Environmental Impact Statement.
A. An Environmental Impact Statement (EIS) is required as part of any application for major development involving new buildings or any land disturbance which requires approval of the Planning Board or the Board of Adjustment. A major development is any development that provides for ultimately disturbing one or more acres of land or increasing impervious surface by one-quarter acre or more. Disturbance for the purpose of this rule is the placement of impervious surface or exposure and/or movement of soil or bedrock or clearing, cutting, or removing of vegetation. Projects undertaken by any government agency which otherwise meet the definition of 'major development' but which do not require approval under the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq. are also considered 'major development'.
**Webmasters Note: The previous subsection has been amended as per Ordinance No. 07-11.
B. Contents of EIS. The EIS shall discuss and analyze those factors required for the particular project as provided in subsection C. and any other factors pertinent to the project. Where the information is provided elsewhere in the application, it may be incorporated by reference. The applicant may request a preapplication conference with the Planning Board to discuss the scope and detail of the EIS, and the Planning Board may seek the advice of the Environmental Commission in determining said scope and detail. The EIS shall address each of the items outlined below to the degree and extent it is pertinent to the project. In preparing the EIS, the applicant may utilize resource information available from the Township {including the Environmental Resource Inventory Final version dated 2003}. Application requiring an EIS may be rejected upon recommendation of the Environmental Commission and by resolution of the Board for failure to furnish sufficient information to enable the Board to make an adequate environmental appraisal.
C. The EIS shall contain the following:
(a) Name and qualifications of the persons or firm preparing the statement.
(b) An abstract or summary of the major points and conclusions of the statement. Current and/or future property owner
(c) Plan and description of proposed project: A project description, complete with site plans, which shall specify the purpose of the proposed project, including products and services, if any, being provided, and the regional, municipal and neighborhood setting, including current land use of the project site and properties within five hundred (500) feet of the site
(d) An inventory of existing conditions for the project site, the surrounding area and other areas affected by the project. In the presentation, attention should be given to the identification and description of critical impact areas, including but not necessarily limited to streams and stream corridors, swamps, marshes, steep slopes, highly erodible soils, areas of high-water table, flood prone areas, aquifer recharge areas, unique stands of native vegetation and important wildlife feeding or breeding grounds. The inventory should include, but not necessarily be limited to, an analysis of the following.
[1] Soils and their properties to be mapped on page 1 of the plat.
[2] Topography.
[3] Geology.
[4] Groundwater hydrology.
[5] Surface water.
[6] The size of the subwatershed and the location of the site within the subwatershed(s).
[7] Vegetation, wildlife and aquatic species and communities.
[9] Air quality.
[10] Water quality.
[11] Ambient noise level.
[12] Aesthetic features.
[13] The location species and diameter of all trees to be removed and other requirements of the Township Tree removal ordinance at Section 525.
(e) A description of the services and/or natural resources to be utilized by the project. The discussion should include, but not necessarily be limited to, the following:
1. Wastewater management. An estimate of the expected quantity and type of wastewater from the proposed impact development. If disposal is on site, discuss the relation to topography, soils, wetlands and underlying geology, including water table, aquifer recharge areas and all wells within five hundred feet (500) of the disposal areas; include results of percolation tests and soil logs required by ordinance. If disposal is to an existing private facility or to a public facility, identification, owner and location of the plant and location of the existing collection point to which the proposed project would be connected. Documentary evidence that the expected flows from the proposed facility will be accepted and can be treated adequately by the private or public facility must accompany the environmental impact statement.
The applicant should demonstrate compliance with all applicable state, county and Township health regulations.
2. Water supply. If the water is to be supplied from the site and a flow of one hundred thousand (100,000) gallons per day or less is required, an impact assessment of water supply is required if the anticipated demand exceeds the available safe yield of the aquifer contained within the property limits indicated in the Township's resource inventory. In such case the applicant must substantiate and explain the anticipated demand, present proof that the aquifer contained within the property limits can yield the desired amount of water, demonstrate that wells proposed for installation will meet acceptable standards and assess the effect of proposed withdrawals on existing and proposed wells and surface water bodies within the geologic formation. If the plan includes fifty (50) or more dwelling units, certification of the adequacy of the proposed water supply and sewerage facilities must be obtained from the New Jersey Department of Environmental Protection and must be included in the EIS.
