HB 1764 — An Act amending the act of July 31, 1968 (P.L.805, No.247), known as the Pennsylvania Municipalities Planning Code, in subdivision and land development, providing for potentially impacted municipalities and further providing for approval of plats and for completion of improvements or guarantee thereof prerequisite to final plat approval; providing for developments of regional significance and impact; and, in zoning hearing board and other administrative proceedings, further providing for jurisdiction.

PRINTER'S NO.   2170

                     THE GENERAL ASSEMBLY OF PENNSYLVANIA



                         HOUSE BILL
                         No. 1764
                                               Session of
                                                 2025

     INTRODUCED BY MADDEN, FREEMAN, PROBST, T. DAVIS, WEBSTER, HILL-
        EVANS, HOWARD, D. WILLIAMS, CIRESI, OTTEN, BRENNAN,
        SCHLOSSBERG AND CURRY, JULY 24, 2025

     REFERRED TO COMMITTEE ON LOCAL GOVERNMENT, JULY 24, 2025


                                    AN ACT
 1   Amending the act of July 31, 1968 (P.L.805, No.247), entitled
 2      "An act to empower cities of the second class A, and third
 3      class, boroughs, incorporated towns, townships of the first
 4      and second classes including those within a county of the
 5      second class and counties of the second through eighth
 6      classes, individually or jointly, to plan their development
 7      and to govern the same by zoning, subdivision and land
 8      development ordinances, planned residential development and
 9      other ordinances, by official maps, by the reservation of
10      certain land for future public purpose and by the acquisition
11      of such land; to promote the conservation of energy through
12      the use of planning practices and to promote the effective
13      utilization of renewable energy sources; providing for the
14      establishment of planning commissions, planning departments,
15      planning committees and zoning hearing boards, authorizing
16      them to charge fees, make inspections and hold public
17      hearings; providing for mediation; providing for transferable
18      development rights; providing for appropriations, appeals to
19      courts and penalties for violations; and repealing acts and
20      parts of acts," in subdivision and land development,
21      providing for potentially impacted municipalities and further
22      providing for approval of plats and for completion of
23      improvements or guarantee thereof prerequisite to final plat
24      approval; providing for developments of regional significance
25      and impact; and, in zoning hearing board and other
26      administrative proceedings, further providing for
27      jurisdiction.
28      The General Assembly of the Commonwealth of Pennsylvania
29   hereby enacts as follows:
30      Section 1.    The act of July 31, 1968 (P.L.805, No.247), known
 1   as the Pennsylvania Municipalities Planning Code, is amended by
 2   adding a section to read:
 3      Section 502.2.    Potentially Impacted Municipalities.--(a)   A
 4   person who proposes a subdivision or development of land shall,
 5   within 10 days of submitting an application for preliminary plat
 6   approval, inform the county or regional planning commission and
 7   the governing body of each contiguous municipality in writing
 8   that the person's application may constitute a development of
 9   regional significance and impact if the application proposes a
10   development listed under section 506-B(b).
11      (b)   Within 30 days of receiving a notification under
12   subsection (a), a potentially impacted municipality or the
13   county or regional planning commission may request an impact
14   analysis under section 507-B.
15      Section 2.   Section 508 of the act is amended by adding a
16   paragraph to read:
17      Section 508.   Approval of Plats.--All applications for
18   approval of a plat (other than those governed by Article VII),
19   whether preliminary or final, shall be acted upon by the
20   governing body or the planning agency within such time limits as
21   may be fixed in the subdivision and land development ordinance
22   but the governing body or the planning agency shall render its
23   decision and communicate it to the applicant not later than 90
24   days following the date of the regular meeting of the governing
25   body or the planning agency (whichever first reviews the
26   application) next following the date the application is filed or
27   after a final order of court remanding an application, provided
28   that should the said next regular meeting occur more than 30
29   days following the filing of the application or the final order
30   of the court, the said 90-day period shall be measured from the

