Sparta Township City Zoning Code
§ 18-6.5
Preliminary Subdivisions or Site Plans.
[Ord. No. 636 A 605; Ord. No. 691 §§ XXXIII, XXXIV; Ord. No. 750 § 4; Ord. No. 841 § XLIX; amended 12-13-2022 by Ord. No. 2022-21]
Preliminary subdivisions or site plans shall submit the following materials in order to be deemed complete by the administrative officer and his designee and put before the Planning Board. Certain requirements may be waived by the administrative officer and his designee if they are not necessary for proper review. All waivers must be in writing and furnished to the applicant and Chairman of the Planning Board. Township standards should be reviewed in developing your application.
a.
Application form.
c.
Preliminary Plats.
2.
The preliminary plat or site plan shall show or be accompanied by the following information:
(a)
A key map showing the entire subdivision and its relation to the surrounding areas.
(c)
Acreage of tract and each proposed lot to be subdivided or developed shall be provided to the nearest tenth of an acre. In addition the acreage of each lot of a subdivision within the required depth from the road which is established by each zone shall be shown.
(d)
Existing and proposed contours at five-foot vertical intervals for slopes averaging 15% or greater and at two-foot vertical intervals for land of lesser slope. Datum of all elevations shall be that of the United States Geodetic Survey. The estimated quantity of cut and fill shall be provided.
(e)
The location of existing and proposed property lines, street rights-of-way within the subdivision and within 200 feet of its boundaries, street names, location and width of right-of-way and pavement and type of pavement, buildings, watercourses, railroads, bridges, culverts, drain pipes and any natural features such as wooded areas and rock formations.
(f)
Plans of proposed utility layouts, sewers, storm drains, water, gas and electricity, showing feasible connections to existing or any proposed utility system. Any connections proposed shall be substantiated by documentation of size of service lines, capacity of storage, existing pressure, etc. When an individual water supply or sewage disposal system is proposed the plan for such system must be approved by the appropriate local, County or State health agency. When a public sewage disposal system is not available, the developer shall have percolation tests made and shall submit the results with the preliminary plat as required by the Health Officer and § 18-5.
(g)
A copy of any protective covenants, deed restrictions or proposed homeowners association document applying to the land being subdivided shall be submitted with the preliminary plat for review by the Planning Board Attorney.
(h)
A typical road cross section and proposed cross sections for all new streets shall be provided. The cross sections shall clearly indicate the type and width of pavement, location of curb and sidewalks, if any, tree planting strips, maximum slope of embankments, swales and berms, all drainage structures and cross drains. In addition, cross sections of the proposed roads and existing grade shall be provided at a minimum of fifty-foot intervals along the entire length of the road. Cross sections shall be drawn to a scale of not less than one inch equals five feet for the horizontal and vertical planes. Each cross section shall give the quantity of cuts and fills in square feet, stripping in cut and fill in linear feet, topsoiling in linear feet. An earthwork summary, in cubic yards, shall be provided on that last sheet of the cross sections showing the following.
Excavation unclassified from cross sections | C.Y. |
Excavation unclassified from plans | C.Y. |
Excavation unclassified from ditches and drives | C.Y. |
Excavation unclassified | C.Y. |
Wet excavation | C.Y. |
Unsuitable excavation | C.Y. |
Fill needed from cross section | C.Y. |
Fill needed from plans | C.Y. |
Fill needed to refill wet excavation areas | C.Y. |
Fill needed to refill unsuitable areas | C.Y. |
Total embankment needed | C.Y. |
Excavation available for embankment | C.Y. |
Borrow excavation | C.Y. |
(i)
A centerline profile of all proposed roads shall be provided and shall include the existing and proposed grades, proposed drainage structures, percent of proposed grade, vertical curve data including elevation and station of P.V.I., P.V.C., P.V.T. and length of curve. The profile shall be drawn to a scale of not less than one inch equals five feet in the vertical plane, and one inch equals 50 feet in the horizontal plane. Return calculations and grades at intersections shall be provided. Profiles of ditches shall be submitted along with cross sections of ditches every 50 feet showing cuts and fills, stripping in cuts, stripping in the fill and topsoil quantities. Profiles of sight lines at intersections shall be provided.
