This article shall apply to major subdivisions as defined in §
360-5B of this chapter.
All applications. All applications for preliminary approval
of a major subdivision shall include the following:
A. Ten copies of the completed application form supplied by the Borough.
B. Application filing fee, as required by §
360-100A of this chapter.
C. Proof
of proprietary interest.
D. Written
evidence of compliance with all other Borough, county, state or federal
permits required for the plan, if any.
E. Ten copies
of a preliminary plat, prepared and sealed by a Pennsylvania registered
professional land surveyor, drawn at a scale of not less than one
inch equals 100 feet, all drawings on sheets not exceeding 34 inches
by 44 inches, containing the following information:
(1) A boundary survey by a registered professional land surveyor and
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) 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.
(4) The name and address of the developer and, if the developer is not
the landowner, the name and address of the landowner.
(5) 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.
(6) A graphic scale, North point and date.
(8) Date of preparation. All revisions shall be noted and dated.
(9) The existing platting of land adjacent to the site, including the
names of adjoining owners, and all existing sewers, water mains, culverts,
petroleum or gas lines and fire hydrants on the site or within 100
feet of the site shall be shown.
(10)
The names of all adjoining subdivisions.
(11)
Existing watercourses, wetlands, tree masses and other significant
natural features.
(12)
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.
(13)
Areas subject to periodic flooding, if any, as identified on
the current Official Map for the Borough issued by the Federal Insurance
and Mitigation Administration.
(14)
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.
(15)
Contours at intervals of elevation of not more than five feet
where the slope is greater than 10% or greater and at intervals of
not more than two feet where the slope is less than 10%.
(16)
A slope map showing the location and the area of land in square
feet which has a slope of 25% or greater and 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.
(17)
Written or graphic evidence that all earthmoving activities
shall conform to all requirements for grading and excavation enacted
by the Borough.
(18)
A soils map identifying soils which are landslide-prone, if
any.
(19)
Existing streets and rights-of-way on or adjoining the site,
including dedicated widths, roadway widths, approximate gradients,
types and widths of pavements, curbs, sidewalks and other pertinent
data.
(20)
Existing and proposed easements, locations, widths and purposes.
(21)
Location, width and approximate grade of all proposed streets,
and the cuts or fills on said streets at fifty-foot intervals.
(22)
The layout of lots (showing scaled dimensions), lot numbers
and the area of lots in square feet.
(24)
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.
(25)
Tabulation of site data, 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.
(26)
The location of all existing sewer lines, culverts, or other
underground structures, with pipe sizes and types, together with a
preliminary layout of necessary extensions of, or additional, sewer
lines, or other proposed underground utilities, and indicating easements
for public utilities, sewage and drainage.
(27)
Feasibility of proposals for disposition of stormwater and sanitary
waste.
(28)
Proposed private improvements, if any.
(29)
Written or graphic evidence that all plans will conform to the
Borough construction standards.
(30)
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) and that the approvals
of the Whitaker Borough Planning Committee and Borough Council are
conditional, subject to action of the Pennsylvania Department of Transportation
pursuant to application for a highway occupancy permit.
(31)
Soil erosion and sedimentation control plan and narrative.
(32)
If required by law, evidence that Soil erosion and sedimentation
control plans have been submitted to the Allegheny County Conservation
District and that the applicant has paid all applicable review fees
and the NPDES permit has been issued.
(33)
Plan monumentation, as required by §
360-78 of this chapter.
F. In the case of a plan which proposes 25 or more dwelling units, a
traffic study prepared in accordance with § 360-52A(6).
G. Wherever public improvements are proposed or 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
geotechnical 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.
H. Stormwater management plan and calculations required by §
360-88 of this chapter.
I. A written statement requesting any waivers or modifications to this chapter in accordance with Article
IX, if applicable.
J. A written statement identifying any zoning variances which will be
needed or which have been granted to the property by the Zoning Hearing
Board.
All applications for final approval of a major subdivision shall
include the following:
A. Ten copies of the completed application form supplied by the Borough.
B. Application filing fee, as required by §
360-100A of this chapter.
C. One copy of the approved preliminary plat.
D. Written evidence of compliance with all other applicable Borough,
county, state or federal regulations or permits.
E. Ten copies of the final plat, prepared and sealed by a Pennsylvania
registered professional land surveyor, in accurate and final form
for recording drawn to a scale not less than one inch equals 100 feet
on sheets not exceeding 24 inches by 36 inches which clearly delineates
the following:
(1) The name of the subdivision.
(2) The name and address of the developer, and, if the developer is not
the landowner, the name and address of the landowner.
