[Ord. 754, 8/14/2007]
The plat requirements and application procedures shall be followed
by developers as set forth herein and shall be submitted to the Planning
Commission for review prior to consideration by the Council.
[Ord. 754, 8/14/2007]
Prior to the filing of an application for approval of a preliminary
subdivision plat, the applicant shall submit the following plans and
data to the Planning Commission.
A.
General Information. Including a narrative describing activities
proposed, existing covenants, land characteristics, community facilities
and utilities, the number of lots and sizes, business areas, open
space or recreation, utilities and street improvements.
B.
Location Map. This map shall show the relationship of the proposed
subdivision to existing community facilities which serve or influence
it the location of those facilities, a title, the scale of the map
and a north arrow.
C.
Sketch Plan. Sketch plan at a scale of one inch equals 100 feet or
larger shall show in simple sketch form the proposed layout of streets,
lots and other features in relation to existing conditions and shall
include the following:
1)
The name of the proposed subdivision.
2)
Name and address of the applicant.
3)
Name of the property owner or owners.
4)
North point, scale and date.
5)
Name and telephone number of the registered professional engineer,
registered land surveyor, landscape architect, or other qualified
person responsible for preparation of the map.
6)
Tract boundaries with bearings and distances.
7)
Approximate location of watercourses, tree masses, rock outcroppings,
existing buildings, and the actual location of sanitary sewers, storm
sewers and inlets, water mains, easements, fire hydrants, railroads,
existing or confirmed street rights-of-way and their established grades.
8)
Zoning district in which property is located.
D.
Review. After review and discussion with the applicant, the Planning
Commission shall indicate the suitability of the plan for development
into a preliminary plat.
[Ord. 754, 8/14/2007]
A.
Preliminary Plat Application. The applicant shall prepare and submit
to the Borough Office at least 15 days prior to the regular monthly
meeting of the Planning Commission, eight copies of the preliminary
plats of the total land to be ultimately developed, for review by
the Planning Commission according to the requirements and standards
contained herein. Upon receipt of a complete application plat, the
Borough office shall forward a copy to the Borough Engineer and the
Beaver County Planning Commission for review and recommendation. Comments
to be submitted back to the Borough of Beaver within 30 days of receipt
of the preliminary plat application submittal.
B.
Application Fee. At the time of filing an application for preliminary
plat approval the applicant shall pay to the Borough a fee set by
resolution of Council to defray the cost of processing of such plat
approval applications and for payment to consultants hired by the
Borough to conduct reviews of said applications.
C.
Specifications for Preliminary Plan. The preliminary plat shall be
drawn at a scale of 100 feet to the inch or greater and shall show
or be accompanied by the following information. All information required
shall be supplied to the extent and in the manner required by the
Borough Engineer:
2.
Names and addresses of the owner or owners of the property.
3.
Name of the subdivision to be recorded.
4.
North point, scale and date.
5.
Name of the registered professional engineer or the professional
land surveyor who surveyed the property and prepared the plat.
6.
Contours at vertical intervals of two feet, or in the case of relatively
level tracts, at such lesser interval as may be necessary for satisfactory
study and planning of the tract.
7.
Datum to which contour elevations refer. Where reasonably practicable,
data shall refer to known, established elevations.
8.
Show all existing watercourses, wetlands, banks, tree masses, and
other significant natural features.
9.
Identify any floodplain, flood hazard area, or flood-prone area as
established by the Federal Emergency Management Agency.
10.
Show location and size of all existing buildings, location, size
and invert elevation of all sanitary and stormwater sewers, and location
of all manholes, inlets, culverts and bridges; water mains, gas mains,
fire hydrants, telephone conduit lines, electric power transmission
line, petroleum or petroleum products lines, and other significant
man-made features.
11.
All existing streets located on or adjacent to the tract, including
name, right-of-way widths and cartway width and type of improvement
materials used on the cartway.
12.
All existing property lines, easements and rights-of-way and the
purpose for which the easements or rights-of-way have been established.
13.
Location and width of all proposed streets, alleys, rights-of-way
and easements, proposed lot lines with approximate dimensions, proposed
minimum set back on public buildings, public areas and parcels of
land proposed to be dedicated or reserved for public use.
14.
The preliminary plat shall show the names of owners of all abutting
unplotted land and the names of all abutting subdivisions.
15.
Where the preliminary plat covers only a part of the applicant's
entire holding, a sketch shall be submitted of the prospective street
and lot layout of the remainder of the land.
16.
A plan of the proposed public water distribution system for review
and approval by the appropriate authority or a plan showing the location
of individual wells in accordance with the requirements of the Pennsylvania
Sewage Facilities Act (Act 537), as amended.
17.
A plan of the proposed sanitary sewer collection system or treatment
facilities when proposed will be required for review and approval
of the appropriate authority.
18.
Where on-lot sewage disposal systems are proposed, the applicant
or owner shall submit a completed Department of Environmental Protection
Sewage Facilities Planning Module in accordance with the requirements
of the Pennsylvania Sewage Facilities Act (Act 537), as amended.
19.
Preliminary plat shall identify the zoning district in which the
property is located and show the zoning boundaries, if any, that traverse
or are within 300 feet of the area covered by the plan.
20.
Preliminary plat shall show such street extensions or spurs as are
reasonably necessary to provide adequate street connections and facilities
to adjoining or contiguous developed or undeveloped areas.
21.
Subsurface condition (whether undermined, etc.) of the tract to be
subdivided or proposed to be developed.
22.
Profiles showing existing ground and proposed street center line
grades.
23.
Typical cross section of roadways showing cartways, water, sanitary
and stormwater sewers, gas, electric and telephone utilities, and
sidewalks.
24.
The applicant shall provide such additional information as may be
required by the Planning Commission, Council, Borough Engineer, Zoning
Officer, or Sewage Enforcement Officer in order to more fully evaluate
the proposed subdivision and its effect on adjacent property or the
Borough as a whole.
25.
A utility plan showing the location and size of the proposed gas,
electric, telephone and cable television systems with written approval
from the appropriate utility company.
27.
A plan, calculations and narrative for the collection, management
and discharge of all stormwater. The applicant shall further provide
all information and plans necessary to indicate that the existing
off-lot watercourse and drainage system is adequate to accommodate
the stormwater resulting from the proposed subdivision or a plan for
improving the off-lot drainage system to meet the demand. Plans and
reports shall be prepared in accordance with Borough policy, guidelines
and the Pennsylvania Stormwater Management Act.
28.
The preliminary plan shall identify the location of any proposed
active or passive recreational facilities.
D.
Supplementary Data Required. The preliminary plan shall be accompanied
by the following supplementary data:
1.
A plan revision module for land development as required by the Pennsylvania
Department of Environmental Protection.
2.
Typical street cross-section drawings for all proposed streets.
3.
A written report from the municipal water and sewer authority on
the availability and capacity of public water and sewer service to
proposed development.
4.
If connection to a public water or sewage system is not proposed,
a report shall be submitted, prepared in accordance with the requirements
and procedures of the Pennsylvania Department of Environmental Protection,
as to how these utilities are proposed to be furnished.
E.
Planning Commission Review and Action on Preliminary Subdivision
Applications.
1.
The Planning Commission shall review the Preliminary Plats and prepare
a written report for the Council. The report shall contain recommendations
for approval, conditional approval or disapproval with specific reasons
for the recommended action. No report or recommendation shall be prepared
prior to receipt of the County Planning Commission's comments
or the expiration of the thirty-day time period granted for county
reviews.
2.
Prior to preparation of the written report, the Planning Commission
may schedule a public meeting, advertised in accordance with the provisions
of the Open Meetings and Records Act, which is mutually convenient
to the applicant and the Planning Commission for consideration of
the preliminary plat. If within 30 days of receipt of a complete preliminary
plat application, a mutually convenient date for such meeting cannot
be established with the applicant, consideration of the preliminary
plat shall be conducted at the next regularly scheduled meeting of
the Planning Commission.
3.
At the Planning Commission meeting when considering the preliminary
plats, the applicant shall be given an opportunity to discuss any
matters in the preliminary plat which might assist the Planning Commission
in making its recommendation to the Council.
F.
Action of Borough Council. The Council shall render its decision
on the preliminary plat and communicate such decision to the applicant
not later than 90 days following the date of the regular Planning
Commission meeting next following the date the application is filed.
1.
The decision of the Council shall be in writing and shall be communicated
to the applicant personally or mailed to him at his last known address
not later than 15 days following the decision.
2.
When the application is not approved in terms as filed, the decision
shall specify the defects found in the application and describe the
requirements which have not been met and shall, in each case, cite
the provisions of the statute or ordinance relied upon.
3.
Failure of the Council to render a decision and communicate it to the applicant within the time and in the manner required herein after receipt of all information necessary to render such opinion as required under § 22-302 shall be deemed an 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.
4.
Failure on the part of the applicant to supply all data necessary
for review and recommendation as required under this section shall
constitute an incomplete application, and as such shall not delay
or circumvent time constraints imposed elsewhere in this section.
G.
Nature of Approval. Approval of a preliminary plat shall not constitute approval of a final plat, unless said preliminary plat consists of a maximum of three new parcels or lots intended for development as residential uses, in which case preliminary plat approval may act as final plat approval where the Council and the Borough Engineer find that further review is not required. The provisions of § 22-304 shall apply to any such application herein described. In all other cases, preliminary plat approval shall be an expression of approval of the layout submitted on the preliminary plat as a guide to the preparation of the final plat. Granting of preliminary approval shall not qualify a plat for recording, not authorize development or the issuing of any building permit, except as herein specified.
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Where due to the nature of an application for subdivision approval, the Planning Commission at its sole discretion may consolidate the review processes for both preliminary plat approval, § 22-302, and final plat approval, § 22-303. Information required in § 22-303 shall be submitted for review and consideration for such consolidated applications in accordance with the time limits established in that section.
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[Ord. 754, 8/14/2007]
A.
Final Plat Application. Upon approval of the preliminary plat, the
developer shall submit a complete application for approval of a final
plat. The application shall be submitted to the Borough Office 15
days prior to a regular meeting of the Planning Commission and shall
include eight copies of the final plat. At the same time, the developer
shall submit the final plat to the Beaver County Planning Commission
for its review and recommendation thereon.
B.
Specifications for Final Plan. For any subdivision requiring final
approval, the plats submitted must meet the following specifications:
1.
Attestation by the applicant stating that the applicant is the owner
of the tract of land proposed to be subdivided.
2.
Certification by the owner of the tract of land proposed to be subdivided
that there are no restrictions or covenants in place which would affect
any future development or which limits any existing development.
3.
Plats shall be drawn and submitted on reproducible mylar or submitted
on a linen duplication reproducible tracing cloth.
4.
Plats shall be drawn and submitted with all information presented
in the manner and to the extent required in the "Borough of Beaver
Standard Drawings and Specifications for Construction."[1]
[1]
Editor's Note: The Standard Drawings and Specifications
for Construction are on file in the Borough offices.
5.
Plats shall be on sheets not larger than 24 inches by 36 inches over
all. It is recommended that as far as practicable final plat sheets
be held to an overall size of either 24 inches by 36 inches or 18
inches by 24 inches. There shall be a border of 1/2 inch on all sides
except the binding end which shall be 1 1/2 inches. Where necessary
to avoid sheets larger than the maximum size prescribed above, final
plats shall be drawn in two or more sections accompanied by a key
diagram showing relative location of the section.
6.
Plats shall be drawn with waterproof ink and all records, data entries,
statements, etc., thereon shall also be made with the same type of
ink or reproducible typing.
7.
Plats shall be drawn to a scale of 100 feet to the inch or larger;
more than one sheet may be used for larger tracts and shall be indexed.
8.
Plats shall contain a title block in the lower right hand corner
with the name under which the subdivision plat is to be recorded.
In addition, blocks for the following information shall be provided:
a.
Name of the recorded owner and applicant.
b.
Municipality in which the subdivision is located.
c.
Name, address and seal of the registered professional land surveyor
preparing the plat.
d.
Certificate of ownership, including name of owner of record, deed
book volume, date of instrument and date of recording.
9.
Beyond the boundary lines of the proposed subdivision plan all final
plats submitted shall be drawn according to the following:
10.
Within the subdivision boundary lines all final plats shall be drawn
according to the following:
C.
Application Fee. At the time of filing of the application for approval
of final plats, the applicant shall pay to the Borough a fee set by
resolution of Council to defray the cost of processing such plat approval
applications, and drafting same on the official map of the Borough,
and for payment to consultants hired by the Borough to conduct reviews
of said applications.
D.
All final plats submitted shall show the following information:
1.
Primary control points, or permanent monuments or description and
ties to such control points or monuments, to which all dimensions,
angles, bearings, and similar data shall be referred.
2.
Accurate description shown by bearings and dimension in feet and
hundredths of a foot shall be shown on all tract boundary lines, property
lines of lots, radii, arcs, cord bearings and distances. The error
of closure for all descriptions subject to approval shall not exceed
one foot in 10,000 feet.
3.
Profile sheets of all proposed streets and improvements with the
following information:
a.
Existing and finished profile along center line of proposed street.
b.
Finished grade at fifty-foot stations located along the center line
of the proposed street, all vertical curve elevations information,
length, including beginning-ending elevations, high and low points
located along said vertical curve.
c.
Finished profile for all sanitary sewers, stormwater sewers, and
water lines with stations, identification numbers, invert and top
elevations, size and type of materials, and percent of slope of each
utility proposed.
d.
The sight distance for all vertical curves shall be identified on
the street profiles.
4.
Name and right-of-way width of each street or right-of-way.
5.
Location, dimensions and purpose of all easements in or across the
subdivision plat.
6.
Number to identify each lot, tract or parcel of land.
7.
Purpose for which sites other than residential are to be dedicated.
8.
Building set back line on all lots and parcels.
9.
Location and description of survey monuments.
10.
Names of recorded owners of adjoining plotted or unplotted land.
11.
Certification of registered professional engineer or professional
land surveyor who prepared the plat certifying to the accuracy of
the survey and plat.
12.
Attestation by the applicant stating that the applicant is the owner
of the tract or land proposed to be subdivided.
13.
Statement by the owner dedicating the streets, or other rights-of-way,
easements or any area proposed for public use.
14.
A plan for the control of erosion and sedimentation for review by
the Beaver County Conservation District office, as required by the
Pennsylvania Clean Streams Act or Chapter 102, Erosion Control of
the rules and regulations of the Pennsylvania Department of Environmental
Protection.
15.
All plats which will require access to a highway under jurisdiction
of the Pennsylvania Department of Transportation shall contain a notice
that a Highway Occupancy Permit is required pursuant to Section 420
of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the "State
Highway Law," before driveway access to a state owned right-of-way
is permitted.
16.
Such other certificates, bonds, affidavits, endorsements or dedication
as may be required in the enforcement of this chapter.
17.
North point, scale and date.
18.
Approvals required by county, state or federal agencies with jurisdiction.
E.
Planning Commission Review and Action on Final Subdivision Applications.
1.
The Planning Commission shall review the final plats and prepare
a written report for the Council. The report shall contain recommendations
for approval, conditional approval or disapproval with specific reasons
for the recommended action.
2.
Prior to finalization of the written report, the Planning Commission
may schedule a public meeting, advertised in accordance with the provisions
of the Open Meetings and Records Act, which is mutually convenient
to the applicant and the Planning Commission for consideration of
the final plat. If within 30 days of receipt of the final plat, a
mutually convenient date for such meeting cannot be established with
the applicant, consideration at the final plat shall be conducted
at the next regularly scheduled meeting of the Planning Commission.
3.
Mediation may be offered as an option in order to expedite the approval
process, said mediation shall be conducted as per the provisions of
Section 908.1 of the Pennsylvania Municipalities Planning Code, as
amended.
4.
At the Planning Commission meeting when considering the finals plats,
the applicant shall be given an opportunity to discuss any matter
in the final plat which might assist the Planning Commission in making
its recommendation to the Council.
F.
Action of the Borough Council. The Council shall render its decision
on the final plat and communicate its decision to the applicant not
later than 90 days following the date of the regular Planning Commission
meeting next following the date the application is filed.
1.
The decision of the Council shall be in writing and shall be communicated
to the applicant personally or mailed to him at his last known address
not later than 15 days following the decision within the ninety-day
review period.
2.
When the application is not approved as filed, the decision shall
specify the defects found in the application and describe the requirements
which have not been met and shall, in each case, cite to the provisions
of the statute or ordinance relied upon.
3.
Failure of the Council to render a decision and communicate it to
the applicant within the time and in the manner required herein shall
be deemed an 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 communication shall have
like effect.
4.
From the time an application for approval of a final plat is duly
filed as provided in this chapter, and while such application is pending
approval or disapproval, no change or amendment of the zoning, subdivision
or other governing ordinance or plan shall affect the decision on
such application adversely to the applicant and the applicant shall
be entitled to a decision in accordance with the provisions of the
governing ordinances or plans as they stood at the time the application
was duly filed. However, if an application is properly and finally
denied, any subsequent application shall be subject to the intervening
change in governing regulations. When an application for approval
of a final plat has been approved or approved subject to conditions
acceptable to the applicant, no subsequent change or amendment in
the zoning, subdivision or other governing ordinance or plan shall
be applied to affect adversely the right of the applicant to commence
and to complete any aspect of the approved development in accordance
with the terms of such approval within five years from the date of
such approval. Where final approval is preceded by preliminary approval,
the five-year period shall be counted from the date of the preliminary
approval. In the case of any doubt as to the terms of a preliminary
approval, the terms shall be construed in the light of the provisions
of the governing ordinances or plans as they stood at the time when
the application for such approval was duly filed.
5.
Before acting on any subdivision plat, the governing body or the
planning agency, as the case may be, may hold a public hearing thereon
after public notice.
[Ord. 754, 8/14/2007]
Plans and data involving subdivisions of three residentially
zoned lots or less shall include but not be limited to the following:
A.
The provisions of §§ 22-301 and 22-303 may be waived for subdivisions of three residentially zoned lots or less if no new street construction or openings are required, no wetlands are disturbed, and no unusual physiographic or topographic conditions exist. The requirements of § 22-302 for preliminary plats shall be applicable. The Planning Commission shall have a period of 30 days within which to determine if a duly filed application for plat approval may be considered for final approval under this section and make recommendations to the Council. Action by the Council shall be in accordance with § 22-303, Subsection F.
[Ord. 754, 8/14/2007]
The amendment, alteration or revision of a previously approved
plat, or the combination or recombination of lots or portions of previously
plotted lots, where the resultant lots are increased in street frontage
and total area size, which meets or exceeds the standards of this
chapter and the previously approved final plats, shall subject the
replatted subdivision to the procedures and regulations heretofore
described, except as they may be modified on application at the sole
discretion of the Planning Commission and approved by the Council.
[Ord. 754, 8/14/2007]
A.
Upon approval of a final plat or land development plan, the developer
shall deliver to the Borough offices the following plats and documents
for Borough signatures:
B.
Upon recording of plats and homeowners association documents, the
applicant or developer shall apprise the Borough of the official filing
date as well as the appropriate recording reference data and make
available one duplicate mylar plat and one set of approved construction
drawings plus a copy of the homeowners association documents.
C.
Streets, parks and other public improvements shown on a subdivision
or land development plan to be recorded may be offered for dedication
to the Borough by formal notation thereof on the plan, or the owner
may note on such plan that any improvements have not been offered
for dedication to the Borough.
D.
Every street, park or other improvement shown on a subdivision or
land development plan shall be deemed to be a private street, park
or improvement until such time as the same shall have been offered
for dedication to the Borough and accepted by ordinance or resolution,
or until it shall have been condemned for use as a public street,
park or other improvement.
E.
An as-built or constructed improvements plan shall be prepared for
any single nonresidential land development whether occurring on one
lot or on a combination of parcels under single ownership and phased
over a period of years and shall be recorded with Beaver County following
completion of all contemplated improvements structures. One mylar
drawing shall be submitted to the Beaver County Recorder of Deeds
and two paper copies filed with the Borough.
[Ord. 754, 8/14/2007]
A.
Land Development Plan Review Criteria. Any developer or owner of
property in Beaver Borough who proposes to construct a new nonresidential
building, to enlarge an existing nonresidential building within the
parameters established in the Beaver Borough Zoning Ordinance or to
develop a parcel except for the construction of a single-family dwelling,
where permitted, shall provide the Planning Commission with 20 copies
of plans as described in this Part. Where an owner or developer proposes
to enlarge or relocate parking areas, access drives, or to erect signs
or other permanent features or improvements, on a lot or tract of
land, he shall provide the Planning Commission with 20 copies of site
plans with supporting drawings to sufficiently illustrate his proposal.
B.
Conditional Use. If a developer or owner proposes a use listed as
a conditional use in the Beaver Borough Zoning Ordinance, which requires
that a public hearing be held by the Council, he shall first or simultaneously
receive approval of his proposal as required by the Borough's
Zoning Ordinance, before proceeding to satisfy the requirements of
this Part.
C.
Procedure for Consideration and Approval.
1.
The developer or owner shall submit the required plans to the Borough
Office for distribution to the Planning Commission and Council for
action within the prescribed time requirements.
2.
At its next regularly scheduled meeting following the submission
of plans, the Planning Commission shall begin a review of said plans
for conformity with this chapter; the physical appearance and arrangement
of the structures on the property; vehicular access and circulation
into and within the property; parking layout; pedestrian walks; likely
points of congestion or other dangerous conditions that may be created
by the proposed development on adjacent roads; stormwater drainage
systems, signs, outdoor lighting, landscaping and other features of
the proposal that may be pertinent to the public health and safety.
Said ninety-day review period shall commence on the date of the Planning
Commission meeting after which a complete application was received,
so long as the date of the Planning Commission meeting is within 30
days after receipt of the complete plan. Should the next regular meeting
occur more than 30 days following the filing of the application, said
ninety-day period shall be measured from the 30th day following the
date the complete application was filed. The developer or owner is
urged to attend this meeting.
3.
The Planning Commission may recommend approval, approval with conditions,
or rejection of the land development proposal as presented. The developer
or owner may make revisions as suggested by the Planning Commission
and resubmit plans to the Borough for reconsideration. Where the reconsideration
and review will extend beyond the ninety-day period authorized, the
Planning Commission or Council may request an extension of time from
the applicant. Where no extension is granted, action shall be taken
as prescribed.
4.
Immediately after the Planning Commission has made its recommendation
or after the developer or owner proposes no further revisions, the
plans shall be submitted to the Council, which shall review them at
its next regular meeting along with the Planning Commission's
recommendations. The Council shall approve or reject the plan or may
approve it with conditions, which shall be attached to any permit
issued for any construction on the property, within the ninety-day
review period authorized. The decision shall be in writing and shall
be communicated to the applicant personally or mailed no later than
15 days following the date of the decision.
5.
After final approval by the Council, no changes shall be made in
a plan unless changes are first reviewed and approved by the Planning
Commission and resubmitted for approval by Council. A change in scheduling
or sequence in the development of a plan to be carried out over a
time period and approved on this basis shall require review and approval
as for any other change or phases of development.
6.
Separate building permits shall be required for each building to be erected as part of an approved group of buildings regardless of the proposed timing of the construction of each. Site development work, including but not limited to paving, stormwater drainage or staged release structures and landscaping, shall be included as part of the work covered under the building permit and subject to the same completion requirements as for the building. (Earth disturbance activities and stormwater management, and design standards for said facilities shall be in compliance with Part 6.).
7.
At least 10% of the gross area of any property to be developed shall
be landscaped per recommendation of the Planning Commission and approval
of Council. Not less than 5% of the total property area shall be landscaped
in that portion lying between the principal structure on the property
and the abutting street right-of-way. Landscaping may include any
or all of the following elements: grassed areas, shrubbery, low trees,
ground cover, mulching materials, or other features, and shall be
maintained. Submitted drawings shall clearly show all landscaping
elements by type and location. This requirement shall not apply in
the C-1 Business District.
8.
To the extent possible, parking and truck loading areas shall be
arranged to be hidden from view from adjacent residential areas, or
screened from view by use of appropriate landscaping materials, fencing
or earth mounding, or any combination of these.
9.
All exterior pole-mounted lighting shall be designed and constructed
utilizing sharp cut-off luminaries and no spillover illumination shall
exceed three footcandles per square foot of surface, on average.
D.
Contents of Land Development Plan Submission.
1.
The land development plan shall consist of 20 prints at a scale not
smaller than one inch equals 50 feet. A location map at a scale of
not less than one inch equals 2,000 feet shall also be provided, on
the same sheet if desired, indicating the site in relation to major
roads and major landmarks in the vicinity.
2.
The land development plan shall contain at least the following information
as prepared by a registered professional engineer, registered land
surveyor or registered architect, unless otherwise specified. Additional
information may be required by the Planning Commission at its discretion:
a.
Bearings and distances of all property lines and area of property
in square feet as prepared by a registered professional engineer or
registered land surveyor.
b.
Location of adjacent street or road curbs or edge of paving and existing
and proposed curb cuts.
c.
Public sanitary sewer, public water supply, stormwater management,
gas, electric, telephone, television and cable and other utility lines
overhead or underground, existing and proposed, in street rights-of-way
or in easements, inside the property or within 50 feet of a lot boundary
line.
d.
Existing contours, slopes in excess of 25% and proposed regrading
at two-foot intervals or spot elevations 50 feet apart in two directions
over the property where there are less than four-percent slopes.
e.
Location, height and use of all existing structures to remain and
new structures proposed, with structures to be removed shown by a
dotted outline.
f.
Distances between all proposed structures or additions and property
lines.
g.
Paving, including access drives from adjacent streets and parking
and loading areas on the property, showing treatment of edges, parking
layout with dimensions of aisles and spaces, number of spaces, pedestrian
walkways, proposed sloping of surfaces to storm drainage system, and
devices to retard stormwater drainage.
h.
Areas with mature trees or forests as defined herein.
i.
Proposed landscaping by type of feature (tree, shrub, ground cover,
etc.), as well as walls, fences, outdoor lighting, and planted mounds
where proposed.
j.
Proposed signs showing an elevation view and indicating the height
to the top of the sign above the ground elevation below, and dimensions
of sign faces and distances from property lines.
k.
Areas subject to soil erosion, landslide prone soils, natural watercourses
or drainageways, and wetlands.
l.
Elevation of each wall of each proposed structure showing architectural
treatment, or, optionally, a rendered perspective drawing of a structure
showing two walls, at least one facing the access street.
m.
The name and address of the owner, developer, engineer and architect
(if involved) with the Pennsylvania seals of the professional preparing
the surveys and drawings, together with verification from the owner,
if not the developer, that he concurs with the plan.
n.
North arrow, graphic scale, title and date of submission.
o.
A narrative describing the present and proposed use of the property.
p.
A traffic impact study shall be required if the proposed use or uses
generates 50 a.m. or p.m. peak hour trips or more.
r.
Certification by the owner of the tract of land proposed to be subdivided
that there are no restrictions or covenants in place which would affect
any future development or which limits any existing development.
E.
Environmental Impact Statement.
1.
Environmental Impact Statement Requirements. Where a combination
of two or more of the following site characteristics are present,
the Planning Commission may recommend to Council that an environmental
impact statement be submitted as part of the application. Where indicated,
all information submitted shall comply with standards established
by the Pennsylvania Department of Environmental Protection, and shall
be received by the Council at least 10 days prior to a scheduled review
meeting.
a.
Construction activity in undermined areas with less than 100 feet
of overburden, as designated by the Bureau of Mine Reclamation.
b.
