[Ord. 686, 8/12/2015]
501.1.
This Part shall apply to the following:
A.
The improvement of one lot of less than 20,000 square feet in area
for one multifamily residential building or a group of two or more
residential or nonresidential buildings.
B.
The improvement of one lot of less than 10,000 square feet for one
nonresidential building, regardless of the number of tenants.
C.
Any change of use, addition to or structural enlargement of a nonresidential
structure which results in either:
D.
The division or allocation of land or space among two or more occupants
by leasehold or condominium.
501.2.
This Part shall not apply to the following:
A.
Improvement of one lot for a single-family or a two-family dwelling.
B.
The conversion of an existing single-family or two-family dwelling
into not more than three dwelling units, unless such units are intended
to be a condominium.
C.
The addition of accessory buildings or structures on a lot or lots
which are subordinate to any existing principal building.
D.
A one-time exemption for any addition to or structural enlargement
of a nonresidential structure which results in an increase in the
gross floor area of the principal building of 500 square feet or less.
(1)
An applicant who wishes to proceed under these provisions shall submit
to the Zoning Officer the following for his/her review:
(2)
The plan, when filed, shall undergo engineering and zoning review
to address all zoning issues, such as trash enclosures, landscaping,
site access, and stormwater management. An escrow shall be established
with the Township to cover appropriate fees for plan review as determined
by staff.
(3)
Upon completion of the appropriate staff review, if the applicant
agrees, in writing, to the conditions, improvements, and/or requirements
determined by the review, the application will be approved and the
appropriate permits will be issued. In the event that the applicant
does not agree with the review conclusions, the application is deemed
denied, and the applicant may elect to resubmit the application under
the standard land development procedures as set forth herein.
[Ord. 686, 8/12/2015]
502.1.
Prior to filing an application for preliminary and final approval
of a minor land development, the applicant or his representative shall
meet with the Township Zoning Officer and other Township officials
to obtain application forms and to discuss application procedures
and applicable ordinance requirements.
502.2.
In addition, the developer may request a preapplication conference
with the Planning Commission to discuss the conceptual design for
the development of the property and the feasibility and timing of
the application. The applicant shall contact the Township Zoning Officer
at least 10 calendar days prior to the regular meeting of the Planning
Commission to request a preapplication conference with the Planning
Commission.
502.3.
The preapplication conference with the Planning Commission is
voluntary, and no formal application or fee is required. This opportunity
is afforded to the developer to obtain information and guidance before
entering into binding commitments or incurring substantial expenses
for plan preparation.
502.4.
While no formal application is required for a preapplication
conference, the applicant should provide one copy of readily available
information with the request for a preapplication conference, which
will show the location of the property and any special features such
as streams, floodplains, or other conditions that may affect the development
of the property. Readily available resources which may be used include
the deed for the property, a property survey, the Tax Maps prepared
by the Allegheny County Assessor's office, USGS Quadrangle Map showing
natural features and topography, the National Flood Insurance Administration
(NFIA) Flood Hazard Boundary Maps, Natural Resources Conservation
Service maps of soil types, and the United States Bureau of Mines
coal mine maps.
502.5.
A preapplication conference shall not constitute formal filling
of any application for approval of a land development, shall not bind
the Planning Commission to approve any concept presented in the preapplication
conference, and shall not protect the application from any subsequent
changes in ordinance provisions which may affect the proposed development
between the date of the preapplication conference and the official
date of filing of an application for preliminary and final approval
of a minor land development under the terms of this chapter.
[Ord. 686, 8/12/2015]
503.1.
The applicant shall submit 12 copies of an application for preliminary and final approval of a minor land development required by § 22-504 of this chapter to the Township Zoning Officer at least 28 calendar days prior to the regular meeting of the Planning Commission. If the 28th day falls on a holiday, the application shall be filed by the close of business on the immediately preceding working day.
503.2.
The preliminary and final application shall not be considered to be complete and properly filed unless and until all items required by § 22-504 of this chapter, including the application fee, have been received.
503.3.
Immediately upon receipt, the application shall be stamped with
the date of receipt by the Township, and one copy of the application
shall be distributed to the Township Engineer.
503.4.
The Township Zoning Officer shall submit one copy of the complete
and properly filed application to the Allegheny County Department
of Economic Development for review and comment, which shall be subject
to payment of the prevailing county review fee by the applicant. Additional
copies may be referred to any other appropriate review agency at the
discretion of the Township Zoning Officer.
[Ord. 686, 8/12/2015]
504.1.
All Applications. The application for preliminary and final approval of a minor land development shall be submitted in accordance with § 22-503 of this chapter and shall include the following information:
A.
Twelve copies of the completed application form supplied by the Township.
B.
Application filing fee, as required by § 22-1101.1A of
this chapter.
