highlands initial assessment report...highlands standards, which have not been fully identified in...

Highlands Initial Assessment Report

Township of Tewksbury

Hunterdon County, New Jersey

PRELIMINARY

DRAFT

March 2009

Prepared by the Tewksbury Township Land Use Board

In consultation with Banisch Associates, Inc. Flemington, NJ 08822

i

TABLE OF CONTENTS Introduction ......................................................................................................................1

Tewksbury Township Existing Planning Program............................................................3

2003 Land Use Plan......................................................................................................3

2004 Reexamination Report.........................................................................................3

2003 Conservation Plan................................................................................................4

Comparison of Highlands RMP and Tewksbury Township Planning Program...............4

Natural Resources .........................................................................................................4

Water Resources and Water Utilities............................................................................8

Agricultural Resources...................................................................................................9

Historic Cultural, Archaeological and Scenic Resources...........................................10

Transportation..............................................................................................................10

Future Land Use...........................................................................................................11

Landowner Equity.........................................................................................................11

Sustainable Economic Development..........................................................................12

Air Quality......................................................................................................................12

Local Participation .......................................................................................................12

Major issues/Problems in Achieving Plan Conformance............................................. 13

APPENDIX A: Master Plan Goals and Objectives......................................................... 15

Tewksbury Township – Highlands Initial Assessment Report PRELIMINARY DRAFT

1

Introduction Tewksbury Township, in northeastern Hunterdon County adjoining Somerset and Warren Counties, is divided between the Highlands Preservation Area in the north and the Highlands Planning Area encompassing the remainder of the southern portion of the Township. The Township’s Preservation Area portion, north of Hill and Dale Road/Homestead Road, contains features characteristic throughout the Highlands Preservation Area, including dense forested areas, unique geologic and environmental features. To the south, the Planning Area includes the rich agricultural areas in the valley portions of the Highlands. The Township characterizes itself as a rural agricultural town, with historic villages and hamlets dotting the agricultural and hillside lands. Tewksbury prepared a series of Master Plan Elements in 2003 that included a Land Use Plan, Conservation Plan, Historic Preservation Plan, Housing and Fair Share Plan (revised in 2005 and 2008), Circulation Plan, Farmland Preservation Plan, Community Facilities Plan, Recreation Plan, Stormwater Management Plan and Recycling Plan. The purpose of this Initial Assessment is to examine the Regional Master Plan and identify areas of Plan consistency between the local and regional plans as well as areas that will require full development of regulatory and planning documents. In comparing the RMP and the Township’s planning documents, there are some inconsistencies but in general there is a high level of consistency between Tewksbury’s Master Plan and the RMP. In general, the Township’s planning policies support appropriate growth based on natural carrying capacity and the desire to maintain the rural agricultural character of the Township. The major issues in achieving plan conformance relate to time constraints, financial resources and technical assistance. The goals and objectives outlined in the RMP will require the development of, or amendments to, existing Township plans and regulations, for which Tewksbury will require financial and technical assistance (See Table 1). Examples of the type and extent of documentation required for Highlands Conformance include:

• Land Use Capability Analysis • Limiting Factor Analysis • Build Out analysis • Water Use Conservation and Management Plan • Ground Water Recharge and Mitigation Plan • Wellhead Protection Plan • Wastewater Management Plan • Septic System Management Plan • Stormwater Management Plan • Any applicable resource protection regulations, including:

o Open water and riparian areas


2

o Ground water recharge o Wellhead protection (amended) o Stormwater o Steep Slopes o Forest Areas o Open Space monitoring o Critical habitat o Lake Management o Low impact development o Historic and cultural protection

The Highlands Council has begun the process of outlining the steps necessary to receive basic plan conformance by the December 8, 2009 deadline. While these steps will not achieve full plan conformance, they will ensure municipalities will meet their required deadline and be consistent with the major Goals and Policies of the Highlands RMP. A series of 7 modules which are being prepared by the Highlands Council for municipal adoption include:

1. Current Municipal Conditions and Build-Out Analysis Module 2. Land Use and Resource Capacity Analysis Module 3. Housing Element & Fair Share Plan Module 4. Highlands Environmental Resource Inventory Module 5. Highlands Master Plan Element Module 6. Highlands Regulations Module 7. Municipal Self Assessment, Implementation Plan & Petition Module

The Council’s goal is to prepare each module for release to the municipalities, complete a municipal level review and revisions process and then have the municipality adopt each module. At this time only Module 1 has been released and is currently in the process of review. If properly implemented, the Council will write and distribute each module to the municipalities for review and adoption. Highlands grants will address the financial cost and reduce the time for preparation by the participating municipalities. However, until each module is reviewed, it will not be clear the type and extent of revisions necessary for local adoption. The Council is providing an initial $50,000 grant to complete this year’s seven modules and can offer up to $100,000 per municipality, if deemed necessary. Other issues that may be of concern through Plan Conformance are the goals and policies for the Conservation Zone, which accounts for 60% of the Township’s land area. The goals and policies in these areas promote the continuation and expansion of agricultural resources and business. However, the long term planning initiatives include possible cluster provisions and lot averaging, both of which the Township has locally identified, however, the extent to what these provisions while involve in the Highlands has not been identified yet. The scale of potential development is based on environmental constraints, which should be carefully weighed and analyzed. These are items that will need to be addressed more fully as Plan Conformance continues.


3

Tewksbury Township Existing Planning Program Tewksbury prepared a series of Master Plan Elements, adopted in 2003. These included a Land Use Plan, Conservation Plan (revised in 2006), Historic Preservation Plan, Housing and Fair Share Plan (revised in 2005 and 2008), Circulation Plan, Farmland Preservation Plan, Community Facilities Plan (revised in 2006), Recreation Plan (revised in 2006), Stormwater Management Plan and Recycling Plan. The Township prepared a reexamination report in 2004 along with a Natural Resource Inventory. The following section is a review of each document and an analysis of consistency with the Highlands RMP. 2003 Land Use Plan The Township’s 2003 Land Use Plan recognizes the natural resources and rural nature of the Township. The Goals and Objectives of the Master Plan reiterate the need to preserve and protect natural resources, allow for appropriate development considering the natural carrying capacity of the region and retain the rural character and historic qualities of the Township (Appendix A for full Master Plan Goals). The Land Use Plan highlights the unique characteristics of the Highlands Region through an analysis of the Highlands District, which incorporates much the Township. The 2003 Land Use Plan includes a description of development options including cluster development, lot size averaging and transfer of development credits. The goal of these options is to provide for development while maintaining the character of the Township and protecting critical environmental features. 2004 Reexamination Report The 2004 Reexamination report reiterated the goals of the 2003 Land Use Plan. The underlying objectives of the Reexamination report are to maintain the rural agricultural character of the Township and preserve the valuable natural resources that contribute to the overall health of the region. The 2004 Reexamination Report reviewed the use of cluster and lot averaging provision in the Land Development Ordinance. These development options are intended to allow for the maximum preservation of resources while reducing the impacts of development. The Reexamination Report also discusses Transfer of Development Credits (TDC) or Transfer of Development Rights (TDR) as another mechanism to preserve valuable resources while shifting development to more appropriate areas. The Report identifies the need to prepare a study on the impacts of this type of option and how such ordinances would be crafted.


