Approvals for a new multifamily building in Pennsylvania

Due Diligence & Studies

• Boundary / ALTA Survey

  Required

  Fixes the property lines and title exceptions that lenders, boards and designers work from.

• Topographic Survey

  Likely

  Gives the grades and elevations the civil and site design are drawn on.

• Existing Conditions Survey

  Likely

  Records what is on the site today so the design starts from facts.

• Utility Survey

  Likely

  Finds the utility lines on and near the site from mark outs and records.

• Geotechnical Investigation / Report

  Required

  Soil borings and lab tests that tell the engineers how to design the foundations.

• Phase I Environmental Site Assessment

  Required

  Checks the site history for contamination. Lenders usually require it before closing.

• Phase II Environmental Investigation

  Check locally

  Only if the Phase I warrants it.

• Wetlands Delineation

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

• Flood / Floodplain Study

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

• Traffic Study

  Likely

  Shows the board the traffic the project adds. Counts can depend on the season.

• Parking Study

  Check locally

  Only if the jurisdiction or program asks for it. Parking approach not provided.

• Stormwater / Drainage Study

  Likely

  Shows how the site handles rain under the state and town stormwater rules.

• Utility Capacity Study

  Check locally

  Only if the jurisdiction or program asks for it.

• Environmental Impact Study

  Check locally

  Only if the jurisdiction or program asks for it.

• Noise Study

  Check locally

  Only if the jurisdiction or program asks for it.

• Other Project-Specific Study

  Check locally

  Only if the jurisdiction or program asks for it.

Land Use & Entitlements

• Zoning Verification / Zoning Determination

  Required

  A letter from the zoning officer confirming what the zoning allows on this site.

• Land Development Plan Approval

  Likely

  Usual for a new building.

  Agency

  Municipal planning commission and governing body

  State rule

  The town reviews the land development plan and must decide within 90 days of its first meeting after filing.

  Clock

  Set by law

  Source

  legis.state.pa.us

• County Planning Commission Review

  Check locally

  Depends on how the project is approved. Check locally.

  Agency

  County planning commission

  State rule

  The county planning commission reviews the plan, and the town waits for its report or 30 days.

  Clock

  Set by law

  Source

  legis.state.pa.us

• Subdivision Approval

  Check locally

  The town decides whether this applies. Ask the zoning office.

  Agency

  Municipal planning commission and governing body

  State rule

  The town decides on a subdivision plan within 90 days of its first meeting after filing.

  Clock

  Set by law

  Source

  legis.state.pa.us

• Lot Consolidation

  Check locally

  Usual when a project sits on more than one lot.

• Variance (Zoning Hearing Board)

  Check locally

  The zoning hearing board opens its hearing within 60 days and decides within 45 days after the last hearing.

  Agency

  Zoning hearing board

  Clock

  Set by law

  Source

  legis.state.pa.us

• Conditional Use / Special Exception Approval

  Check locally

  The board opens its hearing within 60 days and decides within 45 days after the last hearing.

  Agency

  Governing body or zoning hearing board

  Clock

  Set by law

  Source

  legis.state.pa.us

• Public Hearing

  Likely

  Usual for a new building.

• Resolution of Approval

  Likely

  Usual for a new building.

• Appeal Period

  Likely

  Usual for a new building.

  Agency

  County court of common pleas

  State rule

  Anyone can appeal a land use decision to the county court within 30 days of its entry.

  Clock

  Set by law

  Source

  legis.state.pa.us

• Final Plan Recording

  Likely

  Usual for a new building.

  Agency

  County recorder of deeds

  State rule

  Record the approved final plan with the county recorder of deeds within 90 days of final approval.

  Source

  legis.state.pa.us

• Redevelopment Approval

  Check locally

  Depends on how the project is approved. Check locally. Redevelopment designation not confirmed.

• Historic Preservation Approval

  Check locally

  Depends on how the project is approved. Check locally.

• Housing / Oversight Agency Approval

  Check locally

  Depends on how the project is approved. Check locally.

• Improvements Agreement and Financial Security

  Check locally

  Depends on how the project is approved. Check locally. Redevelopment designation not confirmed.

  Agency

  Municipal governing body

  State rule

  The town holds financial security equal to 110 percent of the cost of required improvements before it signs the final plan.

  Source

  legis.state.pa.us

• Off-Site / Off-Tract Improvement Agreement

  Check locally

  Depends on how the project is approved. Check locally.

