SUBDIVISION AND LAND DEVELOPMENT REVIEW PROCESS
[Highlighted items require updating.]
Determine if Simple, Minor or Major Subdivision
Simple, Minor or Major Subdivision/Land Development: Determination if the Subdivision or Land
Development is Simple, Minor or Major is dependent on the number of lots being created; use type (open
space,
residential,
commercial,
industrial);
square
footage
of
the
proposed
renovation/conversion/expansion/construction; and other criteria as established by the municipality.
Pre-Application Submission and Meeting (Optional)
An owner can elect to submit information in advance of the Application to discuss likely requirements
and potential waivers. Pre-Application Submissions are typically performed for Major Subdivision and
Land Development Plans.
Consultations and Code Reviews: Prior to submission of the Pre-Application information, the applicant
should consider contacting various entities to determine their requirements for the Subdivision/Land
Development. Including the following:
County Conservation District/PADEP: Consult regarding plans for erosion and
sedimentation control and obtain a report on the soil and sinkhole characteristics of the
lot(s).
Determine if any of the land is within a floodplain with restrictions and
requirements.
Public Sewer System: If public sewer is proposed, consult with the appropriate municipal
sewer system regarding ability to connect and adequacy of conveyance and treatment
capacity. Written confirmation from the municipal sewer system should be filed with the
sketch plan.
PADEP and/or Municipal Sewage Enforcement Officer (SEO): Where public sewer is
not proposed, consult with PADEP and/or the SEO regarding suitability of the site for a
private facility. Written confirmation from the SEO and/or PADEP should be filed with
the sketch plan.
Public Water System: If public water is proposed, consult with the appropriate public
water system regarding ability to connect and adequacy of distribution, source, and
treatment capacity. Written confirmation from the public water system should be filed
with the sketch plan.
Pre-Application Plan Submission: Applicant should consider submission of the following items at this
time.
Sketch Plan: Information provided on the sketch plan is for general reference only and may
contain the following information:
Proposed Subdivision/Land Development Name
Applicant Name and Contact Information
Engineer/Surveyor Name and Contact Information
Date
North Arrow
Zoning Classification
Purpose of Proposed Subdivision/Land Development
Location Map
Subdivision and Land Development Review Process
Page 2
Plan: including existing and proposed streets and buildings, tract boundaries and
dimensions, tract acreage, proposed general lot layout, and building layout.
Significant Physical and Natural Features: man-made improvements, slopes, tree masses,
closed depressions, wetlands, sinkholes, bodies of water, quarries, estimated 100-year
flood plains.
Existing and Proposed Utilities: including methods of sewage disposal and water supply.
Project Narrative: Written description of the proposed Subdivision/Land Development including
discussion on the results of consultations performed, items potentially requiring waivers,
schedule, and items not fully addressed on the sketch plan.
Pre-Application Meeting: Consider a meeting to discuss and review the Pre-Application Plan Submission
information. Any comments provided by the municipality are non-binding and informational.
Preliminary Plan Submission
Signed Application and Fees: A Subdivision/Land Development Plan Application and fee schedule can
be obtained from the municipal office for completion and submission with the plan. Municipalities may
require establishment of an escrow account to cover plan review costs.
Property and Construction Plans: Plan drawings shall include applicable property line information and
owner certifications. Plans shall include the information noted above for the sketch plan and may also
require contours; typical cross sections; lot layout, numbers and dimensions; set back lines; profiles of
proposed street centerlines; clear sight triangles; planned phasing; as well as other information.
Construction details shall be provided in accordance with the effective municipal ordinance requirements.
Ancillary Data, such as:
Project Description: A brief description of the project scope of work is often included with the
plans.
Stormwater and E&S: Plans, narratives, and computations may be required to demonstrate that
proposed erosion control and stormwater management best management practices conform to the
applicable ordinance requirements. These plans may be required to be submitted to the County
Conservation District or Pennsylvania Department of Environmental Protection for review and
approval.
Highway Occupancy/Street Opening Permits: Permits are required for proposed driveway access
to a State Route or for general work within the PennDOT Right-of-Way. Some municipalities
require driveway permits and street opening permits for local roads and streets as well.
