Township of Warrington, PA
Bucks County
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Table of Contents
Table of Contents
Chapter 27 Zoning
Part 24: ADMINISTRATION AND ENFORCEMENT

§ 2401 The Zoning Officer.

[Ord. 85-2, 3/5/1985, § 2201]
1. 
The Zoning Officer. The provisions of this chapter shall be enforced by an agent to be appointed by the Board of Township Supervisors who shall be known as the Zoning Officer.
2. 
Deputy. The Board of Supervisors may designate an employee or employees of the Township as Deputy Zoning Officer who may exercise all the powers of the Zoning Officer.
3. 
Compensation. The compensation for the Zoning Officer and Deputy Zoning Officers shall be determined by the Board of Supervisors.
4. 
Duties and Responsibilities. The Zoning Officer shall have all the duties and powers conferred by this chapter in addition to those reasonably implied for that purpose. No permit shall be issued in connection with any contemplated erection, construction, alteration, repair, extension, replacement and/or use of any building, structure, sign and/or land unless it first conforms with the requirements of this chapter, all other ordinances of the Township and with the laws of the Commonwealth of Pennsylvania. He shall:
A. 
Receive applications, process the same and issue permits for the erection, construction, alteration, repair, extension, replacement and/or use of any building, structure, sign and/or use of any building, structure, sign and/or land in the Township.
B. 
At his discretion, examine or cause to be examined, all buildings, structures, signs, and/or land or portions thereof, for which an application has been fired for the erection, construction, alteration, repair, extension, replacement and/or use before issuing any permit. Thereafter, he may make such inspections during the completion of work for which a permit has been issued. Upon completion of the building, structure, sign and/or change, a final inspection shall be noted and the holder of the permit shall be notified of any discrepancies.
C. 
Keep a record of all applications received, all permits and certificates issued, reports of inspection, notices and orders issued and the complete recording of all pertinent factors involved. He shall file and safely keep copies of all plans permitted, and the same shall form a part of the records of his office and shall be available for the use of the Board of Township Supervisors and other officials of the Township. At least annually, he shall submit to the Board of Township Supervisors a written statement of all permits and certificates of use and occupancy issued, and violations and stop work orders recommend or promulgated.

§ 2402 Fees.

[Ord. 85-2, 3/5/1985, § 2202; as amended by Ord. 95-3, 2/21/1995]
Fees for permits shall be paid in accordance with the Township Fee Schedule to be adopted from time to time by resolution of the Board of Supervisors, and all such fees shall be paid into the Township Treasury. Each applicant for an appeal, special exception or variance shall, at the time of making application, pay a fee, in accordance with the aforementioned Fee Schedule, for the cost of advertising and mailing notices as required by this chapter and the rules of the Zoning Hearing Board. The resolution establishing the Fee Schedule may provide that deposit shall be required upon the issuance of a zoning permit authorizing the erection, construction, or alteration of any building or portions thereof, which deposit shall be refunded to the holder of such permit, upon certification by the Zoning Officer that the work has been inspected and approved as being in conformity with the zoning permit and the provisions of this and other applicable ordinances.

§ 2403 Permits.

