Town of McCandless, PA
Allegheny County
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Table of Contents
Table of Contents
[Ord. 668, passed 1-27-1975; Ord. 979, passed 2-22-1988]
The sketch plan and data requested prior to the submission of a preliminary plat need not conform to any rigid standards. Sufficient data, as outlined below, should be included to enable the Planning Commission to interpret and give advice concerning the sketch plan.
(a) 
General information describing existing conditions of the site and the proposed development should be submitted, including data on existing covenants, land characteristics and available community facilities and utilities; and information describing the subdivision proposal such as number of residential lots, typical lot widths and depths, price range, business areas, public areas, proposed protective covenants, utilities and street improvements and proposed stormwater management facilities.
(b) 
A location map may be submitted, showing the relationship of the proposed subdivision to adjacent developments' existing community facilities which serve or influence it; main traffic arteries; public transportation lines; shopping centers; elementary and high schools; playgrounds; principal places of employment; other community features such as railroad stations, airports, hospitals and churches; title, scale, north arrow and date.
(c) 
A sketch plan on a topographic or other suitable base may show in simple sketch form the proposed layout of streets, lots and other features in relation to existing conditions. The sketch plan may be a free-hand pencil sketch made directly on a print of the base map.
[Ord. 668, passed 1-27-1975; Ord. 709, passed 12-20-1976; Ord. 737, passed 4-3-1978; Ord. 979, passed 2-22-1988; Ord. 1004, passed 3-27-1989; Ord. 1127, passed 8-22-1994; Ord. 1144, passed 5-22-1995]
An application for approval of a preliminary plat shall be accompanied by the following information:
(a) 
Preliminary plat (at a scale of 50 feet equals one inch or larger) on 16 clear prints on white paper which shall include all contiguous land owned by the subdivider and any other contiguous land which the subdivider proposes to acquire and develop in the foreseeable future. The plat shall show the following information pertaining to title and form:
(1) 
Proposed name of land development or subdivision.
(2) 
Names and addresses of the owner, developer if other than owner, and the engineer who prepared the plan.
(3) 
Scale, north arrow and date.
(4) 
Certifications: Inscription on the plat for registration of Planning Commission and Council approval. (See Appendix A for form.)[1]
[1]
Editor's Note: Appendix A is included as an attachment to this article.
(5) 
Tract boundaries as surveyed and certified by a registered engineer or surveyor to be closed traverse.
(6) 
All internal and abutting streets, public and private, including road access, to include names, paving widths and grades.
(7) 
Other rights of way or easements in, on or crossing the tract: location, width and purpose, existing and proposed.
(8) 
Existing buildings, water course, sewers, culverts, drains.
(9) 
Names of all land developments or subdivisions immediately adjacent, and the names of the owners of record of adjacent unplatted land.
(10) 
Location and sizes of any existing storm or sanitary sewers, water lines, fire hydrants and gas mains and any other available utilities, on or within 200 feet of the tract.
(11) 
(Reserved)[2]
[2]
Editor's Note: This subsection was repealed by implication 8-24-1981 by Ord. No. 823. See Article 1342.
(12) 
Existing and proposed topography, and where required by the Town, cross sections of existing and proposed grades.
(13) 
Existing tree masses and significant topographical features.
(14) 
Lot lines with dimensions and area of proposed lots and lot numbers.
(15) 
Minimum building setback lines and lot width.
(16) 
Sites, if any, to be reserved or dedicated for playgrounds or other public use.
(17) 
Zoning district in which the proposed land development or subdivision is located and any zoning district boundaries, where applicable.
(18) 
If the preliminary application represents a partial or phased development of a larger project, the total development plan shall be presented at a suitable scale on the Town's standard sheet size (30 inches by 42 inches or less).
(19) 
(Reserved)[3]
[3]
Editor's Note: This subsection was repealed 8-24-1981 by implication by Ord. No. 823. See Article 1342.
(20) 
Dimensions and placement of proposed structures.
(21) 
Area of site, actual and required.
(22) 
Complete details of size, type and location of lighting, showing details on lighting fixtures and poles and including a photometric map of proposed lighting.
(23) 
Slope areas over 25%.
(24) 
Complete details on type and location of all signs.
(25) 
Floodplains, 100-year storm and landslide prone areas.
(26) 
Parking areas, proposed and required, and loading berths.
(27) 
Sidewalks.
(28) 
Any other information specifically requested.
(29) 
Zoning classification of all contiguous parcels.
(30) 
All buffer areas and identify buffer designation.
(31) 
All fences and walls with complete details of design including cross sections of all walls at intervals of 50 feet.
(b) 
A location map (one copy only required), at a scale of not less than 600 feet to one inch, showing the relationship of the proposed land development or subdivision to its general surroundings and including the following details:
(1) 
Existing or unopened streets within 1,000 feet of the proposed land development or subdivision.
(2) 
Proposed streets with connections to existing streets.
(3) 
Proposed directions of flow for storm water in relation to natural drainage channels and a report on the feasibility of connection to existing storm water sewerage system.
(4) 
If connection to a public sewerage system is not feasible, a report on the feasibility of a separate sewerage system, and treatment works including the design, population, type and location of the treatment, and receiving stream.
(5) 
Municipal boundary lines within 1,000 feet of the proposed land development or subdivision.
(c) 
Profiles, at a horizontal scale of 100 feet to one inch or larger and a vertical scale five times the horizontal scale, showing existing and proposed centerline grades of existing and proposed streets.
(d) 
Typical cross sections and construction details of proposed streets, drainage structures and other proposed improvements.
(e) 
Draft of proposed protective covenants or private deed restrictions whereby the subdivider proposes to regulate land use in the subdivision and otherwise protect the proposed development.
(f) 
Subsurface conditions on the tract, if required by the Planning Commission: location and results of tests made to ascertain subsurface soil, rock and ground water conditions, depth to ground water unless test pits are dry at a depth of 10 feet.
(g) 
The Erosion and Sedimentation Control Plan shall specifically indicate all erosion and sedimentation control measures to be utilized on the site. The plan shall meet the following requirements:
(1) 
The erosion and sedimentation control plan shall be prepared by persons trained and experienced in erosion and sedimentation control methods and techniques.
(2) 
The erosion and sedimentation control plan shall be designed to prevent accelerated erosion and sedimentation and shall consider all factors which contribute to erosion and sedimentation including, but not limited to the following:
A. 
The topographic features of the project area;
B. 
The types, depth, slope and aerial extent of the soils;
C. 
The proposed alteration to the area;
D. 
The amount of runoff from the project area and the upstream watershed area;
E. 
The staging of earthmoving activities;
F. 
Temporary control measures and facilities for use during earthmoving;
G. 
Permanent control measures and facilities for long-term protection;
H. 
A maintenance program for the control facilities including disposal of materials removed from the control facilities or project area; and
I. 
(Reserved)[4]
[4]
Editor's Note: This subsection was repealed by implication 8-24-1981 by Ord. No. 823. See Article 1342.
(3) 
All additional requirements specified by the Planning Commission, the Pennsylvania Department of Environmental Resources or the Allegheny County Health Department.
(h) 
The developer shall provide an index sheet, on standard sheet size, indicating drawing or sheet which has all the foregoing requirements.
(i) 
Stormwater management provisions as set forth in Article 913.
[Ord. 668, passed 1-27-1975; Ord. 709, passed 12-20-1976; Ord. 979, passed 2-22-1988; Ord. 1144, passed 5-22-1995]
An application for final approval need include only that portion of a property proposed for immediate development.
(a) 
The following copies of the final plat and other maps shall be submitted:
(1) 
One original drawing in black waterproof ink on new linen tracing cloth or mylar based material which will be returned to the subdivider after being properly signed and executed upon final approval and which shall be used for recordation purposes.
(2) 
Seventeen clear sets of prints on white paper.
(b) 
The final plat and any other maps shall not be larger than 30 inches by 42 inches. Where necessary, to avoid sheets larger than the maximum, the final plat shall be shown on two or more sheets of uniform size and including a key diagram showing the location of each section.
(c) 
The final plat shall be at a scale of 50 feet to one inch or larger and shall contain the following data:
(1) 
Land development or subdivision name or identifying title.
(2) 
North arrow, scale and date.
(3) 
Tract boundary lines, rights-of-way lines of streets, easements and other rights-of-way lines, property and lot lines with accurate dimensions, bearings, deflection angles and radii, lengths of arcs and central angles of all curves, satisfactory to the Town and sufficient to reproduce such lines upon the ground.
(4) 
Primary control points, approved by the Town, descriptions and ties to such points to which all dimensions, angles, bearings and similar data on the plat shall be referred and the location of all existing and proposed monuments.
