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doc11092 1512P641-PF-Major-Site-Plan-Review-1.pdf
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"text": "9 Allen Street\nToms River, NJ 08753\nO: (732) 286-9220\nF: (732) 505-8416",
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"text": "AN ✓ ARDURRA COMPANY"
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"text": "July 13, 2026"
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"text": "Ms. Laura Morrison, Planning Board Secretary\nJackson Township Planning Board\n95 West Veterans Highway\nJackson Township, New Jersey 08527"
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"text": "Re: Preliminary & Final Major Site Plan – Review #1\nApplication #951 / Escrow #P32655\nApplicant: Joseph A. Pinkava (Herman Road Development, LLC)\nLocation: Herman Road (C.R. 537)\nZone: LM - Commercial Office/Light Industrial Zone\nBlock 2301, Lot 6\nOur File: 1512-P-641"
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"text": "REMINGTON & VERNICK ENGINEERS has received plans for the above-captioned Application for review. The Applicant is seeking preliminary and final major site plan approval for the construction of a 6,250-sf building consisting of a 3,750-sf warehouse and a 2 story 2,500 sf office area in the LM – Commercial Office/Light Industrial Zone."
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"text": "The subject property is located on the northeastern side of Herman Road and the southwesterly side of Interstate 195. The site consists of 4.76 acres. The existing densely wooded site is undeveloped and contains existing wetland areas."
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"text": "The site improvements consist of 20 uncurbed porous paved parking spaces (including 2 accessible parking spaces), concrete wheel stops, a trash enclosure, landscaping, lighting, and retaining walls. The site is proposed to be serviced by an on-site septic system and potable well. Site access consists of a 2-way access drive along Herman Road."
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"text": "This report consists of our review of the Subject Application for conformance with the Jackson Township Land Use and Development Regulations Ordinance (Chapter 244) and is limited to planning issues. Engineering and legal issues shall be reviewed by the Board Engineer and Solicitor, respectively."
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"text": "Comments are limited to the information presented to date. The Applicant may present additional information and testimony at the Board hearing."
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"text": "Joseph A. Pinkava\nHerman Road Development, LLC\n668 Harbor Road\nBrick, NJ 08724"
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"text": "1512P641 P & F Major Site Plan Review 1",
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Page 4
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1 · HEADER
2 · HEADER
3 · TABLE
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},
{
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"attrs": {
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"colspan": 1,
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"type": "table_cell",
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"l": 104.64,
"t": 350.6016,
"r": 211.403424,
"b": 313.05888
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"text": "From Nonresidential\nParking Requirements",
"attrs": {
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"col": 0,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
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{
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"type": "table_cell",
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"t": 350.6016,
"r": 317.23728,
"b": 335.73072
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"text": "10 ft",
"attrs": {
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"col": 1,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
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},
{
"id": "p4.3.31",
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"type": "table_cell",
"bbox": {
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"text": "12.1 ft",
"attrs": {
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"rowspan": 1,
"colspan": 1,
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},
{
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"type": "table_cell",
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"attrs": {
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},
{
"id": "p4.3.33",
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"type": "table_cell",
"bbox": {
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"t": 310.1616,
"r": 242.514144,
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"text": "Warehouse, wholesale, machinery, or large equipment sales\\n1 space/1500 sf of gross floor area plus 1 for business vehicle",
"attrs": {
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"text": "3,750 gsf/1500 sf = 3 spaces",
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}
},
{
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"type": "table_cell",
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{
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"attrs": {
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},
{
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"type": "table_cell",
"bbox": {
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"text": "Business Offices\\n1 space/200 sf of gross floor area",
"attrs": {
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"col": 0,
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"text": "2,500 gsf/200 sf = 13 spaces",
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"text": "Handicapped Parking Spaces",
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{
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"text": "1 Accessible space",
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"text": "N/A – Not Applicable TBD – To Be Determined",
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"text": "[p4.5.1]Note: The bulk requirements chart is based on the Applicant obtaining a NJDEP GP-6 permit to fill the isolated wetlands at the front of the property.",
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"text": "(1) The Applicant shall provide the acreage of the property excluding the wetlands area.",
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"text": "(2) Per §244-45C(1)(c) all wetlands, as identified and verified, pursuant to the LOI (letter of 1512P641 P & F Major Site Plan Review 1",
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Page 5
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"text": "Jackson Township Planning Board\nOur file No. 1512-P-641",
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"text": "interpretation) shall be excluded from the gross acreage for purposes of calculating maximum lot coverage (building and impervious) for non-residential developments. The building coverage should be revised accordingly."
