Borough of Andover, NJ Plat Elements

The existing and proposed right-of-way and center line alignment data, including horizontal curve data and center-line stationing.

The existing and proposed edge of pavement.

Cut and fill limits.

(d)

Existing and proposed guide rail, utilities and storm drainage systems, including location of inlets, invert elevations and size of storm sewers.

(e)

Existing trees, hedges, fences, buildings, structures, property lines, driveways, walkways, sidewalks, etc., located within 30 feet of the existing edge of pavement.

(f)

In addition to cross sections at fifty-foot intervals along the road, cross sections at existing driveways and cross drains shall be provided.

(5)

Land classification data shall be provided which clearly delineates portions of the tract with the following:

[Added 12-8-1986 by Ord. No. 235]

Severely restricted.

Moderately restricted.

Least restricted.

(6)

The preliminary plans and site plans, profiles and cross sections shall include the proposed storm drainage improvements and shall be accompanied by drainage calculations, including a map showing the subdrainage areas and calculated flow rates at each inlet. When a stream encroachment is proposed, all applicable stream encroachment data conforming to Department of Environmental Protection Standards shall be provided as part of the preliminary plat or plan. The drainage system shall be designed based on a storm frequency period of the one-hundred-year storm or as required by the Borough Engineer.

[Added 12-8-1986 by Ord. No. 235]

(7)

The preliminary plat or site plan shall include construction details for inlets, manholes, headwalls, flared end sections, standard curb, depressed curb for driveways and depressed curb for handicapped, sidewalks, fence, ditches, guide rail, parking and soil erosion details.

[Added 12-8-1986 by Ord. No. 235]

The location of existing and proposed property lines, streets, buildings, watercourses, railroads, bridges, culverts, drain-pipes and any natural features such as wooded areas and rock formations.

Plans of proposed utility layouts (sewers, storm drains, water, gas and electricity) showing feasible connections to existing or any proposed utility system. When an individual water supply and/or sewage disposal system is proposed, the plan for such system must be approved by the appropriate local, county or state health agency. When a public sewage disposal system is not available, the subdivider shall have soil logs and percolation tests made on all proposed lots, witnessed by the Sussex County Health Department, Any subdivision or part thereof which does not meet with the established requirements of this chapter or other applicable regulations shall not be approved.

[Added 12-8-1986 by Ord. No. 235]

A copy of any protective covenants or deed restrictions applying to the land being subdivided shall be submitted with the preliminary plat.

An environmental impact report shall be submitted with all subdivisions, except as provided below:

[Added 12-8-1986 by Ord. No. 235]

(1)

General provisions.

The environmental impact generated by land-developed projects necessitates a comprehensive analysis of the variety of problems. This constitutes an environmental impact statement. In evaluating environmental impact, the Planning Board and Zoning Board of Adjustment shall not approve any submission until they find and determine that the proposed development:

Will not result in appreciable harmful effects to both the natural and aesthetic environments.

Has been designed and conceived with a view toward the protection of the regional resources and energy saving techniques.

Will not place a disproportionate or excessive demand upon the total resources available for such proposal.

The term "Board" shall apply to Planning Board and Zoning Board of Adjustment, as appropriate, throughout the remainder of the environmental impact statement.

In order to accomplish these goals, the Board shall condition any approval upon the agreement to implement performance controls deemed necessary to assure the protection of the environment. Any approval shall also be conditioned upon the receipt of licenses, permits or other approvals required by law. Those factors outlined in Subsection H(4)(e) below, along with supplemental requirements adopted by the Board, shall be used to determine the environmental performance controls that are necessary.

(2)

General requirements. 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 and the location of the project. Therefore, having determined that some flexibility is needed in preparing the environmental impact statement (a revised environmental impact statement may be required if significant changes to the site plan as determined by the Planning Board prior to final approval were done since original submission), the requirements for such a document are listed as follows:

Plot plan applications for a single- or a two-family dwelling on an existing lot of record are specifically exempt from the environmental impact statement requirements. In addition, minor subdivisions shall, in general, be exempt unless required by the Environmental Commission/Planning Board due to sensitive environmental situations. Finally, all agricultural operations are exempt that are conducted in accordance with a plan approved by the Soil Conservation District, and all silva culture operations are exempt that are conducted in accordance with a plan prepared by a professional forester or the New Jersey Division of Parks and Forests.

A preapplication conference shall be held with the Borough Planner and the Planning Board Chairman to determine the content of the environmental impact statement as outlined in Subsection H(4), along with any supplemental guidelines adopted by the Board. Waivers of specific environmental impact statement requirements shall be granted by the Planning Board with input from the Borough Planner and Engineer.

