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
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
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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:
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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
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o
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Ground water recharge
Wellhead protection (amended)
Stormwater
Steep Slopes
Forest Areas
Open Space monitoring
Critical habitat
Lake Management
Low impact development
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.
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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.
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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:
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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.
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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
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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.
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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.
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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,
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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
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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 multimodel 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
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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.
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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, nonresidential 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.
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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
13
Tewksbury Township – Highlands Initial Assessment Report
PRELIMINARY DRAFT
o
o
o
o
o
o
o
o
o
o
Ground water recharge
Wellhead protection (amended)
Stormwater
Steep Slopes
Forest Areas
Open Space monitoring
Critical habitat
Lake Management
Low impact development
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.
14
Tewksbury Township – Highlands Initial Assessment Report
PRELIMINARY DRAFT
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.
15
Tewksbury Township – Highlands Initial Assessment Report
PRELIMINARY DRAFT
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.
16
Tewksbury Township – Highlands Initial Assessment Report
PRELIMINARY DRAFT
18. Conserve energy and natural resources and to promote sustainable development
within the Township, including “green building” and environmentally sensitive site
plan design.
17
Table 1: Tewksbury Township Plan Conformance Overview Checklist
Submission Item
1. Environmental Resource Inventory
2. Municipal Master Plan
Policy
Agreement
Yes
Requires New
Document or
Comments
Amendments to
conform
Yes
Prepare ERI in 2008
Yes
Yes
Yes
Yes
Yes
Goals and Policies Objectives
(Includes Highlands information)
Prepared in 2003
2003 Land Use Plan
Existing Land Use Inventory
prepared in 2003 - will need to be
updated
Housing Plan prepared in 2005 Revised in 2008
Adopted in 2003
Adopted in 2003
Adopted in 2003
Adopted in 2003
May require updating from 2003
Yes
Adopted in 2003 - revised in 2007
Yes
Adopted in 2003 - revised in 2007
Yes
Yes
Yes
Yes
Adopted in 2003
Yes
a. Statement of Policies, Goals & Objectives
b. Land Use Plan Element
Yes
Yes
Yes
Yes
i. Up-to-Date Developed Land Inventory
Partial
c. Housing Plan Element
d. Conservation Plan Element
e. Utility Service Plan Element
f. Circulation Plan Element
g. Recreation and Open Space Plan Element
i. Up-to-Date Open Space Inventory
Yes
Yes
Yes
Yes
Yes
Partial
h. Agriculture Retention/Farmland Preservation Plan Element (if applicable)
Yes
i. Up-to-Date Preserved Farmland Inventory
i. Community Facilities Plan Element
j. Sustainable Economic Development Plan Element
k. Historic and Cultural Preservation Plan Element (if applicable)
l. Development Transfer Plan (if applicable)
Yes
Yes
No
Yes
No
m. Statement of Relationship to other plans, Highlands RMP and SDRP
3. Master Plan Reexamination Reports
4. Zoning/Land Use Ordinances & Development Regulations
Yes
Yes
Yes
Yes
Review in 2003 Master Plan and
in the 2004 Reexamination Report
Yes
Adopted in 2004
Yes
a. Water Use & Wastewater Treatment Provisions Included
Partial
b. Development Application Checklist Ordinance Included
Partial
5. Zoning Map and Schedule of Requirements
6. Official Map
7. Redevelopment and/or Rehabilitation Plans (Adopted or Proposed)
8. Environmental/Infrastructure Capacity Analysis
Yes
Yes
No
a. Land Use Capability Analysis
Yes
