Opinion ID: 1962760
Heading Depth: 1
Heading Rank: 3

Heading: Rand Associates & Ferraro Builders Rand Associates is the titleholder and Ferraro Builders the contract purchaser of property in the R-2 zone of Atlantic Highlands with respect to which the Planning Board granted a three-lot subdivision. Each lot exceeded what was then the R-2 zone minimum lot size of 15,000 square feet. [2]

Text: After subdivision approval, the governing body of Atlantic Highlands adopted a steep slope ordinance. The precipitating event for the enactment of that ordinance was a landslide that blocked a roadway and inhibited not only general ingress and egress to the area but barred access to emergency vehicles. According to the municipality, the purpose of the ordinance was to avoid such occurrences by diminishing soil disturbance on the slope and preventing slump blocking. [3] The steep slope ordinance is extensive. Only a few of the portions are directly relevant. Article 7.33E provides that in areas of slopes greater than 15% the applicable provisions of the Zoning Chapter relating to minimum lot sizes and density of development, and maximum percentage of lot coverage shall be modified, and limitations of maximum impervious surfaces and maximum lot disturbance shall be added. Atlantic Highlands, N.J., Development Regulations art. 7.33E. The ordinance goes on to adjust the basic provisions of the zoning ordinance by prescribing that the total land area of a parcel in the steep slope zone will be multiplied by a graduated slope factor to reach minimum lot size, id. at art. 7.33E.1, maximum lot coverage, id. at art. 7.33E.2, and maximum impervious surface area, id. at art. 7.33E.3. Maximum lot disturbance, in turn, is based on those modified figures. Id. at art. 7.33E.4. After the adoption of the steep slope ordinance, plaintiffs built houses on two of their lots. However, when the slope factors were applied, the proposed structure on the third lota two story single-family house with a 1,600 square foot footprint on a 23,097 square foot lotexceeded the maximum lot disturbance. Plaintiffs applied for a slope area permit, which was denied. They then appealed to the Planning Board, which held that plaintiffs had failed to prove that the permit request was denied improperly, arbitrarily or capriciously. Subsequently, plaintiffs filed a Complaint in Lieu of Prerogative Writs raising a number of issues, one of which was that under Manalapan Builders, the steep slope ordinance was facially invalid, because it changed certain definitions in the MLUL. They also contended that the zoning ordinance violated the uniformity requirement of the MLUL by applying a different standard to sloped areas than was applicable to flat areas within the zone. The trial court applied a deferential standard to the ordinance and upheld it. [4] Plaintiffs appealed and the Appellate Division, without opinion, affirmed the validity of the ordinance. Neither the trial court nor the Appellate Division addressed the issue of whether the MLUL authorized the steep slope ordinance, nor did those courts consider Manalapan Builders, which plaintiffs argue is critical to the resolution of this case. We granted certification. 175 N.J. 170, 814 A. 2d 635 (2002).