[Ord. No. 1540, 6-26-2023]
The official title of this document is the "Zoning Code for
the Town of McCandless, Pennsylvania," although it may be referred
to throughout this document as the "Town Zoning Ordinance," "Zoning
Code," or "Code."
Enacted: June 26, 2023.
Effective: July 17, 2023.
[Ord. No. 1540, 6-26-2023]
(a)
This Zoning Code is intended to guide future
growth and development by regulating land uses within the Town of
McCandless for the improvement of the health, safety, comfort, and
general welfare of its citizens.
(b)
This Code has been enacted consistent with
the community development objectives specified in the Town's
Comprehensive Plan.
(c)
The provisions of this Code are the minimum
requirements to achieve the following purposes:
(1)
Provide a pleasant, attractive, healthy, safe,
and convenient environment for living, working, shopping, education,
and recreation.
(2)
Preserve and improve the natural environment.
(3)
Increase property values, employment opportunities,
and the economic base of the community.
(4)
Provide safe, adequate, and attractive housing
for all stages of life.
(5)
Reduce losses from flooding.
(6)
Provide the necessary infrastructure for safe
and adequate utilities and transportation.
(7)
Provide recreational and community facilities.
(8)
Accommodate reasonable community growth management.
(9)
Provide safe, adequate, and attractive commercial,
institutional, and industrial uses.
[Ord. No. 1540, 6-26-2023]
This Code is enacted and ordained under the grant of powers
by the General Assembly of the Commonwealth of Pennsylvania, Act 247,
The Pennsylvania Municipalities Planning Code, July 31, 1968, as amended,
hereinafter referred to as "MPC."[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. No. 1540, 6-26-2023]
This Code applies to all properties and uses located within
the corporate limits of the Town of McCandless, Pennsylvania, hereinafter
referred to as the "Town."
[Ord. No. 1540, 6-26-2023]
(a)
The terms of this Code are applied to support
the intent set forth in the Town's Comprehensive Plan.
(b)
The Town's Subdivision and Land Development
Ordinance (Part 11 of the Town of McCandless Municipal Code) shall
provide design standards and other regulations pertaining to the development
of land, whereas the Zoning Code provides parameters on the use of
land. Both documents correlate with each other to provide the overall
regulations administered by the Town Council, Zoning Officer, Planning
Commission, and Zoning Hearing Board, as specified in said ordinances.
(c)
All structures and land must be in full compliance
with all provisions of this Zoning Code, the Subdivision and Land
Development Ordinance (Part 11), and all other applicable regulations,
and all permits and certificates required by these regulations must
be lawfully issued before the structure(s) or land is placed, erected,
constructed, reconstructed, moved, altered, converted, enlarged, or
used.
(d)
The provisions of this Code are not intended
to nullify, abolish, or repeal any easement, covenant, or other private
agreement or restriction.
[Ord. No. 1540, 6-26-2023]
The regulations specified within this Code are the minimum requirements
for the protection of the health, safety, and general welfare and
will be applied uniformly to all individuals and businesses within
the jurisdiction of the Town.
[Ord. No. 1540, 6-26-2023]
(a)
If the provisions of this Code are inconsistent
with one another or if the provisions of this Code conflict with provisions
found in other adopted ordinances or health regulations of the Town,
the more restrictive provision will control.
(b)
It is not the intent of this Code to interfere
with, abrogate or annul any easement, covenant, deed restriction or
other agreement between private parties. When the provisions of this
Code impose a greater restriction than imposed by such private agreement,
the provisions of this Code will control.
[Ord. No. 1540, 6-26-2023]
(a)
Meanings and intent. All provisions, terms,
phrases, and expressions contained in this Zoning Code are to be construed
in accordance with the Code's purposes and intent.
(b)
Headings and graphic illustrations.
(1)
In case of any difference of meaning or implication
between the text of this Zoning Code and any heading or graphic illustration,
the text will control.
(2)
Section headings and subheadings are for convenience
only and do not modify or limit the meaning or intent of any provision.
(3)
Graphic illustrations are intended to help in
conveying the substance and intent of the Code's text; they should
be used in interpreting Code provisions.
