HUNTINGDON COUNTY LAND DEVELOPMENT GUIDE Land Dev... · HUNTINGDON COUNTY LAND DEVELOPMENT GUIDE...
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HUNTINGDON COUNTY LAND DEVELOPMENT GUIDE December 2013 Prepared by: Huntingdon County Planning and Development Department 205 Penn Street, Suite 3 Huntingdon, PA 16652
Transcript of HUNTINGDON COUNTY LAND DEVELOPMENT GUIDE Land Dev... · HUNTINGDON COUNTY LAND DEVELOPMENT GUIDE...
HUNTINGDON COUNTY LAND DEVELOPMENT
GUIDE
December 2013
Prepared by: Huntingdon County Planning and Development Department
205 Penn Street, Suite 3 Huntingdon, PA 16652
ACKNOWLEDGEMENTS
COUNTY COMMISSIONERS
Gary A. O’Korn, Chairman
R. Dean Fluke, Vice Chairman
Jeff Thomas, Secretary
HUNTINGDON COUNTY PLANNING COMMISSION
Ron Rabena, Chairman
Larry Mutti, Vice Chairman Ginny Gill, Secretary
Ann Kyper Reynolds
Horace Mowrer Wendy Melius
Cindy Book Bryan Yingling
Paul Politza
HUNTINGDON COUNTY PLANNING AND DEVELOPMENT STAFF
Mark A. Colussy, Planning Director * Maureen H. Safko, Planner/Grant Administrator
Rose Rahman, Secretary/Bookkeeper Laurie J. Nearhood, Secretary *
HUNTINGDON COUNTY MAPPING STAFF
D. Brian Young, Mapping Director Grant Wills, Addressing Technician
Melissa Bousum, Mapper
*Responsible for this report
TABLE OF CONTENTS December 2013
Huntingdon County Land Development Guide ..................................................................... 1
Land Development Regulations Adopted by County Municipalities.............................. 3 Adopted Local Comprehensive Plans Map ..................................................................... 4 Adopted Municipal Zoning Ordinances Map .................................................................. 4 Adopted Municipal Subdivision Ordinances Map .......................................................... 5 Adopted Municipal Development Permit Ordinances Map ............................................ 5 Municipal Contacts .......................................................................................................... 6 Pennsylvania’s Sewage Disposal Law - Understanding Act 537 .................................... 37 Other Permit Agencies .................................................................................................... 38
Huntingdon County Planning Commission Subdivision Review Policy ......................... 40
Subdivision and Land Development Application............................................................ 43 Subdivision Plan Procedure ............................................................................................. 45 Appendix A: Schedule of Fees ....................................................................................... 46 Appendix B: Subdivision Definitions ............................................................................ 47 Appendix C: Sample Review Letter ............................................................................... 48 Appendix D: Huntingdon County Recorder of Deeds - Plat Recording Policy ............. 49 Appendix E: Determining if an NPDES Permit is required ........................................... 50
MEMO
TO: CITIZENS, PROPERTY OWNERS AND DEVELOPERS FROM: HUNTINGDON COUNTY PLANNING COMMISSION DATE: DECEMBER 13, 2013 RE: COUNTY ROLE IN PLANNING AND DEVELOPMENT The Huntingdon County Planning Commission performs a task mandated by state law when it reviews various actions of developers or local government. We have compiled the attached report on local ordinances regulating land development, sewage permits, and building activity to assist both developers and local government in understanding the role of the County Planning Commission. Also included is a copy of the Planning Commission’s Subdivision Review Policy and local contact persons for various state permits. Every effort is made to keep this information current. However, this document is published only once per year. For up to date information, go to our website at www.huntingdoncounty.net. If errors are noted, please contact the Huntingdon County Planning and Development Department at (814) 643-5091 or [email protected]. MAC/ljn File: GC, Subdivision pc: County Recorder County Assessor H C P C
Introduction The Huntingdon County Planning Commission and the Huntingdon County Planning and Development Department are partners with local government in promoting sound land use policies and comprehensive planning. According to the adopted Huntingdon County Comprehensive Plan, the County seeks to fulfill the role of partner by being an educator, technician, grantsman and facilitator. It is the goal of the “Huntingdon County Land Development Guide” to outline these responsibilities and to provide local government contacts for further inquiry by developers and the general public. Pennsylvania Act 247, the Municipalities Planning Code, mandates review and comment on local planning and development activities by the County Planning Commission. The Municipalities Planning Code governs all county and municipal planning and land development regulation. Under the Act, all planning commissions have the same basic powers and duties. However, the small size and volunteer nature of rural municipalities and their planning commissions present a need for planning and development services which can be addressed by the County. Comprehensive Planning Developers are encouraged to follow both County and municipal comprehensive plans when making land use decisions. The comprehensive plan is the official policy on issues such as land use, community services and transportation. Huntingdon County adopted a comprehensive plan, titled “Continuity Through Conservation II” on July 11, 2000. In addition to the Huntingdon County Comprehensive Plan, fourteen (14) municipalities have developed comprehensive plans to guide community development. The Huntingdon County Planning and Development Department supports the creation of local and regional
