[Ord. 559, 9/4/2012]
Plans are required for all subdivision or land developments
in accordance with the procedures, plan requirements, and design standards
set forth in these regulations.
[Ord. 559, 9/4/2012]
For the purpose of having a subdivision or land development reviewed and approved by the Board of Supervisors, the applicant shall file with the Zoning Officer the respective plans and applications (see appendixes) required in Part 3.[1]
[1]
Editor's Note: Appendixes containing the applications are
on file in the Township office.
[Ord. 559, 9/4/2012]
1.
Sketch plan may be submitted by the applicant as a basis for informal
discussion with the Planning Commission. Sketch plans are suggested
to be submitted for all subdivision and land development plans.
2.
Data furnished in the sketch plan shall include the following information:
A.
Name of the subdivision or land development.
B.
Name, address and telephone number of the owner.
C.
Name and address of the engineer, surveyor and/or landscape architect.
D.
Tract boundaries.
E.
North point and date.
F.
Location map.
G.
Streets on and adjacent to the tract.
H.
Significant topographical and physical features.
I.
Proposed general street layout.
J.
Proposed general lot layout or building layout.
[Ord. 559, 9/4/2012]
The preliminary plan shall show or be accompanied by the following
information:
1.
Drafting standards.
A.
The plan shall be drawn to the standard engineering scale acceptable
to township engineers.
B.
Dimensions shall be in feet and decimal parts thereof and bearings
in degrees, minutes and seconds.
C.
Each sheet shall be numbered and shall show its relationship to the
total number of sheets.
D.
Where any modification is made to an improved site, or when the plan
is a revision of a previously approved plan, dotted lines shall be
used to show features or locations to be abandoned and solid lines
to show the currently proposed features.
E.
Where any revision is made to a plan under review, notations of revisions
shall be numbered and dated.
F.
The plan shall be so prepared and bear an adequate legend to indicate
clearly which features are existing and which are proposed.
G.
The boundary line of the subdivision or land development shall be
shown as a solid heavy line.
H.
The plans shall be on sheets 24 inches by 36 inches, and all lettering
shall be so drawn as to be legible if the plan should be reduced to
11 inches by 17 inches.
2.
Information to be shown, general:
A.
Name of the subdivision or land development.
B.
Name, address and telephone number of the owner and applicant.
C.
Name and address of the engineer, surveyor and/or landscape architect
responsible for the plan. Plans shall bear the seal of the responsible
party for the plan.
D.
Present zoning classification.
E.
Date, north point and scale, graphically as well as in written form.
F.
A location map for the purpose of locating the site to be subdivided
or developed at a scale of not less than 800 feet to the inch, showing
the relation of the tract to adjoining property and to all streets,
roads and municipal boundaries existing within 1,000 feet of any part
of the property proposed to be subdivided or developed.
3.
Existing features.
A.
Complete outline survey of the property to be subdivided or developed,
showing all courses, distances and areas and tie-ins to all adjacent
street intersections.
B.
The location, names and widths of streets, the location and name
of railroads, the location of property lines and names of owners,
the location of watercourses, sanitary sewers, storm drains and similar
features within 400 feet of any part of the land to be subdivided
or developed, or as deemed acceptable to the Township Engineer.
C.
Location of all existing monuments with references to them.
D.
Location, size and ownership of all underground utilities and any
rights-of-way within the property.
E.
Topography within and adjacent to the property shall be shown with
contour lines at vertical intervals of two feet and shall be determined
by on-site survey based on USGS bench marks. The plans shall indicate
the bench mark elevation and datum location(s) to which the elevations
refer.
F.
Location, character of existing of buildings, species and size of
standalone trees three inches in diameter or greater; the outline
of all wooded areas, quarries, marshy areas, areas subject to inundation;
other data which may serve to affect the street or building layout.
G.
Any floodplain restriction areas that occur on the tract, lot or
parcel must be shown on the plan. Location of any wetlands.
H.
The following information regarding woodlands:
(1)
The location of existing woodlands.
(2)
The location of all trees to be saved, including their trunk
and dripline locations. Driplines should be plotted accurately to
scale. When groups of trees are to be saved, only the trunk locations
of the trees on the perimeter must be shown.
