[Ord. 95-4-18-2, 4/18/1995, § 5-1; as amended by Ord. 2005-02, 4/28/2005]
1. 
An applicant shall submit to the Township copies of the preliminary plan, the application, and the required reports or studies, along with any required fees and escrows. The number of copies and the amount of the fees and escrow shall be established by resolution of the Board of Supervisors. The applicant is responsible for determining what other agency approvals need to be obtained, as well as the filing requirements of those agencies, and for obtaining those approvals.
2. 
The Township shall review a preliminary plan submission against a checklist for completeness. A submission is not complete and cannot be accepted and processed by the Township until all of the required copies, fees, and escrows have been submitted to the Township. Once a complete submission is provided to the Township, the Township shall supply the applicant with a receipt for the submission.
3. 
The Township shall forward two copies of the properly submitted preliminary plan and one copy of the application form to the Planning Commission.
4. 
The Township Engineer shall, within 30 days following receipt of the preliminary plan:
A. 
Review the applicant's submission.
B. 
Prepare a report for the Township Planning Commission and Board of Supervisors.
5. 
The Township Planning Commission shall:
A. 
Review all applicable reports from the reviewing agencies, as well as those from the Township Fire Marshal and Township Park and Recreation Commission where applicable.
B. 
Determine the preliminary plan meets the objectives and requirements of Chapter 27, Zoning, of the Township Code, this chapter, and other ordinances.
C. 
Discuss the submission with the applicant.
D. 
Recommend revisions so that the plan will conform to Township ordinances.
E. 
Recommend approval or disapproval of the preliminary plan in a written report which shall be made part of the minutes of the Planning Commission's meetings and referred to the Board of Supervisors.
6. 
The Board of Supervisors shall, within the ninety-day review period, as set forth in the Pennsylvania Municipalities Planning Code:[1]
A. 
Review the report of the Township Planning Commission and other reviewing agencies.
B. 
Determine whether the preliminary plan meets the objectives and requirements of this chapter and other ordinances.
C. 
Review the application with the applicant at a public meeting.
D. 
Review the recommendations of the Department of Environmental Protection and/or the Bucks County Department of Health and determine whether the plan is in conformity with the Township's Sewage Facilities Plan.
E. 
Approve or disapprove the preliminary plan.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
7. 
The decision of the Board of Supervisors shall be in writing and shall be communicated to the applicant personally or mailed to him at the address provided by the applicant on the application form not later than 15 days following the decision and within the ninety-day review period established by the Municipalities Planning Code.
8. 
If the preliminary plan is disapproved, the applicant may file a revised preliminary plan with the clerk following the same submission and review procedures required for the previous preliminary plan submission. Fees for revised plans shall be charged and paid in accordance with the regular fee schedule as if the plan were being filed for the first time.
9. 
Approval of the preliminary plan shall constitute approval of the subdivision or land development as to the character and intensity, but shall not constitute approval of the final plan or authorize the sale of lots or construction of buildings. The Township may approve plans subject to conditions which may require the consent of the applicant in which event the applicant shall advise the Board of Supervisors prior to the final vote by the Board of Supervisors on the plan as to whether he accepts or rejects said conditions. If the applicant intends to construct improvements prior to securing final plan approval, all conditions must be met prior to beginning construction of the improvements.
[Ord. 95-4-18-2, 4/18/1995, § 5-2; as amended by Ord. 00-7-18-2, 7/18/2000, § II; and by Ord. 2002-12, 8/29/2002, Art. I]
1. 
Drafting Standards. The application shall comply with the following drafting standards:
A. 
Plan shall be drawn at a scale of not more than 50 feet to the inch.
[Amended by Ord. 2011-02, 5/3/2011]
B. 
Dimensions shall be set 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. Use of letters to denote new sheets (e.g., sheet 1 A of 4) shall not be permitted.
[Amended by Ord. 2011-02, 5/3/2011]
D. 
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. Notations of revisions shall be numbered and dated.
E. 
The plan shall be so prepared and bear an adequate legend to indicate clearly which features are existing and which are proposed.
F. 
The boundary line of the subdivision shall be shown as a solid heavy line.
G. 
Preliminary plans shall be on sheets either 18 inches by 24 inches or 24 inches by 36 inches. One set of the plan shall be submitted on 11 inches by 17 inches sheets. All sheets shall be the same size. All lettering shall be so drawn as to be legible when the plan is reduced to 11 inches by 17 inches and shall be in conformance with the Commonwealth of Pennsylvania Department of Transportation Manual Part 3, “Highway Plans Preparation.”
[Amended by Ord. 2011-02, 5/3/2011]
H. 
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.
[Added by Ord. 2011-02, 5/3/2011]
I. 
Where two or more sheets are required to show the entire tract, plans shall indicate locations of match lines, and reduced scale key plans shall be included to show how sheets correspond. 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.
[Added by Ord. 2011-02, 5/3/2011]
2. 
