[Ord. 215, 3/8/1976, § 301]
1.
Any developer of land within the Township desiring approval of a
major subdivision of land, a land development or a mobile home park
shall submit the following information and plans to the Secretary
of the Planning Commission at least 10 days prior to the regularly
scheduled Commission meeting at which such submission will be considered
and shall be present or be represented at the meeting to answer questions
raised by the Commission:
A.
General information to include name or names of owner or owners of
record of property as contained in county assessment records, legal
description of property boundaries, utilities serving the property,
easements across the property by width, ownership and use, nature
of the proposed development as to type and density of uses, relationship
of proposed development of the property to existing adjacent development
and to development in the vicinity, and proposed covenants or restrictions
to be placed by the developer on the sale of lots.
B.
Sketch plan showing on a topographic base map the general conception
of the proposed development, indicating preliminary lot layout, approximate
typical lot sizes, location of roads and main utility lines, densities
in multiple-family areas expressed in dwelling units per acre, location
of recreation areas and of other uses within the property.
2.
The purpose of the preapplication meeting is to acquaint the Planning
Commission with the proposed development, to indicate to the developer
the constraints upon development contained in this and other ordinances
of the Township that may bear upon his proposal, and to discuss the
impact of the proposal upon the Township Comprehensive Plan.
[Ord. 215, 3/8/1976, § 302; as amended by Ord.
278, 12/30/1987, § 2; by Ord. 281, 11/14/1988, §§ 3-5;
by Ord. 301, 12/30/1991, § 3; and by A.O.]
1.
Application Procedure. Having completed the preapplication procedure, any person proposing a major subdivision or a land development or a mobile home park shall submit in not less than four copies the documentation required in Subsection 9, below, including nine prints of the preliminary plan, to the Secretary of the Planning Commission at least 10 days prior to the regularly scheduled Commission meeting at which such submission will be considered and shall be present or be represented at the meeting to answer questions raised by the Commission relative to the application.
A.
If the application is not complete, the Secretary of the Planning
Commission will promptly notify the applicant of that fact by letter
specifying why the application is incomplete and stating that review
of the application will not commence until it is made complete.
B.
If the application is complete, one copy of the preliminary plan
prints and the other required documentation will be immediately forwarded
to the County Planning Commission, the County Conservation District
and any other appropriate agencies. The Board of Supervisors will
be notified by the Secretary of the Planning Commission of the official
filing date of the application. The Township Secretary will notify
the Board of the deadline after the official filing date of the application,
unless the deadline is extended, in writing, by the applicant.
2.
Planning Commission Review of Preliminary Plans.
A.
In cases where the proposed project adjoins an existing or proposed
state highway or has proposed streets entering onto state highways,
the developer shall submit the plans to the Pennsylvania Department
of Transportation for review.
B.
The Planning Commission will consider the plan to determine if it meets the standards set forth in this chapter and the Township Zoning Ordinance [Chapter 27] any other pertinent Township regulations. The Planning Commission may hold a hearing thereon after public notice given in accordance with § 107 of Act 170 of 1988, the Pennsylvania Municipalities Planning Code, 53 P.S. § 10107.
C.
The Planning Commission shall issue a written recommendation on the
preliminary plan within 45 days of the official filing date.
3.
Planning Commission Recommendation.
A.
The Planning Commission shall recommend whether the preliminary plan
shall be approved, approved with conditions or disapproved, including
a statement of reasons for such recommendation and shall send copies
of its recommendation to the Board of Supervisors and the applicant.
B.
In making its recommendation, the Planning Commission shall consider
the recommendations of the Township Engineer, Township Supervisors,
the County Planning Commission, interested residents and the recommendations
of any agency or agencies which have reviewed the application.
4.
Resubmission of Preliminary Plans. A revised plan submitted after
a recommendation of disapproval shall be considered and processed
as a new plan submission.
5.
Approval of Preliminary Plans.
A.
The Board of Supervisors shall act on the preliminary plan within
90 days of the official filing date or by such later date as has been
agreed to in writing by the applicant. Failure to so act shall be
deemed an approval. Before acting on a preliminary plan, the Board
of Supervisors may hold a hearing thereon after public notice. The
Board of Supervisors will not act before the Planning Commission has
issued a recommendation or before 50 days after the official filing
date, whichever is sooner.
B.
The Board of Supervisors shall notify the applicant in writing of
its decision to approve, approve with conditions or disapprove the
preliminary plan. Such notice shall be given to the applicant in person
or mailed to him at his last known address not later than 15 days
following the decision. If the plan is approved with conditions or
disapproved, the Board of Supervisors shall specify in their notice
the conditions which must be met and/or the defects found in the plan,
the reasons for any conditions and the requirements which have not
been met, including specific reference to provisions of any statute
or ordinance which have not been fulfilled.
