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doc16642 1512P649-PF-Site-Plan-Review-1.pdf
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"text": "October 29, 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 Site Plan – Review #1\nApplication #956 / Escrow #P32663\nApplicant: COJ Holdings, LLC\nLocation: 45 Pitney Lane\nZone: R-1 - Residential Zone\nBlock 21001, Lot 1\nOur File: 1512-P-649"
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"text": "REMINGTON & VERNICK ENGINEERS has received the above captioned Application for review. The Applicant seeks Preliminary & Final Major Site Plan approval to convert the existing dwelling into a 9,636-sf 2-story House of Worship with a basement and 32 proposed parking spaces in the R-1 Residential Zone."
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"text": "The subject parcel is located on the southerly side of the intersection of South Cooks Bridge Road and Pitney Lane. The site currently consists of 1 acre and is developed with a 2-story/1-story dwelling with attached 2-car garage, concrete sidewalk, an asphalt driveway, wood fencing, stone wall, and railroad tie walls. The lot is partially wooded."
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"text": "The proposed site improvements include curbed and paved parking areas to accommodate 32 parking spaces (including 2 accessible parking spaces and 5 EV Ready spaces), concrete wheel stops, concrete sidewalk, accessible ramps, refuse enclosure, landscaping, lighting, and stormwater management. The dwelling is proposed to remain and converted to a House of Worship. The Applicant is proposing a 294.54 sf right-of-way dedication to Ocean County which reduces the lot area to 0.99 acres."
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"text": "The site is currently serviced by public water and an on-site septic system. Access to the site is by way of a full movement access drive along Pitney Lane. The Applicant proposes to relocate the curb and sidewalk along South Cooks Bridge Road and extend the sidewalk along the entire frontage of Pitney Lane."
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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 deferred to the Board Engineer and Solicitor, respectively."
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"text": "Comments are limited to the information presented to date. Applicant may present additional information and testimony at the Board hearing."
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"text": "Owner/Applicant\nCOJ Holdings, LLC\nc/o Azriel Inzelbuch\n45 Pitney Lane\nJackson, NJ 08527\n732-606-2773"
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Page 4
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1 · HEADER
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84 · FOOTNOTE
85 · FOOTNOTE
86 · FOOTER
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r3c0 (38%): “Min. Lot Frontage (§244-47D) (South Cooks Bridge Rd)”
r4c0 (33%): “Min. Lot Frontage (§244-47D) (Pitney Lane)”
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"col": 0,
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"t": 410.3616,
"r": 201.43632,
"b": 382.29072
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"text": "Min. Front Yard Setback (South Cooks Bridge Road)",
"attrs": {
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"col": 0,
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"colspan": 1,
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"colspan": 1,
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"r": 188.883744,
"b": 369.57072
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"col": 0,
"rowspan": 1,
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"col": 2,
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"colspan": 1,
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"rowspan": 1,
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"type": "table_cell",
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"t": 371.0016,
"r": 184.57704,
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"row": 10,
"col": 0,
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},
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"col": 3,
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"colspan": 1,
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"r": 512.918784,
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"colspan": 1,
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"b": 199.32
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"colspan": 1
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"col": 3,
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"text": "(1) Per §244-47E(2) the minimum lot area is 43,560 sf, whereas 43,281.46 sf is proposed after the",
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Page 5
27 item(s)
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footer (1)
header (2)
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1 · HEADER
2 · HEADER
3 · TEXT
4 · LIST
5
6
7 · HEADING
8 · TEXT
9 · HEADING
10 · LIST
11
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13
14
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16 · HEADING
17 · LIST
18
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21 · HEADING
22 · LIST
23
24
25 · HEADING
26 · TEXT
27 · FOOTER
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"t": 673.68,
"r": 541.92,
"b": 616.08
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"text": "",
"attrs": {
"item_count": 2
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"children": [
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"order": 5,
"type": "list_item",
"bbox": {
"l": 104.64,
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"text": "Per §244-47E(4)(b) The minimum lot depth is 200 ft, whereas 190.07 ft is existing.",
"marker": "(2)"
},
{
"id": "p5.4.2",
"order": 6,
"type": "list_item",
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"text": "Per §244-197N(1) the minimum parking spaces required is 52 parking spaces, whereas 37 parking spaces are provided (including 5 EV credited spaces). The Applicant has requested a variance.",
"marker": "(3)"
}
]
},
{
"id": "p5.5",
"order": 7,
"type": "heading",
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"text": "IV. SITE PLAN ISSUES",
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"order": 8,
"type": "text",
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"text": "With the exception of the following, site plan issues are deferred to the Board Engineer."
