Prior to submitting a sketch plan, applicants are encouraged to informally discuss their proposal with the Township staff. See also discussion of a site inspection in § 192-29.
Prior to the submission of a preliminary plan, applicants are
very strongly encouraged to submit a sketch plan. A sketch plan review
often allows an applicant to save substantial time and engineering
costs because many concerns about layout and issues concerning Township
ordinances can be resolved prior to detailed engineering. This can
often reduce the need for future redesign at a more detailed stage,
thereby saving the applicant significant money and time. When submitted,
sketch plans shall include the following information:
A.
Submission requirement. If submitted, 17 print copies of the sketch
plan and the accompanying application should be submitted to the Township
staff prior to a regular Township Planning Commission meeting. It
is strongly encouraged that a sketch plan be provided at least 30
days before a Planning Commission meeting where it will be discussed.
B.
Drawing requirements. Any sketch plan shall be drafted to approximate
scale, shall be clearly labeled as "sketch plan only" and is recommended
to include the following, as applicable:
(1)
Boundary line of the development.
(2)
Existing resources and site analysis map:
(a)
Existing contour lines and identification of any slopes of 15%
to 25%, and greater than 25%.
(b)
The locations of watercourses (with any name), natural springs,
ponds, lakes and wetlands.
(c)
Rock outcrops, stone fields, sinkholes and topical depressions.
(d)
Location of any areas within the 100-year floodplain.
(e)
Approximate locations and abbreviated names of soil types, according
to the County Soil Survey (or more detailed professional study) with
identification of those that are alluvial, hydric, have a depth to
bedrock of less than three feet or a seasonally high water table of
less than three feet. If such soils do not exist, that shall be stated
on the plan.
(f)
Ridgelines and watershed boundaries.
(g)
Area and location of any proposed common open space, with a
description of the rationale used to locate the open spaces.
(h)
If any common open space is proposed, method of ownership and
entity proposed to be responsible for maintenance.
(i)
If any common open space is proposed, description of intended
purposes and uses.
(j)
Any proposed trails, existing trails and trail easements.
(k)
Buildings of historical significance that could be impacted
by the project, with name and description.
(l)
Existing and proposed utility easements and restrictive covenants
and easements for purposes which might affect development (stating
which easements and rights-of-way proposed for dedication to the municipality).
(m)
Locations of treelines and existing forested areas, with a description
of the approximate average trunk diameter of the older trees on the
tract (such as "less than 12 inches").
(n)
Locations of individual mature trees of greater than 18 inches
in trunk diameter measured at a height of three feet above the surrounding
average ground level, other than trees within forested areas and treelines
(not required for areas that will not be affected by the proposed
plan, if so noted on the plan).
(o)
Areas of existing mature woods that are proposed to be protected
and preserved or removed.
(p)
An identification of scenic views onto the tract and from the
tract.
(q)
Proposed access onto existing streets.
(3)
Conceptual proposed lot and street layout with approximate areas
of lots (such as "two acres").
(5)
North point and scale and a tentative name of the project.
(6)
Approximate proposed locations of any nonresidential buildings and
statement of the general proposed types of any nonresidential uses.
(7)
A map showing the general location of the project in relation to
nearby streets and creeks.
(8)
Tentative approximate locations of any stormwater detention basins,
best management practices and stormwater drainage channels.
(9)
For residential developments, whether the applicant proposes to dedicate
recreation land or provide fees in lieu of land, if required.
(10)
Note stating the general methods of providing water and sewer
service, including sufficient information to show the general feasibility
of any proposed nonpublic central sewer service.
(11)
Names of any adjacent nonresidential uses and any zoning district
boundaries in the area.
(12)
Name and address of person responsible for the preparation of
the plan and the date of preparation.
(13)
Statement of the proposed uses of the land.
(14)
Plans should be of a standard size, such as 18 inches by 24
inches, and should be a maximum of 24 inches by 36 inches.
C.
Overlay. As part of a preliminary plan application, accurate mapping
is required of natural features of the tract. Applicants are encouraged
to submit this same accurate natural feature mapping as part of the
sketch plan. Applicants are also encouraged to show a conceptual sketch
of the proposed development on a transparent overlay over this map
of natural features.
D.
Conservation design process. See § 192-33, which requires applicants for certain subdivisions and land developments to submit maps showing how their project follows the conservation design process. Applicants choosing the conservation subdivision option are required to submit these maps as part of the sketch plan process, to avoid delays to the applicant in preliminary plan approval. Submittal at the sketch plan stage will greatly increase the likelihood that all issues will be able to be resolved in time to meet the standard ninety-day time clock for approval of a preliminary plan, without needing time extensions.
A.
No official action shall be taken on a sketch plan. The Township
shall not be bound by comments made or not made as part of a sketch
plan review.
B.
The Township should distribute copies of the sketch plan to the Township
Engineer, the relevant Township staff and the Planning Commission
for advisory reviews.
C.
The sketch plan should be reviewed by the Planning Commission and
the Board of Commissioners, with any comments reported to the applicant
or his/her representative. It is recommended that the following matters
be emphasized in a review of a sketch plan:
(1)
The suitability of areas proposed for development and areas proposed as open space, considering the process of § 192-33.
(2)
The most suitable methods of providing street access, including access
points onto existing streets, and possible interconnections with existing
streets or streets within approved developments.
(3)
Methods to reduce the total percentage of the site that will be regraded,
paved or deforested.
D.
If the sketch plan proposes to include three or more dwelling units,
then a copy of the plan should be provided to the Township Recreation
and Park Board for a review of whether open space or recreation fees
should be required.
E.
If the applicant chooses the conservation subdivision option, a field
view at the project site to review the sketch plan with the Planning
Commission is required, unless such requirement is waived by action
of the Planning Commission.
