Prior to filing an application for Preliminary Approval of a Land Development, the applicant or his representative may meet with the Municipal Planner and other representatives of the Municipality, including the Economic Development Officer, Zoning Inspector and Municipal Engineer, as warranted, to obtain application forms and to discuss application procedures and applicable ordinance requirements.
In addition, the developer may request a pre-application conference with the Planning Board to discuss the conceptual design for the development of the property and the feasibility and timing of the application. The applicant shall contact the Municipal Planner at least 14 calendar days prior to the regular meeting of the Planning Board to request a pre-application conference with the Planning Board.
The pre-application conference with the Planning Board is voluntary and no formal application or fee is required. This opportunity is afforded to the developer to obtain information and guidance before entering into binding commitments or incurring substantial expenses for plan preparation.
A pre-application conference shall not constitute formal filing of any application for approval of a land development, shall not bind the Planning Board to approve any concept presented in the pre-application conference and shall not protect the application from any subsequent changes in ordinance provisions which may affect the proposed development between the date of the pre-application conference and the date of filing of an application for Preliminary Approval of a Land Development under the terms of this Chapter.
The applicant shall file 10 copies of an application for Preliminary Application Review of a Land Development required by §16-504 of this Chapter to the Municipality at least 30 days prior to the regular meeting of the Planning Board. If the 30th day falls on a holiday, the application shall be filed by the close of business on the immediately preceding working day.
The Preliminary Application shall not be considered to be complete and properly filed unless and until all items required by §16-503 of this Chapter, including the Application Fee, have been received.
Immediately upon receipt, the Municipality shall stamp the application with the date of receipt and one copy of the application shall be distributed to the municipal engineer and one copy to the municipal planner for review.
Additionally, the municipal planner shall submit one copy of the complete and properly filed preliminary application to the Allegheny County Department of Economic Development for review and comment that shall be subject to payment of the prevailing County review fee by the developer. Additional copies may be requested from the applicant for referral to any other appropriate review agency at the discretion of the municipal planner.
During the review period between the date of receipt of the application for preliminary approval of a land development plan by the Municipality and the next regular meeting of the Planning Board, the municipal engineer may provide a written review of the application to the municipal planner. Based on the written review, if any, the municipal engineer and municipal planner shall determine whether the application is ready to be scheduled on the Planning Board agenda. The municipal planner shall notify the applicant whether the application will be scheduled on the next Planning Board meeting agenda and shall provide a copy of the municipal engineer’s written review, if any, to the applicant.
The application for preliminary review of a land development shall include the following information:
503.1. 
Ten copies of the completed application form supplied by the Municipality.
503.2. 
Application filing fee, as required by §16-1301 of this Chapter.
503.3. 
Evidence of ownership or proprietary interest.
503.4. 
Evidence of compliance with the requirements of §§404.5 and 404.6 of this Chapter.
503.5. 
Evidence of compliance with Chapter 6 (Grading and Excavating and Development of Slopes) of the Mt. Lebanon Code.
503.6. 
Ten copies of a preliminary plat, prepared in accordance with the specifications shown in the applicable diagrams in Appendix II accurately drawn to a scale of not less than one inch equals 50 feet certified by a Pennsylvania Registered Land Surveyor as to existing features, design features and boundaries. The preliminary plat shall include or be accompanied by the following information:
503.6.1. 
Date of preparation. All revisions shall be noted and dated.
503.6.2. 
A location map showing the location of the tract with reference to the surrounding properties, existing streets and streams within 1,000 feet of the land development.
503.6.3. 
Name of the development, including the words “preliminary land development plan;” north arrow; graphic scale; map and parcel number; the name and address of the record owner; the name and address of the applicant; the name and address, license number and seal and signature of the person preparing the survey. If the owner of the premises is a corporation, the name and business address of the president and secretary shall be submitted on the application.
503.6.4. 
All distances shall be in feet and 0.01 of a foot and all bearings shall be given to the nearest 10 seconds.
503.6.5. 
A copy of the zoning district map in which the parcel is located, together with the zoning classification of properties within 200 feet of the boundaries of the property for which the application is made shall be illustrated on a map.
503.6.6. 
