A. 
Land development plan review criteria. Any developer or owner of property in Darlington Township who proposes to construct a new nonresidential building, to enlarge an existing nonresidential building, change an existing use, or to develop a parcel except for the construction of a single-family dwelling, where permitted, shall provide the Planning Commission with 15 copies of plans as described in this section. Where an owner or developer proposes to enlarge or relocate parking areas, access drives, or to expand an existing nonresidential structure which requires site improvements, other permanent features or physical improvements, on a lot or tract of land, he shall provide the Planning Commission with 15 copies of land development plans with supporting drawings to sufficiently illustrate his proposal.
B. 
Conditional use. If a developer or owner proposes a use listed as a conditional use in Chapter 172, Zoning, of the Code of the Township of Darlington, which requires that a public hearing be held by the Township Supervisors, he shall first or simultaneously receive approval of his proposal as required by Chapter 172, Zoning, while proceeding to satisfy the requirements of this article.
A. 
The developer or owner shall submit the required plans to the Township Planning Commission and Township Supervisors for action within the prescribed time requirements, and to the Beaver County Planning Commission 30 days prior to the next regularly scheduled Township Planning Commission meeting.
B. 
At its next regularly scheduled meeting following the submission of plans, the Planning Commission shall begin a review of said plans for conformity with this article; the physical appearance and arrangement of the structures on the property; vehicular access and circulation into and within the property; parking layout; pedestrian walks; likely points of congestion or other dangerous conditions that may be created by the proposed development on adjacent roads; stormwater drainage systems, signs, outdoor lighting, landscaping and other features of the proposal that may be pertinent to the public health and safety. Said ninety-day review period shall commence on the date of the Planning Commission meeting after which a complete application was received, so long as the date of the Planning Commission meeting is within 30 days after receipt of the plan. Should the next regular meeting occur more than 30 days following the filing of a complete application, said ninety-day period shall be measured from the 30th day following the day the application was filed. The developer or owner is urged to attend this meeting.
C. 
The Planning Commission may recommend approval, approval with conditions, or rejection of the proposal as presented. The developer or owner may make revisions as suggested by the Planning Commission and resubmit plans to the Township for reconsideration. Where the reconsideration and review will extend beyond the ninety-day period authorized, the Planning Commission or Township Supervisors may request an extension of time from the applicant. Where no extension is granted, action shall be taken as prescribed.
D. 
Immediately after the Planning Commission has made its recommendation or after the developer or owner proposes no further revisions, the plans shall be submitted to the Township Supervisors which shall review them at its next regular meeting along with the Planning Commission's recommendations. The Township Supervisors shall approve or reject the plan or may approve it with conditions, which shall be attached to any permit issued for any construction on the property, within the ninety-day review period authorized. The decision shall be in writing and shall be communicated to the applicant personally or mailed no later than 15 days following the decision.
E. 
After final approval by the Township Supervisors, no changes shall be made in a plan unless changes are first reviewed and approved by the Planning Commission, and resubmitted for approval by Township Supervisors. A change in scheduling or sequence in the development of a plan to be carried out over a time period and approved on this basis shall require review and approval as for any other change or phase of development.
F. 
Separate building permits shall be required for each building to be erected as part of an approved group of buildings on a site in Darlington Township regardless of the proposed timing of the construction of each. Site development work, including but not limited to paving, the construction of stormwater management facilities and landscaping, shall be included as part of the work covered under a zoning/building permit and subject to the same completion requirements as for the building. (Earth disturbance activities, stormwater management facilities, and design standards for improvements shall be in compliance with this article).
G. 
At least 10% of the gross area of any nonresidential property proposed for development shall be landscaped as per the recommendation of the Planning Commission and approval of the Township Supervisors. Not less than 5% of the total property area shall be landscaped in that portion lying between the principal structure on the property and the abutting street right-of-way. Landscaping shall include all of the following elements: grassed areas, shrubbery, low trees (evergreen and deciduous), groundcover, mulching materials, or other features, and shall be maintained. Submitted drawings shall clearly show all landscaping elements by type and location.
H. 
To the extent possible, parking and truck loading areas shall be arranged to be hidden from view from adjacent residential areas, or screened from view by use of appropriate landscaping materials, fencing or earth mounding, or any combination of these.
A. 
The land development plan shall be presented in 15 prints at scale not smaller than one inch equals 50 feet. A location map at a scale of not less than one inch equals 2,000 feet shall also be provided, on the same sheet if desired, indicating the site in relation to major roads and major landmarks in the vicinity.
B. 
The land development plan shall contain at least the following information as prepared by a registered professional engineer, surveyor or architect, unless otherwise specified. Additional information may be required by the Planning Commission at its discretion. For existing structures where only the use is changing, site design and construction requirements may be waived or reduced by the Township Supervisors upon the recommendation of the Planning Commission.
