Highlands Initial Assessment Report
Township of Washington
Morris County, New Jersey
March 2009
Prepared for Washington Township
By:
Banisch Associates, Inc.
Flemington, NJ 08822
TABLE OF CONTENTS
Introduction....................................................................................................................... 1 Washington Township Existing Planning Program ...................................................... 2 2003 Land Use Plan ........................................................................................................ 3 2003 Reexamination Report ........................................................................................... 3 2003 Circulation Plan ..................................................................................................... 3 2003 Community Facilities Plan..................................................................................... 4 2003 Utility Service Plan ................................................................................................ 5 2003 Recycling Plan ....................................................................................................... 6 2003 Conservation Plan .................................................................................................. 7 2003 Economic Plan ....................................................................................................... 8 2003 Historic Preservation Plan...................................................................................... 8 2003 Farmland Preservation Plan ................................................................................... 9 2003 Housing Element and Fair Share Plan ................................................................... 9 2003 Implementation Plan ............................................................................................ 10 2003 Open Space and Recreation Plan ......................................................................... 10 2003 Natural Resources Inventory................................................................................ 11 Comparison of Highlands RMP and Washington Township Planning Program..... 12 Natural Resources ......................................................................................................... 12 Water Resources and Water Utilities............................................................................ 17 Agricultural Resources.................................................................................................. 19 Historic Cultural, Archaeological and Scenic Resources ............................................. 20 Transportation ............................................................................................................... 20 Future Land Use............................................................................................................ 20 Landowner Equity......................................................................................................... 21 Sustainable Economic Development ............................................................................ 21 Air Quality .................................................................................................................... 21 Local Participation ........................................................................................................ 21 Major Issues/Problems in Achieving Plan Conformance............................................ 22 APPENDIX A:................................................................................................................. 23 APPENDIX B:................................................................................................................. 24 i
Washington Township – Highlands Initial Assessment Report
Introduction
Washington Township is located in the western-most portion of Morris County with approximately 87%
of Township lands designated Highlands Preservation Area. An elongated swath of land is designated
Planning Area that includes Long Valley Village and extends south to the municipal boundary with
Tewksbury Township. In the northwest portion of the Township, lands lying north of Newburgh Road,
west of Schooley’s Mountain Road, northwest of East Avenue and north of Route 46 are also designated
Planning Area. The Township has a long history of farmland and open space preservation, which has
served to protect natural resource lands, retain productive farmlands soils, and retain rural character
which has long defined Washington Township’s landscape.
In 2003, Washington Township adopted a comprehensive update to its Master Plan, which refined longstanding farmland preservation, natural resource protection and responsible land stewardship goals,
objectives and policies. The 2003 Master Plan included and updated Land Use Plan, Circulation Plan,
Community Facilities Plan, Utility Service Plan, Open Space & Recreation Plan, Recycling Plan,
Conservation Plan, Economic Plan, Historic Preservation Plan, Farmland Preservation Plan, summary of
its certified Housing Element and Fair Share Plan, an Implementation Plan, and a comprehensive
Natural Resource Inventory.
This Initial Assessment report summarizes findings of a comparison of local plans and ordinances to the
Highlands Regional Master Plan (RMP) that was adopted in July 2008. This report identifies areas of
consistency between the Washington Township Master Plan and its lands use ordinances and the RMP.
This report also identifies RMP goals, policies and objectives that are not addressed in local plans and
ordinances and will require RMP amendments to local plans and regulations.
A review of the Highlands RMP goals and policies compared to the Township’s planning documents
revealed inconsistencies between the RMP and the Township’s planning documents. The Township’s
planning documents seek to manage appropriate growth based on natural resource carrying capacity
limitations and the desire to maintain rural character and protection of the Township’s natural resources.
The major obstacles to achieving RMP Plan Conformance are time constraints, lack of financial
resources and the need for Highlands RMP technical assistance to develop RMP amendments to existing
Township plans and regulations (See Table 1). The type and extent of documentation required for
Highlands RMP Plan 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:
o Open water and riparian areas
o Ground water recharge
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Washington Township – Highlands Initial Assessment Report
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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 two tiers of RMP Plan Conformance, including Basic Plan Conformance and
Full Plan Conformance. Preservation Area municipalities must petition the Highlands Council for Basic
Plan Conformance by December 8, 2009. Basic Plan Conformance does not achieve full plan
conformance. Basic Plan Conformance will include essential Highlands Plans and Ordinances that are
required to fulfill the statutory requirements of the Highlands Water Protection and Planning Act. and
the Highlands RMP.
For Basic Plan Conformance, the Highlands Council has identified seven (7) ‘Modules’, as follows:
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 the substantive elements of each module in draft form for review and
development in accordance with local conditions for subsequent municipal adoption following approval
of the municipal petition to the Highlands Council for Plan Conformance. As of February 1, 2009
Module 1A, ‘Current Municipal Conditions’, activities are underway. The Highlands Council’s intention
is to prepare and distribute each module in draft form to minimize municipal expense toward Plan
Conformance. As each module is released by the Highlands Council and reviewed by the municipality,
the complete array of local Master Plan and ordinance amendments required for Basic Plan
Conformance will be identified for local adoption. The Council is providing an initial $50,000 grant to
complete the seven modules for Basic Plan Conformance, which may be increased up to $100,000 per
municipality, where local Plan Conformance activities generate additional cost.
Washington Township Existing Planning Program
This section of the report reviews each Master Plan Element of the 2003 Washington Township Master
Plan and provides an analysis of consistency with the Highlands RMP.
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Washington Township – Highlands Initial Assessment Report
2003 Land Use Plan
The Washington Township 2003 Land Use Plan placed a high priority on preserving the Township’s
rural character and retaining and preserving agricultural areas. The primary goals and objectives in the
Land Use Plan focus on managing growth through the protection of natural resources and preservation
of agricultural areas whenever land subdivision takes place. The Land Use Plan also identified the need
to promote agricultural business and development in the Township. See Appendix A for full Land Use
Plan Goals.
The 2003 Land Use Plan specifically identified the location, extent and intensity of future land use and
development for residential, commercial, office, industrial and farmland and open space purposes and
each zoning district designated through local zoning. In particular, the Plan recognizes that new
development should be concentrated adjacent to and among existing developed areas, with a focus on
preservation of open lands for open space preservation and agriculture. Permitted development in rural
areas should be low density and low impact and seek to retain natural resources to the highest degree
possible.
2003 Reexamination Report
The 2003 Reexamination report was prepared simultaneously with the Township’s Master Plan. The
Reexamination report reiterated the goals of the 2003 Land Use Plan and focused on the Township’s
goal to preserve agricultural and environmental features, while at the same time fully addressing its
affordable housing obligations in an era of diminishing land resources. The 2003 Reexamination Report
also acknowledged existing sewer service areas that served concentrated development in limited areas of
the Township.
The 2003 reexamination report reviewed an wide variety of natural resource protection ordinances that
were adopted consistent with the Township’s Master Plan goals and objectives. These include a Steep
Slope Ordinance, a Ridgeline Protection Ordinance, a Minimum Approval Lot Area Ordinance, a
Limestone Ordinance, and Stream Corridor Protection Ordinance. Additionally, the need for woodlands
management and stream corridor buffer ordinances, and residential zone density reductions were also
identified.
2003 Circulation Plan
The 2003 Circulation Plan Element provided the following goals and objectives that conform to the
Highlands RMP goals and objectives:
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Implement the former Route 24 by-pass around the German Valley Historic District – this
remains the Township’s highest priority local road improvement project.
Avoid inappropriate traffic intensity on Township roads.
Provide appropriate connections between subdivisions to permit circulation through residential
blocks and discourage subdivision patterns and flag lot development, which would inhibit the
opportunity for future connections of local streets and the safe and efficient flow of traffic.
Coordinate the local street system, which separates through-regional corridors from local access
routes to the greatest extent possible.
