Township of Union, PA Administration and Enforcement

No person shall erect, alter, convert, move or add to any building, structure or sign or alter the use of any land or structure until the Zoning Officer issues a zoning permit to the person/applicant for said change or construction. No zoning permit is required for normal maintenance and repairs, except as may be required in the instance of maintenance and repairs that result in replacement of wireless communication facilities, antennas, equipment and towers.

[Amended 8-19-2013 by Ord. No. 2013-05]

A zoning permit for a permitted use may be issued by the Zoning Officer. A zoning permit for a use requiring a special exception or variance shall be issued by the. Zoning Officer only upon the written order and consent of the Zoning Hearing Board after all hearing procedures. An application for a special exception or variance, or for interpretation of any part or provision of this chapter, shall be made to the Zoning Hearing Board on forms which may be obtained from the Township Secretary. Any use permitted by right or by special exception that is subject to any conditional uses requires the filing of a separate application to the Board of Supervisors regarding those applicable provisions of this chapter which may apply to the use.

All applications shall be made in writing and shall be accompanied by four sets of plans indicating or illustrating the following information, if applicable:

Actual dimensions and shape of the lot to be built upon, prepared by a licensed surveyor or engineer.

The exact size and location on the lot of buildings, structures or signs existing and/or proposed extensions thereto, prepared by a licensed surveyor or engineer.

(c)

The number of dwelling units, if applicable.

(d)

Parking spaces provided and/or loading facilities.

(e)

Statement indicating the existing or proposed use.

(f)

Height of structure, building or sign.

(g)

All other information necessary for such Zoning Officer to determine conformance with and provide for enforcement of this chapter.

(h)

Sign information.

[1]

A detailed scaled drawing of the signs, showing intended location and stating how they shall be affixed.

[2]

A statement indicating the type of construction and the manner of installation for signs, together with the materials to be used.

[3]

A written agreement that the applicant is the owner of the premises on which the sign will be erected or that the applicant has obtained the consent of the owner or lessee of such premises to erect such sign.

[4]

A written agreement that the sign shall be erected according to the accompanying plans and specifications.

One copy of the plans shall be returned to the applicant by the Zoning Officer after he shall have marked such copies either as "approval" or "disapproval" and attested to the same by his signature on such copy. One copy of such plans shall be retained by the Zoning Officer for his permanent records, and two copies shall be retained by the Board of Supervisors.

Approval or denial of the requested zoning permit shall be made not later than 30 days from the date of application. In denying a zoning application, the Zoning/Code Enforcement Officer shall inform the applicant of the reasons for denial and specify the provision(s) of this chapter which have not been satisfied. Applicants shall be informed of their rights of appeal.

Zoning permits shall expire within six months from date of issuance, if the work described in any permit has not begun. If work described in any zoning permit has begun, said permit shall expire after one year, exclusive of any time required for administration and permitting, from date of issuance thereof, within which time said work shall be completed.

Certificate of use and occupancy.

A certificate of use and occupancy shall be required upon the completion of the work authorized. It shall be unlawful to use and/or occupy any structure, building and/or portions thereof in any manner until a certificate of use and occupancy has been issued by the Zoning Officer.

The application for certificate of use and occupancy shall be submitted on such form as the Zoning Officer may prescribe.

The Zoning Officer shall inspect any structure, building, sign, and/or land or portions thereof and shall determine the conformity therewith. If satisfied that the completed work is in conformity with this chapter and with the work listed in the zoning permit, a certificate of use and occupancy shall be issued.

A certificate of use and occupancy shall be granted or refused, in writing, within 10 days from the date of application.

In zones in which performance standards are imposed, no certificate of occupancy shall become permanent until 30 days after the facility is fully operating and only after, upon reinspection by the Zoning Officer, it is determined that the facility is in compliance with the zoning performance standards. After said reinspection, the Zoning Officer shall notify the applicant that the facility is in full compliance with all performance standards and that the certificate of use and occupancy is permanent or that the facility does not comply and that the certificate of use and occupancy is still temporary. In no case shall a temporary certificate of use and occupancy extend 90 days past the date of reinspection.

