B.
In addition to the requirements listed in § § 289-16 through 289-23, the developer shall demonstrate compliance with all applicable commonwealth and federal regulations related to protection of the environment. Such regulations shall include, but not be limited to, the regulations listed in Chapter 325, Zoning.
C.
All adverse impacts that cannot be avoided shall be
listed in the environmental impact studies.
D.
An engineer shall certify all elements of the environmental
impact studies listed in this article.
E.
The Board of Supervisors reserves the right to reject
a plan if the environmental impact studies are incomplete or identified
unavoidable environmental impacts or impacts that cannot be sufficiently
mitigated.
All plans involving lands that possess slopes
exceeding 15% shall require the preparation of a statement by an engineer
licensed by the Commonwealth of Pennsylvania which includes the following
minimum considerations:
A.
A topographic map of the site which highlights those
areas that possess slopes exceeding 15%. Also reflected on this map
should be all existing and proposed site improvements (e.g., buildings,
roads, sewer systems, driveways, etc.).
B.
A detailed description of the methods that are being
used to:
(1)
Protect and stabilize areas that have a high potential
for soil erosion.
(2)
Prevent the construction of structures and other site
improvements on areas with slopes exceeding 15% or a description of
the specific design and construction techniques used to assure structural
safety and minimize harm to the environment associated with development
on steep slopes.
(3)
Minimize grading throughout the site.
(4)
Protect and preserve any valuable natural wildlife
and/or plant habitats that coincide with the steep-slope areas on
the site.
(5)
Protect water quality on and around the site from
the adverse effects of the proposed use.
(6)
Protect any steep slopes on adjoining properties.
(7)
In those instances where buildings and/or other structures
are being placed on slopes exceeding 15%, a description of the methods
used to assure adequate foundations shall be provided.
A.
All plans shall have a wetlands identification and/or
delineation performed in concurrence with methodologies outlined in
the 1989 "Federal Manual for Identifying and Delineating Wetlands"
as it may be updated from time to time and a report summarizing the
findings of the delineation shall be attached to the preliminary plan.
B.
A letter from the Pennsylvania Department of Environmental
Protection (DEP) and/or U.S. Army Corps of Engineers verifying the
wetlands boundaries shall also be attached to the preliminary plan.
The verified boundaries shall be shown on the preliminary plan map.
C.
A letter from the Pennsylvania Natural Diversity Inventory
identifying any threatened or endangered species and their habitats
on or near the site shall be included. If such species or areas are
identified, a statement of proposed measures to protect the species
or areas shall be included. This statement shall be supplemented by
correspondence from appropriate commonwealth or federal agencies regarding
the adequacy of the proposed protective measures.
D.
The applicant shall also verify that all required
permits from both the U.S. Army Corps of Engineers and DEP have been
obtained. If no permit is required, a statement to this effect from
these agencies shall be submitted.
E.
In addition, a detailed description of the methods
proposed to do the following shall be submitted:
(1)
Avoid the disturbance of any wetlands and/or other
important wildlife habitats during and following construction on the
site.
(2)
Assure that the proposed use is compatible with these
important habitats.
(3)
Mitigate the loss of existing habitats.
(4)
Replace and/or create additional land areas that will
be characterized by similar environmental traits as the site's important
habitats.
(5)
Assure that those activities with the proposed use
will remain compatible with the site's important habitats over time.
Those plans proposing the use of on-lot sewage
disposal systems in areas underlain by a carbonate geologic formation
shall require the preparation of a preliminary hydrogeologic study.
Such preliminary hydrogeologic study shall be conducted by a qualified
hydrogeologist and consist of the following minimum considerations:
A.
A map showing the topographic location of the site,
any proposed on-site sewage disposal systems and wells. Narrative
description of the types of these systems shall also be furnished.
B.
A description of the geologic conditions on and around
the site that would affect the groundwater discharge rate and the
degree of groundwater renovation. Such conditions can include, but
need not be limited to, closed depressions, sinkholes, high water
table conditions, springs, lineaments, faults, outcrops of bedrock,
soil mottling, surface drainage into the ground, ghost lakes, etc.
C.
A map and narrative description of the area that will
be impacted from the proposed use of on-lot sewage disposal systems.
Such analysis will consider and identify the systems, dispersion plumes
and mixing zones to be calculated from the surface topography and
known geologic conditions. The analysis will then describe anticipated
water quality/quantity impacts to areas located downgradient and/or
along any geologic strike or fault. These anticipated impacts should
also consider existing and potential land uses located within the
affected area.
D.
Should it be determined that the proposed use(s) would
result in a degradation of groundwater quality or eliminate the potential
use of nearby properties, the study should present measures that can
be employed to mitigate these adverse impacts.
