[Ord. 690, 9/10/2009]
Plans are required for all subdivision or land developments in accordance with the procedures, plan requirements, and design standards set forth in these regulations.
[Ord. 690, 9/10/2009; Ord. No. 778, 12/5/2024]
For the purpose of having a subdivision or land development reviewed and approved by the Board of Supervisors, the applicant shall file with the Director of Planning or the appropriate Township designee the respective plans and applications (see Appendixes) required in Part 3.
[Ord. 690, 9/10/2009]
1.
Sketch plan may be submitted by the applicant as a basis for informal discussion with the Planning Commission. Sketch plans are suggested to be submitted for all subdivision and land development plans.
2.
Data furnished in the sketch plan shall include the following information:
A.
Name of the subdivision or land development.
B.
Name, address, and telephone number of the owner.
C.
Name and address of the engineer, surveyor and/or landscape architect.
D.
Tract boundaries.
E.
North point and date.
F.
Location map.
G.
Streets on and adjacent to the tract.
H.
Significant topographical and physical features.
I.
Proposed general street layout.
J.
Proposed general lot layout or building layout.
K.
Contours based on USGS topography.
3.
Highway occupancy permit.
A.
If the proposed land development requires a Pennsylvania Department of Transportation (PennDOT) highway occupancy permit (HOP), the applicant shall initiate the HOP process simultaneously to the preliminary plan submission in accordance with latest PennDOT procedures. The developer shall include the Township Engineer in any and all meetings, including the scoping meeting and/or or correspondence or discussions regarding the permitting process. In addition, any documentation submitted as part of the HOP process shall be simultaneously submitted to the Township for review purposes.
(1)
TIS/HOP scoping meeting shall be scheduled to coincide with sketch plan, if this submission is made. This meeting will provide discussion of the project and potential problems and set the parameters of the TIS for PennDOT review.
(2)
TIS shall be submitted to PennDOT for review and approval simultaneously with the preliminary plan submission.
(3)
Construction plans for HOP shall be submitted to PennDOT for review and approval simultaneously with the final plan submission.
[Ord. 690, 9/10/2009; Ord. No. 778, 12/5/2024]
The preliminary plan shall show or be accompanied by the following information:
A.
Drafting standards.
(1)
The plan shall be drawn at a scale of one inch equals 100 feet or one inch equals 50 feet or greater.
(2)
Dimensions shall be in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.
(3)
Each sheet shall be numbered and shall show its relationship to the total number of sheets.
(4)
Where any modification is made to an improved site, or when the plan is a revision of a previously approved plan, dotted lines shall be used to show features or locations to be abandoned and solid lines to show the currently proposed features.
(5)
Where any revision is made to a plan under review, notations of revisions shall be numbered and dated.
(6)
The plan shall be so prepared and bear an adequate legend to indicate clearly which features are existing and which are proposed.
(7)
The boundary line of the subdivision or land development shall be shown as a solid heavy line.
(8)
The plans shall be on sheets either 18 inches by 24 inches or 24 inches by 36 inches, and all lettering shall be so drawn as to be legible if the plan should be reduced to 11 inches by 17 inches.
B.
Information to be shown; general.
(1)
Name of the subdivision or land development.
(2)
Name and address of the owner and applicant.
(3)
Name and address of the engineer, surveyor, and/or landscape architect responsible for the plan. Plans shall bear the seal of the responsible party for the plan.
(4)
Present zoning classification.
(5)
Date, North point, and scale, graphically as well as in written form.
(6)
A location map for the purpose of locating the site to be subdivided or developed at a scale of not less than 800 feet to the inch, showing the relation of the tract to adjoining property and to all streets, roads, and municipal boundaries existing within 1,000 feet of any part of the property proposed to be subdivided or developed.
C.
Existing features.
(1)
Complete outline survey of the property to be subdivided or developed, showing all courses, distances, and areas, and tie-ins to all adjacent street intersections.
