[Ord. 215, 5/18/2004, § 4.00; Ord. No. 2021-007, 10/19/2021; Ord. No. 2024-005, 10/15/2024]
1. 
In order to discharge the duties imposed by law, the Township has adopted the following procedures that shall be observed by all applicants, developers and their agents.
2. 
Review Process and Plan Submissions. Section 22-402 sets forth the general review process and requirements, including pre-plan submissions and site visits. Sections 22-403 through 22-406 set forth the requirements and procedures for sketch plans, preliminary plans, and final plans. Section 22-407 provides modified procedures for minor subdivisions and for lot line adjustments. Section 22-409 provides a simplified procedure for subdivisions of preserved property where subdivision is permitted under the conservation easement or other preservation document or rules.
3. 
Preliminary and final plans shall be reviewed in accordance with the requirements of the Pennsylvania Municipalities Planning Code.
4. 
The presentation of a preliminary plan and a final plan shall be considered separate submissions and the maximum review period shall be permitted for each plan.
5. 
The owner of the parcel of land to be subdivided or developed shall submit a written statement granting the Board of Supervisors, its authorized agents and representatives, the Planning Commission, and the representatives of the county and Township departments and agencies having responsibility for review and/or approval under this chapter the right to enter the parcel of land for the purpose of inspection and enforcement of the requirements, terms and conditions imposed herein.
6. 
Plan Review by Adjacent Municipalities.
A. 
Applications for tracts of land along the municipal boundary shall submit one additional set of plans, which shall be forwarded to the adjacent municipality for its comments.
B. 
The Township may solicit comments from an adjacent municipality even if the plan is not on the boundary of the Township, where a plan, in the opinion of the Township, affects the adjacent municipality, in which case additional plan sets may be required.
C. 
When comments are solicited from the adjacent municipalities, the Planning Commission and the Board of Supervisors shall review the reports from the adjacent municipality as part of the plan review process.
7. 
Refiling Plans. Any plan which meets any one of the criteria below shall be considered to be a new plan and shall be accompanied by an application, fees and all required information.
A. 
A plan which is submitted after a previous plan for the same property has been withdrawn shall constitute a new plan.
B. 
A plan which is submitted after a plan for the same property has been approved or rejected shall constitute a new plan.
C. 
A plan which is submitted demonstrating an entirely new lot layout, street configuration, new use or building location and layout for the same land that was included in a prior plan shall constitute a new plan.
[Ord. 215, 5/18/2004, § 4.01; as amended by Ord. 2015-4, 1/20/2015, Art. V; and by Ord. No. 2021-007, 10/19/2021]
1. 
The following procedures are to be followed for all subdivisions and land developments, including lot line adjustments submitted to the Township. The chart below provides a summary of these requirements, but the language of this chapter shall prevail if there is a conflict. The content of the plan submission will vary depending on the type of plan submitted (sketch, preliminary, or final) and is specified in other sections of this chapter.
Lot Line Adjustment
Minor Subdivision
Major Subdivision
Land Development
Pre-Application Meeting
Recommended
Recommended
Recommended
Recommended
Existing Resources and Site Analysis Plan ("ERSAP")
Recommended
Required
Required
Required
Site Visit with Township
Not Required, Unless Twp. Finds Necessary
Required, Unless Twp. Finds Unnecessary
Required, Unless Twp. Finds Unnecessary
Required, Unless Twp. Finds Unnecessary
Pre-Plan Conference
Recommended
Required
Required
Required
Four-Step Design Process
Recommended
Required
Required
Required
Sketch Plan
Recommended
Recommended
Recommended
Recommended
Preliminary Plan
Not Required
Not Required
Required
Required
Final Plan
Required
Required
Required
Required
A. 
Pre-Application Meeting. It is recommended that a preapplication meeting be held with the applicant and the Township to introduce the applicant to the Township's zoning and subdivision regulations and procedures, to discuss the applicant's objectives, and to schedule site visits, meetings and plan submissions as described below. Applicants are also encouraged to present the existing resources and site analysis plan at this meeting.
B. 
Existing Resources and Site Analysis Plan ("ERSAP"). The purpose of the ERSAP is to ensure that all development in the Township occurs in a manner that respects the natural environment and that the applicant and the Township have a solid understanding of the natural conditions of any proposed development site, as well as conditions around the site which provide the context for the proposed development. It also provides a complete and factual reference for making a site visit, if a site visit is required.
(1) 
Applicability. All applicants must prepare and submit an ERSAP that complies with the requirements of this section, except for a lot line adjustment. No plans for minor subdivisions, major subdivisions, or land developments will be accepted by the Township which do not include the ERSAP.
(2) 
Timing of Submission. When a site visit is required, the applicant must submit the ERSAP to the Township prior to the visit. For all other applicants, the information must be submitted with the first set of plans that the applicant submits to the Township. For example, if the applicant chooses to provide a sketch plan to the Township, it must provide the ERSAP at that time. The first item to be discussed when the plan reaches reviewing boards and commissions shall be the ERSAPs.
(3) 
Requirement to Update. The applicant shall promptly update the ERSAP to address new information about site conditions or any of the items required to be included in the ERSAP. It shall promptly provide such updated ERSAP to the Township.
(4) 
Required Contents of ERSAP.
(a) 
Site boundaries.
(b) 
Existing Resources Inventory. A comprehensive analysis of existing conditions on the proposed development site and areas within 500 feet of the site, showing:
1) 
Soils. Soils types within the site, based on maps contained in the Soil Survey of Bucks and Philadelphia Counties, Pennsylvania, U.S. Department of Agriculture, as last revised. The soil classifications and boundary lines of all soils located on the tract shall be shown with reference to any alluvial soils, hydric soils, floodplain soils boundary and productive agricultural soils. Soil descriptions for all soil types shall be provided. Any building or septic system restrictions due to wet soils, seasonably high water table or other restrictions shall be noted on the plans and considered in the site layout. Hydrologic soil groups shall be noted.
2) 
Topography. Contour lines measured at vertical intervals of two feet. Such slopes shall be determined by an on-site survey, not interpolation of U.S.G.S. maps.
3) 
Slope areas. Areas to be shown graphically. Slope delineation must use the same data as that used to depict site topography. The amount of each area in each slope category shall be shown numerically, with a calculation of the amount of the slope to be preserved and the amount and percentage to be disturbed:
a) 
8% to less than 15%.
b) 
15% to 25%.
c) 
Greater than 25%.
(c) 
Ridge lines and watershed boundaries.
(d) 
Floodplain areas as determined pursuant to § 8-301, Identification, of the Solebury Township Floodplain Ordinance [Chapter 8].
