A.
A sketch plan may be submitted by the subdivider or developer as
a basis for informal discussion with the Planning Commission, which
may comment upon such sketch plan, but no approval or disapproval
shall be given.
B.
Data furnished in a sketch plan shall be at the discretion of the
subdivider. For fullest usefulness, it is suggested that a sketch
should include the following information:
(1)
Tract boundaries.
(2)
Location within the Township.
(3)
North point.
(4)
Streets on and adjacent to the tract.
(5)
Significant topographical physical features, including floodplains,
if any.
(6)
Proposed general street layout.
(7)
Proposed general lot layout, including location of proposed open
space and other preservation areas.
C.
A subdivision sketch plan need not be to scale nor are precise dimensions
required.
[Amended 1-27-1997 by Ord. No. 896]
A.
The preliminary plan shall be at a scale of not more than 100 feet
to the inch.
B.
The preliminary plan shall show or be accompanied by the following
information:
(1)
The proposed subdivision or land development name or identifying
title.
(2)
The Township name.
(3)
The North point, scale and date of preparation.
(4)
The name(s) and addresses of the owner(s) of the property, including
reference to deed book, volume and page of current legal owner.
(5)
The name of the registered engineer or surveyor or other person responsible
for the plan.
(6)
The tract boundaries with bearings and distances.
(7)
The existing contours at vertical intervals of five feet or, in the
case of relatively level tracts, at such lesser intervals as may be
necessary for satisfactory study and planning of the tract. Datum
to which contour elevations refer shall be United States Coast and
Geodetic Survey datum. (The Township will furnish elevations of nearest
known bench marks.)
(8)
All existing watercourses, floodplains or tree masses and other significant
natural features.
(9)
All existing buildings, sewers, water mains, culverts, petroleum
or petroleum products lines, fire hydrants and other significant man-made
features.
(10)
All existing streets on or adjacent to the tract, including
name, right-of-way width and cartway width.
(11)
All existing property lines, easements and rights-of-way and
the purpose for which the easements or rights-of-way have been established.
(12)
The location and width of all proposed streets, alleys, rights-of-way
and easements; proposed lot lines with approximate dimensions and
areas of all lots; proposed minimum setback line for each street;
playgrounds, public buildings, public areas and parcels of land proposed
to be dedicated or reserved for public use; proposed street names;
proposed watercourses and detention ponds; proposed phasing of land
development; and typical section of all streets.
(13)
The total acreage, number of lots, average lot size, density,
open space and existing zoning classification.
(14)
The names of owners of all adjoining properties and the names
of all abutting subdivisions.
(15)
A location map at a scale of 400 feet to the inch showing the
proposed development and adjoining areas.
(16)
Where the preliminary plan covers only a part of the subdivider's
entire holding, a sketch shall be submitted of the prospective street
layout for the remainder.
(17)
Where applicable, a plan revision module for land development
shall be the responsibility of the applicant and shall be prepared
in accordance with the rules and regulations of the Pennsylvania Department
of Environmental Protection. The completed module shall accompany
the preliminary plan submission.
(18)
When on-lot waterline water supply is proposed, the location
of all well sites.
(19)
When required by § 385-30 of this chapter, a proposed soil erosion and sedimentation control plan.
(20)
When required, the information required by § 385-31 of this chapter, which may be by separate plan.
(21)
A block for signatures of the reviewing agency membership and
date of recommendation.
(22)
A block for signatures of the Board of Commissioners and date
of approval.
(23)
Land development plans shall show building locations, elevation
drawings, building floor plan, cross-section drawings and parking
areas in addition to the above information.
(24)
A letter from the subdivider specifically requesting any waiver
from the regulations herein established and citing the reasons for
the same.
(25)
Water supply. If water is to be provided by means other than
private wells owned and maintained by the individual owners of lots
within the subdivision or development, applicants shall present evidence
to the Board of Commissioners that the subdivision is to be supplied
by a certified public utility, a bona fide cooperative association
of lot owners or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission of an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable.
(26)
A report on steep slopes, including a description of existing
soils and vegetation and methods to prevent disturbance and otherwise
comply with the provisions of this chapter.
(27)
A report including a map supplied by the Pennsylvania Department
of Environmental Protection, Bureau of Mines, showing the location
of mines under the development or within 500 feet thereof. The report
shall indicate how the development will affect or be affected by any
mines, with particular concern to public health, safety and welfare.