If the water is to be supplied from any existing private or public facility, the identification, owner and location of the facility and the location of existing distribution point to which the proposed project would be connected shall be provided. The applicant will submit documentary proof that the facility has the available excess capacity in terms of its allowable diversion and equipment to supply the proposed project and is willing to do so. The applicant must demonstrate to the satisfaction of the Planning Board or Board of Adjustment that the total consumption of groundwater from on-site and off-site sources will not exceed the available safe yield of the aquifer contained within the property limits.
3. Surface drainage and stormwater management. Discussion of the stormwater management plan to be submitted in accordance with Section 528 and compliance with the provisions of that Section.
4. Stream corridors. A description and map of any streams and immediate environs, steep banks, springs and wetlands and streamside vegetation located on the property, in accordance with the standards of the Land Development Ordinance concerning stream corridors, and evidence of compliance with these standards. Include a map depicting the floodway and flood hazard area as reflected in flood hazard area delineation maps on file with the Township, along with evidence of compliance with Section 419. The applicant shall supply copies of all resource information provided to the NJDEP Division of Water Quality in support of an application for any required Stream Encroachment Permit.
5.Solid waste disposal. Estimate the volume of solid wastes, by type, including excess earth, expected to be generated from the proposed project during construction and operation and describe plans for collection, storage, transportation and disposal of these materials; identify the location(s), type(s) and owner(s) of the facility (facilities) which will receive such solid wastes; demonstrate compliance with the requirements of the Statewide Mandatory Source Separation and Recycling Act.
6. Air quality. Describe each source, its location, the quantity and nature of materials to be emitted from any furnace or other device in which coal, fuel oil, gasoline, diesel fuel, kerosene, wood or other these combustible material will be burned, or if any other source of air pollutants, including automobiles attracted by the facility, will be present on the site during or after construction. Evidence of compliance with any applicable state and federal regulations shall accompany the EIS. If a state or federal emission permit is required, a copy of all resource data submitted with the application for the permit shall also accompany the EIS.
7. Noise. A statement of anticipated effects on noise and vibration levels, magnitude and characteristics related to on-site activities and proposed method(s) of control. Background levels of noise throughout the anticipated area affected must be determined. Any applicant for industrial and commercial enterprises must show that after construction and during normal operation the enterprise will not exceed the State of New Jersey regulations controlling industries and commercial stationary sources (N.J.A.C. 7: 29-1.1 et seq.).
8. Traffic. Determine the present traffic volume and capacity of the road(s) serving the project and the nearest major intersection; calculate the traffic generated by the proposed project and any increase in background levels during the course of the project's completion; set forth projected volumes for roads and intersections upon completion of the project, and compare the projected level of service (LOS) to the existing LOS; and, describe traffic control measures that will be incorporated to mitigate the impact.
9. Community impact. An analysis of the factors affecting the finances of the Township, which shall include a comparison of the estimated tax receipts and fiscal outlay for municipal services, estimated number and types of jobs to be provided; calculation of the number of school-age children to be produced; and, any addition to existing municipal services rendered by the project.
10. Visual impact. Discuss how the natural or present character of the area will be changed as a result of the proposed development, and the steps taken to mitigate the impact.
11. Artificial light. A statement of anticipated effects on light, magnitude and characteristics related to as onsite activities and proposed methods of control, with particular attention to the control of sky glow.
12.Critical and environmentally sensitive area. Quantify and discuss the impact on critical areas, including stream corridors, wetlands and slopes greater than fifteen percent (15%); and environmentally sensitive areas, including highly erodible soils, areas of high water table, mature stands of native vegetation, aquifer recharge and discharge areas and other environmentally sensitive features, areas, or conditions not addressed elsewhere in the EIS. The analysis should include a quantification of pre-development and post-development conditions on the site.
13. Energy conservation. A description of the site in terms of its physical orientation to solar access and prevailing winds, addressing the building and site design and arrangement in terms of energy efficient principles and maximum utilization of renewable energy sources.
14. Environmental protective measures. The EIS shall contain a listing of all environmental protective measures which will be used should the proposed project be implemented. These are measures which will avoid or minimize adverse effects on the natural and man-made environment of the site and region during the construction and operation of the facility.
15. Adverse impacts which cannot be avoided. The EIS shall contain a summary list, without discussion, of the potential adverse environmental impacts which cannot be avoided should the proposed project be implemented. Short-term impacts should be distinguished from irreversible impacts. Any impacts on critical areas, which include but are not limited to streams, floodways, wetlands, slopes of fifteen percent (15%) or greater; and environmentally sensitive areas, which include but are not limited to highly erodible soils, areas of high water table, aquifer recharge areas and mature stands of native vegetation, should specify the type of criteria involved and the extent of similar areas which will not be affected.
16. Summary environmental assessment. The EIS shall contain a concise summary of the environmental impact assessment for the proposed project. This summary will evaluate the adverse and positive environmental effect of the project should it be implemented and the public benefits expected to derive from the project, if any.
17. Permits. List any permits required for this project from federal, state, local, or other governmental agencies, including the name of the issuing agency, whether the permit has been applied for, and if so, the date of the application, whether the application was approved or denied (include date) or is pending, and the number of the application or permit.
18. A listing and assessment of the probable impact of the project on the environment and community including both adverse and beneficial effects, based on the pertinent items enumerated under subsection (e) 1- 17.
19. A thorough discussion of steps to be taken, during and after construction, to minimize adverse impacts to the development site and probable off-site impacts.
20. Alternatives to the proposed project that might avoid some or all of the adverse impacts as described in subsection (e) 18 with no discussion
21.Provide information on the off-site secondary impacts as follows:
D. Planning Board/Board of Adjustment review. In reviewing an EIS the Planning Board/Board of Adjustment shall take into consideration the effect of the proposed project upon all aspects of the environment, including but not limited to sewage disposal, water quality, water supply, preservation of trees and vegetation, the protection of watercourses, protection of air resources, protection of aquifers, protection of public lands and their uses and ecosystems and the avoidance of any nuisance factors. The Planning Board/Board of Adjustment will submit the EIS for review to the Environmental Commission and may submit such statement to such other governmental bodies and to such consultants, as it may deem appropriate. The Planning Board/Board of Adjustment shall request that an advisory report shall be made to it by the governmental body or consultant within forty-five (45) days of the submission of the EIS to such governmental body or must consultant. The Planning Board/Board of Adjustment shall reject the proposed project on an environmental basis, if it can reasonably determine that the proposed project:
1. Will result in appreciable harm to the environment or to the public health and safety;
2. Has not been designed with a view toward the protection of natural resources; and,
3.Will place any excessive demand upon the total resources available for such project and for any future project.
E. Conditions. The steps to be taken to minimize the adverse environmental impacts during construction and operation and the alternatives which may be approved by the Planning Board shall constitute conditions of the approval of the EIS, together with such other conditions as the Planning Board/Board of Adjustment may impose. No certificate of occupancy shall be issued until compliance shall have been made with such conditions.
**Webmasters Note: The previous subsection, 811.01, has been added as per Ordinance No. 04- 23.
The following table shall be included on the first (1st) sheet of all plans submitted to the Planning Board of Board of Adjustment for Site Plan, Minor Site Plan Subdivision Minor Subdivision, or Variance approval:
NOTE: any items that are not applicable to a particular application shall be marked with a "N/A"
Sixteen (16) copies of completed and signed application form, containing the following information:
A. Submission Documents: Prior to issuance of a Certificate of Completeness, the Administrative Officer shall determine that the documents listed in Section §802 of this Ordinance have been submitted.
