Township of Pine, PA Article IV Land Development Plan Review Procedures

§ 78-17 Informal review process and requirements.

An applicant may review informal plans with the Planning Commission by requesting an appointment. Such discussions and informal review will alert the Commission to major new land developments and familiarize the developer with plan requirements and submission procedures and identify potential problem areas with the proposed development. This informal review procedure shall not constitute a formal application for land development 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; 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(s) and their agent(s).

(b) Include information known by the applicant 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, 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 land development.

C. At the informal review, the Planning Commission and Township staff can review the proposed development plans and recommend guidelines for resource protection standards and identify potential conflicts in the plan with the Township's land development 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 developer in complying with the Township's land development standards.

§ 78-18 Preapplication review process and requirements.

Prior to making application for preliminary approval, proposed land developments in excess of 10 acres of gross land area shall be reviewed by both the Township's Environmental Advisory Council and the Township's Parks and Recreation Commission. This preapplication review procedure shall not constitute a formal application for land development 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 Committee 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 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:

[1] Be legibly drawn.

[2] 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).

[7] Show the location of all trees. 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 and 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.

(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) A mitigation report shall be submitted identifying trees of significance proposed to be removed and the proposed method for mitigation. Any new trees to be planted shall be identified on the plans required by this chapter and the required landscape plan. If any mitigation funds are to be paid, calculations shall be included to demonstrate how the total amount was calculated.

(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 Commission. An applicant requesting preapplication review by the Parks and Recreation Commission shall:

(1) Complete an application for preapplication review by the Parks and Recreation Commission. The application form shall be as provided by the Township.

(2) Prepare and submit plans for the preapplication review by the Parks and Recreation Commission as follows:

(a) The applicant shall prepare a plan set in accordance with § 78-18 of this chapter and the requirements 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.

§ 78-19 Preliminary land development plan review process and requirements.

The application for preliminary approval of a proposed land development shall contain all information required by this section and shall be submitted to the Township's Zoning Officer with 15 copies thereof and the required application fee. Such applications shall be reviewed by 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. The applicant shall also be required, at his expense, to conspicuously post the perimeter of the development site at points deemed sufficient by the Township to notify potentially interested citizens of the pending development of the site. Said notices shall be in a size and form specified by the Township and shall be posted at least one week prior to the first consideration of the development plan by the Planning Commission and shall remain posted throughout the time the land development plan is being considered by the Planning Commission and 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) 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 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.

(4) At the discretion of the Board of Supervisors, the preliminary and final approval process may be completed simultaneously.

B. Simplified process for land development approval. In the case where a submission for land development is proposed for a lot that has been previously approved by the Board of Supervisors as part of a master planned development, the Planning Commission is authorized to approve land development plans (in lieu of their submission to the Board of Supervisors) under the following circumstances:

(1) The lot proposed for land development is a part of a master planned development, which has been divided into developable lots and such lots have been duly recorded at the Allegheny County Recorder's Office, and such lots are not part of any planned residential development.

(2) The area of impervious surfaces for the lot proposed for the land development has been calculated and designed to be controlled by a common stormwater management system that has been designed and approved to control all stormwater from all lots comprising the master plan.

(3) The anticipated traffic generated by the lot proposed for the land development has been included in a comprehensive traffic study, and all traffic mitigation required as part of the master plan approval has been completed, or will be completed when the traffic generation requires such improvements.

(4) All specifications for the lot proposed for land development are in compliance with the specifications contained in or the conditions imposed upon the previous approval of the master planned development.

(5) Land development plans proposed for lots meeting the requirements of Subsection B(1) through (4) above shall be prepared using the requirements of § 78-19C, except that the submission deadline shall be reduced to 10 days prior to the Planning Commission meeting.

C. Submission requirements for land development approval. Submission requirements for the preliminary land development plan approval shall include:

(1) A completed application form for preliminary land development plan approval. The application form for preliminary land development plan submission shall be as provided by the Township.

(2) All land development plans shall:

(a) Be legibly drawn.

(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, landscape architect, planner, or surveyor in accordance with standard architectural and engineering practices.

(e) Not duplicate or be the same in spelling or alike pronunciation with any other land development.

(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) and/or engineer(s) and/or surveyor(s) and/or landscape architect(s) of record.

