Elizabeth Township Allegheny County
City Zoning Code
City Zoning Code
ARTICLE XX
ADMINISTRATION AND ENFORCEMENT
§ 2000 Zoning Officer Powers and Duties.
A.
The provisions of this chapter shall be administered and enforced by a Zoning Officer who shall be appointed by the Board of Commissioners. The Zoning Officer shall hold no elective office in the Township. The Zoning Officer shall meet the qualifications established by the Township and shall be able to demonstrate, to the satisfaction of the Township, a working knowledge of municipal zoning.
B.
The Zoning Officer shall have all the powers and duties conferred upon him by this chapter and the Pennsylvania Municipalities Planning Code. The Zoning Officer's duties shall include the following:
(1)
Receive and examine all applications for zoning certificates and certificates of occupancy.
(2)
Notify applicants of any deficiencies in applications and request additional information.
(3)
Process applications for zoning certificates and certificates of occupancy for all permitted uses.
(4)
Receive applications for uses by special exception and variances and forward these applications to the Zoning Hearing Board for action prior to considering issuance of zoning certificates or certificates of occupancy for the proposed use.
(5)
Receive applications for conditional uses and forward these applications to the Planning Commission and Board of Commissioners for recommendation and action prior to considering issuance of zoning certificates or certificates of occupancy for the proposed use.
(6)
Receive and process all requests for reasonable accommodation under the Fair Housing Act Amendments and the Americans with Disabilities Act (ADA).
(7)
Issue permits only where there is compliance with the provisions of this chapter, with other Township ordinances and the laws of the commonwealth.
(8)
Issue denials of zoning certificates or certificates of occupancy and refer any appeal of the denial to the Zoning Hearing Board for action thereon.
(9)
Conduct inspections and surveys to determine compliance or noncompliance with this chapter.
(10)
Issue notices of violation in accordance with the requirements of § 2001, below.
(11)
With the approval of the Board of Commissioners, or when directed by the Board of Commissioners, institute, in the name of the Township, any appropriate action or proceeding to prevent unlawful erection, construction, reconstruction, alteration, repair, conversion, maintenance or use; to restrain, correct or abate such violation so as to prevent the occupancy or use of any building, structure or land; or to prevent any illegal act, conduct, business or use in or about such premises.
(12)
Revoke any order or permit issued under a mistake of fact or contrary to the law or the provisions of this chapter.
(13)
Record and file all applications for zoning certificates and certificates of occupancy with accompanying plans and documents, and maintain those files as a public record.
(14)
Maintain the official Zoning District Map for the Township.
(15)
Register nonconforming uses, structures and lots in accordance with § 1804 of this chapter.
(16)
Submit a monthly written report to the Board of Commissioners of all zoning certificates, certificates of occupancy, sign permits, temporary use permits and all notices of violation and orders issued.
(17)
Meet with the Planning Commission monthly to advise the Commission regarding potential developments and to discuss any problems in administering this chapter and/or recommend amendments to this chapter.
§ 2001 Enforcement.
2001.1
Violations. Failure to comply with any provisions of this chapter; failure to secure a zoning certificate prior to the erection, construction, extension, structural alteration, addition or occupancy of a building or structure; or failure to secure a certificate of occupancy for the use or change of use or occupancy of structures or land shall be a violation of this chapter.
2001.2
Enforcement Notice. The enforcement notice shall contain the following information:
A.
The name of the owner of record and any other person against whom the Township 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.
The date before which steps for compliance must be commenced and the date before which the steps must be completed.
E.
That the recipient of the notice has the right to appeal to the Zoning Hearing Board within a prescribed period of time in accordance with the procedures set for in this chapter.
F.
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.
2001.3
Enforcement Remedies.
A.
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 therefor in a civil enforcement proceeding commenced by the Township, pay a judgment of not more than $500 plus all court costs, including reasonable attorney fees incurred by the Township as a result thereof. No judgment shall commence or be imposed, levied or be payable until the date of the determination of a violation by the District Justice. If the defendant neither pays nor timely appeals the judgment, the Township may enforce the judgment pursuant to the applicable rules of civil procedure.
B.
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 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 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 this chapter shall be paid over to the Township.
C.
The Court of Common Pleas, upon petition, may grant an order of stay, upon cause shown, tolling the per diem fine pending a final adjudication of the violation and judgment.
