A. 
Long title: "A new ordinance dividing Jacobus Borough, York County, Pennsylvania, into districts with varying regulations; permitting, prohibiting, regulating and determining the uses of land, watercourses and other bodies of water, the size, height, bulk, location, erection, construction, repair, expansion, razing, removal and use of structures, the areas and dimensions of land and bodies of water to be occupied by uses and structures, as well as yards and other open areas to be left unoccupied; establishing the maximum density and intensity of uses; providing for the administration and enforcement of this ordinance in accordance with the Pennsylvania Municipalities Planning Code,[1] including provisions for special exceptions and variances to be administered by a Zoning Hearing Board; and establishing provisions for the protection of certain natural features."
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B. 
Short title. This chapter shall be known and may be cited as the "Jacobus Borough Zoning Ordinance of 2009."
It is hereby declared to be the legislative intent that if a court of competent jurisdiction declares any provisions of this chapter to be invalid, the effect of such decision shall be limited to those provisions which are expressly stated in the decision to be invalid. In such case, all provisions of this chapter that were not declared invalid shall continue to be separately and fully effective. The Borough Council hereby declares that it would have passed all other parts of this chapter, without including any part declared invalid, if it had advance knowledge that such part would be declared invalid. If the entire chapter should be declared invalid, then the Jacobus Borough Zoning Ordinance that was in effect immediately prior to the enactment of this new chapter shall automatically be reinstated as the Zoning Ordinance for Jacobus Borough.
Allegations that this chapter or any amendment was enacted in a procedurally defective manner shall be appealed as provided in Pennsylvania law.
This chapter shall apply throughout Jacobus Borough. Any activity regulated by this chapter shall occur only in conformity with the regulations of this chapter. See § 250-6A.
This chapter is hereby adopted:
A. 
In accordance with the requirements and purposes (including Sections 604 and 605 or their successor section(s), which are hereby included by reference) of the Pennsylvania Municipalities Planning Code, as amended.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B. 
In accordance with goals and objectives of the York County Comprehensive Plan, which are hereby included by reference.
C. 
To carry out the following major objectives:
(1) 
To ensure that development carefully relates to natural features, and to avoid overly intense development of environmentally sensitive land;
(2) 
To avoid overextending groundwater supplies, to encourage groundwater recharge, and to protect the quality of groundwater and surface waters;
(3) 
To promote traditional styles of development;
(4) 
To promote compatibility between land uses;
(5) 
To seek coordinated development and roads across municipal borders;
(6) 
To provide for a variety of residential densities and meet legal obligations to provide opportunities for all housing types;
(7) 
To direct higher-density development to areas that are physically suitable, accessible by major roads and that have the potential of public water and sewage services;
(8) 
To coordinate development with future public water and sewage service areas;
(9) 
To direct industrial development to locations that will minimize conflicts with residential uses;
(10) 
To direct commercial businesses to existing commercial areas, while avoiding new strip commercial areas that would cause traffic congestion, safety issues and conflicts with residential uses;
(11) 
To promote new business development in appropriate areas that will provide additional tax revenue and job opportunities; and
(12) 
To promote public health, safety and general welfare.
A. 
Applicability.
(1) 
Any of the following activities or any other activity regulated by this chapter shall be carried out only in conformity with this chapter:
(a) 
Erection, construction, movement, placement or extension of a structure, building or sign;
(b) 
Change of the type of use or expansion of the use of a structure or area of land;
(c) 
Creation of a lot or alteration of lot lines;
(d) 
Creation of a new use; and/or
(e) 
A land development.
(2) 
Zoning permit. A zoning permit indicates that a zoning application, as presented, complies with this chapter to the best knowledge of the Zoning Officer.
(a) 
A zoning permit is required to be issued prior to the start of any of the following activities:
[1] 
Erection, construction, movement, placement, relocation or expansion of a structure, building or sign;
[2] 
Change of the type of use or expansion of the use of a structure or area of land;
[3] 
Creation of a new use;
[4] 
Demolition of a building or partial demolition of the exterior of a building;
[5] 
Site alterations or mineral extraction as defined by § 250-22; and/or
[6] 
Construction or installation of any animal waste impoundment, lake, pond, dam or other water retention basin.
(b) 
The Borough may, at its option, issue combined or separate building permits and zoning permits and/or may utilize a single or separate application for the building and zoning permits.
(3) 
Certificate of use.
(a) 
It shall be unlawful to establish any new or replacement commercial, institutional/semi-public, or public use, as identified in § 250-28, as a principal or accessory use until a certificate of use for such building, establishment or use has been issued by the Zoning Officer. A certificate of occupancy may also be required pursuant to the Borough Construction Code.[1]
[Amended 8-4-2010 by Ord. No. 2010-1; 12-2-2020 by Ord. No. 2020-1]
[1]
Editor's Note: See Ch. 82, Art. III, Uniform Construction Code.
