[HISTORY: Adopted by the Council of the Municipality
of Murrysville 7-14-1981 by Ord. No. 61-80. Amendments noted where
applicable.]
This chapter shall be known and may be cited
as the "Municipality of Murrysville Land Operations Ordinance."
The purpose of this chapter is to provide minimum
standards to safeguard persons and property; to protect and promote
the public welfare by regulating the design, construction, quality
of materials, use, locations and maintenance of grading, excavation,
embankment and fill; and to prevent excess erosion, hazardous rock
and soil slippage, sediment production and other soil and water management
problems. This chapter shall also regulate the surface treatment of
land and the handling and transportation of certain materials over
public streets and ways.
A.
The present tense shall include the future, masculine
shall include the feminine and neuter; the singular includes the plural,
and the plural includes the singular and, when terms are not defined,
they shall have their ordinarily accepted meanings or such as the
context may imply.
B.
BEDROCK
BUILDING PERMIT
CHIEF ADMINISTRATOR
CODE ENFORCEMENT OFFICER
COUNCIL
DIRECTOR OF FINANCE
DIRECTOR OF PUBLIC WORKS
EMBANKMENT
ENGINEER, MUNICIPAL
ENGINEER, PROFESSIONAL
EROSION
EXCAVATING
EXCAVATION
FILL
FILLING
GRADE, FINISHED
GRADE, ORIGINAL
GRADIENT
GRADING
HAZARD
INSPECTOR
LAND OPERATION
LAND OPERATIONS PERMIT
LAND RECLAMATION PROJECT
LANDSCAPE ARCHITECT
MUNICIPALITY
PERSON
PIPELINE
PLANNING COMMISSION
PREMISES
RETAINING WALL
SITE
SITE PLAN
STANDARDS
SURVEYOR, PROFESSIONAL
TOE OF SLOPE
TRANSPORTING OPERATION
The following terms shall have the meaning indicated
when used in this chapter.
Natural rock layer, hard or soft, in place at ground surface
or beneath unconsolidated surficial deposits.
A permit to construct or alter a structure, pursuant to the
provisions of the Municipality of Murrysville Building Code, adopted
as Ordinance No. 152A-77,[1] or any subsequent ordinance as is then in force.
The chief appointed executive empowered with the duties and
responsibilities of administration of all municipal business, except
as otherwise provided by applicable law.
That appointive employee of the Municipality responsible
for the enforcement of subdivision, building and related structural
and land use codes in the Municipality.
The elective legislative body of the Municipality.
The chief appointed fiscal officer of the Municipality who
is responsible for all monetary matters of the Municipality.
The appointive employee responsible for the construction,
operation and maintenance of roads and facilities owned and maintained
by the Municipality.
A raised mass of soil, granular material, shale, rock or
random material that presently exists or is proposed for construction
above original ground.
The professional engineer appointed by the Municipality of
Murrysville.
A person licensed by the Commonwealth of Pennsylvania to
practice engineering and who is knowledgeable in the branch of civil
engineering.
The detachment and movement of soil or rock fragments by
water, wind, ice or gravity, including such processes as gravitational
creep.
Any act by which earth, sand, gravel, rock or any other similar
material is cut into, dug, quarried, altered by blasting, uncovered,
removed, displaced, relocated or bulldozed. "Excavating" shall not
be interpreted to mean an act to remove subsurface minerals or other
materials which act takes place solely underground or by surface mining.
The end result of excavating.
The end result of filling.
Any act by which earth, sand, gravel, rock or any other material
is deposited, placed, pushed, dumped, pulled, transported or moved
to a new location. A stockpile of material shall not constitute a
fill.
The average elevation of the finished ground surface at the
location of any proposed excavation, embankment or fill.
The average elevation of the existing ground surface at the
location of any proposed excavation, embankment or fill.
The degree of inclination of a slope, expressed in terms
of the percentage of the difference in the vertical elevation to the
horizontal distance (e.g., a gradient of 25% means a difference in
vertical elevation of 25 feet in a horizontal distance of 100 feet).
Excavating or filling or any combination thereof.
A danger or potential danger to life, limb or health, or
adverse effect or potential adverse effect to the safety, use or stability
of property, waterways, public ways, structures, utilities and storm
sewers, including air, noise or stream pollution.
A person employed by the Municipality of Murrysville responsible
for the inspection of land operations, grading or other operations
as defined within this chapter, or his authorized representatives.
An ongoing or completed operation and related activities
involving or primarily connected with reshaping of land, including
grading, removal of trees, vegetation or other natural ground cover;
transportation of fill or other material for disposal purposes; and
surfacing of land.
Any permit required under these regulations.
A land reclaiming or conservation undertaking, extending
over a site of more than one acre, involving a land operation (with
or without an extracting industry) as a continuing activity over an
extended period of time, and which will leave the land suitable for
reuse, either for new development or in a natural state as usable
open space.
A person licensed and registered under the laws of the Commonwealth
of Pennsylvania to engage in the practice of landscape architecture.
The Municipality of Murrysville, its elected and appointed
officials, employees or authorized agents.
A natural person, but shall also include a partnership or
corporation and its officers and their respective heirs, successors
and assigns.
Any pipe or conduit used for the transportation or conveyance
of any fluid or gas or any fluid- or gas-related material. The pipeline
may be constructed of any material of any size. The transportation
or conveyance may be continuous or intermittent.
[Added 2-1-2012 by Ord.
No. 855-12]
The Council-appointive body of the Municipality which reviews
and advises Council upon all matters related to planning, land use
and development in the Municipality.
A tract or parcel of land with or without habitable buildings.
A structure constructed for the purpose of supporting a cut
or filled embankment which would otherwise not comply with the standards
set forth in this chapter and which is more than four feet in height
as measured on the exposed vertical surface of the wall.
A lot, tract or parcel of land or a series of lots, tracts
or parcels of land joined together, where grading work is continuous,
performed at the same time and covered by one land operations permit.
A drawing or drawings which indicate details of existing
and intended development of a particular site in relationship to its
surroundings, including details of land use, topography, landscaping
and structures.
Those contained herein and those meanings and requirements
in applicable municipal ordinances and county, state or federal law.
A person licensed to practice land surveying within the Commonwealth
of Pennsylvania.
The beginning point of any ascending slope or, in the case
of excavation or fill on a slope, the lowermost point where the excavation
or fill joins the exposed slope surface.
The conveyance of materials for disposal or fill purposes
from one site to another site.