4

2003 Conservation Plan The Conservation Plan Element was prepared and adopted in 2003, and amended in 2006, during the same as the Land Use Plan and other Plan Elements. The Conservation Plan goals reinforced the need to preserve critical environmental resources, appropriate development, protection of groundwater supplies, and the preservation of open space and agricultural areas. The Conservation Plan outlines Best Management Practices for a variety of natural resources, including; groundwater recharge areas, forested areas, steep slopes, surface water, threatened and endangered species, open space preservation and other such resources. The overall goal is to protect, preserve and maintain critical areas for the overall health of the ecosystem. Comparison of Highlands RMP and Tewksbury Township Planning Program The following sections reflect the overall goals of the Highlands Regional Master Plan and how they relate to the existing planning program in Tewksbury Township and each goal will highlight any major issues the Township sees in terms of Plan Conformance or implementation. Natural Resources The natural resources analysis in the Highlands RMP is exhaustive and covers a wide variety of environmental constraints and ecological systems. The RMP highlighted:

• Forest Resources • Open Waters and Riparian Areas • Steep Slopes • Critical Habitat • Land Preservation and Stewardship • Carbonate Rock (Karst) Topography • Lake Management

RMP policies to address these fundamental resources acknowledge the ecological system of land and water resources vital to the overall health of the Highlands Region. While the goals and policies outlined in the RMP for natural resources are divided into the discrete pieces as identified above, the sum of all the parts results in a blanket of protection for overall environmental health. Tewksbury recognizes the importance of protecting critical natural resources and has reinforced this through the inclusion of goals and objectives in the Master Plan as well as ordinance regulation protecting vital resources.


5

Forest Resources The Highlands RMP goals for forest resources are to protect and enhance current forest areas and align forest regulations throughout the Region. As seen on the Forest Resource Areas Map, the central and southerly portions of the Township are located in the forest resource area. In addition, the southern portion of the Township is classified as a High Resource Forest Area with the remaining central area in moderate resource value. The Land Use Plan has identified the importance of preserving and maintaining large tract of forested areas in order to protect the ecosystem including water quality, aquifer recharge and wildlife habitat. The Conservation Plan includes discussion of resource value of forested areas and a variety of Best Management Practices (BMP’s) intended to preserve mature forest and woodlands and insure the long term protection of these areas. In the Preservation Area of the Township, a significant policy impacting forest lands in the Township is Objective 1A2 which requires the implementation of regulations that would limit the permissible uses within the Forest Resource Area to maintenance of pre-existing uses and the restoration of impaired forest lands. While it is unclear at this time the extent to the limitations, the Township will need to review what those may entail and how they may impact any future use of the lands in the Preservation Area. In addition, policy 1A2c prohibits deforestation of lands within the Forest Resource Area except where authorized by the Highlands Act or for agricultural purposes where approved. This objective would result in providing very little development potential outside of exempted activities. For the Planning portion of the Township, policy 1B1 states outlines provisions that would require the implementation of resource management programs to encourage sustainable forest management and stewardship policies. Policy 1B2 elaborates on this objective by stating that local development review should limit human development of forest to low impact residential development. In Tewksbury, this would include the lands in the Village Residential District, Research Office/Mixed Use District and the R-1.5 Residential District. Other issues the Township will encounter during Plan Conformance are technical and financial in nature. The policies and objectives outlined in the Forest Resource section require the preparation and adoption of ordinances which conform to the Highlands standards, which have not been fully identified in the RMP, as well as inventories of forested areas and implementation of resource management programs. The Township will look to the Highlands Council for technical support in preparing any inventories and maps of the forested areas, as well as assistance in the preparation of any regulatory measures the Council will seek for Plan Conformance. In addition, funds will be needed for assistance in preparing and adopting any required regulatory measures. Open Waters and Riparian Areas The goals and policies for open water and riparian areas in the RMP relate to the protection, restoration and enhancement of water resource areas. Water quantity and quality protection is further detailed in section 2 of the RMP goals and


6

objectives, and this section seeks to develop regulatory measures for the protection of riparian areas and areas surrounding open water. The RMP requires a 300’ buffer of all Highlands Open Waters where development is prohibited in the Preservation Area and in the Planning Area buffers for C2 streams may be modified in accordance with an approved Stream Corridor Protection/Restoration Plan. Potential development in the riparian areas in the Protection or Conservation Zones is restricted to existing disturbed areas, or areas already improved. New development, or the expansion of development, in riparian areas will require a waiver by the Highlands Council. All riparian areas in the Highlands are also subject to the Stormwater Management Rules, Flood Hazard Area Rules, and Freshwater Wetlands Rules. Tewksbury contains an extensive system of stream corridors, as seen on the Riparian Areas Map. The Township’s 2003 Land Use Plan and Conservation Plan acknowledged the importance of stream corridors by highlighting their value to the overall health of the ecosystem, providing high quality water resources and critical habitat. The Development Regulations Ordinance requires that all applications requiring an Environmental Impact Statement identify any stream corridors on or near the proposed site. In addition, the Township complies with all State regulations on stream corridor buffers and protection. Goals of the RMP also include extensive inventory and monitoring of riparian areas. The Township will need technical assistance from the Highlands Council to ensure that data sets are provided and updated by the Council and that the mapping provided is in the context that the Highlands Council seeks. In addition, there are Riparian areas that encompass existing residential developments. The Township will seek guidance from the Council on how any proposed regulatory measures will impact local residents in these areas. Steep Slopes Tewksbury contains steeply sloping areas along stream corridors, more prevalently found in the Preservation Area to the north, and in the ridgeline area cutting through the central portion of the Township (Steep Slope Protection Areas). The goals and policies in the RMP for Steep Slope include inventories of slopes in and out of riparian areas as well as the creation of regulatory measures that target specific classifications of sloped areas. The RMP requires that development on severely constrained or moderately constrained slopes be prohibited in both the Preservation and Planning Areas as outlined in the Highlands Act. The Township currently has a steep slope ordinance that prohibits disturbance of steep slopes greater than 25%. The Highlands RMP requires slope provisions on any slope disturbance over 10%. The Township will need to update this ordinance with new Township steep slope provisions conforming to the Highlands RMP. The Township will look to the Highlands Council for technical assistance and guidance in the preparation of a revised steep slope ordinance.


