[Amended 10-12-2016 by Ord. No. 1092-16; 6-22-2022 by Ord. No. 1172-2022]
Prior to the subdivision or resubdivision of land and prior to the issuance of a construction permit or certificate of occupancy for any development, an application for subdivision, site plan or planned development review, as the case may be, shall be submitted to and approved by the board of jurisdiction or administrative officer, as appropriate, and in accordance with the requirements of this article.
[Added 9-12-2007 by Ord. No. 936-07; 6-22-2022 by Ord. No. 1172-2022]
The following shall be exempt from site plan review and approval:
A. 
Subdivision or individual lot applications for detached one- or two-family dwelling unit buildings.
B. 
Replacement of previously approved outdoor mechanical equipment, including air-conditioning equipment, generators, or similar equipment or appliances, provided that the replacement equipment is the same or similar to the existing equipment and is installed in the same location.
C. 
Replacement of previously approved fencing, provided that for a fence conforming with the provisions of § 165-117.1, the replacement fencing shall be the same or similar to the existing fencing and in the same location.
D. 
Replacement of previously approved signage, provided that for signage conforming with the provisions of § 165-109, the replacement signage shall be the same or similar to the existing signage and in the same location and at the same height.
E. 
Replacement of a previously approved roof-mounted solar energy system, provided that the replacement system is the same or similar to the existing system and in the same location and at the same height.
[Added 6-22-2022 by Ord. No. 1172-2022]
A. 
The administrative officer and/or Planning Board, as appropriate, may waive the requirement of site plan review, in part or in its entirety, if the proposed development does not require any new variances or alter any existing variances, and if it:
(1) 
Secured previous site plan approval under the terms of this chapter and the proposed development will have an insignificant impact on the previously approved site plan; or
(2) 
Involves normal repair, maintenance or replacement; or
(3) 
Will not affect existing circulation, parking, drainage, stormwater management, Highlands compliance, building arrangements, landscaping, buffering, lighting or other considerations of site plan review.
B. 
An applicant requesting such a waiver shall provide to the administrative officer one paper copy and one digital copy of the Administrative Waiver of Site Plan Review Application and Checklist (Checklist No. 6),[1] together with all accompanying plans and documents and appropriate application fee.
[1]
Editor's Note: Checklist No. 6 is included as an attachment to this chapter.
C. 
Within 30 days of receipt of a complete application, the administrative officer, in consultation with Board Engineer, Board Planner, Board Attorney, and/or other staff and officials, as appropriate, shall determine whether the application meets the criteria set forth in § 165-36.2A above. Applications meeting those criteria may be approved administratively. If the administrative officer is unable to determine whether the application meets the said criteria, the application shall be referred to the full Planning Board for action. In such cases, no additional application fee shall be required.
When approval of the County Planning Board is required, the applicant shall also file the application with that agency in accordance with its rules and regulations.
Said application shall be filed with the Clerk of the Planning Board at least two weeks prior to a regular meeting of the Planning Board.
[Amended 7-23-1984 by Ord. No. 245-84]
An application under this Part 6 shall contain any and all data and material indicated on the checklist referred to in § 165-41.
The application shall be accompanied by a filing fee pursuant to § 165-13 to cover the technical, investigative and administrative expenses involved in processing the application.
[Amended 7-23-1984 by Ord. No. 245-84]
A. 
An application for development shall be complete for purposes of commencing the applicable time period for action by the Planning Board when so certified by the Clerk of the Board. In the event that the Clerk of the Board does not certify the application to be complete within 45 days of the date of its submission, the application shall be deemed complete upon the expiration of the forty-five-day period for purposes of commencing the applicable time period unless the application lacks information indicated on the checklist referred to below and provided to the applicant, and the Clerk of the Board has notified the applicant, in writing, of the deficiencies in the application within 45 days of submission of the application. The applicant may request that one or more of the submission requirements be waived, in which event the Planning Board shall grant or deny the request within 45 days. Nothing herein shall be construed as diminishing the applicant's obligation to prove in the application process that he is entitled to approval of the application. The Planning Board may subsequently require correction of any information found to be in error and submission of additional information not specified in this chapter or any revisions in the accompanying documents as are reasonably necessary to make an informed decision as to whether the requirements necessary for approval of the application for development have been met. The application shall not be deemed incomplete for lack of any such additional information or any revisions in the accompanying documents so required by the municipal agency.
B. 
For the purposes of administering this section, the following checklists for determining completeness of applications are hereby adopted and made part of this chapter:[1]
[Amended 3-8-1995 by Ord. No. 569-95; 10-28-1998 by Ord. No. 672-98; 6-28-2000 by Ord. No. 724-00; 12-13-2000 by Ord. No. 738-00; 4-23-2003 by Ord. No. 815-03; 8-11-2004 by Ord. No. 860-04; 4-13-2005 by Ord. No. 882-05]
(1) 
Checklist No. 1, Application Checklist, revised January 16, 2019.
[Amended 2-13-2019 by Ord. No. 1128-19]
(2) 
Checklist No. 2, Master Development Plan, revised February 11, 2005.
(3) 
Checklist No. 3, General Development Plan Approval, revised February 11, 2005.
(4) 
Checklist No. 4, Cellular Tower Site Plan Approval, revised February 11, 2005.
(5) 
Checklist No. 5, Single-Family Residential Lot Variance Application, revised February 11, 2005.
(6) 
Checklist No. 6, Administrative Waiver of Site Plan Review Application and Checklist, adopted June 22, 2022.
[Added 6-22-2022 by Ord. No. 1172-2022]
[1]
Editor's Note: The checklists are on file in the office of the Township Clerk and available to the public at no charge during normal business hours, Monday through Friday, 8:30 a.m. to 4:30 p.m.
[Added 5-25-2016 by Ord. No. 1082-16]
A. 
Applicability.
(1) 
This section shall apply to any application for development involving lands located within (or partially within) the Township Highlands Area (which includes the entirety of the Township) that seeks approval of a site plan, subdivision, or change in use, where approval of such application would:
(a) 
For residential development, create three or more dwelling units;
(b) 
For nonresidential development:
[1] 
Result in the ultimate disturbance of one acre or more of land;
[2] 
Produce a cumulative impervious surface area of 1/4 acre, or more; or
[3] 
Introduce or expand on any of the following land uses/facilities:
[a] 
Landfills;
[b] 
Permanent storage or disposal of hazardous wastes, industrial or municipal sludge or radioactive materials, including solid waste landfills;
[c] 
Collection and transfer facilities for hazardous wastes, solid wastes that contain hazardous materials, and radioactive materials;
[d] 
Industrial treatment facility lagoons; or
[e] 
Any major or minor potential contaminant source (as identified in Appendix A and Appendix B of this section, respectively[1]) on lands located within 200 feet of the wellhead of any public community well or public noncommunity well, as these are defined at § 165-41.1B below.
[1]
Editor's Note: Said appendixes are included as attachments to this chapter.
(2) 
All thresholds in § 165-41.1A(1)(a) and (b), above, shall be interpreted to apply cumulatively over time, beginning as of the effective date of this section. If or when any one of the thresholds is reached, the section shall apply to any and all development in excess of that threshold. Where an application proposes a mixed use, the thresholds in § 165-41.1A(1)(b), for nonresidential development, shall apply to the whole of the project, while that in § 165-41.1A(1)(a) shall apply to the residential component. For purposes of this section, the phrases "application for development," "Highlands Area," "residential development," "ultimate disturbance," and "cumulative impervious surface area" shall be defined as provided at § 165-41.1B below.
B. 
Definitions. For the purpose of this section, the following terms, phrases, words, and their derivations shall have the meanings stated herein unless their use in the text of this section clearly demonstrates a different meaning. When not inconsistent with the context, words used in the present tense include the future, words used in the plural number include the singular number, and words used in the singular number include the plural number. The word "shall" is always mandatory and not merely directory.
AGRICULTURAL IMPERVIOUS COVER
Agricultural or horticultural buildings, structures or facilities with or without flooring, residential buildings and paved areas, but not meaning temporary coverings.
AGRICULTURAL OR HORTICULTURAL DEVELOPMENT
Construction for the purposes of supporting common farmsite activities, including, but not limited to, the production, harvesting, storage, grading, packaging, processing, and the wholesale and retail marketing of crops, plants, animals, and other related commodities and the use and application of techniques and methods of soil preparation and management, fertilization, weed, disease, and pest control, disposal of farm waste, irrigation, drainage and water management, and grazing.
AGRICULTURAL OR HORTICULTURAL USE
The use of land for common farmsite activities, including, but not limited to, the production, harvesting, storage, grading, packaging, processing, and the wholesale and retail marketing of crops, plants, animals, and other related commodities and the use and application of techniques and methods of soil preparation and management, fertilization, weed, disease, and pest control, disposal of farm waste, irrigation, drainage and water management, and grazing.
APPLICANT
A developer submitting an application for development.
APPLICATION FOR DEVELOPMENT
The application form and all accompanying documents required by ordinance for approval of a subdivision plat, site plan, planned development, conditional use, zoning variance, or direction of the issuance of a permit pursuant to Section 25 or Section 27 of P.L. 1975, c. 291 (N.J.S.A. 40:55D-34 or 40:55D-36).
DISTURBANCE
The placement of impervious surface, the exposure or movement of soil or bedrock, or the clearing, cutting, or removing of vegetation.
DISTURBANCE, ULTIMATE
The total existing or proposed area of disturbance of a lot, parcel, or other legally designated (or otherwise legally recognized) tract or subdivision of land, for the purpose of, and in connection with, any human activity, property improvement, or development, including the surface area of all buildings and structures, all impervious surfaces, and all associated land disturbances such as excavated, filled, and graded areas, and all lawn and landscape areas. Ultimate disturbance shall not include areas of prior land disturbance which at the time of evaluation:
(1) 
Contain no known man-made structures (whether above or below the surface of the ground) other than such features as old stone rows or farm field fencing; and
(2) 
Consist of exposed rock outcroppings, or areas which, through exposure to natural processes (such as weathering, erosion, siltation, deposition, fire, flood, growth of trees or other vegetation) are no longer impervious or visually obvious, or ecologically restored areas which will henceforth be preserved as natural areas under conservation restrictions.
FARM MANAGEMENT UNIT
A parcel or parcels of land, whether contiguous or noncontiguous, together with agricultural or horticultural buildings, structures and facilities, producing agricultural or horticultural products, and operated as a single enterprise.
HIGHLANDS ACT
The Highlands Water Protection and Planning Act, P.L. 2004, c.120, as amended, codified in part at N.J.S.A. 13:20-1 et seq.
HIGHLANDS APPLICABILITY DETERMINATION (HAD)
The determination made by the NJDEP of whether a project proposed for the Preservation Area is a major Highlands development, whether any such major Highlands development is exempt from the Highlands Act, and whether the project is consistent with the applicable areawide water quality management plan.
HIGHLANDS AREA
That portion of the municipality for which the land use planning and regulation are in conformance with, or are intended or proposed to be in conformance with, the Highlands Regional Master Plan.
HIGHLANDS COUNCIL
The New Jersey Highlands Water Protection and Planning Council.
HIGHLANDS REGION
All that area within the boundaries of the municipalities listed in Subsection a. of Section 7 of the Highlands Act.
IMPERVIOUS SURFACE
Any structure, surface, or improvement that reduces or prevents absorption of stormwater into land, including, but not limited to, porous paving, paver blocks, gravel, crushed stone, decks, patios, elevated structures, and other similar structures, surfaces, or improvements.
IMPERVIOUS SURFACES, CUMULATIVE
The total area of all existing or proposed impervious surfaces situated or proposed to be situated within the boundary lines of a lot, parcel, or other legally recognized subdivision of land, expressed either as a measure of land area such as acreage, or square feet, or as a percentage of the total lot or parcel area.
MAJOR POTENTIAL CONTAMINANT SOURCES (PCS)
Land uses and activities determined by the Highlands Council to pose a major risk of groundwater contamination (see Appendix A[2]).
MINOR POTENTIAL CONTAMINANT SOURCES (PCS)
Land uses and activities determined by the Highlands Council to pose a minor risk of groundwater contamination (see Appendix B[3]).