(2)
The location, names, and widths of streets, the location and name of railroads, the location of property lines and names of owners, the location of watercourses, sanitary sewers, storm drains, and similar features within 400 feet of any part of the land to be subdivided or developed. A plan utilizing aerial imaging to show these features may be provided where deemed acceptable by the Township Engineer.
(3)
Location of all existing monuments with references to them.
(4)
Location, size, and ownership of all underground utilities, and any rights-of-way within the property.
(5)
Topography within and adjacent to the property shall be shown with contour lines at vertical intervals of two feet and shall be determined by on-site survey based on USGS benchmarks. The plans shall indicate the benchmark elevation and location(s) to which the elevations refer.
(6)
Location and character of existing of buildings, location of quarries, marshy areas, areas subject to inundation, and other data which may serve to affect the street or building layout.
(7)
Location, species and size of standalone trees three inches in caliper or greater and the outline of all wooded areas. The dripline of standalone trees and wooded areas shall be indicated.
(8)
Any floodway restriction areas that occur on the tract, lot or parcel must be shown on the plan. Location of any wetlands.
(9)
The following information regarding woodlands:
(a)
The location of existing woodlands.
(b)
The location of all trees to be saved, including their trunk and dripline locations. Driplines should be plotted accurately to scale. When groups of trees are to be saved, only the trunk locations of the trees on the perimeter must be shown.
(c)
The tree protection zone (TPZ) shall be included on the plan.
(d)
The location of proposed retaining walls to protect trees shall be shown on plans.
(e)
Construction details of all retaining walls shall be provided, including special soil and fill mediums where applicable. Any grade changes which would alter surface and/or subsurface water movement either to or from the TPZ must also be indicated.
(10)
Soil map showing soil types within the site, based on the Official Soil Survey provided by the U.S. Department of Agriculture, Natural Resources Conservation Service, Web Soil Survey (http://websoilsurvey.nrcs.usda.gov/). The soil map shall be accompanied by a tabulation of each soil type indicating the following information: symbol, name, slope, hydrologic soil group, and all limitations for site development specific to the type of development proposed, including but not limited to depth to water table, depth to bedrock, and construction limitations. Table shall also include actions or precautions to be taken to resolve the specific limitations.
D.
Proposed layout.
(1)
The layout of streets, including name and width of streets, and crosswalks.
(2)
The layout and dimensions of lots.
(3)
The arrangement of buildings and parking areas in commercial and multifamily developments with all necessary dimensions noted on the plan.
(4)
Applicable zoning requirements and the location of zoning district boundary lines affecting the subdivision. Any variances or special exceptions granted.
(5)
A reference to any land dedicated for public use, or offered for dedication for parks, recreation area, schools, widening of streets or other public uses.
(6)
For multifamily developments, the total area, total dwelling units, number of buildings, proposed density, total parking spaces, building coverage, and the bedroom ratio shall be on the plan.
(7)
For subdivisions, the total area, number of lots, average and minimum lot size, and proposed length of new streets shall be noted on the plan.
(8)
Location and size of storm drains, sanitary sewers, culverts, watercourses, and all appurtenances thereof, on-site sewage disposal facilities, gas mains, water mains, fire hydrants, streetlights, planting, special structures, and other underground conduits or structures. All pipe sizing must be supported by submitting proper hydraulic calculations per § 22-521.
(9)
Building setback lines established by zoning or other ordinances, or deed restrictions with distances from the right-of-way line.
(10)
An indication of any lots in which other than a residential use is intended.
(11)
Rights-of-way and/or easements proposed to be created for all drainage purposes, utilities, or other pertinent reasons.
(12)
Typical cross section, including type of construction of existing and proposed streets, and center-line profiles for each proposed and existing street shown on the preliminary plan. These plans may be submitted as separate sheets.
