A.
Requirements for permits. No building or other structure shall be
erected, moved, extended, structurally altered or demolished without
a building permit therefor having been issued by the Building Inspector
or a building code official.
B.
Effect of application. Every application for a building permit shall
be deemed to be an application for a zoning certificate and occupancy
permit.
C.
Form and content of applications. All applications for building permits
shall be made on forms furnished by the Zoning Officer or a building
code official and shall be completed in full with accurate information
and submitted in duplicate, with a plot plan prepared and sealed by
a land surveyor or architect registered to do business in the Commonwealth
of Pennsylvania. Each plot plan shall show the following information
and data with a narrative statement and detail building plans attached:
(1)
Owner's name.
(2)
Bearings and distances along all property lines.
(3)
Public streets abutting property with right-of-way width.
(4)
Area of property.
(5)
Lot and block number.
(6)
Lot number, plan name and where the plan is recorded if property
is in a recorded plan.
(7)
All existing dwellings, buildings and accessory structures,
indicating descriptions and height of each, with floor and basement
elevations.
(8)
All proposed dwellings, buildings and accessory structures,
indicating dimensions, descriptions and height of each, with proposed
floor and basement elevations.
(9)
Front yard, side yard and rear yard dimensions.
(10)
Off-street parking and loading areas and driveways indicating
the dimensions and number of parking spaces as required by this chapter.
(11)
Location of signs, with size and details.
(12)
Location and size of all existing utilities abutting or crossing
property.
(13)
Topography with two-foot contours and/or elevations, showing
existing and finished grades, except property used for the construction
of a single-family or two-family dwelling requiring no greater than
five feet of fill or cut.
(14)
Stormwater management facilities to collect and control surface
water runoff from property, with calculations of predevelopment and
post-development surface water runoff and the method of detaining
increased runoff, except in cases in which an exemption or exception
is provided in the applicable stormwater management regulations adopted
by the Township.
(15)
Soil erosion and sedimentation control measures and facilities
conforming to the requirements and specifications of Pennsylvania
DEP's Soil Erosion and Sedimentation Control Manual, latest edition.
(17)
Compliance with the requirements and specifications of Chapter 140, Grading, Excavating and Filling, and any amendments thereto, if applicable.
(18)
Detailed building plans conforming to the requirements and specifications
of the Uniform Construction Code (UCC), as adopted by the Township,
and as from time to time amended. If the building is commercial or
industrial in nature, the plans must be approved and sealed by the
State Department of Labor and Industry.
(19)
A narrative statement describing in detail the work to be done
and indicating the proposed use for each building or structure to
be constructed on the property, the number and nature of businesses
proposed in each building and if commercial or industrial, with the
number of employees anticipated for each. If the application is made
by someone other than the owner of the property, the application shall
be accompanied by a duly verified affidavit from the owner authorizing
such application to be made.
(20)
No zoning (or building) permit shall be issued pursuant to this chapter until the stormwater management plan for the property or lot has been approved in accordance with Chapter 195, Subdivision of Land. Further, the municipality shall not issue the permit until any required floodplain, dam safety or obstructions or erosion/sedimentation approvals/permits have been received from the applicable local, county or state agencies. Copies of the approval/permit must be filed with the municipality.
D.
Procedure. The Building Inspector or building code official shall
render a decision either approving or disapproving the application
for a building permit within 30 days after the application is filed,
provided that any disapproval of the application shall contain a brief
explanation setting forth the reasons for said disapproval and the
manner in which the application can be corrected and/or modified to
obtain the required approval. If no decision is rendered on the application
within 30 days, the application shall be deemed to be approved, and
the permit shall be deemed to have been granted immediately unless
the applicant has agreed in writing to an extension of time. No agreement
to extension of time for action may be made a part of an application
form, nor may any such agreement be required of any applicant under
threat of denial of the application.
A.
It shall be a violation of this chapter to use or occupy or permit
the use or occupancy of any building, structure, land or premises
or part thereof hereafter created, erected, changed or converted or
enlarged in its use or structure until a zoning certificate and occupancy
permit have been issued therefor by the Zoning Officer, stating that
the proposed use of the building, structure or land conforms to the
requirements of this chapter.
B.
All applications for a zoning certificate and occupancy permit shall
be made on forms furnished by the Zoning Officer and shall be completed
in full with accurate information and submitted in duplicate with
the following information and data, together with a narrative statement:
(1)
Owner's name.
(2)
Area of property.
(3)
Lot and block number.
(4)
Lot number, plan name and where recorded if property is in a
recorded plan.
(5)
Location of existing parking, off-street loading areas and driveways,
indicating number and size of parking spaces, if applicable.
(6)
Location of any existing or proposed signs with details, if
applicable.
