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doc16589 1512P640-PF-Major-Subdivision-Review-1.pdf
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"text": "June 2, 2026"
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"text": "Ms. Laura Morrison, Secretary\nJackson Township Planning Board\n95 West Veterans Highway\nJackson Township, New Jersey 08527"
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"text": "Re: Preliminary & Final Major Subdivision Approval – Review #1 Application No. 674 / Escrow P32653\nApplicant: Shakki, LLC\nLocation: 102 Sams Road\nBlock 20101, Lots 29 & 30\nFile: 1512-P-640\nDear Ms. Morrison & Planning Board Members:\nREMINGTON & VERNICK ENGINEERS has received the above captioned for review. The Applicant is seeking Preliminary and Final Major Subdivision approval to subdivide existing Lots 29 & 30 into 11 proposed lots (Lots 30.01 through 30.11) consisting of 9 new single-family residential lots and 2 stormwater management basin lots.\nThe site is located on the northerly side of Sams Road at the terminus of the road. The subject site consists of 13.2 acres and is located in the R-1 - Residential Zone District. A portion of the site is within the Conservation Overlay Zone. The site is not within the Pinelands Area. The Applicant is proposing to service the lots with public water and sanitary sewer.\nExisting Lot 29 is currently developed with a one-story single-family dwelling with a garage, front and rear porches, a looped gravel driveway, sidewalk, a shed, a chicken coop, a fire pit, a play area, and solar panels. The majority of the lot is wooded. Existing Lot 30 is currently wooded and undeveloped.\nOn October 19, 2020, the Applicant (County Line Construction – Lot 30 only) was granted preliminary and final major subdivision approval by the memorialization of Planning Board Resolution #2020-18 to create 5 residential building lots and 1 stormwater management lot.\nOn February 21, 2023, by the memorialization of Planning Board Resolution #2023-02, the Applicant (County Line Construction – Lot 30 only) was granted 2 – 1-year extensions for the preliminary and final major subdivision previously granted by Planning Board Resolution #2020-18.\nThe Applicant proposes to relocate the Sams Road right-of-way and improve the road to RSIS standards with a 50 ft right-of-way and a 30 ft cartway within the proposed subdivision and extending the improvements approximately 200 ft into the existing right-of-way. The existing right-of-way of Sams Road is 41.5 ft and the existing cartway is approximately 18 ft wide. The existing roadway condition will remain at the intersection of Gail Chambers Road. A portion of the Sams Road right-of-way is to be vacated via application to the Township Council of the Township of Jackson.\nThe proposed improvements include 4,000 sf, 2.5-story single family dwellings with basements, an approximately 18 ft wide driveway, street trees, lighting, and an infiltration basin on each residential lot. Sidewalk and curb are proposed along Sams Road within the site development. A small portion of sidewalk is not provided adjacent to New Lot 30.11.\nThis 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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Page 4
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1 · HEADER
2 · HEADER
3 · HEADING
4 · HEADING
5 · LIST
6
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8 · HEADING
9 · TEXT
10 · TABLE
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78 · FOOTER
Table integrity:
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r7c2 (0%): “Lots 30.09”
r8c2 (50%): “Lots 30.11 Basin Lot”
r10c2 (25%): “Lots 30.11 Basin Lot”
r11c2 (0%): “Lots 30.01 – 30.09”
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"b": 264.09888
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"col": 1,
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Page 5
35 item(s)
JSON
footer (1)
footnote (5)
header (2)
heading (1)
list (2)
list_item (6)
table (1)
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1 · HEADER
2 · HEADER
3 · TABLE
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21 · LIST
22
23
24
25 · HEADING
26 · LIST
27
28
29
30 · FOOTNOTE
31 · FOOTNOTE
32 · FOOTNOTE
33 · FOOTNOTE
34 · FOOTNOTE
35 · FOOTER
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"text": "Conforms",
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"type": "list_item",
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"text": "Per §244-47D the minimum lot frontage is 125 ft for a corner lot, whereas 122.31 ft is proposed for Basin Lot 30.11.",
"marker": "(5)"
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"order": 23,
"type": "list_item",
"bbox": {
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"text": "Per §244-47D the minimum Lot depth is 200 ft, whereas approximately 105 ft is proposed for Basin Lot 30.10.",
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{
"id": "p5.4.3",
"order": 24,
"type": "list_item",
"bbox": {
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"t": 326.88,
"r": 541.44,
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"text": "Per §244-47D the minimum Lot depth is 200 ft, whereas 165.95 ft is proposed for Basin Lot 30.11.",
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]
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{
"id": "p5.5",
"order": 25,
"type": "heading",
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"text": "C. Conservation Zone Overlay",
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"level": 3
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"order": 26,
"type": "list",
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"t": 264.72,
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"b": 70.8
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"text": "",
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"order": 27,
"type": "list_item",
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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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{
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"order": 28,
"type": "list_item",
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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 plans depict the wetlands and wetlands buffer. The Applicant shall submit a valid NJDEP letter of interpretation and/or permit which identifies all freshwater wetlands and wetlands buffers.",
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"order": 29,
"type": "list_item",
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"r": 542.88,
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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 plans depict the",
"marker": "2."
