North Centre Township Columbia County
City Zoning Code
City Zoning Code
PART 12
ADMINISTRATION AND ENFORCEMENT
§ 27-1201 Duties of the Zoning Officer.
[Ord. No. 11/10/2008, § 1200]
1.
The provisions of this chapter shall be administered and enforced by the Zoning Officer who shall be appointed by the Township Supervisors and hold no elective office in the municipality. Said Officer shall be able to demonstrate to the satisfaction of the Supervisors a working knowledge of municipal zoning, and shall meet such other qualifications as the Supervisors may, from time to time, deem necessary for the effective implementation of this chapter. The Zoning Officer may be compensated for his work and shall have the following duties:
A.
To receive and process applications for permits, certificates, variances, conditional uses, special exception uses, appeals and other applications required under the terms of this chapter.
B.
To prescribe the form of all applications, permits and certificates required under the terms of this chapter.
C.
To issue or deny applications for zoning permits in accordance with the procedure set forth in § 27-1203 of this chapter. In cases involving a request for a conditional use, a special exception, or a variance, zoning permits shall be issued only upon written order of the appropriate approving agency. It shall be the responsibility of the Zoning Officer to process requests for such hearings before the Township Supervisors and Zoning Hearing Board, as applicable.
D.
To issue or deny requests for certificates of compliance in accordance with the procedure set forth in § 27-1204 of this chapter.
E.
To examine land, buildings and structures to determine their consistency with this chapter at the time of application filing, during the work and upon completion of the work.
F.
To issue written enforcement notices as specified in § 27-1205, Subsection 1A, of this chapter where it appears that there has been a violation, and to institute civil enforcement proceedings with the appropriate district justice on behalf of the Township as a means of enforcing the zoning regulations.
G.
To maintain and update the Official Zoning Map as amendments are made by the Township Supervisors.
H.
To maintain a log of all applications, permits or certificates issued, variances granted, inspections made, reports rendered and notices or orders issued.
J.
To present facts, records, and other information to the Township Supervisors and/or Planning Commission, upon request of such body, as will assist them in their deliberations of specific applications.
K.
To present to the Zoning Hearing Board, in each case before the Board, all relevant facts and arguments to support the Township's position, interpretation, and procedures in application of the provisions of this chapter.
L.
To issue certificates of nonconformance as requested. (See also §§ 27-901, Subsection 1G, and 27-902, Subsection 1C.)
M.
To perform such other duties as may be provided or made necessary by the terms of this chapter.
§ 27-1202 General Procedure for Zoning and Building Permit Applications.
[Ord. No. 11/10/2008, § 1201]
All persons desiring to undertake any new construction, structural alteration, or change in the use of a building, structure, or land shall apply to the Zoning Officer for a zoning permit by completing the appropriate application form and by submitting the required fee. The Zoning Officer shall then either issue or deny the zoning permit or refer the application to the Zoning Hearing Board or Township Supervisors for their consideration, as applicable. After the applicant has received his zoning permit, he shall contact the Township Building Code Official and make application for a building permit. Following completion of his project, the applicant shall apply to the Zoning Officer for a certificate of compliance. If the Zoning Officer finds that the project has been completed in accordance with the terms of the zoning permit, he shall issue a certificate of compliance, after which the Building Code Official shall inspect the premises and issue or deny an occupancy permit allowing the premises to be occupied or used. (The specifics of each step of the zoning procedure are presented in §§ 27-1203 and 27-1204 below and in chart form in Appendix G of this chapter.) Nothing in this chapter shall exempt the applicant from obtaining any permits which may be required by other regulations or codes in effect in North Centre Township.
§ 27-1203 Zoning Permits.
[Ord. No. 11/10/2008, § 1202]
1.
Requirements for Zoning Permits. A zoning permit shall be required:
A.
Prior to the placement, erection, construction, addition, or alteration of any building, structure, or land.
B.
Prior to the use or change in use of a building, structure, or land.
C.
Prior to the erection or alteration of signs except as specified in Part 7.
D.
Prior to the change or extension of a nonconforming use.
E.
Prior to development in any floodplain district, except as listed below, 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 the use of land, until a zoning permit has been duly issued therefor. (See also Subsection 4 below for additional compliance requirements.) Upon issuance of the zoning permit, the applicant may apply for a building permit.
F.
Exemptions. Zoning permits shall not be required for the following activities unless they are proposed within an identified floodplain area:
(1)
Interior alterations where there is no increase in gross floor area and no change in use.
(2)
General maintenance and repair to existing buildings or structures; including siding, roofing, painting, the addition of storm windows, and similar activities.
(3)
Land cultivation, including crop or tree farming.
(4)
Landscaping or non-commercial timber removal.
(5)
Construction or erection of pasture or farm fencing, land terraces, steps or other similar features.
(6)
Placement or location of transmission, distribution and/or collection lines for utilities.
