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OWEN, LITTLE & ASSOCIATES INC.

Engineers Planners Surveyors GIS Specialists

Jackson Township Planning Board 95 West Veterans Highway Jackson, NJ 08527

Re: Preliminary and Final Major Subdivision Applicant: Shakki, LLC Block: 20101 Lots: 29 and 30 Location: 102 Sams Road Zone: R-1 OLA File No.: JKPB-26-516

Frank J. Little, Jr., P.E., P.P., C.M.E. Douglas F. Klee, P.E., P.P., C.M.E. William J. Berg, P.L.S. Jackson Township Planning Board 95 West Veterans Highway Jackson, NJ 08527

443 Atlantic City Blvd. Beachwood, NJ 08722 732-244-1090 Fax 732-341-3412 www.owenlittle.com info@owenlittle.com

Dear Chairman and Board Members:

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

1. “Preliminary and Final Major Subdivision, 102 Sams Road, Block 20101, Lots 29 and 30, Township of Jackson, Ocean County, New Jersey”. The drawings, consisting of Eighteen (18) Sheets, have been prepared by Haler Consulting and are signed by Eric Halpert, NJPE #55771. The drawings are dated 10/06/2025 with no revision dates indicated.
2. Outbound & Topographic Survey prepared for 102 Sams Road, Lots 29 and 30, Block 20101, Township of Jackson, Ocean County, New Jersey. The plan, consisting of Three (3) Sheets, is prepared by Clearpoint Services, LLC and digitally signed by Alan R. Boettger, NJPLS #41997. The drawings are dated 08/04/2025 with a latest revision date of 09/09/2025 indicated.
3. "Preliminary and Final Plat and Major Subdivision Plan, 102 Sams Road, Lots 29 & 30, Block 20101, Township of Jackson, Ocean County, New Jersey". The drawing, consisting of 1 Sheet, has been prepared by Clearpoint Services, LLC and is dated 10/06/2025 with no revision dates indicated.
4. Stormwater Management Report prepared by Haler Consulting, signed by Eric Halpert, NJPE #55771 and is dated October 6, 2025, with no revision dates indicated.
5. Environmental Impact Statement prepared by DuBois & Associates, signed by Kristen Wildman, PWS, Senior Environmental Consultant and Bryon DuBoois, PWS, Principal Biologist. The report is dated January 9, 2026.
6. Traffic and Transportation Analysis prepared by McDonough & Rea Associates, Inc. The report is signed by John H. Rea, PE, Principal and Scott T. Kennel, Sr. Associate and dated December 23, 2025, with no revision dates indicated.
7. Master Sheet prepared for 102 Sams Road, Lots 29 and 30, Block 20101, Township of Jackson, Ocean County, New Jersey. The plan, consisting of 3 Sheets, have been prepared by Clearpoint Services, LLC and is digitally signed by Alan R. Boettger, NJPLS #41997. The plan is dated 08/04/2025 with a latest revision date of 09/09/2025.

The applicant seeks Major Subdivision approval associated with the development of 11 new lots, 9 of which are to be developed with single family homes and with 2 stormwater management basins.

The 13.2-acre tract is located at the south end of Sams Road within the R-1 Residential Zoning Districts. The site is presently developed with a single-story dwelling which is designated to be removed.

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

A. Zoning (R-1/R-3) Residential

*Variance Required

Minimum Lot Area (244-47): 1.0 Acre Required; .345 Acres Lot 30.10 and .341 Acre Lot 30.11 Provided

Minimum Lot Width (244-47): 150 FT Required 112.13 Lot 30.10; 122.31 FT Provided Lot 30.11

Minimum Lot Depth (244-47): 200 FT Required; 138.96 FT Provided Lot 30.10 and 165.95 FT Provided Lot 30.11