Construction activity or encroachment involving a natural stream,
watercourse or wetland.
c.
Construction activity within a landslide-prone area as delineated
on Landslide Susceptibility Maps as maintained by, the Pennsylvania
Geological Survey or as prepared by recognized experts acceptable
to the Borough Engineer.
d.
Construction activity involving the removal of 10,000 square feet
or more of forested land or construction activity involving the removal
of natural vegetation of one acre (43,560 square feet) or more in
area.
e.
Construction activity within 100 feet of any wetland.
2.
Environmental Impact Statement Content:
b.
An assessment of the environmental impact of the proposed development
with particular attention paid to those items as outlined in this
section.
c.
A list of all licenses, permits and other approvals required by municipal,
county, state and federal law and the status of each shall be required
before final consideration of the land development plan. Where applicable,
the applicant shall submit information regarding stream encroachment
or relocation, wetlands mitigation, dams or any other permit or permit
waiver necessary for construction of the development.
d.
A list of steps proposed to minimize environmental damage to the
site and region during construction and during operation. The consideration
of characteristics including, but not limited to, soil erosion, preservation
of trees, protection of watercourses, protection of air resources,
and noise control are factors to be considered.
e.
Evidence that the environmental impact statement was prepared by
a professional, competent in the field of concern, i.e., a soils engineer
for excavation or soils problems, a geologist or geotechnical consultant
for undermining and landslide or compaction problems.
3.
Waiver of Environmental Report Requirement. The Planning Commission
may waive the requirement for an environmental impact statement if
an applicant requests said waiver in writing, and further provided
said development meets all the standards of the Zoning Ordinance,
does not involve the relocation, improvement or alteration of any
streamway, and no portion of the site is located within a flood hazard
or flood-prone area as delineated on the FEMA map for Beaver Borough.
4.
Request for Additional Information. Whenever it is determined by
the Planning Commission at the outset of the review that additional
information is needed in order to make an informed recommendation
related to the land development plan application, the Planning Commission
will notify the applicant of such and said information shall be provided
at the applicant's expense before the application will be considered
complete.
[Ord. 754, 8/14/2007]
A.
For the purpose of expediting applications and reducing site development
design and development costs, an informal preapplication conference,
where the developer submits a concept plan in accordance with the
following requirements shall take place during a regularly scheduled
Planning Commission meeting.
1.
Advisory Meetings. A developer shall appear before the Borough Planning
Commission to discuss his proposal. The purpose of this step is to
afford the developer advice and assistance in order to save time and
money, suggest professional assistance if needed, and to answer any
questions the developer may have in regard to filing an application
or other items required.
2.
General Information. The developer shall be prepared to discuss the
details of the proposed site including a description of existing covenants,
land characteristics, community facilities and utilities, commercially
developed areas, residential areas, industrial areas, playgrounds
and proposed protective covenants, utilities and street improvements.
3.
Location Map. This map shall show the relationship of the proposed
development to existing community facilities which serve or influence
it and shall include development name, location, existing facilities,
title, scale, north arrow and date.
4.
Topographic Map. The location of the proposed development shall be
shown on the U.S. Geological Survey Map or a comparable substitute
for purposes of relating the development to the existing topography,
slopes, gradient and other physical features.
5.
Hazards. Land subject to hazards of life, health and safety shall
not be developed until such hazards have been removed. These hazards
shall be interpreted to mean land subject to flooding, slides due
to excessive slope or excavation, land with excessive or improper
fill material, or land improperly drained.
6.
After review and discussion with the developer, the Planning Commission
shall indicate the suitability of the plan for further consideration
and submission of a final land development application.
B.
On recorded parcels of less than 1/2 acre where the proposed development
involves less than 1,200 square feet of new nonresidential construction
and no new public utilities or extension of public roadways or streets,
the Planning Commission, at its sole discretion, may waive certain
land development submission requirements, including the submission
of a stormwater management plan, as deemed appropriate.
C.
Where the proposed land development application also involves action
on a subdivision, the Planning Commission shall make recommendations
to the Council in compliance with this section prior to recommendation
of approval of the land development application.
