Planning Board Agenda 04/14/26 - additional docs 4.9| Published:04/09/26

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This document contains two separate engineering review letters from Bach Associates, PC to the Gloucester Township Planning Board regarding two distinct applications. The first review pertains to an amended minor subdivision application for Kaitlin Cerrito, involving a lot line adjustment between two adjacent residential lots. The second review addresses a Site Plan Waiver application for TD Bank, seeking approval to convert an existing drive-thru lane into an ATM lane at their location on Blackwood Clementon Road.

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--- Document: Planning Board Agenda 04/14/26 - additional docs 4.9| Published:04/09/26 Document ---
BB BACH Associates, PC
A
ENGINEERS
ARCHITECTS
.
PLANNERS
Township of Gloucester
Chews Landing-Clementon Road, at Hider Lane
PO Box 8
Blackwood, NJ 08012-0008
Attn: Jenna Albano, Planning Board Clerk
Amended Minor Subdivision
Re:
Kaitlin Cerrito
246 Cedar Lane
Block 18603, Lots 4 & 5
Review No. 1
Bach Project No. GTPB2026-2
GTPB Application No. PBA-25-012
April 9, 2026
Dear Ms. Albano:
Our office has received the following application materials for the referenced project:
•
Cover letter addressed to Jenna Albano, Planning and Zoning Board Clerk from
Consulting Engineer Services, dated March 10, 2026.
Township of Gloucester Land Development Application.
Township of Gloucester Land Development Submission Checklist.
Freshwater Wetlands Letter of Interpretation: Line Verification from the New Jersey
Department of Environmental Protection (NJDEP), dated March 17, 2026.
Plan entitled "Plan of Wetlands, 246 Cedar Lane, Plate 186, Block 18603, Lots 4 & 5,
Gloucester Township, Camden County, New Jersey", prepared by Consulting Engineer
Services, dated 12-30-24, revised to 1-27-25.
Plan entitled "Amended Minor Subdivision, Line Adjustment and Grading Plan, Cedar
Lane, Plate 186, Block 18603, Lots 4 & 5, Gloucester Township, Camden County, New
Jersey", prepared by Consulting Engineer Services, dated 3-10-26, no revision.
Plan entitled "Existing Conditions and Demo Plan, Cedar Lane, Plate 186, Block 18603,
Lots 4 & 5, Township of Gloucester, Camden County, New Jersey", prepared by
Consulting Engineer Services, dated 3-10-26, no revision.
304 White Horse Pike • Haddon Heights, NJ 08035 Phone (856) 546-8611• Fax (856) 546-8612
Amended Minor Subdivision
Kaitlin Cerrito
246 Cedar Lane
Block 18603, Lots 4 & 5
Review No. 1
Bach Project No. GTPB2026-2
GTPB Application No. PBA-25-012
April 9, 2026
Page 2 of 6
SITE INFORMATION:
Owner/Applicant:
Zoning District
Kaitlin Cerrito
31 Covington Drive
Sicklerville, NJ 08081
856-417-5520
Kozykatie45@gmail.com
R-1 Residential
PROJECT SUMMARY:
This application is for the lot line adjustment between two (2) existing adjacent residential lots.
The project site is a 5.778 acre parcel known as existing Lot 4 which contains an existing
dwelling, barn, bituminous drive and miscellaneous site improvements and a 2.998 acre parcel
know as existing Lot 5 (proposed Lot 5.01) which is a vacant lot on which the applicant proposes
to construct a single family home. The lots are located on the northeasterly and northwesterly
end of Cedar Lane (30' wide ROW), being northwest of Redwood Street and in the Township's R-
2 Residential Zoning District.
It is noted that the applicant for the above referenced project received Minor Subdivision with Bulk
Variance approval at a meeting of the Planning Board on October 28, 2025. During compliance
review the applicant discovered that the wetlands buffer required by the NJDEP was larger than
was anticipated by the applicant's professional and shown on the approved subdivision plan.
