Township of Holland, NJ Article IX Application Review Procedures and Requirements

§ 101-42 Application procedures.

All procedural requirements regarding applications for zoning permits, construction permits, certificates of occupancy or approval, variance relief, site plan approval, subdivision approval, interpretations, appeals, and any other such application in the Highlands Area shall remain in effect as provided pursuant to the underlying municipal land use ordinances and other applicable codes and regulations in effect at the time of the application, except to the extent these may be modified by the provisions set forth herein.

A. When required. All requirements stipulating the circumstances under which such permits or approvals are required, as set forth by the underlying municipal zoning and land use ordinances, and any other applicable codes and regulatory requirements shall remain in full force and effect for the Highlands Area as provided pursuant to such regulations, inclusive of the specific definitions used therein to classify applications for review and consideration by the appropriate municipal authority, including but not limited to such terms as "major site plan," "minor site plan," "major subdivision," "minor subdivision," "use variance," "conditional use variance," "change in use," "bulk variance," "zoning permit," and "building permit." In the event that the underlying municipal land use ordinances do not require issuance of a permit or other approval for any activity, improvement, or development project covered under the provisions of this chapter, a Highlands Resource Permit shall be required in accordance with the provisions of § 101-42F, below.

(1) All applications to the Land Use Board shall utilize the Land Use Board Application Form – Highlands Land Use, attached hereto and incorporated as Appendix R.[1]

[Added 11-17-2020 by Ord. No. 2020-13; amended 12-7-2021 by Ord. No. 2021-17]

[1] Editor's Note: Appendix R is included as an attachment to this chapter.

B. Highlands Act exemptions. Pursuant to § 101-8D above, any application proposing an activity, improvement or development project that qualifies as a Highlands Act exemption is exempt from the requirements of this chapter. Any applicant asserting same, shall, as a condition of application completeness, and in any case prior to municipal review or approval of the application, provide evidence that the proposal qualifies as a Highlands Act Exemption as provided below.

(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. State agency determinations are required for any application under this chapter involving the Highlands Act exemptions listed under § 101-8D above. State agency determinations are also required for any capital or other project of any state entity or local government unit, or for any other publicly owned or controlled land or facility; these categories including any project or improvement pertaining to the lands or facilities of the Township of Holland.

C. Approvals subject to compliance. Approval of any land use-related application pertaining to the Highlands Area, whether a zoning permit application, building permit application, application for development (as defined at § 101-13), or any other such application, unless deemed a Highlands Act Exemption pursuant to § 101-42B above, is subject to compliance with the provisions of this chapter. Prior to any such approval, the reviewing entity shall ensure that the proposed activity, improvement or development project that is the subject of the application under its jurisdiction, is either in full compliance with all applicable provisions of this chapter; has received approval(s) from the entity or entities authorized to grant relief from such provision(s); or by its conditioned approval, where permitted herein, will remain subject to the issuance of such approval(s) from the entity or entities authorized to consider and issue such relief, with such approval(s) to issue prior to any land disturbance related to the proposed activity, improvement or development project.

[Amended 12-7-2021 by Ord. No. 2021-17]

(1) Building/construction permit applications. Demonstration of compliance with all applicable provisions of this chapter shall be required as a prior approval to the issuance of any building permit. Proof of such compliance shall be provided in writing, as issued by the applicable reviewing authority or authorities, including but not limited to the Township Zoning Officer, Planner, Engineer, Land Use Board, Zoning Land Use Board, Board of Health.

(2) Zoning permit applications. Demonstration of compliance with all applicable provisions of this chapter shall be required prior to the issuance of any zoning permit or zoning approval. Where a finding of compliance requires authority or professional expertise outside the purview of the Zoning Official, such proof shall be provided in writing by the applicable reviewing authority or authorities, including but not limited to the Township Planner, Engineer, Land Use Board, Zoning Land Use Board, Board of Health. In such instances, receipt of such findings of compliance shall constitute mandatory prior approvals to the issuance of any zoning permit or approval.

(3) Applications for development. Prior to granting any approval of an application for development, the Land Use Board or Zoning Land Use Board, as applicable, shall make specific findings of compliance with regard to the applicable provisions of this chapter, such findings assisted by the advice and recommendations of the reviewing Board's professionals, including but not limited to the Board Planner, the Board Engineer, and any specialist, expert or other consultant engaged by the Board to assist in any field of specialization. The reviewing Board shall attach certain conditions to any such approval as provided at § 101-43C below, but is by no means limited solely to these in making its determination on an application.