7

Critical Habitat Critical habitat is abundant in Tewksbury as seen on the Critical Wildlife Habitat Map. The goals and policies in the critical habitat section of the RMP relate to the protection and enhancement of habitat areas and regulatory measures to protect such resources. Specifically, the RMP will require that human encroachment into critical habitat areas be prohibited or not further expanded. The goals also require an inventory and mapping of critical area, regulatory measures for the protection of habitat and the preparation of a “Habitat Conservation and Management Plan”. The Township has included goal statements in the 2003 Land Use Plan and the 2003 Conservation Plan which identify the need to protect and preserve areas that contain critical habitat. The Development Regulations Ordinance requires an inventory of wildlife habitat in the Environmental Impact Statement for new development. The Township will require technical and financial assistance to achieve the policies outlined in the RMP regarding critical habitat. In order to meet these requirements, the Township will need technical and financial assistance to prepare the items needed for conformance. Land Preservation and Stewardship The Township has a strong mix of preserved lands including preserved farmland, municipal open space, non-profit open space areas and lands purchased by the County and State (Preserved Lands Map). The RMP’s goals for land preservation and stewardship support the preservation of open space to further protection of critical resources. The RMP cites that one of the most influential factors on preserving and maintaining open space is through land owner support and initiatives. The preservation of farmland in the Township is one example of how landowner donations and sales attribute to the overall amount of preserved land. The Township does not currently have any specific land preservation and stewardship regulations. Another item in the goals and policies regarding land preservation relates to funding. The RMP identifies a policy to create a dedicated source of revenue for land preservation through a surcharge on public water supply system rates. While Tewksbury has supported revenue streams that generate funds from water users outside of the Highlands to offset the cost of Highlands regulations, the nature and extent of this tax is unclear. The Township will seek assistance and clarification from the Council on this subject. Carbonate Rock (Karst) Topography The Township’s bedrock is primarily gneiss and quartzite in nature and does not contain extensive Carbonate (limestone) bedrock (Carbonate Rock Area). The Township prepared a Hydrogeologic Report which included discussion of bedrock and its impact on recharge values. The Township does not have specific regulations addressing limestone geology, and given the relatively small area of such bedrock, the Township will seek interpretation from the Highlands Council if any portion of these goals and policies will need to be addressed in order for Plan Conformance.


8

Lake Management The Lake Management areas, as outlined in the RMP, are intended to protect lake ecosystems from further damage and to restore and enhance lakes that have been degraded. The Township does not contain any lakes over 10 acres, therefore there are no Lake Management Areas located in Tewksbury. Water Resources and Water Utilities The primary goal of the Highlands Act is to protect essential water supplies for both human use and support natural systems. The goals, policies and objectives outlined in the RMP relate to determining the amount of growth capacity in the Highlands Region versus the availability of water supplies. These water supplies, not only need to be monitored for quantity but also for quality. Quality and quantity of water rely heavily on the natural ecosystems ability to filter and promote recharge. The protection of aquatic ecosystems, such as streams and water bodies, is integral to achieving these goals. Water Resource Availability The first set of goals and policies relating to water resources is intended to protect water supplies for human use and ensure enough high quality water for current and potential users. The primary policies relate to protecting, restoring and enhancing water resources through monitoring water availability. The majority of Tewksbury is not located in a water deficient area (as seen on the Net Water Availability by HUC 14 map). However the eastern portion of the Township contains a deficient of -.99 to -.10 Million Gallons per Day. Tewksbury has identified, through various planning documents, the need to ensure that any new development can demonstrate water availability without creating a detriment to water supplies overall. In order to satisfy these objectives, the Township will need technical assistance to determine net availability within the Township and its HUC 14s as well as methods to assess and monitor water availability. Another major component of Plan Conformance will be the development of the Water Use and Conservation Management Plan, which the RMP states will be required for all conforming municipalities. This plan will require coordination with a variety of stakeholders, NJDEP and servicing utilities. While it is not entirely clear how exhaustive this Plan will be, the Township will need technical and financial assistance from the Council to achieve this provision. Protection of Water Resources Quantity The RMP promotes the monitoring and assessment of ground water recharge and net water availability in the Township and by HUC 14 watershed. The Township contains a patchwork of prime groundwater recharge areas (as identified on the Prime Groundwater Recharge Area Map). These areas correspond with stream corridor regions and include both more intensely developed and undeveloped areas. Undeveloped areas are particularly important because, if they remain undeveloped,


9

increase their likelihood of maintaining their recharge levels. Any loss to these areas would reduce overall recharge in the Township and the watershed. The policies and objectives outlined in this section relate primarily to monitoring and assessing water availability and groundwater recharge. The Township will seek Highlands Council technical assistance to achieve plan conformance on these items, as well as seek any input on regulatory measures related to groundwater recharge and water availability. Water Quality Water quality in the Highlands Region is important in providing safe drinking water to millions of New Jersey residents. The goals and policies in this section relate to providing protection to surface and groundwater sources, providing restoration and enhancement of water supply areas and providing for enhanced protection of wellhead protection areas. The Township includes two wellheads as well as portions of wellhead protection areas form wells located outside the Township (Wellhead Protection Area Map). The RMP identifies the need to limit human development in the wellhead protection areas. The Township does not currently have provisions for the protection wellhead areas, but does understand the importance of protecting valuable water resources. Sustainable Development and Water Resources The goals and policies in this section of the RMP attempt to ensure that future development and growth do not occur in inappropriate areas that will create a detriment to any water resources. The policies prohibit any expansion of infrastructure into areas not suited for additional growth and rather channel new growth into areas that can support such increases. The Township has encouraged this type of activity throughout the planning process and has stated that new development should be directed near exiting development and does not encroach on agricultural areas and areas of critical natural resources. Many of the polices in this section require development review standards and land development ordinance provisions, as well as, inventories of existing systems and capacity levels. In order to comply with this section, the Township will need to review any associated mapping and make RMP updates where necessary. In addition, the Township will seek Highlands Council technical assistance for Plan Conformance. Agricultural Resources The goals and policies of the RMP for agricultural resources seek to preserve agricultural land and retain the viability of the agricultural industry. The RMP objectives are intended to provide incentives and funding opportunities to preserve agriculture, encourage best management practices and enhance the resources of the Highlands. To achieve these ends, many of the policy statements center on supporting farmland preservation activities, classify agricultural soils as a critical resource and reducing


10

the loss of agricultural areas through inappropriate development. One of the methods discussed to reduce incursion into agricultural areas is to use techniques such as TDR, mandatory cluster provisions or conservation design techniques. In addition, the RMP seeks to minimize construction of non-agricultural development inducing water and wastewater infrastructure in the Agricultural Resource Areas and to protect and enhance surface and ground water quality. The Township is located almost entirely in Agricultural Resource Area (see Agricultural Resource Area map) and contains high, moderate and low Agricultural Priority Areas (see Agricultural Priority Area map). The Township has long endeavored to retain agricultural areas and practices. The Land Use Plan, Conservation Plan and Development Regulations Ordinance all address the need to retain prime agricultural soils, encourage agricultural activities and continue efforts for farmland preservation. These goals are among the most significant in the Township and continue to play a vital role in the Township’s identity and future land use. One issue that will need to be reviewed is the use of mandatory clustering provisions, or conservation design techniques. Cluster options are available in the Highlands, Lamington, Farmland Preservation and Piedmont Zoning Districts. These require varying densities and minimum lot sizes to be permissible. In addition, the Township allows Lot Averaging options and an Agricultural Option, which is intended to promote agricultural preservation by allowing farmers to subdivide up to two smaller lots and deed restricting the remaining farmland for agricultural use. The Township will need to review these provisions to determine if they are consistent with the Highlands RMP standards or if changes to the ordinance will need to occur. Historic Cultural, Archaeological and Scenic Resources The Highlands RMP identifies the value of historic sites, cultural resources and scenic vistas. The RMP encourages the preservation and conservation of such resources. Tewksbury Township agrees that these resources are valuable to the quality of life for residents and the region. The Township requires the identification of historic and cultural sites for any development application requiring an EIS. In addition the Conservation Plan includes discussion and recommendations regarding preservation of historic sites and districts. The Township will need to work with the Highlands Council to develop any specific regulations required by the RMP regarding the preservation and conservation of historic sites and areas. Transportation The goals and objectives of the RMP for transportation networks encourage multi-model systems that provide for safe and adequate travel that will not result in a detriment to the Highlands region, its environment or the communities within. The Township’s 2003 Land Use Plan stated a need to protect the rural and scenic roads by guiding development and regional traffic to County and collector roads. In addition the 2003 Circulation Plan stresses the need to retain local road structures and not create new development on roads that can not accommodate additional


