Development Services FAQs

The following Frequently Asked Questions represent the various inquiries Development Services has received over the last few years. While this list is lengthy, it is by no means comprehensive – if your project needs guidance that is not provided below, please send our staff an email at PWD_DevServices@phila.gov.

Stormwater Plan Review

Do you offer pre-application meetings?

Yes! Our office does offer pre-application meetings, which are entirely optional for applicants – except for Stormwater Grants applicants, for which they are mandatory.

To request a pre-application meeting for Stormwater projects, including retrofits (grant-funded), you can submit a Private Development Services Pre-Application Meeting Request form via your user dashboard on the PWD Plan Review portal.

What is the “Existing Resources and Site Analysis (ERSA)” Application?

All developments proposing 5,000 square feet or more of earth disturbance must submit a project application (aka the “ERSA” or “SPR” application) through the PWD Plan Review portal.

I have a large, phased stormwater project. How should I submit my ERSA application?

An overall project concept can be submitted under one ERSA application. You may submit your technical plans in phases, but each phase will require a separate ERSA application. Phasing plans should be discussed with your reviewer by contacting PWD.PlanReview@phila.gov or 215-685-6387.

How much work can be completed before a phase will need to be managed? Do I need to manage all phases under 15,000 SF of earth disturbance?

Yes, for projects submitted in phases, each phase must be compliant with PWD’s Stormwater Regulations.

To discuss compliance options contact PWD.PlanReview@phila.gov or 215-685-6387.

I’m working on a project for a property that already has stormwater management infrastructure on-site; how does this affect the submission process?

Your project’s submission process will depend on the extent to which the current project overlaps with the drainage area of the existing stormwater management infrastructure, though most new projects will be reviewed as a Field Change to the original project. Please email PWD.PlanReview@phila.gov for clarification on the appropriate submission type, as needed.

Field change submissions should be made via PWD’s Stormwater Plan Review portal. If you are not a member of the organization that submitted the original Post-Construction Stormwater Management Plan (PCSMP), you must first add the project to your account’s Imported Stormwater Projects portfolio via the “Import Project” option. Be aware that the project’s Stormwater Tracking Number is required for importing. Once in your portfolio, field changes, record drawings, and/or related documents can be uploaded for that project.

Please note that, when a new project impacts upon the drainage area of a previously regulated project, the applicant must show that the original project remains in compliance as well. For further guidance on regulatory requirements and submissions, email PWD.PlanReview@phila.gov.

My development team is planning a stormwater regulated project that will, once complete, manage the disturbed areas – though the parcel will still contain other, unmanaged impervious areas. Are there any incentives available to us if we design our SMP to also manage these undisturbed, impervious areas?

Yes, in fact! PWD offers two incentives for developers who go “above and beyond” the stormwater management regulations. To learn more about the incentives for new and redevlopment projects with voluntary retrofit components, contact PWD’s Stormwater Incentives team at 215-685-6070 or PWD.StormwaterCredits@phila.gov.

I would like an update on my development project’s Stormwater Plan review. What is the best way to check its status?

To check the review status of a Stormwater Plan, as well as current review times, visit https://www.pwdplanreview.org/apply/application/app_status. If you have other questions or concerns about the status of your Stormwater Plan, email PWD.PlanReview@phila.gov.

How long is my Stormwater Plan’s approval valid?

Conceptual Stormwater Plan Approvals expire after two (2) years. PCSMP Approvals also expire after two (2) years unless there is an active Building Permit attached to the project.

My project’s anticipated earth disturbance will exceed an acre; are additional reviews required?

Yes, review by Pennsylvania’s Department of Environmental Protection (PADEP) is required to receive a NPDES permit before any form of earth disturbance can begin for a project, including demolition, whose total on-site earth disturbance is more than an acre.

Who can sign the Operations and Maintenance (O&M) Agreement?

The O&M Agreement must be signed by the Property Owner or other valid signatory. The following business titles are acceptable for each business entity:

Business Entity*Acceptable Signatory
Corporation*President or Vice President
Limited Partnership (LP)General Partner
Limited Liability Company (LLC)Member or Manager
*If a corporation or business entity occupies the role of any signatory role, PWD will need the entire ownership relationship to draft the O&M Agreement.

I’m a design consultant looking to identify potential clients with Stormwater Grants projects. Does PWD have a way to pair vendors with customers for stormwater retrofit projects?

Yes, we do! Stormwater Connect is our web app that matches vendors with property owners considering stormwater retrofits.

Any questions about our Stormwater Grants and Credits incentive programs, including Stormwater Connect, should be directed to PWD’s Stormwater Incentives team at 215-685-6070 or PWD.StormwaterCredits@phila.gov.