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"text": "(3) Per §244-45C(1)(c) all wetlands, as identified and verified, pursuant to the LOI (letter of interpretation) shall be excluded from the gross acreage for purposes of calculating maximum lot coverage (building and impervious) for non-residential developments. The impervious coverage should be revised accordingly."
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"text": "IV. CONSERVATION ZONE OVERLAY",
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"text": "Per §244-45C(1) all properties which fall within the Conservation Zone Overlay shall be regulated by the underlying zone or district within which they are found, except that the following additional requirements shall apply.",
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"text": "Per §244-45C(1)(a) all applications for major site plan or major subdivision approvals shall be required to submit a valid NJDEP letter of interpretation and/or permit which identifies all freshwater wetlands and wetlands buffers/transition areas on the property or properties included in the application before the application can be deemed complete. The Applicant has shown the wetlands line on the plans based on LOI No. 1511-20-0010.1 LLI200001 which has been provided.",
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"text": "Per §244-45C(1)(b) all wetlands, wetlands buffers, transition areas, and riparian buffers must be properly identified and delineated on all submitted plans for major site plan or major subdivision approvals before the application can be deemed complete. The Applicant has shown the wetlands and wetland buffer areas on the plans.",
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"text": "Per §244-45C(1)(c) all wetlands, as identified and verified, pursuant to the LOI (letter of interpretation) shall be excluded from the gross acreage for purposes of calculating maximum lot coverage (building and impervious) for nonresidential developments. The Applicant shall revise the plan to exclude the wetlands, as identified and verified, pursuant to the LOI when calculating maximum lot coverage.",
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"text": "Per §244-45C(1)(d) all required setbacks shall be taken from the wetlands limits pursuant to the LOI (letter of interpretation). All required setbacks shall be taken from the wetlands limits to remain.",
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"text": "V. SITE PLAN ISSUES",
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"text": "With the exception of the following, site plan issues are deferred to the Board Engineer.",
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"text": "The majority of the proposed improvements are located within the isolated wetlands and wetland buffer along Herman Road. The Applicant shall provide a copy of any applications to the NJDEP. Testimony shall be provided to discuss the status of any NJDEP permitting.",
"marker": "1."
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"text": "The Applicant shall provide testimony to discuss the proposed operations for the proposed use in sufficient detail to indicate the effects of the use in producing traffic congestion, noise, glare, air pollution, fire hazards or safety hazard, the hours of operation of the use, the number of shifts to be worked, the number of employees in each shift, number of congregants, the number of vehicles to be stored or parked on the site and provisions to be made for site maintenance.",
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"text": "Per §244-62A(7) a contractor’s office is a permitted use provided that all materials and equipment are stored within a completely enclosed building. The Applicant shall provide testimony to discuss the conditions of this use.",
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Page 6
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"children": [
{
"id": "p6.5.1",
"order": 6,
"type": "list_item",
"bbox": {
"l": 105.12,
"t": 612.72,
"r": 559.44,
"b": 586.32
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"text": "The Applicant shall provide testimony to discuss the exterior finishes of the building and how they are compatible with the surrounding area.",
"marker": "1."
