Planners get preliminary look at 20-home project
BY DAVE BENJAMIN
Staff Writer

Jackson

JACKSON - There may be 20 new homes along Toms River Road (Route 571) in the near future.

A preliminary application for Rutherford Estates will include 20 residential lots in the Pinelands Village Zone, two commercial lots in the Pinelands Commercial Zone and one lot which is expected to be used for storm water management.

The development property is zoned R-3, which requires homes to be built on 3-acre lots. However, a provision in the zoning permits homes to be clustered on 1-acre lots with the balance of the tract to remain as open space.

"All of the residential lots will be serviced by an open and designed septic system allowing for 1 acre of area," Planning Board Engineer Douglas Klee said during a meeting of the board.

Project engineer Graham MacFarlane, representing the applicant, said the subject property is on Route 571 in the Cassville section of Jackson, near the intersection with Route 528. He said the proposal is to subdivide the property into 23 conforming lots with no variances and no waivers requested.

MacFarlane said the application includes 20 residential lots, one lot for storm water management to be dedicated to the township, one lot which fronts Route 571 to be dedicated to Jackson for a new Cassville firehouse, one lot behind the lot that is dedicated to the town, which is in the Pinelands Village Commercial zone, to be used in the future. The latter lot requires a separate site plan application.

"We have [completed] all the records and environmental studies and have satisfied the Pinelands Commission in regard to all of their [requirements,]" MacFarlane said, reiterating that no variances or waivers are being requested.

MacFarlane said a municipal park is next to the development site and no recreational facilities are planned within Rutherford Estates.

Board member Daniel Burke wanted to know who will be responsible for maintaining a retaining wall on Route 571.

MacFarlane said the wall is very low, about 2 feet high, and suggested that he would look into eliminating the wall.

Board member Blanche Krubner suggested using a berm instead of a wall at that particular location.

Klee said he did not know if a berm would be as effective as a retaining wall.

MacFarlane said he would look into adjusting the road profile. Krubner questioned the storm water management plan and was told by MacFarlane that the plan calls for a recharge basin on the eastern boundary of the property.

"The recharge facility will satisfy the water requirement, as well as the volume and the peak rate of flow," said MacFarlane. "It satisfies all criteria of the township, the Pinelands and the state."

Krubner also questioned the grading for the project and MacFarlane said he would work with Klee on that aspect of the plan.

Township Councilman Angelo Stallone, who sits on the board, questioned MacFarlane about the impact of the development on Jackson's affordable housing obligation and was told information relating to that topic will be submitted.

Krubner asked how debris generated by construction would be recycled and MacFarlane said there is no plan for that issue at this time. Krubner suggested that the applicant find a way to recycle the debris.

Klee reminded the board members this was a preliminary review of the project and said the applicant will be back for a final review.

Board Chairman Kenneth Bressi said he was concerned about having children walk almost 1,000 feet through woods to the recreation area outside of the development and said he would like to see a play area within the development.

Krubner said the issue of recreation depends on the age of the youngsters.

"The older kids, 10 and older, would probably see this as an adventure, not realizing the woods can be dangerous," she said. "However, there are the younger kids and their mothers [would go with them]."

It was noted that the park that is next to the proposed development site is open between 7 a.m. and 7 p.m.

Discussion on this application is expected to resume on Jan. 8.