[Ord. 2002-05-02, 5/20/2002, § 500]
1.
The following requirements apply to all subdivision and/or land development
plans, including sketch plans, preliminary plans, final plans and
minor plans.
2.
In addition to the following requirements, the applicant shall submit
a completed Subdivision and Land Development Application Form and
Subdivision and Land Development Plan Submission Checklist.
3.
Any requests for modifications and/or waivers of any provisions of
this chapter shall be in accordance with § 512.1 of the
MPC, 53 P.S. § 10512.1, as amended, and included in the
plan submission as required by the Subdivision and Land Development
Plan Submission Checklist.
[Ord. 2002-05-02, 5/20/2002, § 501]
1.
All sketch plans shall show as much of the following information
as possible. Any additional information that the applicant believes
will help explain the proposal should also be shown:
A.
The entire tract boundary, total acreage and tax parcel numbers for
all properties.
B.
Existing easements, rights-of-way, required open space or any other
restriction on the land.
C.
Contour lines measured at vertical intervals of two feet, as determined
by an on-site field survey or interpretation of USGS maps.
D.
Significant physical features such as floodplain, steep slopes, woodlands
and existing structures.
E.
Location map showing the relationship of the subject tract to the
surrounding road network and major physical features, drawn at a scale
not exceeding one inch equals 800 feet.
F.
The zoning district(s) in which the property is located and any variances,
special exceptions or conditional uses that are required or have been
granted.
G.
Existing and proposed streets, lots, land uses, buildings, structures,
utilities, open space areas, recreation facilities and building setback
lines.
H.
Approximate locations for proposed stormwater management facilities.
I.
North point, graphic and written scale and date of drawing.
J.
Name of subdivision and/or land development.
K.
Name, address and phone number of the applicant and owner of record.
L.
Name and address of the engineer, surveyor or architect responsible
for the plan.
[Ord. 2002-05-02, 5/20/2002, § 502; as amended
by Ord. 2010-03-01, 3/22/2010, § VII]
1.
The preliminary plans shall include the following:
A.
Drafting Standards. Plans shall be professionally and legibly prepared
in compliance with the following.
(1)
Plans shall be drawn at a scale not exceeding one inch equals
50 feet. Where two or more sheets are needed to show the entire tract,
an overall site plan, with match lines, shall be provided and drawn
at an appropriate scale.
(2)
All plan sizes shall be 24 inches by 36 inches and shall be
numbered relative to the total number of sheets.
(3)
Property lines shall be drawn and labeled in conformance with
accepted surveying and civil engineering practices, including dimensions
shown in feet and decimal fractions thereof and bearings shown in
degrees, minutes and seconds.
(a)
Tract boundary lines shall be the heaviest property lines.
(b)
Proposed lot lines shall be the next heaviest.
(c)
Possible future lots, if shown, shall be the lightest line weight
and may be shown as dashed lines.
(d)
Property lines to be eliminated where two lots are proposed
to be joined in common deed should be properly noted and depicted
on the boundary to be removed.
(4)
Bearings and distances sufficient for the legal description
of all the lines shall be shown on the site plan. The error of closure
shall not be greater than one part in 5,000.
(5)
All proposed subdivisions shall have lots drawn to the ultimate
right-of-way line.
(6)
Legend sufficient to clearly distinguish between existing and
proposed conditions.
B.
Site Plan.
(1)
Name of the subdivision and/or land development.
(2)
Name, address and phone number of the applicant and owner of
record.
(3)
Name, address and phone number of the firm that prepared the
plan and the professional seal of the individual(s) certifying its
accuracy and compliance with applicable standards.
(4)
Date of preparation of the plan and a descriptive list of revisions
to the plan and the revision dates.
(5)
North point and graphic and written scale.
(6)
Location map showing the relationship of the subject tract to
the surrounding road network and major physical features, drawn at
a scale not exceeding one inch equals 800 feet.