Certificate of nonconforming use or structure.

The owner of the premises occupied by a lawful nonconforming use or structure may secure a certificate of nonconforming use or structure from the Zoning/Code Enforcement Officer.

Such certificate shall be authorized by the Zoning Officer and shall certify to the owner his right to continue such nonconforming use or structure.

§ 200-145 Zoning Officer.

Appointment.

The Zoning Officer shall be appointed by the Board of Supervisors and shall not hold any elective office that conflicts with his or her normal duties.

The Zoning Officer or staff shall continue to serve the Township until such time as the Board of Supervisors declares otherwise.

Duties and powers. It shall be the duty of the Zoning Officer to enforce literally the provisions of this chapter, as amended, and shall have such duties and powers as are conferred by this chapter and as are reasonably implied for that purpose. The Zoning Officer's duties shall include but are not limited to the following:

Receive applications for and issue zoning permits and sign permits as permitted by the terms of this chapter.

Keep an official record of all business and activities, including written complaints of a violation of any of the provisions of this chapter and of the action taken consequent to each such complaint. All such records shall be open to public inspection. File copies of all applications received, permits issued, and reports and inspections made in connection with any structure, building, sign and/or land shall be retained as long as the structures, etc., remain in existence.

Make inspections as required to fulfill his duties. He shall have the right to enter any building or structure or enter upon any land at any reasonable hour in the course of his duties.

Issue permits for special exception uses, conditional uses and for variances only after such uses and/or buildings have been approved by the Zoning Hearing Board or governing body in accordance with the regulations of this chapter.

Issue certificates of use and occupancy in accordance with the terms of this chapter.

Perform such other duties as may be required for the administration of this chapter.

Notice of violations. The Zoning Officer shall serve a notice of violation on any person, firm, corporation, or partnership responsible for violating any of the provisions of this chapter, or in violation of a detailed statement or a plan approved thereunder. Notice of violation shall be in writing, indicating the nature of the violation and action necessary to correct same. If the notice of violation is not complied with, the Zoning Officer is hereby authorized to file a complaint with the District Justice located closest to the site of the alleged violation.

§ 200-146 Zoning Hearing Board.

Creation and membership.

The Township Supervisors hereby create a Zoning Hearing Board, herein referred to as the "Board," consisting of residents of the Township, appointed by the Township Supervisors pursuant to the Pennsylvania Municipalities Planning Code, as amended, who shall be appointed and serve and shall perform all the duties and have all the powers as prescribed by said Municipalities Planning Code and this chapter.

The Township Supervisors may appoint alternate members of the Board pursuant to the provisions of the Municipalities Planning Code, as amended. The alternate members may serve as provided in said Code.

Organization.

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 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 § 200-147. The Board may make, alter, and rescind rules and forms for its procedures, consistent with the chapters of the Township and laws of the state. Meetings shall be held at the call of the Chairman and at such other times as the Board may determine.

All meetings of the Board shall be open to the public. The Board shall keep full public records of its business which records shall be the property of the Township.

All transcripts, exhibits, briefs, and proceedings shall be submitted to the Township at the conclusion of the decision and order, at which time a member of the ZHB shall appear before the Board of Supervisors to provide a report of the Board's activities.

Expenditures and compensation. 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 Zoning Hearing 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.

Procedures for application. The Board shall act in strict accordance with the procedures specified by the Pennsylvania Municipalities Planning Code, as amended, and as it may be amended, and by this chapter. All appeals and applications made to the Board shall be in writing, on forms prescribed by the Board. Every appeal or application shall refer to the specific provision of the ordinance involved and shall exactly set forth the interpretation that is claimed, the grounds for any challenges to validity of the ordinance, the use for which a special permit is sought, or the details of the variance that is applied for and the grounds on which it is claimed that the variance should be granted, as the case may be. In all matters appellant shall be accompanied by plans with a level of detail that would be required for the preliminary plan approval process. In all cases, the Zoning Hearing Board shall request the Board of Supervisors and Planning Commission to review and comment on the application prior to rendering a decision.

