A Million Acres
Pinelands Development Credits
Environmental Standards & Standards Which Apply To Specific Types Of Activities
The CMP implements, and is an exercise of, the powers granted to the Pinelands Commission by the 1979 New Jersey Pinelands Protection Act and the Federal National Parks and Recreation Act of 1978. The regulations and standards it contains are designed to promote orderly development of the Pinelands so as to preserve and protect the significant and unique natural, ecological, agricultural, archaeological, historical, scenic, cultural and recreational resources of the Pinelands.
A Million Acres
In the center of America's most populous region lies over a million acres of forests, farms, and scenic towns -- the New Jersey Pinelands.
The Pinelands is a patchwork of pine oak forests, tea-colored streams and rivers, spacious farms, crossroad hamlets, and small towns stretched across southern New Jersey. In the country's early years it had been a place where fortunes were made from lumber, iron and glass. But the early industries died out, and as the state's major roads bypassed the area, the "Pine Barrens" gradually became known as a remote part of New Jersey abounding in local legends like the "Jersey Devil".
About 25 years ago, as the full weight of postwar urban sprawl came to bear on other parts of New Jersey, the path of Pinelands history forked again. Would the Pinelands become the locale of grandiose development projects, such as a jetport and a city of a quarter million, or would the region's value come to be based on its open spaces, natural features, and traditional lifestyles, which uncontrolled development would damage or obliterate?
It took years of study and debate before the choice was made. But gradually the realization set in that the Pinelands was an environmental asset of national and international importance, deserving safeguards to divert the flow of growth from metropolitan Philadelphia, northern New Jersey, and New York. Nearby Atlantic City's casino gambling boom crystallized awareness of the need for Pinelands development controls.
The solution could not have been as simple as an overall building ban or a government purchase of all the land. The region was too large and too ingrained with the patterns of 300 years of human use and habitation. So in 1978 Congress created the Pinelands National Reserve, the country's first. The Reserve was to be a place where governments at every level -- from Washington down to local planning boards -- could help shape the Pinelands' future in keeping with some basic guidelines. The state was to take the lead in evaluating the Pinelands' resources and planning how best to balance their protection with new development. As provided in the federal law, Governor Brendan T. Byrne established the Pinelands Commission by executive order on February 8, 1979 and gave it responsibility for these tasks. The Pinelands Commission consists of fifteen members. Seven are appointed by the Governor, and one is appointed by each of the seven counties within the Pinelands. One member is appointed by the U.S. Secretary of the Interior.
The New Jersey Legislature, at Governor Byrne's request, supplemented the federal law by passing the Pinelands Protection Act in June, 1979. The Act affirmed the temporary limitations on development which the Governor had put into effect while a plan to protect the Pinelands was being created. It also established a requirement that county and municipal master plans and land use ordinances be brought into conformance with the Comprehensive Management Plan which the Commission was developing.
The boundaries of the Pinelands National Reserve and the Pinelands Area, as defined by the state legislation, differ somewhat. The Reserve, totaling 1.1 million acres, includes land east of the Garden State Parkway and to the south bordering Delaware Bay, which is omitted from the 927,000 acre state Pinelands Area. The two jurisdictions together cover all or parts of 56 municipalities spread across seven counties -- Atlantic, Burlington, Camden, Cape May, Cumberland, Gloucester, and Ocean.
The state law makes another important distinction between the remote interior of the Pines and the surrounding portions. Development is to be highly regulated in the Preservation Area, which comprises approximately 32% of the Pinelands Area and encompasses the largest tracts of relatively unbroken forest and most of the economically vital berry industry. The larger surrounding area, known as the Protection Area, contains a mix of valuable environmental features, farmland, hamlets, subdivisions, and towns, making the Commission's task there more complex.
The Commission was originally given until August 8, 1980 to adopt the Plan, but the Legislature extended the time allowed to finish the Protection Area portion by four months. The Plan was thus adopted in two phases. The Preservation Area part was approved by the Commission on August 8, 1980 and took effect on September 23, 1980, following Governor Byrne's approval. The Protection Area Plan was adopted on November 21, 1980 and became effective under state law on January 14, 1981. This final version also constituted the Comprehensive Management Plan for the entire Pinelands National Reserve. It was approved by Secretary of the Interior Cecil D. Andrus on January 16, 1981 and was sent to Congress for the required 90 day review.