(j)
The preliminary plat of site plans, profiles and cross sections of the existing roads on which the subdivision or site plan fronts as outlined above. The plan sheets shall be at a scale of one inch equals 30 feet and shall include the following information.
(1)
The existing and proposed right-of-way and centerline alignment data including horizontal curve data and centerline stationing.
(2)
The existing and proposed edge of pavement.
(3)
Cut and fill limits.
(4)
Existing and proposed guide rail, utilities, storm drainage systems including location of inlets, invert elevations and size of storm sewers.
(5)
Existing trees, hedges, fences, buildings, structures, property lines, driveways, walkways, sidewalks, etc. located within 30 feet of the existing edge of pavement.
(6)
In addition to cross sections at fifty-foot intervals along the road, cross sections at existing driveways and cross drains shall be provided.
(l)
The preliminary plans and site plans, profiles and cross sections shall include the proposed storm drainage improvements and shall be accompanied by drainage calculations including a map showing the subdrainage areas and calculated flow rates at each inlet. When a stream encroachment is proposed all applicable stream encroachment data conforming to Department of Environmental Protection Standards shall be provided as part of the preliminary plat or plan. The drainage system shall be designed based on a storm frequency period of 100-year storm or as required by the Township Engineer.
(m)
The preliminary plat or site plan shall include construction details for inlets, manholes, headwalls, flared end sections, standard curb, depressed curb for driveways and depressed curb for handicapped, sidewalks, fence, ditches, guide rail, parking and soil erosion details.
3.
Cluster Development. In the RR, RC-1, RC-2 and R-1 zones, an applicant for a major development may apply to the Planning Board for a cluster development. Such application, as proposed in a letter, shall be accompanied by a qualifying map, a proposed cluster design plat indicating the proposed layout, the area to be retained in open space, and proposed use of the area.
(a)
Ownership of Common Land. Applicant may apply for homeowner's ownership of common land or Township ownership. If the Township ownership is requested, and in opinion of the Planning Board such ownership will assist in achieving the objectives of the Master Plan or Official Map, then the Planning Board shall request approval from the Governing Body that said open space or land resulting from the application of cluster development will be accepted by the Township. If said approval is not granted, applicant may submit a cluster plan providing only for homeowner's ownership of common land. He shall proceed in accordance with the regular subdivision procedures as provided in the Land Subdivision Ordinance.
(b)
Planning Board Option. The Planning Board may, if in their opinion the specific situation so warrants, require that a conventional subdivision plan be submitted rather than a cluster plan. The reasons for disallowing cluster may be due to topographic problems, soil conditions, access and circulation, character of surrounding development, sanitary disposal problems and possible substantial adverse impact on surrounding area.
(c)
(1)
Applicant shall demonstrate that adequate percolation exists to permit lot size reduction or that alternate satisfactory methods of sanitary waste disposal are feasible.
(2)
Evidence of the availability of an adequate water supply shall be submitted to the Planning Board in report form from any public or private utility. If no public or private utility exists, a certified copy of well tests, geological analysis, and other data related to verifying adequate water supply as deemed necessary by the Planning Board shall be submitted. A minimum of one soil lot and perc test shall be done for each proposed lot.
(3)
The minimum tract size for cluster shall be 20 acres.
(4)
The minimum lot sizes shall conform to the minimum cluster requirements of the zone. The yard setbacks of any site shall conform to the R-2 minimum yard requirements.
(5)
The maximum number of lots permitted shall be based on an approved qualifying map.
(6)
All roads in a cluster subdivision shall be built to Township standards.
(d)
General Design Criteria.
(1)
The following lands shall require special consideration by the Planning Board. In some cases, development should be avoided and in other cases, very low density development is recommended. Additional improvements and safeguards to protect significant environmental features and elements shall be required.
(i)
Flood Plain Lands. Lands which lie adjacent to streams and are periodically inundated and flooded by rains as the streams and watercourses overflow. These areas generally should not be developed with buildings. The ban on development in this area is to protect the lives and property of those living in the flood plain from flooding, prevent flooding downstream which results when flood plain areas are developed, and prevent pollution of streams and rivers because of inadequate percolation.
