Ocean View City Zoning Code
ARTICLE XVI
Development Plan Approval
§ 140-98 General provisions.
A.
Definition of a development plan: A plan for the development of one or more lots, parcels, tracts, or properties on which is shown the existing and proposed conditions, including, but not limited to, topography, vegetation, drainage, floodplains, wetlands, waterways, landscaping and open spaces, walkways, exits and entrances, circulation, utility services, lot lines, easements, structures and buildings, signs, lighting, parking, screening, surrounding development, and any other information that may be reasonably required so that the Town can make an informed decision.
B.
Purposes. The purpose of a development plan is to:
(1)
Guide the growth and development of the Town in accordance with the Comprehensive Plan and this chapter.
(2)
Set up procedures for the submission, review, and approval of development plans.
(3)
Encourage an orderly layout of land uses.
(4)
Ensure that existing or planned public facilities have, or will have, sufficient capacity to service proposed developments.
(5)
Minimize and manage the impact of development on air, water, and other natural resources.
(6)
Provide for open space especially in new developments.
C.
When required; exceptions.
[Amended 11-18-2014 by Ord. No. 315; 10-9-2018 by Ord. No. 354]
(1)
Development plan approval is required:
(a)
Prior to the development of any property.
(b)
Prior to the recording of any subdivision or land development plat.
(c)
Prior to the establishment, erection or enlargement of the following structures or uses.
[1]
General business, professional office or industrial buildings.
[2]
Multifamily dwellings containing three or more dwelling units.
[3]
Churches, temples, and synagogues.
[4]
Schools and other public buildings.
[5]
Mobile home parks.
[6]
Docks, piers, bulkheads or other over-water structures except for private piers accessory to a dwelling.
[7]
The subdivision or the combining of land into two or more parcels, lots or sites for the purpose of offer, sale, lease, or development.
(3)
Exception: when the proposed use is a permitted use in an existing building or structure that has previously been subject to development plan review, requires no alterations, additional parking, or the construction or extension of public utilities or streets.
D.
Plan submission.
(1)
Development plans shall be submitted to the Administrative Official by the 15th day of the month prior to the month in which the plan will be considered by the Planning and Zoning Commission. Submission of development plans shall occur within six months of preparation of the plans.
[Amended 11-18-2014 by Ord. No. 315]
(2)
Each applicant for development plan approval shall submit the required number of paper copies of the plans, drawings, and supporting materials and one electronic/digital copy as determined by the Administrative Official.
(3)
The Administrative Official may provide forms to facilitate application processing.
(4)
The Administrative Official shall review each application for technical completeness. Incomplete applications shall not be processed until all required information has been provided.
(5)
The Administrative Official shall refer the plans, drawings, and supporting materials to the Planning and Zoning Commission.
E.
Duration, revocation, and extensions.
[Amended 11-18-2014 by Ord. No. 315]
Item | Concept Plan | Preliminary Land Development Site Plan | Final Land Development Site Plan | Recorded Land Development Site Plan |
|---|---|---|---|---|
The approval or recordation of a land development site plan activates the start of the period for which the plan is valid. | N/A | 12 months | Must be recorded within 90 days of approval | 2 years |
Number/duration of extensions permitted, provided that the applicant can demonstrate that delays were beyond his/her control | N/A | 1 extension not to exceed 6 months | 1 extension for a maximum of 60 days | 2 extensions for a maximum of 6 months each |
F.
Phased developments.
(1) COMMENCEMENT OF CONSTRUCTION GOOD CAUSE
Definitions. For purposes of this subsection, the following definitions shall apply.
Completion of at least 10% of the site improvements, excluding road construction, within one year after the date of final approval by the Town, pursuant to any and all required permits. The following costs will not be considered in determining the ten-percent threshold: land purchase and financing costs; engineering and legal expenses/fees paid; review, filing, and recordation fees; and construction costs for buildings, including permit fees.
Facts that reasonably demonstrate that the owner/developer has been delayed from starting construction by events or causes largely beyond his reasonable control, coupled with a showing that the owner/developer has made substantial efforts and expenditures in a good faith attempt to begin construction.
