This chapter shall be known and may be cited
as the "Girard Township Subdivision and Land Development Ordinance."
This chapter is adopted for the following purposes:
A.
To assist the orderly and efficient development of
Girard Township;
B.
To promote the health, safety, and general welfare
of the residents of Girard Township;
C.
To secure equitable handling of all subdivision plans
by providing uniform procedures and standards;
D.
To implement the Girard Township Comprehensive Plan
and updates thereof.
No subdivision or land development of any lot,
tract, or parcel of land shall be effected, no street, sanitary sewer,
storm sewer, water main, or other facilities in connection therewith
shall be laid out, constructed, opened or dedicated for public use
and travel, or the common use of occupants of building abutting thereon,
except in accordance with the provisions of this chapter. No lot in
a subdivision or land development may be sold, no permit to erect,
alter or repair any building in a subdivision or land development
may be issued, unless and until a plan of such a subdivision or land
development shall have been approved and properly recorded, and until
the improvements required by the Board of Supervisors in connection
therewith shall have either been constructed or guaranteed as herein
provided.
Pursuant to Section 303(d) of the Pennsylvania
Municipalities Planning Code (MPC),[1] this chapter is intended to implement the Girard Township Comprehensive Plan and the community development goals and objectives stated below. Interpretation of the extent of these areas shall be based upon maps within the Comprehensive Plan and Chapter 200, Zoning, of the Code of the Township of Girard.
A.
Growth and development statement. Girard Township
should remain predominantly rural by concentrating intensive growth
and development where infrastructure (especially public water and
sewer) can support it in a high-quality setting. These areas are listed
below by location:
(1)
Concentrate revitalization efforts in the downtown
areas of Girard and Lake City Boroughs. This could occur as either
infill or redevelopment and would serve community needs for retail,
service commercial, and high-density residential uses.
(2)
Where there are no environmental limitations, encourage
development of vacant lands within the jurisdiction of Girard Borough
and Lake City Borough but previously undeveloped. Opportunity exists
here for provision of housing with full utilities. The presence of
such utilities means that higher densities can be supported without
presenting a threat to public health and safety.
(3)
Intensive, dense growth and development within the
jurisdiction of Girard Township should occur within the area to the
east of the two Boroughs between Ridge Road (Route 20) and Middle
Road. This development can, and should be, carefully planned to avoid
conflicts with agriculture.
(4)
The area in the immediate vicinity of the Meadville
Road interchange with I-90 has potential for some targeted growth
and development if combined with on-site utilities (if needed) and
buffering to protect preexisting lower-intensity uses.
(5)
Parts of the area north of West Lake Road and west
of Elk Creek have potential for a variety of specialized, very high-intensity
uses. However, environmental protection shall be a high priority of
any development, due to the proximity to key recognized natural resources.
B.
Character of future growth. Future growth should be
of a character that either enhances the rural nature of the Township
or does not detract from it. Such uses would include low-density housing,
agriculture, and small businesses which do not require infrastructure.
Such development should be compatible and planned with respect to
local values, especially:
(1)
The valuable resource of the Elk Creek, its high-water
quality, and its floodplains, which serves the community as green
infrastructure.
(2)
The limited resource of groundwater in sufficient
quantity to support community needs.
(3)
The heritage of high-value agriculture concentrated
in fruit and vegetable production unique in Pennsylvania.
(4)
The integrity of existing single-family development,
with some of the highest quality, yet affordable, housing stock in
Erie County.
(5)
The relationship between the Township and neighboring
small towns, which provide many important regional services.
(6)
The limited resource of Lake Erie frontage, which
cannot be replicated.
(7)
The scenic resources, such as the Gudgeonville Valley,
which contribute to the quality of the community.
[1]
Editor's Note: See 53 P.S. § 10303(d).
This chapter as set forth herein may be amended,
altered or revised by the Board of Supervisors from time to time after
a public hearing is held pursuant to public notice. In case of an
amendment other than that prepared by the Planning Commission, the
Board of Supervisors shall submit each such amendment to the Planning
Commission and the Erie County Department of Planning for recommendation
at least 30 days prior to date of the public hearing.
Whenever there is a difference between the minimum
standards or dimensions specified herein and those contained in other
regulations, resolutions or ordinances of Girard Township, the highest
standards shall govern.
