This chapter shall be enforced by the Administrative Officer
of the Borough of Collingdale. It shall be his duty to examine all
applications for permits only for construction and uses which are
in accordance with the requirements of this chapter, record and file
all applications for permits with accompanying plans and documents,
and make such reports as Borough Council, the Planning Commission
and the Zoning Hearing Board may require. Permits for construction
and uses which are special exceptions or variances from the requirements
of this chapter shall require written authorization of the Zoning
Hearing Board.
The Borough Council shall appoint a Building Official to administer
this chapter in accordance with its literal terms. The Building Official
shall not hold any elective office in the Borough of Collingdale.
A building permit shall be required in accordance with the requirements
of the Borough of Collingdale Building Code, as amended.[1]
A.
A certificate of zoning approval shall be required prior to the occupancy,
use or change in use of any land, building or portion thereof hereafter
erected or altered and prior to changing or expanding a nonconforming
use after the effective date of this chapter. This certificate shall
indicate that such building or land has been inspected by the Building
Official and that the proposed use is in conformity with the provisions
of this chapter.
B.
Upon written request from the owner, the Building Official shall
issue a certificate of zoning approval for any building or land existing
at the time of enactment of this chapter, certifying, after inspection,
the extent and kind of use or disposition of the building or land,
and whether such use or disposition conforms with the provisions of
this chapter.
C.
Such certificates shall be granted or refused within 10 days after
the Building Official has been notified of the completion of the authorized
construction or alteration or, where no construction or alteration
is involved, within 10 days after receipt of written application therefor.
Fees for permits shall be paid in accordance with the provisions
of the Borough of Collingdale Building Code.[1] Each applicant for a site plan review, an appeal, special
exception or variance shall, at the time of making application, pay
a fee in accordance with a fee schedule to be adopted by resolution
of Borough Council to defray the cost of advertising and mailing notices
as required by this chapter and the rules of the Zoning Hearing Board.
A.
A formal site plan will be required for new construction of 5,000
square feet or more and for all additions of 3,000 square feet or
greater to existing buildings. When a formal site plan is required,
Borough Council's Committee on Building, Planning and Zoning
shall review the initial proposed construction to determine whether
a presubmission conference will be required and whether a review of
the formal site plan by the Planning Commission will be necessary.
B.
If a presubmission conference is determined to be necessary, it shall
be held prior to the submission of a formal site plan. The applicant
and/or his representative shall meet in person with the Building Official,
Borough Engineer, Planning Commission or its designated representative,
and all other appropriate Borough officials to discuss the proposed
site plan so that the necessary subsequent steps may be undertaken
with a clear understanding of the Council's requirements in matters
relating to the development of the site.
C.
No building permit shall be issued by the Building Official except
for plans in conformity with the site plan so approved.
(1)
Objectives. In considering and reviewing site plans, the Planning
Commission and Borough Council shall take into consideration the public
health, safety and welfare, the comfort and convenience of the public
in general and of the residents of the proposed development and of
the immediate neighborhood in particular, and may prescribe such appropriate
conditions and safeguards as may be required in order that the result
of its action shall, to the maximum extent possible, further the expressed
intent of this chapter and the accomplishment of the following objectives
in particular: That all proposed traffic accessways are adequate but
not excessive in number; adequate in width, grade, alignment and visibility;
not located too near street corners or other places of public assembly
and other similar safety considerations.
(2)
That adequate off-street parking and loading spaces are provided
to prevent parking in public streets of vehicles of any persons connected
with or visiting the use, and that the interior circulation system
is adequate to provide safe accessibility to all required off-street
parking lots, loading bays and building services.
(3)
That all playground, parking and service areas are reasonably screened
at all seasons of the year from the view of adjacent residential lots
and streets and that the general landscaping of the site is in character
with that generally prevailing in the neighborhood.
(4)
That all existing trees over eight inches in diameter, measured three
feet above the base of the trunk, shall be retained to the maximum
extent possible.
(5)
That all plazas and other paved areas intended for use by pedestrians
shall use decorative pavements, street furniture, lighting and plant
materials so as to prevent the creation of vast expanses of pavement.
(6)
That all outdoor lighting is of such nature and so arranged as to
preclude the diffusion of glare onto adjoining properties and streets.
D.
Submission and review of site plan.
(1)
Within six months following the presubmission conference, six copies
of the site plan and any related information shall be submitted to
the Building Official at least 45 days prior to the Planning Commission
or Borough Council meeting at which review is requested. If not submitted
within this six-month period, another presubmission conference may
be required.
(2)
The Building Official shall certify on each site plan or amendment
whether or not the plan meets the requirements of all provisions of
this chapter other than those of this article regarding site plan
review.
