Municipality of Murrysville, PA
Westmoreland County
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Table of Contents
Table of Contents
Approval in accordance with this chapter shall be required for:
A. 
Any subdivision, as defined by this chapter, including the resubdivision or replatting of previously recorded lots or lot line adjustments for previously recorded lots;
B. 
Any other land development, as defined by this chapter, other than those excluded by § 201-9 of this chapter;
C. 
The consolidation, as defined by this chapter, of two or more lots, tracts or parcels of land for the purpose of one development; and
D. 
Any proposal by a developer to construct a street or any other public improvement to be dedicated to the Municipality for public use.
A. 
No lot in a subdivision or land development may be leased, transferred or sold and no permit to erect, alter, repair or occupy any building or use any land in any subdivision or land development may be issued unless and until such subdivision or land development shall have been approved and properly recorded and until such public and/or private improvements as required by this chapter shall have been constructed or guaranteed as provided for by this chapter.
B. 
The description by metes and bounds in an instrument of transfer or other documents used for selling or transferring property shall not exempt the seller or transferor from complying with the requirements of this chapter.
A. 
In addition to complying with the provisions of this chapter, all subdivisions and land developments within the Municipality shall comply with all applicable Murrysville ordinances as amended or adopted from time to time.
B. 
Compliance with applicable Murrysville, county, state or federal regulations shall be a requirement for any approval under the provisions of this chapter.
C. 
Any violation of applicable municipal, county, state or federal regulations or permits shall be deemed a violation of this chapter and shall be subject to enforcement procedures authorized by this chapter.
The following types of land developments, as defined herein, are hereby excluded from the provisions of this chapter governing land developments:
A. 
The conversion of an existing single-family dwelling or two-family dwelling into not more than three residential dwelling units, unless such units are intended to be a condominium;
B. 
The addition of any accessory building or structure on a lot or lots subordinate to any existing residential principal building;
C. 
The construction of alteration of farm buildings;
D. 
Any change of use of an existing structure that results in a maintenance or reduction of existing density, required parking or traffic generation and which does not require a conditional use; or
E. 
The addition of a commercial accessory building less than or equal to 1,000 square feet wherein such structure exceeding 1,000 square feet shall be considered a principal structure by this chapter.
F. 
An abbreviated approval process may be used in accordance with this article.
A. 
Administrative approvals shall include the following:
(1) 
A lot (lots) consolidation (reverse subdivision);
(2) 
A subdivision involving a lot line change between two existing lots that will result in only two lots, where all lots lie within the same zoning district, where resulting lots conform to Zoning Ordinance requirements in terms of minimum lot size and setbacks, and where the size of no lot increases or decreases by more than the minimum lot size of the respective zoning district in which it is situated; or
(3) 
The final subdivision of dwelling unit lots relating to a condominium arrangement, the finalization of which relies upon as-built surveys and results in no material change. The disposition of the final plan, in those instances, will be reviewed and approved by the Director of Community Development, in consultation with the Municipal Engineer, upon conformance with this and other municipal ordinances. Each newly formed lot must conform to the bulk and area requirements of the zoning district in which it is situated.
B. 
The aforementioned plans and associated exemptions shall not apply to any plans proposing an alteration, modification, or creation of a right-of-way for use as a public or private street.
C. 
The Director of Community Development, in consultation with the Municipal Engineer, shall review the submitted plan and verify both conformance with municipal ordinances and application requirements outlined herein.
D. 
Upon acceptance of the application, the Community Development Director shall forward a copy of the plat to the Planning Commission Chair and the Council President along with a recommendation. In the event that the either party offers, in writing, a formal objection to the approval with reasons stated within seven days of notification, the plan shall be reviewed at the next regularly scheduled Planning Commission meeting and forwarded to Council for a final approval in accordance with Article IV.
E. 
In addition to the signatures of the Community Development Director and Municipal Engineer, the signatures of the Planning Commission Chair and Council President shall be affixed to the plat prior to release for recording. The final approval date of the plan shall be the date by which all signatures have been affixed. The timelines associated with the approval and post-approval process shall be in accordance with those required by the Municipalities Planning Code and otherwise required by this chapter, per Article IV.
A. 
Subdivision plats involving lot line revisions, which otherwise meet the provisions of § 201-10, and involving a change of area greater than the minimum lot size of that respective district, shall be subject to this section.
B. 
Upon a finding of conformance, the Director of Community Development shall, by written notice, notify all members of the Planning Commission that approval is recommended. If no objection is received, the application shall be forwarded to Council, with a recommendation of approval. If any member of the Planning Commission challenges, in writing within seven days of being notified, the application shall be scheduled for review at the next regularly scheduled Planning Commission meeting when executive reviews are held. Thereafter, it shall be disposed of in accordance with Article IV.
Plans and data involving minor subdivisions of five lots and minor subdivisions which may be processed through the administrative or abbreviated approval process shall include but not be limited to the following:
A. 
Twelve copies of the plat shall be submitted along with the fee as required by Chapter 112 of the Murrysville Code along with three copies of all applications and required reports. The Director of Community Development may waive the number of copies required for administrative approvals.
B. 
A digital copy shall be submitted in accordance with § 201-42.
C. 
The proposed plan shall be drawn at a scale of one inch equals 100 feet or greater, though not less than one inch equals 100 feet.
D. 
The proposed plan shall be legibly drawn on linen or comparable permanent material of a size not to exceed 24 by 36 inches.
E. 
The plan shall show or be accompanied by the following:
(1) 
A description of covenants.