(29)
Existing and proposed vehicular and pedestrian circulation system
serving the development, including streets, driveways and walkways,
showing proposed ownership, rights-of-way and cartway widths and type
of construction.
(30)
Existing and proposed parking and loading areas, including street
access points and internal circulation pattern, showing number of
spaces, typical space dimensions, type of construction and landscaping.
(31)
Proposed site landscaping showing location, type and illustrative
details of all landscaped areas, including open spaces, riverside
setbacks and buffer areas.
(32)
Proposed design details and materials for all fences, walls,
screens, lighting fixtures, signs and other outdoor structures.
(33)
Statement of the approvals and permits that will be required
for the proposed development from the county, commonwealth or federal
agencies.
(34)
Location and effect of outdoor lighting on highways and residential
properties in sight lines of proposed lighting.
(35)
For properties located in a C Commercial District and abutting an arterial street, the location and width of the proposed sidewalks when a property owner purchases property, develops property, subdivides property, or performs a major renovation of infrastructure. The construction, dimensions, and building materials must be specified on the plan and comply with § 385-23 and Chapter 379, Streets and Sidewalks.
[Added 2-9-2015 by Ord.
No. 1052]
[Amended 1-27-1997 by Ord. No. 896]
A.
Final plans shall be drawn, annotated and sized in conformance with
the regulations of the Allegheny County Planning Agency and Recorder
of Deeds.
B.
The final plan shall include or be accompanied by the following:
(1)
The subdivision name or identifying title.
(2)
The Township name.
(3)
The North point, scale, date of preparation and date of preliminary
plan approval.
(4)
The name(s) and addresses of the owner(s) of the property and subdivider
or land developer, including reference to deed book, volume and page
of the current legal owner.
(5)
The name and seal of the registered professional engineer or surveyor
responsible for the plan.
(6)
The tract boundaries with bearings and distances.
(7)
All existing streets and driveways on or adjacent to the tract, including
name, right-of-way width, cartway width, street lines, lot lines,
rights-of-way, easements and areas dedicated or proposed to be dedicated
to public use.
(8)
Sufficient data, including bearing and length, to locate every street,
lot, easement, right-of-way and boundary line upon the ground.
(9)
The length of all straight lines, radii, lengths of curves and tangent
bearings for each street.
(10)
All dimensions and angles or bearings of the lines of each lot
and of each lot proposed to be dedicated to public use.
(11)
The proposed building setback line for each street and the proposed
placement of each building, except placement for single-family dwellings.
(12)
The location and width of all rights-of-way, easements and the
purpose for which the rights-of-way and easements were established.
(13)
The location of all sanitary and storm sewer easements and the
location of all watercourses and detention ponds, whether public or
private.
(14)
All dimensions shall be shown in feet and hundredths of a foot.
(15)
Lots within a subdivision shall be numbered and their area shown
within the lot boundaries.
(16)
The typical section for all proposed streets.
(17)
Permanent reference monuments shall be shown on the plan and
designated existing or proposed.
(18)
The names of the adjoining subdivisions shall be shown.
(19)
The names of the owners of any adjoining unplotted and shall
be shown.
(20)
An approval block providing for the signatures of the reviewing
agency and the Board of Commissioners and the date of approval.
(21)
An appropriate statement signed by the owner unequivocally indicating
his intention either to dedicate for public use all streets, roads,
easements and rights-of-way so intended and designated or to reserve
as private any streets, roads, easements or rights-of-way intended
not to be dedicated for public use.
(22)
A statement of acknowledgment in legal form, executed by a notary,
stating that the subdivider is the owner or equitable owner of the
land proposed for subdivision and that the subdivision as shown on
the final plan is the act and deed of the subdivider and that it is
desired to record the same.
(24)
Water supply. If water is to be provided by means other than
private wells owned and maintained by the individual owners of lots
within the subdivision or development, applicants shall present evidence
to the Board of Commissioners that the subdivision is to be supplied
by a certified public utility, a bona fide cooperative association
of lot owners or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable.
