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.
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:
[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.
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:
(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:
[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:
[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:
[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:
[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:
[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.
[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, 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 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 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.
[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.
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:
(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.
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.
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.