[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.
(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.
(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).
(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
(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.
(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.
