[Amended 7-13-2020 by Ord. No. 852]
A.
Overview. The types of plans and permits that the Township planning
bodies acknowledge and review include the following. The general submission
requirements are outlined in Figure 1000.1, Types of Approvals.
(1)
Site plan review: permitted use.
(2)
Site plan review: conditional use.
(3)
Site plan review: change in use.
(4)
Occupancy permit.
(5)
Special permit.
(6)
Building on slopes greater than 25%.
(7)
Building permit application.
(8)
Demolition.
(9)
Rezoning.
(10)
Zoning permit.
Figure
1000.1 - Types of Approvals
|
Figure 1000.1
Types of Approvals
| ||||||||
|---|---|---|---|---|---|---|---|---|
|
Approval Type
|
Document Type
|
Number of Copies
|
Submitted to/Approved by
|
Submission Deadline
|
Drawing Scale
| |||
|
1
|
Lot plan review: permitted use
|
Application
|
8
|
Planning Commission
|
30 days prior to regularly scheduled Planning Commission meeting
|
1 inch = 20 feet unless defined by Planning Director
| ||
|
• Residential
• Nonresidential
• Expansion of existing structure in flood-prone area
| ||||||||
|
2
|
Lot plan review: conditional use
|
Application
|
17
|
Council
|
10 days before Council meeting
|
1 inch = 20 feet unless defined by Planning Director
| ||
|
3
|
Lot plan review: change in use
|
Supplemental site plan
|
8
|
Planning Commission
|
30 days prior to Planning Commission meeting
| |||
|
4a
|
Occupancy permits:
|
Application
|
1
|
Building Official
|
Prior to occupancy
| |||
|
• New structure
• Existing nonresidential structure with new use
• Change in use
| ||||||||
|
4b
|
Occupancy permits:
|
Application
|
1
|
Zoning Officer
|
Prior to occupancy
| |||
|
• Existing residential structure with new use
• New use not specified
| ||||||||
|
5
|
Special permits
|
Application
|
1
|
Township Manager
|
Less than or equal to 2 months before activity; renewal less
than or equal to 2 years
| |||
|
6
|
Building on slope greater than 25%
|
Application
|
1
|
Planning Department, Township Engineer
|
30 days before Planning Commission meeting
| |||
|
7
|
Building permits
|
Application
|
1
|
Building Official
|
Not specified
| |||
|
8
|
Demolition permits
|
Application
|
1
|
Building Official
|
Not specified
| |||
|
9
|
Rezoning
|
Application
|
1
|
Council
|
See § 440-917
| |||
|
10
|
Zoning permit
|
Application
|
2
|
Zoning Officer
|
N/A
| |||
A.
Preapplication conference.
(1)
A preapplication conference with the Planning Department is
recommended concerning the district uses and controls, the required
design specifications and performance standards as well as conformity
with the Comprehensive Plan and Official Map.
(2)
Appropriate matters for discussion may be building design and
materials, excessive slope areas on the lot, traffic problems, provisions
for stormwater management controls, etc.
(3)
If a variance is required, the developer shall be advised to
apply for a hearing with the Township Zoning Hearing Board before
the Township Planning Commission reviews any site plans.
(4)
If a special exception is required, the developer shall submit
a site plan to the Township Planning Commission prior to a hearing
with the Township Zoning Hearing Board. In such instance, the Commission
shall not render a decision on the plan, but shall submit its opinions
to the Township Zoning Hearing Board in writing. The plan submitted
need not meet all of the specifications outlined in this chapter but
shall be a certified survey of the lot showing a reasonable presentation
of the proposed use.
B.
Planning Commission lot plan review authority. The Township Planning
Commission shall review lot plans, landscaping plans and building
drawings where appropriate or required for the following:
(2)
Plans that modify in any way the grading or change in the existing
use of land subject to the Township floodplain controls. See Part
11.
(3)
Erection of a building, structural alterations to a building
or moving of a building into or out of the Township, other than single-family
dwellings and their accessory buildings or structures.
(4)
Facial alteration of an existing commercial or industrial building.
(5)
Change in use of nonresidential building. The change in the classification of use shall be as defined in Part 3 (Definitions), or the definitions within the district regulations; or as described as having a different parking requirement in § 440-507, Off-street parking and loading. Referral to the Township Planning Commission by the Zoning Officer shall be in accordance with Part 9.
