Sketch plan information. Preapplication sketch plans should
show or be accompanied by the following information:
A.
A brief narrative describing the proposed project.
B.
A site plan, drawn to scale.
C.
Names and addresses of the landowner, developer and applicant.
D.
Name of the firm that prepared the plan, if applicable.
E.
Location map, at scale, that clearly identifies the location of the
property.
F.
North arrow, written and graphic scales.
G.
Significant natural and man-made features (e.g., floodplains, watercourses,
existing stormwater management facilities, tree masses, undermined
areas, existing structures, etc.).
I.
Proposed street, parking, building and lot layout.
J.
Existing zoning of subject property and zoning of adjacent property.
K.
Approximate location and type of any existing utilities and easements.
L.
Statement explaining the proposed method of water supply and sewage
disposal.
M.
Legend.
N.
Any other relevant information.
Preliminary plan application contents. All applications submitted
for preliminary approval shall show or be accompanied by the following
information:
A.
Project description.
(1)
A brief narrative describing the proposed project.
(2)
Title block containing the name of the proposed project, Municipality
of Monroeville, the project number assigned by the firm that prepared
the plans, the plan date, and dates of all plan revisions.
(3)
All documents submitted shall be clearly marked as "Preliminary Plan."
(4)
Name, address, and phone number of the owner of record, developer,
and applicant.
(5)
Name, address, and phone number of the firm that prepared the plans;
and name, signature, registration number, and seal of engineer, surveyor,
landscape architect, and/or architect involved in the preparation
of the plans.
(6)
North arrow and graphic scale.
(7)
Site location map, taken from a USGS quadrangle map. The location
map shall be at scale and of size sufficient to show clearly where
the project is. Include quadrangle sheet name.
(8)
Entire tract boundary with bearings and distances as shown by deed,
and the total acreage of the entire tract. If the proposed project
is located in two or more municipalities, show municipal boundary
lines on the plan.
(9)
Existing platting of land adjacent to the site, and the names of
any adjacent landowners not in a previously recorded plan.
(10)
Schedule of zoning district requirements, including area and
bulk regulations, density, coverage, and building and yard requirements.
Show zoning of all adjacent land.
(11)
List any variances or other zoning approvals which are being
requested or which have been granted by the Municipality.
(12)
List, with supporting evidence for the request, any modifications
or waivers of subdivision and land development regulations that are
requested.
B.
Existing conditions.
(1)
Contours, shown at two-foot vertical intervals; except, where slopes
exceed 35%, at five-foot intervals. Show existing contours with dashed
lines and number clearly. State location and elevation of datum to
which contour elevations refer. Datum used shall be a known, established
benchmark. Contours plotted from USGS quadrangle maps shall not be
acceptable.
(3)
Soils. Identify soil series as shown in the Soil Survey of Allegheny
County. Plot soil limit lines on the base map.
(4)
Regulated waters of the commonwealth and required setback as defined in Title 25, Environmental Resources, Chapter 105, Dam Safety and Waterway Management.[1] If any part of the site lies within a floodplain, as indicated on a certified FEMA map, refer to Chapter 359, Zoning, of the Code of the Municipality of Monroeville, for further requirements to be shown on the plan.
(5)
General vegetative cover. Provide a brief description of the general vegetative cover of the site (meadows, wetlands, wooded, etc.). Show approximate location of any woodlands or groves, as defined in Article IV. Show number, species, size and approximate location of all trees with a dbh of 24 inches and over proposed to be disturbed.
(6)
Significant natural features, including plant and wildlife habitat
areas for rare or endangered species, wetlands, or any other natural
feature identified in the Allegheny County Natural Heritage Inventory.
(7)
Potentially hazardous features, including quarry sites, surface and
subsurface mines, undermined areas, underground fires, solid waste
disposal sites, contaminated areas, and landslide-prone areas. Show
approximate location and cite source information.
(8)
Significant cultural features, including cemeteries, burial sites,
archeological sites, historic buildings, structures, plaques, markers,
or monuments. Show approximate location and cite source information.
(9)
Existing structures. Show location and type. If an existing structure
is proposed to be demolished, show clearly on the plans.
(10)
Existing streets, roads, alleys, driveways, or other means of
access located on or within 100 feet of the site. Include name, jurisdiction
of ownership, width and location of right-of-way and existing grades.
(11)
Existing utilities and stormwater management facilities, including
any related easements or rights-of-way. Show location. Identify purpose
and ownership.
