[Ord. 686, 8/12/2015]
601.1.
This Part shall apply to the following:
A.
The improvement of one lot of 20,000 square feet in area or more
for one multifamily residential building or a group of two or more
residential or nonresidential buildings.
B.
The improvement of one lot of 10,000 square feet in area or more
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.
601.2.
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.
[Ord. 686, 8/12/2015]
602.1.
Prior to filing an application for preliminary approval of a
major 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.
602.2.
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.
602.3.
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.
602.4.
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
Bureau of Mines coal mine maps.
602.5.
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 approval of a land
development under the terms of this chapter.
[Ord. 686, 8/12/2015]
603.1.
The applicant shall submit 12 copies of an application for preliminary approval of a major land development required by § 22-604 of this Part 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.
603.2.
The preliminary application shall not be considered to be complete and properly filed unless and until all items required by § 22-604 of this Part, including the application fee, have been received.
603.3.
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.
603.4.
The Township Zoning Officer shall submit one copy of the complete
and properly filed application to the Allegheny County Department
of Economic Development - Planning Division 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]
604.1.
All Applications. The application for preliminary approval of a major land development shall be submitted in accordance with § 22-603 of this Part 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 approval
of the major land development. Preliminary approval of the major land
development shall not be granted unless the conditional use or use
by special exception is approved prior to or concurrent with the preliminary
major land development plan.
F.
For all applications which propose 25 or more dwelling units or any
nonresidential building or buildings (existing and proposed) that
generate 100 or more vehicle trips per day, a traffic report prepared
by a qualified traffic engineer shall be submitted detailing the nature
and extent of trip generation expected to result from the proposed
development based on the ratios and methodology contained in the current
edition of the Manuals of the Institute of Transportation Engineers.
The report shall include current and projected capacities and levels
of service of all streets and intersections within 1,000 feet of the
site proposed for development or the next nearest intersection and
recommendations for improvements to streets and/or traffic control
devices within the site or immediately adjacent to the site. The traffic
report shall be signed and sealed by a registered professional traffic
engineer.
G.
Wherever any 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.
H.
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.
I.
Written evidence on the plan or in letter form indicating whether
the applicant is proposing to dedicate recreational open space or
make payment to the Recreation Fund.
J.
Twelve copies of a preliminary plat, accurately drawn to a scale
of not less than one inch equals 50 feet, on a survey prepared and
sealed by a Pennsylvania registered land surveyor. The preliminary
plat shall include or be accompanied by the following information
and shall be prepared and sealed by a registered professional engineer
or registered professional land surveyor:
(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 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 Pennsylvania registered land surveyor
preparing the survey. If the owner of the premises is a corporation,
the name and address of the corporation's presiding officer and project
contact person 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, and 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 each 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)
Written or graphic evidence that all earthmoving activities shall comply with the Township Grading and Excavating Regulations [Chapter 9] of the Code of Ordinances of the Township.
(15)
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.
(16)
A slope map showing the location and the area (in square feet)
of land which has a slope of 25% or greater.
(17)
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.
(18)
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].
(19)
Any and all existing streets related to the proposed development;
including the names, cartway widths, approximate gradients, and sidewalk
widths.
(20)
If any new streets are proposed, profiles, indicating grading;
and cross sections showing the width and design of roadways and sidewalks.
(21)
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.
(22)
Plans of proposed stormwater systems showing feasible connections
to existing or any proposed utility systems. 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)
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, 35 P.S. § 691.1 et seq., and Chapter 102 of the Rules
and Regulations of the Pennsylvania Department of Environmental Protection
governing erosion control, 25 Pa. Code Chapter 102, and documentation
that the County Soil Conservation Service has issued an NPDES permit
if required.
(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,
and 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 Township Board
of Commissioners, and dates of approval.
[Ord. 686, 8/12/2015]
605.1.
Planning Commission Recommendation.
A.
At the first regular meeting of the Planning Commission after submission
of a preliminary 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
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
application, the Planning Commission shall make a recommendation to
Township Board of Commissioners for approval, approval with conditions
or disapproval of the preliminary 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.
605.2.
Action by Township Board of Commissioners.
A.
The Township Engineer shall present a written report to the 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
application, Township Board of Commissioners shall either approve,
approve with conditions, or disapprove the preliminary 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 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, 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 application is not approved, the Township Board of Commissioners
shall specify the defects found in the preliminary application and
cite the requirements of this chapter which have not been met.
605.3.
Conditional Approval. If the Township Board of Commissioners
determines that certain conditions are warranted to be attached to
the preliminary application 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 605.2 of this section. The applicant
shall accept or reject the conditions attached to preliminary approval
by giving written notice to the Township Zoning Officer within 30
days of the date of the meeting of Township Board of Commissioners
at which preliminary approval is granted. If the applicant rejects
any of the conditions or if the applicant fails to give written notice
to the Township Zoning Officer regarding acceptance or rejection of
the conditions attached to preliminary approval within the required
30 days, preliminary approval shall automatically be rescinded without
written notice to the applicant.