(e) 
Limestone areas or any areas of carbonate geology.
(f) 
Vegetative cover conditions on the site in accordance with the requirements of § 22-520, Subsection 1A, for landscape conservation and improvement plans, including forest and woodland areas and large trees standing alone (i.e., outside of forest or woodland areas measuring six inches diameter at 4.5 feet above natural ground surface).
(g) 
Streams, watercourses, waters of the commonwealth, lakes, ponds, and all natural drainage areas with an explanation of how site drainage works.
(h) 
Wetlands. Areas of wetlands on the proposed development parcel shall also be indicated, as evident from testing, visual inspection, or from the presence of wetland vegetation.
1) 
The Township may undertake its own wetland delineation at the applicant's expense if any of the following site-specific criteria are applicable:
a) 
It is recommended by the Township Engineer due to uncertainties raised by the applicant's delineation or conflicts exist between the applicant's delineation and wetlands information obtained from other sources, including surrounding subdivision.
b) 
Greater than one acre of wetlands are on-site.
c) 
Wetlands on-site are associated with a wetland system of 10 or more contiguous acres.
d) 
On-site wetlands are adjacent to a park, wildlife refuge or sanctuary, or other open space area managed for resource preservation purposes.
e) 
The wetlands are within a watershed determined to be of exceptional value or high quality as defined in 25 Pa. Code, Chapter 93, Water Quality Standards.
2) 
If any of the three wetlands parameters (hydric soils, hydrophytic vegetation or evidence of hydrology) are present on a site proposed for development, a separate wetlands delineation of sufficient detail to allow for thorough review by Township officials must be submitted to the Township. As part of the delineation process, a field investigation shall be performed, and wetlands boundaries on the site shall be verified and flagged. Delineation and verification shall be performed by a qualified wetlands professional. The person or organization performing the delineation shall certify that the delineation has been performed in accordance with the criteria for wetlands delineation established in the 1989 "Federal Manual for Identifying and Delineating Jurisdictional Wetlands," or any more restrictive amendments thereto. Wetlands shall be defined by metes and bounds.
3) 
In the event the applicant's and the Township's delineations are conflicting, the delineation that causes the preservation of the larger area of wetlands shall govern.
(i) 
Existing land uses.
(j) 
Historic buildings and resources.
(k) 
All easements and deed restrictions, including relevant documents and recordation information.
(l) 
Existing buildings, structures and roads.
(m) 
Photographs of the site, including views of the proposed development from all abutting public roads.
(n) 
Any Pennsylvania Natural Diversity Inventory ("PNDI") information for the site, including identification of any PNDI reports of threatened and/or endangered species on or around the site, including species' habitat.
(o) 
Reference to any areas or properties designated as preservation areas by the Solebury Township Open Space Plan.
(p) 
Orientation of site to sun for use of solar resources.
(q) 
Any pedestrian or equestrian trails commonly used on the site.
(r) 
Viewsheds and scenic roads (as listed in the Township Comprehensive Plan). A viewshed analysis showing the location and extent of views into the site from public roads and from public parks and public open space.
(s) 
Aerial photographs of the site. The applicant shall use the most recent available photographs from the Delaware Valley Regional Planning Commission, but they may not be more than five years old.
(t) 
Water resources available, including groundwater availability.
(u) 
Location relative to the Delaware Canal State Park, and, if the site abuts the state park, the impact on the state park.
(v) 
Delaware River Wild and Scenic Requirements. If the site is within the Wild and Scenic Area (within 1/4 mile of the bank of the Delaware River or the Paunacussing Creek), the plan and information shall address the goals of the Wild and Scenic Program (see § 22-532).
(w) 
Geologic formations on the proposed development parcel, including rock outcroppings covering 25 square feet or more, cliffs, escarpments, sinkholes, closed depressions, disappearing streams, ghost lakes, surface pinnacles, fracture traces, fissures, lineaments and fault lines, based on available published information or more detailed site data obtained by the applicant. If the site is within 500 feet of a delineated carbonate area, a detailed carbonate study shall be performed in accordance with the Township requirements.
(x) 
All other natural resources described in Chapter 27, Part 22.
(y) 
Setbacks required by Chapter 27, including those set forth in § 27-2515.
(z) 
The Township may require the applicant to include additional information that the Township deems necessary or helpful to determining compliance with this chapter and Chapter 27.
C. 
Site Visit.
(1) 
All applicants for minor subdivisions, major subdivisions, and land developments shall, after preparing the ERSAP, arrange for a site visit by Township representatives unless the Township determines that a site visit is not necessary.
(2) 
A site visit is recommended for applicants for lot line adjustments. The Township may require a site visit if it finds that it necessary.
(3) 
The purpose of the site visit is to familiarize officials with the site's existing conditions and special features, to identify potential site design issues, and to provide an informal opportunity to discuss site design concepts, including the general layout of designated required open space (if applicable), potential locations for proposed buildings and street alignments, stormwater management concepts, and protection of resources (natural and historic).
(4) 
Comments made by the Township or its staff and consultants are only advisory and are not binding on either the Township or the applicant. It shall be understood by all parties that no formal recommendations can be offered, and no official decisions can be made, at the site visit or during the sketch plan process.
D. 
Pre-Plan Conference. Applicants for minor and major subdivisions and land development shall meet with Township officials to discuss the findings of the site visit and to develop a mutual understanding on the general approach for subdividing and/or developing the site. At the discretion of the Township, this conference may be combined with or occur during the site visit. Otherwise, the conference shall occur after the site visit, but prior to the applicant's first plan submission. Applicants for lot line adjustments are not required to participate in a pre-plan conference, but it is highly recommended.
E. 
Four-Step Design Process. Applicants for minor and major subdivisions and land developments shall use the four-step design process set forth below to determine the most suitable development for the site. The layout of lots or development shall occur so that the areas identified as being important in the ERSAP and during the site visit are preserved and the areas of secondary importance are used for development. Lot line adjustment applicants are not required to follow this process, but it is highly recommended. The steps in the four-step design process are as follows:
(1) 
Step 1: Delineation of Areas To Be Left Undisturbed.
(a) 
Proposed open areas to be left undisturbed shall be designated using the maps and materials in the ERSAP. The Township's maps of conservation lands in the Comprehensive Plan, Open Space Plan and Park and Recreation Plan shall also be referenced and considered. The preapplication conference and the site visit shall be used to determine those areas that should have minimal or no disturbance.
(b) 
The open areas identified at this stage of the design process shall include consideration for stormwater management, taking into account areas suitable for groundwater recharge and infiltration.