plans throughout the County. Planning and Development staff are available to provide assistance in securing professional planning consultants, obtaining funding for planning activities and in setting goals for local planning activities. Federal, State and Local Land Development Regulations Numerous local, state and federal ordinances, laws, and regulations have been adopted to assure that land is developed without harming the health, safety or welfare of residents. These regulations are designed to protect drinking water, to provide safe streets and highways, to plan for compatible uses of the land, and to provide for needed services and public facilities. Many measures are also designed to protect the natural environment from the negative side effects of development: erosion, water pollution, flooding, loss of agricultural land, and destruction of wildlife habitat. The guide contains information on which regulations are in effect in each of the forty eight (48) municipalities and on the various contacts required for obtaining permits. There are currently no County ordinances regulating land development. The Huntingdon County Planning and Development Department and the Huntingdon County Planning Commission provide technical assistance to developers and municipalities. Thirty-one (31) Huntingdon County municipalities have adopted a Subdivision and Land Development Ordinance. Ten (10) municipalities have adopted a Zoning Ordinance and forty-six (46) have adopted a Development Permit Ordinance. The Development Permit Ordinance should not be confused with the Uniform Construction Code. The Development Permit Ordinance regulates all development, including buildings, fences or other activities. It focuses on preventing inappropriate
HUNTINGDON COUNTY LAND DEVELOPMENT GUIDE REVISED DECEMBER 2013
floodplain development. There are currently no subdivision and land development ordinances at the County level. While the Huntingdon County Planning Commission reviews development proposals submitted to it by local municipalities, these reviews are advisory, with final action taken by the local governing body. Municipal approval must be obtained prior to any land subdivision activity, installation of an on-lot sewage system of 10,000 gallons/day or more, or placement of more than one dwelling unit on a lot. In these cases, developers must check with the municipal Sewage Enforcement Officer to determine if a sewage planning module is required. Prior to any building construction, a municipal building permit must be obtained; and, prior to receiving a building permit (in areas without community sewers), a sewage permit must be obtained. Sewage permits are obtained by contacting the municipal Sewage Enforcement Officer. In Huntingdon County, each municipality is responsible for hiring its own Sewage Enforcement Officer (SEO) for the purposes of sewage enforcement and permitting. The names and addresses of these SEO’s are included in this Guide. Other permits which may be required include a highway occupancy permit from PA DOT; a soil erosion and sedimentation control plan or NPDES permit from the Huntingdon County Conservation District; Uniform Construction Code inspection; and municipal stormwater and floodplain management regulations. County Subdivision Review The Planning Commission maintains an active review and comment role in the area of subdivision and land development regulation, with the staff providing a thorough “desk-top” review and comment on submitted
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proposals. The Commission is also actively involved in the review of sewage planning modules on behalf of the Pennsylvania Department of Environmental Protection (DEP) and as provided for by the Pennsylvania Sewage Facilities Act (Act 537). A copy of the Huntingdon County Planning Commission Subdivision Review Policy is contained in this Guide. Payment of a review fee is required for any subdivision, land development, or sewage planning module prior to its review and comment. This is in addition to any fees required by local municipalities or state agencies. First Steps in Development Developers are encouraged to contact the local municipality and the Huntingdon County Planning and Development Department before the start of any development to determine what regulations might be applicable. Contacting a professional surveyor, engineer, soil scientist, or landscape architect can save a developer valuable time and money as well. Copies of many of the municipal ordinances in effect may be found at the Huntingdon County Planning and Development Department or at the Pennsylvania E-library website, www.elibrary.state.pa.us/disclaimer.asp. Interested persons are welcome to review our file copies, but are urged to contact the municipality to be assured of having the most current material. It is important that developers and their representatives remember to record approved subdivision plans within 60 to 90 days after municipal approval (the exact time period is specified in the local subdivision ordinance). Failure to record may negate plan approval by the municipality. Developers need to be aware of the requirements of the Huntingdon County Recorder of Deeds for recording subdivision plans (see the attached policy from the Recorder in Appendix D). Other Act 247 Review Activities The Municipalities Planning Code mandates planning commission
review of other activities of county and municipal government. Section 303 of the MPC provides that whenever the governing body has properly adopted a comprehensive plan, various actions by that unit of local government shall be submitted to the planning commission for recommendations. These include the opening of any street, the construction or demolition of any public structure, the adoption or amendment of any subdivision or zoning ordinance and the construction or abandonment of any water or sewer facility. Section 304 provides for “review and comment” of municipal activities by a county planning agency of the activities listed previously. Model Ordinances The Huntingdon County Planning Commission has published a series of “model ordinances” to aid local municipalities in setting development standards. The major ordinance in this publication is a “Model Municipal Subdivision and Land Development Ordinance.” The County believes that all municipalities need to have a subdivision ordinance. Other model ordinances include: Sign Standards for Zoning Ordinances, Stormwater Management Ordinance, Street Tree Commission Ordinance, Development Permit/Floodplain Management Ordinance, Outdoor Lighting Ordinance, Driveway Ordinance, and a Model Zoning Ordinance. If you have any questions, please contact the Huntingdon County Planning and Development Department at (814) 643-5091. Further information may be found at www.huntingdoncounty.net. Rural Addressing Prior to construction or issuance of a building permit, an address must be obtained. Addresses are available for any home, business or other addressable structure. In most instances, the 9-1-1 rural address will be the mailing address. Individuals may elect to have a post office box, or, in the case of seasonal homes, may have a mailing address different from the physical address of the structure.