D. Applications requiring prior Highlands Council approval. For any application listed in this subsection, authorization by the Highlands Council shall be obtained prior to a finding of application completeness, and prior to any review or approval of the application by the applicable municipal authority. In all such cases, applications shall be filed with the Highlands Council in accordance with its established submission and procedural guidelines.

(1) New/extended utility infrastructure. Any application proposing installation of new or extended water supply or wastewater collection/treatment utility infrastructure in any Planning Area Zone or Sub-Zone other than the Existing Community Zone (excluding the Existing Community Environmentally Constrained Sub-Zone).

(2) Water availability. Any application proposing new or increased use of potable or nonpotable water averaging 6,000 gallons per day or more, pursuant to § 101-27B, unless regulated under a Highlands Council-approved Water Use and Conservation Management Plan.

E. Applications requiring prior NJDEP approval. For any applications listed in this subsection, approval by the NJDEP shall be obtained prior to a finding of application completeness, and prior to any review or approval of the application by the applicable municipal authority.

(1) Major Highlands developments. Any application for a major Highlands development in the Preservation Area as defined by the NJDEP Preservation Area rules at N.J.A.C. 7:38.

(2) New/extended utility infrastructure. Any application proposing the installation of new or extended water supply or wastewater collection/treatment infrastructure in any portion of the Preservation Area.

F. Findings of compliance. With regard to any application, or any specific aspect of an application for which the Highlands Council or the NJDEP has explicitly issued an approval, the applicable reviewing authority shall find that, to the extent the approval specifically addresses the provisions of this chapter, the applicant has demonstrated compliance. Such approvals shall not be construed to waive or obviate other applicable provisions of this chapter or of any other applicable municipal or nonmunicipal ordinances, regulations or requirements. With respect to all other findings of compliance, the provisions of this subsection shall apply.

(1) Professionals required. Findings of compliance with the provisions of this chapter shall be provided only by individuals qualified to review and make such determinations. In many but not all instances these shall require licensed, certified or otherwise qualified professionals such as scientists, engineers, planners or geologists. Fee and escrow requirements associated with applications requiring approval under this chapter shall reflect the reasonable anticipated expenses associated with processing and reviewing such applications, as provided at § 101-44 below. The following professionals (where the term "professionals" is 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) shall, to the extent of their applicable licensure, certification, or other appropriate qualifications, be authorized to review and provide findings pursuant to this chapter, and shall be designated as required, by the municipal governing body or reviewing Land Use Board or Zoning Land Use Board, as applicable:

[Amended 12-7-2021 by Ord. No. 2021-17]

(a) Use, density, intensity and other bulk requirements: professional planner; professional engineer; Zoning Officer.

(b) Forest resources: certified tree expert; forester; forest scientist/ecologist.

(c) Highlands Open Waters, and Riparian Areas: limnologist; wetlands or riparian scientist/ecologist; environmental engineer (as required for water quality management issues).

(d) Steep Slopes: professional engineer; geologist; topographic surveys: licensed land surveyor.

(e) Carbonate Rock Areas: geotechnical engineer; geologist; other professional engineer or geological expert qualified and experienced in geological/geotechnical aspects of development.

(f) Water conservation and deficit mitigation, Prime Groundwater Recharge Areas, Wellhead Protection Areas, stormwater management: hydrogeologist; professional engineer; water resources engineer; environmental engineer.

(g) Low-impact development: landscape architect, professional engineer; environmental engineer; professional planner qualified and experienced in applicable areas.

(h) Conservation/deed restrictions: attorney.

(2) Zoning and building/construction permit applications. Where a zoning or building/construction permit application (or request for approval) is not preceded by an application for development under the purview of the Land Use Board or Zoning Land Use Board, the reviewing official shall rely upon the determination(s) of the individual designated in Subsection F(1), above for findings of compliance with respect to the applicable provisions of this chapter.

[Amended 12-7-2021 by Ord. No. 2021-17]

(a) All determinations by the qualified professional shall be determinative in the disposition of any zoning or building/construction permit application with respect to required prior approvals.

(b) Where the professional determines that an approval may be granted subject to certain conditions, such conditions shall be addressed prior to the issuance of any permit or approval by the building or zoning official, unless in the estimation of the professional, satisfaction of the required conditions of approval will not be compromised by issuance of the zoning or building/construction permit and are ensured by other means, such as withholding of any final certificates of occupancy or approval.

(c) The findings of the review professional shall be provided in writing to both the municipal official(s) responsible for the review and disposition of the zoning or building/construction permit, and to the applicant. Where such findings indicate that the application is not compliant with the applicable provisions of this chapter, the review professional shall provide a statement identifying the reasons therefor. Where the review professional indicates that an approval may be granted pending satisfaction of certain conditions, a statement and explanation of the conditions to be attached shall be set forth as well as the reasons therefor.