(2)
The Town may approve a development plan that calls for construction of a project in phases.
(3)
A phasing plan shall be submitted that is for the entire development project and shall establish a timetable for the construction of each phase of the project.
(4)
Effect of changes in chapter. Provided that the developer or applicant complies with the approved timetable, all phases of the development plan shall be subject to and governed by the land use and development standards in effect at the time of obtaining final approval of the entire development plan and by the conditions accompanying that final approval. In such circumstances, each phase may, at the option of the subdivider, be treated as a separate subdivision or land development for purposes of applying the standards of this chapter (e.g., subdivision improvements, construction agreement, completion and maintenance bonds, completion and dedication of public improvements).
(5)
Failure to meet phasing plan provisions. If a developer fails to obtain approval of a timetable for phased development, or, having obtained such approval, fails to comply with the approved timetable, where construction has not commenced (as defined above) in at least one phase before the expiration of three years from the date of final development plan approval for the entire subdivision/land development or within one year of the date that construction was scheduled to commence in a particular phase under the approved timetable, approval for such phase(s) shall lapse and become void.
(6)
Extension authorized. Prior to the expiration of an applicable time limit, a developer or applicant may apply in writing to the Town for an extension of time to begin construction, and/or a modification of the approved timetable. The Town shall grant such extension request for good cause.
(7)
Advancing to subsequent development phases. In order to begin construction of improvements in a subsequent phase of an approved phased development plan, at least 70% of all improvements shall have been completed and approved by the Town in all prior phases project.
§ 140-99 Modification of approved development plans.
No change shall be made to any development plan without approval of the Planning and Zoning Commission.
§ 140-100 Single lot development.
A.
Applicability. Any applicant intending to construct a dwelling or other structure on a single lot or plot of ground that exceeds 125 square feet in area, not requiring subdivision, but requiring the construction of footings, foundations, pilings, or slabs on grade may submit for approval a development plan pursuant to the provisions of this section.
B.
Application submission and review procedure.
(1)
Each applicant for single lot development plan approval shall submit the plans, drawings, and supporting materials in an electronic/digital copy (.PDF file) to the Administrative Official.
(2)
The development plan must show the entire property of the applicant.
(3)
Required plans must be drawn by a professional engineer or a professional land surveyor licensed to do such work in the State of Delaware.
(4)
The Town Engineer shall review each single lot development plan within 20 working days.
C.
Plan format. The plan shall be clearly and legibly drawn to a scale of one inch equals 20 feet.
D.
Plan contents. The development plan shall include:
(1)
The street address of the parcel, and the name of the Town, county and state.
(2)
The name, address, license number and seal of the registered professional engineer or surveyor responsible for the plan. All plans must be prepared by a Delaware licensed professional engineer (P.E.) or professional land surveyor (P.L.S.).
(3)
Graphic and written scale and date, including the month, day and year, that the original drawing of the final plan was completed, the month, day and year that the original drawing was revised, for each revision, and a clear and concise description and location of the change made for each revision.
(4)
General notes and site data to include:
(a)
Town, county, and County Tax Map Number;
(b)
Vertical datum referenced to the sea level datum on a 1988 United States Geological Survey bench mark;
(c)
Zoning;
(d)
Lot area;
(g)
Names of the record owner (and developer/applicant) of the tract, as shown by the records of the Sussex County Recorder of Deeds.
(5)
A location map at a maximum scale of one inch equals 400 feet, for the purpose of locating the property, and showing the relation of the property to adjoining property and to all streets, roads, municipal boundaries and recorded subdivision plans existing within 500 feet of any part of the property. In addition, the distance to the nearest street shall be shown, and a title, scale and North point shall be indicated.
(6)
The total tract boundary lines of the area being developed with accurate distances to hundredths of a foot and bearings in degrees, minutes and seconds. Property corners shall be delineated with existing or proposed monuments and/or pins. In addition, the engineer or surveyor shall certify to the accuracy of the survey and the drawn plan.
(7)
The name (or route number) and cartway width and lines of all existing public and or private streets.
(8)
The required setback lines, front yard setback, rear yard setback, and side yard setback as specified in Article V.
(9)
All easements, buffers, sensitive areas, or rights-of-way where provided for or owned by public services or any other party who has secured them and any limitations on such easements or rights-of-way. Rights-of-way and easements shall be shown and accurately identified on the plan. Utility easements should be located in cooperation with the appropriate public utility companies.
(10)
All existing conditions (defined as conditions at time of application), to include all buildings and structures on the lot with all steps, stoops, decks, porches, eaves, soffits, overhangs and other projections indicated, and all other existing features to include utilities, drainage facilities, topography, and landscaping.
(11)
All proposed buildings and structures on the lot, to include dimensions and actual setback distances.
(12)
Driveways.
(b)
Driveways must also meet the following specifications:
[1]
Private driveways on corner lots shall be located at least 40 feet from the point of intersection of the nearest street right-of-way lines, unless otherwise approved by the Town of Ocean View;
[2]
Driveways shall be a minimum of five feet from any property line;
[3]
In order to provide a safe and convenient means of access, grades on private driveways should not exceed 8% maximum, or 1% minimum unless specifically authorized by the Administrative Official or designee;
[4]
All driveways shall have a minimum width of 10 feet and a maximum width of 20 feet;
[5]
Sight distance from a point on the driveway 10 feet from the edge of the public road cartway upon which the driveway opens shall not be less than 150 feet in either direction with respect to the view of oncoming traffic. On a corner lot in any residential district, nothing shall be erected, placed, planted or allowed to grow in such a manner as materially to impede vision between a height of 2 1/2 and 10 feet above the center-line grades of the intersecting streets in the area bounded by the street lines of such corner lots and a line joining points along said street lines 50 feet from the point of the intersection; and
[6]
All driveways shall be located, designed and constructed in such a manner as not to interfere or be inconsistent with the design, maintenance and drainage of the street. Furthermore, the construction and location of driveways shall not interfere with existing or proposed site drainage characteristics and features.
(13)
All proposed grading to include contours at six-inch intervals, with labeling of at least every other contour. Spot elevations indicating high and low spots necessary to adequately define the direction of stormwater runoff, and indicating the lowest finished floor elevation at the corners of all proposed structures and along curblines. Grades for proposed lawn areas should be 2% minimum, and shall not exceed 3:1. In no case shall fill be placed within two feet of any property line, nor shall the final grading plan result in the redirection of the predevelopment watershed, unless specifically authorized by the Town of Ocean View. Grading shall not interfere with existing or proposed site drainage characteristics and features.
(14)
A final plan for any stormwater drainage facilities for the site to include the type, size, length, and invert elevations of all proposed stormwater inlets and outlets, pipes, swales and culverts (minimum diameter of 12 inches in right-of-way, or as approved by the Town of Ocean View). Adequate cover must be provided for all pipe types and loading conditions. HDPE pipe shall not be permitted within the right-of-way. All pipes shall have a minimum slope of 0.5% unless otherwise approved by the Town of Ocean View. Drawings shall indicate that all pipes must be inspected at the end of construction to ensure that they are clean, clear, and silt free. If tidal inflows occur in connection with the use of bio-swales, salt-tolerant shrubs shall be used.
(15)
Profiles must be provided for all pipes showing clearances with other utilities, pipe cover, invert elevations, pipe size, and material.
(16)
All wet ponds shall be aerated.
(17)
Supporting hydrological and hydraulic calculations for the sizing of any drainage facilities and conveyance systems must be provided. All stormwater management facilities shall be designed and installed in accordance with the requirements of the Sussex County Soil Conservation District and the State of Delaware Division of Highways Rules and Regulations for Subdivision Streets. Stormwater management facilities shall be provided if the post-development flow off site exceeds the predevelopment flow (based on conditions at time of application) by a) 0.5 cubic feet per second for the two-year storm event; b) 1.0 cubic feet per second for the ten-year storm event. In no case shall stormwater runoff from a property be discharged onto an adjacent property without a written legal agreement with the affected property owner and the approval of the Town of Ocean View.
