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REMINGTON & VERNICK ENGINEERS

9 Allen Street Toms River, NJ 08753 O: (732) 286-9220 F: (732) 505-8416

February 12, 2026

Ms. Laura Morrison, Secretary Jackson Township Planning Board 95 West Veterans Highway Jackson Township, New Jersey 08527

Re: Application No. 854-1 / Escrow #P32338 Preliminary & Final Major Site Plan - Review #2 Applicant/Owner: 510 Whitesville, LLC Project Name: Atlantic Site Construction Office/Warehouse 510 Whitesville Road Block 22401, Lots 7, 8, 9, 10, 11 & 12 Our File: 1512-P-620

Dear Ms. Morrison & Planning Board Members:

REMINGTON & VERNICK ENGINEERS has received the above captioned Application for review. The Applicant is seeking preliminary and final site plan approval for the construction of a 3-story 14,334 sf office building; a 1-story 12,352 sf warehouse building with 4 units, a 1,575 sf storage shed, a 810 sf pipe storage shed, and an outdoor area for storing small machines the PM-1 – Pinelands Manufacturing Zone.

The subject property is located on the westerly side of Whitesville Road (C.R. 527). The site is located in the PM-1 – Pinelands Manufacturing Zone as well as the Conservation Overlay Zone and consists of 6.10 acres. The site is currently developed with a 1 story frame dwelling, a detached garage, a horse stable, 2 sheds, a gravel driveway, a gravel parking area, fencing, and a dirt path. The site is partially wooded and contains a wetlands buffer as approved by the Pinelands Commission File #2020-0045.001. The existing fence appears to encroach onto adjacent Lot 13.

The site improvements proposed at the front of the site include the following:

1. A 3-story 14,334 sf Office Building.
2. A 1.575 sf Storage Shed.
3. A 30 ft wide heavy duty pavement access drive.
4. 75 – 9 ft x 18 ft parking spaces (curbed & 72 porous pavement & 3 standard asphalt pavement) includes 4 accessible parking spaces and 4 EV ready spaces.
5. 24 ft and 26 ft wide access aisles (standard asphalt with a small portion of porous pavement).
6. A 12 ft x 45 ft loading zone (standard asphalt pavement).
7. Concrete sidewalk with accessible ramps.
8. A grass paver emergency access connecting the front and rear portions of the site.
9. An approximately 10 ft x 20 ft refuse enclosure.
10. An area to be restored to wooded condition.
11. The site improvements proposed at the rear of the site include the following:
1. A 1-story 12,352 sf Warehouse Building with 4 units.
2. An 810 sf Pipe Storage Shed.
3. A concrete area for outdoor storage of small machinery.

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4. Gravel parking and circulation areas.
5. Areas of porous pavement.
6. 14–9 ft x 18 ft parking spaces (partially curbed, 6 gravel, 8 porous pavement).
7. 23 – 10 ft x 40 ft truck parking spaces (gravel with porous pavement across the middle portion).
8. 3 – 12 ft x 70 ft parking spaces (gravel with a small portion of porous pavement).
9. An area to be restored to wooded condition.

The overall site improvements include landscaping, lighting, and stormwater management. The site is to be serviced by public water and an on-site septic system. Access to the site is by way of a full access drive along Whitesville Road. The Applicant is proposing roadway improvements along Whitesville Road.

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

Applicant/Owner

510 Whitesville, LLC 688 Cross Street, Suite A Lakewood, NJ 08701 732-363-5252

II. SUBMITTALS

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III. ZONING

A. Use:

The subject property is located within the PM – Pinelands Manufacturing Zone District as well as the Conservation Overlay Zone. The Applicant is seeking preliminary and final site plan approval for the construction of a 3-story 14,334 sf office building; a 1-story 12,352 sf warehouse building with 4 units, a 1,575 sf storage shed, a 810 sf pipe storage shed, and an outdoor area for storing small machines.

Office Use:

• a.Per §244-97A(1) general office facilities is a permitted use.
• b.Per §244-97A(2) professional and commercial office facilities is a permitted use.

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1. Warehouse Use:
2. a.Per §244-97A(5) the warehousing or storage of goods and products, provided that no goods are sold from the premises, and provided further that all items to be stored are within an enclosed building.
3. b.The Applicant shall provide testimony to discuss the warehouse use in detail. The testimony shall include the proposed area for the storage of small machines.
3. Storage Sheds:
4. a.Per §244-57B(6) accessory uses customarily associated with the industrial, research or office uses permitted in § 244-97A above.
5. b.The Applicant shall provide testimony to discuss the proposed storage sheds in detail to determine if they are a permitted accessory use.

