Township of Lower Southampton, PA
Bucks County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents
[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. 
Definitions. As used in this part, the following terms shall have the meanings indicated:
LEVEL OF SERVICE
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.
MAJOR INTERSECTION
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.
PUBLIC TRANSPORTATION
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.
STUDY AREA
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.
TRANSPORTATION
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.
TRIP GENERATION RATES
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.
VOLUME/CAPACITY ANALYSIS
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.
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
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.
B. 
The fee in lieu of traffic study shall be the lesser of:
(1) 
The reasonable cost as estimated by the Township Engineer that the applicant would otherwise have incurred to prepare and submit to the Township a traffic impact study if a waiver had not been granted; or
(2) 
The sum of $2,500.
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.
D. 
Proposed layout.
(1) 
Proposed layout of lots and boundary monumentation.
(2) 
Lots numbered.
(3) 
Building setback lines.
(4) 
Total area and minimum lot size.
[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.
(5) 
Cross sections shall include:
(a) 
Right-of-way width and location and width of paving and sidewalk area.
(b) 
Type, thickness and cross slope of paving and sidewalk area.
(c) 
Type and size of curb.
(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.
(1) 
The impressed seal of the licensed engineer, surveyor and/or landscape architect responsible for the plan.
(2) 
The impressed corporation seal, if the applicant is a corporation.
(3) 
The impressed seal of a notary public or other qualified officer acknowledging owner's statement of intent.
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.