Board puts off action on Grawtown Rd. development
BY DAVE BENJAMIN
Staff Writer

JACKSON — The Planning Board has held off making a decision on a 37-lot subdivision.

The application was submitted by RG-2 Associates, two families in Ocean County, the Crawford family and the Johnson family, according to attorney Ray Shea, who represents the applicant. The applicant is proposing to create a 37-lot subdivision on Grawtown Road.

During the board’s Feb. 6 meeting, William A. Stevens, of Property Development Services, Toms River, provided four exhibits: an aerial photo of the parcel with surrounding features; a cover sheet drawing; a preliminary plan; and a grading and drainage plan, and then gave an overview of the application.

The property is at the southern line of Grawtown Road, south of the intersection of Grawtown Road, Route 527 and Route 528, according to Stevens. He said the property is predominantly in a developed or cleared state and was a horse farm.

The applicant proposes to subdivide the property by creating two roads to reach the site from Grawtown Road, said Stevens.

The minimum lot size in the RG-2 zone is 12,000 square feet. The proposed lots in this application are at least 13,800 square feet. The permitted density is two units per acre and the applicant is proposing 1.34 units per acre, Stevens said. Public water and sewer service will be provided.

Shea said no variances or waivers are requested.

Stevens said the applicant is looking to make a payment to Jackson in lieu of providing open space at the site. He said it is the applicant’s opinion that the money to be contributed could better serve the community elsewhere in town.

He said Grawtown Road will be rebuilt in order to make the sidewalks and curbs work.

To date, approvals have been given by the Ocean County Planning Board and the Ocean County Board of Health, Stevens said. Approval is pending from the Ocean County Soil and Conservation District, the Jackson Bureau of Fire Prevention and the Jackson Environmental Commission. Preliminary approval has been given by the Jackson Township Municipal Utilities Authority (JTMUA) for water service to the new homes.

With respect to existing vegetation, Shea said mature trees would be removed along Grawtown Road as part of the application and trees will be replaced. There will be landscaping and a berm put in place.

The board’s planner, Leah C. Furey, of the Ragan Design Group, Medford, disagreed with the design plan, noting it is a waste of streets to have houses with streets on both sides. She offered an alternative by moving streets around. She also said Jackson does not need a tot lot in every development.

John H. Rea, of McDonough and Rea Associates, Manasquan, answered questions regarding a traffic study which was made by his firm on behalf of the applicant.

Rea said counts were taken at various intersections. He also said Grawtown Road was examined and the level of service was A on a scale of A to F with A being the best and F being the worst.

There is minimal delay to motorists coming out of the streets on Grawtown Road, said Rea.

Questions were also raised regarding other Grawtown Road subdivisions under consideration, now and in the future, and how they would be connected.

Board member Blanche Krubner said she wanted to know exactly where the other parcels of land that the applicant is planning to develop are located. Krubner said the township is losing some of its best assets, mature trees, to be replaced with saplings. She also questioned the high water table and wetlands delineation.

During the public portion of the meeting, one resident questioned the water connection and who will supply the development with water. She was told the JTMUA will supply the water.

Another resident took issue with the applicant’s traffic study and the results reported in the document. The resident claimed traffic was worse than reported.

Resident David Williams said he is concerned about potential endangered species in the area and wants to see an independent study of endangered species and escrow funds to offset expenses to Jackson residents.

Resident George Fisher said he had environmental concerns and said the applicant’s representatives did not find several types of snakes because the study was made when the animals were hibernating.

Resident Richard Gauguin was concerned about sewer pipes and what could be done if they start to leak.

Resident Peggy Kaplan said she was concerned about the impact on the environment, the school system and her beautiful street.

Krubner said more discussion was needed. Board members then voted 9-0 to hold off with preliminary approval until more information is available. The application was carried to a Feb. 21 meeting at 6:30 p.m.