going to be uh doing tonight. Um this is a special meeting. Uh this meeting has been uh is in compliance with the open public meetings act uh and the notice been placed in all the appropriate forums and fashions and we are good to go. Mr. Chairman.
Okay. This evening's gathering will be a departure from our usual meetings. We will conduct several of the usual portions, approvals, resolutions, then move to the presentation of the master plan, a subcommittee made up of members Lisa Demarzo, Shimshi Heler, Morai
Bernstein, and myself worked for 19 months with CME project manager Malva Act, planning board attorney Bobby Sha, and attorney Robin Labau, the township expert on affordable housing. In January 2024, the township council hired
consulting and municipal engineers, CME, to guide this process required every 10 years by the state of New Jersey. CME expert representatives will share an approximately 60 to 80 minute PowerPoint presentation to highlight major plan
points and recommendations gathered from community residents, zoning and planning board members, the planning and zoning officer, Jackson Police Department, Jackson Municipal Utilities Authority, Jackson Fire Department, previous environmental commissioner, previous
township administrator, various township boards, committ committee members and others. As you see, there are many visuals around the room. Following the PowerPoint, we will take a break so residents can get closer look at the displays that are included in the
printed draft master plan that has been noticed and available for public preview in the township clerk's office since July 18th. When we reconvene, I will introduce the public portion guidelines and the public may ask questions about
the plan. When that portion closes, planning board members not on the subcommittee, our planner uh may have some questions for CME professionals and Miss Labau prior to the board members motion
and then the master plan hopefully will be forwarded to the town council who will review the plan and recommendations over coming months and apply this master plan over the next decade. The final master plan will be posted on the township website. We'll now have a roll
call, please. Mr. Bernstein here. Mr. Marzo here. Mr. Heler here. Mr. Rogers here. Mr. Dreamer here. Miss Rose here. Mr. Weart here. Mr. Sullivan here. Dr. Camp
here. And a uh motion please for payment of the voucher for recording secretary. So moved. Sullivan. Second. Bernstein. Roll call. Mr. Bernstein. Yes. Mr. Marzo? Yes. Mr. Heler? Yes. Mr. Rogers? Yes. Mr. Dreamer?
Yes. Miss Rose? Yes. Mr. Weard? Yes. Mr. Sullivan? Yes. Dr. Camp? Yes. Uh, also a uh motion for the approval of the minutes from July 7th, 2025 regular meeting.
So moved. Sullivan. Second. Bernstein. Mr. Bernstein. Yes. Mr. Marzo. Yes. Mr. Heler. Yes. Mr. Rogers. Yes. Mr. Treamer. Yes. Miss Rose. Mr. Sullivan. Yes. Dr. Camp. Yes.
We have three resolutions tonight. We'll read each and then vote on them, please. Resolution 2025-18. Resolution of the Planning Board of the Township of Jackson, County of Ocean,
State of New Jersey, granting approval amendment for the Jackson Woods residential development for Jacksonwood Southeast section 1, lot 4101, lots 20.001 through 20.005,
20.010 through 20.055, 20.151 through 20.219 219, 20.319 through 20.386, and 20.466
through 20.470. All members are eligible to vote. Roll call, please, for motion. I'll make a motion. Sullivan, I'll second it. Bernstein. Mr. Bernstein. Yes. Mr. Marzo, yes.
Mr. Heler, yes. Mr. Rogers, yes. Mr. Treamer, yes. Miss Rose, yes. Mr. Weart, yes. Mr. Sullivan, yes. Dr. Campbell, yes. Resolution 2025-9
of the Planning Board of the Township of Jackson, County of Ocean, State of New Jersey, granting minor subdivision approval with required design waiverss to establish two new lots for GNI1 NJ Grocery Portfolio LLC, block 5101,
lot one. All members are eligible except for Mr. Heler. I'll make a motion. Bernstein. Second. Sullivan. Mr. Bernstein. Yes. Mr. Marzo. Yes. Mr. Rogers. Yes. Mr. Tra. Yes. Miss Rose.
Yes. Mr. Weart. Yes. Mr. Sullivan. Yes. Dr. Gle. Yes. We have um one more. Yes. Resolution 2025-20 of the Planning Board of the Township of
Jackson, County of Ocean, State of New Jersey, granting a 2-year time extension for Lakewood Investments LLC, block 11701, lots 9.04 through 9.09. All members are eligible except for Mr. Wegard.
Like to make a motion to approve Sullivan. Second. Bernstein. Mr. Bernstein. Yes. Mr. Marzo, yes. Mr. Mr. Heler. Yes. Mr. Rogers. Yes. Mr. Treamer. Yes. Miss Rose. Yes. Mr. Sullivan. Yes. Dr. Campbell. Yes.
We have uh changed to the agenda. Block 2301 4201 4301. Lots 2 26.1 28 29 30
2.01 2.02 and 15. one Jackson 21 to be on hold until further notice. We should vote on accepting that. I'll make a motion to accept that.
Second, Sullivan. Mr. Bernstein? Yes. Mr. Marzo? Yes. Mr. Heler? Yes. Mr. Rogers? Yes. Mr. Chamer? Yes. Miss Rose? Yes. Mr. Weart? Yes. Mr. Sullivan? Yes. Dr. Campbell?
Yes. All right. Now we will move on to presentation of the master plan. Is that Mr. We're having technical difficulties? Technical difficulties.
And what is the technical difficulty? Apparently we have to take it and put it through one drive and Anthony doesn't know how to do that. The other IT guy did. So we want to maybe take a two-minute break to see if we can contact. All right, let's do this. Let's take a break and people can look at the um
displays for a few minutes while we work on the technical. Please, do we need any motion? Uh let's let's take a motion to take a recess. I motion that we recess for 10 minutes. Five minutes. Five minutes. Five minutes. Five minutes.
I second that motion only for five minutes. Okay. So, if anyone would like to take a look at the displays that are part of the master plan, feel free. That includes our own members. If anybody here wants to take a quick look at anything.
Yeah, go ahead. We did a beautiful They did a beautiful job. We might as well appreciate it. Nothing is smooth. Nothing smooth and the rehearsal and everything. Demographics.
Yeah. division. 18. Let's go back to Texas. I think many years many years 1985 It's really interesting. I work my husband.
Betty Rose's husband is manufacturing. We made them. We made them. So, as you He doesn't He's not so scary. He's just Oh, you better go introduce yourself because
It's just and their signs are all over town. It's actually the most industrial So when my brothers were looking to build their industries with
a took some time. That's the first used to be you could barely go down my grandson alone and what I my son's culture right now. It's just amazing transformation
project. make a motion that we um resume the master plan meeting of the planning board. So I'll second it. Bernstein. Everyone in agreement. I Okay. All right. Now we'll go forward with the uh introduction of the master
plan. Good. All right, everybody. Yeah, I'm going to put just a a brief comment uh in place before we start just to so we have a background on what it is we're actually doing here. So, every 10 years a
township has to adopt a master plan. Uh in our case, it's actually been 16, right? So, we're on the cusp of uh 16 plus, right? So, we need to get this done. Um, but the purpose of a master
plan is to consolidate in one place the best ideas, the best research, the best forward guidance that a town can find, provide, get experts to contribute all in one place for land use and zoning concerns. Um, the ideas come from
township residents. They they come from uh our zoning officials. They come from our code officials. They come from our enforcement officials. They come from all of our different experts or planners or engineers and then we consolidate it into one place. Um
the master plan is not a legal document just to be clear right the master plan is an advisory opinion that is non-binding uh in nature uh and is simply a policy document. Um, what I mean by non-binding
is that it simply provides a roadmap on how to solve problems uh that the township thinks they're facing or may happen in the future or evolution of things that that have happened in the past. Um, and it presents guidelines and boundaries to resolve those problems.
Um, it helps decision makers simply get to where they need to be, but it's a non-binding legal document. Um, additionally, there's an inbuilt checks and balancing system in this document where because this is simple simply forward guidance. Uh, the next step is
that the township takes to to turn some of these ideas into legislation into law. So, just by passing the master plan in of itself doesn't mean that all of a sudden everything comes into law. That's not that's not how it works, right? It's simply uh an advisory document uh which
is non-binding in nature that is advisory in nature. Um and without any further ado I will leave it up to our expert planner uh who put this together. Thank you Mr. Shay. Um good evening
chairwoman, good evening members of the board. Um good evening public members. Um, thank you again for coming out on this hot u day day where we have the heat advisory in place to listen um to us and my team to provide this uh
presentation on master plan for Jackson Township. Um again I want to introduce um our team very briefly. My name is Malvaka Abd. I am the planner um the director of planning department at CME Associates. Um then I have with me Mr.
