A.
The purpose of the preliminary plan is to obtain formal
approval before proceeding with the preparation of detailed final plans.
B.
The preliminary plan submitted shall reflect any changes which may have been recommended during a sketch plan review. All information and procedures relating to the preliminary plan shall comply with this chapter except where variations therefrom may be specifically recommended by the City Planning Commission and approved by the City Council pursuant to the requirements of §§ 197-12 and 197-76.
A.
The preliminary subdivision and/or land development plan
and all plans forming a part thereof required by this chapter shall be submitted
on clear and legible, black-line or blue-line paper prints, with a sheet size
no larger than thirty by forty-two (30 x 42) inches.
B.
Upon submission of a preliminary plan, the landowner
or developer shall and does authorize the city and its representatives to
enter the site for the purpose of site evaluation.
C.
The preliminary plan checklist, which appears in the
Appendix to this chapter, shall be completed and submitted as part of the
preliminary plan application.
B.
The preliminary plan shall include all of the information required in § 197-20 for a sketch plan and the following:
(1)
A location map which highlights the location of the property
within the city and depicts properties of abutting owners, adjoining and nearby
roads, zoning district boundaries and municipal boundaries within 1,000 feet.
The location map shall be drawn at the scale of one inch equals 800 feet.
In the case of development of a section of the entire tract, the location
map shall show the relationship of the section to the entire tract.
(2)
Proposed subdivision or land development name or identifying
title.
(3)
North arrow, date and written and graphic scales.
(4)
The name, complete mailing address and telephone number
of the applicant, landowner, developer and the authorized agent, if any.
(5)
The name, complete mailing address, signature and seal
of engineer, surveyor, landscape architect, land planner or architect responsible
for having prepared the plans forming a part of the preliminary plan and any
other documents or submissions forming a part of the preliminary plan.
(6)
Property boundaries, with dimensions, bearings and distances,
and the source of boundary information, such as deed, survey or existing recorded
plans.
(7)
When the preliminary plan includes only a portion of
a landowner or developer's entire property or such portion is contiguous to
another property of the landowner or developer, the dimensions, metes and
bounds of the balance of such entire property or other property.
(8)
Tax parcel numbers for all properties which are the subject
of the subdivision and/or land development.
(9)
Names of abutting owners.
(10)
Zoning on and adjacent to the property, including notes
regarding the relevant area and bulk regulations for each zoning district
that pertains to the property, with an indication of conformance to the same,
such as the percent of any lot area covered by impervious surfaces and the
percent of any lot covered by buildings.
(11)
If the Floodplain Conservation Overlay District overlays the property, it accurately and conspicuously delineated and noted as per Chapter 224, Zoning, and the Floodplain Conservation Overlay District Map. Such delineation and notation shall include graphic symbolism to distinguish the floodway area and the floodway-fringe area.
(12)
Existing contours at vertical intervals of two feet based
on contour information derived from an actual topographic survey for the property,
due evidence of which shall be submitted, including the date and source of
the contours. Slopes shall be accurately and conspicuously directed as follows:
(13)
Datum to which contour elevations refer and reference
to known, established benchmarks and elevations.
(14)
All existing surface water resources, such as watercourses,
wetlands, ponds and springs, and other natural drainage features.
(15)
Existing tree masses, hedgerows and freestanding trees
of 12 inches in caliper or greater, indicating which are to be removed and
which are to remain. The edge of the woodland to remain shall be shown as
a scalloped line. In addition, the types of vegetation associations which
exist on the tract shall be noted in terms of their species, type and sizes.
(16)
Soil types as identified in the Soil Survey of Chester
and Delaware Counties, including a table listing the soil characteristics
pertaining to slope, depth to seasonal high-water table and depth to bedrock,
flood hazard potential and hydric soils.
(17)
Location of existing man-made features, such as buildings
and their uses, sidewalks, driveways, wells, sewer lines, septic tanks and
other on-lot sewage disposal systems, storm drains, culverts, bridges, utility
easements, utility poles, water lines and mains, fire hydrants and other significant
man-made features, within the lot and the approximate location of such features
within 100 feet of the lot. (This includes properties across streets or alleys.)
(18)
All existing streets or alleys on or adjacent to the
property, including name, right-of-way width and cartway width and state route
numbers.
(19)
The classification of the street(s), alley(s) or highway(s)
adjoining the property.
(20)
All existing property lines, easements and rights-of-way
and dimensions, bearings and distances for the same and the purpose for which
such easements or rights-of-way have been established.
(21)
Total acreage of the property and the gross and net acreage
of individual lots proposed therein and the number of lots, dwelling units,
buildings and other structures and all uses proposed.
(22)
Proposed lot lines with dimensions, lot numbers in consecutive
numerical order, proposed minimum setback areas and the proposed buildable
area (using a dashed line to reflect the minimum yard and setback requirements).