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Washington Township – Highlands Initial Assessment Report
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Establish a circulation system with the broader regional system.
Develop road and bridge design standards that will permit safe and convenient roadways while
keeping the rural character of the community. Avoid the over-design of roads and piecemeal
widening.
Encourage various modes of transportation, including mass transit, buses, van pooling, and park
and ride facilities at strategic locations within the Township in order to promote the goals of the
Clean Air Act.
Develop, in coordination with the parks and open space element, a system of hiking, bicycle and
equestrian routes.
The Circulation Plan stated that “The challenge in circulation, planning arises from conflicting goals to
protect existing rural historic narrow roads and steep topography of the Township’s road network, which
was established in the 1800's; and the modern day expectations for a roadway system capable of
supporting traffic volumes in excess of the capacity of the historic roadway system. Today’s objective is
to plan for a safe and efficient circulation system that minimizes congestion and maintains the historic
character of the Township and the quality of life that residents want to protect.”
Rural Historic Scenic Corridors – The Township developed this classification of Township roads
acknowledging that certain roadways in the Township are important for their contribution to the rural
character of the Township. These roads convey varying volumes of traffic, but are noted for protection
in the Master Plan because of their historic configuration, varying roadway width and scenic roadside
and corridor elements that contribute to the rural character of the Township, such as stone-walls,
roadside hedges, mature trees, forests and open scenic vistas. A rural historic roads ordinance was
adopted to protect these historically and culturally significant elements of the Township’s rural
landscape.
2003 Community Facilities Plan
The 2003 Community Facilities Plan Element provided the following recommendations that should be
addressed in conforming to the Highlands RMP:
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Emergency Services 5-year Plan – Cost saving advantages can be shared with regional towns, by
projecting and /or sharing in equipment purchases, training requirements and knowledge of
available equipment. Township needs should be considered in a “regional” light, as Washington
Township and surrounding communities depend on mutual aid to meet emergency service needs.
Township should acquire land for a community center, which may include a community pool
with facilities for cultural activities, such as a theatre. The minimum site requirements are 15 –
20 acres of unconstrained land and the facility should be approximately 30,000 – 40,000-sq. ft. A
location in the Valley, near the middle school and the downtown has been identified as the
preferred location in for this facility. Washington Township owns development rights on a site
adjacent to the middle school, which may be an appropriate location for this facility.
To accommodate school enrollments in the next five to ten years (2008-2013), adding on to
existing facilities may be necessary.
An immediate need exists to connect the West Morris Central High School to the Washington
Township Municipal Utilities Authority centralized wastewater treatment facility in Long Valley
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to replace the outdated on-site septic system, which needs to be replaced due to capacity
constraints.
Growth has slowed dramatically in recent years due to conservation zoning strategies that have
been implemented by Washington Township, which are focused on farmland and open space
preservation. This decrease in growth from the “boom” years of the 1980’s and 1990’s may
reduce the need for more school expansion in the future if the school-age population levels off.
The Township completed acquisition of land for a community center, which will is located along and
will rely upon the former Route 24 Long Valley Historic District by-pass, which remains in the planning
stage at the County level. This is a realignment of the County Route 513/517 intersection in Long Valley
and is dependent upon the provision of federal funding to complete this project.
The West Morris Central High School has been connected to centralized sewer service vis-à-vis an
extension of a line between the school and the WT MUA sewage treatment plant in Long Valley along
Bartley Road.
2003 Utility Service Plan
The 2003 Utility Services Plan Element provided the following recommendations that should be
addressed in conforming to the Highlands RMP:
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Sanitary Sewerage Treatment Facilities - The WTMUA submitted an amendment to the WMP in
early 2003, which designated isolated locations for service where wastewater treatment should
be provided to serve existing development with aging and/or failing on-site septic systems and
recently approved development.
Municipal Wastewater Treatment Facilities - The goal of protecting and improving water quality
in the South Branch calls for rigorous permitting policies, rather than growth policies that may
result in increased stormwater runoff to the river that may degrade water quality. However,
carefully managed growth should be encouraged in the northwest portion of the Township,
particularly along the Route 46 highway corridor where adequate infrastructure is in place to
accommodate increased traffic that will result from growth.
Community Septic Systems - the use of community septic systems is strongly discouraged and
the WMP should explicitly state this policy
Public Water Supply - The need for another well to permit the retirement of older, low yielding
wells on the Mountain may be addressed by tapping into groundwater supplies available in the
Valley. The most pressing water supply issue in the Township is contaminated groundwater from
the two Superfund sites: the Cleveland Industrial Center and the Combe Fill South Landfill. In
light of these realities, efforts should be concentrated on limiting residential growth in these
areas of the Township and acquiring land for open space and farming.
Well Head Protection - For Washington’s residents, identifying well head protection areas and
sources of potential contamination to groundwater within those areas assume a high priority. It is
recommended that the HMUA and WTMUA undertake a comprehensive well head protection
program delineating well head protection areas for all wells and identifying strategies for
protecting these areas and emergency response procedures to respond to a potential
contamination event. In addition, the Township should initiate a public education campaign
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advising the public of the need to identify well head protection areas for individual private wells
and non-MUA wells serving individual nonresidential uses.
Stormwater management and Stormwater Quality - Careful planning and specific measures will
be required to ensure that stormwater is effectively recharged to groundwater supplies,
effectively especially when the Township’s environmentally sensitive lands when land are
disturbed. The Planning Board endorses the DEP’s new policy orientation for stormwater
management.
Washington Township was a participant in the NJDEP’s pilot wastewater management plan amendment
project, which, for Washington Township identifies wastewater treatment area amendments that will
enable the extension of lines to connect sites with failing on site septic systems to centralized treatment
facilities.
Perhaps the most important designation is wastewater treatment service for a fully designed, approved
and permitted age-restricted development project by US Homes in Washington Township’s
Musconetcong Age-Restricted Housing Overlay Zone that is located on Schooley’s Mountain Road
along the Musconetcong River near Hackettstown. This is a 360-unit age-restricted, clustered
development that includes 45 units of affordable housing that is included in Washington Township’s
COAH certified Housing Element and Fair Share Plan. A public water supply well has been established
to provide water for this development. Importantly, the well also remediated the Hackettstown MUA
Firm Capacity requirement, which calls for the utility to be able to meet its service requirements during
a period when its largest producing well is inoperable. Firm capacity is defined as the pumping and/or
treatment capacity when the largest unit is out of service; for most systems this entails assuming the
largest well is out of service.
Addressing public water supply deficits remains a priority.
The Township has identified well head protection areas in accordance with NJDEP criteria for well head
protection.
2003 Recycling Plan
The 2003 Recycling Plan Element provided the following finding and recommendations that should be
considered for conformance to the Highlands RMP:
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In accordance with State law, the Planning Board should review the Township’s Recycling Plan
(once every 36 months) and ordinances to maximize recycling in the Township.
The Township should determine whether the 50% recycling goal has been met, and if so, the
goal should be increased. If the 50% recycling goal has not been met, the Township should
consider whether the hours of operation of the recycling center should be extended to help meet
the goal.
The Township's recycling efforts should be stepped-up to encourage more recycling of
recyclable materials;
The hours of operation of the Township's recycling center should be reviewed to determine if the
recycling center could be more accessible to the public; and
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Bulk item recycling times should be reviewed to determine if the Township could develop more
convenient methods for residents to dispose of bulk items, such as curbside pick-up by
appointment on selected days throughout the year.
2003 Conservation Plan
The Conservation Plan Element was prepared and adopted in 1994 concurrently with the Land Use Plan
and other Plan Elements. The Conservation Plan was substantially updated in 2003 with including the
addition of a Natural Resources Inventory, which highlighted and reinforced the goal to preserve critical
environmental resources, protect groundwater supplies, and preserve open space and agricultural areas.
The Conservation Plan established a ‘greenway system’ throughout the Township (see Appendix B for
Conservation Plan Goals and Policies). The Greenway is an overlay, which applies to areas exhibiting
one or more of the following criteria:
Primary Criteria - Currently Mapped
1. State, County and Municipally Owned Land
2. Farmland Preservation Areas
3. Wetlands, State Open Waters (including perennial streams), and intermittent streams
4. Stream Corridor Buffers of Streams Lacking Associated Wetlands
5. Existing Conservation Easements
6. Steep Slopes (i.e., > 25%)
7. Mapped Connecting Corridors Among the Above Categories
8. Significant Drainage Easements
Other Criteria - Based on Existing or Proposed Ordinances
1. Ridgeline & Hillside Protection Areas
2. Wellhead Protection Areas
3. Habitat for Threatened or Endangered Species
Greenway Plan Objectives
The Greenway planning strategy requires an applicant to, at the time of application for development or a
building permit, to determine whether any portion of the Greenway, as defined above, exists on or
immediately adjacent to (e.g., within 150' for exceptional resource value wetlands) the subject property.
The Township Greenway Map guides the applicant; however unmapped segments of Greenway may
exist on a parcel based on application of all criteria. Any area of Greenway found to exist on the
property should be depicted on a map to be reviewed by the Township Engineer. Where areas of the
Greenway consist of any areas that are regulated by other Township ordinances, the plan must also be
prepared in accordance with the guidelines of those ordinances. The Greenway Plan calls for the
applicant to utilize clustering or similar alternative development approaches so that large areas may
remain open as linkages and connecting corridors among Greenway areas. Donations of land to support
these objectives are encouraged.
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2003 Economic Plan
The 2003 Economic Plan Element provided the following goals and objectives that conform to the
Highlands RMP goals and objectives:
• To establish a diversified, stable tax base, taking into account the need to provide reasonable
opportunities for employment of the Township’s resident labor pool.
• To promote economic development in a manner that respects the carrying capacity of the land
and the infrastructure needed to support economic development uses.
• To promote viable agriculture and encourage innovative agricultural uses that will ensure the
productivity of Washington’s agricultural lands, while at the same time respecting the carrying
capacity of the land and natural systems; and ensuring the compatibility of agricultural land use
with adjoining non-agricultural land uses.
• To reduce the municipal dependence on residential land use as the primary land use category for
fiscal stability, by encouraging nonresidential land development in appropriate locations with a
view of lessening the cost of such development and to the more efficient use of land.
Washington Township’s zoning districts, which provide for economic development uses are well
established, and tend to follow existing development patterns, For example, along the South Branch in
Long Valley and along the Musconetcong River and Route 46 in the northerly area of the Township,
local zoning calls for commercial, employment, economic development and high-density age-restricted
residential uses. These areas continue to be the focus of economic development and concentrated
activity, and due to existing developed character, these areas continue to be appropriate for locallyzoned uses, particularly employment generating land uses.
2003 Historic Preservation Plan
Washington Township has an extensive set of policies and ordinances that regulate land use within the
township’s several historic districts. The Township’s best tool to preserve the appearance of historic
structures is the Historic District Overlay Zone (Ordinance RO-43-86) added in 1986. This ordinance
established the Historic Preservation Commission, which has been given the power to designate sites of
local significance and the authority to review exterior historic sites and buildings changes and to issue
certificates of appropriateness. At the present time, the Overlay Zone includes German Valley Historic
District, Middle Valley Historic District, Schooley’s Mountain Historic District, the Neighbour House
and the Flocktown Schoolhouse. Other districts, sites, and landmarks will be added as additional
research on Washington’s historic sites is completed. Primary candidates include Stephensburg,
Fairview and Naughright.
The 2003 Historic Preservation Plan Element provided the following policies that conform to the
Highlands RMP goals and objectives:
1. Subdivision Applications
• Encourage maintaining original structures.
• Encourage saving landscape details, including rock walls.
• Buffer zones around historical sites, where appropriate and possible.
• Vistas and lines of sight should be preserved.
• Landscaping should be in keeping with historic structures or historic ways of landscaping.
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Washington Township – Highlands Initial Assessment Report
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Road widening in historic district or in front of historic properties should be done in a way to
preserve front yards.
• Investigate potential prehistoric and/or historic resources in a project site.
Site Plan Applications
• Adaptive reuse should be encouraged.
• Special consideration should be given to: landscape, parking, signs, lighting, facade materials
and use of structure to ensure the plan is harmonious with existing historic sites and buildings.
• Consider effects on attendant archaeological resources.
Preserve historically significant industrial sites such as mine site and lime kilns; also bridges, open
fields, hedgerows, farmsteads, cemeteries (private and church), ruins, large trees, archaeological
resources, and scenic views.
Preservation Commission to maintain memberships in appropriate State and National organizations.
Maintain certified local government status.
Recognize bed and breakfast use may be valid adaptive reuse for historic structures for Register or
Register eligible buildings.
Encourage tax exemption and/or abatement ordinance for local historic landmarks when restoration
is extensive and approved by the Preservation Commission.
Adopt local historic road designation (see Circulation Plan).
Recognize that the views from the gateways of the community (East and West Mill Roads, Route
24), establish the character of the community, and are vital assets which must be preserved.
Designate an expanded German Valley Historic District in accordance with the boundaries identified
in the 1999 Hunton Report, including the non-residential properties situated on the southerly side of
East Mill Road east of the Historic District, as shown on the map entitled German Valley Historic
District, Proposed Expanded Boundaries, dated October 2002.
2003 Farmland Preservation Plan
Washington Township and the Morris County Agriculture Development Board with the assistance of the
State Agriculture Development Committee have implemented the farmland preservation
recommendations and strategies that were adopted in the 2000 Farmland Preservation Plan. The result is
that there are now 45 preserved farms in Washington Township totaling 3,328 acres of land. This
expanded the amount of preserved farmland by approximately 800 acres in just three years. The Morris
County Agriculture Development Board reports an additional 551.5 acres of pending farmland
preservation projects currently active in Washington Township in 2003.
Present Status:
As of July 22, 2008, Morris County Agriculture Development Board identified a total of 4,469 acres of
preserved farmland on 63 farms in Washington Township. Pending acquisition of 3 farms were on line
for preservation of an additional 194 acres.
2003 Housing Element and Fair Share Plan
Washington Township’s adopted Housing Element and Fair Share Plan was originally certified by the
Council on Affordable Housing (COAH) on February 16, 1988. Washington Township received interim
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Washington Township – Highlands Initial Assessment Report
substantive certification on March 14, 1994. Washington Township’s first round obligation was 149 that
the Township planned to address through new construction.
Washington Township adopted a housing element and fair share plan addressing its 12-year cumulative
obligation (1987-1999) on February 13, 1995 and petitioned for substantive certification on February 22,
1005. Washington Township Housing Element and Fair Share Plan received substantive certification
from the Council on February 7, 1996. The Housing Plan Element was subsequently amended in
September of 1998, and again in March 22, 2000 to permit the Township to undertake a write down/buy
down program to assist in meeting its constitutional affordable housing obligation.
In January of 2006, December of 2001, Washington Township applied to the COAH to extend its
substantive certification, which was to expire in February of 2002. Washington Township’s substantive
certification was extended by on January 9, 2002, which provides for an extension for up to one year
after the effective date of COAH’s third round regulations. COAH has proposed new regulations. The
new regulations may be adopted after December 6, 2003, but it is anticipated that the rules will be
adopted sometime in early 2004. The Township intends to adopt a housing element and fair share plan
addressing the municipal third round obligation on or before the date the extended substantive
certification will expire.
Present Status: Certified Housing Plan Element and Fair Share Plan
In January of 2006, Washington Township received Third Round Substantive certification from the NJ
Council on Affordable Housing. Washington Township was one of only three (3) NJ Municipalities to
receive substantive certification before the Appellate Division struck down portions of COAH’s third
round rules and ordered revised Third Round rule-making later in January 2006. The Court specifically
singled out the municipalities that received Third Round Substantive Certification and ordered that those
certifications shall not be disturbed. Washington’s Third Round certification will remain effective for
six years.
