Township of North Strabane, PA Part 19 ADMINISTRATION AND ENFORCEMENT

§ 27-1900 Zoning Officer Powers and Duties.

[Ord. No. 376, 7/24/2018]

1. The provisions of this chapter shall be administered and enforced by a Zoning Officer, who shall be appointed by the Board of Supervisors. The Zoning Officer shall hold no elective office in the Township. 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.

2. The Zoning Officer shall have all the powers and duties conferred upon him by this chapter and the Pennsylvania Municipalities Planning Code. The Zoning Officer's duties shall include the following:

A. Receive and examine all applications for zoning certificates and certificates of occupancy.

B. Notify applications of any deficiencies in applications and request additional information.

C. Process applications for zoning certificates and certificates of occupancy for all permitted uses.

D. Receive applications for uses by special exception and variances and forward these applications to the Zoning Hearing Board for action prior to considering issuance of zoning certificates or certificates of occupancy for the proposed use.

E. Receive applications for conditional uses and forward these applications to the Planning Commission and Board of Supervisors for recommendation and action prior to considering issuance of zoning certificates or certificate of occupancy for the proposed use.

F. Issue permits only where there is compliance with the provisions of this chapter, with other Township ordinances and with the laws of the commonwealth.

G. Issue denials of zoning certificates or certificates of occupancy and refer any appeal of the denial to the Zoning Hearing Board for action thereon.

H. Conduct inspections and surveys to determine compliance or noncompliance with this chapter.

I. Issue notices of violation in accordance with the requirements of § 27-1901 below.

J. With the approval of the Board of Supervisors, or when directed by the Board of Supervisors, institute, in the name of the Township, any appropriate action or proceeding to prevent unlawful erection, construction, reconstruction, alteration, repair, conversion, maintenance or use; to restrain, correct or abate such violation so as to prevent the occupancy or use of any building, structure or land; or to prevent any illegal act, conduct, business or use in or about such premises.

K. Revoke any order or permit issued under a mistake of fact or contrary to the law or the provisions of this chapter.

L. Record and file all applications for zoning certificates and certificates of occupancy, with accompanying plans and documents, and maintain those files as a public record.

M. Maintain the Official Zoning District Map for the Township.

N. Register nonconforming uses, structures and lots in accordance with § 27-1704 of this chapter.

O. Submit a monthly written report to the Board of Supervisors of all zoning certificates, certificates of occupancy, sign permits, temporary use permits and all notices of violation and orders issued.

P. Meet with the Planning Commission no less frequently than quarterly to advise the Commission regarding potential developments and to discuss any problems in administering this chapter and/or recommend amendments to this chapter.

§ 27-1901 Enforcement.

[Ord. No. 376, 7/24/2018]

1. Violations. Failure to comply with any provisions of this chapter; failure to secure a zoning certificate prior to the erection, construction, extension, structural alteration, addition or occupancy of a building or structure; or failure to secure a certificate of occupancy for the use or change of use or occupancy of structures or land shall be a violation of this chapter.

2. Enforcement Notice. The enforcement notice shall contain the following information:

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 violation.

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 steps for compliance must be commenced and the date before which the steps must be completed.

E. That the recipient of the notice has the right to appeal to the Zoning Hearing Board within a prescribed period of time in accordance with the procedures set forth in this chapter.

F. That failure to comply with the notice within the time specified, unless extended by appeal to the Zoning Hearing Board, constitutes a violation, with possible sanctions clearly described.

3. Enforcement Remedies.

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 be payable until the date of the determination of a violation by the District Justice. If the defendant neither pays nor timely appeals the judgment, the Township may enforce the judgment pursuant to the applicable rules of civil procedure.

B. Each day that a violation continues shall constitute a separate violation, unless the District Justice, determining that there has been a violation, further determines that there is a good-faith basis for the person, partnership or corporation violating this chapter to have believed that there is 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 District Justice, and thereafter each day that a violation continues shall constitute a separate violation. All judgments, costs and reasonable attorney's fees collected for the violation of this chapter shall be paid over to the Township.