(b) 
The Borough staff may permit the zoning permit application to serve as the application for the certificate of use.
(c) 
The certificate of use shall be issued by the Zoning Officer only if the Zoning Officer determines that the activity complies with this chapter, to the best knowledge of the Zoning Officer. The Borough may also withhold issuance of the certificate of use until there is compliance with other Borough ordinances.
(d) 
The applicant shall keep a copy of the certificate of use available for inspection.
(e) 
Upon the request of an applicant, the Zoning Officer may issue a temporary certificate of use. Such temporary certificate may permit an activity to occur in all or part of a structure before the entire work covered by the permit has been completed.
[1] 
However, such temporary certificate shall only be issued if the applicant proves to the Zoning Officer that the activity or occupancy can occur safely without endangering public health or safety.
[2] 
The temporary certificate shall establish, in writing, a maximum time period under which it is valid. A six-month maximum time period shall apply if not otherwise specified. Upon expiration of a temporary certificate, the applicant shall obtain a permanent certificate or abandon the use.
[3] 
Failure to receive a permanent certificate of use within such time period shall be a violation of this chapter.
[4] 
The temporary certificate may be conditioned upon compliance with certain specified requirements within certain time periods.
[5] 
See also Subsection G.
(f) 
Certificates of use for temporary uses may be issued in accordance with Subsection G.
B. 
Repairs and maintenance. Ordinary repairs and maintenance to existing structures that do not involve an expansion or change of a use or structure shall not by themselves be regulated by this chapter. Examples of such work include replacement of a roof or porch that does not involve enclosure of space.
C. 
Types of uses.
(1) 
Permitted by right uses. The Zoning Officer shall issue a permit under this chapter in response to an application for a use that is permitted by right if such use meets all of the requirements of this chapter.
(2) 
Special exception use or application requiring a variance. A permit under this chapter for a use requiring a special exception or variance shall be issued by the Zoning Officer only in response to a written approval by the Zoning Hearing Board following a hearing.
(3) 
Conditional use: a use requiring zoning approval by the Borough Council under § 250-19.
D. 
Applications.
(1) 
Submittal. All applications for a zoning permit or a decision by the Zoning Hearing Board shall be made, in writing, on a form provided by the Borough. Such completed application, with required fees, shall be submitted to the Borough. Applications shall not be considered complete until all required fees have been paid to the Borough.
(2) 
Site plan. The applicant shall submit a minimum of five copies of a site plan with the application if the application involves a new building, expansion of a building or addition of three or more parking spaces. The site plan shall be drawn to scale and show the following:
(a) 
Locations, dimensions and uses of existing and proposed structures, parking and loading areas, and locations of existing and proposed uses of areas of land, with existing features clearly distinguished from proposed features;
(b) 
Notes showing the dimensions of all buildings from lot lines and street rights-of-way;
(c) 
Locations of any watercourses and any one-hundred-year floodplain;
(d) 
Proposed lot areas, lot widths and other applicable dimensional requirements;
(e) 
Locations and widths of existing and proposed sidewalks; and
(f) 
A North arrow and scale.
(3) 
Additional information. Any application under this chapter shall include the following information, unless the Zoning Officer determines such information is unnecessary to determine compliance with this chapter:
(a) 
The address of the lot;
(b) 
The name and address of the applicant, and of the owner of the property if different from the applicant;
(c) 
If the applicant is not the landowner of record, documentation shall be presented with the application, such as an agreement of sale or lease, to demonstrate that the applicant has the legal right to make the application;
(d) 
A current deed or evidence of equitable ownership, if the Zoning Officer believes there is a question about ownership by the applicant for the property;
(e) 
A description of the existing and proposed use(s) of the property, with the proposed use described in sufficient detail for the Zoning Officer to determine compliance with this chapter;
(f) 
All other applicable information listed on the official Borough application form;
(g) 
If the applicant is incorporated, the legal names and day telephone numbers of officers of the organization/corporation;
(h) 
Such additional information that the Zoning Officer may determine is reasonably necessary to determine compliance with this chapter; and
(i) 
A listing of all conditional uses, special exception approvals and/or variances which the applicant is requesting and/or a description with a date of any such approvals that were previously granted for this property that relate to this application.