C.
Proof of proprietary interest.
D.
Written evidence of compliance with all other Township, county, state,
or federal permits required for the plan, if any.
E.
If the proposed use is a conditional use or use by special exception,
an application for approval of the conditional use or use by special
exception shall accompany the application for preliminary and final
approval of the minor land development. Preliminary and final approval
of the minor land development shall not be granted unless the conditional
use or use by special exception is approved prior to or concurrent
with the preliminary and final minor land development plan.
F.
Wherever public improvements are proposed and 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 acceptable to the Township 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.
G.
A wetlands determination report for all sites which have hydric soils
or soils with hydric inclusions and, if applicable, a wetlands delineation
report for all jurisdictional wetlands on the site and the design
techniques proposed to accommodate them.
H.
Twelve copies of a preliminary and final plat, accurately drawn to
a scale of not less than one inch equals 50 feet, on a survey prepared
by a Pennsylvania registered land surveyor. The preliminary and final
plat shall include or be accompanied by the following information
and shall be prepared and sealed by a Pennsylvania registered land
surveyor, engineer, architect, or landscape architect:
(1)
Date of preparation. All revisions shall be noted and dated.
(2)
A location map showing the location of the tract with reference
to the surrounding properties, existing streets, and streams within
1,000 feet of the land development.
(3)
Name of the development, including the words "Preliminary and
Final Land Development Plan"; North arrow; graphic scale; County Assessment
Map and parcel number; the name and address of the record owner; the
name and address of the applicant; and the name and address, signature,
license number, and seal of the registered professional preparing
the survey. If the owner of the premises is a corporation, the name
and address of the Chairman and Zoning Officer shall be submitted
on the application.
(4)
All distances shall be in feet and 0.01 of a foot, and all bearings
shall be given to the nearest one second.
(5)
The zoning district in which the parcel is located, together
with the zoning classification of properties within 200 feet of the
boundaries of the property for which the application is made.
(6)
Property survey showing survey data, including boundaries of
the property, building, or setback lines and lines of existing and
proposed streets, lots, reservations, easements, and areas dedicated
to public use, including grants, restrictions, and rights-of-way,
to be prepared by a licensed land surveyor. The name, address, signature,
and seal of the surveyor shall be indicated.
(7)
A copy of any existing or proposed covenants or deed restrictions
which are applicable to the property.
(8)
A written statement requesting any waivers or modifications to this chapter in accordance with Part 10, if applicable.
(9)
A written statement identifying any zoning variances which will
be needed or which have been granted to the property by the Zoning
Hearing Board.
(10)
The distance, measured along the right-of-way lines of existing
streets abutting the property, to the nearest intersections with other
public streets within 200 feet of the site boundaries.
(11)
The location and dimensions of proposed buildings and structures,
all accessory structures and fences, if any, including front, side,
and rear yard setbacks, height of buildings, first-floor elevations
of all structures, and floor plans and elevation plans of the proposed
building addition and its relationship to the existing building.
(12)
If applicable, flood hazard zone boundaries, as identified on
the current Official Map for the Township issued by the Federal Insurance
Administration.
(13)
Existing contours shall be shown at not more than five-foot
intervals where the slope is greater than 10% and at not more than
two feet where the slope is less than 10%. Contours shall not be plotted
from the MPC Quadrangle Maps.
(14)
A slope map showing the location and the area (in square feet)
of land which has a slope of 25% or greater.
(15)
Certification by a registered professional geotechnical engineer
regarding the feasibility of any proposed grading on slopes greater
than 25%, the stability of the finished slopes, measures to mitigate
landslides, soil erosion, sedimentation, stormwater runoff, and potential
impacts on adjacent properties.
(16)
A grading plan, with proposed contours shown at two-foot vertical intervals, and written or graphic evidence that all earthmoving activities shall conform to the Township's Grading and Excavating Regulations [Chapter 9].
(17)
Location of existing rock outcrops, high points, watercourses,
depressions, ponds, marshes, wooded areas, and other significant existing
features, including previous flood elevations of watercourses, ponds,
and marsh areas as determined by field survey.
(18)
Any and all existing streets related to the proposed development;
including the names, cartway widths, approximate gradients, and sidewalk
widths.
(19)
If any new streets are proposed, profiles, indicating grading,
and cross sections showing the width and design of roadways and sidewalks.
(20)
Area, to the nearest thousandth of an acre, of the site to be
developed for nonresidential purposes and/or the area, in square feet,
of each lot to be developed for residential purposes.
(21)
Plans of proposed stormwater systems showing feasible connections
to existing or any proposed utility systems.
(22)
All stormwater facility plans shall be accompanied by a separate
sketch showing all existing drainage within 500 feet of any boundary
and all areas and any other surface area contributing to the calculations,
and showing methods to be used in the drainage calculations.
