Plans are required for all subdivisions or land developments
in accordance with the procedures, plan requirements and design standards
set forth in these regulations.
For the purpose of having a subdivision or land development reviewed and approved by the Planning Commission and the Board of Supervisors, the applicant shall file with the Township the respective plans and applications in accordance with Article IV.
A.
A sketch plan may be submitted by the applicant as a basis for informal
discussion with the Planning Commission and Board of Supervisors.
B.
Data furnished in the sketch plan shall include the following information:
(1)
Name of the subdivision or land development.
(2)
Name and address of the owner.
(3)
Tract boundaries and size.
(4)
North point and date.
(5)
Location map.
(6)
Streets on and adjacent to the tract.
(7)
Proposed general street layout.
(8)
Proposed general lot layout or building layout.
(9)
Bucks County Tax Parcel Number and zoning designation for the site
and for all adjoining properties.
(10)
Approximate location and type of existing buildings, paving,
and natural features.
The preliminary plan shall show or be accompanied by the following
information:
A.
Drafting standards.
(1)
The plans shall be drawn to a reasonable scale which is acceptable
to the Township Engineer.
(2)
Dimensions shall be set 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. The record plan shall list all plans in the
set by title and sheet number.
(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 proposed features.
(5)
The plan shall be so prepared and have an adequate legend to indicate
clearly which features are existing and which are proposed.
(6)
Preliminary plans shall be on sheets 24 inches by 36 inches and each
sheet shall be labeled "Preliminary Plan - Not to be Recorded."
B.
Information to be shown: general.
(1)
Name of the subdivision or land development.
(2)
Name and address of the owner.
(3)
Name, address, seal and signature of the engineer, surveyor, or landscape
architect responsible for each plan.
(a)
Any plan which divides one parcel into two or more parcels must
be sealed and signed by a surveyor.
(b)
Development plans which include the incidental design of related
improvements, such as line and grade extension of roads, sewers and
grading, but not requiring independent engineering judgment, may be
sealed and signed by either a surveyor or an engineer.
(c)
If a plan sealed and signed by an engineer includes the boundary
data performed by a surveyor, the engineer must give proper reference
on the plan stating the name and registration number of the surveyor
who performed the boundary survey and the date and drawing number
of the original boundary survey.
(d)
Detailed development plans which require more than the incidental
design of related improvements, and which require independent engineering
judgment, must be sealed and signed by an engineer.
(e)
Plans that involve the preservation, enhancement or determination
of proper land uses, natural land features, planting, naturalistic
and aesthetic values, the settings and approaches to structures or
other circulation improvements, the shaping and contouring of land
and water forms, the setting of grades and determining drainage and
providing for stormwater management and determination of environmental
impacts and problems of land including erosion and sedimentation,
blight and other hazards, also including the location and arrangement
of such tangible objects and features as are incidental and necessary
to the purposes of the project; but shall not include the design of
structures or facilities as are ordinarily included in the practice
of engineering or architecture and shall not include the making of
land surveys, may be sealed and signed by a landscape architect.
(4)
Present zoning classification of the site, the zoning classification
of all adjoining properties, the location of zoning district boundary
lines effecting the subdivision or land development, a listing of
the dimensional requirements for the zoning classification of the
site and information to show that the proposed plan complies with
each dimensional requirement.
(5)
Date, North point and graphic scale.
(6)
A location map for the purpose of locating the site to be subdivided
or developed, at a scale of not less than 800 feet to the inch, showing
the relation of the tract to adjoining property and to all streets,
roads and municipal boundaries existing within 1,000 feet of any part
of the property proposed to be subdivided or developed.
C.
Existing features.
(1)
Complete outline survey, based on field measurements, of the property
to be subdivided or developed, showing all courses, distances, areas
and tie-ins to all adjacent street intersections. Horizontal references
shall be in accordance with the Pennsylvania State Plane Coordinate
System (NAD 83).
(2)
The location, names and widths of streets; the location and names
of railroads; the location of property lines, the names of adjacent
property owners and the Bucks County Tax Parcel Number of each property;
and the location of watercourses, sanitary sewers, storm drains and
similar features within 200 feet of any part of the land to be subdivided
or developed.
