While the applicant is seeking a bifurcated use variance at this time, this office has significant concerns regarding the viability of the site design with respect to stormwater management. Two (2) stormwater basins are proposed for 26 +/- acres of land. The current regulations require adherence to green infrastructure requirements unless granted a waiver or variance. The GI requirements mandate that infiltration basins have a contributory drainage area less than or equal to 2.5 acres, minus the footprint of the basin. The concept plan as currently laid out will require extensive underground detention in addition to the proposed surface basins and could include as many as 8 underground basins throughout the site. Applicants typically seek bifurcated use variance approval to avoid the cost of preparing full design plans including measures for stormwater management. For the application as presented, this office has concerns, especially considering the FA-6 zone has a cluster requirement which mandates a conservation easement since sufficient detail is lacking from the application documents and plans submitted.

Should the Board act favorably upon this application, at the time of Subdivision submission, the applicant shall be required to submit a stormwater management design and report demonstrating compliance with New Jersey Administrative Code (NJAC) 7:8 and Jackson Township Ordinance Section 244-209.1.

ENGINEERING PLAN COMMENTS:

The Concept Plan shall be revised to include a list of waivers requested.

The proposed roadway dimensions, including centerline profiles, curb radii, and right-of-way width, shall be provided in accordance with applicable RSIS and Township standards.

Dimensions for the proposed sidewalks shall also be provided.

Sight triangles shall be shown at the proposed intersection with Toms River Road (C.R. 571).

“Lot 9” is depicted twice, once at the end of the cul-de-sac along the west side of the site, and again on the south side of the site along existing Lots 170.01 and 170.02. The Applicant shall revise the plan.

ENVIRONMENTAL IMPACT STATEMENT COMMENTS

The EIS indicates, on page 1, that “it is proposed to develop a maximum of thirteen (13) single family dwelling units...”. The provided concept plan depicts fourteen (14) residential units. As was indicated in the prior letter, there are two Lot 9’s on the concept plan. General Note #2 on the Concept Plan also indicates “… 13 units are proposed”. Testimony shall be provided regarding the proposal before the Board.

The EIS indicates that the overall tract is 26.85 acres. The plans, as scaled, have an overall tract area of approximately 22.79 acres. The lots, as shown on the Concept Plan, total 19.566 acres. Testimony shall be provided regarding this discrepancy. If the lot is smaller than the 26.85 acres indicated, the permissible yield is less than reflected in the various submittal documents.

Section 1.3 of the EIS, Utility Plans, indicates that “the construction of 13 individual septic disposal systems is consistent with the Ocean County Water Quality Management (208) plan”. The discrepancy in the number of lots shall be clarified (i.e. 13 vs 14) and the applicant shall confirm, if 14 lots are proposed, this finding is still accurate.

Section 1.4 of the EIS discusses the requirement for the proposed stormwater management measures. The plans currently depict two (2) BMP's for the entire development. As noted previously in this letter, the overall tract area in unknown. The State's stormwater regulations mandate the implementation of small-scale basins. Small scale basins are limited to a