Site plan, including a list of all drawings on the first sheet, showing or accompanied by the following information:
[Amended by Ord. 2011-02, 5/3/2011]
A. 
Name of subdivision or land development and the Township application number assigned to the plan.
B. 
Name, address, and telephone number of owner of record and applicant.
C. 
Name and address of all professionals who participated in preparing the plan, including but not limited to the engineer, surveyor, architect, landscape architect, soil scientist, environmental consultant, or planner responsible for the plan.
D. 
Tax parcel number(s) and deed book with page number of the parcel(s) to be developed or subdivided, including any deed restrictions to the property. A copy of the current deed(s) for the tract, and any previously recorded subdivision plan(s), shall be submitted with the plan application.
E. 
Zoning requirements, including:
(1) 
Zoning districts and boundaries.
(2) 
All applicable requirements of Chapter 27, Zoning, including density, lot size, yard requirements, open space requirements, impervious surface requirements, buffer requirements, and net buildable site area.
(3) 
Effective date of the Township Zoning (Chapter 27), Subdivision and Land Development, and Stormwater Management (Chapter 26, Part 1) ordinances under which the plan was submitted.
(4) 
Any variances, conditional uses, or special exceptions granted.
(5) 
Actual density, lot sizes, yards, open spaces, impervious surface requirements, and net buildable site area proposed by the plan.
(6) 
Resource protection requirements, including the area of each resource found within the site, the maximum allowable disturbance to each resource, and the proposed disturbance.
(7) 
Existing and proposed use(s) of the site, including use designations referenced from Chapter 27, Zoning, of the Township Code.
F. 
Location map showing the relation of the site to other parcels, streets, and zoning districts within 1,000 feet of the site. Location map scale shall be 800 feet to the inch.
G. 
North point for plan and location map.
H. 
Written and graphic scales for plan and location map.
I. 
Site area, base site area, number of proposed lots and/or dwelling units, and gross floor area.
J. 
Location and type of all existing and proposed property monuments.
K. 
Complete outline survey of the property to be subdivided or developed, showing all courses, distances, tie-ins to all adjacent intersections and areas. Outline survey is to be field run.
L. 
Boundaries of all adjoining properties with Tax Map parcel number and names of landowners.
M. 
Existing and proposed streets on and adjacent to the site with legal and future rights-of-way and indicating proposed street names.
N. 
Existing buildings (and their uses), driveways, sewer lines, storm drains, culverts, bridges, utility easements, quarries, railroads, wells, and other significant man-made features within 200 feet of and within the site (this includes properties across roadways). If significant features exist further than 200 feet, the Planning Commission may require their inclusion.
O. 
Soil types within the site based on maps contained in the "Soil Survey of Bucks County, Pennsylvania, US Department of Agriculture, Natural Resources Conservation Service, May 2004 update," or as amended. A table shall indicate each soil type's limitations for community development.
P. 
Contour lines measured at maximum vertical intervals of two feet. Contour lines shall be determined by on-site survey, not interpolation of USGS mapping or use of LiDAR contours. Datum shall be the North American Vertical Datum of 1988 (NAVD88). Location and elevation of the site benchmark shall be noted.
[Amended by Ord. No. 2020-07, 11/10/2020]
Q. 
One-hundred-year return frequency floodplain areas and floodplain soils.
R. 
Steep slope areas:
(1) 
Eight percent to 15%.
(2) 
Fifteen percent to 25%.
(3) 
More than 25%.
S. 
Natural resources plan showing:
(1) 
Forest areas.
(2) 
Large trees over 12 inches caliper standing alone.
(3) 
Streams, watercourses, and riparian buffer areas.
(4) 
Swales and areas of concentrated stormwater runoff.
(5) 
Lakes and ponds.
(6) 
Wetlands.
T. 
Location of any overhead and underground utility, power, or communication facilities, including ownership and identification number, shall be shown.
U. 
Where wetlands or regulated waters have been delineated, the name of the delineator, date of site survey, and reference to a delineation report and/or jurisdictional determination accomplished by the US Army Corps of Engineers shall be indicated on the plan.
V. 
Statements identifying existing and proposed method of sewer disposal and water service. If public, name of agency providing service.
W. 
Statements regarding ownership and maintenance responsibilities of stormwater management facilities, easements, open space areas, and streets.
X. 
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 by Ord. 2012-05, 9/25/2012]
Y. 
Statement 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 by Ord. 2017-01, 5/9/2017]
3. 
Site Plan. The proposed layout shall show all of the following:
A. 
The layout of streets and alleys, including widths of cartways and rights-of-way, and proposed names of streets and alleys.
[Amended by Ord. 2011-02, 5/3/2011]
B. 
The layout and approximate dimensions, areas and uses of lots; building setback lines, front, rear and side yard lines.
C. 
