[Ord. 1166, 8/27/1973, § 1167.01]
Initially, the owner or owners of land to be subdivided or developed
in accordance with these regulations shall consult with the Planning
Commission, the Township Secretary, the Township Engineer, the appropriate
sanitary authority and other applicable authority or the Allegheny
County Department of Planning and Development prior to the preparation
of a preliminary subdivision or development plat. Requirements for
major and minor streets, drainage, the relationship to other developments
existing and proposed, public areas and the relationship to the overall
Comprehensive Plan, should be determined, among others, in advance
of the preparation of a preliminary subdivision or land development
plat.
[Ord. 1166, 8/27/1973, § 1167.02]
1.
Application Letter. A letter of application (in two 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 and present any other requirements of this chapter or the Zoning Ordinance [Chapter 27] now shown on plats.
2.
Application Fee. In order to defray a part of the cost incurred by
the Township for review of plats, 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 plats, the Commissioners shall
establish, by ordinance or resolution, a fee schedule for such costs
of review.
3.
Copies of Preliminary Plat and Supplemental Information. Five prints of each drawing submitted as part of the preliminary subdivision or land development plat and all required supplementary data, prepared as required by the provisions of this chapter shall be submitted to the office of the Township Manager at least five 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 2 hereof shall be paid to cover the cost of review and processing.
4.
Receipt of Plat Application. When the application for approval of
the plat is received by the Township Manager, the date of receipt
shall be stamped thereon.
5.
Filing of Preliminary Development Plat. At each regularly scheduled
monthly meeting of the Planning Commission, the Township Manager shall
present for filing all preliminary subdivision and/or development
plat applications received since the last scheduled monthly meeting,
but not later than five 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.
[Ord. 1166, 8/27/1973, § 1167.03; as amended by
Ord. 2288, 4/12/2010]
1.
Format.
A.
All sheet sizes shall be of a standard size or model and shall be
a minimum of any multiple of 8 1/2 inches by 11 inches or 11
inches by 15 inches, 22 inches by 30 inches, 30 inches by 40 inches
or 42 inches by 60 inches.
B.
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 surveyor and/or engineer
seal of the registered engineer or surveyor responsible for the plat.
C.
North point shall be shown on the sheet.
D.
Scale shall be no larger than one inch equals 100 feet.
2.
Other Requirements. Any or all of the following requirements shall
be identified by the Planning Commission at the preliminary conference.
A.
Names of all abutting land areas, if any, with the book and page
numbers where recorded; names of owners of adjacent property.
B.
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 plats existing
within 200 feet of any part of the property.
C.
Total tract boundaries of the property being subdivided, showing
bearings and distances, and a statement of total acreage of the property.
D.
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 Township shall so notify the subdivider or developer.
E.
Contour lines at intervals of 10 feet.
F.
Location and elevation of the datum to which contour elevations refer;
datum used shall be a known, established bench mark.
G.
All existing sewer lines, water lines, 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 from the boundaries of the proposed subdivision
or development.
H.
All existing buildings or other structures, and the approximate location
of all existing tree masses, within the proposed area.
I.
All existing streets, including streets of record, (recorded but
not constructed on or abutting the tract, including names, rights-of-way
width, cartway pavement) widths and approximate grades.
J.
Copies of existing and proposed deed restrictions, if any.
K.
The full plat of proposed subdivision or land development, including.
(1)
Location and width of all streets and rights-of-way, with a
statement of any conditions governing their uses.
(2)
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 Township or Post Office district.
(3)
Proposed building setback lines along each street.
(4)
Lot lines with approximate dimensions.
(5)
A statement of the intended use of all nonresidential lots and
parcels.
(6)
Lot numbers and a statement of the total number of lots and
parcels, if feasible.
(7)
Method of sanitary sewage disposal including sanitary and/or
storm sewer and other drainage facilities, location of all lines and
any proposed connections with existing facilities, as approved by
the Township.
(8)
Parks, playgrounds and other areas dedicated or reserved for
public use with any conditions governing such use including their
acreage. The developer shall be required to set aside or dedicate
or reserve, as the case may be, 2/100 acre of land per dwelling unit
planned for the proposed subdivision. The precise location of such
areas shall as far as practicable, be deferred until an application
for final approval is filed so that flexibility of development, which
is a prime objective of this chapter, can be maintained. The Township
shall have the right to determine the specific location of such areas.
