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Master Plan 2008 - Raritan Township

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									 Master Plan



Raritan Township

Hunterdon County

   New Jersey


     2008
                   Raritan Township Planning Board Members
                                 2007 to 2008

                                   Jeffrey Kuhl, Chairperson
                               William Baxter, Vice-Chairperson
                                     Thomas Antosiewicz
                                         John Dempsey
                                          Chris Harcar
                                           John King
                                      Jessie Lenagh-Glue
                                         Aixa Robinson
                                          Baxter Rowe
                                         Glenn Tabasko


                        Frederick P. Coppola, Township Engineer
                          James Humphries, Township Planner
                             Judd Rocciola, Traffic Engineer
                       William A. Shurts, Planning Board Attorney
                         Stacey Smith-Bohn, Planner’s Assistant
                       John Morgan Thomas, Landscape Architect
                                  Edie Walen, Secretary
                         Elaine Yeske, Planning Board Secretary
        Prepared with the assistance of McCormick Taylor and Office of Smart Growth
                       Funding provided through a Smart Growth Grant


                         GIS Information Courtesy of Hunterdon County,
                          Division of Geographic Information Systems
            "The maps contained within this plan were developed using Hunterdon County, New Jersey,
            Geographic Information System digital data, but this secondary product has not been verified
                              by Hunterdon County and is not county-authorized."



Original Copy Signed and Sealed
by James Humphries, AICP, PP


                                                                                                           1
                                     Table of Contents

Introduction                                                 3
Goals and Objectives                                         5
Physical Characteristics                                     8
Community Facilities                                         13
Parks, Recreation and Open Space                             20
Farmland Preservation                                        29
Conservation Element                                         41
Utility Service Plan                                         48
Land Use Element                                             49
Landmark Preservation                                        76
Planning Coordination                                        78
Circulation Element                                          80
Recycling Element                                            91
List of Appendices                                           93
Maps
        Topography                                       *   94
        Wetlands                                             95
        Streams                                              96
        Soils                                                97
        Wellhead Protection Areas                            98
        Endangered Species Habitat                           99-100
        Natural Heritage Priority Sites                      101
        300 ft. Stream Buffers                               102
        Floodplains                                          103
        Geology                                              104
        Open Space                                           105
        Farmland                                             106
        Sewer Service Area                                   107
        Public Water Service Area                            108
        Land Use Plan                                        109
        Historic Preservation                                110
        State Planning Areas                                 111
        Flemington Borough Zoning                            112
        Circulation Plan                                     113
        Bike and Pedestrian Plan                             114




                                                                      2
                                        Introduction

The Township of Raritan contains 38.6 square miles and is currently inhabited by 19,809 persons
according to the 2000 U.S. Census. The Borough of Flemington, which contains a population of
4200 persons, consists of 1.1 square miles and is totally surrounded by the Township of Raritan.

There has been a slow down in the overall growth of the population of the Township since 2000.
The current estimate is for the total population of the Township to increase to 21,8191 by 2010.
This is due mainly to a major shift in the policy of the Township. During the past decade
farmland and open space preservation have been actively pursued within the Township.

This preservation has left little vacant land available for residential development and has caused
a decrease in the growth rate of the Township. Furthermore, the past development patterns of
high and medium density development have given way to low density and rural single family
development trends. In 1998 and 2001 the Township increased lot sizes in significant portions of
the township to 5 and 6 acre lots. Further decreasing development pressures. Over the past 6
years, since the 2001 Master Plan revisions, commercial and industrial development has
increased.

In addition to the change in development patterns there has been a significant change in the
regulatory environment of the Township and the State. New storm water management
regulations have significantly changed the way both residential and non-residential development
occurs. The Township Planning Board adopted a Stormwater Management Plan in 2005 and the
Township adopted its Stormwater Control Ordinance in 2006.

 New affordable housing regulations are having significant impacts on both the form and amount
of development taking place. The Township with the assistance of Banish Associates prepared a
Third Round Affordable Housing Plan that was submitted to the Council on Affordable Housing
in December of 2005. The plan is still under review by COAH. To help in the provision of
affordable housing the Township adopted an “Affordable Housing Growth Share Production
Ordinance” that requires developers to provide for the affordable housing that they generate.

Finally, the most significant change is the Route 31 Transportation and Land Use Plan. Since the
2001 Master Plan there have been changes to the proposed Flemington Bypass, Route 31, Route
202, and the Flemington Circle. Shifts in the ideology on both a state and local level have
changed the view of large-scale transportation improvements. The State has informed the
Township that the Flemington Bypass (Congestion Mitigation Project) is no longer proposed. In
its place a “framework plan” of roads supporting a smaller, at grade, Parkway is now proposed.
In addition, to support this modification, the land use in the area has been reviewed to integrate

1
 Hunterdon County Planning Board. May 2004.
http://www.co.hunterdon.nj.us/pdf/hcpb/databook/Population.pdf
                                                                                                3
with the transportation plan.

Many public hearings, workshops and charettes were conducted, both with the public, township
professionals, local officials, and stakeholders. Changes seen in this plan for the Rt. 31 corridor
area are largely based on the results of these sessions conducted by consultants to the NJDOT.
McCormick Taylor, Glatting Jackson, the NJDOT, and the NJ Office of Smart Growth were all
part of this and continue to be part of this master plan process. The master plan was produced in
part with assistance from an Office of Smart Growth Grant

Finally, other information outside of the master plan process has been prepared since 2001. The
Environmental Commission was very active in this regard. A Natural Resources Inventory
prepared by Princeton Hydro was completed in 2006. A Bike and Pedestrian Plan was also
completed in 2006. This master plan incorporates all the aspects of the work conducted between
2001 and 2006. In addition, the changes in the development and regulatory environments are
considered.

One area that is not included in this master plan is recreation. It is noted that the existing
recreational element is outdated and needs revision. The recreational element of the master plan
will be conducted separately during 2007. One of the major aspects of the recreational element
will be a survey to determine the needs of the Township. Due to the time and resources this will
require, the recreational element will be appended to this master plan when complete.




                                                                                                   4
                                  Goals and Objectives
Land Use:
   • Limit growth to existing sewer plant capacity
   • Limit growth to existing school capacity
   • Limit growth to existing roadway capacities.
   • Reduce potential for new single-family residential development.
   • Permit additional age-restricted residential development.
   • Permit additional non-residential development.
   • Permit additional commercial recreation development.
   • Recognize the historical growth and land uses of areas.
   • Reduce amount of land zoned for industrial and office uses where sewer capacity does
      not exist.
   • Provide for land uses that complement and promote the Township historical districts.

Housing Element:
  • Supply adequate affordable housing in compliance with the Council on Affordable
      Housing Regulations.
  • Supply a mixture of housing types, sizes and income levels to service wider selection of
      the population.
  • Improve existing affordable housing developments to increase accessibility.
  • Improve existing affordable housing developments to provide for a wider range of
      income levels.
  • Supply housing in relation to the projects or properties generating the housing.
  • Provide affordable housing in areas that are accessible to employment generators.
  • Provide affordable housing in areas that are accessible to transit opportunities.

Circulation
   • Provide for safe and efficient roadway network.
   • New developments need to provide more to the traffic network than just access to their
       site.
   • Provide for additional roadway improvements to add additional capacity to State
       highways
   • Integrate plans with Flemington Borough, Hunterdon County and State plans.
   • Limit improvements in low-density residential areas to those required for safety only.
   • Provide for roadway and transit improvements that will incorporate with land use
       development.
   • Provide alternates to automobile transportation.
   • Provide for additional bike, pedestrian facilities.

Utility Plan:
    • Provide adequate public utilities to safely and effectively service the township.
    • Provide adequate sanitary sewer service in conformance with State regulations.

                                                                                               5
   •   Plan for permitted development within existing infrastructure limitations.
   •   Reduce sewer service area to those properties that can be serviced under existing
       infrastructure capacities.
   •   Limit the expansion of public water service to those areas as delineated for public water
       service in the Master Plan.

Community Facilities:
  • Provide for adequate school facilities.
  • Limit growth to work within existing school infrastructure.
  • Provide for increased integration of land use, transportation, open space, and recreation
    with existing school infrastructure.
  • Provide for adequate public safety facilities and identify areas for possible facility
    expansion and relocation.
  • The Township will strive to achieve/maintain/adhere to existing environmental rules,
    regulations, policies and standards, and do everything within its capacity to
    upgrade/improve positive impacting environmental conditions in the township. This
    process includes passing ordinances and implementing policies designed to have a
    positive impact on the environment, as well as enforcing existing ordinances.
  • Township will strive to meet or exceed Kyoto Protocol targets for reducing global
    warming pollution by taking actions in our own operations and communities.

Conservation:
   • Preserve open space to aid in the protection of water resources.
   • Preserve open space to limit growth to existing infrastructure capacities.
   • Preserve open space to protect existing aquifer recharge and wellhead protection areas.
   • Preserve open space to protect environmental and cultural resources.
   • Provide for the use of alternate energy sources in public facilities and transportation.
   • Provide for incentives for the use of alternate energy sources in private facilities.
   • Provide incentives for the use of energy conserving development and building designs.

Landmark Preservation:
   • Preserve significant historic sites.
   • Provide for reasonable use and redevelopment opportunities of historic sites.
   • Identify new and previously unrecognized historic sites and districts.
   • Update historical resources survey.

Recycling
   • Provide recycling facilities to meet the New Jersey State Recycling Plan goals.
   • Provide for the collection of yard waste to further the Township’s stormwater
       management plan.
   • Provide for the recycling of materials in the design of both residential and non-residential
       developments.

Farmland

                                                                                                   6
   •   Continue the preservation of farmland throughout the Township.
   •   Provide protection of existing farmland operations from encroaching development.
   •   Support the continuation of agriculture as a business.
   •   Plan for the protection and preservation of significant areas of agricultural resources.

Recreation
   • Provide adequate active and passive recreation to the community.
   • Provide a variety and adequate amount of both passive and active recreational space in
      relationship to existing population areas.
   • Provide recreation to all age groups.
   • Provide for connection between recreational areas.

Open Space
  • Limit residential growth
  • Protect environmental resources
  • Provide area for future active and passive recreation
  • Provide linkages to existing open space
  • Preserve vistas




                                                                                                  7
                                  Physical Characteristics

The Township of Raritan contains many diverse physical characteristics that effect the overall
development of the township. The South Branch of the Raritan River borders the Township on
one side. The Township also contains a number of smaller streams, rivers and the Croton
swamp. The Township is made up of developed land with a variety of uses, farmland and
undeveloped woodlands.

I. Topography

The topography ranges from approximately 100 feet above mean sea level along the South
Branch of the Raritan River to 700 ft. above mean sea level along Cherryville Road at the
Raritan Township - Franklin Township Boundary.

The Township is relatively level in the area east of County Road 523 and Route 31. In this area
topography is gently rolling with elevations of 160-200 feet above mean sea level.

West of County Road 523 and Route 31 the landform rises significantly to typical elevations of
500 to 600 ft., and up to 700 ft. above mean sea level in certain areas. This rise of elevation
causes the grade changes on Route 12, Thatcher's Hill Road and Sand Hill Corner Road.

II. Flood Plain

                                                        The State of New Jersey regulates
                                                        activities within the Floodway and 100
                                                        year floodplain. This regulation of
                                                        activities within the 100-year floodplain
                                                        requires stream encroachment permits
                                                        and establishes fines for violation of
                                                        state law.

                                                        The Township has also adopted an
                                                        ordinance prohibiting new construction
                                                        within the flood plain and floodway. In
                                                        addition the ordinance meets the
                                                        requirements of the State of New Jersey
                                                        to allow the residents of the Township
to be eligible for flood insurance.

III. Wetlands

The State of New Jersey, Department of Environmental Protection has prepared wetland maps as
required by the Freshwater Wetlands Protection Act. The maps were prepared using aerial

                                                                                                  8
photos. The information from the NJDEP is for planning purposes only. Delineations on specific
properties must supplement this general information with on site investigation. The Township
requires that every subdivision and site plan application submit a wetlands report. Any wetlands
and associated buffers located on lands to be subdivided are required to be identified and
preserved. All wetlands and associated buffers are then placed into conservation easements held
by the Township.

The Township has been acquiring more and more conservation easements. The restrictions
placed on these easements are the exclusion of all structures and the limiting of vegetation
clearing. At this time the Township does
not have a database of existing conservation
easements. Without a comprehensive plan
to identify and catalog the location of each
conservation easement within the Township,
it will become increasingly difficult to
effectively enforce the restrictions. Efforts
should be made to incorporate an inventory
of existing easements onto a Geographic
Information System and have the Township
perform random inspections of conservation
easements throughout the year.

The Planning Board should consider the
future preservation of conservation easements when processing subdivision applications. The
recent amendment to the ordinance requiring larger net lot requirements and the inclusion of
wetlands transition areas in net lot and lot circle requirements should improve the protection of
these environmentally sensitive areas. In addition, the conservation easements need to be
permanently marked in the field to clearly identify their limits.

Attached is a copy of the most recent Freshwater Wetlands map from the State of New Jersey
DEP. Depending on the classification of the wetlands, a transition area of zero, fifty, or one
hundred fifty feet will also be required.

IV. Geology

A report entitled "Geology and Ground Water Resources of Hunterdon County, N.J." (Special
Report # 24) was published by the State of New Jersey in 1966. The report reviewed the
geology and set forth recommended minimum lot sizes in areas based upon water bearing
characteristics of the various formations. Information concerning the average water availability,
the probable percolation rate for each geologic formation, the overlying soil and the cumulative
effect of development was provided.

The report discussed the rainfall hydrologic cycle evaportranspiration, runoff, and recharge.
Evaportranspiration is a term, which refers to both the evaporation and transpiration of water loss

                                                                                                    9
from plants. The percentage of precipitation lost to evaportranspiration is from 30 to 60%
(Special Report #24). Variables include the season of the year, temperature, humidity, wind
velocity, amount and kind of vegetation, and height of the water table.

The amount of runoff is also subject to variable factors. These include the rate of rainfall (a
short summer cloudburst and prolong moderate rainfall may each produce a similar amount of
rain but more runoff will occur from the cloudburst), type of rain, type of vegetation, slope of the
land and weather conditions.

Ground water is stored in cracks and small interconnections and voids between individual grains
in the rocks. If spaces between individual grains of porous rock are interconnected, water can
travel more or less freely from opening to opening, then the rock is said to be permeable. Rocks
such as argillite, shale and diabase are considered non-porous. The Geologic Map shows
formations within Raritan Township.

A further more detailed assessment of the geologic formations in the western and northwestern
portions of the Township was undertaken in 1998. The results of this assessment, entitled
“Environmental and Hydrogeologic Assessment for Future Residential Development” are
incorporated in the Master Plan as appendix A.

The following are descriptions of the geologic formations found within the Township:

A. Lockatong Formation
      The Lockatong formation is one of the poorest sources of ground water in New Jersey.
      The Lockatong has no permeability or porosity and virtually all ground water must be
      transmitted through fractures and joints which are usually widely spaced and relatively
      tight.

B. Brunswick Shale
      Brunswick Shale normally is a red argillaceous shale with local beds of fine grained red
      sandstone, siltstone and black, grey or greenish shale. Ground water flows through the
      Brunswick shale both in nearly vertical features and joints, and also along nearby
      horizontal fractures along bedding planes.

       Wells tapping the Brunswick Shale typically have high initial yields which tend to
       decline as the fractures around the well are de-watered. Therefore, the ultimate yield of
       wells in Brunswick are usually considerably lower than initial yields. In general, the
       Brunswick Shale is a reliable source of water for most domestic and industrial uses.

C. Diabase
      Diabase is black to dark gray dense igneous rock. The rock is a poor aquifer.

D. Stockton
      The Stockton formation is predominately a light colored sandstone or a red to brown fine

                                                                                                 10
       grained sandstone. The Stockton formation is the best of the consolidated aquifers in
       Hunterdon county.

The recommended lot size from Report No. 24 and further updated by the Environmental and
Hydrogeologic Assessment for Future Residential Development (1998) as related to
environmental factors including wells and permeability is as follows:

       Diabase                        6 Acres
       Lockatong                      6 Acres
       Brunswick Shale                1-1 ! Acres
       Stockton Formation             1-1 ! Acres

It is estimated that 4000 housing units exist in Raritan Township which have a well on their lot is
the sole source of water. These housing units are occupied by an estimated 12,000 persons.
Generally each person will use 100 gallons of water per day. Therefore these residents are using
approximately 1.2 million gallons per day from the ground water supply.

A review of the zoning map of the Township finds that the R-1 zoning district which requires a
minimum lot size of 6 acres is generally located in the area of the Township where the
Lockatong Formation exists. The R-1A zone and the R-3 zone which require lot sizes of 1.8
acres and 1.15 acres respectively, generally correspond to the Brunswick shale and Stockton
formation.

V. Soil Survey

A report entitled “Soil Survey of Hunterdon County, New Jersey” was issued by the U.S.
Department of Agriculture in cooperation with the N.J. Agricultural Experiment Station at
Rutgers University in November 1974. Soil scientists made this survey from observed slopes.
They dug holes to expose the soil profile and then classified the soil by characteristic. Tables
were prepared giving certain characteristics of soil type (depth to bedrock, depth to seasonal high
water level) and limitations for Disposal of Sewage Effluent (on site) as well as many others.

The limitations for disposal of on-site sewage effluent were classified by the soil survey report as
severe, moderate and slight. The soil properties considered were flood hazard, depth to seasonal
high water table, slope, depth to bedrock, rockiness, stoniness and permeability. Many areas of
the Township have been developed in “Severe” classifications. Some of the moderate
classifications appear to include wetlands. It would certainly appear that areas classified
“Severe” can be developed but such classification would tend to require a relatively low density.

Consideration of high density development in severe areas would require sanitary sewer service.
 It would further appear that even areas shown as “Moderate” need further investigation as to
other physical characteristics such as wetlands.


                                                                                                 11
VI. Stormwater Management
The Township Planning Board adopted a Stormwater Management Plan as required by the State
of New Jersey on March 22nd, 2005. Based on comments received from the Hunterdon County
Planning Board a revised version was prepared. The revised version of the Stormwater
Management Plan is adopted and incorporated as Appendix B of this Master Plan.

VII. Natural Resources Inventory
A Natural Resources Inventory prepared by Princeton Hydro, LLC was conducted by the
Township Environmental Committee. The Natural Resource Inventory expands upon this
section of the master plan and provides more detailed environmental data. The NRI is hereby
made part of the Master Plan and is incorporated as Appendix C.




                                                                                              12
                                       Community Facilities
I. Schools

A. Elementary - (Flemington - Raritan School District)

The Flemington-Raritan Regional School District serves the Township of Raritan and Borough
                                                          of Flemington. Five schools
                                                          currently serve grades K-8. Four of
                                                          the five schools - Barley Sheaf,
                                                          Robert Hunter, Francis A. Desmares,
                                                          and Copper Hill Schools (currently
                                                          serving grades K-4) are located in
                                                          Raritan Township. The Reading-
                                                          Fleming School (serving grades 5-6)
                                                          is located in the Borough of
                                                          Flemington. The Case Middle
                                                          School (serving grades 7-8) was
recently completed

The increase in public school enrollments between 1988 and 2006 was 1,503. As of 9/30/2000,
the total K-8 enrollment was 3,432.

The following traces the October K-8 enrollments in the Flemington-Raritan School District for
the last 18 years2.

                                  Date                  K-8 School           Percent
                                                        Enrollment           Change
                                  1988                     2,081
                                  1989                     2,117              1.7%
                                  1990                     2,243              6.0%
                                  1991                     2,401              7.0%
                                  1992                     2,611              8.7%
                                  1993                     2,769              6.1%
                                  1994                     2,905              4.9%



             2
                 . Flemington-Raritan Regional School District. Monthly Enrollment Statistics. 1988-2006.

                                                                                                            13
                                     1995                   3,057            3.6%
                                     1996                   3,115            3.6%
                                     1997                   3,203            3.2%
                                     1998                   3,331            3.7%
                                     1999                   3,390            1.5%
                                     2000                   3,426            1.4%
                                     2001                   3,438            .3%
                                     2002                   3,505            1.9%
                                     2003                   3,527            .6%
                                     2004                   3,563            1.0%
                                     2005                   3,557            -.2%
                                     2006                   3,584            .8%

Also of note is the increase in the number of special education students enrolled in the system.
The number of special education enrollments has increased 26% since 1999. This is compared to
an overall increase in enrollments of only 5% over the same time period.


The population of the Township of Raritan as of the 2000 Census is 19,809 persons. The
estimated 2010 population of the Township is 21,819 with a 2020 projection of 23,830.3


The trend of number of births to residents of the Borough of Flemington and the Township of
Raritan is as follows:
                             Number of Live Births to Residents4

            Year Borough of Flemington Population Township of Population Total
                                                    Raritan
            1985                72                                     130          202
            1986                57                                     161          218
            1987                89                                     218          307

3
    . Hunterdon County Planning Board. May 2004.
4
    . N. J. Dept. of Health and Senior Services, NJSHAD Query System

                                                                                              14
         1988               99                                 203                      302
         1989              117                 4047            221          15,616      338
         1990               99                                 265                      364
         1991               63                                 295                      358
         1992               65                                 288                      353
         1993               66                                 274                      340
         1994               72                                 251                      323
         1995               71                                 249                      320
         1996               68                                 225                      293
         1997               76                                 206                      282
         1998               72                                 237                      309
         1999               67                                 297                      364
         2000               75                 4200            278          19,809      353
         2001               79                                 263                      342
         2002               83                                 277                      360
         2003               90                                 257                      347
         2004               74                                 258                      332


Over the past decade the birth rate has seen a significant decrease. The 1990 birth rate in
Flemington was 2.89% which decreased to 1.785% in 2000. Similarly the birth rate in Raritan
Township has decreased from 2.16% in 1990 to 1.78% in 2000. These are both significant
changes in the birth rate of residents. The higher birth rates in the early 90’s in turn led to larger
enrollment increases 5 years later (due to the children then becoming school age). The
decreasing birth rates during the later 1990’s and into 2000 and beyond in turn led to the fairly
flat enrollment increases seen recently.

The following indicates the grade enrollments as of January 2007.

                                                       Enrollment as of
                                  Grade
                                                        January 2007
                                     K                        346
                                     1                        384

                                                                                                    15
                                    2                       374
                                    3                       355
                                    4                       403
                                    5                       355
                                    6                       388
                                    7                       416
                                    8                       415
                           Special Education                141
                          Total                            3577


The kindergarten class is the smallest class of the K-8 system. K enrollments have traditionally
been lower than the following years 1st grade enrollments. This is because some parents send
their children to private day care classes and in the following year send their children to first
grade in the Flemington Raritan school system.

The capacity of the elementary school plants and the acreage of each school site is as follows:
 School            Capacity 2006         Enrollment           Site Area
                                         January 2007
 Barley Sheaf      566                   476                  32.0 Acres
 F.A. DesMares     569                   447                  31.46 Acres
 Robert Hunter     547                   485                  10.96 Acres
 Copper Hill       619                   556                  40.00 Acres
 JP Case           912                   849                  39.33 Acres
 Reading-          902                   764                  15 Acres
 Fleming
 Total             4115                  3577



B. High School




                                                                                                  16
Hunterdon Central High School (Grades 9-12) serves the Township of Raritan as well as the
Borough of Flemington and the Townships of Readington, Delaware, and East Amwell. The
high school is currently located on a site of approximately 72 acres in Raritan Township.

The current total enrollment is 3003 students. Projections through 2011 see little to no increase
in total enrollments. Total school capacity is 3500 students.

C. Other Educational Facilities

The Educational Services Commission which was located on Rt. 31 and Sand Hill Road has
relocated out of the Township.

The Hunterdon County Polytech currently operates at both the Hunterdon Central High School
Site and the Barltes Corner Business Park.

The Township is further serviced by the Raritan Valley Community College located in North
Branch. The college offers associate degrees along with other professional development
programs.

The Center for Educational Advancement, located on Minneakoning Road in the Township is a
not-for-profit social business enterprise that provides employment, job and social skill
preparation and support for persons with significant disabilities or other social disadvantages.

D. Educational Facilities Summary

Existing school capacities along with the reduction in development density in various portions of
the township mean that it is unlikely that any new schools will be required to be constructed.
Only two significant residential development remain to be built totaling 138 units. Given
additional infill and small subdivisions it is clear that existing school capacities can support the
remaining residential developments in the township. However, continued farmland and open
space preservation must be pursued.

Significant residentially zoned property does exist in the southeastern quadrant of the Township.
This area is proposed for farmland preservation, is proposed to be down zoned under the land use
plan and is also in a agricultural development area. Continued efforts must be made to preserve
this area as proposed under this master plan. The development of these significant areas would
require expansion of the existing school facilities to handle the residential growth. In addition,
the number of affordable housing units required to be constructed within the township will have
an impact on the schools as the majority of these units will be non-age restricted.

II. Township Governmental Facilities




                                                                                                 17
The Township Municipal Building on the Police/Court site (Block 48, Lot 2) was completed in
                                                2002. The building contains a gross floor
                                                area of 43,357 sq. ft and houses all municipal
                                                offices with the exception of the Police
                                                Department and Public Works. A large
                                                unfinished area on the second floor is
                                                currently underutilized and can provide area
                                                for future offices and/or file storage if
                                                necessary.

                                                    The police station is located on County Road
                                                    523. This building contains 14,150 square
                                                    feet of gross floor. The Flemington Court
                                                    administrator and the Flemington Municipal
                                                    Court currently use the area formerly
occupied by the Raritan Court. In addition, the old court room is used as a community meeting
room. The roof on the building was recently replaced, and a new façade installed.

Efforts should be made to reduce energy use throughout Township facilities. Increasing energy
costs, and concern about the impacts to the environment should lead the Township to look
towards the use of alternate energy sources,
particularly at the municipal building site.

The Public Works facility is located on Pennsylvania
Avenue. The building contains 19,600 square feet of
floor area and is located on a site of 22.9 acres.
Additionally the police shooting range, salt dome
and recycling facilities are located on this site. The
property is also the site of the original, now
abandoned Township landfill. The former landfill is
now closed and is closely monitored. A stream
bounds the site to the north. The site is currently in
need of an additional vehicle storage building.
Furthermore, the placement of the landfill and the
stream limit the eventual expansion of this site. Ultimately any significant expansion of this
facility will require the acquisition of additional property. Given the developing nature of the
immediate area it would be wise to acquire any adjacent property that may become available.

