City of Washington, PA Procedure for Approval of Preliminary Plans

Eleven paper copies of the preliminary plan shall be filed with the City Zoning Officer, in person by the applicant. In addition to the paper copies of the plans required for submission, the applicant shall also provide a digital copy with plan sheets in a .pdf or other acceptable software format.

Plans must be accompanied by:

Completed City application and administrative forms.

City filing fee.

Filing procedure.

Within seven working days of when an application is received by the City, the Zoning Officer shall review and certify the preliminary application as substantially complete and accepted or incomplete and rejected. Within said time, the City shall notify the applicant, in writing, if the preliminary application is incomplete and rejected, stating the deficiencies in the application and returning the filing fee. The applicant may reapply, submitting the fee and missing material at any time.

Failure of the City to make a determination of acceptance/rejection shall result in deemed acceptance of the preliminary application for processing. However, deemed acceptance for processing shall not constitute a waiver of any deficiencies in the preliminary application or approval of the preliminary application.

The preliminary plan shall be placed on the agenda of the next regular meeting of the City Planning Commission, provided that the application has been filed at least 20 days prior to the next meeting.

Distribution.

The City Zoning Officer shall distribute copies of the prints and pertinent supplementary data to the following agencies for appropriate review and recommendations:

City Planning Commission.

City Engineer.

City Solicitor.

City staff such as the Public Works Director, Fire Chief, sewer and/or water authorities, and/or other technical consultants as needed.

Other cognizant agencies, such as the School Board, if deemed advisable.

The applicant is required to submit copies of the application and plan to the Washington County Planning Commission for review, along with the associated fee, in accordance with their subdivision and land development review policy.

§ 315-16 Preliminary subdivision or land development plan requirements.

Drafting standards. Plans shall be prepared in compliance with the following standards:

Four preliminary plan(s) at 22 inches by 34 inches in size and seven sized at 11 inches by 17 inches, with index for multiple sheets.

The plan for a subdivision of six acres or less shall be drawn at a scale or one inch equals 40 feet or less. Plans for a subdivision of over six acres but less than 12 acres may be drawn at a scale of one inch equals 40 feet or at a scale of one inch equals 100 feet. Plans for subdivisions of 12 acres or more shall be drawn at a scale of one inch equals 100 feet.

All sheets shall be the same size, and be numbered relative to the total number of sheets (i.e., "1 of 5," etc.).

Where two or more sheets are needed to show the entire tract, a reduced scale key plan shall be provided to show how the sheets fit together. Match lines shall be shown.

Property lines shall be drawn and labeled in conformance with the act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer, Land Surveyor, and Geologists Registration Act,"[1] and accepted surveying and civil engineering practices, including dimensions shown in feet and decimal fractions thereof, and bearings shown in degrees, minutes, and seconds.

Tract boundary lines shall be the heaviest property lines.

Proposed lot lines shall be the next heaviest.

Possible future lots, if shown, shall be the lightest line weight, and may be shown as dashed lines.

Property lines to be eliminated where two or more lots are proposed to be joined in common deed should be properly noted and depicted on the boundary to be removed.

Editor's Note: See 63 P.S. § 148 et seq.

Basic information. All preliminary plans shall show the following basic information:

Name of the subdivision or land development.

Name, address, e-mail and phone number of the applicant.

Preparation by a professional engineer, surveyor, landscape architect or architect registered in the Commonwealth of Pennsylvania evidenced by the name, address, seal and signature of the professional on the plans and drawings.

Date of preparation of the plan and a descriptive list of revisions to the plan, and the revision dates.

North point and scale displayed in graphic and written form.

(6)

Location map showing the relationship of the subject tract to the surrounding road network, adjacent properties, and major physical features.

(7)

Total tract boundaries of the property being subdivided, sharing bearings and distances, and a statement of total acreage of the property.

