[Ord. No. 1811, § 20; amended by Ord. No. 3617, 11-9-1999, § 1]
(a) When required. The approving authority (which shall have the ultimate
authority) or the Environmental Commission may require an applicant
to prepare and submit an environmental impact statement, hereinafter
described, during the review of a development application. If such
environmental impact statement is so required of an applicant by the
Environmental Commission, same shall be requested early in the application
process as set forth in the checklist, but no later than the applicable
first meeting of the Planning Board or Board of Adjustment, as the
case may be. Any development application involving an area of more
than two acres of land disturbance by power-driven equipment (on-
and off-tract) shall be supported by an environmental impact statement,
subject to the authority of the Environmental Commission to waive
any of the items of the statement.
(b) Contents of statement. An environmental impact statement shall include
the following, subject to the right of the Environmental Commission
to waive any items as not being necessary or relevant to the particular
application:
(1)
Project description, specifying what is to be developed, how
it is to be developed and how it is to be operated after development.
Alternative methods of development, if any, shall be specified. Stages
of construction shall also be specified. If future subdivision and
sale is contemplated, it should be described and diagrammed.
(2)
Inventory of existing environmental conditions and an evaluation
of each as being a positive or negative factor, including but not
necessarily limited to sewer facilities; water supply; water quality;
hydrology; air quality; traffic noise, volume and flow; sunlight and
shadows; illumination and light characteristics and levels; noise;
light; demography; geology; topography; slope; soils and properties
thereof, including capabilities and limitations; vegetation; wildlife;
wildlife habitat; aquatic organisms; land use aesthetics; historic
sites and archaeological features. Where applicable, quality standards
shall be described with reference to those promulgated by federal
and state environmental agencies and the Township of Teaneck, and
soils shall be described with reference to criteria established by
the state soil conservation district.
(3)
Assessment of anticipated impact of the project on all of the
foregoing environmental conditions.
(4)
Listing and evaluation of adverse environmental impacts and
damages to natural resources which cannot be avoided, with particular
emphasis upon but not limited to air and water pollution; increased
noise; damage to plants, trees and wildlife; displacement of historic
buildings and sites; increase in sedimentation and siltation; increase
in municipal services; and consequence to municipal tax structure.
Said evaluation shall not be limited to the site if the impact extends
beyond the site.
(5)
Description of proposals by the developer to minimize or mitigate
the adverse environmental impact of the development, distinguishing
between steps to be taken during construction and during operation
of the completed project.
(6)
Statement of alternatives to the proposed project or elements
of the proposed project, if any, which will avoid some or all of the
adverse effects of the project, including an evaluation of the loss
of benefits from the project if no development is permitted.
(7)
Listing of all Township, Bergen County, State of New Jersey,
United States and regional authority permits required for the project.
(c) Review process. If an environmental impact statement is required,
the approving authority shall refer said statement to the Environmental
Commission for its review and report prior to granting final approval
of the development application to which said statement relates; provided,
however, that the approving authority shall act without receipt of
the Environmental Commission's report if the statutory time limit
for approving authority action is about to expire without the applicant's
consent to an extension of time to act. No development application
shall be deemed to be complete for purposes of municipal review if
an environmental impact statement has been required, and said statement
has not been furnished or has not been furnished in accordance with
the requirements of this section.