A.
Prior to submitting a sketch plan, applicants for larger developments are encouraged to informally discuss their proposal with the Zoning Officer and/or other appropriate Township staff. See also discussion of a site inspection in § 98-27.
B.
Official Map determination. The applicant shall, prior
to submitting a sketch plan, determine if any of the land proposed
for subdivision or land development is subject to the Chestnuthill
Township Official Map. If any of the land is subject to the Official
Map, the applicant is encouraged to contact the Township prior to
submitting the sketch plan.
[Added 12-7-2004 by Ord. No. 2004-07]
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, 12 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 15 days before a Planning Commission meeting where it will
be discussed.
B.
Drawing requirements. Any sketch plan shall be drafted
to approximate scale 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 one-hundred-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 or conservation open space, with a description of the rationale
used to locate the open spaces.
(h)
If any common open space proposed: method of
ownership and entity proposed to be responsible for maintenance.
(i)
If any common open space proposed: description
of intended purposes and uses.
(j)
Any proposed recreation trails, existing trails
and trail easements.
(k)
Principal buildings estimated to be 80 years
or older 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 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 major scenic views onto
the tract and from the tract.
(q)
All areas or features of the project parcel
which are subject to the Township Official Map and the type of reservation
as specified on the Official Map.
[Added 12-7-2004 by Ord. No. 2004-07]
(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 (may be the developer's name).
(6)
Approximate proposed locations of any nonresidential
buildings (if known) 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 (may be a photocopy of USGS
or Township base map or a commercial map).
(8)
Tentative approximate locations of any stormwater
detention basins and any major stormwater drainage channels.
(9)
For residential developments, whether the applicant
proposes to dedicate common open space or 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 (if known).
(14)
Plans should be of a standard size, such as 18 inches
by 24 inches or 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 § 98-31 which requires applicants for certain subdivisions and land developments to submit maps showing how their project follows the conservation design process. If this provision is not met at the sketch plan stage, then it must be met at the preliminary plan submission. Applicants are strongly encouraged 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 person
and the Planning Commission for advisory reviews.
C.
The sketch plan should be reviewed by the Planning
Commission and the Board of Supervisors, 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 § 98-31.
(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.
County review. The applicant should provide one copy
of the sketch plan for a subdivision or land development to the County
Planning Commission, for any informal review.
E.
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, county or state recreation area, then a copy of the plan
should be provided to any Township park and recreation commission
that may exist for a review of whether open space or recreation fees
should be required.
