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July 30, 2026

Ms. Laura Morrison, Secretary

Jackson Township Planning Board

95 West Veterans Highway

Jackson Township, New Jersey 08527

Re: Preliminary & Final Major Site Plan & Conditional Use Application – Review #3

Application #929 / Escrow #P32582

Applicant: Brookwood Enterprise, LLC

Owner: TYP Jackson Two, LLC

Location: 33 South New Prospect Road (C.R. 641)

Block 5902, Lot 53

Our File: 1512-P-635

Dear Ms. Morrison & Planning Board Members:

REMINGTON & VERNICK ENGINEERS has received revised plans for the above captioned application for review. The Applicant’s original application was to seek preliminary and final site plan and conditional use approval to construct a 22,148-sf proposed 2-story daycare building for a maximum of 270 children (newborn to 6 yrs old) and 40 staff members. According to the statement of operations dated 7/24/2026, the Applicant is currently seeking preliminary and final site plan approval to construct a 32,955-sf proposed 2-story daycare with basement for a maximum of 400 children (newborn to 4 yrs old) and approximately 53 staff members.

The proposed building consists of the following:

1. A 10,985 sf Basement with the following:

a. The Main Entrance, Stair 1 Entrance, and a building access on the southerly side and northerly side to exterior stairs and ramps.

b. 9 Classrooms with sinks.

c. 714 sf Playroom.

d. 444 sf Lunchroom.

e. Teacher's Room and 2 Staff Bathrooms.

f. Janitor's Closet, Mechanical Room, and Mechanical/Storage Room.

g. An Elevator.

2. A 10,985 sf First Floor with the following:

a. A building access on the southerly side and northerly side to exterior stairs.

b. 6 Classrooms with bathrooms.

c. 664 sf Playroom.

d. 716 sf Lunchroom.

1512P635 P & F Major Site Plan & Conditional Use Review #3.docx

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e. Teacher’s Room and 2 Staff Bathrooms.

f. Main Office, Office 1, and Supply Room.

g. Utility Room, Electrical Room, and Mechanical/Storage Room.

h. An Elevator.

3. A 10,985 sf Second Floor with the following:

a. 8 Classrooms with bathrooms.

b. 895 sf Playroom.

c. 710 sf Lunchroom.

d. A Staff Bathroom.

e. An Elevator.

The subject property is located on the northeastern side of South New Prospect Road (C.R. 641). The 1.92-acre site is located in the NC – Neighborhood Commercial Zone.

The site is currently developed with a 1 1/2 story building with a front porch and side wood deck, a 1 story building with 2 sheds and a retaining wall, a greenhouse, a shed, a bench, fencing, a bituminous concrete driveway to an existing parking lot with approximately 15 parking spaces. A majority of the site is wooded.

The proposed site improvements include curbed and paved parking areas to accommodate 85 parking spaces (including 4 accessible parking spaces and 6 EV ready spaces), a refuse enclosure, retaining walls, fencing, a 1,397 sf play area, landscaping, lighting, and stormwater management. Access to the site is by way of a one-way entrance drive and a one-way exit drive along South New Prospect Road. The Applicant proposes off-site right-of-way improvements. The site is to be serviced by public sanitary sewer and public water.

This report consists of our review of the Subject Application for conformance with the Jackson Township Land Use and Development Regulations Ordinance (Chapter 244) and is limited to planning issues. Engineering and legal issues shall be reviewed by the Board Engineer and Solicitor, respectively.

Comments are limited to the information presented to date. The Applicant may present additional information and testimony at the Board hearing.