(13)
A plan showing proposed landscaping improvements, including but not limited to street tree locations, buffer strips, and refuse collection screening. The landscape plan shall list all species proposed, planted sizes, root condition. The plan should also indicate the location of proposed lights for coordination purposes. The site lighting plan should not be combined with the landscape plan unless recommended by the Township Engineer.
(14)
A plan for post-construction stormwater management and a separate plan for erosion and sediment control shall be prepared.
(15)
The developer must obtain a highway occupancy permit for all right-of-way encroachments from state and/or local authorities as applicable.
(16)
A plan showing location of all proposed streetlights, parking area lights, and other exterior lights proposed. The lighting plan shall include detailed information on the light fixtures, mounting, poles and foundation, iso-footcandle contours for proposed lights, point by point footcandle levels for the entire site and surroundings, and light fixture photometrics.
(17)
If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicant shall present evidence to the Board of Supervisors that the subdivision is to be supplied by a certified public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable.
E.
Highway occupancy permit.
(1)
If the proposed land development requires a Pennsylvania Department of Transportation (PennDOT) highway occupancy permit (HOP), the applicant shall initiate the HOP process simultaneously to the preliminary plan submission in accordance with latest PennDOT procedures. The developer shall include the Township Engineer in any and all meetings, including the scoping meeting and/or or correspondence or discussions regarding the permitting process. In addition, any documentation submitted as part of the HOP process shall be simultaneously submitted to the Township for review purposes.
(a)
TIS/HOP scoping meeting shall be scheduled to coincide with sketch plan, if this submission is made. This meeting will provide discussion of the project and potential problems and set the parameters of the TIS for PennDOT review.
(b)
TIS shall be submitted to PennDOT for review and approval simultaneously with the preliminary plan submission.
(c)
Construction plans for HOP shall be submitted to PennDOT for review and approval simultaneously with the final plan submission.
F.
Architecture.
(1)
Preliminary architectural sketches or architectural renderings of the exterior of the proposed land development or structures within a subdivision shall be submitted, accompanied by information detailing the proposed exterior design, arrangement, texture, color, and construction materials to be utilized in the buildings or structures.
(2)
The Warminster Township Planning Commission, at the time of review of the preliminary plans, shall review such plans, elevations, planting plans and other design standards to insure that the applicant has provided a plan and design that is harmonious and in accordance with acceptable design practices of the site and layout to minimize the impact on the environment and to be adaptable to the character of architecture within Warminster Township and Bucks County.
G.
Transportation impact study (TIS). For any proposed subdivision, land development or revision of existing land use anticipated to generate 100 or more trips per day, a transportation impact study, prepared in accordance with § 22-526, shall be required to be submitted to Warminster Township.
(1)
This requirement may be waived by the Township Board of Supervisors upon recommendation of the Township Engineer if:
(a)
The proposed subdivision or land development in the opinion of the Township Engineer has no impact, or a negligible impact, on the type and amount of highway or pedestrian traffic.
(b)
A recent prior transportation impact study which includes the area of the proposed subdivision or land development has previously been performed, has been submitted to the Township, and in the opinion of the Township Engineer remains current, and indicates that improvements are not necessary or required.
(2)
Time of submission. The transportation impact study shall be submitted to Warminster Township Planning Commission and the Bucks County Planning Commission with the preliminary plan application. It is strongly recommended to submit the transportation impact study at the sketch plan stage for large-scale land development and subdivision applications.
(3)
Highway/Traffic Capital Improvement Fund is hereby established. If the transportation impact study is waived by the Board of Supervisors, the applicant for a subdivision or land development approval shall pay to the Township a fee in lieu of traffic study.
(a)
The fee in lieu of traffic study shall be:
1)
The reasonable cost as estimated by the Township Engineer that the applicant would otherwise have incurred to prepare and submit to the Township a traffic impact study if a waiver had not been granted.