The arrangements and use of buildings and parking areas in nonresidential developments with all necessary dimensions and number of parking spaces. Elevations and perspective sketches of proposed buildings are encouraged for land developments and for residential development other than single-family detached dwellings.
D. 
Open space areas.
E. 
Recreational facilities proposed.
F. 
Rights-of-way and/or easements for all drainage, utilities or other purposes.
G. 
Sidewalks and pedestrian paths.
H. 
Streetlights.
I. 
Fire hydrants.
J. 
Monuments.
K. 
Proposed CBUs and location(s).
[Added by Ord. 2017-01, 5/9/2017]
4. 
Sedimentation and erosion control plan pursuant to the Clean Streams Law, P.L. 1987, as amended,[1] and in accordance with standards and specifications of the Pennsylvania Department of Environmental Protection.
[1]
Editor's Note: See 35 P.S. § 691.1 et seq.
5. 
Sewage Disposal Information and Planning Modules.
A. 
Planning Modules. In order to be deemed a complete 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 application. Such planning module shall also meet all the requirements contained in Title 25 Pa. Code Chapter 71, Subchapter D, "Official Plan Requirements for Alternative Evaluations."
B. 
Such application and planning module shall meet all the procedural and content requirements of Title 25 Pa. Code §§ 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.
6. 
Stormwater Management Plan and Calculations. All plans, calculations, and supporting documentation to verify compliance with requirements of Chapter 26, Part 1, Stormwater Management, shall be submitted with the plan.
[Amended by Ord. 2011-02, 5/3/2011]
7. 
Type of water supply and sewage disposal facilities proposed with required isolation distances shown.
8. 
Landscape Plan. A plan showing required street trees, buffer plantings, parking area landscaping, stormwater management facility plantings, tree protection areas, and trees to be preserved during development; proposed planting schedule, genus, species, sizes, and numbers of plantings to satisfy street tree, bufferyard, parking area, and stormwater management facility requirements.
[Amended by Ord. 2011-02, 5/3/2011]
9. 
Cross sections and center-line profiles shall be provided for each proposed street shown on the site plan.
10. 
Open Space Use and Management Plan. Where open space is proposed to be part of the subdivision or land development, the plans shall indicate the proposed ownership of the open space, a description of the land and soil characteristics of the proposed open space (woods, fields, farmland, wetlands, floodplain, etc.), and a description of the proposed use for the open space, including any proposed recreational facilities.
11. 
The preliminary plans shall show all information necessary to demonstrate that the "Design Standards" in Part 9 are complied with. Any design standards listed in Part 9 shall be addressed in the preliminary plan submission.
12. 
Water and sewer plan, showing:
A. 
Public or community wastewater facilities, if applicable.
B. 
Public or community water supply facilities, if applicable.
13. 
Grading plan, showing:
[Amended by Ord. 2011-02, 5/3/2011]
A. 
Existing and proposed contours at a maximum vertical interval of two feet. Where additional detail is necessary to describe locations and elevations of high points and low points, spot elevations shall be shown.
B. 
Natural resources to be preserved and to be disturbed.
C. 
First floor elevation, garage floor elevation, and basement elevation of all existing and proposed buildings.
D. 
General layout of storm sewer facilities, including grate elevations of storm sewer inlets and rim elevations of manholes.
14. 
All subdivision and land development applicants shall submit improvement construction plans whenever any site improvement is planned or required. Such plans shall be part of preliminary plan submissions for major subdivision and land developments and may be incorporated on the final plan for minor land development and minor subdivision applications where required. Improvement construction plans shall consist of plan-profile drawings of all proposed new streets, all existing streets proposed to be widened or improved, all easements associated with improvement construction and all proposed underground construction. Also included shall be lot grading plans, a soil erosion and sedimentation control plan in conformance with all applicable Pennsylvania Department of Environmental Protection and U.S. Natural Resources Conservation Service regulations and such additional drawings as required to detail the construction of all proposed subdivisions and land developments. The improvements construction plans shall be at any of the following scales:
[Amended by Ord. 2011-02, 5/3/2011]
Horizontal
Vertical
20 feet/inch
2 feet/inch
50 feet/inch
5 feet/inch
A. 
Horizontal Plan (Streets). The horizontal plan shall show details from the horizontal layout, including:
(1) 
Center line of streets, with bearings, distances, curve data and stations corresponding to the profile; horizontal sight distances for intersections.
(2) 
Right-of-way and curb lines with radii at intersections.
(3) 
Beginning and end of proposed construction.
(4) 
Tie-ins by course and distances to intersection of all public roads and to include their names, roadway and right-of-way widths.
(5) 
Location of all proposed property monuments with reference to them.
(6) 
Property lines and ownership of abutting properties.
(7) 
Location and size of all drainage structures, sidewalks, public utilities, lighting standards, and street name signs.
B. 
Horizontal Plan (Storm Drains, Sanitary Sewers, and Water Service).
(1) 
Location and size of line with stations corresponding to the profile.