(3) The plan set of the proposed land development shall include:

(a) A cover page for the drawing set, which shall contain:

[1] The proposed name of the land development and the date the plan was prepared.

[2] The location by township, county and state.

[3] The names and addresses of the developer/owner and principal engineer(s) and/or architects and/or surveyor(s) and/or landscape architect(s).

[4] A vicinity map, which shows the tract proposed for development shown on a current Township Zoning Map. The vicinity map shall cover approximately 1/2 square mile surrounding the proposed development. The site proposed for development shall be indicated.

[5] A sheet index of all plans in the plan set.

(b) The land development plan, which shall contain:

[1] The drawing title block.

[2] The proposed name of the land development.

[3] The location by township, county and state.

[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape architect(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 developed 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 front yard building setback line and the locations of any proposed structures, buildings and parking areas.

[10] The parcels of land intended to be dedicated or reserved for public use or to be reserved by covenant for the use of the occupants of the land development.

[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] The location, widths, and names of all existing recorded streets and roads touching the development (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 and parking areas.

[19] The names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed development.

[20] The site data information, which shall include:

[a] The gross area of the parcel.

[b] The gross area of common open space.

[c] The net area of common open space.

[d] The percentage of the parcel to be provided as common open space.

(c) The schematic elevations of all facades of all proposed buildings, schematic floor plans, and descriptions of all primary building materials proposed.

(d) The grading and utility plan, which shall contain:

[1] The drawing title block.

[2] The proposed name of the land development.

[3] The location by township, county and state.

[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyors and/or landscape 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 developed indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the development (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, 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 development.

[20] The layout of streets and parking areas, 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.

[21] The proposed development 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 and the locations of any proposed structures, buildings and parking areas.

[22] The parcels of land intended to be dedicated or reserved for public use or to be reserved by covenant for occupants of the land development.

[23] The approximate final grade percentages of all proposed streets and parking areas.

[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 natural features.

[26] The required setback as required by the applicable development standards of the Township and other applicable regulations for all watercourses, floodplains, wetlands, etc.

(e) Resource inventory mapping, prepared to the standards as set forth in the development standards and Chapter 84, Zoning, which shall contain:

[1] The drawing title block.

[2] The proposed name of the land development.

[3] The location by township, county and state.

[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyors and/or landscape 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 developed indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the development (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 development, 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% 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 development.

[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.

[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.

(f) The preliminary erosion and sedimentation plan and preliminary stormwater control plan which shall contain:

[1] The drawing title block.

[2] The proposed name of the land development.

[3] The location by township, county and state.

[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape 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 developed indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the development (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 development.

[20] The layout of streets and parking areas, including proposed names and widths of proposed streets.

[21] The proposed development 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 and the locations of any proposed structures, buildings and parking areas.

[22] The parcels of land intended to be dedicated or reserved for public use or to be reserved by covenant for the occupants of the land development.

[23] The approximate final grade percentages of all proposed streets and parking areas.

[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 the development construction.

[31] The legend that clearly indicates the soil erosion and sedimentation control measures that will be implemented during construction of the development.

[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, which shall be prepared in accordance with the Township of Pine Code.

(g) The landscaping/recreation plan, which shall contain:

[1] The drawing title block.

[2] The proposed name of the land development.

[3] The location by township, county and state.

[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape 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 developed indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the development (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 names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed development.

[22] The layout of streets and parking areas, including proposed names and widths of proposed streets.

[23] The proposed development 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 and the locations of any proposed structures, buildings and parking areas.

[24] The parcels of land intended to be dedicated for public use within the land development. Such land shall conform with Chapter 84, Zoning, and the Township's adopted 1992 Recreation, Park and Open Space Plan.[1]

[1] Editor's Note: Chapter 2, Art. V, § 2-29B and C of the Code of the Township of Pine authorizes and directs the Township's Parks and Recreation Commission to review and comprehensively update the Township's Park, Recreation and Open Space Plan no less often than every five years. The current Park, Recreation and Open Space Plan is on file in the Township offices. This reference to the 1992 Plan is intended to refer or relate to the current plan.

[25] The approximate final grade percentages of all proposed streets and parking areas.