(2) 
Step 2: Preparation of Resource Conservation Plan. Analysis of how resources will be protected. Narrative shall be provided indicating the ways in which the applicant will respect the existing features of the land described in the site analysis.
(a) 
Limits of disturbance on site-the limits of the grading and soil disturbance shall be shown, with areas designated as important areas delineated and protected.
(b) 
Areas that are to be preserved should be described, including prime agricultural soils, woodlands, vegetation, slopes, views or any other areas identified in step 1.
(c) 
Description of the manner in which stormwater will be captured on site for maximum infiltration. This should indicate that the areas best suited for stormwater infiltration have been selected for that purpose, based on hydrologic soil groups and the stormwater management requirements of this chapter.
(d) 
Description and plan showing that existing natural contours and vegetation will be respected.
(e) 
Limits on site disturbance and resources applicable to the site due to Zoning Ordinance [Chapter 27] requirements shall be shown.
(f) 
Description of any historic buildings or resources on the site and proposed efforts to preserve them.
(g) 
Description and plan indicating how the site layout will provide advantageous solar orientation.
(3) 
Step 3: Location of Structures and Alignment of Infrastructure. Buildings, streets, trails, utilities and stormwater management.
(a) 
Building area shall be identified based on the areas set aside for development. Upon designating the building sites, a street plan shall be designed to provide vehicular access to the development which reflects a logical relationship to topographic conditions. Impacts of the street plan on open areas to be protected shall be minimized, particularly with respect to crossing environmentally sensitive areas such as wetlands and traversing slopes exceeding 8%.
(b) 
Applicant shall also indicate the locations and method for providing water service, wastewater and stormwater management facilities.
(4) 
Step 4: Drawing Lot Lines.
(a) 
For developments where lots are proposed, lot lines are drawn as required to delineate the boundaries of individual lots.
(b) 
Documentation. Applicants shall be prepared to submit maps indicating the findings of each step of the design process, if so requested by the Planning Commission or the Board of Supervisors.
[Ord. 215, 5/18/2004, § 4.02]
1. 
Purpose.
A. 
The purpose of the sketch plan, which is an optional but strongly encouraged submission, is to afford the applicant the opportunity to consult early and informally with the Planning Commission and the Township before preparation of the preliminary plan and formal application.
B. 
To encourage sketch plan submissions, the Township agrees to not apply a change of the Zoning Ordinance [Chapter 27] that would adversely affect the density allowed on for which a sketch plan has been submitted. This protection shall apply for a period of 120 days from the date of acceptance of the sketch plan for review and shall not be available for a period of one year for the same property from the end of the one-hundred-twenty-day protection period.
2. 
Procedure for Sketch Plans. It is recommended that applicants for sketch plan review follow the steps outlined in § 22-402, "Review Procedures for Plans."
3. 
Sketch Plan Submission and Review.
A. 
Applicant prepares sketch plan reflecting the information and input derived from following the procedures in § 22-402.
B. 
Applicant submits copies of the sketch plan and application to the Township. The number of copies to be submitted will be as stated by resolution of the Board of Supervisors.
C. 
Copies of the sketch plan and application shall be distributed by the Township to the Township Planning Commission, the Bucks County Planning Commission, the Township Engineer, and any other agencies or individuals designated to review the plans.
D. 
The Planning Commission shall review the sketch plan in accordance with the criteria contained in this chapter and with other applicable ordinances of the Township. Its review shall informally advise the applicant of the extent to which the proposed subdivision or land development conforms to the relevant standards of this chapter and environmentally responsible design, and may suggest possible plan modifications that would increase its degree of conformance. Its review shall include but is not limited to:
(1) 
The compatibility of the proposal with respect to the objectives and policy recommendations of the Comprehensive Plan, Sewage Facilities Plan (Act 537), Open Space Plan, Park and Recreation Plan, and other municipal and regional plans as applicable.
(2) 
Compatibility of the plan with the input from the preapplication conference, site visit, ERSAP and the four-step design process.
(3) 
Consistency with the Zoning Ordinance [Chapter 27].
(4) 
The location of all areas proposed for land disturbance (streets, foundations, yards, wastewater disposal systems, stormwater management areas, etc.) with respect to notable features of natural or cultural significance as identified on the applicant's ERSAP.
(5) 
The potential for street connections with existing streets, other proposed streets or potential developments on adjoining parcels.
(6) 
The location of proposed access points along the existing road network.
(7) 
The proposed building density and impervious coverage.
E. 
This is an informal review. The applicant will describe the proposal and relate any concerns or questions to the Township. The Township will offer a non-binding opinion or suggest other sources that may be able to provide guidance regarding the proposal.
F. 
The sketch plan shall be submitted to the Board of Supervisors for their advisory comments.
4. 
Sketch Plan Submissions. To provide a full understanding of the site's potential and to facilitate the most effective exchange with the Planning Commission, the sketch plan should include the information listed below.
A. 
Name of subdivision or land development.
B. 
Tax parcel number (Bucks County Tax Map), should be shown directly beneath the name of the subdivision or land development.
C. 
Name and address of the owner/applicant/developer.
D. 
Name and address of engineer, surveyor, architect or landscape architect or other professional who prepared the plan.
E. 
A brief description of the proposal.
F. 
Tract boundaries.
G. 
Date of plan.
H. 
True North point.
I. 
Location map.
J. 
ERSAP (see § 22-402) and the location of all natural resources protected under Chapter 27 of the Township's Code of Ordinances and/or identified in the ERSAP.
[Amended by Ord. No. 2021-007, 10/19/2021]
K. 
Documentation of four-step design process (see § 22-402) if required.
[Amended by Ord. No. 2021-007, 10/19/2021]
L. 
Streets on and adjacent to the tract.
M. 
Proposed general street layout.
N. 
Proposed general lot layout.
O. 
Location of proposed construction.
P. 
Graphic scale (not greater than one inch equals 100 feet; however, dimensions on the plan need not be exact at this stage) and North arrow.
Q. 
Zoning district on the subject tract and all adjoining parcels.
R. 
One-hundred-year floodplain limits, and approximate location of wetlands, if any.
S. 
Topographic, physical and cultural features as outlined in the ERSAP (§ 22-402).
T. 
Schematic layout indicating a general concept for land conservation and development.
U. 
Proposed method of water supply, wastewater disposal and approach to stormwater management, using the requirements for stormwater management found in this chapter.
[Ord. 215, 5/18/2004, § 4.03; as amended by Ord. 2011-5, 5/3/2011, Art. II; and by Ord. 2015-4, 1/20/2015, Art. VI]
1. 
