Township of Pine, PA Article III Subdivision Review

§ 78-10 Informal review process and requirements.

An applicant may informally review subdivision plans with the Planning Commission by requesting an appointment. Such discussions and informal review will alert the Commission to major new subdivisions, familiarize the subdivider with plan requirements and submission procedures, and identify potential problem areas with the proposed subdivision. This informal review procedure shall not constitute a formal application for preliminary subdivision approval.

A. General requirements.

(1) Eleven copies of the sketch plan and application shall be submitted to the Zoning Officer.

(2) Submissions for informal review must be received 10 calendar days prior to the Planning Commission meeting where the review is requested.

B. Submission requirements for informal review. An applicant requesting an informal review shall:

(1) Complete an application for informal review of the subdivision plan. The application form shall be as provided by the Township.

(2) Prepare a sketch plan that comprises the entire site proposed for development; the sketch plan shall:

(a) Be legibly drawn and clearly show the proposed development plan, the date prepared, and the name(s) of the applicant and/or owner and their agents.

(b) Include information known by the developer which will assist the Planning Commission and Township staff in making their recommendations, including but not limited to a simple sketch of the proposed layout of lots, streets, existing and proposed public improvements and community facilities, North point, significant topographical, physical, scenic, historic or natural resource features, recreational areas or improvements, surface water, indication of areas exceeding a slope of 25%, tract boundaries and legend and a description of the land characteristics, existing covenants and area surrounding the proposed subdivision.

C. At informal review, the Planning Commission and Township staff can review the proposed subdivision plans and recommend guidelines for resource protection standards and potential conflicts in the plan with Township's subdivision standards.

D. The Planning Commission shall not formally act on plans presented for informal review. The Planning Commission may offer suggestions that may assist the applicant in complying with the Township's subdivision standards.

§ 78-11 Preapplication review process and requirements.

Prior to making application for preliminary approval, proposed subdivisions in excess of 10 acres of gross land area, and not meeting the definition of a simple subdivision, shall be reviewed by both the Township's Environmental Advisory Council and its Parks and Recreation Commission. This preapplication review procedure shall not constitute a formal application for preliminary subdivision approval. The recommendations of the Environmental Advisory Council and the Parks and Recreation Commission shall be communicated to the Planning Commission, the governing body and the applicant.

A. General requirements.

(1) Eight copies of the preapplication plans shall be submitted to both the Environmental Advisory Council and the Parks and Recreation Commission Liaisons for this review.

(2) Submissions for preapplication review must be received 10 calendar days prior to the Environmental Advisory Council and the Parks and Recreation Commission meetings where the review is requested.

B. Submission requirements for preapplication review by the Environmental Advisory Council. An applicant requesting a preapplication review by the Environmental Advisory Council shall:

(1) Complete an application for preapplication review by the Environmental Advisory Council. The application form shall be as provided by the Township.

(2) Prepare and submit plans for the preapplication review by the Environmental Advisory Council as follows:

(a) The applicant shall prepare a scaled Resource Inventory Mapping (on accurate topographical surveys) showing all natural and physical features of the site as required by the development standards in this chapter.

(b) The plans shall clearly show the proposed subdivision plan and the date prepared.

(c) The plans shall identify any known existing or potential environmental problems and recommended plans and programs for the promotion and conservation of natural resources.

(d) The plans shall show the manner in which the proposed development will protect and improve the quality of the environment within the Township and include a narrative report on conservation measures proposed.

(e) The plans shall index all open areas within the proposed plan or immediately adjacent to the proposed plan that will be publicly and privately owned, including but not limited to public-owned areas, parks, open space, etc.; private open areas; flood-prone areas; swamps; and unique natural features.

(f) The submission shall include a wetlands delineation report when wetlands are suspected on the site. The wetlands delineation report shall be prepared by an environmental professional in accordance with the Federal Manual of Identifying and Delineating Jurisdictional Wetlands of January 10, 1989 (as amended).

(g) The plans shall show areas proposed for disturbance, the proposed limits of work, site improvements proposed, grading proposed and requirements in connection therewith, stormwater management concepts and other elements that may cause site disturbance.

(h) The plans shall include a tree inventory report, in table form, that includes:

[1] Each existing tree located within an area proposed to be disturbed by development and with a minimum of twelve-inch diameter at breast height (DBH) shall be included.

[2] The table shall also include each such tree's species, diameter at breast height (DBH) and whether the tree is proposed to be retained, removed or removed and mitigated as a part of the proposed development.

(i) The plans submitted pursuant to this subsection for preapplication review shall:

[1] Be legibly drawn.

[2] Be drawn to a scale of one inch equals 50 feet for plans that contain 10 acres to 50 acres and to a scale of one inch equals 100 feet for plans that contain over 50 acres.

[3] Cover the entire tract proposed for development.

[4] Show the existing topography of the site.

[5] Show the location of all existing streams, ponds, or watercourses.

[6] Show the location of existing tree cover (canopy), and show the percentage of tree cover (canopy)/woodlands.

[7] Show the location of all trees located within an area proposed to be disturbed by development with a minimum twelve-inch diameter at breast height (DBH). Each tree shall be identified with an individual key number that relates to the tree inventory report required in this section.

[8] Show the location of steep slopes.

[9] Show the percentages of the steep slopes.

[10] Show any existing embankments or other known man-made changes in the topography.

[11] Show any existing or proposed retaining walls.

[12] Show any existing structures or structure remnants.

[13] Show any floodplain areas.

[14] Show any active, abandoned, or capped oil wells.

[15] Show the locations of all wells, septic tanks and leech fields, or underground storage tanks.

(3) Prior to the Environmental Advisory Council's site walk, the applicant shall identify and mark all trees located within an area proposed to be disturbed by development and measuring at least 12 inches in diameter at breast height (DBH) with a physical marking. The applicant shall provide the Environmental Advisory Council with a separate and distinct means for marking disputed trees of significance identified during its site walk.

(a) Should the applicant and the Environmental Advisory Council agree that a tree is a tree of significances defined in this chapter and that it must be removed for the development of the site, then a mitigation report must be submitted identifying each such tree(s) proposed to be removed, and the proposed mitigation plantings. The tree of significance mitigation plantings shall also be identified on the plans required in this section and the required landscape plan.

(b) Should the applicant and the Environmental Advisory Council, following a site walk, agree that any particular twelve-inch diameter (or larger) tree, measured at breast height (DBH), does not qualify as a tree of significance, then the applicant shall not be required to preserve or mitigate such tree.

(c) Should the applicant and the Environmental Advisory Council, following a site walk, disagree about the classification of any twelve-inch diameter (or larger) tree, measured at breast height (DBH), as a tree of significance as defined in this chapter, then the applicant shall be required to prepare a disputed tree of significance report. Such report shall provide a photograph of each such disputed tree and a written explanation as to why the applicant believes such disputed tree should be excluded from tree of significance status. The Environmental Advisory Council shall also provide its recommendation regarding each such disputed tree to the Planning Commission and governing body and include the same with its report reviewing the proposed development.