Minimum Rear Yard Setback (244-47): 50 FT Required; 44.43 FT Provided Lot 30.03

B. General Comments

1. Residential Site Improvement Standards (RSIS) and Existing Road Improvements

• a.The application is subject to the requirements of the Residential Site Improvement Standards (RSIS) adopted as NJAC 5:21. Engineering certifications should be provided on the plans and within the submitted drainage calculations indicating project compliance with RSIS criteria.
• b.The drawings indicate that the new roadway will be provided with a 50 FT right-of-way, 30 FT paved cart way with curbing and sidewalk provided on each side of the new roadway. The 30-FT cart way width will allow for on-street parking on both sides of the new road. Street trees and street lighting will also be provided in accordance with ordinance standards.

2. Environmental Considerations

• a.The property is impacted by the Conservation Overlay Zone. The submission materials indicate a previous Letter of Interpretation and Flood Hazard verification was secured and associated buffer areas previously established (File No. 1511-06-0003.1 issued 08/22/18). The applicant has provided documentation extending the Letter of Interpretation to 08/21/28. Validity of the Flood Hazard verification should be confirmed.
• b.An environmental impact statement has been provided as required by ordinance. The applicant should review the specific findings. The applicant should also address any comments which have been received from the local Environmental Commission.
• c.The applicant should address NJDEP permitting which will be required for realignment and vacation of Sams Road.

3. Utilities – The drawing indicates that the proposed subdivision will be serviced by connection to public water and sewer facilities. The applicant should address sewer service proposals and if individual pump stations are to be provided. Ownership and maintenance of all force main piping should be addressed. Any approval which may be granted would be conditioned upon review and approval by the Jackson Township Municipal Utility Authority.

4. Traffic Safety - The applicant has submitted a traffic impact study which concludes:

"It is concluded, based on the analysis set forth in this report, that the construction of 9 single family homes on the noted property will generate approximately 12 new AM peak street hour trips and 11 new PM peak street hour trips. The Subdivision Plan has been designed in accordance with New Jersey RSIS."

The applicant should be prepared to discuss the methodology utilized to establish the above noted summary conclusions as well as addressing any specific concerns the Board may have.

The Bureau of Traffic Safety indicates no concerns as of 03/16/2026.

5. Grading and Drainage

a. Based on our review of the submitted roadway profile as well as the RSIS Compliance certification which should be provided, proposed roadway grading has been designed in accordance with RSIS criteria and is acceptable. However, the extent specific design grading, cross sections and profiling associated with all Sam Road roadway improvements should be included on the plan.

Proposed yard area grading also reflects a conceptually acceptable design except as may be noted below.

a.1 Chapter 364 of the Municipal Code regulates soil and fill importation and requires proper permitting be secured. No permit is required for any development that requires Planning Board/Zoning Board approval provided said approval contains conditions that meet the specific standards of Chapter 364. Should the current application anticipate placement of fill as regulated by Chapter 364, the applicant should be prepared to address how the specific provisions of Chapter 364 are being met. Specifically:

The applicant submits proof that the soil/fill material has been tested consistently with any applicable requirements of Chapter 364.

The soil/fill meets the definition of “acceptable soil/fill” per Chapter 364.

The application otherwise conforms with the standards of Chapter 364.

The applicant's attention is directed to Chapter 364-3.E.2 for the specific information which must be provided on the plans currently under consideration by the Board.

a.2 Ordinance 244-166 Regulated Soil Removal as follows:

No topsoil, subsoil, sand or gravel shall be removed from any property or site in any zone unless and until a soil removal permit and/or license shall be obtained pursuant to Chapter 185, Excavations, Mining and Dredging, of the Code of the Township of Jackson; provided, however, that the following exceptions shall apply:

The Township Engineer may issue a soil removal permit, in conjunction with a building permit application, for removal of soil for building foundations and other structures, provided that the total amount of soil to be removed from any site does not exceed 500 cubic yards.