[Ord. 85-2, 3/5/1985, § 2203; as amended by Ord. 04-11, 8/10/2004]
1. 
Requirements. It shall be unlawful to commence the excavation for or the construction or erection of any building, including an accessory building, or to commence the moving or alteration of any building, including an accessory building, until the Zoning Officer has issued a building permit for such work. No permit shall be required for repairs to or maintenance of any building, structure or grounds, provided such repairs or maintenance do not change the use, change or add to the building structurally or otherwise violate the provisions of this chapter. It shall also be unlawful to commence any development as defined in the Floodplain Management Ordinance on any property in Warrington Township, regardless of location in relationship to special hazard floodplain areas identified on Flood Insurance Rate Maps issued by the Federal Emergency Management Agency and updated from time to time, without first obtaining a permit from the Zoning Officer and floodplain administrator.
[Amended by Ord. 2014-O-21, 11/11/2014]
2. 
Form of Application. The application for a permit shall be submitted in such form as shall be prescribed by the Board of Supervisors and shall be accompanied by the required fee as hereinafter prescribed. Application for a permit shall be made by the owner or lessee of any building or structure, or the agent of either; provided, however, that if the application is made by a person other than the owner or lessee, it shall be accompanied by a written authorization of the owner or the qualified person making an application, that the proposed work is authorized by this owner. The full names and addresses of the owner, lessee, applicant, and of the responsible officer, if the owner or lessee is a corporate body, shall be stated in the application.
3. 
Required Documentation.
A. 
Description of Work. The application shall contain a general description of the proposed work, use and occupancy of all parts of the building, structure or sign and such additional information as may be required by the Zoning Officer. The application for the permit shall be accompanied by a plot plan of the proposed building, structure or sign drawn to scale with sufficient clarity to show the nature and character of the work to be performed, including off-street parking and loading space if required, the location of new and existing construction, and the distances of same from the existing lot lines.
B. 
Site Plan. The construction documents submitted with the application shall be accompanied by a site plan, drawn to scale, showing the size and location of new construction and existing structures on the site, distances from lot lines, the established street grades and the proposed finished grades. The plan shall be drawn in accordance with an accurate boundary line survey.
(1) 
In the case of applications for a new residential or nonresidential building, structure or additions to nonresidential buildings and structures, the site plan shall be prepared in three stages (plot plan, confirmation plan and as-built plan) by a professional engineer or land surveyor, registered to practice in the Commonwealth of Pennsylvania. All plans shall be drawn to an accurate scale of not less than 50 feet to the inch with all elevations established by the builder or owner's engineer or land surveyor on the subdivision or land development plan.
(2) 
In addition to the general requirements listed in the SALDO, plans shall show the following:
(a) 
Plot Plan.
1) 
Location of property showing the nearest intersecting street and distance in feet and decimal parts thereof, of property therefrom, together with a north point.
2) 
Dimensions, bearings and lot numbers as a plan of record.
3) 
The location of boundary monuments and pins.
4) 
Lot area in square feet or acres.
5) 
Building area in square feet.
6) 
Size and location of existing and proposed improvements.
7) 
All existing and proposed easements, restrictions, utility structures, land features and surrounding properties.
8) 
Topographical information, at contour intervals of no less than two feet.
9) 
Current zoning information, including name of district, minimum lot size, minimum setbacks and maximum impervious surfaces.
10) 
Zoning restriction lines, including front, side, rear and buffer yard setbacks.
11) 
The proposed method for discharge of rainwater and surface waters from the premises, including proposed grading.
12) 
In the case of a plot plan being prepared for a Zoning Hearing Board hearing, the plan shall show square foot area of each floor.
13) 
In the case of a plot plan being prepared for a Zoning Hearing Board hearing showing a building encroaching in a restricted area, the plan shall show the distance between front, side or rear property lines and the encroaching building.