Nathan Foot who is the senior planner at CME Associates. I have Miss Puja Lakshmi Hagday. She is the associate planner at CME Associates and I have Mr. Kevin Chen who is the transportation engineer who worked on this document with us. He also
works at CME Associates. Um this along with a team of uh several staff members uh we have worked with your uh township master plan subcommittee your uh various departments be it the DPW be it the um
the recreation department as well as your zoning officer to gather intel to gather data on this master plan and come up with this document that we are here to present today. Uh very briefly uh this is a very comprehensive master
plan. Uh why is it comprehensive? Because it it not only provides the three main required element as required by the municipal land use law but it also adds the additional elements that township of Jackson uh and master plan subcommittee decided that it is very
important for township of Jackson to have. Um this document starts with a statement of goals and objectives and I'm going to talk a little bit more more about how each uh element plays into being. Then you have the land use element which basically provides you the
existing land uses in town and what's the future land uses that you're proposing. the climate change vulnerability assessment uh which has uh since 2021 the legislation had required that every township, every municipality
in the state of New Jersey should prepare the climate vulnerability assessment in order to combat the natural uh calamity and hazards that each municipality and its borders is susceptible to. Then you have the circulation element which talks about
the vehicular and pedestrian circulation throughout the township of Jackson. You have the open space and recreation element which talks about the recreation um uh and the open spaces within the township. You have the historic preservation element, the utility
service element which talks about the different um utilities that exist and proposed within the township. Then you have the economic development plan uh which will talk about the job and the non-residential growth within the township. And last but not the least is
your housing element and fair share plan which again I will get into a little more detail later but I wanted to give you a synopsis of what this entire comprehensive master plan entails over the as you heard uh Madame Chair as well as the u Mr. board attorney talk about
over the last about 18 to 20 months. Township of Jackson master plan subcommittee has volunteered countless hours. Uh we have contacted your various township departments starting with your zoning officer, your department of public works, your recreation department
um as well as several other municipal officials in order to get information what exists today and get uh data in creation and have contributed in creation of this document. Uh very briefly what is a master plan? As simply
put, it is the blueprint. It is the policy guide document to kind of provide that uh um vehicle for your governing body to plan for the future for your township of Jackson. This document as per the municipal land use law is
adopted and prepared by your planning board which is what we are doing here today. It guides the use of land within a municipality in a manner which will protect the public health, safety and promote general welfare within the municipal borders. The last
comprehensive master plan that Township of Jackson had undertaken was back in 2009. Prior to that there were several others such as 1978 then 1988 and 1999 and after that followed by several
re-exams in 2001 2004 and 2023. Township of Jackson since then since 2009 has evolved and has seen several different types of growth within the township. It was in its benefit to create a comprehensive master plan which is a
bird's eyee view of how we want to plan the future development within our township. The township has been vigilant. One of the crux uh matters of creating such a document is to make sure that there is public involvement. Township of m uh
township planning board the township subcommittee master plan subcommittee was very vigilant about this fact. In fact, we um uh created uh several uh public meetings approximately four public meetings while we were in the
beginning of this document. Um to create these public meetings they were they occurred uh around May and June of last year where we introduced these specific topics and had meetings on them. For one example, there was a meeting on May 6th to discuss with the publics the goals
and objectives of the master plan. um so on and so forth. In addition, Township of uh Jackson also created a website to get input from the uh public uh in order to provide their comments, be it
comments, be it questions, and that the quote unquote virtual wall was reviewed by the master plan subcommittee very uh thoroughly and was provided us with the questions that came about or suggestions that came about from that. So um you
know in terms of public involvement which is the crux of this master plan uh the uh township of Jackson has been uh vigilant about it. Um is that a pointer? Oh I can move it forward. Okay.
Okay. Thank you. Thanks. Now you will see my skills of multitasking which let me just warn everybody I'm not very good at but I will try. So what is a master plan process? How do we begin with that? The crux as you can see in the center of it
is research research research. Listen to your public synthesize all the information that you've got got put it in professional terms and then pro present it before the planning board. That those are the simple steps. First you do an existing condition analysis
which as we talk about every element we'll get into what we reviewed how we got that you get public outreach and stakeholder input as I said we discussed with your different departments we reached out to them we discussed with township municipal officials your
planning board your zoning board who are the day in day out working with land use development uh within the township uh we assessed we reviewed what are the current modern land use planning standards, how can that that impact or affect township of uh Jackson and
prepared this draft uh master plan document which we are presenting before you today. Uh the municipal land use law requires that this master plan document be uh the document of your planning board. Why is that? Because again like I
said planning board is the um is the uh executive branch so to say who is seeing the day in day out working of your land use and how it's being developed. So this document has been set in the hands of your planning board which decides
approves and adopts this master plan and creates the blueprint for your governing body to go ahead and prepare ordinances rules and regulations with that. Starting with this, I will first begin my presentation on goals and objectives. Then I'm going to have uh my associate
talk to you about land use element. Followed with that through the climate vulnerability assessment. Uh then we're going to talk about circulation and open space historic element and economic development. And then uh in the end I'm going to talk to you about the fair
share plan. So goals and objectives again as um as I had said true to my word moving forward. Let me just go to the next slide. Sorry
it's the arrows. So goals and objectives. Um I've been to enough meetings and I've decided to wing it with the usual PowerPoint presentations. So goals and objectives is again you want to create a vision statement a
goals and objectives for your uh master plan. Um so again every element has a set of goals described in this master plan and which followed by the objectives. Some of the example is land use to achieve a pattern of mix of land
uses to create a quality developments and make this community into a livable desirable community. Uh if we say that as our uh main goal, what will be our objectives? Our objectives are to create
appropriate development non-residential residential with appropriate densities. Those becomes our objective. uh we provide a commercial development to serve both local and regional needs. Those become our objectives. Similar to that in housing, what do we have our
goals as? To provide sufficient opportunity for diversity of housing. Um to to provide for stable and varied future population. Um circulation. What is our goal? To provide for orderly, safe and efficient movement of people
and goods throughout the township. And we have a host of objectives that follow that. One of the examples would be to provide a proper classifications of veicular circulation system to work and coordinate with the county in developing a safe vehicular and pedestrian um
roadways within township of Jackson. Parks and open space. Again, our goal is to preserve public land uh to provide uh sufficient recreation uh within walkable distance for each and every neighborhood in the township of Jackson. How do we
achieve that? We create uh you know a list to uh for preservation. We provide and uh create a uh list of maintenance of parks where update of to this timely update to these parks are provided. uh economic development. We again have
goals and historic preservations to again maintain and historic resources of the township. So these goals and objectives create uh the the crux or so to say the soul of your document which will provide and align you with
different recommendations and how they end up aligning with the goals and objectives of the master plan. Every master plan that is created in the municipality has to have a certain set of goals and objectives and vision statement. So that has been provided in
this document. Um after this I'm going to have um my associate come up to talk to you about u the demographics as well as the land use element. Good evening, Madame Chair, members of the board, and members of the public.
Uh, my name is Nathan Foot. Uh, I am a senior planner with CME Associates. Um, see, next slide. And then the next slide. All right. Thank you. U, so using data from the US Census, we can identify
current demographic, housing, and economic conditions uh within Jackson Township. And what this does along with se uh se several other points of uh information and data this lays the foundation for what recommendations are made in each of the subsequent elements.
Um so to start uh in 1960 the population of Jackson stood at 5,939. Over the next 40 years by 20 uh by 2000 uh it stood at 42,816. Uh then in the next 10 years between 2000 and 2010 population expanded by
another 28.1% uh that is by a little over 12,000 uh residents. Uh and then in the next 10 years between 20 2010 and 2020 uh it expanded by another 6.7% uh just under 4,000 uh new residents. Um and so since
1960 the story of Jackson has been one of growth of population growth. Um and the level of growth between 2000 and 2020 corresponded to increases in every age group uh except for the 35 to 44
year old uh age group. Uh the largest percentage growth amongst uh the uh the age cohorts uh occurred among older residents aged 55 and o over with a growth of over 140% in all of those uh age ranges. Uh that trend was also
reflected in the median age of Jackson uh going from 35.2 uh in 2000 to 40.8 years old in 2020. Uh this is similar uh but more dramatic than what occurred in Ocean County over that same time period. Uh within Jackson
as of the 2023 uh US Census American Community Survey or what we abbreviate to ACS. So you'll hear me mention ACS a couple more times. Uh that's what it stands for. Uh those are estimates that the uh Census Bureau puts together uh every year based on different uh uh
surveys that they've put out. Uh the number of housing units as of 2023, those 2023 estimates uh was 22,61 uh of which 77 and a half uh 77.5% uh were detached single family dwellings. The median value for owner
occupied housing um as of 2023 was 46 uh a little over 461,000. Uh the number of these housing units that were occupied uh was uh 20,993 uh versus 1,68 that were vacant. Uh we
can then look at the people living in those dwellings. Uh of the 20,993 uh households uh nearly 75% uh that is 15,411 were families. 12,236 were married
couple families. That is um um couples living together married under the same uh under the same roof according to uh census estimates. Uh the next slide please. There we go. That's the key. Yeah. All
right. Uh, according to census estimates, uh, Jackson has 45,358 residents aged 16 and over. This is generally what's considered working age. Uh, according to the census, uh, of these 29,712 were actively in the labor market. And
with this group, the unemployment rate was just 3.1%. Again, this is all based on that 2023 uh ACS estimates. Uh the 28,254 uh employed Jackson residents were mostly employed. Uh that is 77.4% were
employed as private wage workers with a smaller number of government workers and self-employed uh workers. Over a quarter uh uh over a quarter the most uh the most uh were employed in educational services, healthcare and social
assistance. Uh the highest proportion of those of those workers. Retail trade was the next highest sector with just 13.4% or 3,777 people. Um, so there's a distinction that I'll make here. That is the residents of Jackson who are employed.