2003 Implementation Plan
The 2003 Implementation Plan lists the recommendations for each of the Master Plan elements, as they
are identified in this document. Going beyond the goals and objectives of each element, the
implementation plan sets out actions and a timeline within which the actions are to be taken.
2003 Open Space and Recreation Plan
The 2003 Open Space and Recreation Plan lists the following goals and objectives that conform to the
Highlands RMP:
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Provide for the recreation needs of all Township residents.
Expand the municipal supply of parkland and develop additional active recreation areas for
existing and future residents and diversify the type of active recreation facilities available to
Township residents.
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Washington Township – Highlands Initial Assessment Report
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Plan and provide for an adequate mix of passive and active recreation facilities and activities
that responds to existing and future recreation needs in the community.
Develop a system of linked hiking, bicycle, cross country ski, and equestrian routes.
Encourage development of both active and passive open space through clustering in
subdivisions, conservation easements, and private donations, especially in areas that include
floodplains, stream corridors, wetlands, their transition areas and steep slopes and ridgelines.
Actively implement the Greenway Plan to link open spaces including private, municipal,
County, and State lands, and preserved farmland.
Protect environmentally sensitive areas, especially groundwater resources, including
limestone formations, aquifer recharge zones, and wetlands protection.
Recognize and protect unique views and vistas.
Preserve the rural quality of the community by establishing methods to retain farmland in
conjunction with parkland acquisition and open space preservation.
Encourage the continued use of historic properties, and when necessary and appropriate,
permit new and adaptive reuse consistent with historic preservation objectives.
Recognize the Township as an element in regional conservation and open space systems and
encourage partnerships with surrounding municipalities and nonprofits in preserving these
open space and recreation areas.
Establish a municipal recreation complex including an indoor recreation facility and outdoor
community pool.
Encourage local and interagency action to preserve and protect Washington’s open space,
undeveloped landscape and natural resources, consistent with the policies and strategies of
the State Development and Redevelopment Plan.
2003 Natural Resources Inventory
The 2003 Natural Resources Inventory provides discussion in the following topic areas:
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Climate
Land Cover
Geology
Soils
Surface Water
Subwatersheds
Wetlands
Steep Slopes
Forested Areas
Wildlife and Critical Habitats
Groundwater
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Washington Township – Highlands Initial Assessment Report
Comparison of Highlands RMP and Washington 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 Washington Township. Each goal highlights any major issues
the Township sees in terms of Plan Conformance or implementation.
Natural Resources
The natural resources analysis in the Highlands RMP is extensive 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.
Washington 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.
Forest Resources
As seen on the Forest Resource Areas Map, Washington Township is characterized by a predominance
of forested land cover, approximately 11,599 acres or 40.4% of the community. The majority of these
forested areas are found at elevations higher than 600 feet above sea level.
Highlands RMP
• Protect and enhance current forest areas and align forest regulations throughout the Region.
• Objective 1A2b requires the implementation of regulations to limit the permissible uses within
the Forest Resource Area, maintenance of pre-existing uses, and the restoration of impaired
forest lands.
• 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.
• Prepare and adopt ordinances which conform to the Highlands standards; inventory forested
areas; and implement resource management programs.
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Washington Township – Highlands Initial Assessment Report
Washington Township Provisions
• Section 217-38 of the Township’s Land Use Ordinance states that forests shall be maintained as
screening along steep slopes, ridgelines, hillsides and viewshed areas.
• Protect and maintain a diverse network of interconnected forests and to identify and protect from
fragmentation “keystone forests”. (2003 Conservation Plan)
Other issues the Township will encounter during Plan Conformance are technical and financial in
nature. 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
Washington is home to the headwaters to the Musconetcong River and the South Branch of the Raritan
River, among other important waterways, as seen on the Riparian Areas Map.
Highlands RMP
• Protect, restore, and enhance water resource areas.
• Section 2 of the RMP goals and objectives seeks to develop regulatory measures for the
protection of riparian areas and areas surrounding open waters.
• Mandatory 300’ buffer of all Highlands Open Waters prohibiting development in the
Preservation Area and allowing modification to Planning Area buffers for C2 streams 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 subject to the Stormwater Management Rules, Flood
Hazard Area Rules, and Freshwater Wetlands Rules.
• Inventory and monitor riparian areas.
Washington Township Policies
• Protect environmentally sensitive natural resources including floodplains, stream corridors, steep
slopes, ridgelines, wetlands and their transition areas, important woodlands, grasslands and
unique critical threatened and endangered species habitat.
• Preserve and protect the high quality trout production and trout maintenance waterways.
• Section 217-36 of the Land Development Ordinance provides that setbacks from stream
corridors and state open waters are to be established; no development shall take place adjacent to
C1 waters; a 25 ft easement shall be dedicated to the Township; and the ordinance lists removal
practices, limits of construction and fill, and restricts the use of pesticides and fertilizers within
the stream corridor.
The Township will need technical assistance from the Highlands to ensure that data sets are provided
and updated by the Council and that the mapping provided is in the context that the Highlands seeks. In
addition, there are Riparian areas that encompass existing residential developments. The Township will
13
Washington Township – Highlands Initial Assessment Report
seek guidance from the Council on how any proposed regulatory measures will impact local residents in
these areas.
Steep Slopes
Washington contains steeply sloping areas along stream corridors, more prevalently found in the
Preservation Area to the north, seen in the Steep Slope Protection Areas.
Highlands RMP
• Development on severely constrained or moderately constrained slopes is prohibited in both the
Preservation and Planning Areas as outlined in the Highlands Act.
• Inventory slopes within and on the edge of riparian areas.
• Create regulatory measures to target protection of specific slope classifications.
Washington Township Policies
• Protect environmentally sensitive natural resources including floodplains, stream corridors, steep
slopes, ridgelines, wetlands and their transition areas, important woodlands, grasslands and
unique critical threatened and endangered species habitat. (2003 Conservation Plan)
• Limit disturbance and development of forests, meadows, grassland areas, steep slopes,
ridgelines, scenic vistas and views, streams and their corridors, groundwater aquifers and
recharge areas, wetlands and swampy areas, unique landscapes, and agricultural areas. (2003
Conservation Plan)
• Because of the high moisture holding capacity of forest soils, woodlands and other vegetated
areas should be retained in order to stabilize steep slopes, reduce soil erosion and surface runoff,
absorb pollutants and promote aquifer recharge. (2003 Conservation Plan)
• Section 217-38 of the land development ordinance cites construction control limitations.
Disturbance of steep slopes shall be limited to the following based on the indicated slopes:
•
Slope
Permitted activity
Less than 15%
All activities permitted
15% to less than
20%
All activities, subject to review and approval of individual grading plans per
Subsection E in the ordinance
Greater than
20%
No disturbance permitted, except that disturbance shall be permitted in manmade areas greater than 20%
Exceptions are listed in Section 217-38D. for areas less than 1,000 square feet and separate
regulations for lot grading/driveway/drainage plans and ridgeline, mountainside, hillside and
viewshed protection areas requirements are also cited.
The Township will look to the Highlands Council for technical assistance and guidance in the
preparation of a revised steep slope ordinance.
Critical Habitat
Critical habitat is abundant in Washington as seen on the Critical Wildlife Habitat Map.
14
Washington Township – Highlands Initial Assessment Report
Highlands RMP
• Protection and enhance habitat areas and regulatory measures to protect such resources.
• Specifically, human encroachment into critical habitat areas are prohibited and shall not be
further expanded.