(24)
The location and size of all existing sanitary sewers and the
location and size of all proposed sanitary sewers.
(25)
The location and size of all existing and proposed waterlines,
valves and hydrants.
(26)
The location, width and purpose of all existing and proposed
easements and rights-of-way.
(27)
The location, type and approximate size of existing utilities
to serve the development and written verification from each utility
that service will be provided to the development.
(28)
All woodland areas as defined in this chapter.
(29)
The number and density of dwelling units (if residential).
(30)
All means of vehicular access for ingress and egress to and
from the site onto public streets, showing the size and location of
internal streets or driveways and curb cuts, including the organization
of traffic channels, acceleration and deceleration lanes, additional
width and any other improvements on the site or along the site's street
frontage necessary to prevent a difficult traffic situation. All pedestrian
walkways and provisions for handicapped facilities in compliance with
the requirements of the Americans with Disabilities Act (ADA) for
an accessible site shall also be shown.
(31)
Computation of the number of parking spaces to be provided,
the location and design of off-street parking areas and loading areas
showing size and location of bays, aisles, and barriers and the proposed
direction of movement.
(32)
Tabulation of site data, indicating zoning requirements applicable
to the site and whether the proposed site development features comply.
(33)
Proposed screening and landscaping, including a preliminary
planting plan.
(34)
The methods, placement, and screening of solid waste disposal
and storage facilities.
(35)
If applicable, a detailed proposal, including covenants, agreements,
or other specific documents, showing the ownership and method of assuring
perpetual maintenance to be applied to those areas which are to be
used for recreational or other common purposes.
(36)
Written or graphic evidence that all public and/or private improvements
will comply with the design standards of this chapter and the Infrastructure
Improvement and Development Specifications.
(37)
If the plan is to be completed in phases, the proposed sequence
of development, with a projected time schedule for completion of each
of the several phases.
(38)
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 Section 420
of the State Highway Law, P.L. 1242, No. 428, of June 1, 1945, 36
P.S. § 670-420, and that the approvals of the Collier Township
Planning Commission and Township Board of Commissioners are conditional,
subject to action by the Pennsylvania Department of Transportation
pursuant to application for a highway occupancy permit.
(39)
Spaces for the signature of the Chairman and Secretary of the
Planning Commission and the Chairman and Secretary of the Township
Board of Commissioners, and dates of approval.
[Ord. 686, 8/12/2015]
505.1.
Planning Commission Recommendation.
A.
At the first regular meeting of the Planning Commission after submission
of a preliminary and final application, the Planning Commission shall
either accept or reject the application as complete in content and
properly filed. The date of the Planning Commission meeting at which
the preliminary and final application is accepted as complete and
properly filed shall be the official date of filing of the application
and shall represent the beginning of the sixty-day period for Planning
Commission review and recommendation on the application, unless the
applicant agrees, in writing, to an extension of time. During the
sixty-day review period, the Township Engineer shall provide preliminary
review comments to the Planning Commission and the applicant.
B.
Within 60 days of the official date of filing of the preliminary
and final application, the Planning Commission shall make a recommendation
to the Township Board of Commissioners for approval, approval with
conditions, or disapproval of the preliminary and final application
at a public meeting. In the case of a recommendation for disapproval,
the Planning Commission's recommendation shall cite the specific requirements
of this chapter which have not been met.
505.2.
Action by Township Board of Commissioners.
A.
The Township Engineer shall present a written report to Township
Board of Commissioners which states whether an application complies
with the requirements of this chapter, and that report shall be included
in the minutes of the Board of Commissioners meeting.
B.
Within 90 days of the official date of filing of the preliminary
and final application for a minor land development, the Township Board
of Commissioners shall either approve, approve with conditions or
disapprove the preliminary and final application at a public meeting.
The Township Board of Commissioners shall not act until the review
has been received from the Allegheny County Department of Economic
Development - Planning Division or until 30 days has passed since
the date that the application was submitted to the county for review.
The recommendation of the Township Planning Commission and the report
of the Allegheny County Department of Economic Development - Planning
Division, if any, shall be made a part of the record at that meeting.
C.
A letter indicating approval, approval with conditions or disapproval
shall be sent to the applicant by regular mail within 15 days of the
date of the decision by the Township Board of Commissioners. If the
preliminary and final application is not approved, the Township Board
of Commissioners shall specify the defects found in the preliminary
and final application and cite the requirements of this chapter which
have not been met.
505.3.
