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MRD Gloucester Final Major Site Plan Review 03/06/26| Published:03/06/26
BID #: PBA-24-003
ISSUED: 3/6/2026
DUE: TBD
VALUE: TBD
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Executive Summary
This document pertains to the Final Major Site Plan Application Review for MRD Gloucester, LLC, concerning property located at Block 18301, Lot 10.02 in Gloucester Township. The applicant seeks final approval for the development of garden-style apartments, following Preliminary Major Site Plan Approval granted on May 28, 2024 (Resolution No. PBA-24-003). The review includes assessment of revised application materials, encompassing engineering plans, architectural designs, and various reports related to stormwater management and site conditions. The review highlights several submission checklist items that have been waived or require further attention, as well as variances and design waivers requested by the applicant.
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--- Document: MRD Gloucester Final Major Site Plan Review 03/06/26| Published:03/06/26 Document --- B BACH Associates, PC A ENGINEERS ARCHITECTS PLANNERS March 4, 2026 Township of Gloucester Chews Landing-Clementon Road, at Hider Lane PO Box 8 Blackwood, NJ 08012-0008 Attn: Jenna Albano, Planning Board Clerk Re: Final Major Site Plan Application Review MRD Gloucester, LLC Block 18301, Lot 10.02 Review No. 3 - Final Major Site Plan Bach Project No. GTPB2024-4 Application No. PBA-24-003 Dear Ms. Albano: The applicant for the above referenced development received Preliminary Major Site Plan Approval at a meeting of the Planning Board on May 28, 2024. The applicant is currently seeking Final Major Site Plan approval and to comply with the Preliminary Major Site Plan approval associated with Resolution No. PBA-24-003. Our office has received the following revised/additional application materials for the referenced project: • Point by point response letter prepared by Dixon Associates Dixon Associates Engineering, LLC, dated January 15, 2026. Treatment Works Approval Permit from the NJDEP, dated 10-21-2025. Stormwater Management Report, prepared by Dixon Associates Engineering, LLC, dated January 22, 2024, revised to January 15, 2026. Plan (11" x 17") entitled "Discharge Flow Path, Adam's Point Garden Apartments, Lot 10.02 of Block 18301, Gloucester Township, Camden County, New Jersey" prepared by Dixon Associates, dated 11-20-25, no revision. • Pipe calculations, dated January 15, 2026. Plans entitled "Adam's Pointe Garden Apartments, Preliminary & Final Site Plan, Block 18301, Lot 10.02, Gloucester Township, Camden County, New Jersey", prepared by Dixon Associates Engineering, LLC: Sheet Title 1 of 15 Cover and Information Sheet 2 of 15 Existing Conditions and Demo Plan Date/Last Revision 1-31-25 / 1-15-26 1-31-25 / 8-1-25 304 White Horse Pike • Haddon Heights, NJ 08035 • Phone (856) 546-8611 • Fax (856) 546-8612 Final Major Site Plan Application Review MRD Gloucester, LLC Block 18301, Lot 10.02 Review No. 3 - Final Major Site Plan Bach Project No. GTPB2024-4 Application No. PBA-24-003 March 4, 2026 Page 2 of 21 • 3 of 15 Overall Site Plan 1-31-25 / 1-15-26 4 of 15 Site Plan 1-31-25 / 1-15-26 5 of 15 Grading and Drainage Plan 1-31-25 / 1-15-26 6 of 15 Improvements to Independence Blvd. 1-31-25 / 8-1-25 7 of 15 Utility Plan 1-31-25 / 1-15-26 8 of 15 Landscape Plan 1-31-25 / 1-15-26 9 of 15 Landscape Details 1-31-25 / 1-15-26 10 of 15 Lighting Plan 1-31-25 / 1-15-26 11 of 15 SESC Plan 1-31-25 / 1-15-26 12 of 15 SESC Notes & Details 1-31-25 / 11-25-25 13 of 15 Road Profile 1-31-25 / 9-18-25 14 of 15 Details 1-31-25 / 1-15-26 15 of 15 Details 1-31-25 / 1-15-26 Architectural Plans entitled "Adam's Pointe Garden Apartments, Lot 10.02 of Block 18301, Gloucester Township, Camden County, New Jersey", prepared by Jarmel Kizel Architects and Engineers Inc.. Sheet Title Date/Last Revision A-101 Construction Plans None / 1-26-26 A-102 Clubhouse Construction Plan None / 1-26-26 A-109 Roof Construction Plan None / 1-26-26 A-110 Clubhouse Roof Construction Plan None / 1-26-26 A-102 Clubhouse Building Elevations None / 1-26-26 SUBMISSION CHECKLIST WAIVERS: The following submission checklist items were not provided and were addressed at the May 28, 2024 hearing: 1. 2. 3. Checklist Item No. 8 - Four (4) copies of the Recycling Report. Waiver recommended for completeness only. The applicant shall provide testimony regarding trash and recycling. The applicant provided testimony at the May 28, 2024 hearing and a waiver was granted by the Board. Checklist Item No. 36 - Existing and proposed building coverage in square feet and as a percentage of lot area. Provided. Checklist Item No. 37 - Existing and proposed lot coverage in acres of square feet and as a percentage of lot area. Provided. B BACH Associates, PC ENGINEERS ARCHITECTS PLANNERS 304 White Horse Pike Haddon Heights, NJ 08035 Phone (856) 546-8611 Fax (856) 546-8612 Final Major Site Plan Application Review MRD Gloucester, LLC Block 18301, Lot 10.02 Review No. 3 - Final Major Site Plan Bach Project No. GTPB2024-4 Application No. PBA-24-003 March 4, 2026 Page 3 of 21 4. 