A.
These stages are recommended or required as stated below in the procedure
for approval of subdivision and land development plans. These stages
are required to enable the Township Planning Commission and Board
of Supervisors to have an adequate opportunity to review the submission,
and to ensure that their formal recommendations are reflected in the
final plan.
B.
The separate stages of approval may require the submission of a preliminary
plan and a final plan. These plans differ in their purpose and required
level of detail. The table below indicates the requirements for the
different types of submissions:
C.
The combined review process required for all submissions by the Planning
Commission and the Board of Supervisors shall include no more than
90 days starting from the date of the regular meeting of the Planning
Commission next following the date at which time each complete submission,
including applicable fee, is properly filed with the Township and
ending with the decision of the Board of Supervisors to the applicant,
unless such time period is extended by mutual consent, in writing,
by the applicant and the Board of Supervisors. Should said next regular
meeting occur more than 30 days following the filing of the application,
said ninety-day period shall be measured from the 30th day following
the day the application has been filed. Sketch plans shall require
no more than a sixty-day review period.
D.
The presentation of the preliminary plan and the final plan shall each be considered a separate submission, and the maximum review period described in § 191-8C may be required for each. Where the requirements of such plans or preliminary plans may be and are waived by the Board of Supervisors, the review period will be correspondingly shortened.
E.
The applicant is encouraged to meet informally with the Township
Zoning Officer and the Township Engineer to obtain information regarding
zoning and subdivision requirements and development alternatives prior
to the initial submission.
The purpose of the sketch plan is to afford the applicant the
opportunity, on a voluntary basis, to consult early and informally
with the Township before preparation of the preliminary plan. During
the sketch plan procedure, the applicant can advantageously make use
of the services of the Township to help analyze the problems of the
development and plan more adequately for its sound coordination with
the community. The sketch plan procedure also affords the Township
the opportunity to give informal guidance to the applicant at a stage
when potential points of difference can be more easily resolved, and
may simplify official actions and save unnecessary expense and delay.
A.
Applicant shall prepare the sketch plan and application form, including the data specified in § 191-77.
B.
Applicant shall submit 21 copies of both the sketch plan and the
application to the Township. All sketch plans shall be so designated.
C.
The Township Manager shall review the application for completeness,
and if the submission is incomplete, shall immediately return the
submission to the applicant and indicate the deficiencies. If the
submission is complete, the Township Manager shall accept the sketch
plan and the application, together with the appropriate fee. The Township
Manager shall immediately deposit all fees collected to the proper
Township bank account as directed by the Board of Supervisors.
D.
The Township Manager shall, upon acceptance of a complete sketch
plan and application, immediately distribute copies as follows:
(1)
The Township Supervisors, five copies.
(2)
Township Planning Commission, seven copies.
(3)
Township Engineer, two copies.
(4)
Bucks County Planning Commission, one copy (at the option of applicant).
(5)
One copy shall be retained for the Township files.
(6)
Township Manager, one copy.
(7)
Township Solicitor, one copy.
(8)
Township Zoning Officer, one copy.
(9)
Township Fire Marshal, one copy.
(10)
Township Traffic Engineer, one copy.
(11)
Township of Falls Authority, one copy.
E.
The Township Engineer and other professional consultants as may be
appointed by the Board of Supervisors shall review the sketch plan
and prepare an analysis for review by the Falls Township Planning
Commission and the Board of Supervisors within 30 days of receipt
by the Township of a complete application. The Engineer and other
consultants may confer with each other and/or the applicant or applicant's
representative, but any recommendations regarding the application
shall not be binding in any way upon the Township. No sketch plan
shall be submitted to the Township Planning Commission or the Board
of Supervisors unless it is accompanied by a complete application.
F.
At the first scheduled meeting held following receipt of the report
of the Township Engineer and the Bucks County Planning Commission,
if available, the Township Planning Commission shall:
G.
Following receipt of the analyses prepared by the Township Engineer
and other consultants, and the Township Planning Commission's recommendation,
the Board of Supervisors shall, within 60 days following receipt by
the Township of a complete sketch plan and application, at a public
meeting:
(1)
Receive and review the applicant's submission.
(2)
Receive and review the recommendations by the Township and County
Planning Commissions and the Township Engineer's report.
(3)
Provide the applicant an opportunity to comment on the sketch plan
and the application.
(4)
Evaluate the applicant's submission, consider the Township and County
Planning Commissions' recommendations and the Township Engineer's
report.