Therefore, the applicant has submitted an amended subdivision application for the property.
COMPLETENESS:
The applicant has not requested any waivers from the Land Development Ordinance
Submission Checklist but has not provided the following:
1.
2.
3.
Checklist Item No. 22 - A boundary survey by a licensed New Jersey Land Surveyor,
certified on a date within six months of the date of submission. Our office has no
objection to a waiver being granted for this checklist item.
Checklist Item No. 61 Flood plain limits as determined by the Master Plan and onsite
evaluations by a licensed professional engineer. Waiver recommended for
completeness only.
Checklist Item #72 - Show evidence that plan meets with Ordinance requirements for
septic systems. Waiver recommended for completeness only.
B BACH Associates, PC
ENGINEERS ARCHITECTS PLANNERS
304 White Horse Pike Haddon Heights, NJ 08035
Phone (856) 546-8611 Fax (856) 546-8612
Amended Minor Subdivision
Kaitlin Cerrito
246 Cedar Lane
Block 18603, Lots 4 & 5
Review No. 1
Bach Project No. GTPB2026-2
GTPB Application No. PBA-25-012
April 9, 2026
Page 3 of 6
The above items must be provided or waivers granted prior to the application being
deemed "Complete".
ZONING ORDINANCE REQUIREMENTS:
1.
The property is located in the Borough's R1 Residence District.
2.
Single family detached residences are permitted principal uses in the zone.
3.
4.
The property is surrounded to the north, south and east by similar residential properties
in the Residence A zoning district and to the west by the South Branch of Big Timber
Creek.
The following sets forth the bulk standards for single family detached homes in the zone
per §500-403.F:
Proposed
Required
Status
Lot 4
Proposed
Lot 4.01
Status
Min Lot Size (Ac.)
1
7.755
C
1.021
C
Min Lot Frontage (Ft)
125
31*
*
0*
V
Min Lot Depth (Ft)
200
404.23
C
207.71
C
Max Bldg. Coverage (%)
15
0.8
C
7.7
C
Max Lot Coverage (%)
30
5.7
C
11.4
C
Min Setbacks (Ft)
Front
50
383.2
C
64
C
Side
25
90.13
C
54
C
Rear
75
186.80
C
75
C
Max Bldg Ht. (Ft)
35
<35
C
<35
C
Min. Usable Yard Area (%)
25
32
C
100
C
V - Variance Required
C-Conforms
*Existing Non-Conformance
B BACH Associates, PC
ENGINEERS ARCHITECTS PLANNERS
304 White Horse Pike Haddon Heights, NJ 08035
Phone (856) 546-8611 Fax (856) 546-8612
Amended Minor Subdivision
Kaitlin Cerrito
246 Cedar Lane
Block 18603, Lots 4 & 5
Review No. 1
Bach Project No. GTPB2026-2
GTPB Application No. PBA-25-012
April 9, 2026
Page 4 of 6
VARIANCES:
Bulk Variances:
1.
2.
3.
Min. Lot Frontage (Proposed Lot 4) - §500-403.F, The applicant is providing a lot frontage
of 31 feet for Proposed Lot 4 where 125 feet is the minimum lot frontage permitted. It is
noted that this is an existing non-conformance.
Min. Lot Frontage (Proposed Lot 5.01) - §500-403.F, The applicant is proposing a lot
frontage of 0 feet for Proposed Lot 5.01 where 125 feet is the minimum lot frontage
permitted. Variance Required.
Standard of Proof for "C" Variances
The applicant must provide testimony to justify the requested variances.
For a C(1) variance, the applicant must demonstrate that the strict application of the
zoning regulations to the property create a hardship or result in exceptional practical
difficulties by reason of the exceptional shape of the property or the exceptional
topographic conditions uniquely affecting the property, or the structures lawfully existing
upon the property.
