The following procedures are to be followed
for plans submitted to the Township. The content of the plan submissions
will vary depending on the type of plan submitted (sketch, preliminary,
or final) and are specified by the terms of this chapter.
A. Preapplication meeting. It is recommended that a preapplication
meeting be held with the applicant and the Township to introduce the
applicant to the Township's zoning and subdivision regulations and
procedures, to discuss the applicant's objectives, and to schedule
site visits, meetings and plan submissions as described below. Applicants
are also encouraged to present the Existing Resources and Site Analysis
Map described below at this meeting.
B. Applicants shall submit an Existing Resources and
Site Analysis Map (ERSAM). Applicants shall submit an ERSAM, prepared
in accordance with the requirements contained in this section. The
purpose of this submission is to familiarize officials with existing
conditions on the applicant's property and within its immediate vicinity
and to provide a complete and factual reference for making a site
visit. This analysis shall be provided prior to the site visit. Contents
of the ERSAM shall be as follows:
(1) Applicability. All applicants for preliminary or final
subdivisions or land developments shall submit the ERSAM. 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 the ERSAM.
(2) Review by the Township. The first item to be discussed
when the plan reaches reviewing boards and commissions shall be the
ERSAM. No discussion of a preliminary plan shall occur until the applicant
has provided a satisfactory ERSAM meeting all requirements. The purpose
of the ERSAM is to ensure that all development in the Township occurs
in a manner that respects the natural environment and that the applicant
and the Township have a solid understanding of the natural conditions
of any proposed development site, as well as conditions around the
site which provide the context for the proposed development. It is
recommended that this plan be prepared prior to the preapplication
meeting and site visit.
(3) Required contents of ERSAM.
(b)
Existing resources inventory. A comprehensive
analysis of existing conditions on the proposed development site and
areas within 500 feet, showing:
[1]
Soils. Soils types within the site, based on
maps contained in the Soil Survey of Bucks County, Pennsylvania, U.S.
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 any alluvial soils, hydric soils, floodplain soils
boundary and agricultural soils (Classes I, II, III and IV). 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 plans and considered
in the site layout. Hydrologic soil groups shall be noted.
[2]
Topography. Contour lines measured at vertical
intervals of two feet. Such slopes shall be determined by an on-site
survey, not interpolation of U.S.G.S. maps.
[3]
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 the slope to be preserved and
the amount and percentage to be disturbed:
[a] Eight percent to less than 15%.
[4]
Ridgelines and watershed boundaries.
[5]
Floodplain areas, using FEMA maps. When no FEMA
mapping has been prepared, a determination of the floodplain for any
stream with a drainage area of three acres of more shall be made by
the applicant.
[6]
Vegetative cover conditions on the property,
including forest and woodland areas and large trees standing alone
(i.e., outside of forest or woodland areas measuring 10 inches in
diameter at four feet above natural ground cover).
[7]
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.
[8]
Wetlands. Areas of wetlands on the proposed
development parcel shall also be indicated, as evident from testing,
visual inspection, or from the presence of wetland vegetation.
[a] The Township may verify the wetland
delineation if any of the following site-specific criteria are applicable:
[i] It is recommended by the Township
Engineer due to uncertainties raised by the applicant's delineation
or conflicts exist between the applicant's delineation and wetlands
information obtained from other sources including surrounding subdivisions.
[ii] More than one acre of wetlands
is on-site.
[iii] Wetlands on-site are associated
with a wetland system of 10 or more contiguous acres.
[iv] On-site wetlands are adjacent
to a park, wildlife refuge or sanctuary, or other open space area
managed for resource preservation purposes.
[b] If any of the three wetlands parameters
(hydric soils, hydrophytic vegetation or evidence of hydrology) are
present on a site proposed for development, a separate wetlands delineation
of sufficient detail to allow for thorough review by Township officials
must be submitted to the Township. As part of the delineation process,
a field investigation shall be performed and wetlands boundaries on
the site shall be verified and flagged. Delineation and verification
shall be performed by a qualified wetlands professional. The person
or organization performing the delineation shall certify that the
delineation has been performed in accordance with the criteria for
wetlands delineation established in the Corp of Engineers Wetlands
Delineation Manual (Wetlands Research Program Technical Report Y-87-1,
Final Report, January 1987) or any more restrictive amendments thereto.
Wetlands shall be defined by metes and bounds.
[c] In the event the applicant's and
the Township's delineations are conflicting, the delineation that
causes the preservation of the larger area of wetlands shall govern.
[10] Historic buildings and resources.
[12] Existing buildings, structures,
and roads.
[13] Photographs of the site including
views of the proposed development site from all abutting public roads.
[14] Any Pennsylvania Natural Diversity
Inventory Sites.
[15] Reference to any areas or properties
designated as preservation areas by the Lower Makefield Township Open
Space Plan.
[16] Orientation of the site to the
sun for use of solar resources.
[17] Any pedestrian or equestrian trails
commonly used on the property.