Where a buildable area is shown on a plan as extending into a Floodplain Conservation
Overlay District or any other area which may involve a conditional use or
special exception, those portions of the buildable area extending into any
such areas shall be delineated and otherwise noted on all plans in an accurate
and conspicuous manner to disclose the specific uses which may occur in such
areas.
(23)
Proposed location, method and flows for water supply
and sanitary sewage disposal on each lot.
(24)
An identification of the historic resources associated
with the lot, such as areas or structures which are significant. Areas or
structures included on the National Register of Historic Places and the Pennsylvania
Inventory of Historic Places shall be identified.
(25)
Additional requirements. In the case of a land development,
the following additional requirements shall apply:
(a)
Location, alignment and width of all proposed streets,
alleys, sidewalks, crosswalks, bus stops, driveways, rights-of-way and easements,
the identification of street names and the purpose for which private rights-of-way
or other easements are proposed.
(b)
Building locations and parking areas, when applicable,
and provisions for traffic control, loading areas and loading docks, lighting,
signage, curbing, fencing, walls and other proposed site structures.
(c)
A preliminary landscaping plan depicting proposed street trees, shade trees, hedges, buffer area plantings and other related improvements, in accordance with the landscaping design standards of Article VIII.
(d)
A preliminary lighting plan depicting proposed light standards, locations, height, cutoff angle and illumination value, in accordance with Article VIII.
(e)
Proposed method of water supply and sanitary sewage disposal
for each lot and a schematic layout of waterlines, sewer lines and capped
sewers when applicable.
(f)
A plan depicting recreational and open space areas with
acreage, structures and facilities.
(g)
Location and description of all off-site improvements.
C.
The preliminary plan shall also be accompanied by the
following:
(1)
A copy of the deed for the subject tract.
(2)
A statement on the plan of the types of buildings, other
structures and/or dwelling units proposed to be constructed, indicating whether
the same will be of uniform construction or different in design and whether
the same will be custom or production styled. The statement is to be accompanied
by an elevation drawing of the proposed buildings or dwelling units.
(3)
A preliminary phasing schedule, if applicable, for the
proposed sequence of the subdivision and/or land development. The phasing
schedule shall indicate the order in which construction activities will occur.
(5)
When connection to public water and/or public sewer facilities
is proposed, assurance of the availability of such service. This assurance
shall be in the form of a letter signed by an officer of the company or authority
concerned, indicating its ability and willingness to make such service available
within the phasing schedule cited under § 197-31C(3).
(6)
A written report indicating the feasibility for public
water supply and sanitary sewage disposal. Whenever on-lot systems are proposed,
the feasibility report shall reflect the following:
(a)
With regard to water supply, there shall be an objective
description of the ability of achieving a reliable, safe and adequate water
supply for an individual or community well, whenever such well is proposed,
within the capacity of available resources. The description shall reference
geologic and hydrogeologic data relative to groundwater conditions and potential
yields. In addition to such information regarding water supply, the description
shall indicate the demand for water from the proposed subdivision and/or land
development and its related uses and users.
(b)
With regard to sanitary sewage disposal, there shall
be an objective description of the ability of achieving a successful system
for the disposal of sewage. The description shall reference soils data relative
to limitations for septic tank, filter fields or other systems, and indicate
various indices of suitability for such a system, such as permeability and
depth to seasonal high-water table. In addition, percolation test results
shall be discussed and exhibited.
(9)
Whenever improvements are to be constructed or installed, a preliminary construction improvements plan in accordance with § 197-26.
(10)
A preliminary construction detail plan, including typical
details and cross-sections for such items as streets, alleys, curbs, sidewalks,
plantings, inlets, manholes, fences, walls and similar improvements.
(11)
A draft of the declaration of covenants, easements and
restrictions upon or against the property, subject to the approval of the
City Solicitor.
(12)
When the proposed property involves a gas pipeline, petroleum
products transmission line, electric power transmission line or any other
pipeline or cable located thereon, a letter from the owner or authorized agent
of such a facility indicating minimum setback distance requirements or a true
and correct copy of the easement or grant of record shall be filed.
(13)
When the preliminary plan includes only a portion of
the entire or contiguous property owned by the applicant, a sketch plan which
shows the prospective future street system and other improvements of the remaining
land shall be submitted when required by the City Council.
(14)
A list of all permits, agreements, approvals, clearances
and the like required to be obtained in connection with the proposed subdivision
and/or land development and the federal, state, county or other agencies,
authorities and companies from which same are to be obtained.
(15)
A note indicating ownership of the subject tract or proof
that the applicant is an authorized agent of the owner.
(16)
A draft of all other plans, documents and submissions
which are terms of any city ordinance, code or regulation may be required
by the City Council for final plan approval shall be required in preliminary
form and shall accompany and form a part of any preliminary plan.
(17)
If the applicant is not the landowner, a notarized statement
signed by the landowner indicating that the applicant has the approval of
the owner for submitting the subdivision and/or land development.
(18)
Certification as to the accuracy of the plan and details
of such plans shall be prepared in accordance with Act 367, known as the "Professional
Engineers Registration Law," P.L. 913, No. 367 (63 P.S. § 151),
as amended.