C. 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.

D. Nothing contained in this subsection 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 subsection.

4. Causes of Action. In case any building or structure is erected, constructed, reconstructed, structurally altered, repaired, converted or maintained or any building or structure or land is used in violation of this chapter or of any other ordinance or regulation made under authority conferred hereby, the Board of Supervisors or, with approval of the Board of Supervisors, the Zoning Officer or other proper official, in addition to other remedies, may institute in the name of the Township any appropriate action or proceeding to prevent, restrain, correct or abate such unlawful erection, construction, reconstruction, structural alteration, repair, conversion, maintenance or use; to prevent the occupancy of any building, structure or land; or to prevent any illegal act, conduct, business or use that constitutes a violation.

§ 27-1902 Coordination with Other Township Requirements and Permits and State and Federal Requirements and Permits.

[Ord. No. 376, 7/24/2018]

In all cases, any application for a permit of any of the types described in this chapter shall be decided not only on the basis of compliance with this chapter but also on the basis of compliance with all other applicable Township ordinances and all other applicable rules and regulations of the various Township authorities and agencies that might be concerned, as well as state and federal requirements and permits.

§ 27-1903 Zoning Certificate Required.

[Ord. No. 376, 7/24/2018]

1. When Required.

A. No land use may be established or changed; no structure or building may be erected, constructed, reconstructed, structurally altered, razed or removed; and no building or structure may be used or occupied or the use changed until a zoning certificate has been obtained from the Zoning Officer.

B. In the instances where a building permit is required and applied for, a zoning certificate shall be prerequisite to issuance of the building permit. In those instances where no building permit is required, an application for a certificate of occupancy for a new or changed use of land or structure shall be accompanied by a zoning certificate.

C. In the case of a conditional use or use by special exception, the Zoning Officer shall refer the application to the Planning Commission and Board of Supervisors or to the Zoning Hearing Board, whichever is applicable, for a decision granting approval of the conditional use or use by special exception prerequisite to issuing a zoning certificate. Whenever the approval of a conditional use or use by special exception includes conditions attached to the approval, said conditions shall be incorporated into the zoning certificate.

D. In the case of a permitted use, the Zoning Officer shall not issue the zoning certificate unless and until all applicable regulations of this chapter have been met and, in the case of a use for which land development plan approval is required by the Township Subdivision and Land Development Ordinance,[1] unless and until final approval of the land development plan has been granted by the Board of Supervisors. Whenever final approval of a land development plan is subject to conditions, those conditions shall be incorporated into the zoning certificate.

[1] Editor's Note: See Ch. 22, Subdivision and Land Development.

2. Application for Zoning Certificate.

A. All applications for zoning certificates shall be made in writing by the owner or his authorized agent on a form furnished by the Township and shall include a statement of the intended use of the building and a property survey, both prepared in duplicate and drawn to scale, and copies of all required county, state and/or federal permits as approved by the appropriate agency and shall include the following information at a minimum:

(1) All applications for a proposed use that does not involve construction, alteration or enlargement of a principal or accessory structure shall include a property survey showing compliance with any applicable requirements for the proposed use, such as signage, parking, buffer areas and the like, as well as a narrative describing the proposed use and demonstrating compliance with all applicable criteria for approval, including but not limited to any express standards and criteria for a conditional use or use by special exception.

(2) All applications for a zoning certificate for a principal structure where construction is proposed shall be accompanied by two copies of a property survey, drawn to scale, showing: key location map; graphic scale; North arrow; closest intersecting public road; exact dimensions and total acreage of the lot(s) or parcel; zoning of lots and zoning of all abutting properties; exact location and exterior dimensions of the existing and proposed building(s) or other structure(s); exact location and area of all existing and proposed watercourses; drainage ways, rights-of-way and easements; exact location of existing and proposed driveways, streets and roads within, adjacent and opposite to the lot(s) or parcel; exact location of existing and proposed off-street parking, loading and pedestrian movement facilities; exact dimensions of front, side and rear yards for all principal and accessory uses; and any other additional data as may be deemed necessary and be requested by the Zoning Officer to determine compliance with this chapter.

