It is the intention of this procedure to encourage and assist developers in their design with modern planning practice, with the shortest and most flexible procedures and, at the same time, protect the Community against undesirable conditions. Another purpose of these regulations is to create an undisputable legal base for property descriptions for both the developer as well as the Community.
A. 
Before any design or engineering work and before any formal application, the applicant may consult with the Building Inspector and/or Zoning Officer concerning the following problems:
(1) 
Type of development on the particular site.
(2) 
Access to and from the site.
(3) 
Public facilities, such as sanitary and storm sewers, water supply, schools and parks, police and fire protection, etc.
(4) 
Other agencies involved in obtaining all permits for the development.
B. 
At such meeting, the following details are required as a basis for the discussions with the developer:
(1) 
Sketch plan showing the full property to be subdivided with the proposed street and sewer patterns; and the location of any land intended for public use, such as school, playground or conservancy land.
(2) 
Location map showing the relation of the proposed subdivision to existing community facilities within the property lines. The following features shall be included:
(a) 
Traffic arteries (highways and streets).
(b) 
Public transportation lines (railroad and bus lines).
(c) 
Existing schools, parks, playgrounds or other public sites.
(d) 
Shopping centers.
(e) 
Natural watercourses and drainage areas.
A. 
The applicant shall file an application by submitting the following data:
(1) 
Application form provided by the Building Inspector, completed with required information.
(2) 
Preliminary plan. Eight copies of the entire property drawn accurately and legibly by a registered engineer or surveyor, or by an architect, planner or an able draftsman in one of these professions.
B. 
The preliminary plan may show areas that are marked "Reserved for Future Development"; however, said areas may be given preliminary approval as part of the overall subdivision although it is intended that they be developed in stages. Areas marked "Reserved for Future Development" may be developed in accordance with the provisions of § 163-7 hereof without other preliminary approval, provided that they were initially subject to all of the requirements of § 163-6.
C. 
Data required on the preliminary plan.
(1) 
Description:
(a) 
Name of proposed subdivision.
(b) 
Name of the owner of property.
(c) 
North point, date and scale, not smaller than one inch equals 50 feet; if over 30 acres are involved, scales may be decreased.
(2) 
Existing conditions:
(a) 
Boundary lines; bearings and distances.
(b) 
Streets and ways; name, width, grade, within 200 feet of the subdivision.
(c) 
Easements; location, width and purpose.
(d) 
Utilities; on and the adjacent land to be used for the subdivision.
(e) 
Existing structures and other physical features within the property and at least 100 feet beyond the property lines.
(f) 
Recording information on abutting properties, plan name, plan book volume and page number, or the name of property owners.
(g) 
In case of resubdivision, the lines, lot numbers, utilities easements, etc., of the original plan, shall be shown in light dashed line.
(h) 
Existing contour lines at five-foot intervals within the property and 100 feet beyond property lines or as requested by the Commission.
(i) 
Subsurface conditions of property being developed as requested by the Commission.
(3) 
Proposed conditions:
(a) 
Streets and ways; with name, width, grade and the type of construction.
(b) 
Lots; with numbers, approximate dimensions and square foot area.
(c) 
Parcels; reserved for any reason (for parks, playgrounds, school or other public or private use).
(d) 
The substances of covenants, grant of easements, or other restrictions to be imposed upon the use of land, buildings and structures including proposed grants and/or easements for public utilities.
(e) 
Building setback lines, in accordance with Chapter 185, Zoning.
(f) 
Final contour lines at five-foot intervals, within the property and at least 100 feet beyond the property lines or as requested by Commission.
(g) 
When major grading is involved, the requirements to be met shall be as set forth in § 185-87G of Chapter 185, Zoning.
[Amended 9-9-2002 by Ord. No. 3-2002]
(h) 
Fire hydrant locations.
(i) 
Utility systems.
(j) 
The provision for parking of vehicles and location, rights-of-way and cartway widths of proposed streets and public ways.
D. 
The application shall, insofar as possible, indicate compliance with the provisions set forth herein, governing the requirements for final approval.
A. 
Within six months after the conditional approval of the preliminary plan, by the Planning Commission and the Borough Council, a final plan of the portion being developed shall be submitted to the Planning Commission. If development of the land is begun within said six-month period, the period for the submission of a final plan shall be extended for a period of six months. If a final plan is not submitted to the Planning Commission within the specified time period, the preliminary approval shall be null and void, and a new application must be submitted. The final plan must be submitted to the Planning Commission meeting to consider the plan. However, plans which have not been submitted for preliminary approval within the previous 12 months or which are not required to have preliminary approval shall be submitted at least 30 days before the Planning Commission meeting to consider the plan.
B. 
This plan shall be prepared by a registered engineer or registered surveyor and shall conform with the design standards of these regulations. It shall be prepared on tracing cloth with black India ink, or by a technique acceptable by the Commission and Allegheny County for recording purposes.
C. 
In the case of subdivisions whose total land area is to be developed in successive stages, the first stage of development shall be subject to the six-month time period for submission of final plan or start of construction. Thereafter development of successive stages and subsequent submissions for final plan approval shall not be subject to the six-month time requirements stated herein.
D. 
Approval of staged subdivisions shall be subject to the following:
(1) 
Review and approval by the Planning Commission and Borough Council of the logical limits of the various stages of development of the total site, including the sequence of development.
(2) 
Preliminary plan approval of the total site in accordance with § 163-6.
E. 
The development of successive stages following the first stage may be commenced following an administrative review of the approved preliminary subdivision by the Borough Engineer and appropriate Building Inspector with the applicant. The applicant shall file with the Building Inspector his statement of intent to commence development of a successive stage. Development shall be completed within one year at which time the final plan shall be submitted on the stage under development.
F. 
In lieu of development of the required improvements, in each successive stage, proper improvement bonds may be submitted as required in § 163-8 following review with the Borough Engineer and Building Inspector and final plan approval required.
G. 
Data required of the final plan.
(1) 
Description:
(a) 
Name of the subdivision.
(b) 
Name of the owner of the property.
(c) 
North point, date and scale, not smaller than one inch equals 100 feet.
(d) 
Name, seal and registration number of the registered engineer or registered surveyor who made the plan.
(2) 
Existing and proposed conditions:
(a) 
Boundary of the plan in heavy line, with courses and distances to the nearest 1/100 of a foot, based upon an accurate field survey, which must be balanced and closed.
(b) 
Streets and ways, with names and right-of-way width. The street lines shall be heavy with bearings and distances to the nearest 1/100 of a foot. Curving lines should have the radii, center angles and the arc distances.
(c) 
Parcels reserved for public or private use should be identified by capital letters and should have the note describing the purpose of the parcel.
[Amended 9-9-2002 by Ord. No. 3-2002]
(d) 
Lots, with bearings and distances, numbered consecutively throughout the plan.
(e) 
Building setback lines in accordance with Chapter 185, Zoning.
(f) 
Permanent monuments in accordance with the standards and specifications of the Borough Engineer.
(g) 
Existing structures, proposed to remain, with distances to the nearest property and/or lot lines.
(h) 
Easements with medium dashed lines; dimensions and distances to the nearest property and/or lot lines.
(i) 
If the plan covers only a portion of the property being subdivided, a small scale location map of the entire property must be included. The parts reserved for future subdivision should be identified as parcels and should have a note: "Reserved For Future Development."
(j) 
Indentures, acknowledgments, endorsements, dedications, certifications, and private restrictions affecting the use of property. (See Appendix A.[1])
[1]
Editor's Note: Appendix A is on file in the Borough offices.
Approval of the final plan by the Planning Commission and by the Borough Council is subject to the following requirements:
A. 
Compliance with the standards of these regulations (Article IV).
B. 
Completion of constructions (streets, sewers, survey monuments and other improvements as may be required by these regulations) in accordance with the specifications and standards of the Borough Engineer or full assurance of the required improvements as specified in §§ 163-35 and 193-36.
After the approval of the final plan, it shall be recorded in the Recorder of Deeds office of Allegheny County within 90 days of the date of the approval or it will be declared null and void and have to be resubmitted to the Planning Commission. A copy of the recorded plan shall be filed with the Planning Commission, Borough Engineer and the Building Inspector, within 30 days after recording.
In the case of a routine division of land, the preliminary procedure is not required, provided that:
A. 
No more than two lots are involved.
B. 
No new streets or other improvements are needed.
C. 
