A. 
The applicant shall construct all roads, streets, lanes or alleys, together with all other improvements, including grading, paving, curbs, gutters, sidewalks, streetlights, fire hydrants, water mains, street signs, shade trees, storm drainage facilities, sanitary sewers, landscaping, traffic control devices, open space and restriction areas and erosion and sediment control measures in conformance with the final plan as approved.
B. 
No plat shall be finally approved for recording and no building permits shall be issued until the developer has completed all required improvements or has provided a performance guaranty in accordance with § 103-17 hereof.
C. 
Cease and desist orders.
(1) 
The construction or installation of all improvements shall at all times be subject to inspections by representatives of the Township. If such inspection reveals that work is not in accordance with approved plans and specifications, that construction is not being done in a workmanlike manner or that erosion and sediment controls are failing to prevent accelerated erosion or waterborne sediment from leaving the site or construction, said representative is empowered to require corrections to be made and/or order the suspension of subdivision approval and a cease and desist order, which may include any or all of the following sanctions:
(a) 
That no lot in the subdivision shall be conveyed or placed under agreement of sale.
(b) 
That all construction on any lots for which a building permit has bean issued shall cease.
(c) 
That no further building permits for any lot shall be issued.
(2) 
Said cease and desist order shall be terminated upon the determination of Township representatives that said defects or deviations from plan requirements have been corrected.
D. 
The developer shall notify the Board of Supervisors of its schedule of anticipated road or other improvement construction to facilitate inspections.
A. 
When the developer has completed all of the necessary and appropriate improvements, the developer shall notify the Board, in writing, by certified or registered mail, of the completion of the aforesaid improvements and shall send a copy thereof to the Township Engineer. The Township Engineer shall inspect all of the aforesaid improvements and shall, within 30 days, file a report, in writing, with the Board and shall promptly mail a copy of the same to the developer by certified or registered mail. Said report shall be detailed and shall indicate approval or rejection of said improvements, either in whole or in part, and if said improvements or any portion thereof shall not be approved or shall be rejected by the Township Engineer, said report shall contain a statement of reasons for such nonapproval or rejection.
B. 
The Board shall notify the developer, in writing, within 15 days of receipt of the Engineer's report, by certified or registered mail of the action of the Board with relation to approval, nonapproval or rejection of improvements.
[Amended 6-5-1995 by Ord. No. 95-01]
C. 
If the Board of Supervisors 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 developer shall be released from all liability, pursuant to its performance guaranty, bond or other security agreement.
[Added 6-5-1995 by Ord. No. 95-01]
D. 
If any portion of said improvements shall not be approved or shall be rejected by the Board, the developer shall proceed to complete the same, and upon completion the same procedure of notification, as outlined herein, shall be followed.
E. 
Nothing herein, however, shall be construed in limitation of the developer's right to contest or question by legal proceedings or otherwise any determination of the Board of Supervisors or Township Engineer.
[Added 6-5-1995 by Ord. No. 95-01]
F. 
Improvement bonds or funds in escrow may be released in stages as construction of a significant portion of street, including all other improvements, is completed and approved by the Board.
G. 
The developer shall be responsible for maintenance of all public improvements until such improvements are offered for dedication and accepted by the Township.
Within 30 days after completion and approval by the Township of public improvements as shown on final plans and before acceptance of such public improvements, the applicant shall submit to the Board a corrected copy of said plans showing actual dimensions and conditions of streets and all other improvements, certified by the applicant to be in accordance with actual construction.
A. 
Upon completion of any public improvements shown on an approved subdivision plan, the Board may require that a developer offer such public improvements for dedication. In such a case, the developer shall prepare a deed of dedication and forward the same to the Secretary of the Township for review by the Solicitor. Deeds of dedication for public improvements may be accepted by resolution of the Board at a regular meeting thereof. The Supervisors, in their discretion, 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 dwellings or other principal buildings erected thereon prior to acceptance of dedication. Should the above-mentioned road or streets, even though constructed according to these specifications, deteriorate before said 50% of the lots have buildings erected thereon, such roads or streets shall be repaired in a manner acceptable to the Board before being accepted by the Township.
B. 
The Board may require that stormwater retention basins or similar facilities 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.
A. 
The Board shall require that a two-year guaranty, in the form of a bond, letter of credit or escrow of cash or securities, be provided from the date of acceptance of all public improvements to be dedicated to the Township. The bond shall be furnished under such conditions and form with surety as shall be approved by the Board to guarantee the maintenance of all public improvements against failure due to improper workmanship for 18 months and shall be in an amount equal to 15% of the cost of such improvements, provided that the amount of the bond shall not be less than $5,000.
[Amended 11-20-1995 by Ord. No. 95-12]
B. 
Where maintenance of stormwater retention facilities is to be the responsibility of individual lot owners, a homeowners' association or similar entity or an organization capable of carrying out maintenance responsibilities, the Board may require that an initial maintenance fund be established in a reasonable amount and/or that maintenance responsibilities be set forth in perpetual convenants or deed restrictions binding on the landowner's successors in interest.