When the environmental impact statement is prepared by an individual other than the applicant, the credentials and expertise of that individual shall be submitted with the environmental impact statement. All applicable material on file in the Andover Borough Municipal Building pertinent to local conditions shall be consulted. Any additional material pertinent to evaluation of potential regional impacts shall also be considered. Furthermore, as much original research as necessary shall be conducted to develop a comprehensive environmental impact statement.

(d)

The environmental impact statement shall consist of written and graphic materials which will clearly present the information that is required. The scale of all maps shall be one inch equals 50 feet, unless the Planner and/or Planning Board agree to another scale. Contours, when required, shall be provided at two-foot intervals for all slopes.

[Amended 3-12-2007 by Ord. No. 378]

(e)

Upon receipt of the environmental impact statement, the Planner shall determine within 45 days if it is complete or incomplete. If it is incomplete, it shall be returned to the applicant with recommendations regarding the additions, deletions and/or corrections which are needed.

(f)

In preparing the environmental impact statement, the applicant shall make himself aware of the requirements specified in other sections of the Land Development Ordinance so that unnecessary duplication of effort is avoided.

(3)

Application types.

All major subdivision applications, preliminary and final site plan applications consisting of less than 10 acres and those minor subdivision sites lying within sensitive environmental areas shall be accompanied by an environmental impact assessment except as set forth herein. The information required shall be presented in a concise report unless environmentally sensitive areas are involved. When environmentally sensitive areas are involved, the report shall be supplemented with additional graphic and explanatory material as required during Subsection H(2)(b). "Environmentally sensitive areas" in Andover Borough include but are not limited to:

Stream corridors and floodplains.

Streams and water bodies.

Wetlands.

Slopes 15% or greater as set forth in § 134-67.

[Amended 3-12-2007 by Ord. No. 378]

Erodible soils.

Mature forests of sugar maple or hemlock.

Aquifer recharge areas.

Aquifer discharge areas.

[9]

Unique natural features and habitats.

[10]

Residence of protected flora and fauna species.

All preliminary and final major subdivision applications, preliminary and final site plan applications consisting of 10 acres or more and conditional use applications consisting of 10 acres or more shall be accompanied by an environmental impact statement. The information required shall be presented in a detailed report, which shall include written, graphic or other explanatory material.

Any use variance application not involving a site plan or subdivision application may be required, at the discretion of the Zoning Board of Adjustment, to be accompanied by an environmental impact statement. The information to be required shall be determined by the Zoning Board in consultation with the Planner.

(4)

Format. When an environmental impact statement is required, the following format shall be utilized, and the information requested shall be provided:

Project description. Indicate the purpose and scope of the proposed project. Enumerate the benefits to the public, if any, 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, how they are to be considered 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:

The Borough Master Plan, especially the land use and open space elements.

Master Plans of adjacent municipalities.

The Sussex County Master Plan.

Regional and state planning guides.

Other pertinent planning documents.

Site description and inventory. Provide a description of environmental conditions on the site, which shall include but not be limited to the following items:

Types of soils: list and description of each soil type located on the site. If applicable, percolation data and soil analysis as required by the Sussex County Health Department shall be provided. Where the proposed area of land disturbance will involve soils with moderate or severe limitations, as per the Sussex County Soil Conservation Service, relative to the type of project proposed, a complete mapping of all soil types on the site shall be required, indicating where those moderate and severe limitations exist

Topography: a description of the topographic conditions within the site and extending 200 feet beyond the property lines. When the land disturbance encompasses slopes of 15% or greater, slope ranges shall be mapped for the entire site as set forth in § 134-67D(2)(b).

[Amended 3-12-2007 by Ord. No. 378]

Geology: a description of the geologic formations and features associated with the site as well as depth to bedrock conditions; delineation of those areas where bedrock is in close proximity to the surface, i.e., within two feet of the surface, as well as major bedrock outcroppings.

Vegetation: a description of the existing vegetation on the site. When required, sketch the location of major vegetation groupings such as woodland, open field and wetland. Where woodlands are delineated, the forest type shall be indicated. It should include unique features and protected species, i.e., dogwood, black walnut trees, etc.

Surface water: a description of existing watercourses and water bodies that are partially or totally on the site and their relationship to the area of land disturbance. Existing surface runoff from the site shall be calculated using the methods contained in Soil Conservation Survey Manual No. 55. When the natural drainage pattern will be significantly altered or sewage effluent added to a watercourse or body, an analysis shall be conducted which will investigate flow, depth, capacity and water quality of receiving waters. When required, floodplain areas shall be mapped in consultation with the Department of Environmental Protection. Existing drainage structures shall be mapped, and the capacity of the drainage network shall be determined.