The preliminary plan is a set of documents demonstrating compliance with zoning provisions, showing existing features, proposed street and lot layout, stormwater management facilities and engineering detail sufficient to ensure proper functioning of proposed improvements and sufficient to meet the plan requirements of this chapter.
2. 
Applicants who choose to submit preliminary plans without taking advantage of the sketch plan review option may incur added engineering expense. Evaluation of planning and design issues, ordinance issues, wastewater options, and open space issues that occur during sketch plan review with the Township can facilitate the preliminary plan review process by addressing these issues at an earlier stage in plan preparation.
A. 
General. A preliminary plan shall be submitted conforming to the recommendations made during the sketch plan procedure, if sketch plan has been submitted. The preliminary plan and all information and procedures relating thereto shall in all respects be in compliance with the provisions of these regulations.
B. 
The preliminary plan shall include all information and steps required in § 22-402 of this chapter, specifically including the preapplication meeting, ERSAP, site visit, pre-submission conference and four-step design process. If these have been satisfactorily completed during the sketch plan stage, they need not be done again.
C. 
Procedure for Submission and Acceptance.
(1) 
Applicant prepares preliminary plan and complete application. The plans shall be marked "Preliminary Plans."
(2) 
Applicant submits copies of the preliminary plan and supporting information along with the application to the Township. The number of copies to be submitted will be as stated by resolution of the Board of Supervisors.
(3) 
No preliminary plan shall be accepted unless the applicant includes required escrow and review fees in accordance with the Township Fee Schedule and fees for the Bucks County Planning Commission and Bucks County Conservation District reviews.
(4) 
The Township shall have five business days from the date the application and plans are received to determine whether the submission is complete. For a submission to be considered complete, all of the documentation required by this chapter shall be included in the plan submission. If the submission is accepted for review, the ninety-day review period shall be calculated from the date of the regular meeting of the Planning Commission following the date the application is received (accepted), provided that should the next regular meeting be more than 30 days following the receipt of the application the review period shall be calculated from the thirtieth day following the day the application is received. If the plan submission is incomplete, a written statement shall be prepared and provided to the applicant detailing the deficiencies within five business days of the date the plans were received by the Township (the "deficiency report"). The applicant shall resubmit plans addressing the deficiencies noted in the deficiency report within 30 days of the date the plans were initially received. Failure to do so shall be evidence of the lack of due diligence in processing the application and may be grounds for denial of the plan.
D. 
Distribution of Plans. The Township shall forward the plans to other reviewing agencies. Plans are not to be delivered to any reviewing agency by the owner, applicant, developer or agent unless specified by this chapter. After receipt of the required plan sets, application materials and fees, copies of the plans and application materials will be delivered by the Township to the Township staff, Township boards and commissions assigned to review the plans, the Bucks County Conservation District, the Bucks County Planning Commission, the Solebury Township Emergency Services, and when applicable, the Bucks County Water and Sewer Authority, and other agencies as required.
E. 
The Township Planning Commission shall review the plans and carry out its responsibilities as set forth in the Municipalities Planning Code, 53 P.S. § 10101 et seq. The plans shall also be reviewed by the Township staff and any other departments designated by the Township.
F. 
Following receipt of the Township Planning Commission's report and, within the time limits set forth in the Municipalities Planning Code, 53 P.S. § 10101 et seq., the Board of Supervisors shall:
(1) 
Receive, review and evaluate the applicant's submission.
(2) 
Receive and review the reports by the Township Planning Commission, the Township professional staff, the Bucks County Planning Commission, and other agencies or officials who have submitted a report.
(3) 
Determine whether the preliminary plan meets the objectives and requirements of this chapter and the Township Zoning Ordinance [Chapter 27].
(4) 
Render a Decision. The decision shall be in writing and communicated to the applicant personally or mailed to him at his last known address not later than 15 days following the decision. When the application is not approved as filed, the decision shall specify the defects found in the application, describe requirements which have not been met and shall cite the provisions of the statute or ordinance relied upon. When the application is approved with conditions, failure to appeal the conditions imposed by the Board of Supervisors within 30 days of the date of approval shall constitute acceptance of the conditions. Non-acceptance of and/or noncompliance with the conditions set forth in the approval communication shall void the plan approval. The plan shall be considered denied for noncompliance with the provisions of this chapter which were conditionally waived in the approval; noncompliance with the provisions of this chapter which were conditionally waived in the approval; noncompliance with the provisions of this chapter noted by the Township Engineer in its most recent review; and for noncompliance with the most recent review comments of the Solebury Township Planning Commission, the Bucks County Planning Commission, or other entity or person charged with review of the plan.
G. 
Approval of the preliminary plan shall not constitute approval of the final plan or authorize the sale of lots or construction of buildings.
H. 
Preliminary Plan Submission Requirements; Drafting Standards.
(1) 
The plan shall be drawn at a scale of one inch equals 50 feet or one inch equals 100 feet or other scale suitable for the specific project.
(2) 
All dimensions shall be set forth in feet and decimal parts thereof and bearings in degrees, minutes and seconds.
(3) 
Each sheet shall be numbered and shall show its relationship to the total number of sheets.
(4) 
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. In addition, a list of revisions shall be provided which shall describe what has been revised and on which sheets the revisions are shown.
(5) 
The plan shall be so prepared and bear an adequate legend to indicate clearly which features are existing and which are proposed.
(6) 
The boundary line of the subdivision shall be shown as a solid heavy line.
(7) 
All plan sheets shall be of the same size and shall be 24 inches by 36 inches. All lettering shall be so drawn as to be legible if the plan should be reduced to a size necessary for recording in the Bucks County Recorder of Deeds.
(8) 
All plans shall include at least one sheet which shows the entire proposed subdivision or land development.
I. 
Preliminary Plan Information Required.
(1) 
Name of subdivision or land development.
(2) 
Name, address and telephone number of owner of record and applicant.
(3) 
Name and address of the engineer, surveyor, architect, landscape architect, planner or other professionals preparing the plan.
(4) 
Tax parcel numbers, deed book and page numbers of property to be developed.
(5) 
Recorded plan book and page number for any previously recorded subdivisions which created the lot to be subdivided or developed or which involved in any way the lot to be subdivided or developed.
(6) 
All of the required elements of § 22-402 of this chapter, including the ERSAP and the documentation associated with the four-step design process.
(7) 
Zoning requirements, including:
(a) 
Zoning district.
(b) 
Applicable area and dimensional requirements-required and proposed by the development.
(c) 
Total impervious surface in square feet, impervious surface ratio and how impervious surface ratio was calculated.
(d) 
Any variances or special exceptions granted or required.
(8) 
Photographs of site to be developed or subdivided and the location and description of current land uses and buildings or structures on the site. Photographs of buildings or structures on the site shall be included. These can be included with the plan set or submitted separately.
