A. 
Purpose. A sketch plan is an optional submission. It is offered to give the applicant an opportunity to consult early and informally in the plan preparation phase with the municipality and Bucks County Planning Commission. The purpose of this submission is to allow the municipality and applicant opportunity to discuss lot layout, street layout, location of buildings, arrangement and location of open space, etc., before detailed engineering is done. The municipality may comment on not only whether the sketch plan meets the objectives of Township ordinances, but also if they feel it is consistent with sound planning and design principles. It is not intended in any way to replace the preliminary plan, but rather to give the applicant guidance in preparing the much more detailed preliminary plan. Recommendations and comments made by the Township in response to sketch plan submission shall in no way be regarded as an official approval, nor shall such action grant any legal rights to the applicant or immunity from full compliance with requirements and procedures set forth for preliminary and final plans.
B. 
Data furnished in a sketch plan shall be at the discretion of the subdivider but is suggested to include the following:
(1) 
Tax map parcel number of property involved.
(2) 
Tract boundaries and total acreage.
(3) 
Location map, with zoning district boundaries.
(4) 
North point.
(5) 
Streets on and adjacent to the tract.
(6) 
Significant topographical, geological, and physical features including, but not limited to, floodplains, steep slopes, boulders, wetlands, etc., which may impact or limit the proposed use of the property.
(7) 
Existing road/utility and other easements and rights-of-way.
(8) 
Proposed general street layout.
(9) 
Proposed general lot layout, including location of open space and other preservation areas.
(10) 
Existing zoning requirements of the tract and a description of surrounding landscape.
C. 
A subdivision sketch plan should be drawn to scale although precise dimensions are not required.
A. 
Purpose. The purpose of this section is to provide an expeditious means of subdivision approval for lot line adjustments and minor subdivisions. A lot line adjustment involves relocation of one or more existing boundary line(s) between two adjacent lots, or the shifting of boundary lines to increase the area of an existing lot; provided, however, that the lot line adjustment results in the same number or fewer lots than existed prior to the lot line adjustment.
B. 
Plan preparation.
(1) 
The plan shall be drawn at a scale of one inch equals 50 feet or one inch equals 100 feet.
(2) 
Dimensions shall be set forth in feet and decimal parts thereof and bearings in degrees, minutes and seconds.
(3) 
Each sheet shall be numbered and shall show its relationship to the total number of sheets.
(4) 
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.
(5) 
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) 
Plan shall be on sheets either 18 inches by 24 inches or 24 inches by 36 inches. All plan sheets shall be of the same size. All lettering shall be so drawn as to be legible if the plan should be reduced to half size.
(8) 
Plan shall be provided in digital format to be imported/compared with Township GIS system.
C. 
General information. Plan shall show or be accompanied by the following information:
(1) 
Name of subdivision.
(2) 
Name and address of owner of record and applicant.
(3) 
Name and address of the firm which prepared the plan, and professional seal of the individual certifying the accuracy of the plan and compliance with applicable standards.
(4) 
Date of preparation of the plan, a descriptive list of revisions to the plan, and the revision dates.
(5) 
Tax parcel numbers, deed book and page numbers of properties involved including any deed restrictions to the property and recorded plan book and page number for previously recorded subdivisions. A copy of the current deed(s) for the tract shall be submitted with the plan.
(6) 
Zoning requirements including, but not limited to, the following:
(a) 
Applicable district.
(b) 
Lot size and yard requirements.
(c) 
Natural resource protection standards.
(d) 
Copy of order indicating any variances or special exceptions granted.
(7) 
Location map showing relation of site to adjoining properties, proposed property lines, streets, and zoning district boundaries within 1,000 feet; at a scale of 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); proposed lot sizes (net and gross); area of ultimate right-of-way; and in the case of lot line adjustments, area being conveyed, and a summary of pre/post development areas of lots involved.
(11) 
Tract boundary of all parcels involved (as determined by field survey).
(12) 
Both existing and proposed property lines, including bearing and distance information.
(13) 
Streets on and adjacent to the site with legal and future rights-of-way.
(14) 
All existing buildings/structures (temporary or permanent; and their uses), driveways, wells, sewer systems, utility easements, utility poles (with ownership and pole number I.D. certification), etc., within 100 feet of the site boundary.
(15) 
Monuments existing and proposed.
(16) 
USGS contours.
D. 
In addition to requirements of subsections B and C above, minor subdivision plans shall show or be accompanied by the following information:
(1) 
Soil types within the site based on maps contained in the Soil Survey of Bucks County, Pennsylvania, U.S. Department of Agriculture, Natural Resource Conservation Service 2002 Report. A table shall indicate each soil's limitations for community development.
(2) 
Contour lines measured at vertical intervals of two feet. Contour lines shall be determined by on-site survey, not interpretation of USGS maps. At a minimum, contours shall be established at location of proposed driveways, dwellings, septic systems and other areas of development as deemed necessary by the Township.
(3) 
Datum to which contour elevations refer. Benchmark shall be identified.
(4) 
Existing vegetation including wooded areas, large trees over six-inch caliper standing alone, and other significant vegetation limits of trees/vegetation to be removed/preserved.
(5) 
Planning modules for land development as required by Chapter 71 of the Pennsylvania Sewage Facilities Act [25 Pa. Code § 71.1 et seq.].
(6) 
Proposed improvements including buildings (and their uses), driveways, sewer lines, storm drains, culverts, street improvements, grading, and other requirements of this chapter.
(7) 
Soil erosion and sedimentation control plan prepared in accordance with § 196-518 of this chapter.
(8) 
Existing features as may be required by § 196-403.D when deemed necessary by the Township.
(9) 
Natural resource protection areas as required by § 234-36 of the Zoning Ordinance [Chapter 234].
[Amended 6-17-2008 by Ord. No. 135]
A. 
Purpose. The purpose of the preliminary plan is to enable the Township to examine proposals for compliance with zoning, subdivision and land development, and other Township ordinances. Preliminary plans are required for all land developments and major subdivisions.
B. 
Plan preparation.
(1) 
The preliminary plan shall be at a scale of not more than 50 feet to the inch.
(2) 
Plan and profile views shall be drawn at a scale of one inch equals 50 feet and one inch equals five feet respectively. Horizontal and vertical scales of one inch equals 20 feet and one inch equals two feet shall be permitted when greater detail is required as deemed necessary by the Township Engineer.