},
{
"id": "p6.5.2",
"order": 7,
"type": "list_item",
"bbox": {
"l": 104.4,
"t": 581.04,
"r": 474.48,
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"text": "Our office recommends that solar be incorporated into the building/site design.",
"marker": "2."
}
]
},
{
"id": "p6.6",
"order": 8,
"type": "heading",
"bbox": {
"l": 87.12,
"t": 563.04,
"r": 135.12,
"b": 548.64
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"text": "C. Signs",
"attrs": {
"block_label": "paragraph_title"
},
"level": 3
},
{
"id": "p6.7",
"order": 9,
"type": "text",
"bbox": {
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"t": 544.08,
"r": 559.2,
"b": 505.44
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"text": "1. The plans states on sheet 5 of 13 that signage will comply or Applicant will make an application to the Board. The Applicant shall provide testimony regarding what types of signage is proposed. Details shall be added to the plans to ensure compliance."
},
{
"id": "p6.8",
"order": 10,
"type": "heading",
"bbox": {
"l": 87.12,
"t": 498.96,
"r": 293.76,
"b": 485.52
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"text": "D. Traffic, Circulation, Parking and Loading",
"attrs": {
"block_label": "paragraph_title"
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"level": 3
},
{
"id": "p6.9",
"order": 11,
"type": "list",
"bbox": {
"l": 104.16,
"t": 479.28,
"r": 560.64,
"b": 60.24
},
"text": "",
"attrs": {
"item_count": 7
},
"children": [
{
"id": "p6.9.1",
"order": 12,
"type": "list_item",
"bbox": {
"l": 105.12,
"t": 479.28,
"r": 560.4,
"b": 402.48
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"text": "Per §244-218 a traffic impact assessment shall be submitted by the Applicant for all preliminary major site plans proposing 20,000 square feet or more of gross floor building area. The Applicant is proposing a 5,000-sf building and therefore has not provided a traffic impact assessment. Testimony shall be provided to discuss the potential traffic impacts as a result of the proposed development. The Applicant shall provide testimony to discuss the size of vehicles and equipment anticipated to enter the site.",
"marker": "1."
},
{
"id": "p6.9.2",
"order": 13,
"type": "list_item",
"bbox": {
"l": 104.16,
"t": 396.96,
"r": 559.92,
"b": 344.4
},
"text": "The plan depicts 4 proposed overhead drive-in doors along the north side of the building and 1 proposed overhead drive-in door on each of the east and south sides of the building. Testimony shall be provided regarding what type of vehicles are expected to utilize these doors. Turning templates should be provided to verify that these vehicles can maneuver in and out of these areas.",
"marker": "2."
},
{
"id": "p6.9.3",
"order": 14,
"type": "list_item",
"bbox": {
"l": 104.88,
"t": 338.88,
"r": 559.92,
"b": 299.52
},
"text": "The plans shall be revised to dimension the width of Herman Road along the site frontage and label the current surface material of the road. Testimony shall be provided to discuss any road improvements proposed for Herman Road.",
"marker": "3."
},
{
"id": "p6.9.4",
"order": 15,
"type": "list_item",
"bbox": {
"l": 104.16,
"t": 294.24,
"r": 560.64,
"b": 204
},
"text": "Per §244-203(A) sidewalk and curbing shall be required along all street frontages as a condition relating to any development for which approval is granted by the Planning Board or Board of Adjustment. There is currently no sidewalk or curb along Herman Road. The Applicant is not proposing sidewalk or curb along the lot frontage. Testimony shall be provided to discuss the need for sidewalk and curb along the entire frontage of this site. The Applicant shall provide sidewalk and curb along the entire frontage of Herman Road or provide a payment to the Jackson Township Pedestrian Safety Fund in lieu of providing sidewalk and curb not provided.",
"marker": "4."