### I. OWNER & APPLICANT INFORMATION


<table border=1 style='margin: auto; word-wrap: break-word;'><tr><td style='text-align: center; word-wrap: break-word;'>Applicant</td><td style='text-align: center; word-wrap: break-word;'>Owner</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Brookwood Enterprise, LLC
802 Morris Avenue
Lakewood, NJ 08701
732-503-3596</td><td style='text-align: center; word-wrap: break-word;'>TYP Jackson Two, LLC
140 Lehigh Avenue
Lakewood, NJ 08701
732-806-9060</td></tr></table>

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### II. SUBMITTALS


<table border=1 style='margin: auto; word-wrap: break-word;'><tr><td style='text-align: center; word-wrap: break-word;'>TITLE / DESCRIPTION</td><td style='text-align: center; word-wrap: break-word;'>PREPARED / SIGNED / SEALED BY</td><td style='text-align: center; word-wrap: break-word;'>DATE</td><td style='text-align: center; word-wrap: break-word;'>DATE LAST REVISED</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Letter of Transmittal</td><td style='text-align: center; word-wrap: break-word;'>Laura Morrison
Planning Board Secretary</td><td style='text-align: center; word-wrap: break-word;'>12/11/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Certificate of Zoning/Development Permit</td><td style='text-align: center; word-wrap: break-word;'>Gina Tumolo
Zoning Officer</td><td style='text-align: center; word-wrap: break-word;'>12/11/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Land Development Application</td><td rowspan="5">Brookwood Enterprise, LLC
Applicant</td><td style='text-align: center; word-wrap: break-word;'>Undated</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Land Development Checklist</td><td style='text-align: center; word-wrap: break-word;'>Undated</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Rider</td><td style='text-align: center; word-wrap: break-word;'>12/8/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Statement of Operations</td><td style='text-align: center; word-wrap: break-word;'>12/8/2025</td><td style='text-align: center; word-wrap: break-word;'>7/24/2026</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Partnership Disclosure Form</td><td style='text-align: center; word-wrap: break-word;'>11/3/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Consent of Owner Form</td><td rowspan="6">TYP Jackson Two, LLC
Owner</td><td style='text-align: center; word-wrap: break-word;'>10/27/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Land Use Disclosure Statement</td><td style='text-align: center; word-wrap: break-word;'>Undated</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Escrow Agreement</td><td style='text-align: center; word-wrap: break-word;'>6/16/2024</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Fee Schedule &amp; Escrow Account</td><td style='text-align: center; word-wrap: break-word;'>7/2/2024</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Deed of Ownership</td><td style='text-align: center; word-wrap: break-word;'>3/20/2023</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Proof of Taxes Paid</td><td style='text-align: center; word-wrap: break-word;'>12/4/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Land Use Disclosure Statement</td><td rowspan="3">Donna Jennings, Esq.
Wilentz, Goldman &amp; Spitzer, P.A.</td><td style='text-align: center; word-wrap: break-word;'>Undated</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter</td><td style='text-align: center; word-wrap: break-word;'>12/8/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter</td><td style='text-align: center; word-wrap: break-word;'>7/24/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter</td><td rowspan="9">Eric Halpert, P.E.
Haler Consulting</td><td style='text-align: center; word-wrap: break-word;'>3/26/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Land Use Disclosure Statement</td><td style='text-align: center; word-wrap: break-word;'>Undated</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter &amp; Tree Permit
Application to Jackson Township
Forester for Approval</td><td style='text-align: center; word-wrap: break-word;'>12/11/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter to Ocean County
Health Department for Approval</td><td style='text-align: center; word-wrap: break-word;'>9/8/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter &amp; Application to the
Ocean County Soil Conservation
District for Approval</td><td style='text-align: center; word-wrap: break-word;'>9/2/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter to Jackson Township
Environmental Commission for
Approval</td><td style='text-align: center; word-wrap: break-word;'>9/8/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter to the Ocean County
Planning Board for Approval</td><td style='text-align: center; word-wrap: break-word;'>8/29/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter to Jackson Township
Municipal Utilities Authority for
Approval</td><td style='text-align: center; word-wrap: break-word;'>1/31/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter to Bureau of Fire
Prevention Jackson District #3 for
Approval</td><td style='text-align: center; word-wrap: break-word;'>9/8/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr></table>