(3)
The Building Official shall retain two copies and send one copy each
to the Planning Commission, the Borough Engineer, the Zoning Officer
and four copies to the County Planning Commission at least 45 days
prior to the Borough Planning Commission meeting at which the site
plan review is requested.
(4)
The Planning Commission (if involved) shall complete its review of
any such Site Plan and forward its recommendations with any conditions
to the Borough Council within 45 days after the meeting at which review
is requested. Failure to act within 45 days shall be deemed a recommendation
for approval. Conditional recommendations by the Planning Commission
shall include written findings upon any site plan submission. In reviewing
the application, the Planning Commission may secure the advice or
assistance of one or more expert consultants qualified to advise as
to whether a proposed use will conform to the requirements of this
chapter.
(5)
Review of amendments to an approved site plan shall be acted upon
in the same manner as the review of the original site plan.
(6)
After review and approval by Borough Council the Planning Commission
Chairman and Secretary shall be directed to sign and return to the
applicant four copies of the site plan, as amended, with any conditions
noted on the site plan. One of the remaining two copies will be filed
with the Planning Commission and the other will be sent to the Building
Official for his files.
(7)
Recommendations for approval of a site plan by the Planning Commission
shall be valid for a period of 120 days from the date thereof for
the purpose of obtaining a building permit. Any extension of the said
period shall require approval of the Borough Council.
E.
Site plan requirements. The applicant shall cause a site plan map
to be prepared by an architect, landscape architect, civil engineer,
surveyor, land planner or other competent person at a scale sufficient
in size to permit an adequate review. The site plan shall include
those elements listed herein which are appropriate to the proposed
development or use as indicated by the Planning Commission in the
presubmission conference. This information, in total, shall constitute
the site plan and shall be the same information, drawings and supplementary
material normally understood to constitute completed working drawings:
(1)
Legal data.
(a)
Name and address of the owner of record.
(b)
Name and address of person, firm or organization preparing the
map.
(c)
Date, North point and written and graphic scale.
(d)
Sufficient description or information to define precisely the
boundaries of the property. All distances shall be in feet and tenths
of a foot. All angles shall be given to the nearest 10 seconds or
closer. The error of closure shall not exceed one in 10,000.
(e)
The locations, names and existing widths of adjacent streets,
alleys and curblines.
(f)
The locations and owners of all adjoining lands as shown on
the latest tax records.
(g)
Location, width and purpose of all existing and proposed easements,
setbacks, reservations and areas dedicated to public use within or
adjacent to the property.
(h)
A complete outline of existing deed restrictions or covenants
applying to the property.
(i)
Existing zoning.
(2)
Natural features.
(a)
Existing contours with intervals of two feet or less, referred
to a datum satisfactory to the Planning Commission.
(b)
Approximate boundaries of any areas subject to flooding or stormwater
overflows.
(c)
Location of existing watercourses, marshes, wooded areas, rock
outcrops, isolated trees with a diameter of eight inches or more,
measured three feet above the base of the trunk, and any other significant
existing natural features.
(3)
Existing structures and utilities.
(a)
Outlines of all structures and location of all uses not requiring
structures.
(b)
Paved areas, sidewalks and vehicular access between the site
and public streets.
(c)
Locations, dimensions, grades and flow direction of any existing
sewers, culverts, waterlines, as well as other underground and aboveground
utilities within and adjacent to the property.
(d)
Other existing development, including fences, landscaping and
screening.
(4)
Proposed development.
(a)
The location of proposed buildings or structural improvements.
(b)
The location and design of all uses not requiring structures,
such as off-street parking and loading areas.
(c)
The location, direction, power and time of use for any proposed
outdoor lighting or public address systems.
(d)
The location and design of any outdoor signs.
(e)
The location, arrangement and materials of proposed means of
access and egress, including sidewalks, driveways or other paved areas.
Profiles indicating grading and cross-sections showing width of roadway,
location and width of sidewalks, and location and size of water and
sewer lines. Any proposed direct pedestrian connection to public parking
lots or structures will also be shown.
(f)
Any proposed screening and other landscaping, including types
and locations of proposed streets and other trees.
(g)
The location of all proposed waterlines, valves and hydrants,
and of all sewer lines or alternate means of water supply and sewage
disposal and treatment.
(h)
An outline of any proposed easements, deed restrictions or covenants.
(i)
Any contemplated public improvements on or adjoining the property.
(j)
Any proposed new grades, indicating clearly how such grades
will meet existing grades of adjacent properties or the street.
(k)
If the site plan only indicates a first stage, a supplementary
plan shall indicate ultimate development.
(l)
Any other information deemed by the Planning Commission to be
necessary to determine conformity of the site plan with the spirit
and intent of this chapter.
