Carroll Valley City Zoning Code
PART 19
ENFORCEMENT AND ADMINISTRATION
§ 27-1901 Statement of Legislative Intent.
[Ord. No. 1-2022, 5/10/2022]
The following standards shall establish the means and processes by which this chapter is administered. These provisions include, but are not limited to, the establishment, organization, function, and responsibilities of the Carroll Valley Borough Zoning Hearing Board, the appointment and responsibilities of the Carroll Valley Borough Zoning Officer, and the process for application and issuance of Carroll Valley Borough zoning permits.
§ 27-1902 Appointment of Zoning Hearing Board.
[Ord. No. 1-2022, 5/10/2022]
The Carroll Valley Borough Council shall, by resolution and in accordance with Section 903 of Municipalities Planning Code,[1] appoint a Carroll Valley Borough Zoning Hearing Board consisting of three members, and in accordance with Section 903(b) of the Municipalities Planning Code, one or more alternate members. Said Zoning Hearing Board shall have such duties, powers, jurisdiction, and authority as set forth in Article IX of the Municipalities Planning Code.
[1]
Editor's Note: See 53 P.S. § 10903.
§ 27-1903 Membership of Zoning Hearing Board.
[Ord. No. 1-2022, 5/10/2022]
Members and alternative members of the Zoning Hearing Board shall be residents of Carroll Valley Borough and shall hold no other elected or appointed office in Carroll Valley Borough.
§ 27-1904 Organization of Zoning Hearing Board.
[Ord. No. 1-2022, 5/10/2022]
1.
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 the 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 Section 908 of the Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10908.
2.
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 Board as may be needed to provide a quorum. Any alternate member of the Zoning Hearing 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.
3.
The Zoning Hearing Board may make, alter, and rescind rules and forms for its procedure, consistent with ordinances of the Borough and laws of the Commonwealth of Pennsylvania. The Zoning Hearing Board shall keep full public records of its business, which records shall be the property of the municipality, and shall submit a report of its activities to the Borough Council as requested by the Borough Council.
§ 27-1905 Zoning Hearing Board Expenditures for Services.
[Ord. No. 1-2022, 5/10/2022]
Within the limits of funds appropriated by the Borough Council, 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 Borough Council, but in no case shall it exceed the rate of compensation authorized to be paid to the Borough Council. Alternate members of the Zoning Hearing Board may receive compensation, as may be fixed by the Borough Council, for the performance of their duties when designated as alternate members pursuant to § 27-1904, Subsection 2, but in no case shall such compensation exceed the rate of compensation authorized to be paid to the Borough Council.
§ 27-1906 Hearings.
[Ord. No. 1-2022, 5/10/2022]
1.
The Zoning Hearing Board shall conduct hearings and make decisions in accordance with the following requirements:
A.
Public notice shall be given and written notice shall be given to the owner(s) of the subject land parcel(s), the applicant(s), the Zoning Officer, and all adjacent property owners to the subject land parcel(s), and any person who has made a written request for the same within 15 days of the scheduled hearing. Written notices shall be given at such time and in such manner as prescribed by the rules of the Zoning Hearing Board. In addition to the written notice provided for herein, a sign shall be conspicuously posted on the affected property at least one week prior to a scheduled hearing date. Such sign(s) shall bear on its face, at a minimum, the name of the hearing body and a phone number to contact the Zoning Officer to obtain additional information.
B.
The Borough Council 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.
C.
The first hearing before the Zoning Hearing Board or hearing officer shall be commenced within 60 days from the date of receipt of the applicant's application, unless the applicant has agreed in writing to an extension of time. Each subsequent hearing before the Zoning Hearing 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 Zoning Hearing Board or hearing officer shall ensure that the applicant receives at least seven hours of hearings within the 100 days, including the first hearing. Persons opposed to the application may, upon the written consent or consent on the record by the applicant and Carroll Valley Borough, be granted additional hearings to complete their opposition to the application provided the applicant is granted an equal number of additional hearings for rebuttal.
D.