That is their uh statistics as far as what they are employed uh doing. Uh the next set of data that I'm going to talk about really quickly uh are jobs that are actually existing within Jackson. So there's the residents who are employed within Jackson who go out who might be employed within the boundaries of the
township and then there um uh there are the jobs that exist here that other people either uh that that employees either living are living in Jackson or they're coming from outside Jackson uh to come to their uh their workplace. So
this next set uh was using d uh data from the longitudinal employer household dynamics uh data set. uh the LEHD. And so from this we identified jobs that exist within Jackson. As of 2021, highest proportion of jobs were in
educational services, healthcare, and the social assistance category. Uh retail trade, arts, entertainment, and uh and sorry, retail trade and the uh arts, entertainment, and recreation category saw declines of 4.4% and 7.1%
uh respectively between 2011 and 2021. Uh transportation and warehousing on the other hand saw an increase in its proportion of jobs from 3% to 4.4%. Uh Jackson continues to attract and retain educated uh residents. About
94.5% of the township residents possess a high school diploma or higher uh which is about the same rate uh as that in Ocean County. Uh another 38.7% of township residents either have a bachelor's degree or higher which is about 20% higher than the rate in Ocean
County overall. Um the proportion of residents uh with a high level of educational attainment has increased over the past 10 years. All right. Now we're going to move into the uh the land use element. So this is going to be uh the where where we really
start to get into the meat of the uh the plan. Uh Miss Abd already discussed the goals and objectives. She talked about that being the soul. This is where we start kind of putting to put the meat uh on the uh the bones of the of the of the master plan. So we we did several
things. We analyzed uh existing land use patterns, zoning and site plan and use variance approvals. Uh we also took input uh input from numerous individuals and stakeholders uh including the public uh this board, the zoning board, the township council, the zoning officer, uh city engineer, board engineer,
recreation officials, police department officials uh and and many others who uh who have not included in that list, but uh they they were all important in putting this together uh and in getting uh putting together um the existing what's existing in Jackson and then what
the recommendations are going to be moving forward. Uh so there are over 60,000 acres of property in Jackson Township. Uh and using data from the state of New Jersey that the state created using information from the local tax assessor uh and information and additional information from township
officials, we were able to determine the existing land uses in the township and it's displayed up there on the the screen right now. So a large proportion of the land in Jackson, 47% uh or uh over 28,000 acres uh is identified as public property which is owned by
various governmental agencies from the local that is town uh township buildings and parks uh to the federal level which is mostly the military installation or the portion of the military installation that exists on the south uh east side of the township. much of this much of that land uh that
is public property is preserved and cannot be developed due to con due to constraints uh such as wetlands or being in the uh the pine. Uh the next biggest land use after that is residential uses of what between one and three units. Uh but mostly those are single family
dwellings. uh and that that residential proportion makes up about 26% of uh properties uh land of land within the uh the township uh or 15,711 acres. Uh a total of 6,811 acres uh or about 11% is classified as
vacant. Uh these properties are either significantly constrained from development uh or uh if they are developable they can be carefully regulated uh to an um in a way that uh is suitable for the township and
suitable with existing land uses uh for the uh within the township. So that's that's the existing land use patterns. Uh what we're going to talk about now is going to be the existing zoning. Uh so there with
uh with Jackson uh because it's uh split between the Pinelands and the non-pinelands uh areas, we have two different sets of zoning. We have a non-pinelands zoning and we have Pineelands zoning. So I'm going to discuss non-pelands which makes up the northern uh northern half of the uh the
township first and then I'm going to briefly discuss Pineeland zoning after that. Uh so first of all um the the biggest uh biggest number of uh zones within uh Jackson come from residential zones. Uh this includes R1, R2, R3, R5,
R9, R15, R20, and R30. Um major differences between those zones, uh minimum lot size, which can range from 9,000 square feet uh in the R9 district to 215,000 square feet in the R5 zone. Um so uh as as as the name implies this
they're single family uh zones single family residences are the primary permitted uses in those in these uh set of zones uh with agricultural uses also permitted in the R2 R3 and R5. Uh houses of worship are permitted in all single family residential districts while primary and secondary schools are
permitted in the R2, R3 and R5, R20 and R9 zones. Uh there is an overlay zone for the R3 and R5 zones which does permit secondary, primary, secondary and higher learning institutions. Uh the next set of zones uh is the multif family uh are the multif family
zones. Uh these are four uh there's four multif family zones in Jackson. Uh those uh the uh primary permitted use in all four is uh multif family dwellings uh with affordable housing obligations existing in three of those. Uh there's one MF zone that's the multif family
zone. That's uh the um the general multif family zone. The other three uh all have afford or affordable housing uh districts uh that were part of a uh that were adopted previously. Uh next uh the next one is the MHP. This is for uh
dedicated to manufactured home parks in the township. Uh there are just a handful of those districts uh scattered throughout the northern nonpelands portion of the township. Uh there are two uh the next one are next two are planned communities uh zones. Uh these are the PRC planned retirement community
and the PMURD planned mixeduse residential development zone. Uh there are uh the next set are commercial zones. Uh there are seven of these uh zones including the CR commercial recreation uh which is where the Six Flags uh properties are located.
uh the HC highway commercial uh which exists primarily along the uh uh county line road corridor uh and the neighborhood commercial uh zone as well and those are smaller pockets of uh more neighborhood oriented uh ser uh
commercial retail and service uses scattered throughout the uh this non-pinlands area of the township. Um these provide for a variety of commercial needs from offices to larger more intense commercial uses um to less intensive uses for uh for those neighborhood commercial zones. Uh then
we have industrial zones. Uh there are three of these that we have identified. These include the LM, MNU CLM and the I districts. Uh the LN LM and MU MULM are are both more transitory districts that uh blend commercial and light
industrial zones. uh while the eye district permit permits more intensive industrial uses. Um then we have recreation agricultural uh zones. These there are two uh of these zones. There's the ROS the recreational and open space uh zone
and the AR agricultural retention zone. Uh ROS permits uh parks, playgrounds, campgrounds and governmental uh essential services. And the AR AR zone permits farm uses, single family homes, and lands preserved for farming. Um, final thing I'll talk about within the
non-pinelands is going to be the conservation zone overlay. Uh, and what this does is it just restricts uh development around wetlands or at least constrains it uh maybe not restricts it, but constrains it uh uh with additional requirements for that kind of development on those properties that arc
uh that have that conservation zone overlay uh within them. So that's the non-pineland section. That's the northern half of the township. Uh next we have the Pinelands uh zoning. The Pineland zoning uh is uh
related to the Pinelands management areas. So the way that this is set up is that uh the township has to work with the Pinelands in order to uh adopt these zones. So the the the township adopts the zones uh but u they they have to correspond to the uh pineelands
management areas um overlaying the uh the township. So um so what we have here we have um multiple uh multiple zones uh within the pinelands. We have the preservation area uh which includes residential which permitted uh the
permitted uses within it uh include residential recreational uses uh which include forestry and fish and wildlife management uses. Then we have forest uh area zones. These are also preserved areas. However, they do permit uh single family homes at various densities very
uh low uh densities. Uh then we have rural development uh zones. Uh these are mostly single family residential uh developments on large lots uh but also permits agriculture, forestry and recreation uh recreational facilities. Uh we have the military installation which on the map is that gray uh that
gray portion down in the southeast corner of the township. Um I don't think I need to explain what that uh relates to. Uh then we have uh several dis several u several zones within the Pineland's village regional growth p and
pinland's environmental development uh districts. These are more village type developments uh that include houses that permitted uh permit uh such uses as houses, schools and government buildings. Uh the um
Pineland's Village commercial and regional growth commercial zones uh permit low inensity commercial uses. Uh and finally, Pineland's manufacturing uh Pineeland's manufacturing zone uh permits industrial uses such as food processing, labs, warehousing, metal,
paper, and wood product fabrication. So based on our review of the data and the suggestions from the uh the boards, the public uh and other township officials, um we we have made resoning recommendations and 31 uh general
recommendations. Um so first as far as reszoning or land use recommendations um a couple of the big ones that we have are uh there were several areas of the township that were zoned to R5 uh despite already being developed with single family dwellings of around one
acre in size. Uh what we're doing is we're recommending uh those to be reszoned to R1 to match that existing land use pattern uh in those areas. Um another uh another one is uh related to mixeduse districts. Uh in order to provide housing opportunities with
amenities and retail employment uh with minimized traffic impact, several mixeduse districts are proposed at uh uh major intersections. Um what we've so those are uh more uh uh those are broader uh land use recommendations. We
also have a list of more specific uh resonings that are being recommended with this master plan. Uh, and I'm just going to touch on a couple and then move on from there. Um, so first of all, uh, there's an area off of Elton Road, uh, near the, uh, the northern border of the, uh, the township near the Four
Seasons, um, planned retirement community. Um, those were reszoned to PRC despite already being redevelop being developed with dwellings uh, on small lots. Uh, to reduce the number of variances needed by property owners and to match that existing land use pattern, uh, what we've done is we've recommended
that be reszoned to R9. Um there's another uh another one that I'll just touch on. Uh this is uh uh this is off of County Line Road. It's block 4801 lots 56 8 and 9. This was approved uh within the last uh 10 years
uh for townhouse development. Uh to match that approved land use, we are uh recommending that that be reszoned to um uh to a multif family um district. Um and that's just to give a flavor of the kind of resonings that have been recommended within this master plan.
Um the uh so those are the land use and the resoning recommendations that have been made. Uh what I'm going to uh talk about for a few minutes is going to be the general recommendations. So those have been categorized in uh uh within those four. I've mentioned that there's 31 general recommendations. I'm
not going to run through every single one of those because we would be here if not all night and pretty close to it. Um so I just want to touch on a few to give again kind of an idea of the uh kinds of recommendations that we're making with this uh with this master plan. Um so the
first category uh is the land use and development regulations and revisions. uh the the uh document, the ordinance that uh um regulates land uses within the township of Jackson is the land use and development regulations uh portion of the uh the code, the municipal code.
And so what we've done, we've gone through that and we have identified several things that can be updated uh revised uh or removed. Um and so uh just just to touch on a few of these. Um one of so
uh se so there are limited number of uh cemeteries uh in the township of Jackson. Uh and as o as Ocean County and the township grows uh the need for that type of use is also going to uh to increase. Um cemeteries are permitted conditional uses in the R2, R3, and R5
zones. Um what we are recommending is examining the possibility of expanding where they can be conditionally uh permitted and to adopt adequate um adequate conditions for that type of use in uh other zones.
Uh rear uh another uh one of the recommendations that we've made within this category uh regards rear and sideyards for corner lots. As it's currently written and interpreted, the regulations are uh require two front yards and two sideyards for corner lots. uh this is not in keeping with modern
planning practices in which a rear yard is generally uh provided. Uh so what we're therefore recommending uh is to revise the ordinance to ensure at least one rear yard uh for each corner lot. Um finally uh within this category uh
banquet halls uh this is a uh a use that has been uh seeing an increasing uh there's an increasing need for this type of use uh in this region. Uh so to ensure Jackson can take advantage of that uh commercial opportunity while also maintaining adequate standards uh for them uh we've recommended adding a
definition for the use and examining where the use can be permitted in addition to where it's currently uh permitted within the township. Uh the next set of uh of recommendations that we've made are uh related to site plans
and again just touching on a couple of these um uh site plan uh site plan requirements for residential developments of 10 units or greater uh where units are provided less than one acre of space. Uh what we are doing is we're recommending that these must provide uh a designated
recreation space, a set aside of recreation space uh which is to be maintained by a homeowners association which is to be established uh as part of the uh a part of the development. Uh and that's because as as Jackson does grow, as the population of Jackson grows, uh
we we want to make sure and the township wants to make sure that there is adequate open space uh for uh for the residents of those developments. Uh going forward, um uh another uh recommendation that we've made is to uh adopt streetscape streetscape design
standards for the neighborhood commercial, highway commercial, and mixed use districts uh in order to provide a sense of place uh and identity and uh creating a desirable visual environment for those particular areas of the uh the township. Uh next, under general needs, uh we have
uh several recommendations. Uh again, just uh going over a few of these. Uh we have uh daycare and child care facilities. Uh these are permitted uh within the township, but what we're what we are recommending uh in order to ensure modern daycare facilities uh within the township in appropriate
locations uh is um for the township to review its regulations uh and ensure that the regulations, the standards for these uh daycare facilities, daycare and childcare facilities meet uh New Jersey uh state of New Jersey standards uh and
at the same time uh only permit them along uh uh main roads. Uh another one of these general need recommendations is neighborhood regards neighborhood commercial centers. Uh again, in order to provide adequate neighborhood commercial uses and services for residents of Jackson, uh we
have recommended that the township examine some intersections uh for possible neighborhood commercial uh zones. Um finally, within this general need category, uh food trucks are becoming more commonplace and popular. uh to be proactive. Uh the township we
are recommending that the township identify appropriate regulations related to permitted locations and the uh the necessity of permits for food trucks uh in order to prevent these from creating land use and circulation issues, but also again uh to uh uh reap the benefits both as amenities for residents um and
as um commercial opportunities for uh for residents. Um and finally, uh under the pinelands category, I'm just going to touch on one of the recommendations that we've made. Uh this is regarding the Tom's River corridor buffer overlay. Uh this is a
buffer that created a 600 foot buffer from wetlands boundaries along the Tom's River and Ridgeway branch uh in the Pineelands. Uh these waterways I should it's important to note are already protected uh by other Pinelands and state buffers. Um this additional buffer
um hampers development potential. Um um well not uh you know again there's already those buffers that exist. Um so this adds to that. Uh and so we've recommended that the township work with the pine to review and possibly amend uh that overlay.