(2) 
Location of manholes, inlets and valves which shall include size, slope and length of lines and to include the elevation at the top and invert of each manhole and inlet.
(3) 
Property lines and ownership with details of easements where required.
(4) 
Beginning and end of proposed construction.
(5) 
Location of laterals.
(6) 
Location of all other drainage facilities and public utilities in the vicinity of the storm and/or sanitary sewer and/or water lines.
(7) 
Hydraulic design data for all culverts and/or bridge structures.
C. 
Profile; Streets and All Cross-Country Storm Drains and Sanitary Sewers.
(1) 
Profile of existing ground surface along center line of street and pipe; profiles along cul-de-sac curblines. All profiles shall show high and low points and passing/stopping distances per PennDOT requirements.
(2) 
Proposed center line of street grades with percent of slope on tangents and elevations at 50 feet intervals and all grade intersections.
(3) 
Vertical curve data, including length, elevations at the beginning and ending of the vertical curve, elevations at fifty-foot intervals, and all grade intersections.
(4) 
Profiles along existing streets for areas of cartway widening shall include existing edge of road profile and bottom of curb profile.
D. 
Cross Section (Streets).
(1) 
Right-of-way width of paving.
(2) 
Type, thickness and crown of paving.
(3) 
Type and size of curb (if applicable).
(4) 
Grading of sidewalk area (if applicable).
(5) 
Grading of stormwater swale adjacent to roadway (if applicable).
(6) 
Location, width, type and thickness of sidewalks.
(7) 
Typical location of sewer and utilities (with sizes).
E. 
Profile (Storm Drains and Sanitary Sewers).
(1) 
Profile of existing ground surface with top and invert elevations of manholes and/or inlets.
(2) 
Typical location of sewers, storm drains and utilities with sizes.
(3) 
Detail of typical street cross sections.
(4) 
Profile of storm drain or sewer showing type and size of pipe, grade, cradle, manhole, and inlet locations, and elevations along flow line at fifty-foot intervals.
15. 
Lighting Plan. Any plan submission for a subdivision or land development that includes outdoor lighting or for which outdoor lighting is required, must include a separate sheet titled "Lighting Plan."
A. 
Definitions. For the purposes of this section, the Township adopts the definitions provided in the Lighting Section (§ 27-2320, Subsection 2) of Chapter 27, Zoning, of the Township Code.
B. 
The lighting plan must include the following items and shall show compliance with the applicable sections of Chapter 27, Zoning, of the Township Code:
(1) 
Site plan, drawn to scale of one inch equal to 50 feet (maximum), indicating the following:
(a) 
The zoning district and use of the property.
(b) 
The property lines of the property.
(c) 
The zoning district(s) and uses of the adjoining properties.
(d) 
Public roadways and right-of-ways on or adjoining the property.
(e) 
The principal buildings and structures on the property.
(f) 
The areas or elements to be illuminated on the property.
(g) 
The proposed layout of the outdoor lighting installation on the property, including but not limited to all pole-mounted luminaries, bollard- or pedestal-mounted luminaries, canopy-mounted luminaries and luminaries mounted on the exterior of buildings and structures. Each luminary shall be identified by a type designation. [See Subsection 15B(3) below.]
(h) 
The results of the lighting design superimposed on the site plan. This may be in the form of isofootcandle diagrams or isolux diagrams, drawn to scale with the value of contours labeled, or indicated with point-by-point values. In either case, the information presented shall be of sufficient quantity and detail to determine compliance with the requirements of this subsection and Chapter 27, Zoning, of the Township Code.
(i) 
The lighting design information required in Subsection 15B(2) below and luminary information required in Subsection 15B(3) below.
(j) 
The proposed hours of operation of the lighting.
(k) 
The maintenance schedule.
(2) 
Required Lighting Design Information.
(a) 
The total light loss factor(s) used in the calculations to determine maintained illuminance values.
(b) 
The maximum maintained illuminance value at grade within the functional area being illuminated (in horizontal footcandles or horizontal lux).
(c) 
The average maintained illuminance value at grade of the functional area being illuminated (in horizontal footcandles or horizontal lux).
(d) 
The maximum maintained illuminance values at grade along all property lines (in horizontal footcandles or horizontal lux).
(3) 
Required Luminary Information.
(a) 
A luminary (light fixture) schedule of all luminaries use for the outdoor lighting installation. Each luminary type shall be indicated by a type designation which correlates with those indicated on the site plan. The luminary schedule may be indicated on the site plan or submitted separately. The luminary schedule shall include the following information for each luminary type: description of luminary, mounting configuration and height, IES candlepower distribution classification (cutoff, semicutoff, or noncutoff), IES lateral light distribution, if applicable (Type I, Type II, Type III, Type IV or Type V), lamp type, lamp wattage and lamp initial lumens.
(b) 
Manufacturer's product data sheets (catalog cuts) for each luminary type.
