[Ord. 381, 11/14/2005, § 300]
The plat requirements and application procedures shall be followed
by developers as set forth herein and shall be submitted to the Planning
Commission for review prior to consideration by Borough Council.
[Ord. 381, 11/14/2005, § 301]
1.
Prior to the filing of an application for approval of a preliminary
subdivision plat, the developer may submit the following plans and
data to the Planning Commission.
A.
General Information. Describe existing covenants, land characteristics,
community facilities and utilities, the number of lots and sizes,
business areas, playgrounds, utilities and street improvements.
B.
Location Map. Map showing relationship of the proposed subdivision
to existing community facilities which serve or influence it and existing
facilities, title, scale and north arrow.
C.
Sketch Plan. Sketch plan at a scale of one inch equals 100 feet or
larger showing in simple sketch form the proposed layout of streets,
lots and other features in relation to existing conditions, including
the following information, if available:
(1)
Deed and/or property survey.
(2)
Tax parcel map showing the property and surrounding properties.
(3)
U.S.G.S. Quadrangle Map showing natural features and topography
of the site and surrounding areas.
(4)
National Flood Insurance Administration (NFIA) Flood Hazard
Boundary Maps showing the property's location.
(5)
Natural Resources Conservation Service Maps of soil types.
(6)
U.S. Bureau of Mines coal mine maps.
2.
The preapplication conference is voluntary and no formal application
or fee is required. This opportunity is afforded to the applicant
or his representative to obtain information and guidance before entering
into binding commitments or incurring substantial expenses for plan
preparation.
3.
A preapplication conference shall not constitute formal filing of
any application for approval of a subdivision or land development,
shall not bind the Planning Commission to recommend approval any concept
presented in the preapplication conference and shall not protect the
application from any subsequent changes in ordinance provisions that
may affect the proposed development between the date of the preapplication
conference and the official date of filing of an application for preliminary
approval of a subdivision or land development under the terms of this
chapter.
[Ord. 381, 11/14/2005, § 302]
1.
Preliminary Subdivision Plat Application. The developer shall prepare
and submit to the Borough Secretary at least 15 business days prior
to the regular monthly meeting of the Planning Commission, seven copies
of the preliminary subdivision plat of the total land to be ultimately
developed for review by the Planning Commission according to the requirements
and standards contained herein. Upon receipt of the plat, the Borough
Secretary shall forward a copy to Borough Council and to the Allegheny
County Department of Economic Development for review and recommendation
at least 30 days prior to the regular meeting of Borough Council.
2.
Application Fee. At the time of filing an application for preliminary
subdivision plat approval the developer shall pay to the application
filing and review fees set by Resolution of Borough Council to defray
the cost of processing of such plat approval applications and for
payment to consultants hired by the Borough to conduct reviews of
said applications.
3.
Preliminary Subdivision Plat Content. The preliminary subdivision
plat shall be drawn at a scale of 100 feet to the inch or greater
and shall show or be accompanied by the following information. All
information required shall be supplied to the extent and in the manner
required by the Borough Engineer:
A.
Names and addresses of the owner or owners of the property.
B.
Name of the subdivision to be recorded.
C.
North point, scale and date.
D.
Name of the professional land surveyor who surveyed the property
and prepared the plat.
E.
Contours at vertical intervals of two feet, or in the case of relatively
level tracts, at such lesser interval as may be necessary for satisfactory
study and planning of the tract.
F.
U.S.G.S. datum to which contour elevations refer. Where reasonably
practicable, data shall refer to known, established elevations.
G.
All existing watercourses, wetlands, banks, tree masses, and other
significant natural features.
H.
Any floodplain, flood hazard area, floodprone area as established
by the Federal Emergency Management Agency.
I.
Location and size of all existing buildings, location, size and invert
elevation of all sanitary and stormwater sewers, and location of all
manholes, inlets, culverts and bridges; water mains, gas mains, fire
hydrants, telephone conduit lines, electric power transmission line,
petroleum or petroleum products lines, and other significant man-made
features.
J.
All existing streets located on or adjacent to the tract, including
name, right-of-way widths and cartway width and type of improvement
materials used on the cartway.
K.
All existing property lines, easements and rights-of-way and the
purpose for which the easements or rights-of-way have been established.
L.
Location and width of all proposed streets, alleys, rights-of-way
and easements, proposed lot lines with approximate dimensions, proposed
minimum set backs, public buildings, public areas and parcels of land
proposed to be dedicated or reserved for public use.
M.
The names of owners of all abutting unplatted land and the names
of all abutting subdivisions.
N.
Where the preliminary plat covers only a part of the developer's
entire holding, a sketch shall be submitted of the prospective street
and lot layout of the remainder of the land.
O.
A plan of the proposed public water distribution system for review
and approval by the water company.
P.
A plan of the proposed sanitary sewer collection system or treatment
facilities when proposed will be required for review and approval
of the appropriate authority.
Q.
Where on lot sewage disposal systems are proposed, the developer
or owner shall submit a completed Department of Environmental Protection
sewage facilities planning module in accordance with the requirements
of the Pennsylvania Sewage Facilities Act, 53 P.S. § 750.1
et seq., as amended.
R.
Preliminary plat shall identify the zoning district, in which the
property is located and show the zoning boundaries, if any, that traverse
or are within 300 feet of the area covered by the plan.
S.
A tabulation of applicable zoning requirements for the district in
which the property is located, indicating whether the proposed plan
meets or exceeds the requirements.
T.
Such street extensions or spurs as are reasonably necessary to provide
adequate street connections and facilities to adjoining or contiguous
developed or undeveloped areas.
U.
Subsurface conditions (whether undermined, etc.) of the tract to
be subdivided or proposed to be developed.
V.
Profiles showing existing ground and proposed centerline grades of
streets and storm and sanitary sewers.
W.
Typical cross sections of roadways showing cartways, water, sanitary
and stormwater sewers, gas, electric and telephone utilities, and
sidewalks.
X.
Such additional information as may be required by the Planning Commission,
Borough Council, Borough Engineer, Zoning Officer, or Sewage Enforcement
Officer in order to more fully evaluate the proposed subdivision and
its effect on adjacent property or the Borough as a whole.
Y.
A utility plan showing the approximate location and size of the proposed
gas, electric, telephone and cable television systems with written
approval from the appropriate utility company.
AA.
A plan, calculations and narrative for the collection, management
and discharge of all stormwater. The developer shall further provide
all information and plans necessary to indicate that the existing
off-lot watercourse and drainage system is adequate to accommodate
the stormwater resulting from the proposed subdivision or a plan for
improving the off-lot drainage system to meet the demand. Plans and
reports shall be prepared in accordance with Borough policy, guidelines
and the Pennsylvania Storm Water Management Act, 32 P.S. § 680.1
et seq.
BB.
The preliminary plan shall identify location of any proposed recreational
facilities.
4.
Supplementary Data Required. The preliminary plan shall be accompanied
by the following supplementary data:
A.
A plan revision module for land development as required by the Pennsylvania
Department of Environmental Protection.
B.
Typical street cross-section drawings for all proposed streets.
C.
A written report from the municipal water and sewer authority on
the availability of public water and sewer service to proposed development.
D.
If connection to a public water or sewage system is not proposed,
a report shall be submitted, prepared in accordance with the requirements
and procedures of the Pennsylvania Department of Environmental Protection,
as to how these utilities are proposed to be furnished.
E.
Environmental impact statement, if required by § 22-307.6.
F.
Traffic study, if required by § 22-307.7.
5.
Planning Commission Review and Action; Preliminary Subdivision Applications.
A.
The Planning Commission shall review the preliminary plats and prepare
a written report for Borough Council. The report shall contain recommendations
for approval, conditional approval or disapproval with specific reasons
for the recommended action. No report or recommendation shall be prepared
prior to receipt of the Allegheny County Department of Economic Development's
recommendation or expiration of the thirty-day time period granted
for County reviews.
B.
Consideration of the preliminary plat shall be conducted at the next
regularly scheduled meeting of the Planning Commission following submission
of a complete and properly filed application.
C.
At the Planning Commission meeting when considering the preliminary
plats, the developer shall be given an opportunity to discuss any
matters in the preliminary plat which might assist the Planning Commission
in making its recommendation to Borough Council.
6.
Action of Borough Council. Borough Council shall render its decision
on the preliminary plat and communicate such decision to the developer
not later than 90 days following the official date of filing, unless
the applicant agrees in writing to an extension of time.
A.
The decision of Borough Council shall be in writing and shall be
communicated to the applicant personally or mailed to him at his last
known address not later than 15 days following the decision.
B.
When the application is not approved in terms as filed, the decision
shall specify the defects found in the application and describe the
requirements which have not been met and shall, in each case, cite
the provisions of the statute or ordinance relied upon.
C.
Failure of Borough Council to render a decision and communicate it
to the applicant within the time and in the manner required hereinafter
shall be deemed an approval of the application in terms as presented
unless the applicant has agreed in writing to an extension of time
or change in the prescribed manner of presentation of communication
of the decision, in which case, failure to meet the extended time
or change in manner of presentation of communication shall have like
effect.
D.
Before acting on any subdivision plat, Borough Council or the Planning
Commission, as the case may be, may hold a public hearing thereon
after public notice.
7.
Nature of Approval.
A.
Approval of a preliminary plat shall not constitute approval of a final plat, unless said preliminary plat consists of a maximum of three new lots intended for development as residential uses, in which case preliminary plat approval may act as final plat approval where Borough Council and the Borough Engineer find that further review is not required. The provisions of § 22-305 shall apply to any applications herein described. In all other cases preliminary plat approval shall be an expression of approval of the layout submitted on the preliminary plat as a guide to the preparation of the final plat.
B.
Granting of preliminary approval shall not qualify a plat for recording, nor authorize development nor the issuing of any building permit, except as herein specified. Where warranted, due to the nature of an application for subdivision approval, the Planning Commission at its sole discretion may consolidate the review processes for both preliminary plat approval, this section, and final plat approval, § 22-304. Information required in § 22-304 shall be submitted for review and consideration in accordance with the time limits established in this section.
8.
Expiration of Preliminary Approval. Preliminary approval shall expire
automatically five years from the date of the meeting at which Borough
Council grants preliminary approval, except in the case of a phased
development which conforms to the provisions of § 508(4)
of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10508(4).
[Ord. 381, 11/14/2005, § 303]
1.
Upon approval of the preliminary plat, the developer shall submit
an application for approval of a final plat. The application shall
be submitted to the Borough Secretary at least 15 business days prior
to a regular meeting of the Planning Commission and shall include
seven copies of the final plat.
2.
Upon receipt of the plat, the Borough Secretary shall forward a copy
to Borough Council at least 30 days prior to the regular meeting of
Borough Council. Only in the case of a final plat that contains variations
from the plan granted preliminary approval, the Borough Secretary
shall forward a copy of the plat to the Allegheny County Department
of Economic Development for review and recommendation at least 30
days prior to the regular meeting of Borough Council.
A.
Specifications for Final Plan. The plat submitted for Final Approval
shall meet the following specifications:
(1)
Evidence that the applicant is the landowner.
(2)
Certification by the owner of the tract of land proposed to
be subdivided that there are no restrictions or covenants in place
which would affect any future development or which limits any existing
development.
(3)
Shall be drawn and submitted on reproducible mylar.
(4)
Shall be on sheets not larger than 24 inches by 34 inches over
all. It is recommended that as far as practicable final plat sheets
be held to an overall size of either 24 inches by 34 inches or 18
inches by 24 inches. There shall be a border of 1/2 inch on all sides
except the binding end which shall be 1 1/2 inches. Where necessary
to avoid sheets larger than the maximum size prescribed above, final
plats shall be drawn in two or more sections accompanied by a key
diagram showing relative location of the section.
(5)
Shall be drawn with waterproof ink and all records, data entries,
statements, etc., thereon shall also be made with the same type of
ink or reproducible typing.
(6)
Shall be drawn to a scale of 100 feet to the inch or larger;
more than one sheet may be used for larger tracts and must be indexed.
(7)
Shall contain a title block in the lower right hand corner with
the name under which the subdivision plat is to be recorded. In addition,
blocks for the following information shall be provided:
(a)
Name of the recorded owner and developer.
(b)
Municipality in which the subdivision is located.
(c)
Name, address and seal of the Registered Professional Land Surveyor
preparing the plat.
(d)
Certificate of ownership, including name of owner of record,
deed book volume, date of instrument and date of recording.
(e)
Beyond the boundary lines of the proposed subdivision all final
plats submitted shall be drawn according to the following:
(f)
Within the subdivision boundary lines all final plats shall
be drawn according to the following:
B.
Application Fee. At the time of filing of the application for approval
of a final subdivision plat, the developer shall pay to the application
filing and review fees set from time to time by resolution of Borough
Council to defray the cost of processing such plat approval applications,
and drafting same on the official Zoning Map of the Borough, and for
payment to consultants hired by the Borough to conduct reviews of
said applications.
C.
Final Subdivision Plat Content. All final plats submitted shall show
the following information:
(1)
Primary control points, or permanent monuments or description
and ties to such control points or monuments, to which all dimensions,
angles, bearings, and similar data shall be referred.
(2)
Accurate description shown by bearings and dimensions in feet
and hundredths of a foot shall be shown on all tract boundary lines,
property lines of lots, radii, arcs, cord bearings and distances.
The error of closure for all descriptions subject to approval shall
not exceed one foot in 1,000 feet.
(3)
Profile sheets of all proposed streets and improvements with
the following information:
(a)
Existing and finished profile along centerline of proposed street.
(b)
Finished grade at fifty foot stations located along the centerline
of the proposed street, all vertical curve elevations information,
length, including beginning-ending elevations, high and low points
located along said vertical curve.
(c)
Finished profile for all sanitary sewers, stormwater sewers,
and water lines with stations, identification numbers, invert and
top elevations, size and type of materials, and percent of slope of
each utility proposed.
(d)
The sight distance for all vertical curves shall be identified
on the street profiles.
(4)
Name and right-of-way width of each street or right-of-way.
(5)
Location, dimensions and purpose of all easements in or across
the subdivision plat.
(6)
Number to identify each lot.
(7)
Purpose for which lots, other than residential, are to be dedicated.
(8)
Building setback lines on all lots.
(9)
Location and description of survey monuments.
(10)
Names of recorded owner of adjoining platted or unplatted land.
(11)
Certification of professional land surveyor who prepared the
plat certifying to the accuracy of the survey and plat.
(12)
Evidence that the applicant is the landowner.
(13)
Statement by the owner dedicating the streets, the right-of-way,
easements and any lots proposed for public use.
(14)
A plan for the control of erosion and sedimentation for review
by the Allegheny County Conservation District office, as required
by the Pennsylvania Clean Streams Act, 35 P.S. § 691.1 et
seq., or 25 Pa.Code, Chapter 102, "Erosion Control," of the rules
and regulations of the Pennsylvania Department of Environmental Protection.
(15)
All plats which will require access to a highway under jurisdiction
of the Pennsylvania Department of Transportation shall contain a notice
that a highway occupancy permit is required pursuant to § 420
of the Act of June 1, 1945, P.L. 1242, No. 428, known as the "State
Highway Law," 36 P.S. § 670-420 before driveway access to
a state owned right-of-way is permitted.
(16)
Such other certificates, bonds, affidavits, endorsements or
dedication as may be required in the enforcement of this chapter.
(17)
North point, scale and date.
(18)
Approvals required by County, State or Federal agencies with
jurisdiction.
D.
Planning Commission Review and Action; Final Subdivision Applications.
(1)
The Planning Commission shall review the final subdivision plat
and prepare a written report for Borough Council. The report shall
contain recommendations for approval, conditional approval or disapproval
with specific reasons for the recommended action.
(2)
Consideration of the final plat shall be conducted at the next
regularly scheduled meeting of the Planning Commission following submission
of a complete and properly filed application.
(3)
Mediation may be offered as an option in order to expedite the
approval process, said mediation shall be conducted as per the provisions
of § 908.1 of the Pennsylvania Municipalities Planning Code,
53 P.S. § 10908, as amended.
(4)
At the Planning Commission meeting when considering the final
subdivision plat, the developer shall be given an opportunity to discuss
any matter in the final plat which might assist the Planning Commission
in making its recommendation to Borough Council.
E.
Action of Borough Council. Borough Council shall render its decision
on the final plat and communicate its decision to the developer not
later than 90 days following the official date of filing, unless the
applicant agrees in writing to an extension of time.
(1)
The decision of Borough Council shall be in writing and shall
be communicated to the developer personally or mailed to him at his
last known address not later than 15 days following the decision within
the ninety-day review period.
(2)
When the application is not approved as filed, the decision
shall specify the defect found in the application and describe the
requirements which have not been met and shall, in each case, cite
to the provisions of the statue or ordinance relied upon.
(3)
Failure of Borough Council to render a decision and communicate
it to the developer within the time and in the manner required herein
shall be deemed an approval of the application in terms as presented
unless the applicant has agreed in writing to an extension of time
or change in the prescribed manner of presentation of communication
of the decision, in which case, failure to meet the extended time
or manner of presentation of communication shall have like effect.
(4)
From the time an application for approval of a final plat is duly filed as provided in this chapter, and while such application is pending approval or disapproval, no change or amendment to the Zoning Ordinance [Chapter 27], this chapter or other governing ordinance or plan shall affect the decision on such application adversely to the developer and the developer shall be entitled to a decision in accordance with the provisions of the governing ordinances or plans 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 the intervening change in governing regulations.
(5)
When an application for approval of a final plat has been approved or approved subject to conditions acceptable to the developer, no subsequent change or amendment to the Zoning Ordinance [Chapter 27], this chapter or other governing ordinance or plan shall be applied to affect 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 five years from such approval. Where final approval is preceded by preliminary approval, the five-year period shall be counted from the date of the preliminary approval. In the case of any doubt as to the terms of a preliminary approval, the terms shall be construed in the light of the provisions of the governing ordinances or plans as they stood at the time when the application for such approval was duly filed.
(6)
Before acting on any subdivision plat, Borough Council or the
Planning Commission, as the case may be, may hold a public hearing
thereon after public notice.
[Ord. 381, 11/14/2005, § 304]
1.
Plans and data involving minor subdivisions, as defined by this chapter,
shall include, but not be limited to, the following:
A.
The provisions of § 22-303 may be waived for minor subdivisions if no new street construction or openings are required, no wetlands are disturbed, and no unusual physiographic or topographic conditions exist. The requirements of § 2-304 for final plats shall be applicable.
B.
The Planning Commission shall have a period of 45 days within which
to determine if a duly filed application for plat approval may be
considered for final approval under this section and make recommendations
to Borough Council. Action by Borough Council shall be in accordance
with § 22-304E.
[Ord. 381, 11/14/2005, § 305]
The adjustment of lot lines or other amendment, alteration or revision of a previously recorded plat, or the combination or recombination of lots or portions of previously platted lots, where the resultant lots are increased in street frontage and total area size, which meets or exceeds the standards of this chapter and the previously approved final plats, shall subject the replatted subdivision to the procedures and regulations of § 22-305, except as they may be modified on application at the sole discretion of the Planning Commission and approved by Borough Council.
[Ord. 381, 11/14/2005, § 306]
1.
Land Development Plan Review Criteria. Any developer or landowner
who proposes a land development, as defined herein, shall provide
the Planning Commission with seven copies of plans as described in
this chapter.
2.
Conditional Use. If a developer or landowner proposes a use listed as a conditional use in the Borough's Zoning Ordinance [Chapter 27], which requires that a public hearing be held by Borough Council, zoning approval shall be prerequisite to land development plan approval, unless plans submitted meet all applicable requirements of this Part, then zoning approval and land development plan approval can be considered simultaneously.
3.
Procedure for Consideration and Approval.
A.
