[Ord. 2002-05-02, 5/20/2002, § 400]
Before any land is to be subdivided or developed, the applicant
shall apply for and secure approval of the subdivision and/or land
development plans in accordance with this chapter.
[Ord. 2002-05-02, 5/20/2002, § 401; as amended
by Ord. 2010-03-01, 3/22/2010, § I]
1.
All applications for subdivision and/or land development shall be
classified as Sketch Plans, Preliminary Plans, Final Plans or Minor
Plans, as defined in this chapter.
2.
An application will not be deemed complete unless the applicant has
paid all applicable filing fees and the plans conform to the plan
requirements of this chapter.
3.
All plans shall be accompanied by a completed Township Subdivision
and Land Development Application Form and Subdivision and Land Development
Plan Submission Checklist (see Appendix).
4.
Within the time period permitted by the MPC, the applicant may submit
a plan of substitution, which replaces the originally submitted plan.
A plan of substitution shall be permitted only before the Board officially
acts on the originally submitted plan.
5.
It is recommended that any applicant considering a subdivision and/or
land development proposal meet with Township staff prior to making
a formal plan submission.
6.
Subdivision applications creating a single new building lot are not considered minor subdivisions and such applications are required to submit a completed plan submission as required by §§ 22-403 and 22-404 of this chapter. Subdivision proposals creating a single new building lot must establish a plan for all required improvements under this chapter in those cases where there is additional vacant land for future subdivision of additional lots.
7.
All plan submissions shall include two compact discs (CDs) that include
PDF copies of all the plan sheets, supporting documentation and any
other application material included in this submission.
8.
Notification Requirements. The applicant for a subdivision or land
development shall, with the submission of a preliminary plan, notify
all surrounding property owners (minor subdivision-adjacent property
owners and major subdivisions and land developments within 1,000 feet
of the proposed development perimeter). The notice shall state that
a subdivision or land development plan has been filed for the property
(indicate tax map parcel number) and shall state that the Township
office will schedule the meetings at which the plans will be reviewed.
The developer shall include in the notice the date the plan is scheduled
for the initial Township Planning Commission meeting. The notice shall
include a copy of the proposed development plan showing proposed lots
and streets and perimeter roads. The plan shall be either 8 1/2
inches by 11 inches or 11 inches by 17 inches. The notification shall
be sent within five days of the time the plans are submitted to the
Township. The applicant shall submit an affidavit to the Township
setting forth the list of the names and addresses to which notices
have been sent and include the content of the notice. The affidavit
shall be supplied by the applicant to the Township five days prior
to the first meeting of the Planning Commission at which the plans
are to be discussed. The applicant shall post the property at the
time of preliminary plan submission. The sign must be readable, maximum
size of two feet by three feet and state that the property is the
subject of a subdivision or land development with New Britain Township,
(215) 822-1391, for any questions.
[Ord. 2002-05-02, 5/20/2002, § 402; as amended
by Ord. 2010-03-01, 3/22/2010, §§ II, III]
1.
Purposes. The purposes served by a sketch plan are to inform the
Township of an applicant's intent to subdivide and/or develop
a property, and graphically show the concepts and extent of the proposal.
A sketch plan allows the Township to provide guidance to an applicant
so that overall layout and design issues can be resolved prior to
preparation of preliminary plans. The preliminary plan approval process
may then be able to proceed more efficiently. Sketch plans may also
show how a tract of land may be further subdivided or developed in
cases where only a portion of a property is currently under an active
proposal.
2.
Sketch plans shall have no legal standing with regard to any future
plan approvals and shall be considered solely as a guide for future
development.
3.
Applicants are encouraged but not required to submit a sketch plan
for any subdivision and/or land development proposal.
4.
Sketch Plan Processing Procedures:
A.
The applicant shall make a request to the Township Zoning Office
to be scheduled on a Planning Commission meeting agenda for an informal
discussion of the sketch plan.
B.
The applicant shall appear at the scheduled meeting to explain the
plan and to discuss issues identified by the Planning Commission.
