Allegheny County, PA
 
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Table of Contents
Table of Contents
Sketch plan information. While no formal application is required for a preapplication meeting, it is suggested that the applicant provide as much of the following information for the property as is readily available from existing resources, for example:
A. 
A brief narrative describing the proposed project.
B. 
A property survey and an informal sketch illustrating the concept for the proposed project; if the conceptual plan has been prepared by a professional consultant, the name and address of the firm.
C. 
Names and addresses of landowner, developer and applicant.
D. 
Location map, at scale, that clearly identifies location of the property.
E. 
Name of the municipality (or municipalities) where the project is located.
F. 
Existing zoning of subject property and zoning of adjacent property.
G. 
Approximate location and type of any existing utilities and easements.
H. 
Statement explaining the proposed method of water supply and sewage disposal.
I. 
Significant natural and man-made features (e.g., floodplains, watercourses, tree masses, undermined areas, existing structures, etc.) on the site as shown on mapping available from the National Flood Insurance Administration, United States Geological Survey (USGS), U.S. Bureau of Mines, Allegheny County Soils Surveys, Allegheny County Department of Economic Development Geographic Information System (GIS) and resources identified in the County Comprehensive Plan ("Allegheny Places").
J. 
Completed worksheet from Appendix 9, Calculation of Maximum Acreage Available for Development.[1]
[1]
Editor's Note: Appendix 9 is included at the end of this chapter.
Preliminary plan application contents. All applications submitted for preliminary approval shall show or be accompanied by the information listed below. See also § 780-306 for major subdivisions and land developments.
A. 
Project description.
(1) 
A brief narrative describing the proposed project.
(2) 
Title block containing the name of the proposed project, name of the municipality, the project number assigned by the firm that prepared the plans, the plan date and dates of all plan revisions.
(3) 
Name, address and phone number of the owner of record, developer and applicant.
(4) 
Name, address and phone number of the firm that prepared the plans, and name, signature, registration number and seal of engineer, surveyor, landscape architect and/or architect involved in the preparation of the plans.
(5) 
North arrow and graphic scale.
(6) 
Site location map, taken from a USGS quadrangle map. The location map shall be at scale and of a size sufficient to show clearly where the project is. Include quadrangle sheet name.
(7) 
Entire tract boundary with bearings and distances as shown by deed, and the total acreage of the entire tract. If the proposed project is located in two or more municipalities, show municipal boundary lines on the plan.
(8) 
Existing platting of land adjacent to the site, and the names of any adjacent landowners not in a previously recorded plan.
(9) 
Schedule of zoning district requirements, including area and bulk regulations, density, coverage and building and yard requirements. Show the zoning of all adjacent land.
(10) 
List any variances or other zoning approvals which are being requested or which have been granted by the municipality.
(11) 
List, with supporting evidence for the request, any modifications or waivers of subdivision and land development regulations that are requested.
(12) 
Site analysis as specified in § 780-501B.
B. 
Existing conditions.
(1) 
Contours, shown at two-foot vertical intervals, except where slopes exceed 40%, at ten-foot intervals. Show existing contours with dashed lines and number clearly. State location and elevation of datum to which contour elevations refer. Datum used shall be a known, established benchmark. Contours plotted from USGS quadrangle maps shall not be acceptable.
(2) 
Steep slopes, with categories of slope delineated as follows:
(a) 
Fifteen percent to 25%.
(b) 
Twenty-five percent to 40%.
(c) 
Greater than 40%.
(3) 
Soils. Identify soil series as shown in the Soil Survey of Allegheny County, including landslide-prone soils and hydric soils. Plot soil limit lines on the base map.
(4) 
Regulated waters of the commonwealth and required setbacks as defined in Title 25, Environmental Protection, Chapter 105, Dam Safety and Waterway Management.[1] If any part of the site lies within a floodplain, as indicated on a certified FEMA map, plot the floodway and one-hundred-year floodplain boundary on the base map and reference the community panel number, map name, date and map panel numbers.
[1]
Editor's Note: See 25 Pa. Code Chapter 105.
(5) 
General vegetative cover. Provide a brief description of the general vegetative cover of the site (meadows, wetlands, wooded, etc.). Show approximate location of any woodlands or groves, as defined in § 780-202, definition of "woodlands." Show the number, species, size and approximate location of all trees with a DBH of 24 inches and over proposed to be disturbed.
(6) 
Significant natural features, including plant and wildlife habitat areas for rare or endangered species, wetlands, biodiversity area or any other natural feature identified in the Allegheny County Natural Heritage Inventory and Allegheny Places.