Addresses may be obtained by contacting the Huntingdon County Mapping Department. In some cases, the local municipality may issue the address. Uniform Construction Code The General Assembly of Pennsylvania enacted the Pennsylvania Construction Code Act (Act 45) on November 10, 1999. Implementation of this building code was delayed several times and became final on August 7, 2004. The legislation adopted the International Building Code (2006 Version) as Pennsylvania’s official code. Forty-seven out of forty-eight Huntingdon County municipalities have opted to enforce the code locally. See the additional information under “Other Permit Agencies” in this Guide for a complete list of third party inspection agencies and “opt in” municipalities. If a municipality has “opted in”, all UCC enforcement is local, except where municipal (or third party) code officials lack the certification necessary to approve plans and inspect commercial construction for compliance with UCC accessibility requirements. If a municipality has “opted out”, the Department of Labor and Industry is responsible for all commercial code enforcement in that municipality. The Department also has sole jurisdiction for all state-owned buildings no matter where they are located. Certified third party agencies hired by property owners (or their contractors) will enforce the residential requirements of the UCC in all opt-out municipalities. The first code change occurred on December 10, 2009, adopting 2009 versions of the International Code Council’s family of codes. Information regarding the UCC can be found on the Labor and Industry website - http://www.dli.state.pa.us.
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Streams and drinking water contaminated by discharge of untreated sewage present a major threat to Pennsylvania's public health, environmental safety and economic development. Inadequate or malfunctioning treatment systems plus the strain of increased development have contributed to the overall degradation of the state's sewage disposal systems. This has caused outbreaks of water-borne diseases and pushed much of the state's sewage systems over capacity, preventing additional sewer line hook-ups. According to the Academy of Natural Sciences (1983), "septic tanks are the highest ranking sources of wastewater which is discharged directly into groundwater." Every day, Pennsylvania's 1.3 million active septic systems discharge nearly 390 million gallons of sewage into the groundwater and with it bacteria, viruses and parasites. The Pennsylvania Sewage Facilities Act (Act 537) was enacted in 1966, with subsequent amendments, to set uniform standards for the repair and/or construction of any sewage disposal facility. The two main goals of Act 537 are to correct existing disposal systems and to prevent future sewage disposal problems. To attain these objectives, Act 537 requires the planning of all sewage facilities and the permitting of on-lot disposal systems. Planning Process: Local governments are responsible for developing Official Sewage Plans which include the base plan and any planning revisions under the New Land Development process. These are then submitted to DEP for final review and approval. Permitting Process: State-certified Sewage Enforcement Officers (SEOs) working for local governing bodies handle the on-lot permitting process, which includes
the review of soil profiles and percolation tests, and the issuance of permits. Provisions of Act 537 administered by DEP include: 1) training and certifying SEOs; 2) providing technical assistance; 3) reviewing Official Sewage Plans and all revisions; 4) awarding grants to local agencies for the planning process; and 5) reimbursing local agencies for expenses incurred in the permitting process. DID YOU KNOW… DEP reviews more than 6,000
planning modules for new land development each year.
Approximately one-third of Pennsylvania residents depend on septic systems.
DEP approval of sewage facilities planning is a prerequisite for the receipt of loans or grants under PENNVEST and other funding sources.
In 1995, a single outbreak of a waterborne disease contaminated the water supply of 18 communities and resulted in a $9 million economic loss. NEW LAND DEVELOPMENT
PLANNING PROCESS
Anyone who intends to subdivide or develop land must comply with certain sewage planning requirements. These include completion of either a sewage planning module or a request for exemption from planning. An exemption from planning may be granted where new development will be connected to a municipal sewage system, or, for on-lot systems, where separate primary and alternate soil absorption areas are approved for each lot. 1. Minor module needed for a
subdivision of up to 10 lots, single family residential
structures, and individual on-lot sewage disposal systems:
a. Contact municipal SEO or Building Permit Official for Component 1 or postcard (to request exemption);
b. Complete and submit Component 1 to municipality;
c. Municipality approves or denies submission
d. Township or developer submits module to DEP for review and approval.
2. Major Module needed for a subdivision of 11 or more lots, on-lot disposal, commercial development, public sewerage proposals, and small flow discharge systems up to 2,000 gpd:
a. Contact municipal SEO or Building Permit Official for Postcard;
b. Complete and submit Postcard to local DEP office;
c. DEP forwards necessary components based on postcard information (Component 2 for on-lot disposal; Component 3 for public sewerage, Component 3S for small flow discharge systems up to 2,000 gpd);
d. Complete and submit component with detailed information about site location, soil suitability for on-lot disposal, and flow and drinking water supply to municipality;
e. Municipality forwards component to DEP for review and approval of planning.
PENNSYLVANIA’S SEWAGE DISPOSAL LAW Understanding Act 537
37
DEP ON-LOT PERMITTING PROCESS
Applies to anyone who intends to install an on-lot septic system with flows of less than 10,000 gallons per day where planning has been approved: 1. Lot owner or agent applies for
permit through local agency Sewage Enforcement Office, (SEO's process approximately 30,000 applications for on-lot disposal systems each year.)
2. Local agency SEO conducts soil profile examination and percolation test to determine suitability of site.
3. SEO approves or denies permit within seven days of receipt of completed application. If denied, SEO notifies applicant and provides opportunity for an appeal hearing.
4. SEO issues permit, if approved. Installation of system may begin.
5. SEO may oversee any step of installation and must inspect completed system before coverage and use.
6. DEP can review local agencies' administration of the permitting process.
OTHER PERMIT AGENCIES
Huntingdon County Planning Commission 205 Penn Street, Suite 3 Huntingdon, PA 16652 (814) 643-5091 www.huntingdoncounty.net Provides general information on
land development, planning and flood plains
Reviews copies of municipal ordinances
Mandatory review of subdivision proposals (proposals must be received one week prior to the regular Planning Commission meeting)
The Huntingdon County Planning Commission meets the third Wednesday of every month.