And that does it for uh the discussion of the land use element uh for uh for this portion of the uh presentation. And so I'm going to uh hand it over uh to our associate planner
to carry it forward. Thank you. Um good evening everyone. My name is Puja. I'm an associate planner with um senior associates. Am I audible now? Yes. Um all right. So we move on to um the
climate change vulnerability assessment. Um it's Um as Mika mentioned before this is a statemandated requirement um that has been in place since uh 2021. So every municipality is required to incorporate this u assessment uh into
its land use assessment. So it's a it's a mandatory element. Uh the goal of this assessment is to evaluate how our current land use policies and planning decisions hold up when viewed through a climate risk lens. So um in in the face
of um a climate related hazard, how how well our township is prepared uh under this uh assessment, there are some key components that include um an analysis of both current and future climate threats to the township. Um a future
buildout analysis um a map of critical resources um so we'll move on to the next slide. Uh okay. So, what is uh Jackson Township most vulnerable to? Um, as we all know, it's a landlocked community, but we're not so we not
subject to coastal flooding, but we're highly vulnerable to inland flooding, especially from uh major storms uh to to dam failures. Um, we also at risk um uh for for wildfires since we are in the
presence of Pine the P the Pin area. In recent years, the township has also experienced impacts from uh hurricanes and uh tropical storms. Uh we more prone to damage from tornadoes and severe wind storms as well. Um um since we have
presence of high number of manufactured homes. Um this is a map. Uh we've identified all the critical resources facilities including police stations, fire stations, emergency shelters. um um so that to ensure that you know all of
these facilities which are critical uh remain functional and accessible in the event of a disaster. Uh we move on to um the future buildout analysis. Um this is this analysis is conducted to um to understand how much
more land could be developed under certain zoning if built to maximum uh intensity. So this helps us identify where future growth might intersect with future hazard zones. So we can pl plan
smarter and more sustainability sustainably. Um in uh so the method the methodology uh includes uh us identifying uh all vacant parcels um and then substracting all the constrained
lands. um constraint. By constrained we mean um if they're lying um within wetlands or flood zones, we we subtract that and then what remains is um is um integrated with you know the the
existing zoning regulations. Um so the findings were the find findings were that we have 576 acres of land developable land under non-pilands region and uh all or close to 59 uh 92
acres of developable land under Pineland's region. Um moving on to recommendations. Uh so the recommendations under this assessment are essentially tied to every other element. um we just incorporate
you know resilency in all the other elements. For example, in land use, we talk about conservation zone overlay. Um you know the requirements of EV um vehicles in every new development. Um when we talk about circulation, we talk about complete streets policies. Uh
pedestrian and biking plan. Um similarly uh for open space, we talk about preservation of open space. Uh Sure. Yeah. Uh so we move on to uh the circulation plan now and u
thank you. Thank you. Uh good evening madam chair, good evening members of the planning board and good evening members of the public. I'm here to discuss the circulation plan part of the master circulation element of the master plan. Um basically we have Uh we have here a
map of the existing road jurisdictions and you'll notice a a very dominant color on these maps. It's the reddish pinkish more mostly a reddish color but what that what that symbolizes is that a lot of the roads within Jackson Township
are under county jurisdiction. Uh there's a little over a quarter a little over 25% of the roadways in the township are under county jurisdiction. During the during the process of gathering all the existing data, what we also did uh
what we also did is we reached out to Ocean County to gather additional information. So we gathered the traffic data from the various reports from the planning board and zoning board, but also from any reports that the county had at their had available at their
disposal. And so u the next the next uh the next thing that uh is shown here is that we've got the areas of the proposed and approved developments that are that are about to come forth in the township. Uh the importance the importance of uh
all the roadways being under county jurisdiction being pointed out in the master plan is that for the for a lot of these roadways since they're under county jurisdiction there's not you there's not just uh uh approval from the township that is required. You als there
also has to be approval from the county as well. Uh and one of the reasons that uh the county is the the the county approval is needed so that they um they can pro they can put together you know their their portion of their plan for
future improvements to county roadways and as which some some of which are within Jackson Township. So the purpose of updating the circulation element is to provide a picture of the county roadways, county improvements, the
county roadways so that the the county can have can put on their master list the roadways and intersections that would that would be necessary for future improvements. All right. So this is this is a map uh
this is a map of the traffic intersect traffic along the the township. It's a little bit it's a little bit uh using an area but the interesting thing is that there are red dots along most of them most or if not all of them are along the
eastern side. These red dots represent the top 10 uh intersections in terms of traffic passing through the intersections. And I want to take a step back uh to me to clarify that when we collected all the data some of the data
from those reports everything that we gathered are from were from different years. So what we did for comparison purposes, we uh we grew out the so let's say we had volumes from 2022 2023 we grew them all out to the same year 2025
so that we have a we can compare apples to apples cleanly. Basically all those red dots that you see on the map those are the top 10 intersection the top 10 intersections of traffic passing through those intersections within the tangent. We
also did uh on the same map, we also did a an analysis of the roadways, the top 10 segments. They're a little bit more spread out. There's there's one roadway on the top, the northwest corner, and but most of them, the majority of them are still within the eastern part, and
those are the top 10 roadways. Uh it was interesting to note that in our collection of data the county made made reference to along their roadways some of the roadways had uh higher volume to
capacity ratio. So that means that some of the roadways that they h that are under their jurisdiction are already exceeding capacity because they have more they have more uh volumes of cars, trucks, buses, etc. than the roadway is supposed to handle. Uh and it turns out
that it was it was for at least five five or six of the roadways where the volume to capacity ratio was was higher than one. So that's and those those are contained within uh that map of the traffic intersections and that five of
those uh top 10 segments are involved in the high volume capacity ratios. So the interesting thing is for the circulation plan it's to provide the recommendations all the roadways the intersections
uh they're listed so that uh we could present to the county the the tra hight traffic roadways and intersections that need to be studied and or need improvements. Now, there are some there are some uh intersections and roadways
that they that are within the master plan that they've already indicated that they have there are planned improvements. Some of them are for some of them were for later this year. Some of them were for future years. But there are other roadways that are not that are not listed in that specific table of the
known approvements that we've listed here so that they can they can add it to the list for future projects. uh so that when they so that when when they go ahead and uh improve these roads that
they they'll they'll know which which roads which intersections to look for uh to the interesting thing with these roads and intersections is that there's we've highlighted these so that so that traffic studies can be taken. So
basically while we've gathered the traffic data from these intersections some of the traffic some of the traffic data even though they were collected in 2022 202 23 ex etc still there may be characteristics that
have changed. So we need the traffic studies to bring up bring up bring the existing data up to date. Maybe there was and maybe there was an increase due to a development that came in. Maybe there was a change in a traffic pattern that was not previously known at that
time but is now known now. So the traffic studies that are recommended for these top roadways and intersections in terms of traffic, they'll they'll collect the data for the volumes. They'll collect the data for accidents.
They'll um they'll collect the data for the existing roadway geomet geometry. You know the how many lanes the traffic presence of a traffic signal or presence of other traffic control devices if any and then the traffic studies are then
eval analyzed evaluated to come up with the specific recommendations for that roadway or intersection as applicable. Some of the uh some of the roadways some of the roadways may some of the roadways may end up with especially with the ones
that have a volume to capacity rat uh ratio higher than one if confirmed by uh if confirmed by future traffic counts. Uh they may have to they may have to widen the section a little bit to from
one lane in each direction to uh one lane in each direction and a turn lane. So that when you have turn lanes to when you have like developments on one or both sides of the road and you have a person trying to turn left into those into those roadways.