Traffic Impact Study: Studies can be required by PennDOT or municipalities on projects which
propose to generate additional traffic, revise existing traffic patterns, or impact public safety.
Flood Plain Evaluation: An evaluation may be required by the municipality to determine if the
proposed development will impact the floodplain or floodway of an adjacent watercourse. Many
municipalities have Floodplain Districts with specific ordinance requirements regulating
construction therein.
Subdivision and Land Development Review Process
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Environmental Assessments: An Environmental Impact Assessment (EIA) Report may be
required depending on the size, scope, and location of the proposed subdivision or land
development. The components of the report are typically identified in the municipal ordinances
and the report is required to be prepared by a qualified person.
Grading: Plan drawings shall include existing and proposed contours and grading details to
demonstrate conformance with applicable ordinance requirements.
Soils and Geologic Report: Reports may be required to identify site soils and underlying geology
in order to identify any building constraints or construction precautions that shall be taken during
project development.
Hydrogeologic Report: A report may be required to identify any anticipated project effects on the
subsurface distribution and movement of groundwater resources.
Public Water & Sewer Service Plans: Proposed utility plan, profiles, and details may be required
in order to demonstrate conformance with the ordinance requirements. Letters are often obtained
from the applicable service providers to demonstrate utility capacity and intent to serve a project.
Landscape Plan: A plan may be required to demonstrate conformance with ordinance
requirements such as screening, buffer yards, and/or open space.
Archeological & Historical Land Impact: Review may be required for proposed projects in areas
with known historical significance. Many municipalities have Historic Districts with specific
ordinance requirements regulating construction therein.
Agricultural Preserve: Review may be required for proposed projects in areas with known
designations for agricultural preservation.
Clean and Green: Review may be required for proposed projects on property that is enrolled in
the Pennsylvania Clean and Green Program which restricts certain land uses to remain eligible for
the program.
Waiver Request Letter: If waivers or modifications of any ordinance requirements are being
requested, the municipality may require a letter summarizing the requests and referencing the
related ordinances.
Preliminary Plan Technical Reviews
Preliminary Plan Technical Reviews: The required technical reviews are determined based on the scope
of the project and the municipalities and regulatory agencies involved. Municipalities may distribute the
plans and project information for local technical reviews and the applicant is generally responsible for
obtaining outside technical reviews. The responsibilities for distribution for technical review should be
coordinated between the applicant and municipality. Identify to what level the technical reviews are
required to be complete at the time of the Preliminary Plan Submission (e.g. applications submitted,
approval letters obtained, etc.).
Subdivision and Land Development Review Process
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County Planning Commission: County planning commission reviews the plans for compliance
with county-level comprehensive plans, land use planning and other requirements.
Local Planning Commission: Municipalities typically require local planning commission reviews
and approvals and withhold municipal governing body approval until local planning commission
approval or recommendation is received.
Codes Officer: Code review and enforcement of the Uniform Construction Code is typically
performed by the municipality or outsourced by the municipality to a third party. If the
municipality where the project is located has “opted out” the Department of Labor and Industry is
responsible for the review and enforcement of all commercial codes and certified third party
agencies hired by the property owner or its contractors enforce the residential requirements.
Zoning Officer/Zoning Hearing Board: Requests for exceptions and variances related to the
zoning ordinance requirements including land use are typically decided by the Zoning Hearing
Board. These requests are typically identified and discussed during the pre-application meeting
or early during the preliminary planning.
Municipal Engineer: Municipal Engineer typically reviews the project for compliance with the
municipal ordinances.
Municipal Manager: Municipal Manager typically reviews the project for compliance with the
municipal ordinances.
Emergency Services: Emergency Services typically reviews the project for compliance with
related ordinances and potential impact to emergency services.
School Board: School Board typically reviews the project for potential impact to the school
district.
Solicitor: Solicitor typically reviews the project for compliance with the municipal ordinances,
agreements, easements, rights-of-way, and other agreements.
Public Utilities: If services are proposed from public utilities, a form of confirmation of
availability of service is typically required. The plans are also reviewed by the public utilities for
conformance to their specifications for any facilities to be dedicated to the public utility.
