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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 • gpd – gallons per day, a unit of

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


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

• HUC11 - Hydrologic Unit Code from septic tanks on groundwater

consisting of 11 digits – a United quality. The NDM uses the
States Geological Survey (USGS) minimum lot size to calculate the
standard designation for number of EDUs possible for a
subwatersheds delineated based given area.
on topography.
• Non-discharge areas - areas where
• HUC14 – Hydrologic Unit Code additional wastewater generation
consisting of 14 digits – a USGS and/or discharge are prohibited.
standard designation for
subwatersheds delineated based • SSA – Sewer Service Area –
on topography. represents the area to be served by
a centralized treatment facility.
• mgd – million gallons per day, a
unit of flow measurement. • STP – Sewage Treatment Plant

• NDM - Nitrate Dilution Model – • SW – surface water

The NDM) is required by NJDEP
and follows the calculations • WMP – Wastewater Management
methodology developed by the Plan
New Jersey Geological Service
• WPCF – Water Pollution Control
(NJGS). The NDM uses the soils
type to estimate the minimum lot
size needed to provide enough
• WPCP – Water Pollution Control
recharge to dilute nitrate to a
specified target. This method is
intended to be a guide for • WWTP – Wastewater Treatment
estimating the impact of nitrate Plant
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

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 Receiving Contact Permitted Existing Future

Facility Discharge
Permit Program Stream or Classification Permittee Organization Block Lot Flow Flow Flow
Name Category
Number Code Aquifer Name (gpd) (gpd) (gpd)

NJ01032411 Long Hill GW - - Richard Long Hill 10411 6 No data No data No Sanitary
Township Sheola Township data
1 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 Existing Total
Total Residential Non-
Public Allocation/ TWAs Septic Projected Remaining
Existing Build-out Residential
Wastewater Permitted Approved Systems Build- Capacity
Flow Flow Build-out
Treatment Capacity But Flow out Flow (mgd)
(mgd) (mgd) Flow (mgd)
Facility (mgd) Unconnected (mgd) (mgd)

Long Hill 0.900 1.095 0.003 0.080 0.009 0.0552 1.242 -0.342


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 Unconnected Flow

TWA (mgd)
Developer's Agreement (Block 13205, Long Hill Township
Lot 5) STP
Developer's Agreement (Block 11103, Long Hill Township
Lot 12 and Block 11201, Lot 1) STP
Developer's Agreement (Block 11106, Long Hill Township
Lot 11) STP
New 4 Lot subdivision (Block 14205, Long Hill Township
Lot 3.01, 3.02, 2.01, 4.01) STP
3 Lot subdivision (Block 10301, Lot Long Hill Township
13, 13.01, 13.02) STP
Total 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

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)

Using Nitrate Under Municipal
HUC111 Deficit
Dilution Model Zoning
02030103010 564.53 27.00 537.53
1The 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

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

TO: Richard Sheola, Township Administrator and the

Waste Water Committee
FROM: Kevin O’Brien, P.P.
DATE: 12 December 2009
SUBJECT: 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.
page 2


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

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

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
page 3

180 gallons per day, the Kurz property may generate 23,760 gallons of

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


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.
page 4

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