A land operations permit must be obtained from
the Municipality for any planned land operation within the Municipality
where the nature, extent, volume, degree or quantity or any part of
the operation exceeds the limits specified herein. One permit may
cover all land operations on the same site or premises if said operations
would not exceed the permit time frame established at issuance. Permits
for phases may be requested by the applicant for major planned developments.
These developments would include but are not limited to a residential
subdivision, a shopping center or an industrial park.
A.
Ordinary repairs. Ordinary repairs and maintenance
may be made to land operations controlled herein without application
or notice to the Municipality. Ordinary repairs or maintenance shall
not include the complete removal and replacement of impervious surfacing
material, the moving or placement of earth, as controlled herein,
or the change in type of material, size or loading on all retaining
walls, cribbing, structures, fences, drainage or appurtenances.
B.
Maintenance. The owner of the property in which a
land operations project has been conducted shall be responsible for
maintenance in good condition and repair of all retaining walls, cribbing,
drainage, structures, fences, ground cover and other protective devices
as established by permit, and further, the continued use of said area
shall be contingent upon the maintenance and upkeep, satisfactory
to the Municipality.
A.
Application. Except as provided in this subsection,
persons conducting land operations at the time of enactment of this
chapter shall apply for a permit if the operation is altered in scope
or involves transporting material on public roads or any operation
which would not be completed within six months from the effective
date of this chapter. All such affected operations shall apply for
a permit in compliance with this chapter within two months of the
effective date of this chapter.
B.
Damage or alteration under 25%. The requirements of
this chapter shall not apply, provided that, within any twelve-month
period, work constituting 25% or less in quantity of a land operation
is undertaken for repair of damage beyond the owner's control or alteration
subsequent to completion.
C.
Previous approval. Any land operations project controlled
herein previously approved by the Municipality shall be completed
within 12 months of the effective date of this chapter or the owner
or approved agent shall apply for a permit in compliance with this
chapter.
A.
General. The Code Enforcement Officer or, in his absence,
an authorized agent shall enforce all of the provisions of this chapter
and shall act on any question relative to the mode or manner of construction
and the materials to be used in any land operations project controlled
herein.
B.
Administrative procedures. The Chief Administrator
shall, as may be necessary in the interest of public safety, health
and general welfare, establish administrative procedures to implement
the provisions of this chapter to secure the intent thereof, but such
procedures shall not have the effect of waiving any provision or requirement
of this chapter.
C.
Entry.
(1)
General. In the discharge of their duties, any authorized
representatives of the Municipality or the surety shall have the authority
to enter at any reasonable hour any site or premises regulated by
this chapter to enforce the provisions contained herein.
(2)
Jurisdictional cooperation. The assistance and cooperation
of all other officials and agencies in the Municipality shall be available
to the Code Enforcement Officer as required in the performance of
his duties.
A.
Application. The owner or representative for a land
operations project shall make a detailed written application to the
Code Enforcement Officer for any change or deviation from the plans,
specifications or description of work after original permit issuance.
B.
Written modification. The Code Enforcement Officer,
upon the advice and concurrence of the Municipal Engineer on the application
request, shall issue a modified permit, provided that the following
does not apply:
C.
The requested modification involves a change on a
Municipality-approved commercial site plan, subdivision or other operation
or project controlled by the Zoning and Subdivision/Land Development
Ordinances[1] in which access opening, size, location and landscaping
of buildings, driveways, roadways, parking facilities and major drainage
facilities would be affected.
D.
The requested modification involves waiver of any
condition or requirement of this chapter or applicable law, as may
be in effect at that time.
A.
Preliminary inspection. The Code Enforcement Officer
shall examine or cause to be examined all sites or premises for which
an application for a land operations permit has been filed prior to
issuing a permit.
B.
Accredited inspection services. If after review of
the application, the Municipal Engineer recommends on-site inspection
by an independent agency, or if Council requires such inspection as
a condition of its approval, the Code Enforcement Officer shall require
inspection of this type as a permit condition. Inspection by an independent
agency selected by the applicant from a municipally approved list
of the same will be required. The requirement of an independent agency
will be only for unusually difficult situations where the inspection
is beyond the capacity of the Municipality. The inspection agent shall
be a registered professional engineer or shall have at least five
years' experience in the type of work he is to inspect and under the
direct supervision of a registered professional engineer. The inspection
agent shall furnish inspection on the work as directed by the Municipality.
The services of the inspection agent shall be solely the owner's expense.
The inspection agent shall submit periodic inspection reports to the
Municipality as prescribed in its approval. The Municipality shall
issue a stop-work order in the event of a failure in submittal of
a prescribed inspection report, or upon a finding of the Municipal
Engineer that the work is not safe, stable, workmanlike or in accordance
with the owner's land operations plan approved by the Municipality.
In the event that the applicant's land operations plan encompasses
work for improvements which are required as a condition of subdivision
and/or land development approval, then and in such event, the arbitration
provisions of the Pennsylvania Municipalities Planning Code § 510(g)[1] (Act of 1968, as amended by Act 170 of 1988, and as may
thereafter be amended from time to time) shall control the subject
land operations application.
[Amended 8-19-1991 by Ord. No. 292-91]
[1]
Editor's Note: See 53 P.S. § 10510,
Subdivision (g).
C.
Municipal inspection. In those instances where the
nature of the work does not require the employment of an inspection
agent, inspection shall be made at frequent intervals and at the following
specific stages of the work by the Code Enforcement Officer or his
authorized agents. These periodic inspections shall not constitute
final approval of the work.
(1)
Initial. When work on the project is about to be commenced.
(2)
Rough grading. When all rough grading has been completed.
(3)
Drainage facilities. When drainage facilities are
to be installed and before such facilities are backfilled.
(4)
Special structures. When excavations are completed
for retaining and crib walls and when forms and reinforcing steel
are in place, but before concrete is placed.
(5)
Final inspection. When all work, including the installation
of all drainage and other structures, has been completed.
D.
Inspection notification and reports. The permit holder
shall notify the Code Enforcement Officer or his agent at least two
normal business days prior to the time the inspection is to be made.
The Code Enforcement Officer shall cause to be made and maintain a
record of all such inspections and of all violations of this chapter.
If after proper notification, the Code Enforcement Officer shall fail
to make the inspection, the permittee may proceed to continue work
without additional delay.
A.
