A. 
Purpose. A sketch plan is an optional submission. It is offered to give the applicant an opportunity to consult early and informally in the plan preparation phase with the municipality and Bucks County Planning Commission. The purpose of this submission is to allow the municipality and applicant opportunity to discuss lot layout, street layout, location of buildings, arrangement and location of open space, etc., before detailed engineering is done. The municipality may comment on not only whether the sketch plan meets the objectives of Township ordinances but, also if they feel it is consistent with sound planning and design principles. It is not intended in any way to replace the preliminary plan, but rather to give the applicant guidance in preparing the much more detailed preliminary plan. Recommendations and comments made by the Township in response to Sketch Plan Submission shall in no way be regarded as an official approval, nor shall such action grant any legal rights to the applicant or immunity from full compliance with requirements and procedures set forth for preliminary and final plans.
B. 
Data furnished in a sketch plan shall be at the discretion of the subdivider but is suggested to include the following:
(1) 
Tax map parcel number of property involved.
(2) 
Tract boundaries and total acreage.
(3) 
Location map.
(4) 
North point.
(5) 
Streets on and adjacent to the tract.
(6) 
Significant topographical, geological, and physical features, including, but not limited to, floodplains, steep slopes, boulders, wetlands, etc., which may impact or limit the proposed use of the property.
(7) 
Existing road/utility and other easements and rights-of-way.
(8) 
Proposed general street layout.
(9) 
Proposed general lot layout, including location of open space and other preservation areas.
C. 
A subdivision sketch plan should be drawn to scale although precise dimensions are not required.
D. 
An information packet shall be included with the sketch plan. The information packet shall include the location of the land development or subdivision, real and equitable owners, number of lots, lot size, housing type or nonresidential use, water and sewer availability (on site or public), amount of open space, and shall include a map showing the properties (and their uses) surrounding the proposed property and a general plan of the development showing the lots, roads, parking, and similar improvements. Said plans shall be submitted on an eleven-inch by seventeen-inch plan sheet.
[Added 5-23-2005 by Ord. No. 2005-1]
A. 
Purpose. The purpose of this section is to provide an expeditious means of subdivision approval for lot line adjustments and minor subdivisions. A lot line adjustment involves relocation of one or more existing boundary line(s) between two adjacent lots, or the shifting of boundary lines to increase the area of an existing lot; provided however, that the lot line adjustment results in the same number or fewer lots than existed prior to the lot line adjustment.
B. 
Plan preparation.
(1) 
The plan shall be drawn at a scale of one inch equals 50 feet or one inch equals 100 feet.
(2) 
Dimensions shall be set forth 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) 
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. Notations of revisions shall be numbered and dated.
(5) 
Plan shall be so prepared and bear an adequate legend to indicate clearly which features are existing and which are proposed.
(6) 
The boundary line of the subdivision shall be shown as a solid heavy line.
(7) 
Plan shall be on sheets either 18 inches by 24 inches or 24 inches by 36 inches. All plan sheets shall be of the same size. All lettering shall be so drawn as to be legible if the plan should be reduced to half size.
C. 
General information. Plan shall show or be accompanied by the following information:
(1) 
Name of subdivision or land development.
(2) 
Name and address of owner of record and applicant.
(3) 
Name and address of the firm which prepared the plan, and professional seal of the individual certifying the accuracy of the plan and compliance with applicable standards.
(4) 
Date of preparation of the plan, a descriptive list of revisions to the plan, and the revision dates.
(5) 
Tax parcel numbers, deed book and page numbers of properties involved, including any deed restrictions to the property and recorded plan book and page number for previously recorded subdivisions. A copy of the current deed(s) for the tract shall be submitted with the plan.
(6) 
Zoning requirements, including but not limited to the following:
(a) 
Applicable district.
(b) 
Lot size and yard requirements.
(c) 
Natural resource protection standards.
(d) 
Copy of order indicating any variances or special exceptions granted.
(7) 
Location map showing the relationship of the site to adjoining properties, proposed property lines, zoning district boundaries, and streets within 1,000 feet. Scale of the location map shall be one inch equals 800 feet.
[Amended 5-23-2005 by Ord. No. 2005-1]
(8) 
North point.
(9) 
Written and graphic scales for plan and location map.
(10) 
Total acreage of the site (net and gross); proposed lot sizes (net and gross); area of ultimate right-of-way; and in the case of lot line adjustments, area being conveyed, and a summary of pre/post development areas of lots involved.
(11) 
Tract boundary (as determined by field survey).
(12) 
Both existing and proposed property lines, including bearing and distance information.
(13) 
Streets on and adjacent to the site with legal and future rights-of-way.
(14) 
All existing buildings/structures (temporary or permanent; and their uses), driveways, wells, sewer systems, utility easements, utility poles (with ownership and pole number I.D. certification), etc.
(15) 
Monuments, existing and proposed.
(16) 
USGS contours.
D. 
In addition to requirements of Subsections B and C above, minor subdivision plans shall show or be accompanied by the following information:
(1) 
Soil types within the site based on maps contained in the "Soil Survey of Bucks County, Pennsylvania," USDA - NRCS, National Cooperative Soil Survey, May 2004 update. A table shall indicate each soil's limitations for community development.
[Amended 5-23-2005 by Ord. No. 2005-1]
(2) 
Contour lines measured at vertical intervals of two feet. Contour lines shall be determined by on-site survey, not interpretation of USGS maps. At a minimum, contours shall be established at location of proposed driveways, dwellings, septic systems and other areas of development as deemed necessary by the Township.
(3) 
Datum Shall be the North American Vertical Datum of 1988. Benchmark shall be identified.
[Amended 7-25-2016 by Ord. No. 2016-001]
(4) 
Existing vegetation, including wooded areas, large trees over six-inches caliper standing alone, and other significant vegetations limits of trees/vegetation to be removed/preserved.
(5) 
Planning modules for land development as required by 25 Pa. Code Chapter 71 and the Pennsylvania Sewage Facilities Act.[1]
[1]
Editor’s Note: See 35 P.S. § 750.1 et seq.
(6) 
Proposed improvements, including buildings (and their uses), driveways, sewer lines, storm drains, culverts, street improvements, grading, and other requirements of this chapter.
(7) 
Soil erosion and sedimentation control plan prepared in accordance with § 140-40 of this chapter.
(8) 
Existing features as may be required by § 140-17D when deemed necessary by the Township.
A. 
Purpose. The purpose of the preliminary plan is to enable the Township to examine proposals for compliance with Chapter 160, Zoning; Chapter 140, Subdivision and Land Development; and other Township ordinances. Preliminary plans are required for all land developments and major subdivisions.
