Jackson Township, NJ Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Jackson Township, NJ and summarizes what was decided — variances, site-plan and subdivision applications, and Board of Adjustment hearings. Land-use items are kept off the weekly Sundays email (they're a specialist read), but every one is archived here and verified against the official meeting record. 138 items on file; most recent August 27, 2026.
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Public comment: major subdivision notice near Bowman Road (privacy, environment, property value, elderly care concerns)
A resident said they received a certified letter about a September 14 major subdivision approval attempt for a neighboring property, described as about 24 houses. The speaker said the development would eliminate backyard privacy, harm the environment, reduce property value, and create hardship for an elderly parent on fixed income.
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Variance application — Rachel Ignasio Cruz Jr. (Block 9901, Lot 40.01) — pool setback discrepancy (as-built)
The Board heard a variance request related to an already-installed pool that did not meet the previously approved 10-foot setback. The as-built showed the pool at 9.4 feet at one point and as close as 8.6 feet. The Board approved the variance.
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Administrative approvals (not detailed)
The Chair referenced administrative approvals for the evening but no specific administrative approval items were described in the transcript.
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Executive session announcement (one item) and discussion of application scheduling (Grand Harmony)
The Board indicated it would have an executive session for one item. The Chair also raised an issue about scheduling, noting that all applications had dates set except one matter referred to as “Grand Harmony,” for which a new date had not yet been determined.
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Swearing in of professionals and identification of attendees
The Chair swore in professionals expected to provide testimony and identified the Board Engineer, Board Planner, Zoning Officer, and a traffic engineer present.
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Payment of vouchers (including voucher 819-2026-175 and $100 for minutes)
The Board approved payment of vouchers presented for the meeting, including voucher 819-2026-175 and a $100 voucher for the April 3, 2024 meeting minutes.
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Memorialization of granting use variance approval — 32 Bennett Mills Road (Block 120004, Lot 12.01)
The Board considered Resolution 2026-24 to memorialize a use variance approval previously granted by the Board in 2023 for 32 Bennett Mills Road (Block 120004, Lot 12.01). The Board voted to approve the memorialization, with one abstention.
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Approval of Site Plan Application — 20,000 sq ft Contractor Warehouse, Retain Existing Building, C(1)/C(2) Variances and Stipulations
The Board approved the application for preliminary and final site plan approval to construct a 20,000 sq ft contractor warehouse building and retain an existing approximately 6,100 sq ft building, including requested C(1) and C(2) variances and stipulations discussed during the hearing.
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Site Plan Details — Access, Parking, Diana Road Improvements, Outdoor Storage Prohibition, and Requested Variances
The applicant’s professionals described the proposed site layout, including a new driveway from East Commodore Boulevard, 42 parking spaces (39 required), five tenant spaces in the new building, limited egress to Diana Road, removal of outdoor storage, and multiple C(1) and C(2) variances tied to setbacks, signage, and buffering.
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Application Presentation — Preliminary and Final Site Plan for Contractor Warehouse (20,000 sq ft) and Retention of Existing Building (~6,100 sq ft)
The applicant, through counsel and professionals, presented a site plan application to construct a 20,000 sq ft contractor warehouse building while retaining an existing approximately 6,100 sq ft contractor warehouse/office/showroom building in the HC (Highway Commercial) zone.
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Minor Subdivision Approval and Variances (Lot Line Adjustment) — Aaron Chvitzki (Block 5101, Lots 20 and 31)
The Board adopted Resolution 2026-25 granting minor subdivision approval and required variances for a lot line adjustment for Aaron Chvitzki, Block 5101, Lots 20 and 31.
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One-Year Time Extension — Ram Development LLC (Block 22301, Lots 3.01, 17, 20, 21, 22, 23, 24)
The Board adopted Resolution 2026-24 granting a one-year time extension for preliminary and final major site plan approval to Ram Development LLC for Block 22301, Lots 3.01, 17, 20, 21, 22, 23, and 24.
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Minor Subdivision Approval — Mark Properties LLC (Block 23108, Lot 14)
The Board adopted Resolution 2026-23 granting preliminary and final minor subdivision approval to Mark Properties LLC for Block 23108, Lot 14.
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Memorializing Determination on Amended Preliminary/Final Site Plan and Conditional Use Approvals (Adventures Crossing / Jackson Crossing, Plan 776-6 Phase 1D; Hotel Component)
The board considered Resolution 2026-22 memorializing its determination regarding an amended preliminary/final site plan and conditional use approvals for Adventures Crossing/Jackson Crossing (Plan 776-6, Phase 1D), described as a standalone hotel component. The resolution was approved unanimously.
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Granting Bulk Variance Approval (Harmony Road, Block 902 Lot 31)
The board considered Resolution 2026-21 granting bulk variance approval for a property on Harmony Road (Block 902, Lot 31). The application was described as involving a garage and conditions previously placed on the record. The resolution was approved unanimously.
