Farmland Preservation Plan Element

Transcription

August 18, 2010
West Windsor
Farmland Preservation
Plan Element
1
PREFACE
We would like to thank the Agricultural Advisory Committee (AAC) for their assistance in producing this document.
The 2009-2010 AAC members include:
Charles Appleget
Steve Jany
Marty Goldman (Chair)
INTRODUCTION
Preserved farmland is recognized as a major contributor toward the open space character of West Windsor, a
quality that the Township strongly hopes to maintain as part of the overall land use plan. The maintenance of
farmland helps to improve aquifer recharge, provides wildlife habitat and provides scenic open space vistas.
Additionally, farms are essential to producing food for both people and animals. Preventing these areas from
development with more intense land use also reduces the rate of stormwater runoff, reduces potential traffic
generation and eliminates the costs of services that are associated with other types of development.
Appropriately, the issue of farmland preservation is addressed in general in the Open Space and Recreation Plan
Element and the Conservation Plan Element.
The purpose of this Farmland Preservation Element is to more specifically address issues revolving around the
preservation of agriculture as an industry and active land use. The preservation of West Windsor’s agricultural
heritage has long been a goal of local planning, identified in various Master Plan revisions. Starting with the
adoption of a local Open Space Tax in 1993, the Township has been strengthening its efforts to preserve local
agriculture as part of its overall open space preservation efforts. It is the intent of this plan element to continue to
support for the effort and provide a further basis for the preservation of agriculture as a viable industry within the
Township. This element identifies sites that are to be retained specifically for the continuation of agriculture,
providing a greater basis for the retention of these farms and the business of agriculture in West Windsor
Township.
Section 200-146 of the Township’s Code details West Windsor’s “Right to Farm” ordinance, which is as follows:
"A. The right to farm all land is hereby recognized to exist as a natural right and is also hereby ordained to exist as a
permitted use everywhere in the Township of West Windsor, regardless of zoning designation and regardless of
specified uses and prohibited uses set forth elsewhere in this Part 4, subject only to the restrictions and
regulations for intensive fowl or livestock farms and subject to township health and sanitary codes. The right to
farm as it is used in this section includes the use of large irrigation pumps and equipment, aerial and ground
seeding and spraying, large tractors, numerous farm laborers and the application of chemical fertilizers,
insecticides and herbicides, all for the purpose of producing from the land agricultural products such as vegetables,
grains, hay, fruits, fibers, wood, trees, plants, shrubs, flowers and seeds. This right to farm shall also include the
right to use land for grazing by animals, subject to the restrictions for intensive fowl or livestock farms. The
foregoing uses and activities included in the right to farm, when reasonable and necessary for the particular
farming, livestock or fowl production and when conducted in accordance with generally accepted agricultural
2
practices, may occur on holidays, Saturdays, Sundays, and weekdays, at night and in the day, and the noise, odors,
dust and fumes that are caused by them are also specifically permitted as part of the exercise of this right."
"B. It is expressly found that whatever nuisance may be caused to others by such uses and activities so conducted
is more than offset by the benefits from farming to the neighborhood and community and to society in general by
the preservation of open space, the beauty of the countryside and clean air and by the preservation and
continuance of farming operations in West Windsor Township and in New Jersey as a source of agricultural
products for this and future generations."
GOALS
The 2002 Farmland Preservation Plan Element included one goal, which was “to provide further support for the
protection and preservation of the Township’s remaining farmland and of the agricultural economy. While this
should be preserved wherever possible, it is particularly important that the remaining larger contiguous areas of
farmland identified as farm enclaves be maintained for agricultural and agriculturally-related uses. Additional goal
statements related to this issue are included in the Conservation Plan Element and Open Space and Recreation
Plan Element”. 1
Potential additional goals include:





Future preservation of parcels within the Township’s two designated Farm Enclaves should be for
farmland preservation only.
Recognize agriculture as a historically significant economic industry and encourage economic
opportunities in this industry. To preserve the history of farming, encourage a museum in conjunction
with the Historical Society.
Preserve six farm parcels, identified as West Windsor Township open space parcels #3, #4, #7, #78, #79
and #80 (186 acres) between 2010 and 2015, all of which are in the County Agricultural Development
Area (ADA).
Promote agri-tourism.
Promote locally-grown produce.
PROGRESS IN MEETING THE PLANNING INCENTIVE GRANT REQUIREMENTS
In 1999, the State of New Jersey adopted Assembly Bill 1869, establishing a new farmland preservation planning
incentive grant (PIG) program, the purpose of which is to provide grants to eligible counties and municipalities for
the purchase of development easements related to the preservation of farmland. To be eligible to apply for a
grant, a municipality must:


1
Identify multiple farm project areas.
Establish an Agricultural Advisory Committee.
2002 Farmland Preservation Plan Element, page 1.
3