As prescribed in Section 502 of the National Parks and Recreation Act, the federal government's primary roles in the Pinelands protection effort are to provide money for public land acquisition and to monitor the implementation of the plan. The federal law originally authorized $26 million for land acquisition and planning for the Pinelands. However, a cornerstone of the National Reserve concept was that public land acquisitions cannot guarantee sufficient protection for the Pinelands unless accompanied by regulatory measures. Still, government purchase was sometimes recognized as the best way to keep particularly sensitive parcels free of development. The Commission proposed in the Plan that the state acquire about 100,000 acres in the Pinelands, adding to the then current total of 265,000 acres of publicly owned open space in the Pinelands. The estimated cost of that program was $81 million, which would be obtained from various federal and state sources. Interior Secretary Andrus approved the first major federal acquisition expenditure -- $8.25 million for 11,000 acres in Ocean County's environmentally critical Cedar Creek watershed -- at the same time that he approved the Plan. As of June 2001, over 70,000 acres have been purchased with state and federal funds.
If the Pinelands had been an uninhabited wilderness under no pressure for development, it might have been feasible for the government to buy the entire area outright. But that was not the case in southern New Jersey in the 1980's. Because of its proximity to Philadelphia, New York, and Atlantic City, the Pinelands' perimeter was quickly becoming attractive real estate. The forested core was immune from that kind of development pressure for the time being, but it was also the bastion of the cranberry and blueberry farms, whose thriving operations the government had no reason to acquire. Making a wholesale government purchase even more impractical was the history of private land ownership in the Pines, with many families tracing their occupancy back a century or more. Then there are the large and small towns which dot the region from end to end. Although great swaths of the Pinelands have escaped the typical effects of 20th century progress, making them a refuge for scores of endangered plants and animals, the Pines are in no sense really wild. Another tactic besides outright purchase was needed to carry out the public desire to save this last great semi-wilderness in the northeast megalopolis.
The answer lay in the Commission's planning program. A precept that gave rise to the Commission was that the Pinelands could be protected primarily within the existing framework of governmental authority if a regional perspective could be attained. The Commission's essential tasks were to supply that perspective and create a means of translating it into local master plans and zoning codes.
Assuming that the Pinelands could not become a national park, it had to be decided which pieces of the whole ought to be preserved just as they were and which pieces could be allowed to change. The factors had to be weighed on a regional scale, not simply as they appeared when each municipality tried to consider its case alone. The state act furnished a starting point from which those judgments could be made by dividing the Pinelands into Preservation and Protection Areas. In calling for a Comprehensive Management Plan to be prepared, both the state and federal acts also specified the types of information which had to be assembled to justify more detailed decisions about future land use. So, as the Commission began to function at full speed, its first major effort was to collect and analyze that information.
All the resources of the Pinelands -- the vast and priceless water reservoir beneath the sandy soil, the forests, plants, animals, farms, historic sites, and the people who give the region its distinctive culture -- had to be studied and appraised. Experts studied the Cohansey and Kirkwood aquifers, which contain a potable water supply estimated at over 17 trillion gallons. They documented the 580 native plant species, including 54 classified as threatened or endangered, and the 299 kinds of birds, 91 fish, 59 reptiles and amphibians, and 39 mammals found in the Pinelands. They catalogued over 1,000 known prehistoric archaeological sites and the crumbled ruins of the vanished iron and glass industries. And they interviewed hundreds of Pinelands residents to find out what they valued most about the region and what they thought the future of the region should be.
Gradually the picture emerged of a Pinelands region which could logically be divided into eight areas of different land use capability. The delineation of these areas, and the allocation among them of mandatory and optional land uses subject to environmental standards, became a central feature of the Commission's Plan.
The heart of the Pines from an environmental point of view is the Preservation Area. Here one finds the pristine Pine Barrens rivers -- the Mullica, the Batsto, the Bass, Wading, and Oswego. Here are the unique forests of pygmy pines and oaks known as the East and West Plains. The ruins of long-deserted towns and factories poke through the underbrush amidst a maze of twisting, barely passable sand roads. The solemn gloom of cedar swamps gives way to the flowery brilliance of inland marshes and bogs. To save all this, the Plan created a Preservation Area District where conventional residential, commercial and industrial development is largely prohibited. In general, only new land uses compatible with the ecology of the central Pines are allowed. Examples of acceptable activities are forestry, cultivation of berries and native plants, and operation of recreational facilities, such as canoe rental services and campgrounds designed for minimal impact on the landscape.
The Preservation Area District's approximately 290,000 acres (including acreage already protected in public holdings, such as Wharton and Brendan T. Byrne Lebanon State Forests) are immune from new residential development with one exception. Members of families that have lived in the Pinelands for at least 20 years are allowed to build houses for their own use on land they owned as of February 7, 1979 -- the day before Governor Byrne ordered the interim development controls. The lot has to be at least 3.2 acres to meet the Plan's water quality standard regulating ground water contamination from septic systems.
Although most of the Preservation Area is sufficiently undeveloped to be included in the Preservation Area District, some parts call for different treatment. They included existing villages like Chatsworth and Green Bank, the large berry farming complexes, and military bases. Three of the Plan's other land capability zones are designed to control land use in these areas.
The traditional communities of the Pinelands, from tiny rural settlements like Warren Grove to large towns like Hammonton, are just as much a part of the landscape as the plants and animals. The Plan designates these communities as either Pinelands Villages or Towns and allows traditional development under certain rules. There are 47 Villages in the National Reserve, including nine in the Preservation Area. The municipality in which a Village is located determines its boundary according to criteria listed in the Plan. The eight Pinelands Towns are Buena, on the southwestern Pinelands fringe in Atlantic County; Egg Harbor City, on the old highway between Atlantic City and Philadelphia; Hammonton, the hub of the Pinelands' fruit and vegetable region; Lakehurst, on the northern perimeter of the Pines; Whiting in Manchester Township, Ocean County; Tuckerton, end point of the old stage coach road from Philadelphia to the coast; Woodbine in Cape May County; and Wrightstown in Burlington County.
Few activities are as vital to the Pinelands as cranberry and blueberry farming. Bogs and fields are valuable economically as well as environmentally and aesthetically. Both cranberries and blueberries are native to the region, thriving in sandy soils with high water tables. New Jersey's cranberry production, which ranks third nationally, is carried out almost exclusively in the Preservation Area. With bogs that must be periodically flooded, cranberry farming is especially tied to the water supply. Growers normally attempt to match each acre of bog with ten acres of upstream woodland as a water source. The large, cultivated blueberry was first developed here by Elizabeth White, and the yearly crop is worth millions. New Jersey ranks second in blueberry production. To give the berry industry the degree of protection and encouragement it deserves, the Plan allows municipalities to designate Special Agricultural Production Areas in the Preservation Area. Land uses in these areas are limited to the cultivation of berries and other native plants, other environmentally compatible agricultural activities, housing for people with links to the Pinelands, and housing for agricultural employees.
With their huge tracts of vacant land, the Pinelands were an obvious place for the government to locate military bases and similar facilities. These installations now occupy about 46,000 acres, with 30,000 acres in the Preservation Area. The four major ones are Fort Dix, McGuire Air Force Base, Lakehurst Naval Air Engineering Center, and the Federal Aviation Administration Technical Center in Atlantic County. The Plan includes them in Military and Federal Installation Areas. New land uses are generally permitted if they are in keeping with the Plan's development standards. Activities essential to national security are exempt from the Commission review.
The Commission's task in the Preservation Area was comparatively easy. The legislative mandate was clear and there was little opposition to the premise that significant new development there would be unwise. In the Protection Area, though, it was a different story. The Commission's assignment here was a juggling act from the start. Environmental and economic interests had to be considered. According to the 1979 Pinelands Protection Act, the Plan was to encourage development "in or adjacent to areas already utilized for such purposes" so growth pressures could be accommodated with a minimum of environmental damage. "Piecemeal and scattered" development was to be discouraged, and the "essential character of the existing Pinelands environment" was to be preserved and maintained.