(1)
If a preliminary plan is approved subject to conditions, the
applicant, within 30 days after the date of the notice of decision,
shall notify the Board of Supervisors in writing whether it accepts
or refuses to accept all of the conditions which have been imposed.
(2)
If, within the required thirty-day time period, the applicant
either notifies the Board of Supervisors that he refuses to accept
all of said conditions or fails to give notice of acceptance or rejection
of all of said conditions, the Board of Supervisors shall be deemed
to have denied approval to the preliminary plan.
C.
Approval of the preliminary plan shall constitute approval of the
subdivision or land development or mobile home park as to the character
and intensity of development, the arrangement and approximate dimensions
of streets, lots and other planned features. The approval binds the
applicant to the general scheme of the approved plan, unless a revised
preliminary plan is submitted and permits the applicant to proceed
with final detailed design of improvements, to arrange for guarantees
to cover installation of the improvements and to prepare the final
plan. Approval of the preliminary plan does not authorize the sale
of lots nor the recording of the preliminary plan.
6.
Amendment of Ordinances Affecting Applications. From the time an
application for approval of a subdivision or mobile home park is duly
filed with the Secretary of the Planning Commission and while such
application is pending approval or disapproval, no change or amendment
of this chapter or others affecting development in the Township shall
influence the decision on such application adversely to the developer
and the developer shall be entitled to a decision in accordance with
the provisions of this chapter and others affecting development in
the Township as they stood at the time the application was duly filed.
However, if an application is properly and finally denied, any subsequent
application shall be subject to any intervening changes in this or
other ordinances. When an application has been approved or approved
subject to conditions acceptable to the developer, no subsequent change
or amendment to this or other ordinances affecting development in
the Township shall be applied to influence adversely the right of
the developer to commence and to complete any aspect of the approved
development in accordance with the terms of such approval within three
years from the date of such preliminary approval.
7.
Appeals From the Validity or Interpretation of this chapter. Appeals
from the requirements of any section of this chapter or the administration
or interpretation of any section thereof resulting in disapproval
of an application shall be taken by the developer directly to the
County Court of Common Pleas in accordance with Article X-A of the
Municipalities Planning Code, 53 P.S. § 11001-A et seq.
8.
Interpretation of Approval. Approval of a preliminary application
shall not be construed to constitute final approval but only an authorization
to proceed with preparation of the final plan application for presentation
to the Planning Commission within one year. After one year the developer,
if he has not proceeded to final plan submission, shall resubmit the
preliminary plan.
9.
Application Submission Requirements. The preliminary plan application
shall include, but not be limited to, the following with all drawings
submitted on sheets 24 inches by 36 inches.
A.
Existing Conditions.
(1)
A map at a scale of one inch to 100 feet or larger showing:
(a)
Contours at two-foot intervals throughout the property and datum
to which the elevations relate.
(b)
Boundary of the property indicating bearings and distances of
each line enclosing the property.
(c)
Area of the property in acres.
(d)
Boundaries of all abutting unplotted land with names of owners,
all abutting subdivisions with name of owner and plat book reference;
and any abutting municipal boundaries.
(e)
Existing streets or roads abutting the property or within 50
feet of it indicating name, surfacing, right-of-way width and pavement
or cartway width.
(f)
Existing easements, if any, indicating width, bearings, distances,
use and lessee.
(g)
Existing public sewer, gas and water lines in the property or
within 50 feet of it indicating line size, manhole, invert and top-of-manhole
elevations, valves, fire hydrants and other appurtenances.
(h)
Existing streams and watercourses in the property or within
50 feet of it, together with culverts and storm drain lines indicating
line size.
(i)
Existing tree masses and other significant natural features
within the property.
(j)
Existing structures or other significant man-made features such
as driveways or walls within the property or within 50 feet of it.
(k)
North arrow, linear scale, date that map was prepared, name
of registered engineer who prepared the map (including his Pennsylvania
seal), name of the subdivision or development and names of owners
of record of the property together with developer's name if not
the owner.
(l)
Key map showing location of the site in its watershed, together
with watershed boundaries and location of the one-hundred-year floodplain
as noted on the Township Federal Emergency Management map.
(m)
Location of soils on the site by types of boundaries from Soil
Conservation Service maps.
B.
Proposed Subdivision and/or Development Plan. A map at a scale of
one inch to 100 feet or larger of the entire property showing:
(1)
Proposed lot plan, indicating maximum and minimum lot sizes
in square feet, maximum and minimum lot widths at front building line,
setback line from street rights-of-way and identification number in
each lot.
(2)
Proposed street plan, indicating right-of-way widths, pavement
width and street name, pedestrian circulation and connection to existing
public roads.