(c)
Computation of time. The time within which
an act is to be completed shall be computed by excluding the first
day and including the last day; if the last day is a Saturday, Sunday,
or legal holiday, the time within which such act must be completed
shall be extended to the next day which is not a Saturday, Sunday,
or legal holiday. In the computation of time for public hearing notice,
the day of the hearing shall be excluded.
(d)
Delegation of authority. Whenever a provision
appears requiring the head of a department or another officer or employee
to perform an act or duty, that provision authorizes the department
head or officer to delegate the responsibility to other employees,
unless the terms of the provision specify otherwise.
(e)
Public officials and agencies. All public
officials, bodies, and agencies to which references are made are those
of the Town of McCandless, unless otherwise indicated.
[Ord. No. 1540, 6-26-2023]
(a)
Violations. Any violation of the zoning regulations in effect before the effective date of this Code continues to be a violation under this Code and is subject to penalties and enforcement under § 1301.280, unless the use, development, construction, or other activity is clearly consistent with the express terms of this Code.
(b)
Nonconformities. Any legal nonconformity under
the zoning regulations in effect before the effective date of this
Code continues as a legal nonconformity under this Code, so long as
the situation that resulted in the nonconforming situation under the
previous regulations continues to exist. If, however, a nonconformity
under a prior ordinance becomes conforming because of the adoption
of this Code or any subsequent amendment to this Code, then such situation
is no longer be considered a nonconformity.
(c)
Completion. Any building or development for
which a permit was issued or for which complete plans were submitted
before the effective date of this Code may be completed in conformance
with the issued permit and other applicable permits and conditions,
including the plans submitted for the approval of the permit, even
if such building or development does not fully comply with the provisions
of this Code. If construction is not commenced or completed in accordance
with the applicable permit terms, the Zoning Hearing Board may, if
good cause is shown, grant a single extension of up to six months
for the construction. If the building or construction is not completed
within the time allowed under the original permit or any extension
granted, then the building may be constructed, completed, or occupied
only in strict compliance with the requirements of this Code.
[Ord. No. 1540, 6-26-2023]
The provisions of this act are severable, and if any of its
provisions are ruled invalid or unconstitutional by an appropriate
authority, the validity of any of the remaining provisions of this
act shall not be affected.
[Ord. No. 1540, 6-26-2023]
(a)
The Zoning Officer administers and enforces
this Zoning Code and makes any necessary interpretations of the Zoning
Map.
(b)
The Zoning Officer must maintain adequate
records of all zoning matters brought to the attention of the Town
Administration, Council, Planning Commission or Zoning Hearing Board.
(c)
The Zoning Officer, who must not hold any
elective office in the Town, is appointed by the Town Council.
[Ord. No. 1540, 6-26-2023]
(a)
Permit types. To ensure compliance with the
provisions of this Zoning Code, the following permits are required:
(1)
Zoning permit. A zoning permit is required before
a person may engage in any of the following:
A.
Construct, reconstruct, move, alter, or enlarge
any structure or building. Interior renovations only do not require
a zoning permit.
B.
Change a nonconforming use or structure.
C.
Create a subdivision or land development.
The final plan must be approved according to the requirements of the
Town's Subdivision and Land Development Ordinance (Part 11) prior
to the issuance of a zoning permit.
(2)
Certificate of use. A certificate of use is required
for any of the following:
A.
To establish the legal use of a structure
at the time an occupancy permit is issued for new construction.
B.
To change the use of a structure or land to
a different use.
C.
To certify the validity of nonconforming uses
or structures.
(3)
Sign permit. A sign permit is required before
any person may erect, move, alter, enlarge, or reconstruct any sign,
unless exempt under the provisions of Article 1305.
(b)
Permit expiration. A permit will become null
and void if the work authorized has not commenced within one year
from the date of issuance or is not completed within five years from
the date of the preliminary approval of the land development.
(1)
The applicant may submit a written request for
an extension prior to the one-year expiration for commencement or
the five-year expiration for completion of work.
(2)
If the scope of work conforms to the plat or
plan originally approved and the development can be completed within
the aforesaid five-year period, the Zoning Officer may issue a new
permit.
(3)
If the development cannot be completed within
the five-year period, the request for an extension of the time constraints
may be approved by Council with or without changes to the originally
approved plat or plan.
(c)
Permit revocation. Every permit is revocable
when the Zoning Officer determines that the applicant or occupant
is not complying with every condition required by the issuance of
such permit.
(d)
Supplementary provisions. No zoning permit,
certificate of use, or any other permit referenced in this Code will
be issued for a property unless the owner of that property complies
with all other ordinances, laws, and regulations of federal and state
government and the Town. Additionally, no such permit will be issued
where a charge for drinking water, wastewater, and stormwater; real
estate taxes; or other municipal charges associated with the use or
ownership of the property have not been paid and are past due.
[Ord. No. 1540, 6-26-2023]
For any permit type in § 1301.220(a) and applications to the Zoning Hearing Board (§ 1301.260), a complete application must be submitted to the Zoning Officer in a form established by the Zoning Officer along with a nonrefundable fee established to defray the costs of processing the application. No application will be processed until the Zoning Officer determines that the application is complete, and the required fee has been paid.
(a)
General requirements. At minimum, all applications
must include the following information:
(1)
The name, address, and contact information of
the applicant.
(2)
The name, address, and contact information of
the owner of the real estate to be affected by such proposal.
(3)
A brief description and location of the real
estate to be affected by such proposal, including the property identification
number.
(4)
A statement of the present zoning classification
of the real estate in question, the improvements thereon, and the
present use.
(5)
A survey showing the existing conditions and
proposed changes. Applications for a change in use only with no construction,
additions, or exterior alterations are exempt from this requirement.
(6)
Additional information that the Zoning Officer
may determine is reasonably necessary to determine compliance with
this part.
(b)
Conditional use permit requirements. In addition to the information required in § 1301.230(a), an application for a conditional use permit must show how the property, as it may be improved, meets the standards and criteria required for the conditional use.
(c)
Variances and appeals. In addition to the information required in § 1301.230(a), an application for a variance or an appeal must include:
(1)
A statement of the section of this Code under
which the appeal or application is filed and reasons why it should
be granted or a statement of the section of this Code governing the
situation in which the alleged erroneous ruling is being appealed
and reasons for the appeal.
(2)
An accurate description of the present improvements
and the additions intended to be made under this application, indicating
the size and use of such proposed improvements and general construction
thereof.
(d)
Special exceptions. In addition to the information required in § 1301.230(a), an application for a special exception must include:
(1)
A written application for a special exception
on a form provided by the Zoning Officer stating the grounds on which
it is requested.
(2)
A site plan showing conformance with all special
exception criteria regarding the site and use.
(3)
The Zoning Hearing Board may require specific
plans as part of the submission.
[Ord. No. 1540, 6-26-2023]
Applications must be accompanied by a nonrefundable fee according
to the schedule established from time to time by Council. Applications
may be considered incomplete by the Zoning Officer if the required
fee is not provided.
[Ord. No. 1540, 6-26-2023]
Uses requiring a conditional use permit will follow the review
and zoning approval procedures described in this section.
(a)
The application will be reviewed by the Zoning
Officer for completeness and distributed to the Planning Commission,
Town Council, and any other relevant authority deemed necessary by
the Zoning Officer.
(b)
The Zoning Officer will provide a report in
writing or in person to the Planning Commission or Town Council stating
whether the proposal complies with this part.
(c)
The Planning Commission will be given the
opportunity to review the conditional use application and to submit
a recommendation to the Town Council within 60 days of the date of
application. Town Council may proceed if no recommendation is received.
(d)
The Town Council must approve, conditionally
approve, or disapprove the conditional use application after receiving
the reports of the Zoning Officer and Planning Commission, if submitted.
(1)
In granting a conditional use, the Town Council
may require such reasonable conditions and safeguards (in addition
to those expressed in this part) as it determines are necessary to
implement the purposes of this part.
(2)
The decision of the Town Council must be delivered
to or mailed to the last known address of the applicant or applicant's
representative.
(3)
The Town Council must approve a conditional use
if the Council finds adequate evidence that the proposed use:
A.
Complies with any specific requirements for
the use identified in Article 1303.
B.
Complies with other applicable sections of
this part.
C.
Generally will be capable of meeting applicable
sections of the Subdivision and Land Development Ordinance (Part 11).
D.
Will not clearly conflict with other Town
ordinances or state or federal laws or regulations known to the Town.
The Town may require an applicant to prove compliance, or to prove
that appropriate applications have been submitted to obtain such compliance.
E.
