New Jersey § 13:20-11

§ 13:20-11.

a. The regional master plan shall include, but need not necessarily be limited to: (1) A resource assessment which: (a) determines the amount and type of human development and activity which the ecosystem

of the Highlands Region can sustain while still maintaining the overall ecological

values thereof, with special reference to surface and ground water quality and supply;

contiguous forests and woodlands; endangered and threatened animals, plants, and

biotic communities; ecological factors relating to the protection and enhancement

of agricultural or horticultural production or activity; air quality; and other

appropriate considerations affecting the ecological integrity of the Highlands Region;

and (b) includes an assessment of scenic, aesthetic, cultural, historic, open space, farmland,

and outdoor recreation resources of the region, together with a determination of overall

policies required to maintain and enhance such resources; (2) A financial component, together with a cash flow timetable which: (a) details the cost of implementing the regional master plan, including, but not

limited to, property tax stabilization measures, watershed moratorium offset aid,

planning grants and other State aid for local government units, capital requirements

for any development transfer bank, payments in lieu-of-taxes, acquisition, within

five years and within 10 years after the date of enactment of this act, of fee simple

or other interests in lands for preservation or recreation and conservation purposes,

compensation guarantees, general administrative costs, and any anticipated extraordinary

or continuing costs; and (b) details the sources of revenue for covering such costs, including, but not limited

to, grants, donations, and loans from local, State, and federal departments, agencies,

and other governmental entities, and from the private sector; (3) A component to provide for the maximum feasible local government and public input

into the council's operations, which shall include a framework for developing policies

for the planning area in conjunction with those local government units in the planning

area who choose to conform to the regional master plan; (4) A coordination and consistency component which details the ways in which local,

State, and federal programs and policies may best be coordinated to promote the goals,

purposes, policies, and provisions of the regional master plan, and which details

how land, water, and structures managed by governmental or nongovernmental entities

in the public interest within the Highlands Region may be integrated into the regional

master plan; (5) A transportation component that provides a plan for transportation system preservation,

includes all federally mandated projects or programs, and recognizes smart growth

strategies and principles. The transportation component shall include projects to promote a sound, balanced

transportation system that is consistent with smart growth strategies and principles

and which preserves mobility and maintains the transportation infrastructure of the

Highlands Region. Transportation projects and programs shall be reviewed and approved by the council

in consultation with the Department of Transportation prior to inclusion in the transportation

component; and (6) A smart growth component that includes an assessment, based upon the resource

assessment prepared pursuant to paragraph (1) of subsection a. of this section, of

opportunities for appropriate development, redevelopment, and economic growth, and

a transfer of development rights program which shall include consideration of public

investment priorities, infrastructure investments, economic development, revitalization,

housing, transportation, energy resources, waste management, recycling, brownfields,

and design such as mixed-use, compact design, and transit villages. In preparing this component, the council shall: (a) prepare a land use capability map; (b) identify existing developed areas capable of sustaining redevelopment activities

and investment; (c) identify undeveloped areas in the planning area, which are not significantly constrained

by environmental limitations such as steep slopes, wetlands, or dense forests, are

not prime agricultural areas, and are located near or adjacent to existing development

and infrastructure, that could be developed; (d) identify transportation, water, wastewater, and power infrastructure that would

support or limit development and redevelopment in the planning area. This analysis shall also provide proposed densities for development, redevelopment,

or voluntary receiving zones for the transfer of development rights; (e) identify potential voluntary receiving zones in the planning area for the transfer

of development rights through the appropriate expansion of infrastructure or the modified

uses of existing infrastructure; (f) issue model minimum standards for municipal and county master planning and development

regulations outside of the preservation area, including density standards for center-based

development to encourage, where appropriate, the adoption of such standards; (g) identify special critical environmental areas and other critical natural resource

lands where development should be limited; and (h) identify areas appropriate for redevelopment and set appropriate density standards

for redevelopment. Any area identified for possible redevelopment pursuant to this subparagraph shall

be either a brownfield site designated by the Department of Environmental Protection

or a site at which at least 70% of the area thereof is covered with impervious surface. b. The resource assessment, transportation component, and smart growth component prepared

pursuant to subsection a. of this section shall be used only for advisory purposes

in the planning area and shall have no binding or regulatory effect therein.