A. 
Findings. The intent of this article is to provide for cluster and conservation design development (hereinafter referred to as cluster development) consistent with the Land Use Plan Element of the Master Plan and as defined at § 101-13. Cluster development is a development design technique under which principal buildings and structures are grouped together on a portion of the Cluster Project Area, while the remaining land area is permanently deed-restricted in agricultural use, for conservation of natural resources, or as open space for environmental protection including public recreational use. Cluster development allows flexibility in the design and lay-out of development projects, providing opportunity for new construction while addressing other priorities, such as protecting environmentally sensitive areas, preserving large contiguous areas of open space and agricultural land, supporting the continuation of existing agricultural and/or horticultural land uses, and developing attractive residential development consistent with community character.
B. 
Applicability. The provisions of this section shall apply to all lands in the ARA, including that in both the Preservation Area and the Planning Area, as provided at § 101-16K and as designated in the map entitled "Agricultural Resource Area" (Appendix N[1]). The permitted principal residential use for any underlying municipal zoning district in the ARA which permits single-family residential development as a principal use is restricted solely to cluster development in accordance with all provisions of this section. Cluster development within the ARA shall be consistent with the Agriculture Retention/Farmland Preservation Plan Element of the Master Plan and the provisions of this chapter by supporting the preservation of farmland, avoiding conflicts with agriculture, maintaining and enhancing the sustainability and continued viability of the agricultural industry, protecting Important Farmland Soils, and meeting the management and protection provisions of this chapter for Highlands Area Resources. All residential cluster development in the ARA shall be conditioned upon approval by the Highlands Council.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
C. 
Cluster Project Area standards. The Cluster Project Area (as defined at § 101-13) includes all of the individual parcels from which development is clustered, including the area set aside for preservation and the area set aside for development. A Major Highlands Development in the Preservation Area that proposes or is required to use cluster development shall comply with the provisions herein. Residential cluster development shall be implemented in accordance with the provisions herein. The use of clustering in Highlands Zones or Sub-Zones having a high concentration of environmentally sensitive resources will be limited. The use of noncontiguous clustering, wherein the development rights of noncontiguous parcels are aggregated for use upon a single parcel (or group of adjacent parcels) suited to cluster development, shall be permitted and is encouraged where it affords a higher level of protection to Highlands Resources and Resource Areas than would otherwise be the case. Land management and stewardship, including best management practices and conservation and/or management plans, for the Cluster Project Area shall be subject to the provisions of Article VI for all Highlands Area Resources, including, but not limited to, protection, restoration, maintenance and mitigation, as applicable.
D. 
Preservation set aside of Cluster Project Area standards.
(1) 
The area set aside for preservation in a Cluster Project Area shall comprise at least 80% of the total Cluster Project Area, and shall be preserved in perpetuity for agricultural use or for environmental protection. If the Cluster Project Area is served by a public or community on-site wastewater system, the area set aside for preservation shall comprise at least 90% of the Cluster Project Area to the maximum extent this is feasible. All land preserved in perpetuity shall require a conservation restriction that complies with § 101-34 and is enforceable and monitored by the Highlands Council, the Township, and, where requested by the Highlands Council: for environmental protection, the NJDEP Green Acres or a qualified land trust nonprofit organization, or for agricultural use, the CADB or the SADC. All preservation set-asides shall be deed-restricted against further subdivision and shall consist of one contiguous parcel, to the maximum extent feasible, unless noncontiguous clustering is utilized.
(2) 
When agricultural resources are preserved the following provisions shall apply:
(a) 
The most productive Important Farmland Soils, determined in accordance with NRCS USDA soil survey data, NJDA and the local SCD shall be given priority in determining the area set aside for agricultural preservation within the Cluster Project Area.
(b) 
The conservation easement or deed restriction and a legally enforceable homeowner's agreement, where applicable, shall include Right to Farm Act provisions.
(c) 
Retention of the original farmstead or construction of new farmsteads associated with preserved agricultural lands in cluster developments shall be permitted.
(d) 
The preserved portion of the Cluster Project Area shall be buffered appropriately to avoid conflicts between agricultural operations and adjacent development, including the developed portion of the Cluster Project Area, and to facilitate compliance with Township Right to Farm regulations.
(e) 
This chapter supports sustainable agriculture (as defined at § 101-13 and consistent with the Agriculture Retention/Farmland Preservation Plan Element of the Master Plan) and requires the implementation of best management practices on the agricultural land, including as a condition of any approval development and implementation of a Farm Conservation Plan (as defined at § 101-13 and described at § 101-30D) that addresses the protection of water and soil resources, prepared by the USDA NRCS, TSP, appropriate agent or NJDA staff, and approved by the local SCD.
(f) 
Community supported agriculture businesses shall be permitted within the preserved portion of the Cluster Project Area to allow homeowners to take advantage of local agricultural goods and services and to enhance the viability of the agricultural industry.
(g) 
Requirements (e.g., bulk standards) applicable to agricultural development shall be as provided for other agricultural uses at § 101-30C.
(3) 
When natural resources are protected the following provisions shall apply:
(a) 
Cluster development shall meet the resource management and protection requirements of Article VI and shall be consistent with the policies of the Conservation Plan Element of the Master Plan.
(b) 
Where high value natural resources are preserved, the conservation easement or deed restriction shall prohibit active recreational uses and facilities, and only allow minimal passive recreational uses dependent upon the nature of the resources.
(c) 
Passive recreational trails shall be allowed provided they do not disturb habitat and shall be natural landscape trails constructed using native pervious materials. Where feasible, such passive recreational trails shall link to existing federal, state and local trail systems, greenways and parks.
(d) 
Buffering techniques, management and stewardship of natural resources, and site design for the Cluster Project Area shall be used, where feasible, to enhance the existing natural resources protected within the Cluster Project Area.
E. 
Development set aside of Cluster Project Area standards.
(1) 
Cluster development shall be designed to avoid or minimize disturbance of natural resources and agricultural resources (including ARAs) of the Highlands Region in compliance with the provisions of this chapter.
(2) 
The total area set aside for development in the Cluster Project Area shall not exceed 20%. To the maximum extent feasible, the developed area of the Cluster Project Area shall occupy no more than 10%, if the project area is served by a public or community on-site wastewater system.
(3) 
For cluster development dependent upon septic systems, the unit yield for the whole of the Cluster Project Area shall be based on the septic system density allowances as established at § 101-21D, or at the development density allowed under Township zoning, whichever is more restrictive.
(4) 
Septic system density allowances within the development set-aside portion of the Cluster Project Area shall not exceed that necessary to ensure that nitrate dilution for the developed portion of the site is maintained at 10 mg/L, or less. These allowances shall be calculated in accordance with the Highlands Council Nitrate Dilution Model, information concerning which may be obtained through the Highlands Council. This model derives from two independent methods: a mass-dilution (modified Trela-Douglas) model and the New Jersey Geological Survey's (NJGS) ground-water-recharge method. It provides the minimum number of acres required per septic system (applied as an average density) to ensure that recharge is sufficient to achieve nitrate dilution targets.
(5) 
Water and wastewater availability, expansion, or creation for cluster development shall be in compliance with § 101-21F through H and shall meet the resource management and protection provisions of this chapter.
(6) 
Cluster residential development proposing to use septic systems shall meet the resource management and protection provisions of this chapter.
(7) 
All infrastructure, open space and utilities necessary to support the residential cluster development shall be located within the development set-aside of the Cluster Project Area (i.e., streets, common open space areas, wastewater facilities and stormwater management).
(8) 
Where a municipality has developed and the Highlands Council has approved a plan for the aggregation of cluster developments to minimize the potential for dispersed clusters, the cluster development shall be consistent with such plan.
(9) 
Cluster development shall incorporate smart growth principles where feasible, including but not limited to a mix of land uses; compact building design; walkable neighborhoods; a range of housing opportunities and choices; foster distinctive communities with a strong sense of place; preserve critical natural and agricultural resources; direct development towards existing infrastructure (i.e., water, wastewater, transportation, and community facilities); provide a variety of transportation choices (i.e., pedestrian, bicycle automobile, bus, rail); and encourage community and stakeholder collaboration in development decisions.
(10) 
Cluster development shall incorporate LID techniques, as set forth at § 101-34.
(11) 
Cluster development shall be designed to maintain the Highlands rural, scenic and historic character and shall consider and harmonize with existing community character with respect to architectural style, scale, massing and arrangement of buildings. Protection of Highlands Historic, Cultural and Archaeological Resources and Highlands Scenic Resources (Appendix O[2]) shall be considered and incorporated consistent with the provisions at §§ 101-31 and 101-32. Primary criteria for site design decision-making shall include protection of existing resources and minimization of negative impacts.
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
(12) 
All buffers and setbacks shall consider and incorporate or harmonize with existing natural, agricultural, historic and scenic resources and with community character. Buffers and setbacks shall be designed to consider and harmonize with the Cluster Project Area and adjacent existing development. Existing natural resources and vegetation (e.g., hedgerows/trees, woodlands or forest, wetlands, streams) shall be retained and may be enhanced as buffer features whenever feasible. Where the cluster development is integrated into an existing neighborhood or center-type development, the developed area of the cluster shall be located behind an existing hedgerow (mature trees) or screened with a new buffer as appropriate, such as a thickly planted berm of native trees or shrubs that is landscaped in such a manner as to resemble existing woodlands.
(13) 
Site disturbance shall be restricted to clearing and grading to the minimum extent necessary to make reasonable use of the designated building envelopes, including but not limited to compliance with LID requirements at § 101-34 and retention of existing mature trees.
(14) 
Cluster development shall be configured to minimize impervious coverage.
F. 
Single-family dwelling area, yard and bulk standards. Residential cluster development shall be tailored to the characteristics of the site and its environs, and shall be designed to avoid or minimize disturbance of existing Highlands Area Resources. The following standards shall apply to residential cluster development projects.
(1) 
Minimum acreage threshold requirements.
(a) 
Cluster development reliant upon septic systems:
[1] 
Protection Zone: 120 acres.
[2] 
Conservation Zone: 40 acres.
[3] 
Existing Community Zone: 35 acres.
(b) 
Cluster development served by wastewater utilities:
[1] 
All zones: 30 acres.
(2) 
Net density/intensity threshold requirements.
(a) 
New single-family residential cluster development shall be subject to a net septic system density limitation calculated on the basis of the developed portion of the Cluster Project Area (as provided at § 101-21D). Such density (acres per septic system) shall comply with a nitrate dilution target for the developed portion of the Cluster Project of 10 mg/L or less.
(b) 
Where new single-family residential development is proposed to rely on existing wastewater utilities the density and intensity standards shall be in compliance with the underlying municipal Land Use Ordinance.
(3) 
Minimum unit number threshold requirement. Application of the acreage and density/intensity requirements of Subsection F(1) and (2), above, shall yield a minimum of four dwelling units.
(4) 
Bulk requirements. Where the applicant demonstrates and the reviewing Board finds, based upon submission of an analysis of natural and agricultural resources within the Cluster Project Area, that the site design shall be enhanced by reducing the bulk requirements of this subsection (e.g., where existing topography or vegetation provides an effective visual screen), these requirements may be reduced by up to 50%. Such reductions shall similarly apply to the extent they may be necessary to ensure compliance with the density or intensity requirements of Subsection F(2)(a) and (b) above.
(a) 
Cluster development reliant upon septic systems:
[1] 
Minimum lot frontage shall be 150 feet.
[2] 
Minimum lot width shall be 150 feet.
[3] 
Principal building setbacks:
[a] 
Minimum front yard setback shall be 50 feet.
[b] 
Minimum side yard setback shall be 30 feet.
[c] 
Minimum rear yard setback shall be 50 feet.
[4] 
Accessory building setbacks:
[a] 
Minimum setback from side or rear line shall be 15 feet; if a reduction is allowed, it shall be no less than 10 feet.
[b] 
Minimum setback from other buildings shall be 15 feet; if a reduction is allowed, it shall be no less than 10 feet.
(b) 
Cluster development served by wastewater utilities:
[1] 
Minimum lot frontage shall be 100 feet.
[2] 
Minimum lot width shall be 100 feet.
[3] 
Principal building setbacks:
[a] 
Minimum front yard setback shall be 35 feet.
[b] 
Minimum side yard setback shall be 20 feet.
[c] 
Minimum rear yard setback shall be 35 feet.
[4] 
Accessory building setbacks:
[a] 
Minimum setback from side or rear line shall be 10 feet; if a reduction is allowed, it shall be no less than five feet.
[b] 
Minimum setback from other buildings shall be 15 feet; if a reduction is allowed it shall be no less than 10 feet.
(5) 
Other requirements. All other development requirements for single-family dwellings, including any bulk standards not listed above (e.g., lot coverage, building coverage, building height) shall be as required pursuant to the underlying municipal zoning/land use ordinances. Cluster development within the Preservation Area may be restricted beyond these requirements, by applicable provisions of NJDEP Preservation Area Rules (e.g., 3% maximum impervious coverage).