A.
Application requirements.
(1)
Within 12 months after City Planning Commission approval of the preliminary
subdivision or land development plan, a final subdivision or land
development plan and all necessary supplementary data shall be delivered
to the City Zoning Officer. An extension of time may be granted by
the City Council upon written request. Otherwise, the plan submitted
shall be considered as submission of new preliminary plan, if delivered
after 12 months.
(2)
Eleven paper copies of the final 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.
B.
Filing procedure.
(1)
Within seven working days of when an application is received by the
City, the Zoning Officer shall review and certify the final application
as substantially complete and accepted or incomplete and rejected.
Within said time, the City shall notify the applicant in writing if
the final 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.
(2)
Failure of the City to make a determination of acceptance/rejection
shall result in deemed acceptance of the final application for processing.
However, deemed acceptance for processing shall not constitute a waiver
of any deficiencies in the final application or approval of the final
application.
(3)
The application for final plan approval 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.
C.
Distribution.
(1)
The City Zoning Officer shall distribute copies of the plan to the
following for review and recommendations:
(2)
The applicant is required to submit copies of the full-sized final
plan to the Washington County Planning Commission for review, along
with the associated county application and fee, in accordance with
their subdivision and land development review policy.
D.
The City Planning Commission may permit submission of the final plan
in sections, each covering a reasonable portion of the entire proposed
subdivision as shown on the approved preliminary plan.
E.
Submission of final plan with preliminary plans is discouraged. However,
a subdivider or developer may do so at his own risk. The preliminary
plan must be considered first, but at the discretion of the Planning
Commission, both preliminary and final plans can be approved at the
same meeting (subject to county and City Council approval).
All final plans for subdivisions and/or land developments shall
consist of two basic parts, the improvement construction plan and
the record plan, and shall comply with the requirements of this section.
Information on the final plans should reflect the approved preliminary
plans and any conditions made in the approval of them.
A.
Improvement construction plan.
(1)
Drafting standards. Construction drawings for public and private
improvements, prepared by a registered engineer, drawn at a scale
no smaller than one inch equals 50 feet. Four sheets shall be 22 inches
by 34 inches in size and seven sized at 11 inches by 17 inches. An
index shall be provided for multiple sheets.
(2)
Information to be shown. Construction drawings shall show the following:
(a)
Horizontal plan. The horizontal plan shall show details of the
horizontal layout as follows:
[1]
Information shown on the approved preliminary plan.
[2]
The beginning and end of proposed immediate and future construction.
[3]
Stations corresponding to those shown on the profiles.
[4]
The curb elevation at tangent points of horizontal curves, at
road or alley intersections, and at the projected intersections of
the curblines.
[5]
The location and size of sanitary sewers and lateral connections
and water mains with distances between manholes, gas, electric and
other utility pipes or conduits and of storm drains, inlets and manholes.
[6]
The location, type, and size of curbs and all paving widths.
[7]
The location of fire hydrants and streetlights.
(b)
Profiles. The profiles shall show details as follows:
[1]
Profiles and elevations of the ground along the center lines
of proposed streets.
[2]
Profiles of sanitary sewers with a profile over the sewer of
the existing and finished ground surface showing manhole locations
beginning at the lowest manhole.
[3]
Profiles of storm drains showing catch basins, inlet, and manhole
locations, swales, ditches, or related features.
[4]
Profiles of water mains.
(c)
Cross sections. The cross section for each classification of
street shall comply with the City's standards and specifications
as minimum requirements. It shall show a typical cross section across
the road with details of grading and construction as follows:
[1]
The ultimate right-of-way width and the location and width of
the cartway.
[2]
The type, depth, and crown of paving.
[3]
The type and size of curb.
[4]
When sidewalks are required, grading of the sidewalk area should
be carried to the full width of the ultimate right-of-way.
[5]
The location, width, type and depth of sidewalks, when required.
[6]
The typical locations, size, and depths of sewers and utilities.
[7]
Proposed grading to the ultimate right-of-way line.
(d)
Construction detail drawings. Drawings in sufficient detail
shall be provided for all site improvements.
(e)
Additional information. The following additional information
shall be submitted with the final plan:
[1]
All required local, state, and federal permits shall be submitted.
These permits may include Washington County, PennDOT, or City road
access permits, PADEP permits for drainage, stream alteration, wetlands
encroachment, water quality discharge, dams, erosion, and sedimentation
control, air pollution, or sanitary sewage facilities.
[2]
The following statements shall be required on the final plan:
[a]
"The approved improvement construction plan, a
copy of which may be inspected at the City office, has been made a
part of the approved final plan."
[b]
"For access to a highway under the jurisdiction
of PennDOT, a highway occupancy permit is required pursuant to Section
420 of the Act of June 1, 1945 (P.L. 1242, No. 428), known as the
'State Highway Law.' Access to the state highway shall be only as
authorized by the highway occupancy permit."
[3]
All engineering calculations which support the proposed improvements
such as drainage calculations, sanitary facility design calculations,
or structural calculations.
[4]
Certification of inspection and satisfactory functioning of
any on-lot sewage disposal system which will remain in use, in accord
with current industry or PADEP standards.
