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Narrative: Long Hill

Narrative: Long Hill

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Published by: Morris County NJ on Feb 02, 2010
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Long Hill Township (1430)
This municipal chapter is an element of the Morris County Wastewater Management Plan prepared by the Morris County Department of Planning and Development in accordance with N.J.A.C. 7:15. Incorporated in 1866, Morris County's southernmost municipality was originally called Passaic Township. In November of 1992, residents voted to change the name to Long Hill Township. The topographic features of this community include a portion of the Watchung Mountains, which separate the lowlands of the Great Swamp National Wildlife Refuge and the Passaic River. Long Hill Township contains four distinct villages, which are Millington, Stirling, Gillette and Meyersville. Long Hill Township is located in the southern most portion of Morris County and encompasses approximately 12.1 square miles. Roughly 50% of the Township consists of protected open space, parks and recreation areas, the largest of which is the Great Swamp National Wildlife Refuge. The remaining land within the Township consists mainly of residential uses with a small portion zoned for commercial activity. The Township zoning designations are shown on Map 4M. The Census Bureau estimates Long Hill Township had a population of 8,611 in 2008. The population has seen a slight decline of approximately two percent (2%) since 2000. Following are some important considerations for this municipality with respect to wastewater management planning: • • Long Hill Township is considered a non-urban municipality. The municipality is not located within the Highlands Region.

In this document, the following terms are used frequently: • EDUs – Equivalent Dwelling Units - a measure where one unit is equivalent to wastewater effluent from one dwelling unit. NJDEP defines a dwelling unit to mean any building or portion of a building, permanent or temporary, used or proposed to be used as a residence either seasonally or throughout the year. Most often, EDU is used in reference to a single family home. • • gpd – gallons per day, a unit of flow measurement. GSA – General Service Area – represents the area to be served by residential septic systems. NJDEP refers to septic systems as discharges to groundwater with a design capacity of less than 2,000 gallons per day. GW – groundwater


Interim Draft Wastewater Management Plan for Morris County (12/31/09) Long Hill Township

HUC11 - Hydrologic Unit Code consisting of 11 digits – a United States Geological Survey (USGS) standard designation for subwatersheds delineated based on topography. HUC14 – Hydrologic Unit Code consisting of 14 digits – a USGS standard designation for subwatersheds delineated based on topography. mgd – million gallons per day, a unit of flow measurement. NDM - Nitrate Dilution Model – The NDM) is required by NJDEP and follows the calculations methodology developed by the New Jersey Geological Service (NJGS). The NDM uses the soils type to estimate the minimum lot size needed to provide enough recharge to dilute nitrate to a specified target. This method is intended to be a guide for estimating the impact of nitrate

from septic tanks on groundwater quality. The NDM uses the minimum lot size to calculate the number of EDUs possible for a given area. • Non-discharge areas - areas where additional wastewater generation and/or discharge are prohibited. SSA – Sewer Service Area – represents the area to be served by a centralized treatment facility. STP – Sewage Treatment Plant SW – surface water WMP – Wastewater Management Plan WPCF – Water Pollution Control Facility WPCP – Water Pollution Control Plant WWTP – Wastewater Treatment Plant

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Existing Infrastructure
The existing wastewater collection and conveyance infrastructure within this municipality consists of the following: • Collection System –Development is concentrated in the southern half of Long Hill on both sides of the section of the Watchung Mountain. The collection system and associated trunk sewers convey flow from these populated areas to the Long Hill Township STP. Pumping Stations – No pumping stations have been identified for Long Hill Township.

Existing major wastewater treatment facilities located within the municipality include: • Long Hill Township STP - This wastewater treatment facility serves the Township.


Interim Draft Wastewater Management Plan for Morris County (12/31/09) Long Hill Township

Tables 1a and 1b below includes additional minor facilities in Long Hill Township that are regulated by the NJDEP and have individual New Jersey Pollutant Discharge Elimination System (NJPDES) discharge permits. Table 1a identifies facilities that discharge to groundwater (DGW). There are no minor facilities indicated as a discharge to surface water (DSW) in the municipality. However, Table numbered 1b is reserved for such facilities if they are noted in the future. Existing treatment facilities are illustrated on Map 2M.