One of the first major conclusions resulting from the Commission's survey of Pinelands resources was that all the region's important natural resources were not safely tucked away in the Preservation Area. There was plenty of land in the Protection Area which experienced little or no development. Many of the same critical environmental features which characterized the Preservation Area were found here in abundance -- unpolluted streams, rare plants and animals, and pristine environments such as cedar swamps. It became evident that much of the Protection Area could be classified as possessing the essential character of the Pinelands. Land that met the Commission's criteria for essential character was placed in Forest Area. These areas generally adjoin the Preservation Area, but also extend far to the south, linked to the northern forest by a narrow undeveloped stretch between Hammonton and Egg Harbor City. Forest Areas within the National Reserve contain about 400,000 acres. About one-fourth of the total is already in public ownership as state forests, parks and wildlife management areas. About one-third, while in the National Reserve along the coast, is outside the Pinelands Commission's permitting jurisdiction. (Development there is subject to the state's Coastal Management Program which is required to carry out the purposes of the state and federal Pinelands acts.)
The same land uses that are permitted in the Preservation Area District are permitted in Forest Areas. Municipalities are also given the option of including certain other new uses, such as limited commercial establishments. Each municipality is also assigned a number of new housing units which may be built in its Forest Area. The Plan allows one new house for each 15.8 acres of privately owned, undeveloped upland. Municipalities are also allowed to cluster development on 3.2 acre lots in Forest Areas to minimize environmental damage.
Agricultural Production Areas
The Plan provides another major land use area in the Protection Area which is designed to accommodate and encourage farming. Large concentrations of active farmland lie within the Pinelands' western boundary. Blocks of more than 1,000 acres of active farmland and adjacent farm soil are grouped into Agricultural Production Areas where farming and related activities will remain the dominant land use. The Plan classifies about 68,500 acres of the National Reserve this way, including 2,100 acres on the western fringe of the Preservation Area. Municipalities may designate additional Agricultural Production Areas subject to Commission approval. Local ordinances are required to protect farm operations by exempting them from rules pertaining to dust, noise, odors, and hours of operation. Housing for farm owners and employees is permitted at a density of one home for every 10 acres. New, non-farm related housing is limited to one home for every 40 acres. Persons with family links to the Pinelands will also be allowed to build homes on lots of 3.2 acres in size.
Regional Growth Areas
To determine where development should be allowed and encouraged, the Commission had to analyze present and anticipated growth patterns. It found that new development was advancing into the Pines primarily on three fronts. One source of new development was the extension of the Philadelphia-Camden metropolitan area; another was the continuation of rapid development in Ocean County, largely comprising retirement communities; and the third was a building boom set off by Atlantic City's casinos. The Commission estimated the number of new housing units that could be accommodated. These units were then distributed among Regional Growth Areas that were designated in municipalities found to be experiencing development pressure and to be capable of accommodating growth. The Plan stipulates base densities ranging from 1 to 3.5 housing units per acre of developable land when sewers are available. In Atlantic County, for example, where the greatest level of development is anticipated, the Plan provides for the construction of up to 34,000 new housing units within approximately 30,000 acres in growth areas. Any other land use may be permitted at a municipality's option as long as the Plan's environmental conditions are met. Regional Growth Areas within the state Pinelands Area total just over 77,000 acres. At the overall base densities called for in the Plan, as many as 56,000 new housing units could be built in these areas. An additional 17,500 units could be built in these growth areas with the use of "Pinelands Development Credits." This innovative development transfer program is explained in the succeeding pages.
Rural Development Areas
The Plan's remaining land use classification takes in areas which meet neither the stringent environmental criteria for Forest Areas nor lie squarely in the path of development like Regional Growth Areas. These transition zones are classified as Rural Development Areas and account for just over 112,000 acres within the Pinelands Area. The Plan attempts to protect the characteristic Pinelands features that can be found there while allowing modest development to proceed and giving municipalities as much leeway as possible to determine land uses. New housing is allowed at an overall density of 200 units per square mile or one unit per 3.2 acres of privately owned, undeveloped upland. In essence, the Rural Development Areas will function as safety valves, siphoning off development pressures which Regional Growth Areas can't absorb. Local governments may plan for that spillover in advance by designating "municipal reserve areas" in their Rural Development Areas. These municipal reserves can be developed at the same densities as Regional Growth Areas once the adjacent growth areas are saturated and a need for additional housing still exists.