14) 
Proposed basement, garage and first floor elevation.
15) 
The plan shall be drawn to scale, dated, bear the job number, and be signed and sealed by the responsible registered professional. The plan shall bear the name of the person for whom the plan has been prepared, the address, tax parcel number, subdivision lot number and name of the development.
(b) 
Confirmation Plan. After the building permit is issued, there shall also be filed a confirmation plan to be used to confirm the submitted plot plan or amend the plan to the actual basement, garage and first floor elevations immediately following the building foundation construction. The plans shall include locations, elevations, reference points or benchmarks, dates signed and sealed by the responsible registered professional.
(c) 
As-Built Plan. Prior to the issuance of a Certificate of Occupancy, an "as-built" survey, with all details required for plot plans established in § 2403(3)(B)(2)(a), containing the approval of the Township Engineer shall be filed with the Zoning Officer.
(3) 
In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structures and construction that are to remain on the site or plot.
(4) 
In the case of residential additions, accessory buildings, structures and alterations, the building official is authorized to waive or modify the requirement for a site plan.
4. 
Time Limit for Applications. An application for a permit for any proposed work shall be deemed to have been abandoned six months after the date of filing, unless such application has been diligently prosecuted or a permit shall have been issued; except that reasonable extensions of time for additional periods not exceeding 90 days each may be granted at the discretion of the Zoning Officer.
5. 
Issuance of Permits. Upon receiving the application, the Zoning Officer shall examine the same within a reasonable time after filing. If the application or plans do not conform to the provisions of all pertinent local laws, he shall reject such application in writing, stating the reasons therefor. He shall inform the applicant of his right of appeal to the Zoning Hearing Board in the event such application is rejected. If satisfied that the proposed work and/or use conforms to the provisions of this chapter and all laws and ordinances applicable thereto, and that the certificate of use and occupancy as required herein has been applied for, he shall issue a permit therefor as soon as practical.
6. 
Expiration of Permit. The permit shall expire after one year from the date of issuance; provided, however, that the same may be extended every six months for a period not to exceed an additional one year.
7. 
Revocation of Permits. The Zoning Officer may revoke a permit or approval issued under the provisions of this chapter in case of any false statement or misrepresentation of fact in the application or on the plan on which the permit or approval was based or for any other cause set forth in this chapter.
8. 
Posting of Permit. A true copy of the permit shall be posted kept on the site of operations open to public inspection during the entire time of prosecution of the work or use and until the completion of the same as defined on the application.
9. 
Temporary Permit. A temporary permit may be authorized by the Zoning Officer for a nonconforming structure or use which it deems necessary to promote the proper development of the community provided, that such nonconforming structure or use shall be completely removed upon expiration of the permit without cost to the Township. Such permits shall be issue for a specified period of time not to exceed one year and may be renewed annually for an aggregate period not exceeding three years.
10. 
Payment of Fees. No permit to begin work for the erection, construction, alteration, repair, extension, replacement and/or use of any building, structure, sign and/or land for construction or use purposes shall be issued until the fees prescribed by the Board of Township Supervisors pursuant to resolution shall be paid to the Zoning Officer. The payment of fees under this section shall not relieve the applicant or holder of said permit from payment of other fees that may be required by this chapter, or any other ordinance or law.
11. 
Compliance with Ordinance. The permit shall be a license to proceed with the work and should not be construed as authority to violate, cancel or set aside any of the provisions of this chapter, except as stipulated by the Zoning Hearing Board.
12. 
Compliance with Permit and Plot Plan. All work or uses shall conform to the approved application and plans for which the permit has been issued as well as the approved plot plan.