• Inventory and map critical area for the protection of habitat
• Prepare a “Habitat Conservation and Management Plan”
Washington Township Policies
• Section 175-27U (Conservation Easements) of the Land Development Ordinance states that
“where conservation values relating to scenic vistas, open space, historical areas, soil types, steep
slopes, preservation of trees, protection of watercourses, protection of animal life and elimination
of excessive noise are deemed by the Planning Board or Board of Adjustment to require special
protection, said areas shall be located within a conservation easement dedicated to the Township
of Washington.”
• Critical habitat protection language primarily falls within the Forested Areas and Woodlands
Protection sections of the 2003 Conservation Plan and the NRI.
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’s largest amount of preserved lands comes in the form of Preserved Farmland (as seen in
the Preserved Lands Map). Other significant open lands are owned by the State and County.
Highlands RMP
• 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.
• One source of funding could come from a dedicated source of revenue for land preservation
through a surcharge on public water supply system rates.
Washington Township Policies
• 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.
• The purpose of identifying potential aquifers and recharge areas is two-fold.
o Review criteria for development and insure that they are compatible with the need to
protect the areas that overlay the aquifers.
o Continue to pursue land preservation in order to limit future development potential and
preserve this regionally valuable resource.
• Using the Landscapes Program data helps to identify critical habitat and determine amongst the
variety of means to protect it, including the following:
o Prioritizing open space acquisitions based on the presence of habitat for threatened and
endangered species
o Adopting regulations aimed at protecting critical habitat
15
Washington Township – Highlands Initial Assessment Report
o Adopting management policies for open space that are consistent with protection of
critical habitat
o Permitting flexibility in development techniques that can accommodate the protection of
critical habitat
o Promoting land stewardship practices that is consistent with the protection of critical
habitat (2003 NRI).
The Township will seek assistance and clarification from the Council on the subject of generating funds
from water users outside of the Highlands to offset the cost of highlands regulations, as other
communities have done in the past.
Carbonate Rock (Karst) Topography
The Township’s bedrock is composed mostly of undifferentiated Precambrian gneisses and is
characterized in the same manner as much of the Highlands geology. The Highlands Region has several
large areas with carbonate rock formations, usually located in river valleys such as the Musconetcong,
the South Branch of the Raritan and the Lamington Rivers. Karst features exist in some, but not all, of
these areas. Many of the lower valleys in the highlands, like the Raritan River valley, have narrow bands
of quartzite interspersed primarily gneiss and quartzite in nature and does not contain Carbonate
(limestone) bedrock. The Township will seek interpretation from the Highlands if any portion of these
goals and policies will need to be addressed in order for Plan Conformance.
Highlands RMP
• Map and make readily available to the public areas of the Highlands Region that are underlain by
carbonate rocks to define a Carbonate Rock Area.
• Identify and delineate through local development review and Highlands Project Review land
areas that drain surface water into the Carbonate Rock Area, as changes in the quantity, quality,
and rate of discharge of surface water runoff from upslope lands can impair ground water
resources in the Carbonate Rock Area.
• Establish and maintain inventories of karst features and subwatersheds that drain directly to
Carbonate Rock Areas in the Highlands Region.
• Ensure through Plan Conformance that municipalities in, or within subwatersheds draining
directly to, the Carbonate Rock Area protect public health and safety and the quality of ground
waters from inappropriate land uses and pollutant discharges.
Washington Township Policies
• The Groundwater section of the Conservation Plan element discusses the sensitive nature of
limestone. Because limestone formations are known to be excellent groundwater producing
formations, their integrity should be protected, as they are particularly susceptible to
groundwater contamination.
• Section 175-30 of the Land Development Ordinance states “The purpose of the (geologic)
investigation is to provide sufficient data to define all existing geologic conditions for which
appropriate site design and/or engineering solutions may be necessary to minimize any adverse
public health, safety, general welfare or environmental impacts caused by the project.”
• Section 217-30 of the Land Development Ordinance establishes a Carbonate Area District
Overlay Zone that regulates land uses in areas where limestone formations are found.
16
Washington Township – Highlands Initial Assessment Report
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 Washington.
Water Resources and Water Utilities
The primary goal of the Highlands Act is to protect essential water supplies for both human use and to
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.
Washington has identified the need to ensure that any new development can demonstrate water
availability without creating a detriment to water supplies overall.
According to the Net Water Availability by HUC 14 Map the majority of the Township is experiencing
a water deficit. However, there are portions of the Township that have yields between 0 and 0.39 mgd of
water. An even smaller portion of the land area with the highest yield is found within the Highlands
Preservation Area.
Highlands RMP
• Protect water supplies for human use and ensure enough high quality water for current and
potential users and enhance water resources through monitoring water availability.
Washington Township Policies
• The basis of the Conservation Plan is to protect and preserve natural resources, including
important groundwater resources by protecting groundwater aquifers and surface water quality
and quantity; protecting groundwater recharge areas, preventing contamination of ground water
resources, and maintaining safe drinking water supplies; and targeting groundwater contaminated
sites for open space protection.
• As mentioned above in the Karst section, limestone formations are known to be excellent
groundwater producing formations. Therefore, their integrity should be protected, as they are
particularly susceptible to groundwater contamination.
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
17
Washington Township – Highlands Initial Assessment Report
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 policies and objectives outlined in this section relate primarily to monitoring and assessing water
availability and groundwater recharge.
Highlands RMP
• Promote the monitoring and assessment of ground water recharge and net water availability in
the Township and by HUC 14 watershed. The Township has several areas of prime groundwater
recharge areas (as identified on the Prime Groundwater Recharge Area Map).
Washington Township Policies
• Prime recharge areas are located throughout the Township and traverse both developed and
undeveloped areas.
• Undeveloped areas are particularly important because, if they remain undeveloped, increase their
likelihood of maintaining their recharge levels. Any loss to these areas would reduce overall
recharge in the Township and the watershed.
• Protection of wetland areas will also contribute to the protection of water supply.
The Township will seek Highlands 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.
Highlands RMP
• 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.
Washington Township Policies
• As a community with at least two known contaminated sites, documented groundwater pollution,
contaminated wells and case histories of ongoing remedial action, action should be taken to
identify and prevent groundwater contamination in the Township.
• Map wellhead protection areas for public and private wells and establish a Township-wide
wellhead protection program with wellhead protection standards to prevent contamination of
wellhead areas.
Sustainable Development and Water Resources
Highlands RMP
• Future development and growth should not occur in inappropriate areas that will create a
detriment to any water resources.
18
Washington Township – Highlands Initial Assessment Report
•
•
Prohibit any expansion of infrastructure into areas not suited for additional growth; channel new
growth into areas that can support such increases.
Establish development review standards and land development ordinance provisions and
inventory existing systems and capacity levels.
Washington Township Policies
• As stated in previous sections, development in Washington Township shall respect water
resource availability and capacity of the land to handle development in appropriate areas.
• The Township’s Land Use Ordinance does not have regulating language for sustainable
development; however strategies such as Cluster Development (Section 217-23, Agricultural
Overlay Zoning District) offer appropriate measures for sustainable development.
In addition, the Township will seek Highlands technical assistance for Plan Conformance.
Agricultural Resources
Agricultural resources in the Township can be found throughout the Washington landscape, but mostly
in the southwestern portion of the Township (see Agricultural Resource Area Map). In the same respect,
agricultural priority areas are found adjacent to the ridgelines that run parallel to each other, roughly
from the southwest to the northeast of the town. The largest swath of high and moderate priority
agricultural areas can be seen along the eastern side of West Mill Road and in the southeastern corner of
the Township (see Agricultural Priority Area Map).
Highlands RMP
• Preserve agricultural land and retain the viability of the agricultural industry.
• Provide incentives and funding opportunities to preserve agriculture, encourage best
management practices and enhance the resources of the Highlands.
• Support farmland preservation activities, classify agricultural soils as a critical resource and
reduce the loss of agricultural areas with appropriate development.
• Use techniques such as TDR, mandatory cluster provisions or conservation design techniques.