11

traffic. An up-to-date circulation plan, in conformance with the Regional RMP, will also require the Township to work with local, regional and County transportation partners to review and implement any needed regulations regarding transportation networks. Future Land Use The goals and objectives of the Highlands RMP for future land use center on maintaining an updated Land Use Capability Map, providing smart growth initiatives and discouraging inappropriate growth. In addition, the Future Land Use section seeks to provide regional development opportunities where possible and without detriment to natural resources. Most of Tewksbury Township is in the Conservation Zone (60%). The RMP states that the Conservation Zone should include regionally significant agricultural lands and should promote and expand sustainable and economically viable agricultural activities. The RMP also states that lands in the Conservation Zone be limited to agricultural uses or environmentally-compatible low density development. The Plan also encourages the use of clustering in these areas to reduce encroachment into agricultural lands, provided they are appropriate to the zone. Tewksbury’s Preservation Area includes approximately 36% of the Township Protection Zone. The RMP goals for the protection zone include the preservation of high resource lands and limiting development activities that deplete water supplies and natural resources. The goals and objectives are very similar to those identified in Tewksbury’s 2003 Land Use Plan and 2004 Reexamination Report. The Township has previously asserted the need to guide development in an appropriate manner, so that new developed would occur near existing development or in areas that would not be a detriment to agricultural or natural resources. The Township will need to work with the Highlands Council to determine appropriate areas for redevelopment as well as areas where any new development is not appropriate. Landowner Equity The Highlands RMP highlights several goals and policies to address land owner equity issues for areas were land development potential has been reduced. The RMP seeks to offset these effects through Transfer of Development Rights, Highlands Development Credit opportunities and introducing innovative design guidelines to allow for development with minimal impacts to the environment. Offsetting the cost of the Highlands RMP is key to the economic viability of the region for the short and long term, and many of the items in this section will require the Highlands Council to cooperate with appropriate State agencies. The Township encourages any offsetting measures and will work with the Council to achieve the long term goals.


12

Sustainable Economic Development The RMP requires the preparation and adoption of an Economic Plan Element that will provide strategies for achieving sustainable economic development consistent with the Highlands Plan. The Township will require financial and technical support in this regard. Air Quality Air quality is an ever increasing concern, both locally and globally. The Highlands RMP encourages the reduction of air pollution through alternative modes of transportation and the promotion of renewable energy sources. The Township concurs with this overall goal. The Township’s Land Use Plan includes a goal to protect air quality and reduce air pollution by promoting alternative energy sources and transportation choices. However, the Township will require technical assistance for any required monitoring and reporting necessary to achieve air quality standards. In addition, the Township will coordinate with the Highlands Council on any regulatory practices involved in land development to encourage air quality mitigation and alternative energy implantation. Local Participation The Highlands RMP relies on local participation and continual updates for the overall long term viability of the Plan. The Township encourages an open and transparent process and will coordinate with the Highlands Council to ensure broad public participation and the participation of local government. Mapped Policy Areas – Tewksbury’s Master Plan and Highlands RMP Tewksbury is divided between the Highlands Preservation Area and the Highlands Planning Area and the existing Master Plan Districts largely respect that distinction. The township’s Highland District dominates the Preservation Area portion of the township while a variety of Tewksbury’s land use districts, including residential, non-residential use and agricultural districts, are found in the Planning Area (see Comparative Policy Area Mapping – Tewksbury and Highlands). The Highlands Land Use Capability Map defines the RMP Zones that govern policies throughout the Highlands, including the Protection Zone (environmental focus) and the Conservation Zone (agricultural focus). The Preservation Area, blanketed by Tewksbury’s Highlands Zone, is dotted by collections of small lots in three Village Residential Districts and a small Residential District. Most of the Preservation Area, where conformance is mandated by State law, is composed of the farmland and farmettes in the Highlands Conservation Zone. Ironically, these farmlands, by and large, are less constrained than Tewksbury’s Farmland Preservation District in the Planning Area.


13

Tewksbury’s Farmland Preservation District dominates the Planning Area. Here the “Conservation Constrained Zone” occupies most of the FP Zone, calling for more attention to environmental constraints and less aggressive agricultural development. The Lamington District, crafted to protect the high aquifer recharge potential of this wooded area and the high water quality of this upper portion of the Lamington River, creates a transition between the Farmland Preservation District and the Village Residential and Townhouse District in the village of Pottersville. The central portion of the Planning Area, between Oldwick and Pottersville is largely dominated by the Farmland Preservation District in Tewksbury, albeit with significantly constrained lands as noted previously. The southern portion of the Highlands Planning Area includes Residential and Village Zones in Oldwick and non-residential zones including the Mine District and the Research Office/Mixed Use District that spans I-78. Residential Districts south of Oldwick are dominated by the Piedmont District. Major issues/Problems in Achieving Plan Conformance The major issues or problems related to plan conformance at this time are financial resources and technical assistance. While the goals and objectives outlined in the RMP are similar to those of Tewksbury’s plan, they will nonetheless result in extensive amendments to existing Township regulations. While the Township has identified many of the major policy objectives through its own recent planning, the variety of development regulatory measures that Tewksbury will need to adopt will be extensive. The Township will require financial assistance to evaluate, create and implement the required documentation to achieve plan conformance on a tight timeline. Since many of the needed planning documents will be created by the Council and submitted to the municipalities for review, timing may not be the major issue. Other major components of plan conformance include a series of technical documents and plans to be prepared and adopted by municipalities. These include:

• Land Use Capability Analysis • Limiting Factor Analysis • Build Out analysis • Water Use Conservation and Management Plan • Ground Water Recharge and Mitigation Plan • Wellhead Protection Plan • Wastewater Management Plan • Septic System Management Plan • Stormwater Management Plan • Any applicable resource protection regulations, including:

o Open water and riparian areas


14

o Ground water recharge o Wellhead protection (amended) o Stormwater o Steep Slopes o Forest Areas o Open Space monitoring o Critical habitat o Lake Management o Low impact development o Historic and cultural protection

Many of these items will be completely new documents for the Township, which will require time and technical and financial resources to prepare and/or review. It is assumed that the Highlands Council will provide a variety of model ordinances, documents and planning chapters that will reduce the time and expense of preparing these documents. Until these documents are available for review and comments, a timeframe or budget for the preparation, review and adoption of any given planning or regulatory document cannot be forecast. Given the 9 to 15 month compliance timeline, the Township will want to maximize local policy objectives in achieving conditional and full Plan conformance.


