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All permittees under this Building Code, including the property owner and the lessee, where a lessee exists, who are constructing in Shopping Center, Business, Limited Industrial, Townhouse and Apartment Zoning Districts, as provided in the Zoning Code of the township, shall enter into a binding agreement with the township requiring compliance with all township ordinances and, in addition thereto, providing for the following matters.
(a) The permittee shall not deposit or allow to be deposited by any other party any dirt or other debris upon any public right-of-way in the township. The construction site shall be kept as clean as possible and the construction shall be performed in such a manner as to provide a minimum of inconvenience to persons using the rights of way and the surrounding area.
(b) The permittee shall provide adequate outside lighting so as to prevent vandalism and to ensure the safety of the patrons of the building and the residents of the township. The positioning of the lighting shall be subject to the review of and/or possible correction by the Board of Township Commissioners or its designee.
(c) Except where single-family dwellings (any household except a garden apartment or condominium) are built, the permittee or its successor shall be responsible, at his or her own expense, for the removal and disposal of all trash, garbage and rubbish from the premises in water-tight containers provided with tight covers, so controlled as to prevent offensive odors escaping therefrom and refuse being blown, dropped or spilled. Collection and disposal of trash, garbage and rubbish shall be made at least once a week and more frequently when so required by the Board of Health of the township. All trash, garbage and rubbish shall be stored inside the building prior to collection.
(d) The permittee or its successor shall remove all snow from his or her premises within 20 hours of the end of a snowfall and shall also comply with all fire and safety regulations and ordinances.
(e) The permittee or its successor shall be responsible for and shall cut and trim any grass on his or her premises as necessary and shall be responsible for weed control.
(f) The permittee or its successor shall be responsible for rodent control on the premises.
(g) All interior traffic lanes shall be properly marked as such, and the installation of all traffic lanes and signs shall be subject to the continuing review of and/or possible correction by the Board of Township Commissioners or its designee. The permittee or his or her successor shall properly maintain all parking and traffic areas. Any changes in traffic flow patterns must be approved by the Board or its designee. The permittee or his or her successor shall immediately remove all graffiti from the premises as soon as it may appear.
(h) The permittee or his or her successor shall agree to bear all reasonable engineering expenses incurred by the township for services rendered in connection with this agreement and shall agree to bear all reasonable legal expenses incurred by the township in the preparation of this agreement and the execution of the provisions hereof.
(I) The terms of this agreement shall be binding upon the personal representatives, heirs, successors and assigns of the parties hereto.
(j) The permittee or his or her successor agrees to provide, at his or her own expense, any off-duty professional police officer to direct traffic and improve the traffic flow during peak hours if, in the opinion of the Chief of Police, such traffic represents a hazard to the safety of the residents of the township or motorists or pedestrians in the area of the building. The permittee or his or her successor further agrees to hire off-duty professional police officers to control and eliminate loitering if, in the opinion of the Chief of Police, loitering becomes a problem on the premises.
(k) The permittee or his or her successor agrees, at its own cost and expense, to abide by the applicable regulations and reasonable recommendations of the township as provided in or made pursuant to Chapter 1460 of this Building and Housing Code, or of the commonwealth or of any duly designated agent of the township or the commonwealth, with respect to control of any cooking odors or the like which may emanate from the premises. The permittee or his or her successor agrees properly to maintain its odor control equipment, which will be subject, from time to time, to inspection, review and approval by the township or its authorized representative. The permittee or his or her successor further agrees to install and to maintain grease trap installations in a constant state of good repair and to pay any and all expenses in connection with the cleaning of the grease trap or sanitary sewer lines necessitated by the operation of a restaurant on the property.
(l) The permittee or his or her successor shall maintain fire lanes, appropriately marked, as directed by the Fire Marshal.
(m) The permittee or his or her successor agrees to subject himself or herself to all existing ordinances of the township and agrees that the same shall be incorporated herein by reference, and the permittee or his or her successor agrees that such ordinances shall become a part of this agreement as if they were fully set forth herein.
(Ord. 446, passed 6-15-1977)
(a) Appointment and term. The Board of Township Commissioners shall select a Building Inspector who shall serve until the first Monday in January of the next even numbered year or until his or her successor is appointed.
(b) Qualifications. The Building Inspector shall be a person qualified, in the opinion of the Board, and shall be informed on methods of construction, quality and strength of materials, good practice in fire prevention and on other accepted requirements for safe exit facilities and proper installation of electric wiring.
(c) Review of plans and specifications; issuance of permits. He or she shall examine all applications, plans and specifications of any proposed building or structure or alteration or addition to any existing building or structure, and shall approve them within 15 days after the same have been filed if they are in conformity with the provisions of this chapter and other applicable ordinances and State Acts with particular reference to the regulations of the State Department of Labor and Industry, and thereupon issue a permit for such building or structure, or alteration or addition. If such plans and specifications do not conform to this chapter or other applicable ordinances or State Acts, he or she shall refuse permits therefor until they are modified so as to conform to such requirements.
(d) Inspections; violations. He or she shall inspect all buildings or other construction during the course of the work and shall see that the provisions of this chapter and of the permit are carried out. He or she shall recommend to the Board or proper state authorities prosecution for any infraction or violation of applicable ordinances or statutes.
(e) Certificate of occupancy. He or she shall examine and approve or disapprove all applications for certificates of occupancy, and all plans and specifications filed in connection therewith, and shall provide for the issuance of such certificates.
(f) Classification of buildings. He or she shall inspect immediately after completion, and at least once each year thereafter, all buildings other than private dwellings, to determine whether or not their classification, either as to equipment or occupancy, has been changed.
(g) Records. He or she shall keep all applications, plans and specifications and a record of all permits, refusals, inspections, certificates and other action taken by him or her, which records shall be kept on file at his or her office and be subject to inspection during regular business hours. All such records shall become the property of the township and be under the control of the Board.
(h) Recommendations to Board. He or she shall, in addition to enforcing all the provisions of this chapter, recommend to the Board any special regulation or ruling that is, in his or her opinion, necessary to define the intent and purpose of any portion of this chapter.
(I) Stop work orders; removal of materials; revocation of permits. He or she shall have the power to stop erection or alteration of any building where the same is being carried on contrary to any of the provisions of this chapter, and to order the removal of any materials that may be unsafe or unfit for the purpose for which they are intended, in accordance with the provisions of this chapter, and to revoke the permit for such cause.
(j) Materials and forms of construction. He or she shall have authority, subject to the approval of the Board, to employ the services of a qualified expert or experts to determine the strength of materials or special forms of construction which it is proposed to use in any building or structure for which application for a permit is made; to determine whether any materials being used in any work are suitable for the purpose for which they are intended; to determine whether the work is being done in a substantial and workmanlike manner; and to settle other matters in dispute. After receiving the report of such expert or experts, he or she shall order such changes in the materials or work as are found to be necessary. The cost of all tests of building materials required by this chapter shall be paid by the applicant.
(k) Safety precautions during construction. Whenever the work of erecting or altering any building or structure may, in the judgment of the Building Inspector, affect the public safety, he or she shall direct that precautions be taken by the erection of suitable fences, shelters, scaffolding or other protection at the expense of the applicant.
(l) Fire escapes and appliances. He or she shall have the power and authority to inspect all buildings within the township for the purpose of determining whether the provisions of the State Acts relative to the erection and maintenance of fire escapes and appliances are properly complied with and to assist all authorized State Inspectors in taking such action as may be necessary to enforce such provisions of law.
(m) Copies of Building Code. He or she shall keep on hand at his or her office a supply of copies of this Building Code.
(n) Employment of outside inspectors. He or she or his or her assistant shall make all inspections required by this chapter. He or she may, however, accept reports of recognized inspectors in writing if he or she finds it necessary to employ outside help to properly carry out the provisions of this chapter.
(o) Reports. He or she shall report monthly in writing at the regular meeting of the Board of Township Commissioners and at such time shall report activities of the Building Department. Such report shall state in detail the names of each applicant, the permit number, the location and description in brief of the proposed construction or alteration and the amount of the fee charged and collected.
(p) Right of entry. For the purpose of discharge of his or her duties, he or she shall have the authority to enter any building at any reasonable hour.
(q) Areaways and spaces beyond building line. He or she shall see that existing areaways or open spaces that project beyond the building line are so covered or protected as to be made permanently safe.
(r) Plan reviews by Township Engineer. In any instance where plan reviews are undertaken by the Township Engineer at the request of an applicant, a fee, payable in advance, shall be charged. Such fee shall be established by the Board of Township Commissioners from time to time by resolution.
