A. 
Building permits. Where required by the Spring Garden Township Building Permit Ordinance (Chapter 120, Article I) for the erection, enlargement, repair, alteration, moving or demolition of any structure, or other regulated activity, a building permit must be obtained from the Zoning Officer or appropriate Township officer.
B. 
Use certificates.
(1) 
A use certificate, certifying compliance with this chapter, must be obtained from the Zoning Officer for any new structure as below or for any change of use of a structure or land as set forth below before such new structure or use or change of use is occupied or established:
(a) 
Use of a principal structure erected after the effective date of this chapter.
(b) 
Use of vacant land except for agricultural purposes.
(c) 
Any change in a conforming use of a structure or land.
(d) 
Any change from a nonconforming use of a structure or land to a conforming use.
(e) 
Any change in the use of a structure or land from that permitted by any variance of the Zoning Hearing Board.
(f) 
New business activity or change in business, permitted by special exception, variance or use by right.
(2) 
The application for a use certificate must include a statement of the intended use and any existing use of the structure or land. The certificate continues in effect as long as the use of the structure or land for which it is granted conforms to this chapter.
(3) 
Prior to final approval of a use certificate by the Township Zoning Officer, the property shall be in compliance with the current International Property Maintenance standards.
C. 
Zoning permits. It shall be unlawful for any person to build or construct any of the following without first having obtained a zoning permit therefor, the fee for which shall be determined by resolution:
[Added 12-14-2016 by Ord. No. 2016-02]
(1) 
Sheds, detached garages and/or unattached carports less than 1,000 square feet.
(2) 
Fences up to six feet in height.
(3) 
Retaining walls, as defined by the Pennsylvania Uniform Construction Code Act and the regulations promulgated thereunder, as amended from time to time, up to four feet in height.
(4) 
Sidewalks and curbing.
(5) 
Walkways other than sidewalks.
(6) 
Driveways.
(7) 
Patios and porches with no roof or walls.
(8) 
Decks not more than 30 inches above grade.
(9) 
Temporary business signs.
(10) 
Permanent outdoor residential firepits and associated impervious seating areas, provided that such structures shall require review and approval by the Township Fire Department.
D. 
Compliance with Township Zoning and Stormwater Township Ordinance. No building permit or zoning permit shall be issued by the Township unless such structure, project or other regulated activity proposed shall meet all applicable requirements for the same as set forth in the Township Zoning Ordinance, as amended, and the Township Stormwater Management Ordinance, as amended.[1]
[Added 12-14-2016 by Ord. No. 2016-02]
[1]
Editor's Note: See Ch. 265, Stormwater Management.
A. 
Appointment and powers of Zoning Officer.
(1) 
For the administration of this chapter, a Zoning Officer, who shall not hold any elective office in the Township, shall be appointed.
(2) 
The Zoning Officer shall meet the qualifications established by the Township and shall be able to demonstrate to the satisfaction of the Township a working knowledge of municipal zoning.
(3) 
The Zoning Officer 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 that does not conform to this chapter.
(4) 
The Zoning Officer is hereby authorized to institute civil enforcement proceedings as a means of enforcement when acting within the scope of his employment.
B. 
Forms. The Zoning Officer must provide a form or forms prepared by the Township Solicitor or other Township officer for:
(1) 
Building permits.
(2) 
Special exceptions.
(3) 
Use certificates.
(4) 
Appeals.
(5) 
Variances.
(6) 
Registration of nonconforming uses and nonconforming structures.
C. 
Transmittal of papers. After receipt of an application for a special exception, variance or a notice of interpretation or appeal, the Zoning Officer must transmit to the Planning Commission and Zoning Hearing Board prior to their next regular meetings an agenda noting all upcoming cases. Copies of all papers constituting the record of the special exception, variance or appeal applications will be made available at the scheduled public meetings.
D. 
Action on building permits.
(1) 
Within 30 business days after receipt of an application for a commercial building permit, the Zoning Officer must grant or refuse the permit in whole or in part.
(2) 
Within 15 days after the receipt of an application for a residential building permit, the Zoning Officer must grant or refuse the permit in whole or in part.
(3) 
The Zoning Officer and the applicant may agree in writing to extend the deadline a specific number of days.
(4) 
If the application conforms to the applicable requirements of the building permit ordinance and this chapter, the Zoning Officer must grant a permit. If the permit is not granted, he must state in writing the grounds of his refusal.
E. 
Action on use certificates. Within 10 working days, after site inspection scheduled, after receipt of an application for a use certificate, the Zoning Officer must grant or refuse the certificate. If the specifications and intended use conform in all respects with the provisions of this chapter, he must issue a certificate to that effect. Otherwise, he must state in writing the grounds of his refusal.
F. 