(6)
Conditional approval.
(a)
Site plans given conditional approval may be signed by the Chairman
after receiving referred approvals and noting corrections, provided
that such action, together with noted approvals, shall be publicly
recorded at the next regularly scheduled monthly meeting.
(b)
Site plans and supplemental materials for conditional uses shall
be forwarded to the Township Council for its approval. The Township
Council may approve the plan, disapprove the plan, or give tentative
approval contingent upon requested changes citing the sections of
the ordinance(s) or conditional use decision relied on for the conditions.
(7)
When the application requires submission of a stormwater management plan in accordance with Township ordinances (See Chapter 371.), the Township Planning Commission shall not grant final approval of the lot plan application until the final stormwater management plan for the development lot has been approved by the Township Engineer.
C.
Expiration of approval. Site plan approval shall be valid for a period of 12 months from the date of final approval and shall expire upon the same conditions as stipulated for building permits in § 440-1002F. If the work on the lot has not been substantially completed within two years of the date of approval, all new work shall be subject to any change in regulations in the interim except as may be governed by § 440-1002F.
[Amended 7-13-2020 by Ord. No. 852]
A.
Types of permits approved by Zoning Officer and Building Official.
B.
Application. Application for permits and plan review shall be made in writing to the Township Zoning Officer and/or Building Official on such forms as may be furnished by the Township. Such application shall comply with the requirements of Part 10 for plan review and be accompanied by any fees as authorized by this chapter or the Township Fee Schedule. All applications with accompanying plans and documents shall become public record.
C.
Approval. No permit shall be approved except in conformity with the regulations of this chapter, except after written order from the Township Zoning Hearing Board, the International Building Code Appeals Board or the courts. In the case of denial, the landowner and/or developer shall be informed of his right to appeal to the Township Zoning Hearing Board or the International Building Code Appeals Board. (See § 440-903B.)
D.
Compliance. All permits required by this chapter issued on the basis of plans and applications approved by the Zoning Officer, Building Official, Township Planning Commission, or other Township official or body, authorize only the use, arrangement, and construction set forth in such approved plans and application, and no other use, arrangement or construction. Use, arrangement or construction at variance with that authorized shall be deemed a violation of this chapter or applicable codes, and punishable as provided by § 440-907.
E.
Other permits. No permit shall be issued pursuant to this chapter
until all necessary approval/permits required from other governmental
units (e.g., county, state, federal) have been obtained. Copies of
such approval/permits shall be submitted to the Township Zoning Officer
and/or the Building Official.
F.
Expiration of building permits.
(1)
No building permit shall be valid or effective after six months
from the date of issuance thereof and shall thereafter be void, unless
the work authorized by such permit shall have been substantially commenced
within six months from the date of issuance and proceeded with, with
due diligence. If, however, the landowner and/or developer has been
delayed in proceeding with the work for which the permit was granted,
by reason of any reasonable cause not due to his own negligence, the
permit may be renewed.
(2)
If the work described in any building permit has not been substantially
completed within one year of the date of issuance thereof, and the
landowner and/or developer has not been delayed for reasons allowed
above, said permit shall expire and be voided by the Building Official,
and written notice shall be given that further work as described in
the voided permit shall not proceed unless and until a new building
permit has been issued and paid for in accordance with the Township
fee schedule. All new work shall be subject to any change in regulations
in the interim.
A.
The application for site plan review shall consist of the following:
(1)
Completed application form(s) as provided by the Township.
(2)
Site plans submitted for land developments shall be accompanied
by documents that establish and assure:
(a)
The method of future ownership, control and maintenance of all buildings, permanent improvements, and grounds not dedicated to the Township or to a condominium association. The Township Planning Commission may, in its discretion, require information and documentation from the landowner and/or developer to establish that an appropriate plan shall be formulated to adequately assure the continued maintenance of the common areas. This plan shall also include specific provisions for assessing responsibility for the maintenance of the common areas upon either the landowner and/or developer, the proposed occupant(s), or both. The plan for assessing responsibility for maintenance may contemplate the formulation of contracts or agreements with maintenance firms or companies and the adoption of covenants and restrictions which shall be binding upon the landowner and/or developer or may include such other maintenance guaranties as may be satisfactory to the Township Planning Commission. The maintenance plan for any proposed stormwater management controls shall be consistent with the requirements of Chapter 371, Stormwater Management.
