1. Purpose. The purpose of the preliminary plan is to enable the Township to examine proposals for compliance with zoning, subdivision and land development, and other Township ordinances. Preliminary plans are required for all land developments and major subdivisions.
2. Drafting Standards.
A. The preliminary plan shall be at a scale of not more than 50 feet to the inch.
B. Plan and profile views shall be drawn at a scale of 1 inch equals 50 feet and 1 inch equals 5 feet respectively. Horizontal and vertical scales of 1 inch equals 20 feet and 1 inch equals 2 feet shall be permitted when greater detail is required as deemed necessary by the Township Engineer.
C. Enlarged details of special features, intersections, drainage facilities, etc., shall be drawn at a scale of 1 inch equals 20 feet, or 1 inch equals 10 feet.
D. Sheet sizes shall be either 18 inches by 24 inches or 24 inches by 36 inches.
E. All sheets shall be the same size and be numbered relative to the total number of sheets (e.g., 1 of 4, etc.) If a new sheet is added, all sheets shall be appropriately renumbered. Use of letters to denote new sheets (e.g., sheet 1A of 4) shall not be permitted.
F. Where two or more sheets are required to show the entire tract, a reduced scale key plan shall be included to show how the sheets correspond.
G. A reduced scale plan of the entire site at a scale greater than 50 feet to the inch may be required in cases where it will facilitate the review process.
H. Plan shall be so prepared and bear an adequate legend to clearly indicate which features are existing and which are proposed.
I. Site outboundary shall be shown as solid heavy line.
3. General Information. All preliminary plans shall show the following general information.
A. Proposed subdivision or land development name or identifying title.
B. Name(s) and address(es) of the owner(s) of the property, including reference to deed book, volume and page of current legal owner.
C. Name and address of applicant.
D. Name and address of the firm which prepared the plan, and professional seal of the individual certifying its accuracy and compliance with applicable standards.
E. Date of preparation of the plan and a descriptive list of revisions to the plan, and the revision dates.
F. North arrow.
G. Location map showing the relationship of the site to adjoining properties, proposed property lines, zoning district boundaries, and streets within 1,000 feet. Scale of the location map shall be 1 inch by 800 feet.
H. Written and graphic scales for plan and location map.
I. Tract boundary with bearing and distance information.
J. Tax map parcel number(s) of parcels which comprise the subdivision or land development, deed book and page numbers of the properties involved including deed restrictions to the property, recorded plan book, and page number for the previously recorded subdivision (if any). A copy of the current deed(s) for the tract and all previously recorded subdivision plans, if any, shall be submitted with the plan.
K. Zoning requirements including the following where applicable:
(1) Zoning district; and district boundaries if within 500 feet of the site boundary.
(2) Lot size and yard requirements.
(3) Variances or special exceptions granted.
(4) Buffer yard requirements.
(5) Site capacity calculations.
(6) Inventory of all natural resources, natural resource protection rates, allowable disturbance to each resource, and proposed disturbance to each resource.
(7) Parking requirements.
(8) Proposed use including Zoning Ordinance designation (e.g., Use B-1, Single-Family Detached).
(9) Allowable and proposed density.
(10) Proposed impervious surface area ratio, allowable impervious ratio, and tabulation of proposed impervious area.
(11) Dwelling unit mix.
L. Tax map parcel number and names of current owners of immediately adjacent lands on all sides of the property and across streets.
M. Total acreage of the site (net and gross) and number of proposed lots and/or dwelling units, or gross leasable floor area.
N. Statement identifying existing and proposed method of sewage disposal and water service. If public, name of agency providing service.
O. Statements regarding maintenance responsibilities of permanent stormwater management control facilities, swales, drainageways, and open space areas.
4. Existing Features Plan. Within the tract proposed for subdivision and/or land development, and within 100 feet of the tract boundaries, the following information shall be shown on the preliminary plan:
A. All existing property lines of site if currently containing several smaller parcels.
B. All property and easement boundaries defined by bearing and distance information.
C. Total width of streets and alleys; names of streets and alleys; total width of legal rights-of-way and ultimate rights-of-way. Half widths of streets and alleys shall be dimensioned as measured from physical centerline to legal and ultimate rights-of-way.
