A. Application. Variable lot size adjustment regulations may be applied in accordance with the provisions of this subsection to modify lot areas, lot widths and depths, front yard, and rear yard requirements in the R-120 and R-80 Zone Districts at the option of the applicant, but only if the Planning Board finds that the proposed development fulfills the requirements set forth in Subsection B below.

B. Planning Board determination of eligibility.

(1) In the event a developer determines to submit a development application utilizing the clustering provisions of this subsection, the Planning Board must first determine if the proposed development plan meets the following conditions and is, therefore, eligible to continue to be processed under the cluster provisions. The requisite provisions are as follows:

(a) The property planned for development must be located in an R-120 or R-80 Zoning District.

(b) The minimum size of the tract of land proposed for development under this subsection shall be 100 acres.

(c) All proposed open space areas must:

[1] Be immediately adjacent to existing open space areas owned by the state, county or local government; or

[2] Be or contain an historic landmark as defined in § 190-231 or, in the opinion of the Planning Board, would qualify as a historic landmark.

[3] Be essential to prevent development on steep slope or mature forest areas.

[4] Will not result in narrow bands of open space which will be difficult to maintain, have limited utility or encourage encroachment from owners of neighboring lots.

[5] Will not result in a development project which will appear significantly different in character from other developed properties in close proximity to the proposed development project.

(2) The Planning Board's determination of eligibility shall be set forth in a written resolution containing specific findings to support its determination.

C. Appeal of Planning Board determination on eligibility. Any Township resident or other interested party may, within 10 days of the date of the adoption of the Planning Board's resolution concerning eligibility under this subsection, appeal such determination to the Township Committee. To the maximum extent possible, the procedure to be followed in the event of such an appeal shall be the same as that provided by N.J.S.A. 40:55D-17, except as may be specifically modified herein.

[Added 12-22-2009 by Ord. No. O-09-37]

A. Purpose. The purpose of the MH Mobile/Manufactured Housing Zone is to provide for planned mobile/manufactured housing development for seniors in accordance with the licensing provisions of Chapter 213, Manufactured/Mobile Homes, and to permit development of single-family residences in accordance with the R- 40 Residential Zone standards.

B. Permitted uses.

(1) Manufactured/mobile home housing units within manufactured/mobile home parks pursuant to Chapter 213, Manufactured/Mobile Homes.

(2) Residential uses as permitted in § 190-131, Residential Zone R-40.

C. Uses permitted subject to issuance of a conditional use permit:

(1) Supportive-care housing for low- and moderate-income senior citizens and the handicapped.

D. Area, yard and building requirements: as specified in Schedule C.

A. Purpose and authority. The purpose of this section is to designate riparian zones and to provide for land use regulation therein in order to protect streams, lakes, and other surface water bodies of the Township of Freehold and to comply with N.J.A.C. 7:15-5.25(g)3, which requires municipalities to adopt an ordinance that prevents new disturbance for projects or activities in riparian zones as described herein. Compliance with the riparian zone requirements of this section does not constitute compliance with the riparian zone or buffer requirements imposed upon any other federal, state or local statute, regulation or ordinance.

B. Definitions. As used in this section, the following terms shall have the meanings indicated:

ACID-PRODUCING SOIL Soils that contain geologic deposits of iron sulfide minerals (pyrite and marcasite) which, when exposed to oxygen from the air or from surface waters, oxidize to produce sulfuric acid. Acid-producing soils, upon excavation, generally have a pH of 4.0 or lower. After exposure to oxygen, these soils generally have a pH of 3.0 or lower. Information regarding the location of acid-producing soils in New Jersey can be obtained from local Soil Conservation District offices.

APPLICANT A person, corporation, government body or other legal entity applying to the Planning Board or the Construction Office proposing to engage in an activity that is regulated by the provisions of this section, and that would be located in whole or in part within a regulated riparian zone. [Amended 12-22-2015 by Ord. No. O-15-26]

CATEGORY ONE WATERS OR C1 WATERS Shall have the meaning ascribed to this term by the Surface Water Quality Standards, N.J.A.C. 7:9B, for purposes of implementing the antidegradation policies set forth in those standards, for protection from measurable changes in water quality characteristic because of their clarity, color, scenic setting, and other characteristics of aesthetic value, exceptional ecological significance, exceptional recreational significance, exceptional water supply significance, or exceptional fisheries resources.

DISTURBANCE The placement of impervious surface, the exposure or movement of soil or bedrock, or the clearing, cutting or removing of vegetation.

INTERMITTENT STREAM A surface water body with definite bed and banks in which there is not a permanent flow of water and shown on the New Jersey Department of Environmental Protection Geographic Information System (GIS) hydrography coverages or, in the case of a Special Water Resource Protection Area (SWRPA) pursuant to the Stormwater Management rules at N.J.A.C. 7:8-5.5(h), C1 waters as shown on the USGS quadrangle map or in the County Soil Surveys.