[Added 6-5-1995 by Ord. No. 95-01; amended 3-18-2002 by Ord. No. 02-01]
A. 
In the event that any improvements which may be required have not been installed as provided in this chapter or in accord with the approved final plat, the Board of Supervisors of the Township is hereby granted the power to enforce any corporate bond or other security by appropriate legal and equitable remedies. If proceeds of such bond or other security are insufficient to pay the cost of installing or making repairs or corrections to all the improvements covered by said security, the Board of Supervisors of the Township 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 the moneys necessary to complete the remainder of the improvements. All of the proceeds, whether resulting from the security or from any legal or equitable action brought against the developer, or both, shall be used solely for the installation of the improvements covered by such security and not for any other municipal purpose.
B. 
The developer shall reimburse the Township the reasonable and necessary expenses that the Township incurs in enforcing the bond or other maintenance security that was furnished to the Township pursuant to § 103-46 of this chapter, including legal fees and engineering fees.
[Added 9-19-1991 by Ord. No. 91-08]
A. 
Protection of vegetation from mechanical injury and grading change.
(1) 
All woody vegetation to be retained within 25 feet of a building site, parking area or other proposed improvement shall be protected from equipment damage by snow fencing or other effective barriers; fencing or barriers around trees shall be placed at the dripline, unless determined to be appropriate at another location by the Township Inspector.
(2) 
Heavy equipment operators shall not damage existing tree trunks and root systems by driving heavy equipment within or otherwise disturbing the area circumscribed by the dripline of any tree. In addition, roots shall not be cut or disturbed within the area circumscribed by the dripline of any tree. If there is no alternative to locating a utility line within the tree dripline, it is strongly encouraged that tunneling where feasible, rather than trenching, be used to minimize potential damage to tree root systems. In such cases, the Township Inspector shall determine the most desirable location for the survival of the tree(s). Where trenching is unavoidable, trenched holes shall be filled as soon as possible and tamped lightly to avoid the creation of air spaces.
(3) 
Tree trunks and exposed roots damaged during construction shall be protected from further damage by fencing or other structural barrier. Treatment of damaged areas shall be dictated by the nature of the injury, e.g., damaged bark shall be cut back to a point where the bark is intact and tight to the tree; exposed roots shall be cleaned up and covered with topsoil; tree limbs shall be cut back in proportion to root area loss. In such cases, the Township Inspector shall have the authority to determine the treatment technique(s) most suitable to the damaged area. In addition, where stipulated by the Township Inspector, liquid or dry fertilizer shall be applied to trees with disturbed root zones to compensate for loss of roots.
(4) 
Trees shall not be used for roping, cables, signs, fencing or lighting. Nails and spikes shall not be driven into trees.
(5) 
The area around the base of existing woody vegetation shall be left open. No impervious cover, storage of equipment, materials, debris or fill shall be allowed within the dripline of any existing tree.
(6) 
Grade changes to occur at any location on the property shall not result in an alteration to soil or drainage conditions which would adversely affect existing vegetation to be retained following site disturbance, unless adequate provisions are made to protect such vegetation and its root systems.
(7) 
The Township Inspector may, at the discretion, of the Township Inspector, require that specimen plants with significant historic, visual or environmental qualities which would otherwise be removed during site preparation be transplanted elsewhere on the site.
B. 
Protection of vegetation from excavations.
(1) 
When digging trenches for utility lines or similar uses, disturbance to the root zones of all woody vegetation shall be minimized.
(2) 
If trenches must be excavated in the root zone, all disturbed roots shall be cut as cleanly as possible. The trench shall be backfilled as quickly as possible, avoiding soil compaction. Tree limbs shall be cut back in proportion to root area loss.
C. 
Protection of topsoil.
(1) 
No topsoil shall be removed from a site unless a sufficient amount is retained to provide at least six inches of topsoil cover over all of the site's exposed earth surfaces.
(2) 
Topsoil removed by grading operations shall be redistributed and stabilized as quickly as possible following the completion of a project or project phase. All exposed earth surfaces shall be stabilized by the following methods or approved equal:
(a) 
Seeding, sodding, hydroseeding, geotextiles or planting on slopes of 10% or less.
(b) 
Sodding, hydroseeding, riprap or geotextiles on slopes exceeding 10%.
(3) 
Grading and earthmoving operations shall be minimized during the period November 15 to April 1 when revegetation of exposed ground surfaces is difficult.
D. 
Protection during cleanup.
(1) 
All construction debris shall be hauled away from the property prior to the end of construction.
(2) 
All fences and barriers placed around woody vegetation during construction shall be removed.
E. 
Protection of environmentally sensitive areas from hazardous and toxic materials. No hazardous or toxic materials shall be stored within or around groupings of woody vegetation or within 100 feet of the dripline of any existing tree or within or around any other environmentally sensitive areas defined herein; nor shall any such materials, including but not limited to petroleum hydrocarbons, oils, pesticides, herbicides, thinners, solvents, cleaners, abrasives or acids, be stored or used in such manner as to risk contamination of any environmentally sensitive areas.