(4) Prior to the Environmental Advisory Council's site walk, the applicant shall identify and physically mark the limits of all area(s) proposed to be disturbed by development. Such marking shall be separate and distinct from the required marking of all trees measuring at least 12 inches in diameter at breast height (DBH).

C. Submission requirements for preapplication review by the Parks and Recreation Committee. An applicant requesting preapplication review by the Parks and Recreation Committee shall:

(1) Complete an application for preapplication review by the Parks and Recreation Committee. The application form shall be as provided by the Township.

(2) Prepare and submit plans for the preapplication review by the Parks and Recreation Committee as follows:

(a) The applicant shall prepare a plan set in accordance with § 84-119 of Chapter 84, Zoning.

D. The Environmental Advisory Council and the Parks and Recreation Commission shall:

(1) After review of the submitted material and a site walk of the property in question (if such is determined to be required by either body), prepare their findings and generate reports to the Planning Commission and governing body.

(2) These reports may make recommendations regarding the proposed subdivision plan and the steps necessary to help preserve the environment and any steps necessary to provide adequate recreational improvements to satisfy the applicable provisions of the Township of Pine Code.

(3) If the Environmental Advisory Council or the Parks and Recreation Commission determines, following its review of the originally submitted material and its site walk, that it needs more information to properly generate its report, it shall promptly notify the applicant of the same and specify what further information it needs.

§ 78-12 Preliminary subdivision plan process and requirements.

Prior to making application for final approval, preliminary subdivision plan review shall be required. The preliminary application shall be reviewed by both the Planning Department of the County of Allegheny and by the Planning Commission, which shall make recommendations regarding approval, approval with conditions or the denial of the application to the governing body.

A. General requirements.

(1) Eleven copies of the preliminary subdivision application, containing the information specified in this section, and the required application fee shall be submitted to the Township's Zoning Officer.

(2) Submissions for preliminary approval consideration must be received by the Zoning Officer 24 calendar days prior to the Planning Commission meeting when the review by the Planning Commission is requested or 24 calendar days prior to the Board of Supervisors meeting when the review by the governing body is requested.

(3) One copy of the plan submission shall be submitted in an electronic format on a compact disk (CD). The plans shall be in either the .TIFF format or Adobe .PDF format.

B. Submission requirements for preliminary subdivision plan review. An applicant submitting a preliminary subdivision application shall:

(1) Complete an application form for preliminary subdivision approval. The application form shall be provided by the Township.

(2) Prepare and submit plans for the preliminary subdivision review as follows:

(a) A cover page for the drawing set, which shall contain:

[1] The proposed name of the subdivision and the date the plan was prepared.

[2] The location by township, county and state.

[3] The names and addresses of the subdivider/owner and principal engineer(s) and/or architect(s) and/or landscape architect(s) and/or surveyor(s).

[4] A vicinity map, which shows the tract proposed for subdivision shown on a current Township Zoning Map. The vicinity map shall cover approximately 1/2 square mile surrounding the proposed subdivision. The site proposed for subdivision shall be indicated.

[5] A sheet index of all plans in the plan set.

(b) The subdivision development plan, which shall contain:

[1] The drawing title block.

[2] The proposed name of the subdivision.

[3] The location by township, county and state.

[4] The names and addresses of the subdivider(s)/owner(s) and principal engineer(s) and/or architect(s) and/or landscape architect(s) and/or surveyor(s).

[5] The legend, including the scale of the plan, North point and the date the plan was prepared and the latest revision date.

[6] The existing contours with intervals of two feet. Elevations are to be based on sea level datum if available. Reference benchmarks used shall be indicated.

[7] The boundary of the site to be subdivided indicated by a heavy line.

[8] The layout of streets, including proposed names and widths of proposed streets. Names of streets, which are not a continuation of existing streets, shall not duplicate or closely approximate, phonetically, the names of other streets located within the Township.

[9] The proposed layout, lot numbering, approximate dimensions, approximate lot areas and approximate lot widths provided at the street right-of-way line or the front yard building setback line for cul-de-sac lots.

[10] The parcels of land intended to be dedicated or reserved for public use or to be reserved by covenant for residents inhabiting the subdivision.

[11] Existing parks and common open spaces and permanent buildings within or adjacent to the tract or within such close proximity of the tract so as to affect the design of the subdivision.

[12] The location, widths, and names of all existing recorded streets and roads touching the subdivision (unimproved roads shall be shown with dashed lines).

[13] Existing utility rights-of-way and/or easements.

[14] The approximate locations of existing sanitary sewers, water mains, storm drains, manholes, catch basins, surface water drains and surface water drainage easements, and all aboveground or underground items within the tract or immediately adjacent thereto, with the direction of flow indicated.

[15] The area that is proposed to be used for stormwater detention and stormwater drainage.

[16] The access to the stormwater detention area, with the grade percentage of the access road shown.

[17] The existing watercourses, floodplains, wetlands, woodlands, tree masses, trees of significance, and other natural features.

[18] The approximate final grade percentages of all proposed streets.

[19] The names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed subdivision.

[20] The site data information, which shall include:

[a] The gross area of the parcel.

[b] The number of dwelling units.

[c] The proposed density.

[d] The gross area of common open space or areas designated for use as public grounds.

[e] The net area of common open space or areas designated for use as public grounds.

[f] The percentage of the parcel to be provided as common open space or areas designated for use as public grounds.

(c) The grading and utility plan, which shall contain:

[Amended 3-15-2021 by Ord. No. 393]

[1] The drawing title block.

[2] The proposed name of the subdivision.

[3] The location by township, county and state.

[4] The names and addresses of the subdivider(s)/owner(s) and principal engineer(s), surveyor(s), landscape architect(s) and/or architect(s).

[5] The legend, including the scale of the plan, North point, the date the plan was prepared, and the date the plan was last revised.

[6] The boundary of the site to be subdivided indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the subdivision (unimproved roads shall be shown with dashed lines).

[8] Existing utility rights-of-way.

[9] The location of proposed new sanitary sewer lines and manholes.

[10] The area to be cleared to install the new sanitary sewer lines and manholes.

[11] The location of the proposed new storm sewer lines, stormwater detention areas, diversion ditches, swales, drainage ways, headwalls, and end walls.

[12] The area to be cleared to install the new storm sewer lines, stormwater detention areas, diversion ditches, swales, drainage ways, headwalls, and end walls.

[13] The area of the proposed building pad locations.

[14] The area to be cleared and proposed grading of the building pad locations.

[15] The existing contours with intervals of two feet. Elevations are to be based on sea level datum if available. Reference benchmarks used shall be indicated.

[16] The current grade lines indicated as a dashed line.

[17] The proposed new grade lines indicated as a solid line.

[18] The percentage of new slopes created as a result of the proposed grading, shown as a grade percentage and ratio (example: 25% slope, 4:1).