In addition, the Township shall have the right to determine
whether such areas shall be dedicated to the Township and maintained
by the Township, or whether such areas shall be reserved or set aside
to an association or organization to be established by the applicant
for the ownership and maintenance of such areas; that in such event
such organization or association shall not be dissolved nor shall
it dispose of such areas by sale or otherwise, except to an organization
or association conceived and established to own and maintain such
areas, without first offering to dedicate the same to the Township.
In the event that the Township determines that the land proposed
to be set aside, dedicated or reserved, as hereinabove set forth,
is of such size, topography or location in the proposed development
that the Board of Commissioners of the Township would determine that
the same is unacceptable to the Township, the Township reserves the
right and privilege in lieu of the setting aside or dedication or
reservation of such land, to require the developer to pay to the Township
cash in such amount as shall be determined by the appraisal of the
tract proposed to have been set aside or dedicated or reserved by
the developer. Such appraisal shall be made by an independent appraiser
to be selected by the Township and the developer and the appraisal
fee shall be paid by the developer. The appraisal of such land shall
be in accordance with its fair market value as the same is defined
in the Eminent Domain Code, 26 Pa.C.S.A. § 101 et seq.,
as of the date upon which the application for final plat approval
is approved by the Board of Commissioners of the Township.
(9)
Conformance with the design standards and improvement specifications
in Part 6.
(10)
Grading plan and location of conservation measures used to minimize erosion and sedimentation in accordance with the Township Grading Ordinance [Chapter 9, Part 1]. See also the Soil and Sedimentation Handbook available from Allegheny County and advice from the United States Department of Agriculture Soil and Conservation Service available free.
3.
Supplementary Data. The preliminary plat shall be accompanied by
the following supplementary data as applicable:
A.
Preliminary designs of any bridges or culverts which may be required.
Such designs shall meet all applicable requirements of the Department
of Environmental Protection and/or the Pennsylvania Department of
Transportation.
[Ord. 1166, 8/27/1973, § 1167.04; as amended by
Ord. 1307, 6/26/1978, § 1; and by Ord. 1726, 10/14/1991,
§ 22-404]
1.
Review of Preliminary Plat. When an application is received by the
Township Manager, copies of the prints and pertinent supplementary
data shall be forwarded to the following agencies for appropriate
review:
2.
By Allegheny County Department of Planning and Development. If applicable,
one copy of the preliminary subdivision or land development plat shall
be transmitted to the Allegheny County Department of Planning and
Development by the Township Manager for review and report.
3.
By Other Cognizant Agencies. Other cognizant agencies should be requested
to comment on preliminary plats 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.
4.
By the Township Planning Commission. The Township Planning Commission
shall review the preliminary plat during regular or special sessions,
in committee or in accordance with the procedure prescribed by the
Township Planning Commission. Such review shall be to determine conformance
to the standards contained herein or advisable in the public interest.
5.
At the next scheduled monthly meeting after the filing of a preliminary
plat, the Township Planning Commission shall review all comments received
regarding the preliminary plat. After such review, a decision shall
be reached regarding the preliminary plat. That the Planning Commission
shall give public notice as defined in this chapter, of every public
meeting held by it, together with the agenda for such meeting.
[Ord. 1166, 8/27/1973, § 1167.05; as amended by
Ord. 2288, 4/12/2010]
1.
Approval of Plats. All applications for approval of a plat (other
than those governed by Article VII of the Municipalities Planning
Code, 53 P.S. § 10701 et seq.), whether preliminary or final,
shall be acted upon by the Board of Commissioners within such time
limits as may be fixed in this chapter but the Board of Commissioners
shall render its decision and communicate it to the applicant not
later than 90 days following the date of the regular meeting of the
Board of Commissioners next following the date the application is
filed or after a final order of court remanding an application, provided
that should the said next regular meeting occur more than 30 days
following the filing of the application or the final order of the
court, the said ninety-day period shall be measured from the thirtieth
day following the day the application has been filed.
A.
The decision of the Board of Commissioners shall be in writing and
shall be communicated to the applicant personally or mailed to him
at his last known address not later than 15 days following the decision.
B.
When the application is not approved in terms as filed the decision
shall specify the defects found in the application and describe the
requirements which have not been met and shall, in each case, cite
to the provisions of the statute or ordinance relied upon.
C.
Failure of the Board of Commissioners to render a decision and communicate
it to the applicant within the time and in the manner required herein
shall be deemed an 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 the decision, in which case, failure to meet the extended time
or change in manner of presentation of communication shall have like
effect.
2.
Effect of Approval. Approval of the preliminary subdivision or land
development plat shall not constitute final acceptance of the subdivision
or land development or plats thereof. The procedures outlined in Part
5 must be complied with.
