A.
There are two stages in the procedure for approval of subdivision
and land development plans. These stages are required to enable the
Township Planning Commission and the Board of Supervisors and their
professional consultants to have an adequate opportunity to review
the subdivision and/or land development plan submission and to ensure
that their formal recommendations are reflected in the approved plans.
B.
The separate stages of approval require the submission of preliminary
and final plans. These plans differ in their purpose and required
level of detail. The table below indicates the required plans for
the different types of submission and the section in which those plans
are defined:
|
Table 12. Plan Requirements
| ||
|---|---|---|
|
Type of Subdivision
|
Type of Plan Requirements
(and section number)
| |
|
Preliminary
|
Final
| |
|
Feasibility sketch plan
|
Not required but highly recommended
|
Not required
|
|
Minor
|
Not required
|
Required (§ 305-504)
|
|
Major
|
Required (§ 305-505)
|
Required (§ 305-506)
|
|
Land development
|
Required (§ 305-505)
|
Required (§ 305-506)
|
C.
The review process required by the Township Planning Commission and
Board of Supervisors shall include no more than 90 days each for any
preliminary and final plans, following the date of the regular meeting
of the governing body or the Planning Commission (whichever first
reviews the application) next following the date the complete application
is filed or after a final order of court remanding an application,
provided that should the said next regular meeting occur more than
30 days following the filing of the complete application or the final
order of the court, the said ninety-day period shall be measured from
the 30th day following the day the complete application has been filed.
The Township shall make a determination as to whether the application
and plans are complete, as required by this chapter. The developer
shall be notified as to the completeness of the application. The ninety-day
period shall begin only after the determination of completeness has
been made. Said ninety-day period may be extended where the developer
agrees in writing to an extension of time. The presentation of a revised
preliminary or final plan shall each be considered a separate submission.
A complete application shall include the required plans as set forth
herein, the traffic impact study, as required herein, and other studies
as required by this chapter.
D.
The Township Zoning Officer shall stamp each plan submission and
resubmission "date received" and shall date and initial the plan above
the title block. Plans should be distributed to the Township Planning
Commission as soon as practicable.
E.
The Township Engineer shall review preliminary and final plan applications
and provide recommendations to the Planning Commission and Board of
Supervisors as required by the provisions in this chapter. The Township
Engineer shall make recommendations indicating approval or disapproval
of the proposed subdivision or land development based upon the various
engineering considerations identified as they are reflected in the
submitted plans. For the purpose of clearly identifying the extent
of the Township Engineer's responsibilities in the review of
subdivision and land developments, the following engineering considerations
are provided:
(1)
Relative layout and design of lots and parcels.
(2)
Dimensions and areas of lots and parcels.
(3)
Soil conditions.
(4)
Surface and subsurface drainage conditions and plans.
(5)
Lighting plans.
(6)
Utility plans.
(7)
Landscape and buffer plans.
(8)
Location and design of entrance and exit accessways.
(9)
Road specifications, cross sections and profiles.
(10)
Traffic impact.
(11)
Water service.
(12)
Stormwater management.
(13)
Land profiles.
(14)
Sewage disposal.
(16)
Improvements required; materials, construction methods and workmanship.
A.
Application for subdivision and land development shall be made on
forms provided by the Township and shall contain all the information
required therein. Failure to provide all the required information
shall result in the application being deemed incomplete.
B.
Except for publicly traded corporations, applicant identity shall
include, in the case of a corporation, all officers, directors, and
stockholders holding more than 10%, and in the case of a partnership,
it shall include all partners, except for limited partners.
C.
The applicant shall submit documentation verifying that all real
estate taxes due on the property are paid and current.
D.
The applicant shall certify that there are no unresolved notices
of violation pertaining to the property that is the subject of the
application, whether issued by the Township or any county or state
agency having jurisdiction.
A.
Purpose. The purpose of the feasibility sketch plan is to afford
the developer the opportunity to consult early and informally with
the Township Planning Commission and Bucks County Planning Commission
before the preparation of the preliminary plan and formal application
for approval.
B.
General.
(1)
During the feasibility sketch plan procedure, the developer
can advantageously make use of the services of both Township and county
planning commissions to help analyze the subdivision and/or land development
and plan more adequately for its sound coordination with the community.
The feasibility sketch plan procedure also affords both planning commissions
the opportunity to give informal guidance to the developer at a stage
when potential points of difference can be more easily resolved. It
can also simplify official actions and save unnecessary expense and
delay.
(2)
Feasibility sketch plans may be submitted, but shall not be
required, for informal discussion for any major subdivision or land
development.
C.
Submission requirements. Information furnished in conjunction with the feasibility sketch plan shall include the following information. If a feasibility sketch plan is not submitted, Subsection C(8) and (9) shall be submitted with the preliminary plan.
(1)
Name of the subdivision or land development.
(2)
Name and address of the owner/developer.
(4)
Tract boundaries.
(5)
Date, North point, and scale.
(6)
Location map.
(7)
Existing streets on and adjacent to the tract.
(8)
Significant topographic and physical features, including, but
not limited to, USGS contours, existing vegetation, natural drainage,
trees over 10 inches diameter, forest or wooded areas, wetlands, streams,
vernal pools, and prime agricultural land.
(9)
Proposed general street and lot or building layout prepared
as an overlay to existing features.
(10)
Existing tract and adjacent property zoning.
(11)
Limits of resource protection areas.
(12)
Limits of environmentally sensitive area.
(13)
Name of the current zoning ordinance with the latest revision
date and the current subdivision and land development ordinance with
the latest revision date.
(14)
An aerial photograph of the site with the site boundary identified.
(15)
Classifications of all existing and proposed streets on and adjacent to the site based on the standards in § 305-304 of this chapter.
(16)
A detailed narrative describing proposed activity to be conducted
as part of the proposed use.
A.
Purpose. It is the purpose of this section to provide a simplified procedure by which the plans for minor subdivisions (as defined in § 305-202 of this chapter) may be submitted and approved.
B.
General. In the event that the proposed subdivision shall involve construction of or a change in the location of streets, sanitary or storm sewers, water mains, culverts, and other municipal improvements, then the provision of this section on minor subdivisions shall not be applicable and the developer shall be required to comply with the requirements of § 305-505.
(1)
At the discretion of the Board of Supervisors, curbs and sidewalks
may be required to be installed in connection with a minor subdivision
if they are lacking at the time of application.
(2)
Minor subdivisions shall meet the requirements of this chapter
for drainage, stormwater management, street trees, public water and
sewer connections, driveways and driveway aprons. If additional improvements
beyond these are required, then the application shall be deemed to
be a major subdivision.
C.
Fee. See the Township Fee Schedule.
D.
Procedure.
(1)
Developer prepares minor subdivision plan and application.
(2)
The developer shall submit the required copies of the plan set,
application and associated documentation to the Zoning Officer and
other entities as required herein. The email address and/or contact
information of the developer and the developer's engineer must
be included with the application. The required copies to be submitted
to the Zoning Officer and the acceptable format of said copies shall
be submitted in accordance with the following:
(a)
Two paper copies and one digital copy of the subdivision/land
development application.
(b)
Two paper copies and one digital copy of the full plan set.
(c)
Eighteen paper copies and one digital copy of the partial plan
set. Partial plan sets shall consist of a cover page, record plans,
existing conditions plan, construction improvements plan, landscaping
and lighting plans and associated details, utility plans, stormwater
management plans, and any other plans deemed to be necessary by the
Zoning Officer.
(d)
Sixteen paper copies and one digital copy of the conditional
use application, if applicable.
(e)
Two paper copies and one digital copy of the traffic impact
study, if applicable.
(f)
Two paper copies and one digital copy of the environmental site
assessment, if applicable.
(g)
Two paper copies and one digital copy of any other document
as required by this chapter.
(3)
Developer must obtain and submit one copy of the PennDOT highway
occupancy permit for each encroachment within the legal street line
of state roads and must submit an application for the approval of
the Township Engineer for all encroachments within Township road street
lines, in consultation with the Township Engineer.
(4)
Township Zoning Officer, in consultation with the Township Engineer,
checks submission against checklist for completeness and:
(5)
The Township Zoning Officer shall submit one copy of the plan
and application to the appropriate boards, committees, and commissions.
The developer shall follow the submittal procedures established by
the various external entities that require plan submissions, such
as PennDOT, the Bucks County Health Department, the Bucks County Conservation
District, or the Bucks County Planning Commission.
(6)
At a regular or special Township Planning Commission meeting
following receipt of reports from agencies listed above, the Planning
Commission shall hold a public meeting and:
(a)
Review the developer's submission.
(b)
Review all reports received.
(c)
Discuss submission with the developer.
(d)
Evaluate the plan, reports, and discussion.
(e)
Give interested members of the public the opportunity to discuss
and inquire about the plan.
(f)
Determine whether the preliminary plan submission meets the
objectives and requirements of this chapter and other ordinances of
the Township.
(g)
Make recommendations to the Board of Supervisors for approval,
conditional approval, or disapproval of the preliminary plan. When
the application is not recommended for approval, the decision shall
specify the defects found in the application, describe the requirements
which have not been met, and, in each case, site the specific provisions
of the applicable ordinance which have not been satisfied.
(7)
The Board of Supervisors, within the time period prescribed
in the latest version of the Municipalities Planning Code,[1] shall:
(a)
Evaluate the developer's submission and reports of the
Township Engineer, the County Planning Commission, and the Township
Planning Commission.
(b)
Discuss the submission with the developer.
(c)
Determine whether the minor subdivision plan meets the objectives
and requirements of this chapter and other ordinances of the Township.
(d)
Give interested members of the public the opportunity to discuss
and inquire about the plan.
(e)
Either approve, conditionally approve, or disapprove the submitted
plans.
(f)
Inform the developer of the decision personally or in writing,
mailed to them at their last known address not later than 15 days
following the decision. When the application is not approved, the
decision shall specify the defects found in the application, describe
the requirements which have not been met, and in each case cite the
specific provisions of the applicable ordinance which have not been
satisfied.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(8)
Failure of the Board of Supervisors to render a decision and
communicate it to the developer within the time and in the manner
required herein shall be deemed an approval of the minor subdivision
plan in terms as presented, unless the developer has agreed, in writing,
to an extension of time or a change in the prescribed manner of communication
of the decision, in which case failure to meet the extended time or
change in manner of communication shall have like effect.
(9)
After all signatures, as required by § 305-507B(3)(c), have been obtained on record plans of the minor subdivision, the Board of Supervisors shall sign the aforementioned plans.
E.
Submission requirements. The minor subdivision plan shall meet the
following standards and include or be accompanied by the following
information:
(2)
General information to be shown.
(a)
Name of the subdivision.
(b)
Name and address of the owner/developer.
(d)
Present zoning classification on the subject tract and adjacent
properties, and requirements pertaining to the subject tract.
(e)
Date, North point and scale.
(f)
A location map for the purpose of locating the site at a scale
of not less than one inch equals 800 feet.
(g)
All monumentation, both existing and proposed, noting material.
(h)
A note shall be included on the plan stating: "Any additional
subdivision of a lot created by this minor subdivision submitted within
10 years of the date of approval of this plan shall be deemed to be
a major subdivision and shall follow the procedures contained within
the Warrington Township Subdivision and Land Development Ordinance
applying thereto."
(i)
Name of the current zoning ordinance with the latest revision
date and the current subdivision and land development ordinance with
the latest revision date.
(j)
All conditions of applicable zoning approval and granted variances.
(3)
Existing features to be shown.
(a)
Complete outline survey of the property to be subdivided or
developed, showing all courses, distances, areas, property corners
(existing monumentation, markers, pins, etc.), and tie-ins to all
adjacent street intersections. The outline survey shall be determined
by a field boundary survey performed and/or verified within one year
of the minor subdivision plan submission.
(b)
All existing or previously imposed property encumbrances, including
deed restrictions, easements, encroachments, etc., of record which
may affect the title to the land being subdivided or developed.
(c)
The location, names, classifications and widths of streets,
the location of property and governmental boundary lines and names
of adjacent owners, the location of watercourses, sanitary sewers,
water distribution lines, storm drains, easements or street lines,
and similar features.
(d)
Resource protection areas.
(e)
Environmentally sensitive areas.
(f)
Significant topographic and physical features, including, but
not limited to, USGS contours, existing vegetation, natural drainage,
trees over 10 inches diameter, forest or wooded areas, wetlands, streams,
vernal pools, and prime agricultural land.
(g)
An aerial photograph of the site with the site boundary identified.
(4)
Proposed layout.
(a)
Proposed layout of lots.
(b)
Lot numbers.
(c)
Building setback lines.
(d)
Gross and net lot areas.
(e)
Resource conservation site analysis plan. The resource conservation site analysis plan should overlay the proposed development with the existing conditions of the site and all other existing features of the site required in § 305-504E(3).
(5)
For state roads, a highway occupancy permit shall be obtained
from PennDOT documenting that the plan has been reviewed and approved
in concept and that traffic considerations, driveways, and the discharge
of water on the street are acceptable. For Township roads, a roadway
occupancy permit shall be obtained from the Township Engineer approving
all highway encroachments within street lines of Township roads.
(7)
Impact studies. Impact studies may be required for environmental
issues at the discretion of the Township.
(8)
Water and sanitary sewer service. A will serve letter shall
be submitted from the public or private water and/or sewer agency
with jurisdiction.
F.
Conversion to major subdivision.
(1)
A minor subdivision application filed after May 9, 2017, shall
be subject to the requirement that any additional subdivision of a
lot created by that minor subdivision within 10 years of the date
of approval of the minor subdivision plan shall be deemed to be a
major subdivision for the purposes of this chapter and shall follow
the procedure applying to major subdivisions.
(2)
The developer for such additional subdivision shall be required
to install all public improvements that would have been required had
the subdivision originally been classified as a major subdivision.
A.
Purpose. The purpose of the preliminary plan is to obtain formal
conditional approval to minimize changes and revisions before final
plans are submitted.
B.
General. A preliminary plan and application shall be submitted conforming
in all respects with the provisions of this chapter.
C.
Deposit and fee. See the Township Fee Schedule.
D.
Procedure.
(1)
Developer prepares preliminary plan and application.
(2)
The developer shall submit the required copies of the plan set,
application and associated documentation to the Zoning Officer and
other entities as required herein. The email address and/or contact
information of the developer and the developer's engineer must
be included with the application. The required copies to be submitted
to the Zoning Officer and the acceptable format of said copies shall
be submitted in accordance with the following:
(a)
Two paper copies and one digital copy of the subdivision/land
development application.
(b)
Two paper copies and one digital copy of the full plan set.
(c)
Eighteen paper copies and one digital copy of the partial plan
set. Partial plan sets shall consist of a cover page, record plans,
existing conditions plan, construction improvements plan, landscaping
and lighting plans and associated details, utility plans, stormwater
management plans, and any other plans deemed to be necessary by the
Zoning Officer.
(d)
Sixteen paper copies and one digital copy of the conditional
use application, if applicable.
(e)
Two paper copies and one digital copy of the traffic impact
study, if applicable.
(f)
Two paper copies and one digital copy of the environmental site
assessment, if applicable.
(g)
Two paper copies and one digital copy of any other document
as required by this chapter.
(3)
Township Zoning Officer, in consultation with the Township Engineer,
checks submission against checklist for completeness and:
(a)
If a submission is incomplete, immediately returns submission
to developer, indicates the deficiencies and the ninety-day review
period shall begin only after a completed application is submitted;
or
(b)
If submission appears to be complete, accepts preliminary plan
submission and fees, and dates and initials the plan.
(4)
The Township Zoning Officer shall submit one copy of the plan
and application to the appropriate boards, committees, and commissions.
The developer shall follow the submittal procedures established by
the various external entities that require plan submissions, such
as PennDOT, the Bucks County Health Department, the Bucks County Conservation
District, or the Bucks County Planning Commission.
(5)
At a regular or special Township Planning Commission meeting
following receipt of reports from agencies listed above, the Planning
Commission shall hold a public meeting, and:
(a)
Review the developer's submission.
(b)
Review all reports received.
(c)
Discuss submission with the developer.
(d)
Evaluate the plan, reports, and discussion.
(e)
Give interested members of the public the opportunity to discuss
and inquire about the plan.
(f)
Determine whether the preliminary plan submission meets the
objectives and requirements of this chapter and other ordinances of
the Township.
(g)
Make recommendations to the Board of Supervisors for approval,
conditional approval, or disapproval of the preliminary plan. When
the application is not recommended for approval, the recommendation
shall specify the defects found in the application, describe the requirements
which have not been met, and, in each case, site the specific provisions
of the applicable ordinance which have not been satisfied.
(6)
At any public meeting on an application held pursuant to § 305-505D(5) of this subsection, the following shall apply:
(a)
All witnesses presented as experts in a particular matter within
the purview of any profession shall be licensed in the Commonwealth
of Pennsylvania. Witnesses to any other matter or fact shall not be
considered to be expert unless accepted as such by the Chair of the
Planning Commission based upon a resume. The limits of such expertise
shall be established before the presentation begins.
(b)
Questions and/or comments from members of the public shall be
accepted and may be directed to each witness at the conclusion of
their presentation. Public comment, including additional questions,
shall be accepted after the developer has concluded their presentation
and before the Planning Commission deliberates.
(7)
The Board of Supervisors, within the time prescribed in the
latest version of the Municipalities Planning Code,[1] shall:
(a)
Evaluate the developer's submission and the reports of
the Township Engineer, the Township Planning Commission, and any other
applicable reviewing agency.
(c)
Give interested members of the public the opportunity to discuss
and inquire about the plan.
(d)
Either approve, conditionally approve, or disapprove the preliminary
plan.
(e)
Inform the developer of the decision in writing by mail at their
last known address not later than 15 days following the decision.
When the application is not approved, the decision shall specify the
defects found in the application, describe the requirements which
have not been met, and in each case, site the provisions of the applicable
ordinance which have not been satisfied.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(8)
Failure of the Board of Supervisors to render a decision and
communicate it to the developer within the time and in the manner
required herein shall be deemed an approval of the preliminary plan,
unless the developer has agreed, in writing, to an extension of time
or a change in the prescribed manner of communication of the decision,
in which case, failure to meet the extended time or change in manner
of communication shall have like effect.
(9)
Approval of the preliminary plan shall constitute conditional
approval of the subdivision or development as to the character and
intensity, but shall not constitute approval of the final plan or
authorize the sale of lots or construction of buildings.
E.
Submission requirements. The preliminary plan shall show or be accompanied
by the following information:
(1)
Drafting standards.
(a)
The plan shall be drawn at a scale of one inch equals 40 feet,
50 feet or 100 feet.
(b)
Dimensions shall be in feet and decimal parts thereof, and bearings
shall be in degrees, minutes, and seconds.
(c)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(d)
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 presently
proposed features.
(e)
The plan shall be so prepared and bear an adequate legend to
indicate clearly which features are existing and which are proposed.
(f)
The boundary line of the subdivision or land development shall
be shown as a solid heavy line.
(g)
The plan shall be a clear, legible, white paper print.
(h)
Plans shall be prepared on sheets no larger than 24 inches by
36 inches, and all lettering shall be so drawn as to be legible if
the plan should be reduced to half the size.
(2)
General information to be shown.
(a)
Name of the subdivision or land development.
(b)
Name and address of the owner/developer.
(d)
Present zoning classification on the subject tract and adjacent
properties, and requirements on the subject tract.
(e)
Date, North point, and scale.
(f)
A location map for the purpose of locating the site to be subdivided
or developed at a scale of not less than one inch equals 800 feet,
showing the relation of the tract to adjoining properties 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.
(g)
Name of the current zoning ordinance with the latest revision
date and the current subdivision and land development ordinance with
the latest revision date.
(h)
All conditions of applicable zoning approval and granted variances.
(3)
Existing features to be shown.
(a)
Complete outline survey of the property to be subdivided or
developed, showing all courses, distances, areas, property corners
(existing monumentation, markers, pins, etc.), and tie-ins to all
adjacent street intersections. The outline survey shall be determined
by a field boundary survey performed and/or verified within one year
of the preliminary plan submission.
(b)
The location, names, classifications and widths of streets,
the location of property lines and names of owners, the location of
watercourses, sanitary sewers, storm drains, and similar features
within 400 feet of any part of the land to be subdivided or developed.
(c)
Location of all existing monuments with references noting material.
(d)
Location, size and ownership of all underground utilities, and
any street lines or easements within the property.
(e)
Appropriate contours at two-foot (minimum) 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. All ground contours shall be taken from USGS bench marks
and run direct to the degree of the actual and exact elevations of
the spot points or contours.
(f)
The location and character of existing buildings, the location,
size, and species of all large trees standing alone, and the location
and general condition of all significant topographic and physical
features, including, but not limited to, USGS contours, existing vegetation,
natural drainage, trees over 10 inches diameter, forest or wooded
areas, wetlands, streams, vernal pools, and prime agricultural land.
(h)
Limits and types of resource protection areas.
(i)
Limits and types of environmentally sensitive areas.
(j)
An aerial photograph of the site with the site boundary identified.
(4)
Proposed layout.
(a)
The layout of streets, including name, classification and width
of streets and crosswalks.
(b)
The layout and dimensions of lots.
(c)
The arrangement of buildings and parking areas in proposed industrial,
commercial, and multifamily developments.
(d)
Applicable zoning requirements and the location of zoning district
boundary lines affecting the subdivision and/or land development.
(e)
A reference to any land dedicated for public use or offered
for dedication for parks, recreation areas, open space, schools, widening
of streets, or other public uses.
(f)
For multifamily developments, the total area, total dwelling
units, number of buildings, proposed density, total parking spaces,
building coverage, impervious coverage and bedroom ratio shall be
noted on the plan.
(g)
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.
(h)
Location and size of storm drains, sanitary sewers, culverts,
watercourses, and all appurtenances thereof, on-lot sewage disposal
systems (if applicable), gas mains, water mains, fire hydrants, streetlights,
plantings, structures, and other underground cable, internet, conduits,
or structures.
(i)
Building setback lines, established by zoning, other ordinances,
or deed restrictions with distances from the street line.
(j)
An indication of any lots in which other than a residential
use is intended.
(k)
Street lines and/or easements proposed to be created for all
drainage purposes, utilities, or other pertinent reasons. Preliminary
and final plans must be reviewed by PennDOT for all subdivision and/or
land development plans which abut state roads.
(l)
Tentative typical cross sections and center-line profiles for
each proposed street shown on the preliminary plan. These plans shall
be submitted as separate sheets.
(m)
A plan of proposed plantings showing street tree location, landscape
treatment, reverse frontage lots, required buffer strips and refuse
collection screening.
(n)
The developer must obtain a highway occupancy permit for all
street line encroachments on state or Township roads.
(o)
Where the preliminary plan covers only a portion of the subdivision
and/or land development site, a sketch shall be submitted illustrating
the prospective street layout for the remainder of the site.
(p)
The words "preliminary plan, not to be recorded" shall be shown
on the plan.
(q)
A transportation impact study (TIS) shall be required for all
major subdivisions and/or land developments for all commercial or
industrial applications, for all residential applications that generate
more than 200 new ADT or greater than 20 peak hour trips, zoning changes,
special exceptions, or conditional uses. The TIS will enable the Township
to assess the impact of a proposed development, zoning change, special
exception, or conditional use on the transportation system, both highways
and public transportation in the Township. The developer shall provide
a TIS of proposed development streets, existing streets and intersections
providing access to the site, collector streets and intersections
providing access to the general area in which the proposed development
is located, and any additional streets the Planning Commission or
Board of Supervisors feels may be adversely affected by the proposed
development. The transportation impact study shall be consistent with
the requirements in Appendix G.[5] In addition to the requirements stated herein, a traffic
impact study shall be required when any of the following conditions
are met:
[1]
A TIS shall be required when Use E33 Parking Structure is proposed
as a principal use.
[2]
If a TIS is required for Use H6 Drive-Thru, the TIS shall examine
and make recommendations to determine if the minimum stacking distance
of 160 linear feet is sufficient or if a greater stacking distance
is required.
[3]
A TIS is required for Use H9 Accessory Outdoor Eating Area.
The TIS shall provide information which will be used to determine
the necessary parking needs for the outdoor eating area and the impacts
of the proposal upon local traffic circulation.
[4]
A TIS is required for Use H11 Financial Self-Service Kiosk.
The TIS shall examine and make recommendations to determine if the
minimum stacking distance of 50 linear feet is sufficient or if a
greater stacking distance is required. In addition, the TIS shall
address the following issues:
[5]
Editor's Note: Appendix G, Traffic Impact Study, is included as an attachment to this chapter.
(r)
Environmental impact study identifying all resource protection areas and environmentally sensitive areas, as well as environmental site assessment reports (as applicable). Compliance with applicable zoning ordinances and § 305-329 of this chapter shall be required. Refer to Appendix E for impact assessment report requirements.[6] An environmental impact study shall be submitted together
with the preliminary plan application for any of the following:
[1]
A subdivision of land which results in five or more dwelling
units, lots, or leaseholds, any one of which is less than 10 acres
in size. A subdivision of lots all of which are greater than 10 acres
in area shall be exempt from the requirement of an environmental impact
study only if all of the lots are deed restricted from further subdivision.
[2]
Any development of land for commercial or industrial use on
a lot which is larger than one acre.
[3]
Any development of land which proposes to use performance standards for protecting environmentally sensitive areas different than those listed in § 305-329 of this chapter. A development which will comply with the requirements of § 305-329 and, specifically, the general performance standards is not required to prepare an environmental impact study, unless existing conditions or uses conducted on the subdivision and/or land development site warrant as determined at the discretion of the Board of Supervisors.
[4]
In addition to an environmental impact study, the Planning Commission
and/or Board of Supervisors may require the submission of a Phase
1 or Phase 2 environmental site assessment of any subdivision and/or
land development site where potential site contamination issues may
exist.
[6]
Editor's Note: Appendix E, Environmental Impact Study, is included as an attachment to this chapter.
(s)
A proposed lighting plan containing:
[1]
Location of driveways, structures, curb, and sidewalk.
[2]
Layout of all proposed utilities (including storm sewer).
[3]
Proposed tree planting locations coordinated with proposed grading
and underground utilities maintaining required horizontal separation
distances.
[4]
Location of parking area lighting and streetlight fixtures with
radial extent of illumination in the form of numeric footcandle values
in units of footcandles (fc); numeric footcandle values shall be in
increments of 0.50 fc.
[5]
The spacing of light poles/pole foundations along streets shall
be indicated for all lighting; pole, foundation, and luminaire types
shall be noted.
[6]
Photometry detail indicating coverage area of proposed luminaire
and lumens shall be indicated, including a candela numeric lumen output.
[7]
Details and appropriate manufacturer's information of all
lighting and accessory equipment to be used, including fixtures, wattage,
fixture height, poles, foundations, and conduit.
(t)
Resource conservation site analysis plan. The resource conservation site analysis plan should overlay the proposed development with the existing conditions of the site and all other existing features of the site required in § 305-505E(3).
(v)
The location of any electric vehicle parking spaces and electric
vehicle charging stations.
(5)
Plan for stormwater management and/or erosion and sedimentation control. In the event that any developer shall intend to make changes in the contour of any land proposed to be subdivided, developed, or changed in use by grading, excavating, removing or destroying the natural topsoil, trees or other vegetative covering thereon under a subdivision and/or land development application, such subdivision or land development shall be approved only after the developer has obtained approval of a plan for stormwater management and/or erosion and sedimentation control, or there has been a determination by the Township Engineer during review of the feasibility sketch plan that such a plan is not necessary. These plans shall, as a minimum, meet the requirements of this chapter (see §§ 305-322 and 305-323), Chapter 288, Stormwater Management, as well as the requirements of the Bucks County Conservation District. Any plan for stormwater management and/or erosion and sedimentation control shall be submitted by the developer to the Bucks County Conservation District for review and comment. A stormwater management and best management practice operation and maintenance agreement, when required, shall be provided by the developer to ensure that emergency measures could be taken by the Township at the developer's expense if the stormwater management and erosion and sedimentation control plans are not implemented.
(6)
Public water and sewer.
(a)
Where public water and sewer connection is proposed, the developer
shall submit a ready to serve letter from the utility company having
jurisdiction.
(b)
If public water and sewer systems are not readily available
to service the subdivision and/or land development, as confirmed with
the Township Engineer, a feasibility report shall be submitted. The
following material shall be included in the feasibility report:
[1]
A review of topography, soil conditions shown on USDA Natural
Resources Conservation Service maps and subsurface geology charts
and reports and local hydrogeologic conditions, to the extent that
such conditions will affect the costs and feasibility of various alternate
types of water and sewage systems for the subdivision and/or land
development.
[2]
The results of soil percolation tests, in the event that on-lot
sewage disposal systems is a viable alternative. Soil percolation
tests shall be performed pursuant to the current rules and regulations
of the PADEP and Bucks County Health Department for all subdivisions
and/or land developments where buildings at time of construction will
not be connected to any active public sewage disposal system, and
where the net density of proposed dwelling units will exceed one dwelling
unit per acre.
[3]
Recommendations stating the Engineer's professional opinion
as to the means of sewage disposal and water supply that will be preferable
in the short- and long-term interest of the community in which the
subdivision and/or land development is located.
(7)
Tree protection zone.
(a)
The tree protection zone shall be included on the plan.
(b)
The location of all trees to be retained including trunk and
dripline locations. Driplines should be plotted accurately and to
scale. When groups of trees are to be retained, only the locations
of the trees on the perimeter need to be shown.
(c)
The location of proposed retaining walls around trees shall
be shown.