[18] Aerial photograph of the site
not more than five years old or the most recent available from the
Delaware Valley Regional Planning Commission.
[19] Location relative to and impact
on the Delaware Canal State Park (if the property abuts the state
park).
[20] Geologic formations on the proposed
development parcel, including rock outcroppings covering 25 square
feet or more, cliffs, escarpments, sinkholes.
C. Site visit. After preparing the ERSAM, 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. Applicants are encouraged to accompany the Township
representatives. The purpose of the visit is to familiarize officials
with the property's existing conditions and special features, to identify
potential site design issues, and to provide an informal opportunity
to discuss site design concepts, including the general layout of designated
required open space (if applicable), potential locations for proposed
buildings and street alignments, stormwater management concepts, and
protection of resources (natural and historic). Comments made by the
Township representatives or their staff and consultants shall be as
only advisory and are not binding on either the Township or the applicant.
It shall be understood by all parties that no formal recommendations
can be offered, and no official decisions can be made, at the site
visit or during the sketch plan process.
D. Preplan conference. Following the site visit and prior
to the first plan submission, the applicant shall meet with Township
officials to discuss the findings of the site visit and to develop
a mutual understanding on the general approach for subdividing and/or
developing the property. At the discretion of the Township, this conference
may be combined with or occur during the site visit.
E. Four-step design process. The applicant shall use
the four-step design process to determine the most suitable development
strategy for the site. The layout of lots or development shall occur
so that the areas identified as being important in the site analysis
are preserved and the areas of secondary importance are used for development.
These low impact development (LID) practices emphasize protection
and use of on-site natural features integrated with engineered, small-scale
hydrologic controls at the parcel and subdivision scale to manage
stormwater and more closely mimic predevelopment watershed hydrologic
functions. The steps in the four-step design process are as follows:
(1) Step 1: Delineation of areas to be left undisturbed.
(a)
Proposed open areas to be left undisturbed shall
be designated using the maps and materials in the ERSAM. The Township's
maps of preserved and open space lands in the Comprehensive Plan,
Open Space Plan, and Park and Recreation Plan shall also be referenced
and considered. The preapplication conference and the site visit shall
be used to determine those areas that should have minimal or no disturbance.
(b)
The open 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.
(2) Step 2: Preparation of resource conservation plan;
analysis of how resources will be protected. Narrative shall be provided
indicating the ways in which the applicant will respect the existing
features of the land described in the site analysis.
(a)
Limits of disturbance on site. The limits of
the grading and soil disturbance shall be shown, with areas designated
as important areas delineated and protected.
(b)
Areas that are to be preserved should be described,
including prime agricultural soils, woodlands, vegetation, slopes,
views, or any other areas identified in Step 1.
(c)
Description of the manner in which stormwater
will be captured on site for maximum infiltration, including a narrative
describing the pros and cons of infiltration on the site. This should
indicate that the areas best suited for stormwater infiltration have
been selected for that purpose, based on hydrologic soil groups and
the stormwater management requirements of this chapter.
(d)
Description and plan showing that existing natural
contours and vegetation will be respected.
(e)
Limits on site disturbance and resources applicable
to the site due to zoning ordinance requirements shall be shown.
(f)
Description of any historic buildings or resources
on the site and proposed efforts to preserve them.
(g)
Description and plan indicating how the site
layout will provide advantageous solar orientation.
(3) Step 3: Location of structures and alignment of infrastructure;
buildings, streets, trails, utilities, and stormwater management.
(a)
Building area shall be identified based on the
areas set aside for development.
(b)
Upon designating the building sites, a street
plan shall be designed to provide vehicular access to the development
which reflects a logical relationship to topographic conditions. Impacts
of the street plan on open areas to be protected shall be minimized,
particularly with respect to crossing environmentally sensitive areas
such as wetlands and traversing slopes exceeding 8%.
(c)
The applicant shall also indicate the locations
and method for providing water service, wastewater, and stormwater
management facilities.
(4) Step 4: Drawing lot lines.
(a)
For developments where lots are proposed, lot
lines are drawn as required to delineate the boundaries of individual
lots.
(b)
Documentation. Applicants shall be prepared
to submit maps indicating the findings of each step of the design
process, if so requested by the Planning Commission or the Board of
Supervisors.
F. Where a tract is to be developed in phases, a complete
preliminary plan for the entire tract shall be submitted initially.
G. Preliminary approval for the subdivision or land development
must be obtained for the entire development. Final approval may be
obtained phase by phase.
H. The extent of each phase for which a separate final
plan is to be submitted shall be shown and a time schedule presented
for the submission of the final plan for those phases. The order of
development shown on the preliminary plan must be adhered to, and,
if changes are required, plans must be refiled and reviewed and approved.
I. Each phase of a development must be designed so that
it could be developed independently and stand on its own, meeting
all applicable Township ordinances without other phases, including
the street system, utilities, provision of required open land and
protection of all natural resources.