[Ord. 260, 9/17/2007]
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. The following plan review steps
represent the approach used in Wrightstown Township. The number of
plan sets to be submitted will be set by resolution of the Board of
Supervisors.
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Minor Subdivision
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Major Subdivision
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Land Development
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Pre-Application Meeting
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Recommended
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Recommended
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Recommended
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Site visit with Township
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Recommended
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Recommended
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Recommended
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Existing Resources and Site Analysis Plan (part of sketch plan,
if submitted, and preliminary plan sets)
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Required
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Required as part of plan submission
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Required as part of plan submission
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Four-Step Design Process
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Required
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Required as part of plan submission
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Required as part of plan submission
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Sketch Plan
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Recommended
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Recommended
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Recommended
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Preliminary Plan
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Not required
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Required
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Required
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Final Plan
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Required
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Required
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Required
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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 municipal 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-E. 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.
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. 260, 9/17/2007]
1.
The following procedures are to be followed for plans submitted to
Wrightstown Township. The content of the plan submissions will vary
depending on the type of plan submitted (sketch, preliminary, or final)
and are specified by the terms of this chapter.
A.
Pre-Application Meeting. It is recommended that a pre-application
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.
Applicants Shall Submit an Existing Resources and Site Analysis Plan
(ERSAP). Applicants shall submit an ERSAP, prepared in accordance
with the requirements contained in this section. The purpose of this
submission is to familiarize officials with existing conditions on
the applicant's property and within its immediate vicinity and to
provide a complete and factual reference for making a site visit.
This analysis shall be provided prior to the site visit. Contents
of the ERSAP shall be as follows:
(1)
Applicability. All applicants for preliminary or final subdivisions
or land developments shall submit the ERSAP. It is recommended that
this information be provided with pre-submission sketch plans. No
preliminary or final plan will be accepted by the Township which does
not include the ERSAP.
(2)
Review by the Township. The first item to be discussed when
the plan reaches reviewing boards and commissions shall be the ERSAPs.
No discussion of a preliminary plan shall occur until the applicants
have provided a satisfactory ERSAP meeting all requirements. The purpose
of the ERSAP is to ensure that all development in Wrightstown 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 is recommended that this plan be prepared prior to the pre-application
meeting and site visit.
(3)
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,
showing:
1)
Soils. Soils types within the site, based on maps contained
in the Soil Survey of Bucks County, Pennsylvania, United States 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, soils on floodplains boundary
and agricultural soils (Class I, II, and III and "Prime Farmland"
and "Statewide Important Farmland"). 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 on the plans and considered in the site
layout.
[Amended by Ord. 312, 3/21/2016]
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.
4)
Ridge lines and watershed boundaries.
5)
Floodplain information shall be provided in accordance with the provisions of the Floodplain Management Ordinance [Chapter 8].
[Amended by Ord. 312, 3/21/2016]
6)
Vegetative cover conditions on the property in accordance with the requirements of § 22-525, Subsection 1A, for landscape conservation and improvement plans, including areas under active cultivation, forest and woodland areas and large trees standing alone (i.e., outside of forest or woodland areas measuring six inches diameter at four feet above natural ground cover).
7)
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.
8)
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
are applicable:
i.
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.
ii.
Greater than one acre of wetlands is on-site.
iii.
Wetlands on-site are associated with a wetland
system of 10 or more contiguous acres.
iv.
On-site wetlands are adjacent to a park, wildlife
refuge or sanctuary, or other open space area managed for resource
preservation purposes.
v.
The wetlands are within a watershed determined to
be of exceptional value or high quality as defined in 25 Pa. Code,
Chapter 105.
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.
9)
Existing land uses.
10)
Historic buildings and resources.
11)
All recorded easements.
12)
Existing buildings, structures, and roads.
13)
Photographs of the site including views of the
proposed development site from all abutting public roads.
14)
Any Pennsylvania Natural Diversity Inventory sites.
15)
Reference to any areas or properties designated
as preservation areas or identified for preservation by the Wrightstown
Township Open Space Plan.
16)
Any pedestrian or equestrian trails commonly used
on the property.
17)
A view shed analysis showing the location and extent
of views into the property from public roads and from public parks
and public open space.
18)
Aerial photograph of the site - most recent available
from the Delaware Valley Regional Planning Commission, but not more
than five years old.
19)
Water resources available.
20)
Geologic formations on the proposed development
parcel, including rock outcroppings covering 25 square feet or more,
cliffs, lineaments and fault lines, based on available published information
or more detailed site data obtained by the applicant.
C.
Site Visit. After preparing the ERSAP, applicants shall arrange for
a site visit of the property by Township representatives and shall
distribute copies of site analysis plan prior to the on-site meeting.