(d)
Construction details of all retaining walls shall be shown including
special soil and fill media where applicable.
(e)
Any grade changes which would alter surface and/or subsurface
water movement either to or from the tree protection zone must be
shown.
(8)
Landscape plan submission requirements.
(a)
Existing landscape features. Included at the time of preliminary
plan submittal on either a separate tree survey plan or on the existing
features plan, the location of existing live trees with a trunk diameter
(DBH) of six inches or more shall be filed with the Township at an
appropriate and legible scale of not less than one inch to 50 feet.
DBH is the diameter of a tree at breast height, outside the bark,
measured 4 1/2 feet from the ground surface. This requirement
may be satisfied by the use of annotated aerial photographs at a scale
as listed above, to include sufficient detail to allow the quantification
of trees. This requirement may also be satisfied by the use of multiple
sample areas of no less than 100 feet by 100 feet (10,000 square feet),
each to be used to estimate the total forest/woodland tree count,
when, in the opinion of the Township Zoning Officer or Township Engineer,
the makeup of the forest/woodland is sufficiently consistent to merit
the use of such samples. Information to be provided shall include
the following:
[1]
Plan scale, North arrow, property lines and location map, with
zoning district designations for the site and adjacent properties.
[2]
Existing contours per submission requirements.
[3]
Individual freestanding trees with trunk diameters (DBH) of
six inches or more shall be shown indicating the location, species,
and diameter of each tree.
[4]
Trees in hedge rows or lines with trunk diameters (DBH) of six
inches or more indicating the outer canopy or dripline of the tree
grouping as well as the location and species of individual trees.
[5]
Trees in forest/woodlands or groves with trunk diameters (DBH)
of six inches or more indicating the species and outer canopy or dripline
of the tree grouping.
[6]
Within the plan set, existing trees to remain and existing trees
to be removed shall be designated either by indicating individual
trunk diameters with an "X" for removal or by cross hatching or similar
method to indicate woodlands to be removed.
[7]
Any subdivision or land development proposal which will result in the destruction of greater than 25% of the existing viable noninvasive trees six inches in diameter (DBH) or greater, as determined by a registered landscape architect, shall replace the removed viable noninvasive trees in excess of the 25%, as determined by a registered landscape architect, but in no case shall removal of forests exceed those allowed under § 370-503 of the Zoning Ordinance.
[8]
The plan shall contain a schedule listing the total number of existing viable noninvasive trees (DBH) over six inches in trunk diameter, as determined by a registered landscape architect. When forests are present, the schedule shall differentiate "forest trees" and "nonforest trees." The schedule shall list the maximum number of trees permitted to be removed in compliance with the provisions herein, § 370-503 of the Zoning Ordinance, the actual number of trees proposed for removal, the number of excess trees being removed, and the number of required replacement trees.
(b)
Preliminary landscape plan. The preliminary landscaping plan
shall be drawn at a scale of not less than one inch to 50 feet and
shall contain the following:
[1]
Plan scale, date, North arrow, and location map with zoning
district designations for the site and adjacent properties.
[2]
Location of all existing and proposed buildings.
[3]
Location of all existing and proposed roads, parking, service
areas and other paved areas.
[4]
Location of all outside storage and trash receptacle areas.
[5]
Sidewalks, berms, fences, walls, freestanding signs and site
lighting.
[6]
Locations, common names, quantity and sizes of all proposed trees, shrubs and areas for lawns or other ground cover (see § 305-329F).
[7]
Locations of existing freestanding trees and woodlands to remain.
[8]
Sight triangles and sight distance lines.
F.
Public notification.
(1)
The filing of a preliminary plan for a major subdivision or
land development within Warrington Township, as determined by requirements
of this chapter, shall require the owner to notify surrounding property
owners by mail of the action and place a sign of notice on the subject
premises. The owner shall notify the surrounding property owners of
a meeting date and any other required information at least 14 days
prior to the meeting. The Township shall require the owner to notify
surrounding property owners of subsequent meetings or hearings following
the initial meeting.
(2)
The mailed notice to nearby property owners shall occur at least
14 consecutive calendar days before the public meeting of the Planning
Commission when the plan will be first reviewed. Notice shall be by
first-class mail, and the owner shall provide the Township with documentation
of the mailings prior to the public meeting. Mailed notices shall
be required for the following plan types and relevant properties:
(3)
The mailed notice shall contain a narrative statement describing
the proposed development and include, at a minimum, the name and address
of the owner, the parcel number(s) and description of the application
site, the number and type of residences and/or buildings being proposed,
and a copy of the plan on paper measuring at least 11 inches by 17
inches that shows the proposed improvements and environmentally sensitive
areas in different colors and graphic indicators with appropriate
legends to clearly illustrate the distinctions between the same.
(4)
For purposes of the mailing notice requirement, distances shall
be measured from the nearest part of the application site to any portion
of an affected parcel to be notified.
(5)
The sign(s) of notice shall be placed on the application site
providing notice of a public meeting for the preliminary plan application.
The sign(s) shall be located so as to be in clear view of passersby
and adjacent to the street line(s). If the application site is bordered
by more than one public street, a public notice sign shall be placed
adjacent to each street line, but in no case shall more than two signs
be required. The sign(s) shall be erected within 10 calendar days
of the filing of a preliminary plan application with the Township.
The owner shall be required to apply for a sign permit from the Township
for all signs and the Township Zoning Officer shall determine the
sign location requirements for the public notice sign(s) shall be
as follows:
(a)
Location. The posted sign(s) shall be placed in a conspicuous
location, as close to, but outside, the street line as practical,
parallel to the street, and clearly visible to the public. The Township
may allow the posting of only one sign on corner lots of less than
four acres. In no case shall a sign be placed so as to interfere with
driver visibility or vehicular safety.
(b)
Size. The posted sign(s) shall be single-faced and shall measure
four feet by eight feet with a yellow background with two-inch black
lettering in sans serif typeface and shall be weather protected. The
top of sign when installed shall be no more than seven feet from the
ground under it.
(c)
Sign information. The sign(s) shall include, in boldface type, a narrative statement describing the proposed development including the type of residences and/or building proposed. The owner's name and phone number, the name of the plan, address of development site, the application number and the tax parcel number(s) shall be prominently displayed. A statement that additional information, including an illustrated plan depicting the proposed development, can be obtained from the Township's website. The owner shall be responsible for cleaning or replacing, within 10 days of notification, any sign that has been defaced, becomes illegible, or is removed. The sign will remain in place until final action on the final plan application is taken by the Township. Removal of the sign will be in accordance with § 305-505F(5)(e).
(d)
Proof of posting. The owner shall provide the Township with
photographic proof of posting and a signed affidavit prior to the
public meeting. Failure of any such posted notice to remain in place
after the notice has been posted shall not be deemed a failure to
comply with these standards or be grounds to challenge the validity
of any decision made on the application unless the notice was removed
by the owner at their direction.
(e)
Removal of posted sign. The owner shall remove the posted sign(s)
not later than 10 calendar days after final action on the final plan
application is taken by the Township.
A.
Purpose. The purpose of the final plan is to obtain formal approval from the Board of Supervisors before plans for all subdivisions and land developments are recorded as required by § 305-701 of this chapter.
B.
General.
(1)
The final plan shall be submitted conforming to the conditions
of the preliminary plan approval. The final plan and all information
and procedures relating thereto shall in all respects be in compliance
with the provisions of this chapter, except where variation therefrom
may be specified, in writing, by the Board of Supervisors.
