If you are developing anywhere near the coast (and the "coastal zone" extends much further inland than you think), NJDEP is your new partner. CAFRA is the primary mechanism the state uses to regulate land use in coastal areas.
The CAFRA Zone
The zone varies in width from a few thousand feet to several miles inland. It covers nearly all of Cape May, Atlantic, and Ocean counties, plus parts of Monmouth, Burlington, Cumberland, and Salem.
Impervious Cover Limits
The core of CAFRA is limiting "impervious cover" (buildings, pavement, etc.). The allowable percentage depends on your planning area:
- Coastal Centers: Higher density allowed (often 70-80% cover).
- Coastal Suburban: Moderate density (30-50%).
- Coastal Rural/Environmentally Sensitive: Very low density (3-5%).
Individual vs. General Permits
For smaller projects (like a single-family home or a duplex), you might qualify for a "General Permit" (GP), which is faster. For larger developments (25+ units or commercial projects), you need an "Individual Permit" (IP). An IP is a major undertaking requiring:
- Environmental Impact Statement (EIS).
- Traffic study.
- Public notice and comment period.
- Stormwater management plan.
The "24-Unit" Loophole (Closed)
Historically, developers would build 24 units to stay under the 25-unit threshold for strict review. The rules have tightened, and segmentation (breaking a project into phases to avoid review) is strictly prohibited.
Conclusion
CAFRA permits are valid for 5 years. Getting one adds significant value to a site. If you are buying land in the zone, make sure the contract is contingent on CAFRA approval.