605.4.
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.
605.5.
Expiration of Preliminary Approval.
A.
If an application for final approval of a land development, or in
the case of a phased development, an application for the first phase
of the land development, is not submitted within one year from the
date of the grant of preliminary approval by the Township Board of
Commissioners, preliminary approval shall expire, unless a written
request for an extension is submitted by the applicant and approved
by the Township Board of Commissioners. Any request for extension
shall be submitted to the Township Board of Commissioners at least
30 days prior to the prevailing expiration date. Extensions may be
granted for one or more six-month periods upon a finding by the Township
Board of Commissioners that such extension is warranted for reasonable
cause and not due to the applicant's own negligence or inaction.
B.
In the case of a phased development, calling for the installation
of improvements beyond a five-year period, a schedule shall be filed
by the applicant with the preliminary application delineating all
proposed phases, as well as time deadlines by which applications for
final plat approval of each phase are intended to be filed. Such schedule
shall be updated annually by the applicant on or before the anniversary
of preliminary approval until final plat approval of the final phase
has been granted. Any modification in the aforesaid schedule shall
be subject to approval by the Township Board of Commissioners in its
sole discretion. Phased development shall be subject to the time protection
provisions of Section 508(4) of the Pennsylvania Municipalities Planning
Code, 53 P.S. § 10508(4).
[Ord. 686, 8/12/2015]
606.1.
The applicant shall submit 12 copies of the application for final approval required by § 22-607 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.
606.2.
The final application shall not be considered to be complete and properly filed unless and until all items required by § 22-607 of this chapter, including the application fee, have been received.
606.3.
Immediately upon receipt, the application shall be stamped with
the date of receipt by the Township Zoning Officer, and one copy of
the application shall be distributed to the Township Engineer. Additional
copies may be referred to any other appropriate review agency at the
discretion of the Township Zoning Officer.
[Ord. 686, 8/12/2015]
607.1.
All applications for final approval of a major land development
shall include the following:
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.
One copy of the approved preliminary plat.
D.
Twelve copies of a final plat, drawn at a scale of not less than
one inch equals 100 feet. The final plat shall show or be accompanied
by the following information and shall be prepared and sealed by a
Pennsylvania registered land surveyor or engineer:
(1)
Date, name, and location of the land development, the name of
the owner, graphic scale and the words "Final Major Land Development
Plan."
(2)
Tract boundary lines, right-of-way lines of streets, street
names, easements and other rights-of-way, land reserved or dedicated
to public use, all lot lines and other boundary lines; with accurate
dimensions, bearing or deflection angles, and radii, arcs, and central
angles of curves; and the area of each lot.
(3)
The names, exact location, and widths of all existing and recorded
streets intersecting or paralleling the plot boundaries within a distance
of 200 feet or the next nearest intersection.
(4)
The purpose, location, and dimensions of any easement or land
reserved for or dedicated to public use shall be designated.
(5)
Lot and block numbers assigned to the property by the County
Assessment Office, including lot and block numbers of immediately
abutting property.
(6)
Certification by the applicant's surveyor as to accuracy of
details of the plat. The error of closure shall not be less than one
in 15,000.
(7)
Dates of preparation and dates of all revisions to the plan.
(8)
Name, address, signature and seal of the professional or professionals
who prepared the plans, including the following mandatory requirements:
(9)
The name, address, signature, and seal of the professional or
professionals who prepared the plans, including the following optional
requirements:
(10)
Evidence of required permits from applicable federal, state,
and county agencies.
(11)
Certification of service from all applicable utility companies.
(12)
A design view of the front, side and rear elevations of the
proposed structures.
(13)
Location, height, and use of all existing and proposed structures
on the property, indicating structures to be removed, if any, and
the distances between proposed structures or additions to existing
structures and adjacent property lines.
(15)
Layout and design of proposed parking and loading areas, including
the gradient of proposed driveways and parking facilities and the
proposed pattern of traffic circulation on the site, including pavement
markings, islands, curbs, bumper guards, and similar facilities.
(16)
Sidewalks or walkways, if any, proposed for pedestrian circulation
on the site.
(17)
The type of paving material to be used for all sidewalks, walkways,
driveways, and parking facilities.
(18)
A final landscaping plan showing the type, size, and location
of any plant material proposed and all areas proposed to be seeded
and the parties responsible for future maintenance.
(19)
Construction materials of all fences, walls, or screens.
(20)
A final grading plan, demonstrating compliance with Chapter 9 of the Code of Ordinances of the Township ("Grading and Excavating"), including erosion and sedimentation control measures.