(3)
Proposed location of sewer, water and gas lines, sewage lift
stations, sewage disposal plants, manholes, slope and size of sewer
lines, water storage vessels, hydrants, valves, wells, etc., together
with connection to existing systems if applicable.
(4)
Proposed solution for surface storm drainage including location
of storm sewers, culverts, inlets, stormwater runoff control structures,
easements for stormwater flow, diversion terraces, debris collection
basins, and erosion and sedimentation control devices.
(5)
Location, size and general layout of areas to be set aside for
recreational use.
(6)
Proposed grading showing existing contours to remain, contours
to be altered and new contours at two-foot intervals.
(7)
Where two-family, multifamily or row structures are proposed,
the locations of these buildings shall be indicated showing height
of each, number of dwelling units proposed in each, minimum distances
between buildings and road rights-of-way, property lines and neighboring
buildings and location of driveways, raised decks or paved surfaces
on the lot.
(8)
Where mobile homes are proposed the location of each shall be
shown indicating minimum distances between mobile homes and between
mobile homes and road rights-of-way.
(9)
Proposed parking plan indicating location of each area to be
used for parking, arrangement of spaces, access lanes and number of
cars to be accommodated in each area.
C.
Profiles and Cross-Sections.
(1)
Profiles along the center lines of all proposed streets shall
be prepared, indicating grades and transitions by lengths and percent
slopes.
(2)
Profiles along all sanitary sewer and storm drain lines indicating
ground surface above the lines, manholes and lengths, grades and pipe
size of each section of line.
D.
Engineer's report containing:
(1)
Feasibility of sewage disposal system in terms of connection
to existing public system based on remaining line and plant capacity
or if onsite disposal system based on permeability of the ground at
the proposed location of each disposal unit and impact upon discharge
of treated effluent to receiving streams or drainage ways.
(2)
Feasibility of storm drainage plan in terms of impact upon downstream
properties, accompanied by calculations for pre and post development
discharge rates and for design of proposed stormwater control facilities
and accompanied by a proposed maintenance program to keep the facility
in working order for its life span.
(3)
Feasibility of water supply plan in terms of available capacity
in public system if connection is made to it, or reliability, anticipated
flow and quality of wells if they are to be used.
(4)
Feasibility of solutions to problems related to soil, mineral
or water conditions underlying the property.
(5)
Feasibility of proposed grading of the property and justification
for consideration of slopes in excess of those permitted by this chapter.
(6)
Engineer's seal and date report was completed.
[Ord. 215, 3/8/1976, § 303; as amended by Ord.
281, 11/14/1988, §§ 6, 7; by Ord. 301, 12/30/1991,
§ 4; by Ord. 401, 12/20/2012, § I; by Ord. 403,
4/18/2013, § I; and by A.O.]
1.
Submission of Final Plans.
A.
After the applicant has received official notification from the Board
of Supervisors that the preliminary plan has been approved, he must
obtain a final plan application within one year from the date of such
official notification. If a final plan application is not submitted
within such time, then the preliminary plan approval shall expire
and a preliminary plan application must be resubmitted.
B.
The final plan shall conform in all material respects with the approved
preliminary plan. If it does not, the plan submitted shall be considered
as a revised preliminary plan and shall be forwarded to the Planning
Commission for review and recommendation as a preliminary plan.
C.
Documented approval of the planning module for land development by
the Pennsylvania Department of Environmental Protection be part of
the requisite materials accompanying the final plan submission.
D.
The subdivider or developer shall submit a reproducible original
of the plans, nine prints of the final subdivision or land development
plans and at least four copies of all other required information.
E.
The application for a final plan will include, in addition to the requirements of Subsection 6, below, the following:
F.
If the application is incomplete, the Secretary of the Planning Commission
will promptly notify the applicant of that fact by letter specifying
why the application is incomplete and stating that review of the application
will not commence until it is made complete.
G.
If the application is complete, one copy of the final plan prints
and the other required documentation will be immediately forwarded
to the County Planning Commission and any other appropriate agencies.
The Board of Supervisors will be notified by the Secretary of the
Planning Commission of the official filing date of the application.
The Township Secretary will notify the Board of Supervisors of the
deadline for Board action on the application, which shall be not more
than 90 days after the official filing date, unless the deadline is
extended, in writing, by the developer.
2.
Planning Commission Review of Final Plans.
A.
The Planning Commission will review the plan and requisite materials
for compliance with the approved preliminary plan and for conformance
to the requirements of this chapter.
B.
The Planning Commission shall issue a written recommendation on the
final plan within 45 days of the official filing date.
3.
Planning Commission Recommendation.
A.
The Planning Commission shall recommend whether the final plan shall
be approved, approved with conditions or disapproved, including a
statement of reasons for such recommendation and shall send copies
of its recommendations to the Board of Supervisors and the applicant.
