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## OWEN, LITTLE & ASSOCIATES INC

Engineers

Planners

Surveyors

GIS Specialists

Frank J. Little, Jr., P.E., P.P., C.M.E.

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

William J. Berg, P.L.S.

Jackson Township Planning Board

95 West Veterans Highway

Jackson, NJ 08527



## RE:

Minor Subdivision

Applicant: Aaron Travitsky

Block: 5101, Lot: 20 and 31

Location: 431 Cook Road and 4 Victoria Circle

Zone: R-1 and R-20

OLA File No.: JKPB-26-524

## Dear Chairman and Board Members:

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

1. “Minor Subdivision for 431 Cook Road and 4 Victoria Circle, Block 5105, Lots 20 and 31, Township of Jackson, Ocean County, New Jersey”. The drawing, consisting of 1 Sheet, has been prepared by Clearpoint Services, LLC and is signed by Yosef Portnoy, NJPLS #53583. The drawing is dated 10/20/2025 with no revision dates indicated.

2. "Minor Subdivision Plat for 431 Cook Road and 4 Victoria Circle, Block 5105, Lots 20 and 31, Township of Jackson, Ocean County, New Jersey". The drawing, consisting of 1 Sheet, has been prepared by Clearpoint Services, LLC and is signed by Alan R. Boettger, NJPLS #41997. The drawing is dated 10/20/2025 with no revision dates indicated.

3. "Outbound Survey for 431 Cook Road and 4 Victoria Circle, Block 5105, Lots 20 and 31, Township of Jackson, Ocean County, New Jersey". The drawing, consisting of 1 Sheet, has been prepared by Clearpoint Services, LLC and is signed by Alan R. Boettger, NJPLS #41997. The drawing is dated 08/18/2025 with no revision dates indicated.

The applicant seeks minor subdivision approval so as to adjust the location of an existing lot line. Both new lots have been previously developed with single family dwellings and accessory structures. As noted in the zoning schedule below, variances from R-20 and R-1 Zoning requirements will be required.

The 2.0 Acre property is located between Cook Road and Victoria Circle in the R-20 and R-1 Zoning Districts. Both lots have been previously developed with single family dwellings. Lot 31 is connected to public water and sewer, Lot 20 is connected to public water and a septic system.

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

### A. Zoning (R-20) Residential Zone (Septic)


<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;'>Required</td><td style='text-align: center; word-wrap: break-word;'>Proposed Lot 31.01</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;'>20,000 SF</td><td style='text-align: center; word-wrap: break-word;'>45,168 SF</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;'>100 FT</td><td style='text-align: center; word-wrap: break-word;'>100 FT</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Lot Frontage</td><td style='text-align: center; word-wrap: break-word;'>100 FT</td><td style='text-align: center; word-wrap: break-word;'>100 FT</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;'>200 FT</td><td style='text-align: center; word-wrap: break-word;'>447.34 FT</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Front Yard</td><td style='text-align: center; word-wrap: break-word;'>30 FT</td><td style='text-align: center; word-wrap: break-word;'>42.78 FT</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Rear Yard</td><td style='text-align: center; word-wrap: break-word;'>35 FT</td><td style='text-align: center; word-wrap: break-word;'>356.96 FT</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Side Yard</td><td style='text-align: center; word-wrap: break-word;'>15 FT</td><td style='text-align: center; word-wrap: break-word;'>24.87 FT</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;'>&lt;35 FT</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Maximum Building Coverage</td><td style='text-align: center; word-wrap: break-word;'>30%</td><td style='text-align: center; word-wrap: break-word;'>4.04%</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Maximum Lot Coverage</td><td style='text-align: center; word-wrap: break-word;'>70%</td><td style='text-align: center; word-wrap: break-word;'>13.04%</td></tr><tr><td colspan="3">Accessory Shed Setbacks</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Rear/Side Yard Setback</td><td style='text-align: center; word-wrap: break-word;'>15 FT</td><td style='text-align: center; word-wrap: break-word;'>1.70 FT*</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;'>15 FT</td><td style='text-align: center; word-wrap: break-word;'>&lt;15 FT</td></tr><tr><td colspan="3">Accessory Pool Setbacks</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Rear/Side Yard Setback</td><td style='text-align: center; word-wrap: break-word;'>15 FT</td><td style='text-align: center; word-wrap: break-word;'>&gt;15 FT</td></tr></table>*Variance Required

<div style="text-align: center;">Minimum Accessory Shed Side Setback (244-48D): 15 FT Required; 1.70 FT Provided.</div>