Subsurface water: a description of subsurface water conditions on the site, both in terms of depth to ground water and water supply capabilities of the site. Where existing conditions warrant, detailed information regarding existing wells within 500 feet of the site relative to depth, capacity and water quality shall be provided. The water supply capabilities of the adjacent areas and the recharge capabilities of the site shall be discussed.

Unique, scenic and/or historic features: a description and map of those portions of the site that have unique, scenic and/or historic qualities.

Existing development features: a description of 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, housing units, accessory structures and utility lines.

[9]

Miscellaneous. When warranted, an analysis shall be conducted of existing air quality and noise levels as prescribed by the Department of Environmental Protection or the Sussex County Health Department.

[10]

Energy conservation features: siting for solar access and maximum energy efficiency with respect to land features.

Area and regional description. A description of the surrounding environs shall be provided as well as the existing land use patterns. When required, the existing infrastructure, with respect to the drainage and transportation network, as well as any central sewerage and water supply facilities, shall be described in detail. An appropriate regional analysis relative to the proposed project shall be included.

(d)

Impact. Discuss the negative and the positive on-site and off-site impacts as affect the items listed in Subsection H(4)(b)[3] and [4] hereinabove. Indicate those resources affected by the proposal which will be irretrievably lost and those resources which are renewable. The specific concerns that shall be considered include but are not limited to the following:

Soil erosion and sedimentation resulting from surface runoff.

Flooding and floodplain disruption.

Degradation of surface water quality.

Groundwater pollution.

Reduction of groundwater capabilities.

Sewage disposal.

Solid waste disposal.

Vegetation destruction.

[9]

Disruption of wildlife habitats.

[10]

Destruction of scenic and historic features.

[11]

Air quality degradation.

[12]

Noise levels.

[13]

Energy utilization.

[14]

Neighborhood deterioration.

[15]

Effect on public services, such as schools, fire and police.

[16]

Traffic congestion.

[17]

Health, safety and welfare of existing residents.

[18]

Regional development policies.

(e)

Recommendations to mitigate adverse environmental impact. Describe in detail what measures will be employed during the planning, construction and operation phases which will minimize or eliminate negative impacts on site and off site that could result from the proposed project. Of specific interest are:

Drainage plans, which shall include but not be limited to soil erosion and sedimentation controls. Every effort shall be made to limit off-site runoff to predevelopment levels.

Water supply and water conservation proposals.

Sewage disposal techniques.

Site design techniques sensitive to the natural environment, which should include innovative landscape, building and circulation design/solar access siting.

Energy conservation measures.

Noise reduction techniques.

Construction schedule.

Miscellaneous on-site and off-site public improvements.

(f)

Alternatives. Discuss what alternatives were considered both in terms of building design, site design and project location. Indicate why an alternative was rejected if it would have resulted in less of a negative impact than the subject proposal.

(g)

Licenses, permits and other approvals required by law. The applicant shall list all known licenses, permits and other forms of approval required by law for the construction and operation of the proposed project. This list shall include but will not be limited to approval required by the Borough as well as agencies of the county, state and federal governments. Where approvals have been granted, copies of such approvals shall be attached. Where approvals are pending, a note shall be made to that effect.

(h)

Documentation. All publications, file reports, manuscripts or other written sources of information related to the project, the project site and the Borough which were consulted and employed in compilation of the environmental impact statement shall be listed. A list of agencies and individuals from whom pertinent information was obtained orally or by letter shall be listed separately. Dates and locations of all meetings shall be specified. A revised environmental impact statement may be required if significant changes to the site plan, as determined by the Planning Board prior to final approval, were done since original submission.

Delineation of environmentally sensitive areas. Delineation shall be as required in § 121-11G.

[Added 3-13-1989 by Ord. No. 260; amended 3-12-2007 by Ord. No. 378]

Projects which meet the definition of “major development” as defined in Chapter 115, Stormwater Control, shall comply with all standards set forth in Chapter 115, Stormwater Control.

[Added 3-13-2006 by Ord. No. 370]

A geotechnical investigation program for all projects located within the Carbonate Area which require subdivision or site plan approval, and require the disturbance of one or more acres of land, and/or the construction of 0.25 acre or more of new impervious cover, as set forth in Chapter 48, Carbonate Area District.

[Added 5-14-2007 by Ord. No. 379]