A boundary and topographical survey by a surveyor of the total proposed land development. If the developer intends to develop a tract of land in phases, the preliminary plat shall include the total tract.
503.6.7. 
A copy of any existing or proposed covenants, deed restrictions, which are applicable to the property.
503.6.8. 
A statement requesting any waivers or modifications to the requirements of this Chapter in accordance with §16-1202, if applicable.
503.6.9. 
A statement identifying any zoning variances that have been granted to the property by the Zoning Hearing Board.
503.6.10. 
The distance, measured along the right-of-way lines of existing streets abutting the property, to the nearest intersections with other public streets within 200 feet of the site boundaries.
503.6.11. 
The location and dimensions of proposed buildings and structures, all accessory structures and fences, if any, including front, side and rear yard setbacks, height of buildings, first floor elevations of all structures and floor plans of buildings.
503.6.12. 
Location of existing buildings and all other structures, including walls, fences, culverts and bridges, with spot elevations of such buildings and structures. Structures to be removed shall be indicated by dashed lines; structures to remain shall be indicated by solid lines.
503.6.13. 
If applicable, special flood hazard area boundaries. If any proposed construction or development is located within or adjacent to, any identified flood-prone area, the following information shall be submitted:
503.6.13.1. 
A plan which accurately delineates the area which is subject to flooding, the location of the proposed construction, the location of any other flood-prone development or structures, and the location of any existing or proposed stream improvements or protective works, information concerning the 100-year flood elevations, descriptions of uplift forces, associated with the 100-year flood, size of structures, location and elevations of streets, water supply and sanitary sewage facilities, soil types and flood-proofing measures.
503.6.13.2. 
A document certified by a registered professional engineer or architect that the proposed construction has been adequately designed against flood damage and that the plans for the development of the site adhere to the regulations set forth in Chapter 2, Part 2, of the Mt. Lebanon Code entitled Flood Plain Regulations. Such statement shall include a description of the type and extent of flood-proofing measures that have been incorporated into the design of the structure.
503.6.14. 
Existing and proposed contours, referred to as United States Coast and Geodetic Survey datum, now known as National Vertical Geodetic Datum (NVGD) 1929, with a contour interval of two feet for slopes of less than 20% and an interval of five feet for slopes of 20% or more. Regardless of slope, contours within areas of disturbance shall be plotted at two-foot intervals. Dashed lines shall be used to indicate existing contours and solid lines shall be used to indicate proposed contours.
503.6.15. 
Location of existing rock outcrops, high points, watercourses, depressions, ponds, marshes, wooded areas and other significant existing features, including previous flood elevations of watercourses, ponds and marsh areas as determined by survey.
503.6.16. 
Identification of any wetlands on the site and the design techniques proposed to accommodate them.
503.6.17. 
Any and all existing streets related to the proposed development; including the names, cartway widths, approximate gradients and sidewalk widths.
503.6.18. 
If any new streets are proposed, profiles, indicating grading; cross sections showing the width and design of roadways and sidewalks.
503.6.19. 
Acreage, to the nearest hundredth of an acre of the site to be developed for non-residential purposes and/or the area, in square feet, of each lot to be developed for residential purposes.
503.6.20. 
Plans of proposed stormwater systems showing feasible connections to existing or any proposed utility systems. Pipe sizes, grades and direction of flow, locations and inlets, manholes or other appurtenances and appropriate invert and other elevations shall be indicated. All stormwater facility plans shall be accompanied by a separate sketch showing all existing drainage within 500 feet of any boundary, and all areas and any other surface area contributing to the calculations, and showing methods used in the drainage calculations.
503.6.21. 
Stormwater management plans, if required by §16-809 of this Chapter.
503.6.22. 
The location and size of all existing and proposed sanitary sewers.
503.6.23. 
The location and size of all existing and proposed waterlines, valves and hydrants.
503.6.24. 
The location, width and purpose of all existing and proposed easements and rights-of-way.
503.6.25. 
The location, type and approximate size of existing utilities to serve the development.
503.6.26. 
Tree masses and all individual specimen trees having a caliper of four inches or greater.
503.6.27. 