(3)
The tree protection zone (TPZ) shall be included on the plan.
(4)
The location of proposed retaining walls to protect trees shall
be shown on plans.
(5)
Construction details of all retaining walls shall be provided,
including special soil and fill mediums where applicable. Any grade
changes which would alter surface and/or subsurface water movement
either to or from the TPZ must also be indicated.
I.
Soil map showing soil types within the site, based on mapping by
the USDA NRCS Soil Survey of Bucks County, as last revised. The soil
map shall be accompanied by a tabulation of each soil type, indicating
the following information: symbol, name, slope, hydrologic soil group,
and all limitations for site development specific to the type of development
proposed, including, but not limited to, depth to water table, depth
to bedrock, and construction limitations. Table shall also include
actions or precautions to be taken to resolve the specific limitations.
4.
Proposed layout.
A.
The layout of streets and crosswalks, including the width of each.
B.
The layout and dimensions of lots.
C.
The arrangement of buildings and parking areas in commercial and
multifamily developments with all necessary dimensions noted on the
plan.
D.
Applicable zoning requirements and the location of zoning district
boundary lines affecting the subdivision. Any variances or special
exceptions granted.
E.
A reference to any land dedicated for public use or offered for dedication
for parks, recreation area, schools, widening of streets or other
public uses.
F.
For multifamily developments, the total area, total dwelling units,
number of buildings, proposed density, total parking spaces, building
coverage, and the bedroom ratio shall be on the plan.
G.
For subdivisions, the total area, number of lots, average and minimum
lot size, and proposed length of new streets shall be noted on the
plan.
H.
Location and size of storm drains, sanitary sewers, culverts, watercourses, and all appurtenances thereof, on-site sewage disposal facilities, gas mains, water mains, fire hydrants, streetlights, planting, special structures, and other underground conduits or structures. All pipe sizing must be supported by submitting proper hydraulic calculations per § 22-520.
I.
Building setback lines established by zoning or other ordinances
or deed restrictions with distances from the right-of-way line.
J.
An indication of any lots in which other than a residential use is
intended.
K.
Rights-of-way and/or easements proposed to be created for all drainage
purposes, utilities or other pertinent reasons.
L.
Typical cross section, including type of construction of existing
and proposed streets, and center-line profiles for each proposed and
existing street shown on the preliminary plan. These plans may be
submitted as separate sheets.
M.
A plan of proposed planting, showing street tree locations, landscape
treatment, required buffer strips, and refuse collection screening.
N.
A plan for post-construction stormwater management and a separate
plan for erosion and sediment control shall be prepared.
O.
The developer must obtain a highway occupancy permit for all right-of-way
encroachments from state and/or local authorities, as applicable.
P.
A lighting plan showing location of all proposed streetlights, parking
area lights and other exterior lights proposed. The lighting plan
shall include detailed information on the light fixtures, mounting,
poles and foundation, footcandle levels for the entire site and light
fixture photometrics.
Q.
Water supply. If water is to be provided by means other than private
wells owned and maintained by the individual owners of lots within
the subdivision or development, the applicant shall present evidence
to the Board of Supervisors that the subdivision is to be supplied
by a certified public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable.
5.
Architecture.
A.
Preliminary architectural sketches or architectural renderings of
the exterior of the proposed land development or structures within
a subdivision shall be submitted, accompanied by information detailing
the proposed exterior design, arrangement, texture, color and construction
materials to be utilized in the buildings or structures.
B.
The Lower Southampton Township Planning Commission, at the time of
review of the preliminary plans, shall review such plans, elevations,
planting plans and other design standards to ensure that the applicant
has provided a plan and design that is harmonious and in accordance
with acceptable design practices of the site and layout to minimize
the impact on the environment and to be adaptable to the character
of architecture within Lower Southampton Township and Bucks County.
6.
Transportation impact study.
A.
