The purpose of the final plan is to require formal approval by the City Council before plans for all subdivisions and land developments are recorded as required by § 197-35 of this chapter.
A.
The final 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. If two or more sheets are required, a key map shall be shown on each sheet. An overall index of sheets shall be submitted. The plan scale and size shall be the same as that described in § 197-22A. The final plan shall reflect the following:
B.
The final plan checklist, which appears in the Appendix
to this chapter, shall be completed and submitted as part of the final plan
application.
A.
In addition to all the requirements set forth in Article V, the final plan shall include and contain the following:
(1)
All dimensions shall be shown and noted in feet and hundredths
of a foot.
(2)
Property boundaries and individual lot boundaries with
dimensions, bearings and distances, closing with an error of not more than
one foot in 10,000 feet.
(3)
Total gross acreage and net acreage of the property and
total net acreage of the individual lots proposed therein to the hundredths
of a foot and the number of lots, dwelling units, buildings and other structures
proposed.
(4)
Lots numbered in a logical sequence.
(5)
Location of existing and proposed permanent reference
monuments and markers and a note indicating the materials and size of same.
(6)
Pedestrianways, including all sidewalks, walkways and
pedestrian rights-of-way and other improvements to be used for general public
use.
(7)
A final landscaping plan indicating precise types, quantities and sizes of proposed trees, shrubs and ground covers and other landscaping elements, in accordance with the design standards in Article VIII and the Appendix.
(8)
A final lighting plan indicating the precise location and height of light standards, their cutoff angle and illumination value in accordance with Article VIII.
(10)
The location of percolation test pits, whenever on-site
sewage disposal is proposed, and the location of the proposed on-site sewage
systems.
(11)
The location of test pits where stormwater is to be disposed
and a listing of absorption rates whenever seepage pits are proposed.
(12)
The location of the proposed well for on-site water supply.
(13)
The following shall also be noted on the final plan:
(a)
Certification of adequacy, by an engineer, of the proposed
site for the type of sewage disposal system which is proposed.
(b)
The seal of the engineer responsible for having prepared
the plans forming a part of the final plan.
(c)
A certification indicating the intent to make an offer
of dedication of the streets and other improvements.
(d)
A certification indicating any area, street and other
improvement not to be offered for dedication or not to be accepted.
(e)
A certification indicating who is responsible for the
maintenance of the site improvements.
(f)
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.
B.
In addition to all materials required under § 197-23C to accompany the preliminary plan, the following shall be submitted:
(1)
A final 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.
(4)
Whenever improvements are to be constructed or installed, a final construction improvements plan and a final profile(s) plan reflecting in final form the information required under § 197-26.
(5)
Final documents, including the declaration of covenants,
easements and restrictions upon the property subject to the approval of the
City Solicitor and the final legal descriptions for all lots.
(7)
An engineer's report describing percolation test results
and the ability to create a successful system for on-site sewage disposal
whenever such a system is proposed.
(8)
An engineer's report evidencing the ability to create
a successful system for on-site water supply whenever such a system is proposed.
(9)
A bond, certified check or other security to guarantee the completion and maintenance of improvements in accordance with the provisions of Article X.
(10)
All other plans, documents and submissions which were filed in preliminary form as required in § 197-23 filed in final form to accompany and form part of any final plan.
(11)
If the proposed lot(s) abuts on a street under the jurisdiction
of the state, a note added to the final plan to indicate that a highway occupancy
permit is required before a driveway or street or alley can access a state
highway.
(12)
A list of 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.
(14)
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]
(15)
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]
(16)
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]
All illustrations and notes required under § 197-24 to accompany the preliminary plan shall be submitted in final form as part of the final plan submission.
[Amended 5-10-2004 by Ord. No. 1233-2004]
In addition to all illustrations and notes required under § 197-25 to accompany the preliminary plan, the following shall be submitted:
A.
Profiles of all proposed storm sewers, including elevations, sizes, slopes and materials, at a scale of one inch equals 50 feet horizontal and one inch equals five feet vertical, as per § 197-26. Further, as a general condition of the regulation of stormwater originating within the jurisdiction of the City, the following four appendices are adopted and attached to the City Code as regulating stormwater and the specific requirements and provisions thereof and enforcement procedures therein are recognizing as constituting the substantive law of the City of Coatesville on the subject matter of stormwater: Appendix 1 (Prohibition against Nonstormwater Discharges); Appendix 2 (Requirement for Erosion and Sediment Controls); Appendix 3 (Postconstruction Stormwater Runoff Controls for New Development and Redevelopment, Including Operations and Maintenance of Stormwater); and Appendix 4 (Sanctions).
(1)
Appendix 1: Prohibition Against Nonstormwater Discharges.
(a)
Prohibited discharges.
[1]
No person in the City shall allow, or cause to allow, stormwater discharges into the City's separate storm sewer system which are not composed entirely of stormwater, except as provided in Subsection A(1)(a)[2] below and discharges allowed under a state or federal permit.
[2]
Discharges which may be allowed, based on a finding by
the City that the discharge(s) do not significantly contribute to pollution
to surface waters of the Commonwealth, are:
[a]
Discharges from fire-fighting activities.
[b]
Uncontaminated water from foundation or from footing
drains.
[c]
Potable water sources, including dechlorinated water
line and fire hydrant flushings.
[d]
Flows from riparian habitats and wetlands.
[e]
Lawn watering.
[f]
Irrigation drainage.
[g]
Pavement wash waters where spills or leaks of toxic or
hazardous materials have not occurred (unless all spill material has been
removed) and where detergents are not used.
[h]
Routine external building wash down (which does not use
detergents or other compounds).
[i]
Air-conditioning condensate.
[j]
Water from individual residential car washing.
[k]
Dechlorinated swimming pool discharges.
[l]
Springs .
[m]
Uncontaminated groundwater.
[n]
Water from crawl space pumps.
[3]
In the event that the City determines that any of the discharges identified in Subsection A(1)(a)[2] significantly contribute to pollution of waters of the commonwealth, or is so notified by the Department of Environmental Protection (DEP), the City will notify the responsible person to cease the discharge.
[4]
Upon notice provided by the City under Subsection A(1)(a)[3], the discharger will have a reasonable time, as determined by the City, to cease the discharge consistent with the degree of pollution caused by the discharge.
[5]
Nothing in this section shall affect a discharger's
responsibilities under state law.
(b)
Prohibited connections. The following connections are
prohibited, except as provided in Section B above:
[1]
Any drain or conveyance, whether on the surface or subsurface,
which allows any nonstormwater discharge, including sewage, process wastewater,
and wash water, to enter the separate storm sewer system, and any connections
to the storm drain system from indoor drains and sinks; and
[2]
Any drain or conveyance connected from a commercial or
industrial land use to the separate storm sewer system which has not been
documented in plans, maps or equivalent records and approved by the City.
(2)
Appendix 2: Requirement for Erosion and Sediment Controls.
(a)
Erosion and sediment control.
[1]
No regulated earth disturbance activities within the
City shall commence until approval by the City of an erosion and sediment
control plan for construction activities.
[2]
The Pennsylvania Department of Environmental Protection
(DEP) has regulations that require an erosion and sediment control plan for
any earth disturbance activity of 5,000 square feet or more, under 25 Pa.
Code § 102.4(b).
[3]
In addition, under 25 Pa. Code Chapter 92, a DEP NPDES construction activities permit is required for any earth disturbance one acre of more with a point source discharge to surface waters or the City's storm sewer system, or five acres or more regardless of the planned runoff (hereinafter collectively referred to as "regulated earth disturbance activities"). This includes earth disturbance on any portion of, part of or during any stage of a larger common plan of development.
[4]
Evidence of any necessary permit(s) for regulated earth disturbance activities from the appropriate DEP regional office or County Conservation District must be provided to the City. An NPDES construction permit [or permit coverage under the statewide general permit (PAG-2)] satisfies the requirements Subsection A(2)(a)[1].
[5]
A copy of the erosion and sediment control plan and any
required permit, as required by DEP regulations, shall be available at the
project site at all times.
(3)
Appendix 3: Postconstruction Stormwater Runoff Controls
for New Development and Redevelopment, Including Operations and Maintenance
of Stormwater BMPs.
(a)
Postconstruction runoff control requirements.
[1]
No regulated earth disturbance activities within the
City shall commence until approval by the City of a plan which demonstrates
compliance with state water quality requirements after construction is complete.
[2]
The BMPs must be designed to protect and maintain existing
uses (e.g., drinking water use; cold water fishery use) and maintain the level
of water quality necessary to protect those uses in all streams and to protect
and maintain water quality in special protection streams, as required by statewide
regulations at 25 Pa. Code Chapter 93 (collectively referred to herein as
"state water quality requirements").
[3]
To control postconstruction stormwater impacts from regulated
earth disturbance activities, state water quality requirements can be met
by BMPs, including site design, which provide for replication of preconstruction
stormwater infiltration and runoff conditions, so that postconstruction stormwater
discharges do not degrade the physical, chemical or biological characteristics
of the receiving waters. As described in the DEP Comprehensive Stormwater
Management Policy (#392-0300-002, September 28, 2002), this may be achieved
by the following:
[a]
Infiltration: replication of preconstruction stormwater
infiltration conditions;
[b]
Treatment: use of water quality treatment BMPs to ensure
filtering out of chemical and physical pollutants from the stormwater runoff;
and
[c]
Streambank and streambed protection: management of volume
and rate of postconstruction stormwater discharges to prevent physical degradation
of receiving waters (e.g., from scouring and erosion).
[4]
The DEP has regulations that require municipalities to
ensure design, implementation and maintenance of best management practices
(BMPs) that control runoff from new development and redevelopment (hereinafter
"development") after regulated earth disturbance activities are complete.
