PRINTER'S NO. 340
No. 13 Session of 1999
INTRODUCED BY STEIL, FREEMAN, YOUNGBLOOD, STURLA, KREBS,
MASLAND, MAITLAND, LEVDANSKY, HERSHEY, PLATTS, MUNDY, ARGALL,
ORIE, McILHINNEY, CORRIGAN, TRELLO, CLYMER, E. Z. TAYLOR,
BELARDI, BARRAR, MELIO, HARHAI, VAN HORNE, RUBLEY, DALLY,
BATTISTO, WILLIAMS, S. MILLER, BARD, STEELMAN AND ADOLPH,
FEBRUARY 8, 1999
REFERRED TO COMMITTEE ON LOCAL GOVERNMENT, FEBRUARY 8, 1999
AN ACT
1 Amending the act of July 31, 1968 (P.L.805, No.247), entitled,
2 as amended, "An act to empower cities of the second class A,
3 and third class, boroughs, incorporated towns, townships of
4 the first and second classes including those within a county
5 of the 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," further providing for the purpose of the act;
21 adding certain definitions; further providing for various
22 matters relating to the comprehensive plan and for compliance
23 by counties; providing for funding for municipal planning;
24 providing for neighboring municipalities, for infrastructure
25 and public services and for county review; further providing
26 for certain ordinances; and adding provisions relating to
27 projects of regional impact.
28 The General Assembly of the Commonwealth of Pennsylvania
1 hereby enacts as follows:
2 Section 1. Section 105 of the act of July 31, 1968 (P.L.805,
3 No.247), known as the Pennsylvania Municipalities Planning Code,
4 reenacted and amended December 21, 1988 (P.L.1329, No.170), is
5 amended to read:
6 Section 105. Purpose of Act.--It is the intent, purpose and
7 scope of this act to protect and promote safety, health and
8 morals; to accomplish coordinated development; to provide for
9 the general welfare by guiding and protecting amenity,
10 convenience, future governmental, economic, practical, and
11 social and cultural facilities, development and growth, as well
12 as the improvement of governmental processes and functions; to
13 guide uses of land and structures, type and location of streets,
14 public grounds and other facilities; to promote the conservation
15 of energy through the use of planning practices and to promote
16 the effective utilization of renewable energy sources; to
17 promote the preservation of this Commonwealth's natural
18 resources, open space and valuable farmland; to encourage
19 municipalities to prepare municipal or joint municipal
20 comprehensive plans consistent with the county policy plan; to
21 encourage the preservation of agricultural land areas through
22 easements, transfer of development rights and rezoning; to
23 encourage the revitalization of established urban centers; and
24 to permit municipalities to minimize such problems as may
25 presently exist or which may be foreseen.
26 Section 2. Section 107 of the act is amended by adding
27 definitions to read:
28 Section 107. Definitions.--(a) The following words and
29 phrases when used in this act shall have the meanings given to
30 them in this subsection unless the context clearly indicates
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1 otherwise:
2 * * *
3 "Consistent," that which any two or more governmental bodies
4 of lands which abut shall agree is consistent with each other's
5 comprehensive plan, is deemed to be consistent with the
6 comprehensive plan of each.
7 * * *
8 "County policy plan," a land use and growth management policy
9 plan prepared by the county planning commission which
10 establishes broad goals and criteria for municipalities to use
11 in preparation of their comprehensive plans and land use
12 regulation and which is consistent with the State policy plan.
13 * * *
14 "Multimunicipal planning agency," a planning agency comprised
15 of representatives of more than one municipality and constituted
16 to address, on behalf of the participating municipalities,
17 regional issues, including, but not limited to, agricultural and
18 open space preservation, natural and cultural resources,
19 transportation, housing and economic development.
20 * * *
21 "Regional planning agency," a planning agency that is
22 comprised of representatives of more than one county. Regional
23 planning responsibilities shall include, but not be limited to,
24 providing technical assistance to counties and municipalities,
25 preparing a regional plan consistent with the State policy plan,
26 mediating conflicts across county lines and reviewing county
27 policy plans for consistency with one another.
28 * * *
29 "State policy plan," a comprehensive land use and growth
30 management policy plan prepared by the State Planning Board for
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1 this Commonwealth which sets broad goals and criteria for
2 municipalities and counties to use in the preparation of their
3 comprehensive plans and land use regulation.