(3)
Location of all existing monuments and other survey property corners
used to establish the boundary, with references to them.
(4)
Location, size and specific ownership of all underground utilities,
and any rights-of-way or easements within the property.
(5)
Appropriate contours by on-site survey at one-foot intervals with
sufficient details to show the course, structure and capacity of all
drainage facilities, and the method of drainage of the adjacent or
contiguous properties. These contours shall be exact elevations above
North American Vertical Datum of 1988.
(6)
Location and character of existing buildings (including building
dimensions) and soils, species and size of large trees standing alone,
the outline of all wooded areas, quarries, slopes equal to or over
15%, wetlands, marshy areas, areas subject to inundation, floodplains
and floodways, and other data which may serve to affect the street
or building layout.
(7)
The location and description of historic resources on the site and
adjacent properties, including across the streets abutting the site,
shall be shown.
(8)
Site capacity calculations, as required by § 191-52.1C, shall be submitted and shown on the record plan by the applicant for all subdivisions and land developments. The soils classification and location on the site shall be shown on the existing features plan with a description of the type and characteristic of each soil.
D.
Proposed layout.
(1)
The layout of streets, including name and width of streets, alleys
and crosswalks.
(2)
The layout and dimensions of lots.
(3)
The arrangement of buildings and parking areas in industrial, commercial
and multifamily developments.
(4)
Dimensions of all proposed buildings, parking spaces, and driveways.
(5)
Dimensions that are perpendicular or radial to all property or street
lines from the comers of all proposed buildings. When more than one
building is proposed, dimensions showing the closest distances between
the buildings.
(6)
A reference to any land dedicated for public use or offered for dedication
for parks, recreation areas, schools, widening of streets or other
public uses.
(7)
For multifamily developments, the total area of the development,
total dwelling units, number of buildings proposed, density, total
parking spaces, building coverage and the bedroom ratio shall be noted
on the plan. For land development, the total area being developed,
the proposed use of each building, the square footage of each building
footprint, the building coverage in square feet and percent, and the
required and proposed parking spaces shall be noted on the plan. The
method used to calculate the required off-street parking spaces shall
be shown on the plan.
(8)
A zoning data table including the relevant zoning district and regulations, including parking calculations, to substantiate that the proposed parking complies with the requirements of Chapter 209.
(9)
For subdivisions, the total area, number of lots, density, average
and minimum lot size and proposed length of new streets shall be noted
on the plan.
(10)
Location, size, and material of existing and proposed storm
drains, sanitary sewers, culverts, watercourses and all appurtenances
thereof, on-site sewage disposal facilities, gas mains, water mains,
fire hydrants, streetlights, planting, special structures and other
underground conduits or structures. The applicant shall note on the
plans that a sewage facilities planning module application has been
submitted to the Pennsylvania Department of Environmental Protection
and provide verification of the submission including the date submitted.
(11)
A plan for the surface drainage of the tract to be subdivided or developed, which shall also indicate the impervious-surface ratio. The plans shall provide for adequate stormwater management as required by the Falls Township Chapter 187, Stormwater Management, a separate ordinance adopted April 12, 2001, or latest revision.
(12)
A table showing existing and proposed impervious surface quantities,
by category.
(13)
A plan to control erosion and water quality during the construction
period and after the site has been stabilized will be required to
be submitted and approved as adequate by the Bucks County Conservation
District.
(14)
A lighting plan, showing all proposed lighting features, including
ground illumination levels as well as constructible details of all
elements of the lighting design.
(15)
Building setback lines, established by zoning or other ordinances
or by deed restrictions, with distances from property lines and the
proposed right-of-way lines.
(16)
An indication of any lots on which other than a residential
use is intended.
(17)
Rights-of-way and/or easements proposed to be created for all
drainage purposes, utilities or other pertinent reasons.
(18)
A tree protection zone shall be shown for all trees which are
to remain and are to be protected during construction.
(19)
Tentative typical cross sections and center-line profiles of
each proposed street shown on the preliminary plan. These plans may
be submitted as separate sheets.
(20)
A plan of proposed planting showing the general landscape treatment,
including any required buffer strips. The plan shall also designate
open-space ratio.
