Public Hearing
Lebanon Borough
Petition for Plan Conformance
Introduction to Lebanon Borough
Lebanon Borough Location
“Lebanon was known in the early part of the 19th century as Jacksonville and
later as Lebanonville, Lebanonville Depot and finally Lebanon - a station on the
Central Railroad. The Borough was officially formed from Clinton Township in
1926.” – Hunterdon County official website
Lebanon Borough
Background Statistics
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Established: 1926
Population (2006): 1,830
Land Area: 577 acres /
0.9 sq. mi.
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Agricultural Lands: 43 acres
Preserved Lands: 38 acres
Wetlands: 53 acres
1930
Lebanon Borough - 2007
Lebanon Borough
Background Information
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Historic Districts: Lebanon Historic District
Sites on the Highlands Scenic Resource Inventory: Part of
the Round Valley Recreation Area
Preserved Properties: Round Valley Recreation Area (State,
10 acres); Holjes-Sheppard Memorial Park (Municipal, 4 acres);
Spencer Farm (Preserved Farm, 24 acres)
Lebanon Borough
Significant Highlands Statistics
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Planning Area Lands: 577 Acres – 100%
 Existing Community Zone: - 401.8 Acres - 70%
 Protection Zone: 26.3 Acres – 4.5%
 Conservation Zone: 45.6 Acres – 8%
 Roads: 103 Acres – 18%
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Highlands Open Water Protection : 326 Acres – 56%
Severe Steep Slope Areas: 107 Acres – 18%
Total Forest Area: 143 Acres – 25% (no Forest Resource
Areas)
Agricultural Priority Areas: 64 Acres – 11%
Lebanon Borough
Background Statistics – Land Use
NJDEP Land Use/Land Cover (2005/2007)
Residential (Single & Multi Family)
Commercial (Retail)
Industrial & Transportation & Utilities
Agriculture (Crops & Plantations)
Recreational Lands (Public & Private)
Other Urban or Built-Up Land
Subtotal Developed Lands
Mixed Forest
Shrub & Scrub
Mixed Wetlands
Barren Lands
Surface Waters (Lakes, Ponds & Tributaries)
Subtotal Natural Lands (incl. Open Space)
Total
Acres
Percent
169.5
27.9%
96.7
16.8%
80.3
12.9%
30.3
5.2%
11.7
2.0%
56.7
9.8%
445.1
75%
49.2
9.7%
29.0
5.3%
51.1
9.0%
1.6
1.1%
0.9
0.1%
131.8
25.3%
576.9 100.0%
Lebanon Borough
Sampling of Borough Planning Initiatives
In addition to maintaining an up-to-date Comprehensive Master
Plan (including all mandatory elements and numerous optional
elements), Lebanon Borough has a history of proactive engagement
in community planning and conservation initiatives:
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Stream Corridor Protection Ordinance – 2002
Stormwater Pollution Prevention Plan – 2005
Environmental Resource Inventory – 2008
Historic District listed on State and National Register – 2008
Community Forestry Management Plan – 2010
Sign Ordinance (revision) – 2010
Request for Map Adjustment
Lebanon Borough’s Petition requested a Map Adjustment to change from
Protection Zone to Existing Community Zone for a site owned by the Bellemead
Development Corporation:
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Portions of the lots were already modified from Protection Zone to
Existing Community Zone, through an RMP Update.
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The Map Adjustment is for two parcels (Block 4, Lots 1.03 and 1.04)
bounded by I-78 on the north, U.S. Route 22 on the south.
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Part of a larger tract of land designated by the Borough in 1985 as a
Planned Commercial Development (“Route 78 Corporate Center”)
intended for a corporate campus development.
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Significant components of the project have been completed under prior
approvals, with those of the subject parcels dating to April 2001.
Request for Map Adjustment
Bellemead Site – Map Adjustment
Request for Map Adjustment
Request for Map Adjustment
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As a result of a staff site visit, it is recommended that the Council
approve a Map Adjustment as there is no loss of Protection Zone
resource values, the area is consistent with the Existing Community
Zone and remaining resources will be protected through the
adoption of the Highlands Land Use Ordinance.
The Ordinance will apply should the existing approvals lapse and a
new application for development regarding the parcels be reviewed
by the municipality under the provisions of the Highlands Land Use
Ordinance.
The Land Use Capability Zone Map for the Bellemead property in
Lebanon Borough has been revised to reflect the recommended
Map Adjustment.
Request for Map Adjustment
Lebanon Borough
Hunterdon County, New Jersey
PETITION FOR PLAN CONFORMANCE ADMINISTRATIVE RECORD
12/7/09
2/4/10
2/9/10
6/23/10
10/25/10
11/9/10
11/16/10
11/19/10
Petition for Plan Conformance Submitted
Petition Deemed Administratively Complete
Petition Posted to Highlands Council Website
Draft Consistency Report Sent to Municipality
Final Draft Report Posted to Highlands Council Website
End of Public Comment Period (Start 10/25/10)
Final Report Posted to Highlands Council Website
Highlands Council Public Hearing
Highlands Municipal
Build-Out Report – Modules 1 & 2
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The Report uses a Limiting Factor Analysis to examine
Land-Based, Resource-Based, and Utility-Based Capacities.
