B.
The developer, owner, agent of the developer or owner of the property
is hereby notified that they are responsible for the material submitted
for review and possible approval. The approved plan, as approved by
the Township Council, is the development plan that must be constructed
without exception. Changes to the plans must be approved, in writing,
by the Township and its Engineer.
C.
Any developer of land within the Township desiring approval of a subdivision of land, other than a planned residential development proposed under Chapter 310, Zoning, shall comply with the following procedure.
D.
Any developer of land within the Township desiring approval of a land development application not including the subdivision or consolidation of any land for any nonresidential or multifamily use which proposes the construction of any new buildings, the enlargement of an existing building, enlargement or relocation of parking spaces, access drives, signs or other permanent features of a nonresidential or multifamily site shall be subject to the Township Council approval process outlined in § 280-14. Application content and materials shall be submitted in accordance with §§ 280-15B and C, 280-17 and 280-18.
Prior to filing an application for preliminary approval, a developer
may meet with Township staff and may appear before the Planning Commission
and the Environmental Advisory Council 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. The preapplication conference with the Planning Commission
and the Environmental Advisory Council is voluntary, and no formal
application or fee is required. These opportunities are afforded to
the developer to obtain information and guidance before entering into
binding commitments or incurring substantial expenses for plan preparation.
The developer shall notify the Township at least five calendar days
prior to the regular meeting of the Planning Commission or the Environmental
Advisory Council regarding his desire to attend a preapplication conference
with the Planning Commission or the Environmental Advisory Council.
A.
An application for approval of a preliminary subdivision plan shall be submitted by the applicant to the Zoning Officer of the Township of Hampton at least 10 working days prior to the regular meeting of the Township Council. The application shall be submitted on a form provided by the Township and shall be accompanied by 20 copies of the plans required by § 280-14 below. The application also shall be accompanied by a filing fee made payable to the Township of Hampton in an amount as may be designated, from time to time, by appropriate resolution of the Council of the Township of Hampton.
B.
The preliminary subdivision application shall not be considered to be complete and properly filed unless and until all items required by § 280-14 of this chapter, as well as the application fee and the application form provided by the Township, have been received. If the plan submitted is incomplete, the Zoning Officer shall notify the applicant and shall return the filing fee and all application materials to the applicant.
In the event that the preliminary subdivision application has
been determined by the Township Zoning Officer to be complete and
suitable for further consideration, the Zoning Officer shall present
the preliminary subdivision application to the Township Council at
its next regular monthly meeting. At the regular monthly meeting,
Township Council shall accept the completed application for review
and shall formally refer it to the Planning Commission and the Environmental
Advisory Council. The period specified by the Pennsylvania Municipalities
Planning Code (Act 247, as amended) for review of the application,
90 days, shall begin from the date of the Township Council meeting
at which the application is accepted as complete and formally referred
to the Planning Commission and the Environmental Advisory Council
for review.
A.
Planning Commission review. At its next regular or special meeting following referral of the application by the Township Council to the Planning Commission, the Planning Commission shall review the application submitted to determine compliance with the requirements of this chapter and shall refer the plans to other Township departments or authorities for review, as warranted. On behalf of the Planning Commission, the Zoning Officer shall submit the plans to the Allegheny County Department of Economic Development for its comments on the proposed plat and to the Allegheny County Conservation District for its review and report on the stormwater management plan required by Chapter 266.[1]
B.
Environmental Advisory Council review. At its next regular or special
meeting following referral of the application by the Township Council
to the Environmental Advisory Council, the Environmental Advisory
Council shall review the submitted application to determine compliance
with the requirements of this chapter.
C.
Planning Commission recommendation. The Township Engineer shall submit
a report to the Planning Commission which states whether an application
complies with the requirements of this chapter and that report shall
be made a part of the record at the Planning Commission meeting. The
Planning Commission shall not make a recommendation on the application
until the report of the Township Engineer has been received. Within
60 days of the referral of the application, the Planning Commission
shall make a written recommendation to the Township Council for approval,
approval with conditions or disapproval of the preliminary application.