Library facilities are located at the Hunterdon County Library on Route 12 in Raritan Township.
This facility is provided by Hunterdon County and was recently expanded. Flemington Borough
also has a library located on Main Street.




                                                                                                   18
Three fire stations currently exist in the Township of Raritan - 1) on South Main Street, 2) on
Old Clinton Road at Cherryville Hollow Road, and 3) on Barley Sheaf Road at the Voorhees
Corner Road intersection. A location for a fourth firehouse is being provided as part of the
Hilltop subdivision on Route 12 west. In addition, the fire company is reviewing the option of
relocating the South Main Street fire station to the old municipal building complex on Raritan
Avenue

The Flemington-Raritan Rescue Squad, serving Raritan Township, Flemington Borough and
parts of Readington and Delaware Townships, is a volunteer organization and the Rescue Squad
building is located on Route 12 in Flemington.

The Amwell Valley rescue squad services a portion of the southern area of the Township. The
Amwell Valley rescue squad has recently received approval for a new location in the Township
on Rt. 202/31 North, just south of Cornet Way.




                                                                                                  19
                      Parks, Recreation and Open Space
I. Existing Parks, Recreation Facilities and Open Space

A. Municipal - Active Recreation

       1. Mine Brook Park (Block 49, Lot 2.01): The park of 15 acres contains a softball field,
              soccer field, walking/jogging track, picnic pavilion and children's playground
       2. Lenape Park (Block 63, Lot 1): This facility of 80.1 acres is located on County Road
              523 and provides 6 soccer fields, 4 little league fields, 3 girls softball fields, 2
              major league baseball fields, 4 basketball courts and a children's play area.
       3. Blackwell Park (Block 87, Lot 11): This park is under construction. It is a small
              neighborhood park with a field, pavilion, playground, basketball courts and
              walking trails.

B. Municipal - Passive Recreation and Open Space

       1. Lone Cedar Park: Block 4, Lot 11 - 62.74 acres - Primarily open rolling fields. A
             portion of the property is heavily wooded and contains a stream corridor. The
             existing house on the property was subdivided off and sold to a private party. A
             walking trail and sitting area have been added to the property. Access is from
             Packers Island Lane.
                                                    2. Block 6.13, Lot 51 (Copper Penny Road)
                                                    17.8 acres - Parcel contains relatively steep
                                                    slopes, however a small active park will fit
                                                    on the property.
                                                    3. Block 43, Lots 24 and 46, Block 59 Lots 5
                                                    and 8.01 (Sollner) Total 109.45 acres.
                                                    Located on both sides of Harmony School
                                                    Road. Primarily wooded. Contains stream
                                                    corridor and some wetlands.
                                                    4. Block 43, Lot 20 (Ando/Doby) 53.08
                                                    acres. Located on Harmony School Road.
                                                    Heavily wooded. Contains some wetlands.
                                                    Located adjacent to Block 43, Lot 24.

       5. Block 25, Lot 1. (Levico) 45.7 acres. Located on Thatchers Hill and Barton Roads.
              Heavily wooded. Contains stream corridor and a small trail.
       6. Block 14, Lot 1.32. 3 acres. Located on the corner of Barton Road and Oak Grove
              Road. Primarily floodplain and wetlands.
       7. Block 15, Lot 19.16 (Britton) 12.47 acres. Partially wooded. Good views. Access to
              public street via easement.

                                                                                                20
       8. Block 25, Lot 25. (Morales Park) 52.09 acres. Wooded. Contains stream corridor.
              Existing trail network.
       9. Block 85, Lot 15.01. (Erich/Salamon) 98.43 acres. Wooded. Contains easements, a
              stream and some wetlands.
       10. Block 75, Lot 18.6 (p/o Merck) 18.6 acres. Open field. Located adjacent to former
              Merck property.
       12. Block 63, Lot 41. Thomason. 25 Acres. Partially wooded. Contains existing house.
              Located adjacent to Lenape Park.
       13. Block 74, Lot 2. Green Valley. 82.507. Acquired through joint purchase with
              County.
       14. Block 63.24, Lot 23. 19.557 Acres. Acquired as part of Raritan Meadows
              development. Open fields.
       15. Block 63, Lot 40. Mueller. 4.42 Acres. Located adjacent to Thomason property.
              Contains existing house. Former owner has life rights to property.
       16. Block 44, Lots 5.01 and 6. 66.18 Acres. Heavily wooded.
       17. Block 52, Lot 1 and Block 53 Lot 1.58. 7 Acres. Two properties fronting on the
              Dvoor Circle.
       18. Block 5, Lot 17.13 and Block 5.01 Lot 5.09. Acquired as part of the Raritan Estates
              development. To be developed as walking trails.
       19. Block 13, Lot 7. Barton Road. 45.122 Acres. Wooded with wetlands and streams.
       20. Block 15, Lots 59, 64, 92 and 94.
              List Road. 21.04 Acres.
              Wooded with extensive
              wetlands and no street access.
       21. Block 63, Lot 36. Former Micek
              Property. 94.29 Acres. Open
              Fields with a stream corridor.
       22. Block 63, Lot 33.07. 5.03 acres.
              Donated to Township as part
              of Hunterdon Estates
              development. Adjacent to
              Lenape Park. Provides
              connection from Autumn Leaf
              Blvd. to Lenape Park.


C. Public School Sites

Four elementary (K-4) public schools are located in Raritan Township. A school containing
grade 5 and 6 is located in Flemington Borough. A new middle school contain grades 7 and 8 is
located on Case Blvd. The regional High School is located on Route 31. Each school provides
various recreational facilities, some of which are available to the public after school hours and on
weekends. These facilities are as follows:

                                                                                                 21
       1. Robert Hunter School - 2 basketball courts, 2 tennis courts, and a playground;
       2. Desmares School - 2 baseball fields, 3 soccer fields, 2 basketball courts and
       a large playground;
       3. Barley Sheaf School - 2 baseball fields, 1 soccer/football practice field, 2
       basketball courts, and a playground. Two tennis courts have been closed and
       are being removed due to their disrepair.
       4. Copper Hill School - 3 soccer fields and a playground.
       5. Hunterdon Central High School - contains tennis courts, football facilities,
       soccer, lacrosse, baseball and softball fields which are for high school
       students. Permission must be obtained for the use of these facilities.
       6. Case Middle School – 2 Baseball and 2 Softball Fields

D. Hunterdon County

The County of Hunterdon currently has 4 major open space and recreation areas:

       1. "Uplands" - 100 acres located on Barton Road. The area can be used for hiking,
              nature study and other passive recreation activities.
       2. Proposed South Branch Nature Preserve - seven parcels of approximately 200 acres.
              These are part of a six mile area encompassing the flood plain and slopes adjacent
              to the South Branch of the Raritan River. The planned linear park is intended
              primarily for passive recreation.
       3. County Golf Course - The 241 acre site is located near Route 202 in the southern
              portion of the Township (Block 80, Lot 18 & 18.01).
       4. Merck Property (part of) - The County owns a large portion (100 acres +/-) of the
              former Merck property. Future uses are currently in discussion.

E. State Facilities

The New Jersey Department of Fish and Wildlife is the current owner of the remaining portions
of the former “Merck” property. This area is intended to remain as open space.

F. Private Facilities

       1. Homeowner Associations
             A large portion of the township’s residential development has occurred in larger
             planned and/or cluster developments which included open space and recreation
             facilities for residents of the developments. While these facilities are generally
             limited to the use of residents in those developments, the provision of on-site
             recreation does help to mitigate demand for some recreation facilities. These
             areas may also contribute to the development of an overall system of natural
             greenways.

                                                                                              22
               Developments containing recreation/open space facilities include Carriage Gate,
               Concord Ridge, Flemington South Estates, Sun Ridge, Stonegate, Twin Pointe,
               Townsende and Woodside Farms. The Geary’s Ridge, McPherson Farm (Block
               60, Lot 29), Quick River West (Block 80, Lot 14.01), and Countryfield Estates
               (Block 78.01, Lot 1) developments are cluster developments which provide
               primarily passive open space only.

               The estimated population associated with these developments is approximately
               7500 persons. Open space associated with these sites is approximately 456 acres;
               approximately 127 acres of this is estimated to be in active recreation areas.

               Recreation facilities in the private developments consist of the following:

                             Swimming Pools                  7
                             Wading Pools                    5
                             Tennis Courts                   27
                             Basketball Courts               7
                             All Purpose Fields              7
                             Playground Areas                8
                             Picnic Areas                    4
                             Vita (Health) Courses           5



2. Commercial Recreation

There are other private recreation sites in the Township that are open to the public for a fee as
follows:
    • Copper Hill Country Club - located off Route 202, in the southern portion of the
    • Township, which has golf course and swimming facilities.
    • Healthquest - large indoor health club and pool.
    • Emerald Sky - Commercial baseball training facility.
    • Bartles Corner Business Park - Miscellaneous small recreational uses.
    • Aspen Ice - Indoor ice skating arena on Case Blvd.
    • Shields Skate Park – Indoor skateboarding facility on Royal Road.




                                                                                                    23
3. Other non-profit/institutionally owned open space and recreation:

   •   Block 49 Lots 2 and 2.02, Block 51, Lot 1
       (Dvoor Farm) - 53 Acres. Farmland.
       Contains some wetlands, a stream and a
       number of existing structures (some
       historic). Owned by the Hunterdon Land
       Trust Alliance.
   •   American Legion - Located on Route 31 in
       both Raritan and Flemington has one
       baseball field currently used by the
       Flemington-Raritan youth sports coalition.
   •   YMCA – Although located in Readington
       Township the site services Raritan
       Township Residents.
   •   Flemington-Raritan Community Pool:
       Located on Capner Street in Flemington Borough.


G. Summary - Existing Recreation Facilities

In general, the Homeowner's Associations provide swimming facilities, tennis, basketball,
shuffleboard, volleyball, badminton and similar facilities for residents of their development. The
Township provides facilities for more organized recreation such as baseball, softball and soccer
as well as walking/jogging paths and children's playgrounds. Municipal recreation facilities are
supplemented by those provided at the elementary schools, which generally consist of soccer,
baseball, basketball and tennis facilities and in a small amount by local organizations. Certain
more specialized recreational facilities are supplied by commercial facilities. A large amount of
passive recreation is available along with preserved open space. The County of Hunterdon
provides passive recreation (Uplands) and Heron Glen, the county golf course.


II. Recreational Demand

To determine the overall recreational demand for the township the Planning Board has reviewed
three separate areas. First, recognizing their limited value, the original space calculations from
the NRPA are utilized. Secondly a recreational survey was conducted, and finally site inspection
of parks and interviews with maintenance workers and local sports leagues were conducted.


A. NRPA Guidelines
The National Recreation and Parks Association (NRPA) recommends that between 6.25 and 10.5
acres of developed municipal open space be provided per 1,000 population. The New Jersey

                                                                                               24
Statewide Comprehensive Outdoor Recreation Plan recommends 8 acres of municipal recreation
land per 1,000 population. It should be noted that the NRPA is now moving away from
standardized area by population standards towards demand based standards.

The standard of 8 acres per 1,000 population (which is midway between the NRPA range of 6.25
- 10.5 acres/1,000 population) results in a current need for recreation space of 168 acres based
upon an estimated population of the Township of Raritan of 21,000 persons.


The Township provides the following:
Minebrook Park                                    15.8
Lenape Park                                       80.1
Flemington-Raritan School                         60 (approximate)
Blackwell Park                                    18.15
Total                                             174.05


The 174 acres is without consideration of the private recreation space which exists at the Planned
Residential Developments. The active recreation space in these developments totals
approximately 117 acres. On note is that the usage of the public schools sites is restricted.

It should be noted that the per-person demand calculation for recreation is no longer
recommended by the NRPA. A demand based approach is now recommended.

B. Survey
As part of the preparation of this section of the Master Plan a survey was conducted on the
Internet. The survey received approximately 550 responses. With each response representing a
single household, with only one household being allowed to answer once. The results were
reviewed in total and also broken down into sub-categories of seniors, households with children
and households with children in active recreation.

Reviewing all respondents who answered, the four most important aspects to expand in the park
system are Baseball/Softball Fields, Soccer Fields, Walking and Jogging areas, and Restroom
Facilities. The addition of restroom facilities was found to the most important addition in all
categories of respondents including seniors, households with children and households with
children in active recreation. Seniors responded that the expansion of walking areas were the
second most important, while households with children found that soccer field expansion was the
next most important expansion. In addition it can be seen from the chart that the addition of
bicycling and playground facilities are also found to be of importance in a park system.




                                                                                               25
C. Site Inspections and Interviews
   • Field inspections of Minebrook Park indicate heavy usage of all non-organized
       recreational facilities, particularly the playgrounds and walking track areas. Usage of the
       baseball and soccer fields is also heavy.
   • Field usage at Lenape Park is very heavy leaving it impossible to rotate fields in and out
       of service.
   • All major organized outdoor sports leagues indicate a need for additional fields.
   • Playground facilities at the elementary schools show heavy usage during summer months.

D. Summary

Overall it is known that additional parkland is required with additional active recreation sports
fields. Organized sports field development should be directed towards baseball, softball and
soccer facilities. Same types of sports fields should be clustered together where possible.
However, it is clear from information from the survey that any park development should include
additional uses beyond just sports fields. Hiking, walking and biking trails, playgrounds, as well
as restroom facilities are all important to residents.



                                                                                                26
III. Active Recreation-proposals


A. Proposed Improvements to Existing Township Facilities and Property

   •   Lenape Park: Pedestrian and bike connections to surrounding developments should be
       provided. Trail connections to township open space should be provided. Permanent
       restroom facilities should be installed.
   •   Mine Brook Park: Pedestrian connections to the park from the Dayton Road area and
       from Flemington should be provided.
   •   Block 75, Lot 7.01: 18.6 Acres. The property should be developed into an active
       recreation park. A concept design shows that two to three athletic fields and a
       playground can be developed on the property. The property is flat, has good vehicular
       and pedestrian access, and is located in an area of town lacking recreational facilities.
   •   Block 85, Lot 15.01. (Erich/Salamon) 98.43 acres. This property is located between the
       existing residential developments of Hunterdon Chase and Geary’s Ridge. The property
       is limited in the amount of active recreation it could support due to the fact that the only
       access is from low order residential streets. A bikeway allowing the connection of the
       Geary’s Ridge and Hunterdon Chase residential developments should be constructed.
   •   Block 63, Lot 36. The site should be developed with walking/biking trails connecting the
       surrounding residential developments and Lenape Park. Intermediate properties
       connecting this property to Lenape Park should be acquired. A trailhead area should be
       constructed off Johanna Farms Road. The property should also be developed with a
       limited number of active recreational fields, with no lights.


B. Future Active Recreational Sites.

   •   Raritan Town Square: The developer of the Raritan Town Square center has agreed to
       provide the township with an un-improved building on the site. Parking and other
       infrastructure will be in place. The Township should utilize the building as a community
       space for various recreational and arts programs. Costs for the maintenance of the
       building could be supported through user fees. An additional 10 acres is to be deeded to
       the township in the rear of this building. Portions of this property should be graded and
       developed into an open play field with the potential for future expansion into a small park
       to operate in conjunction with the civic building proposed.
   •   River access: The township along with the County should continue to pursue
       acquisitions along the South Branch of the Raritan River with the ultimate goal to provide
       additional access to the river for recreational purposes.

C. Recreation Proposals by Other Agencies



                                                                                                27
   •   Pioneers Football - Block 15, Lot 71.03 - A developer of an adjacent residential
       development has agreed to give 11 acres to the coalition for the development of a sports
       field. The field would provide both practice and game space.
   •   Flemington Soccer Club: The club is proposing to fund the improvements on the
       Township owned Block 75, Lot 7.01. The soccer field portion of the site would be closed
       to the general public, the remainder of the park including trails and playground would be
       open to the public.

Summary

It is evident that additional active recreation space will be required within the township.
However, the Township currently owns a number of properties throughout the township that can
be developed into active recreational areas. Partnerships with area sports organizations can be
an effective way to develop township owned property, given that the township does not have the
immediate resources to do so. However, care must be taken to retain sufficient control over
these sites so that they return to the Township is those organizations cannot properly maintain
them.




                                                                                             28
                           Farmland Preservation Element
I. Introduction

A. Legislative Background

Assembly Bill No. 1869 establishes a farmland preservation planning incentive grant program,
the purpose of which is to provide grants to eligible counties and municipalities for farmland
preservation purposes. To be eligible to apply for a grant, a municipality must:

   •   Identify project areas of multiple farms that are reasonably contiguous and located in an
       Agricultural Development Area (ADA);
   •   Establish an Agricultural Advisory Committee;
                                                       • Establish and maintain a dedicated
                                                           source of funding for farmland
                                                           preservation or an alternative means of
                                                           funding such as repeated annual
                                                           appropriations or bonding which the
                                                           State Agriculture Development
                                                           Committee (SADC) deems a dedicated
                                                           source of funding because of a
                                                           demonstrated commitment;
                                                       • Prepare a Farmland Preservation Plan
                                                           Element of the Master Plan in
                                                           consultation with the Agriculture
                                                           Advisory Committee.

The Farmland Preservation Plan Element of the Master Plan must include:


   •   An inventory of farm properties;
   •   A map illustrating significant areas of agricultural land;
   •   A statement showing that municipal ordinances support and promote agriculture as a
       business; and
   •   A plan for preserving as much farmland as possible in the short term by leveraging
       monies through a variety of mechanisms including, but not limited to utilizing option
       agreements, installment purchases and encouraging donations of permanent development
       easements.

The following sets forth a Farmland Preservation Plan Element in accordance with the
requirements of Assembly Bill No. 1869.

B. Summary

                                                                                                 29
The 1994 Master Plan proposed that approximately 620 acres in the southwest portion of the
Township be preserved as farmland. The intent was to preserve farmland in the southwest
portion of the Township by participation in the State Farmland Preservation Program. This
program provides funding for acquisition of Development Easements. As part of this program,
the development easements are purchased by the government utilizing 60% State funds, 20%
County funds and 20% local funding. All of the original properties within the first proposed
farmland preservation area have been or are in the process of being preserved.

The 1994 Master Plan Farmland Preservation Area in the southwest portion of the Township is
proposed to expand to include an additional acreage of farmland to more closely coincide with
the Hunterdon County ADA. The gross area of this Farmland Preservation Area, as expanded, is
2400 acres. The area devoted to farmland
(farmland assessed property of 40 or more acres)
is 1095 acres.

In 1999 the Planning Board adopted a farmland
preservation element to the Master Plan. This
element expanded the existing ADA and added
two new ADA’s.

The second Farmland Preservation Area, ADA
#2, is proposed to expand slightly from the 1999
master plan amendment. The ADA is located in
the south central portion of the Township
consisting of approximately 1566 acres. A
Planning Incentive Grant (PIG) has been approved by the State and County for purchase of
development easements for the farms in this area. This south central farmland preservation area
consists of farms devoted to crops, hay and also contains a dairy farm.

The third area is located within an ADA which straddles the municipal boundary between the
Township of Raritan and Franklin Township. The area currently consists of 1970 acres. Two of
the largest property owners being Chwat who owns 109.9 acres and Cervenka who owns
approximately 100 acres in Raritan Township. The Chwat farm has been approved for farmland
preservation as has the adjacent Mishisk farm. All of these farms as well as the Urbach,
Fasig/Cook and the Cervenka farm are part of a PIG application. In 1999 the Township Planning
Board extended this ADA to include additional properties to the south and east.

In 2001 the Master Plan proposed a fourth ADA in the south eastern corner of the township. The
neighboring area in East Amwell is located within an ADA. It was proposed that this area be
extended northward into Raritan Township to encompass the Van Doren and Case Farms.

C. Significant Areas of Agricultural Land

                                                                                               30
As indicated on the Farmland map, the significant areas of agricultural land are located:

       1. Southwestern Area: In the southwest section of the Township composed of sites
              number 32 and 33, 41-48, and 50-52. This area is the 1994 Master Preservation
              Area (as expanded). It contains an area of approximately 865 contiguous acres of
              farmland. The area is within an ADA. Ten properties are currently participating
              in a Farmland Preservation Program.
       2. Southcentral Area: the south central portion compromises approximately 1300 acres
              of farmland. This farmland in the south central portion of the Township is located
              in an ADA. Four farms have been preserved, three others are in the process of
              being preserved, and other three properties are being considered for open space
              acquisition by the county.
       3. Northwest Area: A significant area of agricultural land is in the ADA located in the
              northwestern portion of the Township. The Chwat farm and Mischisk farm have
              been preserved. The former Turnquist property was purchased jointly by the
              County, Township and the New Jersey Conservation Foundation.
       4. Southeastern Area: The remaining significant portion of agricultural land is located in
              the south eastern corner of the township. The area is directly adjacent to an ADA
              located in East Amwell Township. The area consists of the Van Doren and Case
              farms.

D. Municipal Ordinances that Support and Promote Agriculture

       1. In 1994 the Township of Raritan adopted a "Right to Farm Ordinance". This
              ordinance recognized that a right to farm exists and declared various farming
              activities as acceptable and entitled to encouragement and protection.
       2. The Township by ordinance reduced the building and permit fees for farm buildings.
       3. The Township by zoning ordinance amendment specifically set forth that farm
              buildings are permitted uses.
       4. The Planning Board in 1994 adopted a Master Plan by resolution which formally set
              forth an area of the Township to be preserved farmland.
       5. The Township Planner and representatives of the Township Committee and Planning
              Board met with various farmers in the early 1990's. An ad hoc committee was
              formed by ordinance in 1995 which began working on mechanisms by which
              farmland could be preserved.
       6. The Township passed a 2 cent dedicated open space/farmland tax in 1996 by
              ordinance.
       7. In 1997 an Open Space Advisory Committee (OSAC) was legally created by the
              Township Committee which simultaneously passed the Ordinance legislating the
              dedicated tax monies.
       8. The OSAC applied for and received a $3 million dollar planning incentive grant from
              N.J.D.E.P.'s Green Acres Program for the purchase of open space.

                                                                                              31
       9. In 1998 the Elbert farm became part of the Eight Year Program.
       10. In 1999 the Township purchased the development easement for the Maraspin Farm.
       11. The Bond, Rogers and Everitt farms have all been preserved. The Zanetti and
               Adda/Lawrence farms have also been preserved.
       12. In 1999 the Township created an Agricultural Advisory Committee by Ordinance
               which has worked toward submission of the Farmland Planning Incentive Grant
               application (submitted on October 9, 1999).
       13. In 2000 the first Planning Incentive Grant application was approved for the township
               to preserve all the farms located in ADA#2.
       14. In 2001 the township submitted an was approved for 2 additional PIG applications for
               the remaining farms located in ADA#1 and for 5 large farms in ADA#3.
       15. 2002. Preservation of the Balek Farm. Preservation of Chwat Farm. Preservation of
               Michisk Farm. Preservation of Chwat farm.
       16. 2007. Pending preservation of the Moriera and Kovi farms.

II. Farmland Preservation Plan

A. Objectives

       The preservation of farmland is advantageous to the Township because:
       1. Farmland preserves a part of the history of the Township;
       2. Farmland provides direct employment to farmers and farm workers and related
              employment to suppliers, distributors and processors;
       3. The farmland remains privately owned and maintained;
       4. Funding for the purchase of development easements to preserve farmland is provided
              from the State of New Jersey (60% as part of the conventional development
              acquisition program and up to 80% via the Farmland Planning Incentive Grant
              (PIG) program). In addition, Hunterdon County provides funding of up to 20% as
              part of the conventional purchase of development easements and will also provide
              funding for PIG applications. The PIG program which provides for multi-year
              (up to 10 years) funding for the purchase of development easements of multiple
              farms in a project area, particularly advantageous because a stable source of
              funding is provided enabling a municipality to spread its share of the acquisition
              cost over a multi-year period.

B. Agricultural Development Areas
      1. The Southwestern Area. The gross area of the southwestern area is approximately
              2,400 acres; however, this figure includes a number of existing residential
              developments, and an existing golf course. The area devoted to farmlands is
              1,095 acres. Ten farms exist in the southwestern area. Eight farms are currently
              participating in the Farmland Preservation Program. The main outstanding farm
              that has not been preserved is the Blumberg property containing approximately
              150 acres. Although currently zoned for 5 acre lots the property remains a

                                                                                             32
             significant farming resource that should continued to be the subject of farmland
             preservation.
       2. The South Central Area. The South Central Area contains an area of 1,566 acres of
             which approximately 242 are devoted to the Hunterdon County Golf Course.
             Nine farms contain an area of 1,325 acres. (The Kuhl Family property is
             considered one farm and the Bowlby Family property is considered one farm.)
             Seven farms are included in the PIG applications as well as Block 82, Lot 4
             (Hockenberry property).
       3. The Northwestern Area. Eleven farms of more than 40 acres exist in this area.
             Three farms have submitted Farmland Preservation applications through the
             conventional program and another two farms are part of a PIG application. The
             total area of the site is approximately 1970 acres. Farms over 40 acres in area
             constitute 791 acres, however, a number of farms under 40 acres also exist.
       4. Southeastern Area. The area is directly adjacent to an ADA located in East Amwell
             Township. The area consists of the Van Doren and Case farms. The total area of
             the ADA is 175 acres of which 161.22 acres are devoted to farmland. Although
             the ADA has been noted in the Township’s master plan, no action has been taken
             at a County level to formalize this ADA.

C. Summary

The total gross area of the above three Farmland Preservation areas is 7826 acres with
approximately 1400 acres in preservation.

In order to accomplish the Farmland Preservation objectives, the Township will participate in the
Farmland Planning Incentive (PIG) program and conventional State and County Farmland
Preservation grant program, as appropriate. The Township has accepted donated sites for open
space purposes, and, if appropriate, will accept donated farmland preservation development
easements.

The Township has developed an option program and has offered such to several owners of
farmland. The Township has also discussed with owners of farmland their granting of a First
Right of Refusal to the Township. In addition, the Planning Board is implemented the use of low
density residential cluster zoning provisions to encourage farmland preservation where
development rights cannot be obtained. The Township is working jointly with adjacent Franklin
Township to preserve farms located in both municipalities.

In order to assure the continuance of farmland in the Township, the Township Committee has
purchased the development easement to farmland without the use of State and County funding,
but with the anticipation that the Township will submit an application for State and County
funding for such farms. This procedure demonstrates the commitment to Farmland Preservation
and the Township expects to continue to develop and utilize innovative techniques to accomplish
the objective of preserving as much farmland as possible.