(7) 
Potentially hazardous features, including quarry sites, surface and subsurface mines, undermined areas, underground fires, solid waste disposal sites, contaminated areas, oil and gas wells and transmission lines, and landslide-prone areas. Show the approximate location and cite source information.
(8) 
Significant cultural features, including cemeteries, burial sites, archaeological sites, historic buildings, structures, plaques, markers or monuments. Show approximate location and cite source information.
(9) 
Existing structures. Show the approximate location and type. If an existing structure is proposed to be demolished, show clearly on the plans.
(10) 
Existing streets, roads, alleys, driveways or other means of access located on or within 100 feet of the site. Include the name, jurisdiction of ownership, width and location of right-of-way and existing grades.
(11) 
Existing utilities, including any related easements or rights-of-way. Show the approximate location. Identify purpose and ownership.
(12) 
Location, ownership and type of any other easements or rights-of-way, including railroads, trails, gas or oil wells and gas or oil transmission lines, etc.
(13) 
Airport noise contours and airport hazard areas. Show the approximate location and cite source information.
(14) 
Public water supply wells; wellhead protection areas as per § 780-202, definition of "wellhead protection area"; riverine raw water intakes within 2,000 feet of the proposed development.
(15) 
Areas on the site or within 1,000 feet of the site boundaries identified in the Allegheny County Greenway Network, if any.
(16) 
Areas on the site or within 1,000 feet of the site boundaries identified in the Allegheny Land Trust Greenprint, if any.
(17) 
Any areas on the site subject to land trust or agricultural conservation easements.
C. 
Proposed conditions. For all proposed subdivisions and land developments, the following information shall be provided:
(1) 
Tabulation of site data, including total acreage of land to be subdivided, in both acres and square feet, number of lots, proposed density, number of dwelling units and acreage of any proposed open space or other public/common areas. For nonresidential developments show the total square footage of all proposed buildings, percent lot coverage, the number of parking spaces required and the number provided.
(2) 
All required yards and building setback lines. Show any required buffer yards.
(3) 
Proposed streets. Show the location, width of cartway and right-of-way. Provide center-line profiles for all proposed streets or any existing streets to be improved.
(4) 
Proposed lot layout. Show lot widths and lot lines in scaled dimensions and lot areas in square feet. Show proposed lot numbers.
(5) 
For nonresidential and multifamily developments, show proposed buildings, parking areas, access drives, driveways and any other significant proposed feature.
(6) 
Proposed utilities and related easements. Show points of connection to existing utilities.
(7) 
Proposed pedestrian and bicycle circulation routes, including any easements or rights-of-way.
(8) 
Proposed public or semipublic areas, reserved areas, open space areas and any related conditions or restrictions.
(9) 
Proposed grading, with existing and proposed contours at a two-foot vertical interval. Existing contours shall be plotted with dashed lines, and proposed contours with solid lines. Proposed contours shall tie back into existing contours. Number contours clearly. The grading plan shall include the following information:
(a) 
Approximate finished floor elevations of proposed buildings.
(b) 
Approximate grades on all accessible parking spaces and related access routes.
(c) 
Approximate quantity of total excavation in cubic yards. Show the approximate location of cut and fill areas and limit of disturbance. Indicate whether or not the earthwork is expected to balance on site.
(10) 
Stormwater management report, which shall include the following information:
(a) 
A general description of the proposed development, including the name of the watershed in which the proposed development is located and the (sub)basin release rate percentage.
(b) 
Map taken from the USGS quadrangle sheet, showing watershed draining to the project site. The map shall be at scale. Show the name of quadrangle sheet. Show the area of watershed in acres. Highlight any potential DEP regulated encroachments.
(c) 
Method and standards used in the design of stormwater management facilities (i.e., Rational, TR-55, other).
(d) 
Preliminary calculations, including pre- and post-development runoff and approximate basin storage volumes.
(e) 
Approximate location of any proposed permanent stormwater management facilities, such as detention basins, storage tanks, sumps, outlet structures, inlets, manholes, piping, permanent swales, etc.
(f) 
Soils information from the U.S. Department of Agriculture, Natural Resources Conservation Service, National Cooperative Soil Survey.
(11) 
Preliminary soil erosion and sedimentation pollution control plan.
(12) 
Landscape plan, including the names, sizes, quantities and approximate location of all proposed plant materials.
(13) 
If site lighting or streetlighting is proposed, a photometric plan showing all of the following information:
(a) 
All structures, parking spaces, building entrances, traffic areas, vegetation and adjacent uses.
(b) 
Layout of proposed fixtures by location, orientation, aiming direction, mounting height and type.
(c) 
A ten-foot by ten-foot illumination grid of maintained horizontal footcandles overlaid on the site plan plotted to 0.0 footcandle demonstrating compliance with requirements of this chapter.