The recommendation of the Planning Commission shall provide reasons
for the recommendation and, in the case of a recommendation for disapproval,
shall cite the specific requirements of this chapter which have not
been met.
D.
Environmental Advisory Council recommendation. Within 60 days of
the referral of the application, the Environmental Advisory Council
shall make a written recommendation to the Township Council for approval,
approval with conditions, or disapproval of the preliminary subdivision
application. The recommendation shall provide reasons for the recommendation
and, in the case of a recommendation for disapproval, shall cite the
specific requirements of this chapter which have not been met.
E.
Township Council action. Within 90 days of the date of the regular
meeting of the Township Council at which the preliminary subdivision
application is accepted as properly filed and referred to the Planning
Commission and the Environmental Advisory Council, Township Council
shall either approve, approve with conditions, or disapprove the preliminary
subdivision application at a public meeting. The recommendations of
the Planning Commission and the Environmental Advisory Council and
the report of the Township Engineer shall be made a part of the record
at that meeting. Before acting on the preliminary subdivision application,
the Township Council may hold a public hearing regarding the application
after public notice. The public hearing, if appropriate and at the
Township Council's discretion, may be a joint hearing with the
Planning Commission. A letter indicating Township Council approval
or disapproval shall be in writing and shall be communicated to the
applicant personally or sent to the applicant by regular mail within
15 days of the date of the decision. If the preliminary subdivision
application is not approved, the Township Council shall specify the
defects found in the preliminary subdivision application and cite
the requirements of this chapter which have not been met.
F.
Failure of the Township Council to render a decision and communicate
it to the applicant within the time and in the manner described 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 change in manner of presentation or communication shall have like
effect.
G.
In the case of a preliminary subdivision application calling for the installation of improvements beyond the five-year period identified in § 280-15D, a schedule shall be filed by the developer with the preliminary subdivision application delineating all proposed sections as well as deadlines within which applications for final subdivision approval of each section are intended to be filed. Such schedule shall be updated annually by the applicant on or before the anniversary of the preliminary subdivision application approval until final subdivision approval of the final section has been granted, and any modification in the aforesaid schedule shall be subject to approval of the Township Council in its discretion. Each phase in any residential subdivision or land development, except for the last section, shall contain a minimum of 25% of the total number of dwelling units as depicted in the preliminary subdivision application, unless a lesser percentage is approved by the Township Council in its discretion. Provided that the developer has not defaulted with regard to or violated any of the conditions of the preliminary subdivision application approval, including compliance with the developer's aforesaid schedule of submission of final subdivision applications for the various sections, then the protections afforded in § 280-15D by substantially completing the improvements depicted in the final subdivision application within five years shall apply, and for any sections or sections, beyond the initial section, in which the required improvements have not been substantially completed within the five-year period, the protections in § 280-15D shall apply for an additional term or terms of three years from the date of final subdivision approval for each section. Failure of the developer to adhere to the schedule of submission of final subdivision applications for the various sections shall subject any such section to any and all changes in zoning, subdivision and other governing ordinance enacted by the municipality subsequent to the date of the initial preliminary subdivision application submission.
A.
Survey or scaled drawing. The application shall be accompanied by
a survey of the property prepared to scale. The survey shall show
existing conditions within the property, define the areas and perimeters
of the property and for at least 100 feet beyond the boundaries or
perimeters of said property, show any structures, streets, or utilities
which are planned in the proposed development. The drawing shall be
at a scale between one inch equals 30 feet and one inch equals 50
feet and shall show the following:
(1)
Preliminary plan details.
(a)
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.
(b)
Location map showing the subdivision location; major existing
thoroughfares related to the subdivision, including the distance therefrom;
title; graphic scale and North point.
(c)
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.
(d)
Schedule of zoning district regulations, including area and
bulk regulations, density, coverage and building and yard requirements,
show zoning of all adjacent land.
(e)
Existing platting of all adjacent properties where they touch
the property to be developed, with names of adjoining owners and any
Township boundaries.