4 * * *
5 Section 3. The act is amended by adding a section to read:
6 Section 212. Intergovernmental Cooperation.--The governing
7 body may utilize the authority granted under 53 Pa.C.S. Pt. III
8 Subpt. D (relating to area government and intergovernmental
9 cooperation).
10 Section 4. Sections 301 and 301.4 of the act are amended to
11 read:
12 Section 301. Preparation of Comprehensive Plan.--(a) The
13 comprehensive plan, consisting of maps, charts and textual
14 matter, shall include, but need not be limited to, the following
15 related basic elements:
16 (1) A statement of objectives of the municipality
17 concerning its future development, including, but not limited
18 to, the location, character and timing of future development,
19 that may also serve as a statement of community development
20 objectives as provided in section 606.
21 (2) A plan for land use, which may include provisions
22 for the amount, intensity, character and timing of land use
23 proposed for residence, industry, business, agriculture,
24 major traffic and transit facilities, utilities, community
25 facilities, public grounds, parks and recreation,
26 preservation of [prime] agricultural lands, flood plains and
27 other areas of special hazards and other similar uses.
28 (2.1) A plan to meet the housing needs of present
29 residents and of those individuals and families anticipated
30 to reside in the municipality, which may include conservation
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1 of presently sound housing, rehabilitation of housing in
2 declining neighborhoods and the accommodation of expected new
3 housing in different dwelling types and at appropriate
4 densities for households of all income levels.
5 (3) A plan for movement of people and goods, which may
6 include expressways, highways, local street systems, parking
7 facilities, pedestrian and bikeway systems, public transit
8 routes, terminals, airfields, port facilities, railroad
9 facilities and other similar facilities or uses.
10 (4) A plan for community facilities and utilities, which
11 may include public and private education, recreation,
12 municipal buildings, fire and police stations, libraries,
13 hospitals, water supply and distribution, sewerage and waste
14 treatment, solid waste management, storm drainage, and flood
15 plain management, utility corridors and associated
16 facilities, and other similar facilities or uses.
17 (4.1) A statement of the interrelationships among the
18 various plan components, which may include an estimate of the
19 environmental, energy conservation, fiscal, economic
20 development and social consequences on the municipality.
21 (4.2) A discussion of short- and long-range plan
22 implementation strategies, which may include implications for
23 capital improvements programming, new or updated development
24 regulations, and identification of public funds potentially
25 available.
26 (5) A statement indicating [the relationship of the]
27 that the existing and proposed development of the municipality
28 [to] is consistent with the existing and proposed development
29 and plans in contiguous municipalities, [to] with the objectives
30 and plans [for development in the county of which it is a part,
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1 and to regional trends.] of the regional planning agency, with
2 the county policy plan and with the State policy plan.
3 (6) A plan for the protection of natural and cultural
4 resources identified as requiring protection by Federal,
5 State or county agencies or by the municipality, with
6 documentation provided in the comprehensive plan. This clause
7 includes, but is not limited to, air quality, wetlands and
8 aquifer recharge zones, woodlands, steep slopes, farmland
9 types, floodplains, unique natural areas and historic sites.
10 (b) The comprehensive plan [may] shall include a plan for
11 the reliable supply of water, considering current and future
12 water resources availability, uses and limitations, including
13 provisions adequate to protect water supply sources. Any such
14 plan shall be consistent with the State Water Plan and any
15 applicable water resources plan adopted by a river basin
16 commission.
17 (c) Except for counties of the second class, the municipal
18 or multimunicipal comprehensive plan shall be updated at least
19 every ten years. The municipal or multimunicipal comprehensive
20 plan shall be subject to joint review and comment by the
21 municipalities and the county planning commissions or, upon
22 request of a county planning commission, a regional planning
23 commission whenever the comprehensive plan is updated or at ten-
24 year intervals, whichever comes first, to determine that the
25 municipal comprehensive plan is consistent with the county
26 policy plan.
27 Section 301.4. Compliance by Counties.--(a) If a county
28 does not have a [comprehensive] policy plan, then that county
29 shall, within three years of the effective date of this act, and
30 with the active participation of the local municipalities within
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1 the respective county, prepare and adopt a [comprehensive]
2 policy plan in accordance with the requirements of section 301.