B. Area & Bulk Standards:

PM-1 Pinelands Manufacturing Zone - §244-97D

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V – Variance TBD – To Be Determined N/A – Not Applicable

C. Other Provisions and Requirements in the PM-1 Zone - Per 244-97E

1. Each use located in the PM-1 Zone shall provide truck loading and unloading facilities on the same lot and in other than the required front yard so as to permit the transfer of goods in other than a public street. This requirement appears to have been met. Testimony shall be provided.
2. No required off-street loading areas shall be located in any required front setback. This requirement appears to have been met. Testimony shall be provided.
3. Where the PM-1 Zone abuts a residential zone, whether along a property line or across a street, there shall be provided a one-hundred-foot buffer screening strip, as set forth in § 244-193. This requirement does not apply.
4. Each use permitted in the PM-1 Zone shall be served by a public sewage disposal system or by a private disposal system which meets the approval of the State and Township Boards of Health and the Jackson Township Municipal Utilities Authority. Any private disposal system shall be so designed as will, in the opinion of the Township Engineer, enable the system to be efficiently connected to the prospective public disposal system when constructed. The Applicant shall provide testimony to discuss compliance with this requirement.
5. Uses established in this zone shall set aside a minimum of 20% of the area of the tract devoted to such use for seeding and landscaping and shall use this area for no other purpose. This requirement appears to have been met. Testimony shall be provided.
6. All industrial activities or processes shall take place within a completely enclosed building. Incidental storage out of doors shall be shielded from any street or adjacent residential zone by fencing, landscaping, or other appropriate measure. The Applicant shall provide testimony to discuss compliance with this requirement.
7. All new streets, whether intended for public dedication or to remain as private streets, shall provide curbing and shall be designed to provide a forty-foot paved surface within a sixty-six-foot right-of-way. Such streets shall be constructed in accordance with specifications prepared by the Township Engineer for industrial-type streets. No new street is proposed. This requirement is not applicable.
8. Industrial parks containing such permitted uses as set forth herein shall have a total area of not less than 20 acres. All streets within industrial parks shall be private, and there shall be adequate provisions for repair and maintenance so as to relieve the Township of Jackson from any responsibility for the upkeep of such streets. This requirement does not apply.

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9. No use shall be conducted in such a way as to discharge any treated or untreated industrial waste, except as shall be approved by the Health Officer, Jackson Township. Municipal Utilities Authority and any applicable state agency having jurisdiction in such matters. The Applicant shall provide testimony to discuss compliance with this requirement.
10. Provision and use of water. All water requirements shall be stated in the application. Water shall be supplied from wells only after an approved or accepted geologic study of furnished by the applicant and certification by a professional geologist that the underground water supply and levels will not be appreciably altered in such a way as to endanger the water level and supply for other properties. The site is to be serviced by public water. No wells are proposed. Testimony shall be provided to confirm no wells are proposed.

D. Conservation Zone Overlay

1. Per §244-45C(1) all properties which fall within the Conservation Zone Overlay shall be regulated by the underlying zone or district within which they are found, except that the following additional requirements shall apply.
2. a.Per §244-45C(1)(a) all applications for major site plan or major subdivision approvals shall be required to submit a valid NJDEP letter of interpretation and/or permit which identifies all freshwater wetlands and wetlands buffers/transition areas on the property or properties included in the application before the application can be deemed complete. The Applicant has delineated a wetland's buffers on the plans as approved per Pinelands #2020-0045.001 as shown on a plan titled “Environmental Constraints Plan, prepared by Professional Design Services, LLC, dated January 19, 2023.” A copy of the plan has been provided to our office. The plan confirms that there are no wetlands on the site.
3. b.Per §244-45C(1)(b) all wetlands, wetlands buffers, transition areas, and riparian buffers must be properly identified and delineated on all submitted plans for major site plan or major subdivision approvals before the application can be deemed complete. The Applicant has delineated a wetland's buffers on the plans as approved per Pinelands #2020-0045.001 as shown on a plan titled “Environmental Constraints Plan, prepared by Professional Design Services, LLC, dated January 19, 2023.” A copy of the plan has been provided to our office. The plan confirms that there are no wetlands on the site.
4. c.Per §244-45C(1)(c) all wetlands, as identified and verified, pursuant to the LOI (letter of interpretation) shall be excluded from the gross acreage for purposes of calculating maximum lot coverage (building and impervious) for nonresidential developments. No wetlands are shown on the site. A copy of the Environmental Constraints plan has been provided to our office. The plan confirms that there are no wetlands on the site.
5. d.Per §244-45C(1)(d) all required setbacks shall be taken from the wetlands limits pursuant to the LOI (letter of interpretation). This requirement is not applicable to the proposed development.