Huntingdon County Conservation District 10605 Raystown Road, Suite A Huntingdon, PA 16652 (814) 627-1627 Permits: NPDES (General and Individual) - needed by any person planning to engage in an earthmoving activity which will disturb one or more acres of land with a point source discharge of stormwater. Excluding agricultural use; all earth disturbance activities of greater than 5,000 are required to have a written erosion and sedimentation plan. General Permits - required for agricultural crossings, streambank stabilizations/gravel bar removal, utility crossings, temporary or permanent road crossings, outfall structures, and fish habitat structures. Huntingdon County Council of Governments P.O. Box 406 Huntingdon, PA 16652 (814) 643-3116 Helpful for hiring inspectors to enforce the Statewide Building Code
and for joint purchasing and ordinance creation. Huntingdon County Sewage Enforcement Officers (See listing of Sewage Enforcement Officers on pages 6 through 15.) Permits: On-Lot Sewage Disposal System Permit - needed by anyone intending to install an on-lot sewage disposal system of 10,000 gallons/day or less. A Sewage Planning Module is required by anyone subdividing land and creating a new building lot, installing an on-lot sewage disposal system of over 10,000 gallons/day or placing more than one structure on a lot. Department of Environmental Protection Bureau of Water Quality 3001 Fairway Drive Altoona, PA 16602 (814) 946-7292 Permits: Sewage Planning Module - needed by anyone subdividing land and creating a new building lot, installing an on-lot sewage disposal system of over 10,000 gallons/day or placing more than one structure on a lot. Department of Health* Ebensburg Field Office 650 Industrial Park Road Ebensburg, PA 15631 (814) 472-7275 Permits: Campground Permit - needed by any person who uses any portion of land for the purpose of providing a space or spaces for trailers or tents for camping purposes. *When the Department of Environmental Resources became the Department of Environmental Protection, campground permitting was turned over to the Department of Health. DEP should still be contacted for sewage permits and sewage information for campgrounds.
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Department of Agriculture 615 Howard Avenue Altoona, PA 16601 (814) 946-7315 Permits: Eating and Drinking License - needed by any person who plans to operate a food service facility such as a restaurant, mobile food unit, snack bar, etc. Department of Environmental Protection - SCRO Soils and Waterways Section 909 Elmerton Avenue Harrisburg, PA 17110 (717) 705-4802 Permits: Water Obstruction and Encroachment Permit - needed by any person planning to construct, operate, maintain, enlarge or abandon any obstruction (bridge, creek ford, pipeline, dredging, etc.) that will affect a watercourse or its 100-year floodway or any lake, pond, wetland, etc. PA Department of Transportation - Huntingdon County Maintenance Office Huntingdon, PA 16652 (814) 643-0150 Permits: Highway Occupancy Permit - needed by any person whose driveway or other roadway connects to a state road or highway. PA Department of Labor and Industry Bureau of Occupational and Industrial Safety Room 1514 Labor and Industry Building Seventh and Forster Streets Harrisburg, PA 17120 (717) 787-3806 Under the Uniform Construction Code, Labor and Industry has sole jurisdiction for State-owned buildings and structures and commercial buildings and structures in municipalities that have opted not to enforce the UCC.
Specific questions and complaints can be addressed by contacting the Department at one of the following numbers: Certification of code officials or third party agencies - 717-787-3323 Check status of application, Code questions, or complaint questions regarding Fire and Panic or Uniform Construction Code - 717-787-3806 (select option 1) Uniform Construction Code Program Questions - 717-787-9099 Pennsylvania One Call System, Inc. - 1-800-242-1776 Pennsylvania Act 38 (1991)
requires notification by excavators, designers, or any person preparing to disturb the earth’s surface anywhere in the Commonwealth.
Pennsylvania One Call System,
Inc. - Notifies utility companies, pipeline companies, cable TV companies, water companies, water and sewer authorities, government agencies and any other user through membership in the PA One Call System. Members are notified via personal computer or fax within minutes of the contractor’s call.
Notification to the one call
system is required by PA Act 38 of 1991 three working days prior to disturbing the earth with any type of powered equipment or ten working days notice when in the design phase.
Texas Eastern Transmission Corporation P.O. Box 268, R.D. 3 Hollidaysburg, PA 16648 (814) 695-4081 Hollidaysburg Area Superintendent or (717) 540-8311 W. Mark Davis, Division Manager Transmission If Texas Eastern pipelines are on
the property being developed, the
applicant should contact the Hollidaysburg Office and a site visit and marking of pipelines and right-of-ways will be arranged.
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HUNTINGDON COUNTY PLANNING COMMISSION SUBDIVISION REVIEW POLICY
Revised October 17, 2013 Purpose In order to promote orderly growth and development, to assure compliance with local and State regulations, to assure the coordination of subdivision plans within the County with each other, and to assure consistency of subdivision plans with the Huntingdon County Comprehensive Plan, the Planning Commission provides a review and comment on each subdivision plan submitted to both the local municipality and to other interested agencies.
Jurisdiction The Huntingdon County Planning Commission is required to review and comment on any subdivision submitted to a Huntingdon County municipality for review and approval under the authority of their municipal subdivision ordinance. This requirement is contained in most municipal subdivision ordinances and in Section 502 (B) of the Municipalities Planning Code. Planning Commission comments are advisory only. Only the municipality may approve or reject a subdivision.
In addition, the PA Department of Environmental Protection (DEP) requires comments from the County Planning Commission for any revision to the municipality's "Official (Sewage) Plan." This requirement is imposed on any major subdivision (11 or more residential lots or any commercial subdivision using on-lot sewage treatment), or any subdivision using community sewage treatment. This is a requirement whether or not the municipality has a municipal Subdivision and Land Development Ordinance.
Time Limit The Municipalities Planning Code (Section 502(B)) specifies that the local municipality must give the County Planning Commission 30 days to review and comment on any subdivision.