B.
In making its recommendation, the Planning Commission shall consider
the comments of the Engineer, the County Planning Commission, the
County Conservation District, PennDOT and the recommendations of any
agency which has reviewed the application.
4.
Resubmission of Final Plans. A revised plan submitted after disapproval
shall be considered and processed as a new plan submission.
5.
Approval of Final Plans.
A.
The Board of Supervisors will not take official action to unconditionally
approve a final plan unless it is accompanied by:
B.
The Board of Supervisors shall take action within 90 calendar days
from the official filing date of the final plan or by such later date
as had been agreed to in writing by the applicant. Failure to do so
shall be deemed an approval. The Board of Supervisors will not act
before the Planning Commission has issued a recommendation or before
50 days after the official filing date, whichever is sooner.
C.
The Board of Supervisors shall notify the applicant in writing of
its decision to approve, approve with conditions or disapprove the
final plan. Such notice shall be given to the applicant in person
or mailed to him at his last known address not later than 15 days
following the decision. If the final plan is disapproved, or approved
with conditions, the Board of Supervisors shall specify the defects
found in the plan, the reasons for any conditions, and the requirements
which have not been met including specific reference to the provisions
of any statute or ordinance which have not been fulfilled.
(1)
If a final plan is approved subject to conditions, the applicant
within 30 days after the date of the notice of decision shall notify
the Board of Supervisors in writing whether it accepts or refuses
to accept all of the conditions which have been imposed.
(2)
If, within the required thirty-day time period, the applicant
fails to notify the Board of Supervisors of the acceptance or rejection
of all of said conditions, the Board of Supervisors shall be deemed
to have denied approval to the final plan.
D.
If the final plan is approved subject to conditions, the Board of
Supervisors shall not endorse the plan until all of the conditions
have been met.
E.
Guarantee That Improvements Will Be Completed.
(1)
As a condition of final plan approval, the applicant shall deposit
with the Township a corporate bond or other security acceptable to
the Board of Supervisors to be in form, content and amount fully in
accord with Act 170 of 1988, the Pennsylvania Municipalities Planning
Code, as amended, 53 P.S. § 10101 et seq., and covering
all improvements to be constructed to serve the approved final plan
and agreed to by the applicant and the Township. All required improvements
shall be completed within three years of the date of final plan application
approval unless the Township and the applicant agree jointly for an
extension of time. If the improvements are not completed within the
agreed time period or approved extension, the Township may have the
securities held in escrow declared forfeit and shall utilize them
to complete the improvements not at the time of forfeit complete.
(2)
If the Board of Supervisors grants a conditional approval, they
shall set the amount of bonding or other security necessary to guarantee
the construction of improvements and community facilities and shall
state such amount in the notice to the applicant.
6.
Application Submission Requirements. The final plan application shall
include, but not be limited to, the following, with all drawings submitted
on sheets 24 by 36 inches, with dimensions of the reproducible area
not to exceed 22 inches by 34 inches, or otherwise meeting the dimensional
requirements of the Allegheny County Subdivision and Land Development
Ordinance of 2012, as amended, Appendix I, Drafting Standards for
Plans for Recording:
A.
Final Plan Map.
(1)
General Information.
(a)
The map scale shall be either one inch equals 50 feet or one
inch equals 100 feet.
(b)
The map shall be an original drawing on good quality white paper,
shall be accompanied by a digital copy for the Township in the format
directed by the Township Engineer, and shall conform in all other
respects to Appendix I, Drafting Standards for Plans for Recording,
of the Allegheny County Subdivision and Land Developments of 2012,
as amended.
(c)
Indexed sheets may be used for large tracts provided a key map
is prepared and if final plan approval is sought for only a part of
the area for which preliminary plan approval has been granted, a key
map shall be provided showing the relationship of the area granted
preliminary approval to that for which final approval is sought.
(d)
A title block in the lower right hand corner of each sheet containing:
1)
Title approved by the Planning Commission under which the subdivision
or development plan is to be recorded.
2)
Date of submission plan.
3)
Graphic scale.
4)
Name and address of owner of land, and developer, if different.
5)
Name and address of professional engineer or surveyor who prepared
the plan with seal affixed.
6)
Certificates and acknowledgment on one sheet (see Part 11):
a)
Individual or corporate adoption, notarized.
b)
Individual or corporate acknowledgment, notarized.
c)
Guarantee of title and mortgagee's consent
to recording, if applicable, notarized.
d)
Engineer's certificate, sealed.
e)
Approval by Board of Supervisors.
f)
Approval by Planning Commission.
g)
Approval by Township Engineer.
h)
Local municipality release from obligations to construct
improvements.
i)
Offers of dedication of public streets.
j)
Approval of any variance if granted.
k)
Review by Allegheny County Economic Development.
l)
Proof of recording.
