A.
Preliminary application requirements.
B.
Procedure. Development plan review is required of a land development. Development plan drawings, along with an application for plan and the appropriate fee, shall be submitted to the Zoning Officer in accordance with the requirements of § 151-204 of this chapter. Subdivision plans shall be prepared, submitted and reviewed in accordance with the provisions set forth in § 151-301E(3) and § 151-303D of this chapter. The application shall include the following information:
(1)
Proof of proprietary interest.
(2)
Written evidence of compliance with all other Borough, county,
state or federal permits required for the plan, if any.
(3)
If the proposed use is a conditional use or use by special exception,
an application for approval of the conditional use or use by special
exception shall accompany the application for preliminary approval
of the land development. Preliminary approval of the land development
shall not be granted unless the conditional use or use by special
exception is approved prior to or concurrent with the preliminary
land development plan.
(4)
For all applications which propose 25 or more dwelling units
or any nonresidential building or buildings (existing and proposed)
that generate 100 or more vehicle trips per day, a traffic report
prepared by a qualified traffic engineer shall be submitted, detailing
the nature and extent of trip generation expected to result from the
proposed development based on the ratios and methodology contained
in the current edition of the Manuals of the Institute of Transportation
Engineers. The report shall include current and projected capacities
and levels of service of all streets and intersections within 1,000
feet of the site proposed for development or the next nearest intersection
and recommendations for improvements to streets and/or traffic control
devices within the site or immediately adjacent to the site. The traffic
report shall be signed and sealed by a registered professional traffic
engineer.
(5)
Wherever any public improvements are proposed and where evidence
exists of deep mining, strip mining, landslide-prone soils or other
geologic hazards on the site, a geologic report by a qualified registered
professional engineer acceptable to the Borough 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.
(6)
A wetlands determination report for all sites which have hydric
soils or soils with hydric inclusions and, if applicable, a wetlands
delineation report for all jurisdictional wetlands on the site and
the design techniques proposed to accommodate them.
C.
Preliminary plat contents. A drawing for a land development plan
shall be accurately drawn to a scale of not less than one inch equals
50 feet, on a survey prepared and sealed by a Pennsylvania registered
land surveyor. The preliminary plat shall include or be accompanied
by the following information and shall be prepared and sealed by a
registered professional engineer or registered professional land surveyor:
(1)
Dates of preparation. All revisions shall be noted and dated;
(2)
The name and address of the applicant and landowner. If the
owner of the premises is a corporation, the name and address of the
corporation's presiding officer and project contact person shall
be submitted on the application;
(3)
The name of the land development, if any, including the words
"Preliminary Land Development Plan";
(4)
The name of the owner(s) of adjacent properties, the location
of structures on adjacent properties, and the nature of use of these
properties;
(5)
The name and address, signature, license number and seal of
the Pennsylvania registered architect, landscape architect, surveyor
or engineer;
(6)
Graphic and written scale;
(7)
North arrow;
(8)
A site location map to include the location of the proposed
land development in relation to Borough boundaries, public streets,
adjacent zoning districts and all properties adjoining the property
being developed:
(a)
Property lines, with bearings and distances shown, for the site
and adjacent lots, if available.
(b)
Zoning district for the site and adjacent properties.
(c)
Area, to the nearest thousandth of an acre, of the site to be
developed for nonresidential purposes and/or the area, in square feet,
of each lot to be developed for residential purposes.
(d)
Proposed screening and landscaping, including a preliminary planting plan. The landscape plan shall indicate the location, dimension, and types of vegetation to be installed under the landscaping and bufferyard requirements of Chapter 170, Zoning.
(e)
Location and dimensions of existing and proposed public and
private streets, alleys, driveways, sidewalks, trails or other means
of access on the site. The name, jurisdiction of ownership, width,
type and location of right-of-way, and existing grades and types of
curbs must be shown.
(f)
A copy of any existing or proposed covenants and deed restrictions
which are applicable to the property.
(g)
A written statement requesting any waivers or modifications to this chapter in accordance with § 151-201D, if applicable.
(h)
A written statement identifying any zoning variances which will
be needed or which have been granted to the property by the Zoning
Hearing Board.
(i)
The location and dimensions of proposed buildings and structures,
all accessory structures and fences, if any, including front, side,
and rear yard setbacks, height of buildings, first-floor elevations
of all structures, and floor plans and elevation plans of each building.
Proposed location and dimensions of all yards and open spaces.
(j)
If applicable, flood hazard zone boundaries, as identified on
the current Official Map for the Borough issued by the Federal Insurance
Administration.
(k)
Existing contours and proposed grading plan in compliance with Chapter 102, Grading and Excavating, of the Borough Code of Ordinances, drawn to no greater than two-foot contours, and proposed major changes in these contours. Existing contours need to be shown with dashed lines and numbered clearly. State the location and elevation of datum to which contour elevations refer. Datum used shall be a known, established bench mark. Contours plotted from USGS quadrangle maps shall not be acceptable. The bench mark used shall be cited and labeled with the elevation and the northing and easting coordinates on the State Plane Coordinate System.
