Know the Facts

Are there tax benefits for the community?

Yes, this project will generate a minimum of $1,400,000 in tax ratable revenue that will directly reduce the residents’ taxes. Also, upon commencement the developer will be paying a minimum of $1,000,000 to the Township Affordable Housing Trust Fund and $50,000 annually in property taxes during construction.

Will this project create jobs for the community?

Yes, it is estimated this project will create up to 100 full time jobs. There will also be an equal amount of construction jobs during the development phase.

What is the current use of the site?

The site has been an active sand and gravel pit, wash plant and concrete plant for nearly 50 years with active truck traffic. The site will be redeveloped as a warehouse that meets applicable New Jersey environmental standards and regulations.

Does this project develop an undisturbed area?

No, this site has been an industrial sand/gravel and concrete production plant with railroad access for nearly 50 years and will be redeveloped as a warehouse that meets requisite environmental standards as set forth by the New Jersey Department of Environmental Protection (NJDEP).

Will this site become a “truck terminal”?

No, this project is approved and zoned as a traditional warehouse to store consumer goods.  A truck terminal by design and definition is different than a warehouse designation. That designation was affirmed by a Judge’s ruling in March 2024.

Does the project meet NJDEP environmental permitting requirements.

Prior to construction, this project will receive all necessary state NJDEP environmental permits. New Jersey is known for having some of the most stringent environmental regulations in the country.

To date, this project has received the following environmental approvals from NJDEP:

  • Flood Hazard Area Individual Permit
  • Flood Hazard Area Verification
  • Freshwater Wetlands General Permit 6
  • Freshwater Wetlands General Permit 7
  • Freshwater Wetlands General Permit 10A
  • Transition Area Waiver – Special Activity Redevelopment
  • Water Quality Certificate

Will this project impact the Town’s water supply?

The redevelopment will have a positive impact to the Town’s water supply as a result of the change of use:

  1. The existing use utilizes private wells on site for water source for potable and industrial uses.  The proposed use will connect to the Municipal Water system allowing the existing wells to be sealed eliminating a direct connection to the aquifer. 
  2. The existing industrial discharge to groundwater associated with the existing use will be terminated eliminating this discharge above the aquifer.
  3. The redevelopment will replace the current untreated stormwater discharge with a state-of-the-art stormwater collection and treatment systems in accordance with NJDEP best management practices providing for water quality & water quantity and treatment of stormwater prior to discharge over the aquifer.
  4. The proposed facility will be a customer of the Municipal Water Utility adding revenue in form of hook up and user fees.  

Did the town pass an Ordinance to allow for warehouses?

No, warehouses have been a permitted use in the ED zone for over 30 years.  The Town updated the ED zone in 2021 (Ordinance 21-10) to allow increased building heights to accommodate changes in warehouse industry standards for operational efficiency.  

Is the project a permitted use in the ED Zone?

Yes, the proposed warehouse facility is a permitted use in the ED zone.

Were members of the Planning Board disqualified from making a decision on this application?

Yes, eight members of the Planning Board were disqualified from deciding on this application by a court ruling. As stated in the ruling, it was decided that the members could not be impartial in making a decision on the pending application.

Is this project a fire hazard?

This project will have state-of-the-art, early notice, alarms and sprinkler/suppression systems. This warehouse development is designed to store consumer goods and not hazardous products. Please see the 2023 letter from the Sparta Township Fire Protection Bureau/Fire Department that states they have no concerns with the project’s current plans.

Are there new truck routes for this project?

No, trucks will utilize the same existing routes via County and State roads as the active plant in operation currently.

How will water be supplied to this site?

This project will utilize existing municipal water.

How will sewer be provided to this site? The property is already approved for a limited septic system. The developer has requested additional on-site capacity from the NJDEP.