[Ord. 215, 5/18/2004, § 4.00]
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.
[Amended by Ord. No. 2021-007, 10/19/2021]
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.
Required Notification of Surrounding Property Owners. Any applicant
submitting plans for a major subdivision or a land development shall
notify all individuals or entities who own real estate within 1,500
feet of the proposed major subdivision or land development of the
pendency of such major subdivision or land development proposal in
writing on a form attached hereto as Appendix 22-A.[1] Such notice shall be made by regular mail to the landowner's
last known address. The address on the tax rolls shall be considered
the last known address. Such notice shall be mailed within 15 days
of the submission of the first plan submission (sketch or preliminary).
Verification of mailing, including a copy of the names, addresses
and tax parcel numbers of each person to whom the notice was mailed,
shall be given to the Township within 15 days of submission.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
8.
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:
(c)
Ridge lines and watershed boundaries.
(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.
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.
(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.
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.
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:
(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.
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:
(4)
Ridge lines and watershed boundaries.
(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.
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.
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.
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.
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.
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.
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.
[Ord. 215, 5/18/2004, § 4.10]
All plan submissions shall be made in both paper form and digital
form, in a medium determined by the Township.
