The documents to be submitted are intended to provide the approving
authority with sufficient information and data to assure compliance
with all Borough codes and specifications and ensure that the proposed
development meets the design and improvement standards contained in
this chapter. The specification of documents to be submitted is based
on the type of development and particular stage of development application.
A.
Submission requirements checklists. The documents to be submitted
for an application for development, known as the "Completeness Checklist"
for site plan, preliminary major subdivision, final major subdivision,
minor subdivision, plot plan, and final survey, which accompany and
are made a part of this chapter, and which are adopted herein and
included by reference, shall be provided at the time of application
for development.[1]
[1]
Editor's Note: Said checklists are included as an attachment to this chapter.
B.
Requested waivers from submitting the required items in the checklists
shall be reviewed by the Borough Engineer and referred to and decided
by the Planning Board.
C.
Environmental impact statement.
(1)
In addition to the other conditions and requirements contained in
this section, any application for site plan approval involving the
following uses shall be accompanied by an environmental impact statement,
without which an application shall not be deemed complete for purposes
of review:
(2)
ENVIRONMENTAL IMPACT STATEMENT
Definition. As used in this chapter, the following terms shall have
the meanings indicated:
A written description and analysis of all possible direct
and indirect effects a project will have upon the project site and
upon surrounding areas, with particular references to the effects
of the project upon the public health, welfare and safety, the protection
of public and private property, and the preservation and enhancement
of natural resources.
(3)
Purpose. The purpose of providing an environmental impact statement
is to allow the Planning Board to assess impacts of the proposed project
upon the environment, including physical, social, and aesthetic considerations,
both natural and man-made, which affect the quality of life. Particular
emphasis should be made on assessing the impact upon surface water
and groundwater, air resources, pollution of all kinds, waste disposal,
drainage, wetlands, floodplains, landscapes, and waterfront.
(4)
Contents. The environmental impact statement shall include, but not
be limited to, the following:
(a)
Plan and description of development.
[1]
A project description, complete with maps and drawings, and
also by narrative, which specifies what is to be done and how it is
to be done during construction and after construction is completed.
[2]
The project description shall include a key map showing the
location of the project, Tax Map, and physical features within 500
feet of the project site.
[3]
The information shall include, but not be limited to, existing
and proposed contours, grading, buildings, roads, paved areas and
utility lines and also adjacent watercourses, flood hazard boundaries
and zoning information. The information and technical data shall be
adequate to permit a careful assessment of the environmental impact
of the project.
(b)
Inventory of existing environmental conditions.
[1]
An inventory of existing environmental conditions at the project
site and in the immediate area to the site which is affected by the
plan of development includes:
[a]
Sewer facilities.
[b]
Water supply.
[c]
Water quality.
[d]
Surface and subsurface hydrology.
[e]
Air quality.
[f]
Traffic volume, noise, and flow.
[g]
Lighting conditions and levels.
[h]
Noise.
[i]
Demography.
[j]
Geology.
[k]
Soils and soil properties, including capabilities
and limitations.
[l]
Topography.
[m]
Slopes.
[n]
Vegetation.
[o]
Regulated wetlands.
[p]
Wildlife and wildlife habitats.
[q]
Watercourses.
[r]
Waterfront/shoreline features.
[s]
Historical sites and archaeological resources.
[t]
History, including past or present use that might
have involved subsurface disposal of waste and toxic or hazardous
materials.
[u]
Flood and flood hazard areas.
[v]
Elevation at two-foot contours.
[2]
Where applicable, quality standards shall be described with
reference to those promulgated by the New Jersey Department of Environmental
Protection (NJDEP) and federal agencies.
(c)
Assessment of the anticipated impact of the project:
[1]
An assessment of the environmental impact of the project shall
be stated, supported by environmental data. The assessment shall include
an analysis of the public costs, such as, but not limited to, schools,
roads, police protection, fire protection, waste disposal, water supply,
sewerage and other similar direct and indirect costs of the project,
including the effects on recreational facilities, open space and other
similar municipal services.
[2]
Assessment data shall specifically include the following:
[a]
Sewerage facilities. A showing that sewage can
be disposed of through public facilities of adequate capacity and
to preclude water pollution. If on-site subsurface disposal is proposed,
data on underlying water table, soil analysis, soil stratigraphy,
percolation tests for each sewage disposal site, topography, depth
of aquifers, depth and type of construction of all wells within 500
feet, and any other pertinent data or compliance with all federal,
state and local sewerage and health regulations shall be provided.
[b]
Water supply. A showing that an adequate water
supply is available.
[c]
Drainage. A showing that storm runoff from the
site is so controlled that on-site and off-site erosion is neither
caused nor worsened and that potential downstream flooding is not
increased. Information provided shall show:
[i]
Volume and peak flows of stormwater runoff expected
from the existing site and to be generated by new improvements.
[ii]
Data/mapping on existing on-site landscaping,
vegetation and tree and ground cover compared with that proposed.
[iii]
Changes in runoff rates and volume and the time
of concentration to be caused by changes in land use.
[iv]
Plans for disposition of stormwater, whether by
retention on site or by means of channeling so as to protect downstream
property.
[d]
Stream encroachments. A stream encroachment permit
is required from the NJDEP for fill or diversion of a water channel,
alteration of a stream, or repair or construction of a bridge, culvert,
pipeline, or cable crossing.
[e]
Floor plans. Description of protection against
flood damages and proposed elevations.
[f]
Air quality. A statement of anticipated effects
on air quality due to vehicular traffic and on-site activities such
as heating, incineration, and any processing of materials.
[g]
Pedestrian and vehicular traffic. A statement of
projected effects of anticipated traffic on internal, access, bordering
and regional roadways.
[h]
Noise. A statement of anticipated effects on noise
levels, magnitudes and characteristics related to on-site activities
and proposed methods of control. The applicant must also list neighboring
properties that will be affected by the noise.
[i]
Artificial light. A statement of anticipated effects
of light levels, magnitudes and characteristics related to on-site
activities and proposed methods of control.
[j]
Demography. A statement of the on-site and off-site
effects on the utilization of public facilities due to the changes
in population density and demographics.
[k]
Solid and hazardous wastes. A statement of the
type, amount, and anticipated methods of disposal. A list of all licenses,
permits and other approvals required by municipal, county, state or
federal law shall be provided.
[l]
Listing of all unavoidable adverse impacts. A listing
and evaluation of adverse impacts and damages to natural resources
which cannot be avoided, with particular emphasis upon, but not limited
to, air or water pollution, increased noise, damage to vegetative
and wildlife systems, changes to waterfront and waterfront views,
displacement of people and businesses, increase in sedimentation and
siltation, increase in municipal services and consequences to municipal
tax structure. Off-site impacts shall also be stated and evaluated.
[m]
Steps to minimize and mitigate environmental damage.
A description of steps to be taken to minimize and mitigate adverse
environmental impacts during construction and operation, both at the
project site and in the affected surroundings. Such description shall
include necessary maps, schedules, renderings, and other explanatory
data as may be needed to clarify and explain the actions to be taken.
[n]
Alternatives. A statement of alternatives to the
proposed project which might avoid some or all of the adverse environmental
effects of the proposed project. The statements should include the
reasons for the acceptability or not of each alternative.
[o]
Reference to federal, state, or local statutes
or regulations. Whenever possible, the above-referenced assessment
shall describe anticipated impacts with reference to standards as
may have been determined by federal, state, and local statutes and/or
regulations.
(5)
Submission requirements:
(a)
Six complete copies of the environmental impact statement, including
all maps, drawings, narratives, and technical data, shall be submitted
to the Planning Board.
(b)
Any environmental impact statement shall be submitted to the
Secretary of the Planning Board 30 days prior to the hearing date
of the subdivision or site plan.
(6)
Evaluation procedure.
(a)
Upon receipt of the application, the Secretary of the Planning
Board shall forward the environmental impact statement to the Environmental
Commission and to any other Borough agency that the Planning Board
may desire for consultation.
(b)
The Environmental Commission and other Borough agencies shall
review the applicant's environmental impact statement and shall report
its findings and comments within 25 days of the date submitted to
the Planning Board.
(c)
The Planning Board and/or Environmental Commission may require
the opinions of experts in their review of the environmental impact
statement. The Planning Board and/or Environmental Commission may
hire an expert consultant to assist them in the evaluation of the
submitted information by the applicant.
(7)
Conditions of approval. As a condition of approval of the application,
the Planning Board may require that steps be taken to minimize the
adverse environmental impact during and after construction, and no
construction permit or certificates of occupancy, as the case may
be, shall be issued until all such requirements have been satisfied.
The Planning Board may, in its discretion, waive all or any portion
of the requirements for an environmental impact statement whenever
either the nature of the application or the physical characteristics
of the project site or the surrounding area would warrant such waiver.
(8)
Qualifications of preparer. The environmental impact statement shall
be prepared by a person or firm having expertise in the field by virtue
of experience and/or education. Such person or firm may be required
to submit his/her qualifications to the Planning Board at its discretion.
