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.
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.
(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.
(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:
(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).