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Granting Variance for Installation of Six-Foot Solid Fence in Front Yard (Albany Avenue, Block 6302 Lot 10)
The board considered Resolution 2026-20 granting a variance for installation of a six-foot solid fence in a front yard at Albany Avenue (Block 6302, Lot 10). The resolution was approved by unanimous roll call vote.
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Major Site Plan Application: Child Care Center at 33 South New Prospect Road (Block 5902 Lot 53) – Preliminary/Final Major Site Plan, Variances and Design Waivers
The Board heard a major site plan application to demolish existing structures and construct a two-story building with basement (approximately 32,955 sq. ft.) for a child care center at 33 South New Prospect Road (Block 5902 Lot 53) in the Neighborhood Commercial zone. Testimony covered operations (up to 400 children, 53 staff), traffic, parking, stormwater, buffering, and outside agency approvals. The Board approved the application with conditions and design waivers; the vote was 5-1.
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Public Comment / Cross-Examination (Cook Road / Victoria Circle Lot Line Adjustment) – Notice Question
During public cross-examination on the Cook Road/Victoria Circle lot line adjustment, a resident questioned whether all neighbors within 200 feet received notice. The applicant and Board discussed the certified mailing list and proof of service. No other public comments were made.
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Minor Subdivision / Lot Line Adjustment: Block 5105 Lots 20 and 31 (Cook Road / Victoria Circle) – Testimony and Board Action
The Board heard a minor subdivision/lot line adjustment application involving Block 5105 Lots 20 and 31 (Cook Road and Victoria Circle), creating two adjusted lots. The applicant sought to continue existing nonconformities and address a technical ordinance issue related to sewer connection and R-3 standards. The Board approved the application with conditions including a deed restriction for single-family residential use.
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Application 23-108: Mark Properties LLC Minor Subdivision (Bat Street) – Testimony and Board Action
The Board heard testimony on Application 23-108 for a minor subdivision on Bat Street (RD-1, Pinelands) to create three conforming lots of approximately 1.65 acres each. No variances or waivers were requested. The Board approved the application with conditions discussed, including updated survey and addressing technical comments.
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Engineering, Planning, and Legal Matters; Board Matter: Motion to Reconsider Prior Application
The Chair asked for engineering, planning, and legal matters (none stated), and raised a board matter regarding a motion to reconsider a prior site plan application involving Block 1102 Lot 24.02 and Block 1101 Lot 34.01.
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Application hearing: 498 Herman Jackson LLC (Block 2301, Lot 10) — contractor building site plan with waivers/relief
The Board heard testimony on an application for a contractor building at 498 Herman Road (498 Herman Jackson LLC, Block 2301, Lot 10), including building and site details, wetlands permitting, porous pavement, operations, and requested waivers. The Board approved the application with conditions including road improvement bonding and an EV-ready stipulation.
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Preliminary/final major site plan and major subdivision approval with design waivers for Belleview Estates (multiple blocks/lots as stated)
The Board adopted Resolution 2026-22 granting preliminary and final major site plan approval, preliminary and final major subdivision approval, and design waivers for Belleview Estates, covering multiple blocks and lots as stated in the meeting.
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Preliminary/final major site plan approval with variances and design waivers for house of worship (Dove Zucker, Block 5804, Lot 14)
The Board adopted Resolution 2026-21 granting preliminary and final major site plan approval, required variances, and design waivers for a house of worship associated with Dove Zucker (Block 5804, Lot 14).
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Conditional use approval and preliminary/final major site plan approval with design waivers for day care use (Star Capital Partners LLC, Block 6401, Lots 19 and 20)
The Board adopted Resolution 2026-20 granting conditional use approval, preliminary and final major site plan approval, and design waivers for a day care/daycare use by Star Capital Partners LLC (Block 6401, Lots 19 and 20).
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Denial of preliminary/final major site plan approval with variances and design waivers for Nefes Hashim Inc. (Block 19703, Lot 29)
The Board adopted Resolution 2026-9 denying preliminary and final major site plan approval, required variances, and design waivers for Nefes Hashim Inc. (Block 19703, Lot 29).
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Denial of minor subdivision approval and required variances for Yoseph Minsburg (Block 8901, Lots 4 and 5)
The Board adopted Resolution 2026-18 denying minor subdivision approval and required variances for Yoseph Minsburg (Block 8901, Lots 4 and 5). The Board attorney clarified that an affirmative vote supported denial of the application.
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One-year time extension for Colonas AOS Inc. approvals (Block 19501, Lot 21)
The Board adopted Resolution 2026-17 granting a one-year time extension for preliminary and final major site plan approval and minor subdivision approval for Colonas AOS Inc. (Block 19501, Lot 21).