County Conservation District: The County Conservation District reviews Erosion &
Sedimentation Control Plans, if required. The requirement for E&S Control BMPs and Plans is
identified in the Pennsylvania Code for earth disturbance activities other than agricultural
plowing or tilling or animal heavy use areas as follows: implementation and maintenance of E&S
BMPs are required to minimize the potential for accelerated erosion and sedimentation which
disturb less than 5,000 square feet. Written E&S Plans are required where one or more of the
following apply: (a) total earth disturbance of 5,000 square feet or more; (b) development of an
E&S Plan is required under the PA Code or other state regulations; and (c) the earth disturbance
activity, because of its proximity to existing drainage features or patterns, has the potential to
discharge to a water classified as a High Quality or Exceptional Value water.
PENNDOT/Municipal Road Review: Responsible for review of Highway Occupancy Permits,
Driveway Permits, and Street Opening Permits, if required.
Subdivision and Land Development Review Process
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Department of Environmental Protection: Review may be required for E&S reviews in certain
counties, permitting related to work in or around streams and wetlands, and other areas, as
required.
Comments/Withdraw: During the Technical Reviews, comments from the various reviewers and the
planning commission staff may be received. Based on the level and amount of comments, the applicant
may be asked to withdraw the application. The applicant may be asked to make corrections or significant
revisions to the plans which may also involve withdrawing the original application and plans and
resubmitting the Preliminary Plan.
Planning Commission Recommendation
[TO BE PREPARED]
Municipal Governing Body Decision
[TO BE PREPARED]
Final Plan Submission
Application and fees: A Subdivision/Land Development Plan Application and fee schedule can be
obtained from the municipal office for completion and submission with the plan. Municipalities may
require establishment of an escrow account to cover plan review costs.
Property and Construction Plans: Plan drawings shall include applicable property line information and
owner certifications. Plans shall include the information noted above for the sketch plan and may also
require contours; typical cross sections; lot layout, numbers and dimensions; set back lines; profiles of
proposed street centerlines; clear sight triangles; planned phasing; as well as other information.
Construction details shall be provided in accordance with the effective municipal ordinance requirements.
Ancillary Data, such as:
Project Description: A brief description of the project scope of work is often included with the
plans.
Stormwater and E&S: Plans, narratives, and computations may be required to demonstrate that
proposed erosion control and stormwater management best management practices conform to the
applicable ordinance requirements. These plans may be required to be submitted to the County
Conservation District or Pennsyslvania Department of Environmental Protection for review and
approval.
Highway Occupancy/Street Opening Permits: Permits are required for proposed driveway access
to a State Route or for general work within the PennDOT Right-of-Way. Some municipalities
also require driveway permits and street opening permits for local roads and streets as well.
Subdivision and Land Development Review Process
Page 6
Street Construction & Signage: Plans, details, and computations may be required to demonstrate
that proposed streets and signs meet the applicable ordinance requirements.
Lighting Plan: A plan may be required to demonstrate conformance with ordinance requirements
such as illumination standards, photometrics, and glare standards.
ROW dedication: The applicant may be required to declare intentions to dedicate public
improvements and right-of-way to the municipality after construction.
Traffic Impact Study: Studies can be required by PennDOT or municipalities on projects which
propose to generate additional traffic, revise existing traffic patterns, or impact public safety.
Flood Plain Evaluation: An evaluation may be required by the municipality to determine if the
proposed development will impact the floodplain or floodway of an adjacent watercourse. Many
municipalities have Floodplain Districts with specific ordinance requirements regulating
construction therein.
Environmental Assessments: An Environmental Impact Assessment (EIA) Report may be
required depending on the size, scope, and location of the proposed subdivision or land
development. The components of the report are typically identified in the municipal ordinances
and the report is required to be prepared by a qualified person.
Grading: Plan drawings shall include existing and proposed contours and grading details to
demonstrate conformance with the ordinance requirements.
Soils and Geologic Report: Reports may be required to identify site soils and underlying geology
in order to identify any building constraints or construction precautions that shall be taken for a
project.
Hydrogeologic Report: A report may be required to identify any anticipated project effects on the
subsurface distribution and movement of groundwater resources.
