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OWEN, LITTLE & ASSOCIATES INC.

Engineers Planners Surveyors GIS Specialists

Jackson Township Planning Board 95 West Veterans Highway Jackson, NJ 08537

Re: Final Major Site Plan Applicant: Joseph A. Pinkava Block: 2301 Lot: 6 Location: Herman Road Warehouse Zone: LM - Light Manufacturing OLA File No.: JKPB-26-517

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Frank J. Little, Jr., P.E., P.P., C.M.E. Douglas F. Klee, P.E., P.P., C.M.E. William J. Berg, P.L.S.

Dear Chairman and Board Members:

We have received and reviewed the following material in conjunction with the referenced application:

“Preliminary and Final Major Site, Lot 6, Block 2301, Tax Map Sheet No. 23, Situated in Jackson Township, Ocean County, New Jersey”. The drawings, consisting of Thirteen (13) Sheets have been prepared by FWH Associates, P.A. and are signed by Christopher Rosati, NJPE #41981. The plans are dated 02/14/2025 with no revision dates indicated.

“Soil Erosion and Sediment Control Certification Plans, Lot 6, Block 2301, Tax Map Sheet No. 23, Situated in Jackson Township, Ocean County, New Jersey”. The drawings, consisting of Five (5) Sheets have been prepared by FWH Associates, P.A. and are signed by Christopher Rosati, NJPE #41981. The plans are dated 02/14/2025 with no revision dates indicated.

Architectural Floor Plan and Elevation Drawings entitled "New Warehouse Construction For Martin Construction, Herman Road, New Jersey", consisting of Two (2) Sheets, prepared by Schillaci Architects, Ltd. and dated 07/25/2025 with no revision dates indicated.

Stormwater Management Operation and Maintenance Manual prepared by FWH Associates, P.A., is signed by Christopher R. Rosati, NJPE #41981 and dated 09/02/2025.

Stormwater Management Report, prepared by FWH Associates, P.A., signed by Christopher P. Rosati, NJPE #41981, and dated 01/27/2025.

443 Atlantic City Blvd. Beachwood, NJ 08722 732-244-1090 Fax 732-341-3412 www.owenlittle.com info@owenlittle.com

The applicant seeks Preliminary and Final Major Site Plan approval associated with the construction of a 6,250 SF, two-story office/warehouse building (2,500 SF Office/3,750 SF Warehouse). Additional site improvements include a new two-way driveway connection to Herman Road, off-street parking, stormwater management, lighting, landscaping and all typical site plan improvements.

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The 4.7 acre wooded, and vacant tract is located on the North side of Herman Road within the LM-Light Manufacturing Zoning District. Based on our review of the submitted materials, we offer the following for the Board's consideration:

A. Zoning (LM- Commercial Office/Light Industrial)

	Required	Proposed
Minimum Lot Area	3 AC	4.758 AC
Minimum Lot Width	300 FT	340 FT
Minimum Lot Frontage	150 FT	340 FT
Minimum Lot Depth	300 FT	556.18 FT
Minimum Front Yard Setback	100 FT	102 FT
Minimum Rear Yard Setback	50 FT	450.78 FT
Minimum Side Yard Setback (Each Side)	30 FT	85 FT
Minimum Side Yard Setback (Total)	75 FT	240 FT
Maximum Building Height	50 FT	31 FT
Maximum Building Coverage	40%	3%
Maximum Impervious Coverage	75%	36%
Parking Area Setback from R.O.W.	20 FT	20 FT
Parking Area Setback from Property Line- Residential	20 FT	N/A
Parking Area Setback from Property Line - Non-Residential	10 FT	58 FT

*Variances Required-None

B. General Comments

1. Environmental Considerations -

The site is impacted by the Conservation Overlay Zone and the applicant has provided a valid letter of interpretation. The applicant should confirm that all provided zoning parameters noted above are in conformance with respect to all area and setback specifications.

Based on the total floor area proposed, no environmental impact statement is required. However, the applicant should also address any comments which have been received from the local environmental commission as well as all environmental permitting which will be required.

The applicant should address any flood hazard permitting which will be required.

2. Utilities – The drawing indicates that the proposed office/warehouse building will be serviced by the connection to a private onsite well and septic system. Any approval which may be granted would be conditioned upon review and approval by the Ocean County Health Department.

3. Site Utilization and Proposed Operations – The applicant supplied Description of Operations is attached to this engineering report. Supplementing any specific concerns the Board may have, the applicant should be prepared to address:

Nature, extent and specific location of any outdoor storage which may be proposed.

Days and hours of operation.

Security proposals.

Provisions for solid waste storage and handling including recyclables.

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Ownership and maintenance of the site's stormwater management system.

Overall site maintenance.

Impacts of the proposed use in conjunction with traffic congestion, noise, glare, air pollution, fire or safety hazards.

Any approval which the Board may grant should be conditioned upon inclusion of any Board imposed use limitations and/or restrictions within the submitted description of operations.

4. Site Access, Circulation, Loading, Required Parking and Existing Road Improvements

Site access is provided by a new two-way driveway connection to Herman Road. Based on the width and curb radii indicated, the proposed access design is conceptually acceptable. A concrete apron should be provided to better delineate and maintain the driveway opening. Traffic control devices should also be provided.

The applicant should also be prepared to address any adjacent driveways and available separation distances in relation to the potential for vehicular movement conflicts.

The new driveway connects to an un-delineated porous pavement parking area with no drive aisles, fire lanes, handicap parking, loading, storage areas, etc. indicated. A concern is raised regarding traffic safety and unregulated use of the site.

The circulation design will require the following design waiver relief:

Circulation aisle and parking area surfacing and perimeter curbing (244-197) Perimeter Concrete Curb and Bituminous Pavement Required; No Curbing and Porous Pavement provided.

Based on the square footage which is proposed, a designated loading area is not required. However, the applicant should address anticipated deliveries and handling thereof.

Off-street parking requirements are tabulated as follows:

	Required	Proposed
1 SP/200 SF (2,500 SF office)	13
1 SP/1,500 SF (3,750 SF Warehouse)	3
	Total:	16

*Ordinance 244-197B(1) – All handicapped stall shall be a minimum of 12 FT wide, 8 FT is proposed. A variance is required.

e. The applicant should address his proposals for specific roadway improvements for Herman Road. Ordinance standards require curb, sidewalk and a 15 FT paved half-width and 25 FT half R.O.W. width be provided. Any approval which may be granted should be conditioned upon all required improvements being provided. The applicant should review existing approval so as to establish a proper cross section.

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5. Grading and Drainage-

a. Except as may be noted below, proposed site grading reflects a conceptually acceptable design. Proposed site grading will properly convey all stormwater flows to stormwater management facilities while still providing for acceptable parking and driveway area slopes.

a.1 Chapter 364 of the Municipal Code regulates soil and fill importation and required proper permitting be secured. No permit is required for any development that requires Planning Board/Zoning Board approval provided said approval contains conditions that meet the specific standards of Chapter 364. Should the current application anticipate placement of fill as regulated by Chapter 364, the applicant should be prepared to address how the specific provisions of Chapter 364 are being met. Specifically:

The applicant submits proof that the soil/fill material has been tested consistent with any applicable requirements of Chapter 364.

The soil/fill meets the definition of “acceptable soil/fill” per Chapter 364.

The application otherwise conforms with the standards of Chapter 364.

The applicant's attention is directed to Chapter 364-3.E.2 for the specific information which must be provided on the plans currently under consideration by the Board.

a.2 Ordinance 244-166 Regulated Soil Removal as follows:

No topsoil, subsoil sand or gravel shall be removed from any property or site in any zone unless and until a soil removal permit and/or license shall be obtained pursuant to Chapter 185, Excavations, Mining and Dredging, of the Code of the Township of Jackson; provided, however, that the following exceptions shall apply:

The Township Engineer may issue a soil removal permit, in conjunction with a building permit application, for removal of soil for building foundations and other structures, provided that the total amount of soil to be removed from any site does not exceed 500 cubic yards.

The Planning Board may approve a soil removal permit, as a condition of its approval of an application for development, upon finding that the removal is necessary for the development of the site as approved by the Board, and further provided that the amount of soul to be removed from property or site does not exceed 1,000 cubic yards.

The applicant should confirm the 1,000 CY limitation will not be exceeded or if soil removal permit is required.

b2. Stormwater management facilities consist of a porous pavement recharge area.

Although conceptually acceptable, the applicant should address:

Stormwater system construction, inspection and maintenance responsibilities.

Dewatering times.

Design compliance with Ordinance 244-209 relating to stormwater management facilities.

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Green Infrastructure provisions.

All stormwater management facilities approved by the Township require the submission of a written agreement subject to approval by the Board Attorney that future maintenance of the system shall be the responsibility of the property owner, homeowners' association or other responsible parties. Copies of the fully executed recorded documents shall be submitted prior to the signing of the development plans, commencement of any onsite construction or issuance of any construction permits. The applicant's attention is directed to Ordinance 244-209J which details the maintenance plan/agreement requirements.

6. Architectural Considerations – Although architectural floor plan and elevation drawings have been provided, specific architectural treatments including color schemes, surfacing materials, etc., cannot be specifically established. The applicant should be prepared to review proposed architectural treatments, roof top solar as well as address any specific questions the Board may have. Colored renderings should be available for Board review.

7. Lighting and Landscaping -

Site Plan Drawing Sheet 10 of 13 details the overall site lighting which is proposed including construction details. Based on the illumination levels indicated, it appears site lighting has been provided in accordance with Ordinance standards and is acceptable. However, the applicant should address:

Lighting levels at all property lines.

Confirmation that shielding will be provided to eliminate offsite glare impacts.

A general note should be added stating all lighting will be adjusted as may be directed by the Township Engineer should unanticipated off site glare impacts resulting from the development proposed.

Site Plan Drawing Sheet 9 of 13 details the site landscaping which is proposed. Based on the site's industrial zoning, and adjacent land use, landscaping does seem appropriate. However, the applicant should be prepared to address the following:

Compliance with Ordinance §244-197 relating to safety island tree and shrub plantings adjacent to Herman Road. Additional safety island tree and shrub plantings should be provided unless otherwise directed by the Board.

Foundation plantings.

8. Solid Waste Storage – The drawings indicate that a single 20 FT x 10 FT trash storage area will be provided adjacent to the Westerly property line. The applicant should be prepared to address adequacy of the facility in relation to anticipated solid waste including recyclables. Compliance with Ordinance 244-167 solid waste storage should be confirmed.

9. Site Signage

a. The drawings do not indicate any ground or building mounted signage. Any future signage shall comply with ordinance standards.

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10. Design/Submission Waivers Required

Circulation aisle and parking area surfacing and perimeter curbing (244-197) Perimeter Concrete Curb and Bituminous Pavement Required; No Curbing and Porous Pavement provided.

Herman Road Pavement, Curb and Sidewalk Improvements: Required; Not Provided.

C. Outside Agencies

Ocean County Planning Board

Ocean County Soil Conservation District

Ocean County Board of Health

Jackson Township MUA

Jackson Township Environmental Commission

Jackson Township Bureau of Fire Prevention

D. Technical Revisions and/or Corrections

Additional pavement markings and traffic control devices should be added to ensure circulation patterns are properly established.

A general note should be added indicating 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.

A general note should be added indicating that additional landscape plantings will be provided as may be directed by the inspecting engineer should the preservation of existing vegetation be inadequate to provide proper screening. Daffodil bulb planting should be added to the landscaping seed mix.