D.
Nothing contained in this subsection shall be construed or interpreted to grant to any person or entity other than the Township the right to commence any action for enforcement pursuant to this subsection.
2001.4
Causes of Action. In case any building or structure is erected, constructed, reconstructed, structurally altered, repaired, converted or maintained or any building or structure or land is used in violation of this chapter or of any other ordinance or regulation made under authority conferred hereby, the Board of Commissioners or, with approval of the Board of Commissioners, the Zoning Officer or other proper official, in addition to other remedies, may institute in the name of the Township, any appropriate action or proceeding to: prevent, restrain, correct or abate such unlawful erection, construction, reconstruction, structural alteration, repair, conversion, maintenance or use; to prevent the occupancy of any building, structure or land; or to prevent any illegal act, conduct, business or use which constitutes a violation.
§ 2002 Coordination with Other Township Requirements and Permits, State and Federal Requirements and Permits.
2002.1
Applications for Permits. In all cases, any application for a permit of any of the types described in this chapter shall be decided not only on the basis of compliance with this chapter, but also on the basis of compliance with all other applicable Township ordinances and all other applicable rules and regulations of the various Township authorities and agencies which might be concerned, as well as state and federal requirements and permits.
2002.2
Reasonable Accommodation Procedure and Criteria.
A.
Persons with a claim for a reasonable accommodation under the Fair Housing Amendments Act or the Americans with Disabilities Act shall submit their request in writing to the Zoning Officer on an application form which shall require that the following information, and such other information as may be reasonably needed to process the request, be provided:
(1)
Specific citation of the Zoning Ordinance provision from which reasonable accommodation is requested;
(2)
The name and address of the applicants;
(3)
The specific description of the reasonable accommodation sought and the particulars, including exact dimensions of any proposed structural or locational accommodation;
(4)
The condition of the applicants for which reasonable accommodation is sought;
(5)
A description of the hardship, if any, that the applicants will incur absent provision of the reasonable accommodation requested;
(6)
A description of any alternative methods of relieving the claimed hardship that have been considered and the reason, if any, why applicants have rejected such alternatives;
(7)
A statement describing why the requested accommodation is necessary to afford the applicants an opportunity equal to a nonhandicapped or nondisabled person to use and enjoy the dwelling in question;
(8)
A description of the manner in which the accommodation, if granted, will be terminated or removed if no longer required to afford equal housing opportunity to handicapped or disabled persons; and
(9)
A statement of any facts indicating whether or not nonhandicapped or nondisabled persons would be permitted to utilize the property in question in a manner similar to that sought by applicants.
B.
The Zoning Officer may hold any meetings and/or hearings necessary in his discretion to elicit information or argument pertinent to the request for accommodation.
C.
The Zoning Officer's decision shall be in writing and shall state the reasons for the decision.
D.
The Zoning Officer shall issue his written decision to the applicants and the Township within 30 days of filing of the request for accommodation.
E.
A request for reasonable accommodation should be directed, in the first instance, to the Zoning Officer. In considering a request for reasonable accommodation, the Zoning Officer shall, with the advice and counsel of the Township Solicitor, apply the following criteria:
(1)
Whether the applicants are handicapped or disabled within the meaning of the Federal Fair Housing Act Amendments or the Americans with Disabilities Act;
(2)
The degree to which the accommodation sought is related to the handicap or disability of the applicants;
(3)
A description of the hardship, if any, that the applicants will incur absent provision of the reasonable accommodation requested;
(4)
The extent to which the requested accommodation is necessary to afford the applicants an opportunity equal to a nonhandicapped or nondisabled person to use and enjoy the property in question;
(5)
The extent to which the proposed accommodation may impact other property owners in the immediate vicinity;
(6)
The extent to which the requested accommodation may be consistent with or contrary to the zoning purposes promoted by the Zoning Ordinance, the comprehensive plan and the community development objectives set forth in the Zoning Ordinance;
(7)
The extent to which the requested accommodation would impose financial and administrative burdens on the Township;
(8)
The extent to which the requested accommodation would impose an undue hardship upon the Township;
(9)
The extent to which the requested accommodation would require a fundamental alteration in the nature of the Township's regulatory policies, objectives and regulations;
(10)
The extent to which the requested accommodation would result in a subsidy, privilege or benefit not available to nonhandicapped or disabled persons;
(11)
The permanency of the requested accommodation and the conditions under which such accommodation will be removed, terminated or discontinued when no longer needed to provide handicapped or disabled persons with equal opportunity to use and enjoy the property in question; and
(12)
The extent to which the requested accommodation will increase the value of the property during and after its occupancy by applicants.