[19] The approximate locations of existing off-site sanitary sewers, water mains, storm drains, manholes, catch basins, surface water drains, and surface water drainage easements, and all aboveground or underground items within the tract or immediately adjacent thereto, with the direction of flow indicated.

[20] The limits of clearing and grading needed to install the new underground utilities within the tract.

[21] The names and addresses of the current owners of the contiguous property, together with all boundaries, which intersect the boundaries of the proposed subdivision.

[22] The layout of streets, including proposed names and widths of proposed streets. Names of streets, which are not a continuation of existing streets, shall not duplicate or closely approximate, phonetically, the names of other streets located within the Township.

[23] The proposed layout, lot numbering, approximate dimensions, approximate lot areas, and approximate lot widths provided at the street right-of-way line or the front yard building setback line for cul-de-sac lots.

[24] The parcels of land intended to be dedicated or reserved for public use or to be reserved by covenants for residents inhabiting the subdivision.

[25] The approximate final grade percentages of all proposed streets.

[26] The area that is proposed to be used for stormwater detention and stormwater drainage.

[27] The existing watercourses, floodplains, wetlands, woodlands, tree masses, trees of significance, and other natural features.

[28] The required setback as required by the applicable development standards of the Township and other applicable regulations for all watercourses, floodplains, wetlands, etc.

(d) Scaled resource inventory mapping (on accurate topographical surveys) showing all natural and physical features of the site as required by the development standards in this chapter which shall contain:

[1] The drawing title block.

[2] The proposed name of the subdivision.

[3] The location by township, county and state.

[4] The names and addresses of the subdivider(s)/owner(s) and principal engineer(s) and/or surveyor(s) and/or landscape architect(s) and/or architect(s).

[5] The legend, including the scale of the plan, North point, the date the plan was prepared and the date the plan was last revised.

[6] The boundary of the site to be subdivided indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the subdivision (unimproved roads shall be shown with dashed lines).

[8] Existing utility rights-of-way easements.

[9] The existing contours with intervals of two feet. Elevations are to be based on sea level datum if available. Reference benchmarks used shall be indicated.

[10] The current grade lines indicated as a dashed line.

[11] The percentage of existing slopes within the tract and 100 feet immediately adjacent to the parcel proposed for subdivision, shown as a grade percentage and ratio (example: twenty-five-percent slope, 4:1).

[12] The areas, shown as polygons, of all existing slopes from 25% to 40%, and existing slopes that exceed 40%.

[13] A legend that clearly identifies the symbols used to show or indicate all of the natural features within the site.

[14] The approximate locations of existing off-site sanitary sewers, water mains, storm drains, manholes, catch basins, surface water drains and surface water drainage easements and all aboveground or existing underground items within the tract or immediately adjacent thereto, with the direction of flow indicated.

[15] The names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed subdivision.

[16] The existing watercourses, floodplains, wetlands, woodlands, tree masses, trees of significance, tree cover and other natural features, including the percentage of the site covered by woodlands or tree cover.

[17] The existing man-made features, such as retaining walls, structures, embankments, and existing land uses.

[18] The areas subject to periodic overflow of flood or stormwaters.

[19] The areas which have been the subject of commercial forestry operations within the last five-year period.

[20] A plan for the mitigation and minimization of disturbance to the natural resources on the site and providing detail of any required or proposed revegetation for the site.

(e) The preliminary erosion and sedimentation plan and preliminary stormwater control plan, which shall contain:

[1] The drawing title block.

[2] The proposed name of the subdivision.

[3] The location by township, county and state.

[4] The names and addresses of the subdivider(s)/owner(s) and principal engineer(s) and/or architect(s) and/or landscape architect(s) and/or surveyor(s).

[5] The legend, including the scale of the plan, North point, the date the plan was prepared and the date the plan was last revised.

[6] The boundary of the site to be subdivided indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the subdivision (unimproved roads shall be shown with dashed lines).

[8] Existing utility rights-of-way easements.

[9] The location of proposed new sanitary sewer lines and manholes.

[10] The area to be cleared to install the new sanitary sewer lines and manholes.

[11] The location of the proposed new storm sewer lines, stormwater detention areas, diversion ditches, swales, drainageways, headwalls and endwalls.

[12] The area to be cleared to install the new storm sewer lines, stormwater detention areas, diversion ditches, swales, drainageways, headwalls, and endwalls.

[13] The existing contours with intervals of two feet. Elevations are to be based on sea level datum if available. Reference benchmarks used shall be indicated.

[14] The current grade lines indicated as a dashed line.

[15] The proposed new grade lines indicated as a solid line.

[16] The percentage of new slopes created as a result of the proposed grading, shown as a grade percentage and ratio (example: twenty-five-percent slope, 4:1).

[17] The approximate locations of existing off-site sanitary sewers, water mains, storm drains, manholes, catch basins, surface water drains and surface water drainage easements and all aboveground or underground items within the tract or immediately adjacent thereto, with the direction of flow indicated.

[18] The limits of clearing and grading needed to install the new underground utilities within the tract.

[19] The names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed subdivision.

[20] The layout of streets, including proposed names and widths of proposed streets.

[21] The proposed layout, lot numbering, approximate dimensions, approximate lot areas and approximate lot widths provided at the street right-of-way line or the front yard building setback line for cul-de-sac lots.

[22] The parcels of land intended to be dedicated or reserved for public use or to be reserved by covenant for residents inhabiting the subdivision.

[23] The approximate final grade percentages of all proposed streets.

[24] The area that is proposed to be used for stormwater detention and stormwater drainage.

[25] The existing watercourses, floodplains, wetlands, woodlands, tree masses, trees of significance, and other features.

[26] The required setback as required by the development standards of the Township and other applicable regulations for all watercourses, floodplains, wetlands, etc.

[27] The areas where silt fencing will be installed.

[28] The areas where the topsoil will be stockpiled during the grading activity.

[29] The sedimentation traps to be installed during construction.

[30] The construction driveway(s) that will be installed for use during plan construction.

[31] The legend that clearly indicates the soil erosion and sedimentation control measures that will be implemented during construction.

[32] The soil erosion and sedimentation control plan, which shall be prepared in accordance with the Pennsylvania Erosion and Sedimentation Regulations (25 Pa. Code Chapter 102) and the standards and specifications of the Allegheny County Conservation District.

[33] The preliminary stormwater control plan.

(f) The landscaping/recreation plan, which shall contain:

[1] The drawing title block.

[2] The proposed name of the subdivision.

[3] The location by township, county and state.

[4] The names and addresses of the subdivider(s)/owner(s) and principal engineer(s) and/or surveyor(s) and/or landscape architect(s) and/or architect(s).

[5] The legend, including the scale of the plan, North point, the date the plan was prepared and the date the plan was last revised.

[6] The boundary of the subdivision indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the subdivision (unimproved roads shall be shown with dashed lines).

[8] Existing utility rights-of-way easements.

