The plat requirements and application procedures
shall be followed by developers as set forth herein and shall be submitted
to the Planning Commission for review prior to consideration by Borough
Council.
A.
Prior to the filing of an application for approval
of a preliminary subdivision plat, the developer may submit the following
plans and data to the Planning Commission.
(1)
General information. Describe existing covenants,
land characteristics, community facilities and utilities, the number
of lots and sizes, business areas, playgrounds, utilities and street
improvements.
(2)
Location map. Map showing relationship of the proposed
subdivision to existing community facilities which serve or influence
it and existing facilities, title, scale and north arrow.
(3)
Sketch plan. Sketch plan at a scale of one inch equals
100 feet or larger showing in simple sketch form the proposed layout
of streets, lots and other features in relation to existing conditions,
including the following information, if available:
(a)
Deed and/or property survey.
(b)
Tax parcel map showing the property and surrounding
properties.
(c)
U.S.G.S. Quadrangle Map showing natural features
and topography of the site and surrounding areas.
(d)
National Flood Insurance Administration (NFIA)
Flood Hazard Boundary Maps showing the property's location.
(e)
Natural Resources Conservation Service Maps
of soil types.
(f)
U.S. Bureau of Mines coal mine maps.
B.
The preapplication conference is voluntary and no
formal application or fee is required. This opportunity is afforded
to the applicant or his representative to obtain information and guidance
before entering into binding commitments or incurring substantial
expenses for plan preparation.
C.
A preapplication conference shall not constitute formal
filing of any application for approval of a subdivision or land development,
shall not bind the Planning Commission to recommend approval any concept
presented in the preapplication conference and shall not protect the
application from any subsequent changes in ordinance provisions that
may affect the proposed development between the date of the preapplication
conference and the official date of filing of an application for preliminary
approval of a subdivision or land development under the terms of this
chapter.
A.
Preliminary subdivision plat application. The developer
shall prepare and submit to the Borough Secretary at least 15 business
days prior to the regular monthly meeting of the Planning Commission,
seven copies of the preliminary subdivision plat of the total land
to be ultimately developed for review by the Planning Commission according
to the requirements and standards contained herein. Upon receipt of
the plat, the Borough Secretary shall forward a copy to Borough Council
and to the Allegheny County Department of Economic Development for
review and recommendation at least 30 days prior to the regular meeting
of Borough Council.
B.
Application fee. At the time of filing an application
for preliminary subdivision plat approval the developer shall pay
to the application filing and review fees set by resolution of Borough
Council to defray the cost of processing of such plat approval applications
and for payment to consultants hired by the Borough to conduct reviews
of said applications.
C.
Preliminary subdivision plat content. The preliminary
subdivision plat shall be drawn at a scale of 100 feet to the inch
or greater and shall show or be accompanied by the following information.
All information required shall be supplied to the extent and in the
manner required by the Borough Engineer:
(1)
Names and addresses of the owner or owners of the
property.
(2)
Name of the subdivision to be recorded.
(3)
North point, scale and date.
(4)
Name of the professional land surveyor who surveyed
the property and prepared the plat.
(5)
Contours at vertical intervals of two feet, or in
the case of relatively level tracts, at such lesser interval as may
be necessary for satisfactory study and planning of the tract.
(6)
U.S.G.S. datum to which contour elevations refer.
Where reasonably practicable, data shall refer to known, established
elevations.
(7)
All existing watercourses, wetlands, banks, tree masses,
and other significant natural features.
(8)
Any floodplain, flood hazard area, flood-prone area
as established by the Federal Emergency Management Agency.
(9)
Location and size of all existing buildings, location,
size and invert elevation of all sanitary and stormwater sewers, and
location of all manholes, inlets, culverts and bridges; water mains,
gas mains, fire hydrants, telephone conduit lines, electric power
transmission line, petroleum or petroleum products lines, and other
significant man-made features.
(10)
All existing streets located on or adjacent
to the tract, including name, right-of-way widths and cartway width
and type of improvement materials used on the cartway.
