Environmental features on the site include buffer areas associated with offsite regulated wetlands located primarily to the south and west of the property. Portions of the site previously experienced disturbance within wetland buffer areas. As part of the redevelopment, disturbed buffer areas are proposed to be restored and revegetated in accordance with the wetlands buffer restoration plan approved by the Pinelands. All new clearing, grading, and construction activities are limited to designated disturbance areas outside regulated wetlands and required buffer setbacks. Tree management, soil erosion and sediment control measures, and permanent stabilization are incorporated into the project design to minimize offsite impacts during construction and operation.
The project also includes installation of an alternate design commercial septic treatment system with a dedicated control shed and subsurface disposal field. The system is located to maintain required separation distances from wetlands and groundwater and is intended to meet applicable nitrogen dilution standards. Supporting utility infrastructure includes underground electric, telecommunications, and natural gas services coordinated with utility providers. Fire protection systems include hydrant connections and fire department access features consistent with municipal and state requirements.
On December 24, 2024, the NJPC issued an Inconsistent Certificate of Filing for Application No. 2020-0045.001 (refer to Appendix B: NJPC Inconsistent Certificate of Filing). The Certificate of Filing is not an approval but authorizes municipal and county agencies to review the application, subject to subsequent NJPC review and issuance of a letter allowing any local approvals to take effect.
The Commission identified several conditions that must be satisfied after municipal approvals, before such municipal approvals may take effect, including consolidation of Lots 7 through 12 into a single recorded lot, placement of the proposed septic disposal field at least 600 feet from wetlands to the west and 300 feet from wetlands to the south, completion of revegetation of buffer areas, and submission of additional documentation addressing alternate design septic system standards including an operation and maintenance manual and a recorded legal agreement.
The application was issued an Inconsistent Certificate of Filing pursuant to the Pinelands Comprehensive Management Plan. Any unresolved issues will be addressed upon municipal and County approval once the project proceeds to final Pinelands review. These inconsistencies can be resolved at the time of submission to the Commission for no further review, after municipal and County approvals are obtained.
Remaining Pinelands comments will be addressed as follows:
Applicant will consolidate once municipal and County approval is received.
The proposed septic location has been adjusted to maintain the 300 feet.
Pinelands has extended the timeframe to June 30, 2026.