New Jersey's Pinelands Approval Process (Explained Like a Human)

The 3-Step Pinelands Approval Process... and Where Most Go Wrong!

If you're planning to build, expand, or upgrade a facility in the Pinelands area of New Jersey, whether it's breaking ground on a new warehouse, upgrading to a solar array for renewable energy, or just installing better containment for bulk liquids - here’s something you need to know upfront:

You need a Pinelands Approval. And getting that approval from the Pinelands Commission isn’t just a formality. It’s a process. It's confusing. And it can be a make-or-break moment for your entire project.

This isn’t like a typical zoning permit or a simple DEP filing. The Pinelands has its own set of rules, its own timeline, and its own way of thinking about development. We’ve walked clients through this process hundreds of times. And every time, we see the same thing:

• Smart teams making innocent mistakes that cost them months
• Projects stalling because one step was skipped
• Developers thinking they had “approval” when really… they didn’t

Let’s make sure that’s not you. And if you want a hand at any stage of the process, reach out to one of our Pinelands Approval experts here. We've gone through this process more times than we can count! Okay, let's jump in.

Table of Contents

• So, What Is the Pinelands Approval Process?
  • Step 1: Certificate of Filing (Pinelands Commission)
  • Step 2: Local or County Approval
  • Step 3: Final Review by the Pinelands Commission (The "No Call-Up" Letter)
  • Why Does This Matter?
• Where Pinelands Applications Get Stuck
• How RMA Keeps Your Pinelands Project Moving

So, What Is the Pinelands Approval Process?

In plain English: it’s a three-step process overseen by a body called the Pinelands Commission. You’ve got to go through all three steps (in the right order) to get the official green light to build or modify any operation falling on land that's under the Commission's jurisdiction.

The Pinelands Commission has written out rules that detail exactly what can and cannot take place during a site construction or modification as it relates to environmental impacts. And those rules are known as the Pinelands Comprehensive Management Plan (or CMP). The whole point of this process is to confirm that your activities align with that CMP. 

The Pinelands area is over a MILLION square acres, so if your operation is anywhere in South Jersey, you'd better be paying attention since this likely applies to you. Miss a step in the approval process? You may have to start over. Let’s break it all down so you can avoid that!

Step 1: Certificate of Filing (Pinelands Commission)

This is the first step, but it’s also the one that causes the most confusion. When you submit your project to the Pinelands Commission, they’ll review your plans and issue what’s called a Certificate of Filing. This is not an approval to build.

What it actually is, is a document saying, “Yes, your project falls under our jurisdiction. Here’s how it must comply with our Comprehensive Management Plan (CMP).” It's an acknowledgement that your project exists and that you have begun the application process. Again, it is by no means a full approval or green light to proceed with your project.

Think of it like a boarding pass, it lets you move on to the next gate, but it doesn’t get the plane off the ground.

Step 2: Local or County Approval

After you’ve got your Certificate of Filing, the next step is to get local approval. That might be:

• A planning board or zoning board approval
• A construction permit
• A septic permit from the county
• Or some other site-specific authorization

Here’s where people get tripped up: A NJDEP permit (like an air, wetlands, or NJPDES stormwater permit) does not count as “local approval” for Pinelands purposes. Even if the state's DEP is happy, the Commission still needs something from your township or county.

Once you have that local approval in hand, you’re still not done. One more step…

Step 3: Final Review by the Pinelands Commission (The "No Call-Up" Letter)

Okay, so you've completed the first two steps above, and you now have:

✅ A Certificate of Filing
✅ A local or county approval

Now, you’ve got to send that local approval back to the Pinelands Commission for final review. They’ll look at what your town approved, compare it to your original Certificate, and... if everything lines up... they’ll issue what’s called a “no call-up” letter.

That’s the finish line. No call-up = you’re cleared to begin construction or modification of your site.

Why Does This Matter?

Because skipping a step (or doing them out of order) can delay your project for months, or worse, invalidate your approvals entirely. This process exists to protect one of the most ecologically sensitive regions in the country. The Commission wants to make sure that:

• Your project aligns with environmental protections
• Your local approvals match your original filing
• Nothing has changed that would throw things out of compliance

It’s not just red tape. It’s a real system with real consequences. And it catches a lot of smart people off guard.

Where Pinelands Applications Get Stuck

If you're reading this thinking, “Wait... did we do this part right?”, you're not alone. We've seen a LOT of "oopsies" at every stage of the process. Here are the top four reasons projects in the Pinelands stall:

❌ Mistaking the Certificate of Filing for Final Approval: This one’s probably the most common. We’ve seen projects sit idle for years because someone thought the Certificate of Filing meant they were cleared to build. It doesn’t. And that can (and almost always does) come back to bite you in a big, big way.

❌ Confusing DEP Permits with Local Approvals: This one’s especially common with industrial facilities. You go through the full DEP permitting process, and assume that’s your local approval. The Pinelands Commission sees it differently, and without a township-level approval, you are NOT in the clear.

❌ Forgetting to Send the Local Approval Back to the Commission: You get the Certificate of Filing. You get the local permit. You start prepping your site. But no one told the Pinelands Commission that you've gotten the go-ahead from the community! And because that final review never happens, your project technically isn’t approved... even if your township gave you the thumbs up.

❌ Letting Your Certificate Expire: Here’s a rule most people don’t know: If your Certificate of Filing was issued after January 1, 2004, it expires in 5 years, and unless you’ve submitted your local approval and received the final no-call-up letter. Miss that window? You may have to refile your entire project.

How RMA Keeps Your Pinelands Project Moving

We’ve worked with clients across the entire Pinelands and all 21 counties in New Jersey. We know where the tripwires are, and more importantly, how to avoid them. Here’s what we do:

✅ Prepare your Certificate of Filing application (and get it right the first time)
✅ Help you obtain valid local approvals that the Pinelands Commission will actually accept
✅ Submit and track those approvals so they don’t fall through the cracks
✅ Coordinate with the Commission directly to complete your final review
✅ Ensure you don’t miss the 5-year window (or help you refile if needed)
✅ Navigate NJDEP and Pinelands requirements at the same time (so nothing gets out of sync)

This process isn’t easy, but it’s manageable with the right team. And that’s what we do at RMA: guide you from first filing to final green light.

Not sure where you fall in all this? Let's fix that. If you’ve got a Certificate of Filing in hand... or a local permit… or a DEP letter… or honestly just a stack of documents and no idea what’s what, let's talk. Contact us here to start a conversation with one of our Pinelands Approvals experts.

We’ll help you figure out exactly where your project stands, what the next step is, and how to get you to the finish line - faster, cleaner, and with fewer surprises.