===== PAGE 1 ===== Kevin P. McDonough (1953-1994) John H. Rea, P.E. Jay S. Troutman, Jr., P.E. Scott T. Kennel 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: 1. Made field visits to the site to establish existing roadway and traffic conditions in the area. 2. Conducted peak hour traffic counts at the intersection of William Street and East Commodore Boulevard in order to inventory existing peak hour traffic flows. 3. Prepared estimates of traffic to be generated by the warehouse/office building based upon Institute of Transportation Engineers (ITE) data. 4. Distributed site generated traffic east and west along East Commodore Boulevard in accordance with the anticipated origins and destinations. 5. Prepared estimates of future traffic volume demand for a design year of 2036 in accordance with Ocean County Planning Board protocol. ## Please reply to: ===== PAGE 2 ===== Jackson Township Planning Board. 6. Conducted level of service capacity analyses for the site driveway to East Commodore Boulevard. 7. 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. ===== PAGE 3 =====
TABLE I EXISTING TRAFFIC VOLUMES EAST COMMODORE BOULEVARD & WILLIAM STREET
ROADWAYAPPROACHMOVEMENTAM PSHPM PSH
East Commodore BoulevardEastboundLeft01
Thru180243
WestboundThru239268
Right59
William StreetSouthboundLeft16
Right02
## 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
USEAM PSHPM PSH
INOUTTOTALINOUTTOTAL
Office-1,000 SF202022
Warehouse-19,000 SF1231961622
Total1431761824
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. ===== PAGE 4 ===== Jackson Township Planning Board. ## 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
ROADWAYAPPROACHMOVEMENTAM PSHPM PSH
East Commodore BoulevardEastboundLeft63
Thru200268
WestboundThru264295
Right1313
Site AccessSouthboundLeft316
Right110
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). ===== PAGE 5 ===== Jackson Township Planning Board. 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
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John H. Rea, PE Principal Enclosures
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Scott T. Kennel Sr. Associate cc: Graham Macfarlane, PE Zevi Grunewald ===== PAGE 6 ===== APPENDIX ===== PAGE 7 =====
M R McDONOUGH & REA ASSOCIATES TRAFFIC AND TRANSPORTATION CONSULTINGFIGURE 1
JOB NO.DATE: MARCH 2026
SUBJECT:
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SITE LOCATION MAP
===== PAGE 8 =====
Mile Posts: 23.000 - 26.000
ROUTE 526 (West to East)
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Page Created: June, 2020
Street NameWest Commodore BoulevardEast Commodore BoulevardJackson MillsCounty Line Road
JurisdictionCounty
Functional ClassUrban Minor Arterial
Federal Aid - NHS SySTP
Control Section
Speed Limit50
Number of Lanes212
Med. TypeNoneCurbed
Med. WidthVAR620
Pavement26242024
Shoulder41228
Traffic Volume4,890 (2022)
Traffic Sta. ID091521
Structure No.
SRI = 00000526
Date last inventoried: October 2012 ===== PAGE 9 =====
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McDonough & Rea Associates 1431 Lakewood Road Suite C Manasquan NJ 08736 (732) 528-7076 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 File Name : 26120 commodore & william am Site Code : 00026120 Start Date : 2/12/2026 Page No :1
William StreetE. Commodore Blvd(CR 526)E. Commodore Blvd(CR 526)
