Where a sketch plan is submitted in accordance with §
190-10, it is suggested that it contain the following data:
A. Tract boundaries, accurately labeled;
B. The name of the Township, county and state in which
the development is located;
D. Written and graphic scales;
E. Significant topographical and physical features;
F. Existing and proposed general street and lot layout;
G. Date and name of developer and subdivision.
[Added 11-19-2003 by Ord. No. 3-2003; amended 11-28-2005 by Ord. No. 3-2005; 5-14-2007 by Ord. No. 3-2007]
A. An existing resources and site analysis plan consisting of one or more maps shall be prepared for all subdivisions or land developments to provide the developer or landowner and the Township with a comprehensive analysis of existing conditions, both on the subject property and within 250 feet to 500 feet of the property boundaries, as specifically provided below. Minor subdivisions, conservation subdivisions meeting the requirements of Article
III of the Chapter
250, Zoning, or subdivisions for the purposes of establishing transferable development rights only may be exempted from providing some information as provided below.
B. Submission requirements hereunder shall be reduced
for conservation subdivisions with an average lot size of 20 acres
or restricted to no more than two residential dwellings and subdivisions
required to establish transferable development rights where no more
than two residential dwellings or development rights shall be retained
on the subject property. In such instances, applicants shall be required
to submit paper copies of required plans only and at a scale of one
inch equals 100 feet. The only information required shall be as follows
and shall only be required for the subject property:
(1) The accurate depiction of all Class I and II agricultural
soils and any seasonal high water table soils;
(2) Any information required to determine the net tract area, as provided in Chapter
250, Zoning;
(3) The information set forth in Subsection
E(3) (Map 3);
(4) The most accurate topographic information electronically
available at a reasonable cost;
(5) The depiction of the location of any exceptional natural
area as identified in the exceptional natural areas inventory;
(6) The indication of location, type and size of any heritage
tree(s),
(7) The depiction of any rare species site(s);
(8) The extent and differentiation of woodland classifications,
including forest interior habitat, as indicated on the Woodland Classification
Map.
C. All other conservation subdivisions and subdivisions
required for transfers of development rights shall be required to
submit all of the data layers required for Map 1 and Map 3 in paper
form at a scale of one inch equals 50 feet. Indication of conditions
beyond the boundaries of the subject property, as otherwise required
herein, may be described on the basis of published reports or data,
aerial photographs or computer-accessible data. The landowner or equitable
owner should consult with the Planning Commission and Township Engineer
before preparing such maps or a subdivision plan to determine what
level of assistance may be provided by the Township and what the critical
mapping and subdivision issues will be. The most accurate topography
electronically available may be used to prepare Map 1 and used in
Map 3. However, where public improvements such as streets or road
improvements are required or where significant cuts and fill may be
involved to implement a conservation subdivision, the Planning Commission
or Township Engineer may require the developer or landowner to comply
with standard provisions for mapping topography for Map 1, as set
forth below.
D. Minor subdivisions involving two acres or less shall only be required to provide the information set forth in Subsection
E(1)(c) and
(f) (Map 1) and the information set forth in Subsection
E(3) (Map 3) and, where information otherwise is required beyond the boundaries of the subject property, only for the first 250 feet. Where field surveys or orthographically corrected aerial photography is not reasonably available, USGS topography may be used for minor subdivisions.
E. Except as provided above for minor subdivisions, conservation
subdivisions and subdivisions for transfer of development rights,
as noted above, the existing resources and site analysis plan shall
consist of all of the maps as set forth below. Required information
shall be submitted to the Township on paper at a scale of one inch
equals 50 feet in an AutoCAD or ArcInfo GIS format or other format
compatible with the systems used by the Township and its Engineer.
Electronic submissions shall separate data layers for each of the
site features required. To the extent reasonably feasible, required
information shall be submitted at the time of sketch plan submission
and shall, in all cases, be required for preliminary and final plan
submission. The Township shall review the existing resources and site
analysis plan to assess its accuracy and thoroughness.
[Amended 5-9-2011 by Ord. No. 1-2011]
(1) Map 1 shall consist of:
(a)
Topography, the contour lines of which shall be at two-foot intervals, determined by photogrammetry with clear differentiation of all very steep slopes (>20%), moderately steep slopes (10% to 20%) and steep slope margins, as defined in Chapter
250, Zoning. Topography for major subdivisions shall be prepared by a professional land surveyor or professional engineer from an actual field survey of the site or from orthographically corrected aerial photography and shall be coordinated with official USGS benchmarks. Datum to which contour elevations refer shall be noted.