MUNICIPAL LAND USE LAW (MLUL)
The New Jersey Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq.
NJDEP
New Jersey Department of Environmental Protection
NJDEP PRESERVATION AREA RULES
The regulations established by the NJDEP to implement requirements of the Highlands Act, titled "Highlands Water Protection and Planning Act Rules," and codified at N.J.A.C. 7:38-1 et seq.
PLAN CONFORMANCE
The process by which a municipality revises the master plan, development regulations and other regulations related to the development and use of land to conform them with the goals, requirements, and provisions of the Regional Master Plan in accordance with the Highlands Plan Conformance Guidelines.
PLANNING AREA
Lands within the Highlands Region not within the Preservation Area (N.J.S.A. 13:20-7).
PRESERVATION AREA
That portion of the Highlands Region so designated by Subsection b. of Section 7 of the Highlands Act.
PUBLIC COMMUNITY WELL
A well that provides water to a public water system serving at least 15 service connections used by year-round residents or regularly serving at least 25 year-round residents.
PUBLIC NONCOMMUNITY WELL
A well that is not a public community well and that provides water to a public water system regularly serving at least 25 individuals for at least 60 days in any given calendar year.
REGIONAL MASTER PLAN (RMP)
The Highlands Regional Master Plan or any revision thereof adopted by the Highlands Council pursuant to N.J.S.A. 13:20-8.
SOLAR PANEL
An elevated panel or plate, or a canopy or array thereof, that captures and converts solar radiation to produce power, and includes flat plate, focusing solar collectors, or photovoltaic solar cells and excludes the base or foundation of the panel, plate, canopy, or array. (As defined by the Highlands Act, N.J.S.A. 13:20-1 et seq., as amended.)
STRUCTURE
A combination of materials to form a construction for occupancy, use or ornamentation whether installed on, above, or below the surface of a parcel of land.
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
[3]
Editor's Note: Appendix B is included as an attachment to this chapter.
C. 
Consistency determinations required. No application for development included in Subsection A above shall be deemed complete or considered for review by an approving authority of Clinton Township until and unless the applicant has obtained and provided a copy of:
(1) 
A consistency determination from the Highlands Council indicating that the application is consistent with the Highlands Regional Master Plan; or
(2) 
A consistency determination from the Highlands Council indicating that the application is not consistent with the Highlands Regional Master Plan, accompanied by a certification, as described in Subsection D below, by the applicant's professional(s) that the application has been revised since review by the Highlands Council to achieve consistency with the Highlands Regional Master Plan.
D. 
Findings of consistency. Where a Highlands Council consistency determination indicates that an application for development is inconsistent with the Highlands Regional Master Plan, no such application shall be deemed complete or considered for review by an approving authority of Clinton Township, until or unless the applicant has obtained from the professional(s) responsible for preparation of the applicant's plans, a certification indicating that to the best of the knowledge and abilities of such professional(s), the application has been revised to achieve consistency with the Highlands Regional Master Plan and specifically describing the revisions made to achieve such consistency.
E. 
Waiver. The Township may issue a waiver from the provisions of this section where it can be established by the applicant and can be verified by the Township Administrator or Zoning Officer of the Township that:
(1) 
The activity, improvement or development proposed by the subject application for development has not yet been formally determined to be exempt from the Highlands Act (see § 165-41.1H, below), but eligibility for an exemption has been sufficiently established by the applicant; or
(2) 
The activity, improvement or development proposed in the application for development will neither encroach upon a Highlands resource or Highlands Resource Area, nor be of detrimental impact to any Highlands resource or Highlands Resource Area as these are identified and delineated in the Highlands Regional Master Plan. The applicant's professional(s) responsible for preparation of the applicant's plan shall establish compliance of the above through a formal certification specifically addressing the Highlands resources and Resource Areas and related policies and objectives as identified in Chapter 4 of the Highlands Regional Master Plan.
F. 
Highlands Council call-up. All Township waivers or findings of application completeness issued pursuant to this section shall be issued in writing, inclusive of a statement indicating the rationale for the determination. All such determinations shall be subject to Highlands Council call-up review, and shall include conditions requiring same consistent with this subsection. The Township shall, within five calendar days of issuance of all such determinations, provide a copy of the decision to the applicant and to the Highlands Council. The Highlands Council call-up review period shall expire 15 calendar days following its receipt of same. Upon determining to exercise this authority for call-up review, the Highlands Council shall transmit notice to the applicant and the municipality. Absent any such notification from the Highlands Council within that timeframe, the application shall be considered complete, with the date of the waiver or finding of application completeness to be as of the date of first issuance by the municipality.
G. 
Exclusions. The following specific improvements and related applications shall be excluded from the provisions of this section:
(1) 
The reconstruction, within the same footprint, of any building or other structure lawfully existing as of the effective date of this section, in the event of its destruction or partial destruction by fire, storm, natural disaster, or any other unintended circumstance.
(2) 
Any improvement or alteration to a building or other structure lawfully existing as of the effective date of this section, where such improvement or alteration is necessary for compliance with the provisions of the Americans with Disabilities Act, or to otherwise provide accessibility to the disabled.
(3) 
Any agricultural or horticultural use or development that would not result in either:
(a) 
An increase, since the date of enactment of the Highlands Act (August 10, 2004), either individually or cumulatively, of new agricultural impervious cover of greater than 3% to the total land area of a farm management unit. Solar panels shall not be included in any calculation of agricultural impervious cover (all terms as defined in § 165-41.1B, above); or
(b) 
Construction of three or more residential dwelling units (including accessory dwelling units) served by individual on-site septic system(s).
H. 
Exemptions. Any activity, improvement or development project listed and demonstrated to constitute a Highlands Act exemption shall be exempt from the provisions of this section. Formal demonstration of a Highlands Act exemption for an application for development involving lands located (or partially located) in the Highlands Area shall consist of one of the following:
(1) 
State agency determination. State agency determinations shall include either a Highlands applicability determination (HAD) issued by the NJDEP for a Preservation Area proposal, or a Highlands exemption determination issued by the Highlands Council for a planning area proposal, in either case, indicating that the proposal qualifies as a Highlands Act exemption.