The applicant should be prepared to discuss significant issues including,
but not limited to, land use proposed (residential, commercial, industrial,
etc.), density or intensity of proposal; access to the subject site,
including intersection locations and road realignments; site plan
design, including subdividing, roads, buildings, common areas, curbs,
sidewalks and pedestrian walkways and open space.
C.
The Township Planning Commission may make suggestions and recommendations
to the applicant during the meeting at which the plan is discussed.
Suggestions and/or recommendations shall be summarized in the minutes
of the Township Planning Commission for reference by the applicant.
D.
The applicant may request a review by the Township Engineer. If so,
the applicant shall be required to execute a professional services
agreement and post financial security to reimburse the Township for
the costs of such review.
E.
The applicant may present alternative sketch plans provided that
appropriate agenda time has been scheduled in advance.
5.
ERSAP Plan Requirements and Processing Procedures.
A.
The applicant is required to submit an ERSAP (existing resource and
site analysis plan) for residential subdivisions involving six or
more new lots. For nonresidential projects, an ERSAP submission is
required for all developments unless otherwise waived by the Board
of Supervisors.
B.
The ERSAP submission procedure is as follows:
(1)
The applicant shall submit an ERSAP application to the Township
zoning office.
(2)
The application shall be accompanied by an aerial photograph
of the property at a legible scale to show the extents of the tract
as well as the surrounding area up to 1,600 feet from the tract boundary.
(3)
The application should also include a sketch of the proposed
subdivision or development. Although the Township encourages the applicant
to contact an engineering professional, sketch plans can be prepared
by the applicant.
(4)
Once the aerial photograph and sketch plan have been received,
the zoning office shall coordinate a site visit with the applicant,
Township staff and elected officials. The purpose of the visit is
to familiarize officials with the property's existing conditions
and special features, to identify potential site design issues, and
to provide an informal opportunity to discuss site design concepts,
including the general layout of a designated required open space (if
applicable), potential locations for proposed buildings and street
alignments, stormwater management concepts, and protection of resources
(natural and historic). Comments made by the Township representatives
or their staff and consultants shall be as only advisory and are not
binding on either the Township or the applicant. It shall be understood
by all parties that no formal recommendations can be offered, and
no official decisions can be made, at the site visit or during the
sketch plan process.
(5)
Following the site visit and prior to the first plan submission,
the applicant shall meet with Township officials to discuss the findings
of the site visit and to develop a mutual understanding on the general
approach for subdividing and/or developing the property. At the discretion
of the Township, this conference may be combined with or occur during
the site visit.
[Ord. 2002-05-02, 5/20/2002, § 403]
1.
The applicant shall submit the appropriate number of copies of the
preliminary plan to the Township Zoning Office during normal business
hours. The applicant shall also submit the appropriate number of copies
of the preliminary plan to the outside agencies listed on the Land
Development Plan Submission Checklist provided in the Appendix.
2.
The application for approval of the preliminary plan shall be in
accordance with the MPC.
3.
Township Planning Commission Review and Recommendation.
A.
As part of its review of the preliminary plan, the Township Planning
Commission shall consider the recommendations of the Township Engineer,
Bucks County Planning Commission, other consultants and agencies.
B.
The Planning Commission shall determine whether the preliminary plan complies with the requirements, objectives and intent of this chapter, the Township Zoning Ordinance [Chapter 27], the Township Comprehensive Plan and any other Township ordinance or official plan.
C.
The Planning Commission shall make one of the following recommendations
to the Board in a written report or within the minutes of the Planning
Commission meeting:
4.
Board Action.
A.
Time Period. The Board shall act in accordance with the MPC. If the
applicant has agreed in writing to an extension or a waiver of the
time period, it shall begin upon the expiration date of the original
acceptance date or the expiration date of subsequent time extension(s).
B.
County Planning Commission Report. The Board shall not act on an
application until the Bucks County Planning Commission report of its
recommendations is received, or until the expiration of 30 days from
the date the application was accepted for review by the county in
accordance with the MPC.
C.
Decision. The Board shall consider the preliminary plan application
at one or more of its public meetings in accordance with the MPC.