For any proposed subdivision, land development or revision of existing
land use anticipated to generate 100 or more trips per day, based
on the Institute of Transportation Engineers (ITE) Trip Generation
Manual, most current edition, a transportation impact study shall
be required to be submitted to Lower Southampton Township simultaneously
with the preliminary plan. The proposed use or development shall be
identified by using the appropriate land use code as indicated by
the ITE Land Use Code. Where doubt exists, the applicant shall seek
guidance from the Township Engineer. The provisions of this section
may be waived by the Township Board of Supervisors upon recommendation
of the Township Engineer, if:
(1)
The proposed subdivision or land development in the opinion
of the Township Engineer has no impact, or a negligible impact, on
the type and amount of highway or pedestrian traffic.
(2)
A recent prior transportation impact study which includes the
area of the proposed subdivision or land development has previously
been performed, has been submitted to the Township and, in the opinion
of the Township Engineer, remains current and indicates that improvements
are not necessary or required.
B.
Conduct of a transportation impact study. The transportation impact
study shall be prepared by a professional engineer licensed in the
Commonwealth of Pennsylvania, practicing in traffic or transportation
engineering. The cost of said study is to be borne by the applicant.
C.
LEVEL OF SERVICE
MAJOR INTERSECTION
PUBLIC TRANSPORTATION
STUDY AREA
TRANSPORTATION
TRIP GENERATION RATES
VOLUME/CAPACITY ANALYSIS
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
Definitions. As used in this part, the following terms shall have
the meanings indicated:
As described in the Highway Capacity Manual, indicates how
well traffic moves on a particular highway facility or through a specific
intersection. There are six levels of servicing (LOS) ranging from
A through F. Level of Service "A" indicates generally free movement,
Level of Service "E" represents maximum capacity of the facility,
and Level of Service "F" indicates congestion. Level of Service "C"
is considered the design level of service, representing a stable traffic
flow and a relatively satisfactory travel speed.
Any intersection where traffic generated by the proposal
will have a significant impact on the operation of the intersection.
The transportation engineer shall seek guidance from the Township
Engineer prior to the submission of the transportation impact study.
Transportation service for the general public provided by
a common carrier of passengers generally on a regular route basis,
by the Southeastern Pennsylvania Transportation Authority or a private
operator offering service to the public.
For proposed developments anticipated to generate 250 or
less trips in an average weekday, the study area will extend approximately
1/2 mile along the adjacent roadway in both directions from all access
points or to a major intersection along these roadways. For proposed
developments anticipated to generate more than 250 trips in an average
weekday, the study area will extend to approximately one mile along
the adjacent roadway in all directions from all access points or to
a major intersection along these roadways. The transportation engineer
shall seek guidance from the Township Engineer prior to the submission
of the transportation impact study.
Any mode or movement of passengers or goods while utilizing
the existing or future transportation infrastructure, including but
not limited to pedestrian, bicycle, rail (transit and freight), bus
(school and transit), vehicular and truck traffic.
The total count of trips to and from a study site per unit
of land use as measured by parameters such as dwelling units, acres,
square footage, etc. The trip generation rates are determined by the
ITE Land Use Code most applicable or by approval by the Township Engineer
of an alternate data source.
This procedure compares a roadway or intersection approach
to its capacity (maximum number of vehicles that can pass a given
point during a given time period). The procedures described in the
most current Highway Capacity Manual, by the Transportation Research
Board, as outlined in the PennDOT Design Manual, Volume 2 or most
current, shall be followed.
A series of eight warrants which detail the minimum traffic
or pedestrian volume or other criteria necessary for the installation
of a traffic signal. These warrants are contained in the Manual on
Uniform Traffic Control Devices, most current edition, prepared by
the U.S. Department of Transportation, Federal Highway Administration.
D.
General requirements and standards. A transportation impact study
shall contain the following information:
(1)
General site description.
(a)
The site description shall include the size, location, proposed
land uses, construction staging, and completion date of the proposed
land development. If the development is residential, types of dwelling
units and number of bedrooms shall also be included.
(b)
A brief description of other major existing and proposed land
development within the study area shall be provided.
(c)
The general site description shall also include probable socioeconomic
characteristics of potential site users to the extent that they may
affect the transportation needs of the site (i.e., number of senior
citizens).
(2)
Transportation facilities description. The description shall
contain a full documentation of the proposed internal and existing
external transportation system. This description shall include proposed
internal vehicular, bicycle and pedestrian circulation, all proposed
ingress and egress locations, all internal roadway widths and rights-of-way,
parking conditions, traffic channelization, and any traffic signals
or other intersection control devices at all intersections within
the site. The site design shall be shown to maximize potential public
transportation usage to and from the development, such as providing
adequate turning radius at all access points to allow a bus to enter
the development. Bus shelter and sign locations shall be designated
where appropriate. The report shall describe the entire external roadway
system within the study area. Major intersections in the study area
shall be identified and sketched. All existing and proposed public
transportation services and facilities within a one-mile radius of
the site shall also be documented. All future highway improvements,
including proposed construction and traffic signalization, shall be
noted. This information shall be obtained from the three-year Transportation
Improvement Program and the twelve-year State Transportation Improvement
Program (TIP) from the Delaware Valley Region Planning Commission
and from the Pennsylvania Department of Transportation. Any proposed
roadway improvements due to proposed surrounding developments shall
be recorded.
(3)
Existing traffic conditions.
(a)
Existing traffic conditions shall be measured and documented
for all roadways and intersections in the study area. Existing traffic
data must include twenty-four-hour automatic traffic recorder counts
with classification and speed data at the proposed site driveway.
Data must be obtained bidirectionally. In addition, existing peak
highway hour(s) traffic and, if appropriate, peak development-generated
hour(s) traffic shall be recorded. Manual turning movement counts
at major intersections in the study area shall be conducted, encompassing
the peak highway and development-generated hour(s) (if appropriate),
and documentation shall be included in the report. The use of any
traffic count data greater than two years of age by date of submission
of the transportation impact study shall be prohibited without prior
approval of the Township Engineer.
(b)
Turning movement counts shall include heavy vehicles, pedestrian,
bicycle and transit (where available) data. A volume/capacity analysis
based upon existing volumes shall be performed during the peak highway
hour(s) and the peak development-generated hour(s) for all roadway
and major intersections in the study area. Levels of service and delays
shall be determined and provided in tabulation and graphic form for
each studied intersection and by turning movement. This analysis will
determine the adequacy of the existing roadway system to serve the
current traffic demand. Roadways and/or intersections experiencing
Level of Service D, E or F" shall be noted as congested locations,
and an improvement shall be identified to mitigate identified deficiencies.
Signal optimization shall not be identified as a mitigation measure
as this is considered normal signal maintenance.
(c)
As part of the existing traffic conditions, a five-year crash
history (both reportable and nonreportable records) for each approach
of any studied intersection shall be obtained and reviewed. Crash
records shall be obtained through the Lower Southampton Township Police
Department and/or Pennsylvania Department of Transportation and shall
be analyzed for causation factors and patterns with the intent to
provide possible trend data or mitigation measures.
(d)
An electronic data file shall be provided to the Township Engineer
for any and all recorded traffic data, including manual turning movement
counts and automatic traffic recorder counts.
(4)
Future no-build traffic conditions. The total future traffic
shall be calculated and consist of the existing traffic expanded to
the greater of the following: a three-year traffic data projection
or to the year of the anticipated full build-out of the proposed development.
The existing traffic shall be expanded with the annual growth rates
available from the PennDOT Bureau of Planning and shall be compounded
annually. Levels of service and delays shall be determined and provided
in tabulation and graphic form for each studied intersection and by
turning movement. This analysis will determine the adequacy of the
future roadway system to serve the future traffic demand. Roadways
and/or intersections experiencing Level of Service D, E or F shall
be noted as congested locations, and an improvement shall be identified
to mitigate identified deficiencies. Signal optimization shall not
be identified as a mitigation measure as this is considered normal
signal maintenance.
