Township of West Goshen, PA
Chester County
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Table of Contents
Table of Contents
A. 
Zoning Officer. The Board of Supervisors shall appoint a Zoning Officer and may appoint such Deputy Zoning Officers as it determines necessary. Neither the Zoning Officer nor any of his deputies shall hold any elective office in the Township. The Zoning Officer and his deputies shall administer this chapter in accordance with its literal terms and shall not have the power to permit any construction or any use or change of use which does not conform to this chapter. The Zoning Officer and his deputies are hereby given the power and authority to enforce this chapter and are authorized to institute civil enforcement proceedings as a means of enforcement when acting within the scope of their employment. They shall be appointed by the Board at its annual reorganization meeting for terms of one year and shall thereafter be appointed annually to serve for terms of one year and/or until their successors are appointed.
[Amended 5-8-1990 by Ord. No. 3-1990]
B. 
Duties. The duties of the Zoning Officer shall be:
(1) 
To examine all applications for permits.
(2) 
To issue permits only for construction and uses which are in accordance with the regulations of this chapter and as may be subsequently amended.
(3) 
To record and file all applications for permits and accompanying plans and documents and keep them for public record.
(4) 
To issue permits for uses by special exception, variances and conditional uses only after such uses or buildings and structures permitted in conjunction therewith are ordered and approved by the Zoning Hearing Board or the Board of Supervisors, as applicable, in accordance with the regulations of this chapter or as directed by a competent court of appellate jurisdiction, subject to such conditions or stipulations contained in any such order.
[Amended 5-8-1990 by Ord. No. 3-1990]
(5) 
To inspect nonconforming uses and structures and to keep a filed record as prescribed under § 84-61.
(6) 
Upon the request of the Board of Supervisors or the Zoning Hearing Board, to present to such body facts, records and any similar information on specific requests to assist such body in reaching its decision.
(7) 
To be responsible for the keeping up-to-date of this chapter and the Zoning Map, filed with the Township Secretary, and to include any amendments thereto.
(8) 
To be responsible for the administration of the National Flood Insurance Program in the Township and specifically in those areas where records must be maintained relative to the types of land use permitted and occurring within any identified floodplain area, variances issued, base flood elevations, elevation of lowest floor, including basement, elevation to which a structure is floodproofed and other administrative functions necessary for participation in the National Flood Insurance Program.
[Added 5-8-1990 by Ord. No. 3-1990; amended 7-19-2017 by Ord. No. 5-2017]
(9) 
To be responsible for ensuring that applicable provisions included in all other Township codes, ordinances and regulations are applied insofar as they are consistent with the Township's need to minimize the hazard and damage to persons and property which may result from flooding.
[Added 5-8-1990 by Ord. No. 3-1990]
[Added 5-8-1990 by Ord. No. 3-1990 [1]]
Failure to secure a permit prior to the construction, alteration, extension or demolition of any building or structure, failure to secure a permit prior to a change in use of land, buildings or structures, failure to secure a use and occupancy permit prior to the use or occupancy of any land, building or structure, failure to obey or comply with an order or condition of approval of any special exception, variance, conditional use or other zoning relief ordered and granted by the Zoning Hearing Board or the Board of Supervisors, as applicable, failure to comply with an enforcement notice duly issued by the Zoning Officer or any authorized Township enforcement officer in relation to the provisions of this chapter, failure to take any action required as a condition of any use provisions of this chapter, failure to comply with a lawful directive of the Zoning Officer issued under the provisions of this chapter and the undertaking of any deliberate action which is contrary to the terms of this chapter shall constitute a violation of this chapter, and the Zoning Officer or any of his deputies are authorized to take such enforcement action as they determine appropriate under the provisions of § 84-64.
[1]
Editor's Note: This ordinance repealed former § 84-63, Enforcement.
[Added 8-22-1989 by Ord. No. 8-1989 [1]]
A. 