},
{
"id": "p6.9.5",
"order": 16,
"type": "list_item",
"bbox": {
"l": 105.36,
"t": 199.44,
"r": 559.68,
"b": 172.8
},
"text": "Per §244-205D concrete aprons shall be provided for all driveways, whereas a concrete apron has not been provided. The plans shall be revised, or the Applicant shall request a waiver.",
"marker": "5."
},
{
"id": "p6.9.6",
"order": 17,
"type": "list_item",
"bbox": {
"l": 105.36,
"t": 168.48,
"r": 560.16,
"b": 128.64
},
"text": "Per §244-197G the perimeter of all parking areas and internal islands within all parking areas open to the general public shall have continuous cast-in-place concrete curbing, whereas curbing has not been provided. The Applicant shall provide testimony. A waiver may be required.",
"marker": "6."
},
{
"id": "p6.9.7",
"order": 18,
"type": "list_item",
"bbox": {
"l": 104.64,
"t": 124.56,
"r": 560.64,
"b": 60.24
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"text": "Per §244-197H(1) parking areas for fewer than 25 cars, which the municipal agency determines are not likely to be utilized by heavy truck traffic or drive-up window service, may be paved with two inches of pavement, Type FABC-1, over a six-inch gravel base, all in accordance with the specifications contained in §244-196 of this chapter, whereas porous pavement is proposed. The Applicant shall provide testimony. A waiver may be required.",
"marker": "7."
}
]
},
{
"id": "p6.10",
"order": 19,
"type": "footer",
"bbox": {
"l": 70.56,
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"r": 211.92,
"b": 49.68
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"text": "1512P641 P & F Major Site Plan Review 1",
"attrs": {
"block_label": "footer"
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}
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"excluded_furniture": {
"first": [],
"last": []
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Page 7
26 item(s)
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footer (1)
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1 · HEADER
2 · HEADER
3 · LIST
4
5
6
7
8
9
10
11
12 · HEADING
13 · LIST
14
15
16 · HEADING
17 · LIST
18
19
20
21
22
23
24 · HEADING
25 · TEXT
26 · FOOTER
Page 7 JSON
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{
"id": "p7.1",
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"type": "header",
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"text": "Jackson Township Planning Board\nOur file No. 1512-P-641",
"attrs": {
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"level": 2
},
{
"id": "p7.2",
"order": 2,
"type": "header",
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"text": "Page 7",
"attrs": {
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},
{
"id": "p7.3",
"order": 3,
"type": "list",
"bbox": {
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"t": 688.32,
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"b": 429.6
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"text": "",
"attrs": {
"item_count": 8
},
"children": [
{
"id": "p7.3.1",
"order": 4,
"type": "list_item",
"bbox": {
"l": 105.12,
"t": 688.32,
"r": 559.44,
"b": 661.44
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"text": "There is a sign detail on sheet 12 of 13 for a porous pavement sign. The location of this sign should be shown and labeled on the plans.",
"marker": "8."
},
{
"id": "p7.3.2",
"order": 5,
"type": "list_item",
"bbox": {
"l": 104.4,
"t": 657.12,
"r": 560.16,
"b": 592.08
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"text": "Per §244-197N(1) the required parking for warehouse use is 1 parking space for each 1,500 square feet of gross floor area, plus 1 for each vehicle used in connection with the business. The Applicant has provided 20 parking spaces, whereas 16 parking spaces are required not including any vehicle used in connection with the business. The Applicant shall provide testimony to discuss the number of vehicles used in connection with the business.",
"marker": "9."
},
{
"id": "p7.3.3",
"order": 6,
"type": "list_item",
"bbox": {
"l": 106.32,
"t": 587.52,
"r": 559.92,
"b": 547.68
},
"text": "Per Senate Bill NJ S3223, a minimum of 1 EV ready parking space is required for a parking area with fewer than 50 spaces. The Applicant shall provide testimony to discuss their intentions to provide an EV ready parking space.",
"marker": "10."