(11)
All existing property lines, easements and rights-of-way
and the purpose for which the easements or rights-of-way have been
established.
(12)
Location and width of all proposed streets,
alleys, rights-of-way and easements, proposed lot lines with approximate
dimensions, proposed minimum set backs, public buildings, public areas
and parcels of land proposed to be dedicated or reserved for public
use.
(13)
The names of owners of all abutting unplatted
land and the names of all abutting subdivisions.
(14)
Where the preliminary plat covers only a part
of the developer's entire holding, a sketch shall be submitted of
the prospective street and lot layout of the remainder of the land.
(15)
A plan of the proposed public water distribution
system for review and approval by the water company.
(16)
A plan of the proposed sanitary sewer collection
system or treatment facilities when proposed will be required for
review and approval of the appropriate authority.
(17)
Where on lot sewage disposal systems are proposed,
the developer or owner shall submit a completed Department of Environmental
Protection Sewage Facilities Planning Module in accordance with the
requirements of the Pennsylvania Sewage Facilities Act (Act 537),
as amended.
(18)
Preliminary plat shall identify the zoning district,
in which the property is located and show the zoning boundaries, if
any, that traverse or are within 300 feet of the area covered by the
plan.
(19)
A tabulation of applicable zoning requirements
for the district in which the property is located, indicating whether
the proposed plan meets or exceeds the requirements.
(20)
Such street extensions or spurs as are reasonably
necessary to provide adequate street connections and facilities to
adjoining or contiguous developed or undeveloped areas.
(21)
Subsurface conditions (whether undermined, etc.)
of the tract to be subdivided or proposed to be developed.
(22)
Profiles showing existing ground and proposed
center line grades of streets and storm and sanitary sewers.
(23)
Typical cross sections of roadways showing cartways,
water, sanitary and stormwater sewers, gas, electric and telephone
utilities, and sidewalks.
(24)
Such additional information as may be required
by the Planning Commission, Borough Council, Borough Engineer, Zoning
Officer, or Sewage Enforcement Officer in order to more fully evaluate
the proposed subdivision and its effect on adjacent property or the
Borough as a whole.
(25)
A utility plan showing the approximate location
and size of the proposed gas, electric, telephone and cable television
systems with written approval from the appropriate utility company.
(27)
A plan, calculations and narrative for the collection,
management and discharge of all stormwater. The developer shall further
provide all information and plans necessary to indicate that the existing
off-lot watercourse and drainage system is adequate to accommodate
the stormwater resulting from the proposed subdivision or a plan for
improving the off-lot drainage system to meet the demand. Plans and
reports shall be prepared in accordance with Borough policy, guidelines
and the Pennsylvania Stormwater Management Act.
(28)
The preliminary plan shall identify location
of any proposed recreational facilities.
D.
Supplementary data required. The preliminary plan
shall be accompanied by the following supplementary data:
(1)
A plan revision module for land development as required
by the Pennsylvania Department of Environmental Protection.
(2)
Typical street cross-section drawings for all proposed
streets.
(3)
A written report from the municipal water and sewer
authority on the availability of public water and sewer service to
proposed development.
(4)
If connection to a public water or sewage system is
not proposed, a report shall be submitted, prepared in accordance
with the requirements and procedures of the Pennsylvania Department
of Environmental Protection, as to how these utilities are proposed
to be furnished.
E.
Planning Commission review and action-preliminary
subdivision applications.
(1)
The Planning Commission shall review the preliminary
plats and prepare a written report for Borough Council. The report
shall contain recommendations for approval, conditional approval or
disapproval with specific reasons for the recommended action. No report
or recommendation shall be prepared prior to receipt of the Allegheny
County Department of Economic Development's recommendation or expiration
of the thirty-day time period granted for county reviews.
(2)
Consideration of the preliminary plat shall be conducted
at the next regularly scheduled meeting of the Planning Commission
following submission of a complete and properly filed application.
(3)
At the Planning Commission meeting when considering
the preliminary plats, the developer shall be given an opportunity
to discuss any matters in the preliminary plat which might assist
the Planning Commission in making its recommendation to Borough Council.