(f)
North arrow, graphic scale, dates of preparation and revisions
to the plan.
(g)
Name and address of the firm that prepared the plans, and name,
address, registration number and seal of engineer, surveyor, landscape
architect, and/or architect involved in the preparation of the plans.
(h)
Name and address of the landowner of record and the name and
address of the developer, if the developer is not the landowner.
(i)
Zoning classification of the property to be subdivided or developed.
(2)
Existing conditions.
(a)
Contours, shown at two-foot vertical intervals, except where
slopes exceed 25%, which shall be at ten-foot intervals. Show existing
contours with dashed lines and number clearly. Steep slopes, 15% to
25% and greater than 25%, shall be delineated by category on the plan.
State location and elevation of datum to which contour elevations
refer. Datum used shall be a known, established bench mark. Contours
plotted from USGS quadrangle maps shall not be acceptable.
(c)
Soils. Identify soils series as shown in the Soil Survey of
Allegheny County. Plot soil limit lines on the base map.
(d)
Regulated waters of the commonwealth and required setback as defined in Title 25, Environmental Protection, 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.
(e)
General vegetative cover. Provide a brief description of the general vegetative cover of the site (meadows, wetlands, wooded, etc.). Show approximate location of any woodlands or groves, as provided in § 310-61F. Show number, species, size and approximate location of all trees with a DBH of 24 inches and over that are proposed to be disturbed.[1]
(f)
Significant natural features, including plant and wildlife habitat
areas for rare or endangered species, wetlands, or any other natural
feature identified in the Allegheny County Natural Heritage Inventory.
(g)
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.
(h)
Significant cultural features, including cemeteries, burial
sites, archeological sites, historic buildings, structures, plaques,
markers, or monuments. Show approximate location and cite source information.
(i)
Existing structures and other significant man-made features.
Show approximate location and type. If an existing structure is proposed
to be demolished, show clearly on the plans.
(j)
Existing streets, roads, alleys, driveways, or other means of
access located on or within 100 feet of the site. Include name, jurisdiction
of ownership, width and location of right-of-way and existing grades.
(k)
Existing utilities (sewers, water, gas, etc.), including any
related easements or rights-of-way. Show approximate location. Identify
purpose and ownership.
(l)
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.
(3)
Proposed conditions.
(a)
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 nonresidential and multifamily developments show the total
square footage of all proposed buildings, percent lot coverage, the
number of parking spaces required, and the number provided.
(b)
All required yards and building setback lines. Show any required
buffer yards.
(c)
Proposed streets. Show location, width of cartway and right-of-way.
Show sidewalks and connection to existing streets. Provide center-line
profiles for all proposed streets or any existing streets to be improved,
indicating grades of each segment and relationship to existing topography.
(d)
Proposed lot layout. Show lot widths and lot lines in scaled
dimensions and lot areas in square feet. Show proposed lot numbers.
(e)
For nonresidential and multifamily developments, show proposed
buildings, parking areas, access drives, driveways, and any other
significant proposed feature.
(f)
Proposed utilities (sewer, gas, water, etc.) and related easements.
Show points of connection to existing utilities.
(g)
Proposed pedestrian and bicycle circulation routes, including
any easements or rights-of way.
(h)
Location, size, and layout of proposed public or semipublic
areas, reserved areas, open space areas and any related conditions
or restrictions.
(i)
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:
[1]
Approximate finished floor elevations of proposed buildings.
[2]
Approximate grades on all handicapped parking spaces and related
access routes.
[3]
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.
(j)
Stormwater management report, which shall include the following
information:
[1]
Name of the watershed in which the proposed development is located
and the (sub)basin release rate percentage.
[2]
Map taken from the USGS quadrangle sheet showing watershed draining
to project site. Map shall be at scale. Show name of quadrangle sheet.
Show area of watershed in acres. Highlight any potential DEP regulated
encroachments.
[3]
Method and standards used in design of stormwater management
facilities (i.e., rational, TR-55, other).
[4]
Preliminary calculations, including predevelopment and post-development
runoff and approximate basin storage volumes.
