[Ord. 657, 4/9/2015]
Based upon the application submission requirements specified in this Part of this chapter, a developer 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 22-319. Sections 22-302 through 22-313 generally apply to preliminary applications. Sections 22-314 through 22-319 generally apply to final applications.
[Ord. 657, 4/9/2015]
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, house
numbers as provided by the Township and the area of each lots 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 and rights-of-way, including locations,
widths and purpose.
N.
A location map showing the subdivision/land development name and
location, major existing thoroughfares related to the subdivision/land
development, 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.
Certificates. All certificates shall comply with the requirements
of this chapter and Appendix 22-A and shall be in a form acceptable
to the Township Engineer and Township Solicitor.
V.
Any and all other plans, details, specifications, etc., needed to
demonstrate compliance with this chapter, and as required by the Township.
[Ord. 657, 4/9/2015]
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. 657, 4/9/2015]
1.
At a minimum, the applicant shall conduct a preliminary geotechnical investigation as outlined in this subsection. 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 Landsliding, 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 PA DER; 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, 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 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 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 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 geotechnical 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 § 22-304, 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 embankment. 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 shall review the report and shall provide a summary recommendation to the Planning Director and Planning Commission.
3.
Pending the results of the preliminary geotechnical investigation,
the Township's geotechnical engineer may request a comprehensive geotechnical
investigation.
[Ord. 657, 4/9/2015]
1.
Completion of a comprehensive geotechnical investigation shall be
dependent upon the results of the preliminary geotechnical investigation.
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 4:1.
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 4.5:1. 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 and 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 24 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 geotechnical 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 geotechnical analysis must
be based on a method accepted by the geotechnical engineering community,
and that has been published in an accepted engineering textbook, journal,
or proceeding. 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 geotechnical 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 geotechnical 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. The report should also include geotechnical engineering 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 be generally reviewed by the Township Engineer, who shall provide a summary recommendation to the Planning Director and the Planning Commission.
[Ord. 657, 4/9/2015]
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. 657, 4/9/2015]
1.
Purpose. The purpose of a phase one environmental site assessment
is to identify conditions indicative of releases and threatened releases
of hazardous substances or petroleum products on, at, in, or onto
the subject property. It involves nonintrusive investigative techniques
to establish whether the property is likely to be contaminated and
if so, to initiate the next level of environment assessment.
2.
Content. An environmental site assessment, in general conformance
with the guidelines established under ASTM standard E 1527-5 on environmental
assessments, shall contain the following:
3.
Findings. If the phase one environmental site assessment report indicates
that the property is likely to contain recognized environmental concerns,
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 the environmental concerns and a remedial
investigation/feasibility study to identify the full extent of soil
and groundwater 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 both the Environmental Advisory Council and the Planning Commission.
Grounds for a waiver include, but are not limited to:
[Ord. 657, 4/9/2015]
[Ord. 657, 4/9/2015]
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], this chapter and any other applicable Township ordinance.
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-way 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.
Any and all other plans, details, specifications, etc., needed to
demonstrate compliance with this chapter, and as required by the Township.
[Ord. 657, 4/9/2015]
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. 657, 4/9/2015]
1.
A conceptual landscape plan shall be provided to the Township, containing
the following:
[Ord. 657, 4/9/2015]
1.
A stormwater management statement shall be provided to the Township
and shall contain the following information:
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.
[Ord. 657, 4/9/2015]
1.
Traffic Impact Study Required. A traffic impact study shall be submitted
to the Township pursuant to the requirements of this section when:
A.
A proposed land development or subdivision is expected to generate,
on average: (1) 100 or more peak hour trips on any adjacent street;
or (2) 1,000 or more average daily trips (ADT) on any adjacent street.
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.
B.
A proposed land development or subdivision, or change in use, is
expected to generate less than the trip criteria referenced in paragraph
.A above, but known traffic deficiencies exist in the area of the
proposed land development or subdivision, or change in use, as determined
by the Township Traffic Engineer. The Township may waive the study
requirement for an individual land development or subdivision, or
change in use, where the ITE traffic generation data of said proposed
land development or subdivision, or change in use, documents a de
minimis increase in the number of trips generated.
C.
In the opinion of the Township Traffic Engineer, the proposed development
or change in use is expected to have a significant impact on street-related
safety or traffic flow, even if the criteria of paragraph .A or .B
above are not met.
2.
Study Requirements.
A.
When a traffic impact study is required by this chapter or any other
Township ordinance, the study shall comply with the requirements of
this section. The study scope, study area and methodology shall be
approved by the Township Traffic Engineer prior to the initiation
of the study.
B.
The traffic impact study shall be conducted by an engineer that has
verifiable experience in traffic engineering and preparing traffic
impact studies. The traffic impact study shall be prepared in accordance
with: the ITE's Recommended Practice Traffic Access and Impact Studies
of Site Development, current edition; PennDOT Publications 201, 282
and the Policy and Procedures for Transportation Impact Studies, current
editions; and the requirements contained in this section.
C.
