Township of Pocopson, PA Plan Requirements

The preliminary plan of a proposed development shall be clearly and legibly drawn to a scale of which one inch equals 50 feet, except that, if the average size of the proposed lots in the subdivision is 10 acres or larger, the plan may be drawn to a scale of one inch equals 100 feet. The preliminary plan shall contain, where relevant, all of the information required in this subsection upon penalty of being refused for filing.

All plans and surveys shall be prepared in accordance with the Act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer, Land Surveyor and Geologist Registration Law" (63 P.S. § 148 et seq.).[1]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

All preliminary plan sheets shall be the same size. As far as practicable, plan sheets shall be either 17 by 22 inches, 24 by 36 inches, or 34 by 44 inches. Where necessary to avoid sheets larger than the maximum size prescribed above, plans shall be drawn in two or more sections; in such a case, a key diagram showing the relative location of the several sections shall be drawn on each sheet. All dimensions shall be shown in feet and hundredths of a foot.[2]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

Plan content. The preliminary plan shall show:

Name or any other identifying title of the proposed subdivision and of the Township, county, and state.

North point, graphic scale, written scale and date, including the month, day and year that the original drawing was completed, the month, day and year that the original drawing was revised, for each revision, and a clear and concise description and location of the changes made in each revision.

Name of record owner (and developer).

Name and address of registered engineer, surveyor, or land planner responsible for the plan.

The names of all abutting subdivisions, if any, with the book and page numbers where recorded, and the names of the owners of all adjacent unplotted land.

A key map, for the purpose of locating the property being subdivided, drawn at a scale of one inch equals 600 feet and showing the relation of property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries, and recorded subdivision plans existing within 1,000 feet of any part of the property.

Total tract boundaries of the property being developed, showing bearings and distances, and a statement of total acreage of the property.

Contour lines at vertical intervals of not more than two feet for land with average natural slope of 4% or less, and at intervals of not more than five feet for land with average natural slope exceeding 4%. The datum shall be U.S. Coast and Geodetic Survey.

Location and elevation of the datum used shall be a known, established U.S. Coast and Geodetic Survey bench mark.

All existing sewer lines, water lines, fire hydrants, utility transmission lines, culverts, bridges, railroads, watercourses, drainage swales, easements, rights-of-way and other significant man-made or natural features within the proposed subdivision and within 50 feet from the boundaries of the proposed subdivision.

All existing buildings and other structures.

(12)

All existing streets, including streets of record (recorded, but not constructed), on or abutting the tract, including names, right-of-way, cartway (pavement) width and approximate grades.

(13)

The full plan of proposed development including:

Location and width of all streets and rights-of-way, with a statement of any conditions governing their use;

Suggested street names and utility easement locations;

Building setback lines along each street;

Lot lines with approximate dimensions;

A statement of the intended use of all nonresidential lots and parcels;

Lot numbers and a statement of the total number of lots and parcels;

(g)

Sanitary and storm sewers (and other drainage facilities), with the size and material of each indicated, and proposed connections with existing facilities;

(h)

Trails (including but not limited to existing trails and/or new trails providing linkage to the comprehensive trail system), parks, playgrounds, and other areas dedicated or reserved for public use, with any conditions governing such use.

(i)

Fire ponds, fire hydrants and other fire-protection measures.

The preliminary plan shall be accompanied by the following preliminary data:

A preliminary improvement construction plan, containing:

Typical street cross-section drawing(s) for all proposed streets. Cross-section drawings may be shown on either the preliminary plan or on profile sheets.

Tentative profiles along the center line of cartway (pavement) for each proposed street shown on the preliminary plan. Such profiles shall show natural and finished grades at one of the following sets of scales or any combination thereof:

One inch equals 10 feet horizontal and one inch equals one foot vertical; or

One inch equals 20 feet horizontal and one inch equals two feet vertical; or

[3]

One inch equals 40 feet horizontal and one inch equals four feet vertical; or

[4]

One inch equals 50 feet horizontal and one inch equals five feet vertical.