§ 2403-A Demolition Permits.

[Ord. 85-2, 3/5/1985; as added by Ord. 98-5, 3/10/1998, § I]
1. 
Definitions. When used in this section, the word "demolish" or "demolition" shall mean to alter a structure by rendering it unfit for use to such an extent that repair is not feasible or is so costly as to be economically prohibited.
2. 
Requirement for Demolition Permit. No building or other structure may be demolished without first securing a demolition permit from the Township. It shall be unlawful for any person to commence the demolition of any building, structure or portion thereof until a permit has been duly issued therefor.
3. 
Application for Demolition Permit. An application for a demolition permit shall be made to the Township Zoning Officer in writing on a form furnished by the Township, and any demolition permit fee adopted by resolution of the Board of Supervisors, which fee may be amended from time to time by resolution of the Board of Supervisors, shall be paid.
4. 
Issuance of Demolition Permit.
A. 
The Township Zoning Officer may hold any application for a permit to demolish a building for a period not to exceed 30 days from the date of the application. During the thirty-day period, the applicant shall permit the Township and/or its duly authorized historical commission and/or such consultants as are experts in the fields of architectural restoration, structural engineering, and like fields as the Township or the historical commission sees fit, to enter upon and inspect the structure to be demolished to assess its historical significance. If the application is for a property which is found to be on the National Register of Historical Places or is found to be eligible for registration on the National Register of Historical Places, the application shall be held for an additional 60 days to permit time to investigate how the property may be preserved.
B. 
If historically significant features are discovered, e.g., stairways, decorative trim paneling, beams, etc., during the period the application is held, the applicant shall cooperate in permitting these features to be removed for preservation before the building is demolished.

§ 2404 Certificate of Use and Occupancy.

[Ord. 85-2, 3/5/1985, § 2204]
1. 
It shall be unlawful to use and/or occupy any structure, building, sign and/or land portion thereof for which a permit is required herein until a certificate of use and occupancy for such structure, building, sign and/or land or portion thereof has been issued by the Zoning Officer. The application for issuance of a certificate of use and occupancy shall be made at the same time an application for a permit is filed with the Zoning Officer, as herein required.
2. 
The application for a certificate of use and occupancy shall be in such form as the Zoning Officer may prescribe and may be made on the same application as is required for a permit.
3. 
The application shall specify the intended use and/or occupancy of any structure, building, sign, and/or land or portion thereof for which a permit is required herein. Any such structure, building, sign and/or land or portion thereof for which a permit has been issued shall be used for only the use(s) specified and none other.
4. 
The Zoning Officer shall inspect any structure, building, or sign within 10 days upon notification that the proposed work that was listed under the permit has been completed, and if satisfied that the work is in conformity and compliance with the work listed in the issued permit and all other pertinent laws, he shall issue a certificate of use and occupancy for the intended use listed in the original application.
5. 
The certificate of use and occupancy or a true copy thereof shall be kept available within the Township offices for official inspection at all times.
6. 
Upon request of a holder of a permit, the Zoning Officer may issue a temporary certificate of use and occupancy for a structure, building, sign, and/or land, or portion thereof, before the entire work covered by the permit shall have been completed, provided such portion or portions may be used and/or occupied safely prior to full completion of the work without endangering life or public welfare. The Zoning Officer shall also issue a temporary certificate of use and occupancy for such temporary uses as tents, use of land for religious or public or semipublic proposes and similar temporary use and/or occupancy. Such temporary certificates shall be for the period of time to be determined by the Zoning Officer; however, in no case for a period exceeding six months.

§ 2405 Enforcement, Penalty and Remedy.

[Ord. 85-2, 3/5/1985, § 2205; as amended by Ord. 89-8, —/—/1989]
1. 
The construction, erection, replacement, alteration, repair, extension and/or use of any structure, building, sign and/or rand or the change of any use, area of use, percentage of use or extension or displacement of use of any structure, building, sign and/or land without first obtaining a permit, or the use of any building, structure, sign, and/or land without receipt of a certificate of use and occupancy or the failure to comply with any other provisions of this chapter, are hereby declared to be violations of this chapter.
2. 
Enforcement Notice.
A. 
The Zoning Officer shall send a written enforcement notice to the owner of record of the parcel on which the violation has occurred, to any person who has filed a written requires to receive enforcement notices regarding that parcel, and to any other person requested in writing by the owner of record.
B. 
An enforcement notice shall state at least the following:
(1) 
The name of the owner of record and any other person against whom the Township 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 chapter.
(4) 
The date before which the steps for compliance must be commenced and the date before which the steps must be completed.
(5) 
That the recipient of the notice has the right to appeal to the Zoning rearing board within a prescribed period of time in accordance with procedures set forth in this chapter.
(6) 
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. 
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 under this Act or prior to the enabling laws, the Board of Supervisors, or with the approval of the Board of Supervisors, an officer of the Township, 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 to prevent, in or about such premise, 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 Township at least 30 days prior to the time the action is begun by serving a copy of the complaint on the Board of Supervisors of the Township. No such action may be maintained until such notice has been given.
4. 
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 therefore in a civil enforcement proceeding commenced by Warrington Township, pay a judgment of not more than $500 plus all court costs including reasonable attorney fees incurred by Warrington Township as a result thereof. No judgment shall commence or be imposed, levied or payable until the date of the determination of a violation by the District Justice. If the defendant neither pays nor timely appeals the judgment, Warrington Township may enforce the judgment pursuant to the applicable rules of civil procedure. 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 was a good faith basis for the person, partnership or corporation violating the ordinance to have believed that there was 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 fees collected for the violation of zoning ordinances shall be paid over to Warrington Township.

§ 2406 Zoning Hearing Board.

[Ord. 85-2, 3/5/1985, § 2206; as amended by Ord. 95-1, 2/21/1995, § 1; and by Ord. 99-6, 5/11/1999, § 11]
1. 
Creation and Membership. The Zoning Hearing Board created under previous ordinances shall continue, said members having been appointed by the Board of Supervisors. The Board shall consist of five members, each of which shall serve a term of five years. Terms shall be staggered so that one member's term shall expire on December 31 of each year. The members of the Board shall be removable for cause, by the Board of Supervisors, in accordance with the provisions in Act 247. Vacancies shall be filled by appointment of the Board of Supervisors for the unexpired term of any member whose term become vacant. The Board of Supervisors may also reappoint members of the Board whose terms have expired.
2. 
General Procedures. The Zoning Hearing Board shall be governed by the provisions of the "Pennsylvania Municipalities Planning Code," Act 247 of 1968, amended, by Act 93 of 1972, 53 P.S. § 10101, as may be amended or revised, and such other Commonwealth of Pennsylvania laws as may be applicable. As used in this chapter, unless the context clearly indicates otherwise, the term "Board" shall refer to such Zoning Hearing Board, and "Act 247" shall refer to the Pennsylvania Municipalities Planning Code, as amended, as cited above.
3. 
Officers. The Board shall elect from its own membership its officer, who shall serve annual terms as such and may succeed themselves.
4. 
Meetings. Meetings shall be held at the call of the Board Chairman and at such other times as the Board may determine.
5. 
Hearings. Hearings will be held and records will be kept in accordance with Article IX, Act 247.
6. 
Powers. The Zoning Hearing Board shall have the following powers:
A. 
To hear and decide appeals where it is alleged there is error in any order, requirement, decision or determination made by an administrative official in the enforcement of this chapter or of any ordinance adopted pursuant hereto.
B. 
To hear and decide special exceptions authorized by this chapter. In granting a special exception, the Zoning Hearing Board may attach such reasonable conditions and safeguards in addition to those expressed in the Chapter, as it may deem necessary to implement the purposes of this chapter. In any case where a special exception is granted, construction must commence within six months, otherwise the special exception shall have deemed to have expired. The procedures shall be the same as those specified under this section. The following requirements also apply:
(1) 
Application shall be made in writing indicating the section of this chapter under which an exception is sought. A reasonably exact dimensional sketch shall be furnished showing placement and use of the proposed buildings; details of parking, loading and lighting; sidewalks and other pedestrian areas.
(2) 
Further, a description of the uses proposed shall be included in sufficient detail that the objectionable side effects, if any, can be determined.
(3) 
In granting special exceptions, the Zoning Hearing Board shall, in addition to such other factors as it may deem relevant:
(a) 
Give full consideration to the size, scope, extent and character of the exception desired and assure itself that such request is consistent with the plan for future land use in the Township and with the spirit, purpose and intent of this chapter.
(b) 
Consider the suitability of the property for the use desired and the extent to which the new expanded use is susceptible of regulation or restriction by appropriate conditions and safeguards.
(c) 
Consider the public interest in, or the need for the proposed use or change, and determine that the proposal will service the best interests of the Township, the convenience of the community (where applicable), and the public health, safety, morals and general welfare, but shall not constitute a change of use to one not specifically permitted by exception in that district.
(d) 
Consider, where pertinent, the effects of the proposed change with respect to congestion on the roads or highways, the most appropriate use of land, conserving the value of buildings, safety from fire, panic and other dangers, adequacy of light and air, the prevention of overcrowding the land, congestion of population and the adequacy of public and community services.
(e) 
Make certain that the proposed change is reasonable in terms of the logical efficient and economic extension of public services and facilities, such as public water, sewers, police and fire protection, transportation and public schools.
(f) 
Take into consideration the character and type of development in the area surrounding the location for which the request is made and determine that the proposed change or modification, as permitted, will constitute an appropriate use in the area and will not substantially injure or detract from the use of surrounding property or from the character of the neighborhood.
C. 
To authorize, upon appeal, in specific cases such variance from the terms of this chapter as will not be contrary to public interest, where owing to special conditions a literal enforcement of the provisions of this chapter will result in unnecessary hardship, in order that the spirit of the Chapter shall be observed and substantial justice done.
D. 
Variances to the delineated one-hundred-year floodplain line and elevations as specified in the Floodplain Management Ordinance located in the Warrington Township Code of Ordinances, Chapter 8, Floodplains.
E. 
In exercising the above mentioned powers, the Board may, in conformity with the provisions of this Part, reverse or affirm, wholly or partly, or may modify the order, requirement, decision or determination appealed from, and may make such order, requirement, decision or determination as believed proper. Notice of such decision shall forthwith be given to all parties in interest.
7. 
Notice of Public Hearing. Upon receiving an appeal, the Board shall fix a reasonable time and place for a public hearing thereon and shall give the notice thereof:
A. 
By advertising at least one week before the hearing, at least one time in a newspaper of general circulation within the Township.
B. 
By mailing due notices at least six days prior to the date of the hearing to the public in interest. Such parties shall be at least those persons adjoining or across public roads from the property in question.
C. 
By posting said hearing notice conspicuously on the affected tract of land.
8. 
Public Hearing. The Board shall conduct a public hearing on such appeal at which hearing any party may appear in person, or by agent or attorney, and all of said parties so affected shall be given an opportunity to be heard.
9. 
Decision of the Board. The Board shall decide the issue involved within 45 days after the hearing or, if said hearing is continued, within 45 days after said continued hearing. If the Board does not make a decision within 45 days after the hearing or continued hearing, it shall be deemed that such Board has decided in favor of the Board of Township Supervisors. Such amendment, supplement, change or repeal shall be submitted to the Township Planning Department or Planning Commission for its recommendations and shall be specially found by the Board of Township Supervisors to be in accordance with the spirit and intent of the formally adopted portions of the Comprehensive Plan before final action shall be taken by the Board of Supervisors.
[Amended by Ord. 2014-O-07, 4/8/2014]
10. 
Effect of Board's Decision.
A. 
If the variance is granted or the issuance of a permit is approved, or other action by the appellant is authorized, the necessary permit shall be secured and the authorized action begun within six months after the date when the variance is finally granted or the issuance of the permit is finally approved, or the other action by the appellant is authorized; the building or alteration, as the case may be, shall be completed within 12 months of said date. For good cause the Board may, upon application in writing stating the reasons therefor, extend it for an additional six months.
B. 
Should the appellant or applicant fail to obtain the necessary permits within said six-month-period, or having obtained the permit should he fail to commence work thereunder within such six-month-period, it shall be conclusively presumed that the appellant or applicant has waived, withdrawn, or abandoned his appeal or his application, and all provisions, variances and permits granted to him shall be deemed automatically rescinded by the Board.
C. 
Should the appellant or applicant commence construction or alteration within said six-month-period, but should he fail to complete such construction or alteration within said twelve-month-period, the Board may rescind or revoke the granted variance, or the issuance of the permit, or permits, or other action authorized to the appellant or applicant. If the Board finds that a good cause appears for the failure to complete within such twelve-month-period, and if the Board further finds that conditions have so altered or changed in the interval since the granting of the variance, permit or action, that revocation or rescission of the action is justified.

§ 2407 Amendments.

