[From the U.S. Government Printing Office, www.gpo.gov]































































               HD
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               .N5
               D48
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Development Opportunities and Environmental Resource 
in Shellpile and Bibalve Along the Lower Maurice River
in Commercial Township, N.J.

 A LOCAL COASTAL GRANT UNDER NJSA 13:1d-9(A)
GRANT #GL 68042

"This report was prepared under contract with the New Jersey Department of Environmental
Protection, Division of Coastal Resources, Planning Group with the financial assistance of the
U.S.Department of Commerce, National Oceanic and Atmospheric Administration, Office of Ocean
and Coastal Resource Management, under the provisions of the federal Coastal Zone Management
Act, P.L. 92-583, as amended."












                                        TABLE OF CONTENTS


                                                                          Pacre


             1.  Introduction                                              1

                 1.1 Purpose of Study                                      2
                 1.2 Land Use Limitations                                  3

             2.  Description of the Study Area                             4

                 2.1 Background                                            7
                 2.2 Location                                              8
                 2.3 Zoning Regulations                                    8
                 2.4 Visual Assessment                                    10

             3.  Development Opportunities and Needs                      12

                 3.1 Diversification                                      13
                 3.2 Providing a F avorable Business Climate              15

             4.  Environmental Consideration: Special Areas               16

                 4.1   Water-Related                                      17
                 4.2   Water's Edge-Related                               18
                 4.3   Coast Protection-Related                           19
                 4.4   Wildlife-Related                                   23
                 4.5   Other Special Areas                                24

             5.  Next  Steps                                              25














            1. INTRODUCTION

                This assessment of Development Opportunities and

            Environmental Resources in Shellpile and Bivalve Along the Lower

            Maurice River Waterfront is a study of contrasts. The study area

            is an active and developed commercial strip in a basically rural

            setting. Expanses of environmentally sensitive wetlands surround

            potentially ideal sites for development. The gritty nature of

            the shellfishing industry itself is an attraction for tourism.

            The single most important resource--oysters--which had previously

            accounted for much of the area's commercial growth has diminished

            and now remains, at best, an uncertain resource.

                It is obvious to all concerned that the key to revitalizing

            Commercial Township's economic base is to build upon and yet

            conserve its greatest asset: The Maurice River. Community

            leaders and local officials recognize that while some development

            is not only desirable but necessary, only development that is

            limited in scale and environmentally compatible would be

            feasible.

                Within that scope of limited water-oriented development there

            are tremendous opportunities. Some twenty individuals own

            property along the just under two mile stretch of

            commercial-industrial waterfront. Several of them are prepared

            to expand their businesses or improve their properties.










            Potential newcomers related to the fishing and boating industry

            have been considering the area for possible relocation.

            Commercial fleets from other parts of the Jersey shore could be

            attracted to the area. The Township is now prepared to promote

            its assets and overcome its obstacles in order to generate

            development.




            1.1 Purpose of the Study

                This study was prepared at the request of Mayor George

            Garrison of Commercial Township and made possible through a Local

            Coastal Grant from the N.J. Department of Environmental

            Protection (D.E.P.), Division of Coastal Resources with financial

            assistance from the U.S. Department of Commerce. Its purpose is

            to assess the development potential of the Shellpile-Bivalve

            Riverfront (see description of study area) in view of the

            environmental resources of the Delaware Bay Shore.

                The report is accompanied by a Land Use Map identifying

            categories of existing land uses along the Maurice River

            waterfront. The first two sections of the report provide

            background for the study and define the study area. Section

            Three is an assessment of development opportunities and needs.

            Section Four describes environmental constraints to be addressed

            for potential development. One of the most important components

            is Section Five, which highlights further areas of study. These

            action-oriented next steps can help pave the way for the urgently

            needed revitalization of Shellpile-Bivalve.





                                       2











            1.2 Land Use Limitations

                According to current planning and development documents, the

            Shellpile-Bivalve area is considered a limited growth region.

