[Ord. 418, 1/29/2014]
Based upon the application submission requirements specified in this Part of this chapter, a developer and/or landowner shall provide the Township with plans, reports and analyses as part of the preliminary and final application submissions. The specifications, contents and requirements of these plans, reports and analyses are described in § 22-302 through § 22-320. Sections 22-302 through 22-314 generally applies to preliminary applications. Sections 22-315 through 22-320 generally applies to final applications.
[Ord. 418, 1/29/2014]
1.
A preliminary plat containing the following information, shall be
provided to the Township:
A.
A boundary survey by a surveyor and topographical survey of the total
proposed subdivision by an engineer or surveyor. If the developer
and/or landowner intends to develop a tract of land in phases, the
preliminary plat shall include the total tract. The total plan area,
in acreage shall be stated on the plan.
B.
The proposed name of the subdivision or land development.
C.
The name, address, certification and seal of the registered landscape
architect, engineer or surveyor who prepared the plat and the registered
surveyor who completed the survey shown on the plat.
D.
The names and addresses of the developer and/or landowner and, if
the developer is not the landowner, the names and addresses of the
landowner.
E.
The names of all adjoining property owners.
F.
The proposed street layout in the subdivision indicating whether
the streets are proposed to be public or private.
G.
The layout of lots (showing scaled dimensions), lot numbers and the
area of each lot in square feet.
H.
Parcels of land proposed to be reserved for schools, parks, playgrounds
or other public, semipublic or community purposes, if any.
I.
A legend of symbols, lines and appropriate explanatory notes.
J.
Front yard, side yard and rear yard setback lines and any required
bufferyards.
K.
Zoning classification of the area to be developed and/or subdivided.
L.
The graphic scale, north arrow and application date.
M.
Existing and proposed easements including locations, widths and purpose.
N.
A location map showing the subdivision name and location, major existing
thoroughfares related to the subdivision, including the distance therefrom.
The location map shall also include a title, graphic scale and north
arrow.
O.
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.
P.
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.
Q.
Proposed public improvements. The size of each should be shown and
the location of or distance to each existing utility indicated.
R.
The existing platting and zoning classification of land adjacent
to the subdivision, including land located across a public or private
street or other right-of-way. All existing buildings, sewers, water
mains, culverts, petroleum or high-pressure gas lines, oil wells and
fire hydrants on the site or within 200 feet of the site shall be
shown.
S.
Existing watercourses, wetlands and other significant natural features,
including tree lines.
T.
Areas subject to periodic flooding, as identified on the current
Flood Insurance Rate Map for the Township issued by the Federal Emergency
Management Agency.
U.
Declarations shall be in accordance with such formats as required
by the Township and Allegheny County. Additional declarations may
be required.
[Ord. 418, 1/29/2014]
Contours shall be illustrated 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.
[Ord. 418, 1/29/2014]
1.
At a minimum, the applicant shall conduct a preliminary geotechnical investigation as outlined in this section. The intent of the preliminary investigation is to determine the general geologic and subsurface conditions at the site and their impact on development, especially with respect to limitations/constraints on site grading, including cut slope and fill embankment construction and the capacity of natural soils to support development. The preliminary investigation is not to be considered a final, detailed, or comprehensive investigation of proposed site grading, but only a preliminary evaluation of anticipated limitations. It should be an aid to developing conceptual site grading and development plans. This investigation shall include consultation and review of existing maps, such as, but not limited to: Map of Zones Where Land Use Can Be Affected by Landslides, Flooding, and Undermining, Allegheny County, PA, by Reginald P. Briggs and William R. Cohl, 1975, USGS Map MF-685D; Coal Resources of Allegheny County, PA, Part 1, Coal Crop Lines, Mined-Out Areas and Structure Contours, compiled by Clifford H. Dodge, Mineral Resource Report 89, 1985, by PADEP; Soil Survey of Allegheny County, PA, by United States Department of Agriculture, Soil Conservation Service.
2.
The following requirements are encouraged, but not required as part
of the preliminary geotechnical investigation:
A.
Standard penetration tests (SPTs) should be conducted in all test
borings at no greater than three-foot vertical intervals in the soil
mantle of all borings in compliance with American Society for Testing
and Materials (ASTM) Test Designation: D158684. Where SPT refusal
on bedrock is encountered prior to reaching the required depth, continuous
NX, NQ or NQ-2 rock cores should be procured as required for the engineering
analysis. Thin-walled steel (shelby) tube samples of relatively undisturbed
soil samples should be procured from selected borings, if and where
required for physical laboratory testing to determine relevant soil
properties for the preliminary engineering analysis.
B.
Groundwater encountered in each test boring should be recorded during
drilling operations and 24 hours after completing each boring.
C.
The borings must be accurately located in the field. Ground surface elevations must be obtained at each boring. Final boring locations and their ground surface locations must be shown on a scaled topographical survey in accordance with § 22-303.
D.
A suitable boring log should be provided for each boring. At minimum,
the logs should include: boring designations; SPT results; depths
of strata encountered; percent core recoveries and rock quality designations
(RQDs) of rock cores; date boring was drilled; groundwater information;
types and descriptions of geomaterials encountered; comments or notes
regarding voids, boulders, obstructions, or any other unusual subsurface
conditions encountered.
E.
A written report prepared and signed by the professional geotechnical engineer licensed in the Commonwealth of Pennsylvania performing the preliminary investigation shall be submitted to the Township. The report should, at a minimum, include: a description of the existing surface and subsurface site conditions; a review of the site geology and geohydrology; a discussion of any slope movements, sloughs, landslides, rock falls, or mining on or adjacent to the site, and an evaluation of their existing and/or potential impact on the site; the test boring logs and laboratory test results and the to-scale boring location plan described above in § 22-305, Subsection 4. The report should also include preliminary geotechnical engineering recommendations regarding apparent limitations/constraints on grading for land development, including apparent stable grades for proposed cut slopes and fill embankments. Any general measures required to provide for long-term stability, including, but not limited to, drainage requirements, benching, erosion protection, and subgrade preparation should also be discussed in the report. This preliminary investigation report will not be considered a detailed engineering evaluation of site grading. The Township Engineer will review the report and will provide a summary recommendation to the Community Development Director and Planning Commission.
3.
Pending the results of the preliminary slope stability investigation,
the Township's Geotechnical Engineer may request a comprehensive slope
stability investigation.
[Ord. 418, 1/29/2014]
1.
The intent of the comprehensive investigation is to determine the
stability of proposed grading operations and develop detailed engineered
measures to provide for long-term slope stability. Test borings extending
to sufficient depths to evaluate proposed grading should be performed.
Specifically, borings should be located at the toes (base) of proposed
fill embankments supporting roads or structures, or are eight feet
or greater in height and will be graded to a slope steeper than four
horizontal to one vertical. Sufficient borings should be located in
cut slope areas supporting roads or structures, or that is greater
than six feet in height and will be graded to a slope steeper than
4 1/2 horizontal to one vertical. The borings should extend at
least to bedrock surface, but must also extend to a depth of at least
five feet beyond the anticipated cut depth.
2.
Standard penetration tests (SPTs) should be conducted in all test
borings at no greater than three-foot vertical intervals in the soil
mantle of all borings in compliance with American Society for Testing
and Materials (ASTM) Test Designation: D1586-84. Where SPT refusal
on bedrock is encountered prior to reaching the required depth, continuous
NX, NQ, or NQ-2 rock cores should be procured as required for the
engineering analysis. Thin-walled steel (shelby) tube samples of relatively
undisturbed soil samples should be procured from selected borings,
if and where required for physical laboratory testing, to determine
relevant soil properties for the engineering analysis.
3.
Groundwater encountered in each test boring should be recorded during
drilling operations 24 hours after completing each boring.
4.
The borings should be accurately located in the field. Ground surface elevations should be obtained at each boring. The final boring locations and their ground surface locations must be shown on a to-scale topographical survey (in accordance to § 22-303) that includes existing contours and proposed site grading contours.
5.
A suitable boring log should be provided for each boring. At minimum,
the logs should include: boring designation; SPT results; depths of
strata encountered; percent core recoveries and rock quality designations
(RQDs) of rock cores; date boring was drilled; groundwater information
(minimum zero-hour and twenty-four hour readings); types and descriptions
of geomaterials encountered; comments or notes regarding voids, boulders,
obstructions, or any other unusual subsurface conditions encountered.
6.
A professional geotechnical engineer licensed in the Commonwealth
of Pennsylvania shall complete a quantitative slope stability analysis
of proposed cut slopes and fill embankments. At minimum, test boring
and relevant laboratory soil or rock test results, site groundwater
and surface water findings, anticipated surcharge and/or hydrostatic
loads/conditions and any other factors affecting the proposed slopes
should be included in the analysis. The slope stability analysis must
be based on a method accepted by the geotechnical engineering community,
and that has been published in an accepted engineering text book,
journal, or proceedings. The analysis should ultimately provide a
factor of safety (FS) against movement/failure of the proposed slope.
