Initially, the owner or owners of land to be subdivided or developed
in accordance with these regulations shall consult with the Planning
Commission, Manager, Borough officials and other applicable authorities
or commissions. Requirements for major and minor streets; drainage;
the relationship to other developments, existing and proposed; public
areas; and the relationship to the overall Comprehensive Plan, among
others, should be determined in advance of the preparation of a preliminary
subdivision or land development plat.
A.
Application letter. A letter of application (three copies) shall
be directed to the Borough Secretary by the subdivider or developer.
Such letter shall indicate the general details of the proposed subdivision
or land development, transmit required fees and present any other
requirements of this chapter not shown on plats.
B.
Application fee. In order to defray a part of the cost incurred by the Borough for review of plats, review of agreements, inspection of construction operations, inspection of improvements and the acceptance of such improvements, and for inspecting, approving and accepting streets and improvements of preliminary plats, the Council shall establish a fee schedule by ordinance or resolution (see § 250-30).
C.
Copies of preliminary plat and supplemental information. Eight prints of each drawing submitted as part of the preliminary subdivision or land development plat and all required supplementary data, prepared as required in § 250-13, shall be submitted to the office of the Borough Secretary at least five days prior to the scheduled monthly meeting at which it is to be presented for filing. At the time of submittal, such fees as may be required by Subsection B shall be paid to cover the cost of review and processing.
D.
Receipt of plat application. When the application for approval of
the plat is received by the Borough Secretary, the date of receipt
shall be stamped thereon.
E.
Filing of preliminary subdivision and/or development plat. At each
regularly scheduled monthly meeting of the Planning Commission, the
Borough Secretary shall present for filing all preliminary subdivision
and/or development plat applications received since the last scheduled
monthly meeting, but no later than five days prior to such meeting.
Each such application received shall be recorded in the minutes as
having been filed with the Planning Commission for review.
A.
Format. The format of the plat shall be as follows:
(1)
All sheet sizes shall be of a standard size or model and shall be
of a minimum 22 inches vertical outside length or multiples of 11
inches and 25 1/2 inches minimum horizontal length or multiples
of 8 1/2 inches.
(2)
A title block shall be located in the lower right corner of each
sheet. Included in the title block shall be the name of the proposed
development or subdivision; graphic scale; written scale and date,
including the month, day and year that the original drawing was completed,
and, for each revision, if any, the month, day and year that the original
drawing was revised; the name of the owner of record and the developer
or subdivider, if different than the owner; and the architect's
and/or engineer's seal of the registered engineer or architect
responsible for the plat.
(3)
North shall be shown on the sheet.
B.
Other preliminary plat requirements. The preliminary plat shall show
the following:
(1)
The names of all abutting land areas, if any, with the book and page
number where recorded, and the names of owners of adjacent property.
(2)
A key map for the purpose of locating the property being developed,
showing the relationship to adjoining property and to all streets,
roads, municipal boundaries and recorded subdivision plats existing
within 1,000 feet of any part of the property.
(3)
Total tract boundaries of the property being subdivided, showing
bearings and distances, and a statement of the total acreage of the
property.
(4)
Zoning data, including any changes in the existing zoning to be requested
by the subdivider or developer.[1] If a zoning district change is being considered or is
pending which might affect the proposed subdivision, the Borough shall
so notify the subdivider or developer.
(5)
Contour lines at intervals of five feet.
(6)
The location and elevation of the datum to which contour elevations
refer. Datum used shall refer to a known, established bench mark.
(7)
All existing sewer lines, water lines, fire hydrants, utility transmission
lines, culverts, bridges, railroads, watercourses and other significant
man-made or natural features within the proposed subdivision and within
50 feet of the boundaries of the proposed subdivision.
(8)
All existing buildings or other structures and the approximate location
of all existing tree masses within the proposed development.
(9)
All existing streets, including streets of record (recorded but not
constructed), on or abutting the tract, including names, right-of-way
widths, cartway (pavement) widths and approximate grades.