Enforcement notice. If it appears to the Township or any of its enforcement officers that a violation of this chapter has occurred or is occurring, the Zoning Officer or other enforcement officer shall initiate enforcement proceedings by sending an enforcement notice to the owner of record of the parcel on which the violation has occurred and also to any person who has filed a written request to receive enforcement notices regarding that parcel and to any other person requested in writing by the owner of record.
B. 
Enforcement notice specifications. The enforcement notice shall state:
(1) 
The name of the owner of record and any other person against whom the Township intends to take action.
(2) 
The location of the property in violation.
(3) 
The specific violation with a description of the requirements which have not been met, citing in each instance the applicable provisions of this chapter.
(4) 
The date before which the steps for compliance must be commenced and the date before which the steps for compliance must be completed.
(5) 
That the recipient of the notice has the right to appeal to the Zoning Hearing Board within 30 days of the recipient's receipt of the enforcement notice.
(6) 
That failure to comply with the notice within the time specified, unless extended by appeal to the Zoning Hearing Board, constitutes a violation, with possible sanctions which shall be clearly described. Such notice shall be served by certified or registered mail or personal service.
C. 
In any appeal of an enforcement notice to the Zoning Hearing Board, the Township shall have the responsibility of presenting its evidence first.
[Added 5-9-2001 by Ord. No. 6-2001]
D. 
Any filing fee paid by a party to appeal an enforcement notice to the Zoning Hearing Board shall be returned to the appealing party by the Township if the Zoning Hearing Board or any court in a subsequent appeal rules in the appealing parties' favor.
[Added 5-9-2001 by Ord. No. 6-2001 [2]]
[2]
Editor's Note: This ordinance also redesignated former Subsection C as Subsection E.
E. 
Enforcement remedies.
(1) 
Any person who or which has violated or permitted the violation of any of the provisions of this chapter shall, upon being found liable therefor in a civil enforcement proceeding commenced by the Township, pay a judgment of not more than $500, plus all court costs, including reasonable attorney fees incurred by the Township 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 District Justice. In the event that any such person against whom a judgment has been rendered by the District Justice neither pays nor timely appeals the judgment, the Township may enforce the judgment pursuant to the applicable Pennsylvania Rules of Civil Procedure. Each day that a violation continues shall constitute a separate violation, unless the District Justice determining that there has been a violation further determines that there was a good faith basis for such person violating this chapter to have believed that there was no such violation. In that latter 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 District Justice, and, thereafter, each day that a violation continues shall constitute a separate violation. All judgments, costs and reasonable attorney fees collected for the violation of this chapter shall be paid over to the Township of West Goshen.
[1]
Editor's Note: This ordinance superseded former § 84-64, Violations and penalties.
[Added 8-22-1989 by Ord. No. 8-1989 [1]]
In base any building, structure, landscaping or land is or is proposed to be erected, constructed, reconstructed, altered, converted, maintained or used in violation of this chapter, the Board of Supervisors, the Township Zoning Officer or any other enforcement officer of the Township, in addition to other remedies, may institute an appropriate action or proceeding to prevent, restrain, correct or abate such building, structure, landscaping or land or to prevent in or about such premises any act, conduct, business or use constituting a violation of this chapter.
[1]
Editor's Note: This ordinance superseded former § 84-65, Remedies.
[Amended 5-8-1990 by Ord. No. 3-1990]
A. 
Appeals arising from a determination of the Zoning Officer or as a result of the application of any provision of this chapter may be taken by any landowner or person aggrieved who is affected thereby to the Zoning Hearing Board with respect to matters within its jurisdiction as provided for in § 84-72 or to the Board of Supervisors with respect to appeals within its jurisdiction as provided for in § 84-73. Unless otherwise specifically allowed by law, no person shall be allowed to file an appeal later than 30 days after an application for development, whether preliminary or final, has been approved by an appropriate municipal officer, agency or body, if such proceeding is designed to secure reversal or to limit the approval in any manner, unless such person alleges and proves that he had no notice, knowledge or reason to believe that such approval had been given. All appeals from determinations adverse to a landowner shall be filed by the landowner within 30 days after notice of the determination is issued.