(2) 
The title, to include:
(a) 
The location, by municipality, county and state.
(b) 
The names and addresses of the owner or owners.
(c) 
The name of the registered engineer or surveyor who surveyed the property and/or prepared the plan, with signature and seal of the same.
(d) 
The North point, date and graphic scale.
(e) 
Certification and signature blocks for approving agencies.
(3) 
The proposed use of the land.
(4) 
Lot lines, dimensions and land area of the proposed lot and also the area remaining in the original parcel.
(5) 
Existing and proposed streets, alleys and/or easements on or adjacent to the tract.
(6) 
Available utilities (if public sewer and water source and sewage disposal system should be indicated).
(7) 
The names of abutting property owners.
(8) 
Subsurface and surface drainage conditions of the tract and stream delineation and a statement of the expected effects thereof upon contiguous adjacent or nearby property owners should passage of the subdivision take place.
(9) 
Such other data as the Planning Commission may request that is pertinent to the plan, having reference to the magnitude thereof.
(10) 
Areas within floodplain districts must fulfill the requirements of Article X of this chapter in addition to any other applicable provisions in this chapter.
A. 
Administrative approvals shall include the following for minor land development plans. The following shall only apply for those applications submitted more than one calendar year after the date on which the initial occupancy certificate was issued by the Municipality where said occupancy directly followed Council approval of a site plan for land development on the respective lot or lots:
(1) 
Additions that are 1,000 square feet or less than or equal to 10% of the principal structure shown on the most recent site plan approved by Council, whichever is less. Where no such plan has been approved, said addition shall be limited to one administrative approval;
(2) 
Accessory buildings not expressly exempt from site plan or land development requirements that are equal to or less than 10% of the principal structure, not excepting instances where additional accessory buildings were constructed or exist that were not approved by Council through a standard approval process.
(3) 
Expansion of parking that is 10% or less than the parking approved through the last site plan approved by Council where no change is proposed in terms of site access and circulation. Where no site plan was previously approved, expansion of parking as an administrative approval is limited to one such approval.
(4) 
Revisions to the landscaping or lighting plan approved by Council.
B. 
Upon acceptance of the application, the Community Development Director shall forward a copy of the plat to the Planning Commission Chair and the Council President along with a recommendation. In the event that either party offers, in writing, a formal objection to the approval with reasons stated with seven days of notification, the plan shall be reviewed at the next regularly scheduled Planning Commission meeting and forwarded to Council for a final approval in accordance with Article IV.
C. 
In addition to the signatures of the Community Development Director and Municipal Engineer, the signatures of the Planning Commission Chair and Council President shall be affixed to the site plan prior to release for recording. The final approval date of the plan shall be the date by which all signatures have been affixed. The timelines associated with the approval and post-approval process shall be in accordance with those required by the Municipalities Planning Code and otherwise required by this chapter.
A. 
Any land development otherwise eligible for an administrative approval which is submitted prior to the date in which the initial occupancy certificate was issued by the Municipality, in cases where said occupancy directly followed the most recent Council approval of a site plan for land development on the respective lot, shall be processed through the abbreviated approval process as a site plan revision.
B. 
Upon a finding of conformance, the Director of Community Development shall, by written notice, notify all members of the Planning Commission that approval is recommended. If no objection is received, the application shall be forwarded to Council, with a recommendation of approval. If any member of the Planning Commission challenges in writing within seven days of being notified, the application shall be scheduled for review at the next regularly scheduled Planning Commission meeting when executive reviews are held. Thereafter, it shall be disposed of in accordance with Article V.
The following shall constitute application requirements for minor site plans, including administrative and abbreviated approvals as defined above.
A. 
Twelve copies of the plat shall be submitted along with the fee as required by Chapter 112 of the Murrysville Code and three copies of all required applications and reports.
B. 
A digital copy shall be submitted in accordance with § 201-42.
C. 
A signed copy of the approved site plan as signed and approved by the Planning Commission and Council shall accompany the application.
D. 
The proposed plan shall be drawn at a scale of one inch equals 100 feet or greater, though not less than one inch equals 100 feet.
E. 
The proposed plan shall be legibly drawn on linen or comparable permanent material of a size not to exceed 24 by 36 inches, and eight copies shall be submitted to the Commission.
F. 
The plan shall show or be accompanied by the following:
(1) 
A graphic description showing existing conditions and proposed amendments to the plan.
(2) 
A title block that includes:
(a) 
The location, by municipality, county and state.
(b) 
The names and addresses of the owner or owners.
(c) 
The name of the registered engineer or surveyor who surveyed the property and/or prepared the plan, with signature and seal of the same.
(d) 
The North point, date and graphic scale.
(e) 
Certification and signature blocks for approving agencies.
(f) 
The proposed use of the land.
(g) 
Lot lines, dimensions and land area of the building, parking and landscape areas.
(h) 
Existing and proposed buildings, parking areas, landscaping, signs and driveways.
(i) 
The names of abutting property owners.
(j) 
Subsurface and surface drainage conditions of the site; stormwater management plan and certification that the runoff of the proposed improvement can be accommodated by the existing stormwater management facilities.
(k) 
Existing and proposed planting plans that include plant size and species, including tabulations demonstrating compliance with the Zoning Ordinance in regard to required numbers of high-level and low-level plantings.
(l) 
Such other data as the Director of Community Development may request that is pertinent to the plan.
Financial guarantees in the form of amenities bonds, as otherwise required by this chapter for major subdivisions and land developments, shall apply to all minor plans approved subject to this article.