Fee The Municipalities Planning Code (Section 502(B)) specifies that the applicant shall pay a fee sufficient to cover the costs of review to the County Planning Commission. A complete fee schedule is attached as Appendix A. Fees will be charged for the review of all subdivisions, land developments, and sewage planning modules. The fees will be received prior to review and comment by the Planning Commission (in the case of major subdivisions) or from the staff (in the case of minor subdivisions).
Application Form The Huntingdon County Planning Commission requires the completion of the attached Subdivision and Land Development Application form by each applicant. This form provides for notification that the municipality has received the subdivision or land development and is requesting review and comment from the County Planning Commission. It also authorizes the planning staff to make site visits to the subdivision during the review process.
Application Completeness The subdivision application shall contain all information required by local ordinance or State law. Incomplete applications may be rejected by staff along with a letter to the municipality and subdivider noting the missing materials. Data required shall include: County application form (signed by a municipal representative) indicating the municipality's acceptance of the Subdivision Application, a sewage planning module, a copy of the preliminary or final plan drawing, and other required information. The review process cannot be initiated until a complete application has been processed.
Major Subdivisions Major Subdivisions shall be submitted to the Planning Commission for review at least seven (7) business days prior to the
advertised meeting of the Commission. A major subdivision is defined by this policy as six or more lots whether or not new streets or utilities are involved (see the Appendix for a more complete definition). This definition is different from the DEP definition of major subdivision, which is eleven or more residential lots or nonresidential development used for the purpose of submission of a "sewage planning module" to DEP.
A staff review will be made of all major subdivision plans received for review and recommendations submitted to the Planning Commission at their advertised meeting. Following the Commission's review and comment, a letter containing the Planning Commission's comments will be sent to the municipal secretary or subdivision administrator. The comment letter may be signed by the Planning Director, or other staff member designated by the Planning Commission. The officers of the Commission retain the right to sign a subdivision plan, but have authorized the Planning Director to sign a subdivision plan on their behalf indicating that the subdivision proposal has been "reviewed by" the Huntingdon County Planning Commission. If the Planning Commission is unable to review a major subdivision within the time frame allotted by the Planning Code, the staff may forward staff comments to the municipality and applicant pending a review of staff comments at the next regularly scheduled meeting of the Planning Commission.
Minor Subdivisions Due to the large number of minor subdivisions received for review, the Planning Commission authorizes the staff to prepare and submit comments to the local municipality and applicant without action by the Planning Commission. The staff may, however, request review by the Planning Commission before
40
completing its review. A minor subdivision is defined by this policy as five or fewer lots with existing street frontage (see the Appendix for a more complete definition). This definition is different from the DEP definition of minor subdivision, which is ten or fewer residential lots using on-low sewage disposal, used for the purpose of submission of a “sewage planning module” to DEP.
The staff will attempt to review and comment on minor subdivisions within 15 days of receipt. Following the staff's review and comment, a letter containing the staff comments will be sent to the municipal secretary or subdivision administrator. The Planning Director, or other staff member designated by the Planning Commission, is authorized to sign a minor subdivision plan indicating that the subdivision proposal has been "reviewed by" the Huntingdon County Planning Commission.
A report containing a summary of the Minor Subdivision Review Activity for the month shall be presented to the Planning Commission each month. The Commission retains the right to provide additional comments if so desired. If additional comments are not made the staff comments shall be deemed as official Commission action.
Land Development Applications for land development shall be submitted to the Planning Commission for review at least seven (7) business days prior to the advertised meeting of the Commission. A land development is defined by the Municipalities Planning Code as the development of two or more residential or nonresidential buildings or of a single nonresidential building on a lot or lots (see the Appendix for a complete definition).
Minor land development review will follow the same staff review procedure as a minor subdivision. A staff review will be made of all major land development plans received for review and recommendations
Identification Number (PIN); Use; Size; Shape; Accessible to Roads; Subject to Resubdivision
e. Site Improvements/Facilities: Official Plan Update (Sewage Module); Water Availability and Capacity; Community Sewage System; Private Utility Easements; Sidewalks; Curbs; Other Improvements; Performance and Maintenance Bond
f. Grading: Drainage Easements; Culverts and Drainage Ways; Cut and Fill Slope; Special Anti-Erosion Measures; Erosive Soils
g. Features: Man-Made; Natural
h. Land Development: Lighting; Landscaping; Parking/Circulation/Loading; Fire Hydrant/Suppression; Signs
5. Consistency with Local Zoning: Use; Setbacks; Parking; Lot Size, etc.
6. State Permits: Highway Occupancy Permit/Traffic Impact Study; Sewage Planning Module; Community Water System; Erosion and Sedimentation Control Plan/NPDES Permit; Water Obstruction Permit
7. Agriculture/Silviculture: Clean and Green; Agricultural Conservation Easement; Agricultural Security Area
Signature and Plan Recordation As required by Section 513 (a) of the Municipalities Planning Code, the Chairman or Secretary of the Planning Commission shall sign each plat indicating that the subdivision proposal has "been reviewed by the Huntingdon County Planning Commission". The Planning Commission has designated the Planning Director as their designated representative authorized to sign plats on their behalf. Plats will only be signed if they have been approved and signed by municipal representatives after the County review has been completed.
submitted to the Planning Commission at their advertised meeting. Following the Commission's review and comment, a letter containing the Planning Commission's comments will be sent to the municipal secretary or subdivision administrator. The Planning Director, or other staff member designated by the Planning Commission, is authorized to sign a minor land development plan indicating that the subdivision proposal has been "reviewed by" the Huntingdon County Planning Commission.
