[ { "page": 1, "items": [ { "page": 1, "type": "TEXT", "location": { "l": 157.44, "t": 755.76, "r": 256.32, "b": 705.6 }, "text": "REMINGTON & VERNICK ENGINEERS", "reading_order": 0 }, { "page": 1, "type": "TEXT", "location": { "l": 442.8, "t": 750.24, "r": 531.36, "b": 709.92 }, "text": "9 Allen Street\nToms River, NJ 08753\nO: (732) 286-9220\nF: (732) 505-8416", "reading_order": 1 }, { "page": 1, "type": "TITLE", "location": { "l": 70.32, "t": 688.32, "r": 133.44, "b": 674.88 }, "text": "July 13, 2026", "reading_order": 2, "level": 2 }, { "page": 1, "type": "TEXT", "location": { "l": 69.84, "t": 669.84, "r": 241.68, "b": 618 }, "text": "Ms. Laura Morrison, Secretary\nJackson Township Planning Board\n95 West Veterans Highway\nJackson Township, New Jersey 08527", "reading_order": 3 }, { "page": 1, "type": "TEXT", "location": { "l": 80.64, "t": 612, "r": 313.44, "b": 512.16 }, "text": "e: Minor Subdivision Application – Review #1\nApplication #1434 / Escrow #P32657\nApplicant: Mark Properties, LLC\nOwner: Marcy Janora\nLocation: Vath Street\nZone: RD-1 – Rural Development Zone\nBlock 23108, Lot 14\nOur File: 1512-P-645", "reading_order": 4 }, { "page": 1, "type": "TEXT", "location": { "l": 69.36, "t": 499.44, "r": 288.72, "b": 486.48 }, "text": "Dear Ms. Morrison & Planning Board Members:", "reading_order": 5 }, { "page": 1, "type": "TEXT", "location": { "l": 68.88, "t": 481.2, "r": 541.68, "b": 441.84 }, "text": "REMINGTON & VERNICK has received the above-captioned application for review. The Applicant seeks minor subdivision approval to subdivide existing Lot 14 into 3 proposed lots (New Lots 14.01, 14.02 & 14.03) in the RD-1 – Rural Development Zoning District.", "reading_order": 6 }, { "page": 1, "type": "TEXT", "location": { "l": 68.64, "t": 437.28, "r": 542.4, "b": 398.64 }, "text": "The subject property is located on the easterly side of Vath Street. The 5-acre site is located in the RD-1 – Rural Development Zoning District. The site is within the Pinelands. The site is currently vacant and wooded.", "reading_order": 7 }, { "page": 1, "type": "TEXT", "location": { "l": 68.64, "t": 393.36, "r": 541.44, "b": 366.48 }, "text": "On June 7, 2010 by the memorialization of Planning Board Resolution No. 2010-15, the Applicant was granted Minor Subdivision approval to create 3 proposed lots.", "reading_order": 8 }, { "page": 1, "type": "TEXT", "location": { "l": 68.88, "t": 361.68, "r": 542.16, "b": 323.28 }, "text": "It is noted on the plan that the lots will be serviced with an alternate design septic system and potable well. No new improvements are proposed as part of this application. Our review is limited to the minor subdivision.", "reading_order": 9 }, { "page": 1, "type": "TEXT", "location": { "l": 68.88, "t": 318.24, "r": 541.44, "b": 278.16 }, "text": "This report consists of our review of the Subject Application for conformance with the Jackson Township Land Use and Development Regulations Ordinance (Chapter 244) and is limited to planning issues. Engineering and legal issues shall be reviewed by the Board Engineer and Solicitor, respectively.", "reading_order": 10 }, { "page": 1, "type": "TEXT", "location": { "l": 68.64, "t": 273.84, "r": 541.92, "b": 247.44 }, "text": "Comments are limited to the information presented to date. The Applicant may present additional information and testimony at the Board hearing.", "reading_order": 11 }, { "page": 1, "type": "TITLE", "location": { "l": 68.88, "t": 242.88, "r": 298.32, "b": 229.68 }, "text": "I. OWNER & APPLICANT INFORMATION", "reading_order": 12, "level": 2 }, { "page": 1, "type": "TABLE", "location": { "l": 124.8, "t": 216.96, "r": 486, "b": 112.32 }, "text": "
ApplicantOwner
Mark Properties, LLC\n1500 River Avenue\nLakewood, NJ 08701\n732-363-6000Marcy Janora\n1500 River Avenue\nLakewood, NJ 08701\n732-363-6000
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PREPARED / SIGNED / SEALED BYDATEDATE LAST REVISED
Letter of TransmittalLaura Morrison\nBoard Secretary3/16/2026
Letter of Transmittal to the Township\nTree Specialist with tree removal application and fees3/6/2026
Certificate for Zoning/Development PermitGina Tumolo\nZoning Officer3/15/2026
Planning Board Resolution No. 2010-15 and related reportsDenise Buono\nSecretary6/7/2010
Land Development ApplicationMark Properties, LLC\nApplicantUndated
Land Development ChecklistUndated
Escrow Account & Fees3/5/2026
Certification By Owner and/or Applicant2/10/2026
Escrow Agreement2/10/2026
Corporate Disclosure Form2/10/2026
Land Use Disclosure StatementUndated
Proof of Taxes PaidMarcy Janora\nOwner3/2/2026
Letter of Consent2/9/2026
Right of Entry Consent Form2/9/2026
Consent of Owner Form2/9/2026
Land Use Disclosure StatementJohn Doyle, Esq.\nCarluccio, Leone, Dimon, Doyle & Sacks, LLCUndated
Letter of TransmittalWilliam Stevens, P.E.\nProfessional Design Services, LLC3/3/2026
Submission Letter2/13/2026
Submission Letter to the Jackson Township Environmental Commission for approval2/13/2026
Submission Letter to the Jackson Bureau of Fire Prevention, District #2 for approval2/13/2026
Submission Letter to the Jackson Police Department Traffic Bureau for approval2/13/2026
Submission Letter to the Jackson Township MUA for approval2/13/2026
Submission Letter to the Ocean County Health Department for approval2/13/2026
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PREPARED / SIGNED / SEALED BYDATEDATE LAST REVISED
Land Use Disclosure StatementWilliam Stevens, P.E. Professional Design Services, LLCUndated
Minor Subdivision, consisting of 1 sheetSteven Metelski, Jr., P.L.S. Professional Design Services, LLC11/16/200912/23/2025
Boundary & Topographic Survey, consisting of 1 sheetRichard Korecky, Jr., P.L.S. Professional Design Services, LLC5/10/20066/8/2010
Letter of ApprovalScott Rauch Fire Official2/24/2026
Consistent Determination – Approvals May Take EffectCharles M. Horner, P.P. Director of Regulatory Programs Pinelands Commission1/23/2026
Final ApprovalOcean County Planning Board9/30/2025
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ITEMREQUIRED §244-88C(9)PROPOSED LOT 14.01PROPOSED LOT 14.02PROPOSED Lot 14.03STATUS
Minimum Lot Area1 acre1.65 acres1.65 acres1.65 acresConforms
Minimum Lot Width125 ft133.3 ft133.3 ft133.4 ftConforms
Minimum Lot Depth250 ft540 ft540 ft540 ftConforms
Principal Building
Minimum Front Yard Setback60 ft180 ft180 ft180 ftConforms
Minimum Side Yard Setback10 ft15 ft15 ft15 ftConforms
Minimum Combined30 ft30 ft30 ft30 ftConforms
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ITEMREQUIRED §244-88C(9)PROPOSED LOT 14.01PROPOSED LOT 14.02PROPOSED Lot 14.03STATUS
Side Yard Setback
Minimum Rear Yard Setback50 ft50 ft50 ft50 ftConforms
Maximum Building Height35 ftTBD(1)TBD(1)TBD(1)TBD
Accessory Building
Minimum Front Yard SetbackNot PermittedN/AN/AN/AN/A
Minimum Side Yard Setback10 ftN/AN/AN/AN/A
Minimum Rear Yard Setback10 ftN/AN/AN/AN/A
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}, { "page": 4, "type": "TEXT", "location": { "l": 88.08, "t": 471.12, "r": 479.28, "b": 457.68 }, "text": "1. The Applicant shall provide testimony to indicate the height of the future dwellings.", "reading_order": 3 }, { "page": 4, "type": "TITLE", "location": { "l": 64.8, "t": 454.8, "r": 238.08, "b": 441.84 }, "text": "IV. SUBDIVISION PLAN ISSUES", "reading_order": 4, "level": 2 }, { "page": 4, "type": "TEXT", "location": { "l": 87.6, "t": 437.52, "r": 471.84, "b": 424.56 }, "text": "With the exception of the following, Plan issues are deferred to the Board Engineer.", "reading_order": 5 }, { "page": 4, "type": "LIST_ITEM", "location": { "l": 87.36, "t": 420.96, "r": 542.16, "b": 395.04 }, "text": "The Applicant shall provide testimony to discuss the previous approval and the conditions of approval indicated in Planning Board Resolution No. 2010-15 as follows:", "marker": "A.", "list_id": "L2", "level": 0, "items": [ { "page": 4, "type": "LIST_ITEM", "location": { "l": 106.08, "t": 391.2, "r": 541.68, "b": 366.48 }, "text": "The Applicant shall add a note to the drawings regarding the alternate design septic system to be utilized.", "marker": "1.", "list_id": "L2", "level": 1, "reading_order": 0 }, { "page": 4, "type": "LIST_ITEM", "location": { "l": 105.12, "t": 362.4, "r": 541.68, "b": 336.96 }, "text": "The Applicant shall provide, by way of Deed Restriction, that a front yard setback of 180 feet shall be required for all houses to be constructed on said lots.", "marker": "2.", "list_id": "L2", "level": 1, "reading_order": 1 }, { "page": 4, "type": "LIST_ITEM", "location": { "l": 104.88, "t": 332.88, "r": 542.4, "b": 307.44 }, "text": "The Applicant shall make a contribution to the Township's curb and sidewalk fund in lieu of constructing same.", "marker": "3.", "list_id": "L2", "level": 1, "reading_order": 2 }, { "page": 4, "type": "LIST_ITEM", "location": { "l": 104.4, "t": 303.6, "r": 541.92, "b": 252.72 }, "text": "The Applicant has agreed that they shall only remove those trees which are absolutely necessary to construct the residential homes in the front and rear yards and a clearing plan shall be provided and approved by the Township’s Forester prior to the issuance of any construction permits for each of the lots.", "marker": "4.", "list_id": "L2", "level": 1, "reading_order": 3 }, { "page": 4, "type": "LIST_ITEM", "location": { "l": 105.6, "t": 249.12, "r": 542.16, "b": 198 }, "text": "The Applicant agrees and stipulates that it shall enter into a Developers Agreement with the Township’s COAH attorney regarding its COAH obligation and the subdivision map shall not be filed or signed until such time as that agreement has been approved and executed by the Township’s governing body.", "marker": "5.", "list_id": "L2", "level": 1, "reading_order": 4 }, { "page": 4, "type": "LIST_ITEM", "location": { "l": 104.64, "t": 194.88, "r": 542.16, "b": 131.04 }, "text": "The Applicant has agreed that it shall provide notice to the buyers of each of the individual lots, prior to the signing of any Contract of Sale, advising said purchasers that the property is located adjacent to the Navy Lakehurst McGuire, Fort Dix Joint Base and property owners are aware that said property is located in the DAFIZ and that they may be subject to military air traffic at any time.", "marker": "6.", "list_id": "L2", "level": 1, "reading_order": 5 }, { "page": 4, "type": "LIST_ITEM", "location": { "l": 105.6, "t": 127.44, "r": 542.16, "b": 77.28 }, "text": "The Applicant has agreed that it will authorize its engineer to meet with the adjoining property owner, Joseph Anastasio, and that said engineer shall bring a copy of the survey they have done for their own property to confirm the location of test pits which were previously constructed.", "marker": "7.", "list_id": "L2", "level": 1, "reading_order": 6 }, { "page": 4, "type": "LIST_ITEM", "location": { "l": 105.36, "t": 73.2, "r": 542.16, "b": 59.76 }, "text": "Should the Township forester require any additional shade trees to be planted, the Applicant", "marker": "8.", "list_id": "L2", "level": 1, "reading_order": 7 } ], "reading_order": 6 } ] }, { "page": 5, "items": [ { "page": 5, "type": "TEXT", "location": { "l": 52.32, "t": 717.6, "r": 85.44, "b": 704.4 }, "text": "Page 5", "reading_order": 0 }, { "page": 5, "type": "TEXT", "location": { "l": 123.36, "t": 693.12, "r": 282.96, "b": 679.92 }, "text": "agrees to comply with said request.", "reading_order": 1 }, { "page": 5, "type": "LIST_ITEM", "location": { "l": 86.88, "t": 677.04, "r": 541.2, "b": 650.64 }, "text": "The property is located in the Pinelands. The Applicant has received a consistent determination from the Pinelands