Thinking about buying land near Schnecksville but not sure if you can actually build on it? You are not alone. Zoning rules, frontage, and permits can make or break a deal, especially in North Whitehall Township. In this guide, you will learn exactly what to check for zoning, road access, utilities, and timelines so you can move forward with confidence. Let’s dive in.
Zoning basics in Schnecksville
Zoning sets what you can build, where it can sit, and how a lot can be used. In the Schnecksville area, most parcels fall within North Whitehall Township and are governed by the Pennsylvania Municipalities Planning Code.
Know your district
Start by confirming the parcel’s municipality and zoning district. Each district lists permitted uses and dimensional standards for homes, farms, and accessory structures. Also check for overlays, such as floodplain or steep‑slope areas, which can add restrictions.
Minimums and setbacks
Review minimum lot size, lot width or frontage, and setback requirements. These standards determine if a home, barn, or driveway can fit within a legal building envelope. Confirm any limits on building height, impervious coverage, and accessory uses.
Approvals and variances
Determine whether your intended use is allowed by right or needs a conditional use or special exception from the zoning hearing board. If your lot cannot meet a dimensional rule, such as frontage or setbacks, you may need a variance. Variances add time and are not guaranteed.
Subdivision and SALDO
If you plan to split a parcel, add a private lane, or complete significant site work, the township’s Subdivision and Land Development Ordinance (SALDO) will apply. Expect engineering review, public meetings, and possible bonding for improvements.
Road frontage and access
Legal access can be the deciding factor in whether a lot is buildable. Many townships require frontage on a public road, and they set minimum frontage lengths by district.
Public vs. private roads
If a parcel fronts a township or state road, driveway and access permits must be obtained from the township or PennDOT. If access is by a private road, the township may require documentation of construction standards and a recorded maintenance agreement. Creating or upgrading a private road can be a major cost.
Driveway permits
Driveways connecting to township roads require a township driveway permit covering location, drainage, and sight distance. If your access is to a numbered state route, you will need a PennDOT Highway Occupancy Permit. Reviews can take months and may require sight distance improvements or studies.
Easements and encumbrances
Recorded easements for utilities or access can limit where you can place a home or driveway. Review the deed and order a title search to identify any encumbrances. Right‑of‑way widths and sight triangles also affect driveway placement.
Practical access checks
- Verify recorded legal access or frontage on a public road.
- Ask the township if the intended driveway location will meet sight distance and permit standards.
- If access is to a state road, contact PennDOT early to understand Highway Occupancy Permit steps and timelines.
Utilities and on‑site systems
Utility availability shapes both cost and timeline. Always confirm service directly with providers.
Water supply
If a public water main is nearby, ask the utility about capacity, tapping fees, and main extension policies. In rural areas, private wells are common. Drilling depth and geology affect cost, so plan a contingency.
Sanitary sewer and septic
Where public sewer exists, confirm capacity and connection fees. Without sewer, you will need an on‑lot septic system under Pennsylvania’s Act 537. Typical steps include site evaluation, percolation testing, septic design, review by the local Sewage Enforcement Officer, and inspections. Some soils may not support a conventional system, which can lead to engineered alternatives at higher cost.
Electric, gas, and telecom
PPL Electric Utilities serves most of Lehigh County for power. UGI commonly provides natural gas in the region, though availability varies. Broadband options include wired providers in some areas, with rural parcels sometimes relying on fixed wireless or satellite. Verify service early if you plan to work from home.
Stormwater and erosion control
New driveways, grading, and building pads must manage runoff under municipal stormwater rules. For larger site work, the conservation district may require erosion and sediment control measures.
Buildability factors to evaluate
A parcel can be picture‑perfect yet not practical for building. These site constraints deserve early attention.
Soils and septic suitability
Perc testing and review by the local Sewage Enforcement Officer help determine system type and location. If soils are limiting, you may need an engineered system or to consider public sewer options, if available.
Floodplain and wetlands
FEMA floodplains and wetlands can restrict building and may require special permits or elevation measures. Avoid assuming buildable area until these are mapped and, if needed, confirmed by a qualified consultant.
Slopes and karst geology
Steep slopes increase excavation and retaining costs and may be regulated by township ordinance. Parts of the Lehigh Valley have karst or sinkhole risk; a geotechnical review is smart if conditions are suspected.
Recorded restrictions
Conservation easements, agricultural preservation, and deed restrictions can limit building location, accessory uses, or subdivision. Confirm all recorded documents before you commit.
Value and cost drivers
Utility availability, legal frontage, and a clear building envelope tend to raise value and shorten your timeline. Conversely, the cost of extending utilities, building a compliant driveway or private road, and installing an engineered septic system can add tens of thousands to your budget. For farm or equestrian use, remember to account for utilities to barns and outbuildings and for any private road standards the township may require.
Due‑diligence checklist
Use this sequence to reduce surprises:
- Confirm municipal jurisdiction and zoning district.
- Order the deed and a title search to identify easements and restrictions.
- Review the zoning ordinance, map, and SALDO for uses, minimum lot size, setbacks, and frontage.
- Verify legal access and who owns the road; ask about driveway permit requirements.
- Contact utilities for availability, tapping fees, and line extension costs.
- Engage a septic designer or the local SEO for site evaluation and perc testing if sewer is not available.
- Check floodplain, wetlands, and soils mapping; commission studies if needed.
- Obtain a boundary and, if helpful, a topographic survey to define the buildable envelope.
- Consider geotechnical testing where slopes, sinkhole risk, or unusual soils are present.
- Map out review steps for zoning approvals, variances, subdivision, building permits, and any PennDOT permit.
- Build a full budget for utilities, septic, driveway, erosion control, engineering, and permit fees.
- Coordinate with the conservation district or state agencies if environmental permits are triggered.
Typical timelines
- Lot with public water and sewer, no special approvals: about 2 to 6 months to break ground after purchase.
- Lot with on‑lot septic and private well: about 3 to 9 months to complete testing, design, permits, and drilling.
- New lot creation or utility extensions: about 6 to 18 months, depending on engineering and public approvals.
- Zoning variances or appeals: plan for 2 to 6 months or more, based on hearing schedules and complexity.
- PennDOT access permits to state roads: allow several months, with possible added time for studies or improvements.
How to move forward with confidence
If you are weighing a parcel near Schnecksville for a custom home, small farm, or equestrian use, the right order of operations matters. Confirm zoning and access, test the soils, and price out utilities before you negotiate. Where conditions are complex, bring in a surveyor, civil engineer, and septic designer early. A clear plan protects your budget and positions you to act quickly when the right property appears.
Ready to evaluate land in the Lehigh Valley with a specialist who understands rural permitting and the needs of acreage buyers? Start a confidential conversation with Petrina Calantoni Unger to discuss your goals and next steps.
FAQs
Can I build on land in Schnecksville if the perc test fails?
- You may be able to build with an engineered or alternative septic system, or by pursuing public sewer extension, but both add time and cost and require local approval under Act 537.
Is frontage on a private road acceptable for a building lot?
- It can be, if the road meets township standards and there is a recorded maintenance and access agreement; without these, the lot may not qualify for permits.
What permits are needed for a driveway in North Whitehall Township?
- Driveways to township roads require a township driveway permit; access to a state route requires a PennDOT Highway Occupancy Permit, which can take months to approve.
Who oversees septic permits in Lehigh County?
- Local Sewage Enforcement Officers administer septic permitting under Pennsylvania’s Act 537, including site evaluation, perc testing, design review, and inspections.
How do I confirm the zoning district for a Schnecksville parcel?
- Verify the municipality via county parcel maps or the deed, then consult North Whitehall Township’s zoning map and ordinance for the official district and standards.