A preliminary plan for the surface drainage facilities of the tract to be developed, including stormwater runoff calculations for the entire property being developed, and showing the proposed method of accommodating a proposed runoff.

Preliminary designs of any bridges or culverts which may be required. Such designs shall meet all applicable standards of the Department of Environmental Protection and/or the Pennsylvania Department of Transportation and shall be subject to the approval of the Township Engineer.

Existing resources and site analysis plan as defined in § 190-23. This plan is to be reviewed with the Planning Commission, Parks and Recreation Commission, Historic Committee, the Board of Supervisors and such others as the Board of Supervisors may designate.

[Added 11-19-2003 by Ord. No. 3-2003]

Preliminary conservation plan, as defined in § 190-24. Such plan shall be subjected to the review of the Township Engineer, the Township Landscape Consultant as well as the Planning Commission and the Board of Supervisors.

[Amended 5-9-2011 by Ord. No. 1-2011]

§ 190-22 Final plans.

Drafting standards.

The final plan of a proposed subdivision shall be clearly and legibly drawn to a scale of one inch equals 50 feet, except that if the average size of the proposed lots in the subdivision is 10 acres or larger and slopes do not exceed 15% or more than 5% of the property, the plan may be drawn to a scale of one inch equals 100 feet.

All plans and surveys shall be prepared in accordance with the Act of May 23, 1945 (P.L. 913, No. 367), known as the "Engineer, Land Surveyor and Geologist Registration Law,"[1] except that this requirement shall not preclude the preparation of a plat in accordance with the Act of January 24, 1996 (1965 P.L. 1527, No. 535), known as the "Landscape Architects' Registration Law,"[2] when it is appropriate to prepare the plat using professional services as set forth in the definition of the "practice of landscape architecture" under Section 2 of that Act.

[Amended 5-12-1997 by Ord. No. 2-1997]

Editor's Note: See 63 P.S. § 148 et seq.

Editor's Note: See 63 P.S. § 901 et seq.

All final plan sheets shall be the same size. As far as practicable, plan sheets shall be either 17 by 22 inches, 24 by 36 inches, or 34 by 44 inches. Sheet sizes shall not exceed 34 by 44 inches. Where necessary to avoid sheets larger than the maximum size prescribed above, plans shall be drawn in two or more sections; in such a case, a key diagram showing the relative location of the several sections shall be drawn on each sheet. All dimensions shall be shown in feet and hundredths of a foot.

[Amended 11-19-2003 by Ord. No. 3-2003]

Plan content. The preliminary plan shall show:

Name of proposed subdivision (or other identifying title) and the name of the Township, county, and state.

North point, graphic scale, written scale, and date including the month, day and year that the original drawing of the final plan was completed, the month, day and year that the original drawing was revised, for each revision, and a clear and concise description and location of the change made in each revision.

Name of the record owner (and developer) of the tract, and the source(s) of title to the land being developed as shown by the records of the County Recorder of Deeds.

The name, address, license number and seal of the registered professional engineer or surveyor responsible for the plan.

The names of all abutting subdivisions, if any, with the book and page numbers where recorded, and the names of the owners of all adjacent unplotted land.

[Amended 5-9-2011 by Ord. No. 1-2011]

A key map, for the purpose of locating the property being subdivided, drawn at a scale of one inch equals 600 feet and showing the relation of the property, differentiated by tone or pattern, to adjoining property and to all streets, roads, municipal boundaries and recorded subdivision plans existing within 1,000 feet of any part of the property. In addition, the approximate distance to the nearest street shall be shown, and a title, scale and North point shall be indicated.

The total tract boundary lines of the area being developed with accurate distances to hundredths of a foot and bearings in degrees, minutes, and seconds. All monuments shall be indicated, along with a statement of the total area of the property being developed. In addition, the engineer or surveyor shall certify to the accuracy of the survey, the drawn plan, and the placement of the monuments, as meeting the standard requirements of the American Title Association and the American Congress on Surveying.