[9] The location of proposed new sanitary sewer lines and manholes.

[10] The area to be cleared to install the new sanitary sewer lines and manholes.

[11] The location of the proposed new storm sewer lines, stormwater detention areas, diversion ditches, swales, drainageways, headwalls and endwalls.

[12] The area to be cleared to install the new storm sewer lines, stormwater detention areas, diversion ditches, swales, drainageways, headwalls, and endwalls.

[13] The existing contours with intervals of two feet. Elevations are to be based on sea level datum if available. Reference benchmarks used shall be indicated.

[14] The current grade lines indicated as a dashed line.

[15] The proposed new grade lines indicated as a solid line.

[16] The percentage of new slopes created as a result of the proposed grading, shown as a grade percentage and ratio (example: twenty-five-percent slope, 4:1).

[17] The landscaping/vegetation that will be reinstalled on slopes that have been created as a result of the grading activity.

[18] The approximate locations of existing off-site sanitary sewers, water mains, storm drains, manholes, catch basins, surface water drains and surface water drainage easements and all underground items within the tract or immediately adjacent thereto, with the direction of flow indicated.

[19] The limits of clearing and grading needed to install the new underground utilities within the tract.

[20] The landscaping/vegetation that will be reinstalled as a result of the grading activity needed to install the underground utilities.

[21] The layout of streets, including proposed names and widths of proposed streets.

[22] The proposed layout, lot numbering, approximate dimensions, approximate lot areas and approximate lot widths provided at the street right-of-way line or the front yard building setback line for cul-de-sac lots.

[23] The parcels of land intended to be dedicated or reserved for public use or to be reserved by covenant for residents inhabiting the subdivision.

[24] The approximate final grade percentages of all proposed streets.

[25] The area that is proposed to be used for stormwater detention and stormwater drainage.

[26] The existing watercourses, floodplains, wetlands, woodlands, tree masses, trees of significance, and other natural features.

[27] The required setback as required by the development standards of the Township and other applicable regulations for all watercourses, floodplains, wetlands, etc.

[28] The location and design of recreation areas, including a detail of the proposed location and design of the recreation area and all facilities at a scale to sufficiently show the type of recreation area and facilities proposed. The recreation areas shall be in accordance with the recreation area requirements outlined in the development standards of this chapter.

[29] The location and widths of walks, sidewalks, trails and the proposed use of trails where they are not limited to pedestrian use, including a detail of the proposed walks, sidewalks and trails at a scale to sufficiently show the area and facilities proposed. The walks, sidewalks and trails shall be in accordance with the Township's adopted specifications for construction of walks, sidewalks and trails, as contained in its 1992 Park, Recreation and Open Space Plan,[1] as amended, and the parks and recreation guidelines contained in the development standards of this chapter.

[1] Editor's Note: Chapter 2, Art. V, § 2-29B and C of the Code of the Township of Pine authorizes and directs the Township's Parks and Recreation Commission to review and comprehensively update the Township's Park, Recreation and Open Space Plan no less often than every five years. The current Park, Recreation and Open Space Plan is on file in the Township offices. This reference to the 1992 plan is intended to refer or relate to the current plan.

[30] The location and design of all buffer yards, landscaping and seeding proposed, showing the height and type of screening, including a detail of the proposed buffer yards and landscaping at a scale to sufficiently show the area of buffer yards and landscaping. The buffer yards, landscaping, and seeding shall be in accordance the development standards of this chapter.

[31] The location of the proposed common open space or areas designated for use as public grounds, together with the proposed ownership and maintenance arrangements for such land.

[32] The location and dimensions of entrances, common areas, parking facilities, signs, outdoor lighting facilities, fences and/or walls, fire lanes and other site improvements or amenities, including a detail drawing of each proposed site improvement or amenity at a scale to sufficiently show the site improvement or amenity.

[33] The landscaping detail which shall also be shown to be prepared in accordance with the development standards in this chapter and § 84-111 of Chapter 84 of the Township of Pine Code.

(g) The preliminary engineering and environmental impact statement, on 8 1/2 inch by 11 inch paper, which shall contain:

[1] The proposed name of the subdivision.

[2] The location by township, county and state.

[3] The names and addresses of the subdivider(s)/owner(s) and principal engineer(s) and/or surveyor(s) and/or landscape architect(s) and/or architect(s).

[4] The legend, including the scale of the plan, North point, the date the plan was prepared and the date the plan was last revised.

[5] A synopsis of the stormwater controls that will be utilized to control the stormwater runoff from the proposed development.

[6] A synopsis of the source and routing of the water supply to the proposed development.

[7] A synopsis of the feasibility of connection to the existing sewerage system, including the nearest public sewers and service load of the development and if capacity at the treatment plant is capable of accepting the added capacity from this development.

(h) The plan narrative, on 8 1/2 inch by 11 inch paper, which shall contain:

[1] The proposed name of the subdivision.

[2] The location by township, county and state.

[3] The names and addresses of the subdivider(s)/owner(s) and principal engineer(s) and/or surveyor(s) and/or landscape architect(s) and/or architect(s).

[4] The legend, the date the narrative was prepared and the date the narrative was last revised.

[5] A statement outlining the proposed use of all building lots.

[6] A list of proposed house numbers referenced by lot numbers.

[7] A statement of the proposed business or industry if such are proposed as a part of the proposed subdivision.

[8] Any requested waivers from the Township regulations otherwise applicable to the subject property, with statements as to why the granting of the waivers requested are necessary and in the public interest.

[9] A schedule, where development is to be phased over a period of years, showing proposed times for the filing of applications for final approval for each phase of the proposed development plan and estimates of construction times for each phase.

[10] A statement of public interest setting forth the reasons why the proposed subdivision plan is in the public interest, how it meets the density standards, and how it is consistent with the Comprehensive Plan and meets all Township development standards outlined in this chapter.

[11] A statement outlining the proposed recreational areas and improvements, including a narrative description of the proposed improvements, quantities to be provided and the estimated construction costs, as based on the provisions of the parks and recreation guidelines outlined in the development guidelines of this chapter.

(i) Additional reports.

[1] The proposed restrictions or covenants to be imposed upon the use of the land, buildings, and structures. If none are proposed, then a statement to that effect shall be included.

[2] A wetland delineation report prepared by an environmental professional shall be required when wetlands are suspected on site, in accordance with the Federal Manual of Identifying and Delineating Jurisdictional Wetlands, of January 10, 1989 (as amended).

[3] A geotechnical report prepared by a soils engineer.

[4] The stormwater management report prepared by an engineer, which shall be prepared in accordance with the development standards of this chapter.

[5] The Environmental Advisory Council and Parks and Recreation Committee report of its preapplication review findings.

[6] Traffic report as outlined in § 78-14.

[7] Any other reasonable data, evidence, plans, statements, or information that the Planning Commission or the governing body may require.

(3) All preliminary subdivision plans shall:

(a) Be legibly drawn.