§ 2003 Zoning Certificate Required.
2003.1
When Required.
A.
No land use may be established or changed; no structure or building may be erected, constructed, reconstructed, structurally altered, razed or removed; and no building or structure may be used or occupied or the use changed until a zoning certificate has been obtained from the Zoning Officer.
B.
In the instances where a building permit is required and applied for, a zoning certificate shall be prerequisite to the building permit. In those instances where no building permit is required, an application for a certificate of occupancy for a new or changed use of land or structure shall include an application for a zoning certificate.
C.
In the case of a conditional use or use by special exception, the Zoning Officer shall refer the application to the Planning Commission and Board of Commissioners or to the Zoning Hearing Board, whichever is applicable, for a decision granting zoning approval, prior to issuing a zoning certificate. Whenever the approval of a conditional use or use by special exception includes conditions attached to the approval, said conditions shall be incorporated into the zoning certificate.
D.
In the case of a permitted use, the Zoning Officer shall not issue the zoning certificate unless and until all applicable regulations of this chapter have been met and, in the case of a use for which land development plan approval is required by the Township Subdivision and Land Development Ordinance,[1] the zoning certificate shall not be issued unless and until final approval of the land development plan has been granted by the Board of Commissioners. Whenever final approval of a land development plan is subject to conditions, those conditions shall be incorporated into the zoning certificate.
2003.2
Application for Zoning Certificate.
A.
All applications for zoning certificates shall be made in writing by the owner or his authorized agent on a form furnished by the Township and shall include a statement of the intended use of the building and a property survey both prepared in duplicate and drawn to scale; and copies of all required county, state and/or federal permits as approved by the appropriate agency and shall include the following information at a minimum:
(1)
All applications for a zoning certificate shall be accompanied by two copies of a property survey, drawn to scale, showing: key location map; graphic scale; North arrow; closest intersecting public street; exact dimensions and total acreage of the lot(s) or parcel; zoning of lots and zoning of all abutting properties; exact location and exterior dimensions of the existing and proposed building(s) or other structure(s); exact location and area of all existing and proposed water courses; drainage; ways, rights-of-way and easements; exact location of existing and proposed driveways, streets and roads within, adjacent and opposite to the lot(s) or parcel; exact location of existing and proposed off-street parking, loading and pedestrian movement facilities; exact dimensions of front, side and rear yards for all principal and accessory uses; and any other additional data as may be deemed necessary and may be requested by the Zoning Officer to determine compliance with this chapter.
(2)
The Zoning Officer may require an applicant to furnish a survey of the property by a Pennsylvania-registered land surveyor when complete and accurate information is not readily available from existing records.
(3)
The Zoning Officer may require additional data to determine compliance with this chapter.
B.
It shall be the duty of the Zoning Officer to review the application to determine if all necessary information has been submitted and request more information of the applicant or officially receive the application for review by the appropriate Township agencies.
C.
Unless such requirement is waived by the Board of Commissioners, all applications for a zoning certificate shall be accompanied by a fee, to be based upon the fee schedule of the Township, as provided for in § 2009 of this chapter.
2003.3
Zoning Certificate. Upon approval of the application for a zoning certificate, one copy of the approved zoning certificate shall be returned to the applicant. One copy of such zoning certificate shall be kept on file in the Township Office.
2003.4
Denial of Zoning Certificate. In the event of a denial, the Zoning Officer shall state in writing the reason(s) for such denial including the citation of the specific section(s) of this or other pertinent ordinances that have not been met.
2003.5
Inspection. The Zoning Officer, or his duly appointed representative, may make inspections on the property for which an application for a zoning certificate has been submitted or issued.
2003.6
Failure to Obtain Zoning Certificate. Failure to obtain a zoning certificate shall be a violation of this chapter and shall be subject to the enforcement remedies of this chapter.
§ 2004 Building Permit Requirements.
When a building permit is required under the requirements of the Township Building Code, a zoning certificate shall be prerequisite to obtaining a building permit.
§ 2005 Certificate of Occupancy.