A soil erosion and sedimentation control plan prepared by a person trained and experienced in control methods and techniques which conforms to the requirements of the Pennsylvania Clean Streams Law and Chapter 102 of the Rules and Regulations of the Pennsylvania Department of Environmental Protection governing Erosion Control, or any successor regulations thereto.
503.6.28. 
The number and density of dwelling units (if residential).
503.6.29. 
All means of vehicular access for ingress and egress to and from the site onto public streets, showing the size and location of internal streets or driveways and curb cuts including the organization of traffic channels, acceleration and deceleration lanes, additional width and any other improvements on the site or along the site’s street frontage necessary to prevent a difficult traffic situation. All pedestrian walkways and provisions for handicapped facilities in compliance with the requirements of the Americans with Disabilities Act (ADA) for an accessible site shall also be shown. In addition, the land development plan shall show the existing road system, located outside the development within 200 feet of the development or the next nearest intersection.
503.6.30. 
Computation of the number of parking spaces to be provided, the location and design of off-street parking areas and loading areas showing size and location of bays, aisles and barriers and the proposed direction of movement.
503.6.31. 
Tabulation of site data, indicating zoning requirements applicable to the site and whether the proposed site development features comply.
503.6.32. 
Proposed screening and landscaping, including a preliminary planting plan.
503.6.33. 
The methods, placement and screening of solid waste disposal and storage facilities.
503.6.34. 
If applicable, a detailed proposal, including covenants, agreements, or other specific documents showing the ownership and method of assuring perpetual maintenance to be applied to those areas which are to be used for private streets, sewers, recreational or other common purposes.
503.6.35. 
If the plan is to be completed in phases, the proposed sequence of development with projected time schedule for completion of each of the several phases.
503.6.36. 
If applicable, a notation on the plat that access to a State highway shall only be authorized by a highway occupancy permit issued by the Pennsylvania Department of Transportation under Section 420 of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945).
503.6.37. 
If applicable, a notation on the plat that access to a county owned road shall be authorized by a highway occupancy permit issued by the Allegheny County Department of Public Works.
503.6.38. 
Spaces for the signature of the Chairman and Secretary of the Planning Board; the President and Secretary of the Commission; the Municipal Engineer; and dates of approval.
504.1. 
Planning Board Action. The municipal engineer may present a written report to the Planning Board that states whether an application complies with the requirements of this Chapter and that report, if any, shall be included in the minutes at the Planning Board meeting.
The Planning Board shall approve, approve with conditions or disapprove the preliminary application at a public meeting. The action of the Planning Board shall provide reasons for the decision and, in the case of disapproval, shall cite the specific requirements of this Chapter that have not been met.
The Planning Board shall not act until the review has been received from the Allegheny County Department of Economic Development or until 30 days has passed since the date that the application was submitted to the County for review. The report of the municipal engineer, if any, shall be made a part of the record at that meeting.
A letter indicating approval, approval with conditions or disapproval shall be sent to the applicant by regular mail within 15 days of the date of the decision. If the preliminary application is not approved, the Planning Board shall specify the defects found in the preliminary application and cite the requirements of this Chapter that have not been met.
504.2. 
Conditional Approval. If the Planning Board determines that certain conditions are warranted to be attached to the preliminary approval to protect the public interest and guarantee compliance with the requirements of this Chapter, or other Chapters of the Code, the conditions of approval shall be specified, in writing, in the notice of conditional approval required by §504.1 of this Chapter. If the applicant fails to give written notice to the Municipality regarding acceptance or rejection of the conditions attached to preliminary approval within the required 30 days, preliminary approval shall automatically be rescinded without written notice to the applicant.
504.3. 
Expiration of Preliminary Approval. If an application for final approval of a land development, or in the case of a phased development, an application for the first phase of the land development is not submitted within one year from the date of the grant of preliminary approval by the Commission, preliminary approval shall expire, unless a written request for an extension is submitted by the applicant and approved by the Commission. Any request for extension shall be submitted to the Commission at least 30 days prior to the prevailing expiration date. Extensions may be granted for one or more six-month period upon a finding by the Commission that such extension is warranted for reasonable cause and not due to the applicant’s own negligence or inaction.
504.4. 