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 1   30th day following the day the application has been filed.
 2          * * *
 3          (8)   If the governing body, or planning agency designated
 4      to review applications under this article, requires an
 5      applicant to prepare and remit an impact analysis under
 6      Article V-B within 45 days of receipt of a preliminary
 7      application for approval of a plat, the period for review
 8      under this section shall not begin until the municipality
 9      determines that the proposed development is not a development
10      of regional significance and impact or the applicant submits
11      a written mitigation plan under section 509-B. If a
12      municipality determines that the proposed development is not
13      a development of regional significance and impact, the period
14      of review shall be 90 days and begin on the date that the
15      decision is communicated to the applicant. If a mitigation
16      plan is required, the period of review shall be 120 days and
17      shall begin on the date that the applicant submits the
18      mitigation plan.
19      Section 3.   Section 509(a) of the act is amended to read:
20      Section 509.   Completion of Improvements or Guarantee Thereof
21   Prerequisite to Final Plat Approval.--(a)   [No] In addition to
22   any condition imposed by a decision under section 511-B(d)(2),
23   no plat shall be finally approved unless the streets shown on
24   such plat have been improved to a mud-free or otherwise
25   permanently passable condition, or improved as may be required
26   by the subdivision and land development ordinance and any
27   walkways, curbs, gutters, street lights, fire hydrants, shade
28   trees, water mains, sanitary sewers, storm sewers and other
29   improvements as may be required by the subdivision and land
30   development ordinance have been installed in accordance with

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 1   such ordinance. In lieu of the completion of any improvements
 2   required as a condition for the final approval of a plat,
 3   including improvements or fees required pursuant to section
 4   509(i), the subdivision and land development ordinance shall
 5   provide for the deposit with the municipality of financial
 6   security in an amount sufficient to cover the costs of such
 7   improvements or common amenities including, but not limited to,
 8   roads, storm water detention and/or retention basins and other
 9   related drainage facilities, recreational facilities, open space
10   improvements, or buffer or screen plantings which may be
11   required. The applicant shall not be required to provide
12   financial security for the costs of any improvements for which
13   financial security is required by and provided to the Department
14   of Transportation in connection with the issuance of a highway
15   occupancy permit pursuant to section 420 of the act of June 1,
16   1945 (P.L.1242, No.428), known as the "State Highway Law."
17      * * *
18      Section 4.    The act is amended by adding an article to read:
19                                 ARTICLE V-B
20              DEVELOPMENTS OF REGIONAL SIGNIFICANCE AND IMPACT
21   Section 501-B.    Purposes.
22      The purposes of this article are:
23          (1)    To authorize a comprehensive and coordinated review
24      by a municipality regarding a proposed development of
25      regional significance and impact.
26          (2)    To evaluate and mitigate potentially adverse impacts
27      on community services, the economy, the environment,
28      community character, transportation and infrastructure as a
29      result of a development of regional significance and impact.
30          (3)    To develop cost-effective and reasonable

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 1      accountability measures regarding a development of regional
 2      significance and impact.
 3          (4)     To encourage timely, well-communicated and well-
 4      coordinated procedures to consider and authorize a
 5      development of regional significance and impact.
 6          (5)     To encourage planning consistent with section 27 of
 7      Article I of the Constitution of Pennsylvania.
 8   Section 502-B.    Definitions.
 9      The following words and phrases when used in this article
10   shall have the meanings given to them in this section unless the
11   context clearly indicates otherwise:
12      "Department."    The Department of Transportation of the
13   Commonwealth.
14      "Earth disturbance activity."         A construction or other human
15   activity, done for the purpose of land development, that
16   disturbs the surface of land.
17      "Host municipality."    A municipality in which a proposed land
18   development will be located.
19      "Intermodal terminal."     An area or building where the
20   transportation mode for freight or passengers changes.
21      "Petroleum storage facility."         A facility used to store
22   gasoline, motor fuel or other petroleum products with a capacity
23   of more than:
24          (1)     fifty thousand barrels, if the facility is within
25      1,000 feet of a water supply; or
26          (2)     two hundred thousand barrels.
27      "Quarry."     An open excavation used for extracting minerals,
28   rock, stone, sand, gravel or building materials.
29      "Truck stop facility."     An establishment that provides fuel,
30   parking and related goods and services to primarily support

