The impact on the environment generated by land development
projects necessitates a comprehensive analysis of the variety of problems
that may result and the actions that can be taken to minimize the
problems. It is further recognized that the level of detail required
for various types of applications will vary depending on the size
of the proposal, the nature of the site, the location of the project
and the information already in the possession of the township. Therefore,
having determined that some flexibility is needed in preparing the
environmental impact statement, the requirements for such a document
pertaining to different types of development applications are listed
below:
A.
All agricultural operations conducted in accordance with a plan approved
by the Soil Conservation District and all silviculture operations
conducted in accordance with a plan prepared by a professional forester
are specifically exempt from the environmental impact statement requirements.
B.
Any variance applications to the Zoning Board of Adjustment not involving
a site plan or subdivision application shall not require an environmental
impact statement unless specifically requested by the Board. The Zoning
Board of Adjustment shall inform the applicant regarding any information
that may be required.
C.
Any application for minor subdivision and/or minor site plan approval,
either to the Planning Board or to the Zoning Board of Adjustment,
as the case may be, shall require an environmental impact statement
unless specifically exempted by the appropriate Board.
[Amended 12-22-2005 by Ord. No. 05-22]
D.
All preliminary major subdivision and/or preliminary major site plan
applications shall be accompanied by an environmental impact statement.
E.
All properties underlain by carbonate rocks as shown on Appendix
2, Figure 1, entitled "Areas Underlain by Carbonate Rocks," which
appears at the end of this volume, shall be accompanied by a modified
environmental impact statement specifically limited to the impacts
that underlying carbonate rocks may have on development, as described
in this article under the section on carbonate rocks.[1]
[Added 10-15-1996 by Ord. No. 96-16; amended 6-12-2000 by Ord. No.
00-10]
When an environmental impact statement is required, the applicant
shall retain one or more competent professionals to perform the necessary
work. The qualification and background of the professionals shall
be provided, and the method of investigation shall be described. All
applicable material on file in the township pertinent to evaluation
of regional impacts shall also be considered. Furthermore, as much
original research as necessary shall be conducted to develop the environmental
impact statement. All environmental impact statements shall consist
of written and graphic materials which clearly present the required
information utilizing the following format:
A.
Project description. Indicate the purpose and scope of the proposed
project. Enumerate the benefits to the public which will result from
the proposed project and describe the suitability of the site for
the intended use. A description of the proposed project shall be presented
to indicate the extent to which the site must be altered, the kinds
of facilities to be constructed and the uses intended. The resident
population, working population and visitor population shall be estimated.
The compatibility or incompatibility of the proposed project shall
be described in relation to the following:
B.
Site description and inventory.
(1)
Types of soils. List and describe each soil type on the site. If
applicable, provide percolation data. Where the proposed area of land
disturbance will involve soils with moderate or severe limitations
relative to the type of project proposed, a complete mapping of all
soil types where the moderate and severe limitations exist shall be
undertaken.
(2)
Topography. Describe the topographic conditions on the site, including topographic maps as required by the checklist in Article 23.
(3)
Geology. Describe and map the geologic formations and features associated with the site using the same map scale as in Subsection B(2) above. Delineate those areas where bedrock is within two feet of the surface.
(4)
Vegetation. Describe the existing vegetation on the site. A map shall be prepared by a competent professional on the same scale as Subsection B(2) and (3) above showing the location of major vegetative groupings such as woodlands, open fields and wetlands. Where woodlands are delineated, the forest types shall be indicated.
(5)
Wildlife. Identify and describe any unique habitats of endangered
or protected species.
(6)
Subsurface water. Describe the subsurface water conditions on the
site both in terms of depth to groundwater and water supply capabilities.
