← 19920.pdf
Rebuilt HTML — PaddleOCR-VL (Baidu)
Content placed at each item's bbox to mirror the original PDF layout (font sizes are estimated). overlay · view JSON
Page 1
Download HTML
REMINGTON & VERNICK ENGINEERS
AN ✓ ARDURRA COMPANY
September 22, 2026
Ms. Laura Morrison, Secretary
Jackson Township Planning Board
95 West Veterans Highway
Jackson Township, New Jersey 08527
9 Allen Street
Toms River, NJ 08753
O: (732) 286-9220
F: (732) 505-8416
Re: Preliminary & Final Major Subdivision and Preliminary & Final Major Site Plan Review #1 Subdivision Application No. 678/Site Plan Application No. 961/Escrow #P32664 Applicant: South Hope Chapel, LLC
Location: 198, 202, & 210 South Hope Chapel Road (C.R. 547)
Zone: RG – 2 (Regional Growth Zone)
Block 20701, Lots 12, 13, and 14
Our File: 1512-P-652
Dear Ms. Morrison & Planning Board Members:
REMINGTON & VERNICK ENGINEERS has received the above captioned for review. The Applicant is seeking Preliminary and Final Major Subdivision approval to subdivide existing Block 20701, Lots 12, 13 & 14 into 11 proposed lots (New Lots 12.01 – 12.10 & 14.01) consisting of 9 new single-family residential lots, 1 stormwater basin lot, and an affordable housing lot. The Applicant is also seeking Preliminary and Final Major Site Plan Approval to construct a proposed 1-story 3-unit affordable housing building in the RG-2 – Regional Growth Zone.
The site is located on the westerly side of South Hope Chapel Road (County Route 547) approximately 1,000 ft north of Whitesville Road. The subject site consists of 4.69 acres (4.47 acres after right-of-way dedication) and is located in the RG-2 – (Regional Growth) Zone. The site currently consists of a 1-story frame dwelling with deck, a 1-story framed building, a detached garage, 2 sheds, a curbed asphalt driveway and parking area, a concrete walk, a septic tank, fencing, and wooded area on Lot 12; a 2-story frame dwelling with deck, a detached garage, a paver/concrete driveway, an above ground pool with deck, 2 sheds, fencing and wooded area on Lot 13; and a 2-story frame dwelling, a paver patio, a shed, a concrete pad, a curbed and asphalt paved driveway, and fencing on Lot 14.
The proposed major subdivision improvements include 1 proposed road (Robin Court). Robin Court has access to South Hope Chapel Road. The road is to be paved and curbed with a 30 ft cartway and 50 ft right-of-way. Sidewalk is provided along both sides of the proposed road. Each dwelling lot consists of a 1,850-sf dwelling footprint (number of stories has not been indicated), sidewalk, a bituminous driveway (36 ft long x 18 ft wide), and a concrete apron. The overall improvements include street trees, lighting, and stormwater management.
The proposed site plan improvements for the affordable housing lot consist of 8 paved and curbed parking spaces for the multi-family dwelling with access to South Hope Chapel Road. Improvements include stormwater management.
The overall site will be serviced by public water and public sanitary sewer systems. The public water system consists of proposed water main extension within the site to a water main within South Hope Chapel Road which appears to require an extension in a northerly direction. The public sanitary sewer system consists of proposed gravity sanitary sewer mains within the site to an existing sanitary sewer main within South Hope Chapel Road.