(7)
The overall tract boundary, with bearings and distances and
total tract acreage.
(8)
Zoning classification(s), owner names and tax parcel numbers
of all lands abutting the tract.
(9)
Tax parcels numbers, deed book and page numbers of all parcels
being subdivided or developed.
(10)
Description of variances, special exceptions, conditional uses
and waivers that are required, the dates they were granted and any
conditions.
(11)
Bearings and distances for all easements, including deed restricted
areas such as, floodplain boundary, riparian buffers, wetland transitions
areas or other covenants.
(12)
A table showing the dimensional requirements of the zoning district(s)
in one column and what the applicant proposes in another column.
(13)
Site capacity calculations, including net and gross acreage
for all lots.
(14)
Layout of all proposed lots, including the bearings and distances,
building setback lines and number of lots or dwelling units.
(15)
All existing survey control elements and required concrete monuments
and iron pins.
(16)
Location of all proposed buildings, including gross floor area,
configuration, size and height. Architectural sketches are encouraged
to be submitted showing elevation, perspective, building materials
and colors.
(17)
Location and dimensional information for proposed streets, access
drives, driveways, parking areas, rights-of-way, curbs, sidewalks,
pedestrian walkways, sight distances and clear sight triangles.
(19)
Open space, agricultural areas and recreation facilities, including
locations, size, use and types of facilities.
(20)
Plan notations regarding offers of dedication of public rights-of-way
and improvements and plan notations for ownership and maintenance
responsibilities of open space, agricultural areas, easements, stormwater
management facilities and utilities.
(21)
The following recording notes and certifications shall be provided
for recording of the final plans: Professional land surveyor's
certification, professional engineer's certification, professional
wetlands/soils scientist's certification, Bucks County Recorder
of Deeds Certification, ownership acknowledgment; notary public statement;
Bucks County Planning Commission Certification; Township Engineer's
Certification; Planning Commission Chairman Approval with one signature
line and Board Approval with five signature lines.
(22)
Primary on-lot sewage system locations, defined on-lot sewage
reserve system easements, well locations and isolation distances,
as applicable.
C.
Aerial Photograph Plan.
(1)
The plans shall be at a scale not exceeding one inch equals
400 feet, and shall show the overall tract outlined, as well as all
features up to 1,600 feet from the tract boundary.
(2)
The plan shall indicate the date, source, scale and north point
and be numbered in the plan set.
(3)
The aerial photograph plan must show the location and distance
to the nearest park, stream, major intersection, public sidewalk,
walking trail and other public amenities as directed by the Township.
When these amenities are located further than 1,600 feet from the
property boundary, corresponding notes shall be added to the plans
stating this information.
D.
Existing Features and Natural Resource Plan. Within the tract proposed
for subdivision and/or land development and within 100 feet of the
tract boundary, the following information shall be shown on the preliminary
plan:
(1)
Streets bordering or crossing the tract, including locations,
names, legal and ultimate rights-of-way, cartway widths, surface conditions
and location of curbs, sidewalks and existing utility poles and signs.
(2)
Water resources, including lakes, ponds, wetlands, watercourses
and floodplain boundaries.
(3)
Location of all existing monuments and other survey control
elements.
(4)
Public or private water supply facilities, including pipe length,
size and material and fire hydrant locations.
(5)
Sanitary sewer facilities, including pipe length, size, material,
slope and invert and rim elevations.
(6)
Storm sewer facilities, including pipe length, size, material,
slope and invert and grate elevations.
(7)
Any individual tree to be removed shall be designated by an
"X" marked on the tree.
(8)
Other natural features including:
(a)
Location, size and species, of individual trees six inches in
diameter or greater, when standing alone or in small stands. The plan
shall also identify any diseased tree(s).