Pinelands Development Credits
As development is channeled into growth areas, land values there are expected to rise. On the other hand, the Commission has found it necessary to limit residential development in environmentally sensitive parts of the Pinelands, restricting development opportunities which landowners there may have had before. The Plan includes an innovative program known as Pinelands Development Credits which is designed to reconcile these situations while enhancing the overall Pinelands protection effort. The program works by allocating development credits to landowners in the Preservation Area District, Agricultural Production Areas, and Special Agricultural Production Areas. The credits can be purchased by developers owning land in Regional Growth Areas and used to increase the densities at which they can build. A landowner selling credits retains title to the land and is allowed to continue using it for any non-residential use authorized by the Plan. This landowner is required to enter into a deed restriction that would bind future owners to those same uses. The Pinelands Development Credit program is designed to transfer some of the benefits of increased land values in growth areas back into areas where growth is limited. It will also help guarantee that appropriate land uses are observed and encourage more concentrated development where it can be accommodated. As of May, 2005, over 41,000 acres have been permanently deed restricted under the program.
Sales of credits take place on the open market like any real estate transaction. In 1985, the state created a Pinelands Development Credit Bank which can buy and sell credits, guarantee loans using credits for collateral, and maintain a registry of credit owners and purchasers. Burlington County also established a county-wide Pinelands Development Credit exchange in 1981.
When credits are transferred to a Regional Growth Area, each credit entitles the owner to build four additional housing units. Municipalities are required to allow for the use of credits in their land use regulations. To distribute the bonus housing units evenly and maintain consistent housing types in various neighborhoods, municipalities designate zoning districts in which residential development will be permitted at densities ranging from less than 0.5 dwelling units per acre to 8 dwelling units per acre with credits. Using credits, development can take place at the high end of the density ranges. This could theoretically increase the number of units built in the growth areas by about 50 percent, or roughly 28,000 units. However, the number of credits that will be available for sale will generate only about 17,500 units, according to Commission estimates. The gap between supply and demand is expected to create a stronger market for the credits.
As of May, 2005, the Commission estimates that approximately 137,000 new housing units can be built in the Pinelands Area under the Plan. That total includes 56,000 units as the base density in Regional Growth Areas; another 17,500 units that could be built in growth areas through the use of development credits; and 63,000 units in other areas. In 1986, a bond act was approved that provides infrastructure grants and loans to Pinelands Regional Growth Area communities for sewer lines and water supply. It has enabled these communities to develop the infrastructure necessary to accommodate future assigned growth.
Environmental Standards & Standards Which Apply To Specific Types Of Activities
The creation of different land use growth areas based on an assessment of environmental resources and pressures was a cornerstone of the Plan. But to make that system work the Commission had to develop standards ensuring that permitted land uses cause the least possible environmental damage. The Plan includes 13 management programs to regulate the impact of development on Pinelands resources. It also contains administrative and legislative recommendations within the program areas. Municipalities need not incorporate all Plan standards verbatim into their local land use regulations as long as the Plan's intent is met. Some are presented merely as guidelines. However, until a municipality brings its master plan and zoning code into conformance with the Plan, the literal standards of the Plan's management programs are administered by the Commission when it reviews proposed development. The regulatory elements of the programs are summarized below:
Wetlands - Different types of wetlands in the Pinelands such as cedar swamps and pitch pine lowlands help reduce pollution, prevent flooding, and serve as the home for many of the region's rare plants and animals. These valuable wetlands are easily spoiled by development. For these reasons, the Pinelands Plan discourages building in wetlands. Regulations in Subchapter 6 of the Pinelands Plan are intended to protect wetlands and prevent the health problems that would occur if septic systems were installed there.