rve.com
Page 2
Download HTML
Jackson Township Planning Board
Our File: 1512-P-652
Page 2
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
| Owner/Applicant Lot 12 | Owner Lot 13 | Owner Lot 14 |
|---|---|---|
| South Hope Chapel, LLC\nc/o Maurice Wolf\n4706 18th Avenue\nBrooklyn, NY 11204\n732-730-3700 | MWNJ 18 LLC c/o Maurice Wolf 4706 18th Avenue Brooklyn, NY 11204 732-730-3700 | MWNJ 24 LLC c/o Maurice Wolf 4706 18th Avenue Brooklyn, NY 11204 732-730-3700 |
II. SUBMITTALS
| TITLE / DESCRIPTION | PREPARED / SIGNED / SEALED BY | DATE | DATE LAST REVISED |
|---|---|---|---|
| Letter of Transmittal | Laura Morrison Planning Board Secretary | 6/1/2026 | |
| Letter of Transmittal | 4/23/2026 | ||
| Letter of Transmittal | 4/17/2026 | ||
| Certificate of Zoning / Development Permit | Gina Tumolo Zoning Officer | 4/16/2026 | |
| Land Use Disclosure Statement | Salvatore Alfieri, Esq. Cleary Giacobbe Alfieri Jacobs, LLC | Undated | |
| Land Development Application | Applicant/Owners Lots 12, 13, & 14 | Undated | |
| Land Development Checklist | Undated | ||
| Letter of Consent | 2/24/2026 | ||
| Consent of Owner Form | 2/24/2026 | ||
| Right of Entry Consent Form | 2/24/2026 | ||
| Certification by Owner and/or Applicant | 2/24/2026 | ||
| Proof of Taxes Paid Lot 12 | 3/25/2026 | ||
| Proof of Taxes Paid Lot 13 | 3/25/2026 | ||
| Proof of Taxes Paid Lot 14 | 3/25/2026 | ||
| Escrow Agreement | 2/24/2026 |
Page 3
Download HTML
Jackson Township Planning Board
Our File: 1512-P-652
Page 3
| TITLE / DESCRIPTION | PREPARED / SIGNED / SEALED BY | DATE | DATE LAST REVISED |
|---|---|---|---|
| Escrow Account & Fees | Applicant/Owners Lots 12, 13, & 14 | 6/1/2026 | |
| Escrow Account & Fees | 4/10/2026 | ||
| Deed of Ownership Lot 14 | 5/8/2023 | ||
| Deed of Ownership Lot 13 | 9/29/2025 | ||
| Deed of Ownership Lot 12 | 10/3/2025 | ||
| Land Use Disclosure Statement | Undated | ||
| Corporate Disclosure Form – South Hope Chapel, LLC | 2/24/2026 | ||
| Corporate Disclosure Form – MWNJ 18 LLC | 2/24/2026 | ||
| Corporate Disclosure Form – MWNJ 24 LLC | 2/24/2026 | ||
| Letter of Submission | Eliezer Cohen Civil Core Consulting | 5/26/2026 | |
| Letter of Submission | 4/21/2026 | ||
| Letter of Submission | 3/30/2026 | ||
| Letter of Submission | 3/9/2026 | ||
| Application & Fee to the Township Forester for approval | 4/10/2026 | ||
| Submission Letter to Ocean County Health Department for approval | 3/5/2026 | ||
| Submission Letter to Ocean County Soil Conservation District for approval | 3/6/2026 | ||
| Submission Letter to Ocean County Planning Board for approval | 3/10/2026 | ||
| Submission Letter to Township of Jackson Bureau of Fire Safety #2 for approval | 3/5/2026 | ||
| Submission Letter to the Jackson Township Environmental Commission for approval | 3/9/2026 | ||
| Submission Letter to the Jackson Township Police Department Traffic Bureau for approval | 3/9/2026 | ||
| Statement of Utilities | Undated | ||
| Project Narrative | Yosef Portnoy, P.E. Civil Core Consulting | 3/9/2026 | |
| Submission Waivers Requested | 3/9/2026 | ||
| Land Use Disclosure Statement | Undated |
Page 4
Download HTML
Jackson Township Planning Board
Our File: 1512-P-652
Page 4
| TITLE / DESCRIPTION | PREPARED / SIGNED / SEALED BY | DA≥TE | DATE LAST REVISED |
|---|---|---|---|
| Preliminary & Final - Major Subdivision Plan for 198, 202 & 210 S Hope Chapel Road, Block 20701, Lots 12, 13 & 14, Township of Jackson, Ocean County, New Jersey, consisting of 17 sheets | Yosef Portnoy, P.E. Civil Core Consulting | 12/22/2025 | 10/24/2025 |
| Circulation Plan, consisting of 2 sheets | 7/20/2025 | ||
| Outbound & Topographic Survey, Consisting of 1 sheet | Alan R. Boettger, P.L.S. Clearpoint Services, LLC | 8/23/2023 | |
| Major Subdivision Plat | 1/27/2026 | ||
| Architectural Floor Plans & Elevations for the Proposed Apartment Building, Consisting of 1 sheet | Lawrence S. Schreiber, A.I.A. Architect | 1/7/2026 | |
| Land Use Disclosure Statement | Undated | ||
| Environmental Impact Statement | Kristin Wildman, PWS DuBois & Associates | 3/16/2026 | |
| Traffic Impact Analysis | John H. Rea, P.E. Scott T. Kennel McDonough & Rea Associates, Inc. | 8/27/2025 | |
| Preliminary Infiltration Evaluation Report | Megan Nugent, P.E. Colliers Engineering & Design | 12/21/2023 | |
| Supplemental Infiltration Evaluation Report | 2/14/2025 | ||
| Pinelands Commission Inconsistent Certificate of Filing | Charles M. Horner, P.P. Director of Regulatory Programs Pinelands Commission | 12/8/2025 |
III. ZONING
A. Use
1. The Applicant is seeking Preliminary and Final Major Subdivision approval to subdivide existing Block 20701, Lots 12, 13 & 14 into 11 proposed lots (New Lots 12.01 – 12.10 & 14.01) consisting of 9 new single-family residential lots, 1 stormwater basin lot, and an affordable housing lot. The Applicant is also seeking Preliminary and Final Major Site Plan Approval to construct a proposed 1-story 3-unit affordable housing building.
Page 5
Download HTML
Jackson Township Planning Board
Our File: 1512-P-652
Page 5
The property is located in the in the RG-2 – Regional Growth Zone - §244-90.
Per §244-90A(2) detached single-family market rate dwellings are a permitted principal use.
Per §244-90D(1) detached, single-family developments on lots less than one acre are a permitted conditional use subject to the conditions of §244-90D(1)(a) through (n).
Per §244-90D(1)(I)(1) the units required for the affordable housing set-aside may be constructed as attached dwellings with a maximum of four dwelling units per building; such structures shall be subject to the bulk regulations set forth in this section.
B. Area & Bulk Standards:
Per §244-90D(1) detached, single-family developments on lots less than one acre subject to the following conditions:
The bulk requirements of §244-90D(1)(a) through (j) are as follows:
| REQUIRED | PROPOSED | STATUS | ||
|---|---|---|---|---|
| Maximum Density | 3 D.U./AC | All Lots | 12 D.U./4.47 AC = 2.68 D.U./AC | Conforms |
| Minimum Lot Area | 10,000 SF | All Lots | ≥ 10,000 SF | Conforms |
| Minimum Lot Width | 100 FT | All Lots | ≥ 100 FT | Conforms |
| Minimum Lot Depth | 100 FT | Lots 12.01 - 12.08, 12.10 & 14.01 | ≥ 100 FT | Conforms |
| Minimum Lot Depth | 100 FT | Lot 12.09 | ± 76 FT – ± 83 FT (V)(1) | Variance |
| Minimum Lot Frontage (Robin Court) | 80 FT | Lots 12.01 - 12.10 | ≥ 80 FT | Conforms |
| Minimum Lot Frontage (South Hope Chapel Road) | 80 FT | Lots 12.01, 12.10 & 14.01 | ≥ 80 FT | Conforms |
| Minimum Front Yard Setback | 25 FT | All Lots | 25 FT | Conforms |
| Minimum Rear Yard Setback | 25 FT | Lots 12.01 - 12.08, 12.10 & 14.01 | 25 FT | Conforms |
| Minimum Rear Yard Setback | 25 FT | Lot 12.09 | ± 15 FT (V)(2) | Variance |
| Minimum Side Yard Setback | 10 FT | All Lots | 10 FT | Conforms |
| Minimum Accessory Structure Setback | 10 FT | All Lots | N/A | Conforms |
| Maximum Height – Principal Structure Single Family Dwellings | 35 FT/ 2.5 Stories | All Lots | TBD(3) | TBD |
| Maximum Height – Principal Structure Multi-Family Building | 35 FT/ 2.5 Stories | Lot 14.01 | 12.67 FT Mean 1 Story | Conforms |
| Affordable Housing | 20% (3 UN) | Lot 14.01 | 3 UN | Conforms |
Page 6
Download HTML
Jackson Township Planning Board
Our File: 1512-P-652
Page 6
| REQUIRED | PROPOSED | STATUS | ||
|---|---|---|---|---|
| Parking | ||||
| Single-Family Dwellings Per R.S.I.S. – N.J.A.C. 5:21 | TBD(4) | Lots 12.01 – 12.10 | 4 Driveway Spaces | TBD |
| Multi-Family Building Per R.S.I.S. – N.J.A.C. 5:21 2 Bedroom unit (2) x 2.3 3 Bedroom unit (1) x 2.4 | 2 units x 2.3 = 4.6 spaces 1 units x 2.4 = 2.4 spaces | Lot 14.01 | 8 spaces | Conforms |
V – Variance TBD – To Be Determined
Note: Per §244-6 the definition of Lot Depth is the shortest distance between the front lot line and a line drawn parallel thereto through the midpoint of the rear lot line.
Per §244-90D(1) the minimum lot depth is 100 ft, whereas approximately 76 ft to 83 ft is provided for New Lot 9 depending on where the middle of the rear property line is determined.
Per §244-90D(1) the minimum rear yard setback is 25 ft, whereas approximately 15 ft is provided for New Lot 9.
Per §244-90D(1) the Applicant shall provide architectural plans detailing the number of stories, and the height of the detached residential dwellings.
Per §244-90D(1) the Applicant shall provide architectural plans detailing the floor plan, number of bedrooms, and whether a garage is proposed for the detached residential dwellings.
C. Conditional Use Requirements §244-90D(1)(k) through (n):
Per §244-90D(1)(k) the proposed lots are to be serviced by a public sanitary sewer system. The Applicant complies with the condition.
Per §244-90D(1)(l) compliance with the requirement of an affordable housing set-aside as set forth in the Fair Housing Act, N.J.S.A. 52:27D-329.9.
The units required for the affordable housing set-aside may be constructed as attached dwellings with a maximum of four dwelling units per building; such structures shall be subject to the bulk regulations set forth in this section. The Applicant complies with the condition.
Per §244-90D(1)(m) submission of a traffic impact assessment for all preliminary major subdivisions regardless of the number of lots created. The Applicant complies with the condition.
Per §244-90D(1)(n) acquisition and redemption of Pinelands development credits for 30% of the proposed units in accordance with § 244-102 et seq. Redemption of Pinelands development credits shall not be required for affordable housing units provided to meet the requirements of the Fair Housing Act, N.J.S.A. 52:27D-329.9, provided such affordable units do not exceed 20% of the total number of proposed units. The Applicant shall provide testimony and proof of compliance with this condition.
Page 7
Download HTML
Jackson Township Planning Board
Our File: 1512-P-652
Page 7
D. Conservation Zone Overlay
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.
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 note that the extent of the wetlands to the southeast of the site have been verified and approved per Pineland File No. 2014-0040.001. A copy shall be provided to our office for review. The wetlands line shall be labeled accordingly.
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 note that the extent of the wetlands to the southeast of the site have been verified and approved per Pineland File No. 2014-0040.001. A copy shall be provided to our office for review. The wetlands line shall be labeled accordingly.
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. There does not appear to be any wetlands on the site.
Per §244-45C(1)(d) all required setbacks shall be taken from the wetlands limits pursuant to the LOI (letter of interpretation). There does not appear to be any wetlands on the site.