(2) 
Municipal determination. Pursuant to § 165-41.2, Highlands Area exemptions, below, for any application under this section involving Highlands Act exemption Numbers 4, 6, 7 or 8, the applicant may request and shall be deemed to have satisfied the evidentiary requirement by obtaining a municipal exemption determination issued by the municipal exemption designee as established by § 165-41.2H, provided such determination indicates that the proposal qualifies as a Highlands Act exemption. The applicant may rely upon the findings of a municipal exemption determination to the same extent and with the same protections as would apply in the case of a Highlands exemption determination issued by the Highlands Council, or of a HAD issued by the NJDEP.
[Added 5-25-2016 by Ord. No. 1083-16]
A. 
Purpose. The purpose of this section is to set forth the procedural and substantive requirements by which the Township will issue Highlands Act exemption determinations. Such determinations pertain only to Highlands Act Exemptions 1, 2, 4, 5, 6, 7, and 8. Highlands Act exemption determinations indicate whether proposed activities, improvements or development projects affecting lands located within the Township Highlands Area are exempt from the Highlands Water Protection and Planning Act ("Highlands Act," N.J.S.A. 13:20-1 et seq.), and are therefore exempt from the Highlands Water Protection and Planning Council's ("Highlands Council") Regional Master Plan, the New Jersey Department of Environmental Protection's Highlands Water Protection and Planning Act Rules and from any amendments to the Township's Master Plan, development regulations, or other regulations adopted pursuant to the approval of the Township's petition for plan conformance by the Highlands Council.
B. 
Scope/applicability. The provisions of this section pertain to activities, improvements and development projects involving lands located within the Township of Clinton. The provisions of this section shall not be construed to alleviate any person or entity from the provisions and requirements of any other applicable ordinances, rules, or regulations of the municipality, or from any other applicable law, regulation, or requirement of any county, state, or federal authority having jurisdiction. Nor shall the provisions of this section deprive any person or entity from seeking a Highlands exemption determination from the NJDEP or the Highlands Council.
C. 
Statutory authority. This section is adopted under the authority of the Highlands Act and the MLUL. In the Highlands Act, the Legislature identified numerous categories of activities that are exempt from the Act, the RMP, the Preservation Area rules, and any amendments to a master plan, development regulations, or other regulations adopted by a local government to conform them with the RMP. See N.J.S.A. 13:20-28. The Legislature granted the Highlands Council the authority to administer the plan conformance process and to approve, reject, or approve with conditions municipal plan conformance petitions. See N.J.S.A. 13:20-14 and 13:20-15. The Legislature, through the MLUL, granted authority to New Jersey municipalities to govern land use and development within their borders and, through the Highlands Act, established requirements for Highlands municipalities to conform their land use and development regulations with the RMP. In a July 19, 2012, memorandum of understanding between the Highlands Council and the NJDEP, the Council and the NJDEP recognized the circumstances in which it would be appropriate for conforming, Highlands Council-certified municipalities to make determinations regarding specified Highlands Act exemptions.
D. 
Word usage. Terms used in the body of this section which are defined by the Highlands Act are intended to have the same definitions as provided in the Highlands Act. Unless expressly stated to the contrary or alternately defined herein, terms which are defined by the MLUL are intended to have the same meaning as set forth in the MLUL. For purposes of this section, the terms "shall" and "must" are indicative of a mandatory action or requirement while the word "may" is permissive.
E. 
Definitions. For purposes of this section the following definitions shall apply:
AGRICULTURAL IMPERVIOUS COVER
Agricultural or horticultural buildings, structures or facilities with or without flooring, residential buildings and paved areas, but not meaning temporary coverings. (N.J.S.A. 13:20-3.)
AGRICULTURAL OR HORTICULTURAL DEVELOPMENT
Construction for the purposes of supporting common farmsite activities, including, but not limited to, the production, harvesting, storage, grading, packaging, processing, and the wholesale and retail marketing of crops, plants, animals, and other related commodities and the use and application of techniques and methods of soil preparation and management, fertilization, weed, disease, and pest control, disposal of farm waste, irrigation, drainage and water management, and grazing. (N.J.S.A. 13:20-3.)
AGRICULTURAL OR HORTICULTURAL USE
The use of land for common farmsite activities, including, but not limited to, the production, harvesting, storage, grading, packaging, processing, and the wholesale and retail marketing of crops, plants, animals, and other related commodities and the use and application of techniques and methods of soil preparation and management, fertilization, weed, disease, and pest control, disposal of farm waste, irrigation, drainage and water management, and grazing. (N.J.S.A. 13:20-3.)
APPLICANT
Any entity applying to the Board of Health, Planning Board, Zoning Board of Adjustment, Zoning Officer, Construction Official or other applicable authority of the municipality for permission or approval to engage in an activity that is regulated by the provisions of this section.
APPLICATION FOR DEVELOPMENT
The application form and all accompanying documents required by ordinance for approval of a subdivision plat, site plan, planned development, conditional use, zoning variance, or direction of the issuance of a permit pursuant to Section 25 or Section 27 of P.L. 1975, c. 291 (N.J.S.A. 40:55D-34 or 40:55D-36).
BUILDING PERMIT
Used interchangeably with the term "construction permit"; see definition below.
CONSTRUCTION PERMIT
A permit issued pursuant to the New Jersey Uniform Construction Code, Chapter 23 of Title 5 of the New Jersey Administrative Code (N.J.A.C. 5:23-1 et seq.), providing authorization to begin work subject to the conditions and requirements established under the provisions therein.
DEVELOPMENT
The division of a parcel of land into two or more parcels, the construction, reconstruction, conversion, structural alteration, relocation, or enlargement of any building or other structure, or of any mining excavation or landfill, and any use or change in the use of any building or other structure, or land or extension of use of land, for which permission may be required pursuant to the MLUL (N.J.S.A. 13:20-3; N.J.S.A. 40:55D-4.)
DISTURBANCE
The placement of impervious surface, the exposure or movement of soil or bedrock, or the clearing, cutting, or removing of vegetation. (N.J.S.A. 13:20-3.)
