[Added 4-6-2015 by Ord. No. 2015-4]
This article shall be known and cited as the "Township of Franklin Highlands Act Exemption Determinations Ordinance."
The purpose of this article is to set forth the procedural and substantive requirements by which the municipality will issue Highlands Act Exemption Determinations. Such determinations pertain only to Highlands Act exemptions 1, 2, 4, 5, 6, 7 and 8. Highlands Act Exemption Determinations indicate whether proposed activities, improvements or development projects affecting lands located within the Township of Franklin Highlands Area are exempt from the Highlands Water Protection and Planning Act ("Highlands Act," N.J.S.A. 13:20-1 et seq.), and are therefore exempt from the Highlands Water Protection and Planning Council's ("Highlands Council") Regional Master Plan, the New Jersey Department of Environmental Protection's (NJDEP) Highlands Water Protection and Planning Act Rules ("Preservation Area Rules," N.J.A.C. 7:38-1 et seq.), and from any amendments to the Township's master plan, development regulations, or other regulations adopted pursuant to the approval of the Township's Petition for Plan Conformance by the Highlands Council.
The provisions of this article pertain only to activities, improvements and development projects involving lands located within the Township Highlands Preservation Area. The provisions of this article shall not be construed to alleviate any person or entity from the provisions and requirements of any other applicable ordinances, rules, or regulations of the municipality, or from any other applicable law, regulation, or requirement of any county, state, or federal authority having jurisdiction. Nor shall the provisions of this article deprive any person or entity from seeking a Highlands exemption determination from the NJDEP.
Terms used in the body of this article which are defined by the Highlands Act (N.J.S.A. 13:20-3) are intended to have the same definitions as provided in the Highlands Act. Unless expressly stated to the contrary or alternately defined herein, terms which are defined by the MLUL[1] are intended to have the same meaning as set forth in the MLUL. For purposes of this article, the terms "shall" and "must" are indicative of a mandatory action or requirement while the word "may" is permissive.
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
For purposes of this article the following definitions shall apply:
AGRICULTURAL IMPERVIOUS COVER
Agricultural or horticultural buildings, structures or facilities with or without flooring, residential buildings and paved areas, but not meaning temporary coverings. (N.J.S.A. 13:20-3).
AGRICULTURAL OR HORTICULTURAL DEVELOPMENT
Construction for the purposes of supporting common farmsite activities, including but not limited to the production, harvesting, storage, grading, packaging, processing, and the wholesale and retail marketing of crops, plants, animals, and other related commodities and the use and application of techniques and methods of soil preparation and management, fertilization, weed, disease, and pest control, disposal of farm waste, irrigation, drainage and water management, and grazing. (N.J.S.A. 13:20-3).
AGRICULTURAL OR HORTICULTURAL USE
The use of land for common farmsite activities, including but not limited to the production, harvesting, storage, grading, packaging, processing, and the wholesale and retail marketing of crops, plants, animals, and other related commodities and the use and application of techniques and methods of soil preparation and management, fertilization, weed, disease, and pest control, disposal of farm waste, irrigation, drainage and water management, and grazing. (N.J.S.A. 13:20-3).
APPLICANT
Any entity applying to the Board of Health, Planning Board, Zoning Board of Adjustment, Zoning Officer, Construction Official or other applicable authority of the municipality for permission or approval to engage in an activity that is regulated by the provisions of this article.
APPLICATION FOR DEVELOPMENT
The application form and all accompanying documents required by ordinance for approval of a subdivision plat, site plan, planned development, conditional use, zoning variance, or direction of the issuance of a permit pursuant to § 25 or 27 of P.L. 1975, c. 291 (N.J.S.A. 40:55D-34 or 40:55D-36).
BUILDING PERMIT
Used interchangeably with the term "construction permit"; see definition below.
CONSTRUCTION PERMIT
A permit issued pursuant to the New Jersey Uniform Construction Code, Chapter 23 of Title 5 of the New Jersey Administrative Code (N.J.A.C. 5:23-1 et seq.), providing authorization to begin work subject to the conditions and requirements established under the provisions therein.