In the case of a phased development, calling for the installation of improvements beyond a five-year period, a schedule shall be filed by the applicant with the preliminary application delineating all proposed phases, as well as time deadlines by which applications for final plat approval of each phase are intended to be filed. The applicant shall update the schedule annually on or before the anniversary of preliminary approval until final plat approval of the final phase has been granted. Any modification in the aforesaid schedule shall be subject to approval by the Commission in its sole discretion.
The applicant shall submit 10 copies of the application for final approval required by §16-506 of this Chapter to the Municipality at least 21 days prior to the regular meeting of the Planning Board. If the 21st day falls on a holiday, the application shall be filed by the close of business on the immediately preceding working day.
The final application shall not be considered to be complete and properly filed unless and until all items required by §16-506 of this Chapter, including the application fee, have been received.
Immediately upon receipt, the Municipality shall stamp the application with the date of receipt and one copy of the application shall be distributed to the municipal engineer, one copy to the economic development officer and one copy to the municipal planner for review.
In the event that the Planning Board has granted a waiver under §16-1202 of this Chapter to allow submission of a single application for combined preliminary and final approval, the municipal planner shall submit one copy of the complete and properly filed combined preliminary and final application to the Allegheny County Department of Economic Development for review and comment which shall be subject to payment of the prevailing County review fee by the developer. Additional copies may be requested for referral to any other appropriate review agency at the discretion of the municipal engineer.
During the review period between the date of receipt of the application for final approval of a land development plan by the Municipality and the next regular meeting of the Planning Board, the municipal engineer may provide a written review of the application to the municipal planner. Based on the written review, if any, the municipal engineer and municipal planner shall determine whether the application is ready to be scheduled on the Planning Board agenda. The municipal planner shall notify the applicant whether the application will be scheduled on the next Planning Board meeting agenda and shall provide a copy of the municipal engineer’s written review, if any, to the applicant.
In the event that the applicant submits 10 copies of a revised application that addresses the municipal engineer’s written review at least 14 calendar days prior to the regular monthly meeting of the Planning Board, the revised application will be considered at the Planning Board meeting. Revised plans that are submitted less than 14 calendar days prior to the Planning Board meeting will be scheduled for consideration on the subsequent month’s Planning Board meeting agenda.
All applications for final approval of a land development shall include the following:
506.1. 
Ten copies of the completed application form supplied by the Municipality;
506.2. 
Application filing fee, as required by §16-1301 of this Chapter;
506.3. 
Evidence of ownership or proprietary interest;
506.4. 
One copy of the approved preliminary plat, unless the application is for combined preliminary and final approval authorized in this Chapter;
506.5. 
Ten copies of a final plat drawn in accordance with the specifications shown in the applicable diagrams in Appendix II at a scale of not less than one inch equals 100 feet. The final plat shall show or be accompanied by the following information:
506.5.1. 
Date, name and location of the land development, the name of the owner, graphic scale and the words “final land development plan.”
506.5.2. 
Tract boundary lines, right-of-way lines of streets, street names, easements and other rights-of-way, land reserved or dedicated to public use, all lot lines and other boundary lines; with accurate dimensions, bearing or deflection angles, and radii, arcs and central angles of curves; and the area of each lot.
506.5.3. 
The names, exact location and widths of all existing and recorded streets intersecting or paralleling the plot boundaries within a distance of 200 feet or the next nearest intersection.
506.5.4. 
The purpose location and dimensions of any easement or land reserved or dedicated to public use shall be designated.
506.5.5. 
Lot and block numbers assigned to the property by the County Assessment Office, including lot and block numbers of immediately abutting property.
506.5.6. 
Certification by the applicant’s surveyor as to accuracy of details of plat. The error of closure shall not be more than one in 10,000.
506.5.7. 
Dates of preparation and dates of all revisions to the plan.
506.5.8. 
Name and business address of the registered architect, landscape architect or professional engineer who prepared the plan.
506.5.9. 
Evidence of required permits from applicable Federal, State and County agencies.
506.5.10. 
Certification of service from all applicable utility companies.
506.5.11. 
A design view of the front, side and rear elevations of the proposed structures. Design view elevations are also to be shown where proposed additions or alterations affect such elevations.
506.5.12. 
Location, height and use of all existing and proposed structures on the property, indicating structures to be removed, if any, and the distances between proposed structures or additions to existing structures and adjacent property lines.