Those plans involving properties, or properties
adjacent to, a site listed in the National Register of Historic Places
shall require the preparation of a statement that includes the following
minimum considerations:
A.
A topographic map of the site and adjoining historic
sites that highlights existing historic sites and depicts the proposed
use.
B.
A description of the site's historic features and
their historic significance at the local and/or national level.
C.
Photodocumentation of the site and its historic features.
D.
A description of the effect of proposed development's
impact on the historic sites contained on or around the site. A complete
set of plans with a letter summarizing the plan, particularly as it
pertains to historic resources, shall be provided to the Zoning Officer
for distribution to the Springettsbury Township Historic Preservation
Committee. A copy of this letter should be included with the environmental
impact statement (EIS) along with a narrative of any comments provided
by the Zoning Officer resulting from the Historic Preservation Committee's
review.
E.
Architectural renderings of the proposed structures
and descriptions of any architectural treatments that are intended
to complement any important architectural features of nearby historic
resources.
F.
A description of any nonstructural site improvements
(buffering, landscaping and screening) that will be used to protect
the integrity of the existing historic resources.
A plan involving lands identified by the Pennsylvania
Historical and Museum Commission (PHMC) as containing a known site
of archaeological significance shall require the preparation of a
statement by a professional archaeologist which includes the following
minimum considerations:
A.
A detailed account of a survey of archaeological resources
conducted on the site and its findings. Such survey shall be conducted
only after notification of the PHMC and undertaken in a manner specifically
prescribed by the PHMC.
B.
A letter from the PHMC discussing the archaeological
significance of the site. This letter should also suggest whether
or not further study is warranted. If further study is warranted,
a description of the level of investigation needed should also be
explained.
C.
Should the PHMC determine that certain portions of
the site can accommodate the proposed use without risking the loss
of archaeological resources contained elsewhere on the site, a detailed
description of the methods that are being used to:
(1)
Prevent the disturbance of archaeologically significant
areas of the site during and following construction of the proposed
use.
(2)
Prohibit grading in the vicinity of archaeologically
significant areas of the site.
(3)
Orient improvements and activities of the proposed
use away from the archaeologically significant areas that adjoin the
site.
(4)
A detailed description of the plans for disposition
of any archaeologically significant artifacts found, or to be found,
on the site.
A traffic impact study shall be prepared to
guide the design of site access and to provide Springettsbury Township
with information that can be used to assist the Township in planning
needed off-site improvements. When establishing the study area boundaries,
sufficient area shall be included to ensure that key corridors that
afford access to the site and critical intersections that may be affected
by the site-generated traffic are taken into account. The exact limits
of the study area shall be based on engineering judgment and an understanding
of existing traffic conditions at and in the vicinity of the proposed
site. In all instances, however, the study limits must be mutually
agreed upon by the applicant and the Township prior to the preparation
of the traffic impact study.
A.
Existing and proposed site uses. The existing and
proposed uses of the site shall be identified in terms of the various
zoning categories in the jurisdiction. In addition, the specific use
on which the request is made shall be identified. In the case where
a current land use is being upgraded or modified, a description of
the proposed improvements with respect to density changes shall be
included. Such a density change may necessitate replacing existing
traffic volumes generated by the current land use with increased volumes
resulting from a change in land use and density.
B.
Existing and proposed nearby uses. A complete description
of the existing land uses in the vicinity as well as their current
zoning shall be included. The proposed uses for adjacent land in terms
of zoning categories shall be included. This latter item is especially
important where large tracts of undeveloped land are in the vicinity
of the site and within the defined study area.
C.
Existing and proposed roadways and intersections.
The study shall describe existing roadways and intersections within
the study area with respect to geometrics and traffic signal control
as well as any planned and committed roadway and traffic operational
improvements by government agencies. In addition to critical intersections,
high volume driveways adjacent to or across from the site shall be
identified.
D.
An analysis of existing traffic conditions shall be
prepared so that the impacts of the proposed development can be superimposed.
The section shall describe the results of the volume studies and capacity
analysis to be completed for the roadways, intersections and driveways
in the vicinity of the site under existing conditions as well as any
data collection efforts that are required. The source and/or method
of computation for all traffic volumes and capacity analysis shall
be included. This portion of the study shall include:
(1)
Daily and peak-hour(s) traffic volumes. Schematic
diagrams depicting daily and peak-hour(s) traffic volumes shall be
presented for roadways within the study area. Mainline volumes and
turning improvement volumes at critical intersections in the study
area shall be presented for the three peak-hour conditions, a.m.,
p.m. and peak-hour of the proposed facility. Only mainline volumes
are required to reflect daily traffic volumes. If the peak hour(s)
of the proposed facility coincides with either the a.m. or p.m. peak
hour(s), it need not be presented as a separate condition.
(2)
Capacity analysis/level of service at critical locations.
Utilizing the techniques described in the 2000 Highway Capacity Manual
(or most current version), an assessment of the relative balance between
roadway volumes and capacity shall be described. The analysis shall
be performed for existing conditions (roadway geometry and traffic
signal control) for the appropriate peak hours. Based on the results
obtained, levels of service shall be computed and presented. Included
in this section shall also be a description of typical operating conditions
at each level of service.
(3)
Intersection delay. The study shall evaluate the effectiveness
of existing signal control at critical intersections in terms of vehicle
stops and delays.
(4)
Gap studies. Where there is a heavy volume of traffic
on the abutting major route, where a significant volume of left turns
is expected from the site or where the exit would not be expected
to qualify automatically for traffic signal control, gap studies shall
be performed at potential accesspoints. Where gap studies are taken
at potential accesspoints, the studies shall identify the accesspoint
and the findings shall be documented.
(5)
Queue-length studies.
(a)
Backups of traffic from nearby controlled intersections
could affect the exit and/or entry movement at a potential accesspoint
of the development. To determine the appropriate locations for accesspoints,
queue-length studies shall be performed to evaluate alternate accesspoints
at various distances back from a controlled intersection.
(b)
The study shall also describe background traffic,
the anticipated traffic volumes in the future and the ability of the
roadway network to accommodate this traffic without the proposed zoning
or development request. Acceptable methods used to determine the non-site
traffic volumes include the use of existing comprehensive transportation
plan projections, typical annual growth rates and estimates of site-specific
development projects. The future years for which the projections are
to be made will be a factor of the project build-out year and the
project location, planned roadway improvements, etc. Planned roadway
improvements by location and type shall be described in terms of the
ability to handle the impact of the future traffic growth.
(6)
Daily and peak-hour(s) traffic volumes. This section
shall clearly indicate the method and assumptions used to predict
future traffic volumes in order that the Township can duplicate the
calculations. Schematic diagrams depicting future traffic volumes
in terms of location and times (daily and peak hours) shall be provided.
(7)
Capacity analysis/level of service at critical locations.
The ability of the existing roadway system to accommodate future traffic
(without site development) shall be described in this section. If
roadway improvements or modifications are committed for implementation,
the capacity analysis shall be presented for those conditions. Based
on the results, levels of service shall be determined. The amount
of traffic generated by the site shall be presented in this section
for daily and the three peak-hour conditions. Consideration must be
given to pass-through trips. The final assumption shall be a function
of the proposed land use project and its complexity. Trip generation
rates may be adjusted due to variations in areas' characteristics.
The trip generation rates used in this chapter of the analysis shall
be justified and documented to the satisfaction of the Township. The
direction of approach for site-generated traffic shall be presented
for the appropriate time periods. Directional characteristics shall
be used to estimate the turning movements at the various accesspoints
and at critical nearby intersections. The basic method and assumption
used in this work must be clearly stated. The utilization of study
area roadways by site-generated traffic shall be described. The proposed
traffic volumes from the proposed development shall be combined with
anticipated traffic volumes from the study area without the development
to describe mainline and turning movement volumes for future conditions
with the site developed as proposed.
E.
This section shall describe the adequacy of the existing
roadway system to accommodate future traffic with development of the
site as described in accordance with the previous subsection. The
description shall include:
(1)
Daily and peak-hour(s) traffic volumes. Mainline and
turning movement volumes shall be presented for the highway network
in the study area as well as the development access driveways and
internal circulation roadways for the appropriate time periods.
(2)
Capacity analysis/level of service at critical locations.
A capacity analysis shall be performed and the levels of service on
the study area roadway system determined for the appropriate peak
hours for future conditions with the site developed as proposed. The
operating levels between the existing and the projected conditions
shall be compared. If there is a critical change resulting from the
proposed development, the applicant shall, at the applicant's expense,
make improvements to substantially eliminate the critical change or
contribute funds to the Township to enable the Township to make such
improvements.
(3)
Intersection delay. An intersection-delay analysis
shall be performed. The results of this analysis shall serve as a
basis for assessing the effectiveness of various proposed improvements.
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In the event the capacity analysis indicates
unsatisfactory levels of service will be generated upon the study
area roadways and/or criteria intersections, then a description of
proposed improvements by location and type to remedy deficiencies
shall be included in this section. The study shall clearly delineate
which improvements shall be the projects of the commonwealth or Township.
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(4)
Proposed improvements. This section shall provide
details on the location, nature and extent of proposed improvements
to assure sufficient roadway capacity and adequate operating levels.
Preliminary cost estimates, timing and likelihood of implementation
shall be included in this section.