(9) 
Location map showing relation of site to adjoining Tax Map parcel, proposed property lines and streets within 1,000 feet. Scale one inch equals 800 feet.
(10) 
North point.
(11) 
Written and graphic scales for plan and location map.
(12) 
Total acreage of the site (net and gross).
(13) 
A 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 shall be determined by field survey. The date and by whom the survey was performed shall be indicated on the plan.
(14) 
Location of all existing and proposed property monuments.
(15) 
Boundaries of all adjoining properties with tax parcel number and names of landowners.
(16) 
Streets on and adjacent to the site with legal and future rights-of-way.
(17) 
Existing buildings (and their uses), driveways, sanitary sewer lines, storm drains, culverts, bridges, utility easements, quarries, railroads, streams and other significant features within 500 feet of and within the site (this includes properties across roadways). If significant features exist farther than 500 feet, the Township may require their inclusion. If this information has been provided with the ERSAP, it will suffice to meet this requirement.
(18) 
Any deed restrictions or easements affecting the site. Information on restrictions and recorded information.
(19) 
The proposed layout shall include:
(a) 
The area for each lot and the required building envelope as required by the Township Zoning Ordinance [Chapter 27]. Area for the wastewater disposal system, if applicable, shall be shown.
(b) 
The layout of streets, including widths of cartways and rights-of-way.
(c) 
The layout and approximate dimensions, areas and uses of lots; building setback lines, front, rear and side yard lines.
(d) 
The arrangement and use of buildings and parking areas in nonresidential developments with all necessary dimensions and number of parking spaces.
(e) 
A typical lot development plan showing general layout of building (footprint), driveway and patio area for each type of dwelling unit proposed.
(f) 
Open space areas, outlined or shaded to indicate full extent of open space. If there is proposed open space that does not meet open space requirements in terms of layout, shape or other criteria, it shall be distinguished from the qualifying open space.
(g) 
Recreational facilities proposed to meet the mandatory dedication of recreation land requirements of this chapter.
(h) 
Rights-of-way and/or easements for all drainage, utilities or other purposes.
(i) 
Sidewalks, bikeways and pedestrian paths.
(j) 
Lighting plan.
(k) 
Monuments.
(l) 
Architectural elevations for nonresidential development.
(m) 
The location of all natural resources protected under Chapter 27 of the Township's Code of Ordinances and/or identified in the ERSAP.
[Added by Ord. No. 2021-007, 10/19/2021]
J. 
Preliminary Plan Submission Requirements: Existing Resources and Site Analysis Plan (ERSAP). The applicant, if it has not already done so, must prepare and submit an ERSAP in accordance with § 22-402.
[Amended by Ord. No. 2021-007, 10/19/2021]
(1) 
Soils. Soils types within the site, based on maps contained in the Soil Survey of Bucks and Philadelphia Counties, Pennsylvania, U.S. Department of Agriculture, as last revised. The soil classifications and boundary lines of all soils located on the tract shall be shown with reference to any alluvial soils, hydric soils, floodplain soils boundary, hydrologic soil groups and agricultural soils (Class I, II, III). Soil descriptions for all soil types shall be provided. Any building or septic system restrictions due to wet soils, seasonably high water table or other restrictions shall be noted on the plans and considered in the site layout.
(2) 
Topography. Contour lines measured at vertical intervals of two feet. Such slopes shall be determined by an on-site survey, not interpolation of U.S.G.S. maps.
(3) 
Slope. Areas to be shown graphically. The amount of each area in each slope category shall be shown numerically, with a calculation of the amount of the slope to be preserved and the amount and percentage to be disturbed:
(a) 
Eight percent to less than 15%.
(b) 
Fifteen percent to 25%.
(c) 
Greater than 25%.
(4) 
Ridge lines and watershed boundaries.
(5) 
Floodplain areas as determined pursuant to § 8-301, "Identification," of the Solebury Township Floodplain Ordinance [Chapter 8].
(6) 
Limestone areas or any areas of carbonate geology.
(7) 
Vegetative cover conditions on the property in accordance with the requirements of § 22-520, Subsection 1A, for landscape conservation and improvement plans, including forest and woodland areas and large trees standing alone (i.e., outside of forest or woodland areas measuring six inches diameter at 4.5 feet above natural ground cover).
(8) 
Streams, watercourses, waters of the commonwealth, waters of the United States, lakes, ponds and all natural drainage areas with an explanation of how site drainage works.
(9) 
Wetlands. Areas of wetlands on the proposed development parcel shall also be indicated, as evident from testing, visual inspection or from the presence of wetland vegetation.
(a) 
The Township may undertake its own wetland delineation at the applicant's expense if any of the following site-specific criteria area applicable:
1) 
It is recommended by the Township Engineer due to uncertainties raised by the applicant's delineation or conflicts exist between the applicant's delineation and wetlands information obtained from other sources including surrounding subdivision.
2) 
Greater than one acre of wetlands are on-site.
3) 
Wetlands on-site are associated with a wetland system of 10 or more contiguous acres.
4) 
On-site wetlands are adjacent to a park, wildlife refuge or sanctuary, or other open space area managed for resource preservation purposes.
5) 
The wetlands are within a watershed determined to be of exceptional value or high quality as defined in 25 Pa. Code, Chapter 93, "Water Quality Standards."
(b) 
If any of the three wetlands parameters (hydric soils, hydrophytic vegetation or evidence of hydrology) are present on a site proposed for development, a separate wetlands delineation of sufficient detail to allow for thorough review by Township officials must be submitted to the Township. As part of the delineation process, a field investigation shall be performed and wetlands boundaries on the site shall be verified and flagged. Delineation and verification shall be performed by a qualified wetlands professional. The person or organization performing the delineation shall certify that the delineation has been performed in accordance with the criteria for wetlands delineation established in the 1989 "Federal Manual for Identifying and Delineating Jurisdictional Wetlands," or any more restrictive amendments thereto. Wetlands shall be defined by metes and bounds.
(c) 
In the event the applicant's and the Township's delineations are conflicting, the delineation that causes the preservation of the larger area of wetlands shall govern.
(10) 
Existing land uses.
(11) 
Historic buildings and resources.
(12) 
All recorded easements.
(13) 
Existing buildings, structures and roads.
(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 Solebury Township Open Space Plan.
(17) 
Orientation of site to sun for use of solar resources.
(18) 
Any pedestrian or equestrian trails commonly used on the property.
(19) 
Viewsheds and scenic roads (as listed in the Township Comprehensive Plan). A viewshed analysis showing the location and extent of views into the property from public roads and from public parks and public open space.