b. Limiting Factor Analysis
Yes
c. Build-Out Analysis
9. Management Plans
a. Water Use Conservation & Management Plan
b. Ground Water Recharge Protection and Mitigation Plan
c. Wellhead Protection Plan
d. Wastewater Management Plan (County WMP may be used)
e. Septic System Management/Maintenance Plan
f. Stormwater Management Plan
Yes
No
No
No
Yes
No
Yes
Adopted in 2003
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Section 619, 623 and 625 - will
need to be amended per
Highlands
Section 516 - will need to be
amended per Highlands
Article 7 provided zoning
standards and map
Article 7
Currently working on Module 1 for
Highlands Build out Analysis
Currently working on Module 1 for
Highlands Build out Analysis
Currently working on Module 1 for
Highlands Build out Analysis
Yes
Yes
Yes
Yes
Yes
Yes
Working with County to prepare
Township Chapter
Adopted in 2003
Land Use Plan
Conservation
Plan
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
Groundwater
recommendation
Goals 1 and 12
for protecting
identify the need to recharge areas
protect ground
are included that
water recharge
limit development
density to the
areas and
groundwater supply carrying capacity
and recharge
rates
EIS for new
Discussion of
development must
groundwater
include subsurface
recharge - section
water conditions
3.6.9
(§514)
c. Well Head Protection
Partial
References the
Hydrogeological
report prepared
by M2 Associates
d. Stormwater
Partial
Recommends
BMP's for
stormwater
systems
Submission Item
Policy Agreement
NRI/ERI
Ordinance
Regulations
Comments
10. Resource Protection & Supporting Regulations/Plans
a. Open Water and Riparian Areas
e. Steep Slopes
Partial
f. Carbonate Rock
Partial
g. Forest Areas
Yes
EIS for new
References the
development must
Hydrogeological
include subsurface
report prepared by
water conditions
M2 Associates
(§514)
Stormwater
regulations adhere 2003 Stormwater
to state regulations Management Plan
and outlined in
offers BMP's
§625
Recommendation
in Topography
and Steep Slopes
section include
protection of
Discussion of
Goal 2 and 12
critical slopes
highlight the need to
steep slopes
from any
protect steep slopes
section 3.6.10
disturbance and
the need to limit
disturbance on
slopes greater
than 10%
References the
Hydrogeological
report prepared
by M2 Associates
Discussion of
groundwater
recharge - section
3.6.9
Recommendation
s and strategies
Goals 2, 8, 11, 12
identified to
and 14 identify the
Forest Areas
protect and
need to preserve
discussion section
preserve forest
and protect forest
3.6.12
areas reduce
and woodland areas
negative impacts
of development
EIS for new
development must
include topographic
features (§514);
Steep Slope
provisions prohibit
disturbance of
slopes greater than
25% (§704)
EIS for new
development must
include geology
description (§514)
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 Plan
Conservation
Plan
Ordinance
Comments
Regulations
Farmland
Preservation
District (§710.1)
Open Space plan Agricultural and
intended to
intended to work preserved
preserve
in tandem with
farmland inventory agricultural
Farmland
section 3.7.3 and resources and land
Preservation Plan 3.7.4
and offer
development
options to reduce
impact.
Discussion of
open space areas
and need to
Preserved Open
protect and
Space section
preserve key
3.7.4
areas in the
Township
Discussion on
threatened and
endangered
Threatened and
EIS for new
species and
Endangered
development must
recommendation
species discussion include wildlife
included to
Section 3.6.13
inventory (§514)
protect and
preserve critical
habitat areas
N/A
N/A
N/A
h. Agricultural/Right to Farm
Yes
Goal 5 states the
need to preserve
farmland and
agricultural areas
i. Open Space Monitoring/Stewardship
Partial
Goal 13 states the
need to preserve
and maintain open
space lands.
j. Critical Habitat
Yes
Goal 2, 11, and 14
identify the need to
protect critical
habitat
k. Lake Management
N/A
N/A
Yes
Various
recommendations
Goals 1, 2, 7, 8, 12,
throughout the
18 and 19 identify
Conservation
importance of lowPlan maintain that
impact development
all new
and the need to
development
develop according
should take into
to natural carrying
consideration the
capacity
carrying capacity
of the area
I. Low Impact Development
m. Historic, Cultural, & Scenic
11. Discretionary Items, List
Yes
Goal 8 states the
need to protect and
preserve historic
structures and
areas
NRI/ERI
Historic and
scenic areas are
Historic
considered when
Preservation
considering site
Section 3.7.2
acquisition for
Open Space
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)
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)
µ
Highlands Regional Master Plan
Forest Resource Area
Tewksbury Township
Hunterdon County, NJ
Miles
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Highlands Preservation Area
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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.
B A N I S C H
A S S O C I A T E S, I N C.
Planning and Design
µ
Highlands Regional Master Plan
Riparian Area
Tewksbury Township
Hunterdon County, NJ
Miles
0
0.5
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RI
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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.
B A N I S C H
A S S O C I A T E S, I N C.
Planning and Design
Highlands Regional Master Plan
Steep Slope Protection Area
Tewksbury Township
Hunterdon County, NJ
Miles
0
µ
0.5
1
February 2009
Legend
Highlands Preservation Area
Slopes less than 10%
LE
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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.
B A N I S C H
A S S O C I A T E S, I N C.
Planning and Design
µ
Highlands Regional Master Plan
Critical Wildlife Habitat
Tewksbury Township
Hunterdon County, NJ
Miles
0
0.5
1
February 2009
N
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RD
Significant Natural Areas
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Highlands Preservation Area
Vernal Pools and 1000' Buffer
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Legend
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ST
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RAMP
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.
B A N I S C H
A S S O C I A T E S, I N C.
Planning and Design
µ
Highlands Regional Master Plan
Highlands Preserved Lands
Tewksbury Township
Hunterdon County, NJ
Miles
0
Legend
February 2009
0.5
1
Open Space By Ownership
Farmland
N
LE
RD
LL
D
State
RI
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County
FIELD LA
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LLO
HO
K EA
TS R
D
AD
HO
LONGVIEW
PH
IL
W
MCC AN MILL RD
FARMERSVILLE RD
O
LL
RD
FO X H
A
INE
HO
OK
ME
ST
E
GU
SUTTON RD
O
BR
E Y RD
RAMP
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.
B A N I S C H
A S S O C I A T E S, I N C.
Planning and Design
Highlands Regional Master Plan
Carbonate Rock Area
Tewksbury Township
Hunterdon County, NJ
Miles
0
µ
0.5
1
RD
LL
D
Carbonate Rock
RI
R
Highlands Preservation Area
TE
R
RD
Legend
FAIRMOUN
FIELD LA
T RD WEST
FAIRMOUNT RD EAST
R
FOX
VERNO
N
LE
E
OR
NG
O
HO
O
D
SP
RI
Y RD
FR
G
LL
R
W
BI
G
BE
AV
ER
SR
D
February 2009
UN
GU
FO
X
A
INE
SUTTON RD
FARMERSVILLE RD
HI
LL
K EA
TS R
D
RD
N
AI
M
S RD
ALE RD
I KE
NP
D
HILL AND
AY
W
UR
VL
PIN
ER
D
HIGH ST
RD
TO
M
KAW
AY R
D
IN G
TO
N
L
FELM
RD
RD
D
UP
R OC
LA
M
OK
R
ILL
RD
RO
LL R
D
SH
RD
B
LD
RH
RD
DEE
Y
ER
W
EL
P
WN
RSTO
OT T E
OL D
WICK
LL
BIS
SE
ORCHARD LA
CO
I
ST
MEA
D
OW
IE
T
LA
RD
R
FIELD VIEW
DT
GA
AP
D
N
MARTE
RD
L RD
OL
E
IN
RD
D
OL
M
T
ST
IE W
T
WA
S
ER
R
GE
RID
LA
HIL
FLINT
MCCAN MILL RD
RD
AY
W
RD
ER
EL
UR
MT
N
W
W
SA
RD
TO
W
V
NG
LO
HO
LL
MI
ME
ST
E
RD
PH
IL
BURRELL RD
HO
LA
AD
W
LLO
RD
HO
GLE
NNO
AR M
NF
E Y RD
RAMP
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.
B A N I S C H
A S S O C I A T E S, I N C.
