Borough of West Homestead, PA APPLICATION INFORMATION

A brief narrative describing the proposed project.

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.

Name, address, and phone number of the owner of record, developer, and applicant.

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.

North arrow and graphic scale.

Site location map, taken from a USGS quadrangle map. The location map shall be at scale and of size sufficient to show clearly where the project is. Include quadrangle sheet name.

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.

Existing platting of land adjacent to the site, and the names of any adjacent land owners not in a previously recorded plan.

Schedule of zoning district requirements, including area and bulk regulations, density, coverage, and building and yard requirements. Show zoning of all adjacent land.

List any variances or other zoning approvals which are being requested or which have been granted by the municipality.

List, with supporting evidence for the request, any modifications or waivers of subdivision and land development regulations that are requested.

Existing Conditions.

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.

Steep slopes, with categories of slope delineated as follows:

Twenty-five percent to 40%.

Greater than 40%.

Soils. Identify soil series as shown in the Soil Survey of West Homestead Borough. Plot soil limit lines on the base map.

Regulated waters of the Commonwealth and required set-back as defined in Title 25. Environmental Resources, Chapter 105, Dam Safety and Waterway Management. 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.

General Vegetative Cover. Provide a brief description of the general vegetative cover of the site (meadows, wetlands, wooded, etc.). Show location of any woodlands or groves in accordance with § 22-202 (definition of "woodland.") Show location, size and species all trees over 24 inches diameter at breast height within the limit of disturbance and to 30 feet beyond.

Significant natural features, including plant and wildlife habitat areas for rare or endangered species, wetlands, or any other natural features identified in the West Homestead Borough Natural Heritage Inventory.

Potentially hazardous features, including quarry sites, surface and subsurface mines, undermined areas, underground fires, solid waste disposal sites, contaminated areas, and landslide-prone areas. Show approximate location and cite source information.

Significant cultural features, including cemeteries, burial sites, archeological sites, historic buildings, structures, plaques, markers, or monuments. Show approximate location and cite source information.

Existing structures. Show approximate location and type. If an existing structure is proposed to be demolished, show clearly on the plans.

Existing streets, roads, alleys, driveways, or other means of access located on or within 200 feet of the site. Show location, name, jurisdiction of ownership, width of right-of-way or easement, width and condition of pavement, and grades.

Existing utilities, including any related easements or rights-of-way. Show 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 approximate location and cite source information.

(14)

Public water supply wells; wellhead protection areas as per § 20-202, definition of "wellhead protection area"; riverain raw water intakes within 2,000 feet of the proposed development.

Proposed Conditions. For all proposed subdivisions and land developments the following information shall be provided:

Tabulation of site data, including total acreage of land to be subdivided, number of lots, proposed density, number of dwelling units, and acreage of any proposed open space or other public/common areas. For non-residential developments show the total square footage of all proposed buildings, percent lot coverage, the number of parking spaces required, and the number provided.

All required yards and building setback lines. Show any required buffer yards.

Proposed streets. Show location, width of cartway and right-of-way. Provide center line profiles for all proposed streets or any existing streets to be improved.

Proposed lot layout. Show lot widths and lot lines in scaled dimensions, and lot areas in square feet. Show proposed lot numbers.

Proposed buildings, parking areas, access drives, driveways, and any other significant features. (NOTE: this provision applies on to industrial, commercial and multifamily buildings).

Proposed utilities and related easements. Show points of connection to existing utilities.

Proposed pedestrian and bicycle circulation routes, including any easements or rights-of-way.

Proposed public or semipublic areas, reserved areas, open space areas, and any related conditions or restrictions.

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:

Approximate finished floor elevations of proposed buildings.

Approximate grades on all handicapped parking spaces and related access routes.

(c)

Approximate quantity of total excavation in cubic yards. Show approximate location of cut and fill areas and limit of disturbance. Indicate whether or not the earthwork is expected to balance on-site.

Stormwater management report, which shall include the following information:

Name of the watershed (drainage basin) in which the proposed development is located.

Map taken from the USGS quadrangle sheet, showing watershed draining to project site. Map shall be at scale. Show name of quadrangle sheet and north point. Show area of watershed in acres. Highlight any potential DEP regulated encroachments.

(c)

Method and standards used in design of stormwater management facilities (i.e., Rational, TR-55, other).

(d)

Preliminary calculations, including pre- and post-development run-off, release rate percentage, basin storage volumes, and stormwater routing.

(e)

Approximate layout of any proposed detention basins, storage tanks, sumps, outlet structures, inlets, manholes, piping, swales, or rip-rap.