(c) 
Manufacturer's photometric report (certified to IES standards) for each luminary type. The photometric report shall clearly indicate the cutoff classification of the luminary.
(4) 
A visual impact plan that details the anticipated light coverage and light spillage resulting from the proposed lighting plan and illustrates the appropriate steps taken to mitigate light nuisance, light pollution, and glare, both on the development site and on adjacent properties.
C. 
Veracity of Design Submittal Information. The lighting design information and luminary information submitted for approval shall correlate with the actual lighting equipment installed in the field. Installation of lighting equipment in the field, which is not the same as that approved in the design submittal, is prohibited. Where the actual lighting equipment is to be installed cannot be verified during the design phase of a project (such as with a competitively bid, publicly funded project), preliminary approvals may be obtained for the outdoor lighting design based on performance specifications. Once the actual equipment to be installed is determined, the design submittal requirements of this subsection shall apply.
D. 
Design Light Loss Factor(s) and Initial Illuminance Levels. For purposes of enforcement, initial illuminance levels (measured at grade in horizontal footcandles or horizontal lux), produced by outdoor lighting installations, shall be maintained illuminance levels indicated by the approved design submittal divided by the light loss factor (LLF) indicated by the approved design submittal. To account for variations in illuminance levels, the initial illuminance level may deviate upwards from the approved design, including the light loss factor, by a factor of 10%.
[Ord. 95-4-18-2, 4/18/1995, § 5-3]
1. 
A copy of all restrictions, covenants, etc., if any, under which lots are to be sold.
2. 
Site capacity calculations, as set forth in Chapter 27, Zoning, of the Township Code.
3. 
Traffic. The total number of trips per day and the morning and evening peak hour trips shall be stated in the application. This data shall be provided using the Institute for Transportation Engineers Trip Generation Handbook (latest edition). When required by Township ordinance, a traffic impact study prepared in accordance with the requirements of this chapter, as listed in Part 9 of this chapter, shall be submitted.
4. 
A development schedule indicating the approximate date when construction can be expected to begin and be completed.
5. 
Proof of notification of surrounding property owners, as set forth in § 22-504 of this chapter.
[Added by Ord. 2012-03, 7/17/2012]
[Ord. 95-4-18-2, 4/18/1995, § 5-4; as amended by Ord. 2005-02, 4/28/2005; and by Ord. 2012-03, 7/17/2012]
1. 
Mailing. An applicant proposing a major subdivision or land development shall notify all owners and tenants of properties located within 1,000 feet of the site's boundaries via certified United States first-class mail, return receipt requested. An applicant proposing a minor subdivision or lot line adjustment subdivision shall notify all owners and tenants of parcels adjoining the site, including parcels across public roadways, via certified United States mail, return receipt requested. The notice shall state that a subdivision, land development, or lot line adjustment subdivision plan has been filed for the site; provide the street address(es) and Tax Map parcel number(s) for the site; state that the Township will review the plans at public meetings; and instruct all interested parties to contact the Township regarding the date of such meetings. Such notification shall be sent within five days of the submission of the plan application to the Township. 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.
2. 
Posting. An applicants proposing a subdivision, land development, or lot line adjustment subdivision shall conspicuously post notices along the perimeter of the site at points approved by the Township. Such postings shall be at least six square feet in size and designed to inform potentially interested citizens of the proposed subdivision/development. Each posting shall contain a copy of the notice mailed to the neighboring property owners and include an illustration of the site plan configuration no smaller than 11 inches by 17 inches. The site shall be posted within five days of the submission of the application to the Township.
[1]
Editor's Note: Former § 22-505, Review by the Environmental Advisory Committee, as added by Ord. 00-7-18-2, 7/18/2000, was repealed by Ord. No. 2021-04, 3/9/2021.
[Ord. 95-4-18-2, 4/18/1995; as added by Ord. 01-09-18-2, 9/18/2001, § II]
When the National Wetlands Inventory (NWI) Maps indicate wetlands on a site, when a site contains hydric soils as classified by the Natural Resources Conservation Service or when a site contains an area with a predominance of wetlands vegetation; 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. The study shall be submitted with sufficient detail to allow a thorough review by the Township.
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.
[Ord. 95-4-18-2, 4/18/1995; as added by Ord. 01-09-18-2, 9/18/2001, § III]
1. 
Applicability. All applications for preliminary major subdivision shall include a Site Analysis and Resource Conservation Plan. It is recommended that this information be provided with a presubmission sketch plan, to permit an opportunity for the applicant to consult informally with the Township prior to preparation of a preliminary plan.
2. 
Review by the Township. The first item to be discussed with all reviewing boards and commissions shall be the site analysis and resource conservation plans. No discussion of the proposed development shall occur until the applicants have provided a satisfactory analysis of the site and plan to protect resources. The purpose of the site analysis and resource conservation plan is to ensure that development in the Township occurs in a manner that respects the natural environment and that the applicant and Township have a clear 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.