(19)
If the proposed lot(s) abuts on a street under the jurisdiction
of the state, a note added to the preliminary plan to indicate that a highway
occupancy permit is required before a driveway or street or alley can access
a state highway.
(20)
Information pertaining to dumps, quarries, sinkholes,
bedrock outcrops, toxic wastes or other potential hazards or constraints (where
applicable).
(22)
A description of all nonresidential uses in terms of
existing and proposed hours of operation, lighting, parking, number of people
associated with the use and other relevant characteristics.
(23)
A description of the consistency of the proposed plan
with the City of Coatesville Comprehensive Plan.
[Added 2-12-2001 by Ord.
No. 1157-2001]
(24)
A description of the consistency of the proposed plan
with the City of Coatesville Open Space, Recreation and Environmental Resources
Plan.
[Added 2-12-2001 by Ord.
No. 1157-2001]
(25)
A description of the consistency of the proposed plan
with the City of Coatesville Downtown Parking Study and Revitalization Plan,
especially the Design Guidelines contained within.
[Added 2-12-2001 by Ord.
No. 1157-2001]
A soil erosion and sedimentation control plan, which shall accompany and become a part of the preliminary (and final) subdivision and/or land development plan, shall be drawn at the same scale as that of other plans forming a part of the preliminary plan (and final) plan. The plan shall be in accordance with Article VIII and shall be filed as a separate sheet or drawing in addition to that submitted in accordance with §§ 197-23 and 197-31. However, the information contained in said plan shall be added so as to overlay with that delineated in conformance with the requirements of §§ 197-23 and 197-31, whereby the property boundaries, existing and proposed contours, existing natural features, proposed subdivision and land development layout and the like are reflected. In addition to the foregoing, the soil erosion and sedimentation control plan shall also include all proposed buildings, streets, alleys, driveways, parking areas and lot layout.
A stormwater management plan, which shall accompany and become a part of the preliminary (and final) subdivision and/or land development plan, shall be in accordance with Article VIII and shall be drawn at the same scale as that of other plans forming a part of the preliminary plan (and final) plan. The stormwater management plan shall be filed as a separate sheet or drawing in addition to that submitted in accordance with §§ 197-23 and 197-35. However, the information contained in said plan shall be added so as to overlay with that delineated in conformance with the requirements of §§ 197-23 and 197-31, whereby the property boundaries, existing and proposed contours, existing natural features, proposed subdivision and land development layout and the like are reflected. In addition to the foregoing, the stormwater management plan shall also include all proposed buildings, streets, alleys, driveways, parking areas and lot layout.
Whenever improvements are proposed, such as a new street or the upgrading
of an existing street, the improvements construction plan shall accompany
and become a part of the preliminary and final subdivision and/or land development
plans. Said plan shall be drawn at a ten-to-one ratio of horizontal-to-vertical
scale, whereby the horizontal scale shall be at least 50 feet to the inch
and the vertical scale shall be five feet. However, the horizontal scale may
be 40 feet to the inch with a vertical scale of four feet to the inch or 20
feet to the inch and two feet, respectively, when directed by the City Engineer.
Said plan shall be prepared by an engineer and shall show thereon or be accompanied
by the following:
A.
On all plans, profiles and other sheets which depict
the information required in this section, the following shall be provided:
(1)
Proposed subdivision and/or land development name or
identifying title.
(2)
North arrow, scale and date.
(3)
Name of the landowner, developer and the authorized agent,
if any.
(4)
Name of the engineer responsible for having prepared
the plan(s), profile(s), cross-section(s), documents and/or other submissions
forming the construction improvements plan.
B.
The horizontal plan shall show details of the horizontal
layout of streets and alleys, including:
(1)
Center line with bearings, distances, curve data and
stations corresponding to the profile.
(2)
Right-of-way and curb lines with radii at intersections.
(3)
Tie-ins by bearings and distances to intersections of
all public streets, with the names and widths thereof.
(4)
Location of all proposed monuments with references thereto.
(5)
Property lines and ownership of abutting properties.
(6)
Proposed lot lines, storm and sanitary sewers, water
and other utility lines and fire hydrants.
(7)
Location and size of all drainage structures, public
utilities, sidewalks, lighting standards, street name signs and other improvements.
C.
The profile shall be a vertical section of streets and
alleys, with details of vertical alignment, including:
(1)
Profiles and elevations at fifty-foot stations along
the center line of the existing ground surface and along both right-of-way
lines as well as the profile of the nearest connecting streets or alleys for
a distance of 100 feet beyond the boundary of the subdivision and/or land
development.
(2)
Profiles and percentage of grade along the proposed center
line and elevations at fifty-foot intervals.
(3)
The length of vertical curves and elevations at twenty-five-foot
intervals.
(4)
Profile of any storm or sanitary sewer location under
any proposed street, showing the length, size, grades, material, inverts and
rim elevations of manholes and outlets.
