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.