(d) 
Proposed equipment, including fixture catalog cuts, photometrics, glare-reduction devices, lamps, on-off control devices, mounting heights, pole foundation details and mounting methods.
(e) 
Placement of fixtures in landscaping.
(f) 
Visual impact plan, including plan views showing pole locations and adjacent residences, elevations with initial vertical illuminance at site boundary and on adjacent windowed facades, frequency of use of the site and narrative describing measures to minimize off-site disturbance.
(14) 
Preliminary record plat, prepared for recording to the standards required by the Allegheny County Department of Real Estate.
D. 
Other required information.
(1) 
Traffic impact study: as per § 780-519F, where the proposed development will generate 100 or more peak-hour vehicle trips per day or any residential development which proposes 100 or more dwelling units.
(2) 
Geotechnical report. Where the site proposed for development contains landslide-prone soils, a soils engineer shall conduct studies to determine the exact location of the landslide-prone areas. Such areas shall be clearly identified on the base map.
(3) 
Subsidence risk assessment. Where evidence exists that subsurface mining has occurred 100 feet or less below the surface of the site proposed for development, a subsidence risk assessment, prepared by a qualified professional geotechnical engineer, shall be provided.
(4) 
Soil contamination assessment. Where the proposed subdivision or land development site contains any hazardous substances, then a geotechnical report and a remedial investigation/feasibility study shall be provided.
(5) 
Sewage facilities planning module. A copy of the completed "Application for Sewage Facilities Planning Module," as filed with the Pennsylvania Department of Environmental Protection or the Allegheny County Health Department, or a letter from the appropriate Department stating that a sewage facilities planning module is not required.
(6) 
Existing restrictions. Where the land proposed to be developed or subdivided contains any existing covenants, grants of easement, private deed restrictions, or other restrictions, a copy of the recorded document, or, in the absence of a recorded document, then a letter from the holder of the restriction stating any conditions on the use of the land.
(7) 
Schedule of phased developments. If the applicant proposes to construct the development in phases, the applicant must submit a schedule of the projected dates that the final application for each phase will be filed.
(8) 
Where streetlighting or site lighting is proposed, a photometric plan shall be submitted that contains the applicable information required by § 780-402C(13) to determine compliance with § 780-522 of this chapter.
(9) 
Requirement to inform. An applicant for approval of a major subdivision or land development shall inform the providers of public services and facilities of the proposed development, including sufficient information about the development to enable the service provider to determine whether sufficient capacity, facilities, and/or equipment are available to serve the new development.
(a) 
Service providers who must be informed may vary, based on the nature of the proposed development and the community in which it is located, but will normally include police, fire and emergency services and school districts. (Requirements concerning public transportation service and approval of street names by the Postmaster are included in § 780-303C.)
(b) 
Documentation that the required information was transmitted to appropriate service providers shall be included with an application for preliminary approval. Responses from service providers indicating their ability to provide service to the proposed development may be required prior to final approval.
(10) 
Stormwater review. Where a stormwater management plan is required, the applicant shall submit proof of submittal to the Allegheny County Health Department. A copy of the transmittal or cover letter that accompanied the stormwater management plan shall be provided with the preliminary application as proof of submittal to ACHD.
Final plan application content. All applications submitted for final approval shall include, in accurate and final form, all of the information required for preliminary plan submittals; however, supporting maps and information need not be resubmitted if there have been no changes to that information. Applications for final approval shall include the following:
A. 
A copy of the approved preliminary plan.
B. 
Final plat, in accurate and final form for recording. See also § 780-306 for major subdivisions and land developments. The final plat shall include the following:
(1) 
Title block, placed in the lower right-hand corner and containing the following information:
(a) 
The name and location of the subdivision or land development, the plan date and the date of any revisions.
(b) 
The name and plan book volume and page numbers of the previously recorded plan, if any.
(c) 
Name, address and phone number of the owner of record and the developer.
(d) 
Name, address and phone number of the firm that prepared the plans, and the name, seal and registration number of the surveyor who prepared the plan.
(e) 
Sheet number, North arrow and graphic scale.
(2) 
Tract boundaries, right-of-way lines of streets, easements and other right-of-way lines with accurate distances to hundredths of a foot and bearings to 1/4 of a minute. Tract boundaries shall be determined by field survey only and shall be balanced and closed. Surveys shall be prepared in accordance with the standards contained in Appendix 4.[1]
[1]
Editor's Note: Appendix 4 is included at the end of this chapter.
(3) 
Complete curve data for all curves included in the final plat, including radius, arc length, chord bearing and chord distance.
