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doc11846 JKPB26515-WB-Ocean-Amend.pdf
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Page 1
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1 · FIGURE
2 · HEADER
3 · TEXT
4 · TEXT
5 · TEXT
6 · TEXT
7 · TEXT
8 · TEXT
9 · LIST
10
11
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15 · TEXT
16 · FOOTER
17 · FOOTER
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"text": "May 22, 2026",
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"text": "Engineers\nPlanners\nSurveyors\nGIS Specialists"
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"text": "Jackson Township Planning Board\n95 West Veterans Highway\nJackson, NJ 08527"
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"text": "Re: Amended Site Plan and P/F Major Subdivision\nApplicant: WB Ocean, LLC\nBlock: 1102; 11.01\nLot: 24.02; 34\nLocation: 1020 Farmingdale Road\nZone: R-5\nOLA File No.: JKPB-26-515"
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"text": "Frank J. Little, Jr., P.E., P.P., C.M.E.\nDouglas E. Klce, P.E., P.P., C.M.E.\nWilliam J. Berg, P.L.S.",
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"text": "Dear Chairman and Board Members:"
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"text": "We have received and reviewed the following materials submitted in conjunction with the referenced application:"
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"text": "“Major Subdivision and Amended Preliminary and Final Major Site Plan, 1020 Farmingdale Road, Block 1102, Lot 24.02, and Block 1101, Lot 34, Township of Jackson, Ocean County, New Jersey”. The drawings, consisting of Thirty-One (31) Sheets, have been prepared by Newlines Land Consultants, LLC and are signed by Timothy Lurie, NJPE #24GE040279. The drawings are dated 05/11/2023 with a latest revision date of 12/18/2025.",
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"text": "\"Amended Preliminary and Final Major Site Plan and Minor Subdivision, 1020 Farmingdale Road, Block 1102, Lot 24.02 and Block 1101, lot 34, Jackson Township, Ocean County, New Jersey\". The drawing, consisting of One (1) Sheet, has been prepared by Newlines Land Consultants, LLC, signed by Christopher J. Bouffard, NJPLS #37576 and is dated 07/07/2023 with no revision dates indicated.",
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"text": "Architectural Floor Plan and Elevation Drawings prepared by Gut & Vann Architecture and Consulting. The drawings are signed by Naftoli Gut, NJAIA #21Al02127300 and dated 03/23/2023 with no revision dates indicated.",
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"text": "Boundary and Topographic Survey, Block 1102, Lot 24.02, 1020 Farmingdale Road, Jackson Township, Ocean County, New Jersey, prepared by Newlines Engineering & Survey. The survey is signed by Christopher J. Bouffard, NJPLS #37576 and dated 01/18/2022 with a latest revision date of 01/17/2024 indicated.",
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"text": "Boundary and Topographic Survey, Block 1101, Lot 34, 1020 Farmingdale Road, Jackson Township, Ocean County, New Jersey, prepared by Newlines Engineering & Survey. The survey is signed by Christopher J. Bouffard, NJPLS #37576 and dated 01/15/2022 with no revision dates indicated.",
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"text": "6. Stormwater Management Report prepared by Newlines Engineering and signed by Richard Oberman, NJPE #34237. The report is dated 08/2022 with a latest revision date of 12/2025 indicated."
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"text": "443 Atlantic City Blvd.\nBeachwood, NJ 08722\n732-244-1090\nFax 732-341-3412\nwww.owenlittle.com\ninfo@owenlittle.com",
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1 · TEXT
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3 · TEXT
4 · TEXT
5 · TEXT
6 · HEADING
7 · HEADING
8 · TABLE
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"text": "The applicant seeks to amend a prior Preliminary and Final Major Site Plan approval so as to revise the development tract's frontage on and alignment of Pfister Road for the development of three (3) new private high school buildings on the subject property. As noted in the Zoning Schedule below, all new construction is generally consistent with the Board's prior approval and will comply with the specific zoning requirements of the R-5 Zoning District for school development. The development proposal will involve 5 new driveway connections to Pfister Road and one (1) new driveway connection to Farmingdale Road, stormwater management facilities, street lighting, landscaping and all typical site plan development and public road improvements, all generally consistent with the prior Board Approval."
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"text": "The applicant also seeks Preliminary and Final Major Subdivision approval so as to adjust the alignment of Pfister Road and establish 3 individual lots for the school development. The original approval proposed development on a single parcel. The subdivision proposal also involves Lot 34 in Block 1101 so as to allow for the re-alignment of Pfister Road. The subdivision proposal will include new variances as noted below."
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"text": "The 7.73 Acre tract is located on the North side of Farmingdale Road at the intersection with Pfister Road and within the R-5 Zoning District. The site has been previously developed with a residential dwelling, detached garage and accessory shed structures, all of which are designated to be removed. The existing accessory structure on Lot 34 in Block 11.01, involving a 1-story framed warehouse will also be removed. The applicant should confirm the existing residential dwelling is to remain."
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"text": "[p2.9.1]Variance Required",
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"text": "• Minimum Lot Area (244-46): 215,000 SF Required; 136,061 SF Provided New Lot 24.03\n112,582 SF Provided New Lot 24.04\n109,824 SF Provided New Lot 24.05\n145,371 SF Proposed New Lot 34.01"
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Page 3 JSON
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{
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"col": 0,
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{
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{
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"row": 1,
"col": 2,
"rowspan": 1,
"colspan": 1
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{
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"row": 1,
"col": 3,
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"colspan": 1
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{
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"col": 4,
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"colspan": 1
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{
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"row": 2,
"col": 0,
"rowspan": 1,
"colspan": 1
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},
{
"id": "p3.4.12",
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"t": 608.6215,
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"b": 595.7723
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"attrs": {
"row": 2,
"col": 1,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.13",
"order": 19,
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"b": 595.7723
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"attrs": {
"row": 2,
"col": 2,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.14",
"order": 20,
"type": "table_cell",
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"t": 608.6215,
"r": 434.4,
"b": 595.7723
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"text": "112,582 SF *",
"attrs": {
"row": 2,
"col": 3,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.15",
"order": 21,
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"t": 608.6215,
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"b": 595.7723
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"text": "109,824 SF *",
"attrs": {
"row": 2,
"col": 4,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.16",
"order": 22,
"type": "table_cell",
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"t": 595.7723,
"r": 157.2,
"b": 582.9231
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"attrs": {
"row": 3,
"col": 0,
"rowspan": 1,
"colspan": 1
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},
{
"id": "p3.4.17",
"order": 23,
"type": "table_cell",
"bbox": {
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"t": 595.7723,
"r": 249.6,
"b": 582.9231
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"text": "200 FT",
"attrs": {
"row": 3,
"col": 1,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.18",
"order": 24,
"type": "table_cell",
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"t": 595.7723,
"r": 342,
"b": 582.9231
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"text": "233.37 FT",
"attrs": {
"row": 3,
"col": 2,
"rowspan": 1,
"colspan": 1
}
},
{
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"order": 25,
"type": "table_cell",
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"t": 595.7723,
"r": 434.4,
"b": 582.9231
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"text": "204.98 FT",
"attrs": {
"row": 3,
"col": 3,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.20",
"order": 26,
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"bbox": {
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"t": 595.7723,
"r": 526.8,
"b": 582.9231
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"text": "249.89 FT",
"attrs": {
"row": 3,
"col": 4,
"rowspan": 1,
"colspan": 1
}
},
{
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"r": 157.2,
"b": 570.0738
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"row": 4,
"col": 0,
"rowspan": 1,
"colspan": 1
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{
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"r": 249.6,
"b": 570.0738
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"attrs": {
"row": 4,
"col": 1,
"rowspan": 1,
"colspan": 1
}
},
{
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"order": 29,
"type": "table_cell",
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"t": 582.9231,
"r": 342,
"b": 570.0738
},
"text": "236.20 FT",
"attrs": {
"row": 4,
"col": 2,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.24",
"order": 30,
"type": "table_cell",
"bbox": {
"l": 342,
"t": 582.9231,
"r": 434.4,
"b": 570.0738
},
"text": "181.12 FT",
"attrs": {
"row": 4,
"col": 3,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.25",
"order": 31,
"type": "table_cell",
"bbox": {
"l": 434.4,
"t": 582.9231,
"r": 526.8,
"b": 570.0738
},
"text": "265.23 FT",
"attrs": {
"row": 4,
"col": 4,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.26",
"order": 32,
"type": "table_cell",
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"t": 570.0738,
"r": 157.2,
"b": 557.2246
},
"text": "Min. Lot Frontage - Farmingdale Rd",
"attrs": {
"row": 5,
"col": 0,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.27",
"order": 33,
"type": "table_cell",
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"t": 570.0738,
"r": 249.6,
"b": 557.2246
},
"text": "100 FT",
"attrs": {
"row": 5,
"col": 1,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.28",
"order": 34,