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<table border=1 style='margin: auto; word-wrap: break-word;'><tr><td style='text-align: center; word-wrap: break-word;'>TITLE / DESCRIPTION</td><td style='text-align: center; word-wrap: break-word;'>PREPARED / SIGNED / SEALED BY</td><td style='text-align: center; word-wrap: break-word;'>DATE</td><td style='text-align: center; word-wrap: break-word;'>DATE LAST REVISED</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter to Jackson Police Department Traffic Safety Bureau for Approval</td><td rowspan="7">Eric Halpert, P.E. Haler Consulting</td><td style='text-align: center; word-wrap: break-word;'>9/8/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Preliminary and Final Major Site Plan, Brookwood Enterprise, LLC, consisting of 19 sheets</td><td style='text-align: center; word-wrap: break-word;'>6/25/2025</td><td style='text-align: center; word-wrap: break-word;'>7/17/2026</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Supplemental Plan C300 Site Layout Plan</td><td style='text-align: center; word-wrap: break-word;'>6/25/2025</td><td style='text-align: center; word-wrap: break-word;'>2/17/2026</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Supplemental Plan C502 Circulation Plan - Fire</td><td style='text-align: center; word-wrap: break-word;'>6/25/2025</td><td style='text-align: center; word-wrap: break-word;'>2/17/2026</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Supplemental Plan C503 Circulation Plan – Center Turn Lane</td><td style='text-align: center; word-wrap: break-word;'>6/25/2025</td><td style='text-align: center; word-wrap: break-word;'>2/17/2026</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Supplemental Plan C600 Landscape &amp; Tree Save Plan</td><td style='text-align: center; word-wrap: break-word;'>6/25/2025</td><td style='text-align: center; word-wrap: break-word;'>2/17/2026</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Drainage Report</td><td style='text-align: center; word-wrap: break-word;'>5/6/2024</td><td style='text-align: center; word-wrap: break-word;'>7/17/2026</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Land Use Disclosure Statement May 22, 2023 Contribution</td><td rowspan="2">Naftoli Gut, R.A. Gut &amp; Vann</td><td style='text-align: center; word-wrap: break-word;'>Undated</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Architectural Floor Plans &amp; Elevations consisting of 7 sheets</td><td style='text-align: center; word-wrap: break-word;'>7/17/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Land Use Disclosure Statement</td><td rowspan="2">John H. Rea, P.E. Scott T. Kennel McDonough &amp; Rea Assocs, Inc.</td><td style='text-align: center; word-wrap: break-word;'>Undated</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Traffic Impact Analysis</td><td style='text-align: center; word-wrap: break-word;'>7/10/2025</td><td style='text-align: center; word-wrap: break-word;'>7/23/2026</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Environmental Impact Statement</td><td style='text-align: center; word-wrap: break-word;'>Anthony Silva Bryon DuBois DuBois &amp; Associates</td><td style='text-align: center; word-wrap: break-word;'>6/27/2024</td><td style='text-align: center; word-wrap: break-word;'>7/22/2026</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Comment Letter</td><td style='text-align: center; word-wrap: break-word;'>Raymond Tremer III, Chairman Environmental Commission</td><td style='text-align: center; word-wrap: break-word;'>10/14/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Letter of Concerns</td><td style='text-align: center; word-wrap: break-word;'>P.O. J. Henba #263 Traffic Safety Unit</td><td style='text-align: center; word-wrap: break-word;'>7/15/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr></table>

### III. ZONING

### A.  Use:

1. The subject property is located within the NC – Neighborhood Commercial Zone District (Per the Jackson Township Ordinance).

2. The Applicant’s original application was to seek preliminary and final site plan and conditional use approval to construct a 22,148-sf proposed 2-story daycare building for a maximum of 270 children (newborn to 6 yrs old) and 40 staff members. According to the statement of operations dated 7/24/2026, the Applicant is currently seeking preliminary and final site plan approval to construct a 32,955 sf proposed 2-story daycare with basement for a maximum of 400 children (newborn to 4 yrs old) and approximately 53 staff members.

