Subdivision and Land Development Plan Process in Manheim Township

A subdivision is the division or redivision 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. 

Land development is the improvement to one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving 1) a group of two or more residential or nonresidential building or a single nonresidential building on a lot or lots, 2) the division or allocation of land or space 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, or 3) a subdivision of land. 

Projects that fall within the definitions of subdivision or land development in the Township’s Subdivision and Land Development Ordinance (“SALDO”) must obtain the approval of the Township, and any other applicable outside agencies, before lots can be sold, or land development projects can begin.  This process is governed by the PA Municipalities Planning Code.  The following documents are provided for submitting subdivision or land development plans to the Township:

The Township offers an informal, “pre-application” process for potential applicants to meet with Township staff and professional consultants to obtain guidance and ask questions prior to submitting a formal plan.  There is no cost to meet with Township staff only.  If the potential applicant wants one or more of the Township professional consultants to attend the meeting, a Request for Pre-Application Meeting or Traffic Impact Study Reviews needs be completed and submitted along with the appropriate application fee and escrow deposit.

Most potential applicants who take advantage of this option find that the minimal expense of doing so significantly reduces the time and cost of proceeding with the formal subdivision or land development process or may help them to determine the feasibility of proceeding with a project.  This form is also used for developers who plan to submit a subdivision or land development plan in the future but need to start on PennDOT traffic planning in advance, which requires the involvement of the Township Traffic Engineer.

Once formal subdivision or land development plans are submitted to the Township Planning and Zoning Department and the Township Engineer, Department staff will process the application, distribute the application to appropriate Township staff for their input, and review the plan for compliance with the SALDO, Zoning Ordinance, Stormwater Management Ordinance and any other applicable Township codes.  

In addition to Township staff and professional consultants, a number of outside agencies may need to review the plans.  The Lancaster County Planning Department is required to review subdivision and land development plans prior to the Township taking action on them.  Information about their planning process and how to submit an application can be found at Plan Review | Lancaster County Planning Department, PA. 

The Township Planning Commission will review the plan at a public meeting and make a recommendation to the Board of Commissioners.  (Only the Board of Commissioners has the authority to approve subdivision and land development plans.) Planning Commission meetings are held the third Wednesday of each month at 5:30 p.m. at the Township municipal building.  Staff works with applicants and their consultants to schedule plans for review by the Planning Commission and Board of Commissioners.  The Planning Commission may take action on a very simple plan after reviewing it at only one meeting.  However, with larger or more complex plans, the Planning Commission will generally have the applicant brief them about the plan before taking action on the plan at a subsequent meeting, when most review comments have been addressed.

Planning and Zoning Department staff will be in regular communication with applicants and their professional consultants throughout the planning and approval process and can be reached via phone or email.

Contact information: