Section
General Provisions
155.001 Title
155.002 Purpose
155.003 Jurisdiction and authority; compliance required; enforcement
155.004 Word usage
155.005 Definitions
155.006 Terms not defined
Submission and Review Procedures
155.020 Applicability
155.021 Approval required
155.022 Pre-application consultation
155.023 Official filing date
155.024 Review by County Planning Commission
155.025 Review by Township Planning Commission
155.026 Sketch plan
155.027 Minor subdivision procedure
155.028 Preliminary plan
155.029 Submission requirements for final plan
155.030 Financial security
155.031 Review and approval of final plan
155.032 General provisions regarding approval of plats
155.033 Recording of final plan
Plan Requirements
155.045 Approval required
155.046 Discussion of requirements
155.047 Conformity with Master Plan
155.048 Site considerations
155.049 Sketch plan
155.050 Preliminary plan
155.051 Final plan
Design Standards
155.065 Most stringent requirements to apply
155.066 General standards
155.067 Streets
155.068 Blocks
155.069 Lots
155.070 Easements
155.071 Community facilities
155.072 Public utilities
155.073 Stormwater drainage
155.074 Lot grading
155.075 Erosion and sediment control
155.076 Flood hazard area regulations
Improvements and Construction Requirements
155.090 Purpose; compliance required
155.091 Required improvements
Mobile Home Park Design Standards
155.105 General requirements
155.106 Site location
155.107 Placement of mobile homes
155.108 Size of park
155.109 Mobile home lot requirements
155.110 Buffer areas
155.111 Recreation areas
155.112 Utilities
155.113 Drainage
155.114 Refuse storage
155.115 Sewerage systems
155.116 Water systems
155.117 Sidewalks
155.118 Parking areas
155.119 Ingress and egress
155.120 Street signs
Supplementary Land Development Requirements
155.135 Intent
155.136 Submission review procedures and plan requirements
155.137 Parking requirements; loading areas
155.138 Specific supplementary requirements
Recreational and Seasonal Land Development Standards
155.150 General requirements
155.151 Submission and review of sketch plan
155.152 Official submission and review of preliminary plan
155.153 Official submission and review of final plan
155.154 Recording of final plan
155.155 Performance guaranties
155.156 Plan requirements
155.157 Design standards
155.158 Improvements
155.159 Minimum facilities
Fees
155.170 Payment; establishment
Relief from Requirements
155.185 Modification may be granted
155.186 Modification to be minimum required
155.187 Request for modification
Administration, Amendment and Enforcement
155.200 Revision and amendment
155.201 Modification of requirements
155.202 Reconsideration and appeal
155.203 Keeping of records
155.999 Penalty
GENERAL PROVISIONS
(A) The purpose of this chapter is to provide for the orderly, logical and harmonious development of the township and to protect, promote and create conditions favorable to the health, safety, morals and general welfare of the township’s citizenry by:
(1) Ensuring that all future development is consistent with the Comprehensive Plan for the county, the Township Comprehensive Development Plan and other plans developed through local level planning programs;
(2) Providing for the orderly development of open lands and acreage in concert with environmental and natural capacities and limitations;
(3) Assuring uniform and equitable processing of all subdivision plans by providing uniform standards and procedures;
(4) Establishing requirements, standards and specifications to aid in guiding elected public officials, planners, planning commissions, subdivides, developers, land surveyors, landscape architects, architects, engineers and others in the design and development of subdivisions and land developments throughout the township;
(5) Assuring a coordination of proposed streets, parks and other features in and bordering a proposed subdivision or land development, as to such widths and grades and in such locations as deemed necessary to accommodate prospective traffic, with the existing street and highway system of the township thereby facilitating the rational movement of traffic;
(6) Providing for adequate oversight of subdivision and land development to assure that public concerns with accessibility, stormwater management, on-lot sewage disposal, water supply and other factors are taken into account;
(7) Providing for adequate open spaces for traffic, recreation, light and air and for proper distribution of the population;
(8) Encouraging and providing for innovations in new residential developments, such as planned mixed use development, cluster development and other evolving methods which provide for:
(a) A greater variety in type, design and layout of dwellings;
(b) The conservation and more efficient use of usable space in relation to new dwellings;
(c) Savings on energy, water use, infrastructure and paving; and
(d) Integration of slope and other undevelopable areas into the total development plan for use as open space.