(2)
Prior to the recording of any final plan, a development agreement,
in a form provided by the Township Solicitor, including the posting
of financial security to guarantee the completion of all required
public and/or site improvements, as defined in Appendix A,[1] shall be executed by the developer.
[1]
Editor's Note: Appendix A, Required Contracts, is included as an attachment to this chapter.
C.
Deposit and fee. See the Township Fee Schedule.
D.
Procedure. Procedure for approval of final plans shall be identical to the procedure as outlined for preliminary plans in § 305-505, except as noted below:
(1)
Developer prepares final plan and application.
(2)
The developer shall submit the required copies of the plan set,
application and associated documentation to the Zoning Officer and
other entities as required herein. The email address and/or contact
information of the developer and the developer's engineer must
be included with the application. The required copies to be submitted
to the Zoning Officer and the acceptable format of said copies shall
be submitted in accordance with the following:
(a)
Two paper copies and one digital copy of the subdivision/land
development application.
(b)
Two paper copies and one digital copy of the full plan set.
(c)
Eighteen paper copies and one digital copy of the partial plan
set. Partial plan sets shall consist of a cover page, record plans,
existing conditions plan, construction improvements plan, landscaping
and lighting plans and associated details, utility plans, stormwater
management plans, and any other plans deemed to be necessary by the
Zoning Officer.
(d)
Sixteen paper copies and one digital copy of the conditional
use application, if applicable.
(e)
Two paper copies and one digital copy of the traffic impact
study, if applicable.
(f)
Two paper copies and one digital copy of the environmental site
assessment, if applicable.
(g)
Two paper copies and one digital copy of any other document
as required by this chapter.
(3)
Township Zoning Officer, in consultation with the Township Engineer,
checks submission against checklist for completeness and:
(a)
If a submission is incomplete, immediately returns submission
to developer, indicates the deficiencies and the ninety-day review
period shall begin only after a completed application is submitted;
or
(b)
If submission is complete, accepts final plan submission and
fees, and dates and initials the plan.
(4)
The Township Zoning Officer shall submit one copy of the final
plan submission and application with a request for review and comment
to the appropriate boards, committees, and commissions. The developer
shall follow the submittal procedures established by the various external
entities that require plan submissions, such as PennDOT, the Bucks
County Health Department, the Bucks County Conservation District,
or the Bucks County Planning Commission.
(5)
At a regular or special Township Planning Commission meeting
following receipt of reports from agencies listed above, the Planning
Commission shall:
(a)
Review the developer's submission.
(b)
Review all reports received.
(c)
Discuss submission with the developer.
(d)
Evaluate the plan, reports, and discussion.
(e)
Give interested members of the public the opportunity to discuss
and inquire about the plan.
(f)
Determine whether the final plan submission meets the objectives
and requirements of this chapter and other ordinances of the Township.
(g)
Make recommendations to the Board of Supervisors for approval,
conditional approval, or disapproval of the final plan.
(h)
Submit a report to the Board of Supervisors. When the application
is not recommended, the recommendation shall specify the defects found
in the application, describe the requirements which have not been
met, and, in each case, site the specific provisions of the applicable
ordinance which have not been satisfied.
(6)
The Board of Supervisors, within the time prescribed in the
latest version of the Municipalities Planning Code,[2] shall:
(a)
Reevaluate the developer's submission, presentation, report
of the Township Planning Commission and any other applicable reviewing
agency.
(b)
Determine whether the final plans meet the objectives and requirements
of this chapter and other ordinances of the Township.
(c)
Give interested members of the public the opportunity to discuss
and inquire about the plan.
(d)
Either approve, conditionally approve, or disapprove the final
plan by resolution.
(e)
Inform the developer of the decision in writing by mail mailed
at their last known address not greater than 15 days following the
decision. When the application is not approved the decision shall
specify the defects found in the application, describe the requirements
which have not been met, and in each case cite the specific provisions
of the applicable ordinances which have not been satisfied.
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
(7)
Failure of the Board of Supervisors to render a decision and
communicate it to the developer within the time and in the manner
required herein shall be deemed an approval of the final plan, unless
the developer has agreed in writing to an extension of time or a change
in the prescribed manner of communication of the decision, in which
case failure to meet the extended time or change in manner of communication
shall have like effect.
(8)
If approved:
(a)
The Board of Supervisors shall adopt a resolution approving
the final plan.
(b)
Approval will be conditioned upon the developer entering into
a development agreement with the Township, prepared by the Township
Solicitor, that includes the posting of financial security to guarantee
the completion of the public/site improvements that are proposed in
conjunction with the subdivision and/or land development, as set forth
in Appendix A.[3]
[3]
Editor's Note: Appendix A, Required Contracts, is included
as an appendix to this chapter.
(c)
Two exact copies of the approved final plan with signatures of the required agencies as specified in Article V, § 305-507B(3)(c), of this chapter shall be submitted as record plans to the Board of Supervisors for review and signature.
E.
Submission requirements. The final plan shall be accompanied by the following information, which shall be considered in addition to that required for the preliminary plan submission under § 305-505.
(1)
Drafting standards.
(a)
The plan shall be drawn at a scale of one inch equals 40 feet,
50 feet, or 100 feet.
(b)
The plan shall be a clear, legible white paper print.
(c)
Dimensions shall be in feet and decimals to the nearest hundredth
of a foot, and bearings shall be in degrees, minutes, and seconds.
(d)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(e)
The boundary line of the subdivision or land development shall
be shown as a solid heavy line.
(f)
Final plans shall be prepared on sheets no larger than 24 inches
by 36 inches, and all lettering shall be so drawn as to be legible
if the plan should be reduced to half the size.
(2)
General information to be shown.
(a)
Name of the subdivision or land development.
(b)
Name and address of the owner/developer.
(d)
Date, North point, and scale.
(e)
A location map for the purpose of locating the site to be subdivided
or developed at a scale of not less than one inch equals 800 feet
showing the relation of the tract to the 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.
(f)
Present zoning classification on the subject tract and adjacent
properties, and requirements pertaining to the subject tract.
(g)
Name of the current zoning ordinance with the latest revision
date and the current subdivision and land development ordinance with
the latest revision date.
(h)
All conditions of applicable zoning approval and granted variances.
(i)
All granted waivers.
(3)
Existing features to be shown.
(a)
Complete outline survey of the property to be subdivided or
developed, showing all courses, distances, areas, property corners
(existing monumentation, markers, pins, etc.), and tie-ins to all
adjacent street intersections. The outline survey shall be determined
by a field boundary survey performed and/or verified within one year
of the final plan submission. Complete outline survey of the property
to be subdivided or developed showing all courses, distances, and
areas and tie-ins to all adjacent street intersections.
(b)
The location, names, classifications and widths of streets,
the location of property lines and names of owners, the location of
watercourses, sanitary sewers, storm drains and similar features within
400 feet of any part of the land to be subdivided or developed.
(c)
Location, size and ownership of all underground utilities, easements
and street lines within the property.
(d)
The location and character of existing buildings, the location,
size and species of all large trees standing alone, and the location
and general condition of all significant topographic and physical
features, including, but not limited to, USGS contours, existing vegetation,
natural drainage, trees over 10 inches diameter, forest or wooded
areas, wetlands, streams, vernal pools, and prime agricultural land.
(f)
Limits of resource protection areas.
(g)
Limits of environmentally sensitive areas.
(h)
Limits of applicable conservation development and/or open space.
(i)
An aerial photograph of the site with the site boundary identified.
(4)
Proposed layout.
(a)
Lot layout, including dimensions and bearings, and consecutive
numbering of lots.
(b)
The proposed names, classifications, cartway width and street
line width of all proposed streets.
