An applicant may informally review subdivision
plans with the Planning Commission by requesting an appointment. Such
discussions and informal review will alert the Commission to major
new subdivisions, familiarize the subdivider with plan requirements
and submission procedures, and identify potential problem areas with
the proposed subdivision. This informal review procedure shall not
constitute a formal application for preliminary subdivision approval.
A. General requirements.
(1) Eleven copies of the sketch plan and application shall
be submitted to the Zoning Officer.
(2) Submissions for informal review must be received 10
calendar days prior to the Planning Commission meeting where the review
is requested.
B. Submission requirements for informal review. An applicant
requesting an informal review shall:
(1) Complete an application for informal review of the
subdivision plan. The application form shall be as provided by the
Township.
(2) Prepare a sketch plan that comprises the entire site
proposed for development; the sketch plan shall:
(a)
Be legibly drawn and clearly show the proposed
development plan, the date prepared, and the name(s) of the applicant
and/or owner and their agents.
(b)
Include information known by the developer which
will assist the Planning Commission and Township staff in making their
recommendations, including but not limited to a simple sketch of the
proposed layout of lots, streets, existing and proposed public improvements
and community facilities, North point, significant topographical,
physical, scenic, historic or natural resource features, recreational
areas or improvements, surface water, indication of areas exceeding
a slope of 25%, tract boundaries and legend and a description of the
land characteristics, existing covenants and area surrounding the
proposed subdivision.
C. At informal review, the Planning Commission and Township
staff can review the proposed subdivision plans and recommend guidelines
for resource protection standards and potential conflicts in the plan
with Township's subdivision standards.
D. The Planning Commission shall not formally act on
plans presented for informal review. The Planning Commission may offer
suggestions that may assist the applicant in complying with the Township's
subdivision standards.
Prior to making application for preliminary
approval, proposed subdivisions in excess of 10 acres of gross land
area, and not meeting the definition of a simple subdivision, shall
be reviewed by both the Township's Environmental Advisory Council
and its Parks and Recreation Commission. This preapplication review
procedure shall not constitute a formal application for preliminary
subdivision approval. The recommendations of the Environmental Advisory
Council and the Parks and Recreation Commission shall be communicated
to the Planning Commission, the governing body and the applicant.
A. General requirements.
(1) Eight copies of the preapplication plans shall be
submitted to both the Environmental Advisory Council and the Parks
and Recreation Commission Liaisons for this review.
(2) Submissions for preapplication review must be received
10 calendar days prior to the Environmental Advisory Council and the
Parks and Recreation Commission meetings where the review is requested.
B. Submission requirements for preapplication review
by the Environmental Advisory Council. An applicant requesting a preapplication
review by the Environmental Advisory Council shall:
(1) Complete an application for preapplication review
by the Environmental Advisory Council. The application form shall
be as provided by the Township.
(2) Prepare and submit plans for the preapplication review
by the Environmental Advisory Council as follows:
(a)
The applicant shall prepare a scaled Resource
Inventory Mapping (on accurate topographical surveys) showing all
natural and physical features of the site as required by the development
standards in this chapter.
(b)
The plans shall clearly show the proposed subdivision
plan and the date prepared.
(c)
The plans shall identify any known existing
or potential environmental problems and recommended plans and programs
for the promotion and conservation of natural resources.
(d)
The plans shall show the manner in which the
proposed development will protect and improve the quality of the environment
within the Township and include a narrative report on conservation
measures proposed.
(e)
The plans shall index all open areas within
the proposed plan or immediately adjacent to the proposed plan that
will be publicly and privately owned, including but not limited to
public-owned areas, parks, open space, etc.; private open areas; flood-prone
areas; swamps; and unique natural features.
(f)
The submission shall include a wetlands delineation
report when wetlands are suspected on the site. The wetlands delineation
report shall be prepared by an environmental professional in accordance
with the Federal Manual of Identifying and Delineating Jurisdictional
Wetlands of January 10, 1989 (as amended).
(g)
The plans shall show areas proposed for disturbance,
the proposed limits of work, site improvements proposed, grading proposed
and requirements in connection therewith, stormwater management concepts
and other elements that may cause site disturbance.
(h)
The plans shall include a tree inventory report,
in table form, that includes:
[1]
Each existing tree located within an area proposed
to be disturbed by development and with a minimum of twelve-inch diameter
at breast height (DBH) shall be included.
[2]
The table shall also include each such tree's
species, diameter at breast height (DBH) and whether the tree is proposed
to be retained, removed or removed and mitigated as a part of the
proposed development.
(i)
The plans submitted pursuant to this subsection
for preapplication review shall:
[2]
Be drawn to a scale of one inch equals 50 feet
for plans that contain 10 acres to 50 acres and to a scale of one
inch equals 100 feet for plans that contain over 50 acres.
[3]
Cover the entire tract proposed for development.
[4]
Show the existing topography of the site.
[5]
Show the location of all existing streams, ponds,
or watercourses.
[6]
Show the location of existing tree cover (canopy),
and show the percentage of tree cover (canopy)/woodlands.
[7]
Show the location of all trees located within
an area proposed to be disturbed by development with a minimum twelve-inch
diameter at breast height (DBH). Each tree shall be identified with
an individual key number that relates to the tree inventory report
required in this section.
[8]
Show the location of steep slopes.
[9]
Show the percentages of the steep slopes.
[10]
Show any existing embankments or other known
man-made changes in the topography.
[11]
Show any existing or proposed retaining walls.
[12]
Show any existing structures or structure remnants.
[13]
Show any floodplain areas.
[14]
Show any active, abandoned, or capped oil wells.
[15]
Show the locations of all wells, septic tanks
and leech fields, or underground storage tanks.
(3) Prior to the Environmental Advisory Council's site
walk, the applicant shall identify and mark all trees located within
an area proposed to be disturbed by development and measuring at least
12 inches in diameter at breast height (DBH) with a physical marking.
The applicant shall provide the Environmental Advisory Council with
a separate and distinct means for marking disputed trees of significance
identified during its site walk.
(a)
Should the applicant and the Environmental Advisory
Council agree that a tree is a tree of significances defined in this
chapter and that it must be removed for the development of the site,
then a mitigation report must be submitted identifying each such tree(s)
proposed to be removed, and the proposed mitigation plantings. The
tree of significance mitigation plantings shall also be identified
on the plans required in this section and the required landscape plan.
(b)
Should the applicant and the Environmental Advisory
Council, following a site walk, agree that any particular twelve-inch
diameter (or larger) tree, measured at breast height (DBH), does not
qualify as a tree of significance, then the applicant shall not be
required to preserve or mitigate such tree.
(c)
Should the applicant and the Environmental Advisory
Council, following a site walk, disagree about the classification
of any twelve-inch diameter (or larger) tree, measured at breast height
(DBH), as a tree of significance as defined in this chapter, then
the applicant shall be required to prepare a disputed tree of significance
report. Such report shall provide a photograph of each such disputed
tree and a written explanation as to why the applicant believes such
disputed tree should be excluded from tree of significance status.