SouthboundWestboundEastbound
Start TimeLeftRightApp. TotalThruRightApp. TotalLeftThruApp. TotalInt. Total
07:00 AM000502520222274
07:15 AM303472490292981
07:30 AM0116506504848114
07:45 AM000490490474796
Total31421142150146146365
08:00 AM000551560373793
08:15 AM0006026205050112
08:30 AM0006326504444109
08:45 AM0006416503737102
Total00024262480168168416
09:00 AM1015205205757110
09:15 AM000432450353580
09:30 AM000360360434379
09:45 AM303562580303091
Total40418741910165165360
Grand Total7186401465404794791141
Approx %87.512.597.92.10.0100.0
Total %0.60.10.756.11.257.30.042.042.0
William StreetE. Commodore Blvd(CR 526)E. Commodore Blvd(CR 526)
SouthboundWestboundEastbound
Start TimeLeftRightApp. TotalThruRightApp. TotalLeftThruApp. TotalInt. Total
Peak Hour From 07:00 AM to 09:45 AM - Peak 1 of 1
Intersection08:15 AM08:30 AM09:00 AM0.967
Volume10123952440188188433
Percent100.00.098.02.00.0100.0
08:15 Volume0006026205050112
Peak Factor
High Int.09:00 AM08:30 AM09:00 AM
Volume10163265057570.825
Peak Factor0.2500.9380.825
===== PAGE 10 ===== McDonough & Rea Associates 1431 Lakewood Road Suite C Manasquan NJ 08736 (732) 528-7076 WILLIAM STREET WAREHOUSE EAST COMMODORE BLVD & WILLIAM STREET JACKSON TOWNSHIP, OCEAN COUNTY MRA JOB 26-120 WEDNESDAY PM COUNT U Groups Printed-CARS - TRUCKS - SCHOOL BUS File Name : 26120 commodore & william pm Site Code : 00026120 Start Date : 2/11/2026 Page No :1
William StreetE. Commodore Blvd(CR 526)E. Commodore Blvd(CR 526)
SouthboundWestboundEastbound
Start TimeLeftRightApp. TotalThruRightApp. TotalLeftThruApp. TotalInt. Total
03:00 PM2027537805050130
03:15 PM1015766315253117
03:30 PM1237607606868147
03:45 PM2026006007373135
Total62826892771243244529
04:00 PM0005115205656108
04:15 PM1125005016768120
04:30 PM1126726905656127
04:45 PM1015905906969129
Total32522732301248249484
05:00 PM0116506506060126
05:15 PM2026006026365127
05:30 PM0005505505454109
05:45 PM0004724905252101
Total21322722292229231463
Grand Total115167221473647207241476
Approx %68.831.398.11.90.699.4
Total %0.70.31.148.90.949.90.348.849.1
William StreetE. Commodore Blvd(CR 526)E. Commodore Blvd(CR 526)
SouthboundWestboundEastbound
Start TimeLeftRightApp. TotalThruRightApp. TotalLeftThruApp. TotalInt. Total
Peak Hour From 03:00 PM to 05:45 PM - Peak 1 of 1
Intersection03:00 PM
Volume62826892771243244529
Percent75.025.096.83.20.499.6
03:30 Volume1237607606868147
Peak Factor0.900
High Int.03:30 PM03:00 PM03:45 PM
Volume1237537807373
Peak Factor0.6670.8880.836
===== PAGE 11 =====
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## TREED MRA JOB 26-120 E. COMMODORE & WILLIAM STREET JACKSON TOWNSHIP, OCEAN COUNTY ===== PAGE 12 ===== Of _____ Date MAYCH 2020
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McDonough & Rea Associates, Inc. 1431 Lakewood Road, Suite C Manasquan, New Jersey 08736 732-528-7076 Job 26-120 6





√13(13) ←264295 deuxfils Gmu BUD Sheet No. 揚 8; 0; 5 ← $ 0(2) $ downarrow $ 1(6) $ downarrow $ 8(2) $ downarrow $ 8(6) $ downarrow $ 8(6) $ 30 William least column blue Calculated By Checked By Checked By Scale ===== PAGE 13 =====
