Part 1
Short Title, Authority and Purpose

§22-101 Short Title.

This Chapter shall be known and cited as the "Wolf Township Subdivision and Land Development Ordinance of 1995."

(Ord. 96-01-02, 1/2/1996, Article 1, §100)

§22-102 Authority.

Section 501 of the Pennsylvania Municipalities Planning Code, 53 P.S. §10501, as reenacted and amended in 1988, December 21, P.L. 1329, Act 170, and as further amended by Act 209 of 1990 and Act 131 of 1992, provides that Wolf Township may regulate subdivision and land development within the Township by enactment of a Subdivision and Land Development Ordinance. Such activities shall be defined as follows.

A.    "Subdivision" is defined as the division or redivision of a lot, tract, or parcel of land by any means into two or more lots, tracts, or 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 10 acres, not involving any new street or easement of access or any residential dwelling, shall be exempted.

B.    "Land development" is defined as any of the following activities: (See “Definitions,” Part 8, for exemptions.)

(1)    The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:

(a)    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.

(b)    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 §503(1.1) of the Pennsylvania Municipalities Planning Code.

(Ord. 96-01-02, 1/2/1996, Article 1, §101)

§22-103 Purpose.

The Wolf Township Board of Supervisors hereby cite the following as the specific purposes for which this Chapter was enacted.

A.    To provide for orderly, efficient, and harmonious development of the Township.

B.    To promote the health, safety, and general welfare of the citizens of the Township.

C.    To ensure coordination of subdivision and land development proposals with municipal public improvement plans and programs.

D.    To secure the protection of soil and water resources and natural drainageways.

E.    To facilitate the safe and efficient movement of people and goods through the Township.

F.    To secure equitable processing of all subdivision and land development plans by providing uniform standards and procedures.

G.    To encourage the utilization of flood hazard areas in a manner that will not increase the flood hazard.

(Ord. 96-01-02, 1/2/1996, Article 1, §102)

§22-104 Applicability.

Any person, partnership or corporation intending to subdivide or develop property in Wolf Township shall prepare plans in accordance with the standards contained in this Chapter. Such plans and all required documentation shall be submitted to the Township Planning Commission for review and to the Township Board of Supervisors for approval or disapproval, as per the requirements of this Chapter. The Township Supervisors shall consider all review comments and recommendations received prior to taking action on a proposed subdivision or land development. The Township Supervisors shall however, have full authority to approve or disapprove all such plans or proposals.

(Ord. 96-01-02, 1/2/1996, Article 1, §103)

§22-105 Authority of County Planning Commission.

Copies of all subdivision and land development plans for proposals to be located within Wolf Township shall be forwarded or delivered, upon receipt by the Township, to the Lycoming County Planning Commission for review and comment. The Township shall not approve such proposal until receipt of the County comments or until the expiration of 30 days from the date such proposal was forwarded or delivered to the County Planning Commission. (See also §22-303.B(2).)

(Ord. 96-01-02, 1/2/1996, Article 1, §104)

§22-106 Interpretation.

The provisions of this Chapter shall be held to be minimum requirements to meet the purposes stated herein. Where the provisions of this Chapter impose greater restrictions than those of any statute, other ordinance or regulation (i.e., State enabling statues, local zoning or building codes, etc.) the provisions of this Chapter shall prevail. Where the provisions of any statute, other ordinance or regulation impose greater restrictions than those of this Chapter, the provisions of such statute, ordinance or regulation shall prevail.

(Ord. 96-01-02, 1/2/1996, Article 1, §105)

§22-107 Disclaimer of Municipal Liability.

The grant of approval of a subdivision or land development plan or of any improvement installed as a condition thereof, shall not constitute a representation, guarantee, or warranty of any kind by the Township, or by any official, employee or appointee thereof as to the practicability or safety of the proposed use, and shall create no liability upon the Township, its officials, employees or appointees for any damage that may result pursuant thereto. The applicant shall in all cases rely on accepted engineering methods or building practices when designing a subdivision or land development or installing any required improvement. In addition, no such approval shall guarantee the accuracy of any survey or subdivision or land development plans prepared by a registered professional land surveyor.

(Ord. 96-01-02, 1/2/1996, Article 1, §106)