[Ord. 01-09-18-1, 9/18/2001, § 2900]
1. 
There is hereby created for the Township a Zoning Hearing Board in accordance with the provisions of Article IX of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10901 et seq.
2. 
The membership of the Board shall consist of three residents of the Township appointed by resolution by the Board of Supervisors. The terms of office shall be for three 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 elected or appointed office in the Township, nor shall any member be an employee of the Township. The Board of Supervisors may appoint by resolution at least one but no 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. Alternate members of the Board shall hold no other elected or appointed office in the Township, nor shall any member be an employee of the Township. Alternate members shall have all of the privileges, rights and duties as set forth in the Municipalities Planning Code Section 903(b), as amended from time to time [53 P.S. § 10903(b)] and shall be designated to sit on the Board in accordance with the Municipalities Planning Code Section 906(b), as amended from time to time [53 P.S. § 10906(b)].
[Amended by Ord. 2010-09, 11/3/2010, Art. XIII]
3. 
Any Board member 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 requests such a hearing in writing.
4. 
The Board shall elect, from its own membership, its officers, who shall serve annual terms as such and may succeed themselves. For the conduct of any hearing and the taking of any action, a quorum shall be not less than a majority of all the members of the Board. The Board, however, 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 this chapter.
5. 
The Board may make, alter, and rescind rules and forms for its procedure, consistent with ordinances of the Township and laws of the commonwealth. 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 as requested by the Supervisors.
6. 
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, but in no case shall it exceed the rate of compensation authorized to be paid to the members of the Board of Supervisors.
[Ord. 01-09-18-1, 9/18/2001, § 2901]
The Zoning Hearing Board shall conduct hearings and make decisions in accordance with the following requirements:
A. 
Public notice shall be given and written notice shall be given to the applicant, the Zoning Officer, and to any person who has made timely request for the same. Written notices shall be sent to all property owners and municipalities within 1,000 feet of the property line of the property subject to the application. The list of property owners shall be supplied to the Township by the applicant. 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.
[Amended by Ord. 2010-09, 11/3/2010; by Ord. 2017-05, 11/28/2017]
B. 
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.
C. 
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 Township, 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.
D. 
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 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.
E. 
The Chairman, 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.
F. 
The parties shall have the right to be represented by counsel and shall be afforded the opportunity to respond to and present evidence and argument and to cross-examine adverse witnesses on all relevant issues.
G. 
Formal rules of evidence shall not apply, but irrelevant, immaterial or unduly repetitious evidence may be excluded.
H. 
The Board or the hearing officer, as the case may be, shall keep a stenographic record of the proceedings.
I. 
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 their 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.
J. 
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 this chapter or of any law, ordinance, rule or regulation shall contain a reference to the provision relied on and the reasons why the conclusion is deemed appropriate in the light of the facts found. 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 recommendations 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. 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 a 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 the 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 fails to provide such notice, the applicant may do so. Nothing in this subsection shall prejudice the right of any party opposing the application to appeal the decision to a court of competent jurisdiction.
K. 
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 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.
L. 
The Board of Supervisors shall establish, by resolution, fees with respect to hearings before the Zoning Hearing Board.[1]
[1]
Editor's Note: The current Fee Schedule is on file in the Township offices.
M. 
The Board may establish rules and regulations governing the conduct of the hearing, the presentation of evidence, and the inspection by parties of the property for which the application has been filed.
[Ord. 01-09-18-1, 9/18/2001, § 2902]
1. 
The Zoning Hearing Board shall have exclusive jurisdiction to hear and render final adjudication in the following matters:
A. 
Substantive challenges to the validity of any land use ordinance, except those brought before the Board of Supervisors pursuant to Sections 609.1 and 916.1(a)(2) of the Pennsylvania Municipalities Planning Code (hereinafter "MPC"), 53 P.S. §§ 10609.1 and 10916.1(a)(2), respectively.
B. 
(Reserved)[1]
[1]
Editor's Note: Former Subsection 1B, which concerned procedural challenges to the validity of a land use ordinance as under the jurisdiction of the Zoning Hearing Board, was repealed by A.O.
C. 
Appeals from the determination of the Zoning Officer including, but not limited to, the granting or denial of any permit; the failure to act on an application for any permit; the issuance of any cease-and-desist order; or the registration or refusal to register any nonconforming use, structure or lot.
D. 
Appeals from a determination by the Township Engineer or the Zoning Officer with reference to the administration of any floodplain or flood hazard ordinance or such provisions within a land use ordinance.
E. 
Applications for variances from the terms of this chapter or floodplain or flood hazard ordinance or such provisions within a land use ordinance, pursuant to Section 910.2 of the MPC, 53 P.S. § 10910.2.
F. 
Applications for special exceptions under this chapter or floodplain or flood hazard ordinance or such provisions within a land use ordinance, pursuant to Section 912.1 of the MPC, 53 P.S. § 10912.1.
