The Planning Board shall have the power to review
and either approve or deny conditional uses or plans simultaneously
with review for subdivision approval without the developer being required
to make further application to the Planning Board, or the Planning
Board being required to hold further hearings. The longest time period
for action by the Planning Board, whether it be for subdivision, conditional
use or plan approval, shall apply. Whenever approval of a conditional
use is requested by the applicant pursuant to this section, notice
of the hearing on the plat or plan shall include reference to the
request for such conditional use.
Prior to the acceptance by the Township of any
street or other improvement in a subdivision, or release of performance
bond covering same, there shall be filed with the Township Engineer
a deed of dedication containing a metes and bounds description of
all easements, two paper prints, plus one reproducible polyester film
tracing (matte finish) (base thickness, 0.001 inch) as-built plans
and profiles drawn to a scale of one inch equals five feet vertically,
which plans and profiles shall be based on a final survey and shall
be the United States Coast and Geodetic Control Survey datum. Such
drawing shall show how streets and other improvements were actually
constructed or installed. The following data must be shown with measurements
from the property lines:
A. Plans and profiles of the streets showing elevations
as constructed and reference bench marks.
B. Plans and profiles of sanitary storm sewers showing
elevations of inverts of manholes and catch basins and elevations
of inlet gratings and manhole rims; also locations of sanitary sewer,
laterals dimensioned from main and reference dimensions to "T" or
"V" connections from manholes.
C. Acceptance of streets and improvements by the Township
and release of any performance guaranty shall be in accordance with
N.J.S.A. 40:55-53.
The applicant for any plan approval that requires
certification by the Soil Conservation District of a plan for soil
erosion and sediment control shall also submit an environmental impact
statement, in triplicate, signed and sealed by a New Jersey licensed
engineer or a New Jersey licensed professional planner, preferably
with experience in environmental studies. As used in this chapter,
an "environmental impact statement" means a written description and
analysis of all possible direct and indirect effects the development
will have upon the development's site as well as upon the surrounding
region affected thereby, with particular reference to the effect of
the development upon the public health, welfare and safety, the protection
of public and private property, and the preservation and enhancement
of the natural environment. Every environmental impact statement (EIS)
shall contain the following:
A. A key map showing the location of the development
and how it relates to the surrounding region affected thereby.
B. A description of the development specifying, in the
form of maps, drawings, graphs or similar visual aids, and also by
narrative, what is to be done and how it is to be done during and
after construction of the development, including information and technical
data adequate to permit a careful assessment of the environmental
impact of the development.
C. An inventory of the existing environmental conditions
at the development site and in the surrounding region affected thereby
which shall describe the following:
(1) Physical characteristics.
(b)
Hydrology, including maps and descriptions of
streams, water bodies and floodplains and a discussion of water quality.
(d)
Soils and their properties, including capabilities
and limitations.
(h)
Air quality and water quality shall be described
with reference to the standards promulgated by the Department of Environmental
Protection of the State of New Jersey, and soils shall be described
with reference to criteria contained in the Gloucester County, New
Jersey Soil Survey Standards and Specifications, issued by the United
States Department of Agriculture Soil Conservation Service.
(2) Wildlife.
(a)
Fish and aquatic organisms.
(3) Man-made conditions and structures.
(a)
Sanitary and storm sewer systems, including
planned construction.
(b)
Noise characteristics and levels.
(d)
Land use, including maps and descriptions of
zoning and Master Plan delineation of the development area.
(4) Community character.
(a)
History, including maps and descriptions of
sites of historic and archeological significance.
(d)
Maps and descriptions of sites reserved or planned
for recreational purposes or as wildlife refuges.
D. A listing of all licenses, permits or other approvals
required by municipal, county or state law, the status of each, and
proof that the applicant has contacted officials of any federal, state,
county or municipal agency affected by the proposed development.
E. An assessment of the probable impact of the development upon all of the topics listed in Subsection
C above.
F. A listing and evaluation of adverse environmental
impacts which cannot be avoided, with particular emphasis upon air
or water pollution, increase in noise during and after construction,
damage to plant, tree and wildlife systems, damage to natural resources,
displacement of people and businesses, increase in sedimentation and
siltation, flooding, potential stormwater runoff damage both on and
off site, increase in municipal services, and health, safety and well-being
of the public. Off-site and off-tract impact shall also be set forth
and evaluated.
G. A thorough description of the steps to be taken to
minimize adverse environmental impact before, during and after construction
of the development, both at the development site and in the surrounding
region affected thereby, such description to be accompanied by necessary
maps, schedules and other explanatory data as may be needed to clarify
and explain the actions to be taken.
H. Any irreversible and irretrievable commitment of resources
which would be involved in the proposed action shall be identified
and described.
I. A statement of alternatives to the proposed development
which might avoid some or all of the adverse environmental effects,
including a no-action alternative, with an objective evaluation of
each alternative including the no-action alternative.
J. A reference list of available pertinent, published
information relating to the development, the development site, and
the surrounding region affected thereby.
K. Notwithstanding the foregoing, the reviewing board
may waive the requirement for an environmental impact statement (EIS)
if sufficient evidence is submitted by the applicant to support a
conclusion that the proposed development will have a slight or negligible
environmental impact. Portions of such requirement may likewise be
waived upon a finding by the Board that a complete EIS need not be
prepared in order to evaluate adequately the environmental impact
of the development.
L. Environmental considerations: Environmental elements
relating to soil erosion, preservation of trees, protection of watercourses,
topography, soil, and wildlife shall be reviewed, and the design of
the plan shall minimize any adverse impact on these elements. Whenever
possible, the natural features of a site are to be preserved, floodplains
respected, and excessive cuts or fill avoided. In reviewing a site
plan, the reviewing authority shall take into consideration the effect
of the development upon all aspects of the environment as outlined
in the EIS requirements, as well as the sufficiency of the applicant's
proposal in their EIS for dealing with any immediate or projected
adverse environmental effects. The reviewing authority may require,
as a condition of approval of the application, that steps be taken
to minimize the adverse environmental impact during and after construction,
and no final approval shall be issued until all such requirements
shall have been complied with or compliance is guaranteed by a performance
guarantee meeting the standards, requirements and procedures set forth
in this section.