(20) 
Aerial photograph of the site-most recent available from the Delaware Valley Regional Planning Commission, but not more than five years old.
(21) 
Water resources available.
(22) 
Location relative to and impact on the Delaware Canal State Park (if the property abuts the state park).
(23) 
Delaware River Wild and Scenic Requirements. If the property is within the Wild and Scenic Area (within 1/4 mile of the bank of the Delaware River or the Paunacussing Creek), the plan and information shall address the six goals of the Wild and Scenic Program (see § 22-532).
(24) 
Geologic formations on the proposed development parcel, including rock outcroppings covering 25 square feet or more, cliffs, escarpments, sinkholes, closed depressions, disappearing streams, ghost lakes, surface pinnacles, fracture traces, fissures, lineaments and fault lines, based on available published information or more detailed site data obtained by the applicant. If the site is within 500 feet of a delineated carbonate area, a detailed carbonate study shall be performed in accordance with the Township requirements.
K. 
Stormwater Management Plan. The plan submission shall contain a Stormwater Management Plan complying with all requirements of the stormwater management section, § 22-513, of this chapter and the Township's Stormwater Management Ordinance [Chapter 23].
L. 
Landscape Conservation Plan. A landscape conservation plan showing all required street trees, buffers, tree protection areas, a plan for tree protection during construction designed to meet the requirements of this chapter, tree replacements, and other required plantings, as required by this chapter and other Township ordinances.
M. 
Improvements Proposed. Plans showing proposed public improvements, including bike paths, streets, curbs and sidewalks, including a typical cross-sectional diagram of proposed street construction, and a utility plan indicating the utility company to provide services. All utilities to be provided including, but not limited to, water, gas, electric, wastewater, and cable, shall be shown on a utility plan.
N. 
Lighting Plan. All proposed street, pole and building lighting is required to be shown. For nonresidential or multifamily development, plans must include a diagram showing lighting intensity at all points on the site and at site boundaries. Type of light fixtures and source of illumination must be shown.
O. 
Impact Studies Required. The applicable requirements of this chapter and the Zoning Ordinance [Chapter 27] for traffic impact studies, environmental impact studies, historic resources studies and water budget studies must be met with preliminary plan submissions.
P. 
If land to be subdivided lies partly in another municipality, the applicant shall submit to the adjoining municipality information concerning the location and design of streets, layout and size of lots, and provision of public utilities on lands subject to its control. Evidence of review of this information by appropriate officials of the adjoining municipalities shall also be submitted.
Q. 
Grading Plan. Site and lot grading plans and such additional drawings as required to detail the construction of all proposed subdivisions and land developments. Grading for all utilities and utility installations shall be shown.
R. 
Highway Occupancy Permit Required. No plan which will require access to a highway under the jurisdiction of the Pennsylvania Department of Transportation shall be finally approved unless the plan contains a notice that a highway occupancy permit is required pursuant to § 420 of the Act of June 1, 1945, P.L. 1242, No. 428, 36 P.S. § 670-420, known as the "State Highway Law," before driveway access to a state highway is permitted and a permit has been issued by PennDOT. The plan shall be marked to indicate that access to the state highway shall be only as authorized by a highway occupancy permit. The Township shall not be held liable for damages to persons or property arising out of the issuance or denial of a driveway permit by PennDOT.
S. 
Sewage Disposal Information and Planning Modules.
(1) 
Planning Modules.
(a) 
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 25 Pa. Code, Chapter 71, Subchapter D, "Official Plan Requirements for Alternative Evaluations."
(b) 
The application and planning module shall meet all the procedural and content requirements of 25 Pa. Code, Chapter 71, §§ 71.52 and 71.53, including the requirement that they be accompanied by the comments on the planning module of the Bucks County Health Department and the Bucks County Planning Commission.
(c) 
The applicant shall follow procedures and guidelines derived from the four-step design process in planning the lot layout, design of sewage facilities and in preparation of the planning modules for land development.
(2) 
Soil percolation test results shall be submitted for proposed on-site septic systems.
T. 
Water resources impact study prepared in accordance with the requirements of the Solebury Township Water Resources Analysis and Well Standards Ordinance [Chapter 26, Part 2]. The Water Resources Impact Study shall include a hydrologic budget demonstrating that the hydrologic balance will be maintained and adequate provisions shall be made to assure that water resources are protected.
U. 
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.), a description of the proposed use for the open space. Plans shall show clearly the areas proposed to be set aside as open space. A calculation of the area of all open spaces shall be shown on the plans. Any area which does not meet the definition or requirements for open space shall not be depicted as open space. The plans shall indicate in particular whether the land is suitable for farming or is currently farmed.
V. 
The preliminary plans shall show all information necessary to demonstrate that the design standards in Part 5 are complied with. Any design standards or required improvements listed in Part 5 shall be addressed in the preliminary plan submission.
W. 
List of Waivers Requested. Any waivers or modifications requested shall be submitted with the preliminary plan application, along with the information required for waivers or modifications by this chapter.
X. 
Copy of last recorded subdivision/land development plan which involved the subject property, if one exists.
Y. 
Documentation and specifications on the plan detailing compliance with the requirements of this chapter for the provision of land for recreation or payment of fee-in-lieu thereof.
Z. 
Soil Erosion and sediment control plan, in accordance with all standards of this chapter and Appendices hereto.
AA. 
All major subdivision and land development applications which are located within, or partially within, a Riparian Corridor Overlay District as established by § 27-2208, Subsection 2, of the Zoning Ordinance [Chapter 27] shall submit a corridor management plan with the preliminary plan. The corridor management plan must be prepared pursuant to § 27-2208, Subsection 6, "Management of the Riparian Corridor District," of the Zoning Ordinance.
[Ord. 215, 5/18/2004, § 4.04]
1. 
Where a tract is to be developed in phases, a complete preliminary plan for the entire tract shall be submitted initially.
2. 
Preliminary approval for the subdivision or land development must be obtained for the entire development. Final approval may be obtained phase by phase.
3. 
The extent of each phase for which a separate final plan is to be submitted shall be shown and a time schedule presented for the submission of the final plan for those phases. The order of development shown on the preliminary plan must be adhered to; and if changes are required, plans must be refiled, reviewed and approved.
4. 
Each phase of a development must be designed so that it could be developed independently and stand on its own, meeting all applicable Township ordinances without other phases, including the street system, utilities, provision of required open space and protection of all natural resources.
[Ord. 215, 5/18/2004, § 4.05]
1. 
Purpose. The purpose of the final plan is to require the applicant to demonstrate compliance with the conditions of preliminary plan approval before plans for all subdivisions and land developments are recorded.