The developer or landowner shall submit seven copies of the required
plans to the Borough Secretary at least 15 days prior to the regular
meeting of the Planning Commission. Upon receipt, the Borough Secretary
shall submit one copy of the application to each member of the Planning
Commission, to Borough Council and to the Allegheny County Department
of Economic Development at least 30 days prior to the next regularly
scheduled meeting of Borough Council.
B.
The regularly scheduled meeting of the Planning Commission following
submission of a complete and properly filed application shall constitute
the official date of filing and the Planning Commission shall begin
a review of said plans for conformity with this chapter. The Planning
Commission shall evaluate the physical appearance and arrangement
of the structures on the property; vehicular access and circulation
into and within the property; parking layout; pedestrian walks; likely
points of congestion or other dangerous conditions that may be created
by the proposed development on adjacent roads; stormwater drainage
systems; signs; outdoor lighting; landscaping and other features of
the proposal that may be pertinent to the public health and safety.
C.
The Planning Commission may recommend approval, approval with conditions,
or disapproval of the proposal as presented. The developer or landowner
may make revisions as suggested by the Planning Commission and resubmit
plans to the Borough for reconsideration. Where the reconsideration
and review will extend beyond the ninety-day period authorized, the
Planning Commission or Borough Council may request an extension of
time from the applicant. Where no extension is granted, action by
Borough Council shall be taken within 90 days of the official date
of filing of the application.
D.
Immediately after the Planning Commission has made its recommendation
or after the developer or landowner proposes no further revisions,
the plans shall be submitted to Borough Council which shall review
them at its next regular meeting along with the Planning Commission's
recommendations. Borough Council shall approve or reject the plan
or may approve it with conditions, which shall be attached to any
permit issued for any construction on the property, within 90 days
of the official date of filing. The decision shall be in writing and
shall be communicated to the applicant personally or mailed no later
than 15 days following the decision.
E.
After final approval by Borough Council, no changes shall be made
in a plan unless a new application for final approval is submitted
in accordance with all applicable requirements of this chapter. A
change in sequence in the development shall require review and approval
as for any other change in the development.
4.
Phased Development. In the case where development is projected over
a period of years, Borough Council may authorize submission of final
plats by sections or stages of development subject to such requirements
or guarantees as to improvements in future sections or stages of development
as it finds essential for the protection of any finally approved section
of the development.
5.
Contents of Land Development Plan Submission.
A.
The land development plan submission shall include seven prints at
a scale not smaller than one inch equals 50 feet and a location map
at a scale of not less than one inch equals 2,000 feet on the same
sheet if desired, indicating the site in relation to major roads and
major landmarks in the vicinity.
B.
The land development plan shall contain at least the following information
as prepared by a registered professional engineer, surveyor, landscape
architect or architect, unless otherwise specified. Additional information
may be required by the Planning Commission at its discretion. For
existing structures where only the use is changing, design requirements
of this chapter may be waived by Borough Council upon the recommendation
of the Planning Commission.
(1)
Bearings and distances of all property lines and area of property
in square feet as prepared by a registered land surveyor.
(2)
Location of adjacent road curbs or edge of paving and existing
and proposed curb cuts.
(3)
Public sanitary sewer, water supply, stormwater management,
gas, electric, telephone, and other utility lines overhead or underground,
existing and proposed, in street rights-of-way or in easements, inside
the property or within 50 feet of a boundary.
(4)
Existing contours, slopes in excess of 25% and proposed regrading
at two-foot intervals or spot elevations 50 feet apart in two directions
over the property where there are less than 4% slopes.
(5)
Location, height and use of all existing structures to remain
and new structures, with structures to be removed shown by a dotted
outline.
(6)
Distances between all proposed structures or additions and property
lines.
(7)
Paving including access drives from adjacent streets and parking
and loading areas on the property, showing treatment of edges, parking
layout with dimensions of aisles and spaces, number of spaces, pedestrian
walkways, proposed sloping of surfaces to storm drainage system, and
devices to retard stormwater drainage.
(8)
Forested areas, as defined herein.
(9)
Proposed landscaping by type of feature (tree, shrub, ground
cover, etc.), as well as walls, fences, etc.
(10)
Lighting plan, including standards and specifications for poles
and fixtures and a photometric plan.