Establish and maintain a dedicated source of funding.
Prepare a Farmland Preservation Plan Element.
West Windsor has identified two Farm Enclaves (see the Action Plan for Park & Recreation map in the Open Space
and Recreation Plan Element), where preservation of farmland should occur. Both are within Mercer County’s
West Windsor/Robbinsville Agricultural Development Area (ADA), which is one of seven regional farm areas in the
County.
The Township established an Agricultural Advisory Committee (AAC) in November of 2000. The purpose of the
AAC is to systematically plan for farmland preservation.
A dedicated source of funding for preservation of farmland and open space was established in 1993 when the
Township adopted its first municipal open space tax. This tax provides a source of funding for acquisition,
development and maintenance of land established for recreation, conservation, historic preservation and farmland
preservation. Presently, the tax is three cents per $100 of assessed value.
The first Township Farmland Preservation Plan Element was prepared in 2002.
As it has completed all four of the requirements, it is recommended that West Windsor apply for a PIG for one or
more of the four properties listed on its farmland preservation list.
HISTORY OF A FARMING COMMUNITY
West Windsor Township was incorporated in 1797 and encompassed seven hamlets: Port Mercer, Penn's Neck,
Clarksville, Princeton Junction/Berrien City, Grover's Mill, Dutch Neck and Edinburg. Surrounding these seven
hamlets was a prosperous farming community, which was the Township’s main economic driver until the 20th
Century.
During World War II, farmers in West Windsor were producing tomatoes, which would be placed on a train and
shipped to the Campbell’s factory in Camden as well as milk, which was sent to Trenton via the trolley whose rightof-way is now delineated by the high-tension power lines. In the 1960’s, 65% of the Township was still being
actively farmed.
By 1978 just over half the Township’s land was engaged in farming. A total of 8,955 acres were farmland assessed,
of which, 2,712 acres were owner-operated and the remaining 6,243 acres were leased. 2 Less than twelve
resident farmers existed in the Township. Corn, wheat and soybeans were the predominate crops during the
1970’s. When interviewed, farmers stated that they needed a minimum of 100 acres to successfully produce fruits
and/or vegetables or a minimum of 500 acres to produce grain. 3
2
Preface to Planning Report, 1979, page 69.
3
Ibid, page 70.
4
During the 1970’s and 1980’s West Windsor underwent significant residential development, with many farmers
selling their land to developers as they were retiring or simply could no longer afford the rising production costs
and decreasing income. By 2002, West Windsor had only 3,520 acres devoted to farming. 4
Although West Windsor has been steadily losing its farmland, Township officials, the AAC and the Environmental
Commission have been working to preserve farmland. Additionally, the Historical Society of West Windsor has
been laboring to preserve the aspects of what life was like during the Township’s farming past. The group
maintains the Schenck Farmstead, which dates back to the 1750’s, located on Southfield Road opposite the
Cranbury Golf course. The Historical Society has been working since 1997 to restore a barn, carriage house and
school house on the property. Currently, the barn is being restored and the foundation for both the carriage
house and school house has been poured. The Schenck Farmstead is where the Township has established a focal
point to celebrate West Windsor’s farming history.
Additionally, the Township, working with the AAC, produced a video called “The Farming Channel” for West
Windsor’s second grade students in 2007. The video is about agriculture in the municipality and is used as an
educational tool in the schools.
FARMLAND STATISTICS
Properties currently identified as farmland are indicated on the Farmland Located in West Windsor Township map.
In all, there are 3,695 acres still devoted to farming. Of this, five farms, with more than 180 acres, are proposed to
be preserved for agricultural preservation between 2010 and 2015. To date, 456 acres of farmland have been
preserved for agricultural use, either by fee simple purchase or purchase of development rights. An inventory of
farmland, which includes privately-owned preserved farmland, Township-owned preserved farmland and
Township-owned preserved open space currently being farmed, is found in Table X-1. The total acreage denoted
in Table X-1 includes both tillable and non-tillable acreage.
4
2002 Farmland Preservation Plan Element, page 3.
5
Table X-1
Farmland Inventory
Township-Owned Preserved Open Space Currently Being Farmed
Township-Owned
Preserved Farmland
Privately-Owned
Preserved Farmland
Offical Open Space
Location of Farmland
Acquisition Parcel
Number
13*
1201 Old Trenton Road
Block & Lot
Total Acreage
29/5
57.71
29/4.01
24.15
29/7 & 11
26.7
1240 Windsor Road
32/23
14.31
1220 Windsor Road
32/24
34.88
30*
1202 Windsor Road
32/1
15.5
44
Conover Road
24.07/2.02
10.02
15*
Cubberly and Line Roads
17*
18*
14*
Old Trenton Road
16*
28*
29*
7 Farms
Total Acreage =
29/3
183.27
47.05
37 Cubberly Road Rear
29/2.01
29.36
30/4
54.16
19*
Cubberly Road
30/5
58.37
20*
23/42
26.22
21*
23/40,57,63
25.74
23*
Robbinsville Road
30.03/2
31.91
7 Farms
6*
130 South Lane
8*
Total Acreage =
272.81
33/7
51.00
1247 Windsor Road
33/42
15.00
33/38
74.17
33/9
107.42
9*
1255 Windsor Road
10*
11*
Windsor Road
12*
1309 Windsor Road
22*
Old Trenton & Robbinsville Road
24*
274 Robbinsville Road
33/18.01,18.02
43.49
33/24.02
28.11
30.03/3
37.40
32/8
96.22
25*
1300 Windsor Road Rear
32/18
8.80
26*
32/5
15.46
27*
32/4.01
19.74
31*
129 South Lane
34/5
18.34
35
458 Cranbury Road Rear
20/5,6
68.52
40
768 Village Road West
15.14/29
33.28
41
15.14/28
21.43
49
83
Meadow Road
84
Bear Brook Road
H
L
Southfield Road
W
245 Clarksville Road
X
348 Village Road East
27 Parcels
15.14/52
17.30
8/48,22,25
164.02
9/33
15.20
33/1.03
81.73
28.02/31.01,31.03
46.50
93/1
16.71
21.30/16
Total Acreage =
TOTAL FARMLAND INVENTORY ACREAGE =
87.18
1067.02
1523.10
* Parcel is within Mercer County Agricultural Development Area.
6
OPEN SPACE FUNDING
Table X-2 presents information on West Windsor’s open space funding chart. This chart is current through
February 19, 2009. The chart shows that since 1998 the Township has received more than $5.8 million from
Mercer County for farmland preservation.
OPEN SPACE ACQUISITIONS
Table X-3 shows the Township’s open space acquisitions from August 1994 to December 2008. A total of 1,612
acres have been acquired over this fourteen year period at only a cost of $32.1 million.
7
Revised 2-19-09
TABLE X - 2 WEST WINDSOR TOWNSHIP OPEN SPACE SUPPLEMENTAL FUNDING CHART
PROPERTY INFORMATION
Parcel #
Name
COUNTY FARMLAND PRESERVATION
FUNDING SOURCE
COUNTY OPEN SPACE FUNDING SOURCE
Grant
Supplemental
Agreement
Funding
Grant Agreement Received from
Source
Amount
County
Grant Agreement
Approval Date &
Township
Resolution Number
Signed
Agreement
Received from
County
Amount & Date
Funding Received Funding Year &
by Township
Amount Requested
Funding Approval
Date & Amount
received
9
Blyman Farm
A; B
$210,000.00
11/12/1998
11/3/98
98-R-278
Yes
$210,000.00
9/3/99
N/A
N/A
8
Blyman Enclave
A; B
$17,205.00
8/16/2000
09/05/00
2000R-198
Yes
$17,205.00
11/22/00
N/A
N/A
9/14/2000
10/2/00
2000-R223
Yes
$66,375.00
12/11/00
1
Crawford Woods
A; B
$66,375.00
NO
28,29
Jany
84
Maycho
39
Liao
40
Tyndale
SUPPLEMENTAL
N/A
N/A
Certified
Market Value
(CMV)
Combined
Properties
$1,514,700.00
$442,500.00
REIMBURSEMENT
A; B
$90,600.00
09/15/00
10/2/00
2000-R222
SUPPLEMENTAL
Yes
$90,600.00
12/11/00
N/A
N/A
$604,000.00
REIMBURSEMENT
6/7/2000
9/29/2000
3/6/2001
6/7/2000
9/1/2000
CO U N T Y
3/6/2001
FARMLAND
9/1/2000
6/7/2000
3/6/2001
ACQUISITION THROUGH
A; B
$69,825.00
9/28/2000
10/16/00
2000-R227
Yes
$69,825.00
12/11/00
Yes
$34,200.00
2/1/01
N/A
N/A
N/A
N/A
$465,500.00
A; B
$34,200.00
11/6/2000
41,49
Robbins
A; B
$58,222.50
8/16/2000
9/5/00
2000R-199
Yes
$58,222.50
11/22/00
N/A
N/A
22
Everett
A; B
12/12/2000
12/27/00
2000-R277
Yes
$82,350.00
3/30/01
N/A
N/A
16
Levy
C
N/A
N/A
N/A
N/A
2001
$337,500.00
11/4/2003
$346,653.00
31
Cox
A; B
11/6/2000
11/27/00
2000-R257
Yes
$53,137.50
2/1/01
N/A
N/A
12/12/2000
12/27/00
2000-R276
Yes
$386,062.50
3/30/01
N/A
N/A
$2,573,750.00
$346,653.00
$7,119,850.00
$82,350.00
N/A
$53,137.50
$386,062.50
TOTALS (Page 1)
3/6/2001
$757,350.00
$221,250.00
$765,248.89
12/27/00
$221,520.26
12/27/00
PROJECT
$302,000.00
$303,542.45
12/27/00
FOWWOS
D
Princeton Ivy
Bastien
9/29/2000
100%
11/27/00
2000-R256
35
6/7/2000
Amount & Date
Funding
Received by
Twp.
C
NO
68
STATE GREENACRES FUNDING SOURCE
Survey
Package
State
Submittal
Phase I
Approval
Anticipated Grant
Date to
Submittal Date
Date
Amount
State
to State
A; B
$1,067,977.50
$1,067,977.50
$228,000.00
$388,150.00
9/1/2000
3/13/2001
10/31/2001
$223,803.75
9/12/2000
9/18/2000
3/6/2001
$114,000.00
9/1/2000
3/13/2001
10/31/2001
$174,495.00
9/12/2000
8/22/2002
8/28/2002
$274,500.00
N/A
N/A
N/A
9/12/2000
11/30/2000
10/31/2001
12/1/2000
3/5/2001
1/11/2002
$223,803.75
10/31/01
$126,502.78
12/27/00
$174,495.00
10/31/01
Pending
$337,500.00
Funding Status 1 of 2
$549,000.00
N/A
$354,250.00
N/A
N/A
$184,803.50
10/31/01
$1,286,958.30
7/11/02;
$1,286,875.00 11/17/03; 6-2-04
$184,803.50
$3,539,077.25
$3,286,874.93
Revised 2-19-09
TABLE X-2 WEST WINDSOR TOWNSHIP OPEN SPACE SUPPLEMENTAL FUNDING CHART
PROPERTY INFORMATION
Parcel #
Name
Thompson
A; B
23
Thompson
C
21, 15,
17, 19, 18 Thompson
10
COUNTY OPEN SPACE FUNDING SOURCE
Supplemental
Funding
Grant Agreement
Source
Amount
5&6
C
Thompson
A; B
COUNTY FARMLAND
PRESERVATION FUNDING
SOURCE
$198,000.00
N/A
N/A
$245,250.00
Grant
Agreement
Received from
County
Grant Agreement
Signed
Approval Date &
Agreement
Township Resolution Received from
Number
County
9/28/2000
10/16/00
2000-R225
N/A
N/A
Amount & Date
Funding
Received by
Township
Funding Year &
Amount
Requested
Funding Approval
Date & Amount
received
Yes
$198,000.00
12/11/00
N/A
N/A
N/A
N/A
2002
$630,400.00
12/04/03
$612,216.90
N/A
N/A
2002
$4,393,000.00
12/04/03
$4,364,608.90
N/A
N/A
N/A
N/A
9/28/2000
10/16/00
2000-R226
Yes
$245,250.00
12/11/00
Yes
$230,503.95
5/25/01
N/A
N/A
A; B
$230,503.95
1/22/2001
A; B
$150,030.00
6/4/2001
6/11/01
2001-R145
Yes
$150,030.00
9/14/01
N/A
N/A
Maneely
A; B
$676,995.00
6/4/2001
6/11/01
2001-R146
Yes
$676,995.00
8/17/01
N/A
N/A
12,25,26 Herman
A; B
$89,454.75
6/28/2001
7/16/01
2001-R189
Yes
$89,454.75
9/27/01
N/A
N/A
A
N/A
N/A
N/A
N/A
N/A
N/A
12/04/03
$501,989.40
N/A
Thompson
11, 27, 74 Oleniczak
53, 83
Certified Market
Value (CMV)
$1,320,000.00
$736,000.00
$5,111,500.00
$1,595,780.00
$1,000,200.00
$4,513,300.00
$647,400.00
$696,200.00
46,47
Astura
20
Diocese of
Trenton
C
N/A
N/A
N/A
N/A
N/A
N/A
2002
$514,800.00
94
Y&R
Associates
A, B, D
N/A
N/A
N/A
N/A
NA
NA
13, 14
Tindall
C
81
Gunther
A, B, D
91
D, C
30
Rogers
Windsor
Farm
44
Appelget
None
$604,500.00
$1,530,000.00
C
NO SUPPLEMENTAL REIMBURSEMENT
N/A
N/A
N/A
N/A
Survey
Phase I
Package
Submittal Date Submittal Date
to State
to State
State
Approval
Date
Amount & Date
Anticipated Grant Funding Received
Amount
by Twp.
$687,798.00
7-27-05; 3-20-06
9/20/2000
3/21/2001
1/11/2002
N/A
N/A
N/A
N/A
N/A
N/A
N/A
9/20/2000
N/A
Sent 8/16/02
Resubmitted
9/10/02
9/18/2002
$975,327.00**
7-27-05; 3-20-06;
$994,898.00 10-11-07; 2-11-09
10/18/2000
8/14/2002
8/28/2002
$797,890.00
3/23/2001
10/23/2001
1/11/2002
$500,000
2/28/2001
8/2/2001
12/11/2001
4/17/2001
2/6/01
by D & R
Greenway
2/27/2001
2/8/01
by D & R
Greenway
8/28/2002
$323,700.00
5/31/2001
$121,835.00
N/A
N/A
N/A
$1,935,000.00
2/8/01
2001-R18
24
STATE GREENACRES FUNDING SOURCE
$687,798.00
$2,256,650.00
N/A
N/A
Pending
Pending
Pending
Pending
Pending
2/25/02 by D & 9/17/02 by D&R
Greenway
R Greenway
12/12/2002
N/A
N/A
Pending