(3) 
Enlarged details of special features, intersections, drainage facilities, etc., shall be drawn at a scale of one inch equals 20 feet, or one inch equals 10 feet.
(4) 
Sheet sizes shall be either 18 inches by 24 inches or 24 inches by 36 inches.
(5) 
All sheets shall be the same size and be numbered relative to the total number of sheets (i.e., 1 of 4, etc.) If a new sheet is added, all sheets shall be appropriately renumbered. Use of letters to denote new sheets (i.e., Sheet 1A of 4) shall not be permitted.
(6) 
Where two or more sheets are required to show the entire tract, a reduced scale key plan shall be included to show how the sheets correspond.
(7) 
A reduced scale plan of the entire site at a scale greater than 50 feet to the inch may be required in cases where it will facilitate the review process.
(8) 
Plan shall be so prepared and bear an adequate legend to clearly indicate which features are existing and which are proposed.
(9) 
Site outboundary shall be shown as solid heavy line.
(10) 
Plan shall be provided in digital format to be imported/compared with Township GIS system.
C. 
General information. All preliminary plans shall show the following general information.
(1) 
Proposed subdivision or land development name or identifying title. Name shall not duplicate an approved plan or plan submitted for review.
(2) 
Name(s) and address(es) of the owner(s) of the property, including reference to deed book, volume and page of current legal owner.
(3) 
Name and address of applicant.
(4) 
Name and address of the firm which prepared the plan, and professional seal of the individual certifying its accuracy and compliance with applicable standards.
(5) 
Date of preparation of the plan and a descriptive list of revisions to the plan, and the revision dates.
(6) 
North point.
(7) 
Location map showing the relationship of the site to adjoining properties, proposed property lines, zoning district boundaries, and streets within 1,000 feet. Scale of the location map shall be one inch equals 800 feet.
(8) 
Written and graphic scales for plan and location map.
(9) 
Tract boundary with bearing and distance information.
(10) 
Tax map parcel number(s) of parcels which comprise the subdivision or land development, deed book and page numbers of the properties involved including deed restrictions to the property, recorded plan book, and page number for the previously recorded subdivision (if any). A copy of the current deed(s) for the tract shall be submitted with the plan.
(11) 
Zoning requirements including the following where applicable:
(a) 
Zoning district; and district boundaries if within 500 feet of the site boundary.
(b) 
Lot size and yard requirements.
(c) 
Variances or special exceptions granted.
(d) 
Buffer yard requirements.
(e) 
Site capacity calculations.
(f) 
Inventory of all natural resources, natural resource protection rates, allowable disturbance to each resource, and proposed disturbance to each resource.
(g) 
Parking requirements.
(h) 
Proposed use including zoning ordinance designation (i.e., Use B-1, Single-Family Detached).
(i) 
Allowable and proposed density.
(j) 
Impervious surface area ratio, allowable impervious ratio and tabulation of proposed impervious area.
(k) 
Dwelling unit mix.
(12) 
Tax map parcel number and names of current owners of immediately adjacent lands.
(13) 
Total acreage of the site (net and gross) and number of proposed lots and/or dwelling units, or gross leasable floor area.
(14) 
Statement identifying existing and proposed method of sewage disposal and water service. If public, name of agency providing service.
(15) 
Statements regarding maintenance responsibilities of permanent stormwater management control facilities, swales, drainageways, and open space areas.
D. 
Existing features plan. Within the tract proposed for subdivision and/or land development, and within 100 feet of the tract boundaries, the following information shall be shown on the preliminary plan:
(1) 
All existing property lines of site if currently containing several smaller parcels.
(2) 
All property and easement boundaries defined by bearing and distance information.
(3) 
Total width of streets and alleys; names of streets and alleys; total width of legal rights-of-way and ultimate rights-of-way. Half widths of streets and alleys shall be dimensioned as measured from physical center line to legal and ultimate rights-of-way.
(4) 
Buildings (and their uses), driveways, wells, sewer systems, pipelines, underground and/or above ground storage tanks, pools, fences, silos, water systems, fire hydrants, valves, towers, etc., within 100 feet of the site boundary.
(5) 
Location of all underground and overhead utilities including utility poles with identification information/numbers and streetlights.
(6) 
Contour lines measured at vertical intervals of two feet. Contour lines shall be determined by on-site survey, not interpretation of USGS maps. Location of survey benchmark shall be noted. Benchmark shall be based on USGS datum reference points or sewer manhole datum (whichever is more accessible relative to location to site). Assumed benchmark elevations and arbitrary control points will not be acceptable unless approved by the Township Engineer.
(7) 
Monumentation and pins within and along site outboundary, rights-of-way, easements, etc.
(8) 
Soil types within the site based on maps contained in the Soil Survey of Bucks County, Pennsylvania, U.S. Department of Agriculture, Natural Resource Conservation Service 2002 Report. Summary table shall be included on the plan listing:
(a) 
Soils limitations for community development.
(b) 
Hydric soils. Soils shall be defined as hydric if listed within U.S. Department of Agriculture, Soil Conservation Service "Hydric Soils of the State of Pennsylvania, 1985," as amended.
(c) 
Floodplain soils.
(d) 
Prime agriculture soils.
(9) 
Area of vegetation including wooded areas and large trees over six-inch caliper standing alone. Areas of scrub growth with an understory height of at least four feet shall be delineated independently of wooded areas.
(10) 
Watercourses, storm sewers, culverts, bridges, or any other significant drainage features and facilities with associated inverts, pipe/culvert sizes, material, and lengths, and all applicable dimensional information.
(11) 
Floodplain areas or districts including information on one-hundred-year flood elevations. FEMA cross sections and elevations shall be utilized to delineate floodplain boundary where detailed study information is available. Where detailed study information is not available, one-hundred-year flood elevations shall be calculated utilizing HEC I computations to generate flow information and HEC II computations to calculate water surface elevations. Structures culverts, obstructions, bridges or any other significant feature within 500 feet downstream of the site shall be included within the study to account for potential backwater affects. Basins, ponds, flood control facilities or any other significant drainage facility within upstream tributary area shall be included in the study. Use of TR-55 "Urban Hydrology for Small Watersheds," United States Department of Agriculture, Soil Conservation Service, will be an acceptable alternate method for calculating one-hundred-year flow rates. Use of other methods must be approved by the Township Engineer.