Interim Draft Wastewater Management Plan for Morris County (12/31/09) Long Hill Township

Table 1a: NJPDES (DGW) Minor Permit Facilities within Long Hill Township that Discharge 2,000 gpd or more

NJPDES Permit Number

Facility Name

Permit Program Code

Receiving Stream or Aquifer



Contact Organization Name



Permitted Flow (gpd)

Existing Flow (gpd)

Future Flow (gpd)

Discharge Category


Long Hill Township STP




Richard Sheola

Long Hill Township



No data

No data

No data



The County has solicited input regarding this permitted facility from NJDEP. It may be a dormant permit and subject to removal from this table.


Interim Draft Wastewater Management Plan for Morris County (12/31/09) Long Hill Township

Environmental and Other Land Features
County-wide environmental features are shown on maps 5A & 5B. The Passaic River delineates the southern boundary of the Township. The Great Swamp National Forest Refuge is located in the northern portion of the Township, and includes the Black Brook, the Great Brook and numerous tributaries and associated wetlands. The southern portion of the Township also contains multiple tributaries to the Passaic River with associated wetlands and water bodies. There are no State or Interstate highways through Long Hill Township, which is served by rail and several County Roads.

Delineation of Service Areas and Planning Integration
Sewer Service Area
The following are the sewer service areas within Long Hill Township. The existing areas served and future SSAs are shown on Maps 2M and 3M, respectively. The facility providing treatment to this service area has an associated facilities table in the Appendix. • Long Hill Township STP (NJPDES NJ0024465; DSW) – This SSA includes all sewered areas in the Township.

General Service Area
General Service Areas (GSAs) consist of those areas with discharges to groundwater of less than 2,000 gallons per day (i.e. residential septic systems) that are designated neither for sewer service nor as non-discharge areas. Non-discharge areas are areas where additional wastewater generation and/or discharge are prohibited.

Coordination and Compliance with the New Jersey Highlands Regional Master Plan
Long Hill Township is not located within the New Jersey Highlands Region.

Future Wastewater Demand and Facilities
For the purposes of evaluating capacity and future sanitary flow rates, the full build-out of undeveloped or underdeveloped land in the Township was derived from the existing zoning and the development potential of land parcels within Township. The results of the build-out analysis were compared to the permitted treatment capacity of major wastewater treatment facilities.

Sewer Service Area Wastewater Capacity Analysis
Table 2a presents the results of the Build-out Analysis within the SSAs indicated above.


Interim Draft Wastewater Management Plan for Morris County (12/31/09) Long Hill Township

Table 2a: Long Hill Township Build-out Table (SSAs) Total Flow Major Capacity Attributed to Total Residential Public Allocation/ TWAs Existing Build-out Wastewater Permitted Approved Flow Flow Treatment Capacity But (mgd) (mgd) Facility (mgd) Unconnected (mgd) Long Hill Twp STP 0.900 1.095 0.003 0.080

NonResidential Build-out Flow (mgd)

Existing Total Septic Projected BuildSystems out Flow Flow (mgd) (mgd) 0.0552 1.242

Remaining Capacity (mgd)




Interim Draft Wastewater Management Plan for Morris County (12/31/09) Long Hill Township

Treatment Works Approvals (TWAs) approved by NJDEP for unconnected projects within Long Hill Township consist of the following: Table 2b – Treatment Works Approvals Facility TWA Developer's Agreement (Block 13205, Lot 5) Developer's Agreement (Block 11103, Lot 12 and Block 11201, Lot 1) Developer's Agreement (Block 11106, Lot 11) New 4 Lot subdivision (Block 14205, Lot 3.01, 3.02, 2.01, 4.01) 3 Lot subdivision (Block 10301, Lot 13, 13.01, 13.02) Total Long Hill Township STP Long Hill Township STP Long Hill Township STP Long Hill Township STP Long Hill Township STP Unconnected Flow (mgd) 0.0003 0.0006 0.0003 0.0012 0.0009 0.003