IV. SUBDIVISION/SITE PLAN ISSUES
With the exception of the following, engineering issues are deferred to the Board Engineer. This review is limited to planning issues for the proposed Preliminary and Final Major Subdivision Plans and Plats & Preliminary and Final Major Site Plans.
A. Items to be Discussed with the Board
Per §244-90D(1) detached, single-family developments on lots less than one acre are a permitted conditional use subject to the conditions of §244-90D(1)(a) through (n). The Applicant does not appear to meet all the conditions. It should be determined if the application should be moved to the Zoning Board of Adjustment. Testimony shall be provided.
The RG-2 Zone shall be permitted to be developed with residential developments with a 20% inclusionary set-aside. All development of affordable units shall follow the very-low/low/moderate income split provided for in the Uniform Housing Affordability Controls (N.J.A.C. 5:80-26.1 et seq). The Applicant shall provide testimony to discuss these requirements as it relates to the proposed development.
A homeowners' association (HOA) shall be created, subject to the approval of the Planning Board. This entity shall assume responsibility for the ownership, management, and maintenance of all lands dedicated to recreation and open space and shall be responsible for maintaining all public areas within the development. The governing documents of the association shall include provisions ensuring the continued care, funding, and operation of
Page 8
Download HTML
Jackson Township Planning Board
Our File: 1512-P-652
Page 8
these areas in accordance with applicable municipal standards. The Applicant shall provide testimony, and the HOA documents shall be provided to our office and the Board Attorney's office for approval.
The Applicant is proposing subsurface and bioretention stormwater basins on New Lots 12.04 & 12.06. Drainage easements shall be provided for these lots. The Applicant shall provide testimony to discuss ownership and maintenance responsibilities for these basins.
The Applicant is proposing underground infiltration basins on all lots. Testimony shall be provided to discuss ownership and maintenance responsibilities for these basins.
The wetlands line and wetlands buffer line shown on the plans shall be labeled with bearings and distances. A deed restriction for New Lot 12.06 should be provided.
B. Architectural Considerations
The Applicant should provide Architectural Plans for the Single-Family Dwellings or indicate on the plans the number of stories, the number of bedrooms and if garages are proposed to determine compliance with the height requirements and the parking requirements. Testimony shall be provided to discuss the number of models proposed.
The Applicant should indicate if basements are proposed.
Our office recommends that solar be incorporated into the building/site designs.
C. Signage
1. The Applicant shall provide testimony to indicate if any site identification signage is proposed.
D. Traffic, Access & Parking
Our office defers all fire prevention and fire safety issues to the Township Fire Official.
The Applicant shall provide testimony to discuss the traffic impacts as a result of the proposed development.
The Applicant shall provide testimony to discuss pedestrian & accessible circulation throughout the development.
The Applicant shall provide testimony to discuss vehicle, pedestrian & accessible circulation for the affordable housing building. No sidewalk is proposed from the parking lot to the building.
Per ADA requirements, a minimum of 1 accessible space shall be provided, whereas none is shown on the plan. The Applicant shall provide testimony.
All improvements shall be labeled on the layout plan.
A street sign should be shown on the plans and a detail provided.
Driveway aprons shall be labeled and dimensioned on the plan.
The County Route number for South Hope Chapel Road should be referenced on the plans.
E. Lighting
1. 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
Page 9
Download HTML
Jackson Township Planning Board
Our File: 1512-P-652
Page 9
provided.
There are 8 parking spaces proposed for the affordable housing building. No lighting is proposed. The Applicant shall provide testimony to discuss the need to provide lighting for the affordable housing parking area for safety and security purposes. For comparison, a non-residential application would have to comply with §244-197J(1)(f) for all parking areas with 10 or more vehicles shall have artificial lighting that will provide a minimum lighting level of 0.5 horizontal footcandles throughout the parking area and access drives.
The Applicant shall provide testimony to discuss the lighting fixture type proposed as well as the wattage with regard to light spillage into the windows of the residential dwellings.
A light pole and foundation detail shall be provided. The mounting height should be included.
F. Landscaping; Buffer Areas; Screening; Shade Trees
Per §244-193B(1)(a) a building size less than 15,000 square feet requires a 10 ft wide buffer area along all side and rear property lines which abut areas zoned for residential use and along front property lines on local, minor collector and major collector streets which abut areas zoned for residential use, whereas no buffer is provided along South Hope Chapel Road for the affordable housing lot. The plans should be revised to provide a landscaped buffer along South Hope Chapel Road for the affordable housing lot, or the Applicant shall request a waiver. Testimony shall be provided.
Per §244-193B(1)(a) a building size less than 15,000 square feet requires a 10 ft wide buffer area along all side and rear property lines which abut areas zoned for residential use and along front property lines on local, minor collector and major collector streets which abut areas zoned for residential use, whereas no buffer is provided along the side or rear property lines of the affordable housing lot. The plans should be revised to provide a landscaped buffer along the side and rear property lines for the affordable housing lot, or the Applicant shall request a waiver. Testimony shall be provided.
Per §244-193D(1) shade trees are required to be planted between the sidewalk and property line, between 40 ft & 50 ft apart. There are several locations that exceed 50 ft of separation. Applicant shall revise accordingly & a note should be provided on the plans to ensure compliance during construction, or the Applicant shall request a waiver.
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.
Our office recommends that more than 1 species of tree be proposed for the street trees.
Per §244-201 requires that exterior mechanical equipment be screened from public view. No mechanical equipment is depicted for the affordable housing building. The locations of all exterior mechanical equipment shall be shown and buffered accordingly.
A Tree Management Plan has been provided. Our office defers compliance to the Jackson Township Tree Specialist.
All tree removal shall be in accordance with Chapter 405 of the Township of Jackson Ordinance.
Landscape specification note 17A should be revised to indicate “All plant materials are to be guaranteed for 2 years.”
Page 10
Download HTML
Jackson Township Planning Board
Our File: 1512-P-652
Page 10
10. 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.
G. Utilities
The overall site will be serviced by public water and public sanitary sewer.
The public water system consists of proposed water main extension within the site to a water main within South Hope Chapel Road which appears to require an extension in a northerly direction. The water main within South Hope Chapel Road should be labeled to clearly demonstrate how the development will connect to the water main within South Hope Chapel Road. The Applicant requires NJDEP and Jackson Municipal Utilities Authority approvals.
The public sanitary sewer system consists of proposed gravity sanitary sewer mains within the site to an existing sanitary sewer main within South Hope Chapel Road.. The Applicant requires NJDEP, Ocean County Utilities Authority and Jackson Municipal Utilities Authority approvals.
The limits of pavement repair should be clearly indicated on the plans for both off-site water & sanitary sewer.
The water and sanitary sewer laterals for each dwelling and the affordable housing building should be labeled with size & type of pipe.
Approval from the Ocean County Health Department shall be obtained for the removal/abandonment of any existing wells or septic systems within the site.
H. Storage of Solid Waste & Recyclable Materials
Per §244-208 solid waste from all uses other than single- or two-family homes, if stored outdoors, shall be placed in metal receptacles within a screened refuse area, whereas no refuse area has been shown for the affordable housing building. The plans should be revised, or the Applicant shall request a waiver. Testimony shall be provided to indicate where solid waste will be stored.
The Applicant should indicate the anticipated quantity of recyclable materials generated for the multi-family building use, how recyclable material will be collected, as well as bulk items.
I. Subdivision Plat
The bulk requirements table shown on the cover sheet and the major subdivision plat should revise the lot numbers to reflect the numbering shown on the plan.
The minimum front yard setback, side yard setback, and rear yard setback for all new lots shown in the bulk requirements table indicate that the proposed requirements will be less than or equal to (≤) what is required. Revise to indicate greater than or equal to (≥).
New Lot 12.09 should be revised to depict the property line parallel to the front property line as a rear property line with the associated minimum rear yard setback. A variance may be required.