[5]
Developments utilizing public water or sewer facilities should
provide proof that those services will be provided.
[6]
Sewage facilities plan approval from PADEP.
[7]
Approval of the erosion and sediment control plan from the Conservation
District.
B.
Record plan.
(1)
Drafting standards. Four final plan(s) at 11 inches by 17 inches
in size and six sized at 22 inches by 34 inches, in accurate and final
form for recording meeting the specifications of the Office of the
County Recorder of Deeds. The final plat shall be drawn at a scale
no smaller than 100 feet equals 1 inch.
(2)
Information to be shown. The plan, which includes all portions of
an approved preliminary plan, shall also show:
(b)
Courses and distances sufficient for the legal description of
all the lines shown on the plan. The error of closure shall not be
greater than 1 part in 5,000.
(c)
Names or identification of the following:
[1]
Abutting owners.
[2]
All dimensional and technical descriptions of roads.
[3]
Easements.
[4]
Rights-of-way.
[5]
Open space, recreation, and/or other common use areas.
[6]
Other public improvements.
[7]
For land development plans, all additional information pertinent
to the location and construction of site improvements, including buildings,
walks, parking, driveways, and other related facilities.
[8]
Parcel identification number.
(d)
All lots deeded to the ultimate right-of-way so that a single
deed may be drawn to the appropriate body having jurisdiction for
the dedication of streets by the applicant.
(e)
Evidence that the plans are in conformance with Chapter 350, Zoning, and other applicable City ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that an exception, waiver, or variance has been officially authorized.
(f)
The location, material, and size of all existing and proposed
monuments or pins with reference to them.
(g)
Building setback lines with distances from the ultimate right-of-way
line, and property lines.
(h)
Appropriate notes and conditions governing the use or development
of the proposed property.
C.
Certifications. When approved, the record plan must show:
(1)
The signature and seal of the registered engineer and surveyor certifying
that the plan represents his/her work, that the monuments shown thereon
exist as located, that the dimensional and geodetic details are correct
and that the survey has been prepared in accordance with the Pennsylvania
Engineer, Land Surveyor, and Geologists Registration Law, P.L. 913,
No. 367.[1]
[1]
Editor's Note: See 63 P.S. § 148 et seq.
(2)
The signature of the applicant certifying ownership of the property
and intent to record the plan.
(3)
The signature of the City Zoning Officer, certifying that City Council
approved the final plan on the date shown.
(4)
A blank space or appropriate certification language shall be provided
for the signature block of the Washington County Planning Commission.
B.
A final plan for an application that has been previously granted
preliminary plan approval shall be approved by City Council when it
is assured that:
(1)
The final plan conforms to the approved preliminary plan and any
conditions made in the approval of it.
(2)
All engineering and other technical details have been resolved to
the satisfaction of the City Engineer, as evidenced by a letter from
the City Engineer, and to the satisfaction of other technical advisors,
when requested by City Council.
(3)
A recommendation is received from the Planning Commission if specifically
requested by City Council.
(4)
All financial security and legal agreements, including a development
agreement, have been satisfactorily executed by applicant and found
acceptable by City Council, under the advice of the Solicitor.
(a)
When requested by the developer, in order to facilitate financing,
City Council shall furnish the applicant with a signed copy of a resolution
indicating approval of the final plan contingent upon the applicant
obtaining a satisfactory financial security.
(b)
The final plan shall not be signed, released to the applicant,
nor recorded until the financial improvements agreement is executed.
(c)
The resolution of approval contingent upon a financial security
agreement shall expire and be deemed to be revoked if the financial
agreement is not satisfactorily executed within 90 days unless a written
extension is granted by City Council.
(5)
The plan complies in all respects with applicable City ordinances
or that appropriate variances or waivers have been granted for features
that do not comply.
(6)
All necessary permits and other plan approvals have been obtained
from the applicable regulatory agencies, authorities, or departments.
C.
After the final plan is approved, the applicant shall present three
paper copies of the plan to the City Zoning Officer for signature
by City Council, including the affixing of the Official City Seal.
Digital shape files of the appropriate proposed public improvements
and record plan, in a form satisfactory to the City, shall also be
provided at that time.
Within 90 days following final plan approval or 90 days following
the delivery of the signed plans to the applicant by the City or following
completion of conditions imposed for such approval, the applicant
shall record the final plan in the office of the Recorder of Deeds
of Washington County.
A.
In accordance with the Pennsylvania Municipalities Planning Code,[1] whenever final plan approval is required by a municipality,
the Recorder of Deeds shall not accept any plan for recording unless
it contains the official approval of City Council and certification
of review by the County Planning Commission.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
B.
Prior to recording, the applicant shall present the approved plan
to the Washington County Planning Commission for its files.
The applicant is responsible for making the appropriate applications for various federal, state, county, and municipality permits or other approvals from governments or private utilities or service providers. These should be sought in a timely manner that fits into the overall plan review and approval process described in this article. To the extent that the applicant is required to modify the plan as a result of permits or other approvals, the applicant is still required to comply fully with this chapter and Chapter 350, Zoning.