(ii)
Areas of Excessive Slope. These are lands with slopes in excess of 25%. Depending on the nature of the soil bearing capacity, erosion factor and degree of slope, development densities may vary from no building to very low densities with appropriate safeguards. In general, as slope increases, the density of development should decrease. The reasons are to prevent landslides and erosion and sedimentation resulting from excessive stripping and cutting of land. This in turn causes siltation of streams and the clogging up of drainage structures along roads which will intensify flooding in the Township.
(iii)
Areas Characterized by Soil Classified as Having Severe Problems by the Soil Conservation Service.
This is land often characterized by high water table, poor bearing capacity, high erosion factors, or incapable of supplying water. Special treatment is necessary to prevent health hazards because of the poor bearing capacity of the soil, and the possibility of inadequate water for fire and health reasons.
(iv)
Areas of Significant Horticultural or Conservation Features. These include mountain ridges, valleys, vistas, and significant horticultural features. These areas are valuable because of their beneficial impact in our environment and their importance in the ecological systems. Development should be designed to preserve these areas.
(v)
Land Suitable for Specific Purposes. Land suitable for active or passive recreational purposes such as baseball fields, tennis courts, etc., or for other municipal purposes or because of their location such as land adjoining similar lands on abutting properties.
(2)
Applicants using cluster to protect the areas listed above should submit designs which generally allow for smaller lots closest to existing roads on flat, well drained land. Larger lots should be platted in areas of increasing slope, poorer (but still passable) percolation, and lands closest to flood plains.
(3)
Lots adjacent to through roads shall have deeper depths to permit larger back yards and provision for shrubs and trees to serve as buffers.
(e)
Location, Use and Maintenance of Dedicated Lands.
(1)
The Planning Board shall have full authority to approve or disapprove the location and proposed uses of lands required to be dedicated in accordance with the foregoing.
(2)
Dedicated areas proposed to be deeded to the Township shall be deeded free and clear of all mortgages and encumbrances.
(3)
If deeded to a property owner's association, cooperative, or condominium corporation, it shall be deeded free and clear of all mortgages and encumbrances, for their use, control and management for open spaces, recreation, or agricultural use and including appropriate restrictions to assure the effectuation of the purpose of this chapter to provide for the maintenance and control of the area. All provisions of N.J.S.A. 40:55D-43 relating to the establishment of open space organizations shall be complied with.
(f)
Right of Owner. Proposals in accordance with this section shall only be approved by the Planning Board if, in the opinion of the Planning Board, it will not adversely effect the overall benefit of Sparta Township or the health, safety and general welfare. Nothing herein shall be construed as requiring a developer to elect this means of developing his tract.
4.
Environmental Impact Statement.
(a)
General Provisions. The environmental impact generated by land developed projects necessitates a comprehensive analysis of the variety of problems. This constitutes an environmental impact statement. In evaluating environmental impact, the Planning Board and Zoning Board of Adjustment shall not approve any submission until it determines and finds that the proposed development:
(1)
Will not result in appreciable harmful effects to both the natural and aesthetic environments.
(2)
Has been designed and conceived with a view toward the protection of the regional resources and energy saving techniques.
(3)
Will not place a disproportionate or excessive demand upon the total resources available for such proposal.
The term "board" shall apply to Planning Board and Zoning Board of Adjustment as appropriate throughout the remainder of the environmental impact statement. |
In order to accomplish these goals, the Board shall condition any approval upon the agreement to implement performance controls deemed necessary to assure the protection of the environment. Any approval shall also be conditioned upon the receipt of licenses, permits or other approvals required by law. Those factors outlined in Subsection 4(d)(5) below, along with supplemental requirements adopted by the Board shall be used to determine the environmental performance controls that are necessary. |
(b)
General Requirements. It is further recognized that the level of detail required for various types of applications will vary depending on the size of the proposal, the nature of the site and the location of the project. Therefore, having determined that some flexibility is needed in preparing the environmental impact statement (a revised environmental impact statement may be required if significant changes to the site plan as determined by the Planning Board prior to final approval were done since original submission), the requirements for such a document are listed as follows:
(1)
Plot plan applications for a single or a two family dwelling on an existing lot of record are specifically exempt from the environmental impact statement requirements. In addition, minor subdivisions shall, in general, be exempt unless required by the Environmental Commission/Planning Board due to sensitive environmental situations. Finally, all agricultural operations are exempt that are conducted in accordance with a plan approved by the Soil Conservation District and all silviculture operations are exempt that are conducted in accordance with a plan prepared by a professional forester or the New Jersey Division of Parks and Forests.
(2)
A pre-application conference shall be held with the Township Planner and the Environmental Commission Chairman to determine the content of the environmental impact statement as outlined in Subsection (d) below along with any supplemental guidelines adopted by the Board. Waivers of specific environmental impact statement requirements shall be granted by Planning Board with input from the Environmental Commission.
(3)
When the environmental impact statement is prepared by an individual other than the applicant, the credentials and expertise of that individual shall be submitted with the environmental impact statement. All applicable material on file in the Sparta Township Planning Office pertinent to local conditions shall be consulted. Any additional material pertinent to evaluation of potential regional impacts shall also be considered. Furthermore, as much original research as necessary shall be conducted to develop a comprehensive environmental impact statement.
(4)
Eight copies of each environmental impact statement shall be submitted with the appropriate development application. One copy of the environmental impact statement shall be forwarded immediately to the Environmental Commission for review and comment. The Environmental Commission shall submit its written comments within 30 days to the Planning Board or Zoning Board of Adjustment. Four copies of the environmental impact statement shall be circulated among the municipal departments that participate in the application review process. The remaining copies shall be retained by the planning office and Sparta Township Public Library and shall be made available for public review and comment.
(5)
The environmental impact statement shall consist of written and graphic materials which will clearly present the information that is required. The scale of all maps shall be one inch equals 50 feet, unless the Planner and/or Planning Board agree to another scale. Contours, when required, shall be provided at two-foot intervals for slopes of less than 10% or greater.
(6)
Upon receipt of the environmental impact statement, the Planner shall determine within 45 days if it is complete or incomplete. If it is incomplete, it shall be returned to the applicant with recommendations regarding the additions, deletions and/or corrections which are needed.
(7)
In preparing the environmental impact statement, the applicant shall make himself aware of the requirements specified in other sections of the land development ordinance so that unnecessary duplication of effort is avoided.
(c)
Application Types.
(1)
All major subdivision applications, preliminary and final site plan applications, consisting of less than 10 acres and those minor subdivision sites lying within sensitive environmental areas, shall be accompanied by an environmental impact assessment except as set forth herein. The information required shall be presented in a concise report unless environmentally sensitive areas are involved. When environmentally sensitive areas are involved, the report shall be supplemented with additional graphic and explanatory material as required in Subsection (b)(2). Environmentally sensitive areas in Sparta Township include, but are not limited to:
(i)
Stream corridors and floodplains.
(ii)
Streams and water bodies.
(iii)
Wetlands.
(iv)
Slopes greater than 15%.
(v)
Erodible soils.
(vi)
Mature forests of sugar maple or hemlock.
(vii)
Aquifer recharge areas.
(viii)
Aquifer discharge areas.
(ix)
Unique natural features and habitats.
(x)
Residence of protected flora and fauna species.
(2)
All preliminary and final major subdivision applications, preliminary and final site plan applications, consisting of 10 acres or more, and conditional use applications, consisting of 10 acres or more, shall be accompanied by an environmental impact statement. The information required shall be presented in a detailed report which shall include written, graphic or other explanatory material.
(3)
Any use variance application not involving a site plan or subdivision application may be required, at the discretion of the Zoning Board of Adjustment, to be accompanied by an environmental impact statement. The information to be required shall be determined by the Zoning Board in consultation with the Planner and the Environmental Commission.
(d)
Format. When an environmental impact statement is required, the following format shall be utilized and the information requested shall be provided.
