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ENVIRONMENTAL IMPACT STATEMENT

510 WHITESVILLE ROAD BLOCK 22401 * LOTS 7 – 12 JACKSON TOWNSHIP OCEAN COUNTY, NEW JERSEY

PREPARED FOR:

SHLOMO HOROWITZ 1144 E. COUNTY LINE ROAD LAKEWOOD, NEW JERSEY 08701

PREPARED BY:

DuBois & ASSOCIATES

KRISTIN WILDMAN, PWS SENIOR ENVIRONMENTAL CONSULTANT BRYON DUBOIS, PWS PRINCIPAL BIOLOGIST

BRYON DUBOIS, PWS PRINCIPAL BIOLOGIST

TABLE OF CONTENTS

Page No.

1.0 INTRODUCTION ..... 1 2.0 METHODOLOGY ..... 1 3.0 SITE LOCATION & EXISTING LAND USE/LAND COVERAGE ..... 1 4.0 PROJECT DESCRIPTION ..... 2 5.0 SITE INVENTORY & ENVIRONMENTAL ASSESSMENT ..... 4 5.1 Planning, Zoning & Demographics ..... 4 5.1.3 Demographics ..... 5 5.2 Geology & Subsurface Water ..... 6 5.2.1 Bedrock Geology ..... 6 5.2.2 Bedrock Aquifer ..... 6 5.2.3 Surface Geology ..... 6 5.3 Ocean County Soil Survey ..... 8 5.4 Sewerage ..... 10 5.5 Freshwater Wetlands, Hydrology & Surface Water Quality ..... 10 5.6 Topography and Slope ..... 12 5.7 Vegetation Communities ..... 13 5.8 Wildlife ..... 14 5.9 Threatened & Endangered Species ..... 15 5.9.1 Fauna ..... 15 5.9.2 Flora ..... 16 5.10 Air Quality and Traffic Study ..... 20 5.11 Cultural, Historical and Archaeological Resources ..... 23 5.12 Noise Characteristics ..... 24 5.13 Aesthetics ..... 24 6.0 REQUIRED LICENSES, PERMITS, AND APPROVALS ..... 25 7.0 ALTERNATIVES ANALYSIS ..... 26 8.0 ADVERSE ENVIRONMENTAL IMPACTS THAT CANNOT BE AVOIDED ..... 26 9.0 SUMMARY & DISCUSSION ..... 27 10.0 REFERENCES ..... 28

TABLES

Page No.

Table 1: Physical properties, suitabilities and/or limitations of on-site soils in regards to building site development .....9 Table 2: National Ambient Air Quality Standards .....21 Table 3: Required Licenses, Permits, and Approvals .....25

FIGURES

APPENDICES

1.0 INTRODUCTION

DuBois and Associates, L.L.C. (DuBois) has been retained by Shlomo Horowitz to prepare an Environmental Impact Statement for the construction of a 15,000 square foot commercial office building, a 12,750 square foot warehouse building and a 1,575 square foot commercial storage building and parking areas on a 6.11-acre site within Block 22401, Lots 7-12 (the site) located within Jackson Township, Ocean County, New Jersey. As part of the redevelopment, disturbed wetland buffer areas are proposed to be restored and revegetated in accordance with the approved wetlands buffer restoration plan. All new clearing, grading, and construction activities are limited to designated disturbance areas outside regulated wetlands and required buffer setbacks. Pursuant to the Township of Jackson Land Use and Development Regulations, Chapter 244-189, an Environmental Impact Statement (EIS) has been prepared for the proposed project. (herein termed, “the project site”). This report presents an inventory of existing environmental conditions at the site, an assessment of the probable or potential impact the development may have upon environmental conditions at the project site and in the surrounding area, and provides an overview of measures taken to minimize any adverse environmental impacts that may be caused by the project.

As outlined within the context of this EIS, the proposed project is situated on a developed site within the Pinelands Area and will therefore comply with the planning agenda within this area of Jackson Township and the New Jersey Pinelands Commission (NJPC).

2.0 METHODOLOGY

This EIS has been prepared to document the decision-making process used to formulate and render a professional opinion concerning the subject site and development project. This report has been prepared through on and off-site field investigations of existing natural resources located upon the site and desktop review of the following material:

• Jackson Township Land Use and Development Regulations;
• New Jersey Pinelands Commission (NJPC) Comprehensive Management Plan;
• NJPC Inconsistent Certificate of Filing and application review documents;
• NJDEP Bureau of Geographic Information Systems;
• NJDEP NJ-GeoWeb Map Viewer;
• NJDEP Historical Preservation Office;
• Ocean County Soil Survey;
• Federal sources including USDA, USFWS, USEPA and FEMA. - Project materials supplied by the Project Engineer, including:
• Project materials supplied by the Project Engineer, including:
• Preliminary and Final Major Site Plan prepared by Civil Core Consulting, dated January 22, 2025 revised 6/5/2025.
• Stormwater Management Report by Yosef Portnoy, PE, January 21, 2025 revised on June 5, 2025.
• Land Restoration Plan prepared by Forward Engineering, dated February 26, 2024, revised 9/19/2024.
• Traffic Impact Analysis prepared by McDonough & Rea Associates, Inc., dated January 14, 2025.

DuBois performed an investigation of the site in January 2026. On-site vegetation communities, wildlife, ecotone areas, and existing and surrounding land uses were evaluated in direct relation to probable or potential impacts that may be imposed upon these resources by the proposed project.

3.0 SITE LOCATION & EXISTING LAND USE/LAND COVERAGE

The project site is depicted on Sheet 224 of the Jackson Township tax map (refer to Figure 1: Jackson Township Tax Map). The site is known as 510 Whitesville Road within Jackson Township, Ocean County.

New Jersey (refer to Figure 2: New Jersey Road Map). The site can be found on the SE Lakehurst NJ United States Geological Survey (USGS) Quadrangle with NAD 1983 state plane coordinates (feet) of E(x) 558,604 and N(y) 446,303 at the approximate center of the site (refer to Figure 3: SE Lakehurst NJ Quadrangle Map). The site is in the Barnegat Bay Watershed Management Area (WMA 13), within the Toms River (above Oak Ridge Parkway) watershed (13EA), and the Toms River Toms River (Rt 70 to Hope Chapel Road) subwatershed (13EA03) (HUC14: 02040301060070).

The site consists of one (1) single-family home, one (1) commercial building with associated sheds, a pole barn, parking areas and driveways (refer to Figure 4: Aerial Map). The existing structures are served by an onsite septic system. The remainder of the property consists of an oak/pine upland forest. Undeveloped forested land continues off site to the south and west. Residential homes are located north and south. The property fronts on Whitesville Road, also designated as Ocean County Route 527, and is situated within an established industrial and commercial corridor with surrounding development consisting primarily of light industrial, warehouse, and service-oriented commercial uses. Refer to representative photographs presented in Appendix A of the various land coverages present throughout the site and adjacent areas.

4.0 PROJECT DESCRIPTION

The proposed project consists of the redevelopment of approximately 6.11 acres located at Block 22401, Lots 7 through 12 in Jackson Township, Ocean County, New Jersey, within the PM-1 Pinelands Manufacturing Zoning District. The proposed redevelopment includes demolition of the existing residential structure and removal of select existing improvements, followed by construction of a multi-building commercial facility. The planned improvements include a three-story office building with a footprint of approximately 5,000 square feet and a total floor area of approximately 15,000 square feet, a one-story warehouse building totaling approximately 12,750 square feet, and a detached storage shed of approximately 1,575 square feet. Ancillary site features paved parking and circulation areas, designated truck loading and staging areas, refuse enclosure, pedestrian walkways, landscaping improvements, lighting, and internal utility infrastructure. The overall site layout is designed to meet the bulk, setback, parking, and coverage requirements of the PM-1 zoning district, with total impervious coverage calculated at approximately 49.71 percent of the parcel.

Vehicular access to the site is provided from Whitesville Road, with internal circulation designed to accommodate passenger vehicles, delivery trucks, and emergency access. The site plan includes striped parking spaces, ADA-compliant accessible parking, fire lanes, and designated truck parking and loading areas. Traffic control improvements, pavement widening within the county right-of-way, and related roadway coordination are subject to Ocean County review and permitting. Trash and recycling services will be provided by a private hauler. Utility services will include connection to the existing public water system operated by the Jackson Township Municipal Utilities Authority, while sanitary wastewater will continue to be treated via an onsite septic system.

Stormwater management for the project is designed using a combination of porous pavement systems, underground infiltration basins, and surface basins to manage runoff quantity and promote groundwater recharge. Multiple porous pavement areas are distributed throughout parking and circulation zones, supplemented by underground perforated pipe systems and surface basins located in both the front and rear portions of the site. Where necessary, soils beneath infiltration systems are proposed to be removed and replaced with suitable soils meeting permeability requirements to support infiltration performance. Roof runoff is directed through pretreatment devices prior to entering the stormwater system. The stormwater system is designed to comply with applicable New Jersey Department of Environmental Protection (NJDEP) stormwater management standards and Ocean County drainage requirements.

Environmental features on the site include buffer areas associated with offsite regulated wetlands located primarily to the south and west of the property. Portions of the site previously experienced disturbance within wetland buffer areas. As part of the redevelopment, disturbed buffer areas are proposed to be restored and revegetated in accordance with the wetlands buffer restoration plan approved by the Pinelands. All new clearing, grading, and construction activities are limited to designated disturbance areas outside regulated wetlands and required buffer setbacks. Tree management, soil erosion and sediment control measures, and permanent stabilization are incorporated into the project design to minimize offsite impacts during construction and operation.

The project also includes installation of an alternate design commercial septic treatment system with a dedicated control shed and subsurface disposal field. The system is located to maintain required separation distances from wetlands and groundwater and is intended to meet applicable nitrogen dilution standards. Supporting utility infrastructure includes underground electric, telecommunications, and natural gas services coordinated with utility providers. Fire protection systems include hydrant connections and fire department access features consistent with municipal and state requirements.

On December 24, 2024, the NJPC issued an Inconsistent Certificate of Filing for Application No. 2020-0045.001 (refer to Appendix B: NJPC Inconsistent Certificate of Filing). The Certificate of Filing is not an approval but authorizes municipal and county agencies to review the application, subject to subsequent NJPC review and issuance of a letter allowing any local approvals to take effect.

The Commission identified several conditions that must be satisfied after municipal approvals, before such municipal approvals may take effect, including consolidation of Lots 7 through 12 into a single recorded lot, placement of the proposed septic disposal field at least 600 feet from wetlands to the west and 300 feet from wetlands to the south, completion of revegetation of buffer areas, and submission of additional documentation addressing alternate design septic system standards including an operation and maintenance manual and a recorded legal agreement.

The application was issued an Inconsistent Certificate of Filing pursuant to the Pinelands Comprehensive Management Plan. Any unresolved issues will be addressed upon municipal and County approval once the project proceeds to final Pinelands review. These inconsistencies can be resolved at the time of submission to the Commission for no further review, after municipal and County approvals are obtained.

Remaining Pinelands comments will be addressed as follows:

• consolidation of Lots 7 through 12 into a single recorded lot,

Applicant will consolidate once municipal and County approval is received.

• placement of the proposed commercial alternate design septic disposal field at least 600 feet from wetlands to the west and 300 feet from wetlands to the south,

The proposed septic location has been adjusted to maintain the 300 feet.

• completion of demolition by June 1, 2025 and revegetation by June 30, 2025.

Pinelands has extended the timeframe to June 30, 2026.

• submission of additional documentation addressing alternate design septic system standards including an operation and maintenance manual and a recorded legal agreement,

The O&M and legal agreement will be prepared once municipal and County approval is received.

• confirmation that the septic system is located where the seasonal high water table is at least five feet below grade,

Previously provided to Pinelands.

• restriction of all clearing and land disturbance activities to areas meeting the required wetland setback distances.

The project has been designed consistent with this comment.

• the septic system must also be capable of achieving a 2-ppm nitrogen standard at the property line to comply with local and Pinelands groundwater quality requirements.

The project has been designed consistent with this comment.

Responses to inconsistencies:

1. Stormwater

The project has been designed to comply with the Pinelands CMP requirements. Additional documentation will be provided to the PC with the request for no further review.

2. Wetlands Protection

The proposed septic location has been revised to maintain a 300-foot separation to the wetlands. As part of the redevelopment, disturbed buffer areas are proposed to be restored and revegetated in accordance with the wetlands buffer restoration plan approved by the Pinelands.

5.0 SITE INVENTORY & ENVIRONMENTAL ASSESSMENT

5.1 Planning, Zoning & Demographics

5.1.1 Pinelands

According to the New Jersey State Development and Redevelopment Plan (NJSDRP), prepared by the State Planning Commission in June 1992 and re-adopted in March 2001, the property is within a Pinelands Area (refer to Figure 5: NJ State Planning Area Map).

The site is within the Pinelands Management Regional Growth Area. In accordance with the New Jersey Pinelands Interactive map, “this is an area of existing development and adjacent lands capable of accommodating growth while protecting the essential character and environment of the Pinelands.”

5.1.2 Zoning

According to the Township of Jackson Zoning Map, the subject site is within the Pinelands Manufacturing Zone (PM-1) Zone (refer to Figure 6: Jackson Township Zoning Map). According to the Township of Jackson Code (244-90), the following principal uses are permitted in the PM-1 Zone:

• 1. General office facilities.

2. Professional and commercial office facilities.
3. Food processing and associated industries comprising any of the following:
4. a.Bakeries.
5. b.Canning or bottling of food, beverages or dairy products.
6. c.Food and cereal mixing and milling.
7. d.Food processing, sundry food manufacturing and manufacturing of spirituous liquor.
4. Research and testing laboratories comprising any of the following: biological, chemical, dental, electronic, pharmaceutical and general, provided that there is no commercial production of goods for sale or otherwise.
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.

5.1.3 Demographics

The 2010 census counted 54,856 people 19,417 households, and 15,048 families residing in the township. The population density was 552.7 per square mile (213.4/km2). There were 20,342 housing units at an average density of 205.0 per square mile (79.2 km2). Of the 19,417 households 35.2% had children under the age of 18, 63.8% were married couples living together, 9.6% had a female householder with no husband present, and 22.5% were non-families. Of the total households, 18.2% were male up of individuals, and 8.6% had someone living alone who was 65 years of age or older. The average household size was 2.80 and the average family size was 3.21. The population was 24.7% under the age of 18, 7.4% from 18 to 24, 23.7% from 25 to 44, 29.4% from 45 to 64, and 14.8% who were 65 years of age or older. The median age was 41.6 years.

As of July 1, 2024, the population estimate for Jackson Township by the United States Census was 60,704 people, reflecting an increase of 5,848 people from the 54,856 counted in the 2010 Census and an increase of 2,097 people from the 58,607 people counted in the 2020 Census. As of the 2024 United States Census, there were 58,541 people and 20,815 households in the Township. (US Census Bureau).

Planning, Zoning, & Demographics impact assessment

The proposed redevelopment is consistent with the established land use pattern along the Whitesville Road corridor, which is characterized by industrial, warehouse, and service commercial development. The project represents reinvestment in an already developed parcel and does not introduce new infrastructure extensions or growth inducement into undeveloped areas. The site plan provides internal circulation, parking, utility service, stormwater management, and buffering that integrate the project into the surrounding roadway network and adjacent land uses while maintaining required setbacks from environmentally constrained areas. The project supports the intent of the Pinelands Regional Growth Area designation by directing nonresidential development to locations already served by public roadways and utilities, thereby minimizing pressure on more sensitive preservation areas.

The property is located within the PM-1 Pinelands Manufacturing Zoning District, which permits office, contractor, and warehouse uses consistent with the proposed development program. The site plan demonstrates compliance with minimum lot area, frontage, building setbacks, building height, parking requirements, and maximum lot coverage standards. Total impervious coverage is approximately 49.71%, remaining within the 50 percent maximum permitted by zoning. Building heights remain below the allowable maximum, and required front, side, and rear yard setbacks are satisfied. Parking supply exceeds minimum ordinance requirements, including provision for electric vehicle make-ready spaces. As designed, the project conforms to the bulk and dimensional standards of the zoning ordinance and does not require variances related to intensity or land use.

The project does not include residential development and therefore will not generate permanent population growth, school enrollment impacts, or demand for residential municipal services. Employment generated by the office and storage warehouse uses is expected to be incremental and consistent with existing employment patterns in the surrounding industrial corridor. Any increase in daytime workforce population is anticipated to be modest and accommodated by existing regional housing stock, transportation infrastructure, and municipal services. The project is not expected to alter local demographic composition, housing demand, or community character. As a commercial redevelopment, demographic impacts are considered negligible.

Steps taken to minimize impacts

The project minimizes potential planning, zoning, and demographic impacts by concentrating redevelopment on an existing developed parcel within a designated Pinelands Regional Growth Area, thereby avoiding extension of infrastructure into undeveloped or environmentally sensitive areas and reinforcing established commercial land use patterns along the Whitesville Road corridor. Site design maintains full compliance with PM-1 zoning bulk, coverage, height, and parking standards, ensuring that building scale, intensity, and site coverage remain consistent with surrounding development and municipal planning objectives. Internal circulation, access management, parking layout, stormwater controls, and landscape buffering are integrated to support orderly development and compatibility with adjacent properties while maintaining regulatory setbacks from wetlands and buffer areas. The absence of residential units avoids population growth, school enrollment increases, or new demand for municipal housing and social services, and limits demographic effects to modest, localized employment generation that can be absorbed by the existing labor market and infrastructure. Overall, the project advances infill redevelopment, regulatory compliance, and infrastructure efficiency while preserving community character and long-range planning goals.

5.2 Geology & Subsurface Water

5.2.1 Bedrock Geology

The site lies within the Outer Atlantic Coastal Plain Physiographic Province. The Outer Coastal Plain Province is characterized by broad lowlands formed on unconsolidated and semi-consolidated marine and alluvial sediments, mainly sands, silts and clays, with minor amounts of gravel. According to the GIS data layer entitled “Bedrock Geology for New Jersey” provided by the NJDEP New Jersey Geological Survey (NJGS), the site is underlain by the Cohansey Formation (refer to Figure 7: New Jersey Bedrock Geology Map). The Cohansey Formation is made up of quartz sand, medium to coarse grained. (NJGS 2009).

5.2.2 Bedrock Aquifer

The site is in the Kirkwood – Cohansey Bedrock Aquifer System. The Kirkwood – Cohansey is a water-table aquifer that covers nearly 3,000 square miles. Ground water is stored in and transmitted through pores between sand grains and is typically well connected to surface water bodies. Some ground water leaks to deeper confined aquifers. The aquifer is highly permeable due to the dominance of well sorted, medium to coarse grained sand. Ground water in this aquifer is typically fresh, acidic, highly corrosive, and low in dissolved solids.

5.2.3 Surface Geology

According to the GIS data layer entitled “Surface Geology for New Jersey”, provided by the NJDEP NJGS, the surficial geology underlying the site is composed of Upper Stream Terrace Deposits (refer to Figure 8:

NJ Surface Geology Map). Upper Stream Terrace Deposits are made up of Sand and pebble gravel, minor silt and cobble gravel; yellow, reddish yellow, yellowish brown. As much as 20 feet thick. (NJGS 2009).

Geology & Subsurface Water impact assessment

Disturbance to the Upper Stream Terrace Deposits will occur because of grading, subsurface utility installation, septic disposal system installation, basin excavation, and associated earth disturbances. Such disturbances will displace and modify underlying sands and gravel, which will remain on-site during construction of the site improvements. There are no geologic limitations including faults or impermeable bedrock that may pose development limitations.

According to the Stormwater Management Report prepared by Yosef Portnoy, P.E., P.P., revised on June 5, 2025, the stormwater management system consists of two (2) small-scale surface infiltration basins and one (1) small-scale underground infiltration basin. The office building area stormwater will be managed by underdrained porous pavement areas, and a small-scale surface infiltration basin (Basin 1). The area will be managed by underdrained porous pavement areas, a small-scale underground infiltration basin (Basin 2) and a small-scale surface infiltration basin (Basin 3). All the proposed underdrained porous pavement areas have been designed to provide water quality treatment and to attenuate the rate of stormwater runoff.

The project will be serviced by an on-site sewage disposal system and public water. According to Civil Core, the system and all its component parts shall be constructed and installed to conform in all details to the requirements set forth in N.J.A.C. 7:9A (Unless otherwise specified) and to the engineering design which has been approved by the administrative authority. Departures from he approved design which become necessary due to circumstances which arise during construction and installation shall be approved by the design engineer and the administrative authority in accordance with N.J.A.C. 7:9A-3.7.

Steps taken to minimize environmental impacts

All excavation and grading shall be performed in accordance with the site plan which includes soil erosion and sediment control provisions to prevent the displacement and translocation of exposed geologic sediments. The proposed project will adhere to an approved Soil Erosion and Sediment Control Plan which will follow BMPs contained within the Standards for Soil Erosion and Sediment Control in New Jersey. This is necessary to avoid adverse impacts of displaced soil (geologic substrate) on adjacent lands. It will include engineering standards and vegetative standards to control land disturbance activities. Standards to be employed include:

• installing sediment barriers (silt fence) around the entire development envelope to intercept and detain potential transported sediment;
• temporary stabilization by spreading seed, mulch and salt hay to reduce potential damage from wind and water erosion until permanent stabilization is accomplished;
• permanent vegetative cover of grass seed mix after final grading;
• if necessary, water will be applied to prevent the establishment of dust from exposed soil surfaces;
• stabilized pad of clean crushed stone located at points where traffic will be accessing a construction site.

Proper grading will protect against soil loss from erosion, enhance establishment of permanent vegetative cover and help to properly manage stormwater runoff, all of which will reduce off-site discharge of pollutants.

Potential impacts to geology and subsurface water are minimized through a combination of site design controls, engineered stormwater management, and regulated wastewater treatment practices that protect soil stability, groundwater recharge, and groundwater quality. Stormwater runoff is managed using porous pavement systems, surface basins, and underground infiltration facilities to promote on site infiltration and maintain predevelopment recharge characteristics, while soils beneath infiltration features are proposed to be removed and replaced with suitable material meeting permeability criteria to ensure controlled infiltration and prevent short circuiting to groundwater. Pretreatment measures are incorporated to limit sediment and pollutant loading prior to infiltration, and grading limits are established to minimize unnecessary soil disturbance. The stormwater management system has been designed to manage the increase in runoff in conformance with Township, NJPC, NJDEP Best Management Practices Manual, and Soil Conservation District standards. Sanitary wastewater will be treated through a commercial alternate design septic system located to maintain required separation distances from wetlands and a minimum five foot separation to the seasonal high water table, thereby reducing the potential for groundwater mounding and nutrient migration. The sanitary wastewater system has been designed to understand the effects of the groundwater on the soil, including the effects of the use of an electricърнилил-холм, the effects of the use of an electric эргүзлэл, and the effects of the use of an electric царник сетки. The use of an electric эргүзлелән, but not to the other. The use of an electric царник сетки and the effects of the use of an electric царник сетки are restricted to designated disturbance areas outside theுэпитоп, and soil erosion and sediment control measures are implemented during construction to prevent offsite transport of fine sediments and contaminants. The project has been designed to protect native soil structure, groundwater recharge capacity, and subsurface water quality while maintaining compliance with applicable engineering and environmental standards.

5.3 Ocean County Soil Survey

According to the SSURGO GIS data layer provided by the USDA Natural Resources Conservation Service, (NRCS) the site is underlain by two (2) soil mapping units (refer to Figure 9: Ocean County Soil Survey Map). The following major soil descriptions are referenced from the USDA NRCS Web Soil Survey (USDA NRCS).

EveB - Evesboro sand, 0 to 5 percent slopes

The Evesboro component makes up 80 percent of the map unit. Slopes are 0 to 5 percent. This component is on low hills on coastal plains. The parent material consists of sandy eolian deposits and/or sandy fluviomarine deposits. Depth to a root restrictive layer is greater than 60 inches. The natural drainage class is excessively drained. Water movement in the most restrictive layer is high. Available water to a depth of 60 inches is low. Shrink-swell potential is low. This soil is not flooded. It is not ponded. There is no zone of water saturation within a depth of 72 inches. Organic matter content in the surface horizon is about 1 percent. Nonirrigated land capability classification is 7s. This soil does not meet hydric criteria.

DocBO – Downer loamy sand, 0 to 5 percent slopes, Northern Tidewater Area

The Downer component makes up 80 percent of the map unit. Slopes are 0 to 5 percent. This component is on low hills, knolls, coastal plains. The parent material consists of loamy fluviomarine deposits and/or gravelly fluviomarine deposits. Depth to a root restrictive layer is greater than 60 inches. The natural drainage class is well drained. Water movement in the most restrictive layer is moderately high. Available water to a depth of 60 inches is moderate. Shrink-swell potential is low. This soil is not flooded. It is not ponded. There is no zone of water saturation within a depth of 72 inches. Organic matter content in the surface horizon is about 1 percent. Nonirrigated land capability classification is 2s. This soil does not meet hydric criteria.

Soil characteristics determine development suitability and potential uses of land. Some soils have significant limitations for building site development, and special planning, design and/or maintenance procedures are required to overcome or minimize development impacts on properties. The following table lists the physical properties, suitabilities and/or limitations of on-site soils in regards to building site development, obtained from the USDA Natural Resources Conservation Service Web Soil Survey:

Table 1: Physical properties, suitabilities and/or limitations of on-site soils in regards to building site development

site development

Rating class terms indicate the extent to which the soils are limited by all the soil features that affect the specified use. "Not limited" indicates that the soil has features that are very favorable for the specified use. Good performance and very low maintenance can be expected. "Somewhat limited" indicates that the soil has features that are moderately favorable for the specified use. The limitations can be overcome or minimized by special planning, design, or installation. Fair performance and moderate maintenance can be expected. "Very limited" indicates that the soil has one or more features that are unfavorable for the specified use. The limitations generally cannot be overcome without major soil reclamation, special design, or expensive installation procedures. Poor performance and high maintenance can be expected.

Soil Survey mappings are an approximation as to the extent of on-site soil types, and field verification is necessary to determine the accuracy of the mappings. A geotechnical investigation was performed by Whitestone Associates, Inc. The results of the investigation can be found in the report titled “Preliminary SWM Area Evaluation Proposed Redevelopment 510 Whitesville Road”, dated November 16, 2023.

Soils Impact assessment

The proposed development project will remove topsoil and will result in the displacement of soils through grading, on-site septic system construction, subsurface utility installation, foundation construction, stormwater basin and associated earth disturbances.

Steps taken to minimize environmental impacts

It has been determined that the soil conditions are suitable for the construction of the subsurface disposal system, stormwater management system, and the proposed site improvements. The project requires clearing, filling and grading for the parking areas and the buildings. Excavation and grading will also occur as shown on the plan to accommodate the stormwater design.

During construction there is a potential for soil erosion since soils will be exposed to water and wind. The project incorporates stone tracking pads at the entrance locations and silt fence protection around the limits of disturbance. The project will comply with the Ocean County Soil Conservation District (SCD) requirements. Disturbed areas will be re-vegetated as required and approved by the SCD.

Potential impacts to soils are minimized through controlled site grading, engineered stormwater design, and construction management practices that limit disturbance, maintain soil stability, and preserve long-term infiltration capacity. Land disturbance is confined to defined limits of disturbance, with regulated wetlands and buffer areas fully avoided and previously disturbed buffer areas restored and revegetated to stabilize soils and reestablish vegetative cover. During construction, soil erosion and sediment control measures are implemented in accordance with approved plans to prevent offsite transport of sediment and protect adjacent natural resources. Stormwater infiltration areas are engineered to maintain suitable soil performance by removing existing soils beneath infiltration features and replacing them with properly graded soils meeting permeability requirements, which promotes predictable infiltration rates and reduces the potential for soil piping, compaction, or clogging. Heavy construction traffic is limited to designated access and staging areas to minimize widespread soil compaction, and disturbed areas are permanently stabilized upon completion of grading activities. These measures reduce erosion potential, maintain soil structure and function, and ensure that site soils continue to support stormwater management performance and long-term site stability.

5.4 Sewerage

The proposed project will be served by an onsite sanitary wastewater system rather than connection to a public sewer system. Sanitary flow from the proposed office building, storage warehouse, and accessory structures will be conveyed via buried PVC sanitary sewer laterals to a centralized commercial alternate design septic treatment system with a dedicated control shed and subsurface disposal field. Domestic water supply will be provided by the existing public water mains operated by the Jackson Township Municipal Utilities Authority, while wastewater treatment and disposal will remain fully onsite. The septic system is designed to maintain required horizontal setbacks from regulated wetlands and vertical separation from the seasonal high water table, and is intended to meet applicable nitrogen dilution and groundwater protection standards. Sewer piping will be installed with minimum cover and separation from water lines in accordance with state and local utility standards, and cleanouts will be provided to facilitate inspection and maintenance.

Based on flows of 0.125 gpd/square foot it is estimated that the total sewage flows for the office building will be 1,875 gallons per day (gpd). Based on flows of 15 gal/person/day, the warehouse will be 120 gpd for a total of 1,995 gpd for the entire site. Sewage will be treated by an on-site subsurface disposal system.

Sewerage impact assessment

The groundwater quality (septic dilution) standard of the Township land use ordinance and the CMP require that development using an onsite septic system be located on a parcel that is of sufficient size to ensure that the resulting nitrogen concentration (TN) will not exceed 2 ppm at the property line of the parcel.

The onsite system avoids the need for offsite sewer extensions, limits disturbance beyond the project footprint, and allows wastewater to be managed in a controlled manner consistent with NJPC and municipal requirements.