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Bulk variance request — 6-foot fence on corner lot (Albany Avenue, Jackson)
The board approved a request to construct a 6-foot-high white vinyl fence in the rear yard of a corner property on Albany Avenue, with discussion of fence placement, trees, and sight triangle standards.
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Granting variance for installation of detached garage at 5 Dante Court (Block 981, Lot 2.10)
The board approved Resolution 2206-15 memorializing a prior decision granting a variance for a detached garage at 5 Dante Court, incorporating conditions placed on the record.
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Granting two one-year extensions for mixed commercial/retail complex at 1235 East Veterans Highway (Block 13801, Lots 4.015 and 6.01)
The board approved Resolution 2026-16 granting two one-year extensions of previously approved preliminary and final site plan approval and use variances for a mixed commercial/retail complex at 1235 East Veterans Highway.
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Granting variance for attached garage/great room/covered front porch and mini-split at 66/616 Ali Burke Road (Block 18603, Lot not fully clear)
The board approved Resolution 2026-17 memorializing a prior approval for an attached garage and great room with a covered front porch and installation of a mini-split unit at a property on Ali Burke Road.
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Granting variance for installation of pole barn on Dante Court (Block 981, Lot 2.04)
The board approved Resolution 2026-18 memorializing a prior decision granting a variance for a pole barn on Dante Court (Block 981, Lot 2.04).
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Granting variance for installation of shed at 2 Chopan Place (Block 11503, Lot 36)
The board approved Resolution 2026-9 memorializing a prior decision to grant variances for a shed at 2 Chopan Place on an undersized lot, including side and rear setback variations.
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Approval of Indian Town Gap application (preliminary/final major subdivision and site plan) with two waivers
The Board approved the Indian Town Gap application, described as a variance-free application with two waivers related to landscaping/trees. Board members cited ordinance compliance, RSIS standards, and strong internal circulation, while acknowledging residents’ traffic concerns and encouraging them to address White Road issues with Ocean County.
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Applicant closing remarks and request for approval (variance-free application with two waivers)
The applicant’s attorney requested approval, stating the application was variance-free with two waivers and that the Board’s review is limited to the ordinances in effect. He stated the applicant would address technical comments from Board professionals and emphasized county jurisdiction over White Road and limits on considering off-site traffic.
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Planning Board professional review discussion: AH4 ordinance site plan requirements and Belleview Avenue retaining wall/easement
The Board’s planner, Ernie Peters, reviewed the AH4 ordinance’s site plan requirements on the record and questioned the applicant’s planner about a retaining wall along Belleview Avenue that would require an easement from an adjacent property owner.
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Indian Town Gap: preliminary/final major subdivision and site plan for 118 single-family homes (12 affordable) with community center
The applicant presented a preliminary/final major subdivision and site plan for 118 single-family homes including 12 affordable units, with a community center, open space, recreation, utilities, and stormwater systems. The planner described zoning compliance, design waivers requested, and revisions made to avoid variances.
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Public comment period (Application 3558: Gazzaniga)
A public comment period was opened for Application 3558 and closed with no public speakers.
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Application 3558: Mary & Anthony Gazzaniga (Dante Court) — variance for detached garage (approx. 45' x 42', height not to exceed 25') with reduced side setback
The Board approved a variance request by Mary and Anthony Gazzaniga to construct a detached garage on Dante Court, reducing the side setback from 50 feet to 30 feet (20-foot encroachment), with conditions including residential-only use, no plumbing/running water, gutters and dry well, plot plan submission, and addressing fence and other site details.
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Public comment period (Application 3559: Corniola/Luisi)
A public comment period was opened for Application 3559 and closed with no public speakers.
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Application 3559: David Corniola & Tracy Luisi (Chopin Place) — variance for 14' x 30' wood storage shed with reduced setback
The Board approved a variance request for a 14' x 30' wood storage shed on a corner lot on Chopin Place, allowing a 15-foot setback, with conditions including gutters and directing runoff toward Ross Lane, and addressing fence placement consistent with prior approvals.
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Public comment period (Application 3557: Flanigan)
A public comment period was opened for Application 3557 and closed with no public speakers.
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Application 3557: Matthew & Elizabeth Flanigan (616 Ally Burke Road) — variance for home addition with garage and great room
The Board approved a variance request by Matthew and Elizabeth Flanigan to construct a small home addition including a single-car garage and a room behind it (labeled a great room), citing the irregular lot shape and septic-related constraints, with conditions including plot plan review and zoning review for a shed relocation.
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Public comment period (528 LLC time extension)
A public comment period was opened for the 528 LLC time extension request and closed with no public speakers.
