West Rockhill Township
City Zoning Code
City Zoning Code
ARTICLE XXII
Administration
§ 450-2200 Appointment of Zoning Officer.
A.
The provisions of this chapter shall be administered and enforced by a Zoning Officer.
B.
The Zoning Officer shall be appointed by the Board of Supervisors.
C.
The Zoning Officer shall receive compensation as determined by the Board of Supervisors.
D.
The Zoning Officer shall make reports to the Board of Supervisors as they may require.
§ 450-2201 Zoning Officer's authority and responsibilities.
It shall be the duty of the Zoning Officer and he or she shall have the power to:
A.
Receive and examine all applications for zoning permits.
B.
Review zoning permit applications for compliance with the literal terms of this chapter, all other applicable ordinances, and all federal, state, county, and local laws and regulations which are relevant to the subject property.
C.
Process zoning permit applications for all permitted uses and issue permits only where there is compliance with the provisions of this chapter, with other Township ordinances, and with the laws and regulations of the county, commonwealth, and federal governments. Permits for construction of uses requiring a special exception or variance shall be issued only upon order of the Zoning Hearing Board. Permits requiring approval by the Board of Supervisors shall be issued only after receipt of approval from the Board of Supervisors.
D.
Receive applications for conditional uses, curative amendments, and zoning changes, forwarding request to the Board of Supervisors, Planning Commission and other appropriate agencies.
E.
Receive applications for special exception and variances and forward these applications to the Zoning Hearing Board for action thereon.
F.
Following the refusal of a permit, to receive applications for interpretation, appeals, and variances and forward these applications to the Zoning Hearing Board for action thereon.
G.
Conduct inspections and surveys to determine compliance or noncompliance with the terms of this chapter.
I.
With the approval of the governing body, or when directed by them, institute in the name of the municipality, proceedings in courts of proper jurisdiction for the enforcement of provisions of this chapter.
J.
Maintain a map or maps showing the current zoning classifications of all land in West Rockhill Township.
K.
Record and file all applications for zoning permits with the accompanying plans and documents. All applications, plans and documents shall be a public record.
L.
Revoke any order or zoning permit issued under mistake of fact or contrary to the law or the provisions of this chapter.
M.
Prepare and maintain a list of nonconforming uses when directed to do so by the Board of Supervisors.
N.
Enlist the assistance of other municipal agents and agencies in performing these responsibilities.
O.
When necessary, participate in all proceedings before the Zoning Hearing Board, present facts and information to assist the Board in reaching a decision which shall be compatible with this chapter.
§ 450-2202 Zoning permits required.
No use listed in this chapter may be established or changed; no structure shall be erected, constructed, reconstructed, altered, razed, removed, and no building used or occupied, changed in use, or changed in nonresidential use occupancy, until a zoning permit has been secured from the Zoning Officer. Upon completion of changes in use or construction, reconstruction, alteration or moving structures, the applicant shall notify the Zoning Officer of such completion. No permit shall be considered as complete or as permanently effective until the Zoning Officer has noted on the permit that the work or occupancy and use have been inspected and approved as being in conformity with the provisions of this chapter. This section shall be interpreted to require a zoning permit for any construction or development which occurs within the floodplain area.
§ 450-2203 Application requirements for zoning permits.
A.
All applications for zoning permits shall be made in writing by the owner, tenant, equitable owner, or authorized agent, and shall be filed together with the fee established by the Board of Supervisors by separate Resolution with the Zoning Officer on forms prescribed by him. The Zoning Officer shall require with the application such information as he shall need to review the application which may include:
(1)
A statement as to the proposed use of the building or land.
(2)
A site layout plan drawn to scale (one inch equals 100 feet or larger) showing the location of the building in relation to the property and street lines. If the application relates to property scheduled to be developed in successive stages, such plans shall show the relationship of the portion scheduled for initial development to the proposed layout of the entire property.
(3)
Any information required separately by other sections of this chapter.
(4)
The location, dimensions, and arrangements of all open spaces, yards and buffer yards, including methods to be employed for screening.
(5)
The location, size, arrangement, and capacity of all areas to be used for motor vehicles access, off-street parking, off-street loading and unloading, and provisions to be made for lighting such areas.
(6)
The dimensions, location and methods of illumination for signs, if applicable.
(7)
The location and dimensions of sidewalks and all other areas to be devoted to pedestrian use.
(8)
Provisions to be made for treatment and disposal of sewage and industrial wastes, water supply and storm drainage. Provisions for stormwater management shall be made in compliance with the standards set forth in Chapter 352, Stormwater Management, of the Code of the Township of West Rockhill.
(9)
The capacity and arrangement of all buildings used or intended to be used for dwelling purposes, including the proposed density in terms of number of dwelling units per acre of land.