15

APPENDIX A: Master Plan Goals and Objectives 1. Ensure that development respects the natural conditions and environmental constraints of every site not just as a discrete unit but as a parcel in a wider geographic area. The conditions to be respected should include recognition that our local and regional water supply is limited and that the potential for waste water disposal is restricted. Land use regulations must conform to the nature of the soils and the underlying geology of the Township. 2. Protect environmentally critical areas from development by preventing encroachment on sensitive areas such as headwaters, vernal pools, trout production streams, wetlands, floodplains, streams and their riparian corridors, significant forested areas, natural heritage areas, habitat of threatened and endangered species, and steep slopes while protecting the environment from those areas where homes and other forms of development already have occurred. 3. Retain through careful planning the aesthetic beauty of Tewksbury while maintaining and protecting open spaces throughout the entire Township. 4. Surround the existing village and hamlets with belts of open space to preserve the identity of these places. 5. Preserve farms and farmland, enable land conservation, and encourage agricultural activities and those enterprises that foster agricultural activities including equestrian activities. 6. Identify and preserve historic structures, landmarks, village and hamlets. Protect buildings, hamlets and the village and scenic roadways that remind us of our historic legacy. Require design standards in historic districts for new and renovated buildings that will respect the Township’s history and rural character. Endeavor to control and direct traffic flow in a manner which does not diminish historic feel and character of the hamlets and village within the Township. 7. Protect the Township’s rural and scenic roads by guiding more intense development and regional traffic to County and collector roads. Planning for future development should recognize the constraints of existing narrow roads with their vertical and horizontal curves and their limited capacity to handle increased traffic. Such planning should include a respect for the irreplaceable aesthetic values offered by our scenic roads. 8. Encourage alternative development concepts such as cluster zoning that will prevent the destruction of open space, woodlands and critical areas wherever possible. 9. Provide only limited local services as required by the Township, since it does not need nor is it able to support increased commercial services.


16

10. Provide affordable housing alternatives to reflect the community’s need to include people of all ages, economic segments, and family sizes, and to contribute to the housing needs of the State. 11. Preserve contiguous networks of forests, woodlands, significant groupings of trees and individual significant trees for their ecosystem services including temperature moderation, soil creation, and air quality contributions; facilitation of aquifer recharge; water quality protection; prevention of erosion and flooding; wildlife habitat; aesthetic contribution to neighborhoods and roads; and property value enhancement. 12. Protect ground and surface water resources including both the quantity and quality of these resources by preserving aquifer recharge capabilities through conserving, restoring, and enhancing appropriate land cover, especially forests; by preserving headwater areas, wetlands, recharge areas, and stream corridors; by discouraging disturbance of steep slopes and erosive soils; and by limiting lawns and impervious surfaces. 13. Plan for and preserve a system of protected, interconnected open space lands, and corridors throughout the Township for conservation, wildlife habitat, and recreation purposes. We will encourage linking this system with the Garden State Greenways being developed cooperatively by the NJDEP Green Acres Program and New Jersey Conservation Foundation, and to encourage the collaboration of citizens and equestrian enthusiasts in maintaining a trail network throughout the Township. 14. Maintain the integrity of native plant and wildlife communities (including Threatened and Endangered Species) and the resources (e.g., streams, vernal pools, etc.) and ecological processes (e.g., nutrient and hydrological cycles) upon which they depend; and to preserve large areas of contiguous forests and contiguous tracts of agricultural grasslands, and corridor areas between them. 15. Similarly, the Plan should preserve, enhance, and restore the indigenous ecology and vegetation in the Township including threatened and endangered native plants; and to encourage the planting of native species of grasses, forbs, shrubs, and trees and the removal of exotic and invasive species. 16. Preserve the darkness of the night sky to enable the stars to be seen minimizing light pollution to the greatest degree possible, preserve the Township’s rural nighttime ambiance with dark forested hillsides by discouraging outdoor lighting of homes and accessory buildings. 17. Protect air quality and a healthy climate and to reduce air pollution by promoting alternative transportation choices and “active living,” including improved opportunities for walking and biking and by implementing traffic calming techniques.


17

18. Conserve energy and natural resources and to promote sustainable development within the Township, including “green building” and environmentally sensitive site plan design.

Table 1: Tewksbury Township Plan Conformance Overview Checklist

Submission ItemPolicy

Agreement

Requires New Document or

Amendments to conform

Comments

1. Environmental Resource Inventory Yes Yes Prepare ERI in 20082. Municipal Master Plan

a. Statement of Policies, Goals & Objectives YesYes

Goals and Policies Objectives (Includes Highlands information) Prepared in 2003

b. Land Use Plan Element Yes Yes 2003 Land Use Plan

i. Up-to-Date Developed Land Inventory PartialYes

Existing Land Use Inventory prepared in 2003 - will need to be updated

c. Housing Plan Element YesYes

Housing Plan prepared in 2005 - Revised in 2008

d. Conservation Plan Element Yes Yes Adopted in 2003e. Utility Service Plan Element Yes Yes Adopted in 2003f. Circulation Plan Element Yes Yes Adopted in 2003g. Recreation and Open Space Plan Element Yes Yes Adopted in 2003

i. Up-to-Date Open Space Inventory Partial Yes May require updating from 2003

h. Agriculture Retention/Farmland Preservation Plan Element (if applicable) YesYes Adopted in 2003 - revised in 2007

i. Up-to-Date Preserved Farmland Inventory YesYes Adopted in 2003 - revised in 2007

i. Community Facilities Plan Element Yes Yes Adopted in 2003j. Sustainable Economic Development Plan Element No Yesk. Historic and Cultural Preservation Plan Element (if applicable) Yes Yes Adopted in 2003l. Development Transfer Plan (if applicable) No Yes

m. Statement of Relationship to other plans, Highlands RMP and SDRP YesYes

Review in 2003 Master Plan and in the 2004 Reexamination Report

3. Master Plan Reexamination Reports Yes Yes Adopted in 20044. Zoning/Land Use Ordinances & Development Regulations

a. Water Use & Wastewater Treatment Provisions Included PartialYes

Section 619, 623 and 625 - will need to be amended per Highlands

b. Development Application Checklist Ordinance Included PartialYes

Section 516 - will need to be amended per Highlands

5. Zoning Map and Schedule of Requirements YesYes

Article 7 provided zoning standards and map

6. Official Map Yes Yes Article 77. Redevelopment and/or Rehabilitation Plans (Adopted or Proposed) No Yes8. Environmental/Infrastructure Capacity Analysis

a. Land Use Capability Analysis YesYes

Currently working on Module 1 for Highlands Build out Analysis

b. Limiting Factor Analysis YesYes


c. Build-Out Analysis YesYes


9. Management Plansa. Water Use Conservation & Management Plan No Yesb. Ground Water Recharge Protection and Mitigation Plan No Yesc. Wellhead Protection Plan No Yes

d. Wastewater Management Plan (County WMP may be used) YesYes

Working with County to prepare Township Chapter

e. Septic System Management/Maintenance Plan No Yesf. Stormwater Management Plan Yes Yes Adopted in 2003

Submission Item Policy Agreement Land Use PlanConservation Plan

NRI/ERIOrdinance Regulations

Comments

10. Resource Protection & Supporting Regulations/Plans

a. Open Water and Riparian Areas Yes

Goals 2, 11, and 12 identify the importance of protecting surface waters and riparian areas

Surface Water recommendations include riparian area protection and development options to reduce impact on surface water

EIS for new development must include location of surface water (§514)

b. Ground Water Recharge Yes

Goals 1 and 12 identify the need to protect ground water recharge areas and groundwater supply

Groundwater recommendation for protecting recharge areas are included that limit development density to the carrying capacity and recharge rates

