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OWEN, LITTLE & ASSOCIATES INC.

Engineers Planners Surveyors GIS Specialists

August 10, 2026

Jackson Township Planning Board 95 West Veterans Highway Jackson, NJ 08537

Re: P/F Major Site Plan Applicant: ZYSR, LLC Block: 2202 Lots: 3 Location: 156 East Commodore Boulevard Zone: HC- Highway Commercial OLA File No.: JKPB-26-523

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Frank J. Little, Jr., P.E., P.P., C.M.E. Douglas F. Klec, P.E., P.P., C.M.E. William J. Berg, P.L.S.

Dear Chairman and Board Members:

We have received and reviewed the following material in conjunction with the referenced application:

1. “Preliminary and Final Major Site Plan for 156 East Commodore Boulevard, Tax Block 2202, Tax Lot 3, Township of Jackson, Ocean County, New Jersey”. The drawings, consisting of Twenty (20) Sheets, have been prepared by Professional Design Services, LLC and are signed by Graham Macfarlane, NJPE #37110. The plans are dated 12/15/2025 with no revision dates indicated.
2. Boundary and Topographic Survey prepared by Professional Design Services, LLC and signed by James Metelski, Jr., NJPLS #43393. The survey is dated 09/28/2020 with a latest revision date of 04/21/2025 indicated.
3. "Preliminary and Final Major Site Plan, East Commodore Blvd Plan and Profile for Block 2202, Lot 3, Township of Jackson, Ocean County, New Jersey". The drawings, consisting of Four (4) Sheets, have been prepared by Professional Design Services, LLC and are signed by Graham MacFarlane, NNJPE #37110. The plans are dated 01/13/2026 with no revisions indicated.
4. Architectural Floor Plan and Elevation Drawings prepared by Weisz Architects. The drawings are unsigned and are dated 01/08/2026.
5. Stormwater Management Report for 156 East Commodore Boulevard Warehouse, Block 2202, Lot 3, prepared by Professional Design Services, LLC and are signed by Graham Macfarlane, NJPE #37110 and dated 12/09/2025, with no revision dates indicated.
6. 443 Atlantic City Blvd. Beachwood, NJ 08722 732-244-1090 Fax 732-341-3412 www.owenlittle.com info@owenlittle.com
6. Environmental Impact Statement for 156 East Commodore Boulevard Warehouse, Block 2202, Lot 3, prepared by Professional Design Services, LLC and are signed by Ian M. Borden, PP, CF Environmental Scientist. The report is dated 12/16/2025 with no revision dates indicated.

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7. Traffic and Transportation Report prepared by McDonough & Rea Associates, Inc., signed by John H. Rea, PE, Principal and Scott T. Kennel, Sr. Associates and dated 03/09/2026.

The applicant seeks Preliminary and Final Major Site Plan Approval for the construction of a one-story 19,000 SF, 5-unit contractors warehouse, office, showroom, and garage including 1,000 SF of office floor area. Additional site improvements include driveway connections to East Commodore Boulevard and the presently unimproved Diana Road, onsite vehicular circulation aisles, off-street parking facilities, lighting, landscaping, stormwater management and all typical site plan improvements. As noted in the Zoning Schedule below, variance relief is required for various zoning and development deficiencies.

The 2.197± acre tract is located within the intersections of East Commodore Boulevard, Diana Road and William Street within the HC- Highway Commercial Zoning District. The site is presently developed with a 6,160 SF, 2-story masonry commercial building which is to remain and be a component of the warehouse, office, showroom and garage development.

Based on our review of the submitted materials, we offer the following for the Board's consideration:

A. Zoning - (HC)- Highway Commercial

*Zoning Variances Required –

• Minimum Lot Width (244-57): 175 FT Required; 122.7 FT Proposed.

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• Minimum Lot Frontage (244-57): 175 FT Required; 116.5 FT Proposed (ECB).
• Minimum Front Yard Setback to East Commodore Blvd (244-57): 60 FT Required; 37.1 FT Proposed.
• Minimum Front Yard Setback to William Street (244-57): 60 FT Required; 46.7 FT Proposed.
• Minimum Side Yard Setback (244-57): 25 FT Required; 19.9 FT Proposed.
• Minimum Side Yard Setback (244-57): 25 FT Required; 21.7 FT Proposed.
• Minimum ROW Parking Setback to Diana Road (244-57): 20 FT Required; 10 FT Proposed.
• Minimum ROW Parking Setback to William Street (244-57): 20 FT Required; 4.65 FT Proposed.
• Minimum Residential Parking Setback 20 FT Required; 7.23 FT Proposed.
• In addition to the zoning relief noted above, we have identified the following variances:
• Minimum ROW Sign Setback of 25 FT Required; 5 FT Proposed to East Commodore Blvd.
• Minimum Commercial Sign Setback from R.O.W.: 10 FT Required; 5 FT Proposed.

B. General Comments

1. Environmental Considerations – Based on a review of available mapping, the site is not impacted by any environmental constraints. However, the applicant should detail the finding of the submitted Environmental Impact Statement as well as all comments which have been received from the local environmental commission.

2. Utilities – The drawings indicate that water and sewer will be provided by connection to public facilities within East Commodore Boulevard. Any approval which may be granted would be conditioned upon review and approval by the Jackson Township Municipal Utility Authority.

3. Site Utilization and Proposed Operations – The applicant supplied Statement of Operations is attached to this engineering report. Supplementing any specific concerns the Board may have, the applicant should be prepared to address:

• a.A general overview of proposed site operations.
• b.Nature and extent of outdoor storage.
• c.Estimated number of new employees.
• d.Days and hours of operation including 24/7 proposals.
• e.Stormwater management system ownership, operation and maintenance proposals.
• f.Site security and maintenance proposal proposals.
• g.Extent of any retail sales.

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• h.Proposals for solid waste storage and handling including recyclables.
• i.Electric vehicle charging stations and extent of roof top solar.
• j.Impacts of the proposed use in conjunction with traffic congestion, noise, glare, air pollution, fire hazards and safety hazards.

Any approval which the Board may grant should be conditioned upon the applicant submitting a formal Description of Operations providing all applicable operation disclosures as well as any specific restrictions and/or limitations the Board may impose.

4. Traffic Safety, Site Access, Circulation, Loading, Required Parking and Road Improvements

• a.The applicant has provided a Traffic Impact Study which concludes:
• It is concluded, based on the analysis set forth in this report, that plans to construct a 20.000 SF warehouse/office building on the noted property can be approved and operate compatibility with future traffic conditions in the area. The site driveway to East Commodore Boulevard is projected to operate at level of service "B".
• The Site Plan, prepared by PDS, shows adequate parking, adequate circulation and an appropriate access point to Herman Road.
• The applicant should review these conclusions with the Board, specific methodology utilized and any comments which have been received from the Bureau of Fire Prevention and Traffic Safety.
• b.Site access is proposed through two separate 2-way driveway connections to East Commodore Boulevard and Diana Road. The applicant should confirm that adequate truck turning radii have been provided and all appropriate construction design dimensioning has been indicated on the plans. The East Commodore Boulevard, connection will be subject to review and approval from the Ocean County Planning Board.
• The applicant should specifically detail all proposed driveway improvements to Diana Road. (Also see Item 4.F. below)
• c.The proposed entrance driveways connect to a single internal circulation aisle accessing the building as well as all off-street parking and loading facilities. Conditioned upon confirmation that adequate turning radii have been provided and all required construction detailing and dimensioning have been indicated on the plan, overall circulation design is acceptable. However, additional traffic control signage and pavement markings should be provided to ensure circulation design patterns are clearly established.

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• d.The plans indicate two garage doors per proposed unit. However, they are not labeled as loading zones. The applicant should be prepared to discuss loading/delivery/distribution proposals as well as adequacy of the loading facilities indicated. Additional signage should be provided.
• e.Based on the floor area and specific uses proposed, required and provided off-street parking is tabulated as follows:

*Including the 2 EV spaces parking credit.

f. The applicant should be prepared to discuss all East Commodore Boulevard, William Street and Diana Road right-of-way improvements which are proposed. Although curbing and sidewalk are required, the submitted drawings indicated that only East Commodore Boulevard will have curbing installed. Any waiver which may be granted should be conditioned upon a contribution to the Pedestrian Safety Fund.

5. Grading and Drainage

a. Except as may be noted below, proposed site grading reflects a conceptually acceptable design. Proposed site topography will properly convey all runoff flows to stormwater management facilities while still providing for acceptable parking and yard area slopes. The applicant should confirm that the specific provisions of Ordinance Section 244-184 relating to clearing and grading area being met.

a1. Chapter 364 of the municipal Code regulates soil and fill importation and requires proper permitting be secured. No permit is required for any development that requires Planning Board/Zoning Board approval provided said approval contains conditions that meet the specific standards of Chapter 364. Should the current application anticipate placement of fill as regulated by Chapter 364, the applicant should be prepared to address how the specific provisions of Chapter 364 will be met. Specifically:

The applicant submits proof that the soil/fill material has been tested consistent with any applicable requirements of Chapter 364.

The soil/fill meets the definition of “acceptable soil/fill” per Chapter 364.

The application otherwise conforms with the standards of Chapter 364.

The applicant's attention is directed to Chapter 364-3.E.2 for the specific information which must be provided on the plans currently under consideration by the Board.

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a.2 Ordinance 244-166 Regulated Soil Removal as follows:

No topsoil, subsoil, sand or gravel shall be removed from any property or site in any zone unless and until a soil removal permit and/or license shall be obtained pursuant to Chapter 185, Excavations, Mining and Dredging, of the Cod of the Township of Jackson; provided, however, that the following exceptions shall apply:

The Township Engineer may issue a soil removal permit, in conjunction with a building permit application, for removal of soil for building foundations and other structures, provided that the total amount of soil to be removed from any site does not exceed 500 cubic yards.

The Planning Board may approve a soil removal permit, as a condition of its approval of an application for development, upon finding that the removal is necessary for the development of the site as approved by the Board, and further provided that the amount of soil to be removed from the property or site does not exceed 1,000 cubic yards.

The applicant should confirm the 1000 CY limitation will not be exceeded or if a soil removal permit is required.

b. The proposed stormwater management system consists of a series of interconnected inlet structures discharging to three (3) Small Scale Infiltration Basins (two underground and one above-ground) labeled SSIB #1,2 and 3. SSIB #3 is proposed with an Outlet Structure that facilitates discharge to SSIB #1, and SSIB #1 and #2 are proposed with Outlet Structures that facilitate discharge to FES #1 (and ultimately William Street). Based on our review of the submitted drainage calculations the design is conceptually acceptable, although the applicant should address:

Proposals for future ownership and maintenance of the stormwater collection and management facilities.

Subsurface soil conditions, available permeability as well as restricted layers which were encountered and anticipated “Time to Drain”.

Downstream impacts associated with any drainage system overflow.

Provisions for drainage basin security, maintenance access and screen buffering.

Roof drain proposals.

Provisions to address Green Infrastructure.

The Applicant should confirm that the discharge to William Street will not have a negative impact upon downstream off-site parcels.

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c. All stormwater management systems approved by the Township require the submission of written and recorded documentation ensuring that the future maintenance of the system shall be the responsibility of the property owner. Copies of fully executed and recorded documents shall be submitted prior to signing of the development plans, commencement of any onsite construction or issuance of any construction permits. The applicant should confirm that specific provisions of Ordinance Section 244-209.J detailing maintenance plans/agreement requirements will be met.

6. Lighting and Landscaping

• a.Site Plan Drawing Sheet 7 of 20 details the various site lighting facilities which are proposed. Based on the lighting levels indicated, proposed site illumination falls below Ordinance Standards in several parking lot areas above acceptable levels at the property lines. Design modifications are required. The applicant should confirm that shielding will be provided to eliminate offsite glare impacts.
• b.Site Plan Sheet 8 of 20 details the site landscaping which is proposed. Based on the site's Highway Commercial zoning including the nature of the surrounding area, landscaping is conceptually acceptable. However, the applicant should be prepared to address:

The design waiver for a 10 FT perimeter landscaping strip as 4.65 FT is proposed.

The extent of internal safety island shrub plantings.

Foundation plantings.

Irrigation proposals.

Adequacy of basin screening.

7. Architectural Considerations—Although architectural floor plan and elevation drawings have been provided, specific architectural treatments including color schemes, surfacing materials, etc., cannot be specifically established. The applicant should be prepared to review proposed architectural treatments as well as address any specific questions the Board may have. Colored renderings should be available for Board review.

The applicant should address architectural enhancements to the existing building and provide a floor plan so as to confirm floor area utilization.

8. Solid Waste Storage – Solid waste storage facilities consist of two CMU trash enclosures and a 2 YD dumpster. The applicant should indicate adequacy of the facilities in relation to anticipated solid waste including recyclables. The applicant should also confirm that all specific provisions of Ordinance Section 244-208 relating to solid waste storage will be met including required landscaping.

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9. Site Signage – A 30 SF ground mounted sign is proposed along East Commodore Boulevard. The sign requires a ROW setback Variance as 25 FT setback is required and 5 FT is proposed. All existing and proposed building mounted signs should be addressed.

10. Miscellaneous

• a.The applicant should address all improvements to Diana Road which are proposed. As designed, only a paved driveway connection to the existing Diana Road gravel surface is proposed. The applicant should address anticipated vehicular loading and the need for widening and bituminous surfacing being extended from the site to the existing edge of pavement associated with Diana Road.
• b.The applicant should address relocation of the proposed building to the required side setback line of 25 FT so as to eliminate the side yard setback variance which is requested.

11. Design/Submission Waivers Required-

• a.Curb and Sidewalk (244-203B): Required along all road frontages; No sidewalks are provided along East Commodore Boulevard and Diana Road or William Street. No curbing provided adjacent to Diana Road or William Street.
• b.Landscaping Strip (Ordinance 244-197J(1)(b): 10 FT wide unbroken strip along side property lines Required; 4.65 FT Provided.

C. Outside Agencies – The applicant should indicate the status of the following outside agency permits/approvals which will be required in conjunction with any approval the Board may grant:

1. Ocean County Planning Board.
2. Ocean County Board of Health
3. Ocean County Soil Conservation District
4. Jackson Township MUA
5. Jackson Township Bureau of Fire Prevention
6. Jackson Township Environmental Commission
7. Jackson Township Tree Removal Permit
8. Jackson Township Bureau of Traffic Safety
9. Jackson Township Recycling Coordinator

D. Technical Revisions and/or Corrections-

1. Additional pavement markings and traffic control devices should be added to ensure circulation patterns are properly established including loading zone delineation.

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2. A general note should be added indicating that all site lighting will be adjusted as may be directed by the Township/Inspecting Engineer should unanticipated offsite lighting impacts result from the development which is proposed. Daffodil bulb planting should be added to the landscaping seed mix.
3. Light pole footings should be indicated with a 6.0" maximum exposure.
4. A general note should be added indicating that supplemental screen plantings will be provided, as may be directed by the inspecting engineer should the preservation of existing vegetation not be adequate to providing proper screening.
5. A 0.5 footcandle line shall be added to the lighting plan.
6. The lighting design shall be revised to ensure that the lighting does not exceed the permitted lighting along property lines as well as minimum requirements onsite.
7. Area of Roadway Dedication on East Commodore Boulevard should be shown on the plan along with a note indicating Lot Area before and after dedication. The Zonning Schedule "Lot Area" should be revised according.
8. Additional signage should be provided.
9. Apply "Current" and "Projected" Rainfall values in the analysis of the Stormwater Management system as per NJDEP requirements.
10. Provide a column of bottom areas (SF) for each basin in the "Time to Drain" table in the Stormwater Management Report.
11. Groundwater Mounding Hantush Spreadsheet results are contained in the Stormwater Management Report. The Applicant should justify why a Kh value (Surcharge Rate in the Coastal Plain) of 5X the Recharge Rate (R) was not used for the calculation.
12. Under "Water Quality", The Stormwater Management Report indicates that the site is located within the watershed of a Category One Waterway, and therefore, a reduction of 95% of Total Suspended Solids (expressed as an annual average) is required. The Applicant should provide a narrative indicating how this reduction percentage is being achieved by the proposed storm system design.
13. Soil Boring Log TP#4 indicates aa Seasonal High Water Table Elevation of 109.3. The SSIB #3 Ret/Det Cross-Section detail on Sheet 12 indicates the bottom of stone elevation to be 110.8 which is less than the 2' required separation.

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14. Add storm event elevations to the SSIB #2 and SSIB #3 Ret/Det Cross-Section details on Sheet 2.
15. Add distance between (outside of) pipes on the SSIB #2 and SSIB #3 Ret/Det Cross-Section details on Sheet 12.
16. The Kh values used in the Hantush Groundwater Mounding Analysis in the Stormwater Management Report are greater than the "5 times the Recharge Rate (R)" used in the Coastal Plain and should be revised.
17. Clarify the #4, #9 and "County" values shown on the Post Developed Drainage Area Schedule on Sheet 14.
18. A 0.5 footcandle line shall be added to the layout.

E. Recommendations-

Any approval which the Jackson Township Planning Board may grant should be conditioned upon the following items being addressed prior to signing the map:

1. Compliance with all technical revisions and/or corrections previously indicated.
2. Plan revisions required by the denial of any requested variances and/or design waivers.
3. Receipt of approvals and compliance with all permit conditions from any Federal, State, County or local regulatory agency having jurisdiction over this application.
4. Posting of required performance bond and payment of required inspection fees.
5. Evidence of comprehensive general liability insurance coverage in accordance with ordinance standards.
6. Submission of an agreement from the applicant requesting that the appropriate section of Tile 39, Subtitle 1 be made applicable to this site for police regulation of onsite traffic control devices.
7. Submission of an electronic file containing the entire site development.
8. Submission of a Formal Description of Operations detailing and outlining all use and operation disclosures as well as any Board imposed limitations and/or restrictions.
9. Compliance with all standards as well as any special conditions which the Planning Board may impose.
10. Submission of recorded documents addressing the specific requirements of Ordinance Section 244-209J relative to future maintenance of the project's stormwater management system.

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11. Any curb and/or sidewalk waiver which the Board may grant will require a contribution to the Township's Pedestrian Safety Fund.
12. The Court has entered a Judgment of Compliance and Repose ("JOR") approving the Township's Housing Element and Fair Share Plan; and the Township has adopted ordinances and taken appropriate steps to implement the approved affordable housing plan. The Applicant must comply with the requirements of the JOR and the affordable housing ordinances of the Township.

Please be advised that the comments detailed above are based on our initial review of the application. Additional comments and/or plan revisions may be required based on formal presentation by the applicant and public comment which is received.

Very truly yours,

Douglas F. Klee, P.E., P.P., C.M.E.

Office of the Planning Board Engineer

DFK:caa:hmh

Attachment (Description of Operations)

• Cc: L. Morrison, Planning Board Secretary, (a)
• R.Shea, II, Esq., Planning Board Attorney (bcshea@rcshea.com)
• P.Warren (pwarren@rcshea.com)
• S.Bolinsky, Stormwater Coordinator (sbolinsky@jacksontwpnj.net)
• K.Fischbach, Recycling Coordinator, (kfischbach@jacksontwpnj.net)
• S.Spero, Township Forester (sspero@cmeusa1.com)
• E.Peters, P.E., P.P., C.M.E., Township Planner (ernie.peters@rve.com) Environmental Commission (jiordan@jacksontwpnj.net) Bureau of Fire Prevention (Bureau@jacksonfiredist3.org)
• S.Rauch, Fire Official (srauch@jacksonfiredistrict2.org)
• S.O'Brien, Fire Official (sobrienjr@jacksonfiredistrict4.org) ZYSR, LLC, Applicant (zevi@perfectconcreteconstruction.com)
• A.Pfeffer, Esq., Applicant's Attorney (ap@lsplawnj.com)
• G.Macfarlane, PE, Applicant's Engineer (graham@pds-nj.com)

W:\PROJECTS\CLERICAL\JACKSON TWP\PLANNING BOARD\REVIEWS\26-523-ZYSR, LLC- PF MJRSP.DOCX

STATEMENT OF OPERATIONS

Multi-tenant Contractor's Warehouse, Office, Showroom and Garage Block: 2202 Lot: 3 156 East Commodore Boulevard Jackson Township, Ocean County PDS #320157 February 11, 2026

It is proposed to operate the existing and proposed buildings as multi-tenant Contractor's Warehouse, Office, Showroom and Garage as permitted in local ordinances.

The existing building has a gross floor area of approximately 6,160 square feet. The facility is currently used by the owner and one additional tenant, although those conditions and/or specific users may change over time as a function of economics and market conditions.

The proposed building will also consist of a multi-tenant Contractor's Warehouse, Office, Showroom and Garage. The number of tenants may vary over time based on economic conditions and other factors.

Items being delivered to the site or shipped from the site will be done so utilizing single unit size (SU) trucks, tractor trailers, stake-body trucks or other vehicles, depending on the size and quantity of the items for delivery.

The normal hours of operation will typically range from 7:00 a.m. until 7:00 p.m. Monday through Saturday for the site. The facility does not anticipate working hours on Sundays. All activities will be conducted subject to local and statutory regulations. Deliveries will be limited to normal business hours.