(1)
Project Description. Indicate the purpose and scope of the proposed project. Enumerate the benefits to the public, if any, which will result from the proposed project and describe the suitability of the site for the intended use. A description of the proposed project shall be presented to indicate the extent to which the site must be altered, the kinds of facilities to be constructed, how they are to be considered and the uses intended. The resident population, working population and visitor population shall be estimated. The compatibility or incompatibility of the proposed project shall be described in relation to the following:
(2)
Site Description and Inventory. Provide a description of environmental conditions on the site which shall include, but not be limited to, the following items:
(i)
Types of Soils. List and description of each soil type located on the site. If applicable, percolation data and soil analysis as required by the Sparta Township Health Department shall be provided. Where the proposed area of land disturbance will involve soils with moderate or severe limitations, as per Sussex County Soil Survey, Soil Conservation Service, relative to the type of project proposed, a complete mapping of all soil types on the site shall be required indicating where those moderate and severe limitations exist.
(ii)
Topography. Description of the topographic conditions within the site and extending 200 feet beyond the property lines. When 15% or more of the proposed area of land disturbance encompasses slopes in excess of 10%, the following slope ranges shall be mapped for the entire site: to 15%; 15% to 20%; 20% and up.
(iii)
Geology. Description of the geologic formations and features associated with the site as well as depth to bedrock conditions. Delineation of those areas where bedrock is in close proximity to the surface (i.e., within two feet of the surface) as well as major bedrock outcroppings.
(iv)
Vegetation. Description of the existing vegetation on the site. When required, sketch the location of major vegetation groupings such as woodland, open field and wetland. Where woodlands are delineated the forest type shall be indicated. Should include unique features and protected species (i.e., dogwood, black walnut trees, etc.)
(v)
Surface Water. Description of existing watercourses and water bodies that are partially or totally on the site and their relationship to the area of land disturbance. Existing surface runoff from the site shall be calculated using the methods contained in Soil Conservation Survey Manual No. 55. When the natural drainage pattern will be significantly altered, or sewage effluent added to a watercourse or body, an analysis shall be conducted which will investigate flow, depth, capacity and water quality of receiving waters. When required, floodplain areas shall be mapped in consultation with the Department of Environmental Protection. Existing drainage structures shall be mapped and the capacity of the drainage network shall be determined.
(vi)
Subsurface Water. Description of subsurface water conditions on the site, both in terms of depth to ground water and water supply capabilities of the site. Where existing conditions warrant, detailed information regarding existing wells within 500 feet of the site relative to depth, capacity and water quality shall be provided. The water supply capabilities of the adjacent areas and the recharge capabilities of the site shall be discussed.
(vii)
Unique, Scenic and/or Historic Features. Description and map of those portions of the site that have unique, scenic and/or historic qualities.
(viii)
Existing Development Features. Description of any existing features on the site that are not considered to be part of the natural environment. This may include, but not necessarily be limited to, roads, housing units, accessory structures and utility lines.
(ix)
Miscellaneous. When warranted, an analysis shall be conducted of existing air quality and noise levels as prescribed by the Department of Environmental Protection, or the Sparta Township Health Department.
(x)
Energy Conservation Features. Siting for solar access and maximum energy efficiency with respect to land features.
(xi)
Wetlands. All environmental impact statements shall include a certified wetlands delineation prepared by an expert qualified to delineate wetlands pursuant to the definitions of this chapter and the requirements of the United States Army Corps of Engineers and the New Jersey Department of Environmental Protection. The environmental impact statement shall include a copy of the expert's curriculum vitae or resume and a short summary of the expert's experience with wetlands delineation. The certified delineation shall be set forth in the environmental impact statement and on the subdivision or site plan plans. The delineation shall be mapped on a survey of a licensed surveyor and said survey shall be set forth on the plans. The applicant need not obtain an approval of the delineation plan from the U.S. Army Corps of Engineers or the N.J. Department of Environmental Protection prior to determination of completeness of the application to Sparta Township. However any approval by Sparta Township will be conditioned upon approval of the delineation by the applicable State or Federal agency.
(3)
Area and Regional Description. A description of the surrounding environs shall be provided as well as the existing land use patterns. When required, the existing infrastructure, with respect to the drainage and transportation network, as well as any central sewerage and water supply facilities shall be described in detail. An appropriate regional analysis relative to the proposed project shall be included.