The name (or number) and cartway width and lines of all existing public streets and the name and location of all other roads within the property.

The following data for the cartway edges (curblines) and right-of-way lines of all recorded (except those which are to be vacated) and/or proposed streets, and for the right-of-way lines of all existing streets, within the property:

The length (in feet and hundredths of a foot) of all straight lines and of the radius and the arc (or chord) of all curved lines (including curved lot lines); and

The width (in feet) of the cartway, right-of-way, and (in degrees, minutes and seconds) of the delta angle of all curved lines, including curved lot lines.

All straight lot lines and chords and radii of curved lot lines, defined (in feet and hundredths of a foot) by distances, and (in degrees, minutes, and quarters of a minute) either by magnetic bearings or by angles of deflection from other lot and street lines.

Lot numbers and a statement of the local street number of lots (and parcels).

(12)

A statement of the intended use of all nonresidential lots. A statement of any types of restrictions which exist or will exist as covenants in the deed(s) for all lots contained wholly or in part in the development and if covenants are recorded, including the deed book and page number.

(13)

The proposed front yard building setback line and side and rear yard setback lines for each lot, or the proposed placement of each building and, where applicable, location of on-site sewage and water facilities.

(14)

Location (and elevation, if established) of all existing and proposed street monuments.

(15)

All easements or rights-of-way where provided for or owned by public services or any other party who has secured them and any limitations on such easements or rights-of-way. Rights-of-way shall be known and accurately identified on the plan, and easements shall be either shown or specifically described on the plan. Utility easements should be located in cooperation with the appropriate public utility companies.

(16)

Location, size and invert elevation of all sanitary and storm sewer facilities and location of all manholes, inlets, and culverts (these data may be submitted as a separate plan), and the location of all drainage easements.

(17)

If the development proposes a new street intersection with a state legislative route, the Pennsylvania Department of Transportation intersection permit number shall be indicated for all such intersections.

(18)

A certification of ownership, acknowledgement of plan and offer to dedicate shall be duly acknowledged and signed by the owner(s) of the property and notarized.

(19)

A certificate requesting approval of the plan by the Township Supervisors, Township Engineer, and by the Township Planning Commission shall be presented.

(20)

A space measuring three inches square shall be left along the lower edge of the sheet, in order that the Recorder of Deeds may acknowledge receipt and recording of the plan when it is presented.

The final plan shall be accompanied by the following supplementary data:

A final improvement construction plan, containing:

Typical street cross-section drawing(s) for all proposed streets. Cross-section drawings may be shown either on the final plan or on the profile sheets.

Profile sheets.

Profile sheets for all proposed streets within the tract. Such profiles shall show at least the following information, properly labeled:

[a]

Existing (natural) profile along both cartway edges or along the center line of each street.

[b]

Proposed finished grade of the center line, or proposed finished grade at the top of both curbs, or proposed finished grade at both cartway (pavement) edges.

[c]

The length of all vertical curves.

[d]

Existing and proposed sanitary sewer mains and manholes.

[e]

Existing and proposed storm sewer and drainage facilities.

The profile sheet shall be legibly drawn at one of the following sets of scales, or any combination thereof:

[a]

One inch equals 10 feet horizontal, and one inch equals one foot vertical; or

[b]

One inch equals 20 feet horizontal, and one inch equals two feet vertical; or

[c]

One inch equals 40 feet horizontal, and one inch equals four feet vertical; or

[d]

One inch equals 50 feet horizontal, and one inch equals five feet vertical.

All offers of dedication, and covenants governing the reservation and maintenance of undedicated open space, shall bear the certificate of approval of the Township Solicitor as to their legal sufficiency.

Such private deed restrictions, including building setback lines, as may be imposed upon the property as a condition to sale, together with a statement of any restrictions previously imposed which may affect the title to the land being developed.

Final conservation plan as defined in § 190-24.

Subdivision and land development agreement (§ 190-16).

Performance guarantees (§ 190-17).

Agreement to dedicate [§ 190-15C(3)].

Permits, as required from:

Pennsylvania Department of Transportation.

Pennsylvania Department of Environmental Protection.

[Amended 11-19-2003 by Ord. No. 3-2003]

Public Utility Commission.

Chester County Health Department.

Condominium declaration, declaration plan, and code of regulations as required under this chapter where condominiums are involved.

Homeowners' association agreements, bylaws, and required cost and management information, in accordance with Chapter 250, Zoning.

[Amended 11-28-2005 by Ord. No. 3-2005]

Open space maintenance or management plans, in accordance with the terms of Chapter 250, Zoning.

[Amended 11-28-2005 by Ord. No. 3-2005]

§ 190-23 Existing resources and site analysis plan.

[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]

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.

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:

The accurate depiction of all Class I and II agricultural soils and any seasonal high water table soils;

Any information required to determine the net tract area, as provided in Chapter 250, Zoning;

The information set forth in Subsection E(3) (Map 3);

The most accurate topographic information electronically available at a reasonable cost;

The depiction of the location of any exceptional natural area as identified in the exceptional natural areas inventory;

The indication of location, type and size of any heritage tree(s),

The depiction of any rare species site(s);[1]

Editor’s Note: Former Subsection B(8), regarding greenway corridors, was repealed 10-16-2017 by Ord. No. 3-2017, which ordinance also provided for the renumbering of former Subsection B(9) as Subsection B(8).

The extent and differentiation of woodland classifications, including forest interior habitat, as indicated on the Woodland Classification Map.[2]

Editor's Note: The Woodland Classification Map is on file in the Township offices.

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.

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.

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]

Map 1 shall consist of:

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.

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.

The location, delineation, and classification of all woodlands, including forest interior habitat, as indicated on the Woodland Classification Map.[3]

[3]

Editor's Note: The Woodland Classification Map is on file in the Township offices. Former Subsection E(1)(d), regarding greenway corridors, was repealed 10-16-2017 by Ord. No. 3-2017, which ordinance also provided for the renumbering of the remainder of former Subsection E(1). In addition, Appendix A is on file in the Township offices.

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.

Ridgelines and watershed boundaries shall be identified.

All visually significant landscapes as identified on the Scenic Resources Map[4] 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.

[4]

Editor's Note: The Scenic Resources Map is on file in the Township offices.

(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.

Map 2 shall consist of:

Topography at two-foot intervals determined by photogrammetry and prepared in the manner noted above, but without slope differentiation.

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.

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:

Alluvial and colluvial (e.g., Worsham) soils.

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.

Map 3 shall include the following:

Topography as provided with Map 2.

Calculations of area and delineation of all features subject to reduction of net tract area as defined in § 250-16 of Chapter 250, Zoning.

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.

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.

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[5] including those corridors within which the exact location of the trail or bikeway has not yet been determined.

[5]

Editor's Note: The Trail and Bikeway System Map is on file in the Township offices.

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.

§ 190-24 Conservation plan.

[Amended 11-19-2003 by Ord. No. 3-2003; 5-14-2007 by Ord. No. 3-2007]

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.

The conservation plan shall show, within the total tract boundaries of the property being subdivided or developed, the information required below:

Contour lines at vertical intervals of not more than two feet.

Location and elevation to which contour elevations refer; where reasonably practicable, datum used shall be a known, established benchmark.

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]

Locations of all soil classifications.

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.

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[1] and this chapter.

Editor's Note: See Ch. 178, Stormwater Management.

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.

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.

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[2] that exist or are proposed in the area of the property.

Editor's Note: The Trail and Bikeway System Map is on file in the Township offices.

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.

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:

Clearing and grubbing of all those areas where erosion and sedimentation controls are to be installed;

Construction of erosion and sedimentation controls, including diversion terraces, check dams, stormwater management basin(s);

Remaining clearing and grubbing for streets and other improvements;

Construction of trails;

Rough and fine grading for the road(s) and commercial driveway(s);