• 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.
Washington Township Policies
• Farmland Preservation Plan seeks to maintain the agricultural character of the community,
building upon past preservation initiatives and preserving and promoting the vitality of the
agricultural industry in the Township.
• Sections 217-9 to 217-13 identify the permitted uses within Washington’s single family
residential zones. These zones all permit “Any form of agriculture or horticulture, including the
storage, processing or sale of farm products where produced as a principal permitted use”.
• Cluster subdivisions are permitted according to Section 217-62, which provides that lots may be
reduced by up to 50% of required lot area and offers design guidelines to maintain the character
of the area.
• Washington’s right-to-farm ordinance (Section 217-48) puts the public on notice that agricultural
activities are a land use priority in every zone in the Township, subject to best management
practices and also permits farm labor housing.
19
Washington Township – Highlands Initial Assessment Report
Historic Cultural, Archaeological and Scenic Resources
Highlands RMP
• Identifies the value of historic sites, cultural resources and scenic vistas and encourages the
preservation and conservation of such resources.
Washington Township Policies
• Historic District Overlay Zone (Ordinance RO-43-86) has been in place since 1986 and
established the Historic Preservation Commission. The Overlay Zone includes German Valley
Historic District, Middle Valley Historic District, Schooley’s Mountain Historic District, the
Neighbour House and the Flocktown Schoolhouse. Other districts, sites, and landmarks will be
added as additional research on Washington’s historic sites is completed.
• Preserve Local Architectural Identity - Farmsteads and Out-Buildings
• Promote Income Incentive
• Promote Creative Adaptive Reuse
• Retain Appropriate Historic Roadways
• Residential and Non-Residential Architectural Oversight
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
Highlands RMP
• 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.
Washington Township Policies
• Maintain existing roadways and avoid any new construction that would have a negative impact
on existing villages and the overall character of the Township.
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.
The Township contains a significant amount of Conservation Zone lands (83%). The RMP states that the
Conservation Zone should include regionally significant agricultural lands and furthers that these areas
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.
20
Washington Township – Highlands Initial Assessment Report
The goals and objectives in this section are similar to those already identified in Washington’s 1994
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 resources 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.
Sustainable Economic Development
The Township’s 1994 Economic Plan stated the need to create a climate that would support businesses
that complimented agriculture and recreation based activities. Such activities include bed and breakfasts,
restaurants, arts, crafts, antiques, sports equipments shops and rentals, and riding stables. These types of
businesses work with local characteristics and are compatible with retaining the character of the
Township.
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 Community Planning Goals include the
goal to promote the conservation of energy and the use of renewable energy sources whenever possible.
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 proper public participation and the participation of local government.
21
Washington Township – Highlands Initial Assessment Report
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. The goals and objectives outlined in the RMP will result in extensive amendments
to existing regulations adopted by the Township. While the Township has identified many of the major
policy objectives through their own through recent planning, the variety of development and regulatory
measures that Washington 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.
With the recent release by the Highlands Council that many of the needed planning documents will be
created by the Council and submitted to the municipalities for review, this may not be a major issue.
Other major obstacles to plan conformance are the required 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
o Open water and riparian areas
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. 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 is
difficult to forecast. Given the 9 to 15 month compliance timeline, the Township will seek to
communicate and partner with the Highlands in achieving conditional and full Plan conformance.
22
Washington Township – Highlands Initial Assessment Report
APPENDIX A:
2003 Land Use Plan Goals and Objectives
1. Protect and preserve important farmland soils.
2. Protect groundwater aquifers and surface water quality and quantity.
3. Protect groundwater recharge areas, prevent contamination of ground water resources, and
maintain safe drinking water supplies.
4. Target groundwater contaminated sites for open space protection.
5. Protect environmentally sensitive natural resources including floodplains, stream corridors, steep
slopes, ridgelines, wetlands and their transition areas, important woodlands, grasslands and
unique critical threatened and endangered species habitat.
6. Offer a range of development options for the maintenance and protection of interconnected
lands.
7. Reduce land use densities and intensities commensurate with the capacity of the environment to
sustain development.
8. Preserve and protect the high quality trout production and trout maintenance waterways.
9. Recognize and protect the unique views and vistas.
10. Encourage energy efficiency in the location, siting and construction of new development.
11. Encourage pedestrian and public transit and linkages.
12. Implement the Township’s recycling ordinance.
13. Limit disturbance and development of forests, meadows, grassland areas, steep slopes,
ridgelines, scenic vistas and views, streams and their corridors, groundwater aquifers and
recharge areas, wetlands and swampy areas, unique landscapes, and agricultural areas.
14. Create the position of Environmental Specialist.
23
Washington Township – Highlands Initial Assessment Report
APPENDIX B:
Conservation Plan Goals
1. Protect and preserve important farmland soils.
2. Protect groundwater aquifers and surface water quality and quantity.
3. Protect groundwater recharge areas, prevent contamination of ground water resources, and
maintain safe drinking water supplies.
4. Target groundwater contaminated sites for open space protection.
5. Protect environmentally sensitive natural resources including floodplains, stream corridors, steep
slopes, ridgelines, wetlands and their transition areas, important woodlands, grasslands and
unique critical threatened and endangered species habitat.
6. Offer a range of development options for the maintenance and protection of interconnected
lands.
7. Reduce land use densities and intensities commensurate with the capacity of the environment to
sustain development.
8. Preserve and protect the high quality trout production and trout maintenance waterways.
9. Recognize and protect the unique views and vistas.
10. Encourage energy efficiency in the location, siting and construction of new development.
11. Encourage pedestrian and public transit and linkages.
12. Implement the Township’s recycling ordinance.
13. Limit disturbance and development of forests, meadows, grassland areas, steep slopes,
ridgelines, scenic vistas and views, streams and their corridors, groundwater aquifers and
recharge areas, wetlands and swampy areas, unique landscapes, and agricultural areas.
14. Create the position of Environmental Specialist.
24
Table 1: Washington Township Plan Conformance Overview Checklist
Submission Item
Conforms to
Comments
Highlands RMP
Partial
1. Environmental Resource Inventory
2. Municipal Master Plan
a. Statement of Policies, Goals & Objectives
b. Land Use Plan Element
Prepared and Adopted in 2003 - Will need to be
updated per Highlands Conformance
Partial
Partial
Prepared and Adopted in 2003
i. Up-to-Date Developed Land Inventory
c. Housing Plan Element
d. Conservation Plan Element
e. Utility Service Plan Element
f. Circulation Plan Element
g. Recreation and Open Space Plan Element
Partial
Will need to prepare up to date inventory
i. Up-to-Date Open Space Inventory
h. Agriculture Retention/Farmland Preservation Plan Element (if applicable)
Partial
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
Yes
Yes
Yes
Yes
No
Yes
Yes
Yes
N/A
Certified
Prepared in 2003
Prepared in 2003
Prepared in 2003
Prepared in 2003
Will need to verify OS inventory is up to date
Prepared and Adopted in 2000
Will need to verify Preserved Farmland Inventory is up
to date
Prepared in 2003
Prepared in 2003
Prepared in 2003
Missing statement about relationship to Highlands
RMP
To be completed - 2009
m. Statement of Relationship to other plans, Highlands RMP and SDRP
3. Master Plan Reexamination Reports
4. Zoning/Land Use Ordinances & Development Regulations
a. Water Use & Wastewater Treatment Provisions Included
Partial
b. Development Application Checklist Ordinance Included
5. Zoning Map and Schedule of Requirements
6. Official Map
7. Redevelopment and/or Rehabilitation Plans (Adopted or Proposed)
8. Environmental/Infrastructure Capacity Analysis
a. Land Use Capability Analysis
b. Limiting Factor Analysis
Partial
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
Partial
Revise and update draft Build-Out analysis
No
No
Partial
To be mapped
Partial
WTMUA, Hackettstown MUA - NJDEP Pilot Program
No
Partial
Conforms to NJDEP rule
d. Wastewater Management Plan (County WMP may be used)
e. Septic System Management/Maintenance Plan
f. Stormwater Management Plan
Partial
No
Will need to add Highlands to Checklist
Partial
N/A
N/A
No
No
10. Resource Protection & Supporting Regulations/Plans
a. Open Water and Riparian Areas
b. Ground Water Recharge
c. Well Head Protection
Conforms to
Highlands RMP
Land Use Plan
Conservation Plan
NRI/ERI
Ordinance
Regulations
Comments
Goals address need to preserve and
protect water and riparian areas
No specific
Stream corridor and riparian area
recommendations for
management recommendations
protecting riparian areas or
including BMPs
state open waters.
