A.
To facilitate the fullest possible response from the
Planning Commission, the applicant is encouraged to submit the following
items:
(1)
Name and address of the owner/applicant;
(2)
Name and address of the applicant's engineer, surveyor,
planner, architect, or landscape architecture, if available;
(3)
Written and graphic scale, the plan need not be to
exact scale, nor are precise dimensions required;
(4)
The title: "sketch plan";
(5)
Approximate tract boundaries;
(6)
North point;
(7)
Location map;
(8)
Streets on and adjacent to the tract;
(9)
Significant topographical and physical features, including
contours (maximum ten-foot intervals);
(10)
General location of wooded areas;
(11)
Proposed general lot, building, and street layout;
and
(12)
In the case of land development plans, proposed
general layout, including building locations, parking lots, and open
spaces.
B.
At the discretion of the applicant, sketch plan submission may be enhanced through accompaniment by site analyses, including all information required under § 167-26, as available at the time of sketch plan submission.
[Added 8-6-1998 by Ord. No. 98-07]
C.
Four-step design process. Applicants for residential
development in accordance with the open space design option, as provided
in the West Brandywine Township Zoning Ordinance,[1] shall demonstrate compliance with the four-step design process in accordance with § 167-52F, to the maximum extent that pertinent information is available at the time of sketch plan submission. Applicants for any other subdivision or land development where formal designation of open space is not required shall nevertheless be required to demonstrate general compliance with this process, treating land to be left undisturbed and/or land in excess of maximum impervious coverage limitations as if open space.
[Added 8-23-2001 by Ord. No. 01-01;
amended 4-18-2002 by Ord. No. 02-02]
A preliminary plan shall consist of and be prepared
in accordance with the following minimum standards:
A.
Drafting standards.
(1)
The plan shall be drawn to a scale of one inch equals
50 feet; or to a scale of one inch equals 100 feet if the average
size of the proposed lots is in excess of five acres.
(2)
Dimensions shall be set in feet, bearing in degrees,
minutes, and seconds, with errors of closure not to exceed one per
10,000.
(3)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(4)
The plan shall bear an adequate legend to indicate
clearly which features are existing and which are proposed.
B.
Preliminary plan submission shall be accompanied by site analyses, including all information required under § 167-26.
[Added 8-6-1998 by Ord. No. 98-07]
C.
Site design and layout standards. Preliminary plan submission shall depict the following information and may be prepared using the base plan prepared for the required site analyses. Where the site analysis base plan is utilized, information included thereon in accordance with § 167-26 need not otherwise be duplicated in accordance with the provisions of this section.
[Amended 8-6-1998 by Ord. No. 98-07]
(1)
A location map for the purpose of locating the site
to be subdivided or developed, at a scale of not less than 2,000 feet
to the inch, showing the relation of the tract to adjoining property
and to all streets and municipal boundaries existing within 1,000
feet of any part of the property proposed to be subdivided or developed.
(2)
A series of maps, prepared in accordance with § 167-23A with accompanying narrative as needed, showing the following existing conditions:
(a)
Proposed subdivision or land development name
or other identifying title;
(b)
Name and address of the owner of record or of
his authorized agent, if any;
(c)
Name and address of the registered engineer
or surveyor responsible for the plan. If a registered engineer, architect
or landscape architect collaborated in the preparation of the plan,
his name and address and seal shall also appear;
(d)
Zoning information, including applicable district,
lot size and yard requirements, proof of any variance or special exception
which may have been granted, and any zoning boundaries that traverse
or are within 200 feet of the tract;
(e)
Original date of preparation, revision dates,
with concise descriptions of each revision, North point, and graphic
scale, both written and graphic;
(f)
Total tract boundaries showing bearings and
distances and along all existing rights-of-way within and adjacent
to the tract prepared by a registered professional land surveyor;
(g)
Total acreage of the tract to the nearest square
foot, and the acreage of the tract for both total and net lot area;
(h)
The names of all owners of all adjacent lands,
the names of all proposed and existing subdivisions adjacent, and
the locations and dimensions of any streets or right-of-way easements;
(i)
The locations and dimensions of all existing
streets, railroads, sewers and sewage systems, aqueducts, water mains
and feeder lines, fire hydrants, gas, electric, and oil transmission
lines, water courses, sources of water supply, easements, and other
significant features within the property, or such driveways, intersections
and utilities within 100 feet of any part of the property proposed
to be developed or subdivided;
(j)
The locations and widths of any streets or other
public ways or places as shown upon an adopted local or county plan,
if such plan exists for the area to be subdivided or developed;
(k)
Locations of all existing structures on the
tract, and distance thereof from lot lines;
(l)
Contour lines at vertical intervals of not more
than two feet. Actual field surveying or aerial photo interpretation
shall be required when any public improvements are proposed; and
(m)
Location and elevation of the datum to which
contour elevations refer; datum used shall be a known, established
bench mark.