Subdivision and Land Development Review Elements The staff review prepared for the Planning Commission shall consider professional planning principles, including the following review elements:
1. Consistency with County and Local Comprehensive Plan:
Land Use; Density; Goals and Objectives
2. Physical Limitations of Site: Slope, Wetlands, Soils and Geology, Floodplain
3. Consistency with County Street Naming and Addressing Policy
4. Municipal Subdivision Ordinance - Compliance:
a. Administrative: Submission Completeness and Accuracy; Signature Block/Review Certificate; Owner's Statement of Intent, Notarized; Recorder of Deeds Certificate; Engineer/Surveyor Seal
b. Design and Construction Standards: Density; Lots; Streets; Utilities
c. Access: Width (right-of-way and cartway); Grades; Horizontal Curves; Drainage and Grading; Ownership and Maintenance; Coordination with Adjacent Development; Cul-de-sac Length; Sight Distance and Clear Sight Triangle; Municipal Driveway Permit
d. Basic Plan Information: Boundary Description with Distances and Bearings; Abutters; Deed Book and Page Number; Tax Parcel
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Section 513 (a) of the Municipalities Planning Code states that “Upon the approval of a final plat, the developer shall within 90 days of such final approval or 90 days after the date of delivery of an approved plat signed by the governing body, following completion of conditions imposed for such approval, whichever is later, record such plat in the office of the recorder of deeds of the county in which the municipality is located. Whenever such plat approval is required by a municipality, the recorder of deeds of the county shall not accept any plat for recording, unless such plat officially notes the approval of the governing body and review by the county planning agency, if one exists”. Subdivision Review Certificate The Planning Commission has adopted a Subdivision Review Certificate for placement on all plans submitted for review. This Review Certificate must be on all plans submitted for review beginning June 1, 2013. The text of the Review Certificate is shown below:
THE HUNTINGDON COUNTY PLANNING COMMISSION REVIEWED THIS PLAN ON ____________________, 20____, AS REQUIRED BY THE PENNSYLVANIA MUNICIPALITIES PLANNING CODE, ACT 247 OF 1968, AS AMENDED. A COPY OF THE REVIEW IS ON FILE AT THE OFFICE OF THE HUNTINGDON COUNTY PLANNING COMMISSION. THE COMMISSION DOES NOT REPRESENT OR GUARANTEE THAT THIS PLAN COMPLIES WITH THE VARIOUS ORDINANCES, RULES, REGULATIONS OR LAWS OF THE LOCAL MUNICIPALITY, THE COMMONWEALTH, OR THE FEDERAL GOVERNMENT. _________________________________ PLAN TRACKING NUMBER _________________________________ CHAIRMAN OR DESIGNATED REPRESENTATIVE
Form of HCPC Comments The Planning Commission and staff, in making comments on both major and minor subdivisions and land developments, shall offer comments as per the above review criteria, but shall not recommend either approval or disapproval of the subdivision proposal. The following statements shall be included in all review letters:
Major Subdivisions and Land Developments: The Huntingdon County Planning Commission reviewed the above referenced proposal at their (date of meeting). The Planning Commission offers the following comments for your consideration. They are based on a “desk-top” review of the proposal, county and municipal plans and ordinances and applicable state laws. No field-view was made of the site. The comments are not intended to replace your own review or to offer either legal or engineering advice. The Huntingdon County Planning Commission wants to remind the municipality that the above comments are offered, in conformance with Section 502 (b) of the Pennsylvania Municipalities Planning Code, and are designed to assist in implementing the comprehensive plan, sewage facilities plan and your municipal subdivision and land development ordinance. Sole authority for approval or disapproval of this project lies with your governing body. Minor Subdivisions and Land Developments: The staff of the Huntingdon County Planning and Development Department reviewed the above referenced proposal. The Planning Commission authorizes Department staff to offer the following comments for
your consideration. They are based on a “desk-top” review of the proposal, county and municipal plans and ordinances and applicable state laws. No field-view was made of the site. The comments are not intended to replace your own review or to offer either legal or engineering advice. The Huntingdon County Planning Commission wants to remind the municipality that the above comments are offered, in conformance with Section 502 (b) of the Pennsylvania Municipalities Planning Code, and are designed to assist in implementing the comprehensive plan, sewage facilities plan and your municipal subdivision and land development ordinance. Sole authority for approval or disapproval of this project lies with your governing body.
This subdivision review policy is hereby revised by the Huntingdon County Planning Commission on October 17, 2013.
_______________________________ Ginny Gill, Secretary
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HUNTINGDON COUNTY PLANNING COMMISSION SUBDIVISION AND LAND
DEVELOPMENT APPLICATION
Annex I, Suite 3 205 Penn Street
Huntingdon, PA 16652 Phone: (814) 643-5091 Fax: (814) 643-6370
Email: [email protected]
Planning and Development Department Use Only Submission Date
Plan File Number
To be completed by the municipality in which the land is located*
Municipality Transmittal Date
The municipal office received this plan on _______________ (date) and is submitting it to the Huntingdon County Planning Commission for review. Please return any review comments to the municipal office within 30 days of the above listed Submission Date.
Municipal Official’s Signature
*Prior to the review of the subdivision/land development plan by the Huntingdon County Planning Commission, this section must be completed by the respective municipal official acknowledging receipt of the plan.
