Borough of Fox Chapel, PA Article VI Submission Requirements

§ 363-27 Content of notice of proposed environmental disturbance.

A. The notice of proposed environmental disturbance shall set forth sufficient information to inform the Borough of the nature, magnitude and complexity of the proposed disturbance and shall summarize all of the reasonably foreseeable, potential environmental impacts and community and regional benefits which may be related to the proposed disturbance. The notice shall be in a form prescribed by the EAC and at a minimum shall include:

(1) A description of the land on which the environmental disturbance is proposed, sufficient to establish its location, size and existence of vulnerable natural resources, if any;

(2) On a topographic map, at a scale sufficient to show all relevant details in a clear, concise manner, the location of watercourses, trees over six inches in diameter (within the limit of disturbance and 25 feet beyond only), any unusual vegetation, the proposed disturbance(s), and all vulnerable or sensitive natural resources, certified to be correct by a civil engineer or land surveyor registered in the Commonwealth of Pennsylvania;

(3) A description of the use made of the land prior to the implementation of the proposed disturbance;

(4) A detailed description of the proposed disturbance, including copies of all relevant documents relating thereto;

(5) A summary of all of the reasonably foreseeable, potential environmental impacts (benefits and detriments) which may be related to the proposed environmental disturbance;

(6) A DEP erosion and sedimentation control plan as per § 363-16D; and

(7) A stormwater management report prepared in accordance with the provisions of the Stormwater Management Ordinance (Chapter 375).

B. In preparing the notice, the developer shall fully consider each of the factors which are required to be considered in the preparation of an environmental report. He need not discuss each of these factors and considerations in detail but need only summarize the potential beneficial or detrimental impacts which may foreseeably arise as a result of these factors.

§ 363-28 Content of environmental report.

A. An environmental report submitted by a developer pursuant to this part shall include, at a minimum, all of the information explicitly required by this section and any additional information specifically required by the EAC as a result of its review of the subject notice of proposed environmental disturbance.

B. If certain information explicitly required by this section to be included in the environmental report is not relevant to an evaluation of the potential environmental impacts due to the particular scope or nature of the proposed disturbance, or if such information duplicates information contained in a concurrent subdivision application, the developer shall specifically so state in the environmental report, fully explaining the reasons for the omission of the explicitly required information.

C. The presentation of such data and information shall be clear and concise and yet be of sufficient scope and detail, and include such relevant information as is necessary for Council to determine the overall effects of the proposed disturbance on environmental quality and on the health, safety and general welfare of the residents of Fox Chapel Borough.

D. The environmental report shall be prepared and certified by a registered civil engineer, architect, landscape architect or land planner. Three copies of the report shall be submitted.

E. Within the environmental 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 Borough-wide resources, conditions or characteristics. The environmental 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) 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 identify the ownership and acreage of all adjoining properties and shall depict all streets, zoning district boundaries, and municipal boundaries within 3,000 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 black-and-white 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) 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 roads, lanes, driveways, parking areas, buildings and other structures, and all impervious surfaces. The plan shall be drawn at a scale of not more than 100 feet to the inch and may be submitted as an attachment to the report. The plan shall reflect or reference all the information required under the Subdivision and Land Development Ordinance (Chapter 380).

(b) Plans and elevations depicting the proposed size, square footage, number of rooms (where applicable), and height 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 schedule indicating the proposed staging or phasing of the disturbance and a map depicting the boundaries of each stage or phase. Such boundaries shall be superimposed on a version of the site development plan. Said schedule shall indicate a proposed time frame for initiation, implementation, construction, completion and operation of the proposed disturbance.

(4) An identification of the vulnerable or sensitive natural resources associated with the tract, including such features as geology, topography, landslide-prone areas, oils, hydrology and the like. The identification of such resources shall include a narrative description of the qualitative and quantitative aspects of each of the resources mentioned above. In addition, these resources shall be mapped at a scale of not more than 100 feet to the inch as specified below and may be either incorporated into the environmental report or submitted as attachments to the report. In preparing these maps, the developer shall, at a minimum, consult the Fox Chapel Geologic Hazards Map and the Flood and Slope Map and shall interpolate applicable features shown on these maps to the above-specified scale for the site in question. Additional features, as required below, not included on the Geologic Hazards Map and the Flood and Slope Map shall be depicted by the developer through field investigation and/or other secondary sources [including, where relevant, the Fox Chapel Borough Natural Resources Plan (Ferguson and Flint, 1981)]. The features to be shown need not be mapped separately, provided that, if mapped in combination of one or more maps, the parameters of each feature are completely discernible.[1]

(a) Geologic hazards and characteristics on the tract, including, in particular, those areas prone to landslides, as shown on the Geologic Hazards Map. Such map also shall define the location and boundaries of the rock formations at or influencing the tract and features such as faults and/or fractures and shall show the location of springs.