"type": "table_cell",
"bbox": {
"l": 249.6,
"t": 570.0738,
"r": 342,
"b": 557.2246
},
"text": "628.90 FT",
"attrs": {
"row": 5,
"col": 2,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.29",
"order": 35,
"type": "table_cell",
"bbox": {
"l": 342,
"t": 570.0738,
"r": 434.4,
"b": 557.2246
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"text": "N/A",
"attrs": {
"row": 5,
"col": 3,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.30",
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"type": "table_cell",
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"t": 570.0738,
"r": 526.8,
"b": 557.2246
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"text": "N/A",
"attrs": {
"row": 5,
"col": 4,
"rowspan": 1,
"colspan": 1
}
},
{
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"type": "table_cell",
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"r": 157.2,
"b": 544.3754
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"text": "Minimum Lot Depth",
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"row": 6,
"col": 0,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.32",
"order": 38,
"type": "table_cell",
"bbox": {
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"t": 557.2246,
"r": 249.6,
"b": 544.3754
},
"text": "400 FT",
"attrs": {
"row": 6,
"col": 1,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.33",
"order": 39,
"type": "table_cell",
"bbox": {
"l": 249.6,
"t": 557.2246,
"r": 342,
"b": 544.3754
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"text": "600.15 FT",
"attrs": {
"row": 6,
"col": 2,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.34",
"order": 40,
"type": "table_cell",
"bbox": {
"l": 342,
"t": 557.2246,
"r": 434.4,
"b": 544.3754
},
"text": "540.79 FT",
"attrs": {
"row": 6,
"col": 3,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.35",
"order": 41,
"type": "table_cell",
"bbox": {
"l": 434.4,
"t": 557.2246,
"r": 526.8,
"b": 544.3754
},
"text": "513.48 FT",
"attrs": {
"row": 6,
"col": 4,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.36",
"order": 42,
"type": "table_cell",
"bbox": {
"l": 64.8,
"t": 544.3754,
"r": 157.2,
"b": 531.5262
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"text": "Min. Front Yard Setback - Farmingdale Rd",
"attrs": {
"row": 7,
"col": 0,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.37",
"order": 43,
"type": "table_cell",
"bbox": {
"l": 157.2,
"t": 544.3754,
"r": 249.6,
"b": 531.5262
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"text": "80 FT",
"attrs": {
"row": 7,
"col": 1,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.38",
"order": 44,
"type": "table_cell",
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"t": 544.3754,
"r": 342,
"b": 531.5262
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"text": "80.50 FT",
"attrs": {
"row": 7,
"col": 2,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.39",
"order": 45,
"type": "table_cell",
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"t": 544.3754,
"r": 434.4,
"b": 531.5262
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"text": "N/A",
"attrs": {
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"col": 3,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.40",
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"type": "table_cell",
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"t": 544.3754,
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"b": 531.5262
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"text": "N/A",
"attrs": {
"row": 7,
"col": 4,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.41",
"order": 47,
"type": "table_cell",
"bbox": {
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"t": 531.5262,
"r": 157.2,
"b": 518.6769
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"text": "Min. Front Yard Setback - Pfister Rd",
"attrs": {
"row": 8,
"col": 0,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.42",
"order": 48,
"type": "table_cell",
"bbox": {
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"t": 531.5262,
"r": 249.6,
"b": 518.6769
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"text": "80 FT",
"attrs": {
"row": 8,
"col": 1,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.43",
"order": 49,
"type": "table_cell",
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"r": 342,
"b": 518.6769
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"text": "159.05 FT",
"attrs": {
"row": 8,
"col": 2,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.44",
"order": 50,
"type": "table_cell",
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"t": 531.5262,
"r": 434.4,
"b": 518.6769
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"text": "102.73 FT",
"attrs": {
"row": 8,
"col": 3,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.45",
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"t": 531.5262,
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"b": 518.6769
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"text": "111.72 FT",
"attrs": {
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"col": 4,
"rowspan": 1,
"colspan": 1
}
},
{
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"b": 505.8277
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"text": "Minimum Rear Yard Setback",
"attrs": {
"row": 9,
"col": 0,
"rowspan": 1,
"colspan": 1
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},
{
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"b": 505.8277
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"text": "50 FT",
"attrs": {
"row": 9,
"col": 1,
"rowspan": 1,
"colspan": 1
}
},
{
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"b": 505.8277
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"text": "304.36 FT",
"attrs": {
"row": 9,
"col": 2,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.49",
"order": 55,
"type": "table_cell",
"bbox": {
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"t": 518.6769,
"r": 434.4,
"b": 505.8277
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"text": "298.72 FT",
"attrs": {
"row": 9,
"col": 3,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.50",
"order": 56,
"type": "table_cell",
"bbox": {
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"t": 518.6769,
