[Ord. 3/1/1978, 3/1/1978, § 400]
The sketch plan may be submitted by the applicant as a basis
for informal discussion with the Planning Commission and the Board
as to the intended use and arrangement of a proposed subdivision or
land development.
1.
Data furnished in a sketch plan shall be at the discretion of the
applicant; however, to obtain maximum benefit, it is suggested that
a sketch plan should include the following information:
A.
Tract boundaries - including previously approved subdivision within
the overall tract.
B.
Location of tract.
C.
North point.
D.
Streets on and adjacent to the tract, properly named and identified.
E.
Topographical and physical features. U.S. Geologic Survey and Soil
Conservation Service information may be used but should be plotted
to appropriate scale.
F.
Proposed general street layout.
G.
Proposed general lot layout.
H.
In the case of land development plans, proposed general layout including
building locations, parking lots and open spaces.
2.
A sketch plan need not be to exact scale nor are precise dimensions
required.
[Ord. 3/1/1978, 3/1/1978, § 401; as amended by
Ord. 1-93, 1/6/1993]
The following materials shall be submitted for consideration
as the preliminary plan for subdivision or land development.
1.
A sketch or map, drawn approximately to scale, showing the location
of the proposed subdivision or land development in relation to adjacent
properties and existing streets.
2.
A map or series of maps drawn to a scale not smaller than 100 feet
to the inch, and showing the following:
A.
The limits, dimensions and acreage of the tract to be subdivided
and developed and the proposed name or identifying title. The date,
scale and north point. The name, address and telephone number of the
applicant. The name, seal and signature of the engineer, landscape
architect or surveyor who prepared the plan. The name and address
of the landowner. The plan shall show all previously approved subdivisions
within the overall tract.
B.
All existing streets on or immediately adjacent to the tract, including
name, right-of-way width and cartway width.
C.
The location and dimensions, where applicable, of existing easements,
rights-of-way, public lands, tree masses, streams, monuments and other
features.
D.
Contours at vertical intervals of five feet.
E.
Datum to which elevations refer. Where reasonably practicable, datum
shall refer to known, established elevations.
F.
All existing buildings, towers, sewers, water mains, culverts, petroleum
products or gas mains, fire hydrants and other significant man-made
facilities on the tract.
G.
The zoning applicable to the tract to be subdivided or developed
along with all zoning boundaries, if any, that traverse or are within
300 feet of the tract.
H.
The names of owners of all abutting unplotted land and the names
of all abutting subdivisions or developments.
I.
A preliminary subdivision plan shall show the proposed lot layout
with approximate dimensions.
J.
A preliminary land development plan shall show proposed building locations, location and size of parking lot, provisions for access and traffic control, locations of loading docks and provisions for landscaping and lighting of site. The plan shall conform to the requirements of Chapter 27 of this Code with regard to use, area and width regulations for the district in which the proposed land development is located.
K.
Location, width and name of all proposed streets including all street
extensions or spurs as are reasonably necessary to provide adequate
street connections and facilities to adjoining developed or undeveloped
areas; preliminary profiles for proposed streets; proposed minimum
setback line for each street; playgrounds, public buildings, public
areas and parcels of land proposed to be dedicated or reserved for
public use.
L.
Where public or community sewer service is anticipated, the preliminary
design of sewerage systems including, but not limited to, the location
and grade of sewers, pumping stations, force mains, and where applicable,
sewage treatment plants, showing the type and degree of treatment
intended and the size, capacity and the location of treatment facilities.
M.
Where central water service is anticipated, the preliminary design
of water distribution facilities, including the size and location
of water mains, fire hydrants, storage tanks and, where appropriate,
wells, or other water sources.
N.
The plan shall include the design of adequate surface and storm drainage
and shall provide for protection against erosion. It shall include
all present and proposed grades and facilities for storm water drainage
including:
(1)
The location and size of the drain pipes.
(2)
The location of manholes or inlets and details.
(3)
Preliminary designs of any bridges and culverts that may be
required.
(4)
Details of the methods to be used to prevent erosion and discharge
of sediments from the property both during and following construction,
including, but not limited to, the surface grading, limitation on
slopes and sedimentation basins.
O.
If land to be subdivided lies partly in another municipality, the
applicant shall submit information concerning the location and design
of streets, layout and size of lots and provision of public utilities
on lands subject to his control within the adjoining municipalities.
The design of public improvements shall provide for a smooth, practical
transition where specifications vary between municipalities. Evidence
of approval of this information by appropriate officials of the adjoining
municipalities shall also be submitted.
P.
Where the preliminary plan covers only a part of the applicant's
entire holding, a sketch shall be submitted of the prospective street
layout for the remainder.
3.
Sketch plans should have noted on them the appropriate zoning requirements
being used as design criteria, i.e., lot sizes, setbacks, type of
sewerage and water, etc.
4.
A statement describing proposed public improvements, including streets
and gutters, including a typical cross-sectional diagram of proposed
street construction, and including the means of water supply and sanitary
drainage to be provided.
5.
Where individual sewage disposal facilities are anticipated, the
applicant shall submit a statement with regard to the suitability
of the soil to absorb sewage wastes. Where, in the opinion of the
Township Engineer, doubt exists about the ability of the soil to absorb
such waste, the Board may require that a feasibility report be prepared
by a registered professional engineer certifying that the proposed
quantities of waste generated within the subdivision or land development
can be adequately and properly disposed of with an on-site sewage
disposal facility.
6.
A statement or certificate by the applicant indicating that the plans
are or are not in conformity with engineering, zoning, building, sanitation,
and other applicable Township ordinances and regulations, and if they
are not so conforming, the reasons for requesting an exception.