The hearings shall be conducted by the Zoning Hearing Board, or the Zoning Hearing Board may appoint any member or an independent attorney as a hearing officer. The decision, or, where no decision is called for, the findings shall be made by the Zoning Hearing Board. However, the appellant or the applicant, as the case may be, in addition to Carroll Valley Borough, may, prior to the decision of the hearing, waive decision or findings by the Zoning Hearing Board and accept the decision or findings of the hearing officer as final.
E.
The parties to the hearing shall be the Borough Council, any person affected by the application who has made timely appearance of record before the Zoning Hearing Board, and any other person including civic or community organizations permitted to appear by the Zoning Hearing Board. The Zoning Hearing Board shall have power to require that all persons who wish to be considered parties enter appearances in writing on forms provided by the Zoning Hearing Board for that purpose.
F.
The chairperson or acting chairperson of the Zoning Hearing 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.
G.
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.
H.
Formal rules of evidence shall not apply, but irrelevant, immaterial, or unduly repetitious evidence may be excluded.
I.
The Zoning Hearing 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 Carroll Valley Borough. The cost of the original transcript shall be paid by the Zoning Hearing Board if the transcript is ordered by the Zoning Hearing Board or hearing officer, or shall be paid by the person appealing from the decision of the Zoning Hearing 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.
J.
The Zoning Hearing 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.
K.
The Zoning Hearing 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 Zoning Hearing 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 therefore. Conclusions based on any provisions of the Municipalities Planning Code or of any ordinance, 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.
L.
If the hearing is conducted by a hearing officer, and there has been no stipulation that his or her decision or findings are final, the Zoning Hearing 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 Zoning Hearing Board prior to final decision or entry of findings, and the Zoning Hearing Board's decision shall be entered no later than 30 days after the report of the hearing officer.
M.
Except for challenges filed under Section 916.1 of the Municipalities Planning Code[1], where the Zoning Hearing Board fails to render the decision with the period required by this subsection, or fails to commence, conduct or complete the required hearing as provided in Subsection 1C of this section, 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 Zoning Hearing Board to meet or render a decision as hereinabove provided, the Zoning Hearing Board shall give public notice of said decision within 10 days from the last day, the Zoning Hearing Board could have met to render a decision in the same manner as provided in Subsection 1A of this section. If the Zoning Hearing 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.
[1]
Editor's Note: See 53 P.S. § 10916.1.
N.
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 or her not later than the day following its date. To all other persons who have filed their name and address with the Zoning Hearing Board not later than the last day of the hearing, the Zoning Hearing 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.
§ 27-1907 Jurisdiction of Zoning Hearing Board.
[Ord. No. 1-2022, 5/10/2022]
1.
The Zoning Hearing Board shall have exclusive jurisdiction to hear and render final adjudications in the following matters:
A.
Substantive challenges to the validity of any land use ordinance, except those brought before the Board of Supervisors pursuant to Sections 609.1 and 916.1(a)(2) of the Municipalities Planning Code.
B.
Challenges to the validity of a zoning ordinance amendment raising procedural question 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 said ordinance amendments. Validity challenges shall meet all of the requirements set forth in Section 916.1 of the Municipalities Planning Code.
C.
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 therefore, the issuance of any cease and desist order or the registration or refusal to register any nonconforming use, structure or lot.
D.
Appeals from a determination by a Municipal Engineer or the Zoning Officer with reference to the administration of any floodplain or flood hazard ordinance or such provisions within Carroll Valley Borough land use ordinances.
E.
Applications for variances from the terms of the zoning ordinance and flood hazard ordinance or such provisions within a land use ordinance, pursuant to Section 910.2 of the Municipalities Planning Code and § 27-1908 of this chapter.
F.
Applications for special exceptions under the zoning ordinance or floodplain or flood hazard ordinance or such provisions within a land use ordinance, pursuant to Section 912.1 of the Municipalities Planning Code and § 27-1909 of this chapter.
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.
H.
Appeals from the Zoning Officer's determination under Section 916.2 of the Municipalities Planning Code.
I.
Appeals from the determination of the Zoning Officer or municipal engineer in the administration of any land use ordinance or provision thereof with reference to sedimentation and erosion control and stormwater management insofar as the same relate to development not involving applications specified in Article V or VII of the Municipalities Planning Code.
§ 27-1908 Variances.