(21)
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 by the Collier Township
Planning Commission and Township Board of Commissioners are conditional,
subject to action of the Pennsylvania Department of Transportation
pursuant to an application for a highway occupancy permit.
(22)
Soil erosion and sedimentation control plan and narrative.
(23)
If applicable, an NPDES permit obtained from the Allegheny County
Conservation District or the Pennsylvania Department of Environmental
Protection.
(24)
Final stormwater management calculations and construction drawings for stormwater management facilities as required by § 22-908 of this chapter.
(25)
Storm drainage plan, including location, pipe size, grade, direction
of flow, capacity, and material of all storm sewers and connections
to existing systems; location and invert and other elevations of all
catch basins, manholes, culverts, and other appurtenances; location
and width of all storm drainage easements; and location of surface
swales, if any.
(26)
Plans showing compliance with recommendations of the soils report,
wetlands delineation report or geotechnical engineer's report, if
applicable.
E.
Written evidence that an amenities bond for private improvements, as required by § 22-412 of this chapter, will be submitted at the time of execution of the development agreement.
F.
If any public improvements are proposed, written evidence that a performance bond, as required by § 22-411 of this chapter, will be submitted at the time of execution of the development agreement.
G.
Spaces for signatures of the Chairman and Secretary of Township Board
of Commissioners and the Chairman and Secretary of the Planning Commission,
and dates of approval.
[Ord. 686, 8/12/2015]
608.1.
Planning Commission Recommendation.
A.
At the first regular meeting of the Planning Commission after submission
of a final application, the Planning Commission shall either accept
or reject the application as complete and properly filed. The date
of the Planning Commission meeting at which the final application
is accepted as complete and properly filed shall be the official date
of filing for 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 review comments to the Planning Commission
and the applicant.
B.
Within 60 days of the official date of filing of the application,
the Planning Commission shall make a recommendation, in writing, to
the Township Board of Commissioners for approval, approval with conditions,
or disapproval of the final application. In the case of a recommendation
for disapproval, the Planning Commission recommendation shall cite
the specific requirements of this chapter which have not been met.
608.2.
Action by Township Board of Commissioners.
A.
The Township Engineer shall present a written report to the 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 application,
the Township Board of Commissioners shall either approve, approve
with conditions or disapprove the final application at a public meeting.
The Planning Commission's written recommendation shall be made a part
of the record at that meeting.
C.
A letter indicating approval, approval with conditions or disapproval
shall be mailed to the applicant within 15 days of the date of the
decision by the Township Board of Commissioners. If the final application
is not approved, the Township Board of Commissioners shall specify
the defects found in the final application and cite the requirements
of this chapter which have not been met.
608.3.
Conditional Approval. If the Township Board of Commissioners determines that certain conditions are warranted to be attached to 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 608.2 of this section. The applicant shall accept or reject the conditions attached to final approval either by giving written notice to the Township Manager or by executing the development agreement required by § 22-413 of this chapter within 30 days of the date of the meeting of the Township Board of Commissioners at which 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 final approval or execute the development agreement within the required 30 days, final approval shall automatically be rescinded without written notice to the applicant.
608.4.
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.
608.5.
Phased Approval.
A.
In the case where a land development is projected over a period of
years, the Township authorizes submission of final applications by
sections or phases of development, subject to such requirements or
guarantees for 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.
B.
All sections or phases shall conform to the preliminary 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 application shall require complete resubmission of the preliminary application in accordance with §§ 22-603, 22-604, and 22-605 of this chapter.
[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]
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]
613.1.
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.
613.2.
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]
Whether or not the land development is required to be recorded,
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]
615.1.
Failure to Execute Development Agreement and Post Amenities Bond. If the amenities bond required by § 22-611 and/or the development agreement required by § 22-610 have not been submitted to the Township within 90 days of the date of the meeting at which the Township Board of Commissioners granted final approval to the land development plan, final approval shall expire automatically, unless final approval is reinstated in accordance with § 22-616 of this chapter.
615.2.
Failure to Initiate and Pursue Construction. If construction of a land development which has been granted 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 final approval, 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 Manager shall give written notice to the applicant within 30 days of the date of expiration of final approval. Any construction which occurs after notice from the Township Manager shall constitute a violation of this chapter and shall be subject to the enforcement remedies of § 22-1105.
[Ord. 686, 8/12/2015]
616.1.
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 § 22-615.1 of this chapter, the Township Manager is authorized to reinstate the signatures of the proper officers of the Township indicating approval, provided there are no changes in the land development plan previously granted 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 final approval was granted by Township Board of Commissioners.
616.2.
Any request for reinstatement of final approval which is submitted after 180 days from the date of the meeting at which 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 §§ 22-603 through 22-614 of this chapter.