},
{
"id": "p7.3.4",
"order": 7,
"type": "list_item",
"bbox": {
"l": 106.56,
"t": 544.08,
"r": 554.16,
"b": 529.2
},
"text": "The Applicant shall provide testimony to discuss vehicle circulation throughout the parking area.",
"marker": "11."
},
{
"id": "p7.3.5",
"order": 8,
"type": "list_item",
"bbox": {
"l": 106.32,
"t": 524.64,
"r": 559.44,
"b": 498.48
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"text": "The Applicant shall provide testimony to discuss the circulation of a fire truck and trash truck through the site.",
"marker": "12."
},
{
"id": "p7.3.6",
"order": 9,
"type": "list_item",
"bbox": {
"l": 105.36,
"t": 494.16,
"r": 513.84,
"b": 480.24
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"text": "Our office defers all fire prevention and fire safety issues to the Township Fire Official.",
"marker": "13."
},
{
"id": "p7.3.7",
"order": 10,
"type": "list_item",
"bbox": {
"l": 105.36,
"t": 475.44,
"r": 559.44,
"b": 448.8
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"text": "The Applicant shall provide testimony regarding the anticipated size of delivery trucks with an indication where the trucks will be stopping and standing when making the deliveries.",
"marker": "14."
},
{
"id": "p7.3.8",
"order": 11,
"type": "list_item",
"bbox": {
"l": 105.6,
"t": 444,
"r": 420.96,
"b": 429.6
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"text": "Testimony shall be provided to discuss the timing of all deliveries.",
"marker": "15."
}
]
},
{
"id": "p7.4",
"order": 12,
"type": "heading",
"bbox": {
"l": 87.36,
"t": 425.28,
"r": 146.64,
"b": 410.88
},
"text": "E. Utilities",
"attrs": {
"block_label": "paragraph_title"
},
"level": 3
},
{
"id": "p7.5",
"order": 13,
"type": "list",
"bbox": {
"l": 104.64,
"t": 406.56,
"r": 534.72,
"b": 373.2
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"text": "",
"attrs": {
"item_count": 2
},
"children": [
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"id": "p7.5.1",
"order": 14,
"type": "list_item",
"bbox": {
"l": 105.12,
"t": 406.56,
"r": 534.72,
"b": 391.68
},
"text": "The Applicant is proposing to service the site with an on-site septic system and potable well.",
"marker": "1."
},
{
"id": "p7.5.2",
"order": 15,
"type": "list_item",
"bbox": {
"l": 104.64,
"t": 388.08,
"r": 523.92,
"b": 373.2
},
"text": "The Applicant is required to obtain approvals from the Ocean County Health Department.",
"marker": "2."
}
]
},
{
"id": "p7.6",
"order": 16,
"type": "heading",
"bbox": {
"l": 87.6,
"t": 369.12,
"r": 166.56,
"b": 354.72
},
"text": "F. Landscaping",
"attrs": {
"block_label": "paragraph_title"
},
"level": 3
},
{
"id": "p7.7",
"order": 17,
"type": "list",
"bbox": {
"l": 103.92,
"t": 350.4,
"r": 559.92,
"b": 155.28
},
"text": "",
"attrs": {
"item_count": 6
},
"children": [
{
"id": "p7.7.1",
"order": 18,
"type": "list_item",
"bbox": {
"l": 104.88,
"t": 350.4,
"r": 539.04,
"b": 335.76
},
"text": "The Applicant should provide testimony regarding the irrigation of the proposed landscaping.",
"marker": "1."
},
{
"id": "p7.7.2",
"order": 19,
"type": "list_item",
"bbox": {
"l": 103.92,
"t": 331.92,
"r": 559.92,
"b": 279.6
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"text": "Per §244-190B solid fences and walls hereafter erected, altered or reconstructed in the front yard area of any zone in the Township of Jackson shall not exceed 30 inches in height. The retaining wall along the easterly property line is greater than 30 inches in height. The plans shall be revised, or the Applicant shall request a waiver. Testimony shall be provided.",
"marker": "2."