3 Municipal comprehensive plans which are adopted shall be
4 [generally] consistent with the adopted county [comprehensive]
5 policy plan. Final adoption of a county policy plan shall be
6 subject to review and comments by the State Planning Board to
7 promote consistency and monitor growth and development
8 throughout this Commonwealth.
9 (b) County policy plans shall be consistent with the State
10 policy plan and shall include the following:
11 (1) identify areas designated for conservation of
12 important natural resources;
13 (2) identify areas designated for growth or limited
14 growth, in relation to planned infrastructure, such as
15 highways, water and sewers; and
16 (3) identify areas suitable for proposed land uses which
17 have a regional impact and significance, such as large
18 shopping centers, major industrial parks, mines and related
19 activities, office parks, storage facilities, large
20 residential developments, regional entertainment and
21 recreational complexes, hospitals, airports and port
22 facilities.
23 (c) County planning commissions should provide
24 municipalities in their county with advisory guidelines that
25 would promote consistency with the adopted county policy plan.
26 These guidelines shall promote consistency with respect to local
27 planning and zoning terminology and common types of municipal
28 land use regulations, including methods of evaluation of
29 infrastructure adequacy to meet the requirements of section
30 503.2.
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1 Section 5. The act is amended by adding a section to read:
2 Section 301.5. Funding of Municipal Planning.--Priority for
3 State grants to develop or revise comprehensive plans shall be
4 given to those municipalities which agree to adopt comprehensive
5 plans consistent with the county policy plan and which agree to
6 enact a new zoning ordinance or amendment which would fully
7 implement the municipal comprehensive plan. Municipalities and
8 counties shall comply with these agreements within two years
9 unless such period is extended by the grant-making agency for
10 good cause shown. Failure to comply with the agreements shall be
11 taken into consideration for future State funding.
12 Section 6. Sections 302, 303 and 306 of the act are amended
13 to read:
14 Section 302. Adoption of Comprehensive Plan and Plan
15 Amendments.--(a) The governing body shall have the power to
16 adopt and amend the comprehensive plan as a whole or in parts.
17 Before adopting or amending a comprehensive plan, or any part
18 thereof, the planning agency shall hold at least one public
19 meeting pursuant to public notice before forwarding the proposed
20 comprehensive plan or amendment thereof to the governing body.
21 In reviewing the proposed comprehensive plan, the governing body
22 shall consider the review comments of the county, contiguous
23 municipalities and the school district, as well as the public
24 meeting comments and the recommendations of the municipal
25 planning agency. The comments of the county, contiguous
26 municipalities and the local school district shall be made to
27 the governing body within 45 days of receipt, and the proposed
28 plan or amendment thereto shall not be acted upon until such
29 comment is received. If, however, the contiguous municipalities
30 and the local school district fail to respond within 45 days,
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1 the governing body may proceed without their comments.
2 (b) The governing body shall hold at least one public
3 hearing pursuant to public notice. If, after the public hearing
4 held upon the proposed plan or amendment to the plan, the
5 proposed plan or proposed amendment thereto is substantially
6 revised, the governing body shall hold another public hearing,
7 pursuant to public notice, before proceeding to vote on the plan
8 or amendment thereto.
9 (c) The adoption of the comprehensive plan, or any part
10 thereof, or any amendment thereto, shall be by resolution
11 carried by the affirmative votes of not less than a majority of
12 all the members of the governing body. The resolution shall
13 refer expressly to the maps, charts, textual matter, and other
14 matters intended to form the whole or part of the plan, and the
15 action shall be recorded on the adopted plan or part.
16 (d) Counties shall formally consider amendments to their
17 policy plan proposed by municipalities which are considering
18 adoption or revision of their municipal comprehensive plans so
19 as to achieve consistency between the respective plans. Except
20 for counties of the second class, county policy plans shall be
21 updated at least every five years. County policy plans shall be
22 consistent with municipal comprehensive plans except that where
23 two or more municipalities request amendments to a county policy
24 plan to make it consistent with a multimunicipal plan, the
25 county must accept the amendments unless good cause for their
26 refusal is established.