(8)

Zoning classification(s) of all lands abutting the proposal, including any changes in the existing zoning to be requested by the subdivider or developer (if a zoning district change is being considered or is pending, which might affect the proposed subdivision, the City shall so notify the subdivider or developer).

(9)

Names of current owners of adjacent property.

(10)

A statement showing:

Number of acres under proposal (net and gross acreage should be indicated in accordance with Chapter 350, Zoning).

Number of lots and/or dwelling units and total building area. If existing buildings are to be reused, the building area should be expressed as existing building area and additional building area.

(11)

Description of variances or special exceptions, conditions of their approval, and the dates they were granted, if any.

(12)

Description of any deed restrictions, including conservation and environmental, or other covenants affecting development of the tract. This information should contain the name of the easement holder or parties in the covenant agreement and a reference to their deed and page book recording location.

(13)

The requirements of any other local ordinance which may affect the proposal.

(14)

Legend shall be sufficient to indicate clearly between existing and proposed conditions.

(15)

Name and address of the owner of record if different from the applicant.

(16)

Tax parcel number(s) of all parcels being subdivided or developed.

(17)

Deed book and page numbers for all parcels being subdivided or developed.

(18)

A note shall be shown on the plan which states "Preliminary Plan - Not to be Recorded."

(19)

Dimensions shall be displayed in feet and decimal parts thereof, and bearings in degrees, minutes, and seconds.

(20)

The plan shall bear an adequate legend to indicate clearly which features are existing and which are proposed, and include a description of all symbols used.

Existing features plan. Within the tract proposed for subdivision and/or land development, and within 100 feet of the tract boundaries, the following information shall be shown on the preliminary plan:

All existing streets, including streets of record (recorded but not constructed), on or abutting the tract, including:

Locations.

Names.

Rights-of-way.

Legal.

Ultimate.

Cartway (pavement) widths and approximate grades.

Surface conditions.

Location of curbs and sidewalks.

Water resources, including lakes and ponds, wetlands, swamps or marshes, watercourses and springs, existing well locations in use, capped and abandoned, flood-prone or floodplain areas, including data from FEMA studies, supporting hydrologic and hydraulic data for one-hundred-year flood limits, or Washington County Soil Survey when applicable, as determined appropriate by the City Engineer for the watercourse(s) affecting the site.

Sanitary sewers, including pipe locations, pipe sizes and materials, direction of flow, gradient of flow, manholes, invert elevations, septic systems and drain fields.

Storm sewers, including pipe locations, pipe sizes and materials, direction of flow, gradient of flow, inlets, catch basins and manholes, and invert elevations.

Other existing stormwater and/or erosion control facilities, including basins, swales, diffusion devices, velocity controls, and related technical data for those facilities.

(6)

Other natural features, including:

Location, size, species, and condition of trees six inches in diameter (dbh) or greater, when standing alone or in small groups.

Outer limits of woodlands and a general description of their types, sizes, and conditions.

Locations and limits of geologic features which may affect the locations of proposed streets or buildings, including rock outcroppings, quarries, sink holes and ravines.

(7)

Soil types, including mapped limits, names, and significant limitations, such as, high water table or shallow bedrock.

(8)

Contour information, including:

Contour lines at intervals of two feet, accurately drawn from photogrammetric or on-site survey data.

Location and elevation of the datum to which elevations refer; datum used shall be a known, established bench mark.

Areas with slopes of 15% or greater should be adequately depicted, as determined from the contours shown on the plan.

(9)

Other man-made features, including:

Location, size, character and configuration of existing buildings and other structures, driveways, parking lots or any type of paved surface, labeled "To Remain" or "To Be Removed" as applicable.

Location and description of existing buildings and other structures less than 100 feet beyond the tract boundaries.

Location, type and ownership of utilities, both above and below ground, with notes to describe easement or right-of-way dimensions, additional setback or development restrictions imposed by the utility company or other regulations, and the specific type of product transported with pipelines.