[Ord. No. 1-2022, 5/10/2022]
1.
Jurisdiction. The Zoning Hearing Board shall hear requests for variances where it is alleged that the provisions of the zoning ordinance inflict unnecessary hardship upon the applicant.
2.
Application. The Zoning Hearing Board may by rule prescribe the form of application and may require preliminary application to the Zoning Officer. Application for any variance shall be made to the Zoning Hearing Board through the Zoning Officer. The application requirements shall include the following:
A.
The submittal of an application for a hearing before the Zoning Hearing Board.
B.
A plan drawing including the same elements as those required in § 27-1913, Subsection 3, of this chapter. The application shall provide information sufficient to evaluate conformance with the criteria for such variance as set forth in this section.
3.
Decision. 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 other 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 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 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 of 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. In granting any variance, the Board may attach such reasonable conditions and safeguards as it may deem necessary to implement the purposes of the Municipalities Planning Code and this chapter.
4.
Variances from AO District Standards. Application for variances from requirements established in the AO District shall be subject to the following standards in addition to the requirements established in § 27-1908, Subsections 1 through 3, above:
A.
Any request for a variance shall include documentation in compliance with 14 Code of Federal Regulations Part 77, Subpart B (FAA Form 7460-1, as amended or replaced). Determinations of whether to grant a variance will depend on the determinations made by the Federal Aviation Administration (FAA) and the PennDOT Bureau of Aviation as to the effect of the proposal on the operation of air navigation facilities and the safe, efficient use of navigable air space. In particular, the request for a variance shall consider which of the following categories the FAA has placed the proposed construction:
(1)
No objection: the subject construction/alteration is determined to not exceed obstruction standards and marking/lighting is not required to mitigate potential hazard. Under this determination, a variance may be granted.
(2)
Conditional determination: the proposed construction/alteration is determined to create some level of encroachment into an airport hazard area which can be effectively mitigated. Under this determination, a variance may be granted contingent upon implementation of mitigating measures, such as marking and lighting, as determined by the FAA.
(3)
Objectionable: the proposed construction/alteration is determined to be a hazard and is thus objectionable. A variance shall be denied and the reasons for this determination, as provided by the FAA, shall be outlined to the applicant.
B.
Where granting a variance is possible for a project assigned the no objection or conditional determination categories, such approval shall determine that the variance request meets the general variance standards of § 27-1908, Subsection 3, above. Further, such approval shall determine that a literal application or enforcement of the AO District regulations will result in unnecessary hardship and that relief granted will not be contrary to the public interest, will not create a hazard to air navigation, will do substantial justice, and will be in accordance with the intent of this section.
§ 27-1909 Special Exceptions.
[Ord. No. 1-2022, 5/10/2022]
1.
Where the Borough Council, in this chapter, has stated special exceptions to be granted or denied by the Zoning Hearing Board, pursuant to express standards and criteria, the Zoning Hearing Board shall hear and decide requests for such special exceptions in accordance with such standards and criteria.
2.
Applications for any special exception shall be made to the Zoning Hearing Board through the Zoning Officer. The Zoning Officer shall concurrently refer the matter to the Planning Commission for a report thereon as specified in this section.
3.
All applications shall include the following:
A.
The submittal of an application for a hearing before the Zoning Hearing Board.
B.
A plan drawing, including the same elements as those required in § 27-1913, Subsection 3, of this chapter.
C.
Information of sufficient to evaluate conformance with the standards specified in the pertinent section of this chapter.
4.
In granting a special exception, the Zoning Hearing Board may attach such reasonable conditions and safeguards in additions to those expressed in this chapter as it may deem necessary to implement the purposes of the Municipalities Planning Code, this chapter and to anticipate and ameliorate any negative impacts on the health, safety, and welfare of citizens residing nearby as well as the general public.
5.
In considering special exceptions, the Zoning Hearing Board shall utilize the following procedures:
A.
The Zoning Hearing Board's decisions to approve or deny a permit for a special exception use shall be made only after public notices and hearing as set forth in § 27-1906 of this chapter. Such permit shall apply only after public notice and hearing.
B.