B. 
Plan preparation.
(1) 
The preliminary plan shall be at a scale of not more than 50 feet to the inch.
(2) 
Plan and profile views shall be drawn at a scale of one inch equals 50 feet and one inch equals five feet respectively. Horizontal and vertical scales of one inch equals 20 feet and one inch equals two feet shall be permitted when greater detail is required as deemed necessary by the Township Engineer.
(3) 
Enlarged details of special features, intersections, drainage facilities, etc., shall be drawn at a scale of one inch equals 20 feet, or one inch equals 10 feet.
(4) 
Sheet sizes shall be either 18 inches by 24 inches or 24 inches by 36 inches.
(5) 
All sheets shall be the same size and be numbered relative to the total number of sheets (i.e., 1 of 4, etc.) If a new sheet is added, all sheets shall be appropriately renumbered. Use of letters to denote new sheets (i.e., Sheet 1A of 4) shall not be permitted.
(6) 
Where two or more sheets are required to show the entire tract, a reduced scale key plan shall be included to show how the sheets correspond.
(7) 
A reduced scale plan of the entire site at a scale greater than 50 feet to the inch may be required in cases where it will facilitate the review process.
(8) 
Plan shall be so prepared and bear an adequate legend to clearly indicate which features are existing and which are proposed.
(9) 
Site outboundary shall be shown as solid heavy line.
C. 
General information. All preliminary plans shall show the following general information:
(1) 
Proposed subdivision or land development name or identifying title. Name shall not duplicate an approved plan or plan submitted for review.
(2) 
Name(s) and address(es) of the owner(s) of the property, including reference to deed book, volume and page of current legal owner.
(3) 
Name and address of applicant.
(4) 
Name and address of the firm which prepared the plan, and professional seal of the individual certifying its accuracy and compliance with applicable standards.
(5) 
Date of preparation of the plan and a descriptive list of revisions to the plan, and the revision dates.
(6) 
North point.
(7) 
Location map showing the relationship of the site to adjoining properties, proposed property lines, zoning district boundaries, and streets within 1,000 feet. Scale of the location map shall be one inch equals 800 feet.
(8) 
Written and graphic scales for plan and location map.
(9) 
Tract boundary with bearing and distance information.
(10) 
Tax map parcel number(s) of parcels which comprise the subdivision or land development, deed book and page numbers of the properties involved, including deed restrictions to the property, recorded plan book, and page number for the previously recorded subdivision (if any). A copy of the current deed(s) for the tract shall be submitted with the plan.
(11) 
Zoning requirements, including the following where applicable:
(a) 
Zoning district; and district boundaries if within 500 feet of the site boundary.
(b) 
Lot size and yard requirements.
(c) 
Variances or special exceptions granted.
(d) 
Buffer yard requirements.
(e) 
Site capacity calculations.
(f) 
Inventory of all natural resources, natural resource protection rates, allowable disturbance to each resource, and proposed disturbance to each resource.
(g) 
Parking requirements.
(h) 
Proposed use, including Zoning Ordinance designation (i.e., use B-1, Single-Family Detached).
(i) 
Allowable and proposed density.
(j) 
Impervious surface area ratio, allowable impervious ratio and tabulation of proposed impervious area.
(k) 
Dwelling unit mix.
(12) 
Tax map parcel number and names of current owners of immediately adjacent lands.
(13) 
Total acreage of the site (net and gross) and number of proposed lots and/or dwelling units, or gross leasable floor area.
(14) 
Statement identifying existing and proposed method of sewage disposal and water service. If public, name of agency providing service.
(15) 
Statements regarding maintenance responsibilities of permanent stormwater management control facilities, swales, drainageways, and open space areas.
D. 
Existing features plan. Within the tract proposed for subdivision and/or land development, and within 100 feet of the tract boundaries, the following information shall be shown on the preliminary plan:
(1) 
All existing property lines of site if currently containing several smaller parcels.
(2) 
All property and easement boundaries defined by bearing and distance information.
(3) 
Total width of streets and alleys; names of streets and alleys; total width of legal rights-of-way and ultimate rights-of-way. Half widths of streets and alleys shall be dimensioned as measured from physical center line to legal and ultimate rights-of-way.
(4) 
Buildings (and their uses), driveways, wells, sewer systems, pipelines, underground and/or aboveground storage tanks, pools, fences, silos, water systems, fire hydrants, valves, towers, etc.
(5) 
Utility poles with identification information/numbers and street lights.
(6) 
Contour lines measured at vertical intervals of two feet as determined by on-site survey. Datum shall be the North American Vertical Datum of 1988. Benchmark shall be identified.
[Amended 7-25-2016 by Ord. No. 2016-001]
(7) 
Monumentation and pins within and along site outboundary, rights-of-way, easements, etc.
(8) 
Soil types within the site based on maps contained in the Soil Survey of Bucks County, Pennsylvania, USDA - NRCS, National Cooperative Soil Survey, May 2004 update.
[Amended 5-23-2005 by Ord. No. 2005-1]
(9) 
Area of vegetation, including wooded areas and large trees over six-inches caliper standing alone. Areas of scrub growth with an understory height of at least four feet shall be delineated independently of wooded areas.
(10) 
Watercourses, storm sewers, culverts, bridges, or any other significant drainage features and facilities with associated inverts, pipe/culvert sizes, material, and lengths, and all applicable dimensional information.
(11) 
Floodplain areas or districts, including information on one-hundred-year flood elevations. FEMA cross sections and elevations shall be utilized to delineate floodplain boundary where detailed study information is available. Where detailed study information is not available, one-hundred-year flood elevations shall be calculated utilizing HEC I computations to generate flow information and HEC II computations to calculate water surface elevations. Structures culverts, obstructions, bridges or any other significant feature within 500 feet downstream of the site shall be included within the study to account for potential backwater affects. Basins, ponds, flood control facilities or any other significant drainage facility within upstream tributary area shall be included in the study. Use of TR-55 “Urban Hydrology for Small Watersheds,” United States Department of Agriculture, Soil Conservation Service, will be an acceptable alternate method for calculating one-hundred-year flow rates. Use of other methods must be approved by the Township Engineer.
(12) 
Utility, private and/or public easements, and purposes for which the easements have been established with all applicable restrictions and/or covenants.
(13) 
Wetlands, wetland margins, ponds, pond shorelines, lakes, lake shorelines with total area of coverage listed. List of soil consultants qualifications must be submitted with a certification as to accuracy of the delineation. Certification must properly reference plan by title, date and parcel number.