(18)
Although the approval of stormwater management systems for proposed developments with total disturbed areas of more than 5,000 square feet falls under the jurisdiction of the Sussex County Soil Conservation District, all plans and supporting calculations must also be provided to the Town of Ocean View. In the event that the proposed development results in less than 5,000 square feet of disturbed area, the Town of Ocean View will approve all stormwater management systems.
(19)
Final plans shall include the establishment of a ten-foot-wide drainage easement on each side of all property lines. The Town of Ocean View reserves the right to require larger easements, as may be necessary.
(20)
Location and size of sanitary sewer lateral(s) and cleanout(s), with invert elevations at main sewer line and at cleanout(s). Sanitary sewers shall be properly installed and connected to the sanitary sewer system in accordance with the requirements of the Sussex County Engineer.
(21)
Full construction details and design calculations for proposed grinder pumps and force mains, if applicable.
(22)
The size and location of all lateral water lines, curb stops and valve covers and detailed drawings of connections to the Town water distribution line. Water lines shall be properly installed and connected to the water distribution system in accordance with the requirements of the Code of the Town of Ocean View.
(23)
All other necessary construction details (retaining walls, etc.). If a retaining wall is proposed over three feet in revealed height, structural plans must be provided (signed, dated, and sealed by a Delaware professional engineer).
(24)
Final erosion and sediment control plans in accordance with DNREC standards to include:
(25)
A signed, dated, and sealed professional engineer/surveyor certification containing the information shown in Figure 6.
(26)
A signed and dated owner's certification stating containing the information shown in Figure 6.
E.
As-built development plans. Upon completion of all construction improvements, an as-built survey plan must be submitted to the Town and reviewed by the Town Engineer for conformance with the approved site grading plan. The Town must approve the individual lot as-built plan before issuance of a certificate of occupancy for said property.
F.
Requirements for final approval.
(1)
The applicant shall submit an electronic/digital copy (.PDF file) of the plans, drawings and supporting materials to the Administrative Official.
(2)
Upon approval of the as-built site plan by the Town Engineer and prior to the issuance of a certificate of occupancy, four plans, signed and sealed by the Engineer or surveyor and signed by the applicant shall be submitted to the Administrative Official for recordation with the Sussex County Recorder of Deeds.
(3)
Prior to the issuance of a certificate of occupancy, final inspections and approvals for all improvements must be granted by the Administrative Official, Town Engineer, and Sussex Soil Conservation District (if applicable).
Figure 6. Single Lot Development Certifications  |
§ 140-101 Approval process.
§ 140-102 Concept plan.
A.
Definition. A "concept plan" is a drawing of a development plan of sufficient accuracy to be used for discussion only.
B.
Prior to submitting a preliminary development plan, a concept plan shall be submitted to the Planning and Zoning Commission to be used as the basis for discussion and to receive direction on preparation of the preliminary plan, but not for approval or disapproval.
C.
Depending on the type and scope of a development proposal, the Administrative Official shall determine the need for technical expertise or the establishment of a Technical Advisory Committee (TAC). Should the need for a TAC be warranted, the TAC shall be defined and conducted as provided for in Article VII, § 140-52B.
D.
Suggested information.
(1)
Tract boundaries, accurately labeled; existing rights-of-way and easements; area of subject property.
(2)
A location map showing where the development is located.
(3)
North point.
(4)
Approximate written or graphic scales.
(5)
Required and proposed zoning district data.
(6)
Significant topographical one-foot contour intervals and physical features, stream and floodplain location, and wetlands locations.
(7)
Existing and proposed general street and lot layout, open space, and recreation plan.
(8)
Location of existing utilities, conceptual layout of proposed utilities, conceptual layout of stormwater management, and drainage facilities.
(9)
Name and address of the owner and applicant.
(10)
Locations of proposed uses, including types of dwellings and commercial structures.
(11)
Date of plan submission and each revision.
(12)
Other information needed by the Planning and Zoning Commission to provide guidance and direction to an applicant on preparing a preliminary plan.
(13)
The plan shall be prepared by a Delaware registered engineer, surveyor, or architect.
§ 140-103 Preliminary development plan.
A.
Definition. A "preliminary development plan" is a detailed map showing the proposed layout of a site, parcel, tract, land, property, or residential planned community submitted for preliminary approval.
B.
Planning and Zoning Commission responsibility. The Planning and Zoning Commission shall review and take action on each preliminary development plan.
C.
Compliance with PLUS. No development plan, subject to review pursuant to the Preliminary Land Use Service (PLUS) authorized in Title 29, Chapter 92, of the Delaware Code and/or the provisions of any memorandum of understanding between the Town and the Office of State Planning Coordination, shall receive preliminary approval until the Office of State Planning Coordination has provided written comments to the Town.
E.
Plan contents. The preliminary development plan shall include the following:
(1)
Name or identified title of the proposed subdivision or development and of the Town, county and state;
(2)
North point, graphic scale, written scale and date, including the month, day and year that the original drawing was completed, the month, day and year that the original was revised, for each revision, and a clear and concise description and location of the changes made in each revision;
(3)
Name of record owner (and developer) with certification of approval of the plan;
(4)
Name and address of registered engineer, or surveyor, responsible for the plan and signature blocks for approvals;
(5)
The current names of all abutting landowners or subdivisions, and the names of the owners of all adjacent unplotted land;
(6)
A key map, for the purpose of locating the property being subdivided, drawn at reasonable scale and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries, and recorded subdivision plans existing within 200 feet of any part of the property. Also, the approximate distance to all nearby existing streets shall be shown, and a title, scale and North point shall be indicated;
(7)
Total tract boundaries of the property being developed, showing bearings and distances, and a statement of total acreage of the property;
(8)
Contour lines at vertical intervals of not more than one foot. The datum shall be U.S. Coast and Geodetic Survey (U.S.C.&G.);
(9)
Location and elevation of the datum used shall be a known, established U.S.C.&G.; bench mark;
(10)
All existing water lines, fire hydrants, utility transmission lines, culverts, bridges, railroads, watercourses, easements, rights-of-way and other significant man-made or natural features within the proposed subdivision and within 100 feet outside of the boundaries of the proposed subdivision or land development;
(11)
The location and present use of existing buildings and structures, mature trees standing alone, outer limits of tree masses, woodlands and other existing vegetation, and the location of floodplain, wetlands and other natural features which may affect the location of proposed streets or buildings;
(12)
All existing streets, including streets of record (recorded, but not constructed), on or abutting the tract, including names, rights-of-way, cartway (pavement) widths, and approximate grades with tie-ins;
(13)
Proposed development, including:
(a)
Location and width of all streets and rights-of-way, with a statement of any conditions governing their use;
(b)
Suggested street names. These should be in conformance with the provision of Chapter 185 and coordinated with Sussex County 911 Addressing and Mapping Department.
(c)
Utility easement locations;
(d)
Building setback lines along each street, side and rear yard lines;
(e)
Lot lines with bearings and distances;
(f)
Lot numbers and a statement of the total number of lots and parcels;
(g)
A statement of the intended use of all nonresidential lots and parcels and acreage of such lots or parcels;
(h)
Sanitary and storm sewers (and other drainage facilities), with the grades, size and material of each indicated, and any proposed connections with existing facilities;
(i)
Parks, playgrounds and other areas dedicated or reserved for public use, with any conditions governing such use;
(j)
Stormwater management plan, and erosion and sedimentation control plan;
(k)
Proposed landscaping and lighting;
(l)
Proposed sidewalks and walkways; and
(m)
Demarcation of existing vegetation to remain or to be removed.
(14)
Certification of plan accuracy;
(15)
Certification of ownership;
(16)
Purpose note;
(17)
Tax parcel numbers for all subject properties;
(18)
Zoning district designation (existing and proposed);
(19)
Source of title;
(20)
Total site gross and net acreage;
(21)
Numbers of existing and proposed lots and/or dwelling units;
(22)
For nonresidential developments, existing and proposed building gross floor areas; and
(23)
Calculation of required parking and number of existing and proposed spaces;
(24)
Legend.
F.