IV. SITE PLAN ISSUES

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

A. General

1. 1. The statement of operations indicates that “The proposed development will be used to support Applicant’s construction business by housing Applicant’s office functions and providing warehouse space. The warehouse will be primarily to store and prepare materials in the Applicant’s construction business”. Testimony shall be provided to discuss the uses proposed.

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2. Per §244-97A(5) the warehousing or storage of goods and products, provided that no goods are sold from the premises, and provided further that all items to be stored are within an enclosed building. Testimony shall be provided to ensure that the proposed warehouse use is a permitted use.
3. The Applicant shall provide testimony to indicate if any outdoor storage of materials or goods is proposed.
4. The Applicant shall provide testimony to discuss equipment and vehicle maintenance. Does the Applicant anticipate providing the maintenance on-site.
5. The Applicant shall provide testimony to discuss what types of small machinery is intended to be stored outside. The statement of operations indicates that “The site will also have storage of smaller construction equipment and vehicles used in the business operation.”
6. The Applicant shall provide testimony to discuss what is intended to be stored in the proposed storage shed closest to the office building to determine if the shed is a permitted accessory use.
7. The Applicant shall provide testimony to discuss what is intended to be stored in the proposed pipe storage shed closest to the warehouse building to determine if the shed is a permitted accessory use.
8. The Applicant shall provide testimony to discuss the number of suites anticipated for each floor and verify the entire building is for only 1 tenant.
9. The Applicant shall provide testimony to discuss the reason 4 units are proposed for the warehouse building, whereas the statement of operations appears to indicate the entire warehouse is for only 1 tenant.
10. The warehouse building consists of 8 garage doors on the north side of the building and 8 garage doors on the south side of the building. There are 23 – 10 ft x 40 ft truck spaces that appear to block access to the warehouse building. The truck parking spaces do not necessarily align with the garage doors. Testimony shall be provided to discuss the proposed circulation within the building.
11. The Applicant shall provide testimony to discuss the need for the 23 – 10 ft x 40 ft truck spaces and the 3 – 12 ft x 70 ft truck spaces.
12. Testimony shall be provided describing the ownership of the site improvements as well as the warehouse building and the office building. Testimony shall be provided describing the maintenance responsibilities for the site improvements.
13. The Applicant shall provide testimony to discuss the proposed operations in sufficient detail to indicate the effects of the use in producing traffic congestion, noise, glare, air pollution, fire hazards or safety hazard, the hours of operation of the use, the number of shifts to be worked, the number of employees in each shift, the number of vehicles to be stored or parked on the site and provisions to be made for site maintenance.
14. The Applicant shall provide testimony to indicate if the project is anticipated to be constructed in Phases.

B. Architectural Considerations

1. The office building indicates an open office area for all 3 floors. The Applicant shall provide testimony to discuss the number of tenants anticipated.
2. The Applicant shall provide testimony to discuss if there are any uses anticipated on the roof. If so, the architectural plans should be revised accordingly.

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3. The warehouse building indicates 4 units. Testimony shall be provided to discuss the number of tenants proposed.
4. The warehouse building only provides bathroom facilities with access from Unit #2. Testimony shall be provided to discuss access to the bathroom facilities for Units #1, #3 & #4.
5. The Applicant shall provide testimony to discuss the exterior finishes of the building.
6. Our office recommends that solar be incorporated into the building/site design.

C. Signs

1. The Applicant shall provide testimony to indicate if any site monument or freestanding identification signage is proposed. If so, the location shall be shown on the plans and details provided to determine compliance with §244-207. The Applicant indicates that “No site monument or freestanding signs are proposed.” Testimony shall be provided to confirm.
2. The Applicant shall provide testimony to indicate if any wall mounted identification signage is proposed for the warehouse building. If so, the location shall be shown on the plans and details provided to determine compliance with §244-207. The Applicant indicates that “No wall mounted identification signs are proposed for the warehouse.” Testimony shall be provided to confirm.
3. There appears to be wall signage proposed for the office building as indicated on the architectural elevations. Details shall be provided to determine compliance with §244-207.