Most types of commercial and residential development are prohibited in wetlands. Exceptions are non-intensive land uses such as forestry (lumbering), agricultural operations compatible with wetlands (such as blueberry and cranberry farming), and certain other low intensity activities. Public improvements, such as roads and utility distribution lines, are permitted to cross wetlands in limited instances.
To prevent environmental degradation, a protective zone around wetlands must be established. Generally, no development is allowed within 300 feet of a wetland. (This distance can be reduced if it can be shown that the proposed development will not significantly harm the wetland area.)
Vegetation - The vegetation of the Pinelands is both fragile and unique. The Pinelands contains an extraordinary mixture of plants, many of which reach their northern or southern range limits here. There are also 54 plant species in the Pinelands which are in danger of disappearing entirely from New Jersey.
In order to protect populations of these rare plants, development must be designed to avoid irreversible harm to their survival. The Pinelands Plan lists the 54 plant species in the Pinelands which are threatened or endangered.
In addition, the clearing of land is regulated so that the essential character of the Pinelands can be preserved. When more than 1,500 square feet of land is cleared, it must be for an agricultural purpose or necessary to carry out an approved development project. In order to preserve native vegetation, areas cleared for development must be landscaped largely with indigenous plants. The use of native vegetation is also important because many non-native plants require extensive fertilization and chemical application to grow in the Pinelands and their use would contribute substantially to water pollution. Some municipalities which have brought their land use ordinances into conformance with the Pinelands Plan have been allowed to designate certain zones where non-native vegetation is allowed.
Wildlife -The Pinelands National Reserve is home to 299 species of birds, 39 species of mammals, including 4 bats found only during migration, 91 species of fish, 33 species of reptiles, and 26 species of amphibians. Thirty-nine species (30 birds, 5 reptiles, and 4 amphibians) are currently listed as threatened or endangered by the New Jersey Department of Environmental Protection's Office of endangered and Nongame Species. Development must be carried out in a manner which does not disturb habitats for significant wildlife populations.
Of the approximately 50 fish and wildlife species in the Pinelands, 34 are in danger of becoming extinct in New Jersey. These threatened and endangered animals are listed by the New Jersey Department of Environmental Protection's Office of Endangered and Nongame Species. Included in this list of endangered species are the majestic bald eagle and the elusive Pine Barrens treefrog. Particular attention must be devoted to the design of projects so that habitats critical to these species are protected.
Water Resources - The Pinelands is famous for its vast underground water supply. The Cohansey aquifer in the Pinelands contains over 17 trillion gallons of pure water, enough to cover the entire State of New Jersey with ten feet of water. This underground reservoir feeds most the area's streams, supports its agricultural industry, maintains the ecological balance of our coastal estuaries, and provides drinking water for hundreds of thousands of people. The high water table and porous, sandy soil of the Pinelands make this aquifer particularly vulnerable to pollution. Pollutants move quickly through this sandy soil into the ground water.
To ensure that this water is not substantially degraded, new sewer plants and on-site septic systems must be designed so that discharges do not raise pollution levels on the property to more than two parts per million nitrate-nitrogen. Nitrate-nitrogen, a primary pollutant in the Pinelands, can cause serious health problems and environmental damage.
In some cases, large lots are required to dilute pollutants from septic systems. In other cases, innovative septic systems must be used to reduce the level of pollutants entering the ground water. Septic systems must be installed above the water table (the point below ground where water begins) to function properly and prevent pathogens from entering the ground water. Construction is generally prohibited in areas where the ground water is within five feet of the surface during the wettest part of the year.
Another major feature of the Pinelands Plan relates to the retention of storm water. Because of the porous soils here, most rainwater percolates through the soil and replenishes the ground water system. However, development normally reduces the amount of water drained into the aquifer unless special measures such as swales or retention basins are used. Unfortunately, storm sewers normally only carry water away and discharge it into a stream. This results in a lowering of the ground water level and introduces pollutants directly into streams. The Pinelands Plan, therefore, requires that increased storm water run off caused by development be retained on site.
There are a number of other standards which are designed to protect the region's water resources (e.g., minimum well depths), prohibitions on the disposal of toxic chemicals, and limits on the exportation of water outside of the Pinelands.
