A.
Initially, the owner or owners of the land to be subdivided or developed
in accordance with this chapter shall consult with the Planning Commission,
Borough Building Inspector, the Borough Engineer, appropriate sanitary
authority, and other applicable authority or commission prior to the
preparation of a preliminary subdivision or development plan. Requirements
for major and minor streets, drainage, the relationship to other developments
existing and proposed, public areas, and the relationship to the overall
Official Plan should be determined, among others, in advance of the
preparation of a preliminary subdivision or land development plan.
B.
Site development plan.
(1)
It is deemed advisable for the subdivider and/or developer to present
a proposed site development for review and comment by the Borough
Planning Commission prior to submission of a preliminary plan for
approval. Such a site development plan will give an indication to
the subdivider/developer as to whether his proposal is in keeping
with the letter and spirit of this chapter and whether it is providing
for the general health, safety, and welfare of the Borough and its
residents. Such review and comments are in an advisory capacity only
and shall not be construed as any type of preliminary or final approval
whatsoever.
(2)
The criteria for the Borough Planning Commission review and comments
shall be based upon the subdivision and/or land development's
harmony with the topography of the site; its effect on the natural
vegetation; the impact that it places upon the local educational facilities,
as well as the Borough's vehicular circulation and public utility
systems; its relation to surrounding development (existing and proposed);
the division of land, placement of structures and the vehicular and
pedestrian circulations within the site itself; and its ability to
provide a viable, healthy and pleasing environment.
A.
Application letter. A letter of application (and 12 copies) shall be directed to the Planning Commission by the subdivider or developer of any proposed subdivision or land development. Such letter shall indicate the general details of the proposed subdivision or land development, transmit required fees, include a statement of the proposed use of lots, state the type of residential buildings with number of proposed dwelling units, type of business or industry, so as to reveal the effect of the development on traffic, fire hazard, or congestion of population, and present any other requirements of this chapter or Chapter 290, Zoning, not shown on plans.
B.
Application fee. In order to defray a part of the cost incurred by
the Borough for review of plans, review of agreements, inspection
of construction operations, inspection of improvements, and the acceptance
of such improvements, and for inspecting, approving and accepting
streets and improvements of preliminary plans, the Council shall establish,
by ordinance or resolution, a fee schedule for such cost of review.
C.
Copies of preliminary plan and supplemental information. Twelve prints and one paper reproducible of each drawing submitted as part of the preliminary subdivision or land development plan and all required supplementary data, prepared as required by the provisions of this chapter, shall be submitted to the Borough Building Inspector at least 10 days prior to the Planning Commission meeting at which it is to be presented for filing. At the time of submittal, such fees as may be required by Subsection B of this section shall be paid to cover the cost of review and processing.
D.
Filing of preliminary subdivision and/or development plan. At each
regularly scheduled monthly meeting of the Planning Commission, the
Borough Building Inspector shall present for filing all preliminary
subdivision and/or development plan applications received since the
last scheduled monthly meeting, but no later than the 10 days prior
to such meeting. Each such application received shall be recorded
in the minutes as having been filed with the Planning Commission for
review.
[Amended 10-6-1981 by Ord. No. 870; 3-16-1999 by Ord. No. 1094]
A.
Format.
(1)
The preliminary plan shall be clearly and legibly drawn. The plan
shall be prepared on sheets measuring no less than 17 inches by 22
inches and no more than 36 inches by 48 inches or multiples of these
sizes. The plan for a subdivision of six acres or less shall be drawn
at a scale of one inch equals 40 feet or less. Plans for a subdivision
of over six acres but less than 12 acres may be drawn at a scale of
one inch equals 40 feet or at a scale of one inch equals 100 feet.
Plans for subdivisions of 12 acres or more shall be drawn at a scale
of one inch equals 100 feet.
(2)
A title block shall be located in the lower right corner of each
sheet. Included in the title block shall be the name of the proposed
development or subdivision, graphic scale, written scale and date,
including the month, day and year that the original drawing was completed
and the month, day and year that the original drawing was revised
for each revision, if any, name of owner of record and developer or
subdivider, if different than owner, and the seal of the registered
engineer, architect, landscape architect or surveyor responsible for
the plan.