7.
Where subdivision of land is proposed as a part of land development
because of the creation of mortgages encumbering less than the entire
tract, a plan shall be submitted showing the proposed division of
property, including easements for access to all parcels not fronting
on public roads. Such easements shall be a minimum of 50 feet wide.
[Ord. 3/1/1978, 3/1/1978, § 402; as amended by
Ord. 1-93, 1/6/1993]
Final plans for the subdivision of land and land development
shall conform in all important details with preliminary plans as reviewed
by the Board, including any conditions specified as a result of review
of preliminary plans. The following shall be submitted by the applicant:
1.
The subdivision or land development plans submitted for review for
final approval shall be clear and legible black on white prints of
the drawings. Upon completion of review, and for signature by the
Board, clear reproducible copies of all plans shall be submitted.
Space shall be provided for signature by the Board on the face of
the plans.
2.
Final plans shall be on sheets not larger than 36 inches by 42 inches
overall. It is recommended that as far as practicable, final plan
sheets be held to the following overall sizes: 18 inches by 24 inches,
24 inches by 36 inches, 36 inches by 42 inches. Where necessary to
avoid sheets larger than the maximum size prescribed above, final
plans shall be drawn in two or more sections, accompanied by a key
diagram showing relative location of the sections. The scale shall
be not more than 100 feet to the inch. All dimensions shall be shown
in feet and hundredths of a foot.
3.
Final plans shall include the following information:
A.
The limits, dimensions, acreage, and location of the tract to be
subdivided or developed and the name or identifying title. The date,
scale and north point. The name, address and telephone number of the
applicant. The name, seal and signature of the engineer, landscape
architect or surveyor who prepared the plan. The name of the landowner,
including previously approved subdivisions within the overall tract.
B.
All existing streets on or adjacent to the tract, including name,
right-of-way width and cartway width.
C.
The location and dimensions, where applicable, of existing easements,
rights-of-way, public lands, tree masses, streams and other features
and monuments. Upon recommendation of the Township Engineer or the
Planning Commission, the Board may require that final contours be
shown at a maximum of five-foot intervals, including the datum to
which elevations refer.
D.
All existing buildings, towers, sewers, water mains, culverts, petroleum
products, or gas mains, fire hydrants and other significant man-made
facilities on the tract.
E.
The zoning applicable to the tract being subdivided along with all
zoning boundaries, if any, that traverse or are within 300 feet of
the tract.
F.
The names of owners of all abutting unplotted land and the names
of all abutting subdivisions or developments.
G.
Sufficient data to determine readily the location, bearing and length
of every street, lot and boundary line and to produce such lines upon
the ground, including the length of all straight lines, radii, lengths
of curves, and tangent bearings for each street, and all dimensions,
angles or bearings of the lines and areas of each lot and of each
area proposed to be dedicated to public use.
H.
The plan for lots within a subdivision shall show house numbers,
and all streets shall be named. House numbers shall be assigned by
the Township.
I.
The proposed building setback line for each street.
J.
Where public or community sewer service is provided, the final design
of all facilities including, but not limited to, sewers, manholes,
pumping stations and sewage treatment facilities shall be shown.
K.
Location, size and invert elevation of all proposed storm sewers
and location of all manholes, inlets and culverts.
L.
Where public water service is to be provided, the final design, including
location and size of all proposed water service facilities within
the subdivision, shall be shown including wells, storage tanks, pumps,
mains, valves and hydrants.
M.
Location of permanent reference monuments and markets.
N.
A final land development plan shall show proposed building locations, location and size of parking lot, provisions for access and traffic control, locations of loading docks and provisions for drainage, landscaping and lighting of site. The plan shall be in conformance with the requirements of Chapter 27. Where subdivision of land is proposed as a part of land development because of the creation of mortgages encumbering less than the entire tract, the final plan shall be submitted showing the proposed division of property, including easements for access to all parcels not fronting on public roads.
O.
Final plans shall show sufficient information so that conformity
to zoning and subdivision design standards is demonstrated, including,
but not limited to, the grade of streets, degree of curvature, sight
distances, lot size, etc.
4.
Where streets are proposed for dedication, a plan of street profiles
and cross-sections incorporating the following information:
A.
The profile plan shall show the vertical section of the existing
grade and proposed grade along the center line of the proposed street.
Where storm drainage and/or sanitary sewer lines are to be installed,
they shall also be indicated on the profile plan.
B.
The horizontal scale on the profile plan shall be not less than one
inch equals 100 feet, and the vertical scale shall be not less than
one inch equals 10 feet or in cases where larger scales are used,
the ratio shall be 1:10 vertical to horizontal.
C.
A typical cross-section street construction shall be shown on the
profile plan and shall indicate the following:
(1)
Right-of-way width and the location and width of paving within
the right-of-way.
(2)
Type, thickness and crown of paving.
(3)
The location, width, type and thickness of sidewalks to be installed,
if any.
(4)
Typical location, size and depth of any underground utilities
that are to be installed in the right-of-way where such information
is available.
5.
If required, a plan for location and type of street lights to be
installed, together with the necessary contract for street light installation
for approval by the Township.
6.
Certification by the engineer, land surveyor or landscape architect
who prepared the plan that the plans are in conformity with zoning,
building, sanitation and other applicable Township ordinances and
regulations. In any instance, where such plans do not conform, evidence
shall be presented that an exception has been officially authorized.
7.
The final subdivision plan shall include thereon, or be accompanied
by an affidavit by the landowner of the land proposed to be subdivided
to the effect that the subdivision as shown on the final plan is made
with his or their free consent and that it is desired to record the
same.