(b)
All funds received by the Township as a fee in lieu of traffic study shall become part of the Highway/Traffic Capital Improvement Fund. All monies constituting the Highway/Traffic Capital Improvement Fund shall be used by the Board of Supervisors at such times and in such places throughout the Township for improvement of highway and traffic facilities. Included within permitted uses shall be the construction, reconstruction, improvement of highways, streets, sidewalks, curbs, traffic control facilities and devices, and to fund another or a comprehensive highway traffic study.
(c)
All funds required to be paid to the Township pursuant to this subsection shall be paid prior to the issuance of a building permit.
[Ord. 690, 9/10/2009; Ord. No. 778, 12/5/2024]
The minor subdivision plan shall show or be accompanied by the following information:
A.
Drafting standards.
(1)
The plan shall be drawn at a scale of one inch equals 100 feet or one inch equals 50 feet or greater.
(2)
Dimensions shall be in feet and decimal parts thereof, and bearings in degrees, minutes, and seconds.
(3)
The plan shall be a clear, legible white paper print.
(4)
The plans shall be on sheets either 18 inches by 24 inches or 24 inches by 36 inches, and all lettering shall be so drawn as to be legible if the plan should be reduced to 11 inches by 17 inches.
B.
Information to be shown: general.
(1)
Name of the subdivision.
(2)
Name, address, and telephone number of the owner and applicant.
(3)
Name and address of the engineer, surveyor, and/or landscape architect responsible for the plan. Plans shall bear the seal of the responsible party for the plan.
(4)
Zoning classification and requirements.
(5)
Date, North point, and scale shown graphically as well as in written form.
(6)
A location map for the purpose of locating the site at a scale of not less than 800 feet to the inch.
C.
Existing features.
(1)
Complete outline survey of the property to be subdivided, showing all courses, distances, area, and tie-ins to all adjacent street intersections.
(2)
The location, names and widths of streets, the location of property lines and names of owners, the location of watercourses, sanitary sewers, storm drains, and similar features within 200 feet of the property. A plan utilizing aerial imaging to show these features may be provided where deemed acceptable by the Township Engineer.
(3)
Location and character of existing buildings, location of quarries, marshy areas, areas subject to inundation, and other data which may serve to affect the street or building layout.
(4)
Location, species and size of standalone trees three inches in caliper or greater and the outline of all wooded areas. The dripline of standalone trees and wooded areas shall be indicated.
(5)
Any floodplain restriction areas that occur on the tract, lot, or parcel must be shown on the plan. Any wetland areas shall be shown on the plan.
E.
Highway occupancy permit. If the proposed land development requires a Pennsylvania Department of Transportation (PennDOT) highway occupancy permit (HOP), the applicant shall initiate the HOP process simultaneously to the plan submission in accordance with latest PennDOT procedures. The developer shall include the Township Engineer in any and all meetings, including the scoping meeting and/or or correspondence or discussions regarding the permitting process. In addition, any documentation submitted as part of the HOP process shall be simultaneously submitted to the Township for review purposes.
[Ord. 690, 9/10/2009; Ord. 737, 1/19/2017; Ord. No. 778, 12/5/2024]
The final plan shall show or be accompanied by the following information:
A.
Drafting standards.
(1)
The plan shall be drawn at a scale of one inch equals 100 feet or one inch equals 50 feet or greater.
(2)
Dimensions shall be in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.
(3)
Each sheet shall be numbered and shall show its relationship to the total number of sheets.
(4)
Where any modification is made to an improved site, or when the plan is a revision of a previously approved plan, dotted lines shall be used to show features or locations to be abandoned and solid lines to show the currently proposed features.
(5)
Where any revision is made to a plan under review, notations of revisions shall be numbered and dated.
(6)
The plan shall be so prepared and bear an adequate legend to indicate clearly which features are existing and which are proposed.
(7)
The boundary line of the subdivision or land development shall be shown as a solid heavy line.