                                                                                              33
III. Inventory of Farmland Assessed Property

          Raritan Township Master Plan 2007                 Farmland Preservation
                                                            Element

            Map    Block     Lot                  Owner      Acreage           Status
              #
              1        1       1           MB Farm LLC         68.25
              2        1    1.02           MB Farm LLC         28.17
              3        1    6.03                 Becker         32.2
              4        1       8                  Luster       23.03
              5        1    8.01               Helming         12.27
              6        2       1              Beaugard           1.1
              7        3    1.02                 Castro         1.25
              8        3       2                    Woo         51.5
              9        3    2.01                 Castro         0.94
             10        3    8.07               Atkinson         6.44
             11     3.01       8    Mister Buddy Farms          7.63
             12     3.01       9               Orashen          13.9
             13        4       7               Ronquist        27.42
             14        4       9               Primiani        14.98
             15        4      12              Wallendal        15.44
             16        5      15                   Bixby       12.51
             17     5.01    5.15             Watkinson         11.19
             18     5.01      12                   Miller        6.5
             19        6       2                    Barr       32.03
             20     6.05      29              Kohanski          6.66
             21     6.07      25               Simpson           6.9
             22        7       3              Marchello        8.061
             23        7    3.01               Westrick        5.209
             24        7       4                  Huska         49.9
             25        7       9               Gessner          15.3
             26        7      13                 Urbach       108.23
             27        7      26                   Doyle       6.633
             28        7      29      Rivers Shore Inc.        11.97
             29        7   29.01                   Doyle        8.86
             30        7   30.01                    Shor       11.11
             31        7   30.02                 Kleiber        9.83
             32        7      32                  Ewing          6.3
             33        8       3                Fischer         87.5
             34        8      34                 Ferrari       19.92
             35        9       5                Mannon           9.9
             36        9       7                  Kuffer      15.052
             37        9      18              Anderson        53.739
             38     9.01       1                Mannon         19.56
             39       10       1              Cervenka         92.08
             40       10    1.03              Cervenka          2.73


                                                                                        34
41      10    1.04              Cervenka       1.32
42      10    1.05              Cervenka       2.67
43      10    1.06              Cervenka       2.74
44      10    1.07              Cervenka       2.51
45      10       2                    Sabo        4
46      10       3                 Michisk       40   Preserved
47      10       4                  Hilken     2.67   Preserved
48      10   19.03              Cervenka       0.69
49      10   19.04              Cervenka          1
50      12       1                    NJCF       70   Preserved
51      12       2                  Chwat     109.9   Preserved
52      12    2.03                  Chwat     8.144
53      12       5                 Bercaw        30
54      12       6                    Tate    35.57
55      12       7            Harbacevich     26.43
56      12       8                 Michisk        4
57      12       9                 Bercaw        37
58      12      12                 Walker     12.04
59      12      14                   Lipka    34.67
60      12      19                   Lipka    24.36
61      12      20                Scwartz        34
62   12.01       1                 Heroux     14.08
63      13       9       ZK Holdings LLC      34.72
64      13      12                  Dugas     18.45
65      13      13                   Sloan    13.56
66      13      14                 Ziegler    31.08
67      13      19                    Glue    37.46
68      14       1                  Vescio     6.32
69      15       1                  Ewing     60.06
70      15      27                Mannino      16.3
71      15      28                Mannino      5.24
72      15      60     Team Real Estates       6.45
                             Holdings Inc.
73      15      74                  Ewing         4
74      16   14.02               Ardmore      14.53
75      16   14.04                  Dvoor     38.48
76   16.01      37                  Raskin    9.494
77   16.01   37.01   Junction Road Assoc.    10.422
78      19       1                   Krebs       35
79      19       2                   Lipka        7
80      19       5                 Zshack      85.2
81      19    6.01                 Zshack     10.86
82      19       9                Matyiku        13
83      19      10             Schindelar      3.54
84      20       6               Glasshoff     19.7
85      20      10      Croton Farms Inc.        40
86      20      11                   Baron     10.2
87      20      12             Hollenback     24.98


                                                                  35
 88   20      13            Wilmott     36.79
 89   20      14             Holland    30.72
 90   20      15         Rzeszutek      18.02
 91   20      17              Kudrel     12.1
 92   20      18                  Lo   33.748
 93   20      21         Rzeszutek       5.05
 94   21    2.03              Mattis    14.21
 95   21    2.04   The Street Corp.     41.51
 96   21       5              Kudrel     13.9
 97   21      11             Seabra    63.674
 98   21      12               Kukal    17.48
 99   21   12.01               Kukal     5.54
100   21      15          Rozborski    17.583
101   21      17             Kertesz     9.77
102   21      19             Zshack      4.12
103   21      20         Schindelar      10.9
104   22       1              Chung      28.5
105   22       4             Walker         3
106   22       5             Walker      9.21
107   22       7          Sicklinger     11.5
108   22       8              Chung     47.62
109   22    9.01          Warshaw        4.05
110   22      13              Arpaia    13.17
111   22      15              Dente      20.5
112   22      21              Vrabel    25.53
113   22      24        Brownstein       27.9
114   22   25.02           Beerman       6.26
115   22   25.03        Brownstein      12.92
116   22      28               Doby        53
117   22      37          Miklowcic      8.17
118   22      46              Chung       7.8
119   22      53             Walker      3.24
120   23       1              Levine     12.6
121   24    1.02        Sanderson       12.06
122   24       2             Walker     23.52
123   24      23          Campbell      52.33
124   24      26                Hine    16.48
125   24      42                Buis   23.599
126   25       4              Offord    6.526
127   25    4.01              Feigin    6.813
128   25       5          Campbell     70.123
129   25       7                Hine      1.6
130   25      49                Hine     1.74
131   27      24             McLeod        50
132   27      29            Stothoff        6
133   27      30   Tuccamirgan LLC      20.01
134   27   30.01            Johnson     35.17
135   27      36                Yard    21.78

                                                36
136      28      29                   Stothoff      14.8
137      28      43         Tuccamirgan LLC          1.1
138      36      13                  Barbiche     17.822
139      36      17            Linque Realty      104.85
140   36.01      22                      Karas    47.687
141   36.01   76.02               Baldachino       2.968
142   36.01   76.03               Baldachino       0.997
143   36.02      19        Flemington Trade       10.322
                                  Center LLC
144   36.03      4                PWE Realty       2.238
145   36.03     11         Flemington Trade        4.842
                                  Center LLC
146   36.03      12              Kopaco Inc.       4.133
147   36.03      13              Kopaco Inc.       2.785
148      40       4                US Bronze        21.9
149      40       5          Voorhees Assoc.      87.819
150      40    5.01          Voorhees Assoc.       9.344
151      40    5.02          Voorhees Assoc.       12.31
152      40       9                Neuhauser        13.3
153      40      16                      Balek       9.5
154      41      26                  Blasberg       9.17
155      41      36                       Day     14.145
156      41      38                    Skeuse      19.52
157      41      39                  DeSapio       18.63
158      41      40                      Stem      14.38
159      41      42                     Smuul          7
160      41      48                 Peterpaul         70
161      41      51                     Reiner     14.46
162      41      73            Skeuse-Dallas      50.419
163   41.01       1                  DeSapio          10
164      42       1                 Panepinto         23
165      42       8                     Power      23.23
166      42    8.01                     Power      10.91
167      42      10                 Panepinto     17.687
168      43       1                     Gaskill   21.554
169      43       2                Francavilla     42.21
170      43       3                    Kangas     44.721
171      43       8                   Musarra      16.52
172      43    8.01                   Musarra      3.987
173      43      13                       Ubel       7.6
174      43   19.01           Carmel of Mary       30.87
                                 Immaculate
175     43    19.02                     Hamm        6.25
176     43       26   Raritan Land Company          84.1
177     43       28                    Schultz       8.8
178     43       41                      Burtis   12.637
179     43    41.01                      Burtis    8.883
180     44        6            Skeuse-Dallas      23.119


                                                           37
181     44       8                       Holzli    54.24
182     44      24         Raritan Hills Corp.    132.95
183     49       2     Hunterdon Land Trust        21.46   Preserved
                                      Alliance
184     49     2.02    Hunterdon Land Trust          22    Preserved
                                      Alliance
185      53      10                      Dvoor      13.7
186      59       1                   Harford       9.37
187      59       2   Raritan Land Company         58.54
188      59       7                        Nief    31.54
189      59   12.02          Schwenderman          14.22
190      59   21.08                      Vacca     8.719
191      59      22                Galambos         31.6
192      59      23                Schroedel       6.866
193      59      24                Schroedel       8.034
194      59      25                      Drake      14.6
195      59      26                     Faubel    52.082
196      59   26.01                     Faubel    10.688
197      60      38                    Hanlon         11
198      60      41                 Saunders       12.98
199      63       2                  Jannuzzi       22.4
200      63       3                 Teatzner          13
201      63       4                 Teatzner          17
202      63      35                     Sferra     22.71
203      63      38                    Stinson     10.08
204      63      71                      Micek        14
205      63      79                       Balik       10
206   63.01       2                     Nelson    31.957
207   63.01       5     Beazer Homes Corp.         151.7
208   63.01       6                  Holcome          33
209   63.01       7                  Mavrode        38.5
210   63.01       8                  Mavrode      20.414
211   63.01    8.01                  Mavrode      13.265
212   63.11      45                       Norr    10.958
213      71       8   Sunnymeade Holdings         24.678
214      71      11              Kuhl-Everitt     109.35
215      71      12       Kuhl Family Assoc.      160.97
216      71      17            Kuhl-Makarick       46.35
217      71      19                    Bowlby      50.73
218      71   19.02                    Bowlby      21.03
219      71      20               Kuhl-Rubin       32.85
220      71      21             FBS Partners      18.863
221      71      30                     Henny        7.9
222      71      61                  Kuhl-Hill    103.77
223   71.02      21             FBS Partners      13.661
224      72       7                    Scheer       12.6
225   72.07      81                    Bowlby         81
226      74       3                 Marciano         4.4


                                                                       38
227      75       6                   Matos       12.99
228      77       7                    Case       75.89
229      77       9              Van Doren        61.13
230      77      10              Van Doren         9.25
231      77   10.17              Van Doren        24.24
232      77      21                Gerstner         6.8
233   77.01      11                  DeHoff       9.009
234   77.01      27                  DeHoff       1.149
235   77.01      29                  DeHoff       1.154
236   77.01      31                  DeHoff       1.149
237   77.09       8                  Kanach       7.893
238   77.09      42                 Ribbnas       6.349
239      78       4                Hamilton      10.023
240   78.03       7                    Budd         6.3
241   78.03      11              Rosenblum         0.42
242      79      18                 MSE Inc      20.736
243      79      33                Brubaker         7.5
244      80       8             Kuhl-Bodine     104.205
245      80       9         Kuhl-Kadezabek        76.09
246      80      10      Kuhl Family Assoc.           8
247      80      11                 Kuhl-Hill      19.4
248      80      13              Kuhl-Rubin       58.78
249      80   13.01        Quick River Farm      44.067   Preserved
250      80      14     Edward Whitehouse        19.212
251      80      17                  Rogers       87.23   Preserved
252      80      30 Millenium Development        72.391
253   80.02       1 Millenium Development          0.95
254      81       2             Hockenbury         3.64
255      82       1                      Lee     56.235   Preserved
256      82       2                  Snyder          52
257      82       3                    Balek     56.929   Preserved
258      82    3.01                    Balek      1.951
259      82       4             Hockenbury        17.45
260      82       5                 Wormke         6.55
261      83       2                     Kovi     129.92   Preserved
262      84    2.01                Maraspin       72.12   Preserved
263      84    2.02                Ferguson      53.407   Preserved
264      84    2.06                Maraspin       9.397   Preserved
265      84       3 Church of the American        24.14
                                        Way
266     84        5                 Mavrode      32.546
267     84       15     Copper Hill Country     193.352
                                        Club
268     84       29                   Elbert         93
269     84       30                   Morris       28.8
270     84       32                     Hall       23.5
271     84       33     Copper Hill Country       19.34
                                        Club


                                                                      39
272      84     36               Coffman        13.9
273      84     37 Millenium Development        1.26
274   84.03      1 Millenium Development        2.82
275      85      6                Moreira      94.81   Preserved
276      85     30                Cuccaro         14
277      86      1                  Bond         110   Preserved
278      86      2                  Adda       42.71   Preserved
279      86   2.01              Lawrence      57.087   Preserved
280      86      4                Lentine      10.04
281      86     10              Blumberg      118.67
282      86     11                 Everitt        10   Preserved
283      86     15                 Everitt     50.86   Preserved
284      86 15.02                 Wallace      8.455
285      86 15.03                  Everitt        17   Preserved
286      86     22                 Everitt     19.15   Preserved
287      86     26              Blumberg       24.57
288      86 26.02               Blumberg          12
289      86 100.01               Burenga        6.01
290      89     29                Bussard       38.9
                                     Total   7826.94




                                                                   40
                                      Conservation Element

Introduction
The Municipal Land Use Law requires a conservation plan element providing for the preservation,
conservation and utilization of natural resources including, to the extent appropriate, energy, open
space, water supply, forests, soil, marshes, wetlands, harbors, rivers and other waters, fisheries,
endangered or threatened wildlife and other resources and which systematically analyzes the impact of
each other component and element of the master plan on the present and future preservation,
conservation and utilization of these resources

Goals
   •    Preserve open space to aid in the protection of water resources.
   •    Preserve open space to limit growth to existing infrastructure capacities.
   •    Preserve open space to protect existing aquifer recharge and wellhead protection areas.
   •    Preserve open space to protect environmental and cultural resources.
   •    Provide for the use of alternate energy sources in public facilities and transportation.
   •    Provide for incentives for the use of alternate energy sources in private facilities.
   •    Provide incentives for the use of energy conserving development and building designs.

Watershed Protection

Stream Corridors
The township contains a River, streams, tributaries, state open waters, wetlands, and ponds. Each part
of the water system provides environmental, recreational and habitat benefits to the Township. To
preserves these systems, efforts should be made to
buffer and development from any water way. To
this end the township has adopted a 100 ft. stream
buffer standard along with a 75 ft. soil disturbance
standard. In addition, a 25 ft. state open water
buffer has been implemented to further protect
minor waterways that do not meet the definition of
a stream. Finally, the township recognizes and
supports the State’s efforts to buffer C-1 waterways.
Currently the township contains the Plum Brook
and Wicechekoee C-1 streams. Enforcement of
these regulations is the responsibility of the
Planning and Zoning Board and the zoning officer.
Conservation easements are required for all stream
buffer areas.

Flood Plain
Recognizing the importance of the flood plain not only to flood related issues, but also environmental
issues, the township has enacted an ordinance that restricts new development within the 100 year flood
plain.


                                                                                                    41
Wetlands
The Township contains a significant amount of wetlands. The State of New Jersey, Department of
Environmental Protection has prepared wetland maps as required by the Freshwater Wetlands
Protection Act. The maps were prepared using aerial photos. The information from the NJDEP is for
                                                planning purposes only. Delineations on specific
                                                properties must supplement this general information
                                                with on site investigation. The Township requires
                                                that every subdivision and site plan application
                                                submit a wetlands report. Any wetlands and
                                                associated buffers located on lands to be subdivided
                                                are required to be identified and preserved. All
                                                wetlands and associated buffers are then placed into
                                                conservation easements held by the Township.

                                                    The Township has been acquiring more and more
                                                    conservation easements. The restrictions placed on
                                                    these easements are the exclusion of all structures
                                                    and the limiting of vegetation clearing. At this time
the Township does not have a data base of existing conservation easements. Without a comprehensive
plan to identify and catalog the location of each conservation easement within the Township, it will
become increasingly difficult to effectively enforce the restrictions. Efforts should be made to
incorporate an inventory of existing easements onto a Geographic Information System and have the
Township perform random inspections of conservation easements throughout the year.

The Planning Board should consider the future preservation of conservation easements when
processing subdivision applications. The recent amendment to the ordinance requiring larger net lot
requirements and the inclusion of wetlands transition areas in net lot and lot circle requirements should
improve the protection of these environmentally sensitive areas. In addition, the conservation
easements need to be permanently marked in the field to clearly identify their limits.

Fee simple purchase of two properties in the Croton Swamp/Wicecheokee Creek area have taken place
through partnerships with the New Jersey Conservation Foundation, Hunterdon County and the
Township. Individual review of additional future acquisition in the area should be conducted by the
Open Space Committee.

To increase wetland protection it is recommended that a 15 ft. buffer area be required for those
wetlands classified as “ordinary resource” value by the NJDEP. A planted buffer area of 15 feet will
provide additional erosion control, total suspended solid removal and aid in the protection of
waterways. It should be noted that certain conditions may exist where the suggested buffer area would
not be appropriate such as along a drainage swale adjacent to a roadway.


Forests
Existing woodland areas provide environmental, recreational, and aesthetic benefits to the Township.
However, many areas of the township have already been removed of extensive woodlands through

                                                                                                       42
farming. As these formerly farmed areas are developed reforestation should take place. Further
protection of the existing woodland should be made in the form of a woodlands protection ordinance.
The township has reviewed a number of various woodlands and tree protection ordinances in the past,
but has not arrived at a satisfactory solution due to the potential administration and takings
complications. However, this should not preclude the further review and adoption of a woodlands
conservation ordinance. The Township should continue to review options for such an ordinance in the
future.

Soils

A report entitled “Soil Survey of Hunterdon County, New Jersey” was issued by the U.S. Department
of Agriculture in cooperation with the N.J. Agricultural Experiment Station at Rutgers University in
November 1974. Soil scientists made this survey from observed slopes. They dug holes to expose the
soil profile and then classified the soil by characteristic. Tables were prepared giving certain
characteristics of soil type (depth to bedrock, depth to seasonal high water level) and limitations for
Disposal of Sewage Effluent (on site) as well as many others.

The limitations for disposal of on-site sewage effluent were classified by the soil survey report as
severe, moderate and slight. The soil properties considered were flood hazard, depth to seasonal high
water table, slope, depth to bedrock, rockiness, stoniness and permeability. Many areas of the
Township have been developed in “Severe” classifications. Some of the moderate classifications
appear to include wetlands. It would certainly appear that areas classified “Severe” can be developed
but such classification would tend to require a relatively low density.

Further studies of the soils in the township have been conducted as part of the nitrate dilutions models.
As noted in the Land Use Element, nitrate dilution models for the AR-2 zone and the R-1A zone
indicate that the current lot sizes exceed the soils capacity. A lot size of 2.2-2.3 acres is recommended
for the R-1A zone and a lot size of 2 acres is recommended for the AR2 Zone. Studies conducted as
part of the Lockatong Formation Study recommended the increase in lot size in the R-1 zone from 2.5
to 6 acres which was implemented in 1998.

Steep Slopes

As noted in the Township’s Natural Resource Inventory additional protections are needed for steep
slopes within the township. The Township’s steep slope ordinance should be reviewed to strengthen
the protection of steep slopes. The amount of hard surface coverage permitted in steep slope areas
should be reduced and conservation easements required on steep slope areas. In conjunction with this
protection should be the development of a woodland protection ordinance.


Sustainable Development
It is the Township’s goal that new and remodeled buildings and facilities be models of environmental,
economic and social stewardship, contributing to our other goals of protecting, conserving and
enhancing the environment. To that end a sustainable building policy should be implemented.


                                                                                                       43
Sustainability describes the ability to meet the present needs without compromising the ability of
future generations to meet their needs. It incorporates:

   •   energy efficiency,
   •   alternative energy sources,
   •   water conservation,
   •   waste minimization,
   •   stormwater management,
   •   pollution prevention,
   •   using resource-efficient materials,
   •   improving indoor air quality,
   •   woodland conservation/replanting with native species wherever possible, and
   •   taking advantage of existing infrastructure

Sustainable building designs use our resources efficiently while creating healthier building habitats.
Sustainable buildings are designed, constructed and operated in ways that reduce or eliminate any
negative impact on the environment and occupants. These buildings integrate materials and methods
that promote environmental quality, economic vitality, and social benefit through the design,
construction and operation of the built environment.

Some features of sustainable buildings include:

   •   the integration of natural daylight for lighting,
   •   high indoor environmental air quality, and
   •   reduced utility bills.
   •   the use of finishes and materials low in volatile organic compounds which will improve indoor
       air quality;
   •   increased productivity of building occupants due to healthier work places;
   •   reduced impact from building construction on the environment through careful construction
       planning, including the protection of trees;
   •   use of locally produced materials which will support the local economy; and
   •   enhanced social interaction through community involvement in building planning and
       operation.

The U.S. Green Building Council has developed the rating system LEED – Leadership in Energy and
Environmental Design (LEED). LEED is a voluntary, consensus-based, market driven green building
rating system by which projects are registered, evaluated and certified. It is based on proven
technology and evaluates environmental performance from a “whole building” perspective. LEED is a
self-certifying system designed for rating new and existing public, commercial, institutional and multi-
family residential buildings.

The Township should make every effort to incorporate sustainable building principles and practices
into the design, construction and operation of all public facilities and publicly funded projects. It is
recommended that the LEED system should be used as a design and measurement tool to determine
what constitutes sustainable building principles and practices. Applicants are urged to comply with

                                                                                                           44
these sustainable building principles.


Open Space Plan

In 1996 the Township instituted an aggressive open space program. In conjunction with State and
County agencies approximately 2200 acres have
been preserved in the township with an additional
1400 acres being preserved through the farmland
preservation process. Many of the properties
identified in 1996 have been preserved. The
Raritan Township Open Space Committee
reviewed and prepared an updated list of potential
open space properties. This list is incorporated
into this plan. It should be noted that there is a
significant overlap between the open space plan
and farmland preservation plan. Many properties
that are not appropriate for future passive or active
recreation development but are farmed are
directed towards the farmland preservation
program.

The following goals are used to guide the Open Space Advisory Committee in its preparing of the open
space plan. The ultimate goals of the open space plan, in order of importance, are:

   1.   Limit residential growth
   2.   Protect environmental resources and vistas.
   3.   Provide linkages to existing open space
   4.   Provide area for future active and passive recreation

The following is a list of properties identified as potential open space in the Township. It should be
noted that the open space program is a fluid program which must adapt to the availability of land. The
open space program is largely dependent upon the landowners being willing to sell. The Township has
been in contact with almost all the property owners listed here and will continue to pursue the
preservation of these parcels. In addition, it is always possible that an un-identified parcel will come
up that was not previously discussed. In those cases the matter will be forwarded to the Open Space
Committee for their recommendation.


                Rank    Block        Lot           Owner         Location   Acres    Zoning

                Limit Residential Growth
                    1     77      9,10,10.15   VanDoren    Amwell Road         85    R-3
                    1     77           7       Case        Clover Hill Rd    75.89   R-3
                    1      8           3       Fischer     31 & River Rd.     87.5   R-1A
                                                           SubTotal         248.39

                Preserve Environmental Resources

                                                                                                     45
                  2       25       5      Kerekes            Barton Road              70.12   R-1
                  2       43       26     Raritan Land Co.   Harmony School Rd         84.1   R-1
                  2       15       1      Ewing              Thatchers Hill Road      59.28   R-1
                  2       44       8      Holzli             Hardscrable Hill Road    54.24   R-1
                  2       59       2      Raritan Land Co.   Harmony School Rd        58.54   R-1
                                                             SubTotal                326.28

               Linkages
                   3      59        7     Nief               Rt. 523                  4       R-1A
                   3      59      12.02   Schwenderman       Rt. 523                  4       R-1A
                   3      63       35     Sferra             Johanna Farms Road       4       R-1A
                   3      63       34     Kasper             Johanna Farms Road       4       R-1A
                   3      15       74     Ewing              Thatchers Hill Road      4       R-1
                                                             SubTotal                 20

               Future Active Recreation
                   4     16       14.04   Dvoor              River Road              38.38    I-2
                   4     17         2     Dart's Mill        Bartles Corner Road      4.5     I-2
                                                             SubTotal                42.88




IV. Recommendations

A. Greenways
A Bike and Pedestrian Plan has been prepared by for the Environmental Commission. The
recommendations of that plan are made part of the Master Plan and the plan is incorporated as an
appendix to the master plan.

Watershed Protection Recommendations

   •   Install signage as the public enters the watersheds indicating that the watersheds are a water
       supply area.
   •   Acquire conservation easements from property owners and require implementation of forest
       management plans that have a primary objective of clean and abundant water.
   •   Agricultural Lands: Require the development and implementation of a soil and water
       conservation plan for resource management systems for all farmland assessed property in the
       watershed.
   •   Install permanent buffer strips on cropland with a distance of 100 feet or less between the
       cropland and stream corridors using such programs as the Conservation Reserve Enhancement
       Program (CREP).
   •   Roadways and Associated Drainage System: Install measures to reduce the volume and
       velocity of surface water runoff to stream corridors from roadways.
   •   Rural Residential Land: Minimize footprint and disturbed area of construction. Preserve all
       other topography and vegetation of the site.
   •   Minimize driveway length and nature of treatment (unpaved better than paved).
   •   Practice regular septic system maintenance with pumping done at a minimum of once every
       three years.
   •   Install raised beds on the contour and provide rain gardens to slow runoff.
       Steep Slopes: Strengthen exiting steep slope ordinances and require conservation easements on
       steep slopes.

                                                                                                     46
•   Wetlands: Implementation of a 15 ft. buffer for ordinary value wetlands. Creation of
    monitoring and inspection protocols for existing conservation easement.
•   Wooded Areas: Conduct mapping and inventory of wooded areas. Prepare woodland
    protection ordinance. Require the development and implementation of a forest management
    plan for farmland assessment that includes practices for water quality and quantity as well as
    species richness and diversity of tree age and size class in addition to forest stand improvement.
•   Stream Corridors: Reforestation should occur to aid in the protection of riparian corridors.
    Continue to obtain conservation and drainage easements along streams and other waterways.
    These easements should cover the 100-year flood plain, wetland and wetland transition areas,
    state open waters, and other significant natural and environmental features.




                                                                                                   47
                                      Utility Service Plan

I. Sanitary Sewer System

It is specifically the intent of this master plan to limit development in the sewer service area to the
current sewer plant capacities. A review of the current sewer plant capacity and the improvements
proposed was conducted. Based on the information supplied by the RTMUA and a review of the
existing and proposed land uses in the sewer service area it is therefore recommended that properties as
noted on the sewer service map be removed from the sewer service area. The area currently designated
in the waste water management plan for 20,000 gpd sub-surface disposal should be removed, except
for those uses currently operating under a permit. The master plan proposes no expansion to the plant
capacity beyond existing infrastructure upgrades such and inflow and infiltration improvements.