(9) Protecting the character and the social and economic stability of the township, by promoting a harmony between existing development, future development and the natural environment;
(10) Protecting and conserving the value of land throughout the township, and the value of buildings and improvements upon the land, and minimizing the conflicts among the uses of land and buildings;
(11) Guiding public and private policy and action in order to provide adequate and efficient transportation, water supply, sewerage, stormwater management, schools, parks, playgrounds, recreation and other public requirements and facilities;
(12) Ensuring that public facilities are available and will have a sufficient capacity to serve the proposed subdivision;
(13) Preventing the pollution of air, streams and ponds to assure the adequacy of drainage of facilities; to safeguard the groundwater resources; and to encourage the wise use and management of the natural resources in order to preserve the community and value of the land;
(14) Preserving the natural beauty and topography of the township and ensuring appropriate development with regard to these natural features;
(15) Providing the most beneficial relationship between the uses of land and buildings and the circulation of traffic within the township, having particular regard for the avoidance of congestion in the streets and highways and the pedestrian traffic movements appropriate to the various uses of land and building lines;
(16) Providing for the logical and orderly addition and extension of the community facilities and public utilities systems to developing areas;
(17) Upgrading the quality of land records through creation and filing of accurate and legible subdivision plans with the County Recorder of Deeds for future information and use by municipal officials and the general public;
(18) Ensuring, generally, that the future orderly growth and development of the township is accompanied by adequate public facilities, without negatively affecting the environment, and making the township a better place in which to live and work;
(19) Ensuring that minimum setback lines and minimum lot sizes are applied throughout the township based on the availability of water and sewage; and
(20) Permitting the township to minimize developmental and related problems as may exist or which may be foreseen, by encouraging development on land exhibiting the appropriate soils, slope and other physiographic and environmental characteristics.
(B) When development throughout the township is guided by the foregoing and incorporated into the general context of area-wide comprehensive planning, a mutual benefit will be derived by the developer, the buyer, the local municipalities, the township, the county and the general public.
(Ord. 2-2011, passed 10-6-2011)
(A) Subdivision control. The Township Board of Supervisors has the jurisdiction, powers and authorities as particularly and specifically set forth in the Pennsylvania Municipalities Planning Code, Act 247 of 1968, 53 P.S. §§ 10101 et seq., as amended, and specifically said Township Board of Supervisors shall have the jurisdiction and control of all subdivision of land located within the limits of the township. All plans shall be submitted to the Township Board of Supervisors for review and approval. This includes all plans, plots or re-plots of land. No subdivision or land development of any lot, tract or parcel of land within the township shall be made and no street, sanitary sewer, storm sewer, water main or other improvements in connection therewith shall be laid out, constructed, opened or dedicated for public use or travel or for the common use of occupants of buildings abutting thereon except in accordance with the provisions of this chapter. No plat shall be accepted for recording by the County Recorder of Deeds unless such plat officially notes the approval of the Township Board of Supervisors.
(B) Land development control. Land development must comply with the regulations contained in this chapter. Such compliance shall include, but not be limited to, the filing of preliminary and final plans, the dedication and improvement of rights-of-way, streets and roads and the payment of fees and charges as established by the Board of Supervisors. Land development plans shall indicate the location of each structure and clearly define each unit and shall indicate public easements, common areas and improvements, all easements appurtenant to each unit and improvements to public rights-of-way.
(C) Enforcement.
(1) For any person or persons violating this chapter, the following enforcement actions should be applied:
(a) A letter sent to the violator stating the violation to the chapter and that a reply is required within 20 days of the mailing date;
(b) If within the 20-day reply period no reply is given, then a letter written by the Township Solicitor will be sent to the violator and a new 20-day reply period will be given; and
(c) If a reply is not received within the reply period, a final letter stating that legal action may be enforced shall be sent to said violator and given a final 20-day time period to reply before legal action may be enforced.
(2) Penalties may be enforced under § 155.999, or similar-type action may be enforced.
(Ord. 2-2011, passed 10-6-2011)
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