(b) Be drawn to a scale not to exceed one inch equals 100 feet.

(c) Be drawn on a sheet size not to exceed 30 by 40 inches.

(d) Be prepared by a licensed architect, engineer, planner, landscape architect, or registered surveyor in accordance with standard architectural and engineering practices.

(e) Not duplicate or be the same in spelling or alike pronunciation with any other planned residential development or subdivision.

(f) Have an assigned project number, date drawn, sheet number and latest revision date, as established by the preparer.

(g) Be sealed by the architect(s), surveyors(s) and/or engineer(s) of record.

C. Action on preliminary subdivision application.

(1) Approval, approval with conditions or denial of the preliminary subdivision plan shall be by the governing body and shall be in accordance with the provisions of Section 508 of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10508.

§ 78-13 Final subdivision plan process and requirements.

An application for final subdivision approval may be for all land included in the subdivision plan or, to the extent set forth in the preliminary approval, for a section thereof. Said application shall be within the time specified, if any, by the written communication granting preliminary subdivision approval and accompanied by the required application fee.

A. Application for final subdivision approval.

(1) Nine copies of the final subdivision application containing the information specified in this section and the required application fee shall be submitted to the Township's Zoning Officer.

(2) One copy of the plan submission shall be submitted in an electronic format on a compact disk (CD). The plans shall be in either the .TIFF format or Adobe .PDF format.

(3) Submissions for final approval consideration must be received by the Zoning Officer 24 days prior to the Planning Commission meeting when the review by the Planning Commission is requested or 24 days prior to the Board of Supervisors meeting when the review by the governing body is requested

(4) Submission requirements for an application for final subdivision plan approval shall include:

(a) A completed application for final subdivision plan approval. The application form for the same shall be as provided by the Township. All plans shall:

[1] Be legibly drawn.

[2] Be drawn to a scale not to exceed one inch equals 100 feet.

[3] Be drawn on a sheet size not to exceed 30 by 40 inches.

[4] Be prepared by a licensed architect, engineer, planner, landscape architect, or registered surveyor in accordance with standard architectural and engineering practices.

[5] Not duplicate or be the same in spelling or alike pronunciation with any other planned residential development or subdivision.

[6] Have an assigned project number, date drawn, sheet number and latest revision date established by the preparer.

[7] Be sealed by the architect(s) and/or engineer(s) and/or surveyor(s) of record.

(b) The plan set of the subdivision shall include:

[1] A cover page for the drawing set, which shall contain:

[a] The proposed name of the subdivision and the date the plan was prepared.

[b] The location by township, county and state.

[c] The names and addresses of the developer/owner and principal engineer and/or architects and/or surveyor(s).

[2] A vicinity map, which shows the tract proposed for subdivision shown on a current Township Zoning Map. The vicinity map shall cover approximately 1/2 square mile surrounding the proposed subdivision. The site proposed for subdivision shall be indicated.

[3] A sheet index of all plans in the plan set.

(c) The plan for recording, which shall contain:

[1] The drawing title block.

[2] The name of the subdivision.

[3] The location by township, county and state.

[4] The names and addresses of the subdivider(s)/owner(s) and principal engineer(s) and/or architect(s) and/or landscape architect(s) and/or surveyor(s).

[5] The legend, including the scale of the plan, North point and the date the plan was prepared and the latest revision date.

[6] A vicinity map, which shows the tract for development shown on a current Township Zoning Map. The vicinity map shall cover approximately 1/2 square mile surrounding the proposed subdivision. The site proposed for subdivision shall be indicated.

[7] The boundary of the site to be subdivided indicated by a heavy line with length of course in feet and hundredths and with bearings in degrees, minutes, and seconds.

[8] The layout of streets, including names and widths of proposed streets.

[9] The layout, lot numbering, lot dimensions, lot areas and lot widths provided at the front yard building setback line with length of course in feet and hundredths and with bearings in degrees, minutes, and seconds.

[10] The parcels of land to be dedicated or reserved for public use or to be reserved by covenant for residents inhabiting the subdivision.

[11] Parks and common open spaces and permanent buildings within the tract.

[12] The location, widths, and names of all existing recorded streets and roads touching the subdivision (unimproved roads shall be shown with dashed lines).

[13] Utility rights-of-way and/or easements.

[14] The area that is to be used for stormwater detention and stormwater drainage.

[15] The stormwater detention area, with the access shown.

[16] The existing watercourses, floodplains, woodlands, and wetlands.

[17] The names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed subdivision.

[18] The endorsements, signature lines, and professional seal areas required by the Allegheny County Recorder of Deeds office.

(d) The final subdivision plan, which shall contain:

[1] The drawing title block.

[2] The name of the subdivision.

[3] The location by township, county and state.

[4] The names and addresses of the subdivider(s)/owner(s) and principal engineer(s) and/or architect(s) and/or landscape architect(s) and/or surveyor(s).

[5] The legend, including the scale of the plan, North point and the date the plan was prepared and the latest revision date.

[6] The existing contours with intervals of two feet. Elevations are to be based on sea level datum if available. Reference benchmarks used shall be indicated.

[7] The boundary of the site to be subdivided indicated by a heavy line.

[8] The layout of streets, including names and widths of streets.

[9] The layout of lots, lot numbering, lot dimensions, lot areas and lot widths provided at the front yard building setback line.

[10] The parcels of land to be dedicated or reserved for public use or to be reserved by covenant for residents inhabiting the subdivision.

[11] Existing parks and open spaces and permanent buildings within or adjacent to the tract or within such close proximity of the tract so as to affect the design of the development.

[12] All lots and parcels shall be delineated by bearings and distances.

[13] The location, widths, and names of all existing recorded streets and roads touching the subdivision. (Unimproved roads shall be shown with dashed lines).

[14] Existing utility rights-of-way and/or easements.

[15] The locations of existing sanitary sewers, water mains, storm drains, manholes, catch basins, surface water drains and surface water drainage easements and all aboveground or underground items within the tract or immediately adjacent thereto, with the direction of flow indicated.

[16] The area that is to be used for stormwater detention and stormwater drainage.

[17] The access to the stormwater detention area, with the grade percentage of the access road shown.

[18] The existing watercourses, floodplains, wetlands, tree masses, trees of significance, and other features.

[19] The final grade percentages of all proposed streets.

[20] The names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed subdivision.

(e) The site data information, which shall include:

[1] The gross area of the parcel.

[2] The number of dwelling units.

[3] The proposed density.

[4] The gross area of common open space or areas designated for use as public grounds.

[5] The net area of common open space or areas designated for use as public grounds.

[6] The percentage of the parcel to be provided as common open space or areas designated for use as public grounds.

(f) Detailed construction and design drawings for all streets and all other related improvements to be constructed in the proposed subdivision, including but not limited to typical cross sections and profiles.

(g) The grading and utility plan, which shall contain:

[Amended 3-15-2021 by Ord. No. 393]

[1] The drawing title block.