(8)
The plans shall be clear and legible white paper print.
(9)
The plans shall be on sheets either 18 inches by 24 inches or 24 inches by 36 inches, and all lettering shall be so drawn as to be legible if the plan should be reduced to 11 inches by 17 inches.
B.
Information to be shown; general.
(1)
Name of the subdivision or land development.
(2)
Name and address of the owner and applicant.
(3)
Name and address of the engineer, surveyor, and/or landscape architect responsible for the plan. Plans shall bear the seal of the responsible party for the plan.
(4)
Present zoning classification on the subject tract and adjacent properties, and the requirements of the subject tract.
(5)
Date, North point, and scale, graphically as well as in written form.
(6)
A location map for the purpose of locating the site to be subdivided or developed at a scale of not less than 800 feet to the inch, showing the relation of the tract to adjoining property and to all streets, roads, and municipal boundaries existing within 1,000 feet of any part of the property proposed to be subdivided or developed.
C.
Existing features.
(1)
Complete outline survey of the property to be subdivided or developed, showing all courses, distances, and areas, and tie-ins to all adjacent street intersections.
(2)
The location, names, and widths of streets, the location and name of railroads, the location of property lines and names of owners, the location of watercourses, sanitary sewers, storm drains, and similar features within 400 feet of any part of the land to be subdivided or developed. A plan utilizing aerial imaging to show these features may be provided where deemed acceptable by the Township Engineer.
(3)
Location of all existing monuments with references to them.
(4)
Location, size, and ownership of all underground utilities, and any rights-of-way within the property.
(5)
Topography within and adjacent to the property shall be shown with contour lines at vertical intervals of two feet and shall be determined by on-site survey based on USGS benchmarks. The plans shall indicate the benchmark elevation and location(s) to which the elevations refer.
(6)
Location and character of existing buildings, location of quarries, marshy areas, areas subject to inundation, and other data which may serve to affect the street or building layout.
(7)
Location, species and size of standalone trees three inches in caliper or greater and the outline of all wooded areas. The dripline of standalone trees and wooded areas shall be indicated.
(8)
Any floodway restriction areas that occur on the tract, lot or parcel must be shown on the plan. Location of any wetlands.
(9)
Name of owners and Tax Map parcel numbers of adjacent properties, including those across roadways.
(10)
Soil map showing soil types within the site, based on the Official Soil Survey provided by the U.S. Department of Agriculture, Natural Resources Conservation Service, Web Soil Survey (http://websoilsurvey.nrcs.usda.gov/). The soil map shall be accompanied by a tabulation of each soil type indicating the following information: symbol, name, slope, hydrologic soil group, and all limitations for site development specific to the type of development proposed including, but not limited to, depth to water table, depth to bedrock, and construction limitations. Table shall also include actions or precautions to be taken to resolve the specific limitations.
D.
Proposed layout.
(1)
The proposed names, cartway width, and right-of-way width of all proposed streets.
(2)
Lot layout, including dimensions and bearings and consecutive numbering of lots.
(3)
The arrangement of buildings and parking areas in commercial and multifamily developments with all necessary dimensions noted on the plan. Ground floor elevation of all proposed buildings shall be noted on the plan.
(4)
Sufficient data to determine readily the location, bearing and length of every street, lot, and boundary line.
(5)
The proposed building setback lines for each lot and/or the proposed location of each building.
(6)
Accurate locations of all monuments, one to be placed at each change in direction of boundary, three to be placed at each street intersection and one on one side of each street at angle points and at the beginning and end of curves. Utility easements shall be monumented at their beginning and at their end and areas to be conveyed for public use shall be fully monumented at their external boundaries. Lot boundary lines shall be provided with a concrete monument at their intersection with the street line and/or ultimate right-of-way line. All other lot boundary corners shall be provided with iron pipes or iron pins or railroad spikes.