Preliminary soil erosion and sedimentation pollution control plan, prepared in accordance with the latest edition of the Erosion and Sedimentation Pollution Control Program Manual, developed by the Pennsylvania Department of Environmental Protection.

(12)

Landscape plan, including the names, sizes, quantities, and approximate location of all proposed plant materials.

Other Required Information.

Traffic Impact Study. 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.

Geotechnical Report. Where the site proposed for development contains land-slide 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.

Subsidence Risk Assessment. Where evidence exists that sub-surface 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.

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.

Sewage Facilities Planning Module. A copy of the completed 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.

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.

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.

§ 22-403 Final Plan Application Requirements.

[Ord. 571, 3/10/1998, § 4.3; as amended by Ord. 623, 2/14/2006]

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 copy of the approved preliminary plan.

Final plat, in accurate and final form for recording. The final plat shall include the following:

Title block, placed in the lower right hand corner and containing the following information:

The name and location of the subdivision or land development, the plan date, and the date of any revisions.

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 plat.

(e)

Sheet number, north arrow, and graphic scale.

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 3.

Complete curve data for all curves included in the final plat, including radius, arc length, chord bearing and chord distance.

Location, type, and size of all monuments and lot line markers. State whether found, set, or to be set.

Approved street names and street right-of-way widths.

Lot numbers, lot dimensions, lot areas in square feet, and building setback lines.

Tabulation of area data, including lots, parcels, units, areas dedicated for rights-of-way, etc., and total plan area.

Lot and block or tax map parcel numbers.

Easements and rights-of-way for all public and private improvements, including widths, purposes, and limitations, if any.

Accurate dimensions, acreage, and purpose of any property to be reserved as public or common open space.

Platting of adjacent property and the names of the adjacent property owners.

(12)

Site location map, prepared in accordance with § 22-402, Subsection 1A(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 2 of this chapter and the Allegheny County Office of the Recorder of Deeds.

(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 § 420 of the Act of June 1, 1945, known as the "State Highway Law."

(18)

Notation on the plan of any modifications or waivers granted to the provisions of this chapter.

Land Development Plans. In addition to the above final requirements, land development plans shall include the following information:

Final site plan including building locations, parking areas, roads and access drives, landscaping and bufferyards.

Final grading plan, as per § 22-503 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.

Final stormwater management plan, as per § 22-515, including all final calculations.

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.

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:

Conformity with the design standards specified in Part 5 of this chapter.

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.

At least three cross-sections at intervals no greater than 100 feet, 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.

The location of all existing and proposed sanitary sewers, storm sewers, manholes, catch basins, and end walls within the site, and all necessary extensions thereof beyond the site.

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.

By profile, all pipe sizes, materials, distances, and grades; and top and invert elevations of all manholes, catch basins, and end walls. Show existing and proposed ground.

All construction details for stormwater detention facilities, including any intake control structures, discharge control structures, underground storage tanks, sumps, and stormwater detention basins.

The locations of all other existing and proposed utilities including gas, water, fire hydrants, electric, telephone, and cable TV.

All easements and rights-of-way for public improvements.

Permits and Approvals. The applicant shall submit certified copies of all permits and approvals required by applicable federal and state laws and county and Borough codes and regulations, including without limitation the following:

Allegheny County Conservation District adequacies and permits.

Federal Aviation Administration and PennDOT Bureau of Aviation approvals where required.

Pennsylvania Department of Environmental Protection sewage facilities permits, general permit, wetland encroachment permits, stream encroachment/obstruction permits, etc.

Borough of West Homestead and Commonwealth of Pennsylvania permits for any proposed roads or driveways.

Water supply certification as required by § 22-513, Subsection 2C.

§ 22-404 Division of Residential Structures Plan Application Requirements.

[Ord. 571, 3/10/1998; as added by Ord. 631, 3/13/2007, § 1]

Application Content. All applications submitted for approval of the division of residential structures shall include, in accurate and final form, the following:

Completed application form obtainable from the Borough Secretary.

Survey of the subject property prepared by a professional land surveyor showing the following:

Boundary of the property, with bearings and distances.

Location of existing structures on the subject property.

Area, in square feet, of the subject property.

Location of all exterior walks, steps, stairs, retaining walls, and other features as may be necessary.

Elevations at significant locations, including sidewalk and/or street in front of the structure, floor elevations.

Contours.

Floor plans for basement, each floor and finished attic, if any. Floor plans shall provide accurate dimensions, locations of stairways between floors and building exits.

Photographs of the front, rear, and sides of the subject structure and buildings to either side.

The following reports:

Property inspection report. Prior to making application, the applicant shall have requested and received a property inspection report prepared by the Borough Building Code Official.

Mold report, prepared by an independent inspector, Including recommendations for mitigating any found deleterious conditions.