A.
No applicant may proceed with any grading or improvement of streets
or installation of public utilities until a preliminary application
has been approved by the Council.
B.
No applicant shall sell, transfer, lease or otherwise convey any
lot, parcel or tract in a subdivision or construct or commence the
construction of a structure in a subdivision until the final plat
has been approved by the Council and recorded as required herein.
The preliminary application shall include a location map, a
site map, a subdivision plan and an engineering report. The application
shall be submitted to the Planning Commission and shall include an
original, together with not less than 10 copies, and shall be accompanied
by an application fee which shall be set by resolution of the Council.
A.
The location map shall clearly show the location, area and zoning
of the tract proposed for development with relation to the area and
zoning of adjacent properties and the location and relative distance
to existing related streets.
B.
The site map shall cover the entire tract and lands within 100 feet
of its boundaries and shall clearly and accurately show the following
data:
(1)
The topography with vertical contour intervals of five feet or less.
(2)
The natural features and existing culture such as woods, streams,
embankments, retaining walls, structures and existing land use.
(3)
The names of owners of properties adjacent to the tract.
(4)
Existing and proposed streets and rights-of-way, including dedicated
widths, roadway widths, approximate gradients, types and widths of
pavements and curbs and sidewalks.
(5)
Existing and proposed easements, including widths and purposes.
(6)
Utilities, including size, capacity and location of sanitary sewers,
storm sewers, drainage facilities, waterlines, gas mains and power
lines.
(7)
Areas subject to periodic overflow of flood- or stormwaters.
(8)
Subsurface conditions, including data on past or possible future
mining activity. If mineral rights are severed from the landownership,
such data must be clearly indicated.
(9)
Tract boundary lines by calculated distances and bearings.
(10)
The title, graphic scale, North point and date.
C.
The proposed subdivision plan shall be drawn at a scale no smaller
than 50 feet to one inch and shall show the following:
(1)
The name of the subdivision.
(2)
The names and addresses of the owner, subdivider and persons who
prepared the plan.
(3)
The proposed street pattern, including the names, widths and rights-of-way
of streets, the widths of easements and the approximate grades of
streets where they exceed 8%.
(4)
The layout of lots, including dimensions, numbers and building lines.
(5)
Parcels of land to be dedicated or reserved for schools, parks, playgrounds
or other public or community use.
(6)
The key plan, legends, notes, the graphic scale, the North point
and the date.
(7)
A draft of any proposed deed covenants.
D.
An engineering report shall include the following data wherever pertinent:
(1)
Profiles, cross sections and specifications for proposed street improvements.
(2)
Profiles and other explanatory data concerning installation of water
distribution systems, storm sewers and sanitary sewers.
(3)
A report on the feasibility of connection to the existing sewerage
system, including distances to the nearest public sewer, the service
load of the subdivision and the capacity of the treatment plant.
Preliminary plan applications shall be reviewed in accordance
with the following procedures:
A.
The Planning Commission shall forward one copy each of the preliminary
application to the County Planning Commission, the City Engineer and
the Pennsylvania Department of Environmental Resources. The Planning
Commission shall not forward its recommendation on the preliminary
application until reports from each of these agencies have been received
or until the expiration of 30 days from the date the copies of the
preliminary application were forwarded to said agencies.
B.
The Planning Commission shall review the application covering the
requirements of this chapter point by point and may consult with the
Engineer, the Zoning Officer and other concerned officials. The Planning
Commission will recommend approval, denial or conditional approval
to the Council within 30 days of the scheduled meeting at which the
application is first reviewed.
C.
The Council shall, after receiving the recommendation of the Planning
Commission, render its decision and communicate it to the applicant
not later than 90 days following the date of the first regular monthly
meeting of the Planning Commission following the filing of the application.
D.
The decision of the Council shall be in writing and shall be communicated
to the applicant personally or mailed to him or her at his or her
last known address not later than 15 days following the decision of
the Council.
E.
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.
F.
Failure of the Council to render a decision and communicate it to
the applicant within the time and the manner required 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.
The Council shall approve or disapprove of the preliminary application
at a public meeting.
Final application shall include seven prints and one reproducible
copy of the final plat and a certificate of completion of improvements
as required below. The final plat shall be drawn at a scale no smaller
than 50 feet to one inch and shall show:
A.
The subdivision name, names and addresses of the owner and subdivider,
source of title of land as shown by the books of the Recorder of Deeds
of Allegheny County, graphic scale, North point, date and certificate
of approval by the Council.
B.
The survey date, with certification by a registered professional
engineer or land surveyor showing calculated distances and bearings
of the subdivision boundaries, lots, utility easements, streets, alleys,
building lines and parks reserved for community purposes.
C.
The location and distances to the nearest established street corners
or official monuments and the streets intersecting the boundaries
of the subdivision.
D.
The location, type of material and size of monuments, complete curb
data, lot numbers and street names.
No plats shall be finally approved unless all improvements required
by this chapter have been installed in strict accordance with this
chapter or a guaranty has been provided that the improvements will
subsequently be installed by the owner, in the form of a bond or deposit
of funds or securities in escrow which are acceptable to the Council
and are in an amount sufficient to cover the cost of the improvements
which may be required. Such bond or other security shall provide for,
and secure to the public, the completion of all declared improvements
within a period of five years from the date of final approval of the
plat.
The Council, after receiving the recommendation of the Planning
Commission, shall render its decision and communicate it to the applicant,
as required by law, no later than 90 days after the first regular
monthly meeting of the Planning Commission following the filing of
the application.
A.
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.
B.
Upon final approval, the applicant may commence and complete the
approved development in accordance with the terms of such approval
within three years from such approval. Where final approval is preceded
by preliminary approval, the three-year period shall be counted from
the date of the preliminary approval.
Upon the approval of a final plat, the developer shall, within
90 days of such final approval, record such plat in the office of
the Recorder of Deeds of Allegheny County.
When the plans of streets and other improvements have been approved
as provided in this chapter, the subdivider shall first notify the
Engineer of his or her intention to proceed with the construction
or installation of said streets and improvements; notification shall
be made at least 10 working days before any such construction or installation
shall commence, so as to give the Engineer an opportunity to inspect
the site prior to commencement of work and to inspect installation
or construction of said streets and improvements during the course
of work being performed. In order to defray a part of the costs incurred
by the City in inspecting the installation of the improvements required
by this chapter, the developer shall, before he or she proceeds with
any construction or installation, present a certified check or money
order, made payable to the Council, in an amount equal to 110% of
the Engineer's estimate of the cost of the improvements.
Prior to any street or other improvement being accepted by the
City as hereinafter provided, the developer shall post a maintenance
bond and/or other security naming the same City as obligee, in an
amount set by the City Engineer and in terms acceptable to the City
Attorney to insure maintenance of said improvements for a period of
not less than 18 months from the date of acceptance by the City.
After streets and improvements have been installed and constructed
pursuant to the requirements contained in this chapter, and in the
event that the developer desires to have the City accept said streets
or improvements, the developer shall notify the City Engineer that
the construction or installation has been completed, and shall supply
the City with one reproducible copy of the as-built plan on which
the street or improvement in question has been constructed or installed.
The reproducible copy shall show thereon the signatures of all agencies
and individuals who have approved the plan and contain a notice thereon
as to where and when the plan was recorded in the office of the Recorder
of Deeds of Allegheny County. The portion of street or improvement
which the developer desires to have the City accept shall be identified
on the copy of the plan, which plan shall also clearly designate the
number of linear feet of said street or improvement which the subdivider
desires to be accepted by the City.