Planning and Design
Highlands Regional Master Plan
Net Water Availability
Tewksbury Township
Hunterdon County, NJ
Miles
0
February 2009
µ
0.5
1
Legend
N
LE
RD
0.10 to 0.39
LL
D
0.00 to 0.04
RI
R
RD
0.05 to 0.09
-.99 to -0.10
TE
R
E
OR
D
NG
O
HO
O
R
SP
RI
FR
G
LL
W
BI
G
BE
AV
ER
VE
RN
O
YR
D
SR
D
Highlands Preservation Area
Million Gallons Per Day (MGD)
FIELD LA
T RD WEST
FAIRMOUNT RD EAST
R
FOX
FAIRMOUN
UN
RD
HO
ALE RD
RD
N
TO
W
N
AI
M
VL
PIN
ER
D
RD
TO
M
KAW
AY R
D
IN G
TO
N
L
FELM
RD
RD
D
UP
R OC
LA
M
OK
R
ILL
RD
RO
LL R
D
SH
RD
HIGH ST
N
TOW
B
LD
RH
RD
DEE
Y
ER
W
EL
ER S
P OT T
OL D
WICK
LL
BIS
SE
ORCHARD LA
CO
I
ST
MEA
D
OW
R
D
HILL AND
AY
W
RD
GA
AP
S RD
LA
E
IN
FIELD VIEW
I KE
NP
M
L RD
D
N
MARTE
RD
T HIL
FLIN
UR
D
OL
T
AY
W
DT
T
WA
S
ER
L
L
RE
AU
MT
OL
R
GE
RID
D
IE
T
RD
ST
RD
ER
W
SA
R
LL
MI
MCC AN MILL RD
BURRELL RD
RD
W
ILL RD
W
LLO
HO
K EA
TS R
D
AD
HO
LONGVIEW
PH
IL
RD
FO X H
A
INE
FARMERSVILLE RD
W
OK
ME
ST
E
GU
SUTTON RD
O
LL
HO
O
BR
E Y RD
RAMP
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.
B A N I S C H
A S S O C I A T E S, I N C.
Planning and Design
µ
Highlands Regional Master Plan
Prime Groundwater Recharge Areas
Tewksbury Township
Hunterdon County, NJ
Miles
0
0.5
1
N
LE
RD
LL
D
Highlands Preservation Area
RI
R
RD
Legend
TE
R
E
OR
O
D
NG
O
LL
R
SP
RI
FR
G
HO
W
Prime Groundwater Recharge Area
BI
G
BE
AV
ER
VE
RN
O
YR
D
SR
D
February 2009
FIELD LA
T RD WEST
FAIRMOUNT RD EAST
R
FOX
FAIRMOUN
UN
BURRELL RD
FIELD VIEW
RD
RD
I KE
NP
ALE RD
N
M
S RD
D
HILL AND
VL
ER
D
RD
TO
N
RD
L
FELM
RD
PIN
IN G
OK
D
TO
M
LA
M
RO
R
ILL
UP
KAW
AY R
D
B
LD
RH
RD
DEE
Y
ER
RD
R OC
RD
HIGH ST
N
STOW
OL D
WICK
LL
ER
P OT T
CO
MEA
D
OW
LA
RD
I
ST
W
EL
ORCHARD LA
LL R
D
SH
RD
UR
N
MARTE
BIS
SE
HILL
TO
W
N
T
FLIN
DT
TE
WA
RD
E
N
I
M
AY
D
L
W
O
R
GA
AP
AY
W
D
AI
T
RS
LA
EL
UR
MT
OL
R
GE
RID
D
IE
T
RD
ST
RD
ER
W
SA
R
LL
MI
HO
RD
W
ILL RD
W
LLO
HO
K EA
TS R
D
AD
HO
LONGVIEW
PH
IL
W
MCC AN MILL RD
FARMERSVILLE RD
O
LL
FO X H
A
INE
HO
D
KR
ME
ST
E
GU
SUTTON RD
OO
BR
E Y RD
RAMP
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.
B A N I S C H
A S S O C I A T E S, I N C.