2. 
General. A final plan shall be submitted conforming to the conditions of preliminary plan approval granted during the preliminary plan procedure. The final plan and all information and procedures relating thereto shall in all respects be in compliance with the provisions of these regulations.
3. 
Procedure.
A. 
Applicant prepares the final plan and application. The plan shall be labeled as "final plan."
B. 
Applicant submits copies of the final plan and application to the Township and any required fees and escrow. The number of copies submitted shall be as stated by resolution of the Board of Supervisors. No final plan shall be accepted unless the applicant includes any required review and escrow fees.
C. 
The Township shall have five business days from the date the application and plans are received to determine whether the submission is complete. For a plan to be considered complete, all of the documentation required by this chapter shall be included in the plan submission. If the submission is accepted, the ninety-day review period shall be calculated from the date of the regular meeting of the planning commission following the date the application is received (accepted), provided that should the next regular meeting be more than 30 days following the receipt of the application the review period shall be calculated from the thirtieth day following the day the application is received. If the plan submission is incomplete, a written statement shall be prepared and provided to the applicant detailing the deficiencies within five business days of the date the plans were received by the Township (the "deficiency report"). The applicant shall resubmit plans addressing the deficiencies noted in the deficiency report within 30 days of the date the plans were initially received. Failure to do so shall be evidence of the lack of due diligence in processing the application and may be grounds for denial of the plan.
4. 
Distribution of Plans. After receipt of the required plan sets, application materials, and fees, copies of the plans and application materials will be delivered by the Township to the Township staff, Township boards and commissions assigned to review the plans, the Bucks County Conservation District, the Bucks County Planning Commission, and when applicable, the Bucks County Water and Sewer, the Township Fire Marshal and other agencies as required.
5. 
The Township Planning Commission shall review the plans and carry out its responsibilities as set forth in the Municipalities Planning Code. The plans shall also be reviewed by the Township staff and departments designated by the Township.
6. 
Following receipt of the Township Planning Commission's report and, within the time limits set forth in the Municipalities Planning Code, 53 P.S. § 10101 et seq., the Board of Supervisors shall:
A. 
Receive, review and evaluate the applicant's submission.
B. 
Receive and review the reports by the Township Planning Commission, the Township professional staff, the Bucks County Planning Commission, and other agencies or officials who have submitted a report.
C. 
Determine whether the final plan meets the conditions of preliminary plan approval and any applicable requirements of this chapter.
D. 
Recommend plan revision if the plan does not meet any of the conditions of preliminary plan approval and/or the requirements of this chapter, Comprehensive Plan, Act 537 Plan and other Township plans and ordinances.
E. 
The Board of Supervisors shall render a decision. The decision shall be in writing and communicated to the applicant personally or mailed to him at his last known address not later than 15 days following the decision. When the application is not approved in terms as filed, the decision shall specify the defects found in the application, describe requirements which have not been met and shall cite the provisions of the statute or ordinance relied upon. When the application is approved with conditions, failure to appeal the conditions imposed by the Board of Supervisors within 30 days of the date of approval shall constitute acceptance of the conditions. Non-acceptance of and/or noncompliance with the conditions set forth in the approval communication shall void the plan approval. The plan shall be considered denied for noncompliance with the provisions of this chapter which were conditionally waived in the approval; noncompliance with the provisions of this chapter noted by the Township Engineer in its most recent review; and for noncompliance with the most recent review comments of the Solebury Township Planning Commission or other entity or person charged with review of the plan.
7. 
Final Plan Submission Requirements.
A. 
The final plan shall be submitted in conformance with the changes required during the preliminary plan approval. The final plan submission shall be prepared to comply with provisions of this chapter, except where variation therefrom may be specifically approved in writing by the Board of Supervisors pursuant to the requirements of this chapter.
B. 
Final plans shall meet the same requirements as those set forth for preliminary plans in § 22-404, as well as all of the following:
C. 
Improvement Construction Plan. Improvement construction plans shall be prepared for all improvements including but not limited to streets, stormwater management, sanitary sewers, utilities, cable, gas and water service. It is recommended that plan and profile views be on the same plan sheet. Improvement construction plans shall be prepared using the following scales:
Horizontal
Vertical
2 feet/inch
2 feet/inch
40 feet/inch
4 feet/inch
50 feet/inch
5 feet/inch
D. 
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.
(2) 
Right-of-way and curblines 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.
E. 
Horizontal Plan (Stormwater Management, Sanitary Sewers and Water Service).
(1) 
Location and size of line with stations corresponding to the profile. All stationing shall correspond with roadway stationing.
(2) 
Location of all storm sewer manholes, inlets, endwalls, storm sewers, including length of line, size of line, slope of line, and top and invert elevation of each manhole, inlet and endwall.
(3) 
Location of all sanitary sewer manholes, sewer mains, sewer laterals, pump stations, force mains including length of line, size of line, slope of line, and top and invert elevation of each manhole.
(4) 
Location of all water mains, service lines, fire hydrants, valves, tees, fittings, including length of line, size of line, size of valves.
(5) 
Property lines and ownership with details of easements where required.
(6) 
Beginning and end of proposed construction.
(7) 
Location of all other drainage facilities and public utilities in the vicinity of the storm and/or sanitary sewer and/or water lines.
(8) 
Hydraulic design data for all culverts and/or bridge structures.
F. 
Profile (Streets, Storm Sewers, and Sanitary Sewers).
(1) 
Profile of existing ground surface along center line of street and pipe.
(2) 
Proposed center line street grades with percent of slope on tangents. Elevations at 50 feet intervals and at all grade intersections.
(3) 
Vertical curve data including length, elevations and stations at the beginning and ending of the vertical curve including high points and low points, elevations at 50 feet intervals, and minimum sight distance.
(4) 
Profile of existing ground surface with top and invert elevations of manholes and inlets.
(5) 
Profile of storm drain and sanitary sewer showing type and size of pipe, grade and manhole, and inlet locations.
G. 
Typical section (Streets).
(1) 
Right-of-way width, location and 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 sewers and utilities (with sizes).
[Ord. 215, 5/18/2004, § 4.06; as amended by Ord. No. 2021-007, 10/19/2021]
1. 
The provisions of this section apply only to minor subdivisions and to lot line adjustments, as defined in this chapter. Where the provisions of this section are not applicable, the applicant must comply with all requirements and procedures for major subdivisions and land developments.
2. 
Plan Requirements. The final plan submitted by an applicant for a minor subdivision or lot line adjustment shall comply with the requirements in § 22-404, Subsection 2H through J, except that lighting plans shall not be required for lot line adjustments.
