The Zoning Hearing 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 members of the Zoning Hearing Board, but the Zoning Hearing 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 Zoning Hearing Board, as provided in §
380-74. If, by reason of absence or disqualification of a member, a quorum is not reached, the Chairman of the Zoning Hearing Board shall designate as many alternate members of the Zoning Hearing Board to sit on the Zoning Hearing Board as may be needed to provide a quorum. Any alternate member of the Zoning Hearing Board shall continue to serve on the Zoning Hearing Board in all proceedings involving the matter or case for which the alternate was initially appointed until the Zoning Hearing Board has made a final determination of the matter or case. Designation of an alternate pursuant to this section shall be made on a case-by-case basis in rotation according to declining seniority among all alternates. The Zoning Hearing Board may make, alter, and rescind rules and forms for its procedure, consistent with ordinances of the Township and laws of the commonwealth. The Zoning Hearing Board shall keep full public records of its business, which records shall be the property of the Township and shall submit a report of its activities to the Board of Supervisors upon request.
Within the limits of funds appropriated by the Board of Supervisors, the Zoning Hearing 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. Alternate members of the Zoning Hearing Board may receive compensation as may be fixed by the Board of Supervisors, for the performance of their duties when designated as alternate members pursuant to §
380-71, but in no case shall such compensation exceed the rate of compensation authorized to be paid to the members by the Board of Supervisors.
The Zoning Hearing Board shall have the exclusive jurisdiction
to hear and render decisions in the following matters:
A. Substantive validity challenges. Substantive validity challenges of this chapter, except those brought before the Board of Supervisors pursuant to §
380-83F, of this chapter:
(1) If a challenge heard by a Zoning Hearing Board is found to have merit,
the decision of the Zoning Hearing Board shall include recommended
amendment to the challenged section which will cure the defects found.
In reaching its decision, the Zoning Hearing Board shall consider
the amendments, plans and explanatory material submitted by the landowner
and shall also consider:
(a)
The impact of the proposal upon roads, sewer facilities, water
supplies, schools and other public service facilities;
(b)
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 the Zoning Map;
(c)
The suitability of the site for the intensity of use proposed
by the site's soils, slopes, woodland, 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;
and
(e)
The impact of the proposal on the preservation of agriculture
and other land uses which are essential to public health and welfare.
(2) Public notice of the hearing shall be provided as specified in §
380-83B of this chapter.
(3) The Zoning Hearing Board shall commence its hearings within 60 days
after the request is filed unless the landowner requests or consents
to an extension of time.
(4) The Zoning Hearing Board shall render its decision within 45 days
after the conclusion of the last hearing. If the Zoning Hearing Board
fails to act on the landowner's request within this time limit, a
denial of the request is deemed to have occurred on the 46th day after
the close of the last hearing.
B. Procedural validity challenges. Challenges to the validity of this
chapter raising procedural questions or alleged defects in the process
of enactment or adoption, which challenges shall be raised by an appeal
taken within 30 days after the effective date of this chapter.
C. Special exceptions. Special exceptions as provided for in this chapter
and subject to all applicable requirements, including but not limited
to:
(1) Filing requirements. In addition to the required zoning permit information (see §
380-81), each special exception application shall include the following:
(a)
Ground floor plans and elevations of proposed structures.
(b)
Names and addresses of adjoining property owners, including
properties directly across a public right-of-way.
(c)
A scaled drawing (site plan) of the site with sufficient detail
and accuracy to demonstrate compliance with all applicable provisions
of this chapter.
(d)
A written description of the proposed use in sufficient detail
to demonstrate compliance with all applicable provisions of this chapter.
(2) General criteria. Each applicant must demonstrate compliance with
the following:
(a)
The proposed use shall be consistent with the purpose and intent
of this chapter.
(b)
The proposed use shall not detract from the use and enjoyment
of adjoining or nearby properties.
(c)
The proposed use will not substantially change the character
of the subject property's neighborhood.
(d)
Adequate public facilities are available to serve the proposed
use (sewer, water and other utilities, vehicular access, etc.).
(e)
For development within the floodplain protection overlay, that the application complies with those requirements of §
380-32 of this chapter.
(f)
The proposed use shall comply with those criteria specifically listed in Article
V of this chapter. In addition, the proposed use must comply with all other applicable regulations contained in this chapter.
(g)
The proposed use will not substantially impair the integrity
of the Newberry Township Comprehensive Plan.
(3) Conditions. The Zoning Hearing Board, in approving special exception applications, may attach conditions considered necessary to protect the public welfare and the purposes listed above, including conditions which are more restrictive than those established for other uses in the same zoning district. These conditions shall be enforceable by the Zoning Officer and failure to comply with such conditions shall constitute a violation of this chapter and be subject to the penalties described in Article
VIII.
(4) Site plan approval. Any site plan presented in support of the special exception pursuant to §
380-75C(1) shall become an official plan of the record for said special exception. Approval of any special exception will also bind the use in accordance with the submitted site plan. Therefore, should a change in the site plan be required as part of the approval of the use, the applicant shall revise the site plan prior to the issuance of a zoning permit. Any subsequent change to the use on the subject property not reflected on the originally approved site plan shall require the obtainment of another special exception approval.
D. Variances. The Zoning Hearing Board shall hear requests for variances
where it is alleged that the provisions of this chapter inflict unnecessary
hardship upon the applicant. The Zoning Hearing Board may by rule
prescribe the form of application to the Zoning Officer.
(1) The Zoning Hearing Board may grant a variance, provided that all
of the following findings are made where relevant in 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 this chapter in the neighborhood or zoning district in which the
property is located.
(b) 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 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 zoning district or neighborhood 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 regulations in issue.
(2) In granting any variance, the Zoning Hearing Board may attach such reasonable conditions and safeguards as it may deem necessary to implement the purposes of this chapter. These conditions shall be enforceable by the Zoning Officer and failure to comply with such conditions shall constitute a violation of this chapter and be subject to the penalties described in Article
VIII.
E. Appeals.
(1) Appeals
from the determination of the Zoning Officer, including, but not limited
to, the granting or denial of any permit, or failure to act on the
application therefor, the issuance of any cease-and-desist order or
the registration or refusal to register any nonconforming use, structure
or lot.
(2) Appeals from a determination by a municipal engineer or the Zoning
Officer with reference to the administration of any provisions contained
within the floodplain protection overlay.
(3) Appeals from the determination of any officer or agency charged with
the administration of any transfers of development rights or performance
density provisions of this chapter.
(4) Appeals from the Zoning Officer's determination under Section 916.2
(and any subsequent amendments) of the MPC.
(5) Appeals from the determination of the Zoning Officer or municipal engineer in the administration of any land use ordinance with reference to sedimentation and erosion control, and/or stormwater management for applications not involving a subdivision and/or land development, or a planned residential development as regulated in Articles
V and
VII of the MPC, respectively.
Appeals under §
380-75E(1) through
(5), and proceedings to challenge chapter under §
380-75A and
B may be filed with the Zoning Hearing Board, in writing, by the landowner affected, any officer or agency of the Township, or any person aggrieved. Requests for a variance under §
380-75D and for special exception under §
380-75C may be filed with the Zoning Hearing Board by any landowner or any tenant with the permission of such landowner. Any appeal shall state:
A. The name and address of the appellant and applicant;
B. The name and address of the landowner of the real estate to be affected;
C. A brief description and location of the real estate to be affected
by such proposed change together with a plot plan drawn to scale with
sufficient clarity to show the nature and character of the request;
D. A statement of the present zoning classification of the real estate
in question, the improvements thereon and the present use thereof;
and
E. A statement of the section of this chapter under which the request
may be allowed and reasons why it should or should not be granted.
Any person, taxpayer, or the Township aggrieved by any decision
of the Board may, within 30 days after such decision of the Zoning
Hearing Board, seek review by the Court of Common Pleas of such decision
in the manner provided by the laws of the Commonwealth of Pennsylvania
and Article X-A of the Act, as amended.