A.
When used hereafter in this article, the word "Board"
shall mean the Zoning Hearing Board.
B.
There shall be a Zoning Hearing Board, which shall
consist of five members, who shall be appointed, by resolution, by
the Board of Supervisors. The membership of the Board shall consist
of residents of the Township. Their terms of office shall be five
years and shall be so fixed that the term of office of one member
shall expire each year. The Board shall promptly notify the Board
of Supervisors of any vacancies which occur. Appointments to fill
vacancies shall be only for the unexpired portion of the term. Members
of the Board shall hold no other office in the Township. Any member
of the Board may be removed for malfeasance, misfeasance, or nonfeasance
in office, or for other just cause, by a majority vote of the Board
of Supervisors taken after the member has received 15 days' advance
notice of the intent to take such a vote. A hearing shall be held
in connection with the vote, if the member shall request it in writing.
[Amended 7-23-2019 by Ord. No. 2019-5]
C.
The Board of Supervisors may appoint, by resolution, not more than three residents of the Township to serve as alternate members of the Board. The term of office of an alternate member shall be three years. When seated pursuant to the provisions of § 180-116, an alternate shall be entitled to participate in all proceedings and discussions of the Board to the same and full extent as provided by law for Board members, including specifically the right to cast a vote as a voting member during the proceedings, and shall have all the powers and duties set forth in this chapter and as otherwise provided by law. Alternates shall hold no other office in the Township, including membership on the Planning Commission or serving as Zoning Officer. Any alternate may participate in any proceeding or discussion of the Board but shall not be entitled to vote as a member of the Board or be compensated pursuant to § 180-117 unless designated as a voting alternate member pursuant to § 180-116 of this chapter.
A.
The Board shall elect, from its own membership, its
officers, who shall serve annual terms as such and may succeed themselves.
B.
For the conduct of any hearing and taking of any action, a quorum shall be not less than a majority of the members of the Board, but the Board may appoint a hearing officer, from its own membership, to conduct any hearing on its behalf and the parties may waive further action by the Board as provided in § 180-118 of this chapter. If, by reason of absence or disqualification of a member, a quorum is not reached, the Chairman of the Board shall designate as many alternate members of the Board to sit on the Board as may be needed to provide a quorum. Any alternate member of the Board shall continue to serve on the Board in all proceedings involving the matter or case for which the alternate was initially appointed until the Board has made a final determination of the matter or case. Designation of an alternate pursuant to this section shall be made on a case-by-case basis, in rotation according to declining seniority among all alternates.
C.
The Board may make, alter, and rescind rules and forms
for its procedures, consistent with ordinances of the Township and
laws of the commonwealth.
D.
The Board shall keep full public records of its business,
which records shall be the property of the Township, and shall submit
a report of its activities to the Board of Supervisors upon request.
Within the limits of funds appropriated by the Board of Supervisors, the Board may employ or contract for secretaries, clerks, legal counsel, consultants and other technical and clerical services. Members of the Board may receive compensation for the performance of their duties, as may be fixed by the Board of Supervisors. Alternate members of the Board may receive compensation, as may be fixed by the Board of Supervisors, for the performance of their duties when designated as alternate members pursuant to § 180-116, but in no case shall such compensation exceed the rate of compensation authorized to be paid to the members by the Board of Supervisors.
A.
The Board shall conduct hearings and make decisions
in accordance with the following requirements:
(1)
Public notice (as defined herein) shall be provided.
In addition, the Zoning Hearing Board shall notify by mail the applicant,
the Zoning Officer, and every other person or organization who or
which shall have registered with the Zoning Hearing Board for the
purposes of receiving such notices. Such mailed notice shall state
the location of the site and the nature of the request. It shall also
state the time, date, and location of the proposed hearing. In addition
to the written notice provided herein, written notice of said hearing
shall be conspicuously posted on the affected tract of land at least
one week prior to the hearing.
(2)
The Board of Supervisors may prescribe reasonable
fees with respect to hearings before the Zoning Hearing Board. Fees
for said hearings may include compensation for the Secretary and members
of the Zoning Hearing Board, notice and advertising costs and necessary
administrative overhead connected with the hearing. The costs, however,
shall not include legal expenses of the Zoning Hearing Board, expenses
for engineering, architectural, or other technical consultants or
expert witness costs.