(7)
The location, width, and purpose of all easements or rights-of-way and boundaries by bearings and dimensions.
(8)
For multifamily developments, the total area, total dwelling units, number of buildings, proposed density, total parking spaces, building coverage, and the bedroom ratio shall be noted on the plan.
(9)
For subdivisions, the total area, number of lots, average and minimum lot size, and proposed length of new streets shall be noted on the plan.
(10)
The location of all existing and proposed fire hydrants.
(11)
Certification of service for water and sewer facilities from the Municipal Authority.
(12)
Water supply. If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or development, applicant shall present evidence to the Board of Supervisors that the subdivision is to be supplied by a certified public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable.
E.
Highway occupancy permit.
(1)
If the proposed land development requires a Pennsylvania Department of Transportation (PennDOT) highway occupancy permit (HOP), the applicant shall initiate the HOP process simultaneously to the preliminary plan submission in accordance with latest PennDOT procedures. The developer shall include the Township Engineer in any and all meetings, including the scoping meeting and/or or correspondence or discussions regarding the permitting process. In addition, any documentation submitted as part of the HOP process shall be simultaneously submitted to the Township for review purposes.
(a)
TIS/HOP scoping meeting shall be scheduled to coincide with sketch plan, if this submission is made. This meeting will provide discussion of the project and potential problems and set the parameters of the TIS for PennDOT review.
(b)
TIS shall be submitted to PennDOT for review and approval simultaneously with the preliminary plan submission.
(c)
Construction plans for HOP shall be submitted to PennDOT for review and approval simultaneously with the final plan submission.
F.
Improvement construction plans.
(1)
The improvement construction plan shall be at a scale of one inch equals 50 feet horizontally and one inch equals five feet vertically, or greater.
(2)
All horizontal drainage and utility construction plans shall be accompanied by a grading plan. Contours shall be shown at a maximum interval of two feet with spot elevations at sufficient locations to review the proposed improvements. Contours and drainage shall be shown for parking areas which are guaranteed as future additional parking areas.
(3)
The following shall be shown on the horizontal layout for streets:
(a)
Center line with bearings, distances, curve data, and stations corresponding to the profile.
(b)
Right-of-way and curblines with radii at intersections.
(c)
Tie-ins by courses and distances to intersections of all public roads, with their names and widths.
(d)
Location of concrete monuments.
(e)
Property line and ownership of abutting properties.
(f)
Location and size of all public utilities, drainage structures, and street name signs.
(g)
Location of sidewalks.
(4)
The following shall be shown on the profile plan for streets:
(a)
Profile of existing ground surface along center line of street.
(b)
Proposed center-line grade noting percent on tangents, elevations at fifty-foot station intervals, and street center-line intersections.
(c)
Vertical curve data, including length, elevation of twenty-five-foot station intervals and high and low points.
(d)
Location and size of all public utilities and drainage structures. Sanitary sewer and drainage structures shall include slopes on all pipes.
(6)
The following shall be shown on the horizontal plans for storm drains and sanitary sewers:
(a)
Location and size of line corresponding to the profiles.
(b)
Location of manholes or inlets.
(c)
Property lines and ownership, with details of easements where required.
(d)
Location of all other drainage facilities and public utilities.
(e)
Top elevations for all inlets or manholes outside of roadways.
(7)
Profiles for storm drains and sanitary sewers shall include the profile of the existing and proposed ground surface with elevations at the top and invert of manholes or inlets.
G.
Master sketch plan.
(1)
The purpose of the master sketch plan is to afford Warminster Township with the opportunity to discuss early and informally, with the applicant and the Bucks County Planning Commission, cohesion and comprehensive design among lots which, as a result of the subdivision or land development application, are large enough for resubdivision after the original subdivision or if a portion of the tract is not subdivided.
(2)
Master sketch plans may be required in accordance with § 22-307.
