MANCHESTER TOWNSHIP, NJ – It’s known as the “Sarco Pit” to many locals, but it’s actually an abandoned, flooded sand pit owned and operated by Heritage Minerals in Manchester Township, with a deadly history. Each year, drownings and ATV accidents compound the lore of the mysterious crystal-blue lake, known for treacherous currents, cold water temperatures, and unstable shorelines.
It has become a haven for off-roaders seeking adventure and finding misadventure. Deadly crashes and serious injuries have also been reported over the decades at the site, which is heavily monitored by the Manchester Police Department.
Now, township officials are eyeing the site as a possible location for the township’s future affordable housing.
Heritage Minerals, redevelopment sites remain major focus of Master Plan review
The report makes clear that the Heritage Minerals tract remains one of the township’s biggest long-term development questions. It notes that the site is still expected to move toward construction and may play a role in the township’s affordable housing obligations.
“This comment remains applicable. Heritage Minerals project site is still anticipated to start construction in the upcoming years and is anticipated to include affordable housing units towards the Township’s 4th Round obligation,” the report states.
The planning document also lists multiple areas for possible redevelopment review or reconsideration, including 108 Lacey Road in Whiting, the Route 37 golf driving range area, Crestwood Shopping Center and the America’s Keswick property. It describes redevelopment as a tool to “stimulate growth” and says such plans can help revitalize “the physical, economic, and social fabric of a previously developed area.”
The report also highlights one complication involving a prior ordinance. “We note the NJ Pinelands would not certify Ordinance #24-40,” the document states, referencing a measure tied to zoning and townhouse development changes.
A sweeping township planning report says Manchester’s master plan still stands, but recommends a series of land use, redevelopment and infrastructure updates.
Manchester Township’s latest master plan reexamination says the town’s overall planning framework remains in place, but officials are recommending a broad round of zoning, redevelopment and infrastructure changes that could shape growth for years to come.
The report, prepared for the township and dated Dec. 3, concludes that the prior master plan reexamination adopted in 2017 “remains a relevant document for the advancement of planning policy necessary to the future use of land in the Township of Manchester.” At the same time, the document lays out a lengthy list of recommendations touching stormwater management, commercial development, redevelopment zones, affordable housing, renewable energy and land use regulations.
Rather than calling for an entirely new master plan, the report says targeted revisions should be considered. “There is no requirement to prepare a new master plan at this time; however, some plan additions should be considered,” the document states.
Zoning, redevelopment and infrastructure updates recommended
Among the most notable proposals is a recommendation to require on-site stormwater controls for new construction and certain accessory structures. The report specifically recommends “requiring privately owned stormwater management on-site for all new construction, new accessory structures, and/or ancillary development (Building coverage of 500 SF or more) to install adequate stormwater dry wells.”
The report also calls for a stronger focus on commercial activity, stating that the township should work toward “encouraging more and new Commercial Uses.” It further recommends adding water, sewer and traffic plan elements to the master plan and suggests Manchester consider creating an architectural review committee, tightening lighting rules to reduce spillover, and revising application requirements to include architectural plans for some projects.
Another recommendation pushes for renewable energy planning. The report calls for “the encouragement of renewable energy uses in the zoning section solar, wind, etc. encouraging development applications to incorporate renewable energy where feasible.”
Key Points
- Manchester’s report says the current master plan remains valid, but recommends targeted land use and zoning changes
- Proposed updates include stormwater requirements, redevelopment reviews, zoning revisions and more commercial development
- Officials also recommend new planning tools covering traffic, water, sewer, renewable energy and design standards
Affordable housing, open space and state planning still in play
Manchester’s affordable housing obligations also remain a central planning issue. The report says the township has submitted an updated housing plan element as part of fourth-round affordable housing requirements and that it is under state review.
It also notes that the former Manchester Development Group tract has since been purchased by Ocean County and Manchester Township for open space, while new open space has also been added through the Surf & Stream campground acquisition.
On broader planning policy, the report says there have been no major changes in the assumptions underlying the township’s planning vision since the last review. “Similarly, now in 2025, there have been no major changes in the underlying assumptions, policies and objectives forming the basis for the master plan or development regulations as last revised,” the document states.
Still, officials are urging continued action in several areas, including Sustainable Jersey certification, updates to the township’s Natural Resource Inventory, and pedestrian and bicycle planning, including a possible route along the railroad line from Manchester High School toward Berkeley Township.
In its conclusion, the report says the township should retain the policies, goals and objectives of the prior reexamination while weighing the new recommendations now on the table.
“The Township should carefully consider all the recommendations outlined in this Reexamination Report,” the document states. “It is through the continued communication & effort of the Governing Body, Township Officials, Consultants, Public, etc. that this document can continually be used to shape the future of Manchester Township in the best possible ways.”