[2] The name of the subdivision.

[3] The location by township, county and state.

[4] The names and addresses of the subdivider(s)/owner(s) and principal engineer(s) and/or architect(s) and/or landscape architect(s) and/or surveyor(s).

[5] The legend, including the scale of the plan, North point, the date the plan was prepared and the date the plan was last revised.

[6] The boundary of the site to be subdivided indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the subdivision (unimproved roads shall be shown with dashed lines).

[8] Existing utility rights-of-way.

[9] The location of new sanitary sewer lines and manholes.

[10] The area to be cleared to install the new sanitary sewer lines and manholes.

[11] The location of the new storm sewer lines, stormwater detention areas, diversion ditches, swales, drainageways, headwalls and endwalls.

[12] The area to be cleared to install the new storm sewer lines, stormwater detention areas, diversion ditches, swales, drainageways, headwalls, and endwalls.

[13] The area of the proposed building pad locations.

[14] The area to be cleared and proposed grading of the building pad locations.

[15] The existing contours with intervals of two feet. Elevations are to be based on sea level datum if available. Reference benchmarks used shall be indicated.

[16] The current grade lines indicated as a dashed line.

[17] The new grade lines indicated as a solid line.

[18] The percentage of new slopes created as a result of the proposed grading, shown as a grade percentage and ratio (example: 25% slope, 4:1).

[19] The locations of existing off-site sanitary sewers, water mains, storm drains, manholes, catch basins, surface water drains and surface water drainage easements and all aboveground or underground items within the tract or immediately adjacent thereto, with the direction of flow indicated that will be used to supply this plan with service.

[20] The limits of clearing and grading needed to install the new underground utilities within the tract.

[21] The names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed subdivision.

[22] The layout of streets, including names and widths of streets.

[23] The layout of lots, lot numbering, lot dimensions, lot areas and lot widths provided at the front yard building setback line.

[24] The parcels of land to be dedicated or reserved for public use or to be reserved by covenants for residents inhabiting the subdivision.

[25] The final grade percentages of all proposed streets.

[26] The area that is to be used for stormwater detention and stormwater drainage.

[27] The existing watercourses, floodplains, wetlands, woodlands, tree masses, trees of significance, and other natural features.

[28] The required setback as required by the development standards of the Township and other applicable regulations for all watercourses, floodplains, wetlands, etc.

(h) Resource inventory mapping, prepared in accordance with the development standards of this chapter, which shall contain:

[1] The drawing title block.

[2] The name of the subdivision.

[3] The location by township, county and state.

[4] The names and addresses of the subdivider(s)/owner(s) and principal engineer(s) and/or surveyor(s) and/or architect(s).

[5] The legend, including the scale of the plan, North point, the date the plan was prepared and the date the plan was last revised.

[6] The boundary of the site to be subdivided indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the subdivision (unimproved roads shall be shown with dashed lines).

[8] Existing utility rights-of-way easements.

[9] The existing contours with intervals of two feet. Elevations are to be based on sea level datum if available. Reference benchmarks used shall be indicated.

[10] The current grade lines indicated as a dashed line.

[11] The percentage of existing slopes within the tract and 100 feet immediately adjacent to the parcel proposed for subdivision, shown as a grade percentage and ratio (example: twenty-five-percent slope, 4:1).

[12] The areas, shown as polygons, have all existing slopes from 25% to 40% percent and existing slopes that exceed 40%.

[13] A legend that clearly identifies the symbols used to show or indicate all of the natural features within the site.

[14] The approximate locations of existing off-site sanitary sewers, water mains, storm drains, manholes, catch basins, surface water drains and surface water drainage easements and all aboveground or existing underground items within the tract or immediately adjacent thereto, with the direction of flow indicated.

[15] The names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed subdivision.

[16] The existing watercourses, floodplains, wetlands, woodlands, tree masses, trees of significance, tree cover, and other natural features.

[17] The existing man-made features, such as retaining walls, structures, embankments, and existing land uses.

[18] The areas subject to periodic overflow of flood or stormwaters.

[19] The areas, which have been the subject of commercial forestry operations within the last five-year period.

(i) The final erosion and sedimentation plan and final stormwater control plan, which shall contain:

[1] The drawing title block.

[2] The name of the subdivision.

[3] The location by township, county and state.

[4] The names and addresses of the subdivider(s)/owner(s) and principal engineer(s) and/or architect(s) and/or landscape architect(s) and/or surveyor(s).

[5] The legend, including the scale of the plan, North point, the date the plan was prepared and the date the plan was last revised.

[6] The boundary of the site to be subdivided indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the subdivision (unimproved roads shall be shown with dashed lines).

[8] Existing utility rights-of-way easements.

[9] The location of new sanitary sewer lines and manholes.

[10] The area to be cleared to install the new sanitary sewer lines and manholes.

[11] The location of the new storm sewer lines, stormwater detention areas, diversion ditches, swales, drainageways, headwalls and endwalls.

[12] The area to be cleared to install the new storm sewer lines, stormwater detention areas, diversion ditches, swales, drainageways, headwalls, and endwalls.

[13] The existing contours with intervals of two feet. Elevations are to be based on sea level datum if available. Reference benchmarks used shall be indicated.

[14] The current grade lines indicated as a dashed line.

[15] The proposed new grade lines indicated as a solid line.

[16] The percentage of new slopes created as a result of the proposed grading, shown as a grade percentage and ratio (example: twenty-five-percent slope, 4:1).

[17] The locations of existing off-site sanitary sewers, water mains, storm drains, manholes, catch basins, surface water drains and surface water drainage easements and all aboveground or underground items within the tract or immediately adjacent thereto, with the direction of flow indicated.

[18] The limits of clearing and grading needed to install the new underground utilities within the tract.

[19] The names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed subdivision.

[20] The layout of streets, including names and widths of streets.

[21] The layout of lots, lot numbering, lot dimensions, lot areas and lot widths provided at the front yard building setback line.

[22] The parcels of land to be dedicated or reserved for public use or to be reserved by covenant for residents inhabiting the subdivision.

[23] The final grade percentages of all streets.

[24] The area that is to be used for stormwater detention and stormwater drainage.

[25] The existing watercourses, floodplains, wetlands, woodlands, tree masses, trees of significance, and other natural features.

[26] The required setback as required by the development standards of the Township and other applicable regulations for all watercourses, floodplains, wetlands, etc.

[27] The areas where silt fencing will be installed.

[28] The areas where the topsoil will be stockpiled during the grading activity.

[29] The sedimentation traps to be installed during construction.

[30] The construction driveway(s) that will be installed for use during plan construction.

[31] The legend that clearly indicates the soil erosion and sedimentation control measures that will be implemented during construction.

[32] The soil erosion and sedimentation control plan, which shall be prepared in accordance with the Pennsylvania Erosion and Sedimentation Regulations (25 Pa. Code Chapter 102) and the standards and specifications of the Allegheny County Conservation District and shall bear the approval of the Allegheny County Conservation District thereon.