DISTURBANCE, ULTIMATE
The total existing or proposed area of disturbance of a lot, parcel, or other legally designated (or otherwise legally recognized) tract or subdivision of land, for the purpose of, and in connection with, any human activity, property improvement, or development, including the surface area of all buildings and structures, all impervious surfaces, and all associated land disturbances such as excavated, filled, and graded areas, and all lawn and landscape areas. Ultimate disturbance shall not include areas of prior land disturbance which at the time of evaluation:
(1) 
Contain no known man-made structures (whether above or below the surface of the ground) other than such features as old stone rows or farm field fencing; and
(2) 
Consist of exposed rock outcroppings, or areas which, through exposure to natural processes (such as weathering, erosion, siltation, deposition, fire, flood, growth of trees or other vegetation) are no longer impervious or visually obvious, or ecologically restored areas which will henceforth be preserved as natural areas under conservation restrictions.
ENVIRONMENTAL LAND USE OR WATER PERMIT
A permit, approval, or other authorization issued by the Department of Environmental Protection pursuant to the Freshwater Wetlands Protection Act, P.L. 1987, c.156 (N.J.S.A. 13:9B-1 et seq.), the Water Supply Management Act, P.L. 1981, c.262 (N.J.S.A. 58:1A-1 et seq.), the Water Pollution Control Act, P.L. 1977, c.74 (N.J.S.A. 58:10A-1 et seq.), The Realty Improvement Sewerage and Facilities Act (1954), P.L. 1954, c. 199 (N.J.S.A. 58:11-23 et seq.), the Water Quality Planning Act, P.L. 1977, c.75 (N.J.S.A. 58:11A-1 et seq.), the Safe Drinking Water Act, P.L. 1977, c.224 (N.J.S.A. 58:12A-1 et seq.), or the Flood Hazard Area Control Act, P.L. 1962, c.19 (N.J.S.A. 58:16A-50 et seq.). (N.J.S.A. 13:20-3.)
FARM MANAGEMENT UNIT
A parcel or parcels of land, whether contiguous or noncontiguous, together with agricultural or horticultural buildings, structures and facilities, producing agricultural or horticultural products, and operated as a single enterprise. (N.J.S.A. 13:20-3.)
FARMSITE
A farm management unit as defined above.
FOREST MANAGEMENT PLAN
A written guidance document describing the forest resources present on a property, the landowner's management goals and objectives, and the recommended practices or activities to be carried out over time on the land. This tool is used to evaluate a forest land's current state and provide a management process which, over time, meets the landowner's objectives, while maintaining health and vigor of the resource. Forest management plans are typically written for a ten-year period. (RMP, Glossary.)
HIGHLANDS APPLICABILITY DETERMINATION
A determination made by the NJDEP (pursuant to N.J.A.C. 7:38-2.4) indicating whether a project proposed for the Preservation Area is a major Highlands development, whether any such major Highlands development is exempt from the Highlands Act, and whether the project is consistent with the applicable areawide water quality management plan.
HIGHLANDS AREA
That portion of the municipality for which the land use planning and regulation are in conformance with, or are intended or proposed to be in conformance with, the Highlands RMP.
HIGHLANDS PRESERVATION AREA APPROVAL (HPAA)
An approval issued by the NJDEP pursuant to 7:38-6 pertinent to a regulated activity in the Highlands Preservation Area, and including an HPAA that contains a waiver pursuant to N.J.S.A. 13:20-33b.
IMMEDIATE FAMILY MEMBER
A spouse, child, parent, sibling, aunt, uncle, niece, nephew, first cousin, grandparent, grandchild, father-in-law, mother-in-law, son-in-law, daughter-in-law, stepparent, stepchild, stepbrother, stepsister, half brother, or half sister, whether the individual is related by blood, marriage, or adoption. (N.J.S.A. 13:20-3.)
IMPERVIOUS SURFACE
Any structure, surface, or improvement that reduces or prevents absorption of stormwater into land, including, but not limited to, porous paving, paver blocks, gravel, crushed stone, decks, patios, elevated structures, and other similar structures, surfaces, or improvements. (N.J.S.A. 13:20-3.)
IMPERVIOUS SURFACES, CUMULATIVE
The total area of all existing or proposed impervious surfaces situated or proposed to be situated within the boundary lines of a lot, parcel, or other legally recognized subdivision of land, expressed either as a measure of land area such as acreage, or square feet, or as a percentage of the total lot or parcel area.
MAJOR HIGHLANDS DEVELOPMENT
(1) 
Except as otherwise provided pursuant to Subsection a. of Section 30 of the Highlands Act ("exemptions"):
(a) 
Any nonresidential development in the Preservation Area;
(b) 
Any residential development in the Preservation Area that requires an environmental land use or water permit from the NJDEP, or that results in the ultimate disturbance of one acre or more of land or a cumulative increase in impervious surface by 1/4 acre or more;
(c) 
Any activity undertaken or engaged in the Preservation Area that is not a development but results in the ultimate disturbance of 1/4 acre or more of forested area or that results in a cumulative increase in impervious surface by 1/4 acre or more on a lot; or
(d) 
Any capital or other project of a state entity or local government unit in the Preservation Area that requires an environmental land use or water permit from the NJDEP, or that results in the ultimate disturbance of one acre or more of land or a cumulative increase in impervious surface by 1/4 acre or more.
(2) 
Major Highlands development shall not include any agricultural or horticultural development or agricultural or horticultural use. Solar panels shall not be included in any calculation of impervious surface. (As defined by the Highlands Act, N.J.S.A. 13:20-1 et seq., as amended.)
MASTER PLAN
For purposes of this section, all references to the "Township Master Plan," "master plan," or "Master Plan" refer to the municipal Master Plan, as defined in the MLUL, as adopted by the Township Planning Board.
MASTER PLAN, HIGHLANDS REGIONAL (RMP)
For purposes of this section, all references to the Highlands Regional Master Plan (RMP), shall be by use of the words "Highlands Regional Master Plan," "Highlands RMP," "Regional Master Plan," or "RMP."
MUNICIPAL LAND USE LAW (MLUL)
The New Jersey Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq.
NJDEP
New Jersey Department of Environmental Protection.