• Easement Agreement

  Check locally

  Depends on how the project is approved. Check locally.

• Access Agreement

  Check locally

  Depends on how the project is approved. Check locally.

• Other Land Use Approval

  Check locally

  Depends on how the project is approved. Check locally.

Design & Permit Documents

• Civil Design Package

  Required

  The site plan drawings submitted to the board.

• Architectural Design Package

  Required

  The building drawings, from schematic design through the board submission.

• Structural Design Package

  Required

  The structural drawings the building permit is reviewed on.

• Mechanical Design Package

  Required

  The heating, cooling and ventilation drawings for the permit.

• Electrical Design Package

  Required

  The electrical drawings for the permit and the utility load request.

• Plumbing Design Package

  Required

  The plumbing drawings for the permit.

• Fire Protection Design Package

  Required

  The sprinkler and fire protection drawings. The sprinkler design depends on the flow test.

• Fire Alarm / Life Safety Design

  Required

  The fire alarm and life safety drawings for the fire code review.

• Foundation Design

  Required

  The foundation drawings, designed from the geotechnical report.

• Support of Excavation Design

  Check locally

  Usual when the work disturbs a large part of the site.

• Landscape Design

  Likely

  The planting and landscape plan, often part of the site plan submission.

• Lighting / Photometric Design

  Check locally

  Only if the program includes it.

• Energy Code Package

  Required

  The energy code report, usually filed with the permit set.

• Elevator Design / Coordination

  Check locally

  Stories not provided. Whether elevators are needed depends on the building height.

• Low Voltage / Technology Design

  Check locally

  Only if the program includes it.

• Security / Access Control Design

  Check locally

  Only if the program includes it.

• Interior Design Package

  Check locally

  Only if the program includes it.

• Permit Drawing Set

  Required

  The signed and sealed drawing sets the building department reviews.

• Issued-for-Construction Drawing Set

  Likely

  The final drawings the trades build from, with the permit comments included.

• Coordination Drawings

  Likely

  Trade coordination drawings made after the contracts are awarded.

Environmental & Site Authorizations

• Erosion and Sediment Control Plan Approval

  Check locally

  The erosion and sediment control plan the county conservation district reviews under the state erosion control rules.

  Agency

  County conservation district

  Source

  pa.gov

• NPDES Construction Stormwater Permit

  Check locally

  Usual when the work disturbs a large part of the site.

  Agency

  Pennsylvania DEP and the county conservation district

  State rule

  An NPDES construction stormwater permit through the county conservation district when you disturb an acre or more.

  Source

  pa.gov

• SWPPP Approval

  Check locally

  Usual when the work disturbs a large part of the site.

• Wetlands Permit

  Check locally

  ShovelCue has no Pennsylvania record for this line yet, so check who handles it for this site.

• Water Obstruction and Encroachment Permit

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

  Agency

  Pennsylvania DEP

  State rule

  A state water obstruction and encroachment permit for work in or along a stream, floodway or wetland.

  Source

  pa.gov

• Flood Hazard / Floodplain Approval

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

• Dewatering / Discharge Permit

  Check locally

  Only if the site or work triggers it.

• Soil Import / Export Approval

  Check locally

  Only if the site or work triggers it.

• Act 2 Notice of Intent to Remediate

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

  Agency

  Pennsylvania DEP Land Recycling Program

  State rule

  A voluntary cleanup starts with a notice of intent to remediate sent to DEP and the town and published locally.

  Source

  files.dep.state.pa.us

• Brownfield / Remediation Approval

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

• Environmental Agency Approval

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

• Air / Dust Permit

  Check locally

  Only if the site or work triggers it.

• Tree Removal Approval

  Check locally

  Usual when the work disturbs a large part of the site.

• Wastewater / Sewer Extension Approval

  Check locally

  ShovelCue has no Pennsylvania record for this line yet, so check who handles it for this site.

• Act 2 Final Report Approval

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

  Agency

  Pennsylvania DEP Land Recycling Program

  State rule

  DEP reviews the Act 2 final report within 60 days, or 90 for a site specific cleanup, or it is deemed approved.

  Clock

  Set by law

  Source

  files.dep.state.pa.us

• Other Environmental Authorization

  Check locally

  Only if the site or work triggers it.

• Sewage Facilities Planning Module

  Check locally

  New development that adds sewage flow usually needs a sewage facilities planning approval from the town and the state before the permit.