Any available sewer capacity should be directed towards affordable housing as required to be supplied
by the Township, then to permitted age restricted housing, then to permitted industrial and office
Ultimately capacity should be held in reserve for those residential developments that currently exist
within the sewer service area but are not connected to the sewers.

Public Water Service Area

The public water service area has been reduced over the existing master plan. The removal of a large
portion of the southern area of the Township is due to that area being in a farmland preservation area,
and the area also being developed into single family homes serviced by on-site wells. It is of great
concern to the Board that public water service not extend beyond the confines of the public water
service area as shown in the master plan. Any future re-negotiation for a franchise agreement regarding
public water should so not that water service should not be extended beyond the service area as noted
in the master plan.




                                                                                                     48
                                       Land Use Element


It is one of the primary goals of this master plan to limit growth to existing sewer plant capacity.
However, it is not the purview of the Planning Board to determine the timing of the availability of
capacity to property owners within the sewer service area, and any action taken to effectuate the land
use recommendations contained herein should so note that any change provides those property owners
no additional rights to the sewer capacity than any other proposed or existing permitted uses within the
sewer service area that currently lack capacity.

A. Low and Moderate Income Housing and Other Multifamily Housing

1. Growth Share Ordinance and 3rd Round Requirements
For the period beginning December 20th 2004 the New Jersey Council on Affordable Housing
implemented new affordable housing regulations. In response to these regulations the Township
adopted an Affordable Housing Growth Share Production ordinance in 2006. This ordinance required
developers to provide for the affordable housing their projects produced. In some cases this was
provided for in the form of on-site construction of affordable housing on commercial lots. In 2007 the
courts over turned portions of the COAH regulations. As of this master plan the regulations are
planned to be revised by December 31st of 2007.

2. Existing
Properties within this land use category include Townsende (Block 18, Lots 2,3,13,19,20,21 and 100
near Route 31), Carriage Gate/Valley Club (Block 53, Lots 3,5,9,11 and 15 and Block 63, Lot 21 on
Dayton Road), Kentview (Block 45, Lot 11 near Route 12) which are in the R-6LM zoning district.
This zoning district was established in response to the Fair Housing Act. Within this district
developments are to provide market units and low and moderate income housing units. These sites are
part of the Township’s Fair Share Plan. The developers of both the Townsende and Carriage
Gate/Valley Club sites chose to provide low and moderate income units via Regional Contribution
Agreements (RCA’s). Therefore on-site construction in Raritan Township within the Townsende and
Carriage Gate/Valley Club developments was only market units.

The Townsende and the Valley Club site are complete. Due to the lack of infrastructure available at
the Kentview site to support the increased density of housing associated with the R-6LM zoning an
alternate residential density was added to the R-6LM district to permit development of single family
housing on lots of 40,000 sq. ft. The Township’s Fair Share Plan was modified to reflect this change.
The Kentview site is now fully developed at that alternate density.

Also within this land use category are South Main Village, Oak Ridge at Flemington, and Village
Commons, which have already been fully developed. These sites contain low and moderate income
housing units. Additional low and moderate income housing is provided by senior citizen units at
Flemington South Estates, called Flemington Gardens. These senior citizen units were originally deed
restricted for a period of twenty years. Additional low and moderate income housing is also provided


                                                                                                     49
for by the Good News Home for Women, Independence Manor Assisted Living Facility and can be
provided for by ECHO units.

3. Good News Home for Women. Part of Block 9, Lot 18.
Located on the Northwest corner of the intersection of Bartles Corner Road and River Road is the
Good News Home for Women. Currently zoned for I-2 Major Industrial it is a non-conforming use.
The site was approved for transitional housing for low income persons by the Board of Adjustment.
The site is sponsored by the Township of Raritan and is a location for low income housing under the
Housing Plan.

The recommendation is to create a new land use category and zoning classification that would make
the transitional housing a permitted land use. This would permit the limited expansion and
modification of the use. This would be consistent with the Township’s Housing Plan provided the use
stays as a low income housing site. The Good News Home currently only occupies a small area on the
entire lot. The change would be limited to the area of the current site and would not be expanded to
cover the entire lot on which it sits.

4. Block 16.01, Lots 37.01, 54, and 55
This area is located on Junction Road adjacent to the Raritan Town Square development. Public
transportation can be found at the Town Square development. The area is also located in close
proximity to the Hunterdon Central High School and is within walking distance of Flemington and the
Hospital. Given the location adjacent to employment centers and its accessibility to transit options it is
recommended that an overlay zone permitting the development of 100% affordable housing in strict
compliance with the New Jersey Council on Affordable Housing guidelines for production and
administration be created. Density should be limited to 8 units per acre. Any such development must
be serviced by public sanitary sewer and public water.

5. Age Restricted Developments
Three new non-assisted type age restricted overlay zones are proposed in the Township. It is the
purpose of these zones to assist in the development of affordable housing. Therefore these overlay
zones will be required to supply affordable housing at a ratio of 20%. These affordable units will be in
the form of non-age restricted units, and may be located on or off site.

B. Planned Residential Developments

The existing Planned Residential Developments (PRD’s) of Flemington South Estates, Sun Ridge
Village, Concord Ridge and Stonegate are in this category. The Hilltop site which was shown in the
category of Planned Residential Development in the 1994 Master Plan, has been re-zoned to R-3, and
is now included in the Moderate Density Residential category.

No further area is proposed for PRD development in the Township.

C. Moderate Density Residential

1. Existing

                                                                                                       50
This land use category includes properties in the R-6 zoning districts. The R-6 district consists of
primarily developed areas of:

   •   Maple Glen
   •   Portion of both sides of South Main Street including also portions of abutting streets being
       Washington Street, Spring Garden Road, Seals Place and Ranch Haven Road
   •   Portions of Pennsylvania Avenue
   •   Greenwood Place and Ridge Road
   •   Millbrook Place and Millbrook Road

Within the existing R-6 zoning district, single family homes and two family homes are currently
permitted. The density for single family homes is approximately one single-family unit per acre
unless both public sewer and public water are provided, and then a density of approximately two
housing units per acre is permitted. Two family homes which require both public water and public
sewer are currently permitted at a density of two housing units per acre.

The R-6 zone has primarily developed as single family homes. Therefore, to be consistent with
existing development in the R-6 zone it is the intent of the master that the provisions for single family
attached housing units and two family units be deleted from the zoning ordinance.


2. Block 36, Lots 65 and 66
These two lots have frontages on Millbrook Road and Millbrook Place, both of which are residential
access streets. Both lots are currently zoned for B-3 commercial. Lot 66 has a small frontage on Rt.
202. However, as this frontage is limited, it would be likely that the NJDOT would require access be
provided from Millbrook Road. Given that the area is oriented towards Millbrook Road, and that
commercial access would also be from the side street, a change in land use is warranted.

The surrounding area of Millbrook Road is zoned R-6 residential which permits single family
dwellings on 20,000 sq. ft. lots, two family dwellings on 40,000 sq. ft. lots, and attached single family
dwellings. The previous two master plans have recommended the removal of the provision permitting
attached dwellings in the R-6 zone. This recommendation is continued. The removal of the provision
that permits two family homes is also recommended as the majority of residential development in the
R-6 zones throughout the township is single family in nature. Both of these changes should be in
place prior to any zoning change for these lots. The rezoning of these properties would allow the
development of potentially 10 single family homes, presuming sewer capacity was available.
However, the development of single family homes in this instance would be much preferable and have
less impact to the existing homeowners in the area than the commercial development of the properties.

D. R-3 Zone

1. Existing
The minimum lot size per single family dwelling unit in the R-3 zoning district is 50,000 sq., ft. (1.15
acres per unit) except when served by public sewer, then a minimum lot size of 40,000 sq. ft. is
permitted. Certain portions of the R-3 district are in both the sanitary sewer service area and the public

                                                                                                       51
water service area. Due to increased environmental constraints, decreasing impervious surface
standards, concern regarding run-off, and increased house sizes, it is the intent of this Master Plan that
under such conditions the minimum lot size requirements for lots to be serviced by sewer be increased
to the 50,000 sq. ft. standard.


2. Junction Road Residential.
Block 16.01, Lots 52, 53, and 54. Block 27, Lots 9 - 23

These properties are located on Junction Road and old Junction Road in the area of the Hunterdon
Central High School. The area is currently zoned I-2 Major Industrial.

The area in question is all single family homes. These uses are non-conforming under the current
industrial zoning. The development of any one of these lots into an industrial use is not consistent
with the existing land uses in the area and would have a detrimental impact on the existing residences.

A change to R-3 rural residential would be consistent with the existing land uses. The R-3 zoning
would limit the subdividability of these lots, but would allow existing property owners to expand their
homes and add accessory structures without having to obtain variances.

3. Tulip Lane and Bartles Corner Road Residential.
Block 9 Lots 20 and 21. Block 16, Lots 6, 7, 8, 9, 10, 11, 12, 13 and 50.

These properties are located on Tulip Lane and Bartles Corner Road in the area between the Bartles
Corner Business Park and the South Branch Parkway/Bypass. The area is currently zoned I-2 Major
Industrial.

The area in question is all single family homes with the exception of lot 7 which contains a small
office. These residential uses are non-conforming under the current industrial zoning. The
development of any one of these lots into an industrial use is not consistent with the existing land uses
in the area and would have a detrimental impact on the existing residences.

A change to R-3 rural residential would be consistent with the existing land uses. The R-3 zoning
would limit the subdividability of these lots, but would allow existing property owners to expand their
homes and add accessory structures without having to obtain variances.


E. Low Density Residential

This land use category covers the R-2 district, the current R-1 zoning district, the current R-1A zoning
district, and the Agricultural Preservation/Residential Zones (AR-5 and AR-2).

1. R-2 Zone
The R-2 district consists of 47.7 acres located between River Road and the South Branch of the
Raritan River. The existing area contains historic buildings and is part of the South Branch Historic

                                                                                                        52
District. A portion of the R-2 zone south of Lafeyette Court will be placed into the South Branch
Historic District Land Use category. The remainder of the existing R-2 zone north of Lafeyette Court
will remain. The minimum lot size is 75,000 sq. ft. (1.72 acres per single family housing unit) and no
density change is recommended.

2. R-1A Zone

       Existing Conditions
       The existing requirements of the R-1A zone are a minimum lot size of 1.8 acres and lot width of
       250 ft. There currently exist two distinct areas in the township zoned R-1A. The first area is
       located in the northern portion of the township. This area is bounded by the R-1 (6 Acre
       zone), the R-3 (1.15 Acres), and the South Branch of the Raritan River. The area is
       characterized by larger lots, steep slopes, ravines, waterways, and an existing road network of
       narrow winding streets. Access to the area is poor and potential for roadway improvements is
                                                            limited. The area is made of smaller
                                                            residential subdivisions and existing
                                                            individual residences. The County and the
                                                            Township have preserved property in the
                                                            area along the River and Old Clinton Road.
                                                            The largest remaining parcel is the Fischer
                                                            farm (87.5 Acres) which is located in the
                                                            Brunswick formation.

                                                            The second area is an area in the
                                                            southwestern portion of the township.
                                                            Significant single family development has
                                                            taken place in the area under the existing
       80,000 sq. ft. lot size requirement. However, due to steep slopes, wetlands and stream
       corridors in the area, the overall density of development has been much lower. Transportation
       infrastructure is limited to 4 major roads, Rt. 523, Rt. 579, Johanna Farms Road and Leffler Hill
       Road. The County Routes provide significant traffic capacity, however, sight distances in the
       area are limited due to topography. Leffler Hill Road is a rural township road with limited
       improvements. Johanna Farms Road is considered a major collector and will require future
       improvements.

       From 1998 to the present the township has been involved in open space accusation. As part of
       this open space acquisition the township purchased the Akelaitis property. In addition the
       township negotiated for the purchased of the Watkinson farm, although no agreement was ever
       reached, and the farm was subsequently developed into single family homes. Finally, the
       master plan notes the Fischer farm for open space preservation.

       In the southwest R-1A zone, the Township has preserved the Micek Farm (93 acres),

                                                                                                     53
Thomason (25 acres) property and the Mueller property (5 acres). Lenape park is also located
in this area. The southwest area contains significant endangered species habitats of Ranks 3, 4
and 5. The area has been identified as a Natural Heritage Priority Site. It is part of the East
Amwell grasslands. It can be seen that recent development has already destroyed a substantial
amount of this resource. In addition a large portion of this area is located in an ADA.

Water Quality

The New Jersey Bureau of Water Monitoring has established a monitoring station on the
Neshanic River within the study areas drainage basin. Please note that although the monitoring
station is noted as East Amwell, the actual location is in Raritan Township. Station AN0333
shows that the biological condition of the river is moderately impaired. In an effort to
minimize the further degradation of the river a reduction in the total amount of hard surface
coverage in the area should be considered.

Through a reduction in lot size and lot clustering hard surfaces can be reduced, limiting further
run-off. Additionally, the open space areas can be used to provide for further non-structural
stormwater management in accordance with the NJDEP’s stormwater management regulations.

Further monitoring in the area is conducted by the Bureau of Freshwater and Biological
Monitoring. An Index of Biotic Integrity is an index that measures the health of a stream based
on multiple attributes of the resident fish assemblage. The 2001 Fish Index of Biotic Integrity
Data Summary chart notes that site FIBI023 located on the Neshanic River within the study
areas drainage basin indicates that the IBI index is only Fair. Further development in the area
will only worsen the existing marginal conditions.

Finally, the streams in the area exhibit pollution in the form of the exceedence of the total
maximum daily load of fecal coliform bacteria. A TMDL is the amount of a pollutant that can
be accepted by a body of water without causing an exceedence of water quality standards or
interfering with the ability to use a water body for one or more of its designated uses.

Infrastructure

The R-1A zone areas are located outside the public water and sanitary sewer service areas. All
development must be serviced by on site wells and septic systems.

The nitrate dilution calculations indicates a recommended minimum lot size of 2.2 to 2.3 acres.

Summary

An increase in the minimum lot size in the R-1A zone from 80,000 to 100,000 sq. ft. is
recommended. There appear to be sufficient environmental, transportation and other existing
conditions to warrant the increase of the lot size in the area. The R-1A zone also permits
clustering. The minimum clustered lot size is 35,000 sq. ft. with a minimum lot width of 100

                                                                                              54
       ft. Given the increase in home sizes over the past decade it is recommended that the minimum
       cluster lot size be increased to 40,000 sq. ft and the minimum lot width be increased to 150 ft.
       As more properties have been developed, the remaining land left open for development is
       typically impacted by various environmental constraints. Sloped areas, wooded areas,
       wetlands, wetland transition areas, flood plans as well as areas of natural vistas and natural
       beauty should be preserved in their undeveloped state as a part of a cluster development. To
       strengthen this protection clustering should be changed from an option to a mandatory
       requirement where the Board finds it is appropriate and the soil conditions support the reduced
       lot sizes.

2. Rural Residential – R-1 Zone
No change in the R-1 district is proposed. The six (6) acre minimum size in the R-1 zoning district
was established by the Township following an environmental study of the westerly and north westerly
portions of the township. The study recommended a change from the minimum lot size of 2.5 acres to
6 acres. The conclusions of the study were partially based on the geology of the area. The area is
made up primarily of the Locatong Formation (covered by the R-1 district). The Locatong Formation
is a poor source for underground water from wells and a difficult area in which to properly dispose of
sewage by septic systems.

In addition to the geological considerations, there are other advantages to the 6 acre minimum lot size
of the R-1 zone.

   •   Preservation of Woodlands: While much of the southerly areas of the Township are currently
       or were formerly devoted to agriculture and were cleared at some time in the past, the area of
       the R-1 district is heavily wooded. The low density afforded by the 6 acre minimum lot size in
       the R-1 district aids in the preservation of the existing woodlands.
   •   Environmentally Sensitive Areas: Within the R-1 zoning district is the Croton Swamp, and
       additional wetlands and flood plain areas. The low density residential development permitted
       in the R-1 district will aid in the preservation of the wetlands, the wetland transition areas, and
       flood plains. All of these areas are vital to maintaining a strong ecosystem in this
       environmentally sensitive area.
   •   Rural Character: The existing development within the R-1 district is low density residential.
       The 6 acre minimum lot size will preserve this primarily rural environment and will provide
       sufficient area for farmland assessments of any lot developed.
   •   Diversity of Residential Environments: The R-1 district provides for a diversity of residential
       living environments within the Township. The Township has provided for townhouses and
       condominium unit developments, has met its fair share obligation of low and moderate income
       units via an approved Fair Share Plan (a predominant portion of which is completed) and has
       provided for moderate density residential development in Planned Residential Developments
       and other residential areas of the Township. The R-1 zoning district therefore contributes to a
       community of diverse housing types and land uses.
   •   Consistency with the State Plan: The area within the R-1 zone is completely located within
       either PA4 (Rural), PA4B (Rural/Environmentally Sensitive), or PA5 (Environmentally
       Sensitive).


                                                                                                       55
   •   Preservation of C-1 Waterway: The area contains the Wickecheoke Creek, the Plum Brook
       and their tributaries. These waterways have been classified as C-1 waterways by the NJDEP

3. Expansion of AR-5 Zone.
Block 63.01, Lot 6, 7, 8, 8.01 and 8.02

These properties are located on the north side of Hampton Corner Road adjacent to the Railroad. They
are currently farmed fields. The Mavrode Farm located at lots 7, 8 and 8.01 is a commercial farming
operation producing high value produce.

Physically, these properties are separated from the surrounding residential areas by a tributary to the
Second Neshanic River. This physical separation causes a significant change in existing land use from
                                                    single family residential to agricultural.

                                                    The area is located within an existing Agricultural
                                                    Development Area. One of the goals of this
                                                    designation is to preserve existing agriculture in the
                                                    area.

                                                    The area located adjacent to the existing AR zone.
                                                    It is the goal of the AR zone to preserve farmland,
                                                    but allow residential development consistent with
                                                    agriculture.

                                                      It is recommended that the land use for this area be
                                                      changed from the existing R-1A rural residential to
                                                      Agricultural Residential. R-1A residential permits
residential lots at a density of 1.8 acres per lot. The Agricultural Density is 1 lot per 5 acres with
mandatory clustering to aid in the buffering and preservation of agricultural uses.

Should the area be developed under the permitted residential development allowed in the AR zone, the
cluster provisions and reduced density would aid in the preservation of the stream corridors and
wetland present in the area. In addition if only one of the lots were to be developed the AR zoning
would benefit the remaining farmland by providing additional buffering between the residences and
the remaining farmland.

The change to AR zoning will aid in the continued preservation of these farms. The expansion of the
AR zone will further the goals of the Master Plan by expanding the protection of farmland further into
the existing Agricultural Development Areas of the township.

The Township should continue to pursue the preservation of these farms and should consider
amending one of the Planning Incentive Grant applications to include this farmland.

4. AR-2 Zone


                                                                                                        56
The Goals of the AR-2 Zone are as follows:

   •   Maintain Rural Character of the Area
   •   Protect significant environmental resources.
   •   Protect and improve water quality.
   •   Reduce potential flooding damage.
   •   Encourage additional farmland preservation.
   •   Preserve existing cultural resources.

   Consistency with the State Plan
   The AR-2 Zone would be in keeping with the State Plan. The majority of the area in question is
   located in the State Planning Area 4, Rural. The State Plan states the following:

       “The purpose of this planning area (PA4) is to
       enhance economic and agricultural viability
       and rural character by guiding development
       and redevelopment into Centers. In the
       Environs, maintain and enhance agricultural
       uses, and preserve agricultural and other lands
       to form large contiguous areas and green belts
       around Centers. Development should use
       creative land use and design techniques to
       ensure that it does not conflict with
       agricultural operations”.

   Water Quality
   The New Jersey Bureau of Water Monitoring has
   established a monitoring station on the Neshanic River in the study area. Please note that although
   the monitoring station is noted as East Amwell, the actual location is in Raritan Township. Station
   AN0333 shows that the biological condition of the river is moderately impaired. In an effort to
   minimize the further degradation of the river a reduction in the total amount of hard surface
   coverage in the area should be considered.

   Through a reduction in lot size and mandatory lot clustering hard surfaces can be reduced, limiting
   further run-off. This would provide for dedicated open space/farmland areas while at the same time
   reducing the amount of roads that would be needed to service any development. Additionally, the
   open space areas can be used to provide for further non-structural stormwater management in
   accordance with the NJDEP’s stormwater management regulations.

   Further monitoring in the area is conducted by the Bureau of Freshwater and Biological
   Monitoring. An Index of Biotic Integrity is an index that measures the health of a stream based on
   multiple attributes of the resident fish assemblage. The 2001 Fish Index of Biotic Integrity Data
   Summary chart notes that site FIBI023 located on the Neshanic River in the Study area indicates
   that the IBI index is only Fair. Further development in the area will only worsen the existing
   marginal conditions.

                                                                                                    57
Finally, the streams in the area exhibit pollution in the form of the exceedence of the total
maximum daily load of fecal coliform bacteria. A TMDL is the amount of a pollutant that can be
accepted by a body of water without causing an exceedence of water quality standards or
interfering with the ability to use a water body for one or more of its designated uses.

Water Quantity
The area exhibits frequent flooding along Kuhl Road in relation to the Neshanic River. The
attached flood plain map shows the extent of the mapped floor plain. In addition, a number of
flooding problem areas were identified in the Township’s Stormwater Management Plan which
include two points along Kuhl Road.

Waterways and Wetlands
The area contains a significant amount of streams and wetlands. These tributaries to the Neshanic
River have a significant impact on the water quality of the River. The wetlands in the area and the
existing vegetation service to provide a natural filtration system for the river. Additional
development in the area will likely impact these natural systems and further degrade water quality
in the river. As per the NJDEP stormwater management regulations it is much preferred to allow
the existing natural systems provide for improvements in water quality rather than have
development take place and provide for water quality through structural methods.

Soils
The soils map for the area shows two items. First that the area has been classified as having severe
limitations for septic systems. Also, the area exhibits a substantial amount of high quality
farmland soils.

Nitrate dilution calculations were conducted for the soil types found in the AR-2 zone. The
                                                            calculations indicate an acceptable
                                                            minimum lot size from 1.9 to 2 acres.
                                                            The AR-2 zone recommends a
                                                            minimum lot size of 2 acres. The nitrate
                                                            dilution model is consistent with this
                                                            recommendation.


                                                           Other
                                                           The area has been identified as a Natural
                                                           Heritage Priority Site. It is part of the
                                                           East Amwell grasslands. It can be seen
                                                           that recent development has already
                                                           destroyed a substantial amount of this
resource. The remaining area of this resource is entirely concentrated in the study area.

Similarly, the area has been recognized as a habitat for endangered species. Again it can be seen
that in the areas of surrounding development that this habitat has been completely removed. Only

                                                                                                 58
   through the preservation of substantial areas of land can this habitat be preserved.

   Infrastructure
   The 2001 Master Plan removed many of the circulation plan improvements proposed for the area.
   Due to the preservation of the Merck property, the County purchase of the Golf Course property
   and the planned preservation of the majority of farms in the area, the large scale infrastructure
   improvements proposed were no longer necessary. The existing roadway network is rural in
   nature. To preserve the rural character of the area and to limit the level of roadway improvements
   required the lot size should be increased. In addition, the permitted clustering of lots will further
   reduce the amount of infrastructure required.

   The area is currently located in the public water service area. To limit development pressures on
   less densely populated areas of the township the public water service area should be reduced.

   The sanitary sewer service area does not presently include any of the study area. However the
   RTMUA’s waste water management plan denotes the area for non-surface discharge for facilities
   less than 20,000 gpd. The master plan’s utility element recommends the removal of this
   denotation and denote the area for individual subsurface sewage disposal systems.

   Surrounding Land Uses/Zoning
   The area is comprised of a substantial amount of open space and farmland preserved property. The
   county golf course is located in the area. Included in the open space is the Copper Hill School site.
   In addition, the majority of non-preserved properties was listed in the draft open space plan as to
   be preserved as open space or farmland. A number of farm properties are also in the farmland
   preservation process (Block 71, Lots 17 and 20, Block 80, Lot 13 and Block 82, Lot 4).

   The main use in the area is farmland. Most of the area has been placed into an Agricultural
   Development Area. Those areas that are not currently in an ADA should be placed into one.

    The adjacent zoning in East Amwell Township is currently 10 acres/lot. In addition this area is
   located within an Agricultural Development Area and many of the farms are preserved.

   Summary

   The recommendation is the creation of a new AR-2 zone that would permit limited single family
   residential development along with agricultural and agri-business operations. This zone would
   require mandatory clustering in the same method as the existing AR-5 zone. However, the overall
   density would be 1 unit/2 Acres. Furthermore, significant buffers should be required adjacent to
   existing recreation and school uses.

5. Rt. 202 Southwest of Everitts Road
Hunterdon Concrete and Muirhead Area
Block 86, Lots 3, 8, 26.01, 26.02, and 29, Block 86, Lot 3
This area contains the currently operating Hunterdon Concrete Plant. The site is an industrial site with
outside storage and processing operations. The lot is currently zoned B-2 commercial. The B-2 zone

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is the highway commercial zone which permits all retail and service uses such as strip malls, shopping
centers, banks and fast food restaurants. The current operation of the plant is not a permitted use in the
B-2 zone and any expansion of the plant would not be
permitted under the existing zoning.

The lot is located on Everitts Road and only has access to
Everitts Road. There is no highway access. With the
exception of Hunterdon Concrete, Everitts Road is a rural
residential road. The site has two residential subdivisions
off it, and 4 preserved farms fronting on it. The expansion of
the concrete plant would be detrimental to the rural area due
to the increased truck traffic. The redevelopment would be
detrimental due to the increase in commercial traffic that
would be drawn to the area.

The recommendation is to change the land use from highway commercial to agricultural residential.
The agricultural residential zoning is consistent with all the remaining property on the west side of the
railroad. There would be no impact to the continued operation of the Hunterdon Concrete plant. The
plant would continue to be a non-conforming use as it is now. The change would be if the site were to
be closed and redeveloped. As it is currently zoned, the plant could be redeveloped into a retail center
with access to the rural Everitts Road. With the proposed land use change, the site would only be able
to be redeveloped as low density residential in the same character of the surrounding area.

6. Block 86, Lots 8, 26.01, 26.02 and 29

There are a small number of existing residential lots that front along Rt. 202/31 on the west side of the
highway. The lots are currently zoned for light commercial. The existing zoning will not allow the
expansion of any of the existing residences.

Development of light commercial on these properties would require multiple commercial driveways
on this area of the highway. Also, commercial development will also bring lighting and noise
concerns into this rural area of the township.