(21)
A traffic impact study, when required by § 191-301,
shall be submitted with the preliminary plans to permit a review along
with the other submitted plans and reports.
(22)
Where the preliminary plan covers only a part of the owner's
entire holding, a sketch shall be submitted of the prospective street
layout for the remainder.
The minor subdivision plan shall show or be accompanied by the
following information:
A.
Drafting standards.
(1)
The plans shall be drawn to a reasonable scale which is acceptable
to the Township Engineer.
(2)
Dimensions shall be in feet and decimal parts thereof, and bearings
in degrees, minutes and seconds.
(3)
Minor subdivision plans shall be on sheets 24 inches by 36 inches.
(4)
The boundary line of the subdivision shall be shown as a solid heavy
line.
B.
Information to be shown: general.
(1)
Name of the subdivision.
(2)
Name and address of the owner.
(3)
Name, address and seal and signature of the surveyor responsible
for the plan.
(4)
Present zoning classification of the site, the zoning classification
of all adjoining properties, the locations of zoning district boundary
lines effecting the subdivision, a listing of the dimensional requirements
for the zoning classification of the site, and information to show
that the proposed plan complies with each dimensional requirement.
(5)
Date, North point and graphic scale.
(6)
A location map for the purpose of locating the site, at a scale of
not less than 800 feet to the inch.
C.
Existing features.
(1)
Complete outline survey of the property to be subdivided, showing
all courses, distances, area and tie-ins to all adjacent street intersections.
(2)
The location, names and widths of streets; the location of property
lines, the names of adjacent property owners and the Bucks County
Tax Parcel Number of each property; the location of watercourses,
sanitary sewers, storm drains, easements or rights-of-way and similar
features.
(3)
The location and character of existing buildings and soils, species
and size of large trees standing alone, the outline of all wooded
areas, quarries, slopes equal to or over 15%, wetlands, marshy areas,
areas subject to inundation, floodplains and floodways, and other
features and data which may serve to affect the subdivision and building
layout.
(4)
The location and description of historic resources on the site and
adjacent properties, including across the street abutting the site,
shall be shown.
D.
Proposed layout.
(1)
Proposed layout of lots with exact dimensions and bearings and consecutive
numbering of lots.
(2)
Areas of each lot.
(3)
Building setback lines dimensioned to each property line and right-of-way
line.
(4)
Total area and minimum lot size.
(5)
The arrangement of buildings and parking areas in industrial, commercial
and multifamily developments, with all necessary dimensions noted
on the plan.
(6)
The location, width and purpose of all easements or rights-of-way
and boundaries by bearings and dimensions.
(7)
The location of all existing and proposed fire hydrants and utilities.
(8)
Certification of water and sewer facilities from the supplier. The
applicant shall note on the plans that a sewage facilities planning
module application has been submitted to the Pennsylvania Department
of Environmental Protection and provide verification of the submission
including the date submitted.
(9)
A plan for the surface drainage of the tract to be subdivided, which shall also indicate the impervious surface ratio. The plans shall provide for adequate stormwater management as required by the Falls Township Chapter 187, Stormwater Management, a separate ordinance adopted April 12, 2001, or latest revision.
(10)
A plan to control erosion and water quality during the construction
period and after the site has been stabilized will be required to
be submitted and approved as adequate by the Bucks County Conservation
District.
In addition to all requirements of a preliminary plan as specified in § 191-78, the final plan shall show or be accompanied by the following information:
B.
Proposed layout.
(1)
Lot layout, including exact dimensions and bearings and consecutive
numbering of lots.
(2)
The proposed names, cartway width and right-of-way width of all proposed
streets.
(3)
The arrangement of buildings and parking areas in industrial, commercial
and multifamily developments, with all necessary dimensions noted
on the plan.
(4)
Sufficient data to determine the location of every street, lot, and
boundary line by its bearing and length, or radius, central angle,
and arc length.
(5)
The proposed building setback for each street or the proposed location
of each building.
(6)
Accurate locations of all existing monuments and the location of
proposed monuments.
(7)
The location, width and purpose of all easements or rights-of-way
and boundaries by bearings and dimensions.