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{
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"order": 9,
"type": "heading",
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"text": "A. Items to be Discussed with the Board",
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"text": "The Applicant shall provide testimony to discuss the intensity of the development and the number of waivers/variance necessary for the proposed development.",
"marker": "1."
},
{
"id": "p5.8.2",
"order": 12,
"type": "list_item",
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"text": "The Applicant shall discuss the uses of each room within the building and rectify these uses with those permitted within the zone. Our office recommends that common names or terms for each room be provided for clarity.",
"marker": "2."
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{
"id": "p5.8.3",
"order": 13,
"type": "list_item",
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"text": "The Applicant shall provide testimony to discuss the proposed activities and anticipated participants, a timetable reflecting the hours which the building will be used, and any other pertinent uses and activities intended to take place on the site.",
"marker": "3."
},
{
"id": "p5.8.4",
"order": 14,
"type": "list_item",
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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.",
"marker": "4."
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{
"id": "p5.8.5",
"order": 15,
"type": "list_item",
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"text": "The Applicant shall provide testimony to discuss the square footage of each floor of the building. The building square footages shown on the architectural plans should be verified on the site plans for consistency.",
"marker": "5."
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]
},
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"id": "p5.9",
"order": 16,
"type": "heading",
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"text": "B. Architectural Considerations",
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"text": "The Applicant shall provide testimony to discuss the proposed interior renovations.",
"marker": "1."
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"order": 19,
"type": "list_item",
"bbox": {
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"text": "The Applicant shall provide testimony to discuss if any exterior renovations are proposed.",
"marker": "2."
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"id": "p5.10.3",
"order": 20,
"type": "list_item",
"bbox": {
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"text": "Our office recommends that solar be incorporated into the building/site design.",
"marker": "3."
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]
},
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"order": 21,
"type": "heading",
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"text": "C. Signage",
"attrs": {
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"level": 3
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"order": 22,
"type": "list",
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"text": "",
"attrs": {
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"type": "list_item",
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"text": "Per §244-207B(7)(a) each principal nonresidential building may have one wall sign not to exceed 15% of the principal facade area or 80 square feet, whichever is smaller. The Applicant shall provide testimony to indicate if any wall signage is proposed. If wall signage is proposed, a detail shall be provided to determine compliance.",
"marker": "1."
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{
"id": "p5.12.2",
"order": 24,
"type": "list_item",
"bbox": {
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"text": "The Applicant shall provide testimony to verify that no freestanding/monument signage is proposed.",
"marker": "2."
}
]
},
{
"id": "p5.13",
"order": 25,
"type": "heading",
"bbox": {
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"text": "D. Traffic Circulation and Parking",
"attrs": {
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"level": 3
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"id": "p5.14",
"order": 26,
"type": "text",
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"text": "1. Per §244-47E(1) lots shall not have their sole frontage on a residential access or residential neighborhood street or any lower order street, as defined by the Residential Site Improvement"
},
{
"id": "p5.15",
"order": 27,
"type": "footer",
"bbox": {
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"text": "1512P649 PF Site Plan Review #1",
"attrs": {
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Page 6
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"text": "Jackson Township Planning Board\nOur File: 1512-P-649",
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"text": "Standards. The site has frontage on South Cooks Bridge Road and Pitney Lane. Access to the site is byway of a full access drive along Pitney Lane. Testimony shall be provided to discuss this requirement."
},
{
"id": "p6.4",
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"type": "list",
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"text": "",
"attrs": {
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"text": "The traffic report indicates that there is a proposed 2,536 sf addition to the existing 2 story framed dwelling. The architectural plans and site plans do not depict this addition. Testimony shall be provided and all documents revised accordingly.",
"marker": "2."
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{
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"order": 6,
"type": "list_item",
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"text": "Per §244-47E(4)(h) parking shall be set back at least 15 feet from any public street right-of-way, whereas the parking along Pitney Lane is setback 8.78 ft. The Applicant has requested a waiver.",
"marker": "3."
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{
"id": "p6.4.3",
"order": 7,
"type": "list_item",
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"text": "Per §244-197N(1) the minimum parking spaces required is 52 parking spaces, whereas 37 parking spaces are provided (including 5 EV credited spaces). The Applicant has requested a variance.",
"marker": "4."
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{
"id": "p6.4.4",
"order": 8,
"type": "list_item",
"bbox": {
"l": 104.88,
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"text": "The parking calculation on sheet 1 of 14 should be revised to reflect the square footages shown on the architectural plans.",
"marker": "5."
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{
"id": "p6.4.5",
"order": 9,
"type": "list_item",
"bbox": {
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"text": "Per §244-197J(1)(b) an unbroken landscaping strip along side and rear property lines a minimum of 10 feet in width, whereas the refuse enclosure encroaches into landscaping strip providing 6.36 ft. The plan should be revised, or the Applicant shall request a waiver.",
"marker": "6."
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{
"id": "p6.4.6",
"order": 10,
"type": "list_item",
"bbox": {
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"text": "Per §244-197J(1)(d) where possible, access drives shall not be located closer than 100 feet to the nearest right-of-way line of an intersecting street, whereas the proposed access drive is approximately 50 ft from the intersection of South Cooks Bridge Road. Testimony shall be provided to discuss the location of the proposed access drive.",
"marker": "7."
},
{
"id": "p6.4.7",
"order": 11,
"type": "list_item",
"bbox": {
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"text": "Per §244-197J(2)(a)[2][c] no parking stalls shall utilize the required entrance and exit drives or major circulation drives as parking access aisles, whereas the parking accesses the main circulation drive. The Applicant has requested a waiver.",
"marker": "8."
},
{
"id": "p6.4.8",
"order": 12,
"type": "list_item",
"bbox": {
"l": 104.64,
"t": 334.08,
"r": 542.16,
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"text": "Per §244-197K landscape islands with a minimum width of 10 ft should be provided at the end of parking rows, whereas 2 ft is proposed. The plan should be revised, or the Applicant shall request a waiver.",
"marker": "9."
},
{
"id": "p6.4.9",
"order": 13,
"type": "list_item",
"bbox": {
"l": 106.8,
"t": 289.2,
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"text": "The Applicant shall provide testimony to discuss accessible circulation.",
"marker": "10."
},
{
"id": "p6.4.10",
"order": 14,
"type": "list_item",
"bbox": {
"l": 106.32,
"t": 269.52,
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"text": "Per §244-197D(2) parking areas for 25 or more cars and access drives for all parking areas on major or minor arterials shall provide curbed return radii of not less than 15 feet for all right-turn movements, whereas 5 ft is proposed. The plans shall be revised, or the Applicant shall request a waiver and testimony shall be provided.",
"marker": "11."
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"id": "p6.4.11",
"order": 15,
"type": "list_item",
"bbox": {
"l": 106.8,
"t": 211.92,
"r": 541.92,
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"text": "Per §244-205D reinforced concrete aprons shall be constructed at all driveways between the concrete curb and the concrete sidewalk, whereas none is provided. A concrete apron shall be provided, or the Applicant shall request a waiver.",
"marker": "12."
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{
"id": "p6.4.12",
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"type": "list_item",
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"text": "The Applicant shall provide testimony to discuss vehicle circulation throughout the parking area. It does not appear to be adequate turn around area at the dead-end parking.",
"marker": "13."
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"type": "list_item",
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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": "14."
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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.",
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"text": "Testimony shall be provided to discuss the timing of all deliveries.",
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"text": "Testimony should be provided regarding the traffic impacts associated with the proposed change of use and the improvements proposed to address those traffic impacts.",
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"text": "Testimony should be provided to discuss any frontage improvements and off-site roadway improvements proposed for South Cooks Bridge Road. South Cooks Bridge Road is listed as a County Road. Any improvements would be required to be approved by Ocean County Planning Board.",
"marker": "18."
