This chapter is enacted for the purpose of assuring sites suitable
for building purposes and human habitation and to provide for the
harmonious development of Metal Township; for the coordination of
existing streets with proposed streets; for adequate open space for
traffic, recreation, light and air, and for proper distribution of
population, thereby creating conditions favorable to the health, safety,
morals, and general welfare of the citizens of Metal Township.
The provisions of this chapter should be held to be minimum
requirements to meet the above stated purposes; where the provisions
of this chapter impose greater restrictions than those of any statute,
other ordinance, or regulations, the provisions of this chapter should
prevail. Where the provisions of any statute, other ordinance, or
regulations, impose greater restrictions than those of this chapter,
the provisions of such statute, other ordinance, or regulation should
prevail.
This chapter may be cited as "Metal Township Subdivision and
Land Development Controls."
In addition to the foregoing, this chapter is adopted in the
interest of protecting and promoting the public health, safety, morals,
and general welfare, and should be deemed to include, among others,
the goals of the 1999 Franklin County Comprehensive Plan, the contents
of which are hereby ratified, approved, adopted, and incorporated
herein by reference as fully as those set forth at length herein,
by the Metal Township Board of Supervisors.
A. The important natural and agricultural resources of Metal Township
should be preserved; they include air, land, and water. Therefore,
the Township should act to:
(1) Encourage the preservation of large contiguous parcels of prime farmland.
(2) Ensure that development respects the natural features of the land,
especially creek valleys, wetlands and very steeply sloped lands.
(3) Protect the quality of air, groundwater and surface waters, with
particular attention on public water supplies.
B. The widest possible range of educational, recreational, and governmental
facilities should be provided with capacity to serve future growth.
A well-distributed system of public recreation facilities should be
provided and coordinated with public schools, residential development
patterns, and open space preservation efforts. The full coordination
of community services should be encouraged across municipal borders
with an emphasis on public water, public sewage, police, fire and
emergency medical services.
C. Although the single-family house will remain the predominant dwelling
type, provisions should be made for other types of housing in selected
areas. Opportunities should be provided for a variety of housing types
with an emphasis on affordable owner occupied housing. The preservation
and rehabilitation of historically significant architecture should
be emphasized.
D. Business and industry should be encouraged for development and expansion
in appropriate areas to provide tax revenue and wider employment opportunities.
A diversity of jobs is preferred to meet the varied skills of local
residents. Small neighborhood commercial areas should be allowed that
will minimize the need for long trips for everyday necessities. Strip
commercial development along major roads should be discouraged by
directing most commercial uses to other existing commercial areas
with coordinated traffic access.
E. The Township should provide for land uses that are compatible between
uses and municipal borders. Development should be directed to locations
where public water and sewage services can be efficiently provided,
and should also be accommodated in a manner that minimizes the amount
of land consumed. Conflicts between agriculture and other uses should
be minimized. The livability of residential areas should also be protected
with an emphasis on strengthening older neighborhoods.
F. A safe and efficient highway and transportation network should be
provided. The Township will work aggressively to obtain funding and
to complete needed road improvements. Vehicle access onto major roads
will be managed and coordinated to avoid conflicts with through traffic.
When warranted, developers should improve adjoining roads that provide
access to their developments. Road links should be identified that
will be needed in the future to provide alternative routes around
existing problem areas.
G. In summary, the Comprehensive Plan should contribute to the healthy
economy of the Township and the efficient provision of public services.
Cooperation and coordination should be promoted across municipal borders
and between agencies. Recommendations should be made for the best
methods of land development to developers and property owners. Plans
should be made for needed public improvements in coordination with
development.
This chapter has been drafted and enacted after consideration
and incorporation of the guidelines set forth in the Pennsylvania
Municipalities Planning Code, as well as the procedural safeguards
required by the common law of the Commonwealth of Pennsylvania [See,
e.g., Board of Supervisors of Franklin Township, Adams County, Pennsylvania
v. Meals, 57 Pa. Commonwealth Ct. 129, 426 A.2d 1200 (1981); Board
of Supervisors of Upper Frederick Township v. Moland Development Company,
19 Pa. Commonwealth Ct. 207, 339 A.2d 141 (1975)].