[5]
Approximate location of any proposed permanent stormwater management
facilities, such as detention basins, storage tanks, sumps, outlet
structures, inlets, culverts, debris collection basins, manholes,
piping, permanent swales, etc.
(k)
Preliminary soil erosion and sedimentation pollution control
plan.
(l)
Landscape plan, including the names, sizes, quantities and approximate
location of all proposed plant materials.
(m)
Division of the property into the several phases for development,
indicating the boundaries of each phase and the net residential density
and number of dwelling units in each phase.
(n)
Profiles along center lines of all new streets, indicating grades
of each segment and relationship to existing topography.
B.
Land development plan. The survey or scaled drawing shall be accompanied
by the proposed development plan, which shall be prepared at the same
scale and shall include the following:
(1)
Zoning classification of the property to be subdivided or developed.
(2)
Street plan indicating street rights-of-way and cartway widths, curbs,
sidewalks and connections to existing streets.
(3)
Preliminary locations of all buildings (other than single-family
dwellings), indicating type of structure, use, number of stories,
number of dwelling units and setback lines adjacent to property lines
and/or street rights-of-way.
(4)
If lots to be sold or rented are included in the plan, lot lines
(scaled dimensions), lot widths, lot areas in square feet, and setback
lines from adjacent streets.
(5)
Sanitary sewer, water, and gas lines and their connection to the
existing system.
(6)
Storm drainage structures, including storm sewers, culverts, inlets,
easements, diversion terraces, debris collection basins, etc.
(7)
Grading to show existing contours to remain, new contours and contours
to be altered at two-foot intervals.
(8)
In developments proposed for uses other than single-family dwellings,
a parking plan indicating location of each parking area, arrangement
of spaces, access lanes and number of cars to be accommodated in each
area.
(9)
Location, size and general layout of areas to be set aside for recreational
use, open space, schools or other public, semipublic or community
purposes.
(10)
Division of the property into the several phases for development,
indicating the boundaries of each phase and the net residential density
and number of dwelling units in each phase.
(11)
Profiles along center lines of all new streets, indicating grades
of each segment and relationship to existing topography.
C.
General information. The application shall describe existing covenants,
land characteristics, relationship of proposed subdivision to adjoining,
existing and proposed community facilities which serve or influence
the site, utilities, number of lots and sizes, business areas, playgrounds,
main traffic arteries, elementary and high schools and street improvements.
The application shall also contain a report evaluating the impact
of the proposed development on existing off-site public facilities
and utilities, including, but not limited to, streets, storm sewers,
sanitary sewers, parks and schools. The application shall include
written statements which provide provisions for ensuring that.
(1)
The layout or arrangement of the subdivision or land development
shall conform to the Township's Comprehensive Plan and to any
regulations or maps adopted in furtherance thereof.
(2)
Reservations, if any, by the developer of any area designed for use
as public grounds shall be suitable size and location for their designated
uses.
(3)
Land which is subject to flooding, subsidence or underground fires
either shall be made safe for the purpose for which such land is proposed
to be used or that such land shall be set aside for use which shall
not endanger life or property or further aggravate or increase the
existing menace.
(4)
A copy of the option agreement or certificate of title shall be submitted
as evidence of the applicant's interest in the property.
D.
Changes in the chapter.
(1)
From the time an application for approval of a subdivision, whether
preliminary or final, or a land development plan is duly filed as
provided for in this chapter and while such application is pending
approval or disapproval, no change or amendment of the zoning, subdivision
or other governing ordinance or plan shall affect the decision on
such application adversely to the applicant, and the applicant 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. In addition, when a preliminary application has been
duly approved, the applicant shall be entitled to final approval in
accordance with the terms of the approved preliminary application
as hereinafter provided. However, if an application is properly and
finally denied, any subsequent application shall be subject to the
intervening change in governing regulations.
(2)
When an application for approval of a subdivision, whether preliminary
or final, or land development plan has been approved without conditions
or approved by the applicant's acceptance of conditions, no subsequent
change or amendment in the Zoning Ordinance, Subdivision and Land
Development Ordinance or other governing ordinance or plan shall be
applied to affect adversely the right of the applicant 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.