B. 
Method of appeal. An appeal or application for relief within the jurisdiction of either the Zoning Hearing Board or the Board of Supervisors shall be filed with the Secretary of the board having jurisdiction, shall be in form and content as required by the applicable sections of this chapter and shall be accompanied by the required filing fee. No application shall be accepted for filing which is not complete or which is not accompanied by the required filing fee.
[Amended 6-14-1983 by Ord. No. 3-1983; 5-8-1990 by Ord. No. 3-1990]
A. 
General requirements.
(1) 
Application for permits shall be made, in writing, on an appropriate form to the Zoning Officer and shall contain all information necessary for such officer to ascertain whether the proposed use of land, buildings or other improvements which are the subject of the application comply or shall comply with the provisions of this chapter and all other applicable Township ordinances and statutes of governing authorities having jurisdiction.
(2) 
Applications for permits required under this chapter shall be submitted by the landowner or a designated representative thereof; however, responsibility for obtaining any required permit in compliance with this chapter and all Township ordinances and statutes shall be the responsibility of the property owner in title.
(a) 
Application for building permits. All applications for building permits shall be made to the Township building official in accordance with the Building Code.[1]
[1]
Editor's Note: See Ch. 28, Building Construction.
(b) 
Issuance of building permits. No building permit shall be issued until the Zoning Officer has certified that the proposed building, structure, extension or alteration complies with the provisions of this chapter and all applicable Township ordinances and statutes.
(3) 
No permit shall be issued except in conformity with the provisions of this chapter and other existing Township ordinances and statutes, except upon written order of the Zoning Hearing Board, the Board of Supervisors or a court of competent jurisdiction, as applicable; provided, however, that permits issued pursuant to such written orders shall be subject to any conditions and stipulations contained in such orders.
(4) 
In all instances in which the Zoning Officer has or expresses a reasonable doubt as to the ability of the proposed use or the land on which it is to be conducted or erected to meet all of the requirements of this chapter, any other applicable Township ordinance or statute, it shall be incumbent upon the applicant to furnish adequate evidence of compliance in support of its application. If the Zoning Officer determines that such adequate evidence has not been furnished, the zoning permit will be denied.
(5) 
The parcel or parcels of land, buildings or structures or parts thereof for which an application is submitted shall be in full ownership of the applicant or proof of equitable ownership shall be furnished at the time of application.
(6) 
Permits shall be granted or refused within 30 days from the date of application and shall be valid for a period not to exceed one year from the date of issuance. If construction is commenced under any such issued permit within such period, the Zoning Officer is authorized to extend the permit for a period not to exceed one additional year from the date of expiration of the initial one-year period. The Zoning Officer is authorized to revoke any building permit where there has been a cessation of construction work of more than six months.
(7) 
No application is complete until all necessary documents have been filed and all fees have been paid.
B. 
Application for permits.
(1) 
Applications for zoning and building permits shall be accompanied by the following in the R-2, R-3 and R-4 Residential Districts: plans in duplicate drawn to scale and showing the following:
(a) 
The actual dimensions and shape of the lot to be built upon and, when required by the Township Engineer, a soil and erosion plan.
(b) 
The exact size and location with relationship to the lot of all existing buildings and structures of any kind, if any, and the location and dimensions of all proposed buildings, other structures, extensions or alterations thereof of any kind.
(c) 
Existing and proposed uses, giving the number of existing and proposed units or families the building is designed to accommodate.
(d) 
Any additional information that may be required by the Zoning Officer, the Township Building Official or the Township Engineer or as required by any other section or provision of this chapter.