When permit is required. A land operations permit must be obtained from the Municipality in the following instances, except when included in the operations for which a permit is not required under Subsection B below. A single permit involving a single site may include any one or all of the kinds of operations to be performed in connection with that site. When more than one site is involved, such as excavating at the site and filling at another, separate permits for each site shall be required. Separate permits shall also be required for any transporting operation not involving a site in the Municipality where the operation would otherwise require a permit under Subsection A(1) below.
(1)
Grading involving 500 cubic yards or more.
(2)
Grading involving less than 500 cubic yards will be
subject to permit requirements under the following conditions:
(a)
An excavation or fill, for any reason whatsoever,
of five feet or more in vertical depth at its deepest point, as measured
from the natural ground surface of any slope with a gradient of 20%
or more or a slope ratio greater than 5:1.
(b)
Any grading involving an area of 2,500 or more
square feet for areas recognized by the Soil Survey of Westmoreland
County, Pennsylvania, or better source, as containing landslide-prone
soils.
(c)
An encroachment on or alteration of an existing
drainage channel or watercourse.
(d)
In an easement for public sewer, water main,
storm drain or any public utility in excess of 200 linear feet when
said is not included or part of an approved subdivision and land development
plan.
(e)
Any area that, in the opinion of the Municipal
Engineer, is subject to surface or subsurface drainage conditions
that would aversely affect the stability of slopes on the site or
adjacent properties.
(3)
Removal of trees, vegetation, topsoil or other natural
ground cover:
(a)
Over an area in excess of 10,000 square feet.
(b)
On any slope with a gradient in excess of 20%
or a slope ratio greater than 5:1 when, in the opinion of the Municipal
Engineer, the removal of such ground cover could affect the stability
of the existing slope.
(d)
In an area of mature tree stand where 50% or
more of the trees have an outer caliper measurement of 15 inches.
(4)
Surfacing and paving of land other than streets, roads
or ways with hard surface or compacted nonpermeable material, such
as asphalt, concrete or slag, with an area in excess of 4,000 square
feet.
(5)
Transportation of any material for disposal or filling
purposes over public streets not under maintenance bond in excess
of 500 cubic yards for an individual site.
B.
When permit is not required. A land operations permit
will not be required by this chapter for any of the following conditions:
(1)
Grading or paving for street improvement when a municipal
road occupancy permit is required.
(2)
An excavation or fill below finished grade for basements, footings or foundations of single-family residential structures or any aboveground structure, swimming pool or underground structure, other than as provided in Subsection A(2)(a), when the grading is authorized by a valid building permit. A grading permit will not be required for the temporary stockpiling on the same site of the material from such excavation.
(3)
The normal moving of earth required for the conduct
of farming and agricultural activities or for the grading or landscaping
for single-family premises not exceeding 1 1/2 acres.
(4)
The normal moving of the earth for the Department
of Public Works maintenance activities.
C.
Form of application. Written application for a permit
shall be made on a form prescribed for that purpose by the Municipality
and shall include such plans and detailed information as may be required
in accord with application specifications adopted by the Municipality.
(1)
Initial submission.
(a)
The application shall include a plot plan identifying
any site involved, with official street address, property dimensions
and designation of Deed Book volume and page. Such plan shall also
show existing and proposed buildings, except for single-family residential
subdivisions and other structures and adjacent streets and public
or private property.
(b)
Plans or statements clearly describing the nature
and extent of the operations and computations of quantities of grading
shall be included, so that necessary fees can be determined. All plan
drawings shall be to scale and on prints no larger than 30 inches
by 42 inches in size, one original reproducible and one copy shall
be submitted. Major excavations shall submit an additional four copies.
(2)
Subsequent submission. Additional information which
the Municipality may determine is necessary to evaluate the proposal
shall be submitted, if not included in the initial submission. This
information may include but shall not be limited to the following:
(a)
General plans showing the plan of work, cross
sections, present and proposed contours, description of any coal workings
(known or which after reasonable examination can be ascertained),
location of utilities, sewers and drains, details or surface protection,
walls, cribbing and other structures on the site.
(b)
Specifications which shall set forth details
of the work, such as materials, methods, procedures, insurance and
estimated dates for starting and completing the work.
(c)
Calculations by a registered professional engineer
showing the safety of any existing or proposed earth-retaining structures
and the design earth pressures for these structures.
(d)
A subsurface investigation and evaluation by
a registered professional engineer qualified in soils engineering,
including test borings, test pits and on-site visual evaluation.
(e)
Where a fill is involved, the following additional
information may be necessary:
[1]
A plan showing proposed preparation of natural
ground surface by benching and by removal of topsoil, vegetation and
other materials.
[2]
A description of surface and subsurface drainage
control.
[3]
Results of stability analysis.
[4]
A description of the kind of material to be
used in fill.
[5]
A description of intended moisture density control
of fill.
[6]
A description of the method of compacting fill
and thickness of layers to be used in such compacting.
[7]
A description of control tests to be made prior
to and during the process of filling and the names of persons or agencies
responsible for making the tests.
(f)
An erosion and sedimentation control plan in
conformance with applicable regulations.
(3)
Character of required data.
(a)
Drawings. All plans, other than plot plans,
calculations and grading specifications, shall be prepared to scale
and in approved size by a registered professional engineer or a registered
landscape architect or a registered surveyor and shall be submitted
with his seal.
(b)
Soil analysis. Unless otherwise approved by
the Municipality, any analysis and design pertaining to soils engineering
or any required soil tests shall be made under the direction of a
registered professional engineer practicing in that field of expertise.
(4)
Amendments to application. Subject to the limitations of § 124-8, Modifications after original permit issuance, amendments to the plan, application or other records accompanying the same may be filed at any time before completion of the work for which permit is sought or issued, and such amendments shall be deemed part of the original application and shall be filed therewith.
(5)
Time limitation of application. An application for
a land operations permit for any proposed work shall be deemed to
have been abandoned six months after date of filing, unless such application
has been diligently prosecuted or a permit shall have been issued,
except that for reasonable cause, the Code Enforcement Officer may
grant one extension of time for an additional period not to exceed
90 days.
A.
Action on application. The Code Enforcement Officer
shall examine or cause to be examined all applications for land operations
permits and amendments thereto within a reasonable period of time,
not to exceed 60 days, after filing. If he so determines, upon review
and recommendations by the Municipal Engineer, that the proposed work
conforms to the requirements of this chapter and all laws and ordinances
applicable thereto, he shall issue a permit therefor as soon as practicable.
If the application or the plans do not conform to the requirements
of all pertinent laws, he shall reject such application, in writing,
stating the reasons for rejection.
B.