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3. Per §244-56C(1) child-care centers, nursery schools and day-care centers is a permitted conditional use subject to the conditions of §244-114.

4. Per 40:55D-66.6 child-care centers for which, upon completion, a license is required from the Department of Human Services pursuant to P.L.1983, c.492 (C. 30:5B-1 et seq.), shall be a permitted use in all nonresidential districts of a municipality.

### B. Conditional Use Requirements per 244-114 (For Reference Only)

1. A statement shall be submitted with the application setting forth the full particulars regarding the use, activities and building. A statement of operations has been provided. The Applicant complies with this condition.

2. The minimum required lot area for the proposed use shall be one acre. Other lot and principle building bulk requirements for the respective zoning district of the proposed use shall prevail. The site is 1.92 acres. The Applicant complies with this condition.

3. Accessory buildings shall be located no closer than 20 feet to the rear or side property lines. No accessory building shall be permitted within the required front yard setback or the front building line of the principal building, whichever is greater. There are no accessory buildings proposed. The Applicant complies with this condition.

4. All interior facilities and areas to be used by the children shall be located on the principal entrance floor and any other level which is not more than 1/2 story above or below the finished grade at the location from which pedestrian access is provided to the building. The Applicant shall provide testimony to discuss the proposed architectural plans.

5. A minimum of 100 square feet per rated building capacity of outdoor space devoted to recreational use shall be provided and shall be entirely fenced or otherwise protected from hazards, traffic and driveways. The Applicant is proposing a maximum of 400 children (newborn to 4 yrs old) and approximately 53 staff members. The Applicant is depicting a 1,397 sf outdoor play area. The Applicant shall provide testimony to discuss the outdoor play area.

6. Basement areas shall not be utilized for child-care, classrooms or recreational purposes. The Applicant proposes child-care, classrooms and a playroom in the basement. The Applicant shall provide testimony to discuss.

7. All loading and unloading of children shall take place on site and not in the right-of-way of a public street. The statement of operations indicates that “To administer pick-up and drop-off, parents will park in the parking spots at the front of the building and enter the day-care to either pick-up or drop-off their children”. The Applicant complies with this condition.

8. No temporary or permanent residential dwelling facilities shall be provided in a child-care center, nursery school or day-care center. There are no temporary or permanent residential dwelling facilities shown on the architectural plans. It appears that the Applicant complies with this condition. Testimony shall be provided to confirm that no temporary or permanent residential dwelling facilities will be provided.

9. The use shall be licensed by the Division of Youth and Family Services, New Jersey Department of Human Services. The Applicant indicates that they will comply. Testimony shall be provided.

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### C.  Area & Bulk Standards:

<div style="text-align: center;">NC - Neighborhood Commercial - §244-56D</div>



<table border=1 style='margin: auto; word-wrap: break-word;'><tr><td style='text-align: center; word-wrap: break-word;'>ITEM</td><td style='text-align: center; word-wrap: break-word;'>REQUIRED</td><td style='text-align: center; word-wrap: break-word;'>PROPOSED</td><td style='text-align: center; word-wrap: break-word;'>STATUS</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Lot Area</td><td style='text-align: center; word-wrap: break-word;'>20,000 sf</td><td style='text-align: center; word-wrap: break-word;'>84,000 sf</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Lot Width</td><td style='text-align: center; word-wrap: break-word;'>125 ft</td><td style='text-align: center; word-wrap: break-word;'>300 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Lot Frontage</td><td style='text-align: center; word-wrap: break-word;'>125 ft</td><td style='text-align: center; word-wrap: break-word;'>300 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Lot Depth</td><td style='text-align: center; word-wrap: break-word;'>150 ft</td><td style='text-align: center; word-wrap: break-word;'>280 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Front Yard Setback</td><td style='text-align: center; word-wrap: break-word;'>60 ft</td><td style='text-align: center; word-wrap: break-word;'>94.66 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Side Yard Setback (Each)</td><td style='text-align: center; word-wrap: break-word;'>20 ft</td><td style='text-align: center; word-wrap: break-word;'>98.75 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Side Yard Setback (Total)</td><td style='text-align: center; word-wrap: break-word;'>50 ft</td><td style='text-align: center; word-wrap: break-word;'>&gt;50 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Rear Yard Setback</td><td style='text-align: center; word-wrap: break-word;'>30 ft</td><td style='text-align: center; word-wrap: break-word;'>76.85 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Maximum Building Height(1)</td><td style='text-align: center; word-wrap: break-word;'>35 ft</td><td style='text-align: center; word-wrap: break-word;'>35.47 ft (V)(2)</td><td style='text-align: center; word-wrap: break-word;'>Variance</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Maximum Building Coverage</td><td style='text-align: center; word-wrap: break-word;'>25%</td><td style='text-align: center; word-wrap: break-word;'>13.1%</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Maximum Impervious Coverage</td><td style='text-align: center; word-wrap: break-word;'>60%</td><td style='text-align: center; word-wrap: break-word;'>59.87%(3)</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Parking Area Setbacks</td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>From ROW</td><td style='text-align: center; word-wrap: break-word;'>20 ft</td><td style='text-align: center; word-wrap: break-word;'>43 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>From Residential Use</td><td style='text-align: center; word-wrap: break-word;'>20 ft</td><td style='text-align: center; word-wrap: break-word;'>25.16 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>From Nonresidential Use</td><td style='text-align: center; word-wrap: break-word;'>10 ft</td><td style='text-align: center; word-wrap: break-word;'>N/A</td><td style='text-align: center; word-wrap: break-word;'>N/A</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Required Parking Spaces</td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Daycare – 32,955 gsf\n1 for each 500 sf of gross floor area</td><td style='text-align: center; word-wrap: break-word;'>32,955 gsf\n1 space/500 sf\n66 spaces</td><td style='text-align: center; word-wrap: break-word;'>86 spaces + 6 EV ready credited spaces\n= 92 spaces</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Handicapped Parking Spaces (Based on 86 parking spaces)</td><td style='text-align: center; word-wrap: break-word;'>4 Accessible spaces</td><td style='text-align: center; word-wrap: break-word;'>4 Accessible spaces</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>EV Parking Spaces\n76 – 100 spaces requires a minimum of 3 EV Ready spaces\n(An EV Ready space shall count as no less than 2 parking spaces for the purposes of complying with a minimum parking space requirement provided it does not reduce more than 10% of otherwise required parking spaces.)</td><td style='text-align: center; word-wrap: break-word;'>3 EV Ready spaces</td><td style='text-align: center; word-wrap: break-word;'>6 EV Ready spaces</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr></table>

V – Variance N/A – Not Applicable

(1) The definition of “Building Height” per §244-6 is the vertical distance measured from the average elevation of the finished grade at all corners of the building to the highest point of the roof for flat roofs; to the mean height level of the distance measured between the eaves and ridge for gable

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and hipped roofs; to the deckline for mansard roofs. Where berms or other man-made land forms are proposed at the base of the building, building height shall be measured from the finished grade beyond said berm or man-made landforms.

(2) Per §244-56D the maximum permitted height of the building is 35 ft. The height of the building from the ground elevation at the main entrance (front elevation) is 38.42 ft to the top of the building, the elevation at the entrance is 148.70 ft, therefore the elevation at the top of the building at the entrance is 187.12 ft. The average grade at the building is 151.65 ft. If you subtract the building height of 187.12 ft by the average grade of 151.65 ft, the average height of the building is 35.47 ft, which may require a variance. Testimony shall be provided to discuss the height of the building.

(3) The Applicant should provide a breakdown of the impervious surfaces to ensure compliance with the maximum impervious coverage.

### IV. SITE PLAN COMMENTS

With the exception of the following, site plan issues are deferred to the Board Engineer.