The Environmental Advisory Council shall also provide its recommendation
regarding each such disputed tree to the Planning Commission and governing
body and include the same with its report reviewing the proposed development.
(4) Prior to the Environmental Advisory Council's site
walk, the applicant shall identify and physically mark the limits
of all area(s) proposed to be disturbed by development. Such marking
shall be separate and distinct from the required marking of all trees
measuring at least 12 inches in diameter at breast height (DBH).
C. Submission requirements for preapplication review
by the Parks and Recreation Committee. An applicant requesting preapplication
review by the Parks and Recreation Committee shall:
(1) Complete an application for preapplication review
by the Parks and Recreation Committee. The application form shall
be as provided by the Township.
(2) Prepare and submit plans for the preapplication review
by the Parks and Recreation Committee as follows:
(a)
The applicant shall prepare a plan set in accordance with §
84-119 of Chapter
84, Zoning.
D. The Environmental Advisory Council and the Parks and
Recreation Commission shall:
(1) After review of the submitted material and a site
walk of the property in question (if such is determined to be required
by either body), prepare their findings and generate reports to the
Planning Commission and governing body.
(2) These reports may make recommendations regarding the
proposed subdivision plan and the steps necessary to help preserve
the environment and any steps necessary to provide adequate recreational
improvements to satisfy the applicable provisions of the Township
of Pine Code.
(3) If the Environmental Advisory Council or the Parks
and Recreation Commission determines, following its review of the
originally submitted material and its site walk, that it needs more
information to properly generate its report, it shall promptly notify
the applicant of the same and specify what further information it
needs.
Prior to making application for final approval,
preliminary subdivision plan review shall be required. The preliminary
application shall be reviewed by both the Planning Department of the
County of Allegheny and by the Planning Commission, which shall make
recommendations regarding approval, approval with conditions or the
denial of the application to the governing body.
A. General requirements.
(1) Eleven copies of the preliminary subdivision application,
containing the information specified in this section, and the required
application fee shall be submitted to the Township's Zoning Officer.
(2) Submissions for preliminary approval consideration
must be received by the Zoning Officer 24 calendar days prior to the
Planning Commission meeting when the review by the Planning Commission
is requested or 24 calendar days prior to the Board of Supervisors
meeting when the review by the governing body is requested.
(3) One copy of the plan submission shall be submitted
in an electronic format on a compact disk (CD). The plans shall be
in either the .TIFF format or Adobe .PDF format.
B. Submission requirements for preliminary subdivision
plan review. An applicant submitting a preliminary subdivision application
shall:
(1) Complete an application form for preliminary subdivision
approval. The application form shall be provided by the Township.
(2) Prepare and submit plans for the preliminary subdivision
review as follows:
(a)
A cover page for the drawing set, which shall
contain:
[1]
The proposed name of the subdivision and the
date the plan was prepared.
[2]
The location by township, county and state.
[3]
The names and addresses of the subdivider/owner
and principal engineer(s) and/or architect(s) and/or landscape architect(s)
and/or surveyor(s).
[4]
A vicinity map, which shows the tract proposed
for subdivision shown on a current Township Zoning Map. The vicinity
map shall cover approximately 1/2 square mile surrounding the proposed
subdivision. The site proposed for subdivision shall be indicated.
[5]
A sheet index of all plans in the plan set.
(b)
The subdivision development plan, which shall
contain:
[2]
The proposed name of the subdivision.
[3]
The location by township, county and state.
[4]
The names and addresses of the subdivider(s)/owner(s)
and principal engineer(s) and/or architect(s) and/or landscape architect(s)
and/or surveyor(s).
[5]
The legend, including the scale of the plan,
North point and the date the plan was prepared and the latest revision
date.
[6]
The existing contours with intervals of two
feet. Elevations are to be based on sea level datum if available.
Reference benchmarks used shall be indicated.
[7]
The boundary of the site to be subdivided indicated
by a heavy line.
[8]
The layout of streets, including proposed names
and widths of proposed streets. Names of streets, which are not a
continuation of existing streets, shall not duplicate or closely approximate,
phonetically, the names of other streets located within the Township.
[9]
The proposed layout, lot numbering, approximate
dimensions, approximate lot areas and approximate lot widths provided
at the street right-of-way line or the front yard building setback
line for cul-de-sac lots.
[10]
The parcels of land intended to be dedicated
or reserved for public use or to be reserved by covenant for residents
inhabiting the subdivision.
[11]
Existing parks and common open spaces and permanent
buildings within or adjacent to the tract or within such close proximity
of the tract so as to affect the design of the subdivision.
[12]
The location, widths, and names of all existing
recorded streets and roads touching the subdivision (unimproved roads
shall be shown with dashed lines).
[13]
Existing utility rights-of-way and/or easements.
[14]
The approximate locations of existing sanitary
sewers, water mains, storm drains, manholes, catch basins, surface
water drains and surface water drainage easements, and all aboveground
or underground items within the tract or immediately adjacent thereto,
with the direction of flow indicated.
[15]
The area that is proposed to be used for stormwater
detention and stormwater drainage.
[16]
The access to the stormwater detention area,
with the grade percentage of the access road shown.
[17]
The existing watercourses, floodplains, wetlands,
woodlands, tree masses, trees of significance, and other natural features.
[18]
The approximate final grade percentages of all
proposed streets.
[19]
The names and addresses of the current owners
of contiguous property, together with all boundaries, which intersect
the boundaries of the proposed subdivision.
[20]
The site data information, which shall include:
[a] The gross area of the parcel.
[b] The number of dwelling units.
[d] The gross area of common open space
or areas designated for use as public grounds.
[e] The net area of common open space
or areas designated for use as public grounds.
[f] The percentage of the parcel to
be provided as common open space or areas designated for use as public
grounds.
(c)
The grading and utility plan, which shall contain:
[Amended 3-15-2021 by Ord. No. 393]
[2]
The proposed name of the subdivision.
[3]
The location by township, county and state.
[4]
The names and addresses of the subdivider(s)/owner(s) and principal
engineer(s), surveyor(s), landscape architect(s) and/or architect(s).
[5]
The legend, including the scale of the plan, North point, the
date the plan was prepared, and the date the plan was last revised.
[6]
The boundary of the site to be subdivided indicated by a heavy
line and the total acreage.
[7]
The location, widths, and names of all existing recorded streets
and roads touching the subdivision (unimproved roads shall be shown
with dashed lines).
[8]
Existing utility rights-of-way.
[9]
The location of proposed new sanitary sewer lines and manholes.
[10]
The area to be cleared to install the new sanitary sewer lines
and manholes.
[11]
The location of the proposed new storm sewer lines, stormwater
detention areas, diversion ditches, swales, drainage ways, headwalls,
and end walls.
[12]
The area to be cleared to install the new storm sewer lines,
stormwater detention areas, diversion ditches, swales, drainage ways,
headwalls, and end walls.
[13]
The area of the proposed building pad locations.
[14]
The area to be cleared and proposed grading of the building
pad locations.
[15]
The existing contours with intervals of two feet. Elevations
are to be based on sea level datum if available. Reference benchmarks
used shall be indicated.
[16]
The current grade lines indicated as a dashed line.
[17]
The proposed new grade lines indicated as a solid line.
[18]
The percentage of new slopes created as a result of the proposed
grading, shown as a grade percentage and ratio (example: 25% slope,
4:1).
[19]
The approximate locations of existing off-site sanitary sewers,
water mains, storm drains, manholes, catch basins, surface water drains,
and surface water drainage easements, and all aboveground or underground
items within the tract or immediately adjacent thereto, with the direction
of flow indicated.
[20]
The limits of clearing and grading needed to install the new
underground utilities within the tract.
[21]
The names and addresses of the current owners of the contiguous
property, together with all boundaries, which intersect the boundaries
of the proposed subdivision.
[22]
The layout of streets, including proposed names and widths of
proposed streets. Names of streets, which are not a continuation of
existing streets, shall not duplicate or closely approximate, phonetically,
the names of other streets located within the Township.
[23]
The proposed layout, lot numbering, approximate dimensions,
approximate lot areas, and approximate lot widths provided at the
street right-of-way line or the front yard building setback line for
cul-de-sac lots.
[24]
The parcels of land intended to be dedicated or reserved for
public use or to be reserved by covenants for residents inhabiting
the subdivision.
[25]
The approximate final grade percentages of all proposed streets.
[26]
The area that is proposed to be used for stormwater detention
and stormwater drainage.
[27]
The existing watercourses, floodplains, wetlands, woodlands,
tree masses, trees of significance, and other natural features.
[28]
The required setback as required by the applicable development
standards of the Township and other applicable regulations for all
watercourses, floodplains, wetlands, etc.
(d)
Scaled resource inventory mapping (on accurate
topographical surveys) showing all natural and physical features of
the site as required by the development standards in this chapter
which shall contain:
[2]
The proposed name of the subdivision.
[3]
The location by township, county and state.
[4]
The names and addresses of the subdivider(s)/owner(s)
and principal engineer(s) and/or surveyor(s) and/or landscape architect(s)
and/or architect(s).
[5]
The legend, including the scale of the plan,
North point, the date the plan was prepared and the date the plan
was last revised.
[6]
The boundary of the site to be subdivided indicated
by a heavy line and the total acreage.
[7]
The location, widths, and names of all existing
recorded streets and roads touching the subdivision (unimproved roads
shall be shown with dashed lines).
[8]
Existing utility rights-of-way easements.
[9]
The existing contours with intervals of two
feet. Elevations are to be based on sea level datum if available.
Reference benchmarks used shall be indicated.
[10]
The current grade lines indicated as a dashed
line.
[11]
The percentage of existing slopes within the
tract and 100 feet immediately adjacent to the parcel proposed for
subdivision, shown as a grade percentage and ratio (example: twenty-five-percent
slope, 4:1).
[12]
The areas, shown as polygons, of all existing
slopes from 25% to 40%, and existing slopes that exceed 40%.
[13]
A legend that clearly identifies the symbols
used to show or indicate all of the natural features within the site.
[14]
The approximate locations of existing off-site
sanitary sewers, water mains, storm drains, manholes, catch basins,
surface water drains and surface water drainage easements and all
aboveground or existing underground items within the tract or immediately
adjacent thereto, with the direction of flow indicated.
[15]
The names and addresses of the current owners
of contiguous property, together with all boundaries, which intersect
the boundaries of the proposed subdivision.
[16]
The existing watercourses, floodplains, wetlands,
woodlands, tree masses, trees of significance, tree cover and other
natural features, including the percentage of the site covered by
woodlands or tree cover.
[17]
The existing man-made features, such as retaining
walls, structures, embankments, and existing land uses.
[18]
The areas subject to periodic overflow of flood
or stormwaters.
[19]
The areas which have been the subject of commercial
forestry operations within the last five-year period.
[20]
A plan for the mitigation and minimization of
disturbance to the natural resources on the site and providing detail
of any required or proposed revegetation for the site.
(e)
The preliminary erosion and sedimentation plan
and preliminary stormwater control plan, which shall contain:
[2]
The proposed name of the subdivision.
[3]
The location by township, county and state.
[4]
The names and addresses of the subdivider(s)/owner(s)
and principal engineer(s) and/or architect(s) and/or landscape architect(s)
and/or surveyor(s).
[5]
The legend, including the scale of the plan,
North point, the date the plan was prepared and the date the plan
was last revised.
[6]
The boundary of the site to be subdivided indicated
by a heavy line and the total acreage.
[7]
The location, widths, and names of all existing
recorded streets and roads touching the subdivision (unimproved roads
shall be shown with dashed lines).
[8]
Existing utility rights-of-way easements.
[9]
The location of proposed new sanitary sewer
lines and manholes.
[10]
The area to be cleared to install the new sanitary
sewer lines and manholes.
[11]
The location of the proposed new storm sewer
lines, stormwater detention areas, diversion ditches, swales, drainageways,
headwalls and endwalls.
[12]
The area to be cleared to install the new storm
sewer lines, stormwater detention areas, diversion ditches, swales,
drainageways, headwalls, and endwalls.
[13]
The existing contours with intervals of two
feet. Elevations are to be based on sea level datum if available.
Reference benchmarks used shall be indicated.
[14]
The current grade lines indicated as a dashed
line.
[15]
The proposed new grade lines indicated as a
solid line.
[16]
The percentage of new slopes created as a result
of the proposed grading, shown as a grade percentage and ratio (example:
twenty-five-percent slope, 4:1).
[17]
The approximate locations of existing off-site
sanitary sewers, water mains, storm drains, manholes, catch basins,
surface water drains and surface water drainage easements and all
aboveground or underground items within the tract or immediately adjacent
thereto, with the direction of flow indicated.
[18]
The limits of clearing and grading needed to
install the new underground utilities within the tract.
[19]
The names and addresses of the current owners
of contiguous property, together with all boundaries, which intersect
the boundaries of the proposed subdivision.
[20]
The layout of streets, including proposed names
and widths of proposed streets.
[21]
The proposed layout, lot numbering, approximate
dimensions, approximate lot areas and approximate lot widths provided
at the street right-of-way line or the front yard building setback
line for cul-de-sac lots.
[22]
The parcels of land intended to be dedicated
or reserved for public use or to be reserved by covenant for residents
inhabiting the subdivision.
[23]
The approximate final grade percentages of all
proposed streets.
[24]
The area that is proposed to be used for stormwater
detention and stormwater drainage.
[25]
The existing watercourses, floodplains, wetlands,
woodlands, tree masses, trees of significance, and other features.
[26]
The required setback as required by the development
standards of the Township and other applicable regulations for all
watercourses, floodplains, wetlands, etc.
[27]
The areas where silt fencing will be installed.
[28]
The areas where the topsoil will be stockpiled
during the grading activity.
[29]
The sedimentation traps to be installed during
construction.