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"id": "p7.3.4",
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"text": "The county route number for South Cooks Bridge Road should be added to the plans.",
"marker": "19."
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"id": "p7.3.5",
"order": 8,
"type": "list_item",
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"text": "Testimony shall be provided to discuss pedestrian circulation to the site and within the site.",
"marker": "20."
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"attrs": {
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"level": 3
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"text": "1. Per §244-197J(1)(f) shielding shall be required where necessary to prevent light trespass glare upon adjacent properties or streets. The Applicant shall provide cut-off shields to prevent the light spillage onto adjacent properties. Testimony shall be provided to discuss the light spillage on adjacent properties."
},
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"order": 11,
"type": "heading",
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"text": "F. Landscaping",
"attrs": {
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"text": "Per §244-48F(1)(f) along the street right-of-way, the parking shall be screened from the adjacent right-of-way with a hedge row of closely grouped cluster of plantings that shall be maintained at a height of no less than 20 inches and no greater than 30 inches. The mature height of the Spartan Juniper is 15-20 ft, and the mature height of the Densa Inkberry Holly is 4-6 ft. Testimony shall be provided to discuss how the Applicant intends to maintain the proposed plantings at a height no greater than 30 inches.",
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"text": "Per §244-47E(4)(1) a decorative 6 ft fence and/or natural vegetative buffer of a minimum width of 5 ft shall be provided along all parking, circulation drives, and structures adjacent to residential zones. The site is surrounded by residential zones. The Applicant shall provide testimony to discuss the proposed landscaping along the side property lines and the ability to provide a solid screen. It appears that supplemental plantings may be required.",
"marker": "2."
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"text": "The plantings in the area of the refuse enclosure shall be shifted to align with the location of the enclosure.",
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"text": "The Applicant should provide testimony regarding the irrigation of the proposed landscaping.",
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"text": "A Landscape & Tree Save Plan shall be reviewed and approved by the Jackson Township Tree Specialist.",
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"text": "The site is currently serviced with public water and an on-site septic system.",
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"text": "The Applicant shall obtain approval from the Jackson Township MUA and the Ocean County Health Department for the proposed change of use.",
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"text": "H. Storage of Solid Waste & Recyclable Materials",
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"text": "1. The Applicant shall provide testimony to discuss the adequacy of the proposed refuse enclosure"
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"text": "to service the proposed site especially when events are taking place."
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"text": "Per §244-208D the opening in the enclosed refuse area shall be located to minimize the view of refuse from adjoining properties or public streets, whereas the proposed opening of the refuse enclosure is in view of Pitney Lane. The Applicant has requested a waiver.",
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"text": "Per §244-208I no refuse storage area shall be placed within 10 feet of any public right-of-way or any property line, whereas the proposed refuse enclosure is setback from the property line 6.36 ft. The plans shall be revised, or the Applicant should request a waiver.",
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"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 detail should be revised accordingly.",
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"text": "The trash enclosure detail should be revised to reflect the enclosure proposed and an elevation view shall be included.",
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"text": "The Applicant shall provide testimony to discuss where solid waste and recyclables will be stored.",
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"text": "The Applicant shall provide testimony as to the frequency the refuse will be removed from the site.",
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"text": "As a result of the proposed right-of-way dedication, the lot area has been reduced. The plans should be revised to indicate the proposed lot area. The zoning data table should be revised accordingly.",
"marker": "1."
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"text": "The zoning data table indicates that the maximum lot coverage permitted is 50%, whereas per §244-47E(4)(g) permits 70%. Revise the table accordingly.",
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"text": "The Applicant is required to obtain all local and outside agency approvals.",
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"text": "A list of any variances and waivers granted shall be provided on the plans.",
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"text": "The Applicant shall provide testimony to discuss any potential environmental impacts anticipated as a result of the proposed development and change of use.",
"marker": "5."
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"order": 18,
"type": "list_item",
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"text": "Issues related to the Affordable Housing Non-Residential Development Fee are deferred to the Board Solicitor.",
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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": "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 if they have any questions or require additional information."
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