A slope will generally be considered stable in the long term when
the FS > 1.5, unless special circumstances,
as approved by the Township, should be allowed. Various slope/embankment
construction scenarios can be analyzed by the engineer, but no proposed
slopes/embankments indicating a FS less than that approved will be
deemed acceptable.
7.
The written report, prepared and signed by the professional engineer performing the slope stability analyses, shall be submitted to the Township. The report should, at minimum, include: a description of the existing surface and subsurface site conditions; a review of the site geology and geohydrology; a discussion of any slope movements, sloughs, landslides, rock falls, or mining on or adjacent to the site, and an evaluation of their existing and/or potential impact on the site; subsurface profile drawings depicting all relevant parameters of the slopes that were analyzed; a discussion of the slope stability analyses; conclusion(s) regarding the stability of proposed site grading; the test boring logs and laboratory test results; a copy of the calculations/computer output for the stability analyses; and the to-scale boring location plan described above in Subsection 4. With respect to slope stability, the report should also include recommendations, as required for: grades for stable cut slopes and fill embankments; drainage requirements; subgrade preparations; benching requirements; suitable fill material, compaction, and moisture requirements, erosion protection requirements, retaining structures, if necessary; and limitations or constraints to proposed slope construction. The report will generally be reviewed by the Township Engineer and shall provide a summary recommendation to the Community Development Director and the Planning Commission.
[Ord. 418, 1/29/2014]
1.
The applicant shall describe the following existing characteristics
about the site proposed for development:
A.
Total site acreage.
B.
Existing zoning district(s), land use(s) and covenants.
C.
Existing land characteristics including general topographic form,
site accessibility, length of public road frontage, pattern and density
of vegetative cover, significant adjacent and long-range views to
and from the site, hydrological patterns.
D.
Relationship of the proposed subdivision and/or land development
to adjoining, existing and proposed community facilities which serve
or influence the site; available utilities; number of lots and acreage;
business areas; playgrounds; main traffic arteries; elementary and
high schools; and street improvements.
E.
Reservations, if any, by the developer and/or landowner of any area
designed for use as public grounds shall be suitable size and location
for designated uses.
F.
Land which is subject to flooding, subsidence or underground fires
either shall be made safe for the purpose for which such land is proposed
to be used, or that such land shall be set aside for use which shall
not endanger life or property, or further aggravate or increase existing
menace.
G.
A copy of the option agreement or certificate of title shall be submitted
as evidence of the applicant's interest in the property.
[Ord. 418, 1/29/2014]
1.
Purpose. A phase one environmental site assessment evaluates whether
a property is likely to have suffered environmental degradation. It
involves non-intrusive investigative techniques to establish whether
the property is likely to be contaminated and, if so, to initiate
the next level of environment assessment.
3.
Findings. If the phase one environmental site assessment report indicates
that the property is likely to be degraded, then the applicant must
conduct a site investigation in accordance with the ASTM guidelines
for a site investigation to identify areas of the property impacted
by environmental degradation and a remedial investigation/feasibility
study to identify the full extent of soil and ground water contamination
and to identify and evaluate the feasibility of remediation alternatives.
The site investigation and remedial investigation/feasibility study
evaluations shall be in conformance with the guidelines of the governing
state or federal regulatory agency.
4.
Waiver. The Board of Supervisors may waive the requirements of this
section, upon the applicant's written request and recommendations
from the Township Engineer and the Planning Commission. Grounds for
a waiver include, but are not limited to:
[Ord. 418, 1/29/2014]
1.
A land development plan shall be provided to the Township, containing
the following information:
A.
Drawing scale.
B.
North arrow.
C.
The proposed use, location, area, height and bulk of all proposed
structures and dimensions of all yards.
D.
Preliminary building floor plan(s) including square footage of development,
types of rooms, door locations, window locations and service area(s).
E.
The layout of parking areas and a computation of the number of parking spaces and fire lanes to be provided in accordance with the Zoning Ordinance [Chapter 27].
F.
Location, size and specifications for private improvements such as
curbs, sidewalks, driveways, parking areas, landscaping strips or
planters, wheelstops and the like.
G.
Street plan indicating street right-of-ways and cartway widths, curbs,
sidewalks and connections to existing streets.
H.
Location and specifications for lighting of parking areas and walkways.
I.
Lot lines (scale dimensions), lot widths, lot areas in square feet
and setback lines from adjacent streets.