Discussion of groundwater recharge - section 3.6.9

EIS for new development must include subsurface water conditions (§514)

c. Well Head Protection Partial

References the Hydrogeological report prepared by M2 Associates


EIS for new development must include subsurface water conditions (§514)

d. Stormwater Partial

Recommends BMP's for stormwater systems

Stormwater regulations adhere to state regulations and outlined in §625

2003 Stormwater Management Plan offers BMP's

e. Steep Slopes PartialGoal 2 and 12 highlight the need to protect steep slopes

Recommendation in Topography and Steep Slopes section include protection of critical slopes from any disturbance and the need to limit disturbance on slopes greater than 10%

Discussion of steep slopes section 3.6.10

EIS for new development must include topographic features (§514); Steep Slope provisions prohibit disturbance of slopes greater than 25% (§704)

f. Carbonate Rock Partial


Discussion of groundwater recharge - section 3.6.9

EIS for new development must include geology description (§514)

g. Forest Areas Yes

Goals 2, 8, 11, 12 and 14 identify the need to preserve and protect forest and woodland areas

Recommendations and strategies identified to protect and preserve forest areas reduce negative impacts of development

Forest Areas discussion section 3.6.12

EIS for new development must include vegetative inventory, including forest areas (§514); Tree Cutting and Tree Removal standards outlined in §630)

Submission Item Policy Agreement Land Use PlanConservation Plan

NRI/ERIOrdinance Regulations

Comments

h. Agricultural/Right to Farm Yes

Goal 5 states the need to preserve farmland and agricultural areas

Open Space plan intended to work in tandem with Farmland Preservation Plan

Agricultural and preserved farmland inventory section 3.7.3 and 3.7.4

Farmland Preservation District (§710.1) intended to preserve agricultural resources and land and offer development options to reduce impact.

i. Open Space Monitoring/Stewardship Partial

Goal 13 states the need to preserve and maintain open space lands.

Discussion of open space areas and need to protect and preserve key areas in the Township

Preserved Open Space section 3.7.4

j. Critical Habitat Yes

Goal 2, 11, and 14 identify the need to protect critical habitat

Discussion on threatened and endangered species and recommendation included to protect and preserve critical habitat areas

Threatened and Endangered species discussion Section 3.6.13

EIS for new development must include wildlife inventory (§514)

k. Lake Management N/A N/A N/A N/A N/A

I. Low Impact Development Yes

Goals 1, 2, 7, 8, 12, 18 and 19 identify importance of low-impact development and the need to develop according to natural carrying capacity

Various recommendations throughout the Conservation Plan maintain that all new development should take into consideration the carrying capacity of the area

Highlands District intended to protect resources and limit impacts of development (§709). Cluster, lot averaging and agricultural options available in districts to reduce impact of development and preserve key resources (§723.1, 723.2, 723.3)

m. Historic, Cultural, & Scenic Yes

Goal 8 states the need to protect and preserve historic structures and areas

Historic and scenic areas are considered when considering site acquisition for Open Space

Historic Preservation Section 3.7.2

EIS for new development must include unique, scenic, historic features and archaeological sites (§514); Historic district and landmark review required for development in designated historic district (§629)

11. Discretionary Items, List

OLD

TUR

NPIK

E R

D

BISSELL RD

FO

X H

ILL R

D

SUTTON RD

SAW MILL RD

HO

MES

TEA

D R

D

FAIRMOUNT RD EAST

WATER ST

PHILHOWER RD

FAIRMOUNT RD WEST

HOLLOW BROOK RD

FARMERSVILLE RD

MC

CA

N M

ILL

RD

HILL AND DALE RD

FROG HOLLOW

RD

VER

NO

Y R

D

FELMLEY RD

BEA

VER

S R

D

VLIE

TTO

WN R

DPOTTERSTOWN RD

RIDGE RD

BURRELL RD

OL

DW

ICK

RD

GU

INE

A H

OLLO

W R

D

RAMP

LAMINGTON RD

LO

NG

VIE

W R

D

HIG

H S

T

WELSH RD

CO

LD B

RO

OK

RD

ME

AD

OW

LA

ROCKAWAY RD

BIG S

PRING R

D

FOX

RU

N

FLINT HILL RD

DE

ER

HILL R

D

KEATS RD

TER

RIL

L R

D

LENORE RD

LAUREL MT W

AY

UPTOM PINE RD

MAIN

ST

STILLERY RD

APGAR WAY

ORCHARD LA

FIELD VIEW

MARTENS RD

FIELD LA

OLD MIN

E RD

Highlands Regional Master Plan

Forest Resource Area

Tewksbury Township

Hunterdon County, NJ

February 2009

B A N I S C H A S S O C I A T E S, I N C.

Planning and Design

µ

Data Sources:NJDEP - Roads

New Jersey Highlands Council

This map was developed using New Jersey Department of Environmental Protection Geographic Information System digital data, but this secondary product has not been NJDEP verified and is not State-authorized.