(e) 
A narrative description of the provision for water and sanitary sewerage and, in the instance of an on-site sanitary sewer system and/or water well, a true and correct copy of the permit therefor issued by the Chester County Health Department or other regulatory authority having jurisdiction.
(2) 
In all other zoning districts, the approved subdivision or land development plan.
C. 
Sign permit.
(1) 
A sign permit shall be required prior to the erection of any sign.
(2) 
Application for permit shall be made in writing to the Zoning Officer designated by the Board of Supervisors and shall contain all information necessary for such officer to determine whether the proposed sign or the proposed alterations conform to all the requirements of this chapter.
(3) 
Permits shall be granted or refused within 15 days from date of application.
(4) 
No sign permit shall be issued except in conformity with the regulations of this chapter, except after written order from the Zoning Hearing Board or the courts.
(5) 
All applications for sign permits shall be accompanied by plans or diagrams in duplicate and approximately to scale showing the following:
(a) 
Exact dimensions of lot or building upon which the sign is proposed to be erected.
(b) 
Exact size, dimensions and location of the said sign on lot or building.
(c) 
Any other lawful information which may be required of applicant by the Zoning Officer. One copy of said plan or diagram shall be returned to applicant, after the Zoning Officer shall have marked such copy either approved or disapproved and attested to the same.
D. 
Permit for microwave antenna for satellite communication.
(1) 
A permit shall be required prior to the erection or installation of any microwave antenna for satellite communication (microwave antenna).
(2) 
The application process shall be in conformity with § 84-67A(2) through (7), inclusive.
(3) 
All applications shall be accompanied by plans, in duplicate and to scale, showing:
(a) 
The dimensions of the lot and location of the buildings thereon.
(b) 
Details of all microwave antenna anchors, supports and foundations and the exact proposed location thereon on the lot.
(c) 
The proposed location, type and height of the required screen.
(d) 
Design, wind load on each anchor and allowable wind load on each anchor.
(e) 
Forces on foundation, including live load and dead load.
(f) 
Allowable soil bearing pressure and actual soil bearing pressure.
(g) 
Strength and allowable stresses of cables, rods or braces; actual force and allowable force for each cable, rod or brace.
(h) 
When microwave antenna(e) are attached to an existing structure, details of how microwave antenna loads will be distributed to the existing structure shall be provided.
[Amended 5-8-1990 by Ord. No. 3-1990]
A. 
Certificate of use and occupancy. A certificate of use and occupancy shall be required prior to the use or occupation of land, buildings or structures upon completion of construction activity and prior to a change of use or occupancy of land, buildings or structures. It shall be unlawful to use and/or occupy any structure, building and/or land or portions thereof in any manner until a certificate of use and occupancy has been issued.
B. 
Form and time of application. The application for a certificate of use and occupancy shall be submitted in such form as the Zoning Officer may prescribe, who may also require that the application be accompanied by an as-built survey prepared by a Pennsylvania licensed professional engineer or architect.
(1) 
Application for a certificate of use and occupancy shall be made as follows:
(a) 
In the case of new construction or alterations to existing buildings or structures, such application shall be made at the time application for a building and zoning permit is made.
(b) 
When no construction or alteration is involved, an application to occupy and use land may be made at any time prior to occupancy.
(2) 
In addition to information required on the Township's standard application, the Zoning Officer may require the applicant to provide such additional information as the Zoning Officer shall require to determine whether the proposed use and occupation conforms to the provisions of this chapter.
C. 
Issuance date. The certificate of use and occupancy shall be granted or refused, in writing, within 15 working days after the Zoning Officer has been notified of completion of construction or within 15 working days of application to occupy and use land. In no event shall a certificate of use and occupancy be issued except in conformity with the provisions of this chapter.
D. 
Temporary certificate. A temporary certificate of use and occupancy may be issued by the Zoning Officer for temporary uses such as tents, use of land for special functions or occasions and similar temporary use or occupancy. Such temporary certificates shall be for a period of time to be determined by the Zoning Officer, however, in no case shall that period of time exceed six months.