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1. COLORS AND MATERIALS TO BE SELECTED BY OWNER. 2. SIGN MAY BE BACKLITER EXTERNALLY ILLUMINATED AT THE PREFERENCE OF THE OWNER. FREE STANDING SIGN REQUIREMENT 24-207 REQUIRED HEIGHT 6 FT. SO F. SIGNATURE 30 FT. FOR <25 S.F. 125 FT. FOR 25-75 S.F. FIGURE BOUND SIGN FOR GROUND MOUNTED SIGNS (OR TONUENT SIGNS) SHALL BE PERMITED IN THE HC ZONE GROUND SIGNS SHALL NOT EXCEED SIX FST IN HEIGHT LANDSCAPING THE GROUND SIGN MAY INCLUDE HO MORE THIN FOUR COLORS THE TOP 15% OF THE SIGN IS RESERVED FOR DISPLAYING THE NAME OF THE COMPLES OR THE ADDRESS 1 STORY FRAME DWELLING (1) EACH PERPENDICULAR OR ANGLE OFF-STREET PARKING SPACE SHALL OCCUPY A RECTANGULAR AREA OF NOT LESS THAN NINE FEET IN WIDTH AND 16 FEET IN DEPTH. TRAFFIC SIGNS. ALL PARKING AREAS SHALL PROVIDE TRAFFIC CONTROL SIGNS AND DEVICES NECESSARY TO ENSURE SAFE AND CONVENENT TRAFFIC CIRCULATION. SUCH DEVICES SHALL BE IN SUBSTANTLY CONFORMANCE WITH THE UNFORMANUAL ON TRAFFIC CONTROL DEVICES. CURSING, THE PERMETER OF ALL PARKING AREAS AND INTERNAL ISLANDS WITHIN ALL PARKING AREAS OPEN TO THE GENERAL PUBLIC SHALL HAVE CONTINUOUS CAST-IN-PLACE CONCRETE CURRING CHAPTER OR VARANCE, A SAFETY ISLAND OR RAISED MEDIAN SEPARATING THE PUBLIC STREET FROM THE PARKING ARESHALL BE PROVIDED IN ACCORDANCE WITH THE FOLLOWING MINIMUM REQUIREMENTS: INSIDE THE PROPERTY LINE. WHEN THIS WIDTH IS LESS THAN 18 FEET, THE PARKING AREA SHALL BE REDUCED TO PROVIDE A MINIMUM WIDTH FOR THE SAFETY ISLAND OF 16 FEET. ALL REQUIRED TREE AND SHRUB PLANDINGS SHALL BE PLACED ON THE ON-SITE PORTION OF THE SAFETY ISLAND. (1) WHEN PERPENDICULAR OR ANGLED PARKING SPACES ABOUT THE SAFETY ISLAND, THE STALL DEPTH MAY BE MEASURED FROM A POINT ONE FOOT OUTSIDE THE FACE OF THE CURB FOR PERPENDICULAR SPACES OR ANGLED SPACES GREATER THAN 60 AND TWO FEET OUTSIDE THE FACE OF CURB FOR SIXTY-DEGREE ANGLE SPACES, SUCH PARKING SPACES SHALL BE SEPARATED FROM ACCESS ORMES BY CURBED ISLANDS WITH A MINIMUM WETH OF 10 FEET. FREE MATERIALS WHICH PROVIDE A CLEAR AND UNMISTAKABLE DISTINCTION BETWEEN THE PARKING AREA AND THE SAFETY IS AND (d) NOTWITHSTANDING THE USE OF MANTENANCE-FREE MATERIALS, THERE SHALL BE PROVIDED AN AVERAGE OF AT LEAST ONE DECDUOUS TREE TWO INCHES IN DIAMETER AT BREAST HEIGHT EVERY 40 FEET, OR PART THEREOF, ON ALL SAFETY COMPLIES A (e) NO COMMERCIAL SIGNS, LIGHT STANDARDS OR OTHER ABOVE GROUND OBSTRUCTIONS OTHER THAN PLANTINGS AND TRAFFIC CONTROL, DEVICES AND SIGNS SHALL BE PERMITTED WITHIN 10 FEET OF THE STREET RIGHT OF-WAY. (4) ALL REQUIRED PARKING SPACES AND FACILITIES SHALL BE LOCATED ON THE SAVE LOT OR PARCEL AS THE STRUCTURE OR USE IT SHALL SERVE COMPLIES REQUIRED PARKING SPACES FOR THE PHYSICALLY HANDICAPPED SHALL BE LOCATED TO PROVIDE CONVENIENT ACCESS TO BUILDING ENTERANCES BY WAY OF DEPRESSED CURSS 1 NUMBER OF PARKING LOT SPACES PARKING LOTS HAVE 50 OF FEWER SPACES SHALL BE DESGHED TO PROVIDE THE FOLLOWING MINIMUM DESIGN REQUIREMENTS (a) A SAFETY ISLAND IN ACCORDANCE WITH SUBSECTICI (ABOVE WHERE PARKING IS PROVIDED IN THE FRONT YARD AREA) COMPLIES (b) AN UNBROKEN LANDSCAPING STRIP ALONG SIDE AND REAR PROPERTY LINES A MINIMUM OF 10 FEET INWIDTHTH. (c) NOT MORE THAN THE TWO WAY ACCESS DRIVE OR TWO ONE-WAY ACCESS DRIVES SHALL BE PERMITTED ON ANY COMPLIES (6) NO PARKING STALL SHALL BE LOCATED TO REQUIRE A VEHICLE TO BACK INTO ANY PORTION OF THE RIGHT OF WAY IN ORDER TO ENTER OR EXIT THE PARKING STALL. ALL PARKING AREAS FOR 10 OR MORE VEHICLES SHALL HAVE ARTIFICIAL USING THAT VEL PROVIDE A MINIMUM LIGHTING LEVEL OF 0.5 HORIZONTAL FOOT CANLE THROGHOUT THE PARKING AREA AND ACCESS ORVES.
