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. The Applicant shall provide testimony regarding the ownership, maintenance, and operation of the proposed stormwater management basin lots, including whether a Homeowners Association will be established.
  2. Proposed block and lot numbering shall be confirmed by the Township Tax Assessor should the Board act favorably upon this application.
  3. We note that Toms River Road is an Ocean County roadway. As such, the Applicant shall comply with all applicable Ocean County regulations and obtain any required approvals.
  4. The Applicant shall be prepared to present testimony regarding the need for a dedication to Ocean County along Toms River Road. Toms River Road, pursuant to the tax map provided on the concept plan, has a very irregularly shaped right of way. Should the County require a dedication, the land area for development will be reduced which will increase the proposed density. Should the Board act favorably upon the application without the benefit of a dedication to the County, any dedication which reduces the area of the property would require an Amended D(5) density variance.
  5. The proposed roadway geometry will result in adjacent Lot 34 becoming a corner lot with two (2) front yard setbacks. As no survey has been submitted, it cannot be confirmed if the accessory structure on the north side of adjacent Lot 34 visible in aerial imagery would comply with the required front yard setback.
  6. The roadway geometry will make several homes on the north side of Tuxedo Court reverse frontage lots encumbered by front yard setbacks in the rear and the front of the lots. As no survey has been submitted, it cannot be determined how many existing properties will be impacted.
  7. We note, per NJDEP NJ GeoWeb mapping, that:
  8. The subject property is located within the New Jersey Pinelands Area. As such, the Applicant shall obtain all required approvals from the New Jersey Pinelands Commission and provide evidence of such approvals at the appropriate time.

Figure 2: Subject Property within Pinelands Area per NJ GeoWeb

  1. 13. We note the following Township Ordinances are applicable, and the Applicant shall provide testimony on compliance with each of the following: