[Ord. 105, 12/13/1993; as added by Ord. 169, 10/11/1999,
§ IV]
Any developer or owner of property in Jefferson Township who
proposes to construct a new nonresidential building, or a group of
two or more residential buildings, to enlarge an existing nonresidential
building, to 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 six copies of plans as
described in this Part. Where an owner or developer proposes to enlarge
or relocate parking areas or access drives or to erect signs or other
permanent features or improvements on a lot or tract of land, he shall
provide the Planning Commission with six copies of site plans with
supporting drawings to sufficiently illustrate the proposal.
[Ord. 105, 12/13/1993; as added by Ord. 169, 10/11/1999,
§ IV]
1.
The developer or owner shall submit all required plans to the Jefferson
Township Planning Commission for action within the prescribed time
requirements and to the Butler County Planning Commission 30 days
prior to the next regularly scheduled County Planning Commission meeting.
2.
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 chapter; 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; and 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.
The developer or owner is urged to attend this meeting.
3.
The Planning Commission may recommend approval, approval with conditions
or recommend denial of the proposal as presented, citing specific
deficiencies as identified. 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 Board of Supervisors may request an extension of time
from the applicant. Where no extension is granted, action shall be
taken as prescribed.
4.
Immediately after the Planning Commission has made its recommendation
or after the developer or owner proposed no further revisions, the
plans which have been reviewed 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 deny, approve, approve with conditions, which shall
be attached to any permit issued for any construction on the property,
or deny the proposal as presented within the ninety-day review period
authorized. The decision of the Board of Supervisors shall be in writing
and shall be communicated to the applicant personally or mailed no
later than 15 days following the decision.
5.
After final approval by the Board of Supervisors, no change shall
be made in a plan unless changes are first reviewed and recommended
for approval by the Planning Commission and approved by the Board
of 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.
6.
Separate building permits shall be required for each building to
be erected as part of an approved group of buildings on a site proposed
for development regardless of the proposed timing of the construction
of each. Site development work, including but not limited to paving,
exterior lighting, stormwater drainage structures and landscaping,
shall be included as part of the work covered under the building permit
and subject to the same completion requirements as for the building.
Earth disturbance activities and stormwater management and design
standards for said facilities shall be in compliance with this Part.
7.
At least 10% of the gross area of any property to be developed for
public access shall be landscaped per the approval of the Planning
Commission. 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: grass areas, shrubbery, low trees, ground
cover, mulching materials or other features and shall be regularly
maintained. Submitted drawings shall clearly show all landscaping
elements by type and location.
8.
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.
[Ord. 105, 12/13/1993; as added by Ord. 169, 10/11/1999,
§ IV]
1.
The land development plan shall be presented in six prints at a 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.
2.
The land development pan 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 or Board of Supervisors, at its discretion.
For existing structures where only the use is changing, design requirements
excluding the submittal of a development narrative, may be waived
by the Board of Supervisors.
A.
Bearings and distances of all property lines and area of property
in square feet, as prepared by a registered land surveyor.
B.
Location of adjacent road curbs or edge of paving and existing and
proposed curb cuts.
C.
Public sanitary sewer and water supply or well and septic system
locations, 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.
D.
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 4% slopes.
E.
Location, height and use of all existing structures to remain and
new structures, with structures to be removed shown by a dotted outline.
F.
Distances between all proposed structures or additions and property
lines.
G.
Paving, 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.
H.
Areas with mature trees or forests as defined herein.
I.
Proposed landscaping by type of feature (tree, shrub, ground cover,
etc.), as well as walls, fences, outdoor lighting, etc.
J.
Proposed 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.
K.
Areas subject to soil erosion, landslide-prone soils, natural watercourses
or drainageways and wetlands, and an erosion and sedimentation plan
for earth disturbance activities on the subject property.
L.
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.
M.
The name and address of the owner, developer, engineer and architect
(if involved), with the Pennsylvania seals of the professional preparing
the surveys and drawings, together with verification from the owner,
if not the developer, that he concurs with the plan.
N.
North arrow, graphic scale, title and date of submission.
O.
A narrative describing the present and proposed use of the property.
P.
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.
Q.
Environmental impact statements as specified in this chapter, except
as otherwise indicated.
R.
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.
[Ord. 105, 12/13/1993; as added by Ord. 169, 10/11/1999,
§ IV]
1.
For the purpose of expediting applications and reducing site development
design and development costs, an informal preapplication conference,
where the developer submits a concept plan in accordance with the
following requirements, shall take place during a regularly scheduled
Planning Commission meeting.
A.
Advisory Meetings. A developer shall appear before the Township to
discuss his proposal. The purpose of this step is to afford the 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.
B.
General Information. The 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.
C.
Location Map. This map shall show the relationship of the proposed
development to existing community facilities which serve or influence
it and shall include the development name, location, existing facilities,
title, scale, north arrow and date.
D.
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.
E.
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.
F.
After review and discussion with the developer, the Township shall
indicate the suitability of the plan for further consideration and
submission of preliminary.
G.
If the 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.
2.
On recorded parcels of less than two acres 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, the Planning
Commission, at its sole discretion, may waive certain land development
submission requirements, including the submission of a stormwater
management plan, as deemed appropriate.