(12) 
Utility, private and/or public easements, and purposes for which the easements have been established with all applicable restrictions and/or covenants.
(13) 
Wetlands, ponds, lakes with total area of coverage listed. List of soil consultants qualifications must be submitted with a certification as to accuracy of the delineation. Certification must properly reference plan by title, date and parcel number.
(14) 
Steep slopes shall be independently mapped by shading for the following ranges:
(a) 
Fifteen percent to 24%.
(b) 
Twenty-five percent to 30%.
(c) 
Over 30%.
(15) 
Pre-developed drainage boundaries with associated areas, time of concentration paths, and runoff factors.
(16) 
Other areas of special interest, such as landfill areas, quarries, marshy areas, springs, and areas subject to inundation, shall be shown.
E. 
Site improvement plan. A site improvement plan shall be prepared and include the following proposed improvements:
(1) 
General lot layout, setbacks, easement and right-of-way boundaries.
(2) 
Location of dwellings and structures including exterior dimensions, first floor elevation, and garage floor elevation.
(3) 
Sanitary and storm sewer layout, pipe lengths, size, material, slopes, inverts, and grate/manhole elevations.
(4) 
Location of water mains and fire hydrants, electric and gas utilities.
(5) 
Streets, curbs, sidewalks, pedestrian ramps, pedestrian/bike paths, recreational facilities.
(6) 
Street and alley widths.
(7) 
Driveway locations.
(8) 
Intersections.
(9) 
Cartway widening improvements and appropriate dimensions from existing roadway center lines.
(10) 
Existing and proposed sight distances at existing and/or proposed intersections. Sight distances shall be determined in accordance with 67 Pa. Code, Chapter 441.
(11) 
Clear sight triangles at proposed and existing intersections.
(12) 
Parking areas, parking stalls, aisles, and associated dimensions.
(13) 
Curb and cul-de-sac radii.
(14) 
Culverts, bridges, basins, and any other significant drainage facility.
(15) 
Street signage.
(16) 
Phasing of improvements where applicable. Phasing plan should provide adequate information to verify each phase shall function independently.
F. 
Grading plan. Grading plan shall include the following:
(1) 
General site layout, property lines, easement boundaries, structures, streets, curbs, sidewalks, etc.
(2) 
First floor elevation and garage floor elevation of all existing and proposed buildings.
(3) 
Existing and proposed contours.
(4) 
Bottom and top of curb elevations around curb returns at intersection, and turnaround area on cul-de-sac streets.
(5) 
General layout of storm sewer.
(6) 
Grate elevations of storm sewer inlets.
(7) 
Rim elevations of manholes.
G. 
Drainage plan. Drainage plan shall include the following:
(1) 
General site layout of streets, buildings, sidewalk and curb, and storm sewer.
(2) 
Post development drainage boundaries with associated areas, time of concentration, flow path and runoff factors listed.
(3) 
Existing contours.
(4) 
Proposed grading.
(5) 
Required stage/storage chart for detention basins.
(6) 
Discharge location of all roof drains and sump pump lines.
H. 
Erosion and sedimentation control plan. Erosion and sedimentation control plan shall be prepared in accordance with applicable provisions of 25 Pa. Code, Chapter 102, "Erosion Control," DEP Erosion and Sediment Pollution Control Program Manual, Erosion and Sedimentation Pollution Control Plan Guide for Small Projects, (as published by the Southeast Pennsylvania Association of Conservation Districts), and Special Protection Waters Implementation Handbook, and in accordance with § 196-518 of this chapter.
I. 
Recreation, landscaping and lighting plan. Landscaping and lighting plan shall include the following existing and proposed features:
(1) 
General lot layout and setbacks, easement and right-of-way boundaries.
(2) 
Location of driveways, structures, curb and sidewalk.
(3) 
Layout of sanitary sewer, associated laterals, storm sewer, water, electric and gas utilities.
(4) 
Proposed tree and planting locations coordinated with underground utilities maintaining required horizontal separation distances.
(5) 
Location of proposed fencing outside of the dripline of trees intended to be saved in construction areas.
(6) 
Location of parking area lighting, driveway lamp posts, and street light fixtures with radial extent of illumination in form of isolux contours in units of horizontal foot candles (HFC). Isolux lines shall be in increments of 0.5 HFC.
(7) 
Buffer yards with applicable yard widths dimensioned.
(8) 
Proposed layout and design of recreational facilities and buffering for same.
(9) 
Landscape planting selection and design shall be completed by a registered landscape architect for major subdivisions and land developments.
(10) 
Detail specifications for light fixture type, illumination and mounting height.
J. 
Plan and profiles. Plan and profiles shall be prepared for all streets and utilities where improvements are proposed or are being extended from existing facilities; and shall include the following:
(1) 
Profiles shall include at a minimum the following:
(a) 
Existing and proposed ground elevations and profile.
(b) 
Proposed profile of ground and/or street.
(c) 
All applicable vertical curve data for streets.
(d) 
Sight distance requirements.
(e) 
Sanitary sewer, storm drainage, and water service facilities; vertical separation distances at utility crossings, and encasements; inverts of pipes at crossing locations.
(f) 
All utility and storm pipe sizes, materials, slopes, inverts and lengths.
(g) 
Inlet and manhole inverts, rim and grate elevations; top of wall elevations for endwalls and headwalls.
(h) 
Center-line stationing along profile.
(i) 
Profiles for streets shall follow roadway center lines.
(j) 
Stationing of sanitary sewer laterals and inverts for same.
(k) 
Manhole and inlet numbering corresponding to profile view.
(l) 
Profiles along existing streets for areas of cartway widening shall include existing edge of road profile and bottom of curb profile.
(2) 
Plan views shall include at a minimum the following:
(a) 
Right-of-way and easement boundaries.
(b) 
Dimensioning of street widths.
(c) 
Location of curb, sidewalk, driveway entrances and pedestrian ramps.
(d) 
Center-line stationing along streets.
(e) 
Location of all sanitary sewer mains and laterals, storm sewers, roof drains and sump pump leaders, water mains and gas mains.
(f) 
Manhole and inlet numbering corresponding to profile view.
(g) 
Location of street and regulatory signs.
(h) 
Proposed contours within limits of right-of-way boundaries.
