A.
When used hereafter in this article, the word "Board" shall mean
the Zoning Hearing Board.
B.
There shall be a Zoning Hearing Board that shall consist of three
members, who shall be appointed by resolution by the Board of Supervisors.
However, the Board of Supervisors may, by resolution, increase the
size of the Board to five members. All Board members must be Township
residents. Terms of the office shall be three years for three-member
Boards and five years for five-member Boards. If a three-member Board
is changed to a five-member Board, the members of the existing three-member
Board shall continue in office until their term of office would expire
under prior law. The Board of Supervisors shall appoint two additional
members to the Board with terms scheduled to expire in accordance
with the provisions of this section. The Board shall promptly notify
the Board of Supervisors of any vacancies that occur. Appointments
to fill vacancies shall be only for the unexpired portion of the term.
Members of the Board shall hold no other office in the Township. Any
member of the Board may be removed for malfeasance, misfeasance, or
nonfeasance in office or for other just cause by a majority vote of
the Board of Supervisors taken after the member has received 15 days'
advance notice of the intent to take such a vote. A hearing shall
be held in connection with the vote if the member shall request it
in writing.
C.
The Board of Supervisors may appoint by resolution at least one but no more than three residents of the municipality to serve as alternate members of the Board. The term of office of an alternate member shall be three years. When seated pursuant to the provisions of § 425-120 of this chapter, an alternate shall be entitled to participate in all proceedings and discussions of the Board to the same and full extent as provided by law for Board members, including specifically the right to cast a vote as a voting member during the proceedings, and shall have all the powers and duties set forth in this chapter and as otherwise provided by law. Alternates shall hold no other office in the municipality, including membership on the Planning Commission and Zoning Officer. Any alternate may participate in any proceeding or discussion of the Board but shall not be entitled to vote as a member of the Board nor be compensated pursuant to § 425-121 of this chapter, unless designated as a voting alternate member pursuant to § 425-120 of this chapter.
The Board shall elect from its own membership its officers, who shall serve annual terms as such and may succeed themselves. For the conduct of any hearing and the taking of any action, a quorum shall be not less than a majority of all members of the Board, but the Board may appoint a hearing officer from its own membership to conduct any hearing on its behalf and the parties may waive further action by the Board as provided in § 425-122 of this chapter. If, by reason of absence or disqualification of a member, a quorum is not reached, the Chairman of the Board shall designate as many alternate members of the Board to sit on the Board as may be needed to provide a quorum. Any alternate member of the Board shall continue to serve on the Board in all proceedings involving the matter or case for which the alternate was initially appointed until the 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 Board may make, alter, and rescind rules and forms for its procedure, consistent with ordinances of the Township and laws of the commonwealth. The 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 Board may employ or contract for secretaries, clerks, legal counsel, consultants and other technical and clerical services. Members of the Board may receive compensation for the performance of their duties, as may be fixed by the Board of Supervisors. Alternate members of the 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 § 425-120 of this chapter, but in no case shall such compensation exceed the rate of compensation authorized to be paid to the members by the Board of Supervisors.
A.
The Board shall conduct hearings and make decisions in accordance
with the following requirements:
(1)
Public notice shall be given and written notice shall be given
to the applicant, the Zoning Officer, such other persons as the Township
Board of Supervisors shall designate by ordinance and to any person
who has made timely request for the same. Written notices shall be
given at such time and in such manner as shall be prescribed by ordinance
or, in the absence of ordinance provision, by rules of the Board.
In addition to the written notice provided herein, written notice
of said hearing shall be conspicuously posted on the affected tract
of land at least one week prior to the hearing.
(2)
The Board of Supervisors may prescribe reasonable fees with
respect to hearings before the Zoning Hearing Board. Fees for said
hearings may include compensation for the secretary and members of
the Zoning Hearing Board, notice and advertising costs and necessary
administrative overhead connected with the hearing. The costs, however,
shall not include legal expenses of the Zoning Hearing Board, expenses
for engineering, architectural or other technical consultants or expert
witness costs. Each subsequent hearing before the board or hearing
officer shall be held within 45 days of the prior hearing, unless
otherwise agreed to by the applicant in writing or on the record.
An applicant shall complete the presentation of his case-in-chief
within 100 days of the first hearing. Upon the request of the applicant,
the board or hearing officer shall assure that the applicant receives
at least seven hours of hearings within the 100 days, including the
first hearing. Persons opposed to the application shall complete the
presentation of their opposition to the application within 100 days
of the first hearing held after the completion of the applicant's
case-in-chief, provided the persons opposed to the application are
granted an equal number of additional hearings. Persons opposed to
the application may, upon the written consent or consent on the record
by the applicant and municipality, be granted additional hearings
to complete their opposition to the application, provided the applicant
is granted an equal number of additional hearings for rebuttal.
(3)
The hearing shall be held within 60 days from the date of the
applicant's request, unless the applicant has agreed in writing to
an extension of time.
B.
The hearings shall be conducted by the Board, or the Board may appoint
any member as a hearing officer. The decision, or, where no decision
is called for, the findings shall be made by the Board; however, the
appellant or the applicant, as the case may be, in addition to the
municipality, may, prior to the decision of the hearing, waive the
decision or findings by the Board and accept the decision or findings
of the hearing officer as final.
C.
The parties to the hearing shall be the Township, any person affected
by the application who has made timely appearance of record before
the Board, and any other person including civic or community organizations
permitted to appear by the Board. The Board shall have power to require
that all persons who wish to be considered parties enter appearances
in writing on forms provided by the Board for that purpose.
D.
The Chairman or acting Chairman of the Board or the hearing officer
presiding shall have power to administer oaths and issue subpoenas
to compel the attendance of witnesses and the production of relevant
documents and papers, including witnesses and documents requested
by the parties.
E.
The parties shall have the right to be represented by counsel and
shall be afforded the opportunity to respond and present evidence
and argument and cross-examine adverse witnesses on all relevant issues.
F.
Formal rules of evidence shall not apply, but irrelevant, immaterial,
or unduly repetitious evidence may be excluded.
G.
The Board or the hearing officer, as the case may be, shall keep
a stenographic record of the proceedings. The appearance fee for a
stenographer shall be shared equally by the applicant and the Board.
The cost of the original transcript shall be paid by the Board if
the transcript is ordered by the Board or hearing officer; or shall
be paid by the person appealing from the decision of the Board if
such appeal is made, and in either event, the cost of additional copies
shall be paid by the person requesting such copy or copies. In other
cases, the party requesting the original transcript shall bear the
cost thereof.
H.
The Board or the hearing officer shall not communicate, directly
or indirectly, with any party or his representatives in connection
with any issue involved, except upon notice and opportunity for all
parties to participate, shall not take notice of any communication,
reports, staff memoranda, or other materials, except advice from their
Solicitor, unless the parties are afforded an opportunity to contest
the material so noticed and shall not inspect the site or its surroundings
after the commencement of hearings with any party or his representative
unless all parties are given an opportunity to be present.
I.
The Board or the hearing officer, as the case may be, shall render a written decision or, when no decision is called for, make written findings on the application within 45 days after the last hearing before the Board or hearing officer. Where the application is contested or denied, each decision shall be accompanied by findings of fact and conclusions based thereon together with the reasons therefor. Conclusions based on any provisions of the Act or of this chapter, rule or regulation shall contain a reference to the provision relied on and the reasons why the conclusion is deemed appropriate in the light of the facts found. If the hearing is conducted by a hearing officer, and there has been no stipulation that his decision or findings are final, the Board shall make his report and recommendations available to the parties within 45 days and the parties shall be entitled to make written representations thereon to the Board prior to final decision or entry of findings, and the Board's decision shall be entered no later than 30 days after the report of the hearing officer. Where the Board fails to render the decision within the period required by this subsection, or fails to commence, conduct or complete the required hearing as provided in Subsection A(3), the decision shall be deemed to have been rendered in favor of the applicant unless the applicant has agreed in writing or on the record to an extension of time. When a decision has been rendered in favor of the applicant because of the failure of the Board to meet or render a decision as hereinabove provided, the Board shall give public notice of said decision within 10 days from the last day it could have met to render a decision in the same manner as provided in Subsection A of this section. If the Board shall fail to provide such notice, the applicant may do so. Nothing in this subsection shall prejudice the right of any party opposing the application to appeal the decision to a court of competent jurisdiction.
J.
A copy of the final decision or, where no decision is called for,
of the findings shall be delivered to the applicant personally or
mailed to him not later than the day following its date. To all other
persons who have filed their name and address with the Board not later
than the last day of the hearing, the Board shall provide by mail
or otherwise, brief notice of the decision or findings and a statement
of the place at which the full decision or findings may be examined.
K.
Effect of Board's decision.
(1)
Once the Zoning Hearing Board finally approves a variance or
special exception, or authorizes the issuance of a permit, the applicant
must secure a permit and begin work towards completion within six
months of final land development plan/final subdivision plan recordation.
All permitted work must be completed within 12 months, unless the
applicant applies in writing, and is granted an extension. Such extension
shall be limited to no more than one additional twelve-month period.
(2)
Should the applicant fail to obtain a permit or begin work towards
completion within the first six months, it shall be presumed that
the applicant has abandoned his/her application or appeal, and any
approvals or authorizations by the Zoning Hearing Board shall be automatically
rescinded.
(3)
Should the applicant fail to complete permitted work within
12 months, or any specified time extension, the Zoning Hearing Board
may, after 10 days' written notice to the applicant, revoke any approvals
or authorizations.
The Zoning Hearing Board shall have the exclusive jurisdiction
to hear and render decisions in the following matters:
A.
Substantive challenges to the validity of the Zoning Ordinance, except those brought before the Board of Supervisors pursuant to § 425-131E of this chapter.
(1)
If a challenge heard by the Zoning Hearing Board is found to
have merit, the decision of the Zoning Hearing Board shall include
recommended amendments to the challenged ordinance 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 the chapter or 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.
(e)
The impact of the proposal on the preservation of agriculture
and other land uses which are essential to public health and welfare.
(2)
The Zoning Hearing Board shall render its decision within 45
days after the conclusion of the last hearing. If the 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.
(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)
Public notice of the hearing shall be provided as specified in § 425-131B(2) of this chapter.
B.
Challenges to the validity of the Zoning Ordinance 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 the chapter.
C.
Application for special exceptions pursuant to the expressed following
requirements:
(1)
Filing requirements. In addition to the required zoning permit information (see § 425-129 of this chapter), each special exception application shall include the following:
(a)
Ground-floor plans and elevations of proposed structures.
(b)
Names and address 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 the Zoning Ordinance.
(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 (e.g., schools, fire, police and ambulance protection, sewer,
water and other utilities, vehicular access, etc.).
(e)
For development within the (FP) Zone, that the application complies with those requirements listed in § 425-21J of this chapter.
(f)
The proposed use shall comply with those criteria specifically listed in Article IV 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 Township's 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 zone. 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 VII of this chapter.
(4)
Site plan approval. Any site plan presented in support of the special exception pursuant to Subsection C(1) of this chapter shall become an official part 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 Board shall hear requests for variances where it is
alleged that the provisions of this chapter inflict unnecessary hardship
upon the applicant. The Board may, by rule, prescribe the form of
application to the Zoning Officer. The Board may grant a variance,
provided the following findings are made where relevant in a given
case:
(1)
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 zone
in which the property is located.
(2)
That because of such physical circumstances or conditions, there
is not 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.
(3)
That such unnecessary hardship has not been created by the appellant.
(4)
That the variance, if authorized, will not alter the essential
character of the zone 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.
(5)
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.
(7)
In granting any variance, the Board may attach such reasonable conditions and safeguards as it may deem necessary to implement the purposes of this chapter. These conditions shall be enforceable by the Zoning Officer, and failure to comply with such conditions shall constitute a violation of this chapter and subject to the penalties described in Article VII of this chapter.
(8)
Filing requirements. In addition to the required zoning permit information (see § 425-129 of this chapter), each variance application shall include the following:
(a)
Ground floor plans and elevations of existing and/or 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.
E.
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.
F.
Appeals from a determination by a municipal engineer or the Zoning
Officer with reference to the administration of any provisions contained
within the (FP) Zone.
G.
Appeals from the determination of any officer or agency charged with
the administration of any transfers of development rights or performance
density provisions of the Zoning Ordinance.
I.
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/land development, nor a planned residential development as regulated in Articles V and VII of the Act, respectively.[2]
[2]
Editor's Note: See 53 P.S. §§ 10501 et seq.
and 10701 et seq., respectively.
Appeals under § 425-123E, F, G, H and I of this chapter and proceedings to challenge this chapter under § 425-123A and B of this chapter may be filed with the Board in writing by the landowner affected, any officer or agency of the Township, or any person aggrieved. Requests for a variance under § 425-123D of this chapter and for special exception under § 425-123C of this chapter may be filed with the 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.
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.
A.
No person shall be allowed to file any proceeding with the Board
later than 30 days after an application for development, preliminary
or final, has been approved by the Zoning Officer or the agency responsible
for granting such approval if such proceeding is designed to secure
reversal or to limit the approval in any manner, unless such person
alleges and proves that he had no notice or knowledge or reason to
believe that such approval had been given. If such person has succeeded
to his interest after such approval, he shall be bound by the knowledge
of his predecessor in interest.
B.
The failure of anyone other than the landowner to appeal from an
adverse decision by the Zoning Officer on a challenge to the validity
of this chapter or the Official Zoning Map pursuant to Section 916.2
of the Act, as amended,[1] shall preclude an appeal from a final approval, except
in the case where the final submission substantially deviates from
the approved tentative preliminary approval.
[1]
Editor's Note: See 53 P.S. § 10916.2.
A.
Upon filing of any proceeding referred to in § 425-124 of this chapter and during its pendency before the Board, all land development pursuant to any challenged ordinance, order or approval of the Zoning Officer or of any agency or body, and all official action thereunder, shall be stayed unless the Zoning Officer or any other appropriate agency or body certifies to the Board facts indicating that such stay would cause imminent peril to life or property, in which case, the development or official action shall not be stayed otherwise than by a restraining order, which may be granted by the Board or by the court having jurisdiction of zoning appeals on petition after notice to the Zoning Officer or other appropriate agency or body. When an application for development, preliminary or final, has been duly approved and proceedings designed to reverse or limit the approval are filed with the Board by persons other than the applicant, the applicant may petition the court having jurisdiction of zoning appeals to order such persons to post bond as a condition to continuing the proceedings before the Board. After the petition is presented, the court shall hold a hearing to determine if the filing of the appeal is frivolous. At the hearing, evidence may be presented on the merits of the case. It shall be the burden of the applicant for a bond to prove the appeal is frivolous. After consideration of all evidence presented, if the court determines that the appeal is frivolous, it shall grant the petition for a bond. The right to petition the court to order the appellants to post bond may be waived by the appellee, but such waiver may be revoked by him if an appeal is taken from a final decision of the court. The question whether or not such petition should be granted and the amount of the bond shall be within the sound discretion of the court. An order denying a petition for bond shall be interlocutory. An order directing the responding party to post a bond shall be interlocutory.
B.
If an appeal is taken by a respondent to the petition for a bond
from an order of the court dismissing a zoning appeal for refusal
to post a bond and the appellate court sustains the order of the court
below to post a bond, the respondent to the petition for a bond, upon
motion of the petitioner and after hearing in the court having jurisdiction
of zoning appeals, shall be liable for all reasonable costs, expenses,
and attorney fees incurred by the petitioner.
Any person, taxpayer, or the Township aggrieved by any decision
of the Board may within 30 days after such decision of the 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.[1]
[1]
Editor's Note: See 53 P.S. § 11001-a et seq.