A.  Items to be Discussed with the Board

1. The Applicant’s original application was to seek preliminary and final site plan and conditional use approval to construct a 22,148-sf proposed 2-story daycare building for a maximum of 270 children (newborn to 6 yrs old) and 40 staff members. According to the statement of operations dated 7/24/2026, the Applicant is currently seeking preliminary and final site plan approval to construct a 32,955 sf proposed 2-story daycare with basement for a maximum of 400 children (newborn to 4 yrs old) and approximately 53 staff members in the NC – Neighborhood Commercial Zone. Confirming testimony should be provided.

2. Per §244-56C(1) child-care centers, nursery schools and day-care centers is a permitted conditional use subject to the conditions of §244-114. Per 40:55D-66.6 child-care centers for which, upon completion, a license is required from the Department of Human Services pursuant to P.L.1983, c.492 (C. 30:5B-1 et seq.), shall be a permitted use in all nonresidential districts of a municipality. Testimony shall be provided.

3. The Applicant is proposing an outdoor play area with a 4 ft chain link fence and no gates are shown. The children will be required to cross the main circulation drive to get to the recreation area. The Applicant shall provide testimony to discuss the safety of the children. It appears that at a minimum stop signs or children crossing signs as well as a crosswalk should be provided. The plans should be revised as necessary, and details provided for any fences or gates proposed.

4. The statement of operations indicates that “To administer pick-up and drop-off, parents will park in the parking spots at the front of the building and enter the day-care to either pick-up or drop-off their children”. The Applicant shall provide testimony to confirm that no buses are proposed to pick-up or drop-off children.

5. The Applicant shall provide testimony to discuss the proposed operations 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, the number of vehicles to be stored or parked on the site and provisions to be made for site maintenance.

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### B.  Architectural Considerations

1. Per §244-114D all interior facilities and areas to be used by the children shall be located on the principal entrance floor and any other level which is not more than 1/2 story above or below the finished grade at the location from which pedestrian access is provided to the building. The architectural plans indicate a 2-story building with a basement. The Applicant should provide testimony to discuss the proposed architectural plans.

2. According to the architectural floor plans, it appears that there is only one main entrance to the building on the westerly side of the building along with an access to stair 1. On the northerly side of the building there are 2 access doors and on the southerly side of the building there are 2 access doors. The Applicant shall provide testimony to discuss the circulation of parents and students from the parking lot at the rear of the building. The distance from the furthest parking space is approximately 225 ft from the entrance.

3. The Applicant shall provide testimony to discuss the exterior finishes of the building.

4. The Applicant shall provide testimony to discuss the height of the building.

5. Our office recommends that the Applicant consider incorporating solar into the building/site design.

6. Per §244-201 when the effective operation of a building or structure, or equipment within a building or structure, necessitates placing machinery, motors, generators or similar devices for cooling, heating or generating purposes outside or on top of any structure, they shall be screened from public view. The location of all equipment shall be shown, the type of screening used, and all related details provided.

### C.  Signs

1. Per §244-207B(6)(a) ground mounted signs (or "monument signs") shall be permitted for professional office uses, commercial office uses, institutional uses (religious, education, government agencies), industrial parks or retail/service uses in the ROS, O/R, HVC, NC, LM, I, PVC, RGC and HC Zones. Testimony shall be provided to discuss the Applicant's intention to propose an identification sign. If signage is proposed details shall be provided and the location shown on the plan.

2. Per §244-207B(7) each principal building may have one wall sign not to exceed 15% of the principal façade area or 80 sf, whichever is smaller. The architectural elevations depict a wall sign on the front elevation on sheet A5 indicating the building sign is <80 sf. The dimensions of the sign shall be provided.

### D.  Traffic, Circulation, Parking and Loading

1. The Applicant shall provide testimony to discuss any proposed roadway improvements within the South New Prospect Road right-of-way and the timing of the improvements.

2. The Applicant shall provide testimony to discuss the potential traffic impacts as a result of the proposed development.