(3)
Where final approval is preceded by preliminary approval, the aforesaid
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 provision
of the governing ordinances or plans as they stood at the time when
the application for such approval was duly filed.
(4)
Where the landowner has subsequently completed the required improvements
as depicted upon the final plan within the aforesaid five-year limit,
or any extension thereof as may be granted by the governing body,
no change of municipal ordinance or plan enacted subsequent to the
date of filing of the preliminary plan shall modify or revoke any
aspect of the approved final plan pertaining to zoning classification
or density, lot, building, street or utility location.
A.
General procedure. After a preliminary subdivision application has
been approved by the Township Council, the developer may proceed by
filing the following application:
(1)
A final application, including final plat approval, subject to submission of a completion bond and development agreement to guarantee proper installation of required improvements in the plan, submitted in accordance with the requirements of Subsection B below.
(a)
The applicant shall submit 20 copies of the final subdivision
application to the Zoning Officer, on a form provided by the Township,
at least 10 working days prior to the regular meeting of the Township
Council. A copy of the approved preliminary subdivision plan shall
accompany the final application. The application shall also be accompanied
by a filing fee made payable to the Township of Hampton in an amount
as may be designated, from time to time, by appropriate resolution
adopted by the Township Council.
(b)
If the application is determined by the Zoning Officer to be incomplete, the application shall be returned in accordance with the procedure specified in § 280-14 of this chapter.
(c)
Upon receipt, copies of the application shall be distributed
to the Township Engineer, members of the Planning Commission and the
Environmental Advisory Council and the Township Council.
B.
Final subdivision approval.
(1)
At the first regular meeting of the Planning Commission and the Environmental
Advisory Council following referral by the Township Council of the
final subdivision application, the Planning Commission and Environmental
Advisory Council shall consider the final subdivision application.
The Township Engineer shall submit a report to the Planning Commission
and the Environmental Advisory Council which states whether the application
complies with the requirements of this chapter, and that report shall
be made a part of the record at the Planning Commission and Environmental
Advisory Council meetings. The Planning Commission and the Environmental
Advisory Council shall not make a recommendation on the application
until the report of the Township Engineer has been received.
(2)
After referral by the Township Council of the final subdivision application,
the Planning Commission and Environmental Advisory Council may make
a recommendation, in writing, to the Township Council for approval,
approval with conditions or disapproval of the final subdivision application.
The recommendation of the Planning Commission and the Environmental
Advisory Council shall provide reasons for the recommendation and,
in the case of a recommendation for disapproval, shall cite the specific
requirements of this chapter which have not been met.
(3)
Before acting on the final subdivision application, the Township
Council may hold a public hearing regarding the application after
public notice. The public hearing, if appropriate and at the Township
Council's discretion, may be a joint hearing with the Planning
Commission.
(4)
Within 90 days of the date of referral, the Township Council shall
either approve, approve with conditions or disapprove the final subdivision
application at a public meeting. The Planning Commission's and the
Environmental Advisory Council's recommendations and the report
of the Township Engineer shall be made a part of the record at that
meeting.
(5)
A letter indicating approval or disapproval shall be in writing and
shall be communicated to the applicant personally or sent to the applicant
by regular mail within 15 days of the date of the decision. If the
final subdivision application is not approved, Township Council shall
specify the defects found in the final subdivision application and
cite the requirements of this chapter which have not been met.
C.
Failure of the Township Council to render a decision and communicate
it to the applicant within the time and in the manner described 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 change in manner of presentation or communication shall have like
effect.
D.
Phased approval. In the case where development of a subdivision or land development is projected over a period of years, the Township authorizes submission of final subdivision applications by sections or phases of development, subject to such requirements or guarantees for public improvements in future sections or phases of the development which are essential for the protection of the public welfare and any existing or proposed section or phase of the plan. All sections or phases must conform to the preliminary subdivision application as previously approved by the Township. Any phase that contains substantive changes in the number of lots or buildings proposed or in the layout of the lots, buildings or streets previously approved in the preliminary subdivision application will require complete resubmission of the preliminary subdivision application in accordance with §§ 280-13, 280-14 and 280-15 of this chapter.