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 1   truck transportation with at least:
 2            (1)   six diesel pumps;
 3            (2)   five acres of truck parking; or
 4            (3)   twenty truck parking spaces.
 5      "Warehouse facility."    A logistical, storage or distribution
 6   facility, including a truck terminal, fulfillment center or
 7   facility containing cross docking operations.
 8      "Waste-handling facility."       A structure or system designed
 9   for the collection, processing or disposal of solid waste,
10   including hazardous wastes. The term includes a transfer
11   station, processing plant, recycling plant and disposal system.
12   Section 503-B.    Applicability of article.
13      Unless this article specifically provides to the contrary,
14   this article supplements this act and does not supersede any
15   other provision of this act or other law.
16   Section 504-B.    Scope of article.
17      (a)   Nonapplicability.--This article shall not apply to a
18   person or legal entity that is regulated by any of the following
19   acts:
20            (1)   The act of May 31, 1945 (P.L.1198, No.418), known as
21      the Surface Mining Conservation and Reclamation Act.
22            (2)   The act of April 27, 1966 (1st Sp.Sess., P.L.31,
23      No.1), known as The Bituminous Mine Subsidence and Land
24      Conservation Act.
25            (3)   The act of September 24, 1968 (P.L.1040, No.318),
26      known as the Coal Refuse Disposal Control Act.
27            (4)   The act of December 18, 1984 (P.L.1069, No.214),
28      known as the Coal and Gas Resource Coordination Act.
29            (5)   The act of December 19, 1984 (P.L.1093, No.219),
30      known as the Noncoal Surface Mining Conservation and

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 1      Reclamation Act.
 2            (6)   58 Pa.C.S. Ch. 32 (relating to development).
 3      (b)   Construction.--
 4            (1)   If a land development specified in section 506-B
 5      requires access to a State highway, nothing in this article
 6      shall be construed to supersede the department's exclusive
 7      jurisdiction over the State highway system or to modify the
 8      requirements in the department's regulations relating to
 9      highway occupancy permits.
10            (2)   A developer seeking access to a State highway must
11      submit a complete highway occupancy permit application to the
12      department's electronic permitting system, including the
13      submission of a transportation impact study in accordance
14      with the department's guidelines.
15   Section 505-B.    (Reserved).
16   Section 506-B.    Impact analysis.
17      (a)   Duty to prepare.--The governing body of a host
18   municipality, or the planning agency designated to review
19   applications under Article V on behalf of a host municipality,
20   shall require an applicant to prepare and submit an impact
21   analysis under section 507-B as a condition of receiving
22   preliminary approval for land development if the governing body
23   or planning agency determines that it is reasonably likely that
24   subsection (b) applies or the governing body or planning agency
25   has received a notification from a county or regional planning
26   agency under section 502.2(b).
27      (b)   Types of development.--An impact analysis under section
28   507-B shall be required if a proposed land development consists
29   of any of the following:
30            (1)   an airport;

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 1        (2)   an intermodal terminal;
 2        (3)   a petroleum storage facility;
 3        (4)   a waste-handling facility or the cumulative
 4    expansion of an existing waste-handling facility that occurs
 5    during any three-year period and creates a significant
 6    degradation in the level of service with respect to traffic
 7    impact, as determined by regulations established by the
 8    department;
 9        (5)   a quarry or the cumulative expansion of an existing
10    quarry that occurs during any three-year period and creates a
11    significant degradation in the level of service with respect
12    to traffic impact, as determined by regulations established
13    by the department;
14        (6)   a truck stop facility that creates a significant
15    degradation in the level of service with respect to traffic
16    impact, as determined by regulations established by the
17    department;
18        (7)   a warehouse facility that creates a significant
19    degradation in the level of service with respect to traffic
20    impact as determined by regulations established by the
21    department;
22        (8)   a land development in a watershed that is unstudied
23    under the act of October 4, 1978 (P.L.864, No.167), known as
24    the Storm Water Management Act, and involves at least 100
25    acres of contributory watershed that is upstream from the
26    land development and at least 25 acres in total land area of
27    earth disturbance activity associated with the land
28    development;
29        (9)   a land development in which the permittees of the
30    receiving sewerage facilities for the development have