Air Quality - In addition to meeting relevant state and federal air quality standards, large development projects must also be designed to limit carbon monoxide emissions. These additional standards generally apply to residential development projects involving 50 or more homes and other projects which involve 100 or more parking spaces.
Scenic Resources - The scenic beauty of the Pinelands is highly prized by both residents and visitors.
In order to protect the area's scenic attractiveness, stringent limitations have been placed on the size and type of signs allowed in the Preservation Area District and Special Agricultural Production Areas. New warning and safety signs, on-site commercial signs, and off-site signs advertising agricultural roadside stands are permitted in the Pinelands. The erection of new off-site billboards is prohibited in all areas of the Pinelands.
Within the Preservation Area District, Forest Areas, and Rural Development Areas, there is a general requirement that buildings be set back 200 feet from major public roads. This distance may be reduced if the set back is constrained by environmental or other physical considerations, or if an applicant can demonstrate that surrounding development is set back less than 200 feet. There are also nineteen scenic rivers in the Pinelands along which proposed development must be screened.
Most new utility lines must be placed underground, and areas where more than 10 motor vehicles are stored (e.g., junkyards, car dealerships) must be screened from nearby homes and public roads in the Preservation Area District, Forest Areas, and Rural Development Areas.
Fire - The Pinelands is one of the most fire prone areas in the United States. Every year portions of the Pines are swept up in wildfires. While these fires are important for the area's ecology, they also pose a significant threat to life and property.
The Pinelands Plan requires certain preventive measures to minimize the danger posed by these wildfires. These measures include maintaining "fuel breaks" around homes and other buildings and road access requirements. The type of vegetation in the area determines whether a site is a low, moderate, high, or extreme fire hazard area.
Historic Resources - The Pinelands has a rich cultural and historic heritage. The area was populated by Indians long before European colonization took place. The physical remains of the historic and prehistoric past need to be protected.
There are two general procedures contained in the Pinelands Plan to accomplish this. For known sites which are widely recognized for their historic import (e.g., those sites listed in the National or State Register of Historic Places), proposed changes in the character of those sites must be carefully reviewed. A "Certificate of Appropriateness" is issued by the Commission if the proposed changes are found to be warranted. In towns which have already had their plans and ordinances certified by the Commission, the town conducts this review.
There is also a general requirement applicable to all "major" development applications (generally five or more dwelling units and commercial establishments) and other, smaller projects located in a historic settlement (village or town) in the Pinelands. To find out if any significant historic or prehistoric resources are present on a development site, a cultural resource survey must be completed by a qualified professional prior to the start of construction. The requirement may be waived if there is little or no likelihood of any historic or prehistoric remains on the site. When this survey discloses the presence of important historic resources, a "Certificate of Appropriateness" must be issued before the development project can proceed.
Standards Which Apply To Specific Types Of Activities
Forestry - The growing and harvesting of timber is an economically valuable industry in the Pinelands. If done properly, timber harvesting can avoid substantial environmental harm while promoting the regeneration of commercially valuable trees.
Anyone who wishes to cut timber for commercial purposes in the Pinelands Area must obtain a forestry permit. This forestry permit must be obtained directly from the Pinelands Commission if the municipality has not yet received Commission approval of its revised land use ordinances. In municipalities which have already been "certified" by the Pinelands Commission, forestry approvals are issued by the township. Proper cutting and reforestation practices must be used, and a forestry management plan must be prepared. This plan must also be reviewed by the New Jersey Bureau of Forest Management. To ensure that the area is properly restored, municipalities may require that a performance guarantee in the form of a financial surety be posted by the property owner.
Agriculture - Agriculture is not only a valuable industry in the Pinelands -- it contributes significantly to the unique character of the region. The blueberry and cranberry industry's dependence on large quantities of pure water has greatly contributed to the ecological stability of the region. Agricultural-related development is generally exempt from Pinelands Commission review.
However, farming operations must be carried out in an environmentally sensitive manner. The recommended agricultural management practices prepared by the New Jersey Department of Agriculture, the Soil Conservation Service, and the New Jersey Agricultural Experiment Station must be followed where appropriate. In designated Agricultural Production Areas of the Pinelands, farming operations are exempted from "nuisance" ordinances which inhibit efficient crop production.