3. 
Other Plans and Documentation Required for Minor Subdivisions and Lot Line Adjustments.
A. 
Sedimentation and erosion control plan pursuant to the Clean Streams Law, P.L. 1987, 35 P.S. § 691.1 et seq., and in accordance with standards and requirements of DEP and the Bucks County Conservation District, and Chapter 9, Grading and Excavating, if applicable.
B. 
Stormwater management plan, showing all elements required by the stormwater management section, § 22-513, of this chapter and Chapter 23, Stormwater Management, if applicable.
C. 
Grading Plan. Site and lot grading plans and such additional drawings as required to detail the construction of all proposed subdivisions and land developments. Grading for utilities and utility installation shall be shown in accordance with Chapter 9, Grading and Excavating, if applicable.
D. 
Wastewater Disposal Systems.
(1) 
The applicant shall submit a planning module for land development to the Bucks County Department of Health and/or the Pennsylvania Department of Environmental Protection (PA DEP), as required by PA DEP.
(2) 
All applicants and/or property owners must submit written documentation from the Bucks County Department of Health stating whether any existing on-lot sewage disposal system is permitted or is subject to a rural residence exemption together with their application.
(3) 
Where a subdivision or lot line change is proposed for a property which is determined by the Department of Health to be subject to the rural residence exemption, the applicant or property owner must obtain a permit for the sewage disposal system which will serve the newly configured lots. If the applicant or property owner is unable to obtain a permit for the existing system, the applicant or property owner shall be required to obtain a permit for a replacement sewage disposal system.
(4) 
If a permit is not on file with the Department of Health for the existing system, and the property is not subject to the rural residence exemption, the applicant or property owner must obtain a permit for a new system if the parcel containing the existing system will be less than five acres.
(5) 
If there is a permit on file for the existing system, the applicant or the property owner must submit written documentation to the Township that the existing system is in compliance with Chapter 18, Part 1 (On-Lot Sewage Management Program), including, but not limited to, is not visibly malfunctioning to the surface of the ground, has not been implicated in the contamination of any drinking water supply or surface water body, is currently in satisfactory structural condition and appears to have been maintained in a satisfactory manner from a registered professional engineer before a subdivision or lot line change is finally approved.
E. 
A copy of the deed by which the property was acquired and the names of the real (title) owner of the property, the names of all equitable owners, and the names of all option holders.
4. 
Review Procedures.
A. 
Minor Subdivisions. The procedures in § 22-406, Subsections 3 through 6, shall apply to the review of minor subdivisions, except that the Township shall only deliver copies of the plans and application materials to the Township staff, boards, and commissions assigned to review the plans, in addition to the Township Fire Marshal. These entities and personnel shall have the discretion to involve other agencies, such as the Bucks County Water and Sewer Authority, as they deem necessary to fully review the plans.
B. 
Lot Line Adjustments. The procedures in § 22-406, Subsections 3 through 6, shall apply to the review of lot line adjustment plans, except that no report from the Township Planning Commission shall be necessary prior to the Board of Supervisors' review under § 22-406, Subsection 6, unless the Board of Supervisors determines that referral to and a report from the Planning Commission will aid in its review of the applicant's plans.
[Ord. 215, 5/18/2004, § 4.07]
1. 
The final plan as approved and signed by the Board of Supervisors shall, within 90 days of the satisfaction of all conditions of approval, be recorded in the office of the Recorder of Deeds of Bucks County. The date of approval shall be deemed to be the date on which the applicant has satisfied all the conditions of plan approval. Plans submitted for recording by the Bucks County Recorder of Deeds shall officially note that the plans have been reviewed by the Board of Supervisors and the Bucks County Planning Commission.
2. 
The Township shall be responsible for recording the plans.
3. 
Effect of Recording.
A. 
After a subdivision or land development plan has been duly recorded, the streets, parks and other public improvements shown thereon shall be considered to be a part of any Official Map which is adopted by the Township in accordance with Article IV of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10401 et seq.
B. 
Streets, parks and other public improvements shown on a subdivision or land development plan to be recorded may be offered for dedication to the Township by formal notation thereof on the plan or the owner may note on the plan that such improvements have not been offered for dedication to the Township.
C. 
Every street, park or other improvement shown on a subdivision or land development plan that is recorded, as provided herein, shall be deemed to be a private street, park or improvement until such time as the same has been offered for dedication to the Township, and accepted by resolution, and filed in the office of the Bucks County Recorder of Deeds, or until it has been condemned for use as a public street, park or other improvement.
[Ord. 215, 5/18/2004, § 4.08; as amended by Ord. 2006-8, 11/9/2006, § 01]
1. 
Simplified Procedure for Subdivision of Preserved Property. The following procedure shall apply to the subdivision of preserved property as hereafter defined:
A. 
Preserved Property. A parcel of land that is subject to a recorded Conservation Easement wherein the Township by execution of a written acknowledgment is a grantee or a co-grantee of the conservation easement.
B. 
The procedures set forth herein shall apply to only those preserved properties wherein the conservation easement permits subdivision to create no more than three building lots and which subdivisions involve no new streets, either public or private.
C. 
An application for subdivision of a preserved property shall not be subject to the requirements of §§ 22-402, 22-403, 22-404, 22-405 or 22-406 of this chapter but shall follow the procedures and requirements for minor subdivision plans (§ 22-407) and recording (§ 22-408).
D. 
The application shall show the following information in addition to that required for a minor subdivision:
(1) 
Schematic layout indicating a concept for land conservation and development to demonstrate that the proposed subdivision will not adversely impact farming operations on preserved farmland or conservation values of preserved open space.
(2) 
Proposed method of water supply, maintenance of water budget, wastewater disposal and approach to stormwater management.
(3) 
Deed Restrictions or Easements Affecting the Site. Information on restrictions and recorded information; baseline documentation provided as part of the easement.
(4) 
The area for each lot and the required building envelope as required by the Township Zoning Ordinance [Chapter 27]; building setback lines, front, rear and side yard lines, demonstrating that each lot created is a buildable lot under the terms of the Township ordinances.
E. 
The application shall be dealt with as a preliminary/final plan, provided that all required information is presented and that the plan conforms to the Township ordinances and to the requirements of the deed restriction and conservation easement.
[Ord. 215, 5/18/2004, § 4.09]
After completion and Township approval of subdivision or land development improvements as shown on final plans, and before Township acceptance of such improvements, the developer shall submit to the Board of Supervisors a corrected copy of the plans showing actual dimensions and conditions of streets and all other improvements, certified by an engineer or surveyor to be in accordance with actual construction. As-built plans shall be submitted in digital format and paper format.