(l)
Plans of proposed stormwater systems, showing feasible connections to existing or any proposed utility systems. All stormwater facility plans shall be accompanied by a separate sketch showing all existing drainage within 500 feet of any boundary, and all areas and any other surface area contributing to the calculations, and showing methods to be used in the drainage calculations. Stormwater management plans, as required by Chapter 147, Stormwater Management, of the Canonsburg Borough Code of Ordinances.
(m)
Water service. The location and size of all existing and proposed
water lines, valves and hydrants. If water is to be provided by means
other than by the individual owners of lots within the land development,
the developer shall present evidence that the land development is
to be supplied by a certificated public utility, a bona fide cooperative
association of lot owners or by a municipal corporation, authority
or utility.
(n)
Sanitary sewage facilities. The location and size of all existing
sanitary sewers and the location and size of all proposed sanitary
sewers. All land developments shall be provided with sanitary sewage
facilities which are in accordance with the municipal sewage facilities
plans and which have been approved by the PA DEP, the Borough and
the Canonsburg Houston Joint Authority or other applicable sewer authority
which serves the Borough.
(o)
A table (with computations) estimating the impervious surface
ratio.
(p)
A slope map showing the location and the area (in square feet)
of land which has a slope of 25% or greater.
(q)
Certification by a registered professional geotechnical engineer
regarding the feasibility of any proposed grading on slopes greater
than 25%, the stability of the finished slopes, measures to mitigate
landslides, soil erosion, sedimentation, stormwater runoff, and potential
impacts on adjacent properties.
(r)
Identification of soil series as shown in the soil of the county, with the soil limit lines plotted on the base map. 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, 35 P.S. § 691.1 et seq., and Chapter 102 of the Rules and Regulations of the Pennsylvania Department of Environmental Protection governing erosion control, 25 Pa. Code Chapter 102, and documentation that the County Soil Conservation Service has issued an NPDES permit, if required.
(s)
The location, type and approximate size of existing utilities
to serve the development and written verification from each utility
that service will be provided to the development.
(t)
Significant cultural features, including cemeteries, burial
sites, archeological sites, historic buildings, structures, plaques
and markers or monuments.
(u)
The number and density of dwelling units (if residential).
(v)
All means of vehicular access for ingress and egress to and
from the site onto public streets, showing the size and location of
internal streets or driveways and curb cuts, including the organization
of traffic channels, acceleration and deceleration lanes, additional
width, and any other improvements on the site or along the site's
street frontage necessary to prevent a difficult traffic situation.
All pedestrian walkways and provisions for handicapped facilities
in compliance with the requirements of the Americans with Disabilities
Act (ADA)[1] for an accessible site shall also be shown.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(w)
Computation of the number of parking spaces to be provided,
and the location and design of off-street parking areas and loading
areas, showing size and location of bays, aisles and barriers and
the proposed direction of movement.
(x)
Tabulation of site data, indicating zoning requirements applicable
to the site and whether the proposed site development features comply.
(y)
The methods, placement and screening of solid waste disposal
and storage facilities.
(z)
If applicable, a detailed proposal, including covenants, agreements,
or other specific documents, showing the ownership and method of assuring
perpetual maintenance to be applied to those areas which are to be
used for recreational or other common purposes.
(aa)
Written or graphic evidence that all public and/or private improvements
will comply with the design standards of this chapter and the infrastructure
improvement and development specifications.
(bb)
If the plan is to be completed in phases, the proposed sequence
of development, with a projected time schedule for completion of each
of the several phases.
(cc)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by the Pennsylvania Department of Transportation under Section 420
of the State Highway Law, P.L. 1242, No. 428, of June 1, 1945, 36
P.S. § 670-420, and that the approvals of the Canonsburg
Borough Planning Commission and Borough Council are conditional, subject
to action by the Pennsylvania Department of Transportation pursuant
to application for a highway occupancy permit.
(dd)
Spaces for the signature of the Chairman and Secretary of the
Planning Commission and the President and Secretary of Borough Council,
and dates of approval.
(9)
Floor plans, elevation drawings of all facades on all structures,
exterior building materials and colors;
(10)
Traffic impact study:
(a)
A traffic impact study (TIS) or traffic impact assessment (TIA)
shall be conducted under the supervision of a person who possesses
a current professional engineer's (P.E.) license issued by the
Pennsylvania Department of State. All costs of traffic studies shall
be borne by the applicant.
[1]
A TIS shall be required for:
[a]
All commercial and residential subdivisions or
land developments, including new structure or additions to structures,
generating 3,000 or more average daily trips, or 100 or more vehicle
trips entering the development or 100 or more vehicle trips exiting
the development during any one-hour time periods any day of the week.
[b]
Any change or modification in commercial land use
and conditional uses in residential zoning districts resulting in
100 or more vehicle trips entering the development or 100 or more
vehicle trips exiting the development during any one hour time period
any day of the week.