            The N.J. Department of Environmental Protection has identified

            fourteen coastal regions in the State, of which Cumberland County

            lies in the "Delaware Bayshore Region." Only the cities of

            Millville and Bridgeton are classified as development areas. Due

            to the predominance of environmentally sensitive lands, the rest

            of the County is considered a "limited growth region" suitable

            for in-fill development. According to the N.J. State Development

            and Redevelopment Plan, the study area lies in Tier 7

            "Environmentally Sensitive Areas" where development densities

            must be carefully managed.

                On a more local scale, the Township's Future Land Use Plan,

            Updated 1989, acknowledges the environmental constraints as well

            as the existing built-up character of the waterfront. It

            emphasizes the need to revitalize the entire Port Norris area,

            including Shellpile and Bivalve, through the promotion of such

            environmentally compatible industries as tourism and recreation.

                Recognizing both environmental limitations as well as the

            dire need for development and upgrading of the Lower Maurice

            River waterfront, the findings of this study are consistent with

            the prevailing planning literature. Limited development of new

            and expanded coastal-related commercial, industrial, recreational

            and cultural activity should be encouraged at or adjacent to






                                         3










            environmentally suitable sites. There is sufficient opportunity

            for in-fill development and re-use of existing structures to make

            a marked difference in Shellpile and Bivalve.

                More intensive commercial and industrial use of the

            waterfront through expanded shellfish, fishing, processing and

            packing activity needs to precede all other efforts in order to

            boost the economic base of jobs and rateables. This needs to be

            accompanied by a major clean-up and rehabilitation campaign to

            create a visual impact. Only then can tourism be promoted as a

            tool to generate and reinforce other economic activity.



            2. DESCRIPTION OF THE STUDY AREA

                The Shellpile-Bivalve area is one of three nodes of

            development in Commercial Township: Laurel Lake in the northern

            part of the Township; Haleyville-Mauricetown in the central part;

            Port Norris and Shellpile-Bivalve to the south. See Maps, pages

            5 and 6. The Port Norris Township Center and the

            commercial-recreational-industrial riverfront of Shellpile and

            Bivalve together represent one of the most economically

            distressed communities in the State.
















                                       4










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            2.1 Background

                The population of Commercial Township was approximately 4,700

            people in 1980, of which more than one-third lived in Port

            Norris. The most recent estimate indicated a small population

            increase to about 5,000 by the late 1980s. Despite the steady

            economic decline, most people have remained in the area relying

            on whatever work is available and on welfare subsidies. The

            Township's rate of unemployment in 1987 was 14.3%,. substantially

            above the State average of 3.8% and the Cumberland County average

            of 7.6% during the same period.

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                While-these numbers are indicative of the grim economic

            situation, they do not reflect the situation completely

            accurately. Even for most of those who can find employment

            related to the shellfishing industry, their jobs are seasonal and

            low-skilled. Still the availability of "cheap labor" is one of

            the forces that makes this area attractive for new seafood

            processing and packing firms. Diversifying the employment base

            by adding service industry jobs related to tourism and recreation

            would be beneficial.





















                                       7












            2.2 Location

                The study area encompasses the commercial waterfront along

            the west bank of the Maurice River approximately from the,-"Peak

            of the Moon" in Shellpile to the mouth of the river in the

            Delaware Bay (See Map, page 9). This area covers the water's

            edge south of Route 553 -- main Street in Port Norris. The

            entire length of this river stretch is some five miles as it

            meanders along curves and bends. However, a large portion at

            both ends of the study area is not easily accessible or suitable

            for development given the predominance of wetlands. The major

          ...portion of developable land south of Port Norris is confin6d to

            the narrow strip of just under two miles in length along Berry

            Avenue, Miller Avenue, and Shell Road.



            2.3 Zoning ReGMlations

                According to the Township Zoning Ordinance, the

            Shellpile-Bivalve "business district" is zoned

            commercial-recreation at the northern and southern ends and

            industrial-general in the center. Among the uses permitted under

            the commercial-recreation category are marinas and marine

            services, seafood dealers, and boat storage and repair, public or

            private facilities for fishing, hunting, camping, trailers,

            clubs, as well as motels and restaurants. Among the permitted

            uses in the industrial general district are research, processing,

            storage and warehousing, manufacturing production of "so-called"

            heavy industries under certain conditions, as well as accessory

            uses and buildings including single family dwellings that are

            incidental to the primary use of the lot.







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                         TOWNSHIP OF COMMERCIAL

                                Cumberland Countv                                New Jersey
                                     PREPARED FOR THE COMMERCIAL TOWNSHIP PLANNING BOARD
 64                                        BY THE CUMBERLAND COUNTY, PLANNING BOARD
                                      REVIEWED BY                          TOWNSHIP ENGINEER


                                                                               FEE., 1979
                                                 ZbKLP4& MAP

                                                        9











            2.4 Visual Assessment

                 In fact, all of the above uses are found along the business

            district, in what can at best be described as a random pattern.

            Given the development and redevelopment needs of the area, it is

            not unreasonable that all of the above uses exist randomly side

            by side. Approximately 120 properties in the study area were

            examined through windshield survey and interviews with local

            proprietors. A large-scale Land Use Map of existing uses was

            prepared to accompany this report but is not included in the

            narrative portion of the report.

                 Among the uses identified directly along the River's edge

            were: four marinas (including one currently inactive and

            proposed for redevelopment); at least five sites with

            boat/machine repair, trailers and storage facilities; about a

            dozen commercial fishing operations, many of which operate off

            piers and loading docks; eight underutilized properties, some of

            which housed unidentifiable, dilapidated buildings; several

            residential dwellings and one cottage containing two seasonal

            vacation rental units; a soft-shell crab "farm;" two clam/oyster

            shucking and packing operations, (one of which brings clams in

            from Connecticut, the other a brand new facility from Cape May),

            and several remaining oyster packing houses. Additional

            waterfront uses include a restaurant, a public fishing pier, the

            Rutgers Shellfish Research Lab, as well as existing and proposed

            Marine Police barracks. A number of key structures are

            referenced on the Land Use Map of the Shellpile-Bivalve

            waterfront.


                                         10











                 Overall, a visual assessment of the Shellpile-Bivalve

            "business district"paints the picture of a gritty old

            waterfront. On one hand, there are pockets of bustling fishing

            activity, scattered decaying buildings, underutilized areas

            littered with trailers, machine parts, fuel tanks and crab pots.

            But the picture is paradoxical. That same tired-looking

            waterfront also reflects a tranquil rural setting of open vistas,

            tall grasses lining the road, handsome recreational boats docked

            at marinas and small commercial vessels on the river.

                 Some of the existing land use designations are deceiving:

            large amounts of open space on commercial properties that i'ppear

            vacant or underutilized are actually used as parking for marinas

            on weekends, for storing crab pots and other gear owned by

            smaller fishermen, or for stockpiling shells which will

            eventually be used as fill. Other sites that appear vacant with

            overgrown vegetation are productive agricultural areas used for

            the farming of salt hay. Much of the waterfront regardless of

            use or location, is in need of upgrading ranging from simple

            paint-up/fix-up to complete demolition of existing buildings.

            Rebuilding fishing piers and docks, maintenance of the eroding

            water's edge, and improving the flood-prone road network are

            essential.

                 In the sum, the area offers a wealth of opportunities to

            promote its commercial and recreational resources, but there are

            many obstacles to overcome.












             3.  DEVELOPMENT OPPORTUNITIES AND NEEDS
Ink              During the early eighties, the shellfish industry in New

             Jersey carried a dockside landing value of $8 million with a

             retail value in excess of $21 million, employing some 1,500

             fishermen in distribution, processing and retail. Traditionally,

             Commercial Township with its thriving oyster production has been

             at the forefront of this industry. During the heyday prior to

             the 1960s, about 300 oyster boats could be found in the Delaware

             Bay. Today, only 101 oyster boat limited-entry licenses remain

             outstanding statewide, regulated by DEP, of which not all are

             active. This past Spring, 31 boats went out for "bay season."

                 As with any natural resource, unpredictable disturbances can

             alter their cycle or habitat and destroy the entire resource.

             This was the case with oysters in 1957 when the I'MSX" blight

             struck the oyster*beds of the Delaware Bay. With the decline of

             the oyster industry came the decline of Commercial Township.   For

             a local economic base to depend so heavily on one natural

             resource is inherently risky. The watermen of Shellpile and

             Bivalve are still 'Confronting the aftermath of the resulting

             economic decline, as evidenced by the high degree of

             unemployment, dwindled tax base and abundance of underutilized

             waterfront properties. Despite the grim statistics, many have.

             stayed on to retrofit their operations and introduce new

             "Product" lines. Basically, they have been forced to diversify.





                                         12










                 Diversification of the economic base -- not depending on a

            single "crop" -- is one of the major strategies in revitalizing

            the waterfront communities along the Lower Maurice River.

            Providing a favorable climate for business expansion is the other

            necessary variable. Together, implementing these two strategies

            could help revitalize not only Shellpile and Bivalve, but the

            Township as a whole.



            3.1 Diversification

                 Product. This refers both to creating a larger market for

            other types of fish available locally and to developing the-

            ability to spawn fish not indigenous to the area, through

            hatcheries and aquaculture. Fishing for weakfish, flounder, eel,

            among others, as well as fish used for bait, could be promoted

            commercially, and striped bass recreationally. Hatcheries for

            spawning weakfish and striped bass should be investigated.



                 Industry.   Promoting tourism as an industry along the

            Shellpile-Bivalve Riverfront sh ould be considered. The prospects

            for and location of a local watermen museum is currently being

            .explored. Such a museum would create a sense of place and a

            unique tourist attraction in an area boasting a rich and

            distinctive cultural heritage. Coupled with house tours of

            nearby Victorian architecture and tours of various shellfish

            operations, a museum on the waterfront would enhance Cumberland

            County's existing variety of tourist attractions. The promotion

            of tourism, especially the idea of a "living/working" museum

                                         13










            should be predicated on certain variables falling into place,

            e.g., the paint-up/fix-up of waterfront properties from one end

            to the other, possibly using a crab operation on one end and a

            clam processing plant on the other as anchors.



                 Market Seament. Traditionally, the local shellfish industry

            has catered to the wholesale trade with some retail business.

            Complementing the establishment of recreation and tourism

            activities which would attract more people to the area, a small

            retail market could be developed here as a mini-version of New

            York City's Fulton Fish Market.   Such a fresh seafood

            retail-wholesale operation would  serve as an economic multiplier

            by generating additional tourism  and providing a direct market

            outlet for the local fishermen.   Both individuals and

            restauranteurs from the surrounding region could take advantage

            of the fresh catch.




                 Recreational Facilities. The National Marine Manufacturing

            Association reports that boat sales (fresh and ocean going

            classes) have increased some 20 to 30 percent annually for each

            of the past five years. Existing and prospective marinas should

            take advantage of this trend and increase the number of available

            boat slips in the area. Nearby amenities should be provided in

            terms of bait and tackle shops, refreshment stands, boat repair

            and maintenance facilities. The pricing of slips should

            accommodate a variety of ranges and


                                          14










            should be comparable to prices charged by marinas in surrounding

            areas. The acquisition or development of additional public

            recreation areas should be considered to enhance the variety of

            places for fishing, hunting, birdwatching, etc. in conjunction

            with enhancing the tourism industry.



            3.2Providing a Favorable Climate for Business Exr)an

                 Community leaders, local proprietors and county officials

            have all acknowledged the need for infrastructure improvements as

            incentives to attract new shellfish-related industries or expand

            existing businesses. Probably the most vital need is for & local

            water treatment facility. This is urgent not only to deal with

            the area-wide problems of septic systems, but because the

            shellfish industry requires large quantities of water to dispose

            of the waste products resulting from cleaning, shucking and

            processing seafood. At least two existing firms have expressed

            the desire to expand their clam shucking operations, if not

            hindered by their DEP mandated capacity to dispose limited

            quantities of waste bi-products. A joint venture among existing

W           and potential users together with State and Federal funding

            sources should be explored to finance a water treatment plan for

            the commercial-industrial waterfront.

                 A distressed,community like Shellpile-Bivalve is eligible

            for a variety of public sector economic development assistance to

            help rehabilitate its physical plant, including road and drainage

            improvements and paint-up/fix-up of individual. buildings. In

            addition, low interest loans and tax advantages should be


                                           15










             investigated for businesses relocating to or expanding in the

             area. It has been suggested that the area be considered for a

             special designation as an Environmental Enterprise Zone to

             qualify for business incentives similar to those available in

             distressed "urban" enterprise'zones. Among the benefits of such

             designation -- either legislated or as unofficial policy -- would

             be the ability to streamline the process of obtaining permits or

             funding assistance.




             4.   ENVIRONMENTAL CONSIDERATIONS: SPECIAL AREAS

                  In compliance-with the N.J. DEP's coastal policies (RtYles on

             Coastal Resources and Development, 1986), this section addresses

             environmental concerns related to the potential commercial and

             recreational reuse activities discussed in this report. Thirteen

             "special areas" requiring coastal conservation and management as

             identified by DEP are relevant to the study area. For the

             purpo
                  se of this report, they are grouped into four broad

             categories: (a) water-related, including shellfish beds,

             prime fishing areas and finfish migratory pathways; (b) water's

             edge-related, including navigation channels and marina

            *moorings; (c) coast protection-related, including intertidal

             flats, filled water's edge, natural water's edge, erosion hazard

             areas, wetlands and wetland buffers, (d) wildlife-related,

             including critical wildlife, threatened wildlife or vegetation,

             and public open space.






                                        16










                 These policies are discussed generally as they apply to the

            Lower Maurice Riverfront, not with site-specific references.

            Because some of the special areas comprise such large areas, they

            are described in the text of the report rather than represented

            on the Land Use Map. For example, since the entire study area

            lies in a floodplain, it was not labelled as such on the Map.

            Proposed development which impacts any of these "special areas"

            of concern must be further investigated accordingto  specific

            location, design and ecological constraints.



            4.1 Water-Related

            (1)  Shellfish Beds - Despite the oyster "drought" of recent

                 years, there is good reason to believe that the oyster

                 industry can be revived this year. This past Spring, 31

                 oyster boats seeded the Delaware Bay for harvesting later in

                 the Fall. The State owns some 15,000 oyster seed beds

                 around the bay which it leases to individual oystermen.

                 Large tracts of planting grounds lie just south of the

                 Maurice River Cove. POLICY: Any development along the

                 Lower Maurice river which would result in the destruction or

                 contamination of presently productive shellfish beds is

                 prohibited. This includes action which would alter the

                 quality, salinity or natural circulation of the waters and

                 dredging within or adjacent to shellfish beds which might

                 change the level of turbidity or sedimentation. Maintenance

                 dredging would not be prohibited if accompanied by a

                 State-approved shellfish recovery program.


                                          17










             (2) Prime Fishing Area - Recreational and commercial fin- and

                  shellfishing are permitted in the study area only as

                  regulated by DEP's Division of Fish, Game and Wildlife with

                  respect to location, size, quantity of catch, etc.

                  POLICY: Activities such as sandmining in the immediate

                  area which could alter the existing bathmetry are

                  precluded. Industrial waste disposal, such as the

                  bi-product of seafood processing must meet applicable State

                  and Federal effluent limits and water quality standards.



             (3)  Finfish Migratory Pathways - This refers to any waterway

                  which serves as a passage for seasonal migration of such

                  fish as striped bass, flounders, kingfish, and eel, all of

                  which are found in the waters of the Maurice River.

                  POLICY: Development of any physical barrier to prevent

                  the movement of fish along migratory pathways is prohibited

                  unless mitigating measures such as fish ladders, erosion

                  control, oxygenation, etc., are provided. Also prohibited

                  is development that might change the quality, temperature,

                  turbidity or salinity of the water.