The preliminary plan shall comply in all respects with applicable
Township ordinances and any variances that have been granted by the
Zoning Hearing Board. Based on the recommendations of the Township
Planning Commission, Township Engineer, Bucks County Planning Commission
and other consultants or agencies, the Board shall do one of the following:
(1)
Approval of Preliminary Plan. If the Board approves a preliminary
plan, written notification shall be sent in accordance with the MPC.
(2)
Approval of Preliminary Plan Subject to Conditions. If the Board
approves a preliminary plan, conditioned upon the performance of any
act or the obtaining of any other approval or permit by the applicant,
the applicant shall be given the opportunity to accept or reject the
conditions in accordance with the MPC.
(3)
Denial of Preliminary Plan. If the Board denies approval of
a preliminary plan, written notification shall be sent to the applicant
in accordance with the MPC.
D.
Written Notification. Written notification of the Board's decision
shall be in accordance with the MPC.
E.
Approval of the preliminary plan shall constitute conditional approval
of the subdivision and/or land development as to the character and
intensity, but shall not constitute approval of the final plan or
authorize the sale of lots or construction of buildings.
5.
The effective period of preliminary plan approval shall be in accordance
with the MPC.
[Ord. 2002-05-02, 5/20/2002, § 404]
1.
The applicant shall submit the appropriate number of copies of the
final plan to the Township Zoning Office during normal business hours.
The applicant shall also submit the appropriate number of copies of
the final plan to the outside agencies listed on the Land Development
Plan Submission Checklist provided in the Appendix.
2.
The application for approval of the final plan shall be in accordance
with the MPC.
3.
Township Planning Commission Review and Recommendation.
A.
As part of its review of the final plan, the Township Planning Commission
shall consider the recommendations of the Township Engineer, Bucks
County Planning Commission, other consultants and agencies.
B.
The Planning Commission shall determine whether the final plan complies with the requirements, objectives and intent of this chapter, the Township Zoning Ordinance [Chapter 27], the Township Comprehensive Plan and any other Township ordinance or official plan.
C.
The Planning Commission shall make one of the following recommendations
to the Board in a written report or within the minutes of the Planning
Commission meeting:
4.
Board Action.
A.
Time Period. The Board shall act in accordance with the MPC. If the
applicant has agreed in writing to an extension or a waiver of the
time period, it shall begin upon the expiration date of the original
acceptance date or the expiration date of subsequent time extension(s).
B.
County Planning Commission Report. The Board shall not act on an
application until the Bucks County Planning Commission report of its
recommendations is received, or until the expiration of 30 days from
the date the application was accepted for review by the county in
accordance with the MPC.
C.
Decision. The Board shall consider the final plan application at
one or more of its public meetings in accordance with the MPC. The
final plan shall conform to the approved preliminary plan, with recommended
revisions (if any) and shall also comply in all respects with applicable
Township ordinances and any variances or waivers that have been granted
by the Zoning Hearing Board and/or Board. Based on the recommendations
of the Township Planning Commission, Township Engineer, Bucks County
Planning Commission, and other consultants or agencies, the Board
shall do one of the following:
(1)
Approval of Final Plan. If the Board approves a final plan,
written notification shall be sent in accordance with the MPC.
(2)
Approval of Final Plan Subject to Conditions. If the Board approves
a final plan, conditioned upon the performance of any act or the obtaining
of any other approval or permit by the applicant, the applicant shall
be given the opportunity to accept or reject the conditions in accordance
with the MPC.
(3)
Denial of Final Plan. If the Board denies approval of a final
plan, written notification shall be sent to the applicant in accordance
with the MPC.
D.
Written Notification. Written notification of the Board's decision
shall be in accordance with the MPC.
E.
Approval of the final plan shall not constitute approval of the record
plans or authorize the sale of lots or construction of buildings.
5.
The effective period of final plan approval shall be in accordance
with the MPC.
[Ord. 2002-05-02, 5/20/2002, § 405; as amended
by Ord. 2010-03-01, 3/22/2010, § IV]
1.
Minor plans may be submitted and processed for only lot line adjustments
and minor land developments, as defined in this chapter.
2.
Applications that qualify as minor plans may be submitted for concurrent
preliminary and final plan approval, and shall comply with the final
plan submission and review procedures and recording final plans.
3.