B. Plan Requirements: Prior to issuance of a Certificate of Completeness, the Administrative Officer shall determine that the following items have been shown on, or included with,
1.General Requirements. The plans shall be signed and sealed by an architect, professional engineer land surveyor and/or professional planner licensed to practice in the State of New Jersey, provided however, that the sanitary sewer water distribution and storm drainage plans and water and sewage treatment facility plans may only be signed and sealed by a professional engineer. In addition, the following must be submitted.
(a) Plan shall not be drawn at a scale smaller than one (1") inch equals (50') feet nor larger than one (1") inch equals ten (10') feet.
(b) The plan shall be based on monumented, current certified boundary survey, prepared in accordance with New Jersey Administrative Code 13:40-5.1, "Preparation of Land Surveys" dated September 1984 and as amended. The date of the survey, shall be shown on the plan.
2.Title Block: The title block shall appear on all sheets in conformance with N.J.S.A.45:8-27 et seq. (Map Filing Law) and include:
(a) Title to read "Site Plan" or Major Subdivision".
(b) Name of development, if any;
(c) Tax map sheet, block and lot number (s) of the site, as shown on the latest Township Tax Map, the date of which shall also be shown;
(d) Date of original and all revisions;
(e) Name and addresses of owner and developer, so designated;
(f) Name, signature, address and license number of the engineer, architect, land surveyor or planner who prepared the plan, and their embossed seal;
3. Zoning data table in accordance with §812.01
4. The tops of the banks and boundaries of the floodways and flood hazard areas of all existing water courses, where such have been delineated or the limit of alluvial soils, where the boundaries of floodways and flood hazard areas have not been determined, and/or such other information as may assist the Planning Board or Zoning Board of Adjustment in the determination of floodways and flood hazard area limits.
5. North arrow and written and graphic scale;
6. Paving and right of way widths of existing street within two hundred (200') feet of the site;
7. The boundary, nature and extend of wooded areas, swamps, bogs and ponds within the site and within two hundred (200') feet thereof and delineation of all wetlands areas soils as required by the New Jersey Department of Environmental Protection and the U.S. Army Corps of Engineers.
8. Existing and proposed manholes, sewer lines, fire hydrants, water lines, utility poles and all other topographic features of a physical or engineering nature with the site and within two hundred (200') feet thereof.
9. All existing structures on the site and within two hundred (200') feet thereof, including their use, indicating those to be destroyed or removed and those to remain.
10. Location, use, finished grade level, ground coverage, first floor and basement elevations, front, rear and side setback of all buildings and other pertinent improvements.
11. Existing and proposed public and private easement or rights-of-way and the purposes thereof, including conservation easements.
12. A grading plan showing existing and proposed grading contours at one (1') foot intervals throughout the tract, except if slopes exceed five (5%) percent, a two (2') foot interval may be used, and if they exceed ten (10%) percent, at five (5') interval is permissible. Datum shall be United States Coast and Geodetic Survey Datum (MSL=O) and source of datum and benchmarks shall be noted. In addition to proposed grading contours, sufficient additional spot elevations shall be drawn to clearly delineate proposed grading.
13.On site drainage plan:
(a) The drainage plan shall be presented in graphic form which shall clearly show the street and site layout and those terms which are pertinent to drainage including existing and proposed contours as previously required.
(b) The plan shall outline each area contributing to each inlet.
(c)All proposed drainage shall be shown with pipe type and size, invert and grade or rim elevations, grades and all direction of flow. The direction of flow of all surface waters and all streams shall be shown.
(d)The drainage shall be designed and accompanied by complete drainage calculations made in accordance with the latest NJDEP Stormwater Management regulations (Ord. Sec §528)
i. Soil boring, including logs and water tables.
