[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.
(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.
(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.
(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.
(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:
(b)
Twenty-five percent to 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.
(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.
(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.
(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.
(7)
Miscellaneous erosion and sedimentation control details.
(8)
Sidewalk and curb installation specifications.
(9)
Right-of-way and easement restoration.
(11)
Miscellaneous drainage swale design information.
(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:
(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.
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."
[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.