(4) 
Submittals to the Board. In addition to the information listed in Subsection D(3) above, an application requiring a site plan and action by the Zoning Hearing Board shall also include the following information, unless the Zoning Officer determines that such information is unnecessary to determine compliance with this chapter:
(a) 
The present zoning district and major applicable lot requirements;
(b) 
For a nonresidential use:
[1] 
A description of the proposed nonresidential operations and storage in sufficient detail to indicate potential nuisances and hazards regarding noise, large truck traffic, glare, odors, dust, fire or toxic or explosive hazards or other significant public health and safety hazards;
[2] 
A list of the maximum hours of operation;
(c) 
The existing directions of stormwater flow (and any proposed revisions), and any proposed methods of stormwater management;
(d) 
A listing of any sections of this chapter for which a variance is requested, with the reasons for any variance;
(e) 
Approximate locations of principal buildings and locations of streets and alleys and zoning district boundaries within 100 feet of the boundaries of the tract, and a description of uses of adjoining properties (such as a drugstore or single-family detached dwelling);
(f) 
Heights, locations, methods of illumination and intensity of exterior lighting and sign lighting;
(g) 
The name and address of the person who prepared the site plan;
(h) 
A signed acknowledgment of the application by the applicant;
(i) 
The names and addresses of the last known primary owners of real property adjacent to or across the street from the property which is the subject of the application; and
(j) 
Such additional information required under applicable sections of this chapter.
(5) 
Ownership. No person, other than a landowner or their specifically authorized agent or a tenant or lessee with written permission of the landowner, shall submit a zoning application.
E. 
Issuance of permits.
(1) 
At least one copy of each permit application and any other zoning approval shall be retained in Borough files.
(2) 
PennDOT permit. Where necessary for access onto a Pennsylvania road, a Borough zoning or building permit shall be automatically conditioned upon issuance of a PennDOT highway occupancy permit.
(3) 
York County Conservation District erosion and sedimentation plan review and approval may also be required.
F. 
Revocation of permits; appeal of permit or approval.
(1) 
Revocation. The Zoning Officer shall revoke, withhold or suspend a permit or approval issued under the provisions of this chapter in the event of one or more of the following:
(a) 
Any false statement or misrepresentation of fact in the application or on the plans on which the permit or approval was based. The Pennsylvania Crimes Code[2] provides for penalties for providing false information to a municipal employee in the carrying out of his/her duties;
[2]
Editor's Note: See 18 Pa.C.S.A. § 101 et seq.
(b) 
Upon violation of any condition lawfully imposed by the Zoning Hearing Board upon a special exception use or variance;
(c) 
Any work being accomplished or use of land or structures in such a way that does not comply with this chapter or an approved site plan or approved permit application; and/or
(d) 
For any other just cause set forth in this chapter.
(2) 
Appeals. A party with legitimate standing, or as otherwise provided by Pennsylvania law, may appeal decisions under this chapter within the provisions of the Pennsylvania Municipalities Planning Code. Any such appeal shall occur within the time period established in Sections 914.1 and 1002-A of the Pennsylvania Municipalities Planning Code,[3] as amended, or such other successor provisions.
[3]
Editor's Note: See 53 P.S. §§ 10914.1 and 11002-A, respectively.
G. 
Zoning permit for temporary uses and structures.
(1) 
A zoning permit for a temporary use or structure may be issued by the Zoning Officer for any of the following:
(a) 
A temporary permit may be issued for customary, routine and accessory short-term special events, provided that:
[1] 
Only a bona fide nonprofit organization, fire company or a permitted place of worship proposing a temporary use to primarily serve a charitable, public service or religious purpose or a Borough-authorized or -sponsored festival/special event shall be eligible to receive approval for commercial-type activities in a district where a commercial use would not otherwise be permitted;
[2] 
Such total events shall each be limited to a maximum of five total days per calendar year; and
[3] 
The applicant shall prove to the Borough that sufficient parking and traffic control will be available for the special event, without obstructing parking that is required to serve other uses on the site.
(b) 
A temporary permit may be issued for temporary storage and office trailers that are necessary to serve on-site construction while such construction is actively being pursued under a valid Borough permit.
(c) 
In addition, Christmas tree sales shall be permitted by right in the C-N, C-G and I-C Districts during the months of November and December.
(d) 
The Borough Council may also authorize the use of sidewalks, public property or streets for sidewalk sales or outdoor cafes in a commercial district or for festivals, provided that all necessary business permits have been obtained.
(e) 
The Borough may also approve the construction of a model home, which is used as a sales office in a development, provided the building is converted to a dwelling when the development is complete. A modular sales office may be allowed by the Borough until the first dwelling is complete.
(2) 
Time period. The Zoning Officer shall state a specific maximum time period for the use to operate on the temporary permit. If no time limit is stated, then a ten-day maximum period shall apply. A temporary permit may be renewed for just cause.
(3) 
Temporary retail sales. Except as provided for in Subsection G(1)(a) above, and except for a garage sale, a lot shall only be used for temporary retail sales if all of the following conditions are met:
(a) 
The property shall be located within a zoning district that permits retail sales.
(b) 
The operator shall have received any business permits required by the Borough.
(c) 
No off-street parking spaces required to serve permanent uses on the lot shall necessarily be constructed.
(d) 
Any signs visible from a public street shall comply with this chapter.
(e) 
If food or beverages that are not prepackaged are offered for sale, the applicant shall demonstrate compliance with all applicable health regulations, including on-site facilities for workers to wash their hands.
(f) 
Any structure shall meet applicable minimum setbacks.
(g) 
A temporary zoning permit shall be required from the Borough, which permit shall be displayed while the activity is open for business.
(h) 
The application may be rejected if the Zoning Officer has reason to believe that the activity would obstruct safe sight distances, create a traffic hazard or would otherwise create an unsafe circumstance.
(i) 
Applicable Pennsylvania highway occupancy permit requirements shall be met.
(j) 
All items offered for sale shall be secured in a building or vehicle when the temporary retail sale stand is not in operation.
H. 
Compliance with Chapter 215, Subdivision and Land Development.
(1) 
If an application under this chapter would also be regulated by Chapter 215, Subdivision and Land Development, then any permit or approval under this chapter shall automatically be conditioned upon compliance with Chapter 215, Subdivision and Land Development. See the definitions of "land development" and "subdivision" in Chapter 215, Subdivision and Land Development.
(2) 
For example, if an applicant applies for a single-family detached dwelling on a proposed new lot, the zoning permit for such dwelling shall not be issued until the lot is created through final subdivision approval and the final subdivision plan is officially recorded in the York County Recorder of Deeds.
A. 
After receiving a proper and completed application, the Zoning Officer shall either issue the applicable permit(s) or deny the application(s) as submitted, indicating the reasons for such denial.
B. 
Upon issuance of a permit hereunder, the applicant may undertake the action or use specified by the permit, in compliance with other Borough ordinances. A zoning permit is subject to appeal for a period of 30 days from issuance. Any commencement of construction or a use within this thirty-day appeal period shall be at the risk of the applicant.
A. 
Minimum requirements. Where more than one provision of this chapter affects a particular matter, the provision that is more restrictive upon uses and structures shall apply. The provisions of this chapter are in addition to, and not in lieu of, any other applicable Borough ordinance.
B. 
Uses not specifically regulated. If a use clearly is not permitted by right, as a conditional use, or as a special exception use by this chapter within any zoning district, the use may be permitted, provided that the Zoning Hearing Board approves such use as a special exception use, if the applicant specifically proves, to the clear satisfaction of the Zoning Hearing Board, that all of the following conditions would be met:
(1) 
The proposed use would be no more intensive with respect to external impacts and nuisances than uses that are permitted in the district;
(2) 
The proposed use would be closely similar in impacts and character to uses permitted in that district, considering the standards in § 250-64F;
(3) 
The use would meet the standards that would apply under § 250-18 for a special exception use; and
(4) 
The use is not specifically prohibited in that district.
C. 
Interpretation of ordinance text and boundaries.
(1) 
The Zoning Officer shall literally apply the language of this chapter and the location of all district boundaries to particular applications. In any case, the Zoning Officer may also request an advisory opinion from the Borough Solicitor to aid in the Zoning Officer's determination.
(2) 
If an applicant disagrees with the Zoning Officer's determination and believes that this chapter should be interpreted in the applicant's favor, the applicant may appeal to the Zoning Hearing Board. See § 250-13.
(3) 
Zoning boundaries shall be interpreted and applied in accordance with § 250-26.
D. 
Undefined terms. See § 250-21H.
All of the enforcement, violations and penalty provisions of Sections 616.1, 617 and 617.2 of the Pennsylvania Municipalities Planning Code,[1] as amended, or such other successor provisions are hereby incorporated into this chapter by reference.
A. 
Violations. Any person who shall commit or who shall permit any of the following actions violates this chapter:
(1) 
Failure to comply with any provision of this chapter, or failure to secure a zoning permit prior to any of the following:
(a) 
A change in use of land or a structure;
(b) 
The erection, construction or alteration of any structure or portion thereof;
(c) 
The placement of a sign;
(d) 
A change in the area of a use or the land coverage or setback of a use; or
(e) 
The excavation or grading of land to prepare for the erection, construction or alteration of any structure or portion thereof.
(2) 
Placement of false statements on or omitting relevant information from an application for a zoning permit.
(3) 
Undertaking any action in a manner which does not comply with a zoning permit.
(4) 
Violation of any condition imposed by a decision of the Zoning Hearing Board in granting a variance or special exception or other approval.
(5) 
Violation of any condition imposed by a decision of the Borough Council in granting a conditional use or other approval.
(6) 
Violation of any condition imposed by a decision of a court of competent jurisdiction, where such court has granted zoning approval with conditions.
B. 
Enforcement notice. If the Borough has reason to believe that a violation of a provision of this chapter has occurred, the Borough shall initiate enforcement proceedings by sending an enforcement notice as provided in Section 616.1 of the Pennsylvania Municipalities Planning Code,[2] as amended, or such other successor provisions. Prior to sending an official enforcement notice, the Zoning Officer may, at his/her option, informally request compliance.
[2]
Editor's Note: See 53 P.S. § 10616.1.
