[Readopted effective 6/23/2007 by JMZO Ord. 2007, adopted
6/18/2007.]
A.
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.
B.
An updated EIA report shall accompany and form a part of a final
land development or subdivision plan for those uses.
C.
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:
1.
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.
2.
Compatibility. The Compatibility or incompatibility of the proposed
project shall be described in relation to the following:
a.
Township comprehensive plan, especially the land use and open space
elements.
b.
Comprehensive plan of adjacent municipalities whenever a project
is located along or within 2,000 feet of the municipal boundaries.
c.
Bucks County Comprehensive Plan.
d.
Regional and state planning guides.
e.
Other pertinent planning documents.
3.
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.
4.
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.
5.
Description of the Project. An identification of the nature of the
proposals through the presentation of the following:
a.
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.
b.
Floor plans and elevations depicting the proposed size, square footage,
height, number of rooms (where applicable) of buildings and/or other
structures.
c.
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.
d.
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.
6.
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.
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.
b.
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%.
c.
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.
d.
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.
7.
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.
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.
b.
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).
8.
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.
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.
b.
A map depicting any encumbrances to the tract. Such map shall define
easements and other areas where certain use privileges exist.
c.
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.
9.
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.
10.
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.
11.
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.
12.
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.
13.
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.
14.
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.
15.
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.
16.
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.
17.
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.
18.
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.
19.
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.
20.
Licenses and Permits. An identification of all licenses, permits
or other approvals required by law for the development and the status
of each.
21.
Environmental Controls. An identification of compliance with the Floodplain Conservation District Regulations of § 905 of the Zoning Ordinance.
22.
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.
23.
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.
24.
Adverse Impacts. Probable adverse effects which cannot be precluded,
including:
a.
Water quality and quantity.
b.
Air quality.
c.
Noise.
d.
Undesirable land use patterns.
e.
Damage or destruction of significant plant or wildlife systems.
f.
Aesthetic values.
g.
Destruction of natural resources.
h.
Displacement of people and businesses.
i.
Displacement of viable farms.
j.
Employment and property taxes.
k.
Destruction of man-made resources.
l.
Disruption of desirable community and regional growth.
m.
Health, safety and well being of the public.
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In indicating such effects, a discussion shall be presented
regarding whether they will have primary or secondary implications,
that is, whether the adverse effects will have direct or indirect
influence on a particular resource, condition or characteristic.
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25.
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:
a.
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.
b.
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.
26.
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.
D.
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.
E.
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.
F.
The Board of Supervisors shall not approve the project unless it
determines and finds that the proposed development:
1.
Will not result in appreciable harmful effects to the environment;
2.
Has been designed and conceived with a view board toward the protection
of resources; and,
3.
Will not, individually or collectively, place a disproportionate
or excessive demand upon the total resources available for such proposal
and for any future proposals.