$242,750.00
100% COUNTY FARMLAND PROJECT
N/A
N/A
N/A
N/A
N/A
$680,000.00
2/4/2005
4/14/2005
$137,500.00
Pending
ACQUISITION THROUGH FOWWOS AND COUNTY
100% COUNTY FARMLAND PROJECT
100% TOWNSHIP OPEN SPACE FUND
TOTALS (Page 2)
$1,590,233.70
$1,590,233.70
$5,538,200.00
$5,478,815.20
$20,369,880.00
$6,063,021.00
$1,663,125.00
GRAND TOTALS
$2,658,211.20
$2,658,211.20
$5,875,700.00
$5,825,468.20
$27,489,730.00
$9,602,098.25
$4,949,999.93
**Partial payment received
A-State Green Acres
B-County Open Space
C-County Farmland Preservation
D-FOWWOS
E-Donation
F-Foreclosure
Funding Status 2 of 2
Table X-3 – WEST WINDSOR TOWNSHIP OPEN SPACE ACQUISITIONS: AUGUST 1994 TO APRIL 2, 2001
Supplemental
Funding
Sources
Parcel #
N/A
Owner
Leroy Grover
Location
Block/Lot
21.30/16
Acres
(Per
Contract
)
93
Type
Fee
Acquisition Costs
(Does not include
soft costs associated
with purchase)
$3,441,000.00
Acquisition
Ordinance
No
Effective Date
94-25
8/11/94
Bond Ordinance
No
Effective Date
(Bonds/Notes Authorized)
94-13A
Closing
Date
5/9/94
1/12/95
6/25/98
($1,358.000.00)
6/14/99
($250,000.00)
5/13/99
($443,440.00)
5/29/00
($102,000.00)
5/13/99
($598,560.00)
12/16/99
($145,700.00)
12/23/99
($432,000.00)
12/23/99
($233.100.00)
12/7/98
3/30/00
7/13/00
3/30/00
11/3/00
5/29/00
10/2/00
5/29/00
10/2/00
($3,385,000.00)
C; S
9
A. Blyman
1255 Windsor Road
33/38
74.17
Fee
$1,409,230.00
98-18
7/22/98
98-13
C; S
8
Windsor-Edinburg
1247 Windsor Road
33/42
15
Fee
$245,000.00
99-13
6/22/99
99-12
C; S
1
Astura, LLC
965 Alexander Road
11.01/15.20
8.628
Fee
$430,000.00
99-11
5/10/99
99-08
*
28, 29
S. Jany
1220, 1240 Windsor Rd.
32/2, 22, 23, 24
57
Farm
$111,621.00
99-R098
5/3/99
00-12
C; S
84
Maycho, Inc.
Bear Brook Road
9/33
15.2
Fee
$600,000.00
99-10
5/10/99
99-08
C**
39
Thomas Liao, et al
113 N. Post Road
15/47.3
27.46
Fee
$146,812.00
99-28
12/5/99
99-27
C; S
40
Charles Tyndale
15.14/29
33.28
Fee
$440,960.00
99-32
12/20/99
99-31
C; S
68
Princeton Ivy
112 N. Post Road
16.11/10
15.03
Fee
$232,312.00
99-33
12/20/99
99-31
C; S
55
41, 49
Princeton University
John Robbins
Mather Avenue
91/1.01
15.14/28,52
6
38.73
Fee
Fee
$0.00 (Donation)
$400,855.00
00-04
3/14/00
00-02
11/5/99
10/19/99
8/4/00
1/26/00
7/12/00
7/7/00
7/25/00
($396,480.00)
C; S
***Spring 2001
22
16
Estate of Everett
Philip Levy
Old Trenton Rd.; Windsor
Rd., South Lane
30.03/3
37.4
Fee
$549,000.00
00-03
3/14/00
00-02
($574,120.00)
29/7, 11
24.7
Farm
$370,500.00
00-10
5/23/00
00-12
($376,200.00)
C; S
31
Janet Cox
129 South Lane
34/5
18.34
Fee
$366,800.00
00-11
5/23/00
00-12
($376,200.00)
Pierre Bastien
Thompson Land
498 Cranbury Road
Old Trenton Rd.; Windsor
Rd.; South Lane
20/46
23/40,57,63,29/2.01,3,30/4.5,32/8,33/5,7,9,30.03/2
8
538.34
Fee
Fee
$11,843,480.00
00-15
8/13/00
00-16
C; S
86
5, 6, 10, 24,
23, 18, 19,
15, 17, 21
53, 83
Maneely
Meadow & Bear Brook
9/9,10,43,8/22,25,48
213
Fee
$4,350,000.00
01-02
2/17/01
01-03
C; S
35
Pierre Bastien
458 Cranbury Road
20/5, 6
68.52
Fee
$2,700,000.00
00-23
10/8/00
C; S
11, 27, 74
Oleniczak
1262 Windsor Road
33/18.01, 18.02, 32/4.01, 4.02
62.68
Fee
$955,870.00
01-01
2/17/01
C; S
12, 25, 26
Herman
33/24.02, 32/5.18
50.74
Fee
$659,620.00
01-06
4/9/01
S
46, 47
Astura, LLC
1309 & 1290 Windsor
Road
Cranbury Road
5/15, 16
49.12
Fee
$220,500.00
01-10
5/7/01
***Spring 2002
20
Diocese of Trenton
23/42
26.22
Fee
$576,840.00
01-09
5/7/01
***Spring 2002
C; S
TOTALS
* Total cost to acquire development rights was $737,100, balance from State and County Farmland Preservation Program
** 65% of the minimum purchase price of $391,500 ($244,688) will be provided by the State/County through FOWWOS
*** Application pending with M.C. Agricultural Board, reimbursement amount not determined at this time
C 15% of cost reimbursed with County Open Space Funds
S State Green Acres reimbursement (amounts vary)
1480.558
$30,050,400.00
8/14/00
($11,480,000.00)
10/30/00
2/19/01
($4,275.000.00)
00-24
10/12/00
($2,660,000.00)
01-03
2/19/01
($976,000.00)
01-05
4/12/01
($663,600.00)
01-08
5/10/01
($246,000.00)
01-08
5/10/01
($580,000.00)
$29,694,460.00
6/30/01
Tentative
12/12/00
6/30/01
Tentative
6/30/01
Tentative
5/28/01
Tentative
6/30/01
Tentative
CROPS
West Windsor has been keeping statistical data on various farmland-related issues since the 1980’s. This
information has been helpful in assessing trends within the Township. Table X-4 presents a comparison of acres of
cropland in 1999 and 2008. In 1999, a total of 4,375 acres were reported to be producing a variety of crops, which
decreased to 2,838 acres in 2008. The previous Farmland Preservation Plan Element reported 7,532 acres of
cropland in 1986. Therefore, West Windsor’s crop-producing acreage has been reduced by 4,694 acres between
1986 and 2008. Soy beans have seen the one of the largest crop reductions, more than 44% or 641 acres.
8
Table X-4
Agricultural Statistics - Crop/Land
August 2008
apples
Barley
bedding plants
blueberries
cabbage
christmas trees
Corn (grain)
Corn (silage)
cucumbers
flowers
fuelwood
grapes
Hay (alfalfa)
Hay (other)
herbs
lettuce
melons
mums
Oats
onion
ornamental corn
ornamental gourds
peaches
permanent pasture
pears
pond fish
pumpkins
raspberries
Rye
salix
sod
soybeans
squash
strawberries
sweet corn
tomatoes
trees (nursery)
Wheat
woodland (appurtenant)
woodland (non-appurtenant)
unidentified cropland
boarding/training acres
Total Acres
Acres in 1999
Acres in 2008
Change in Acres
0.50
92.00
0.00
2.00
0.00
19.10
827.92
1.80
0.00
0.60
0.00
0.35
72.81
106.80
1.00
0.00
2.00
6.50
6.00
0.10
0.02
0.10
1.00
106.37
0.00
0.97
17.88
0.00
78.00
1.00
0.00
1458.76
1.30
12.00
124.25
1.30
40.05
47.30
1224.65
115.08
1.31
0
4.5
1.35
0.1
13.2
579.3
13.64
0.1
0
8
0.2
6
95.24
0
0.1
0
4.5
0.8
0
0
0
0.35
132.67
1.3
1
11.69
0.35
51.56
0
62.97
816.89
0
0
0
0
38.1
0
399.11
257.05
40.03
2.04
2543.45
0.81
-92.00
4.50
-0.65
0.10
-5.90
-248.62
11.84
0.10
-0.60
8.00
-0.15
-66.81
-11.56
-1.00
0.10
-2.00
-2.00
-5.20
-0.10
-0.02
-0.10
-0.65
26.30
1.30
0.03
-6.19
0.35
-26.44
-1.00
62.97
-641.87
-1.30
12.00
-124.25
1.30
-1.95
-47.30
-825.54
141.97
40.03
3.96
-1797.54
6.00
4375.51
9
LIVESTOCK
As indicated in Table X-5, the number of livestock within the municipality is on the increase. Egg-laying chickens
saw the largest increase between 1998 and 2008, while sheep had the biggest decrease. Compared to data
recorded in 1986, there were more egg-laying chickens in West Windsor in 1998 than in 1986. It is interesting to
see an increase in the number of livestock, especially after the 2002 Farmland Preservation Plan Element noted a
96% reduction in the number of livestock within the Township – from 6,510 animals in 1986 to 238 animals in
1998.
Table X-5
Agricultural Statistics - Livestock
August 2008
Ducks
Beef Cattle
Sheep
Horses
Geese
Chicken - meat
Chicken - layers
Turkey
Pheasant
Bee Hives
Quail
Total Number of
Livestock/Units
1998
2008
Change in Number
of Livestock
26
39
45
57
3
20
16
1
9
22
0
0
15
8
58
0
30
265
0
12
3
23
-26
-24
-37
1
-3
10
249
-1
3
-19
23
238
414
+176
AGRICULTURE-RELATED BUSINESSES
Finally, it is important to note that West Windsor does not have any agriculture-related businesses. Moreover,
within Mercer County, the only agriculture-related business is the Tri-County Cooperative Auction Market located
on Route 33 West in East Windsor. The market is open Wednesdays in April, May, June and November. It then
expands to Mondays, Wednesdays and Fridays from July to October. Tri-County has an annual fee of $150 to sell
at the market. In 2009, Tri-County offered the public a chance to participate in the Community Shares program,
where families would pay $500 and receive a crate of produce weekly for twenty weeks. 5
The Mercer County Farmland Preservation Plan notes that the majority of farmers within the County drive to
Cumberland, Burlington and Salem Counties in New Jersey or cross into Pennsylvania to buy equipment, seeds,
etc. 6
5
http://tricountycoop.net/
6
County of Mercer Comprehensive Farmlands Preservation Plan, 2007, page 13.
10
FARM LEASE FUNDS
West Windsor has been leasing 33 parcels to six farmers. Additionally, structures on these properties are rented
out as well. Over the years the amounts collected have varied due to a decrease in rentable acreage and an
increase in structures able to be rented. Currently, the Township is leasing 933.6 tillable acres.
TABLE X-6
Year
Funds Collected from Farm Leases
Amount Collected
2006
$41,959
2007
$42,114
2008
$40,959
2009
$41,521
2010*
$42,122
TOTAL
$208,675
*Projected Amount
MUNICIPAL SUPPORT FOR AGRICULTURE AS A BUSINESS
West Windsor’s Master Plans have long supported the retention of agriculture as both a land use and a business
within the Township. Going back to 1979, all Master Plans and Master Plan Reexaminations to date (1979, 1986,
1992, 1998 and the 2000 Reexamination) have supported the retention of the Township’s remaining agricultural
areas. The difficulty described in earlier Master Plan updates has been defining adequate methods of retaining
this use that would be both financially feasible, either from the perspective of the Township or the farmer, and
within the scope of the authority of the Township.
In addition to the Township’s Master Plans, West Windsor established an Agricultural Advisory Committee (AAC) in
November of 2000. The purpose of the AAC is to systematically plan for farmland preservation. The powers of the
AAC include assisting the Planning Board in preparation of the Farmland Preservation Plan Element of the Master
Plan, advising the Planning Board as to all matters dealing with farmland preservation, reporting as needed to the
Planning Board on its activities and advising the Planning Board, Mayor and Township Council on the management
of Township-owned farmland properties.
2005 LAND USE PLAN ELEMENT
The importance of preserving farmland and farming has been documented in the most recent Master Plan
documents. In the 2005 Land Use Plan Element, two policies related to agriculture were referenced. First, to
achieve a balance of land uses, including agriculture, the Township should pursue an aggressive policy of farmland
protection, particularly in those areas of the Township where large tracts of farm-assessed land remain and where
farmland of regional importance are located, such as the County-designated ADA. Secondly, remaining farmland
should be preserved, through fee simple acquisition, development rights purchase, dedication and greenbelt
protection measures. Overall, the Land Use Plan Element’s priority for farmland is preservation and protection.
11
A new topic in the 2005 Land Use Plan Element is agri-business preservation. The Element states that it is not only
important to protect, but furthermore, enhance the viability of agricultural business. Recommendations to
support the agricultural economy included permitting agriculturally related accessory uses such as farm stands and
cooperative farm sales. Lastly, a review of buffer standards as they relate to the development of residential uses
adjacent to farmland was recommended.
2005 OPEN SPACE AND RECREATION PLAN ELEMENT
In 1998, the Mayor established an Open Space Task Force to identify projected needs for open space acquisition
and its use in West Windsor, which included the identification of undeveloped farmlands. Farmland was
recognized as making up an essential part of the Township’s open space character. Preservation of land for
agriculture, recreation or environmental conservation promotes the Township’s goal of retaining local open space.
The result of this examination was the development of the 1999 Open Space and Recreation Plan (OSRP) Element,
which has been updated through 2005. The OSRP Element concludes that significant farmland acreage has been
acquired or deed restricted, however, these have been largely made in the context of preserving open space, not
farming.
Policies that have been established within the OSRP Element that support agriculture include the following:



Acquire additional lands to achieve community goals for farmland preservation.
Establish an enclave or districts(s) for the preservation of farmland and farm families.
Explore the potential to enjoin Township farmland with State and County preservation efforts.
Two farmland enclaves have been delineated by the OSRP Element - Assunpink and Old Trenton Road. The
Assunpink Enclave is the area bounded by Old Trenton Road, Village Road East, Robbinsville Township and
Assunpink Creek, which contains approximately 900 acres of agricultural land. The majority of the acreage within
this enclave has been preserved for open space by the Township, but as an interim use is being rented as tillable
farmland. The southern tip of this enclave has preserved farmland that is privately owned by Mr. Jany. In 2000,
the County purchased the development rights/easement for these 50+ acres.
The Old Trenton Road Enclave (the area south of Old Trenton Road from the Assunpink Creek west toward the
Hamilton Township border) contains 418 acres. These lands are generally contiguous to the large agricultural
areas located in Robbinsville and East Winsor Township. The majority of parcels within this enclave are owned by
the Township for either open space or as farmland preserved.
Both farmland enclaves are contiguous to large agricultural lands located in Robbinsville and make up the West
Windsor/Robbinsville Mercer County Agricultural Development Area (ADA). This ADA totals 2,524 acres, of which,
1,588 acres are already preserved as open space or farmland. 7 Within West Windsor’s portion of the ADA there
are 183.27 acres of privately-owned farmland and 272.81 acres of Township-owned preserved farmland.
Additionally, the Township has 560 +/- acres of preserved open space within the ADA, of which, the tillable acreage
is rented to local farmers.
7
2008 Addendum to the 2007 Mercer County Comprehensive Farmland Preservation Plan. Mercer County ADA Boundary and Project Area –
West Windsor/Robbinsville map.
12
Recommendations of the OSRP that support agriculture include:




Making a commitment to acquire (or preserve) all of the land tracts within the farmland enclaves south of
Old Trenton Road. This would establish a preserve of 975+/- acres of farmland and enable farmers to
remain in the community, retaining the rural character and heritage of the area. This action should be
given high priority due to the pressure for land development. 8
No active recreational facilities should be established within the farmland enclaves to maintain the rural
agricultural character of these areas.
Efforts should be made to enlist Robbinsville Township in a coordinated effort to extend the project
agricultural enclaves into contiguous portions of its community. The Department of Community
Development should lead the efforts in this regard.
Continue the efforts to fund and preserve existing farmland to promote its continued use for agriculture.
2002 CONSERVATION PLAN ELEMENT
According to the Conservation Plan Element West Windsor is endowed with extensive prime agricultural lands
suitable for permanent cultivation. These prime soils represent a non-renewable resource that is irretrievable
once the land is developed. From a conservation standpoint, prime soils allow for aquifer recharge and provide
habitat and feeding grounds for wildlife. Suggested measures to ease economic pressure on farmers included:




Establishment of agricultural zoning districts
Transfer of development rights
Strict control of water/sewer extensions into prime farmlands
Direct preservation of farms through development right and fee simple purchase
2009 SUSTAINABLE PLAN ELEMENT
In 2009, West Windsor adopted its first Sustainable Plan Element, the purpose of which is to formally commit the
Township to examine and implement actions that will move West Winsor in a more sustainable direction and
therefore help ensure that its environmental, economic and social objectives are balanced and mutually
reinforced. The over-riding goal is to make sustainability inherent in community policies and regulations.
The first goal in the Sustainable Plan Element is sustainable land use, one objective of which is to develop and
maintain a sufficient open space system that enhances biodiversity, natural preservation and recreation
opportunities. Indicator #1.3.2 for this objective is the progress toward completion of farmland preservation as
per Master Plan goals. A target has yet to be determined for Indicator #1.3.2.
The target established by this document should be adopted by the Sustainable Plan Element as indicator #1.3.2.
8
2005 Open Space and Recreation Plan Element, page 24.
13
MUNICIPAL ZONING SUPPORTING AGRICULTURE



