A.
There are three stages in the procedure for approval
of subdivision and land development plans. These stages are required
to enable the Upper Southampton Township Planning Commission and Board
of Supervisors to have an adequate opportunity to review the submission,
and to ensure that their formal recommendations are reflected in the
final plan.
B.
The separate stages of approval require the submission
of a tentative sketch, a preliminary plan, and a final plan. These
plans differ in their purpose and required level of detail. The table
below indicates the required plans for the different types of submissions.
|
Plan Approval Stage
|
Type of Subdivision
| ||||
|---|---|---|---|---|---|
|
Plan
|
See Section
|
Minor Subdivision
|
Major Subdivision
|
Land Development
| |
|
Sketch
|
160-12 to 160-13
|
Not required
|
Recommended
|
Recommended
| |
|
Preliminary
|
160-14 to 160-17
|
Not required
|
Required*
|
Required*
| |
|
Final
|
160-18 to 160-21
|
Required
|
Required
|
Required
| |
|
NOTE:
|
|---|
|
*If the sketch plan is complete in detail, preliminary
plan requirements may be waived by the Planning Commission and the
Board of Supervisors.
|
A.
The purpose of the tentative sketch plan is to afford
the applicant the opportunity to consult early and informally with
both the Upper Southampton Township and Bucks County Planning Commissions
before preparation of the preliminary plan and formal application
for approval.
B.
During the tentative sketch plan procedure, the applicant
can advantageously make use of the services of both Planning Commissions
to help him analyze the problem of the development and plan more adequately
for its sound coordination with the community. The tentative sketch
plan procedure also affords both Planning Commissions the opportunity
to give informal guidance to the applicant at a stage when potential
points of difference can be more easily resolved. It can also simplify
official actions and save unnecessary expense and delay.
C.
Tentative sketch plans shall be submitted for all
apartment projects.
[Amended 1-21-1992 by Ord. No. 295]
The procedure for the tentative sketch plan
is as follows:
A.
Applicant prepares sketch plan and application.
B.
Applicant submits 12 copies of both the sketch plan
and the application to the Township Manager.
E.
Bucks County Planning Commission reviews sketch plan
and prepares analysis for review by the Upper Southampton Township
Planning Commission.
F.
At a regular meeting held following receipt of the
complete submission to the Township Manager, and receipt of the review
by the Bucks County Planning Commission, the Upper Southampton Township
Planning Commission shall:
[Amended 2-21-2006 by Ord. No. 375]
The purpose of the preliminary plan is to require
formal conditional approval in order to minimize changes and revisions
before final plans are submitted.
A.
The preliminary plan and all information and procedures
relating thereto shall in all respects be in compliance with the provisions
of these regulations, except where variation therefrom may be specifically
recommended during a sketch plan review by the Planning Commission.
B.
No preliminary plan shall be required in the case
of minor subdivisions. Preliminary plans for all other types of subdivisions
and land developments shall be submitted unless this requirement is
waived by the Board of Supervisors.
[Amended 1-21-1992 by Ord. No. 295]
An application fee and escrow deposit shall
be required for all preliminary plan submissions in accordance with
a fee schedule adopted by the Board of Supervisors.
[Amended 6-20-1989 by Ord. No. 268; 1-21-1992 by Ord. No.
295]
The procedure for the preliminary plan is as
follows:
A.
Applicant prepares preliminary plan and application.
B.
Applicant submits 18 copies (where applicable) of
the preliminary plan and application to the Township Manager.
D.
Township Manager shall distribute copies of the preliminary
plan and application to:
[Amended 3-18-2003 by Ord. No. 356; 2-21-2006 by Ord. No.
375]
(1)
Township Board of Supervisors: one copy.
(2)
Township Planning Commission: seven copies.
(3)
Bucks County Planning Commission: one copy.
(4)
Township Engineer: one copy.
(5)
Water and Sewer Authority: one copy.
(6)
Bucks County Soil and Water Conservation District:
one copy.
(7)
Township file: one copy.
(8)
Township Fire Marshal: one copy.
(10)
Township Streetlight Engineer: one copy (where
applicable).
(11)
Any plan containing existing trees that are
proposed to be protected/saved shall be submitted to and reviewed
by the Municipal Arborist.
(12)
Environmental Advisory Council: one copy.
(13)
Township Traffic Engineer: one copy (where applicable).
(14)
Park and Recreation Board (where applicable).
(15)
Historical Advisory Commission.
E.
Bucks County Planning Commission reviews preliminary
plan and prepares analysis for review by the Upper Southampton Township
Planning Commission.
F.
The Township Engineer shall review the engineering
considerations in the applicant's submission, and prepare a report
for the Planning Commission and Board of Supervisors.
G.
At a regular meeting following receipt of the complete
submission to the Township Manager, the Upper Southampton Township
Planning Commission:
(1)
Receives and reviews the applicant's submission.