It is in accordance with Chapter 185, Zoning.
The requirements and standards set forth in these Subdivision Regulations shall apply to planned residential development and commercial, residential and industrial developments when one or more main structure is to be erected on the subject property, and/or if a street (public or private) is to be constructed. Article VII, P/PRD Planned Residential Development, of Chapter 185, Zoning, shall apply and is a part of this chapter as Article III.
If a subdivision is on a site with an average slope of more than 15% (the computation of the average slope of a subdivision shall exclude land with a slope in excess of 25% if that land will not be disturbed in the course of development), the Planning Commission may, in order to avoid the necessity for excessive cut and/or fill, and to preserve trees, groves, waterways, scenic point, historic spots, and other community assets and landmarks, allow or require lot sizes, setbacks, and yards of dimensions which differ from the requirements of Chapter 185, Zoning, provided that the density of the parcel being developed is not greater than that which is permitted under Chapter 185, Zoning, had a uniform lot design been applied to the entire site on lands with slopes of less than 20%, and provided that the total parcel has an area of at least 30 acres to allow variations which result in smaller lot sizes. All portions of the parcel, however, shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.
Upon application and allegations in writing that extraordinary hardship may result from strict compliance with these regulations, the case may be referred to the Planning Commission for the purpose of hearing the cause and determining substitute regulations to accommodate the specific hardships. If, by adopting the substitute regulations substantial justice may be done and the public interest may be served, the Planning Commission may approve the adoption of the substitute regulations subject to final plan approval by Borough Council, in lieu of the regulations causing hardship, provided that such variation will not have the effect of nullifying the intent and purpose of the Comprehensive Plan or the spirit of these regulations.
In subdivisions of more than five lots and/or an average slope of 10% or greater, the Planning Commission may require review by the U.S. Soil Conservation Service and utilize their recommendations in limiting soil erosion both during and after construction. The Planning Commission may, however, require reasonable safeguards against erosion derived from recognized engineering practices on any subdivision if an erosion hazard is imminent in the proposed subdivision design.
A. 
Appendix A, Procedure for Subdivisions, attached to this chapter, shall be considered a summary of the provisions of Article II and used for reference and convenience in the administration of this chapter.
B. 
Appendix B, Indentures, Acknowledgments, Endorsements, Dedications, shall be the official forms employed in the administration of this chapter. These forms may be amended and added to without the necessity of amending this chapter.
C. 
Appendix C is Sections 501 through 516 and Section 701 through 711 of the Pennsylvania Municipalities Planning Code, Act of July 31, 1968, as amended by Act 93/1972, which provides the grant of power for the enactment of this chapter and governs certain aspects of subdivision control. Such sections of the Pennsylvania Municipalities Planning Code shall govern procedures in the Borough where this chapter is silent, but shall be superseded where this chapter provides more specific or more stringent procedures and regulations.
[1]
Editor's Note: Appendices A, B and C, which appeared at the end of the Subdivision Regulations, are on file in the Borough offices.
A. 
The Council of the Borough of Ingram may, by resolution, amend from time to time the following fee schedule to cover the costs and expenses in the study and approval of plans, inspections of construction operations and the acceptance of such improvements. It is the intention of this section that the subdivider shall pay all of the costs, charges and expenses attributed to the receipt, review, inspections and approval of any subdivision.
B. 
In order to defray the costs incurred by the Borough in the review of proposed plans of subdivisions, each subdivider shall submit a filing fee based on a schedule as set from time to time by resolution of Borough Council.
C. 
A minimum of two hours' time will be billed for any day that inspection of construction is made by the Borough Engineer and his staff. Costs incurred for inspection of construction are not included in the filing fee.
D. 
The above filing fee is a deposit only, and the subdivider will be billed for actual costs incurred by the Borough for engineering services.
E. 
The subdivider shall also pay to the Borough all costs incurred by the Borough directly chargeable to the subdivision. These costs include the following:
(1) 
Legal fees, advertising and printing costs for all ordinances and agreements required in connection with the subdivision.
(2) 
Any permit fees or other costs paid by the Borough and properly chargeable to the subdivision.
F. 
In requesting consideration and approval of a proposed subdivision, the subdivider must agree in writing to pay those of the above costs actually incurred, regardless of whether the subdivision is carried through to completion.