The idea of this slightly wider section where necessary and where predicated by the traffic volumes collected would allow that left turn vehicle to st in the middle and not block the through traffic going through it. So that so that's the purpose of the uh
recommendation for traffic studies for these for these roadway segments and the um intersections that uh we identified as being high in high intensity in terms of following passing for uh in terms of
uh public public transit. Uh there's there's still there's still a need for public transit. Uh can we help? There still needs to be coordination obviously with public with NJ transit county etc. But it would it
would be nice if there's uh we put that recommendation in so that there's a way to increase the public transit throughout Jackson Township. Maybe they'll be able to draw maybe they'll be able to reduce the volumes on
the road a little bit to try to alleviate the uh high volume capacity conditions and congestion that's seen on some of the roadways. You know, just like Hope Chapel Road, Cooksbridge Road, Cooksbridge Road, excuse me, and County Land County Land Road and Veterans
Highway among others. uh if there's a way to increase the public trans the the public transportation so that we can put a little bit more uh riders on public transit and maybe draw a little bit less on the roadway that
could help that could certainly help to ease congestion. Um also for shared use plan there in driving around there's not it's not easy It's um in driving
around uh there was like there seems to be a lot of roadways where the sidewalk on the sidewalk and not is the sidewalk is like not there. So, and there's some some roadways that have one sidewalk on the roadway and
some roadways that have no sidewalk on either side of the roadway. So one of the goals, one of the goals of the circulation element of the master plan is to put recommendations in to increase the side increase the uh presence of sidewalks uh especially where the future
development is coming in so that when the future development is coming in and they have they need and they have a need to like walk within those development areas or even to an adjacent area where that adjacent area is walkable to the
the addition and the addition of new sidewalks would only help benefit the areas that need the sidewalks for uh and then the street design standards. Uh as I mentioned, some some parts of
the roadway, some parts of the roads just have one lane in each direction with very thin shoulders and no uh no like no left turn refuge that no center left turn refuge. Uh so part of the part
of the updating the street design standards is where applicable if the street if the street design especially in the new developments needs to be updated to accommodate the traffic coming in the updating of the street
design standards is for that. And a lot of these a lot of these improvements uh uh traffic signals incre uh increased roadway width, increased transit, etc. Especially if they're on county roads,
they they'd still if it's transit, obviously it would need transit approval, too. But especially along county roads, it would still need other it would still need county approval because of the county having jurisdiction. the county is going to have a say in the uh
improvements that are being pursued at these um at these roadways and intersections. So, uh I'd like to I'd like to conclude that it's we put in these recommendations within the uh circular circulation element of the
master plan. It's also important to keep in mind that all the a lot of these recommendations are going to need uh county approval, county buying, county coordination, etc. because a lot of like
a lot of the roadway 25% of the roadways in Jackson are with are under county jurisdiction. So it's just important to keep that in mind as uh going forward in terms of the improvements that are necessary to the
transportation. Um so we move on to uh open space and recreation. Um as we all know we uh Jackson Township is one of the largest municipalities in Ocean County. So um and the natural
resources uh you know all the conservation lands are very central to its identity. Uh so this element deals with um all kinds of uh public open spaces developed non-developed uh recreational facilities uh passive active um we talk about pocket parks and
um everything and um it contains the township contains a total of u approximately uh 19,130 acres of open space that includes uh stateowned, county owned as well as
municipal uh open space um or close to thousand acres of uh open space is owned by the municipality. Um slide um this uh map shows um the recreation
open space inventory. Um it's uh all the open spaces that are part of um a state-run program called the green acres. So any land that uh is enlisted in this program is permanently preserved
and um most of these parts that are municipal municipality owned are part of Rossi. So close to 1,120 acres of mun municipal open space is part of Rossi already which means it's already preserved. Um we also um did
field works um in all the existing parks. Uh there are a total of 14 parks in the township. Um we uh we did field visits and um we did sites sight specific recommendations for each of
these parks. Um we move on to needs assessment. Now there are three main methodologies for measuring the adequacy of park space in in a township. Um the balanced land method um it's a method that um u
recommends 3% of the total township land uh should be de devoted to uh public recreation use. Um and we talk about population method it says that a minimum of 10 acres of parkland should be there
per thousand persons. Uh and proximity to parks is a a a spatial distribution of parklands that says 10 um every park should be um should be a 10-minute walk or less. Um you know that's considered
accessible. Um and it in terms of recommendations uh we talk about um you know coordination with county and other authorities to develop um bicycle and pedestrian connections to
Patriot Park. Um more more pocket parks where uh where there's a um where we see a lack of pocket parks. Uh we talk about ADA compliance. Um there are areas that are still undeveloped like the butterfly box area. So that could be part of um
you know Rossi it's recommended to be part of Rossi. Um there are a few administrative recommendations such as regular maintenance uh establishing social media groups um you know so that volunteers can can be part of uh you know better coordination.
Uh with that we move on to um the next element that's the historic preservation element. There are move on to the next slide please. Um the next slide. Uh so there are several sites of historical significance in the township. Um and the township
also has a historic district called the Castville Crossroads District. Um um so this includes some significant buildings. So as part of the element we've outlined some key uh recommendations. One of which is you know recommending that uh um that the
township reinstitutionalizes uh the Jackson Historic Preservation Committee. Um we we recommend that u the township undertakes uh another survey you know historic survey to update the current uh inventory. Uh we also uh
recommend that we adopt uh new design guidelines to ensure any new development that uh that comes in in the historic district or area is compatible with the local uh character. Um finally the the economic development
element. Um this um includes you know background uh on on our workforce and non-residential growth. Um we've kind of touched upon certain you know workforce trends and economic tren uh trends um in
our previous sections. Um but the need is to invent in incentivize development of retail and commercial centers uh to address certain uh sectoral um losses that we've um experienced in the past uh
decade. Uh we also see that there's uh there are fewer residents that work in within the township and there are uh more residents that work outside of uh outside of the township. Um so in an
effort to uh revitalize the local economy of the township, we present some key recommendations. Um there are um certain commercial corridors um where we have um proposed
um more um um commercial um commercial growth. Uh we recommend that uh we establish a downtown area that could revitalize existing local businesses. Um we also uh recommend that we encourage the tourism industry um that's by
leveraging environmental and historical resources. And with that we move on to our next element our final element that's okay just uh very briefly about the utilities element. Um, we worked uh closely with the Jackson Township
Municipal Utilities Authority uh to generate this uh this element. And uh a key point uh to be made here is that uh wastewater and water service uh mains uh are built on uh currently are built on a project specific basis. That means that
uh a project is approved. It goes to the uh you know goes to the planning board, goes to the zoning board, gets a site plan approval and it goes to the uh uh utilities authority and it has to be approved by the utilities authority before they can move uh forward. So there has to be some kind of agreement. There has to be some kind of um
institution of uh either they're already in a service area or they have to expand on that project basis uh the uh water service or the sewer service to that uh development. Um but while that's been suitable to uh you know to the present uh it's
something that need will need to be examined uh in the future and and see if there's a community systems approach uh that can be taken as opposed to that project uh specific approach. Um so what's on the map right now um
was there a water distribution? Okay. Um so just very quickly um so what this is showing in the blue is the uh existing and then in the red are proposed u proposed uh extensions of water service
lines. Uh the light blue shading uh is showing approved projects. So we showed a map uh previously that showed approved projects projects that were moving forward had received uh uh either zoning board approval or planning board approval. uh those uh are lining up with
what those light blue shaded uh areas. So, so what's happening with this is that again it's showing that project specific uh planning uh for uh utilities within the township of Jackson specific in this case uh water distribution. Um uh again in the future you know we have
to look at seeing if the a community systems approach is uh is more suitable but as currently stands this is the way that uh things are are working out uh with specific projects having to uh uh build in uh additional water manes sewer mains uh if they uh if they are needed.
Um and then as far as the uh the wastewater uh or sewer um the uh this map is showing the existing sewer service areas um and uh the thing to note is that uh the the projects that have been approved um so u
to date uh are largely within those service areas uh as they currently exist. And that map that back in the uh the corner uh that uh in the oranges uh in that on that map those are the uh approved projects or the uh um the
extensions the changes that are being made to the sewer service uh lines. Uh those are all as as currently as as the most current that we have from the utilities authority is that those are within the sewer service area. What they're doing is they are uh increasing uh the number of mains the gravity mains
that uh will draw out the sewer and sewage uh into uh the overall system and then send it along uh down its path which in Jackson's case it goes down to one of two uh sewer sewer treatment facilities um regional sewer treatment
facilities. So there's no local um administration of that or I should say no local uh sewer treatment uh facil Those are at a regional level that are collected uh by this regional authority uh and are treated at the same at one of
several locations. And that does it for the utilities. Uh now we turn it to the uh the final I believe uh section final element. All right. So um in conclusion we learned about the land use element and
all the elements that followed. Uh what we are here today is to talk about also the fair share plan. As many of you might be aware every municipality in township of New Jersey has to abide by the Mount Laurel doctrine. What is
the Mount Laurel doctrine? The Mount Laurel doctrine basically creates a constitutional obligation for every municipality in New Jersey to provide its fair share of low and moderate income housing. I do want to u
preface that by saying what is a low and moderate income housing? I do want to bring up the light fact. What it isn't it isn't a housing project or section 8 housing. It isn't free for the tenants. They have to pay for their utilities,
the mortgage payments, everything accordingly. And what would you call a low and moderate income for Jackson Township? We belong to what we call a region 4. Uh typically a household of
four members, a fourperson household uh would be called a moderate income when they are earning between about 60,000 uh 67,300 uh,000 to 107600
207k. An average low income would be households that are earning between 40,000 to about 67,300. On an average starting salaries for certain professions such as a teacher or
a police officers range from 50 to 60k. So I just wanted to bring it into light what we call a low and moderate income. These are your resident these are your everyday uh workers be it your uh retail sales clerk your construction worker
your nurse uh which is a resident within the township. So basically that is what a fair share plan is about. Creating uh equal opportunity, equal variety of housing throughout your municipal borders in order to provide that variety