506.5.13. 
A site lighting plan showing details of all exterior lighting fixtures and supports, the location of exterior lighting fixtures proposed to light the buildings, parking areas, sidewalks and any other areas proposed for public use; documentation that proposed lighting will be shielded and reflect away from adjacent streets and residential properties; a photometric plan.
506.5.14. 
Layout and design of proposed parking and loading areas, including the gradient of proposed driveways and parking facilities and the proposed pattern of traffic circulation on the site, including pavement markings, islands, curbs, bumper guards and similar facilities.
506.5.15. 
Sidewalks or walkways, if any, proposed for pedestrian circulation on the site.
506.5.16. 
The type of paving material to be used for all sidewalks, walkways, driveways and parking facilities.
506.5.17. 
A final landscaping plan showing the type, size and location of any plant material proposed, a planting schedule, all areas proposed to be seeded, and the parties responsible for future maintenance.
506.5.18. 
Construction materials of all fences, walls or screens.
506.5.19. 
A final grading plan, as required by Chapter 6 (Grading and Excavating and Development of Slopes), including erosion and sedimentation control measures, as required by §804.1 of this Chapter.
506.5.20. 
If applicable, a notation on the plat that access to a State highway shall only be authorized by a highway occupancy permit issued by the Pennsylvania Department of Transportation under Section 420 of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945).
506.5.21. 
If applicable, a notation on the plat that access to a County owned road shall only be authorized by a highway occupancy permit issued by the Allegheny County Department of Public Works.
506.5.22. 
If applicable, an N.P.D.E.S. Permit.
506.5.23. 
If applicable, final stormwater management calculations and construction drawings for stormwater management facilities as required by §16-809 of this Chapter.
506.5.24. 
Storm drainage plan, including location, size, slope, direction of flow, capacity and material of all storm sewers and connections to existing systems; location of all catch basins, manholes, culverts and other appurtenances; location and width of all storm drainage easements; and location of surface swales, if any.
506.5.25. 
Written evidence that an amenities bond for private improvements, as required by §16-510 of this Chapter, will be submitted at the time of execution of the development agreement.
506.5.26. 
An executed development agreement in a form approved by the municipality.
506.5.26.1. 
Petition for improvements. When street and other improvements have not been made previously in accordance with Municipal specifications, including any streets which were not built originally to Municipal specifications, there shall be submitted to the manager, at the time the final plat is submitted to him for approval, the following executed documents:
506.5.26.1.1. 
A petition from the developer to the Commission requesting the Municipality to grade, pave, curb and storm sewer the streets in the proposed subdivision or land development and to install the necessary sanitary sewers required in the proposed subdivision or land development.
506.5.26.1.2. 
A release of damages by the developer, releasing the Municipality from claims for damages arising from street improvements and the installation of sanitary sewers and storm sewers.
506.5.26.1.3. 
An agreement between the developer and the Municipality providing either (a) a cash deposit with the Municipality or (b) an irrevocable letter of credit payable to the Municipality, from a commercial bank organized under the Pennsylvania Banking Code of 1965 or the National Banking Act, having its principal place of business in the Common-wealth of Pennsylvania, and having unimpaired capital and surplus of at least 100 times the face amount of the letter of credit. The cash deposit or letter of credit shall be in an amount as determined by the municipal engineer, equal to 110% of the engineering installation of the improvements in accordance with the standards and specification of the Municipality.
506.5.26.2. 
Forms for the petition, release of damages, and agreement (including the letter of credit, if used) shall be obtained from the manager.
506.5.27. 
Spaces for signatures of the President and Secretary of the Commission; the Chairman and Secretary of the Planning Board; the Municipal Engineer; and dates of approval.
507.1. 
Planning Board Recommendation. The municipal engineer may present a written report to the Planning Board that states whether the application complies with the requirements of this Chapter and that report, if any, shall be included in the minutes of the Planning Board meeting.
The Planning Board shall make a recommendation, in writing, to the Commission for approval, approval with conditions or disapproval of the final application. The recommendation of the Planning Board shall provide reasons for the recommendation and, in the case of a recommendation for disapproval, shall cite the specific requirements of this Chapter which have not been met.