(e)
All certifications and acknowledgments shall comply with the
provisions of Appendix 3, Required Certifications, of the Allegheny
County Subdivision and Land Development Ordinance of 2012, as amended,
the provisions of which shall supersede any provisions of this chapter
that are inconsistent therewith.
(2)
Information on Plan.
(a)
Perimeter boundary line of the property for which approval of
subdivision and/or development is sought.
(b)
Street right-of-way lines.
(c)
Subdivision lines within the property to be divided and those
outside the property for a distance of 100 feet beyond the perimeter
boundary.
(d)
Building setback lines within the property.
(e)
Easement right-of-way lines within the property and beyond for
a distance of 100 feet.
(f)
In a planned development or mobile home park plan the location
of all structures or mobile homes, with dimensions of each and number
of stories and distances between buildings, between buildings and
street lines and between buildings and property lines.
(g)
Accurate dimensions by bearings and distances of all property
and subdivision lines.
(h)
Accurate dimensions by bearings and distances of all street
right-of-way lines as well as all curve data, deflection angles, lengths
of arcs, points of tangent and deflection and angles of all corners.
(i)
Widths of all rights-of-way, streets and easements.
(j)
Names of all streets.
(k)
Numbered lots and blocks to identify each parcel to be subdivided,
such numbering system to be continuous over the entire property for
which preliminary approval was granted, if different from final approval
application.
(l)
Location of all monuments by grid coordinates and related to
an existing official monument by bearing and distance.
(m)
Location of any lands within the property to be dedicated for
public use or for use of the residents of the plan, such land to be
designated for a specific use and dimensioned as for other lots.
(n)
Area of each parcel of land in the property to be subdivided.
(o)
Names of owners of unplatted adjacent property and names of
adjacent lot plans or development plans.
(p)
Information pertaining to the property to be developed or subdivided,
including the boundary shall be shown in heavier ink lines than the
information relating to the area surrounding the property.
(q)
North arrow.
B.
Public Utilities and Facilities Plan Map. At the same scale as the
final plan map, a map shall be prepared showing, on the proposed subdivision
and/or development plan as a base, the following:
(1)
Sewage Disposal System.
(a)
Location of all interceptor, collection and building connection
lines, indicating line size, line length, direction of flow, slope
and pipe material.
(b)
Location of all manholes and lampholes, indicating invert and
top of lid casting elevations.
(c)
Location of point of connection to existing system or disposal
plant, together with plan layout, leeching beds, point of discharge
into receiving stream, normal flow in receiving stream; or if individual
septic systems are to be utilized, location and size of each leeching
bed.
(d)
Data on expected sewage flow, capacity of collection system
and capacity of disposal plant or septic system.
(2)
Water Supply System.
(a)
Location of all supply lines by size and material, hydrants,
valves, pumping stations, etc.
(b)
Location of supply source, either connection to existing system
or source on the property indicating, if a well or wells, their depth,
water quantity expected and chemical analysis of a sample taken from
the well.
(c)
Location of water storage vessels noting size, capacity and
lowest elevation.
(4)
Electric and Telephone. Location of distribution lines by design
electrical load with notation of whether overhead or underground and
location of transformers in vaults or on poles to serve the developed
property.
(5)
Recreation Facilities. Arrangement of areas in the property
to be developed for recreational use, indicating specific structures
and equipment to be placed, access paths to and through the areas,
grading of area and treatment of ground surfaces.
(6)
Parking Areas. Location of group parking areas indicating limits
of paved areas, arrangement of parking spaces, size of typical space,
width across access lanes and method of stopping car wheels.
(8)
Street Trees.
(a)
Location of trees along street rights-of-way by distance between
trees, distance between trees and edge of street pavement, type of
tree or trees to be used by common and botanical name and size of
trees to be planted by caliper dimension.
(b)
Location of other plantings, ground cover or ground surface
treatment in recreation areas, entrance to plan or in other areas
not to be conveyed, to be undertaken by the developer.
C.
Grading and Stormwater Disposal Plan. At the same scale as the final
plan map, a map shall be prepared showing, on the proposed subdivision
and/or development plan as a base, the following:
(2)
Storm Drainage.
(a)
Location, size, slope, direction of flow, capacity and material
of all storm drain lines together with any connections to existing
systems.
(b)
Location of all catch basins, manholes, culverts and other appurtenances
in the system.
(c)
Location of all storm drainage easements.
(d)
Location of stormwater retention basis, including details of
structures to control release of water and cross-section through the
basin to include the release facilities.
D.
Street Profiles and Cross-Sections.