(d) The findings of the review professional may be appealed by any affected party in accordance with the provisions of the underlying land use ordinance, pursuant to N.J.S.A. 40:55D-70(a).

(e) The professional review process shall occur as follows:

[1] Upon notice from the municipal official(s) responsible for the review and disposition of the zoning or building/construction permit that a prior approval is required, it shall be the applicant's responsibility to prepare a request for review and issuance of such approvals by the designated municipal professional(s).

[2] The applicant shall provide all of the documents and materials required for submission under an application for development pursuant to § 101-45 below, to the extent they apply with respect to the particular resources and Ordinance provisions at issue, for review by the professional.

[3] The professional shall provide a completeness determination in writing, within 30 days of receipt of the application materials, which in the event of an incomplete application, shall indicate the reasons therefor. The professional shall have the authority to waive submission of items he or she finds unnecessary or irrelevant to the evaluation and the required report of findings.

[4] The professional shall review and provide a report of findings to both the municipal official(s) and the applicant within 45 days of the date on which the application is deemed complete.

[5] In the event of a Carbonate Rock investigation pursuant to § 101-26C, above, the professional report of findings shall be provided in accordance with the program and scheduling as provided therein.

[6] The review professional shall have authority to issue such waivers and exceptions as provided only in accordance with Article X, below.

(3) Highlands Resource permit applications. In the event that the underlying municipal land use ordinances do not require issuance of a zoning or building permit, or approval of an application for development through which compliance with the provisions of this chapter may be demonstrated, the provisions herein shall apply.

(a) Any person proposing an activity, improvement or development project that will affect a Highlands Resource, Resource Area, or Protection Area, shall obtain a Highlands Resource permit in accordance with this section.

(b) Applications shall be made on forms provided by the municipality requiring identification of the owner of the property or properties at issue, the tax block and lot, street address, the extent, location and type of activity proposed, and by submission of a Consistency Determination Report from the Highlands Council website, an indication of the resources potentially affected by the proposed activity.

(c) The designated review authority for such applications shall be the Township Zoning Officer, Planner and/or Engineer.

(d) The review and disposition of such applications shall occur as provided for zoning and building/construction permits, in the preceding sections, with approvals being issued only upon a finding of compliance.

(4) Applications for development. With respect to applications for development, findings of compliance shall be provided by the applicable professional(s) through the process of review and consideration undertaken by the Land Use Board or Zoning Land Use Board. The reviewing Board (or its committee(s), if applicable) shall consider all such findings during the course of the application for development, in conjunction with all other relevant information and requirements in rendering a final decision in any matter.

[Amended 12-7-2021 by Ord. No. 2021-17]

§ 101-43 Applications for development.

[Amended 12-7-2021 by Ord. No. 2021-17]

The provisions of this section shall apply to any application for development (see § 101-13, above) under the jurisdiction of the Land Use Board or Zoning Land Use Board.

A. Notice and reporting requirements. The provisions of this section shall apply in addition to all requirements concerning public notice for applications for development as provided under the MLUL and required pursuant to the underlying municipal land use ordinances.

(1) Notice of application to Highlands Council. The applicant for any application for development shall provide notice to the Highlands Council at least 10 days prior to the date on which the application is scheduled for consideration by the local Board. A copy of the complete application shall accompany such notice regarding any application for development involving the potential disturbance of two acres or more, or a cumulative increase in impervious coverage of one acre or more. The applicant shall provide copies of any subsequent revisions to such applications to the Highlands Council at the same time these are provided to the reviewing Board. If such plans or plats have been prepared in digital form, they shall be provided to the Highlands Council in a digital format that meets Highlands Council standards for such submissions.

(2) Scenic resource notice requirements. Where a project site falls within a Highlands scenic resource area designated by the Highlands Council, that crosses municipal or county boundary lines, public notice requirements shall, in addition to the applicable notice requirements of the MLUL, incorporate any supplemental notice provisions as set forth in the adopted Scenic Resource Management Plan.

(3) Notice of decision required. The reviewing Board shall provide a certified copy of the fully-executed resolution memorializing its final decision regarding any application for development to the Highlands Council within 10 days of its adoption. This provision shall apply in all cases, whether the Board approves the application for development, denies it, or approves it with conditions.