The purpose of the preliminary plan is to require formal approval
in order to minimize changes and revisions before final plans are
submitted.
Prior to any preliminary plan being submitted to the Township,
it is recommended that the applicant meet with the applicant's engineer,
the Township Engineer and the Township Zoning Officer. The purpose
of this meeting is to review the general plan and identify any problems
with the design and verify zoning compliance.
A preliminary plan shall be submitted conforming to the changes recommended during the sketch plan procedure, if a sketch plan was submitted. The preliminary plan and all information and procedures relating thereto shall in all respects be in compliance with the provisions of these regulations, except for the procedures listed under a request for a waiver from the land development plan approval process (§ 191-18.1).
A.
Applicant shall prepare the preliminary plan and application form, including the data specified in § 191-78.
B.
Applicant shall submit 26 copies of the preliminary plan and application
to the Township and shall submit one copy of the preliminary plan
to the Bucks County Planning Commission and proof of such submission
to the Township.
C.
The Township Manager shall review the application for completeness,
and if the submission is incomplete, shall, within seven working days,
return the submission to the applicant and indicate the deficiencies.
If the submission is complete, the Township Manager shall accept the
preliminary plan, application and fees and shall date and initial
the plan.
D.
The Township Manager shall, upon acceptance of a complete plan and
application, immediately distribute copies as follows:
(1)
Township Board of Supervisors, five copies.
(2)
Township Planning Commission, seven copies.
(3)
Township Engineer, two copies.
(4)
Township Zoning Officer, one copy.
(5)
Public agencies and Township Advisory Boards, such as the Environmental
Advisory Committee, Township of Falls Authority, and other municipalities,
five copies.
(6)
Township Park and Recreation Board if recreation areas are shown
on plan, are required, or if a common boundary exists with a park
or recreation area, one copy.
(7)
Copy retained in Township Office file, one copy.
(8)
Township Manager, one copy.
(9)
Township Solicitor, one copy.
(10)
Falls Township Fire Marshal, one copy.
(11)
Falls Township Traffic Engineer, one copy.
E.
The Planning Commission should consider, in the interest of highway
safety of the area residents and in order to promote orderly community
development, requiring the owner/developer of any proposed commercial
complex, shopping centers, industrial parks or plants, housing projects,
apartment complexes, major educational or recreational facilities
and other significant traffic generators, to meet jointly with representatives
of the Planning Commission and the Pennsylvania Department of Transportation
to ultimately achieve the best possible design from the standpoint
of traffic.
F.
The Township Engineer shall, within 30 days following receipt of
the preliminary plan from the Township:
(2)
Review the engineering considerations in the applicant's submission.
(3)
Prepare a report for the Planning Commission and Board of Supervisors.
No preliminary plan shall be submitted to the Township Planning Commission
or the Board of Supervisors unless it is accompanied by a complete
application.
G.
Action of Planning Commission.
(1)
Within 60 days following the receipt of a complete preliminary plan
submission, the Planning Commission shall, at a public meeting:
(a)
Review the applicant's submission.
(b)
Review all reports and recommendations received.
(c)
Evaluate the plan, reports and discussion.
(d)
Determine whether the preliminary plan meets the objectives
and requirements of this chapter and other applicable ordinances.
(e)
Recommend revisions, if necessary, so that the plan will conform
to Township regulations.
(f)
Recommend approval or disapproval of the preliminary plan to
the Board of Supervisors.
H.
Actions by Board of Supervisors.
(1)
Following receipt of the Township Planning Commission's recommendation,
the Board of Supervisors shall, at a public meeting:
(a)
Receive and review the applicant's submission.
(b)
Receive and review the recommendations by the Township and County
Planning Commissions and the Township Engineer's report.
(c)
Evaluate the applicant's submission, and consider the Township
Engineer's report, the Planning Commission's recommendations and any
other appropriate reports.
(e)
Adopt a resolution approving or rejecting the preliminary plan.
If the preliminary plan is approved, the Board shall express its approval
and state the conditions of approval, if any. If the preliminary plan
is not approved, the Board shall state the reasons for disapproval.
I.
The decision of the Board of Supervisors and any conditions imposed
by the Board shall be in writing and shall be communicated to the
applicant or the applicant's agent personally or be mailed to him
at the last known address not later than 15 days following the decision
or within such time limits as may be required by the Pennsylvania
Municipalities Planning Code.
J.
