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## July 13, 2026

Ms. Laura Morrison, Secretary

Jackson Township Planning Board

95 West Veterans Highway

Jackson Township, New Jersey 08527

e: Minor Subdivision Application – Review #1

Application #1434 / Escrow #P32657

Applicant: Mark Properties, LLC

Owner: Marcy Janora

Location: Vath Street

Zone: RD-1 – Rural Development Zone

Block 23108, Lot 14

Our File: 1512-P-645

Dear Ms. Morrison & Planning Board Members:

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.

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.

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.

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.

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.

Comments are limited to the information presented to date. The Applicant may present additional information and testimony at the Board hearing.

### I. OWNER & APPLICANT INFORMATION


<table border=1 style='margin: auto; word-wrap: break-word;'><tr><td style='text-align: center; word-wrap: break-word;'>Applicant</td><td style='text-align: center; word-wrap: break-word;'>Owner</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Mark Properties, LLC
1500 River Avenue
Lakewood, NJ 08701
732-363-6000</td><td style='text-align: center; word-wrap: break-word;'>Marcy Janora
1500 River Avenue
Lakewood, NJ 08701
732-363-6000</td></tr></table>

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### II. SUBMITTALS


<table border=1 style='margin: auto; word-wrap: break-word;'><tr><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'>PREPARED / SIGNED / SEALED BY</td><td style='text-align: center; word-wrap: break-word;'>DATE</td><td style='text-align: center; word-wrap: break-word;'>DATE LAST REVISED</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Letter of Transmittal</td><td rowspan="2">Laura Morrison
Board Secretary</td><td style='text-align: center; word-wrap: break-word;'>3/16/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Letter of Transmittal to the Township
Tree Specialist with tree removal application and fees</td><td style='text-align: center; word-wrap: break-word;'>3/6/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Certificate for Zoning/Development Permit</td><td style='text-align: center; word-wrap: break-word;'>Gina Tumolo
Zoning Officer</td><td style='text-align: center; word-wrap: break-word;'>3/15/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Planning Board Resolution No. 2010-15 and related reports</td><td style='text-align: center; word-wrap: break-word;'>Denise Buono
Secretary</td><td style='text-align: center; word-wrap: break-word;'>6/7/2010</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Land Development Application</td><td rowspan="7">Mark Properties, LLC
Applicant</td><td style='text-align: center; word-wrap: break-word;'>Undated</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Land Development Checklist</td><td style='text-align: center; word-wrap: break-word;'>Undated</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Escrow Account &amp; Fees</td><td style='text-align: center; word-wrap: break-word;'>3/5/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Certification By Owner and/or Applicant</td><td style='text-align: center; word-wrap: break-word;'>2/10/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Escrow Agreement</td><td style='text-align: center; word-wrap: break-word;'>2/10/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Corporate Disclosure Form</td><td style='text-align: center; word-wrap: break-word;'>2/10/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Land Use Disclosure Statement</td><td style='text-align: center; word-wrap: break-word;'>Undated</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Proof of Taxes Paid</td><td rowspan="4">Marcy Janora
Owner</td><td style='text-align: center; word-wrap: break-word;'>3/2/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Letter of Consent</td><td style='text-align: center; word-wrap: break-word;'>2/9/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Right of Entry Consent Form</td><td style='text-align: center; word-wrap: break-word;'>2/9/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Consent of Owner Form</td><td style='text-align: center; word-wrap: break-word;'>2/9/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Land Use Disclosure Statement</td><td style='text-align: center; word-wrap: break-word;'>John Doyle, Esq.
Carluccio, Leone, Dimon, Doyle &amp; Sacks, LLC</td><td style='text-align: center; word-wrap: break-word;'>Undated</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Letter of Transmittal</td><td rowspan="7">William Stevens, P.E.
Professional Design Services, LLC</td><td style='text-align: center; word-wrap: break-word;'>3/3/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter</td><td style='text-align: center; word-wrap: break-word;'>2/13/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter to the Jackson Township Environmental Commission for approval</td><td style='text-align: center; word-wrap: break-word;'>2/13/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter to the Jackson Bureau of Fire Prevention, District #2 for approval</td><td style='text-align: center; word-wrap: break-word;'>2/13/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter to the Jackson Police Department Traffic Bureau for approval</td><td style='text-align: center; word-wrap: break-word;'>2/13/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter to the Jackson Township MUA for approval</td><td style='text-align: center; word-wrap: break-word;'>2/13/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Submission Letter to the Ocean County Health Department for approval</td><td style='text-align: center; word-wrap: break-word;'>2/13/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr></table>

