A. 
Each applicant, as part of submission to the Planning Board of an application for approval of a major subdivision or site plan, shall submit in digital and in original with 20 copies of an environmental impact statement relative to the proposed project submitted for approval to the Planning Board.
B. 
The environmental impact statement shall be prepared by a person or firm having expertise in the environmental field, by virtue of training, experience or education. The person or firm shall demonstrate their qualifications to the satisfaction of the Planning Board.
C. 
The Planning Board may require that the applicant provide specialists to testify on important issues. If the proposed development is located in a Wellhead Protection Area, the Planning Board may require assessment by a professional geologist to ensure compliance with all applicable regulations.
D. 
An environmental impact statement as required herein shall also be submitted as to all public or quasi-public projects unless they are exempt from the requirements of local law by supervening county, state or federal laws.
E. 
The Planning Board may waive the requirement for an environmental impact statement, in whole or in part, if sufficient evidence is submitted to support a conclusion that the proposed project will have a negligible environmental impact or that a complete environmental impact statement need not be prepared in order to evaluate adequately the environmental impact of a project.
F. 
The purpose of requiring an environmental impact statement shall be to permit the Planning Board to assess the impact of the proposed project upon the environment, especially with respect to water and air resources, pollution of all kinds, drainage, waste disposal, the landscape or any other pertinent environmental factors.
The environmental impact statement shall include the following. To avoid duplication, reference may be made to subdivision or site plan application documents, if any:
A. 
Plan and description of development. A project description, complete with maps and drawings, which shall specify what is to be done and how it is to be done, during construction and operation. The description shall include, but not be limited to, contours, buildings, roads, paved areas, grading and regrading, adjacent natural streams, stream encroachment boundaries, the project's relation to surrounding property and utility lines, and buffer zones for noise and light control.
B. 
Inventory of existing environmental conditions. An inventory of existing environmental conditions at the project site and in the affected region shall describe sewer facilities, water supply, water quality, hydrology, air quality, traffic noise, and light characteristics levels, noise, light, demography, geology, topography, slope, soils and properties thereof, including capabilities and limitations, vegetation, wildlife, wildlife habitat, aquatic organisms, land use, aesthetics, historical site, and archaeological features. Air and water quality shall be described with reference to standards promulgated by the Department of Environmental Protection of the State of New Jersey, and soils shall be described with reference to the Morris County Soil Conservation District Standards and Specifications.
C. 
Assessment of the anticipated impact project.
(1) 
An assessment, supported by environmental data, of the environmental impact of the project. The assessment shall include an analysis of the public costs to include data, source and assumptions of the project, including, but not limited to, the costs of additional schools, roads, police, fire protection, water supply, sewerage disposal, and other similar direct and indirect costs of the project, including the effect on recreational facilities, open space, and other similar municipal services. When possible, the assessment shall describe the anticipated impacts with reference to standards as may be determined by federal, state, and local statutes.
(2) 
For proposals involving the Wellhead Protection Area, see Article VI. The Planning Board may request an assessment of the anticipated impact on conditions mentioned in Subsection B but not specifically covered in Subsection C or on other conditions as may be appropriate to meet the intent of the chapter.
(a) 
Sewerage facilities. Show that sewage can be disposed of through facilities adequate to preclude air and water pollution, and:
[1] 
If disposal is on-site: data on underlying geology, water table, soils analysis, soil stratigraphy, percolation tests for every sewage disposal site, topography, location and depth of aquifers and depth, capacity, and type of construction of all wells within 500 feet of site, and any other pertinent data; or
[2] 
If disposal is off-site: a plan for disposal with a detailed description of expected quantity and classification of sewage effluent and acceptance in writing by the receiving facility; and
[3] 
Compliance with all state and local sewage and health regulations.
(b) 
Solid waste disposal. A plan for disposal by means of a facility operating in compliance with the state sanitary code, including suitable temporary on-site storage.
(c) 
Hazardous waste disposal. Identification and satisfactory provisions for disposal of hazardous materials as defined.
(d) 
Water supply. Evidence that an adequate water supply is available and the ratio of total anticipated demand to available supply, with source, shall be indicated.
(e) 
Surface water runoff (drainage). A plan to comply with the requirements of Article V.
(f) 
Wellhead protection area. Development activities in this area shall conform to Article VI.
(g) 
Traffic, vehicular and pedestrian. An inventory of existing traffic, and a statement of the projected effect of anticipated traffic on all internal, access and bordering roads.
(h) 
Air quality. A statement of anticipated effect on air quality due to on-site activities such as heating incineration, any processing of materials, and traffic. Compliance with federal and state standards shall be required.
(i) 
Noise. A statement of anticipated effects on noise levels, magnitude and characteristics related to on-site activities and proposed methods of control.
(j) 
Artificial light. A statement of anticipated effects on light levels, magnitude and characteristics related to on-site activities and proposed methods of control with particular attention to the control of sky glow.
(k) 
Demography. A statement of the on-site and off-site effect on the utilization of public facilities due to changes in population density.
D. 
Mitigations. The steps to be taken to minimize adverse environmental impacts during construction and operation which may be approved by the Planning Board shall constitute conditions of the approval of the environmental impact statement, together with such other conditions as the Planning Board may impose. All work may be stopped by the construction official if specified construction restraints are not followed. No certificate of occupancy shall be issued until compliance shall have been made with all conditions.
E. 
Alternatives to the proposal. Alternatives to minimize adverse environmental impacts during construction and operation, both at the project site and in the surrounding region, shall be submitted as a part of the environmental impact statement.
F. 
Licenses, permits and other approvals. A list of all licenses, permits and other approvals required by Borough, county or state laws and status of each.
In reviewing an environmental impact statement, the Planning Board shall take into consideration the effect of the applicant's proposal upon all aspects of the environment. The Planning Board shall submit the environmental impact statement for review and comment to the Environmental Commission, and to such other governmental bodies and to such consultants as it may deem appropriate. The Planning Board shall approve an environmental impact statement only if it determines that the proposed development has been designed with adequate safeguards as needed to protect the environment.