(3)
The hearing shall be held within 60 days from
the date of the applicant's request, unless the applicant has agreed
in writing to an extension of time.
B.
The hearings shall be conducted by the Board or the
Board may appoint any member as a hearing officer. The decision or,
where no decision is called for, the findings shall be made by the
Board; however, the appellant or the applicant, as the case may be,
in addition to the municipality, may, prior to the decision of the
hearing, waive decision or findings by the Board and accept the decision
or findings of the hearing officer as final.
C.
The parties to the hearing shall be the Township,
any person affected by the application who has made timely appearance
of record before the Board, and any other person, including civic
or community organizations, permitted to appear by the Board. The
Board shall have the power to require that all persons who wish to
be considered parties enter appearances in writing on forms provided
by the Board for that purpose.
D.
The Chairman or Acting Chairman of the Board, or the
hearing officer presiding, shall have power to administer oaths and
issue subpoenas to compel the attendance of witnesses and the production
of relevant documents and papers, including witnesses and documents
requested by the parties.
E.
The parties shall have the right to be represented
by counsel and shall be afforded the opportunity to respond and present
evidence and argument and cross-examine adverse witnesses on all relevant
issues.
F.
Formal rules of evidence shall not apply, but irrelevant,
immaterial, or unduly repetitious evidence may be excluded.
G.
The Board, or the hearing officer, as the case may
be, shall keep a stenographic record of the proceedings. The appearance
fee for a stenographer shall be shared equally by the applicant and
the Board. The cost of the original transcript shall be paid by the
Board, if the transcript is ordered by the Board or hearing officer,
or shall be paid by the person appealing the decision of the Board
if such appeal is made, and in either event the cost of additional
copies shall be paid by the person requesting such copy or copies.
In other cases, the party requesting the original transcript shall
bear the cost thereof.
H.
The Board, or the hearing officer, shall not communicate,
directly or indirectly, with any party or his representatives in connection
with any issue involved except upon notice and opportunity for all
parties to participate, shall not take notice of any communication,
reports, staff memoranda, or other materials, except advice from its
solicitor, unless the parties are afforded an opportunity to contest
the material so noticed, and shall not inspect the site or its surroundings
after the commencement of hearings with any party or his representative
unless all parties are given an opportunity to be present.
I.
The Board, or the hearing officer, as the case may
be, shall render a written decision or, when no decision is called
for, make written findings on the application within 45 days after
the last hearing before the Board or hearing officer. Where the application
is contested or denied, each decision shall be accompanied by findings
of fact and conclusions based thereon, together with the reasons therefor.
Conclusions based on any provisions of the Act or of this chapter,
rule, or regulation shall contain a reference to the provision relied
on and the reasons why the conclusion is deemed appropriate in light
of the facts found.
(1)
If the hearing is conducted by a hearing officer
and there has been no stipulation that his decision or findings are
final, the Board shall make his report and recommendation available
to the parties within 45 days and the parties shall be entitled to
make written representations thereon to the Board prior to final decision
or entry of findings, and the Board's decision shall be entered no
later than 30 days after the report of the hearing officer.
(2)
Where the Board fails to render the decision within the period required by this subsection, or fails to hold the required hearing within 60 days from the date of the applicant's request for hearing, the decision shall be deemed to have been rendered in favor of the applicant, unless the applicant has agreed in writing or on the record to an extension of time. When a decision has been rendered in favor of the applicant because of the failure of the Board to meet or render a decision as hereinabove provided, the Board shall give public notice of said decision within 10 days from the last day it could have met to render a decision in the same manner as provided in Subsection A of this section. If the Board shall fail to provide such notice, the applicant may do so.
(3)
Nothing in this subsection shall prejudice the
right of any party opposing the application to appeal the decision
to a court of competent jurisdiction.
J.
A copy of the final decision or, where no decision
is called for, the findings shall be delivered to the applicant personally
or mailed to him not later than the day following its date. To all
other persons who have filed their name and address with the Board
not later than the last day of the hearing, the Board shall provide,
by mail or otherwise, brief notice of the decision or findings and
a statement of the place at which the full decision or findings may
be examined.
K.
Effect of Board's decision.