§ 200-147 Functions of the Zoning Hearing Board.

The Zoning Hearing Board shall have the functions authorized in the Pennsylvania Municipalities Planning Code, as amended. The jurisdiction of the Zoning Hearing Board and the Township Supervisors, and the procedures to be followed by each, shall be as established in said Code.

Variances. The Board shall hear requests for variances where it is alleged that the provisions of this chapter inflict unnecessary hardship upon the applicant.

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, as amended.

The Board may, by rule, prescribe the form of application and may require preliminary application to the Zoning Officer.

In all cases, the Zoning Hearing Board shall request the Board of Supervisors and Planning Commission to review and comment on the application prior to rendering a decision.

The Board may grant a variance, provided that all the following findings are made where relevant in a given case, provided that the ZHB written decision addresses the following findings as are relevant in a given case:

That 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 condition and not circumstances or conditions generally created by the provisions of this chapter in the neighborhood or district in which the property is located, and that the hardship is due to the fact that the development can not be located on another part of the property.

That, 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)

That such unnecessary hardship has not been created by the appellant.

(d)

That 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)

That the variance as granted by the Board is the minimum variance that will afford relief and will represent the least modification possible of the regulation in issue.

The Zoning. Hearing Board shall document findings of fact and conclusions of law pertaining to § 200-147A(4)(a) through (e).

The approval of a variance, if authorized by the Board, which anticipates construction or modification of a structure or creation of new or revised lot lines or dimensional standards for a property or structure situated thereon shall be valid and remain in effect for a term of one year from the date of said approval and shall thereafter expire and be void, unless said construction, modification, new or revised lot lines or dimensional standards or change of use or occupancy be initiated within said one-year term or said term is expressly extended as part of the initial approval. In the event that the activity anticipated by the variance should not be initiated within one year of the approval or such additional term as may be expressed in the approval, or should the activity which is the subject of the variance be discontinued, the premises or structure or structures situated thereon shall not thereafter be used except in conformity with the regulations of the district in which it is located.

Special exceptions. The Board shall hear and decide, upon application, only such special exceptions which the Board by the provisions of this chapter is specifically authorized to issue.

In all cases, the Zoning Hearing Board shall obtain and consider as evidence comments submitted by the Board of Supervisors and the Planning Commission prior to rendering a decision. The granting of a special exception when specifically authorized by the terms of this chapter shall be subject to compliance with the conditions and safeguards required by this chapter in the District in question, and the supplemental regulations, and as evidenced by the applicants plans that are submitted with the application with the same level of detail as what would be required for the preliminary plan approval process to address the following standards and criteria. The ZHB in its written decision shall document and present findings of fact and conclusions of law indicating that the applicant for a special exception has demonstrated, as a condition to approval of his application, compliance with these criteria and those criteria specified elsewhere in this chapter for the use in question.

Such use shall be one which is specifically authorized as a special exception use in the zoning district wherein the applicant seeks a special exception.

Such special exception shall only be granted subject to any applicable condition and safeguards as required by this chapter.

(c)

Such use shall be of a development scale or intensity if use that would not adversely affect the character of the general neighborhood or be incompatible with adjacent properties in the general neighborhood.

(d)

Such use shall not adversely affect the conservation of property values.

(e)

Such use shall not adversely affect the health and safety of residents or workers.

(f)

Such use shall not adversely impact the general neighborhood relative to problems such as air pollution, light pollution, noise, soil erosion, sedimentation, stormwater and flooding.

