The following information and data shall be
included on or accompany all preliminary minor subdivision plans.
If the applicant chooses to seek preliminary/final approval, then
the requirements for final plans must be submitted.
A. The plan shall be clear and legibly drawn at a scale
of not less than one inch equals 100 feet, indicating date, scale
and north arrow.
B. The name of the subdivision or land development.
C. The Tax Map parcel number, the Tax Map sheet, block
and lot numbers for the tract and for all adjacent lots.
D. The name and address of the owner/applicant.
E. The name and address of the engineer, surveyor, landscape
architect or architect who prepared the plan.
F. Existing tract boundaries indicating the area of original
tract in acres or square feet.
G. All existing and proposed structures and uses indicating
all setback lines as well as shortest distances between buildings.
H. The existing and proposed street layout, including
all streets adjacent to the tract and all proposed access points and
parking areas.
I. Existing and proposed easements and rights-of-way
within and adjoining the tract.
J. The zoning district and boundaries and zoning on adjacent
tracts.
K. Zoning requirements, including applicable district,
lot size and yard requirements, open lands, impervious surface amount
and ratio, buffer yards, height, resource protection standards and
proof of any variance or special exceptions which may have been granted
by the Township Zoning Hearing Board.
L. Existing and proposed lot lines.
M. Contours and the basis for topography and vertical
datum base.
N. A key map with a north arrow for the purpose of locating
the site to be subdivided at a scale of 800 feet to the inch showing
the relation of the tract to adjoining property and to all streets,
roads and municipal boundaries existing within 800 feet of any part
of the property proposed to be subdivided.
O. The names of the owners of all abutting properties.
P. Significant physical features such as but not limited
to streams, lakes, ponds and drainage rights-of-way, including the
direction of flow; and the location of all environmentally sensitive
features, including floodplains, floodplain soils, wetlands, lake
and pond shorelines, woodlands, large trees standing outside of woodlands
and steel slopes.
Q. The original date, dates last revised, sheets revised,
north point and scale shown graphically and numerically on the front
sheet of the plan.
R. Restrictions in the deed affecting the subdivision
or development of the property, including any underground, overhead
or surface utility easements or rights-of-way. Copies of easements
shall be submitted for review.
S. Dimensions shall be in feet and decimal parts thereof
and bearings shall be in degrees, minutes and seconds. All radii,
arc and chord lengths and central angles of curves shall be indicated.
T. Where any revision is made, 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 for the latest revision only.
U. The sheet or sheets shall be one of the following
sizes: 24 inches by 36 inches, 30 inches by 42 inches or 36 inches
by 48 inches. If more than one sheet is necessary, each sheet shall
be the same size and consecutively numbered to show its relation to
the total number of sheets comprising the plan, i.e., Sheet No. 1
of 5, etc.
V. All plans must be acknowledged and sealed by a land
surveyor responsible for the plan in compliance with the Land Surveyor
Law. If an environmental consultant, architect or landscape
architect collaborated in the preparation of the plan, his/her name
and address shall also appear.
W. A complete outline survey of the property to be subdivided
or developed shall be provided, showing all courses, distances, areas
and tie-ins to all adjacent intersections. The survey shall not have
an error of closure greater than one part in 10,000.
X. The location, name and widths of all streets bordering
the land to be developed or subdivided, including legislative and
traffic route numbers and their existing and ultimate rights-of-way.
Y. The location of all existing buildings, towers, sewers,
water mains, culverts, petroleum products or gas mains, fire hydrants
and other significant manmade facilities and their existing and proposed
use or disposition.
Z. The location of wells, on-site septic systems, stormwater
management facilities and similar features on and within 200 feet
of any part of the land to be subdivided or developed.
AA. Natural features. The developer shall furnish on appropriate
maps or other documents all natural features, including floodplains,
alluvial soils, steep slopes, forested areas, lakes, ponds, watercourses,
wetlands, quarries, rock outcroppings and the location of any unique
plants or other vegetation. All applications shall include maps showing
the location of the resources.
(1)
The location of any designated floodplain district,
the one-hundred-year-flood elevations and the boundaries of the floodplain
districts, including those determined by soil classification or other
studies. The location of floodplain soils associated with the Delaware
River Floodplain shall be shown.
(2)
The species and size of large trees standing
alone, mature trees with a diameter of 15 inches or greater measured
four feet above grade level, woodlands as defined herein and the location
of any unique plants or other vegetation. The developer shall as part
of the preliminary presentation submit to the Township a proposal
to preserve as much as possible the natural features which would be
desirable to leave intact, including tree masses and a tree count
and girth of all trees greater than fifteen-inch girth, measured at
a point four feet above grade, indicating which are to be removed
and which are to remain. Trees need not be individually identified
in wooded areas declared to be set aside for undeveloped resource
protection land.
(3)
The soil classifications and boundary lines
of all soils located on the tract with specific reference to any alluvial
soils boundary. Soil descriptions for all soil types shall be provided
and any building restrictions due to wet soils, seasonally high water
table or other restrictions shall be provided on the plans.
(4)
Lakes, ponds and waters of the commonwealth.
All lakes, ponds and waters of the commonwealth shall be shown.
(5)
Wetlands delineation. 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 delineation
shall be incorporated into the plan. 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 Federal Manual for Identifying and Delineating Jurisdictional
Wetlands, or any more restrictive amendments thereto. Wetlands shall
be defined by metes and bounds.
BB. Any existing buildings and structures, including structural
remains which are located on or adjacent to the site and a statement
as to whether or not these buildings have any historical significance.
Any buildings identified by the Township Historical Commission as
having historical significance shall be identified.
CC. The location of zoning district boundary lines affecting
the subdivision and an indication that each lot is equal to or in
excess of the applicable zoning district requirements.
DD. Where on-site sewage disposal facilities are proposed,
a statement from the Bucks County Health Department or the Pennsylvania
Department of Environmental Protection, with regard to the suitability
of the soil to absorb sewage wastes.
EE. Statements from the County Health Department or other
agency with jurisdiction as to the sufficiency and acceptability of
the proposed means of water supply and sanitary sewers and from the
Bucks County Conservation District as to soil erosion and sedimentation
control to be provided.
FF. An indication of any lots in which other than residential
use is intended, the total number of lots created and the gross lot
area and net lot area for each lot.
GG. A statement or certificate by the applicant indicating
that, to the best of his or her knowledge, the plans are in conformity
with engineering, zoning, building, sanitation and other applicable
Township ordinances and regulations and, if they are not so conforming,
to detail the areas of nonconformance and the reasons for requesting
a modification to the Township standards.