Technical Review Letter #2 Morgan Municipal Project No. JKZB-Z32658 Escrow #: Z32658 Applicant: GM Land Holdings, LLC Application: Use Variance - D(5): Density (SFDs) Block(s)/Lot(s): 17201/2 Site Address: Toms River Road Zone: “FA-6” (Forest Zone) Jackson Township, Ocean County, New Jersey

Re: Technical Review Letter #2 Morgan Municipal Project No. JKZB-Z32658 Escrow #: Z32658 Applicant: GM Land Holdings, LLC Application: Use Variance - D(5): Density (SFDs) Block(s)/Lot(s): 17201/2 Site Address: Toms River Road Zone: “FA-6” (Forest Zone) Jackson Township, Ocean County, New Jersey

  1. #52: The location and treatment of existing and proposed entrances and exits to public rights-of-ways, including the utilization of traffic signals, channelization, acceleration and deceleration lanes, additional width and any other devise necessary for traffic safety and/or convenience and the estimated average number of passenger vehicles, single unit trucks or buses and semitrailer that will enter the site each day.
  2. #53: A graphic depiction of the anticipated routes and details of the system of on-site vehicular and pedestrian circulation shall be provided. If the developer desires to have the appropriate provisions of title 39 of NJ Revised Statutes, they shall submit a formal request and a detailed plan meeting the requirements of the NJ Dept of Transportation and the Township Engineer shall advise the developer regarding the details of such plan.
  3. #54: The location of existing and proposed curbs and sidewalks.
  4. #56: For applications involving the construction of 20,000 square feet of new floor area, and/or the creation of seven (7) or more new lots, an Environmental Impact Statement shall be provided and address the requirements of Section 244-189.

Landscaping and Lighting Section:

  1. 1. #92: Floor plans and building elevation drawings of any proposed structure or structures, or existing structures to be renovated.

While the Applicant has not requested any waivers, the above items are required pursuant to the Township’s land development checklist for a use variance, and the Applicant shall provide testimony regarding the missing items listed above to the Board’s satisfaction.

The following additional documents were submitted on September 6th, 2026:

B. SUMMARY

  1. Environmental Impact Statement, prepared by Professional Design Services, Inc., signed by Ian M. Borden, P.P., dated 08/31/26;
  2. Exhibit A-1 Aerial Plan prepared by Professional Design Services, Inc., dated 9/2/2026;
  3. Exhibit A-2 Zone Exhibit prepared by Professional Design Services, Inc., dated 9/2/2026;
  4. Exhibit A-3 Concept Plan prepared by Professional Design Services, Inc., signed by William A. Stevens, P.E., P.P., dated 12/9/2026 and last revised 2/9/2026;

The subject property is located along Toms River Road and is identified as Block 17201, Lot 2, within the “FA-6” (Forest Agricultural) Zone. The parcel contains approximately twenty-six (26) acres and is currently vacant and heavily wooded. The tract appears to consist primarily of undeveloped woodland with no existing structures or significant site improvements presently located on the property. Surrounding land uses appear to consist primarily of wooded tracts and low-density residential development consistent with the surrounding Forest Agricultural area. The presence of any existing features on site cannot be confirmed as a survey was not submitted with the application.

The Applicant is proposing to develop the tract for residential purposes through the construction of a single-family residential subdivision. The proposal includes the creation of sixteen (16) lots, consisting of fourteen (14) single-family residential lots and two (2) stormwater management lots.

In Applicant 1s seeking Use Variance Relief in the form of a D(5) Density Variance to permit residential development at a density greater than that permitted within the FA-6 Zone. Pursuant to Township Ordinance, detached single-family dwellings are permitted at a maximum density of one (1) dwelling unit per six (6) acres. The Applicant proposes the construction of fourteen (14) single-family dwelling units, whereas only four (4) dwelling units would otherwise be permitted on the subject property. Based upon the submitted concept plan and application