The full cost of completing the traffic impact study and of all reviews
by the Township Traffic Engineer and other Township officials and
professional consultants shall be borne by the applicant.
D.
The applicant is responsible for ensuring that any submitted subdivision
or development plans meet the minimum state and local standards for
street geometric and land use design.
E.
Upon submission of a draft study, the Township may review the data
sources, methods, and findings and provide comments in written form.
The applicant will then have the opportunity to incorporate the necessary
revisions prior to submitting a final study.
3.
Study Contents. 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 trips (ADT).
(3)
Planned roadway improvements by others.
(4)
Intersection levels of service (LOS).
(5)
Design and surveyed vehicle speeds.
(6)
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 combined 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 shall be
obtained by the Southwestern Pennsylvania Commission (SPC) and confirmed
by the Township Traffic Engineer prior to use. These growth rates
shall be consistent with the analysis performed for the Comprehensive
Plan and any subsequent updates/revisions to the Comprehensive Plan.
(4)
Intersection levels of service (LOS).
(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 highway or street, the analysis
of future conditions shall be consistent with PennDOT requirements.
E.
A description of future levels of service (LOS) 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 references to levels of service (LOS) shall
be defined by the Highway Capacity Manual, Special Report 209, current
edition, published by the Transportation Research Board. These standards
may be waived by the Township if 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 a modification is recommended by the Township Traffic Engineer and approved by the Board of Supervisors pursuant to the requirements of § 22-209 of this chapter (waivers and modifications).
(3)
New or modified (a new approach created) signalized intersections shall be designed for LOS C or better for each traffic movement, unless a modification is recommended by the Township Traffic Engineer and approved by the Board of Supervisors pursuant to the requirements of § 22-209 of this chapter (waivers and modifications).
(4)
All existing unsignalized and signalized intersections impacted by development traffic, which do not fall under the criteria of subparagraphs (2) and (3) above, shall operate at LOS D or better for each traffic movement, unless a modification is recommended by the Township Traffic Engineer and approved by the Board of Supervisors pursuant to the requirements of § 22-209 of this chapter (waivers and modifications).
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 street and signal
installation and signing improvements to meet the minimum level of
service requirements.
4.
Final Study Report. A final study report must be prepared to document
the results of the traffic impact study and the recommended improvements
to accommodate the projected traffic due to the proposed subdivision,
land development, and/or change in use. Provide an executive summary,
which provides a concise description of the study area, result of
the traffic analysis and any recommended improvements. The presentation
of data and analyses should be accomplished on schematic diagrams
of the study area and the use of charts and/or tables. All sources
of data and methodologies that were used in the study must be properly
referenced and documented. Provide all computer output and calculations
in appendices. Provide electronic Portable Document Format (PDF) copies
of the report, figures, tables, appendices, as well as electronic
versions of the capacity analyses.
5.
Completion of Traffic Control Devices and Other Traffic Improvements.
Whenever, as a result of additional traffic generated by a proposed
land development, subdivision, and/or change in use, the traffic impact
study determines the need for traffic signal(s), regulatory sign,
traffic control device(s), additional traffic lane(s) (including,
but not limited to, acceleration, deceleration or turning), and/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 of approval, 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. 657, 4/9/2015]
The infrastructure demand statement shall be submitted to the
Township, containing the following information:
[Ord. 657, 4/9/2015]
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, arc length, chord bearing and chord distance. Lines, which
join these curves that are nonradial or nontangential, should be so
noted.
E.
Street lines with accurate dimensions in feet and hundredths of feet,
with bearings to the nearest one second of street and lot lines.
F.
Lot numbers, house numbers as provided by the Township 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 this chapter and Appendix 22-A and shall be in a form acceptable
to the Township Engineer and Township Solicitor.
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, the County of Allegheny or other authority which may have jurisdiction over the road, and a permit issued by the Township pursuant to the Driveway Ordinance [Chapter 21, Part 3]. This subsection shall not be construed as relieving an applicant from the requirements of § 22-105 of this chapter.
P.
Any and all other plans, details, specifications, etc., needed to
demonstrate compliance with this chapter and as required by the Township.
[Ord. 657, 4/9/2015]
Construction plans for public improvements prepared by an 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 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. 657, 4/9/2015]
A plan to scale and computations, prepared in accordance with the Stormwater Management Ordinance [Chapter 23].
[Ord. 657, 4/9/2015]
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. 657, 4/9/2015]
The substance of covenants, grants of easements, rights-of-way,
or other restrictions that are involved in the proposed subdivision
or land development, or are proposed to be imposed upon the use of
the land, any common open space, buildings and structures (including
proposed easements or grants for public utilities) shall be provided
to the Township.
[Ord. 657, 4/9/2015]
For any applications that propose subdivisions and/or land developments that require approvals from the Zoning Hearing Board in accordance with the Zoning Ordinance [Chapter 27], the applicant shall provide written confirmation of the Zoning Hearing Board's approvals.
[Ord. 657, 4/9/2015]
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 may 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 eighteen-inch
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 features 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 right-of-ways
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.