Supplemental data. The preliminary plan shall be accompanied by the following data:
(1)
Preliminary improvement construction plan, containing the following information:
(a)
A preliminary plan for the surface drainage facilities of the tract to be developed, including stormwater runoff calculations for the watershed and entire property being developed, and showing the proposed method of accommodating the anticipated runoff; all soils mapping and soil data.
(b)
Preliminary designs of any bridges or culverts which may be required. Such designs shall meet all applicable standards of DelDOT and shall be subject to the approval of the Town Engineer.
(2)
Wetlands report. Wetlands delineation and wetlands mitigation plan prepared by a Delaware registered engineer, surveyor, biologist, or other environmental scientist, or other environmental scientist with experience and qualifications in wetlands delineation prepared pursuant to Article II, Chapter 116.
(5)
Traffic study: operational analysis report prepared by a Delaware registered engineer with experience and qualifications in the preparation of operational analysis and traffic impact studies.
(6)
Title search: title search of the pertinent property that includes at least ownership of the property, easements, deed restrictions and other similar information.
G.
Additional information. The Planning and Zoning Commission may request any additional information needed to make an informed decision.
H.
Referrals to other agencies. Each preliminary development plan shall be referred to the following agencies and departments:
(1)
Sussex Conservation District;
(2)
Water provider;
(3)
Sewer provider;
(4)
Delaware Department of Transportation;
(5)
Sussex County 911 Addressing;
(6)
State Fire Marshal's office;
(7)
Electricity provider;
(8)
Natural gas provider;
(9)
Delaware Department of Natural Resources and Environmental Control;
(10)
Army Corps of Engineers;
(11)
Town Engineer; and
(12)
Other agencies as needed.
I.
Review and approval.
(1)
Before taking action on a preliminary development plan, the Planning and Zoning Commission shall allow sufficient time for the Office of State Planning Coordination, departments, and agencies to comment on the plan.
(2)
The Planning and Zoning Commission may approve a preliminary development plan with conditions.
(3)
The applicant is responsible for demonstrating, to the satisfaction of the Planning and Zoning Commission, compliance with conditions as a prerequisite to final development plan approval.
[Amended 11-18-2014 by Ord. No. 317]
§ 140-104 Final development plan.
A.
Definition. A "final development plan" is a detailed map showing the layout of a site, parcel, tract, land, property, or residential planned community submitted for final approval and that incorporates the conditions on which approval of the preliminary development plan was based.
B.
Required information.
(1)
Revision block and revision summary table.
(2)
Title sheet and general sheet containing the following information:
(a)
Title of project and address;
(b)
Phase of project if applicable;
(c)
Developer's name, address, phone, and fax number;
(d)
Design engineer's name, address, phone and fax number;
(e)
Drawing index;
(f)
Certification and signature blocks. See Figure 7;
(g)
Location map showing location of project within the Town and related area streets. The scale shall be no smaller than one inch equals 1,000 feet;
(h)
Phasing map if drawings are for one phase of the development;
(i)
Design engineer's seal and signature; and
(j)
General legend.
(3)
General notes. The following minimum general notes shall appear on construction improvement plans:
(a)
Construction shall meet the requirements of DelDOT Specifications for Road and Bridge Construction and Standard Construction Details, latest edition, and all applicable agencies having jurisdiction over this work.
(b)
All sanitary sewer mains and force mains shall have a minimum cover of 36 inches and all water mains shall have a minimum cover of 42 inches as measured from top of pipe to proposed grade. Sewer laterals shall be six inches in diameter and have a minimum cover of three feet.
(c)
There shall be a minimum horizontal separation between water mains and sanitary sewer mains or force mains of 10 feet, as measured edge to edge. There shall be a minimum vertical separation of 18 inches between water mains and sanitary sewer mains or force mains at crossings. One full length of water pipe shall be located so both joints will be as far from the sewer as possible at crossings.
(d)
There shall be a minimum vertical separation of 12 inches between any storm drain pipe and any water main or sewer main. If 12 inches cannot be maintained, a minimum of six inches is required, and provisions shall be made acceptable to the Town of Ocean View for properly encasing the pipe in concrete.
(e)
Topography was measured by (fill in blank) on (fill in blank) (dates). Elevations are based on Control Monument (fill in blank) with an elevation of (fill in blank) NAVD 88.