The Planning Board may approve a soil removal permit, as a condition of its approval of an application for development, upon finding that the removal is necessary for the development of the site as approved by the Board, and further provided that the amount of soil to be removed from the property or site does not exceed 1,000 cubic yards.

The applicant should confirm the 1000 CY limitation will not be exceeded or if a soil removal permit is required.

b. The proposed stormwater management system consists of Type B Inlet structures interconnected with solid wall piping and discharging into two surface infiltration basins located on proposed Lots 30.10 and 30.11. Additional infiltration is proposed by connecting roof runoff to subsurface infiltration basins located on each individual lot.

The proposed stormwater management system, which is proposed to be owned and maintained by Jackson Township, consists of the roadway area inlet structures interconnected with solid wall piping. All drainage basin areas and BMP's are to be owned and maintained by an HOA. The future HOA documents will be required to address all Operations and Maintenance issues as well as specific activity restrictions.

c. All stormwater management systems approved by the Township require submission of written agreements subject to approval by the Board Attorney that future maintenance of the system shall be the responsibility of the property owner, homeowners' association or other responsible parties. Copies of fully executed and recorded documents shall be submitted prior to signing of the development plans, commencement of any onsite construction or issuance of any construction permit. The applicant's attention is directed to Ordinance Section 244-209J which details the maintenance plans/agreement requirements.

6. Lighting and Landscaping

• a.Site Plan Drawing Sheet 501 details the overall street lighting which may be excessive for the residential street which is proposed. Additional detailing should be provided.
• b.Site Plan Drawing Sheet 500 details the site landscaping which is proposed. Supplementing any specific concerns the Board may have, the applicant should be prepared to address the following:
• Compliance with Ordinance §244-193B & C relating to screen buffering for all adjacent residential uses and/or zones.
• Adequacy of screening adjacent to the tract perimeter and proposed stormwater management basin.
• Township Forester review and approval.

7. Design/Submission Waivers Required – Discontinuous sidewalk on Lot 30.01.

8. Sams Road - The drawing indicates a realignment and partial vacation of Sams's Road to facilitate the subdivision design which is proposed. The applicant should address:

Extending all new road improvements including curb, sidewalk, 30 FT pavement widening, street trees to the tracts Northerly property line and complete frontage of new Lot 30.01.

• Provision for maintaining existing storm drain facilities within the portion of Sams's Road to be vacated. New drainage easement areas will be required.
• Extent of Sam's Road improvements to match into the existing conditions.
• Provisions for restricting access beyond the realigned Sam's Road and the portion of Sam's Road which is to be vacated.
• C.Outside Agencies – The following outside agencies permits and approvals which will be required in conjunction with any approval the Board may grant:
• Ocean County Planning Board
• Ocean County Board of Health
• Ocean County Soil Conservation District
• Jackson Township MUA
• Jackson Township Bureau of Fire Prevention
• Jackson Township Environmental Commission
• Jackson Township Forrester
• Jackson Township Traffic Safety Coordinator
• Jackson Township Recycling Coordinator
• NJDEP Freshwater Wetlands and Flood Hazard Areas

