[Readopted effective 6/23/2007 by JMZO Ord. 2007, adopted 6/18/2007.]
The impact on the environment generated by the bituminous and ready mix concrete plants, Use 803 (H-14), and lawful uses not otherwise permitted as provided at § 803, G-16, necessitates a comprehensive analysis of the variety of problems that may result and the actions that can be taken to minimize these problems. In order to effectively evaluate the environmental consequences or effects of certain projects proposed in the Township, an Environmental Impact Assessment (EIA) report shall be submitted together with preliminary plans or building permit applications.
An updated EIA report shall accompany and form a part of a final land development or subdivision plan for those uses.
Ten copies of the EIA report shall be submitted with the plans, preliminary or final. Within the EIA report, specific emphasis shall be directed toward the proposed project's effects on and relationship to applicable site, neighborhood (including areas in adjacent municipalities where applicable) and township- wide resources, conditions or characteristics. The EIA report shall include text, tables, maps and analyses for the purpose of describing the project site, proposed use(s), environmental characteristics and the environmental effects of the proposal as follows:
Overview. Indicate the purpose and scope of the proposed project. Enumerate the benefits to the public which will result from the proposed project and describe the suitability of the site for the intended use. A description of the proposed project shall be presented to indicate the extent to which the site must be altered, the kinds of facilities to be constructed, how they are to be considered and the use intended. The resident population, working population and visitor population shall be projected. The basis of the projections shall be clearly stated in the report.
Compatibility. The Compatibility or incompatibility of the proposed project shall be described in relation to the following:
Township comprehensive plan, especially the land use and open space elements.
Comprehensive plan of adjacent municipalities whenever a project is located along or within 2,000 feet of the municipal boundaries.
Bucks County Comprehensive Plan.
Regional and state planning guides.
Other pertinent planning documents.
Location. An identification of the site location and area through the use of a location map drawn at a scale of not more than 2,000 feet to the inch. The location map shall depict all streets, adjoining properties, zoning district boundaries and municipal boundaries within 2,500 feet of any part of the tract. In the case of development of only a portion of the entire tract, the location map shall also show the relationship of the section to the entire tract.
Photographs. An identification of the character and appearance of the site through the presentation of black and white photographs or copies thereof. Such photographs shall provide a representation of what the site looks like from ground level. Photographs shall be properly identified or captioned and shall be keyed to a map of the site.
Description of the Project. An identification of the nature of the proposals through the presentation of the following:
A site development plan including notes pertaining to the number and type of lots or units, the square footage and/or acreage of the tract and a depiction of the features which are proposed such as streets, driveways, parking areas, buildings and other structures, and all impervious surfaces. The plan shall be drawn at a scale of not smaller than 100 feet to the inch, i.e., 50 feet to the inch is permitted but 200 feet to the inch is not, and may be submitted as an attachment to the report. The plan shall reflect all the information required under the plan requirements of the Wrightstown Township Subdivision and Land Development Ordinance.
Floor plans and elevations depicting the proposed size, square footage, height, number of rooms (where applicable) of buildings and/or other structures.
A statement indicating the existing and proposed ownership of the tract and where applicable, the type of ownership, operation and maintenance proposed for areas devoted to open space or otherwise not under the control of a single lot owner.
A statement indicating the proposed staging or phasing of the project and a map depicting the boundaries of each stage or phase of the project. Such boundaries hall be superimposed on a version of the site development plan.
Physical Resources Inventory. An identification of physical resources associated with the natural environment of the tract including such features as geology, topography, soils, hydrology and the like. The identification of physical resources shall include a narrative description of the qualitative aspects of each of the resources mentioned above. In addition, these resources shall be mapped at a scale of not smaller than 100 feet to the inch as specified below and may be either incorporated into the EIA report or submitted as attachments to the report.
A map depicting the geological characteristics of the tract. Such map shall define the location and boundaries of the rock formations at or influencing the tract and features such as faults and/or fractures. All carbonate and diabase geology must be shown and all information required by the Subdivision and Land Development Ordinance shall be included.
A map depicting the topographical characteristics of the tract. Such map shall contain contours with at least two foot intervals and shall depict slopes ranging from 0% to 20%, 20% to 25%, and greater than 25%.
A map depicting the soil characteristics of the tract. Such map shall depict all soil types and shall include a table identifying soil characteristics pertinent to the proposed project such as prime agricultural soils, depth of bedrock, depth of water table, flood hazard potential and limitations for septic tank filter fields. List and describe each soil type located on the site. If applicable, provide percolation data. Where the proposed area of land disturbance will involve soils with moderate or severe limitations (as per the Soil Survey of Bucks County-Soil Conservation Service) relative to the type of project proposed, a complete mapping of all soil types on the site shall be required indicating where those moderate and severe limitations exist.
A map depicting the hydrological characteristics of the tract. Such map shall depict: surface water resources, their drainage characteristics, watersheds and flood plains and groundwater resources. Surface water resources include features such as creeks, runs and other streams, ponds, lakes and other natural bodies of water, springs, wetlands, and any man-made impoundments. Groundwater resources include features such as aquifers and aquifer recharge areas.
Biological Resources Inventory. An identification of biological resources associated with the natural environment of the tract including such features as vegetation and wildlife. The identification of biological resources shall include a narrative description of each of the resources mentioned above. In addition, these resources shall be mapped at a scale of not smaller than 100 feet to the inch, as specified below; and may be either incorporated into the EIA report or submitted as attachments to the report.
A map depicting the vegetation characteristics of the tract. Such map shall define the locations and boundaries of the woodland, forest and hedgerow areas of the tract and shall note the types of vegetation associations which exist in terms of their species, types and sizes. In addition, all trees 12 inches in caliper or greater shall be accurately located and identified on the map whether they are free-standing trees or tree masses.
A map depicting characteristics associated with wildlife habitats. Such map may draw upon vegetation, hydrology and soil maps in order to express habitat characteristics associated with terrestrial and aquatic wildlife on the tract and the relationship of the overall habitat(s).
Land Use Inventory. An identification of the land use conditions and characteristics associated with the tract such as: current and past use, land cover and encumbrances; and the relationship of these to adjacent tracts. The identification of land use conditions and characteristics shall include a narrative description of the above. In addition, the following maps drawn at a scale of not smaller than 100 feet to the inch, shall be incorporated into the EIA report or submitted as attachments to it.
A map depicting the land cover characteristics of the tract. Such map shall define existing features including: Paved or other impervious surfaces, woodland and forest areas, cultivated areas, pasture; old fields, lawns and landscaped areas, and the like.
A map depicting any encumbrances to the tract. Such map shall define easements and other areas where certain use privileges exist.
A map depicting the land uses within 500 feet of the proposed tract. Such map may be at the same scale as the location map.
Surface Water Inventory. Describe existing watercourses and water bodies that are partially or totally on the site and their relationship to the area of land disturbance. Calculate existing surface runoff from the site and the associated water-shed, including the potential development of the remainder of the watershed. When the natural drainage pattern will be significantly altered, an analysis shall be conducted which will investigate flow, depth, capacity and water quality of the receiving waters. When required, flood plain areas will be mapped in consultation with the Department of Environmental Protection. Existing drainage structures shall be mapped and the capacity of the drainage network shall be determined. Additionally, wetland areas as defined by the Department of Environmental Protection and the U.S. Corps of Army Engineers shall be delineated.
Surface Water Inventory. Describe the subsurface water conditions on the site both in terms of depth to ground water and water supply capabilities of the site. Where existing conditions warrant, provide detailed information regarding existing wells within 1,000 feet of the site relative to depth, capacity and water quality. Discuss the water supply capabilities of the adjacent areas and the recharge capabilities of the site.
Existing Features Inventory. Describe any existing features on the site that are not considered to be part of the natural environment. This may include, but not necessarily be limited to, roads, housing units, accessory structures, utility lines, etc.
Historic Resources Inventory. An identification of the man-made resources associated with or within 500 feet of the tract which are older than 50 years. Areas, structures and/or routes and trails included on the National Historical Register of Historic Places, the Pennsylvania Inventory of Historic Places, the Historic American Building Survey, the Bucks County Conservancy and any which may be identified in the Comprehensive Plan shall be identified. The identification of historic resources shall include a narrative description of the above. In addition, a map drawn at a scale of not smaller than 100 feet to the inch depicting historic resources shall be incorporated into the EIA report or submitted as an attachment to the report.
Visual Resources Inventory. An identification of the visual resources associated with the tract such as areas which have a particular amenity value and areas which offer interest in viewing the tract. The identification of visual resources shall include a narrative description of the above. In addition, a map drawn at a scale of not smaller than 100 feet to the inch depicting visual resources shall be incorporated into the EIA report or submitted as an attachment to the report.
Community Needs Inventory. An identification of the community facility needs associated with the users and/or residents of the proposed project. The community facility needs assessment shall indicate in narrative form the type of services which will be in demand. Where applicable, community facilities (such as schools, par and recreation areas, libraries, hospitals and other health care facilities, fire protection, police protection, ambulance and rescue service and postal services) shall be discussed in terms of the ability of existing facilities and services to accommodate the demands of future users and/or residents of the lot(s) and/or tract and the need for additional or expanded community facilities.
Utility Needs Inventory. As identification of the utility needs associated with the users and/or residents of the proposed project and a statement whether the project is within the area to be served by public sewers under the Township's Act 537 Plan. The utility needs assessment shall indicate in narrative form the type of installations which will be in demand. Utilities (such as those used for water supply, sewage disposal, refuse disposal, storm drainage, communications and electrical transmission) shall be discussed in terms of: the ability of existing utility installations to accommodate the demands of the future users and/or residents of the lot(s) and/or tract; the need for additional or expanded utility installations; the ability to achieve an adequate potable quantity of water whenever individual wells are proposed; the ability to achieve an adequate system for on-site sewage disposal whenever such a system is proposed; and the ability to achieve an adequate system for storm drainage and stormwater management.
Certificates from the utilities confirming that adequate capacity exists to service the proposed development shall be included.