of housing, that affordability that would um eventually you know persons such as these in these professions are able to afford in um in this doctrine. Basically that's what every town is required to create a
fair share plan. Now fair share plan many of you would probably know has had a long history um within the um within the state where we had and you might have heard lot of information the
prior round the third round and the fourth round. prior round uh for giving a timeline ranged between 1987 to 1999 that for township of Jackson had an obligation of 1,247
units. The third round which was the longest running uh round in the state of New Jersey lasted from 1999 to 2025. I will not get into the reasons why. There were several lawsuits. There were several back and forth between the type
of methodology and what numbers to use, but that for uh Township of Jackson was 1,250. What brings us today here is in March of 2024, state legislation adopted a new
regulation where every municipality for a timeline of every 10 years would have its fair share plan and obligation requirement. There are several steps in uh involved in that. DCA will compute those numbers. The township has a method
of either accepting those numbers or challenging those numbers, seeking different type of adjustments and coming up with u how they're going to meet their fair share plan. And in the legislation, there are very specific timeline also. Now, in Township of
Jackson's case, we've had a settlement agreement with one of the main um um um entity. It is a nonprofit public entity called Fair Share Housing Center. Township of Jackson has a settlement agreement with them that obligates us to
provide our fourth round number of thousand units. As I mentioned earlier, there is a specific timeline involved which is what brings us here. the the planning board has to uh adopt a fair share plan before the end of July 31st,
2025 deadline in order to keep Town Township of Jackson u um um immune to what we call a builder's remedy lawsuit. Very briefly, what is builder's remedy lawsuit? In simple layman terms, if we
are not in compliance or do not adopt a fair share plan, you can have a developer that can come in and say, "Hey, Jackson, you didn't meet your obligation. This is how I'm going to help you." And the courts will agree with the developer in order to provide
whatever amount of density or uh number of units he or she may choose to provide. So in simple terms, that's what builder's remedy lawsuit is. So reiterating the fact that we have a court obligated deadline of July 31st
2025 in which Township of Jackson has to adopt its fair share plan. The top number that I didn't talk about is what we call a rehab need. This is a rehabilitation need for existing low and moderate income units housing within
township of Jackson that may be deficient to in HVAC in roofing such as you know um such uh mechanical or architectural uh rehabs which would deem the otherwise
the unit unhabitable. So that's what our rehab number is. Township of Jackson actually runs a rehab program through our affordable housing trust fund monies uh where uh residents that are eligible low and moderate income residents can
apply for that fund do a rehab for major structural changes. again it is HVAC or roofing or such kind of changes and get their house to be up to the court to be habitable and avail these uh through our
affordable housing trust fund monies it requires that the program require it's a uh you know a forgiving loan kind of rehab program the obligation is so that the township of Jackson can get a credit for 10 10 years that unit has to remain
under low and moderate income um restriction. We also participate in the Ocean County rehab program and thereby we try and meet our rehab obligation through the course of 10 years. Um
very briefly because this is not the part of our re fair share plan. Our round one and round two which I said was 1987 to 1999. What has Township of Jackson done? We did adopt a um housing element fair share plan back in 2008 and
uh before that in 1995 to prove that how we're going to meet our fair share plan. These two plans for a round one round two as well as round three obligation we have received a judgment of compliance and these if not built the zoning remains in place for these uh
developments to occur in township of Jackson. This brings us to our round four. Now round four as I stated earlier is our thousand unit obligation. How do we plan to meet that? We plan to meet
that through 17 inclusionary sites that we have spread on this map. You can see they are you know kind of shown about it's located throughout the township of um Jackson. What has been kept in mind when creating this uh affordable housing
fair share plan is first we kind of we do uh keep in mind the general um um character of township of Jackson. What is it that we have always permitted? What is the extent to which we can
permit? We have subdivided these 17 units into uh four um different types of affordable housing zones. The main difference between them is just pinelands and non-pinelands. But at the crux of it, the couple of them are uh
several of them are proposed as mixeduse districts. That means there would be certain section of obviously residential development but it will also have a commercial component of this feeds back to our land use recommendation of creating neighborhood commercial notes
for access for every residents for their daily neighborhood commercial needs. So we've kept that in mind when developing this fair share plan. The density has been kept in mind to stay within the character of Township of Jackson and all mixeduse de districts uh would not
exceed more than eight dwelling units to the acre. the couple of uh uh developments that are pure residential again inclusionary where by inclusionary I mean certain market rates and set aside 20% of those will be affordable units those have
followed the pattern of our R9 district and the only obligation required is if you develop in these one of these affordable housing zones you have to do a set aside and that is the requirement and that's how we meet our fair share plan now obviously there There are 17
sites. I do want to kind of point out a couple of sites just to kind of give you a flavor of how the housing element fair share plan works and um you know talk about these site. First site we'll talk about is u the Chandler loop. This as
I'm pointing uh to you on this map is located on the northwestern area in the township. this area. Uh this um concept again would be a mixeduse concept which uh uh we have reszoned about 20 lots in
this area as in the affordable housing district. This site would be located around Jackson Mills and Chandler Road. We anticipate uh you know uh about 66 affordable units that we would be able to uh retrieve from this type of
development as part of the fair share plan. Every site that is thought of has to meet the four tests. What are the four tests? It has to be available. It has to be developable. It has to be suitable and it has to be approvable. The reason for doing that as I talked
about the prior rounds is lot of municipalities were providing sites which probably would not come to fruition in future and that's why the state legislation has been very strict in the sites we are selecting and how they meet these parameters by available
available means is the site available free and title clear of purchaser most of these sites were uh received by the township subcommittee uh through the developers, those are the contract purchasers and we believe that the site
is available for development whether they are available through infrastructure as my previous colleague pointed out about the Jackson Township MUA plan. Again, we're taking a proactive approach. We reached to each of uh each of these developers had to
provide us with the feasibility. Is there enough sewer? If not, what are the alternatives? Is it possible? Have they had dialogue with the MUA? And most of these have provided us with some kind of pre uh you know pre uh requisite of uh
review through their engineer showing that there is adequate sewer and uh water infrastructure available. Is the property suitable? Again looking at the surrounding land use and mixed use. There's a mix of commercial and residential use on this site. the site
is not encumbered with high um flood hazard or wetlands and is it approvable? Approvability is determined again if the township adopts an overlay zoning to permit inclusionary development which is what is being achieved here. Uh the
second example I want to give you is a pure uh residential again giving one mixeduse and one uh pure um residential um example. That would be the Harmony Road development and I believe um that
is it's going to take me a minute to find because I was staring at this map for too long. Um it's on top it's the northern again portion of the township. This It's what I call residential
district would be uh we believe we'll get about 15 affordable units from this site. Uh it is developable site is currently not in sewer service area but it is adjacent to a sewer service area. It is suitable. It is surrounded by
residential area. That's why this site is being considered only for residential and not being introduced with commercial uh development. Again just south of it is what I talked about the Chandler road. So again the neighborhood commercial need for the area would be
met. Um so this is one of the sites that would be purely uh residential and there would be an overlay zoning that would be adopted that would permit the inclusion redevelopment. The condition is that they have to do an set aside of 20% in
this zone. So overall um as I said there are um 17 sites spread throughout the township of Jackson that will help Jackson Township meet its uh thousand unit obligation. The plan from here is uh the plan uh if it gets adopted
tonight would be submitted to the courts and then reviewed. It would be reviewed by the uh settlement uh entity the fair share housing center. it has to again pass the test which is why these sites were taken into consideration and met
those far four parameters and uh that would um again assist township of Jackson and protect it from the immunity of uh builder's remedy lawsuit. Uh this is a synopsis of all the sites that I mentioned. Again, I apologize because of
the time constraints. I've gone through some of them. Uh but you can see uh the number of uh affordable units that each of these sites would provide. They are hefty numbers again to meet our end final goal of thousand units.
Um I think I already mentioned about the uh the density that we've kept in mind and the site suitability of each of these sites that have been kept in mind. Um in the end again these are our elements and these are our fair share plan uh
that we have kind of it is I would say more than 600page document if put together and we've tried to kind of provide a synopsis of it within uh oh I exceeded more than one hour so sorry Mr.
But uh um in conclusion uh what I would like to tell and kind of bring it home uh with this following statement. Uh the comprehensive master plan provides a blueprint, a policy guide for the township of Jackson to navigate its
future growth and development. The idea is to see growth in the township in an organized and efficient manner that would ensure there is sufficient infrastructure that exists. It provides for updated circulation. It provides for
quality of life by providing open space, recreation, historical resources. It provides access for your new residents, for your existing residents to neighborhood commercial. It looks at economic growth and ensured a plan growth for the entire township. The
policy guide is to create a checklist for your governing body to ensure to prioritize and create ordinances that will ultimately rule the and ultimately rule your land use as well as impact the township.
This township, this document as I mentioned is more than 600 pages. And I would be aiss if I don't say this that this has been developed through input from various of your township officials as well as professionals uh the board
engineer the zoning officer your board attorneys um as well as your thousands of volunteers such as your planning board and zoning board. I would also like to acknowledge the significant contribution in creation of this document through your master plan
subcommittee. They have self selflessly dedicated hours of time uh in meeting with me and my colleagues steering us and providing us some background information on township of Jackson. They have been key in getting us you know
interviews or meetings with uh different officials in the municipal township. Uh we have really benefited with local and historical knowledge from each of these as well as your um township uh members. I would also like to thank the members
of the public that have contributed very cons provide in a in providing a very constructive dialogue in how they want to see how to make Jackson move forward. We had uh several residents show up for the initial meetings. I believe they
have voiced their concerns through the website that was offered to them and uh we want to thank everyone uh of you in contributing in developing this project. In the end uh I would uh personally like to thank everybody every
resident of township of Jackson as well as uh every official in township of Jackson for giving CME CME associates the opportunity to work on this significant project. Thank you. Thank you.