J.
Preliminary locations of sanitary sewer, water and gas lines and
their connection(s) to existing systems.
K.
Storm drainage structures, including storm sewers, culverts, inlets,
easements, diversion terraces, debris collection basins, etc.
L.
Grading to show existing contours to remain, new contours and contours
to be altered at two-foot intervals.
M.
Location, size and general layout of areas to be set aside for recreational
use, open space, schools or other public, semi-public or community
purposes.
N.
Divisions of the property into phases for development, indicating
the boundaries of each phase and the net residential density and number
of dwelling units in each phase.
O.
Dates of preparation and revisions to the plan.
P.
Evidence of preparation by a registered architect, landscape architect
or engineer. A review of the plan may require additional investigation
and reports for approval.
Q.
A proposed traffic warning and regulatory control signage plan, prepared
in accordance with PennDOT Publications 212 and 236, the Township
of North Fayette Minimum Construction Standards and Details, and as
approved by the Township Engineer.
[Amended by Ord. No. 471, 4/28/2020]
R.
A statement
establishing that the applicant has obtained approval of the proposed
CBUs and their respective locations from the District Growth Management
Coordinator of the United States Postal Service must be provided on
the plan.
[Ord. No. 475, 11/24/2020]
[Ord. 418, 1/29/2014]
1.
Building elevation drawings shall be provided to the Township, containing
the following information. A plan drawn to scale showing:
A.
Preliminary front, rear and side elevations of all proposed buildings
including building's architectural features, exterior building materials,
colors and/or finishes.
B.
First floor elevations of the building, the height of the building
in feet and number of stories and the building's relationship to the
finished grade immediately surrounding the building.
C.
Spot elevations designating the existing and proposed grading.
[Ord. 418, 1/29/2014]
1.
A conceptual landscape plan shall be provided to the Township, containing
the following:
[Ord. 418, 1/29/2014]
1.
A stormwater management statement shall be provided to the Township and shall contain the following information in accordance with the Stormwater Management Ordinance [Chapter 19]:
A.
Total square footage of pervious and impervious surface of proposed
development.
B.
Preliminary calculations of needed stormwater detention and or retention
quantities.
C.
The approximate location and size of any proposed permanent stormwater
management facilities, such as detention basins, storage tanks, sumps,
outlet structures, inlets, culverts, debris collection basins, manholes,
piping, permanent swales, etc.
D.
Methods, standards and rates of release to be used in the design
of stormwater management facilities.
2.
The maintenance of the stormwater facility shall be outlined and the responsible party shall be identified, and a stormwater management facilities maintenance agreement and contribution to the Township's stormwater management fund shall be provided as required under the Township's SWMO. (See Stormwater Management Ordinance [Chapter 19].)
[Ord. 418, 1/29/2014]
1.
Any land development or subdivision which will generate, on average,
100 or more peak hour trips on any adjacent street shall be required
to have a traffic impact study completed as part of the approval process.
The estimated number of trips shall be determined by an analysis of
similar uses through data collected by the Institute of Transportation
Engineers (ITE) or through similar uses acceptable to the Township.
2.
The Township may require a traffic impact study for developments or changes in uses generating less than 100 trips in addition to the adjacent roadways' peak hour volumes in cases where known traffic deficiencies exist or where the development or redevelopment is expected to have a significant impact on highway safety or traffic flow in the area of the proposed development or change in use. The Township may waive the study requirement for an individual development or change in use, where a comparison of the ITE traffic generation data of said development or change in use to the existing use is, upon the recommendation of the Township Engineer, determined to be de minimis as provided under the Township's TIFO. (See Chapter 25, Transportation Capital Improvements).
3.
The scope of the study, study area and methodology shall be approved
by the Community Development Director or his or her designee before
the study is initiated. A pre-application conference shall be scheduled
for this purpose. The traffic impact study shall include the following
if appropriate as determined by the Township:
A.
A brief description of the proposed project in terms of land use
and magnitude.
B.
An inventory and analysis of existing roadway and traffic conditions
in the site environs including:
(1)
Roadway network and traffic control.
(2)
Existing traffic volumes in terms of peak hours and average
daily traffic (ADT).
(3)
Planned roadway improvements by others.
(4)
Intersection levels of service.
(5)
Other measures of roadway adequacy; i.e., lane widths, traffic
signal warrants, vehicle studies, etc.
D.
An analysis of future traffic conditions including:
(1)
Future opening year traffic volumes (site traffic plus future
background roadway traffic). Opening year is the projected year of
opening for the proposed development or change in use.