Commission stating that approvals may take effect.", "marker": "B.", "list_id": "L3", "level": 0, "reading_order": 2 }, { "page": 5, "type": "LIST_ITEM", "location": { "l": 87.12, "t": 647.52, "r": 505.68, "b": 633.84 }, "text": "The Applicant shall provide testimony to discuss the purpose of the proposed subdivision.", "marker": "C.", "list_id": "L3", "level": 0, "reading_order": 3 }, { "page": 5, "type": "LIST_ITEM", "location": { "l": 87.84, "t": 630.96, "r": 541.92, "b": 554.4 }, "text": "Per §244-189A(2)(c) all preliminary major subdivision applications where more than seven lots are created and/or preliminary major site plan applications involving the construction of 20,000 square feet of new gross floor area shall be accompanied by an environmental impact statement. The Applicant seeks Minor Subdivision approval for 3 new lots. An environmental impact statement is not required. The Applicant shall provide testimony to discuss the unavoidable environmental impacts anticipated as a result of the proposed development.", "marker": "D.", "list_id": "L3", "level": 0, "reading_order": 4 }, { "page": 5, "type": "LIST_ITEM", "location": { "l": 87.12, "t": 551.28, "r": 541.44, "b": 525.12 }, "text": "The Applicant shall provide testimony to indicate the maximum height of the future dwellings in order to determine compliance.", "marker": "E.", "list_id": "L3", "level": 0, "reading_order": 5 }, { "page": 5, "type": "LIST_ITEM", "location": { "l": 86.4, "t": 521.76, "r": 541.92, "b": 470.64 }, "text": "The Applicant shall provide testimony to discuss how the future dwellings will be serviced by sanitary sewer. The plan indicates that an alternate design septic system is proposed. Should that change, the Applicant would be required to comply with the bulk requirements indicated within §244-88C(1).", "marker": "F.", "list_id": "L3", "level": 0, "reading_order": 6 }, { "page": 5, "type": "LIST_ITEM", "location": { "l": 86.88, "t": 467.28, "r": 542.4, "b": 390.72 }, "text": "Per §244-203A sidewalks and curbing shall be required along all street frontages as a condition relating to any development for which approval is granted by the Planning Board or Board of Adjustment, whereas no sidewalk or curb is existing or proposed along the site frontage of Vath Street. General Note #16 indicates that “The Applicant agrees to provide payment in lieu of providing required sidewalk along Vath Street.” The note should be revised to address curbing. Testimony shall be provided.", "marker": "G.", "list_id": "L3", "level": 0, "reading_order": 7 }, { "page": 5, "type": "LIST_ITEM", "location": { "l": 86.4, "t": 387.36, "r": 541.44, "b": 361.2 }, "text": "The zoning chart indicates a required minimum lot width of 135 ft, whereas §244-88C(9) requires a minimum lot width of 125 ft. Revise accordingly.", "marker": "H.", "list_id": "L3", "level": 0, "reading_order": 8 }, { "page": 5, "type": "LIST_ITEM", "location": { "l": 87.12, "t": 357.84, "r": 541.68, "b": 319.44 }, "text": "The Boundary and Topographic Survey is dated May 10, 2006 and revised June 8, 2010. A current survey may be required. The Applicant shall provide testimony to discuss the current existing conditions of the site.", "marker": "I.", "list_id": "L3", "level": 0, "reading_order": 9 }, { "page": 5, "type": "LIST_ITEM", "location": { "l": 86.88, "t": 316.08, "r": 486.48, "b": 302.4 }, "text": "The Applicant should provide testimony to indicate how the subdivision will be filed.", "marker": "J.", "list_id": "L3", "level": 0, "reading_order": 10 }, { "page": 5, "type": "LIST_ITEM", "location": { "l": 87.6, "t": 298.8, "r": 541.44, "b": 274.08 }, "text": "If the subdivision is to be filed by plat, the plat shall be in accordance with the Title Recordation Law.", "marker": "K.", "list_id": "L3", "level": 0, "reading_order": 11 }, { "page": 5, "type": "LIST_ITEM", "location": { "l": 