B.            Stream Corridors.

(1)           The purpose of this program is to protect property from flooding; to reduce land development impacts on stream water quality and flows; to protect existing natural drainage features; to protect other's rights within the same watershed from adverse effects of improper stream corridor development; and, to provide recreation and wildlife migration corridors.

(2)           Stream corridors shall mean the stream channel and all of the land on either side of the stream channel which is classified as wetlands, is within the 100 year floodplain, or is a sloping area of 12% or greater that is contiguous to the stream channel, wetlands or floodplain, and all of the land within a 100 foot wide buffer around all stream channels, wetlands, floodplains and contiguous slopes of 12% or greater. Stream channels shall mean permanent or intermittent watercour­ses shown on U.S.G.S. quadrangle maps, the Somerset County Soil Survey or such other source as the Borough may deem appropriate.

(3)           Only the following uses shall be permitted within stream corridors:

(a)           Cultivation and farming (including truck gardening and harvesting of any wild crops such as marsh hay, ferns, moss, berries or wild rice) according to the best management practices of the Soil Conservation Service or the State Soil Conservation Committee.

(b)          Pasture and controlled grazing of animals in accordance with conservation practices approved by the Soil Conservation Service or the State Soil Conservation Committee.

(c)           Outdoor plant nursery, vineyards, and/or orchards in accordance with soil conservation practices approved by the Soil Conservation Service or the State Soil Conservation Committee.

(d)          Wildlife sanctuary, woodland preserve, and arboretum, except facilities subject to damage by flooding.

(e)           Game farms, fish hatcheries, or hunting and fishing reserves, operated for the protection and propaga­tion of wildlife, but excluding enclosed struc­tures.

(f)            Additions to or landscaping of principal single family structures existing as of the date of this ordinance, provided the addition or landscaping shall not affect natural drainage, shall not encroach into the stream channel, floodplain or wetlands, and the addition shall not exceed 33% of the gross floor area.

(4)           The following uses may be permitted in the stream corridor if the applicant demonstrates to the satisfac­tion of the Planning Board that the proposed use complies with the objectives of this ordinance and the Far Hills Master Plan:

(a)           Recreational use, whether open to the public or restricted to private membership, which is specifically related to the stream corridor and is water dependent.

(b)          Private or public water supply wells that have a sanitary seal, flood proofed water treatment facilities, or pumping facilities;

(c)           Dams, culverts and bridges that have received approval from the appropriate municipal, county and State agencies having such authority;

(d)          Utility transmission lines, installed during periods of low stream flow according to soil erosion and sediment control practices approved by the Federal Soil Conservation Service or the State -Soil Conservation Committee and in a manner which will not impede flows or pond water; and,

(e)           Roads that cross the stream corridor as directly as feasible.

(5)           Any use not permitted in the stream corridor is prohibited.

(6)           Any development or use requiring approval under subsection 803.B.4. above shall require either site plan review or subdivision review pursuant to Article IV of this ordinance. The procedures and standards of review prescribed in Article IV shall be applicable and shall be in addition to the requirements for submission listed in subsection 803.B.7. below. Nothing in this section shall relieve an applicant from complying with other requirements that are applicable to the development.

(7)           The following information shall be supplied for any development within a stream corridor. Such information shall be in addition to information required by Article IV:

(a)           Delineation of stream corridors as defined in subsection 803.B.2. above.

(b)          Detailed hydrologic engineering studies indicating the effects on drainage, streams, and adjacent properties as well as the property in question, including the necessary data to determine whether the boundaries of the stream corridor would be affected if the application were granted.

(c)           A plan indicating the disposition of any fill materials proposed to be deposited by the grading or regrading of land. No fill is to be placed on wetlands.

(d)          The designation of how suitable techniques, including erosion and soil stabilization measures, sediment traps and nutrient control by vegetation filters or other mechanisms, will be incorporated to protect the stream.

(e)           A demonstration that the use or activity cannot be located outside the stream corridor.

(8)           An approved application for development or use on a lot which contains a stream corridor or portion of a stream corridor shall provide a conservation easement for the continued protection of the stream corridor. Conserva­tion easements shall be established either by deed or by plat filed with the County Recording Officer in compliance with the Map Filing Law.

(9)           Appropriate monuments shall be set by the licensed land surveyor. Such markers shall be set at each conserva­tion easement corner not previously marked by a monument. All boundary markers shall be described on the survey provided to show their relation to the property or corner or, if appropriate, to the boundary lines.