Proposed features and lotting plan. Within the tract proposed for subdivision and/or land development, the following information shall be shown on the preliminary plan:

Subdivision and/or land development layout.

Proposed streets, alleys, driveways, and parking areas, including:

Names or other identification (street names shall neither duplicate names of other streets nor have phonetic similarity to other streets in the City or Post Office district);

Right-of-way widths and lines.

Cartway widths.

Center line courses, distances, and curve data.

Curblines.

Radii at intersections.

[7]

Street location tie-ins to nearest intersection by courses and distances.

[8]

Capacity of parking areas.

[9]

Sight distance at proposed intersections with existing streets.

[10]

Location and type of all traffic control signs, signals, and devices proposed to be installed.

[11]

Rights-of-way or easements proposed for drainage.

[12]

Plan of streetlighting indicating location and type of fixtures to be installed.

Layout and dimensions of all lots, including the net and gross lot area as defined within Chapter 350, Zoning.

All building setback lines (including existing buildings to be used).

All parking setback lines where applicable.

Proposed sidewalk or other walkway locations.

Proposed buildings, including:

Locations.

Configurations.

Sizes (ground level floor area, total floor area, number or stories, and height).

Total building coverage (square feet and percentage of site).

Locations, configuration, and types of accessory structures.

Ground floor elevations.

(g)

Parks, playgrounds, and other areas dedicated or reserved for public use, including:

Any conditions governing such use.

Locations, configurations, size, types of facilities (if applicable), and proposed ownership.

Conformance with the design standards of § 315-44, Public facilities and open space.

Grading plan and the location of conservation measures used to minimize erosion and sedimentation.

Parking, driveway, or road areas when privately owned for common use.

Notes regarding offers of dedication or retention in private ownership, as applicable.

(h)

Areas reserved for future uses, including:

Road extensions.

Stormwater management facilities.

Additional subdivision or land development in sketch form, in accordance with the requirements of § 315-14B, regarding sketch plan submission requirements, and in accordance with the intent of § 315-14C, Sketch plan review procedure.

Explanatory notes for such future uses.

(i)

Impervious coverage area calculations.

(j)

Proposed landscaping plan, including:

Existing vegetation to be removed.

Existing vegetation to be preserved.

A plan of proposed plantings showing the locations of street trees, parking lot landscaping, stormwater facilities landscaping, and any required buffer areas.

Proposed planting schedule, including the number, location, and species and sizes of plantings.

Existing and proposed contours, including related landscape features such as mounding and water features.

Other planting areas such as managed meadow or other naturalized settings.

(k)

Proposed outdoor lighting plan. Proposed fixtures, roadways, parking lots, and other public areas.

A detailed ten-foot grid showing the horizontal maintained footcandle levels at grade, to the boundary of the site or past the boundary until the illumination values reach 0.0 footcandles.

The minimum and average, and maximum maintained illumination levels for the areas being illuminated to demonstrate compliance with lighting requirements in the City.

Description of existing and proposed equipment including the mounted height from the lowest point of the fixture to the finished grade; fixture mounting equipment; light shielding angle and device for shielding; and light standard or pole height and type of material.

Grading and drainage plan. The following information shall be shown on the preliminary plan:

Proposed contours for the entire site.

Approximate limits of site disturbance, including a clear delineation of existing vegetation, including trees, hedge rows, wooded areas, scrub growth, meadow, and actively farmed land:

To be removed.

To be preserved, including method of preservation.

Stormwater management and erosion control and sedimentation facilities, including:

Basins.

Swales.

Diffusion devices.

Velocity controls.

Pipe locations.

Pipe sizes and materials.

[7]

Direction of flow.

[8]

Gradient of flow.

[9]

Inlets, catch basins, and manholes, including rim and invert elevations.

[10]

Invert elevations.

[11]

Design calculations for these facilities shall be submitted in report form with a note on the plan referencing the report.