(g)

Such use shall be of such size and so located and laid out in relation to its access streets that vehicular and pedestrian traffic to and from such use will not create congestion or hazards prejudicial to the general neighborhood, and shall be serviceable by emergency service providers.

(h)

Such use shall not increase the vehicular traffic more than 10% on the access streets.

(i)

Such use shall not degrade the street system to a Level of Service (LOS) worse than LOS — "C."

(j)

Such use shall be compatible with the building sizes, heights, and massing of other buildings in the general neighborhood.

(k)

Such use will include proposals for landscaping and buffering to mitigate any adverse impacts.

(l)

Services and utilities (water and sewer) shall be made available to adequately service the proposed use by the applicant, and-the applicant shall provide "will serve" letters for the proposed water and sewer systems from the Municipal Authority, or suitability letters from certified professionals for on-site sewer and water.

(m)

Such use will include a back-up replacement area for on-lot sewage disposal systems.

(n)

Such use shall not result in the extreme removal of natural site conditions.

(o)

The granting of the special exception shall be consistent with the Southern Berks Regional Comprehensive Plan.

(p)

In granting the special exception, the Zoning Hearing Board shall make a finding of fact that the use is no greater in impact than the impact that would normally result from other similar uses.

The approval of a special exception, if authorized by the Board, which anticipates construction or modification of a structure or creation of new or revised lot lines or dimensional standards for a property or structure situated thereon shall be valid and remain in effect for a term of one year from the date of said approval and shall thereafter expire and be void, unless said construction, modification, new or revised lot lines or dimensional standards or change of use or occupancy be initiated within said one-year term or said term is expressly extended as part of the initial approval. In the event that the activity anticipated by the special exception should not be initiated within one year of the approval or such additional term as may be expressed in the approval, or should the activity which is the subject of the special exception be discontinued, the premises or structure or structures situated thereon shall not thereafter be used except in conformity with the regulations of the district in which it is located.

In granting a special exception, the Board may attach such reasonable conditions and safeguards, in addition to those expressed in this chapter, as it may deem necessary to implement the purposes of this chapter and the Pennsylvania Municipalities Planning Code, as amended.

When application for a special exception has been filed with the Zoning Hearing Board and the subject matter of such application would ultimately constitute either a land development or a subdivision, no change or amendment of the zoning, subdivision or other governing ordinance or plans shall affect the decision on such application adversely to the applicant, and the applicant shall be entitled to a decision in accordance with the provisions of the governing ordinances or plans as they stood at the time the application was duly filed; provided, further, that should such an application be approved-by the Zoning Hearing Board, the applicant shall be entitled to proceed with the submission of either land development or subdivision plans within a period of six months or longer as may be approved by the Zoning Hearing Board following the date of such approval in accordance with the provisions of the governing ordinances or plans as they stood at the time the application was duly filed with the Zoning Hearing Board. If either a land development or subdivision plan is so filed within said period, such plan shall be subject to the provisions of § 508 of the Municipalities Planning Code, and the time limitations thereof shall commence as of the date of filing of such land development or subdivision plan.

§ 200-148 Hearing procedures; public notice.

Public notice as defined by law and written notice shall be given to the public, the applicant, adjoining property owners of the applicant property, the Zoning Officer, such other persons as the Township Supervisors shall designate by ordinance and to any person who has made timely request for the same. Written notices shall be given at such time and in such manner as shall be prescribed by ordinance or, in the absence of ordinance provision, by rules of the Board. In addition to the written notice provided herein, notice of said hearing shall be conspicuously posted on the affected tract of land at least one week prior to the hearing and should remain during the tenure of the hearing.

The Township Supervisors may prescribe reasonable fees consistent with the Pennsylvania Municipalities Planning Code (Act 247), as amended.