[2]
If the warrants in Subsection C(1)(a)[1][a] or
[b] for a TIS are not met, the Borough may still require a TIA. The
purpose of a TIA is to assess the impact of the subdivision or land
development on specific intersection(s) and site driveway(s) for the
year after completion of the project.
[3]
A TIS or TIA will be required if, in the opinion
of the Borough, the development, change, modification or conditional
use is expected to have a significant impact on highway safety or
traffic flow.
(b)
The procedure for the preparation and content of a TIS or TIA
shall adhere to the following:
[1]
For sites with access to state highways, a TIS
scoping meeting application shall be completed in accordance with
PennDOT requirements.
[2]
For sites will access to Borough streets or county roads only, the applicant shall submit projected trip generation data and a sketch plan. The Borough traffic consultant, with input from Borough staff, shall determine the scope of the TIS or TIA and respond to the applicant or applicant's consultant. The applicant is encouraged to discuss potential traffic impacts in the preapplication conference discussed in § 151-203.
[3]
Collect data in accordance with the TIS scoping
meeting or Borough traffic consultant's scope, which will define
the study area. If using the data from previous studies, data cannot
be greater than three years old.
[4]
Use appropriate traffic engineering software. This
may include the Highway Capacity Software, Synchro and Sim Traffic.
Project background growth for the study area in accordance with the
traffic growth rate obtained from the Southwestern Pennsylvania Commission.
In addition to background growth, planned and permitted developments
in the area that will impact the transportation study area should
be evaluated.
[5]
Reference the most current ITE Trip Generation
manual for use in calculating the site trip generation. When the site
is not compatible with an ITE land use code, or insufficient data
exists in the ITE manual, local data may be needed. Trip generation
needs to also account for pass-by, diverted link, internally captured
and redevelopment trip credits.
[6]
PennDOT policy for standard assumptions of modal
split can be adopted.
[7]
A gravity model is the preferred methods of arrival
and departure distribution. The applicant must provide a description
of how site trips were assigned to the study roadways and intersections,
including diagrams.
[8]
The capacity analysis shall incorporate PennDOT's
level of service (LOS) and ten-second variance criteria.
[9]
LOS D has been established as the minimum acceptable
LOS for intersections to be signalized and for new intersections established
to serve as site access.
[10]
Incorporate PennDOT TIS format guidelines. TIS
to be submitted to PennDOT and/or county only when PennDOT and/or
county roads are impacted.
(c)
If LOS criteria is not met due to impractical or infeasible
mitigation, applicant should refer to the strategies specified in
PennDOT's Policies and Procedures for Transportation Impact Studies
for Condition 1: Marginal LOS Degradation and Condition 2: Significant
LOS Degradation.
(11)
Site capacity analysis for a land development of five or more
dwelling units and mobile home parks;
(12)
Proof of compliance with performance standards as contained in Chapter 170, Zoning, by submission of a certificate of a registered architect or engineer;
(13)
Written narrative describing on-site treatment of any industrial
wastewater before drainage to public sewer system and subsequent letter
of approval by the applicable authority or governmental agency;
(14)
The final location denoted on the plan for fire hydrants and any required fire lanes as specified by the Borough Fire Inspection Department pursuant to § 151-508 of this chapter;
(15)
Significant physical features within the tract including; natural drainage patterns and water resources, including streams, drainage, ponds, lakes, wetlands and floodplains subject to a 100-year-flood frequency or to that specified in Chapter 170, Zoning, and proposed major changes in the above;
(16)
Copies of other deed restrictions, covenants and condominium
documents to be imposed upon the use of land, buildings and structures.
Said covenants, deed restrictions and condominium documents shall
be subject to the review and approval of the Borough Solicitor.
D.
Final application requirements.
(1)
One copy of the approved preliminary plat.
(2)
The final plat shall be drawn at a scale of not less than one
inch equals 100 feet. The final plat shall show or be accompanied
by the following information and shall be prepared and sealed by a
Pennsylvania registered land surveyor or engineer:
(a)
Date, name, and location of the land development, the name of
the owner, graphic scale and the words "Final Major Land Development
Plan."
(b)
Tract boundary lines, right-of-way lines of streets, street
names, easements and other rights-of-way, land reserved or dedicated
to public use, all lot lines and other boundary lines; with accurate
dimensions, bearing or deflection angles, and radii, arcs, and central
angles of curves; and the area of each lot.
(c)
The names, exact location, and widths of all existing and recorded
streets intersecting or paralleling the plot boundaries within a distance
of 200 feet or the next nearest intersection.
(d)
The purpose, location, and dimensions of any easement or land
reserved for or dedicated to public use shall be designated.
(e)
Lot and block numbers assigned to the property by the County
Assessment Office, including lot and block numbers of immediately
abutting property.
(f)
Certification by the applicant's surveyor as to accuracy
of details of the plat. The error of closure shall not be less than
one in 15,000.