D. Traffic, Circulation, Parking and Loading

1. Per §244-197N(1) the minimum parking spaces required for the proposed warehouse use as calculated above are 9 parking spaces plus the number of vehicles used in connection with the business. The Applicant shall provide testimony to discuss the number of vehicles used in connection with the business.
2. The parking spaces along the front of the office building are labeled as 10 parking spaces, whereas 11 parking spaces of provided. Revise accordingly.
3. The shading on the Painted Marking Detail is shown incorrectly and should be revised.
4. 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. There is no sidewalk and partial curb proposed along the frontage of Whitesville Road. The Applicant has requested a waiver. The Applicant is required to make a contribution to the Jackson Township Pedestrian Safety Fund.
5. Per §244-19/G the perimeter of all parking areas and internal islands within all parking areas open to the general public shall have continuous cast-in-place concrete curbing, whereas partial curbing is proposed. The plan shall be revised, or the Applicant shall request a waiver. The plan has been revised to provide curb for all parking spaces for the office building; however curb is not fully provided for the warehouse parking spaces. A waiver may be required.
6. Per §244-197H all parking areas shall provide pavement, whereas the parking areas and circulation aisles for the passenger vehicles and trucks at the rear of the site is gravel with portions of porous pavement. The plan shall be revised, or the Applicant shall request a waiver. Testimony shall be provided to discuss the adequacy of gravel for tractor trailer circulation. The Applicant has requested a waiver. The Applicant indicates that “Testimony will be provided for the adequacy of the gravel on the tractor trailer circulation areas.”

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7. The Applicant shall provide testimony to discuss the longevity of the porous pavement in the area of the tractor trailers.
8. There is 56 ft proposed between the tractor trailer parking and the passenger vehicle parking. The Applicant should demonstrate the tractor trailer circulation in this area to ensure adequate space is provided for circulation. The Applicant has provided a circulation plan for the tractor trailer which appears to be tight when entering and exiting the parking space. The circulation plan also shows the tractor trailer encroaching into the parking spaces along the northerly property line. Note that north arrows shall be added to the circulation plans.
9. Per §244-197J(2)(a)[2][c] no parking stalls shall utilize the required entrance and exit drives or major circulation drives as parking access aisles, whereas the parking accesses the main circulation drive. Our office is concerned that the 38 parking spaces along the north property line access the main drive aisle that permits tractor trailers. The Applicant has requested a waiver. Testimony shall be provided to discuss tractor trailer circulation and pedestrian safety.
10. No sidewalks are proposed for the warehouse portion of the site. Testimony shall be provided to discuss pedestrian and accessible circulation. Accessible circulation shall be in compliance with ADA regulations.
11. The Applicant shall provide testimony to discuss the size trucks and equipment that are proposed to enter and exit the site.
12. Our office defers all fire prevention and fire safety issues to the Township Fire Official.
13. The Applicant shall provide testimony to discuss the proposed improvements along Whitesville Road. Approval of Ocean County Planning Board is required.
14. Testimony should be provided to discuss any traffic impacts as a result of the proposed development.

E. Utilities

1. The Applicant is proposing to service the site with public water by connecting into an existing water main within Whitesville Road. The Applicant shall obtain an approval from the Jackson Township MUA.
2. The Applicant is proposing to service the site with an on-site septic system. Approvals from the Ocean County Board of Health, and the Pinelands Commission may be required.

F. Landscaping

1. All tree removal shall be in accordance with Chapter 405 of the Township of Jackson Ordinance.
2. A Landscape & Tree Save Plan shall be prepared in accordance with §405-5 addressing Tree Removal and Tree Preservation. The Applicant has provided a tree management plan. Our office defers to the Jackson Township Tree Specialist for review and approval.
3. Our office defers compliance for the proposed tree removal and replacement to the Jackson Township Tree Specialist.
4. Per §244-201 exterior mechanical equipment is required to be screened from public view. All exterior mechanical equipment shall be shown on the plans and screened accordingly. The Applicant indicates “The mechanical equipment is proposed to be on the building roof and will be screened by the proposed parapet.” Testimony shall be provided.

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5. 5. The Applicant should provide testimony regarding the irrigation of the proposed landscaping.