Suspension of permit. Any permit issued shall become
invalid if the authorized work is not commenced within six months
after issuance of the permit or if the authorized work is suspended
or abandoned for a period of six months after the time of commencing
work, except that the Code Enforcement Officer may, for reasonable
cause shown by the applicant, grant one or more extensions of time
not exceeding 90 days each. The applicant must submit a detailed written
reason why an extension is justified prior to the expiration of the
time limits specified herein.
C.
Revocation of permit. Whenever the work for which
a permit has been issued is not being performed in conformity with
the plans, specifications and descriptions filed with the application,
or when the conditions placed on a permit or project are not being
observed, or in the case of any false statement or misrepresentation
of fact in the application on which the permit or approval was based,
the Code Enforcement Officer may revoke a permit or approval issued
under the provision of this chapter.
D.
Posting of permit. A true copy of the permit issued
by the Code Enforcement Officer shall be displayed and maintained
in a conspicuous place at the site, plainly visible to the general
public from adjacent streets, and kept there for the duration of the
operation. In cases of transporting operation where a permit is not
otherwise required in connection with an on-site land operation, the
true copy of the permit issued shall be kept at each origin or destination
site of the operation within the Municipality, and each vehicle shall
carry a replica of the permit for identification.
A.
Payment of fees. A permit shall not be issued until the fees prescribed in § 124-15 have been paid.
B.
Bonds and certificate of insurance. A permit shall not be issued until the bonds and certificate of insurance prescribed in § 124-16 have been provided and approved by the Director of Finance and the Solicitor.
C.
Compliance with permit and plans. All work shall conform
to the approved application and plans for which a permit has been
issued and any approved amendments thereto.
D.
Prescribed conditions. In the interest of public health,
welfare and safety, additional items may be appended to, stated on
and made a condition of the work permitted. These conditions may include
but shall not be limited to:
(1)
A reasonable time limit for completion of the work.
(2)
Limitations upon the hours of the day, days of the
week for performance of the work covered by the permit and/or travel
on public streets.
(3)
Construction of additional drainage facilities, berms,
terracing or cribbing.
(4)
Tests of soil or other material used or involved in
the operation, the results of which shall be made available as soon
as possible to the Municipality.
(5)
Restrictions upon the size, type and number of pieces
of equipment to be used, including trucks on public streets or thoroughfares.
(6)
Planting of appropriate ground cover on slopes to
provide retention of soil and to control erosion.
(7)
On-site supervision of the work by a registered professional
engineer or his representative when the work involves grading of a
site where the average existing ground slope exceeds 20% or a slope
ratio greater than 5:1. A written daily log of the grading activity
must be maintained by the engineer and submitted to the Municipality
upon request.
(8)
Immediate removal of debris deposited on public streets
or thoroughfares or adjacent property as a result of this work.
(9)
Compliance with applicable health and safety measures,
including but not limited to adequate warning signs, traffic control,
sanitary measures, environmental measures and applicable law.
E.
Additional safety precautions. If at any time the
Municipal Engineer determines by inspection that the nature of the
operation is such that further work as authorized by an existing permit
is likely to endanger any property, person or public way, the Municipal
Engineer may recommend to the Code Enforcement Officer that he require,
as a condition of allowing further work to be done, reasonable safety
precautions be taken as the Municipal Engineer considers advisable
to reduce such likelihood of danger. Such safety precautions may include
but shall not be limited to specifying a flatter exposed slope or
construction of additional drainage facilities, berms, terraces, compaction
or cribbing. Implementation of these measures shall in no way relieve
the permit holder of liability resulting from the operation.
F.
Council actions. A permit shall not be issued for
any land operation involved in any conditional use or activity controlled
by the Zoning or Subdivision/Land Development Ordinances,[1] as may be in force at that time, until such time as said
conditional use or activity has received the requisite Council approval
as set forth in such ordinance. Council reserves the right to amend,
modify or add to or delete the conditions or standards to be imposed
at time of approval pertinent to the zoning or subdivision/land development
approval, and these conditions or standards shall become part of the
conditions of the permit issued under this chapter.
A.
Certification. Upon completion of the operation for
which a permit has been obtained, the owner shall certify, in writing,
to the Municipality that the operation has been completed in compliance
with the provisions of this chapter and the land operations permit
issued pursuant thereto.
B.
Review. Upon receipt of notification by the owner
as stated above, the Code Enforcement Officer shall forward within
10 days a request for comment and final review of the permit and work
performed thereunder to the appropriate agencies, including but not
limited to the Director of Finance, Municipal Engineer, Director of
Public Works, the Soil Conservation District, any utility or authority
affected by the operation and any party who has gone on record as
an interested party affected by the operation. Said agencies/parties
shall review and reply, in writing, to the Code Enforcement Officer
within 20 days after notice on whether or not the provisions of the
permit have been complied with as it affects their jurisdiction.
C.
Issuance. If the Municipality, after the above review,
is satisfied that the work authorized by the permit has been satisfactorily
completed in accordance with the requirements of this chapter and
the permit issued hereunder, the Code Enforcement Officer shall issue
a completion certificate covering such work to the applicant. A separate
certificate shall be issued for each permit.
D.
Nonissuance. If the review in Subsection B yields information that the work has not been completed in compliance with the provisions of this chapter, the applicant will be denied the certificate of completion and ordered to abate the violation by the Code Enforcement Officer in accordance with the enforcement provisions of this chapter.
Whenever the Municipality determines that any
land operations existing on the effective date of this chapter or
subsequent thereto (either in process or completed, and whether or
not a permit is required under this chapter) has, from any cause,
become a hazard to life or property or affects the safety, use or
stability of a public street or way or otherwise constitutes a public
nuisance, the owner of the property upon which such operation is located,
or other person or agent in control of said property, upon receipt
of notice, in writing, from the Chief Administrator shall, within
30 days of the date of such notice or as directed in emergency situations,
comply with such requirements of this chapter as the Municipality
may direct or take such other action ordered by the Municipality to
eliminate the hazard or nuisance or other danger to the public street
or way. Where compliance with the order of the Municipality may not
be possible within such period and where public safety will not be
adversely affected, the Chief Administrator may authorize the Code
Enforcement Officer to grant an extension of time for a specified
period for compliance.
[Amended 10-15-1990 by Ord. No. 268-90; 1-4-2000 by Ord. No. 531-99]
A.
Permit. The permit fee shall be paid based upon quantity of material handled or land area involved for each job site, even though the same material may be handled in more than one type of operation. Fees listed below for land operation permits are based on costs associated for routine scheduled inspections during regular municipal working hours and review by the municipal staff. In the event that permitting and inspection activity requires the hiring of outside consultants and/or is conducted by contracted consultants, those additional costs shall be assessed per § 112-4[2] of this Code.
B.
The amount of fee for the issuance of the permit shall
be in accordance with the following table:[3]
A.
Performance bond. This bond is intended to insure
that the applicant carries out and finishes the indicated and approved
work. Failure to finish, landscape or restore the land shall be prevented
by use of this bond by the Municipality to mitigate any hazard to
the public's interest and safety left by the applicant. Hazards to
be mitigated shall include but not to be limited to avoidance of erosion;
unnatural contours, such as spoil piles, unstable cuts or embankments;
and insufficient drainage measures. This bond also may be known as
a "restoration bond." Except where clearly demonstrated by the applicant
to the satisfaction of the Chief Administrator that the operation
if left incomplete will not create a hazard to human life or endanger
adjoining property or property at a higher or lower level or any street
improvement or any other public property, the applicant shall file
with the Municipality prior to the issuance of the land operations
permit a performance bond for the benefit of the Municipality. As
in the application for a land reclamation project, the Chief Administrator
may recognize that the special nature and extent of such operation,
the self-imposed protective methods and devices and the provisions
of other applicable regulatory laws may warrant different considerations
and may take this into account when reviewing the performance bond
needs for a land reclamation project. State or federal agencies shall
be exempted from the requirement of filing a bond unless the Municipality
finds that a bond is required for adequate protection of the public.
(1)
Execution. All bonds shall be executed by the owner
of the property where the work is to be undertaken and by a corporate
surety insurer authorized to do business in this commonwealth as surety,
or in lieu thereof, the bond shall be in writing, accompanied by a
deposit of cash in the amount of the bond or other surety, approved
and acceptable to the Director of Finance and the Municipal Solicitor.
(2)
Conditions. Every bond shall be conditioned upon compliance
with all the provisions of this chapter and all other applicable laws
and ordinances, compliance with the terms and conditions of the permit
and completion of all work contemplated under the permit within the
time limit specified in the permit. The Code Enforcement Officer may,
for sufficient cause, extend the time limit specified in the permit,
but no such extension shall release the surety upon the bond.
(3)
Term. The term of each bond shall begin upon the date
of filing and shall remain in effect until the date of the issuance
of the completion certificate by the inspector. At said time for release
of bond and at issuance of the completion certificate, the permit
holder and/or owner shall provide a notarized statement and/or guarantee
that all vegetation, as shown on the approved plans and placed, shall
be immediately replaced for a period of one year growing season, including
one winter.
(4)
Coverage for completion of work and compliance with
permit. In the event of failure to complete the work or comply with
all the terms and conditions of the permit, the Municipality may order
the work or part thereof to be completed as required by the permit.
The surety executing such bond or the person giving such deposit shall
continue to be firmly bound under a continuing obligation for the
payment of all necessary costs and expenses that may be incurred or
expended by the Municipality in causing any and all such required
work to be done, and the surety or the depositor shall be considered
to assent to any lawful extensions of time within which to construct
and complete the work.
(5)
Amount. The amount of bond shall be based in part
upon the cost of handling the quantity of material and in part upon
the additional amount equal to the cost of all construction work,
drainage (both surface and subsurface) or other protective devices,
removal or replacement of trees or other natural ground cover which
may be required. The amount of the bond shall equal 50% of the sum
of the two parts, as established by the applicant via presentation
of valid contracts or agreements or as established by the Municipal
Engineer utilizing the most current standard construction cost indexes.
(6)
Proportionate reduction as work is completed. When
a substantial portion of the required work has been completed to the
satisfaction of the Code Enforcement Officer, and if the completion
of the remaining work is delayed due to conditions beyond the control
of the owner or the contractor, and no adverse effects to the public's
interest or safety are shown, the Code Enforcement Officer may, at
his discretion, accept the completed portion of the work and consent
to an appropriate reduction of the bond to an amount estimated to
be adequate by the Municipal Engineer and Director of Finance to insure
completion of the work remaining to be performed. In no case shall
the reduction be greater than an amount equal to 50% of the original
bond. Said bond reductions will only occur on affirmative approval
of the Council.
B.
Insurance. The applicant shall furnish to the Municipality,
together with the application for a permit, a certificate showing
standard form public liability insurance against claims for damages
for personal injury, as well as claims for property damage, including
damage to municipal streets or other public improvements, by blowing,
drifting, washing, sliding, flowing subsurface water or otherwise
depositing of matter which may arise from or out of performance of
the work, whether such performance is by himself, his contractor or
subcontractor or any person directly or indirectly employed by him.
Said insurance shall include protection against liability arising
from completed operations. Said insurance shall be written by a legally
chartered company and approved by the Municipality and shall insure
the Municipality, its officers, agents and employees against any loss
or liability which may arise during the performance of or which may
result from any work herein required to be performed. The amounts
of such insurance shall be as follows:
(1)
Public liability insurance in an amount not less than
$1,000,000 for injuries, including wrongful death to any one person,
and subject to the same limit for each person, in an amount not less
than $2,000,000 on account of one accident.
[Amended 12-16-1991 by Ord. No. 305-91; 3-2-1992 by Ord. No. 313-92]
(2)
Property damage insurance in an amount not less than
$1,000,000 for damage on account of any one accident, and in an amount
not less than $2,000,000 for damage on account of all accidents.
[Amended 12-16-1991 by Ord. No. 305-91; 3-2-1992 by Ord. No. 313-92]
(3)
Excess insurance coverage on the above shall be required
for all operations in excess of 2,500 cubic yards or more than 1.5
acre involvement in an amount not less than $1,000,000.
A.
Waiver of permit. Upon written application by the owner, the Council, after review and evaluation of the information contained in the initial submission as detailed in § 124-10C(1), may waive the requirement for a land operations permit.
B.
Waiver of submission materials. The Council may waive
the submission of any drawings, calculations or specifications required
by this chapter if the work can be sufficiently described in the application.
The Council may also waive the requirements for preparation of drawings,
calculations and specifications by a registered professional engineer
where the nature of the operation does not require such submission.
C.
Appeal.
(1)
Application for appeal.
(a)
The owner of any premises, applicant or any
permit holder may appeal a decision of the Code Enforcement Officer
in suspending or revoking a permit on the basis of the following:
(b)
Said application for appeal shall be in writing
to the Council within 30 days of the Code Enforcement Officer's date
of decision.