             4.2  Waterfs-E&Fe-Related

             (4)  Navigation Channels - Past the Maurice River Cove, Delaware

                  Bay is a navigation channel, whose waters can be as low as

                  five feet in depth in certain areas. The channel is subject

                  to regulation by the N.J. DEP and the U.S. Army Corps of

                  Engineers. It provides access for commercial and










                  recreational surface transportation connecting New Jersey

30                with ports in Philadelphia and along the East coast.

                  POLICY: New or maintenance dredging of an existing

                  channel is -conditionally acceptable if prescribed conditions

                  regarding water quality, depth authorization, needs

                  assessment, spoils disposal and mitigating techniques are

                  demonstrated.




             (5) Marina Moorinas - These refer to areas of water which

                  provide docking space for recreational boats, or for boat

                  maneuvering and which provide access to land or navigational

                  channels. They are found along the water's edge throughout

                  the River and Bay area. POLICY: Maintenance dredging

                  is usually required in this "special area" and is permitted

                  as long as turbidity is controlled and dredge spoils are

                  properly disposed. Only water-dependent development is

                  permitted in marina moorings, referring to uses that can

                  function only with direct access to the water.



             4.3  Coast Protection-Related

            .(6)  Intertidal Flats - The land adjacent to the River and along

                  the Cove which is either permanently or daily submerged from

                  the mean high water line to four feet below mean low water

                  is considered tidal flats. POLICY: Developing,

                  filling, new dredging or other disturbances are generally

                  discouraged in these environmentally sensitive zones, except

                  when it can be proven that there are no alternatives for










                 locating water-dependent uses or submerged infrastructure.



            (7) Filled Water's Edae - Much of the commercial/industrial

                 activity along the Shellpile-Bivalve waterfront is situated

                 on what is considered filled water's edge. This refers to

                 the upland between the Riverbank and the closest linear

                 development -- roads, in this case. Much of the area has

                 been filled with shells, discarded and stockpiled during the

                 thriving oyster-shucking years of the past.  POLICY:

                 The waterfront within 100 feet of the River in this area

                 must be reserved for water-dependent activity. DEP permits

                 greater flexibility on large filled water's edge sites of 10

                 or more acres, making possible a mix of land use activities

                 not merely those which are water dependent. If the entire

                 two-mile stretch of Shellpile-Bivalve waterfront is

                 considered as one extensive development area, it could

                 provide opportunities for diversified water-related

                 development and re-use. Public access is encouraged on

                 filled water's edge sites. Since much of the water's edge

                 in the study area has already been filled and is, therefore,

                 considered disturbed, it would seem to be appropriate to

                 encourage in-fill and intensified development here while

                 leaving other undisturbed territory undisturbed.










                                        20










            (8) Natural Water's Edge (Floodplains) - The entire study area

                 as delineated on the Flood Insurance Rate Maps prepared by

                 the Federal Emergency Management Agency (FEMA) lies in the

                 100-year floodplain. POLICY: Development is prohibited

                 in the flood hazard area within 100 feet of the River's

                 Edge, except for water dependent uses. Development

                 elsewhere in the floodplain should be at least one foot

                 above the elevation of the site, therefore at 10 feet above

                 sea level in Shellpile-Bivalve.



           .(9)  Erosion Hazard Areas - The entire Delaware Bay Shore ts a

                 high risk erosion area, as identified by the Rutgers Center

                 for Coastal and Environmental Studies. A 1989 study by the

                 Cumberland County Planning Department confirmed that

                 silting, destabilization and erosion are wearing away the

                 banks of the Lower Maurice River and especially at the mouth

                 of the River. It is unclear whether the cause is lack of

                 maintenance or natural ecological change. POLICY:

                 Development is generally prohibited in erosion hazard areas

                 unless adequate shore protection measures are exercised.

                 These may entail structural coastal engineering methods such

                 as retaining walls or bulkheads among others, or

                 non-structural solutions -- the preferred method.

                 Non-structural techniques include reinforcement through sand

                 fences, nourishment, strategic dredge spoil placement and

                 vegetative restoration, among others.