Long Hill Township is served by the Long Hill Township STP. The current permitted flow for the Long Hill Township STP is 0.900 mgd and the projected build-out flow is 1.242 mgd creating a deficit in capacity of 0.342 mgd. Table 2a shows that the Long Hill Township STP does not have sufficient capacity to meet the calculated build-out potential within the Township. The Long Hill Township STP is currently complying with the requirements of NJDEP’s Capacity Assurance Program. Long Hill has imposed a voluntary sewer ban in recognition of the plant flows currently exceed permitted capacity. Undeveloped and underdeveloped parcels are shown on Map 3M.

General Service Area Wastewater Capacity Analysis
Table 3 presents the results of the Build-out Analysis within the GSA. The GSA is shown on Map 3M. The breakdown by HUC11 subwatershed is shown below.


Interim Draft Wastewater Management Plan for Morris County (12/31/09) Long Hill Township

Table 3 – Long Hill Township Build-out by HUC11 (GSA) Build-out Potential (Equivalent Dwelling Units) HUC111 02030103010

Using Nitrate Dilution Model 564.53

Under Municipal Zoning 27.00

Surplus/ Deficit 537.53

The Build-out potential within this HUC 11 is for that portion within the municipal boundary. It does not represent the entire HUC 11 boundary within Morris County and only represents the portion of the HUC11 within Long Hill Township.

For Table 3, equivalent dwelling units were calculated by adding [potential residential flow (gpd)/350] + [potential non-residential flow (gpd)/500]. The General Service Area (i.e., septic) build-out capacity analysis for Long Hill Township was based on the 2.0 mg/L statewide standard for the target concentration of nitrate in groundwater. Following are the results of this analysis shown in table 3 for Long Hill Township’s portion of the HUC11: • For HUC 02030103010 the build-out results based on existing zoning is less than the number of potential EDUs generated by the Nitrate Dilution Model (NDM) for septic capacity, and therefore, no change in zoning is required.

NOTE: Where the number of EDUs generated by zoning is greater than the number of EDUs generated by the NDM, zoning build-out and NDM will be run for the entire HUC 11 to determine if the entire HUC 11 has sufficient nitrate dilution capacity to accommodate full zoning build-out.

Special Conditions
See attached memo titled “Revised build-out capacity and assumptions” from Kevin O’Brien, P.P. of Shamrock Enterprises Ltd. dated December 12, 2009.


Land Use Planning and Transportation Consulting
Madison House 866 Madison Avenue Rahway, NJ 07065 732/388-4765 FAX 388-7938 SHAMROCK_KOB@Comcast.net.


Richard Sheola, Township Administrator and the Waste Water Committee Kevin O’Brien, P.P. 12 December 2009 Revised Build out capacity and assumptions

The Buildout Analysis I have undertaken was done in two parts. First, I went through the Master Plan and reviewed my knowledge of Planning Board policy and developments within the Township. Based upon this I created four Study Areas that I believe are redevelopable at a high density. Second, I went through the County spreadsheets that were provided to me and assumed future development on each parcel based upon developable land and underlying zoning regulations.

I identified several large potentially developable areas in Long Hill that should be considered as separate entities in a buildout study. Within these study areas I have assumed a potential buildout of 12 units per acre. This number is based on traditional Transit Oriented Development (TOD) density, which is between the minimum 8 units of housing an acre or 12 units of rentals per acre and the urban center standard of 22 units of housing per acre or 25 units of rentals per acre. The 12 units per acre seem appropriate based upon the study areas access to the local train stations as well as the semi-rural nature of the remainder of the community. I anticipate that future zoning ordinances will allow for mixed development, allowing commercial at ground level and residential above ground level in the study areas. I also assume that the study area properties will allow up to 30% commercial building coverage of the total buildable acres. The square footage number for each lot will then give the anticipated wastewater flow from those properties.