  Agency

  Pennsylvania DEP and the municipality

  Clock

  Set by law

  Source

  pacodeandbulletin.gov

• PNDI Environmental Review Receipt

  Likely

  A rare species screening receipt that goes with DEP permit applications. It is valid for two years.

  Agency

  PA DCNR, Game Commission, Fish and Boat Commission and U.S. Fish and Wildlife Service

  Source

  conservationexplorer.dcnr.pa.gov

• State Historic Preservation Office Review (PA-SHARE)

  Check locally

  Only with a state or federal permit or funding. The state historic office answers within 30 days of a complete submittal.

  Agency

  Pennsylvania State Historic Preservation Office (PHMC)

  Clock

  Set by law

  Source

  pa.gov

Utilities & Infrastructure

• Water Service Approval

  Check locally

  Likely needed for a project like this, since new buildings need new utility service.

• Public Water Supply Construction Permit

  Check locally

  The water supplier gets a DEP construction permit or a minor amendment before a public water system is built or changed.

  Agency

  Pennsylvania DEP, applied for by the water supplier

  Clock

  Set by law

  Source

  pacodeandbulletin.gov

• Sewer Service Approval

  Check locally

  Likely needed for a project like this, since new buildings need new utility service.

• Electric Service Approval

  Check locally

  ShovelCue has no Pennsylvania record for this line yet, so check who handles it for this site.

• Gas Service Approval

  Check locally

  ShovelCue has no Pennsylvania record for this line yet, so check who handles it for this site.

• Fire Flow / Water Capacity Confirmation

  Check locally

  Likely needed for a project like this, since new buildings need new utility service.

• Utility Will-Serve Confirmation

  Check locally

  Likely needed for a project like this, since new buildings need new utility service.

• Utility Authority Approval

  Check locally

  ShovelCue has no Pennsylvania record for this line yet, so check who handles it for this site.

• Utility Load Approval

  Check locally

  ShovelCue has no Pennsylvania record for this line yet, so check who handles it for this site.

• Utility Design Approval

  Check locally

  ShovelCue has no Pennsylvania record for this line yet, so check who handles it for this site.

• Utility Relocation Approval

  Check locally

  Only with work in or access from public infrastructure.

• Utility Easement Approval

  Check locally

  Only with work in or access from public infrastructure.

• PennDOT Highway Occupancy Permit

  Check locally

  A PennDOT highway occupancy permit for a driveway or other work on a state road.

  Agency

  PennDOT

  Source

  pa.gov

• County / Regional Road Approval

  Check locally

  Only with work in or access from public infrastructure.

• Road Opening Permit

  Check locally

  Only with work in or access from public infrastructure.

• Off-Site Improvement Approval

  Check locally

  Only with work in or access from public infrastructure.

• Telecom / Fiber Service Approval

  Likely

  Phone, internet and fiber service to the building.

• Railroad / Transit Approval

  Check locally

  Only with work in or access from public infrastructure.

• Other Infrastructure Agency Approval

  Check locally

  Only with work in or access from public infrastructure.

Permits & Construction Authorizations

• Demolition Permit

  Check locally

  Usual when an existing structure is demolished.

• Early Work Permit

  Check locally

  Usual when an existing structure is demolished.

• Site Clearing Permit

  Check locally

  Usual when the work disturbs a large part of the site.

• Excavation Permit

  Check locally

  Usual when the work disturbs a large part of the site.

• Foundation Permit

  Check locally

  Usual when the work disturbs a large part of the site.

• Building Permit

  Required

  The town or its third party agency reviews the plans under the Uniform Construction Code and decides within 30 business days.

  Agency

  A municipal building code official or a state certified third party agency

  Clock

  Set by law

  Source

  pacodeandbulletin.gov

• Plumbing Permit

  Required

  The plumbing permit, reviewed on the same clock as the building permit.

• Electrical Permit

  Required

  The electrical permit, reviewed with the building permit.

• Mechanical / HVAC Permit

  Required

  The heating and cooling permit, reviewed with the building permit.

• Fire Protection Permit

  Required

  The sprinkler permit, reviewed by the fire code official.

• Fire Alarm Permit

  Required

  The fire alarm permit, reviewed by the fire code official.

• Elevator Permit

  Check locally

  Stories not provided. Whether elevators are needed depends on the building height.