3. 
Required Contents of Site Analysis Plan.
A. 
Site boundaries.
B. 
Existing Resources Inventory. A comprehensive analysis of existing conditions on the proposed development site and areas within 500 feet, showing:
(1) 
Topography. Contours at two-foot intervals and identification areas with slopes of 15% to 25% and over 26% or steeper.
(2) 
Ridgelines and watershed boundaries.
(3) 
Floodplains.
(4) 
Wetlands.
(5) 
Streams, watercourses, lakes or ponds, and waters of the commonwealth/Waters of the U.S.
(6) 
An explanation of how site drainage works.
(7) 
Vegetative cover: types and conditions.
(8) 
Existing land uses.
(9) 
Soils, including alluvial soils, soils with seasonal high-water table, hydric soils, and agricultural soils.
(10) 
Geological formations.
(11) 
Historic buildings or resources.
(12) 
All recorded easements.
(13) 
Existing buildings, structures, roads, and other man-made features.
(14) 
Photographs of the site including views of the proposed development site from all abutting public roads.
(15) 
Any Pennsylvania Natural Diversity Inventory sites.
(16) 
Reference to any areas or properties designated as preservation areas by the Township open space plan.
C. 
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.
D. 
Aerial photograph of the site with the boundary identified.
E. 
Analysis of the proposal's consistency with the Township Comprehensive Plan. Narrative shall be provided that discusses the proposed project's relationship to the existing and intended land uses, on and adjacent to, the development site, as well as a discussion of how the proposed project relates to the goals and objectives stated in the Comprehensive Plan for the area of the Township in which the project is located.
[Added by Ord. No. 2020-07, 11/10/2020]
4. 
Contents of Resource Conservation Plan. 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. Resource Conservation Plan shall identify the following:
A. 
Limits of Disturbance on-site: the limits of proposed grading and soil disturbance shall be shown.
B. 
Areas that are to be preserved shall be described.
C. 
Description of the manner in which stormwater will be captured on-site for maximum infiltration. Areas best suited for stormwater infiltration shall be identified.
D. 
Description and plan indicating the extent to which existing natural contours and vegetation will be retained.
E. 
Limits on-site disturbance and resources applicable to the site due to the requirements of Chapter 27, Zoning, of the Township Code.
F. 
Description of any historic buildings or resources on the site and proposed preservation efforts.
[Ord. 95-4-18-2, 4/18/1995; as added by Ord. 01-09-18-2, 9/18/2001, § IV; as amended by Ord. 2004-04, 9/7/2004 Art. I]
1. 
Applicability. All applications which involve a proposed groundwater withdrawal of 1,000 gallons per day or more, or on-site wastewater disposal of 1,000 gallons per day or more, or involve three or more lots [including existing lot(s) and all phases of phased subdivisions], or involve the storage of materials or substances that can potentially result in contamination of groundwater and existing nearby water supplies regardless of well withdrawal shall be required to implement a hydrogeologic investigation and prepare a report of findings for review and approval by the Township. The hydrogeologic investigation report must be completed by, or under the supervision of, a professional geologist licensed in the Commonwealth of Pennsylvania with experience in the practice of hydrogeology. The hydrogeologic investigation shall be based on the total number of lots and quantity of groundwater supply in all phases and comply with the requirements of the Chapter 26, Part 2, Wells, of the Plumstead Township Code, based on the total number of lots and quantity of groundwater supply regardless of being phased or not.
[Amended by Ord. 2011-02, 5/3/2011; and by Ord. No. 2019-05, 5/14/2019]
2. 
Water Supply Needs. Projected water supply needs of the project shall be estimated in accordance with the following documents; in the absence of specific water use data, the water supply needs of a single-family dwelling unit are assumed to be 400 gallons per day;
A. 
Pennsylvania Department of Environmental Protection (PADEP) Water Supply Manual.
B. 
American Water Works Association (AWWA) Manual "Forecasting Urban Water Demand" by R. Bruce Billings and C. Vaughn Jones (1996).
C. 
Water use data provided b the Plumstead Township Water Department for similar water supply systems.
D. 
Water use data obtained from the Delaware River Basin Commission (DRBC) for similar water supply systems (reference to specific project(s) required).
3. 
Hydrogeologic Investigation.
A. 
General Requirements. Prior to implementation of the required hydrogeologic investigation, applicant shall accomplish the following:
(1) 
Notify Plumstead Township, in writing, of the intent to proceed with the investigation and apply and obtain the necessary drilling permits.
(2) 
No less than three weeks prior to start of any activity, submit, for review and approval by the Township, protocols for the drilling and construction of the required wells which shall set forth tasks to be completed, procedures and methodologies to be employed in the completion of such tasks and steps to be undertaken in order to guarantee quality and reliability of the hydrogeologic data generated thereof. Drilling shall not commence until the protocols are approved and a permit is issued by the Township.