Planning and Design
Highlands Regional Master Plan
Wellhead Protection Areas
Tewksbury Township
Hunterdon County, NJ
µ
Miles
0
0.5
1
February 2009
Highlands Preservation Area
N
LE
RD
Wellhead Protection Areas
LL
D
5 Year Tier
RI
R
RD
2 Year Tier
TE
R
E
OR
R
NG
O
W
SP
RI
FR
G
HO
O
LL
D
12 Year Tier
BI
G
BE
AV
ER
VE
RN
O
YR
D
SR
D
Legend
FIELD LA
T RD WEST
FAIRMOUNT RD EAST
R
FOX
FAIRMOUN
UN
BURRELL RD
RD
ALE RD
RD
N
VL
OW
PIN
ER
D
OL D
WICK
TO
M
KAW
AY R
D
IN G
TO
N
L
FELM
RD
RD
D
UP
R OC
LA
M
OK
R
ILL
RD
RO
LL R
D
SH
RD
HIGH ST
N
STOW
B
LD
RH
RD
DEE
Y
ER
ER
P OT T
RD
MEA
D
LL
W
EL
ORCHARD LA
CO
I
ST
BIS
SE
RD
TO
W
N
AI
M
R
D
HILL AND
AY
W
RD
GA
AP
S RD
LA
E
IN
FIELD VIEW
I KE
NP
M
HILL
D
N
MARTE
RD
T
FLIN
UR
D
OL
T
AY
W
DT
T
WA
S
ER
LA
EL
UR
MT
OL
R
GE
RID
D
IE
T
RD
ST
RD
ER
W
SA
R
LL
MI
HO
RD
W
ILL RD
W
LLO
HO
K EA
TS R
D
AD
HO
LONGVIEW
PH
IL
W
MCC AN MILL RD
FARMERSVILLE RD
O
LL
RD
FO X H
A
INE
HO
OK
ME
ST
E
GU
SUTTON RD
O
BR
E Y RD
RAMP
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.
B A N I S C H
A S S O C I A T E S, I N C.
Planning and Design
µ
Highlands Regional Master Plan
Agricultural Resource Area
Tewksbury Township
Hunterdon County, NJ
Miles
0
0.5
1
RD
LL
D
Highlands Preservation Area
RI
R
TE
R
RD
Legend
Agricultural Resource Area
FAIRMOUN
FIELD LA
T RD WEST
FAIRMOUNT RD EAST
R
FOX
VERNO
N
LE
E
OR
O
NG
O
LL
D
SP
RI
Y RD
FR
G
HO
R
W
BI
G
BE
AV
ER
SR
D
February 2009
UN
GU
FO
X
HI
LL
RD
E
VILL
FARMERS
A
INE
SUTTON RD
K EA
TS R
D
RD
FIELD VIEW
M
S RD
UR
ALE RD
I KE
NP
D
HILL AND
LA
RD
VL
OW
D
OL D
WICK
ER
TO
N
L
FELM
RD
RD
PIN
IN G
OK
D
TO
M
KAW
AY R
D
LA
M
RO
R
ILL
UP
R OC
B
LD
RH
RD
DEE
Y
ER
RD
N RD
HIGH ST
STOW
RD
MEA
D
LL
ER
P OT T
CO
I
ST
W
EL
ORCHARD LA
LL R
D
SH
MCCAN MILL RD
DT
N
MARTE
BIS
SE
RD
D
AI
RD
TE
WA
RD
E
N
I
M
D
AY
L
W
O
R
GA
AP
HILL
OL
N
ST
IE W
T
RS
R
GE
RID
LA
FLINT
RD
RD
AY
W
N
ER
EL
UR
MT
TO
W
W
W
SA
D
IE
T
V
NG
LO
HO
R
LL
MI
ME
ST
E
RD
PH
IL
BURRELL RD
HO
LA
AD
W
LLO
RD
HO
GL
E NN
M
FAR
ON
E Y RD
RAMP
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.
B A N I S C H
A S S O C I A T E S, I N C.
