All applications for preliminary approval of a subdivision shall
include the following:
A. A minimum of eight copies of the completed application form supplied
by the Township;
B. Application filing and application review fees, as required by §
292-80 of this chapter;
C. Evidence of proprietary interest acceptable to the Township Solicitor;
D. A minimum of eight copies of a preliminary plat, all drawings on
sheets not exceeding 22 inches by 34 inches, containing the following
information:
(1) A boundary survey prepared by a registered professional land surveyor
and a topographical survey of the total proposed subdivision by a
registered professional engineer or registered professional land surveyor.
If the developer intends to develop a tract of land in phases, the
preliminary plat shall include the total tract.
(2) The proposed name of the subdivision.
(3) If the proposed subdivision is a resubdivision of property in a previously
recorded plan, reference to the lot or parcel numbers being revised
and the name of the previously recorded plan shall be provided in
the title block.
(4) The name, address, certification and seal of the registered engineer
or registered surveyor who prepared the plat and the registered surveyor
who did the survey shown on the plat.
(5) The name and address of the developer and, if the developer is not
the landowner, the name and address of the landowner.
(6) 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.
(7) The graphic scale, North point and date.
(9) The existing platting of land adjacent to the site and all existing
sewers and on-site sewage treatment facilities, water mains, private
water wells and any other privately owned utilities, culverts, petroleum
or gas lines and fire hydrants on or within 100 feet of the site shall
be shown.
(10)
Existing watercourses, wetlands, tree masses and other significant
natural features.
(11)
Areas subject to periodic flooding, as identified on the current
Official Map for the Township issued by the Federal Insurance Administration.
(12)
Contours at intervals of elevation of not more than five feet
where the slope is greater than 10% and at intervals of not more than
two feet where the slope is 10% or less.
(13)
A slope map showing the location and the area in square feet of all land in two slope categories of 25% to 40% and 41% or greater, including certification by a registered professional geotechnical engineer regarding the feasibility of any proposed grading of these slopes, the stability of the finished slopes, measures to mitigate landslides, soil erosion, sedimentation, stormwater runoff and potential impacts on adjacent properties demonstrating compliance with the requirements of §
292-44D of this chapter.
(14)
Existing streets and rights-of-way on or adjoining the site
within 200 feet of the boundaries of the site, including dedicated
widths, roadway widths, approximate gradients, types and widths of
pavements, curbs, sidewalks and other pertinent data.
(15)
Existing and proposed easements, locations, widths and purposes.
(16)
Location, width and approximate grade of all proposed streets,
parking areas and loading areas.
(17)
The layout of lots (showing scaled dimensions), lot numbers
and the area of lots in square feet.
(19)
Parcels of land proposed to be reserved for schools, parks,
playgrounds or other public, semipublic or community purposes, if
any. Parcels shall be lettered A, B, C, etc., and the area of each
parcel in acres shall be shown.
(20)
Tabulation of site data, either on the plan or on an eight-and-one-half-inch-by-eleven-inch
sheet of paper attached to the plan, including total acreage of land
to be subdivided, the number of residential lots, typical lot size,
the acreage in the subdivision and the acreage in any proposed recreation
or other public areas.
(21)
Proposed public improvements. The size of each proposed improvement
should be shown and the location of, or distance to, each existing
utility indicated.
(22)
The size, type and location of proposed private improvements,
if any.
(23)
If required by law, evidence that Soil Erosion and Sedimentation
Control Plans have been submitted to the Westmoreland County Conservation
District and that the applicant has paid all applicable review fees.
(24)
Written or graphic evidence that all plans conform to the Upper
Burrell Township Construction Standards.
(25)
A soils map identifying soils which are landslide prone or which
have hydric components or wetlands, if any.
(26)
A wetlands delineation report for all jurisdictional wetlands
within the development site, if any.
(27)
Evidence that all earthmoving activities shall conform to Chapter
173, Grading, Excavating and Filling..
E. For all applications that propose 75 or more additional trips during
the adjacent roadway's peak hours. Trip generation calculations
for the proposed development shall be based on the Institute of Transportation
Engineers (ITE) trip-generation ratios for its land use category.