Per §244-6 the definition of Lot Depth is the shortest distance between the front lot line and a line drawn parallel thereto through the midpoint of the rear lot line. The Lot Depth for New
Page 11
Download HTML
Jackson Township Planning Board
Our File: 1512-P-652
Page 11
Lot 12.09 is approximately 76 ft to 83 ft is provided for New Lot 9 depending on where the middle of the rear property line is determined. A variance appears to be required.
The Applicant shall provide testimony to indicate how the subdivision will be filed. If filed by plat, the plat shall be in accordance with the Title Recordation Act.
Proposed utility easements are not included on the submitted Subdivision Plat.
The proposed lot numbers and addresses shall be shown as approved by the Township Tax Assessor. A copy of the letter from the Tax Assessor should be provided.
J. Miscellaneous Comments
The revision date on the plans is an earlier date (10/24/2025) than the date of the plans (12/22/2025). This does not appear to be correct. Revise accordingly.
Corner lots frontages within the zoning table shall be split up to reference the frontages along each street.
The Applicant shall provide testimony to discuss any negative environmental impacts as a result of the proposed development.
The Applicant shall provide testimony to discuss the adverse environmental impacts that cannot be avoided indicated in the environmental impact statement.
The dimensions of the proposed single-family dwellings & affordable housing building should be shown on the plan.
A Residential Site Improvement Standards (RSIS) compliance statement should be provided on the cover sheet of the plans. Testimony should be provided indicating compliance with RSIS requirements.
The Applicant is required to obtain all local and outside agency approvals.
A list of all approved variances & waivers should be provided on the plans.
Where applicable, gang style mailboxes must be shown on the approved plan and written approval from the postmaster shall be provided.
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.
Testimony should be provided regarding the earthwork quantities for the site and compliance with Chapter 364 – Soil/Fill Importation.
V. VARIANCE(S) & WAIVERS
The Applicant may require variance relief under N.J.S.A. 40:55D-70(c); commonly referred to as a 'c' or "bulk" variance, for minimum lot depth required.
Variance or waiver relief may be required pending Applicant's response to the issues identified in the body of this report.
Page 12
Download HTML
Jackson Township Planning Board
Our File: 1512-P-652
Page 12
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.
The granting of a ‘c’ variance requires the affirmative vote of a majority of the Board members present at the hearing.
The MLUL defines “peculiar and exceptional practical difficulties” and “exceptional and undue hardship” as:
[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)]
Under N.J.S.A. 40:55D-2, the MLUL enumerates as its purposes:
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;
To secure safety from fire, flood, panic, and other natural and man-made disasters;
To provide adequate light, air, and open space;
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;
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;
To encourage the appropriate and efficient expenditure of public funds by the coordination of public development with land use policies;
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;
To encourage the location and design of transportation routes which will
Page 13
Download HTML
Jackson Township Planning Board
Our File: 1512-P-652
Page 13
promote the free flow of traffic while discouraging location of such facilities and routes which result in congestion or blight;
To promote a desirable visual environment through creative development techniques and good civic design and arrangement;
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;
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;
To encourage senior citizen community housing construction;
To encourage coordination of the various public and private procedures and activities shaping land development with a view of lessening the cost of such development and to the more efficient use of land;
To promote utilization of renewable energy resources;
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.
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
Ernest J. Peters, Jr., P.E., P.P., C.M.E.
Board Planner
EJP/MMG:mr
cc: Mr. Robert Shea II, Esq. - Board Attorney
Ms. Patty Warren, Paralegal
Mr. Doug Klee, PE - Board Engineer
South Hope Chapel, LLC – Applicant/Owner Lot 12 ( cbrownstein@horizprop.com)
MWNJ 18 LLC – Owner Lot 13 ( cbrownstein@horizprop.com)
MWNJ 24 LLC – Owner Lot 14 ( cbrownstein@horizprop.com)
Mr. Yosef Portnoy, P.E. – Applicant's Engineer ( yportnoy@civilcoreconsulting.com)
Mr. Salvatore Alfieri, Esq. - Applicant's Attorney ( salfieri@cgajlaw.com)
Mr. Scott Kennel – Applicant’s Traffic Consultant (skennel@mratraffic.com)