3. The Applicant is proposing access to the site by way of a one-way entrance drive and a one-way exit drive along South New Prospect Road. Testimony shall be provided to discuss vehicular circulation in and out of the site.

4. Per §244-196A for every building, structure or part thereof having over 10,000 square feet of gross floor area erected and occupied for any use other than residential, there shall be provided at

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least one truck standing, loading and unloading space on the premises, not less than 12 feet in width, 35 feet in length and with a minimum vertical clearance of 14 feet. Buildings that contain an excess of 15,000 square feet of gross floor area shall be required to provide additional off-street loading spaces as determined by the municipal agency during site plan review, whereas the Applicant proposes a 32,955 sf building and a 12 ft x 35 ft loading and unloading space is proposed. The Applicant shall provide testimony to discuss the need for additional loading and unloading spaces. The Applicant shall discuss the size truck anticipated for deliveries.

5. Per §244-197J(2)(a)[2][a] all entrance drives shall extend a minimum distance of 100 feet back from the street right-of-way or to a parking access aisle or major circulation drive, whereas approximately 40 ft is provided. The plans should be revised, or the Applicant shall request a waiver.

6. Per §244-197J(2)(a)[2][b] all exit drives shall extend a minimum distance of 60 feet back from the street curb or to a parking access aisle or major circulation drive, whereas 43 ft is provided. The plans should be revised, or the Applicant shall request a waiver.

7. 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 plans should be revised, or the Applicant shall request a waiver.

8. Testimony shall be provided to discuss pedestrian and accessible circulation.

9. The Applicant is proposing a slope of approximately 12% in the parking area access drive. Our office has concerns regarding the safety for vehicles and pedestrians in these areas. Testimony shall be provided to discuss the slopes of the parking areas.

10. A detail shall be provided for the EV Ready spaces.

11. A detail shall be provided for the reinforced concrete apron.

12. A detail shall be provided for the accessible ramps.

13. Sign details for the "one-way" signs and "do not enter" signs shall be provided.

14. Our office defers all fire prevention and fire safety issues to the Township Fire Official.

### E.  Landscaping

1. The landscape plan should be revised to provide for more diversity of the plant selections. The plants species should be in groupings of 5 to 7 plants to avoid losing all the plants to insects or diseases. It is recommended that the landscape plan be prepared by a licensed landscape architect.

2. Per §244-193B(1)(b) buffer areas are required along front property lines on local, minor collector and major collector streets which abut areas zoned for residential use. The 32,955 sf building requires a buffer width of 25 feet. The R-1 residential zone is located directly across from the site along South New Prospect Road. The Applicant is proposing an area of 25 ft. There is approximately 3 ft of grade change from the sidewalk to where the parking lot is located. The Applicant should provide testimony to discuss the ability of the proposed plantings to provide an adequate screen. The Applicant may require a waiver.

3. Per §244-193B(4) no structure, storage of materials or parking of vehicles shall be permitted within the buffer area, except that, where permitted by the municipal agency, the buffer area may be broken for vehicular or pedestrian access and appropriate directional and safety signs provided, whereas a retaining wall is proposed. The Applicant may require a waiver.

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4. The applicant should provide testimony to discuss the need to provide foundation plantings, whereas no area is provided for foundation plantings.

5. All tree removal shall be in accordance with Chapter 405 of the Township of Jackson Ordinance.

6. A Landscape & Tree Save Plan shall be reviewed and approved by the Jackson Township Certified Tree Expert.

7. 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.

8. The plant schedule indicates 2 RB, whereas 3 RB are shown on the plan. Revise accordingly.

9. The plant schedule indicates 22 AH, whereas 7 AH are shown on the plan. Revise accordingly.

### F.  Lighting

1. Per §244-197J(1)(f) shielding shall be required where necessary to prevent light trespass glare upon adjacent properties or streets. The point-by-point analysis indicates light spillage onto the adjacent properties. It is noted on the lighting plan that “cutoff shields to be provided to prevent spillage”. It is also noted on the lighting plan that “all site lighting will be adjusted as may be directed by the Township & Inspecting Engineer should unanticipated offsite lighting impacts result from the development which is proposed”. The Applicant should provide testimony to discuss the light spillage shown on the lighting plan. The lighting design may need to be revised.