(14) 
Steep slopes shall be independently mapped by shading for the following ranges:
(a) 
Eight percent to 15%.
(b) 
Sixteen percent to 25%.
(c) 
Over 25%.
(15) 
Predeveloped drainage boundaries with associated areas, time of concentration paths, and runoff factors.
E. 
Site improvement plan. A site improvement plan shall be prepared and include the following proposed improvements:
(1) 
General lot layout, easement and right-of-way boundaries.
(2) 
Location of dwellings and structures, including exterior dimensions, first floor elevation, and garage floor elevation.
(3) 
Sanitary and storm sewer layout, pipe lengths, size, material, slopes, inverts, and grate/manhole elevations.
(4) 
Location of water mains and fire hydrants, electric and gas utilities.
(5) 
Streets, curb, sidewalk, pedestrian ramps, pedestrian paths, recreational facilities.
(6) 
Street and alleys widths.
(7) 
Driveway locations.
(8) 
Intersections.
(9) 
Cartway widening improvements and appropriate dimensions from existing roadway center lines.
(10) 
Existing and proposed sight distances at existing and/or proposed intersections. Sight distances shall be determined in accordance with 67 Pa. Code Chapter 441.
(11) 
Clear sight triangles at proposed and existing intersections.
(12) 
Parking areas, parking stalls, aisles, and associated dimensions.
(13) 
Curb and cul-de-sac radii.
(14) 
Culverts, bridges, basins, and any other significant drainage facility.
(15) 
Street signage.
(16) 
Easement(s) for residential development/neighborhood sign(s).
[Added 5-23-2011 by Ord. No. 2011-4]
(17) 
Proposed CBUs and location(s). A statement shall be included establishing that the applicant has obtained approval of the proposed CBUs and their respective locations from the District Growth Management Coordinator of the United States Postal Service.
[Added 12-10-2018 by Ord. No. 2018-004]
F. 
Grading plan. Grading plan shall include the following:
(1) 
General site layout, property lines, easement boundaries, structures, streets, curb, sidewalk, etc.
(2) 
First floor elevation and garage floor elevation of all existing and proposed buildings.
(3) 
Existing and proposed contours.
(4) 
Bottom and top of curb elevations around curb returns at intersection, and turnaround area on cul-de-sac streets.
(5) 
General layout of storm sewer.
(6) 
Grate elevations of storm sewer inlets.
(7) 
Rim elevations of manholes.
G. 
Drainage plan. Drainage plan shall include the following:
(1) 
General site layout of streets, buildings, sidewalk and curb, and storm sewer.
(2) 
Post-development drainage boundaries with associated areas, time of concentration, flow path and runoff factors listed.
(3) 
Existing contours.
(4) 
Proposed grading.
(5) 
Required stage/storage chart for detention basins.
(6) 
Discharge location of all roof drains and sump pump lines.
H. 
Erosion and sedimentation control plan. Erosion and sedimentation control plan shall be prepared in accordance with applicable provisions of 25 Pa. Code Chapter 102, “Erosion and Sediment Control,” DEP Erosion and Sediment Pollution Control Program Manual, Erosion and Sedimentation Pollution Control Plan Guide for Small Projects (as published by the Southeast Pennsylvania Association of Conservation Districts), and Special Protection Waters Implementation Handbook, and in accordance with § 140-40 of this chapter.
I. 
Recreation, landscaping and lighting plan. Landscaping and lighting plan shall include the following existing and proposed features:
(1) 
General lot layout and setbacks, easement and right-of-way boundaries.
(2) 
Location of driveways, structures, curb and sidewalk.
(3) 
Layout of sanitary sewer, associated laterals, storm sewer, water, electric and gas utilities.
(4) 
Proposed tree and planting locations coordinated with underground utilities maintaining required horizontal separation distances.
(5) 
Location of proposed fencing outside of the dripline of trees intended to be saved in construction areas.
(6) 
Location of parking area lighting, driveway lamp posts, and street light fixtures with radial extent of illumination in form of isolux contours in units of horizontal foot candles (HFC). Isolux lines shall be in increments of 0.5 HFC.
(7) 
Buffer yards with applicable yard widths dimensioned.
(8) 
Proposed layout and design of recreational facilities and buffering for same.
J. 
Plan and profiles. Plan and profiles shall be prepared for all streets and utilities where improvements are proposed or are being extended from existing facilities; and shall include the following:
(1) 
Profiles shall include at a minimum the following:
(a) 
Existing and proposed ground elevations and profile.
(b) 
Proposed profile of ground and/or street.
(c) 
All applicable vertical curve data for streets.
(d) 
Sight distance requirements.
(e) 
Sanitary sewer, storm drainage, and water service facilities; vertical separation distances at utility crossings, and encasements; inverts of pipes at crossing locations.
(f) 
All utility and storm pipe sizes, materials, slopes, inverts and lengths.
(g) 
Inlet and manhole inverts, rim and grate elevations; top of wall elevations for endwalls and headwalls.
(h) 
Center line stationing along profile.
(i) 
Profiles for streets shall follow roadway center lines.
(j) 
Stationing of sanitary sewer laterals and inverts for same.
(k) 
Manhole and inlet numbering corresponding to profile view.
(l) 
Profiles along existing streets for areas of cartway widening shall include existing edge of road profile and bottom of curb profile.
(2) 
Plan views shall include at a minimum the following:
(a) 
Right-of-way and easement boundaries.
(b) 
Dimensioning of street widths.
(c) 
Location of curb, sidewalk, driveway entrances and pedestrian ramps.
(d) 
Center line stationing along streets.
(e) 
Location of all sanitary sewer mains and laterals, storm sewer, roof drains and sump pump leaders, water mains and gas mains.
(f) 
Manhole and inlet numbering corresponding to profile view.
(g) 
Location of street and regulatory signs.
(h) 
Proposed contours within limits of right-of-way boundaries.
(i) 
Top and bottom of curb elevations at ends of returns; and centrally along returns, at intersections and other critical locations as deemed necessary by Township Engineer.
(j) 
Plan views of improvements along existing streets shall include existing center line and edge of road spot elevations every 25 linear feet.
K. 
Construction details plan. The construction details plan shall include but not be limited to the following general construction details:
(1) 
Roadway/widening construction.
(2) 
Utilities installation, bedding and backfill.
(3) 
Storm sewer installation, bedding and backfill.
(4) 
Sanitary sewer installation, bedding and backfill.
(5) 
Basin construction.
(6) 
Traffic control.
(7) 
Miscellaneous erosion and sedimentation control details.
(8) 
Sidewalk and curb installation specifications.
(9) 
Right-of-way and easement restoration.
(10) 
Special structures.
(11) 
Miscellaneous drainage swale design information.
(12) 
Fencing details.
(13) 
Any other details as deemed necessary by the Township and/or Township Engineer.
L. 
Additional documentation. The following information shall be submitted with the preliminary plan where applicable:
(1) 
Traffic impact study prepared pursuant to § 140-20.
(2) 
Sewage facilities planning modules prepared pursuant to § 140-21.
(3) 
Water resources impact study prepared pursuant to § 140-22.
(4) 
A statement describing the manner in which the developer shall advise each prospective purchaser of a residential lot or unit of the existence and location of certain conditions impacting on the purchased property, including:
(a) 
Location and type of adjacent open space or recreational facilities.
(b) 
Location and type of any stormwater management easements.
(c) 
All utility and other drainage easements.
(d) 
Any deed restrictions and/or restrictive covenants established on the lot during the course of the subdivision approval process.
(e) 
Any street light or fire hydrant assessments by any municipal entity.
(f) 
Such other information as directed by the Township.
(5) 
An aerial photography plan, showing the area of the site and surrounding parcels, roadways, and features within 200 feet of the site, drawn at a scale consistent with that used for preparation of the site plan. Source of aerial photography shall be referenced on the plan, and the most recent date of aerial photography shall be used. Site layout shall be superimposed on the aerial photography plan to illustrate the location of lot lines and site improvements relative to existing features shown on the aerial photography plan.
[Added 2-25-2013 by Ord. No. 2013-1]
M. 
Notice of preliminary plan. An applicant proposing a major subdivision or land development shall notify all abutting landowners of record, including parcels across public roadways via certified United States first class mail, return receipt requested. The notice shall state that a subdivision or land development plan has been filed for the site and include a narrative describing the proposed development. A list of the names and addresses to which notices have been sent, along with all the return receipt cards, shall be supplied to the Township at least 10 days prior to the first meeting of the Planning Commission at which the plans are to be discussed.
[Amended 2-25-2013 by Ord. No. 2013-1]
A. 
Upon completion of all conditions of preliminary and final plan approval, applicant shall submit one clear and legible black line Mylar print and two paper prints, all executed by the applicant bearing appropriate engineering and surveying seals, and a PDF copy of the plan set on a compact disk.
[Amended 5-10-1999 by Ord. No. 99-4; 2-25-2002 by Ord. No. 2002-3; 2-25-2013 by Ord. No. 2013-1; 7-25-2016 by Ord. No. 2016-001; 12-10-2018 by Ord. No. 2018-004]
B. 
Drafting standards. The standards required for a record plan shall be the standards outlined in §§ 140-16 and 140-17.
C. 
All plans must be acknowledged with a raised Notary Seal affixed; raised seal of registered engineer and/or surveyor responsible for the plan; and raised seal of architect and/or landscape architect who collaborated in the preparation of the plan; and if the applicant is a corporation, a raised Corporate Seal. All plans must be approved by the Board of Supervisors together with the raised official seal.
D. 
General information. The general information required for a record plan shall be the general information required by §§ 140-16 and 140-17.
E. 
Existing features. The existing features required to be shown on a record plan shall be the existing features required by §§ 140-16 and 140-17.
F. 
Proposed improvements. Proposed improvements as required by §§ 140-16 and 140-17 shall be included on the record plan.
G. 
Notes and certificates. The record plan must include the required notes and certificates:
(1) 
On all applications where improvement construction plans are required, the following note shall appear on the record plan: “Sheets 2 through _____ inclusive, on record at the Township, shall be considered a part of the approved final plan as if recorded with same.” These shall be listed by sheet number and title on the record plan.
(2) 
The signature of the registered engineer and/or surveyor certifying that the plan represents a survey made by him; that any existing monumentation shown hereon exists as located; and the dimensional and geodetic details are correct.
(3) 
An acknowledgment as follows:
(a) 
Where the owner(s) are individuals, all shall join as follows:
Commonwealth of Pennsylvania:
Signature of Owner
SS.
County of Bucks
On the ______ day of _______________, _____, before me the subscriber, a Notary Public of the Commonwealth of Pennsylvania, residing in __________________ personally appeared (name(s) of all owners), known to me (or satisfactorily proven) to be the persons whose name(s) (is/are) subscribed to the foregoing plan, and acknowledge that (he/she/they)(is/are) the registered owner(s) of the designated plan, that all necessary approvals of the plan have been obtained and is endorsed thereon, and that (he/she/they) desire that the foregoing plan be recorded according to law.
Witness my hand and notarial seal, the day and year aforesaid.
Notary Public
My Commission Expires
(SEAL)
(b) 
Where the owner is a corporation:
Commonwealth of Pennsylvania
SS.
County of Bucks
On the ______ day of _______________, _____, before me the subscriber, a Notary Public of the Commonwealth of Pennsylvania, residing in __________________ personally appeared (name of officer of corporation), who acknowledged (himself/herself) to be the (president/secretary) of (name of the corporation), a corporation, and that as such (president or secretary), being authorized to do so, (he/she) executed the foregoing plan by signing that the said corporation is the registered owner of the designated land, that all necessary approvals of the plan have been obtained and is endorsed thereon, and that (he/she/they) desire that the foregoing plan be recorded according to law.
Witness my hand and notarial seal, the day and year aforesaid.
Notary Public
My Commission Expires
(SEAL)
(4) 
Approved notation by the Township shall be as follows:
Approved by the Board of Supervisors of the Township of Hilltown this ___________ day of _______________, _____.
(5) 
(Reserved)[1]
[1]
Editor's Note: Former Subsection G(5), Township Planning Commission notations, was repealed 5-23-2005 by Ord. No. 2005-1.
(6) 
Bucks County Planning Commission notation:
BCPC No.
PROCESSED AND REVIEWED. Report prepared by the Bucks County Planning Commission in accordance with the Municipalities Planning Code.
Certified this date
Executive Director, Bucks County Planning Commission
(7) 
Recording notation:
“Recorded in the office of the Recorder of Deeds, Bucks County, Pennsylvania in Plan Book ________ Page ______ on the _________ day of __________________, _____.
(8) 
Signatures to appear on plan. The following signatures shall be placed directly on the plan in black ink:
(a) 
The owner or owners of the land. If the owner of the land is a corporation, the signatures of the president and secretary and the corporate seal shall appear.
(b) 
The Notary Public acknowledging the owner’s statement of intent.
(c) 
The licensed engineer and/or surveyor who prepared the plan. If an architect and/or a landscape architect collaborated in the preparation of the plan, his signature and seal shall also appear.
(d) 
The Bucks County Planning Commission.
(e) 
The Planning Commission of Hilltown Township.
(f) 
The Supervisors of Hilltown Township.
Upon completion of public improvements (prior to acceptance of same by the Board of Supervisors in accordance with provisions set forth in Article VI of this chapter), the subdivider or developer will furnish the Township with as-built plans for all utilities, roads, and stormwater management facilities. As-built plans for detention/retention basins and/or underground storage facilities utilized to control stormwater discharge must be prepared and submitted to the Township Engineer for review immediately upon completion of rough grading to verify required stage/storage capacity. As-built plans for these facilities must be reviewed for compliance with stormwater management plan design requirements prior to any additional site work. As-built plans shall contain information listed in Appendix D.[1]
[1]
Editor’s Note: Appendix D is included as an attachment to this chapter.
A. 
Purpose. The traffic impact study will enable Hilltown Township to assess the impact of the proposed development on the transportation system, both highways and public transportation, in the Township. Purpose of the impact study is to insure that proposed developments do not adversely affect the transportation network and to identify any traffic problems associated with access between the site and the existing transportation network. The study’s purpose is also to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development. The study shall assist in the protection of air quality, conservation of energy and encouragement of public transportation use.
B. 
Traffic impact study shall be prepared by a qualified traffic engineer and/or transportation planner with previous traffic study experience. Procedures and standards for the traffic impact study are set forth herein. Applicant may provide funds to the Township which may hire a traffic engineer of its choice to conduct the study, if this procedure is deemed appropriate by the Township.
C. 
Applicability.
(1) 
A traffic impact study shall be submitted for all subdivisions and land developments that meet one or more of the following criteria:
(a) 
Residential: 75 or more dwelling units or lots.
(b) 
Nonresidential subdivision: 10 lots or more.
(c) 
Commercial: a commercial building or buildings consisting of 25,000 square feet or more of gross floor space (total floor area on all floors within the exterior walls of the building).
(d) 
Office: a development consisting of 25,000 square feet or more of gross floor space.
(e) 
Industrial: any industrial development consisting of 10 or more lots, or 50,000 square feet or more of gross floor area, or having more than 75 employees (immediately or future) with access from the site onto a Township street, or with an expected daily traffic flow of more than 150 vehicle trips per day with site access onto a Township street.
(f) 
Institutional: any medical, educational or institutional development consisting of 25,000 square feet or more of gross floor area.
(2) 
The Hilltown Township Board of Supervisors, at its discretion, may require any other subdivision or land development application to be accompanied by a traffic impact study; provided, however, that the Supervisors notify the applicant within 60 days following the Planning Commission’s first meeting to consider the proposal. Such a notification shall specify the reason for the requirement, citing the proposal’s particular location or existing problems or type of use (i.e., generation of heavy truck traffic).
D. 
Definitions.
(1) 
As used in this section, the following terms shall have the meanings indicated:
LEVEL OF SERVICE
As described in the 1985 Highway Capacity Manual, indicates how well traffic moves on a particular highway facility or through a specific intersection. There are six levels of servicing ranging from “A” through “F.” Level of Service “A” indicates generally free movement. Level of Service “E” represents maximum capacity of the facility. Level “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 and/or any other intersection involving an arterial road. Where doubt exists, the transportation engineer shall seek guidance from the Board of Supervisors prior to the submission of the traffic impact study.
PUBLIC TRANSPORTATION
Transportation service for the general public provided by a common carrier of passengers generally on a regular route basis, or a private operator offering service to the public.
STUDY AREA
This area will extend approximately 1/2 mile along the adjacent roadways in both directions from all access points or the first major intersection along these roadways. Where doubt exists, the traffic engineer shall seek guidance from the Township Board of Supervisors prior to the submission of the traffic impact study.
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, etc.
VOLUME/CAPACITY ANALYSIS
This procedure compares the volume of 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 1985 Highway Capacity Manual, Highway Research Board Special Report 209, shall be followed.
WARRANTS FOR TRAFFIC SIGNAL INSTALLATION
This is a series of warrants which detail the minimum traffic or pedestrian volumes or other criteria necessary for the installation of a traffic signal. These warrants are contained in the Manual on Uniform Traffic Control Devices for Streets and Highways, U.S. Department of Transportation, Federal Highway Administration, 1988, as amended, or the most recent version, whichever is later.
(2) 
Engineering and traffic studies shall be prepared in accordance with Title 67, Chapter 201, “Engineering and Traffic Studies.”
E. 
General requirements and standards. A traffic impact study shall contain the following information:
(1) 
General site description. The site description shall include the size, location, proposed land uses, construction staging and completion date of the proposed subdivision or land development. If the development is residential, types of dwelling units shall also be included. A brief description of other major existing and proposed developments within the study area shall be provided. 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.
(a) 
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 channelizations and any traffic signals or other intersection control devices at all intersections within the site.
(b) 
The report shall describe the entire external roadway system within the study area and include discussion of existing design deficiencies and potential safety hazards. 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. Report shall include review and discussion of all available accident reports within the study area during the prior three years. All future highway improvements, including proposed construction and traffic signalization, shall be noted. This information shall be obtained from the 12-Year Highway Capital Program for the Delaware Valley Region and from the Pennsylvania Department of Transportation. Any proposed roadway improvements due to proposed surrounding developments shall be recorded.
(3) 
Existing traffic conditions. Existing traffic conditions shall be measured and documented for all roadways and intersections in the study area. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic, and peak development generated hour(s), and documentation shall be included in the report. 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 roadways and major intersections in the study area. Levels of service shall be determined for each location using the 1985 Highway Capacity Manual methodology.
(4) 
Transportation impact of the development. Estimation of vehicular trips to result from the proposal shall be completed for the average daily peak highway hour(s) and peak development-generated hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from the Trip Generation, An Informational Report, Fifth Edition, Institute of Transportation Engineers, 1991 (as amended). These development-generated traffic volumes shall be provided for the in-bound and out-bound traffic movements as estimated, and the reference source(s) methodology followed shall be documented. 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. 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.
(5) 
Analysis of transportation impact.
(a) 
The total future traffic demand shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year (using an annual background traffic growth rate available), the development-generated traffic, and the traffic generated by other proposed developments in the study area. A second/volume capacity analysis shall be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipate, calculations for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) and peak development-generated hour(s) for all roadways and major intersections in the study area. Level of service calculations shall be completed for all major intersections. It is usually at these locations that capacity is most restricted.
(b) 
All access points and pedestrian crossings shall be examined as to the feasibility of installing traffic signals. This evaluation shall compare the projected traffic and pedestrian volumes to the warrants for traffic signal installation.
(6) 
Conclusions and recommended improvements.
(a) 
Levels of service for all roadways and intersections shall be listed. All roadways and/or intersections showing a level of service below “C” shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This 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/safety improvements, traffic signal installation and operation including signal timing, and transit design improvements. All physical roadway improvements shall be shown in sketches.
(b) 
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. An analysis based on the guidelines contained in the “Bucks County Transportation Study, Phase I Report” shall be undertaken to indicate whether or not future public transportation service should be provided to the development.
(c) 
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.
F. 
Time of submission. The traffic impact study shall be submitted to the Planning Commission with the preliminary plan submittal. Improvement plans shall not be submitted to PennDOT until after review by the Hilltown Township Planning Commission and Board of Supervisors.
G. 
Implementation. The Supervisors shall review the traffic impact study to analyze its adequacy in solving any traffic problems that will occur due to the land development or subdivision. The Supervisors may decide that certain improvements contained on and/or adjacent to the site and within the study area are necessary for land development or subdivision plan approval and may attach these conditions to the approval. If the municipality concludes that additional improvements are necessary, the developer shall have the opportunity to resubmit alternative improvements designs to obtain plan approval.
A. 
General. The applicant shall submit the following information for review to insure that the proposed method of sewage collection, treatment, and disposal is adequate to serve the proposed subdivision or land development. The evaluation must establish that each proposed lot, building or structure will be served by an appropriate sewage system.
B. 
Development applications. The applicant shall make application to the Pennsylvania Department of Environmental Protection (DEP) which shall determine whether or not the application will require submission of planning modules. Applicant shall provide written verification of the decision of the Pennsylvania DEP.
C. 
If Pennsylvania DEP determines that planning modules are required for the proposed development, then the following steps must be taken:
(1) 
In order to be deemed a complete subdivision or land development application, any application for preliminary subdivision or land development approval must be accompanied by a duly completed Department of Environmental Protection sewage facilities planning module. Such planning module shall also meet all the requirements contained in 25 Pa. Code Chapter 71.
(2) 
Such application and planning module shall meet all the procedural and content requirements of 25 Pa. Code Chapter 71, §§ 71.52 and 71.53, including the requirement that they be accompanied by the comments on the planning module of the Bucks County Health Department and the Bucks County Planning Commission. Evidence that the sewage facilities planning module has been before these agencies for 60 days without comment shall be sufficient to satisfy this requirement.
(3) 
The Township shall review and act upon the planning modules in accordance with the requirements and criteria set forth in 25 Pa. Code Chapter 71, and may refuse to adopt a proposed revision to its official sewage facilities plan for new land development for reasons including, but not limited to, the following:
(a) 
The plan is not technically or administratively able to be implemented.
(b) 
Present and future sewage disposal needs of the area, remaining acreage or delineated lots are not adequately addressed.
(c) 
The plan is not consistent with the Township land use plans and ordinances, this chapter, or other ordinances or plans controlling land use or development.
(d) 
The plan is not consistent with the comprehensive sewage program of the Township as contained in its official sewage facilities plan.
(e) 
The plan does not meet the consistency requirements set forth in 25 Pa. Code Chapter 71, § 71.21(a)(5)(i) through (iii).
(4) 
When the Township refuses to adopt a proposed revision to the official sewage facilities plan, it shall state the reasons for the refusal and forward a copy of this statement to the person making the submission and to the Department of Environmental Protection.
(5) 
When the Township adopts the proposed revisions to the official sewage facilities plan, the Township shall forward the proposed revisions to the Department with the information required by 25 Pa. Code Chapter 71, § 71.52. Adoption of the proposed revisions of the official plan shall be by resolution of the Board of Supervisors.
(6) 
Approval of the planning modules by the Pennsylvania Department of Environmental Protection shall be a condition of subdivision or land development plan approval by the Township.
D. 
Requirements for final plan approval. Where on-lot sewage disposal is proposed, final plan approval shall not be granted for any subdivision or land development until satisfactory evidence has been presented by the applicant to the Township that the Bucks County Health Department and the Pennsylvania Department of Environmental Protection have determined that the lots proposed for subdivision are generally suitable for on-lot septic systems and provided further that a note shall be placed on the final plans as follows:
“The planning module for land development has been approved by the Pennsylvania Department of Environmental Protection and the Bucks County Department of Health as to the subdivision plan. However, the septic system permit has not been issued for the lot(s) upon which new building(s) are proposed. Prior to issuance of a building permit, a septic system permit shall be obtained and presented to the Zoning Officer for each new building.”
A. 
All projects withdrawing 10,000 gpd or greater of groundwater or surface water, or a combination of these two sources, are required to obtain a permit from the DRBC. Copies of all submissions by the applicant to the DRBC shall be sent to the Township. Additionally, copies of all submissions to the Department of Environmental Protection (DEP) and all correspondence received by the applicant from the DEP shall be forwarded to the Township.
B. 
Any water withdrawal project not under the jurisdiction of the DRBC will be reviewed by the Township. A water resources impact study shall be required when the proposed development is not served by public water supplied by a municipal authority approved by the Township; and one or more of the following conditions are met:
(1) 
The proposed residential subdivision contains three lots or more and the smallest created lot is less than five acres in area.
(2) 
The nonresidential subdivision contains three lots or more.
(3) 
A proposed well is intended for nonresidential use (i.e., industrial, commercial, institutional, community, agricultural).
C. 
The water impact study shall be prepared by a hydrologist or professional engineer qualified to conduct groundwater investigations. The purpose of the study will be to determine if there is an adequate supply of water for the proposed use and to estimate the impact of the additional water withdrawals on existing nearby wells, underlying aquifers and streams. The Township Engineer shall be involved in the study as the Township feels is necessary and appropriate.
D. 
A water system which does not provide an adequate supply of water for the proposed use, considering both quality and quantity; and/or adversely affects nearby wells and streams shall not be approved by the Township.
E. 
The adequacy of water supply shall be determined based upon the assumption that there are 3.5 persons per dwelling unit using 75 gallons of water per person per day. The applicant shall submit an analysis which evaluates the consistency between the proposed use and the groundwater preservation guidelines included in the Township’s Sewage Facilities Plan/201 Facilities Plan.
F. 