B. Board decisions subject to Highlands Council call-up. All Board decisions pertaining to applications for development involving the ultimate disturbance of two acres or more of land or a cumulative increase impervious surface by one acre or more are subject to call-up and subsequent review by the Highlands Council in accordance with procedural requirements and timeframes established pursuant to the Highlands Act. The Highlands Council may, on notice to the applicant within 15 days of receipt of the memorializing resolution of the reviewing Board, review and require a public hearing on the application. In that case, subsequent to the hearing the Highlands Council may approve the application for development, deny it, or issue an approval with conditions.

C. Conditions of approval. The following conditions of approval shall, in addition to any applicable conditions previously set forth under this chapter, be attached to any application for development approved pursuant to the MLUL, and the provisions of § 101-42, above.

(1) No land disturbance. No land disturbance approved in connection with an application for development involving the ultimate disturbance of two acres or more of land or a cumulative increase in impervious surface by one acre or more shall occur until and unless, either:

(a) The Highlands Council call-up period has expired without issuance of a notice seeking review of the application by the Highlands Council; or

(b) The Highlands Council has issued notice and has reviewed the approval pursuant to N.J.S.A. 13:20-17(a)1 and has determined not to deny or modify the approval.

(2) Amendments. In the event that Highlands Council review of an approved application for development pursuant to § 101-43B above results in a finding that the plans must be modified, the applicant shall amend the application accordingly and submit the amended application to the reviewing Board for approval. Such submissions shall include the written findings and notice of decision of the Highlands Council.

(3) Conservation restrictions. The applicant shall commit to and, as a condition of approval, perfect a conservation restriction on the undisturbed portions of Highlands Resources, Highlands Resource Areas, and Special Protection Areas located on the subject property, if and as required pursuant to the provisions of § 101-35.

(4) Musconetcong National Scenic and Recreational River. Any applications requiring federal permits, receiving federal funding of involving other federal actions and that may affect resource values of the Musconetcong National Scenic and Recreational River shall be conditioned upon National Park Service review of the disturbance pursuant to Section 10(a) of the National Wild and Scenic Rivers Act.

(5) Approvals conditioned on state approvals. All approvals shall be subject to the approval of any and all state agencies or other authorities having jurisdiction over any aspect or aspects of the approved application for development.

(6) As-built surveys required. Prior to issuance of any final certificate of occupancy or approval, or to the release of any performance bonding held in relation to the approved application for development, the applicant shall provide an "as-built" survey depicting the final site conditions.

(7) Submission of final plans/plats to Highlands Council. The applicant shall provide a copy of any final site plan or subdivision plat to the Highlands Council. If such plans or plats have been prepared in digital form, they shall be provided to the Highlands Council in a digital format that meets Highlands Council standards for such submissions.

§ 101-44 Application fee and escrow requirements.

The application fee and escrow requirements of this subsection shall apply in addition to all existing fee and escrow requirements, including procedural and legal requirements, as set forth in the underlying municipal land use ordinances. All application fees and escrows shall be managed and dispensed as prescribed under all applicable state and local requirements, including but not limited to those of the MLUL and the Uniform Construction Code.

A. Highlands Resource review. The fee and escrow requirements herein shall apply to applications for Highlands Resource permits, and to zoning permit and building/construction permit applications for which Highlands Resource review is required as a prior approval pursuant to § 101-42F.

(1) Highlands Resource review fees.

(a) Applications involving determinations regarding permitted/prohibited uses, carbonate rock Phase I investigation, water use and conservation, wellhead protection, prime groundwater recharge, low-impact development, or any combination of these: $25.

(b) Applications involving determinations regarding any one or combination of the following: density or intensity of development standards, forest resources, steep slopes, carbonate rock Phase II investigation, water deficit mitigation, or stormwater management (including stormwater low-impact development): $25.

(c) Applications involving determinations regarding any combination of items listed in both Subsection A(1)(a) and (b), above, shall be subject to the application fee listed at Subsection A(1)(b).

(2) Escrow deposit requirements.

(a) Applications requiring compliance determinations pursuant to any Highlands Resource component listed in the following table shall be accompanied by the escrow deposits therein indicated. Where an application involves more than one of the listed application compliance components, escrow deposits shall be cumulative.

Application Compliance Component	Escrow Deposit
Density or Intensity Standards	$250
Forest Resources	$250
Steep Slopes	$250
Carbonate Rock, Phase II Investigation	$1500
Water Deficit Mitigation	$1000
Stormwater Management and Stormwater LID	$500
Conservation/Deed Restrictions	$250
Operations and Contingency Plans	$250

(b) Escrow deposits shall be used by the municipality to cover the costs of professional reviews associated with the respective Highlands Resource components. Where any escrow account is depleted to an amount equaling 25% or less of the original deposit amount, the status and progress of the application shall be reviewed by the applicable municipal official(s), and the professional responsible for Highlands Resource review shall determine whether account replenishment is necessary, and if so, by what amount. On notice from the municipality of any such replenishment requirement, the applicant shall provide the additional escrow accordingly and within such timeframes as therein stated.