27 Section 303. Legal Status of Comprehensive Plan Within the
28 Jurisdiction that Adopted the Plan.--(a) Whenever the governing
29 body, pursuant to the procedures provided in section 302, has
30 adopted a comprehensive plan or any part thereof, any subsequent
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1 proposed action of the governing body, its departments, agencies
2 and appointed authorities shall be submitted to the planning
3 agency for its recommendations when the proposed action relates
4 to:
5 (1) the location, opening, vacation, extension,
6 widening, narrowing or enlargement of any street, public
7 ground, pierhead or watercourse;
8 (2) the location, erection, demolition, removal or sale
9 of any public structure located within the municipality;
10 (3) the adoption, amendment or repeal of an official
11 map, subdivision and land development ordinance, zoning
12 ordinance or provisions for planned residential development,
13 or capital improvements program; or
14 (4) the construction, extension or abandonment of any
15 water line, sewer line or sewage treatment facility.
16 (b) The recommendations of the planning agency including a
17 specific statement as to whether or not the proposed action is
18 in accordance with the objectives of the formally adopted
19 comprehensive plan shall be made in writing to the governing
20 body within 45 days.
21 [(c) Notwithstanding any other provision of this act, no
22 action by the governing body of a municipality shall be invalid
23 nor shall the same be subject to challenge or appeal on the
24 basis that such action is inconsistent with, or fails to comply
25 with, the provision of the comprehensive plan.]
26 (c.1) Municipal zoning, subdivision and land development
27 regulations and capital improvement programs shall fully
28 implement the municipal comprehensive plan or, where none
29 exists, the municipal statement of community development
30 objectives and the county policy plan.
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1 Section 306. Municipal and County Comprehensive Plans.--(a)
2 When a municipality having a comprehensive plan is located in a
3 county which has adopted a comprehensive plan, both the county
4 and the municipality shall each give the plan of the other
5 consideration in order that the objectives of each plan can be
6 protected to the greatest extent possible.
7 (b) Within 30 days after adoption, the governing body of a
8 municipality, other than a county, shall forward a certified
9 copy of the comprehensive plan, or part thereof or amendment
10 thereto, to the county planning agency or, in counties where no
11 planning agency exists, to the governing body of the county in
12 which the municipality is located.
13 (c) Counties shall consult with municipalities and solicit
14 comment from school districts during the process of preparing or
15 updating a policy plan in order to ascertain where
16 municipalities and school districts anticipate growth and where
17 additional infrastructure may be needed.
18 Section 7. The act is amended by adding sections to read:
19 Section 502.1. Neighboring Municipalities.--(a) The county
20 planning commission shall offer a mediation option to any
21 municipality which believes that its citizens will experience
22 harm as the result of a proposed subdivision or development of
23 land in a neighboring municipality. In exercising such an
24 option, the mediating parties shall meet the stipulations and
25 follow the procedures set forth in Article IX. The cost of the
26 mediation shall be shared equally by the disputing
27 municipalities unless otherwise agreed upon by the mediating
28 parties.
29 (b) In any instance where a municipality has a comprehensive
30 plan and implementing ordinances that are consistent with the
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1 county plan, and a neighboring municipality that is considering
2 a change of use or subdivision and land development proposal
3 either does not have a comprehensive plan and ordinance
4 consistent with the county policy plan or the proposal requires
5 a variance from that consistent plan and ordinance, the
6 governing body of a neighboring municipality shall have standing
7 to appear before the governing body and the various boards and
8 commissions within a municipality considering a proposed
9 subdivision, change of land use or land development which they
10 determine will have a negative impact on the residents in their
11 municipality.
12 Section 503.2. Infrastructure and Public Services.--(a) It
13 is the intent of the General Assembly that public facilities and
14 services, which shall include public primary and secondary
15 educational services needed to support development, shall be
16 available concurrent with the impacts of such development. In
17 meeting this intent, public facility and service availability
18 shall be deemed sufficient if the public facilities and services
19 for a development are phased so that the public facilities and
20 those related services which are deemed necessary by the local
21 government to operate the facilities necessitated by that
22 development are available concurrent with the impacts of the
23 development.
24 (b) The subdivision and land development ordinance shall
25 include provisions for insuring that, as a condition of
26 approval, a municipality will require that onsite and offsite
27 infrastructure and public services needed to support a
28 particular level of development will be identified and provided
29 concurrently with such development.