                                          21












             (10) Wetlands - Under the Wetlands Act of 1970 and the Coastal

                  Area Facilities Review Act (CAFRA), the State has

                  jurisdiction over two-thirds of Commercial Township's land

                  area. Only the two outermost sections of the study area --

                  the northern bend along the Shellpile Waterfront and the

                  southern bend at the mouth of the River, plus a narrow strip

                  of approximately 150 feet near Memorial Avenue are

                  designated as tidal marsh. Further inland areas adjacent to

                  the commercial-industrial waterfront are designated

                  wetlands, as indicated on the accompanying Land Use Map.

                  Technically,the U.S. Department of the Interior has

                  classified the soils in these areas as "estuarine intertidal

                  emergent." A 1977 wetlands inventory prepared by the

                  Department of Interior's Fish and Wildlife Service

                  classified almost the entire Shellpile-Bivalve area as

                  upland, therefore making it generally suitable for in-fill

                  development. However, one caveat of the aerial photography

                  upon which wetlands designation is based, is that some

                  parcels may contain unclassified wetland areas either by

                  omission or by man-made changes. Further site-specific

                  determinations are, therefore, necessary. POLICY: In

                  general, development is unacceptable in wetlands, except for

                  activities (i) which require water access or cause minimal

                  disturbance of tidal circulation and natural vegetation, and

                  (ii) for which appropriate mitigation measures are provided.





                                           22











            (11) Wetland Buffers - Land within 300 feet of wetlands and

                 within the wetlands drainage area needs to be preserved as a

                 buffer zone. Depending on site constraints and geographic

                 setting, the specifics of a buffer are determined case by

                 case. Much of the transitional zone surrounding the study

                 area consists of native vegetation in the form of cord grass

                 (Spartina) and reeds (Phragmites). POLICY: Development

                 is prohibited in the buffer area unless the proposed

                 development or activity is demonstrated to have no

                 significant adverse impact. Through such mitigative efforts

                 as the preservation of native vegetation or the construction

                 of detention basis and berms to control runoff in one part

                 of the buffer area, development could be permitted in other

                 parts of the buffer.




            4.4  Wildlife-Mlated

            (12) Critical or Threatened Wildlife and Veaetation Habitats

                 The Maurice River provides a rich habitat for a variety of
                 wildlife resources, including such endangered species as

                 black ducks, bald eagles, osprey, tiger salamanders and

                 other species of reptiles and amphibians. Howeverl the

                 "disturbed" nature of the developed commercial-industrial

                 waterfront along the lower sections of the Maurice River

                 makes their siting here less common than up-river.

                 POLICY: Development is not permitted in any area

                 inhabited by endangered species of fauna or flora or in the

                 immediately surrounding areas necessary for their survival.


                                          'Z3










                 Consultation with the Delaware Estuary Program and with the

                 Cumberland and Bayshore Rare Threatened and Endangered

                 Species Program would be helpful for site-specific advice.



             (13) Public Open Space - The only significant public open space

                 within the Shellpile-Bivalve vicinity is the approximately

                 one square mile State Fish and Game Preserve toward the

                 mouth of the River. Access by land is currently difficult

                 because of extensive tidal marsh in the area. Additional

                 State wildlife preserves abound outside the study area in

                 the rest of the Township and directly across the Maurrce

                 River in Heislerville. POLICY: Development that would

                 adversely impact on existing public open space is

                 discouraged. Recreational development such as campgrounA0
                                                                           ds

                 and access roads are conditionally acceptable if compatible

                 with State Coastal Resource policies. Development of

                 additional open space through acquisition or expansion is

                 encouraged.



             4.5 Other S2acial Areas

                 The potential impact of development on several other special

             areas was considered. However, none of these was deemed

             significant in the study area. For example, the Wild and Scenic

             River Corridor ends just above Shellpile, where the study area

             begins. The Pinelands Protection Area, located partially along

             the Maurice River, lies on the east bank and is, therefore,

             outside the subject area for this report. Since there are no



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             Farmland Conservation Areas in Cumberland County, this also was

             not of concern here. With regards to Historic and Archaeological

             Resources, the area is rich in cultural heritage associated with

             the once thriving oyster industry. Some scattered artifacts are

             maintained by the Rutgers Shellfish Research Lab and at the

             Marine Police barracks, at the Shellpile Restaurant and Raw Bar.

