Subdivision & Land
Development
What is a
subdivision?
According to the Mercer County
Subdivision & Land Development Ordinance the definition of a subdivision is:
"The division or redivision of a lot, tract or parcel of land by any means into
two or more lots, tracts, or parcel 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 distribution to heirs of devisees, transfers of
ownership or building or lot development. Provided however, that the subdivision
by lease of land for agricultural purposes into parcels of more than 10 acres,
not involving any new street or easement of access or any residential dwelling
shall be exempted."
According to the MPC, Land
Development is defined as (1) The improvement of one lot or two or more
contiguous lots, tracts or parcels of land for any purpose involving: (i) a
group of two or more residential or non residential buildings, whether
proposed initially or cumulatively, or a single non-residential 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 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 (I. 1) of the MPC.
What is the
subdivision process?
Fact Sheet - The Subdivision and Land Development
Ordinance is the most widely-used development control mechanism in Pennsylvania
and has been in effect in Mercer County since its adoption by the Mercer County
Commissioners December 4, 1958. The Ordinance regulates, as the title suggests,
a subdivision and land development within Mercer County excepting subdivisions
in those municipalities which have elected to adopt and administer their own
local standards of control. The Subdivision and Land Development Ordinance does
not control what uses are established within the County or municipality, rather
it controls how a use or activity relates to the land upon which it is located.
The subdivision ordinance offers
the County and the municipality a degree of protection against unwise, poorly
planned development by insuring through the proper provisions of good
subdivision design that includes such necessities as properly constructed
streets, adequately designed storm water systems, prevention of conflicting
deeds and assurance that properties being subdivided and conveyed are acceptable
in size, and are properly placed on legal record with the Mercer County Recorder
of Deeds.
A "subdivision" is defined as the
division or re-division 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 distribution to heirs or devisees, 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 (10)
acres, not involving any new street or easement of access or any residential
dwelling shall be exempted.
Costs vary with the size and type
of subdivision in correlation with a variety of tasks undertaken by the Staff of
the Mercer County Regional Planning Commission to provide a thorough review.
Applicable fees are due and payable upon filing of a Subdivision and Land
Development Review Application with the Mercer County Regional Planning
Commission fees are in accord with the following schedule:
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MERCER COUNTY
SUBDIVISION & LAND
DEVELOPMENT ORDINANCE
FEE SCHEDULE
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BASE REVIEW FEE
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FEE / UNIT
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REQUIRED FINAL REVIEW FEE
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FEE / UNIT
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SUBDIVISION PLANS
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MINOR (FINAL PLAN)
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$300
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$20/ LOT
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MAJOR
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$300
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$20/ LOT
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$100
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$25 / LOT
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MINOR LAND
DEVELOPMENT PLANS – NO FEE
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MAJOR LAND
DEVELOPMENT PLANS (FINAL PLAN)
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RESIDENTIAL
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$300
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$10/ UNIT
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NON-RESIDENTIAL
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$300
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$5/ 1000 SQUARE FEET
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MHP
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$300
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$15/ LOT
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$100
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$15 / LOT
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RV PARK
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$300
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$10/ SITE
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$100
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$10 / SITE
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COUNTY ENGINEER FEE
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All costs borne by
Applicant
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MODIFICATIONS &
APPEALS
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$100
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EFFECTIVE DATE JULY 23, 2007
This fee schedule can change by resolution of the
Mercer County Commissioners.
(Adopted July 12, 2007)
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Land Development Review Process:
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For minor land developments in all communities, the applicant shall submit a
copy of all information pertaining to the application for a local building
permit and all other required local municipality permits.
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Major land developments in zoned municipalities will be treated as a minor
land development. All local municipal
approvals must be granted, and evidence presented, before a minor land
development can be approved.
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For major land developments in unzoned municipalities, the applicant shall
submit all information required in the ordinance, specifically Sections 506,
601, & 602.
Subdivision Review Process:
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For a plan located in a municipality that has their own Subdivision & Land
Development Ordinance and that municipality’s planner is in charge of the
technical review, the subdivision plan shall be submitted to that
municipality. The municipality will
then forward the subdivision to the County for review.
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For a plan located in a municipality that has their own Subdivision & Land
Development Ordinance and MCRPC’s planner is in charge of the technical
review, the subdivision plan shall be submitted to MCRPC.
MCRPC will forward their findings and review comments, as well as
the plan, to the municipality for their decision.
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For a plan located in a municipality that is under the Mercer County
Subdivision & Land Development Ordinance, the subdivision plan shall be
submitted to MCRPC. MCRPC will
forward the plan to the municipality for their comments through the
Municipal Subdivision Review form, and the approval will come from MCRPC.
The Mercer County Subdivision &
Land Development Ordinance was passed by the County Commissioners on
February 23, 2006. This new ordinance replaces the previous SALDO in
Mercer County. This current ordinance will take effect on April 1,
2006.
Click on the image for a
larger view.
Municipalities subject to the Mercer County
Subdivision & Land Development Ordinance
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Fredonia Borough
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Lackawannock Township
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Greenville Borough
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Lake Township
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Jackson Center Borough
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Liberty Township
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Jamestown Borough
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Mill Creek Township
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New Lebanon Borough
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New Vernon Township
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Sandy Lake Borough
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Otter Creek Township
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Sheakleyville Borough
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Perry Township
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Stoneboro Borough
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Pine Township
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Coolspring Township
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Pymatuning Township
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Deer Creek Township
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Salem Township
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Delaware Township
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Sandy Creek Township
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East Lackawannock Township
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Sandy Lake Township
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Fairview Township
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Shenango Township
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Findley Township
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Sugar Grove Township
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French Creek Township
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West Salem Township
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Greene Township
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Wilmington Township
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Hempfield Township
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Wolf Creek Township
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Jackson Township
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Worth Township
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Municipalities
WITH Locally Adopted
Subdivision & Land Development Ordinances
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Farrell City
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Sharpsville Borough
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Hermitage City
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West Middlesex Borough
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Sharon City
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Wheatland Borough
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Clark Borough
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Jefferson Township
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Grove City Borough
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South Pymatuning Township
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Mercer Borough
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Springfield Township
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Municipal
Subdivision Ordinances Online
Springfield
Township
City of Hermitage
Zoning &
Subdivision Review Committee
Committee
Homepage
Mercer County Regional Planning Commission
2491 Highland Road, Hermitage, PA 16148
[email protected]
www.mcrpc.com
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