Planning and Design
µ
Highlands Regional Master Plan
Agricultural Priority Area
Tewksbury Township
Hunterdon County, NJ
Miles
0
0.5
1
February 2009
Legend
NO
LE
RD
Low
RI
R
D
LL
Moderate
High
TE
R
RE
RD
SP
RI
G
W
Agricultural Priority
D
BI
G
FR
O
HO
O
LL
R
NG
RS
RD
BE
AV
E
VE
RN
O
YR
D
Highlands Preservation Area
FIELD LA
T RD WEST
FAIRMOUNT RD EAST
R
FOX
FAIRMOUN
UN
RD
MCC AN MILL RD
HO
FIELD VIEW
S RD
I KE
NP
DALE RD
HILL AND
RD
M
N
MARTE
N
N
L RD
UR
RD
T
WA
RD
E
N
I
M
AY
D
L
W
O
R
GA
AP
T HIL
FLIN
D
AI
T
AY
W
DT
S
ER
LA
EL
UR
MT
OL
R
GE
RID
RD
TO
W
RD
ST
RD
ER
W
SA
LL
MI
AD
BURRELL RD
RD
W
ILL RD
W
LLO
HO
K EA
TS R
D
ME
ST
E
HO
LONGVIEW
PH
IL
D
FO X H
A
INE
H
FARMERSVILLE RD
W
KR
VL
ROCKAW
AY RD
IE
T
GU
SUTTON RD
LO
OL
OO
BR
TO
M
PIN
ER
D
HIGH ST
KAW
AY R
D
IN G
TO
N
L
FELM
RD
RD
D
UP
R OC
LA
M
OK
RD
RD
L RD
RO
R
ILL
E
H
LS
RD
B
LD
RH
RD
DEE
Y
ER
W
SE L
WN
RSTO
OL D
WICK
LL
BIS
E
P OT T
CO
I
ST
ORCHARD LA
E Y RD
RAMP
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.
B A N I S C H
A S S O C I A T E S, I N C.
Planning and Design
Highlands Regional Master Plan
Comparative Policy Area Mapping Tewksbury and Highlands RMP
Tewksbury Township
Hunterdon County, NJ
February 2009
µ
Legend
Miles
0
0.5
1
Highlands Preservation Area
Tewksbury Township Zoning
Highlands Land Use Capability Overlay Zones
O
G
N
LE
E
OR
Conservation Zone
I LL
Conservation Zone - Environmentally Constrained
RD
Protection Zone
FIELD LA
T RD WEST
RM
FA
OLD TUR
FAIRMOUN
SV
NPIKE R
ER
L
IL
E
D
RD
O
LL
W
RD
T
R
RD
TE
LT
D
FIELD VIEW
RD
GA
AP
L
RD
DALE RD
HILL AND
AY
W
N
M
R
GE
RID
VBVR
VR
RE
AY
W
FP
ROCKAW
AY RD
VL
D
OL
RD
U
LA
MT
TO
W
VR
E
IN
W
SA
D
IE
T
T
WA
S
ER
ER
R
LL
MI
HO
RD
HO
VR
ILL RD
W
LLO
PH
IL
BURRELL RD
RD
AD
HO
LONGVIEW
HL
W
NT
EA
ST
K EA
TS RVB
D
FO X H
A
INE
HO
BR
OO
D
KR
ME
S
GU
SUTTON RD
FA
IR M
OU
MCCAN MILL RD
FR
LL
RR
VR
HO
Existing Community - Environmentally Constrained
D
RD
O
R
W
TE
VE
RN
O
YR
D
BE
AV
ER
SR
D
Existing Community
ER
D
OLD
PIN
KAW
AY R
D
Zone
Farmland Preservation District
Highlands District
Lamington District
Mine
Piedmont District
Residential
Research Office/Mixed Use
South Oldwick Residential
Townshouse-Village
Village Business
Village Office
Village Residential
RD
PM
TO
M
VR
LA
M
VO
SO
I NG
TO
N
PM
RD
RD
D
UP
R OC
MINE
WICK
RD
Tewksbury Zones
Symbol
FP
HL
LT
MINE
PM
R-1.5
RO/MXD
SO
TH-V
VB
VO
VR
HIGH ST
L RD
RD
OK
R
ILL
EL
WN
RSTO
RO
RH
RD
D EE
Y
ER
W
SH
E
P OT T
B
LD
LL
SE L
HL
CO
I
ST
BIS
ORCHARD LA
LE Y R
FE LM
D
R-1.5
RAMP
RO/MXD
PM
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.
B A N I S C H
A S S O C I A T E S, I N C.
Planning and Design