In 1982, the Township of West Windsor adopted a “Right to Farm” ordinance, Section 200-146. This
ordinance acknowledges farming as a “natural right” and recognizes agriculture as a permitted use in all
areas of the township, regardless of zoning district. The complete text of this ordinance is included in the
Appendix of the Master Plan.
Farm and agricultural activities and/or uses are specifically identified as permitted uses in all zoning
districts within West Windsor Township subject to regulations contained in Article XXXI.
Article XXXI, Section 200-226B lists the provisions that must be met for farm and agricultural uses, which
include:
o Such uses are conducted upon a lot not less than five acres in area.
o No building or structure used for shelter or enclosure of fowl, game, horses, farm livestock or
adult dogs shall be closer to any property line than 200 feet.
o Buildings used for the shelter of fowl of any kind shall have a maximum usable floor area of 2,000
square feet for the first 10 acres and 5,000 additional square feet for each additional acre.
o One domestic horse for the personal use of the occupants of the residence may be maintained
on any lot at least three acres in size.
o The display for sale of products grown or raised by the owner, tenant or lessee on a roadside
stand shall only be permitted where:
- The sale of such products are within the confines of the property upon which they have
been grown or raised.
- The place of sale or storage of any such products, whether of a permanent or temporary
nature, shall not be closer than 100 feet to any side lot line.
- The sale of any such products shall not have a deleterious effect on adjoining properties
by reason of nuisance or health hazard.
- The sale of any such products shall also require that a suitable amount of off-street
parking and loading space as required in Part 1, Site Plan Review, of this chapter, be
provided.
FARMERS MARKET
In June of 2004 West Windsor’s Community Farmers’ Market began operation. The Farmers’ Market was the
result of Township and grassroots initiative by residents and can be found in the Vaughn Drive Lot at the Train
Station. In 2004 eight farms were represented at the market, which grew to eleven farms in 2009 with ten nonfarm vendors. 9 The 2010 season will open on May 1 and continue through to October 30, every Saturday (rain or
shine) from 9:00AM to 1:00PM. Participating vendors for the 2010 season includes ten farms that are located in
Stockton, Princeton, Cranbury, Manalapan, Lambertville, New Egypt, Lawrenceville, Pittstown and Monroe, New
Jersey. In addition, ten non-farm vendors are participating, three of which are from West Windsor Township. 10
The Farmers Market is supported by donations from local businesses.
9
http://www.westwindsorfarmersmarket.org/about
10
http://www.westwindsorfarmersmarket.org/vendors
14
It should be noted that the 2009 Redevelopment Plan for Princeton Junction included a dedicated space and
structure for the Farmers’ Market.
COMMUNITY GARDEN
There are only three municipalities within Mercer County that have community gardens – Lawrence Township,
Trenton and West Windsor. The Township’s community garden, established in 2008, is located across from the
municipal complex and is currently being expanded from six plots to 24 plots, which are 20 feet by 20 feet in size.
The “West Windsor Garden Club” runs the community garden, which provides the plots free of charge on a first
come, first serve basis. The garden can ultimately expand to 50 plots.
The Village Grande and Elements developments also have community gardens for their residents, which are quite
popular.
REVIEW OF COUNTY SUPPORT FOR AGRICULTURE AS A BUSINESS
Mercer County has a history of promoting planning policies that support agriculture. In 1983, the Mercer County
Agricultural Development Board (MCADB) was established to aid in the implementation and coordination of the
farmland preservation program in the County. MCADB members are appointed by the County Executive, with
County Freeholder concurrence. Currently, West Windsor resident farmer, Steve Jany, serves as the Chairperson
of MCADB.
In 1984, MCADB adopted the Mercer County Agricultural Development Area (ADA) map, which indicates areas that
have the potential for continued agricultural use. The ADA map was approved in April of 1985 and subsequently
amended in 1990, 2006, and most recently in October 2007 as part of Mercer County's Comprehensive Farmland
Preservation Plan. The criteria used to determine which parcels would be within the ADA include existing farmland,
proximity to farmland, existing zoning, soil type, and tillable acreage. 11
The 2007 County of Mercer Comprehensive Farmland Preservation Plan (FPP) provides data on the County’s
agricultural land base, agricultural industry, land use planning, current and future farmland preservation program,
economic development, natural resource conservation and agricultural industry sustainability.
PRESERVATION PROGRAMS
Mercer County’s Farmland Preservation Program is funded through the Open Space Trust Fund, which was
established in 1989. The 2007 FPP lists a number of State, County and municipal programs that are available to
finance the purchase of farmland in West Windsor Township. It should be noted that MCADB’s minimum eligibility
criteria for farmland preservation requires the site to be located within the ADA, have a minimum of 25 acres of
11
http://www.state.nj.us/counties/mercer/about/community/farmland/agricultural.html
15
land, be Farmland Assessed, have soils capable of supporting agricultural production and meet minimum tillable
land standards.
Refer to Table X-2 for information on the types of County funding West Windsor has received in the past for
farmland preservation. Below is a description of the various potential sources of farmland preservation funding.
STATE AGRICULTURE DEVELOPMENT COMMITTEE
The State Agriculture Development Committee (SADC) has two programs to purchase farmland. The Fee Simple
Program is where the State purchases a property outright. The landowner sells both the land and the
development rights to the State. SADC determines a purchase price based on two independent appraisers. Once
the State acquires the property, it places an easement on the land so that it is permanently preserved for
agriculture. The land is then resold by SADC at an auction for agricultural use only.
Second, is the Direct Easement Program, which is similar to a County or Municipal easement purchase, where the
State buys the development rights and the owner retains the property. This preserves the property as an
agricultural use.
COUNTY EASEMENT PURCHASE
The Mercer County Easement Purchase Program allows the landowner to retain the property, while voluntarily
agreeing to sell the property’s development rights. After the development rights have been sold, a permanent
deed restriction is placed on said property. This deed restriction guarantees the property will not be developed in
the future. Both the County and State share the cost of purchasing the easement, sometimes the municipality,
non-profits groups and/or the private sector assist with the cost.
COUNTY PIG PROGRAM
The Mercer County Planning Incentive Grant (PIG) Program encourages a comprehensive planning process for
farmland preservation at the county level. It offers several other advantages over the traditional easement
purchase program, including the acceptance and processing of farmland preservation applications year-round,
rather than once a year. Mercer County has submitted a PIG to application to the SADC, which targeted 34 farms
for potential preservation. Five of the target farms are in West Windsor Township – listed on the open space
acquisition list as parcels #3, #4, #7, #78 and #80.
COUNTY EIGHT-YEAR PROGRAM
Finally, Mercer County offers two types of eight-year farmland preservation programs. Both programs are
voluntary and require an agreement with the landowner to keep the farm in active agriculture for at least eight
16
years. There is no payment to the landowner or permanent restriction on the use of the land. In return for signing
the agreement, the landowner can receive 50% cost sharing on soil and water conservation projects approved by
the State Soil Conservation Committee. The first program is called Eight-year Program, which is a restrictive
covenant for a period of eight years. The second program is called Municipally Approved Eight-Year Program,
which requires a municipal ordinance endorsing the landowners’ enrollment in the program. This program
provides greater protection from eminent domain takings, zoning changes and water rationing. As of the 2007
FPP, there were no active eight-year programs.
MUNICIPAL PIG PROGRAM
The Municipal Planning Incentive Grant (PIG) Program is similar to the County program. A Municipal PIG requires
“the adoption of a Farmland Preservation Plan, an Agricultural Advisory Board and a standing commitment for
preserving farmland”. 12 Grants are then provided by the SADC to purchase development easements. As of 2007,
Hopewell Township was the only municipality in Mercer County to have a Municipal PIG Program.
COUNTY SUPPORT FOR WEST WINDSOR/ROBBINSVILLE FARMBELT
The 2007 FPP identified seven project areas within the County’s Agricultural Development Area (ADA), which are
the general focus of the County’s preservation efforts where agriculture is the preferred land use. Each ADA
contains targeted farms, which are specific properties that a County may seek to solicit for preservation through its
planning incentive program. The West Windsor/Robbinsville project area is 2,524 acres and has five farms
targeted that total 359 acres.
Of the five targeted farms, four are in West Windsor, which includes:




Hall | Block 33, Lots 2.01 and 3 (Open Space Acquisition #3 and #4)
Procaccini | Block 34, Lot 3 (Open Space Acquisition #80)
Conover | Block 33, Lot 8 (Open Space Acquisition #7)
JEM Stables, Inc. | Block 34, Lot4 (Open Space Acquisition #78)
MCADB and its staff have been highly supportive of West Windsor’s farmland preservation program over the
years.
REVIEW OF STATE SUPPORT FOR AGRICULTURE AS A BUSINESS
Agriculture is an $82 billion a year industry for the State of New Jersey. In 2008, the state's 10,327 farms
generated cash receipts totaling $1.12 billion. 13 Cash receipts include the income generated by the processing and
12
County of Mercer Comprehensive Farmland Preservation Plan, dated 2007, page 35.
13
http://www.state.nj.us/agriculture/about/overview.html
17
distribution of agricultural products. Preserving the agricultural land base is critical to maintaining the economic
viability of this industry. The State of New Jersey has a variety of agencies, policies and documents working to
promote agriculture as an industry and preserve the farmland base.
STATE DEVELOPMENT AND REDEVELOPMENT PLAN
The last State Development and Redevelopment Plan (SDRP) was adopted in March of 2001. Currently, the State
Planning Commission is working on producing a new SDRP. The Draft Final SDRP, dated January 13, 2010, is open
for public comment presently. The schedule for adoption and public hearings on the new SDRP has not been set
yet.
Agriculture is policy #15 in the 2010 Draft Final SDRP; its policy statement is as follows:
“Promote agriculture as an industry and preserve the agricultural land base by coordinating planning and
innovative land preservation techniques to support agricultural sustainability in recognition of agriculture’s
valuable contributions to conserving the State’s natural resources and its quality of life, while accommodating
growth in rural areas in ways that are consistent with the State Plan’s vision and goals.” 14
The 2010 SDRP states that the challenge for agriculture is its economic viability, as New Jersey agriculture operates
in one of the most densely populated states in the nation and competes in a global marketplace. To combat the
numerous issues farmland faces, the SDRP proposes 25 policies in six categories. Categories included:






14
15
Agriculture & Planning with policies on Coordinated Planning, Creative Land Use Tools, New Development
and Support Facilities.
Agriculture & Infrastructure with policies on Farmland Preservation, Farmland as Public Infrastructure and
Capital Facilities Planning.
Agriculture & Economic Development with policies on Agriculture as an Industry, Agriculture and Finance
Capital, Agriculture and the Rural Economy, Right-to-Farm, Farmland Property Tax Assessments, Reform
the Regulatory Process and Agri-tourism.
Agriculture & Public Health with policies on Agriculture & Public Health Protections and Agriculture and
Food Security.
Agriculture, Natural Resource Conservation & Environmental Protection with policies on Sustainable
Agricultural Management Practices, Sustainable Agricultural Water Needs, Pests, Invasive Species and
Disease, Biologic-based Pest Control Strategies and Agricultural Land in Recycling of Organic Materials.
Agriculture & Human Resources with policies on Housing Supply and Financing, Professional, Vocational
and Technical Training, Agricultural Education and Public Outreach & Education. 15
http://www.nj.gov/dca/divisions/osg/docs/stateplan030101b.pdf, page 131.
http://www.nj.gov/dca/divisions/osg/docs/stateplan030101b.pdf , pages 137 – 139.
18
NEW JERSEY DEPARTMENT OF AGRICULTURE
The major priority of the Department of Agriculture is to promote, protect and serve the New Jersey’s diverse
agriculture and agribusiness industries. One arm of the Department is the State Agriculture Development
Committee (SADC), which administers the Farmland Preservation Program, offers soil and water conservation
project grants, oversees the Transfer of Development Rights Bank and operates the Farm Link Program.
2006 AGRICULTURAL SMART GROWTH PLAN
In 2003, the New Jersey Department of Agriculture adopted its first “Agricultural Smart Growth Plan”, which was
subsequently updated in 2006. The Plan states that productive farmland keeps municipal taxes down, increases
property values, benefits the environment, adds to a community’s character, is a part of New Jersey’s heritage and
ensures that New Jersey residents continue to have access to an abundant supply of local food and agricultural
products. 16
The Agricultural Smart Growth Plan has five main components: farmland preservation, agricultural land use
planning, economic development, natural resource conservation and agricultural industry sustainability. The Plan
recommends a number of land use planning techniques to preserve and support agriculture, which include:







Agriculture-friendly zoning
Clustering
Transfer of Development Rights (TDR)
Lot size averaging
County participation in subdivision review
Planned Unit Developments (PUD)
Ordinance reform
To support the economic viability of agriculture, the Smart Growth Plan suggests a variety of strategies:





16
Incorporate agriculture into the municipality’s Economic Development Plan Element.
Adopt flexible land use regulations to support the expansion of food and farm-related businesses.
Increase resident awareness of the benefits of buying locally-produced agricultural products (i.e. West
Windsor’s Farmers’ Market).
Permit agri-tourism activities to support the farm economy, which allows farmers to benefit from
additional sources of income.
Coordinate historic preservation and recreation efforts with agricultural preservation/retention efforts
(i.e. West Windsor’s Schenck Farmstead).
http://www.state.nj.us/agriculture/pdf/smartgrowthplan.pdf, page 5.
19
ADOPTED AND POTENTIAL STATE LEGISLATION
Since 2002, a number of bills have been adopted by the New Jersey State Legislature with regard to agriculture. A
summary of each follows:
S206, P.L. 2005, c.314. This bill allows commercial non-agricultural activities to occur, and personal wireless
service facilities to be erected, on preserved farmland under certain circumstances.
A1607, P.L. 2005, c.76. This bill allows for a “farmer” license plate. The farmer must actually grow, raise or
produce farm products as an occupation. License plates can be placed on trucks that carry or transport farm
products and farm supplies.
S1663, P.L. 2006, c.52. This bill authorizes the lease of farmland acquired by a county or municipality to a farmer
who was the prior lessee of that land.
S1816, P.L. 2009, c.14. This bill authorizes counties and municipalities to acquire real property, and to resell or
lease it with agricultural deed restrictions attached, for farmland preservation purposes.
S1538, P.L. 2009, c.213. This bill allows a person who owns preserved farmland to construct, install, and operate
biomass, solar, or wind energy generation facilities, structures and equipment on said farm. This can be on the
preserved portion of the farm or on any portion excluded from preservation, for the purpose of generating power
or heat. The bill allows the farmer to make improvements to any agricultural, horticultural, residential or other
buildings or structures on the land for that purpose, provided that the biomass, solar or wind energy generation
facilities, structures and equipment does not interfere significantly with the use of the land for agricultural
production. This bill limits the annual energy generation capacity to the previous calendar year’s energy demand
plus 10 percent. The bill includes solar and wind energy generation as agricultural use for farmland assessment
purposes and as protected activity under “Right to Farm Act”.
S119, P.L. 2006, c.307. This bill allows for marijuana to be grown for medicinal purposes only.
DEPARTMENT OF ENVIRONMENTAL PROTECTION
The New Jersey Department of Environmental Protection’s (NJDEP) mission is to protect New Jersey’s natural
resources and preserve the ecological integrity of those resources.
BUREAU OF WATER ALLOCATION
NJDEP’s Bureau of Water Allocation is one arm of the Division of Water Supply. The Bureau of Water Allocation is
responsible for “ensuring that surface and ground water diversions do not exceed the sustainable yield of available
water resources and do not adversely impact existing users of that resource”. 17 The Bureau is responsible for
17
http://www.nj.gov/dep/watersupply/alocatin.htm
20
issuing agricultural, aquacultural and horticultural water use certifications, monitoring drought conditions and
conducts water research.
The Southern Water Allocation Permitting Section manages and issues certifications for agricultural water use in
Mercer County. An Agricultural Water Usage Certification or Agricultural Water Use Registration must be obtained
if a person has the capability to withdraw ground and/or surface water in excess of 100,000 gallons per day for
agricultural, aquacultural or horticultural purposes. The regulations regarding agricultural water usage
certification can be found at N.J.A.C. 7:20A, which will expire on December 5, 2011.
GREEN ACRES
The Green Acres mission is to “achieve, in partnership with others, a system of interconnected open spaces, whose
protection will preserve and enhance New Jersey's natural environment and its historic, scenic, and recreational
resources for public use and enjoyment”. 18 Green Acres regulations permit local government units to apply for
Green Acres funding to acquire farmland for recreation and conservation purposes when:





There is a willing seller.
The property is on the market.
The property is the subject of a pending or approved subdivision or site plan application for non-farm
purposes.
The property is under contract of sale for non-farm purposes.
The property is integral to the project.
If the farmland is located within an ADA, the local government unit must demonstrate that the property owner has
not applied to sell the farmland or a development easement to the State or County.
Whereas, a non-profit entity may only apply for Green Acres funding to acquire farmland for recreation and
conservation purposes when there is a willing seller. Once again, if the farmland is located within an ADA, the nonprofit must demonstrate that the property owner has not applied to sell the farmland or a development easement
to the State or County.
AGRICULTURAL ISSUES
This section of the Farmland Preservation Plan Element analyzes agricultural issues within the Township. The
majority of these issues have been identified by the AAC, which include:




18
The critical mass (acreage) of preserved farmland West Windsor should have
Appropriate leasing procedures and conditions
The possibility for agriculture and recreation to co-exist
Township Woodland Management Plan
http://www.nj.gov/dep/greenacres/
21

Biomass Production within the Township
WHAT CRITICAL MASS OF PRESERVED FARMLAND SHOULD THE TOWNSHIP HAVE?
The large majority of farmland preservation studies report that discuss preservation of farmland and farming as a
business indicate that a community should attain a “critical mass” of farmland. Unfortunately, there is no
universal definition for a “critical mass” of farmland. Some documents provide county-level recommendations for
a critical mass, which vary from 100,000 acres to more than 180,000 preserved acres.
As for state data, the New Jersey Highlands has published a technical report called Sustainable Agriculture. This
report includes a section on density/critical mass that states “the larger the mass of contiguous farmland, the
greater the opportunity to preserve sufficient acreage for productivity; retain dealers of agricultural equipment
and supplies nearby; and maintain a sense of support for an agricultural community”. 19 The technical report
references the 2002 United States Department of Agriculture report entitled New York – New Jersey Highlands
Technical Report, which gives the greatest value to agricultural areas of 500 acres or more. Meanwhile, the New
Jersey Highlands uses a minimum of 250 acres of contiguous farmland as a critical mass.
With regards to critical mass, the New Jersey Farm Bureau recommends that a municipality use the County’s ADA
as a starting point for determining an appropriate amount of farmland to preserve. 20 The West
Windsor/Robbinsville ADA is 2,524 acres, of which, 1,588 acres (63%) are already preserved.
LEASING PROCEDURES AND CONDITIONS
Currently, West Windsor leases 933 tillable acres of Township-owned land to six farmers. The leases are five years
in length; all six will expire on December 31, 2011. The length of the leases has been of concern over the years.
Leases that are too short will discourage investment in the land – i.e. nutrient management, pest management,
crop rotation, etc. On the other hand, leases that are too long will scare away some potential renters.
The benefits of leasing these farms include the fact that the farmers maintain the properties at no cost the
Township, the rent revenue generated by the leases is greater than the tax revenue that would be generated and it
preserves the “farmscape” of the Township.
Both Mercer County Agricultural Development Board and New Jersey Farm Bureau (Farm Bureau) recommend a
minimum five year lease. Edward Wengryn of the Farm Bureau stated that while a five year lease is the minimum,
a lease of six or seven years with an option for renewal is even better. 21
19
http://www.highlands.state.nj.us/njhighlands/master/tr_sustainable_ag.pdf, page 8.
20
Telephone Conversation with Edward Wengryn of New Jersey Farm Bureau, April 9, 2010.
21
22
CAN AGRICULTURE AND RECREATION CO-EXIST?
The AAC has raised the concern of preserved open space and its future potential as recreation space impacting
adjacent farm parcels. The AAC said that active recreation should be located close to the Township’s population
instead of on the edge of the Township. Both Farm Enclaves have substantial acreage that is preserved open
space, yet to be developed as open space. How these preserved open space parcels are developed over time is of
great concern to the AAC.
When asked if agriculture and recreation can co-exist, the Farm Bureau states that combining the two (on the
same property or on adjacent parcels) can be problematic. Issues include:






Vandalism of agriculture equipment, product, etc.
Theft of agriculture equipment, product, etc.
Garbage from recreation users left on farmland.
Safety of recreation users on farmland property (legally or not).
Animal safety and the issues of disease control from humans.
Recreation user safety when farmer is plowing, spreading lime or other nutrients that can become
airborne. 22
Due to these issues, the Farm Bureau recommends limiting access between agriculture and recreation.
WOODLAND MANAGEMENT PLAN
The Farmland Assessment Act requires owners with more than 50% of their total acreage in woodlands to develop
and implement a Woodland Management Plan (WMP) to quality for reduced property taxes. Under the Farmland
Assessment Act, woodland owners must meet specific requirements concerning property used exclusively for the
production and sale of forest products, excluding Christmas trees. Some woodland owners are eligible for reduced
property taxes if they follow a state-approved forestry plan. The NJDEP's Forest Service reviews woodland owner's
WMPs and inspects each site every three years to make sure the activities being conducted reflect the WMP.
The woodland management program limits excessive and unnecessary cutting of trees, which simultaneously
improves air quality and wildlife habitat. The Township should consider having a WMP prepared for municipallyowned properties with substantial wooded areas.
BIOMASS PRODUCTION POTENTIAL IN WEST WINDSOR
Current strategies to reduce dependency on foreign oil include using biomass as an energy source. Crops and crop
residues (result of field harvest) are one of the largest potential sources of biomass. It should be noted that while
22
23
crops and crop residues are good sources of biomass, they have an energy value of 1/2 to 2/3 of fossil fuels. 23
Therefore, it makes it uneconomical to transport these crops very far and suggests that conversion to energy will
occur on or near the farm. A current trend is to make pellets, so that the plant biomass can be transported farther.
Rutgers’ New Jersey Agricultural Experiment Station completed a report Assessment of Biomass Energy Potential in
New Jersey in 2007, which contained six major research findings:




An estimated 8.3 million dry tons (MDT) of biomass is produced annually in the State.
Of the 8.3 MDT of biomass, 5.5 MDT could be available to produce energy.
The estimated biomass resource of 5.5 MDT could deliver up to 9% of State’s electricity demand in 2007.
Less than 25% of the estimated 8.3 MDT is agriculture biomass
While support for biomass production is growing, the problem of where and how to convert the biomass to energy
remains a stumbling block. Because many of the farmers within the Township produce field crops that leave
behind crop residues at harvest time there is the potential for biomass production in the Township. Most likely it
is the economics that stands in the way of implementing biomass production.
POLICY RECOMMENDATIONS
To advance West Windsor’s goal of protecting and preserving the Township’s remaining farmland and agricultural
economy a number of policy recommendations have been formed. The policy recommendations fall into three
main categories: master planning, land use planning and regional collaboration.
MASTER PLANNING
The Township should consider adding an Economic Plan Element to its Master Plan. An Economic Plan Element
considers all aspects of economic development and sustained economic vitality, including a study of the types of
employment expected, characteristics of the resident labor pool and an analysis of the stability and diversity of the
economic development to be promoted. One section of the Plan could be dedicated to the agricultural industry of
the Township. This section could discuss strategies that the municipality could do to promote the agricultural
industry, for example, post agricultural events on its website.
As a supplement to the Economic Plan Element, the Township’s AAC could send out a mailer to West Windsor
residents gauging public interest in different farming activities (i.e. agri-tourism).
23
Crop Residues as a Potential Bioenergy Resource, prepared by Zane Helsel and David Specca of Rutgers New Jersey Agricultural Experiment
Station, Cooperative Extension, dated December 2009, pages 1-2.
24
LAND USE PLANNING
This Plan recommends ordinance changes as well as a Transfer of Development Rights study to advance the
Township’s farmland preservation goals.
ORDINANCE RECOMMENDATIONS
As there is a growing desire to buy locally grown produce and also know where one’s food is coming from we
recommend the following:

Amend Township’s ordinance to require multi-family developments to provide a community garden on or
off-site as part of its required open space.
As it is becoming increasingly difficult for farmers to continue their agricultural operations and to attempt to allow
for farmers to supplement their income, we recommend the following:





Amend Township’s ordinance to permit roadside stands for sale of products, where at least 51% of said
products were grown or raised on the property (not 100%). A maximum allowable size of the roadside
stand should be established. Note that the underlying zone’s bulk standards (i.e. coverage, setbacks, etc.)
would apply.
Amend the Township’s ordinance to permit nursery and greenhouses as accessory uses to agriculture.
Simultaneously study impervious coverage limits as well.
Amend the Township’s ordinance to permit processing and storage of farm products on site as an
accessory use to agriculture.
Amend the Township’s ordinance to permit agri-tourism activities that are secondary to the agriculture
output of the farm, such as school tours, agricultural exhibits, corn maze, haunted hayrides, etc.
Study Article XXXI, Section 200-226B, which lists the provisions that must be met for farm and agricultural
uses. For example, paddock location, number of domestic horses permitted, etc.
TRANSFER OF DEVELOPMENT RIGHTS
The Transfer of Development Rights (TDR) was authorized on March 29, 2004 (P.L. 2004, c.2), which authorizes the
transfer of development rights by municipalities. TDR allows development potential in a designated preservation
area, such as West Windsor’s agricultural enclaves, to be purchased and then built in a designated growth area.
Once the development rights of a farm are sold, the property is permanently restricted from further development,
but can continue to function as agricultural land. TDR allows for preservation of agricultural areas, while fairly
compensating landowners for the transferred development potential.
One of the recommendations of this plan is to conduct a TDR Feasibility Study, which would:



Analyze the capacity and infrastructure available for potential receiving areas.
Identify receiving and sending areas.
Evaluate landowner equity in the sending area when creating a basis for the credit allocation.
25



Complete an economic analysis to determine the appropriate credit ratio and cost.
Analyze the economic balance between the capacity of the receiving and sending areas to ensure that
development credits are used and have the appropriate market value.
Study the pros/cons between mandatory and voluntary programs.
REGIONAL COLLABORATION
In 2000, Robbinsville Township adopted a Farmland Plan Element. The principal objective of the plan is to
preserve working farms and farmland within the Township. Goals that guide this document include:


Protect the rural character, the rural quality of life and the cultural heritage of the Township.
Create appropriate edges, barriers and buffers to distinguish agricultural lands from developing areas, to
create an enduring landscape, which minimize land use conflicts. 24
Since the 2000, Farmland Plan Element, the Township has updated its Land Preservation Map. The 2009 map
indicates that about one-third of the land adjacent to West Windsor, within the County ADA, is existing publicly
held lands, one-third is proposed priority open space acquisition lands and the remaining one-third is existing
preserved farm lands.
Robbinsville does not have an AAC, only an Open Space Committee. It is a recommendation of this Plan that
efforts be made to enlist Robbinsville Township in a coordinated effort to extend West Windsor’s designated Farm
Enclaves into contiguous portions of its community. Additionally, West Windsor should work with Robbinsville to
protect the three proposed preserved farmland properties (#78, #79 and #80) that lie partially in Robbinsville.
Both municipalities should work with MCADB to preserve the five target farms delineated in the 2007 FPP for the
West Windsor/Robbinsville ADA.
MISCELLANEOUS RECOMMENDATIONS
One issue revealed during the process was that many of the Township’s preserved properties’ field drains are
getting clogged and posing a problem. The Township should consider reserving some money to clear the field
drains out. The AAC will address this issue with the new farm leases.
FARMLAND PRESERVATION PROPOSALS
The Agricultural Advisory Committee has proposed six properties, composing five farms for farmland preservation.
The criteria utilized to select the properties included soil quality, proximity to other preserved land and/or
farmland, farmland assessed, listed on the open space acquisition list and within the County ADA. All five farms
are within the County’s ADA for West Windsor/Robbinsville and listed on the Township’s Open Space Acquisition
24
2000 Master Plan, Farmland Plan Element, prepared by Mark R. Keener of Brown and Keener Urban Design, dated December 2000.
26
spreadsheet. Additionally, all six parcels are farmland assessed and within the Assunpink Farm Enclave. The AAC
has given each farm a preservation priority ranking.
Priority Rank #1: Block 33, Lot 8 located at 1235 Windsor Road owned by Roy and Billie Conover. (Open Space
Acquisition Parcel #7.) The 28 acre parcel has been identified as a historical cluster/farm area by the Township’s
Conservation Plan Element. The farm contains ten acres of Prime Soils and 17 acres of Statewide Importance
Soils. 25 The Conover Farm is leased to a farmer outside of West Windsor, who grows wheat on the property. The
property is also a “targeted farm”, identified in Mercer County’s 2007 FPP for preservation.
Priority Rank #2: Block 34, Lot 3 located on South Lane owned by Rocco and Vincenza Procaccini. The farm is
bisected by the municipal border and lies partially in West Windsor and Robbinsville. (Open Space Acquisition
Parcel #80.) The 47 acre (14.4 acres in West Windsor) parcel contains seven acres of Prime Soils and 40 acres of
Statewide Importance Soils. 26 Currently, the farm raises beef cattle and is set up for grazing. The parcel has been
identified as a historical cluster/farm area by the Township’s Conservation Plan Element. Identified in Mercer
County’s 2007 FPP for preservation, the property is also a “targeted farm”.
Priority Rank #3: Block 33, Lot 2.01 located at 229 Village Road East and Block 33, Lot 3 located at 209 Village Road
East, both of which are owned by the Hall Family Association, LP. (Open Space Acquisition Parcels #3 and #4.) The
properties total roughly 125 acres, with 37 acres of Prime Soils and 90 acres of Statewide Importance Soils. 27 The
Hall farm is leased to Baker Brothers, who grow field crops on the property. Both parcels have been identified as a
historical cluster/farm area by the Township’s Conservation Plan Element. Identified in Mercer County’s 2007 FPP
for preservation, the property is also a “targeted farm”.
Priority Rank #4: Block 34, Lot 21 located at 143 South Lane owned by Henry Landau. The property is bisected by
the municipal border and lies partially in both West Windsor (8.9 acres) and Robbinsville (5.84 acres). Operating as
a horse farm, this property has a large indoor riding arena. (Open Space Acquisition Parcel #79.)
Priority Rank #5: Block 34, Lot 4 located at 1203 Windsor Road owned by Michael and Joan Esposito known as
J.E.M. Stables, Inc. an equine farm with 25 horses and ponies. J.E.M. offers group and private lessons, workshops,
boarding and pony parties. The farm has an indoor riding area and also a lighted outdoor ring. 28 The farm is
bisected by the municipal border and lies partially in West Windsor and Robbinsville. (Open Space Acquisition
Parcel #78.) The 22 acre (7.8 acres in West Windsor) parcel contains 22 acres of Statewide Significant Soils. 29 The
property is also a “targeted farm”, identified in Mercer County’s 2007 FPP for preservation.
\\Njncad\projects\WWP\Wwp-111P\Reports\082510daj_Draft Farmland Preservation.docx
25
County of Mercer Comprehensive Farmland Preservation Plan, dated 2007, page 47.
26
Ibid, page 47.
27
Ibid, page 47.
28
http://www.jemstables.info/
29
Ibid, page 47.
27
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LEGEND
Municipal Boundary
Parcels
Water
8
Historic Farmland
Wooded Non-Farmland
A
B
C
D
E
F
8
G
D
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EG
AIN
HE
AD
PIE
C
AN
BR
RN
39
PR
18
CA
PL
FIS
ER
17
E
38
RS
IV
T
E
INC
DR
24
37
AV
D
AN
EX
AL
16
33
RAINIER COURT
ACADIA COURT
SEQUOIA COURT
CASCADE COURT
BISCAYNE COURT
WRANGEL COURT
MAYFAIR DRIVE
LASSEN COURT
OLYMPIC COURT
E
N
TO
CE
15
32
E.
11
12
14
ON
8
FA
IR
AV VIE
E. W
Y
L
NA
CA
13
AV
ON
10
28
IC
SW
UN
RE
&
BR
IT
RS
VA
29
RIN
E
I (P
S
AV
AS
CL
ER
IT
TH
NS
MA
RA
US
.T
MP
N.J
E
CA
IV
DR
W
9
23
30
K
U.S
.R
O
RAR
ITA
N
UT
E
6
1
52
VIE
1
6
B
25
E
ON
AD
EN
GL
D
.
24
26
GT
D
LV
22
2
MERCER COUNTY, N.J.
AC
HIN
RO
7
PL
AS
E
RIV
20
21
27
ER
RO
E
UT
RO
W
ER
3
FAR
3
R
4
COLONNADE POINTE
34
35
36
37
38
39
40
41
42
HE
5
DORSET COURT
COLEBROOK COURT
KENSINGTON COURT
YORKBRIDGE DRIVE
CLARIDGE COURT
DELAMERE DRIVE
WORLIDGE COURT
FEDERAL COURT
COMMONWEALTH COURT
STONEBRIDGE LANE
HEATH COURT
TRUMBULL COURT
TOWPATH COURT
ALDGATE COURT
HERITAGE BOULEVARD
SALEM COURT
LOWELL COURT
TRINITY COURT
CARILLON BOULEVARD
THORNGATE COURT
CROMWELL COURT
HAMPSTEAD COURT
FIELDWOOD COURT
NOTTINGHAM CIRCLE
RIV
AY
FIS
D
AN
EX
AL
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
CANAL ROAD
2
NE
W
ON
GT
HIN
ASTOR COURT
FOUNTAYNE COURT
BELLAIRE DRIVE
HUCKLEBERRY DRIVE
CARLYLE COURT
BAYBERRY DRIVE
HANOVER COURT
EXETER COURT
LEXINGTON COURT
TO
ET
EN
AS
PRINCETON GREENS
1
2
3
4
5
6
7
8
9
LS
RE
ST
ED
W
2
MIL
AD
K RO
OO
OWBR
MEAD
T
CR
CUBBERLEY ROAD
EE
LINE
ROAD
K
IP
NSH
TOW
E
VILL
BINS
ROB
7
7
Legend
Municipal Boundary
Parcels
Farmland
3,695 +/- Acres
Water
8
8
A
B
C
D
E
F
G
D
C
B
A
F
E
G
N
1
E
S
RO
UT
E6
29
1
TE
E
PIK
MO
R
SU NIN
N G
E
ID
O
AV OKS
E.
BR
STO
BBE
ROAD
E
MILLSTONE
LAN
YEGER
ROAD
NING
WAY
CHAN
BOLFMAR AVE
Y
DR
IVE
GA
TO
COURT
WOODLAN
D
HOLLO
W
LANE
ON
T
AM
TN
RN
AD
OA
ELSINORE LANE
AD
EA
ST
(82.7)
I
GRANDE BOULEVARD
CARDINALFLOWER LANE
WINDFLOWER LANE
CONEFLOWER LANE
PINFLOWER LANE
HONEYFLOWER LANE
RAINFLOWER LANE
GLOBEFLOWER LANE
MAIDENFLOWER LANE
MISTFLOWER LANE
TUNICFLOWER LANE
BLANKETFLOWER LANE
SUNFLOWER LANE
6
E
LA
SV
BIN
AD
(11.6)
OOK
OWBR
K
(18.2)
RO
1
2
3
4
5
6
7
8
9
10
11
12
13
14
ILL
SO
UT
H
R
NE
J
(43.7)
DSO
R
TO
WN
SH
IP
(76)
(32.9)
WIN
HIP
K
LA
NE
ER
TH
RO
RO
B
(11.3)
(37.1)
INK
E
TO
CO
RO
GE
HAMLET DRIVE
H
WI
RY
ST
KO
LA
E
SO
R
VIL
ROUSILLON
DRIVE
ND
12
HIC
5
3
EA
R
AR
SP
1
ELL
NP
13
7
IVE
HOW
SU
14
1
4
DR
H
NEW
P
CO ORT
URT
Q
T
PU
9
11
LA
NE
ERIC
E
T
UR
CO
OW
C
FIN
BIN
CL
1
10
6
SO
U
INA
ET
CIR
CO
8
BENJAMIN
COURT
11
RD
E
RO
UR
D
OA
DR
IEL
HF
UT
SO
K
EY
LL
VA
COURT
RESTRICK
M
RO
WAY
ER
T
SA
NT
ROAD
FAR
AD
ENC
SCH
ITZ
UR
EA
D
RUSHTON
COURT
K
CA
ILL
CIRCL
HUDS
COUR
E
ON
DIS
MA
E
LAN
FINDLEY
RO
LD
FIE
PRIO
AY
W
IR
E
IV
IVE
DR
FA
ZA
CO
PL
OA
CT.
T
CO
UR
NV
IVE
DR
WN
S
HO
W
DR ARD
IVE
DR
(10.7)
KE
DRIVE
DA
JA
RR
DRIV
INE
PERR
DRIVE
SARATOGA
AD
RY
D
WYN
WOO
RO
CLAU
SE
COUR N
T
DRIVE
AD
CLIF
FV
COUR IEW
T
E
DRIV
U
BO
ROAD
BURG
EDIN
FELL
OW
OO
K
LONG
LBR
H
MIL
RT
NO
FOR
D
RT
RAD
COU
E
T
NEW
POR
UTH
SLEEPY
RUN
PARTRID
GE
COUR
T
RE
REVE
LAS
DOUG
RD
LE VA
DRIVE
RA
WAY
SA
RE
CT
RE
.
VE
IVE
DR
T
ATER
GEW
COUR
ORD
E
DRIVE
GUILF
DRIV
OW
ON
WILS
H
NORT
.
KE
CT
N
NGTO
ABBI
ST
RT
CA
L
EL
W
CO
U
O RT
D
AD
EA
HT
RIG
W
DRIVE
TERRACE
STONELEA
SH
Y
LE
T
GS
UR
KIN
SHAD
DRIVE
STREET
BRIARWOOD
SPRUCE
FIE
LD
RE
EN
TIFF
ANY
CO
URT
N. G
.
DR
HIG
HMO
NT
DRIV
E
ROAD
EDIN
BURG
COUR
T
PATH
RR
E
PE
DR
CO
UR
T
ON
ST
RA
TT
IN GTON
RR
IVE
DR
LYNCROF
MILL
DRIVE
K
SLAYBAC
SOUTH
ELD
BROOKFI
FIE
LD
EEN
S. G
R
YORK
VILLE
WAY
E
DRIV
SO
ROAD
MILL
DRIVE
ROAD
T LANE
IVE
DR
ROAD
MILL
H
UT
SO
WAY
LANA
RK
VILLE ROA
D
ROBERT
SARAH
DRIVE
DRIVE
AY
AW
HA
TH
WINDSOR
K
YC
W
N
VA
T
RS
HE
AM
T
UR
CO
ELLSW
ORTH
PO
IN
T
MA
RIA
PL
AC
N
E
DR
IV
E
IV
CARLTON
PLACE
E
SHIR
BERK
NASSAU PLACE
PLACE
Y
JEFFR E
S
IAN
RID
ED
RE
SOUTH
DRIVE
D WAY
OAKWOO
E
DRIV
- ROBBINS
AS
EDINBURG
IVE
ASPE
N DR
RT
COU
DANTONE
OR
BOULEVARD
ST LEA
RE NS
ET
NT
MO
ER Y
CL WA
IVE
RA
DR
MU
)
NA
AD
Y
RO
RO
AN
VE RIVE
ET
SC
D
ON
RE
TU
NT
ST
RE
CO
DT
AR
(OL
NM
A
S
G
UR
INB
FALSTAFF
-ED
LE
STREET
VIL
ER
RC
ME
NO
2
ITT
DRIV
CE
MA
RIA
N
E
WEST
ROAD
VILLAG
DRIVE
R
GLACIE
BR
E
AC
ER
PL
BAYLOR
PLACE
PLACE
E
STRATHMOR
T
UR
CO
DA
R
LYLE
Le PARC
COURT
PENN
CT
N
DRIVE
EASTER
R
T
ER
LR
OL
BR
ROAD
E
D
IVE
WE
ST
T
WBI
RD
LA
UR
NN
UR
SNO
N
AN
AR
ST
ORLY COU
RT
CO
DRIVE
ROAD
TON
PENN LYLE
LE
S
CT.
GROVER
ST WINDS
WE
ROAD
D
OO
DW
RE
.
CT
M
.
EL
STOW
KL
EV
DR
JE
EA
CO
CUBBERLEY ROAD
HIGHT
IC
HE
GINNIE
PIEDMONT
ROAD
HARRIS
SCOTT
MONTGO
MERY
STREET
PRINCE
ROAD
COURT
BIRCHW
JILL DR
IVE
OOD
W RUN
ROAD
MEADO
ST E
EA R
WAY
KEYS
TONE
ROAD
AYRES
WAY
RC
POST
TR
EA
T
ON
IVE
DO
E
ON
SOUTH
NORTH
S
DR TAT
IV ION
E
CIR
.
AL
LA
CE
W
AD
RO
AC
E
W
AL
L
AVE.
BENFOR
D
DRIVE
BERRIEN
AVE.
ST
PO
TON
WELLING
COURT
MARGARET
ROAD
POST
DRIVE
COURT
GREENE
WOOD
DRIVE
FIELD
DEER
MONT
EREY
DRIV
E
BENF
ORD
DRIV
E
NORTH
DRIVE
MUNICIPAL
EVERETT
NORTH
RIA
TO
VIC
E)
LIN
AIN
(M
N
IO
AT
OR
RP
CO
D
BRID
AV
E.
RO
AD
E
DR
IV
BE
AR
K
IC
SW
UN
OA
RD
HAVER FO
ROAD
MIL
CO
L
TA
WA
DR LL
IVE
T
AP
UR
IVE
AD
ST
UR
ES
CO
DR
(85)
RO
S
RF
CO
CH
E
GE
GT
IN
OT T
GE
BOUL
RO
LD
IE
HF
UT
SO
MM
RE
DI C
EN
CAID
NE
PENNINGTON
DRIVE
LA
MA
CONAS
UR SA
T
K
NO
DR
KIN
DR
LA
ETON
Mc
T
KE
ILR
I
ST
PRINC
ES
OO
RA
DR
W
BR
AK
ALICE
ROAD
TR
WAY
BRADFORD
COURT
T
DAN
ON
WILS
H
SOUT
JEAN
AM
S
IE
ARGYLE
RN
CA
E
PIK
CENTER
IE
EG
RN
CA
LIT
TL
E
.
U.S
BR
STEE
LE
DRIV
E
.R
OU
K
E
AV
ER
ILD
W
AY
W
IE
EG
1
E
UT
RO
.
U.S
K
IC
SW
UN
BR
IE
EG
RN
CA
PO
IN
TE
CA
NA
L
W
AY