The existing zoning is inconsistent with the current use of the properties and the surrounding land uses
in the area. The area is characterized by large tracts of farmland and rural residential development. A
change to Agricultural Residential zoning is recommended. This would allow the continued use of the
properties as single family residences and allow the owners to expand their residential properties. The
residential development is also consistent with the existing residential development located directly
across the highway in the Geary’s Ridge development.




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F. Business and Highway Oriented Business

The Township of Raritan is served by two major state highways, Route 31 and Route 202. It is along
these two roads that the main commercial development of the Township has taken place. The forms of
business development have been similar to other suburban areas, strip malls, supermarkets and other
similar uses. These existing uses serve the residents of the Township, other retail use such as
automobile dealerships service a much wider geographic area, while gasoline stations and fast food
restaurants serve the traveling public.

A greater emphasis should be placed on making existing and future commercial developments more
pedestrian friendly. Additionally, the aesthetic considerations of the form of development should be
considered. The expanse of parking lots that come with strip mall development should be offset with
increased landscaping and screening to maintain a streetscape that is compatible with surrounding
developments. Increased architectural detailing should be provided on large developments, and signs
should be kept to a minimum and should reflect the character of surrounding development. Where
possible, signs should be combined. Additionally, internal parking lot and roadway connections should
be provided between adjacent commercial developments to ease traffic pressures on surrounding
roadways.

As part of the master plan specific areas of the township were examined for inclusion within business
zones or low intensity highway commercial category. The following are the areas examined and
conclusions reached in the 2001 Master Plan that were not implemented. The changes continue to be
recommended in the Master Plan:

   •   Block 80, Lots 7, 19, 20, 21, and 22 is to be placed in the Low Intensity Highway Commercial
       Category.
   •   Block 85, Lots 19, 24, 25, 26 and 42. These lots fronting Route 202 are recommended to be
       placed in the Low Intensity Highway Commercial category.

1. Route 202 Light Commercial Land Use
Block 36, Lots 50, 51, 52, 58, 59, 59.01, and 60
Block 36.01, Lot 72
Block 40, Lots 6, 6.01, 7, 8, 8.01, 9, 11, 12, 13, 14, 15 and 20

Generally this is an area along Route 202 between Greenwood Place and Barley Sheaf Road, on both
sides of Rt. 202. The area is made up of a number of older residential uses, a church, two older motels
and a number of lower intensity commercial uses. Recent development in the area has been limited to
the small commercial center adjacent to Greenwood Place, and the Storage facility next to Ridge
Road. The recent development has generally been of a low intensity.

The study area is zoned B-3 community commercial and O-2 business office. The B-3 zone permits a
wide variety of commercial uses including retail, restaurant and hotel uses at a high level of intensity
(55% lot coverage is allowed). The O-2 zone is designed for large scale office development and
permits high floor area ratios and hard surface coverage (45%). Both forms of development are not
consistent with the existing development in the area. The market for the development permitted in the


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O-2 zone is very limited leading property owners to request variances for the use of their properties.
Already two use variances have been approved in the O-2 zone in this study area.

The area on the north side of Rt. 202 is surrounded by residential developments on Greenwood Place,
Millbrook Rd., and Ridge Road. Additional age restricted residential development is proposed on the
large tract off Case Blvd. The area on the south side of Rt. 202 is also located adjacent to the
Woodside Farms development. Particularly on the north side of Rt. 202, the configuration of the lots
has lead to conflicts with neighboring residential developments when commercial developments have
been constructed. To limit the further impacts to the surrounding residential developments, the
permitted development levels within the area should be reduced.

The installation of the Case Blvd intersection at Rt. 202 will place additional development pressure on
these lots to develop at the maximum level permitted. Given the large number of lots and the limited
marketability of the O-2 zoning, it is likely that increased pressure for changes to permit strip type
retail development will be placed on the area. In addition there are a number of larger lots that could
be combined to form a large retail development. In an effort to curtail the spread of large scale and
sprawl type retail development, and to encourage a variety of land uses along the highway a low
intensity highway commercial zone is proposed. This would allow a mixture of commercial, office
and service uses at a low density on smaller lots with a lower hard surface coverage, and lower FAR
than is generally permitted in the highway commercial zone. This zone would be consistent with the
existing B-5 low intensity commercial zone (attached), however, some modifications should be made
to the zone to permit a wider variety of uses and the continued use of existing residences.

Property in the northwest quadrant of the Route 31 and Sand Hill Road intersection (between Route 31
and Congregation Bet Tikva property) was proposed in the 2001 Master Plan for office use, this
recommendation remains. A variance has been granted for medical office use of this property.


2. Block 8, Lots 8.38, 10, 11, 12, 13, 14, 15, 20, 21, 22, 23, 24, 25, 29
This area is currently zoned R-3 single family residential. The area is characterized by small
substandard residences. An existing gas station exists across from Prestige Plaza, and two new offices
have recently been approved via a use variance to the northern end of the study area.

Given the frontage on Rt. 31 the current zoning of R-3 residential is no longer appropriate. It is
evident from the recent office approvals and construction that these types of lower intensity
professional office uses are appropriate for the area. Additional lower intensity retail or service uses
may be permitted. However, given the close proximity of the school and other residences care must be
taken to limit the intensity, type of use, preclude outside storage or operations, and limit the hours of
operation of any permitted non-residential uses.

An additional concern is the small size of the existing lots in the area. The development of these lots
individually would have a negative impact due to the large number of driveways, and the likelihood
that any non-residential development would overwhelm these small lots. Therefore the minimum lot
size should be set at a minimum of two acres to provide for some area for buffering and storm water
management purposes. This will also serve to require the combining of lots in the area, thereby

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reducing the number of driveways. This zone would be consistent with the existing B-5 low intensity
commercial zone, however, some modifications should be made to the zone to limit the variety of uses
and allow the continued use of existing residences.


3. Commercial Recreational Zone
Block 36.01, lot 17
Block 37, Lot 3.01 and 3.02

Block 36.01, Lot 17 (Aspen Ice)
This site is currently zoned I-1 Light Industrial. Indoor commercial recreation is a permitted use in the
zone. The site was rezoned light industrial in part to allow the redevelopment of the tennis center into
a manufacturing site which never occurred. The site was subsequently redeveloped into the current
recreational use.

When the total proposed land use changes in the area are taken into context, the current light industrial
zoning of the property will no longer be consistent with the surrounding area. The existing
recreational use is compatible, but the existing zoning allows for a conversion of all or part of the
building into light industrial uses which would not be consistent with the (proposed) surrounding land
uses.

A request was submitted to expand the land use category onto an adjacent property. The expansion of
the land use is consistent with the surrounding area. However, the extent of the expansion cannot be
quantified at this time. Therefore the land use will be limited to Block 36.01, Lot 17 until such time
that a plan is submitted to clearly delineate the extent of such expansion.

Block 37, Lot 3.01 and 3.02 (Northlandz)
This is an indoor and outdoor recreational attraction. The site is currently located in the O-2 Business
office zone. The use is not a permitted use and was approved by the Board of Adjustment under a use
variance.

The existing use is a good transitional use from the highway to the historic district area. However, the
existing zoning would permit high intensity office uses, and its location and layout on the highway
may lead to variance applications to turn the site into a retail center. Both of these options would not
be positive in terms of impacts to the surrounding land uses.

Recreational Zoning
The recommended solution for both of these sites is to develop a new Commercial Recreational land
use category. This land use would permit indoor and outdoor recreational facilities and their accessory
uses as well as limited service uses. The use of a commercial recreational zone in conjunction with the
Main Street of Flemington, the South Branch of the Raritan River, the Historic District and other open
space in the area may lead to the fostering of increased tourism.

4. Block 9, Lots 8, 9, 10, 11, 12, 13, 14, 14.01, 15, 16, 17, 17.01, 19, 23 and 23.01


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All of the properties in question are currently located in the I-2 zone, which is a major industrial zone.

The proposal is to permit commercial development including a restaurant, coffee shop, COAH
housing, and additional retail space. The applicant’s master plan expansion in the area could possibly
include uses permitted under the current zoning such as a bank, childcare center and additional indoor
recreational areas. The applicant advises that the only expansion under serious consideration is the
child day care center. It should be noted that the Prestige Plaza, Healthquest Pool, Outdoor Play
Fields and the Baseball field developments were approved under use variances from the Board of
Adjustment.

From Bartles Corner northward to the Prestige Plaza shopping center the area has developed into a
recreational/service/retail oriented zone. Uses include a gas station, the indoor/outdoor baseball
facility, Healthquest and its pool, outdoor play fields, some existing residences, a small retail space,
and the larger Prestige Plaza shopping center.

In 1989 the Board of Adjustment first granted the use variance for the retail center, which is known as
Raritan Village Shopping Center/Prestige Plaza (lot 23).

Lot 17.01 currently contains the Cust baseball facility with the dome in the winter months. The Board
of Adjustment first approved this as an outdoor commercial recreation facility in 1999.

Lot 16 contains the Healthquest commercial recreation facility, which was first approved by the
Planning Board in 1999. There have been several subsequent applications for modifications approved
by the Planning Board and Board of Adjustment since that time. The Board of Adjustment approved
some outdoor recreation facilities including an outdoor playing field and swimming pool. The early
approvals for Healthquest required the owners to provide an access road across lot 7 (now part of lot
16) to tie into the shopping center so the Healthquest clients can have access to the signalized
intersection on Route 31. Also, the approvals required a connection to Bartles Corner Road that is via
a roadway having a one-lane bridge thereby restricting the capacity.

The conditions of the prior use variance approval for the retail center permitted an “up-scale”
“neighborhood” shopping center and restricted the uses that would be permitted. It is not to be a
“regional” or “discount” center, adult bookstores or the like, fast food restaurants, and outdoor video
or vending machines are prohibited. The operation of the center is regulated by the variance and the
site still remains located in the I-2 zone.

There has been a move to consolidate the small parcels in between Healthquest and Prestige Plaza.
Although at the present time there are still a small number under separate ownership, over time it is
likely that the area will be developed as one interconnected site.

The area is located in State Planning Area 3, and is located in both the Public Water and Public
Sanitary Sewer Service area.

Concept Plan
A plan that was submitted for the use variance application includes additional athletic fields, 35

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residential units, 13,200 square feet retail (10,000 square feet to relocate the liquor store already
existing in the center), a 256 seat Charlie Brown’s Restaurant and a Starbucks fast food/coffee shop
with drive-thru window service. The applicant’s overall master plan for the area as shown on the plan
could include a new indoor recreation building, daycare building and new bank building, which are,
permitted uses.

Affordable Housing
The 32 residential units include 16 COAH units and 16 non-COAH units (to be reserved for
employees of the neighboring development). Any excess COAH units proposed are to be sold to other
developers to meet their affordable housing obligations. None of the excess units are proposed to help
satisfy the existing affordable housing obligation of the township.

Circulation
A master plan road should be placed on the circulation plan similar to the road constructed behind BJ’s
directly connecting from Bartles Corner Road to the Prestige Plaza development with the rear
connection being an interim solution. An ultimate solution would be a direct parallel connection
through the middle of the remaining lots. Any site plan should reflect this direct connection in the
design. Also, a connection with the proposed future South Branch Parkway must be shown.

Summary
The development that has occurred has been a positive addition to the Township. The proposed
development appears to be a continuation of this trend. It is obvious from the continued approval of
use variances in the area that the current zoning is no longer consistent with the land use patterns in the
area and a change in zoning is warranted. However, the permitted uses should be limited respecting
the limitations of the sewerage, and transportation. A wholesale change to permit large scale retail
development is not appropriate. The positive type of development in the area comes from the different
and varying land uses that have occurred to date. Permitting the development of large-scale retail
development would create additional traffic problems in the area and make the area indistinguishable
from other retail areas of the Township.


Recreational Overlay Zoning
The recommended solution for the Healthquest Area is to develop a new Commercial Recreational
land use category. This land use would permit indoor and outdoor recreational facilities and their
accessory uses as well as limited service and retail uses. The land use category is recommended to be
implemented through the use of an overlay zone. The existing I-2 zoning would remain in place,
however, the land owners may elect to use the new zoning provided they meet the requirements of the
zone.

5. Voorhees Corner Road and Case Blvd.
Block 40, Lot 5

An 87 acre parcel that is located on Voorhees Corner Road, Case Blvd and Rt. 202 North. The site
surrounds, and was once part of, the Case Middle School property. The lot is located in the sanitary
sewer and public water service area. The site holds no sewer service capacity. The lot is currently

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zoned O-2 office that permits offices and industrial uses on lots greater than 25 acres. The site is split
into three main parts by small stream and wetland areas. The area on the west side of the stream
adjacent to US Bronze has some soil contamination and is the probable alignment of the South Branch
Parkway.

The area adjacent to the Case Middle School should not be permitted to be developed into industrial
and/or office uses. Extensive buffer requirements should be implemented adjacent to the school.

6. South Main Street
As noted in the 2002 Master Plan Amendment a change from Residential to Transitional Residential-
Commercial is recommended for South Main Street. The following is an excerpt from that previous
amendment:


               The character of South Main Street is changing. Current and future traffic
               levels make the development of new residential properties unlikely. To
               provide additional avenues for the use of these properties a land use
               category that allows the continued use and expansion of these residences
               while permitting the development of lower intensity uses that will not
               negatively effect those remaining residences and will not stand out from
               the existing residential character and scale of the study area should be
               considered. Uses that could be considered include child care, professional
               offices, low intensity service and retail uses, public uses, and houses of
               worship. Impervious surface coverage, hours of operation, lighting, and
               developable floor area should be limited. Site plan standards should be
               developed which require any new construction or conversion of any
               existing residential building to maintain the scale and residential character
               of the area.

               Any changes from residential zoning should be done with care to protect
               the existing residential neighborhoods in the area. Noise, glare, run off
               and visual impact should be kept to a minimum to protect these residential
               neighborhoods.

7. Block 16, Lot 16.04
The property is currently zoned I-2 industrial. The recreation element of this master plan recognizes
the site for potential active recreation and open space preservation. A concept plan was submitted for
a commercial outdoor recreation center containing 6 lit baseball fields, parking and some accessory
structures. This use is consistent with the intent of the area. The recommendation is that the land use
plan note the area for outdoor commercial recreation and that the uses be limited to outdoor
commercial recreation with only a limited amount of accessory structures be permitted. Lighting of
the fields can be permitted as the surrounding area is zoned primarily industrial. Furthermore, as
parking usage is likely to be seasonal in nature, lower impact pervious materials should be used to the
maximum extent feasible for some of the parking areas. Finally, it should be noted that a planned
realignment of River Road that the county is undertaking will isolate an approximately 5 acre area of

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this property. This area should remain under the I-2 zoning as it is located adjacent to the railroad.



G. Industrial

The existing forms of development that have been occurring within the Industrial zones are flex space
and office type developments on small lots. Given this type of development, it is proposed that the I-1
and I-2 zones be combined into one industrial zoning district that permits development on 2 acre or
larger lots when serviced by public sanitary sewer and public water. Furthermore, trucking terminals
should be deleted as a principal permitted use, however, such use would remain as an accessory use to
a principal permitted use.

1. Part of Block 63.01, Lot 5

This property is located on Johanna Farms Road in the vicinity of the Johanna Foods Plant. The lot is
151 acres in area. The lot is currently split zoned. The northern 2/3rd of the lot is zoned I-1, Light
Industrial. The southern 1/3rd of the lot is zoned R-1A low density residential. The southern
residential area is outside the sanitary sewer service area.

The southern residential area has preliminary approval for an 11 lot single-family residential
subdivision with access from Johanna Farms Road through the industrial portion of the lot. The
residential subdivision was designed to minimize the impact of the industrial zoning on the single-
family residences. The lot contains a number of wetland areas that physically separate the northern
portion of the lot into two distinct areas. The single family zoned area is separated from the northern
two third’s of the lot by the Buckeye Pipeline easement. The southern area of the lot contains a
tributary of the 2nd Neshanic that limits further access to the south.

The site is located in the public water service area, and the northern portion of the lot is located in the
sanitary sewer service area. Both utilities are located immediately adjacent to the site. However, the
site holds no sewer capacity.

The site was reviewed for a potential change to age restricted zoning. However, the site is located
immediately adjacent to the Johanna Foods plant. As was seen with the existing Raritan Meadows
single-family development on the northern side of the Johanna Foods plant, increased residential
development adjacent to the plant can limit the plant’s ability to expand and ultimately affect the
viability of it. Furthermore, the Township Committee has implemented a right to non-residential use
ordinance and buffer standards to protect the intrusion of residential uses on industrial uses. Finally,
the proposed changes to the industrial areas contained within this master plan leaves little significant
tracts of land for future development of industrial land. Therefore it is recommended that this tract
remain industrial


H. Age Restricted Residential


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There are currently two age restricted zoning districts within the Township. The R-9 district permits
single family detached dwellings on lots of 6,600 sq. ft., and assisted living facilities, age restricted to
persons 55 or older. The R-8 district permits condominium units and single family dwellings on lots
of 4,000 sq. ft., age restricted to persons 55 or older. The R-9 district is currently located at Block 53,
Lot 1 on the Route 12/Dvoor Circle. The R-8 District is located on Reaville Road on Block 71, Lots
26, 27, 28 and Block 72, Lots 9 and 10.

A thorough review of a number of sites took place. There were concerns regarding the over supply of
age restricted units in the township, sewer capacity issues, and school capacity issues related to
required affordable housing. Given these issues along with site specific issues the following sites are
recommend to be changed to permit age restricted housing:


1. Age Restricted Zoning
FBS Partners
Block 71, Lot 21
Block 71.02, Lot 21

These two properties are located on Hart Blvd and Commerce Street. They were created when the lot
for the Home Depot was subdivided and Commerce Street and Hart Blvd extended. The lots are
currently zoned B-2 commercial. They contain a significant amount of wetlands that physically
separates the lots from the commercial development found on Cinema Plaza and Home Depot. Block
71.01, Lot 21 is a long lot that stretches from Commerce Street to Bristol Avenue. There are two
distinct developable areas on Block 71.01, Lot 21. The first is on the south side along Hart Blvd and
the second is on the corner of Bristol and Commerce. A large wetland area separates the two areas.

The areas on Hart Blvd. are located directly adjacent to single family homes in the Flemington South
development. A power line easement is located on the common property line. A buffer has been
planted in the area. However, due to the power lines in the area the height of the buffer is limited and
the existing plantings could be trimmed and/or ultimately removed.

The current zoning on the lots permits any type of highway commercial development. This form of
development would more than likely have a large negative impact on the neighboring single-family
residences. A transitional low impact land use is necessary.

After discussions with the property owner, it is proposed that a medium density age restricted
residential development be considered. Public sanitary sewer and public water service the property.
The site also holds adequate sewer capacity to permit development of the site as age restricted zoning
at a density of 2.5 units/acre with the small area on the corner of Bristol and Commerce remaining as
B-2 commercial. Given the extent of the wetlands I would recommend that no actual zoning take
place until a concept plan is submitted. This will allow the Board to further refine the location of the
zone boundary line, as the location of that line will affect the development potential of each area




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It is the purpose of this zone to assist in the development of affordable housing. Therefore these
overlay zones will be required to supply affordable housing at a ratio of 20%. These affordable units
will be in the form on non-age restricted units, and may be located on or off site.

Existing regulations address the need for buffers between differing land uses. However, the change in
zoning of the FBS site should not penalize the adjacent Cinema Plaza site by requiring increased
buffering.

2. Assisted Living – Hunterdon Care Center
Block 16, Lots 14.01, 14.02 and 14.05

Lots 14.01 and 14.05 are currently developed as the Hunterdon Convalescent Center and the
Hunterdon Care Center. Lot 14.02 is currently vacant, but is owned by the Hunterdon Care Center.
The area is currently zoned I-2 major industrial. The I-2 zone permits nursing homes, but does not
permit any other form of assisted living facilities. The Hunterdon Care Center is there by use variance
approval by the Board of Adjustment.

The site is located in close proximity to the Hunterdon Medical Center and surrounding medical
offices. A CVS pharmacy, BJ’s and a bank are also in close proximity to the site.

It is proposed to allow lot 14.02 to develop into an independent living facility. This facility would be
limited to persons 62 or older. The residences would be individual apartments and bungalows
containing all their own facilities including kitchens. There would be on-site services to assist the
residents. This would differ from an age restricted development where there are no on site services for
the residents.

Overall it is clear that a change in land use is warranted. The area is already largely developed for
assisted living facilities. Its location in the area of the medical center is high suited to this use, and the
use has a positive impact on the Township. A density appropriate for the expected use without
permitting overdevelopment of the site is recommended.

3. Linque – Case Blvd, Block 36, Lots 15, 16, 17, and 18

The area is located on Case Blvd, Pennsylvania Avenue, and Millbrook Road. The parcels total
approximately 109 acres in area. It is currently zoned I-1 light industrial. The main lot (17) is a
former farm. The remaining lots are single family residences. To the south of the site is the Millbrook
Road residential area. There is also the rear of three commercial lots located on Route 202 and the rear
of two residential lots on Greenbrook Place. To the west is the rear of an Industrial lot, and the
Township Public Works Site. These areas are physically separated from the site by a tributary to the
Bushkill Creek. Of note is that to the rear of the Public Works facility is the former Township
Landfill. There is also a significant grade change between these two areas (the landfill sits higher).

The site is located in the public water and sewer service areas. Both utilities are located immediately
adjacent to the site. However, the site holds no sewer capacity. The owners of this property also own
the former Lipton plant. The Lipton plant holds approximately 290,000 gpd of excess sewer capacity.

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Current RTMUA regulations do not allow the transfer of that capacity from the Lipton plant to another
site directly. However, discussions could be held with the RTMUA to redraft how that capacity could
be allocated if it was returned to the RTMUA.

The property can be used as a transitional land use between the more intensive non-residential uses on
Pennsylvania Avenue and the residential uses on Millbrook Rd. and Greenwood Place. However, care
must be taken to provide significant buffers between the existing Township Public Works site and
future development. A greenbelt should be provided along the property line adjacent to the public
works site. Pennsylvania Avenue and the Bushkill Creek help to further buffer the area from the
adjacent industrial uses that front on River Road.

An age restricted development at an overall density of 2.5 units/acre is proposed. This will provide for
adequate on site open space and the necessary buffer areas between the non-residential land uses.
Non-contiguous off site open space shall be provided at a level to be determined after discussions with
the Township Open Space Committee. This land use will allow an efficient use of the existing
resources of the Township including the limited school and sewer capacities, and limit the negative
impact to the already burdened traffic network.

Any development of the site should be in such a way as to encourage pedestrian access within the site.
In addition, vehicular connections to adjacent properties should be encouraged. Consistency with the
circulation plan will be important. If direct access to the proposed parkway and Rt. 202 can be
provided this would be beneficial to the overall transportation network.

As noted previously non-age restricted affordable housing is proposed at a ratio of 20%. This may be
supplied on or off site. An opportunity exists, given the sewer capacity the land owners control, to
partner with the affordable housing developer that is proposing a development on Junction Road. It
would certainly be beneficial to all involved if it could be arranged for this affordable housing required
for this site to be constructed by the Junction Road developer. Arrangements either financial or sewer
capacity related would have to be worked out between the developers and authorized by the Township
and/or RTMUA. However, I can see no reason why this could not be an effective way to comply with
the affordable housing responsibilities for this site.


4. Yale – Garden Commercial Properties - Block 16.02 (all lots)

This area is located on Rt. 31 north in between new and old Junction Road. The largest lot is occupied
by the former Yale plant. The complex is currently used as limited warehouse space and parking for
the High School. The lot is 44.81 acres in area. There are 7 additional lots of varying size from .25 to
.93 acres that front on Rt. 31 north. The majority of these lots are residences with the exception of lot
42 which is a lawyers office. The area is currently zoned I-2, major industrial. The lot contains a
limited number of wetland areas. To the north of the site is the approved Raritan Square commercial
development, to the south is the Hunterdon Central High School.

The location of the site between the High School and Raritan Town Square provide the opportunity to
utilize the area for a transitional land use between these two significant land uses. The redevelopment

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of the site or the full re-use of the existing factory as a heavy industrial use is no longer consistent with
the surrounding land uses. Even the conversion of the area into an industrial park would be in
consistent with the pattern of surrounding uses. A mixed use plan that helps to tie the High School
and the Raritan Town Square areas work together would be preferred. However, due to the affordable
housing requirements and the existing infrastructure limitations, a mixed use age restricted
development is recommended.

The site is located in the public water and sewer service areas. Both utilities are located immediately
adjacent to the site.

The Raritan Town Square development contained the provision of a realignment of Old Junction Road
to intersect with main Rt. 523 driveway for the commercial center. This is located where the old
entrance to the fairgrounds is on Rt. 523. As part of any rezoning, the relocation of old Junction Road
and the alignment with the Raritan Town Square development should be a condition. The installation
of a roundabout should also be considered for the intersection. The existing intersection is particularly
bad during the early morning hours due to the high school. A controlled intersection in this location
would also facilitate pedestrian crossing and provide pedestrian connections from this site and the
High School.

The existence of the Raritan Town Square development is beneficial in this case as it provides
necessary services within walking distance. To encourage pedestrian activity the area of Junction
Road in between these two areas should be designed to be as pedestrian friendly as possible.
Additional care should be given so that the two sites might be tied together better. In addition, the
design should also take into account the presence of the High School. The site should not be laid out
as an isolated development protected from its surroundings, but should instead help to improve its
surroundings and be incorporated into them. In addition, a small commercial area incorporated into
the development should be provided. This would further aid in the connection of the site to the Town
Square site and also provide a mixture of uses that would give the site additional appeal. A central
square concept with residential uses on the second floors should be considered.

A mixed use age restricted development at an overall density of 2.5 units/acre is proposed. No single
family detached units should be permitted, along with higher open space set asides. This will provide
for a diversity of age restricted housing types differing from the other age restricted development
proposed. It will also be consistent with the surrounding area that has developed at a significantly
higher density than the other areas under review. The density and limitation of development types will
provide for adequate on site open space and the necessary buffer areas between the non-residential
land uses. The only non-age restricted units proposed at this time would be those that meet COAH
requirements.

This land use will allow an efficient use of the existing resources of the Township including the
limited school and sewer capacities. The traffic improvements proposed to be included with this area
and the land use type will aid in limiting the negative impact to the already burdened traffic network.


I. Government, Semi-Public and Public

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This land use category includes hospitals, schools, places of worship, cemeteries, and government
facilities. Permitted uses should be expanded to include non-profit offices, non-profit services,
farmer’s markets, and farm cooperatives.

