Township of Palmer, PA Article IV Sketch Plan

§ 165-28 Preplan consultation.

Prior to submission of a sketch plan, applicants for larger developments are encouraged to informally discuss their intent with the Zoning Officer, Plans Administrator, Planning Commission and/or the Board of Supervisors.

§ 165-29 Plan submission and drawing requirements.

A. Prior to the submission of a preliminary plan, developers are very strongly encouraged to submit a sketch plan in person at a regular or special meeting of the Planning Commission of Palmer Township. 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.

B. Review. Sketch plans shall be subject to review by the Township staff, the Township Engineer, the Planning Commission and the Board of Supervisors. No official action shall be required by the Township on a sketch plan. The Township shall not be bound by comments made or not made as part of the sketch plan review.

C. Timing of submittal. When submitted, sketch plans and the required application should be, but are not required to be, submitted to the Plans Administrator a minimum of 21 days prior to the Planning Commission meeting at which the applicant desires review. Any plans submitted after such time limit may be placed at the end of the agenda and may be tabled until the next meeting if time does not permit adequate review.

D. Prints. When submitted, 15 print copies of the sketch plan shall be submitted in accordance with the provisions of this Article.

E. Drawing requirements. The sketch plan shall be drafted to scale and should generally include the following:

(1) Property boundaries (may be obtained from County Tax Map or similar sources).

(2) General topographic contours [from maps available from the Township staff or from a United States Geological Survey map (USGS)] and approximate areas of over 15% slope (such as from the Northampton County Soil Survey or USGS map).

(3) Proposed lot and street layout with approximate areas of lots and existing and proposed widths of street rights-of-way and street cartways.

(4) Site data, including:

(a) Approximate acres of entire tract.

(b) Number of lots and types of dwelling units (if residential).

(c) Zoning district and major applicable requirements (such as minimum lot area).

(5) North arrow; graphic and written scale. Plans should be drawn to a scale of one inch equals 100 feet or larger.

(6) Approximate proposed building locations (if known) and proposed types of uses.

(7) Preliminary name of project (may be owner's name).

(8) A location map showing the general location of the project in relation to adjacent lots, streets and waterways (such as from the Township Zoning Map[1] or USGS map, preferably at a scale no smaller than one inch equals 2,000 feet).

[1] Editor's Note: The Zoning Map is on file in the Township offices.

(9) Approximate location of any area within the one-hundred-year floodplain (from Federal Insurance Administration map).

(10) General provisions for stormwater management (such as approximate location of any detention basin).

(11) If required by Article X, whether the applicant proposes to dedicate common open space or fees in lieu of land, and the proposed locations of any such open space.

(12) Description of general methods of providing water and sewer service, with sufficient information to show the general feasibility of providing any central water and central sewage service (such as proximity of existing lines).

(13) Land uses of adjacent lots and any zoning district boundaries in the area.

(14) Name and address of person responsible for the preparation of the plans and the date of completion of the plans and any subsequent revision dates.

(15) Approximate locations of any potential wetlands (which may be based upon hydric soils from the County Soil Survey).

(16) Approximate locations of any tree with a trunk diameter of over 18 inches measured 4.5 feet above the surrounding average ground level.

§ 165-30 Sketch plan review procedures.

A. Reviews. The Township should distribute copies of the sketch plan to the Township Engineer, the relevant Township staffperson(s), the Planning Commission and the Board of Supervisors for any advisory reviews they may wish to offer.

(1) If the Township staff determines that there are mature trees on the site, a copy should be provided to the Shade Tree Commission.

(2) Recreation Commission. A copy of the plan should be provided to the Township Recreation Commission for a review of whether open space or recreation fees should be required. Recreation Commission review should especially be sought if the sketch plan would involve land along a creek or river or more than five dwelling units or be adjacent to an existing Township park.

(3) JPC. One copy of the sketch plan should but is not required to be submitted to the Joint Planning Commission for any informal review.

B. A summary of the comments of such Boards and persons should be provided to the applicant or his/her representative if such person is not in attendance.