},
{
"id": "p7.7.3",
"order": 20,
"type": "list_item",
"bbox": {
"l": 104.4,
"t": 275.52,
"r": 559.68,
"b": 235.68
},
"text": "Per §244-197K(3) internal landscaped end islands and dividing strips shall be landscaped with trees and the area between trees shall be planted with an average of three shrubs, whereas the end islands are not landscaped. The plan shall be revised, or the Applicant shall request a waiver.",
"marker": "3."
},
{
"id": "p7.7.4",
"order": 21,
"type": "list_item",
"bbox": {
"l": 104.64,
"t": 231.36,
"r": 559.92,
"b": 204.48
},
"text": "A Landscape & Tree Save Plan shall be reviewed and approved by the Jackson Township Tree Specialist.",
"marker": "4."
},
{
"id": "p7.7.5",
"order": 22,
"type": "list_item",
"bbox": {
"l": 104.88,
"t": 200.4,
"r": 554.88,
"b": 186.24
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"text": "All tree removal shall be in accordance with Chapter 405 of the Township of Jackson Ordinance.",
"marker": "5."
},
{
"id": "p7.7.6",
"order": 23,
"type": "list_item",
"bbox": {
"l": 104.4,
"t": 181.2,
"r": 559.68,
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"text": "Our office recommends that more varieties of shrubs be proposed in groups of 5 to 7 plantings to reduce the chance of disease or insect infiltration.",
"marker": "6."
}
]
},
{
"id": "p7.8",
"order": 24,
"type": "heading",
"bbox": {
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"text": "G. Lighting",
"attrs": {
"block_label": "paragraph_title"
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"level": 3
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{
"id": "p7.9",
"order": 25,
"type": "text",
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"text": "1. Per §244-111I illumination shall be such that no direct glare from the lights shall fall upon adjoining streets or properties, whereas the lighting plan shows footcandle values above 0.0 on Herman Road and adjacent properties. The proposed lights may need to provide shields to prevent this glare. The Applicant may require a waiver. Testimony shall be provided."
},
{
"id": "p7.10",
"order": 26,
"type": "footer",
"bbox": {
"l": 70.32,
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"r": 211.44,
"b": 49.68
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"text": "1512P641 P & F Major Site Plan Review 1",
"attrs": {
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"excluded_furniture": {
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Page 8
21 item(s)
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1 · HEADER
2 · HEADER
3 · HEADING
4 · LIST
5
6
7
8
9
10
11 · HEADING
12 · LIST
13
14
15
16
17
18
19 · HEADING
20 · TEXT
21 · TEXT
Page 8 JSON
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"text": "Jackson Township Planning Board\nOur file No. 1512-P-641",
"attrs": {
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"order": 2,
"type": "header",
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"text": "Page 8",
"attrs": {
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"id": "p8.3",
"order": 3,
"type": "heading",
"bbox": {
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"text": "H. Storage of Solid Waste & Recyclable Materials",
"attrs": {
"block_label": "paragraph_title"
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"level": 3
},
{
"id": "p8.4",
"order": 4,
"type": "list",
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"text": "",
"attrs": {
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"type": "list_item",
"bbox": {
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"text": "The Applicant shall provide testimony as to the frequency the refuse will be removed from the site.",
"marker": "1."
},
{
"id": "p8.4.2",
"order": 6,
"type": "list_item",
"bbox": {
"l": 104.88,
"t": 638.16,
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"text": "The Applicant shall provide testimony to discuss the size and the dumpsters proposed to determine if adequate dumpster area is provided for the building.",
"marker": "2."
