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8. Preliminary Stormwater Management Area Evaluation (SWM), prepared by Whitestone, dated 11/16/2023.

The applicant seeks Preliminary and Final Major Site Plan Approval associated with the construction of a three-story 15,000 SF business office building and a 12,750 SF one-story warehouse building with 4 rental units on the subject property. In addition to the two primary buildings, the applicant proposes a 1,575 SF storage shed, an 810 SF pipe storage shed and an area designated for small equipment storage. Additional site improvements include one new two-way driveway connection to Whitesville Road, off-street parking, lighting, landscaping, stormwater management facilities as well as all typical site plan development improvements.

The 6.07-acre tract is located at the Westerly side of Whitesville Road within the PM-1 Pinelands Manufacturing Zoning District. The site has been previously developed with one-story residential dwellings and associated accessory structures, all of which are designated to be removed.

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

A. Zoning (PM-1 Pinelands Manufacturing Zone)

PM-1 (Pinelands Manufacturing Zone)REQUIREDPROPOSED
Minimum Lot Area2 Acres6.07 Acres *
Minimum Lot Frontage200 FT214.75 FT
Minimum Front Yard Setback60/100 FT113.34 FT
Minimum Rear Yard Setback50 FTAll New Construction to Comply with Minimum Ordinance Standards
Minimum Side Yard Setback25 FT
Minimum Total Side Yard Setback60 FT
Maximum Lot Coverage50%
Maximum Building Height50 FT
Parking Area Setback From R.O.W.20 FT
Parking Area Setback Adjacent Nonresidential10 FT

*Testimony shall be provided detailing the wetland/wetland buffer areas in relation to minimum lot area requirements.

B. General Comments

  1. Environmental Considerations
  2. The property is located within a Pinelands Area and subject to the specific requirements of the Pinelands Comprehensive Management Plan (CMP). The applicant has provided the required Certificate of Filing which notes specific inconsistencies from the CMP. The inconsistencies are as follows:

Stormwater volume (N.J.A.C. 7:50-6.84(a)6iv(1))

The Township land use ordinance and the CMP require that any proposed development retain and infiltrate the total runoff volume generated from the net increase in impervious surfaces by a 10-year, 24-hour storm. Note that the required volume must be met below the lowest outfall elevations within the proposed stormwater management measures.