A.
Prior to filing an application for preliminary approval, the prospective
applicant shall contact the Township Zoning Officer to obtain copies
of ordinances and information about application procedures and to
obtain the proper application forms for processing a proposed subdivision
or land development.
B.
The prospective applicant shall appear before the Planning Commission
for a preapplication conference to discuss the applicable regulations
governing subdivision and/or development of the property and the feasibility
and timing of the application. In order to assist the Planning Commission
in understanding the proposed subdivision or land development, a prospective
applicant may submit a sketch plan prepared at a minimum scale of
one inch equals 100 feet on drawings with dimensions not exceeding
24 inches by 36 inches which contains enough detail to show the following
information:
(1)
Existing structures on the site.
(2)
Existing zoning classification of property.
(3)
Adjacent land uses.
(4)
Proposed streets.
(5)
Existing and proposed contours.
(6)
North arrow, scale and location map.
(7)
Legend showing the number of lots, total site acreage and minimum
lot areas and lot width.
(8)
Feasibility of providing utilities.
(9)
Feasibility of providing stormwater retention.
C.
The prospective applicant shall be present to make a brief presentation
describing the site, the sketch plan, if any, and the general nature
of the anticipated subdivision or land development.
D.
No fee shall be charged for a preapplication conference. Voluntary
submission of a sketch plan by a potential applicant for discussion
at a preapplication conference shall not constitute filing of an official
application for approval of a subdivision or land development, and
the preapplication conference shall not result in the approval or
disapproval of the sketch plan. This opportunity is afforded to prospective
applicants to obtain information and guidance before entering into
binding commitments or incurring substantial expenses for plan preparation.
A.
The applicant shall file 12 copies of an application for preliminary
approval with the Township Zoning Officer, using a form provided by
the Township. Subdivisions containing more than 50 lots and land developments
on sites containing more than 10 acres shall be submitted at least
30 working days prior to the regular meeting of the Planning Commission.
All other subdivision and land development applications shall be submitted
at least 10 working days and not sooner than 20 working days prior
to the regular meeting of the Planning Commission.
B.
The preliminary application shall not be considered to be complete and properly filed unless and until all items required by § 250-11 of this chapter, including the application fee, have been received.
C.
Upon receipt, copies of the application shall be distributed to each
member of the Planning Commission and to the Township Engineer and
the Township Solicitor for review. The Township Zoning Officer shall
submit one copy of the application to the Allegheny County Planning
Department for review and comment within five days of receipt. Copies
also may be referred to any other appropriate review agency at the
request of the Planning Commission.
D.
Subdivision plans which propose 20 or more single-family lots and
all land developments which propose multifamily developments containing
10 or more dwelling units or any nonresidential development shall
be referred to the Township Traffic Engineer for review. The costs
of such review shall be borne by the applicant.
E.
The Township Zoning Officer shall review the application for completeness in accordance with the requirements of § 250-11 of this chapter. If an application is found to be incomplete, the Zoning Officer shall notify the applicant, in writing, citing the specific deficiencies and the specific requirements of this chapter which have not been met. If the Zoning Officer determines that the deficiencies are substantial enough to warrant resubmission, the Zoning Officer shall return the application to the applicant for resubmission, subject to compliance with the time deadline for filing for the next regular meeting of the Planning Commission.
A.
All applications. All applications for preliminary approval of a
subdivision and/or land development shall include the following:
(1)
Completed application form supplied by the Township.
(3)
Twelve copies of a preliminary plat, containing the following information:
(a)
A written legal description of the property, including metes
and bounds.
(b)
A boundary survey by a registered professional surveyor and
topographical survey of the total proposed subdivision by a registered
engineer or registered surveyor. If the developer intends to develop
a tract of land in phases, the preliminary plat must include the total
tract.
(c)
The proposed name of the subdivision or land development.
(d)
The name, address, certification and seal of the registered
engineer or registered surveyor who prepared the plat and the registered
surveyor who did the survey shown on the plat.
(e)
The names and addresses of the developer and, if the developer
is not the landowner, the names and addresses of the landowner.