[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 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 all recreation areas, including a detail of the proposed location and design of the recreation area and facilities at a scale to sufficiently show the type of recreation area and facilities proposed. The recreation area and facilities shall be in accordance with the recreation requirements of Chapter 84, Zoning, the provisions of which are hereby incorporated herein by reference, and shall also be in conformity with the Township's adopted 1992 Recreation, Park and Open Space Plan,[2] as amended, which plan is also so incorporated herein by reference.

[2] Editor's Note: Chapter 2, Art. V, § 2-29B and C of the Code of the Township of Pine authorizes and directs the Township's Parks and Recreation Commission to review and comprehensively update the Township's Park, Recreation and Open Space Plan no less often than every five years. The current Park, Recreation and Open Space Plan is on file in the Township offices. This reference to the 1992 plan is intended to refer or relate to the current plan.

[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 specifications for construction of walks, sidewalks and trails, as per the Township's 1992 Park Recreation and Open Space Plan, as amended, and the parks and recreation requirements outlined in Chapter 84, Zoning.

[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 found in Chapter 84, Zoning.

[32] The location of any proposed common open space, together with the proposed ownership and maintenance arrangements for such common open space.

[33] The location and dimensions of entrances, common areas, parking facilities, signs, 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 also be shown to be prepared in accordance with the Township of Pine Code Chapter 84, Zoning.

(h) The plan narrative, which shall contain:

[1] The proposed name of the land development.

[2] The location by township, county and state.

[3] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape 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 statement outlining the proposed use of all building lots and proposed structures.

[6] A list of proposed street numbers referenced by lot numbers.

[7] A statement of the proposed business or industry.

[8] Any requested waivers or variances from the Township regulations otherwise applicable to the subject property, with statements concerning the granting of the requested waivers or variances as to why the granting of the waivers or variances are necessary and in the public interest. A schedule, where development is to be phased over a period of years, showing proposed times for the filing of applications for approval for each phase of the proposed development plan and estimates of construction times for each phase.

(i) The preliminary engineering and environmental impact statement, which shall contain:

[1] The proposed name of the land development.

[2] The location by township, county and state.

[3] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape 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.

[8] The geotechnical report prepared by a Soils Engineer, in accordance with § 84-125 of the Township of Pine Code.

[9] The proposed covenants to be imposed upon the use of the land, buildings, and structures.

[10] The Environmental Advisory Council report and the Parks and Recreation Committee report of their preapplication review findings as required by this chapter.

[11] The wetland delineation report prepared by an environmental professional, in accordance with the Federal Manual of Identifying and Delineating Jurisdictional Wetlands, of January 10, 1989.

[12] The stormwater management report prepared by an engineer, in accordance with the Township of Pine Code.

[13] The traffic report prepared in accordance this chapter.

[14] Supplementary plans and data as follows shall be required for land development plans in excess of 10 acres:

[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; and a preliminary environmental impact statement.

[b] Proposed covenants and restrictions.

[c] Evidence of a source of water supply.

[d] A statement outlining the method to be used and provisions to be made for sewage disposal, surface and other drainage and flood control.

[e] If zoning charges are contemplated by the applicant, the proposed zoning must be outlined.

(j) 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 soil erosion and sedimentation control plan prepared by a person trained and experienced in control methods and techniques which conforms to the requirements of the Pennsylvania Clean Streams Law[3] and Chapter 102 of the rules and regulations of the Pennsylvania Department of Environmental Protection governing erosion control. The plan shall be approved by the Allegheny County Conservation District.

[3] Editor's Note: See 35 P.S. § 691.1 et seq.

[4] A landscaping plan showing compliance with the buffer yard, landscaping and vegetation preservation requirements of Chapter 84, Zoning.

[5] 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 the Township of Pine Code.

D. Proposed land developments, which are of such a size that allows one or more of the above plan requirements to be clearly shown on the same sheet, may be combined.

E. Preliminary approval or denial of such preliminary land development plans, whichever shall be warranted, shall be given by the governing body in conformity with the procedures set forth in Section 508 of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10508.

§ 78-20 Final land development plan review process and requirements.

A. The application for final land development approval shall be reviewed by the Planning Commission, which shall make recommendations to the governing body regarding the proposed final land development plan.