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Application: 528 LLC — time extension for prior approvals (site plan/subdivision/use variance)
The Board granted 528 LLC a second and third one-year extension for prior approvals (referenced as site plan, minor subdivision, and use variance) for property on East Veterans Road, due to ongoing county roadway design changes affecting access and lanes.
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Public comment period (Application 3556: Raymond Torres Jr.)
A public comment period was opened for Application 3556 and closed with no public speakers.
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Application 3556: Raymond Torres Jr. (Dante Court) — variance for pole barn
The Board approved a variance request by Raymond Torres Jr. to construct a 30' x 80' x 12' pole barn on Dante Court, with reduced setbacks due to wetlands and buffer constraints, subject to conditions including residential-only use, plot plan submission, and obtaining any required outside approvals.
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Board member safety/identification when visiting properties
A board member raised concerns about board members visiting properties and suggested identification badges and notifying police when visiting, to avoid misunderstandings.
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Swearing-in of Board professionals
Board professionals were sworn in to provide testimony, including the Board Engineer, Board Planner, and Zoning Officer.
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Payment of voucher for meeting recording secretary ($175)
The Board approved payment of a $175 voucher to the Township of Jackson for the meeting recording secretary.
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Resolution 2026-14: Two one-year extensions for prior preliminary/final site plan approval and use variance modification (330 Whitesville Road)
The Board approved Resolution 2026-14 granting two one-year extensions related to a previously approved preliminary and final site plan approval and use variance modification for a retail center with an existing gas station/convenience store at 330 Whitesville Road.
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Approval of place of worship application at 88 North New Prospect Road (Block 5804, Lot 14) with variance/waiver relief and conditions
After deliberation, the Board voted on the place of worship application at 88 North New Prospect Road. The motion to approve passed, with dissenting votes citing pedestrian safety, traffic, and emergency access concerns; other members voted yes based on permitted-use status, existing nonconforming lot width, and stipulated conditions.
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Application: Place of worship at 88 North New Prospect Road (Block 5804, Lot 14) — testimony and public hearing
The Board heard extensive testimony for a proposed 14,055 square foot, three-story place of worship with 53 parking spaces at 88 North New Prospect Road. Testimony covered operations, zoning compliance, lot width variance, stormwater, utilities, fire access, traffic, and design waivers, followed by a lengthy public hearing with both opposition and support.
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Application: Stern lot line adjustment/subdivision for two single-family homes (testimony, public hearing, and approval)
The Board heard testimony on an application by the Stern family to adjust lot lines between two existing lots on different streets to accommodate construction of an ADA-compliant ranch home with pool and cabana. After no public comments and stipulations to address professional review comments, the Board approved the application by roll call vote.
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Preliminary/final major site plan approval with variances and design waivers: office building (Hope Commercial Holdings, Block 20901, Lot 15)
The Board approved Resolution 2026-12 granting preliminary and final major site plan approval with variances and design waivers for an office building for Hope Commercial Holdings (Block 20901, Lot 15), with one member ineligible to vote.
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One-year time extension: preliminary/final major site plan approval (WB Ocean 26 LLC, Block 1102, Lot 24.02)
The Board approved Resolution 2026-11 granting a one-year time extension for preliminary and final major site plan approval for WB Ocean 26 LLC (Block 1102, Lot 24.02).
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Carry of Adventure Crossing application to a future meeting date; extension of time to act
After the board’s ruling, the applicant requested time to consider the application and indicated an intent to carry the matter to a future meeting, referencing July 15 as an available agenda date. The board discussed scheduling and noted an extension of time to act would be granted through the end of July.
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Board determination on density calculation: remove Phase 2 acreage; density based on approximately 210 acres; D(5) variance required
After summarizing the issue, the board voted on a motion to remove Phase 2 acreage from the density calculation and proceed using the reduced acreage (stated as about 210 acres). The board confirmed this meant a D(5) density variance would be needed. The motion passed unanimously by roll call.
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Public comment period on the density/tract issue (no speakers)
The chair opened the public comment period for questions or comments on the matter discussed. No members of the public came forward to speak, and the public comment period was closed.
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Planner testimony: purpose and intent of HCMU overlay zone and tract/frontage requirements
Applicant planner Ian Bordon testified about the history of the property, the 2009 master plan objectives, and the creation of the HCMU overlay zone. He stated the zone was written to require a unified tract and shared planning elements, and that individual property owners could not independently use the zone’s benefits.
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Board discussion: tract definition, HCMU ordinance interpretation, prior phased approvals, and integration of the development
Board members and professionals discussed whether the tract should be treated as fixed at the time of the HCMU ordinance adoption and whether the development’s shared infrastructure supports treating it as one tract. They also discussed prior phase approvals (including townhouses) and whether the applicant previously avoided the density dispute.
