The application for preliminary approval of a proposed land development shall contain all information required by this section and shall be submitted to the Township's Zoning Officer with 15 copies thereof and the required application fee. Such applications shall be reviewed by 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. The applicant shall also be required, at his expense, to conspicuously post the perimeter of the development site at points deemed sufficient by the Township to notify potentially interested citizens of the pending development of the site. Said notices shall be in a size and form specified by the Township and shall be posted at least one week prior to the first consideration of the development plan by the Planning Commission and shall remain posted throughout the time the land development plan is being considered by the Planning Commission and 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) 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 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.
(4) At the discretion of the Board of Supervisors, the preliminary and final approval process may be completed simultaneously.
B. Simplified process for land development approval. In the case where a submission for land development is proposed for a lot that has been previously approved by the Board of Supervisors as part of a master planned development, the Planning Commission is authorized to approve land development plans (in lieu of their submission to the Board of Supervisors) under the following circumstances:
(1) The lot proposed for land development is a part of a master planned development, which has been divided into developable lots and such lots have been duly recorded at the Allegheny County Recorder's Office, and such lots are not part of any planned residential development.
(2) The area of impervious surfaces for the lot proposed for the land development has been calculated and designed to be controlled by a common stormwater management system that has been designed and approved to control all stormwater from all lots comprising the master plan.
(3) The anticipated traffic generated by the lot proposed for the land development has been included in a comprehensive traffic study, and all traffic mitigation required as part of the master plan approval has been completed, or will be completed when the traffic generation requires such improvements.
(4) All specifications for the lot proposed for land development are in compliance with the specifications contained in or the conditions imposed upon the previous approval of the master planned development.
(5) Land development plans proposed for lots meeting the requirements of Subsection
B(1) through
(4) above shall be prepared using the requirements of §
78-19C, except that the submission deadline shall be reduced to 10 days prior to the Planning Commission meeting.
C. Submission requirements for land development approval. Submission requirements for the preliminary land development plan approval shall include:
(1) A completed application form for preliminary land development plan approval. The application form for preliminary land development plan submission shall be as provided by the Township.
(2) All land development plans shall:
(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, landscape architect, planner, or surveyor in accordance with standard architectural and engineering practices.
(e) Not duplicate or be the same in spelling or alike pronunciation with any other land development.
(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) and/or engineer(s) and/or surveyor(s) and/or landscape architect(s) of record.
(3) The plan set of the proposed land development shall include:
(a) A cover page for the drawing set, which shall contain:
[1] The proposed name of the land development and the date the plan was prepared.
[2] The location by township, county and state.
[3] The names and addresses of the developer/owner and principal engineer(s) and/or architects and/or surveyor(s) and/or landscape architect(s).
[4] A vicinity map, which shows the tract proposed for development shown on a current Township Zoning Map. The vicinity map shall cover approximately 1/2 square mile surrounding the proposed development. The site proposed for development shall be indicated.
[5] A sheet index of all plans in the plan set.
(b) The land development plan, which shall contain:
[2] The proposed name of the land development.
[3] The location by township, county and state.
[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape architect(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 developed 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 front yard building setback line and the locations of any proposed structures, buildings and parking areas.
[10] The parcels of land intended to be dedicated or reserved for public use or to be reserved by covenant for the use of the occupants of the land development.
[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] The location, widths, and names of all existing recorded streets and roads touching the development (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 and parking areas.
[19] The names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed development.
[20] The site data information, which shall include:
[a] The gross area of the parcel.
[b] The gross area of common open space.
[c] The net area of common open space.
[d] The percentage of the parcel to be provided as common open space.
(c) The schematic elevations of all facades of all proposed buildings, schematic floor plans, and descriptions of all primary building materials proposed.
(d) The grading and utility plan, which shall contain:
[2] The proposed name of the land development.
[3] The location by township, county and state.
[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyors and/or landscape 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 developed indicated by a heavy line and the total acreage.
[7] The location, widths, and names of all existing recorded streets and roads touching the development (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, 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 development.
[20] The layout of streets and parking areas, 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.
[21] The proposed development 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 and the locations of any proposed structures, buildings and parking areas.
[22] The parcels of land intended to be dedicated or reserved for public use or to be reserved by covenant for occupants of the land development.
[23] The approximate final grade percentages of all proposed streets and parking areas.
[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 natural features.
[26] The required setback as required by the applicable development standards of the Township and other applicable regulations for all watercourses, floodplains, wetlands, etc.
(e) Resource inventory mapping, prepared to the standards as set forth in the development standards and Chapter
84, Zoning, which shall contain:
[2] The proposed name of the land development.
[3] The location by township, county and state.
[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyors and/or landscape 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 developed indicated by a heavy line and the total acreage.
[7] The location, widths, and names of all existing recorded streets and roads touching the development (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 development, 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% 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 development.
[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.
[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.
(f) The preliminary erosion and sedimentation plan and preliminary stormwater control plan which shall contain:
[2] The proposed name of the land development.