Infrastructure plan.

Sanitary sewer line locations, clearly identifying the following:

Pipe sizes and materials.

Direction of flow.

Gradient of flow.

Manholes.

Invert and rim elevations.

Sanitary sewage pumping stations.

Dimensions and material of pumping station.

Pump type.

Float and alarm elevations.

Electrical equipment.

Force main material, location, size and tie-in.

Approved on-site disposal locations and other locations where soil tests were performed.

Sewage treatment plant locations.

Water supply facilities, including:

Central water supply lines.

Pipe sizes and materials.

Fire hydrant locations.

Well locations when on lot, including the one-hundred-foot radius clear zone separating wells from sewage disposal locations.

Finished floor elevations of proposed buildings.

(g)

Municipal waste disposal facilities.

Cross sections, profiles, and preliminary structural designs. The following shall be provided:

Cross section and center line profile for each proposed or widened cartway, driveway, or parking area shown on the preliminary plan, including:

Road center line grades and vertical curvature including road center line elevations shown at horizontal intervals of 25 feet along vertical curves and 50 feet for straight grades.

Profiles for sanitary sewers, water mains, storm drains, including locations of manholes, inlets, and catch basins.

[a]

Location, size, and type of line with stations.

[b]

Slope between manholes or inlets.

[c]

Location of laterals or water services including fire hydrants, valves, tees and fittings.

[d]

Existing ground surface with elevation of rim/grate and invert elevations.

[e]

Location, size, depth, and type of material of all other utilities in the vicinity of the pipe.

[f]

Vertical curve data, including length, elevations, and stations at the beginning and ending of the vertical curve, including high points and low points, elevations at fifty-foot intervals and minimum site difference.

Preliminary design of any bridges, culverts, or other structures and appurtenances which may be required.

Cross section (streets).

Right-of-way and cartway width.

Type, thickness, and crown of paving.

Type and size of curb.

Grading of sidewalk area.

Location, width, type and thickness of sidewalks.

Grading of stormwater swale adjacent to cartway.

[7]

Typical location of sewers and utilities, street trees, streetlights and other improvements along roads.

Supporting information.

A new development schedule, including the approximate date when the construction is expected to begin and completed.

A copy of all restrictions or covenants if any under which lots are to be sold.

Copy of the last recorded subdivision or land development plan pertaining to the site.

Traffic impact or water resources impact statement if applicable.

A plan for the ownership, maintenance, and management of open space areas.

Reports or letters regarding availability of sewer and water facilities.

(g)

Copies of letters and permit applications to all reviewing agencies.

(h)

Stormwater calculations and reports.

(i)

Wetlands delineation study, if applicable.

(6)

Additional plans. Other plans as required to comply with this chapter or other provisions in Chapter 350, Zoning.

§ 315-17 Preliminary plan review procedure.

Review by City Planning Commission.

The City Planning Commission shall review all preliminary applications. In order to be considered at a Planning Commission meeting, the complete preliminary application must have been received and accepted by the City at least 20 days prior to the Planning Commission meeting.

Upon completion of its review of the preliminary plan, which should include consideration of the timely recommendations of the City Engineer, Washington County Planning Commission, and other technical advisors when requested, the City Planning Commission shall communicate its recommendations to City Council.

The Planning Commission shall make a written recommendation to City Council for approval, approval subject to conditions, or disapproval of the preliminary application setting forth the reasons for the recommendations.

Decision.

City Council shall have a ninety-day time period to act on the plan unless the applicant has agreed, in writing, to an extension of the time period.

The ninety-day time period shall be measured from the date of the City Planning Commission meeting following the date the application was filed and accepted as complete by the City, provided that the application was filed at least 20 days prior to said meeting. Should the meeting occur more than 30 days following the date the application was filed and accepted as complete, the said ninety-day period shall be measured from the 30th day following the date the application was filed.