Approval of the preliminary plan shall be rescinded automatically
upon the applicant's or applicant's agent's failure to accept, in
writing, all conditions imposed by the Board of Supervisors within
seven days of receipt of the written decision.
K.
If the preliminary plan is not approved, the applicant may file a
revised preliminary plan with the Township in order to secure approval.
L.
Approval of the preliminary plan shall constitute 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.
The purpose of the final plan is to require formal approval by the Board of Supervisors before plans for all subdivisions and land developments are recorded as required by § 191-6.
A final plan shall be submitted conforming to the changes recommended
during the previous plan review procedure. The final plan and all
information and procedures relating thereto shall in all respects
be in compliance with the provisions of these regulations, except
where a waiver therefrom may be specifically approved in writing by
the Board of Supervisors.
Procedure for approval of final plans shall be identical to the procedure as outlined for preliminary plans in § 191-14 (for minor subdivisions, see §§ 191-19 through 191-22), except that:
A.
Substitute the word "final" where the word "preliminary" is used.
B.
Applicant shall submit 26 copies of the final plan and application
to the Township and shall submit one copy of the final plan to the
Bucks County Planning Commission and shall submit proof of such submission
to the Township.
C.
The Township Manager shall review the submission completeness, and
if the submission is incomplete, shall return the submission to applicant
within seven working days, and shall indicate the deficiencies. If
the submission is complete, the Township Manager shall accept the
final plan, application and fees and shall date and initial the plan.
The Township Manager shall immediately deposit all fees collected
to the proper Township bank account as directed by the Board of Supervisors.
D.
The Township Manager shall, upon acceptance of a complete plan, immediately
distribute copies of the final plan and application as follows:
(1)
Township Board of Supervisors, five copies.
(2)
Township Planning Commission, seven copies.
(3)
Township Engineer, two copies.
(4)
Township of Falls Authority Executive Director, one copy.
(5)
Public agencies and Township Advisory Boards, such as the Environmental
Advisory Committee, and other municipalities, five copies.
(6)
Fire Marshal, one copy.
(7)
Township Zoning Officer, one copy.
(8)
Police Chief, one copy.
(9)
Township Manager, one copy.
(10)
Township Solicitor, one copy.
(11)
One copy shall be retained for the Township files.
F.
Action of Planning Commission.
(1)
Within 60 days following the receipt of a complete final plan submission,
the Township Planning Commission shall:
(a)
Review all applicable reports and recommendations.
(b)
Evaluate the applicant's final plan submission.
(d)
Recommend plan revisions, if necessary, so that the plan will
conform to Township regulations.
(e)
Recommend approval or disapproval of the final plan to the Board
of Supervisors. No final plan shall be submitted to the Township Planning
Commission or the Board of Supervisors unless it is accompanied by
a complete application.
G.
Actions by Board of Supervisors.
(1)
Following receipt of the Township Planning Commission's recommendation
and within 90 days following the date of the regular meeting of the
Planning Commission next following the receipt by the Township Manager
of the applicant's complete submission, the Board of Supervisors shall,
at a public meeting:
(a)
Receive and review the applicant's submission.
(b)
Receive and review the recommendations by the Township and County
Planning Commissions and the Township Engineer's report.
(c)
Evaluate the applicant's submission, the Township Engineer's
report, Planning Commission's recommendations and any other appropriate
reports.
(e)
Adopt a resolution approving or rejecting the final plan. If
the final plan is approved, the Board shall express its approval and
state the conditions of approval, if any. If the final plan is not
approved, the Board shall state the reasons for disapproval.
H.
The decision of the Board of Supervisors and any conditions imposed
by the Board shall be in writing and shall be communicated to the
applicant or the applicant's agent personally or be mailed to him
at the last known address not later than 15 days following the decision
or within such time limits as may be required by the Pennsylvania
Municipalities Planning Code.
I.
Approval of the final plan shall be rescinded automatically upon
the applicant's or applicant's agent's failure to accept, in writing,
all conditions imposed by the Board of Supervisors within seven days
of receipt of the written decision.
J.
If approved:
(1)
Applicant shall submit one copy of the final plan to the Township
Engineer, who shall issue a letter specifying the number and format
of plans required for signatures and recording. Prior to submission
of the plans for Township signatures and recording, applicant shall
have the record plan signed by the property owner.
A.
The applicant shall prepare and submit to the Township a preliminary/final plan, the application form, and a letter requesting a waiver from the land development plan approval process. The requirements of the preliminary/final plan found in §§ 191-78, 191-80 and 191-81 must be met unless specific waivers are requested and granted by the Board of Supervisors.