30 (c) The public services and infrastructure, unless already
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1 available, are to be consistent with the municipality's
2 transportation capital improvements plan, Act 537 plan and
3 capital improvements plan for water supply.
4 (d) Approval of an application for a subdivision or a land
5 development may be delayed until the required infrastructure and
6 public services are in place and available.
7 (e) Exceptions may be granted in regard to transportation
8 infrastructure for geographical areas defined in the municipal
9 and county policy plans as:
10 (1) a downtown development or redevelopment area;
11 (2) an area where urban infill is to be encouraged; or
12 (3) an area where higher densities are to be encouraged
13 in order to utilize public transit.
14 (f) The infrastructure and services deemed necessary to
15 support a development may occur in phases which are concurrent
16 with the phased completion of the development, if approval is
17 given by the local government.
18 Section 602.1. County Review; Dispute Resolution.--(a) A
19 municipal zoning ordinance that complies with sections 301(c)
20 and 303(d) creates an irrebuttable presumption that the
21 ordinance is compatible with the comprehensive plan.
22 (b) The county planning commission shall offer a mediation
23 option to any municipality which believes that its citizens will
24 experience harm as the result of the adoption of a zoning
25 ordinance or an amendment to an existing zoning ordinance in a
26 neighboring municipality. In exercising such an option, the
27 mediating parties shall meet the stipulations and follow the
28 procedures set forth in Article IX. The cost of the mediation
29 shall be shared equally by the disputing municipalities unless
30 otherwise agreed upon by the mediating parties.
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1 (c) Where a municipality, either through its own
2 comprehensive plan and implementing ordinances, or through a
3 multimunicipal plan and implementing ordinances, is in
4 conformity with the county policy plan, and the county plan
5 taken together with consistent local municipal plans and
6 ordinances makes a reasonable amount of land in reasonable
7 geographic areas available for all uses dispersed throughout the
8 county, including a wide range of housing opportunities for all
9 income levels, a court shall consider all uses and zoning
10 densities available in the county rather than the specific
11 municipality whose ordinance is under review. The court shall
12 pay particular attention to the coordination of plans and
13 ordinances where the challenge to an ordinance involves the
14 conversion of land otherwise planned and zoned for agricultural
15 uses, open space, natural and historic area preservation and
16 conservation to other uses.
17 (d) (1) Notwithstanding any statute or regulation to the
18 contrary, municipalities that enter into a joint municipal
19 zoning ordinance, in conformity with Article VIII-A, shall be
20 entitled to priority consideration when applying for State
21 financial assistance for programs, including, but not limited
22 to:
23 (i) Planning.
24 (ii) Economic development.
25 (iii) Housing.
26 (iv) PENNVEST.
27 (v) Department of Transportation.
28 (vi) Recreation.
29 (vii) Open space and farmland preservation.
30 (2) Municipalities that enter into a joint municipal
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1 zoning ordinance, which complies to provisions of section
2 602.1(c) may also by agreement share tax revenues and fees
3 generated from municipalities located within the region.
4 Section 8. Section 603 of the act, amended December 14, 1992
5 (P.L.815, No.131), is amended to read:
6 Section 603. Ordinance Provisions.--(a) Zoning ordinances
7 should reflect the policy goals of the statement of community
8 development objectives required in section 606, and give
9 consideration to the character of the municipality, the needs of
10 the citizens and the suitabilities and special nature of
11 particular parts of the municipality.
12 (b) Zoning ordinances may permit, prohibit, regulate,
13 restrict and determine:
14 (1) Uses of land, watercourses and other bodies of
15 water.
16 (2) Size, height, bulk, location, erection,
17 construction, repair, maintenance, alteration, razing,
18 removal and use of structures.
19 (3) Areas and dimensions of land and bodies of water to
20 be occupied by uses and structures, as well as areas, courts,
21 yards, and other open spaces and distances to be left
22 unoccupied by uses and structures.
23 (4) Density of population and intensity of use.
24 (5) Protection and preservation of natural and historic
25 resources and agricultural land and activities.