## Zoning (R-1) Residential Zone (Sewer)


<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;'>Required</td><td style='text-align: center; word-wrap: break-word;'>Proposed Lot 20.01</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;'>130,000 AC</td><td style='text-align: center; word-wrap: break-word;'>43,871 SF*</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;'>200 FT</td><td style='text-align: center; word-wrap: break-word;'>101.08 FT*</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Minimum Lot Frontage</td><td style='text-align: center; word-wrap: break-word;'>100 FT</td><td style='text-align: center; word-wrap: break-word;'>101.09 FT</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;'>460 FT</td><td style='text-align: center; word-wrap: break-word;'>431.24 FT</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;'>80 FT</td><td style='text-align: center; word-wrap: break-word;'>54.76 FT*</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;'>343.82 FT</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;'>50 FT</td><td style='text-align: center; word-wrap: break-word;'>21.36 FT*</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;'>&lt;35 FT</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Maximum Building Coverage</td><td style='text-align: center; word-wrap: break-word;'>15%</td><td style='text-align: center; word-wrap: break-word;'>4.16%</td></tr><tr><td colspan="3">Accessory Garage Setbacks</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Rear Yard Setback</td><td style='text-align: center; word-wrap: break-word;'>100 FT</td><td style='text-align: center; word-wrap: break-word;'>&gt;100 FT</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;'>50 FT</td><td style='text-align: center; word-wrap: break-word;'>10.6 FT*</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Maximum Height</td><td style='text-align: center; word-wrap: break-word;'>25 FT</td><td style='text-align: center; word-wrap: break-word;'>&lt;25 FT</td></tr><tr><td colspan="3">Pool Setbacks</td></tr><tr><td style='text-align: center; word-wrap: break-word;'>Rear Yard Setback</td><td style='text-align: center; word-wrap: break-word;'>25 FT</td><td style='text-align: center; word-wrap: break-word;'>&gt;25 FT</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;'>50 FT</td><td style='text-align: center; word-wrap: break-word;'>&gt;29.2 FT*</td></tr></table>*Variance Required

• Minimum Lot Area (244-47D): 130,000 Ac Required; 43,871 SF Provided

• Minimum Lot Width (244-47D): 200 FT Required; 101.08 FT Provided

• Minimum Front Yard Setback (244-47D): 80 FT Required; 54.76 FT Provided

• Minimum Side Yard Setback (244-47D): 50 FT Required; 21.36 FT Provided

• Minimum Accessory Garage Side Setback (244-47D): 50 FT Required: 10.6 FT Provided

• Minimum Accessory Pool Side Setback (244-47D): 50 FT Required; 29.2 FT Provided

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### B.  General Comments

### 1. Environmental Considerations

a. Based on our review of the Ocean County Soil Survey as well as NJDEP Geoweb information and developed nature of the site, environmental concerns relating to freshwater wetlands would not be a consideration in conjunction with this application.

b. The applicant should indicate any comments which have been received from the local Environmental Commission.

c. The enlargement of Lot 31 is viewed as an environmental enhancement with respect to septic dilution.

2. Utilities- The applicant should address his proposals for any modifications to utility service. Any approval which may be granted would be conditioned upon Jackson Township Municipal Utility Authority review and approval.

3.  Existing Road Improvements- The submitted plan indicates that curbing and sidewalk is in place along all existing road frontages.

4.  Design/Submission Waivers Required – None.

C. Outside Agencies- The applicant should be prepared to address the current status of the following agency approvals/permits which will be required in conjunction with any approval the Board may grant:

1. Jackson Township Municipal Utility Authority

2. Jackson Township Environmental Commission

3. Ocean County Planning Board

4. Ocean County Health Department

5. Ocean County Soil Conservation District

### D. Technical Revisions and/or Corrections

1. A dedication adjacent to Cook Road should be indicated so as to establish a 25 FT half R.O.W. width.

2. The map should be updated to include a North arrow reference.

3. The existing structures on the map should be labeled as "To Remain" or "To be Removed".

4. The existing improvements at the property should be identified similar to the Map of Survey prepared for the subdivision map.

5. The map should be revised to include a new Six-Foot Side Shade Tree and Utility Easement for new Lot 20.01. The new easement should be set along the Cook Road Right-of-Way line.

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6. The bearing and distance of South 75°26'03" East, 0.47 Feet should be verified. The bearing and distance are not shown on the survey map for the property.

7. The map should be updated to include a factual statement indicating the methodologies used to establish the bearing system.

8. The baring and distance label just to the West of the existing Lot 31 text should be labeled as existing rear line of existing Lot 20.

9. The map should be updated to include the pavement width for Cook Road and Victoria Circle.

10. The block number in the title block should be revised to Block 5101.

E.  Recommendations- Any approval which the Jackson Township Planning Board may grant should be subject to the following conditions being satisfied 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. Confirmation regarding acceptability of the lot and block numbering indicated.

4. Receipt of approvals in compliance with all permit conditions from any Federal, State, County or Local regulatory agency having jurisdiction over this application.

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 forthcoming subsequent to formal presentation by the applicant and any public comment which is received.

Very truly yours,

<div style="text-align: center;"><img src="imgs/img_in_image_box_315_1709_817_1796.jpg" alt="Image" width="19%" /></div>


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

Office of the Planning Board Engineer

DFK:caa

L. Morrison, Planning Board Secretary, (lmorrison@jacksontwpnj.net)

R. Shea, Il, 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 (jjordan@jacksontwpnj.net)

Bureau of Fire Prevention (Bureau@jacksonfiredist3.org)

S. Rauch, Fire Official (srauch@jacksonfiredistrict2.org)

S. O'Brien, Fire Official (sobrienjr@jacksonfiredistrict4.org)

Aharon Travitsky, Applicant (arontrav89@gmail.com)

Y. Portnoy, Applicant's Engineer (yportnoy@civilcoreconsulting.com)