E. 
Conditional certificates. In zoning districts in which performance standards are imposed or in instances where the Zoning Hearing Board or the Board of Supervisors has imposed conditions in conjunction with any zoning application within its jurisdiction, no certificate of use and occupancy shall become permanent until 30 days after the permitted use is fully operating and only after, upon reinspection by the Zoning Officer, it is determined that the use is in compliance with all such standards and/or conditions. After said reinspection, the Zoning Officer shall notify the applicant that the use is in compliance with the foregoing and that the certificate of use and occupancy is permanent or that the use does not comply and that the certificate of use and occupancy shall remain temporary until compliance is effected by the applicant.
[Amended 5-8-1990 by Ord. No. 3-1990]
The Board of Supervisors shall establish, by resolution, a schedule of fees, charges and expenses and collection procedures for zoning permits, certificates of use and occupancy, special exceptions, variances, conditional uses and appeals and other matters pertaining to this chapter. The schedule of fees shall be available for inspection in the office of the Zoning Officer and may be altered or amended from time to time by the Board of Supervisors by resolution. Until all application fees, charges and expenses have been paid in full, no appeal or application shall be accepted for filing nor shall any action be taken thereon.
[Amended 5-8-1990 by Ord. No. 3-1990]
A. 
Amendment. The provisions of this chapter and the boundaries of the zoning districts, as set forth and shown on the Township Zoning Map,[1] may be amended or changed from time to time by the Board of Supervisors in accordance with the applicable provisions of the MPC, as amended.[2]
[1]
Editor's Note: The Zoning Map is on file in the office of the Township Secretary.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
B. 
Petition or application to rezone a parcel or parcels of property. Each petition or application for a change in the Zoning Map shall be filed with the Township Secretary, accompanied by the requisite filing fee, and shall include the following information:
[Amended 3-10-2004 by Ord. No. 3-2004; 8-24-2005 by Ord. No. 9-2005]
(1) 
The name and address of the applicant, the title owner and the equitable owner of the real estate affected.
(2) 
The address, exact location, Chester County tax parcel number and metes and bounds description of the affected real estate.
(3) 
Identification of the present zoning classification of the affected real estate, a narrative description of the improvements thereon and the present use thereof, which shall specify in each instance the square footage area of all existing improvements and all proposed improvements, including buildings, structures and street improvements.
(4) 
Six copies of a plot plan of the affected real estate and all attachments thereto, prepared by a Pennsylvania licensed professional engineer or land surveyor, showing the location and size of the lot with reference to adjoining properties and landmarks, which shall be identified by name, tax parcel number and description, as applicable, and with reference to existing streets and rights-of-way. There shall be included and shown on the plan the location of all present and proposed buildings, streets, chives, parking lots, curb-cut accesses, parking lots and facilities, screening, fences and walls, existing or proposed water wells, sewage waste facilities, floodplains, wetlands and steep slopes. Steep slopes shall be identified by shading on the plan, differentiating between precautionary and prohibitive steep slopes. Topographical contour lines shall be shown at two-foot intervals.
C. 
Procedure. The following procedure shall be observed prior to making any amendment or change of this chapter or the Township Zoning Map:[3]
(1) 
In the case of an amendment other than that prepared by the Planning Commission, the Board of Supervisors shall submit each such amendment to the Township Planning Commission and to the Chester County Planning Commission at least 30 days prior to conducting a public hearing on the proposed amendment to provide each with the opportunity to submit recommendations.
(2) 
The recommendations of the Township Planning Commission shall be submitted, in writing, to the Board of Supervisors. No public hearing shall be conducted until the Township Planning Commission and Chester County Planning Commission recommendations are made; provided, however, that if either fails to act within the requisite period, the Board of Supervisors may, at its discretion, proceed without such recommendations.[4]
[4]
Editor's Note: Former Subsection C(3), regarding no public hearing unless specifically authorized, which immediately followed this subsection, was repealed 8-24-2005 by Ord. No. 9-2005.
