Smart growth in the Pinelands: a vision becomes reality.

Development and the Pinelands of New Jersey are words most people don't expect to see in the same sentence. However, they do work together. In fact, Pinelands development constitutes a unique component of New Jersey's smart growth initiatives.

Through the establishment of Regional Growth Areas (RGA) the New Jersey Pinelands Commission, the government body responsible for protecting the Pinelands, has outlined a specific plan for development within this beautiful natural resource.

The Regional Growth Areas encompass 77,200 acres and include areas of existing growth and adjacent lands capable of accommodating regional growth influences while protecting the essential character and environment of the Pinelands. Residential, commercial and industrial uses are permitted. To put that into context, The Pinelands National Reserve includes approximately 1.1 million acres and encompasses portions of 7 counties and all or part of 56 municipalities.

A great example of how RGAs have prompted an exciting redevelopment in Ocean County may be found in a 361-acre tract of the Pinelands located just south of Route 72 at Exit 63 of the Garden State Parkway in Stafford Township.

The Walters Group is the designated redeveloper under a Memorandum of Agreement signed by the Pinelands Commission, Stafford Township and Ocean County for a mixed-use redevelopment that involves the capping of two landfills as its initial phase.

The redevelopment is planned to incorporate a village center theme with 565 age-restricted homes and 112 affordable apartments; a retail complex with three major anchor stores, eight mid-sized stores and a dozen or so boutiques and restaurants; a recreation component with a 66,000 s/f twin ice skating rink; and 25,000 s/f of office space.

The redevelopment started with a vision in 2003 that has become reality through the dedication and hard work of a unique public/private partnership including the mayor, council and administrators of Stafford Township; the staff and commissioner of the New Jersey Department of Environmental Protection; and the staff and commissioners of the New Jersey Pinelands Commission.

The existence of the two landfills played an important role in the redevelopment proposal for Stafford Park. Both have been closed since 1983. However, they have continued to leach contaminants such as arsenic, cadmium, iron, lead and mercury into the soils, groundwater and/or directly into the Mill Creek.

It became increasingly clear to the State that both landfills needed to be capped, a project that involves excavation of one million cubic yards of soil, the equivalent of 70,000 truckloads. The State of New Jersey was prepared to take responsibility for the closures in 2003 when it ran out of money. As a result, Stafford Township was faced with the unpleasant possibility of bearing the cost, an estimated $25 to $30 million at the time, if the Department of Environmental Protection ordered the landfills closed.

The prospect of having to raise that money in taxes was a factor in Stafford Township's decision to issue a request for proposal (RFP) for redevelopment of the property. Waiters Group was one of three firms responding to the August 2003 RFP and the only one to include closing the landfills as part of the proposal. At the end of the process, the Township named Walters as designated redeveloper of Stafford Park in February 2004.

As part of its obligation, Walters Group must meet the requirements outlined by the Pinelands Commission regarding RGAs, which include purchasing "transfer of development rights," also known as Pinelands Development Credits. In essence, Walters agreed to pay for the preservation of approximately 1,500 additional acres of land in the Pinelands, and Stafford Township expanded that commitment with its agreement to purchase another 570 acres to be preserved.

The redevelopment plan addresses other Smart Growth criteria consistent with the state master plan and all applicable master plans.

The redevelopment of Stafford Park is by legal definition "smart growth."

The redevelopment will preserve and enhance the quality of life for the people of Stafford Township. The age-restricted housing will provide new housing options for area residents 55 and older while it minimizes the impact of the proposed development on the school system. The affordable housing component will help the Township meet its COAH requirements.

Some $7 million in infrastructure improvements will improve roadways and the highway system, providing new access to the redevelopment. Finally, it will prevent sprawl by focusing development in the appropriate and concentrated area of the property.

The redevelopment also provides bottom line benefits to Stafford Township and its citizens. Because of the age-restricted housing, the Township will gain more in new tax revenues than it could ever cost in new services, the bulk of which will be provided by the developer. The influx of new businesses will be a valuable source of new tax revenue. And, the projected cost of capping the landfills, will be accomplished through private funding. It has been estimated by Stafford Township if they had the capacity to close the landfills, it would have required a minimum 15 percent increase in property taxes for 20 consecutive years.

This positive redevelopment has passed a key hurdle with the MOA from the Pinelands Commission. However, the complexity of the project requires ongoing communication with the general public. As a result, the key stages of redevelopment are being highlighted with information sessions and open public meetings to alleviate concerns about traffic and environmental impact.

To alleviate environmental impact to the site, Walters detailed its extensive work to ensure protection of any threatened species, which include pine snakes and tree frogs on the site as well as rare plants.

The Walters redevelopment plan allows for relocation and protection of these species under a management plan put together by the Pinelands Commission and the Department of Environmental Protection.

This involves the capture and relocation of approximately 35 snakes to safety in newly constructed dens. Transmitters will be implanted in the snakes and herpetologists will monitor them in a seven-year program in place. The findings of this relocation and rehabilitation study will be published in a paper to be jointly written by herpetologists and NJDEP.

In addition, new ponds will be built for a threatened species of tree frogs at the site. Their relocation and rehabilitation will be monitored by biologists over a four-year period. Plants to be relocated will be monitored by teams of botanists.

The initial process has taken more than three years and countless public forums, meetings and hearings with the Township, DEP and the Pinelands Commission. But the results are certain to be exemplary. When the Pinelands Commission granted the MOA, Betty Wilson, the Commission chairperson, remarked that she believed that the Stafford Park application was the most scrutinized to come before the Commission.

So now the work begins, and as it progresses, the project will produce winning results all around. The Township and Ocean County will win because the landfill will be capped at no cost to them, a savings of more than $45 million, and an environmental remediation that will solve an existing problem.

In addition, the Township will benefit from a dramatic increase in tax ratables once the project is completed.

The people of Stafford Township win with new amenities in their neighborhood and new tax revenues that translate into improved municipal services.

And the new residents who move to the pedestrian-friendly traditional neighborhood will win as they enjoy the region and its many natural resources as well as the village amenities that this community will offer, all just minutes from the Jersey Shore.