NJDEP PRESERVATION AREA RULES
The regulations established by the NJDEP to implement requirements of the Highlands Act, titled "Highlands Water Protection and Planning Act Rules," and codified at N.J.A.C. 7:38-1 et seq.
PLANNING AREA
Lands within the Highlands Region that are not located in that portion designated by the Highlands Act as the "Preservation Area" (see metes and bounds description at N.J.S.A. 13:20-7b). For purposes of this section, this terminology shall also be used to refer to Planning Area lands located solely within the Township.
PRESERVATION AREA
Lands within the Highlands Region that are located in that portion designated by the Highlands Act as the "Preservation Area" (see metes and bounds description at N.J.S.A. 13:20-7b). For purposes of this section, this terminology shall also be used to refer to Preservation Area lands located solely within the Township.
SOLAR PANEL
An elevated panel or plate, or a canopy or array thereof, that captures and converts solar radiation to produce power, and includes flat plate, focusing solar collectors, or photovoltaic solar cells and excludes the base or foundation of the panel, plate, canopy, or array. (N.J.S.A. 13:20-3.)
STRUCTURE
A combination of materials to form a construction for occupancy, use or ornamentation whether installed on, above, or below the surface of a parcel of land.
F. 
Highlands Act exemptions.
(1) 
Section 30 of the Highlands Act identifies as exempt, specific activities, improvements and development projects affecting lands within the Highlands Region. Such activities, improvements and projects may be proposed as a component of any type of land use application submitted to the municipality for approval, including but not limited to zoning permit applications, building permit applications, and applications for development (as defined at § 165-41.2E). Any such qualifying activity, improvement or development project is exempt, with regard specifically to that activity, improvement or development project, from the requirements of the Highlands Act, the Highlands RMP, the NJDEP Preservation Area Rules, and any amendments to the Township's master plan, development regulations, or other regulations adopted pursuant to the approval of the Township's petition for plan conformance by the Highlands Council. Such an exemption specifically applies to any Highlands Area land use ordinance adopted by the Township pursuant to the Highlands Council's approval of the Township's petition for plan conformance.
(2) 
Evidence that a proposed activity, improvement, or development project qualifies as a Highlands Act exemption may be sought in the form of either a state agency exemption determination or a municipal exemption determination as provided at § 165-41.2F(2)(a) and (b) below, respectively.
(a) 
State agency exemption determination. State agency exemption determinations shall consist of either a Highlands applicability determination issued by the NJDEP for a Preservation Area proposal, or a Highlands exemption determination issued by the Highlands Council for a Planning Area proposal. State agency determinations may be requested with regard to any Highlands Act exemption; however, for applications involving any exemption not identified at § 165-41.2G below, a state agency exemption determination is required. Any applicant seeking a formal exemption determination for a capital or other project of any state entity or local government unit, or for any other publicly owned or controlled land or facility, also must request a state agency exemption determination.
(b) 
Municipal exemption determination. For an application involving any of the specific exemptions listed in § 165-41.2G below, the applicant may request a municipal exemption determination. The applicant may rely upon the findings of a municipal exemption determination to the same extent as would apply to an exemption determination issued by the Highlands Council or the NJDEP.
G. 
Highlands Act exemptions eligible for municipal determination. Effective as of the date on which the Township receives written authorization from the Highlands Council to proceed, an applicant may seek a municipal exemption determination for the Highlands Act exemptions listed hereunder.
(1) 
Exemption 1. The construction of a single-family dwelling, for an individual's own use or the use of an immediate family member, on a lot owned by the individual on the date of enactment of the Highlands Act (August 10, 2004) or on a lot for which the individual entered into a binding contract of sale to purchase on or before May 17, 2004.
(2) 
Exemption 2. The construction of a single-family dwelling on a lot in existence on the date of enactment of the Highlands Act (August 10, 2004), provided that the construction does not result in the ultimate disturbance of one acre or more of land or a cumulative increase in impervious surface by 1/4 acre or more.
(a) 
A municipal exemption determination indicating that an applicant qualifies under Highlands Act Exemption 2 shall require approval and filing of a deed notice along with a site plan delineating the total exempt area and the extent of the disturbance recognized in the municipal exemption determination (see § 165-41.2I(6) below). Municipal exemption determinations in such instances shall not take effect until the applicant has provided proof of filing of the approved deed notice.
(3) 
Exemption 4. The reconstruction of any building or structure for any reason within 125% of the footprint of the lawfully existing impervious surfaces on the site, provided that the reconstruction does not increase the lawfully existing impervious surface by 1/4 acre or more. This exemption shall not apply to the reconstruction of any agricultural or horticultural building or structure for a nonagricultural or nonhorticultural use.
(a) 
For purposes of this section, this exemption shall not be construed to permit multiple 125% footprint expansions, but rather, to permit one or more reconstruction activities cumulatively resulting in a maximum 125% increase in the footprint of the impervious surfaces lawfully existing on the site, provided they do not cumulatively exceed the one-quarter-acre limitation. Any determination of whether the expansion of impervious cover meets the statutory criteria for the exemption must account for the preexisting impervious cover, and for the Preservation Area, such expansion must be contiguous to the location of the existing impervious cover. See In re August 16, 2007 Determination of NJDEP ex rel. Christ Church, 414 N.J. Super. 592 (App. Div. 2010), certif. denied, 205 N.J. 16 (2010).
(b) 
For Preservation Area determinations, the applicable date of lawful existence shall be August 10, 2004, the date of enactment of the Highlands Act. For Planning Area determinations, the date of lawful existence shall coincide with the effective date of the municipally adopted Highlands Area Checklist Ordinance (§ 165-41.1) or Highlands Area Land Use Ordinance, whichever is earlier.
(4) 
Exemption 5. Any improvement to a single-family dwelling in existence on the date of enactment of the Highlands Act (August 10, 2004), including but not limited to an addition, garage, shed, driveway, porch, deck, patio, swimming pool or septic system.
(5) 
Exemption 6. Any improvement, for nonresidential purposes, to a place of worship owned by a nonprofit entity, society or association, or association organized primarily for religious purposes, or a public or private school, or a hospital, in existence on the date of enactment of the Highlands Act (August 10, 2004), including but not limited to new structures, an addition to an existing building or structure, a site improvement, or a sanitary facility.
