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Kevin P. McDonough (1953-1994) John H. Rea, P.E. Jay S. Troutman, Jr., P.E. Scott T. Kennel
Traffic and Transportation Consulting
March 9, 2026
Jackson Township Planning Board 95 West Veterans Highway Jackson, New Jersey 08527
Re: Proposed Warehouse Lot 3 in Block 2202 Jackson Township, Ocean County MRA File No. 26-120
Dear Board Members:
McDonough & Rea Associates (MRA) has been asked to provide the Planning Board with a Traffic Impact Analysis for plans to construct a multi-tenant 20,000 SF warehouse/office building on the noted property. The property is located on the west side of William Street just north of East Commodore Boulevard as shown on Figure 1, a Site Location Map, in the Appendix. Access is proposed via a full movement driveway to East Commodore Boulevard as well as to Diana Road.
SCOPE OF STUDY
In order to prepare a thorough Traffic Impact Analysis for the warehouse/office proposal, MRA conducted the following tasks:
- Made field visits to the site to establish existing roadway and traffic conditions in the area.
- Conducted peak hour traffic counts at the intersection of William Street and East Commodore Boulevard in order to inventory existing peak hour traffic flows.
- Prepared estimates of traffic to be generated by the warehouse/office building based upon Institute of Transportation Engineers (ITE) data.
- Distributed site generated traffic east and west along East Commodore Boulevard in accordance with the anticipated origins and destinations.
- Prepared estimates of future traffic volume demand for a design year of 2036 in accordance with Ocean County Planning Board protocol.
Please reply to:
Jackson Township Planning Board.
-2-
- Conducted level of service capacity analyses for the site driveway to East Commodore Boulevard.
- Reviewed the Site Plan with respect to availability and accessibility of the parking supply and conformance to proper traffic engineering principles.
The following report sets forth the database accumulated and the conclusions reached with respect to the proposed warehouse/office building.
EXISTING CONDITIONS
The subject property is located on the west side of William Street, bounded by East Commodore Boulevard to the south and Diana Road to the north. The property contains a 2-story office/warehouse building with a construction yard north of the building with access to East Commodore Boulevard and William Street.
East Commodore Boulevard is a 2-lane east/west Ocean County roadway (CR 526) generally providing for 1 travel lane in each direction. It has a posted speed limit of 50 MPH on the area and a generally level and straight alignment adjacent to William Street.
The intersection of William Street and East Commodore Boulevard is a T-shaped intersection with William Street intersecting East Commodore Boulevard from the north. It is our understanding that William Street, along the site frontage, has been vacated.
EXISTING TRAFFIC VOLUMES
Traffic volume data was collected by conducting manual turning movement counts at the intersection of William Street and East Commodore Boulevard. The counts were conducted in February 2026 from 7:00 AM to 10:00 AM and 2:00 PM to 6:00 PM with the peak hours recorded from 8:15 AM to 9:00 AM and 3:00 PM to 4:00 PM. Table 1 illustrates existing peak hour traffic volumes at the East Commodore Boulevard and William street intersection.
Jackson Township Planning Board.
-3
TABLE I EXISTING TRAFFIC VOLUMES EAST COMMODORE BOULEVARD & WILLIAM STREET
| ROADWAY | APPROACH | MOVEMENT | AM PSH | PM PSH |
|---|---|---|---|---|
| East Commodore Boulevard | Eastbound | Left | 0 | 1 |
| Thru | 180 | 243 | ||
| Westbound | Thru | 239 | 268 | |
| Right | 5 | 9 | ||
| William Street | Southbound | Left | 1 | 6 |
| Right | 0 | 2 |
TRIP GENERATION/DISTRIBUTION
Estimates of traffic to be generated by the warehouse/office space were made after consulting the 12h Edition of the ITE Trip Generation Manual. The building will contain 19,000 SF of warehouse space and 1,000 SF of office space. Based on this breakdown of space within the building, Table II illustrates the anticipated peak hour traffic generation from the warehouse/office building.
TABLE II TRIP GENERATION
| AM PSH | PM PSH | |||||
| USE | IN | OUT | TOTAL | IN | OUT | TOTAL |
|---|---|---|---|---|---|---|
| Office-1,000 SF | 2 | 0 | 2 | 0 | 2 | 2 |
| Warehouse-19,000 SF | 12 | 3 | 19 | 6 | 16 | 22 |
| Total | 14 | 3 | 17 | 6 | 18 | 24 |
Based on the relatively even east/west traffic volumes along East Commodore Boulevard, traffic was distributed 60 percent to and from the east and 40 percent to and from the west, as detailed on the Traffic Volume Worksheet in the Appendix.
Jackson Township Planning Board.
-4-
ANALYSIS OF FUTURE TRAFFIC
A design year of 2036 was assumed in accordance with Ocean County Planning Board protocol. The New Jersey Department of Transportation's (NJDOT) Background Traffic Growth Rate data for the area was consulted and as a result, existing peak hour traffic flows were expanded by 10 percent in order to reflect background traffic growth to the 2036 design year. The existing traffic volumes to/from William Street were reassigned to the site access under the 2036 no-build traffic volumes. Site generated and distributed traffic volumes were then surcharged onto no-build volumes to develop the 2036 build traffic volumes and are shown on Table III.
TABLE III 2036 BUILD TRAFFIC VOLUMES EAST COMMODORE BOULEVARD & SITE ACCESS
| ROADWAY | APPROACH | MOVEMENT | AM PSH | PM PSH |
|---|---|---|---|---|
| East Commodore Boulevard | Eastbound | Left | 6 | 3 |
| Thru | 200 | 268 | ||
| Westbound | Thru | 264 | 295 | |
| Right | 13 | 13 | ||
| Site Access | Southbound | Left | 3 | 16 |
| Right | 1 | 10 |
Traffic engineers calculate levels of service of unsignalized intersections which relate to the quality of traffic flow. Level of service is a measure of average control delay. Average control delay is the time lost due to deceleration and the amount of time from when a vehicle is stopped for a traffic control device (or at the end of the queue) to when the vehicle departs the intersection. Delay is a relative quantity of driver discomfort, frustration, fuel consumption, and loss in travel time.
Levels of service range from “A” to “F” with “A” being the highest or best attainable level of service. Level of service “E” with average control delays of not more than 50 seconds per vehicle at an unsignalized intersection indicates near to or at capacity conditions and is generally considered the limit of acceptable level of service and delay.
Full definitions of levels of service for unsignalized intersections as well as level of service summaries are included in the Appendix. The intersections studied by this report were analyzed according to the procedures set forth in the Highway Capacity Manual 2022, using the McTrans Highway Capacity Software (HCS 2025).
Jackson Township Planning Board.
-5-
The intersection of East Commodore Boulevard and the site access is projected to operate at level of service “B” for both the AM and PM peak hours for the 2036 build traffic volumes. The eastbound left turn ingress is projected to operate at level of service “A” for both peak hours analyzed.
SITE PLAN AND PARKING
The Site Plan itself, prepared by Professional Design Services LLC (PDS), details a total parking requirement of 39 spaces for the project and 41 spaces are provided, including 2 EV parking spaces. Site circulation was found to be in accordance with standard traffic engineering principles with a full access driveway to East Commodore Boulevard as well as a full access driveway to Diana Road.
CONCLUSIONS
It is concluded, based on the analysis set forth in this report, that plans to construct a 20,000 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.