(i) 
Top and bottom of curb elevations at ends of returns; and centrally along returns, at intersections and other critical locations as deemed necessary by Township Engineer.
(j) 
Plan views of improvements along existing streets shall include existing center line and edge of road spot elevations every 25 linear feet.
K. 
Construction details plan. The construction details plan shall include, but not be limited to, the following general construction details:
(1) 
Roadway/widening construction.
(2) 
Utilities installation, bedding and backfill.
(3) 
Storm sewer installation, bedding and backfill.
(4) 
Sanitary sewer installation, bedding and backfill.
(5) 
Basin construction.
(6) 
Traffic control.
(7) 
Miscellaneous erosion and sedimentation control details.
(8) 
Sidewalk and curb installation specifications.
(9) 
Right-of-way and easement restoration.
(10) 
Special structures.
(11) 
Miscellaneous drainage swale design information.
(12) 
Fencing details.
(13) 
Any other details as deemed necessary by the Township and/or Township Engineer.
L. 
Additional documentation. The following information shall be submitted with the preliminary plan where applicable:
(1) 
Narrative summary of proposed development prepared pursuant to § 196-410.
(2) 
Traffic impact study prepared pursuant to § 196-406.
(3) 
Sewage facilities planning modules prepared pursuant to § 196-407.
(4) 
All information required by Article XIV of Chapter 234 of the Township's Code of Ordinances pertaining to water resources impact studies, water well information, and other water-supply-related requirements.
[Amended 9-21-2023 by Ord. No. 174]
(5) 
Stormwater management analysis prepared pursuant to Stormwater Management Ord. No. 106 [Chapter 190] as amended.
(6) 
A statement describing the manner in which the developer shall advise each prospective purchaser of a residential lot or unit of the existence and location of certain conditions impacting on the purchased property including:
(a) 
Location and type of adjacent open space or recreational facilities.
(b) 
Location and type of any stormwater management easements.
(c) 
All utility and other drainage easements.
(d) 
Any deed restrictions and/or restrictive covenants established on the lot during the course of the subdivision approval process.
(e) 
Any streetlight or fire hydrant assessments by any municipal entity.
(f) 
Such other information as directed by the Township.
M. 
Notice of preliminary plan. For all subdivisions and all land developments, notice of filing of preliminary plan shall be given by the applicant to all surrounding landowners of record, as follows:
(1) 
Proof of notice shall be given at the time of application and shall be by certified letter to each abutting landowner of record.
(2) 
The foregoing letter shall identify the following:
(a) 
Date of application.
(b) 
Record owner of the tract to be developed.
(c) 
The location of the tract to be developed indicating street address, zoning district and tax map parcel number.
(d) 
Description of proposed development including use, number of lots, size of buildings (nonresidential), and access.
(e) 
Property owners to be notified shall include:
[1] 
Minor subdivisions: adjoining properties.
[2] 
Subdivisions of three to nine lots: properties within 500 feet.
[3] 
Subdivisions of 10 or more lots: properties within 1,000 feet.
[4] 
Land developments: properties within 750 feet.
A. 
Upon completion of all conditions of preliminary and final plan approval, applicants shall submit two clear and legible blue or black line prints on four mil Diazo mylar, five paper prints of the record plan of subdivision and/or land development including all sheets of the plan set, and plan information in digital format.
B. 
Drafting standards. The standards required for a record plan shall be the standards outlined in §§ 196-402 and 196-403.
C. 
All plans must be acknowledged with a raised notary seal affixed; raised seal of registered engineer and/or surveyor responsible for the plan; and raised seal of architect and/or landscape architect who collaborated in the preparation of the plan; and if the applicant is a corporation, a raised corporate seal. All plans must be approved by the Board of Supervisors together with the raised official seal.
D. 
General information. The general information required for a record plan shall be the general information required by §§ 196-402 and 196-403.
E. 
Existing features. The existing features required to be shown on a record plan shall be the existing features required by §§ 196-402 and 196-403.
F. 
Proposed improvements. Proposed improvements as required by §§ 196-402 and 196-403 shall be included on the record plan.
G. 
Notes and certificates. The record plan must include the required notes and certificates:
(1) 
On all applications where improvement construction plans are required, the following note shall appear on the record plan: "Sheets 2 through ___ inclusive, on record at the Township, shall be considered a part of the approved final plan as if recorded with same." These shall be listed by sheet number and title on the record plan.
(2) 
The signature of the registered engineer and/or surveyor certifying that the plan represents a survey made by him; that any existing monumentation shown thereon exists as located; and the dimensional and geodetic details are correct.
(3) 
An acknowledgment as follows:
(a) 
Where the owner(s) are individuals, all shall join as follows:
Commonwealth of Pennsylvania:
Signature of Owner
SS.
County of Bucks
On the _____ day of __________, 20 _____, before me the subscriber, a Notary Public of the Commonwealth of Pennsylvania, residing in _________ personally appeared (name(s) of all owners), known to me (or satisfactorily proven) to be the persons whose name(s) (is/are) subscribed to the foregoing plan, and acknowledge that (he/she/they)(is/are) the registered owner(s) of the designated plan, that all necessary approvals of the plan have been obtained and is endorsed thereon, and that (he/she/they) desire that the foregoing plan be recorded according to law.
Witness my hand and notarial seal, the day and year aforesaid.
Notary Public
My Commission Expires
(SEAL)
(b) 
Where the owner is a corporation:
Commonwealth of Pennsylvania
SS.
County of Bucks
On the _____ day of _________, 20 _____, before me the subscriber, a Notary Public of the Commonwealth of Pennsylvania, residing in __________ personally appeared (name of officer of corporation), who acknowledged (himself/herself) to be the (president/secretary) of (name of the corporation), a corporation, and that as such (president or secretary), being authorized to do so, (he/she) executed the foregoing plan by signing that the said corporation is the registered owner of the designated land, that all necessary approvals of the plan have been obtained and is endorsed thereon, and that (he/she/they) desire that the foregoing plan be recorded according to law.
Witness my hand and notarial seal, the day and year aforesaid.
Notary Public
My Commission Expires
(SEAL)
(4) 
Approved notation by the Township shall be as follows:
Approved by the Board of Supervisors of the Township of Nockamixon this ____ day of __________, 20 _____.
