Township of Rockaway DRAFT Highlands Element for Municipal ...

DRAFT Highlands Element to the Rockaway Township Master Plan November 2010
In furtherance of the goals and objectives of the Highlands Element, and of the State
Development and Redevelopment Plan (SDRP), this Land Use Plan embraces cluster and
conservation design development. These concepts allow flexibility in the design and lay-out
of development projects, providing opportunity for new construction while addressing
other priorities, such as: protecting environmentally sensitive areas, preserving large
contiguous areas of open space and agricultural land, and enabling the continuation of
existing agricultural and/or horticultural land uses.
Specifically, this Plan continues the Township’s ongoing policy of permitting optional
cluster development in the Very Low Density (R-5 Acre and R-88 Zones only), Low Density,
and Moderate Density Residential land use categories, wherein residential development
may be concentrated on a limited portion of a much larger tract, with the remaining land
permanently deed-restricted for agriculture, conservation or open space and either held in
common by the homeowners or dedicated to the municipality. Residential cluster
development shall be permitted within the areas set forth above wherever the minimum
thresholds for residential cluster development pursuant to Sections 54-30.13, 54-30.21.f.,
54-30.22.f., 54-30.23.f., and 54-30.29.f. of the Township’s Land Use Ordinance can be
satisfied.
E. LAND USE INVENTORY
Planning for the future of the Highlands Area requires a clear understanding and
assessment of existing land uses and development within the Highlands Area, in the areas
surrounding the Highlands Area, and throughout the municipality. The Township Land Use
Inventory prepared by Robert Catlin and Associates, is representative of land use and
development conditions within the municipality through April, 1990 (see Exhibit B). The
Land Use Inventory requires an update to accurately represent existing land uses.
F. REDEVELOPMENT PLANNING
The Planning Board will examine the potential for redevelopment opportunities within the
Highlands Area. The term “redevelopment” is used herein to refer to reconstruction or reuse
of previously developed and underutilized properties (which may include Preservation
Area sites that have 70% or greater of impervious surface, as well as other redevelopment
and “grayfield” sites in the Planning Area), and to the rehabilitation and re-use of
“brownfield” sites (identified as such by NJDEP where in the Preservation Area). Unless
specifically stated otherwise, neither the term “redevelopment,” nor the phrase “in need of
redevelopment” is used herein to invoke the definitions, processes, powers or any other
facet of the provisions of the New Jersey Local Redevelopment and Housing Law (N.J.S.A.
40A:12A-1 et seq.).
Rather, Highlands Area redevelopment planning refers to the identification of previously
developed areas that: a) are suitable for re-use and/or reconstruction, or reversion to
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