(5)
Transportation impact of the development. Estimation of vehicular
trips to result from the proposed land development shall be completed
from the average daily peak highway hour(s) and peak hour(s) of the
development generator(s). The peak hour analysis is assumed to be
a.m., p.m. and Saturday peak hours, unless the Township Engineer has
approved the elimination of one or more of the aforementioned peak
hours. Vehicular trip-generation rates to be used for this calculation
shall be obtained from the most current Institute of Transportation
(ITE) Trip Generation Rates. These development-generated traffic volumes
shall be provided for the inbound and outbound traffic movements as
estimated, and the reference source(s) and methodology followed shall
be documented. No assumptions for the reduction of trip generation
data with respect to pass-by trips, diverted link trips, and internal
capture shall be used without supporting documentation and approval
by the Township Engineer. All turning movements shall be calculated.
These generated volumes shall be distributed to the study area and
assigned to the existing roadways and intersections throughout the
study area. Documentation of all assumptions used in the distribution
and assignment phase shall be provided. Traffic volumes shall be assigned
to individual access points. Pedestrian volumes shall also be calculated,
if applicable. If school crossings are to be used, pedestrian volumes
shall be assigned to each crossing. Any characteristics of the site
that will cause particular trip-generation problems shall be noted.
(6)
Analysis of the transportation impact.
(a)
An estimation of vehicular trips to result from the proposed
land development shall be completed for the average daily peak highway
hour(s) and peak development-generated hour(s) combined with the existing
traffic expanded to the greater of the following: a three-year traffic
data projection or to the year of the anticipated full build-out of
the proposed development. In addition, the study shall include any
traffic generated by other proposed developments in the study area.
The existing traffic shall be expanded to a future year with the annual
growth rates available from PennDOT Bureau of Planning and shall be
compounded annually.
(b)
Vehicular trip generation rates to be used for this calculation
shall be obtained from the most current edition of the Institute of
Transportation Engineers (ITE) Trip Generation Manual. For all land
use proposals not listed in the ITE Manual, the transportation engineer
shall seek guidance from the Township Engineer. All turning movements
for site traffic shall be calculated. These generated volumes shall
be distributed to the study area and assigned to the existing roadways
and intersections throughout the study area. Documentation of all
assumptions used in the distribution and assignment phase shall be
provided, and numerical data shall be provided in both graphical and
tabulation form. Traffic volumes shall be assigned to individual access
points. Pedestrian volumes shall also be calculated, if applicable.
If school crossings are to be used, pedestrian volumes shall be assigned
to each crossing. Any characteristics of the site that will cause
particular trip generation problems shall be noted.
(7)
Sight distance analysis. The study shall include a sight distance
analysis for all movements into and out of the proposed access driveway.
The analysis shall include the existing/available stopping sight distance
and the calculated minimum required stopping sight distance for all
anticipated movements into and out of the proposed site access(es).
The calculated minimum required stopping sight distance shall be based
on the 85th percentile speed as indicated in the automatic traffic
recorder data by approach.
(8)
Conclusions and recommended improvements.
(a)
Levels of service and time delays for all roadways and intersections,
by turning movement, shall be listed and shown in graphical and tabulation
form. All roadways and/or intersections turning movements showing
a level of service below "C" or dropping one level of service with
a greater than ten-second delay over the no-build scenario, or showing
a Level of Service F and a greater than ten-second delay over the
no-build scenario, shall be considered deficient, and specific recommendations
for the elimination of these problems shall be listed. The listing
of recommended improvements shall include, but not be limited to,
the following elements: internal circulation design, site access location
and design, external roadway and intersection design and improvements,
traffic signal installation and operation, including signal timing
and transit design improvements. All physical roadway improvements
shall be shown in sketches. Existing and/or future public transportation
service shall also be addressed. A listing of all actions to be undertaken
to increase present public transportation usage and improve service,
if applicable, shall be included.
(b)
The listing of recommended improvements for both roadways and
transit shall include, for each improvement, the party responsible
for the improvement, the cost and funding of the improvement, and
the completion date for the improvement.
(c)
An executive summary shall be included in the transportation
impact study, providing a less detailed discussion of impacts identified
in the more comprehensive body of the report. The executive summary
shall include a level of service/delay matrix, by peak hour, intersection
turning movements for all studied scenarios (existing, future, no-build,
build and mitigation). The matrix is to provide a clear understanding
of deficiencies and mitigation measures.
E.
Time of submission.