(b)
Outer limits of woodlands. Approximate limits of site disturbance,
including a clear delineation of existing vegetation, including trees,
hedge rows, wooded areas, scrub growth, meadow and actively farmed
land. Indicate items to be removed and items to be preserved, including
method of preservation. Trees need not be individually identified
in areas proposed to be set aside as open space or in areas proposed
not to be disturbed.
(c)
Locations and limits of geologic features that may affect the
locations of proposed streets or buildings, including rock outcroppings,
quarries and sink holes.
(9)
Soil information, including soil types, mapped limits, names,
classification and a table showing the significant limitations (such
as high water table and shallow depth to bedrock) for each soil type.
(10)
Contour information including:
(a)
Contour lines measured at vertical intervals of two feet, as
determined by an on-site field survey, not interpretation of United
States Geologic Service (USGS) Maps. The plans shall indicate the
benchmark elevation and the location and shall be based on the Chalfont-New
Britain Township Joint Sewage Authority vertical datum.
(b)
Areas identified as eight to 15% slopes, 15% to 25% and 25%
or steeper slopes. These slopes shall be shaded with different patterns.
(11)
Other man-made existing features, including:
(12)
All information shown on the plans shall be from a survey conducted
within two years of the date of the application.
E.
Grading and Utility Plan.
(1)
Existing and proposed contour lines for the entire site shown
at vertical intervals of two feet, including spot elevations at each
corner of a dwelling and building and along proposed road widening,
curbs, retaining walls and high points.
(2)
Location of dwellings, buildings, building setback lines and
finished floor and top of foundation elevations.
(3)
Location of proposed streets, access drives, driveways, parking
areas, rights-of-way, easements, curbs, sidewalks, fire lanes, recreational
pathways and pedestrian walkways.
(4)
Proposed stormwater management facilities and storm sewer systems,
including pipe length, size, material, slope and invert and grate
elevations.
(5)
Sanitary sewer facilities, main and lateral locations, including
pipe length, size, material, slope and invert and rim elevations.
(6)
Locations of on-lot sewage disposal systems and replacement
areas with proposed grading.
(7)
Public or private pump stations and treatment plant locations.
(8)
Water supply facilities, including water mains and services,
pipe sizes and materials and fire hydrant locations.
(9)
Locations of on-lot wells, including identification of the one-hundred-foot
well protection area.
(10)
Any required utility construction specifications shall be noted
on the plan.
F.
Erosion and Sedimentation Control Plan.
(1)
All plan information required for the grading and utility plan.
(2)
Soil information, including soil types, mapped limits, names,
classification and a table showing the significant limitations (such
as high water table and shallow depth to bedrock) for each soil type.
(3)
All erosion and sedimentation control measures, specifications
and details in accordance with the Bucks County Conservation District.
G.
Landscaping Plan.
(1)
Existing and proposed contour lines shown at vertical intervals
of two feet.
(2)
Location of buildings, building setback lines, proposed streets,
access drives, driveways, parking aisles, rights-of-way, easements,
curbs, sidewalks, walkways and utilities.
(3)
Location of all proposed landscape plantings and tree protection
fence.
(4)
Other related landscape features such as berms, water features,
open space areas and agricultural areas.
(5)
The limits of clearing shall be shown, and all individual trees, vegetated areas and woodlands, designated to remain, shall be included in the Tree Protection Zone in accordance with the Zoning Ordinance [Chapter 27].
(6)
A planting schedule chart indicating the required and proposed
trees, evergreens and shrubs.
(7)
Planting details and notations for installation procedures,
specifications and guarantees.
H.
Lighting Plan.
(1)
Location of all proposed streetlights, lighting fixtures and
standards, including wall mounted lights.
(2)
Location of buildings, building setback lines, proposed streets,
rights-of-way, parking areas, sidewalks and walkways.
(3)
Location of all proposed landscape plantings.
(4)
All individual trees, vegetated areas and woodlands designated
to remain and other related landscape features such as berms, water
features, etc.
(5)
Isofootcandle data and plots for each proposed lighting fixture.