No permit shall be granted by the Zoning Hearing Board for any special exception use until said Board has just received and considered advisory reports thereon received from the Carroll Valley Borough Planning Commission with respect to the location of such use in relation to growth patterns within the Borough, and wherever appropriate, with reference to the adequacy of the site plan design and the arrangement of buildings, driveways, access points, parking areas, off-street loading spaces, signage, lighting and any other pertinent features of a site plan.
C.
The Planning Commission shall have 30 days from the receipt of an application for hearing within which to file a report thereon. In the event that the Planning Commission shall fail to file its report within 30 days, such application shall have deemed to have received a neutral review from said agency. The Planning Commission may have representation at the public hearing held by the Zoning Hearing Board.
§ 27-1910 Parties Appellant Before Zoning Hearing Board.
[Ord. No. 1-2022, 5/10/2022]
Appeals under Sections 909.1(a)(1), (2), (3), (4), (7), (8) and (9) of the Municipalities Planning Code may be filed with the Zoning Hearing Board in writing by the landowner affected, any officer or agencies of the municipality, or any person aggrieved. Requests for a variance under Section 910.2 of the Municipalities Planning Code and requests for a special exception under Section 912.1 of the Municipalities Planning Code may be filed with the Zoning Hearing Board by any landowner or any tenant with the permission of such landowner.[1]
[1]
Editor's Note: See 53 P.S. §§ 10909.1, 10910.2 and 10912.1.
§ 27-1911 Time Limitations.
[Ord. No. 1-2022, 5/10/2022]
1.
No person shall be allowed to file any proceeding with the Zoning Hearing Board later than 30 days after an application for development, preliminary or final, has been approved by an appropriate municipal officer, agency or body 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, 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. The failure of anyone other than the landowner to appeal from an adverse decision on a tentative plan pursuant to Section 709 of the Municipalities Planning Code or from an adverse decision by a Zoning Officer on a challenge to the validity of an ordinance or map pursuant to Section 916.2 of the Municipalities Planning Code shall preclude an appeal from a final approval except in the case where the final submission substantially deviates from the approved tentative approval.
2.
All appeals from determinations adverse to the landowners shall be filed by the landowner within 30 days after notice of the determination is issued.
3.
Unless otherwise specified or extended by the Zoning Hearing Board, a variance or special exception authorized by the Zoning Hearing Board shall become null and void if the applicant fails to obtain and maintain a zoning permit, as set forth in § 27-1913 of this chapter, within 12 months from the date of authorization of the variance or special exception.
§ 27-1912 Zoning Officer.
[Ord. No. 1-2022, 5/10/2022]
For the administration of this chapter, a Zoning Officer, who shall not hold any elective office of the Borough, shall be appointed. The Zoning Officer shall administer this chapter in accordance with its literal terms, and shall not have the power to permit any construction or any change of use which does not conform to this chapter. The Zoning Officer shall examine all applications for permits, issue zoning permits for construction and uses which are in accordance with the requirements of this chapter, record and file all applications for zoning permits with accompanying plans and documents, and make such reports as the Board of Supervisors may require. Zoning permits for construction and for uses which are a special exception or variance to the requirements of this chapter shall be issued only upon written order of the Zoning Hearing Board. The Zoning Officer may be authorized to institute civil enforcement proceedings as a means of enforcement when acting within the scope of employment.
§ 27-1913 Zoning Permits.
[Ord. No. 1-2022, 5/10/2022]
1.
Requirement of Zoning Permits. A zoning permit shall be required prior to the erection, addition, or alteration of any building or structure or portion thereof, prior to the use or change in the use of a building, structure, or land, and prior to the change or extension of a nonconforming use. It shall be unlawful for any person to commence work for the erection or alteration of any building or structure, or for a change in land use, until a zoning permit has been duly issued. No zoning permit shall be required in cases of normal maintenance and repairs which do not structurally change a building or structure.
2.
Improvements Excluded from Permit Requirement. The following improvements to property are excluded from the requirement to obtain a zoning permit in accordance with § 27-1913, Subsection 1, above:
A.
Dog houses.
B.
Nonpermanent or inflatable swimming pools that are installed at the beginning of the swimming season and removed at the end of the swimming season, and that do not exceed 200 square feet in size.