(3) All applications for construction, alteration or enlargement of an accessory structure shall be accompanied by two copies of a plot plan showing the principal structure, the proposed location of the accessory structure, setbacks for the accessory structure, its relationship to the principal structure and all easements and rights-of-way on the property.

(4) The Zoning Officer may require an applicant to furnish a survey of the property by a Pennsylvania-registered land surveyor when complete and accurate information is not readily available from existing records.

(5) The Zoning Officer may require additional data to determine compliance with this chapter.

B. It shall be the duty of the Zoning Officer to review the application to determine if all necessary information has been submitted or to request more information of the applicant and Officially receive the application for review by the appropriate Township agencies.

C. All applications for a zoning certificate shall be accompanied by a fee, to be based upon the fee schedule of the Township, as provided for in § 27-1810 of this chapter.

D. Zoning Certificate. Upon approval of the application for a zoning certificate, one copy of the approved zoning certificate, with the approved application attached, shall be returned to the applicant. One copy of such zoning certificate shall be kept on file in the Township Office.

3. Denial of Zoning Certificate. In the event of a denial, the Zoning Officer shall state, in writing, the reason(s) for such denial, including the citation of the specific section(s) of this chapter or other pertinent ordinances that have not been met.

4. Inspection. The Zoning Officer, or his duly appointed representative, may make inspections on the property for which an application for a zoning certificate has been submitted, issued or completed.

5. Failure to Obtain Zoning Certificate. Failure to obtain a zoning certificate shall be a violation of this chapter and shall be subject to the enforcement remedies of § 27-1901 of this chapter.

§ 27-1904 Certificates of Occupancy.

[Ord. No. 376, 7/24/2018]

1. A certificate of occupancy indicating compliance with the provisions of this chapter shall be required prior to:

A. Occupancy of any structure following completion of construction, reconstruction or enlargement of the structure governed by an approved building permit.

B. Occupancy of any land or structure for which a building permit is not required.

C. A change in the use of an existing building, structure, water body or land area.

D. A change of a nonconforming use, building or structure authorized by the Zoning Hearing Board.

2. Application for Certificate of Occupancy.

A. A certificate of occupancy shall be required prior to the use and occupancy of any structure, building, water body or land area.

B. All requests for a certificate of occupancy shall be made in writing, on a form furnished by the Township, completed by the owner or other authorized agent, and shall include a statement that the use and/or construction authorized by the approved zoning certificate has been completed in compliance with all applicable requirements.

(1) It shall be the duty of the Zoning Officer to review the application to determine if all necessary information has been submitted, to request more information of the applicant and to officially receive the application.

(2) All applications for a certificate of occupancy shall be accompanied by a fee to be based upon the fee schedule of the Township, as provided for in § 27-1810 of this chapter.

C. Issuance of Certificate of Occupancy.

(1) Applications for a certificate of occupancy shall be reviewed by the Zoning Officer. The Zoning Officer shall either issue findings as a basis for denial or shall approve the application.

(2) Upon approval of the request for a certificate of occupancy, one copy of the certificate of occupancy shall be given to the applicant, and one copy of the certificate of occupancy shall be kept on file in the Township Office.

3. Denial of Certificate of Occupancy. In the event of denial, the Zoning Officer shall forward to the applicant a written statement containing the reason(s) for such denial and shall cite the specific requirements of this chapter that have not been met.

4. Time Limitations. A certificate of occupancy shall remain valid for as long as the structure, building, water body or land area is used in the manner for which the certificate of occupancy has been issued.

5. Temporary Certificate of Occupancy. A temporary certificate of occupancy may be issued by the Zoning Officer for a period not exceeding six months to permit partial occupancy of a building, structure, water body or land area while work is being completed, provided that such temporary certificate of occupancy may require such conditions and safeguards as may be warranted, including posting of surety, to protect the health and safety of the occupants and the public and guarantee compliance with the provisions of this chapter or any conditions attached to the zoning certificate.