(1)
If a variance or special exception is granted
or issuance or a permit is approved or other action by the appellant
is authorized, the necessary permit shall be secured and the authorized
action begun within two years after the date when the variance or
special exception is finally granted, or the issuance of a permit
is finally approved, or the other action by the appellant is authorized,
and the building or alteration, as the case may be, shall be completed
within three years of said date. For good cause, the Board may, at
any time, upon application in writing, extend either of these deadlines.
(2)
Should the appellant or applicant fail to obtain
the necessary permits within said two-year period or, having obtained
the permit, should the appellant or applicant fail to commence work
thereunder within such two-year period, it shall be conclusively presumed
that the appellant or applicant has waived, withdrawn, or abandoned
the appeal or application, and all provisions, variances, and permits
granted shall be deemed automatically rescinded by the Board.
(3)
Should the appellant or applicant commence construction
or alteration within said two-year period, but should the appellant
or applicant fail to complete such construction or alteration within
said three-year period, the Board may, upon 10 days' notice in writing,
rescind or revoke the granted variance or special exception, or the
issuance of the permit or permits, or the other action authorized
to the appellant or applicant, if the Board finds that no good cause
appears for the failure to complete within such three-year period
and if the Board further finds that conditions have so altered or
changed in the interval since the granting of the variance, permit,
or action that revocation or rescission of the action is justified.
(4)
As an alternative to the preceding, an applicant can request, as part of the original application before the Board, the granting of a timetable associated with the request which would supersede the deadlines imposed in Subsection K(1) through (3). In so doing, the applicant must demonstrate that the times requested are logically related to normal and expected progress of the project. In approving a timetable under this subsection, the Board must establish and bind a definite time frame for issuance of a zoning permit and completion of construction of the project.
The Zoning Hearing Board shall have the exclusive
jurisdiction to hear and render decisions in the following matters:
A.
Substantive challenges to the validity of the Zoning Ordinance, except those brought before the Board of Supervisors pursuant to § 180-127C of this chapter.
(1)
If a challenge heard by the Zoning Hearing Board
is found to have merit, the decision of the Zoning Hearing Board shall
include recommended amendments to the challenged ordinance which will
cure the defects found. In reaching a decision, the Zoning Hearing
Board shall consider the amendments, plans, and explanatory material
submitted by the landowner and shall also consider:
(a)
The impact of the proposal upon roads, sewer
facilities, water supplies, schools, and other public service facilities;
(b)
If the proposal is for a 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 the ordinance or Zoning Map;
(c)
The suitability of the site for the intensity
of use proposed by the site's soils, slopes, woodlands, wetlands,
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 each of these are protected
or destroyed, the tolerance of the resources to development, and any
adverse 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.
(2)
Public notice of the hearing shall be provided as specified in the definition of "public notice" in § 180-15 of this chapter.
(3)
The Zoning Hearing Board shall commence its
hearings within 60 days after the request is filed, unless the landowner
requests or consents to an extension of time.
(4)
The Zoning Hearing Board shall render its decision
within 45 days after the conclusion of the last hearing. If the Board
fails to act on the landowner's request within this time limit, an
approval of the request is deemed to have occurred on the 46th day
after the close of the last hearing.
B.
Challenges to the validity of the Zoning Ordinance,
raising procedural questions or alleged defects in the process of
enactment or adoption, which challenges shall be raised by an appeal
taken within 30 days after the effective date of the ordinance.
(1)
Challenges to the validity of the Zoning Ordinance,
raising procedural questions or alleged defects in the process of
enactment or adoption, which challenges shall be raised by an appeal
taken within 30 days after the effective date of the ordinance; and
(2)
A landowner shall not submit any additional
substantive challenges to the Zoning Hearing Board involving the same
parcel, group of parcels or part thereof until such time as the status
of the landowner's original challenge has been finally determined
or withdrawn; provided, however, that if after the date of the landowner's
original challenge the municipality adopts a substantially new or
different zoning ordinance or zoning map, the landowner may file a
second substantive challenge to the new or different zoning ordinance
or zoning map.
C.
Special exceptions, as provided for in this chapter
and subject to all applicable requirements, including but not limited
to:
(1)
Advisory report. No application for a special
exception shall be granted by the Zoning Hearing Board until the Zoning
Hearing Board has first received and considered an advisory report
thereon from the Township Planning Commission with respect to the
location of such use in relation to the needs and growth pattern of
the Township and, where appropriate, with reference to the adequacy
of the site area and arrangement of buildings, driveways, parking
areas, off-street truck loading spaces, and other pertinent features
of the site plan. The Planning Commission shall have 30 days from
the date of its receipt of the application within which to file its
report thereon. The Planning Commission may have representation at
the public hearing held by the Zoning Hearing Board on such application.
(2)
Filing requirements. In addition to the required zoning permit information (see § 180-125B and C) each special exception application shall include the following:
(a)
A written description of the proposed use in
sufficient detail to demonstrate compliance with all applicable provisions
of this chapter; and
(3)
General criteria. Each applicant must demonstrate
compliance with the following:
(a)
The proposed use shall be consistent with the
purpose and intent of this chapter;
(b)
The proposed use shall not detract from the
use and enjoyment of adjoining or nearby properties;
(c)
The proposed use will not substantially change
the character of the subject property's neighborhood;
(d)
Adequate public facilities are available to
serve the proposed use (e.g., schools, fire, police and ambulance
protection, sewer, water, and other utilities, vehicular access, etc.);
(e)
For development within a floodplain, the application complies with the requirements of Chapter 83, Floodplain Management;
(f)
The proposed use shall comply with those criteria specifically listed in Article V of this chapter; in addition, the proposed use must comply with all other applicable regulations contained in this chapter; and
(g)
The proposed use will not substantially impair
the integrity of the Township's Comprehensive Plan.
(4)
Conditions. The Zoning Hearing Board, in approving special exception applications, may attach conditions considered necessary to protect the public welfare and the purposes listed above, including conditions which are more restrictive than those established for other uses in the same zone. These conditions shall be enforceable by the Zoning Officer, and failure to comply with such conditions shall constitute a violation of this chapter and shall be subject to the penalties described in Article VIII.
(5)
Site plan approval. Any site plan presented in support of the special exception pursuant to Subsection C(1) shall become an official part of the record for said special exception. Approval of any special exception will also bind the use in accordance with the submitted site plan; therefore, should a change in the site plan be required as part of the approval of the use, the applicant shall revise the site plan prior to the issuance of a zoning permit. Any subsequent change to the use on the subject property not reflected on the originally approved site plan shall require another special exception approval to be obtained.
D.
Variances. The Board shall hear requests for variances
where it is alleged that the provisions of this chapter inflict unnecessary
hardship upon the applicant. The Board may, by rule, prescribe the
form of application to the Zoning Officer.
(1)
The Board may grant a variance, provided that
all of the following findings are made where relevant in a given case:
(a)
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 zone
in which the property is located.
(b)
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 the authorization
of a variance is, therefore, necessary to enable reasonable use of
the property.
(c)
Such unnecessary hardship has not been created
by the appellant.
(d)
The variance, if authorized, will not alter
the essential character of the zone or neighborhood 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.
(e)
The variance, if authorized, will represent
the minimum variance that will afford relief and will represent the
least modification possible of the regulations in issue.
(2)
Filing requirements. In addition to the required zoning permit information (see § 180-125B and C of this chapter), each variance application shall include the following:
(a)
Floor plans and elevations of existing and/or
proposed structures;
(b)
Names and addresses of adjoining property owners,
including properties directly across a public right-of-way;
(c)
A scaled drawing (site plan) of the site with
sufficient detail and accuracy to demonstrate compliance with all
applicable provisions of this chapter; and
(d)
A written description of the proposed use in
sufficient detail to demonstrate compliance with all applicable provisions
of this chapter.
(3)
Conditions. The Zoning Hearing Board, in approving variance applications, may attach conditions considered necessary to protect the public welfare, the purposes of this chapter, and the purposes listed above, including conditions which are more restrictive than those established for other uses in the same zone. 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 Article VIII.
(4)
Site plan approval. Any site plan presented
in support of a variance shall become an official part of the record
for said variance. Approval of any variance will also bind the use
in accordance with the submitted site plan.
E.
Appeals from the determination of the Zoning Officer,
including but not limited to the granting or denial of any permit,
or failure to act on the application therefor, the issuance of any
cease and desist order, or the registration or refusal to register
any nonconforming use, structure, or lot.