(10)
Copies of existing and proposed deed restrictions, if any.
(11)
The full plat of the proposed subdivision or land development,
including:
(a)
The location and width of all streets and rights-of-way, with
a statement of any conditions governing their use.
(b)
Suggested street names and utility easement locations. Street
names shall neither duplicate names of other streets nor have phonetic
similarity to names of other streets in the Borough or post office
district.
(c)
Proposed building setback lines along each street.
(d)
Lot lines, with approximate dimensions.
(e)
A statement of the intended use of all nonresidential lots and
parcels.
(f)
Lot numbers and a statement of the total number of lots and
parcels and proposed house numbers, if feasible.
(g)
The method of sanitary sewage disposal, including sanitary and/or
storm sewers and other drainage facilities, and the location of all
lines and proposed connections with existing facilities, as approved
by the Borough Engineer.
(h)
Parks, playgrounds and other areas dedicated or reserved for
public use, with any conditions governing such use, including their
acreage.
(i)
Conformance with the design standards and improvement specifications,
as adopted by the Borough.
(j)
A grading plan and the location of conservation measures used
to minimize erosion and sedimentation.
A.
Review of preliminary subdivision and/or development plat generally.
B.
Review by the Allegheny County Planning Commission. One copy of the
preliminary subdivision or land development plat shall be transmitted
to the County Planning Commission by the Borough Secretary for review
and report. No application shall be approved until the county report
is received or until the expiration of 30 days from the date the application
was forwarded to the county.
C.
Review by the Borough Engineer. The Borough Engineer shall review
the preliminary plat to determine its conformance to this chapter
and accepted engineering practice. Such review shall be transmitted
to the Planning Commission Secretary no later than 30 days from the
date the application was forwarded to the Borough Engineer.
D.
Review by other cognizant agencies. Other cognizant agencies should
be requested to comment on preliminary plats when deemed to be in
the public interest. Such requests should be made so as to provide
to the Planning Commission the comments from such agencies prior to
the Planning Commission's next regularly scheduled meeting.
E.
Review by the Borough Planning Commission.
(1)
The Borough Planning Commission shall review the preliminary plat
during special sessions, in committee or in accordance with the procedure
prescribed by said Commission. Such review shall be to determine conformance
to the standards contained herein or advisable in the public interest.
(2)
At the next scheduled monthly meeting after the filing of a preliminary
plat, the Borough Planning Commission shall review all comments received
regarding the preliminary plat. After such review, a decision shall
be reached regarding said preliminary plat.
A.
Action by the Borough Planning Commission.
(1)
Said preliminary plat may be approved or disapproved or conditional
approval may be given by the Planning Commission subject to modifications
or changes requested and recorded by the Planning Commission. In such
a case, the final subdivision or land development plat shall be prepared
to include said modifications or changes.
(2)
Within five days after the meeting at which action is taken on the
preliminary plat by the Borough Planning Commission, the Planning
Commission Secretary shall notify the Borough Secretary (and other
public officials as designated) and the subdivider or developer of
any action taken, including any recommendations for changes or modifications.
If review by the Borough Planning Commission is unfavorable because
the requirements of this chapter have not been met, or the Borough
Planning Commission deems changes or modifications of the plat as
submitted to be advisable or necessary, such decision and the reasons
therefor shall also be given, in written form, citing the provisions
of this chapter relied upon, to the same groups or individuals listed
in this section.
(3)
The action of the Borough Planning Commission shall be noted, together
with the date of action and signature of the Chairman, on four sets
of plats. These plats then shall be distributed as follows:
(4)
The failure of the Planning Commission to render a decision and communicate
it to the applicant within 40 days and in a manner required herein
shall be deemed as approval of the application in terms as presented,
unless the applicant has agreed, in writing, to an extension of time
or change in the prescribed manner of presentation of communication
of the decision, in which case, failure to meet the extended time
or change in manner of presentation of communication shall have like
effect.
