Procedures for Developing Land

Often, there is a lot of confusion around how to develop land. This post will clarify the processes and explain different types of development.

When combining, dividing, or developing land, the Subdivision and Land Development Ordinance (SALDO) regulates what is required. The full ordinance can be found here: SALDO

Here are some definitions of terms that are frequently used in developing land:

• Lot Combination – a lot combination is when you have two or more parcels of land that you want to combine into one parcel, that does not create new lot lines
• Lot Improvement – a lot improvement is when you move lot lines in order to make an existing lot bigger
• Subdivision – a subdivision is when you have one parcel of land that you want to divide into two or more parcels
• Land Development – a land development is when you want to build a commercial building, or two or more residential buildings on one parcel

The process of submitting a plan for any type of development requires the following procedures:

• Submission to the Township Office
  • Submissions must be physical plans. The Township cannot accept electronic submissions.
• The Township Office distributes all plans to the following agencies:
  • The Township Planning Commission (which is a recommending body made of volunteer members)
  • The Township Solicitor
  • The Pike County Planning Commission
  • The Township Sewage Enforcement Officer (if applicable)
  • The Township Engineer (if applicable)
• The Township Planning Commission adds the plan to their next regular meeting agenda
  • Their meetings are the 4th Wednesday of each month
  • They review and either recommend approval, denial, or approval with conditions to the Township Board of Supervisors.
• Review letters are received from the agencies
  • The Township Solicitor and the Pike County Planning Commission send the Township Office their recommendation
• Once all agencies recommend approval, the plans go to the Township Board of Supervisors for their approval
  • Plans are not approved until the Board of Supervisors takes official action at a public meeting to approve and sign the plan
• Once signed, the plans must be recorded with the Pike County Recorder of Deeds Office
  • The applicant is responsible for recording the signed plans with the Recorder of Deeds Office within ninety (90) days of of the date of endorsement by the Board of Supervisors
  • Proof of recording must be submitted to the Township Office
  • If the plan is not recorded within ninety (90) days, the plan is null and void and must be resubmitted to the Township

If any agency has comments on the plan, their comments are forwarded to the applicant. The applicant may submit updated documents to the Township Office to satisfy any comments. The updated documents are then submitted to all agencies for another review.

Fees

There are fees associated with submitting plans. The fees are to cover the Township costs of review, distribution, postage, and other expenses that the Township incurs. The Pike County Planning Commission has their own review fees set.

If my plans are not approved, can I get a refund of the fees I paid?

Fees are set to offset costs incurred by the Township for staff time, postage, and consults with professionals. Regardless of whether your plan is approved or not, the fees are non-refundable.

Are there restrictions on lot size?

Yes, the Subdivision and Land Development Ordinance sets regulations on how many acres a lot can be. For example, lots that have NO central water supply or sewage disposal must have a minimum size of 87,120 square feet, or two (2) acres. All lot size restrictions can be found in the SALDO > page 61 & 62

When are the Township Planning Review Commission Meetings and can I submit my plans directly to the members at the meeting?

Township Planning Commission meetings are held the fourth (4th) Wednesday of each month.

HOWEVER, if there is nothing submitted by the prior Monday (seven business days in advance of the meeting), then the Planning Commission meeting is cancelled.

Therefore, we require plans (including sketch plans) to be submitted to the Township Office in order to ensure meeting will take place.

How do I know if my submission is on the Planning Commission’s meeting agenda?

Meeting agendas are posted on the Township website at least 24 hours in advance of the meeting. You can see all meeting agendas by visiting the Meetings page of the website.

I want to construct a commercial building that will not be open to the public. Do I have to submit a Land Development plan?

Yes. All structures that are not residential (like a home) or an accessory to a residential structure (like a shed) require a Land Development Plan. Please see the definition section of the SALDO > Article II which start on page 2

I am interested in buying a property and don’t want to go through the process if my plans will be denied. How do I know I can do what I want with the property if I purchase it?

To discuss your plans and if they may comply with the SALDO, we highly recommend submitting a sketch plan. A sketch plan submission will ensure the Township Planning Commission will hold a meeting and that your plan will be on the agenda. You should attend the meeting and explain your plan to the members. They will be able to give you direction on whether or not the plan will comply with the SALDO. More information on what is required in a sketch plan can be found in the SALDO > Article III starting on page 11

Can I speak to a Planning Commission member on the phone before submitting plans?

The Planning Commission members are volunteers. They do not have office hours or public phone numbers. In order to discuss your plans with them, you should submit a sketch plan and attend the next regularly scheduled Planning Commission meeting.