DEVELOPMENT
The division of a parcel of land into two or more parcels, the construction, reconstruction, conversion, structural alteration, relocation, or enlargement of any building or other structure, or of any mining excavation or landfill, and any use or change in the use of any building or other structure, or land or extension of use of land, for which permission may be required pursuant to the MLUL[1] (N.J.S.A. 13:20-3; 40:55D-4).
DISTURBANCE
The placement of impervious surface, the exposure or movement of soil or bedrock, or the clearing, cutting, or removing of vegetation. (N.J.S.A. 13:20-3).
DISTURBANCE, ULTIMATE
The total existing or proposed area of disturbance of a lot, parcel, or other legally designated (or otherwise legally recognized) tract or subdivision of land, for the purpose of, and in connection with, any human activity, property improvement, or development, including the surface area of all buildings and structures, all impervious surfaces, and all associated land disturbances such as excavated, filled, and graded areas, and all lawn and landscape areas. Ultimate disturbance shall not include areas of prior land disturbance which at the time of evaluation: a) contain no known man-made structures (whether above or below the surface of the ground) other than such features as old stone rows or farm field fencing; and b) consist of exposed rock outcroppings, or areas which, through exposure to natural processes (such as weathering, erosion, siltation, deposition, fire, flood, growth of trees or other vegetation) are no longer impervious or visually obvious, or ecologically restored areas which will henceforth be preserved as natural areas under conservation restrictions.
ENVIRONMENTAL LAND USE OR WATER PERMIT
A permit, approval, or other authorization issued by the Department of Environmental Protection pursuant to the Freshwater Wetlands Protection Act, P.L. 1987, c. 156 (N.J.S.A. 13:9B-1 et seq.), the Water Supply Management Act, P.L. 1981, c. 262 (N.J.S.A. 58:1A-1 et seq.), the Water Pollution Control Act, P.L. 1977, c. 74 (N.J.S.A. 58:10A-1 et seq.), the Realty Improvement Sewerage and Facilities Act (1954), P.L. 1954, c. 199 (N.J.S.A. 58:11-23 et seq.), the Water Quality Planning Act, P.L. 1977, c. 75 (N.J.S.A. c. 58:11A-1 et seq.), the Safe Drinking Water Act, P.L. 1977, c. 224 (N.J.S.A. 58:12A-1 et seq.), or the Flood Hazard Area Control Act, P.L. 1962, c. 19 (N.J.S.A. 58:16A-50 et seq.). (N.J.S.A. 13:20-3).
FARM MANAGEMENT UNIT
A parcel or parcels of land, whether contiguous or noncontiguous, together with agricultural or horticultural buildings, structures and facilities, producing agricultural or horticultural products, and operated as a single enterprise. (N.J.S.A. 13:20-3).
FARMSITE
A farm management unit as defined above.
FOREST MANAGEMENT PLAN
A written guidance document describing the forest resources present on a property, the landowner's management goals and objectives, and the recommended practices or activities to be carried out over time on the land. This tool is used to evaluate a forestland's current state and provide a management process which, over time, meets the landowner's objectives, while maintaining health and vigor of the resource. Forest management plans are typically written for a ten-year period. (RMP, Glossary.)
HIGHLANDS APPLICABILITY DETERMINATION
A determination made by the NJDEP (pursuant to N.J.A.C. 7:38-2.4) indicating whether a project proposed for the Preservation Area is a major Highlands development, whether any such major Highlands development is exempt from the Highlands Act, and whether the project is consistent with the applicable areawide water quality management plan.
HIGHLANDS AREA
That portion of the municipality for which the land use planning and regulation are in conformance with, or are intended or proposed to be in conformance with, the Highlands RMP.
HIGHLANDS PRESERVATION AREA APPROVAL (HPAA)
An approval issued by the NJDEP pursuant to N.J.A.C. 7:38-6 pertinent to a regulated activity in the Highlands Preservation Area, and including an HPAA that contains a waiver pursuant to N.J.S.A. 13:20-33b.