Will not result in or significantly add to
a significant traffic hazard or significant net increase in traffic
congestion, after taking into account any improvements proposed to
be funded or completed by the applicant.
F.
Will not create a significant public safety
hazard, including fire, toxic or explosive hazards.
G.
Will follow adequate, professionally accepted
engineering methods to manage stormwater. Stormwater shall not be
one of the criteria in making a decision under this part if the application
clearly would be subject to a separate engineering review and an approval
of stormwater management by the Planning Commission under the Subdivision
and Land Development Ordinance (Part 11).
H.
Will not negatively affect the desirable character
of an existing residential neighborhood in a significant way.
I.
Will involve adequate site design methods,
including plant screening and setbacks as needed to avoid significant
negative impacts on adjacent uses.
J.
Will not alter the established character and
use of the neighborhood or district in which it is located, and will
not substantially impair the use or development of adjacent properties.
K.
Will comply with the objectives of this part
and is consistent with the Comprehensive Plan.
L.
Will be located on a suitable site in terms
of topography and soil conditions and size, based on number of projected
users and the frequency of use of the proposed use.
M.
Will provide for safe, adequate vehicular
and pedestrian access, efficient internal circulation, and sufficient
off-street parking and loading, will have access from a street capable
of handling the traffic generated by the proposed use, will not result
in undue traffic congestion and hazardous conditions on adjacent streets.
N.
Will comply with all applicable standards
and requirements for providing sanitary sewage disposal, water supply,
stormwater drainage, solid and toxic waste storage and disposal.
(e)
Lapse of approval. Approval of a conditional
use application shall lapse under the following circumstances:
(1)
Approvals involving physical improvements. For
conditional use approvals that involve physical improvements, if said
improvements have not been substantially initiated within one year
of the date of approval, the approval shall lapse. The approval shall
also lapse if, after starting construction, the construction is discontinued
for a period of one year or more. If approval is granted by Town Council
of a land development plan facilitating the construction of the conditional
use within the period that the conditional use approval remains valid,
the time allowed to substantially initiate physical improvements for
the conditional use shall be extended by six months from the date
the land development approval is granted. No physical improvements
shall be made after approval lapses unless the approval or authorization
is renewed pursuant to the regulations of this article.
(2)
Approvals not involving physical improvements.
For conditional use approvals that do not involve physical improvements,
if a certificate of use has not been issued within one year of the
date of approval, the approval shall lapse. No certificate of use
shall be issued after approval lapses unless the approval is renewed
pursuant the regulations of this article.
[Ord. No. 1540, 6-26-2023]
(b)
Jurisdiction. The jurisdiction of the Zoning
Hearing Board and of the Town Council are in accordance with the requirements
of the MPC 53 P.S. § 10101, as amended.
(c)
Function.
(1)
Variances. The Zoning Hearing Board will hear
and decide requests for variances where it is alleged that the provisions
of the Zoning Code 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 Code. The Board may grant a variance provided the following
findings are made where relevant to a given case:
A.
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 conditions and not the circumstances or conditions
generally created by the provisions of the Zoning Code in the neighborhood
or district in which the property is located.
B.
That because of such physical circumstances
or conditions, there is no reasonable possibility that the property
can be developed in strict conformity with the provisions of the Zoning
Code 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 applicant.
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, if authorized, will represent
the minimum variance that will afford relief and will represent the
least modification possible of the regulation in issue.
(2)
Special exceptions. The Zoning Hearing Board
will hear and decide requests for special exceptions authorized by
specific provisions of this Code.
A.
Standards and criteria. The decision will
be based on the standards and criteria stated in this Code. In granting
a special exception, the Board may attach such reasonable conditions
as it may deem necessary to implement the purposes of the MPC and
this Zoning Code.
B.
The Zoning Hearing Board shall conduct a public hearing in accordance with the procedures specified in § 1301.260(d).
C.
The Zoning Hearing Board, before it grants
a special exception, will make findings of fact, and state its reasons
for granting the special exception, said findings of fact must include:
1.
That the use will not endanger the public
health or safety if located where proposed and developed and that
the use will not allow conditions which will tend to generate nuisance
conditions including but not limited to noise, dust, glare, vibration.
2.
That the use meets all applicable express
standards and criteria as specified in this ordinance, as well as
the specifications set forth in the district where it is proposed
to be located.