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 1    submitted information that documents that the existing
 2    collection, conveyance and treatment system have an existing
 3    hydraulic or organic overload or five-year projected
 4    overload;
 5        (10)    a land development in which the permittees of the
 6    collection, conveyance and treatment system receiving
 7    facilities have certified to the host municipality that there
 8    is not capacity to receive and treat sewage flows from the
 9    development or that the additional wasteload from the
10    development will create a hydraulic or organic overload or
11    five-year projected overload; or
12        (11)    a land development within a host municipality that
13    will result in:
14               (i)    In the case of a municipality with a population
15        of 10,000 or more as determined by the most current
16        decennial census:
17                      (A)   the generation of 3,000 or more average
18               daily trips or 1,500 vehicles per day; or
19                      (B)   a significant impact on highway safety or
20               traffic flow, as determined by standards established
21               by the department.
22               (ii)    In the case of a municipality with a population
23        of less than 10,000 as determined by the most current
24        decennial census:
25                      (A)   a significant impact on highway safety or
26               traffic flow, as determined by standards established
27               by the department;
28                      (B)   the generation of 3,000 or more average
29               daily trips or 1,500 vehicles per day;
30                      (C)   the generation of 100 or more vehicle trips

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 1                  entering or exiting the development during any one-
 2                  hour time period of any day of the week; or
 3                      (D)   for an existing site being redeveloped, the
 4                  generation of 100 or more additional vehicle trips
 5                  entering or exiting the development during any one-
 6                  hour time period of any day of the week.
 7   Section 507-B.     Contents of impact analysis.
 8      (a)   Submission.--An applicant shall submit an impact
 9   analysis to the host municipality as required by section 506-B.
10      (b)   Costs.--An applicant shall be responsible for all costs
11   involving the preparation and review of the impact analysis.
12      (c)   Contents.--An impact analysis under this section shall
13   analyze the effect of the proposed land development on the host
14   municipality and other affected municipalities and shall address
15   all of the following:
16            (1)   A list of contiguous and affected municipalities and
17      counties as determined by the applicant.
18            (2)   The financial impact regarding any expanded
19      emergency and infrastructure services, including services
20      regarding police, fire, ambulance, medical care, sewer,
21      water, transportation and utilities.
22            (3)   The disturbance of agricultural areas, forested
23      areas and greenfields.
24            (4)   The effect on natural resources, historic resources
25      and tourism, including parks, open spaces, historic
26      structures, ethnic heritage sites, the character of
27      neighborhoods and areas, historic landscapes, scenic views
28      and wildlife habitats.
29            (5)   The effect on residential housing opportunities,
30      including property values and the potential number and

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 1      character of new housing units.
 2            (6)   The redevelopment of brownfields or greyfields.
 3            (7)   The likelihood that the proposed land development
 4      will spur other land development in the area.
 5            (8)   Subject to traffic impact guidelines developed by
 6      the department, the effect on transportation and
 7      transportation infrastructure. Consideration shall be given
 8      to trip generation, trip distribution and area
 9      municipalities.
10            (9)   Any other matter that is required by an applicable
11      provision in the municipal or multimunicipal ordinance that
12      governs the host municipality or that is covered by an
13      applicable provision in the municipal, multimunicipal or
14      county comprehensive plan for the host municipality.
15      (d)   Distribution.--The impact analysis shall be distributed
16   to all contiguous and affected municipalities and counties as
17   described in subsection (c)(1) at least 10 days prior to the
18   public hearing in section 508-B.
19   Section 508-B.        Classification as development of regional
20                  significance and impact.
21      (a)   Notice of public hearing.--
22            (1)   In addition to any other notice requirement under
23      this act, a host municipality shall provide timely written
24      notice of the public hearing under this section to:
25                  (i)    each contiguous municipality; and
26                  (ii)    each municipality that is potentially impacted
27            by the proposed land development and identified in the
28            impact analysis under section 507-B.
29            (2)   The notice shall specify that the host municipality
30      is considering whether to classify the proposed land