Steps taken to minimize environmental impacts

Potential sewerage impacts are minimized through system design, siting, treatment performance, and regulatory controls that protect groundwater quality and adjacent sensitive resources. The project utilizes a commercial alternate design wastewater treatment system capable of achieving advanced nitrogen reduction, with effluent modeled using the Pinelands Septic Dilution Model to demonstrate a projected total nitrogen concentration of approximately 1.75 ppm at the 6.11-acre property boundary, which is below the applicable 2 ppm groundwater quality standard. The disposal field is sited to maintain required horizontal separation distances from regulated wetlands and vertical separation from the seasonal high water table, reducing the potential for nutrient migration, groundwater mounding, and hydraulic interference with adjacent resources. Sanitary piping is installed with required separation from potable water lines and equipped with cleanouts to prevent leaks and facilitate long-term maintenance. Operation and maintenance requirements, including a recorded legal agreement and maintenance manual, ensure ongoing system performance and accountability. By avoiding offsite sewer extensions, incorporating advanced treatment technology, and verifying compliance through nitrogen modeling, the project minimizes long-term impacts to groundwater quality and surrounding ecological systems.

5.5 Freshwater Wetlands, Hydrology & Surface Water Quality

The NJDEP Freshwater Wetland Geographic Information Systems (GIS) digital depicts freshwater wetlands along the southern property boundary and continue off site to the west, towards Toms River (refer to Figure 10: NJDEP Freshwater Wetlands Map). Wetlands are located within approximately 300 feet to

the south and 600 feet to the west of the parcel, and the site lies adjacent to the main stem of the Toms River, which is subject to a municipally adopted and Commission-certified natural resource protection plan requiring a 600-foot buffer to protect threatened and endangered species habitat. The 300-foot wetlands buffer encroaches onto the southern portion of the site.

The nearest mapped waterway is Toms River, located over 700 feet to the west of the property. This waterway is classified as a PL-TM waterway according to the Surface Water Quality Standards. The site is located in the Barnegat Bay Watershed Management Area (WMA 13), within the Toms River (above Oak Ridge Parkway) watershed (13EA), and the Toms River Toms River (Rt 70 to Hope Chapel Road) subwatershed (13EA03) (HUC14: 02040301060070).

According to the Federal Emergency Management Agency (FEMA) Preliminary FIRMs, the site is not located within a flood hazard area (refer to Figure 11: FEMA Preliminary Flood Map). The distance of the waterway to the project site exceeds the maximum regulated riparian zone distance of 300 feet. It is the determination of DuBois that the project is not subject to jurisdiction of the FHA regulations.

Freshwater Wetlands, Hydrology and Surface Water Quality impact assessment

Regulated freshwater wetlands and associated buffer areas are located primarily to the south and west of the project site. No direct wetland disturbance is proposed as part of the redevelopment, and all new construction, grading, and permanent improvements are confined to areas outside mapped wetland boundaries and required buffer setbacks. Portions of the site previously experienced unauthorized disturbance within wetland buffer areas; however, these areas are proposed to be restored and revegetated in accordance with an approved wetlands buffer restoration plan, resulting in a net improvement to buffer function and long-term ecological stability.

Site hydrology will be managed through an integrated stormwater system consisting of porous pavement, underground infiltration facilities, and surface basins designed to retain and infiltrate runoff generated by impervious surfaces. These measures are intended to maintain groundwater recharge, reduce peak discharge rates, and minimize alteration of natural drainage patterns. Soils beneath infiltration systems are proposed to be replaced where necessary to ensure appropriate permeability and consistent infiltration performance, further protecting subsurface hydrologic conditions.

Surface water quality impacts are minimized through on-site treatment and infiltration of stormwater runoff, incorporation of pretreatment features to remove sediments and pollutants prior to infiltration, and implementation of soil erosion and sediment control measures during construction. Limiting land disturbance to defined areas and restoring previously disturbed buffer zones further reduces the potential for sediment transport and pollutant loading to adjacent wetlands and downstream surface waters. With implementation of these measures, the project is not anticipated to result in significant adverse impacts to freshwater wetlands, site hydrology, or surface water quality.

No streams or surface water areas are in proximity to the site. The site is not within a flood hazard area.

Steps taken to minimize environmental impacts

Potential impacts to freshwater wetlands, site hydrology, and surface water quality are minimized through avoidance, restoration, engineered stormwater controls, and construction best management practices. All permanent improvements are confined outside regulated wetland boundaries and required buffer setbacks, while previously disturbed buffer areas are restored and revegetated in accordance with the approved restoration plan to reestablish native vegetation, improve soil stability, and enhance buffer filtration and habitat functions. Stormwater runoff is managed using a distributed system of porous pavement,

underground infiltration facilities, and surface basins designed to retain and infiltrate runoff, maintain groundwater recharge, and reduce peak flow rates. Where necessary, underlying soils beneath infiltration systems are replaced with suitable material to achieve controlled permeability and consistent system performance. Pretreatment measures are incorporated to remove sediments and pollutants prior to infiltration, and soil erosion and sediment control measures are implemented during construction to prevent offsite sediment transport. Land disturbance is limited to designated areas, and disturbed surfaces are permanently stabilized upon completion of grading. These measures are intended to maintain predevelopment hydrologic conditions, protect adjacent wetlands and downstream waters, and prevent degradation of surface water quality during both construction and long-term operation.

5.6 Topography and Slope

The project site exhibits generally low relief with gently sloping topography characteristic of the surrounding coastal plain. Existing ground surface elevations across the parcel range approximately from the low to mid 90-foot elevations in localized drainage areas to approximately 101 to 103 feet in higher portions of the site, resulting in gradual grade transitions and no abrupt changes in slope. Slopes across the developed portion of the property are typically shallow and suitable for construction, circulation, and stormwater infiltration practices, with natural drainage generally trending toward internal low points rather than forming defined surface channels. The site is not located within a FEMA mapped floodplain, and existing grades provide adequate separation between proposed improvements and seasonal groundwater. Proposed grading maintains the overall natural drainage pattern while providing localized regrading to support building pads, vehicular circulation, stormwater management features, and accessibility requirements without creating steep slopes or unstable embankments.

Topography and Slope impact assessment

Grading and fill are proposed as shown on the Grading, Drainage and Utility Plan prepared by Civil Core Consulting. The project site exhibits gently sloping terrain with minimal relief, and the proposed redevelopment is not anticipated to result in significant adverse impacts to existing topographic conditions or slope stability. Site grading is limited to areas necessary to accommodate building pads, vehicular circulation, utility installation, and stormwater management features, while maintaining gradual transitions between existing and proposed grades. No steep slopes, unstable embankments, or major cut and fill operations are proposed, and existing drainage patterns are preserved through controlled grading and integrated stormwater management design. The site is not located within a mapped floodplain, and proposed elevations maintain appropriate separation from seasonal groundwater. Implementation of soil erosion and sediment control measures during construction further minimizes the potential for slope destabilization, erosion, or offsite sediment transport. With these measures in place, the project is expected to maintain overall site stability and existing topographic character.

Steps taken to minimize environmental impacts

Potential impacts to site topography and slope are minimized through limited grading, preservation of existing drainage patterns, and implementation of erosion control measures during construction. Grading is confined to areas required for building pads, circulation improvements, utilities, and stormwater management features, while maintaining gradual transitions between existing and proposed grades to avoid creation of steep slopes or unstable conditions. Cut and fill activities are balanced where practicable to reduce export or import of material and maintain existing landform character. Soil erosion and sediment control measures are installed prior to earth disturbance and maintained throughout construction to prevent slope erosion and offsite sediment migration. Disturbed areas are stabilized promptly following completion of grading to restore surface integrity and minimize long-term erosion potential. These measures maintain

slope stability, preserve natural drainage behavior, and protect adjacent resources during both construction and long-term site operation.

5.7 Vegetation Communities

DuBois documented existing vegetation communities on the site and assembled a list of the dominant vegetation present. The following are descriptions of the natural vegetation communities present on-site and a depiction of existing vegetation communities is presented within Figure 12: Vegetation Communities Map. Refer to Appendix A: Site Photographs for a depiction of the described vegetation communities.

A majority of the site is disturbed. The forested areas are vegetated with a composition typical of the region. The forested areas on site consist solely of uplands and can currently be characterized as an oak/pine upland forest. Overstory vegetation includes pitch pine (Pinus rigida), shortleaf pine (Pinus echinata), eastern red cedar (Juniperus virginiana), white oak (Quercus alba), and chestnut oak (Quercus prinus). Understory and subcanopy vegetation include species from the overstory and occurrences of sassafras (Sassafras albidum) and American holly (Ilex opaca). The herbaceous stratum contains occurrences of Japanses knotweed (Reynoutria japonica), teaberry (Gaultheria procumbens), huckleberry (Vaccinium membranaceum), lowbush blueberry (Vaccinium angustifolium), poison ivy (Toxicondendron radicans) and grasses (Poaceae).

The wetland areas off site are dominated by pitch pine, highbush blueberry (Vaccinium corymbosum), sweet pepperbush (Clethra alnifolia), cinnamon fern (Osmundastrum cinnamomeum), sphagnum moss (sphagnum spp.) and tangles of greenbrier (Smilax rotundifolia).

Vegetation Communities impact assessment

Vegetation on the project site consists primarily of previously disturbed upland areas associated with existing development, paved surfaces, and maintained open areas, with regulated wetland vegetation and associated buffer areas located primarily to the south and west of the parcel. No direct impacts to regulated wetlands or wetland vegetation are proposed, and all new construction, grading, and permanent improvements are confined outside mapped wetland boundaries and required buffer setbacks. Portions of the wetland buffer that were previously disturbed by unauthorized clearing and development activities are proposed to be restored and revegetated in accordance with the approved wetlands buffer restoration plan, resulting in an improvement in vegetative cover, habitat function, and long-term ecological stability. Temporary vegetation disturbance will occur within designated limits of disturbance during construction; however, these areas will be stabilized and replanted following completion of grading and infrastructure installation. The project is not expected to result in fragmentation of intact native vegetation communities or loss of regionally significant habitat, and overall impacts to vegetation communities are anticipated to be minor and manageable with implementation of restoration and stabilization measures.

Steps taken to minimize environmental impacts

A Landscape and Tree Management Plan (Sheet 12 of 23) has been prepared by Civil Core Consulting. The plan proposes the planting of shade trees, evergreens, shrubs and perennials along the front and side property lines and delineates the proposed limit of clearing along the rear property line. The plan specifies that existing vegetation, including New Jersey's record trees as identified by the NJDEP shall be incorporated into the landscape design, where practical. The plan also specifies that shrubs and trees authorized by N.J.A.C. 7:50-6.25 shall be used for revegetation or landscaping purposes.

Potential impacts to vegetation communities are minimized through avoidance of regulated wetland areas, restoration of previously disturbed buffer zones, and controlled construction practices. All permanent

improvements are confined outside mapped wetland boundaries and required buffer setbacks, preserving existing wetland vegetation and associated ecological functions. Areas within the wetland buffer that were previously disturbed are restored and revegetated using appropriate native plant species to stabilize soils, improve habitat structure, and enhance long-term vegetative resilience. Land disturbance is limited to defined limits of disturbance, and tree protection measures are implemented to prevent unnecessary removal or damage to vegetation outside approved work areas.

5.8 Wildlife

The subject site is located within the Pinelands landscape region, as identified by the NJDEP NJ Wildlife Action Plan. This landscape region encompasses all or parts of Atlantic, Ocean, Burlington, Camden, and Gloucester counties. New Jersey's Pinelands (or Pine Barrens) are an internationally recognized ecosystem consisting predominantly of pine and pine-oak mesic upland forests, pitch pine lowlands, and cedar swamps supporting extremely diverse reptile, amphibian, and invertebrate populations (including interior forest and area-sensitive species). Extensive cedar swamps and wetland systems contain numerous insect species, as well as sustainable populations of many neotropical birds. Its waterways support aquatic communities unique among the mid-Atlantic states, and its aquifers provide drinking water to a vast portion of the surrounding region.

NJDEP Office of Natural Lands Management, Natural Heritage Program (NHP) Database records for potential threatened/endangered species occurrences, as well as NJDEP Landscape Project Mappings which depict habitat polygons used to value areas for potential critical wildlife habitat were reviewed to obtain a list of species with potential to occur within the local area. According to the NJDEP Landscape Maps of Endangered, Threatened and Other Priority Wildlife (version 3.4) and the NHP, the limits of the site and surrounding areas are mapped as critical wildlife habitat for the Northern pine snake (Pituophis m. melanoleucus) (refer to Figure 13: Landscape Project v3.4 Map and Appendix C: Natural Heritage Program Response). The Landscape Project mapping and the Natural Heritage Database dated January 5, 2026 identify the mapped site as Rank 3 occupied habitat for the northern pine snake on site. See Section 5.9 below.

Vernal habitats contain pools that are confined depressions, either natural or man-made, that maintain ponded water for part of the year and are devoid of breeding fish populations. These temporary pools provide habitat to many species of amphibians, several of which breed exclusively in vernal pools, as well as a multitude of insects, reptiles, plants, and other wildlife. NJDEP Landscape Project mappings and the Natural Heritage Data do not map the site or surrounding areas as within a confirmed or potential vernal habitat area.

Wildlife impact assessment

Wildlife habitat on the project site is primarily limited to disturbed upland areas associated with existing development, maintained open areas, and fragmented edge conditions, with higher quality habitat occurring within adjacent regulated wetland and buffer areas to the south and west of the property. No direct disturbance to wetlands or wetland buffer areas is proposed, and all new construction and permanent improvements are confined to previously developed or disturbed portions of the site. Previously disturbed buffer areas are proposed to be restored and revegetated, which will enhance habitat structure, improve edge conditions, and increase long-term ecological value for wildlife species utilizing adjacent natural areas. Temporary disturbance related to construction activities may result in short-term displacement of common, adaptable wildlife species; however, habitat availability in surrounding undeveloped areas is expected to accommodate short-term movement without adverse population effects. The project does not introduce substantial barriers to wildlife movement, does not fragment intact habitat blocks, and does not

eliminate regionally significant habitat. With restoration and stabilization measures implemented, the project is not anticipated to result in significant adverse impacts to wildlife resources or habitat function.

Based on field and background investigations, the site is significantly disturbed, devoid of vegetation and habitat that can support the life cycle of the northern pine snake. The forest off site to the west contains suitable habitat for the northern pine snake and will remain intact post-construction. In addition, the forested freshwater wetlands located off site to the west are suitable for timber snake and will remain after construction. Therefore, it is the opinion of DuBois that the property does not exhibit components of habitat for any of the listed species mapped on and in the vicinity of the property.

Steps taken to minimize environmental impacts

Potential impacts to wildlife are minimized through avoidance of regulated wetland areas, restoration of previously disturbed buffer zones, and limitation of construction disturbance to defined work areas. All permanent improvements are confined to previously developed portions of the site, preserving adjacent wetland and buffer habitats that provide higher quality wildlife resources. Previously disturbed buffer areas are restored and revegetated to improve habitat structure, reduce edge disturbance, and enhance connectivity with surrounding natural areas. Construction activities are managed to limit unnecessary vegetation clearing, soil disturbance, and nighttime lighting outside approved work zones, reducing disturbance to wildlife movement and behavior. Disturbed areas are stabilized promptly following construction to reestablish vegetative cover and reduce long-term habitat disruption. These measures support continued wildlife use of adjacent habitats and minimize short-term construction-related disturbance.