All internal pavement radii shall be indicated at 5.0 FT minimum radius and islands at a 10 FT minimum width.

The solid waste storage area should be reviewed for compliance with Ordinance 244-208.

5a Identify/clarify "lens identified to be removed" with asterisk or by adding clarification to "Notes" column in summary soil log/testing table inn Appendix H of Stormwater Management Report.

5b Storage volume and depth of bed sizing component of Chapter 7 of BMP Manual should be provided (see example 1) to ensure water quality storm and roof drain capacity.

5c Sheet 12, under "Porous Pavement Notes", Note 8 add (AASHTO No. 2).

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Light pole footings should be indicated with a 6.0" maximum exposure.

A concrete apron at the Herman Road driveway should be provided. Additional traffic control devices should also be provided throughout the site.

Complete Herman Road improvement plans should be provided.

Indicate grid depth dimension on "Typical reinforced wall section on Sheet 12".

Renumber plan sheets.

Label concrete sidewalk adjacent to the proposed building.

A general note should be added as follows: Public Road Repair - All surface course to be 2" thick HMA 9.5M64. If proposing roadway disturbance is more than 50 LF in length for 20% or more of the roadway width, mill/pavement to be the entire width, plus an additional 5' on each end. For disturbances to less than 20% of the roadway width and less than 50 LF but within 2' of the roadway edge or centerline, mill/pave to the half-width.

Recommendations – Any approval which the Jackson Township Planning Board may grant should be subject to the following conditions being satisfied prior to signing the map.

Compliance with all technical revisions and/or corrections previously indicated.

Plan revisions and the furnishing of additional information required by the denial of any requested variances and/or design waivers.

Receipt of approvals and compliance with all permit conditions from any federal. State, county or local regulatory agency having jurisdiction over this application.

Posting of required performance bonds and payment of required inspection fees and proof of comprehensive general liability insurance coverage in accordance with ordinance standards.

Submission of agreement from the applicant requesting that the appropriate provisions of State Statute Title 39 Subtitle 1 be made applicable to the site.

Proof of tax payment.

7 The Court has entered a Judgment of Compliance and Repose (“JOR”) approving the Township’s Housing Element and Fair Share Plan; and the Township has adopted ordinances and taken appropriate steps to implement the approved affordable housing plan. The Applicant must comply with the requirements of the JOR and the affordable housing ordinances of the Township.

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Please be advised that the comments detailed above are based on our initial review of the application. Additional comments and/or required plan revisions may be forthcoming subsequent to formal presentation by the applicant and public comment which is received.

Should you have any questions or require any additional information, please do not hesitate to call. Very truly yours,

Douglas F. Klee, P.E., P.P., C.M.E.

Office of the Planning Board Engineer

DFK:caa:hmh

Cc: L. Morrison, Planning Board Secretary, (lmorrison@jacksontwpnj.net)

Shea, II, Esq., Planning Board Attorney (bcshea@rcshea.com)

Warren, (pwarren@rcshea.com)

Bolinsky S. Bolinsky, Recycling Coordinator (sbolinsky@jacksontwpnj.net)

Fischbach, Recycling Coordinator, (kfischbach@jacksontwpnj.net)

Spero, Township Forester (sspero@cmeusa1.com)

Peters, P.E., P.P., C.M.E., Township Planner (ernie.peters@rve.com) Environmental Commission (jjordan@jacksontwpnj.net) Bureau of Fire Prevention (Bureau@jacksonfiredist3.org)

Rauch, Fire Official (srauch@jacksonfiredistrict2.org)

O'Brien, Fire Official (sobrienjr@jacksonfiredistrict4.org) Joseph A. Pinkava, Applicant (buddy@marlincsi.com)

Alfieri, Esq, Applicant's Attorney (salfieri@cgaijlaw.com)

Rosati, PE, Applicant's Engineer (crosati@fwhassociates.com)

Schillaci, AIA (schillarcs@gmail.com)

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