B. One copy of the plan submission shall be submitted in an electronic form on a compact disk (CD). The plans shall be in either the .TIFF format or Adobe .PDF format.

C. 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.

D. Submission requirements for an application for final land development plan approval shall include:

(1) A completed application for final land development plan approval. The application form for final plan submission shall be as provided by the Township.

(2) All plans shall:

(a) Be legibly drawn.

(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 inches by 40 inches.

(d) Be prepared by a licensed architect, engineer, planner, landscape architect, or surveyor in accordance with standard architectural and engineering practices.

(e) Not duplicate, be the same in spelling or alike pronunciation with any other land development.

(f) Have an assigned project number, date drawn, sheet number and latest revision date, established by the preparer.

(g) Be sealed by the architect(s) and/or engineer(s) and/or surveyor(s) and/or landscape architect(s) of record.

(3) The plan set of the proposed land development shall include:

(a) A cover page for the drawing set, which shall contain:

[1] The proposed name of the land development and the date the plan was prepared.

[2] The location by township, county and state.

[3] The names and addresses of the developer/owner and principal engineer and/or architects and/or surveyor(s) and/or landscape architect(s).

[4] A vicinity map, which shows the tract proposed for development shown on a current Township Zoning Map. The vicinity map shall cover approximately 1/2 square mile surrounding the proposed development. The site proposed for development shall be indicated.

[5] A sheet index of all plans in the plan set.

(b) The final land development plan, which shall contain:

[1] The drawing title block.

[2] The name of the land development.

[3] The location by township, county and state.

[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape architect(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 developed indicated by a heavy line.

[8] The layout of streets and parking areas, including the names and widths of streets.

[9] The land development layout, lot numbering, lot dimensions, lot areas, lot widths provided at the front yard building setback line and the locations of any proposed structures, buildings and parking areas.

[10] The parcels of land to be dedicated or reserved for public use or to be reserved by covenant for the use of the occupants of the land development.

[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] The location, widths and names of all existing recorded streets and roads touching the development (unimproved roads shall be shown with dashed lines).

[13] Existing utility rights-of-way and/or easements.

[14] 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.

[15] The area that is 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 features.

[18] The final grade percentages of all proposed streets and parking areas.

[19] The names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed development.

(c) The site data information, which includes:

[1] The gross area of the parcel.

[2] The gross area of common open space.

[3] The net area of common open space.

[4] The percentage of the parcel to be provided as common open space.

(d) The grading and utility plan, which shall contain:

[1] The drawing title block.

[2] The name of the land development.

[3] The location by township, county and state.

[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape 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 developed indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the development (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 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 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 that will be used to supply this plan with service.

[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 development.

[20] The layout of streets and parking areas, including the names and widths of streets.

[21] The development layout, lot numbering, lot dimensions, lot areas and lot widths provided at the street right-of-way line or the front yard building setback line for cul-de-sac lots and the locations of any proposed structures, buildings and parking areas.

[22] The parcels of land to be dedicated or reserved for public use or to be reserved by covenant for the occupants of the land development.

[23] The final grade percentages of all proposed streets and parking areas.

[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 features.

[26] The required setback as required by the development standards of the Township and other applicable regulations for all watercourses, floodplains, wetlands, etc.

(e) Resource inventory mapping, prepared to the standards as set forth in the development standards and Chapter 84, Zoning:

[1] The drawing title block.

[2] The name of the land development.

[3] The location by township, county and state.

[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape 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 developed indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the development (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 development, 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 development.

[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 floodwaters or stormwaters.

[19] The areas, which have been the subject of commercial forestry operations within the last five-year period.

(f) The erosion and sedimentation plan and stormwater control plan, which shall contain:

[1] The drawing title block.

[2] The name of the land development.

[3] The location by township, county and state.

[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyors and/or landscape 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 developed indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the development (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 development.

[20] The layout of streets and parking areas, including names and widths of streets.

[21] The development layout, lot numbering, lot dimensions, lot areas and lot widths provided at the street right-of-way line or the front yard building setback line for cul-de-sac lots and the locations of any proposed structures, buildings and parking areas.

[22] The parcels of land to be dedicated or reserved for public use or to be reserved by covenant for the occupants of the land development.

[23] The final grade percentages of all streets and parking areas.