D. Technical Revisions and/or Corrections

1. A general note should be added indicating that additional vegetation will be provided as may be directed by the inspecting engineer should the preservation of existing vegetation be inadequate to provide proper screening.
2. The plans should be revised to include a legend.
3. Proposed lot lines should be revised to show consistency.
4. The plans should be revised to provide a North arrow on all sheets.
5. Additional detailing is required for the proposed street lighting design.
6. Existing development shall be removed off all sheets with proposed development.
7. The plans should be revised to label all block and lot numbers for proposed lots and existing adjacent lots.
8. The Grading and Drainage Plan should be revised to show test pit locations, soil logs and permeability test results.
9. Soil erosion plans shall be revised to include the proposed utilities down Sams Road.
10. Emergency and trash vehicle circulation plans shall be added.
11. The plans should be revised to provide a basin access drives for monitoring and maintenance purposes.
12. The road name should be added to the Road Profile Plan.
13. For municipal road repair, all surface courses to be 2" thick HMA 9.5M64. If proposed roadway disturbance is more than 50 LF in length and/or 20% or more of the roadway width, mill/pavement to be the entire width, plus an additional 5' on each end. For disturbances less than 20% of the roadway width and less than 50 LF in length but within 2' of the roadway edge or centerline, mill/pave to the half-width. Bonding and inspection fees for all municipal road repairs will be determined by the Township Engineer and incorporated into the overall bonding and inspection fees required as part of the subdivision and/or site plan approval. This requirement should be added to the plans.
14. There are multiple front and rear yards with a proposed overland grade of less than 2%. "244-184-G(3)" requires a minimum of 2%. The Grading Plan should be revised to address this deficiency.
15. The proposed house footprint on Lot 30.08 is located 10' from the wetlands Buffer. This is causing the proposed overland grading in the rear of the building to exceed the 10% requirement for the "maximum grade for lawns within five feet of the building" stated in "244-185-G(4)". The grading plan should be revised to address this issue.
16. Provide additional proposed spot grades to ensure overland drainage for rear yard areas of Lots 30.01 and 30.02 and side yard areas (West sides) of Lots 30.01 and 30.02; (North sides) of Lots 30.05 and 30.06.

The surface basins show stormwater overflow using "bubbler inlets". Overflow from the bubbler on Lot 30.11 will flow across the proposed vacated portion of Sams Road and into the wetland buffer. However, overflow from Lot 30.10 will flow from Lot 30.10 onto adjacent residential Lot 30.09. The applicant should address this issue by providing an alternative overflow design, such as additional detention volume for the overflow or; redirecting the overflow through an easement to a more beneficial location.

17. The Stormwater Management Report indicates "An outlet control structure is proposed in each surface basin which will direct runoff in excess of the water quality storm via a 15" (Surface #1) and 6" (Surface #2) outlet pipe to convey excess runoff beyond required reductions to a swale near the property limit". However, both outlet control structures are shown having 15" outlet pipes that lead to the bubbler inlets, not to a swale. The applicant should address this.
18. Proposed spot grades should be added to the Proposed Drainage Area Map Plan and increase the line size of the drainage area boundaries for clarity.
19. The Stormwater Management Report states "Runoff from remaining woodland area of the property is not captured in the proposed stormwater facilities". The proposed grading for all lots (except the area occupied by the wetlands and wetland buffer) is shown extending to the property lines, therefore, replacing the existing woodlands with lawn area. The applicant should address how the direct runoff (non-containment) from these new lawn areas meets NJDEP requirements for Water Quality Treatment post vs pre-development storm event reduction, etc.
20. Outlet Control Structure 1 is labeled as "OCS-2" on the Grading and Drainage plan.
21. The Top of Grate Elevations for Outlet Control Structures 1 and 2 should be coordinated between the grading and Drainage Plan and Construction Details (Sheet C 601).
22. Access drives to both surface infiltration basins should be shown on the plan. Additionally, a "Basin Gravel Access Drive Section" detail should be provided.
23. Stormwater basin lots should be labeled as "To be owned and maintained by Homeowner's Association".
24. Access easements to the basins should be shown and dedicated to the Township of Jackson.
25. Two (2) soil boring logs are provided in the Stormwater Management Report. An Estimated Seasonal High Water Table (ESHWT) is reported as being located 87" and 85" below grade respectively (resulting in Elevations of 90.3 and 89.7). Additional soil borings/test pits are required in the locations of the basins in accordance with NJDEP protocol along with associated testing results. Verification of a minimum separation distance of 2' between the ESHWT and the bottom of the basins will be made after the results are submitted by the Applicant.
26. Groundwater Mounding Hantush Spreadsheet results are contained in the Stormwater Management Report. The applicant should justify why a Kh value (Surcharge Rate in the Coastal Plan) of 5X the Recharge Rate (R) was not used for the calculation. Additionally, the locations of the analysis should be indicated on each spreadsheet.
27. Clarify distance between pipes on "Underground Basin Section View" on Sheet C601.
28. Coordinate the values shown on Sheet C601 for each "Small Scale Surface Infiltration Basin" with the depths shown in the Stormwater Report for the Water Quality Storm.
29. The applicant should address how the "Current" and "Future" Rainfall events were considered in the stormwater design as per NJDEP requirements.