B. Applications for development. All fee and escrow requirements pertaining to applications for development shall remain as set forth in the underlying municipal land use ordinances, with the adjustments provided herein as a supplemental requirement, applicable in the case of any application for which the reviewing Board requires professional assistance in making findings of compliance pursuant to § 101-42F.

(1) The required escrow deposit for applications involving determinations regarding any one or more of the following resource components shall be calculated by multiplying the existing escrow deposit requirement by 1.25: carbonate rock Phase I investigation, water use and conservation, wellhead protection, prime groundwater recharge, low-impact development.

(2) The required escrow deposit for applications involving determinations as to any of the following resource components shall be calculated by multiplying the existing escrow deposit requirement by 0.25 for each applicable item, and adding each to the existing escrow deposit amount: density or intensity of development standards, forest resources, steep slopes, carbonate rock Phase II investigation, water deficit mitigation, or stormwater management (including stormwater low-impact development).

(3) The required escrow deposit for any application involving determinations listed at both Subsection B(1) and (2), above, shall be calculated by multiplying the existing escrow deposit requirement by 0.25 and adding the result to the amount determined under Subsection B(2).

§ 101-45 Submission checklist requirements.

[Amended 6-5-2019 by Ord. No. 2019-11]

All applicants seeking approval for any activity, improvement or development project covered under the provisions of this chapter shall submit the materials required in this section for review by the applicable municipal authority. For the purposes of determining completeness of applications for development pursuant to N.J.S.A. 40:55D-10.3, the checklists set forth in Appendix Q (being the checklist designated Checklist for Determining Completeness of Applications Submitted under Chapter 101) is made part of this Chapter 101. In no case shall an application for development (as defined in Article III) be deemed complete or scheduled for Board review until such time as the Board has received all required items in accordance with the provisions herein. Applications for Highlands Resource permits and for zoning permits and building/construction permits requiring Highlands Resource review shall not be considered for such review until such time as the reviewing authority has received all required items in accordance with the provisions herein. In all cases, the submission requirements of this section shall be considered supplemental to the checklist requirements of the underlying municipal land use ordinances.

A. General submission requirements. All applications shall be accompanied by the following:

(1) Application fees and escrow deposits.

(2) Completed application forms (14 copies).

(3) Highlands Act exemptions. Any applicant claiming eligibility for an exemption under the Highlands Act shall provide one of the following:

(a) Highlands applicability determination from the NJDEP for a Preservation Area application; or

(b) Highlands exemption determination from the Highlands Council as provided under § 101-42B.

(4) Prior approvals. All applications requiring prior approvals pursuant to the provisions of this chapter shall provide evidence of receipt of same, as listed below. All such applications shall be accompanied by copies of the specific plans, reports and other materials to which such approval applies.

(a) For any application proposing development within the Carbonate Rock Area pursuant to § 101-26B, copies of Phase I Geologic Investigation Report, Phase II Geotechnical Evaluation Report if applicable, associated certification(s) of sufficiency issued by Municipal Engineer, and all written evaluations, reports, recommendations issued by the Municipal Engineer pursuant to § 101-26C.

(b) For any application proposing development within a Carbonate Rock Drainage Area pursuant to § 101-26D, copies of Phase I Geologic Investigation Report, associated certification of sufficiency issued by Municipal Engineer, and all written evaluations, reports, recommendations issued by the Municipal Engineer pursuant to § 101-26C.

(c) For any application proposing an increase in the use of net water availability or conditional water availability pursuant to Article VI, notice of findings issued by the Highlands Council pursuant to § 101-27G.

(d) For any application proposing installation of new or extended water supply or wastewater collection/treatment utility infrastructure in any Planning Area Zone or Sub-Zone other than: the Existing Community Zone (excluding the Existing Community Environmentally Constrained Sub-Zone), notice of authorization issued by the Highlands Council.

(e) For any application for a major Highlands development in the Preservation Area as defined by the NJDEP Preservation Area rules at N.J.A.C. 7:38, an HPAA issued by the NJDEP.

(f) For any application proposing the installation of new or extended water supply or wastewater collection/treatment infrastructure in any portion of the Preservation Area, an HPAA with waiver issued by the NJDEP.