Applicants are encouraged to accompany the Township representatives.
The purpose of the visit is to familiarize officials with the property'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). Comments made by the Township
or their staff and consultants shall be as 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. Following the site visit and prior to the first
plan submission, the applicant may meet with Township officials at
a publicly advertised meeting to discuss the findings of the site
visit and to develop a mutual understanding on the general approach
for subdividing and/or developing the property. At the discretion
of the Township, this conference may be combined with or occur during
the site visit.
E.
Four-Step Design Process. The applicant shall use the four-step design
process 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 site analysis are preserved and the areas
of secondary importance are used for development. The steps in the
four-step design process are as follows:
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Step 1: Delineation of Areas to Be Left Undisturbed. 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 pre-application
conference and the site visit shall be used to determine those areas
that should have minimal or no disturbance.
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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.
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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.
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(1)
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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.
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(2)
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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.
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(3)
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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.
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(4)
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Description and plan showing that existing natural contours
and vegetation will be respected.
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(5)
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Limits on site disturbance and resources applicable to the site
due to Zoning Ordinance requirements shall be shown.
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(6)
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Description of any historic buildings or resources on the site
and proposed efforts to preserve them.
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Step 3: Location of Structures and Alignment of Infrastructure.
Buildings, streets, trails, utilities, and stormwater management.
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(1)
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Building area shall be identified based on the areas set aside
for development.
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(2)
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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 15%.
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(3)
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Applicant shall also indicate the locations and method for providing
water supply, wastewater treatment, and stormwater management facilities
and fire suppression facilities.
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Step 4: Drawing Lot Lines. For developments where lots are proposed,
lot lines are drawn as required to delineate the boundaries of individual
lots.
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Documentation. Applicants shall be prepared to submit maps indicating
the findings of each step of the design process.
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[Ord. 260, 9/17/2007]
1.
Purpose. 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.
To encourage sketch plan submissions, the Township agrees to
not apply a change of the Zoning Ordinance that would adversely affect
the density allowed on a subdivision 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.
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 nonbinding opinion or suggest other sources that may
be able to provide guidance regarding the proposal.
E.
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 pre-application
conference, site visit, ERSAP, and the four-step design process.
(3)
Consistency with the Zoning Ordinance.
(4)
The location of all areas proposed for land disturbance (streets,
foundations, yards, wastewater disposal systems, fire suppression
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.
F.
The sketch plan, along with comments from the Planning Commission
and other agencies, 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.
L.
Streets on and adjacent to the tract.
M.
Proposed general street layout.
N.
Proposed general lot layout.
O.
Location of proposed construction.
P.
Written and graphic scale where one inch equals 100 feet or less;
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.
Floodplain information is determined in accordance with the provisions of the Floodplain Management Ordinance [Chapter 8] and appropriate location of wetlands, if any.
[Amended by Ord. 312, 3/21/2016]
T.
Schematic layout indicating a general concept for land conservation
and development.
U.
Proposed method of water supply, fire suppression systems, wastewater
disposal, and approach to stormwater management, using the requirements
for stormwater management found in this chapter.
[Ord. 260, 9/17/2007]
1.
The preliminary plan is a set of documents demonstrating compliance
with zoning provisions, showing existing features, proposed street
and lot layout, storm water 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 pre-application 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 municipal 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,
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 Wrightstown
Township Fire Marshal, and when applicable, the Pennsylvania Department
of Transportation, the Pennsylvania Department of Environmental Protection,
the local fire company, 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. 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,
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.
(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.
Nonacceptance 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 Wrightstown
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,
one inch equals 100 feet or other standard engineering scale suitable
for the specific project with prior approval of the Township Engineer.
(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 and shall include a descriptive title
on each page.
(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, which may be drawn to a
smaller scale as required.
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
systems, 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. 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, swimming pool and patio or deck 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) - Required Contents of ERSAP.
(1)
Soils. Soils types within the site, based on maps contained
in the Soil Survey of Bucks County, Pennsylvania, United States 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, soils on floodplains boundary,
hydrologic soil groups, and agricultural soils (Class I, II, III and
"Prime Farmland" and "Statewide Important Farmland"). 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.
[Amended by Ord. 312, 3/21/2016]
(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:
Fifteen percent to 25%.
Greater than 25%.
(4)
Ridge lines and watershed boundaries.
(5)
Floodplain information shall be provided in accordance with the provisions of the Floodplain Management Ordinance [Chapter 8].
[Amended by Ord. 312, 3/21/2016]
(6)
Vegetative cover conditions on the property in accordance with the requirements of § 22-525, 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 four feet above natural ground cover).
(7)
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.
(8)
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
are 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 is 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.
(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.
(9)
Existing land uses.