(3)
Listens to the applicant's presentation and discusses
submission with the applicant.
(4)
Evaluates the applicant's submission, presentation,
discussion with the applicant, the County Planning Commission's report,
and the Township Engineer's report.
(5)
Determines whether the preliminary plan meets the
objectives and requirements of this chapter and other ordinances.
(6)
Prepares a report on the project for use by the Board
of Supervisors.
H.
Following receipt of the Township Planning Commission's
report, the Board of Supervisors shall:
(1)
Receive and review the applicant's submission.
(2)
Receive and review the reports by the Township Planning
Commission, the Township Engineer, Bucks County Planning Commission
and other township boards, commissions, and consultants.
(3)
Listen to the applicant's presentation and discuss
project with the applicant.
(4)
Evaluate the applicant's submission, presentation,
the discussion with the applicant, the Township Engineer's report,
and the Township Planning Commission's report, and other reviews or
reports submitted on the project.
(5)
Determine whether the preliminary plan meets the objectives
and requirements of this chapter and other ordinances.
(6)
Render a decision in writing and communicate it to
the applicant personally, or by mail to him at his last known address,
not later than 15 days following the decision. If changes in the preliminary
plan are required, the decision shall set forth the applicable provisions
of the ordinances which must be satisfied in order to obtain approval.
I.
If the plans of any water mains or sewer lines for
the tract have not been approved by the appropriate municipal authority,
the applicant may nevertheless obtain approval of his other preliminary
plans, if he accepts in writing, as a condition to be met before approval
of his final plans, the submission of the said sewer or water plans
duly approved by the appropriate authority; in the absence of such
acceptance, the Board shall not approve any of the preliminary plans,
and the municipal authority which has not approved the applicant's
plans shall promptly advise the Board of the reasons for its failure
to approve them.
J.
The Board of Supervisors shall render its decision
and communicate it to the applicant not later than 90 days following
the date of the regular meeting of the Township Planning Commission
next following the date of the application, provided that if the said
next regular meeting shall occur more than 30 days following the filing
of the application, the said ninety-day period shall be measured from
the 30th day following the day the application has been filed.
K.
Approval of the preliminary plan shall constitute
conditional approval of the subdivision or 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.
The purpose of the final plan is to require formal approval by the Board of Supervisors before plans for all subdivisions and land developments are recorded as required by § 160-8 of this chapter.
A final plan shall be submitted conforming to
the changes recommended during the preliminary or sketch plan procedure.
The final plan and all information and procedures relating thereto
shall in all respects be in compliance with the provisions of these
regulations, except where variation therefrom may be specifically
approved in writing by the Board of Supervisors.
[Amended 1-21-1992 by Ord. No. 295; 3-18-2003 by Ord. No.
356]
An application fee and escrow deposit shall
be required for all final plan submissions in accordance with a fee
schedule adopted by the Board of Supervisors.
[Amended 1-21-1992 by Ord. No. 295]
The procedure for the final plan is as follows:
A.
Applicant prepares final plan and application.
B.
Applicant submits 18 copies of the final plan and
application to the Township Manager.
C.
Township Manager shall distribute copies of the final
plan and application as follows:
[Amended 2-21-2006 by Ord. No. 375]
(1)
Township Board of Supervisors: one copy.
(2)
Township Planning Commission: seven copies.
(3)
Bucks County Planning Commission: one copy.
(4)
Township Engineer: one copy.
(5)
Secretary of Water and Sewer Authority: one copy.
(6)
Township file: one copy.
(8)
Bucks County Soil and Water Conservation District:
one copy (where applicable).
(9)
Environmental Advisory Council: one copy.
(10)
Township Traffic Engineer: one copy (where applicable).
(11)
Park and Recreation Board (where applicable).
(12)
Historical Advisory Commission.
D.
The Township Planning Commission shall:
(1)
Review all applicable reports from the Bucks County
Planning Commission, Township Engineer, Water and Sewer Authorities,
Pennsylvania Department of Transportation, Shade Tree Commission,
Environmental Advisory Commission and the Bucks County Conservation
District.
[Amended 2-21-2006 by Ord. No. 375]
(2)
Reevaluate the applicant's submission.
(3)
Determine whether the final plan meets the objectives
and requirements of this chapter and other applicable ordinances.
(4)
Recommend plan revisions so the plan will conform
to township regulations.
(5)
Recommend approval or disapproval of the final plan
in a report to the Supervisors.
E.
The Board of Supervisors shall:
(1)
Evaluate the applicant's submission, presentation,
their discussion with the applicant, the Township Engineer's report,
and the Township Planning Commission's report.
(2)
Determine whether the final plans meet the objectives
and requirements of this chapter and other ordinances, and whether
the sewer and water plans have been approved by the appropriate municipal
authority.