Conditional Approval. If the Township Board of Commissioners
determines that certain conditions are warranted to be attached to
preliminary and final approval to protect the public interest and
guarantee compliance with the requirements of this chapter, the conditions
of approval shall be specified, in writing, in the notice of conditional
approval required by Subsection 505.2 of this section. The applicant
shall accept or reject the conditions attached to preliminary and
final approval by giving written notice to the Township Manager within
30 days of the date of the meeting of the Township Board of Commissioners
at which preliminary and final approval is granted. If the applicant
rejects any of the conditions or if the applicant fails to give written
notice to the Township Manager regarding acceptance or rejection of
the conditions attached to preliminary and final approval within the
required 30 days, preliminary and final approval shall automatically
be rescinded without written notice to the applicant.
505.4.
Deemed Approval. Failure of the Township Board of Commissioners
to render a decision and communicate it to the applicant within the
time and in the manner prescribed by this chapter shall be deemed
an approval of the application in the 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.
[Ord. 686, 8/12/2015]
The Township may offer the mediation option as an aid in completing the proceedings authorized by this Part in accordance with the requirements of § 22-409 of this chapter.
[Ord. 686, 8/12/2015]
All land developments shall be further subject to the requirements for a development agreement as specified in § 22-413 of this chapter.
[Ord. 686, 8/12/2015]
All land developments shall be further subject to the requirement for an amenities bond as specified in § 22-412 of this chapter.
[Ord. 686, 8/12/2015]
Minor land developments which propose the extension or installation of any public improvements, as defined by this chapter, shall be further subject to §§ 22-411 and 22-413 of this chapter governing posting of a performance bond to guarantee their proper installation and execution of a development agreement.
[Ord. 686, 8/12/2015]
510.1.
A land development plan shall not be required to be recorded
in the Allegheny County Recorder of Deeds office if the land development
is proposed on a lot or lots of record, unless a declaration plan
is required to be recorded by the Pennsylvania Uniform Condominium
Act, 68 Pa.C.S.A. § 3101 et seq., for a condominium.
510.2.
Any land development plan which involves the subdivision, resubdivision, or consolidation of property or the dedication of easements or rights-of-way for public improvements shall present a final plat for recording purposes with the application for final approval of the land development. The final plat for recording shall be prepared in accordance with the requirements of § 22-304 of this chapter for a minor subdivision.
[Ord. 686, 8/12/2015]
Within 90 days of the date of recording of the final plat in
the office of the Allegheny County Recorder of Deeds, the applicant
shall deliver to the Township Zoning Officer one Mylar print and one
electronic copy on State Plane Coordinates in AutoCAD or similar format
on CD of the final plat as recorded, containing all required signatures
and dates of approval.
[Ord. 686, 8/12/2015]
512.1.
Failure to Execute Development Agreement and Post Amenities Bond. If the amenities bond required by § 22-508 and/or the development agreement required by § 22-507 have not been submitted to the Township within 90 days of the date of the meeting at which the Township Board of Commissioners granted preliminary and final approval to the minor land development plan, preliminary and final approval shall expire automatically, unless preliminary and final approval is reinstated in accordance with § 22-513 of this chapter.
512.2.
Failure to Initiate and Pursue Construction. If construction of a land development which has been granted preliminary and final approval, and for which a development agreement and amenities bond have been submitted, is not initiated and diligently pursued within one year of the date of preliminary and final approval, preliminary and final approval shall expire immediately; provided, however, that the Township Board of Commissioners may grant a reasonable extension, if the developer presents satisfactory evidence that difficulties have prevented the work from being initiated and/or diligently pursued and the request for an extension is submitted, in writing, prior to the date of expiration of the approval. The Township Zoning Officer shall give written notice to the applicant within 30 days of the date of expiration of preliminary and final approval. Any construction which occurs after notice from the Township Zoning Officer shall constitute a violation of this chapter and shall be subject to the enforcement remedies of § 22-1105.
[Ord. 686, 8/12/2015]
513.1.
In the event that final approval of the land development plan has expired for failure to execute the development agreement and/or post the required amenities bond, as provided for in § 22-512.1 of this Part, the Township Zoning Officer is authorized to reinstate the signatures of the proper officers of the Township indicating approval. The developer shall complete an application for reinstatement of signatures and file that application along with the required fee as adopted by the Township Board of Commissioners from time to time. The signatures shall be reinstated provided there are no changes in the land development plan previously granted preliminary and final approval and all the requirements of this chapter regarding posting of a performance bond or amenities bond and execution of a development agreement, if required, are subsequently met and, further, provided the plan is submitted for reinstatement of approval within 180 days following the date of the meeting at which preliminary and final approval was granted by Township Board of Commissioners.
513.2.
Any request for reinstatement of preliminary and final approval which is submitted after 180 days from the date of the meeting at which preliminary and final approval was granted by Township Board of Commissioners shall be required to resubmit an application for preliminary and final approval in conformance with the requirements of §§ 22-503 through 22-513 of this chapter.