(b)
The developer's financial capability to carry out the development
and any installations related to the development.
(3)
Eight copies of a site plan that illustrates the following:
(a)
A site plan drawn to scale prepared by an engineer, a surveyor, an architect or landscape architect registered in the Commonwealth of Pennsylvania and experienced in the preparation of site plans, showing the exact size, shape and dimension of the lot to be built upon, and the total square foot area. (See Part 12, Appendixes, of this chapter for Site Plan Legend Requirements.) Scale shall be one inch equals 20 feet, unless otherwise permitted by the Planning Director. All lot data and existing contours and features on the lot shall be based on a current sealed and signed survey performed by a surveyor registered in the Commonwealth of Pennsylvania and made available for the Township files.
(b)
Title block indicating:
[1]
Name of business.
[2]
Name of owner of record.
[3]
Date.
[4]
North arrow.
[5]
Written scale.
[6]
Total square foot area of net lot.
[7]
Professional seal and signature.
[8]
Drawing or job number.
[9]
If applicable, revised drawing number, revised
date, and a notation as to what revisions were made.
(c)
Contours, present (broken lines) and proposed (solid lines),
at five-foot intervals as a minimum. Areas less than 8% in slope shall
be illustrated with two-foot contours.
(d)
All adjacent streets or service streets with traffic flow patterns
and their rights-of-way.
(e)
All existing easements on or within 50 feet of the lot.
(f)
Location (with ties to the lot line) and size of proposed buildings (including all overhangs and projections), building set back lines, driveways, entrances (ingress and egress), parking facilities (with the size, arrangement of stalls), loading space and/or docks, walls, screening, buffer, utility connections, the location and size of proposed stormwater management controls, and any other design requirements of Chapter 371, Stormwater Management. A statement as to whether any existing structures are to be removed. A certification that all requirements of the Americans for Disabilities Act have been met.
(g)
Base flood elevation and floodway information.
[1]
Location of all one-hundred-year floodplains with
corresponding base flood elevations as identified on the FIRM or by
the landowner and/or developer's engineer for any watercourse or water
body with a drainage area of 100 acres or more; steep slope areas
(slopes of 25% or greater); and landslide-prone soils (consult NRCS
and Washington County Conservation District for soils information).
[2]
In addition, all subdivision proposals and development
proposals containing at least 50 lots or at least five acres, whichever
is the lesser, in Zone A, shall be supported by hydrologic and hydraulic
engineering analyses that determine base flood elevations and floodway
information. The analyses shall be prepared by a licensed professional
engineer in a format required by FEMA for a Conditional Letter of
Map Revision and Letter of Map Revision. Submittal requirements and
processing fees shall be the responsibility of the applicant.
(h)
A table of the following permitted and proposed information:
[1]
Net lot area.
[2]
Percentage of and square footage of impervious
coverage.
[3]
Lot paved area.
[4]
Front, rear, and side yard requirements in the
district.
[5]
Cubic yards of earth to be moved on the lot, removed
from the lot, or moved to the lot if cubic yards exceed 500, exclusive
of foundation excavation.
[6]
A tabulation of the square foot gross floor area
of the building, the uses proposed for the building, and the number
of parking spaces required for those uses.
[7]
A plan for managing stormwater runoff during and after construction and minimizing soil erosion and sedimentation that is consistent with the requirements of Chapter 371, Stormwater Management.
[8]
A location plan.
[9]
All required PennDOT highway occupancy permits
for curb cuts and drainage.
(4)
Supplemental drawings and lists showing:
(a)
Building elevations for all four sides and floor plans of all
stories of each building.
(b)
A landscaping plan showing the placement, type, height of evergreens
and shrubs, and caliper of trees. This may be incorporated in the
lot plan with the permission of the Planning Director.
B.
Review of application.
(1)
The Planning Department and Township Engineer shall review the
application and notify the landowner and/or developer of the date
that copies must be submitted for Township Planning Commission action.