For a C(2) variance the applicant must show that the proposed variance advances the
purposes of municipal land use law and that the benefits of the deviation would
substantially outweigh any detriments. The applicant should address whether the
proposed variance will substantially impair the intent of the Master Plan or zoning plan
and whether there are any potential impacts to the public good.
REVIEW COMMENTS:
We have reviewed all information submitted for conformance with the Township's Land
Development Ordinance and offer the following comments for your consideration:
1.
2.
3.
4.
An application for a lot consolidation or lot line adjustment is considered to be an
application for a minor subdivision since new lots are being created.
A minimum of three (3) corners distributed around the tract shall indicate coordinate
values.
The plan indicates a portion of Cedar Lane has been vacated and incorporated into
existing Lot 4. However, the street vacation is not reflected on the current tax maps.
Testimony and documentation shall be provided.
A legal description shall be provided for all easements.
B BACH Associates, PC
ENGINEERS ARCHITECTS PLANNERS
304 White Horse Pike Haddon Heights, NJ 08035
Phone (856) 546-8611 Fax (856) 546-8612
Amended Minor Subdivision
Kaitlin Cerrito
246 Cedar Lane
Block 18603, Lots 4 & 5
Review No. 1
Bach Project No. GTPB2026-2
GTPB Application No. PBA-25-012
April 9, 2026
Page 5 of 6
5.
It is noted that proposed Lot 5.01 will be a land locked lot and have 0' of frontage. A
variance will be required for lot frontage.
6.
All lot lines to be removed shall be shown and labeled on the "Amended Minor
Subdivision Line Adjustment and Grading Plan".
7
All proposed lot lines shall be labeled with a bearing and a distance.
8.
The correct proposed lot frontage shall be noted in the Zoning Chart shown on the
Amended Subdivision plan.
9.
The applicant shall submit legal descriptions of each proposed lot for review.
10.
The applicant's Land Surveyor is responsible for ensuring that all lots, dedications and
easements have proper closure and shall submit lot closure reports to our office for
review.
11.
A point of beginning shall be shown on the plan for each lot and legal description
provided.
12.
Verification of the wetlands line and buffer from the NJDEP has been provided. The line
shall be properly noted on the plan with the NJDEP file number.
13.
A certification that the new lot numbers have been assigned by the tax assessor must be
provided and these numbers shall be shown on the plan.
14.
The applicant shall provide evidence of recording of the proposed 20 foot wide access
easement as a condition of approval.
15.
Pursuant to $500-507.A(4)(g), “every effort should be made to avoid removal of trees
having a caliper of five (5") inches or greater as measured 4 ½ feet above ground from
the property in the process of subdivision, grading, or installing improvements. Where in
the judgement of the Board, such removal is unavoidable, the applicant shall install trees
in such locations and such size, variety, and quantity as the approving authority shall
direct. Notwithstanding the five-inch caliper limitation, no substantial area of smaller tree
or shrub cover shall be removed without the provision of comparable replacement as
approved by the Board". The plan proposed ten (10) Emarald Sentinel Eastern Red
Cedar evergreen trees to be planted along the southeasterly property line of proposed
Lot 5.01. However, the plan shall indicate the trees to be removed or that have recently
been removed to confirm that the tree replacement indicated on the plan complies.
B BACH Associates, PC
ENGINEERS ARCHITECTS PLANNERS
304 White Horse Pike Haddon Heights, NJ 08035
Phone (856) 546-8611
Fax (856) 546-8612
Amended Minor Subdivision
Kaitlin Cerrito
246 Cedar Lane
Block 18603, Lots 4 & 5
Review No. 1
Bach Project No. GTPB2026-2
GTPB Application No. PBA-25-012
April 9, 2026
Page 6 of 6
16.
The applicant shall obtain all required approvals from all other Local, State and Federal
agencies having jurisdiction over the project.
17.
It is noted that following approval of the Minor Subdivision, per §500-814 a grading plan
shall be provided for review and approval by the Township Engineer prior to permits
being granted for any construction at the site.