(5) Mapping instructions. All mapped information shall be provided for the full parcels affected by the proposed project and a distance of 200 feet from the outer boundaries of all affected parcels. Where this chapter requires field surveys of resources, the field survey requirement shall apply only to the affected parcels and shall be conducted by qualified professionals. These include specifically: contiguous steep slope areas of 5,000 square feet or more which are not within the Steep Slope Protection Area; areas defined as "forest" via the methodology provided at Appendix A[1] which are not identified within the Total Forest Area, or which revise the Total Forest Area; if required pursuant to § 101-26D, the boundary lines of any Carbonate Rock Drainage Area. The area within 200 feet of the affected parcels may be mapped using existing data and is not subject to field surveys. Where field surveys are not required for mapping of Highlands Resources, the application shall include Highlands Council GIS data. In addition to paper plans, initial plan sets shall be submitted on CD (or other acceptable archival electronic format) in the most recent version of ESRI Shape files (.shp) and in the most recent version of Adobe Acrobat® (.pdf) format. The plans must be geo-referenced using New Jersey State Plane Coordinates NAD83 (or the most current New Jersey State Plane coordinate system). The final approved version shall be submitted in the same manner. Plan revisions (subsequent to the initial plan sets but prior to final approved version) shall be submitted in .shp and .pdf either in archival electronic format or via e-mail. Projects that will disturb less than two acres and will create less than one acre of net impervious surface may be submitted as geo-referenced CAD files in lieu of the ESRI Shape files.

[1] Editor's Note: Said appendix is included as an attachment to this chapter.

B. Permit applications. The submission requirements of this subsection shall apply in addition to those of § 101-45A above, in the case of all applications for Highlands Resource permits and for zoning or building/construction permits requiring Highlands Resource review. Where the reviewing authority or designated review professional determines that a submission item listed in this subsection is not applicable to the proposed development project or is unnecessary to the conduct of such review, the authority or designated professional may waive the requirement for its submission. A waiver of submission of any checklist item shall not be construed to preclude the reviewing entity from ultimately requiring the submission of such item, however, if during the course of application review it is found necessary and relevant in making a determination.

(1) Base submission requirements.

(a) Identification of Highlands Planning Area or Preservation Area and Highlands Zone or Sub-Zone in which the property is located (available through Highlands Council website).

(b) Identification of Highlands Resource and Protection Areas in which the property is located, inclusive of Highlands Council maps indicating the boundary lines of same unless fully encompassing the property (Highlands Council website).

(c) Existing and proposed use(s) and accessory use(s), including any proposed major or minor PCS (listed at Appendix B and Appendix C[2]).

[2] Editor's Note: Said appendix is included as an attachment to this chapter.

(d) Copy of property survey indicating metes and bounds, existing buildings, structures, impervious surfaces, significant site features (e.g., water bodies), easements or other such encumbrances.

(e) Plans showing the proposed area of disturbance for all aspects of the development, including but not limited to buildings, driveways, utilities, landscaped areas and all appurtenant structures.

(f) Plans showing the proposed grading, soil conservation plan, and sediment and soil erosion control plan.

(g) Plans showing proposed conservation restrictions or easement(s) to be provided (if applicable) pursuant to § 101-35.

(h) Plans documenting baseline conditions in all areas designated for public (or non-profit land trust) open space preservation.

(i) Water use.

[1] Existing and proposed water demand inclusive of calculations based on use and unit/square footage equivalents listed at § 101-21C.

[2] For any application proposing an average of 6,000 or more gallons per day of new or increased water use pursuant to § 101-27B:

[a] All submission items required pursuant to any adopted municipal or subwatershed-based Water Use and Conservation Management Plan (WUCMP).

[b] The following, where a WUCMP has not been adopted and the application proposes use of conditional water availability pursuant to § 101-27G(2):

[i] Information identifying project water demand data, water supply source and water utility provider.

[ii] Identification of the water supply source HUC14(s) for the project, deficit status, and conditional availability as provided by the Highlands Council.

[iii] Deficit Mitigation Plan pursuant to § 101-27G(2)(d).

(j) Septic systems.

[1] For all applications proposing new septic systems, plans showing the proposed location and configuration of such system(s), including designated area(s) for reserve septic disposal field(s) pursuant to § 101-38. Plan notes indicating that the septic system(s) shall be designed in accordance with N.J.A.C. 7:9A, and that design plans and details are subject to the approval of the Hunterdon County Health Director.

[2] Proposed deed restrictions to be imposed to prohibit the installation or construction of any permanent improvements within the reserve disposal area(s) pursuant to § 101-38.

(k) Stormwater management.