(Ord. 78, passed 2-3-1947; Ord. 580, passed 2-15-1984)
(a) Permit required. No person shall proceed with the erection, alteration, repair, moving, shoring, raising or removal of any building or structure or any part thereof, and no person shall proceed with the construction of any curbing or sidewalks, the resurfacing of driveways and parking lots, the widening of driveways and the construction or erection of retaining walls, unless application for a permit has been made by the owner to the Building Inspector and a permit has been obtained from the Building Inspector pursuant to the regulations set forth in this section.
(b) Application; plans and specifications.
(1) An application for a permit shall be submitted to the Building Inspector on a form supplied by him or her and shall be accompanied by two sets of specifications and plans of a scale meeting the approval of the Building Inspector, setting forth the extent and character of the work in all its structural parts, with a plot plan of the lot, as required in subsection (f) below.
(2) Upon approval of the plans and specifications, one set of each so marked shall be returned to the applicant, shall be kept, together with the permit, at the building site, and shall be accessible at all times to the Building Inspector, to police officers and to other officers of the township. No change in the same is to be made without the approval of the Building Inspector.
(c) Contents of application. The application shall state:
(1) The size and location of the lot;
(2) The classification of the building by type of construction;
(3) The occupancy or use to which it is to be put;
(4) The fee to be paid for the permit, together with the calculations necessary to determine the same, which shall be subject to the approval of the Building Inspector;
(5) The estimated approximate cost of the improvement; and
(6) Any other pertinent information required by the Building Inspector.
(d) Statement; repairs under $100.
(1) When the estimated cost of erecting, altering or repairing any building does not exceed $500, the person applying for a permit may file with the Building Inspector, if acceptable to him or her and in lieu of the plans and specifications hereinbefore provided for, a statement in writing setting forth what repairs, alterations or improvements are contemplated and describing the general character, nature and extent of the same, together with such plans or sketches as may be required by the Building Inspector.
(2) No permit shall be required and no fee charged if the work to be done consists of minor interior and exterior repairs to any building or structure which does not involve any change in its supporting walls, members or structural parts, stairways, elevators, fire escapes or other means of communication, egress and ingress, light and ventilation or class of occupancy, or make additional openings or close existing openings in its exterior or interior walls, provided such repairs do not exceed $100 in cost.
(e) Fees.
(1) A. The applicant for a permit shall, at the time of making application, pay to the Building Inspector, or to such other person as may be designated by the Board of Township Commissioners, for the use of the township, for each and every building or addition, or the altering, repairing, moving, shoring or raising of any building or structure, the following fee, which shall be based on the contract price of any such work as determined by the applicant, subject to the approval of the Building Inspector: 1.5% of the cost of the work, with a minimum fee of an amount set forth by the Board of Commissioners in the fee resolution.
B. The fee for a permit for storage tanks or for any underground tank or structure shall be as above set forth.
(2) A. The contract price or cost of work upon which the fees are based shall not include plumbing work of any description but shall include all heating work, other than steam, vapor or hot water heating systems. A separate fee shall be paid to the Plumbing Inspector for all plumbing work. Where alterations consist only in plumbing work, a permit shall only be required from the Plumbing Inspector or the Board of Health.
B. Where a heating installation is made separately from a building or alteration job, a standard fee of an amount set forth by the Board of Commissioners in the fee resolution for each installation made shall be charged for the permit. No heating installation of any nature shall be made without a permit.
C. The installation, erection, enlargement or repairing of oil burning equipment, and the storage and use of fuel, range or other oils in connection therewith, shall be subject to the inspection and approval of the Building Inspector and shall conform to the regulations of the American Insurance Association, as recommended by the National Fire Protection Association. Copies of such regulations shall be kept on file in the office of the Building Inspector and shall be open to inspection by any person applying therefor.
D. The cost of equipment as such shall not be included in the calculations for the permit fee, but the cost of any and all structural supports in connection with the installation thereof shall be subject to inspection and shall be included in the calculations for the permit fee.
E. For a permit to erect, alter, raze, remove or tear down any building or structure, such as an engine, boiler or tank foundation, or tanks for storage of petroleum products, or for any underground tank or structure, the fee shall be as above set forth.
