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Borough of Oakmont, PA
Allegheny County
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Table of Contents
Table of Contents
Code
New Laws (2) Index
A. 
Prior to filing an application for preliminary approval, the prospective applicant shall contact the Borough Zoning Officer to obtain copies of ordinances and information about application procedures and to obtain the proper application forms for processing a proposed subdivision or land development.
B. 
The prospective applicant shall appear before the Planning Commission for a pre-application conference to discuss the applicable regulations governing subdivision and/or development of the property, the feasibility and timing of the application.
(1) 
In order to assist the Planning Commission in understanding the proposed subdivision or land development, a prospective applicant may submit a sketch plan at a minimum scale of one inch equals 100 feet on drawings with dimensions not exceeding 24 inches by 36 inches which contain enough detail to show the following information:
(a) 
Existing structures on the site;
(b) 
Existing zoning classification of property;
(c) 
Adjacent land uses;
(d) 
Proposed streets;
(e) 
Existing and proposed contours;
(f) 
North arrow, scale and location map;
(g) 
Legend showing the number of lots, total site acreage and minimum lot areas and lot widths;
(h) 
Feasibility of providing utilities; and
(i) 
Feasibility of providing stormwater retention.
(2) 
The prospective applicant shall be present to make a brief presentation describing the site, the sketch plan, if any, and the general nature of the anticipated subdivision and land development.
C. 
No fee shall be charged for a pre-application conference. Voluntary submission of a sketch plan by a potential applicant for discussion at a pre-application conference shall not constitute filing of an official application for approval of a subdivision or land development and the pre-application conference shall not result in the approval or disapproval of the sketch plan.
(1) 
This opportunity is afforded to prospective applicants to obtain information and guidance prior to entering into binding commitments or incurring substantial expenses for plan preparation.
A. 
The applicant shall file 12 copies of an application for preliminary approval to the Borough Zoning Officer using a form provided by the Borough. Refer to the "official date of filing."
B. 
The preliminary application shall not be considered to be complete and properly filed unless and until all items required by § 182-11 of this chapter, including the application fee, have been received.
C. 
Upon receipt, copies of the application shall be distributed to:
(1) 
Each member of the Planning Commission.
(2) 
The Borough Engineer.
(3) 
The Borough Zoning Officer.
(a) 
The Borough Zoning Officer shall submit one copy of the application to the Allegheny County Department of Economic Development for review and comment within five days of receipt. Copies may also be referred to other appropriate review agencies at the request of the Planning Commission.
(b) 
Other review agencies may include:
[1] 
Pennsylvania Department of Transportation.
[2] 
Pennsylvania Department of Environmental Resources.
[3] 
Allegheny County Department of Engineering and Construction.
[4] 
Allegheny County Department of Health.
[5] 
Allegheny County Conservation District.
[6] 
United States Army Corps of Engineers.
[7] 
Borough of Oakmont Fire Department.
[8] 
Municipal Authority of the Borough of Oakmont.
[9] 
Natural gas, electric, telephone and cable television suppliers.
[10] 
Postmaster.
[11] 
Federal Aviation Administration.
[12] 
Adjoining municipalities.
D. 
Subdivision plans which propose 20 or more single-family lots and all land developments which propose multifamily developments containing 10 or more dwelling units or any nonresidential development shall be referred to the Borough Engineer for review of traffic impact. If it is determined that a traffic study is warranted, the cost shall be borne by the applicant.
E. 
The preliminary application will be assessed for completeness in accordance with § 182-15.
A. 
All applications for preliminary approval of a subdivision and/or land development shall include the following:
(1) 
Completed application form (form supplied by the Borough);
(2) 
Application filing fee, as required by § 182-64 of this chapter;
(3) 
Twelve copies of a preliminary plat, containing the following information:
(a) 
A written legal description of the property, including metes and bounds.
(b) 
A boundary survey by a registered professional surveyor and topographical survey of the total proposed subdivision by a registered engineer or registered surveyor. If the developer intends to develop a tract of land in phases, the preliminary plat must include the total tract.
(c) 
The proposed name of the subdivision or land development.
(d) 
The name, address, certification and seal of the registered engineer or registered surveyor who prepared the plat and the registered surveyor who did the survey shown on the plat.
(e) 
The names and addresses of the developer and, if the developer is not the landowner, the names and addresses of the landowner.
(f) 
The names of all adjoining property owners.
(g) 
The proposed street layout in the subdivision, indicating whether the streets are proposed to be public or private.