(1)
Profile along center line of each section of street to be constructed
showing existing ground elevation, street grades, vertical curves
including length of arcs, angle of connected grades and points of
tangent extending for 100 feet beyond the property to indicate connection
to existing streets.
(2)
Typical cross-section through street between right-of-way lines
showing thicknesses and widths of materials to be used in construction
of roads and sidewalks as well as drainage and grading to be carried
out in the right-of-way.
(3)
Vertical dimensions may be exaggerated in relation to horizontal
dimensions but profiles and cross-sections shall be drawn on same
size sheet as plan maps.
E.
Titles and Approvals. Before final approval can be granted the developer,
he shall present to the Township the following documents:
(1)
Letters from the public suppliers of water and sewage disposal
stating that they can handle the requirements of the development plan
when completed as well as any accommodations the supplier must make,
if any, to provide service without downgrading that available to existing
customers. Alternatively, the developer may submit a letter from the
County Sanitarian of the State Health Department attesting that the
proposed sewage disposal system and/or water supply system to be provided
by the developer meet all State Health Department requirements.
(2)
Certificate from the Department of Environmental Protection
that an acceptable plan for erosion and sedimentation control has
been submitted and approved by the Department.
(3)
Any covenants and/or rights of easement in the form in which
they will be filed as legal documents.
[Ord. 215, 3/8/1976, § 304; as amended by Ord.
301, 12/30/1991, § 5; and by Ord. 372, 9/2/2008, § II]
1.
Plan Filing.
A.
Upon approval of the final plan, the subdivider or developer shall
prepare one transparent reproduction of the original final plan on
stable plastic base film no less than four prints thereof which shall
be submitted to the Township not later than 30 days after approval.
These plans, upon satisfaction of all conditions attached to the approval,
will be signed by the Board of Supervisors. A copy of the signed final
plan shall be recorded in the office of the County Recorder of Deeds
within 90 days after approval of the final plan. The final plan must
be recorded before proceeding with the sale of lots or construction
of buildings.
B.
Recording the final plan shall be an irrevocable offer to dedicate
all streets and other public ways to public use, and to dedicate or
reserve all park reservations and other public areas to public use
unless reserved by the subdivider as hereinafter provided. The approval
of the final plan shall not impose any duty upon the Board of Supervisors
or Township concerning maintenance or improvements by ordinance or
resolution.
C.
The subdivider shall place a notation on the final plan if there
is no offer of dedication to the public of streets and certain designated
public areas, in which event the title to such areas shall remain
with the owner, and the Township shall assume no responsibility for
improvement or maintenance thereof; which fact shall be noted on the
final plan.
D.
Plat Adjustment.
(1)
The Board of Supervisors hereby delegates to and vests in the
Zoning Officer of the Township final authority for approval or denial
of a plat adjustment as defined herein, upon application of the property
owner or authorized agent of the property owner filing an appropriate
request for plat adjustment with the Township.
(2)
The Township will cause the application and request for a plat adjustment to be referred to the Township Engineer who shall review the proposed plat adjustment for compliance with the applicable substantive requirements of this chapter, and the Zoning Ordinance [Chapter 27] and any other applicable ordinance and shall then issue a written recommendation for approval or denial to the Zoning Officer, with the reasons therefore. Approval may only be given to plat adjustments that the Engineer finds to be consistent with the plan as previously approved by the Planning Commission.
(3)
If the Township Engineer has recommended approval, the Zoning
Officer shall then execute the plat adjustment Mylar and notify the
Secretary of the Township and the applicant in writing that the plat
adjustment has been approved for recording. No review or signature
by the Planning Commission or the Board of Supervisors shall be necessary.
|
If the Township Engineer recommends denial, then the Zoning
Officer shall so notify the applicant, the Township Solicitor and
Township Secretary and the application shall be processed according
to the procedure otherwise applicable under this chapter.
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(4)
The Township Engineer and Zoning Officer shall execute the Mylar
in such a form and manner that the same would be acceptable for recording
in the Office of the Recorder of Deeds of Allegheny County.
(5)
The Township Engineer shall expedite the handling of plat adjustments
and the same should be processed without referral to the Planning
Commission or the Board of Supervisors.
(6)
This paragraph is intended to create only the opportunity for
expedited review in appropriate cases and not to change the substantive
requirements that an applicant must meet.
2.
Release From Improvement Bond.
A.
The developer shall contact the Township Engineer before backfilling
any sanitary or storm sewers, water lines, retaining wall foundations
or any other structures part of the improvements covered by the bond
and shall not backfill until authorized to do so by the Township Engineer.
B.
When the developer has completed all the necessary improvements,
he shall notify the Secretary of the Board of Supervisors by registered
mail of the completion of the improvements and shall send a copy to
the Township Engineer.
C.
The Board of Supervisors shall, within 10 days after receipt of such
notice, direct and authorize the Township Engineer to inspect all
the improvements.