(b) Twenty-five percent or greater slopes. In addition, such map shall contain contours with at least two-foot intervals and shall depict slopes from 0 to 8%, 8 to 15%, and 15 to 25%.

(c) Soil characteristics of the tract. Such map shall depict all soil types and shall include a table identifying soil characteristics pertinent to the proposed environmental disturbance, such as depth of bedrock, flood hazard potential and, if applicable, limitations for septic tank filter fields.

(d) Floodplains and waterfalls. In addition, such map shall depict surface water resources, the drainage characteristics, water resources, their drainage characteristics and watersheds, and groundwater resources. Surface water resources include features such as creeks, runs and other streams, ponds, other natural bodies of water, wetlands and any man-made impoundments. Groundwater resources include features such as aquifers and aquifer recharge areas.

[1] Editor's Note: Said maps and plan are on file in the Borough office.

(5) 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 more than 100 feet to the inch, as specified below, and may be either incorporated into the environmental report or submitted as attachments to the report. The developer shall, at minimum, consult the Fox Chapel Flood and Slope Map, as specified in Subsection E(4) above, and any other relevant sources to depict these features:

(a) Areas of unique vegetation. In addition, such map shall define the locations and boundaries of the wooded areas of the tract and shall note the types of vegetation associations which exist in terms of their species types and sizes. Further, all trees 12 inches in dbh or greater, and all trees from six to 12 inches dbh, shall be located accurately on the map, either as freestanding trees or as tree masses.

(b) A map depicting characteristics of any wildlife habitat areas within the tract. Such map may draw upon the vegetation, hydrology and soil maps in order to express habitat characteristics associated with terrestrial and aquatic wildlife on the tract and relationships among the overall habitat(s).

(6) 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 more than 100 feet to the inch, unless otherwise noted, shall be incorporated into the environmental 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, wooded 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 adjacent to the proposed tract. Such map may be at the same scale as the location map.

(7) An identification of the historic resources associated with the tract, such as areas, structures and/or routes and trails which are significant. Areas, structures and/or routes and trails included on the National Register of Historic Places, the Pennsylvania Inventory of Historic Places, the American Building Survey, and those further identified by the Borough shall be noted. The identification of historic resources shall include a narrative description of the above. In addition, a map, drawn at a scale of not more than 100 feet to the inch, depicting historic resources, shall be incorporated into the environmental report or submitted as an attachment to the report.

(8) An identification of the visual resources associated with the tract, such as areas which have a particular amenity or 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 more than 100 feet to the inch, depicting visual resources, shall be incorporated into the environmental report or submitted as an attachment to the report. Said map shall depict notable characteristics of the tract, using notations, symbols and the like to indicate features such as highest elevation, long-distance view, rock outcrop area, well-maintained landscaped areas, specimen tree(s), and the like.

(9) An identification of the utility needs associated with proposed users and/or residents. 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 lots 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.

(10) An identification of the relationship of the proposed transportation and circulation system needs with 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, 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 and what improvements are proposed to remedy any physical deficiencies.

(11) An identification of characteristics and conditions associated with existing, construction-related and future air quality, water quality, noise levels, vibration, toxic materials, electrical interference, odor, glare, heat, fire, explosion, smoke, dust, fumes, vapors, gases and radioactive materials.

(12) A shadow analysis showing the location of existing trees and new trees and screening, and shadows cast by proposed structures and mature landscaping at 9:00 a.m., 12:00 noon, and 3:00 p.m. on the date of the Winter Solstice. Shadows will be plotted with regard to topography, slopes and direction.

(13) The implications of the proposed environmental disturbance 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 disturbance with respect to the resources, conditions and characteristics described in Subsections E(4) through (8) and (11) above. In addition to a narrative presentation of implications, the applicant shall display where the environmental disturbance adversely affects the tract's resources, conditions or characteristics through the use of a map, drawn at a scale of not more than 100 feet to the inch, wherein the areas adversely affected from proposed development are highlighted. Such map may be either incorporated into the environmental report or submitted as an attachment to the report.

(14) 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 Borough for remedial or protective action, such as sedimentation and erosion control, stormwater runoff control, water quality control, air quality control, noise control and the like.

(b) Mitigation measures which relate to impacts which may be unique to a specific environment disturbance, such as revegetation, screening, fencing, emission control, traffic control, noise control, relocation of people and/or businesses, land acquisition and the like.

§ 363-29 Documentation.

All books, research reports, correspondence and other documents (including all municipal, state or federal permits), including any documents which may provide data or information relevant to Council's evaluation and assessment of the potential environmental impacts and community benefits which may be associated with a proposed environmental disturbance, shall be properly referenced in any notice or environmental report filed pursuant to this part. Copies of all such relevant documents shall be made available to Council at its request.

§ 363-30 Report amendments.

Major modifications of the approved environmental report, as determined by the Borough, shall be submitted to the Council and reprocessed in the same manner as the original submission. All disturbance activities shall be suspended pending the approval of the modified submission.