F.
Action of Borough Council. Borough Council shall render
its decision on the preliminary plat and communicate such decision
to the developer not later than 90 days following the official date
of filing, unless the applicant agrees in writing to an extension
of time.
(1)
The decision of Borough Council shall be in writing
and shall be communicated to the applicant personally or mailed to
him at his last known address not later than 15 days following the
decision.
(2)
When the application is not approved in terms as filed,
the decision shall specify the defects found in the application and
describe the requirements which have not been met and shall, in each
case, cite the provisions of the statute or ordinance relied upon.
(3)
Failure of Borough Council to render a decision and
communicate it to the applicant within the time and in the manner
required hereinafter shall be deemed an approval of the application
in terms as presented unless the applicant has agreed in writing to
an extension of time or change in the prescribed manner of presentation
of communication of the decision, in which case, failure to meet the
extended time or change in manner of presentation of communication
shall have like effect.
(4)
Before acting on any subdivision plat, Borough Council
or the Planning Commission, as the case may be, may hold a public
hearing thereon after public notice.
G.
Nature of approval.
(1)
Approval of a preliminary plat shall not constitute approval of a final plat, unless said preliminary plat consists of a maximum of three new lots intended for development as residential uses, in which case preliminary plat approval may act as final plat approval where Borough Council and the Borough Engineer find that further review is not required. The provisions of § 187-13 shall apply to any applications herein described. In all other cases preliminary plat approval shall be an expression of approval of the layout submitted on the preliminary plat as a guide to the preparation of the final plat. Granting of preliminary approval shall not qualify a plat for recording, nor authorize development nor the issuing of any building permit, except as herein specified.
(2)
Where warranted, due to the nature of an application for subdivision approval, the Planning Commission at its sole discretion may consolidate the review processes for both preliminary plat approval, § 187-11, and final plat approval, § 187-12. Information required in § 187-12 shall be submitted for review and consideration in accordance with the time limits established in this section.
H.
Expiration of preliminary approval. Preliminary approval
shall expire automatically five years from the date of the meeting
at which Borough Council grants preliminary approval, except in the
case of a phased development which conform to the provisions of Section
508(4) of the Pennsylvania Municipalities Planning Code.[2]
[2]
Editor's Note: See 53 P.S. § 10508(4).
A.
Upon approval of the preliminary plat, the developer
shall submit an application for approval of a final plat. The application
shall be submitted to the Borough Secretary at least 15 business days
prior to a regular meeting of the Planning Commission and shall include
seven copies of the final plat.
B.
Upon receipt of the plat, the Borough Secretary shall
forward a copy to Borough Council at least 30 days prior to the regular
meeting of Borough Council. Only in the case of a final plat that
contains variations from the plan granted Preliminary Approval, the
Borough Secretary shall forward a copy of the plat to the Allegheny
County Department of Economic Development for review and recommendation
at least 30 days prior to the regular meeting of Borough Council.
(1)
Specifications for final plan. The plat submitted
for final approval shall meet the following specifications:
(a)
Evidence that the applicant is the landowner.
(b)
Certification by the owner of the tract of land
proposed to be subdivided that there are no restrictions or covenants
in place which would affect any future development or which limits
any existing development.
(c)
Shall be drawn and submitted on reproducible
Mylar.
(d)
Shall be on sheets not larger than 24 inches
by 34 inches over all. It is recommended that as far as practicable
final plat sheets be held to an overall size of either 24 inches by
34 inches or 18 inches by 24 inches. There shall be a border of 1/2
inch on all sides except the binding end which shall be 1 1/2
inches. Where necessary to avoid sheets larger than the maximum size
prescribed above, final plats shall be drawn in two or more sections
accompanied by a key diagram showing relative location of the section.
(e)
Shall be drawn with waterproof ink and all records,
data entries, statements, etc., thereon shall also be made with the
same type of ink or reproducible typing.
(f)
Shall be drawn to a scale of 100 feet to the
inch or larger; more than one sheet may be used for larger tracts
and must be indexed.