(5) 
Township Planning Commission notations:
Recommended for approval by the Nockamixon Township Planning Commission this _____ day of __________, 20 _____.
(6) 
Bucks County Planning Commission notation:
BCPC No. _____________________
PROCESSED AND REVIEWED. Report prepared by the Bucks County Planning Commission in accordance with the Municipalities Planning Code.
Certified this date ________________
Executive Director, Bucks County Planning Commission
(7) 
Recording notation:
Recorded in the office of the Recorder of Deeds, Bucks County, Pennsylvania in Plan Book _____ Page _____ on the _____ day of __________, 20 _____.
(8) 
Signatures to appear on plan. The following signatures shall be placed directly on the plan in black ink:
(a) 
The owner or owners of the land. If the owner of the land is a corporation, the signatures of the president and secretary and the corporate seal shall appear.
(b) 
The notary public acknowledging the owner's statement of intent.
(c) 
The licensed engineer and/or surveyor who prepared the plan. If an architect and/or a landscape architect collaborated in the preparation of the plan, his signature and seal shall also appear.
(d) 
The Bucks County Planning Commission.
(e) 
The Planning Commission of Nockamixon Township.
(f) 
The Supervisors of Nockamixon Township.
Upon completion of public improvements (prior to acceptance of same by the Board of Supervisors in accordance with provisions set forth in Article VI of this chapter), the subdivider or developer will furnish the Township with as-built plans for all utilities, roads, and stormwater management facilities. As-built plans for detention/retention basins and/or underground storage facilities utilized to control stormwater discharge must be prepared and submitted to the Township Engineer for review immediately upon completion of rough grading to verify required stage/storage capacity. As-built plans for these facilities must be reviewed for compliance with stormwater management plan design requirements prior to any additional site work. As-built plans shall contain information listed in Appendix "D."
A. 
Purpose. The traffic impact study will enable Nockamixon Township to assess the impact of the proposed development on the transportation system, both highways and public transportation, in the Township. Purpose of the impact study is to insure that proposed developments do not adversely affect the transportation network and to identify any traffic problems associated with access between the site and the existing transportation network. The study's purpose is also to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development. The study shall assist in the protection of air quality, conservation of energy and encouragement of public transportation use.
B. 
Traffic impact study shall be prepared by a qualified traffic engineer and/or transportation planner with previous traffic study experience. Procedures and standards for the traffic impact study are set forth herein. Applicant may provide funds to the Township which may hire a traffic engineer of its choice to conduct the study, if this procedure is deemed appropriate by the Township.
C. 
Applicability. A traffic impact study shall be submitted for all subdivisions and land developments that meet one or more of the following criteria:
(1) 
Residential. Fifty or more dwelling units or lots.
(2) 
Nonresidential subdivision. Ten lots or more.
(3) 
Commercial. A commercial building or buildings consisting of 25,000 square feet or more of gross floor space (total floor area on all floors within the exterior walls of the building).
(4) 
Office. A development consisting of 25,000 square feet or more of gross floor space.
(5) 
Industrial. An industrial development consisting of 50,000 square feet or more of gross floor area, or having more than 75 employees (immediately or future) or with an expected daily traffic flow of more than 150 vehicle trips per day.
(6) 
Institutional. Any medical, educational or institutional development consisting of 25,000 square feet or more of gross floor area.
The Nockamixon Township Board of Supervisors, at its discretion, may require any other subdivision or land development application to be accompanied by a traffic impact study; provided, however, that the Supervisors notify the applicant within 60 days following the Planning Commission's first meeting to consider the proposal. Such a notification shall specify the reason for the requirement, citing the proposal's particular location or existing problems or type of use (i.e., generation of heavy truck traffic).
D. 
Definitions.
(1) 
Public Transportation. Transportation service for the general public provided by a common carrier of passengers generally on a regular route basis, or a private operator offering service to the public.
(2) 
Study Area. This area will extend approximately 1/2 mile along the adjacent roadways in both directions from all access points or the first major intersection along these roadways. Where doubt exists, the traffic engineer shall seek guidance from the Township Board of Supervisors prior to the submission of the traffic impact study.
(3) 
Major Intersection. Any intersection where traffic generated by the proposal will have a significant impact on the operation of the intersection and/or any other intersection involving an arterial road. Where doubt exists, the transportation engineer shall seek guidance from the Board of Supervisors prior to the submission of the traffic impact study.
(4) 
Volume/Capacity Analysis. This procedure compares the volume of a roadway or intersection approach to its capacity (maximum number of vehicles that can pass a given point during a given time period.) The procedures described in the 1985 Highway Capacity Manual, Highway Research Board Special Report 209, shall be followed.
(5) 
Level of Service. Level of service, as described in the 1985 Highway Capacity Manual, indicates how well traffic moves on a particular highway facility or through a specific intersection. There are six levels of servicing ranging from "A" through "F." Level of service "A" indicates generally free movement. Level of service "E" represents maximum capacity of the facility. Level "F" indicates congestion. Level of service "C" is considered the design level of service, representing a stable traffic flow and a relatively satisfactory travel speed.
(6) 
Trip Generation Rates. The total count of trips to and from a study site per unit of land use as measured by parameters such as dwelling units, acres, etc.
(7) 
Warrants for Traffic Signal Installation. This is a series of warrants which detail the minimum traffic or pedestrian volumes or other criteria necessary for the installation of a traffic signal. These warrants are contained in the Manual on Uniform Traffic Control Devices for Streets and Highways, U.S. Department of Transportation, Federal Highway Administration, 1988, as amended, or the most recent version, whichever is later.
(8) 
Engineering and traffic studies shall be prepared in accordance with Title 67 [Pa. Code], Chapter 201, "Engineering and Traffic Studies."
E. 
General requirements and standards. A traffic impact study shall contain the following information:
(1) 
General site description. The site description shall include the size, location, proposed land uses, construction staging and completion date of the proposed subdivision or land development. If the development is residential, types of dwelling units, shall also be included. A brief description of other major existing and proposed developments within the study area shall be provided. The general site description shall also include probable socioeconomic characteristics of potential site users to the extent that they may affect the transportation needs of the site (i.e., number of senior citizens).
(2) 
Transportation facilities description. The description shall contain a full documentation of the proposed internal and existing external transportation system. This description shall include proposed internal vehicular, bicycle and pedestrian circulation, all proposed ingress and egress locations, all internal roadway widths and rights-of-way, parking conditions, traffic channelizations and any traffic signals or other intersection control devices at all intersections within the site.