Plan Name:
Landowner’s Name: Phone:
Landowner’s Address:
Applicant’s Name**: Phone:
Applicant’s Address**:
Surveyor/Engineer’s Name: Phone:
Surveyor/Engineer’s Address:
**If the Applicant is the same as the Landowner, indicate “SAME” on the line provided.
PLAN TYPE TYPE OF REVIEW Tax Map Parcel(s) #: ____________________________
Minor Subdivision Major Subdivision Unofficial Sketch Plan #: ____________________________
Lot Line Adjustment Side Lot Addition Preliminary Plan #: ____________________________
Minor Residential Land Development
Major Residential Land Development
Preliminary/Final Plan Final Plan
Deed Book:__________ Page Number:__________
Non-Residential Land Development
Revised Plan Zoning District: ____________________________ (if applicable)
Date(s) of previous plan(s), if applicable:
PLAN INFORMATION PROPOSED IMPROVEMENTS OTHER INFORMATION
Total Area (gross acres): Water Sewer Yes No
Acreage of Residual: Public/Community Is the property enrolled in
Number of Lots: On-site Clean & Green?
New Acreage Subdivided: ____________________New Sewage Disposal Proposed
Yes No Is the property in an Agriculture Security Area?
Square Footage of Earth Disturbance:
New Water Supply Proposed
Yes No Water Encroachment Permit?
Square Footage of Building:
Streets:
Public access Private Does the property have ease-ments? If so, please provide.
Erosion/Sedimentation Control Plan (E&S):
Submitted N/A New street proposed for dedication?
Yes No Does the property have deed restrictions? If so, please provide.
Post Construction Stormwater Management
Plan (PCSM): Submitted N/A
Highway Occupancy Permit? Yes No
Agricultural Conservation Easement?
Are hydric soils present on the
property?
Located in Floodway or Floodplain?
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HUNTINGDON COUNTY PLANNING COMMISSION SUBDIVISION AND LAND
DEVELOPMENT APPLICATION
Annex I, Suite 3 205 Penn Street
Huntingdon, PA 16652 Phone: (814) 643-5091 Fax: (814) 643-6370
Email: [email protected]
REQUIRED SIGNATURE(S) I/We authorize this subdivision or land development submission. I/We certify that all information given with this submission is correct to the best of my/our knowledge. I/We further agree to pay all municipal engineering cost that may occur during the review process. I/We authorize the following individual to be the agent for executing this submission and to be contacted with any questions or concerns regarding this submission during the review process:
Authorized Agent’s Name: Phone ______________________ I/We authorize the Huntingdon County Planning Commission, Planning and Development Department and any authorized agent of the Commission or Department to visit/enter this property between 8 a.m. and 8 p.m. at their own risk while this plan is being reviewed for ordinance compliance.
Landowner Signature Date If the Applicant is different than the Landowner, the Applicant must sign below:
Applicant Signature Date
County Subdivision and Land Development Review Fees
Adopted: October 17, 2013 Effective: January 1, 2014
Minor Subdivisions Fees
No new building lots (can include a lot line adjustment or a lot addition) $351 – 5 Lots (can include a lot line adjustment or a lot addition) $100
Major Subdivisions (Preliminary)* Fees
6 + Lots $150 + $5 per lot All Final Subdivision Plan Reviews $150 + $5 per lot
* Includes Planned Residential Developments
Land Developments (Preliminary and Preliminary/Final)
Minor Residential Land Development (less than or equal to 5 dwelling units) $100Major Residential Land Development (6 or more dwelling units) $125Non-Residential Land Development $200
Sewage Module Review Only $75 Minor Review of a Plan Resubmitted within 6 Months of the Original Plan $35
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SUBDIVISION PLAN PROCEDURE
SKETCH PLAN (optional)
Subdivider submits sketch design to
Municipal or County Planning Commission
Planning Commission provides informal comments to subdivider
Subdivider submits preliminary plan to Municipality
PRELIMINARY PLAN
(required for all but minor subdivisions)
Review by Huntingdon Co. Planning Commission
Review by SEO
Review by Township Engineer
Review by PA DOT (highway frontage)
Review by applicable public utilities
Review by Huntingdon Co. Cons. District
Planning Commission reviews preliminary
plan and makes recommendation
Township Supervisors review preliminary plan and take formal action
Submit Sewage Module to DEP
Subdivider submits final plan to Municipality
FINAL PLAN
(required for all subdivisions & land developments)
Minor Subdivision Process Starts Here
Review by Township Engineer
Review by Township Solicitor
Review by applicable public utilities
Recommendations Only
Planning Commission reviews final plan and
recommendation
Township Supervisors review final plan
Subdivider installs improvements or posts bond
Township Supervisors take formal action on final plan
Township approval of final plan; recorded by Developer
Subdivider records plan and proceeds with construction and sales
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SCHEDULE OF FEES FOR REVIEW OF APPLICATIONS FOR SUBDIVISIONS AND LAND DEVELOPMENTS AND
PLANNING MODULES FOR LAND DEVELOPMENTS
APPENDIX A
Adopted: October 17, 2013 Effective: January 1, 2014
Minor Subdivisions Fees
No new building lots (can include a lot line adjustment or a lot addition)
$35
1 – 5 Lots (can include a lot line adjustment or a lot addition) $100
Major Subdivisions (Preliminary)* Fees
6 + Lots $150 + $5 per lot
All Final Subdivision Plan Reviews $150 + $5 per lot
* Includes Planned Residential Developments
Land Developments (Preliminary and Preliminary/Final)
Minor Residential Land Development (less than or equal to 5 dwelling units)
$100
Major Residential Land Development (6 or more dwelling units)
$125
Non-Residential Land Development $200
Others
Sewage Module Review Only $75
Minor Review of a Plan Resubmitted within 6 Months of the Original Plan
$35
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APPENDIX B
WHAT IS A SUBDIVISION? "Subdivision," the division or redivision of a lot, tract or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land including changes in existing lot lines for the purpose, whether immediate or future, of lease, partition by the court for the distribution to heirs or devises, transfer of ownership or building or lot development; provided, however, that the subdivision by lease of land for agricultural purposes into parcels of more than ten acres, not involving any new street or easement of access or any residential dwelling, shall be exempted. (MPC Section 107)
WHAT IS A LAND DEVELOPMENT?