It shall be noted that any requirements noted above as "waived for completeness only" have
been waived to allow the application to be deemed complete. These requirements shall be
provided as part of the revised application materials unless waived by the Board at the
scheduled meeting.
When revised materials are resubmitted, they are to be accompanied with a point-by-point
response letter keyed to the comments contained in this letter. We reserve the right to make
additional comments pending the receipt of revised/additional materials.
Very truly yours,
BACH ASSOCIATES, PC
B
Steven M. Bach, PE, RA, PP, LS, CME
President
Cc:
Gloucester Township Planning Board Members
Wade Dickey, Esq., PB Solicitor
Kaitlin Cerrito, Applicant/Owner
Lauri Hudson, Esq., Applicant's Professional
Norman K. Rogers, III, PE, PLS, Applicant's Professional
S:\GTPB2026 GTPB\-2 Ceritto Amended Minor Sub\Docs\GTPB2026-2 Cerrito Amended Minor Sub Review No 1.doc
B BACH Associates, PC
ENGINEERS ARCHITECTS PLANNERS
Haddon Heights, NJ 08035
Fax (856) 546-8612
304 White Horse Pike
Phone (856) 546-8611
BB BACH Associates, PC
A
ENGINEERS
ARCHITECTS
.
PLANNERS
Township of Gloucester
Chews Landing-Clementon Road, at Hider Lane
PO Box 8
Blackwood, NJ 08012-0008
Attn: Ms. Jenna Albano, Planning Board Clerk
Re:
Site Plan Waiver
T.D. Bank, N.Α.
1235 Blackwood Clementon Road
Block 20301, Lot 1
Review No. 1
Bach Project No. GTPB-2026-3
Application No. PBA-26-002
April 9, 2026
Dear Ms. Albano:
We have received the following items submitted for the referenced project:
•
Cover letter to Ms. Jenna Albano from Del Duca Lewis & Berr, dated March 19, 2026.
Township of Gloucester Land Development Application, dated March 19, 2026.
Plans entitled "ATM Program for TD Bank, 1235 Blackwood Clementon Road,
Clementon, NJ", prepared by Colliers Engineering & Design:
Sheet
Title
Date/Last Revision
G001
Symbols, Abbreviations, and Drawing Index
12-19-25/None
C080
Demolition Plan
2-9-26 / None
C100
Site Plan
2-9-26 / None
C500
X100
C160
Site Details
Partial Topographic Survey
Proposed Lighting Analysis
C160.1
Lighting Details
A100
ATM Island Replacement
2-9-26 / None
9-25-25/ None
2-9-26/ None
2-9-26/None
12-19-25/ None
OWNER/APPLICANT:
Applicant:
TD Bank, N.Α.
6000 Atrium Way
Mount Laurel, NJ 08054
856-427-4200
dod@delducalewis.com
304 White Horse Pike • Haddon Heights, NJ 08035 • Phone (856) 546-8611 • Fax (856) 546-8612
Site Plan Waiver
T.D. Bank, Ν.Α.
1235 Blackwood Clementon Road
Block 20301, Lot 1
Review No. 1
Bach Project No. GTPB-2026-3
Application No. PBA-26-002
April 9, 2026
Page 2 of 4
Owner:
Group Four Equities
14000 Horizon Way, Suite 100
Mount Laurel, NJ 08054
856-439-9200
nancyvan@ic-re.com
PROJECT SUMMARY:
This application is for minor site improvements to an existing bank located at the northwesterly
corner of Blackwood-Clementon Road and Kelly Driver Road and being part of an existing
shopping center. The existing lot is a 8.43 Acre parcel that contains an existing row of strip
stores with associated parking, a separate Dunkin Donuts with associate parking and the
existing TD Bank with associated parking. The applicant is seeking Site Plan Waiver approval
to convert an existing drive-thru lane of the TD Bank site to an ATM lane and is requesting Site
Plan Waiver approval.