D.
Having made his inspection the Township Engineer shall file a detailed
report in writing with the Board of Supervisors not later than 30
days after receipt of the authorization to proceed, with a copy of
the report sent by registered mail to the developer. The report shall
indicate approval or rejection of the improvements either in whole
or in part. In the event that the Township Engineer shall not approve
or shall reject any or all of the improvements, his report shall contain
a statement of specific reasons for each such failure to approve or
rejection. Upon receipt of the Township Engineer's report the
Board of Supervisors shall, within five days after its regular monthly
meeting next succeeding receipt of the report, notify the developer
in writing by registered mail, of its action relative to the Township
Engineer's report.
E.
If the Board of Supervisors or the Township Engineer fails to comply
with the time limitation provisions of this section, all improvements
will be deemed to have been approved and the developer shall be released
from all liability pursuant to his performance guaranty bond or other
security agreement.
F.
If any portion of the improvements are not approved or are rejected
by the Board of Supervisors the developer shall proceed to complete
the improvements so designated and upon completion the same procedure
of notification as outlined above for inspection and approval shall
be initiated.
G.
Nothing in this section shall be construed to limit the developer's
right to contest or question by legal proceedings or otherwise any
determination of the Board of Supervisors or Township Engineer.
H.
If any improvements covered by the developer's bond or other
security have not been installed within three years of the date of
final approval by the Board of Supervisors of the subdivision, development
plan or mobile home park plan, unless the Board of Supervisors and
developer mutually agree to an extension of specific length, the Board
of Supervisors shall have the power to enforce the bond or other security
by appropriate legal action and equitable remedies. If proceeds of
such bond or other security are insufficient to cover the cost of
installing or making repairs or corrections to all the improvements
covered by bond or security and found unacceptable or left uninstalled,
the Board of Supervisors, at its option, may install such improvements
and may institute appropriate legal or equitable action to recover
the funds necessary to complete the improvements. All of the proceeds,
whether resulting from the satisfying of the bonds or other security
or from any legal or equitable action brought against the developer,
or both, shall be used solely for the installation of improvements
covered by such security and for no other municipal purpose.
I.
The developer and the Board of Supervisors may agree to a program
of partial release of bonds or other security as the provision of
improvements proceeds. Such procedure shall leave remaining under
bond or secured, at least enough credit to complete all improvements
not yet accepted.
3.
Status of Improvements after Acceptance.
A.
Approval of improvements shall not constitute an acceptance for repairs
or maintenance by the Board of Supervisors. All improvements shall
remain in private ownership until such time as their dedication shall
have been accepted by ordinance or resolution or until condemned for
public use.
B.
As a condition of acceptance by ordinance or resolution, the developer
shall post a maintenance bond or other security in favor of the Township
in the amount of 20% of the total value of all the accepted improvements
to run for a period of two years from the date of acceptance by ordinance,
such bond to guarantee replacement of all improvements damaged or
destroyed because of defective materials or installation.
C.
The recording of a plan shall not constitute grounds for assessment
increases until such time as lots are sold or improvements are installed
on the land.
[Ord. 215, 3/8/1976, § 305; as amended by Ord.
301, 12/30/1991, § 5]
Applicants seeking approval of a minor subdivision (see § 22-105, Subsection 2) may bypass the preapplication and preliminary plan approval stages and submit a final plan application in accordance with § 22-303. All steps in the final review procedure with the exception of those pertaining to bonding shall apply to the minor subdivision.
[Ord. 215, 3/8/1976; as added by Ord. 301, 12/30/1991, § 6]
1.
Review and approval of all land development applications and plans
shall follow the same procedures set forth in this chapter for the
preapplication process and for review and approval of preliminary
and/or final major subdivision applications and plans.
2.
Land development applications will be subject to final plan approval
only if the land development will change a plan previously recorded
in the Recorder's Office such as by addition, deletion or modification
of a road to be dedicated to the Township, or otherwise.
3.
Preliminary and final land development applications and plans shall
meet all substantive requirements applicable to major subdivision
applications and plans of like stage (preliminary or final), except
for such provisions deemed by the reviewing body to be inapplicable
because they pertain only to subdivision lines or to numbering or
description of newly created parcels. In addition, preliminary and
final land development applications shall:
A.
Show all building sites and locations.
B.
Specify the use to which each building will be put.
C.
Specify the nature and volume of vehicular traffic to be generated
by each building as well as specific plans to overcome congestion
at the entrances to the site if the traffic study reveals that, in
the opinion of the Township Engineer, unsafe or congested conditions
will result on streets abutting the site.
D.
Specify the traffic location and type of landscaping (hedge, tree
or ground cover) proposed along the periphery of the property, in
yard areas between the buildings on the property and abutting streets
and within parking lots.