Now, since we gave people an opportunity to look at these uh things that are uh displayed earlier, uh I don't think we'll take that break. Now, what we will do is we'll leave these up for a short
period of time after the meeting is over. So, anyone who wants to take a look at some of these uh displays can do so. Uh in the meantime, I would like to ask how many plan to ask a question uh come to the podium and ask a question of
any of our um experts here tonight concerning the master plan and the affordable plan. One ahead at a time. Okay. So, we'll give you five minutes uh to ask your questions um and we'll
figure out who will be the best uh person to uh respond. So, you may come to the podium. We will uh open for public session. I think we have to take a motion to open to public. I'll make a motion to open it to the public. Bernstein,
all in favor? I welcome. You have to would you please just give your name and your address please? Absolutely. Josh Mookler, CEO of New Lines Land Consultants. I live at 61 Canary Drive. I thank the gentleman for allowing me or asking me to go first. I
appreciate that. Um first of all, thank you to the board to the members of this uh of CME who put together this amazing fascinating plan. I had a chance to listen to your presentation tonight and it was really very well given. So thank you very much. I'm sure it was a lot of
work, 600 pages or so. It's not not a small task. Um, couple things that I hit me struck me is I know you you put up you put up the um critical um EMS, police, fire, the map and all the critical resources. I happen to be a
volunteer paramedic for Hassell EMS. If you have not heard of them, we take care of a lot of medical uh emergencies both in central Jersey and multiple counties in this area. Um I did notice that Jackson actually has a bunch of areas that are really missing or can be could
use some infill of critical um fire stations, EMS stations. As the township grows, as the population grows, um so does medical services, emergency medical services grow. Um perhaps in the mass there could be an update put in there to
state something along the lines of larger developments who develop if they should possibly donate some land or donate or build towards infrastructure. My firm has done business in central Florida for large tracks of land and that's very popular there where we put a
fire station adjacent to a project as part of it sort of giving back to the communities. Um, of course that should be something that should be given and taken in account by the planning board or the zoning boards as giving back while you're doing development. And it can't be for small projects. It have to be something for larger projects. But I
think that's something that that would go a long way for the for the different volunteer organizations and even paid organizations for the township. It's something that we have to keep on looking at critical infrastructure. Um, something that the district might something that should possibly be in the master plan. The only other question I
had was for the fair housing plan. Um I did notice briefly that in um the round two it looked like there was we had some you there's more rental um than actually was stated there. I believe um that's case we should have some more bonus that
we could possibly shift out towards three. I think eventually I believe that the the the state housing is trying to look for getting into um to go away from rentals all the time. They don't like the bonuses. They don't think that's as fair. they like going to straight sales. It does give opportunities for young
families to eventually actually own their own home. Um it's something that other tangents have done and done remarkably well. It allows allows couples or families to get into homes at a very very very low um price point which today is almost impossible without
fair housing. And it allows them to have their own home. So it's not just a rental that you're there for two years, three years or more. It's something that you can develop into your own home. if it's possible if they could be looked at. Just double check because if we can shift some of those rentals into I guess
round four doesn't look like you have any rentals at all. Looks like round three has some. If we can look at round two, if we have enough credits towards round three, perhaps it will benefit the township to have this work for sale, which long term helps families in my opinion at least tremendously and state
I believe housing council says so as well. All right. So I'm I'm going to try to answer it in parts. So our um you're right, the prior round and third round didn't have um rental some of the rental
um developments proposed. However, um the fourth round has its own set of uh rules and regulations. First of all, you're very right. The state wants us to move away from rentals. That's why in fourth round there is no bonus credits
for providing rental. And I think I had mentioned uh the township of Jackson uh is one of those um um towns which actually proactively even before the uh fourth round came came about did a settlement agreement with the one of the
main objectives which was the fair share housing center and part of that settlement was not to provide um any kind get receive any kind of bonus credits. we have to actually build these thousand units in our fourth round. So having said that that's why there are no
um rentals being proposed in our fourth round. All are for sale um units. Even if they they are rental, we cannot claim any credits for them. Um going back to the prior round and the third round um we did meet our um quote unquote the
requirement which was 1247 and 1250. So even if we move about to move the credits and get bonuses, we can't carry them forward to our fourth round because we have to meet the fourth round on its own of thousand units. So that's yeah, I just think that we can there are
more actual even without the bon bonuses, I think there are more actual rentals around two that can potentially help us around three. It's something that I would I would it's not tonight. I can email you some of the data that we have. Yeah, definitely. I think it would also um help you to uh this uh entire
believe it or not these 600 pages will be uh posted on the township website and at that time I think you will see that there are there are a large variety of single family homes that will be
available uh under this affordable plan not just rentals but single family homes so I think you'll see that these these these are becoming available. Also, uh we have spoken and we work very closely with the fire department and the uh
emergency services, all of them. Uh and we know that that need is is definitely here and and even more so. So, we'll be working with the uh with within the planning board and I think these things will be worked on within the township uh
from the town council on with your suggestion. Thank you. It's a good good idea, Josh. I can tell you representing my firm that the clients that we're bringing the plans that we're bringing to the planning board and zoning board, we will be asking our clients as much as possible to do that and you may start seeing that on larger plans. Thank you.
Thank you. Dr. Campbell, can I just quickly ask a question with Ray here? Ray as our firefighter here. Do you like that concept to address what you your question with
fire? Right now, we're in the process of consolidation. It's not an easy process. Takes a long time. Um 10 days ago we actually started. We have four districts in the
town. District one and two have been consolidated for a few years now. We're trying to get district 3 on board. There's a little bit of push back, but we're trying to get past it. But districts 1 and two 10 days ago, Sunday morning 6:00 a.m. started 24-hour
shifts. So now with the decline of volunteerism, we've now gone the next step forward in the future and hopefully when district 3, district 4 get on board. There's
actually seven volunteer firehouses in the town that will always be here. The volunteers will always be incorporated. There's a lot of rumors that, you know, the paid guys are going to push them out. Just as a little fun fact, New York City has 11 volunteer fire companies
that are still active to this day in New York City and they operate hand in hand. So the volunteers will always be here. Unfortunately, with changes and logistics, we are going more and more paid, which gets expensive. So we're
trying to go at a slow pace. On September 11th, there's a referendum uh right over here on West Vets behind the library. There's a house that the town has given the fire department the property. So, we have a referendum to
build a massive fire like a Chicago fire type firehouse and it's going to be staffed and EMS is going to be incorporated with uh fire. So, you're going to have a main hub here which will be maintenance,
training, whatever else. the outlying buildings, the volunteer houses will have staff in it like as we're doing right now. We're between the Whitesville and the Casville Firehouse with the 24-hour shifts. We're going back and forth as as needed. So, the
future is being planned. We do have a lot going on behind the scenes. You don't really hear a lot about it, but the referendum goes through. It's a very expensive firehouse. People worried about their taxes, but in the near future, 24 hours a day, 7 days a week,
there will be an ambulance in certain firehouses. Uh I I personally would hope that like County Line Road could have the seniors there. We have the Cassville Whitesville area ambulance there and like the South New Prospect like District 3 area at
least three ambulances. Hopefully we can get that up to four. Um there's other factions out there that that do help and they have been a very big help at certain in instances and we're trying to come forward into the the whole realm of
this unfortunately or fortunately religious beliefs and everything. So there's different types of firefighting in EMS too that we're adhering to and we're learning. So, and it's a process, but we've actually it's not in the plan
because it wasn't really part of it, but there's a whole lot going on. So, we are addressing that and it is at the forefront. So, over the next couple years, you're going to see a whole different type of fire department and EMS here and very, very well coordinated
and very structured. We're trying. Thank you. Thank you. Good evening. didn't raise that up. Good evening. My name is Connor Smith. Uh I represent the Air Force and Joint Base Muire Dixs Lakers. I'm a community
planner out there AICP certified. Uh and what I wanted to my comments on Match Plan was first a big thank you for inviting us. Um Jackson Township is one of the best in communicating with what's going on in the area and your guys' developments. So a big thank you to to
that. I guess my question is it's it's kind of more of a comment so I apologize. This is question time. Um but particularly with the um the affordable housing sites, two of the largest affordable housing sites, the Pine
Barons Golf Course and the Graten Road are close to the joint base. Again, the Air Force and the the Joint Base is not a authority organization. We don't make your guys' land use decisions. we're just neighbors that can be kind of a nuisance at times. Um so Jackson
Township is under um the main flight approach departure flight track for Meuire and Lakehurst. So you get double uh airplane traffic uh and it's not decreasing anytime soon. Uh so um one of the highlights um I guess the comment
would be as a as a community um we have noise maps available but um we just want to if we can help make sure that we're not creating an enhanced noise environment for people. What I'm seeing, and I haven't mapped it out perfectly, um is not a major
concern. So, you're talking 50 dB, maybe 60 dB max for those housing areas. But there are little things that we can do to make sure that the people, the developers and the people moving into those communities are aware that they live next to a military base because sometimes people forget especially uh
and we hear about that. Also, um we do have sudden changes that can happen out there. So, right now it's relatively quiet, but as we know, things can change very quickly around here. Those those noise maps are excellent. Uh and where they're available online, and
I know in the community where I live, uh they're posted on our websites. So, uh so we are aware of what's happening. And you do a good job at moving things around. So, yeah, thank you. We do try our best, but Would you have some?
And if I may comment because I do live in that area. I live off of Lake Hurst Avenue and Miller. So you probably know we're in the flight plan. Uh I want to say that the the military does a very good job of move, as our chairwoman said, moving things around. So maybe we
have a couple weekends here and there where it's particularly busy. Uh but most of the time it is uh it's comfortable and you do, as much as I hate to use the word, you get used to it. It's almost to the point where you don't even notice it anymore. But when I
first moved there and saw a shadow of a big plane going over my house, it was a new sensation. But I'll tell you, you do get used to it. But and I want to thank the base and you and everyone else over there for the job. I want to say like as we saw in the demographic section, there's been a big increase in number of people in the area
here. And we have heard from a few people that they didn't know they were moving next to a military base. Oh. So it is sometimes a surprise uh to them, you know, they don't realize Jackson because as busy as it is surprise or as we see older community members come in they're home all day more and
that's when the planes just to highlight that if people have any questions on that I do have some other thank you very much short need to bring this down so this is more of I don't even know if if you just put state your name for the record.
Oh, I'm sorry. Donna Kaidell and I live at 534 Gats Lane. Kaidell AI Dell. So, I I went in front of the council at the last meeting about my property on Get Lane. On the map, it shows um FA6.
I was always under the inception. I bought it as PV. I've lived at on it all of these years since 1987. Um, now I'm seeing that it's FA6, which I was unaware of. I was never notified. We were never sent anything in the mail.
FA6 is highly, highly restrictive from what I'm reading and understanding versus PV. We already live on, you know, on a pretty restrictive piece of property. I'm believing that my value of my land
has been devalued with the FA6. Um, I want the same rights and liberties as everybody has in the township when they sell their properties. Again, I bought it as PV. I've lived on it. I've paid my taxes. I've done everything. We, you know, we
didn't destroy the property. I also own it or my husband owns another property in Jackson that we found out is also FA6. They're trying to sell that property. It's just under six acres. If anybody was aware of the Seven Buck Club in Jackson, the Casville Seven Buck
Club, that's for sale. population has dwindled. Hunting isn't a thing like it used to be. So, everybody coming to look at that property when they find out it's FA6, nobody wants it. They're afraid of the restrictions. They
can't do anything with the land. I did uh fill out the nomination form for the Ocean County Natural Lands Trust. Um I would love to see it preserved. Jen Cune from the council also said
township might be interested in it. The gentleman that just spoke about needing a place to house um ambulances just came in my mind that would be a great place for something like that because there's a building already. There's already a parking lot. So, I'm just wondering why
the FA6, why are you taking land that's already restrictive and making it so much more restrictive to somebody who already owns property, somebody who already is living on it? And when my husband is retired, we're eventually going to sell. I'm not going to live in Jackson forever.
And when I go to sell it, my property is highly, highly restrictive. Oh, and I also want to know when it was changed. When does anybody Nobody can tell me when my zone was changed. So, the answer to that last part is uh
the map that you see is showing the existing zone and that's what we've received that the site is shown in FA6. I do not have the previous background as to when it was um Dr. Campell. So, so what what I what I
want you to do just real quick. So, tomorrow I want you to go directly to Mr. Paporro who's the zoning officer. She did it already. She did already. I went to the I went to the Pinelands Commission. I spoke to Donna De Palama. Okay. I was in front of the council. I went to
Jeff Papora. I I spoke to Gina. You may want to connect with um the the board planner. Call the account clerk because they told me it would have been recorded. Nobody can tell me. you may want to connect with uh Mr. Peters who is the board planner. He may have the historical
documents relating to that because I I believe that Mr. Peters was involved with the 2009 master plan that I think is what changed that to the right and I was never notified and I I under the understanding that I should
have been notified by mail. Mr. Shay, I'm just wondering if the resident should have we should reach out to the tax office tomorrow. they would have the most accurate data. Yeah, we can do that as well. Tax office, if I bring up my records, it says PV. Why don't we do this? Why Why don't you
connect with us afterwards? Okay. And and we'll at least attempt to quarterback this for you. I was also told by because unfortunately when it comes down to objecting to a zone change, you're you're about 16 years too late. So I but I wasn't notified.
There's a 45day time frame involved. Yeah. I was told I could be grandfathered in at the council told me that well your your your use is pro is grandfathered then your use on the property it it' be a but not not not challenging the zone itself so isn't it
so we have in the pelands right you're in the pelands right so the town wouldn't the council without the pelands we would have to the pine lands right so so if there was a zone change in the pineelands the pineelands would have had to sign off on that so there has to be
some kind of connect the dots here they told me they had nothing to do with it? Ma'am, if you don't mind me asking a question, what year did you move? 1987. Oh, 87. I would also suggest possibly reaching out to the finance commission as our
attorney stated. They may have record of when it changed. I I already did and they told me they don't have it. They said they didn't have it. Yeah. And they said I should go to the the clerk and I went to the clerk. I went to everybody that could possibly my but my point is I was never notified.
I never had my due process if it was part of an individual issue. So maybe we can help you. Right. Right. Because it that's technically not part of what we're doing. And they told me to come here. Right. Well, you're because your your
your zone is existing and it's I don't believe it's changing in in this. So So in this iteration, right, it's not changing. It changed in 2009 or eight or something like that. So Jeff Pora told me to come to the talk to the master plan folks.
Yeah, let's connect with you afterwards and we'll try to quarterback this for you. Thank you. You got it. Thank you. Does anyone else seeing Do we need a motion? Seeing no one come forward, I move to close the public questioning part of the
presentation. Second, Bernstein. All right. All in favor? I would like to people who were not on the this board who were not part of this process.
Four of us were the rest of you were. Do you have any questions of the professionals at this time? Yes, I do. I commend the uh committee uh for their dedication and hard work on
this project and the professionals and the excellent handout presentation and the presentation tonight. Uh I think the work was great. Uh I will ask two questions. My first might be more to the attorney, but
the township's obligation under affordable housing is the zoning. Does it go any deeper than that? No. So, so as part of the fair share plan, we
have to as a township provide the um the tool for that development to take place, which is what we are doing by preparing a plan proposing a affordable housing zones with specific parameters for that zone. And that's what we do. And uh the
governing body after the district zoning is adopted keeps that in place. And the way it works is um at some point uh there has to be a midpoint report submitted to the um now what we call the affordable housing program where it's
almost like a report card as to what developments took place what didn't and uh why I mean if township has done everything correctly provided the zones provided the uh vehicles and tools for the development to happen uh that's
where the township obligation and we'll still be u you know within the fair share plan and met our obligation whether that development happens or not is you know there might be other factors associated with we don't actually go into development no we don't want to make sure
yeah as long as we have the number uh with site suitable um properties we're we're okay that's what I and we do we do as a as a board have to take into to account when these
uh projects come to us, they're coming to us as part of this plan. Correct. So that we have to keep that in mind. Yes. That these are requirements that we have to live up to of quarter of state uh
mandated and litigation mandated. My second question is uh having said too many presentations in my life, are there any concerns that uh have not been uh I don't I'm not going to say not
identified but maybe not uh explained as in depth as it should have been. Is the master plan have any points of contention that we would find with any uh state,
federal or residents? You know, may maybe if I explained that we were required as a committee to do four elements. We did nine because we wanted
everything. We wanted everything to line up for the future so that the next time this process takes place, they will have this plan that was much more indepth than was required. We we really more
than doubled the examinations and uh the the township even uh gave us an additional uh amount of money and you'll look at at the back of the master plan for an additional demographic study because we
were so concerned about the demographics. So we've gotten we've got more and just piggybacking off that. So like if if you're talking about like like fracture points or single single point of failure or barriers of entry or something like that um probably be
Pinelands, right? Pineland's D because uh if if the ordinances are created off of some of the recommendations and they have to go to the administrative bodies almost like an outside agency approval for for our purposes. Um and they they got to get validated and they have to get approved.
So, um, when it comes down to like a single point of failure, I would probably say Pinelands because they had they have jurisdictional control over any ordinances that we even attempt to to create, you know. Yeah. Uh, so from that I can take that uh the committee and the professionals
feel that the plan is the best they can make it and we should move forward. Hopefully. That's fine. Mr. Sullivan. Yes. getting into the fourth round affordable housing sites, the 17 sites
listed. Now, I believe I you said that under the current way it's administered, you can't just say a site, you would actually have to have some indication from the property owner that they would be amanable to this kind of change. Now,
um that being said, if any of the sites fell through in the end or it just didn't work out in the end, would we be accountable to for that? Uh to the to fair share housing or would that be just the way and a risk of things not working
out the way you want? So this goes back to that point I made earlier uh you know say you know somewhere mid between 2025 to 2035 when we to submit our report card what has happened what hasn't happened and you know where are we like there might be some sites that already
have approval by planning board are in construction some that are coming before the board and some that we've not heard anything about that's the time when uh probably township will have to evaluate as to hey is this township going to be developable able or is it time to
probably maybe look for other sites that may come into fruition. So again the the township's responsibility is to make sure that there is some land some concept in mind to meet that thousand unit number. We don't have to actually
go build it but there might be other factors. There might be you know economic factors world over that might you know suddenly slump the construction growth and that all would be taken into factor when we submitting our midpoint report to the court and at that point the court might not just tell us
overnight to sit and find new site. there'll be some timeline given to us to maybe look at you know why your around your fourth site didn't work or is it going to come through is it still a possibility or try and find some other site at that point
and and these uh these sites we met with people we met with uh developers who were interested in doing this it did this didn't come out of our heads this came out of people approaching us we advertised we put it out there if you're
interested did, please come to us. And we met with these developers who expressed interest in this. It didn't just come out of the blue. So remember, one of the reasons that we're so far over the date that we should have
done this is because of co changed everything for the planning and everything for the building industry and everything for development. So, you know, there's a flexibility that we will be allowed if we also have our affordable specialist here.
I just want to say I think the bottom line is that if if when it comes to the fifth round and we we had this obligation for a thousand units and we've only had 500. We're going to have to make up for that. So, the number will always be a thousand. It will always be a thousand for this round. The fifth round is going to be a
whole new number, a whole probably a whole new set of rules and a new obligation. But, we will still have to So, it behooves us to try to get that thousand because if we don't, it's just going to be added on to what the additional number is, which would make it even harder down the road. Yes. Okay, that's that's all I wanted to
know. And I'm glad to see that it's a it's a living document. So, if something doesn't work out, you can look for something else. This is not written in stone. This is open for development, open for people
coming forward and offering ideas as have been offered here already tonight. It's just advisory in nature. So any other questions? We we would be open to somebody making a motion to accept the master plan and the
affordables plan. Make a motion that we accept the master plan as it's written. Oh, and the affordables. You have to add the affordable, too. And the affordable housing. Thank you. And and I would uh second that motion.
Let's have a roll call, please. Mr. Bernstein. Yes. I just want to take a moment quickly and thank Dr. Campbell and the entire committee, but especially Dr. Campbell. She was relentless. She never stopped. um she kept on pushing the professionals and um I have a good memory of her and and m Mrs. Demarzo
reviewing and with little notes making edits, hundreds and hundreds of edits in the last week. So, thank you very much and I vote yes. Thank you, Mr. De Marzo. I vote yes and I agree with everything you said. Morning high. She was amazing. Mr. Heler,
yes. And I echo those sentiments as well. had a great ride 18 19 months learned a lot about the township and really proud to live here in Jackson. Mr. Rogers. Yes. And I also want to commend the committee and the professionals. Mr. Dreamer.
Yes. Miss Rose. Yes. Very comprehensive and well done. Mr. Wegart. Yes. Mr. Sullivan. I want to thank uh Chairwoman um Campbell for all her hard work. this
um this has been I would say a struggle for us all for the town and you stayed uh on top of it. You worked through all the issues that came up. Co really did make this a much more difficult task. Uh I want to thank
my fellow members that were on uh the subcommittee uh Mr. Marzo um Mr. Heler um Mr. Bernstein um for giving your time and working so
hard to finalize this master plan. And I, you know, a lot of times people, residents may not understand how how this is very necessary in our state that we have a master plan and that we follow the laws and the guidelines of the state
and federal government and that we tried to do our best to balance the needs of every member of our community. And I just want to thank you for all the hard work you all did. And with that, I vote yes. Dr. Campbell. Well, yes, of course. I'm
going to vote yes. Uh, and and I am grateful to the public who did did give us some great ideas. Uh, and to CME, I thank them for their efforts. We we spent a lot of time together in the last 19 months. Um,
certainly Mr. Marzo, she's an outstanding editor. I She went through, we had little tabs on everything. And Mr. Heler and Mr. Mr. Bernstein and And I'd like to thank uh our attorney, Mr. Sheay. I I I think he and I he and I
have spent my husband thinks is going to question because he and I spent so much time on the phone. But u my kids know who she is. Yeah. Uh and uh it's been a a grueling process. I I have five children. I had them in less time, I think, than it took
me to get this master plan going. Uh, but thank you all and I'll accept a motion to uh uh now we're we've all voted so it's a done deal. Yep. And I'll accept a motion to retire for the evening.
Motion to motion to close. Second. Dreamer. All in favor? I. Thank you. Thank you all.