[Ord. 85-2, 3/5/1985, § 2207; as amended by Ord. 2014-O-07, 4/8/2014]
The Board of Township Supervisors may, from time to time, after public notice and hearing as hereinafter prescribed, amend, supplement, change or repeal this chapter, including the Zoning Map. Any amendment, supplement, change or repeal may be initiated by the Township Planning Department or Planning Commission, the Board of Supervisors or by a petition to the Township Secretary and shall thereafter be refiled as part of the permanent records of the Township.
A. 
Amendments Initiated by the Township Planning Department or Planning Commission. When an amendment, supplement, change or repeal is initiated by the Township Planning Department or Planning Commission, the proposal shall be presented to the Board of Township Supervisors, which shall then proceed in the same manner as with a petition to the Board of Township Supervisors which has already been reviewed by the Township Planning Department or Planning Commission.
B. 
Amendment Initiated by the Board of Township Supervisors. When an amendment, supplement, change or repeal is initiated by the Board of Township Supervisors, it shall submit the proposal to the Township Planning Department or Planning Commission for review and recommendations.
C. 
Amendments by Citizens' Petition. Whenever the owners of 75% or more of the adjacent properties, including those with opposite street frontage in any area where a change of zoning regulations is sought shall present to the Board of Supervisors a petition duly signed and acknowledged, requesting an amendment, supplement, change, modification or repeal of regulations prescribed for, or the Zoning Map including such area, it shall be the duty of the Board of Supervisors to hold a public hearing thereon and cause written notice to be given to each property owner having frontage on the subject area not less than 14 days in advance of said public meeting and notices to be given in a manner prescribed in § 2407(7) of this chapter. For purposes of this section, the area wherein a change in zoning is sought shall be not less than five acres or 1,000 feet of lineal frontage, whichever is less.
D. 
Procedure for Petition. The petition for amendment, supplement, change or repeal shall continue as fully as possible all the information requested by the Zoning Officer and shall be signed by at least one record owner of the property in questions whose signature shall be notarized attesting to the truth and correctness of all the facts and information presented in the petition. A fee established by the Board of Township Supervisors shall be paid upon the filing of such petition for change and for the purpose of defraying the costs of the proceedings prescribed herein.
E. 
Referral to Township Planning Department. After receipt of the petition by the Board of Township Supervisors, said petition shall be presented to the Township Planning Department for review and recommendations at least 30 days prior to the public hearing. A report of said review, together with any recommendations, shall be given to the Board of Township Supervisors in writing within 30 days from the date of referral. If the Township Planning Department shall fail to file such a report within the time and manner specified, it shall be conclusively presumed that the Township Planning Department has approved the proposed amendment, supplement, change or repeal.
F. 
Referral to Professional Consultants. In addition to review by the Township Planning Department, the Township Board of Supervisors may submit proposed amendments to professional consultants for review and recommendations. A report of said review and recommendations must be given to the Board of Supervisors within 45 days from date of referral. If such a report is not filed within the time and manner specified, it shall be concluded that the professional consultants are in agreement with the proposed amendment, supplement or change.
G. 
Public Hearing. The Board of Township Supervisors shall fix a time and place for a public hearing at which parties of interest and citizens shall have an opportunity to be heard. Notice of the time and place of such hearing shall be published in one newspaper of general circulation in the Township once each week for two successive weeks, not more than 30 days and not less than 14 days prior to the date of said hearings.
H. 
Action by the Board of Township Supervisors. At the time and place specified, the Board of Township Supervisors shall conduct a hearing on said petition to amend, supplement, change or repeal this chapter or the Zoning Map of the Township and shall thereafter within a period of 30 days either reject the proposed change or adopt and ordinance implementing the proposed change. The Board of Township Supervisors may adjourn said hearing at its discretion to a time and place certain.
I. 
Authentication of Official Zoning Map. Whenever there has been a change in the boundary of a zoning district or reclassification of the zoning district adopted in accordance with the above, the change on the official map shall be made, and shall be duly certified by the person or Township Official aggrieved or affected who is seeking relief. All actions of the Board shall be by resolution and a copy shall be furnished to the parties in interest and the Zoning Officer and said resolution shall be retained by the Zoning Officer as a public record.