30. Coordinate Elevations shown in the Stormwater Report with the elevations shown on the Infiltration Basin Details on Sheet C601 for all storm events and confirm that there will be no outflow discharge over the Outlet Structure grate for the 100-Year Storm Event.
31. Engineering certifications should be provided on the plans and within the submitted drainage calculations indicating project compliance with RSIS criteria.
32. The extent and specific design grading, cross sections and profiling associated with all Sam Road roadway improvements should be included on the plan. All road improvements including curb, sidewalk and pavement widening should be extended to the tracts Northerly property line.

II. Subdivision Plat

1. The map could be revised to remove the proposed improvements for clarity sake.
2. The map should be revised to include a new six-foot-wide shade tree and utility easement along the new right of way lines.
3. The map should be updated to show the required file map monuments. In addition, the unmarked outbound corners will need to be cut prior to the filing of the map.
4. The map should be updated to include bearings and distance for the 50' riparian zone limit line and wetland line. Ties to property corners should also be provided.
5. The map should be revised to include the outbound bearing and distances.
6. A north arrow should be added to the map.
7. The map should be updated to be in conformance with the following township code:
8. The final plat shall be based on a monumented, current, certified boundary survey. The date of the survey and the name of the person making the same shall be shown on the map. If 12 months or more have passed since the date of (or date of last recertification of) the survey, it shall be recertified and, if necessary, brought up to date. Any necessary revisions from the survey used as a base for the preliminary plat shall be specifically noted. The outbound survey and subdivision shall be in New Jersey State Plane Coordinates, North American Datum, 1983. To assure the compatibility of the survey and data and the Geographic Information System (GIS) in the course of development in the Township, the basis of bearings for all surveys must be stated in the New Jersey Plane Coordinate System, as adopted by the state statutes and standards. The final subdivision plat must contain a factual statement indicating the control monuments and methodologies used to establish the bearing system. Bearings shall be stated in degrees, minutes and seconds (as whole Integer). Survey distances defining the property and plane coordinate values of the description point of beginning and one other property corner shall be stated. Property surveys must close mathematically in all cases. Coordinated positions, bearings and distances, including the methodology for their establishment, must meet or exceed the published standards for Third Order, Class I accuracy.
8. The map should be updated to be in conformance with the following requirement:

A key map, at a scale of not less than one inch equals 2,000 feet, which shall be based on a reproduction of the Tax Map sheet, or portions thereof, and shall show the subject site with reference to surrounding areas, existing streets, the names of all such streets and any zone boundary or municipal boundary within 500 feet or the property in question.