A certificate of occupancy indicating compliance with the provisions of this chapter shall be required prior to:
A. | Occupancy of any structure following completion of construction, reconstruction or enlargement of the structure governed by an approved building permit. | |
B. | A change in the use of an existing building, structure, water body or land area except for the same use operated by a different owner. | |
C. | A change of a nonconforming use, building or structure authorized by the Zoning Hearing Board |
2005.1
Application for Permit. All requests for a certificate of occupancy shall be made in writing, on a form furnished by the Township, completed by the owner or other authorized agent and shall include a statement of the type of proposed use intended for the building, land or water body.
A.
A certificate of occupancy for a change of use in an existing building shall be applied for and shall be issued before the new use is established.
B.
It shall be the duty of the Zoning Officer to review the application to determine if all necessary information has been submitted, to request more information of the applicant or officially receive the application.
C.
Unless such requirement is waived by the Board of Commissioners, all applications for a certificate of occupancy shall be accompanied by a fee to be based upon the fee schedule of the Township, as provided for in § 2009 of this chapter.
2005.2
Issuance of Certificates of Occupancy. Applications for a certificate of occupancy shall be reviewed by the Zoning Officer. The Zoning Officer shall issue the findings or approval of the application.
A.
Upon approval of the request for a certificate of occupancy, one copy of the certificate of occupancy shall be given to the applicant, and one copy of the certificate of occupancy shall be kept on file in the Township Office.
2005.3
Denial of Certificate of Occupancy. In the event of denial, the Zoning Officer shall forward to the applicant, a written statement containing the reason(s) for such denial and shall cite the specific requirements of this chapter that have not been met.
2005.4
Time Limitations. A certificate of occupancy shall remain valid for as long as the structure or building is used in the manner the certificate of occupancy has been issued for.
2005.5
Temporary Certificate of Occupancy. A temporary certificate of occupancy may be issued by the Zoning Officer for a period not exceeding six months to permit partial occupancy of a building while work is being completed, provided such temporary certificate of occupancy may require such conditions and safeguards as may be warranted, including posting of surety, to protect the health and safety of the occupants and the public and guarantee compliance with the provisions of this chapter or any conditions attached to the zoning certificate.
2005.6
Failure to Obtain a Certificate of Occupancy. Failure to obtain a certificate of occupancy shall be a violation of this chapter and shall be subject to enforcement remedies as provided in this chapter.
§ 2006 Temporary Use Permits.
A temporary use permit shall be required prior to the initiation of an authorized temporary use or structure, land or water body and shall meet the following requirements:
2006.1
Approvals Required.
A.
Temporary uses such as festivals, fairs or other similar activities sponsored by a governmental, local nonprofit, community or charitable organization shall be exempt from obtaining approval of a use by special exception from the Zoning Hearing Board, provided the Zoning Officer determines compliance with the standards of § 1403.41 as a condition precedent to obtaining the temporary use permit under this section.
B.
Sidewalk sales, carload sales and other special promotions conducted on the site of an existing retail business with the permission of the landowner for a period of not more than 72 consecutive hours shall be exempt from obtaining a temporary use permit. Any such activity which exceeds 72 consecutive hours in duration shall be subject to approval by the Zoning Officer of a temporary use permit under this section provided the Zoning Officer also determines compliance with all applicable standards of § 1403.41.
C.
Temporary construction trailers, model homes or sales offices shall be subject to approval of a temporary use permit by the Zoning Officer under this section, provided the Zoning Officer determines compliance with § 1507.
D.
All other temporary uses shall be subject to approval by the Zoning Hearing Board of a use by special exception in accordance with the criteria of § 1403.41 as a condition precedent to obtaining a temporary use permit from the Zoning Officer under this section.
2006.2
Application for Permit. All requests for temporary use permits shall be made in writing on a form furnished by the Township and shall include a full description of the type of use for which such permit is being sought and the dates during which this use shall be in existence.
A.
It shall be the duty of the Zoning Officer to review the application for compliance, request more information of the applicant or officially receive the application.
B.
Unless such requirement is waived by the Board of Commissioners, all applications for a temporary use permit shall be accompanied by a fee, to be based upon the fee schedule adopted by the Township, as provided for in § 2009 of this chapter.
C.