(3)
Communicate its decision in writing to the applicant
personally, or mail to him at his last known address, not later than
15 days following the decision. If changes in the final plan are required,
the decision shall set forth the features in which it fails to comply
with the applicable requirements.
In the case of minor subdivisions (as defined in § 160-7) it is the purpose of this section to provide a simplified procedure by which said minor subdivisions may be submitted and approved.
In the event that the proposed subdivision shall involve a change in the location of streets, sanitary storm sewers, water mains, culverts, and other municipal improvements, then the provision of this section on minor subdivisions shall not be applicable and the owner shall be required to comply with the requirements of § 160-21.
[Amended 1-21-1992 by Ord. No. 295]
An application fee and escrow deposit shall
be required for all preliminary plan submissions in accordance with
a fee schedule adopted by the Board of Supervisors.
[Amended 1-21-1992 by Ord. No. 295]
The procedure for minor subdivision final plans
is as follows:
A.
Applicant prepares minor subdivision plan and application.
B.
Applicant submits 12 copies of the minor subdivision
plan and application.
D.
Township Manager shall distribute copies of the plan
and application to:
[Amended 2-21-2006 by Ord. No. 375]
E.
Bucks County Planning Commission reviews the plan
and prepares analysis for review by the Upper Southampton Township
Planning Commission.
F.
At a regular meeting following receipt of the complete
submission to the Township Manager, the Upper Southampton Township
Planning Commission:
(1)
Receives and reviews the applicant's submission.
(2)
Receives and reviews report by the Bucks County Planning
Commission and Township Engineer.
(3)
Listens to the applicant's presentation and discusses
submission with the applicant.
(4)
Evaluates the applicant's submission, presentation,
discussion with the applicant, and the County Planning Commission's
report and the Township Engineer's report.
(5)
Determines whether the final plan meets the objectives
and the requirements of this chapter and other applicable ordinances.
(6)
Recommends approval or disapproval, or approval with
revisions and comments, to the Board of Supervisors in a report and
sends a copy to the applicant.
G.
The Board of Supervisors shall render its decision
and communicate it to the applicant not later than 90 days following
the date of the regular meeting of the Township Planning Commission
next following the date of the application, provided that if the said
next regular meeting shall occur more than 30 days following the filing
of the application, the said ninety-day period shall be measured from
the 30th day following the day the application has been filed. The
decision of the Board shall be in writing and shall be communicated
to the applicant personally, or mailed to him at his last known address,
not later than 15 days following the decision. If changes in the preliminary
plan are required, the decision shall set forth the applicable provisions
of the ordinances which must be satisfied in order to obtain approval.
[Amended 1-21-1992 by Ord. No. 295]
A.
Upon the approval of a final plat, the developer shall
within 90 days of such final approval record such plat in the office
of the Recorder of Deeds of the county in which the Township of Upper
Southampton is located. The recorder of deeds shall not accept any
plat for recording unless such plat officially notes the approval
of the Board of Supervisors, and review by the county planning agency.
B.
The recording of the plat shall not constitute grounds
for assessment increases until such time as lots are sold or improvements
are installed on the land included within the subject plat.
[Amended 1-21-1992 by Ord. No. 295]
A.
After a plat has been approved and recorded as provided
in this chapter, all streets and public grounds on such plat shall
be and become a part of the Official Map of the Township of Upper
Southampton without public hearing.
B.
Streets, parks and other public improvements shown
on a subdivision or land development plan to be recorded may be offered
for dedication to the township by formal notation thereof on the plan,
or the owner may note on the plan that such improvements have not
been offered for dedication to the township.
C.
Every street, park, or other improvement shown on
a subdivision or land development plan that is recorded as provided
herein shall be deemed to be a private street, park, or improvement
until such time as the same has been offered for dedication to the
township and accepted, by resolution, and recorded in the office of
the Clerk of the Court of Quarter Sessions of Bucks County, or until
it has been condemned for use as a public street, park, or other improvement.
A.
The Board of Supervisors or its delegate and the Township
Engineer shall make a final inspection with the applicant of all required
improvements.
A.
The Board of Supervisors, after receipt of a certification
that all required water mains and sewer lines have been accepted by
the appropriate Authority, shall notify the applicant of the acceptance
of the required improvements if satisfied that the applicant has complied
with all specifications and ordinances of the township.
B.
The applicant shall:
(1)
Furnish the township with one linen and paper print
of the completed required improvements including drainage, profiles,
and utilities.
(2)
Pay all costs for the Clerk of the Court of Quarter
Sessions of Bucks County on the petition and resolution of the Board
of Supervisors to the said Court for its approval of the acceptance
of the required improvements.
(3)
Whenever dedication of streets or other improvements
is required, a title search from a responsible title insurance company
must be submitted, along with the proposed deed of dedication, at
the sole expense of the applicant.