(7)
A narrative statement, indicating the present and proposed use
of the property and of each building or structure on the property,
the number of dwelling units in each building or the number of retail
or services in each building, with the number of employees anticipated
for each. If the application is made by someone other than the owner
of the property, the application shall be accompanied by a duly verified
affidavit from the owner, authorizing such application to be made.
C.
No zoning certificate and occupancy permit shall be issued until
all erection, construction or alteration has been completed and the
use established, inspected and approved by the Zoning Officer. No
such certificate shall be issued for a proposed change in use until
such change has been established and has been inspected and approved
by the Zoning Officer. The certificate shall be issued or written
notice shall be given to the applicant, stating why a certificate
cannot be issued, no later than five days after the Zoning Officer
is notified in writing that the building or premises is ready for
occupancy.
D.
A temporary zoning certificate and occupancy permit may be issued
by the Zoning Officer for a period not to exceed six months during
alterations or partial occupancy of a building pending its completion,
provided that such temporary certificate may require such conditions
and safeguards as will protect the safety of the occupants and the
public.
E.
In all cases under this section, a fee shall be charged for a zoning
certificate and occupancy permit with respect to single-family residential
zoning use, and a fee shall be charged for each certificate and occupancy
permit with respect to each zoning use. The Board of Commissioners
may, from time to time by resolution, either increase or decrease
said fee.
F.
A zoning certificate and occupancy permit may be revoked or suspended
by the Zoning Officer if he finds that the holder of the certificate
has failed to comply with conditions attached to the issuance of the
certificate or if he finds that the building or use does not comply
with the requirements of this chapter.
G.
Notwithstanding the foregoing provisions, a zoning certificate and
occupancy permit shall not be required for the following:
A.
It shall be a violation of this chapter for any owner to sell any
building or structure or interest therein situated in the Township
of Shaler, unless the owner shall first deliver to the purchaser at
or prior to the time for settlement a use registration permit:
(1)
Indicating the zoning classification and legality of the existing
use of the building or structure (except one- or two-family residences
and places of religious worship) to be sold; and
(2)
Also disclosing whether there exists any notice of an uncorrected
violation of the housing, building, safety or fire ordinances and
regulations as to any building or structure. A certificate from the
Zoning Officer certifying that the property has been approved or designated
as a nonconforming use shall be deemed compliance with this section.
B.
All applications for a zoning certificate shall be on forms furnished
by the Zoning Officer, shall be completed in full and in duplicate,
and shall contain a description and location of the building or structure
and its present and proposed use.
A.
Any application for a special exception or variance shall be filed
with the Zoning Officer by any landowner or any tenant with the permission
of such landowner. It shall contain a statement of the grounds on
which the application is based, together with all maps, plans and
text which shall be necessary to show compliance with this chapter.
It shall be filed in duplicate and accompanied by a fee as set by
the Board of Commissioners and revised from time to time.
B.
The Zoning Officer shall promptly transmit one copy of the application,
together with all documentation, to the Zoning Hearing Board, which
shall schedule a public hearing.
C.
If the application for a special exception or variance is coupled
with an application for a building permit or certificate of use and
occupancy, the application shall contain all data required for such
application for building permit or certificate of use and occupancy.
The Zoning Officer shall first follow the procedure applicable to
the application for special exception or variance. The application
for a building permit or certificate of use and occupancy shall be
deemed denied for lack of basis until the special exception or variance
is granted. If such application for special exception or variance
is approved by the Zoning Hearing Board, the appropriate officer shall
then approve or disapprove the application for a building permit or
certificate of use and occupancy.
A.
Any application for a conditional use or a building permit for a
conditional use shall be filed with the Zoning Officer. It shall contain
a statement of the grounds on which the application is based, together
with all maps, plans and text which shall be necessary to show compliance
with this chapter. It shall be filed in duplicate and accompanied
by a fee as set by the Board of Commissioners, as revised from time
to time.
B.
The Zoning Officer shall promptly transmit one copy of the application,
together with all documentation, to the Planning Commission for its
recommendation.
C.
The Zoning Officer shall promptly transmit the application, with
all documentation, to the Township Manager for the attention of the
Board of Commissioners and for appropriate action.
D.
If the application for a conditional use is coupled with an application
for a building permit or certificate of use and occupancy, the application
shall contain all data required for such application for building
permit or certificate of use and occupancy. The Zoning Officer shall
first follow the procedure applicable to the application for conditional
use. The application for a building permit or certificate of use and
occupancy shall be deemed denied for lack of basis until the application
for conditional use is granted. If such application for conditional
use is approved by the Board of Commissioners, the Zoning Officer
shall then approve or disapprove the application for a building permit
or certificate of use and occupancy.
As to applications for sign permits, see § 225-63 of this chapter.