(1) 
Bearings and distances of all property lines and area of property in square feet as prepared by a registered land surveyor;
(2) 
Location of adjacent road curbs or edge of paving and existing and proposed curb cuts;
(3) 
Public sanitary sewer, water supply, stormwater management, gas, electric, telephone, and other utility lines overhead or underground, existing and proposed, in street rights-of-way or in easements, inside the property or within 50 feet of a property boundary line;
(4) 
Existing contours, slopes in excess of 25% and proposed regrading at two-foot intervals or spot elevations 50 feet apart in two directions over the property where there are less than four-percent slopes;
(5) 
Location, height and use of all existing structures to remain and new structures, with structures to be removed shown by a dotted outline;
(6) 
Distances between all proposed structures or additions to structures and property boundary lines;
(7) 
Existing and proposed pavement, including access drives from adjacent streets and parking and loading areas on the property, showing treatment of edges, parking layout with dimensions of aisles and spaces, number of spaces, pedestrian walkways, proposed sloping of surfaces to storm drainage system, and devices to retard stormwater drainage;
(8) 
Areas with mature trees or forests as defined herein;
(9) 
Proposed and existing landscaping by type of feature (tree, shrub, groundcover, etc.), as well as walls, fences, outdoor lighting, etc.;
(10) 
Proposed and existing signs showing elevation view and noting height of the top of the sign above the ground below, and dimensions of sign faces and distances from property lines;
(11) 
Areas subject to soil erosion, landslide prone soils, natural watercourses or drainage ways, and wetlands;
(12) 
Elevation of each wall of each proposed structure showing architectural treatment, or, optionally, a rendered perspective drawing of a structure showing two walls at least one facing the access street;
(13) 
The name and address of the owner, developer, engineer and architect (if involved), with the Pennsylvania seals of the professionals, preparing the application, surveys and drawings, together with verification from the owner that he concurs with the plan;
(14) 
North arrow, graphic scale, title and date of submission;
(15) 
A narrative describing the present and proposed use of the property;
(16) 
A traffic impact study shall be required if the proposed use or uses generates 50 a.m. or p.m. peak hour trips or more as determined by the most current edition of the ITE Trip Generation Manual;
(17) 
Environmental impact statements;
(18) 
Certification by the owner of the tract of land proposed to be subdivided that there are no restrictions or covenants in place which would affect any future development or which limits any existing development;
(19) 
Whenever a developer proposes to establish a street (or streets) which is not offered for dedication to public use, the Supervisors shall require the developer to submit, and also to record with the plan at the subdivider's or developer's own expense, a statement to the effect that the said street (or streets) is not accepted, and further, that as a condition of acceptance, such standards, construction specifications and other conditions existing at such time as the street is to be accepted will be complied with prior to the acceptance by the Township;
(20) 
An agreement that the applicant will install all underground utilities before paving streets or constructing sidewalks;
(21) 
Water and sewer feasibility reports as may be required, including any updated information which may have become available since the submission of the preliminary plan;
(22) 
A map showing the location of the proposed development with respect to flood-prone areas, including information on the regulatory flood elevation, the boundaries of the flood-prone areas, proposed lots and sites, fills, flood or erosion protection facilities, and areas subject to special restrictions. In addition, where the proposed development lies partially or completely in any flood-prone area, or borders on any flood-prone area, such map shall also show the location and elevation of proposed roads, public utilities and building sites;
(23) 
Such private deed restrictions, including building setback lines, as may be imposed upon the property as a condition to sale, together with a statement of any restrictions previously imposed which may affect the title of the land being subdivided;
(24) 
Any other certificates, affidavits, endorsements or dedications that may be required by the Planning Commission or the Supervisors;
(25) 
When a proposed plan has been submitted to the Beaver County Conservation District Office for review and recommendations, a plan and/or other documentation to show what has been, or will be done, in response to their recommendations;
(26) 
Proof acceptable to the applicable state and/or federal authorities that there are no environmental sensitive features, including, but not limited to floodplains, wetlands, hazardous or toxic waste sites, structures or sites of historical or archeological significance and habitats supporting rare, threatened and/or endangered species, regulated by any state and/or federal authorities, on the site or impacted by the development; or, in the alternative, a written certification executed by the record owner and the developer of such site that all applicable state and/or federal laws, rules and regulations concerning such environmental sensitive features shall be complied with and proof thereof submitted to the Township prior to final plan approval.
A. 
For the purpose of expediting applications and reducing site development design and development costs, an informal preapplication conference where the owner/developer submits a concept plan in accordance with the following requirements shall take place during a regularly scheduled Planning Commission meeting.
(1) 
Advisory meetings. An owner/developer shall appear before the Township to discuss his proposal. The purpose of this step is to afford the owner/developer advice and assistance in order to save time and money, suggest professional assistance if needed, and to answer any questions the developer may have in regard to filing an application or other items required.
(2) 
General information. The owner/developer shall be prepared to discuss the details of the proposed site, including a description of existing covenants, land characteristics, community facilities and utilities, commercially developed areas, residential areas, industrial areas, playgrounds and proposed protective covenants, utilities and street improvements.
(3) 
Location map. This map shall show the relationship of the proposed development to existing community facilities which serve or influence it and shall include development name, location, existing facilities, title, scale, North arrow and date.
(4) 
Topographic map. The location of the proposed development shall be shown on the U.S. Geological survey map or a comparable substitute for purposes of relating the development to the existing topography, slopes, gradient and other physical features.
(5) 
Hazards. Land subject to hazards of life, health and safety shall not be developed until such hazards have been removed. These hazards shall be interpreted to mean land subject to flooding, slides due to excessive slope or excavation, land of excessive or improper fill material, or land improperly drained.
(6) 
After review and discussion with the owner/developer, the Township shall indicate the suitability of the plan for further consideration and submission of a land development application to be reviewed as per the provisions of this article.
(7) 
If the owner's/developer's concept plan shows that he intends to subdivide in several phases, a master concept plan showing the master site plan of the entire proposed development, including all proposed phases shall be submitted with the final plan.
B. 
On recorded parcels of less than 1 1/2 acres or 65,340 square feet, where the proposed development involves less than 2,000 square feet of new construction and no new public utilities or extension of public roadways or streets are proposed, the Planning Commission may waive certain land development submission requirements, including the submission of a stormwater management plan.
C. 
Where the proposed land development application also involves action on a subdivision, the Planning Commission shall make recommendations to the Township Supervisors in compliance with the appropriate section of this article prior to recommendation of the land development application.