Enforcement. Upon determining that a violation of any of the provisions of this chapter exists, the Zoning Officer must serve notice on the person committing or permitting the same that a violation of this chapter exists and must be abated within 10 days or such other time that the Zoning Officer deems appropriate under the circumstances, not to exceed 30 days. Notice shall be in writing and be sent by ordinary and certified mail, return receipt requested. The Zoning Officer may, in lieu of mailed notice, give personal notice by delivery to the owner and/or occupier of the premises. If the violation is not abated within the time set by the Zoning Officer, he should refer the matter to the Solicitor for assistance in taking appropriate action. This may include directing the Zoning Officer to file an appropriate civil or criminal summary action before the local magisterial district judge or such civil actions in law or equity as deemed necessary to enforce the provisions of the chapter.
G. 
Enforcement notice.
(1) 
If it appears to the Township that a violation of this article has occurred, the Township shall initiate enforcement proceedings by sending an enforcement notice as provided in this section.
(2) 
The enforcement notice shall be sent to the owner of record of the parcel on which the violation has occurred, 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.
(3) 
An enforcement notice shall state at least the following:
(a) 
The name of the owner of record and any other person against whom the Township intends to take action.
(b) 
The location of the property in question.
(c) 
The specific violation with a description of the requirements that have not been met, citing in each instance the applicable provisions of this chapter.
(d) 
The date before which the steps for compliance must be commenced and the date before which the steps must be completed.
(e) 
The recipient of the notice has the right to appeal to the Zoning Hearing Board within a period of 10 days from receipt thereof by filing a notice of appeal to the Zoning Hearing Board.
(f) 
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 clearly described.
(4) 
In an appeal of an enforcement notice to the Zoning Hearing Board, the Township shall have the responsibility of presenting its evidence first.
(5) 
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 party's favor.
H. 
Records.
(1) 
The Zoning Officer must keep a record of:
(a) 
All applications for building permits; use certificates; special exceptions, variances and appeals and all actions taken on them, together with any conditions imposed by the Zoning Hearing Board.
(b) 
All complaints of violations of provisions of this chapter and the action taken on them.
(c) 
All plans submitted.
(d) 
Nonconforming uses and nonconforming structures.
(2) 
All such records and plans shall be available for public inspection.
I. 
Reports. At requested intervals, the Zoning Officer must report to the Board of Commissioners:
(1) 
The number of building permits and use certificates issued.
(2) 
The number of complaints of violations received and the action taken on these complaints.
The Board of Commissioners 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 Pennsylvania Municipalities Planning Code pursuant to provisions of § 702 of the MPC, 53 P.S. § 10702.
B. 
All applications pursuant to § 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 §§ 609.1 and 961(a) of the MPC, 53 P.S. §§ 10609 and 10961.
E. 
All petitions for amendments to land use ordinances, pursuant to the procedures set forth in § 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 and stormwater management insofar as the same relates to applications for land development under Articles V and VII of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10501 et seq., and § 10701 et seq. 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. Where the applicable land use ordinance vests jurisdiction for final administration of subdivision and land development applications in the Planning Commission, all appeals from determinations under this subsection shall be to the Planning Commission, and all appeals from the decision of the Planning Commission shall be to court.
Any person aggrieved or affected by provisions of this chapter or a decision of the Zoning Officer may appeal in the manner set forth in the Pennsylvania Municipalities Planning Code, Act 247, as amended.
Appeals raising the substantive validity of any land use ordinance (except those to be brought before the Board of Commissioners pursuant to the Pennsylvania Municipalities Code), procedural questions or alleged defects in the process of enactment or adoption of a land use ordinance; or 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; or 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; 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 and stormwater management insofar as the same relate 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.
A. 
A building permit or other permit or authorization issued or approved in violation of the provisions of this chapter is void without the necessity of any proceedings for revocation.
B. 
Any work undertaken or use established pursuant to such a permit or other authorization is unlawful. No action may be taken by a board, agency or employee of the Township purporting to validate such a violation.
In case 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 Commissioners or, with the approval of the Board of Commissioners, an officer of the Township, or any aggrieved owner or tenant of real property who shows that his property or person will be substantially affected by the alleged violation, in addition to other remedies, may institute any 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. When any such action is instituted by a landowner or tenant, notice of that action shall be served upon the Township at least 30 days prior to the time the action is begun by serving a copy of the complaint on the Board of Commissioners. No such action may be maintained until such notice has been given.
A. 
Any person, partnership or corporation who or which has 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 Township, pay a judgment of not more than $500 plus all court costs, including reasonable attorney's fees incurred by the Township as a result thereof. No judgment shall commence or be imposed, levied or 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 Township may enforce the judgment pursuant to the applicable rules of civil procedure. Each day that a violation continues shall constitute a separate violation, unless the Magisterial District Judge determining that there has been a violation further determines that there was a good faith basis for the person, partnership or corporation 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.
B. 
The court of common pleas, upon petition, may grant an order of stay, upon cause shown, tolling the per-diem fine pending a final adjudication of the violation and judgment.
C. 
Nothing contained in this section shall be construed or interpreted to grant to any person or entity other than the Township the right to commence any action for enforcement pursuant to this section.
D. 
Magisterial district judges shall have initial jurisdiction over proceedings brought under this section.
A. 
The Board of Commissioners may from time to time amend, supplement or repeal any of the regulations and provisions in this chapter.
B. 