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 1      development as a development of regional significance and
 2      impact.
 3      (b)   Public hearing.--
 4            (1)   A host municipality shall conduct a public hearing
 5      to review the impact analysis under section 507-B and
 6      determine whether the proposed land development is a
 7      development of regional significance and impact.
 8            (2)   A representative from a municipality receiving
 9      notice under subsection (a) may provide public comment to the
10      host municipality regarding the issue of whether to classify
11      the proposed land development as a development of regional
12      significance and impact.
13      (c)   Decision.--The process by which a host municipality
14   decides whether to classify a proposed land development as a
15   development of regional significance and impact shall include
16   the following:
17            (1)   The host municipality shall specifically consider
18      the potential direct impacts on other municipalities.
19            (2)   The host municipality shall issue its decision in
20      writing and provide specific reasons supporting its decision.
21      (d)   Effect.--Once a proposed land development is classified
22   as a development of regional significance and impact, the
23   proposed land development shall be subject to the provisions of
24   this article.
25      (e)   Waiver.--The requirements of subsections (a), (b) and
26   (c) may be waived if the applicant agrees in writing with the
27   host municipality's proposed designation that the application
28   constitutes a development of regional significance and impact
29   for the purposes of this article.
30   Section 509-B.    Mitigation plan.

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 1      (a)   Submission.--An applicant must submit to the host
 2   municipality a written mitigation plan that explains the nature
 3   and extent of mitigation efforts to address any known or
 4   potential harm or negative effect cited by the host municipality
 5   in the classification of the proposed land development as a
 6   development of regional significance and impact under section
 7   508-B.
 8      (b)   Professional review.--An applicant must demonstrate that
 9   the mitigation plan submitted under this section has been
10   reviewed and written comments have been prepared for the host
11   municipality regarding the effect of the proposed mitigation
12   measures on the public health, safety and welfare by:
13            (1)   A traffic engineer.
14            (2)   An individual who is:
15                  (i)    licensed in this Commonwealth to perform
16            services or activities related to the provisions of this
17            article; and
18                  (ii)    qualified by training and experience to perform
19            such services or activities with technical competence.
20      (c)   Costs.--An applicant shall pay for all costs involving
21   the preparation and review of the mitigation plan.
22   Section 510-B.        Coordinated and expedited review.
23      (a)   Request.--An applicant may request a coordinated and
24   expedited review of any aspect of a proposed development of
25   regional significance and impact by the department, the
26   Department of Environmental Protection or any other governmental
27   entity whose approval is required for the proposed development.
28      (b)   Governmental cooperation.--The department, the
29   Department of Environmental Protection or any other governmental
30   entity whose approval is required for the proposed land

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 1   development shall ensure adequate communication and cooperation
 2   by and between the governmental entities.
 3      (c)   Submission of information.--In consultation with the
 4   department, the Department of Environmental Protection or any
 5   other governmental entity whose approval is required for the
 6   proposed land development, an applicant shall submit to each
 7   governmental entity the necessary information for review of the
 8   proposed land development.
 9      (d)   Report.--Within 45 days after submission of all the
10   necessary information under subsection (c) for a coordinated and
11   expedited review, a governmental entity receiving the
12   information shall prepare a written report of findings, comments
13   and recommendations regarding the proposed land development and
14   send the report to the applicant and host municipality.
15      (e)   Discretion of governmental entity.--
16            (1)   Nothing in this section shall be construed to
17      require the department, the Department of Environmental
18      Protection or any other governmental entity whose approval is
19      required for the proposed land development to conduct a
20      coordinated and expedited review.
21            (2)   Upon the written consent of the applicant, the
22      department, the Department of Environmental Protection or
23      other governmental entity whose approval is required for the
24      proposed land development may extend the time period under
25      subsection (d).
26      (f)   Fees.--
27            (1)   An applicant shall pay for all fees involving
28      coordinated and expedited review of a proposed development of
29      regional significance and impact under this section.
30            (2)   Unless the applicant agrees otherwise, if the