(n)
Plan notes stating verbatim all applicable conditions
of approval rendered in any applicable order of conditional use approval.
[Added 10-4-2001 by Ord. No. 01-02]
(3)
A full plan of the proposed subdivision or land development, prepared in accordance with § 167-23A, including as a minimum:
(a)
Location and width of all streets and rights-of-way
with a statement of any conditions governing their use, including
geometries to the nearest intersection;
(b)
Existing and proposed street and utility easement
locations;
(c)
All proposed lot lines with approximate dimensions
and lot areas;
(d)
Building setback lines along each street, minimum
side and rear yard limits to each lot;
(e)
A statement of the intended use of all nonresidential
lots and parcels;
(f)
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 any proposed
connections with existing facilities; and
(h)
Parks, playgrounds and other open space areas
dedicated or reserved for public use, with any conditions governing
such use, ownership and maintenance.
(4)
The preliminary plan shall be accompanied by the following
supplementary data:
(a)
Typical street cross-section drawing(s) for
all proposed streets. Cross-section drawings may be shown on either
the preliminary plan or on the profile sheets.
(b)
Tentative profiles along centerline of each
proposed street shown on the preliminary plan. Such profiles shall
show natural and finished grades at one of the following sets of scales:
[1]
One inch equals 10 feet horizontal, and one
inch equals one foot vertical; or
[2]
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.
(c)
Preliminary designs of any bridges or culverts
which may be required. Such designs shall meet all applicable requirements
of the Pennsylvania Department of Transportation and shall be subject
to the approval of the Township Engineer.
(d)
A narrative describing the general conservation
practices to be employed during construction, including both temporary
and permanent structures.
D.
Four-step design process. Where not already accomplished
at sketch plan submission, applicants for residential development
in accordance with the open space design option, as provided in the
West Brandywine Township Zoning Ordinance,[1] shall demonstrate compliance with the four-step design process in accordance with § 167-52F. Applicants for any other subdivision or land development where formal designation of open space is not required shall nevertheless be required to demonstrate general compliance with this process, treating land to be left undisturbed and/or land in excess of maximum impervious coverage limitations as if open space.
[Added 8-23-2001 by Ord. No. 01-01;
amended 4-18-2002 by Ord. No. 02-02]
Final plans shall, under major proposals, conform
in all important details to preliminary plans, including any conditions
specified by the Board. A final plan shall consist of and be prepared
in accordance with the following:
A.
Drafting standards.
(1)
Subdivision or land development plans submitted for
review for final approval shall be clear and legible black or blue
on white prints of the drawings. Upon completion of review, and for
signature by the Board, clear and legible prints of all plans shall
be submitted. Space shall be provided for signatures by the Board
and Planning Commission on the title sheet of the plans.
(2)
Final plans shall be made on sheets of 24 inches by
36 inches. Where necessary to avoid sheets larger than the maximum
size prescribed above, final plans shall be drawn in two or more sections,
accompanied by a key diagram showing relative location of the sections.
The scale shall not be less than 100 feet to the inch. All dimensions
shall be shown in feet and hundredths of a foot.
B.
Final plan submission shall be accompanied by site analyses, including all information required under § 167-26.
[Added 8-6-1998 by Ord. No. 98-07]
C.
Site design and layout standards.
[Amended 8-6-1998 by Ord. No. 98-07]
(1)
All information required in § 167-23C and the following minimum data:
(a)
The total tract boundary lines of the area being
subdivided with accurate distances to hundredths of a foot and bearings
to 1/4 of a minute. These boundaries shall be balanced and closed
with an error of closure not to exceed one foot in 10,000 feet; provided,
however, that the boundary(s) adjoining additional unplatted land
of the subdivider are not required to be based upon field survey,
and may be calculated. The monuments shall be indicated, along with
a statement of the total area of the property being subdivided. In
addition, the engineer or surveyor shall certify to the accuracy of
the survey, the drawn plan, and the placement of the monuments;
(b)
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 seconds either by magnetic bearings or
by angles of deflection from other lot and street lines;
(c)
Lot numbers, lot areas both total and net area
in both acres and square feet, and a statement of the local number
of lots and parcels, together with post office address for each lot;
(d)
A statement of the intended use of all nonresidential
lots. A statement of restrictions of any type which exist as covenants
in the deed(s) for all lots contained wholly or in part in the subdivision
and, if covenants are recorded, including the deed book and page number;
(e)
All proposed building (setback) and yard line
requirements for each lot, or the proposed placement of each building,
and the proposed location of on-site water and sewer facilities;
(f)
The location of all existing and proposed street
monuments;
(g)
All easements or rights-of-way where provided
for or owned by public services and any limitations on such easements
or rights-of-way. Rights-of-way shall be shown and accurately identified
on the plan, and easements shall either be shown or specifically described
on the plans. Easements should be located in cooperation with the
appropriate public utilities;
(h)
Location, size, material used, invert elevation,
and percent of grade of all sanitary and storm sewers and location
of all manholes, inlets and culverts. This data may be submitted as
a separate plan;
(i)
If the subdivision proposes a new street intersection
with a state legislative route, the intersection permit number(s)
shall be indicated for all such intersections;
(j)
A certification of ownership, acknowledgment
of plan and offer of dedication shall be affixed on the plan, and
shall be duly acknowledged and signed by the owner(s) of the property
and notarized;
(k)
A certificate for approval of the plan by the
Township Supervisors and by the Township Planning Commission shall
be presented;
(l)
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; and
(m)
The following data for the centerline of the
cartway and both right-of-way lines of all recorded, and proposed
streets, within and adjacent to the property:
[1]
Courses and distances with 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 with delta angles including curved
lot lines, and bearings in degrees, minutes and seconds for all straight
lines; and
[2]
The width in feet of the cartway, right-of-way
and of the ultimate right-of-way, and (in degrees, minutes and seconds)
of the delta angle of all curved lines, including curved lot lines.
(2)
The final plan shall be accompanied by the following
supplementary data:
(a)
Typical street cross-section drawing(s) for
all proposed streets. Cross-section drawings may be shown on the final
plan or on the profile sheets;
(b)
Profile sheets for all proposed streets within
the tract. Such profiles shall show at least the following information,
properly labeled:
[1]
Existing, natural profile along the centerline
of each street;
[2]
Proposed finished grade elevations at fifty-foot
stations along the centerline of the street;
[3]
The length of all vertical curves, and the station
and elevation of the point of vertical curve and the point of vertical
tangent;
[4]
The station and elevation of all high and low
points along the entire profile;
[5]
The station and elevation of the point of intersection
of all curves;
[6]
Existing and proposed sanitary sewer mains and
manholes, including invert and grade elevations, and size and type
of pipe;
[7]
Existing and proposed storm sewer mains, inlets,
manholes, and culverts, including invert and grade elevations, size
and type of pipe; and
[8]
The percent of slope along the entire roadway
profile with stations and elevations.
