See §
113-29A regarding when a preliminary plan is required.
A. All of the following information and materials listed in this section are required as part of all preliminary plan submissions for any land development and any major subdivision. This list of requirements shall serve both to establish the requirements and as a checklist for the applicant and the Township to use to ensure completeness of submissions. The applicant shall submit completed photocopies of the checklist in §
113-30C as part of the application.
B. The required information listed in this section may be combined or
separated onto different sheets, provided that all information is
clearly readable.
C. Checklist and List of Submittal Requirements.
All certifications shall comply with the state professional
licensing laws. All subdivisions of land shall be certified and stamped
by a registered land surveyor. At least one set of all plans provided
to the Township, including revisions, shall bear original signatures
and original seals of plan preparers, which shall be marked as a "Township
file copy."
As part of the submittal of a sketch plan or preliminary plan,
whichever comes first, for a major subdivision or land development
that involves over 10 acres of land for a nonresidential project or
20 or more dwelling units for a residential project, the applicant
shall provide the following mapping and prove to the Planning Commission
that the following process was followed in designing the proposed
development:
A. Applicants are strongly encouraged to submit these sketches 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.
B. This process is intended to show everyone how the special features of the property relate to resource areas on adjacent lands and how the development will properly relate to the features of the land that are most worthy of conservation. See the "existing resources and site analysis map" provisions in §
113-30C, Part D. Existing conditions shall be accurately mapped. For the sole purposes of meeting this section, the mapping of proposed development may be at a sketch plan level of detail.
(1) Delineation of open space. Using the map of existing resources and site analysis map, the applicant shall delineate areas that are proposed to be preserved as common open space (if required by §
113-65 of this chapter, in a cluster development or other sections of Chapter
133, Zoning) and/or otherwise through conservation easements.
(a)
If common open space in a development is proposed, then the applicant shall show compliance with the applicable requirements of Chapter
133, Zoning, including but not limited to the following:
[1]
Providing calculations of the minimum percent and acreage of
required common open space, which shall be submitted at the sketch
plan stage or the preliminary plan stage, whichever submission occurs
first.
[2]
Proposed common open space shall be designated using the existing resources and site analysis map as a base map. The applicant shall prove compliance with applicable provisions of Chapter
133, Zoning, and §
113-65 of this chapter. The following areas shall be shown: one-hundred-year floodplains, wetlands and slopes over 25%.
[3]
The proposed common open space shall maximize opportunities to interconnect open spaces with important natural features and common open space on neighboring properties (see the context map in §
113-30C, Part C). The applicant should consider the Future Greenways and Recreation System Map in the Joint Comprehensive Plan, unless or until a more-detailed map is prepared for Jackson Township.
[4]
The applicant shall then prioritize natural resources on the parcel in terms of highest to least suitabilities for inclusion in the proposed common open space in consultation with the Planning Commission and in accordance with §
113-71 of this chapter and applicable sections of Chapter
133, Zoning,.
[5]
On the basis of those priorities and practical considerations
given to the parcel's configuration, its context in relation to resource
areas on adjoining and neighboring properties, and the applicant's
subdivision objectives, priority areas for conservation shall be delineated
to meet at least the minimum area percentage requirements for common
open space and in a manner clearly indicating their boundaries as
well as the types of resources included within them.
(b)
If open space in a development is not proposed, the applicant
shall show measures that will be used to minimize impacts upon important
natural features. The applicant shall show that every reasonable effort
has been made to locate development to avoid the over-25% slopes and
one-hundred-year floodplain and wetlands and to minimize impact upon
other natural and historic resources. In addition to meeting any requirement
for common open space, important natural features should also be protected
as part of individual lots (such as large rear yards and/or through
conservation easements).
(2) Potential development areas concept map. Based upon consideration
of the existing features map and the process described above, the
potential development areas shall be mapped. These Potential development
areas are areas that are best suited for the majority of the development
on the parcel.
(3) Location of home sites. In respect of the process described above,
the approximate proposed locations of new homes/principal buildings
shall then be selected. It is recognized that on-lot septic system
suitability needs to influence these choices, when septic systems
are used. It is also recognized that some intrusions into the natural
and historic resources may be necessary to allow reasonable uses of
the land, provided that such development is carefully located and
designed to minimize impacts upon valuable resources and features.
(a)
While the mapping of existing features required by this section
is required to be accurate and to scale, the locations of proposed
home sites, lot lines, roads and trails may be at a sketch plan level
of detail for the purposes of complying with this section.
(b)
The applicant shall provide a written and graphic analysis of
how the proposed development will respect and incorporate the important
resources of the site and be coordinated with resources, open space/trail
corridors and views on surrounding properties. This may involve an
overlay map that shows important natural features and proposed development.
(4) Layout of streets and trails. A sketch of the tentative street layout
shall then be designed to serve the appropriate building sites. Trails
should also be considered to link together common open spaces, clusters
of homes and other destinations (such as nearby stores, parks and
schools). Building sites should be clustered together to minimize
expensive wetland and creek crossings by roads.
(5) Drawing the lot lines. Tentative lot lines should then be drawn on
the site to encompass the proposed building sites, to result in a
development concept plan. Once this sketch is prepared, then more-detailed
engineering may be completed.