A.
Final subdivision application. A final subdivision application shall not be considered to be complete and properly filed unless and until all items required by § 280-17 of this chapter, including the application fee and the application form provided by the Township, have been received.
B.
Final subdivision application content. All applications submitted
for final subdivision approval shall include, in accurate and final
form, all of the information required for preliminary subdivision
submittals; however, supporting maps and information need not be resubmitted
if there have been no changes to that information. Applications for
final subdivision approval shall include the following:
C.
Land development plans. In addition to the above final subdivision
requirements, land development plans shall include the following information:
(1)
Final site plan, including building locations, parking areas, roads
and access drives, landscaping and buffer yards.
(2)
(4)
Final soil erosion and sedimentation pollution control plan, as submitted
to the Allegheny County Conservation District (ACCD), and evidence
that the ACCD has issued a finding of adequacy.
All applications submitted for final subdivision approval shall
meet the following requirements:
A.
Form of application. The final subdivision shall be in such form
and on such material as is presently required for recording of subdivision
plans by the Allegheny County Department of Economic Development and
the Recorder of Deeds of Allegheny County. Sizes of the plans and
materials to be used shall for the purposes of this chapter be the
same as those required by the Allegheny County Recorder of Deeds.
B.
Certifications. All records, data, indentures, statements, easements,
covenants, affidavits, etc., shall be added to the plan.
C.
Title block. The final plan shall contain a title block in the lower
right corner including the following:
(1)
Name approved by Planning Commission under which the subdivision
is to be recorded, the plan date and the date of any revisions.
(2)
Graphic scale, sheet number, and location of the subdivision.
(3)
Name and address of the owner of record and the developer.
(4)
Name and address of the firm that prepared the plans, and the name,
seal, and registration number of the surveyor who prepared the plan.
(5)
The name and plan book volume and page numbers of the previously
recorded plan, if any.
D.
Final plan. All final plans submitted shall be drawn at a scale of
either one inch equals 50 feet or one inch equals 100 feet and shall
include the following:
(1)
Perimeter of subdivision.
(a)
Streets and other ways shall be drawn as medium solid lines.
(b)
Property lines of adjacent subdivisions shall be drawn as medium
dashed lines broken with two short dashes.
(c)
Lot lines by light dotted lines.
(d)
Restriction lines, building lines, easements, etc., shall be
drawn as short light dashed lines.
(2)
Within subdivision.
(a)
Streets and other ways shall be drawn as heavy solid lines.
(b)
Perimeter property lines of the subdivision shall be drawn as
heavy dashed lines broken with two short dashes.
(c)
Lot lines as light solid lines.
(d)
Restriction or building lines shall be drawn as medium dashed
lines.
(e)
Easements or other reserved areas shall be drawn as light dashed
lines.
(3)
North point and site location map.
(4)
Accurate distances and directions to the nearest established street
corners or official monument. Reference monument shall be accurately
described on the plan. State whether found, set or to be set.
(5)
Tract boundary lines, right-of-way lines of streets, easements and
other rights-of-way and property lines of residential lots and other
sites with accurate dimensions, bearings or deflection angles, radii,
arcs and central angles of all corners. 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 minute. Tract
boundaries shall be determined by field survey only and shall be balanced
and closed.
(6)
Approved name and right-of-way width of each street or right-of-way.
(7)
Number to identify each lot on site and the area of each lot shall
be shown on the plan.
(8)
Any existing public lands and purpose for which sites other than
residential are to be dedicated.
(9)
Front, rear and side building setback lines on all lots and sites.
(10)
Property lines of adjacent property (within 200 feet) and names
of owners of record of adjoining unplotted land.
(11)
Certification of registered professional land surveyor as to
the accuracy of survey and plan.
(12)
Statement by the owner dedicating streets, rights-of-way, other
property and sites for public use.