(2)
Future design year, or years with phasing, combined traffic
volumes (site traffic plus future roadway traffic). Design year is
projected to five years beyond the expected opening year of the development
or change in use.
(3)
Background traffic growth rates for study roadways will be provided
by the Township. These growth rates shall be consistent with the analysis
performed for the Township's Comprehensive Plan and any subsequent
updates/revisions to the Comprehensive Plan.
(4)
Intersection levels of service.
(5)
A structural pavement analysis of roadways which are projected
to experience significant increases is ADT volumes off-site.
(6)
Other measures of roadway adequacy; i.e., lane widths, traffic
signal warrants, vehicle delay studies, etc.
(7)
When access is onto a state road, the analysis of future conditions
shall be consistent with PennDOT requirements.
E.
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 service (LOS) shall be defined
by the Highway Capacity Manual, Special Report 209, published by Transportation
Research Board. These standards may be waived by the Township if upon
the recommendation and concurrence of the Township Engineer sufficient
evidence is provided that criteria cannot be met with reasonable mitigation.
(1)
Traffic capacity LOS shall be based upon future design year
analysis.
(2)
New or modified (a new approach created) 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.
(3)
New or modified (a new approach created) signalized intersections
shall be designed for LOS C or better for each traffic movement, unless
otherwise specified by the Township.
(4)
Existing intersections impacted by development traffic shall
maintain a minimum LOS D for each traffic movement, or, if future
base (without development traffic) LOS is E then mitigation shall
be made to maintain LOS E with development traffic. If future base
LOS is F, then degradation in delays shall be mitigated.
F.
A description and analysis of the proposed access plan and site plan
including:
G.
Traffic circulation mitigating action plan shall include:
(1)
Project features relative to site access and on-site circulation
which could be modified to maximize positive impact or minimize negative
impact.
(2)
Off-site improvement plan depicting required roadway and signal
installation and signing improvements to meet the minimum level of
service requirements.
4.
Traffic Control Devices and Other Traffic Improvements. Whenever,
as a result of additional traffic generated by a proposed development,
the traffic impact study determines the need for a traffic signal
or regulatory sign, additional traffic lanes (acceleration, deceleration
or turning) or other traffic improvements to be constructed on the
applicant's property or on the property abutting the applicant's property,
the applicant shall, as a condition to approval of the final plat,
agree to construct the improvements at the applicant's cost, or in
lieu thereof, and with the written consent of the Township, reimburse
the Township for the cost of the improvements.
[Ord. 418, 1/29/2014]
1.
The applicant wishing to utilize existing Township roads for any
activity in which there exists the possibility of creating excessive
traffic volumes and/or heavy loads, which in the opinion of the Township's
Engineer, may exceed the roads present load-bearing capacity will
be subject to the following minimum procedures.
2.
To determine the load bearing capacity of existing roads the Township
may impose any or all of the following requirements on to the applicant.
All costs of said requirements would be the responsibility of the
applicant.
A.
Highway Capacity Analysis. The applicant will be required to perform
a capacity study that determines the amount of traffic, its frequency
and timing, axle weights, and types of vehicles. A professional engineer
registered in the State of Pennsylvania must perform the capacity
analysis. The report must be stamped and signed by the engineer.
B.
Material Strength Tests (laboratory analysis).
(1)
California bearing ratio for measurement of sub-grade strength.
(2)
Measure the depth and determine the type of sub-base aggregates.
(3)
Establish and assign the structural coefficient rating number.
(4)
Measure the depth and determine the type of bituminous base
course. Establish and assign the structural coefficient rating number.
(5)
Measure the depth and determine the type of bituminous wearing
course. Establish and assign the structural coefficient rating number.
(6)
Perform the "gradation and/or extraction" tests on bituminous
materials when required.
(7)
Calculate the "construction number" based on the results of
the above referenced tests.
(8)
Compare the "construction number" with the findings presented
in the highway capacity study to determine if sufficient strength
exists to support the proposed traffic volumes and axle loads.
C.
A laboratory that has been certified by the State of Pennsylvania
must perform all tests. The report verifying the construction number
must be stamped and signed by the engineer.
[Ord. 418, 1/29/2014]
[Ord. 418, 1/29/2014]
1.
The final plat shall be provided to the Township in an accurate and
final form appropriate for recording. The final plat shall clearly
delineate the following:
A.
Accurate boundary lines, with dimensions and bearings.
B.