26 (c) Zoning ordinances may contain:
27 (1) provisions for special exceptions and variances
28 administered by the zoning hearing board, which provisions
29 shall be in accordance with this act;
30 (2) provisions for conditional uses to be allowed or
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1 denied by the governing body pursuant to public notice and
2 hearing and recommendations by the planning agency and
3 pursuant to express standards and criteria set forth in the
4 zoning ordinances. In allowing a conditional use, the
5 governing body may attach such reasonable conditions and
6 safeguards, in addition to those expressed in the ordinance,
7 as it may deem necessary to implement the purposes of this
8 act and the zoning ordinance;
9 (2.1) when an application for either a special exception
10 or a conditional use has been filed with either the zoning
11 hearing board or governing body, as relevant, and the subject
12 matter of such application would ultimately constitute either
13 a "land development" as defined in section 107 or a
14 "subdivision" as defined in section 107, no change or
15 amendment of the zoning, subdivision or other governing
16 ordinance or plans shall affect the decision on such
17 application adversely to the applicant and the applicant
18 shall be entitled to a decision in accordance with the
19 provisions of the governing ordinances or plans as they stood
20 at the time the application was duly filed. Provided,
21 further, should such an application be approved by either the
22 zoning hearing board or governing body, as relevant,
23 applicant shall be entitled to proceed with the submission of
24 either land development or subdivision plans within a period
25 of six months or longer or as may be approved by either the
26 zoning hearing board or the governing body following the date
27 of such approval in accordance with the provisions of the
28 governing ordinances or plans as they stood at the time the
29 application was duly filed before either the zoning hearing
30 board or governing body, as relevant. If either a land
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1 development or subdivision plan is so filed within said
2 period, such plan shall be subject to the provisions of
3 section 508(1) through (4), and specifically to the time
4 limitations of section 508(4) which shall commence as of the
5 date of filing such land development or subdivision plan;
6 (2.2) provisions for regulating transferable development
7 rights, on a voluntary basis, including provisions for the
8 protection of persons acquiring the same, in accordance with
9 express standards and criteria set forth in the ordinance and
10 section 619.1;
11 (2.3) provisions for reciprocal agreements among
12 municipalities for a system of transfer of development rights
13 on a regional basis in order to preserve valuable farmland,
14 environmentally sensitive areas and areas of cultural or
15 historic significance;
16 (3) provisions for the administration and enforcement of
17 such ordinances;
18 (4) such other provisions as may be necessary to
19 implement the purposes of this act;
20 (5) provisions to encourage innovation and to promote
21 flexibility, economy and ingenuity in development, including
22 subdivisions and land developments as defined in this act;
23 and
24 (6) provisions authorizing increases in the permissible
25 density of population or intensity of a particular use based
26 upon expressed standards and criteria set forth in the zoning
27 ordinance, especially increases that would promote and
28 preserve farmland, environmentally sensitive areas and areas
29 of cultural or historic significance.
30 (d) Zoning ordinances may include provisions regulating the
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1 siting, density and design of residential, commercial,
2 industrial and other developments in order to assure the
3 availability of reliable, safe and adequate water supplies to
4 support the intended land uses within the capacity of available
5 water resources.
6 (e) Zoning ordinances may not unduly restrict the display of
7 religious symbols on property being used for religious purposes.
8 (f) Zoning ordinances may not unreasonably restrict forestry
9 activities.
10 (g) (1) Zoning ordinances shall provide for the protection
11 of farmland and promote the establishment of agricultural
12 security areas.
13 (2) Zoning ordinances shall provide for protection of
14 identified natural and cultural features and resources,
15 including, but not limited to, air quality, wetlands and
16 aquifer recharge zones, woodlands, steep slopes, floodplains,
17 unique natural sites and unique historic sites.
18 (h) If a municipality wishes to rezone land in a manner not
19 consistent with its comprehensive plan, it must first amend its
20 comprehensive plan and follow the procedures outlined in Article
21 III.
22 (i) Nothing in this act shall prevent a municipality from
23 amending individual elements of its comprehensive plan at any
24 time, so long as the comprehensive plan remains consistent with
25 the county policy plan and the comprehensive plans of abutting
26 municipalities and so long as the municipality also adopts such
27 ordinances as are required to implement the amendment.
28 Section 9. This act shall take effect in 60 days.
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