(6)
Lighting manufacturer's details for all proposed fixtures,
including lamps, photo control devices, shields, poles and foundation
supports.
(7)
Lighting intensities in footcandles plotted for the entire site.
I.
Horizontal Plan and Profile.
(1)
Street center-line profile, with elevations at fifty-foot intervals,
slope for all tangents, profile of existing ground surface and profile
along any cul-de-sac curbline. Vertical curve data shall also be provided,
including length, elevations at the beginning and ending of the vertical
curve.
(2)
Horizontal plan of street center line, with bearings, distances,
curve data, stations corresponding to the profile. In addition, tie-in
information to intersections of all public streets, including street
name, cart-way width, curb lines and right-of-way.
(3)
Horizontal plan and profile for sanitary sewers, water mains
and storm sewers, showing all required design information and elevations
and profile of existing ground surface.
(4)
Center-line profile for all access drives from the parking area
to the street intersection, showing elevations at ten-foot intervals,
slope, ultimate right-way line and curb line and edge of pavement.
(5)
Required and provided sight distance lines and measurements.
J.
Construction Detail Plan.
(1)
Details for any bridges, retaining walls, sidewalks, curbs,
stormwater management facilities, water facilities, sanitary sewer
facilities and other structures as required.
(2)
Details for any easements.
(3)
Street, access drive and driveway paving cross-section details.
(4)
Construction notes and specifications as may be required.
K.
Stormwater Plan. The plan shall include a post-construction stormwater
management plan in accordance with the New Britain Township Stormwater
Management Ordinance, as amended.
[Ord. 2002-05-02, 5/20/2002, § 503; as amended
by Ord. 2010-03-01, 3/22/2010, § VIII]
1.
The drafting standards shall be the same as those required for preliminary
plans.
2.
Final plans shall include all information required for preliminary
plans.
3.
Final plans shall show locations of all utility lines including,
but not limited to, electric, natural gas, telecommunication, cable
television and any other utility line required to support the proposed
subdivision and/or land development.
4.
The final plan shall be submitted in conformance with the conditions
imposed and agreed to as part of the preliminary plan approval by
the Board.
5.
Description of any variances or waivers that were granted, the dates
they were granted and any conditions that were applied shall be listed
on the site plan.
6.
Final plans shall indicate all applicable supporting documentation
with latest revision dates including, but not limited to, stormwater
management report, erosion and sedimentation control report, post-construction
stormwater management plan/report, traffic impact study, community
impact assessment report, and any other report or study generated
by the applicant during the preliminary plan or final plan review
process.
[Ord. 2002-05-02, 5/20/2002, § 504]
1.
The drafting standards shall be the same as those required for preliminary
plans.
2.
Minor Plan, Lot Line Adjustment. The following plan information shall
be shown:
A.
All information required for a preliminary site plan, except for
site capacity calculations, parking area calculations, sight distance
and clear sight triangle requirements.
B.
The lot line proposed to be adjusted, shown as a dashed line and
labeled "Lot Line to be Removed."
C.
The lot line after adjustment, drawn using the standard lot line
delineation at a heavier line weight than the other lot lines and
labeled "Proposed New Lot Line."
D.
The area of the parcel being conveyed. This parcel shall be labeled
"This area to be conveyed to (Name and Tax Map Parcel Number)."
3.
Minor Plan, Land Development. The plan requirements shall be the
same as those required for preliminary and final plans, except for
the following:
[Ord. 2002-05-02, 5/20/2002, § 505]
1.
Purpose. The impact on the environment and the community generated
by subdivision and/or land development necessitates a comprehensive
analysis of the various problems that may result and the actions that
can be taken to minimize these problems.
2.
Submission Requirements. Four copies of a Community Impact Assessment
Report shall be submitted to the Township with the preliminary plan
application.
3.
An application for subdivision and/or land development shall be considered
incomplete without the required Community Impact Assessment Report.
A Community Impact Assessment Report shall be required for the following:
A.
Residential subdivision of 15 lots or dwelling units or more.
B.
Nonresidential subdivision of 10 lots or more.
C.
Nonresidential land development:
(1)
Shopping center.
(2)
Commercial. A commercial building or buildings consisting of
50,000 square feet or more of total floor area.
(3)
Office. A development consisting of 50,000 square feet or more
of total floor area.
(4)
Industrial. A development consisting of 50,000 square feet or
more of total floor area or any truck terminal as a principal use.
(5)
Institutional. Hospital, nursing home or institution development
consisting of 50,000 square feet or more of total floor area.
4.
Components. The Community Impact Assessment Report shall contain
the following components:
A.
Overview and Description.
(1)
A description of the proposed project, including the proposed
uses, number and sizes of buildings and lots, architectural renderings,
phasing of the project and the extent of alterations and improvements
to the site.
(2)
A statement shall be included indicating the existing and proposed
ownership of the tract and where applicable the type of ownership,
operation and maintenance proposed for open space or other areas not
under the control of a single lot owner.
(3)
A plan, drawn at a scale not exceeding one inch equals 100 feet,
shall be included with the Community Impact Assessment Report, which
shows the information required by this section.
B.
Compatibility. Demonstrate the compatibility of the proposed project
with the New Britain Township Comprehensive Plan.
C.
Visual Resources. An identification of the visual resources associated
with the tract. This includes views onto the tract from surrounding
roads and properties and views from the tract. A sufficient number
of color photographs of the tract are required to express the visual
resources. Photographs shall be properly identified or captioned and
shall be keyed to a map of the site.
D.
Physical Resources Inventory. Physical resources such as topography
and shall be described in a narrative and mapped at a scale not exceeding
one inch equals 100 feet.
(1)
The geological characteristics of the tract, including the location
and boundaries of rock formations, faults and fractures.
(2)
The hydrological characteristics of the tract, including the
following:
(3)
Surface water resources and their drainage characteristics,
including creeks, streams, ponds, lakes, springs, wetlands, watersheds,
flood-plains and man-made structures and impoundments. The existing
and proposed surface runoff from the tract shall be calculated, including
the potential development of the remainder of the watershed. The flow,
depth, capacity and quality of the receiving waters shall be investigated.
(4)
Groundwater resources, including aquifers and aquifer recharge
areas, depth to groundwater and water supply capabilities. If the
proposed subdivision and/or land development involves individual wells,
the analysis shall include the information required in this chapter.
E.
Biological Resources Inventory. Biological resources shall be characterized
in a narrative description and mapped at a scale not exceeding one
inch equals 100 feet.
(1)
The existing vegetation on the tract, including the locations
and boundaries of woodlands and forest areas, specimen trees, shrubs
and other plants and ground cover.
(2)
The existing wildlife on the tract, including their species
and habitats. This map may draw upon vegetation, hydrology and soil
maps in order to express habitat characteristics associated with terrestrial
and aquatic wildlife on the tract.
F.
Land Use and Existing Features Inventory. An identification of the
land uses and existing features on the tract and mapped at a scale
not exceeding one inch equals 100 feet.
(1)
The land cover characteristics of the tract, including paved
or other surfaces, woodland, cultivated areas, pasture, lawns, landscaped
areas, etc.
(2)
Any encumbrances on the tract, such as easements, rights-of-way
or deed restrictions.
(3)
Any existing features not part of the natural environment, including
principal and accessory buildings, roads, driveways, utility lines
and sewer and water facilities.
G.
Historic Resources Inventory. An identification of the man-made features
that are 50 or more years old, both on the tract and on adjacent properties.
All buildings, structures, routes, trails, etc., which are on the
National Register of Historic Places, the Pennsylvania Inventory of
Historic Places, the Historic American Building Survey or in the records
of the Heritage Conservancy of Bucks County shall be included. These
features shall be described in a narrative, and mapped at a scale
not exceeding one inch equals 100 feet.