(c)
The profile sheets shall be legibly drawn at
one of the following sets of scales or any combination thereof:
[1]
One inch equals 10 feet horizontal and one inch
equals one foot vertical; or
[2]
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.
(d)
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.
(e)
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 subdivided.
(f)
Sedimentation and Erosion Control Plan, as defined under § 167-25, shall be subject to review by the Township and the Chester County Conservation District.
(g)
A plan for the surface drainage of the tract
to be subdivided. Such plan shall include storm water runoff calculations
for the entire property being subdivided, and shall show the proposed
method of accommodating the anticipated runoff which shall be subject
to the approval of the Township Engineer.
(h)
Three completed copies of a subdivision sewage
disposal report, including treatment standards to be met and necessary
approvals from the Department of Environmental Protection.
D.
Four-step design process. Where not already accomplished
at sketch plan submission, or at preliminary plan submission where
applicable, applicants for residential development in accordance with
the open space design option, as provided in the West Brandywine Township
Zoning Ordinance,[1] shall demonstrate compliance with the four-step design process in accordance with § 167-52F. Applicants for any other subdivision or land development where formal designation of open space is not required shall nevertheless be required to demonstrate general compliance with this process, treating land to be left undisturbed and/or land in excess of maximum impervious coverage limitations as if open space.
[Added 8-23-2001 by Ord. No. 01-01;
amended 4-18-2002 by Ord. No. 02-02]
A.
The sedimentation and erosion control plan is required
to accompany all major proposals for final subdivision or land development
review, and shall be clearly drawn to the same scale as that of the
final plans.
B.
The sedimentation and erosion control plan shall show
the tract boundaries of the property being subdivided or developed,
and proposed lot boundaries if the property is to be subdivided, and
shall show:
(1)
Contour lines at vertical intervals of not more than
two feet for land with average natural slope of 15% or less, and at
intervals of not more than five feet for land with average natural
slope exceeding 15%. Contours shall depict existing grades for the
entire site and finished grade elevations for all proposed street
construction as well as all other public improvements.
(2)
Location and elevation to which contour elevations
refer. The datum used shall be a known, established bench mark.
(3)
All existing watercourses, flood hazard areas as defined in Chapter 200, Zoning, slopes in excess of 15%, tree masses, and individual trees of a tree mass over twenty-four-inch diameter at breast height and other significant natural features within the proposed subdivision or land development.
(4)
Location and results of any prior soil percolation
tests whenever on-site disposal of sewage is planned.
(5)
Locations and descriptions of all soil types, together
with notation indicating whether such information is based upon USGS
Soil Survey information or actual field studies.
(6)
Location, type cross-section and profile of all temporary and permanent erosion, sedimentation and surface water runoff control measures, including grasses, waterways, diversions, debris basins or ponds, structures for water diversion and control, open drains and tile, proposed duration of such measures where temporary, and supporting data assuring compliance with the erosion control standards and specifications of the USDA Soil Conservation Service as then adopted for use by the Chester County Conservation District, and as set forth in § 167-61 of 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. Notations
shall be included indicating all proposed alterations of the natural
grade, whether by cut or by fill, exceeding two feet, together with
reasons for such alterations.
C.
The qualified individual preparing the sedimentation
and erosion control plan shall certify on the drawing that the erosion
and water management controls meet with requirements of the Chester
County Conservation District water management criteria. The applicant
shall certify that all clearing, grading, construction and development
shall be done in strict accordance with the sedimentation and erosion
control plan.
D.
An accompanying narrative describing conservation
techniques to be incorporated during the project, including but not
limited to:
(1)
General description of the project;
(2)
General description of accelerated erosion control;
(3)
General description of sedimentation control;
(4)
General description of storm water management, both
during and after construction, including both temporary and permanent
structures, devices and methods;
(5)
Time schedule for the installation and completion
of all storm water management facilities as it relates to the development
of the project, and the expected date of final stabilization will
be completed; and
(6)
Demonstration of compliance with the applicable standards
of Chapter 102, Section 414 of the Soil and Erosion Control Manual
of the Pennsylvania Department of Environmental Protection.