[30]
The construction driveway(s) that will be installed
for use during plan construction.
[31]
The legend that clearly indicates the soil erosion
and sedimentation control measures that will be implemented during
construction.
[32]
The soil erosion and sedimentation control plan,
which shall be prepared in accordance with the Pennsylvania Erosion
and Sedimentation Regulations (25 Pa. Code Chapter 102) and the standards
and specifications of the Allegheny County Conservation District.
[33]
The preliminary stormwater control plan.
(f)
The landscaping/recreation plan, which shall
contain:
[2]
The proposed name of the subdivision.
[3]
The location by township, county and state.
[4]
The names and addresses of the subdivider(s)/owner(s)
and principal engineer(s) and/or surveyor(s) and/or landscape architect(s)
and/or architect(s).
[5]
The legend, including the scale of the plan,
North point, the date the plan was prepared and the date the plan
was last revised.
[6]
The boundary of the subdivision indicated by
a heavy line and the total acreage.
[7]
The location, widths, and names of all existing
recorded streets and roads touching the subdivision (unimproved roads
shall be shown with dashed lines).
[8]
Existing utility rights-of-way easements.
[9]
The location of proposed new sanitary sewer
lines and manholes.
[10]
The area to be cleared to install the new sanitary
sewer lines and manholes.
[11]
The location of the proposed new storm sewer
lines, stormwater detention areas, diversion ditches, swales, drainageways,
headwalls and endwalls.
[12]
The area to be cleared to install the new storm
sewer lines, stormwater detention areas, diversion ditches, swales,
drainageways, headwalls, and endwalls.
[13]
The existing contours with intervals of two
feet. Elevations are to be based on sea level datum if available.
Reference benchmarks used shall be indicated.
[14]
The current grade lines indicated as a dashed
line.
[15]
The proposed new grade lines indicated as a
solid line.
[16]
The percentage of new slopes created as a result
of the proposed grading, shown as a grade percentage and ratio (example:
twenty-five-percent slope, 4:1).
[17]
The landscaping/vegetation that will be reinstalled
on slopes that have been created as a result of the grading activity.
[18]
The approximate locations of existing off-site
sanitary sewers, water mains, storm drains, manholes, catch basins,
surface water drains and surface water drainage easements and all
underground items within the tract or immediately adjacent thereto,
with the direction of flow indicated.
[19]
The limits of clearing and grading needed to
install the new underground utilities within the tract.
[20]
The landscaping/vegetation that will be reinstalled
as a result of the grading activity needed to install the underground
utilities.
[21]
The layout of streets, including proposed names
and widths of proposed streets.
[22]
The proposed layout, lot numbering, approximate
dimensions, approximate lot areas and approximate lot widths provided
at the street right-of-way line or the front yard building setback
line for cul-de-sac lots.
[23]
The parcels of land intended to be dedicated
or reserved for public use or to be reserved by covenant for residents
inhabiting the subdivision.
[24]
The approximate final grade percentages of all
proposed streets.
[25]
The area that is proposed to be used for stormwater
detention and stormwater drainage.
[26]
The existing watercourses, floodplains, wetlands,
woodlands, tree masses, trees of significance, and other natural features.
[27]
The required setback as required by the development
standards of the Township and other applicable regulations for all
watercourses, floodplains, wetlands, etc.
[28]
The location and design of recreation areas,
including a detail of the proposed location and design of the recreation
area and all facilities at a scale to sufficiently show the type of
recreation area and facilities proposed. The recreation areas shall
be in accordance with the recreation area requirements outlined in
the development standards of this chapter.
[29]
The location and widths of walks, sidewalks,
trails and the proposed use of trails where they are not limited to
pedestrian use, including a detail of the proposed walks, sidewalks
and trails at a scale to sufficiently show the area and facilities
proposed. The walks, sidewalks and trails shall be in accordance with
the Township's adopted specifications for construction of walks, sidewalks
and trails, as contained in its 1992 Park, Recreation and Open Space
Plan, as amended, and the parks and recreation guidelines contained
in the development standards of this chapter.
[30]
The location and design of all buffer yards,
landscaping and seeding proposed, showing the height and type of screening,
including a detail of the proposed buffer yards and landscaping at
a scale to sufficiently show the area of buffer yards and landscaping.
The buffer yards, landscaping, and seeding shall be in accordance
the development standards of this chapter.
[31]
The location of the proposed common open space
or areas designated for use as public grounds, together with the proposed
ownership and maintenance arrangements for such land.
[32]
The location and dimensions of entrances, common
areas, parking facilities, signs, outdoor lighting facilities, fences
and/or walls, fire lanes and other site improvements or amenities,
including a detail drawing of each proposed site improvement or amenity
at a scale to sufficiently show the site improvement or amenity.
[33]
The landscaping detail which shall also be shown to be prepared in accordance with the development standards in this chapter and §
84-111 of Chapter
84 of the Township of Pine Code.
(g)
The preliminary engineering and environmental
impact statement, on 8 1/2 inch by 11 inch paper, which shall
contain:
[1]
The proposed name of the subdivision.
[2]
The location by township, county and state.
[3]
The names and addresses of the subdivider(s)/owner(s)
and principal engineer(s) and/or surveyor(s) and/or landscape architect(s)
and/or architect(s).
[4]
The legend, including the scale of the plan,
North point, the date the plan was prepared and the date the plan
was last revised.
[5]
A synopsis of the stormwater controls that will
be utilized to control the stormwater runoff from the proposed development.
[6]
A synopsis of the source and routing of the
water supply to the proposed development.
[7]
A synopsis of the feasibility of connection
to the existing sewerage system, including the nearest public sewers
and service load of the development and if capacity at the treatment
plant is capable of accepting the added capacity from this development.
(h)
The plan narrative, on 8 1/2 inch by 11
inch paper, which shall contain:
[1]
The proposed name of the subdivision.
[2]
The location by township, county and state.
[3]
The names and addresses of the subdivider(s)/owner(s)
and principal engineer(s) and/or surveyor(s) and/or landscape architect(s)
and/or architect(s).
[4]
The legend, the date the narrative was prepared
and the date the narrative was last revised.
[5]
A statement outlining the proposed use of all
building lots.
[6]
A list of proposed house numbers referenced
by lot numbers.
[7]
A statement of the proposed business or industry
if such are proposed as a part of the proposed subdivision.
[8]
Any requested waivers from the Township regulations
otherwise applicable to the subject property, with statements as to
why the granting of the waivers requested are necessary and in the
public interest.
[9]
A schedule, where development is to be phased
over a period of years, showing proposed times for the filing of applications
for final approval for each phase of the proposed development plan
and estimates of construction times for each phase.
[10]
A statement of public interest setting forth
the reasons why the proposed subdivision plan is in the public interest,
how it meets the density standards, and how it is consistent with
the Comprehensive Plan and meets all Township development standards
outlined in this chapter.
[11]
A statement outlining the proposed recreational
areas and improvements, including a narrative description of the proposed
improvements, quantities to be provided and the estimated construction
costs, as based on the provisions of the parks and recreation guidelines
outlined in the development guidelines of this chapter.
