A developer desiring approval of a land development plat of
any land lying in the Borough shall first submit a written application
therefor to the office of the Manager. A suitable form supplied by
the Borough shall be accompanied by the following information and
plans:
A.
Location plan. A location plan showing:
(1)
The subdivision or development name and its site and location;
(2)
The names of major existing thoroughfares related to the development,
including the distances therefrom;
(3)
Any adjacent property;
(4)
The title, graphic scale, North point and date of the plan. The location
map need not be a new drawing made for this special purpose; and
(5)
The zoning use classification of the area to be subdivided or developed.
B.
Site plan. A site plan showing:
(1)
The contours of property and 100 feet beyond at vertical intervals
of two feet if the general slope of the site is less than 10% and
at vertical intervals of five feet if the general slope is greater
than 10%. The Planning Commission may relieve the subdivider of this
requirement if, on application by the subdivider, setting forth his
or her reasons, the Commission is of the opinion that contours are
not necessary in order to administer this chapter properly in connection
with the subdivision. In making such application, the subdivider shall
withhold submission of his or her preliminary plat until the Commission
has taken action on the application.
(2)
Terrain features, wooded areas, buildings and other natural or artificial
features which would affect the plan of the subdivision, as well as
residential buildings planned and a statement concerning nonresidential
uses or buildings deemed to be appropriate.
(3)
Tract boundary lines, showing dimensions, bearings and corners. The
block and lot number of the parcels shall be indicated.
(4)
Streets and rights-of-way on or adjoining the site, including dedicated
widths, roadway widths, approximate gradients, types and widths of
pavements, curbs and sidewalks and other pertinent data.
(5)
The locations, widths and purposes of easements.
(6)
All utilities, including sanitary sewers, waterlines, fire hydrants,
gas mains, streetlighting, electric utilities and other facilities.
The size or capacity of each should be shown and the locations of,
or distances to, such existing utilities indicated. All utilities,
including all types of transmission lines, shall be underground except
outdoor meters or other necessary equipment. This includes, but is
not limited to, all electric power feeders and telephone lines. Cross
sections of street rights-of-way shall show utilities, including all
types of transmission line locations.
(7)
The existing plotting of adjacent land within 200 feet of the proposed
subdivision and other conditions on the adjacent land, including the
approximate direction and gradient of ground slope, including embankments
or retaining walls; the character and location of buildings, railroads,
power lines, gas lines, towers and other nearby nonresidential land
uses or adverse influences; the names of the owners of adjacent land
uses or adverse influences; the names of the owners of adjacent land;
and the zoning use classification of adjacent land.
(8)
All existing storm sewer lines, culverts or other underground structures,
with pipe sizes, together with a preliminary layout of the necessary
extensions thereof or additional sewer lines or other proposed underground
utilities, and indicating easements for drainage. An engineering report
shall be submitted detailing a plan for implementing the Stormwater
Management Act (Act of October 4, 1978, P. L. 864, as amended)[1] and the watershed plans developed in accordance with such
Act.
[1]
Editor's Note: See 32 P.S. § 680.1 et seq.
(9)
Other features of conditions which would affect the development or
subdivision favorably or adversely, including previous or new cut
and/or fill areas.
(10)
The title, graphic scale, North point and date of the plan.
(11)
A geologic report by a registered engineer on soil and subsurface
conditions, giving preliminary opinions on probable measures needed
to be considered in the design of the development.
(12)
An impact statement, discussing the effect of the development
on existing off-site streets, highways and other public facilities
and utilities and the need for additional off-site public facilities
and utilities, including, but not limited to, storm sewers and sanitary
sewers.
C.
USSCS report. A copy of a report from the United States Soil Conservation
Service concerning soil conditions and water resources;
D.
Soil erosion and sedimentation control plan. Chapter 102[2] (erosion control) of a soil erosion and sedimentation
control plan prepared by a person trained and experienced in control
methods and techniques. The plan shall conform to the requirements
of the Pennsylvania Clean Streams Law[3] and of the Rules and Regulations of the Pennsylvania Department
of Environmental Protection. The plan shall be approved by the Allegheny
County Conservation District and its technical review agent, the U.S.
Soil Conservation Service.
E.
Preliminary plat. A preliminary plat which shall be drawn to scale
of 50 feet to one inch or 100 feet to one inch, or as part of the
site map detailing all of the lands under the control of the applicant,
including the following information:
(1)
The proposed name of the subdivision;
(2)
The names and addresses of the landowner, developer, land planning
consultant, engineer, surveyor and/or other persons who are associated
with the general development of the subdivision;
(3)
Street and pedestrian patterns, showing the names and widths of right-of-way
streets, the widths of easements for utilities and the approximate
grades of streets;
(4)
The layout of lots, showing dimensions, lot numbers and building
lines;
(5)
The location of all off-street parking and a computation of the required
parking spaces;
(6)
The parcels of land proposed to be dedicated or reserved for schools,
parks, playgrounds or other public, semipublic or community purposes;
(7)
The locations and types of all landscaping;
(8)
The key plan, legend and notes;
(9)
The location, use, height and bulk of each structure. In residential
developments, the number of families shall be noted for each structure;
and
(10)
The graphic scale, North point and date of the plat.
F.
Engineering plans. Preliminary plans showing profiles, typical cross
sections and specifications for proposed street improvements and profiles
and other explanatory data concerning the installation of utility
distribution systems and sanitary and storm sewerage systems. The
sewerage systems data shall include the following information:
(1)
A report on the feasibility of connection to any existing or proposed
public sewerage system. This study shall include the distance from
the nearest existing or proposed public sewer and the capacity of
the existing or proposed system intended to handle the additional
sewage load.
(2)
A planning module in the form prescribed by the County Department
of Health and/or the State Department of Environmental Protection.
A.
The application shall be accompanied by a certified check payable to the Borough in the amount set forth in Subsection C hereof to cover the costs of review, inspection and verification of the proposed plat.
B.
Should a developer submit a revised application after the preliminary
approval is given, the revised application shall be accompanied by
a check in an amount equal to the cost of the Borough in processing
the revised application as estimated by the Manager.
C.
The filing fee provided for in Subsection A hereof shall be $30, plus the actual, reasonable and necessary expenses incurred by the Borough due to charges assessed against the Borough by its professional consultants or engineers in reviewing and reporting thereon to the Borough, as such charges are established and set with the current posted hourly rate schedule for the professional consultants or engineers.
[Added 12-3-1990]
A.
Full compliance with the preliminary procedures set forth in this
chapter is not required in the case of a division of land involving
not more than two lots and where no new streets or other improvements
are required, provided that the subdivision is in strict compliance
with the Zoning Code.
The Borough may submit all or portions of the application to
other governmental agencies or private consultants for review and
comment. The developer is advised to begin processing the project
through other jurisdictions at this point in the review process.
Recommendation for approval or denial of the plat by the Planning
Commission shall be submitted to Council with a copy of the recommendation
to the subdivider.
An application for preliminary approval of a plat, other than a plat governed by Article VII of Act 247, as amended, shall be acted upon by Council, and its decision shall be communicated to the applicant not later than 90 days following the date of the regular meeting of Council next following the date the application is filed, provided that, if the next regular meeting occurs more than 30 days following the filing of the application, such ninety-day period shall be measured from the 30th day following the day the application has been filed. The decision of Council shall be in writing and shall be communicated to the applicant personally or mailed to him or her at his or her last known address not later than 15 days following the decision.