IMMEDIATE FAMILY MEMBER
A spouse, child, parent, sibling, aunt, uncle, niece, nephew, first cousin, grandparent, grandchild, father-in-law, mother-in-law, son-in-law, daughter-in-law, stepparent, stepchild, stepbrother, stepsister, half brother, or half sister, whether the individual is related by blood, marriage, or adoption. (N.J.S.A. 13:20-3).
IMPERVIOUS SURFACE
Any structure, surface, or improvement that reduces or prevents absorption of stormwater into land, including, but not limited to, porous paving, paver blocks, gravel, crushed stone, decks, patios, elevated structures, and other similar structures, surfaces, or improvements. (N.J.S.A. 13:20-3).
IMPERVIOUS SURFACES, CUMULATIVE
The total area of all existing or proposed impervious surfaces situated or proposed to be situated within the boundary lines of a lot, parcel, or other legally recognized subdivision of land, expressed either as a measure of land area such as acreage, or square feet, or as a percentage of the total lot or parcel area.
MAJOR HIGHLANDS DEVELOPMENT
Except as otherwise provided pursuant to Subsection a of § 30 of the Highlands Act ("Exemptions"): 1) any nonresidential development in the Preservation Area; 2) any residential development in the Preservation Area that requires an environmental land use or water permit (from the NJDEP, see definition above), or that results in the ultimate disturbance of one acre or more of land or a cumulative increase in impervious surface by one-quarter acre or more; 3) any activity undertaken or engaged in the Preservation Area that is not a development but results in the ultimate disturbance of one-quarter acre or more of forested area or that results in a cumulative increase in impervious surface by one-quarter acre or more on a lot; or 4) any capital or other project of a state entity or local government unit in the Preservation Area that requires an environmental land use or water permit (from the NJDEP, see definition above), or that results in the ultimate disturbance of one acre or more of land or a cumulative increase in impervious surface by one-quarter acre or more. Major Highlands development shall not include any agricultural or horticultural development or agricultural or horticultural use. Solar panels shall not be included in any calculation of impervious surface. (As defined by the Highlands Act, N.J.S.A. 13:20-1 et seq., as amended.)
MASTER PLAN
For purposes of this article, all references to the "Township Master Plan," "master plan," or "Master Plan," refer to the municipal master plan, as defined in the MLUL (N.J.S.A. 40:55D-5), as adopted by the Township Planning Board.
MASTER PLAN, HIGHLANDS REGIONAL (RMP)
For purposes of this article, all references to the Highlands Regional Master Plan (RMP) shall be by use of the words "Highlands Regional Master Plan," "Highlands RMP," "Regional Master Plan" or "RMP."
MUNICIPAL LAND USE LAW (MLUL)
The New Jersey Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq.
NJDEP
New Jersey Department of Environmental Protection.
NJDEP PRESERVATION AREA RULES
The regulations established by the NJDEP to implement requirements of the Highlands Act, titled "Highlands Water Protection and Planning Act Rules," and codified at N.J.A.C. 7:38-1 et seq.
PLANNING AREA
Lands within the Highlands Region that are not located in that portion designated by the Highlands Act as the "Preservation Area" (see metes and bounds description at N.J.S.A. 13:20-7b).
PRESERVATION AREA
Lands within the Highlands Region that are located in that portion designated by the Highlands Act as the "Preservation Area" (see metes and bounds description at N.J.S.A. 13:20-7b).
SOLAR PANEL
An elevated panel or plate, or a canopy or array thereof, that captures and converts solar radiation to produce power, and includes flat plate, focusing solar collectors, or photovoltaic solar cells and excludes the base or foundation of the panel, plate, canopy, or array. (N.J.S.A. 13:20-3).
STRUCTURE
A combination of materials to form a construction for occupancy, use or ornamentation whether installed on, above, or below the surface of a parcel of land.
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
An applicant may request a municipal exemption determination for any of the following:
A. 