F.
Appeals from a determination by the Township Engineer or the Zoning Officer with reference to the administration of any provision contained within Chapter 83, Floodplain Management.
G.
Appeals from the Zoning Officer's determination under
§ 916.2 (and any subsequent amendment) of the Act.
H.
Appeals from the determination of the Zoning Officer or Township Engineer in the administration of any land use ordinance with reference to sedimentation and erosion control and/or stormwater management for applications not involving a subdivision/land development as regulated in Article V of the Act.
Appeals under § 180-119E, F, G and H and proceedings to challenge this chapter under § 180-119A and B may be filed with the Board in writing by the landowner affected, any officer or agency of the Township, or any person aggrieved. Requests for variances under § 180-119D and for special exceptions under § 180-119C may be filed with the Board by any landowner or any tenant with the permission of such landowner. Any appeal shall state:
A.
The name and address of the appellant and applicant;
B.
The name and address of the landowner of the real
estate to be affected;
C.
A brief description and location of the real estate
to be affected by such proposed change, together with a plot plan
drawn to scale with sufficient clarity to show the nature and character
of the request;
D.
A statement of the present zoning classification of
the real estate in question, the improvements thereon, and the present
use thereof; and
E.
A statement of the section of this chapter under which
the request may be allowed and reasons why it should or should not
be granted.
A.
No person shall be allowed to file any proceeding
with the Board later than 30 days after an application for development,
preliminary or final, has been approved by the Zoning Officer or agency
responsible for granting such approval 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 or knowledge or reason
to believe that such approval had been given. If such person has succeeded
to his interest after such approval, he shall be bound by the knowledge
of his predecessor in interest.
B.
The failure of anyone other than the landowner to
appeal from an adverse decision by the Zoning Officer on a challenge
to the validity of this chapter or the Official Zoning Map pursuant
to § 916.2 of the Act, as amended, shall preclude an appeal
from a final approval except in the case where the final submission
substantially deviates from the approved tentative preliminary plan.
A.
Upon filing of any proceeding referred to in § 180-120, and during its pendency before the Board, all land development pursuant to any challenged ordinance, order, or approval of the Zoning Officer or any agency or body, and all official action thereunder, shall be stayed unless the Zoning Officer or any other appropriate agency or body certifies to the Board facts indicating that such stay would cause imminent peril to life or property, in which case the development or official action shall not be stayed otherwise than by a restraining order, which may be granted by the Board or by the court having jurisdiction of zoning appeals on petition after notice to the Zoning Officer or other appropriate agency or body.
B.
When an application for development, preliminary or
final, has been duly approved and proceedings designed to reverse
or limit the approval are filed with the Board by persons other than
the applicant, the applicant may petition the court having jurisdiction
of zoning appeals to order such persons to post bond as a condition
to continuing the proceedings before the Board. After the petition
is presented, the court shall hold a hearing to determine if the filing
of the appeal is frivolous. At the hearing, evidence may be presented
on the merits of the case. It shall be the burden of the applicant
for a bond to prove the appeal is frivolous. After consideration of
all evidence presented, if the court determines that the appeal is
frivolous, it shall grant the petition for a bond. The right to petition
the court to order the appellants to post bond may be waived by the
appellee, but such waiver may be revoked by him if an appeal is taken
from a final decision of the court. The question of whether or not
such petition should be granted and the amount of the bond shall be
within the sound discretion of the court. An order denying a petition
for bond shall be interlocutory. An order directing the responding
party to post a bond shall be interlocutory.
C.
If an appeal is taken by a respondent to the petition
for a bond from an order of the court dismissing a zoning appeal for
refusal to post a bond and the appellate court sustains the order
of the court below to post a bond, the respondent to the petition
for a bond, upon motion of the petitioner and after hearing in the
court having jurisdiction of zoning appeals, shall be liable for all
reasonable costs, expenses, and attorney fees incurred by the petitioner.
Any person, taxpayer, or the Township aggrieved
by any decision of the Board may, within 30 days after such decision
of the Board, seek review by the Court of Common Pleas of such decision
in the manner provided by the laws of the Commonwealth of Pennsylvania
and Article X-A of the Act, as amended.