Accurate locations of all existing and recorded streets intersecting
the boundaries of the tract of land described in the final plat.
C.
Street names.
D.
Complete curve data for all curves included in the final plat, including
radius, are length, chord bearing and chord distance. Lines, which
join these curves that are non-radial or non-tangential, should be
so noted.
E.
Street lines with accurate dimensions in feet and hundredths of feet,
with bearings to the nearest one inch of street and lot lines.
F.
Lot numbers, house numbers, and lot dimensions.
G.
Easements for public improvements and any limitations on such easements.
H.
Accurate dimensions of any property to be reserved for public, semipublic
or community use.
I.
Location, type and size of all monuments and lot markers in accordance with the standards and requirements of § 22-401 of this chapter and an indication of whether they were found or set or are to be set.
J.
The name of the subdivision or land development.
K.
The names and addresses of the developer and, if the developer is
not the landowner, the names and addresses of the landowner.
L.
The north arrow, graphic scale and date.
M.
Certificates. All certificates shall comply with the requirements
of the Township, the Allegheny County Department of Real Estate, and
shall be in a form acceptable to the Township Engineer and Township
Solicitor.
(1)
Certificate and seal of a professional land surveyor, registered
in Pennsylvania, to the effect that:
(a)
The plat represents a survey made by him or her, and that all
monuments indicated thereon actually exists and their location, size
and material are correctly shown on the plat.
(b)
All surveying requirements of this chapter and all other Township ordinances, including but not limited to, the Zoning Ordinance [Chapter 27], and the Stormwater Management Ordinance [Chapter 19], have been fully complied with as indicated thereon actually exist and their location, size and material are correctly shown.
(2)
Certification and seal by a registered professional engineer, registered in Pennsylvania, regarding compliance with all engineering requirements of this chapter and all other Township ordinances including, but not limited to, the Zoning Ordinance [Chapter 27] and the Stormwater Management Ordinance [Chapter 19].
(3)
Certification of the property owner.
(4)
Certification of the dedication of streets and other property.
(5)
Review certificate and signature places for the Township Planning
Commission or Community Development Director.
(6)
Approval/review certificates and signature places for the Township
Board of Supervisors, the Township Engineer, the Allegheny County
Department of Economic Development and the Allegheny County Department
of Real Estate.
N.
Final building lines.
O.
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 (PennDOT) under § 420
of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945), 36
P.S. § 670-420.
[Ord. 418, 1/29/2014]
1.
Construction plans for public improvements prepared by a registered
engineer drawn on sheets measuring 24 by 36 inches, containing the
following:
A.
Conformity with the design standards specified in Part 5, "Design
Standards," and the Township's Construction Standard Details.
B.
Plans in profile of each street in the plan and the intersection
of each street in the plan for at least 200 feet beyond the limits
of the plan. Street profiles shall include complete vertical curve
information.
C.
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.
D.
All drainage easements over private property.
E.
The location of all necessary sewers, manholes and catch basins.
F.
The top and invert elevation of each inlet and manhole, together
with the grade, size and material of each sewer line.
G.
The grade line, distance and pipe size of each line in the storm
drainage system within the plan and any storm drainage system immediately
adjacent thereto.
H.
All pipe sizes and distances shown by plan and profile.
I.
The location of each sanitary sewer wye as proposed for installation.
J.
Areas set aside for underground utilities.
[Ord. 418, 1/29/2014]
A plan to scale and computations, prepared in accordance with the Stormwater Management Ordinance [Chapter 19].
[Ord. 418, 1/29/2014]
A copy of the erosion and sedimentation plan as filed with the
Allegheny County Conservation District including a copy of the transmittal
letter and evidence of Allegheny County Conservation District approval
shall be provided to the Township.
[Ord. 418, 1/29/2014]
Documentation of all governing roles and responsibilities shall
be provided to the Township.
[Ord. 418, 1/29/2014]
For any application that proposes lot consolidations, lot revisions, and/or land development that requires any variances in accordance with the Zoning Ordinance [Chapter 27], the applicant shall provide written confirmation of the Zoning Hearing Board's approval of such variances prior to approval of the application and plan.
[Ord. 418, 1/29/2014]
1.
In addition to the proceeding application requirements, the following
plans, reports and analyses are recommended for review during a pre-application
conference with the Planning Commission. A pre-application conference
is voluntary and no plans, reports or analyses are required for review.
The following recommendations are intended to minimize costs to a
developer and/or landowner prior to making formal commitments as part
of the preliminary and final application processes.