Public Water & Sewer Service Plan Approvals: Plan approvals from applicable service providers
may be required by the municipality prior to Final Land Development Plan Approval.
Landscape Plan: A plan may be required to demonstrate conformance with ordinance
requirements such as screening, buffer yards, and/or open space.
Archeological & Historical Land Impact: Review may be required for proposed projects in areas
with known historical significance. Many municipalities have Historic Districts with specific
ordinance requirements regulating construction therein.
Agricultural Preserve: Review may be required for proposed projects in areas with known
designations for agricultural preservation.
Clean and Green: Review may be required for proposed projects on property that is enrolled in
the Pennsylvania Clean and Green Program which restricts certain land uses to remain eligible for
the program.
Subdivision and Land Development Review Process
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Waivers Summary: If waivers or modifications of any ordinance requirements were received, the
municipality may require that these waivers/modifications be summarized including references to
the related ordinances.
Final Plan Technical Reviews
[START WITH PRELIMINARY PLAN TECHNICAL REVIEWS AND UPDATE]
Planning Commission Recommendation
[TO BE PREPARED]
Municipal Governing Body Decision
[TO BE PREPARED]
Record Plan
[TO BE PREPARED]
Building Permit
Permit Application and Fees: In accordance with State Law, you will need a permit, inspection and
certification of occupancy for:
 Change of use or occupancy
 Construction of a new building
 Any additions or alterations to an existing structure
 Structural alterations to an existing dwelling unit
 Any garage, carport, shed or greenhouse attached to a house
 Any garage, carport, shed or greenhouse not attached to a single family dwelling and is 1000
square feet or larger
 Any garage, carport, shed or greenhouse not attached to a two or more family dwelling or to a
townhouse
 Enclosing a porch or patio
 Installing/building a sunroom or “three seasons” room
 Installing any deck that is more than 30 inches above ground at any point
 Installing any deck that is less than 30 inches above ground if it has a roof or ceiling
 Installing any indoor or outdoor hot tub, spa or in-ground swimming pool
 Installing any swimming pool (including inflatables) with a depth of 24 inches or more
 Installing any fence higher than 6 feet
 Installing any retaining wall higher than 4 feet
Subdivision and Land Development Review Process
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Changes to an existing means of egress (exit doors, stairs, handrails, guard system, ramps and
windows)
Installation of all aluminum or vinyl siding
New installation or replacement of asbestos shingles, slate surface, asphalt, stucco, brick or siding
Installation of new or replacement roofs
Demolition of a building or part of a building
The addition of closets
Installation of a dropped or suspended ceiling
Installation, replacement, changes to or additions of water supply or waste lines
Installation of plumbing fixtures or replacements requiring changes to or additions to water
supply or waste lines
Installation and/or replacement of automatic water heaters
Installation of heating equipment
Electrical wiring
Sandblasting of any exterior wall surface
Repair of replacement of cross overs and sidewalks
Installation of window awnings, door hoods and or canopies extending more than 54 inches from
the exterior wall
Replacing windows that result in changing the size of the window opening
Installation or replacement of drywall
Finishing a basement, attic or garage
Move, remove or add walls
Build or replace an exterior stairway more than 30 inches high
Any portion of a dwelling or residential accessory on structure that will be used for commercial
purposes
Permits are Generally Not Required for:
 Installation of metal, plastic or ceramic tiles
 Plastering and plaster repairs
 Painting (interior and exterior)
 Wall papering
 Paneling
 Installation of floor tiles, vinyl or carpeting
 Repair of exterior masonry walls and chimneys or brick pointing
 Replacing bathroom cabinets or vanities
 Replacing windows or doors that do not change the size of the opening
 Replacing some existing electrical fixtures or ceiling lights
 Replacing existing plumbing fixtures that does not alter or change the existing water supply,
waste or vent lines
 Swings or playground equipment for a one (1) or two (2) dwelling unit
 Installation of a concrete patio
 Installation of storm windows or doors
 Installation of shelving or cabinets
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Installation of gutters or downspouts
Replacement or repair of siding
Pave a walkway
Repair a driveway
Build a patio or deck that is not more than 30 inches above ground
Install fencing that is less than 6 feet in height
Install a retaining wall less than 4 feet in height (unless it holds back ground)
Repair roofing less than 25% of the total roof area
The Pennsylvania Uniform Construction Code (UCC) requires the issuance of residential permits
for the following work:
1. New Construction: The construction of any One and Two Family Dwelling and Townhouses not
more than three (3) stories above grade in height.