B.
Applicant shall submit the appropriate fee for review of a land development
plan, as established in the Falls Township Fee Schedule, 22 copies
of the preliminary/final plan, application, and a letter to the Township,
and request that a review be scheduled with the Township Planning
Commission. If, upon review by the Township, the land development
waiver request is acceptable, that portion of the fee submitted by
the applicant that is required for review of a land development plan
shall be refunded to the applicant.
C.
The Township Manager shall review the submission for completeness,
and if the submission is incomplete, shall return the submission to
the applicant within seven working days and indicate the deficiencies.
If the submission is complete, the Township Manager shall accept the
preliminary/final plan, application, request letter, and fees and
shall date and initial the plan. The Township Manager shall immediately
deposit all fees collected to the proper Township bank account as
directed by the Board of Supervisors.
D.
The Township Manager shall, upon acceptance of a complete submission,
immediately distribute copies of the preliminary/final plan, application,
and request letter, with a request to review, as follows:
(1)
Township Board of Supervisors, five copies.
(2)
Township Planning Commission, seven copies.
(3)
Township Engineer, two copies.
(4)
Township Zoning Officer, one copy.
(5)
Township Park and Recreation Board if a common boundary exists
with a park or recreation area, one copy.
(6)
Township of Falls Authority, one copy.
(7)
Copy retained in Township Office file, one copy.
(8)
Township Manager, one copy.
(9)
Township Solicitor, one copy.
(10)
Falls Township Fire Marshal, one copy.
(11)
Falls Township Traffic Engineer, one copy.
(12)
Bucks County Planning Commission, one copy.
E.
The Township Engineer shall, within 30 days following the receipt
of the plan from the Township:
F.
Action of Planning Commission.
(1)
Within 60 days following the receipt of a complete preliminary/final
plan submission, the Planning Commission shall, at a public meeting:
(a)
Review the applicant's submission.
(b)
Review all reports and recommendations received.
(c)
Evaluate the plan, reports, and any discussion of the plan.
(d)
Determine whether the preliminary/final plan meets the objectives
and requirements of this chapter, the Municipal Comprehensive Plan,
and other ordinances.
(e)
Recommend revisions, if necessary, so that the plan will conform
to Township regulations.
(f)
Recommend granting or denying the waiver from the land development
plan approval process.
G.
Actions by the Board of Supervisors.
(1)
Following the receipt of the Township Planning Commission's
recommendation, the Board of Supervisors shall, at a public meeting:
(a)
Receive and review the applicant's submission.
(b)
Receive and review the reports of the Township Engineer, Township
Fire Marshal, Township Traffic Engineer, any other reports submitted,
and the recommendation of the Township Planning Commission.
(c)
Evaluate the applicant's submission, the Township Engineer's
report, the Planning Commission's recommendation, and any other appropriate
reports.
(e)
Adopt a resolution approving or rejecting the request for a
waiver from the land development plan approval process. If the waiver
request is approved, the Board shall express its approval and state
the conditions of approval, if any. If the request is not approved,
the Board shall state the reasons for disapproval.
(f)
The decision of the Board of Supervisors and any conditions
imposed by the Board shall be in writing and shall be communicated
to the applicant or the applicant's agent personally or be mailed
to him at the last known address not later than 15 days following
the decision or within such time limits as may be required by the
Pennsylvania Municipalities Planning Code.
(g)
Approval of the waiver request shall be rescinded automatically
upon the applicant's or applicant's agent's failure to accept, in
writing, all conditions imposed by the Board of Supervisors within
seven days of receipt of the written decision.
H.
If approved:
(1)
Applicant shall submit one copy of the final plan to the Township
Engineer, who shall issue a letter specifying the number and format
of plans required for signatures and recording. Prior to submission
of the plans for Township signatures and recording, applicant shall
have the record plan signed by the property owner.
I.
Approval of the request for a waiver from the land development plan
approval process shall constitute approval of the project and, following
the completion of the recording procedure, the authorization for the
construction of the site improvements and buildings. A developer's
agreement will not be required; however, building permits will be
required and the applicant shall be required to post appropriate escrow
with the Township to cover the cost of inspections.
J.
Criteria for the waiver from the land development plan approval process.
In order to qualify for a waiver from the land development plan approval
process, the applicant shall meet the following criteria:
K.
A waiver from the land development plan approval process shall not
be granted if there is a significant impact upon neighboring properties,
stormwater management control requirements, traffic, or the public
health, safety, and welfare.