2. The stormwater inlets and piping should be removed from the lighting plan to clearly see the proposed light poles.

### G.  Storage of Solid Waste & Recyclable Materials

1. Testimony shall be provided to discuss the size of the trash enclosure area to determine if the trash enclosure area is adequate to service the proposed use.

2. 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 trash enclosure detail should be revised to clearly indicate an area for recyclables.

3. The trash enclosure detail shall include an elevation view for the fence and gates.

4. The Applicant should indicate the anticipated quantity of recyclable materials generated for the use, how recyclable material will be collected, as well as bulk items.

5. The Applicant shall provide testimony as to the frequency the refuse will be removed from the site.

### H.  Utilities

1. The Applicant proposes to service the site with public water. The existing water main is located along South New Prospect Road in front of the site. The Applicant will require a road opening permit from the Ocean County Highway Department.

2. The Applicant is proposing to service the site with public sewer. The existing sewer main is within Marginal Road which is southeasterly of the site parallel to South New Prospect Road. The Applicant will require a road opening permit from Jackson Township.

3. It is noted on sheet C400 that the existing manhole is Marginal Road is debris filled. Testimony shall be provided to discuss the removal of the debris.

4. The Applicant requires approval from the Jackson Township Municipal Utilities Authority, Ocean County Utilities Authority, and Ocean County Planning Board.

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### I. Miscellaneous

1. The Environmental Impact Statement should be revised to reflect the site plans last revised 7/17/2026.

2. The Applicant shall provide testimony to discuss the potential environmental impacts as a result of the proposed development. The site is surrounded by residential zones. The testimony shall include the potential impacts as they relate to the adjacent properties.

3. The Applicant shall provide testimony to discuss the adverse environmental impacts that cannot be avoided as indicated in the Environmental Impact Statement.

4. The Applicant shall provide testimony to discuss the potential impacts as a result of the demolition of the existing structures on the site, as well as the need for permits to demolish the existing structures.

5. The word “Planning” is spelled incorrectly in the certification block on sheet C100. Revise accordingly.

6. The Applicant is required to obtain all local and outside agency approvals.

7. A list of approved variances and waivers shall be provided on the plans.

8. Issues related to the Affordable Housing Non-Residential Development Fee are deferred to the Board Solicitor.

9. 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.

10. Testimony should be provided regarding the earthwork quantities for the site and compliance with Chapter 364 – Soil/Fill Importation.

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.

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.

God Bless America,

## REMINGTON & VERNICK ENGINEERS

<div style="text-align: center;"><img src="imgs/img_in_image_box_329_2542_535_2680.jpg" alt="Image" width="8%" /></div>


Ernest J. Peters, Jr., P.E., P.P., C.M.E.

Board Planner

MMG/EJP:ag

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cc: via e-mail:

Mr. Robert C. Shea, Esq. – Board Attorney ( bchea@rcshea.com)

Ms. Patty Warren, Paralegal (pwarren@rcshea.com)

Mr. Doug Klee, P.E. – Board Engineer (  dklee@owenlittle.com )

Ms. Gina Tumolo – Zoning Officer (gtumolo@jacksontwpnj.net)

Brookwood Enterprise, LLC – Applicant ( typerlstein@gmail.com)

TYP Jackson Two, LLC – Owner (typerlstein@gmail.com)

Mr. Eli Halpert, P.E. – Applicant's Engineer ( ehalpert@halerconsulting.com)

Mr. Naftoli Gut, R.A. – Applicant's Architect ( naftoli@gutvann.com)

Ms. Donna Jennings, Esq. - Applicant's Attorney ( dJennings@wilentz.com)

Mr. Scott Kennel – Applicant’s Traffic Consultant ( skennel@mratraffic.com)