1. Dvoor Circle Public Uses

•   Block 45, Lot 8: Robert Hunter School. Currently zoned and noted as a Public use. This would
    remain.
•   Block 48, Lot 1: Private Residence. Currently noted as low density residential and zoned R-3
    residential. This site could eventually be incorporated into the municipal complex and should be
    changed to a Public use to permit public and institutional uses on the site that are more in keeping
    with the adjacent municipal site and its location on Route 12. The change would permit the
    continued use as a residence.
•   Block 48, Lot 2: Municipal Complex. Currently zoned and noted as a Public use. This would
    remain.
•   Block 49, Lot 2: Dvoor Farm owned by Hunterdon Land Trust Alliance. Currently noted as low
    density residential and zoned R-3 residential. A change to Public will allow the Land Trust to use
    the site for institutional uses.
•   Block 49, Lot 2.01: Minebrook Park. Currently noted as low density residential and zoned R-3
    residential. This site should be placed in the Public land use category and zone.
•   Block 49, lot 2.02: P/o Dvoor Farm owned by Hunterdon Land Trust Alliance. Currently noted as
    low density residential and zoned R-3 residential. A change to Public will allow the Land Trust to
    use the site for institutional uses.
•   Block 49, lot 4: Owned by St. Magdalens Church. This lot is compromised by the likely location
    of mine shafts on the site. Currently Zoned R-3 single family residential. Historically this was the
    site of a number of mine shafts. It would not be a good scenario for this property to be sold
    individually and developed as a single family home due to the history of mining on the site. A
    change to Public use would allow the future use of the property for a church or other institutional
    use where there is more control over the development of the site, but would prevent the
    development of a single family home on the lot where there is little to no control over the
    development.
•   Block 52, Lot 1: Open Space owned by the Township. Currently noted as office and zoned O-1.
    This site should be placed in the Public land use category and zone.
•   Block 52, Lot 1.01. Private Residence. Currently noted as office and zoned O-1. The lot contains
    a single residence. It should be changed to low density residential and rezoned to R-3 to permit the
    continued use of the lot as a residence. Due to the extensive wetlands and floodplain on this lot, it
    is unlikely that this would allow any further subdivision.
•   Block 53.01, Lot 1.58. Open space owned by the Township. Currently noted as age restricted
    residential and zoned R-9. This site should be placed in the Public land use category and zone.

Green Valley Associates and Former Merck Property
Block 75, Lots 4 and 7 are currently owned by the State of New Jersey.
Block 75, Lot 8 is owned by Hunterdon County
Block 75, Lot 7.01 is owned by the Township.

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All of these properties were part of the land donated by Merck. The existing land use plan denotes
these properties are low density residential. They are currently zoned R-3. The denotation should be
changed to open space and they should be rezoned to allow recreational and open space uses.

Block 75.04 Lots 1 and 2 are located on Hillsborough Road adjacent to the South Branch of the
Raritan River and are owned by the State and the County. The existing land use plan denotes these
properties are low density residential. They are currently zoned R-3. They should be denoted as open
space on the land use plan and rezoned to allow recreational and open space uses.

Block 74, Lot 2 is located adjacent to the RTMUA on Dory Dilts and Old York Roads. The property
was jointly purchased by the County and the Township. No use beyond preservation of the property
has been proposed. The existing land use plan denotes the property for Office uses. The site is
currently zoned O-2 office. The property should be denoted on the land use plan as open space and
rezoned to allow recreational and open space uses.

Block 27, Lots 1, 1.01, 2: These three residential lots should be added to the public zone that covers
the Hunterdon Central High School. This would permit the continued occupation of the residences,
but would permit the conversion of them, or the use of the land in conjunction with the school in the
future.

J. Historic

1. Reaville Historic District

The hamlet of Reaville is located in the southeastern portion of the Township at the intersection of
Barley Sheaf, Old York and Amwell Roads. The hamlet was placed on the National Register of
Historical Places in 2002. The area is characterized by a number of historic structures. The land uses
are primarily residential, with a small commercial use and the Church. The area is currently zoned for
R-4 residential. The existing zoning calls for 40,000 sq. ft. lots with 175 ft. lot width and 50 ft. front
setbacks. There is also a small area
zoned for B-1 Neighborhood
Business which permits small
commercial uses. Again the setbacks
are suburban in nature with large 50
ft. front setbacks.

The existing zoning bulk criteria are
inconsistent with the historical nature
of the area. A change in land use to
permit more historically appropriate
development is recommended. Front
setbacks should be reduced to 25 ft.
and side setbacks should be reduced to a minimum of 15 ft. Any parking areas should be required to
be located behind the principal structures, and architectural standards should be considered. Additional
subdivision of lots should be discouraged by leaving the minimum residential lot size at 40,000 sq. ft.

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Light commercial, assembly, entertainment and office uses should be permitted as might be found in a
traditional small hamlet.

2. South Branch Historic District (Land Use)
Block 27, Lots 26, 27, 29, 30, 40
Block 28, Lots 7, 29, 43
Block 36.01, Lots 19, 20, 21, 22
Block 37, Lots 1 and 2

Two areas are proposed to be designated as the South Branch Historic District Land Use. They are
proposed to be connected by a further area designated as open space. The area is located entirely
within the South Branch National Register Historic District.

The open space area is from Rockafellow’s Mill Road north along River Road and is made up of the
small River frontage lots. All but one of the lots is undeveloped. The one developed lot is a house
located on the corner of River Rd. and Rockafellow’s Mill Road. It is located within the floodplain
area.

The northern portion of the area is located on River Rd. and Junction Rd. The area contains a number
of historic structures. The area is generally residential in nature. However a few industrial uses have
developed in the surrounding area. Recently Block 27, Lot 40 was approved for a small historical
archive facility. The area is located in the sewer service and public water service area. The area on
the west side of River Road is currently zoned I-2 major industrial with the east side zoned single
family residential.

                                                         The southern portion of the area is located on
                                                         River Road. The area contains a number of
                                                         historic structures. The area is generally
                                                         residential in nature. However a few
                                                         commercial uses have developed in the
                                                         surrounding area. The area is located within
                                                         the sewer service and public water service
                                                         areas. However, the proposed utility plan
                                                         will recommend the removal of this area
                                                         from the sewer service area. The largest and
                                                         most developable lot (B 36.01/ L22) has no
                                                         sewer capacity. The area is currently zoned
                                                         O-2 office.

The recommended solution for both of these areas is to develop a new South Branch Historic District
Land Use. This land use would permit a limited variety of low intensity office, service, and
residential uses. These uses would be consistent with the overall historical uses within the area. They
would also be compatible with the variety of land uses surrounding the area, while maintaining the
historical character of the area.


                                                                                                      74
The variety of uses would function well with the proposed commercial recreational zone in the
southern area and would transition well with the surrounding industrial and residential areas to the
north of the land use area. The existing lot sizes throughout the zone are quite large, and any new lots
to be created should follow this standard. Furthermore, any development would have to provide for
through roadways and multiple land uses as is consistent throughout the area. Any zoning ordinance
for this land use category should be developed in conjunction with design guidelines. Finally, an
expansion of the adjacent Agricultural Development Areas currently located in Readington is
recommended to cover this area. This would allow the few remaining farms in the area to pursue
farmland preservation applications that would be of a great benefit to preserving the character of the
area.




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                                    Landmark Preservation
I. Historic Sites Survey

In 1985 the Township undertook a Historical Site Survey of the Township of Raritan.
The report was prepared by Dennis Bertland and Associates in consultation with the Township and
other residents and officials within the Township

The survey report listed 163 sites throughout the Township. Each site was evaluated for its eligibility
for the National Register. Each structure was reviewed using the New Jersey Office of Heritage
forms. The final report is on file at the Planning and Zoning office of the Township.

                                                    The report recognized 29 landmarks as eligible for
                                                    the National Register. Of these, 15 of the
                                                    landmarks are grouped in the Flemington Junction
                                                    area. The attached map indicates the location of
                                                    these sites.

                                                    II. South Branch Historic District

                                                    The Historic Preservation Committee established
                                                    the South Branch Historic District within the
                                                    Township. The attached map indicates the scope
                                                    of the established district.

III. Local Historians Committee

In 1999 the Township established a Local Historians Committee to provide for the preservation of the
Township’s heritage. The committee has the following powers, duties, and responsibilities:

•      To compile and update the inventory for historic structures,
•      To implement educational programs, and
•      To recommend and assist in projects of commemoration.

IV. Reaville Historic District

It is recommended that a new historic district be created in the Reaville
area. The area contains a small number of historic structures, however
the structures are located in an area that provides a significance above
and beyond the individual structures. East Amwell recently established a
Historic Preservation District in the portion of the Reaville area located
in East Amwell Township. The attached map indicating the possible
boundaries of the proposed district.

V. Klinesville Historic District (Proposed)

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This area has been considered as an intact area for a long time, as stated in the Hunterdon County
Master Plans "Sites of Historic Interest", published in Nov. 1979. Although small in actual dimension.
Klinesville is very recognizable because of the intersection of Thatcher's Hill and Klinesville/Sand hill
Roads. The structures are distinctive, enveloping, and a sense of place occurs by being there. We feel
that the contiguous fields of the Ewing farm should also be included in the district. They have always
been a part of the tract (part of Miller Kline's property) and add immensely to the nature of the district.
This field was also the vantage point that many came to on 9/11.

VII. Old Clinton Road Historic Byway

 This winding canopied country road leads the traveler through one of the most beautiful parts of the
Township. It is taken for granted because of the volume of local traffic and the speed of many of the
                                                     drivers. But on a Saturday morning a drive on the
                                                     road is equivalent to a drive in Vermont. The
                                                     many remaining historic structures are the road are
                                                     very visible, and set the tone for the winding road.
                                                     The road was an early farm road, parts of it built
                                                     by the county, especially the area from the
                                                     Century Schoolhouse north towards the South
                                                     Branch. The road connected the local farms to the
                                                     mills that lined the river, eventually to the towns
                                                     of Flemington and Clinton. We see the road not as
                                                     a defined place, but as a historic corridor that
                                                     makes the traveler aware of a slower time, and
                                                     with the natural beauty that abounds, gives a
                                                     pleasant experience to all. This "historic byway"
could eventually be extended to other contiguous municipalities as Old Clinton Rd. meanders through
Franklin, Readington, and Clinton Townships. before reaching Clinton.

VIII. Conclusions

The Township should look toward the past in planning the future. The preservation of historic
structures needs to continue. However, the preservation of individual structures will not preserve the
past. Only the preservation of structures in the context of the past have the effect of preserving and
educating. The preservation of the Reaville Historic District will continue to foster preservation
efforts undertaken by the Township. The continued educational and preservation efforts undertaken
by the Historians Committee will enhance the historic preservation efforts of the Township.

At the present time the Township should not consider the expansion of the Historic Preservation
Committee to a full Commission as permitted under the Municipal Land Use Law. Although the
MLUL gives specific powers to a Historic Preservation Commission, it also puts legal and
administrative requirements on the Commission that the Township should strongly consider prior to
the institution of a full commission.


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                                    Planning Coordination
I. State Plan

In accordance with the State Development and Redevelopment Plan the four planning area
designations have been assigned to the Township. These designations are: Fringe Planning Area
(PA3), Rural Planning Area (PA4), Rural/Environmentally Sensitive Planning Area (PA4B), and
Environmentally Sensitive Planning Area (PA5). The attached map indicates the location of each
planning area.

The Fringe Planning Area is defined as a predominantly rural landscape containing scattered
communities and development. Farming activity may still be active in this area. Infrastructure
consists of rural two lane roads and on site well and septic systems. Any new infrastructure should be
provided by private developers. Growth in PA3 is encouraged to be directed towards existing centers.
Agriculture, recreation, historic preservation and natural resource conservation are major policy
objectives of the Fringe Planning Area.

The Rural Planning Area consists mostly of viable agricultural lands. Active farms dominate this area.
Future development is encouraged to support agricultural uses in PA4 rather than conflict with
existing centers. Transfer of development rights are encouraged in PA4 with new infrastructure to be
provided in the development centers only. The Rural/Environmentally Sensitive Planning Area has
these same characteristic as plus the characteristics of the Environmentally Sensitive Planning Area.

The Environmentally Sensitive Planning Area is either undeveloped or rural land areas containing
valuable ecosystems and wildlife habitats. Commercial and residential development has occurred in
centers within these areas, linked by rural road systems. Environmentally significant areas are
intended to be protected from new development by directing growth to established centers. The
preservation of open space and natural resources are the primary objectives of PA5.

The State, County, and Township have cooperated through the cross-acceptance process. Changes
proposed to the existing state plan are indicated on the attached map. The Township supports the
proposed changes. Minor revisions were suggested by the State and the township has no objections to
these changes.


Surrounding Municipalities

Raritan Township is bordered by five Hunterdon County Municipalities. They are Clinton Township,
Readington Township, East Amwell Township, Delaware Township, and Franklin Township. The
attached map shows their orientation to Raritan Township.

All of the land immediately adjacent to Raritan Township, with the exception of a small area in
Delaware Township in the vicinity of Route 12, is zoned residential. Lot sizes range from 1 to 10 acre


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minimum lot sizes. The majority of the land is zoned 5 acres or higher, with a large portion zoned
over 7 acres, and almost all of the neighboring portion of East Amwell zoned 10 acres.

The master plan and the Land Use Plan of the Township substantially conform to the current zoning of
the surrounding municipalities. A portion of the area abutting Readington Township is currently in the
industrial land use category. However, due to the location of the South Branch of the Raritan River,
the potential conflicts between dissimilar land uses are minimized.

County Master Plan

The County Master Plan, entitles “Hunterdon County Growth Management Plan” was last adopted in
1986. Many changes have taken place since the adoption of this plan including the completion of I-78,
the Highlands Act, farmland preservation, open space preservation and a significant growth in the
County wide population. However, the underlying goals and objectives of that plan are still sound.
The Master Plan is generally in conformance with the goals and objectives of this plan.

Solid Waste Management Plan

The Master Plan is in compliance with the County Solid Waste Management Plan with the exception
of Amendment 16 to the County Solid Waste Management Plan. Amendment 16 to the County Solid
Waste Management Plan is objected to by the Township. The facility approved by the County under
Amendment 16 is proposed to be located on a roadway network that cannot support the truck traffic
necessary to support such a facility.

Highlands Act

In 2004 the Highlands Water Protection and Planning Act was signed by the governor. This created
an area of 1,250 sq. miles to be protected from development. Although no area of the highlands is
within the township, the overall affect of the Highlands Act may have an indirect affect on the
development of the Township. Regional restrictions on growth and lack of available land in the
Highlands area may ultimately increase demand for property within the Township. The Township
should not ignore the Highlands Master Plan simply because it is located outside the area. The
township should continue to monitor the draft master plan to review the many implications for the
township.




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                                       Circulation Element
I. Introduction
A comprehensive circulation plan is an important element of any master plan. Increasing government
funding programs and regulations impact how we travel, how funds are channeled to highway
improvements and how we access highways from properties. The master plan circulation element
establishes the municipality’s highway network and planning priorities and thus becomes the primary
reference for planning the future.

                                              The general intent of the Master Plan is to provide a
                                              network of public streets that work in concert with the
                                              State highway system serving the Township. The
                                              Township’s street system has evolved around the
                                              highway spines, which generally meet at the circles
                                              and old farm roads. The local streets, particularly the
                                              collector streets, are intended to provide access within
                                              the township and connect to the regional highway
                                              system. The collector streets in the Master Plan are
                                              distributed throughout the Township so as to provide
                                              neighborhood access, capacity and safe circulation.
                                              Layout of the street network should take into account
                                              the environmental and historical resources of the
township and where possible protect those resources.

Context

The existing roadway network found in the Township today
is sparse. Roads tend to follow the old farm roads from the
1800’s with little new through roadway network being
added. Development of the roadway network has been
characterized by cul-de-sac based residential development.
The Flemington Circle has become a major traffic concern
with three major state highways converging at one location
with no options for alternative routes


Existing State Highways

The Township contains 3 state highways. Route 202, Route 31 and Route 12. All these highways
intersects at the Flemington Circle. Each highway provides unique and distinct routes for Regional
traffic. Route 202 and Route 12 provide access to the limited number of crossing to and from
Pennsylvania, while Route 31 provides a north south connector from I-95 to I-78 and beyond. While
local traffic contributes to the traffic volumes found on these roads, regional traffic outside of local
control is also a major component of the increases in traffic volumes.


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One of the most important aspects of this circulation element is the recognition that it is no longer
possible to have only the collector and highway system support traffic in the area. All future
development must provide for not only the traffic on its site, but must be designed to assist in the
overall circulation system of the Township. Prior cul-de-sac and dead end development had forced
additional traffic to utilize the existing sparse roadway network. New development must provide
additional through traffic interconnections and also provide additional non-automotive transit options.


II. Route 31 Transportation Plan

Route 31 Bypass (Historical Information)

In 1962 the Raritan Township Planning Board adopted a master plan recommending the addition of a
                        road to assist in carrying future traffic for Route 31. This was to provide a
                        bypass of the Flemington Circle and run north south parallel to the existing
                        Route 31. The plan expanded during the 1970’s to review a number of
                        routing options through the Flemington/Raritan area.

                          A review of the initial corridors took place. Possible alignments of the
                          bypass to the west of Flemington were initially considered, but were rejected
                          due to the topography of the area. A far western alignment was reviewed
                          and rejected partially due to the impact on existing development and the
                          South Branch Historic District. A final alignment (shown in blue on the
                          map) was selected. The road was to be a grade separated multi-lane highway.
                          Subsequently the alignment was modified to remove the southern bypass
                          area around the Flemington Circle. This was due to the residential
                          development in the area. The bypass of the Flemington Circle was replaced
                          with substantial improvements to the Circle including flyovers.

This path for the Bypass led to the adoption of the Alignment
Preservation Act. The Alignment Preservation Act allowed
the NJDOT to preserve the future right of way for the bypass.
During the following years approximately 50% of the right of
way for the Bypass was purchased. During the late 1990’s the
name of the project was changed to the Route 31 Congestion
Mitigation Project to reflect the fact that the project no longer
had a full bypass function.

Around the same time period, the Circle and the Bypass
project were separated. The Flemington Circle redesign was
moved forward. After agreement from the County, Township and Flemington Borough a final design
of the Flemington Circle was selected. This design was to have three elevated structures with all three
highways remaining interconnected. At this point the project was ready to enter the design phase.



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In 2004 the NJDOT announced that due to funding issues they could no longer afford to build the
bypass. The cost prior to the cancellation of the project was between 125 and 150 million dollars. In
addition, with agreement from the Township and the Borough, the Flemington Circle project was
delayed. The NJDOT, Township, Borough and the County all joined into a cooperative process to
develop a new plan that could not only support the future traffic growth of the area, but be better for
the Township. The development of the Route 31 Transportation and Land Use Plan began.

Development of Framework Plan

Recognizing that the Bypass as a grade separated highway could no longer be funded, the NJDOT
suggested reviewing alternatives to the original concept of the Bypass. These alternatives would not
be limited to the review of a single road, but would include a network of roads, land uses, and open
space opportunities. To this end the State, County, Township, Flemington Borough, their
professionals, outside consultants, and residents worked in a collaborative process to develop an
overall integrated transportation and land use plan for the area, that has culminated in the preparation
of this master plan

Transportation Model
As part of the review for the transportation network of the area, the NJDOT contracted for a complete
traffic model of the traffic network. Working with local and county professionals, McCormick Taylor
developed a traffic model for the area. The results of this model are contained in a Report to the
NJDOT entitled “Traffic Analysis Summary Final Report for the NJ Route 31 Integrated Land Use
and Transportation Framework Plan” Revised May 2006. The report is made part of the reference
material in the official Master Plan file. This traffic model was used as a basis for the various traffic
improvements proposed. The study area is a triangle bordered by Route 202 to the South, Route 31 to
the North and West and the South Branch of the Raritan River to the east.

The traffic on existing Route 31 consists of 8-10% truck traffic. However, the perception of the
amount of truck traffic is much higher largely due to the number of intersections.
The road is heavily traveled with 23,000-24000 ADT (average daily traffic). A current round of
intersection improvements have just been completed. Those improvements have taken twice as long
as expected and has not been positively received. If the parkway was not be to be built we could
expect an increase to 31-35000 ADT by 2025
With the parkway we hope to see at worst maintaining the existing levels of traffic, and at best
reducing them substantially. The parkway is hoped to take approximately 12,000-25000 ADT,
dependent on the design of the system.

                                 Public Participation and Stakeholder Interviews

                                 One of the most important aspects of the development of the Route 31
                                 Integrated Transportation and Land Use Plan was the involvement of
                                 the community. A number of meetings with community stakeholders,
                                 the general public, and the various government officials and
                                 professionals were held. Land owners, business owners, community
                                 organizations and other stakeholders in the study area were

                                                                                                          82
interviewed. Public workshop meetings and design charettes were held to bring the community in. It
took many meetings and many skilled professionals from the Consultant team, from the NJDOT and
the Local governments to bring together these groups. This public outreach not only helped to guide
the direction of the plans for the area, but helped to foster a feeling of ownership by the public

Development Themes

From working with the public, stakeholders, state, county and local officials a number of themes were
developed:
   • The first was the original and only theme of the bypass project which was to provide a regional
       alternative
   • The second was to recognize the existing land use patterns for the area
   • The third to celebrate the cultural and environmental resources
   • And finally to plan for the future development of the area.




Provide Regional Alternative   Recognize Land Use Patterns   Celebrate Cultural Resources   Plan for Development


Transportation Alternatives
The roadway plan, or framework plan as it became to be known has a number of goals
First is provide a regional alternative to traffic to help to alleviate the strain on Route 31
The second is to eliminate the Circle by removing confluences of three highways. Additional
roadways to allow local traffic to have alternatives are included. Options and access for pedestrians
and bikeways are also included in the framework plan

Framework Plan and the Parkway

The Framework Plan consists of the South Branch Parkway, and a number of smaller supporting
roads.

The South Branch Parkway is to run north/south in the general alignment of the old Rt. 31 Bypass.
The major difference is that the Parkway will be an at grade roadway. No driveways will be permitted
on the Parkway. Only connections to public streets will be permitted. Where cross access is required,


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these public streets will intersect at either signalized intersections or roundabouts. In other locations
right in right out access will be provided for the streets.

During the process of Alignment Preservation for the Rt. 31 Bypass a 300 ft. wide Right of Way was
acquired. The width of this right of way should be continued to permit the development of recreation
amenities along the parkway, and also permit the parkway to be located in and around the topography
and environmental constraints in the area. The current plan for the parkway is for 1 lane in each
direction. The additional right of way will permit the expansion of the parkway to 2 lanes in each
direction. In the future if necessary Signage in the area will be an important part of any routing of
regional traffic to the parkway and must be closely examined prior to implementation.

A second north south road (Reading Road) is proposed to run parallel to the parkway on the western
side in between Rt. 31 and the Parkway. This road is proposed to be constructed after the parkway.
The road is primarily for local traffic. The road would not have access limitations. The Planning
Board discussed the ultimate viability and purpose of this road. Given that the road would provide the
main access to Block 27 which contains limited developable property Reading Road is not shown on
the circulation plan. However, the road remains on the Route 31 Transportation and Land Use Plan.
Similarly, the Board recommends that the South Branch Parkway’s southern terminus be at Rt. 202.
The circulation plan reflects this.

Existing Route 31 must be realigned to provide 4 travel lanes with a turning lane provided where
possible. The previous intersection improvement provided much of the necessary widening to permit
this improvement.

The Framework plan also calls for the ultimate realignment of Route 31 into Church Street. This will
allow for the ultimate conversion of the Flemington Circle into a Town Square. However, due to the
strain this will place onto the Voorhees Corner Road intersection, this improvement will be one of the
last to take place. Careful review of the interim conversion of the Flemington Circle to a roundabout
must be done to determine if this final improvement is required,

The remainder of the proposed roadway network would depend upon development of private property.
This private property would have to provide a transportation network that provides a positive benefit
to the overall circulation plan of the township including possible connections to the parkway at
strategic locations.




                                                                                                            84
III. Roadway Hierarchy

A roadway hierarchy establishes categorizes the system of streets designed to provide local access.
Roadway classifications for residential streets within Raritan Township are classified by the
Residential Site Improvement Standards (RSIS). In addition, the County Roads within the Township
fall under three classifications either by function or Right-of-Way width.

The County roads are classified as follows:

                 County Road                            Functional            Right-of-Way Width
                                                       Classification
 611 (South Main Street)                         Minor Arterial                    80-140 ft.
 514 (Old York Rd., Amwell Rd.)                  Major Collector                      80 ft.
 613 (Old York Rd., North of Amwell Rd.)         Major Collector                      80 ft.
 650 (Voorhees Corner Rd.)                       Major Collector                      80 ft.
 523 (Seargentsville Rd., Flemington             Major Collector                      80 ft.
 Junction Rd., and River Rd.)
 617 (Thatchers Hill Rd., Klinesville Rd.)       Major Collector                      80 ft.
 612 (Sand Hill Rd., Bartles Corner Rd.)         Major Collector                      80 ft.
 579 (Easton-Trenton Tpk.)                       Major Collector                      80 ft.
 600 (Wescott Dr.)                               Major Collector                      66 ft.
 652 (Gauntt Pl.)                                Minor Collector                      66 ft.


Raritan Township streets are subdivided in residential and non-residential functional classifications.
There are three non-residential classifications: Major Collector, Collector, and local access street.

The RSIS includes planning guidelines for establishing daily traffic volumes are provided for
residential roads. These guidelines reflect the more subjective issue of quality of life rather than
absolute capacity.

For non-residential streets, the volumes should relate to roadway capacity which is dependent on many
factors such as terrain, number of lanes, alignment, width, shoulders, sight distance and passing zones.
In general, rural two lane non-residential roads can accommodate peak two way volumes of 1,500
vehicles per day. This volume approaches the limit after which traffic flow becomes unstable. At
higher volumes, delays occur and traffic flow is sensitive to turning vehicles, curves, and other
physical conditions.

The Township’s non-residential roadway hierarchy is as follows:

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Major Collector: Links significant traffic generators with routes of higher classification. It may also
serve as an intra-county corridor. Street standards are a 60 ft. right of way width and a 30 ft. to 40 ft.
pavement width.. Major collectors in residential areas can have a 30 ft. pavement width which is
widened to 40 ft. at intersections to accommodate turning lanes.

