At both the preliminary and final stages, all
applications shall include a review fee based upon a schedule established
by resolution of the Borough Council. In addition, any review fees
required by Allegheny County shall accompany all applications.
All plats and surveys shall be prepared in accordance
with the Act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer,
Land Surveyor and Geologist Registration Law."
Applicants are required to apply for and receive
a simple subdivision approval from the Borough in accordance with
all applicable Borough codes and the following criteria:
A. Applicability.
(1) For lot line revisions that do not create new parcels
or buildings or public improvement.
(2) Survey corrections including revisions of easements
and/or of rights-of-way.
(3) Consolidation of existing lots.
B. Recommendations and approvals.
(1) The Planning Commission shall make recommendations
to the Council regarding plat adjustment subdivisions based on review
by the Borough Engineer.
(2) The Council shall be responsible for approving or
denying plat adjustment subdivision within 60 days of application
acceptance.
(3) In the case of simple subdivision, as defined by this
chapter, only an application and filing fee shall be required, provided
that all requirements for submission of a final application are met.
C. Application. The contents of an application for plat
adjustment subdivision shall include the following:
(1) Completed application form.
(2) Fee as set by the Borough Council.
(3) Plat survey as prepared by a licensed engineer or
land surveyor, which shall include, but not limited to, lots, building
lines, utility easements, streets, rights-of-way, setbacks to any
structures on property, streams, and site improvements.
Preliminary plan applications for subdivision
and land development shall be reviewed in accordance with the following
procedures:
A. The Borough shall forward one copy of the preliminary
application to the:
(1) Borough Planning Commission;
(2) Pennsylvania Department of Environmental Protection,
if applicable;
(4) Allegheny County Planning Agency.
B. Submissions to the county shall include:
(1) Notice of transmittal should be addressed to the Director
of the Planning Division of Allegheny County Economic Development.
[Amended 8-8-2011 by Ord. No. 434]
(2) Allegheny County Planning Agency subdivision and land
development application completed by the developer.
C. The Planning Commission shall not forward its recommendation
as to the preliminary application until reports from each of these
agencies have been reviewed, or until the expiration of 30 days from
the date the copies of the preliminary application were forwarded
to said agencies.
D. The Planning Commission shall review the application
covering the requirements of this chapter point by point, and may
consult with the Engineer, the Zoning Officer and other concerned
officials. The Planning Commission will recommend approval, denial,
or conditional approval to the Council within 60 days of the scheduled
meeting at which the application is first reviewed.
The Council may hold a public hearing, pursuant
to public notice, prior to the approval or disapproval of the preliminary
application.
No plat shall be finally approved unless all
improvements shown on such plat or required by this chapter have been
installed in strict accordance with this chapter. In lieu of the completion
of any improvements required as a condition for the final approval
of a plat, the owner or developer may deposit with the Borough financial
security in an amount sufficient to cover the costs of such improvements.
Such financial security shall be in the form of federal or commonwealth
chartered lending institution irrevocable letters of credit and/or
restrictive or escrow accounts in such lending institutions, or a
cash deposit with the municipality. Such financial security shall
secure to the public the completion of all said improvements within
one year from the date of posting of the financial security in accordance
with all applicable provisions of Section 509 of the Pennsylvania
Municipalities Planning Code, Act of 1968, P.L. 805, No. 247, as reenacted and amended
from time to time.
The Council shall render its decision and communicate
it to the applicant, as required by law, no later than 90 days after
the regular monthly meeting of the Planning Commission next following
the date the final application is filed. Should the next regular meeting
of the Planning Commission occur more than 30 days following the filing
date, the ninety-day period is then measured from the 30th day following
the date the final application is filed. The Council may require as
a condition of final approval a written development agreement with
applicant.
A. Upon final approval, the applicant may commence and
complete the approved development in accordance with the terms of
such approval within five years from such approval. Where final approval
is preceded by preliminary approval, the five-year period shall be
counted from the date of the preliminary approval.
B. The Council may deny approval of any final application
which varies from the preliminary plan granted preliminary approval.
The Council must forward the written notice of such denial to the
developer within 15 days following the decision, setting forth the
reasons for such denial.
Upon the approval of a final plat, the developer
shall within 90 days of such final approval, or 90 days after the
date of delivery of an approved plat signed by the governing body
following completion of conditions imposed for such approval, whichever
is later, record such plat in the Allegheny County Department of Real
Estate.
When the plans of street and other improvements
have been approved as provided in this chapter, the developer shall
first notify the Borough Engineer of his intention to proceed with
the construction or installation of said streets and improvements.
Notification shall be made at least 10 working days before commencement
of any such construction to inspect the site prior to commencement
of work and to inspect installation or construction of said streets
and improvements during the course of work being performed. In order
to defray the costs incurred by the Borough in inspecting the installation
of the improvements required by the chapter, the developer shall,
before he proceeds with any construction or installation, deposit
with the Borough the estimated cost to the Borough (as determined
by the Borough Engineer) for inspection by the Borough Engineer. Any
additional expenses will be charged and any excess will be refunded.
Prior to any street or other improvement being
accepted by the Borough as hereinafter provided, the developer shall
post financial security to secure structural integrity of said improvements
as well as the functioning of said improvements in accordance with
the design and specifications as depicted on the final plat, in an
amount set by the Borough Engineer and in terms acceptable to the
Borough Solicitor, to insure maintenance of said improvements for
a period of 18 months from the date of acceptance by the Borough.
The amount of the financial security shall be 15% of the actual cost
of installation of said improvements.