(3) 
Review available hydrogeologic maps and reports and previous reports prepared by other applicants in the Township which are deemed to be relevant by Plumstead Township. The applicant shall certify that previous reports have been reviewed and shall reference them in a Hydrogeologic Investigation Report to be submitted to the Township Supervisors.
(4) 
For projects that propose a community water supply system or propose to withdraw more than 10,000 gallons per day, the following shall also be accomplished by the applicant:
(a) 
Seek and obtain from the Pennsylvania Department of Environmental Protection (PADEP)/Bucks County Department of Health (BCDH) sanitary approval of the drilling location.
(b) 
Verify with the Delaware River Basin Commission (DRBC) the availability of groundwater allocation within the subbasin or watershed where the project is located. Meet all requirements of the Commission concerning the drilling of the required wells.
(c) 
Verify with Plumstead Township the availability of groundwater allocation within the subbasin or watershed where the project is located.
(d) 
Provide to the Township all copies of correspondence to and from PADEP/BCHD and DRBC. When required by Plumstead Township, submittals to the two agencies will take place through the Township.
B. 
Technical Requirements. The following tasks are required as part of the hydrogeologic investigation:
(1) 
Detailed drilling records and geologic logs shall be prepared during the drilling and construction of the wells required herein. The logs shall be prepared by an experienced geologist/hydrogeologist licensed to practice in Pennsylvania or under his/her direct supervision. They will include description of rock specimens collected within five-foot intervals, location and estimated yield of water-bearing zones, and all other data collected and observations made during drilling. All work shall be completed in strict adherence to the drilling protocols previously approved by the Township.
(2) 
No less than three weeks prior to implementation of the long-term pumping test, the applicant shall submit to the Township, for review and approval, pumping test protocols which shall set forth, among others, methods and procedures for measuring and maintaining the pumping rate constant, methods and frequency of water level monitoring prior to and during implementation of the test (drawdown and recovery phases) in the pumping and monitoring network wells, a network of on-site and off-site existing wells. The pumping test shall not be implemented until the pumping test protocols are approved by Plumstead Township.
(3) 
A long-term pumping test shall be conducted with the pumping phase of the test lasting 48 hours or longer, with the determination as to the actual duration of this phase to be made in the field, based on analysis of the water level data collected in the pumping well. The pumping test shall be conducted at a rate equal to, or greater than, the projected peak water demand of the project and shall be maintained constant as much as possible and not allowed to deviate more than 5% from its set value.
(4) 
The test shall be conducted during a period of no significant recharge event, or the influence of recharge upon the results of the test shall be properly evaluated. It shall include one pumping well roughly centered on-site and at least two observation wells, all completed in the same hydrogeologic unit with their positions established by survey and distributed at appropriate distances along and across geologic strike from the pumping well. A pumping test shall be required for each 15 lots or fraction thereof and for each hydrogeologic unit (aquifer) from which a withdrawal is proposed. In this case, test wells may be used as observation wells, if appropriate. When more than one pumping test is required, the location of the pumping wells shall be such as to allow for optimum definition of the area and degree of impact, particularly in relation to existing off-site wells.
(5) 
When off-site wells are nonexistent or are located beyond the expected area of impact of the pumping well, a minimum of two observation wells shall be drilled for each required pumping test. The observation wells shall be located along strike and down-dip from the pumping well.
(6) 
The test shall include a comprehensive, representative network of nearby wells. The purpose of the well network is to monitor water levels prior to and during the test, in order to determine a real extent and degree of impact from pumping at the project well. Accordingly, the number of wells included in the monitoring network and the frequency of water level monitoring shall be such as to allow for definition of the area of impact with a reasonable degree of professional or scientific certainty.
(7) 
For the purpose of preparing a monitoring network, residents located within a 1/2-mile radius of the proposed subdivision shall be contacted, in writing, at least 28 days prior, by certified mail, return receipt requested, and their wells solicited for monitoring. If necessary, and in order to obtain a meaningful well network, residents shall be contacted by other additional reasonable methods until a sufficient response is obtained. Plumstead Township shall be copied on all correspondence sent to residents, and the entire record of the effort to obtain permission, to include nearby wells in the network, shall be included in the report including the response of each person so contacted. Included in the appendix to the report shall be the correspondence with the green certified mail, return receipt cards. Notice to adjoining property owners shall include:
(a) 
Name of consultant performing the long-term pumping test.
(b) 
Name of developer or project owner.
(c) 
Purpose of test.
(d) 
Statement that owners may have well monitored at no cost to them in order to determine if there is detrimental impact.
(e) 
Any questions or concerns may be directed to a designated representative of the developer's consultant and/or the Township hydrogeologist's office.
(8) 
Pumping test design shall include provisions for the collection of baseline water level data in the on-site and off-site wells in order to establish water level trends. A continuous water level record is strongly recommended for the pumping and observation wells. Collection of water level data shall commence no less than 14 days prior to implementation of the pumping test.