Collector: Generally a two lane roadway which collects residential or employment center based traffic
and channels it into major collector and arterial systems. Their secondary function is to provide
access. Street standards are a 60 ft. right-of-way with a 30 to 40 ft. pavement width. The pavement
width will vary depending on the land use needs and other planning criteria specific to the roadway
section under study.

Local access street: The primary function is the provision of access to non-residential lots. Although a
lower order street, the maximum Average Daily Traffic (ADT) for a residential street does not apply.
Street standards are a 60 ft. right of way and a 30 ft. traveled way width. The travel way may widen at
intersections to provide capacity.

For a description of residential access classifications please refer to the N.J.A.C. Title 5, Chapter 21,
Residential Site Improvement Standards, adopted January 6th, 1997, Revised February 6th, 2006.

III. Township Circulation Plan
Proposed Major Collector

                                                 The only remaining major Township collector to be
                                                 proposed is the completion of Autumn Leaf Blvd. At
                                                 this time of the writing of this section a development
                                                 application has been submitted that would complete
                                                 Autumn Leaf Blvd. This street is proposed to extend
                                                 from the existing Johanna Farms Road northward to
                                                 Route 12. When completed, the road will provide
                                                 access from Route 12 to Routes 523, 579 and 202/31
                                                 via Johanna Farms and Hampton Corner Roads. The
                                                 majority of the roadway has already been constructed.




Spot Improvements

The spot improvements shown on the circulation plan identify either intersections or between
intersection locations which will need attention as the road network matures. They are not prioritized
and implementation should be linked to funding, new development and the judgment of Township’s
professionals.

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•   Route 202 and Case Blvd: This signalized intersection is one of the higher priorities in the
    Township since it will provide full access to Route 202 from the areas north and south of Rt. 202.
    Any significant new development in these areas will further burden the Voorhees Corner Road and
    the River Road intersections.
•   Junction Road and River Road: This intersection is currently proposed for improvement by
    Hunterdon County.
•   River Rd/Bartles Corner Road (Rt. 523): This intersection will also realign the intersection to line
    up with the existing River Rd. on the northern side of Bartles Corner Road. The County is
    currently working on this improvement
•   Voorhees Corner and Old York Road: Signalization of this intersection compliments Voorhees
    Corner road as a Major Collector.
•   Reaville Road and Wellington Avenue: Wellington Avenue is currently STOP controlled at this
    intersection. As traffic volumes on Reaville Road increase it will become increasingly more
    difficult for motorists to find acceptable gaps in the Reaville Road traffic. In addition, the modest
    crest on Reaville Road west of the intersection complicates decision making. Signalization is
    proposed.
•   Route 523 and Dayton Road: A roundabout at this location would address issues of vehicular and
    pedestrian safety, while at the same time reducing excess vehicle speeds in front of the municipal
    building driveway.
•   Everitts Road and Route 202/31: Realignment and capacity improvement are proposed.
•   Case Blvd., River Road, and Pennsylvania Avenue: Installation of a roundabout is proposed.
•   Old York Road, Barley Sheaf Road and Amwell Road: This area is located in the Reaville Historic
    District. Improvements are necessary to improve the intersection, for pedestrian and bicycle
    safety, and to reduce vehicle speeds. Traffic calming and similar vehicular speed reductions
    strategies should be employed along the roads as they enter the Reaville Hamlet. Roundabouts
    should be considered for the two main intersections. The extension of Barley Sheaf road should be
    closed to vehicular traffic, but should remain open to pedestrians and bicycles.
•   Old York Road and Clover Hill Road: upgrading and improved alignment.
•   River Road: As part of the land use element it is proposed the area of River Road in the area of
    Rockafellow Mills Road be rezoned to encourage recreational and historical redevelopment of the
    area. To foster this and also recognizing that the opening of the Case Blvd traffic light will shift
    traffic patterns, it is proposed that River Road between Case Blvd. and Rockafellow Mills Road be
    closed to through traffic. This will allow the use of this area for recreation and as a
    pedestrian/bikeway along the River.
•   Pennsylvania Avenue upgrade: Additional development that the land use plan envisions in the
    form of age-restricted residential development and the interconnection with the parkway will
    require the upgrading of Pennsylvania Avenue in the area from Royal Road to Case Blvd. In
    addition, the County is currently proposing the relocation of Pennsylvania Avenue to allow the
    elimination of the Railroad Bridge.
•   South Main Street - Route 12 Circle: The South Main Street - Route 12 Circle is a small circle that
    has five intersecting legs. The circle currently has severe capacity problems and suffers from a
    high rate of accidents. Current plans are to change the Circle to a roundabout, which would have
    all traffic yield when entering. Additional improvements would remove the Reaville Avenue cross


                                                                                                      87
    over and the Bank driveway. The improvements will also improve pedestrian access through the
    area.
•   Route 12 and Route 523 Circle: This circle is large with four intersecting legs. Its current
    configuration permits high speeds through the circle and also high entry and exit speeds. Increased
    traffic from the west will further worsen these problems. Finally, the circle creates a large
    impediment to pedestrians. This circle should be converted to a roundabout. This will reduce
    speeds through the intersection and provide increased pedestrian
•   Route 202/31 and Reaville Avenue: Although not located in Raritan Township, the intersection
    serves as a major access to Route 202/31 for many residents. The intersection experiences
    congestion indicating insufficient capacity. Capacity improvements are needed along with an
    alternate route to the highway.
•   Route 31 Railroad Bridge: A choke point exists on Route 31 at the Railroad Bridge. Interim
    improvements should be undertaken to add an additional through land under the existing bridge,
    with ultimate replacement of the bridge allowing 4 lanes with shoulders to be provided.



New Residential and Non-Residential Developments
New developments must provide not only for roadways and driveways, which service their own site,
but provide for overall improvements to the circulation of the Township. Through roads and
connections to existing and future developments are required. Cul-de-sacs should be used only where
necessary.

Pedestrian and bikeway connections should be provided to adjoining roadways and development and
interior to the development itself. These connections must be taken into consideration when designing
any development, including internal and external linkages to potential trip generators such as schools,
bus stops, parks, and other residential and commercial developments. Sidewalks must be provided in
all developments.


Transportation Improvement District - 1

A Transportation Improvement District has been established in the southeastern portion of the
Township. The TID is bounded by Route 202/31, Route 202, Voorhees Corner Road, Clover Hill
Road, and County Route 514. The TID was created to establish a fee structure for funding roadway
improvements necessary for providing access to an area with significant development potential. An
impact fee is established which reflects pro-rata cost sharing between the Township and developers.

Traffic Calming

Traffic calming is the application of various improvements designed to regulate speeds, improve
safety, and discourage short-cut traffic. Some potential improvements include road closures to divert
traffic, road narrowing, installation of roundabouts, and restricting certain vehicular movements or
types of vehicles such as large trucks. Traffic calming is primarily used in residential, neighborhoods,


                                                                                                      88
down- towns, and high pedestrian areas. Candidate streets should be identified as the need arises and
traffic calming should be considered in conjunction with new subdivisions.

Commercial Service Driveways

The master plan supports the use of internal service driveways and parking lot interconnections to
provide greater means on ingress and egress, to improve and maintain levels of service on surrounding
roadways, and to provide for a safer environment surrounding new and existing commercial centers.

One important connection is a service roadway connecting parcels in Raritan Township and
Flemington Borough that parallels Route 202 from Reaville Road to Voorhees Corner Road. Another
identified connector is between Bartles Corner Road and Minneakoning Road paralleling Route 31
along the rear of the BJ’s site and continuing to the Bartles Corner Business Park.

Hunterdon Medical Center

The Hunterdon Medical Center has expressed concern about the increased traffic on Wescott Drive
and the impact on emergency vehicle access to the medical center. Solutions related to restricted
access on Wescott Drive are impractical, as it would simply shift the traffic problems to a different
location. The master plan recommends the following to help address these issues; completion of the
Hospital’s rear connection to Newcastle Way, the extension of the BJ’s access road to Bartles Corner
Road, improvement of the Wescott Drive intersections at both ends, and the placement of additional
traffic lanes on Rt. 31.


Public and Mass Transportation

The Township is not directly serviced by NJ Transit. Service between Clinton and Somerville is
provided by NJ Transit on the 884 bus. Connecting service to the Clinton Point Park and Ride can be
provided on a demand response basis from the LINK. Commuter Rail service is provided in
Whitehouse, Readington Township, and in Clinton Township.

The Township is currently serviced by Trans-Bridge bus line. Direct express service to the Port
Authority Buss Terminal New York City is provided. The current park and ride facility is located in
Flemington Borough in the back portion of the Liberty Village Outlet parking lot.

In addition, the Township is serviced locally by the County wide public transportation system known
as LINK. A fixed route system in the Township and Borough of Flemington know as the Flemington
Shuffle operates under weekday service. Schedules are available online at
http://www.ridethelink.com/ShuffleSchedule.pdf . The Shuffle stops at major residential, commercial,
service, and medical sites both on demand and on a fixed schedule. The fare is $1.00 per day with
unlimited boarding.




                                                                                                      89
Alternate Transportation


Pedestrian and Bikeway Improvements

The Raritan Township Environmental
Commission conducted a bike and pedestrian
plan study. The study was completed in
December of 2006. The Non-Motorized
Transportation Network Study and Plan is
hereby incorporated at Appendix C.

Based on the Study conducted, a slightly
revised pedestrian and bikeway plan has been prepared and incorporated directly into the master plan.
The plan shows a number of on and off road bike and pedestrian paths that should be developed in the
future. Spot pedestrian improvements are also noted.

Car Pools and Ride Sharing
Given the fact that Raritan Township is located at the confluence of three state highways means that
there is a significant opportunity to promote and supports both car pooling and ride sharing. Efforts
should be made to encourage the use of underutilized parking lots in the area for ride sharing
locations.




                                                                                                        90
                                        Recycling Element

Introduction

The New Jersey Source Separation and Recycling Act, which was adopted in 1987, and the Municipal
Land Use Law require that municipal Master Plans include a recycling plan element. In addition,
specific tasks are delegated to both counties and municipalities in order to achieve the State Recycling
Plan goals.

The recycling element is intended to provide a plan for the efficient management, containment,
processing, and reuse of recyclable materials. The purpose of recycling is to limit the amount of waste
going to landfills and increase the reuse materials, which protects the environment, decreases the use of
raw materials, and helps to conserve natural resources.

Implementation

The Township of Raritan administers its own recycling program at the Recycling Center. Residents
may drop off recyclables at the Recycling Center Mondays, Wednesdays and Fridays - 7:30 AM to
3:00 PM and Saturdays - 7:30 AM to 12:00 noon). Vehicles entering the Recycling Center must have
a residency sticker in order to enter the facility. The Township regulates what can be recycled

Materials that are accepted for recycling include the following:

   •   Cans
   •   Cardboard
   •   Clothing
   •   Fluorescent Lights
   •   Glass
   •   Grass Clippings
   •   Motor Oil
   •   Magazines, Catalogs and Junk Mail
   •   Newspapers
   •   Christmas Trees
   •   Leaves
   •   Tires
   •   Misc. Metal

In 1992 the Township adopted its mandatory recycling program. This requires the mandatory
recycling of materials by all residential, commercial and industrial establishments in the township. The
Township site plan standards require the mandatory incorporation of recycling facilities in residential
and non-residential developments.


                                                                                                      91
Hunterdon County also has a Solid Waste Management Plan that mandates what materials must be
recycled. The County Solid Waste Management Plan recommended the placement of a private
recycling facility on River road in the Township. The NJDEP subsequently issued a conditional permit
for the operation of that facility. The Township continues to object to the location of the facility due
to the traffic, truck routing issues, and environmental issues. The recommendation of this master plan
is that the facility be removed from the County Solid Waste Management Plan.

Raritan Township should continue to administer its recycling program and coordinate efforts with
Hunterdon County and surrounding Townships to explore new and innovative ways to collect, store,
process, and recycle materials. Recycling is an important element in maintaining a clean environment
while at the same time conserving resources.




                                                                                                     92
THE FOLLOWING ARE APPENDIXES TO THE MASTER PLAN AND ARE ON FILE IN THE
RARITAN TOWNSHIP PLANNING AND ZONING OFFICE

MUNICIPAL STORMWATER MANAGEMENT PLAN (REVISED MAY 27TH, 2005)

NATURAL RESOURCES INVENTORY (FEBRUARY 2006)

NON-MOTORIZED TRANSPORTATION NETWORK STUDY AND PLAN (DECEMBER 2006)

HOUSING ELEMENT AND FAIR SHARE PLAN (12/13/05)

ROUTE 31 TRANSPORTATION AND LAND USE PLAN




                                                                         93
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                                                                                                                                          HILL R
                                                                                                                    COPP
                                                                                                                        ER                                                                        RD
                                                                                                                                                                                              TT
                                                                                                                                                                                           RI
                                                                                                                                                                                       EVE           AY
                                                                                                                                                                                                IL W
                                                                                                                                                                                          ETA
                                                                                                                                                                                      WHIT
                                                                                                                                                                                                   VD
                                                                                                                                                                                                 BL
                                                                                                                                                                                             KS
                                                                                                                                                                                            C
                                                                                                                                                                                         BE
                                                                                                                                                                           PH
                                                                                                                                                                             EA
                                                                                                                                                                         K DR
                                                                                                                                                                                    SA
                                                                                                                                                                                       NT
                                                                                                                                                                     HAW



                                                                                                                                                                                       DR




                                                                                                                                  L          A
                                                                                                                               AD
                                                                                                                            TO




                                   Raritan Township Master Plan
                                             Streams
                                                      -
                    0   4,300   8,600   17,200 Feet
Township Soils
Soil Name
     AbA
     AbB
     BaB
     BdA
     BdB
     BdC2
     Bt
     BuB
     BuC2
     CdA
     CdB
     CdC2
     CgB
     CrA
     CrB
     CsB
     HaB
     HaC2
     HaD
     HcC
     HcE
     KlC
     KlD
     LaB
     LaC2
     LbB
     LeB
     LgB
     LgC
     LgD
     Ma
     MoB
     NdB
     NeB
     NoD2
     PbB
     PeB
     PeC2
     PeD
     PfB
     PfC2
     QkB
     QkC2
     QlC2
     RbA
     RbB
     RcB
     RcC2
     ReA
     ReB
     ReC2
     RfA
     RfB
     RlF
                 Raritan Township Master Plan
     Ro
     WAT
                             Soils
                                           Township of Raritan
                                          County of Hunterdon
                                     Wellhead Protection Areas




Legend
TIER
       1               1:80,000
                                                                 -
                                                     This map was developed using
       2                                           Hunterdon Gounty GIS digital data,
           0   5,500        11,000   22,000 Feet   but this secondary product has not
       3                                           been verified by Hunterdon County
                                                      and is not county authorized.
                                             Township of Raritan
                                            County of Hunterdon
                                              Landscape Project
                                      Endangered Species Habitat
                                                         Rank 2




                        1:80,000
                                                                    -
                                                        This map was developed using
Legend                                                Hunterdon Gounty GIS digital data,
            0   5,500        11,000     22,000 Feet   but this secondary product has not
   Rank 2                                             been verified by Hunterdon County
                                                         and is not county authorized.
                                                       Township of Raritan
                                                      County of Hunterdon
                                                        Landscape Project
                                                Endangered Species Habitat
                                                            Ranks 3, 4 ,5




                                  1:80,000
                                                                              -
                                                                  This map was developed using
Legend                                                          Hunterdon Gounty GIS digital data,
                      0   5,500        11,000     22,000 Feet   but this secondary product has not
   Ranks 3, 4 and 5                                             been verified by Hunterdon County
                                                                   and is not county authorized.
                                                      Township of Raritan
                                                      County of Hunterdon
                                                         Natural Heritage
                                                             Priority Sites




     -                          1:80,000
                                                              This map was developed using
                                                            Hunterdon Gounty GIS digital data,
Legend                                                      but this secondary product has not
                    0   5,500        11,000   22,000 Feet
    B4 Macro Site                                           been verified by Hunterdon County
                                                               and is not county authorized.
                                               -
0   3,500   7,000   14,000 Feet




                                  Legend
                                     Area Affected by 300 ft. buffer




        Raritan Township Master Plan
         300 Ft. Stream Buffer Areas
                                      -
    0   3,800   7,600   15,200 Feet




Raritan Township Master Plan
         Floodplains
Legend
Geology
    Brunswick Shale
    Diabase
                      0   4,450   8,900   17,800 Feet


                                                        -
    Lockatong
    Stockton




     Raritan Township Master Plan
               Geology
                                                                     -
Open Space                     0       3,600   7,200   14,400 Feet
     County
     State
     Township
     Farmland
     Non-Profit
     Proposed Open Space
     Proposed Farmland
     Schools
     Private

                                                       1




                                                           4

                                   2                           4


                                               3



                               2




                               2




 2




                                                                     1
                  3
                           3




                           Raritan Township Master Plan
                                    Open Space
                                                                              0                                4,350                                            8,700                                                                                             17,400 Feet


                                                                                                                                                                                                                                                                                                                                                                        -

                                                                                                                                                        LILA
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                                                                                                               RD
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                                                                                                                                 T                  DR
                                                                                              TO
                                                                                            AN
                                                                    RUS


                                                                                          ST
                                                                      CH




                                                                       BLUEBIR




                                                                                                                                 ES RD
                                                                        TIC




                                                                                                                     WILLIAM BARN
                                                                        ER
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                                                                            TRA
                                                                              VI




                                                                                                                                                                RIVER RD
                                                                                 LL

                                                                                  IL
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                                                                                    E




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                                                                                                                                                                                                                                                                                                                                               RD
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                                                                                                                                                                                                                                                                                                                                                    DS
       OOK RD                                                                         EVERITTS HILL RD
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PLUM BR
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                                                                                                                      CORNER
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                                                                                                                     UNTRY CL
                                                                N




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                                                            JOH




                                                                                                                                                                                                                                                                            BECK




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                                                                                                                                                   ER            HILL R                                                                           Y
                                                                                                                                               COPP                                                                                          RD WA
                                                                                                                                                                                                                                          ITT ON
                                                                                                                                                                                                                                                                                 S




                                                                                                                                                                                                                                        ER WILS
                                                                                                                                                                                                                                                                                BLVD




                                                                                                                                                                                                                                     EV
                                                                                                                                                                                                                             LAVADA LANE




                                                                                                                                                                                                                                                       NE
                                                                                                                                                                                                                                                         SH
                                                                                                                                                                                                                                                           AN
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                                                                                                                                                                                                                                             AS
                                                                                                                                                                                                                                                  DR
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                                                                                                                                                                                                        K DR

                                                                                                                                                                                                                          SA
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                                                                                                                                                   TO




   Farmland Assessed Properties
Legend
   Sewer Area Deletions
                                0   4,375   8,750   17,500 Feet


                                                                  -
   Prposed Sewer Service Area

   20,000 gpd subsurface




      Raritan Township Master Plan
           Sewer Service Area
Legend
   proposed public water area
                                0   4,100   8,200   16,400 Feet


                                                                  -




            Public Water Service Area
-
                                            Legend
          0   3,650   7,300   14,600 Feet   Land Use 2006
                                            Name
                                                Public
                                                Open Space
                                                Proposed Open Space
                                                Commerical Recreation
                                                Office
                                                Hospital
                                                Industrial
                                                Low Intensity Commercial/Office
                                                Community Commerical
                                                Highway Commercial
                                                Planned Commerical/Office/Service
                                                Transitional Office/Residential
                                                Reaville Historic District
                                                Historic Residential/Office
                                                Rural Residential
                                                Agricultural Residential (5 Acres)
                                                Agricultural Residential (2 Acres)
                                                Very Low Density Residential
                                                Low Density Residential
                                                Medium Density Residential
                                                L/M Residential
                                                L/M Transitional Housing
                                                Planned Residential Development
                                                Age Restricted Single Family Residential
                                                Age Restricted Planned Residential
                                                Age Restricted 2.5 units/Acre
                                                Age Restricted Assisted Living




             Land Use Plan
    Raritan Township Planning Board
                                                                                                                                                                                                                                                                                                                           -
                                                                       0                            4,350                                          8,700                                                                          17,400 Feet


Legend
     Historic Structures

     Existing Historic Districts




                                                                                                                                      LILA
                                                                                                                                           C
                                                                                                                                           DR
                                                                                                   D
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                                                                                                                                                                          Proposed Scenic Byway


                                                                                               ION
                                                                                            AT
                                                                                    N     ST             DEMOT
                                                                                                                                T DR
                                                                                 TO
                                                                              AN
                                                           CH




                                                                            ST




                                                                                                                            TIMBE
                                                            ER
                                                               R




                                                                                                    RU
                                                                  YV




                                                                                                                                           RIVER RD
                                                                                                       ST



                                                                                                                                  RWIC
                                                                     ILL




                                                                                                          IC
                                                                        E
                                                                           HO




                                                                                                          TR




       Proposed Klinesville District
                                                                                                                                       K
                                                                                                             AIL
                                                                            LL




                                                                                                                                  DR
                                                                              OW
                                                                                         RD




                                                                                                                                                OLD CLINTO


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                              CYNDI CT




                                                                                                                                                                                                                                                                                          DA
                                                                                                                                                                                                                                                          RD




                                                                                                                                                                                                                                                                                                                                                DR
                                                                                                                                                                                                                                                                                            LY




                                                                                                                                                                                                                                                                                                                                    L RD




                                                                                               AY
                                                                                                                                                                            KUHL CORP.




                                                                                                                                                                                                                                                                         KUHL R
                                                                                         HILL W                                                                                                                                                                   D             D
                                                                       ROBIN
                                                                                                                                                                                                                                                                                               R




                                                                                                                                                                                                                                                  R
                                                                                                                                                                                                                                              L'S
                                                                                                                                                                                                                                                                                              D




                                                                                                                                                                                                                                          KUH
                                     D




                                                           RD
                                                           UT




                                                                                                                                           RD
                                                         RO




                                                                                                                CORNER                                                                                         W
                                                                                           HAMPTON                                                                                                              IN
                                                     NT




                                                                                                                                                                                                                   D   Y
                                                                                                                                                                                                                           W
                                                                                                                                                                                                                                      BECK
                                                   JOH




                                                                                                                                                                                                                            AY
                                                                                                                              L RD
                                                                                                                        ER HIL                                                                                   RD
                                                                                                                    COPP
                                                                                                                                                                                                           ITT
                                                                                                                                                                                                                                           S BLV




                                                                                                                                                                                                 ER
                                                                                                                                                                                               EV
                                                                                                                                                                                                                                                 D
                                                                                                                                                                                         LAVADA LANE



                                                                                                                                                                                                                 NE
                                                                                                                                                                                                                   SH
                                                                                                                                                                                                                      AN
                                                                                                                                                                                                                         IC




                                                                                                                                                                                                        HA
                                                                                                                                                                                                                           DR




                                                                                                                                                                                                          AS
                                                                                                                                                                                                               DR
                                                                                                                                                                               PH
                                                                                                                                                                 CT


                                                                                                                                                                                  EA
                                                                                                                                                                            K DR
                                                                                                                                                                REX



                                                                                                                                                                                     SA
                                                                                                                                                                                        NT
                                                                                                                                                                         HAW



                                                                                                                                                                                            DR




                                                                                                                                      LA
                                                                                                                                   AD
                                                                                                                                TO




       Raritan Township Master Plan
            Historic Preservation
                                                                  -
Legend
                                0   3,150   6,300   12,600 Feet
    Fringe
    Rural
    Environmentally Sensitive
    State Park
    Rural/Env. Sensitive




                           Raritan Township Master Plan
                               State Planning Areas
                              LA




                                                          FUR
                             S
                          LE




                                                              M
                                      DR
                       RT




                                                               AN
                                    IN
                     BA




                                                                  L
                                 D




                                                                A
                              AN
                           GR




                                                                                                                                                                                             REG
                                       NO




                                                                                                                                   D
                                            RT                                                                                                                         LIN




                                                                                                                                                                                              ION
                                                                          GARDEN LA




                                                                                                                                LV
                                              H                                                                                                                            C    OL
                                                     M




                                                                                                                              NB
                                                                                                                                                                                        NC




                                                                                                                                                                                                  AL L
                                                         AI                                                                                                                                  IR
                                                           N




                                                                                                                           RA
                                              T RD
                                                               ST




                                                                                                                                                                                                      A
                                                                                                                        FO


                                                                                                                        VE
                                           WES




                                                                                                                      LA
                                                                                                                     ER




                                                                                                                                                              ST
                                                                                                                    EL
                                                                                                                   LT

                                                                                                                  W




                                                                                                                                                         AIN
                                                                                                                WA
                                                                                                                                                                                     Y AVE




                                                                                                                PE
                                                                                                                                                                           NEW JER SE




                                                                                                                                                        M
                                                                                                             HO
                                                                                                                                                                                              ?
                                                                                                                                                                                           WN
                                                                                                                                                                                        UNK




                                                                                                                                                     ST
                                                  YOUNGS DR




                                                                                                                                                   EA
                                                                                                                                                                                                     AN                  IA AVE
                                                                                                                                                                                             PENNSYLV
                                                                       ALLEN ST




                                                                                                                                                                                                               AVE

                                                                                                                          PARK AVE
                                                                                                                                                                                        NEW YORK
                                                                                               ABBOTT CT


                                        ER ST
                                   CAPN




                                                                                                                                                                                                  ELWOOD AVE
                                                                                                                                                                                                                   Y       AVE
                                                                                                                                                                                                               EMER




                                                                                                                                                               SPRING ST


                                                                                                                                                                             BROAD ST
                                                                                  COURT ST


                                                                                                                                                   MAPLE AVE


                                                           L      ST                                                                                          WILLIAM ST
                                                        EL
                                                     NN
                                             BO
                                                                                                           CENTRAL AVE




                                                                                                                                                    MAIN ST




                                                                               E                    ST
                                                                           MIN
                                                                                                                                            RD
                                                                                                                          FULPER
                     SH
                        IEL




                                                SH
                            D




                                                                                                                                                                            CHURCH S T
                                                                                      BLACK STANGL RD
                           SA




                                                   IEL
                             VE




                                                       D SC




                                                     CT                                                                                                           WALTERS LA
                                           GE
                                                           T




                                         LA
Legend                               VIL
                                                                                                                                       BROWN ST




zoning flemington
             VIN
ZONE             SO
                    N         CT
     CB
                     MOOR




     DB
     DBII
                          E




                                                                                                                                                                                                                                     YORKSH
                        DR




     GA                                                                                                                                                                            RE
                                                                                                                                                                                     AV
     HR                                                                                                                                                                                ILL
                                                                                                                                                                                          EA
                                                                                                        CLARK CIR                                                                           VE
                                                                                                                                                                                                                                            IR




     HR (O/SS)
                                                                                                                                                                                                                                         E DR




     P                   LN
                    BLE
                 STA                                                                                                                 RA
     PO                                                                                                                                RIT
                                                                                                                         ST




                         LN
                                   PON




                     KEY                                                                                                                  AN
                                                                                                              IN




     PUBLIC      JOC                                                                                                                         AV
                                                                                                                                                                                                                     ?