C.
Swing sets.
D.
Sheds of less than 100 square feet in area.
E.
Tree houses for child recreation purposes. Tree stands for hunting purposes.
F.
Ground-mounted heating and air-conditioning equipment for a single residential dwelling, and any concrete or similar pad associated with such installation.
G.
Ramps or other features intended to meet accessibility needs to a given property.
3.
Applications for Permits. The following elements of a zoning permit application shall be provided by the applicant.
A.
A completed zoning permit application form. If the applicant is not the owner of the property, the signature of the owner is required on the application.
B.
Application fee.
C.
A site plan, drawn to scale, showing the following:
(1)
Actual shape and dimensions of the lot to be built upon.
(2)
Exact size and location of any buildings or structures existing on the lot.
(3)
Existing and proposed use of any buildings or structures existing on the lot.
(4)
Required building setback lines, per applicable section of this chapter.
(5)
The footprint and dimensions of any proposed building or structure, with its location on the lot accurately shown. Measurements of the distance from the proposed building or structure to the front, side and rear property lines must be shown.
(6)
Notes identifying the following:
(a)
The zoning district within which the property is located.
(b)
The use(s) of the proposed building(s) or structure(s).
(c)
The number of families or dwelling units the building is designed to accommodate (if applicable).
(7)
Other information deemed necessary by the Zoning Officer in order to accurately depict the proposed activity.
(8)
North arrow.
(9)
Scale.
(10)
Title block including applicant's name, owner's name, address of property, tax parcel number, name of plan preparer, plan preparation date.
D.
Any person who plans to erect a new structure, to add to an existing structure, or to erect and maintain any object (natural or man-made), within the AO District, shall first notify the PennDOT Bureau of Aviation (BOA) by submitting PennDOT Form AV-57 (as amended or replaced) to obtain an obstruction review of the proposal. The BOA response must be included with the zoning permit application for the zoning permit application to be considered complete.
4.
Issuance of Zoning Permits.
A.
No zoning permit shall be issued until the Zoning Officer has certified that the proposed use of land, building, structure, addition, alteration, sign, or other design feature complies with all the provisions of this chapter, and until the Zoning Officer has completed the following:
(1)
Review sheet to determine the completeness of the application submitted and compliance with this chapter.
(2)
Written determination of compliance or noncompliance with this chapter, including any conditions placed on a variance or special exception by the Zoning Hearing Board.
(3)
Zoning permit card for display.
B.
For zoning permit applications involving property within the AO District, issuance of the zoning permit shall be subject to the following:
(1)
If the BOA returns a determination of no penetration of airspace, the zoning permit application shall be considered in compliance with the intent of the AO District and may continue through the standard zoning permit review and approval process.
(2)
If the BOA returns a determination of a penetration of airspace, the zoning permit application shall be considered to not comply with the intent of the AO District and shall be denied. The applicant may seek a variance from the provisions of the AO District in accordance with the requirements of § 27-1908.
C.
A zoning permit issued in error shall become null and void.
D.
An approved zoning permit shall become void 12 months from the date of issuance unless construction work has commenced or the change in use has been accomplished.
E.
All applications with accompanying plans and documents shall become a public record after a zoning permit is issued or denied.
§ 27-1914 Fees.
[Ord. No. 1-2022, 5/10/2022]
In accordance with Section 617.3(e) of the Pennsylvania Municipalities Planning Code[1], the Borough Council shall prescribe reasonable fees with respect to the administration of this chapter and with respect to hearings before the Zoning Hearing Board. Such fee schedule shall be adopted by resolution of the Borough Council, and may be amended, from time to time.
[1]
Editor's Note: See 53 P.S. § 10617.3(e).
§ 27-1915 Preventive Remedies.
[Ord. No. 1-2022, 5/10/2022]
1.
In addition to other remedies provided for herein, Carroll Valley Borough may institute and maintain appropriate actions in law or in equity to restrain, correct or abate violations, to prevent unlawful construction, recover damages and to prevent illegal occupancy of a building, structure or premises. The description by metes and bounds in the instrument if transfer or other documents used in the process of selling or transferring shall not exempt the seller or transfer or from such penalties or from the remedies herein provided.