(b)
The location and extent of ponds, watercourses, natural drainage swales, one-hundred-year floodplains and wetlands as defined in Chapter
250, Zoning, shall be clearly delineated for the subject property and within 250 feet of the property boundaries. Wetlands identified in the field by soil testing, the presence of hydrophytic plants, or observation of standing water or other indicators shall be included for major subdivisions and land developments. Copy of any required wetland delineation report shall be submitted to the Township to accompany submission of Map 1.
(c)
The location, delineation, and classification
of all woodlands, including forest interior habitat, as indicated
on the Woodland Classification Map.
(d)
The location, delineation, and identification of any exceptional natural area as identified in the Exceptional Natural Areas Inventory; any rare species site(s) as defined in Chapter
250, Zoning, where found on the subject property or within 250 feet of the property boundaries.
(e)
Ridgelines and watershed boundaries shall be
identified.
(f)
All visually significant landscapes as identified
on the Scenic Resources Map of the Pocopson Township open space, recreation, and environmental
resources plan or delineated for the state-designated Lower Brandywine
Scenic River Corridors (including along Pocopson Creek). This information
shall be supplemented with a viewshed analysis showing the location
and extent of views into the property from public roads and from adjoining
public or private nonprofit-owned recreational or open space properties.
(g)
Locations of all historic districts and historic
and archaeological resources on the tract or the abutting tracts as
identified in the Pocopson Township open space study referenced above,
the National Register of Historic Places, or any published study available
at the Township.
(h)
Geologic formations and large rock outcrops
on the subject property, based on available published information
or data obtained by the applicant in field surveys.
(2) Map 2 shall consist of:
(a)
Topography at two-foot intervals determined
by photogrammetry and prepared in the manner noted above, but without
slope differentiation.
(b)
Vegetative cover conditions on the property according to general cover type, including any cultivated land, permanent grassland/meadow, old field, hedgerow, wetland, freestanding trees greater than 12 inches diameter at breast height, woodland areas delineated on the Woodland Classification Map, and heritage trees, as defined in Chapter
250, Zoning, whether freestanding or within a woodland, hedgerow or other tree mass. Each area identified shall be described regarding plant community composition and general conditions, including delineation of any area where a timber harvesting operation has occurred within three years prior to the subject subdivision or land development application. For each stand of woodland and hedgerow, average tree size (dbh) shall also be noted along with actual canopy extent and any other pertinent information. Actual canopy extent also shall be indicated for each heritage tree.
(c)
Soil series, types and phase, as mapped by the
U.S. Department of Agriculture, Natural Resources Conservation Service,
in the Soil Survey for Chester and Delaware Counties, Pennsylvania,
1963, and accompanying data tabulated for each soil. With the exceptions
of properties proposed for transfer of development rights or for conservation
subdivision, a soils map shall be overlain with geological delineations
and the results of a fracture trace analysis of all fractures on the
property (prepared by a registered geologist or hydrogeologist). The
following soil types shall be specifically identified:
[1]
Alluvial and colluvial (e.g., Worsham) soils.
[2]
Seasonal high water table soils, including specific
delineation of hydric soils and soils with hydric inclusions.
[3]
Soils with percolation rates within four feet
of the surface of 1.2 inches to two inches per hour and those with
rates in excess of two inches per hour.
[4]
All Class I and Class II agricultural soils.
(3) Map 3 shall include the following:
(a)
Topography as provided with Map 2.
(b)
Calculations of area and delineation of all features subject to reduction of net tract area as defined in §
250-16 of Chapter
250, Zoning.
(c)
The location and dimensions of all existing
streets, roads, buildings, stormwater management facilities, utilities
and other man-made improvements on the subject property or within
500 feet of the property boundaries, and sewage systems, wells, and
spring houses providing drinking water on the property or within 150
feet of the property.
(d)
The locations and extent of any wetland mitigation
facilities, created wetlands including source of hydrology, and tile
fields or other facilities used to drain former wetlands.
(e)
The locations of trails and bikeways on the
property and on abutting properties that have been in public use (pedestrian,
equestrian, bicycle, etc.) or have been approved or dedicated and
those proposed trails and bikeways shown on the Pocopson Township
Trail and Bikeway System Map including those corridors within which the exact location
of the trail or bikeway has not yet been determined.
(f)
All easements and other encumbrances of property
which are or have been filed of record with the Recorder of Deeds
of Chester County shall be shown on the plan.
[Amended 11-19-2003 by Ord. No. 3-2003; 5-14-2007 by Ord. No. 3-2007]
A. A conservation plan is required to accompany the preliminary
and final subdivision or development plans and shall be clearly and
legibly drawn to the same scale as that of the preliminary and final
plans.
B. The conservation plan shall show, within the total
tract boundaries of the property being subdivided or developed, the
information required below:
(1) Contour lines at vertical intervals of not more than
two feet.
(2) Location and elevation to which contour elevations
refer; where reasonably practicable, datum used shall be a known,
established benchmark.
(3) All existing watercourses and any area within the identified floodplain areas as defined and established in accordance with Article
VI of Chapter
250, Zoning.
[Amended 8-14-2017 by Ord. No. 1-2017]
(4) Locations of all soil classifications.
(5) Location and results of soil percolation tests for
all areas to be used for on-site percolation of sewage (e.g., septic
drain fields or spray irrigation areas) or recharge facilities and
detention basins.
(6) Location and type of all temporary and permanent stormwater
runoff and erosion and sedimentation control measures, including all
stormwater storage and reuse and recharge facilities, temporary and,
when necessary, permanent detention and retention facilities, grassed
drainage swales, diversion terraces, check dams or other velocity
controls, and storm drains and inlets. Proposed timing for construction
of these facilities and making them operational (recharge and storage
and reuse facilities should generally not be used until soil is fully
stabilized), details of all facilities, together with summaries of
their temporary and permanent capacities and calculations of volumes
and flows and other information to support the adequacy of the facilities
and such other information as may be required by the Stormwater Management
Ordinance and this chapter.
(7) Notations indicating all trees or portions of tree
masses proposed to be cleared as part of the proposed subdivision
or development plan, together with reasons for such clearing; all
proposed alterations of the natural grade, whether by cut or by fill,
exceeding two feet, together with reasons for such alteration; compliance
with all applicable erosion and sedimentation control and stormwater
management standards.
(8) Locations of all areas exceeding twenty-percent slope, based on the contour plans prepared pursuant to §
190-23E(1), above, with information sufficient to establish that the plan complies with §§
250-86 and
250-87 of Chapter
250, Zoning.
(9) Location of all existing trails on the property, especially
those linking to trails on neighboring properties or to the Township's
trail and bikeway system and trails and bikeways shown on the Township's
Trail and Bikeway System Map that exist or are proposed in the area of the property.
(10)
Written instructions to all contractors and
diagrams indicating how existing trees will be protected during the
period of construction of roads or houses, along with a notation that
damage, destruction, or felling of a tree slated for protection shall
require replacement with a tree of similar size or such number of
trees as are required to equal the circumference of the affected tree.
(11)
In the case of a major subdivision or a land
development of two acres or more or where the Township Engineer determines
that the potential for wastewater, wells, and stormwater conflicts
is great, the results of a fracture trace analysis of the subject
property and adjoining properties within 100 feet of the property
prepared by a registered geohydrologist or comparable expert in surface-groundwater
interactions shall be presented and related to the location of stormwater
management facilities and drainageways, wetlands and percolation test
pits. Fracture trace analysis shall be used in the design of stormwater
management facilities in order to prevent the pollution of groundwater
and to facilitate the recharge of clean stormwater to the groundwater
and to indicate that sufficient groundwater will be available to supply
the development. The applicant's methodology of analysis, and the
findings, shall be subject to the review and approval of the Township
Engineer.
(12)
Historic buildings or sites, natural areas,
woodlands, or features of importance identified in the Pocopson Township
Open Space, Recreation and Environmental Resources Plan, the Chester
County Historic Sites Survey, the National Register of Historic Places,
or such plans as the Township may adopt to identify and prioritize
such resources and areas.
[Amended 5-9-2011 by Ord. No. 1-2011]
(13)
A sequence of construction shall be provided
on all plans that describes the timing and relationship between the
implementation and maintenance of sediment controls, including permanent
and temporary stabilization measures and the various stages or phases
of earth disturbance and construction. The sequence of construction
shall, at a minimum, include the following activities:
(a)
Clearing and grubbing of all those areas where
erosion and sedimentation controls are to be installed;
(b)
Construction of erosion and sedimentation controls,
including diversion terraces, check dams, stormwater management basin(s);
(c)
Remaining clearing and grubbing for streets
and other improvements;
(e)
Rough and fine grading for the road(s) and commercial
driveway(s);
(f)
Construction of dwellings and other buildings;
(g)
Installation of stormwater storage and reuse
facilities, recharge tanks and recharge beds and reuse and recharge
distribution systems;
(h)
Rough and fine grading for the remainder of
the site;
(i)
Utility installation and whether storm drains
will be used or blocked until after completion of construction and
methods to prevent discharges to recharge facilities or any sediment
contamination of recharge facilities until the site is stabilized;
(j)
Construction of road and commercial driveway
base and wearing courses;
(k)
Final grading or stabilization;
(l)
Removal of any temporary detention facilities
and removal of sediment from all permanent stormwater management facilities;
and
(n)
Replacement tree and shrub planting as required pursuant to §
250-87 of Chapter
250, Zoning.
(o)
Any required wetland mitigation.