The hearing shall be commenced within 60 days from the date of the receipt of applicant's application, unless the applicant has agreed in writing to an extension of time. Each subsequent hearing shall be held within 45 days of the prior hearing, unless otherwise agreed to by the applicant in writing or on the record. An applicant shall complete the presentation of his case-in-chief within 100 days of the first hearing. Upon the request of the applicant, the Board shall assure that the applicant receives at least seven hours of hearings within the 100 days, including the first hearing. Persons opposed to the application shall complete the presentation of their opposition to the application within 100 days of the first hearing held after the completion of the applicant's case-in-chief. An applicant may, upon request, be granted additional hearings to complete his case-in-chief, provided the persons opposed to the application are granted an equal number of additional hearings. Persons opposed to the application may, upon the written consent or consent on the record by the applicant and municipality, be granted additional hearings to complete their opposition to the application, provided the applicant is granted an equal number of additional hearings for rebuttal.

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.

In all cases, 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.

The Chairman or Acting Chairman of the Board or the hearing officer presiding shall have the 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.

The parties shall have the right to be represented by counsel. All such representation shall be confirmed on the record, and all statements presented on behalf of said party shall be binding for the purposes of administration and enforcement. All parties shall be afforded the opportunity to respond and present evidence and argument and cross-examine adverse witnesses on all relevant issues.

Formal rules of evidence shall not apply, but irrelevant, immaterial, or unduly repetitious evidence may be excluded.

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 from 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.

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 his/her/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 representatives unless all parties are given an opportunity to be present.

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. Each decision shall be accompanied by findings of fact and conclusions based thereon together with the reasons therefore. Conclusions based on any provisions of this chapter or of any 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 the 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 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 § 200-148A of this section. If the Board shall fail to provide such notice, the applicant may do so. Nothing in the subsection shall prejudice the right of any party opposing the application to appeal the decision to a court of competent jurisdiction.

A copy of the final decision 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.

§ 200-149 Amendments.

Initiation of amendments. Proposals for amendment, supplement, change, rezoning, modification or repeal may be initiated by the Board of Supervisors on its own motion, by the Township Planning Commission or by request of owners of property, subject to the following provisions:

Proposals initiated by the Board of Supervisors. The Board of Supervisors shall refer to every proposed amendment, supplement, change, modification, rezoning or repeal originated by it to the Township Planning Commission at least 30 days prior to the hearing on said proposal. The Planning Commission shall submit to the Board of Supervisors a report containing the Commission's recommendations, including any additional or modifications to the original proposal.

Proposal originated by the Township Planning Commission. The Township Planning Commission may at any time transmit to the Board of Supervisors any proposal for the amendment, supplement, change, rezoning, modification, or repeal of this chapter.

Proposals initiated by others. In the case of amendment, supplement, change, modification, or rezoning proposed by other than the Board of Supervisors or Township Planning Commission, such proposal shall, be submitted to the Supervisors, together with any application forms or fees as may be required by the Supervisors. Such proposal shall be referred to the Township Planning Commission for review and recommendation at least 30 days prior to the hearing on the proposal.

Referral to County Planning Agency. At least 30 days prior to the hearing on the proposed ordinance amendment, rezoning, modification, change, or supplement, the Board of Supervisors shall submit the proposal to the County Planning Agency for its recommendations.

Hearings.

Before voting on the enactment of an amendment, the Board of Supervisors shall hold a public hearing thereon pursuant to public notice. No such amendment shall become effective until such hearing, at which parties in interest and citizens shall have an opportunity to be heard.

If, after any public hearing held on an amendment, the proposed amendment is substantially revised, or further revised, the Board of Supervisors shall hold another public hearing, pursuant to public notice, before proceeding to vote on the amendment.

Public notice, as defined in the Pennsylvania Municipalities Planning Code, Act 247, as amended, shall be given of the time, place, and the general nature of such hearing and shall be published in a newspaper of general circulation in the Township. Public notices of proposed zoning ordinances and amendments shall include either the full text thereof or a brief summary setting forth the principal provisions in reasonable detail, and a reference to a place where copies of the proposed ordinance or amendment may be examined.