(g)
Dates of preparation and dates of all revisions to the plan.
(h)
Name, address, signature and seal of the professional or professionals
who prepared the plans, including the following mandatory requirements:
(i)
The name, address, signature, and seal of the professional or
professionals who prepared the plans, including the following optional
requirements:
(j)
Evidence of required permits from applicable federal, state,
and county agencies.
(k)
Certification of service from all applicable utility companies.
(l)
A design view of the front, side and rear elevations of the
proposed structures.
(m)
Location, height, and use of all existing and proposed structures
on the property, indicating structures to be removed, if any, and
the distances between proposed structures or additions to existing
structures and adjacent property lines.
(n)
A site lighting plan showing details of all exterior lighting
fixtures and supports, the location of exterior lighting fixtures
proposed to light the buildings, parking areas, sidewalks, and any
other areas proposed for public use.
(o)
Layout and design of proposed parking and loading areas, including
the gradient of proposed driveways and parking facilities and the
proposed pattern of traffic circulation on the site, including pavement
markings, islands, curbs, bumper guards, and similar facilities.
(p)
Sidewalks or walkways, if any, proposed for pedestrian circulation
on the site.
(q)
The type of paving material to be used for all sidewalks, walkways,
driveways, and parking facilities.
(r)
A final landscaping plan showing the type, size, and location
of any plant material proposed and all areas proposed to be seeded
and the parties responsible for future maintenance.
(s)
Construction materials of all fences, walls, or screens.
(t)
A final grading plan, demonstrating compliance with Chapter 102, Grading and Excavating, of the Code of Ordinances of the Borough, including erosion and sedimentation control measures.
(u)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by the Pennsylvania Department of Transportation under Section 420
of the State Highway Law, P.L. 1242, No. 428, of June 1, 1945, 36
P.S. § 670-420, and that the approvals by the Planning Commission
and Council are conditional, subject to action of the Pennsylvania
Department of Transportation pursuant to an application for a highway
occupancy permit.
(v)
Soil erosion and sedimentation control plan and narrative.
(w)
If applicable, an NPDES permit obtained from the Washington
County Conservation District or the Pennsylvania Department of Environmental
Protection.
(x)
Final stormwater management calculations and construction drawings for stormwater management facilities in accordance with Chapter 147, Stormwater Management, of the Canonsburg Borough Code of Ordinances.
(y)
Storm drainage plan, including location, pipe size, grade, direction
of flow, capacity, and material of all storm sewers and connections
to existing systems; location and invert and other elevations of all
catch basins, manholes, culverts, and other appurtenances; location
and width of all storm drainage easements; and location of surface
swales, if any.
(z)
Plans showing compliance with recommendations of the soils report,
wetlands delineation report or geotechnical engineer's report,
if applicable.
(3)
If any public improvements are proposed, written evidence that a performance bond, as required by § 151-5015 of this chapter, will be submitted at the time of execution of the development agreement.
(4)
Spaces for signatures of the President and Secretary of Borough
Council and the Chairman and Secretary of the Planning Commission,
and dates of approval.
E.
Phased development.
(1)
For land developments to be developed in phases or sections,
the requirements of the MPC[2] shall apply. Final plan requirements as listed herein
shall apply only to the phase or section for which final approval
is being sought. However, the final plan presented for the phase or
section must be considered as it relates to information presented
for the entire land development.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
(2)
The developer shall construct in any other phase not under development
any sanitary or stormwater facility deemed necessary by the Borough
Engineer for servicing of the phase under construction. The performance
guarantees for such facilities shall be posted at the time of posting
for the improvements within the current phase.
(3)
All sections or phases shall conform to the preliminary application
as previously approved by the Borough. Any phase that contains substantive
changes in the number of lots or buildings proposed or in the layout
of the lots, buildings or streets previously approved in the preliminary
application shall require complete resubmission of the preliminary
application in accordance with this chapter.
A.
Procedure. The applicant shall submit an application for preliminary and final approval of a minor subdivision in accordance with § 151-204 of this chapter.
B.
Plan requirements. All applications for minor subdivision shall therefore
be treated as final applications and shall include the following information:
(1)
Proof of proprietary interest.
(2)
Written evidence of compliance with all other Borough, county,
state, or federal permits required for the plan, if any.
(3)
A location map showing the plan name and location, major existing
thoroughfares related to the site, including the distance therefrom,
title, scale, and North point.
(4)
A copy of any existing or proposed covenants or deed restrictions
applicable to the property.
(5)
Written evidence of any zoning variances granted which are applicable
to the property. The application shall not be considered for final
approval until any necessary zoning variances have been granted by
the Zoning Hearing Board or until the plat is revised to conform to
the zoning requirements at issue.
(6)
A written statement requesting any waivers or modifications to this chapter in accordance with § 151-201D, if applicable.
(7)
Final plans shall be on sheets not exceeding 24 inches by 36
inches, accurately drawn to a scale of not less than one inch equals
100 feet, prepared and sealed by a Pennsylvania registered land surveyor
as to existing features, design features, and boundaries. The final
plat shall contain the following information:
(a)
Date of preparation. All revisions shall be noted and dated.