It is the opinion of DuBois that no impact to critical wildlife habitat will occur because of the proposed project. In addition, wetland buffers on site will be revegetated with local vegetation, adding to any habitat that may currently be present in the area.

5.9 Threatened & Endangered Species

5.9.1 Fauna

NJDEP Office of Natural Lands Management, Natural Heritage Program (NHP) Database records for potential threatened/endangered species occurrences, as well as NJDEP Landscape Project Mappings which depict habitat polygons used to value areas for potential critical wildlife habitat were reviewed to obtain a list of species with potential to occur within the local area. Based on these records, occurrences for the threatened or endangered species are documented within the local area (refer to Figure 13: Landscape Project (v3.4) Map for a depiction of local habitat polygons and refer to Appendix C for a copy of the NHP correspondence). The search did not identify any documented rare plant species, rare ecological communities, or Natural Heritage Priority Sites located directly on the project parcel. No vernal pool habitat or mapped rare stream habitat was identified on site.

The Landscape Project mapping indicates the presence of mapped occupied habitat for the Northern Pinesnake (Pituophis melanoleucus melanoleucus) on the project site. The Northern Pinesnake is listed as a State Threatened species with a global rank of G4T4 and a state rank of S2. The mapping reflects habitat suitability and documented occupancy within the broader landscape patch and does not represent confirmation of individual animals at a specific point location.

Landscape Project mapping also identifies multiple rare wildlife species or habitat areas within the surrounding vicinity, including Pine Barrens Treefrog (Dryophytes andersonii), a State Threatened amphibian associated with vernal pool breeding habitat; and Timber Rattlesnake (Crotalus horridus), a

State Endangered reptile; as well as Red-headed Woodpecker (Melanerpes erythrocephalus), a State Threatened breeding species. These records reflect habitat suitability and known occurrences within the surrounding landscape rather than confirmed presence on the project site.

No other threatened or endangered wildlife species, rare plant species, or sensitive ecological communities were documented as occurring directly on the site based on the NHP and Landscape Project review. The report notes that database information reflects existing records and mapping and does not replace the need for site-specific field investigations where warranted by regulatory agencies or permitting requirements.

5.9.2 Flora

DuBois reviewed the NJDEP GIS Natural Heritage Priority Sites Maps. The Natural Heritage Priority Sites Coverage was created to identify critically important areas to conserve New Jersey's biological diversity, with particular emphasis on rare plant species and ecological communities. According to the NJDEP, the site and surrounding areas lie outside of any Natural Heritage Priority Sites.

Dubois also reviewed the NJDEP GIS Natural Heritage Grid Map for data on rare plant species and ecological communities. The Natural Heritage Grid Map divides each U.S.G.S. quadrangle map into one hundred (100) cells, with each cell ranging from three hundred fifty-eight (358) to three hundred seventy-two (372) acres in size. If a rare plant or ecological community is documented anywhere within a cell, then the entire cell will be coded for the occurrence. Each grid cell is coded into one (1) of four (4) categories: 1) S – the location is precisely known within the cell; 2) M – the location is not precisely known but the documented location is only known to within 1.5 miles; 3) BOTH – both precisely known and less precise occurrences are found within the same cell; and 4) NONE – the cell does not contain any documented records. The site and surrounding area fall outside of any coded grid cells with occurrences for rare plant species or ecological communities.

NJDEP Office of Natural Lands Management, Natural Heritage Program (NHP) Database records for potential threatened/endangered species occurrences, as well as NJDEP Landscape Project Mappings which depict habitat polygons used to value areas for potential critical wildlife habitat were reviewed to obtain a list of species with potential to occur within the local area. A review of the NJDEP Natural Heritage Program database and Landscape Project Version 3.4 mapping identified several rare plant species and wildlife species documented within approximately one-half mile of the project site, although none are confirmed directly on the parcel refer to (Figure 13: Landscape Project v3.4 Map and Appendix C: Natural Heritage Program Response). One rare vascular plant species, Curtiss' Three-awn Grass (Aristida dichotoma var. curtisii), has been recorded in the vicinity of the site. This species carries a regional conservation status and was last documented 1 mile southwest of South Lakewood as well as from intersection of West Cross Street (County Route 626) and Prospect St (County Route 628), 0.9 mile east of where South Hope Chapel Road (County Route 547) crosses over Toms River, indicating potential habitat presence in the broader landscape but not on the subject parcel.

Threatened & Endangered Species impact assessment

Following a field review and desktop habitat assessment, the site was evaluated for its potential to support timber rattlesnake, northern pine snake, red-headed woodpecker, and Pine Barrens treefrog.

The subject property consists entirely of upland habitat, characterized as mixed oak-pine upland forest, and is surrounded by existing residential and commercial development to the north, south and east. There are no rock outcrops, talus slopes, wetland complexes, mature forest cores, or unfragmented forest tracts on-site or immediately adjacent that would provide critical elements for denning, foraging, nesting, or roosting.

Northern Pine Snake (Pituophis m. melanoleucus), State threatened

The northern pine snake is found in the northern and eastern-central regions of the country, in areas with sandy soils and dry upland forests. They occur in the southern portion of the state in the Pine Barrens, where they are isolated from other conspecifics much farther south in Tennessee, Virginia, Kentucky and the Carolinas (Burger and Zappalorti 2011). They are a fossorial species limited to sandy soil habitats of the New Jersey Pine Barrens. This species of snake, which rarely climbs vegetation and prefers to be on the ground, has the ability to tunnel underground and excavate its own nests, summer dens and places to hibernate.

In mid spring, usually April in New Jersey, northern pine snakes begin emerging from their hibernacula. Hibernacula are generally located at the edges of clearings, in areas with sparse vegetation, and in places with sparse tree cover to allow sun penetration, although some are in denser cover (Burger and Zappalorti 2011). Dens may be dug at the bases of old decaying stumps, in abandoned mammal burrows, or other suitable refugia. Dry, sandy, pine-oak to oak-pine woodlands with open canopy areas are indicative of potential foraging habitat for this species. Northern pine snakes are known to eat mammals as large as rabbits, as well as small rodents and birds. They are usually most active in early morning or late afternoon when they leave their burrows to hunt. Later in the spring and even into early summer, males may actively seek out females laying pheromone trails and attempt to mate with them (Zappalorti and Torocco 2002).

Northern pine snakes are egg-layers and typically lay their eggs in underground nests that they excavate in open sandy areas. Sandy, infertile soil provides areas with limited vegetation and is a necessary medium for potential nesting sites. Nesting areas are most often characterized by open, treeless landscapes with bare loose sand and scattered ground vegetation. Both human-caused and natural disturbances are typically involved in creating the types of openings important for nesting and basking (Golden and Jenkins 2003). Eggs are usually laid in mid-summer (June and early July), and adult females have the tendency to re-use their nest sites year after year. The female may lay three to 16 eggs in the nesting chamber and then leaves the nest.

During early fall, northern pine snakes may follow scent trails back to their original overwintering sites or seek out another suitable hibernaculum. Cold weather in mid-October or early November will promote the descent of the snakes into the hibernacula, where they will remain until spring emergence (Zappalorti and Torocco 2002).

The following factors should be considered when evaluating habitat for pine snake:

• Proximity to suitable nesting habitat and potential hibernacula
• Overall area of contiguous upland forest/undeveloped land
• Vegetation community characteristics such as species composition, strata structure and variation, and canopy closure - Vegetation community characteristics such as species composition, strata structure and variation, and canopy closure

DuBois evaluated the site in January of 2026 for habitat features critical to the northern pine snake. Open, exposed sandy features indicative of suitable nesting habitat were absent from the site and its vicinity. Several dirt paths were present; however, they were unsuitable for pine snake nesting. Additionally, decaying logs and anthropogenic features (i.e. dirt mounds and debris piles) which may offer subsurface refuge for snakes were present on site by DuBois. The basic vegetation composition along the western and southern boundaries, and immediately off site to the west is indicative of suitable foraging habitat for the species. Suitable nesting habitat is present on the opposite side of Toms River, over 1,500 feet away.

The site itself does not contain enough contiguous land and forested areas to support the range of northern pine snakes and development on site, as well as offsite to the north and south, has limited access from or

onto the site. As previously mentioned, more optimal habitat is located immediately west of the site and on the opposite side of Toms River. It is the opinion of DuBois that development of the site does not pose adverse impacts to the northern pine snake or its critical habitat. Foraging habitat will remain present within the revegetated wooded areas.

Timber Rattlesnake (Crotalus horridus), State endangered

The Timber Rattlesnake ranges as far north as northern New York in the east and southeastern Minnesota in the west. It ranges eastward to western Massachusetts, south to northern Florida, and west to eastern Texas. In New Jersey, there is a disjunct population located in the Pine Barrens; the next nearest population occurs in the mountainous region of northwestern New Jersey.

During September, when the day length shortens and the evenings begin to cool, timber rattlesnakes make their way to their hibernation sites. Timber Rattlesnakes in the Pine Barrens enter hibernation in mid to late October, while those types of northern New Jersey and New York may enter several weeks earlier due to the cooler temperatures of these areas. The disjunct populations of Timber Rattlesnakes in the Pine Barrens of southern New Jersey are known to hibernate along cedar streams rather than in rocky outcroppings used by their northern New Jersey relatives. In the coastal plain, the absence of rocky outcroppings necessitates a different hibernation strategy. The Pine Barrens rattlesnakes position themselves in underground flowing water at the base of cedar trees, where the root system of the trees provides protection. The constantly flowing water provided by a nearby stream prevents the snakes from freezing, enabling these ectothermic animals to remain relatively close to the surface of the ground. Warming water temperatures stimulate the snakes to emerge from hibernation, with first emergence occurring in mid to late April. The excessive shading, caused by increased tree and shrub growth over time, eliminates many basking areas surrounding a den, and may ultimately force the snakes to find more suitable areas along road edges. The snakes in both areas of New Jersey do not remain in their denning areas for long but quickly migrate to active season foraging areas.

Small rodents and chipmunks are hunted with the aid of a keen sense of smell as well as infrared or heat sensing pits located on the snake’s face. Timber Rattlesnakes are not active hunters, however, but are termed “sit and wait predators.” This name is derived from their strategy of positioning themselves along mammal runways (often for days at a time) and waiting for prey to run past. Once potential prey comes within proximity to the snake, a strike is made and venom injected. The snake releases the prey immediately and then follows the scent of the dying animal, which may have wandered several feet away. After consuming the meal, as with other snakes, the timber rattlesnake remains sedentary in a warm location until digestion is complete (Zappalorti and Torocco 2002).

This species requires large tracts of unfragmented forest with specific features such as rocky slopes for denning and open canopy areas for basking and gestation. Timber rattlesnakes typically overwinter in root-bank refugia along cedar-lined streams where flowing water prevents freezing. The site does not offer critical basking or potential hibernation habitat. The isolation of the site by surrounding development further reduces its suitability as potential habitat or a viable travel corridor. Given the small footprint of disturbance, the absence of confirmed hibernacula and the degraded nature of existing basking areas, project activities are unlikely to reduce the availability or quality of timber rattlesnake habitat on site. In addition, suitable habitat located to the west of the site, associated with Toms River and the riparian wetlands, will remain post-construction for any snakes that may be present in the vicinity of the site.

Red-headed Woodpecker (Melanerpes erythrocephalus), State Threatened

Red-headed Woodpeckers prefer mature, open grove-like woodlands containing mast producing trees, with little to no understory and shrub layer vegetation. Examples include grazing or farming areas containing

large, isolated oaks, hickories and pines; isolated trees remaining in clear-cut areas; suburban woodlots; parks; cemeteries; and golf course groves. Swamps with an abundance of snags may also harbor breeding Red-headed Woodpeckers. Nests are usually excavated in the trunk or limb of a dead tree. Live trees as well as utility poles have also been reported. Nests are usually 20 to 40 ft above the ground. Spring migration usually occurs from late April into May and fall migration typically extends from mid-September to mid-October.

The parcel is predominantly developed and disturbed, containing existing buildings, paved and gravel surfaces, maintained open areas, and fragmented edge conditions rather than contiguous mature woodland structure. The site lacks extensive stands of large, isolated oak, hickory, or pine trees arranged in an open canopy configuration, and does not contain the abundance of standing dead trees or large snags typically required for cavity excavation and breeding. Vegetation within the developed portion of the site is limited in structural diversity and does not provide the vertical stratification or prey availability associated with suitable nesting or foraging habitat. Adjacent wetland buffer areas contain denser vegetation will be preserved and enhanced. In addition, ongoing human activity, lighting, traffic, and infrastructure further reduce habitat suitability for a disturbance-sensitive breeding species. Based on existing site conditions and land use, the project area does not provide the physical structure or ecological characteristics necessary to support nesting, breeding, or sustained use by Red-headed Woodpecker.

Pine Barrens Treefrog (Dryophytes andersonii), State Threatened

Pine Barrens treefrogs are known to prefer acidic waters associated with Atlantic white-cedar wetlands of the New Jersey Pine Barrens. Maple-gum wetlands with favorable water chemistry (pH) may also harbor breeding Pine Barrens treefrogs. Early successional wetlands and vernal pools are preferred breeding habitat where specimens typically call from trees standing in or near water. Following breeding, they return to a more terrestrial environment. This species is mainly restricted to core Pine Barrens habitat within Burlington, Ocean, Atlantic, Gloucester, and Camden counties.

Pine Barrens treefrogs require both aquatic and terrestrial habitats. Generally, Pine Barrens treefrogs have been reported to breed in seepage bogs, cranberry bogs, small and ephemeral ponds, streamlets, Atlantic white cedar (Chamaecyparis thyoides) swamps, and pitch pine (Pinus rigida) lowlands (NJDEP 2013). Plant species found at breeding sites include those mentioned above as well as highbush blueberry (Vaccinium corymbosum), greenbriar (Smilax ssp), red maple (Acer rubrum), swamp azalea (Rhododendron viscosum), swamp magnolia (Magnolia virginiana), viburnums (Viburnum spp.), inkberry (Ilex glabra), mountain laurel (Kalmia latifolia), sheep laurel (Kalmia angustifolia), blackjack oak (Q. marilandica), scrub oak (Q. ilicifolia), sundew (Drosera ssp.), pitcher plant (Sarracenia purpurea), sweet pepperbush (Clethra alnifolia), and various orchids (Habaneria ssp.). Structural characteristics of preferred habitats include an open canopy, a dense shrub layer, and heavy ground cover. Soil types include sands and muck (Liguori 2003).

The project site does not exhibit the hydrologic, vegetative, or soil characteristics required to support breeding or foraging habitat for this species including acidic aquatic systems within intact Pine Barrens landscapes, including Atlantic white cedar swamps, seepage bogs, cranberry bogs, vernal pools, and pitch pine lowlands with open canopy and dense shrub structure. The parcel is predominantly developed and disturbed, lacking vernal pools, seepage wetlands, ephemeral ponds, or acidic wetland systems capable of supporting breeding activity. Site soils within the developed portion of the parcel consist primarily of disturbed fill and upland soils rather than the sandy or muck substrates characteristic of seepage bogs and lowland pine systems. In addition, the site lacks the mosaic of connected aquatic and terrestrial habitat required for seasonal movement and post breeding dispersal. While Pine Barrens Treefrog has been documented regionally within Ocean County, existing site conditions do not provide the structural

vegetation, water chemistry, hydroperiod, or landscape connectivity necessary to support suitable habitat for this species.

Based on a review of the NJDEP Natural Heritage Program database and Landscape Project Version 3.4 mapping, no rare plant species, rare ecological communities, Natural Heritage Priority Sites, vernal pool habitat, or rare stream habitat are documented directly on the project site. The Landscape Project mapping identifies the presence of mapped occupied habitat for the Northern Pinesnake (Pituophis melanoleucus melanoleucus) on the site, a species listed as State Threatened. The mapping reflects landscape level habitat suitability and documented occupancy within a broader habitat patch rather than confirmation of individual animals at a specific location. The proposed redevelopment is concentrated within previously disturbed portions of the parcel and avoids regulated wetlands and buffer areas that may provide higher quality habitat. Previously disturbed buffer areas are proposed to be restored and revegetated, which is expected to improve habitat structure and ecological function over time. Temporary construction activity may result in short-term disturbance or displacement of mobile wildlife; however, the project does not fragment intact habitat blocks or introduce new barriers to regional wildlife movement.

The NJPC reviews development applications for consistency with the Pinelands Comprehensive Management Plan, including provisions addressing threatened and endangered species protection, and the issued Inconsistent Certificate of Filing for this project did not identify any conditions, restrictions, or required mitigation measures related to threatened or endangered species. With implementation of site controls, restoration measures, and applicable agency review, the project is not anticipated to result in significant adverse impacts to threatened or endangered species or their supporting habitat.

Steps taken to minimize environmental impacts

No adverse impacts to threatened or endangered species or rare flora will occur because of the project. As no critical species’ habitat was identified on the site, steps to minimize environmental impacts are not proposed. Potential impacts to threatened and endangered species are minimized through avoidance of regulated wetlands and buffer areas, concentration of development within previously disturbed portions of the site, and restoration of previously disturbed buffer areas to improve habitat quality and ecological function. Construction limits are clearly delineated to prevent encroachment into adjacent natural areas, and vegetation clearing is restricted to approved disturbance zones. Restoration planting within buffer areas uses appropriate native species to stabilize soils, enhance cover, and improve habitat structure over time. Construction activities are managed to limit unnecessary ground disturbance, offsite sediment transport, and extended exposure of open soils, reducing the potential for indirect habitat degradation. Coordination with the NJPC remains in place to ensure continued consistency with the Pinelands Comprehensive Management Plan, including provisions addressing threatened and endangered species protection, and no project-specific threatened or endangered species restrictions were identified in the issued Inconsistent Certificate of Filing. These measures support protection of mapped habitat areas and reduce the potential for construction-related disturbance to sensitive species.

5.10 Air Quality and Traffic Study

Each year, the NJDEP Bureau of Air Monitoring produces an Air Quality Report, which summarizes air quality data for the entire State. The most recent report available is based on 2023 data. This report provides concentrations of individual pollutants and compares them to the National Ambient Air Quality Standards (NAAQS). The major objectives of monitoring air pollutant levels are:

• To provide an early warning system for pollutant levels that may have the potential to endanger public health;

• To assess air quality in light of established public health and welfare standards; and
• To track air pollution trends and changes in ambient air quality due to changes in the amount of pollutants emitted.

The NJDEP Bureau of Air Monitoring operated 3 ambient air monitoring stations. The stations vary in the number and type of monitors operating at each site. The NJDEP air monitoring program is primarily focused on the measurement of pollutants for which NAAQS have been established, also known as criteria pollutants. Criteria pollutant monitoring is regulated by the United States Environmental Protection Agency (USEPA), which prescribes the design and siting of the monitoring networks, the acceptable monitoring methods, and the minimum quality assurance activities. Only data which meet USEPA requirements can be used to determine compliance with the NAAQS. There are six criteria air pollutants: carbon monoxide (CO), lead (Pb), nitrogen dioxide (NO 2), ozone (O 3), sulfur dioxide (SO 2), and particulate matter (PM).

New Jersey has been divided into nine (9) Pollutant Standards Index reporting regions. An air quality summary and forecast, known as the Pollutant Standards Index (PSI) is reported daily for each region in New Jersey. Each pollutant monitored in the region is given a numerical PSI rating based on the concentration recorded for the previous day. The total PSI for the region is equal to the highest rating given to any pollutant within that region. A PSI rating of 100 or greater indicates that at least one pollutant has reached or exceeded the applicable primary ambient air quality standard.

In this region, monitoring sites are located at Colliers Mills and Monmouth University for ozone (O3), Toms River for particulate matter.

Table 2: National Ambient Air Quality Standards

* ug/m3 - micrograms per cubic meter

* ppm - parts per million * mg/m³ - milligrams per cubic meter

Notes:

• a.New Jersey standards are not to be exceeded more than once in any 12-month period, while National short-term standards are not to be exceeded more than once in a calendar year.
• b.New Jersey standard only.
• c.Intended as guideline for achieving short-term standards.
• d.National Ambient Air Quality Standard.
• e.National standards uses block averages, midnight to midnight, rather than moving averages.
• f.Maximum daily 1-hour average: averaged over a three (3) year period, the expected number of days above the standard must be less than or equal to one.

Source: New Jersey Department of Environmental Protection, Bureau of Air Monitoring, 2016 Air Quality Report.

The Air Quality Report includes a listing of the Highest Pollutant Standards Index with the location for days that were Unhealthy (UH), Very Unhealthy (VUH), and Unhealthy for Sensitive Groups (USG). In 2023, there were 178 “Good” days, 167 were “Moderate,” 14 were rated “Unhealthy for Sensitive Groups, 5 were Unhealthy and 1 day was Very Unhealthy.” This indicates that air quality in New Jersey is mostly good or moderate, but that air pollution was still bad enough in 2023 to adversely affect sensitive people about 3.8 % of the time.

Existing sources of air contaminants surrounding the site would primarily be emissions from vehicular traffic associated with surrounding roadways and development. Residential and commercial properties are located north, east and south.

Air Quality Assessment

The proposed redevelopment is not anticipated to result in significant adverse impacts to local or regional air quality. Construction activities will generate short-term emissions associated with diesel equipment operation, material delivery vehicles, and limited dust generation from soil disturbance; however, these emissions are temporary and localized. Operational air emissions will primarily be associated with project-related vehicular traffic. The Traffic Impact Analysis prepared by McDonough & Rea Associates evaluated existing and projected traffic volumes along Whitesville Road and at the site access driveways and determined that future traffic conditions will operate at acceptable levels of service through the 2035 design year, with no roadway capacity deficiencies or congestion-related delays anticipated. The analysis also indicates that the proposed separate driveways for construction yard operations and office access will improve internal circulation efficiency and reduce queuing and idling on the public roadway. Based on the projected traffic volumes and acceptable operating conditions identified in the traffic study, vehicle-related emissions associated with the project are not expected to materially alter ambient air quality conditions or contribute to localized air quality degradation. The project does not include stationary emission sources subject to air permitting thresholds and does not introduce industrial processes or fuel combustion systems that would materially increase pollutant concentrations. Accordingly, the project is expected to maintain compliance with applicable state and federal air quality standards.

Steps taken to minimize environmental impacts

Potential air quality impacts are minimized through implementation of standard construction controls.

efficient site circulation design, and traffic management measures identified in the Traffic Impact Analysis. During construction, exposed soils and unpaved areas are watered as needed to control fugitive dust, stockpiles are stabilized or covered, vehicle speeds are managed to reduce particulate generation, and unnecessary equipment idling is restricted. Construction equipment is maintained in proper working condition to limit exhaust emissions, and material deliveries are scheduled to minimize congestion and localized emission concentrations. The traffic study recommends separate driveway access for construction yard activities and office operations, which reduces internal conflicts, minimizes vehicle queuing, and limits idling on Whitesville Road. Site access and circulation improvements are designed to maintain acceptable levels of service and efficient traffic flow, further limiting vehicle emission accumulation. The project does not include stationary emission sources requiring air permits, and all installed equipment complies with applicable state and federal emission standards. These measures reduce short-term construction emissions and maintain long-term operational air quality consistency with surrounding land use conditions.

5.11 Cultural, Historical and Archeological Resources

DuBois conducted a desktop search of the NJDEP Historic Preservation Office (HPO) records for the presence of any cultural, historical, or archeological resources located on or in the vicinity of the project site. The NJDEP NJ-GeoWeb Map Viewer data layers entitled “NJDEP Historic Properties of New Jersey”, “NJDEP Historic Districts of New Jersey” and “NJDEP Archaeological Site Grid of New Jersey” were reviewed. (refer to Figure 14: NJDEP Historic Districts and Properties Map). The Historic Properties, Historic Districts and Archaeological Site Grid data layers display historic properties and archaeological grids that are either included in the New Jersey or National Registers of Historic Places, have been determined eligible for inclusion through federal or state processes as administered by the New Jersey HPO, or have been identified through cultural resource survey or other documentation on file at the HPO.

The site is not mapped within any historic properties, districts, or archeological grids.

Cultural, Historical and Archeological Resources impact assessment

No cultural, historical or archeological resources were identified on the site; as such, there are no anticipated adverse impacts to these resources resulting from the proposed project.

The NJPC Inconsistent Certificate of Filing identifies the presence of a residential structure more than 50 years old and a commercial structure less than 50 years old proposed for demolition. The Certificate does not identify the older structure as historically significant, eligible for historic designation, or subject to preservation requirements, and no conditions or restrictions related to historic or cultural resource protection were imposed. All accessory structures on the site are identified as less than 50 years old and do not require NJPC review for demolition. These findings indicate that the existing structures do not represent recognized historic resources under the Pinelands Comprehensive Management Plan or applicable local ordinances. In addition, prior site disturbance substantially reduces the likelihood that intact archeological resources remain within the proposed limits of disturbance. The surrounding area is characterized by developed commercial and industrial land uses, further indicating a low potential for intact subsurface cultural resources. Ground disturbance associated with the proposed redevelopment is limited to previously disturbed areas and does not extend into undisturbed natural landscapes or known cultural resource sensitivity areas. Based on existing site conditions and regulatory review findings, the project is not anticipated to result in significant adverse impacts to cultural, historical, or archeological resources.

Steps taken to minimize environmental impacts

As no cultural, historical or archeological resources were identified on the site, steps to minimize environmental impacts are not proposed.

5.12 Noise Characteristics

The site does not presently contribute any obtrusive noise impacts. Residential and commercial land use is located to the north, south and east. The existing local noise levels primarily stem from the traffic along Whitesville Road.

Noise assessment and impact

The proposed redevelopment is not anticipated to result in significant adverse noise impacts to surrounding land uses. Existing ambient noise levels in the project area are influenced primarily by traffic along Whitesville Road and routine commercial and industrial activity within the surrounding corridor. Short-term noise increases will occur during construction from earthmoving equipment, material deliveries, and building activities; however, these effects are temporary, occur during normal daytime working hours, and are consistent with typical construction activity in developed areas. Operational noise sources will include vehicle movements associated with office and warehouse operations, occasional loading and unloading activities, and routine building services equipment. Traffic volumes associated with the project are projected to operate at acceptable levels of service based on the Traffic Impact Analysis, indicating that traffic related noise increases will remain incremental and will not substantially alter existing ambient noise conditions. The project does not introduce continuous industrial processes, heavy manufacturing operations, or high intensity mechanical equipment that would generate sustained noise levels above background conditions. With adherence to standard construction practices and municipal noise control requirements, the project is expected to remain compatible with surrounding land uses and is not anticipated to result in measurable long-term noise impacts.

The sound levels are anticipated to be generally consistent with the current site use and therefore operation will be in compliance with the State Noise Control regulations at N.J.A.C.7:29 and the general standards and requirements of the Noise regulations of the Jackson Township Land Use Code.

Steps taken to minimize environmental impacts

Potential noise impacts are minimized through construction controls, site design features, and operational management practices. Construction activities are limited to normal daytime working hours in accordance with municipal noise ordinances, and equipment is maintained in proper working condition with functioning mufflers and sound suppression devices. Staging areas, material storage, and equipment parking are located away from property boundaries where practicable to reduce localized noise transmission. Truck deliveries and loading activities are scheduled to avoid early morning or late evening periods, and unnecessary equipment idling is restricted. During operation, internal circulation design and designated loading areas limit queuing and minimize prolonged engine operation near sensitive receptors. Building mechanical equipment is specified and installed to comply with applicable noise performance standards, and routine maintenance ensures continued noise control performance. These measures limit temporary construction noise and maintain operational noise levels consistent with existing commercial land use conditions.

5.13 Aesthetics

Visual resources that define a landscape’s aesthetic quality are the lines, forms, spaces, colors, and textures experienced from where people live, work, recreate and travel. The quality of visual resources is important to those who reside in and travel through a landscape (USDA NRCS 2004). The site is developed with two residential dwellings and associated structures. The site is surrounded by residential/commercial uses and vacant land.

Aesthetics assessment and impact

The visual character of the project area is defined by an established commercial and light industrial corridor along Whitesville Road, characterized by utilitarian building forms, paved parking areas, service yards, roadway infrastructure, and intermittent vegetated buffers. The project site is currently developed with aging residential and commercial structures, accessory buildings, and disturbed open areas that contribute limited visual cohesion or aesthetic value. The proposed redevelopment replaces these features with modern building architecture, organized site layout, defined circulation patterns, landscaped areas, and coordinated lighting, resulting in a more orderly and visually consistent site appearance. Building heights and massing comply with zoning standards and remain compatible with surrounding development scale, and required setbacks preserve visual separation from adjacent properties and roadways. Landscape improvements and restoration of previously disturbed buffer areas enhance visual screening, soften building edges, and improve seasonal visual interest. Nighttime lighting is designed to provide safe illumination while minimizing glare and light spill beyond the site boundaries. The project does not introduce visually intrusive structures, does not obstruct designated scenic corridors or public viewpoints, and does not alter the broader community visual character. Based on these factors, the redevelopment is expected to result in a neutral to positive visual effect and is not anticipated to generate significant adverse aesthetic impacts.

Steps taken to minimize environmental impacts

Potential visual impacts are minimized through site planning, architectural coordination, landscape design, and lighting controls as detailed on the Landscape and Tree Save Plan. Building placement, height, and massing comply with zoning standards and maintain visual compatibility with surrounding commercial development. The Landscape and Tree Save Plan provides for preservation of existing mature trees where practicable, supplemental native and ornamental plantings along roadway frontage and property boundaries, and targeted buffering around parking, service areas, and building perimeters to soften visual transitions and improve year-round screening. Restoration of previously disturbed buffer areas further enhances vegetative cover and long-term visual character. Parking areas, loading zones, and service functions are arranged to reduce visibility from public rights of way where practicable. Exterior lighting is designed to minimize glare and light spill beyond the site while maintaining safety and security. Signage, fencing, and site furnishings are coordinated to maintain a consistent and professional appearance. These measures enhance visual quality, preserve existing landscape features, and limit offsite visual impacts.

6.0 REQUIRED LICENSES, PERMITS, AND APPROVALS

Table 3: Required Licenses, Permits, and Approvals

7.0 ALTERNATIVES ANALYSIS

The following alternatives were evaluated in demonstrating that the proposed location and design of the proposed development:

8.0 ADVERSE ENVIRONMENTAL IMPACTS THAT CANNOT BE AVOIDED

• No Development Alternative: Under the no development alternative, the site would remain in its existing condition with aging residential and commercial structures, fragmented paved areas, and previously disturbed buffer areas that would remain unrestored. Existing stormwater management deficiencies and prior unauthorized buffer disturbances would persist, and no environmental remediation or restoration would occur. The site would continue to represent an underutilized parcel within a designated Pinelands Regional Growth Area, contrary to local planning objectives encouraging reinvestment in developed areas served by existing infrastructure. This alternative would not advance economic redevelopment, would not improve site organization or environmental controls, and would not address known compliance issues associated with the property.
• Alternate Location: The proposed development is a permitted use in the PM-1 Zone. The subject site is not comprised of environmentally sensitive areas such as wetlands, streams, flood hazard zones, riparian areas or threatened/endangered wildlife habitat. Relocating the project would require acquisition and development of additional land, potentially in less suitable areas that may lack existing infrastructure or may contain higher quality environmental resources. Suitable parcels within the Regional Growth Area with comparable access, zoning entitlement, and utility availability are limited. Development outside the Regional Growth Area could increase pressure on environmentally sensitive Pinelands Preservation Areas or require extension of infrastructure into undeveloped lands, which is inconsistent with smart growth and Pinelands planning objectives. Redevelopment of the subject site leverages existing roadway access and utility availability while allowing restoration of previously disturbed buffer areas, resulting in a more environmentally responsible outcome than relocation.
• Reduction of Scope: This alternative would not materially change the need for stormwater management infrastructure, septic system installation, access improvements, or environmental restoration obligations. Reducing project scope would diminish the economic feasibility of redeveloping the site and may limit the ability to fund required environmental remediation and buffer restoration activities. The proposed project represents a balanced redevelopment that meets zoning allowances, maintains regulatory compliance, and supports reinvestment objectives without introducing excessive site intensity.

A number of undesirable environmental impacts are unavoidable during and after construction:

• A permanent displacement of the surficial geologic deposits in the form of underlying soils will occur because of additional grading, foundation and basin construction, subsurface disposal system installation, and other earth disturbances;
• Traffic conditions within the area of the project will temporarily increase during the construction phase of the project, and will permanently increase as a result of the proposed development. The Traffic Impact Analysis concludes that the property will operate compatibility with the future traffic conditions of the area.

9.0 SUMMARY & DISCUSSION

• Locally, temporary increases in noise levels will be encountered as a result of site clearing, heavy machinery, construction, and increased traffic conditions during construction.
• During construction, clearing and grading may give rise to wind-blown dust, soil erosion, sedimentation, and a reduction of air and water quality within the site. These adverse environmental impacts shall be controlled to the maximum extent possible through proper implementation of BMP environmental performance controls;
• The infrastructure of Jackson Township will be tasked with an increased demand for public services (police, fire, water, etc.) as well as electric and gas utilities for the site. This will result in increased municipal services as well as increased demand on natural resources;
• The proposed development will increase demand for water allocation.

The Environmental Impact Statement demonstrates that the proposed redevelopment of the 6.11 acre site within the Jackson Township Pinelands Regional Growth Area can be implemented without significant adverse environmental impacts when designed and constructed in accordance with applicable regulatory requirements and identified mitigation measures. The project concentrates development on an existing disturbed parcel, avoids regulated wetlands and buffer areas, restores previously disturbed buffer zones, and incorporates engineered stormwater management, advanced wastewater treatment, and landscape improvements that enhance long-term site performance and environmental protection. Detailed evaluation of soils, topography, hydrology, surface water quality, vegetation, wildlife, threatened and endangered species, air quality, noise, visual resources, and cultural resources confirms that impacts are limited, temporary where applicable, and manageable through standard best management practices and agency oversight. The project is subject to review by the NJPC for consistency with the Pinelands Comprehensive Management Plan, as well as review and approval by the municipal, county, and health agencies. Based on the analysis presented, the proposed development represents a responsible infill redevelopment that aligns with local planning objectives, protects sensitive environmental resources, and supports orderly growth within the designated Regional Growth Area.

10.0 REFERENCES

Alfredson, R.J. and May, D.N., 1978, "Construction Equipment Noise," Handbook for Noise Assessment.

Breden, T.F., Y.R. Alger, K.S. Walz, A.G. Windisch. 2001. Classification of vegetation communities of New Jersey: Second iteration. Association for Biodiversity Information and New Jersey Natural Heritage Program, Office of Natural Lands Management, Division of Parks and Forestry, NJ Dept. of Environmental Protection. Trenton, NJ.

Burger, J. and R.T. Zappalorti. 2011. The Northern Pine Snake (Pituophis m. melanoleucus) in New Jersey: It's Life History, Behavior and Conservation. In Reptiles: Biology, Behavior and Conservation. ISBN 978-1-61122-856-4.

Census Bureau. DP-1 - Profile of General Population and Housing Characteristics: 2010, 2020 and 2024 for Jackson Township, Ocean County, New Jersey, United States Census Bureau. Accessed June 2025.

Civil Core Consulting. 2025. Preliminary and Final Major Site Plan for Block 22401, Lot 7-12 Located in Jackson Township, Ocean County, New Jersey; dated January 22, 2025 revised 6/5/2025.

Stormwater Management Report prepared by Yosef Portnoy, PE. Proposed Office Building and Warehouse; Jackson Township, Ocean County, New Jersey; Block 22401, Lot 7, 8, 9, 10, 11, & 12. Prepared on January 21, 2025 and revised June 5, 2025. Project #23089

Federal Emergency Management Agency (FEMA). Website resources and GIS data. Accessed May 2024. http://www.fema.gov/index.shtml

Federal Interagency Committee for Wetland Delineation, 1989. Federal Manual for Identifying and Delineating Jurisdictional Wetlands. U.S. Army Corps of Engineers, U.S. Environmental Protection Agency, U.S. Fish and Wildlife Services, and U.S.D.A. Soil Conservation Service, Washington, D.C. Cooperative Technical Publication.

Forward Engineering. 2025. Preliminary and Final Major Site Plan; Wetland Restoration Plan for Block 22401, Lot 7, 8, 9 10, 11 and 12 in Jackson Township, Ocean County, New Jersey, dated February 26, 2024, revised 9/19/2024.

Golden, D.M. and D. Jenkins. 2003. Northern Pine Snake in Endangered and Threatened Wildlife of New Jersey. eds. Beans, B.E. and Niles, L. Rutgers University Press. New Brunswick, New Jersey and London. 2003.

Jackson Township Land Use and Development Regulations.

Jackson Township Zoning Map

Liguori, et al., Beans, Bruce E. and Larry Niles (Eds). Endangered and Threatened Wildlife of New Jersey. Rutgers University Press. New Brunswick, New Jersey and London. 2003.

McDonough & Rea Associates, Inc. 2025. Traffic Impact Analysis for Atlantic Construction Site; Lots 7-12 in Block 22401; Jackson Toendhup, Ocean County. MRS File No. 21-155, dated January 14, 2025.

New Jersey Department of Environmental Protection, Bureau of Air Monitoring. 2023 Air Quality Report.

New Jersey Department of Agriculture, Revised Erosion Control Standards. Standards for Soil Erosion and Sediment Control in New Jersey.

New Jersey Department of Environmental Protection, Bureau of Geographical Information Systems, Accessed December 2025. Available Online at http://www.nj.gov/dep/gis/

New Jersey Department of Environmental Protection, Division of Watershed Management. New Jersey Stormwater Best Management Practices Manual. Last updated in March 2021.

New Jersey Department of Environmental Protection, Division of Fish and Wildlife. 2017. New Jersey Landscape Project, Version 3.3. New Jersey Department of Environmental Protection, Division of Fish and Wildlife, Endangered and Nongame Species Program.

New Jersey Department of Environmental Protection, Division of Fish and Wildlife. March 2018. New Jersey Wildlife Action Plan. Trenton, NJ.

New Jersey Department of Environmental Protection, Division of Land Use Regulation. 2016. Surface Water Quality Standards N.J.A.C. 7:9B.

New Jersey Department of Environmental Protection. Protocols for the Establishment of Exceptional Resource Value Wetlands Pursuant to the Freshwater Wetland Protection Act (N.J.S.A. 13:9B-1 Et Seq.). Division of Land Use Regulation, Office of Natural Lands Management Division of Parks and Forestry and Endangered and Nongame Species Program Division of Fish and Wildlife. Updated June 2013.

Reinert, H.K., and R.T. Zappalorti. 1988. Timber Rattlesnakes (Crotalus horridus) of the pine barrens: Their movement patterns and habitat preference. Copeia 4: 964-978.

New Jersey Department of Environmental Protection, Division of Water Monitoring and Standards, Bureau of Water Quality Standards and Assessment. 2014 New Jersey Integrated Water Quality Monitoring and Assessment Report. New Jersey Department of Environmental Protection, Office of Natural Lands Management, Natural Heritage Program correspondence. NHP File No 26-4007413-35599. January 6, 2026.

New Jersey Geological Survey. 2003. New Jersey Geologic Survey Information Circular. Trenton, NJ.

New Jersey Pinelands Commission Interactive Map. Available online at https://www.nj.gov/pinelands/home/maps/interactivemap/. Accessed June 2025.

U.S. Department of Agriculture, Natural Resources Conservation Service. Web Soil Survey. Available online at http://websoilsurvey.sc.egov.usda.gov/App/HomePage.htm. Accessed June 2025.

U.S. Geological Service New Jersey Water Science Center. 2013. Aquifer and Well Characteristics in New Jersey. Available online at http://nj.usgs.gov/infodata/aquifers/table_1.html. Accessed June 2025.

Zappalorti, R.T. and M. E. Torocco. 2002. A Standardized Protocol for Sampling Rare Snakes in the New Jersey Pine Barrens: Critical Habitat Assessment, Survey Techniques, and Trapping Methods. Submitted to Carleton Montgomery, Executive Director The Pinelands Preservation Alliance 114 Hanover Street, Pemberton, New Jersey 08068.

Zappalorti, R.T. and M. Torocco. 2002. A Standardized Protocol for Sampling Rare Snakes in the New Jersey Pine Barrens: Critical Habitat Assessment, Survey Techniques, and Trapping Methods. 2nd Draft. Herpetological Associates, Inc. Publication submitted to the Pinelands Preservation Alliance. 66 pp.

Zappalorti, R.T. and M. Torocco. A Standardized Protocol for Sampling Rare Snakes in the New Jersey Pine Barrens: Critical Habitat Assessment, Survey Techniques, and Trapping Meth-ods. 2nd Draft. Herpetological Associates, Inc. July 2002..

FIGURES

224

224

Job No.: D2274.001

Date: 12/9/2025

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Jackson Township Tax Map

Block 22401 * Lot 7-12 Jackson Township, Ocean County, NJ

This map was developed using Geographic Information Systems Digital Data. This map is for visual display purposes only and all locations are approximate.

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New Jersey Road Map

Block 22401 * Lot 7-12 Jackson Township, Ocean County, NJ

This map was developed using Geographic Information Systems Digital Data. This map is for visual display purposes only and all locations are approximate.

Document Path: S:\JOBS NUMBERS\D2274.001\EIS\Figures\Road.mxd

Job No.: D2274.001

SE Lakehurst NJ USGS Quadrangle Map

DuBois

Scale: 1 in = 1,500 ft

Block 22401 * Lot 7-12 Jackson Township, Ocean County, NJ

ASSOCIATES

Figure 3 Date: 12/9/2025

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<table><tr><td>This map was developed using Geographic Information Systems Digital Data. This map is for visual display purposes only and all locations are approximate.</td></tr></table>

Aerial Map

Block 22401 * Lot 7-12 Jackson Township, Ocean County, NJ

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<table><tr><td>This map was developed using Geographic Information Systems Digital Data. This map is for visual display purposes only and all locations are approximate.</td></tr></table>

NJ State Planning Areas Map

Block 22401 * Lot 7-12 Jackson Township, Ocean County, NJ

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Figure 5 Date: 12/9/2025

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<table><tr><td>This map was developed using Geographic Information Systems Digital Data. This map is for visual display purposes only and all locations are approximate.</td></tr></table>

NJ Bedrock Geology Map

Block 22401 * Lot 7-12 Jackson Township, Ocean County, NJ

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Figure 7 Date: 12/9/2025

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NJ Surface Geology Map

Job No.: D2274.001

Scale: 1 in = 200 ft

Date: 12/9/2025

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Block 22401 * Lot 7-12 Jackson Township, Ocean County, NJ

<table><tr><td><img src="imgs/img_in_image_box_2_0_1217_37.jpg" alt="Image"" /></td></tr></table>

Ocean County Soil Survey Map

Block 22401 * Lot 7-12 Jackson Township, Ocean County, NJ

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Figure 9 Date: 12/9/2025

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<table><tr><td><img src="imgs/img_in_image_box_2_0_1217_37.jpg" alt="Image"" /></td></tr></table>

NJDEP Freshwater Wetlands Map

Block 22401 * Lot 7-12 Jackson Township, Ocean County, NJ

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Figure 10 Date: 12/9/2025

Job No.: D2274.001

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<table><tr><td>This map was developed using Geographic Information Systems Digital Data. This map is for visual display purposes only and all locations are approximate.</td></tr></table>

FEMA Flood Hazard Map

Block 22401 * Lot 7-12 Jackson Township, Ocean County, NJ

Document Path: S:\JOBS NUMBERS\D2274.001\EIS\Figures\FEMA.mxd

Job No.: D2274.001

Scale: 1 in = 300 ft

Date: 1/5/2026

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This map was developed using Geographic Information Systems Digital Data. This map is for visual display purposes only and all locations are approximate.

Vegetation Communities Map.

Block 22401 * Lot 7-12 Jackson Township, Ocean County, NJ

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Figure 12 Date: 12/9/2025

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<table><tr><td><img src="imgs/img_in_image_box_2_0_1217_37.jpg" alt="Image"" /></td></tr></table>

Landscape Project v3.4 Map

Block 22401 * Lot 7-12 Jackson Township, Ocean County, NJ

Document Path: S:\JOBS NUMBERS\D2274.001\EIS\Figures\Landscape.mxd

Scale: 1 in = 300 ft

Date: 1/5/2026

Job No.: D2274.001

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This map was developed using Geographic Information Systems Digital Data. This map is for visual display purposes only and all locations are approximate.

NJDEP Historic Districts and Properties Map

Block 22401 * Lot 7-12 Jackson Township, Ocean County, NJ

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Figure 14 Date: 12/9/2025

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<table><tr><td>This map was developed using Geographic Information Systems Digital Data. This map is for visual display purposes only and all locations are approximate.</td></tr></table>

APPENDIX A

SITE PHOTOGRAPHS

Photo 1: View of upland driveway off of Whitesville Road.

Photo 2: Photograph of the single-family dwelling along the northern property boundary.

Site Photographs Block 40304 * Lot 15 Jackson Township, Ocean County, NJ January, 2026

Photo 3: View of the dirt path driveway along the northern property boundary.

Photo 4: Photograph of the pole barn and dirt mounds located in the southwestern portion of the site.

Photo 5: Representative view of the open field located off site, along the northwestern corner of the property.

Photo 6: Representative view of the offsite forested wetlands.

Photo 7: Representative view of the rear of the on-site structure and forest in the center of the site.

Photo 8: View of the commercial land along the northern property boundary.

APPENDIX B

New Jersey Pinelands Commission Inconsistent Certificate of Filing

PHILIP D. MURPHY Governor TAHESHA L. WAY Lt. Governor

State of New Jersey THE PINELANDS COMMISSION PO Box 359 NEW LISBON, NJ 08064 (609) 894-7300 www.nj.gov/pinelands

General Information: Info@pinelands.nj.gov Application Specific Information: AppInfo@pinelands.nj.gov

December 24, 2024

Shlomo Horowitz (via email) 510 Whitesville 1144 E. County Line Road Lakewood NJ 08701

Re: Application # 2020-0045.001 Block 22401, Lots 7 - 12 Jackson Township

LAURA E. MATOS Chair SUSAN R. GROGAN Executive Director

Dear Mr. Horowitz:

Pursuant to N.J.A.C. 7:50-4.34 of the Pinelands Comprehensive Management Plan, the completion of this application has resulted in the issuance of the enclosed Inconsistent Certificate of Filing. The reason(s) for the inconsistency is explained on Page 3 and must be resolved.

The Certificate of Filing is not an approval. It is the document necessary to allow any municipal or county agency to review and act on the proposed development application. All municipal and county permits and approvals granted for the proposed development are subject to review by the Pinelands Commission. No permit or approval shall take effect and no development may occur until the Commission issues a letter indicating that the municipal or county permit or approval may take effect.

Upon receipt of any municipal or county permit or approval, please submit a copy to the Commission’s office with the additional items listed on the enclosed Local Agency Approval Submission Checklist.

If you have any questions, please contact Ken Carter of our staff.

for Charles M. Horner, P.P. Director of Regulatory Programs

Enc: Inconsistent Certificate of Filing Local Agency Approval Submission Checklist (Above form(s) may be found at nj.gov/pinelands/appli/tools/.)

c: Secretary, Jackson Township Planning Board (via email) Jackson Township Construction Code Official (via email) Jackson Township Zoning Official (via email)

The Pinelands -- Our Country's First National Reserve New Jersey Is An Equal Opportunity Employer • Printed on Recycled and Recyclable Paper

Jackson Township Environmental Commission (via email) Secretary, Ocean County Planning Board (via email) Ocean County Health Department (via email) Eliezer Cohen (via email)

New Jersey Pinelands Commission PO Box 359 New Lisbon, NJ 08064 (609) 894-7300

Philip D. Murphy Governor

Tahesha L. Way Lt. Governor

Inconsistent CERTIFICATE OF FILING

Laura E. Matos Chair

Susan R. Grogan Executive Director

INCOL Regional

Application #: 2020-0045.001 Applicant: 510 Whitesville Municipality: Jackson Township Block 22401, Lots 7 - 12 growth Area, PM-1 Zoning District: 6.11 acres

ENT

Proposed Development

Demolition of a residential building, 50 years old or older, and construction of a 15,000 square foot commercial office building, a 12,750 square foot commercial contractor shop/warehouse building and a 1,975 square foot commercial storage building

Plan(s) Subject of Certificate of Filing Wetlands Restoration Plan, consisting of 1 sheet, prepared by Forward Engineering, dated 2/26/2024 and last revised 9/19/2024

Site Plan, consisting of 21 sheets, prepared by Forward Engineering and dated as follows: Sheets 1-21, dated 2/21/2024, last revised 9/19/2024

for Charles M. Horner, P.P. Director of Regulatory Programs

Date

BACKGROUND

Existing development:

Commercial building, residential building and a number of accessory structures serviced by an onsite septic system

Relevant Information:

There are wetlands within 300 feet of the parcel to the south and within 600 feet of the parcel to the west.

The proposed development will be serviced by a commercial alternate design (Amphidrome Plus) onsite wastewater treatment septic system.

The residential building, 50 years old or older, and the commercial building, less than 50 years old, are proposed to be demolished. The applicant represents that the residential building is a single family dwelling. The applicant does not propose to reconstruct a single family dwelling on the parcel.

All of the accessory structures are less than 50 years old. The demolition of a structure less than 50 years old does not require an application to the Pinelands Commission.

A commercial building was constructed and vegetation clearing occurred on the parcel within the required wetlands buffer in violation of the wetlands protection standards of the Jackson Township land use 1. Prior to Commission issuance of a letter advising that any municipal approvals or permits can take effect, a copy of a recorded deed (or stamped, receipted deed filed for recordation) consolidating Block 22401, Lots 7-12 into one lot must be submitted to the Pinelands Commission.

CONDITIONS

1. Prior to Commission issuance of a letter advising that any municipal approvals or permits can take effect, a copy of a recorded deed (or stamped, receipted deed filed for recordation) consolidating Block 22401, Lots 7-12 into one lot must be submitted to the Pinelands Commission.
2. The septic disposal field for the proposed commercial alternate design wastewater treatment septic system shall be located at least 600 feet from the wetlands located to the west of the parcel and 300 feet from the wetlands located to the south of the parcel.
3. This Certificate of Filing is not an approval.
4. Submit a copy of this Certificate of Filing to all county and municipal agencies that are required to review and act on your application (municipal planning board, building department, county health department, etc.).
5. Send a copy of all approvals/permits that are issued by the county or municipality to the Pinelands Commission for review. Please use the attached Local Agency Approval Submission Checklist to make sure you are submitting all required documentation related to the approval/permit.
3. The existing commercial building shall be demolished by June 1, 2025. The required wetlands buffer revegetation shall be completed by June 30, 2025 in accordance with the above referenced restoration plan. Prior to Commission issuance of a letter indicating that any municipal permit or approval for the proposed development can take effect, additional information will be required to address the alternate design septic system standards of the CMP (N.J.A.C. 7:50-10.22(a)5i. through x.). Such information will include an Operation and Maintenance Manual and a recorded Legal Agreement.

4. Prior to Commission issuance of a letter indicating that any municipal permit or approval for the proposed development can take effect, additional information will be required to address the alternate design septic system standards of the CMP (N.J.A.C. 7:50-10.22(a)5i. through x.). Such information will include an Operation and Maintenance Manual and a recorded Legal Agreement.
5. The proposed septic system shall be located where the seasonal high water table is at least five feet below the natural ground surface.
6. All other development, including clearing and land disturbance except that necessary for the required revegetation, shall be located at least 240 feet from the wetlands to the south of the parcel and at least 600 feet from the wetlands to the west of the parcel.
7. The proposed development shall utilize a commercial alternate design wastewater treatment septic system

Page 2 of 3; App. No. 2020-0045.001

NEXT STEPS

No local approval/permit takes effect and no development can occur until the Pinelands Commission has reviewed the approval. When we complete our review, we will issue you a letter stating that the approval/permit can take effect.

BACKGROUND

ordinance and the Pinelands Comprehensive Management Plan (CMP). The applicant proposes demolition of this building and revegetation of the concerned areas in accordance with the submitted restoration plan to address the violation.

The parcel is located adjacent to the main stem of the Toms River. The Township has adopted, and the Commission has certified, Township Ordinance 27-05, implementing “A Regional Natural Resource Protection Plan for the Toms River Corridor” to protect threatened and endangered plants and threatened and endangered animal habitat. That Plan requires a 600 foot buffer to the main stem of the Toms River and Ridgeway Branch.

CONDITIONS

capable of reducing total nitrogen in the wastewater so that the proposed development can meet the 2ppm nitrogen groundwater quality (septic dilution) standard of the Jackson Township land use ordinance and the CMP at the property line of the parcel.

• 8. Item(s) on the attached inconsistencies document must be resolved prior to Commission issuance of a letter indicating that any approvals or permits can take effect.

Page 3 of 3; App. No. 2020-0045.001

NEXT STEPS

ONSISTENT

INCONSISTENCIES:

This application as currently proposed is inconsistent with the following standard(s) of the Jackson Township certified land use ordinances and the Pinelands Comprehensive Management Plan (CMP):

1. Stormwater Management:

A. Stormwater runoff (N.J.A.C. 7:50-6.84(a)6iii)

The Township land use ordinance and the CMP require that the stormwater runoff quantity standards contained in the New Jersey Department of Environmental Protection's (NJDEP) stormwater regulations (N.J.A.C. 7:8-5.6(b)3), as cross referenced in the CMP, be met for current and projected two-, 10-, and 100-year storm events as defined and determined pursuant to N.J.A.C. 7:8-5.7(c) and (d). No information has been provided to demonstrate that the proposed development will meet this standard.

B. 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. Please note that the required volume must be met below the lowest outfall elevations within the proposed stormwater management measures.

Soil permeability (N.J.A.C. 7:50-6.84(a)6v(2))

The Township land use ordinance and the CMP require that stormwater infiltration facilities be sited in suitable soils verified by field testing to have permeability rates between one and twenty inches per hour. The submitted information indicates that all proposed stormwater management measures will be located in soils having a permeability rate greater than twenty inches per hour. This inconsistency may be resolved by removing soils below each Best Management Practice (BMP) and replacing those soils with a two foot layer of soil having an acceptable permeability rate (such as a K3 or K4 soil). Any replacement soils must also be replaced up to the elevation of the lowest outfall within each BMP.

2. Wetlands Protection (N.J.A.C. 7:50-6.14)

Based upon the scale of the above referenced site plan, a portion of the disposal field for the proposed commercial alternate design wastewater treatment septic system is located within 300 feet of the wetlands located south of the parcel. This inconsistency is resolvable by revising the plan to locate the entire disposal field at least 300 feet from these wetlands or by demonstrating that the disposal field is no closer to wetlands than the existing septic disposal field servicing the existing residential building.

Commission receipt of any county or municipal approval or permit for the development as currently proposed will likely result in the scheduling of a Commission staff public hearing to review the issues raised by the above-referenced inconsistency(ies).

Page 3 of 3; App. No. 2020-0045.001

APPENDIX C

Natural Heritage Program Response

State of New Jersey DEPARTMENT OF ENVIRONMENTAL PROTECTION STATE PARKS, FORESTS & HISTORIC SITES OFFICE OF NATURAL LANDS MANAGEMENT 501 East State Street P.O. Box 420, Mail Code 501-04 Trenton, New Jersey 08625-0420 Tel. (609) 984-1339 * Fax (609) 984-1427 https://www.nj.gov/dep/parksandforests/natural/index.html

PHILIP D. MURPHY Governor

SHAWN M. LATOURETTE Commissioner

TAHESHA L. WAY Lt. Governor

January 5, 2026

Kristin Wildman DuBois & Associates 190 N. Main Street Manahawkin, NJ 08050

Re: 510 Whitesville Road Block(s) - 22401, Lot(s) - 7, 8, 9, 10, 11, 12 Jackson Township, Ocean County

Kristin Wildman:

Thank you for your data request regarding rare species information for the above referenced project site.

Searches of the Natural Heritage Database and the Landscape Project (Version 3.4) are based on a representation of the boundaries of your project site in our Geographic Information System (GIS). We make every effort to accurately transfer your project bounds from the map(s) submitted with the Natural Heritage Data Request Form into our GIS. We do not typically verify that your project bounds are accurate or check them against other sources.

We have checked the Landscape Project habitat mapping for occurrences of any rare wildlife species or wildlife habitat on the referenced site. The Natural Heritage Biotics Database was searched for occurrences of rare plant species or ecological communities that may be on the project site. Please refer to Table 1 (attached) to determine if any rare plant species, ecological communities, or rare wildlife species or wildlife habitat are documented on site. A detailed report is provided for each category coded as 'Yes' in Table 1.

We have also checked the Landscape Project habitat mapping for occurrences of rare wildlife species or wildlife habitat in the immediate vicinity (within 1/4 mile) of the referenced site. Additionally, the Natural Heritage Biotics Database was checked for occurrences of rare plant species or ecological communities within 1/4 mile of the site. Please refer to Table 2 (attached) to determine if any rare plant species, ecological communities, or rare wildlife species or wildlife habitat are documented within the immediate vicinity of the site. Detailed reports are provided for all categories coded as ‘Yes’ in Table 2. These reports may include species that have also been documented on the project site.

The Natural Heritage Program reviews its data periodically to identify priority sites for natural diversity in the State. Included as priority sites are some of the State’s best habitats for rare and endangered species and ecological communities. Please refer to Tables 1 and 2 (attached) to determine if any priority sites are located on or in the immediate vicinity of the site.

A list of rare plant species and ecological communities that have been documented from the county (or counties), referenced above, can be downloaded from https://nj.gov/dep/parksandforests/natural/heritage/database.html. If suitable habitat is present at the project site, the species in that list have potential to be present.

Status and rank codes used in the tables and lists are defined in EXPLANATION OF CODES USED IN NATURAL HERITAGE REPORTS, which can be downloaded from https://nj.gov/dep/parksandforests/natural/docs/nhpcodes_2010.pdf.

NHP File No. 26-4007413-35599

Beginning January 6, 2025, the Natural Heritage Program reports for wildlife species will utilize data from Landscape Project Version 3.4. If you have questions concerning the wildlife records or wildlife species mentioned in this response, we recommend that you visit the interactive web application at the following URL, https://dep.nj.gov/njfw/landscapeapp/, or contact the Division of Fish and Wildlife, Endangered and Nongame Species Program at (609) 292-9400.

Occurrences of Bald Eagle nest and roost habitat have “special concern” rank and are included in Landscape Project Version 3.4. The DEP also recognizes that the U.S. Fish & Wildlife Service maintains additional jurisdiction pursuant to the Bald and Golden Eagle Protection Act (BGEPA). They provide guidance to avoid negative impacts in the “National Bald Eagle Management Guidelines” document found at https://www.fws.gov/sites/default/files/documents/national-bald-eagle-management-guidelines_0.pdf. They also provide a screening tool to help identify activities that may require a Federal permit, at https://www.fws.gov/media/northeast-bald-eagle-project-screening-form.

For occurrences of Osprey nests and other bird nests that persist year to year, active nests continue to be protected from disturbance that can result in “take” (i.e., disturbance that can cause abandonment or loss) pursuant to the NJ Endangered and Nongame Species Conservation Act (ENSCA) and the Federal Migratory Bird Treaty Act. As a result of delisting of Osprey to “stable” conservation status, Osprey nests are not represented in Landscape Project maps, but nest locations are available online at www.Osprey-Watch.org.

For additional information regarding any Federally listed plant or animal species, please contact the U.S. Fish & Wildlife Service, New Jersey Field Office at http://www.fws.gov/northeast/njfieldoffice/endangered/consultation.html.

Information supplied by the Natural Heritage Program summarizes existing data known to the program at the time of the request regarding the biological elements (species and/or ecological communities) or their locations. They should never be regarded as final statements on the elements or areas being considered, nor should they be substituted for on-site surveys required for environmental assessments.

Thank you for consulting the Natural Heritage Program. The attached invoice details the payment due for processing this data request. Feel free to contact us again regarding any future data requests.

Sincerely,

Robert J. Cartica Administrator

c: NHP File No. 26-4007413-35599

NHP File No. 26-4007413-35599

Table 1: On Site Data Request Search Results (6 Possible Reports)

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Reptilia Northern Pinesnake Pituophis melanoleucus melanoleucus Occupied Habitat 3 NA State Threatened G4T4 S2

Table 2: Vicinity Data Request Search Results (6 possible reports)

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Amphibian Aves

Mammalia

Reptilia

Amphibia

Rank Federal State Protection Status Protection Status

Grank Srank

Scientific Name

Common Name

Rare Wildlife Species or Wildlife Habitat Within the Immediate Vicinity of the Project Site Based on Search of Landscape Project 3.4 Species Based Patches

Class

APPENDIX D

STATEMENT OF QUALIFICATIONS

CONTACT

609-488-2857

kwildman@denviro.com

190 N. Main St. Manahawkin, NJ 08050

EDUCATION

University of Delaware, 2002: B.S. Environmental Science

CERTIFICATIONS

Professional Wetland Scientist – Society of Wetland Scientists (Number 3055)

PROFESSIONAL AFFILIATIONS

The Society of Wetland Scientists.; Member

New Jersey Chapter of the Society of Women Environmental Professionals; Member

Environmental Assessment Association: Certified Environmental Inspector

KRISTIN WILDMAN

SR. PERMITTING COORDINATOR

FIELDS OF COMPETENCE

Kristin Wildman has over 21 years of experience in project management, land use regulatory compliance, wetland science, soil science, biology, and ecology. She has extensive knowledge in managing environmental projects from the initial field study phase through regulatory application and approval.

PROFESSIONAL EXPERIENCE

As a Senior Environmental Consultant and Project Manager at DuBois and Associates, Ms. Wildman oversees all aspects of project management, ensuring that environmental regulations and permitting requirements are met. She works closely with clients to organize projects and proposals and coordinates with professional engineers, attorneys, and regulatory agencies. Ms. Wildman's expertise includes evaluating compliance with the Coastal Zone Management Rules, Freshwater Wetlands Protection Act, Flood Hazard Area Control Act, Pinelands Comprehensive Management Plan, Section 10 of the River and Harbors Act, and Section 404 of the Clean Water Act. Ms. Wildman diligently secures regulatory approvals and permits for projects within environmentally sensitive areas, including CAFRA zones, wetlands, flood hazard areas and waterfronts. Based on the permit analyses and project designs, she prepares compliance statements and provides all logistical and technical support to obtain environmental permits pursuant to the NJDEP and USACE regulations. She also prepares and oversees applications for NJDEP Bureau of Tidelands Management conveyance instruments. Mrs. Wildman continuously stays up to date with changing environmental regulations. Additionally, she has significant experience conducting wetland delineations and habitat surveys, authoring environmental reports, Her work also includes conducting natural resource inventories, endangered species assessments, and monitoring efforts under USFWS and NJDEP regulations. Ms. Wildman has provided expert testimony and presentations to local and state agencies on various environmental topics and has participated in volunteer survey efforts with the USFWS. She has played a key role in the development of best management practices for her clients and has contributed to the improvement of regulatory frameworks by providing feedback and recommendations to policymakers. Ms. Wildman also mentors junior environmental scientists, providing guidance on field methodologies, regulatory compliance, and professional development to help build the next generation of environmental experts.

Ms. Wildman actively drives business development and client outreach by representing the company at industry associations and chamber of commerce, fostering strategic partnerships and expanding market presence.

CONTINUING EDUCATION

Rutgers University Methodology for Delineating Wetland, Hydric Soils & Wetland Vegetation Identification

The Role of the Environmental Consultant in Litigation

NJDEP Coastal Project Review

NJDEP Flood Hazard Area Control Act Rules

Environmental Audits & Site Assessments

Environmental Data Resources Vapor Intrusion Risk & Due Diligence Challenges in the Real World

MAAPS Training Workshop Hydric Soils

PROJECTS OF RELEVANCE

Atlantic Capes, Lund's Fisheries and Cold Spring Fish & Supply Co. Ports Rehabilitation

Ecological and environmental work was completed to assist commercial fisheries clients in conducting environmental constraints evaluations and permit analyses for improvements to their commercial facilities. Mrs. Wildman works directly with the engineers in assisting with design of the project to ensure compliance of proposed improvements pursuant to State waterfront development, CAFRA, freshwater wetlands, and flood hazard regulations. Mrs. Wildman also coordinates with the NJDEP and USACOE with regard to permit requirements and to ensure no adverse impacts to documented state and federal threatened and endangered species habitat. Mrs. Wildman prepared all necessary permit applications and ensured continued cooperative coordination with the regulatory agencies to ensure receipt of the applicable permit approvals for the port projects.

Nichomus Run Solar and Sheep Farm

Provided environmental and ecological support to a major development firm to assist in the state and local approvals of a large scale solar energy project. Mrs. Wildman prepared an Environmental Impact Report upon land proposed for the construction of a 150 Megawatts photovoltaic (PV) facility. She supervised site investigations of the entire site to observe and inventory hydrology, freshwater wetlands, soils, vegetation communities, wildlife, ecotone areas, and existing and surrounding land uses. Mrs. Wildman was also responsible for the delineation of on-site wetlands, testimony at the municipal zoning board use variance hearing, preparation of an application report and environmental report for a Flood Hazard Verification and a Freshwater Wetland Letter of Interpretation Line Verification application to New Jersey Department of Environmental Protection.

First Energy X-50 Submarine Cable Crossing Repair

Prepared and submitted several NJDEP Waterfront Development Individual Permits pursuant to the Coastal Zone Management Rules and Flood Hazard Area Control Act Rules, as well as (USACE) Department of Army Permits for proposed utility route repairs between Berkeley Township and Seaside Park Borough in Ocean County. DuBois was also responsible for conducting submerged aquatic vegetation (SAV) surveys along the project route consistent with National Marine Fisheries Service conditions. Survey methods utilized two-tiered approach pursuant to the Joint Federal Agency Submerged Aquatic Vegetation Survey Guidance for the New England Region. DuBois worked with a subcontractor and utilized side scan sonar as an alternative method for measuring seagrass cover in this shallow environment.

Bryon DuBois Principal Senior Biologist bdubois@denviro.com

190 North Main Street Manahawkin, NJ 08050 609-488-2857

Fields of Competence:

Mr. Bryon DuBois has over 30 years' experience in the fields of regulatory compliance, ecology, biology, wetland science, wildlife management, hydrology and habitat restoration. He has managed numerous large-scale projects through the approval process in New Jersey, Pennsylvania, Maryland and Delaware. Mr. DuBois is highly respected by the regulatory agencies in N.J. and Pennsylvania. He has made positive contributions to policies affecting protected species (both state and federal), wetland mitigation, regulation and coastal zone policies through NJDEP, PAFBC, MDDNR, DEDNR and ACOE. These contributions have also been through invited participation and professional guidance provided in regulatory agency stakeholder processes.

Education:

B.S. Biology & Ecology, West Chester University, 1993

Professional Affiliations:

NJ Department of Environmental Protection Wetland Mitigation Council 2003 – 2013; 2016 - Present

New Jersey Builders Association 1999 – Present

Shore Builders Association 2001 – 2013

Builders League of South Jersey 2013 - Present

Member: Society of Wetland Scientists 1997 – Present

Member: The Ecological Society of America 1998 Present

Member: New Jersey Division of Fish, Game and Wildlife Conservation Corps. 2000 – Present

Member: Pine Beach Environmental Commission 1995 – 2003

Association of N.J. Environmental Commission (ANJEC) 1995 – 2010

Professional Experience:

After seven (7) early years in the consulting business Mr. Bryon DuBois created an environmental consulting firm in 2000 that focused on ecological and environmental issues that the regulated community was facing. Mr. DuBois has applied logical and objective solutions to some of the most difficult environmental projects and has constantly found a balance between environmentalists and developers alike. Mr. DuBois currently operates the firm and ensures successful completion of projects through management and coordination of numerous like-minded employees. Mr. DuBois operates the firm to promote the client's interest while providing the regulatory agencies with the documentation they require for approvals. The end result is typically a project or product that is both environmentally sound and in the best interest of the client.

Mr. DuBois has been requested to present topics related to environmental regulations at the Atlantic City Builders Convention, the Eastern Regional Airports Conference in Hershey, Pennsylvania, the U.S. Fish and Wildlife Bog Turtle Conventions, the N.J. Pinelands Commission, the Louisiana Fish and Game and dozens of planning boards in towns across N.J. and P.A. His diverse experience has made him a respectable candidate to speak publicly on projects that require many different issues from ecology to water quality.

Mr. DuBois is responsible for performing wetland delineations under the jurisdiction of multiple agencies and has more than 30 years of experience performing wetland delineations on more than 5000 projects over three states. Mr. DuBois authors Freshwater Wetland Delineation Reports and has prepared more than 3,000 Freshwater Wetland Letter of Interpretation applications for submittal to the NJDEP for verification of the delineated wetland limits.

In 1998 Mr. DuBois began designing and managing the construction of wetland mitigation projects tailored to a specific habitat type or land use. Over the years his projects were approved and exceeded the standard requirements without increasing costs for the client. These mitigation projects helped Mr. DuBois become nominated to the State of New Jersey’s Wetland Mitigation Council in 2003 by the Governor of New Jersey. Mr. DuBois has reviewed and received approval for numerous mitigation related projects and banks in New Jersey, Pennsylvania and Maryland since that time.

Ecologically, from 2003 to the present-day Mr. DuBois has successfully managed, designed and received approval for projects ranging from airports to industrial centers, wastewater management facilities and large commercial areas along with thousands of residential dwellings. This has involved performing numerous long-term studies on several influential species such as Bog Turtles, Pine Snakes, and Indiana Bats along with assessments of habitat and creation of mitigation measures. Mr. DuBois has held over 400 scientific collecting permits for surveys performed within the Mid-Atlantic States, many of which involve a telemetry component.

Mr. DuBois also has extensive experience coordinating with various utility companies to provide wetland, ecological surveys and monitoring services necessary to support utility line improvement and upgrade projects, which also involves regulatory agency coordination

N.J. Concrete & Aggregate Society 2003 – 2013

through implementation of both Pennsylvania Fish and Boat Commission and New Jersey Department of Environmental Protection standards

Southern Ocean County Chamber of Commerce 2014 - Present

Certifications:

Professional Wetland Scientist # 1219 Society of Wetland Scientist

Sr. Ecologist, The Ecological Society of America

Recognized Qualified Bog Turtle Surveyor – N.J., N.Y., P.A., D.E., M.D.

Recognized Qualified Indiana and Northern Long Eared Bat Surveyor – N.J., N.Y., P.A.

The projects of relevance presented below have been successfully completed through the management and coordination of Mr. DuBois with the client and regulatory agencies.

Projects of Relevance: NEW JERSEY:

• NJ DOT Permitting and Threatened and Endangered Species
• Route 206 – NJDOT, Atlantic County, NJ
• Route 46 - NJDOT, Warren County, NJ
• Ecological Monitoring, Threatened/Endangered Species Studies & Wetlands Assessments
• South Jersey Multiple Transmission Line Upgrades ■ BL England Transmission Line Upgrade, Atlantic, Burlington & Salem Counties
• Cove Road Transmission Line Upgrade, Cape May County ■ Orchard to Lewis Transmission Line Upgrades, Atlantic County ■ Oyster-Creek Cardiff Transmission Line Wetland Mitigation, Ocean County
• Threatened/Endangered Species Studies & Permitting- Pinelands
• NJNG Southern Reliability Line – Townships of Manchester, Jackson, Lakehurst, Plumsted, Chesterfield, and North Hanover, Ocean and Burlington Counties, NJ
• Shulton Property, Glidden Sand Mine & Woodmansie Sand Mine – Ocean and Burlington Counties, NJ
• Cutt Brothers Farm Service Restoration project- Burlington County
• Federal Involvement/Federal Oversight
• Swamp Pink Monitoring at Various Sites – Atlantic, Warren Counties, NJ
• Various Distribution Center Applications; Bat Studies – Warran Township, Montville Township, Morris Co, NJ, Mt. Pocono, Northampton Co, PA.
• Bear Creek Construction Monitoring- Burlington County, NJ
• Recognized Qualified Delmarva Fox Squirrel Surveyor – M.D., D.E.
• Wetland Mitigation Approvals/Monitoring
• GEHR Mitigation Bank - Gloucester County, NJ
• MBB Mitigation Bank – Monmouth County, NJ
• Bell Labs – Riparian Mitigation - Monmouth County, NJ
• Bamm Hollow – Wetland Mitigation - Monmouth County, NJ
• Pennsylvania Qualified Herpetologist for Numerous Species
• PENNSYLVANIA:
• Threatened/Endangered Species Studies
• Westtown Lake Turtle Relocation, Westtown School, Chester County, PA
• Haverford College Red Bellied Turtle Relocation, Delaware County, PA
• Pinelands Qualified Biologist for Numerous Species
• Threatened/Endangered Species Studies & ACOE Permitting
• Scudder Falls Bridge Replacement, Yardley, PA
• Permitting and Jurisdictional Determinations
• Brookdale – 1200 Acre wetland delineation, Monroe County PA
• Shartlesville – 520-acre wetland delineation in Berks County, PA
• 2016 Reliability Project – Surveyed approximately 100 Miles of PPL Right of way throughout Lancaster, Lebanon and Berks County.
• DELAWARE:
• Threatened/Endangered Species Studies, Permitting & Wetlands
• Church to Wye Mills Transmission Line Upgrade, Kent County, DE
• DE- MD Transmission Line Upgrades from 2009-2014 Kent County to Sussex County DE MARYLAND:
• Threatened/Endangered Species Studies, Permitting & Wetlands
• Bald Eagle Hazing and Nest Construction, Brandywine MD.
• Kent County Wetland Mitigation Project, Delineation and Assessment