Legend

Fores tResource Area

Highlands Preservation Area

0 10.5Miles

OLD

TUR

NPIK

E R

D

BISSELL RD

FO

X H

ILL

RD

SUTTON RD

SAW MILL RD

HO

MES

TEA

D R

D

FAIRMOUNT RD EAST

WATER ST

PHILHOWER RD

FAIRMOUNT RD WEST

HOLLOW BROOK RD

FARMERSVILLE RD

MC

CA

N M

ILL

RD

HILL AND DALE RD

FROG HOLLOW

RD

VER

NO

Y R

D

FELMLEY RD

BEA

VER

S R

D

VLIE

TTO

WN R

DPOTTERSTOWN RD

RIDGE RD

BURRELL RD

OL

DW

ICK

RD

GU

INE

A H

OLLO

W R

D

RAMP

LAMINGTON RD

LO

NG

VIE

W R

D

HIG

H S

T

WELSH RD

CO

LD B

RO

OK

RD

ME

AD

OW

LA

ROCKAWAY RD

BIG S

PRING R

D

FOX

RU

N

FLINT HILL RD

DE

ER

HILL R

D

KEATS RD

TER

RIL

L R

D

LENORE RD

LAUREL MT W

AY

UPTOM PINE RD

MAIN

ST

STILLERY RD

APGAR WAY

ORCHARD LA

FIELD VIEW

MARTENS RD

FIELD LA

OLD MIN

E RD


Riparian Area

Tewksbury Township


February 2009


Planning and Design

µ




Legend


Riparian Area

0 10.5Miles

OL

D T

UR

NP

IKE

RD

BISSELL RD

FO

X H

ILL R

D

SUTTON RD

SAW MILL RD

HO

MES

TEAD

RD

FAIRMOUNT RD EAST

WATER ST

PHILHOWER RD

FAIRMOUNT RD WEST

HOLLOW BROOK RD

FARMERSVILLE RD

MC

CA

N M

ILL

RD

HILL AND DALE RD

FROG HOLLOW

RD

VER

NO

Y R

D

FELMLEY RD

BEA

VER

S R

D

VLIE

TTO

WN R

D

POTTERSTOWN RD

RIDGE RD

BURRELL RD

OLD

WIC

K R

D

GU

INE

A H

OLLO

W R

D

RAMP

LAMINGTON RD

LON

GV

IEW

RD

HIG

H S

T

WELSH RD

CO

LD B

RO

OK

RDROCKAWAY RD

DE

ER

HILL R

D

KEATS RD

TER

RIL

L R

D

LENORE RD

LAUREL MT W

AY

UPTOM PINE RD

STILLERY RD

APGAR WAY

ORCHARD LA

FIELD VIEW

FIELD LA

OLD MIN

E RD

ROCKAWAY RD


Steep Slope Protection Area

Tewksbury Township


February 2009


Planning and Design

µ




Legend


Slopes less than 10%

Slopes 10% to 15%

Slopes 15% to 20%

Slopes Greater than 20%

0 10.5Miles

OLD

TUR

NPIK

E R

D

BISSELL RD

FO

X H

ILL R

D

SUTTON RD

SAW MILL RD

HO

MES

TEA

D R

D

FAIRMOUNT RD EAST

WATER ST

PHILHOWER RD

FAIRMOUNT RD WEST

HOLLOW BROOK RD

FARMERSVILLE RD

MC

CA

N M

I LL

RD

HILL AND DALE RD

FROG HOLLOW

RD

VER

NO

Y R

D

FELMLEY RD

BEA

VE

RS

RD

VLIE

TTO

WN R

D

POTTERSTOWN RD

RIDGE RD

BURRELL RD

OL

DW

ICK

RD

GU

INE

A H

OLLO

W R

D

RAMP

LAMINGTON RD

LO

NG

VIE

W R

D

HIG

H S

T

WELSH RD

CO

LD B

RO

OK

RDROCKAWAY RD

BIG S

PRING R

D

FOX

RU

N

FLINT HILL RD

DE

ER

HILL R

D

KEATS RD

TER

RIL

L R

D

LENORE RD

LAUREL MT W

AY

UPTOM PINE RD

MAIN

ST

STILLERY RD

APGAR WAY

ORCHARD LA

FIELD VIEW

MARTENS RD

FIELD LA

OLD MIN

E RD

ROCKAWAY RD


Critical Wildlife Habitat

Tewksbury Township


February 2009


Planning and Design

µ




Legend

Critical Wildlife Habitat

Significant Natural Areas


Vernal Pools and 1000' Buffer

0 10.5Miles

OLD

TUR

NPIK

E R

D

BISSELL RD

FO

X H

ILL

RD

SUTTON RD

SAW MILL RD

HO

MES

TEA

D R

D

FAIRMOUNT RD EAST

WATER ST

PHILHOWER RD

FAIRMOUNT RD WEST

HOLLOW BROOK RD

FARMERSVILLE RD

MC

CA

N M

ILL

RD

HILL AND DALE RD

FROG HOLLOW

RD

VER

NO

Y R

D

FELMLEY RD

BEA

VER

S R

D

VLIE

TTO

WN R

DPOTTERSTOWN RD

RIDGE RD

BURRELL RD

OL

DW

ICK

RD

GU

INE

A H

OLLO

W R

D

RAMP

LAMINGTON RD

LO

NG

VIE

W R

D

HIG

H S

T

WELSH RD

CO

LD B

RO

OK

RD

ME

AD

OW

LA

ROCKAWAY RD

BIG S

PRING R

D

FOX

RU

N

FLINT HILL RD

DE

ER

HILL R

D

KEATS RD

TER

RIL

L R

D

LENORE RD

LAUREL MT W

AY

UPTOM PINE RD

MAIN

ST

STILLERY RD

APGAR WAY

ORCHARD LA

FIELD VIEW

MARTENS RD

FIELD LA

OLD MIN

E RD


Highlands Preserved Lands

Tewksbury Township


February 2009


Planning and Design

µ




Legend

Open Space By OwnershipCounty

Farmland

Municipal

Non-Profit

State


0 10.5Miles

OLD

TUR

NPIK

E R

D

BISSELL RD

FOX HILL RDSUTTON RD

SAW MILL RD

HO

MES

TEA

D R

D

FAIRMOUNT RD EAST

WATER ST

PHILHOWER RD

FAIRMOUNT RD WEST

FARMERSVILLE RD

MC

CA

N M

ILL

RD

HILL AND DALE RD

FROG HOLLOW

RD

VE

RN

OY

RD

FELMLEY RD

BEA

VER

S R

D

VLIE

TTO

WN R

D

POTTERSTOWN RD

RIDGE RD

BURRELL RD

OL

DW

ICK

RD

GU

INE

A H

OLLO

W R

D

RAMP

LAMINGTON RD

LON

GV

IEW

RD

HIG

H S

T

WELSH RD

CO

LD B

RO

OK

RD

ME

AD

OW

LA

ROCKAWAY RD

BIG S

PRING R

D

FOX

RU

N

FLINT HILL RD

DE

ER

HILL R

D

KEATS RD

TER

RIL

L R

D

LENORE RD

LAUREL MT W

AY

UPTOM PINE RD

MAIN

ST

GLENNON FARM LA

STILLERY RD

APGAR WAY

ORCHARD LA

FIELD VIEW

MARTENS RD

FIELD LA

OLD MIN

E RD


Carbonate Rock Area

Tewksbury Township


February 2009


Planning and Design

µ




Legend

Carbonate Rock


0 10.5Miles

OLD

TUR

NPIK

E R

D

BISSELL RD

FO

X H

ILL R

D

SUTTON RD

SAW MILL RD

HO

MES

TEA

D R

D

FAIRMOUNT RD EAST

WATER ST

PHILHOWER RD

FAIRMOUNT RD WEST

HOLLOW BROOK RD

FARMERSVILLE RD

MC

CA

N M

ILL

RD

HILL AND DALE RD

FROG HOLLOW

RD

VER

NO

Y R

D

FELMLEY RD

BEA

VER

S R

D

VLIE

TTO

WN R

D

POTTERSTOWN RD

RIDGE RD

BURRELL RD

OL

DW

ICK

RD

GU

INE

A H

OLLO

W R

D

RAMP

LAMINGTON RD

LO

NG

VIE

W R

D

HIG

H S

T

WELSH RD

CO

LD B

RO

OK

RD

ME

AD

OW

LA

ROCKAWAY RD

BIG S

PRING R

D

FOX

RU

N

FLINT HILL RD

DE

ER

HILL R

D

KEATS RD

TER

RIL

L R

D

LENORE RD

LAUREL MT W

AY

UPTOM PINE RD

MAIN

ST

STILLERY RD

APGAR WAY

ORCHARD LA

FIELD VIEW

MARTENS RD

FIELD LA

OLD MIN

E RD


Net Water Availability

Tewksbury Township


February 2009


Planning and Design

µ




Legend


Million Gallons Per Day (MGD)