D. Buildings (and their uses), driveways, wells, sanitary sewer systems, pipelines, underground and/or above ground storage tanks, pools, fences, silos, water systems, fire hydrants, valves, towers, etc.
E. Utility poles with identification information/numbers and street lights.
F. Contour lines measured at vertical intervals of 2 feet. Contour lines shall be determined by on-site survey, not interpretation of USGS maps. Location of survey benchmark shall be noted. Benchmark shall be based on USGS datum reference points or sanitary sewer manhole datum (whichever is more accessible relative to location to site). Assumed benchmark elevations and arbitrary control points will not be acceptable unless approved by the Township Engineer.
G. Concrete monuments and iron pins within and along site outboundary, rights-of-way, easements, etc.
H. Soil types within the site based on maps contained in the “Soil Survey of Bucks County, PA,” USDA - NRCS, National Cooperative Soil Survey, September, 2002 as amended. A table shall indicate each soil’s limitations for community development.
I. Areas of vegetation including wooded areas and large trees over 6 inches caliper standing alone. Areas of scrub growth with an understory height of at least 4 feet shall be delineated independently of wooded areas.
J. Watercourses, storm sewers, culverts, bridges, stormwater management facilities or any other significant drainage features and facilities with associated inverts, pipe/culvert sizes, material, and lengths, and all applicable dimensional information.
K. Floodplain areas or districts including information on 100-year flood elevations. FEMA cross sections and elevations shall be utilized to delineate floodplain boundary where detailed study information is available. Where detailed study information is not available, 100-year flood elevations shall be calculated utilizing HEC I computations to generate flow information and HEC II computations to calculate water surface elevations. Structures culverts, obstructions, bridges or any other significant feature within 500 feet downstream of the site shall be included within the study to account for potential backwater affects. Basins, ponds, flood control facilities or any other significant drainage facility within upstream tributary area shall be included in the study. Use of TR-55 “Urban Hydrology for Small Watersheds” United States Department of Agriculture, Soil Conservation Service will be an acceptable alternate method for calculating 100 year flow rates. Use of other methods must be approved by the Township Engineer.
L. Utility, private and/or public easements, and purposes for which the easements have been established with all applicable restrictions and/or covenants.
M. Wetlands, wetland buffers, ponds, pond shorelines, riparian buffers, lakes, lake shorelines with total area of coverage listed. List of soil consultants qualifications must be submitted with a certification as to accuracy of the delineation. Certification must properly reference plan by title, date and parcel number.
N. Steep slopes shall be independently mapped by shading for the following ranges:
(1) 15-24 percent.
(2) 25-30 percent.
(3) Over 30 percent.
O. Pre-developed drainage boundaries with associated areas, time of concentration paths, and runoff factors.
5. Site Improvement Plan. A site improvement plan shall be prepared and include the following proposed improvements:
A. General lot layout, easement and right-of-way boundaries.
B. Location of dwellings and structures including exterior dimensions, first floor elevation, and garage floor elevation.
C. Sanitary and storm sewer layout, pipe lengths, size, material, slopes, inverts, and grate/manhole elevations.
D. Location of water mains and fire hydrants, and electric and gas utilities.
E. Streets, curb, sidewalk, pedestrian ramps, pedestrian paths, bike paths, and recreational facilities.
F. Street and alley widths.
G. Driveway locations.
H. Street intersections.
I. Cartway widening improvements and appropriate dimensions from existing roadway centerlines.
J. Existing and proposed sight distances at existing and/or proposed intersections. Sight distances shall be determined in accordance with 67 Pa.Code, Chapter 441.
