§ 160-85. Preliminary plan.

The preliminary plan shall show or be accompanied by the following information:

A. 

Drafting standards.

(1) 

The plan shall be drawn at a scale of one inch equals 50 feet or one inch equals 100 feet or other standard engineering scale that provides greater detail.

[Amended 2-21-2006 by Ord. No. 375]

(2) 

Dimensions shall be set in feet and decimal parts thereof, and bearings in degrees, minutes and seconds.

(3) 

Each sheet shall be numbered and shall show its relationship to the total number of sheets.

(4) 

Where any revision is made, or when the plan is a revision of a previously approved plan, dotted lines shall be used to show features or locations to be abandoned and solid lines to show the proposed features.

(5) 

The plan shall be so prepared and bear an adequate legend to indicate clearly which features are existing and which are proposed.

(6) 

The boundary line of the subdivision or land development shall be shown as a solid heavy line.

(7) 

Preliminary plans shall be on standard engineering size sheets and prepared in a form that meets the requirements of the Recorder of Deeds.

[Amended 2-21-2006 by Ord. No. 375]

B. 

Information to be shown (general).

(1) 

Name of the subdivision or land development.

(2) 

Name and address of the owner.

(3) 

Name and address of the engineer, surveyor, or architect responsible for the plan.

(4) 

Present zoning classification.

(5) 

Date, North point and scale.

(6) 

A location map for the purpose of locating the site to be subdivided or developed at a scale of not less than 800 feet to the inch showing the relation of the tract of adjoining property and to all streets, roads and municipal boundaries existing within 1,000 feet of any part of the property proposed to be subdivided or developed.

C. 

Existing features.

(1) 

Complete outline survey of the property to be subdivided or developed, showing all courses, distances, and area, and tie-ins to all adjacent street intersections.

(2) 

The location, names, and widths of streets, the location and name of railroads, the location of property lines and names of adjacent 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, unless the Township Engineer determines a lesser distance is satisfactory.

[Amended 2-21-2006 by Ord. No. 375]

(3) 

Location of all existing monuments with references to them.

(4) 

Location, size, and ownership of all underground utilities, and any rights-of-way or easements within the property.

(5) 

Appropriate contours at two-foot intervals with sufficient details to show the course, structure, and capacity of all drainage facilities, and the method of drainage of the adjacent or contiguous properties shall be exact elevations above U.S. Coast and Geodetic datum.

[Amended 2-21-2006 by Ord. No. 375]

(6) 

Location, character of existing buildings, species and size of large trees standing alone, the outline of all wooded areas quarries, marshy areas, areas subject to inundation, and other data which may serve to affect the street or building layout.

(7) 

The location of existing woodlands.

(8) 

The location of all trees to be saved, including their trunk and dripline locations. Driplines should be plotted accurately, to scale. When groups of trees are to be saved only the locations of the trees on the perimeter must be shown.

(9) 

The tree protection zone shall be included on the plan.

(10) 

The location of proposed retaining walls around trees shall be shown.

(11) 

Construction details of all retaining walls shall be provided, including special soil and fill mediums where applicable. Any grade changes which would alter surface and/or subsurface water movement either to or from the tree protection zone must also be indicated.

D. 

Proposed layout.

(1) 

The layout of streets, including name and width of streets, alleys, and crosswalks.

(2) 

The layout and approximate dimensions of lots.

(3) 

The arrangement of buildings and parking areas in commercial and multifamily developments.

(4) 

Applicable zoning requirements and the location of zoning district boundary lines affecting the subdivision.

(5) 

A reference to any land dedicated for public use, or offered for dedication for parks, recreation areas, schools, widening of streets or other public uses.

(6) 

For multifamily developments, the total area, total dwelling units, number of buildings, proposed density, total parking spaces, building coverage and the bedroom ratio shall be noted on the plan.

(7) 

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.

(8) 

Location and size of storm drains, sanitary sewers, culverts, watercourses, wells, springs and other bodies of water and all appurtenances thereof, on-site sewage disposal facilities, gas mains, water mains, fire hydrants, streetlights, planting, special structures, and other underground conduits or structures.

(9) 

A plan for the surface drainage of the tract to be subdivided. A plan to control erosion during the construction period may be required. This plan will receive approval of the Board of Supervisors if it has been prepared by the Bucks County Soil and Water Conservation District and reviewed by the Township Planning Commission.

(10) 

Building setback lines, established by zoning or other ordinances, or deed restrictions with distances from the proposed right-of-way line.

(11) 

An indication of any lots on which other than a residential use is intended.

(12) 

Rights-of-way and/or easements proposed to be created for all drainage purposes, utilities, or other pertinent reasons.

(13) 

Typical cross sections and center-line profiles for each proposed street shown on the preliminary plan. These plans may be submitted as separate sheets.

[Amended 2-21-2006 by Ord. No. 375]

(14) 

A plan or proposed planting showing the locations for street trees, the landscape treatment, reverse-frontage lots, and any required buffer strips.

(15) 

Where the preliminary plan covers only a part of the owner's entire holding, a sketch shall be submitted of the prospective street layout for the remainder.

(16) 

The words "Preliminary Plan - Not to be Recorded" shall be shown on the plan.

(17) 

Clearly indicate on plan the boundary of the various soil types and identification key as indicated in the Bucks County Soil Survey Report, as required by the Zoning Ordinance. A description of each soil type, the limitations of the soils for on-site sewage disposal shall be included when applicable.

[Amended 2-21-2006 by Ord. No. 375]

(18) 

Information relating to water supply, bodies of water, sewage or sewage disposal systems on adjacent properties.

(19) 

Direction and distance of the nearest sewage treatment plant and information as to its future accessibility in terms of time, finances, and load capacity.

Amended 6-20-1989 by Ord. No. 268