(4)
Impact. Discuss the negative and the positive on-site and off-site impacts as they affect the items listed in Subsections (d), (2), (iii) and (iv) hereinabove. Indicate those negative impacts that are unavoidable. Indicate those resources affected by the proposal which will be irretrievably lost and those resources which are renewable. The specific concerns that shall be considered include, but are not limited to, the following:
(i)
Soil erosion and sedimentation resulting from surface runoff.
(ii)
Flooding and floodplain disruption.
(iii)
Degradation of surface water quality.
(iv)
Groundwater pollution.
(v)
Reduction of groundwater capabilities.
(vi)
Sewage disposal.
(vii)
Solid waste disposal.
(viii)
Vegetation destruction.
(ix)
Disruption of wildlife habitats.
(x)
Destruction of scenic and historic features.
(xi)
Air quality degradation.
(xii)
Noise levels.
(xiii)
Energy utilization.
(xiv)
Neighborhood deterioration.
(xv)
Effect on public services, such as schools, fire and police.
(xvi)
Traffic congestion.
(xvii)
Health, safety and welfare of existing residents
(xviii)
Regional development policies.
(5)
Recommendations to Mitigate Adverse Environmental Impact. Describe in detail what measures will be employed during the planning, construction and operation phases which will minimize or eliminate negative impacts on-site and off-site that could result from the proposed project. Of specific interest are:
(i)
Drainage plans which shall include, but not be limited to, soil erosion and sedimentation controls. Every effort shall be made to limit off-site runoff to pre-development levels.
(ii)
Sewage disposal techniques.
(iii)
Water supply and water conservation proposals.
(iv)
Site design techniques sensitive to the natural environment which should include innovative landscape, building and circulation design/solar access siting.
(v)
Energy conservation measures.
(vi)
Noise reduction techniques.
(vii)
Construction schedule.
(viii)
Miscellaneous on-site and off-site public improvements.
(6)
Alternatives. Discuss what alternatives were considered both in terms of building design, site design, and project location. Indicate why an alternative was rejected if it would have resulted in less of a negative impact than the subject proposal.
(7)
Licenses, Permits, and Other Approvals Required by Law. The applicant shall list all known licenses, permits and other forms of approval required by law for the construction and operation of the proposed project. This list shall include, but will not be limited to approval required by the Township, as well as agencies of the County, State and Federal governments. Where approvals have been granted, copies of such approvals shall be attached. Where approvals are pending, a note shall be made to that effect.
(8)
Documentation. All publications, file reports, manuscripts or other written sources of information related to the project, the project site and the Township which were consulted and employed in compilation of the environmental impact statement shall be listed. A list of agencies and individuals from whom pertinent information was obtained orally or by letter shall be listed separately. Dates and locations of all meetings shall be specified. A revised environmental impact statement may be required if significant changes to the site plan, as determined by the Planning Board prior to final approval, were done since original submission.
5.
Landscape Plan. All site plan applications shall include a landscaping plan drawn at 1:50 scale that shall include the following items:
(a)
Name and address of person, firm or organization preparing landscape plans.
(b)
Plant list in legend form including the following:
(1)
All plant material to be used, keyed plan and grouped according to low shrubbery, medium shrubbery, tall shrubbery and trees. Plant materials shall be listed by both botanical and common names.
(2)
Quantity of each species to be used.
(3)
Size of material to be planted. All sizing specifications shall conform with American Standards for Nursery Stock (latest copyright by American Association of Nurserymen, 230 Southern Building, Washington, D.C.) or better.
(d)
Total square footage of proposed plant mass areas.
(e)
Methods to be used in welling, staking, wrapping and mulching of plant materials.
(f)
Location of all existing plant material to remain shown at scale at present size.
(g)
Indication of buffer planting required by ordinance.
(h)
Indication of plant mass area.
(i)
Location and spacing of each plant to be shown to scale. Spacing may be shown graphically or by notation.
6.
Community Impact Statement.
(a)
All applications shall be accompanied by a community impact statement analyzing the proposed development and its expected impacts upon existing municipal facilities and services. The community impact statement shall indicate why, in the applicant's opinion, the proposed development is in the public interest, as well as providing data and opinions concerning the following specific items:
(1)
Population impact. An analysis of the number of people expected to be added to the municipal population as a result of the proposed development according to the following age cohorts: preschool-aged children, school-aged children, parents of family-bearing age, middle-aged adults and retired people, as well as the number of temporary and permanent jobs created.