The location, depth, capacity and water quality of all existing water
wells on the site and within 500 feet of the site shall be indicated
from existing public records or from inspection of private wells,
if possible. The applicant shall provide an assessment by a qualified
hydrogeologist or hydrologist of the aquifer which shall include the
aquifer's flow characteristics, recharge areas, details of the hydrologic
budget including natural and man-induced sources of recharge and withdrawal,
proposed aquifer usage and an evaluation of the potential impacts
resulting from any discharge or withdrawal. In areas of Martinsburg
Formation, the Planning Board may request a test well or wells to
be drilled to assure adequate water supply.
(7)
Distinctive scenic and historic features and cultural resources. Describe and map on the same scale as Subsection B(2), (3) and (4) above those portions of the site that can be considered to have distinctive scenic and/or historic qualities. Where appropriate, prepare a cultural resource investigation, including architecture and archaeology, to meet appropriate state and federal guidelines for such study.
(8)
Existing development features. Describe any existing features on
the site that are not considered to be part of the natural environment.
This may include but not necessarily be limited to roads, driveway
accesses, housing units, accessory structures, utility lines, etc.
(9)
Air quality and noise levels. When warranted, an analysis should
be conducted of existing air quality and noise levels as prescribed
by the New Jersey State Department of Environmental Protection.
C.
Impact. Discuss both the negative and positive impacts during and
after construction. Indicate those negative impacts that are unavoidable.
The specific concerns that shall be considered include the following
and shall be accompanied by specific quantitative measurements where
possible and necessary:
(1)
Soil erosion and sedimentation resulting from surface runoff.
(2)
Flooding and floodplain disruption.
(3)
Degradation of surface water quality.
(4)
Groundwater pollution.
(5)
Reduction of groundwater capabilities and assessment of aquifer impact.
(6)
Sewage disposal.
(7)
Solid waste disposal.
(8)
Vegetation destruction.
(9)
Disruption of wildlife habitats of endangered and protected species.
(10)
Destruction or degradation of scenic and historic features and
cultural resources.
(11)
Air quality degradation.
(12)
Noise levels.
(13)
Energy utilization.
(14)
A description and evaluation of off-site impacts of the proposed
development, both on a local and regional level.
(15)
Recycling measures.
(16)
Where a golf course is proposed, the applicant shall be required
to provide an environmental impact statement for all initial applications.
In addition to those items typically required in an environmental
impact statement, the applicant shall also.
[Added 6-14-1999 by Ord. No. 99-5]
(a)
Demonstrate that sufficient water is available, even during
periods of drought, for irrigation of the golf course turf. A study
shall be undertaken and the report prepared by a certified hydrogeologist
on the availability of water for irrigation. The report shall list
the sources of water supply proposed to be used and the study shall
include a comparison of the amount of water needed for irrigation
to the amount currently available. If groundwater is to be pumped
for irrigation purposes, the zone of influence of the wells shall
be mapped. The impacts on wells on adjacent properties and any wells
within the zone of influence or 1,000 feet of the well during periods
of normal rainfall and drought shall be documented and included in
the report.
(b)
Provide an Integrated Turf Management Plan and an Integrated
Pesticide and Pest Management Plan specific to the operation and maintenance
of the proposed golf course. These plans shall be prepared in accordance
with guidelines established by the New Jersey Department of Environmental
Protection and shall also take into account the guidelines promulgated
by the United States Golf Association. These plans will include a
detailed report outlining the proposed use of pesticides and fertilizers
on the golf course. The report shall indicate the types of pesticides
and fertilizers and the approximate amounts to be used. The plans
will include best management practices to prevent or minimize any
adverse impacts of chemical applications on the groundwater and surface
water resources associated with the golf course.
D.
Environmental performance controls. Describe what measures will be
employed during the planning, construction and operation phases which
will minimize or eliminate negative impacts that could result from
the proposed project. Of specific interest are:
(1)
Drainage plans to include a demonstration that the stormwater runoff
from the site is so controlled that on-site and off-site erosion is
neither caused nor worsened and that the potential downstream flooding
is not increased from the proposed development. In calculating the
foregoing, volumes and rates for one-year, five-year, ten-year, twenty-five-year,
fifty-year and one-hundred-year storm frequencies having durations
producing maximum flow rates before and after the proposed development
shall be provided. The changes in runoff rates and volumes shall be
provided. The plans for the disposition of stormwater, whether by
retention or detention on site or by means of channeling, in detail,
so as to protect downstream properties shall be provided. A description
of potential flood damages, including a summary of flood stages from
federal and state agencies, shall be provided. A soil erosion and
sedimentation control plan for both the construction phase and post-construction
phase, including a review by the Warren County Soil Conservation District,
shall be provided.