[3]
Editor's Note: The Zoning Map is on file in the office of the Township Secretary.
D. 
Landowner curative amendments.
(1) 
A landowner who desires to challenge on substantive grounds the validity of this chapter or the Township Zoning Map[5] or any provision thereof which prohibits or restricts the use or development of land in which the applicant has an interest may submit such challenge, together with a request for a curative amendment, to the Board of Supervisors with a written request that his challenge and proposed amendment be heard and decided as provided in MPC Section 916.1.[6] The proposed amendment shall be accompanied by six copies of the plans, attachments, and explanatory materials describing the use or development proposed by the landowner in lieu of the use or development permitted by this chapter or the Zoning Map. Such plans shall be sufficiently specific so as to provide reasonable notice of the proposed use or development and a sufficient basis for evaluating the challenged provision of this chapter or Map in conjunction with such plans. The Board shall commence a hearing thereon within 60 days after the request is filed. The curative amendment and challenge shall be referred to the Township Planning Commission and Chester County Planning Commission as provided in § 84-70D(1) hereof, and public notice of the hearing thereon shall be given and shall include notice that the validity of this chapter or Map is in question and identify the place where and times when a copy of the request, plans, materials and proposed amendment may be examined by the public. The hearing shall be conducted in accordance with MPC Section 908(4) through (8),[7] and all references therein to the Zoning Hearing Board shall, for purposes of this section, be references to the Board of Supervisors.
[Amended 4-24-2002 by Ord. No. 4-2002; 3-10-2004 by Ord. No. 3-2004]
[5]
Editor's Note: The Zoning Map is on file in the office of the Township Secretary.
[6]
Editor's Note: See 53 P.S. § 10916.1.
[7]
Editor's Note: See 53 P.S. § 10908(4) through (8).
(2) 
In consideration of the landowner's curative amendment, the governing body shall consider the plans and explanatory materials submitted by the landowner as well as the following factors:
(a) 
The impact of the proposed amendment upon roads, sewer facilities, water supply, schools and other public service facilities;
(b) 
If the proposal is for residential use, the impact of the proposal upon regional housing needs and the effectiveness of the proposal in providing housing units of a type actually available to and affordable by classes of persons otherwise unlawfully excluded by the challenged provisions of this chapter or the Zoning Map;[8]
[8]
Editor's Note: The Zoning Map is on file in the office of the Township Secretary.
(c) 
The suitability of the site for the intensity of use proposed by the site's soils, slopes, woodlands, floodplains, aquifers, natural resources and other natural features;
(d) 
The impact of the proposed use on the site's soils, slopes, woodlands, wetlands, floodplains, natural resources and natural features, the degree to which these are protected or destroyed, the tolerance of the resources to development and any adverse environmental impacts; and
(e) 
The impact of the proposal on the preservation of agriculture and other land uses which are essential to public health and welfare.
(3) 
If the Board of Supervisors determines that a validity challenge has merit, it may accept the landowner's curative amendment, with or without revision, or may adopt an alternative amendment which will cure the challenged defects.
(4) 
The landowner's request for a curative amendment is denied when:
(a) 
The Board of Supervisors fails to commence the public hearing within 60 days after the request is filed;
(b) 
The governing body notifies the landowner that it will not adopt a curative amendment;
(c) 
The governing body adopts another amendment which is unacceptable to the landowner; or
(d) 
The governing body fails to act on the request 45 days after the close of the last public hearing on the request, unless the time is extended by mutual consent by the landowner and the Township.
E. 
Procedure for Township curative amendments.
(1) 
If the Township determines that this Zoning Ordinance or any portion hereof is substantially invalid, it shall take the following actions:
(a) 
Declare by formal action this chapter or any portion hereof affected substantially invalid and propose to prepare a curative amendment to overcome such validity.
