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Learn About Environmental Permits and Processes
Understanding how land development is reviewed from an environmental standpoint is essential for any community seeking to protect its natural resources, safety, and long-term quality of life. In Pennsylvania, projects that involve earth disturbance, stormwater management, or potential impacts on wildlife and wetlands must undergo a series of environmental reviews and permitting steps before construction can begin.
These reviews are designed to identify sensitive natural features—such as streams, wetlands, and habitats for protected species—and to ensure that development plans avoid, minimize, or properly mitigate environmental harm. Key components of this process may include the Pennsylvania Natural Diversity Inventory (PNDI) review, wetland delineations, species surveys, and permits related to stormwater discharge and earthmoving activities.
While these systems are intended to provide oversight and protection, they rely heavily on accurate data, complete disclosures, and up-to-date field studies. When information is outdated, incomplete, or incorrect, it can undermine the integrity of the review process and increase the risk of unintended environmental impacts.
This page is intended to help residents understand how the environmental permitting process works, what agencies are involved, and where gaps or concerns may arise. An informed community is better equipped to ask questions, engage constructively, and advocate for responsible development that respects both people and the environment
Where Reviews and Permits Stand Now
PNDI Expires May 25, 2026
The current PNDI (Pennsylvania Natural Diversity Inventory) for this property, issued to the former owner in May 2024 and expiring on May 25, 2026, contained inaccurate information regarding the approved development plan. This raises serious concerns about environmental review and the protection of sensitive habitats.
Key flaws have been flagged and shared with all permitting agencies—most notably, the PNDI failed to account for the removal of trees and woodlands, which would be required to develop the site.
Since the questions on the 5/25/2024 PNDI were not answered correctly, the developer must run a new PNDI providing accurate responses (unless the plan is revised to show that no trees will be cut down).
Concerns Raised with DEP
The applicant’s PNDI response to Question #4 asserted that no woodlands or trees would be removed by the project. This statement was inaccurate
at the time of submission and remains untrue.
The Delaware County Conservation District (DCCD) confirmed this in its Incompleteness Letter dated October 28, 2025, and identified:
- An area of woodland located along the southern boundary within the active LOD (Limit of Disturbance), estimated at under 0.25 acres but still qualifying as woodland.
- Multiple specimen trees are designated for removal along the western boundary line.
- Additional trees are proposed for removal in the mid-southern field area near Route 202.
- A Woodland Survey by Rockwell Associates, dated May 8, 2025, that clearly documents these woodland resources.
- Additional notations on the plan, “Wooded (TBR)” and “Edge of Woods (TBR)”, add to this discrepancy.
Despite the presence of these woodland areas, the applicant certified to PNDI that there were no woodland impacts.
NPDES Withdrawn
On February 24, 2026, the developer withdrew its submitted Notice of Intent (NOI) seeking an amendment to its coverage under the National Pollutant Discharge Elimination System (NPDES) permit administered by the Pennsylvania Department of Environmental Protection.
As it now stands, a new NOI must be submitted and If any of the following change 1) project location, 2) project size or configuration, 3) project type, or 4) responses to the questions that were asked during the initial online PNDI review, the results of that review are not valid, and it must be searched again via the PNDI Environmental Review Tool and resubmitted to the jurisdictional agencies.
Protecting Ridge Road: The PNDI Review
What is a PNDI
A PNDI stands for the Pennsylvania Natural Diversity Inventory, and it is only as good as the information submitted. If a developer leaves out acreage, wetlands, or tree impacts, the review can be misleading or invalid.
In short, the PDNI an environmental screening tool used in Pennsylvania to check whether a proposed project might impact:
- Endangered or threatened species
- Rare plants and animals
- Sensitive habitats (like wetlands, forests, etc.)
How Does It Work
When a developer (or agency) proposes a project—like the Shoppes at Concord—they must submit the site through the PNDI system. The system then checks data from several agencies, including:
- Pennsylvania Game Commission (wildlife)
- Pennsylvania Fish and Boat Commission (aquatic species)
- Pennsylvania Department of Conservation and Natural Resources (plants, natural areas)
- U.S. Fish and Wildlife Service (federally protected species)
Why a PDNI Matters
A PNDI is often required before permits are issued (for example, like NPDES permits, which address pollution and stormwater).
If the PNDI is incomplete or inaccurate, then the following could occur:
- Environmental impacts may be missed
- Permits could be improperly issued
- Protected species (like the Indiana bat or bog turtle) could be harmed
PNDI and Other Permits
In Pennsylvania, a PNDI review is not optional paperwork—it’s a required step before agencies like the Pennsylvania Department of Environmental Protection can issue permits such as:
- NPDES (stormwater and earth disturbance permits)
- Chapter 105 (wetlands and streams) permits
Before issuing these, PADEP must confirm that the project has adequately addressed impacts to threatened and endangered species and habitats
PNDI Review Triggers
Even if a PNDI was once valid, it becomes outdated when:
- New wetlands are identified (such as by the U.S. Army Corps of Engineers)
- Time-sensitive surveys expire (bog turtle, bats)
- Project boundaries change
This means the developer cannot rely on the old PNDI—they must start fresh.
PNDI Expiration
A PNDI review is valid for 2 years from the date of the search (the “Date of Review” on the receipt).
Key details:
- Issued through the Pennsylvania Natural Diversity Inventory
- Expires exactly 2 years after the review date
- After expiration, a new PNDI search must be run before permits (like those from the Pennsylvania Department of Environmental Protection) can proceed