(2)
Review. Council shall undertake a review of the appeal
within 30 days after receipt of notice of appeal. Council may request
information from the appropriate agencies, applicant and the public
if it so deems it necessary.
(3)
Hearing and decision. After affording the applicant
or his representative the opportunity to present any or all material
relating to the work, Council shall, at its next regularly scheduled
meeting or at a duly advertised special meeting within 15 days after
the thirty-day review period, affirm, modify or reverse the decision
of the Code Enforcement Officer. Council's decision shall stipulate
the reasons, any conditions it deems necessary and be mailed to the
applicant within 10 days after the date of the decision.
(4)
Court review. An applicant or permit holder shall
have the right to appeal to any court of competent jurisdiction from
any decision of Council.
A.
Notice of violation. The Code Enforcement Officer
shall serve a notice of violation order by hand delivery or certified
mail on the person responsible for any land operation in violation
of the provisions of this chapter or in violation of a permit or certificate
issued under the provisions of this chapter, and such order shall
direct the discontinuance of the illegal action or condition and the
abatement of the violation.
B.
Prosecution of the violation. If the notice of violation
is not complied with promptly, the Code Enforcement Officer shall
notify the Mayor, who shall request the legal counsel of the Municipality
to institute the appropriate proceeding at law or in equity to restrain,
correct or abate such violation or to require the removal or termination
of the unlawful action in violation of the provisions of this chapter
or of the order or direction made pursuant hereto.
C.
Penalty. Any person, firm or corporation violating
any of the provisions of this chapter shall, upon conviction in a
summary proceeding thereof before any District Justice of the Municipality,
be subject to a fine of not less than $100 and not exceeding $500
and costs for any one offense, and in default of payment of said fine
and costs, shall be subject to imprisonment in the county jail or
workhouse for a period not exceeding 90 days, or both. Each day's
violation shall constitute a separate offense. In the case of firms
or associations, the penalty may be imposed on the partners or members
thereof, and in the case of corporation, upon the officers thereof.
[Amended 12-16-1991 by Ord. No. 305-91]
D.
Abatement of the violation. The imposition of penalties
herein prescribed shall not preclude the Mayor from instituting appropriate
action to prevent unlawful land operations or to restrain, correct
or abate a violation or to stop an illegal act or conduct of business
or use in or about any premises.
E.
Stop-work order.
(1)
Notice. Upon notice from the Code Enforcement Officer
that work on any land operations permit is being prosecuted contrary
to the provisions of this chapter or in an unsafe and dangerous manner,
such work shall be immediately stopped. The stop-work order shall
be in writing and shall be given to the owner, the permit holder,
the owner's agent or the person doing the work and shall state the
conditions under which work may be resumed. The site or premises shall
also be posted with a stop-work order.
(2)
Unlawful continuance. Any person who shall remove
the posted stop-work order or who shall continue any work on or about
the site or premises after having been served with a stop-work order,
except such work as he is directed to perform to remove a violation
or unsafe condition, shall be considered in violation of the provisions
of this chapter and proceeded against accordingly.
A.
Scope. The following standards shall apply for land
operations and activities as set forth in this chapter, whether a
permit is required or not required. Additionally, those standards
or requirements established in the Zoning, Subdivision/Land Development
and Construction Standards Ordinances,[1] as may be in effect at that time, shall apply to any work
performed pursuant to a permit as required herein.
B.
Grading standards.
(1)
Clearing and grubbing.
(a)
Description. This work shall consist of the
removal of all objectionable material, rubbish, junk, trees, stumps,
brush, major root systems, downed timber, rotten wood and any vegetation
within the grading limits. The work shall also include the disposal
of the spoils in a satisfactory manner.
(b)
Construction requirements. Grading operations
shall not be started in any area until the clearing and grubbing operations
have been completed, except that stumps may be removed in excavation
areas during the grading operations.
[1]
Within areas where excavation is to be made,
the area shall be cleared and grubbed. All stumps and major root mats
shall be removed to a depth of not less than two feet below the finished
grade or the subgrade of any area to be paved.
[2]
Within areas where an embankment five feet or
more in depth is to be made, the area shall be cleared and grubbed
and stumps cut off as close to the ground as is practical but not
to exceed six inches above the ground surface. Stumps shall not extend
above the ground surface near the toe of the embankment.
[3]
Where the embankment is less than five feet
in depth, the area shall be cleared and grubbed to a depth of eight
inches below the existing ground surface for all areas beneath the
embankment or any stumps within 20 feet of the edge of any proposed
pavements. Beyond 20 feet, no stumps shall extend above the existing
ground surface.
(2)
Excavation requirements.
(a)
Finished slope. The finished slope, or cut face,
shall be rounded at the top and shall not be steeper than two horizontal
to one vertical in soil and 1 1/2 to one in shale or rock, except
under one or more of the following conditions:
[1]
The excavation is located so that a line having
a slope of two horizontal to one vertical and passing through any
portion of the cut face will be entirely inside the property lines
of the property on which the excavation is made.
[2]
A written statement is provided bearing the
signature and seal of a registered professional engineer experienced
in soils engineering, certifying that he has inspected the site and
that the material in which the excavation is made is sufficiently
stable to sustain a slope steeper than the requirements above. The
statement must further certify that said steeper slope will not endanger
any property or result in property damage. The statement must be submitted
with the application.
[3]
A retaining wall or other approved support designed
by a registered professional engineer is provided to support the face
of the excavation. The Code Enforcement Officer may, upon recommendation
of the Municipal Engineer, require an excavation to be made with a
cut face flatter in slope than two horizontal to one vertical if the
soil analysis has indicated unstable soils or if field conditions
indicate the material in which the excavation is to be made is unusually
subject to erosion or if other conditions exist, under applicable
engineering practice, to make such flatter cut slope necessary for
stability and safety. Additionally, in residential areas, it is to
be encouraged that flatter slopes than provided herein be constructed.
(b)
Trench excavation. Where trench excavation is
required for the installation of underground facilities, the steepness
of the cut face of the excavation shall conform with good engineering
practice. The work shall include such trench bracing, sheathing or
shoring necessary to perform and protect the excavation as required
for safety and conformance to governing laws.
(c)
Excavation adjacent to footings, foundations
or structures. Excavations adjacent to any footing, foundation or
structure shall not extend below the angle of repose or natural slope
of the soil under the nearest point of the same unless such footing,
foundation or structure is first properly underpinned or protected
against settlement.