Post enactment procedures.

After enactment, if the advertisement of a zoning ordinance amendment is required by other laws respecting the advertisement of ordinances, such advertisement may consist solely of a reference to the place or places within the Township where copies of the amendment are available for examination without charge or may be obtained for a charge not greater than the cost thereof.

Amendments may be incorporated into official ordinance books by reference with the same force and effect as if duly reported therein.

Within 30 days of enactment, the Township shall forward an endorsed copy of the amendment to the Berks County Planning Commission.

§ 200-150 Curative amendments.

Procedure for landowner curative amendments.

A landowner who desires to challenge on substantive grounds the validity of this chapter 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 Supervisors with a written request that his challenge and proposed amendment be heard and decided as provided in §§ 609.1, 908, and 916.1 of the Municipalities Planning Code (Act 247, as amended).

The Board of Supervisors shall commence a hearing thereon within 60 days of the request unless the landowner requests or consents to an extension of time.

The curative amendment shall be referred to the Township Planning Commission and County Planning Commission at least 30 days prior to the hearing to provide both agencies with an opportunity to submit recommendations.

The hearing shall be conducted in accordance with procedures established in § 609.1 of Act 247, as amended.

Within 30 days of enactment of a curative amendment, the Township shall forward an endorsed copy of the ordinance/amendment to the Berks County Planning Commission.

Procedure for municipal curative amendments.

Pursuant to § 609.2 of Act 247, as amended, the Township, by formal action, may declare this chapter or portions thereof substantively invalid and propose the preparation of a curative amendment to overcome such invalidity. Within 30 days the Board of Supervisors shall:

By resolution, make specific findings setting forth the declared invalidity in this chapter. This may include references to specific uses which are either not permitted or not permitted in sufficient quantity; reference to a class of uses which require revision; or reference to the entire chapter which requires revision.

Begin to prepare and consider a curative amendment to correct the declared invalidity.

Within 180 days from the date of the declaration and proposal, the Township shall enact a curative amendment to this chapter or reaffirm the validity of this chapter. The established procedures required, by Section 609 of Act 247, as amended, shall govern the process of enactment of the curative amendment.

Following the date of enactment of a curative amendment, or reaffirmation of this chapter, the Township may not again utilize the curative amendment procedure for a thirty-six-month period.

If, after the date of declaration and proposal, there is a substantially new duty or obligation imposed on the Township by statute or 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.

Within 30 days of enactment, the Township shall forward an endorsed copy of the chapter/amendment to the Berks County Planning Commission.

§ 200-151 Conditional uses.

Four copies of an application for permission to conduct a use permitted by condition shall be submitted to the Township Secretary. Such application shall include: (1) all information specified for a zoning permit application; (2) any other information necessary to allow the Township Board of Supervisors to determine that all requirements of this chapter have been met; and (3) four copies of detailed plans with information with the level of detail required under the preliminary plan requirements. The applicant shall be responsible for all pertinent costs incurred for the review of the application.

After receiving an application, the Board of Supervisors shall refer one copy of the application to the Township Planning Commission for its review and one copy to the Township Zoning Officer for his review.

The application shall be reviewed at one or more advertised meetings of the Township Board of Supervisors.

Conditional uses shall meet the specific standard established for each use by this chapter and all other applicable zoning district requirements and general regulations established by this chapter. In addition, the following standards shall be met:

The use shall be one which is specifically authorized as a conditional use in the zoning district wherein the applicant is seeking a conditional use.

The use conforms to the spirit, purposes and intent of all other applicable provisions of all other Township ordinances.

The use conforms to all pertinent state and federal laws, regulations and requirements.

The use is appropriate to the site in question.

Such use shall be of a development scale or intensity of use that would not adversely affect the character of the general neighborhood or be incompatible with adjacent properties in the general neighborhood.