Public hearing(s). Before voting on the enactment of an amendment, the Board of Commissioners shall hold a public hearing thereon, pursuant to public notice. In the case of an amendment other than that prepared by the Township Planning Commission, the Board of Commissioners shall submit each amendment to the Township Planning Commission at least 30 days prior to the hearing on such proposed amendment to provide the Township Planning Commission an opportunity to submit recommendations.
C. 
County Planning Commission review. At least 30 days prior to the hearing on any amendment by the Board of Commissioners, the Township shall submit the proposed amendment to the County Planning Commission for recommendations.
D. 
Amendments involving Zoning Map changes. If the proposed amendment involves a Zoning Map change, notice of the required hearing shall be conspicuously posted by the Township along the perimeter of the parcel to notify potentially interested citizens. The affected parcel or area shall be posted at least one week prior to the date of the hearing.
E. 
Enactment of amendments.
(1) 
Proposed amendments shall not be enacted unless notice of proposed enactment is given in the manner set forth in this section and shall include the time and place of the meeting at which passage will be considered, a reference to a place within the Township where copies of the proposed amendment may be examined without charge or obtained for a charge not greater than the cost thereof.
(2) 
The Township shall publish the proposed amendment once each week for two consecutive weeks in one newspaper of general circulation in the Township not more than 60 days nor less than seven days prior to passage. Publication of the proposed amendment shall include either the full text thereof or the title and a brief summary, prepared by the Township Solicitor and setting forth all the provisions in reasonable detail. If the full text is not advertised, then:
(a) 
A copy thereof shall be supplied to the newspaper in general circulation in the Township at the time the public notice is published.
(b) 
An attested copy of the proposed ordinance shall be filed in the County Law Library or other county office designated by the County Commissioners, who may impose a fee no greater than necessary to cover the actual costs of storing the ordinance.
(3) 
In the event substantial amendments are made in the proposed amendment, before voting upon enactment, readvertise in one newspaper of general circulation in the Township a brief summary setting forth all the provisions in reasonable detail together with a summary of the amendments.
(4) 
Within 30 days after enactment of any amendment to this chapter, a copy of the amendment shall be forwarded to the County Planning Commission.
A. 
A landowner who desires to challenge on substantive grounds the validity of this chapter or the Zoning Map or any provision thereof which prohibits or restricts the use or development of land in which he has an interest may submit a curative amendment to the Board of Commissioners with a written request that his challenge and proposed amendment be heard and decided as provided in § 916.1 of the Pennsylvania Municipalities Planning Code (hereinafter "MPC"), 53 P.S. § 10916.1. The curative amendment and challenge shall be referred to the Planning Commission and the County planning agency as provided in § 609, and notice of the hearing thereon shall be given as provided in §§ 610 and 916.1 of the MPC, see 53 P.S. §§ 10609, 10610 and 10916.1.
B. 
The hearing shall be conducted in accordance with § 908 of the MPC, 53 P.S. § 10908, and all references therein to the Zoning Hearing Board shall, for purposes of this section, be references to the Board of Commissioners. If the Township does not accept a landowner's curative amendment brought in accordance with this subsection and a court subsequently rules that the challenge has merit, the court's decision shall not result in a declaration of invalidity for this entire chapter and Zoning Map, but only for those provisions that specifically relate to the landowner's curative amendment and challenge.
C. 
The Board of Commissioners, if it determines that a validity challenge has merit, may accept a landowner's curative amendment, with or without revision, or may adopt an alternative amendment, which will cure the challenged defects. The Board of Commissioners shall consider the curative amendments, plans and explanatory material submitted by the landowner and shall also consider:
(1) 
The impact of the proposal upon roads, sewer facilities, water supplies, schools and other public service facilities.
(2) 
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 this chapter or Zoning Map.
(3) 
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.
(4) 
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.
(5) 
The impact of the proposal on the preservation of agriculture and other land uses which are essential to public health and welfare.
A. 
If the Township determines that this chapter or any portion hereof is substantially invalid, it shall take the following actions:
(1) 
The Township shall declare, by formal action, this chapter or portions hereof substantially invalid and propose to prepare a curative amendment to overcome such invalidity. Within 30 days of such declaration and proposal the Board of Commissioners shall:
(a) 
By resolution, make specific findings setting forth the declared invalidity of this chapter, which may include:
[1] 
References to specific uses which are either not permitted or not permitted in sufficient quantity.
[2] 
Reference to a class of use or uses that requires revision.
[3] 
Reference to this entire chapter that requires revisions.
(b) 
Begin to prepare and consider a curative amendment to this chapter to correct the declared invalidity.
B. 
Within 180 days from the date of the declaration and proposal, the Township shall enact a curative amendment to validate or reaffirm the validity of this chapter pursuant to the provisions of § 609 of the Pennsylvania Municipalities Planning Code (hereinafter "MPC"), 53 P.S. § 10609, in order to cure the declared invalidity of this chapter.
The Board of Commissioners must set fees for all applications, permits or appeals provided for by this chapter to defray the costs of advertising, mailing notices, processing, inspecting and copying applications, permits and use certificates. The fee schedule shall be available through the Township Manager or Zoning Officer for inspection.