(1)
The transportation impact study shall be submitted to Lower
Southampton Township Planning Commission and the Bucks County Planning
Commission with the preliminary plan application. It is strongly recommended
to submit the transportation impact study at the sketch plan stage
for large-scale land development and subdivision applications.
(2)
If the proposed land development requires a Pennsylvania Department
of Transportation Highway Occupancy Permit, the applicant shall include
the Township Engineer in any and all meetings, including the preapplication
meeting, and/or correspondence or discussions regarding the permitting
process. In addition, any documentation submitted as part of the highway
occupancy permit (HOP) process shall be simultaneously submitted to
the Township for review purposes.
F.
Implementation (subdivision, land development, building permits).
The Lower Southampton Township Planning Commission, the Bucks County
Planning Commission, the Township Engineer, and the Township Supervisors
shall review the transportation impact study to analyze its adequacy
in solving any traffic problems that will occur as a result of construction
of the proposed subdivision or land development. The Township Supervisors
may decide that certain improvements on or adjacent to the site are
mandatory for plan approval and may attach these conditions to the
approval. If the Township Supervisors conclude that additional improvements
are necessary, the developer shall have the opportunity to resubmit
alternative improvement designs for approval.
7.
Highway/traffic capital improvement fund.
A.
A highway/traffic capital improvement fund is hereby established.
If the traffic impact study is waived by the Board of Supervisors,
the applicant for a subdivision or land development approval shall
pay to the Township a fee in lieu of traffic study.
C.
All funds received by the Township as a fee in lieu of traffic study
shall become part of the Highway/Traffic Capital Improvement Fund.
All monies constituting the Highway/Traffic Capital Improvement Fund
shall be used by the Board of Supervisors at such times and in such
places throughout the Township for improvement of highway and traffic
facilities. Included within permitted uses shall be the construction,
reconstruction, improvements of highways, streets, sidewalks, curbs,
traffic control facilities and devices, and to fund another or a comprehensive
highway traffic study.
D.
All funds required to be paid to the Township pursuant to this section
shall be paid prior to the issuance of a building permit.
8.
Nonwaiver. Nothing set forth in Subsections 6 and 7 of this section
shall be construed to waive any requirement of the Township for the
funding of highway traffic improvements or to waive any other provision
of any other Township ordinance or regulation.
[Ord. 559, 9/4/2012]
The minor subdivision plan shall show or be accompanied by the
following information:
A.
Drafting standards.
(1)
The plan shall be drawn at a scale of one inch equals 100 feet
or one inch equals 50 feet or greater.
(2)
Dimensions shall be in feet and decimal parts thereof and bearings
in degrees, minutes and seconds.
(3)
The plan shall be a clear, legible white paper print.
(4)
The plans shall be on sheets 24 inches by 36 inches, and all
lettering shall be so drawn as to be legible if the plan should be
reduced to 11 inches by 17 inches.
B.
Information to be shown, general.
(1)
Name of the subdivision.
(2)
Name, address and telephone number of the owner and applicant.
(3)
Name and address of the engineer, surveyor and/or landscape
architect responsible for the plan. Plans shall bear the seal of the
responsible party for the plan.
(4)
Zoning classification and requirements.
(5)
Date, North point and scale shown graphically as well as in
written form.
(6)
A location map for the purpose of locating the site at a scale
of not less than 800 feet to the inch.
C.
Existing features.
(1)
Complete outline survey of the property to be subdivided, showing
all courses, distances, area and tie-ins to all adjacent street intersections.
(2)
The location, names and widths of streets, the location of property
lines and names of owners, the location of watercourses, sanitary
sewers, storm drains, and similar features within 200 feet of the
property.
(3)
Location, character of existing of buildings; species and size
of standalone trees three inches in diameter or greater; the outline
of all wooded areas, quarries, marshy areas, areas subject to inundation;
and other data which may serve to affect the street or building layout.
(4)
Any floodplain restriction areas that occur on the tract, lot
or parcel must be shown on the plan. Any wetland areas shall be shown
on the plan.
[Ord. 559, 9/4/2012]
The final plan shall show or be accompanied by the following
information:
A.