§ 217-36 Setbacks from
stream corridors and state
open waters. - No
development adjacent to
C1 waters - 25 ft
300' Stream corridor
and open water
easement shall be
dedicated to Twp. Lists buffer
removal practices, limits
of construction and fill,
and restricts use of
pesticides and fertilizers.
Partial
Goals identified to protect
groundwater through aquifer
management, wellhead protection,
and recharge areas. Protecting
groundwater supplies on Schooley’s
Mountain and in the Fox Hill Range
in Washington Township assumes a
local high priority. This plan calls
for a conservative land use strategy
to protect limited groundwater
supplies and ensure that domestic
wells upon which residents rely will
be protected.
The basis of this plan is to protect
and preserve natural resources,
including important farmland
soils, groundwater resources,
including limestone formations
and aquifer recharge zones,
streams and their corridors,
floodplains, wetlands and critical
habitat.
- Protect groundwater
aquifers and surface water quality
and quantity.
- Protect groundwater recharge
areas, prevent contamination of
ground water resources, and
maintain safe drinking water
supplies.
- Target groundwater
contaminated sites for open space
protection.
§ 170-3A Stormwater
Management design groundwater recharge is
goal
Partial
The HMUA reports that the utility
has been evaluating the need for well
protection areas for their wells,
particularly wells located in
developed areas such as Heath
Village where there is development
all around the wellhead.
Map wellhead protection areas for
public and private wells and
establish a Township-wide
wellhead protection program with none
wellhead protection standards to
prevent contamination of wellhead
areas.
Partial
The adoption of
the new standards in 1999
sought to limit the
installation of septic systems
where public sewer was
reasonably available, to
protect potable water
supplies and therefore
human
health, to insure the proper
siting and installation of
septic systems and to limit
groundwater pollution from
improperly functioning
systems.
§ 255-10 Amendments
pertaining to individual
wells.
To be Mapped
10. Resource Protection & Supporting Regulations/Plans
d. Wastewater Management Plan (County WMP may be used)
e. Steep Slopes
f. Carbonate Rock
Conforms to
Highlands RMP
Partial
Partial
Partial
Land Use Plan
Conservation Plan
Utility Services Plan Element cites
the Washington Twp MUA and the
Hackettstown MUA as the two
primary providers of these services none
in the area. The plan element also
discusses the treatment systems that
exist in the township.
Goal to limit disturbance of steep
slope areas, require protection of
ridgelines, and retain scenic vistas
NRI/ERI
Ordinance
Regulations
§ 155-4 Sewers cites that
All sanitary sewer work
mentions sewers in the
shall comply with all
context of soils and limiting applicable Township,
septic systems where not
Municipal Utility
appropriate.
Authority, Board of
Health, state and federal
regulations.
§ 217-38 Steep slopes,
ridgeline, mountainside,
hillside, and viewshed
Maintain regulatory
protection areas. Qual.
framework to limit clearing;
and quant. develop
Protect through updated standards
initiate stewardship program,
controls. Protect
for tree removal and other site
require and maintain veg.
disturbance.
unspoile vistas; recognize
buffers. Min protection =
and reduce potential
15% slopes
negative impacts of
construction - erosion,
siltation, flooding, etc.
Maintain the limestone protection
ordinance which requires an
investigation program of the
none
geologic conditions in certain areas
of the Township when development
applications are submitted.
§ 217-30 Establishment
of Carbonate Area
District Overlay Zone
Restrictions. Comprised
of all land areas underlain
by limestone or carbonate
Geology section cites various rock. Overlay may
limestone soils and their
include all or portions of
locations within the
more than one zoning
township - as well as their
district. § 217-59
Restricted Activities in
characteristics.
Carbonate Area District
Overlay Zone. Restricts
all underground tanks at
residences and
commercial locations except for gas stations
Comments
10. Resource Protection & Supporting Regulations/Plans
g. Forest Areas
h. Agricultural/Right to Farm
i. Open Space Monitoring/Stewardship
Conforms to
Highlands RMP
Land Use Plan
Conservation Plan
NRI/ERI
Ordinance
Regulations
Comments
Conservation goals and objectives
states: Limit disturbance and
Washington Township is
development of forests, meadows,
conserve forested parts of the land
characterized by a
grassland areas, steep slopes,
with compact development.
predominance of forested
ridgelines, scenic vistas and
The Master Plan seeks to provide a
land cover, with 11,599
views, streams and their corridors,
comprehensive approach to
acres comprising 40.4% of
groundwater aquifers and recharge
the community. A majority
woodland conservation that
areas, wetlands and swampy areas,
promotes preservation of contiguous
of these forested areas are
unique landscapes, and
tracts of undeveloped lands to
found in higher elevations,
agricultural areas. Woodlands
mostly over 600 feet above
maintain forest ecology to the
section specifically states: Protect
greatest extent possible. Language
sea level. Mentioned also in
and maintain a diverse network of
in Rural, Scenic, Historic Corridors.
the context of protection of
interconnected forests
critical habitats.
• Identify and protect from
fragmentation “keystone forests”
§ 217-38 Steep slopes,
ridgelines, mountainside,
hillside and viewshed
protection areas cites
forests for screening
development.
Partial
Protect and preserve important
farmland soils; retain large contig
areas of farmlands; pursue
Farmland Preservation Plan Element
Agricultural retention
farmland preservation; buffer stds;
inluded in Land Use Plan
chapter listed in Twp ERI
imp. Cover limits; require open
space / lands set aside to increase
viable ag lands for preservation.
Ordinance sets
requirements for lot
area and yard
§ 217-23 Agricultural
regulations for
Use Overlay Zone.
agricultural lands.
Accessory uses are same
Ordinance should
as R-5 zone. Wireless
be evaluated
towers are conditional.
periodically to
Min lot size = 40,000 sq
ensure that areas set
ft
aside are
maximizing
farmland retention.
Partial
Promote an interconnected
complex of undeveloped open
space across the Township that
The Recreation and Open Space
will help to maintain the
Plan identifies the type and nature of
ecological integrity (i.e., the
recreation and open space facilities
biodiversity) of existing plant and
and proposes additions to the
animal communities both within
Township’s network of recreation
the Township and the region.
and open space resources. In
Require cluster development plans
addition to identifying target
or similar alternative development
recreation and open space sites for
approaches that create significant
municipal acquisition, the Township
open space areas and linkages and
should seek open space set-asides for
connections among identified
the purposes of developing
Greenbelt areas. Encourage the
recreation facilities as a by-product
donation of private lands and the
of residential subdivision as another
acquisition of Greenbelt areas by
means of adding active recreation
State, county, and municipal
facilities to the municipal inventory.
agencies and land trusts or similar
agencies to establish open space
linkages among Greenbelt areas.
Regulating language for
open space protection can
be found in § 175-52.1
Open space and open
lands guidelines.
Maintain rural character,
maximize contiguous
open space, protect
scenic viewsheds.
Partial
Recommendations include:
Prioritizing open space
acquisitions based on the
presence of habitat for
threatened and endangered
species. Adopting
management policies for
open space that are
consistent with
protection of critical habitat
a review of the
township's open
space will be
required for plan
conformance.