                                                                                                                                               E
                                                                                                           MA
                                       Y




                                                                                                                                                                                                                                       E
                                                                                                                                                                                                                  WN
                                                                                                                                                                           CO




                                                                                                                                                                                                                                     AV
                                     LN




     SC
                                                                                                        TH




                                                                                                                                                                            MM




                                                                                                                                                                                                               UNK




                                                                                                                                                                                                                                    ON
                                                                                                                                                       /31
                                                                                             U
                                                                                          SO




              SU
                                                                                                                                                    02




                                                                                                                                                                                                                                  GT
                                                                                                                                                                               ER




     SF
                 R
                                                                                                                                                     2




                     RE
                                                                                                                                                                                                                               LIN
                                                                                                                                                                                  C
                                                                                                                                                  RT




                       Y
                                                                                                                                                                                    ES




     TC                    LN
                                                                                                                                                                                                                            EL
                                                                                                                                                                                      T




                                                                                                                                                                                                                           W




     TH
     TR
     VS
                                                               Flemington Zoning
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                -
Legend
                                                                                                                                                               0                                                            4,125                                                                 8,250                                                                                                                      16,500 Feet
             spot improvements

             State

             Improve Existing




                                                                                                                                                                                                                                                             LILA
                                                                                                                                                                               H
                                                                                                                                                                                    AM




                                                                                                                                                                                                                                                                  C DR
                                                                                                                                                                                         D
                                                                                                                                                                                             EN
                                                                                                                                                                                                  R
                                                                                                                                                                                                      D
             Private Development




                                                                                                                                                                                              D
                                                                                                                                                                                             NR
                                                                                                                                                                                         IO
                                                                                                                                               LA U




                                                                                                                                                                                      AT
             County                                                                                                                                 R




                                                                                                                                                                                    ST
                                                                                                                                                    E LTO




                                                                                                                                                                                 N
                                                                                                                                                                                                                            DEM O



                                                                                                                                                                              TO
                                                                                                                                                        N TR                                                                                 T T DR


                                                                                                                                                                        AN
                                                                                                                                                                      ST
             Remove
                                                                                                                                                RUST IC
                                                                                                                                                            A IL
                                                                                                                CH




                                                                                                                                                                                                                                                                                 PA
                                                                                                                     ER




                                                                                                                                                                                                                                                                                    C       KE
                                                                                                                                                                                                                                    S RD
                                                                                                                        RY




                                                                                                                                                                                                                   WIL LIA M BARNE




                                                                                                                                                                                                                                                                                                  RS
                                                                                                                           V


                                                                                                                                                    TRAIL




                                                                                                                                                                                                                                  G LA
                                                                                                                                 ILL




                                                                                                                                                                                                                          ROLL IN
             Local Rd. (new)




                                                                                                                                                                                                                                                                                                     IS
                                                                                                                                                                                               N CT




                                                                                                                                                                                                                                                                                                       LA
                                                                                                                                                                                         KUE H
                                                                                                                                  EH




                                                                                                                                                                                                                                                                         RIVE R RD




                                                                                                                                                                                                                                                                                                           ND
                                                                                                                                   OL




                                                                                                                                                                                                                                                                                                                LN
                                                                                                                                          LO
                                                                                                                                             W




                                                                                                                                                                                           Y
                                                                                                                                                                                         WA
                                                                                                                                                    RD




                                                                                                                                                                                                                      DR


                                                                                                                                                                                    AL
                                                                                                                                                                      REG
                                                                                                                                                                                                                    K
                                                                                                                                                                                                                 IC
                                                                                                                                                                                                          RW
                                                                                                                                                                                                      BE




                                                                                                                                                                                                                                                                         STA RV IEW DR
                                                                                                                                                                                              TIM




                                                                                                                                                                                                                               FA
                                                                                                                                                                                                                                  I   RV
                                                                                          RNER RD
                                                                                                                                          DALE DR




                                                                                                                                                                                                                                                                         OLD CL IN
                                                                                                                                                                                                                                         I   EW
                                                                AL LEN'S CO
                                                                                                                                                      NO                                                                                               DR
                                                                                                                                                              RT
                                                                                                                                                                 O
                                                                                               FE ATHE RB




                                                                                                                                                                            ND
                                                                                                                                                                                    R
                                                                                                                                                                                                                                                                                   TON RD



                                                                                                                                                                                                                                                                                                      RT 31
                                                                                                  ED LA EX




                                                                                                                                                                                                                                    TR AIL
                       RAKE FA CT




                                                                                                                                                                                                             SUM MIT
                                                           UNKW N?




                                                                                                                                                                            TUR




                                                                                                                                                                                                            T
                                                                                                           T




                                                                                                                                                                                                         WC
                                                                                                                                                                                                  T V IE
                                                                                                                                                                                                                                                                                                                       BJ 'S DR
                                                                                                                                                                                T




                                                                                                                                                                                             EA S
                                                                                                                                                                              LE C




                                                               E RD
                                 ORY




                                                                                                            FE ATH




                                                     OA K GROV                                                                                                                                    EDWARD DR                                                                                                                                                               D
                                                                                                                                                                                                                                                                                                                                                                    ING R
                                                                                                                                                                                                                                                                                                                                                   A KO N
                                                                                                                                                                                   T




                                                                                                                                                                                                                                                                                                                                         MINNE
                            RD




                                                                                                                                                                                                                               DR
                                                                                                               ERBE




                                                                                                                                                                                                                       IT TO N
                                                                                                                                                               BARTO N RD




                                                                                                                                                                                                                 BR                                            N
                                                                                                                                                                                                                                                     SL
                                                                                                                                                                                                                                              A    ME
                                                                                      UNKW N?
                                                                                                                 D LA




                                                                                                                                                                                                                                           TH                                                                                                                                     RD
                                                                                                                                                                                                                                                                                                                                                         JUNCTION
                                                                                                                                                                                                                                                        DR
                                                              DECK ER RD




                                                                                                                                                                                                                                                       AN




                                                                                                                                                                                                                                                                                                                   D
  GOOSE ISLA ND RD                                                                                                                                                                                                                                                                                         LIS T R
                                                                                                                                                                                                                                                  YM




                                                                                                                                                                                                                                                                                                                                                   UN
                                                                                                                                                                                                                                              NE
                                                                                                                                                                                                                        L




                                                                                                                                                                                                                                                                                                                                                                                                                                             RIV
                                                                                                                                                                                                                                                                                                                                                      KW
                                                                                                                                                                                                                   NT P




                                                                                                                                                                                                                                                                                                                                                                                                                                                          ER
                                                                                                                                                                                                                                                                   R
                                                                                                                                                                                                                                           HO




                                                                                                                                                                                                                                                                                                                                                                                                                                                                  RD
                                                                                                                                                                                                                                                                D




                                                                                                                                                                                                                                                                                                                                                             N?
                                                                                                                                                                                                                                                            IN
                                                                                                                                                                                                                  MO




                                                                                                                                                                                                                                                         D


                                                                                                                                                                                                                                                                                 GARDEN LA
                                                                                                                                                                                                                                                       AN
                                                                                                                                                                                                             ALTA
                      RAKE RD




                                                                                                                                                                                                                                                   R
                                                                                                                                                                                                                                                            T RD
                                                                                                                                                                                                                                                G




                                                                                                                                                                                                                                                                                    NO




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    HIL L S
                                                                                                                                                                                                                                                                                                                                                                                                                                             LV D
                                                                                                                                                                                                                                                                                                                                                                                                                                           E RD

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           BO R
                                                                                                                                                                                                                                                                                       RT




                                                                                                                                             RD                                                                                                                                                                                                                                                                                                                                                                                                        OUG
                                                                                                                                                                                                                                                        WE S




                                                                                                                                                                                                                                                                                                                                                                                                                                                                             DO
                                                                               RA                                                 BB LE HILL                                                                                                                                                                                                                                                                                                                                                                                                                   H RD
                                                                     D HA RDSC
                                                                                                                                                                                                                                                                                                                                                                                                                                     CAS E B
                                                                                                                                                                                                                                                                                          HM




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 RY
                                                             ON RD OL                                                                                                                                                                                                                                                                         NIA AV E
                                                                                                                                                                                                                                                                                                                                                                                                                                      RIDG




                                                    OLD CROT                                                                                                                                                                                                                                               PE NNSY LVA                                                                                                                                                                                                       WE L
                                                                                                                                                                                                                                                                                            PA RK AV E




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    LS R
                                                                                                                                                                                                                                                                                             A IN




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        DI
                                                                                                                                                                                                                                                                ER ST                                                                                                                                                                                                                                                                    D




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               RD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             S CT
                                                                                                                                                                                                                                                                                                                                                                         RD




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        LT
                                                                                                                                                                                                   ER
                                                                                                                                                                                                      D                                                CAP N
                                                                                                                                                                                                                                                                                                  S T MA IN ST




                                                                                                                                                                                                                                                                                                                                                                                                                                                                  RD




                                                                                                                                                                                             AP                                                                                                                                                                                                                                                                                           S
                                                                                                                                                                                                                                                                                                                                                                       L




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               N
                                                                                                                                                                                                                                                                                                                                                                                 CT




                                                                                                                                                                                  R                                                                                                                                                                                                                                                                                                          RD
                                                                                                                                                                                                                                                                                                                                                                    YA




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   MILL
                                                                                                                                                                               XG



                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        LIT TO
                                                                                                                                                                                                                                                                                                                                                                                                                                                                 EAF
                                                                                                                                                                                                                                                                                                      BROA D ST




                                                                                                                                                                                                                                                                                                                                                                              S




                                                                                                                                                                                                                                                                                                                                                                                                                                                                            ES TE LLA
                                                                                                                                                                                                                                                                                                                                                                  RO




                                                                                                                                                                            FO                                                                                                       T
                                                                                                                                                                                                                                                                                                                                                                             G




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     PL
                                                                                                                                                                                                                                                                 LS




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             CT
                                                                                                                    HINK LY RD




                                                                                                                                                                                                                                                                                                                                                                          N




                                                                                                                                                                                                                                                              EL
                                                                                                                                                                                                                                                                                                                                                                       KI




                                                                                                                                                                                                                                                                                                                                                                                                                                                           Y SH




                                                                                                                                                                                                                                                           NN




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    NE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           T
                                                                                                                                                                                                                                                                                                                                                                                                                         BA CO E B LV D




                                              RT 1 2                                                                                                                                                                                                    BO       ST



                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          ES
                                                                                                                                                                                                                                                             INE




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 TO
                                                                                                                                                                                                                                                                                                                                                                                                                                   D




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     RV
                                                                                                                                                                                                                                                           M
                                                                                                                                                                                                                                                                                                                                                                                                                                                           E
                                                                                                                                                                                                                                                                                                                                                                                                                       WOODSIDE LA
                                                                                                                                                                                                                                                                                                                                                                                                                              RN R




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               DS
                                                                                                                                                                                                                                                                                                                                                                                                                                                                               DR
                                                                                                                                                                                                                                                                                                                                                                                                                                                     BA RL




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   HA
                                                                                                                                                                                                                                                                                                                BROWN ST




            K RD                                                                                                                                                             EVE RITT S HILL RD
                                                                                                                                                                                                                                                                                                                                                                                                                             CAS
                                                                                                                                                                                                                                                                                                                                                                          RD




 PL UM BROO                                                                                                                             RD

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               L
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           FIE
                                                                                                                         P
                                                                                                                                                                                                                                                                                                                                                                                                                                                                BE NNIE RD
                                                                                                                                                                                                                                               VI




                                                                                                                      TO
                                                                                                                                                                                                                                                                                                                                                                       G




                                                                                                                                                                                                                                                                                                                                                                                                   EDG EWOOD DR
                                                                                                                                                                                                                               DAYTON RD


                                                                                                                                                                                                                                                  N




                                                                                                                    LL
                                                                                                                                                                                                                                                                                                                                                                    IN




                                                                                                                  HI
                                                                                                                                                                                                      ORCH




                                                                                                                                                                                                                                                       SO




                                                                                                                                                                                                                                                                                                                                                                                                                                                                           ER RD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                  ES CO RN
                                                                                                                                                                                                                                                                                                                                                                    AD




                                                                                                                                                                                                                                                                                                                                                                                                                                                          VO ORHE
                                                                                                                                                                                                                                                         N




                                                                                                                                                                                                                                                                                                              RE                                                                                                                                                                                                      CL
                                                                                                                                                                                                                                                                                                                                                                  RE
                                                                                                                                                                                                                                                             C




                                             R DR                                                                                                                                                                                                                                                               AV                                                                                                                                          MADISON AVE                                                 OV
                                                                                                                                                                                                                                                               T




                      AL EX ANDE
                                                                                                                                                                                                          ARD




                                                                                                                                                                                                                                                                                                                   I                                                                                                                         DR                                                                                ER




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             RD
                                                                                                                                                                                                                                                                                                                               LL                                                                                                   G
                                                                                                                                                                                                                                                                                                                                                                                                                              EW IN
                                                                                                                                                                                                                                                         PO N
                                                                                                                                                                                                                                            COLTS LN




                                                                                                                                                                                                                                                                                                                                  E
                                                                                                                                                                                                                                                                                  T




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    HI
                                                                                                                                       DUNB AR CT




                                                                                                                                                                                                                                                                                                                                         AV                        ANG U
                                                                                                                                                                                                                                                                             IN S




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                       FL ORAL RD




                                                                                                                                                                                                                                                                                                                                           E                             S                                                                                                                                                               LL




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        ER
                                                                                                                                                                                                                                                                                                                                                                                 RD
                                                                                                                                                                                                             DR




                                                                                                                                                                                LN                                                                                                                                                                                                                                                                                                                                                            RD
                                                                                                                                                                                                                                                              Y




                                                                                                                                                                                                                                                                                                                                                                                                                                                                          GL




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      D




                                                                                                                                                                            RN                                                                                                                                                                                                                                                                                                                                                                      CT

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            R


                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   NN
                                                                                                                                                                                                                                                                        MA




                                                                                                                                                                                                                                                                                                                                                DR




                                                                                                                                                                                  LN
                                                                                                                                                                                                                                                             LN




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              KR
                                                                                                                                                                                                                                                                                                     /31




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          DD
                                                                                                                                                                   BA                                  CT
                                                                                                                                                                                                                                                                                                                                                                                                                                                                            EN




                                                                                                                                                                               EN
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   F




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    E
                                                                                                                                                        D                                          IV E E
                                                                                                                                                                                                                                                                                                              ST




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               OF




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 PL
                                                                                                                                                                                                                                                                                                  02




                                                                                                                                                      RE ARM
                                                                                                                                                                                                                                                                     TH




                                                                                                                                                                                                                                                                                                                                              RY




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         BIGGS PL




                                                                                                                                                                                                EH
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             OR




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       AR
                                                                                                                                                                                                                                                                                                                                                                                              SU
                                                                                                                                                                                                                                                                                                                                                                                                                                                                               NR




                                                                                                                                                                                             BE          N
                                        RD
                                                                                                                                                                                                                                                                                               2




                                                                                                                                                                                                      LA
                                                                                                                                                                                                                                                                                                                                                                                  SA M




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              GR




                                                                                                                                                         C                                                                                                                                                                                                                                       N
                                                                                                                                                                                                                                                                                                        CE




                                                                                                                                                                                                                                                                                                                                          ER




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        MORGA N RD
                                                                                                                                                                                                                                                                     U




                                                                                      FAW
                                                                                                                                                                                                                                                                                                                                                                                                                                         IV Y CT




                                                                           RD
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     PP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        DY




                                                                                                                                                                                                   IL                                                                                                                                                                                                      RI
                                                                                                                                                                                                                                                                                            RT




                                   OL                     TA LIA
                                                                                                                                                                                                                                                                  SO




                                                                                                                                                                                                VA
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  D




                                                                                          N                                                                                                                                                                                                                                                                                                                       DG
                                                                                                                                                                                                                                                                                                     ER




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     W
                                                                                                                                                                                                                                                                                                                                         ND




                                                                                                 DR
                                                                                                                                                                                                                  LANE




                           HO
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      E



                                                                                                                                                                                                                                                                                                                                                                                                                       E
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      OL




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      AL
                                                                                                                                                                                                                                                                                                                                                                                       S




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   SH




                      SC                                                                                                                                                                                                                                                                                                                                                                                                   DR
                                                                                                                                                                                                                                                                                                   MM




                                                                                                                                                                                                                                                                                                                                 DO




                                                                                                                                                                                                                                                                                                                                                                                    ON D




                                                                                                                                                                                                                                                                                                                                                                         D



                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       DR
                                                                                                                                                                                                                                                                                                                                                        V
                 NY                                                   HILL RD                                                                                                                                                                                                                                                                       T BL
                                                                                                                                                                                                                                                                                                                                                HAR
                                                                                                                                                                                                                                                                                                                           N
                                                                                                                                                                                                                                                                                              CO




            MO                                              LE FFLE R


                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           O
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          CIDER MILL
                                                                                                                                                                                                                        N




                                                                                                                                                                                                                                                                                                                                                                                                                                               RD
                                                                                                                                                                                                                                                                                                                        LO




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        R                                                                                                                                                                                                                                                                                                                                                                                                                  INTE
                                                                                                                                                                                                                                                                                                                                                                                                                  TW IN PO
                                                                                                                                                                                                             CAST LE TO




                                                                                                                                                                                                                                                                                                                                                                                         R




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            CIDE R MILL




      HA


                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               LA
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         N ?




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                                                                                                                                                                                                                                                       ER HIL                                                                                                                                   Y
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                                                                                                                                                                                                                                                                                                                                                                             T T SO N
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                                                                                                                                                                                                                                                                                                                                                                                                                              B LV D




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                                                                                                                                                                                                                                                                                                                                                                                          SH
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                                                                                                                                                                                                                                                                                                                                                                                             AN




                                                                                                                                                                                        YARD RD
                                                                                                                                                                                                                                                                                                                                                                       KS




                                                                                                                                                                                                                                                                                                                                                                                                  IC
                                                                                                                                                                                                                                                                                                                                                                      C




                                                                                                                                                                                                                                                                                                                                                                                                  DR
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                                                                                                                                                                                                                                                                                                         T
                                                                                                                                                                                                                                                                                                      EC




                                                                                                                                                                                                                                                                                                                                                                    HA
                                                                                                                                                                                                                                                                                                                                                                      AS
                                                                                                                                                                                                                                                                                                      W




                                                                                                                                                                                                                                                                                                                                                                               DR
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                                                                                                                                                                                                                                                                                                     CT



                                                                                                                                                                                                                                                                                                                                  PH
                                                                                                                                                                                                                                                                                                                                     E
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                                                                                                                                                                                                                                                                                                                                         AS
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                                                                                                                                                                                                                                                                                                                                              AN




                                                                                                                                                                                                                                                                                                               O
                                                                                                                                                                                                                                                                                                                                               T




                                                                                                                                                                                                                                                                                                                   R
                                                                                                                                                                                                                                                                                                                       IO
                                                                                                                                                                                                                                                                                                                                                DR




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                                                                                                                                                                                                                                                                                                                                   W
                                                                                                                                                                                                                                                                LA                                                                       AY
                                                                                                                                                                                                                                                             AD
                                                                                                                                                                                                                                                        TO




                                       Raritan Township Master Plan
                                              Circulation Plan
Legend
Roadway Hierarchy
     County

     Local
                        0   4,125   8,250   16,500 Feet


                                                          -
     Minor Collector

     Major Collector

     PRIVATE

     State/US Highway




          Raritan Township Master Plan
               Roadway Hierarchy
Legend
    On-Road Existing Bike Lane

    Existing Sidewalks

    Existing Off-Road Trail
                                                                                           0                                4,250                                            8,500                                                                                           17,000 Feet


                                                                                                                                                                                                                                                                                                                                                                                   -
                                                                                                                                                                   LILA
    Proposed On-Road Bike/Pedway




                                                                                                                                                                      DRC
    Proposed Off-Road Trail, Property Under Control




                                                                                                                           RD
                                                                                                                        ION
    Proposed Off-Road Trail, Acquisition Required




                                                                                                                      AT
                                                                                                                    ST
    Bike/Ped Network Spot Improvements                                                                                                  DEMOT




                                                                                                             N
                                                                                                                                             T                  DR




                                                                                                          TO
                                                                                                        AN
                                                                                           RUS


                                                                                                      ST
                                                                                                BLUEBIR
                                                                                                                                             ES RD
                                                                                              TIC


                                                                                                                                 WILLIAM BARN
                                                                                                   TRA




                                                                                                                                                                           RIVER RD
                                                                                                       IL
                                                                                                        D CT




                                                                                                                                                DR
                                                                                                                            Y

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                                                                RNER RD                                                                             IE
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                                                                                                                                                                                                    RT 31
                     RAKE FACT




                                                                                                                                     TR AIL
                                                                                                                              SUMMIT
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                                                                                                                                                                                                                 BJ'S DR
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                                         OAK GROV                                                                           EDWARD DR
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                                                                                                                                         ON                                  Y
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                                                                                                    BARTON RD




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                                                                                                                                                                 NEWC
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                                                                                                                                                                                                                                             N RD
                                                                                  DL
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                                                                                                                                                                                                                                     JUNCTIO
                                                                               A




                                                                                                                                                                                                              D
       GOOSE ISLAND RD                                                                                                                                                                                  LIST R
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                                                                                                                                                                     DR
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                                                                                                                                                                                                                                       N?
                                                                                                                                                                  A




                                                                                                                                                                                                                                                                                                           CASE BLVD
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                                                                                                                                                                                                                                                                                                                                                               WELL
                                                                                                                                                                                             PARK AVE




                                                                                                                                                                                                                                                                                                                                                                    S RD
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                                                                                                                                                                                                                                                                                                    HEAF
                                                                                                                                                                                                 BROAD ST




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                                                                                                                                                                                                 MAIN ST




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                                                                                                                                                                                                                                                                                         RN R
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                                                                                                                                                                                                        BROWN ST




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        PLUM BR



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                                                                                                                                                                                                                                                   RD




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                                                                                                                                                                                                     1




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                                          CHO                                                                      EC
                                                                                                                                                                            M

                                                                                                                                                                                                 2 /3
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                                                                                                       EN                                                                                                                                                         N                                                                                                       ER
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                                                                                                                                                                                                                                                                                                                                                                                       E
                                                                                                    RM                                                                                                                                                                  RI
                                                                                                                                                                        UTH




                                                                                                                                                                                                                                                                                                                                 BIGGS PL
                                                                                                                                                                                                                                                           SAM
                                                                                                                                                                                              20




                                 RMO                                                                       EE




                                                                                                                                                                                                                                                                                                                                                                                                MORGAN RD
                                                                                                                                                                                                                                                                                                                                                                                    PL
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                                                                                                                                                                                                                                                               SON




                                                                                                                                                                                                                                                                                                                                                                               RD
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                                                                                                                                                                                       MM




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                                               LEFFLER                                                                                                                                                                          HAR
                                                                                                                                                                                                                                                                                                 SUTPH ON DR
                                                                                                                                                                                                                                                                                                  JOH NS
                                                                                                                                                                                     CO




                                                                                                                                                                                                                                                                                                                                                          DR
                                                                                                                                                                                                                                                                   DR




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                                                                                                                                                                                                                                                                                                        T




                                                                                                                                                                                                                                                                                                                                              O
                                           STACEY RD



                                                               VI
                                             CYNDI CT




                                                                                                                                                                                                                                                                                                                                            DA
                                                                  L




                                                                                                                                                                                                                                                                                                                                                                                                             S
                                                                   LA




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                                                                                                                                                                                                                                                                                                                                              LY




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                                                                      G




                                                                                                                      L WAY                                                                                                                                                                                            KUHL R
                                                                       E




                                                                                                                                                                                                                 KUHL CORP.




                                                                                                     HIL
                                                                                                                                                                                                                                                                                                                                                 R




                                                                                                                                                                                                                                                                                                                             D
                                                                        G




                                                                                               ROBIN                                                                                                                                                                                                      RD
                                                                                                                                                                                                                                                                                                                                                D
                                                                         LE




                                                                                                                                                                                                                                                                                             L'S
                                                                                                                                                                                                                                                                             RE




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                                                                              N




                                                                                                                                                                                                                                                                               AV




                                                                                                         NE DR
                                                                                                 MILESTO
                                                                                                                                                                                                                                                                                  IL
                                                                               RD




                                                                                                                                                                                                                                                                                      LE
                                                                                                                                                                                                                                                                                         RD
                                                                            UT
                                                                        TRO




                                                                                                                                  CORNER RD
                                                                                                                          HAMPTON
                                                                                                                                       CLUB DR
                                                                                                                               COUNTRY
                                                                          N
                                                                      JOH




                                                                                                                                                                                                                                                                                     BECK




                                                                                                                                                                                  D
                                                                                                                                                               ER           HILL R                                                                         Y
                                                                                                                                                           COPP                                                                                       RD WA
                                                                                                                                                                                                                                                   ITT ON
                                                                                                                                                                                                                                                                                          S




                                                                                                                                                                                                                                                 ER WILS
                                                                                                                                                                                                                                                                                         BLVD




                                                                                                                                                                                                                                              EV
                                                                                                                                                                                                                                     LAVADA LANE




                                                                                                                                                                                                                                                                NE
                                                                                                                                                                                                                                                                  SH
                                                                                                                                                                                                                                                                    AN




                                                                                                                     YARD RD
                                                                                                                                                                                                                                                                      IC
                                                                                                                                                                                                                                                                        DR




                                                                                                                                                                                                                                                    HA
                                                                                                                                                                                                                                                      AS
                                                                                                                                                                                                                                                           DR
                                                                                                                                                                                                                      PH
                                                                                                                                                                                                    CT


                                                                                                                                                                                                                        EA
                                                                                                                                                                                                REX

                                                                                                                                                                                                                 K DR

                                                                                                                                                                                                                               SA
                                                                                                                                                                                                                                  NT
                                                                                                                                                                                                             HAW



                                                                                                                                                                                                                                     DR




                                                                                                                                                                    L        A
                                                                                                                                                                 AD
                                                                                                                                                              TO




                Raritan Township Master Plan
                        Bike/Ped Plan

								
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;