4.
Land developments requiring final plan approval shall be subject
to all post final plan review requirements and conditions as are applicable
to major subdivision plans.
5.
The following land developments shall not be required to proceed beyond the preapplication procedure set forth in § 22-301, nor shall any formal approval of such land development be required:
A.
Improvements to any building which do not increase either the area
it occupies on the ground by more than 500 square feet or the need
for additional parking spaces.
6.
Land developments shall meet the following standards pertaining to
vehicular circulation:
A.
Points of access into a site development shall be located to provide
maximum visibility for motorists entering and leaving a site. Where
possible, points of access shall be directly in line with entrances
to development or street intersections on the opposite side of the
road abutting the site.
B.
The Board of Supervisors may restrict movement at certain intersections
in the interest of safety and may require separate right and left
turn lanes at exit points.
C.
Points of access shall be limited to no more than two on any road
abutting a site, except that only one point of access shall be permitted
on sites with less than 100 feet of frontage on a road. Any other
points of access shall be denied by curbing or other barrier.
D.
The width of any access point where it crosses the site property
line shall not exceed 20 feet, except that if traffic leaving the
site is provided two or three lanes to accommodate specific movements,
the width may be extended to 30 or 40 feet, respectively.
E.
A transitional grade not to exceed 2% shall be provided on each access
driveway between the abutting public road and a line across the driveway
not less than 25 feet inside the property line.
F.
Entrance driveways shall be constructed to meet the latest applicable
specifications of PennDOT. No internal driveway within a site shall
have a grade in excess of 10%.
G.
To avoid confusion and danger at the entrance to sites with large
parking areas adjacent to the abutting road, the Planning Commission
may require all entering traffic to proceed well into the site before
accessing the parking areas.
7.
Land developments shall meet the following standard pertaining to
landscaping:
A.
Site grading shall be carried out in accordance with § 22-504 of this chapter and in accordance with any other grading regulations that may be applicable.
B.
A planted buffer is required in accordance with the following table:
|
Protected Land Use
|
Invasive Land Use
|
Buffer Yard Width
(feet)
|
Plant Units
|
|---|---|---|---|
|
Houses
|
Apartments
|
10
|
40
|
|
Houses
|
Commercial
|
15
|
60
|
|
Houses
|
Industrial
|
20
|
100
|
|
Apartments
|
Commercial
|
15
|
60
|
|
Apartments
|
Industrial
|
20
|
100
|
|
Open
|
Commercial
|
10
|
40
|
|
Open
|
Industrial
|
15
|
60
|
|
In the above table, "houses" mean single-family detached or
two-family dwellings; "apartments" mean townhouses or apartment buildings;
"open" means undeveloped land. The "bufferyard width" means the minimum
width of the planted strip along the common boundary line and within
the property of the invasive land use. "Plant units" mean the number
of plants per 100 lineal feet. Deciduous shade trees shall count as
10 plant units; evergreen or flowering trees as five plant units and
shrubs as one plant unit. No two trees shall be planted closer to
one another than 12 feet. Shade trees shall be at least three inches
in caliper when planted, flowering trees at least 2 1/2 inch
caliper when planted and evergreen trees at least 10 feet in height
above ground level when planted. Property lines or portions of such
lines less than 100 feet in length shall be planted proportionately
with the required materials. The planting and maintenance of the buffer
shall be the responsibility of the owners of the commercial or industrial
property. Where steep slopes or existing planting separate uses, the
Planning Commission may recommend that the buffer requirements be
waived or modified.
|
C.
Within parking lots to contain 40 or more spaces that at least one
deciduous shade tree, not less than three-inch caliper when planted,
be placed for each 10 parking spaces within parking bay dividers and/or
along the planted perimeter of parking lots. Such planted dividers
and perimeters shall be at least four feet wide. Trees shall be planted
not less than 35 feet apart. Drainage from parking lot surfaces shall
not be permitted to flow into planting areas.
D.
In designing the site landscaping, the developer should use a variety
of flowering, deciduous shade and evergreen species instead of using
one species.
E.
The developer will post a maintenance bond or establish an escrow
account to guarantee survival of all plant materials for a period
of not more than two years after the initial planting. The property
owner or occupant shall provide a continuous maintenance program for
feeding, pruning and replacement of all plant materials on the site.
[Ord. 215, 3/8/1976; as added by Ord. 301, 12/30/1991, § 2]
For purposes of this chapter, the official filing date shall
be the date of the regular meeting of the Planning Commission next
following the date upon which a complete application, preliminary
or final, is received in the office of the Secretary of the Planning
Commission; provided, that should the said next regular meeting occur
more than 30 days following receipt of the application, the said official
filing date shall be the 30th day following the day the application
is received.