The water impact study shall be signed by the person(s) preparing the study and shall include the following information:
(1) 
Calculations of the projected water needs using the criteria set forth in the following references:
(a) 
Public Water Supply Manual, Bureau of Water Quality Management Publication No. 15 by the Pennsylvania Department of Environmental Protection, Harrisburg, Pennsylvania.
(b) 
Guide for Determination of Required Fire Flow by the Insurance Services Office (ISO) as modified.
(c) 
American Water Works Association Standards and Manuals for the American Water Works Association, Denver, Colorado.
(2) 
A geologic map of the area within a 1.0 mile radius of the site.
(3) 
The location of all faults, lineaments and fracture traces within 1/4 mile of the site.
(4) 
The locations of all existing and proposed wells within 1/4 mile of the site, and all large withdrawal wells (10,000 gpd +) within 1.0 mile of the site.
(5) 
The location of all existing and proposed on-lot septic systems within 1/4 mile of the site.
(6) 
The location of all streams, perennial and intermittent, within 1/4 mile of the site.
(7) 
A discussion of the aquifers underlying the site and their long-term drought recharge capability based on accepted published data or detailed site specific investigations.
(8) 
Based on the drought recharge capacity of the underlying aquifer and the calculated daily groundwater withdrawals of the project, a hydrologic budget shall be calculated for the site property itself, and for the area within 1/4 mile of the site.
(9) 
Based on the results of the hydrologic budget, a determination shall be made on whether or not the potential exists for adverse affects on the hydrologic environment caused by the project.
(10) 
The study shall include a brief statement of the qualifications of the person(s) preparing the study.
G. 
The following site specific investigations shall be required:
(1) 
For each well that is constructed:
(a) 
An accurate geologic log should be constructed during the drilling of the well giving a detailed description of the type and thickness of rocks encountered. Additionally, the log should contain information on the depth and thickness of all water bearing zones encountered and the yield from each zone. Yield from the well must be measured using a quantitative method.
(b) 
Samples shall be collected every 20 feet during drilling, or at each change in rock type. Each sample shall be placed in a nonbreakable container. The container, in a sturdy box, shall be made available to the Township.
(2) 
A pumping test of not less than 48 hours duration shall be conducted at a rate of not less than 150% of the intended long-term withdrawal from the well. The forty-eight-hour test shall be conducted at a constant pumping rate that should not deviate greater than plus/minus 5% during the test.
(3) 
In order to determine the impact of the project well on existing wells, a representative sample of existing wells, evenly spaced around the pumping well, shall be monitored for changes in water level. The number and location of monitoring wells shall be subject to approval by the Township Planning Commission. Sufficient well monitoring shall be performed to allow for the construction of hydrographs showing a continuous record of well levels before, during and after the pumping test.
(4) 
A means of accurately measuring the well discharge shall be provided subject to approval by the Township.
(5) 
Well discharge shall be directed away from the site by a method suitable to the Township and to a point suitable to the Township.
(6) 
Records shall be compiled in typewritten form to include the following information:
(a) 
Name of driller and personnel conducting test.
(b) 
Description of test well to include horizontal and vertical dimensions, casing installed and grouting details.
(c) 
List of formation samples.
(d) 
Static water level immediately prior to yield testing.
(e) 
Hydrograph of depth to water surface during test pumping and recovery period at the test well showing corresponding pump and discharge rate in gallons per minute and time readings were taken.
(f) 
Log of depth to water surface at existing and monitoring wells during test pumping period showing time readings were taken.
(7) 
A report shall accompany the test well data which analyzes and interprets all of the data as to the impacts on the groundwater supply and existing wells. Conclusions shall be drawn from the analysis.
(8) 
The submission to the Township shall include any and all applications, reports, or supplemental information submitted to the Pennsylvania Department of Environmental Protection and/or the Delaware River Basin Commission.
When the National Wetlands Inventory (NWI) Maps indicate wetlands on a site or when a site contains hydric soils (refer to § 140-6) or an area with a predominance of wetlands vegetation (refer to Appendix F[1]), an on-site investigation shall be conducted to determine if wetlands are present on the site. A landowner or an applicant shall use one of the following methods to delineate wetlands:
A. 
Wetland boundaries shall be delineated through an on-site assessment which shall be conducted by a professional soil scientist or others of demonstrated qualifications. Such a person shall certify that the methods used correctly reflect currently accepted technical concepts, including the presence of wetlands vegetation, hydric soils and/or hydrologic indicators. A study shall be submitted with sufficient detail to allow a thorough review by the municipality. The study must be approved by the governing body.
B. 
A wetlands delineation validated by the U.S. Army Corps of Engineers. In the event that a wetlands delineation validated by the U.S. Army Corps of Engineers is shown to vary from a wetlands boundary derived from Subsection A above, the Corps delineation shall govern.
[1]
Editor’s Note: Appendix F is included as an attachment to this chapter.
[Added 1-26-2009 by Ord. No. 2009-4]
A. 
Applicants for zoning Use B1A, Conservation Management Design subdivision wherein six or more lots are proposed shall submit an Existing Resources and Site Analysis Plan (ERSAP) prepared in accordance with the requirements contained in this section. The purpose of this submission is to familiarize officials with existing features and conditions on the applicant's property and within its immediate vicinity and to provide a complete and factual reference of the site.
(1) 
Applicability. All applicants for preliminary or final subdivision proposing Use B1A, Conservation Management Design, wherein six or more lots are proposed, shall submit an ERSAP. It is recommended that this information be provided with presubmission sketch plans. No preliminary or final plan will be accepted by the Township which does not include an ERSAP.
(2) 
Review by the Township. The first item to be discussed when the plan reaches Township Boards and Commissions shall be the ERSAP. No discussion of a preliminary plan shall occur until the applicant has provided a satisfactory ERSAP meeting all requirements. The purpose of an ERSAP is to ensure that the proposed development occurs in a manner that respects the natural environment and that the applicant and Township have a solid understanding of the natural conditions of the development site, as well as conditions around the site.
B. 
ERSAP contents. The ERSAP submission shall include the following:
(1) 
Site boundaries.
(2) 
Existing resources inventory. A comprehensive analysis of existing conditions on the proposed development site and areas within 100 feet, showing:
(a) 
Soils. Soil types within the site, based on maps contained in the Soil Survey of Bucks County, Pennsylvania, United States Department of Agriculture, as last revised. The soil classifications and boundary lines of all soils located on the tract shall be shown with reference to an alluvial soils, hydric soils, and floodplain soils boundary. Soil descriptions for all soil types shall be provided. Any building or septic system restrictions due to wet soils, seasonably high water table or other restrictions shall be noted on the plan and considered in the site layout. Hydrologic soil groups shall be noted.