G. 
Appeals from the determination of any officer or agency charged with the administration of any transfers of development rights or performance density provisions of this chapter.
H. 
Appeals from the Zoning Officer's determination under Section 916.2 of the MPC, 53 P.S. § 10916.2.
I. 
Appeals from the determination of the Zoning Officer or Township Engineer in the administration of any land use ordinance or provision thereof with reference to sedimentation and erosion control or stormwater management insofar as the same relate to development not involving applications under Article V or VII of the MPC, 53 P.S. §§ 10501 et seq., or 10701 et seq., respectively.
2. 
The Board of Supervisors shall have exclusive jurisdiction to hear and render final adjudications in the following matters:
A. 
All applications for approvals of planned residential developments under Article VII of the MPC pursuant to the provisions of Section 702 of the MPC, 53 P.S. § 10702.
B. 
All applications pursuant to Section 508 of the MPC, 53 P.S. § 10508, for approval of subdivisions or land developments under Article V of the MPC, 53 P.S. § 10501 et seq.
C. 
Applications for conditional use under the express provisions of this chapter.
D. 
Applications for curative amendment to this chapter or pursuant to Sections 609.1 and 916.1(a) of the MPC, 53 P.S. §§ 10609.1 and 10916.1(a), respectively.
E. 
All petitions for amendments to land use ordinances pursuant to the procedures set forth in Section 609 of the MPC, 53 P.S. § 10609.
F. 
Appeals from the determination of the Zoning Officer or the Township Engineer in the administration of any land use ordinance or provisions thereof with reference to sedimentation and erosion control or stormwater management insofar as the same relate to applications for land development under Articles V and VII of the MPC, 53 P.S. §§ 10501 et seq., and 10701 et seq., respectively. Where such determination relates only to development not involving an Article V or VII application, the appeal from such determination of the Zoning Officer or the Township Engineer shall be to the Zoning Hearing Board pursuant to this section.
[Ord. 01-09-18-1, 9/18/2001, § 2903]
The Chairman, or in his absence the acting Chairman, may administer oaths and compel the attendance of witnesses. All meetings of the Board shall be open to the public. The Board shall keep minutes of its proceedings showing the vote of each member upon each question, or if a member is absent or fails to vote, indicating such fact and shall keep records of its examinations and other official actions, all of which shall be immediately filed with the Township and shall be public record.
[Ord. 01-09-18-1, 9/18/2001, § 2904]
Appeals raising the substantive validity of any land use ordinance (except those to be brought before the Board of Supervisors pursuant to the Pennsylvania Municipalities Code[1]); procedural questions or alleged defects in the process of enactment or adoption of a land use ordinance; from the determination of the Zoning Officer, including, but not limited to, the granting or denial of any permit, failure to act on the application for any permit, the issuance of any cease-and-desist order, or the registration or refusal to register any nonconforming use, structure or lot; from a determination by the Township Engineer or the Zoning Officer with reference to the administration of any floodplain or flood hazard ordinance or such provisions within a land use ordinance; from the determination of any officer or agency charged with the administration of any transfers of development rights or performance density provisions of this chapter; or from the determination of the Zoning Officer or Township Engineer in the administration of any land use ordinance or provision thereof with reference to sedimentation and erosion control or stormwater management insofar as the same relates to development not involving subdivision and land development or planned residential development may be filed with the Zoning Hearing Board in writing by the landowner affected, any officer or agency of the Township, or any person aggrieved. Requests for a variance and for special exception may be filed with the Board by any landowner or any tenant with the permission of such landowner.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. 01-09-18-1, 9/18/2001, § 2905; as amended by Ord. 2004-07, 12/7/2004, § 1; and by Ord. 2005-05, 6/21/2005]
1. 
No person shall be allowed to file any proceeding with the Zoning Hearing Board later than 30 days after an application for development, preliminary or final, has been approved by the Township 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. If such person has succeeded to his interest after such approval, he shall be bound by the knowledge of his predecessor in interest. The failure of anyone other than the landowner to appeal from an adverse decision on a tentative plan, from an adverse decision by the Zoning Officer on a challenge to the validity of this chapter, an amendment hereto, the map, or an amendment thereto, shall preclude an appeal from a final approval except in the case where the final submission substantially deviates from the approved tentative approval.
2. 
All appeals from any determination of the Township Zoning Officer, including the issuance of an enforcement notice, shall be filed by the land owner or other affective party within 30 days after issuance of the determination or notice.
3. 
All appeals from determinations and/or decisions of the Township Zoning Officer or other Township employee and/or consultant shall be filed within 30 days of the date of such determination/decision.
[Ord. 01-09-18-1, 9/18/2001, § 2906]
1. 
Upon the filing of any appeal proceeding before the Zoning Hearing Board and during its pendency before the Board, all land development pursuant to any challenged ordinance, order, or approval of the Zoning Officer or of 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. 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.
2. 
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.
3. 