(6) 
Exemption 7. An activity conducted in accordance with an approved woodland management plan pursuant to Section 3 of the Farmland Assessment Act, P.L. 1964, c.48 (N.J.S.A. 54:4-23.3) or a forest stewardship plan approved pursuant to Section 3 of P.L. 2009, c. 256 (the State Park and Forestry Resources Act, N.J.S.A. 13:1L-31), or the normal harvesting of forest products in accordance with a forest management plan or forest stewardship plan approved by the State Forester.
(7) 
Exemption 8. The construction or extension of trails with nonimpervious surfaces on publicly owned lands or on privately owned lands where a conservation or recreational use easement has been established.
H. 
Exemption designee(s). Municipal exemption determinations regarding Highlands Act exemptions shall be issued by the Township Administrator or Zoning Officer. The exemption designee(s) shall be authorized to issue municipal exemption determinations on behalf of the Township, and shall only begin to do so after satisfactory completion of a Highlands Council training class for which the individual(s) has/have received formal certification from the Highlands Council.
(1) 
Updates to training certification. In the event of programmatic changes, updated information, or modifications to procedures, updated training certification may be required of exemption designees in order to maintain qualifications for providing municipal exemption determinations. The Highlands Council will provide training modules on an as-needed basis, to provide base training to new employees, and/or to further the expertise of already-certified individuals. Exemption designees and the municipalities they serve will be advised of any need for upgraded training, which will be provided and funded by the Highlands Council.
(2) 
Interim determinations. For the duration of any period during which the Township is without a qualified exemption designee(s) due to changes in personnel or other extenuating circumstances, applicants seeking Highlands Act exemption determinations shall be referred to the NJDEP or the Highlands Council, for a state agency determination pursuant to § 165-41.2F(1) above.
I. 
Application procedures.
(1) 
Municipal exemption applications. Requests for municipal exemption determination shall be submitted on forms provided by the Planning Department and shall be accompanied by sufficient information and documentary evidence to demonstrate whether the proposed activity, improvement or development project qualifies for the applicable exemption. Required submission materials applicable to each exemption appear at § 165-41.2.M below.
(2) 
Completeness determination. The exemption designee shall review the application and all accompanying materials to determine whether sufficient information has been submitted to make a determination on the application. In the event of a finding that the application is incomplete, the exemption designee shall, within 15 calendar days of receipt, issue such findings in writing to the applicant, indicating what information is required to properly consider the application.
(3) 
Time for determination. The exemption designee shall issue municipal exemption determinations within 30 calendar days of receipt of a complete application. The exemption designee may consult with the Executive Director (or applicable designee) of the Highlands Council as needed in making any exemption determination, however. In such circumstance, the exemption designee shall seek such assistance within the thirty-day period and shall issue the determination within at least 10 calendar days of receiving the requested guidance. In no case shall failure to meet this date constitute approval of the exemption.
(4) 
Determinations. All municipal exemption determinations shall be provided in writing, shall certify to the applicability or inapplicability of the exemption, and shall include a statement of the rationale for the decision. Any municipal exemption determination certifying to the applicability of Highlands Act Exemption Number 2 shall be contingent upon submission of proof of filing of the required deed notice, as set forth at § 165-41.2I(6), below.
(5) 
Notice of determination required. The exemption designee shall provide copies of all municipal exemption determinations, including a copy of the full application, to the Highlands Council and, for decisions regarding lands in the Highlands Preservation Area, to the NJDEP, in either case, within 10 business days of issuance.
(6) 
Deed notice for exemption Number 2. Any municipal exemption determination that certifies to the applicability of Highlands Act exemption Number 2 (§ 165-41.2G(2) above), shall be issued conditionally, pending fulfillment of the requirement that a deed notice be recorded in the office of the Hunterdon County Clerk indicating the extent of the exemption that has been consumed. The deed notice shall incorporate each of the components listed below, and the applicant shall provide a copy of the filed deed notice to the Highlands Council within five business days of filing.
(a) 
Clear identification of the name(s) and address(es) of the owner(s) in fee of the property;
(b) 
Designated tax block and lot number(s), street address(es), municipality and county of location of the property;
(c) 
Reference to the municipal exemption determination (by date, numbering if applicable) issued and under which the deed notice is being filed;
(d) 
Description of the approved area of ultimate disturbance and the impervious surface area, with verification that these remain below the statutory limits;
(e) 
For properties of one acre or more in area, metes and bounds delineation indicating the portion of the property for which the ultimate disturbance has been authorized;
(f) 
Agreement to abide by the ultimate disturbance and impervious surface limits imposed, any furtherance thereof rendering the municipal exemption determination null and void; and
(g) 
Notice that the owner(s) and subsequent owner(s) and lessees shall cause all leases, grants, and other written transfers of interest in the property to contain provisions expressly requiring all holders thereof to take the property subject to the limitations therein set forth.
J. 
Appeal of municipal exemption determination. A municipal exemption determination may be appealed by any affected person/entity by filing a notice of appeal within 20 calendar days of issuance or receipt of said determination, whichever is later, specifying the grounds therefor. Appeals must be filed with the NJDEP in the case of any Preservation Area exemption, and with the Highlands Council, in the case of any Planning Area exemption. All appeals shall be copied to the exemption designee, who shall immediately transmit to the NJDEP or the Highlands Council, as applicable, copies of the notice of appeal, the municipal exemption determination application, and all supplemental materials constituting the record that the exemption designee relied upon in issuing the municipal exemption determination. Where the municipal exemption determination deems an activity, improvement or development project exempt, the filing of an appeal to the NJDEP or the Highlands Council shall stay all proceedings in furtherance of its approval by the municipality.
K. 
Effect of certified exemption. Issuance of a municipal exemption determination that certifies to the applicability of a Highlands Act exemption shall recognize the applicant's exemption from the provisions of the RMP, NJDEP Preservation Area rules, and any municipal ordinances and requirements adopted under the authority of the Highlands Act to achieve Highlands Plan conformance. The exemption is restricted solely to the extent of the specified activity, improvement, or development project as described in the language of the Highlands Act exemption, or to any lesser activity, improvement, or development project as proposed and certified through a municipal exemption determination application. Any activity, improvement, or development project, or any part thereof, that is not specifically listed as an exemption or exceeds the limits of an exemption, remains subject to all of the above regulatory programs to the full extent of the respective applicability of each. Issuance of a Highlands exemption determination shall not relieve the applicant from securing all other required federal, state, or local approvals.