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The Highlands Municipal Build-Out Report for Lebanon
Borough was completed by the Highlands Council in
collaboration with the municipality prior to a finding of
Administrative Completeness of the Petition.
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The Report is dated July 2009 and was posted to the
Highlands Council website on July 24, 2009.
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Staff RMP Consistency Finding: CONSISTENT
Housing Plan – Module 3
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Summary of Lebanon Borough Fair Share Obligation
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Summary of Lebanon Borough Fair Share Plan
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Rehabilitation Share: 3 Units
Prior Round Obligation: 34 Units
Growth Share Obligation: 30 Units (17 with permitted exclusions)
Municipal Rehabilitation Program: 2 Accessory apartments and 1 rebuilt
single family home. 3 credits
Inclusionary Development #1: Presidential Place (aka, Pizzo
Development), located at Block 3 Lots 1 & 3, includes 150 housing units;
120 market rate units and 30 affordable rental units. Anticipated Credits: 13
toward Prior Round; 17 plus 7 bonus credits toward Third Round; Total: 37.
Inclusionary Development #2: Heights of Lebanon (aka Kaplan
Development), located at Block 10 Lot 2, Railroad Avenue (under
construction). Anticipated Credits: 12 plus 9 bonus credits; total 21.
Other Mechanism: Community Residence for Developmentally Disabled,
Block 8 lot 26, Hunterdon Alliance for the Mentally Ill. Completed. 4 credits
Staff RMP Consistency Finding: CONSISTENT
Presidential Place Apartments (Pizzo and Pizzo)
Environmental Resource Inventory
Module 4
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Describes & Illustrates Highlands Resources, Resource
Areas, and Special Protection Areas in the Municipality
Lebanon Borough Submittal Based on Highlands
Council Model Environmental Resource Inventory
 All Applicable Narrative Portions Retained
 All Applicable Exhibits Included
Staff RMP Consistency Finding: CONSISTENT
Master Plan Highlands Element
Module 5
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Lebanon Borough Submittal Based on Highlands Council
Model
 All Applicable Narrative Portions Retained
 All Applicable Exhibits Provided
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Staff RMP Consistency Finding: CONSISTENT
Highlands Area Land Use Ordinance
Module 6
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Lebanon Borough Submittal Based on Highlands Council
Model
 All Applicable Narrative Portions Retained
 Exhibits Provided by Highlands Council (Parcel-Based)
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Staff RMP Consistency Finding: CONSISTENT
Municipal Petition for Plan Conformance
Module 7
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Consists of all Petition Supporting Materials: Petitioning
Resolution/Ordinance, Self-Assessment Report, List of Current
Planning Documents, Highlands Implementation Plan &
Schedule
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Lebanon Borough Submittals Based on Highlands Council
Models
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Resolutions (Planning Area) Complete
Self-Assessment Report Accurate & Complete
Requested Planning Documents Submitted to Highlands Council
Staff RMP Consistency Finding: CONSISTENT
Lebanon Borough Petition for Plan Conformance
Public Comments Received
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The public comment period for Lebanon Borough’s
Petition for Plan Conformance opened October 25, 2010,
and closed November 9, 2010. Notice was given in area
newspapers as well as on the Highlands Council website
and through the Highlands Council e-mail alert system.
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Comments received from:
 New Jersey Highlands Coalition – expressing support for
Lebanon’s Petition
 Glenn S. Patel of Drinker Biddle & Reath, LLC on behalf of
Bellemead Development Corporation.
Public Comments and Responses
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Comment: Bellemead requested that the entirety of the Corporate
Center at Lebanon should be included within the Existing Community
Zone and the Borough’s Highlands Land Use Ordinance should
include language making it clear that the entirety of the Corporate
Center may be developed in the future free of any Highland Act
limitations.
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Response: It is recommended that the Map Adjustment requested by
the Borough be approved to change from Protection Zone to Existing
Community Zone. As the Corporate Center has valid approvals, the
Highlands Ordinance will only apply should those approvals lapse
requiring review of a new application to the municipality under the
provisions of the Highlands Land Use Ordinance.
Petition Disposition
Lebanon Borough Petition for Plan Conformance
Staff Recommendation: APPROVE WITH CONDITIONS
PROPOSED CONDITIONS
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Adoption of Ordinance Petitioning for Planning Area
Adoption of Environmental Resource Inventory
Completion for Highlands Council Approval & Adoption of
Final Highlands Element & Land Use Ordinance
Petition Disposition
Lebanon Borough Petition for Plan Conformance
CONDITIONS (Continued)
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Adoption of Updated Zoning Map
Compliance with Fair Housing Act (Court Approval)
Update/Development & Implementation of:
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Water Use & Conservation Management Plan
Stormwater Management Plan (updated only)
Habitat Conservation & Management Plan
Land Preservation & Stewardship Program
Septic System Management/Maintenance Plan
Scenic Resource Management Plan (optional)
Council Deliberation