[3] The location by township, county and state.
[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape 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 developed indicated by a heavy line and the total acreage.
[7] The location, widths, and names of all existing recorded streets and roads touching the development (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 development.
[20] The layout of streets and parking areas, including proposed names and widths of proposed streets.
[21] The proposed development 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 and the locations of any proposed structures, buildings and parking areas.
[22] The parcels of land intended to be dedicated or reserved for public use or to be reserved by covenant for the occupants of the land development.
[23] The approximate final grade percentages of all proposed streets and parking areas.
[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 the development construction.
[31] The legend that clearly indicates the soil erosion and sedimentation control measures that will be implemented during construction of the development.
[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, which shall be prepared in accordance with the Township of Pine Code.
(g) The landscaping/recreation plan, which shall contain:
[2] The proposed name of the land development.
[3] The location by township, county and state.
[4] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape 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 developed indicated by a heavy line and the total acreage.
[7] The location, widths, and names of all existing recorded streets and roads touching the development (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 names and addresses of the current owners of contiguous property, together with all boundaries, which intersect the boundaries of the proposed development.
[22] The layout of streets and parking areas, including proposed names and widths of proposed streets.
[23] The proposed development 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 and the locations of any proposed structures, buildings and parking areas.
[24] The parcels of land intended to be dedicated for public use within the land development. Such land shall conform with Chapter
84, Zoning, and the Township's adopted 1992 Recreation, Park and Open Space Plan.
[25] The approximate final grade percentages of all proposed streets and parking areas.
[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 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 all recreation areas, including a detail of the proposed location and design of the recreation area and facilities at a scale to sufficiently show the type of recreation area and facilities proposed. The recreation area and facilities shall be in accordance with the recreation requirements of Chapter
84, Zoning, the provisions of which are hereby incorporated herein by reference, and shall also be in conformity with the Township's adopted 1992 Recreation, Park and Open Space Plan, as amended, which plan is also so incorporated herein by reference.
[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 specifications for construction of walks, sidewalks and trails, as per the Township's 1992 Park Recreation and Open Space Plan, as amended, and the parks and recreation requirements outlined in Chapter
84, Zoning.
[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 found in Chapter
84, Zoning.
[32] The location of any proposed common open space, together with the proposed ownership and maintenance arrangements for such common open space.
[33] The location and dimensions of entrances, common areas, parking facilities, signs, 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 also be shown to be prepared in accordance with the Township of Pine Code Chapter
84, Zoning.
(h) The plan narrative, which shall contain:
[1] The proposed name of the land development.
[2] The location by township, county and state.
[3] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape 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 statement outlining the proposed use of all building lots and proposed structures.
[6] A list of proposed street numbers referenced by lot numbers.
[7] A statement of the proposed business or industry.
[8] Any requested waivers or variances from the Township regulations otherwise applicable to the subject property, with statements concerning the granting of the requested waivers or variances as to why the granting of the waivers or variances are necessary and in the public interest. A schedule, where development is to be phased over a period of years, showing proposed times for the filing of applications for approval for each phase of the proposed development plan and estimates of construction times for each phase.
(i) The preliminary engineering and environmental impact statement, which shall contain:
[1] The proposed name of the land development.
[2] The location by township, county and state.
[3] The names and addresses of the developer(s)/owner(s) and principal engineer(s) and/or architect(s) and/or surveyor(s) and/or landscape 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.
[8] The geotechnical report prepared by a Soils Engineer, in accordance with §
84-125 of the Township of Pine Code.
[9] The proposed covenants to be imposed upon the use of the land, buildings, and structures.
[10] The Environmental Advisory Council report and the Parks and Recreation Committee report of their preapplication review findings as required by this chapter.
[11] The wetland delineation report prepared by an environmental professional, in accordance with the Federal Manual of Identifying and Delineating Jurisdictional Wetlands, of January 10, 1989.
[12] The stormwater management report prepared by an engineer, in accordance with the Township of Pine Code.
[13] The traffic report prepared in accordance this chapter.
[14] Supplementary plans and data as follows shall be required for land development plans in excess of 10 acres:
[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; and a preliminary environmental impact statement.
[b] Proposed covenants and restrictions.
[c] Evidence of a source of water supply.
[d] A statement outlining the method to be used and provisions to be made for sewage disposal, surface and other drainage and flood control.
[e] If zoning charges are contemplated by the applicant, the proposed zoning must be outlined.
(j) 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 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. The plan shall be approved by the Allegheny County Conservation District.
[4] A landscaping plan showing compliance with the buffer yard, landscaping and vegetation preservation requirements of Chapter
84, Zoning.
[5] 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 the Township of Pine Code.
D. Proposed land developments, which are of such a size that allows one or more of the above plan requirements to be clearly shown on the same sheet, may be combined.
E. Preliminary approval or denial of such preliminary land development plans, whichever shall be warranted, shall be given by the governing body in conformity with the procedures set forth in Section 508 of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10508.