(b) 
Within 30 days following such declaration and proposal, the Board of Supervisors shall:
[1] 
By resolution, make specific findings setting forth the declared invalidity thereof which may include references to specific uses which are either not permitted or not permitted in sufficient quantity, reference to a class of use or uses which require revision and reference to the provision(s) of this chapter which requires revision.
[2] 
Begin to prepare and consider a curative amendment to this chapter to correct the declared invalidity.
(2) 
Within 180 days from the date of the declaration and proposal, the Board of Supervisors shall enact a curative amendment to validate or reaffirm the validity of this chapter in order to cure the declared invalidity of this chapter.
(3) 
Upon initiation of the procedures set forth in this subsection, neither the Board of Supervisors nor the Zoning Hearing Board shall be required to entertain or consider any landowner's curative amendment filed under MPC Section 609.1, 909.1 or 916.1[9] subsequent to the declaration and proposal based upon the grounds identical to or substantially similar to those specified in the resolution required by Subsection E(1)(b)[1] of this § 84-70. Upon completion of the procedures as set forth in Subsection E(1) and (2) of this § 84-70, no rights to a cure pursuant to the provisions of MPC Sections 609.1 and 916.1[10] shall, from the date of the declaration and proposal, accrue to any landowner on the basis of the substantive invalidity of this unamended chapter for which there has been a curative amendment pursuant to this section.
[9]
Editor's Note: See 53 P.S. § 10609.1, 10909.1 or 10916.1, respectively.
[10]
Editor's Note: See 53 P.S. §§ 10609.1 and 10916.1, respectively.
(4) 
Following the date of the enactment of a curative amendment or reaffirmation of the validity of this chapter pursuant to Subsection E(1) and (2), the Township may not again utilize this procedure for a thirty-six-month period; provided, however, that if after the date of declaration and proposal there is a substantially new duty or obligation imposed upon the Township by virtue of a change in statute or by virtue of a Pennsylvania Appellate Court decision, the Township may utilize the provisions of this section to prepare a curative amendment to this chapter to fulfill said duty or obligation.
F. 
Public hearing.
(1) 
Before voting on the enactment of an amendment to this chapter, the Board of Supervisors shall fix the time and place of a public hearing on the proposed amendment, which hearing shall be held pursuant to public notice. In addition, if the proposed amendment involves a Zoning Map change, notice of said public hearing shall be conspicuously posted by the Zoning Officer at points along the perimeter of the lot or tract sufficient to notify potentially interested citizens. Such posting shall be accomplished at least one week prior to the date of the hearing. In addition to the requirement that notice be posted on the property, if the proposed amendment involves a Zoning Map change, notice of the public hearing shall be mailed by the Township at least 30 days prior to the date of the hearing by first class mail to the addresses to which real estate tax bills are sent for all real property located within the area being rezoned, as evidenced by tax records within the possession of the Township. The notice shall include the location, date and time of the public hearing. This public notice shall not be required when the rezoning constitutes a comprehensive rezoning of the Township.
[Amended 4-24-2002 by Ord. No. 4-2002; 8-24-2005 by Ord. No. 9-2005]
(2) 
Public notice of the proposed amendment shall include reference to the place within the Township where copies of the proposed amendatory ordinance may be examined and shall include either the full text of the amendatory ordinance or the title and a brief summary prepared by the Township Solicitor setting forth all of the provisions in reasonable detail.
(3) 
If the full text of the amendatory ordinance is not included in the public notice, a copy of the full text shall be supplied by the Township Secretary or Township Solicitor to a newspaper of general circulation in the Township, and an attested copy of the proposed amendatory ordinance shall be filed by the Township Secretary or Township Solicitor with the Chester County Law Library.
(4) 
In the event that substantial amendments are made to the proposed amendatory ordinance, the ordinance shall be readvertised no less than 10 days prior to enactment.