2. Additions: Any extension or increase in floor area or height of a building or structure.
3. Alterations: Any construction or renovation to an existing structure other than repair or addition.
4. Change of Occupancy: Any increase in the number of dwelling units within a structure or a
change from residential use.
All proposed work as identified above requires the submission plans to be reviewed and approved for
permits. The scope of work will determine by whom the plans must be prepared by.
The municipal Building Code Official (BCO)/Plans Examiner is authorized under the UCC to require
construction documents to be prepared by a Design Professional in any scenario deemed appropriate or
where special conditions exist.
All new construction and applicable additions and alterations can be subject to the following:
1. New Construction: Plans for structures less than 500 sq. ft. may be prepared by the property
owner/contractor (unless otherwise noted by the BCO). All plans for 500 sq. ft. and more require
Third Party plan review. The plans must include and show building, mechanical, electrical,
plumbing, and energy compliance. NOTE: all accessory structures to single family dwellings
1000 sq. ft. or less or exempted from UCC permitting requirements.
2. Additions: Plans for additions less than 500 sq. ft. may be prepared by the property
owner/contractor (unless otherwise noted by the BCO). All plans for 500 sq. ft. and more require
Third Party plan review. The plans must include and show building, mechanical, electrical,
plumbing, and energy compliance. It is not uncommon for an addition to require zoning approval.
3. Alterations: All plans for alterations may be prepared by the property owner/contractor (unless
otherwise noted by the BCO). It is not uncommon for an alteration to require zoning approval.
4. Change of Occupancy: Any changes in occupancy are required to be prepared and sealed by a
Design Professional and Third Party plan reviewer. It will also require zoning approval
Any work performed without permits, regulated under the UCC, can be assessed fines.
The Pennsylvania Uniform Construction Code (UCC) considers all structures other than One and
Two Family dwellings and approved Townhouses to be commercial and requires the issuance of
commercial permits for the following work:
1. New Construction: The construction of any structure other than a One and Two Family dwelling
unit, or approved Townhouse.
Subdivision and Land Development Review Process
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2. Additions: Any extension or increase in floor area or height of a building or structure.
3. Alterations: Any construction or renovation to an existing structure other than repair or addition.
4. Repairs: Reconstruction or renewal of any part of an existing building for the purpose of its
maintenance. Section 430.42(b) of the UCC states that “Emergency repairs or replacement of
equipment may be made without first applying for a permit if a permit application is submitted to
the Building Code Official (BCO) within 3 business days of the repair or replacement.”
5. Change of Occupancy: Any change in the approved use of a structure or portion thereof as
defined in the International Building Code (IBC) Chapter 3, Use Classifications.
All proposed work as identified above requires the submission of plans to be reviewed and approved for
permits. All proposed work that exceed alterations Level-1 as described in the International Existing
Building Code (IEBC) Chapter 6 MUST be prepared and sealed by a Design Professional and Third Party
reviewer prior to submission to the BCO.
Food Service Establishments: Prior to any new construction, additions, alterations, or equipment changes,
a plan review application (including drafted plans and applicable fee) MUST be submitted to and
approved by the Bureau of Health.
Deferred Submittals: The BCO may allow deferred submittals of portions of the design of the building
and structure from the time of the application until a specified time set by the BCO. All of the following
apply to deferred submittals:
1. The BCO shall provide prior approval of any submitted items.
2. A licensed architect or professional engineer in responsible charge shall list the deferred
submittals on the construction documents for review by the BCO.
3. A licensed architect or professional engineer shall place a notation on the deferred documents
confirming their review that they documents are in general conformance with the design of the
building or structure.
4. No work may commence on work items detailed within deferred submittal documents unless or
until the BCO has approved them.
Construction
[TO BE PREPARED]
Post-Construction
[TO BE PREPARED]