(f)
Horizontal datum is based on Delaware State Grid NAD 83 Control Monuments (fill in blank).
(g)
Hydric soils are (or are not) indicated on this site by the Sussex County Soil Survey. Hydric soils have been inspected by (fill in blank), a Delaware registered engineer, biologist, or other environmental scientist with experience and qualifications in wetlands delineation.
(h)
Soils investigation and pavement design for streets to be dedicated to the Town of Ocean View were performed by (fill in blank).
(i)
The storm drainage system to be dedicated to the Town of Ocean View has been designed using the criteria of the DelDOT Rules and Regulations for Subdivision Streets latest revision.
(j)
Number of dwelling units referenced to each type of housing.
(k)
Number of units and proposed usage for commercial, institutional or similar category of buildings.
(4)
Site and grading plans.
(a)
The scale shall be no less than one inch equals 20 feet for small projects and no greater than one inch equals 40 feet for large projects.
(b)
North arrow.
(c)
The existing and proposed legend if different from the main legend.
(d)
Special drawing notes.
(e)
Location, elevation and description of all the project bench marks.
(f)
Property lines, lot lines, lot numbers, and rights-of-way, and easements with bearings and distances, and location of all monuments and references.
(g)
Location of all existing and proposed structures and buildings with unit numbers.
(h)
Beginning and end of proposed construction, including phase limits and off-site improvements where applicable.
(i)
Existing and proposed street names.
(j)
Stormwater management facilities, drainage pipe, culverts, slopes, and invert elevation and pipe material. A pipe schedule and a drainage structure schedule shall be included on each sheet. These schedules shall list the structure ID, type, invert and top elevation, Pipe ID, size, length, invert elevations, slope and type. Pipe angles shall be listed in the structure schedule and shall not exceed the maximum values listed in the DelDOT Subdivision Streets Manual.
(k)
Location of all drainage facilities and public utilities.
(l)
Existing and proposed contours (minimum of one-half-foot vertical intervals) with major vegetation noted. Provide this information within a minimum of 200 feet beyond the property line or proposed improvements. Spot elevations shall be provided at building corners, driveways and other locations sufficient to verify proper slopes for surface drainage and minimum cover above pipes is achieved.
(m)
Ownership of abutting properties.
(n)
Width of street paving, curblines and sidewalks.
(o)
Outfall ditches shall be shown for a minimum of 1,000 feet from the property line. Elevation shall be taken at a maximum of fifty-foot intervals.
(p)
Recreation, open space, common use areas, and parking.
(q)
Intersection geometry and grading, sight distances.
(r)
Stationing of roads with curve data, points of tangent and curve; survey references to horizontal control.
(s)
Curbing locations with type denoted, plus top and bottom elevations, at all changes in elevations, including at all depressed curbs and minimum one-hundred-foot intervals.
(t)
Sidewalk and ADA ramp locations with sufficient spot elevations to verify compliance with ADA guidelines.
(u)
Center-line street data with bearings, distances, and curve data and stations corresponding to the profile.
(v)
Traffic signage and striping plans.
(w)
Entrance plans including all required on-site and off-site improvements, M.O.T., etc. This information may be shown on a separate entrance plan.
(5)
Utility (water and sewer) plans. Plans shall be prepared in accordance with the appropriate utility agencies, and at a minimum shall provide the following information:
(b)
Location of all existing water mains, valves, hydrants, services, meters, etc.;
(c)
Location and sizes of all proposed water lines with stationing;
(d)
Locations of proposed valves, fittings, meters, services and fire hydrants;
(e)
Property lines with details of existing and proposed utility easements where required;
(f)
Proposed manhole numbers;
(g)
Beginning and end of proposed construction, and connections to existing and future utilities;
(h)
Locations of proposed service lines;
(i)
Location of all other drainage facilities and public utilities;
(j)
Provide profiles to include verification of sufficient clearance at all utility crossings;
(k)
All existing sanitary sewer facilities (i.e., manholes and pipelines) and labeled for inverts and size;
(l)
Location, sizes, type and slope of all proposed sanitary sewer lines with stations corresponding to the profiles;
(m)
Location of all manholes with grades and invert elevations; and
(n)
Location of proposed laterals, wyes, cleanouts, etc.