Any temporary use permit that requires approval of a use by special exception by the Zoning Hearing Board in accordance with the express standards and criteria of § 1403.41 shall not be issued until the favorable decision of the Zoning Hearing Board is received.
2006.3
Issuance of Permit. Applications for a temporary use permit shall be reviewed by the Zoning Officer. The Zoning Officer shall issue approval or denial of the temporary use permit.
A.
Upon approval of the request for a temporary use permit, one copy of the permit shall be given to the applicant. The copy of the permit must be publicly displayed at the site of the temporary use during the existence of the use. One copy of the permit shall be kept on file in the Township Office.
2006.4
Denial of Permit. In the event of denial, the Zoning Officer shall forward to the applicant a written statement containing the reason(s) for such denial and shall cite the specific requirements of this chapter that have not been met.
2006.5
Time Limitations. Temporary use permits are valid for the time period(s) specified in this chapter or in the decision of the Zoning Hearing Board, if approved under § 1403.41.
2006.6
Inspections.
A.
The Zoning Officer, or his fully appointed representative, may make an inspection of the property on which such temporary use is to be located to determine the suitability of the site for the use. This inspection shall be made prior to issuing a permit, prior to initiation of the use or in the event a renewal of the permit is requested, during the time the use is in existence.
B.
In the event of such inspection, a record shall be made indicating the time and date of inspection; the findings of the Zoning Officer in regard to conformance with this chapter and other Township ordinances; and the opinion of the Zoning Officer in regard to the suitability of the site for this use.
2006.7
Failure to Obtain a Temporary Use Permit. Failure to obtain a temporary use permit shall be a violation of this chapter and shall be subject to enforcement remedies as provided in this chapter.
§ 2007 Sign Permits.
Sign permits shall conform to the requirements of § 1707 of this chapter.
§ 2008 Procedure for Amendments.
The Board of Commissioners may introduce and/or consider amendments to this chapter and to the Zoning Map, as proposed by the Board of Commissioners or by the Planning Commission or by a petition of landowners of property within the Township.
2008.1
Petitions.
A.
Petitions for amendments submitted by landowners shall be filed with the Planning Commission at least 15 calendar days prior to the meeting at which the petition is to be heard. In the case of a petition for reclassification of property, the petitioners, upon such filing, shall submit a legal description of the property proposed to be rezoned.
B.
All petitions shall include a statement justifying the request and documenting consistency with the Township's Comprehensive Plan and a filing fee, in accordance with the fee schedule fixed by resolution of the Board of Commissioners. The Planning Commission shall review the proposed amendment and report its findings and recommendations in writing to the Board of Commissioners.
2008.2
Referral. Any proposed amendment presented to the Board of Commissioners without written findings and recommendations from the Township Planning Commission and the Allegheny County Department of Economic Development shall be referred to these agencies for review at least 30 days prior to the public hearing of the Board of Commissioners. The Board of Commissioners shall not hold a public hearing upon such amendments until the required reviews are received or the expiration of 30 days from the date of referral, whichever comes first.
2008.3
Posting of Property. If the proposed amendment involves a change to the Zoning District Map, notice of the public hearing shall be conspicuously posted by the Township at points deemed sufficient by the Township along the tract to notify potentially interested citizens at least seven days prior to the date of the public hearing.
2008.4
Mailing of Notices. In addition to posting the property, if the proposed amendment involves a change to the Zoning District Map, notice of the public hearing shall be mailed by the Township at least 30 days prior to the date of the hearing by first class mail to the addresses to which real estate tax bills are sent for all real property located within the area being rezoned, as evidenced by tax records within the possession of the Township. The notice shall include the location, date and time of the public hearing. A good faith effort and substantial compliance shall satisfy the requirements of this subsection. This subsection shall not apply when the rezoning constitutes a comprehensive rezoning.
2008.5
Public Notice and Public Hearing. Before acting on a proposed amendment, the Board of Commissioners shall hold a public hearing thereon. Public notice, as defined by this chapter, shall be given containing a brief summary of the proposed amendment and reference to the place where copies of the same may be examined.
2008.6
Readvertisement. If after any public hearing is held upon a proposed amendment the amendment is substantially changed or revised to include land not previously affected by the amendment, the Board of Commissioners shall hold another public hearing, pursuant to public notice, before proceeding to vote on the amendment.
2008.7
Publication, Advertisement and Availability.
A.