(25)
For properties located in a C Commercial District and abutting an arterial street, the location and width of the proposed sidewalks when a property owner purchases property, develops property, subdivides property, or performs a major renovation of infrastructure. The construction, dimensions, and building materials must be specified on the plan and comply with § 385-23 and Chapter 379, Streets and Sidewalks.
[Added 2-9-2015 by Ord.
No. 1052]
C.
The final plan shall be accompanied by an improvement and construction
plan, including, but not limited to, elevation drawings, building
floor plans and cross-section drawings.
(1)
The improvement and construction plan(s) shall be at any of the following
scales:
|
Horizontal
(feet per inch)
|
Vertical
(feet per inch)
|
|---|---|
|
50
|
5 or 10
|
|
40
|
4
|
|
100
|
10
|
(2)
It shall show the following:
(a)
The subdivision name or identifying title.
(b)
North point, scale and date.
(c)
The name of the owner of record, the subdivider and telephone
number.
(d)
The name and seal of the registered professional engineer or
surveyor responsible for the plan.
(e)
The center line of streets with bearings, distances, curve data,
sight distances and stations corresponding to the profile.
(f)
Right-of-way and curblines of streets with radii at intersections.
(g)
The beginning and end of proposed construction of streets.
(h)
Tie-ins by courses and distances to intersection of all public
roads with their names and widths.
(i)
The location of all monuments with reference to them.
(j)
Property lines and ownership of abutting properties.
(k)
The location and size of all drainage structures, public utilities,
street name signs and shade trees.
(l)
The location and size of storm and/or sanitary sewer lines with
stations corresponding to the profile.
(m)
The location of storm and/or sanitary sewer manholes or inlets
with grade between and elevation of flow line and top of each manhole
or inlet.
(n)
Property lines and ownership with details of easements where
required.
(o)
The beginning and end of proposed construction of storm and/or
sanitary sewer.
(p)
The location of storm and/or sanitary sewer laterals, wyes,
etc.
(q)
The location of all other drainage facilities and public utilities.
(r)
The profile of existing ground surface along the center line
of a street.
(s)
The proposed center-line grade of streets with percent of grade
of tangents and elevations at fifty-foot intervals, including grades
at intersections, control points, etc.
(t)
The vertical curve data of streets, including length and elevations
and sight distance as required by the Township Engineer.
(u)
The profile of existing ground surface with elevations at top
of manholes or inlets.
(v)
The profile of storm drains or sewers showing the size of pipe,
grade cradle (if any), manhole or inlet locations and elevations at
flow line.
E.
The final plan shall be accompanied by a soil erosion and sedimentation control plan when required by § 385-30 of this chapter.
F.
When required, the information required by § 385-31 of this chapter, which may be a separate plan, shall be submitted.
G.
The final plan shall be accompanied by a copy of final deed restrictions
or protective covenants.
H.
The final plan shall be accompanied by a copy of any and all proposed
written easements or deeds to be granted, including but not limited
to storm drainage easements, recreation easements or dedication, or
agreements to pay a fee in lieu thereof, and sanitary sewer easement.
I.
The final plan shall be accompanied by a written agreement of land
developer or subdivider in a form approved by the Board of Commissioners,
including an agreement to construct in form and substance agreeable
to Township, required improvements, including but not limited to streets,
curbs, sidewalks and storm drainage facilities.
J.
The final plan shall be accompanied by an approved Department of
Environmental Protection planning module where on-lot sewage disposal
systems or community treatment systems are proposed or written proof
of the Department of Environmental Protection's approval for the extension
of existing sanitary sewer service.
K.
The final plan shall be accompanied by, if required, a highway occupancy
permit or review and written approval by the Pennsylvania Department
of Transportation.
L.
The final plan shall be accompanied by an approval by the United
States Postal Service of street names.
M.
The final plan shall be accompanied by plans of bridges and other
improvements and shall contain sufficient information to provide complete
working plans for the proposed construction.
N.
The final plan shall be accompanied by a typical cross section of
streets, showing:
(1)
The right-of-way width and location and the width of paving.
(2)
The type, thickness and crown of paving.
(3)
The type and size of the curb.
(4)
The grading of the sidewalk area.
(5)
The location, width, type and thickness of sidewalks.
(6)
The typical location of sewers and utilities, with sizes.
The subdivider or developer will furnish the Township with as-built
plans for sanitary sewer systems and storm sewer systems within the
subdivision or land development.