Drafting standards.
(1)
The plan shall be drawn at a scale of one inch equals 100 feet
or one inch equals 50 feet or greater.
(2)
Dimensions shall be in feet and decimal parts thereof and bearings
in degrees, minutes and seconds.
(3)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(4)
Where any modification is made to an improved site, or when
the plan is a revision of a previously approved plan, dotted lines
shall be used to show features or locations to be abandoned and solid
lines to show the currently proposed features.
(5)
Where any revision is made to a plan under review, notations
of revisions shall be numbered and dated.
(6)
The plan shall be so prepared and bear an adequate legend to
indicate clearly which features are existing and which are proposed.
(7)
The boundary line of the subdivision or land development shall
be shown as a solid heavy line.
(8)
The plans shall be clear and legible white paper print.
(9)
The plans shall be on sheets 24 inches by 36 inches, and all
lettering shall be so drawn as to be legible if the plan should be
reduced to 11 inches by 17 inches.
B.
Information to be shown, general.
(1)
Name of the subdivision or land development.
(2)
Name, address and telephone number of the owner and applicant.
(3)
Name and address of the engineer, surveyor and/or landscape
architect responsible for the plan. Plans shall bear the seal of the
responsible party for the plan.
(4)
Present zoning classification on the subject tract and adjacent
properties and the requirements of the subject tract.
(5)
Date, North point and scale, graphically as well as in written
form.
(6)
A location map for the purpose of locating the site to be subdivided
or developed at a scale of not less than 800 feet to the inch, showing
the relation of the tract to adjoining property and to all streets,
roads and municipal boundaries existing within 1,000 feet of any part
of the property proposed to be subdivided or developed.
C.
Existing features.
(1)
Complete outline survey of the property to be subdivided or
developed, showing all courses, distances and areas, and tie-ins to
all adjacent street intersections.
(2)
The location, names and widths of streets, the location and
name of railroads, the location of property lines and names of owners,
the location of watercourses, sanitary sewers, storm drains, and similar
features within 400 feet of any part of the land to be subdivided
or developed to the satisfaction of the Township Engineer.
(3)
Location of all existing monuments with references to them.
(4)
Location, size and ownership of all underground utilities and
any rights-of-way within the property.
(5)
Topography within and adjacent to the property shall be shown
with contour lines at vertical intervals of two feet and shall be
determined by on-site survey based on USGS bench marks. The plans
shall indicate the bench mark elevation and location(s) to which the
elevations refer.
(6)
Location, character of existing buildings; species and size
of standalone trees three inches in diameter or greater; the outline
of all wooded areas, quarries, marshy areas, areas subject to inundation;
and other data which may serve to affect the street or building layout.
(7)
Any floodway restriction areas that occur on the tract, lot
or parcel must be shown on the plan. Location of any wetlands.
(8)
Name of owners and Tax Map parcel numbers of adjacent properties,
including those across roadways.
(9)
Soil map showing soil types within the site, based on mapping
by the USDA NRCS Soil Survey of Bucks County, as last revised. The
soil map shall be accompanied by a tabulation of each soil type, indicating
the following information: symbol, name, slope, hydrologic soil group,
and all limitations for site development specific to the type of development
proposed, including, but not limited to, depth to water table, depth
to bedrock, and construction limitations. Table shall also include
actions or precautions to be taken to resolve the specific limitations.
D.
Proposed layout.
(1)
The proposed names, cartway width and right-of-way width of
all proposed streets.
(2)
Lot layout, including dimensions and bearings and consecutive
numbering of lots.
(3)
The arrangement of buildings and parking areas in commercial
and multifamily developments, with all necessary dimensions noted
on the plan. Ground-floor elevation of all proposed buildings shall
be noted on the plan.
(4)
Sufficient data to determine readily the location, bearing and
length of every street, lot and boundary line.
(5)
The proposed building setback lines for each lot and/or the
proposed location of each building.
(6)
Accurate locations of all monuments, one to be placed at each
change in direction of boundary, three to be placed at each street
intersection and one on one side of each street at angle points and
at the beginning and end of curves. Utility easements shall be monumented
at their beginning and at their end, and areas to be conveyed for
public use shall be fully monumented at their external boundaries.