[1] For applications regulated under municipal or regional stormwater management plans (or both), all applicable submission requirements pertinent thereto.

[2] Proposed low-impact development management practices to minimize the creation or increase of stormwater runoff due to development or disturbance of the site.

(l) Low-impact development.

[1] Description of Conservation Design Planning process, pursuant to § 101-34B.

[2] Landscape plan (if applicable) indicating proposed type, species, quantity and location of plantings; planting details.

[3] Description of energy efficiencies incorporated into building(s), building orientation and site design.

[4] Description of proposed reuse or recycling of building materials.

(m) Any such additional information as the reviewing authority may find necessary to determine compliance with the provisions of this chapter.

(2) Highlands Resource submission requirements. For applications involving properties containing any Highlands Resource, Highlands Resource Area or Special Protection Area, all submission checklist items required pursuant to each, as provided at § 101-45D through L, below.

C. Applications for development. The submission requirements of this subsection shall apply in addition to those of § 101-45A and B above, to all applications for development involving properties containing Highlands Resources or located within a Highlands Resource Area or Special Protection Area. Where the reviewing Board determines that a submission item listed in this subsection is not applicable to the proposed development project or is unnecessary in the conduct of its review, the Board may waive the requirement for its submission. A waiver of submission of any checklist item shall not be construed to preclude the reviewing Board from ultimately requiring the submission of such item, however, if during the course of application review, it is found necessary and relevant in making a determination.

(1) Base submission requirements. In addition to the base submission requirements of § 101-45B above, the following shall apply:

(a) Existing features and site analysis plan, identifying and mapping:

[1] All Highlands Open Waters and water bodies (including but not limited to rivers, lakes, ponds, reservoirs, wetlands, seeps, springs);

[2] All existing structures (including archaeological features, ruins and stone walls);

[3] All significant physical features; and

[4] Existing trails and greenways, and preserved lands and farmland.

(b) Architectural elevation renderings, if structures are proposed (preliminary for subdivision applications).

(c) A list of any preexisting encumbrances affecting the property (e.g., easements, deed restrictions, covenants).

(d) Copies of any related surveys, site plans, professional reports and environmental site assessments.

(2) Highlands Resource submission requirements. For applications involving properties containing any Highlands Resource, Highlands Resource Area or Special Protection Area, all submission checklist items required pursuant to each, as provided at § 101-45D through K, below.

(3) Cluster development requirements. For applications proposing cluster development pursuant to Article VIII, all submission checklist items required pursuant to § 101-45L, below.

D. Forest Resources.

(1) Plans identifying forests using the Highlands Council Forest Resource Area, and Total Forest GIS layers for forest resources.

(2) Information identifying upland forests existing outside of the limits of the Total Forest Area by use of the Forest Determination methodology of Appendix A[3] (N.J.A.C. 7:38-3.9).

[3] Editor's Note: Said appendix is included as an attachment to this chapter.

(3) Where required in connection with disturbances pursuant to § 101-22D, Forest impact report (§ 101-22E), and Forest Mitigation Plan (§ 101-22F).

E. Highlands Open Waters and Riparian Areas.

(1) Maps showing the location of all Highlands Open Waters, Highlands Open Waters buffers, and Riparian Areas, as provided in this chapter.

(2) For linear development pursuant to § 101-23C(8), all items required as listed therein.

F. Steep Slopes.

(1) Map showing limits of Steep Slope Protection Area as provided in this chapter.

(2) Map showing any additional areas of contiguous steep slopes that, separately or in combination with the Steep Slope Protection Area, constitute an area of 5,000 square feet or more, including, for any proposed disturbance therein, clear delineation of slope classes as defined at § 101-13.

(3) For any application proposing linear development of a Moderately or Severely Constrained Slope Area pursuant to § 101-24C(1), all items as listed and required therein.

(4) For any application proposing disturbance of a Constrained or Limited Constrained Slope pursuant to § 101-24C(2), a steep slope development plan indicating proposed low-impact development techniques, slope stabilization techniques, soil erosion and sediment control measures, stormwater controls, and methods of protection proposed for existing slope vegetation and trees.

(5) For any application proposing to disturb 5,000 square feet or more of Constrained or Limited Constrained Steep Slopes:

(a) Environmental impact statement or report including specifically the impact of the proposed development on Highlands Regional Scenic Resources; aesthetic impacts related to visibility and aesthetic quality of the proposed development; the extent of proposed landform grading, stabilization and retaining structures; and impacts on other environmental features addressed by the Steep Slopes provisions of this chapter.