},
{
"id": "p8.4.3",
"order": 7,
"type": "list_item",
"bbox": {
"l": 104.88,
"t": 607.2,
"r": 559.44,
"b": 580.08
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"text": "The Applicant shall provide testimony to discuss if hazardous materials will be stored on-site and the method proposed to remove those materials from the site.",
"marker": "3."
},
{
"id": "p8.4.4",
"order": 8,
"type": "list_item",
"bbox": {
"l": 103.92,
"t": 575.52,
"r": 559.92,
"b": 536.88
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"text": "The Applicant should indicate the anticipated quantity of recyclable materials generated for the building, how recyclable material will be collected and stored for the building, and any provisions for bulk items.",
"marker": "4."
},
{
"id": "p8.4.5",
"order": 9,
"type": "list_item",
"bbox": {
"l": 104.88,
"t": 532.08,
"r": 560.4,
"b": 491.76
},
"text": "Per §244-208C a five-foot-minimum-width landscaping area shall be provided along the fence or wall enclosing the refuse storage area, whereas landscaping is provided on 2 sides of the enclosure. Additional landscaping shall be provided, or the Applicant shall request a waiver.",
"marker": "5."
},
{
"id": "p8.4.6",
"order": 10,
"type": "list_item",
"bbox": {
"l": 104.4,
"t": 487.68,
"r": 560.4,
"b": 449.04
},
"text": "Per §244-208K for every solid waste storage area, at least one area shall be designated adjacent thereto for the collection of recyclable materials. The dumpster enclosure detail shall be revised accordingly.",
"marker": "6."
}
]
},
{
"id": "p8.5",
"order": 11,
"type": "heading",
"bbox": {
"l": 87.36,
"t": 443.52,
"r": 173.52,
"b": 430.08
},
"text": "I. Miscellaneous",
"attrs": {
"block_label": "paragraph_title"
},
"level": 3
},
{
"id": "p8.6",
"order": 12,
"type": "list",
"bbox": {
"l": 104.4,
"t": 425.28,
"r": 560.64,
"b": 156.48
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"text": "",
"attrs": {
"item_count": 6
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"children": [
{
"id": "p8.6.1",
"order": 13,
"type": "list_item",
"bbox": {
"l": 105.12,
"t": 425.28,
"r": 560.64,
"b": 360.24
},
"text": "Per §244-189(2)(c) all preliminary major site plan applications involving the construction of 20,000 square feet of new gross floor area shall be accompanied by an environmental impact statement. The Applicant is proposing a 5,000-sf building and therefore has not provided an environmental impact statement. The Applicant shall provide testimony to discuss the anticipated environmental impacts as a result of the proposed development.",
"marker": "1."
},
{
"id": "p8.6.2",
"order": 14,
"type": "list_item",
"bbox": {
"l": 104.4,
"t": 354,
"r": 560.16,
"b": 314.16
},
"text": "The Existing Conditions plan is based on field work performed on October 24, 2020. This is older than 12 months, but it does not appear that the site has been developed since the survey was conducted. A copy of the survey should be provided, and the Applicant should request a waiver.",
"marker": "2."
},
{
"id": "p8.6.3",
"order": 15,
"type": "list_item",
"bbox": {
"l": 105.12,
"t": 307.92,
"r": 455.28,
"b": 293.28
},
"text": "The Applicant is required to obtain all local and outside agency approvals.",
"marker": "3."
},
{
"id": "p8.6.4",
"order": 16,
"type": "list_item",
"bbox": {
"l": 104.64,
"t": 287.04,
"r": 444.24,
"b": 273.12
},
"text": "A list of approved variances and waivers shall be provided on the plans.",
"marker": "4."