507.2. 
Commission Action. Eight copies of the final plan, as recommended by the Planning Board, and one recordable plan with the required signature clauses shall be submitted to the municipal manager at least 12 calendar days prior to the regular meeting of the Commission at which the application is to be considered for approval.
The Commission shall approve, approve with conditions or disapprove the final application at a public meeting. The Planning Board’s written recommendation and the report of the municipal engineer, if any, shall be made a part of the record at that meeting.
A letter indicating approval, approval with conditions or disapproval shall be mailed to the applicant within 15 days of the date of the decision. If the final application is not approved, the Commission shall specify the defects found in the final application and cite the requirements of this Chapter that have not been met.
507.3. 
Conditional Approval. If the Commission determines that certain conditions are warranted to be attached to final approval to protect the public interest and guarantee compliance with the requirements of this Chapter, or other Chapters of the Code, the conditions of approval shall be specified, in writing, in the notice of conditional approval required by §507.2 of this Chapter. The applicant shall accept or reject the conditions attached to final approval either by giving written notice to the municipal manager or by executing the development agreement required by §16-411 of this Chapter within 30 days of the date of the meeting of the Commission at which final approval is granted. If the applicant fails to give written notice to the Municipality regarding acceptance or rejection of the conditions attached to final approval or execute the development agreement within the required 30 days, final approval shall automatically be rescinded without written notice to the applicant.
507.4. 
Phased Approval. In the case where a land development is projected over a period of years, the Municipality authorizes submission of final applications by sections or phases of development, subject to such requirements or guarantees for improvements in future sections or phases of the development which are essential for the protection of the public welfare and any existing or proposed section or phase of the plan.
507.5. 
All sections or phases shall conform to the preliminary application as previously approved by the Municipality. Any phase that contains substantive changes in the number of lots or buildings proposed or in the layout of the lots, buildings or streets previously approved in the preliminary application shall require complete resubmission of the preliminary application in accordance with this Chapter.
The Municipality may offer the mediation option as an aid in completing the proceedings authorized by this Article in accordance with the requirements of Part 12 of this Chapter.
Land developments which propose the extension or installation of any public improvements, as defined by this Chapter, shall be further subject to §16-412 of this Chapter governing a petition for construction of public improvements, posting of a cash deposit or irrevocable letter of credit, the use of such funds and bids for public improvements to guarantee their proper installation and execution of a development agreement.
A land development plan shall not be required to be recorded in the County Recorder of Deeds Office, if the land development is proposed on a lot or lots of record, unless a declaration plan is required to be recorded pursuant to applicable state law for a condominium.
Any land development plan which involves the subdivision, resubdivision or consolidation of property or the dedication of easements or rights-of-way for public improvements shall present a final plat for recording purposes with the application for final approval of the land development. The final plat for recording shall be prepared in accordance with the requirements of §16-407 of this Chapter for a major subdivision.
Whether or not the land development is required to be recorded, the applicant shall deliver to the Municipality, one recorded plan and one copy in electronic format of the final plat, containing all required signatures and dates of approval. The following layers shall be included in the electronic file: property lines, right of way lines, centerline of streets, easements, lot numbers, street names, pavement, buildings, text general (title block, notes, clauses, etc.), metes and bounds, utilities (storm and sanitary on separate layers), drainage (creeks and streams), monuments and markers, building setbacks, adjoining property lines, contours, elevation spots, and walls. Electronic files shall be in a file format type as specified by the Municipal Planner.
514.1. 
If construction of a land development which has been granted final approval, and for which a development agreement and/or amenities bond and cash deposit have been submitted, is not initiated and diligently pursued within one year of the date of final approval, final approval shall expire immediately; provided, however, that the Commission may grant a reasonable extension, if the developer presents satisfactory evidence that difficulties have prevented the work from being initiated and/or diligently pursued and the request for an extension is submitted, in writing, prior to the date of expiration of the approval. For purposes of this section, “initiated and diligently pursued” shall include any construction activities including the awarding of any necessary permits from the Municipality. Any construction that occurs after expiration of final approval shall constitute a violation of this Chapter and shall be subject to the enforcement remedies of §16-1305 of this Chapter.