(7)
The location, width and purpose of all easements or rights-of-way
and boundaries by bearings and dimensions.
(8)
For multifamily developments, the total area, total dwelling
units, number of buildings, proposed density, total parking spaces,
building coverage, and the bedroom ratio shall be noted on the plan.
(9)
For subdivisions, the total area, number of lots, average and
minimum lot size, and proposed length of new streets shall be noted
on the plan.
(10)
The location of all existing and proposed fire hydrants.
(11)
Certification of service for water and sewer facilities from
the Municipal Authority.
(12)
Water supply. If water is to be provided by means other than
private wells owned and maintained by the individual owners of lots
within the subdivision or development, the applicant shall present
evidence to the Board of Supervisors that the subdivision is to be
supplied by a certified public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable.
E.
Improvement construction plans.
(1)
The improvement construction plan shall be at a scale of one
inch equals 50 feet horizontally and one inch equals five feet vertically,
or greater.
(2)
All horizontal drainage and utility construction plans shall
be accompanied by a grading plan. Contours shall be shown at a maximum
interval of two feet, with spot elevations at sufficient locations
to review the proposed improvements.
(3)
The following shall be shown on the horizontal layout for streets:
(a)
Center line with bearings, distances, curve data, and stations
corresponding to the profile.
(b)
Right-of-way and curblines with radii at intersections.
(c)
Tie-ins by courses and distances to intersections of all public
roads, with their names and widths.
(d)
Location of concrete monuments.
(e)
Property line and ownership of abutting properties.
(f)
Location and size of all public utilities, drainage structures,
and street name signs.
(g)
Location of sidewalks.
(4)
The following shall be shown on the profile plan for streets:
(a)
Profile of existing ground surface along center line of street.
(b)
Proposed center-line grade, noting percent on tangents, elevations
at fifty-foot station intervals, and street center-line intersections.
(c)
Vertical curve data, including length, elevation at twenty-five-foot
station intervals and high and low points.
(d)
Location and size of all public utilities and drainage structures.
Sanitary sewer and drainage structures shall include slopes on all
pipes.
(6)
The following shall be shown on the horizontal plans for storm
drains and sanitary sewers:
(a)
Location and size of line corresponding to the profiles.
(b)
Location of manholes or inlets.
(c)
Property lines and ownership, with details of easements where
required.
(d)
Location of all other drainage facilities and public utilities.
(e)
Top elevations for all inlets or manholes outside of roadways.
(f)
Profiles for storm drains and sanitary sewers shall include
the profile of the existing and proposed ground surface with elevations
at the top and invert of manholes or inlets.
[Ord. 559, 9/4/2012]
The record plan shall be clear and legible black-line print on Mylar and shall be an exact copy of the approved final plan on a sheet of the size required for final plans. Plan's sheets for recording purposes shall be 24 inches by 36 inches. Three paper and two Mylar plans are required. The following information shall appear on the record plan, in addition to the information required in § 22-406:
A.
Seals.
B.
Acknowledgments.
(1)
A statement to the effect that the applicant is the owner of
the land proposed to be developed and that the subdivision or land
development shown on the final plan is made with his, her or their
consent and that it is desired to record the same.
(2)
Acknowledgment of said statement before an officer authorized
to take acknowledgments.
C.
The following signatures shall be placed directly on the plan in
black India ink:
(1)
The signatures of the owner or owners of the land. If the owner
of the land is a corporation, the signatures of the president and
secretary of the corporation shall appear.
(2)
The signature of the notary public or other qualified officer
acknowledging the owner's statement of intent.
(3)
The signature of the licensed engineer, surveyor and/or landscape
architect who prepared the plan.
(4)
The signature of the Chairman of the Township Planning Commission.
(5)
The signature of the Township Engineer.
(6)
The
signatures of the Township Board of Supervisors.
(7)
Signature
by the Bucks County Planning Commission.
[Ord. 559, 9/4/2012]
The Board of Supervisors may grant a modification of the requirements of one or more provisions of this chapter in accordance with § 22-901 of this chapter.