3.
That the location and the character of the
use, if developed according to the plan as submitted and approved,
will be in harmony with the area in which it is to be located and
in general conformity with the Comprehensive Plan for the Town of
McCandless.
(3)
Appeals. The Zoning Hearing Board will hold hearings
on appeals from rulings of the Zoning Officer and challenges to the
validity of the Zoning Code or Zoning Map.
A.
The Zoning Hearing Board will hear and decide
appeals where it is alleged that the Zoning Officer has failed to
follow prescribed procedures or has misinterpreted or misapplied any
provision of a valid code or map.
B.
The Zoning Hearing Board will hear challenges
to the validity of the Zoning Code or Zoning Map except challenges
based on an alleged defect in the process of enactment or adoption.
The Board will decide all contested questions and will make findings
on all relevant issues of fact which will become part of the record
on appeal to the Court of Common Pleas.
(4)
Nonconforming uses. The Zoning Hearing Board
will hear and decide requests for a change from an existing nonconforming
use to another nonconforming use.
A.
Standards and criteria. The proposed use may
not detract from the character of the neighborhood to a greater extent
than the existing use. The Board will evaluate any change in hours
of operation, extent of activity, traffic generated, noise, and any
other appropriate matters in deciding if the proposed use is or is
not more nonconforming than the existing use. In permitting such a
change, the Board may require appropriate conditions and safeguards.
(5)
General. Private covenants contained in any deed
or declaration are not enforceable by the Town; however, such covenants
may, as a factor, be considered in the exercise of its sound discretion
by the Town Zoning Hearing Board when called upon to consider applications
for special exceptions, appeals, and variance requests and neighborhood
compatibility factors related thereto.
(d)
Hearings.
(1)
Notice. Notice of the time and place of the hearing
and nature of the matter to be considered at a hearing will be given
to the public, the applicant, the Zoning Officer, and any person who
has made a timely request for same. Notices will be given according
to the time and manner prescribed by the Zoning Hearing Board and
the requirements of the MPC 53 P.S. § 10101, as amended.
(2)
Timing. The hearing must be held within 60 days
of receipt of written request for a hearing unless the applicant has
agreed in writing to an extension of time. Any prescribed fees shall
be paid prior to the hearing.
(3)
Parties. The parties to the hearing will be the
Town, any person affected by the application who has made timely appearance
of record before the Board, and any other person, including civic
or community organization permitted to appear by the Board. The parties
will have the right to be represented by counsel and will be afforded
the opportunity to respond and present evidence and argument and cross-examine
adverse witnesses on all relevant issues.
(4)
Conduct of hearing.
A.
The Chair or Vice Chair of the Zoning Hearing
Board has the power to administer oaths and issue subpoenas to compel
the attendance of witnesses and the productions of relevant documents
and papers including witnesses and documents requested by the parties.
Formal rules of evidence do not apply but irrelevant, immaterial,
or unduly repetitious evidence may be excluded.
B.
The Zoning Hearing Board:
1.
Will not communicate directly or indirectly
with any party or his representative in connection with any issue
involved unless notice and opportunity is given for all parties to
participate.
2.
Will not take notice of any communication,
reports, staff memoranda or other materials unless all parties are
afforded an opportunity to review and contest the materials.
3.
Will not inspect the site or its surroundings
after the commencement of hearings with any party or his representative
unless all parties are given an opportunity to be present.
C.
The Zoning Hearing Board will keep a stenographic
record of the proceedings.
1.
The cost of the original transcript will be
paid by the Board if the transcript is ordered by the Board or hearing
officer.
2.
In other cases, the party requesting the original
transcript will bear the cost.
3.
Copies of the graphic or written material
received in evidence will be made available to any party at cost.
D.
Any decision or findings of the Zoning Hearing
Board may be appealed to court by any party to the hearing within
30 days from the date of the decision or findings.
(5)
Decision.
A.
A copy of the final decision or findings shall
be mailed to the applicant not later than the day following its date.
The Zoning Hearing Board shall provide a brief notice of the decision
or findings to all other persons who have filed a written request
for same. Should more than 60 days elapse between receipt of a written
request for a hearing and the start of the hearing, or more than 45
days elapse between the end of the last hearing and a written decision,
a decision shall be deemed to have been rendered in favor of the applicant
unless the applicant has agreed in writing to an extension of time.