(6)
Pumping stations and force mains. Plans shall be prepared in accordance with the standards established by the Sussex County Engineering Department, and at a minimum shall provide the following information:
(b)
Metes and bounds for property lines to be deeded to the Town with details of any easements where required;
(c)
Electrical service with transformers, equipment cabinet, generator, etc.;
(d)
Related landscaping;
(e)
Pump and system curves showing the system's flow and total dynamic head for both proposed and future demands and conditions;
(f)
Design calculations for average daily flow, peak factor, and volume of wet well calculations; and
(g)
Force main and stationing.
(7)
Street profiles.
(a)
The horizontal scale shall be identical to the horizontal plan. Vertical scale shall be 1/10 of the horizontal scale.
(b)
Existing and proposed grades with elevations noted at fifty-foot intervals except twenty-five-foot intervals for vertical curves.
(c)
Vertical curve data: the length of curve; PVC, PVI, and PVT elevations; elevation of high or low point.
(d)
Drainage pipes and outfalls.
(e)
Street name.
(f)
Stationing, high points, low points, vertical curves, longitudinal slope along the center line.
(g)
Existing and proposed utilities to include location of all utility and storm drain crossings.
(8)
Profiles for sanitary sewers and force mains not shown on the street profiles. Plans shall be prepared in accordance with the standards established by the Sussex County Engineering Department, and at a minimum shall provide the following information.
(a)
The horizontal scale shall be identical to the horizontal plan. Vertical scales shall be 1/10 of the horizontal scale.
(b)
Profiles of existing and proposed ground surface over the pipe with elevations at the top of manholes and air release vaults and at the inverts line.
(c)
Pipe size, material, slope, manholes, air release vaults, manhole and air release valve numbers, bends and any necessary concrete encasements.
(d)
Location of all utility and storm drain crossings.
(e)
Cross section or profile of each location where a proposed water main crosses a sewer, storm drain or other significant utility.
(9)
Additional information.
(a)
Copies of applicable utility, street and storm drain details per standard construction details as provided by the Town for all facilities proposed to be dedicated to the Town.
(b)
Dimension all manhole, inlet box or air release valve vault details for each location installed.
(c)
Street cross section.
(d)
Curbing type(s), sidewalks, curb cuts, driveways aprons, ADA ramps, etc.
(e)
Details for all entrance, including all necessary improvements to both DelDOT-maintained and Town-maintained streets. These details may be provided on a separate entrance plan.
(f)
Miscellaneous structures, such as retaining walls, headwalls, outlet structures, etc., and include all information necessary to construct the structures. Information shall include type of materials, subgrade preparation, type and thickness of aggregate base if needed, complete labeling and dimensioning of all reinforcement, etc.
(g)
Utility details.
(h)
Stormwater management details, including cross sections of all facilities.
(i)
Erosion and sedimentation control.
(j)
Trench restoration.
(k)
Signs and stripping.
(l)
Lighting and landscaping.
§ 140-105 Record plat.
A.
Definition. A "record plat" is a map depicting the details of a subdivision or development plan that needs to be recorded with the County Recorder of Deeds.
B.
Any notes appearing on record plats are considered deed restrictions.
C.
Approval of record plat required. The Recorder of Deeds shall not record any plat of a subdivision or development plan to be located within the Town unless the plat has been approved by the Town pursuant to this chapter.
D.
Land transfers, building permits, occupancy certificates. Until and unless a record plat has been approved pursuant to this chapter and recorded by the Recorder of Deeds, none of the following actions shall take place:
E.
Responsibility following record plat approval.
(1)
The applicant is responsible for submitting a record plat to the County Recorder of Deeds for recordation.
(2)
Following recordation, the applicant shall return at least one paper copy and a digital copy to the Administrative Official.
Figure 7. Development Plan Certifications, Statements, and Approvals [Amended 11-18-2014 by Ord. No. 317]  |
Figure 8. Development Plan Review Process  |