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<table border=1 style='margin: auto; word-wrap: break-word;'><tr><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'>PREPARED / SIGNED / SEALED BY</td><td style='text-align: center; word-wrap: break-word;'>DATE</td><td style='text-align: center; word-wrap: break-word;'>DATE LAST REVISED</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Land Use Disclosure Statement</td><td style='text-align: center; word-wrap: break-word;'>William Stevens, P.E. Professional Design Services, LLC</td><td style='text-align: center; word-wrap: break-word;'>Undated</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minor Subdivision, consisting of 1 sheet</td><td style='text-align: center; word-wrap: break-word;'>Steven Metelski, Jr., P.L.S. Professional Design Services, LLC</td><td style='text-align: center; word-wrap: break-word;'>11/16/2009</td><td style='text-align: center; word-wrap: break-word;'>12/23/2025</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Boundary &amp; Topographic Survey, consisting of 1 sheet</td><td style='text-align: center; word-wrap: break-word;'>Richard Korecky, Jr., P.L.S. Professional Design Services, LLC</td><td style='text-align: center; word-wrap: break-word;'>5/10/2006</td><td style='text-align: center; word-wrap: break-word;'>6/8/2010</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Letter of Approval</td><td style='text-align: center; word-wrap: break-word;'>Scott Rauch Fire Official</td><td style='text-align: center; word-wrap: break-word;'>2/24/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Consistent Determination – Approvals May Take Effect</td><td style='text-align: center; word-wrap: break-word;'>Charles M. Horner, P.P. Director of Regulatory Programs Pinelands Commission</td><td style='text-align: center; word-wrap: break-word;'>1/23/2026</td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Final Approval</td><td style='text-align: center; word-wrap: break-word;'>Ocean County Planning Board</td><td style='text-align: center; word-wrap: break-word;'>9/30/2025</td><td style='text-align: center; word-wrap: break-word;'></td></tr></table>

### III. ZONING

A.  Use:

1. The subject tract is located in the RD-1 – Rural Development Zoning District.

2. The Applicant is proposing to subdivide existing Lot 14 into 3 new lots (Lots 14.01, 14.02 & 14.03) for a single-family dwelling use.

3. Per §244-88A(2) detached single-family dwellings are a permitted use.

B.  Area & Bulk Standards for the RD-1 – Rural Development Zone - 244-88C:

1. Per §244-88C(9) area & bulk standards for any proposed residential use served by an alternate design pilot program treatment system, in accordance with § 244-79G(4)(f). The Applicant proposes to service the new lots with an alternate design septic system.


<table border=1 style='margin: auto; word-wrap: break-word;'><tr><td style='text-align: center; word-wrap: break-word;'>ITEM</td><td style='text-align: center; word-wrap: break-word;'>REQUIRED §244-88C(9)</td><td style='text-align: center; word-wrap: break-word;'>PROPOSED LOT 14.01</td><td style='text-align: center; word-wrap: break-word;'>PROPOSED LOT 14.02</td><td style='text-align: center; word-wrap: break-word;'>PROPOSED Lot 14.03</td><td style='text-align: center; word-wrap: break-word;'>STATUS</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Lot Area</td><td style='text-align: center; word-wrap: break-word;'>1 acre</td><td style='text-align: center; word-wrap: break-word;'>1.65 acres</td><td style='text-align: center; word-wrap: break-word;'>1.65 acres</td><td style='text-align: center; word-wrap: break-word;'>1.65 acres</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Lot Width</td><td style='text-align: center; word-wrap: break-word;'>125 ft</td><td style='text-align: center; word-wrap: break-word;'>133.3 ft</td><td style='text-align: center; word-wrap: break-word;'>133.3 ft</td><td style='text-align: center; word-wrap: break-word;'>133.4 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Lot Depth</td><td style='text-align: center; word-wrap: break-word;'>250 ft</td><td style='text-align: center; word-wrap: break-word;'>540 ft</td><td style='text-align: center; word-wrap: break-word;'>540 ft</td><td style='text-align: center; word-wrap: break-word;'>540 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Principal Building</td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Front Yard Setback</td><td style='text-align: center; word-wrap: break-word;'>60 ft</td><td style='text-align: center; word-wrap: break-word;'>180 ft</td><td style='text-align: center; word-wrap: break-word;'>180 ft</td><td style='text-align: center; word-wrap: break-word;'>180 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Side Yard Setback</td><td style='text-align: center; word-wrap: break-word;'>10 ft</td><td style='text-align: center; word-wrap: break-word;'>15 ft</td><td style='text-align: center; word-wrap: break-word;'>15 ft</td><td style='text-align: center; word-wrap: break-word;'>15 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Combined</td><td style='text-align: center; word-wrap: break-word;'>30 ft</td><td style='text-align: center; word-wrap: break-word;'>30 ft</td><td style='text-align: center; word-wrap: break-word;'>30 ft</td><td style='text-align: center; word-wrap: break-word;'>30 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr></table>