The report shall describe the entire external roadway system within the study area and include discussion of existing design deficiencies and potential safety hazards. Major intersections in the study area shall be identified and sketched. All existing and proposed public transportation services and facilities within a one-mile radius of the site shall also be documented. Report shall include review and discussion of all available accident reports within the study area during the prior three years. All future highway improvements, including proposed construction and traffic signalization, shall be noted. This information shall be obtained from the twelve-year Highway Capital Program for the Delaware Valley Region and from the Pennsylvania Department of Transportation. Any proposed roadway improvements due to proposed surrounding developments shall be recorded.
(3) 
Existing traffic conditions. Existing traffic conditions shall be measured and documented for all roadways and intersections in the study area. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic, and peak development generated hour(s), and documentation shall be included in the report. A volume/capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location using the 1985 Highway Capacity Manual methodology.
(4) 
Transportation impact of the development. Estimation of vehicular trips to result from the proposal shall be completed for the average daily peak highway hour(s) and peak development-generated hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from Trip Generation, An Informational Report, Sixth Edition, Institute of Transportation Engineers, 1997 (as amended). These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated, and the reference source(s) methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the study area and assigned to the existing roadways and intersections throughout the study area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause particular trip generation problems shall be noted.
(5) 
Analysis of transportation impact. The total future traffic demand shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year (using an annual background traffic growth rate available), the development-generated traffic, and the traffic generated by other proposed developments in the study area. A second/volume capacity analysis shall be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculations for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) and peak development-generated hour(s) for all roadways and major intersections in the study area. Level of service calculations shall be completed for all major intersections. It is usually at these locations that capacity is most restricted.
All access points and pedestrian crossings shall be examined as to the feasibility of installing traffic signals. This evaluation shall compare the projected traffic and pedestrian volumes to the warrants for traffic signal installation.
(6) 
Conclusions and recommended improvements. Levels of service for all roadways and intersections shall be listed. All roadways and/or intersections showing a level of service below "C" shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include, but not be limited to, the following elements: internal circulation design, site access location and design, external roadway and intersection design/safety improvements, traffic signal installation and operation including signal timing, and transit design improvements. All physical roadway improvements shall be shown in sketches.
Existing and/or future public transportation service shall also be addressed. A listing of all actions to be undertaken to increase present public transportation usage and improve service, if applicable shall be included. An analysis based on the guidelines contained in the Bucks County Transportation Study, Phase I Report, shall be undertaken to indicate whether or not future public transportation service should be provided to the development.
The listing of recommended improvements for both roadways and transit shall include, for each improvement, the party responsible for the improvement, the cost and funding of the improvement and the completion date for the improvement.
F. 
Time of submission. The traffic impact study shall be submitted to the Planning Commission with the preliminary plan submittal. Improvement plans shall not be submitted to PennDOT until after review by the Nockamixon Township Planning Commission and Board of Supervisors.
G. 
Implementation. The Supervisors shall review the traffic impact study to analyze its adequacy in solving any traffic problems that will occur due to the land development or subdivision. The Supervisors may decide that certain improvements contained on and/or adjacent to the site and within the study area are necessary for land development or subdivision plan approval and may attach these conditions to the approval. If the municipality concludes that additional improvements are necessary, the developer shall have the opportunity to resubmit alternative improvements designs to obtain plan approval.
A. 
General.
[Amended 9-21-2023 by Ord. No. 174]
(1) 
The applicant shall submit the following information for review to insure that the proposed method of sewage collection, treatment, and disposal is adequate to serve the proposed subdivision or land development. The evaluation must establish that each proposed lot, building or structure will be served by an appropriate sewage system. An applicant proposing a single-family detached cluster development, pursuant to § 234-18G of the Zoning Ordinance (Chapter 234), shall submit detailed plans as to how sewage facilities shall be supplied to each of the residences, which plans shall be subject to the approval of the Township. If a community treatment system, whether public or private, is proposed, the applicant shall provide means satisfactory to the Township to assure the long term operation, maintenance, repair and replacement of such system. The sewage treatment system proposed shall be in accordance with the Palisades Area Sewage Facilities Plan (as amended).
(2) 
Waste disposal systems with stream discharge are a last resort under the Township's approved Act 537 Plan. If an applicant satisfies all Act 537 plan and other requirements for using such a system, the applicant shall also perform a unit aerial pollutant budget analysis approach to predict how much nitrogen would enter a given surface water resource.
(a) 
An applicant proposing a community waste disposal system with stream discharge must first delineate the watershed boundaries of the receiving water body of concern (e.g., lake, reservoir, stream, river, etc.).
(b) 
Once delineated, all of the land use within the watershed must be quantified in terms of surface area. Each land use category should have an ascribed surface area based on the most up-to-date map/digital data available.
(c) 
Empirically derived pollutant loading coefficients must be assigned to each land use category. These coefficients provide an estimate of the amount of a given pollutant (i.e., nitrogen, phosphorus, suspended sediments, and lead) that is generated on an annual basis for each particular land use category. These coefficients shall either be obtained from the scientific literature or from field data collected at the site. The coefficients must be multiplied by the surface area of its respective land use category to obtain an estimate of the pollutant generated by that land use category per year.
(d) 
The data must then be used to develop a pollutant budget for the receiving water body. Current pollutant budgets shall be compared to future predictions of development to predict how such activities within the watershed will impact the water quality of the receiving water body. Predictions on future development shall be based on population data and projections that are readily available from regional, state, and local planning agencies.
B. 
Development applications. The applicant shall make application to the Pennsylvania Department of Environmental Protection (DEP) which shall determine whether or not the application will require submission of planning modules. Applicant shall provide written verification of the decision of the Pennsylvania DEP.
C. 
If Pennsylvania DEP determines that planning modules are required for the proposed development, then the following steps must be taken.
(1) 
In order to be deemed a complete subdivision or land development 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. Such planning module shall also meet all the requirements contained in 25 Pa. Code, Chapter 71.
(2) 
Such 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. Evidence that the sewage facilities planning module has been before these agencies for 60 days without comment shall be sufficient to satisfy this requirement.
