ARTICLE IV - APPLICATION INFORMATION 1. SKETCH PLAN APPLICATION GUIDELINES 1. Sketch plan information. Pre-application sketch plans should show or be accompanied by the following information: A. A brief narrative describing the proposed project. B. A site plan, drawn to scale. C. Names and addresses of the landowner, developer and applicant. D. Name of the firm that prepared the plan. E. Location map, at scale, that clearly identifies the location of the property. F. North arrow, written and graphic scales. G. Name of the municipality (or municipalities) where the project is located. H. Significant natural and man-made features (e.g., floodplains, watercourses, tree masses, undermined areas, existing structures, etc.). I. A site analysis, prepared in accordance with S5.1.2. J. Proposed street, parking, building and lot layout. K. Existing zoning of subject property and zoning of adjacent property. L. Approximate location and type of any existing utilities and easements. M. Statement explaining the proposed method of water supply and sewage disposal. N. Any other relevant information. 2. PRELIMINARY PLAN SUBMITTAL REQUIREMENTS 1. Preliminary plan application contents. All applications submitted for preliminary approval shall show or be accompanied by the following information: A. Project description 1. A brief narrative describing the proposed project. 2. 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. 3. Name, address, and phone number of the owner of record, developer, and applicant. 4. Name, address, and phone number of the firm that prepared the plans; and name, signature, registration number, and seal of engineer, surveyor, landscape architect, and/or architect involved in the preparation of the plans. 5. North arrow and graphic scale. 1. Site location map, taken from a U.S.G.S. quadrangle map. The location map shall be at scale and of size sufficient to show clearly where the project is. Include quadrangle sheet name. 2. 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. 3. Existing platting of land adjacent to the site, and the names of any adjacent land owners not in a previously recorded plan. 4. Schedule of zoning district requirements, including area and bulk regulations, density, coverage, and building and yard requirements. Show zoning of all adjacent land. 5. List any variances or other zoning approvals which are being requested or which have been granted by the municipality. 6. List, with supporting evidence for the request, any modifications or waivers of subdivision and land development regulations that are requested. A. Existing conditions 1. Contours, shown at two foot vertical intervals; except where slopes exceed 40%, at ten-foot intervals. Show existing contours with dashed lines and number clearly. State location and elevation of datum to which contour elevations refer. Datum used shall be a known, established benchmark. Contours plotted from U.S.G.S. quadrangle maps shall not be acceptable. 2. Steep slopes, with categories of slope delineated as follows: a. 25 to 40 percent; b. Greater than 40 percent. 1. Soils. Identify soil series as shown in the Soil Survey of Allegheny County. Plot soil limit lines on the base map. 2. Regulated waters of the Commonwealth and required set-back as defined in Title 25. Environmental Resources, Chapter 105, Dam Safety and Waterway Management. If any part of the site lies within a flood plain, as indicated on a certified FEMA map, plot the floodway and 100-year flood plain boundary on the base map and reference the community panel number, map name, date, and map panel numbers. 3. 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 defined in Section 2.2.106. Show number, species, size and approximate location of all trees with a DBH of 24" and over, proposed to be disturbed. 4. 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. 5. 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. 6. Significant cultural features, including cemeteries, burial sites, archeological sites, historic buildings, structures, plaques, markers, or monuments. Show approximate location and cite source information. 7. Existing structures. Show approximate location and type. If an existing structure is proposed to be demolished, show clearly on the plans. 8. Existing streets, roads, alleys, driveways, or other means of access located on or within 100' of the site. Include name, jurisdiction of ownership, width and location of right-of-way and existing grades. 9. Existing utilities, including any related easements or rights-of-way. Show approximate location. Identify purpose and ownership. 10. 11. 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. 12. Airport noise contours and airport hazard areas. Show approximate location and cite source information. 13. Public water supply wells; wellhead protection areas as per Sect. 2.2.104; riverain raw water intakes within 2,000 feet of the proposed development. A. Proposed conditions: For all proposed subdivisions and land developments the following information shall be provided: 1. 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 non-residential developments show the total square footage of all proposed buildings, percent lot coverage, the number of parking spaces required, and the number provided. 2. All required yards and building setback lines. Show any required buffer yards. 3. Proposed streets. Show location, width of cartway and right-of-way. Provide centerline profiles for all proposed streets or any existing streets to be improved. 4. Proposed lot layout. Show lot widths and lot lines in scaled dimensions, and lot areas in square feet. Show proposed lot numbers. 5. For non-residential and multi-family developments, show proposed buildings, parking areas, access drives, driveways, and any other significant proposed feature. 6. Proposed utilities and related easements. Show points of connection to existing utilities. 7. Proposed pedestrian and bicycle circulation routes, including any easements or rights-of way. 8. Proposed public or semipublic areas, reserved areas, open space areas, and any related conditions or restrictions. 9. Proposed grading, with existing and proposed contours at a two (2) 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: a. Approximate finished floor elevations of proposed buildings. b. Approximate grades on all handicapped parking spaces and related access routes. c. 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. 10. Storm water management report, which shall include the following information: a. Name of the watershed in which the proposed development is located, and the (sub)basin release rate percentage. b. Map taken from the U.S.G.S. 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. c. Method and standards used in design of storm water management facilities (i.e., Rational, TR-55, other). d. Preliminary calculations, including pre- and post- development run-off and approximate basin storage volumes. e. Approximate location of any proposed permanent stormwater management facilities, such as detention basins, storage tanks, sumps, outlet structures, inlets, manholes, piping, permanent swales, or etc. 11. Preliminary soil erosion and sedimentation pollution control plan. 12. Landscape plan, including the names, sizes, quantities, and approximate location of all proposed plant materials. B. Other Required Information: 1. Traffic impact study: Where the proposed development will generate 100 or more peak hour vehicle trips per day or any residential development which proposes 100 or more dwelling units. 2. 3. Geotechnical report: Where the site proposed for development contains land-slide prone soils, a soils engineer shall conduct studies to determine the exact location of the landslide-prone areas. Such areas shall be clearly identified on the base map. 4. Subsidence risk assessment: Where evidence exists that sub-surface mining has occurred one hundred (100) feet or less below the surface of the site proposed for development, a Subsidence Risk Assessment, prepared by a qualified professional geotechnical engineer, shall be provided. 5. Soil contamination assessment: Where the proposed subdivision or land development site contains any hazardous substances, then a geotechnical report and a remedial investigation/feasibility study shall be provided. 6. Sewage facilities planning module: A copy of the completed "Application for Sewage Facilities Planning Module," as filed with the Pennsylvania Department of Environmental Protection or the Allegheny County Health Department; or a letter from the appropriate Department stating that a sewage facilities planning module is not required. 7. Existing restrictions: Where the land proposed to be developed or subdivided contains any existing covenants, grants of easement, private deed restrictions, or other restrictions, a copy of the recorded document; or, in the absence of a recorded document, then a letter from the holder of the restriction stating any conditions on the use of the land. 8. Schedule of phased developments: If the applicant proposes to construct the development in phases, the applicant must submit a schedule of the projected dates that the final application for each phase will be filed. 2. FINAL PLAN APPLICATION REQUIREMENTS 1. Final plan application content: All applications submitted for final approval shall include, in accurate and final form, all of the information required for preliminary plan submittals; however, supporting maps and information need not be resubmitted if there have been no changes to that information. Applications for final approval shall include the following: A. A copy of the approved preliminary plan. B. Final plat, in accurate and final form for recording. The final plat shall include the following: 1. Title block, placed in the lower right hand corner and containing the following information: a. The name and location of the subdivision or land development, the plan date, and the date of any revisions. b. The name, and plan book volume and page numbers of the previously recorded plan, if any. c. Name, address, and phone number of the owner of record and the developer. d. Name, address, and phone number of the firm that prepared the plans, and the name, seal, and registration number of the surveyor who prepared the plan. e. Sheet number, north arrow, and graphic scale. 2. 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 one-quarter of a minute. Tract boundaries shall be determined by field survey only and shall be balanced and closed. Surveys shall be prepared in accordance with the standards contained in Appendix 3. 3. Complete curve data for all curves included in the final plat, including radius, arc length, chord bearing and chord distance. 4. Location, type, and size of all monuments and lot line markers. State whether found, set, or to be set. 5. Approved street names and street right-of-way widths. 6. Lot numbers, lot dimensions, lot areas in square feet, and building setback lines. 7. Tabulation of area data, including lots, parcels, units, areas dedicated for rights-of-way, etc., and total plan area. 8. Lot and block or tax map parcel numbers. 9. Easements and rights-of way for all public and private improvements, including widths, purposes, and limitations, if any. 10. Accurate dimensions, acreage, and purpose of any property to be reserved as public or common open space. 11. 12. Platting of adjacent property and the names of the adjacent property owners. 13. Site location map, prepared in accordance with S4.2.1.A.6 of this ordinance. 14. All required municipal certifications, which shall include the municipal engineer. 15. Certification of plat preparation and accuracy by a registered surveyor. 16. Certification of the dedication of streets and other property. 17. All other certifications, dedications, and acknowledgements, as required by Appendix 2 of this ordinance and the Allegheny County Office of the Recorder of Deeds. 18. Plats which require access to a road under the jurisdiction of the Pennsylvania Department of Transportation shall contain a notice that, before driveway access is permitted, a highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945, known as the "State Highway Law". 19. Notation on the plan of any modifications or waivers granted to the provisions of this ordinance. C. Land development plans. In addition to the above final requirements, land development plans shall include the following information: 1. Final site plan including building locations, parking areas, roads and access drives, landscaping and bufferyards. 2. Final grading plan, as per S5.3 of this ordinance. The final grading plan shall include all final contours, grades, floor elevations, permanent conservation measures, limit of disturbance line, typical keyway and/or benching details, and earthwork quantities in cubic yards. 3. Final storm water management plan, as per S5.15, including all final calculations. 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. D. Construction plans for public and private improvements, prepared by a registered professional, drawn at a scale no smaller than 1 inch = 50 feet on sheets measuring 24" x 36". The construction plans shall show the following: 1. Conformity with the Design Standards specified in Article V of this ordinance. 2. Plan and centerline profile drawings of each street in the plan and extending at least 200 feet beyond the plan. Street profiles shall include complete vertical curve information. 3. At least three cross-sections at intervals no greater than 100 feet, extending at least 50 feet from the street centerline to each side, or extending 25 feet from the right-of-way line to each side, whichever is greater. 4. The location of all existing and proposed sanitary sewers, storm sewers, manholes, catchbasins, and endwalls within the site, and all necessary extensions thereof beyond the site. 5. By plan, all pipe sizes, distances, and directions of flow. Show sanitary sewer wye locations, including a station for each wye as measured from the downstream manhole. 6. By profile, all pipe sizes, materials, distances, and grades; and top and invert elevations of all manholes, catchbasins, and endwalls. Show existing and proposed ground. 7. All construction details for storm water detention facilities, including any intake control structures, discharge control structures, underground storage tanks, sumps, and storm water detention basins. 8. The locations of all other existing and proposed utilities including gas, water, fire hydrants, electric, telephone, and cable TV. 9. All easements and rights-of-way for public improvements. E. Permits and approvals. The applicant shall submit certified copies of all permits and approvals required by applicable federal and state laws and county codes and regulations, including without limitation the following: 1. Allegheny County Conservation District adequacies and permits. 2. Federal Aviation Administration and PennDot Bureau of Aviation approvals where required. 3. Pennsylvania Department of Environmental Protection sewage facilities permits, general permit, wetland encroachment permits, stream encroachment/obstruction permits, etc. 4. County of Allegheny and Commonwealth of Pennsylvania permits for any proposed roads or driveways. 5. Water supply certification as required by S5.13.2.C. IV-11