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. The report shall utilize
the ratios and methodology contained in the current edition of the
Manuals of the Institute of Transportation Engineers (ITE). The report
shall include the following:
(1) A brief description of the proposed project in terms of land use
and magnitude.
(2) An inventory and analysis of existing roadway and traffic conditions
in the site environs, including:
(a)
Roadway network and traffic control.
(b)
Existing traffic volumes in terms of peak hours and average
daily traffic (ADT).
(c)
Planned roadway improvements by others.
(d)
Intersection levels of service.
(e)
Other measures of roadway adequacy, i.e., lane widths, traffic
signal warrants, vehicle studies, etc.
(3) Projected site-generated traffic volumes in terms of:
(a)
Peak hours and ADT (by development phase, if required).
(b)
Approach/departure distribution including method of determination.
(c)
Site traffic volumes on roadway.
(4) An analysis of future traffic conditions including:
(a)
Future design year, or years with phasing, combined traffic
volumes (site traffic plus future roadway traffic).
(b)
Intersection levels of service.
(c)
A pavement analysis of roadways which are projected to experience
significant increases in ADT volumes off-site.
(d)
Other measures of roadway adequacy, i.e., lane width; traffic
signal warrants; vehicle delay studies, etc.
(e)
When access is onto a state road, the analysis of future conditions
shall be consistent with PennDOT requirements.
(5) A description of future levels of service and their compliance with
standards for traffic capacity of streets, intersections and driveways.
New streets shall be designed for adequate traffic capacity defined
as follows. All reference to levels of services (LOS) shall be as
defined by the Highway Capacity Manual, Special Report 209, published
by the Transportation Research Board.
(a)
Traffic capacity LOS shall be based upon a future design year
which coincides with completion of the development.
(b)
Unsignalized intersections or driveways which intersect streets
shall be designed for LOS C or better for each traffic movement unless
otherwise specified by the Township.
(c)
Signalized intersections shall be designed for LOS C or better.
Existing intersections impacted by development traffic shall maintain
a minimum LOS D or, if future base LOS E or F, then degeneration in
delays shall be mitigated. A future design year without the proposed
development shall be completed for comparison purposes.
(d)
Streets shall be designed for a minimum LOS C.
(6) A description and analysis of the proposed access plan and site plan,
including:
(a)
Access plan including analysis of required sight distances using
PennDOT criteria and description of access roadway, location, geometric
conditions and traffic control.
(b)
On-site circulation plan showing parking locations and dimension,
loading access, circulation roadway, pedestrian circulation and traffic
control.
(7) Traffic circulation mitigating action plan shall include:
(a)
Project features relative to site access and on-site circulation
which could be modified to maximize positive impact or minimize negative
impact.
(b)
Off-site improvement plan, depicting required roadway and signal
installation and signing improvements to meet the minimum level of
service requirements.
F. Based on the scope of work and the complexity of the project, the
Township may require the traffic study to be reviewed by a traffic
consultant selected by the Township. In such case, the applicant required
to submit the traffic study shall be required to pay for the cost
of the consultant review. No permits for construction or occupancy
of a development site shall be issued until said consultant fees are
paid.
All applications for final approval of a major subdivision shall
include the following:
A. A minimum of eight copies of the completed application form supplied
by the Township;
B. Application filing and application review fees, as required by §
292-80 of this chapter;
C. Evidence of proprietary interest acceptable to the Township Solicitor;
D. One copy of the approved preliminary plat;
E. Four copies of construction plans for public improvements prepared
by a registered professional, as provided by the Commonwealth of Pennsylvania's
Registration Law, drawn on sheets measuring 22 inches by 34 inches, showing
the following:
(1) Conformity with the design standards specified in Article
VII of this chapter and the Township Construction Standards;
(2) Street plan and profile of each street in the plan, including the
terminus of all streets in the plan and any area beyond the limits
of the plan where grading is proposed to construct the street. Street
plan and profile drawings shall include all drainage easements over
property, location of catch basins, inlets, manholes, headwalls and
endwalls of the stormwater system. Top and invert elevations shall
be shown along with the pipe size. Profile of storm pipes shall show
any crossing sanitary sewer lines and may be placed on a separate
drawing. Lot lines and lot numbers shall be included in the street
plan view;
(3) At least three cross sections at intervals not to exceed 100 feet and extending 50 feet on each side of the street center line or 25 feet outside of the street right-of-way, whichever is greater; however, the Township Engineer may recommend a modification to this requirement in accordance with the provisions of Article
IX based on existing physical conditions on the site;
(4) Whether the system is public or private, a sanitary sewer plan and
profile drawing which shall include lot lines and lot numbers on the
plan view. The location of the sanitary sewers, manholes and location
of each "Y" proposed for installation shall be shown. The grade line,
distance and pipe size of each line shall be indicated on the plan
and profile. The top and invert elevation of each manhole plus pipe
invert grades at fifty-foot intervals shall be provided. The system
shall be designed in accordance with PA Department of Environmental
Protection (PA DEP) design standards for collection systems;
(5) All construction drawings shall be prepared according to accepted
engineering and construction standards and in accordance with the
standard sanitary and storm sewer details available from the Township.
F. Final grading plan which demonstrates compliance with Chapter
173, Grading, Excavation and Filling;
G. Copies of all required local, county, state and federal permits and
approvals;
H. Plans showing compliance with recommendations of the Soils Report
or Wetlands Delineation Report, if applicable;
I. Performance guarantee to guarantee proper installation of public improvements as required by §
292-20 of this chapter, except in the case of final applications without final plat approval, as provided for in §
292-15C of this chapter;
J. Amenities bond, if required by §
292-21 of this chapter;
K. Development agreement, required by §
292-22 of this chapter;
L. Final covenants and restrictions applicable to the plan, if any;
M. Homeowner's Association By-Laws and Management Plan, if applicable;
N. Evidence of cross-easements and maintenance agreements for shared
driveways or private streets, if applicable;
O. An executed copy of the Zoning Hearing Board's decision in the
case where any zoning variances are required;
P. A minimum of eight copies of the final plat in accurate and final
form for recording in CAD format acceptable to the Township which
clearly delineates the following:
(1) The name of the subdivision;
(2) If the proposed subdivision is a resubdivision of property in a previously
recorded plan, reference to the lot or parcel numbers being revised
and the name of the previously recorded plan shall be provided in
the title block;
(3) The name and address of the developer, and, if the developer is not
the landowner, the name and address of the landowner;
(4) The name, address, certification and seal of the registered land
surveyor who prepared the plat;
(5) The North point, graphic scale and date;
(6) Accurate boundary lines, with dimensions and bearings;
(7) Accurate locations of all existing and recorded streets intersecting
the boundaries of the tract of land described in the final plat;
(8) Lot numbers and dimensions;
(10)
Easements for public improvements and any limitations on such
easements;
(11)
Dimensions and bearings of any property to be reserved for public,
semipublic or community use;
(13)
Complete curve data for all curves included in the final plat,
including radius, arc length, chord bearing and chord distance. Lines
which join these curves that are nonradial or nontangential should
be so noted;
(14)
Street lines with accurate dimensions in feet and hundredths
of feet;
(15)
If application, 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);
(16)
Location, type and size of all monuments and lot markers in accordance with the standards and requirements of §
292-35 of this chapter and the County Planning Commission and an indication of whether they were found or set;
(17)
Certification clauses required by the Westmoreland County subdivision
and land development regulations, including a clause for certification
of Township ordinance compliance by the Township Engineer.
In all subdivisions or land developments where private improvements are required by this chapter or are voluntarily provided by the developer, an amenities bond shall be required as a condition of granting final approval. The procedure for posting the amenities bond shall be the same as that required by §
292-20 of this chapter for posting a performance guarantee.
Upon approval of a final plat by the Township, the developer
shall record the final plat in the Office of the Westmoreland County
Recorder of Deeds within 90 days of such final approval or within
90 days of the date of delivery of an approved plat signed by the
Board of Supervisors, following completion of conditions imposed for
such approval, whichever is later.
Upon recording of the final plat in the Office of the County
Recorder of Deeds, the applicant shall deliver to the Township Secretary
or his/her authorized designee, one paper print of the final plat,
as recorded, containing all required signatures and dates of approval,
including those of the County Recorder of Deeds. In addition, for
major subdivisions, the applicant shall deliver to the Township Secretary
or his/her authorized designee, a CD-ROM containing the final plat
in digitized format acceptable to the Township.