H.
Community Needs Inventory. An identification of the community facility
needs associated with the users and/or residents of the proposed subdivision
and/or land development. The community needs assessment shall indicate
in narrative form the following types of services: schools, parks,
recreation areas, libraries, hospitals and other health care facilities,
fire protection, police protection, ambulance and rescue services.
The assessment will indicate the demand for these facilities and services
and the ability of the existing facilities and services to meet the
demand.
I.
Utility Needs Inventory. An identification of the utility needs associated
with the users and/or residents of the proposed subdivision and/or
land development, including a statement whether the project is within
the area to be served by public sewers under the Act 537 Plan. The
utility needs inventory shall include a narrative description of the
type of installations which will be used, including water supply,
sewage disposal, refuse disposal, storm drainage, communications and
electrical transmission; the ability of existing installations to
accommodate the demands of the future users and/or residents and the
need for additional or expanded utility installations.
J.
Transportation System Inventory. An identification of the relationship
of the transportation and circulation system needs of the proposed
project to the existing street or highway network. A discussion of
this relationship shall be in narrative form and shall indicate factors
such as methods to be used for traffic control within the tract and
at points of ingress to and egress from it and expected traffic volumes
generated from the project, including their relationship to existing
traffic volumes on existing streets for both peak hour and non-peak-hour
traffic conditions. In addition, there shall be a discussion of the
physical condition of existing streets that will service the proposed
project and what improvements are proposed to remedy any physical
deficiencies.
K.
Demographics. An identification of the demographic characteristics
related to the proposed subdivision and/or land development. The characteristics
shall be presented in narrative form, with related tables and shall
show the projected number of future users and/or residents of the
project, and their social and economic characteristics. Such information
shall be presented for buildout condition and during construction.
L.
Fiscal Impact. An identification of the economic and fiscal characteristics
associated with the proposed subdivision and/or land development.
The characteristics shall be presented in narrative form, with related
tables and shall show the fiscal impact to the costs and revenues
of the Township and the Central Bucks School District. Such information
shall be presented for buildout condition and during construction.
The analysis shall follow the methods presented in the most recent
works by the Center for Urban Policy Research of Rutgers University.
M.
Compliance with Nuisance Standards. An identification of the existing, construction related and future (after buildout) compliance with provisions of the Township Zoning Ordinance [Chapter 27], regulating noise, smoke and storage and waste disposal.
N.
Analysis of Impacts. The implications of the proposed subdivision and/or land development in terms of the type of beneficial or adverse impacts which may result and whether these impacts are short term or long term. The analysis shall discuss the impacts described in Subsections 4B through M, above, as well as the following: water quality and quantity; air quality; damage or destruction of significant plant or wildlife systems or other natural or aesthetic resources; agricultural soils; displacement of people, homes, businesses and viable farms; undesirable land use patterns or the disruption of orderly community and regional growth; health, safety, and general welfare of the public. In indicating such effects, the analysis shall state whether they are primary or secondary implications, that is, whether the beneficial or adverse impacts will have a direct or indirect influence on a particular resource, condition or characteristic.
O.
Mitigation Measures. An identification of measures to mitigate any
adverse impacts. The applicant shall submit exhibits or diagrams that
will depict the type of remedial, protective or mitigative measures
described in narrative form. The measures shall include the following:
(1)
Mitigation measures that pertain to existing procedures and
standards related to current requirements of the state, county and/or
Township, such as sedimentation control, stormwater runoff control,
water quality control and air quality control.
(2)
Mitigation measures related to impacts that may be unique to
a specific project, such as revegetation, screening, fencing, emission
control, traffic improvements, traffic control, noise control, relation
of people and/or businesses and land acquisition.
P.
Irreversible Impacts. An identification of any irreversible environmental
or community changes that would be directly or indirectly caused by
the proposed subdivision and/or land development.