(3) The name, address, signature, license number and seal of the registered
land surveyor who prepared the plat.
(4) The North point, graphic scale and date.
(5) Accurate boundary lines, with dimensions and bearings. The boundary
of the tract shall be determined by an accurate survey in the field
which must be balanced and closed and certified to be correct by a
registered land surveyor.
(6) Accurate locations of all existing and recorded streets intersecting
the boundaries of the tract of land described in the final plat.
(7) Lot numbers, dimensions of each lot and the area of each lot, in
square feet. All lots shall be numbered consecutively.
(8) All dimensions shall be shown to the nearest 0.01 foot, United States
Standard measure.
(10)
The location and dimensions of all 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, if any.
(12)
Street names, which do not duplicate or sound like an existing
street name in the 911 service area;
(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 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) and that the approvals
of the Whitaker Borough Planning Committee and Borough Council are
conditional, subject to action of the Pennsylvania Department of Transportation
pursuant to application for a highway occupancy permit.
(16)
If applicable, a notation on the plat regarding any zoning variances
granted by the Zoning Hearing Board, including the date of the decision,
the appeal number and the nature of the variance granted.
(17)
Location, type and size of all monuments and lot markers in accordance with the standards and requirements of §
360-78 of this chapter and the Allegheny County Subdivision and Land Development Ordinance and an indication of whether they were found or set.
(18)
Soil erosion and sedimentation control plan and narrative.
(19)
Where applicable, evidence of approvals from the Allegheny County
Soil Conservation District, Pennsylvania Department of Environmental
Protection or the U.S. Army Corps of Engineers and any other applicable
county, state or federal agency.
(20)
Spaces for the signatures of the Chairman and Secretary of the
Planning Committee; the President and Secretary of Borough Council;
the Borough Engineer; and dates of approval.
(21)
Certification clauses required by the Allegheny County Subdivision
and Land Development Ordinance.
F. Certificate of completion of public improvements in the plan or a performance bond to guarantee proper installation of the public improvements in the plan, as required by §
360-30 of this chapter.
G. Amenities bond, if required by §
360-31 of this chapter.
H. Development agreement required by §
360-32 of this chapter.
I. Two copies of construction plans for public improvements prepared
by a registered professional engineer drawn on sheets measuring 24
inches by 36 inches showing the following:
(1) Conformity with the design standards specified in Article
VIII of this chapter and the Borough 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 sewer pipes shall
show any crossing sanitary sewer lines, water lines or other utility
lines. 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, or to the limits of grading,
whichever is greater.
(4) 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.
(5) All construction drawings shall be prepared according to accepted
engineering practice.
J. Final grading plan which demonstrates compliance with all requirements
for grading and excavating enacted by the Borough.
K. Plans showing compliance with recommendations of the Soils Report
or Wetlands Delineation Report, if applicable.
L. Final design of stormwater management facilities and final calculations as required by §
360-88A of this chapter.
When requested by the developer, in order to facilitate financing,
Borough Council shall furnish the developer with a signed copy of
a resolution indicating approval of the final plat contingent upon
the developer executing the development agreement and posting any
required performance bond. The final plat shall not be signed nor
recorded until the performance bond is posted and the development
agreement is executed. The resolution shall expire and be deemed to
be revoked if the performance bond is not posted and the development
agreement is not executed within 90 days, unless a written extension
is granted by Borough Council. Such extension shall not be unreasonably
withheld and shall be placed in writing at the request of the developer.
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. The procedure for posting the amenities bond shall be the same as that required by §
360-30 of this chapter for posting a performance bond, except that the estimate of the cost of completion of the required private improvements shall be prepared by the applicant's or developer's engineer and shall be certified by such engineer to be a fair and reasonable estimate of such costs. The Borough, upon the recommendation of the Borough Engineer, may refuse to accept such estimate for good cause shown. Disputes shall be resolved in accordance with the procedure specified in §
360-30.
Upon approval of a final plat by the Borough, the developer
shall, within 90 days of such final approval or 90 days after the
date of delivery of an approved plat signed by the governing body
following completion of conditions imposed for approval, whichever
is later, record such plat in the Allegheny County Department of Real
Estate (formerly known as the Office of the Allegheny County Recorder
of Deeds).
Within 90 days of the date of recording of the final plat in
the Allegheny County Department of Real Estate (formerly known as
the Office of the Allegheny County Recorder of Deeds), the applicant
shall deliver to the Borough Secretary one Mylar and three paper prints
of the final plat as recorded, containing all required signatures
and dates of approval.