C. 
Time limits. An official enforcement notice shall state the deadline to begin and complete actions to bring the property into compliance with this chapter and shall state that the applicant has 30 days from the receipt of the notice to appeal to the Zoning Hearing Board.
D. 
Causes of action; enforcement remedies. The causes of action and enforcement remedies provisions of Section 617 of the Pennsylvania Municipalities Planning Code,[3] as amended, or such other successor provision are hereby incorporated by reference.
(1) 
Violations and penalties. Any person who has violated, caused to be violated or permitted the violation of the provisions of this chapter shall, upon being found liable therefor in a civil enforcement proceeding commenced by the Borough, pay a judgment of not more than $500, plus all court costs, including the reasonable attorneys' fees incurred by the Borough as a result thereof. No judgment shall commence or be imposed, levied or be payable until the date of the determination of a violation by the Magisterial District Judge. If the defendant neither pays nor timely appeals the judgment, the Borough may enforce the judgment pursuant to the applicable rules of civil procedure. Each day that a violation continues shall constitute a separate violation, unless a Magisterial District Judge determining that there has been a violation further determines that there was a good faith basis for the person violating this chapter to have believed that there was no such violation, in which event there shall be deemed to have been only one such violation until the fifth day following the date of the determination of a violation by the Magisterial District Judge, and thereafter, each day that a violation continues shall constitute a separate violation. All judgments, costs and reasonable attorneys' fees collected for the violation of this chapter shall be paid over to the Borough for the general use of the Borough. Imprisonment is not authorized under this chapter.
(2) 
Remedies. In the event any building, structure, sign or landscaping is erected, constructed, reconstructed, altered, repaired, converted or maintained or any building, structure, sign or land is used or any hedge, shrub, tree or other growth is maintained in violation of this chapter or of any of the regulations made pursuant thereto or any of the permits or certificates of use and occupancy issued under this chapter or any conditions imposed upon the grant of a special exception or variance by the Zoning Hearing Board or upon the grant of a conditional use, then, in addition to any other remedies provided by law, any appropriate action or proceeding may be instituted or taken to prevent or restrain such unlawful erection, construction, reconstruction, alteration, repair, conversion, maintenance or use or to prevent any illegal act, conduct, business or use in and about such premises.
[3]
Editor's Note: See 53 P.S. § 10617.
E. 
Enforcement evidence. In any appeal of an enforcement notice to the Zoning Hearing Board, the Borough shall have the responsibility of presenting its evidence first.
[1]
Editor's Note: See 53 P.S. §§ 10616.1, 10617 and 10617.2, respectively.
A Borough fee schedule for permits and applications may be established and amended by written resolution adopted from time to time by the Borough Council. No application or appeal shall be considered filed until all fees are paid.
A. 
Amendments to this chapter. Within the requirements of the Pennsylvania Municipalities Planning Code,[1] the Borough Council may amend or repeal any or all portions of this chapter on its own motion or after agreeing to hear a written request of any person, entity, landowner or the Planning Commission.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B. 
Curative amendments. The applicable provisions of Sections 609.1, 609.2 and 916.1 of the Pennsylvania Municipalities Planning Code,[2] as amended, or such other successor provisions shall apply.
[2]
Editor's Note: See 53 P.S. §§ 10609.1, 10609.2 and 10916.1, respectively.
A. 
Appointment. The Zoning Officer(s) shall be appointed by the Borough Council. The Borough Council may designate an Assistant Zoning Officer(s). Assistant Zoning Officers may serve with the same authority and duties as the Zoning Officer. The Zoning Officer shall not hold any elective office within the Borough, but may hold other appointed offices.
B. 
Duties and powers. The Zoning Officer's duties and powers shall include the following:
(1) 
Administer this chapter in accordance with its literal terms, including to receive and examine all applications required under the terms of this chapter, and issue or refuse permits within the provisions of this chapter;
(2) 
Conduct inspections to determine compliance and receive complaints of violations of this chapter;
(3) 
Keep records of applications, permits, certificates, written decisions, and variances granted by the Zoning Hearing Board and of enforcement orders, with all such records being the property of the Borough and being available for public inspection;
(4) 
Review proposed subdivisions and land developments for compliance with this chapter;
(5) 
Take enforcement actions as provided by the Pennsylvania Municipalities Planning Code,[1] as amended;
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(6) 
Maintain available records concerning nonconformities, provided that the Borough is not required to document every nonconformity; and
(7) 
Serve such other functions as are provided in this chapter.
A. 
Membership of Board. The Zoning Hearing Board shall consist of three residents of the Borough appointed by resolution of the Borough Council. The existing terms of office shall continue, with terms of office being three years, and with the terms being so fixed that the term of office of one member shall expire each year. Members of the Board shall hold no other office in the Borough and shall not be employed by the Borough in another capacity.
