A.
In order to more effectively evaluate subdivision and/or land development proposals and other projects, an applicant shall be required to disclose the environmental consequences or effects of such proposals through the submission of an Environmental Impact Assessment (EIA) Report. The EIA report is intended to provide the Township with the information to objectively evaluate potential adverse impacts of a project, and most importantly, to require a mitigation of adverse impacts. The EIA report shall be a means of insuring that the Purposes of § 200-3 of the Union Township Zoning Ordinance are met, and that existing features and conditions are not destroyed or degraded. The EIA report is also intended to better address the environmental protection objectives set forth in the Pennsylvania Municipalities Planning Code and Article I, § 27 of the Constitution of the Commonwealth of Pennsylvania.
B.
An EIA report shall be submitted for the following except to the
extent it may involve a minor subdivision:
(1)
Any application for preliminary plan approval of proposed land development in the C, SR, VC, HC, HI and Q/L District as set forth in the Union Township Zoning Ordinance [Chapter 200], involving 30 or more lots, 30 or more dwelling units, or any development in these Districts creating new public improvements.
C.
A revised EIA report shall be provided if requested by the Board
if there is a material change in the plan or application.
D.
The EIA report shall contain text, tables, maps and analyses which
document the probable impact resulting from the proposed subdivision
and/or land development, and the mitigation proposed to offset the
impacts, in accordance with the format and content outline specified
below.
E.
Seven copies of the EIA report shall be submitted. 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 townships where applicable) and Township-wide resources,
conditions or characteristics. Unless otherwise noted, the mapping
required below shall be drawn at a scale of one inch equals 50 feet.
However, when a lot is 25 acres or more, the mapping required below
may be drawn at a scale of one inch equals 100 feet scale, when acknowledged
by the Planning Commission. The EIA report shall address the following:
(1)
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, municipal boundaries and watercourses
within 2,500 feet of any part of the tract. In the case of development
of a section of the entire tract, the location map shall also show
the relationship of the section to the entire tract.
(2)
An identification of the site character and appearance through the
presentation of color photographs or copies thereof. Such photographs
shall provide a representation of what the site looks like from the
ground. Photographs should be properly identified or captioned and
shall be keyed to a map of the site.
(3)
A land development plan including notes pertaining to the number and type of lots or units, the square footage and/or acreage of the lot(s) and a depiction of the features which are proposed such as streets, driveways, parking areas, building and other structures, and all impervious surfaces. The plan shall reflect all the information required under the plan requirements of the Union Township Subdivision and Land Development Ordinance, Article IV.
(4)
A statement indicating the proposed type of ownership of the lot
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.
(5)
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
by site area, buildings and timing. Such boundaries shall be superimposed
on a version of the land development plan.
(6)
An identification of physical resources associated with the natural environment of the lot. The identification of physical resources shall include a narrative description of each of the resources as referenced in the definition. These resources shall also be mapped as specified in § 172-56E, and may be either incorporated into the EIA report or submitted as attachments to the report.
(a)
A map depicting the topographical characteristics of the lot.
Such map shall contain contours with at least two foot intervals and
shall depict slopes ranging from: 0% to 15%, 15% to 25%, and greater
than 25%.
(b)
A map depicting the soils of the lot. Such map shall depict
all soil types and shall include a table identifying soil characteristics
pertinent to the proposed project, such as depth of bedrock, depth
of water table, flood hazard potential, and limitations for septic
tank filter fields.
(c)
A map depicting the hydrological characteristics of the lot.
Such map shall depict: surface water resources, watersheds and floodplains.
Surface water resources include features such as creeks, and other
streams, ponds, lakes, and other natural bodies of water, springs,
wetlands, and any man-made impoundments.
(7)
An identification of biological resources associated with the natural environment of the lot. The identification of biological resources shall include a narrative description of each of the resources as referenced in the definition. These resources shall also be mapped as specified in § 172-56E 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 lot. Such
map shall define the locations and boundaries of the woodlands of
the tract their species. All trees 12 inches in DBH or greater shall
be accurately located on the map either as freestanding trees or as
tree masses.
(b)
Any Pennsylvania Natural Diversity Index (PNDI) site as defined
by the Pennsylvania Department of Environmental Protection.
(c)
The big woods portion of Union Township.
(8)
An identification of the land use conditions and characteristics associated with the lot(s). 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 as specified in § 172-56E shall be incorporated into the EIA report or submitted as attachments to it.
(a)
A map depicting the land cover characteristics of the lot(s).
Such map shall define existing features, including: paved or other
impervious surfaces, woodlands, open-areas, and the like. Such map
shall also indicate any past use or disturbance to the land which
may affect the proposed project, such as a landfill, a hazardous waste
disposal area, or other similar condition.
(b)
A map depicting any encumbrances to the lot(s). Such map shall
define easements, rights-of-way and other areas where certain use
privileges exist.
(c)
A map depicting the land uses adjacent to the proposed lot(s).
Such map may be at the same scale as the location map.
(9)
An identification of the historic resources such as areas, structures and/or routes and trails which are significant. Areas, structures and/or routes and trails included on such registers and inventories as: the National Register of Historic Places; the Pennsylvania Inventory of Historic Places; the Historic American Building Survey; and 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 as specified in § 172-56E depicting historic resources shall be incorporated into the EIA report or submitted as an attachment to the report.
(10)
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, park and recreation areas, libraries, hospitals,
and other health care facilities, fire protection, police protection,
ambulance, and rescue 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 the need for additional
or expanded community facilities.
(11)
An identification of the utility needs associated with the users
and/or residents of the proposed project. 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 property; 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.
(12)
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 lot(s) 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 non-peak 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 within
the site.
(13)
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(s), including information such as the number
of people expected. Such information shall be related to initial and
completed project conditions.
(14)
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.
(15)
An identification of characteristics and conditions associated
with existing, construction-related, and future conditions pertaining
to such matters as: air and water quality; noise levels; vibration;
toxic materials; electrical interference; odor; glare and heat; fire
and explosion; smoke; dust; fumes; vapors and gases; and radioactive
materials.
(16)
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, and alternatives. These measures and alternatives
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 soil erosion control, stormwater runoff control,
water quality control, air quality control, and the like.
(b)
Mitigation measures related to impacts which may be unique to
a specific project are those related to efforts such as: revegetation;
screening; buffering; fencing; berming; emission control; traffic
control and/or traffic enhancement; noise control; relocation or reduction
of buildings, lots, or units, redesign of the site, roads, buildings,
lots, or units; land acquisition, and the like.
F.
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. Further, whenever any information required in §§ 172-56E(6) to 172-56E(15) above is not applicable to the proposed project, the applicant shall indicate such inapplicability in the narrative of the EIA report, and state why such information is considered to be inapplicable in the case of the particular subdivision or land development in question.
G.
The EIA report shall be prepared by a professional engineer, registered
architect, registered landscape architect, or certified planner on
behalf of an applicant.