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"order": 30,
"type": "footnote",
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"text": "Note: The proposed lots are to be serviced by public sanitary sewer.",
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"type": "footnote",
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"text": "(1) Per §244-47D the minimum lot area is 1 acre, whereas 0.46 acres is proposed for Basin Lot 30.10.",
"attrs": {
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},
{
"id": "p5.9",
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"type": "footnote",
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"text": "(2) Per §244-47D the minimum lot area is 1 acre, whereas 0.34 acres is proposed for Basin Lot 30.11.",
"attrs": {
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},
{
"id": "p5.10",
"order": 33,
"type": "footnote",
"bbox": {
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"t": 435.36,
"r": 541.44,
"b": 410.64
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"text": "(3) Per §244-47D the minimum lot width is 150 ft, whereas approximately 145 ft is proposed for New Lot 30.09.",
"attrs": {
"block_label": "vision_footnote"
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},
{
"id": "p5.11",
"order": 34,
"type": "footnote",
"bbox": {
"l": 105.12,
"t": 407.52,
"r": 514.56,
"b": 384.24
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"text": "(4) Per §244-47D the minimum lot width is 150 ft, whereas 122.31 ft is proposed for Basin Lot 30.11.",
"attrs": {
"block_label": "vision_footnote"
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},
{
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"order": 35,
"type": "footer",
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"text": "1512P640 - P&F Major Subdivision Review #1",
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Page 6
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8 · HEADING
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14 · TEXT
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"text": "Jackson Township Planning Board\nOur File: 1512-P-640",
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"text": "Page 6",
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"text": "wetlands and wetlands buffer. The Applicant shall submit a valid NJDEP letter of interpretation and/or permit which identifies all freshwater wetlands and wetlands buffers."
},
{
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"order": 4,
"type": "list",
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"text": "",
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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 subdivision plans and plat shall be revised to provide the acreage of the wetland area and recalculate the building and impervious coverage where applicable.",
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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). The subdivision plans and plat shall be revised to dimension the setbacks to the wetlands line where applicable.",
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"type": "heading",
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"text": "IV. SUBDIVISION COMMENTS",
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"type": "heading",
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"text": "A. Architectural Considerations",
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"text": "",
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"bbox": {
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"text": "The Applicant shall provide architectural plans to demonstrate the height of the dwellings, the number of bedrooms proposed, and if a garage is proposed.",
"marker": "1."
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{
"id": "p6.7.2",
"order": 11,
"type": "list_item",
"bbox": {
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"text": "The Applicant is proposing basements. A seasonal high groundwater elevation shall be provided.",
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{
"id": "p6.7.3",
"order": 12,
"type": "list_item",
"bbox": {
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"text": "The Applicant shall provide testimony to discuss the number of models proposed.",
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"type": "heading",
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"text": "B. Signage",
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"type": "text",
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"text": "1. The Applicant shall provide testimony to indicate if any site identification signage is proposed for the development."
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"type": "heading",
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"text": "C. Traffic, Road Improvements & Parking",
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"text": "The Applicant proposes to relocate the Sams Road right-of-way and improve the road to RSIS standards with a 50 ft right-of-way and a 30 ft cartway within the proposed subdivision and extending the improvements approximately 200 ft into the existing right-of-way. The existing right-of-way of Sams Road is 41.5 ft and the existing cartway is approximately 18 ft wide. The existing roadway condition will remain at the intersection of Gail Chambers Road. The Applicant shall provide testimony to discuss with the Board the adequacy of the 18 ft cartway that is proposed to remain.",
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"text": "The Applicant shall provide testimony to discuss the status of the vacation of a portion of Sams Road.",
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"text": "The Applicant shall provide testimony to discuss the number of bedrooms and number of garages proposed for each dwelling to determine compliance with the parking requirements.",
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"text": "All proposed improvements shall be labeled.",
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"text": "The surface of the driveways should be provided. The driveways should be dimensioned. A driveway detail shall be provided.",
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"text": "A concrete apron detail has been provided. The concrete aprons shall be labeled on the plans, and the hatching shall be revised to reflect the proposed legend on sheet C100.",
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"text": "1512P640 - P&F Major Subdivision Review #1",
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Page 7
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9 · LIST
10
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12 · HEADING
13 · LIST
14
15
16
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20 · HEADING
21 · LIST
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"text": "Jackson Township Planning Board\nOur File: 1512-P-640",
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"text": "Page 7",
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"bbox": {
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"text": "Our office defers all fire prevention and fire safety issues to the Township Fire Official.",
"marker": "7."