[Added 8-6-1998 by Ord. No. 98-07]
A.
Applicability of site analyses requirements.
(1)
In order to properly inform the design process, to
facilitate realization of community resource protection objectives,
to preclude unnecessary engineering expense on behalf of the applicant,
and to provide an adequate information base for plan review, applicants
for subdivision or land development shall thoroughly investigate the
tract under proposal and immediately surrounding areas, providing
data, plans and narrative descriptions in accordance with the provisions
of this section. Submission of site analyses shall be required under
the following circumstances:
(a)
As partial fulfillment of the requirements for
submission of preliminary or final subdivision or land development
plans;
(b)
As partial fulfillment of the requirements for application for conditional use approval as required by Chapter 200, Zoning;
(c)
In order to fully realize the benefits of the
sketch planning process, the Township strongly encourages the applicant,
at his discretion, to submit site analyses, to the degree appropriate
information is available at the time of sketch plan submission.
(2)
Submission.
(a)
Full site analyses submission shall include
the following:
(b)
Where information required under this section
is deemed by applicant to be inapplicable to the application at hand,
applicant may explain such inapplicability in written narrative; the
Board of Supervisors may waive any requirement which the Board agrees
is inapplicable.
(3)
The Board of Supervisors may retain such consultants
as necessary to review and certify the accuracy of any site analysis
submission, reasonable and necessary charges therefore to be borne
by the applicant.
(4)
Where site analyses have been provided in full compliance
with the provisions of this chapter, they need not be resubmitted
for any subsequent plan application involving the same tract of land,
where such application is made within five years of the original submission
and where no land disturbance or other significant change to the subject
property has occurred since the time of that submission. For example,
where full site analyses have been submitted with a conditional use
application, they need not be resubmitted with preliminary or final
land development plans.
B.
Site analysis base plan. The applicant shall prepare a reproducible base plan depicting all information required in accordance with this subsection. The base plan need not be submitted by itself, but shall serve as a template (base) upon which all site analyses required under § 167-26C and D shall be submitted.
(1)
The base plan shall depict the following information
in all cases:
(a)
Title block and tract information:
[1]
Proposed name or identifying title of the tract;
[2]
North arrow, graphic scale and date of plan
preparation;
[3]
Total acreage of the tract;
[4]
Zoning of the tract (NOTE: If the tract lies
within more than one zoning district, indicate the total acreage per
zoning district);
[5]
Name, address and telephone number of the landowner;
[6]
Name, address and telephone number of the applicant
(if different from landowner);
[7]
Name and signature of the person who prepared
the base plan.
(b)
Location Map. The Location Map is to be a plan
inset, at a scale of one inch equals 800 feet or greater, and shall
identify the subject tract and its boundaries, showing its relationship
to all areas within a minimum radius of 1/2 mile, including indication
of the following within the entire 1/2 mile radius:
[1]
All public and private streets and roads, water
courses, municipal boundaries, zoning districts including the Flood
Plain District and zoning boundaries;
[2]
All wetlands as shown on National Wetland Inventory
Maps;
[3]
Any rare, threatened or endangered plant species
known to exist based on information obtained from PNDI;
[4]
All woodlands as shown on USGS quadrangle maps
and/or, available aerial photography.
(c)
Legal encumbrances. The limit lines and nature
of all private easements, deed restricted areas, and rights-of-way
within the entire subject tract shall be indicated.
(2)
The base plan shall depict the following information
for the entire tract subject to application and all adjacent areas
within 100 feet of the boundaries of said tract, at a scale of no
less than one inch equals 100 feet:
(a)
All property boundaries. The names of the owners
of all adjacent tracts, and the names of all adjacent subdivisions
or developments shall be indicated.