(b)
Title of development; North arrow; scale; county tax parcel
identification number; the name and address of the record owner; the
name and address of the applicant; and the name and address, signature,
license number, and seal of the surveyor preparing the subdivision.
If the owner of the premises is a corporation, the name and address
of the president and secretary shall be submitted on the application.
(c)
All distances shall be in feet and decimals of a foot, and all
bearings shall be given to the nearest 10 seconds.
(d)
The names of all adjoining subdivisions, showing the location
of the nearest streets in such plats.
(e)
Survey data showing boundaries of the property, building, or
setback lines and lines of existing and proposed streets and rights-of-way,
lots, reservations, easements, and areas dedicated to public use,
including grants.
(f)
Restrictions and rights-of-way, to be prepared by a licensed
land surveyor. The name, address, signature, and seal of the surveyor
shall be indicated.
(g)
Location of existing buildings and all other structures, including
walls, fences, culverts, and bridges, with spot elevations of such
buildings and structures. Structures to be removed shall be indicated
by dashed lines; structures to remain shall be indicated by solid
lines.
(h)
Area, to the nearest thousandth of an acre, of the tract to
be subdivided and the area, in square feet, of all lots.
(i)
Plans of all existing or proposed sanitary and stormwater systems,
showing feasible connections to existing or any proposed utility systems.
Pipe sizes, grades and direction of flow, locations of inlets, manholes
or other appurtenances and appropriate invert and other elevations
shall be indicated.
(j)
An indication on the plat identifying the company or authority
that will provide water, sewer, gas, electric, and other utility services,
showing the existing or proposed location of the utilities.
(k)
A copy of the USGS Topographic Survey Map, with the boundaries
of the project site outlined on the map.
(l)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by the Pennsylvania Department of Transportation under Section 420
of the State Highway Law, P.L. 1242, No. 428, of June 1, 1945, 36
P.S. § 670-420, and that the approvals of the Canonsburg
Borough Planning Commission and Council are conditional, subject to
action of the Pennsylvania Department of Transportation pursuant to
application for a highway occupancy permit.
(m)
Spaces for the signature of the Chairman and Secretary of the
Planning Commission, the Council President and the Borough Engineer,
and dates of approval.
(n)
Certification clauses as required by the Washington County Recorder
of Deeds.
(o)
If the subdivision represents the resubdivision, replatting,
or consolidation of lots of record in a previously recorded plat,
reference shall be made in the title to the recorded plat which is
being revised.
(p)
If applicable, flood hazard zone boundaries.
A.
Preliminary applications.
B.
Procedure. In the case of a major subdivision, copies of a preliminary subdivision plan and any related information, together with an application for review and the required fee and review deposit, shall be submitted to the Zoning Officer in accordance with the requirements of § 151-204 of this chapter.
C.
Preliminary subdivision plan contents. A preliminary subdivision
plan shall be legibly drawn to a scale of no less than one inch equals
100 feet. If the plan requires more than one sheet, a single sheet
shall be drawn at an appropriate scale and a key diagram showing the
relative location of the several sections shall be added to each sheet.
The plan shall contain at least the following data:
(1)
A location map, which shall be taken from the Zoning Map, drawn
at a minimum scale of one inch equals 1,200 feet, to include the location
of the proposed subdivision in relation to Borough boundaries, public
streets, adjacent zoning districts and all properties adjoining the
property being developed.
(2)
The name and address of the owner of record.
(3)
The name and address of the developer, if different from the
owner.
(4)
The name and seal of the registered land surveyor, professional
engineer, and landscape architect responsible for the preliminary
plan.
(5)
North arrow, graphic scale and date of original drawing and
any revisions.
(6)
Tabulation of site data, total acreage of land to be subdivided,
the number of lots, the acreage of individual lots, the acreage of
the subdivision and the acreage of proposed open space and recreation
areas.
(7)
Significant physical features within the tract and within 200
feet on the immediate adjoining properties, to the extent practicable,
including:
(a)
Two-foot contours within major subdivisions requiring streets,
drainage systems, sanitary sewers and other on-site improvements and
proposed major changes in these contours. Existing contours need to
be shown with dashed lines and numbered clearly. State location and
elevation of datum to which contour elevations refer. Datum used shall
be a known, established bench mark. Contours plotted from USGS quadrangle
maps shall not be acceptable. The bench mark used shall be cited and
labeled with the elevation and the northing and easting coordinates
on the State Plane Coordinate System.
(8)
Zoning district(s) and adjacent zoning district(s).
(9)
Locations and sizes of all existing land uses within the tract
and on the immediate adjoining properties to the extent practicable,
including residential uses by type, and areas to be dedicated or reserved
for public or common use, together with the proposed manner of their
maintenance and all proposed improvements for those portions.
(10)
All property lines within the subdivision.