(g)
Shall contain a title block in the lower right
hand corner with the name under which the subdivision plat is to be
recorded. In addition, blocks for the following information shall
be provided:
[1]
Name of the recorded owner and developer.
[2]
Municipality in which the subdivision is located.
[3]
Name, address and seal of the registered professional
land surveyor preparing the plat.
[4]
Certificate of ownership, including name of
owner of record, deed book volume, date of instrument and date of
recording.
[5]
Beyond the boundary lines of the proposed subdivision
all final plats submitted shall be drawn according to the following:
[6]
Within the subdivision boundary lines all final
plats shall be drawn according to the following:
(2)
Application fee. At the time of filing of the application
for approval of a final subdivision plat, the developer shall pay
to the application filing and review fees set from time to time by
resolution of Borough Council to defray the cost of processing such
plat approval applications, and drafting same on the official Zoning
Map of the Borough, and for payment to consultants hired by the Borough
to conduct reviews of said applications.
(3)
Final subdivision plat content. All final plats submitted
shall show the following information:
(a)
Primary control points, or permanent monuments
or description and ties to such control points or monuments, to which
all dimensions, angles, bearings, and similar data shall be referred.
(b)
Accurate description shown by bearings and dimensions
in feet and hundredths of a foot shall be shown on all tract boundary
lines, property lines of lots, radii, arcs, cord bearings and distances.
The error of closure for all descriptions subject to approval shall
not exceed one foot in 1,000 feet.
(c)
Profile sheets of all proposed streets and improvements
with the following information:
[1]
Existing and finished profile along center line
of proposed street,
[2]
Finished grade at fifty-foot stations located
along the center line of the proposed street, all vertical curve elevations
information, length, including beginning-ending elevations, high and
low points located along said vertical curve.
[3]
Finished profile for all sanitary sewers, stormwater
sewers, and water lines with stations, identification numbers, invert
and top elevations, size and type of materials, and percent of slope
of each utility proposed.
[4]
The sight distance for all vertical curves shall
be identified on the street profiles.
(d)
Name and right-of-way width of each street or
right-of-way.
(e)
Location, dimensions and purpose of all easements
in or across the subdivision plat.
(f)
Number to identify each lot.
(g)
Purpose for which lots, other than residential,
are to be dedicated.
(h)
Building setback lines on all lots.
(i)
Location and description of survey monuments.
(j)
Names of recorded owner of adjoining platted
or unplatted land.
(k)
Certification of professional land surveyor
who prepared the plat certifying to the accuracy of the survey and
plat.
(l)
Evidence that the applicant is the landowner.
(m)
Statement by the owner dedicating the streets,
the right-of-way, easements and any lots proposed for public use.
(n)
A plan for the control of erosion and sedimentation
for review by the Allegheny County Conservation District office, as
required by the Pennsylvania Clean Streams Act or Chapter 102, Erosion
Control of the rules and regulations of the Pennsylvania Department
of Environmental Protection.
(o)
All plats which will require access to a highway
under jurisdiction of the Pennsylvania Department of Transportation
shall contain a notice that a Highway Occupancy Permit is required
pursuant to Section 420 of the Act of June 1, 1945 (P.L. 1242, No.
428), known as the State Highway Law,[1] before driveway access to a state owned right-of-way is
permitted.
[1]
Editor's Note: See 36 P.S. § 670-101
et seq.
(p)
Such other certificates, bonds, affidavits,
endorsements or dedication as may be required in the enforcement of
this chapter.
(q)
North point, scale and date.
(r)
Approvals required by county, state or federal
agencies with jurisdiction.
(4)
Planning Commission review and action: final subdivision
applications.
(a)
The Planning Commission shall review the final
subdivision plat and prepare a written report for Borough Council.
The report shall contain recommendations for approval, conditional
approval or disapproval with specific reasons for the recommended
action.
(b)
Consideration of the final plat shall be conducted
at the next regularly scheduled meeting of the Planning Commission
following submission of a complete and properly filed application.