6. Failure to Obtain a Certificate of Occupancy. Failure to obtain a certificate of occupancy shall be a violation of this chapter and shall be subject to enforcement remedies as provided in § 27-1901 of this chapter.

§ 27-1905 Temporary Use Permits.

[Ord. No. 376, 7/24/2018]

1. A temporary use permit shall be required prior to the initiation of a permitted temporary use of a structure, land or water body and shall meet the following requirements.

A. Approvals Required.

(1) Sidewalk sales, carload sales and other special promotions conducted on the site of an existing retail business with the permission of the landowner for a period of not more than 72 consecutive hours shall be exempt from obtaining a temporary use permit. Any such activity that exceeds 72 consecutive hours in duration shall be subject to approval by the Zoning Officer of a temporary use permit and this section, provided that the Zoning Officer determines compliance with all applicable standards of Subsection A(4) below.

(2) Temporary uses, such as festivals, fairs or other similar activities, sponsored by a governmental, local nonprofit, community or charitable organization and seasonal agricultural activities shall be subject to approval of a temporary use permit, provided that the Zoning Officer determines compliance with the standards of Subsection A(4) below as a condition precedent to obtaining the temporary use permit under this section.

(3) Temporary construction trailers, model homes or sales offices shall be subject to approval of a temporary use permit by the Zoning Officer under this section, provided that the Zoning Officer also determines compliance with § 27-1407.

(4) All other temporary uses shall be subject to a determination by the Zoning Officer that all of the following criteria are met as a condition precedent to obtaining a temporary use permit under this section:

(a) A transient merchant license, if required by Township ordinance, shall be obtained.

(b) The proposed temporary use or structure shall be limited to those uses or structures otherwise authorized in the zoning district.

(c) In the C-1, C-2 and I-1 Districts, preparation and/or serving of food in an outdoor setting for a period of more than 72 consecutive hours shall be permitted only if all of the following requirements are met:

1) Evidence of an approved permit from the Pennsylvania Department of Agriculture, Bureau of Food Safety and Laboratory Services, or its successor agency.

2) The preparation and serving of food shall not be permitted on any vacant lot and shall only be permitted on the site of an existing business.

3) The area used for preparing and serving the food shall not obstruct any sidewalk or public right-of-way nor shall it obstruct the free flow of pedestrian or vehicular traffic on the site or adjoining the site. On any sidewalk, there shall be maintained a minimum of five feet of unobstructed width for the passage of pedestrians, and, in the case where there is parallel parking permitted along such sidewalk, a minimum of four feet adjacent to the curb to permit the discharging of passengers shall be provided. These required unobstructed areas on the sidewalk may be combined into one area at least five feet wide along the curb.

4) No noise or odor shall emanate from such outdoor area where food is prepared and/or served that adversely affects any adjoining residentially zoned property within 300 feet of the outdoor area.

5) The area used for preparing and serving food shall not eliminate the availability of the minimum required number of parking spaces on the site.

6) The activity shall comply with all applicable Township codes and ordinances.

7) The site intended to be used for the preparation and/or serving of food shall provide restroom facilities available to the public, unless the existing business on the site has restroom facilities that will be available to the public visiting the temporary use.

8) The owner of the existing business or the operator of the temporary use involving the preparation and/or serving of food in an outdoor setting shall provide the Township with a certificate of insurance, in an amount at least equal to $1,000,000 per occurrence and $1,000,000 aggregate, indemnifying the Township against any liability resulting from such use.

(d) Approval of temporary uses or structures shall be granted for a specific time period not to exceed six months. If continued need for the temporary use or structure on an annual basis is demonstrated by the applicant, approval may be granted for annual renewal by the Zoning Officer of the permit for the temporary use or structure, provided that all conditions of the original approval are maintained.

(e) All temporary uses or structures shall be removed within 10 days of the expiration of the specific period for which the structure or use is approved.