2.
Application for Zoning Permits.
A.
Each request for a zoning permit shall be made by completing the appropriate application form obtained from the Zoning Officer and submitting it along with the required fee to the Township. 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, it shall be accompanied by a written authorization from the owner. The full names and addresses of the owner, lessee, applicant or other responsible parties shall be stated in the application.
B.
The Zoning Officer shall have 21 days after receipt of a complete application to issue or deny requests for a zoning permit. Any denial shall be in writing and shall state the reason(s) for such action.
3.
Description of Work and Plan Requirements.
A.
All applications for zoning permits shall be accompanied by a sketch or plans, drawn to scale, which show the actual shape and dimensions of the lot, the exact size and location of any buildings existing on the lot, the lines within which the proposed building or structure shall be erected or altered, the existing and intended use of each building or part of a building, the number of families or dwelling units the building is designed to accommodate and such other information as may be necessary to determine compliance with this chapter and all other pertinent regulations. No application shall be considered complete until all necessary documents have been filed and all fees have been paid to the Township.
B.
All applications and accompanying plans and documents shall become a matter of public record once a permit has been either issued or denied.
4.
Proof of Compliance. It shall be the responsibility of the applicant in all cases to furnish adequate documentation and to certify that the proposed use will comply with all requirements of this chapter, and all other applicable federal, state, or local regulations. Such documentation may include copies of sewage permits, PennDOT highway occupancy or Township driveway permits, Department of Labor and Industry or Public Welfare approvals, or other regulatory agency reviews, where such permits, approvals or reviews are appropriate. No zoning permit shall be issued until all appropriate sewage, driveway and other related permits have first been issued for the proposed use.
5.
Changes. After the issuance of a zoning permit, no changes of any kind shall be made to the application, permit or any of the plans, specifications or other documents submitted with the application without the written approval of the Zoning Officer. Requests for any such change shall be made in writing and shall be submitted to the Zoning Officer for consideration.
6.
Display of Permit Placard. In addition to the zoning permit, the Zoning Officer shall issue a permit placard which shall be displayed or posted on the premises during the time that construction is in progress. The permit placard shall remain posted until completion of the project and final inspection has been made by the Zoning Officer. Said placard shall bear the number of the zoning permit, the date of its issuance, and the signature of the Zoning Officer.
7.
Time Limitations for Permit.
A.
Work on the proposed construction shall be completed no later than 12 months after the date of issuance of the zoning permit or the permit shall expire and become null and void. A time extension of the original permit may however by granted by the Zoning Officer where the applicant submits a written request prior to the expiration of the original permit setting forth sufficient and reasonable cause for the Zoning Officer to grant such a request. No more than two one-hundred-eighty-day extensions may be granted. Additional time shall require the issuance of a new zoning permit.
B.
For the purposes of this chapter, construction and/or development shall be considered to have started with the preparation of land, including land clearing, grading, filling, excavation for basement, footers, piers or foundations, erection of temporary forms, the installation of pilings under proposed subsurface footers, or the installation of sewer, gas, and water pipes, or electrical or other service lines from the street.
8.
Inspections.
A.
During the construction period, the Zoning Officer shall inspect the premises to determine that the work is progressing in compliance with the information provided on the permit application and with all other applicable Township laws. He shall make as many inspections as necessary to determine compliance.
B.
In the discharge of his duties, the Zoning Officer shall have the authority to enter any building, structure, premises, or development located in any zoning district, upon presentation of proper credentials, at any reasonable hour, to enforce the provisions of this chapter.
9.
Revocation of Permits. The Zoning Officer may revoke a zoning permit at any time if it appears that the application or accompanying plan is in any material respect false or misleading or that work being done upon the premises differs materially from that called for in the application. In such case, the Zoning Officer shall issue a cease and desist order to the owner, corporation, or person holding the permit to immediately discontinue the illegal action and surrender the permit. In no case however, shall the person so served abandon the premises in an unsafe condition. The premises shall be secured, to the satisfaction of the Zoning Officer, to avoid potentially hazardous conditions. A report of such revocation shall be submitted to the Township Building Code Official and to the Supervisors for whatever additional action may be deemed necessary.
10.
Temporary Zoning Permits. A temporary zoning permit may be authorized by the Zoning Officer for a nonpermanent structure or use where it is deemed beneficial to the public health or general welfare or necessary to promote the proper development of the community, provided that such structure or use shall be completely removed upon expiration of the permit without cost to the Township. (See also § 27-436 for additional temporary use permit requirements.)
11.
Seasonal Zoning Permits. A seasonal zoning permit, issued by the Zoning Officer, shall be required for: (A) the placement or establishment of a temporary roadside stand; and (B) the placement of a recreational vehicle on a lot within the Township to be used as a seasonal dwelling for more than 30 days in any calendar year. Seasonal permits may be valid for up to 180 days, but must be renewed annually. Before issuing a seasonal permit the Zoning Officer shall be satisfied that the requirements of §§ 27-419, 27-426 and all other applicable provisions of this chapter, including Part 3 and Part 6, have been met.