(f)
The names of all adjoining property owners.
(g)
The proposed street layout in the subdivision, indicating whether
the streets are proposed to be public or private.
(h)
The layout of lots (showing scaled dimensions), lot numbers
and the area of lots in square feet.
(i)
Parcels of land proposed to be reserved for schools, parks,
playgrounds or other public, semipublic or community purposes.
(j)
The legend and notes.
(k)
Front building lines.
(l)
The graphic scale, North point and date.
(m)
A location map showing the plan name and location, major existing
thoroughfares related to the site, including the distance therefrom,
title, graphic scale and North point.
(n)
Existing and proposed contours at intervals of elevation of
not more than five feet where the slope is 10% and at intervals of
not more than two feet where the slope is 10% or less.
(o)
Existing streets and rights-of-way on or adjoining the site,
including dedicated widths, roadway widths, approximate gradients,
types and widths of pavements, curbs, sidewalks and other pertinent
data.
(p)
Existing and proposed easements, locations, widths and purposes.
(q)
Proposed public improvements. The size of each should be shown
and the location of or distance to each existing utility indicated.
(r)
The existing platting of land adjacent to the site. All existing
buildings, sewers, water mains, culverts, petroleum or high-pressure
gas lines and fire hydrants on or within 200 feet of the site shall
be shown.
(s)
Tabulation of site data, including total acreage of land to
be subdivided, the number of residential lots, typical and minimum
lot sizes, the acreage in the subdivision or land development and
the acreage in any proposed recreation or other public areas.
(t)
Existing watercourses, wetlands, tree masses, unique habitat
or vegetation areas and other significant natural features.
(u)
Plans for the management of stormwater.
(v)
Areas subject to periodic flooding, as identified on the current
Official Map for the Township issued by the Federal Insurance Administration.
B.
Additional requirements for land developments. For all applications
which propose a land development, as defined herein, for multifamily
housing containing 10 or more dwelling units or for any nonresidential
purpose, the following information also shall be required to be submitted
as part of the preliminary application:
(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 U.S. 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[1] 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.
[1]
Editor's Note: See 35 P.S. § 691.1.
(4)
A report evaluating the impact of the development on existing off-site
public facilities and utilities, including, but not limited to, storm
sewers, sanitary sewers, parks and schools.
(5)
A landscaping plan showing compliance with all applicable buffer
area and landscaping requirements of the Township Zoning Ordinance.
(6)
Twelve copies of a land development plan, as defined by this chapter,
which includes the following information:
(a)
The zoning classification of the area to be subdivided and/or
developed.
(b)
The proposed use, location, area, height and bulk of all existing
and proposed structures and dimensions of all yards.
(c)
The layout of parking areas and a computation of the number
of parking spaces to be provided.
(d)
Patterns of pedestrian and vehicular circulation on the site,
ingress, egress and circulation into and out of the site.
(e)
Location, size and specifications for private improvements such
as streets, curbs, sidewalks, driveways, parking areas, landscaping
strips or planters, wheelstops and the like.
(f)
Location, size and specifications for public improvements, if
any.
(g)
Location and specifications for lighting of parking areas and
walkways.
(h)
The location and types of proposed landscaping materials.
(i)
Dates of preparation and revision to the plan.
(j)
Evidence of preparation by a registered engineer.
A.
General procedure.
(1)
After a preliminary application has been approved by the Board of
Commissioners, the developer may proceed by filing either of the following
types of application:
(a)
A final application without final plat approval, whereupon required
improvements are installed prior to a request for final plat approval;
or
(b)
A final application, including final plat approval, together
with the completion bond to guarantee proper installation of required
improvements in the plan.
(2)
In either case, the applicant shall submit eight copies of the final
application to the Township at least 10 working days, but no sooner
than 20 working days, prior to the regular meeting of the Planning
Commission. A copy of the approved preliminary plan shall accompany
the final application.
(3)
Upon receipt, copies of the application shall be distributed to the
Township Engineer, members of the Planning Commission and the Chairman
of the Board of Commissioners.