A.
Site Analysis.
(1)
A site analysis map drawn at a scale of one inch equals 100
feet with notations, containing the following information shall be
provided to the Township:
(a)
The site's existing zoning.
(b)
The site's existing land use(s).
(c)
Existing zoning for adjacent parcels.
(d)
Existing land uses for adjacent parcels.
(e)
Total acreage for the site(s).
(f)
Existing buildings, paving areas.
(g)
Significant on- and off-site views.
(h)
The names and location of soils series as identified by the
Soil Survey of Allegheny County.
(i)
General Vegetative Cover. Provide a brief description of the
site's general vegetative cover (meadows, wetlands, wooded, etc.).
Show the approximate location of and wooded areas. Show the number,
species, size and approximate location of all trees with an 18 inches
or greater diameter at breast height (dbh).
(j)
The location of 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.
(k)
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
the approximate location and cite source information.
(l)
Significant cultural features, including cemeteries, burial
sites, archeological sites, historic buildings, structures, plaques,
markers or monuments. Show approximate size and cite source information.
(m)
Existing structures and man-made features. Show approximate
location and type. If an existing structure is proposed to be demolished,
show clearly on the plans.
(n)
Existing streets, roads, alleys, driveways or other means of
access located on or within 100 feet of the site. Include name, jurisdiction
of ownership, with and location of right-of-way and existing grades.
B.
Proposed Site Development Data and Narrative Summary.
C.
Sketch Plan.
(1)
The sketch plan should include the following:
(a)
Name and address of owner/applicant.
(b)
Name and address of the professional engineer, surveyor, planner,
architect, landscape architect or site designer to be responsible
for preparing the plans.
(c)
Graphic scale.
(d)
North arrow.
(e)
Location map.
(f)
Existing zoning district.
(g)
Streets on and adjacent to the lot (both existing and proposed).
(h)
Topographic, physical and cultural features including trees
with a diameter of 12 inches or more, slopes greater than 15%, soil
types, wetlands, ponds, ditches, drains, existing and proposed rights-of-way
and easements, and cultural features such as structures, foundations,
walls, wells, trails and abandoned roads.
(i)
Schematic layout indicating a general concept for proposed land
conservation, building development and circulation.
(j)
Proposed general layout of building locations, parking lots
and open space, if applicable.
[Ord. 418, 1/29/2014]
[Ord. 418, 1/29/2014]
[Added by Ord. No. 472, 5/26/2020]
1.
Imposition of fee and amount. As a condition precedent to obtaining
approval of any application for final approval of any residential
subdivision plan, land development plan, any planned residential development
(PRD), or any mixed-use development with a residential component,
the applicant/developer for such proposed plan shall be required,
as provided hereinafter, to pay to the Township a recreation fee of
$822, and/or provide for dedication of land in lieu of same, for each
residential dwelling unit created by such plan.
2.
Permitted use of fee payment. Any fees collected hereunder shall
be used solely for the provision of public parks and/or recreational
facilities accessible to the new development.
3.
Creation of Parks and Recreation Capital Improvements Fund.
A.
The Township shall deposit such fees in an interest-bearing account,
which account will hold funds only for the park and recreational facilities
being added or improved pursuant to a park improvements plan and/or
the Township comprehensive plan. Interest earned on such account shall
become funds of such account.
B.
The Township Manager shall establish the Parks and Recreation Capital
Improvements Fund. Recreation fees shall be deposited into the fund.
The fund shall be used solely for the purpose of providing land, facilities
and maintenance thereof for recreation uses in the Township.
C.
The Director of Community Development shall manage the fund, in consultation
with the Building and Grounds Superintendent and the Director of Recreation.
4.
Dedication of land in lieu of fee.
A.
The
applicant/developer may provide the dedication of land for open space
and/or recreation facilities to the Township, or to a homeowners'
association or other responsible party in lieu of the above-described
fee for land development projects which have 15 acres in area or greater.
B.
An applicant/developer may offer for public dedication of land suitable
for parks, playgrounds and other recreational use and open space,
or, upon agreement between the Township and the developer, the construction
of recreational facilities, the private reservation of land or a combination
thereof for park, recreation and open space purposes. The determination
as to whether dedication of land shall be to the Township as public
land, or to a private homeowners' association or other responsible
entity, shall be at the sole discretion of the Board of Supervisors.
C.