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Density issue presentation: whether removed Phase 2 acreage can be used in density calculation; whether density must be calculated on the operative tract/phase
Board counsel (Michelle Ferris) presented a detailed framing of the density dispute, including whether the applicant could rely on acreage removed from the GDP to support density. She cited MLUL definitions, township ordinance standards, and multiple cases, and argued density should be evaluated based on the land remaining within the operative GDP/phase.
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Applicant matter introduced: Adventure Crossing amended preliminary/final site plan (776-6 Phase C) – density issue framing and procedure
The applicant’s attorney outlined the procedural history of the Adventure Crossing matter and stated the board needed to address a density issue. The board discussed how to handle the density question, including whether a density variance was required and whether renoticing had occurred.
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Swearing-in of board professionals for testimony
The board swore in professionals who would provide testimony. Individuals identified themselves for the record, including an engineer from CME Associates, a traffic engineer, the board planner, and the zoning officer.
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Payment of voucher: Township of Jackson in the amount of $175
The chair thanked the secretary for preparing lengthy minutes quickly and presented a voucher for payment. The board approved payment of a voucher to the Township of Jackson in the amount of $175 by roll call vote.
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Granting use variance approval: 1435 Toms River Road (Lot 23.202, Lot 31) – wrestling school application
The board considered Resolution 2026-10 granting a use variance approval for a property at 1435 Toms River Road (Lot 23.202, Lot 31) for a wrestling school application. A motion and second were made, and the resolution passed unanimously by roll call.
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First Reading/Introduction: Amending Chapter 244-12 Development Application Fees (Major Subdivisions)
The council introduced Ordinance 2026-20 to increase development application fees for major subdivision approvals and eliminate a prior $5,000 cap. Councilmembers said the change would shift review and processing costs from taxpayers to developers and thanked staff for drafting the ordinance.
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Denial of 156 Willow Drive minor subdivision and associated variances
After deliberation, the Board voted unanimously to deny the Willow Drive subdivision application, citing concerns about the number and nature of variances, septic system suitability, and consistency with master plan intent.
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Planning testimony for 156 Willow Drive subdivision (C(1) and C(2) variances; neighborhood analysis; master plan discussion)
The applicant’s planner presented justification for existing-condition C(1) variances and new C(2) variances for lot area, lot width, and front yard setback, citing neighborhood lot size patterns, environmental compliance via enhanced septic systems, and master plan language about R-1 zoning and R-3 standards.
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Application hearing: Minor subdivision at 156 Willow Drive (testimony on subdivision, variances, and site constraints)
The Board heard testimony on a minor subdivision proposal to split a 1.97-acre residential lot at 156 Willow Drive into two lots, requiring multiple bulk variances and subject to septic/well approvals and a title issue involving a 15-foot-wide “gore” area.
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Approval of daycare conditional use application with design waivers (as conditioned)
Following summations and discussion of the conditional use standards and design waiver criteria, the Board voted to approve the daycare application subject to conditions and professional comments.
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Architectural testimony for daycare facility (building plans, layout, height, materials, systems)
The applicant’s architect testified regarding the daycare building design, floor plans, classroom count, second-floor/attic use, building height, materials, and life-safety systems, and addressed questions about a nurse’s office and food preparation.
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Application hearing: Daycare facility conditional use and site plan (testimony and exhibits)
The Board heard an application for a daycare facility as a conditional use, including detailed engineering/planning testimony, site operations, ordinance compliance, and requested design waivers. The applicant presented exhibits and agreed to multiple conditions and plan revisions.
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Preliminary and final major site plan approval with design waivers for office building/warehouse (510 Whitesville LLC)
The Board adopted Resolution 2026-13 granting preliminary and final major site plan approval with design waivers for an office building/warehouse for 510 Whitesville LLC (Block 22401, Lots 10, 11, 12).
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Public Comment Period (during Harmony Road application hearing)
The chair opened the public comment period for the Harmony Road application hearing; no members of the public came forward to comment, and the public portion was closed.
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Application Hearing — Bulk Variance Request for Single-Family Home (Block 902, Lot 31, Harmony Road)
The board heard an application for a two-story single-family home on a 0.92-acre undersized lot in the R-3 zone at Block 902, Lot 31 (Harmony Road), including testimony on existing nonconformities, requested side-yard relief, septic/well, stormwater, and conditions. The board approved the application with conditions.
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Swearing-In of Board Professionals/Staff for Testimony
The chair swore in individuals who would provide testimony, including the board planner and the zoning official.
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Announcement — Withdrawal of Application (James Hughes / 280 Faraday Avenue)
An announcement was made that an application associated with James Hughes and 280 Faraday Avenue was withdrawn.
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Approval of Vouchers/Bills
The board approved payment of vouchers/bills, including a remark about ensuring the recording secretary is paid, by motion, second, and roll call vote.