Exemption 1: the construction of a single-family dwelling, for an individual's own use or the use of an immediate family member, on a lot owned by the individual on the date of enactment of the Highlands Act (August 10, 2004) or on a lot for which the individual entered into a binding contract of sale to purchase on or before May 17, 2004.
B. 
Exemption 2: the construction of a single-family dwelling on a lot in existence on the date of enactment of the Highlands Act (August 10, 2004), provided that the construction does not result in the ultimate disturbance of one acre or more of land or a cumulative increase in impervious surface by one-quarter acre or more. A municipal exemption determination indicating that an applicant qualifies under Highlands Act Exemption 2 shall require approval and filing of a deed notice along with a site plan delineating the total exempt area and the extent of the disturbance recognized in the municipal exemption determination. Municipal exemption determinations in such instances shall not take effect until the applicant has provided proof of filing of the approved deed notice.
C. 
Exemption 4: the reconstruction of any building or structure for any reason within 125% of the footprint of the lawfully existing impervious surfaces on the site, provided that the reconstruction does not increase the lawfully existing impervious surface by one-quarter acre or more. This exemption shall not apply to the reconstruction of any agricultural or horticultural building or structure for a nonagricultural or nonhorticultural use. For purposes of this article, this exemption shall not be construed to permit multiple 125% footprint expansions, but rather to permit one or more reconstruction activities cumulatively resulting in a maximum 125% increase in the footprint of the impervious surfaces lawfully existing on the site, provided they do not cumulatively exceed the one-quarter-acre limitation. Any determination of whether the expansion of impervious cover meets the statutory criteria for the exemption must account for the preexisting impervious cover, and such expansion must be contiguous to the location of the existing impervious cover. The applicable date of lawful existence shall be August 10, 2004, the date of enactment of the Highlands Act.
D. 
Exemption 5: any improvement to a single-family dwelling in existence on the date of enactment of the Highlands Act (August 10, 2004), including but not limited to an addition, garage, shed, driveway, porch, deck, patio, swimming pool or septic system.
E. 
Exemption 6: any improvement, for nonresidential purposes, to a place of worship owned by a nonprofit entity, society or association, or association organized primarily for religious purposes, or a public or private school, or a hospital, in existence on the date of enactment of the Highlands Act (August 10, 2004), including but not limited to new structures, an addition to an existing building or structure, a site improvement, or a sanitary facility.
F. 
Exemption 7: an activity conducted in accordance with an approved woodland management plan pursuant to § 3 of the Farmland Assessment Act, P.L. 1964, c. 48 (N.J.S.A. 54:4-23.3) or a forest stewardship plan approved pursuant to § 3 of P.L. 2009, c. 256 (the State Park and Forestry Resources Act, N.J.S.A. 13:1L-31), or the normal harvesting of forest products in accordance with a forest management plan or forest stewardship plan approved by the State Forester.
G. 
Exemption 8: the construction or extension of trails with nonimpervious surfaces on publicly owned lands or on privately owned lands where a conservation or recreational use easement has been established.
Municipal exemption determinations regarding Highlands Act exemptions shall be issued by the Township's Zoning Officer, Township Engineer or other individual so designated. The exemption designee(s) shall be authorized to issue municipal exemption determinations on behalf of the municipality, after satisfactory completion of a Highlands Council training class for which the individual(s) has/have received formal certification from the Highlands Council. Exemption designees shall receive updated training as recommended and advised by the Highlands Council.
Requests for municipal exemption determination shall be submitted in writing to the Township Zoning Officer or, if directed, the Township Engineer, and shall be accompanied by sufficient information and documentary evidence to demonstrate whether the proposed activity, improvement or development project qualifies for the applicable exemption. The documentation necessary to satisfy the evidentiary requirements for an exemption shall be subject to the sound discretion of the Zoning Officer and/or Township Engineer, but may include as to each eligible exemption the following:
A. 
Exemption 1.
(1) 
A copy of a deed, closing or settlement statement, title policy, tax record, mortgage statement or any other official document showing that the lot was legally owned by the applicant on or before August 10, 2004, and indicating the lot and block as designated by the municipal tax mapping, the municipality and county in which the lot is located, and the street address;
(2) 
If the applicant did not own the lot, a copy of the binding contract of sale executed by the seller and the applicant on or before May 17, 2004, for the lot on which the house is to be constructed; and
(3) 
A certification by the applicant stating that the single-family dwelling proposed for construction on the lot specified and described therein by tax lot and block, municipality and county of location, and street address, is intended for the applicant's own use or the use of an immediate family member as identified therein by name and relationship to the applicant.
B. 
Exemption 2.
(1) 
A copy of the recorded deed or plat showing that the lot was created on or before August 10, 2004, or proof of subdivision approval on or before August 10, 2004;
(2) 
A property survey certified by a licensed New Jersey professional land surveyor indicating the property boundary lines and overall lot size, and showing what structures currently exist on the lot, if any;
(3) 
A parcel plan certified by a licensed New Jersey professional engineer showing all existing and proposed development, including all structures, grading, clearing, impervious surface and disturbance, and including the calculations supporting the claim that impervious surfaces and areas of disturbance are within the limits necessary for Exemption 2; and
(4) 
A metes and bounds description of the area of the lot to be disturbed, limited to less than one acre and a draft conservation restriction or deed notice (pursuant to § 90-94) to cover the balance of the lot.
C. 
Exemption 4.
(1) 
A parcel plan certified by a licensed New Jersey professional engineer depicting:
(a) 
All existing property improvements, including all structures, grading, clearing, impervious surfaces and limits of disturbance, lawfully existing on the site as of August 10, 2004; and
(b) 
All proposed development including all structures, impervious surfaces, clearing limits, and limits of disturbance, including grading; and
(2) 
A copy of any official documentation of the original date of construction of the building or otherwise establishing the lawfulness of existing impervious surfaces.
D. 
Exemption 5.
(1) 
A copy of any official documentation proving the single-family dwelling was in existence on August 10, 2004;
(2) 
A description of the proposed improvement; and
(3) 
A certification from the applicant that the property and all improvements will continue to be used for single-family dwelling purposes.
E. 
Exemption 6.
(1) 
A copy of any official documentation indicating that the place of worship, public or private school or hospital was in existence on August 10, 2004;
(2) 
For improvements to a place of worship, documentation showing that the entity, society or association, or association organized primarily for religious purposes has nonprofit status;
(3) 
A site plan certified by a licensed New Jersey professional engineer depicting:
(a) 
All existing property improvements including all structures, grading, clearing, impervious surfaces and limits of disturbance, existing on the site on August 10, 2004; and
(b) 
All proposed development including all structures, impervious surfaces, clearing limits, and limits of disturbance, including grading.
F. 
Exemption 7.
(1) 
For a private landowner with an approved woodland management plan or forest stewardship plan:
(a) 
A copy of the applicant's tax bill showing that the site has farmland assessment tax status under the New Jersey Farmland Assessment Act, N.J.S.A. 54:4-23.1 et seq., if applicable;
(b) 
A brief description of the total area of woodlands that is the subject of the approved woodland management plan or forest stewardship plan;
(c) 
A brief description of the length of time that the area to be managed has been in use for woodland management or forest stewardship plan; and
(d) 
A copy of the approved woodland management plan or forest stewardship plan.
(2) 
For the normal harvesting of forest products in accordance with a forest management plan or forest stewardship plan approved by the State Forester:
(a) 
A brief description of the total area where the normal harvesting of forest products occurs;
(b) 
A brief description of the length of time that the area to be managed has been in use for normal harvesting of forest products; and
(c) 
A copy of a forest management plan or forest stewardship plan approved by the State Forester.
G. 
Exemption 8.
(1) 
A site plan certified by a licensed New Jersey professional engineer showing the proposed trail construction with details including the location, and width of existing and proposed trails and those off-site trails to which they connect, if any;
(2) 
A written description of the nonimpervious materials to be used; and
(3) 
For privately owned property, a copy of a deed for the property and the conservation or recreational use easement on the property.