(5)
Capacity analysis/level of service. Another iteration
of the capacity analysis shall be described which demonstrates the
anticipated results of making these improvements. The levels of service
for the highway system with improvements shall be presented. The goal
is to have all impacted intersections operating at a level of service
which is not worse than that which existed under the existing conditions.
(6)
Intersection delay. The study shall evaluate the effectiveness
of the proposed improvements with respect to vehicle stops and delays.
The study shall include an executive summary. The summary shall be
a clear, concise description of the study findings, recommendations
and, where applicable, proposed improvements.
All plans shall require the preparation of a
statement with the following minimum considerations:
A.
A description of the effect of proposed use on delivery
of fire protection. A complete set of plans with a letter summarizing
the plan, particularly as it pertains to fire protection, shall be
provided to the Zoning Officer for distribution to the Fire Chief.
A copy of this letter should be included with the EIS statement along
with a narrative of any comments provided by the Zoning Officer resulting
from the Fire Chief's review.
B.
The Zoning Officer may confer with the Police Chief
for the purpose of determining the effect of the proposed use on the
delivery of police protection and traffic safety. Any comments resulting
from this consultation shall be included in the EIS statement.
C.
A description of the effect of the proposed use on
the delivery of ambulance service. This service should be addressed
in the summary directed to the Fire Chief as described above and any
comments resulting should be included in the EIS narrative.
D.
A description of the effect of the proposed residential
development on the delivery of public education. This description
shall include a letter from the appropriate school district(s) describing
the adequacy/inadequacy of existing or proposed facilities and services
to accommodate the proposed use. In addition, the letter should list
any suggestions that could enhance the delivery of public education
to residents of the proposed residential development.
A.
All plans shall document the presence of known or
suspected hazardous materials or contaminated soils. Plans for sites
with no known or suspected hazardous materials or contaminated soils
shall include a statement that none exist.
B.
The plan shall include a statement to the effect of
any possible contaminants and their effect on the neighboring properties
and community and a detailed statement about how possible contaminants
and hazardous materials are either to be removed and disposed of or,
if they are to remain on site, how current and future property owners
are to be protected from contamination.
C.
If drums and/or fluid-fill tanks are observed on a
site, the plan shall document what action will be taken to ensure
that the tanks or drums are properly and legally addressed.
A.
The developer shall submit a feasibility report in
duplicate concerning the availability and/or adaptability of sewer
and water facilities in or near a proposed land development. Said
report shall be prepared by a registered professional engineer, if
requested by the Township, and be submitted in conjunction with the
preliminary plan for review and recommendations by the Township and
the local office of the DEP.
B.
The feasibility report shall consist of an examination
of possible connection to an existing sewerage system and water supply
system. The study shall include the distance from the nearest public
sewer and public water and the capacity of the existing system to
accommodate the proposed land development.
C.
If the above method of sewerage disposal is found
to be feasible, formal application shall be made to the Commonwealth
of Pennsylvania, Department of Environmental Protection and a permit
obtained from the Bureau of Water Quality Management prior to the
construction of sewers or treatment facilities.
D.
The Board of Supervisors will approve on-lot sewage
disposal systems only when the Township Sewage Enforcement Officer
and/or a sanitarian of the Department of Environmental Protection
shall certify that both an initial location and a replacement location
for the on-lot sewage disposal system are present on each lot and
the feasibility report indicates:
(1)
Justification of the project necessitates consideration
of this method.
(2)
The soil absorption areas are satisfactory for the
type of system proposed.
(3)
Such systems will not endanger groundwater supplies
below the level of the absorption system.
(4)
The replacement location shall be of a size and capacity
to allow complete abandonment of the initial system in the event of
failure.
(5)
The replacement location shall be protected from traffic
and neither filling nor excavation shall be allowed within its boundary.
E.
The soil absorption tests called for above shall be
performed in accordance with the regulations of the DEP and shall
be certified by the Sewage Enforcement Officer and/or a sanitarian
of the DEP.
F.
If water is to be provided by means other than by
private wells owned and maintained by the individual owners of lots
within the subdivision or development, applicants shall present evidence
to the Board of Supervisors or Planning Commission, as the case may
be, that the subdivision or development is to be supplied by a certificated
public utility, a bona fide cooperative association of lot owners
or by a municipal corporation, authority or utility. A copy of the
certificate of public convenience from the Pennsylvania Public Utility
Commission or an application for such certificate, a cooperative agreement
or a commitment or agreement to serve the area in question, whichever
is appropriate, shall be acceptable evidence.
G.
The Board of Supervisors will approve individual on-lot
water supply systems only when the feasibility study indicates and
the Township Engineer certifies that:
H.
In the case of land developments of five or fewer
dwellings, existing or proposed, the water supply feasibility study
may be waived by the Township Board of Supervisors. However, submission
of the appropriate DEP Modules for Land Development is required regardless
of the number of lots involved.