LAKE, POND OR RESERVOIR Any surface water body shown on the New Jersey Department of Environmental Protection Geographic Information System (GIS) hydrography coverages or, in the case of a Special Water Resource Protection Area (SWRPA) pursuant to the Stormwater Management rules at N.J.A.C. 7:8-5.5(h), C1 waters as shown on the USGS quadrangle map or in the County Soil Surveys; that is, an impoundment, whether naturally occurring or created in whole or in part by the building of structures for the retention of surface water. This excludes sedimentation control and stormwater retention/detention basins and ponds designed for treatment of wastewater.

PERENNIAL STREAM A surface water body that flows continuously throughout the year in most years and shown on the New Jersey Department of Environmental Protection Geographic Information System (GIS) hydrography coverages or, in the case of a Special Water Resource Protection Area (SWRPA) pursuant to the Stormwater Management rules at N.J.A.C. 7:8-5.4(h), C1 waters as shown on the USGS quadrangle map or in the County Soil Surveys.

RIPARIAN ZONE The land and vegetation within and directly adjacent to all surface water bodies including, but not limited to lakes, ponds, reservoirs, perennial and intermittent streams, up to and including their point of origin, such as seeps and springs, as shown on the New Jersey Department of Environmental Protection's GIS hydrography coverages or, in the case of a Special Water Resource Protection Area (SWRPA) pursuant to the Stormwater Management rules at N.J.A.C. 7:8-5.5(h), C1 waters as shown on the USGS quadrangle map or in the County Soil Surveys. There is no riparian zone along the Atlantic Ocean nor along any manmade lagoon or oceanfront barrier island, spit or peninsula.

SPECIAL WATER RESOURCE PROTECTION AREA OR (SWRPA) A three-hundred-foot area provided on each side of a surface water body designated as a C1 water or tributary to a C1 water that is a perennial stream, intermittent stream, lake, pond, or reservoir, as defined herein and shown on the USGS quadrangle map or in the County Soil Surveys within the associated HUC 14 drainage, pursuant to the Stormwater Management rules at N.J.A.C. 7:8-5.5(h).

SURFACE WATER BODY (BODIES) Any perennial stream, intermittent stream, lake, pond or reservoir, as defined herein. In addition, any regulated water under the Flood Hazard Area Control Act rules at N.J.A.C. 7:13-2.2, or state open waters identified in a letter of interpretation issued under the Freshwater Wetlands Protection Act Rules at N.J.A.C. 7:7A-3 by the New Jersey Department of Environmental Protection Division of Land Use Regulation shall also be considered surface water bodies.

THREATENED OR ENDANGERED SPECIES Species identified pursuant to the Endangered and Nongame Species Conservation Act, N.J.S.A. 23:2A-1 et seq., the Endangered Species Act of 1973, 16 U.S.C. § 1531 et seq., or the Endangered Plant Species List, N.J.A.C. 7:5C-5.1, and any subsequent amendments thereto.

TROUT MAINTENANCE WATER A section of water designated as trout maintenance in the New Jersey Department of Environmental Protection's Surface Water Quality Standards at N.J.A.C. 7:9B.

TROUT PRODUCTION WATER A section of water identified as trout production in the New Jersey Department of Environmental Protection's Surface Water Quality Standards at N.J.A.C. 7:9B.

C. Establishment and protection of riparian zones.

(1) Except as provided in Subsections D and E below, riparian zones adjacent to all surface water bodies shall be protected from avoidable disturbance and shall be delineated as follows:

(a) The riparian zone shall be 300 feet wide along both sides of any Category One water (C1 water), and all upstream tributaries situated within the same HUC 14 watershed.

(b) The riparian zone shall be 150 feet wide along both sides of the following waters not designated as C1 waters:

[1] Any trout production water and all upstream waters (including tributaries);

[2] Any trout maintenance water and all upstream waters (including tributaries) within one linear mile as measured along the length of the regulated water;

[3] Any segment of a water flowing through an area that contains documented habitat for a threatened or endangered species of plant or animal, which is critically dependent on the surface water body for survival, and all upstream waters (including tributaries) within one linear mile as measured along the length of the regulated water; and

[4] Any segment of a water flowing through an area that contains acid-producing soils.

(c) For all other surface water bodies, a riparian zone of 50 feet wide shall be maintained along both sides of the water.

(2) If a discernible bank is not present along a surface water body, the portion of the riparian zone outside the surface water body is measured landward as follows:

(a) Along a linear fluvial or tidal water, such as a stream, the riparian zone is measured landward of the feature's centerline;

(b) Along a nonlinear fluvial water, such as a lake or pond, the riparian zone is measured landward of the normal water surface limit;

(c) Along a nonlinear tidal water, such as a bay or inlet, the riparian zone is measured landward of the mean high water line; and

(d) Along an amorphously shaped feature such as a wetland complex, through which water flows but which lacks a discernible channel, the riparian zone is measured landward of the feature's centerline.