The Township Planning Commission shall review the lot plan and supplementary
material during a regular or special session.
(2)
Any engineering consideration involved in the review of the plan shall be subject to the review and written comments of the Township Engineer. The review and approval of the proposed stormwater management controls for the development lot shall be consistent with the procedures contained in Chapter 371, Stormwater Management. In addition to the foregoing, the Township Engineer may require of any landowner and/or developer a soils engineer's report to determine foundation or soil conditions in those areas where the Engineer deems such studies to be necessary.
C.
Action on the application.
(1)
Provided that a proper application is made in the time prescribed
by this section, the Commission shall review the application at its
next regularly scheduled meeting.
(2)
The site plan may be approved by the Township Planning Commission
conditional upon any referrals that have been made and/or minor changes
on the plan citing the sections of the ordinance relied on for the
conditions. Conditional site plan approval also may be granted subject
to the receipt of the approvals/permits required from other governmental
units (e.g., county, state). However, no actual development, construction
activities or use of land shall commence until all such required approvals/permits
have been obtained, and copies have been filed with the Township Zoning
Officer.
[Amended 7-13-2020 by Ord. No. 852]
Any type of land development permitted by right shall be subject to site plan review by the Township Planning Commission in accordance with § 440-1003. The site plan for a land development shall be submitted along with the final land development plat required by the Subdivision and Land Development Regulations.
A.
Residential and nonresidential development. A plot plan, prepared
by a surveyor registered in the Commonwealth of Pennsylvania, showing
the following shall be submitted to the Township:
(1)
Lot or boundaries and dimensions; total square feet and/or acreage.
(2)
Location of all existing and proposed structures.
(3)
Building setback line and yard lines.
(4)
Adjacent street right-of-way lines, all easements for utilities,
public improvements, drainage and stormwater management.
(5)
Driveway and parking area along with highway occupancy permit
if a state road.
(6)
All proposals for modifications to, alterations to, or piping
of a watercourse may require a permit from the Department of Environmental
Protection. If required, the applicant shall submit any permits to
the Township prior to the construction of any proposed improvements.
(7)
Location and height of proposed fences or walls.
(8)
Stormwater management [sump location(s), if required].
(9)
Proposed sanitary sewer connection or septic system location
(and alternate location) along with the appropriate permit.
(10)
Well location, if needed.
B.
Alterations of existing development.
(1)
Structural alterations which expand the floor area of a building
either vertically or horizontally shall be subject to site plan review
as follows:
(a)
Conforming. If the Township has a lot or plot plan meeting the requirements of this chapter on file for the building and lot proposed for alteration, a supplemental plan shall be submitted indicating the alterations in the original building and any other improvements required because of the increased floor area and/or occupancy. The application shall comply with §§ 440-1001 and 440-1002. Architectural drawings and materials list shall accompany the application.
(b)
Nonconforming. As authorized by Part 8, a lot or plot plan shall
be submitted, indicating in the application how the lot and/or building
and/or other requirements shall be made conforming to the district
in which the building is located.
(2)
Facial alterations of an existing commercial or industrial building
or any portion thereof shall be approved by the Township Planning
Commission.
A.
Filing of request. The landowner and/or developer shall request in
writing consideration for a conditional use at a regularly scheduled
meeting of the Township Council.
(1)
The request shall be accompanied by plans and other materials describing the use or development proposed. Such plans and other materials shall not be required to meet the standards prescribed for preliminary or final approval or for the issuance of permits so long as they provide an accurate notice of the proposed use or development and a sufficient basis for evaluating the request being made, including impacts on surrounding properties and traffic impacts on affected streets prepared by professionals in accordance with Township guidelines. See § 440-510.
(2)
Seventeen copies of the written request and other materials
must be filed 10 days in advance of the Township Council meeting and
shall be distributed by the Township concurrently to the Township
Planning Commission for review and recommendations.
B.
Hearing.
(1)
The Township Council shall acknowledge the receipt of the request at its next public meeting and shall set a date for a public hearing pursuant to public notice within 45 days. Written notice shall be sent to all landowners whose lots are subject of the hearing and to all landowners whose lots are within 600 feet of the subject lot. If the landowner is presenting a curative amendment along with his request for a conditional use, the procedure outlined in § 440-908 shall prevail but the applications may be advertised and heard concurrently.