(3) 
The Township shall review and act upon the planning modules in accordance with the requirements and criteria set forth in 25 Pa. Code, Chapter 71, and may refuse to adopt a proposed revision to its official sewage facilities plan for new land development for reasons including, but not limited to, the following:
(a) 
The plan is not technically or administratively able to be implemented.
(b) 
Present and future sewage disposal needs of the area, remaining acreage or delineated lots are not adequately addressed.
(c) 
The plan is not consistent with the Township land use plans and ordinances, this chapter, or other ordinances or plans controlling land use or development.
(d) 
The plan is not consistent with the comprehensive sewage program of the Township as contained in its official sewage facilities plan.
(e) 
The plan does not meet the consistency requirements set forth in 25 Pa. Code, Chapter 71, § 71.21(a)(5)(i)-(iii).
(4) 
When the Township refuses to adopt a proposed revision to the official sewage facilities plan, it shall state the reasons for the refusal and forward a copy of this statement to the person making the submission and to the Department of Environmental Protection.
(5) 
When the Township adopts the proposed revisions to the official sewage facilities plan, the Township shall forward the proposed revisions to the Department with the information required by 25 Pa. Code, Chapter 71, § 71.52. Adoption of the proposed revisions of the official plan shall be by resolution of the Board of Supervisors.
(6) 
Approval of the planning modules by the Pennsylvania Department of Environmental Protection shall be a condition of subdivision or land development plan approval by the Township.
D. 
Requirements for final plan approval. Where on-lot sewage disposal is proposed, final plan approval shall not be granted for any subdivision or land development until satisfactory evidence has been presented by the applicant to the Township that the Bucks County Health Department and the Pennsylvania Department of Environmental Protection have determined that the lots proposed for subdivision are generally suitable for on-lot septic systems and provided further that a note shall be placed on the final plans as follows:
"The planning module for land development has been approved by the Pennsylvania Department of Environmental Protection and the Bucks County Department of Health as to the subdivision plan. However, the septic system permit has not been issued for the lot(s) upon which new building(s) are proposed. Prior to issuance of a building permit, a septic system permit shall be obtained and presented to the Zoning Officer for each new building."
Additionally, all conditions of Pennsylvania Department of Environmental Protection and Bucks County Department of Health including, without limitation, maintenance agreements for specific systems, shall be deemed to be part of any plan approval.
[Amended 9-21-2023 by Ord. No. 174]
A. 
All projects shall demonstrate compliance with Article XIV of Chapter 234 of the Township's Code of Ordinances pertaining to water resources impact studies, water well information, and other water-related requirements.
B. 
All projects subject to the jurisdiction of the DRBC due to the size of a groundwater and/or surface water withdrawal must obtain DRBC approval. Copies of all submissions by the applicant to the DRBC shall be sent to the Township. Additionally, copies of all submissions to the PaDEP and all correspondence received by the applicant from the PaDEP shall be forwarded to the Township.
C. 
A water system that does not provide an adequate supply of water for the proposed use, considering both quality and quantity; and/or adversely affects nearby wells and streams shall not be approved by the Township, as further detailed by Article XIV of Chapter 234 of the Township's Code of Ordinances.
D. 
All preliminary/final studies, plans, testing, and reports, as required by Chapter 234 of the Township's Code of Ordinances (Zoning Ordinance), shall be subject to review by the Township Engineer, appropriate Township committee(s), and a Township-consulting qualified hydrogeologist (if determined necessary by the Township); and shall be approved by the Township prior to final plan approval, or in the case of Class 1 or 2 applicants, as a condition of final plan approval. However, in no case shall any subdivision or land development plan proposing a well be executed by the Township and released for recording prior to the requirements of Article XIV of Chapter 234 being addressed to the satisfaction of the Township.
When the National Wetlands Inventory (NWI) Maps or other mapping duly adopted by the Township indicate wetlands on a site or when a site contains hydric soils (Refer § 196-202) or an area with a predominance of wetlands vegetation (Refer Appendix "F"), an on-site investigation shall be conducted to determine if wetlands are present on the site. A landowner or an applicant shall use one of the following methods to delineate wetlands:
A. 
Wetland boundaries shall be delineated through an on-site assessment which shall be conducted by a professional soil scientist or others of demonstrated qualifications. Such a person shall certify that the methods used correctly reflect currently accepted technical concepts, including the presence of wetlands vegetation, hydric soils and/or hydrologic indicators. A study shall be submitted with sufficient detail to allow a thorough review by the municipality. The study must be approved by the Governing Body, and shall be validated by the U.S. Army Corps of Engineers.
B. 
A wetlands delineation validated by the U.S. Army Corps of Engineers. In the event that a wetlands delineation validated by the U.S. Army Corps of Engineers is shown to vary from a wetlands boundary derived from Subsection A above, the Corps delineation shall govern.
A. 
Application and purpose. The following information must be prepared in a narrative format for all land developments and major subdivisions. The information requested below is the minimum requirement. Additional information or detail may be requested by the Township Supervisors at their option. This information shall be utilized for information purposes only during the Township plan review process. Narrative shall be part of plan approval conditions unless otherwise deemed by the Board of Supervisors.
B. 
Information required.
(1) 
Owner of record.
(2) 
Tax parcel number(s) and deed book page number where recorded.
(3) 
Site gross and net lot areas.
(4) 
Existing street access and frontages, specifying names, route numbers, existing and ultimate rights-of-way, cartway width, and condition and circumstance which may affect the road's future use.
(5) 
Existing property restrictions, including all special purpose or utility easements or rights-of-way.
(6) 
Zoning classification on site and adjoining parcels.
(7) 
Location and size of existing utilities including, but not limited to, sewer, water and storm drainage facilities.
(8) 
A brief description of site topography, including grades, high and low elevations, vegetation, streams, and other bodies or marsh areas, existing structures and any historical aspects of the site or existing structures.
(9) 
Proposed land use(s) including, but not limited to, dwelling unit types and percent mix, nonresidential uses, and percent of proposed uses, bedroom mix, lot sizes, densities, and open space location and size.
(10) 
Development phasing, when applicable.
(11) 
Approximate construction period, i.e., the start-up and close-down of project construction.
(12) 
The following additional information shall be provided for nonresidential uses. Information shall address the initial conditions proposed and the expected future maximum condition:
(a) 
Description of use/business(s) proposed to occupy the property.
(b) 
Hours of operation.