(b) 
Topography. Contour lines measured at vertical intervals of two feet. Such slopes shall be determined by an on-site survey, not interpolation of USGS maps.
(c) 
Slope areas. Areas to be shown graphically. The amount of each area in each slope category shall be shown numerically, with a calculation of the amount of slope to be preserved and the amount and percentage to be disturbed.
[1] 
8% to less than 15%.
[2] 
16% to 25%.
[3] 
Greater than 25%.
(d) 
Ridge lines and watershed boundaries.
(e) 
Floodplain areas or districts, including information on one-hundred-year flood elevations. FEMA cross sections and elevations shall be utilized to delineate floodplain boundary where detailed study information is available. Where detailed study information is not available, one-hundred-year flood elevations shall be calculated utilizing HEC I computations to generate flow information and HEC II computations to calculate water surface elevations. Structures, culverts, obstructions, bridges or any other significant feature within 500 feet downstream of the site shall be included within the study to account for potential backwater effects. Basins, ponds, flood control facilities or any other significant drainage facility within upstream tributary area shall be included in the study. Use of TR-55 "Urban Hydrology for Small Watersheds," United States Department of Agriculture, Soil Conservation Service, will be an acceptable alternate method for calculating one-hundred-year flow rates. Use of other methods must be approved by the Township Engineer.
(f) 
Vegetative cover conditions on the property, including forest and woodland areas (as defined in § 140-6) and large trees standing alone (i.e., outside of forest or woodland areas measuring 12 inches diameter at four feet above natural grade).
(g) 
Streams, watercourses, waters of the Commonwealth, waters of the United States, lakes, ponds, springs, and all natural drainage areas with an explanation of how site drainage works.
(h) 
Wetlands based upon a wetland delineation prepared in accordance with § 140-23 of this chapter.
(i) 
Existing land use.
(j) 
All recorded easements.
(k) 
Existing buildings, structures, and roads.
(l) 
Photographs of the site, including views of the proposed development site from all abutting public roads.
(m) 
Any Pennsylvania Natural Diversity Inventory sites.
(n) 
Reference to any adjoining areas or properties preserved via a recorded conservation or agricultural easement.
(o) 
Orientation of site to sun for use of solar resources.
(p) 
Any existing pedestrian or equestrian trails commonly used on the property.
(q) 
Aerial photograph of the site not more than five years old or the most recent available from the Delaware Valley Regional Planning Commission.
C. 
Four-step design process. Applicants shall use the following four-step design process to assist in determining the most suitable approach to development of the subject site. The layout of lots shall be designed such that areas or features identified as being important in the ERSAP or upon site visit are preserved and the areas of secondary importance are used for development. The steps in the four-step design process are as follows:
(1) 
Step 1: Establishment of site context and delineation of resources to be left undisturbed or incorporated into development plans, including public amenities.
(a) 
Proposed site resources and open areas to be left undisturbed or specifically incorporated into development plans shall be identified and described based on review and assessment of mapping and other information included in the ERSAP, including woodlands, other significant vegetation, slopes, wetlands, watercourses, etc. A site visit shall be used to discuss and help determine those areas that should have minimal or no disturbance.
(b) 
Special design considerations relative to structural placement, architecture, streetscape and landscape treatment, and site amenities shall be identified.
(c) 
The open and undisturbed areas identified at this stage of the design process shall include consideration for stormwater management, taking into account areas suitable for groundwater recharge and infiltration wherever feasible.
(2) 
Step 2: Location of structures and alignment of infrastructure: buildings, streets, trails, utilities, and stormwater management.
(a) 
Potential building area(s) and zones of land disturbance shall be identified in a manner which provides for maximal conservation of significant site resources designated in Step 1.
(b) 
An access and circulation plan shall be designed to provide pedestrian vehicular access to the development which reflects a logical relationship to topographic conditions and neighboring properties, and which minimizes further land disturbance or negative impacts to resource protection objectives.
(c) 
Locations and methods available for providing facilities for water service, wastewater disposal, stormwater management, and other utilities, as necessary, shall be defined and indicated.
(3) 
Step 3: Preparation of schematic design, building, and conservation plan.
(a) 
Narrative and plans shall be provided as appropriate to indicate the ways in which the applicant proposes development, as defined in Step 2, in order to implement identified design objectives and respect significant existing features of the land described in the ERSAP and areas designated for nondisturbance in Step 1.
(b) 
Proposed limits to land disturbance on the site, including limits to grading and soil disturbance activities shall be identified.
(c) 
Plan shall indicate how proposed limits of land disturbance comply with any applicable disturbance limitations included in Chapter 160, Zoning, in respect to natural resources.
(d) 
Narrative and plans shall be submitted to demonstrate how existing natural contours and vegetation will be respected.
(e) 
Description of the manner in which stormwater will be captured on-site for maximum infiltration shall be submitted. Areas best suited for stormwater infiltration must be identified and selected for that purpose, based on hydrologic soil groups and the stormwater management requirements of this chapter.
(4) 
Step 4: Drawing lot lines/defining ownership responsibilities. Lot lines shall be drawn to delineate the boundaries of individual lots and, in all cases, ownership responsibilities shall be defined in a manner which affords implementation of the Schematic Design, Building, and Conservation Plan defined in Step 3.
(5) 
Documentation. Applicants shall be prepared to submit maps indicating the findings of each step of the design process, if so requested by Planning Commission or Board of Supervisors at the time of preliminary and/or final plan application.
D. 
Site visit. After preparing the ERSAP, applicants shall arrange for a site visit of the property by Township representatives and shall distribute copies of the site analysis plan prior to the on-site meeting. Township representatives may include one member of the Board of Supervisors, one member of the Planning Commission, Township Manager, Assistant Township Manager, Zoning Officer, Township Engineer, and Township Planner. Applicants are encouraged to accompany the Township representatives. The purpose of the visit is to familiarize officials with existing conditions and special features on the site, to identify potential design issues, and to provide an informal opportunity to discuss site design concepts, including potential locations for proposed buildings and street alignments, stormwater management concepts, and protection of natural resources. Comments made by the Township representatives or their staff and consultants shall be only advisory and are not binding on either the Township or applicant. It shall be understood by all parties that no formal recommendations can be offered, and no official decisions can be made, at the site visit.
E. 
Post-visit conference. Following the site visit, the applicant shall attend a Planning Commission meeting to discuss the findings of the site visit and an understanding on the general approach for subdividing the property.