(13)
Protective covenants, if any, in form for recording.
(14)
Such other certificates, affidavits, endorsements or dedications
as may be required in the enforcement of these regulations.
(15)
The existing zoning of land adjacent to the proposed subdivision
within 200 feet of its boundaries.
(17)
Tabulation of area data, including lots, parcels, units, areas
dedicated for rights-of-way, etc., and the total acreage of the plan.
(18)
The location, dimensions, limitations and purposes of all proposed
easements and rights-of-way.
(19)
Notation on the plan of any modifications to the provisions of this chapter requested under § 280-64, if applicable.
(20)
Lot and block or tax map parcel numbers.
(21)
Accurate dimensions, acreage, and purpose of any property to
be reserved as public or common open space.
(22)
All required municipal certifications, which shall include the
Township Engineer.
(23)
All other certifications, dedications, and acknowledgements,
as required by this chapter and the Allegheny County Office of the
Recorder of Deeds.
E.
Construction plans for public improvements. The final plan shall
be accompanied by construction plans for public improvements prepared
by a registered engineer drawn on sheets measuring 24 inches by 36
inches at a scale of one inch equals 50 feet which show the following:
(1)
Conformity with the design standards specified in Article VI of this chapter and the Township Construction Standards.
(2)
Plans in profile of each street in the plan and at least 200 feet
beyond the limits of the plan.
(3)
Street cross sections at intervals not to exceed 100 feet and extending
25 feet outside of the street right-of-way.
(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 of each sewer line.
(7)
The grade line, distance, type, 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 shown by plan and profile.
(9)
The location of each wye as proposed for installation, including
a station for that wye, measured from the downstream manhole.
F.
Supplementary information. An engineer's report bearing his
Pennsylvania seal shall likewise be submitted, testifying to the following:
(1)
Feasibility of sewage disposal system in terms of connection to existing
public system and remaining line and plant capacity.
(2)
Feasibility of storm drainage plan in terms of impact upon adjacent
downstream properties and proposals to control soil erosion and stream
pollution during and after construction. Also, a letter from the Natural
Resources Conservation Service (NRCS) stating that the erosion control
measures proposed are adequate.
(3)
Feasibility of solutions to problems related to soil, mineral or
water conditions, if any, underlying the property.
(4)
Feasibility of proposed grading and justification for slopes in excess of those permitted in the Township Grading Regulations in Chapter 161, Grading and Excavating, if such grading is proposed. Any proposed deviation from the grading regulations will require documentation from a registered soil engineer stating that the proposed earthwork will not adversely impact the subject or surrounding properties.
(6)
If a homeowners' association is proposed, a copy of the homeowners'
association documents.
A.
In lieu of the completion of any improvement required prior to, and
as a condition for, final approval of a plat, the applicant shall
deposit with the Township a completion bond, as defined by this chapter,
in favor of the Township, in an amount sufficient to cover the costs
of any improvements or common amenities. Without limitation as to
other types of financial security which the municipality may approve,
federal or commonwealth chartered lending institution irrevocable
letters of credit and restrictive or escrow accounts in such lending
institutions shall be deemed acceptable financial security for the
purposes of this section, provided that the bonding company or lending
institution is authorized to conduct such business within the commonwealth.
B.
The amount of the completion bond shall be in an amount at least
equal to 110% of the cost of the improvements for which the completion
bond is posted. The amount of financial security required shall be
based upon an estimate of the cost of completion of the required improvements
submitted by an applicant or developer and prepared by a professional
engineer licensed as such in this commonwealth and certified by such
engineer to be a fair and reasonable estimate of such cost.
C.
If the party posting the completion bond requires more than one year
from the date the bond is posted to complete the improvements, the
amount of the bond shall be increased by an additional 10% for each
one-year period beyond the first anniversary date of the posting of
the completion bond or to an amount equal to 110% of the revised cost
of completing the improvements, as determined on or about each one-year
anniversary of the original posting. The revised cost of the improvements
for any anniversary period shall be determined in the same manner
as the cost for the initial completion bond amount.