(10)
Historic buildings and resources.
(11)
All recorded easements.
(12)
Existing buildings, structures, and roads.
(13)
Photographs of the site including views of the proposed development
site from all abutting public roads.
(14)
Any Pennsylvania Natural Diversity Inventory sites.
(15)
Reference to any areas or properties designated as preservation
areas or identified for preservation by the Wrightstown Township Open
Space Plan.
(16)
Any pedestrian or equestrian trails commonly used on the property.
(17)
A view shed analysis showing the location and extent of views
into the property from public roads and from public parks and public
open space.
(18)
Aerial photograph of the site - most recent available from the
Delaware Valley Regional Planning Commission, but not more than five
years old.
(19)
Water resources available.
(20)
Geologic formations on the proposed development parcel, including
rock outcroppings covering 25 square feet or more, cliffs, lineaments
and fault lines, based on available published information or more
detailed site data obtained by the applicant.
K.
Stormwater Management Plan. The plan submission shall contain a stormwater management plan complying with all requirements of the stormwater management section of this chapter and the Township's Stormwater Management Ordinance [Chapter 25].
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, fire and cable, shall be shown on a utility plan. 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
| |
|---|---|---|
|
20 feet/inch
|
2 feet/inch
| |
|
40 feet/inch
|
4 feet/inch
| |
|
50 feet/inch
|
5 feet/inch
|
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 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 detailing 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) 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. 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."
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.
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 Wrightstown Township Water Ordinance attached hereto as Appendix 22-C and incorporated herein by reference. The water resources impact study shall include a hydrologic budget demonstrating that the hydrologic balance will be maintained and adequate provisions shall be made to assure that water resources are protected.
U.
Open Space Use and Management Plan. Where open space is proposed
to be part of the subdivision or land development, the plans shall
indicate the proposed ownership of the open space, a description of
the land and soil characteristics of the proposed open space (woods,
fields, farmland, wetlands, floodplain, etc.), a description of the
proposed use for the open space. Plans shall show clearly the areas
proposed to be set aside as open space. A calculation of the area
of all open spaces shall be shown on the plans. Any area which does
not meet the definition or requirements for open space shall not be
depicted as open space. The plans shall indicate in particular whether
the land is suitable for farming or is currently farmed.
V.
The preliminary plans shall show all information necessary to demonstrate
that the design standards in Part 5 are complied with. All design
standards or required improvements listed in Part 5 shall be addressed
in the preliminary plan submission.
W.
List of Waivers Requested. Any waivers or modifications requested
shall be submitted with the preliminary plan application, along with
the information required for waivers or modifications by this chapter.
X.
Copy of last recorded subdivision/land development plan which involved
the subject property, if one exists.
Y.
Documentation and specifications on the plan detailing compliance
with the requirements of this chapter for the provision of land for
recreation or payment of fee in lieu thereof.
Z.
Soil erosion and sediment control plan, in accordance with all standards
of this chapter and appendices hereto.
[Ord. 260, 9/17/2007]
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. 260, 9/17/2007]
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 all 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, 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 Wrightstown Township Fire Marshal, the local fire
company 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,
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 municipal 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. Nonacceptance 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 Wrightstown
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
| |
|---|---|---|
|
20 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 curb lines with radii at intersections.
(3)
Beginning and end of proposed construction.
(4)
Tie-ins by course and distances to intersection of all public
roads, and to include their names, roadway and right-of-way widths.
(5)
Location of all proposed property monuments with reference to
them.
(6)
Property lines and ownership of abutting properties.
(7)
Location and size of all drainage structures, sidewalks, public
utilities, lighting standards, and street name signs.
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, outfalls,
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 on-lot systems, 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 fifty-foot 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 fifty-foot 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. 260, 9/17/2007]
1.
Purpose. The purpose of the plan is to insure formal approval by
the Wrightstown Township Board of Supervisors before a plan for a
minor subdivision is recorded.
2.
A minor subdivision shall not create more than three lots. In the
event that the proposed subdivision creates more than three lots or
creates or relocates a street or other public improvement, the provisions
of this section shall not be applicable. The applicant shall be required
to comply with all requirements and procedures for major subdivisions
and land developments.
4.
Plan Submission Requirements.
A.
Drafting Standards.
(1)
The plan shall be drawn at a scale of one inch equals 50 feet,
one inch equals 100 feet or other standard engineering scale suitable
for the specific project, with prior approval of Township Engineer.
(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 and shall include a descriptive title
on each page.
(4)
Notations of revisions shall be numbered and dated. 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 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.
B.
Plan Information.
(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 including any deed restrictions and easements.
(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)
Zoning requirements, including:
(7)
Location map showing relation of site to adjoining tax map parcels,
proposed property lines and streets within 1,000 feet. Scale one inch
equals 800 feet.