Transportation System Inventory. An identification of the relationship of the transportation and circulation system needs of the proposed project to the existing street or highway network. A discussion of this relationship shall be in narrative form and shall indicate factors such as methods to be used for traffic control within the tract and at points of ingress to and egress from it; and expected traffic volumes generated from the project including their relationship to existing traffic volumes on existing streets for both peak hour and nonpeak hour traffic conditions. In addition, there shall be a discussion of the physical condition of existing streets which will service the proposed project and what improvements are proposed to remedy any physical deficiencies.
Demographics. An identification of the demographic characteristics related to the proposed project. The characteristics which shall be presented in narrative form shall include a profile of the future users and/or residents of the lot and/or tract including information such as the number of people expected. Such information shall be related to initial and completed project conditions.
Fiscal Impacts. An identification of the economic and fiscal characteristics related to the proposed project. The characteristics which shall be presented in narrative form shall include a profile of the township, county and school district revenues which the proposal may generate and the township, county and school district costs it may create. Such information shall be related to initial and completed project conditions.
Existing Conditions. An identification of characteristics and conditions associated with existing, construction related, and future air and water quality and noise levels, vibration, toxic materials, electrical interferences, odor, glare and heat, fire and explosion, smoke, dust, fumes, vapors, and gases and/or radioactive materials.
Licenses and Permits. An identification of all licenses, permits or other approvals required by law for the development and the status of each.
Environmental Controls. An identification of compliance with the Floodplain Conservation District Regulations of § 905 of the Zoning Ordinance.
Impacts Inventory. The implications of the proposed project in terms of: the type of beneficial or adverse effects which may result from it; and the duration of these effects in terms of their short-term or long-term nature. To indicate such effects, there shall be a discussion of the implications of the proposed project to the resources, conditions and characteristics described in subsections 5 through 21 above. In addition to a narrative presentation of implications, the applicant shall display where the project adversely affects the tract's resources, conditions or characteristics through the use of a map drawn at a scale of not smaller than 100 feet to the inch, wherein the areas adversely affected from proposed development are highlighted. Such map either may be incorporated into the EIA report or submitted as an attachment to the report. Further, the applicant must demonstrate and specify in the EIA report how and where the findings in the EIA report and its attachments are reflected in the project.
Alternatives Analysis. Alternatives within the project which would preclude, reduce or lessen potential adverse impact or produce beneficial effects. To indicate such alternatives, the applicant shall submit exhibits or diagrams which will depict the type of alternatives described in narrative form. The applicant shall comment on alternatives such as: revised location, redesign, layout or siting of buildings, roads and other structures and the reduction in the size of proposed structures or number of structures.
Adverse Impacts. Probable adverse effects which cannot be precluded, including:
Water quality and quantity.
Undesirable land use patterns.
Damage or destruction of significant plant or wildlife systems.
Destruction of natural resources.
Displacement of people and businesses.
Displacement of viable farms.
Employment and property taxes.
Destruction of man-made resources.
Disruption of desirable community and regional growth.
Health, safety and well being of the public.
Mitigation Measures. Measures to mitigate adverse effects. To indicate such measures, the applicant shall submit exhibits or diagrams which will depict the type of remedial, protective and mitigative measures described in narrative form. These measures shall include those required through existing procedures and standards, and those unique to a specific project, as follows:
Mitigation measures which pertain to existing procedures and standards are those related to current requirements of the state, county and/or township for remedial or protective action such as: sedimentation and erosion control, stormwater runoff control, water quality control and air quality control.
Mitigation measures related to impacts which may be unique to a specific project are those related to efforts such as: revegetation, screening, fencing, creation of wetlands mitigation/replacement in accordance with the standards of the U.S. Army Corps of Engineers and the Pennsylvania Department of Environmental Protection, emission control, traffic control, noise control, relocation of people and/or businesses and land acquisition.
Irreversible Impacts. Any irreversible environmental changes which would occur due to the proposed project should it be implemented. To indicate such changes, the use of nonrenewable resources during the initial and continued phases of the project shall be discussed. Further, the loss of environmental resources shall be indicated through a presentation of the quality of loss and related qualitative effects.
In making its evaluation, the Board of Supervisors, and/or the Planning Commission, may request any additional information it deems necessary to adequately assess potential environmental impacts. Whenever any information required in this Section is assumed not directly applicable to the proposed project, the applicant shall indicate such assumed inapplicability in the narrative of the EIA report, and state why such information is considered to be inapplicable in the case of the particular project in question.
The EIA report shall be prepared by a planner certified by the American Institute of Certified Planners or its equivalent in collaboration with other licensed professionals. All persons who participate in preparing the report shall be identified and their qualifications stated. All sources of information shall be identified when presented and a bibliography shall be attached to the report. All work in the report shall be in conformity with recognized engineering, architectural and planning practices and principles.
The Board of Supervisors shall not approve the project unless it determines and finds that the proposed development:
Will not result in appreciable harmful effects to the environment;
Has been designed and conceived with a view board toward the protection of resources; and,
Will not, individually or collectively, place a disproportionate or excessive demand upon the total resources available for such proposal and for any future proposals.