             Several shipwrecks can be found along the River, but they are

             hardly a historic attraction in their current condition. one

             historic schooner is in the process of being restored up the

             River, but its ultimate location remains undecided. Not a single

             site in the study area is recorded on the County or State

             Register of historic structures and places.




             5.  NEXT STEM>S


                 This report is intended to be the first phase of a broader

             effort to revitalize the waterfront and to be used as a working

             paper toward realizing some of the development opportunities. As

             such, the following areas are recommended for further study and

             discussion:
             (1i 'a highest and best use market analysis for specific

             waterfront properties to identify new and more productive uses of

             the existing waterfront;

             (2) the preservation and/or acquisition of additional open space

             for recreation through the Federal Green Acres Program;






                                        25











             (3) the availability of private foundation grants for cultural

             and tourism development projects e.g., the watermen's museum;

             (4) the availability of funding for the physical rehabilitation

             of industrial waterfront properties from such sources as Small

             Cities Economic Development Discretionary Funds, the South Jersey

             Economic Development District and the Cumberland County Economic

             Development Division's Revolving Loan Program. The Township

             could assist individual businesses seeking to expand or relocate

             in identifying additional funding sources;

             (5) the involvement and support of the Delaware River and Bay

             Authority for overall planning assistance and development

             projects;

             (6) the feasibility of dredging the channel and performing the

             appropriate environmental review as required by the N.J.

             Department of Environmental Protection and the U.S. Army Corps of

             Engineers;

             (7) the promotion of tourism with possible funding by the

             State's Division of Travel and Tourism under the Department of

             Commerce. An assessment is needed to determine the appropriate

             level and range of tourism activities desireable, e.g. low impact

             activities like house and walking tours or a museum, but not an

             amusement park. Preparation and distribution of a brochure

             should be considered;









                                       26










             (8) pursuit of funding possibilities for hatcheries and

             aquaculture projects with the N.J. DEP's Division of Fish, Game

             and Wildlife and U.S. Department of Commerce, National Marine

             Fisheries Service;

             (9) the feasibility of and potential funding sources for

             building a water treatment facility in the Shellpile-Bivalve

             area;

             (10) the potential for rezoning the waterfront district to

             incorporate all of the mixed uses currently found there. Such a

             mix could accommodate a marina in the industrial-general zone or

             a seafood processing operation in the commercial-recreatioiT area

             and unify the entire district;

             (11) the creation of an environmental enterprise zone to

             streamline permitting and to codify the requirements for

             development by all relevant agencies and levels of government.

             State legislators could be enlisted to sponsor and support an

             official environmental enterprise zone designation. As an

             alternative to such official legislative designation, the

             Township could pursue a less formal approach by obtaining
            %pommitments from key agencies to help expedite the development

             process;.
             (i2) the preparation of a conceptual physical plan and/or

             schematic design for the waterfront. This would offer design

             guidelines and facade treatments to improve the visual image of

             the current landscape.





                                        27











                 This report is an assessment of the Shellpile-Bivalve

             waterfront -- what is and what could be. Implementing the steps

             noted above would constitute the next or second phase. If there

             is concensus that the Lower Maurice River waterfront should be

             revitalized through a comprehensive effort, and that any or all

             of the-above directions ought to be pursued, the Township must

             decide who does what. The necessary resources are available from

             a variety of public and private sources to begin the process of

             change.

                 As Commercial Township begins to address the twelve areas

             outlined here, the Shellpile-Bivalve waterfront can begin 'E'o turn

             around. Attracting development and rebuilding the waterfront

             will not occur immediately. However, its full potential as a

             thriving commercial fishing center, an attractive

             tourism-recreation site and a productive source of jobs and

             revenue can be realized over the next decade.




























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