(3)
Embankment requirements.
(a)
Materials. Materials for embankment construction
may consist of soil, granular material, shale, rock or random material,
such as old concrete and brick. Soil and granular materials shall
be readily placed and compacted in loose, eight-inch layers; other
permitted materials shall be readily placed and compacted in lifts
or material size not exceeding 24 inches. The material shall be reasonably
free of organic material, topsoil, coal or coal blossom and any other
material considered unsuitable by the Municipal Engineer. The material
shall not be placed when frozen and shall have a moisture content
which shall ensure satisfactory compaction.
(b)
Preparation of foundation area.
[1]
The embankment foundation area shall be cleared and grubbed in accordance with § 124-19B of this chapter. The topsoil shall be removed and disposed of or stockpiled for later use. Areas containing material that is excessively wet or compressible shall be undercut.
[2]
Foundation areas that have an existing ground
slope steeper than five horizontal to one vertical shall be benched
and, if necessary, subsurface drainage provided in a manner designed
by a registered professional engineer and approved by the Municipal
Engineer.
(c)
Placement and compaction. The embankment shall
be constructed in a manner that complies with the requirements of
the Commonwealth of Pennsylvania Department of Transportation as described
in Publication No. 408, or as approved by the Municipal Engineer.
[Amended 12-16-1991 by Ord. No. 305-91]
(4)
Drainage.
(a)
Accommodation of surface and subsurface water.
Sufficient drainage shall be provided to accommodate surface and subsurface
water during any grading operation and after its completion in order
to prevent additional water from flowing onto adjacent property or
from unduly increasing the load on sewage or drainage facilities.
Facilities in the form of pipe, pervious granular layers, buried granular
trenches, etc., shall be provided to control subsurface drainage,
groundwater flow or pore water pressures as needed to assure stability.
(b)
Preservation of natural drainways. Any operation
that will change the course, width or elevation of any natural or
other drainageway channel in such a manner as to obstruct, interfere
with or change the drainage of such land shall be compensated for
by an alternate capable of carrying runoff or seeping water to a satisfactory
disposal.
(c)
Protection of slope faces. Adequate provision
shall be made to prevent any storm or surface water from damaging
the cut face of any excavation or the sloping face of any fill. When
necessary for protection of critical areas during construction, diversion
ditches or terraces shall be provided.
(d)
Design of drainage facilities. Drainage facilities
shall be of such design as to carry storm and surface waters to the
nearest practical street storm drain or natural watercourse approved
by the inspector as a safe place to deposit and receive such waters.
(e)
Protection during construction. Suitable areas
shall be utilized for storing and desilting stormwater. Protective
vegetation shall be maintained on drainageways serving as temporary
outlets for stormwater during construction and until storm sewers
have been completed. Whenever necessary, sediment basins (debris basins,
desilting basins or silt traps) shall be installed and maintained
during construction.
(f)
Subdrainage facilities. Adequate subdrainage
shall be provided in connection with any fill to avoid the development
of hydrostatic pressures.
(5)
Protection of adjacent property and utilities.
(a)
Prevention of slides and washes. Materials shall
not be permitted to roll, slide, flow or wash onto adjacent private
or public property, and where necessary, walls or benching shall be
utilized to comply with this requirement.
(b)
Horizontal distance of excavation or fill slope
from property or easement line. The horizontal distance from either
the toe or top of the excavation or fill slope line shall be five
feet or 1/2 of the vertical height of the fill or excavation from
any adjoining property or easement line, whichever is greater, but
such distance need not exceed 10 feet. The Municipal Engineer shall
advise the Code Enforcement Officer, who shall have the authority
to modify this requirement in instances where it is demonstrated that
such modification is needed to secure desirable interrelationships
between properties and will not result in a condition detrimental
to the adjacent property.
(c)
Support and protection of public utilities and
public streets. Adequate methods shall be employed to provide proper
protection from damage resulting from the operation for all public
and private utilities, whether on the surface, beneath the ground
surface or overhead, and when necessary, for the repair, replacement
or relocation of such utilities. The surface and other facilities
of public streets shall be fully restored by the holder of the permit
in the event of such damage. The owner shall correct any damage to
the utility before the Municipality issues the completion certificate.
(d)
Fencing. Should the nature of land operation,
in the opinion of the inspector, create a hazard to persons or property
unless adequately fenced, the owner shall construct such fences or
guardrails as safeguards to persons using adjoining property (public
or private).
(6)
Erosion and sediment control. The requirements and
guidelines of the Erosion and Sediment Control Handbook of Westmoreland
County shall be implemented, including any necessary permits. A copy
of this document is on file in the Westmoreland County Conservation
District Office. In addition, the following also shall apply:
(a)
Scheduling of areas to be stripped. Areas to
be stripped of natural cover at any one time shall be limited in size
to no more than is necessary for reasonable operational schedules,
which schedules delineating those areas shall be submitted with the
application.
(b)
Interim protective vegetation. Protective vegetation
and/or mulching or artificial cover shall be established on all areas
where soil is to be exposed for more than 20 days, including topsoil
stockpiles and borrow pits, excluding rights-of-way for cartway or
utility line development or the vehicle paths for ingress, egress
and regress on the site.
(c)
Preservation of natural features. In order to
prevent the denuding of the landscape, wherever practical, large trees
and other natural features which constitute physical, aesthetic and
economic assets to the community shall be preserved and shall be protected
during ground-moving operations, except where they would intrude into
or beneath pavement, shoulders or swales or where sight distance requirements
dictate.
(d)
Final ground cover. Permanent final vegetation
or other ground cover shall be installed as soon as practical in the
development. Upon completion of the operation, the entire site shall
be ground covered and provided with drainage facilities so as to avoid
excessive erosion, sedimentation and storm runoff. The Municipality
may require this work to be done in accord with specifications of
a registered landscape architect, an experienced nurseryman or other
person qualified in this field.
(7)
Retaining walls.
(a)
If a retaining wall is constructed to satisfy a requirement of this chapter, a building permit as provided for by other municipal regulations shall not be required. The grading permit will apply to the retaining wall, and the requirement for inspection, etc., as stated herein, will govern. Other construction within the site beyond the scope of this chapter involving the construction of a retaining wall must comply with the requirements of Chapter 96, Uniform Construction Codes, or other ordinances that may be in effect at that time.
(b)
Retaining walls must be constructed in accordance
with sound engineering practice. The plans submitted for approval
shall bear the seal of a professional engineer.
(c)
The backfilling of retaining walls and the insertion
of subterranean drainage facilities shall be done strictly in accordance
with the provisions of this chapter and the appropriate municipal
specifications.
(d)
In general, where a wall is replacing an exposed
slope, the vertical face of the wall shall be three feet zero inches
back from the adjoining property, except as follows:
[1]
A special exception to this requirement may
be applied for and granted by the Municipality if it can be satisfactorily
demonstrated that such a variance is necessary to ensure normal use
of the property, i.e., for a sideline driveway.
[2]
The requirement of this subsection may also
be waived when the proposed retaining wall is a joint venture between
adjacent property owners and appropriate documents so stating are
filed with the application for a permit.
C.
Transportation of materials.
(1)
Approval of municipality. The proposed use of public streets or thoroughfares for the transportation of material in excess of the provisions of § 124-10 for disposal or fill purposes shall have the approval of the Municipality. The bonding and insurance requirements in § 124-16 of this chapter shall apply.
(2)
Size and type of vehicles and hours of operation.
The size and type of vehicles and the hours of operation shall be
as approved by the Code Enforcement Officer upon recommendation of
the Municipal Engineer and Director of Public Works as related to
the posted load limits of streets to be used and traffic volumes thereon.
(3)
Wheel and truck cleaners. Wheel and truck cleaners
shall be required as necessary on site at any transport origin and
destination point within the Municipality; all vehicles shall be scraped
and cleaned before leaving the site.
(4)
Protection of property during transportation. The
transporter shall take reasonable measures, including but not limited
to wetting down or other treatment before leaving the site, to ensure
that during transit no material being transported shall blow or spill
over the public or private property.
(5)
Street cleaning. In the event that earth, dust, powder,
mud, sludge or any other debris from the operation involved in the
permit accumulates in or on any street, catch basin or sewer line,
the transporter shall remove the same immediately upon notification
by the Municipality.
D.
Land reclamation project.
(1)
Application.
(a)
An owner or lessee holding a lease, the unexpired
term of which is more than five years from the date of filing of the
application, may, in filing for a required land operations permit,
choose to undertake or conduct a land reclamation project, as defined
by this chapter. In such instance, the application shall contain such
additional information as may be deemed necessary by the Municipality
to describe properly the nature and extent of the operation and the
program.
(b)
Other requirements of this chapter shall apply, but the Municipality recognizes that the special nature and scope of the operation, any self-imposed protective methods and devices and the provisions of other applicable regulatory laws may warrant different considerations and shall take this into account when applying the standards, and when waiving submission of data under § 124-17B.
(2)
Operational requirements.
(a)
In addition to complying with other applicable
requirements of this chapter or any other ordinance, the operation
shall be conducted in such a manner as to provide reasonable protection
to surrounding properties and uses against detriment from emission
odor, dust, smoke, noise, gas, fumes, cinders, vibration, refuse matter,
water-carried waste and the like.
(b)
In connection with the proposed operations,
the Municipality may require the installation, operation and maintenance
of such methods and devices as may, in its opinion, be reasonably
required to prevent or reduce such emission and may impose such conditions
regarding the extent of open space between any portions of the proposed
operation involving such emissions as will tend to prevent or reduce
injury to surrounding property and neighborhood which might result
from the proposed operation.
(c)
The Municipality may also limit the extent and
hours of any operation, depending upon the specific site of such operation
and its relation to surrounding properties and structures. This limit
shall be imposed so as to provide a reasonable degree of protection.
The Municipality may prohibit such operation at a particular location
if, on review and recommendation of the Municipal Engineer, it would
be unsafe or dangerous to surrounding properties.
(e)
Off-street parking areas adequate for all employees'
vehicles and trucks shall be provided.
(3)
Development program. The application shall include
a program and illustrative plan for development of the subject property
which shall consist of two phases: the exploitation phase and the
reuse phase, as well as an annual stage development schedule.
(a)
Exploitation phase.
[1]
The plan for the exploitation phase shall show
the proposed development as planned in relation to all properties
within 300 feet of the boundaries of the lot involved. The plan shall
include topographic and geological surveys and other materials indicating
existing conditions, including drainage, and the conditions, including
topography, drainage and soils, which shall exist at the end of the
exploitation phase. Contour intervals, based on United States Geological
Survey datum, shall be five feet in areas where the gradient is greater
than 10% and two feet in areas where gradient is 10% or less.
[2]
The program for the exploitation phase shall
demonstrate the feasibility of the operation without creating hazard
or causing damage to other properties. This program shall also indicate
the different stages of exploitation, where and how traffic on and
from the development will be handled, where equipment will be operating,
the location and dimensions of structures and the manner in which
safeguards will be provided, including those for preventing access
by children and other unauthorized persons to dangerous areas. The
final stage of the program shall indicate how the project is to be
finished in accord with the plan for reuse.
(b)
Reuse phase. The program for the reuse phase
shall indicate how the property is to be left in a form suitable for
reuse for purposes permissible in the zoning district in which it
is located so as to relate such reuses to uses existing, proposed
or intended for surrounding properties. Among items to be included
in such program are proposed circulation patterns in and around the
site, the treatment of exposed soil or subsoil, including measures
to be taken to replace topsoil or establish vegetation in worked-over
areas in order to make the property suitable for reuse and treatment
of slopes to prevent erosion.
(c)
Annual stage development schedule. The applicant
shall submit an initial schedule delineating the scope and extent
of the operation, the estimated time for completion and the portion
to be accomplished during the first year of the program, and annually
thereafter, the applicant shall submit such a schedule projecting
the intended accomplishment for at least one year ahead. Any change
in schedule for foreseeable or anticipated delays shall be reported
promptly to the inspector, with reasons therefor, and a proper adjustment
in plans shall be made. Unforeseeable delays or departures from the
schedule shall be justified to the satisfaction of the Municipality.
Major departures from the schedule shall be considered as changes
in plans and shall render the entire application subject to review
and approval by the Council.
(4)
Referral to Planning Commission. The program and illustrative
plans for development of the site shall be referred to the Planning
Commission for report and recommendation as to relationship of the
development to zoning and other planning aspects.
This chapter shall be construed as being in
addition to the provisions of any other regulatory ordinances. If
any regulations herein are in conflict with any other regulatory ordinances,
the provisions establishing the more restrictive requirements shall
apply.
[Amended 12-16-1991 by Ord. No. 305-91]
An environmental impact statement is required
before the beginning of any applicable work under the provisions of
this chapter.