(2)
Soil disposal techniques and analysis that the soil can be disposed
of through facilities adequate to preclude water pollution shall be
provided.
(3)
Water supply and water conservation proposals and a showing that
the availability of an adequate water supply will not threaten nearby
land uses if the supply of water is to be from on-site sources shall
be provided. The depth and adequacy of proposed water supplies to
serve the proposed development; geologic descriptions of subsurface
conditions, including expected groundwater yields; and methods of
compliance with state and local regulations shall be provided. In
areas underlain by limestone and dolomite aquifers, provide information
to establish measures for protection against contamination.
(4)
Energy conservation measures.
(5)
Noise reduction techniques.
(6)
Identification of wetlands, critical areas, steep slopes or other
environmentally sensitive areas and the measures to be utilized to
protect those areas.
(7)
Recycling techniques.
E.
Licenses, permits and other approvals required by law. The applicant
shall list all licenses, permits and other forms of approval required
by law for the development and operation of the proposed project.
The list shall include approvals required by the township, as well
as agencies of the county, state and federal governments. Where approvals
have been granted, copies of said approvals shall be attached. Where
approvals are pending, a note shall be made to that effect.
F.
Documentation. All publications, file reports, manuscripts or other
written sources of information which were first consulted and employed
in compilation of the environmental impact statement shall be listed.
A list of all agencies and individuals from whom all pertinent information
was obtained orally or by letter shall be listed separately. Dates
and locations of all meetings shall be specified.
[Amended 6-12-2000 by Ord. No. 00-10[1]]
The Approving Board shall review the information furnished in
the environmental impact statement in the context of the overall design
of the proposed development and the relationship of the proposed development
to the environment. The information is to be used solely to help ensure
that the proposed development will cause no reasonably avoidable damage
to any environmental resource.
[Added 10-15-1996 by Ord. No. 96-16; amended 6-12-2000 by Ord. No.
00-10]
A.
All developers seeking to develop properties underlain by carbonate
rocks as defined by a map entitled "Areas Underlain By Carbonate Rocks,"
which appears in Appendix 2, Figure 1 at the end of this chapter,
shall be required to provide to the Approving Board a modified impact
statement assessing the possible impacts of the underlying carbonate
rocks on development. Of particular concern is the potential for the
creation of problems related, but not limited to, sinkholes, cave-ins
and other solution features as well as to aquifer contamination.
B.
The Approving Board shall, as part of any approval granted on lands
that overlie carbonate rocks, as herein defined, include a condition
in the resolution of approval that requires that the public shall
be informed of the possible impacts of the carbonate rocks on development
by placing a statement on the deeds for any and all lots created by
the subdivision. Said statement shall read as follows:
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The areas in Knowlton underlain by carbonate rocks, such as
limestones and dolomites, are shown on the attached map. Anyone building
in an area underlain by these rocks should be aware that problems
may develop in the course of construction or thereafter that could
have a detrimental effect on the development.
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Because of the nature of the carbonate rocks and their ready
solubility in this climate, solution cavities may develop in the rocks
below the surface, resulting in underground voids or open spaces and
causing contamination of the underground water supply. With time,
these underground voids may collapse abruptly and create a hazard
at the surface. Some of the characteristics of vulnerable areas are
the presence of sink holes, collapse features, disappearing streams
and circular drainage or depressions.
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If there are obvious indications of such features or if you
are concerned about any hidden features, you may wish to have the
land examined by a professional geologist before construction begins.
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