9. The map should be updated to include the following:
10. A map shall show the dimensions, square footage of each lot to the nearest square foot or nearest one hundredth of an acre. Bearings and curve data shall include the radius, delta angle, length of arc, chord distance and chord bearing sufficient to enable to definite location of all lines and boundaries shown, including public easements and areas dedicated for public use. Non-radial lines shall be labeled.
10. The Planning Board Secretary's certification shall be revised to read the following:
11. This plat must be filed in the Office of the Clerk of Ocean County on or before _____ which date is Ninety (90) days after the resolution of approval was adopted by the Borough of Jackson Township.
11. The Surveyor's Certification should be revised to read the following:
12. I certify that to the best of my knowledge and belief this map and land survey dated ___ meet the minimum survey detail requirements of the State Board of Professional Engineers and Land Surveyors and the map has been made under my supervision, and complies with the "map filing law" and that the outbound corner markers as shown have been found, or set. (Include the following, if applicable)
13. I further certify that the monuments as designated and shown have been set.
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15. Licensed Professional Land Surveyor and No. (Affix Seal)
12. The Municipal Clerk's Certification should be revised to read the following:
13. The monuments shown on this map shall be set within the time limit provided in the “Municipal Land Use Law”, P.L. 1975 c.291 (C.40:55D-1 et seq.) or local ordinance. I certify that a bond has been given to the municipality, guaranteeing the future setting of the monuments as designated and shown on this map.
14. Municipal Clerk
13. The Municipal Engineer's Certification should be revised to read the following:
14. I have carefully examined this map and to the best of my knowledge and belief find it conforms with the provisions of "the map filing law", resolution of approval and applicable municipal ordinances and requirements.
15. Municipal Engineer (Affix Seal)
14. The map should be updated to include the Municipal Clerks certification that approves the new roadway.
15. The map should be updated to include a minimum of three corners distributed around the tract shall indicate the coordinate values.

• F.Recommendations – Any approval which the Jackson Township Planning Board may grant should be conditioned upon the following being satisfied prior to signing the map:
• Compliance with all technical revisions and/or corrections previously indicated.
• Plan revisions required by the denial of any requested variances and/or design waivers.
• Receipt of approvals and compliance with all permit conditions from any Federal, State, County or local regulatory agencies having jurisdiction over this application.
• Posting of required performance bond and the payment of required inspection fees.
• Evidence of comprehensive general liability insurance coverage in accordance with Ordinance requirements.
• Submission of an agreement from the applicant requesting that the appropriate sections of Title 39 Subtitle 1 be made applicable to this site for police regulation of onsite traffic control devices.
• Submission of electronic file containing the entire site development.
• Resolution of any Affordable Housing Obligations which the project may generate.
• Submission of recorded documents addressing the specific requirements of Ordinance §244-209.J relative to the future maintenance of the project's stormwater management system.
• Submission of a formal Description of Operations, detailing and outlining all use and operation disclosures as well as any Board imposed limitations and/or restrictions.
• Compliance with all Standard Conditions as well as any special provisions which the Planning Board may impose.
• Any sidewalk waiver which the Board may grant will require a contribution to the Township's Pedestrian Safety Fund.

Please be advised that the comments detailed above are based on our initial review of the application. Additional comments and/or plan revisions may be forthcoming subsequent to formal presentation by the applicant and any public comments which is received.

Very truly yours,

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

Office of the Planning Board Engineer

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Attachment – Description of Operations

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

• R.Shea, Il, Esq., Planning Board Attorney ( bcshea@rcshea.com)
• P.Warren, ( pwarren@rcshea.com)
• S.Bolinsky, Stormwater Coordinator, ( sbolinsky@jacksontwpnj.net)
• K.Fischbach, Recycling Coordinator, (kfischbach@jacksontwpnj.net)
• S.Spero, Township Forester ( sspero@cmeusa1.com)
• E.Peters, P.E., P.P., C.M.E., Township Planner ( ernie.peters@rve.com)

Environmental Commission (jjordan@jacksontwpnj.net)

• Bureau of Fire Prevention (Bureau@jacksonfiredist3.org)
• S.Rauch, Fire Official ( srauch@jacksonfiredistrict2.org)
• S.O'Brien, Fire Official (sobrienjr@jacksonfiredistrict4.org)
• Shakki, LLC, Applicant ( cris@liberty1group.com)
• S.Alfieri, Esq., Applicant's Attorney ( salfieri@cgajlaw.com)
• E.Halpert, PE, PP, Applicant's Engineer (office@halerconsulting.com)

W:\PROJECTS\CLERICAL\JACKSON TWP\PLANNING BOARD\REVIEWS\26-516-SHAKKI, LLC- PF MNRSUB.DOC