So that agricultural operations do not increase water quality problems in identified trouble spots, resource conservation plans must be prepared (normally by the Soil Conservation District if the farmer wishes) for farms in these areas.
Resource Extraction - The commercial mining of sand, gravel, clay, and ilmenite is permitted in the Pinelands. However, since resource extraction significantly alters the landscape and can lower water quality and disrupt drainage patterns, mining operations must be carefully conducted.
The Pinelands Plan prohibits new mining operations in the Preservation Area District , Agricultural Production Areas, Forest Area and Special Agricultural Production Areas. Existing operations in these areas are permitted to continue, subject to strict limitations. New mining operations may be located in other parts of the Pinelands. The Pinelands Plan requires that these mining areas be buffered from adjacent properties. Mining must be conducted in a logical sequence, harm to water resources off the site must be minimized and the site must be restored once mining is complete.Waste Management - Due to the fragile nature of the Pinelands environment, new landfills are prohibited and other types of waste management facilities are generally limited to the more growth-oriented areas of the Pinelands (Regional Growth Areas and Pinelands towns). Existing landfills in the Pinelands were phased out by 1990. Waste generated outside the Pinelands cannot be disposed here unless it is from a county which has at least half of its area within the Pinelands National Reserve.
Recreation - Certain controls have been placed on recreation activities to ensure that the environment is not severely harmed.
Motor boats in excess of 10 horsepower are not permitted in state waters in the Pinelands except in certain downstream areas of the Mullica and Wading Rivers. Limitations also exist on the use of motor vehicles on state lands. The Pinelands Commission must also review route maps for organized off-road vehicle events.
Recreation areas must be accessible to handicapped persons and bicycling facilities must be provided in conjunction with public roads.
The 1979 Pinelands Protection Act envisioned that local governments will be primarily responsible for implementing the Plan. To attain that degree of local involvement and responsibility, the Act set forth a procedure under which county and municipal master plans and land use ordinances are made consistent with the Plan. While some of the Plan's provisions are mandatory, such as the density limitations and the requirement that growth areas accept development credits, many other aspects are intended to give municipalities resource management goals to work toward as they revise their land use regulations. The specific means chosen to meet those goals are open to negotiation between the Commission and the local government. If a municipality does not revise its plan and ordinances as required by the Pinelands Protection Act, the Commission is required by law to enforce the Plan's minimum standards verbatim. A municipality is able to exercise more flexibility in applying the Plan to local conditions by participating in the conformance process. At this time, all 7 counties and all but 1 of the 53 Pinelands Area municipalities have completed this plan and ordinance revision process.
Once a county or municipality revises its plans and ordinances, the Commission's executive director holds a public hearing and submits a recommendation to the full Pinelands Commission. The Commission may either certify the plans and ordinances as being in conformance with the Plan, certify them with conditions, or disapprove them and indicate the necessary changes.
Probably the most significant authority granted to the Commission under the Pinelands Protection Act is the power to review proposed development and to disapprove projects which fail to meet its standards. During the development of the Plan, the Commission exercised that power alone. The legislation provides that local governments that bring their regulations into conformance with the Plan regain primary responsibility for approving or denying development applications. The Commission is given the power to review local actions to make sure the Plan's intent is carried out.
Anyone who wants to undertake any form of development as defined by the Plan must file an application with both the Commission and municipality. Applications are first reviewed by Commission staff to determine whether they are complete. Once the Commission has reviewed a project, the normal municipal review process begins. Municipal authorities are required to notify the Commission when they are scheduled to consider an application and when it receives preliminary or final local approval. These local approvals are then subject to Commission review to ensure that they are consistent with the Pinelands Comprehensive Management Plan.
The Commission also has the authority to grant waivers from strict compliance with the Plan for reasons of extraordinary hardship or compelling public need. The Commission also issues binding letters interpreting any of the Plan's provisions.
If you desire further information regarding the Pinelands Comprehensive Management Plan, or desire a copy of land use regulations currently in effect, please feel free to contact the Pinelands Commission by writing our public programs office at the address below.
The Pinelands Commission
P.O. Box 359
New Lisbon, New Jersey 08064