The Board may require the standard preliminary plan and final plan
submissions in place of a minor plan.
4.
All minor subdivision plans and lot line changes shall be reviewed
by the Planning Commission before appearing before the Board of Supervisors.
[Ord. 2002-05-02, 5/20/2002, § 406; as amended
by Ord. 2010-03-01, 3/22/2010, §§ V, VI]
1.
Record Plan Requirements. No final plan shall be recorded for any
subdivision and/or land development until the applicant has completed
the following requirements:
A.
If the final plan is approved with a public sewer system, the applicant
shall provide the Township with a copy of the approved sewer agreement,
including reservation of capacity with the Chalfont-New Britain Township
Joint Sewage Authority.
B.
If the final plan is approved with on-lot sewage disposal system(s),
the applicant shall provide the Township with a permit from the Bucks
County Department of Health for each proposed lot.
C.
The applicant shall provide the Township with proof of approval from
the Pennsylvania Department of Environmental Protection for the required
sewage facilities planning module or planning module exemption.
D.
If the final plan is approved with a public water supply system,
the applicant shall provide the Township with a copy of the approved
water agreement with the appropriate water authority.
E.
The applicant shall obtain written approval from the Township Fire
Marshal's Office.
F.
If the final plan is approved with a private individual well(s),
the applicant shall comply with the Township's well construction
standards and permitting procedures.
G.
The applicant shall submit copies of all necessary permits/approvals
from the applicable regulatory agencies, authorities, or departments.
H.
If the final plan is approved with public streetlights, the applicant
shall submit a streetlight petition to the Township in accordance
with the requirements of the MPC.
I.
Legal descriptions for all proposed easements, rights-of-way, deed
restricted areas, etc., shall be submitted to the Township Engineer
for review. Upon the Township Engineer's approval, the Township
Solicitor shall prepare the required documents including grants of
easement, deeds of dedication, stormwater maintenance agreement, operation
and maintenance agreement, etc.
J.
The applicant shall execute the required financial security and development
agreement(s) as prepared by the Township Solicitor, and shall post
the required financial security with the Township. For minor subdivision
and land developments, in lieu of preparing a financial security agreement,
the Board of Supervisors may defer the improvements and posting of
the financial security until building permit application provided
a note is added to the plan and a separate unilateral declaration
of covenants, restrictions and conditions is executed by the applicant
to provide notice to future lot owners of the escrow requirement.
K.
The applicant shall have paid in full all Township-incurred legal,
engineering, planning and administrative costs relative to the plan
submission.
2.
Submission Record Plans.
A.
Six paper copies of the final plan to be recorded shall be submitted
directly to the Township Engineer for review and execution, prior
to approval by the Board. The final plan shall bear the signature
of the landowner(s) of record, notary public, the signature and seal
of the registered professional engineer and surveyor responsible for
the plans, and signature of an official of the Bucks County Planning
Commission.
B.
At the time of record plan submission, the applicant shall also submit
to the Township Engineer:
(1)
Five complete paper sets (rolled) of the final plans for construction;
and
(2)
One electronic copy of all drawings on CD ROM media in PC language
in either DWG or DEF Vector format. The information on the electronic
plan shall be the same in exact detail as the final plans to be recorded.
In the event that electronic submission is not possible, the applicant
may request preparation of an electronic plan by the Township Engineer.
All expenses associated with preparation of the electronic plan by
the Township Engineer shall be considered review expenses incurred
by the Township on behalf of the applicant.
C.
Within 90 days following Board approval of the Record Plan, the Township
Zoning Officer shall record all final plans at the Office of the Recorder
of Deeds of Bucks County. The Township will notify the applicant when
recorded copies of the plans are available to be picked up at the
Township Zoning Office.
3.
Effect of Recording. After a subdivision and/or land development
has been duly recorded, the streets, utilities, parks and other public
improvements shown thereon shall be considered to be a part of the
official map of the Township. All streets, parks and other public
improvements shall be deemed to be a private and the responsibility
of the applicant until such time as the Township has accepted/approved
by resolution the improvements, and the deeds of dedication have been
recorded in the Office of the Recorder of Deeds of Bucks County.
