Prior to filing an application for preliminary approval, the prospective
applicant shall contact the Borough Zoning Officer to obtain copies
of ordinances and information about application procedures and to
obtain the proper application forms for processing a proposed subdivision
or land development.
The prospective applicant shall appear before the Planning Commission
for a pre-application conference to discuss the applicable regulations
governing subdivision and/or development of the property, the feasibility
and timing of the application.
In order to assist the Planning Commission in understanding the proposed
subdivision or land development, a prospective applicant may submit
a sketch plan at a minimum scale of one inch equals 100 feet on drawings
with dimensions not exceeding 24 inches by 36 inches which contain
enough detail to show the following information:
The prospective applicant shall be present to make a brief presentation
describing the site, the sketch plan, if any, and the general nature
of the anticipated subdivision and land development.
No fee shall be charged for a pre-application conference. Voluntary
submission of a sketch plan by a potential applicant for discussion
at a pre-application conference shall not constitute filing of an
official application for approval of a subdivision or land development
and the pre-application conference shall not result in the approval
or disapproval of the sketch plan.
This opportunity is afforded to prospective applicants to obtain
information and guidance prior to entering into binding commitments
or incurring substantial expenses for plan preparation.
The applicant shall file 12 copies of an application for preliminary
approval to the Borough Zoning Officer using a form provided by the
Borough. Refer to the "official date of filing."
The preliminary application shall not be considered to be complete and properly filed unless and until all items required by § 182-11 of this chapter, including the application fee, have been received.
The Borough Zoning Officer shall submit one copy of the application
to the Allegheny County Department of Economic Development for review
and comment within five days of receipt. Copies may also be referred
to other appropriate review agencies at the request of the Planning
Commission.
Subdivision plans which propose 20 or more single-family lots and
all land developments which propose multifamily developments containing
10 or more dwelling units or any nonresidential development shall
be referred to the Borough Engineer for review of traffic impact.
If it is determined that a traffic study is warranted, the cost shall
be borne by the applicant.
A boundary survey by a registered professional surveyor and
topographical survey of the total proposed subdivision by a registered
engineer or registered surveyor. If the developer intends to develop
a tract of land in phases, the preliminary plat must include the total
tract.
The name, address, certification and seal of the registered
engineer or registered surveyor who prepared the plat and the registered
surveyor who did the survey shown on the plat.
A location map showing the plan name and location; major existing
thoroughfares related to the site, including the distance therefrom,
title, graphic scale and North point.
Existing and proposed contours at intervals of elevation not
more than five feet where the slope is 10% and at intervals of not
more than two feet where the slope is 10% or less.
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.
The existing platting of land adjacent to the site. All existing
buildings, sewers, water mains, culverts, petroleum or high-pressure
gas lines and fire hydrants on or within 200 feet of the site shall
be shown.
Tabulation of site data, including total acreage of land to
be subdivided, the number of residential lots, typical and minimum
lot sizes, the acreage in the subdivision or land development and
the acreage in any proposed recreation or other public areas.
Additional requirements for land developments. For all applications
which propose a land development, as defined herein, for multifamily
housing containing 10 or more dwelling units or any nonresidential
purpose, the following information also shall be required to be submitted
as part of the preliminary application:
Where evidence exists of undermining, landslide prone soils or other
geologic hazards on the site, a geologic report by a qualified registered
professional engineer regarding soil and subsurface conditions and
the probable measures needed to be considered in the design of the
development, the location of structures and the design of foundations,
if any.
A soil erosion and sedimentation control plan prepared by a person
trained and experienced in control methods and techniques which conforms
to the requirements of the Pennsylvania Clean Streams Law[1] and Chapter 102 of the Rules and Regulations of the Pennsylvania
Department of Environmental Resources governing Erosion Control. The
plan shall be approved by the Allegheny County Conservation District.
A report evaluating the impact of the development on existing off-site
public facilities and utilities, including, but not limited to, storm
sewers, sanitary sewers, parks, and schools.
Location, size and specifications for private improvements such
as streets, curbs, sidewalks, driveways, parking areas, landscaping
strips or planters, wheelstops and the like.
After a preliminary application has been approved by Borough Council,
the developer may proceed by filing either of the following types
of applications:
A final application, including final plat approval, together
with the completion bond to guarantee proper installation of required
improvements in the plan.
In either case, the applicant shall submit eight copies of the final
application to the Borough, at least 10 working days, but no sooner
than 20 working days, prior to the regular meeting of the Planning
Commission. A copy of the approved preliminary plan shall accompany
the final application.
Upon receipt, copies of the application shall be distributed to the
Borough Engineer, members of the Planning Commission and the President
of the Borough Council.
A final application shall not be considered to be complete and properly filed unless and until all items required by § 182-12 of this chapter, including the application fee, have been received.
In the case of a final application which does not include final plat approval, the completion bond required by § 182-12 shall not be required; however, all other materials required to complete a final application, including the final plat required by § 182-12, shall be submitted.
The application fee shall be submitted at the time of filing
the final application without plat approval and additional fees shall
not be charged at the time of the request for final plat approval,
if the request for final plat approval is submitted within 12 months
of the date of submission of the final application without plat approval.
Construction plans for public improvements prepared by a registered
engineer drawn at a minimum scale of one inch equals 50 feet on sheets
measuring 24 inches by 36 inches showing the following:
Cross-sections at intervals not to exceed 50 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;
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;
Sanitary sewers, showing the top and invert elevations of manholes
together with the grade and material of construction of each sewer
line, approved by the Municipal Authority of the Borough of Oakmont;
Erosion and sedimentation control plan as filed with the Soil Conservation
Service (SCS), including a copy of the transmittal letter and evidence
of the SCS approval.
Completion bond to guarantee proper installation of public improvements as required by § 182-20 of this chapter and common amenities, except in the case of final applications without final plat approval, as provided for in § 182-16 of this chapter.
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
also be so noted.
Location, type and size of all concrete monuments and lot markers in accordance with the requirements of § 182-37 of this chapter and an indication of whether they were found or set.
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 under Section 420
of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945).[1]