(i)
Additional reports.
[1]
The proposed restrictions or covenants to be
imposed upon the use of the land, buildings, and structures. If none
are proposed, then a statement to that effect shall be included.
[2]
A wetland delineation report prepared by an
environmental professional shall be required when wetlands are suspected
on site, in accordance with the Federal Manual of Identifying and
Delineating Jurisdictional Wetlands, of January 10, 1989 (as amended).
[3]
A geotechnical report prepared by a soils engineer.
[4]
The stormwater management report prepared by
an engineer, which shall be prepared in accordance with the development
standards of this chapter.
[5]
The Environmental Advisory Council and Parks
and Recreation Committee report of its preapplication review findings.
[6]
Traffic report as outlined in §
78-14.
[7]
Any other reasonable data, evidence, plans,
statements, or information that the Planning Commission or the governing
body may require.
(3) All preliminary subdivision plans shall:
(b)
Be drawn to a scale not to exceed one inch equals
100 feet.
(c)
Be drawn on a sheet size not to exceed 30 by
40 inches.
(d)
Be prepared by a licensed architect, engineer,
planner, landscape architect, or registered surveyor in accordance
with standard architectural and engineering practices.
(e)
Not duplicate or be the same in spelling or
alike pronunciation with any other planned residential development
or subdivision.
(f)
Have an assigned project number, date drawn,
sheet number and latest revision date, as established by the preparer.
(g)
Be sealed by the architect(s), surveyors(s)
and/or engineer(s) of record.
C. Action on preliminary subdivision application.
(1) Approval, approval with conditions or denial of the
preliminary subdivision plan shall be by the governing body and shall
be in accordance with the provisions of Section 508 of the Pennsylvania
Municipalities Planning Code, 53 P.S. § 10508.
An application for final subdivision approval
may be for all land included in the subdivision plan or, to the extent
set forth in the preliminary approval, for a section thereof. Said
application shall be within the time specified, if any, by the written
communication granting preliminary subdivision approval and accompanied
by the required application fee.
A. Application for final subdivision approval.
(1) Nine copies of the final subdivision application containing
the information specified in this section and the required application
fee shall be submitted to the Township's Zoning Officer.
(2) One copy of the plan submission shall be submitted
in an electronic format on a compact disk (CD). The plans shall be
in either the .TIFF format or Adobe .PDF format.
(3) Submissions for final approval consideration must
be received by the Zoning Officer 24 days prior to the Planning Commission
meeting when the review by the Planning Commission is requested or
24 days prior to the Board of Supervisors meeting when the review
by the governing body is requested
(4) Submission requirements for an application for final
subdivision plan approval shall include:
(a)
A completed application for final subdivision
plan approval. The application form for the same shall be as provided
by the Township. All plans shall:
[2]
Be drawn to a scale not to exceed one inch equals
100 feet.
[3]
Be drawn on a sheet size not to exceed 30 by
40 inches.
[4]
Be prepared by a licensed architect, engineer,
planner, landscape architect, or registered surveyor in accordance
with standard architectural and engineering practices.
[5]
Not duplicate or be the same in spelling or
alike pronunciation with any other planned residential development
or subdivision.
[6]
Have an assigned project number, date drawn,
sheet number and latest revision date established by the preparer.
[7]
Be sealed by the architect(s) and/or engineer(s)
and/or surveyor(s) of record.
(b)
The plan set of the subdivision shall include:
[1]
A cover page for the drawing set, which shall
contain:
[a]
The proposed name of the subdivision and the
date the plan was prepared.
[b]
The location by township, county and state.
[c]
The names and addresses of the developer/owner
and principal engineer and/or architects and/or surveyor(s).
[2]
A vicinity map, which shows the tract proposed
for subdivision shown on a current Township Zoning Map. The vicinity
map shall cover approximately 1/2 square mile surrounding the proposed
subdivision. The site proposed for subdivision shall be indicated.
[3]
A sheet index of all plans in the plan set.
(c)
The plan for recording, which shall contain:
[2]
The name of the subdivision.
[3]
The location by township, county and state.
[4]
The names and addresses of the subdivider(s)/owner(s)
and principal engineer(s) and/or architect(s) and/or landscape architect(s)
and/or surveyor(s).
[5]
The legend, including the scale of the plan,
North point and the date the plan was prepared and the latest revision
date.
[6]
A vicinity map, which shows the tract for development
shown on a current Township Zoning Map. The vicinity map shall cover
approximately 1/2 square mile surrounding the proposed subdivision.
The site proposed for subdivision shall be indicated.
[7]
The boundary of the site to be subdivided indicated
by a heavy line with length of course in feet and hundredths and with
bearings in degrees, minutes, and seconds.
[8]
The layout of streets, including names and widths
of proposed streets.
[9]
The layout, lot numbering, lot dimensions, lot
areas and lot widths provided at the front yard building setback line
with length of course in feet and hundredths and with bearings in
degrees, minutes, and seconds.
[10]
The parcels of land to be dedicated or reserved
for public use or to be reserved by covenant for residents inhabiting
the subdivision.
[11]
Parks and common open spaces and permanent buildings
within the tract.
[12]
The location, widths, and names of all existing
recorded streets and roads touching the subdivision (unimproved roads
shall be shown with dashed lines).
[13]
Utility rights-of-way and/or easements.
[14]
The area that is to be used for stormwater detention
and stormwater drainage.
[15]
The stormwater detention area, with the access
shown.
[16]
The existing watercourses, floodplains, woodlands,
and wetlands.
[17]
The names and addresses of the current owners
of contiguous property, together with all boundaries, which intersect
the boundaries of the proposed subdivision.
[18]
The endorsements, signature lines, and professional
seal areas required by the Allegheny County Recorder of Deeds office.
(d)
The final subdivision plan, which shall contain:
[2]
The name of the subdivision.
[3]
The location by township, county and state.
[4]
The names and addresses of the subdivider(s)/owner(s)
and principal engineer(s) and/or architect(s) and/or landscape architect(s)
and/or surveyor(s).
[5]
The legend, including the scale of the plan,
North point and the date the plan was prepared and the latest revision
date.
[6]
The existing contours with intervals of two
feet. Elevations are to be based on sea level datum if available.
Reference benchmarks used shall be indicated.
[7]
The boundary of the site to be subdivided indicated
by a heavy line.
[8]
The layout of streets, including names and widths
of streets.
[9]
The layout of lots, lot numbering, lot dimensions,
lot areas and lot widths provided at the front yard building setback
line.
[10]
The parcels of land to be dedicated or reserved
for public use or to be reserved by covenant for residents inhabiting
the subdivision.
[11]
Existing parks and open spaces and permanent
buildings within or adjacent to the tract or within such close proximity
of the tract so as to affect the design of the development.
[12]
All lots and parcels shall be delineated by
bearings and distances.
[13]
The location, widths, and names of all existing
recorded streets and roads touching the subdivision. (Unimproved roads
shall be shown with dashed lines).