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{
"id": "p7.3.2",
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"type": "list_item",
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"text": "The Applicant shall provide testimony to discuss the traffic impacts as a result of the proposed development.",
"marker": "8."
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"text": "Per §244-203A sidewalks 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, whereas sidewalk is proposed however, the sidewalk does not extend along the entirety of the proposed portion of Sams Road. Additional sidewalk should be provided, or the Applicant shall request a waiver. Should the waiver be granted the Applicant is required to contribute to the Jackson Township Pedestrian Fund for the portion of sidewalk not provided.",
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"type": "list_item",
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"text": "The Applicant shall provide testimony to discuss pedestrian circulation throughout the development.",
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"order": 8,
"type": "heading",
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"text": "D. Lighting",
"attrs": {
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"text": "Per §244-213 streetlights shall be of a type approved by resolution of the Township Committee and by the electric utility company servicing the proposed development. Testimony shall be provided.",
"marker": "1."
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{
"id": "p7.5.2",
"order": 11,
"type": "list_item",
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"text": "Lighting details shall be provided.",
"marker": "2."
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"order": 12,
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"text": "E. Landscaping",
"attrs": {
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"level": 3
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"order": 13,
"type": "list",
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"id": "p7.7.1",
"order": 14,
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"text": "Per §244-193D(1) requires that shade trees be planted between the sidewalk and property line, between 40 ft & 50 ft apart. While certain trees are spaced slightly more or less than the required distances, it is recommended that the intent of this provision has been satisfied.",
"marker": "1."
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{
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"order": 15,
"type": "list_item",
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"text": "Per §244-193D(3) requires supplemental shade trees such that each lot shall have a minimum of 6 shade trees per acre. The Applicant shall provide testimony to discuss compliance with this requirement.",
"marker": "2."
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{
"id": "p7.7.3",
"order": 16,
"type": "list_item",
"bbox": {
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"text": "The Landscape & Tree Save Plan must be prepared in accordance with §405-5 addressing Tree Removal and Tree Preservation. Our office defers compliance with the Jackson Township Tree Specialist.",
"marker": "3."
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{
"id": "p7.7.4",
"order": 17,
"type": "list_item",
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"text": "All tree removal shall be in accordance with Chapter 405 of the Township of Jackson Ordinance.",
"marker": "4."
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"text": "The Applicant should provide testimony regarding the irrigation of the proposed landscaping. If irrigation is proposed, the Applicant should note that irrigation will be designed by a NJDEP-Certified irrigation contractor.",
"marker": "5."
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"text": "The Applicant shall provide testimony to indicate who will be responsible for the maintenance of the landscaping within the basin lots.",
"marker": "6."
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"text": "F. Utilities",
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"text": "The Applicant is proposing to service the lots with public water and sanitary sewer.",
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"text": "The Applicant is proposing to service the site with public water via a water main extension. It is unclear where the proposed water main extension ties into the existing water main. Testimony shall be provided to discuss the proposed water main extension. The Applicant shall obtain approvals from the Jackson Township MUA, the Ocean",
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"text": "1512P640 - P&F Major Subdivision Review #1",
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"text": "Jackson Township Planning Board\nOur File: 1512-P-640",
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"text": "County Utilities Authority, and the NJDEP."