The exemption designee shall endeavor to issue municipal exemption determinations within 20 calendar days of receipt of an application. The exemption designee may consult with the NJDEP or the Executive Director (or applicable designee) of the Highlands Council as needed in making any exemption determination. However, in no case shall the failure to issue a determination within this time frame constitute approval of the exemption. In the event that the Zoning Officer or other exemption designee is unable to timely issue the determination, the applicant's sole remedy shall be to obtain a state agency exemption determination from the NJDEP.
All municipal exemption determinations shall be provided in writing, shall certify to the applicability or inapplicability of the exemption, and shall include a statement of the rationale for the decision. Any municipal exemption determination certifying to the applicability of Highlands Act Exemption 2 shall be contingent upon submission of proof of filing of the required deed notice.
The exemption designee shall provide copies of all municipal exemption determinations, including a copy of the full application, to the Highlands Council and to the NJDEP within 10 business days of issuance.
Any municipal exemption determination that certifies to the applicability of Highlands Act Exemption 2 shall be issued conditionally, pending fulfillment of the requirement that a deed notice be recorded in the office of the County Clerk or Register, as applicable, indicating the extent of the exemption that has been consumed. The deed notice shall incorporate each of the components listed below and the applicant shall provide a copy of the filed deed notice to the Highlands Council within five business days of filing.
A. 
Clear identification of the name(s) and address(es) of the owner(s) in fee of the property;
B. 
Designated tax block and lot number(s), street address(es), municipality and county of location of the property;
C. 
Reference to the municipal exemption determination (by date, numbering if applicable) issued and under which the deed notice is being filed;
D. 
Description of the approved area of ultimate disturbance and the impervious surface area, with verification that these remain below the statutory limits;
E. 
For properties of one acre or more in area, metes and bounds delineation indicating the portion of the property for which the ultimate disturbance has been authorized;
F. 
Agreement to abide by the ultimate disturbance and impervious surface limits imposed, any furtherance thereof rendering the municipal exemption determination null and void; and
G. 
Notice that the owner(s) and subsequent owner(s) and lessees shall cause all leases, grants, and other written transfers of interest in the property to contain provisions expressly requiring all holders thereof to take the property subject to the limitations therein set forth.
A municipal exemption determination may be appealed by any affected person/entity by filing a notice of appeal within 20 calendar days of issuance or receipt of said determination, whichever is later, specifying the grounds therefor. Appeals must be filed with the NJDEP. All appeals shall be copied to the exemption designee, who shall immediately transmit to the NJDEP copies of the notice of appeal, the municipal exemption determination application, and all supplemental materials constituting the record that the exemption designee relied upon in issuing the municipal exemption determination. Where the municipal exemption determination deems an activity, improvement or development project exempt, the filing of an appeal to the NJDEP shall stay all proceedings in furtherance of its approval by the municipality.
Issuance of a municipal exemption determination that certifies to the applicability of a Highlands Act exemption shall recognize the applicant's exemption from the provisions of the RMP, NJDEP Preservation Area Rules, and any municipal ordinances and requirements adopted under the authority of the Highlands Act to achieve Highlands Plan conformance. The exemption is restricted solely to the extent of the specified activity, improvement, or development project as described in the language of the Highlands Act exemption, or to any lesser activity, improvement, or development project as proposed and certified through a municipal exemption determination application. Any activity, improvement, or development project, or any part thereof, that is not specifically listed as an exemption or exceeds the limits of an exemption, remains subject to all of the above regulatory programs to the full extent of the respective applicability of each. Issuance of a Highlands exemption determination shall not relieve the applicant from securing all other required federal, state, or local approvals.
Should any section, paragraph, sentence, clause or phrase of this article be declared unconstitutional or invalid for any reason by any court of competent jurisdiction, such provision(s) shall be deemed severable and the remaining portions of this article shall remain in full force and effect.
All ordinances or parts of ordinances or resolutions that are inconsistent with the provisions of this article are repealed to the extent of such inconsistency.
This article shall take effect after the second reading, public hearing, adoption and publication, in accordance with the law.