(9) 
Analysis of the water level data collected during the pumping test (as well as other relevant information developed during the hydrogeologic investigation) shall include the estimated long-term sustainable yield, also referred to as "safe yield," of the pumping well. For purposes of this analysis, the long-term yield may be assumed to coincide with the dry-period yield. (Yield of wells drilled in the Triassic Formations decreases during the initial years of operation. This results in dry-period and long-term yields which are less than the initial yield. According to some authors, the long-term yield of Triassic wells can be as little as 33% of the initial yield.)
(10) 
Water level data collected during the pumping test (drawdown and recovery) shall be analyzed for well and aquifer parameters, including specific capacity, hydraulic conductivity and transmissivity (directional).
C. 
Water Quality.
(1) 
The quality of the groundwater at the pumping well shall be investigated, at a minimum, for the parameters included in Table 1[1] and for any such parameters that Plumstead Township may, from time to time, deem appropriate. Further, for wells that must be permitted by PADEP, analysis shall be completed for any additional parameters required by state regulations. The chemical analyses shall be competed on a groundwater sample collected just prior to the completions of the pumping phase of the long-term pumping test. A groundwater sample and analysis shall be required from each hydrogeologic unit (aquifer) from which a withdrawal is proposed and for every required pumping test.
[1]
Editor's Note: See Table 1 in Ch. 26, Pt. 2, Wells.
(2) 
Where applicable, the report shall indicate the location and design of all on-site sewage disposal systems and shall describe anticipated water impacts to the area located down gradient and area located along geologic strike, assuming conservatively large wastewater loadings of NO3-N at 45 mg/L and low natural groundwater recharge rates equal to one year in 10 years frequency as provided in the Special Groundwater Study of the Delaware River Basin - Study Area II (1982) or provide an alternative recharge rate based on documented, updated information.
(3) 
In cases where the use of the site involves the storage, on-site, of materials or substances that can potentially result in contamination of groundwater and existing nearby water supplies, regardless of well withdrawal, applicant shall provide detailed information to the Township on such materials and substances. Additionally, the applicant shall be required to establish a groundwater quality baseline by collecting groundwater samples from the on-site and off-site wells for analysis of material and substance; specific constituents. The drilling of monitoring wells near the property boundary in the direction of groundwater flow may be required. The extent of the off-site sampling shall be determined by the Township, on the basis of a protocol approved by the Township Hydrogeologist that shall be followed in the collection of the groundwater samples.
[Added by Ord. 2011-02, 5/3/2011]
D. 
Report Requirements. Hydrogeologic reports submitted to Plumstead Township shall adhere to the requirements that follow:
(1) 
Statements concerning regional hydrogeologic conditions shall be kept to a minimum. Reports shall place an emphasis on site-specific and Township-specific hydrogeologic conditions.
(2) 
The text of reports shall contain pertinent data, analyses and methods used to arrive at the report conclusions. All numerical parameters shall be presented with appropriate units and all data shall be referenced by source, date, location and time, where appropriate.
(3) 
Each report shall contain a topographic site map at a minimum scale of one inch equals 2,000 feet, clearly showing the location of the proposed site relative to the entire Township boundary.
(4) 
All maps used to describe site-specific features and impacts of the site shall include, as a minimum, the area within a half-mile distance from the perimeter of the proposed development; location of all wells, springs, on-site sewage disposal systems and such other features as may relate to the quality and availability of groundwater within a half-mile distance from the perimeter of the proposed development; the area influenced by the project with respect to any anticipated degradation of water quality.
(5) 
The report shall contain existing geologic and soils maps, updated with site-specific information.
(6) 
The report shall contain a groundwater level contour map (feet above mean sea level) based on a minimum of three monitoring points.
(7) 
The report shall also contain a projected equilibrium (steady-state) piezometric surface contour map of the proposed pumping scheme, at the end of a sixty-day pumping period without precipitation recharge.
(8) 
The report shall include a map illustrating the drawdown effects upon off-site wells and springs located within a half-mile distance from the site boundary, indicating drawdowns of one foot or more, occurring during a year assuming no recharge or a natural recharge rate of one year in 10 frequency.
(9) 
Where appropriate, the report shall describe the effects of any proposed on-site sewage disposal system groundwater recharge, assuming 20% operational and evaporative losses.
(10) 
Where individual on-lot wells are proposed as the source of water supply, the report shall demonstrate that each well is likely to provide sufficient (equal to or greater than six gallons per minute) yield.
(11) 
All other requirements as set forth in this Part and Chapter 26, Part 2, Wells, of the Township Code, concerning individual wells and well construction yield shall also apply.
4. 
Fees. There will be a fee charged to the applicant for review of the report required by this Part and to reimburse the Township for transferring well information to its database. All fees are established by resolution in the prevailing Township Fee Schedule.[2]
[2]
Editor's Note: The Schedule of Fees is on file in the Township offices.