(3)
North point shall be known on the sheet.
(4)
The subdivision plan of three or less lots shall submit a plot plan and a statement of intent and purpose of said subdivision to the Planning Commission, who, after review, may determine that, due to the magnitude or nature of said subdivision, said subdivision should conform to part or all the regulations stipulated in this chapter. The subdivision of a parcel of ground into no more than one additional parcel shall also conform to only those requirements specifically set forth by the Planning Commission, but, in all cases, the minimum plan requirements as specified in § 250-12B and C shall apply.
B.
Other preliminary plan requirements.
(1)
Names of all abutting land areas, if any, with the book and page
numbers where recorded; names of owners of adjacent property.
(2)
A key map, for the purpose of locating the property being subdivided,
showing the relationship to adjoining property and to all streets,
roads, municipal boundaries, and recorded subdivision plans existing
within 1,000 feet of any part of the property.
(3)
Total tract boundaries of the property being subdivided, showing
bearings and distances, and a statement of total acreage of the property.
(4)
Zoning data, including any changes in the existing zoning to be requested
by the subdivider or developer. (If a zoning district change is being
considered or is pending which might affect the proposed subdivision,
the Borough shall so notify the subdivider or developer.)
(5)
Contour lines at intervals of two feet.
(6)
Location and elevation of the datum to which contour elevations refer;
datum used shall be a known, established bench mark.
(7)
All existing sewer lines, waterlines, fire hydrants, utility transmission
lines, culverts, bridges, railroads, watercourses, and other significant
man-made or natural features within the proposed subdivision or development
and within 50 feet of the boundaries of the proposed subdivision or
development.
(8)
All existing buildings or other structures, and the approximate location
of all existing tree masses, within the proposed areas.
(9)
All existing streets, including streets of record (recorded but not
constructed), on or abutting the tract, including names, right-of-way
width, cartway (pavement) widths and approximate grades.
(10)
Copies of existing and proposed deed restrictions, if any.
(11)
The plan of the entire proposed subdivision or land development,
including:
(a)
Location and width of all streets and rights-of-way, with a
statement of any conditions governing their uses.
(b)
Suggested street names and utility easement locations. (Street
names shall neither duplicate names of other streets nor have phonetic
similarity to other streets in the Borough or post office district.)
(c)
Proposed building setback lines along each street.
(d)
Lot lines with approximate dimensions.
(e)
A statement of the intended use of all nonresidential lots and
parcels.
(f)
Lot numbers and a statement of the total number of lots and
parcels and proposed house numbers, if feasible.
(g)
Proposed method of sanitary sewage disposal, including sanitary
and/or storm sewers (and other man-made or natural facilities), location
of all lines and any proposed connections with existing facilities,
as approved by the appropriate authority.
(h)
Parks, playgrounds, and other areas dedicated or reserved for
public use, with any conditions governing such use, including their
acreage.
C.
Supplementary data. The preliminary plan shall be accompanied by
the following supplementary data, as applicable:
(1)
Preliminary designs of any bridges or culverts which may be required.
Such designs shall meet all applicable requirements of the Pennsylvania
Department of Transportation and the Pennsylvania Department of Environmental
Protection.
(2)
Statement of the proposed use of lots, stating type of residential
buildings with number of proposed dwelling units, type of business
or industry, so as to reveal the effect of the development on traffic,
fire hazards, or congestion of population.
(3)
Proposed covenants and restrictions.
(4)
Evidence of a source of water supply.
(5)
Statement outlining the method to be used and provisions to be made
for sewage disposal, drainage and flood control.
(6)
If any zoning changes are contemplated by the subdivider, the proposed
zoning should be outlined.
A.
Review of preliminary subdivision and/or development plan.
(1)
When an application is received by the Borough Building Inspector,
copies of the prints and pertinent supplementary data shall be forwarded
to the following agencies for appropriate review:
(a)
Allegheny County Planning Commission (one copy).