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"text": "The Applicant is proposing to service the site with public sanitary sewer via a force main system. Testimony shall be provided to discuss the proposed force main. The Applicant shall obtain approvals from the Jackson Township MUA and the NJDEP.",
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"text": "The road names shall be provided on sheet C402.",
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"text": "G. Final Plat Comments",
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"text": "The Applicant should provide testimony to indicate how the subdivision will be filed.",
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"text": "If the subdivision is to be filed by plat, the plat shall be in accordance with the Title Recordation Law.",
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"text": "A letter from the tax assessor verifying the lot numbers shall be provided to our office.",
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"text": "The Final Plat shall reference the meridian and coordinates on 3 corners of the overall property.",
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{
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"text": "The signature line for the Chairman of the Planning Board should be shifted down to provide room for a signature.",
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"text": "Plans shall indicate the error of closure, 1:10,000.",
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"text": "The coordinate base used shall be noted.",
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"text": "Bearings and distances shall be shown for all lots including the basin lots.",
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"text": "The bulk standards table shall be revised to reflect the table above.",
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"text": "The Applicant shall discuss with the Board the following:",
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"text": "Homeowners Association",
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"text": "Stormwater Management Ownership",
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"text": "The Applicant shall provide testimony to discuss any negative environmental impacts as a result of the proposed development.",
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"text": "The Applicant shall provide testimony to discuss the commitment of resources and unavoidable impacts indicated in the environmental impact statement.",
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"text": "The Applicant shall provide testimony to discuss all the threatened and endangered species documented on site as identified by the search of NJDEP Natural Heritage Database and the Landscape Project.",
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"text": "The Applicant shall provide testimony regarding trash and recycling pick up.",
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"text": "There is a dumpster enclosure detail on sheet C600. The detail should be removed or the location shown on the plan.",
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"text": "A list of approved variances and waivers shall be provided on the plans.",
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"text": "The Applicant is required to obtain all local and outside agency approvals.",
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"text": "1512P640 - P&F Major Subdivision Review #1",
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Page 9
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"text": "Jackson Township Planning Board\nOur File: 1512-P-640",
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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": "The Applicant has requested variance relief under N.J.S.A. 40:55D-70(c); commonly referred to as a 'c' or \"bulk\" variance for the required minimum lot width and minimum lot depth for the Basin Lots.",
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"text": "The Applicant requires variance relief under N.J.S.A. 40:55D-70(c); commonly referred to as a 'c' or \"bulk\" variance for the required minimum lot area and minimum lot frontage.",
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"text": "Additional “c” 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 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": "a. 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 secure safety from fire, flood, panic and other natural and man-made disasters;",
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"text": "To provide adequate light, air, and open space;",
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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 promote the establishment of appropriate population densities and concentrations that will contribute to the well-being of persons, neighborhoods, communities and regions and preservation of the environment;",
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"text": "To encourage the appropriate and efficient expenditure of public funds by the coordination of public development with land use policies;",
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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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"type": "list_item",
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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;",
"marker": "h."
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"id": "p10.3.8",
"order": 11,
"type": "list_item",
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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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"order": 12,
"type": "list_item",
"bbox": {
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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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"id": "p10.3.10",
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"type": "list_item",
"bbox": {
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"text": "To encourage planned unit developments which incorporate the best features of design and relate the type, design, and layout of residential, commercial, industrial, and recreational development to the particular site.",
"marker": "k."
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"id": "p10.3.11",
"order": 14,
"type": "list_item",
"bbox": {
"l": 141.12,
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"r": 436.56,
"b": 215.04
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"text": "To encourage senior citizen community housing construction;",
"marker": "l."
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"id": "p10.3.12",
"order": 15,
"type": "list_item",
"bbox": {
"l": 141.12,
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"text": "To encourage coordination of the various public and private procedures and activities shaping land development with a view to lessening the cost of such development and to the more efficient use of land;",
"marker": "m."
},
{
"id": "p10.3.13",
"order": 16,
"type": "list_item",
"bbox": {
"l": 141.36,
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"r": 404.88,
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"text": "To promote utilization of renewable energy resources;",
"marker": "n."
},
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"id": "p10.3.14",
"order": 17,
"type": "list_item",
"bbox": {
"l": 140.64,
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"b": 79.68
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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.",
"marker": "o."
}
]
},
{
"id": "p10.4",
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"type": "footer",
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"text": "1512P640 - P&F Major Subdivision Review #1",
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Page 11
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1 · HEADER
2 · HEADER
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7 · FIGURE
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"text": "Jackson Township Planning Board\nOur File: 1512-P-640",
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"text": "Page 11",
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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": "Respectfully Submitted,"
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"text": "Ernest Peters, P.E., P.P., C.M.E."
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"text": "Board Planner"
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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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"text": "Mr. Doug Klee, PE - Board Engineer"
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"text": "Shakki, LLC – Applicant/Owner (cris@liberty1group.com)"
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{
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"type": "text",
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"text": "Mr. Eric Halpert, PE – Applicant’s Engineer (office@halerconsulting.com)"
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{
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"text": "Mr. Alan Boettger, PLS – Applicant’s Surveyor (2105 West County Line Road, Jackson, NJ 08527)"
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"text": "Mr. Scott Kennel – Applicant’s Traffic Consultant (skennel@mratraffic.com)"
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"text": "Mr. Salvatore Alfieri, Esq. - Applicant's Attorney (salfieri@cgajlaw.com)"
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