(8)
North point.
(9)
Written and graphic scales for plan and location map.
(10)
Total acreage of the site (net and gross).
(11)
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.
(12)
Location of all existing and proposed property monuments.
(13)
Boundaries of all adjoining properties with tax parcel number
and names of landowners.
(14)
Streets on and adjacent to the site with legal and future rights-of-way.
(15)
Existing buildings (and their uses), driveways, wells, sanitary
sewer systems, fire suppression systems, storm drains, culverts, bridges,
utility easements, rights-of-way, drainage easements, easement of
all purposes, quarries, railroads, sewage disposal systems, underground
utilities, streams, and other significant features within 100 feet
of the property.
(16)
The proposed layout shall include:
(a)
The area for each lot and the required building envelope.
(b)
The layout and approximate dimensions, areas, and uses of lots;
building setback lines, front, rear, and side yard lines.
(c)
Provide typical lot development plan showing general layout
of building (footprint), septic area, swimming pools, driveway and
patio or deck area for each type of dwelling unit proposed, demonstrating
that each lot is capable of development while meeting the Zoning Ordinance
and resource protection requirements.
(d)
Rights-of-way and/or easements for all drainage, utilities,
or other purposes.
(e)
Monuments.
(17)
Contour lines measured at vertical intervals of two feet. Such
slopes shall be determined by on-site survey, not interpolation of
U.S.G.S. maps.
(18)
Floodplain information shall be provided in accordance with the provisions of the Floodplain Management Ordinance [Chapter 8]. The location of wetlands, if any, shall be shown as well.
[Amended by Ord. 312, 3/21/2016]
(20)
Areas under active cultivation and agricultural soil areas,
indicating Class I — III and "Prime Farmland" and "Statewide
Important Farmland."
(21)
Forest or Woodland Areas. Other vegetation, including hedgerows
and roadside vegetation.
(22)
Streams, watercourses, waters of the commonwealth, waters of
the U.S.
(23)
Natural drainage of site.
(24)
Wetlands.
5.
Other Plans and Documentation Required.
A.
Sedimentation and erosion control plan pursuant to the Clean Streams Law, P.L. 1987, and in accordance with standards and requirements of DEP and the Bucks County Conservation District, and Appendix 22-A if applicable.[1]
[1]
Editor's Note: Appendix 22-A is included as an attachment to this chapter.
B.
Stormwater management plan, showing all elements required by the stormwater management section of this chapter and Appendix 22-B, if applicable.[2]
[2]
Editor's Note: Appendix 22-B is included as an attachment to this chapter.
C.
Grading Plan. Site and lot grading plans and such additional drawings as required detailing the construction of all proposed subdivisions and land developments. Grading for utilities and utility installation shall be shown in accordance with Appendix 22-A, if applicable.
D.
Wastewater Disposal Systems/Sewage Facilities Planning Modules.
(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 (DEP), as required by 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 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.
[Ord. 260, 9/17/2007]
1.
The developer shall furnish the Township with two mylar and six paper
prints of the final record plan; and pay all costs for the Clerk of
the Bucks County Court of Common Pleas on the petition and resolution
of the Board of Supervisors to said Court for its approval of the
acceptance of the required improvements.
A.
The final record plan shall be a clear and legible black line print
and shall be an exact copy of the approved final plan on a sheet of
the size required for final plans.
B.
The following information shall appear on the record plan, in addition
to the information required in Part 4 for the final plan and minor
subdivisions:
2.
The final record plan shall bear such acknowledgments and certifications as follows, in a format compliant with Appendix 22-F of this chapter.[1]
A.
The surveyor who prepared the plan.
B.
The designer engineer of the project.
C.
The owner or owners of the land. If the owner of the land is a corporation,
the signatures of the president and secretary of the corporation shall
appear.
D.
The signature of the notary public, or other qualified officer, acknowledging
the owner's statement of intent.
E.
The signature of the Township Engineer.
F.
A certification by the Bucks County Planning Commission acknowledging
their review.
G.
The signature of the Chair of the Wrightstown Planning Commission.
H.
The signature of the Chair and Secretary of the Board of Supervisors.
[1]
Editor's Note: Appendix 22-F is included as an attachment to this chapter.
3.
In the event that the final record plan consists of several sheets,
the final record plan shall bear signature blocks in the same location
on each sheet. All signatures shall be in black ink.
4.
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.
5.
The Township shall be responsible for recording the plans.
6.
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.
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 (subject to acceptance by the Board
of Supervisors).
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. 260, 9/17/2007]
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. 260, 9/17/2007]
All plan submissions shall be made in both paper form and digital
form, in a medium determined by the Township.