§ 27-1204 Certificates of Compliance.
[Ord. No. 11/10/2008, § 1203]
1.
Requirements for Certificates of Compliance.
A.
No land shall be occupied or used and no building hereafter erected, altered or extended shall be used in whole or in part, or shall be changed in use until a certificate of compliance has been issued by the Zoning Officer. Such requirement shall include proposals to change one use to another use in an existing building (regardless if structural alterations are proposed or necessary to accommodate the change).
B.
The issuance of a certificate of compliance is not intended to guarantee or warranty, either stated or otherwise, the soundness of any construction nor the habitability of any building or structure. The purpose of this certificate is only to certify that all work authorized by the zoning permit has been satisfactorily completed and that the building or proposed use thereof complies with the provisions of this chapter.
2.
Issuance and Effect. The applicant shall notify the Zoning Officer upon completion of the permitted activity and the Zoning Officer shall inspect the construction or change of use within 10 days of the notification. The Zoning Officer shall then issue or deny the certificate within 10 days after the last inspection thereof. If the Zoning Officer is satisfied that the work has been completed in accordance with the issued zoning permit and is in compliance with the provisions of this chapter, then the certificate of compliance shall be issued. If, however, any part of the construction is found in violation, the certificate shall be denied and the applicant shall be notified in writing of the deficiencies or the reasons for denial of the certificate. Once granted, the certificate shall continue in effect so long as there is no change of use, regardless of change in ownership, tenants or occupants.
§ 27-1205 Violations and Enforcement.
[Ord. No. 11/10/2008, § 1204]
1.
Failure to secure a zoning permit when required hereunder or failure to secure a certificate of compliance, or failure to carry out the provisions of this chapter, shall be considered a violation of this chapter.
A.
Enforcement Notice. Whenever it appears to the Zoning Officer that there has been a violation of any provision of this chapter, the Zoning Officer, on behalf of the Township, shall give written notice of such alleged violation as hereinafter provided. Such enforcement notice shall:
(1)
Be served upon the property owner or sent to him by certified mail (return receipt requested), and be sent 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.
(2)
Include the name of the owner of record and any other person against whom the Township intends to take action.
(3)
Include the location of the property in violation.
(4)
Identify the specific violation(s) with a description of the requirements which have not been met, citing in each instance the applicable provision(s) of this chapter.
(5)
Contain an outline of remedial action which, if taken, will effect compliance.
(6)
Specify the date before which the steps for compliance must be commenced and the date before which the steps must be completed.
(7)
Notify the recipient of his right to appeal to the Township Zoning Hearing Board prior to the expiration of the time period provided in the enforcement notice.
(8)
Indicate that failure to comply with the notice within the time specified, unless extended by appeal to the Zoning Hearing Board, shall constitute a violation and will be prosecuted or remedied as provided in this section.
In any appeal of an enforcement notice to the Zoning Hearing Board, the Township shall have the responsibility of presenting its evidence first. |
B.
Causes of Action.
(1)
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 this chapter, the Township Zoning Officer may institute in the name of the Township, any appropriate action or proceeding to prevent, restrain, correct, or abate such building, structure, landscaping or land, or to prevent any action, conduct, business, or use in or about such premises constituting a violation.
(2)
Any aggrieved owner or tenant of real property who shows that his property or person will be substantially affected by the alleged violation may also institute an appropriate corrective action or proceeding. Such action must be preceded however by serving a copy of the complaint on the Township Supervisors at least 30 days prior to being instituted. No such action may be maintained until such notice has been given.
C.
Enforcement Remedies.
(1)
Any person, partnership or corporation who or which has violated or permitted the violation of the provisions of this chapter, whether enacted under current law or prior law, shall, upon being found liable therefore in a civil enforcement proceeding commenced by North Centre 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, North Centre 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 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 North Centre Township.
(2)
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.
(3)
Nothing in this section shall be construed or interpreted to grant to any person or entity other than North Centre Township the right to commence any action for enforcement pursuant to this section.
§ 27-1206 Fees.
[Ord. No. 11/10/2008, § 1205]
1.
Fees for the issuance of zoning permits, certificates of compliance, ordinance amendments, conditional uses, special exception uses, variances, and other zoning actions shall be paid to the Township upon filing of an application. Such fees shall be in accordance with the schedule of fees established by separate resolution of the Township Supervisors and as may be amended hereafter by subsequent resolution.
2.
Further, any fees paid by a party for the appeal of an enforcement notice to the Township Zoning Hearing Board, shall be returned to the appealing party by the Township if the Zoning Hearing Board, or any court in a subsequent appeal, rules in favor of the appealing party.