ADAMS TWP — No matter how you look at the township, it is a place developers and home-seekers love.

Township permit reports since 1995 show that the annual township revenue from residential and commercial permit fees has increased from $52,035 to $337,322 in 2012. The township issued 387 permits in 1995 and that figure jumped to 611 in 2012.

That includes building, occupancy, well, road occupancy, sign and grading permits.

Meadows that were once farmers’ fields are one by one becoming housing developments, where upscale single- and multifamily homes are built into the gently rolling landscape.

Since 1995, 20 new housing developments of various sizes have cropped up all over the township.

The largest in units is Kaufman Run Estates, off Route 228 across from Myoma Road. Kaufman Run Estates, which had construction begin in October 2008, has 220 lots containing both single- and multifamily homes.

Coming in second is Adams Pointe-South Village on Adams Pointe Boulevard with 158 lots. That development, which will feature two swimming pools, a waterfall, basketball court, private movie screening room, and clubhouse, began construction in June.

The developer for both plans is Ryan Homes.

Developer Chris Kaclik has been extremely successful in Adams, with four of the 20 developments proposed or in progress.

Weaver Master Builders has developed the 60-lot Village of Camp Trees, the 58-lot Vista Ridge, and the 10-lot Pine Ridge Farms.

Developers Bill and Bonnie Weaver have lived in Adams since 1986. Bill Weaver said many families move to Adams to send their children to the Mars School District or to be in a municipality that is convenient to commerce while having a rural atmosphere.

Weaver said the township supervisors have always aimed to keep the rural feel in Adams, and have worked to prevent the traffic congestion experienced in Cranberry Township.

Both Weavers agree that the growth in Adams may soon warrant the addition of a township manager position as well as a full-time planning official with separate zoning and code enforcement positions.

Donald Aiken, who has been a supervisor since 1970 and was the chairman of the supervisors for several years, said, “When I got on the board, there were eight to 10 farms where people made their living. It was very rural.”

Asked about the magnitude of growth the township has seen during his time as a supervisor, Aiken said it is inevitable.

“What are you going to do?” Aiken asked. “People sell their ground, and they’re getting good prices.”

With this residential growth, the population has ballooned from 6,774 in 2000 to 11,652 in the 2010 U.S. Census.

Regarding retail and commercial development, Adams has seen growth in shopping and service venues.

In 2008, 41 building permits were issued for a total of 72,407 square feet in commercial space. The township that year issued 28 occupancy, one road occupancy, 30 sign, and two grading permits, which brought in $43,315 in permit fees.

In 2012, 22 building permits were issued for 98,566 square feet of commercial space. The total collected for all permit fees last year was $98,725.

The largest commercial plaza in Adams is the Adams Shoppes on Route 228 just east of the border of Seven Fields. That plaza contains mainly retail shopping and restaurants, and now has freestanding buildings including Dairy Queen Brazier and the Double Wide Grill.

Adams Supervisor Tom Franceschina, who also has served on the township planning commission for 21 years, said the supervisors, the planning commission, staff and engineers began working on a plan for growth in 1992.

A comprehensive plan was approved in 1994 to guide residential and commercial growth. Franceschina said that plan continues to prevent surprises or challenges regarding development.

He said the township planners learned from Cranberry, where development accelerated at a great rate.

To avoid congestion on busy Route 228 resulting from vehicles turning directly into businesses, Adams developed an overlay district for the highway that included “parallel access roads.”

Those roads funnel traffic off Route 228 at a common area, then onto a road running parallel to Route 228, where the businesses can be accessed.

Asked why home seekers choose Adams, Franceschina pointed to a number of factors.

“I think it’s the quality of the development we’ve had, and the overall environment,” Franceschina said. “People like it because it’s a quieter community that has retained a rural character.”

Regarding future growth, township code enforcement officer Gary Peaco said careful, planned expansion of residential and commercial development is expected to continue.

He said shale gas development, which is expected to ramp up in Adams over the next three to five years, will dictate development somewhat. He expects residential and commercial growth to continue along Three Degree and Myoma roads, as well as in areas with available public water and sewer.

Peaco said the infrastructure in Adams has helped planners and supervisors manage growth over the years.

“Breakneck Creek Regional Authority has done a good job of staying ahead of the development (regarding public sewer service),” Peaco said. “They have had numerous upgrades over the last number of years.

“The Municipal Water Authority of Adams Township has also done a pretty good job of preparing for the future, as they have installed main lines within a large portion of the township.”

Peaco credits the five township supervisors with maintaining excellent roads in the past several years. He said the only subpar roads are those maintained by the state, which he guesses is a result of funding.

The supervisors have also increased the number of police officers over the years as growth has dictated. Linda Lees has been the supervisor in charge of the police department for several years, and frequently asks for approval of new officers during monthly meetings after talking with longtime police Chief Bill Westerman.

Fire officials, in response to the growth since 1995, merged with Valencia Fire Department a few years ago to form the Adams Area Fire District.

“And additional improvements and projects are in the works,” Peaco said of the fire district.

He said Quality EMS provides excellent service in the area, and built an addition at its facility on Brickyard Road a few years back.

“I am sure they will expand as needed,” Peaco said.