The question 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.
4. 
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.
[Ord. 01-09-18-1, 9/18/2001, § 2907]
1. 
The Zoning Hearing 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 and may require preliminary application to the Zoning Officer. The Board may grant a variance, provided that all of the following findings are made where relevant in a given case, that:
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 that 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.
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 that the authorization of a variance is therefore necessary to enable the reasonable use of the property.
C. 
Such unnecessary hardship has not been created by the applicant.
D. 
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.
E. 
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.
2. 
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 and the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101 et seq.
[Ord. 01-09-18-1, 9/18/2001, § 2908]
The Board may grant approval of a special exception, provided that the following standards and criteria are complied with by the applicant for a special exception. The burden of proof rests with the applicant:
A. 
The Zoning Hearing Board shall have the power to approve special exceptions when this chapter specifically requires the obtaining of such approval and for no other use or purpose.
B. 
The Zoning Hearing Board shall grant a special exception only if it finds adequate evidence presented by the applicant that the proposed special exception is duly authorized under provisions of this Part; that the application falls within the terms of the specific provisions allowing for special exceptions; and that the proposed use complies with all other requirements of this chapter. The Zoning Hearing Board, in granting a special exception, may attach such reasonable conditions and safeguards as it may deem necessary to implement the purpose of this chapter. The Board shall, among other things, require that any proposed use and location be:
(1) 
In accordance with the Township Comprehensive Plan and consistent with the spirit, purpose and intent of this chapter.
(2) 
In the best interest of the Township and the public welfare.
(3) 
Suitable for the property in question and designed, constructed, operated and maintained so as to be in harmony with and appropriate in appearance to the existing or intended character of the general vicinity.
(4) 
In conformance with all other applicable requirements of this chapter and other Township ordinances.
(5) 
Suitable in terms of effects on highway traffic and safety with adequate access arrangements to protect streets from undue congestion and hazard.
(6) 
In accordance with sound practice standards of Chapter 22, Subdivision and Land Development, where applicable.
(7) 
Suitable in terms of impact on surrounding residential properties and compatible with adjacent uses.
C. 
The applicant shall file a site plan at a scale not less than one inch equals 100 feet, showing all required setbacks; a general layout of all buildings, structures and uses, including all accessory uses; any required bufferyards; details of parking, loading and lighting; sidewalks and other pedestrian areas; and the delineation of all natural resources set forth at Part 24 of this chapter. The plan shall be accompanied by a statement describing the proposed uses and accessory uses, hours of operation, and shall provide information adequate to demonstrate that all of the requirements of § 27-304 and other chapter sections applicable to the use will be met. The site plan shall also indicate the existing use of all surrounding properties, including those across streets, so that the Zoning Hearing Board will be able to assess compliance with Subsection B of this section.
D. 
The burden will be on the applicant to show:
(1) 
The ability and capacity of the existing public water system to provide a sufficient quality and quantity of water for the proposed use without system extensions beyond those which the applicant will provide. If on-site water supply is proposed, the applicant shall provide information on the proposed water supply and how water quality and water availability in the surrounding area will be protected.
(2) 
The ability and capacity of public sanitary sewers to dispose of the wastes from the proposed use without system extensions beyond those which the applicant will provide. If on-site wastewater disposal is proposed, the applicant shall provide information on the type of system to be used and provide information on the consistency of the proposed wastewater disposal system with the Township's Sewage Facilities Plan.
(3) 
The ability and capacity of stormwater management facilities to handle increased runoff in a manner that will meet Township objectives of maximizing groundwater recharge, maintaining water quality, and avoiding all adverse off-site effects on properties and streams.
(4) 
The ability and capacity of existing street systems to provide for the needs of the proposed use without substantially altering existing traffic patterns or overloading the existing street system.
(5) 
The ways in which the applicant will incorporate the proposed use into the surrounding area and minimize off-site impacts through buffering, site planning techniques, use restrictions or other approaches.
[Ord. 01-09-18-1, 9/18/2001, § 2909]
The Board, in considering any matter within its jurisdiction, may consult with the Township Planning Commission, the Bucks County Planning Commission, or any other specialist or groups of specialists having expert knowledge of the matter under consideration, provided that the Township has agreed in advance to pay for any experts requiring payment.
[Ord. 01-09-18-1, 9/18/2001, § 2910]
A special exception or variance shall expire if the applicant fails to obtain a building permit within one year of the date of the order of the board or court granting such special exception or variance.
[Ord. 01-09-18-1, 9/18/2001, § 2911]
Any building, structure or land that is maintained or used in violation of any Zoning Hearing Board conditions of approval is prohibited and shall constitute a violation of this chapter, and such violation may be enforced by the Township or an affected property owner in accordance with the enforcement provisions set forth in Article VI of the Pennsylvania Municipalities Planning Code[1] for zoning ordinance violations.
[1]
Editor's Note: See 53 P.S. § 10601 et seq.