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Resolution 2026-11 — Sign variance relief for Powerhouse Signs LLC / Ulta Beauty
The board considered and approved Resolution 2026-11 granting sign variance relief for Powerhouse Signs LLC related to Ulta Beauty signage, which had been discussed at prior meetings.
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Public comment (general) — data centers: ordinance strategy and environmental concerns
Residents and officials discussed whether Jackson should pursue additional ordinance language regarding data centers despite counsel’s view they are already prohibited. A resident urged collaboration and referenced another township’s ordinance approach, while the Council President reiterated that use variance applications cannot be prevented.
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Council opening comments: data centers legal memo and discussion of ordinance approach
The Council President read a legal memo stating data centers are not listed as permitted uses in any zoning district and therefore are prohibited unless a use variance is granted by the Zoning Board. Council members discussed resident concerns, misinformation, and possible ordinance drafting despite the memo’s conclusion.
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Application hearing — WB Ocean 26 LLC, amended preliminary/final major site plan and major subdivision; Block 1102 Lot 24.02 and Block 1101 Lot 34 (1020 and 1050 Farmingdale Road)
The Board heard testimony on WB Ocean 26 LLC’s request to amend a prior approval for three two-story high schools, including a major subdivision tied to Ocean County’s requested realignment of Fister Road and changes from one large septic system to three separate septic systems. After extensive board discussion and one public commenter, the Board denied the application unanimously.
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Minor subdivision approval with required variances — Aaron Schiffer Stern, Block 6801 Lots 31 and 43
The Board adopted Resolution 2026-16 granting minor subdivision approval with required variances for a residential use application by Aaron Schiffer Stern at Block 6801, Lots 31 and 43.
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Public Comment Period — Application Support (Property Improvements and Willingness to Comply)
One resident spoke in support of the applicant, stating the property had been cleaned up significantly from prior conditions and expressing the view that requested tweaks (including issues near the buffer) were manageable. The resident urged the Board to grant the variance/approval.
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Application Hearing — Thouserano Group LLC / Enzo’s Restaurant: Preliminary & Final Site Plan, Use Variance (938 West Commodore Boulevard; reference also stated as 3525)
The Board heard a continued application by Thouserano Group LLC for Enzo’s Restaurant involving preliminary/final site plan and use variance relief. The applicant presented revised plans (dated February 11, 2026) removing leased parking areas, adding buffering and fencing, and updating lighting and operations. Board professionals and members raised issues including riparian buffer compliance, truck circulation, trash enclosure location/noise, septic, tenant limits for the warehouse, and paving/impervious surface for equipment and dumpsters.
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Granting Amended Site Plan Approval — 1197 East Veterans Highway (Block 13801, Lot 7.01) (Concourse Holdings)
The Board considered Resolution 2026-12 granting amended site plan approval for 1197 East Veterans Highway (Block 13801, Lot 7.01). The resolution incorporated conditions previously placed on the record. The resolution passed unanimously by roll call vote.
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Planning Testimony for 49 Grand Boulevard Private High School
Planner Christine Capone provided testimony in support of C2 variances, emphasizing the school's status as an inherently beneficial use.
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Traffic Engineering Testimony for 49 Grand Boulevard Private High School
Traffic Engineer John Ray argued that Grand Boulevard functions as a collector road despite its local designation, supporting the requested access variance.
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Engineering Testimony for 49 Grand Boulevard Private High School
Engineer Ellie Halpert presented the site plan for a proposed 31,433 square foot private high school, detailing student capacity, busing, and environmental constraints.
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Minor Subdivision Approval for Arya Yellen (789 Toms River Road)
The board approved a resolution granting minor subdivision approval and required variances for a single-family dwelling at 789 Toms River Road.
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Proposal for Residential Development and D5 Density Variance
The proposal seeks a D5 density variance for constructing 13 single-family residences and two stormwater management lots within an R3 zone. Discussions included environmental impacts, public concerns, setbacks, and variances required. Critical points raised were related to wetlands, septic systems, and neighborhood compatibility.
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Amendment to Preliminary and Final Major Site Plan Approval for Private Religious School
Resolution 2024-17 amends prior approval to permit the construction of a private religious school for 140 students on a 17.055-acre property. Site improvements were initiated but later paused for potential residential development.
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Bulk Variance Approval for 68 South Cooksbridge Road
Resolution 2026-09 grants bulk variance approval for a property located at 68 South Cooksbridge Road in Jackson Township, NJ. The motion was approved unanimously by the zoning board after roll call.
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Request for Bulk Variances and Density Variance in R3 Zone
The applicant sought bulk variances and a D5 density variance for constructing 13 single-family homes in an R3 residential zone. The proposal included deviations from minimum lot size, width, depth, and frontage requirements.