[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 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 of the development.

[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 final stormwater control plan, which shall be prepared in accordance with § 84-125, Stormwater management.

(g) Cross sections and profile.

[1] After receiving notice of an approval of the preliminary plan and prior to the filing of the final plan, the applicant shall present to the Township typical cross sections and complete profiles of streets and other related improvements to be constructed in the proposed land development.

[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 concerned officials or agencies (including but not limited to the Township's Planning Commission and/or Environmental Advisory Council), shall notify the applicant of any recommended changes or suggestions so that the applicant may prepare the final improvement plans and final plan.

(h) The landscaping/recreation plan, which shall contain:

[1] The drawing title block.

[2] The name of the land development.

[3] The location by township, county and state.

[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape 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 developed indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the development (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 development.

[22] The layout of streets and parking areas, including names and widths of streets.

[23] The development layout, lot numbering, lot dimensions, lot areas and lot widths provided at the front yard building setback line and the locations of any proposed structures, buildings and parking areas.

[24] The parcels of land intended to be dedicated for public use within the development. Land in conformity with the requirements and specifications shall be so dedicated or a fee in lieu thereof shall be paid to the Township in accordance with the provisions of Chapter 84, Zoning. Such land shall also be in conformity with the Township's adopted 1992 Recreation, Park, and Open Space Plan,[1] as amended, which plan is also so incorporated herein by reference.

[1] Editor's Note: Chapter 2, Art. V, § 2-29B and C of the Code of the Township of Pine authorizes and directs the Township's Parks and Recreation Commission to review and comprehensively update the Township's Park, Recreation and Open Space Plan no less often than every five years. The current Park, Recreation and Open Space Plan is on file in the Township offices. This reference to the 1992 plan is intended to refer or relate to the current plan.

[25] The final grade percentages of all proposed streets and parking areas.

[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 detail drawing of the proposed location and design of the recreation area and facilities at a scale to sufficiently show the type of recreation area and facilities proposed. The recreation facilities shall be in accordance with Chapter 84, Zoning, and shall also be in conformity with the Township's adopted 1992 Park, Recreation, and Open Space Plan, as amended, which plan is also so incorporated herein by reference.

[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 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.

[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 Chapter 84, Zoning.

[32] The location of the proposed common open space, together with the proposed ownership and maintenance arrangements for such common open space.

[33] The location and dimensions of entrances, common areas, parking facilities, signs, 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 also be shown to be prepared in accordance with the provisions of Chapter 84, Zoning.

(i) The formal covenants to be imposed upon the use of the land, buildings, and structures.

(j) The final stormwater management report prepared by an engineer, in accordance with § 84-125 of Township of Pine Code.

E. Final approval. Final approval with or without conditions, as and if warranted, shall be given according to procedures set forth in Section 508 of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10508.

F. Denial of final approval. Denial of final approval shall, if warranted, be given in accordance with procedures set forth in Section 508 of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10508.

G. Additional requirements for final approval. Additional requirements for final approval of a land development plan shall be as follows:

(1) Land development plan approval shall not be official until and unless the land development plan, as approved by the governing body, including all conditions of approval by the governing body, is compiled in a developer's agreement (which shall include the completion guaranty required by § 78-61 of this chapter) prepared by the Township Solicitor and signed by the appropriate developer or developer's representative and the governing body and filed with the Zoning Officer within 90 days of action by the governing body, unless such is specifically waived by formal action of the governing body.

(2) No land development shall commence until a final plan has been approved and recorded in the Allegheny County Recorder of Deed's office and until all necessary permits (Township, county, commonwealth or federal) have been received for the same and proof thereof has been provided to the Township.

(3) Building or repair permits shall not be issued for any structure on a lot in a subdivision or land development for which a plan has not been approved and recorded in the manner prescribed in this chapter and for which all other necessary permits have not been issued by the Township, county, commonwealth or federal agencies.

(4) No owner or agent of the owner of any land shall be entitled to a permit for the installation of wells and septic tanks upon any lots in a subdivision or land development for which a plan has not been approved and recorded in the manner prescribed in this chapter and for which all other necessary permits have not been issued by the Township, county, commonwealth or federal agencies.