(c)
The arrangement of buildings and parking areas in proposed industrial,
commercial and multifamily developments with all necessary dimensions
noted on the plan.
(d)
Sufficient data to determine readily the location, bearing and
length of every street, lot and boundary line.
(e)
The proposed building setback for each lot or the proposed location
of each building.
(f)
Accurate locations of all concrete monuments.
(g)
The location, width and purpose of all easements or street lines
and boundaries by bearings and dimensions.
(h)
For multifamily dwellings, the total area, total dwelling units,
number of buildings, proposed density, total parking spaces, building
coverage, and bedroom ratio shall be noted on the plan.
(i)
For projects proposing a development in more than one phase,
a phasing plan delineating each phase of development with the above-required
information noted on the plans for each phase shall be required.
(j)
The location of all existing and proposed fire hydrants and
utilities.
(k)
Resource conservation site analysis plan. The resource conservation site analysis plan should overlay the proposed development with the existing conditions of the site and all other existing features of the site required in § 305-506E(3).
(5)
Improvement construction plan requirements;
(a)
All horizontal drainage and utility construction plans shall
be accompanied by a grading plan with existing contours delineated
by a dashed line and proposed contours by a solid line of not less
than a two-foot interval with spot elevations at sufficient locations
to review the proposed grade modifications.
(b)
The improvement construction plans shall be at any of the following
scales:
|
Table 13. Improvement Construction Plan Scales
| |
|---|---|
|
Improvement Construction Plan Scales
| |
|
Horizontal
(feet/inch)
|
Vertical
(feet/inch)
|
|
50
|
5
|
|
100
|
10
|
(c)
The horizontal plan for streets shall show details of the horizontal
layout including:
[1]
Center line with bearings, distances, curve data, and stations
corresponding to the profile views.
[2]
Street lines and curblines with radii at intersections.
[3]
Beginning and end of proposed construction.
[4]
Tie-ins by courses and distances to intersections with all public
roads, with street names and widths.
[5]
Location of all concrete monuments with reference to them.
[6]
Property lines and ownership of abutting properties.
[7]
Location and size of all drainage structures, public utilities,
and street name signs.
[8]
Location of sidewalks.
(d)
Profile views for streets shall include:
[1]
Profile of existing ground surface along center line of street.
[2]
Proposed center-line grade noting percent on tangents, elevations
at fifty-foot station intervals, street center line intersections,
and both ends of curb radii.
[3]
Vertical curve data including length and elevations at twenty-five-foot
station intervals.
(e)
Cross sections shall include:
[1]
Street line width and location and width of paving.
[2]
Type, thickness, and crown of paving.
[3]
Type and size of curb.
[4]
Grading of street line area, outside of paving.
[5]
Location, width, type, and thickness of sidewalks.
[6]
Typical location of sewers and other utilities with sizes noted.
(f)
Horizontal plans for storm sewers, water mains and sanitary
sewers shall include:
[1]
Location and size of line with stations corresponding to the
profile view.
[2]
Location of manholes or inlets with invert and grate or rim
elevations at top of each manhole or inlet.
[3]
Property lines and ownership, with details of easements where
required.
[4]
Beginning and end of proposed construction.
[5]
Location of water and sewer service laterals.
[6]
Location of all other drainage facilities and public utilities.
(g)
Profiles for storm drains and sanitary sewers shall include
invert elevations and the profile of existing ground surface with
elevations at top of manholes or inlets.
(h)
A proposed lighting plan containing:
[1]
Location of driveways, structures, curb and sidewalk.
[2]
Layout of all proposed utilities (including storm sewer).
[3]
Proposed tree planting locations coordinated with proposed grading
and underground utilities, maintaining required horizontal separation
distances.
[4]
Location of parking area lighting, and streetlight fixtures,
with radial extent of illumination in the form of numeric footcandle
values in units of footcandles (fc); numeric footcandle values shall
be in increments of 0.50 fc.
[5]
The spacing of light poles/pole foundations along streets shall
be indicated for all lighting; pole, foundation, and luminaire types
shall be noted.
[6]
Photometry detail indicating coverage area of proposed luminaire
and lumens shall be indicated, including a candela numeric lumen output.
[7]
Details and appropriate manufacturer's information of all
lighting and accessory equipment to be used, including fixtures, wattage,
fixture height, poles, foundations, and conduit.
(6)
Landscape plan submission requirements.
(a)
Final landscape plan. The final landscape plan shall contain a final version of all the plan requirements stated in § 305-505E(8)a and shall further contain the following:
[1]
A plant schedule indicating the botanical and common names,
height, spread, caliper, quantity and any special remarks for all
plant material proposed.
[2]
If not provided on a separate plan, a list of existing trees
to be removed, existing and proposed water bodies and significant
natural features.
[3]
Details for the planting and staking of trees, the planting
of shrubs and any other details which depict other related installation.
[4]
Existing and proposed underground and aboveground utilities,
such as site lighting, transformers, hydrants, manholes, valve boxes,
storm, sanitary and water lines, etc.
[5]
All existing and proposed contours at two-foot intervals, and
in order to determine the relationship of planting and grading, areas
with slopes in excess of three horizontal to one vertical (33.3%)
will be indicated on the plan and seeded, sodded or planted with ground
cover.
[6]
Information in the form of notes or specifications concerning
planting areas to be devoted to lawns. Such information shall convey
the proposals for seeding, sodding, ground cover, mulching, and the
like.
[7]
A detailed cost estimate shall be attached to the final landscape
plan submission, showing the value of all proposed landscaping, and
to include all labor, materials, and guarantee.
(7)
Submission of final plans in AutoCAD format. An exact copy of
the final subdivision or land development plans shall be submitted
in an electronic format, in AutoCAD DWG or DXF format, designated
by the Township, as a condition of final plan approval.
A.
Recording plans. The action of the Board of Supervisors in approving
any subdivision or land development plan, together with an approved
duplicate copy of such plan shall, within 90 days of the date of approval
or 90 days after delivery of an approved plan signed by the Board
of Supervisors that complies with the conditions imposed for such
approval, whichever is later, be recorded by the Township in the office
of Recorder of Deeds of Bucks County. The developer shall reimburse
the Township with the cost of recording plus 10%, in accordance with
the Township Fee Schedule. The Board of Supervisors may extend the
ninety-day period upon receipt of a written request submitted by the
developer.
B.
Record plan requirements.
(1)
The record plan shall be clear, legible blue or black line print
on white opaque linen or Mylar, and shall be an exact copy of the
approved final plan on a sheet of the size required for final plans.
Two copies of the record plan shall be submitted for Township signatures.
(2)
The final plans as approved and recorded shall be interpreted to include all information required and approved under § 305-506 of this chapter, unless otherwise waived by the Board of Supervisors. All plans, reports, and studies submitted for final approval under § 305-506 of this chapter shall be stamped and dated and retained as part of the record set of approved final plans. Changes made at the time of final approval must be dated and recorded with the Township Zoning Officer and noted as revised sheets before building permits are issued.
(3)
The following information shall appear on the record plan in
addition to the information required for a final plan or minor subdivision
plan:
(a)
(b)
Acknowledgements.
[1]
A statement to the effect that the developer 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 his/her or their
consent and that it is desire to record the same.
[2]
Acknowledgement of said statement before an officer authorized
to take acknowledgements.
(c)
The following signatures shall be placed directly on the plan
in black or blue ink.
[1]
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.
[2]
The signatures of the notary public or other qualified offices
acknowledging the owner's intent.
[4]
The review number assigned by the County Planning Commission.