If an extension of the ninety-day time period is applied, it shall be measured from the expiration of the original ninety-day period. A time extension shall postpone the deadline and effects of the ninety-day time period for the additional number of days agreed to in writing prior to the last scheduled City Council meeting within the ninety-day plan review period.

City Council shall consider the preliminary plan application at one or more of its public meetings during the 90 day time period, and/or extension thereof if applicable, and shall render a decision on the plan following receipt of the recommendations of the City Planning Commission, City Engineer, Washington County Planning Commission, and/or other technical advisors as requested.

City Council shall not approve a preliminary application until the Washington County Planning Commission report of its recommendations is received, or until the expiration of 30 days from the date the application was forwarded to the County.

Procedure following City Council's decision. When City Council makes a decision on a preliminary plan, one of following procedures will be followed, depending on the type of decision:

Denial. If City Council denies a preliminary plan, then the written notification to the applicant shall specify the defects found in the application and describe the requirements which have not been met, and shall cite the provisions of the statute or ordinance relied upon.

Approval. If City Council approves a preliminary plan, as filed by the applicant, then the Secretary will so certify thereon, and a copy of the approved plan will be forwarded to the applicant.

Approval subject to conditions.

If City Council approves a preliminary plan, conditioned upon the performance of any act or the obtaining of any other approval or permit by the applicant, the applicant shall be given the opportunity to accept or reject the conditions within a ten-day period. The approval of the plan shall be rescinded automatically without action of City Council at the end of 10 days from the date at which conditional approval was granted or notice received by the applicant regarding the conditional approval, upon either the applicant's failure to execute the written acceptance or upon rejection of such conditions by the applicant. Written notice will be provided to the applicant in the following manner:

Specify the conditions of approval and request the applicant's written agreement to the conditions.

State that the application will be denied if the applicant does not agree to the conditions, and specify the defects found in the application, describe the requirements which have not been met, and cite the provisions of the statute or ordinance relied upon for denial of the plan.

State that the plan approval shall be rescinded automatically upon the applicant's failure to accept or reject the conditions within 10 days following the decision by the City to grant conditional approval.

Following submission of written agreement to the conditions specified by City Council the applicant shall submit two paper copies of the preliminary plan, which show compliance with the conditions, by plan revision or notation, for City Seal and signatures.

Notification of decision. Written notification of City Council's decision shall be hand delivered to the applicant or be mailed to the applicant's last known address not later than 15 days following the decision.

Effect and duration of approval. Approval of the preliminary plan by the Commission shall not constitute final acceptance of the subdivision. Preliminary approval shall be deemed to have lapsed unless an application for the final approval of at least a part of the preliminary plan is filed within 12 months of the date of preliminary approval or an extension is requested, in writing, by the subdivider and for good cause granted by City Council.

No subsequent change or amendment in the zoning, subdivision, or other governing ordinance or plan shall be applied to affect adversely the right of the applicant to commence and to complete any aspect of the approved development in accordance with the terms of approval for a period of five years from the date of plan approval, in accordance with the MPC.[1]

Editor's Note: See the Municipalities Planning Code, 53 P.S. § 10101 et seq.

In the case where preliminary and final plan approval are concurrent, the five-year period shall be measured from the date of that concurrent approval.

In a case of a preliminary plan calling for the installation of improvements beyond the five-year period, a schedule shall be filed by the applicant with the preliminary plan delineating all proposed sections as well as deadlines within which applications for final plan approval of each section are intended to be filed.

Such schedule shall be updated annually by the applicant on or before the anniversary of the preliminary plan approval, until final plan approval has been granted to the final section.

Any modification in the aforesaid schedule shall be subject to approval of City at its discretion.

Each section in any residential subdivision or land development, except for the last section, shall contain a minimum of 25% of the total number of dwelling units as shown on the preliminary plan, unless a lesser percentage is approved by City Council in its discretion.