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 1      department, the Department of Environmental Protection or any
 2      other governmental entity whose approval is required for the
 3      proposed land development cannot complete the coordinated and
 4      expedited review and submit the report within the time period
 5      under subsection (d), the governmental entity shall return to
 6      the applicant the full amount of the fee collected under this
 7      section.
 8   Section 511-B.        Municipal review and decision.
 9      (a)   Hearing required.--The host municipality shall conduct a
10   hearing to review a proposed development of regional
11   significance and impact.
12      (b)   Considerations.--At the hearing the host municipality
13   shall consider all of the following:
14            (1)   Subject to subsection (c), testimony and other
15      information from:
16                  (i)    The department.
17                  (ii)    The Department of Environmental Protection.
18                  (iii)    Other governmental entities whose approval is
19            required for the proposed land development.
20                  (iv)    The county in which the host municipality is
21            located.
22                  (v)    Contiguous municipalities.
23                  (vi)    Municipalities that are potentially impacted by
24            the proposed land development.
25                  (vii)    Area school districts potentially impacted by
26            the proposed land development.
27                  (viii)    Concerned individuals, municipal and regional
28            planners, engineers, persons potentially impacted by the
29            proposed land development and other persons as determined
30            by the host municipality.

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 1            (2)   The impact analysis under section 507-B and other
 2      reports concerning the proposed land development.
 3            (3)   The mitigation plan under section 509-B.
 4            (4)   Whether the proposed land development is consistent
 5      with an applicable provision in:
 6                  (i)    a municipal, multimunicipal or county
 7            comprehensive plan; and
 8                  (ii)    a municipal or multimunicipal ordinance or
 9            regulation.
10            (5)   The totality of impacts regarding the proposed land
11      development and the cumulative effect of development on the
12      host municipality and affected municipalities.
13      (c)   Testimony.--The host municipality may limit the
14   testimony to be presented at the hearing if the testimony is
15   repetitive.
16      (d)   Decision.--Based on the testimony and other information
17   received with respect to a proposed development of regional
18   significance and impact, the host municipality shall render a
19   written decision under this section within 120 days of the
20   submission of the mitigation plan. The host municipality's
21   decision may:
22            (1)   Approve the proposed development.
23            (2)   Approve the proposed development with conditions
24      attached. A condition shall be reasonably fashioned to
25      mitigate any impact or additional impact attributable to the
26      proposed development and shall bear a direct relationship to
27      the burden being imposed by the proposed development. A
28      condition may include offsite improvements to public
29      facilities. A condition may not involve any of the following:
30                  (i)    The correction of an existing deficiency in the

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 1            environment or public infrastructure.
 2                  (ii)    A contribution or payment for the acquisition
 3            of land or expansion of public facilities, unless the
 4            host municipality's municipal ordinance contains the same
 5            or a similar condition for development that is not
 6            subject to this article.
 7                  (iii)    The contribution or payment associated with
 8            the cost of a municipal improvement that exceeds the
 9            proposed development's proportionate share of the cost
10            established under this article or any applicable
11            provision of this act or other law or ordinance. By
12            accepting the proposed development's proportionate share,
13            the host municipality assures that the municipal
14            improvement will be made without any additional
15            contribution or payment from the applicant for that
16            purpose.
17            (3)   Disapprove the proposed development.
18      (e)   Reasons.--The host municipality shall provide specific
19   reasons that support its decision under subsection (d).
20      (f)   Conditions of approval.--A condition imposed under
21   subsection (d)(2) shall be deemed an improvement or other
22   condition necessary for final approval under section 509.
23   Section 512-B.        Additional standards and criteria.
24      (a)   Ordinance.--Nothing in this article shall be construed
25   to restrict a municipality from establishing additional
26   standards and criteria under this article by ordinance, in
27   conformity with this act, including:
28            (1)   thresholds under subsection 506-B;
29            (2)   the contents of an impact analysis under section
30      507-B(c);

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 1          (3)   the classification of a development of regional
 2    significance and impact under section 508-B; and
 3          (4)   considerations under section 511-B(b).
 4    (b)   Adoption of ordinance.--
 5          (1)   Before voting on the enactment or amendment of a
 6    proposed ordinance under this section, the governing body
 7    shall hold a public hearing on the proposed ordinance
 8    pursuant to public notice. A brief summary stating the
 9    principal provisions of the proposed ordinance and a
10    reference to the place within the municipality where copies
11    of the proposed ordinance may be secured or examined shall be
12    incorporated in the public notice.
13          (2)   Unless the proposed ordinance was prepared by the
14    planning agency, the governing body shall submit the
15    ordinance to the planning agency at least 30 days prior to
16    the hearing on the ordinance to provide the planning agency
17    an opportunity to submit recommendations.
18          (3)   If a county or regional planning agency exists for
19    the county in which the municipality adopting the ordinance
20    is located, the municipality shall submit, at least 30 days
21    prior to the public hearing on the ordinance, the proposed
22    ordinance to the county or regional planning agency for
23    recommendations.
24          (4)   Within 30 days after adoption, the governing body of
25    a municipality, other than a county, shall forward a
26    certified copy of the ordinance to the county planning agency
27    or, in a county where no planning agency exists, to the
28    governing body of the county in which the municipality is
29    located.
30    (c)   Changes.--Changes in the ordinance shall affect

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 1   applications as provided in section 508(4).
 2   Section 513-B.    Financial considerations.
 3      (a)   Applicant costs.--The host municipality or the county in
 4   which the host municipality is located may provide financial
 5   incentives to an applicant to mitigate the costs regarding an
 6   impact analysis, a mitigation plan or a coordinated and
 7   expedited review of a proposed development of regional
 8   significance and impact.
 9      (b)   Revenue sharing.--The host municipality shall develop a
10   revenue sharing plan for contiguous municipalities adversely
11   affected by an approved development of regional significance and
12   impact as a result of additional expenses incurred for police
13   and fire protection, medical services, road maintenance and
14   infrastructure.
15      (c)   Professional review.--If a host municipality lacks
16   capacity regarding the professional review of the proposed land
17   development plans, the impact analysis or the mitigation plan,
18   the county in which the host municipality is located shall
19   determine whether and the extent to which the county can assist
20   the host municipality with the professional review.
21   Section 514-B.    Notice generally.
22      Except as otherwise provided in this article, this act shall
23   govern notice of a public hearing, hearing or decision. Written
24   notice shall be given to the applicant, an owner of property
25   that is contiguous to the proposed land development and other
26   person requesting a copy of the notice. A municipality shall
27   provide, as appropriate, timely written notification to a
28   contiguous municipality, municipality or area school district
29   potentially impacted by the proposed land development.
30   Section 515-B.    Appeals.

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 1      (a)     Jurisdiction.--An appeal of a decision under section
 2   511-B must be filed with the court of common pleas of the county
 3   in which the host municipality which made the decision is
 4   located.
 5      (b)     Parties.--An appeal under this section shall be limited
 6   to those parties that appeared before the host municipality at
 7   the hearing.
 8      (c)     Review.--The review of the decision under section 511-B
 9   shall be governed by Article X-A.
10      (d)     Mediation.--Parties to a contested case may use
11   mediation as an aid to a formal appeal, in which case the
12   provisions of section 908.1 shall govern.
13      Section 5.     Section 909.1(b) of the act is amended by adding
14   a paragraph to read:
15      Section 909.1.    Jurisdiction.--* * *
16      (b)     The governing body or, except as to clauses (3), (4) and
17   (5), the planning agency, if designated, shall have exclusive
18   jurisdiction to hear and render final adjudications in the
19   following matters:
20            * * *
21            (8)   Applications for a proposed land development under
22      Article V-B.
23      Section 6.     This act shall take effect in six months.




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