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Amendment to Site Plan Approval for Religious School Construction
An amendment to the preliminary and final major site plan approval was granted under Resolution 2024-17. The approval allowed for the construction of a private religious school for 140 students on a property in Jackson Township, NJ.
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Bulk Variance Approval for Property Development
Resolution 202609 granted bulk variance approval for a property located at 68 South Cooksbridge Road in Jackson Township, NJ. The zoning board approved the motion unanimously after roll call, allowing for specific variances needed for the property's development.
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Discussion on D5 Density Variance
An extensive review of D5 density variance requests for residential development on Castville Road was conducted.
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Application Updates and Withdrawals
Application updates were provided, including the withdrawal of one application and the movement of another concerning youth density variances.
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Resolution for Bulk Variance Approval
Resolution 202609 was approved by the zoning board, granting bulk variance approval for property located at 68 South Cooksbridge Road, Block 12912.
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Subdivision Application for Toms River Road Property
The board reviewed and approved a minor subdivision application to divide a 2.195-acre property into two residential lots. The subdivision required two bulk variances for lot depth and lot width, and included provisions for environmental compliance and septic system upgrades.
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Approval for Revised Office Building Plan at South Hope Chapel Road
The board approved a revised plan for a three-story office building at South Hope Chapel Road, reducing variances, improving stormwater management, and ensuring compliance with outside agencies.
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Approval of Minor Subdivision for 789 Toms River Road
The board approved a minor subdivision of block 18701, lot 40, creating two lots with associated variances for lot width and depth. The project includes provisions for curbs, sidewalks, and septic system modifications.
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Approval for Ulta Beauty Sign Variance
The board approved a sign variance application for Ulta Beauty at Jackson Mall, allowing for two signs exceeding the standard size limits. Conditions were discussed and incorporated.
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Approval of Use Variance for Metal Pole Barn Construction
The board approved a use variance for the construction of a metal pole barn for Jerry’s Auto Body on Block 2603, Lots 10, 15, 16, and 17. Conditions were incorporated, and the resolution was unanimously passed.
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Granting Use Variance for Mobile Concrete Batch Plant
The board approved a use variance for a mobile concrete batch plant at 51 Progress Place. Conditions were stipulated and incorporated into the resolution, with unanimous approval from the board.
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Granting Bulk Variance for Rear Deck Construction
The board approved a bulk variance for the construction of a second-story rear deck on property located at 24 Chisik Court (Block 5304, Lot 1). Conditions were incorporated, and members unanimously voted in favor.
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Granting Sign Variance Approval for High Lifeline
The board approved a resolution granting a sign variance for the property identified as Lot 63, Block 5601, for the High Lifeline application. Conditions were placed on the record and incorporated into the resolution.
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Three-Story Office Building Proposal
A three-story office building proposal was presented, including variances for height and parking setbacks. The project involves significant site redesign to address board concerns, improve environmental compliance, and enhance site efficiency.
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Minor Subdivision for Residential Lots
A minor subdivision was proposed to create two residential lots from a 2.195-acre parcel. The application includes variances for lot width and depth, with conditions addressing environmental and septic system requirements.
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Approval of Use Variance and Bulk Variances for Metal Pole Barn Construction at Jerry’s Auto Body
This resolution approves a use variance and bulk variances for the construction of a metal pole barn on property located at Block 2603, Lots 10, 15, 16, and 17, associated with Jerry’s Auto Body.
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Granting Use Variance for Mobile Concrete Batch Plant at 51 Progress Place
This resolution grants a use variance to allow the operation of a mobile concrete batch plant at 51 Progress Place. Conditions discussed during prior hearings were incorporated into the resolution.
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Granting Bulk Variance for Construction of Rear Deck at 24 Chisik Court
This resolution approves a bulk variance to allow the construction of a second-story rear deck for the property located at 24 Chisik Court, Block 5304. Conditions were incorporated into the resolution during prior discussions.
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Granting Sign Variance Approval for Lot 63, Block 5601
This resolution grants a sign variance approval for property identified as Lot 63, Block 5601, in connection with the High Lifeline application. The resolution incorporates all conditions discussed during prior hearings and formalizes the approval.
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Preliminary and Final Major Site Plan Approval for Office Building and Warehouse
510 Whitesville LLC sought approval to develop a three-story office building and warehouse on its property. The application included variances and waivers. The board reviewed the plans, heard expert testimony, and discussed environmental and logistical concerns.
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Preliminary and Final Major Site Plan Approval for Medical Office Use
Resolution 20260 granted preliminary and final major site plan approval for Hal Realy Associates LLC to develop a medical office building at Block 7403 Lot 2. The board approved the amendment unanimously, supporting healthcare infrastructure development in the township.
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Conditional Use Approval for Home Occupation Mechanical Repair Facility
Resolution 2026-05 granted conditional use approval for McCraea Motor Marine LLC to operate a mechanical and motor repair facility with design waivers. The board reviewed and approved the application unanimously after evaluating compliance with township regulations.
