In New Jersey, the right to connect to public sewer is governed by the Water Quality Management Plan (WQMP). The "Sewer Service Area" (SSA) map dictates which parcels are eligible for service. If your site is outside the line, you are stuck with septic—which usually kills density.
Why Am I Out?
Sites are often excluded from the SSA due to:
- Environmentally Sensitive Areas (ESAs): Wetlands, threatened species habitat, or Category One (C1) stream buffers.
- Local Planning: The municipality may have removed the area to prevent sprawl.
- Mapping Errors: Sometimes, the line was just drawn incorrectly 20 years ago.
The Amendment Process
Getting back in requires a "Site Specific Amendment" to the WQMP. This is a complex process involving:
- Local Endorsement: The municipality and the county must support the change.
- NJDEP Review: You must prove that the site does not contain critical habitat or that you can mitigate impacts.
- Public Notice: A public hearing is required.
Habitat Suitability Determination (HSD)
If your site is mapped as habitat for threatened species (e.g., Rank 3, 4, or 5 habitat), you will likely need to perform a Habitat Suitability Determination to prove that the mapping is wrong or that the specific species is not present.
Conclusion
An SSA amendment can take 12-24 months. It is a long road, but for a site that goes from septic density (1 unit/3 acres) to sewer density (10+ units/acre), the value creation is massive.