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]
[1]
Editor's Note: See Ch. 200, Zoning.
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.
(5) 
The original drawing, and all submitted prints thereof, shall be made on sheets of 24 inches by 36 inches.
(a) 
If the preliminary plan requires more than one sheet, a master sheet at a scale not smaller than one inch equals 400 feet showing the location of each section shall accompany the plan.
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]
[1]
Editor's Note: See Ch. 200, Zoning.
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]
[1]
Editor's Note: See Ch. 200, Zoning.
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:
[1] 
Site analysis base plan, prepared in accordance with the provisions of § 167-26B;
[2] 
Site analysis: Engineering data, provided in accordance with the provisions of § 167-26C;
[3] 
Site analysis: Natural and cultural resources, provided in accordance with the provisions of § 167-26D.
(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:
[1] 
Generally potential groundwater yields;
[2] 
General potential for groundwater contamination;
[3] 
Generalized engineering constraints including: ease of excavation; cut slope stability; and foundation stability.
(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.
(f) 
Visual resources as mapped in the West Brandywine Township Open Space, Recreation and Environmental Resources Plan, including the following:
[1] 
The limits of all "Visually Significant Landscapes."
[2] 
All Vista Points along public roads;
[3] 
All Visual Accents and Intrusions.
(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.