(d)
At the Planning Commission meeting when considering
the final subdivision plat, the developer shall be given an opportunity
to discuss any matter in the final plat which might assist the Planning
Commission in making it's recommendation to Borough Council.
(5)
Action of Borough Council. Borough Council shall render
its decision on the final plat and communicate its decision to the
developer not later than 90 days following the official date of filing,
unless the applicant agrees in writing to an extension of time.
(a)
The decision of Borough Council shall be in
writing and shall be communicated to the developer personally or mailed
to him at his last known address not later than 15 days following
the decision within the ninety-day review period.
(b)
When the application is not approved as filed,
the decision shall specify the defect found in the application and
describe the requirements which have not been met and shall, in each
case, cite to the provisions of the statue or ordinance relied upon.
(c)
Failure of Borough Council to render a decision
and communicate it to the developer within the time and in the manner
required herein shall be deemed an approval of the application in
terms as presented unless the applicant has agreed in writing to an
extension of time or change in the prescribed manner of presentation
of communication of the decision, in which case, failure to meet the
extended time or manner of presentation of communication shall have
like effect.
(d)
From the time an application for approval of
a final plat is duly filed as provided in this chapter, and while
such application is pending approval or disapproval, no change or
amendment to the Zoning Ordinance, this chapter or other governing
ordinance or plan shall affect the decision on such application adversely
to the developer and the developer shall be entitled to a decision
in accordance with the provisions of the governing ordinances or plans
as they stood at the time the application was duly filed. However,
if an application is properly and finally denied, any subsequent application
shall be subject to the intervening change in governing regulations.
(e)
When an application for approval of a final
plat has been approved or approved subject to conditions acceptable
to the developer, no subsequent change or amendment to the Zoning
Ordinance, this chapter or other governing ordinance or plan shall
be applied to affect adversely the right of the developer to commence
and to complete any aspect of the approved development in accordance
with the terms of such approval within five years from such approval.
Where final approval is preceded by preliminary approval, the five-year
period shall be counted from the date of the preliminary approval.
In the case of any doubt as to the terms of a preliminary approval,
the terms shall be construed in the light of the provisions of the
governing ordinances or plans as they stood at the time when the application
for such approval was duly filed.
(f)
Before acting on any subdivision plat, Borough
Council or the Planning Commission, as the case may be, may hold a
public hearing thereon after public notice.
Plans and data involving minor subdivisions,
as defined by this chapter, shall include but not be limited to the
following:
B.
The Planning Commission shall have a period of 45 days within which to determine if a duly filed application for plat approval may be considered for final approval under this section and make recommendations to Borough Council. Action by Borough Council shall be in accordance with § 187-12B(4).
The adjustment of lot lines or other amendment, alteration or revision of a previously recorded plat, or the combination or recombination of lots or portions of previously platted lots, where the resultant lots are increased in street frontage and total area size, which meets or exceeds the standards of this chapter and the previously approved final plats, shall subject the replatted subdivision to the procedures and regulations of § 187-13, except as they may be modified on application at the sole discretion of the Planning Commission and approved by Borough Council.
A.
Land development plan review criteria. Any developer
or landowner who proposes a land development, as defined herein, shall
provide the Planning Commission with seven copies of plans as described
in this article.
B.
Conditional use. If a developer or landowner proposes
a use listed as a conditional use in the Borough's Zoning Ordinance,
which requires that a public hearing be held by Borough Council, zoning
approval shall be prerequisite to land development plan approval,
unless plans submitted meet all applicable requirements of this article,
then zoning approval and land development plan approval can be considered
simultaneously.
C.
Procedure for consideration and approval.
(1)
The developer or landowner shall submit seven copies
of the required plans to the Borough Secretary at least 15 days prior
to the regular meeting of the Planning Commission. Upon receipt, the
Borough Secretary shall submit one copy of the application to each
member of the Planning Commission, to Borough Council and to the Allegheny
County Department of Economic Development at least 30 days prior to
the next regularly scheduled meeting of Borough Council.