Such dedication and/or agreements are to service the future population
of the Township and to protect sensitive areas such as steep slopes,
floodplains, or special scenic areas. All such requirements shall
conform to the authority conferred in the Pennsylvania Municipalities
Planning Code (53 P.S. § 10101 et seq.) and shall constitute
a condition precedent to the preliminary or final plan approval.
D.
As a condition precedent to final approval of any residential subdivision plan, land development plan, PRD, or mixed-use development intended for residential use greater than 15 acres of land, the applicant/developer shall dedicate for public use recreation open space meeting the design standards set forth for open space in the Township Zoning Ordinance, Chapter 27 of the Township Code of Ordinances, as amended.
E.
In addition to the requirements set forth in the Township Zoning
Ordinance, every subdivision, land development, or mixed-use development
for residential purposes shall contain open space for recreational,
scenic or aesthetic purposes according to the following:
(1)
Minimum size: shall be 2,185 square feet (.050 acres) per dwelling
unit.
(2)
Vehicular access: shall be easily and safely accessible, have
adequate ingress and egress, including meeting applicable site distance
and other standard requirements, and have a minimum of 250 feet of
frontage on a public or proposed public street.
(3)
Location: shall be centrally located within the development
site, on one parcel of land with no intervening land.
(4)
Size and shape: Size and shape shall be suitable for development
as a park, and no single side of the land shall amount to more than
35% of the perimeter.
(5)
Maximum finished slope and land disturbance: The land proposed
for parks, playgrounds or other recreational use shall have a slope
from 0% to 4%. Land in its natural state shall have a slope no greater
than 8%.
(6)
Pedestrian access: shall be accessible to each dwelling unit
in the development via pedestrian easement or dedicated right-of-way
within which sidewalks shall be built by the developer prior to acceptance
by the Township. Dedicated right-of-way for access shall not be included
in the calculation of the required open space area and shall be graded
in a manner suitable for pedestrian access.
(7)
Utilities and vegetation: shall be in reasonable proximity to
utilities, including water, sanitary sewer, and electric and shall
have established vegetation thereon.
(8)
Use limitations: shall not be burdened with an undue number
of restrictions, such as mining conditions, overhead or underground
utilities, stormwater management facilities or liens of other encumbrances
which would prevent, limit or restrict its use in any way. Not more
than 15% of the land can be encumbered by utility easements other
than those servicing the parcel.
(9)
Wetlands: shall not include areas defined as wetlands by either
the Army Corps of Engineers or the Pennsylvania Department of Environmental
Protection.
(10)
Floodplains: shall not include any areas defined as floodplains,
including floodway and floodway fringe areas as identified by the
Federal Emergency Management Agency.
(11)
Timing of dedication: shall be deeded to the Township, homeowners'
association or other responsible party at the time of recording of
the final plat. Delivery of a deed or deeds describing the land proposed
for dedication shall be completed prior to recording of the plan.
For phased plans, all land to be set aside shall be situated in the
first phase, unless otherwise approved by the Board of Supervisors.
(12)
Conformity with Township Comprehensive Plan and/or Parks Recreation
and Open Space Plan. All land proposed for dedication as recreation
open space shall be suitable for the use intended and be located and
designed in accordance with the plan.
5.
Nonexemption from payment. Developments of less than 15 acres of
land will not be exempt from paying a fee to the Township and are
still required to pay the fee per dwelling unit.
6.
Establishing a fee amount and authorization to revise fee amount.
The fee per new lot or new dwelling unit in lieu of dedication of
land shall be $822, which amount may be revised from time to time
by resolution of the Board of Supervisors and as stated in the Township
Fee Schedule.
7.
Payment of fee.
A.
When a recreation fee is required as part of an application for final
approval of a subdivision and land development plan, PRD, or mixed-use
development with a residential component, the approval of such application,
and release of the final approved plan (plat) for recording, shall
be conditioned upon either:
(1)
The payment of all recreation fees due hereunder for all dwelling
units in the approved plan; or
(2)
Execution of a developer's agreement or other agreement between
the Township and the applicant, in a form acceptable to the Township,
providing for payment of the recreation fee(s) at the time of issuance
of any building permit(s) for construction of any dwelling unit(s)
in the approved plan, along with placement of posted security for
same as provided in this chapter.
B.
All recreation fees will be deposited into the Township's Parks and
Recreation Capital Improvements Fund.
8.
Refunds. Upon request of any persons who paid any fee under this
section, the Township shall refund such fee, plus interest accumulated
thereon from the date of payment, if the Township had failed to utilize
the fee paid for the purposes set forth in the Pennsylvania Municipalities
Planning Code.[2]
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