(11)
The layout of lots (showing scaled dimensions), lot numbers
in sequence, together with lot areas in both acreage and square feet.
(12)
All existing streets on or adjoining the tract, including streets
of record (recorded but not constructed), with names, rights-of-way
and paved cartways.
(13)
Proposed streets, and curbs by type and the proposed widths
of the rights-of-way and paved cartways, including the length of all
straight lines, radii and lengths of curves.
(14)
The layout and dimensional and paving data for all streets or
other ways adjacent to or abutting the plan within 200 feet of the
proposed subdivision boundaries.
(15)
A layout of proposed sidewalks, trails, and greenway lands.
(16)
A description of the proposed systems for drainage, water lines,
fire hydrants, utility transmission lines, culverts, bridges and other
infrastructure, within the tract and 200 feet of the tract.
(17)
Location, width and purpose of existing easements and utility
rights-of-way within the subdivision.
(18)
Tentative covenants, grants of easements or other restrictions
to be imposed upon the use of land and structures.
(19)
Location and approximate dimensions of buffer, screening or
landscaped areas.
(21)
Delineation of steep slope area(s), with categories of slope
oriented as follows: 15% to 25%; over 25%. All steep-slope areas shall
be accurately depicted and noted on the site plan.
(22)
Certification by a registered professional geotechnical engineer
regarding the feasibility of any proposed grading on slopes greater
than 25%, the stability of the finished slopes, and measures to mitigate
landslides, soil erosion, sedimentation, stormwater runoff, and potential
impacts on adjacent properties.
(23)
Identification of soil series as shown in the soil of the county,
with the soil limit lines plotted on the base map.
(24)
Location, width, bearings, and purpose of existing and proposed
easements and utility rights-of-way.
(25)
Significant cultural features, including cemeteries, burial
sites, archeological sites, historic buildings, structures, plaques
and markers or monuments.
(26)
Preliminary stormwater management plan as specified in Chapter 147, Stormwater Management, of the Canonsburg Borough Code of Ordinances.
(27)
Preliminary erosion and sedimentation plan as specified in Chapter 147, Stormwater Management, of the Canonsburg Borough Code of Ordinances (except for minor subdivisions).
(28)
A traffic impact assessment for all commercial and residential subdivisions or land development, or any change or modification in commercial land use and conditional uses in residential zoning districts generating 3,000 or more average daily trips, or 100 or more vehicle trips entering the development or 100 or more vehicle trips exiting the development during any one-hour time period any day of the week in accordance with § 151-301C(10) of this chapter.
(30)
The names of adjacent properties owners and uses.
(31)
The plan name, the plan book volume and page number of existing
adjacent subdivisions.
(32)
Phased development. In the case of plans which call for development
in phases, a map at an appropriate scale, showing the total tract
and a schedule of time within which applications for final approval
of all parts of the development are intended to be filed. The approval
of the preliminary plan shall be for all the land intended to be subdivided
and shall serve as a master plan for the area.
D.
Final subdivision plans.
E.
Procedure. Within 12 months following approval of a preliminary plan, copies of a final plan, together with the application for review and required fee and review deposit, shall be submitted to the Zoning Officer in accordance with the requirements of § 151-204 of this chapter. An extension of time beyond the twelve-month period may be granted by the Council upon a determination based on evidence that extenuating circumstances warrant such action.
F.
Final subdivision plan contents. The final plan shall include all
the data requirements set forth for the preliminary plan. It shall
not be necessary to resubmit supporting maps and data submitted with
the preliminary plan, provided that there has been no change.
(1)
All plans shall be drawn on good-quality white paper at a scale
of 24 inches by 36 inches.
(2)
All plans shall be drawn with waterproof black india ink. All
records, data, entries, and statements shall be made with waterproof
black india ink or by an approved varityping process.
(3)
All drawings shall be drafted to a scale of no less than 100
feet to an inch and shall be of sufficient size to clearly show all
dimensions, notations, entries, etc. Dimensions shall be shown in
feet with decimals shown to the nearest one-hundredth of a foot. Bearings
shall be shown in degrees, minutes and seconds.
(4)
All plans shall have the title placed in the lower right-hand
corner of the drawing.
(5)
All plans, drawings, data specifications, etc., that are submitted
for review approval shall be in conformance with standard engineering
practices.
G.
The following data, in addition to that submitted with and for the
preliminary subdivision plan, shall be attached to the final plan:
(1)
The location of all perimeter monuments.
(2)
A statement of the total area of the property being developed.
(3)
Certification of accuracy of the drawn plan and placement of
the monuments by a registered land surveyor.
(4)
Other statements of proposed densities as it pertains to the
requirements specified for the district(s) in question.
(5)
Lot numbers, bearings and dimensions of all property lines,
and the total number of lots and parcels, together with all lot areas.
(6)
The following data for all proposed and existing streets on
or adjoining the tract:
(7)
Locations and widths of pedestrian easements, if any.