"r": 526.8,
"b": 505.8277
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"text": "303.38 FT",
"attrs": {
"row": 9,
"col": 4,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.51",
"order": 57,
"type": "table_cell",
"bbox": {
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"t": 505.8277,
"r": 157.2,
"b": 492.9785
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"text": "Minimum Side Yard Setback",
"attrs": {
"row": 10,
"col": 0,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.52",
"order": 58,
"type": "table_cell",
"bbox": {
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"t": 505.8277,
"r": 249.6,
"b": 492.9785
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"text": "60 FT",
"attrs": {
"row": 10,
"col": 1,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.53",
"order": 59,
"type": "table_cell",
"bbox": {
"l": 249.6,
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"r": 342,
"b": 492.9785
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"text": "50.48 FT",
"attrs": {
"row": 10,
"col": 2,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.54",
"order": 60,
"type": "table_cell",
"bbox": {
"l": 342,
"t": 505.8277,
"r": 434.4,
"b": 492.9785
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"text": "62.00 FT",
"attrs": {
"row": 10,
"col": 3,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.55",
"order": 61,
"type": "table_cell",
"bbox": {
"l": 434.4,
"t": 505.8277,
"r": 526.8,
"b": 492.9785
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"text": "60.72 FT",
"attrs": {
"row": 10,
"col": 4,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.56",
"order": 62,
"type": "table_cell",
"bbox": {
"l": 64.8,
"t": 492.9785,
"r": 157.2,
"b": 480.1292
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"text": "Maximum Building Coverage",
"attrs": {
"row": 11,
"col": 0,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.57",
"order": 63,
"type": "table_cell",
"bbox": {
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"t": 492.9785,
"r": 249.6,
"b": 480.1292
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"text": "10%",
"attrs": {
"row": 11,
"col": 1,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.58",
"order": 64,
"type": "table_cell",
"bbox": {
"l": 249.6,
"t": 492.9785,
"r": 342,
"b": 480.1292
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"text": "7.00%",
"attrs": {
"row": 11,
"col": 2,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.59",
"order": 65,
"type": "table_cell",
"bbox": {
"l": 342,
"t": 492.9785,
"r": 434.4,
"b": 480.1292
},
"text": "9.77%",
"attrs": {
"row": 11,
"col": 3,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.60",
"order": 66,
"type": "table_cell",
"bbox": {
"l": 434.4,
"t": 492.9785,
"r": 526.8,
"b": 480.1292
},
"text": "9.28%",
"attrs": {
"row": 11,
"col": 4,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.61",
"order": 67,
"type": "table_cell",
"bbox": {
"l": 64.8,
"t": 480.1292,
"r": 157.2,
"b": 467.28
},
"text": "Maximum Building Height",
"attrs": {
"row": 12,
"col": 0,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p3.4.62",
"order": 68,
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"text": "1. Engineer Review and Development Proposal- As noted above, the site plan development is consistent with the prior Board approval associated with 3 private schools with the exception of the 3 individual lots to be created and the cross access easements will be required."
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"text": "2. Utilities- The drawings indicate that sewer service will be provided by a private on-site septic systems and individual wells. A fire suppression well and 40,000-gallon cistern are also proposed, consistent with the prior approval. Any approval which may be granted would be conditioned upon approval from the Jackson Township Municipal Utility Authority and applicable regulatory agencies."
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"text": "The site driveways to Farmingdale Road and Pfister Road will operate at an acceptable level of service for the 2032 design year."
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"text": "a.1 Chapter 364 of the municipal Code regulates soil and fill importation and requires proper permitting be secured. No permit is required for any development that requires Planning Board/Zoning Board approval provided said approval contains conditions that meet the specific standards of Chapter 364. Should the current application anticipate placement of fill as regulated by Chapter 364, the applicant should be prepared to address how the specific provisions of Chapter 364 are being met. Specifically:"
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"text": "The applicant submits proof that the soil/fill material has been tested consistent with any applicable requirements of Chapter 364."
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"text": "The soil/fill meets the definition of “acceptable soil/fill” per Chapter 364."
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"text": "The application otherwise conforms with the standards of Chapter 364."
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"text": "The applicant's attention is directed to Chapter 364-3.E.2 for the specific information which must be provided on the plans currently under consideration by the Board."
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"text": "a.2 Ordinance 244-166 Regulated Soil Removal as follows:",
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"text": "No topsoil, subsoil, sand or gravel shall be removed from any property or site in any zone unless and until a soil removal permit and/or license shall be obtained pursuant to Chapter 185, Excavations, Mining and Dredging, of the Code of the Township of Jackson; provided, however, that the following exceptions shall apply:"
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"text": "The Township Engineer may issue a soil removal permit, in conjunction with a building permit application, for removal of soil for building foundations and other structures, provided that the total amount of soil to be removed from any site does not exceed 500 cubic yards."
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"text": "The Planning Board may approve a soil removal permit, as a condition of its approval of an application for development, upon finding that the removal is necessary for the development of the site as approved by the Board, and further provided that the amount of soil to be removed from the property or site does not exceed 1,000 cubic yards."
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"text": "The applicant should confirm the 1000 CY limitation will not be exceeded or if a soil removal permit is required."
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"text": "The proposed stormwater management system consists of a series of interconnected driveway/parking area inlet structures discharging to 3 underground recharge areas. Although conceptually acceptable, the applicant should address modification to the original design as well as:",
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"text": "Extent and nature of all manufactured treatment devices.",
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"text": "Any restrictive layers which were established in conjunction with the onsite soils investigation and the need for any form of soil replacement.",
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"text": "Low impact design and non-structural stormwater management strategies which have been incorporated into the overall stormwater system design.",
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"text": "All private stormwater management facilities approved by the Township require the submission of a written agreement subject to approval by the Board Attorney that future maintenance of the system shall be the responsibility of the property owner, homeowner's association or other responsible parties. Copies of the fully executed recorded documents shall be submitted prior to signing of the development plans, commencement of any onsite construction or issuance of any construction permits.",
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"text": "Architectural Considerations – It appears no architectural modifications are proposed from the original approval. The applicant should confirm.",
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"text": "Site Signage – There is no site signage proposed. Any future proposed signage is to be in compliance with ordinance standards.",
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"text": "Entrance Drive Length (244-197(J)- 100 FT is required; 48.5 FT is proposed along Farmingdale Road and 60 FT is proposed along Pfister Road.",
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"text": "• Off-Street Parking (244-197): 88 Stalls Required Building A; 74 Stalls Provided Building A"
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"text": "Additional safety island shrub and tree plantings should be provided unless otherwise directed by the Board.",
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"text": "Specific design grading cross sections and profiling associated with all existing Road improvements including intersection design and construction detailing should be provided.",
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"text": "A General Note should be added indicating additional screen plantings will be provided as may be directed by the inspecting engineer should the preservation of existing vegetation not be adequate to provide proper screening. Daffodil bulb plantings should be added to the ground cover seed mix.",
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"text": "Revise the Drainage Plan, Sheet 6 of 22 to show all roof leaders with connection to the stormwater management system.",
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"text": "In accordance with N.J.A.C. 7:8 and Jackson Township Ordinance, insufficient geotechnical data has been provided to support the stormwater management design. Additional soils investigation and testing should be performed in accordance with Chapter 12, Soil Testing Criteria with the NJDEP Stormwater Best Management Practices Manual.",
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"text": "The Soil Boring Reports and Tube Permeameter Test Data Sheets within the Stormwater Management Report should be revised to indicate the lot location in Jackson Township, Ocean County not Howell Township, Monmouth County.",
"marker": "15."
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{
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"type": "list_item",
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"text": "The plan should be revised to provide additional existing topography and proposed grading on Pfister Road to confirm positive gutter flow will be provided.",
"marker": "16."
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{
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"text": "The various drainage area maps referenced in the Stormwater Management Report should be included with the report as an appendix.",
"marker": "17."
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{
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"text": "An exfiltration rate of 10 in/hr has been used to size the required recharge system for subsurface recharge system 1, 2 and 3 whereas the three (3) permeability tests provide ranges from 1.55 in/hr, 39.07 in/hr and 2.65 in/hr. In accordance with NJAC 7.8, Jackson Township Ordinance and the NJDEP Stormwater BMP Manual, the slowest tested permeability rate should be used with a safety factor of two (2) when designing a small-scale infiltration system. (Also see Comment #21 above.",
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{
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"type": "list_item",
"bbox": {
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"text": "The Stormwater Management Report should be revised to include a separate section for the design of the filtering bioretention water quality devices including but not limited to drainage area, design flows, bypass flows etc.",
"marker": "19."
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{
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"bbox": {
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"text": "The Stormwater Management Report should be revised to provide calculations for the conveyance system.",
"marker": "20."
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{
"id": "p9.1.8",
"order": 9,
"type": "list_item",
"bbox": {
"l": 102,
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"text": "The Stormwater Management Report should be revised to indicate how the project has been designed to meet the required rate reductions for the 2-, 10- and 100-Year storm events.",
"marker": "21."
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{
"id": "p9.1.9",
"order": 10,
"type": "list_item",
"bbox": {
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"text": "The Stormwater Management Report should be revised to note the Water Quality Storm event.",
"marker": "22."
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{
"id": "p9.1.10",
"order": 11,
"type": "list_item",
"bbox": {
"l": 101.76,
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"r": 540,
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"text": "The Stormwater Management Report should be revised to include a separate section on Green Infrastructure which should include specific information on how the proposed stormwater management system complies with the minimum basic design requirements indicated in the NJDEP Stormwater BMP Manual. It appears recharge system #1 and #2 exceed the maximum drainage area to a small-scale infiltration system.",
"marker": "23."
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{
"id": "p9.1.11",
"order": 12,
"type": "list_item",
"bbox": {
"l": 101.52,
"t": 221.04,
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"text": "Additional spot elevations should be provided to confirm compliance with the maximum slope for handicap parking spaces and accessible routes.",
"marker": "24."
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{
"id": "p9.1.12",
"order": 13,
"type": "list_item",
"bbox": {
"l": 101.28,
"t": 182.64,
"r": 526.32,
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"text": "The plans should be revised to provide the limits for onsite, roadway, county curb and paving.",
"marker": "25."
},
{
"id": "p9.1.13",
"order": 14,
"type": "list_item",
"bbox": {
"l": 101.28,
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"text": "The plans should be revised to show all proposed roof leaders with connections to the onsite drainage system. Pre-treatment leaf screens should also be provided.",
"marker": "26."
}
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"text": "Page 9 of 13",
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Page 10
17 item(s)
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footer (1)
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1 · LIST
2
3
4 · HEADING
5 · LIST
6
7
8 · TEXT
9 · LIST
10
11
12
13
14
15
16
17 · FOOTER
Page 10 JSON
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"text": "The Stormwater Management Report and plans must be revised to comply with the NJDEP MTD Certification within Appendix C of the Stormwater Operations and Maintenance Manual within the Stormwater Management Report. The NJDEP letter states, \"The NJDEP certifies the use of the Filteria Bioretention System by Contech Engineered Solutions, LLC at a Tss removal rate of 80% when designed, operated and maintained in accordance with the information provided in the verification Appendix\". The proposed Stormwater Management Report plans/design is not in accordance with the States certification and therefore must be revised.",
"marker": "27."
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{
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"type": "list_item",
"bbox": {
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"text": "On-street parking restrictions for Farmingdale Road and Pfister Road should be indicated.",
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{
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"text": "II. Final Plat Drawings",
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"bbox": {
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"text": "The map should be updated to show the found or any new file map monuments to be set.",
"marker": "1."
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{
"id": "p10.3.2",
"order": 7,
"type": "list_item",
"bbox": {
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"text": "The map should be updated to be in accordance with the following Township Requirements:",
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]
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"type": "text",
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"text": "The minor subdivision shall be based upon a current boundary survey certified to by the subdivider and prepared or recertified not less than 12 months prior to the date of application. The outbound survey and subdivision shall be in New Jersey State Plan Coordinates, North American Datum, 1983. To assure the compatibility of the survey data and the Geographic Information System (GIS) in the course of development in the Township, the basis of bearings for all surveys must be stated in the New Jersey Plan Coordinate System, as adopted by state statutes and standards. The minor subdivision plat must contain in factual statement indicating the control monuments and methodologies used to establish the bearing system. Bearings shall be stated in degrees, minutes and seconds (as a whole integer). Survey distances defining the property and plan coordinate values of the description point of beginning and one other property corner shall be stated. Property surveys must close mathematically in all cases. Coordinated positions, bearings and distances, including the methodology for their establishment, must meet or exceed the published standards for Third Order, Class I accuracy."
},
{
"id": "p10.5",
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"type": "list",
"bbox": {
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"t": 336.48,
"r": 539.04,
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"text": "",
"attrs": {
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"children": [
{
"id": "p10.5.1",
"order": 10,
"type": "list_item",
"bbox": {
"l": 103.92,
"t": 336.48,
"r": 463.44,
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"text": "The title block should be updated to include the address for Lot 34, Block 1101.",
"marker": "3."
},
{
"id": "p10.5.2",
"order": 11,
"type": "list_item",
"bbox": {
"l": 104.16,
"t": 310.8,
"r": 537.6,
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"text": "The curves shown on the map should be revised to include the chord bearings and distances for the curves shown on the map.",
"marker": "4."
},
{
"id": "p10.5.3",
"order": 12,
"type": "list_item",
"bbox": {
"l": 103.68,
"t": 271.92,
"r": 520.32,
"b": 259.2
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"text": "The map should be updated to make the property outbound linework darker for clarity sake.",
"marker": "5."
},
{
"id": "p10.5.4",
"order": 13,
"type": "list_item",
"bbox": {
"l": 104.4,
"t": 246.48,
"r": 538.32,
"b": 220.8
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"text": "The map should be revised to include the coordinate values of a minimum of three outbound corners.",
"marker": "6."