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STUDY AREAS 1. Valley Road – the newly named Valley Road Business District is a large swath of property from Morristown Road to Main Avenue along Valley Road. The new Valley Road Business District Master Plan calls for mixed use development and residential development above the first floor. I anticipate that this area will grow at approximately 12 units to an acre. The entire study area is 93.408 acres. At 12 units per acre, the Township expects a maximum 1,122 residential units. At 30% lot cover, the Township assumes that a total of 1,220,656 SF of commercial space may be built. Total wastewater from 1,122 residential units at 180 gallons per unit (multifamily rate) is 201,960 gallons. Total wastewater from 1,220,656 SF is 122,065 gallons. A total of 324,025 gallons is expected from the Valley Road Study area. 2. Stirling – this area may well become a transit village, with increased density tied to the train station and commercial first floors with above ground floor residential. The entire study area is 8.881 acres, or 386,856 SF. At 12 units per acres, 107 residential units are expected. At 180 gallons per unit, we expect 19,260 gallons of wastewater. Commercial square footage of 30% of 386,856SF is 116,057 SF, which generates 11,605 gallons daily. A total of 30,865 gallons is expected from the Stirling Study Area. 3. Millington – here it seems safe to assume that a more dense area is possible, based on a transit village development tied to the train station. New TOD development should include the current M zone, LI-2 zone and O zone in Millington. The Millington Study Area is 27.321 acres. At 12 units per acre, we may expect 328 residential units. At 180 gallons per unit, we expect 59,040 gallons daily. With 357,031 SF of commercial space generating 35,703 gallons, the total wastewater from Millington is expected to be 94,743 gallons. 4. Kurz Property – this property was the subject of a Zoning Board of Adjustment variance for 132 senior citizens/assisted living units in 2003. A withdrawn Zoning Board application in 2006 was for 172 residential senior units, a two floor bank/office and a two floor office building. Although the property is 71.35 acres, it is severely constrained by steep slopes and flood plain. Therefore, I have assumed a maximum of 132 residential units. At

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180 gallons per day, the Kurz property may generate 23,760 gallons of wastewater. 5. The Study Areas above provide a total of 1,689 residential units and 1,693,744 SF of commercial space. The total wastewater flow from the four Study Areas listed above is 473,393 gallons daily at total maximum buildout.



In the County list of Vacant and Undeveloped Parcels I made the following assumptions concerning residential properties: None of the properties are owned by a public entity intent on preserving them as open space. Qualified farms would revert to the underlying zone and be developed with the maximum number of dwellings allowed in the zone. I estimated maximum dwelling units based upon the current zoning and the total developable acreage. I used the current zoning to assume the number of dwelling units that are allowable based on the developable acreage. If the total area is greater than the minimum, I allow an additional dwelling unit. If a residential lot has less than the minimum acreage required, I still assume one dwelling unit based on the assumption that every property owner has the right to build a dwelling unit, even if the lot is severely constrained or undersized. Based upon the above, I estimated 260 residential units generating 300 gallons per day, or 78,000 gallons per day. The commercial portion of the list generated 95,339 SF of commercial space. At a 10% ratio (assumed from the County List), these properties would generate 9,531 gallons. These two numbers combined equal 87,531 wastewater gallons per day. I am enclosing Excel work book sheets giving the maximum build out of the lots identified in the County list of: Vacant – developable; Vacant – developable with adjacent parcel; Redevelop able; and Vacant – undersized. Each listing gives the maximum residential units or the maximum commercial square footage.



Putting together all of the above information equals a total of 1,949 additional residential units at the absolute maximum build out. It also assumes additional commercial space of 1,789,083 SF. The total potential development results in an additional wastewater flow of 566,924 gallons per day.

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To reach a completely accurate buildout number the current wastewater flows from each property included in the study areas should be subtracted from the Township total making for a far less total amount. These numbers are extremely conservative and represent what may occur in the future if every property is developed to its maximum capability. It is possible that the Township mat not approach these numbers for a good many years from now. In a medium time horizon of 10 to 20 years, it would seem prudent to assume that up to a quarter of the total maximum growth may occur, based on recent growth in the Township. I would expect this to start around the train stations and slowly expand to Valley Road. Please call me if you have any questions about this memo.

LH Buildout memo V3 121209

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