COMMPLETENESS:
The Land Development Checklist does not provide for a Site Plan Waiver. Our office finds the
application materials submitted by the applicant to be sufficient to be heard by the Board.
Therefore, our office recommends that the application be deemed complete.
ZONING:
1.
2.
3.
4.
The property is located in the Township's Highway Commercial (HC) Zoning District.
The property is surrounded to the north by residential apartments in the Apartments
(APT) Zoning District, to the east by residential apartments in the Residential Attached
(RA) Zoning District as well as commercial shopping in the Highway Commercial (HC)
Zoning District, to the south by commercial shopping in the Industrial (IN) Zoning District
as well as commercial shopping in the HC Zoning District and to the west by commercial
shopping in the HC Zoning District.
The applicant is not requesting any variances as part of this application. It is noted that
any.non-conforming bulk standards are existing non-conforming conditions.
It is noted that the applicant is not proposing any change to the number of existing
parking spaces or change in traffic circulation at the site.
B BACH Associates, PC
ENGINEERS ARCHITECTS PLANNERS
304 White Horse Pike Haddon Heights, NJ 08035
Phone (856) 546-8611 Fax (856) 546-8612
Site Plan Waiver
T.D. Bank, Ν.Α.
1235 Blackwood Clementon Road
Block 20301, Lot 1
Review No. 1
Bach Project No. GTPB-2026-3
Application No. PBA-26-002
April 9, 2026
Page 3 of 4
5.
6.
7.
The plans do not show any proposed signage.
§500-426 or variances shall be requested.
regarding any proposed signage for the site.
Any proposed signage shall comply with
The applicant shall provide testimony
No landscaping is proposed at the site as part of this application. It is noted that the site
is part of an existing shopping center that is landscaped with mature plant material.
A Planning Board Endorsement Block shall be added to the Symbols, Abbreviations and
Drawing Index Plan.
8.
The Site Plan shall be renamed to Site Plan Waiver Plan or Record Plan as the
application is for Site Plan Waiver.
9.
10.
A Bollard Detail is shown on the plans. The proposed bollard(s) shall be shown on the
Site Plan or the detail shall be removed from the plans.
The applicant is proposing to replace the light fixture heads on three (3) existing light
poles on-site as well as the installation of three (3) new wall mounted lights.
If approved by the Board, the applicant shall make revisions to the plans as noted above and
directed by the Board at the scheduled hearing. When revised materials are resubmitted, they
are to be accompanied with a point-by-point response letter keyed to the comments contained
in this letter. We reserve the right to make additional comments pending the receipt of
revised/additional materials.
If there are any questions or if any additional information is required please contact this office.
Very truly yours,
BACH ASSOCIATES, PC
Steven M. Bach, PE, RA, PP, CME
President
B BACH Associates, PC
ENGINEERS ARCHITECTS PLANNERS
304 White Horse Pike
Phone (856) 546-8611
Haddon Heights, NJ 08035
Fax (856) 546-8612
Site Plan Waiver
T.D. Bank, Ν.Α.
1235 Blackwood Clementon Road
Block 20301, Lot 1
Review No. 1
Bach Project No. GTPB-2026-3
Application No. PBA-26-002
April 9, 2026
Page 4 of 4
Cc:
Gloucester Township Planning Board Members
Wade Dickey, Esq., PB Solicitor
TD Bank, N.A., Applicant
Group Four Equities, Owner
Damien O. DelDucs, Esq., Applicant's Professional
S:\GTPB2026 GTPB\-3 TD Bank Site Plan Waiver\Docs\GTPB2026-3 TD Bank Site Plan Waiver Review.doc
B BACH Associates, PC
ENGINEERS ARCHITECTS PLANNERS
304 White Horse Pike Haddon Heights, NJ 08035
Phone (856) 546-8611
Fax (856) 546-8612

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Planning Board Agenda 04/14/26 - additional docs 4.9| Published:04/09/26 Document

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Jenna Albano

Planning Board Clerk

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Apr 10, 2026

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