0.10 to 0.39

0.05 to 0.09

0.00 to 0.04

-.99 to -0.10

0 10.5Miles

OLD

TUR

NPIK

E R

D

BISSELL RD

FO

X H

ILL

RD

SUTTON RD

SAW MILL RD

HO

MES

TEA

D R

D

FAIRMOUNT RD EAST

WATER ST

PHILHOWER RD

FAIRMOUNT RD WEST

HOLLOW BROOK RD

FARMERSVILLE RD

MC

CA

N M

ILL

RD

HILL AND DALE RD

FROG HOLLOW

RD

VER

NO

Y R

D

FELMLEY RD

BEA

VER

S R

D

VLIE

TTO

WN R

DPOTTERSTOWN RD

RIDGE RD

BURRELL RD

OL

DW

ICK

RD

GU

INE

A H

OLLO

W R

D

RAMP

LAMINGTON RD

LO

NG

VIE

W R

D

HIG

H S

T

WELSH RD

CO

LD B

RO

OK

RD

ME

AD

OW

LA

ROCKAWAY RD

BIG S

PRING R

D

FOX

RU

N

FLINT HILL RD

DE

ER

HILL R

D

KEATS RD

TER

RIL

L R

D

LENORE RD

LAUREL MT W

AY

UPTOM PINE RD

MAIN

ST

STILLERY RD

APGAR WAY

ORCHARD LA

FIELD VIEW

MARTENS RD

FIELD LA

OLD MIN

E RD


Prime Groundwater Recharge Areas

Tewksbury Township


February 2009


Planning and Design

µ




Legend


Prime Groundwater Recharge Area

0 10.5Miles

OLD

TUR

NPIK

E R

D

BISSELL RD

FO

X H

ILL

RD

SUTTON RD

SAW MILL RD

HO

MES

TEA

D R

D

FAIRMOUNT RD EAST

WATER ST

PHILHOWER RD

FAIRMOUNT RD WEST

HOLLOW BROOK RD

FARMERSVILLE RD

MC

CA

N M

ILL

RD

HILL AND DALE RD

FROG HOLLOW

RD

VER

NO

Y R

D

FELMLEY RD

BEA

VER

S R

D

VLIE

TTO

WN R

DPOTTERSTOWN RD

RIDGE RD

BURRELL RD

OL

DW

ICK

RD

GU

INE

A H

OLLO

W R

D

RAMP

LAMINGTON RD

LO

NG

VIE

W R

D

HIG

H S

T

WELSH RD

CO

LD B

RO

OK

RD

ME

AD

OW

LA

ROCKAWAY RD

BIG S

PRING R

D

FOX

RU

N

FLINT HILL RD

DE

ER

HILL R

D

KEATS RD

TER

RIL

L R

D

LENORE RD

LAUREL MT W

AY

UPTOM PINE RD

MAIN

ST

STILLERY RD

APGAR WAY

ORCHARD LA

FIELD VIEW

MARTENS RD

FIELD LA

OLD MIN

E RD


Wellhead Protection Areas

Tewksbury Township


February 2009


Planning and Design

µ




Legend


Wellhead Protection Areas2 Year Tier

5 Year Tier

12 Year Tier

0 10.5Miles

OLD

TUR

NPIK

E R

D

BISSELL RD

FOX HILL RDSUTTON RD

SAW MILL RD

HO

MES

TEA

D R

D

FAIRMOUNT RD EAST

WATER ST

PHILHOWER RD

FAIRMOUNT RD WEST

FARMERSVILLE RD

MC

CA

N M

ILL

RD

HILL AND DALE RD

FROG HOLLOW

RD

VE

RN

OY

RD

FELMLEY RD

BEA

VER

S R

D

VLIE

TTO

WN R

DPOTTERSTOWN RD

RIDGE RD

BURRELL RD

OL

DW

ICK

RD

GU

INE

A H

OLLO

W R

D

RAMP

LAMINGTON RD

LON

GV

IEW

RD

HIG

H S

T

WELSH RD

CO

LD B

RO

OK

RD

ME

AD

OW

LA

ROCKAWAY RD

BIG S

PRING R

D

FOX

RU

N

FLINT HILL RD

DE

ER

HILL R

D

KEATS RD

TER

RIL

L R

D

LENORE RD

LAUREL MT W

AY

UPTOM PINE RD

MAIN

ST

GLENNON FARM LA

STILLERY RD

APGAR WAY

ORCHARD LA

FIELD VIEW

MARTENS RD

FIELD LA

OLD MIN

E RD


Agricultural Resource Area

Tewksbury Township


February 2009


Planning and Design

µ




Legend


Agricultural Resource Area

0 10.5Miles

OLD

TUR

NPIK

E R

D

BISSELL RD

FO

X H

ILL R

D

SUTTON RD

SAW MILL RD

HO

MES

TEA

D R

D

FAIRMOUNT RD EAST

WATER ST

PHILHOWER RD

FAIRMOUNT RD WEST

HOLLOW BROOK RD

FARMERSVILLE RD

MC

CA

N M

I LL

RD

HILL AND DALE RD

FROG HOLLOW

RD

VER

NO

Y R

D

FELMLEY RD

BEA

VE

RS

RD

VLIE

TTO

WN R

DPOTTERSTOWN RD

RIDGE RD

BURRELL RD

OL

DW

ICK

RD

GU

INE

A H

OLLO

W R

D

RAMP

LAMINGTON RD

LO

NG

VIE

W R

D

HIG

H S

T

WELSH RD

CO

LD B

RO

OK

RDROCKAWAY RD

BIG S

PRING R

D

FOX

RU

NFLINT HILL RD

DE

ER

HILL R

D

KEATS RD

TER

RIL

L R

D

LENORE RD

LAUREL MT W

AY

UPTOM PINE RD

MAIN

ST

STILLERY RD

APGAR WAY

ORCHARD LA

FIELD VIEW

MARTENS RD

FIELD LA

OLD MIN

E RD

ROCKAWAY RD


Agricultural Priority Area

Tewksbury Township


February 2009


Planning and Design

µ




Legend


Agricultural PriorityLow

Moderate

High

0 10.5Miles

OL

D T

UR

NP

IKE

RD

BISSELL RD

FO

X H

ILL R

D

SUTTON RD

SAW MILL RD

HO

MES

TEA

D R

D

FAIRMOUNT RD EAST

WATER ST

PHILHOWER RD

FAIRMOUNT RD WEST

HOLLOW BROOK RD

FARMERSVILLE RD

MC

CA

N M

ILL

RD

HILL AND DALE RD

FROG HOLLOW

RD

VER

NO

Y R

D

FELMLEY RD

BEA

VER

S R

D

VLIE

TTO

WN R

D

POTTERSTOWN RD

RIDGE RD

BURRELL RD

OLD

WIC

K R

D

GU

INE

A H

OLLO

W R

D

RAMP

LAMINGTON RD

LON

GV

IEW

RD

HIG

H S

T

WELSH RD

CO

LD B

RO

OK

RDROCKAWAY RD

DE

ER

HILL R

D

KEATS RD

TER

RIL

L R

D

LENORE RD

LAUREL MT W

AY

UPTOM PINE RD

STILLERY RD

APGAR WAY

ORCHARD LA

FIELD VIEW

FIELD LA

OLD MIN

E RD

ROCKAWAY RD

HL

FP

PM

LT

HL

PM

PM

R-1.5

MINE

SO

RO/MXD

VR

VR

VR

VR

VR

VB

VRVB

VO


Comparative Policy Area Mapping Tewksbury and Highlands RMP

Tewksbury Township


February 2009


Planning and Design

µ




Legend


Tewksbury Township Zoning

Highlands Land Use Capability Overlay ZonesExisting Community

Existing Community - Environmentally Constrained

Conservation Zone

Conservation Zone - Environmentally Constrained

Protection Zone

0 10.5Miles

Symbol ZoneFP Farmland Preservation DistrictHL Highlands DistrictLT Lamington District

MINE MinePM Piedmont District

R-1.5 ResidentialRO/MXD Research Office/Mixed Use

SO South Oldwick ResidentialTH-V Townshouse-VillageVB Village BusinessVO Village OfficeVR Village Residential

Tewksbury Zones

highlands initial assessment report...highlands standards, which have not been fully identified in...

Documents