(f) All temporary uses or structures that are proposed to be accessible to the public shall provide off-street parking in accordance with the requirements of § 27-1502 for the proposed use if parking is not already available on the site.

(g) Existing parking on the site may be used for the temporary use, provided that it does not reduce the available parking on the site by more than 10%.

(h) Vehicular access for all temporary uses or structures that are proposed to be accessible to the public shall be designed to minimize congestion on the lot and not impede the free flow of traffic for any other permanent use or structure on the lot.

(i) All temporary uses or structures proposed to be used as principal uses or structures shall comply with all area and bulk regulations of the zoning district in which they are located. All temporary uses or structures that are proposed to be used as accessory uses or structures shall comply with the requirements of the zoning district for accessory structures.

(j) Temporary uses or structures that are authorized for a particular event shall be removed within 48 hours after the completion of the event.

(k) Temporary uses or structures that are proposed as principal uses or structures and that are accessible to the public shall provide sanitary facilities, unless such facilities already exist on the lot.

(5) Where any doubt arises as to compliance with these criteria, the Zoning Officer shall refer the application to the Zoning Hearing Board for consideration as a use by special exception.

B. Application for Temporary Use Permit. All requests for temporary use permits shall be made in writing on a form furnished by the Township and shall include a full description of the type of use for which such permit is being sought and the dates during which this use is proposed to be in existence.

(1) It shall be the duty of the Zoning Officer to review the application for compliance, request more information of the applicant and officially receive the application.

(2) All applications for a temporary use permit shall be accompanied by a fee, to be based upon the fee schedule adopted by the Township, as provided for in § 27-1908 of this chapter.

(3) All applications for a temporary use permit shall include a written statement describing the proposed use and demonstrating compliance with the applicable criteria of § 27-1905A(4).

C. Issuance of Permit.

(1) Applications for a temporary use permit shall be reviewed by the Zoning Officer. The Zoning Officer shall either issue findings as a basis for denial or shall approve the temporary use permit.

(2) Upon approval of the application for a temporary use permit, one copy of the permit shall be given to the applicant. The copy of the permit must be publicly displayed at the site of the temporary use during the existence of the use. One copy of the permit shall be kept on file in the Township Office.

D. Denial of Permit. In the event of denial, the Zoning Officer shall forward to the applicant a written statement containing the reason(s) for such denial and shall cite the specific requirements of this chapter that have not been met.

E. Time Limitations. Temporary use permits are valid for the time period(s) specified in the approval. Annual renewal may be granted, subject to the Zoning Officer's determination that there is continuing compliance with § 27-1905A.

F. Inspections.

(1) The Zoning Officer, or his fully appointed representative, may make an inspection of the property on which such temporary use is to be located to determine the suitability of the site for the use. This inspection shall be made prior to issuing a permit, prior to initiation of the use or, in the event a renewal of the permit is requested, during the time the use is in existence.

(2) In the event of such inspection, a record shall be made indicating the time and date of inspection, the findings of the Zoning Officer in regard to conformance with this chapter and other Township ordinances, and the opinion of the Zoning Officer in regard to the suitability of the site for this use.

G. Failure to obtain a temporary use permit. Failure to obtain a temporary use permit shall be a violation of this chapter and shall be subject to enforcement remedies as provided in § 27-1901 of this chapter.

§ 27-1906 Sign Permits.

[Ord. No. 376, 7/24/2018]

1. A sign permit shall be required prior to the erection or structural alteration of any sign, either permanent or temporary, except that no sign permit shall be required for real estate signs, residential identification signs, contractor signs, window signs, public signs or notification signs, as defined in § 27-1601B of this chapter. It shall be unlawful for any person to commence work for the erection or alteration of any sign until a permit has been issued.

A. Application for Permit. All requests for sign permits shall be made in writing on a form furnished by the Township and shall include a full description of the proposed sign, a description of the lot upon which such proposed sign is to be located and a description of any other existing signs on the same lot.

(1) All applications for a sign permit shall be accompanied by two copies of a drawing showing: width of sign; height of sign; gross surface area of sign; total height of sign above adjacent ground level; clearance between bottommost part of sign and ground level; and, for freestanding signs, the distance between the front edge of the sign and adjacent street right-of-way and the distance between the side or rear edge of the sign and the side or rear property line; the proposed message; construction specifications; the type of foundation, structural integrity and ability to withstand wind loads; the form of illumination proposed, if any; and compliance with the visibility requirements of § 27-1403D of this chapter.

(2) It shall be the duty of the Zoning Officer to review the application for completeness and compliance, request more information of the applicant or officially receive the application for the sign.

(3) All applications for a sign permit shall be accompanied by a fee, to be based upon the fee schedule of the Township as provided for in § 27-1908 of this chapter.

(4) In the case of new construction of a multitenant development site, it shall be the responsibility of the developer to submit an application for a sign package that includes any monument signs, pole signs or ground signs proposed for the site, as well as any on-premises directional signs. Individual businesses shall apply for permits for any wall signs proposed for their buildings and, in the case of outparcels, any freestanding signs proposed.

B. Issuance of Permit. Applications for a sign permit shall be reviewed by the Zoning Officer. The Zoning Officer shall either issue findings as a basis for denial or shall approve the application.

(1) Upon approval of the sign permit, one copy of the permit shall be given to the applicant, and one copy of the permit shall be kept on file in the Township Office.

C. Denial of Permit. In the event of denial, the Zoning Officer shall forward to the applicant a written statement containing the reason(s) for such denial and shall cite the specific requirements of this chapter that have not been met.

D. Inspections. For a sign permit, the Zoning Officer, or his fully appointed representative, may make the following inspections on that property on which the permanent sign is to be located: prior to installation of the sign; following installation of the sign; occasionally to determine continued maintenance and compliance with this chapter; in response to any written complaint; whenever the sign is proposed to be replaced or modified; and upon cessation of the use for which the sign way erected.

E. Failure to Obtain a Sign Permit. Failure to obtain a sign permit shall be a violation of this chapter and shall be subject to enforcement remedies as provided in this chapter.

§ 27-1907 Procedure for Amendments.

[Ord. No. 376, 7/24/2018]

1. The Board of Supervisors may introduce and/or consider amendments to this chapter and to the Zoning District Map. In addition, the Board of Supervisors may consider amendments to this chapter and to the Zoning District Map that are proposed by the Planning Commission or by a petition of landowners of property within the Township.

A. Petitions. Petitions for amendments by landowners shall be filed with the Planning Commission at least 20 calendar days prior to the meeting at which the petition is to be heard. In the case of a petition for reclassification of property, the petitioners, upon such filing, shall submit a legal description of the property proposed to be rezoned. All petitions shall include a statement justifying the request and documenting consistency with the Township's Comprehensive Plan and a filing fee, in accordance with the fee schedule fixed by resolution of the Board of Supervisors. The Planning Commission shall review the proposed amendment and report its findings and recommendations in writing to the Board of Supervisors.

B. Referral. Any proposed amendment presented to the Board of Supervisors without written findings and recommendations from the Township Planning Commission and the Washington County Planning Commission shall be referred to these agencies for review at least 30 days prior to the public hearing of the Board of Supervisors. The Board of Supervisors shall not hold a public hearing upon such amendments until the required reviews are received or the expiration of 30 days from the date of referral, whichever comes first.

C. Posting of Property. If the proposed amendment involves a change to the Zoning District Map, notice of the public hearing shall be conspicuously posted by the Township at points deemed sufficient by the Township along the tract to notify potentially interested citizens at least seven days prior to the date of the public hearing.

D. Mailing of Notices. In addition to posting the property, if the proposed amendment involves a change to the Zoning District Map, notice of the public hearing shall be mailed by the Township, at least 30 days prior to the date of the hearing, by first class mail, to the addresses to which real estate tax bills are sent for all real property located within the area being rezoned, as evidenced by tax records within the possession of the Township. The notice shall include the location, date and time of the public hearing. A good-faith effort and substantial compliance shall satisfy the requirements of this subsection. This subsection shall not apply when the rezoning constitutes a comprehensive rezoning.