(10)
A description of any proposed industrial or commercial operations in sufficient detail to indicate effects of those operations in producing noise, glare, air pollution, fire hazards, traffic congestion, or other safety hazards.
(11)
Description of methods to be employed in controlling any excess noise, air pollution, smoke, fumes, water pollution, fire hazards, or other safety hazards.
(12)
Any information required to verify compliance with the natural resource protection standards and site capacity calculations of Article XVII.
(13)
Any other data deemed necessary by the Zoning Officer, Planning Commission or governing body to enable them to determine the compliance of the proposed development, with the terms of this chapter.
B.
No permit for any new use or construction which will involve the on-site disposal of sewage or waste, and no permit for a change in use or an alteration which will result in an increased volume of sewage or waste to be disposed of on the site shall be issued until approval has been granted by the Bucks County Department of Health and the Pennsylvania Department of Environmental Protection.
C.
The Zoning Officer shall issue no permits until the applicant has complied with all federal, commonwealth, county and local laws or regulations with the regard to the use of his property.
§ 450-2204 Fees.
All applications for zoning permits, special exceptions, conditional uses, and interpretation and variance appeals shall, at the time of making application, pay a fee in accordance with a Fee Schedule adopted by Resolution of the Board of Supervisors upon enactment of this chapter, or as such schedule may be amended by resolution of the governing body.
§ 450-2205 Life of permit.
Any erection, construction, reconstruction, alteration or moving of a building or other structure, including a sign authorized by a zoning permit, shall be commenced, and any change in use of a building or land authorized by a zoning permit shall be undertaken, within one year after the date of issuance of the permit. If not, the permit shall be considered null and void. However, in the case of erection or construction of a building, the right to proceed with construction may be extended annually for an aggregate period of not more than three years, provided that the construction pursuant to said permit has commenced substantially within the first one-year period.
§ 450-2206 Certificate of occupancy.
A.
No structure erected, constructed, reconstructed, extended or moved, and no land or building changed in use under a zoning permit, shall be occupied or used in whole or in part for any use whatsoever or changed in nonresidential occupancy, until the owner or authorized agent has been issued a certificate of occupancy by the Zoning Officer, indicating that the building or use complies with terms of zoning as provided in this chapter.
B.
No certificate shall be issued until the premises in question have been inspected and found by the Zoning Officer to be in compliance with this chapter.
C.
The issuance of a certificate of occupancy in no way absolves the owner or authorized agent from compliance with the intent of this chapter.
§ 450-2207 Conditional uses; applicability.
The governing body shall have the power to approve conditional uses, when this chapter specifically requires the obtaining of such approval, in accordance with the procedures and requirements of Article IX of the Pennsylvania Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10901 et seq.
§ 450-2208 General conditions for conditional uses.
A.
In granting a conditional use, the governing body shall make findings of fact consistent with the provisions of this chapter. The governing body shall not approve a conditional use except in conformance with the conditions and standards outlined in this chapter.
B.
The governing body shall grant conditional use only if it finds adequate evidence that any proposed development submitted will meet all of the following general requirements as well as any specific requirements and standards listed herein for the proposed use. The governing body shall, among other things, require that any proposed use and location be:
(1)
In the best interest of the municipality, the convenience of the community, the public welfare;
(2)
Suitable for the property in question, and designed, constructed, operated, and maintained so as to be in harmony with and appropriate in appearance to the existing or intended character of the general vicinity;
(3)
In conformance with all applicable requirements of this chapter and all municipal ordinances;
(4)
Suitable in terms of effect on highway traffic and safety with adequate access arrangements to protect streets from undue congestion and hazard;
(5)
In accordance with sound standards of subdivision and land development practice where applicable; and
(6)
In accordance with the specific standards and criteria of this chapter.
C.
In addition to the requirements specified in this chapter, the applicant shall provide the additional information to enable the Board of Supervisors to determine whether the applicant has made, or will be able to make, compliance with the conditions specifically listed under that use in Article XVI. The conditional use shall not be granted unless the applicant can demonstrate compliance with the conditions for the specific use in Article XVI.
§ 450-2209 Application requirements for conditional uses.
Conditional use applications shall be governed by the following:
A.
The governing body shall have the power to approve or disapprove conditional uses when this chapter specifically requires the obtaining of such approval, in accordance with the requirements and procedures of Article IX of the Pennsylvania Municipalities Planning Code.[1]
[1]
Editor's Note: See 53 P.S. § 10901 et seq.
B.
The landowner shall make a written request to the governing body that it hold a hearing on his application. The request shall be filed together with the filing fee established by the Board of Supervisors by a separate resolution with the Zoning Officer, and shall contain a statement reasonably informing the governing body of the matters that are in issue.
C.
The application shall be accompanied by plans and all other materials which require the accompanying of an application for a zoning permit.