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<table border=1 style='margin: auto; word-wrap: break-word;'><tr><td style='text-align: center; word-wrap: break-word;'>ITEM</td><td style='text-align: center; word-wrap: break-word;'>REQUIRED §244-88C(9)</td><td style='text-align: center; word-wrap: break-word;'>PROPOSED LOT 14.01</td><td style='text-align: center; word-wrap: break-word;'>PROPOSED LOT 14.02</td><td style='text-align: center; word-wrap: break-word;'>PROPOSED Lot 14.03</td><td style='text-align: center; word-wrap: break-word;'>STATUS</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Side Yard Setback</td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Rear Yard Setback</td><td style='text-align: center; word-wrap: break-word;'>50 ft</td><td style='text-align: center; word-wrap: break-word;'>50 ft</td><td style='text-align: center; word-wrap: break-word;'>50 ft</td><td style='text-align: center; word-wrap: break-word;'>50 ft</td><td style='text-align: center; word-wrap: break-word;'>Conforms</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Maximum Building Height</td><td style='text-align: center; word-wrap: break-word;'>35 ft</td><td style='text-align: center; word-wrap: break-word;'>TBD(1)</td><td style='text-align: center; word-wrap: break-word;'>TBD(1)</td><td style='text-align: center; word-wrap: break-word;'>TBD(1)</td><td style='text-align: center; word-wrap: break-word;'>TBD</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Accessory Building</td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td><td style='text-align: center; word-wrap: break-word;'></td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Front Yard Setback</td><td style='text-align: center; word-wrap: break-word;'>Not Permitted</td><td style='text-align: center; word-wrap: break-word;'>N/A</td><td style='text-align: center; word-wrap: break-word;'>N/A</td><td style='text-align: center; word-wrap: break-word;'>N/A</td><td style='text-align: center; word-wrap: break-word;'>N/A</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Side Yard Setback</td><td style='text-align: center; word-wrap: break-word;'>10 ft</td><td style='text-align: center; word-wrap: break-word;'>N/A</td><td style='text-align: center; word-wrap: break-word;'>N/A</td><td style='text-align: center; word-wrap: break-word;'>N/A</td><td style='text-align: center; word-wrap: break-word;'>N/A</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Rear Yard Setback</td><td style='text-align: center; word-wrap: break-word;'>10 ft</td><td style='text-align: center; word-wrap: break-word;'>N/A</td><td style='text-align: center; word-wrap: break-word;'>N/A</td><td style='text-align: center; word-wrap: break-word;'>N/A</td><td style='text-align: center; word-wrap: break-word;'>N/A</td></tr></table>

N/A – Not Applicable TBD – To Be Determined

1. The Applicant shall provide testimony to indicate the height of the future dwellings.

### IV. SUBDIVISION PLAN ISSUES

With the exception of the following, Plan issues are deferred to the Board Engineer.

A. 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:

1. The Applicant shall add a note to the drawings regarding the alternate design septic system to be utilized.

2. 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.

3. The Applicant shall make a contribution to the Township's curb and sidewalk fund in lieu of constructing same.

4. 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.

5. 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.

6. 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.

7. 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.

8. Should the Township forester require any additional shade trees to be planted, the Applicant

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agrees to comply with said request.

B. The property is located in the Pinelands. The Applicant has received a consistent determination from the Pinelands Commission stating that approvals may take effect.

C. The Applicant shall provide testimony to discuss the purpose of the proposed subdivision.

D. 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.

E. The Applicant shall provide testimony to indicate the maximum height of the future dwellings in order to determine compliance.

F. 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).

G. 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.

H. 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.

I. 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.

J. The Applicant should provide testimony to indicate how the subdivision will be filed.

K. If the subdivision is to be filed by plat, the plat shall be in accordance with the Title Recordation Law.

L. The limit of closure of 1:10,000 shall be noted on the plan.

M. A letter from the tax assessor verifying the lot numbers shall be provided to our office.

N. All required approvals shall be submitted.

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.

As always, Board members, Applicants and their professionals should feel free to contact me if they have any questions or require additional information.

God Bless America,

REMINGTON & VERNICK ENGINEERS

<div style="text-align: center;"><img src="imgs/img_in_image_box_276_2857_495_2963.jpg" alt="Image" width="8%" /></div>


Ernest J. Peters, Jr., PE, PP, CME

Board Planner

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## MMG/EJP:mr

cc: Mr. Robert Shea II, Esq. - Board Attorney

Ms. Patty Warren, Paralegal

Mr. Doug Klee, PE - Board Engineer

Mark Properties, LLC – Applicant ( alank@krupnickrealty.com)

Ms. Marcy Janora - Owner

Mr. William A. Stevens, P.E. – Applicant's Engineer (bstevens@pds-nj.com)

Mr. John Doyle, Esq. - Applicant's Attorney (jdoyle@cldds.com)