[5]
The signature of the Township Engineer.
[6]
The signature of the Chairperson and Secretary of the Township
Board of Supervisors.
C.
Effect of recording.
(1)
After a subdivision or land development plan has been duly recorded,
the streets, parks and other public improvements shown thereon shall
be considered to be a part of the Official Map, when adopted, of the
Township.
(2)
Streets, parks and other public improvements shown on a subdivision
or land development plan to be recorded may be offered for dedication
to the Township by formal notation thereof on the plan, or the owner
may note on the plan that such improvements have not been offered
for dedication to the Township.
(3)
Every street, park or other improvement shown on a subdivision
or land development plan that is recorded, as provided herein, shall
be deemed to be a private street, park, or improvement until such
time as the same has been offered for dedication to the Township and
accepted, by resolution, or until it has been condemned for use as
a public street, park, or other improvement.
A.
Any such plan shall be submitted as an amended final plan or subdivision
plat.
B.
The area where modifications or additions are proposed shall be delineated
as the "project area" on a copy of the recorded plan or subdivision.
The project area shall include all proposed work and shall be subject
to the approval of the Township.
C.
The application shall meet all of the requirements of this chapter
for all work proposed within the project area. Full detail shall not
be required for existing work outside the project area.
D.
Zoning and subdivision and land development requirements in effect
at the time of application shall apply within the project area but
not otherwise.
E.
The application shall be accepted, reviewed, approved, and recorded
fully in accordance with the requirements of this chapter, but only
as to the project area.
A.
Inspection.
(1)
The developer shall notify the Board of Supervisors in writing
by certified or registered mail of the completion of the required
improvements and shall send a copy to the Township Engineer.
(2)
The Board of Supervisors shall, within 10 days after receipt
of such notice, direct and authorize the Township Engineer to inspect
all of the aforesaid improvements.
(3)
The Township Engineer shall:
(a)
Inspect the completed required improvements.
(b)
File a report, in writing, with the Board of Supervisors, and
mail a copy of the same to the developer by certified or registered
mail, within 30 days after receipt by the Township Engineer of the
aforesaid authorization from the Board of Supervisors. Said reports
shall be detailed and shall indicate approval or rejection of said
improvements, either in whole or in part, and if said improvements
or any part thereof shall not be approved or shall be rejected by
the Township Engineer, said report shall contain a statement of the
reasons for such nonapproval or rejection.
(4)
If the Board of Supervisors or Township Engineer fails to comply
with the time limitations contained herein, all improvements will
be deemed to have been approved and the developer shall be released
from all liability, pursuant to its performance guaranty bond or other
security agreement. The developer shall proceed to complete said improvements
to Township requirements and, upon completion, the same procedure
of notification as outlined herein shall be followed.
(5)
In the event that any improvements which may be required have
not been installed as provided in this chapter or in accordance with
the approved final plan, the Board of Supervisors is hereby granted
the power to enforce any corporate bond or other security by appropriate
legal and equitable remedies. If proceeds of such bond or other security
are insufficient to pay the cost of installing or making repair or
corrections to all the improvements covered by said security, the
Board of Supervisors may, at its option, install part of such improvements
in all or part of the subdivision or land development and may institute
appropriate legal or equitable action to recover the monies necessary
to complete the remainder of the improvements, including court costs
and attorney fees. All of the proceeds, whether resulting from the
security or from any legal or equitable action brought against the
developer, or both, shall be used solely for the installation of the
improvements covered by such security, and not for any other municipal
purpose.
A.
Applicability. This section shall apply to the seller (the "seller")
of a vacant subdivided residential lot or a newly constructed home
located within Warrington Township ("dwelling unit not previously
occupied") to a member of the general public (the "buyer").
B.
Intent. These requirements are intended to inform the buyer of important
facts pertaining to the new residential property including, but not
limited to, the general nature of the subdivision and/or land development
project (the "project") in which the new residential property is located.
C.
Disclosure requirements.
(1)
Prior to the seller conveying to the buyer title to any dwelling units not previously occupied, the buyer shall sign a residential disclosure statement in a form provided by the Township ("disclosure statement") which verifies that the seller has complied with this section and has provided, shown and/or reviewed with the buyer all of the information that is required by this section. The developer shall provide the completed disclosure statement, found in § 305-510D, to the seller and a copy of the completed disclosure statement to the Township. The disclosure statement shall be reviewed for accuracy and completeness by the Township Solicitor and Township Engineer prior to being provided to any prospective buyer.
(2)
The approved subdivision and/or land development plan for all
phases of the project ("approved plan") shall be made available for
inspection by the buyer in the location where property sales are transacted
by the seller. The approved plan shall include the record plan and
all other accompanying plans approved with the record plan by Warrington
Township.
(3)
A copy of the most recent approved plan shall be made available
to the buyer for inspection and a full-size copy of the record plan,
plot plan, and as-built plan shall be provided to the buyer. The approved
plan and text narrative shall contain the following information:
(a)
Common areas, such as parklands, streets and open spaces which
are part of the project.
(b)
All lot lines.
(c)
Membership in a common ownership regime such as a homeowners'
or condominium association, if applicable. Copies of the declaration
documents and bylaws shall be provided to the buyer prior to the buyer's
signing an agreement of sale.
(d)
All current dimensional requirements for the primary uses of
each dwelling unit not previously occupied, such as lot size and required
setbacks, building coverage, impervious coverage, area available for
future impervious coverage, height limitations and deed restricted
areas.
(e)
All current dimensional requirements for the accessory uses
permitted on each lot, such as lot size, required setbacks, height
limitations and deed restricted areas.
(f)
The location of all easements encumbering each dwelling unit
not previously occupied, describing the uses of the easements, including
any underground pipe within such easement (including, but not limited
to, sanitary sewer, storm sewer, water, gas, cable television and
electric lines), a description as to which dwelling units not previously
occupied are affected by these easements and the limitations imposed
by such easements.
(g)
The location of all areas which are classified as wetlands by
current governmental law, rule, regulation or ordinance, with a notation
that such federal, state and local laws and regulations govern the
use of property within wetlands, which may limit the use and development
of such areas.
(h)
The location of all areas classified as floodplain or other
resource conservation areas by current governmental law, rule, regulation
or ordinance, with a notation that such federal, state and local laws
and regulations govern the use of property within such areas, which
may limit the use and development of such areas.
(i)
The location of stormwater management facilities, including
detention/retention basins, stormwater management easements and the
ownership and maintenance responsibilities for such facilities and
easements.
(j)
The date of the zoning and/or subdivision and land development
ordinances which govern the approved plan shall be made available
to the buyer. If the approved plan is governed by a court order or
stipulation, such documentation, including all amendments, shall be
made available to the buyer.
(k)
The present zoning classification of the project and property
which abuts the project.
(4)
The buyer of a dwelling unit not previously occupied which is
located within 100 yards of a natural gas transmission line must be
informed, in writing, of the existence, location and owner of the
natural gas transmission line.
(5)
The buyer of a lot that was the subject of a minor subdivision must be informed that pursuant to § 305-504F of this chapter, any additional subdivision of a tract that is the subject of a minor subdivision plan within 10 years of the date of approval of the minor subdivision plan shall be deemed to be a major subdivision for the purposes of this chapter and shall follow the procedure applying thereto.
D.
Buyer responsibility. The buyer shall be responsible to review the
subdivision and/or land development plan, the developer agreement,
and the building permit plan. The buyer shall be responsible to become
informed about existing conditions within the neighborhood of the
lot and the vicinity of the subdivision or land development that may
affect the buyer's unique lifestyle requirements.
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