},
{
"id": "p8.6.5",
"order": 17,
"type": "list_item",
"bbox": {
"l": 105.12,
"t": 266.64,
"r": 560.16,
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"text": "Per 244-176.1G(1) office trailers may be used on a construction site as a construction office, subject to individual approval by the Planning Board or Zoning Board of Adjustment, and as individually approved by the Construction Official. Said office trailer may not be placed on the site prior to issuance of a building permit and must be removed at the owner's expense upon completion of the job. The Applicant shall provide testimony to discuss their intentions to place a temporary office trailer on-site.",
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"text": "Testimony should be provided regarding the earthwork quantities for the site and compliance with Chapter 364 – Soil/Fill Importation.",
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"text": "VI. VARIANCE(S) & WAIVER(S)",
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"text": "A. Variance or waiver relief may be required pending Applicant's response to the issues identified in the body of this report."
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"text": "In order for the Board to grant a ‘c’ variance, an Applicant must demonstrate, to the Board’s satisfaction, that: (1) such action will relieve peculiar and exceptional practical difficulties or exceptional and undue hardship upon the developer of the subject property resulting from the strict application of the zoning\n512P641 P & F Major Site Plan Review 1"
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"text": "ordinance (typically known as a Hardship Variance); OR (2) that granting a variance to allow departure from the zoning ordinance would advance one of the purposes of the Municipal Land Use Law ( N.J.S.A. 40:55d-1 et seq. [\"MLUL\"]) and that the benefits of the deviation would substantially outweigh any detriment (typically known as the Special Reasons). Collectively, these are known as the Positive Criteria."
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"text": "The granting of a ‘c’ variance requires the affirmative vote of a majority of the Board members present at the hearing."
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"text": "The MLUL defines “peculiar and exceptional practical difficulties” and “exceptional and undue hardship” as:"
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"text": "(a) [where] by reason of exceptional narrowness, shallowness or shape of a specific piece of property, or (b) by reason of exceptional topographic conditions or physical features uniquely affecting a specific piece of property, or (c) by reason of an extraordinary and exceptional situation uniquely affecting a specific piece of property or the structures lawfully existing thereon, the strict application of any regulation... would result in peculiar and exceptional practical difficulties to, or exceptional and undue hardship upon, the developer of such property...[N.J.S.A. 40:55D-70c(1)]"
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"text": "Under N.J.S.A. 40:55D-2, the MLUL enumerates as its purposes:"
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"text": "To encourage municipal action to guide the appropriate use or development of all lands in this State, in a manner which will promote the public health, safety, morals, and general welfare;",
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"text": "To ensure that the development of individual municipalities does not conflict with the development and general welfare of neighboring municipalities, the county, and the State as a whole;",
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"text": "To provide sufficient space in appropriate locations for a variety of agricultural, residential, recreational, commercial, and industrial uses and open space, both public and private, according to their respective environmental requirements in order to meet the needs of all NJ citizens;",
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"text": "To encourage the location and design of transportation routes, which will promote the free flow of traffic while discouraging location of such facilities and routes which result in congestion or blight;",
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"text": "To promote a desirable visual environment through creative development techniques and good civic design and arrangement;",
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"text": "To promote the conservation of historic sites and districts, open space, energy resources, and valuable natural resources in the State and to prevent urban sprawl and degradation of the environment through improper use of land;",
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"text": "To promote utilization of renewable energy resources;",
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"text": "To promote the maximum practicable recovery and recycling of recyclable materials from municipal solid waste through the use of planning practices designed to incorporate the State Recycling Plan goals and to complement municipal recycling programs.",
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"text": "Any resubmissions in response to this report should be accompanied by a point-by-point response to all items, with revisions on the plans clouded or highlighted to indicate changes. In order to facilitate the Board's decision-making process, Applicants are strongly encouraged to resolve as many items as possible prior to the hearing on this matter."
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"text": "As always, Board members, Applicants and their professionals should feel free to contact me in our Toms River office if they have any questions or require additional information."
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"text": "Ernest J. Peters, Jr., P.E., P.P., C.M.E."
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"text": "cc: Mr. Robert Shea II, Esq. - Board Attorney"
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"text": "Ms. Patty Warren, Paralegal"
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