(2)
If the landowner and/or developer is requesting a change in the zoning district classification to accommodate a conditional use, the procedure outlined in § 440-917 shall prevail but the applications for rezoning and conditional use shall be advertised and heard concurrently. At the hearing, the Township Council shall review the submitted plans and other materials, note for the record the recommendations of the Township Planning Commission, allow comments from the floor, and question the landowner and/or developer using the standards and criteria for special exceptions in this chapter.
(3)
All references herein to the Township Zoning Hearing Board shall,
for purposes of this section, be references to the Township Council.
C.
Decision.
(1)
The Township Council shall render a written decision within
30 days from the conclusion of the hearing, allowing or denying the
conditional use. In denying the use, conclusions based on any provisions
of any ordinance, rule or regulations shall contain a reference to
the provisions relied on and the reasons why the conclusion is deemed
appropriate. In allowing a conditional use, the Township Council may
attach such reasonable conditions and safeguards, in addition to those
expressed in the ordinance, as it may deem necessary to implement
the purposes of the Municipalities Planning Code and the Zoning Ordinance.
(2)
If approval for the conditional use is given, the landowner
and/or developer shall not claim any approval of the plans or other
materials submitted; nor shall any approval of plans or other materials
be implied by the Township Council in its approval of the use.
D.
Effect of conditional use approval.
(1)
When an application for a conditional use has been filed with the Township Council and the subject matter of such application would ultimately constitute either a "land development" or a "subdivision" as defined in the Subdivision and Land Development Regulations, no change or amendment of the zoning, subdivision or other governing ordinance or plans shall affect the decision on such application adversely to the landowner and/or developer, and the landowner and/or developer shall be entitled to a decision in accordance with the provisions of the governing ordinances or plans as they stood at the time the application was duly filed; provided, further, that should such an application be approved by the Township Council, the landowner and/or developer shall be entitled to proceed with the submission of either land development or subdivision plans within a period of six months or longer as may be approved by the Township Council following the date of such approval in accordance with the provisions of the governing ordinances or plans as they stood at the time the application was duly filed before the Township Council. If either a land development or subdivision plan is so filed within said period, such plan shall be subject to the provisions of § 385-9 of the Subdivision and Land Development Regulations, and specifically to the time limitations which shall commence as of the date of filing such land development or subdivision plan.
(2)
These provisions shall apply to any conditional use application
filed on or after August 9, 1982. Previously approved conditional
uses shall be affected as follows: if no preliminary plan has been
filed, the landowner and/or developer shall have six months from August
9, 1982, in which to do so, and in that event, all provisions stipulated
above shall apply; if preliminary plans for the entire development
or any section thereof have been filed prior to August 9, 1982, such
conditional use shall not be affected by any change in municipal ordinances
or plans pertaining to zoning classification or density, or lot, building,
street or utility location, enacted subsequent to the filing of the
conditional use application, provided that the conditional use approval
did not contain a specific and express provision to the contrary.
The Township Council, with recommendations from the Township
Planning Commission and the Township Engineer, shall review the final
lot plans and associated drawings for conditional uses. In addition,
the Township Council shall have the final decision as to the propriety
and adequacy of the maintenance plan and/or guaranties proposed for
all buildings, permanent improvements, stormwater management controls
and common areas. The Township Council shall approve the maintenance
plans and/or agreements.
A.
If a lot plan is already on file with the Township for the land and/or
building which meets the standards in this chapter, a supplemental
lot plan can be submitted indicating any improvements required by
this chapter due to the type of use, occupancy capacity, parking and
loading, or other requirements of this chapter.
B.
If no lot plan is on file for the building and/or land, one must be submitted which complies with § 440-1003. Both require Township Planning Commission review and approval.
C.
If the lot plan on file meets the requirements of this chapter and
the change in use can be accommodated without any lot alterations,
the Zoning Officer shall make a record of compliance when reviewing
the building permit.
A.
When required.