[33] The final stormwater control plan, which shall be prepared in accordance with § 84-125 of Chapter 84 of the Township of Pine Code.

(j) The landscaping/recreation plan, which shall contain:

[1] The drawing title block.

[2] The name of the subdivision.

[3] The location by township, county and state.

[4] The names and addresses of the subdivider(s)/owner(s) and principal engineer(s) and/or architect(s) and/or landscape architect(s) and/or surveyor(s).

[5] The legend, including the scale of the plan, North point, the date the plan was prepared and the date the plan was last revised.

[6] The boundary of the subdivision indicated by a heavy line and the total acreage.

[7] The location, widths, and names of all existing recorded streets and roads touching the subdivision (unimproved roads shall be shown with dashed lines).

[8] Existing utility rights-of-way easements.

[9] The location of new sanitary sewer lines and manholes.

[10] The area to be cleared to install the new sanitary sewer lines and manholes.

[11] The location of the new storm sewer lines, stormwater detention areas, diversion ditches, swales, drainageways, headwalls and endwalls.

[12] The area to be cleared to install the new storm sewer lines, stormwater detention areas, diversion ditches, swales, drainageways, headwalls, and endwalls.

[13] The existing contours with intervals of two feet. Elevations are to be based on sea level datum if available. Reference benchmarks used shall be indicated.

[14] The current grade lines indicated as a dashed line.

[15] The proposed new grade lines indicated as a solid line.

[16] The percentage of new slopes created as a result of the proposed grading, shown as a grade percentage and ratio (example: twenty-five-percent slope, 4:1).

[17] The landscaping/vegetation that will be reinstalled on slopes that have been created as a result of the grading activity.

[18] The locations of existing off-site sanitary sewers, water mains, storm drains, manholes, catch basins, surface water drains and surface water drainage easements and all underground items within the tract or immediately adjacent thereto, with the direction of flow indicated.

[19] The limits of clearing and grading needed to install the new underground utilities within the tract.

[20] The landscaping/vegetation that will be reinstalled as a result of the grading activity needed to install the underground utilities.

[21] The names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed subdivision.

[22] The layout of streets, including names and widths of streets.

[23] The layout of lots, lot numbering, lot dimensions, lot areas and lot widths provided at the front yard building setback line.

[24] The parcels of land intended to be dedicated or reserved for public use or to be reserved by covenant for residents inhabiting the subdivision.

[25] The final grade percentages of all proposed streets.

[26] The area that is to be used for stormwater detention and stormwater drainage.

[27] The existing watercourses, floodplains, wetlands, woodlands, tree masses, trees of significance, and other natural features.

[28] The required setback as required by the development standards of the Township and other applicable regulations for all watercourses, floodplains, wetlands, etc.

[29] The location and design of recreation areas, including a detailed drawing of the proposed location and design of the recreation area and all facilities at a scale to sufficiently show the type of recreation area and facilities proposed. The recreation areas shall be in accordance with the recreation area requirements of this chapter and Chapter 84, Zoning.

[30] The location and widths of walks, sidewalks, trails and the proposed use of trails where they are not limited to pedestrian use, including a detail of the proposed walks, sidewalks and trails at a scale to sufficiently show the area and facilities proposed. The walks, sidewalks and trails shall be in accordance with the adopted Township specifications for construction of walks, sidewalks and trails, as set forth in the Township's 1992 Park, Recreation and Open Space Plan,[1] as amended, and Chapter 84, Zoning, and the trail study of 2005, as amended.

[1] Editor's Note: Chapter 2, Art. V, § 2-29B and C of the Code of the Township of Pine authorizes and directs the Township's Parks and Recreation Commission to review and comprehensively update the Township's Park, Recreation and Open Space Plan no less often than every five years. The current Park, Recreation and Open Space Plan is on file in the Township offices. This reference to the 1992 plan is intended to refer or relate to the current plan.

[31] The location and design of all buffer yards, landscaping and seeding proposed, showing the height and type of screening, including a detail of the proposed buffer yards and landscaping at a scale to sufficiently show the area of buffer yards and landscaping. The buffer yards, landscaping, and seeding shall be in accordance with the specifications for buffer yards, landscaping and seeding outlined in Chapter 84, Zoning.

[32] The location of the proposed common open space or areas designed for use as public grounds, together with the proposed ownership and maintenance arrangements for such land.

[33] The location and dimensions of entrances, common areas, parking facilities, signs, outdoor lighting facilities, fences and/or walls, fire lanes and other site improvements or amenities, including a detail drawing of each proposed site improvement or amenity at a scale to sufficiently show the site improvement or amenity.

[34] The landscaping which shall be shown to be prepared in accordance with the Township of Pine Code.

(k) The formal restrictions or covenants, if any, to be imposed upon the use of the land, buildings, and structures. Such restrictions or covenants proposed shall be in form for recording. If no such restrictions or covenants are proposed, then a statement to that effect shall be included.

(l) The final stormwater management report prepared by an engineer, in accordance with § 84-125 of the Township of Pine Code.

(m) An acknowledgment by the owner(s) of his/their adoption of the subdivision plan and the dedication of any applicable streets, rights-of-way, or other public areas.

(n) The applicant's itemized estimate of the cost of all improvements he is required to install for the following items, utilizing the standard cost data tabulation sheets provided by the Township:

[1] Site improvements (including grading and paving).

[2] Park and recreation improvements.

[3] Landscape improvements (including screening and buffer yards).

(o) Evidence in the form required by the governing body of arrangements that have been made with private utility companies or other agencies for supplying every lot in the subdivision with gas (if gas is to be supplied), electricity, water and sewage disposal.

(p) Evidence that all required approvals and permits for the subdivision or land development have been secured or have been applied for from the appropriate Township, county, commonwealth and federal officials, offices or agencies.

(q) For proposals in floodplains, the application for final subdivision approval shall additionally include:

[1] Topographic contour lines at an interval of two feet.

[2] The location of any existing bodies of water or watercourses, identified floodplains, information pertaining to the floodway and the flow of water, including direction and velocities.

[3] The proposed lowest floor elevation of any proposed building based upon the National Geodetic Vertical Datum of 1929.

[4] Detailed information concerning any proposed floodproofing measures.

[5] A document, certified by a registered professional surveyor, engineer or architect, which states that the proposed construction or development has been adequately designed to withstand the one-hundred-year-flood elevations, pressures, velocities, impact and uplift forces associated with the one-hundred-year flood. Such statement shall include a description of the type and extent of floodproofing measures, which have been incorporated into the design of the structure or development.

[6] Where any excavation or grading is proposed, a plan meeting the requirements of the Pennsylvania Department of Environmental Protection to implement and maintain erosion and sedimentation control.

(r) Any other reasonable data, evidence, plans, statements, or information, which the Planning Commission or the governing body may require.