(8)
Proposed systems for drainage, water supply and sewage disposal,
including:
(a)
Location, size and invert elevation of all sanitary sewer, water
distribution and storm drainage systems and the locations of all manholes,
inlets and culverts.
(c)
Water service. If water is to be provided by means other than
by the individual owners of lots within the subdivision, the developer
shall present evidence that the subdivision is to be supplied by a
certificated public utility, a bona fide cooperative association of
lot owners or by a municipal corporation, authority or utility.
(d)
Sanitary sewage facilities. All subdivisions shall be provided
with sanitary sewage facilities which are in accordance with the municipal
sewage facilities plans and which have been approved by the PA DEP,
the Borough and the Canonsburg-Houston Joint Sewer Authority or other
applicable sewer authority which serves the Borough.
[1]
No plan shall receive final approval or be recorded until the
plans and specifications for sanitary sewage facilities have been
approved and permits issued, as required, by the PA DEP.
[2]
Conditional final approval may be granted; however, provided
that the complete sewage facilities planning module, as required for
the proposed development, has been approved by the Borough, and transmitted
by the Borough to the PA DEP, together with a resolution adopting
the revision to its sewage facilities plan, if required.
[3]
All sanitary sewers and related facilities shall be constructed
in accordance with the requirements of the PA DEP and the construction
standards of the Borough and/or the Canonsburg-Houston Joint Sewer
Authority.
[4]
Exceptions:
[a]
Lot line adjustments. Sewage facilities shall not
be required for subdivision that are classified as lot line adjustments
and where no new buildable lots are created.
[b]
Plans with no new development. Subdivisions in
which no development of buildings or improvement of land for purposes
requiring sewage facilities is proposed need not provide sanitary
sewage facilities, provided a properly executed PA DEP Bureau of Clean
Water "Request for Planning Waiver and Non-Building Declaration" has
been submitted to and approved by the PA DEP. Where a waiver is approved
by the PA DEP, the final plan for recording shall include the notation.
[c]
Copies of relevant permits or certificates, including
permits and approvals required by federal, state, Washington County
Sewage Council, local or other governmental or public utility entities,
or which are deemed necessary by the Council or the Borough Engineer.
(9)
Location, width, bearings and purpose of existing and proposed easements and utility rights-of-way (see § 151-509 of this chapter).
(10)
Copies of other deed restrictions, condominium documents or covenants to be imposed upon the use of land, buildings, and structures. Said covenants, deed restrictions, or condominium documents shall be reviewed and approved by the Borough Solicitor. Community association documents for plans that include commonly owned facilities and land shall be consistent with the provisions of § 151-5015H of this chapter.
(11)
Location and acreage of all proposed land uses, including residential
uses by type, community facilities, recreation, and open space.
(12)
Location and size of all public and/or common recreational areas,
facilities and open space areas (or greenway lands) and the ownership
and proposed maintenance, offers of dedication or covenants governing
their use.
(13)
Subdivisions which require access to a street under the jurisdiction
of the county and/or PennDOT shall contain a note on the plans, in
a form acceptable to the Borough Solicitor, indicating that a highway
occupancy is required before street or driveway access to a street
is permitted and indemnifying the Borough for any liability for any
injury to persons or property arising out of issuance or denial of
any such permit. Although site development may commence prior to issuance
of any county and/or PennDOT highway occupancy permit if all other
requirements of Borough ordinances are met, no building permit for
any building or structure within a subdivision shall be issued until
the county and/or PennDOT issues the highway occupancy permit.
(14)
Final stormwater management plan as specified in Chapter 147, Stormwater Management, of the Canonsburg Borough Code of Ordinances (except for minor subdivisions).
(15)
Final erosion and sedimentation plan as specified in Chapter 147, Stormwater Management, of the Canonsburg Borough Code of Ordinances.
(17)
All required municipal certifications, which shall include the
Borough Engineer, certification of plat preparation and accuracy by
a registered surveyor, certification of the dedication of streets
and other property, and all other certifications as required by the
Borough Engineer.
(18)
A community association document, also known as a "homeowners'
association document" or a "condominium association document," shall
be provided for all subdivision and land development applications
that propose lands or facilities to be used or owned in common by
all the residents of that subdivision or land development and not
deeded to the Borough. The elements of the community association document
shall include but shall not necessarily be limited to the following:
(a)
A description of all lands and facilities to be owned by the
community association. This description shall include a map of the
proposal highlighting the precise location of those lands and facilities.
(b)
Statements setting forth the powers, duties, and responsibilities
of the community association, including the services to be provided.
(c)
A declaration of covenants, conditions, and restrictions, giving
perpetual easement to the lands and facilities owned by the community
association. The declaration shall be a legal document that also provides
for automatic association membership for all owners in the subdivision
or land development and shall describe the mechanism by which owners
participate in the association, including voting, elections, and meetings.
Furthermore, it shall give power to the association to own and maintain
the common property and to make and enforce rules.
(d)
Statements prescribing the process by which community association
decisions are reached and setting forth the authority to act.