10. Resource Protection & Supporting Regulations/Plans
Conforms to
Highlands RMP
Land Use Plan
Conservation Plan
NRI/ERI
Goals identified to protect critical
habitat areas and unique natural
systems
Identify and protect threatened
and engangered species with
greenways, grasslands, and
woodland habitat maintenance
and protection
N/A
N/A
N/A
Ordinance
Regulations
j. Critical Habitat
Partial
k. Lake Management
N/A
I. Low Impact Development
Partial
cited in the stormwater management
none
section
none
citations in the
Stormwater management
sections
Partial
Historic roads are listed for
maintenance and protection in the
Overall goals and objectives are not Circulation Plan element. Scenic
listed. Recommendations include
views historic farmsteads and
preserving local architectural history; settlements are to be protected.
preserving historic structures and
• Identify and protect the unique
none
archaeological resources; maintain views and vistas that are
CLG status; recognize views from
intrinsically linked to the rural and
gateways of the community (Rte 24 historic landscape, including, but
and other local roads);
not limited to important roadside
viewsheds and scenic vistas for
the protection of these features.
§ 217-22. Historic
Preservation Overlay
Zone. Historic Inns are
permitted within this
zone except where the
zone lies within the R-20
District.
m. Historic, Cultural, & Scenic
11. Discretionary Items, List
Comments
175-27U. Conservation
Easements. Where
conservation values
relating to scenic vistas,
open space, historical
areas, soil types, steep
slopes, preservation of
N/A
Will need to update
historic structures
list. The Twp has
three designated
historic overlay
districts and number
of individual
historic sites.
Highlands Regional Master Plan
Forest Resource Area
Washington Township
Morris County, NJ
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Legend
Forest Resource Area
Highlands Preservation Area
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
Riparian Area
Washington Township
Morris County, NJ
Miles
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HILL
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LON
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PLE
G E N TR
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ASANT GR
WEHRLI RD
KE
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ER
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PI K
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W
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RO CK
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SLI
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LA
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N
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NANCY T
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SCHOOLEY'S MOUN
RD
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EA
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B LA
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PI C
KL
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RIV
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Legend
Highlands Preservation Area
Riparian Area
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
Washington Township
Morris County, NJ
Miles
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HILL
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LON
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OC K D R
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G E N TR
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ASANT GR
WEHRLI RD
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ER
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KIN
LA
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RO CK
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Legend
Highlands Preservation Area
Slopes less than 10%
Slopes 10% to 15%
Slopes 15% to 20%
Slopes greater than 20%
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
Critical Wildlife Habitat
Washington Township
Morris County, NJ
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OC K D R
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ASANT GR
WEHRLI RD
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FAIRMOUNT RD
ER
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Legend
Highlands Preservation Area
Vernal Pools with 1,000' Buffer
Critical Wildlife Habitat
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
Highlands Preserved Lands
Washington Township
Morris County, NJ
Miles
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LON
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OC K D R
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ASCOT D
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ASANT GR
WEHRLI RD
KE
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ER
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RO CK
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PI C
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RIV
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Legend
Highlands Preservation Area
Preserved Farmland
Non-Profit/Private Open Space
Municipal Open Space
County Open Space
State Open Space
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 by HUC 14
Washington Township
Morris County, NJ
Miles
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B LA
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PI C
KL
E
Legend
Highlands Preservation Area
RD
HILL
RD
RD
Y
SK
P
TO
LL
MI
E MILL RD
LON
G
W
AY
OC K D R
M
JA
TR
FLINTL
CALIFON
R
ASCOT D
IA
M
ZELLERS RD
PLE
G E N TR
Y DR
IL
L
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D
OVE RD
ASANT GR
WEHRLI RD
KE
RR
W
PAR
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FAIRMOUNT RD
ER
EW
D
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FA
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OL
N
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AV
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KIN
LA
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RO CK
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N
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NANCY T
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SCHOOLEY'S MOUN
RD
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AV RO
PARKVIEW RD
EA
ST
RIV
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RR
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Million Gallons Per Day (MGD)
0.10 to 0.39
0.05 to 0.09
0.00 to 0.04
-0.09 to -0.01
-0.99 to -0.10
-7.10 to -1.00
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
Prime Groundwater Recharge Areas
Washington Township
Morris County, NJ
Miles
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VA
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HILL
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P
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LON
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OC K D R
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FLINTL
CALIFON
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ASCOT D
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PLE
G E N TR
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IL
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D
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ASANT GR
WEHRLI RD
KE
RR
W
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FAIRMOUNT RD
ER
EW
D
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FA
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VI
OL
N
TUR
AV
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KIN
LA
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OW
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LA
RD
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SR
OC
N
UG
HW
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FL
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KT
AY
W
NA
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B
AR
OR
EY
RD
N
JACKIE DR
RO CK
R
SLI
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R
LA
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6
LA
NG
RI
AD
E4
CH
UR
H
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SP
TAIN RD
ES
N
UT
NANCY T
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SCHOOLEY'S MOUN
RD
R
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RI
AV RO
PARKVIEW RD
EA
ST
B LA
CK
PI C
KL
E
RIV
E
RR
D
RD
Legend
Highlands Preservation Area
Prime Groundwater Recharge Areas
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
Agricultural Resource Area
Washington Township
Morris County, NJ
Miles
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ASCOT D
IA
M
ZELLERS RD
PLE
G E N TR
Y DR
IL
L
ES
D
OVE RD
ASANT GR
WEHRLI RD
KE
RR
W
PAR
D
FAIRMOUNT RD
ER
EW
D
PI K
FA
IR
VI
OL
N
TUR
AV
E
KIN
LA
D
RD
OW
ET
K
LA
RD
TH
SR
OC
N
UG
HW
AY
FL
OW
KT
AY
W
NA
U
ER
B
AR
OR
EY
RD
N
JACKIE DR
RO CK
R
SLI
K
R
LA
R
6
LA
NG
RI
AD
E4
CH
UR
H
C
SP
TAIN RD
ES
N
UT
NANCY T
E
SCHOOLEY'S MOUN
RD
R
VE
RI
AV RO
PARKVIEW RD
EA
ST
B LA
CK
PI C
KL
E
RIV
E
RR
D
RD
Legend
Highlands Preservation Area
Agricultural Resource Area
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
Agricultural Priority Area
Washington Township
Morris County, NJ
Miles
0
µ
0.5
1
February 2009
LA
LT
Z
KE
RD
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BA
RT
L
NN
RA
O
DR
M
IS
SI
AN
N
RD
RD
RD
HICKORY LA
HT
HIG
N
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HR
BE W
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RD
CK
RD
RD
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LE
RT
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RD
T
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L
L
A
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RA D
W
HI
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S IE R
BA
OV
RD
L
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OO
K
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HILL
RD
RD
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SK
P
TO
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LON
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W
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M
JA
TR
FLINTL
CALIFON
R
ASCOT D
IA
M
ZELLERS RD
PLE
G E N TR
Y DR
IL
L
ES
D
OVE RD
ASANT GR
WEHRLI RD
KE
RR
W
PAR
D
FAIRMOUNT RD
ER
EW
D
PI K
FA
IR
VI
OL
N
TUR
AV
E
KIN
LA
D
RD
OW
ET
K
LA
RD
TH
SR
OC
N
UG
HW
AY
FL
OW
KT
AY
W
NA
U
ER
B
AR
OR
EY
RD
N
JACKIE DR
RO CK
R
SLI
K
R
LA
R
6
LA
NG
RI
AD
E4
CH
UR
H
C
SP
TAIN RD
ES
N
UT
NANCY T
E
SCHOOLEY'S MOUN
RD
R
VE
RI
AV RO
PARKVIEW RD
EA
ST
B LA
CK
PI C
KL
E
RIV
E
RR
D
RD
Legend
Highlands Preservation Area
Agricultural Priority
Low
Moderate
High
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