The applicant shall choose the person or firm to prepare the environmental
impact statement.
D.
Community impact statements.
(1)
When required. All applications for preliminary major subdivision approval where more than 50 lots are proposed and all applications for preliminary major site plan approval in excess of 200,000 gross square feet of floor area shall be accompanied by a community impact statement analyzing the proposed development and its expected impacts upon existing municipal facilities and services. A general development plan application shall be submitted with an abbreviated community impact statement consisting of items D(2)(a) and D(2)(e) below. The community impact statement shall indicate why, in the applicant's opinion, the proposed development is in the public interest as well as providing data and opinions concerning the impacts in Subsection D(2).
(2)
Submission format. When a community impact statement is required,
the applicant shall retain one or more competent professionals to
perform the necessary work. All applicable material on file in the
Department of Community Development pertinent to local conditions
may be consulted. Any additional material pertinent to the evaluation
of regional impacts shall also be considered. All community impact
statements shall consist of written and graphic materials which clearly
present the required information addressing the following areas:
(a)
Population impact. An analysis of the number of people expected
to be added to the municipal population as a result of the proposed
development, including those attracted to the Borough for the number
of projected jobs in nonresidential development, according to the
following age cohorts:
(b)
School impact. An analysis of the anticipated number of public
school students projected to be added and the ability of the existing
public school facilities to absorb the additional population projected
10 years into the future. The overall anticipated cost of facilities
necessitated and the development's share of the cost on a pro rata
basis by the increase in student population shall be provided.
(c)
Community facilities impact. An analysis of the existing community
facilities and infrastructure available to serve the proposed development
and its impact on the adequacy of existing public water facilities,
public sewerage facilities, recreational facilities, library facilities,
and senior services. Should such facilities be determined inadequate
to serve the proposed development, the remedies, either expected or
proposed by the applicant, shall be indicated along with the estimated
costs for such additional facilities.
(d)
Services impact. An analysis of the existing services provided
by the municipality to serve the proposed development and the impact
of the development upon police protection, fire protection, solid
waste disposal, and street maintenance services.
(e)
Fiscal impact. An analysis of the revenues expected to be generated
from the development compared to the anticipated costs which the proposed
development is expected to generate. Revenues and costs shall be shown
for the municipality and the municipal school system.
E.
Circulation impact study.
(1)
When required. A circulation impact study shall be submitted for
all general development plans, preliminary major subdivisions, and
preliminary major site plans.
(2)
Submission format. Circulation impact studies shall consist of two
components, a planning report, and a traffic impact report.
(a)
Planning report. The planning report component of the circulation
impact study shall include the following:
[1]
An introduction indicating the applicant, the location of the
site in question, and a description of the site from a land use and
transportation perspective.
[2]
The extent to which any proposed street system meets requirements
for street hierarchy, street connectivity, right-of-way and cartway
width, and sidewalks.
[3]
The extent to which the proposed circulation system conforms
to the Circulation Element of the Master Plan.
[4]
The extent to which internal circulation for vehicles, people
and the movement of goods is adequate.
[5]
The extent to which the safety of pedestrians, bicyclists and
the traveling public is protected.
[6]
The provisions made to provide connectivity to the street system,
pedestrian generators, and the local and regional greenway network.
(b)
Traffic impact report. The traffic impact report component of
the circulation impact study shall include the following:
[1]
A description of the project phasing, access points, and connection
to other existing or proposed developments.
[2]
An analysis of existing conditions, including:
[a]
A description of the study area and the rationale
behind choosing this area;
[b]
A description of the study area's roadway facilities,
including number of lanes, functional classification, condition, location
and type of traffic signals, and location of other traffic control
devices or signs;
[c]
The location of transit routes and stops and any
transit facilities, including on-street, off-street, and private facilities,
and service frequency;
[d]
The location of school bus routes and stops;
[e]
The location of pedestrian crosswalks, sidewalks,
and bicycle pathways;
[f]
Traffic volume data, including turning movement
counts at key intersections during the peak periods of the day, truck
movements, pedestrian counts, and transit use;
[g]
Volume/capacity analysis and an assessment of existing
conditions.
[5]
Impact analysis and recommendations.
[a]
Levels of service shall be computed for each analysis
year, both with and without the inclusion of site traffic;
[b]
Comparison of levels of service conditions with
site traffic, and with site traffic after recommended improvements
are constructed;
[c]
Recommendations for passenger vehicle reduction
techniques;
[d]
Schematic plan of any recommended improvements.