ER
EL
HE
W
1
PIK
E
RO
UT
E
BE
AR
LO
ET
SC
PL
HE
AC
R
E
AL
AN
NC
RE
WA
LA
DE
RK
AU
WAY
DANNYS
TH
BE
ROAD
EE
ROAD
K
IP
NSH
TOW
LE
SVIL
1 -25
26 - 50
51 - 75
76 - Up
Municipal Boundary
Parcels
Water
Twp. Owned Farm Preserved Property
Tillable Acres
Tillable Acres
Tillable Acres
Tillable Acres
$ 25 per Acre
$ 35 per Acre
$ 45 per Acre
$ 55 per Acre
7
(84.1) = Tillable Acres
Jany
Tindall
Tillable Farmland
TILLABLE ACREAGE AMOUNTS PROVIDED BY THE NEW JERSEY STATE BOARD OF AGRICULTURE.
TOTAL TILLABLE ACRES LEASED BY WEST WINDSOR TOWNSHIP IS 933.6 ACRES.
Everett Bros.
Rustin Farms
Farmdale Farms
A
COURT
VIL
OL
CR
Legend
Tri-State Turf
MARBLEHEAD
COURT
X
COURT
RANDOLPH
COURT
EA
4
GATES
MONROE
DRIVE
BIN
ROB
7
T
F
MEAD
E
AD
WAY
(29)
IV
I
(110.2)
LINE
(79.6)
E
N
RF
IVE
OC
LA KTO
NE N
ILL
CHAMBERLAIN
DRIVE
OR
ER
IVE
TAUNTON
COURT
Y
EMIL
NON
A
SUNDAN
CE
COUR
T
RU
NV
IVE
ID
GAMBREL
CIRCLE
RR
Y
AN
T
ND
T
PLYMOUTH
COURT
SHAN
D
B
DRIVE
RU
DA
IVE
NO
DR
ST
ELK CT.
INS
E
DRIV
OA
TR
OS
IP
NSH
COTTONWOOD
NP
MARBLEHEAD
DRIVE
RICHMOND COURT
.
HP
TOW
(24.5)
ROAD
Y
T
T
UR
UT
N
(24.5)
D
(24.4)
ALTA
T
COUR
HILL
T
ELL
UR
G
CO
SO
ILTO
HAM
V
AD)
N RO
ENTO
LD TR
RG (O
INBU
- ED
)
COUR
SH
CO
(20)
LLE
ROAD
ROAD
E
DR
S
ERVI
FARM
NC
G
MERC
(PRIVATE
IDE
(103)
C
DEY
ON
NIN
JULIA
COURT
OH
.
DR
CT
EL
W
UR
LA
UR
BLACKHAWK
COURT
LONGFELLOW COURT
T
MILT
SOUTH
LONGFELLOW
DRIVE
RV
IVE
AX
E
OV
SH
DR
SCHUYLER
DRIVE
DUXBURY
COURT
COURT
PR
E
DA
T
T
ENCE
R
UR
DICK
BRUNTSFIELD
DRIVE
DR
CO
ENS
DRIVE
COUR
LANWIN
FARMINGTON COURT
OW
NT
RO
CO
SE
CO
VE
DR
WYNWOOD
COURT
PROVID
CE
DRIV
L. EAS
EME
AND
T
UR
CA
WESTMINSTER COURT
T
DU
HUNTLEY
DRIVE
AN
RUTL
NT
CO
KIN
WESTMINSTER DRIVE
CH
BR
WAY
GALSTON
R
NBA
DRIVE
6
RABBIT
AR
BE
T
T
UR
LM
ALDRICH
COURT
CT.
BUSH
HARDWICK
COURT
HU
VE
RO
DIAMOND
CONCORD COURT
DRIVE
COUR
RIV
ORE
HO
UR
SLY
N
COURT
WICKFORD
AU
AD
CO
BEARD
E
INGTO
DRIVE
DRIVE
ON
BENNINGT
WAY
CLIFFVIEW
DRIVE
N
GLEN
DA
E
HORN
ILTO
GARRY
RIDGE
T
CHADWICK
COURT
HAM
HORACE COURT
QUAIL
H
TW RIG
IVE
WAY
RO
AKRON
LANE
N
T
CAR
PINEWOOD
COURT
LA
NE
DRIVE
TO
UR
STARK COURT
DORIS
STREET
T
RO
CRANSTON
BRIARWOOD
COURT
MERID
AN
COURT
TS
N.
WES
K
DRIV
CO
WEST
COURT
CO
HUNT
LEE
COURT
L
AD
EA
SD
SQUIRE
LANE
E
MERCER COUNTY LAKE
8
ET
Y
E
WH
T
O
HAWT
T
COUNTR
VILLAG
LANE
J.C.P.&
OD
COURT
NS
UR
ARDSLEY
ES
FOXBORO
COURT
ET
HIGH-
SU
CO
PENROS
W
BENTLY
DRIVE
AN
WSTO
NE
DR.
NE
W
D
ROAD
DOGWO
T
COUR
OO
N
DR
CK
REED
DINSM
R
IVE
DR
CONOVE
CLE
CIR
CAMBRIDGE WAY
ROAD
YELLO
DRIVE
STIRLING ROAD
HAMPTON COURT
LEEDS COURT
CARDIFF COURT
WINDSOR POND ROAD
STAFFORD DRIVE
TUDOR WAY
NORMANDY DRIVE
REGENT BOULEVARD
WARWICK ROAD
LANCASTER COURT
LUDLOW COURT
YORK ROAD
LG
BR
OW
EV
HIRE
T
E
AT
CO
E
N D LE W
E
N
EATO
EY
ROSEWOOD
BAXTER
PLACE
SAPP
EMERAL
CA
L
HIL
RK
PA
BE
WOODBURY
COUR
WAY
MBIA
COURT
LANE
PLACE
WELLESL
T
F
BARNARD
PLACE
ERE
ODM
PLAC
VILLAGE
RY
LANE
BANF
LANE EAST
UR
ET
1
STUART
DRIVE NORTH
T
T
E
N
T
CE
T
NU
UR
RIDG
TO
UR
GARN
COLU
RN
AUBU
PL
UR
AL
CO
KO
CIRCLE
WEST
WO
ST
AR
EL
T
HIC
K
BUCHAK
STUART
LANE
STA NFORD
OO
T
MANOR
SH
ROAD
CO
W
UR
CO
WAY
COURT
PLA
AR
LA NE
EM
IVE
CO
CO
N C IR
WES
PO
BL
AIR
IVE
DR
TRAI
HIG
BRA
DR
T
E
NUT
M
(55.1)
LL
HT
R
KE OS
LL S
Y
IVE
UR
GREEN
CHEST
DR
CO
T
ALMOND
CIRCLE
DRIVE
WAKEFIELD
CIRCLE
TINDA
N
IP
ROAD
1
2
3
4
5
6
7
8
9
10
11
12
13
BR
UR
D
FORCT.
COUR
13
NN
CO
LANE
DO
C
ND
E
PE
TERRY
EN
PAR
Le
ALMO
AG
VILL
BRIANS
N
AR
ROAD
T
9
ON
Y
WA
Y
OX
10
5
FOREST
LANE
WAY
JASON
CT.
BROOK
ST
WAY
RUMFORD
LANE
TO
CL
T
COURT
10
11
3
(16.5)
LAKE VIEW
NSH
(10)
UR
TOW
8
2
CO
5
4
W
LLO
HO
12
8
N
ITH
GE
O
E
LAK
CT.
5
6
5
ED
OF
BRID
CE
REN
JAMIESON
DRIVE
7
VE
DR.
R
BIRDSALL
ROAD
CIRCLE
DRIVE
SHORE DRI
LANE
CE
UR
IVE
LO
ZE
LAW
ANN'S
IVE
PE
IN
BE
I RF
DR
IVE
ILL
DR
GH
KER
IVE
DR
JA
M
PL IES
AC O
E N
JACOB
AVE.
NA
PR
AL
QUAKER
DR
ENFIELD
CIRCLE
COMPTON LANE
FA
EL
RIN
E
AC
PL
SP
8
E 63
E
CO
SK
ROAD
ROUT
BIG
HA
LLE
KSVI
CLAR
QUA
TOLLHOUSE DRIVE
RENFIELD DRIVE
BARKLEY DRIVE
CASSELBERRY WAY
INVERNESS DRIVE
HASTINGS LANE
ASCOT CRESENT
CALEB LANE
CRAFTWOOD DRIVE
WEDGEWOOD COURT
TREE SWALLOW DRIVE
NESTLEWOOD WAY
STILLBROOK LANE
WESSEX PLACE
DALTON WAY
WINDRIDGE COURT
GAGE PLACE
GOSSAMER COURT
HARCROSS COURT
WINTERBERRY WAY
GREYLYNNE DRIVE
NORBRIDGE DRIVE
HEDLEY DRIVE
WINTHROP WAY
DEVONSHIRE DRIVE
ESTERBROOK DRIVE
LOCKWOOD DRIVE
GRIFFIN WAY
NIPPERT WAY
KENT COURT
LENMORE COURT
JULIET COURT
GOODROW COURT
GRAYVIEW COURT
LANE
ZIFF
NI
COLO
WRIGHT
PLACE
L A NE
AD
IE
COURT
B
L ORR
JA
CANOE
DRIVE
WHITNEY
PLACE
ROAD
ROAD
DEAN
MID L A N D
E
KS
OO RIVE
BR
D
MIE HER
T
AT
UR
HE
CO
OR
YL
TA
DAN
N
LA
PLAC
IS
AV
TR
E
RT
WARD
BREN
E
AR
RE
T
P
RT 615
NT
IE
RUN
UR
U
CO
R
MA
RD
DRIVE
UA
SQ
CO
N
YL
IV
BROOK
UNIVERSITY WAY
ROAD
K
EY
TN
UR
L
AIT
Y
LANE
STER
LD
N
SO
IS
AL
CO
U
SQ
UR
POND
ON
ISON
LANE
NO
MEADOW
LE
VIL
KS
AR
CL
E
AR
A
RO
IC
KS
HARR
HEREFO
INDIAN
DR
D
WORCHE
AR
W
50
D
U
SQ
DRIVE
RO
U (15)
45
LE
DRIVE
(7.6)
51
46
HAWK DR.
75
43
VIL
52
NE
TOW
YORK
T
COUR
E-
VILL
ANB
VILLA
DRIVE
HE
N
KS
CLAR
L
ME
49
NE
ROAD
3
HI
MILLSTONE
MILL
ON
LA
L
NS
ER
R
50
W
CR
GROVERS
TT
SU
TO
RIV
DRIVE
S MIL
ER
GROV
TY
E
76
EET
SARAHT
COUR
DRIVE
G LAN
53
G WOOD
R IN
IVE
DR
SP
LILLIE STR
LANE
72
SHERBR
DRIVE
LANDIN
63
62
44
ATWOOD
COURT
COURTNEY
DRIVE
64
ROAD
LK
SUFFO
61
58
OOKE
AD
RO
AD
73
57
54
WY
IVE
ER DR
56
WAY
COMBE
HEST
NORC
RO
RUN
74
71
60
44
ESTATES AT
PRINCETON JUNCTION
EMIL
ST
ROAD
LANCASHIRE
DER
STREET
DRIVE
BOROSK
O
PLACE
N
STOW
HIGHT
59
JOANNE
CRANBURY
PRINCETON -
56
CO
SUNNYDALE
WAY
ON
63
56
D
OA
RA
ALEXAN
WOODMEADOW
LANE
69
55
GT
AD
RO
HIN
OW
SS
AS
AD
ME
NA
W
66
49
AK
TR
AM
N
OLD BEAR
BROOK ROAD
65
UN
LIN
RA
VAUGHN DRIVE
70
K
OO
X
(M
TIO
O
RP
WENLOCK COURT
69
AIN
N
TIO
.
68
67
48
47
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
74
75
76
ON
STA
KETLEY
PLACE
SE
CO
ILR
K
BROO .
RD
ESSEX
COURT
January 4, 2010
LE
E)
ST
LE
AD
56
4
LD
AD
1
RO
57
E
UT
RO
XT
PA
)
EM
ST
.E
NS
D
FIE
CIRC
RO
POND
AR
SW
UN
BR
RE
&
WA
TE
IN
PO
AIN
SE
ER
AR
SE
E
K
EV
E
CL
CIR
2nd FLOOR
IV
DUC
UL
CO
AD
P(5)
BE
ER
W
RD
ITA
-M
SV
SV
DO
MO
AR
H
AN
CENTER
DD
O
E
Y
TR
N
VE
RO
NORTH BARROW PLACE
SOUTH BARROW PLACE
BR
DR
E.
AV
E
MI
OR
IV
DR
BRO
TR
TR
AN
A
ME
D
OA
H
SB
AC
OK
H
RR
UT
MA
PL
AD
RO
RT
BE
SO
D
OR
GF
LIN
AL
W
WINDSOR HAVEN DRIVE
NO
CA
RN
EG
CE
IE
BL NTE
VD R
.
36
EM
&R
C
AN
BR
T
35
E
ON
ST
LD
FIE
R
NO
HALSTEAD PLACE
W
19
34
41
AD
RO
EL
SZ
RO
D.
ES
AD
RO
R
ER
BLV
IE
AIN
HE
D
AN
EX
AL
EG
PL
FIS
DRIVE
N
TO
CE
BL
40
42
31
.
VD
E
RN
AV
R
IV
17
18
CA
38
PR
DR
24
37
39
RIN
(P
16
33
E
INC
E
I
S
AV
AS
CL
ER
IT
NS
RA
US
.T
MP
N.J
E
CA
IV
DR
15
32
N
SO
PIE
11
14
N
TO
8
12
13
FA
IR
AV VIE
E. W
Y
TH
29
E.
E
10
L
NA
CA
30
IC
U.S
RAR
ITA
N
IT
RS
VA
MA
W
25
AV
D.
DELA
AD
VIE
24
26
27
ON
CL
L
CAN
A
6
RO
EN
GL
9
23
RAINIER COURT
ACADIA COURT
SEQUOIA COURT
CASCADE COURT
BISCAYNE COURT
WRANGEL COURT
MAYFAIR DRIVE
LASSEN COURT
OLYMPIC COURT
BO
AD
52
ER
1
6
.
2
MERCER COUNTY, N.J.
E
GT
E
VD
28
ER
AC
HIN
IV
DR
BL
PL
AS
20
21
22
FAR
3
R
W
4
5
7
COLONNADE POINTE
34
35
36
37
38
39
40
41
42
HE
3
DORSET COURT
COLEBROOK COURT
KENSINGTON COURT
YORKBRIDGE DRIVE
CLARIDGE COURT
DELAMERE DRIVE
WORLIDGE COURT
FEDERAL COURT
COMMONWEALTH COURT
STONEBRIDGE LANE
HEATH COURT
TRUMBULL COURT
TOWPATH COURT
ALDGATE COURT
HERITAGE BOULEVARD
SALEM COURT
LOWELL COURT
TRINITY COURT
CARILLON BOULEVARD
THORNGATE COURT
CROMWELL COURT
HAMPSTEAD COURT
FIELDWOOD COURT
NOTTINGHAM CIRCLE
RIV
FIS
D
AN
EX
AL
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
CANAL ROAD
2
NE
AY
RO
E
UT
RO
ASTOR COURT
FOUNTAYNE COURT
BELLAIRE DRIVE
HUCKLEBERRY DRIVE
CARLYLE COURT
BAYBERRY DRIVE
HANOVER COURT
EXETER COURT
LEXINGTON COURT
TO
W
ON
GT
HIN
AS
PRINCETON GREENS
1
2
3
4
5
6
7
8
9
LS
ET
EN
W
2
MIL
RE
ST
ED
T CIR
N
L
CO
ISO
TO
W
NS
HI
P
RR
L
HA
TOWNSHIP OWNED, TILLABLE
FARMLAND LOCATION MAP
LOCATED IN
WEST WINDSOR
TOWNSHIP
LV
W
BA
1
B
C
D
E
F
8
G
PROPOSED FARMLAND ACQUISITION MAP
OF
WEST WINDSOR TOWNSHIP
N
W
E
MERCER COUNTY, N.J.
S
Home Owners Association
West Windsor Township
LINE
Mercer County
State of New Jersey
Proposed Property Acquisition
15
LLE
NSVI
I
ROBB
ROAD
P
NSHI
TOW
IRW
A
IVE Y
FA
DR
T
POR
RT
COU
NEW
75 76
77
28
CR
EE
K
D
RESTRICK
IP
SH
WN
TO
R
SO
ND
WI
ST
EA
LAN
E
ER
K
H
UT
ST
1
2
3
4
5
6
7
8
9
10
11
12
13
14
GRANDE BOULEVARD
CARDINALFLOWER LANE
WINDFLOWER LANE
CONEFLOWER LANE
PINFLOWER LANE
HONEYFLOWER LANE
RAINFLOWER LANE
GLOBEFLOWER LANE
MAIDENFLOWER LANE
MISTFLOWER LANE
TUNICFLOWER LANE
BLANKETFLOWER LANE
SUNFLOWER LANE
29
IP
SH
WN
TO
VIL
LE
31
7
INS
ROA
BB
#
RO
74
#
EA
SO
AD
4
80
79
NE
LA
H
UT
#
RN
E
ERIC
6
#
COURT
SCH
ENC
K
ROA
D
TZ
ZAI
WAY
RO
ELL
ROAD
INK
CO
AD
OA
RR
JA
GE
#
8
SOR
RY
LAN
AL
DIN
CAR
LT CIRC
LE
CO
T
ET
G R
OAD
BUR
EDIN
HOW
ROOK
KO
5
9
NP
13
11
RO
3
SO
LE ROAD
ROBBINSVIL
SU
OWB
MEAD
5
ROUSILLON
DRIVE
HAMLET DRIVE
78
23
CH
10
26
25 27
24
HIC
LA
11
14
12
3
VIL
30
SUNDA
NCE
COURT
1
1
FIN
WIND
9
7
IVE
NEW
COUPORT
RT
82
AS
EDINBURG -
DRIVE
DRIVE
ASPEN
D
COU
RT
WBIR
19
Preserved Farmland - Privately Owned
Deed Restricted
CO
UR
CUBBERLEY ROAD
14 16 17
SNO
IP
Preserved Farmland - Twp. Owned
13
22
ALTA
RT
COU
A
SP
E
D
NSH
TOW
Water
AD)
N RO
ENTO
COTTONWOOD
Legend
Parcels
IN
E - ED
RVILL
E
MERC
18
Municipal Boundary
DRIV
OA
TR
OS
HP
N
UT
SO
ILTO
HAM
20
21
RO
BIN
CLE
CIR
1
10
6
4
DR
OW
RR
T
R
COU
DRIV LE
E
V
8
2
DRIVE
VIL
BENJAMIN
COURT
Y
LE
AL
11
CT.
D
FOR
RT
RAD
COU
DRIV
E
ITT
ELK CT.
INS
CT.
12
LD TR
IVE
W
FELLO
LONG
BRO
RTH
NO
MILL
RT
MON
T
E
DRIV
HIGH
OK
LD
NFIE
REE
ANY
COU
N. G
TIFF
DR.
D
FIEL
RTH
ELLSWO
S. GR
EEN
YO
VILLREK
WAY
BR
M
ELSINORE LANE
VE
(O
BURG
DR
TH
SOU
IELD
WAY
ARGYLE
BROOKF
WAY
DRIVE
N
RIA
E
MA
DRIV
E
AC
PL
E
INT
PO
RIA
GLACIER
ND
DRIVE
ORLY CO
URT
GINNIE
POST
SOUTH
RIV
LANA
IVE
AD
RUSHTON
COURT
K
C
CH OURT
ES
AP
EA
CO
KE
UR
T
DAN
VEL
JULIA
COURT
OL
RO
T
DAR
DRI
RF
DR
TAN
N
CO ER
UR
PLE T
ASA
NT
W
DR ALL
IVE
UR
BRUNTSFIELD
DRIVE
NO
CO
DRIVE
EL
RO
MA
AD
CO NAS
EA
UR SAS
ST
T
Y
EMIL
NON
WAY
ENS
JEW
GE
SHAN
RK
DRIV
E
E
LA
ROAD
FAR
R
ILL
ST
OC
LA KTO
NE N
VIL
RO
IVE
T
UR
NV
IVE
NO
RF
DR OLK
IVE
HF
UT
SO
D
IEL
E
G
DA
RICHMOND COURT
DR
E
DRIVE
N
DRIV
T
SOUTH
LONGFELLOW
DRIVE
DICK
HUNTLEY
EASEMEN
CO
AR
B
DUN
NIN
GALSTON
J.C.P.& L.
WAY
44
RT
COUR
T
SHE
LLY
COU
RT
.
DR
T
MILTO
AD
LONGFELLOW COURT
R
UR
OW
COURT
COU
MAN
CE
CO
D
A
D)
ON
Y
OA
VERRIVE SCAN
NR
ET
D
TU
TRE
NTO
S
E
R
O
DT
RC
MA
(OL
SAN
G
UR
B
DIN
E-E
ILL
RV
CE
R
ME
FALSTAFF
STREET
PENNINGTON
DRIVE
ON
LY
CH
BR
BEARDS
HOL
ALDRICH
LANE
D
TAUNTON
COURT
FARMINGTON COURT
WESTMINSTER COURT
WESTMINSTER DRIVE
AU
ROA
AKRON
LANE
DRIVE
RE
ROAD
MERCER COUNTY LAKE
MERIDAN
COURT
MARBLEHEAD
COURT
ST
HIGH-
WAY
E
VILLAGE
DINSMO
R
IVE
CONOVE
EMERALD
COURT
LAN
E
STE
DR.
NEW
SE
ENC
DR
STONE
DR
LANE
REED
YELLOW
OAKWOOD
HIRE
MA
D
ROA
KEYS
TONE
WAY
SAPP
DRIVE
VID
HE
F
PRO
PINEWOOD
COURT
RC
BANF
COURT
PENRO
DO
GE
VILLA
June 28, 2010
PLACE
DRIVE
41
93
LEGEND
Parcel 3 - 104.98Acres
Parcel 4 - 21.89 Acres
Total - 186.2 Acres

Farmland Preservation Plan Element

Transcription

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