(5) The Township will withhold all public improvements of whatsoever nature, including the maintenance of streets and the furnishing of sewerage facilities and water service, from all subdivisions and land developments which have not been approved and from all areas dedicated to the public which have not been accepted by the governing body in the manner prescribed herein.

(6) In order to defray a part of the costs incurred by the Township in the review of proposed final land development plans, each applicant shall pay such fees and shall reimburse the Township for the reasonable and necessary charges of its professional consultants (including but not limited to its engineer and solicitor) for review and report thereon to the Township, as are fixed by resolution or resolutions of the governing body. The appropriate fee shall be in the form of a certified check or money order made payable to the Township. It shall accompany the final plan at the time it is first filed with the Township Secretary.

(7) In order to defray a part of the costs incurred by the Township in having its professional consultants involved in inspecting the installation of the improvements required by this chapter to assure compliance with the requirements of this chapter, the subdivider or developer shall provide escrow funds to the Township in accordance with the Township fee schedule to be utilized to pay for such costs.

(8) Land development plan approval shall be valid for a period of one year following the governing body's action. If the proposed improvements are not under substantial construction within one year or completed within two years, the governing body's approval shall be void unless an extension shall be granted by it. All development, construction, and use shall be in strict accordance with the approved plan, unless an application for a revised land development plan is approved in accordance with the provisions of this section. Any development contrary to the approved plan shall constitute a violation of this chapter.

H. Final approval—proposals in floodplains. For proposals in floodplains, the application for final land development 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.

§ 78-21 Traffic impact report for land development plans generating 250 AADT or greater.

A traffic impact report shall be submitted with the preliminary land development for any 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:

(1) All major intersections.

(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 land development 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.

§ 78-22 Land developments in excess of 10 acres.

For all land development plans 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.

§ 78-23 Additional requirements for land developments.

In addition to the development standards set forth in this chapter, the governing body shall not approve a land development plan unless the following standards are also met:

A. Access. Areas provided for loading and unloading of delivery trucks and other vehicles and for the servicing of shops by refuse collection, fuel and other service vehicles shall be adequate in size and shall be so arranged that they may be used without blockage or interference with the use of public streets or sidewalks, other accessways or automobile parking facilities.

B. Environmental protection.

(1) All lands, regardless of their slope, from which natural cover has been removed or otherwise destroyed shall be appropriately graded and seeded within a reasonable time of such clearance activity. The phrase "a reasonable time" shall be interpreted to be within 14 days during the growing season and shall be rigidly applied to construction activities in order to accomplish the intent of keeping erosion and siltation to a minimum.

(2) On hillsides exceeding 25% in slope and having a vertical elevation change of greater than 10 feet, no more than 20% by area of the natural cover may be removed for construction purposes or any other activity. All disturbed areas shall be reforested and landscaped as required by the provisions of Chapter 84, Zoning.

(3) No cutting or filling is permissible within 50 feet of the edge of any flowing stream or wetlands except as expressly permitted by action of the governing body. In such cases, permission may be granted, provided that a mitigation plan is approved and special precautions are taken to ensure against continuing erosion and siltation or other circumstances, which may be harmful to the immediate watercourse or in any way, pollute the stream or wetlands.

(4) Existing trees and woodlands shall be preserved and replaced as provided in Chapter 84, Zoning, the provisions of which are hereby incorporated herein by reference. All woodlands acreage cleared shall require revegetation elsewhere on the site at a rate of 1/4 acre for each acre of woodlands cleared.

C. Interior circulation. The interior circulation of traffic in commercial areas shall be designed so that no driveway or access lane providing parking spaces shall be used as a through street. If parking spaces are indicated by lines with angles other than 90°, then traffic lanes shall be restricted to one-way, permitting head-in parking. No driveway or street used for interior circulation shall have traffic lanes less than 10 feet in width.

D. Lighting. Parking areas, driveways and loading areas, entryways, and pedestrian paths shall be provided with a lighting system, in accordance with the requirements of this chapter. All lighting shall be shielded from traffic on any public right-of-way and from any residential district.

E. Storage. Any article or material stored outside an enclosed building as an incidental part of the primary commercial or industrial operation shall be so screened by opaque ornamental fencing, walls or evergreen planting that it cannot be seen from adjoining public streets or adjacent lots when viewed by a person standing on ground level.