},
{
"id": "p10.5.5",
"order": 14,
"type": "list_item",
"bbox": {
"l": 103.44,
"t": 207.84,
"r": 473.52,
"b": 194.4
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"text": "The proposed lot numbers will need to be approved prior to the filing of the map.",
"marker": "7."
},
{
"id": "p10.5.6",
"order": 15,
"type": "list_item",
"bbox": {
"l": 103.92,
"t": 182.16,
"r": 538.08,
"b": 156
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"text": "The map should be updated to include the bearings and distance for all easements shown on the map.",
"marker": "8."
},
{
"id": "p10.5.7",
"order": 16,
"type": "list_item",
"bbox": {
"l": 102.72,
"t": 143.28,
"r": 539.04,
"b": 117.36
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"text": "The map should be revised to include two new sight triangle easements at the intersection of Farmingdale Road and Pfister Road.",
"marker": "9."
}
]
},
{
"id": "p10.6",
"order": 17,
"type": "footer",
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"text": "Page 10 of 13",
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Page 11
19 item(s)
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1 · LIST
2
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4 · TEXT
5 · TEXT
6 · TEXT
7 · TEXT
8 · TEXT
9 · TEXT
10 · TEXT
11 · TEXT
12 · TEXT
13 · TEXT
14 · LIST
15
16
17 · TEXT
18 · TEXT
19 · FOOTER
Page 11 JSON
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"text": "The map should be updated to include the geometry for the Roadway Dedication to Jackson Township. In addition, a detail for the Right-of-Way realignment should be added to the map.",
"marker": "10."
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{
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"type": "list_item",
"bbox": {
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"text": "The Surveyors Certification should be revised to read the following:",
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"text": "I certify that to the best of my knowledge and belief this map and land survey dated ___ meet the minimum survey detail requirements of the State Board of Professional Engineers and Land Surveyors and the map has been made under my supervision, and complies with the \"map filing law\" and that the outbound corner markers as shown have been found, or set."
},
{
"id": "p11.3",
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"type": "text",
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"text": "Licensed Professional Land Surveyor and No."
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"type": "text",
"bbox": {
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"text": "(Affix Seal)"
},
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"type": "text",
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"text": "12. The Municipal Engineer's Certification should be revised to read the following:"
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{
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"type": "text",
"bbox": {
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"text": "I have carefully examined this map and to the best of my knowledge and belief find it conforms with the provisions of \"the map filing law\", resolution of approval and applicable municipal ordinances and requirements."
},
{
"id": "p11.7",
"order": 9,
"type": "text",
"bbox": {
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"text": "Municipal Engineer"
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{
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"type": "text",
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"r": 180,
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"text": "(Affix Seal)"
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"order": 11,
"type": "text",
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"text": "13. The Municipal Clerk's Certification should be revised to read the following:"
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"type": "text",
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"text": "The monuments shown on this map shall be set within the time limit provided in the “Municipal Land Use Law”, P.L. 1975 c.291 (C.40:55D-1 et seq.) or local ordinance. I certify that a bond has been given to the municipality, guaranteeing the future setting of the monuments as designated and shown on this map."
},
{
"id": "p11.11",
"order": 13,
"type": "text",
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"text": "Municipal Clerk"
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{
"id": "p11.12",
"order": 14,
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"text": "",
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{
"id": "p11.12.1",
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"type": "list_item",
"bbox": {
"l": 103.2,
"t": 272.16,
"r": 537.36,
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"text": "The map should be revised to include Lot 34, Block 1101 to the owner consent to file the map statement.",
"marker": "14."
},
{
"id": "p11.12.2",
"order": 16,
"type": "list_item",
"bbox": {
"l": 102.96,
"t": 233.76,
"r": 442.8,
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"text": "The Planning Board Secretary's Certification should be revised to read:",
"marker": "15."
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]
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{
"id": "p11.13",
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"type": "text",
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"text": "This is to certify that the Jackson Township Planning Board is the proper Authority to approve, and has approved, this map, and that this map complies with all the provisions of N.J.S.A. 46:2.3-9.9 known as \"The Map Filing Law\". This map shall be filed in the Ocean County Clerk's Office on or before the ___ day of ___, 20_, which is Ninety-Five (95) days after the signing of the map."
},
{
"id": "p11.14",
"order": 18,
"type": "text",
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"text": "16. The proposed Six Food Wide Shade Tree and Utility Easement along the Northerly line of Lot 34, Block 1101, could be removed from the map."
},
{
"id": "p11.15",
"order": 19,
"type": "footer",
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"text": "Page 11 of 13",
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Page 12
18 item(s)
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1 · LIST
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5 · TEXT
6 · LIST
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18 · FOOTER
Page 12 JSON
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"text": "The proposed building information should be removed from the map.",
"marker": "17."