B.
Final application including final plat approval. A final application shall not be considered to be complete and properly filed unless and until all items required by § 250-13 of this chapter, including the application fee, have been received.
C.
Final applications without final plat approval. In the case of a final application which does not include final plat approval, the completion bond required by § 250-13I shall not be required; however, all other materials required to complete a final application, including the final plat required by § 250-13K, shall be submitted. The application fee shall be submitted at the time of filing the final application without plan approval and additional fees shall not be charged at the time of the request for final plat approval, if the request for final plat approval is submitted within 12 months of the date of submission of the final application without plat approval.
All applications for final approval of a subdivision and/or
land development shall include the following:
A.
Completed application form supplied by the Township.
D.
One copy of the approved preliminary plat.
E.
Construction plans for public improvements prepared by a registered
engineer drawn at a minimum scale of one inch equals 50 feet on sheets
measuring 24 inches by 36 inches, showing the following:
(1)
Conformity with the design standards specified in Article VIII of this chapter and all applicable standards of the Township Public Improvements Code.
(2)
Plan and profile drawings of each street in the plan and at least
200 feet beyond the limits of the plan.
(3)
Cross sections at intervals not to exceed 50 feet and extending 50
feet on each side of the street center line or 25 feet outside of
the street right-of-way, whichever is greater.
(4)
All drainage easements over private property.
(5)
The location of all necessary sewers, manholes and catch basins.
(6)
The top and invert elevation of each inlet and manhole, together
with the grade and material of construction of each storm sewer line.
(7)
The grade line, distance and pipe size of each line in the storm
drainage system within the plan and any storm drainage system immediately
adjacent thereto.
(8)
All pipe sizes and distances shown by plan and profile.
(9)
Sanitary sewers, showing the top and invert elevations of manholes
together with the grade and material of construction of each sewer
line, approved by the Municipal Authority of the Township of Robinson
(MATR).
(10)
Waterlines and material of construction, approved by the Municipal
Authority of the Township of Robinson (MATR).
F.
Areas set aside for underground utilities, including, but not limited
to, electric, telephone, cable TV and natural gas.
G.
Stormwater management plan, including computations.
H.
Erosion and sedimentation control plan as filed with the Soil Conservation
Service (SCS), including a copy of the transmittal letter and evidence
of SCS approval.
J.
Final covenants and restrictions applicable to the plan, if any.
K.
Final plat in accurate and final form for recording which clearly
delineates the following:
(1)
Accurate boundary lines, with dimensions and bearings.
(2)
Accurate locations of all existing and recorded streets intersecting
the boundaries of the tract of land described in the final plat.
(3)
Street names.
(4)
Complete curve data for all curves included in the final plat, including
radius, arc length, chord bearing and chord distance. Lines which
join these curves that are nonradial or nontangential should be so
noted.
(5)
Street lines with accurate dimensions in feet and hundredths of feet.
(6)
Lot numbers, dimensions and area in square feet.
(7)
Easements for public improvements and any limitations on such easements.
(8)
Accurate dimensions of any property to be reserved for public, semipublic
or community use.
(9)
Location, type and size of all concrete monuments and lot markers in accordance with the requirements of § 250-38 of this chapter and an indication of whether they were found or set.
(10)
The name of the subdivision or land development.
(11)
The names and addresses of the developer, and, if the developer
is not the landowner, the names and addresses of the landowner.
(12)
The North point, graphic scale and date.
(14)
Certification by a registered professional engineer regarding
compliance with all engineering requirements of this chapter.
(15)
Certification clause, as required by Allegheny County Planning
Commission, regarding the dedication of streets and other property.
(16)
A place on the plat for approval by the Planning Commission,
the Board of Commissioners, the Township Engineer and the County Planning
Commission.
(17)
Final building lines.
(18)
If applicable, a notation on the plat that access to a state
highway shall only be authorized by a highway occupancy permit issued
by the Pennsylvania Department of Transportation under § 420
of the State Highway Law (P.L. 1242, No. 428 of June 1, 1945).