B. Action on final subdivision application.

(1) Final approval, with or without conditions, if warranted, shall be given by the governing body according to procedures set forth in Section 508 of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10508.

(2) Failure of the applicant to accept or reject any conditions imposed by the governing body as conditions of its approval within 20 days of its notification of such conditions shall result in automatic recision of such conditional approval and the denial of final approval without further action of the governing body.

(3) Denial of final approval shall, if warranted, be given by the governing body in accordance with procedures set forth in Section 508 of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10508.

C. Recording of final plan and written notice.

(1) After approval and endorsement of the final subdivision plan by the Township, the applicant shall record the plan with the Allegheny County Recorder of Deeds within 90 days of the date of final approval and endorsement by the Township. Failure to record the final plan within this period shall render it null and void.

(2) Following recording the final plan, the applicant shall, within five days, notify the Township Engineer in writing that the plan has been recorded and, within 10 days, have a reproduced Mylar of the recorded plan prepared at his own expense and shall deliver the same to the governing body. All signatures shall be in indelible ink.

(3) After receiving written notice that the final plan has been recorded, the Township Engineer shall physically compare the recorded plan with the final plan approved by the governing body. If the recorded plan does not so conform, it shall be null and void and legally regarded as not having been recorded.

(4) After a subdivision plan has been duly recorded, the streets, parks, and other public improvements shown thereon shall be considered to be a part of the Official Map of the Township.

§ 78-14 Traffic impact report for subdivisions with more than 25 units.

A traffic impact report shall be submitted with the preliminary subdivision application for all subdivisions which contain more than 25 dwelling units, or any land development, which, according to the Institute of Transportation Engineers (ITE) standards, will generate in excess of 250 trips per day. The traffic impact report shall contain the following information:

A. General site description. A detailed description of the roadway network within 1/2 mile of the site, a description of the proposed land uses, the anticipated stages of construction and the anticipated completion date of the proposed development shall be provided. This description, which may be in the form of a map, shall include the following items:

(1) All major intersections.

(2) All proposed ingress and egress locations.

(3) All existing roadway widths and rights-of-way.

(4) All existing traffic signals and traffic control devices.

(5) Any changes to the roadway network proposed by any governmental entity.

(6) All existing and proposed public transportation services and facilities within a one-mile radius of the site.

B. A description of existing capacities and levels of service of all streets and intersections within 1,000 feet of the site.

C. A determination of trip generation expected to result from the proposed development based on the ratios and the methodology contained in the current edition of the manuals of the Institute of Transportation Engineers (ITE).

D. A determination of the need for acceleration, deceleration or turning lanes (upon existing or proposed roads) at the entrance or entrances to any subdivision which is projected to generate 500 or more trips per day.

E. The impact of the proposed development on existing roadway and intersection levels of service within 1,000 feet of the site.

F. Cross sections and profile.

(1) After receiving notice of an approval of the preliminary plan along with the filing of the final plan, the applicant shall submit to the Township typical cross sections and complete profiles of streets and other related improvements to be constructed in the proposed subdivision.

(2) Copies of these typical cross sections and profiles shall be transmitted to the Township Engineer.

(3) The Township, after receiving a report from the Township Engineer, the county planning agency and any other officials or agencies (including but not limited to the Township's Planning Commission, Environmental Advisory Council, and the Parks and Recreation Commission), shall notify the applicant of any recommended changes or suggestions so that the applicant may prepare the final plan.

§ 78-15 Subdivisions in excess of 10 acres.

For all subdivision in excess of 10 acres, the following supplementary plans and data shall be required:

A. A statement of the proposed use of lots, type of business or industry, so as to reveal the effect of the development on traffic, fire hazards and congestion of population.

B. A statement outlining the method to be used and provisions to be made for sewage disposal, surface and other drainage and flood control.

C. If zoning changes are contemplated by the applicant, the proposed zoning must be outlined.

D. In order to determine compliance with the development standards required by this chapter, the following data shall be submitted:

(1) Where evidence exists of undermining, strip mining, 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.

(2) Data from the United States Soil Conservation Service concerning soil conditions and water resources.

(3) A landscaping plan showing compliance with all applicable buffer yard, landscaping and vegetation preservation requirements of this chapter and of Chapter 84, Zoning, showing the types, sizes, location and species of plant materials to be installed and to be preserved.

(4) A grading plan showing existing and proposed contours and identifying all areas of the site which have existing or finished slopes after grading in excess of 25% but less than 40%. The grading plan shall show compliance with the steep slope control requirements of this chapter and Chapter 84, Zoning.

(5) The Environmental Advisory Council's and the Parks and Recreation Committee's report of their preapplication review findings as required by this chapter.

§ 78-16 Exemptions.

A. Simple subdivision. The subdivisions described in this section shall be known as "simple subdivisions," and the governing body may waive any of the provisions of this chapter pertaining to Township requirements, as it deems appropriate, so long as the area of simple subdivision is no larger than 10 acres in size.

(1) A simple subdivision shall be submitted in accordance with this chapter for any proposed residential subdivision which:

(a) Creates a subdivision in which all lots meet all requirements of this chapter and all other ordinances, rules and regulations of the Township, without a variance;

(b) Provides the required frontage on a public road for each lot;

(c) Requires no large scale grading to prepare the lots for individual home construction or internal access;

(d) No internal roads are proposed in the plan and the plan encompasses the whole.

(2) In addition to the regular procedure for processing simple subdivisions, the Township may submit the simple subdivision to the Allegheny County Planning Agency, and after receiving the written report from the Allegheny County Planning Agency and the Planning Commission, the governing body shall approve or disapprove the plan and shall notify the applicant, in writing, of its decision within the time limits set forth in the Pennsylvania Municipalities Planning Code.

(3) Upon notification of approval of the simple subdivision by the governing body, the applicant shall deliver a completion guaranty to the Township, unless specifically waived, in writing, by the Township and prepare and submit to the Planning Commission and governing body a final plan which, when approved, shall be recorded by the applicant in accordance with § 78-61 of this chapter.

(4) This exemption does not include and shall not be construed to include any application for a building or occupancy permit which does not meet all of the aforementioned qualifications and which contemplates present or future use as anything other than a residential development to contain only one dwelling unit.

B. Resubdivisions.

(1) Applications for resubdivisions shall be submitted to the Township Planning Commission and the governing body.

(2) In addition to the regular procedure for processing resubdivisions, the Township may submit the resubdivision plan to the Allegheny County Planning Agency, and after receiving the written report from the Allegheny County Planning Agency and the Planning Commission, the governing body shall approve or disapprove the plan and shall notify the applicant, in writing, of its decision within the time limits set forth in the Pennsylvania Municipalities Planning Code.

(3) Without exception, the applicant shall prepare and submit a plan for recording, which identifies the previous record plan for endorsement of the Planning Commission, governing body and Township Engineer and, after approval and endorsement, shall record the resubdivision plan within 90 days. Failure to record the resubdivision plan within that period shall render it null and void.