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

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

c) Ch. #244-199 - Open Space:

1. 1) Open space requirements for any future subdivision application shall comply with this section. A minimum of 10% of the tract shall be set aside for open space where applicable. We note that no open space is currently proposed. The Applicant shall provide testimony regarding compliance with these requirements, including the location, usability, and ownership/maintenance of any proposed open space.

d) Ch. #244-84 - Clustered Development:

1. 1) 244-84(A)(1)(b) states "when two or more lots are proposed in the FA-6 Zone, mandatory clustering shall be required. All residential units shall be located on one acre lots. The house lot(s) shall be referred to in this section as the "developed area" and the balance of the required acreage (5 acres per lot) shall be referred to as the "conservation area." It further goes on the state "clustered developments shall be designed to protect the particular environmental attributes of the site, to maintain the conservation area in an undisturbed state, to promote the establishment of greenways on adjacent sites and to maximize the contiguity of protected lands as a means of providing habitat for threatened and endangered plant and animal species. The developed area shall be located and designed to promote efficient use of the existing infrastructure (roads, utilities, etc.) and coordinate with development on adjacent parcels. The design shall be subject to the review and approval of the Planning Board and the Pinelands Commission." Based upon the concept plan, no conservation easement(s) are shown, and the application would not comport to this requirement. It should be noted that Aidan Lane to the north and Tuxedo Court to the south are encumbered by conservation easements. Testimony shall be provided.

e) Ch. #244-200 - Recreational Standards for Residential Developments:

1. 1) Residential developments containing five (5) or more dwelling units shall provide recreational facilities within designated open space areas or provide payment in lieu, if applicable. We note that no recreational facilities are currently proposed. The Applicant shall provide testimony regarding compliance with these requirements.

f) Ch. #244-213 - Streetlighting:

Streetlights shall be of a type approved by resolution of the Township Committee and by the electric utility company servicing the proposed development and approved by the Township Planning Board and located so as to provide an average maintained lighting level of 0.4 horizontal footcandle with a uniformity ratio of 6 to 1 on all local, local collector and minor collector streets and 0.6 horizontal footcandle with a uniformity ratio of 4 to 1 on all major collector, minor arterial and principal arterial streets. The developer shall pay the full cost for initial installation of any streetlights and in accordance with § 244-214 herein, the operation and maintenance costs until such time as the municipality assumes payment for the operation and maintenance costs of such streetlighting.

1. 1) Proposed streetlighting locations shall be shown on any future plans, and lighting plans and details shall be provided demonstrating compliance with applicable Township and utility requirements.

g) Ch. #244-209.1 - Stormwater Management in Pinelands Area:

1. 1) The Applicant shall provide a stormwater management report and operations/maintenance manual for review as part of any future subdivision application, including details related to the design, function, and long-term maintenance of the proposed stormwater management basins.