K. Parking areas, parking stalls, aisles, and associated dimensions.
L. Curb and cul-de-sac radii.
M. Culverts, bridges, basins, and any other significant drainage facility.
N. Street signage.
O. Landscaping and buffer yards.
(Ord. 171, passed 6-2-2014)
P. Recreation facilities.
(Ord. 171, passed 6-2-2014)
6. Grading Plan. Grading plan shall include the following:
A. General site layout, property lines, easement boundaries, structures, streets, curb, sidewalk, etc.
B. First floor elevation and garage floor elevation of all existing and proposed buildings.
C. Existing and proposed contours.
D. Bottom and top of curb elevations around curb returns at intersection, and turnaround area on cul-de-sac streets.
E. General layout of storm sewer.
F. Grate elevations of storm sewer inlets.
G. Rim elevations of manholes.
7. Stormwater Management Plan. Stormwater management plan shall include the following:
A. General site layout of streets, buildings, sidewalk and curb, and storm sewer.
B. Post development drainage boundaries with associated areas, time of concentration, flow path and runoff factors listed.
C. Existing contours.
D. Proposed grading.
E. Required stage/storage chart for stormwater management basins and infiltration facilities.
F. Discharge location of all roof drains and sump pump lines.
8. Erosion and Sedimentation Control Plan. Erosion and sedimentation control plan shall be prepared in accordance with applicable provisions of 25 Pa.Code, Chapter 102, “Erosion Control,” DEP Erosion and Sediment Pollution Control Program Manual, Erosion and Sedimentation Pollution Control Plan Guide for Small Projects, (as published by the Southeast Pennsylvania Association of Conservation Districts), and Special Protection Waters Implementation Handbook, and in accordance with § 519 of this Ordinance.
9. Lighting Plan.
A. Lighting plans for recreational facilities, nonresidential and multi-family residential subdivisions and land developments shall be submitted to the Township for review and approval and shall include:
(1) A plan or plans of the site, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), existing and proposed trees, utilities, and adjacent uses that might be adversely impacted by the lighting. The lighting plan shall contain a layout of all proposed and existing fixtures including, but not limited to, area, architectural, building entrance, canopy, soffit, landscape, flag, sign, etc., by location, orientation, aiming direction, mounting height, lamp, photometry and type.
(2) A 10-feet by 10-feet illuminance grid (point-by-point) plot of maintained horizontal footcandles overlaid on the site plan, plotted out to 0.0 footcandles, which demonstrates compliance with the light trespass, illuminance, and uniformity requirements as set forth in the Zoning Ordinance, or as otherwise required by the Township. When the scale of the plan, as determined by the Township, makes a 10-feet by 10-feet grid plot illegible, a larger grid spacing may be permitted.
(3) Description of the equipment, including fixture catalog cuts, photometrics, glare reduction devices, lamps, control devices, mounting heights and mounting methods proposed.
(4) Post-approval alterations to lighting plans or intended substitutions for approved lighting equipment shall be submitted to the Township for review and approval.
B. To assist in determining whether lighting will be permitted, applications for illuminating recreational facilities shall be accompanied not only with the information required for submission above, but also by a visual impact plan that contains the following:
(1) Plan views containing a layout of the recreational facility and showing pole locations and the location of residences on adjoining properties.
(2) Elevations containing pole and fixture mounting heights, horizontal and vertical aiming angles and fixture arrays for each pole location.
(3) Elevations containing initial vertical illuminance plots at the boundary of the site, taken at a height of 5 feet.
(4) Elevations containing initial vertical illuminance plots on the windowed facades of all residences facing and adjacent to the recreational facility. Such plots shall demonstrate compliance with the light trespass and glare control requirements of the Zoning Ordinance.
(5) Proposed frequency of use of the facility during hours of darkness on a month-by-month basis and proposed time when the sports lighting will be extinguished.
(6) A narrative describing the lighting measures proposed to achieve minimum off-site disturbance.
(Ord. 171, passed 6-24-2014)
10. Plan and Profiles. Plan and profiles shall be prepared for all existing and proposed streets and utilities where improvements are proposed or are being extended from existing facilities and off site shall include the following:
A. Profiles shall include at a minimum the following:
(1) Existing and proposed ground elevations and profile.
(2) Proposed profile of ground and/or street.
(3) All applicable vertical curve data for streets.
(4) Sight distance requirements.
(5) Sanitary sewer, storm drainage, and water service facilities; vertical separation distances at utility crossings, and encasements; inverts of pipes at crossing locations.
(6) All utility and storm pipe sizes, materials, slopes, inverts and lengths.
(7) Inlet and manhole inverts, rim and grate elevations; top of wall elevations for endwalls and headwalls.
(8) Centerline stationing along profile and vertical geometry.
(9) Profiles for streets shall follow roadway centerlines.
(10) Stationing of sanitary sewer laterals and inverts for same.
(11) Manhole and inlet numbering corresponding to profile view.
(12) Profiles along existing streets for areas of cartway widening shall include existing edge of road profile and bottom of curb profile.
B. Plan views shall include at a minimum the following:
(1) Right-of-way and easement boundaries.
(2) Dimensioning of street widths.
(3) Location of curb, sidewalk, driveway entrances and pedestrian ramps.
(4) Centerline stationing along streets and horizontal geometry.
(5) Location of all sanitary sewer mains and laterals, storm sewer, roof drains and sump pump leaders, water mains and gas mains.
(6) Manhole and inlet numbering corresponding to profile view.
(7) Location of street and regulatory signs.
(8) Proposed contours within limits of right-of-way boundaries.
(9) Top and bottom of curb elevations at ends of returns; and centrally along returns, at intersections and other critical locations as deemed necessary by Township Engineer.
(10) Plan views of improvements along existing streets shall include existing centerline and edge of road spot elevations every 25 linear feet.
11. Construction Details Plan. The construction details plan shall include but not be limited to the following general construction details:
A. Roadway/widening construction.
B. Utilities installation, bedding and backfill.
C. Storm sewer installation, bedding and backfill.
D. Waterline installation, bedding and backfill.
E. Sanitary sewer installation, bedding and backfill.
F. Stormwater management facilities.
G. Traffic control.
H. Erosion and sedimentation control.
I. Sidewalk and curb installation specifications.
J. Right-of-way and easement restoration.
K. Special structures.
L. Drainage swale design information.
M. Fencing details.
N. Landscaping material and planting.
O. Any other details as deemed necessary by the Township and/or Township Engineer.
12. Additional Documentation. The following information shall be submitted with the preliminary plan where applicable:
A. Narrative summary of proposed development prepared pursuant to § 411.
B. Traffic impact study prepared pursuant to § 406.
C. Sewage facilities planning modules prepared pursuant to § 407.
D. Water resources impact study prepared pursuant to § 408.
E. Carbonate geology study prepared pursuant to § 409.
F. Wetland delineation report prepared pursuant to § 410.
G. A statement describing the manner in which the developer shall advise each prospective purchaser of a residential lot or unit of the existence and location of certain conditions impacting on the purchased property including:
(1) Location and type of adjacent open space or recreational facilities.
(2) Location and type of any stormwater management easements.
(3) All utility and other drainage easements.
(4) Any deed restrictions and/or restrictive covenants established on the lot during the course of the subdivision approval process.
(5) Any street light or fire hydrant assessments by any municipal entity.
(6) Such other information as directed by the Township.
H. A plan for the ownership and maintenance of open space.
I. Stormwater management calculations and reports including a plan for the ownership and maintenance of non-dedicated stormwater management facilities.
J. A color aerial map of the site showing the site outboundary. Aerial map shall extend a minimum of 200 feet beyond the site outboundary.
13. Notice of Preliminary Plan. For all subdivisions which propose five lots or more, notice of filing of preliminary plan shall be given by the applicant to all abutting landowners of record as follows:
A. Proof of notice shall be given at the time of application and shall be by certified letter to each abutting landowner of record within 500 feet of the site.
B. The foregoing letter shall identify the following:
(1) Date of application.
(2) Record owner of the tract to be developed.
(3) The location of the tract to be developed indicating street address, zoning district and tax map parcel number.
(4) Description of the proposed development including use, number of lots and acres.
(Ord. 163, passed 2-28-2012, § 403; Ord. 171, passed 6-24-2014, Arts. I-III; Ord. 191, passed 1-8-2019)