LEGEND
...SIDEWALK
...CURB
...DEPRESSED CURB
...LIMIT OF CLEARING
...RETAINING WALL
...HC RAMP
[F5]FIRE LANE STRIPING
# PDS PROFESSIONAL DESIGN SERVICES, LLC. CONSULTING ENGINEERS LAND SURVEYORS PLANNERS, ENVIRONMENTAL SCIENTISTS CONSTRUCTION SERVICES 1245 AMOUNT ROAD, SUITE 1, LASHWOOD, NEW JERSEY 0501 PHONE: 72-583-0099 FAX: 729-553-0083 NEW JERSEY STATE BOARD OF PE. & LS CERTIFICATE OF AUTHORIZATION NO 24CA25U50 IAN M BORDEN, PP R.J. PROFESSIONAL PLANNER LICENSE: $31,066,1740 IBORDS-POS-H.COM WILLIAM A. STEVENS, PE, PP PROFESSIONAL ENGINEER, NEW JERSEY LLC *5915 PROFESSIONAL PLANNER LICENSE: $31,066,1740 BSTEVENSPOS-H.COM GRAHAM J. MACFARLANE, PE, PP, CME PROFESSIONAL ENGINEER, NEW JERSEY LLC *5916 PROFESSIONAL PLANNER, NEW JERSEY LLC *5916 GRAHAMPOS-H.COM STEVEN METELSKI, JR., PLS K.J. PROFESSIONAL PLAN SURVEYOR LICENSE: $4,033 STEVEN-PROFESSIONAL PRELIMINARY AND FINAL MAJOR SITE PLAN SITE PLAN FOR BLOCK 2202 - LOT 3 (REFERENCE TO X MAP SHEET No. 22) TOWNSHIP OF JACKSON OCEAN COUNTY NEW JERSEY CALE: 1" = 30 JOB NUMBER: 320157 RAWN BY: 8K DATE: 12/15/2025 ESIGNICALCD BY: GJM SHEET: 3 CHECKED BY: GJM 20 ===== PAGE 14 =====
LEVEL OF SERVICE CRITERIA FOR TWO-WAY STOP-CONTROLLED INTERSECTIONS1
Level of ServiceAverage 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
===== PAGE 15 =====
Vehicle Volumes and Adjustments
ApproachEastboundWestboundNorthboundSouthbound
MovementULTRULTRULTRULTRUL
Priority1U1234U4567891011121011
Number of Lanes0010001000000100
ConfigurationLTTRLR
Volume (veh/h)620026411331
Percent Heavy Vehicles (%)333
Proportion Time Blocked
Percent Grade (%)0
Right Turn Channelized
Median Type | StorageUndivided
Critical and Follow-up Headways
Base Critical Headway (sec)4.17.16.2
Critical Headway (sec)4.136.436.23
Base Follow-Up Headway (sec)2.23.53.3
Follow-Up Headway (sec)2.233.533.33
Delay, Queue Length, and Level of Service
Flow Rate, v (veh/h)74
Capacity, c (veh/h)1247544
v/c Ratio0.010.01
95% Queue Length Qs (veh)0.00.0
95% Queue Length, Qas (ft)0.00.0
Control Delay (s/ah)7.90.010.7
Level of Service (LOS)AAB
Approach Delay (s/ah)0.311.7
Approach LOSAB
2024年1月1日 Maior Street East-West . ## HCS Two-Way Stop-Control Report
General Information
AnalystSTKIntersectionEAST COMM & SITE ACCESS
Agency/CoMRAJurisdiction
Date Performed3/4/2026East/West StreetEAST COMM BLVD
Analysis Year2036North/South StreetSITE ACCESS
Time AnalyzedAMPeak Hour Factor0.90
Intersection OrientationEast-WestAnalysis Time Period (hrs)0.25
Project Description26-120AFB BUILD
Lanes
閟閦閦閦閦
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Copyright © 2026 University of Florida. All Rights Reserved. HCS™ TWSC Version 2025 26-120AFB.xtw Generated: 3/4/2026 4:17:49 PM ===== PAGE 16 =====
Vehicle Volumes and Adjustments
ApproachEastboundWestboundNorthboundSouthbound
MovementULTRULTRULTRULTRL
Priority1U1234U45678910111213
Number of Lanes001000100000100
ConfigurationLTTRLR
Volume (veh/h)326829513161012
Percent Heavy Vehicles (%)3333
Proportion Time Blocked
Percent Grade (%)0
Roth Turn Clannerized
Median Type | StorageUndivided
Critical and Follow-up Headways
Base Critical Headway (sec)4.17.16.27.4
Critical Headway (sec)4.16.436.236.4
Base Follow-Up Headway (sec)2.23.53.33.5
Follow-Up Headway (sec)2.23.533.333.5
Delay, Queue Length and Level of Service
Flow Rate, v (veh/h)32929
Capacity, c (veh/h)1211512512
v/c Ratio0.000.060.06
95% Queue Length, Qs (veh)0.00.20.2
95% Queue Length, Qs (ft)0.05.15.1
Control Delay (SVeh)8.00.012.512.5
Level of Service (LOS)AABB
Approach Delay (SVeh)0.1725725
Approach LOSAB
印
HCS Two-Way Stop-Control Report
General InformationSite Information
AnalystSTKIntersection
Agency/CoMRAJurisdiction
Date Performed3/4/2026East/West Street
Analysis Year2036North/South Street
Time AnalyzedPMPeak Hour Factor
Intersection OrientationEast-WestAnalysis Time Period (hrs)
Project Description26-120PFB BUILD
Lanes
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Major Street East-West Copyright © 2026 University of Florida. All Rights Reserved. HCS™ TWSC Version 2025 26-120PFB.xtw Generated: 3/4/2026 4:19:10 PM