(h) 
The layout of lots (showing scaled dimensions), lot numbers and the area of lots in square feet.
(i) 
Parcels of land proposed to be reserved for schools, parks, playgrounds or other public, semipublic or community purposes.
(j) 
The legend and notes.
(k) 
Front building lines.
(l) 
The graphic scale, North point and date.
(m) 
A location map showing the plan name and location; major existing thoroughfares related to the site, including the distance therefrom, title, graphic scale and North point.
(n) 
Existing and proposed contours at intervals of elevation not more than five feet where the slope is 10% and at intervals of not more than two feet where the slope is 10% or less.
(o) 
Existing streets and rights-of-way on or adjoining the site, including dedicated widths, roadway widths, approximate gradients, types and widths of pavements, curbs, sidewalks and other pertinent data.
(p) 
Existing and proposed easements, locations, widths and purposes.
(q) 
Proposed public improvements. The size of each should be shown and the location of, or distance to, each existing utility indicated.
(r) 
The existing platting of land adjacent to the site. All existing buildings, sewers, water mains, culverts, petroleum or high-pressure gas lines and fire hydrants on or within 200 feet of the site shall be shown.
(s) 
Tabulation of site data, including total acreage of land to be subdivided, the number of residential lots, typical and minimum lot sizes, the acreage in the subdivision or land development and the acreage in any proposed recreation or other public areas.
(t) 
Existing watercourses, wetlands, tree masses, unique habitat or vegetation areas and other significant natural features.
(u) 
Plans for the management of stormwater.
(v) 
Areas subject to periodic flooding, as identified on the current Official Map for the Borough issued by the Federal Insurance Administration.
(w) 
A traffic impact report, if required by § 182-47 of this chapter.
B. 
Additional requirements for land developments. For all applications which propose a land development, as defined herein, for multifamily housing containing 10 or more dwelling units or any nonresidential purpose, the following information also shall be required to be submitted as part of the preliminary application:
(1) 
Where evidence exists of undermining, landslide prone soils or other geologic hazards on the site, a geologic report by a qualified registered professional engineer regarding soil and subsurface conditions and the probable measures needed to be considered in the design of the development, the location of structures and the design of foundations, if any.
(2) 
Data from the United States Soil Conservation Service concerning soil conditions and water resources.
(3) 
A soil erosion and sedimentation control plan prepared by a person trained and experienced in control methods and techniques which conforms to the requirements of the Pennsylvania Clean Streams Law[1] and Chapter 102 of the Rules and Regulations of the Pennsylvania Department of Environmental Resources governing Erosion Control. The plan shall be approved by the Allegheny County Conservation District.
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
(4) 
A report evaluating the impact of the development on existing off-site public facilities and utilities, including, but not limited to, storm sewers, sanitary sewers, parks, and schools.
(5) 
A landscaping plan showing compliance with all applicable buffer area and landscaping requirements of the Borough Zoning Ordinance.[2]
[2]
Editor's Note: See Ch. 205, Zoning.
(6) 
Twelve copies of a land development plan, as defined by this chapter, which includes the following information:
(a) 
The zoning classification of the area to be subdivided and/or developed.
(b) 
The proposed use, location, area, height and bulk of all existing and proposed structures and dimensions of all yards.
(c) 
The layout of parking areas and a computation of the number of parking spaces to be provided.
(d) 
Patterns of pedestrian and vehicular circulation on the site, ingress, egress, and circulation into and out of the site.
(e) 
Location, size and specifications for private improvements such as streets, curbs, sidewalks, driveways, parking areas, landscaping strips or planters, wheelstops and the like.
(f) 
Location, size and specifications for public improvements, if any.
(g) 
Location and specifications for lighting of parking areas and walkways.
(h) 
The location and types of proposed landscaping materials.
(i) 
Dates of preparation and revision to the plan.
(j) 
Evidence of preparation by a registered engineer.
A. 
General procedure:
(1) 
After a preliminary application has been approved by Borough Council, the developer may proceed by filing either of the following types of applications:
(a) 
A final application without final plat approval, whereupon required improvements are installed prior to a request for final plat approval; or
(b) 
A final application, including final plat approval, together with the completion bond to guarantee proper installation of required improvements in the plan.
(2) 
In either case, the applicant shall submit eight copies of the final application to the Borough, at least 10 working days, but no sooner than 20 working days, prior to the regular meeting of the Planning Commission. A copy of the approved preliminary plan shall accompany the final application.
(3) 
Upon receipt, copies of the application shall be distributed to the Borough Engineer, members of the Planning Commission and the President of the Borough Council.