(3) The applicant or designated representative shall be responsible for the initial determination of the presence of a riparian zone on a site, and for identifying the area of the riparian zone on any plan submitted to the Township of Freehold in conjunction with an application for a construction permit, subdivision, land development, or other improvement that requires plan submissions or permits. This initial determination shall be subject to review and approval by the municipal engineer, governing body, or its appointed representative, and, where required by state regulation, the New Jersey Department of Environmental Protection.

D. Variances. To the extent allowed by the Stormwater Management Rules (N.J.A.C. 7:8), the Flood Hazard Area Control Act Rules (N.J.A.C. 7:13), and the Highlands Water Protection and Planning Act Rules (N.J.A.C. 7:38), new disturbances for projects or activities in the riparian zone established by this ordnance may be allowed through the Planning Board review and approval of a variance, provided the disturbance is proposed to be located on a preexisting lot (existing as of the effective date of this section) when there is insufficient room outside the riparian zone for the proposed use otherwise permitted by the underlying zoning; there is no other reasonable or prudent alternative to placement in the riparian zone, including containing variances from setback or other requirements that would allow conformance with the riparian zone requirement; and upon proof by virtue of submission of appropriate maps, drawings, reports and testimony, that the disturbance is: [Amended 12-22-2015 by Ord. No. O-15-26]

(1) Necessary to protect public health, safety or welfare;

(2) To provide an environmental benefit;

(3) To prevent extraordinary hardship on the property peculiar to the property; or

(4) To prevent extraordinary hardship, provided the hardship was not created by the property owner, by not allowing a minimum economically viable use of the property based upon reasonable investment.

E. Exceptions. To the extent allowed under the Stormwater Management Rules (N.J.A.C. 7:8), the Flood Hazard Area Control Act Rules (N.J.A.C. 7:13), and the Highlands Water Protection and Planning Act Rules (N.J.A.C. 7:38) and subject to review and approval by the New Jersey Department of Environmental Protection to the extent required by those rules, the following disturbances for projects or activities in the riparian zone established by this section are allowed:

(1) Redevelopment within the limits of existing impervious surfaces;

(2) Linear development with no feasible alternative routes;

(3) Disturbance that is in accordance with a stream corridor restoration or stream bank stabilization plan or project approved by the New Jersey Department of Environmental Protection;

(4) Disturbance necessary to provide for public pedestrian access or water dependent recreation that meets the requirements of the Freshwater Wetlands Protection Act rules, N.J.A.C. 7:7A, the Flood Hazard Area Control Act rules, N.J.A.C. 7:13, or the Coastal Zone Management rules, N.J.A.C. 7:7E; or

(5) Disturbance with no feasible alternative required for the remediation of hazardous substances performed with New Jersey Department of Environmental Protection or federal oversight pursuant to the Spill Compensation and Control Act, N.J.S.A. 58:10-23.11a et seq. or the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C., Sections 9601 et seq.

F. Appeals, conflicts and Severability.

(1) Any party aggrieved by the location of the riparian zone boundary determination under this section may appeal to the Planning Board under the provisions of this section. The party contesting the location of the riparian zone boundary shall have the burden of proof in case of any such appeal.

(2) Any party aggrieved by any determination or decision of the Planning Board under this section may appeal to the Township Committee of the Township of Freehold. The party contesting the determination or decision shall have the burden of proof in case of any such appeal.

(3) Conflicts. All other ordinances, parts of ordinances or other local requirements that are inconstant or in conflict with this section are hereby superseded to the extent of any inconsistency or conflict, and the provisions of this section shall apply.

(4) Severability.

(a) Interpretation. This section shall be so construed as not to conflict with any provision of New Jersey or federal law.

(b) Notwithstanding that any provision of this article is held to be invalid or unconstitutional by a court of competent jurisdiction, all remaining provisions of the Ordinance shall continue to be in full force and effect.

(c) The provisions of this section shall be cumulative with, and not in substitution for, all other applicable zoning, planning and land use regulations.

G. Enforcement and penalties.

(1) A prompt investigation shall be made by the Zoning Officer of any person or entity believed to be in violation hereof. If, upon inspection, a condition which is in violation of this section is discovered, a civil action may be brought in the Special Part of the Superior Court, or in the Superior Court, if the primary relief sought is injunctive or if penalties may exceed the jurisdictional limit of the Special Civil Part, by the filing and serving of appropriate process. Nothing in this section shall be construed to preclude the right of the Township of Freehold, pursuant to N.J.S.A. 26:3A2-25, to initiate legal proceedings hereunder in Municipal Court. The violation of any section or subsection of this section shall constitute a separate and distinct offense independent of the violation of any other section or subsection, or of any order issued pursuant to this section. Each day a violation continues shall be considered a separate offense.

(2) In addition to the foregoing, the Zoning Officer is hereby authorized to issue one or more summonses for any violations of this section. Each day a violation continues shall be considered a separate offence.

(3) Any person convicted of a violation of this section shall be liable for the penalties as set forth in Chapter I, Article II, § 1-3.