87.84, "t": 270.24, "r": 368.64, "b": 256.8 }, "text": "The limit of closure of 1:10,000 shall be noted on the plan.", "marker": "L.", "list_id": "L3", "level": 0, "reading_order": 12 }, { "page": 5, "type": "LIST_ITEM", "location": { "l": 86.88, "t": 253.44, "r": 490.32, "b": 240 }, "text": "A letter from the tax assessor verifying the lot numbers shall be provided to our office.", "marker": "M.", "list_id": "L3", "level": 0, "reading_order": 13 }, { "page": 5, "type": "LIST_ITEM", "location": { "l": 86.88, "t": 236.88, "r": 294.24, "b": 223.44 }, "text": "All required approvals shall be submitted.", "marker": "N.", "list_id": "L3", "level": 0, "reading_order": 14 }, { "page": 5, "type": "TEXT", "location": { "l": 51.12, "t": 219.6, "r": 541.44, "b": 168.48 }, "text": "Any resubmissions in response to this report should be accompanied by a point-by-point response to all items, with revisions on the plans clouded or highlighted to indicate changes. In order to facilitate the Board's decision-making process, Applicants are strongly encouraged to resolve as many items as possible prior to the hearing on this matter.", "reading_order": 15 }, { "page": 5, "type": "TEXT", "location": { "l": 51.36, "t": 165.12, "r": 541.2, "b": 139.2 }, "text": "As always, Board members, Applicants and their professionals should feel free to contact me if they have any questions or require additional information.", "reading_order": 16 }, { "page": 5, "type": "TEXT", "location": { "l": 52.08, "t": 135.84, "r": 144.96, "b": 123.84 }, "text": "God Bless America,", "reading_order": 17 }, { "page": 5, "type": "TEXT", "location": { "l": 52.08, "t": 119.76, "r": 260.16, "b": 107.28 }, "text": "REMINGTON & VERNICK ENGINEERS", "reading_order": 18 }, { "page": 5, "type": "FIGURE", "location": { "l": 66.24, "t": 106.32, "r": 118.8, "b": 80.88 }, "text": "", "reading_order": 19 }, { "page": 5, "type": "TEXT", "location": { "l": 52.08, "t": 81.12, "r": 205.44, "b": 55.68 }, "text": "Ernest J. Peters, Jr., PE, PP, CME\nBoard Planner", "reading_order": 20 } ] }, { "page": 6, "items": [ { "page": 6, "type": "TEXT", "location": { "l": 52.08, "t": 717.36, "r": 86.16, "b": 704.64 }, "text": "Page 6", "reading_order": 0 }, { "page": 6, "type": "TITLE", "location": { "l": 52.08, "t": 693.36, "r": 119.52, "b": 681.6 }, "text": "MMG/EJP:mr", "reading_order": 1, "level": 2 }, { "page": 6, "type": "TEXT", "location": { "l": 51.6, "t": 676.56, "r": 277.92, "b": 664.08 }, "text": "cc: Mr. Robert Shea II, Esq. - Board Attorney", "reading_order": 2 }, { "page": 6, "type": "TEXT", "location": { "l": 65.04, "t": 663.84, "r": 215.76, "b": 651.84 }, "text": "Ms. Patty Warren, Paralegal", "reading_order": 3 }, { "page": 6, "type": "TEXT", "location": { "l": 86.88, "t": 651.12, "r": 257.04, "b": 639.12 }, "text": "Mr. Doug Klee, PE - Board Engineer", "links": [ { "uri": "mailto:alank@krupnickrealty.com", "dest": null, "action_type": "/URI", "bbox": [ 245.993, 626.661, 380.205, 639.31 ] } ], "reading_order": 4 }, { "page": 6, "type": "TEXT", "location": { "l": 87.36, "t": 638.64, "r": 383.28, "b": 626.64 }, "text": "Mark Properties, LLC – Applicant ( alank@krupnickrealty.com)", "links": [ { "uri": "mailto:alank@krupnickrealty.com", "dest": null, "action_type": "/URI", "bbox": [ 245.993, 626.661, 380.205, 639.31 ] } ], "reading_order": 5 }, { "page": 6, "type": "TEXT", "location": { "l": 87.84, "t": 625.68, "r": 211.92, "b": 613.92 }, "text": "Ms. Marcy Janora - Owner", "reading_order": 6 }, { "page": 6, "type": "TEXT", "location": { "l": 87.12, "t": 613.68, "r": 433.2, "b": 600.72 }, "text": "Mr. William A. Stevens, P.E. – Applicant's Engineer (bstevens@pds-nj.com)", "reading_order": 7 }, { "page": 6, "type": "TEXT", "location": { "l": 87.36, "t": 600.24, "r": 380.4, "b": 587.76 }, "text": "Mr. John Doyle, Esq. - Applicant's Attorney (jdoyle@cldds.com)", "reading_order": 8 } ] } ]