(b)
Borough Engineer (one copy).
(c)
Other cognizant agencies, such as a school board or County Airport
Zoning Board, if deemed advisable (one copy).
(d)
Borough Building Inspector (one copy and one paper reproducible).
(e)
Borough Secretary (one copy).
(2)
No less than seven copies of the documents shall be retained for
the Borough Planning Commission review.
B.
By Allegheny County Planning Commission. One copy of the preliminary
subdivision or land development plan shall be transmitted to the County
Planning Commission by the Building Inspector for the review and report.
No application shall be approved until the county report is received
or until the expiration of 30 days from the date the application was
forwarded to the county.
C.
By Borough Engineer. The Borough Engineer shall review the preliminary
plan to determine its conformance to this chapter and accepted engineering
practice. Such review shall be transmitted to the Planning Commission
Secretary no later than 30 days from the date the application was
forwarded to the Borough Engineer.
D.
By other cognizant agencies. Other cognizant agencies should be requested
to comment on preliminary plans when deemed in the public interest.
Such requests should be made so as to provide the Planning Commission
comments from such agencies prior to the Planning Commission's
next regularly scheduled meeting.
E.
By Borough Planning Commission.
(1)
The Borough Planning Commission shall review the preliminary plan
during special sessions, in committee or in accordance with the procedure
by said Commission. Such review shall be to determine conformance
to the standards contained herein or advisable in the public interest.
(2)
At the next scheduled monthly meeting after filing of a preliminary
plan, the Borough Planning Commission shall review all comments received
regarding the preliminary plan. After such review, a decision shall
be reached regarding said preliminary plan.
A.
By Borough Planning Commission.
(1)
Said preliminary plan may be approved or disapproved by the Planning
Commission. In addition, the Planning Commission may give conditional
approval subject to change and modifications that the Planning Commission
considers to be minor in character but necessary for the land development's
or subdivision's compliance with the spirit and intent of this
chapter. Examples of such minor modifications may deal with location
of which exits onto major roads, proposed landscaping, placement of
parking areas, screening, fences, etc. Such changes requested by the
Planning Commission shall be recorded. In such a case, the final subdivision
or land development plan shall be prepared to include said modifications.
(2)
Within seven days after the meeting at which action is taken on the
preliminary plan by the Borough Planning Commission, the Planning
Commission Secretary shall notify the Borough Council and the subdivider
or developer of any action taken, including any recommendations for
changes or modifications. If review by the Borough Planning Commission
is unfavorable because the requirements of this chapter have not been
met, or the Borough Planning Commission deems changes or modifications
of the plan as submitted to be advisable or necessary, such decisions
and the reasons therefor shall also be given, in written form, citing
the provisions of this chapter relied upon, to the same groups or
individuals listed in this section.
(3)
Failure of the Planning Commission to render a decision and communicate
it to the applicant within 90 days and in a manner required herein
shall be deemed as approval of the application in terms as presented,
unless the applicant has agreed, in writing, to an extension of time
or change in the prescribed manner of presentation of communication
of decision, in which case failure to meet the extended time or change
in manner of presentation of communication shall have like effect.
B.
Effect and duration of approval. Approval of the preliminary plan
by the Commission shall not constitute final acceptance of the subdivision.
Preliminary approval shall be deemed to have lapsed unless an application
for final approval of at least a part of the preliminary plan is filed
within six months of the date of preliminary approval or an extension
is requested in writing by the subdivider and for good cause granted
by the Commission.
C.
Construction drawings.
(1)
Upon approval of the preliminary plan by the Planning Commission
and prior to the filing of the final plan, the subdivider shall present
to the Borough Building Inspector 12 copies of typical sections and
completed profiles of streets and other related improvements to be
constructed in the proposed subdivision. The Building Inspector shall
transmit copies of the typical sections and profiles to the Borough
Engineer, Planning Commission and other agencies concerned for study
and final recommendations.
(2)
Such construction drawings shall be in accordance with standards
of construction of West Mifflin Borough, and, upon approval of the
Borough Engineer and other concerned agencies, they shall become a
part of the final plan.