A.
As a condition of granting final subdivision approval, the Township
shall require that the developer execute a development agreement with
the Township, in a form acceptable to the Township Solicitor, containing
provisions that are reasonably required to guarantee the proper installation
of on-site and off-site improvements related to the subdivision and/or
land development and provisions necessary to indemnify the Township
in connection therewith.
B.
If the developer fails to execute the development agreement within
90 days of the date of final subdivision approval and/or fails to
initiate construction of public improvements in the plan within one
year of the date of execution of the development agreement, final
subdivision approval shall expire, unless the developer submits a
written request for an extension prior to the expiration of the one-year
period, and Township Council grants the request in writing. The final
subdivision for recording shall contain a notation regarding these
provisions governing expiration of approval. In the event that final
subdivision approval expires, the developer shall resubmit a final
subdivision application for approval.
Approval of final subdivisions by the Township Council shall
not be binding if county, state or federal agencies find just cause
to disapprove the development. It shall be the developer's responsibility
to obtain all necessary approvals from county, state or federal agencies.
A.
The completion bond required by § 280-19 shall be posted, the fully executed development agreement required by § 280-20 shall be submitted, and all fees required by this chapter shall be paid before the Township Secretary shall affix his or her signature and the Township Seal to the final plat for recording purposes.
B.
Upon approval of a final subdivision plan by the Township, the developer
shall, within 90 days of such final approval, record such plan in
the office of the Allegheny County Recorder of Deeds.
From and after the effective date hereof, any submission (subdivision
plan, plat, site plan or other land development submission) made by
a developer of land to the Township for approval, which submission
has previously obtained the approval of the Township Council (after
having been processed for review to and through the applicable agencies
of the Township, such as the Planning Commission and the Environmental
Advisory Council, the Township Engineer and the Township Solicitor,
as well as the county planning agency) and which development has not
been constructed, implemented or acted upon by the developer or such
developer's assignees and/or which development plans have not
been recorded in the offices of the Recorder of Deeds, as required
by the Municipalities Planning Code, or which plat, subdivision plan,
site plan or such other submission has not been appropriately recorded
in any other office as required, may, if the time limits for continuance
of the same or completion of the same have expired, be resubmitted
directly to the Township Council for action to obtain the necessary
reapprovals (without the necessity of resubmitting the same or recording
of the same to the Planning Commission, Environmental Advisory Council,
the county planning agency or any other applicable agency, or require
any additional hearings upon the same), provided that such submission
or application for reapproval shall be submitted to the Township Engineer
for his review and approval shall:
A.
Have been filed within one year from the date that the original submission
would or did expire.
B.
The subdivision plan, site plan, or resubmission shall not have changed
in any respect, and that all of the lots, sites, structures, easements
and other required data shown on such plan shall remain exactly the
same as the original submission.
C.
No amendment has been made to this chapter, Chapter 310, Zoning, or other applicable ordinance of the Township which would be applicable to the submission or development in question (unless the submission or application shall be protected by the provisions of § 508 of the Municipalities Planning Code of Pennsylvania, Act 247 of 1968, as amended, or any other section of the Municipalities Planning Act which may be applicable thereto), and the developer or applicant seeking reapproval shall not be in default or shall not have breached any developer's agreement entered into between the developer or applicant, and the Township.
D.
No application or submission has been made to the Township of Hampton
for a different activity or type of development involving the same
land, since the date of the original approval for the land involved.
E.
The developer or landowner submitting the application for reapproval
is able to demonstrate good cause why the approval had not been recorded
or acted upon by the developer or landowner within the appropriate
time period. The Township Council may, in its discretion, after having
reviewed such submission for reapproval, approve the application or
submission and establish a new expiration date within which the reapproved
application must be recorded or acted upon, or the Township Council
may deny the application for reapproval and require the developer
or landowner to proceed anew following the entire review process required
for an original application.
Upon recording of the final plan in the office of the County
Recorder of Deeds, the developer shall deliver to the Township three
paper prints of the plan as recorded.