(c) 
Maximum number of employees on each shift.
(d) 
Number and type of vehicles to be stored on site.
(e) 
Amount and type of outdoor storage required.
(f) 
Frequency and typical time of deliveries to the facility.
C. 
Land use compatibility information.
(1) 
A description of the surrounding land uses, specify types, condition, distances, and overall character, taking special note of environmental features, such as forests, streams, lakes, wildlife, etc.
(2) 
A narrative evaluation of the proposed development impacts on the surrounding land uses, with emphasis on visual, air, and noise aspects of the proposed development. Also, included in this evaluation must be required or desirable screening and buffering facilities and open space areas.
D. 
Narrative shall be updated and resubmitted at time of final plan submission based on modifications/additions to the plan made pursuant to preliminary plan review/conditions of approval.
A. 
Environmental and cultural impact assessment report is a written assessment which objectively describes, analyzes, and documents both the beneficial and adverse environmental and cultural effects of a proposed project and the measures to be undertaken to mitigate adverse effects in accordance with provisions set forth in this chapter the Township Zoning Ordinance [Chapter 234], and other applicable Township ordinances. The following information must be submitted to the Township as part of the preliminary and final plan application for all subdivision and land development plans.
B. 
Required contents of report.
(1) 
Existing features plan prepared in accordance with § 196-403.D of this chapter.
(2) 
Aerial photograph of the site with the project boundary clearly identified. Photograph must include all areas within 500 feet of the site boundary. Ridgelines and watershed boundaries shall be identified on the photograph. Photograph shall be prepared at a scale of one inch equals 200 feet or one inch equals 100 feet.
(3) 
Ground photographs of the site with a key map for identification. Features photographed should include hydrogeologic features, current or prior land uses, wells, sewage systems, dumpsites, and road frontage, as well as general topography.
(4) 
Floodplains/floodways for all watercourses on or adjacent to the property to be developed shall be identified with source information/supporting calculations provided. Report shall address impact to floodplains/floodways proposed by the project, and indicate methods utilized to minimize impact. Compliance with regulations of Zoning Ordinance [Chapter 234], Article VIII, must be verified.
(5) 
A map depicting geological characteristics of the property (i.e., fault lines, fractures, rock formation boundaries, etc.).
(6) 
A map identifying soil types located on the property in addition to discussion of the soil properties and their impact on the proposed development. Report shall include information related to soil characteristics, such as, agricultural classification, depth to bedrock, water table, and suitability for sewage disposal. Any test data collected should be included in the report.
(7) 
A map identifying the extent of steep slopes (pursuant to regulations of § 234-36 of the Zoning Ordinance [Chapter 234]) and proposed extent of disturbance.
(8) 
A map showing the hydrologic features of the property including wetlands, area of high water table, watercourses, surface waters, springs, aquifer recharge areas, groundwater resources, floodways, etc., and proposed extent of hydrologic feature disturbance. Classification of all watersheds/watercourses shall be identified (i.e., EV, HQ, etc.).
(9) 
Copy of Pennsylvania National Diversity Inventory (PNDI) search form and PA Fish and Boat Commission Species Impact Review (SIR) request form for the project. Any areas of rare plant/animal species and habitat identified by PNDI or SIR must be identified on project maps. Method to preserve same must be identified in the report. Maps shall include delineation of vegetation and site characteristics which support the plant/animal species identified on the tract.
(10) 
Copy of wetland delineation report with U.S. Army Corps of Engineers Jurisdictional Determination (pursuant to § 196-408 of this chapter), including extent of proposed disturbance and proposed mitigation.
(11) 
When community or private wells are proposed for water supply, a discussion of existing groundwater characteristics of the property shall be submitted, including, but not limited to, depth of groundwater, available groundwater withdrawal rates, and existing wells within 100 feet of the site. This discussion shall also include all information required by Article XIV of Chapter 234 of the Township's Code of Ordinances pertaining to water resources impact studies, water well information, and other water-supply-related requirements.
[Amended 9-21-2023 by Ord. No. 174]
(12) 
Historic and archeological resources located on or within 500 feet of the property shall be identified and described. Copy of Historical Resource Determination Notice submitted to Pennsylvania Historical and Museum Commission and their response must be included in the report. Nockamixon Township Environmental Resource Inventory prepared by the Environmental Advisory Council in 1993 must be consulted to identify resources. Method proposed to preserve and/or document identified resources shall be discussed.
(13) 
Any utilities which must be extended off site to serve the project including, but not limited to, telecommunications, electric, sanitary sewer, natural gas, and water, shall be identified. Proposed extent/path of off-site extension must be shown on a plan including proposed disturbance of natural resources for same.
(14) 
Proposed method of sewage disposal must be identified, and compliance with Township Act 537 Plan and § 196-407 of this chapter shall be discussed.
(15) 
Proposed compliance with Township Stormwater Management Ord. No. 106 [Chapter 190], as amended, shall be discussed including use of best management practices to mitigate stormwater runoff, encourage infiltration, and improve water quality. Any proposed alteration to the natural drainage patterns of the site shall be identified and discussed relative to impact on hydrogeologic features and development alternatives.
(16) 
Report shall include a discussion of the project's expected impact on air quality, noise, light pollution, traffic patterns, area hydrology, erosion, natural resources (including high quality/exceptional value watersheds and wild and scenic rivers), and the health, safety, and welfare of the public. The above information shall be considered informational only, except where specific provisions of the Code of Nockamixon Township apply.
C. 
Maps, plans, reports, and narratives required above may be combined where appropriate.
D. 
Report narrative shall include a discussion of the applicable requirements of Subsection B above, and indicate proposed methods/alternatives to minimize and/or eliminate impact to disturbance of environmental and cultural resources. Report shall identify how plan complies with Township, State, and Federal regulations; and Township Open Space Plan, Comprehensive Plan, and Act 537 Plan. Additionally, report shall address proposed mitigation of resource impact, maintenance of facilities, and restrictions on future development if proposed.
E. 
Report shall identify all State, local, and/or Federal permits which are required for the proposed project.
F. 
Report shall be coordinated with narrative summary requirements of § 196-410 of this chapter.
G. 
All persons who participated in report preparation shall be identified, including their relevant qualifications.
H. 
Report must be updated at time of final plan submission to address any modifications developed through the preliminary plan review process.