(b)
Topography. Existing topographic contours shall
be indicated at two-foot intervals throughout the subject tract and
all areas located within 100 feet of said tract. Elevations shall
be indicated and, where reasonably practical, datum shall refer to
established USCG elevations. Topographic data shall be prepared from
an actual field survey of the tract or, via photogrammetry using aerial
photographs not more than two years old.
(c)
Soils. The limits of all soil types are to be
plotted and identified with an appropriate symbol (MgB2, WoA, etc.),
as mapped by the Soil Conservation Service for the Soil Survey of
Chester and Delaware Counties.
(d)
All streams, ponds, watercourses, and drainage
courses. Stream mapping shall include all stream centerlines and channel
boundaries. Water resource information also shall be prepared from
an actual field survey of the site or, via photogrammetry using aerial
photographs not more than two years old.
(e)
The limits of all areas within the one-hundred-year
floodplain (Zone A) as shown on the most recent FEMA Maps.
(f)
All existing principal and accessory structures
and facilities, including but not limited to buildings, wells, septic
fields, underground tanks, fences, walls, sheds, etc.
(g)
All existing roads, road rights-of-way, and
appurtenant works, including but not limited to bridges, culverts,
guiderails, etc.,
(h)
All existing utilities and utility rights-of-way,
including but not limited to locations of poles, overhead and underground
lines, and transformers.
(i)
All existing tree lines, forest edges, hedgerows,
and tree masses; the locations of any individual trees, not part of
a treeline or tree mass, greater than 12 inches dbh and their approximate
canopy spreads shall be indicated.
C.
Site analysis - engineering data. All information
required in accordance with this subsection shall be depicted upon
a copy of and at the same scale as the base plan. Tabular and/or narrative
information may be presented as plan notations or on separate sheets
where insufficient space is otherwise available.
(1)
The site analysis - engineering data shall depict
the following information in all cases:
(a)
Map title and date. This plan shall be entitled
"Site Analysis - Engineering Data." The name and signature of the
person who prepared the plan shall be included.
(b)
Boundary survey data. The bearings and distances
along all tract boundary lines, and all corner markers, monuments,
etc., shall be indicated.
(c)
Legal encumbrances. The dimensions of all easements,
deed restricted areas, and rights-of-way within the tract shall be
indicated. Where the tract lies within more than one zoning district,
zoning district boundaries shall be indicated.
(2)
The site analysis - engineering data shall depict the following information for all affected areas and any area within 100 feet of such affected areas, as defined in § 167-26B(2)(b) above.
(a)
Topography. Areas within the Moderate Slope District (between 15% and 25% slope) and areas within the Severe Slope District (greater than 25% slope), as defined in Article XIII of Chapter 200, Zoning, shall be separately indicated through shading of the appropriate areas as bounded by the contour intervals shown on the base plan.
(b)
Soils. The following soils information, as indicated
in the Soil Survey for Chester and Delaware Counties, shall be provided;
where appropriate, a tabular or narrative format may be utilized to
present such information:
[1]
Infiltration rates, and erodibility (K values)
for each soil type;
[2]
Engineering properties including: septic suitability;
suitability for buildings with basements; suitability for construction
of roads and streets.
[3]
Locations of prime agricultural soils (agricultural
capability classes I, II and III), hydric soils, soils with seasonal
high ground water, soils with hydric inclusions, and alluvial soils;
[4]
Percolation tests where available; If percolation
tests already have been performed for the subject property, the locations
of all test holes and data results for each test hole shall be provided.
(c)
Wetlands. All wetland boundaries shall be indicated.
Wetland boundaries within the tract shall be determined from on-site
delineation and plotted from actual field survey. Where undertaken
for compliance with applicable state or federal regulation, a Wetland
Delineation Report shall be provided to the Township. For wetlands
situated outside the subject tract but within 100 feet of tract boundaries,
wetland boundaries may be approximated from field observations (i.e.,
they do not need to be delineated and surveyed).