[14]
Existing utility rights-of-way and/or easements.
[15]
The locations of existing sanitary sewers, water
mains, storm drains, manholes, catch basins, surface water drains
and surface water drainage easements and all aboveground or underground
items within the tract or immediately adjacent thereto, with the direction
of flow indicated.
[16]
The area that is to be used for stormwater detention
and stormwater drainage.
[17]
The access to the stormwater detention area,
with the grade percentage of the access road shown.
[18]
The existing watercourses, floodplains, wetlands,
tree masses, trees of significance, and other features.
[19]
The final grade percentages of all proposed
streets.
[20]
The names and addresses of the current owners
of contiguous property, together with all boundaries, which intersect
the boundaries of the proposed subdivision.
(e)
The site data information, which shall include:
[1]
The gross area of the parcel.
[2]
The number of dwelling units.
[4]
The gross area of common open space or areas
designated for use as public grounds.
[5]
The net area of common open space or areas designated
for use as public grounds.
[6]
The percentage of the parcel to be provided
as common open space or areas designated for use as public grounds.
(f)
Detailed construction and design drawings for
all streets and all other related improvements to be constructed in
the proposed subdivision, including but not limited to typical cross
sections and profiles.
(g)
The grading and utility plan, which shall contain:
[Amended 3-15-2021 by Ord. No. 393]
[2]
The name of the subdivision.
[3]
The location by township, county and state.
[4]
The names and addresses of the subdivider(s)/owner(s) and principal
engineer(s) and/or architect(s) and/or landscape architect(s) and/or
surveyor(s).
[5]
The legend, including the scale of the plan, North point, the
date the plan was prepared and the date the plan was last revised.
[6]
The boundary of the site to be subdivided indicated by a heavy
line and the total acreage.
[7]
The location, widths, and names of all existing recorded streets
and roads touching the subdivision (unimproved roads shall be shown
with dashed lines).
[8]
Existing utility rights-of-way.
[9]
The location of new sanitary sewer lines and manholes.
[10]
The area to be cleared to install the new sanitary sewer lines
and manholes.
[11]
The location of the new storm sewer lines, stormwater detention
areas, diversion ditches, swales, drainageways, headwalls and endwalls.
[12]
The area to be cleared to install the new storm sewer lines,
stormwater detention areas, diversion ditches, swales, drainageways,
headwalls, and endwalls.
[13]
The area of the proposed building pad locations.
[14]
The area to be cleared and proposed grading of the building
pad locations.
[15]
The existing contours with intervals of two feet. Elevations
are to be based on sea level datum if available. Reference benchmarks
used shall be indicated.
[16]
The current grade lines indicated as a dashed line.
[17]
The new grade lines indicated as a solid line.
[18]
The percentage of new slopes created as a result of the proposed
grading, shown as a grade percentage and ratio (example: 25% slope,
4:1).
[19]
The locations of existing off-site sanitary sewers, water mains,
storm drains, manholes, catch basins, surface water drains and surface
water drainage easements and all aboveground or underground items
within the tract or immediately adjacent thereto, with the direction
of flow indicated that will be used to supply this plan with service.
[20]
The limits of clearing and grading needed to install the new
underground utilities within the tract.
[21]
The names and addresses of the current owners of contiguous
property, together with all boundaries, which intersect the boundaries
of the proposed subdivision.
[22]
The layout of streets, including names and widths of streets.
[23]
The layout of lots, lot numbering, lot dimensions, lot areas
and lot widths provided at the front yard building setback line.
[24]
The parcels of land to be dedicated or reserved for public use
or to be reserved by covenants for residents inhabiting the subdivision.
[25]
The final grade percentages of all proposed streets.
[26]
The area that is to be used for stormwater detention and stormwater
drainage.
[27]
The existing watercourses, floodplains, wetlands, woodlands,
tree masses, trees of significance, and other natural features.
[28]
The required setback as required by the development standards
of the Township and other applicable regulations for all watercourses,
floodplains, wetlands, etc.
(h)
Resource inventory mapping, prepared in accordance
with the development standards of this chapter, which shall contain:
[2]
The name of the subdivision.
[3]
The location by township, county and state.
[4]
The names and addresses of the subdivider(s)/owner(s)
and principal engineer(s) and/or surveyor(s) and/or architect(s).
[5]
The legend, including the scale of the plan,
North point, the date the plan was prepared and the date the plan
was last revised.
[6]
The boundary of the site to be subdivided indicated
by a heavy line and the total acreage.
[7]
The location, widths, and names of all existing
recorded streets and roads touching the subdivision (unimproved roads
shall be shown with dashed lines).
[8]
Existing utility rights-of-way easements.
[9]
The existing contours with intervals of two
feet. Elevations are to be based on sea level datum if available.
Reference benchmarks used shall be indicated.
[10]
The current grade lines indicated as a dashed
line.
[11]
The percentage of existing slopes within the
tract and 100 feet immediately adjacent to the parcel proposed for
subdivision, shown as a grade percentage and ratio (example: twenty-five-percent
slope, 4:1).
[12]
The areas, shown as polygons, have all existing
slopes from 25% to 40% percent and existing slopes that exceed 40%.
[13]
A legend that clearly identifies the symbols
used to show or indicate all of the natural features within the site.
[14]
The approximate locations of existing off-site
sanitary sewers, water mains, storm drains, manholes, catch basins,
surface water drains and surface water drainage easements and all
aboveground or existing underground items within the tract or immediately
adjacent thereto, with the direction of flow indicated.
[15]
The names and addresses of the current owners
of contiguous property, together with all boundaries, which intersect
the boundaries of the proposed subdivision.
[16]
The existing watercourses, floodplains, wetlands,
woodlands, tree masses, trees of significance, tree cover, and other
natural features.
[17]
The existing man-made features, such as retaining
walls, structures, embankments, and existing land uses.
[18]
The areas subject to periodic overflow of flood
or stormwaters.
[19]
The areas, which have been the subject of commercial
forestry operations within the last five-year period.
(i)
The final erosion and sedimentation plan and
final stormwater control plan, which shall contain:
[2]
The name of the subdivision.
[3]
The location by township, county and state.
[4]
The names and addresses of the subdivider(s)/owner(s)
and principal engineer(s) and/or architect(s) and/or landscape architect(s)
and/or surveyor(s).
[5]
The legend, including the scale of the plan,
North point, the date the plan was prepared and the date the plan
was last revised.
[6]
The boundary of the site to be subdivided indicated
by a heavy line and the total acreage.
[7]
The location, widths, and names of all existing
recorded streets and roads touching the subdivision (unimproved roads
shall be shown with dashed lines).
[8]
Existing utility rights-of-way easements.
[9]
The location of new sanitary sewer lines and
manholes.
[10]
The area to be cleared to install the new sanitary
sewer lines and manholes.
[11]
The location of the new storm sewer lines, stormwater
detention areas, diversion ditches, swales, drainageways, headwalls
and endwalls.