(3) When an application for a building permit is made by a school district, school authority, municipal authority, church or religious group, fire company, veterans’ post, civic group or other non- profit association or corporation, the application shall be referred by the Building Inspector to the Board of Township Commissioners for its review. The Board, upon review of the application and a determination of the status of the applicant as being of the kind or within the class above set forth, shall, after having reference to the schedule of fees provided in subsection (e)(1) above, the application being otherwise in accordance with existing township regulations and ordinances, direct the issuance of a permit upon the payment of a fee to be fixed by an amount set forth by the Board of Commissioners in the fee resolution.
(4) Notwithstanding any other provision of this chapter, no fee shall be charged for any permit where the cost of the work or the contract price does not exceed an amount set forth by the Board of Commissioners in the fee resolution.
(f) Plot plan. Prior to the issuance of a permit for the erection of or making an addition to any building, the owner, builder or architect shall submit to the Building Inspector a plot plan drawn to scale prepared in a manner approved by the Building Inspector. Such plan shall show the dimensions of the lot, the location of corner stakes or monuments, the location of the building or addition proposed, and setback or restriction lines. The plan shall be signed and dated and submitted in duplicate. This plan shall also show the location of all existing buildings on abutting lands which adjoin or encroach on any of the lot lines.
(g) Issuance of permits; transfers; posting. The Building Inspector shall act upon the application for a permit within 15 days after its receipt by either approving or rejecting it or by requiring modifications of the plans and specifications. When the application has been approved, the Building Inspector shall issue the permit. Every permit shall be considered cancelled if active work is not commenced within a period of 60 days from the date of its issue, or if work on the operation ceases for a continuous period of 60 days, provided that such stoppage is not caused by circumstances beyond the builder’s control, as certified to by the Building Inspector. Where the permit covers more than one building, commencement of work on one of them shall be considered as compliance with the foregoing provision. After issuance of the permit, no transfer of the same to another party may be made, unless authorized by the Building Inspector. The permit must be posted in a conspicuous position at the operation and must so remain until the work is completed.
(h) Private garages. The Building Inspector shall not issue a permit for the erection of a private garage unless such private garage will be accessory to an existing dwelling or place of business; provided, however, that the Building Inspector may issue a permit for the erection of a private garage, with a permit for the erection of a dwelling house or place of business, which dwelling house or place of business is to be erected before, or simultaneously with, the private garage. The Building Inspector may require, as a part of the permit application, an affidavit from the owner or owners that no garage will be used as living quarters.
(I) Approval in part. Nothing in this chapter shall be construed to prevent the Building Inspector from approving a permit for the construction of a part of a building when plans and detailed statements have been presented for the same before the entire plans and specifications for such building have been submitted or approved.
(j) Temporary buildings. A permit may be granted for a temporary building to stand not over 60 days from the date of completion, subject to renewal at the discretion of the Building Inspector, which building may be of Type V construction, provided it is not over one story in height and is erected in such a manner and in such a position as properly to safeguard the public and all surrounding buildings, in accordance with the regulations laid down by the Building Inspector.
(k) Storage of building materials. Storage of building materials must be done within the property lines. No such storage or use shall be permitted upon adjoining lands without the consent of the owner of such lands or his or her representative. If the nature of construction is such that either of the above methods of storage is impossible, storage may be had in an adjacent street, highway, court or alley upon the issuance of a street occupancy permit by the Building Inspector, subject to regulations of the State Department of Transportation, where applicable.
(l) Street occupancy permits.
(1) Where it is not possible to confine the storage of building materials within the area of the property which is to be improved or altered, a separate application shall be made to the Building Inspector to occupy the adjacent public street or highway.
(2) Provided the application does not conflict with the other provisions of this chapter, a separate permit shall be granted for a period not exceeding three months consecutively, the fees for such permit to be as follows.
A. For the frontage of the property, a fee in an amount set forth by the Board of Commissioners in the fee resolution per month, and a further sum of an amount set forth by the Board of Commissioners in the fee resolution per month for each additional 20 feet or fraction thereof occupied in front of an adjacent property, but no street permit shall be issued for the use of a street in front of an adjacent property for a greater distance than 40 feet.
B. No such permit shall be granted by the Building Inspector for an adjacent highway which in its width is classified as an alley. The fees for this highway occupancy permit shall in full revert to the township treasury.