(a)
Master sketch plans should address the following for the resulting lots or portion of the tract not subdivided:
1)
Development in accordance with the most intensive use(s) permitted in Chapter 27, Zoning, of the Code of the Township of Warminster for the district in which the submission is located.
2)
Conceptual layout.
3)
Placement and exterior design of structures.
4)
Vehicular access.
5)
Pedestrian and vehicular traffic circulation. Hierarchy of internal vehicular circulation and cross-access easements shall be identified.
6)
Shared facilities, such as common driveways, interconnected parking, and regional stormwater management.
7)
Natural resource protection, open space, and recreation land requirements.
(3)
The master sketch plan shall show the following information:
(a)
Drafting standards.
1)
The plan shall be drawn at a scale of one inch equals 100 feet or one inch equals 50 feet or greater.
2)
Dimensions shall be in feet and decimal parts thereof, and bearings in degrees, minutes, and seconds.
3)
The plan shall be a clear, legible white paper print.
4)
The plans shall be on sheets either 18 inches by 24 inches or 24 inches by 36 inches, and all lettering shall be so drawn as to be legible.
(b)
Information to be shown; general.
1)
Name of the subdivision or land development.
2)
Name, address, and telephone number of the owner.
3)
Name and address of the engineer, surveyor and/or landscape architect responsible for the plan.
4)
Zoning classification and requirements.
5)
Existing and proposed tract boundaries.
6)
Building setback lines.
7)
North point, date, and scale, graphically as well as in written form.
8)
Location map for the purpose of locating the site to be subdivided or developed at a scale of not less than 800 feet to the inch.
9)
Proposed general lot, building, and street layout and contours based on USGS topography for the subdivision or land development application.
(c)
Existing features.
1)
Location and character of existing buildings and structures.
2)
Streets on and adjacent to the tract.
3)
Significant topographical, natural resources, and physical features, floodplain restriction areas, and other data which may serve to affect the street or building layout.
4)
Contours based on USGS topography.
(d)
Proposed layout.
1)
Lot layout, including dimensions and bearings, and consecutive numbering of lots.
2)
Building layout, including general location of uses, types of uses, and number of units.
3)
Proposed cartway widths and right-of-way width of all proposed streets and driveways.
4)
Vehicular and pedestrian circulation systems, including driveways, sidewalks, parking areas, and streets to be dedicated.
5)
Methods of access from existing roads to proposed areas of development and interconnected vehicular and pedestrian transportation networks.
6)
Proposed improvements required and/or necessary to serve the proposed development.
7)
Lands to be protected for natural resources and dedicated for open space and/or recreation lands.
(4)
Master sketch plan shall be separate from the final plans and not recorded with the record plans. Any approvals of the master sketch plan shall not constitute approval for land development or subdivision purposes.
[Ord. 737, 1/19/2017]
The lot line change plan shall show or be accompanied by the following information:
A.
Drafting standards.
(1)
The plan shall be drawn using a standard engineering scale, at a scale of one inch equals 20 feet, one inch equals 30 feet, one inch equals 40 feet, one inch equals 50 feet or one inch equals 100 feet.
(2)
Dimensions shall be in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.
(3)
The plan shall be on sheets not larger than the standard 24 inches by 36 inches and all lettering shall be so drawn as to be legible if the plan should be reduced to 1/2 size.
B.
Information to be shown: general.
(1)
Name of subdivision.
(2)
Name, address and telephone number of the owner of record and applicant.
(3)
Name, address, seal and signature of the engineer or surveyor responsible for the plan.
(4)
Zoning classification and requirements.
(5)
Date, North point, and scale shown graphically as well as in written form.
(6)
A location map for the purpose of locating the site at a scale of not less than 800 feet to the inch.
C.
Existing features.
(1)
Complete outline survey of the property to be subdivided, showing all courses, distances and area, tie-ins to all adjacent street intersections, and all existing property boundary monumentation.
