7. Traffic Impact Study Report prepared by McDonough & Rea Associates, Inc., signed by John H. Rea, and Scott T. Kennel, Sr. Associates and dated 09/30/2022 with a latest revision date of 01/09/2026.
The applicant seeks to amend a prior Preliminary and Final Major Site Plan approval so as to revise the development tract's frontage on and alignment of Pfister Road for the development of three (3) new private high school buildings on the subject property. As noted in the Zoning Schedule below, all new construction is generally consistent with the Board's prior approval and will comply with the specific zoning requirements of the R-5 Zoning District for school development. The development proposal will involve 5 new driveway connections to Pfister Road and one (1) new driveway connection to Farmingdale Road, stormwater management facilities, street lighting, landscaping and all typical site plan development and public road improvements, all generally consistent with the prior Board Approval.
The applicant also seeks Preliminary and Final Major Subdivision approval so as to adjust the alignment of Pfister Road and establish 3 individual lots for the school development. The original approval proposed development on a single parcel. The subdivision proposal also involves Lot 34 in Block 1101 so as to allow for the re-alignment of Pfister Road. The subdivision proposal will include new variances as noted below.
The 7.73 Acre tract is located on the North side of Farmingdale Road at the intersection with Pfister Road and within the R-5 Zoning District. The site has been previously developed with a residential dwelling, detached garage and accessory shed structures, all of which are designated to be removed. The existing accessory structure on Lot 34 in Block 11.01, involving a 1-story framed warehouse will also be removed. The applicant should confirm the existing residential dwelling is to remain.
Based on our review of the submitted materials, we offer the following for the Board's consideration:
| Required | Proposed Lot | Proposed Lot | Proposed Lot | Proposed Lot | |
|---|---|---|---|---|---|
| Minimum Lot Area | 215,000 SF | 136,061 SF* | 112,582 SF* | 109,824 SF* | 145,371 SF* |
| Minimum Lot Width | 200 FT | 233.37 FT | 204.98 FT | 249.89 FT | 414.65 FT |
| Min. Lot Frontage - Pfister Rd | 100 FT | 236.20 FT | 181.12 FT | 265.23 FT | 334.12 FT |
| Min. Lot Frontage - Farmingdale Rd | 100 FT | 628.90 FT | N/A | N/A | 242.20 FT |
| Minimum Lot Depth | 400 FT | 600.15 FT | 540.79 FT | 513.48 FT | 314.07 FT* |
| Min. Front Yard Setback - Farmingdale Rd | 80 FT | 80.50 FT | N/A | N/A | All New Construction to Comply with Minimum Ordinance Standards |
| Min. Front Yard Setback - Pfister Rd | 80 FT | 159.05 FT | 102.73 FT | 111.72 FT | |
| Minimum Rear Yard Setback | 50 FT | N/A | 298.72 FT | 303.38 FT | |
| Minimum Side Yard Setback | 60 FT | 50.48 FT** | 62.00 FT | 60.72 FT | |
| Minimum Accessory Front Setback | 80 FT | 7.92 FT | |||
| Minimum Accessory Side Setback | 40 FT | >40 FT | |||
| Maximum Building Coverage | 10% | 7.00% | 9.77% | 9.28% | |
| Maximum Building Height | 35 FT | ≤35 FT | ≤35 FT | ≤35 FT |
*Variance Required
• Minimum Lot Area (244-46): 215,000 SF Required; 136,061 SF Provided New Lot 24.03 112,582 SF Provided New Lot 24.04 109,824 SF Provided New Lot 24.05 145,371 SF Proposed New Lot 34.01