(e)
Statements requiring each owner within the subdivision or land
development to become a member of the community association. Statements
setting cross covenants or contractual terms binding each owner to
all other owners for mutual benefit and enforcement.
(f)
Requirements for all owners to provide a pro rata share of the
cost of the operations of the community association.
(g)
A process of collection and enforcement to obtain funds from
owners who fail to comply.
(h)
A process for transition of control of the community association
from the developer to the unit owners.
(i)
Statements describing how the lands and facilities of the community
association will be insured, including limit of liability.
H.
Phased development.
(1)
For subdivisions to be developed in phases or sections, the
requirements of the MPC[1] shall apply. Final plan requirements as listed herein
shall apply only to the phase or section for which final approval
is being sought. However, the final plan presented for the phase or
section must be considered as it relates to information presented
for the entire subdivision.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(2)
The developer shall construct in any other phase not under development
any sanitary or stormwater facility deemed necessary by the Borough
Engineer for servicing of the phase under construction. The performance
guarantees for such facilities shall be posted at the time of posting
for the improvements within the current phase.
(3)
All sections or phases shall conform to the preliminary application
as previously approved by the Borough. Any phase that contains substantive
changes in the number of lots or buildings proposed or in the layout
of the lots, buildings or streets previously approved in the preliminary
application shall require complete resubmission of the preliminary
application in accordance with this chapter.
I.
Recording the final subdivision plan.
(1)
Certification of recorded plan. Upon completion of the procedures
set forth in this section, the final subdivision plan shall be executed
by the Borough.
(2)
Time limit for recording. The developer shall file the approved
plan in the office of the Recorder of Deeds of Washington County within
90 days following final plan approval or 90 days following the delivery
of the signed plans to the applicant by the Borough or following completion
of conditions imposed for such approval. If the developer fails to
record the final subdivision plan within this period, the action of
the Council shall be null and void unless an extension of time is
granted, in writing, by the Council upon written request by the developer.
(3)
Validity of recorded plan. No plan of any subdivision shall
be entitled to be recorded by the Washington County Recorder of Deeds
or have any validity until it shall have been approved in the manner
prescribed herein. In the event that any such unapproved plan is recorded,
it shall be considered invalid and the Council shall have the plan
stricken from the records of the county or otherwise proceed as permitted
under the MPC.
(4)
Mylar, prints and plan reduction. The Borough shall receive
one reproducible Mylar, three prints and one reduction of the final
lot and street configurations as approved and recorded; the reduction
shall be at a scale of one inch equals 600 feet and shall indicate
only the lot lines and the limits of the street rights-of-way.
(5)
Time limit for completion. Upon final subdivision plan approval
and recording thereof, the developer may commence and complete the
approved development in accordance with the terms of such approval.
J.
Sale of land in subdivision. No lot in a subdivision may be sold
and no permit may be issued to erect, alter, or repair any building
upon land in a subdivision unless and until a subdivision plan has
been approved and recorded and the improvements required by the board
in connection therewith have either been constructed or guaranteed,
as hereinabove provided. Where, owing to special conditions, a literal
enforcement of this provision would result in unnecessary hardship,
the Council may make such reasonable exception thereto as will not
be contrary to the public interest and may permit the sale of a lot,
issuance of a permit or erection of a building, subject to conditions
necessary to assure adequate streets and other public improvements
and overall continuity of the plan.
K.
Permits.
(1)
Building permits shall not be issued for any structure on a
lot in a subdivision for which a plan has not been approved and recorded
in the manner prescribed here.
(2)
No owner or agent of the owner of any land shall be entitled
to a permit for the installation of wells or septic tanks upon any
lots in a subdivision for which a plan has not been approved and recorded
in the manner prescribed herein.
(3)
The Borough shall issue no building permit or zoning permit
prior to the issuance of a sewer permit, by the appropriate governmental
agency, for a lot upon which a dwelling unit is proposed for construction.
(4)
Occupancy permits for any buildings to be erected shall not
be issued prior to the improvement of the streets providing access
to and from such buildings, as well as the completion of all other
improvements as depicted upon the approved plan, that are necessary
for the reasonable use of or occupancy of the buildings.
L.
Public improvements. Before approving any final subdivision or site plan, the Council shall require a written agreement and appropriate financial surety as specified in § 151-5015 herein, that necessary grading, paving and street improvements, sidewalks, streetlights, fire hydrants, water mains, storm sewers and sanitary sewers, and setting of monuments, as may be required by the Borough, shall be installed by the developer in strict accordance with the design standards and specifications of the Borough within a specified time period.
Application fees, review deposits, and inspections. In order
to defray the costs incurred by the Borough in the review of proposed
plans of subdivision and land development and inspection of improvements,
each applicant shall pay such application and post such review deposits
as required by the Borough's fee resolution. The appropriate
fees and review deposits shall be in the form of a certified check
or money order made payable to the Borough. The fees and review deposits
shall accompany the plan at the time of application.