14.Off site drainage plans. The plan shall also be accompanied by an offsite drainage plan prepared in accordance with the following standards:
(a) The plan shall consist of an outline of the entire drainage basin in which the site is located. The terminus of the basin and existing ground contours or other basis for determining basin limits shall be shown.
(b) The pertinent off site existing drainage shall be shown with elevations of inverts and grates to the nearest one tenth of a foot.
(c) To the extent that information is available and maybe obtained from the County or Township Engineer, any existing plans for drainage improvements shall be shown.
(d) In the event a temporary drainage system is proposed, full plans of that system shall be shown.
(e)The off site drainage plans shall be accompanied by profiles of all proposed drainage, showing existing details pipe sizes, type inverts, crowns, slopes all proposed structured and connections and design hydraulic grade lines for all conduits designed to carry forty (40) or more cubic feet per second. Cross section at intervals not exceeding one hundred (100)') feet shall be shown for all open channels.
15.If required by the Township Engineer, centerline profiles of street bordering the site, internal roadways, and major circulation aisles showing existing and final grads and slopes, and pipe sized, type, invents and grate or rim elevations of drainage and sanitary sewage facilities.
16. Signature blocks and dates for Chairperson, Administrative Officer and Board Engineer.
17. Signature blocks required by the map filing law (final plat only)
18. Monumentations as required by map filing law and Ordinance Section §512.
19. Zone boundaries and the tax map sheet, lot and block numbers and the names of owners of all properties within two hundred (200') feet of the site.
20. A key map, at a scale of not less than one (1") inch equals 1,000 feet, showing the location of the site with referenced to surrounding areas, existing streets, the names of all such streets and any zone boundary or municipal boundary which is within two hundred (200') of the site.
21. The capacity of off street parking areas, and the location and dimensions of all access drives, aisles and parking stalls. The location and treatment of existing and proposed entrances and exists to the public right-of-way, including the possible utilization of traffic signals channelization, acceleration and deceleration lanes, additional width and any other device necessary for traffic safety and/or convenience, and the estimated average number of passenger vehicles, single unit trucks or buses and semitrailers that will enter the site each day.
22. The location and size of proposed loading docks. (If applicable)
23. The location of curbs and sidewalks.
24. Cross sections showing the composition of pavement areas, curbs and sidewalks.
25. Sign plan indicating measurements, content, dimensions and design.
26. Proposed lot and block numbers as assigned by the Township Tax Assessor.
27. Exterior of lighting plan, including the location, direction of illumination, amount of illumination expressed in horizontal foot candles, wattage and drawn details of all outdoor lighting standards and features.
28. Street lighting per Ordinance Section §511.B.
29. Landscaping and screening plan showing the location, type spacing and number of each type of tree or shrub and the location, type and size, spacing and number of each type of ground cover to be utilized and planting details for trees, shrub and/or ground cover.
30.Tree Removal Plan in accordance with Section §525.
31. Drawn details of the type of screening to be utilize for refuse storage areas, outdoor equipment and bulk storage area.
32. Floor plans an building elevation drawings of any proposed structure or structures or exsitng structures to be renovated.
33. Location of facilities for the handicapped, including parking spaces and ramps (where applicable), including construction details for ramps for the handicapped.
34. Sectionalization and staging plan. Developer of large uses such as shopping centers, multifamily dwellings, industrial parks or other uses proposed to be developed in stages shall submit a sectionalization and staging plan showing the following:
(a) The anticipated date of commencing construction of each section or stage;
(b) Plans for separate construction emergency access for the project in order to avoid occupancy conflict.
35. Written description of the proposed operations in sufficient detail to indicate the effects of the use in producing traffic congestion, noise, glare, air pollution fire hazards or safety hazards. The written description shall also include the hours of operation of the use, the number of shifts to be worked, the number of employees in each shift, the number of vehicles to be stored or parking on the site and provisions to be made for site maintenance.
36. List of all Variances and Waivers required or requested.
37.Posting the required application Fee and Escrow Fees as determined by Board Secretary, (or in accordance with fee schedule)
