(A) Intent. An environmental impact assessment (EIA), providing the information and data specified in this section, in the form described, shall be required. This section shall not apply to mobile home parks which are under the jurisdiction of the State Department of Commerce.
(1) Whenever a project is proposed by a public agency, or by other agencies using public funds (excluding city municipal agencies), which significantly affects the quality of the human environment; or
(2) Whenever a project is proposed which, in the opinion of the City Manager, significantly affects the municipal service systems (transportation, waste water systems, potable water supply, storm drains, police services, fire services, library services, solid waste disposal services, emergency medical services); or
(3) When stipulated under the terms of this chapter or other chapters of this Code; or
(4) When required by the Planning Commission in order to assist in their consideration of a particular development proposal; or
(5) When a development proposal is submitted which, in the opinion of the Planning Commission, constitutes a substantial departure from the intent of the Master Land Use Plan.
The requirements contained in this section shall not relieve the project's sponsor from complying with EIA standards established by other public agencies having jurisdiction.
(B) Submittal and approval requirements. The sponsor of the project shall submit the following to the Secretary of the Planning Commission.
(1) Preliminary environmental impact assessment. A preliminary environmental impact assessment shall be submitted in conjunction with requests for rezoning or other land development proposals which enable developments which, in accordance with the provisions of this chapter, would require such submittals. A preliminary environmental impact assessment shall consist of the applicable information or material required by the following subsections of this section:
(a) Subsection (C), related to physical conditions;
(b) Subsection (D), related to project description;
(c) Subsection (E), impact analysis, subsections (1) through (4) inclusive;
(d) Other sections or subsection of this chapter as determined by the City Manager to be particularly important or necessary in order to provide adequate information regarding a specific rezoning or development proposal.
(2) Final environmental impact assessment. A final environmental impact assessment, including all applicable provisions of this chapter, shall be submitted in conjunction with applications for site plan approvals, special use approvals, land development projects, or building permits for developments which, in accordance with the provisions of this chapter, would require such submittals.
Prior to granting of building permits for projects covered by this chapter, provisions satisfactory to the City Council shall be made to assure the financing and/or installation of all road and utility improvements and the provision of additional services found, by the environmental impact assessment process, to be necessary to serve the project.
(C) Physical conditions.
(1) Legal description of the subject project prepared by a registered surveyor or civil engineer accompanied by a survey map of the property (scale 1" = 100', unless otherwise provided).
(2) Location map (minimum scale 1" = 800') indicating the location of the subject property in relation to the city's thoroughfare system.
(3) Land use and general development plan or schematic of the subject property (minimum scale 1" = 200') and adjacent properties within 1,000 feet of its property line. The zoning of properties within this area shall also be indicated.
(4) Site conditions of the subject property (scale 1" = 100', unless otherwise provided) indicating:
(a) Natural features such as streams, trees, bodies of water, floodplains, soil conditions and topography (maximum 2 foot contour interval);
(b) Location and size of existing facilities and utilities (thoroughfares, water service, sanitary sewer, storm drain, gas lines, electric lines, and the like).
(5) Limitation applicable to the development of the property (if any) as a result of proximity to airports.
(D) Description of intended use with site plans and building elevations. Final environmental impact assessment shall include:
(1) An architectural model, to indicate the scale and massing of buildings. The requirement for submittal of an architectural model may be waived by the City Manager when it is determined that the proposed development will be similar to an existing development available for review, or otherwise of a nature whereby its scale, massing and potential relationship to adjacent development can readily be determined without assistance of an architectural model;
(2) Calculation of the quantities of proposed elements or functions of the development by type: gross and net floor area; number of dwelling units by type and bedroom count; parking spaces (including handicapped spaces) required and provided; rights-of- way; landscaped area required and provided, and the like;
(3) Anticipated number of employees, residents, school children by school type and senior citizens;
(4) Anticipated vehicular generation.
(E) Project impact analysis. A full analysis and description prepared by registered engineers, architects, public safety specialists, public facility specialists, and the like, as applicable, of the proposed project's required levels of service, as compared to the service levels available, and the means by which the sponsor intends to serve the project and resolve any potential deficiencies, relative to the following facility and utility systems and services.
(1) Impact analysis; systems.
(a) Thoroughfares. Information should include projections of traffic volumes generated adjacent to the site as a result of the project to properly accommodate these volumes.
(b) Water service facilities for providing potable water supply, fire flows and other uses, expressed in average and peak hour needs.
(c) Storm drains and retention facilities, including provisions for retention site landscaping and maintenance.
(d) Sanitary sewer, collection and treatment facilities.
(e) Solid waste collection, storage and disposal systems.
(f) Power, heat and communication systems.
(g) School facilities.
(h) Transportation facilities and services other than private automobile. Such project impact analysis and information should take into account the potential development of adjacent areas which may be developed to similar intensities.
The sponsor shall present evidence that he has informed other affected organizations or agencies of the potential impact of the proposed project on their facilities and services. In this regard, all communications shall be submitted from organizations such as power and communications utilities, school districts, aeronautics authorities, and the like.
(2) Impact analysis: services. The sponsor of the proposed development shall submit information as to the project's impact upon the following service activities, indicating the steps being taken to alleviate any potential deficiencies or problems, or to supplement municipal involvement therein:
(a) Fire protection and prevention;
(b) Public and private safety and security systems;
(c) Emergency medical services;
(d) Lighting on and adjacent to the site;
(e) Recreation and leisure time facilities and activities, including library services.
(3) Impact analysis: economics. Overall analysis or information shall be presented indicating the public revenue benefits resulting from the proposed project, as compared to the costs in terms of services and facilities.
(4) Impact analysis: natural and social environment. The sponsor of the proposed development shall submit information and comments which indicate public advantages and disadvantages unique to the proposed project, or unavailable except as a result of the project, and shall approach matters such as, but not limited to, the following:
(a) Environmental improvements (landscaped areas, open space areas, tree preservation, replacement and enhancement, and other aesthetic benefits);
(b) The environmental impact assessment shall contain an indication of the means by which natural features such as water courses, bodies of water, stands of trees, and individual trees, apart from stands of trees, having a caliper of 4 to 10 inches D.B.H., are to be preserved or replaced;
(c) Employment opportunities;
(d) Service opportunities;
(e) Residential opportunities;
(f) Recreation and leisure time opportunities.
(1993 Code, § 82-473) (Ord. passed 10-12-1992)