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.
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.
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.
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.
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).
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).
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.
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).
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.
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.
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.