(4) 
Location, type and size of all monuments and lot line markers. State whether found, set or to be set.
(5) 
Approved street names and street right-of-way widths.
(6) 
Lot numbers, lot dimensions, lot areas in square feet and building setback lines.
(7) 
Tabulation of area data in acres and square feet, including lots, parcels, units, areas dedicated for rights-of-way, etc., and total plan area.
(8) 
Lot and block or Tax Map parcel numbers.
(9) 
Easements and rights-of-way for all public and private improvements, including widths, purposes and limitations, if any.
(10) 
Accurate dimensions, acreage and purpose of any property to be reserved as public or common open space.
(11) 
Indication of platting of adjacent property and the names of the adjacent property owners.
(12) 
Site location map, prepared in accordance with § 780-402A(6) of this chapter.
(13) 
All required municipal certifications, which shall include the municipal engineer.
(14) 
Certification of plat preparation and accuracy by a registered surveyor.
(15) 
Certification of the dedication of streets and other property.
(16) 
All other certifications, dedications and acknowledgments, as required by Appendix 3[2] of this chapter and the Allegheny County Department of Real Estate.
[2]
Editor's Note: Appendix 3 is included at the end of this chapter.
(17) 
Plats which require access to a road under the jurisdiction of the Pennsylvania Department of Transportation shall contain a notice that, before driveway access is permitted, a highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945, known as the "State Highway Law."[3]
[3]
Editor's Note: See 36 P.S. § 670-101 et seq. and specifically 36 P.S. § 670-420.
(18) 
Notation on the plan of any modifications or waivers granted to the provisions of this chapter.
C. 
Land development plans. In addition to the above final requirements, land development plans shall include the following information:
(1) 
Final site plan, including building locations, parking areas, roads and access drives, landscaping and buffer yards in accordance with the applicable standards and regulations of Article V.
(2) 
Final grading plan, as per § 780-503 of this chapter. The final grading plan shall include all final contours, grades, floor elevations, permanent conservation measures, limit of disturbance line, typical keyway and/or benching details, and earthwork quantities in cubic yards.
(3) 
Final stormwater management plan, as per § 780-515, including all final calculations.
(4) 
Final soil erosion and sedimentation pollution control plan, as submitted to the Allegheny County Conservation District (ACCD), and evidence that the ACCD has issued a finding of adequacy.
(5) 
Dimensioned site layout plan.
(6) 
Final photometric plan, as per § 780-402C(13).
D. 
Construction plans for public and private improvements, prepared by a registered professional, drawn at a scale no smaller than one inch equals 50 feet on sheets measuring 24 inches by 36 inches. The construction plans shall show the following:
(1) 
Conformity with the design standards specified in Article V of this chapter.
(2) 
Plan and center-line profile drawings of each street in the plan and extending at least 200 feet beyond the plan. Street profiles shall include complete vertical curve information.
(3) 
At least a typical cross-section of each street in a new development, extending at least 50 feet from the street center line to each side or extending 25 feet from the right-of-way line to each side, whichever is greater.
(4) 
The location of all existing and proposed sanitary sewers, storm sewers, manholes, catch basins and endwalls within the site, and all necessary extensions thereof beyond the site.
(5) 
By plan, all pipe sizes, distances and directions of flow. Show sanitary sewer wye locations, including a station for each wye as measured from the downstream manhole.
(6) 
By profile, all pipe sizes, materials, distances and grades, and top and invert elevations of all manholes, catch basins and endwalls. Show existing and proposed ground.
(7) 
All construction details for stormwater detention facilities, including any intake control structures, discharge control structures, underground storage tanks, sumps and stormwater detention basins.
(8) 
The locations of all other existing and proposed utilities, including gas, water, fire hydrants, electric, telephone and cable TV.
(9) 
All easements and rights-of-way for public improvements.
E. 
Permits and approvals. The applicant shall submit certified copies of all permits and approvals required by applicable federal and state laws and County codes and regulations, including, without limitation, the following:
(1) 
Allegheny County Conservation District adequacies and permits.
(2) 
Federal Aviation Administration and PennDOT Bureau of Aviation approvals where required.
(3) 
Pennsylvania Department of Environmental Protection sewage facilities permits, general permit, wetland encroachment permits, stream encroachment/obstruction permits, etc.
(4) 
County of Allegheny and Commonwealth of Pennsylvania permits for any proposed roads or driveways.
(5) 
Water supply certification as required by § 780-513B(3).
(6) 
Letters of intent to provide service from utilities companies per § 780-513B(3) and § 780-518B.
(7) 
A copy of comments received, if any, from Allegheny County Health Department on the stormwater management plan submitted in accordance with § 780-402D(10).