"Land development," any of the following activities: (1) The improvement of one lot or two or more contiguous lot, tracts or parcels of land for any purpose involving: (i) a group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots regardless of the number of occupants or tenure; or (ii) the division or allocation of land or space, whether initially or cumulatively, between or among two
WHAT IS THE DIFFERENCE BETWEEN A MINOR AND
MAJOR SUBDIVISION?
"Minor Subdivision" - Any subdivision in a period of two years not involving more than five lots, parcels of land, or other divisions of land provided that the lot or lots abut a street of sufficient width and does not require new streets, the installation of sanitary sewers, storm sewers, water mains, or other public facilities. * "Major Subdivision" - Any subdivision involving six or more lots, parcels of land, or other divisions of land whether or not it involves new streets, additional utilities, or public improvements. * *These definitions are different from municipal ordinances and are used for county review only.
or more existing or prospective occupants by means of, or for the purpose of streets, common areas, leaseholds, condominiums, building groups or other features. (2) A subdivision of land. (3) Development in accordance with section 503. (1.1) (MPC Section 107)
WHAT IS A PLAT?
"Plat," the map or plan of a subdivision or land development, whether preliminary or final. (MPC Section 107)
WHAT IS A PRELIMINARY PLAN
OR PLAT? "Preliminary Plan" - A tentative plan indicating the proposed layout of a subdivision prepared by the subdivider for submission to the municipality for its consideration. *
WHAT IS A FINAL PLAN OR PLAT?
"Final Plan" - A complete and exact plan of subdivision which is presented to the municipality for approval and which, if approved, will be submitted by the subdivider to the Recorder of Deeds of the County for recording in accordance with the law. *
DEFINITIONS
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SAMPLE REVIEW LETTER October 17, 2013 Smith Township Secretary P.O. Box 1111 Smithville, PA 16666 Re: Smith Minor Subdivision Dear Mrs. Secretary: The staff of the Huntingdon County Planning Commission has reviewed the above referenced proposal to subdivide a property containing approximately 50.00 acres into two lots. Lot 1 (the residue) contains 48.00 acres and Lot 2 contains 2.00 acres. The property is located approximately ½ mile off U.S. 22 on Highland Drive. The Planning Commission authorizes Department staff to offer the following comments for your consideration. They are based on a “desk-top” review of the proposal, professional planning principles, county and municipal plans and ordinances and applicable state laws. No field-view was made of the site. The comments are not intended to replace your own review or to offer either legal or engineering advice. 1. The proposal is inconsistent with the Huntingdon County Comprehensive Plan. The land use proposed by the Plan for this area is Agricultural.
2. There are no physical limitations (steep slopes, soils, wetlands, floodplains) evident at the location of this proposal.
3. The purpose of this subdivision is to separate a two-acre building lot from the larger parcel.
4. The sewage planning module has been completed, showing suitability for on-lot sewage treatment.
5. This site is in Clean and Green and must comply with Act 319 Rules and Regulations. Payment of rollback taxes may be required. Section 137.41(a) of Act 319 requires written notification to the County Chief Assessor thirty (30) days prior to transfer, separation, or split-off of land.
6. There is no apparent road access to the proposed lot. Previous access was cut by the Water Street Bypass, and it is not clear how the parcel will be accessed in the future.
The Huntingdon County Planning Commission wants to remind the municipality that the above comments are offered, in conformance with Section 502 (b) of the Pennsylvania Municipalities Planning Code, and are designed to assist in implementing the comprehensive plan, sewage facilities plan and your municipal subdivision and land development ordinance. Sole authority for approval or disapproval of this project lies with your governing body. Please contact this office with any questions concerning these comments and provide us with a copy of your approval or disapproval letter.
Sincerely,
Planning Director
APPENDIX C
48
APPENDIX D
49
APPENDIX E
HO
W T
O D
ETE
RM
INE
IF A
PLA
N R
EV
IEW
AN
D/O
R N
PD
ES
PE
RM
IT IS
NE
ED
ED
Begin Here for all
earth disturbance sites:
Disturbs greater
than
5,000
squ
are
feet?
No
No Pe
rmit or
Erosion Co
ntrol Plan
review
neede
d.
Disturbs greater
than
1 acre?
Gen
eral NPD
ES Permit ne
eded
. Follow Gen
eral NPD
ES Permit
process and subm
it plans to
Hun
tingdon
Cou
nty
Conservatio
n District for review.
Doe
s discharge go
to a HQ or EV
watershed
?
Yes
Yes
No
Yes
Individu
al NPD
ES Permit ne
eded
. Follow Individu
al NPD
ES Permit
process and subm
it plans to
Hun
tingdon
Cou
nty Co
nservatio
n District for com
pleteness review
. Will req
uire DEP
technical review
of Post C
onstruction Stormwater
prior to Permit approval.
Plan
review m
ay be
requ
ired
by MOU or
Ordinance
Disturbs acreage >5,000
squ
are feet, but
< 1 acre. Subm
it Erosion and
Sedimen
tatio
n Co
ntrol Plan to
Hun
tingdon
Cou
nty Co
nservatio
n District
for review
. No
50