  Agency

  Pennsylvania Department of Labor and Industry

  State rule

  The state approves the elevator plans and permit and inspects the elevator before use, anywhere in Pennsylvania.

  Source

  pa.gov

• Retaining Wall Permit

  Check locally

  Only if the scope includes it.

• Sign Permit

  Check locally

  Only if the scope includes it.

• Pool Permit

  Check locally

  Only if the scope includes it.

• Temporary Structure Permit

  Check locally

  Only if the scope includes it.

• Temporary Power Permit

  Likely

  Lets the utility connect temporary power for construction.

• Fire Department / Fire Marshal Approval

  Check locally

  Only if the scope includes it.

• Health Department Approval

  Check locally

  Only if the scope includes it.

• Other Specialty Permit

  Check locally

  Only if the scope includes it.

• Certificate of Occupancy

  Required

  Every occupiable building needs it before use.

  Agency

  A municipal building code official or a state certified third party agency

  State rule

  The building code official issues the certificate within 5 business days after the final inspection report shows compliance.

  Clock

  Set by law

  Source

  pacodeandbulletin.gov

Construction Readiness

• Notice to Proceed / Authorization to Start

  Likely

  The owner and lender release to start, with the permit in hand.

• Preconstruction Meeting Complete

  Likely

  The meeting where the owner, architect and builder agree how the job will run.

• Site Logistics Plan Approved

  Likely

  Staging, haul routes and cranes, reviewed by the owner and the town.

• Site Access Established

  Likely

  The crews and deliveries can get onto the site.

• Parking / Curb Use Approval

  Likely

  Street closures or curb use, usually on urban sites.

• Temporary Power Available

  Likely

  Power on site for construction. Utility scheduling drives the date.

• Temporary Water Available

  Likely

  Water on site for construction from a hydrant meter or a temporary tap.

• Construction Entrance Installed

  Likely

  A stabilized entrance so trucks do not track soil onto the road.

• Erosion / Sediment Controls Installed

  Likely

  Silt fence and controls in place before digging, as the erosion control plan shows.

• PA One Call Notice (811)

  Likely

  Notify PA One Call at least 3 and no more than 10 business days before any digging or demolition.

  Agency

  Pennsylvania One Call System (811)

  Source

  dli.pa.gov

• Site Safety Plan Approved

  Likely

  The safety plan for this site, in place before crews start.

• Emergency Action Plan Complete

  Likely

  What crews do in an emergency on this site.

• Adjacent Property Documentation Complete

  Likely

  Photos and a condition survey of neighboring buildings before work starts.

• Adjoining Property Access Agreement

  Likely

  Agreements to work from or protect a neighbor property. Tight lots make these slow.

• Construction Fencing / Security Ready

  Likely

  Fencing and security around the site before work starts.

• Third-Party Testing Agency Engaged

  Likely

  The special inspections agency named on the permit.

• Survey Control Established

  Likely

  The surveyor sets control points so the building goes in the right place.

• Required Site Signage / Postings Complete

  Likely

  The permit placard and the labor postings on site.

• Temporary Facilities Ready

  Likely

  Trailers, toilets and other temporary facilities on site.

• Crane / Hoist Logistics Approved

  Likely

  Street use and pick plans for cranes, plus an FAA filing if the height calls for it.

• Major Utility Relocations Complete

  Likely

  Utility lines in the way are moved before the main work starts.

• Site Ready to Mobilize

  Likely

  The milestone for your target construction start.

Sources

• legis.state.pa.usLand Development Plan Approval
• pa.govErosion and Sediment Control Plan Approval
• pa.govNPDES Construction Stormwater Permit
• pa.govWater Obstruction and Encroachment Permit
• files.dep.state.pa.usAct 2 Notice of Intent to Remediate
• pacodeandbulletin.govSewage Facilities Planning Module
• conservationexplorer.dcnr.pa.govPNDI Environmental Review Receipt
• pa.govState Historic Preservation Office Review (PA-SHARE)
• pacodeandbulletin.govPublic Water Supply Construction Permit
• pa.govPennDOT Highway Occupancy Permit
• pacodeandbulletin.govBuilding Permit
• pa.govElevator Permit
• dli.pa.govPA One Call Notice (811)

Items with no source link come from the national list and are decided by the town or the site. Ask the local office.

Other project types in Pennsylvania

• New single family home
• Retail tenant fit out
• Deck or porch