compacting
the mixture. Bituminous concrete wearing course or surface course
shall not be placed on wet surfaces, nor when the air temperature
is 40° F. or lower, nor when the temperature of the surface on
which it is to be placed is 40° F. or lower.
(3)
In any case, no bituminous concrete shall be placed
after December 15 or resumed prior to April 1 at the earliest. Placement
shall not be resumed on April 1 unless five consecutive days of both
ground temperature and air temperature above 40° F. are experienced.
C.
Curbs. Vertical curbs shall be installed along both
sides of all streets within and abutting the subdivision or land development
in accordance with borough regulations, including Ordinance No. 14-1972,
as amended by Ordinance No. 13-1974, and all subsequent amendments
thereto. [1] Curbs shall also be installed along all parking areas
and access drives in mobile home parks and apartment and townhouse
developments and parking areas, access drives and loading areas in
commercial, industrial and office land developments.
D.
Sidewalks.
(1)
Sidewalks meeting requirements of applicable borough regulations, including Ordinance No. 14-1972, as amended by Ordinance No. 13-1974, and all subsequent amendments thereto, shall be installed on both sides of all streets within and abutting the subdivision or land development, except that sidewalks shall be required on only one side of marginal access streets, and no sidewalks shall be required along service streets. Notwithstanding the aforesaid requirements, sidewalks within a mobile home park shall conform with § 225-32C(1) of Chapter 225, Zoning.
(2)
Sidewalks shall be provided along all common parking
areas in mobile home parks and apartment, townhouse, commercial, industrial
and office land developments.
E.
Storm drainage. Storm sewers and related facilities shall be installed consistent with acceptable design principles and the standards contained in § 195-26 and Appendix V of this chapter.
F.
Sanitary sewage disposal.
(1)
Public sanitary sewerage facilities shall be provided consistent with the requirements contained in § 195-24 of this chapter. The system shall include, as a minimum, all required trunk lines, mains, laterals and pump stations.
(2)
The design and installation of all systems shall be
subject to the approval of the borough and the applicable public agencies.
G.
Water supply.
(1)
Public water supply facilities shall be provided consistent with the requirements of § 195-25 of this chapter. The system shall include, as a minimum, all required mains and house connections.
(2)
The design and installation of all water systems shall
be subject to the approval of the borough and the applicable public
agencies.
H.
Fire Hydrants. Fire hydrants shall be installed in all subdivisions, land developments and mobile home parks. The location, number and separation of hydrants shall be approved by the borough and Fire Chief in accordance with the guidelines of the Insurance Services Office, except as otherwise provided for in § 225-32E(4) of Chapter 225, Zoning.
I.
Monuments.
(1)
Permanent monuments shall be accurately placed at
the intersection of all lines forming angles in the boundary of the
subdivision or land development and at changes in direction of lines
in the boundary of the property.
(2)
All streets shall be monumented on the right-of-way
line or the five-feet-range line on one side of the street at the
following locations:
(a)
At least one monument at each street intersection;
(b)
At changes in direction of street lines, excluding
curb arcs at intersections;
(c)
At each end of each curved street line, excluding
curb arcs at intersections;
(d)
At intermediate points wherever topographical
or other conditions make it impossible to site between two otherwise
required monuments;
(e)
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.
(3)
All monuments shall be placed so that the center of
the monument coincides exactly with the point of intersection of the
lines being monumented.
(4)
Monuments shall be set with their top level with the
finished grade of surrounding ground, except that where monuments
are located beneath a sidewalk, proper access shall be provided for
their use.
J.
Street signs. Street name signs shall be installed
at all street intersections. The design and placement of such signs
shall be subject to approval of the borough.
K.
Lot markers. Metal markers shall be accurately placed
at all lot corners prior to sale of lots.
L.
Streetlights. Unless otherwise provided by resolution
of the Borough Council, streetlights shall be installed by the developer
along all streets (and within the street right-of-way) in the subdivision
or land development. The streetlights shall be of a type approved
by the borough for use within the borough. The distance between streetlights
installed along any street within the subdivision or land development
shall not exceed 200 feet. If any street within the subdivision or
land development is designed to connect with an existing street being
served with streetlighting, the streetlight to be installed by the
developer closest to such existing street beyond the subdivision or
land development shall, if possible, be installed at a location not
further than 200 feet from the existing streetlight on said street
closest to the subdivision or land development.
M.
Erosion and sediment control measures. Installations
necessary to implement the erosion and sediment control plan shall
be made on the tract by the developer as required improvements.
N.
Shade trees. Deciduous hardwood trees of a species
approved by the borough having a minimum caliper of two to two and
one-half (2 1/2) inches shall be provided along all existing
and proposed streets within and abutting the subdivision or land development.
The trees are to be placed outside the street right-of-way at least
five feet from the sidewalk at a maximum distance of 50 feet between
trees. Conditions of placement and inspection shall be specified by
the borough. In addition, the developer shall preserve existing shade
trees within the tract when feasible.
P.
Solid waste management. The necessary arrangements
to implement the solid waste management plan prepared by the developer
for apartment, townhouse, commercial, office and industrial developments
shall be made at his expense.
Q.
Traffic control devices. The traffic control devices
shown on the approved plan, including such items as stop signs and
signs restricting parking, shall be installed as required by the borough.
S.
Rock removal. Provision shall be made for rock removal
in the improvements agreement and improvements guaranty.
T.
When required by the Borough Council pursuant to § 195-23B(5), acceleration and deceleration lanes shall be provided.
U.
Backfilling. Utility excavations in areas of streets,
access drives, parking areas and loading areas shall be backfilled
in accordance with borough standards.
V.
Parking and loading area paving. All access drives
and parking and loading areas for apartments, townhouses and commercial,
office and industrial land developments shall be constructed of a
minimum of seven inches of 2A subbase material, six inches of crushed
aggregate base course, one and one-half (11/2) inches of ID-2 binder
course and one inch of ID-2 wearing course. Alternate cross-sections
may be permitted at the discretion of the Borough Council. All construction
shall conform to PennDOT Publication 408, latest edition.