(2)
Services impact. An analysis of the existing services provided by the municipality to serve the proposed development and the impact of the development upon services, including police protection, fire protection, first aid, solid waste disposal, and street maintenance services.
(3)
Financial impact. An analysis of the revenues expected to be generated from the development compared to the anticipated costs which the proposed development is expected to generate. Revenues and costs shall be shown for the municipality and the county.
7.
Facility Impact Statement.
(a)
Sewer and Water Plan and Report. This submission shall include the following:
(1)
A sewer and water facilities map showing the location of major collection and distribution lines for serving the proposed site development; how and where these systems will tie into existing sewer and water lines; or, the location of on-site sewage disposal facility or water processing facility (if applicable).
(2)
The Sparta Township Preliminary Application Sewer and Water Report shall be submitted. This report shall include:
(i)
An explanation of plans to tie into existing sewer or water facilities and information on the status of efforts to have such tie-ins approved by the appropriate authorities; description of proposed sewage treatment and water processing facilities to be built on the site (where a Federal, State, County or regional agency must approve any such facility before it can be built, a copy of the application to such agency should be submitted in addition to such description); outline of all approvals by non-Township agencies which are required for the erection and operation of such a plant.
(ii)
Calculations of water demands and sewage generation resulting from the proposed development.
(iii)
An evaluation of existing sewer and/or water systems to determine their capacity. This evaluation shall state the existing capacities, if any, of the existing systems and relate these capacities to projected demands to determine what, if any, adverse impacts are to be expected.
(iv)
If this evaluation of the sewer and/or water systems reveals that projected generations and demands will exceed the identified capacities, then a detailed report shall be submitted describing what improvements shall be implemented to increase this capacity to a level that will accept these generations and demands.
(v)
If an independent on-site or interim sewage treatment facility is proposed, then a description and analysis of the quality of the water of the discharge from the system and an analysis of the impact of that discharge on any stream or underground aquifer likely to be affected by it shall be submitted.
(vi)
Data and methods for calculating sewage generations and water demand for the capacity-demand evaluation are contained in Subsection 18-5.3k and 1. Standards relating to sewage effluent discharge depend on where and into what element it is discharged. These standards are contained in Section 18-5. If these standards are not utilized, then a clear, concise explanation for alternatives in addition to the required calculations shall be included in the report to be submitted.
(b)
Circulation Plan and Traffic Report. This submission shall include the following:
(1)
A map showing streets, roads, parking areas and pedestrian/bicycle pathways. The cartway and right-of-way width for all streets, roads and pathways shall be shown on the map. The dimension and capacities of parking areas shall also be shown on the map. The map shall also show landscaped areas in or immediately adjacent to any part of the circulation system.
(2)
The Sparta Township Preliminary Application Circulation and Traffic Report shall be submitted. This report shall include:
(i)
An evaluation of the internal circulation plan and how it relates to the anticipated traffic volumes it will handle, how layout relates to the terrain and any proposed deviation from design standards in Subsection 18-5.3.
(ii)
An evaluation of the external circulation systems and the impacts of the traffic to be generated by the development of this system.
(iii)
A designation as to what identified critical intersection the generated traffic will flow as indicated on the Township Road and Traffic Map. If traffic is projected to flow to more than one critical intersection, then a traffic study performed by a certified engineer, indicating the flows of the anticipated traffic to the multiple critical intersections, shall be submitted. This study shall clearly and concisely define the standards and methods utilized to document this analysis.
(iv)
Calculations of the number of motor vehicle trips expected to enter and leave the site for an average peak hour (PHT).
(v)
Calculation and analysis of the impact of the traffic to be generated by the development on the identified critical intersections shall be made.
(vi)
Data, methods and factors for calculating traffic generations for the capacity-demand evaluation are contained in Subsection 18-5.2 b,i. Critical intersection capacities are to be found in the Township Road and Traffic Map. If these standards, methods and factors are not utilized, a clear, concise explanation of alternatives shall be submitted in the report.
(c)
Facility Impact Statement. (Reserved).