G. Lighting

1. Per §244-197J(1)(f) lighting is required for all parking lots and shall provide a minimum lighting level of 0.5 footcandles throughout the parking area and access drives, whereas there are areas in the parking lot for the office building that are less than 0.5 footcandles. The plan should be revised, or the Applicant shall request a waiver. Testimony shall be provided to discuss the adequacy of the lighting provided for the parking lot for the office building.
2. Per §244-197J(1)(f) lighting is required for all parking lots and shall provide a minimum lighting level of 0.5 footcandles throughout the parking area and access drives, whereas no lighting is proposed for the vehicle parking area for the warehouse, the circulation drives, and the area for the outdoor storage of small machines. The Applicant has requested a waiver. Testimony shall be provided. Our office recommends that the Applicant shall provide adequate lighting in the rear of the site.
3. The lighting plan indicates that the lighting will be on timers. Testimony shall be provided.

H. Storage of Solid Waste & Recyclable Materials

1. Per §244-208E if located within or adjacent to a parking area or access drive, the enclosed refuse areas shall be separated from such parking area or access drive by curbing, whereas no curbing is proposed. The plan should be revised, or the Applicant shall request a waiver.
2. The Applicant shall provide testimony to discuss the size of the trash enclosure to adequately service the all uses on the site.
3. The Applicant shall provide testimony as to the frequency the refuse will be removed from the site.
4. The Applicant should indicate the anticipated amount of recyclable materials generated for the use, how recyclable material will be collected, as well as bulk items. The Applicant indicates that “Recyclables will be collected by a private hauler. The trash enclosure has been sized to accommodate a commercial 2-3 yard dumpster. It is anticipated that recyclables will be picked up once a week. Testimony shall be provided.
5. The Applicant shall provide testimony to discuss if hazardous materials will be stored on-site and the method proposed to remove those materials from the site.

I. Miscellaneous

1. The Applicant shall address the issues identified within the Pinelands Commission’s Inconsistent Certificate of Filing. As indicated on page 3 of 3, Condition 8 - items on the attached inconsistencies document must be resolved prior to Commission issuance of a letter indicating that any approvals or permits can take effect.
2. Our office recommends that the lots are consolidated as a condition of approval.
3. Legible bearings and distances shall be provided along Whitesville Road.
4. The building square footage for the office and warehouse as referenced in environmental impact statement does not reflect the current site plans. Revise accordingly.
5. The Applicant shall provide testimony to discuss the potential environmental impacts as a result of the proposed development. The testimony shall discuss in depth the threatened and endangered

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species, air quality, and noise characteristics.

6. The applicant shall provide testimony to discuss the environmental impacts and the steps taken to minimize these impacts.
7. The Applicant shall provide testimony to discuss the Pinelands Commission's conditions and how they are being addressed as shown in the environmental impact statement pages 3 & 4 of 29.
8. The Applicant is required to obtain all local and outside agency approvals.
9. A list of any requested variances and waivers shall be provided on the plans.
10. Issues related to the Affordable Housing Non-Residential Development Fee are deferred to the Board Solicitor.
11. Per 244-176.1G(1) office trailers may be used on a construction site as a construction office, subject to individual approval by the Planning Board or Zoning Board of Adjustment, and as individually approved by the Construction Official. Said office trailer may not be placed on the site prior to issuance of a building permit and must be removed at the owner's expense upon completion of the job. The Applicant shall provide testimony to discuss their intentions to place a temporary office trailer on-site.
12. Testimony should be provided regarding the earthwork quantities for the site and compliance with Chapter 364 – Soil/Fill Importation.

V. VARIANCE(S) & WAIVER(S)

A. Variance or waiver relief may be required pending Applicant's response to the issues identified in the body of this report.

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 in our Toms River office if they have any questions or require additional information.

God Bless America,

REMINGTON & VERNICK ENGINEERS

Ernest J. Peters, Jr., P.E., P.P., C.M.E.

Board Planner

MMG/EJP:mr

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

Mr. Doug Klee, P.E. – Board Engineer

ville, LLC – Applicant/Owner ( ycarrey@atlanticsitenj.com)

Mr. Yosef Portnoy, P.E. - Applicant's Engineer (yportnoy@civilcoreconsulting.com)

Mr. Scott T. Kennel – Applicant's Traffic Consultant ( skennel@mratraffic.com)

Mr. Naftoli Gut, R.A. – Applicant's Architect ( naftoli@gutvann.com)

Ms. Donna Jennings, Esq. – Applicant's Attorney ( dJennings@wilentz.com)

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