(1) 
Alternate members. The Borough Council may appoint alternate members of the Zoning Hearing Board within the applicable provisions of the Pennsylvania Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(2) 
Expenditures. Within the maximum amount of funds appropriated by the Borough Council, the Zoning Hearing Board may employ or contract for secretaries and other technical and clerical services and shall employ legal counsel to act as solicitor. Members and alternate members may receive compensation, within limits established by the Borough Council, for the performance of their duties.
B. 
Vacancies. Appointments to fill vacancies shall be for the unexpired portion of a term only.
C. 
Organization. The applicable provisions of the Pennsylvania Municipalities Planning Code, as amended, shall apply.
D. 
Zoning Hearing Board jurisdiction and functions. The Zoning Hearing Board shall be responsible for the following:
(1) 
Appeal of a decision by the Zoning Officer.
(a) 
The Board shall hear and decide appeals where it is alleged by an affected person, entity or the Borough Council that the Zoning Officer has improperly acted under the requirements and procedures of this chapter.
(b) 
Appeals from the decision of the Zoning Officer shall be brought within 30 days of the date of such decision.
(2) 
Challenge to the validity of this chapter or map. The applicable provisions of the Pennsylvania Municipalities Planning Code, as amended, shall apply.
(3) 
Variance.
(a) 
The Board shall hear requests for variances filed with the Borough in writing.
(b) 
Standards. The Board shall grant a variance only in the event where an applicant has met its burden of proof to establish compliance with the following standards:
[1] 
There are unique physical circumstances or conditions (including irregularity, narrowness, or shallowness of lot size or shape, or exceptional topographical or other physical conditions peculiar to the particular property), and the unnecessary hardship is due to such conditions and not the circumstances or conditions generally created by the provisions of this chapter in the neighborhood or district in which the property is located;
[2] 
Because of such physical circumstances or conditions, there is no possibility that the property can be developed in strict conformity with the provisions of this chapter, and a variance is therefore necessary to enable the reasonable use of the property;
[3] 
Such unnecessary hardship has not been created by the appellant;
[4] 
The variance, if authorized, will not alter the essential character of the neighborhood or district in which the property is located, nor substantially or permanently impair the appropriate use or development of adjacent property, nor be detrimental to the public welfare; and
[5] 
The variance, if authorized, will represent the minimum variance that will afford relief and will represent the least modification possible of the regulation in issue.
(c) 
In granting any variance, the Board may attach such reasonable conditions and safeguards as it may deem necessary to implement the purposes of this chapter.
(4) 
Special exception.
(a) 
The Board shall hear and decide requests for all special exceptions properly filed with the Borough in writing. The Board shall only permit a special exception that is authorized by this chapter. Requests for special exceptions shall be processed and heard by the Board as provided in § 250-18.
(b) 
Conditions. In granting a special exception, the Zoning Hearing Board may attach such reasonable conditions and safeguards, in addition to those expressed in this chapter, as it may deem necessary to implement the purposes and intent of this chapter.
(5) 
Persons with disabilities. After the Zoning Officer receives a complete written application, the Zoning Hearing Board shall grant a special exception allowing modifications to specific requirements of this chapter where the applicant demonstrates, to the satisfaction of the Zoning Hearing Board, that such modifications are required under applicable federal law to provide a reasonable accommodation to serve persons who the applicant proves have disabilities as defined in and protected by such laws.
(a) 
Such reasonable accommodations shall be requested in accordance with the United States Fair Housing Amendments Act and/or the Americans with Disabilities Act, as amended.[2]
[2]
Editor's Note: See 42 U.S.C. §§ 3601 et seq. and 12101 et seq., respectively.
(b) 
If the applicant is requesting a reasonable accommodation under the United States Fair Housing Amendments Act of 1988 or the Americans with Disabilities Act, the applicant shall identify the disability which is protected by such statutes, the extent of the modification of the provisions of this chapter necessary for a reasonable accommodation, and the manner by which the reasonable accommodation requested may be removed when such person(s) with a protected disability no longer will be present on the property.
(c) 
Any modification approved under this section may be limited to the time period during which the persons with disabilities occupy or utilize the premises.
(6) 
The Zoning Hearing Board shall also hear any other matters as set forth in Section 909.1 of the Pennsylvania Municipalities Planning Code,[3] as amended, and any successor provision thereto.
[3]
Editor's Note: See 53 P.S. § 10909.1.
E. 
Time limits for appeals. The applicable provisions of the Pennsylvania Municipalities Planning Code, as amended, shall apply.
F. 
Stay of proceedings. The stay of proceedings provisions of the Pennsylvania Municipalities Planning Code, as amended, shall apply.
G. 
Time limits on permits and approvals.
(1) 
After a variance is approved or other zoning approval (such as special exception or conditional use approval) is officially authorized, then any applicable zoning and building permits shall be secured by the applicant within 12 months after the date of such approval or authorization. The work authorized by zoning permits shall then be substantially completed within 12 months after the date of issuance of the permits. However, if a variance is approved to address a violation of this chapter, then the permit shall be acquired and the work completed within six months after the variance is approved, with no further time extension.