(2)
The location, names and widths of streets, the location of property lines and names of owners, the location of watercourses, sanitary sewers, storm drains and similar features.
(3)
The location and character of existing buildings, driveways, walks, wooded areas and other significant features.
(4)
Any floodplain restriction areas that occur on the tract, lot or parcel shall be shown on the plan.
[Ord. 690, 9/10/2009; Ord. 737, 1/19/2017; Ord. No. 778, 12/5/2024]
The record plan shall be clear and legible black line print and shall be an exact copy of the approved final plan on a sheet of the size required for final plans. Plans sheets for recording purposes shall be 24 inches by 36 inches. Four paper plans are required and one electronic copy of all plans, in DWG format, on an external hard drive or other acceptable electronic media. The following information shall appear on the record plan, in addition to the information required in § 22-406:
B.
Acknowledgments.
(1)
A statement to the effect that the applicant is the owner of the land proposed to be developed and that the subdivision or land development shown on the final plan is made with his, her or their consent and that it is desired to be recorded as the same.
(2)
Acknowledgment of said statement before an officer authorized to take acknowledgments.
C.
The following signatures shall be placed directly on the plan in black India ink:
(1)
The signatures of the owner or owners of the land. If the owner of the land is a corporation, the signatures of the president and secretary of the corporation shall appear.
(2)
The signature of the notary public or other qualified officer acknowledging the owner's statement of intent.
(3)
The signature of the licensed engineer, surveyor, and/or landscape architect who prepared the plan.
(4)
The signature of the Chairman and Secretary of the Township Planning Commission.
(5)
The signature of the Township Engineer.
(6)
The signatures of the Township Board of Supervisors.
(7)
The signature by the Bucks County Planning Commission.
[Ord. 690, 9/10/2009]
1.
The Board of Supervisors may grant a modification of the requirements of one or more provisions of this chapter if the literal enforcement will exact undue hardship because of peculiar conditions pertaining to the land in question, provided that such modification will not be contrary to the public interest and that the purpose and intent of this chapter is observed.
2.
All requests for a modification shall be in writing and shall accompany and be a part of the application for development. The request shall state in full the grounds and facts of unreasonableness or hardship on which the request is based, the provision or provisions of this chapter involved, and the minimum modification necessary.
3.
The request for modification shall be referred to the Planning Commission for advisory comments.
4.
The Board of Supervisors shall keep a written record of all action on all requests for modifications.
[Ord. 690, 9/10/2009; Ord. 737, 1/19/2017; Ord. No. 778, 12/5/2024]
The following information shall appear on the referenced as-built plans, in accordance with the final inspection requirements of § 22-318:
A.
Site as-built plan requirements.
(1)
The as-built plan shall be clear and legible. Two paper plans and one digital copy to Warminster Township in PDF format and one electronic copy of all plans in DWG vector format to the Township Engineer, on an external hard drive or other acceptable electronic media, are required. As-built DWG vector format shall be set to same orientation as electronic copy of final plan.
(2)
All as-built plans must be prepared, signed and sealed by a PA registered professional surveyor.
(3)
The following information shall appear on the as-built plan, in addition to lot layout from the final plan:
(a)
Street right-of-way.
(b)
Sanitary sewer manhole locations, rim elevations, inverts, pipe material, sizes and slopes, and lateral locations.
(c)
Storm sewer structure locations, rim and grate elevations, inverts, pipe material, sizes and slopes, and direction of flow.
(d)
Stormwater management facility footprint, grading, design and as-built volumes, outlet structure locations, grate elevations, orifice/weir sizes and elevations, berm and spillway widths and elevations and riprap apron locations, where applicable.
(e)
Water main sizes, locations, valves, fire hydrants, corporate stops.
(f)
Cartway widths and road center-line elevations every 50 feet.
(g)
Sidewalk locations and widths.
(h)
Trail locations and widths.
(i)
Light locations, including site and streetlight locations, with type identified.