(d)
All fractures, faults, and the limits of all
geologic formations shall be indicated based on published geologic
data; from the same or similar sources, the following information
shall be indicated in tabular or narrative form, as appropriate, for
each geologic formation identified:
(e)
All sinkholes and rock outcroppings shall be
indicated (including identification of the extent and type of rock),
as obtained from field investigation;
(f)
The dimensions of all identified roads, road
rights-of-way, utility rights-of-way, easements, and culverts shall
be provided, along with the invert elevations for all identified culverts.
D.
Site analysis - natural and cultural resources. All
information required in accordance with this subsection shall be depicted
upon a copy of and at the same scale as the base plan. Tabular and/or
narrative information may be presented as plan notations or on separate
sheets where insufficient space is otherwise available.
(1)
The site analysis - natural and cultural resources
shall depict the following information in all cases:
(a)
Map title and date. This plan shall be entitled
"Site Analysis - Natural and Cultural Resources." The name and signature
of the person who prepared the plan shall be included.
(2)
The site analysis - natural and cultural resources shall depict the following information for all affected areas and any area within 100 feet of such affected areas, as defined in § 167-26B(2)(b) above.
(a)
Wetlands. As also shown on the site analysis - engineering data, all wetland boundaries shall be indicated, as required under § 167-26C(2)(c).
(b)
All sinkholes and rock outcroppings shall be indicated as also shown on the site analysis - engineering data, as required under § 167-26C(2)(e).
(c)
Vegetation:
[1]
All vegetation cover types shall be indicated
in terms of the general type of vegetative cover in any given area.
Examples of generalized types of vegetation cover include: woodlands,
tree masses, thickets, hedgerows, meadows, pastures, oldfields, cultivated
lands, orchards, lawns, disturbed areas (bare soil), etc. The approximate
limits of each vegetation cover type shall be plotted based on field
investigation.
[2]
All plant communities shall be indicated and
their approximate limits plotted based on field investigation. For
the purposes of this section, plant communities may be defined as
plant associations or areas of vegetation which are distinguishable
from other areas, including those of similar cover types, due to one
or more of the following characteristics: dominant species composition,
age or maturity, stage of development, stratification, degree of disturbance.
For example, a wooded wetland is often a very different plant community
from an upland woodland, even while exhibiting the same cover type.
Applicant also shall provide generalized narrative descriptions of
each plant community.
[3]
The locations of all specimen vegetation shall
be identified, based on field investigation.
[4]
Where information received from PNDI indicates
probable location of rare, threatened, or endangered vegetative species
on or within 100 feet of the subject tract or affected area, as applicable,
detailed locations and descriptions shall be provided based on field
investigation.
(d)
Wildlife and habitats: Any rare, threatened
or endangered animal species likely to exist shall be listed based
on information available from PNDI and/or the Pennsylvania Fish and
Wildlife Data Base. Any suitable habitats for rare, threatened or
endangered animal species known to exist in West Brandywine Township
or vicinity, which are likely to exist on or within 100 feet of the
subject tract or affected area, as applicable, shall be identified
based on field observation.
(e)
All historic resources, including districts,
sites, structures, ruins, walls, transportation traces (trails and
abandoned roads), and quarry sites shall be identified and described,
based on the Chester County Historic Sites Survey and the West Brandywine
Township Open Space, Recreation and Environmental Resources Plan[1] and/or on-site investigation. Applicant shall indicate
which historic resources are Class I Historic Resources, if any, and
which are Class II Historic Resources, as defined in this chapter.
[1]
Editor's Note: See Ch. A207, Open Space, Recreation
and Environmental Resources Plan.
(g)
Environmental hazards or intrusions. All environmental,
visual and/or safety hazards or intrusions shall be located and described,
based on field investigation. Such investigation shall include, but
not be limited to the following: areas of erosion, evidence of bare
soil and/or overgrazing, debris/junk/soil piles, poor sight distances,
poor road drainage or configuration, and problems associated with
culverts and other stormwater management facilities.