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"text": "The original portion of Pfister Road will need to be vacated and approved by the Township prior to the filing of the map.",
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{
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"type": "list_item",
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"text": "The map should be updated to be in accordance with the following Township requirement:",
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"text": "\"All proposed lot lines and the areas of all lots in square feet. The areas and dimensions specified shall be shown to the nearest hundredth of a square foot or hundredth of a linear foot\"."
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"text": "The map should be updated to add the Municipal Clerks certification that accepts the new roadway.",
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"text": "The new right-of-way line of Pfister Road appears to impact existing Lot 35, Block 1101. The map could be revised to stop the new right-of-way line at the common property line of Lots 34 and 35, Block 1101. The other option would be to include Lot 35 into the subdivision.",
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"text": "Recommendations – Any approval which the Jackson Township Planning Board may grant should be subject to the following conditions being satisfied prior to signing the map:",
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"text": "Plan revisions and/or the furnishing of additional information required by the denial of any requested variances and/or design waivers.",
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"text": "Receipt of approvals and compliance with all permit conditions from any Federal, State, County or local regulatory agencies having jurisdiction over this application.",
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"text": "Posting of required performance bond and the payment of required inspection fees and proof of general liability insurance coverage in accordance with Ordinance Standards.",
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"text": "Proof of Tax payment.",
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"text": "Submission of agreement from the applicant requesting that the proposed roadways be governed by the applicable sections of State Statute Title 39, Subtitle 1.",
"marker": "7."
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"text": "Page 12 of 13",
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Page 13
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"text": "Please be advised that the comments detailed above are based on our initial review of the application. Additional comments and/or plan revisions may be forthcoming subsequent to formal presentation by the applicant and any public comments which is received."
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"text": "Very truly yours,"
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"text": "Douglas F. Klee, P.E., P.P., C.M.E.\nOffice of the Planning Board Engineer"
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"text": "Cc: L. Morrison, Planning Board Secretary, (lmorrison@jacksontwpnj.net)\nR. Shea, Il, Esq., Planning Board Attorney (bcshea@rcshea.com)\nP. Warren, (pwarren@rcshea.com)\nC. Cunliffe, PE (ccunliffe@tandmassociates.com)\nK. Fischbach, Recycling Coordinator, (kfischbach@jacksontwpnj.net)\nS. Spero, Township Forester (spero@cmeusa1.com)\nE. Peters, P.E., P.P., C.M.E., Township Planner (ernie.peters@rve.com)\nEnvironmental Commission (jjordan@jacksontwpnj.net)\nBureau of Fire Prevention (Bureau@jacksonfiredist3.org)\nS. Rauch, Fire Official (srauch@jacksonfiredistrict2.org)\nS. O'Brien, Fire Official (sobrienjr@jacksonfiredistrict4.org)\nWB Ocean 26, LLC, Applicant – (CBrownstein@HorizProp.com) (OliviaD@HorizProp.com)\nD. Jennings, Esq., Applicant's Attorney (diennings@wilentz.com)\nT. Lurie, PE, PP, Applicant's Engineer (Tlurie@newlinesco.com)\nS. Kennel, McDonough & Rea Assoc. ( skennel@mratraffic.com)"
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"text": "W:\\PROJECTS\\CLERICAL\\JACKSON TWP\\PLANNING BOARD\\REVIEWS\\26-515-WB OCEAN 26, LLC SP& MJRSUB.DOC",
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"text": "Preliminary and Final Major Site Plan\nBlock 1102 Lot 24.02\n1020 Farmingdale Road\nJackson NJ, 08527"
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"text": "The current plan is for three (3) High School buildings. Building A has a proposed square footage of 27,607 sf. Building B; 28,391 sf., and Building C; 27,639 square feet."
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"text": "There will be 257 parking spots in total. Each building will have its own parking lot. We are estimating 174 Students and 15 Faculty members per school, which is 552 persons in total across all three (3) school buildings."
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"text": "The first real traffic movement will be outgoing and be from 6:45AM-7:15AM for the students who will be going to these schools."
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"text": "The main student body will not be driving to the schools, as high school students are prohibited from driving to school, rather the student body will be arriving by bus or will be dropped off by parent/relative by 7:15AM."
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"text": "At 1:45PM there is a break and considering the lack of cars being driven to the campus the traffic flow should be very manageable."
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"text": "The Study sessions resumes at 2:30PM and continues until 7:30PM when school ends for the day. From 7:30-7:45PM there will parents/bus driving the students back home."
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"text": "Each parking lot has been designed with its own entrance and exit, to help stagger the traffic flow."
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"text": "January 12, 2026",
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