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Minor Subdivision Application for Block 18701 Lot 40
The board reviewed and approved a minor subdivision application to create two residential lots.
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Minor Subdivisions Agenda Postponement
Two minor subdivision applications were postponed to a future date. The board decided to reschedule the hearing for these applications to May 18, 2026, with no additional public notice required.
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Sign Variance Approval for Ulta Beauty at Jackson Mall
This ordinance grants a sign variance for Ulta Beauty at Jackson Mall, allowing two signs instead of the normally permitted single sign. Conditions regarding size, placement, and compliance with municipal sign regulations were discussed and approved.
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Use Variance Approval for Metal Pole Barn Construction at Jerry's Auto Body
This ordinance approves a use variance and bulk variances for the construction of a metal pole barn at Jerry's Auto Body, located at Block 2603, Lots 10, 15, 16, and 17. Conditions were incorporated into the resolution, which was passed unanimously.
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Use Variance Approval for Mobile Concrete Batch Plant at 51 Progress Place
The ordinance memorializes granting a use variance for a mobile concrete batch plant at 51 Progress Place. Conditions from prior hearings were incorporated into the resolution, which was approved unanimously.
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Bulk Variance Approval for Rear Deck Construction at 24 Chisik Court
This ordinance grants a bulk variance to permit the construction of a second-story rear deck at 24 Chisik Court (Block 5304, Lot 24). Conditions were reviewed and incorporated into the resolution, which was approved unanimously by roll call.
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Sign Variance Approval for Lot 63, Block 5601
This ordinance grants sign variance approval for properties known as Lot 63, Block 5601 for a High Lifeline application. The conditions discussed during the hearing are incorporated into the resolution, and the motion was passed unanimously by roll call.
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Preliminary and Final Major Site Plan Approval: Medical Office
Resolution 2026-06 grants preliminary and final major site plan approval for Hal Realy Associates LLC to amend the site for a medical office in Jackson Township, NJ.
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Conditional Use for Home Occupation: Mechanical/Motor Repair Facility
Resolution 2026-05 grants conditional use approval for McCraea Motor Marine LLC to operate a mechanical/motor repair facility with design waivers for specific site configurations in Jackson Township, NJ.
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Rescheduling of Minor Subdivision Applications
The board discussed rescheduling two minor subdivision applications for Block 8901, Lot 5 and Lot 19, owned by Yseph Haim Minsburg, to May 18, 2026. The applicant granted a time extension, and public notice was deemed unnecessary.
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Resolution for Use and Bulk Variances for Construction of Metal Pole Barn
The board approved use and bulk variances for a metal pole barn at Block 2603 (Lots 10, 15, 16, 17), associated with Jerry's Auto Body.
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Resolution for Use Variance at 51 Progress Place for a Mobile Concrete Batch Plant
The board approved a use variance for a mobile concrete batch plant at 51 Progress Place, incorporating prior conditions into the resolution.
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Resolution Approving Bulk Variance for Rear Deck Construction at 24 Chisik Court
The board approved a bulk variance for constructing a second-story rear deck at 24 Chisik Court (Block 5304). Conditions were included in the resolution.
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Resolution Granting Sign Variance Approval for Lot 63, Block 5601
A resolution was passed granting a sign variance approval for Lot 63, Block 5601, related to the High Lifeline application. Conditions were incorporated into the resolution as per prior discussions.
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Preliminary and Final Major Site Plan Approval for 510 Whitesville LLC
This ordinance grants approval to 510 Whitesville LLC to develop a three-story office building and warehouse facility, including variances for design and operational requirements.
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Preliminary and Final Major Site Plan Approval for Medical Office Use
This ordinance grants preliminary and final major site plan approval for Hal Realy Associates LLC to develop a medical office facility, including amendments to the original plan to ensure compliance with local zoning requirements.
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Conditional Use for Home Occupation Mechanical/Motor Repair Facility
This ordinance grants conditional use approval for McCraea Motor Marine LLC to operate as a home occupation mechanical/motor repair and maintenance facility. It includes design waivers necessary for the facility's operation and ensures compliance with local zoning laws.
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Site Plan Approval for Medical Office Use
The board approved Resolution 2026-06, granting preliminary and final major site plan approval to Hal Realy Associates LLC for a medical office use on Block 7403, Lot 2.
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Conditional Use Approval for Home Occupation Facility
The board approved Resolution 2026-05, granting conditional use approval for McCraea Motor Marine LLC to operate a home occupation mechanical/motor repair and maintenance facility with design waivers.
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Minor Subdivisions Agenda Adjustments
Two minor subdivision applications were deferred to May 18, 2026, without requiring a public notice reissue, as per the applicant's request.