(1)
Occupancy permits issued by the Building Official are required
under the following circumstances:
(a)
Prior to occupancy of any new structure or portion of a structure
for which a building permit has been issued;
(b)
Prior to the occupancy of an existing commercial or industrial
structure by a new use or tenant; and/or
(c)
Prior to any change in use or additional type of use of a structure
or land other than the business or use as currently operated under
the existing occupancy permit. The use of previously unoccupied land
constitutes a change in use. The commencement of a home occupation
also constitutes a change in use.
(2)
Occupancy permits for a new use within an existing structure
or for a use not specified on the building permit application require
the signature of the Zoning Officer.
B.
Application for occupancy permits.
(1)
Upon the completion of the erection or alteration of any building or portion thereof, or the moving of any building, the owner or person acting for the owner shall notify the Building Official of such completion and comply with the requirements of § 440-910 with regard to lot improvement guaranties. As-built surveys will be required for all new single-family construction.
(2)
Prior to the occupancy of an existing structure by a new tenant or lessee, and prior to any change in use or additional type of use of a structure or land, the owner or person acting for the owner shall notify the Zoning Officer in writing of the intention to occupy, or change, or add to the use and comply with § 440-1007.
C.
Issuances of occupancy permits.
(1)
All occupancy permits shall be granted or denied by the Building Official within 10 days after the date of application unless the landowner and/or developer is required to comply with § 440-1004. All occupancy permits for new commercial or industrial construction exclusive of tenant space require the signature of the Fire Marshal.
(2)
Temporary occupancy permits.
(a)
Under the following conditions a temporary occupancy permit
may be authorized and/or granted:
[1]
In hardship cases where the occupancy of the building
is shown to be essential and such occupancy will not cause harm to
the health and welfare of the occupants. In the commercial and industrial
districts, no business shall be conducted under such a permit. Said
structure shall be open to the inspection of the Building Official
and Fire Marshal for the authorization of a final occupancy permit.
Such a temporary permit shall become invalid in 30 days.
[2]
All occupancy permits granted in the commercial
and industrial districts shall be classified as temporary if necessary
for 30 days after the facility is fully operating, when upon a reinspection
by the Building Official and Fire Marshal it is determined that the
facility is in compliance.
(b)
All temporary permits must be validated as permanent by the
Township Building Official prior to their expiration date.
D.
Expiration and renewal of occupancy permits. Occupancy permits expire with any change in use, additional type of use, or change in tenant. If upon inspection by the Zoning Officer, the lot plans as required by § 440-1003 are on record, and no change in use or additional type of use is being requested, the former occupancy permit may be renewed under the new tenant or lessee name by the Building Official.
A.
A special permit may be authorized by the Township Council for a
nonconforming structure or use of a temporary nature which it deems
beneficial to the public health or general welfare or which it deems
necessary to promote the proper development of the community, provided
that such nonconforming structure or use shall be completely removed
upon expiration of the permit without costs to the Township. Special
permits are also required for the seasonal display of merchandise
in the commercial districts.
B.
Such a permit shall be issued for a specified period of time not
exceeding six calendar months, and may be renewed for an aggregate
period of not more than two years.
C.
Applicants for special permits to construct or substantially improve
a hospital, nursing home, jail or mobile home park located within
an identified floodplain area shall provide five copies of the following
items:
(1)
A written request including a completed permit application form.
(2)
A small-scale map showing the vicinity in which the proposed
site is located.
(3)
A plan of the entire site, clearly and legibly drawn at a scale
of one inch being equal to 100 feet or less, showing the following:
(a)
North arrow, scale and date;
(b)
Topography based upon the North American Vertical Datum (NAVD)
of 1988, showing existing and proposed contours at intervals of two
feet;
(c)
All property and lot lines, including dimensions, and the size
of the site expressed in acres or square feet;
(d)
The location of all existing streets, drives, other accessways,
and parking areas, with information concerning widths, pavement types
and construction, and elevations;
(e)
The location of any existing bodies of water or watercourses,
buildings, structures and other public or private facilities, including
railroad tracks and facilities, and any other natural and man-made
features affecting, or affected by, the proposed activity or development;
(f)
The location of the floodplain boundary line, information and
spot elevations concerning the base flood elevation, and information
concerning the flow of water, including direction and velocities;
(g)
The location of all proposed buildings, structures, utilities,
and any other improvements; and
(h)
Any other information which the municipality considers necessary
for adequate review of the application.