[12]
The area to be cleared to install the new storm
sewer lines, stormwater detention areas, diversion ditches, swales,
drainageways, headwalls, and endwalls.
[13]
The existing contours with intervals of two
feet. Elevations are to be based on sea level datum if available.
Reference benchmarks used shall be indicated.
[14]
The current grade lines indicated as a dashed
line.
[15]
The proposed new grade lines indicated as a
solid line.
[16]
The percentage of new slopes created as a result
of the proposed grading, shown as a grade percentage and ratio (example:
twenty-five-percent slope, 4:1).
[17]
The locations of existing off-site sanitary
sewers, water mains, storm drains, manholes, catch basins, surface
water drains and surface water drainage easements and all aboveground
or underground items within the tract or immediately adjacent thereto,
with the direction of flow indicated.
[18]
The limits of clearing and grading needed to
install the new underground utilities within the tract.
[19]
The names and addresses of the current owners
of contiguous property, together with all boundaries, which intersect
the boundaries of the proposed subdivision.
[20]
The layout of streets, including names and widths
of streets.
[21]
The layout of lots, lot numbering, lot dimensions,
lot areas and lot widths provided at the front yard building setback
line.
[22]
The parcels of land to be dedicated or reserved
for public use or to be reserved by covenant for residents inhabiting
the subdivision.
[23]
The final grade percentages of all streets.
[24]
The area that is to be used for stormwater detention
and stormwater drainage.
[25]
The existing watercourses, floodplains, wetlands,
woodlands, tree masses, trees of significance, and other natural features.
[26]
The required setback as required by the development
standards of the Township and other applicable regulations for all
watercourses, floodplains, wetlands, etc.
[27]
The areas where silt fencing will be installed.
[28]
The areas where the topsoil will be stockpiled
during the grading activity.
[29]
The sedimentation traps to be installed during
construction.
[30]
The construction driveway(s) that will be installed
for use during plan construction.
[31]
The legend that clearly indicates the soil erosion
and sedimentation control measures that will be implemented during
construction.
[32]
The soil erosion and sedimentation control plan,
which shall be prepared in accordance with the Pennsylvania Erosion
and Sedimentation Regulations (25 Pa. Code Chapter 102) and the standards
and specifications of the Allegheny County Conservation District and
shall bear the approval of the Allegheny County Conservation District
thereon.
[33]
The final stormwater control plan, which shall be prepared in accordance with §
84-125 of Chapter
84 of the Township of Pine Code.
(j)
The landscaping/recreation plan, which shall
contain:
[2]
The name of the subdivision.
[3]
The location by township, county and state.
[4]
The names and addresses of the subdivider(s)/owner(s)
and principal engineer(s) and/or architect(s) and/or landscape architect(s)
and/or surveyor(s).
[5]
The legend, including the scale of the plan,
North point, the date the plan was prepared and the date the plan
was last revised.
[6]
The boundary of the subdivision indicated by
a heavy line and the total acreage.
[7]
The location, widths, and names of all existing
recorded streets and roads touching the subdivision (unimproved roads
shall be shown with dashed lines).
[8]
Existing utility rights-of-way easements.
[9]
The location of new sanitary sewer lines and
manholes.
[10]
The area to be cleared to install the new sanitary
sewer lines and manholes.
[11]
The location of the new storm sewer lines, stormwater
detention areas, diversion ditches, swales, drainageways, headwalls
and endwalls.
[12]
The area to be cleared to install the new storm
sewer lines, stormwater detention areas, diversion ditches, swales,
drainageways, headwalls, and endwalls.
[13]
The existing contours with intervals of two
feet. Elevations are to be based on sea level datum if available.
Reference benchmarks used shall be indicated.
[14]
The current grade lines indicated as a dashed
line.
[15]
The proposed new grade lines indicated as a
solid line.
[16]
The percentage of new slopes created as a result
of the proposed grading, shown as a grade percentage and ratio (example:
twenty-five-percent slope, 4:1).
[17]
The landscaping/vegetation that will be reinstalled
on slopes that have been created as a result of the grading activity.
[18]
The locations of existing off-site sanitary
sewers, water mains, storm drains, manholes, catch basins, surface
water drains and surface water drainage easements and all underground
items within the tract or immediately adjacent thereto, with the direction
of flow indicated.
[19]
The limits of clearing and grading needed to
install the new underground utilities within the tract.
[20]
The landscaping/vegetation that will be reinstalled
as a result of the grading activity needed to install the underground
utilities.
[21]
The names and addresses of the current owners
of contiguous property, together with all boundaries, which intersect
the boundaries of the proposed subdivision.
[22]
The layout of streets, including names and widths
of streets.
[23]
The layout of lots, lot numbering, lot dimensions,
lot areas and lot widths provided at the front yard building setback
line.
[24]
The parcels of land intended to be dedicated
or reserved for public use or to be reserved by covenant for residents
inhabiting the subdivision.
[25]
The final grade percentages of all proposed
streets.
[26]
The area that is to be used for stormwater detention
and stormwater drainage.
[27]
The existing watercourses, floodplains, wetlands,
woodlands, tree masses, trees of significance, and other natural features.
[28]
The required setback as required by the development
standards of the Township and other applicable regulations for all
watercourses, floodplains, wetlands, etc.
[29]
The location and design of recreation areas, including a detailed drawing of the proposed location and design of the recreation area and all facilities at a scale to sufficiently show the type of recreation area and facilities proposed. The recreation areas shall be in accordance with the recreation area requirements of this chapter and Chapter
84, Zoning.
[30]
The location and widths of walks, sidewalks,
trails and the proposed use of trails where they are not limited to
pedestrian use, including a detail of the proposed walks, sidewalks
and trails at a scale to sufficiently show the area and facilities
proposed. The walks, sidewalks and trails shall be in accordance with
the adopted Township specifications for construction of walks, sidewalks
and trails, as set forth in the Township's 1992 Park, Recreation and
Open Space Plan, as amended, and Chapter
84, Zoning, and the trail study of 2005, as amended.
[31]
The location and design of all buffer yards, landscaping and seeding proposed, showing the height and type of screening, including a detail of the proposed buffer yards and landscaping at a scale to sufficiently show the area of buffer yards and landscaping. The buffer yards, landscaping, and seeding shall be in accordance with the specifications for buffer yards, landscaping and seeding outlined in Chapter
84, Zoning.
[32]
The location of the proposed common open space
or areas designed for use as public grounds, together with the proposed
ownership and maintenance arrangements for such land.
[33]
The location and dimensions of entrances, common
areas, parking facilities, signs, outdoor lighting facilities, fences
and/or walls, fire lanes and other site improvements or amenities,
including a detail drawing of each proposed site improvement or amenity
at a scale to sufficiently show the site improvement or amenity.
[34]
The landscaping which shall be shown to be prepared
in accordance with the Township of Pine Code.
(k)
The formal restrictions or covenants, if any,
to be imposed upon the use of the land, buildings, and structures.
Such restrictions or covenants proposed shall be in form for recording.
