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***Submitted Via E-Mail Only***
Ms. Dawn D'Agostino, Board Secretary (planningzoning@jacksontwpnj.net)
Jackson Township Zoning Board of Adjustment
95 West Veterans Highway
Jackson, New Jersey 08527
Re: Technical Review Letter #2
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
Dear Ms. D'Agostino,
Pursuant to your request, we have reviewed the above-referenced application for technical completeness in accordance with the provisions of the Townships Municipal Land Use & Development Regulations.
### A. COMPLETENESS
The Applicant has submitted the following information:
1. Jackson Township Planning and Zoning Board Letter of Transmittal, prepared by Dawn D'Agostino, Zoning Board Clerk, dated 03/25/26;
2. Escrow Account Summary, dated 03/30/26;
3. Zoning Board Fee Schedule and Work Sheet, undated;
4. Jackson Township Certificate of Zoning/Development Permit, signed 03/20/26;
5. Township of Jackson Land Development Application and Checklist, signed by William A. Stevens, P.E., P.P., Applicant's Engineer, undated;
6. Letter of Consent Form, signed by GM Land Holdings, LLC, Property Owner, undated;
7. Email Correspondence regarding property tax records, prepared by Mindy Siegal, dated 03/10/26;
8. Jackson Township Variance Application, signed by GM Land Holdings, LLC, undated;
9. Consent of Owner Form, signed by GM Land Holdings, LLC, undated;
10. Right of Entry Consent Form, signed by GM Land Holdings, LLC, undated;
11. Certification by Owner and/or Applicant, signed by GM Land Holdings, LLC, undated;
12. Escrow Agreement, signed by GM Land Holdings, LLC, Developer and Property Owner, and Mindy Siegal, Notary Public for the State of New Jersey, signed 12/30/25;
13. Jackson Township Corporate Disclosure Form, signed by GM Land Holdings, LLC, and Mindy Siegal, Notary Public for the State of New Jersey, signed 12/30/25;
14. Jackson Township Land Use Disclosure Statement, signed by GM Land Holdings, LLC, Applicant, Adam Pfeffer, Esq., Applicant's Attorney, and Ian M. Borden, P.P., Applicant's Engineer, undated;
15. Township Assessors Office List of Property Owners within 200 Feet, certified by Peter Maher, C.T.A. Jackson Township Assessor, mailed out 02/05/26;
16. Request for 200 Foot Property Owners List, sent to the Jackson Township Tax Assessor, prepared and signed by Emily Coughlan, dated 01/29/26;
===== PAGE 2 =====
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
17. Cover Letter for copies of deed documents, provided by Donna Strunck of Madison Title Agency, LLC, dated 07/28/21;
18. Copy of Property Deed and Related Property Documentation, consisting of (4) sheets, prepared by Keith N. Arcomano, Esq., dated 07/01/21;
19. Ocean County Document Summary Sheet, prepared by Scott M. Colabella, County Clerk, recorded 07/13/21;
20. Proof of Taxes Paid through 01/22/26;
21. Copy of Email Correspondence between Applicant's Professionals and Jackson Township Zoning Board regarding Administrative Completeness, dated 03/05/26;
22. Cover Letter for Submission of Application Items to Jackson Zoning Board, prepared and signed by Ian M. Borden, P.P., dated 12/30/25;
23. Traffic Impact Report, consisting of (10) sheets, prepared by McDonough & Rea Associates, Inc., signed by John H. Rea, P.E., Principal, and Scott T. Kennel, Sr. Associate, dated 02/02/26;
24. Concept Plan entitled, “Concept Plan of Block 17201 - Lot 2, Township of Jackson, Ocean County, New Jersey,” consisting of (1) sheet, prepared by Professional Design Services, LLC, signed by William A. Stevens, P.E., P.P., dated 12/09/25, last revised 02/09/26;
Pursuant to a determination by the Zoning Board Clerk, this application has been deemed ADMINISTRATIVELY COMPLETE. Applicant to contact Zoning Board Clerk, Dawn D'Agostino planningzoning@jacksontwpnj.net, to be placed on the next available hearing date.
Though this application has been deemed complete, the Applicant shall address the following deficient and/or missing technical documents and information, or provide written and/or verbal testimony in support of any requested waivers, prior to or at the Board hearing:
The items below correspond to the 2016 Jackson Township Land Development Checklist, specifically for Use Variance applications.
## Required Documents Section:
1. #8: Corporate Disclosure Form.
2. #10: Project Narrative with statement of operations.
3. #11: Narrative explaining requested waivers and variances.
4. #14: Copy of current property survey prepared by an NJ licensed professional land surveyor.
5. #16: Proof of submission to the Ocean County Planning Board.
6. #17: Proof of submission to the Ocean County Board of Health.
7. #18: Proof of submission to the Ocean County Soil Conservation District.
8. #19: Proof of submission to the Jackson Township Municipal Utilities Authority.
9. #20: Proof of submission to the Jackson Township Bureau of Fire Prevention.
10. #21: Proof of submission to the Jackson Township Environmental Commission.
11. #22: Proof of submission to Jackson Township Forester for Tree Permit.
12. #23: Proof of submission to NJDEP for delineation and permitting of NJDEP regulated activities.
13. #25: Copies of any existing code violations or summonses.
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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
14. #26: Eighteen (18) copies of plans, reports, application forms and supporting documentation listed above and as required below.
## Plan Requirements Section:
1. #6: Include title of "Variance Plan."
2. #9: Board Endorsement Signature Block on cover sheet.
3. #12: Name, address, and telephone number of Applicant and Owner.
4. #15: Plans shall NOT be drawn at a scale smaller than 1:50 nor larger than 1:10.
## General Requirements Section:
1. #22: The floor area of the existing and proposed buildings listed separately.
2. #23: The proposed use or uses and the floor area devoted to each use.
3. #25: Proposed and required lot dimensions and front, rear and side yard setbacks.
4. #26: Proposed and required parking spaces.
5. #27: Acreage, square footage and percent of the site retained in unoccupied open space.
6. #28: Proposed dimensions and percentage of recreation acreage provided.
7. #29: Survey shall be based on a monumented, current certified boundary survey prepared within the past 12 months and include the date of survey and the name of the person who performed the survey. Survey must show hearings in degrees, minutes and seconds.
8. #30: Survey shall be drawn at a scale of not less than 1:100 for sites/subdivisions up to 100 acres in size and not less than 1:200 for sites/subdivisions over 100 acres in size.
9. #31 The boundary Survey shall be in NJ State Plane Coordinates, North American Datum, 1983. Bearing shall be stated in degrees, minutes and seconds (as a whole Integer). Property surveys must close mathematically in all cases.
10. #35: The top of the banks and boundaries of the floodways and flood hazard areas of all existing watercourses, where such have been delineated, or the limits of alluvial soils where the boundaries of floodways and flood hazard areas have been determined, and/or such information as may assist the board in the determination of floodway and flood hazard area limits. In cases where all or a portion of a site is located in an unnumbered A Zone as shown on the Flood Insurance Rate Maps of the Federal Insurance Administration, the Applicant shall undertake and submit such studies as are necessary to determine the base flood elevations.
11. #36: All existing streets, watercourses, floodplains, floodways, flood areas, width of the paving, width of the right-of-way of each street, existing public easement and township borders within 200' of the property.
12. #41: All existing structures on the site and within 200', including the use thereof, indicating those to be destroyed or removed and those to remain.
13. #42: Paving and right-of-way widths of existing streets within 200' of the site.
14. #43: All existing and proposed public easements of rights-of-way and the purposes thereof.
15. #44: The limits of wetlands areas, wetlands transition areas and conservation easements.
16. #45: The boundaries, nature and extent and acreage of wooded areas and other important physical features, including swamps, bogs, wetlands and ponds within the proposed subdivision and within 200' thereof.
17. #51: The capacity of off-site parking areas and the location and dimensions of all access drives, aisles and parking stalls shall be shown on the plan.
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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
18. #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.
19. #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.
20. #54: The location of existing and proposed curbs and sidewalks.
21. #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. #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:
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;
### B. SUMMARY
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
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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
materials, the proposed development would result in an approximate density of one (1) dwelling unit per 1.83 acres. The exact density cannot be determined, however, as no survey was submitted with the application.
This application is being bifurcated, with the Applicant seeking use variance approval at this time and intending to seek subdivision approval at a later date.
Figure 1: Google Maps Aerial Image of Property
### C. PLANNING & ZONING
~With exception of the following, the Planning & Zoning matters are deferred to the Board Planner.~
### D. ENGINEERING COMMENTS
1. We note that the Applicant has bifurcated this application and is solely seeking Use Variance Approval at this time.
Should this use variance application be approved, then the Applicant will be required to submit a comprehensive subdivision plan.
Therefore, this Engineering Review will be limited to general concerns at this point based upon the materials submitted.
2. We note that the Applicant has not provided a survey of the subject property as part of this application. A current survey depicting existing site conditions shall be submitted for review.
3. The Applicant shall provide testimony on all previous approvals for the subject lot, if any.
4. The Applicant shall provide testimony on all existing or proposed easements, if any.
5. The Applicant shall provide testimony on any active or anticipated approvals from outside agencies.
6. We defer all fire-related matters to the Township Fire Official.
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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
7. 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.
8. Proposed block and lot numbering shall be confirmed by the Township Tax Assessor should the Board act favorably upon this application.
9. 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.
a) 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.
10. 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.
11. 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.
12. We note, per NJDEP NJ GeoWeb mapping, that:
a) 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
13. We note the following Township Ordinances are applicable, and the Applicant shall provide testimony on compliance with each of the following:
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Re:
### a) Ch. #244-193 - Landscaping; Buffer Areas; Screening; Shade Trees:
Landscaping plans for any future application shall comply with this section and include a planting schedule, locations, sizes, and installation details. This shall also include:
1) Any proposed buffering and screening along Toms River Road and adjacent residential properties.
2) Any proposed shade trees and compliance with required planting standards.
We note the existing site is heavily wooded, a Tree Management Plan shall be submitted to the Township Forester for review and approval, and existing vegetation to remain shall be protected, accordingly.
### b) Ch. #244-198 - Off-Street Parking: Residential Development:
Off-street parking requirements for residential developments shall be in compliance with, and all parking areas shall be designed and constructed in accordance with, Subchapter 4 (Streets and Parking) of N.J.A.C. 5:21 (Residential Site Improvement Standards), as amended.
Off-street parking for any future application shall comply with this section and the Residential Site Improvement Standards (RSIS). The Applicant shall provide testimony confirming compliance with RSIS requirements, including:
1) Required and proposed parking spaces per dwelling unit.
2) Driveway and on-site traffic and circulation design.
a. We note a Traffic Impact Report, prepared by McDonough & Rea Associates, Inc., has been provided, dated 02/02/26.
b. We defer comments relates to traffic to the Board's Traffic Engineer.
3) The concept plan does not depict the width of the proposed right of way, and therefore, conformance with the residential site improvements standards cannot be confirmed. It should be noted that the right of way width based upon the roadway geometry and number of lots shall be a minimum of 50 feet.
4) The concept plan does not depict radii for the proposed cul-de-sac bulbs preventing this office from confirming compliance with the residential site improvement standards.
5) The traffic report shall be updated to correct the proposed number of homes. While the traffic report and note #2 on the concept plan indicate 13 residential lots are proposed, 14 lots are proposed in plan view. The submitted concept plan contains two lots denoted as Lot 9.
6) Testimony should be provided in support of the directional distribution as noted within the traffic report. While a 50/50 directional distribution is noted for the proposed trips from this development, it appears based on the traffic counts that there is an uneven distribution. It should be expected that the directional distribution will be more similar to existing traffic patterns.
7) Testimony shall be provided relative to compliance with the residential site improvement standards. While the traffic report notes that "... conforms to New Jersey RSIS" within the conclusions, the concept plan submitted lacks sufficient detail for this to be confirmed.
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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
### c) Ch. #244-199 - Open Space:
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) 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) 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) 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) 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.
===== PAGE 9 =====
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
2) 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.
3) 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.
### 14. ENGINEERING PLAN COMMENTS:
a) The Concept Plan shall be revised to include a list of waivers requested.
b) 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.
1) Dimensions for the proposed sidewalks shall also be provided.
c) Sight triangles shall be shown at the proposed intersection with Toms River Road (C.R. 571).
d) “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.
### 15. ENVIRONMENTAL IMPACT STATEMENT COMMENTS
a) 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.
b) 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.
c) 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.
d) 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
===== PAGE 10 =====
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
contributory drainage area of 2.5 acres. While the exact area is unknown, it is reasonable to anticipate the need for six (6) to eight (8) stormwater basins. The two (2) depicted are insufficient in number. The applicant shall provide additional information if stormwater measures will be provided on the individual lots. If so, the site layout could be impacted as individual septic systems are required to provide separation to various improvements as outlined within Table 4.3 within New Jersey Administrative Code (NJAC) 7:9A-4.3.
e) 3.0.e of the EIS notes that the existing groundwater capabilities are suitable for thirteen (13) wells. Again, the plans show fourteen (14) lots. Testimony shall be provided regarding the number of lots and confirm that if 14 lots are proposed, the findings in 3.0.e are unchanged.
### E. CONDITIONS OF APPROVAL
Should the Board determine that the relief requested should be granted, we recommend that the approval be conditioned on the following;
1. The Applicant shall obtain any and all applicable outside agency approvals, including but not limited to:
a) NJ Department of Transportation
b) NJ Department of Environmental Protection
c) Ocean County Planning Department
d) Ocean County Soil Conservation District
e) Municipal Building Department
f) Municipal Fire Department
g) NJ Pinelands Commission
2. The Applicant shall submit payment of all outstanding professional review fees of the Board and Township.
3. The Applicant shall provide all required plans necessary to show compliance with all required building codes and ordinances to the Building Department at the time of the permit application.
4. Any and all damage within the public right of way during construction shall be restored at the owner's expense within the public right-of-way including but not limited to roadway pavement, curbing, sidewalk, drainage facilities, utilities, etc.
We reserve the right to request additional information and/or plans should additional variances or concerns be indicated during the public hearing. If you should have any questions or desire any additional information concerning this matter, please contact my office.
Should you have any questions, please let me know.
Very truly yours,
Morgan Municipal, LLC
MATHEW R. WILDER, P.E., P.P., C.M.E., C.F.M.
ZONING BOARD ENGINEER
TOWNSHIP OF JACKSON
===== PAGE 11 =====
## 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
## CC
Gina Tumolo, Acting Zoning Officer (gtumolo@jacksontwpnj.net)
Jean Cipriani, Board Attorney (jcipriani@rmshc.law)
Ernie Peters, Jr., P.E., P.P., C.M.E., Board Planner ( ernie.peters@rve.com)
GM Land Holdings, LLC, Applicant (msiegal@gmequitiesllc.com)
Adam Pfeffer, Esq., Applicant's Attorney ( adampfeffer@lsplegalgroup.com)
William A. Stevens, P.E., P.P., Applicant's Engineer (bstevems@pds-nj.com & iborden@pds-nj.com) 