B.
When a decision has been rendered in favor
of the applicant because of the failure of the Board to meet or render
a decision, the Board will give public notice of such decision within
10 days after the last day that the Board could have met.
(e)
Time limitations. The time limitations for
raising certain issues and filing certain proceedings with the Zoning
Hearing Board are in accordance with the MPC 53 P.S. § 10101,
as amended.
(f)
Stay of proceedings are in accordance with
the MPC 53 P.S. § 10101, as amended.
[Ord. No. 1540, 6-26-2023]
(a)
Organization. The Planning Commission will
elect its own chair and vice chair and create and fill such other
offices it deems appropriate. Officers will serve annual terms and
may succeed themselves. The Commission may make and alter any laws
and rules and regulations to govern its procedure consistent with
the laws of the Commonwealth. The Commission will keep a full record
of its business and will annually make a written report by March 1
of each year of its activities to Town Council.
(b)
Membership and function. The Planning Commission
will have the membership and function as defined in Article 123.
(c)
Powers and duties.
(2)
The Planning Commission at the request of Town
Council may:
A.
Prepare and present for consideration to Town
Council and, after adoption, maintain for Council, an official map
and make recommendations to Council on proposed changes to it.
B.
Prepare and present to Council a zoning ordinance
and make recommendations to Council on proposed amendments to it.
C.
Prepare and administer the Subdivision and
Land Development Ordinance (Part 11).
D.
Prepare and administer planned residential
development regulations.
E.
Prepare and present to Council a building
code and make recommendations on proposed amendments to it.
F.
Prepare and present to Council a housing code
and make recommendations on proposed amendments to it.
G.
Submit to Council a recommended capital improvement
program.
H.
Promote public interest in, and understanding
of, the Comprehensive Plan and planning.
I.
Hold public hearings and meetings.
J.
Require from other departments and agencies
of the Town such available information as relates to the work of the
Planning Commission.
K.
Enter upon any land to make examinations and
surveys either after permission has been obtained from the owner or
after public notices.
(3)
In the performance of its powers and duties,
any act or recommendation of the Planning Commission which involves
engineering consideration shall be subject to the approval of a professional
engineer licensed as such in the Commonwealth of Pennsylvania.
[Ord. No. 1540, 6-26-2023]
(a)
Whenever the Zoning Officer or other authorized
Town representative determines that there are reasonable grounds to
believe that there has been a violation of any provision of this Code,
or of any regulation adopted pursuant thereto, the Zoning Officer
will initiate enforcement proceedings by sending an enforcement notice
as provided in this Code.
(b)
The enforcement notice must be sent to the
owner of record of the lot on which the violation has occurred, to
any person who has filed a written request to receive enforcement
notices regarding that lot, and to any other person requested in writing
by the owner of record.
(c)
An enforcement notice must include the following
minimum information:
(1)
The name of the owner of record and any other
person against whom the Town intends to take action.
(2)
The location of the property in violation.
(3)
The specific violation with a description of
the requirements which have not been met, citing in each instance
the applicable provisions of this Code.
(4)
The date before which the steps for compliance
must be commenced, not to exceed 30 days from receipt of notice, and
the date before which the steps must be completed.
(5)
An outline of remedial action which, if taken,
will affect compliance with the provisions of this Code, or any part
thereof, and with any regulations adopted pursuant thereto.
(6)
A statement indicating 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 procedures set forth
elsewhere in this Code.
(7)
A statement indicating 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.
(d)
In any appeal of an enforcement notice to
the Zoning Hearing Board, the Town has the responsibility to present
its evidence first.
(e)
Any filing fees paid by a party to appeal
an enforcement notice to the Zoning Hearing Board shall be returned
to the appealing party by the Town if the Zoning Hearing Board, or
any court in a subsequent appeal, rules in the appealing party's
favor.
(f)
Causes of action. 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 any ordinance enacted by the Town or prior enabling laws, the Town
Council or, with the approval of the Town Council, an officer of the
Town, 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 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 Town at least
30 days prior to the time the action is begun by serving a copy of
the complaint to the Town Council. No such action may be maintained
until such notice has been given.
(g)
Enforcement remedies. Any person, partnership,
corporation who or which performs work at their direction who or which
has violated or permitted the violation of this Zoning Code shall,
upon being found liable therefore in a civil enforcement proceeding
commenced by the Town before, pay a judgment of not more than the
amount identified in the MPC, plus all court costs, including reasonable
attorney's fees incurred by the Town as a result thereof. No
judgment shall commence or be imposed, levied or payable until the
date of the determination of the violation by the Magisterial District
Judge. If the defendant neither pays nor timely appeals the judgment,
the Town may enforce the judgment pursuant to the applicable rules
of civil procedure. Each day a violation exists constitutes a separate
offense. Further, the appropriate officers or agents of the Town are
hereby authorized to issue a cease-and-desist notice or to seek equitable
relief, including injunction, to enforce compliance. No bond will
be required if injunctive relief is sought by the Town. Any of the
previously mentioned who or which violates this section shall also
be responsible for the Town's attorney's fees, engineering
fees, expert fees and court costs associated with enforcement.
(h)
If petitioned, the Court of Common Pleas may
grant a stay on the per diem fine pending a final adjudication of
the violation and judgment.
(i)
Nothing contained in this Code shall be construed
or interpreted to grant any person or entity other than the Town the
right to commence any action for enforcement to this Code.
[Ord. No. 1540, 6-26-2023]
(a)
General.
(1)
Town Council action.
A.
The Town Council may, from time to time, amend,
supplement, or repeal any of the regulations and provisions of this
part.
B.
Before voting on the enactment of an amendment,
the Town Council must hold a public hearing thereon, pursuant to the
public notice requirements of the MPC. In addition, if the proposed
amendment involves a Zoning Map change, notice of said public hearing
must be conspicuously posted by the Town at points deemed sufficient
by the Town along the perimeter of the tract to notify potentially
interested citizens. The affected tract or area must be posted at
least one week prior to the date of the hearing.
C.
In the case of an amendment other than that
prepared by the Planning Commission, the Town Council must submit
each such amendment to the Planning Commission at least 30 days prior
to the hearing on such proposed amendment to provide the Planning
Commission an opportunity to submit recommendations.
(2)
Report of the Planning Commission. The Planning
Commission may submit a report of findings and recommendations to
the Town Council on a proposed amendment. The Planning Commission
may consider the following in its review of a proposed amendment:
A.
For Zoning Code text amendments:
1.
Whether such change is consistent with the
aims and principles embodied in this part for the zoning district(s)
concerned.
2.
Which areas, land uses, structures, and establishments
in the Town will be directly affected by such change, and in what
way they will be affected.
3.
The indirect implications of such change in
its effect on other regulations.
4.
Whether such proposed amendment is consistent
with the aims of the Town Comprehensive Plan.
B.
For Zoning Map amendments:
1.
Whether the uses permitted by the proposed
change would be appropriate in the area concerned.
2.
Whether adequate public school facilities
and other public services exist or can be created to serve the needs
of any additional residences likely to be constructed because of such
change.
3.
Whether the proposed change is in accord with
any existing or proposed plans in the vicinity.
4.
The effect of the proposed amendment upon
the growth of the Town as envisaged by the Town's Comprehensive
Plan.
5.
Whether the proposed amendment is likely to
result in an increase or decrease in the total zoned residential capacity
of the Town and the probable effect thereof.
(3)
Referral to County Planning Commission. At least
30 days prior to the public hearing, the Town Council must refer the
proposed amendment to the Allegheny County Planning Commission for
recommendations.
(4)
Town Council's public hearing. By resolution
adopted at a meeting of the Town Council, the Town Council will schedule
the time and place of a public hearing on the proposed amendment.
(5)
If, after any public hearing held upon an amendment,
the proposed amendment is changed substantially or is revised to include
land previously not affected by it, the Town Council must hold another
public hearing, pursuant to public notice, before proceeding to vote
on the amendment.
(6)
Within 30 days after enactment, a copy of the
amendment to this part shall be forwarded to the County Planning Agency.
(b)
Procedure for landowner curative amendments.
(1)
General. A landowner, who desires to challenge
on substantive grounds the validity of this Code or the Zoning Map
or any provision thereof that prohibits or restricts the use or development
of land in which the owner has an interest, may submit a curative
amendment to the Town Council with a written request that the challenge
and proposed amendment be heard and decided as provided in Article
916.1 of the MPC. The curative amendment and challenge shall be referred
to the Planning Commission, and the Allegheny County Planning Commission
provided in MPC Article 609 and notice of the hearing thereon shall
be given as provided in Sections 610 and 916.1 of the MPC.
(2)
Application. A complete application must be submitted
to the Zoning Officer in a form established by the Zoning Officer
along with a nonrefundable fee established to defray the costs of
processing the application. The application for a curative amendment
must include, at minimum, the following information:
A.
The name, address, and contact information
of the applicant.
B.
The name, address, and contact information
of the owner of the real estate to be affected by such proposal.
C.
A brief description and location of the real
estate to be affected by such proposal, including the property identification
number(s).
D.
A statement of the present zoning classification
of the real estate in question, the improvements thereon, and the
present use.
E.
The proposed curative amendment.
F.
A statement of the section of this Code under
proposed amendment and reasons why the amendment should be approved.
(3)
Hearing. The hearing shall be conducted in accordance
with Article 908 of the MPC and all references therein to the Zoning
Hearing Board shall, for purposes of this part, be references to the
Town Council.
(4)
Criteria. The Town Council must consider the
curative amendments, plans, and explanatory material submitted by
the landowner against the following criteria:
A.
The impact of the proposal upon roads, sewer
facilities, water supplies, schools, and other public service facilities.
B.
If the proposal is for residential use, the
impact of the proposal upon regional housing needs and the effectiveness
of the proposal in providing housing units of a type available to
and affordable by classes of persons otherwise unlawfully excluded
by the challenged provisions of this part or Zoning Map.
C.
The suitability of the site for the intensity
of use proposed by the site's soils, slopes, woodlands, wetlands,
floodplains, aquifers, natural resources, and other natural features.
D.
The impact of the proposed use on the site's
soils, slopes, woodlands, wetlands, floodplains, natural resources,
and natural features, the degree to which these are protected or destroyed,
the tolerance of the resources to development, and any adverse environmental
impacts.
E.
The impact of the proposal on the preservation
of agriculture and other land uses, which are essential to public
health and welfare.
(5)
Decision.
A.
The Town Council, 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
that will cure the challenged defects.
B.
If the Town 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 of this part
and Zoning Map, but only for those provisions which specifically relate
to the landowner's curative amendment and challenge.
(c)
Procedure for municipal curative amendments.
(1)
If the Town determines that this part, or any
portion hereof, is substantially invalid, it shall take the following
actions:
A.
The Town shall declare by formal action, this
part or portions hereof substantially invalid, and propose to prepare
a curative amendment to overcome such invalidity.
B.
C.
Within 180 days from the date of the declaration and proposal, the
Town shall enact a curative amendment to validate or reaffirm the
validity of this part pursuant to the provisions of Article 609 of
the MPC, to cure the declared invalidity of this part.
(2)
Upon the initiation of the procedures, as set forth in §1301.290(a)(1), the Town Council shall not be required to entertain or consider any landowner’s curative amendment filed under Article 609.1 of the MPC, nor shall the Zoning Hearing Board be required to give a report requested under Article 909.1 or 916.1 of the MPC subsequent to the declaration and proposal based upon the grounds identical to or substantially similar to those specified in the resolution required by §1301.290(c)(1)a1. Upon completion of the procedures as set forth in §1301.230(c)(1) and (2), no rights to a cure pursuant to the provisions of Sections 609.1 and 916.1 of the MPC shall, from the date of the declaration and proposal, accrue to any landowner on the basis of the substantive invalidity of the unamended Zoning section for which there has been a curative amendment pursuant to this part.
(3)
The Town, having utilized the procedures set forth in this section,
may not again utilize said procedure for a period of 36 months following
the date of enactment of a curative amendment or reaffirmation of
the validity of this part. If after the date of declaration and proposal,
there is a substantially new duty imposed upon the Town by virtue
of a change in statute or a Pennsylvania Appellate Court decision
the thirty-six-month moratorium is waived to propose a curative amendment
to this part to fulfill said duty or obligation.
[Ord. No. 1540, 6-26-2023]
This part shall not apply to any building of the Town or extension
thereof, or to the use of any premises by the Town, if the Town Council
shall decide, during a public meeting, that such building or extension
thereof, or such use of any premises, is reasonably necessary for
the convenience or welfare of the public.