(2)
The regularly scheduled meeting of the Planning Commission
following submission of a complete and properly filed application
shall constitute the official date of filing and the Planning Commission
shall begin a review of said plans for conformity with this chapter.
The Planning Commission shall evaluate the physical appearance and
arrangement of the structures on the property; vehicular access and
circulation into and within the property; parking layout; pedestrian
walks; likely points of congestion or other dangerous conditions that
may be created by the proposed development on adjacent roads; stormwater
drainage systems; signs; outdoor lighting; landscaping and other features
of the proposal that may be pertinent to the public health and safety.
(3)
The Planning Commission may recommend approval, approval
with conditions, or disapproval of the proposal as presented. The
developer or landowner may make revisions as suggested by the Planning
Commission and resubmit plans to the Borough for reconsideration.
Where the reconsideration and review will extend beyond the ninety-day
period authorized, the Planning Commission or Borough Council may
request an extension of time from the applicant. Where no extension
is granted, action by Borough Council shall be taken within 90 days
of the official date of filing of the application.
(4)
Immediately after the Planning Commission has made
its recommendation or after the developer or landowner proposes no
further revisions, the plans shall be submitted to Borough Council
which shall review them at its next regular meeting along with the
Planning Commission's recommendations. Borough Council shall approve
or reject the plan or may approve it with conditions, which shall
be attached to any permit issued for any construction on the property,
within 90 days of the official date of filing. The decision shall
be in writing and shall be communicated to the applicant personally
or mailed no later than 15 days following the decision.
(5)
After final approval by Borough Council, no changes
shall be made in a plan unless a new application for Final Approval
is submitted in accordance with all applicable requirements of this
chapter. A change in sequence in the development shall require review
and approval as for any other change in the development.
D.
Phased development. In the case where development
is projected over a period of years, Borough Council may authorize
submission of final plats by sections or stages of development subject
to such requirements or guarantees as to improvements in future sections
or stages of development as it finds essential for the protection
of any finally approved section of the development.
E.
Contents of land development plan submission.
(1)
The land development plan submission shall include
seven prints at a scale not smaller than one inch equals 50 feet and
a location map at a scale of not less than one inch equals 2,000 feet
on the same sheet if desired, indicating the site in relation to major
roads and major landmarks in the vicinity.
(2)
The land development plan shall contain at least the
following information as prepared by a registered professional engineer,
surveyor, landscape architect or architect, unless otherwise specified.
Additional information may be required by the Planning Commission
at its discretion. For existing structures where only the use is changing,
design requirements of this chapter may be waived by Borough Council
upon the recommendation of the Planning Commission.
(a)
Bearings and distances of all property lines
and area of property in square feet as prepared by a registered land
surveyor;
(b)
Location of adjacent road curbs or edge of paving
and existing and proposed curb cuts;
(c)
Public sanitary sewer, water supply, stormwater
management, gas, electric, telephone, and other utility lines overhead
or underground, existing and proposed, in street rights-of-way or
in easements, inside the property or within 50 feet of a boundary;
(d)
Existing contours, slopes in excess of 25% and
proposed regrading at two-foot intervals or spot elevations 50 feet
apart in two directions over the property where there are less than
4% slopes;
(e)
Location, height and use of all existing structures
to remain and new structures, with structures to be removed shown
by a dotted outline;
(f)
Distances between all proposed structures or
additions and property lines;
(g)
Paving including access drives from adjacent
streets and parking and loading areas on the property, showing treatment
of edges, parking layout with dimensions of aisles and spaces, number
of spaces, pedestrian walkways, proposed sloping of surfaces to storm
drainage system, and devices to retard stormwater drainage;
(h)
Forested areas, as defined herein;
(i)
Proposed landscaping by type of feature (tree,
shrub, ground cover, etc.), as well as walls, fences, etc.;
(j)
Lighting plan, including standards and specifications
for poles and fixtures and a photometric plan;
(k)
Proposed signs showing elevation view and noting
height of the top of the sign above the ground below, and dimensions
of sign faces and distances from property lines;
(l)
Areas subject to soil erosion, landslide prone
soils, natural watercourses or drainageways, and wetlands;
(m)
Elevation of each wall of each proposed structure
showing architectural treatment, or, optionally, a rendered perspective
drawing of a structure showing two walls at least one facing the access
street;
(n)
The name and address of the owner, developer,
engineer and architect (if involved) with the Pennsylvania seals of
the professional preparing the surveys and drawings, together with
verification from the owner, if not the developer, that he concurs
with the plan;
(o)
North arrow, graphic scale, title and date of
submission;
(p)
Narrative describing the present and proposed
use of the property;
(s)
Certification by the owner of the tract of land
proposed to be developed that there are no restrictions or covenants
in place which would affect any future development or which limits
any existing development.