(5) 
The boundary lines of a land development or subdivision shall be determined by actual ground survey only, such survey to be traversed, balanced and closed; the total error of closure shall not exceed a linear ratio of 1:10,000 and the allowable angular error of closure shall not exceed five seconds per angle.
(6) 
Names of owners of record of adjoining unplatted land and record name, date, index, number, road and lot lines of adjacent land developments or subdivisions to a minimum distance of 100 feet beyond the proposed land development or subdivision boundary.
(7) 
Proposed building setback line for each street or the proposed placement of each building and sight triangle lines.
(8) 
Names and right-of-way widths of all streets or other rights-of-way within or adjacent to the land development or subdivision.
(9) 
All proposed lots shall be numbered and the lot area shown.
(d) 
The final plat shall include contours thereon or be accompanied by a separate topographic map at a scale of 50 feet to one inch, and shall contain the following data:
(1) 
If a separate topographic map, all items listed in subsection (c) hereof.
(2) 
Streets on and adjacent to the tract: name and rights-of-way width and location; type, width and elevation of surfacing; legally established center line elevations; curbs, gutters, culverts, etc.
(3) 
Utilities on and adjacent to the tract; location, size and invert elevation of sanitary and storm sewers; location and size of water mains; location of gas lines; fire hydrants, electric and telephone poles; if water mains and sewers are not in or adjacent to the tract, indicate the direction, distance to and size of nearest ones, showing invert elevations of sewers.
(4) 
Ground elevation on the tract, based on Sandy Hook data: for land that slopes less than approximately 2% show spot elevations at all breaks in grade, along all drainage channels or swales, and at selected points not more than 100 feet apart in all directions; for land that slopes more than approximately 2% either show contours at intervals of not more than five feet if ground slope is regular and such information is sufficient for planning purposes, or show contours with an interval of not more than two feet if necessary because of irregular land or need for more detailed data for preparing plans and construction drawings.
(5) 
Subsurface conditions on the tract, if required by the Planning Commission: location and results of tests made to ascertain subsurface soil, rock and ground water conditions, depth to ground water unless test pits are dry at a depth of five feet.
(6) 
Other conditions on the tract: watercourses, marshes, rock outcrops, wooded areas, isolated preservable trees, houses, barns and other significant features.
(7) 
Other conditions adjacent to the tract extending 100 feet beyond tract boundaries: approximate direction and gradient of ground slope, including any embankments or retaining walls, character and location of buildings, power lines, towers and other nearby nonresidential land uses or adverse influences; owners of adjacent unplatted land; for adjacent platted land refer to land development or subdivision plat by name, recordation date and number, and show approximately percent built-up and typical lot size.
(8) 
Zoning on and adjacent to the tract.
(9) 
Key plan showing location of the tract at a legible scale.
(10) 
Title and certificates: present tract designation according to the official records in office of appropriate recorder; title under which proposed land development or subdivision is to be recorded, with names and addresses of owners, notation stating acreage, scale, north arrow, datum, benchmarks, certification of registered professional engineer or surveyor and date of survey.
(11) 
(Reserved)[1]
[1]
Editor's Note: This subsection was repealed by implication 8-24-1981 by Ord. No. 823. See Article 1342.
(e) 
The final plat shall include thereon or be accompanied by the following construction and improvement data:
(1) 
Grading plan, which shall be shown on the topography map: existing and proposed elevations and contours in accordance with the standards for the topographic map; existing contours shall be shown as dotted lines, and proposed contours shall be shown as solid lines.
(2) 
Location, size and invert elevations of all sewers and drainage structures, which may be shown on the grading plan.
(3) 
Profiles and typical cross sections for all streets: profiles shall show the existing and proposed grades along the center line and ditch inverts; sewer lines and drainage structures.
(4) 
A copy of all restrictions and covenants, if any, the developer or subdivider intends to place in the deeds to the lots in the land development or subdivision.
(5) 
Written application for final approval on an approved form.
(6) 
The developer or subdivider shall file a completion guarantee before the plat will be approved by Council.
(f) 
The developer shall provide an index sheet, on standard sheet size, indicating drawing or sheet which has all the foregoing requirements.
(g) 
Stormwater management plan as required by Article 913.
[Ord. 979, passed 2-22-1988]
After final approval has been given by Council, but before construction is initiated, a preconstruction conference shall be held at the Town Hall. Those required to be in attendance at this meeting are the Town Zoning Officer, the Town Engineer(s), the developer, the primary contractor and construction inspectors.