L. 
Application fees. The application fee for a municipal exemption determination shall be $100, except for Exemption Number 5, when it is a part of a zoning permit application, for which the general zoning permit fee shall apply.
M. 
Submission requirements. All applications shall be accompanied by the municipal exemption determination application form, the applicable fees, and the information listed below, as applicable to the particular exemption or exemption(s) being sought by the applicant. All references to professional preparers indicated herein shall be construed to include any and all qualified individuals licensed, certified, or otherwise eligible and authorized to complete such work, in accordance with the applicable laws and legal requirements of the State of New Jersey, including but not limited to the MLUL and Title 13 of the New Jersey Administrative Code, Law and Public Safety. Where the exemption designee finds that any submission item is not necessary to address the evidentiary requirements that must be satisfied for issuance of an exemption determination, either because alternate items have been provided by the applicant, or the relevant information is readily available through records, maps, or any other documents on file in the offices of the municipality, the exemption designee may waive the applicant's obligation to submit such information.
(1) 
Exemption 1.
(a) 
A copy of a deed, closing or settlement statement, title policy, tax record, mortgage statement or any other official document showing that the lot was legally owned by the applicant on or before August 10, 2004, and indicating the lot and block as designated by the municipal tax mapping, the municipality and county in which the lot is located, and the street address;
(b) 
If the applicant did not own the lot, a copy of the binding contract of sale executed by the seller and the applicant on or before May 17, 2004, for the lot on which the house is to be constructed; and
(c) 
A certification by the applicant stating that the single-family dwelling proposed for construction on the lot specified and described therein by tax lot and block, municipality and county of location, and street address, is intended for the applicant's own use or the use of an immediate family member as identified therein by name and relationship to the applicant.
(2) 
Exemption 2.
(a) 
A copy of the recorded deed or plat showing that the lot was created on or before August 10, 2004, or proof of subdivision approval on or before August 10, 2004;
(b) 
A property survey certified by a licensed New Jersey professional land surveyor indicating the property boundary lines and overall lot size, and showing what structures currently exist on the lot, if any;
(c) 
A parcel plan certified by a licensed New Jersey professional engineer showing all existing and proposed development, including all structures, grading, clearing, impervious surface and disturbance, and including the calculations supporting the claim that impervious surfaces and areas of disturbance are within the limits necessary for Exemption 2; and
(d) 
A metes and bounds description of the area of the lot to be disturbed, limited to less than one acre and a draft conservation restriction or deed notice (pursuant to § 165-41.2I(5), above) to cover the balance of the lot.
(3) 
Exemption 4.
(a) 
A parcel plan certified by a licensed New Jersey professional engineer depicting:
[1] 
All existing property improvements, including all structures, grading, clearing, impervious surfaces and limits of disturbance, lawfully existing on the site as of August 10, 2004, for Preservation Area projects and as of the effective date of the municipal Highlands Area Checklist Ordinance (§ 165-41.1) or Highlands Area Land Use Ordinance, whichever is earlier; and
[2] 
All proposed development, including all structures, impervious surfaces, clearing limits, and limits of disturbance, including grading; and
(b) 
A copy of any official documentation of the original date of construction of the building or otherwise establishing the lawfulness of existing impervious surfaces.
(4) 
Exemption 5.
(a) 
A copy of any official documentation proving the single-family dwelling was in existence on August 10, 2004;
(b) 
A description of the proposed improvement; and
(c) 
A certification from the applicant that the property and all improvements will continue to be used for single-family dwelling purposes.
(5) 
Exemption 6.
(a) 
A copy of any official documentation indicating that the place of worship, public or private school or hospital was in existence on August 10, 2004;
(b) 
For improvements to a place of worship, documentation showing that the entity, society or association, or association organized primarily for religious purposes has nonprofit status;
(c) 
A site plan certified by a licensed New Jersey professional engineer depicting:
[1] 
All existing property improvements, including all structures, grading, clearing, impervious surfaces and limits of disturbance, existing on the site on August 10, 2004; and
[2] 
All proposed development, including all structures, impervious surfaces, clearing limits, and limits of disturbance, including grading.
(6) 
Exemption 7.
(a) 
For a private landowner with an approved woodland management plan or forest stewardship plan:
[1] 
A copy of the applicant's tax bill showing that the site has farmland assessment tax status under the New Jersey Farmland Assessment Act, N.J.S.A. 54:4-23.1 et seq., if applicable;
[2] 
A brief description of the total area of woodlands that is the subject of the approved woodland management plan or forest stewardship plan;
[3] 
A brief description of the length of time that the area to be managed has been in use for woodland management or forest stewardship plan; and
[4] 
A copy of the approved woodland management plan or forest stewardship plan.
(b) 
For the normal harvesting of forest products in accordance with a forest management plan or forest stewardship plan approved by the State Forester:
[1] 
A brief description of the total area where the normal harvesting of forest products occurs;
[2] 
A brief description of the length of time that the area to be managed has been in use for normal harvesting of forest products; and
[3] 
A copy of a forest management plan or forest stewardship plan approved by the state Forester.
(7) 
Exemption 8.
(a) 
A site plan certified by a licensed New Jersey professional engineer showing the proposed trail construction with details, including the location and width of existing and proposed trails and those off-site trails to which they connect, if any;
(b) 
A written description of the nonimpervious materials to be used; and
(c) 
For privately owned property, a copy of a deed for the property and the conservation or recreational use easement on the property.
At the request of an applicant, the Planning Board shall grant an informal review of a concept plan for a development for which the applicant intends to prepare and submit an application for development. The applicant shall not be bound by any concept plan for which review is requested, and the Planning Board shall not be bound by any such review. The concept plan shall be in sufficient detail to allow the Planning Board to make an informed decision on the merits of the proposed development. The submission of a concept plan is recommended prior to the filing of a formal application for preliminary subdivision approval and preliminary planned development approval.