If no such restrictions or covenants are proposed, then a statement
to that effect shall be included.
(l)
The final stormwater management report prepared by an engineer, in accordance with §
84-125 of the Township of Pine Code.
(m)
An acknowledgment by the owner(s) of his/their
adoption of the subdivision plan and the dedication of any applicable
streets, rights-of-way, or other public areas.
(n)
The applicant's itemized estimate of the cost
of all improvements he is required to install for the following items,
utilizing the standard cost data tabulation sheets provided by the
Township:
[1]
Site improvements (including grading and paving).
[2]
Park and recreation improvements.
[3]
Landscape improvements (including screening
and buffer yards).
(o)
Evidence in the form required by the governing
body of arrangements that have been made with private utility companies
or other agencies for supplying every lot in the subdivision with
gas (if gas is to be supplied), electricity, water and sewage disposal.
(p)
Evidence that all required approvals and permits
for the subdivision or land development have been secured or have
been applied for from the appropriate Township, county, commonwealth
and federal officials, offices or agencies.
(q)
For proposals in floodplains, the application
for final subdivision approval shall additionally include:
[1]
Topographic contour lines at an interval of
two feet.
[2]
The location of any existing bodies of water
or watercourses, identified floodplains, information pertaining to
the floodway and the flow of water, including direction and velocities.
[3]
The proposed lowest floor elevation of any proposed
building based upon the National Geodetic Vertical Datum of 1929.
[4]
Detailed information concerning any proposed
floodproofing measures.
[5]
A document, certified by a registered professional
surveyor, engineer or architect, which states that the proposed construction
or development has been adequately designed to withstand the one-hundred-year-flood
elevations, pressures, velocities, impact and uplift forces associated
with the one-hundred-year flood. Such statement shall include a description
of the type and extent of floodproofing measures, which have been
incorporated into the design of the structure or development.
[6]
Where any excavation or grading is proposed,
a plan meeting the requirements of the Pennsylvania Department of
Environmental Protection to implement and maintain erosion and sedimentation
control.
(r)
Any other reasonable data, evidence, plans,
statements, or information, which the Planning Commission or the governing
body may require.
B. Action on final subdivision application.
(1) Final approval, with or without conditions, if warranted,
shall be given by the governing body according to procedures set forth
in Section 508 of the Pennsylvania Municipalities Planning Code, 53
P.S. § 10508.
(2) Failure of the applicant to accept or reject any conditions
imposed by the governing body as conditions of its approval within
20 days of its notification of such conditions shall result in automatic
recision of such conditional approval and the denial of final approval
without further action of the governing body.
(3) Denial of final approval shall, if warranted, be given
by the governing body in accordance with procedures set forth in Section
508 of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10508.
C. Recording of final plan and written notice.
(1) After approval and endorsement of the final subdivision
plan by the Township, the applicant shall record the plan with the
Allegheny County Recorder of Deeds within 90 days of the date of final
approval and endorsement by the Township. Failure to record the final
plan within this period shall render it null and void.
(2) Following recording the final plan, the applicant
shall, within five days, notify the Township Engineer in writing that
the plan has been recorded and, within 10 days, have a reproduced
Mylar of the recorded plan prepared at his own expense and shall deliver
the same to the governing body. All signatures shall be in indelible
ink.
(3) After receiving written notice that the final plan
has been recorded, the Township Engineer shall physically compare
the recorded plan with the final plan approved by the governing body.
If the recorded plan does not so conform, it shall be null and void
and legally regarded as not having been recorded.
(4) After a subdivision plan has been duly recorded, the
streets, parks, and other public improvements shown thereon shall
be considered to be a part of the Official Map of the Township.
A traffic impact report shall be submitted with
the preliminary subdivision application for all subdivisions which
contain more than 25 dwelling units, or any land development, which,
according to the Institute of Transportation Engineers (ITE) standards,
will generate in excess of 250 trips per day. The traffic impact report
shall contain the following information:
A. General site description. A detailed description of
the roadway network within 1/2 mile of the site, a description of
the proposed land uses, the anticipated stages of construction and
the anticipated completion date of the proposed development shall
be provided. This description, which may be in the form of a map,
shall include the following items:
(2) All proposed ingress and egress locations.
(3) All existing roadway widths and rights-of-way.
(4) All existing traffic signals and traffic control devices.
(5) Any changes to the roadway network proposed by any
governmental entity.
(6) All existing and proposed public transportation services
and facilities within a one-mile radius of the site.
B. A description of existing capacities and levels of
service of all streets and intersections within 1,000 feet of the
site.
C. A determination of trip generation expected to result
from the proposed development based on the ratios and the methodology
contained in the current edition of the manuals of the Institute of
Transportation Engineers (ITE).
D. A determination of the need for acceleration, deceleration
or turning lanes (upon existing or proposed roads) at the entrance
or entrances to any subdivision which is projected to generate 500
or more trips per day.
E. The impact of the proposed development on existing
roadway and intersection levels of service within 1,000 feet of the
site.
F. Cross sections and profile.
(1) After receiving notice of an approval of the preliminary
plan along with the filing of the final plan, the applicant shall
submit to the Township typical cross sections and complete profiles
of streets and other related improvements to be constructed in the
proposed subdivision.
(2) Copies of these typical cross sections and profiles
shall be transmitted to the Township Engineer.
(3) The Township, after receiving a report from the Township
Engineer, the county planning agency and any other officials or agencies
(including but not limited to the Township's Planning Commission,
Environmental Advisory Council, and the Parks and Recreation Commission),
shall notify the applicant of any recommended changes or suggestions
so that the applicant may prepare the final plan.
For all subdivision in excess of 10 acres, the
following supplementary plans and data shall be required:
A. A statement of the proposed use of lots, type of business
or industry, so as to reveal the effect of the development on traffic,
fire hazards and congestion of population.
B. A statement outlining the method to be used and provisions
to be made for sewage disposal, surface and other drainage and flood
control.
C. If zoning changes are contemplated by the applicant,
the proposed zoning must be outlined.
D. In order to determine compliance with the development
standards required by this chapter, the following data shall be submitted:
(1) Where evidence exists of undermining, strip mining,
landslide-prone soils or other geologic hazards on the site, a geologic
report by a qualified registered professional engineer regarding soil
and subsurface conditions and the probable measures needed to be considered
in the design of the development, the location of structures and the
design of foundations, if any.
(2) Data from the United States Soil Conservation Service
concerning soil conditions and water resources.
(3) A landscaping plan showing compliance with all applicable buffer yard, landscaping and vegetation preservation requirements of this chapter and of Chapter
84, Zoning, showing the types, sizes, location and species of plant materials to be installed and to be preserved.
(4) A grading plan showing existing and proposed contours and identifying all areas of the site which have existing or finished slopes after grading in excess of 25% but less than 40%. The grading plan shall show compliance with the steep slope control requirements of this chapter and Chapter
84, Zoning.
(5) The Environmental Advisory Council's and the Parks
and Recreation Committee's report of their preapplication review findings
as required by this chapter.