(12)
Location, ownership, and type of any other easements or rights-of-way
including railroads, trails, gas or oil wells and gas or oil transmission
lines, etc.
(13)
Airport noise contours and airport hazard areas. Show location
and cite source information.
(14)
Private water supply wells.
C.
Proposed conditions. For all proposed subdivisions and land developments,
the following information shall be provided:
(1)
Tabulation of site data, including total acreage of land to be subdivided,
number of lots, proposed density, number of dwelling units, and acreage
of any proposed open space or other public/common areas. For nonresidential
developments, show the total square footage of all proposed buildings,
percent lot coverage, the number of parking spaces required, and the
number provided.
(2)
All required yards and building setback lines. Show any required
buffer yards.
(3)
Proposed streets. Show location, width of cartway, right-of-way,
name and proposed ownership. Provide center-line profiles for all
proposed streets or any existing streets to be improved.
(4)
Proposed lot layout. Show lot widths and lot lines in scaled dimensions,
and lot areas in square feet. Show proposed lot numbers.
(5)
For nonresidential and multifamily developments, show proposed buildings,
parking areas, access drives, driveways, and any other significant
proposed feature.
(6)
Proposed utilities and related easements. Show points of connection
to existing utilities.
(7)
Location of all existing and proposed fire hydrants, Fire Department
connections, fire lanes and other items that may be required by the
Municipality's Fire Official.
(8)
Proposed pedestrian and bicycle circulation routes, including any
easements or rights-of-way.
(9)
Proposed public or semipublic areas, reserved areas, open space areas,
and any related conditions or restrictions.
(10)
Proposed grading plan: developed in accordance with Chapter 243, Land Disturbance, of the Code of the Municipality of Monroeville.
(11)
Proposed stormwater management plan: developed in accordance with Chapter 319, Stormwater Management, of the Code of the Municipality of Monroeville.
(12)
Preliminary soil erosion and sedimentation pollution control
plan.
D.
Other required information.
(3)
Turning templates analysis for emergency and delivery vehicle access.
As required by the Municipality.
(4)
Geotechnical report. Developed in accordance with Chapter 243, Land Disturbance, and Chapter 359, Zoning.
(a)
Subsidence risk assessment. Where evidence exists that subsurface
mining has occurred 100 feet or less below the surface of the site
proposed for development, a subsidence risk assessment, prepared by
a qualified professional geotechnical engineer, shall be provided.
(b)
Soil contamination assessment. Where the proposed subdivision
or land development site contains any hazardous substances, then a
geotechnical report and a remedial investigation/feasibility study
shall be provided.
(5)
Sewage facilities planning module. A copy of the completed Application
for Sewage Facilities Planning Module, as filed with the Pennsylvania
Department of Environmental Protection or the Allegheny County Health
Department; or a letter from the appropriate department stating that
a sewage facilities planning module is not required.
(6)
Existing restrictions. Where the land proposed to be developed or
subdivided contains any existing covenants, grants of easement, private
deed restrictions, or other restrictions, a copy of the recorded document,
or, in the absence of a recorded document, then a letter from the
holder of the restriction stating any conditions on the use of the
land.
(7)
Schedule of phased developments. If the applicant proposes to construct
the development in phases, the applicant must submit a schedule of
the projected dates that the final application for each phase will
be filed.
(8)
Other service provider documentation. Documentation that the required
information was transmitted to appropriate service providers shall
be included with an application for preliminary approval. Responses
from service providers indicating their ability to provide service
to the proposed development may be required prior to final approval.
Final plan application content. All applications submitted for
final approval shall include, in accurate and final form, all of the
information required for preliminary plan submittals. Applications
for final approval shall also include the following:
A.
Final plat, if applicable, in accurate and final form for recording.
The final plat shall include the following:
(1)
Title block, placed in the lower right hand corner and containing
the following information:
(a)
The name and location of the subdivision or land development,
the plan date, and the date of any revisions.
(b)
The name and plan book volume and page numbers of the previously
recorded plan, if any.
(c)
Name, address, and phone number of the owner of record and the
developer.
(d)
Name, address, and phone number of the firm that prepared the
plans, and the name, seal, and registration number of the surveyor
who prepared the plan.
(e)
Sheet number, North arrow, and graphic scale.