(8)
For multifamily developments, the total area, total dwelling units,
number of buildings, proposed density, total parking spaces, building
coverage and the bedroom ratio shall be noted on the plan. For land
developments, the total area being developed, the square footage of
each building footprint, the building coverage in square feet and
percent, and the total required and proposed parking spaces shall
be noted on the plan.
(9)
For subdivisions, the total area, number of lots, average and minimum
lot size and proposed length of new streets shall be noted on the
plan.
(10)
The location of all existing and proposed fire hydrants and
utilities.
(11)
Certification of water and sewer facilities from the supplier.
(12)
All lots shall have a number for each house or lot as assigned
by the Township through the Falls Township Fire Marshal's office.
(13)
The area of each proposed lot shall be included in the plan.
(14)
Appropriate proposed contours at two- to five-foot intervals
with sufficient details to show the course, structure and capacity
of all drainage facilities, and the method of drainage of the adjacent
or contiguous properties. These contours shall be exact elevations
above National Geodetic Vertical Datum of 1929.
C.
Improvement construction plan (drainage and construction).
(1)
The improvement and construction plan shall be at any of the following
scales:
|
Horizontal
(feet per inch)
|
Vertical
(feet per inch)
|
|---|---|
|
50 - 40
|
5
|
|
100
|
10
|
(2)
Centerline with bearings, distances, curve data and stations corresponding
to the profile.
(3)
Right-of-way lines and curblines, with radii at intersections.
(4)
Beginning and end of proposed construction.
(5)
Tie-ins by courses and distances to intersection of all public roads,
with their names and widths.
(6)
Location of all monuments, with reference to them.
(7)
Property lines and ownership of abutting properties.
(8)
Location and size of all drainage structures, public utilities and
street name signs.
(9)
Location of sidewalks.
(10)
Profile (streets).
(a)
Profile of existing ground surface along centerline of street.
(b)
Proposed centerline grade, with percent of tangents and elevations
at fifty-foot intervals, at grade intersection and at either end of
curb radii.
(c)
Vertical curve data, including length and elevation, as required
by the Township Engineer.
(12)
Horizontal plan (storm drains and sanitary sewers).
(a)
Location, material, and size of line, with stations corresponding
to the profile.
(b)
Location of manholes or inlets, with grade between and elevation
of flow line and top of each manhole or inlet with all invert elevations.
(c)
Property lines and ownership, with details of easements where
required.
(d)
Beginning and end of proposed construction.
(e)
Location of laterals.
(f)
Location of all other drainage facilities and public utilities.
(14)
Individual lot grading plans shall be approved by the Township
Engineer prior to issuance of a building permit.
A.
The required number of record plans shall be delivered to the Township
for signatures following approval of the final plan by the Board of
Supervisors. The recording of such plans at the Bucks County Recorder
of Deeds Office must be completed within 90 days of the approval by
the Board of Supervisors. The record plan shall be clear and legible
blue or black line print on white opaque linen or a fixed line Mylar
and shall be an exact copy of the approved final plan on a sheet of
the size required by the Recorder of Deeds.
B.
The following information shall appear on the record plan, in addition to the information required in § 191-80:
(1)
Seals.
(a)
The impressed and stamped seal of the engineer, surveyor, or
landscape architect responsible for the plan.
(b)
The impressed corporate seal if the applicant is a corporation.
(c)
The impressed seal of a notary public or other qualified officer
acknowledging owner's statement of intent.
(d)
The impressed seal of Falls Township.
(2)
Acknowledgments.
(a)
A statement to the effect that the applicant is the owner of
the land proposed to be developed and that the subdivision or land
development shown on the final plan is made with the applicant's consent
and that it is desired to record the same.
(b)
Acknowledgment of said statement before an officer authorized
to take acknowledgments.
(3)
The following signatures shall be placed directly on the record plan
in black ink:
(a)
The signatures of 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.
(b)
The signature of the notary public or other qualified officer
acknowledging the owner's statement of intent.
(c)
The signature of the engineer, surveyor, or landscape architect
who prepared the plan.
(d)
The signature of the Chairman and Secretary of the Township
Planning Commission.
(e)
The signature of the Township Engineer.
(f)
The signature of the Chairman and Secretary of the Township
Board of Supervisors.
(g)
The signature of the Executive Director of the Bucks County
Planning Commission.