2.
Carroll Valley Borough, its Zoning Officer or other officers or officials, may refuse to issue any zoning permit or grant any approval necessary to further improve or develop any real property which has been developed or which has resulted from a subdivision of real property in violation of any provisions of this chapter. This authority to deny any such zoning permits or approvals shall apply to any of the following applicants:
A.
The owner or record at the time of such violation.
B.
The vendee or lessee of the owner of record at the time of such violation without regard as to whether such vendee or lessee had actual or constructive knowledge of the violation.
C.
The current owner of record who acquired the property subsequent to the time of violation without regard as to whether such vendee or lessee has actual or constructive knowledge of the violation.
D.
The vendee or lessee of the current owner of record who acquire the property subsequent to the time of violation without regard as to whether such vendee of lessee has actual or constructive knowledge of the violation.
3.
No zoning permit shall be issued nor shall any approval be granted to any applicant identified in Subsection 2 above, unless such applicant complies with the conditions which would have been applicable to the property at the time the applicant acquired an interest in such real property, unless Carroll Valley Borough waives such condition.
§ 27-1916 Enforcement Remedies.
[Ord. No. 1-2022, 5/10/2022]
1.
Any person, partnership or corporation who or which has violated any of the provisions of this chapter, upon being found liable therefor in a civil enforcement proceeding commenced by Carroll Valley Borough, shall pay a judgment of not more than either $500 or as alternatively assigned through amendment or reenactment of the Municipalities Planning Code, plus all court costs, plus reasonable attorneys' fees incurred by Carroll Valley Borough 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 Magisterial District Judge. If the defendant neither pays nor timely appeals the judgment, Carroll Valley Borough 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 Magisterial District Judge determining that there has been a violation further determines that there was a good-faith basis for the person, partnership or corporation violating this chapter 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 Magisterial District Judge and thereafter each day that the violation continues shall constitute a separate violation.
2.
The court of common pleas, upon petition of the defendant, may grant an order of stay, upon cause shown, tolling the per diem judgment pending a final adjudication of the violation and judgment.
3.
Nothing contained herein shall be construed or interpreted to grant to any person or entity other than Carroll Valley Borough, the right to commence any action for enforcement pursuant to this section.
4.
All judgments, costs, and reasonable attorneys' fees collected for the violation of this chapter shall be paid over to Carroll Valley Borough.
§ 27-1917 Enforcement Notice.
[Ord. No. 1-2022, 5/10/2022]
1.
The Zoning Officer is hereby authorized and directed to enforce the provisions of this chapter and to institute civil enforcement proceedings as provided for in § 27-1916 of this chapter, when acting within the scope of his or her employment.
2.
If it appears that a violation of this chapter has occurred, the Zoning Officer shall initiate enforcement proceedings by sending an enforcement notice to the owner of record of the parcel on which the violation has occurred, to any person who has filed a written request to receive enforcement notices regarding the parcel, and to any other person requested in writing by the owner of record.
3.
An enforcement notice shall state the following:
A.
The name of the owner of record and any other person against whom Carroll Valley Borough intends to take action.
B.
The location of the property in violation.
C.
The specific violation with a description of the requirements which have not been met, citing in each instance the applicable provisions of this chapter.
D.
That the owner of record or other person against whom Carroll Valley Borough intends to take action has 15 days to commence steps to comply with this chapter and 30 days within which to complete such steps to be in compliance with this chapter, unless such times are extended in writing by the Zoning Officer, for cause shown.
E.
That the recipient of the notice has the right to appeal to the Zoning Hearing Board within 30 days of the date of the enforcement notice or not later than the expiration of any extension granted, in writing, by the Zoning Officer.
F.
That the failure to comply with the enforcement notice within the time specified, unless extended by appeal to the Zoning Hearing Board, constitutes a violation with sanctions clearly described.
4.
In any appeal of an enforcement notice to the Zoning Hearing Board, the Zoning Officer and Carroll Valley Borough shall have the responsibility of presenting its evidence first.
5.
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 municipality if the Zoning Hearing Board, or any court in a subsequent appeal, rules in the appealing party's favor.