(11)
Proposed signs showing elevation view and noting height of the
top of the sign above the ground below, and dimensions of sign faces
and distances from property lines.
(12)
Areas subject to soil erosion, landslide prone soils, natural
water- courses or drainageways, and wetlands.
(13)
Elevation of each wall of each proposed structure showing architectural
treatment, or, optionally, a rendered perspective drawing of a structure
showing two walls at least one facing the access street.
(14)
The name and address of the owner, developer, engineer and architect
(if involved) with the Pennsylvania seals of the professional preparing
the surveys and drawings, together with verification from the owner,
if not the developer, that he concurs with the plan.
(15)
North arrow, graphic scale, title and date of submission.
(16)
Narrative describing the present and proposed use of the property.
(19)
Certification by the owner of the tract of land proposed to
be developed that there are no restrictions or covenants in place
which would affect any future development or which limits any existing
development.
C.
Request for Additional Information. Whenever it is determined by
the Planning Commission at the outset of the review that additional
information is needed in order to make an informed recommendation
related to the land development plan application, the Planning Commission
will notify the applicant of such and said information shall be provided
at the applicant's expense before the application will be considered
complete.
6.
Environmental Impact Statement Requirement.
A.
Where required by this subsection, seven copies of an environmental
impact statement shall be submitted to the Borough Secretary at least
15 business days prior to the regular meeting of the Planning Commission
in order for the application to be considered complete and properly
filed.
B.
Where any of the following site characteristics are present, the
Planning Commission may require that an environmental impact statement
be submitted as part of the application. Where indicated, all information
submitted shall comply with standards established by the Pennsylvania
Department of Environmental Protection.
(1)
Construction activity in undermined areas with less than 100
feet of overburden, as designated by the Bureau of Mining and Reclamation.
(2)
Construction activity or encroachment involving a natural stream,
watercourse or wetland.
(3)
Construction activity within a landslide-prone area as delineated
on landslide susceptibility maps as maintained by the Pennsylvania
Geological Survey or as prepared by recognized experts acceptable
to the Borough Engineer.
(4)
Construction activity involving the removal of 10,000 square
feet or more of forested area, as defined by this chapter, or construction
activity involving the removal of natural vegetation of one acre or
more in area.
(5)
Construction activity within 100 feet of any wetland.
(6)
Construction activity in identified flood-prone areas.
(7)
Construction activity proposing the alteration of steep slopes
in excess of 25%.
7.
Environmental Impact Statement Content.
A.
The environmental impact statement shall contain:
(1)
A description of the project.
(3)
A list of all licenses, permits and other approvals required
by municipal, County, State and Federal law and the status of each
shall be required before final consideration of the land development
plan. Where applicable, the applicant shall submit at the time of
consideration of final approval stream encroachment or relocation,
wetlands mitigation, dams or any other permit or permit waiver necessary
for construction of the development.
(4)
A list of steps proposed to minimize environmental damage to
the site and region during construction and operation. The consideration
of soil erosion, preservation of trees, protection of water courses,
protection of air resources, and noise control are some factors to
be considered.
(5)
Where evidence exists of deep mining, strip mining, landslide-prone
soils or other geologic hazards on the site, a geologic report by
a qualified registered professional engineer whose credentials are
acceptable to the Borough 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.
(6)
The environmental impact statement shall be signed and sealed
by a professional engineer, competent in the field of concern, i.e.,
a soils engineer for excavation or soils problems, a geologist or
geotechnical consultant for undermining and landslide problems, etc.
8.
Traffic Study. In the case of a subdivision or land development that
proposes 50 or more dwelling units or 50,000 or more square feet of
gross floor area of a building or buildings, a traffic study prepared
by a qualified traffic engineer detailing the nature and extent of
trip generation expected to result from the proposed development based
on the ratios and methodology contained in the current edition of
the manuals of the Institute of Transportation Engineers (ITE). The
report shall include current and projected capacities and levels of
service of all streets and intersections within 1,000 feet of the
site of the proposed development and recommendations for improvements
to the streets and/or traffic control devices necessary within the
site or on streets immediately adjacent to the site to alleviate problems
identified.