(2) 
Extension. In response to an applicant stating good cause, in writing, the Zoning Hearing Board may extend, in writing, the time limit for completion of work to a maximum total of 18 months after the date permits are issued.
(3) 
If an applicant fails to obtain the necessary permits or begin construction within the above time periods, or allows interruptions in substantial construction of longer than 12 months, the Zoning Officer shall conclusively presume that the applicant has waived, withdrawn or abandoned approvals, variances and permits under this chapter, and all such approvals, variances and permits shall be deemed to have automatically expired by the Borough, without any need for any further action of the Zoning Officer or Zoning Hearing Board.
H. 
Multiple applications. No more than one application for the same property shall be pending before the Zoning Hearing Board for special exception approval at any time.
The following requirements shall apply to procedures, hearings and decisions of the Zoning Hearing Board:
A. 
Notice of hearings. Notice of all hearings of the Board shall be given as follows:
(1) 
Advertisement. Public notice shall be published, as defined by Section 107 of the Pennsylvania Municipalities Planning Code.[1] The notice shall state the date, time and place of the hearing and the particular nature of the matter to be considered.
[1]
Editor's Note: See 53 P.S. § 10107.
(2) 
Posting. Notice of such hearing shall be conspicuously posted on the affected tract of land at least one week prior to the hearing. The Borough shall post the property. It is the responsibility of the applicant to make sure that such notice remains posted until the hearing.
(3) 
Persons given notice. The Borough shall provide written notice to the applicant of the time and place of the hearing. The Borough should also provide notice to the President of the Borough Council and to the primary last known owner of each lot within 25 feet of the subject lot. Failure to provide notice that is not required under Pennsylvania law shall not be grounds for an appeal or delay. Also, such notice shall be given to any other person or group (including civic or community organizations) who has made a written timely request for such notice. Any such notices should be mailed or delivered to the last known address of anyone entitled to notice hereunder.
B. 
Initiation of hearings. A hearing required under this chapter shall be initiated within 60 days of the date of an applicant's request for a hearing, unless the applicant has agreed, in writing, to an extension of time.
C. 
Decision/findings.
(1) 
The Board shall render a written decision on each application within 45 days after the last hearing on that application before the Board, unless the applicant has agreed, in writing, to an extension of time.
(2) 
Where the application is contested or denied, the decision shall be accompanied by findings of fact and conclusions based thereon, together with the reasons for such conclusions.
(3) 
References shall be provided to the most pertinent section(s) of this chapter and/or the Pennsylvania Municipalities Planning Code.[2]
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
D. 
Notice of decision. A copy of the final decision or, where no decision is called for, of the findings shall be delivered to the applicant personally or mailed to him not later than the day following the date of the final decision.
E. 
See also Section 908 of the Pennsylvania Municipalities Planning Code.[3]
[3]
Editor's Note: See 53 P.S. § 10908.
The provisions for appeals to court that are stated in Article X-A of the Pennsylvania Municipalities Planning Code, as amended, or such other successor provisions shall apply.[1]
[1]
Editor's Note: See 53 P.S. § 11001-A et seq.
This chapter shall not apply to any existing or proposed building, or extension thereof, used or to be used by a public utility corporation if, upon petition of the corporation, the Pennsylvania Public Utility Commission shall, after a public hearing, decide that the present or proposed situation of the building in question is reasonably necessary for the convenience or welfare of the public. It shall be the responsibility of the Pennsylvania Public Utility Commission to ensure that both the corporation and the municipality in which the building or proposed building is located have notice of the hearing and are granted an opportunity to appear, present witnesses, cross-examine witnesses presented by other parties and otherwise exercise the rights of a party to the proceedings.
This chapter shall not apply to uses or structures owned by Jacobus Borough or by a municipal authority created solely by Jacobus Borough for uses and structures that are intended for a public utility, stormwater, public recreation or public health and safety purpose.
A. 
Purpose. The special exception process is designed to allow careful review of uses that have some potential of conflicts with adjacent uses or areas.
B. 
Special exception procedure.
(1) 
A site plan shall be submitted, which shall contain the information required in § 250-6D. If a fully engineered subdivision or land development plan will be required pursuant to Chapter 215, Subdivision and Land Development, it may be submitted separately, such as after a special exception is approved.
(2) 
The Zoning Officer shall provide a review to the Zoning Hearing Board regarding the compliance of the application with this chapter.
(3) 
The Zoning Hearing Board shall follow the procedures provided in § 250-14.
(4) 
The Borough shall provide an application for a special exception to the County and Borough Planning Commissions for an advisory review. However, the Zoning Hearing Board shall meet the time limits of Pennsylvania law for a decision, regardless of whether the County and Borough Planning Commissions have provided comments.