(4)
Plans of all proposed buildings, structures and other improvements,
clearly and legibly drawn at suitable scale showing the following:
(a)
Sufficiently detailed architectural or engineering drawings,
including floor plans, sections, and exterior building elevations,
as appropriate;
(b)
For any proposed building, the elevation of the lowest floor
(including basement) and, as required, the elevation of any other
floor;
(c)
Complete information concerning flood depths, pressures, velocities,
impact and uplift forces, and other factors associated with the base
flood;
(d)
Detailed information concerning any proposed floodproofing measures;
(e)
Cross section drawings for all proposed streets, drives, other
accessways, and parking areas, showing all rights-of-way and pavement
widths;
(f)
Profile drawings for all proposed streets, drives, and vehicular
accessways, including existing and proposed grades; and
(g)
Plans and profiles of all proposed sanitary and storm sewer
systems, water supply systems, and any other utilities and facilities.
(5)
The following data and documentation:
(a)
Certification from the applicant that the site upon which the
activity or development is proposed is an existing separate and single
parcel, owned by the applicant or the client he represents;
(b)
Certification from a registered professional engineer, architect,
or landscape architect that the proposed construction has been adequately
designed to protect against damage from the base flood;
(c)
A statement, certified by a registered professional engineer,
architect, landscape architect, or other qualified person, which contains
a complete and accurate description of the nature and extent of pollution
that might possibly occur from the development during the course of
a base flood, including a statement concerning the effects such pollution
may have on human life;
(d)
A statement, certified by a registered professional engineer,
architect, or landscape architect, which contains a complete and accurate
description of the effects the proposed development will have on base
flood elevation and flows;
(e)
A statement, certified by a registered professional engineer,
architect, or landscape architect, which contains a complete and accurate
description of the kinds and amounts of any loose buoyant materials
or debris that may possibly exist or be located on the site below
the base flood elevation and the effects such materials and debris
may have on base flood elevation and flows;
(f)
The appropriate component of the Department of Environmental
Protection's Planning Module for Land Development;
(g)
Where any excavation or grading is proposed, a plan meeting
the requirements of the Department of Environmental Protection to
implement and maintain erosion and sedimentation control;
(i)
An evacuation plan which fully explains the manner in which
the site will be safely evacuated before or during the course of a
base flood.
[1]
Editor's Note: Former § 440-1010, Applications for
watercourse and drain permits, was repealed 7-13-2020 by Ord. No.
852.
A.
A building permit for any construction located within or partially
within any identified flood-prone area shall not be approved by the
Zoning Officer until the following information is provided by the
landowner and/or developer.
(1)
A plan and construction drawings which accurately delineate
the identified flood-prone area, including the elevation of the one-hundred-year
flood, the location of the proposed construction, the proposed lowest
floor and basement elevations, and the location of any adjacent flood-prone
development or structures; and
(2)
A document, certified by a registered professional engineer
or architect, which states that the proposed construction has been
adequately designed to withstand the one-hundred-year flood elevation,
pressures, velocities, impact, and uplift forces and other hydrostatic,
hydrodynamic and buoyancy factors associated with the one-hundred-year
flood; such statement shall include a description of the type and
extent of floodproofing measures which have been incorporated into
the design on the structure.
(a)
In order to assure that:
[1]
Any nonresidential structure, or part thereof,
which will not be completely or adequately elevated shall be designed
and constructed to be completely or essentially dry during any flood
up to that height, in accordance with the standards contained in the
publication entitled "Flood-Proofing Regulations" (United States Army
Corps of Engineers, June 1972), or some other equivalent source, for
that type of construction;
[2]
All utilities and facilities, such as sewer, gas,
electrical and water systems are located and constructed to minimize
or eliminate flood damage;
[3]
Adequate drainage is provided as to reduce exposure to flood hazards; and which is consistent with the applicable requirements of Chapter 371, Stormwater Management; and
[4]
All additional expansion to existing structures
shall be firmly anchored in accordance with accepted engineering practices
to prevent flotation, collapse, or lateral movement.
B.