Post-Construction Maintenance and Inspection

My client received a “Notice of Upcoming Stormwater Management Practice Inspection” – what does this mean and what are my next steps?

PWD periodically inspects all stormwater management facilities that were installed via grant funding, installed to comply with the Stormwater Regulations, and/or receive certain stormwater credits. There will be contact information to schedule the inspection.

Learn more via PWD’s Stormwater Maintenance page.

Utility Plan Review

What is a Utility Plan Review?

PWD’s Utility Plan Review looks for water and sewer availability, utility conflicts, Right-of-Way (ROW) conflicts, connection location and size, and other potential issues.

Learn more about Utility Plan Review →

Do you offer pre-application meetings?

Yes! Our office does offer pre-application meetings, which are entirely optional for applicants – except for Stormwater Grants applicants, for which they are mandatory.

To request a pre-application meeting for Utility projects, you can email questions and pre-application meeting requests to PWDUR@phila.gov

I would like an update on my development project’s Utility Plan review. What is the best way to check its status?

Current review times for Utility Plan Reviews can be found here: https://www.pwdplanreview.org/apply/application/app_status/.

Detailed status information for Utility Plan submissions is not currently available online, but you can email PWDUR@phila.gov for status updates.

How long is my Utility Plan’s approval valid?

The Utility Plan Approval stamp has a three-year expiration date. This extension applies retroactively to all projects. Thus, a plan approved 6/1/2021 is now valid until 6/1/2024, regardless of the expiration date on the stamp.

Because all Utility Plan approvals are valid for three (3) years, no further extensions are granted, regardless of the disclaimer on the stamp.

Permits

My plan was approved but the permit sign-off is still pending within L&I’s eCLIPSE platform. What do I do?

PWD completes its eCLIPSE permit sign-offs within five (5) business days of the plan’s approval. If your permit has not received a sign-off after five (5) business days, email pwd_devservices@phila.gov with the project address and eCLIPSE permit number for assistance.

Why is there a hold on my development project in eCLIPSE?

The Philadelphia Water Department now inserts Certificate of Occupancy (CO) holds within eCLIPSE for building permit applications that trigger PWD’s Stormwater Management Review. PWD resolves this hold after compliance has been confirmed for the project and its associated permit including, though not limited to, the following:

  1. Resolution of all construction violations
  2. Payment of all review and inspection fees
  3. Obtainment of a Post-Constructions Stormwater Management (PCSM) Final Inspection Report
  4. Execution and recording of an Operations and Maintenance (O&M) Agreement
  5. Submission and acceptance of a compliant Record Drawing

The Final CO will not be issued by the Department of Licenses and Inspections (L&I) until PWD’s hold has been resolved. Please note that Temporary COs may also be held for projects that employ stormwater-related zoning bonuses. For additional information about this policy, please visit PWD’s Certificate of Occupancy Hold Policy webpage.

Note that PWD will also continue to insert holds on any issued permits with violation concerns. This procedure can be reviewed in the Stormwater Management Guidance Manual’s new Appendix M. PCSMP Closeout. Questions about this procedure should be directed to Stormwater Plan Review at PWD.PlanReview@phila.gov.

Account management at PWD Plan Review

Where can I submit for Utility Plan Review?

Submit online at PWD Plan Review. Click “Log-In here to apply” to log in or create an account. Select “Start a UPR” from the Project Dashboard.

Where can I submit for Stormwater Management Review?

Submit online at PWD Plan Review. Click “Log-In here to apply” to log in or create an account. Select “Start an SPR” from the Project Dashboard.

Do I need to create separate accounts to submit for Stormwater Management Review and Utility Plan Review?

No. You can use the same account to submit both applications from one Project dashboard. Select UPR for Utility Plan Review or SPR for Stormwater Plan Review.

What are the responsibilities of the Company Lead?

The Company Lead is responsible for managing the Company’s profile in PWD Plan Review. They have the authority to facilitate and restrict access to applications within their Company’s Project Dashboard. Company Leads also approve all requests for new staff to join the company dashboard.

How do I determine the Company Lead for my company’s Project Dashboard?

The company lead is listed at the bottom of the project portal under “Company Projects”.

My firm recently merged with another, and my work email address has changed. Do I need to create a new user account within the PWD Plan Review site?

No, we can have your previous email address merged with your new one, which preserves the history of submitted projects. Email pwd_devservices@phila.gov to make this request.

Who do I contact if I have further questions about my PWD Plan Review account?

For assistance merging accounts, identifying a company’s lead account, and more requests, email pwd_devservices@phila.gov

Information Requests

I have no direct affiliation with a project but would like to obtain review records, such as copies of approved plans and letters. What are my options?

Email pwd_devservices@phila.gov and we will assist where we can. Please note that not all review records can be publicly shared or reproduced and may require the requestor to visit PWD offices in person to view.

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