These requirements include the need to implement postconstruction stormwater
BMPs with assurance of long-term operations and maintenance of those BMPs.
[5]
Evidence of any necessary permit(s) for regulated earth disturbance activities from the appropriate DEP regional office or County Conservation District must be provided to the City. An NPDES construction permit [or permit coverage under the statewide general permit (PAG-2)] satisfies the requirements Subsection A(3)(a)[1].
(4)
Appendix 4: Sanctions.
(b)
Enforcement.
[1]
Whenever the City finds that a person has violated a
prohibition or failed to meet a requirement of this section, the City may
order compliance by written notice to the responsible person. Such notice
may require without limitation:
[a]
The performance of monitoring, analyses, and reporting;
[b]
The elimination of prohibited discharges;
[c]
Cessation of any violating discharges, practices or operations;
[d]
The abatement or remediation of stormwater pollution
or contamination hazards and the restoration of any affected property;
[e]
Payment of a fine to cover administrative and remediation
costs;
[f]
The implementation of stormwater BMPs; and
[g]
Operation and maintenance of stormwater BMPs.
[2]
Failure to comply within the time specified shall also
subject such person to the penalty provisions of this section. All such penalties
shall be deemed cumulative and shall not prevent the City from pursuing any
and all other remedies available in law or equity.
(c)
Suspension and revocation of permits and approvals. Any
building, land development or other permit or approval for regulated earth
disturbance activities issued by the City may be suspended or revoked by the
governing body for:
[1]
Noncompliance with or failure to implement any provision
of the permit;
[2]
A violation of any provision of this section; or
[3]
The creation of any condition or the commission of any
act during construction or development which constitutes or creates a hazard
or nuisance, pollution or which endangers the life or property of others.
(d)
Penalties.
[1]
Any person violating the provisions of this section shall
be guilty of a summary offense, and upon conviction shall be subject to a
fine of not more than $1,000 for each violation, recoverable with costs, or
imprisonment of not more than 90 days, or both. Each day that the violation
continues shall be a separate offense.
[2]
In addition, the City, through its Solicitor, may institute
injunctive, mandamus or any other appropriate action or proceeding at law
or in equity for the enforcement of this section. Any court of competent jurisdiction
shall have the right to issue restraining orders, temporary or permanent injunctions,
mandamus or other appropriate forms of remedy or relief.
In addition to all illustrations and notes required under § 197-26, the plan shall contain the following:
A.
Horizontal plan of storm drains and sanitary sewers,
which may be shown on a separate drainage plan, including:
(1)
Location and size of line, with stations corresponding
to the profile.
(2)
Locations of manholes or inlets, with the grade between
and elevation of flow line and top of each manhole or inlet.
(3)
Property lines and properties of abutting owners, with
details of easements.
(4)
Beginning and end of proposed construction.
(5)
Location of laterals.
(6)
Location of all other drainage facilities and utilities
in the vicinity of storm and/or sanitary sewer lines.
(7)
Hydraulic design data for culverts and/or bridge structures
and details of proposed handling of surface and/or subsurface drainage problems.
B.
Profile of storm drains and sanitary sewers, which may
be shown on a separate drainage plan, including:
(1)
Profile of existing and proposed ground surface with
elevations at the top of manholes or inlets.
(2)
Profile of storm drains or sewers, showing the type and
size of pipe, grade, cradle (if any), manhole or inlet locations with the
length and slope of the pipe between structures shown and elevations at the
flow line.
C.
Plans and details of bridges, street trees, retaining
walls, stormwater management structures, soil erosion and sedimentation control
structures, lighting, disabled access parking, walls, fences and all other
proposed improvements, containing sufficient information which would customarily
be included in working drawings and specifications for the proposed construction
and which would enable the City Engineer to perform an effective evaluation
of the proposed improvements and with specific detail which would allow the
contractor to build the same.
The as-built plan shall be drawn to the same scale as the final plan,
conservation plan, construction improvements plan and profile plan and shall
be certified to by the engineer of the landowner or developer and approved
by the City Engineer.
A.
Said plan shall indicate the actual location, dimensions
and/or elevations of all completed improvements, including but not limited
to:
(1)
Principal permitted buildings.
(2)
Concrete monuments.
(3)
The location of the cartway and curb, for both sides
of each street and alley.
(4)
Sanitary sewer main, manholes, rim and invert elevations
and laterals.
(5)
Storm sewer main, inlets, rim and invert elevations and
culverts.
(6)
Water mains and fire hydrants.
(7)
Streetlights.
(8)
Street trees.
(9)
Landscaping and screen planting.
(10)
Berms.
(11)
Permanent sedimentation, soil erosion control and stormwater
management structures with as-built storage volume and outlet structure elevations
and as-built elevations for the basin.
(12)
All easements.
A subdivision and land development agreement shall be executed in accordance with § 197-14.
The recording of an approved final major subdivision and/or land development plan shall be as described in § 197-15.