(5) 
Time limits. See Section 908 of the Pennsylvania Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10908.
C. 
Consideration of special exception applications. When special exceptions are allowed by this chapter, the Zoning Hearing Board shall hear and decide requests for such special exceptions in accordance with standards established by this chapter, including the following:
(1) 
Compliance with this chapter. The applicant shall establish by credible evidence that the application complies with all applicable requirements of this chapter. The applicant shall provide the Board with sufficient plans, studies or other data to demonstrate this compliance.
(2) 
Compliance with other laws. The approval may be conditioned upon the applicant demonstrating the ability to comply with other specific applicable Borough, state and federal laws, regulations and permits. Required permits or other proof of compliance may be required to be presented to the Borough prior to the issuance of any zoning permit, building permit, certification of occupancy and/or recording of an approved plan.
(3) 
Traffic. The applicant shall establish that the traffic from the proposed use will be accommodated in a safe manner that will minimize hazards and congestion, after considering any improvements proposed to be made by the applicant as a condition on approval.
(4) 
Site planning. The application shall include proper site layout, internal circulation, parking, buffering, and all other elements of proper design as specified in this chapter.
(5) 
Neighborhood. The proposed use shall not substantially change the character of any surrounding residential neighborhood, after considering any proposed conditions upon approval, such as limits upon hours of operation.
(6) 
Safety. The proposed use shall not create a significant hazard to the public health and safety, such as fire, toxic or explosive hazards.
(7) 
Natural features. The proposed use shall be suitable for the site and shall strive to preserve natural features, minimizing disturbance of steep slopes, mature woodland, wetlands, floodplains, springs and other important natural features.
D. 
Conditions. In granting a special exception, the Board may require such reasonable conditions and safeguards (in addition to those expressed in this chapter) as it determines are necessary to implement the purposes of this chapter. Conditions imposed by the Zoning Hearing Board shall automatically become conditions of the building permit issued pursuant thereto, and any failure to comply with said conditions shall be a violation of this chapter.
A. 
Purpose. The conditional use approval process is designed to allow the Borough Council to review and approve certain uses that could have significant impacts upon the community and the environment.
B. 
Procedure. The Borough Council shall consider the conditional use application and render its decision in accordance with the requirements of the Pennsylvania Municipalities Planning Code.[1]
(1) 
Submittal. A site plan shall be submitted, which shall contain the information listed in § 250-6D. Detailed site engineering (such as stormwater calculations and profiles) is not required at the conditional use stage. If a fully engineered subdivision or land development plan will be required, it may be submitted separately, once a conditional use is approved. An applicant may voluntarily choose to submit a subdivision or land development plan for review at the same time as a conditional use application.
(2) 
Reviews.
(a) 
The Zoning Officer shall provide a review to the Borough Council regarding the compliance of the application with this chapter.
(b) 
The Borough shall submit a conditional use application to the County and Borough Planning Commissions for review by the Planning Commissions. However, the Borough Council shall meet the time limits for a decision, regardless of whether the Planning Commissions have provided comments.
(3) 
The only uses that shall be approved as conditional uses shall be those listed as conditional uses in Article III.
(4) 
Time limit. The Borough Council shall render a written decision on each conditional use application within 45 days after the last hearing on the application or as may be provided otherwise in Section 913.2 of the Pennsylvania Municipalities Planning Code,[2] as amended, or such successor provisions. For a conditional use application, the same provisions shall apply for notice of persons that apply in § 250-14A(3).
[2]
Editor's Note: See 53 P.S. § 10913.2.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
C. 
Consideration of conditional use application. The Borough Council shall determine whether the proposed conditional use would meet the applicable requirements of this chapter. The same standards shall apply to a conditional use as are listed in § 250-18C for a special exception use.
D. 
Conditions. In approving conditional use applications, the Borough Council may attach conditions it considers necessary to protect the public welfare and meet the standards of this chapter. These conditions shall be enforceable by the Zoning Officer, and failure to comply with such conditions shall constitute a violation of this chapter and be subject to the penalties described in this chapter.
A. 
Any review of activity within the floodplain, site plan review, subdivision or land development approval, erosion control review, wetland delineation review, stormwater runoff review, review of activity on steep slopes, or any other review, approval or permit under this chapter by an elected official, employee, board, commission, solicitor, engineer, consultant or agency of the Borough shall not constitute a representation, guarantee or warranty of any kind by the Borough or its employees, officials, boards, solicitor(s), consultants or agencies of the practicality or safety of any structure, use or subdivision and shall create no liability upon nor a cause of action against such entity or person for any damage that may result pursuant thereto.
B. 
If the Zoning Officer mistakenly issues a permit under this chapter, such permit shall be invalid, without need for further action by the Zoning Officer, and the Borough shall not be liable for any later lawful withdrawal of such permit.