E. Public Notice and Public Hearing. Before acting on a proposed amendment, the Board of Supervisors shall hold a public hearing thereon. Public notice, as defined by this chapter, shall be given containing a brief summary of the proposed amendment and reference to the place where copies of the same may be examined.

F. Readvertisement. If, after any public hearing is held upon a proposed amendment, the amendment is substantially changed or revised to include land not previously affected by the amendment, the Board of Supervisors shall hold another public hearing, pursuant to public notice, before proceeding to vote on the amendment.

G. Publication, Advertisement and Availability.

(1) Proposed amendments shall not be enacted unless the Board of Supervisors gives notice of the proposed enactment, including the time and place of the meeting at which passage will be considered and a reference to the place in 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 Board of Supervisors shall publish the proposed amendment once in a newspaper of general circulation in the Township not more than 60 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 setting forth all the provisions in reasonable detail. If the full text is not included:

(a) A copy thereof shall be provided to the newspaper at the time public notice is published; and

(b) An attested copy of the proposed ordinance shall be filed in the County Law Library.

H. Action. In the case of proposed adoption of a completely revised Zoning Ordinance, within 90 days of the date when the public hearing on the proposed ordinance is officially closed, the Board of Supervisors shall vote on the proposed ordinance. In the event substantial amendments are made in the proposed ordinance or amendment, the Board of Supervisors shall readvertise in one newspaper of general circulation in the Township a brief summary of the ordinance or amendments at least 10 days prior to enactment.

I. Filing Amendment With County Planning Commission. Within 30 days after enactment, a copy of the amendment to this chapter shall be forwarded to the Washington County Planning Commission.

J. Mediation Option. The Board of Supervisors may offer the mediation option as an aid in completing proceedings authorized by this § 27-1907. The Township and the mediating parties shall meet the stipulations and follow the procedures set forth in § 27-1809 of this chapter.

§ 27-1908 Fees.

[Ord. No. 376, 7/24/2018]

The Board of Supervisors shall establish and revise, from time to time, a schedule of fees, by resolution, as well as a collection procedure, for all applications submitted under the provisions of this chapter. The schedule of fees shall be available to the public from the Zoning Officer or Township Manager.

§ 27-1909 Landowner Curative Amendment.

[Ord. No. 376, 7/24/2018]

1. A curative amendment may be filed by a landowner who desires to challenge, on substantive grounds, the validity of this chapter or the Zoning District Map or any provision thereof, that prohibits or restricts the use or development of land in which he has an interest.

A. Procedure. The landowner 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 Sections 609.1 and 1004 of the Pennsylvania Municipalities Planning Code, Act 247, as amended. As with other proposed amendments, the curative amendment shall be referred to the Township Planning Commission and the Washington County Planning Commission at least 30 days before the hearing is conducted by the Board of Supervisors. Public notice shall be given in accordance with Sections 610, 1004 and other applicable provisions of the Pennsylvania Municipalities Planning Code. The hearings shall be conducted in accordance with the provisions of Subsections (4) through (8) of Section 908 of the Pennsylvania Municipalities Planning Code, and all references in that section to the Zoning Hearing Board shall be references to the Board of Supervisors.

B. Evaluation of Merits of Curative Amendment. If the Board of Supervisors determines that a validity challenge has merit, the Board of Supervisors may accept a landowner's curative amendment, with or without revision, or may adopt an alternative amendment that will cure the alleged defects. The Board of Supervisors 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 District Map.

(3) The suitability of the site for the intensity of the 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 that are essential to public health and welfare.

C. Declaration of Invalidity by Court. If the Township does not accept a landowner's curative amendment brought in accordance with this section and a court subsequently rules the challenge has merit, the court's decision shall not result in a declaration of invalidity for this entire chapter, but only for those provisions that specifically relate to the landowner's curative amendment challenge.