(3)
Request for additional information. Whenever it is
determined by the Planning Commission at the outset of the review
that additional information is needed in order to make an informed
recommendation related to the land development plan application, the
Planning Commission will notify the applicant of such and said information
shall be provided at the applicant's expense before the application
will be considered complete.
F.
Environmental impact statement requirement.
(1)
Where required by this subsection, seven copies of
an Environmental Impact Statement shall be submitted to the Borough
Secretary at least 15 business days prior to the regular meeting of
the Planning Commission in order for the application to be considered
complete and properly filed.
(2)
Where any of the following site characteristics are
present, the Planning Commission may require that an Environmental
Impact Statement be submitted as part of the application. Where indicated,
all information submitted shall comply with standards established
by the Pennsylvania Department of Environmental Protection.
(a)
Construction activity in undermined areas with
less than 100 feet of overburden, as designated by the Bureau of Mining
and Reclamation.
(b)
Construction activity or encroachment involving
a natural stream, watercourse or wetland.
(c)
Construction activity within a landslide-prone
area as delineated on Landslide Susceptibility Maps as maintained
by the Pennsylvania Geological Survey or as prepared by recognized
experts acceptable to the Borough Engineer.
(d)
Construction activity involving the removal
of 10,000 square feet or more of forested area, as defined by this
chapter, or construction activity involving the removal of natural
vegetation of one acre or more in area.
(e)
Construction activity within 100 feet of any
wetland.
(f)
Construction activity in identified flood-prone
areas.
(g)
Construction activity proposing the alteration
of steep slopes in excess of 25%.
G.
Environmental impact statement content. The environmental
impact statement shall contain:
(1)
A description of the project;
(3)
A list of all licenses, permits and other approvals
required by municipal, county, state and federal law and the status
of each shall be required before final consideration of the land development
plan. Where applicable, the applicant shall submit at the time of
consideration of final approval stream encroachment or relocation,
wetlands mitigation, dams or any other permit or permit waiver necessary
for construction of the development.
(4)
A list of steps proposed to minimize environmental
damage to the site and region during construction and operation. The
consideration of soil erosion, preservation of trees, protection of
watercourses, protection of air resources, and noise control are some
factors to be considered.
(5)
Where evidence exists of deep mining, strip mining,
landslide-prone soils or other geologic hazards on the site, a geologic
report by a qualified registered professional engineer whose credentials
are acceptable to the Borough 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.
(6)
The environmental impact statement shall be signed
and sealed by a professional engineer, competent in the field of concern,
i.e., a soils engineer for excavation or soils problems, a geologist
or geotechnical consultant for undermining and landslide problems,
etc.
H.
Traffic study. In the case of a subdivision or land
development that proposes 50 or more dwelling units or 50,000 or more
square feet of gross floor area of a building or buildings, a traffic
study prepared by a qualified traffic engineer detailing the nature
and extent of trip generation expected to result from the proposed
development based on the ratios and methodology contained in the current
edition of the Manuals of the Institute of Transportation engineers
(ITE). The report shall include current and projected capacities and
levels of service of all streets and intersections within 1,000 feet
of the site of the proposed development and recommendations for improvements
to the streets and/or traffic control devices necessary within the
site or on streets immediately adjacent to the site to alleviate problems
identified.