A representative from MRA will be in attendance at an upcoming Jackson Township Planning Board meeting to provide expert testimony and answer any questions Board members, Board experts or the public may have. Very truly yours, John H. Rea
Very truly yours,
John H. Rea
John H. Rea, PE Principal
Enclosures
cc: Graham Macfarlane, PE Zevi Grunewald
Scott T. Kennel Sr. Associate
Page Created: June, 2020
Date last inventoried: October 2012
SRI = 00000526
| William Street | E. Commodore Blvd(CR 526) | E. Commodore Blvd(CR 526) | ||||||||
| Southbound | Westbound | Eastbound | ||||||||
| Start Time | Left | Right | App. Total | Thru | Right | App. Total | Left | Thru | App. Total | Int. Total |
|---|---|---|---|---|---|---|---|---|---|---|
| 07:00 AM | 0 | 0 | 0 | 50 | 2 | 52 | 0 | 22 | 22 | 74 |
| 07:15 AM | 3 | 0 | 3 | 47 | 2 | 49 | 0 | 29 | 29 | 81 |
| 07:30 AM | 0 | 1 | 1 | 65 | 0 | 65 | 0 | 48 | 48 | 114 |
| 07:45 AM | 0 | 0 | 0 | 49 | 0 | 49 | 0 | 47 | 47 | 96 |
| Total | 3 | 1 | 4 | 211 | 4 | 215 | 0 | 146 | 146 | 365 |
| 08:00 AM | 0 | 0 | 0 | 55 | 1 | 56 | 0 | 37 | 37 | 93 |
| 08:15 AM | 0 | 0 | 0 | 60 | 2 | 62 | 0 | 50 | 50 | 112 |
| 08:30 AM | 0 | 0 | 0 | 63 | 2 | 65 | 0 | 44 | 44 | 109 |
| 08:45 AM | 0 | 0 | 0 | 64 | 1 | 65 | 0 | 37 | 37 | 102 |
| Total | 0 | 0 | 0 | 242 | 6 | 248 | 0 | 168 | 168 | 416 |
| 09:00 AM | 1 | 0 | 1 | 52 | 0 | 52 | 0 | 57 | 57 | 110 |
| 09:15 AM | 0 | 0 | 0 | 43 | 2 | 45 | 0 | 35 | 35 | 80 |
| 09:30 AM | 0 | 0 | 0 | 36 | 0 | 36 | 0 | 43 | 43 | 79 |
| 09:45 AM | 3 | 0 | 3 | 56 | 2 | 58 | 0 | 30 | 30 | 91 |
| Total | 4 | 0 | 4 | 187 | 4 | 191 | 0 | 165 | 165 | 360 |
| Grand Total | 7 | 1 | 8 | 640 | 14 | 654 | 0 | 479 | 479 | 1141 |
| Approx % | 87.5 | 12.5 | 97.9 | 2.1 | 0.0 | 100.0 | ||||
| Total % | 0.6 | 0.1 | 0.7 | 56.1 | 1.2 | 57.3 | 0.0 | 42.0 | 42.0 | |
| William Street | E. Commodore Blvd(CR 526) | E. Commodore Blvd(CR 526) | ||||||||
| Southbound | Westbound | Eastbound | ||||||||
| Start Time | Left | Right | App. Total | Thru | Right | App. Total | Left | Thru | App. Total | Int. Total |
| Peak Hour From 07:00 AM to 09:45 AM - Peak 1 of 1 | ||||||||||
| Intersection | 08:15 AM | 08:30 AM | 09:00 AM | 0.967 | ||||||
| Volume | 1 | 0 | 1 | 239 | 5 | 244 | 0 | 188 | 188 | 433 |
| Percent | 100.0 | 0.0 | 98.0 | 2.0 | 0.0 | 100.0 | ||||
| 08:15 Volume | 0 | 0 | 0 | 60 | 2 | 62 | 0 | 50 | 50 | 112 |
| Peak Factor | ||||||||||
| High Int. | 09:00 AM | 08:30 AM | 09:00 AM | |||||||
| Volume | 1 | 0 | 1 | 63 | 2 | 65 | 0 | 57 | 57 | 0.825 |
| Peak Factor | 0.250 | 0.938 | 0.825 | |||||||
WILLIAM STREET WAREHOUSE EAST COMMODORE BLVD & WILLIAM STREET JACKSON TOWNSHIP, OCEAN COUNTY MRA JOB 26-120 THURSDAY AM COUNT
Groups Printed-CARS - TRUCKS - SCHOOL BUS
McDonough & Rea Associates 1431 Lakewood Road Suite C Manasquan NJ 08736 (732) 528-7076
Page No :1
Start Date : 2/12/2026
Site Code : 00026120
File Name : 26120 commodore & william am
| William Street | E. Commodore Blvd(CR 526) | E. Commodore Blvd(CR 526) | ||||||||
| Southbound | Westbound | Eastbound | ||||||||
| Start Time | Left | Right | App. Total | Thru | Right | App. Total | Left | Thru | App. Total | Int. Total |
|---|---|---|---|---|---|---|---|---|---|---|
| 03:00 PM | 2 | 0 | 2 | 75 | 3 | 78 | 0 | 50 | 50 | 130 |
| 03:15 PM | 1 | 0 | 1 | 57 | 6 | 63 | 1 | 52 | 53 | 117 |
| 03:30 PM | 1 | 2 | 3 | 76 | 0 | 76 | 0 | 68 | 68 | 147 |
| 03:45 PM | 2 | 0 | 2 | 60 | 0 | 60 | 0 | 73 | 73 | 135 |
| Total | 6 | 2 | 8 | 268 | 9 | 277 | 1 | 243 | 244 | 529 |
| 04:00 PM | 0 | 0 | 0 | 51 | 1 | 52 | 0 | 56 | 56 | 108 |
| 04:15 PM | 1 | 1 | 2 | 50 | 0 | 50 | 1 | 67 | 68 | 120 |
| 04:30 PM | 1 | 1 | 2 | 67 | 2 | 69 | 0 | 56 | 56 | 127 |
| 04:45 PM | 1 | 0 | 1 | 59 | 0 | 59 | 0 | 69 | 69 | 129 |
| Total | 3 | 2 | 5 | 227 | 3 | 230 | 1 | 248 | 249 | 484 |
| 05:00 PM | 0 | 1 | 1 | 65 | 0 | 65 | 0 | 60 | 60 | 126 |
| 05:15 PM | 2 | 0 | 2 | 60 | 0 | 60 | 2 | 63 | 65 | 127 |
| 05:30 PM | 0 | 0 | 0 | 55 | 0 | 55 | 0 | 54 | 54 | 109 |
| 05:45 PM | 0 | 0 | 0 | 47 | 2 | 49 | 0 | 52 | 52 | 101 |
| Total | 2 | 1 | 3 | 227 | 2 | 229 | 2 | 229 | 231 | 463 |
| Grand Total | 11 | 5 | 16 | 722 | 14 | 736 | 4 | 720 | 724 | 1476 |
| Approx % | 68.8 | 31.3 | 98.1 | 1.9 | 0.6 | 99.4 | ||||
| Total % | 0.7 | 0.3 | 1.1 | 48.9 | 0.9 | 49.9 | 0.3 | 48.8 | 49.1 | |
| William Street | E. Commodore Blvd(CR 526) | E. Commodore Blvd(CR 526) | ||||||||
| Southbound | Westbound | Eastbound | ||||||||
| Start Time | Left | Right | App. Total | Thru | Right | App. Total | Left | Thru | App. Total | Int. Total |
| Peak Hour From 03:00 PM to 05:45 PM - Peak 1 of 1 | ||||||||||
| Intersection | 03:00 PM | |||||||||
| Volume | 6 | 2 | 8 | 268 | 9 | 277 | 1 | 243 | 244 | 529 |
| Percent | 75.0 | 25.0 | 96.8 | 3.2 | 0.4 | 99.6 | ||||
| 03:30 Volume | 1 | 2 | 3 | 76 | 0 | 76 | 0 | 68 | 68 | 147 |
| Peak Factor | 0.900 | |||||||||
| High Int. | 03:30 PM | 03:00 PM | 03:45 PM | |||||||
| Volume | 1 | 2 | 3 | 75 | 3 | 78 | 0 | 73 | 73 | |
| Peak Factor | 0.667 | 0.888 | 0.836 | |||||||
Groups Printed-CARS - TRUCKS - SCHOOL BUS
WILLIAM STREET WAREHOUSE EAST COMMODORE BLVD & WILLIAM STREET JACKSON TOWNSHIP, OCEAN COUNTY MRA JOB 26-120 WEDNESDAY PM COUNT U
McDonough & Rea Associates 1431 Lakewood Road Suite C Manasquan NJ 08736 (732) 528-7076
Page No :1
Start Date : 2/11/2026
Site Code : 00026120
File Name : 26120 commodore & william pm
GEN0205
Of _____ Date MAYCH 2020
Checked By Scale
Calculated By Checked By
Sheet No.
Job 26-120
McDonough & Rea Associates, Inc. 1431 Lakewood Road, Suite C Manasquan, New Jersey 08736 732-528-7076
OWNERSHIP OF DOCUMENTS THIS DOCUMENT AND THE DEBED AND DESHIPS INCURRICATED I CAREN, AS AN INSTRUMENT OF PROFESSIONAL SERVICE, IS THE PROPERTY OF PROFESSIONAL DEBED SERVICES. LLC., AND IS NOT TO BE USED IN ANY WHOLE OR IN PART FOR ANY OTHER PROVIN拂IT THE WRITTEN AUTHORIZATION OF PROFESSIONAL DESIGN SERVICES. LLC.
LEVEL OF SERVICE CRITERIA FOR TWO-WAY STOP-CONTROLLED INTERSECTIONS1
| Level of Service | Average Control Delay |
|---|---|
| A | ≤ 10.0 Seconds Per Vehicle |
| B | > 10.0 and ≤ 15.0 Seconds Per Vehicle |
| C | > 15.0 and ≤ 25.0 Seconds Per Vehicle |
| D | > 25.0 and ≤ 35.0 Seconds Per Vehicle |
| E | > 35.0 and ≤ 50.0 Seconds Per Vehicle |
| F | > 50.0 Seconds Per Vehicle |
1 Transportation Research Board, Highway Capacity Manual 2022, National Research Council, Washington, DC, 2022.
Generated: 3/4/2026 4:17:49 PM
HCS™ TWSC Version 2025 26-120AFB.xtw
Copyright © 2026 University of Florida. All Rights Reserved.
| Vehicle Volumes and Adjustments | ||||||||||||||||||
| Approach | Eastbound | Westbound | Northbound | Southbound | ||||||||||||||
| Movement | U | L | T | R | U | L | T | R | U | L | T | R | U | L | T | R | U | L |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Priority | 1U | 1 | 2 | 3 | 4U | 4 | 5 | 6 | 7 | 8 | 9 | 10 | 11 | 12 | 10 | 11 | ||
| Number of Lanes | 0 | 0 | 1 | 0 | 0 | 0 | 1 | 0 | 0 | 0 | 0 | 0 | 0 | 1 | 0 | 0 | ||
| Configuration | LT | TR | LR | |||||||||||||||
| Volume (veh/h) | 6 | 200 | 264 | 113 | 3 | 1 | ||||||||||||
| Percent Heavy Vehicles (%) | 3 | 3 | 3 | |||||||||||||||
| Proportion Time Blocked | ||||||||||||||||||
| Percent Grade (%) | 0 | |||||||||||||||||
| Right Turn Channelized | ||||||||||||||||||
| Median Type | Storage | Undivided | |||||||||||||||||
| Critical and Follow-up Headways | ||||||||||||||||||
| Base Critical Headway (sec) | 4.1 | 7.1 | 6.2 | |||||||||||||||
| Critical Headway (sec) | 4.13 | 6.43 | 6.23 | |||||||||||||||
| Base Follow-Up Headway (sec) | 2.2 | 3.5 | 3.3 | |||||||||||||||
| Follow-Up Headway (sec) | 2.23 | 3.53 | 3.33 | |||||||||||||||
| Delay, Queue Length, and Level of Service | ||||||||||||||||||
| Flow Rate, v (veh/h) | 7 | 4 | ||||||||||||||||
| Capacity, c (veh/h) | 1247 | 544 | ||||||||||||||||
| v/c Ratio | 0.01 | 0.01 | ||||||||||||||||
| 95% Queue Length Qs (veh) | 0.0 | 0.0 | ||||||||||||||||
| 95% Queue Length, Qas (ft) | 0.0 | 0.0 | ||||||||||||||||
| Control Delay (s/ah) | 7.9 | 0.0 | 10.7 | |||||||||||||||
| Level of Service (LOS) | A | A | B | |||||||||||||||
| Approach Delay (s/ah) | 0.3 | 11.7 | ||||||||||||||||
| Approach LOS | A | B | ||||||||||||||||
Maior Street East-West
2024年1月1日
閟閦閦閦閦
| General Information | ||||
| Analyst | STK | Intersection | EAST COMM & SITE ACCESS | |
|---|---|---|---|---|
| Agency/Co | MRA | Jurisdiction | ||
| Date Performed | 3/4/2026 | East/West Street | EAST COMM BLVD | |
| Analysis Year | 2036 | North/South Street | SITE ACCESS | |
| Time Analyzed | AM | Peak Hour Factor | 0.90 | |
| Intersection Orientation | East-West | Analysis Time Period (hrs) | 0.25 | |
| Project Description | 26-120AFB BUILD | |||
| Lanes | ||||
.
HCS Two-Way Stop-Control Report
Generated: 3/4/2026 4:19:10 PM
HCS™ TWSC Version 2025 26-120PFB.xtw
Copyright © 2026 University of Florida. All Rights Reserved.
| Vehicle Volumes and Adjustments | |||||||||||||||||
| Approach | Eastbound | Westbound | Northbound | Southbound | |||||||||||||
| Movement | U | L | T | R | U | L | T | R | U | L | T | R | U | L | T | R | L |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Priority | 1U | 1 | 2 | 3 | 4U | 4 | 5 | 6 | 7 | 8 | 9 | 10 | 11 | 12 | 13 | ||
| Number of Lanes | 0 | 0 | 1 | 0 | 0 | 0 | 1 | 0 | 0 | 0 | 0 | 0 | 1 | 0 | 0 | ||
| Configuration | LT | TR | LR | ||||||||||||||
| Volume (veh/h) | 3 | 268 | 295 | 13 | 16 | 10 | 12 | ||||||||||
| Percent Heavy Vehicles (%) | 3 | 3 | 3 | 3 | |||||||||||||
| Proportion Time Blocked | |||||||||||||||||
| Percent Grade (%) | 0 | ||||||||||||||||
| Roth Turn Clannerized | |||||||||||||||||
| Median Type | Storage | Undivided | ||||||||||||||||
| Critical and Follow-up Headways | |||||||||||||||||
| Base Critical Headway (sec) | 4.1 | 7.1 | 6.2 | 7.4 | |||||||||||||
| Critical Headway (sec) | 4.1 | 6.43 | 6.23 | 6.4 | |||||||||||||
| Base Follow-Up Headway (sec) | 2.2 | 3.5 | 3.3 | 3.5 | |||||||||||||
| Follow-Up Headway (sec) | 2.2 | 3.53 | 3.33 | 3.5 | |||||||||||||
| Delay, Queue Length and Level of Service | |||||||||||||||||
| Flow Rate, v (veh/h) | 3 | 29 | 29 | ||||||||||||||
| Capacity, c (veh/h) | 1211 | 512 | 512 | ||||||||||||||
| v/c Ratio | 0.00 | 0.06 | 0.06 | ||||||||||||||
| 95% Queue Length, Qs (veh) | 0.0 | 0.2 | 0.2 | ||||||||||||||
| 95% Queue Length, Qs (ft) | 0.0 | 5.1 | 5.1 | ||||||||||||||
| Control Delay (SVeh) | 8.0 | 0.0 | 12.5 | 12.5 | |||||||||||||
| Level of Service (LOS) | A | A | B | B | |||||||||||||
| Approach Delay (SVeh) | 0.1 | 725 | 725 | ||||||||||||||
| Approach LOS | A | B | |||||||||||||||
Major Street East-West
印
| HCS Two-Way Stop-Control Report | ||
| General Information | Site Information | |
| Analyst | STK | Intersection |
|---|---|---|
| Agency/Co | MRA | Jurisdiction |
| Date Performed | 3/4/2026 | East/West Street |
| Analysis Year | 2036 | North/South Street |
| Time Analyzed | PM | Peak Hour Factor |
| Intersection Orientation | East-West | Analysis Time Period (hrs) |
| Project Description | 26-120PFB BUILD | |
| Lanes | ||