The Pinelands Commission is often cited as the most powerful regional planning body in the United States. Its Comprehensive Management Plan (CMP) supersedes local zoning. If the Commission says no, the town cannot say yes.
Management Areas
The CMP divides the Pinelands into nine management areas, ranging from the "Preservation Area District" (where development is virtually banned) to "Regional Growth Areas" (where high-density development is mandated).
Pinelands Development Credits (PDCs)
This is the grandfather of TDR programs. Developers in Regional Growth Areas can purchase PDCs from landowners in Preservation Areas to increase their density. Unlike the Highlands program, the PDC market is active and functional, with a well-established bank and trading mechanism.
Septic Dilution Model
In areas without sewer service, density is determined by the "Septic Dilution Model." This scientific formula calculates how much land is needed to dilute the nitrogen from a septic system to meet water quality standards. It often results in large minimum lot sizes (3.2 acres or more).
Threatened & Endangered Species
The Pinelands is home to rare species like the Pine Barrens Treefrog and the Swamp Pink. A single sighting can sterilize a site. Comprehensive biological surveys are a mandatory first step for any major application.
Conclusion
Developing in the Pinelands requires a specific team of consultants (attorneys, engineers, biologists) who know the CMP inside and out. It is a different world from the rest of NJ.