The standards, requirements, and procedures contained in this
article shall govern the filing and processing of all applications
for subdivision and/or land developments in the City of Washington.
All applications for subdivision and/or land development shall
be classified as sketch plans, preliminary plans, final plans, or
minor plans, as further regulated herein. Figure 3.1[1] graphically presents the general plan processing procedure.
A.
Sketch plans. The City strongly recommends that applicants submit a preapplication sketch plan in accordance with the requirements of § 315-14. A sketch plan may be filed in cases where only a portion of the property is currently proposed for subdivision or land development to show how the immediate proposal can fit logically into an overall plan for the entire site.
[1]
Editor's Note: Said figure is on file in City offices.
A.
Purpose. The purposes served by a sketch plan are as follows:
(1)
To inform the City of an applicant's intent to subdivide and/or
develop a property, and graphically show the concepts and extent of
the proposal.
(3)
To show how a tract of land may be further subdivided or developed
in cases where only a portion of a property is currently under an
active proposal.
(a)
This plan shall show a logical and efficient pattern of roads,
lots, and/or buildings, as appropriate for the type of plan proposed,
and shall not be acceptable if it proposes lotting or development
that would adversely impact floodplain, steep slopes, or other important
site features.
(b)
A sketch plan may be shown on the preliminary plan for the subject
site in the form of a reduced-scale inset drawing, although larger
drawings are encouraged for review and discussion purposes.
(4)
Sketch plans shall have no legal standing with regard to the formal
plan approval process mandated by the Pennsylvania Municipalities
Planning Code,[1] but are recommended and will be considered as a tool for
discussion and guidance regarding future development issues.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B.
Sketch plan information. A sketch plan should be drawn legibly and
to scale of not greater than 1:200, but it need not be a precisely
surveyed or engineered plan, and it should show the following information:
(1)
The entire tract boundary, total acreage, and acreage of each lot.
(2)
Existing and proposed streets, lots, buildings, approximate building
envelopes and other improvements.
(3)
Significant physical features such as floodplain, steep slopes, woodlands,
and existing structures.
(4)
Contour lines at five- to ten-foot intervals, based on USGS datum.
(5)
Approximate locations for stormwater control facilities, if necessary.
(6)
Location plan showing the relationship of the subject tract to the
surrounding road network and major physical features.
(7)
North point and scale.
(8)
Name and address of the owner.
(9)
Zoning district information.
(10)
Name and address of the engineer, surveyor, or architect, if
applicable.
(11)
Any additional information which the applicant believes will
help explain the proposal.
C.
Sketch plan review.
(1)
The request for a preapplication conference with the Planning Commission and preapplication conference submission shall be received and accepted by the City at least seven days prior to the date of the Commission meeting. Applicants seeking a preapplication conference are encouraged to submit the information stipulated in § 315-14B at the time of request.
(2)
The submission of a preapplication conference submission shall not
be deemed the beginning of the time period for review as prescribed
by law. The preapplication conferences are intended to be advisory
only and shall not bind the City to approve any application for development.
(3)
The Planning Commission shall review sketch plans in accordance with
the criteria contained in this chapter and with other applicable ordinances.
The Commission members shall discuss the plan with the applicant and
advise them as promptly as possible of the extent to which the proposed
subdivision or land development conforms to the City's Comprehensive
Plan and relevant standards of this chapter, and will discuss possible
plan modifications that would increase its degree of conformity. The
applicant may also choose to submit alternative sketch plans. Aspects
of the sketch plan that shall be specifically evaluated include, but
are not limited to:
(a)
The location of all areas proposed for disturbance (streets,
foundations, yards, stormwater management areas, etc.) with respect
to notable features of natural or cultural significance as identified
on the applicant's plan.
(b)
The potential for street connections with existing streets,
other proposed streets, or potential developments on adjoining parcels.
(c)
The locations of proposed access points along the existing road
network.
(d)
The general location and extent of open space, preserved land,
and trail system.
(e)
The location and extent and configuration of buildings, parking
lots, and common areas in multifamily and commercial developments.
(f)
The proposed building density and impervious coverage.
(g)
The compatibility of the proposal with respect to the objectives
and policy recommendations of the Comprehensive Plan, the Comprehensive
Parks and Recreation Plan, and any other pertinent City plans and
studies.