Prior to the approval of any permit, the Zoning Officer shall review
the application for the permit to determine if all other necessary
governmental permits, such as those required by state and federal
laws, have been obtained, including those required by Act 537, the
Pennsylvania Sewage Facilities Act,[1] the Dam Safety and Encroachment Act,[2] and the Federal Water Pollution Control Act Amendments
of 1972, Section 404, 33 U.S.C. § 1434. No permit shall
be issued until this determination has been made.
C.
Following construction, documentation of the as-built floor elevation
of any building alteration or extension shall be provided to the Peters
Township Zoning Officer by way of a FEMA elevation certificate or
other acceptable means.
Building permit applications for building on slopes exceeding
25% shall be accompanied by the following:
A.
A sealed statement prepared by a registered civil engineer or surveyor
to the effect that the proposed building will not be erected on any
land where the percentage of grade exceeds 40%;
B.
A sealed statement prepared by a registered architect stating an
explanation of the building methods to be used in overcoming foundation
and other structural problems created by the slope conditions; and
C.
A sealed soils engineer's report ascertaining that no landslide conditions
exist or that landslide conditions can be overcome, if landslide-prone
areas are indicated on the Washington County Soils Maps.
A.
A building permit is required for the erection, construction or alteration
(structural) of any building, structure, dwelling or portion thereof
and the moving of a building into the Township or from one place to
another in the Township.
B.
Application. Application for building permits shall be made as required
by the International Building Code according to Township procedures
and with the approved lot or plot plan as required by this chapter.
C.
All permits must be approved or denied within 90 days of the application.
D.
Approval. The building permit application must be approved by the
Zoning Officer, the Building Official and in the case of nonresidential
construction by the Fire Marshal. The permit shall not be considered
issued until the date that the landowner and/or developer picks up
and pays for the permit. All conditions listed on the permit become
part of the conditions placed on construction. The use of the space
as specified on the permit cannot be altered without the authorization
of the Zoning Officer.
E.
Voidance of building permits. All approved building permits shall
be considered voided unless picked up and paid for by the landowner
and/or developer within 30 days of approval by Township officials.
No inspections will be performed by Township personnel until the permit
has been picked up and paid for. Appropriate stop-work orders can
be issued and penalties may be assessed in accordance with the Peters
Township Fee Schedule.
F.
Denial of building permits. If either the Zoning Officer and/or the
Building Official and/or the Fire Marshal denies the issuance of a
building permit, the rejection must state the reason(s) for disapproval
and the ways in which the application can be modified to meet the
ordinance and the codes. The landowner and/or developer shall also
be advised of his right to appeal to the Township Zoning Hearing Board
or the International Building Code Appeals Board.
G.
Inspections. The following inspections are required, and twenty-four-hour
notification to the Township Building Official is mandatory.
(1)
Footer before pour.
(2)
Foundation walls before backfilling.
(3)
Ground plumbing.
(4)
Sewer connections or on-lot septic system. Swimming pools and
garage drains must be tied into the sanitary sewer system.
(5)
Pre-lathe before insulating.
(6)
Final (for occupancy permit).
(7)
Electrical inspections by an approved independent inspector
are also required.
A.
An application shall be submitted to the Building Official stating
the method to be used in demolition, and the Building Official shall
not authorize the issuance of a permit for same until he ascertains
that all appropriate safety precautions have been guaranteed.
B.
Any foundation remaining after demolition must be destroyed and filled
in such a fashion as to prevent it from being a safety hazard. No
grading shall be permitted beyond that deemed necessary for the public
safety by the Building Official without a special grading permit.
[Added 11-9-2020 by Ord. No. 857[1]]
A.
Permit
required. No wireless communications facility shall be constructed
or operated in any district without the prior written approval of
the Township, subject to the restrictions and conditions prescribed
at law.
B.
Requirements. All wireless communications facilities in the Township, including tower-based WCFs, nontower WCFs, and small WCFs, shall be developed, considered, constructed, operated, managed, and maintained in accordance with Part II, Chapter 440, Part 6, § 440-603, Wireless communications facilities.
C.
Communication
towers and antennas approved prior to effective date. All communication
towers and antennas legally approved prior to the effective date of
this chapter shall be considered permitted uses and structures.
[1]
Editor's Note: This ordinance also repealed former § 440-1015,
Communication tower permits.