B. 
Final application including final plat approval.
(1) 
A final application shall not be considered to be complete and properly filed unless and until all items required by § 182-12 of this chapter, including the application fee, have been received.
C. 
Final application without final plat approval.
(1) 
In the case of a final application which does not include final plat approval, the completion bond required by § 182-12 shall not be required; however, all other materials required to complete a final application, including the final plat required by § 182-12, shall be submitted.
(a) 
The application fee shall be submitted at the time of filing the final application without plat approval and additional fees shall not be charged at the time of the request for final plat approval, if the request for final plat approval is submitted within 12 months of the date of submission of the final application without plat approval.
A. 
All applications for final approval of a subdivision and/or land development shall include the following:
(1) 
Completed application form supplied by the Borough.
(2) 
Application filing fee, as required by § 182-64 of this chapter.
(3) 
The recorded plan deposit required by § 182-23 of this chapter.
(4) 
One copy of the approved preliminary plan.
(5) 
Construction plans for public improvements prepared by a registered engineer drawn at a minimum scale of one inch equals 50 feet on sheets measuring 24 inches by 36 inches showing the following:
(a) 
Conformity with the Design Standards specified in Article VIII of this chapter and all applicable standards of the Borough Public Improvements Code;
(b) 
Plan and profile drawings of each street in the plan and at least 200 feet beyond the limits of the plan;
(c) 
Cross-sections at intervals not to exceed 50 feet and extending 50 feet on each side of the street center line or 25 feet outside of the street right-of-way, whichever is greater;
(d) 
All drainage easements over private property;
(e) 
The location of all necessary sewers, manholes and catch basins;
(f) 
The top and invert elevation of each inlet and manhole, together with the grade and material of construction of each storm sewer line;
(g) 
The grade line, distance and pipe size of each line in the storm drainage system within the plan and any storm drainage system immediately adjacent thereto;
(h) 
All pipe sizes and distances shown by plan and profile;
(i) 
Sanitary sewers, showing the top and invert elevations of manholes together with the grade and material of construction of each sewer line, approved by the Municipal Authority of the Borough of Oakmont;
(j) 
Waterlines and material of construction, approved by the Municipal Authority of the Borough of Oakmont.
(6) 
Areas set aside for underground utilities, including, but not limited to, electric, telephone, cable TV and natural gas.
(7) 
Stormwater management plan, including computations.
(8) 
Erosion and sedimentation control plan as filed with the Soil Conservation Service (SCS), including a copy of the transmittal letter and evidence of the SCS approval.
(9) 
Completion bond to guarantee proper installation of public improvements as required by § 182-20 of this chapter and common amenities, except in the case of final applications without final plat approval, as provided for in § 182-16 of this chapter.
(10) 
Final covenants and restrictions applicable to the plan, if any; and
(11) 
Final plat in accurate and final form for recording which clearly delineates the following:
(a) 
Accurate boundary lines, with dimensions and bearings.
(b) 
Accurate locations of all existing and recorded streets intersecting the boundaries of the tract of land described in the final plat.
(c) 
Street names.
(d) 
Complete curve data for all curves included in the final plat, including radius, arc length, chord bearing and chord distance. Lines which join these curves that are nonradial or nontangential should also be so noted.
(e) 
Street lines with accurate dimensions in feet and hundredths of feet.
(f) 
Lot numbers, dimensions and area in square feet.
(g) 
Easements for public improvements and any limitations on such easements.
(h) 
Accurate dimensions of any property to be reserved for public, semipublic or community use.
(i) 
Location, type and size of all concrete monuments and lot markers in accordance with the requirements of § 182-37 of this chapter and an indication of whether they were found or set.
(j) 
The name of the subdivision or land development.
(k) 
The names and addresses of the developer, and, if the developer is not the landowner, the names and addresses of the landowner.
(l) 
The North point, graphic scale and date.
(m) 
Certification and seal by a registered surveyor to the effect that:
[1] 
The plat represents a survey made by him, showing the status of all monuments; and
[2] 
All surveying requirements of this chapter have been fully complied with.
(n) 
Certification by a registered professional engineer regarding compliance with all engineering requirements of this chapter.
(o) 
Certification clause, as required by Allegheny County Planning Commission, regarding the dedication of streets and other property.
(p) 
A place on the plat for approval by the Planning Commission, Borough Council, the Borough Engineer and the County Planning Commission.
(q) 
Final building lines.
(12) 
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).[1]
[1]
Editor's Note: See 36 P.S. § 670-420.