(b) Hydrology, drainage and flooding analysis report or reports prepared in support of conformance with the municipal stormwater management plan and regulations adopted pursuant to N.J.A.C. 7:8, or a Flood Hazard Area Control Act application pursuant to N.J.A.C. 7:13.

G. Critical Habitat.

(1) Maps identifying Critical Habitat using the Critical Habitat GIS layers for Critical Wildlife Habitat, Significant Natural Areas and Vernal Pools, as provided in this chapter.

H. Carbonate Rock Areas.

(1) Map identifying the limits of Carbonate Rock Area as provided in this chapter.

(2) For applications proposing development within any Carbonate Rock Drainage Area, map identifying the limits of same.

(3) Identification and description of any existing or proposed major potential contaminant source (Appendix B[4]), and proposed best management practices pursuant to § 101-29C(1).

[4] Editor's Note: Said appendix is included as an attachment to this chapter.

I. Prime Groundwater Recharge Areas.

(1) Map identifying Prime Groundwater Recharge Areas as provided in this chapter.

(2) For any application proposing to disturb a Prime Groundwater Recharge Area:

(a) Site analysis and proposed low-impact development techniques pursuant to § 101-28C.

(b) PGWRA Mitigation Plan pursuant to § 101-28C(4).

(c) Hydrology, drainage and flooding analysis report or reports prepared in support of conformance with municipal stormwater management plan and regulations pursuant to N.J.A.C. 7:8 or a Flood Hazard Area Control Act application pursuant to N.J.A.C. 7:13.

(d) Site-specific geologic, hydrogeologic and pedologic analysis to determine the overall recharge rate and volume and to determine the location with the lowest recharge potential within the PGWRA. The submitted analysis report shall include appropriately scaled geologic, hydrogeologic and pedologic maps and cross sections showing all pertinent geologic, hydrogeologic and pedologic features. The report shall also present all relevant analytical results, calculations and graphical data.

(3) Identification and description of any existing or proposed major potential contaminant source (Appendix B[5]), and proposed best management practices pursuant to § 101-29C(1).

[5] Editor's Note: Said appendix is included as an attachment to this chapter.

J. Wellhead Protection.

(1) Map identifying Wellhead Protection Areas (WHPAs) and time of travel tiers as provided in this chapter. Where more than one WHPA tier intersects an existing or proposed potential contaminant source (Appendix B and Appendix C) within a project site, identify the more protective tier as the applicable tier for that potential contaminant source.

(2) Identification and description of any existing or proposed major or minor potential contaminant sources (Appendix B and C).

(3) For parcels within a Tier 1 WHPA for which a new or expanded major PCS is proposed, the proposed best management practices pursuant to § 101-29C(1).

(4) Copies of any related hydrogeologic/geologic reports, remediation reports, results of soil or groundwater analyses or other environmental assessment reports (i.e., Phase I or Phase II reports).

K. Agricultural Resource Areas (ARA).

(1) Map identifying the limits of the ARA as provided in this chapter.

(2) Such additional plans and information as may be required in the review of any agricultural or horticultural development proposal pursuant to municipal provisions set forth at § 101-30C.

(3) For cluster/conservation design development, all submission checklist items as provided at § 101-45L, below.

L. Cluster/conservation design development.

(1) Property survey(s) identifying the limits and configuration of the proposed cluster project area, inclusive of all contributing parcels in the case of noncontiguous clustering, and indicating all tract or parcel areas to the nearest one hundredth acre.

(2) Development plans applicable to the development set-aside of the cluster project area, including all details as required pursuant to the municipal subdivision ordinance, to define and describe all proposed supporting infrastructure, including but not limited to roadways, curbing, sight lines, street rights-of-way, utilities (e.g., water, sewer, gas, electric, telecommunications), stormwater management, lighting, street tree plantings, common areas, signage and landscaping.

(3) Development plans applicable to the development set-aside indicating proposed buffering, lot layout, lot sizes, configurations, and dimensions, building envelopes, building setbacks and yard areas.

(4) Proposed plans applicable to the preservation set-aside of the cluster project area, including:

(a) For ARA applications proposing preserved farmland, information identifying farmland soil quality on the project site, including Prime, Statewide, Unique, and Locally Important Farmland Soils.

(b) Plans for agricultural or horticultural development, including all information required under § 101-45L(2), above.

(c) Plans for open space preservation, if applicable, including active or passive recreation amenities.

(d) Proposed conservation restrictions pursuant to § 101-41D, identifying intended dedications regarding all preserved portions, including those applicable to any noncontiguous parcels.

(5) Identification of any preserved land or land known to be targeted for preservation (agriculture and open space) located within 200 feet of the subject property.