(3) No materials are to be piled on a street or highway to a greater distance than ten feet out from the adjacent curb line, and in no case is the entire roadway to be diminished to such an extent as to prevent the full and unobstructed passage of one-way traffic between the piles of materials and the opposite curb line. An unobstructed gutter 16 inches wide must be maintained at all times at the curb line adjacent to the property under improvement.
(4) From sunset to sunrise there shall be displayed sufficient red or amber lights and at all other times sufficient other safeguards or danger signals on all materials to warn pedestrians or vehicular traffic of the danger. Subject to other provisions of this chapter, the footway passing the property under improvement shall at all times be kept open for the unobstructed use of pedestrians. Violation of any provision of this subsection (l) shall be sufficient cause to revoke the street occupancy permit.
(m) Certificates of occupancy.
(1) Certificate required.
A. No commercial or residential unit shall be used or occupied for any purpose until after final inspection by the Building Inspector and issuance by him or her of a certificate of occupancy, which certificate shall designate the use to which the unit may be put in accordance with the permit as issued or any amendment to such permit. No person shall make any use or occupancy of the unit before the certificate is issued.
B. As used in this subsection (m),
RESIDENTIAL UNIT means and includes any building, or part of a building, which is used as a dwelling for one or more persons, and COMMERCIAL UNIT means and includes any building, or part of a building, which is used for any purpose, except as a residential unit.
(2) Inspections. Prior to issuance of any certificate of occupancy, it shall be the responsibility of the Building Inspector to inspect the building for reasonable compliance with all township ordinances related to health and safety and to inspect such building for compliance with the specific requirements set forth below. This shall include the payment of all pertinent fees.
(3) New construction; residential and commercial.
A. Before a certificate of occupancy is issued, the builder shall furnish a plot plan showing the actual placement of the building, with the dimensions of the front setback and the side and rear yard setbacks.
B. Permanent boundary markers must be placed prior to issuance of the certificate.
C. All grading, seeding, sidewalks, streets, paving lights, hydrants and the like must be installed prior to issuance of the certificate.
D. A temporary certificate may be issued, at the discretion of the Building Inspector, if the premises are deemed habitable. However, such temporary certificate may be cancelled by the Building Inspector upon reasonable extension of time to correct and supplement the necessary items set forth in subsections (m)(3)A., (a)(3)B. and (m)(3)C. above.
(4) Transfer and/or resale of all residential or commercial buildings.
A. Every agreement of sale of land with a building thereon erected shall be immediately reported to the Building Inspector by the seller and buyer. Failure to report the agreement or otherwise comply with the terms of this section will subject both parties to penalties, including fines and possible eviction proceedings.
B. Ownership of a property may be transferred upon application of the to the township for a resale certificate.
C. A resale certificate will be issued upon receipt of the applicable fee and satisfaction of the requirements of the Township Inspector that the premises is in full compliance with all requirements of the resale certificate, as provided by the Building Code Department.
D. Failure to obtain a valid resale certificate prior to use and occupancy of the premises will result in the imposition of a fine of up to $100 per day and possible eviction proceedings.
(5) Fees. All fees shall be paid at the time the application is made and shall be the responsibility of the seller, with respect to new construction, and the applicant for the certificate in all other cases. The fee shall be established by the Board of Township Commissioners from time to time by resolution.
(6) Water supply. If a commercial or residential unit is not serviced by public water, the applicant shall, before the issuance of a certificate of occupancy, provide the Building Inspector with a certificate from a certified laboratory that the water supply is potable and not detrimental to the health of any person.
(Ord. 78, passed 2-3-1947; Ord. 220, passed 8-19-1959; Ord. 281, passed 10-16-1963; Ord. 347, passed 2-17-1971; Ord. 427, passed 12-29-1976; Ord. 481, passed 12-28-1978; Ord. 510, passed 8-20-1980; Ord. 535, passed 11-18-1981; Ord. 581, passed 2-15-1984; Ord. 759, passed 3-17-1997; Ord. 838, passed 4-19-2006; Ord. 895, passed 11-16-2011; Ord. 998, passed 2-19-2020)
Application for all construction permits, including, but not limited to, electrical, plumbing, heating and air conditioning permits, and payment of the appropriate fees therefor, shall be made simultaneously with the application for a building permit as provided in § 1420.06.
(Res. 93-15, passed 2-17-1993)
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