(2)
Tract boundaries, right-of-way lines of streets, easements, and other
right-of-way lines with accurate distances to hundredths of a foot
and bearings to one-quarter of a minute. Tract boundaries shall be
determined by field survey only and shall be balanced and closed.
Surveys shall be prepared in accordance with the standards contained
in the Allegheny County Subdivision and Land Development Ordinance,
latest edition.
(3)
Complete curve data for all curves included in the final plat, including
radius, arc length, chord bearing and chord distance.
(4)
Location, type, and size of all monuments and lot line markers. State
whether found, set, or to be set.
(5)
Approved street names and street right-of-way widths.
(6)
Lot numbers, lot dimensions, lot areas in square feet, and building
setback lines.
(7)
Tabulation of area data, including lots, parcels, units, areas dedicated
for rights-of-way, etc., and total plan area.
(8)
Lot and block or Tax Map parcel numbers.
(9)
Easements and rights-of-way for all public and private improvements,
including widths, purposes, and limitations, if any.
(10)
Accurate dimensions, acreage, and purpose of any property to
be reserved as public or common open space.
(11)
Platting of adjacent property and the names of the adjacent
property owners.
(12)
Site location map, taken from a USGS quadrangle map. The location
map shall be at scale and of size sufficient to show clearly where
the project is. Include quadrangle sheet name.
(13)
All certifications, dedications, and acknowledgements, as required
by the Allegheny County Subdivision and Land Development Ordinance,
latest edition.
(14)
Plats which require access to a road under the jurisdiction
of the Pennsylvania Department of Transportation shall contain a notice
that, before driveway access is permitted, a highway occupancy permit
is required pursuant to Section 420 of the Act of June 1, 1945, known
as the "State Highway Law."[1]
[1]
Editor's Note: See 36 P.S. § 670-420.
(15)
Notation on the plan of any modifications or waivers granted
to the provisions of this chapter.
B.
Land development plans. In addition to the above final requirements,
land development plans shall include the following information:
(1)
Final site plan. Shall comply with all preliminary plan requirements.
(2)
All documents submitted shall be clearly marked as "Final Plan."
(4)
Final stormwater management plan. Developed in accordance with Chapter 319, Stormwater Management.
(5)
Final soil erosion and sedimentation pollution control plan. As submitted
to the Allegheny County Conservation District (ACCD), and evidence
that the ACCD has issued a finding of adequacy.
C.
Construction plans for public and private improvements, prepared
by a registered professional, drawn at a scale no smaller than one
inch equals 50 feet on sheets measuring 24 inches by 36 inches. The
construction plans shall show the following:
(2)
Plan and center-line profile drawings of each street in the plan
and extending at least 200 feet beyond the plan. Plans and profiles
shall include complete curve information.
(3)
At least three cross sections at intervals no greater than 50 feet
and at all intersections, extending at least 50 feet from the street
center line to each side, or extending 25 feet from the right-of-way
line to each side, whichever is greater.
(4)
The location of all existing and proposed sanitary sewers, storm
sewers, manholes, catch basins, and endwalls within the site, and
all necessary extensions thereof beyond the site.
(5)
By plan, all pipe sizes, distances, and directions of flow. Show
sanitary sewer wye locations, including a station for each wye as
measured from the center of the downstream manhole.
(6)
By profile, all pipe sizes, materials, distances, and grades; and
top and invert elevations of all manholes, catch basins, and end walls.
Show existing and proposed ground.
(7)
All construction details for stormwater detention facilities and
stormwater BMPs, including but not limited to any intake control structures,
discharge control structures, underground storage tanks, sumps, and
stormwater detention basins.
(8)
The locations of all other existing and proposed utilities, including
gas, water, fire hydrants, electric, telephone, and cable TV.
(9)
All easements and rights-of-way for public improvements, including
purpose of the easement.
D.
Permits and approvals. The applicant shall submit certified copies
of all permits and approvals required by applicable federal and state
laws and county codes and regulations, including but not limited to
the following:
(1)
Allegheny County Conservation District adequacies and permits.
(2)
Federal Aviation Administration and PennDOT Bureau of Aviation approvals
where required.
(3)
Pennsylvania Department of Environmental Protection sewage facilities
permits, general permit, wetland encroachment permits, stream encroachment/obstruction
permits, etc.
(4)
County of Allegheny and Commonwealth of Pennsylvania permits for
any proposed roads or driveways.
(5)
Water supply certification as required by § 324-34A(3).