In the event that the proposed subdivision shall involve a change in the location of streets, sanitary storm sewers, water mains, culverts and other municipal improvements, then the provisions of §§ 191-20 through 191-22 on minor subdivisions shall not be applicable and the owner shall be required to comply with the requirements of § 191-8.
A.
The applicant shall prepare a minor subdivision plan and application.
B.
Applicant shall submit 17 copies of the minor subdivision plan and
application and shall submit one copy to the Bucks County Planning
Commission and shall submit proof of such submission to the Township.
C.
The Township Manager shall review the submission for completeness,
and if submission is incomplete, shall return the submission within
seven working days to the applicant and indicate the deficiencies.
If the submission is complete, the Township Manager shall accept the
minor subdivision plan, application and fee.
D.
The Township Manager shall, upon acceptance of a complete submission,
immediately distribute copies of the plan and application, with request
to review, as follows:
E.
F.
Within 60 days following receipt of a complete plan submission, the
Planning Commission shall, at a public meeting:
(1)
Review the applicant's submission.
(2)
Evaluate applicant's submission, presentation and discussion.
(3)
Review the report of the Township Engineer.
(5)
Recommend plan revisions, if necessary, so that the plan will conform
to Township regulations.
(6)
Recommend approval or disapproval of the plan to the Supervisors.
G.
Following receipt of the Township Planning Commission's recommendations
and within 90 days following the receipt by the Township Manager of
the applicant's complete submission, the Board of Supervisors shall,
at a public meeting:
(1)
Receive and review the applicant's submission.
(2)
Evaluate applicant's submission, presentation and discussion.
(3)
Receive and review the recommendations of the Township and County
Planning Commissions and the Township Engineer's report.
(5)
Adopt a resolution approving or rejecting the plan. If the plan is
approved, the Board shall express its approval and state the conditions
of approval, if any. If the plan is not approved, the Board shall
state the reasons for disapproval.
(6)
The decision of the Board of Supervisors and any conditions imposed
by the Board shall be in writing and shall be communicated to the
applicant or the applicant's agent personally or be mailed to him
at the last known address not later than 15 days following the decision
or within such time limits as may be required by the Pennsylvania
Municipalities Planning Code.
(7)
Approval of the final plan shall be rescinded automatically upon
the applicant's or applicant's agent's failure to accept, in writing,
all conditions imposed by the Board of Supervisors within seven days
of receipt of the written decision.
Following the action of the Board of Supervisors or of the court
on appeal in approving any subdivision or land development plan, an
approved duplicate copy of such plan shall, within 90 days of the
date of said approval, or within 90 days after the delivery of an
approved plan signed by the governing body following completion of
conditions imposed for such approval, whichever is later, be recorded
by the owner in the office of the Recorder of Deeds of Bucks County.
The applicant shall notify the Board of Supervisors in writing of
the date of such recording and the plan book and page wherein such
subdivision or land development plan is recorded. If the plan is not
recorded within the ninety-day period, the approval shall lapse and
become void.
A.
After a subdivision or land development plan has been duly recorded,
the streets, parks and other public improvements shown thereon shall
be considered to be a part of the official plan of the Township.
B.
Streets, parks and other public improvements shown on a subdivision
or land development plan to be recorded are thereby 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.
C.
Every street, park or other improvement shown on a subdivision or
land development plan that is recorded as provided herein shall be
deemed to be a private street, park or improvement until such time
as the same has been accepted, by resolution of the Board of Supervisors,
and recorded in the office of the Clerk of the Courts, Criminal Division
of the Court of Common Pleas, Bucks County, or until it has been condemned
for use as a public street, park or other improvement.
A.
The Board of Supervisors shall notify the applicant of acceptance
of the required improvements if satisfied that the applicant has complied
with all specifications and ordinances of the Township.
B.
The applicant shall:
(1)
Furnish the Township with one opaque linen or fixed line paper print
of the as-built completed required improvements, including drainage,
profiles and utilities.
(2)
Pay all costs for the Clerk of Courts, Criminal Division of the Court
of Common Pleas of Bucks County, on the petition and resolution of
the Board of Supervisors to the said Court for its approval of the
acceptance of the required improvements.
C.
Whenever dedication of streets or other improvements is accepted
by the Township, a current title search prepared by a responsible
title insurance company shall be submitted, along with the proposed
deed of dedication, at the sole expense of the applicant.