Proposed amendments shall not be enacted unless the Board of Commissioners gives notice of the proposed enactment, including the time and place of the meeting at which passage will be considered and a reference to the place in the Township where copies of the proposed amendment may be examined without charge or obtained for a charge not greater than the cost thereof.
B.
The Board of Commissioners shall publish the proposed amendment once in a newspaper of general circulation in the Township not more than 60 nor less than seven days prior to passage. Publication of the proposed amendment shall include either the full text thereof or the title and a brief summary prepared by the Township Solicitor setting forth all the provisions in reasonable detail. If the full text is not included:
2008.8
Action. Within 90 days of the date when the public hearing on the proposed amendment is officially closed, the Board of Commissioners shall vote on the proposed amendment. In the event substantial changes are made to the proposed amendment, the Board of Commissioners shall readvertise in one newspaper of general circulation in the Township a brief summary of the amendments at least 10 days prior to enactment.
2008.9
Filing Amendment with County Planning Agency. Within 30 days after enactment, a copy of the amendment to this chapter shall be forwarded to the Allegheny County Department of Economic Development.
2008.10
Mediation Option. The Board of Commissioners may offer the mediation option as an aid in completing proceedings authorized by § 2008. The Township and the mediating parties shall meet the stipulations and follow the procedures set forth in § 1909 of this chapter.
§ 2009 Fees.
The Board of Commissioners shall establish and revise, from time to time, a schedule of fees by resolution, as well as a collection procedure, for all applications submitted under the provisions of this chapter. The schedule of fees shall be available to the public from the Zoning Officer or Township Secretary.
§ 2010 Landowner Curative Amendments.
A curative amendment may be filed by a landowner who desires to challenge, on substantive grounds, the validity of this chapter or the Zoning District Map or any provision thereof, which prohibits or restricts the use or development of land in which he has an interest.
2010.1
Procedure. The landowner may submit a curative amendment to the Board of Commissioners with a written request that his challenge and proposed amendment be heard and decided as provided in Sections 609.1 and 1004 of the Pennsylvania Municipalities Planning Code, Act 247, as amended.[1] As with other proposed amendments, the curative amendment shall be referred to the Township Planning Commission and the Allegheny County Department of Economic Development at least 30 days before the hearing is conducted by the Board of Commissioners. Public notice shall be given in accordance with Sections 610, 1004 and other applicable provisions of the Pennsylvania Municipalities Planning Code. The hearings shall be conducted in accordance with the provisions of Section 908 of the Pennsylvania Municipalities Planning Code and all references in that Section to the Zoning Hearing Board shall be references to the Board of Commissioners, provided, however, that deemed approval provisions of Section 908 shall not apply and the provisions of Section 916.1 of the Pennsylvania Municipalities Planning Code shall control.
[1]
Editor's Note: See 53 P.S. §§ 10609.1 and 11004, respectively.
2010.2
Evaluation of Merits of Curative Amendment. If the Board of Commissioners determines that a validity challenge has merit, the Board of Commissioners may accept a landowner's curative amendment, with or without revision, or may adopt an alternative amendment which will cure the alleged defects. The Board of Commissioners shall consider the curative amendments, plans and explanatory material submitted by the landowner and shall also consider:
A.
The impact of the proposal upon roads, sewer facilities, water supplies, schools and other public service facilities;
B.
If the proposal is for a residential use, the impact of the proposal upon regional housing needs and the effectiveness of the proposal in providing housing units of a type actually available to and affordable by classes of persons otherwise unlawfully excluded by the challenged provisions of this chapter or Zoning Map;
C.
The suitability of the site for the intensity of the use proposed by the site's soils, slopes, woodlands, wetlands, flood plains, aquifers, natural resources and other natural features;
D.
The impact of the proposed use on the site's soils, slopes, woodlands, wetlands, flood plains, natural resources and natural features, the degree to which these are protected or destroyed, the tolerance of the resources to development and any adverse environmental impacts; and
E.
The impact of the proposal on the preservation of agriculture and other land uses which are essential to public health and welfare.
2010.3
Declaration of Invalidity by Court. If the Township does not accept a landowner's curative amendment brought in accordance with this section and a Court subsequently rules the challenge has merit, the Court's decision shall not result in a declaration of invalidity for this entire Ordinance, but only for those provisions which specifically relate to the landowner's curative amendment challenge.