5. 6. Checklist Item No. 44 - Proposed signs including the location, size, height and scaled elevations of the front, side, and rear of any side directed or modified including sign lighting details. Waiver was granted for completeness only at the May 28, 2024 hearing. The applicant has partially provided this information but additional information is required as noted below. Checklist Item No. 47 - The names, locations, right-of-way widths and purposes of existing and proposed easements and other rights-of-way in the subdivision. Our office has no objection to the requested waiver. Waiver granted by the Board at the May 28, 2024 hearing. Checklist Item No. 74 Within a distance of 200 feet of the development show the names, locations and dimensions of all existing streets and existing driveways, and any connections by the development to existing streets, sidewalks, bike routes, water, sewer, or gas mains. Our office has no objection to the requested waiver. Waiver granted by the Board at the May 28, 2024 hearing. The applicant has requested waivers for following submission checklist items as part of Final Major Site Plan review: 1. 2. 3. Checklist Item No. 11 12 copies of the development plan. Our office has no objection to the requested waiver. Checklist Item No. 12 Clearly and legibly drawn plan in accordance with $500-802K. Our office has no objection to the requested waiver. Checklist Item No. 86 Plans for all proposed streets or road improvements, whether onsite or off-tract, showing Sight triangle easements at intersections. Waiver not recommended. It shall be noted that any requirements noted above as "waived for completeness only" were 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. VARIANCES & DESIGN WAIVERS: Bulk Variances: 1. The applicant is proposing a 416 sf - 80" monument development sign where 72" is the maximum permitted per requirements of the HC zone established by the LDO. Variance granted by the Board at the May 28, 2024 hearing. B BACH Associates, PC A ENGINEERS ARCHITECTS PLANNERS 304 White Horse Pike Haddon Heights, NJ 08035 Phone (856) 546-8611 Fax (856) 546-8612 Final Major Site Plan Application Review MRD Gloucester, LLC Block 18301, Lot 10.02 Review No. 3 - Final Major Site Plan Bach Project No. GTPB2024-4 Application No. PBA-24-003 March 4, 2026 Page 4 of 21 2. The applicant is proposing a 68 sf sign for the clubhouse where 24 sf is the maximum size permitted per requirements of the HC zone established by the LDO. Variance granted by the Board at the May 28, 2024 hearing. Design Waivers: 1. 2. 3. §500-506.A(6), The applicant is requesting a waiver from this requirement which states "Embankments in residential developments greater than three feet in height shall not exceed a 5:1 slope. Our office does not recommend a waiver from this requirement. §500-506.A(10), The applicant is requesting a waiver from this requirement which states "Residential lawns shall provide an area behind the house with a maximum grade of 5% for a minimum distance of 25 feet". Our office does not recommend a waiver from this requirement. The applicant is requesting a waiver to permit parking spaces within a sight triangle. Our office does not recommend a waiver from this requirement as it is per N.J. Administrative Code $19:4-8.5 and references AASHTO design which states that "At the intersection of two or more streets or the intersection of a driveway and one or more streets, no hedge, planting, fence, screening or wall higher than 30 inches above curb level, nor any obstruction to a motorist's line of vision, other than a post not exceeding one foot in diameter, shall be permitted on any corner within the sight triangle". It is noted that although the application documents indicate the above noted design waivers, that the applicant has indicated that he is no longer requesting the waivers. Testimony shall be provided to confirm. The following comments were contained in our review of May 8, 2024. Any underlined items still need to be addressed by the applicant: GENERAL: 1. 2. The applicant shall provide all proposed covenants, easements and restrictions (including legal descriptions) for review and approval by the Board Engineer, Board Solicitor and Borough Solicitor as a condition any approvals. Does not comply. All existing and proposed deed restrictions, covenants and easements shall be shown on the Plans. Does not comply. B BACH Associates, PC ENGINEERS ARCHITECTS PLANNERS 304 White Horse Pike Haddon Heights, NJ 08035 Phone (856) 546-8611 Fax (856) 546-8612 Final Major Site Plan Application Review MRD Gloucester, LLC Block 18301, Lot 10.02 Review No. 3 - Final Major Site Plan Bach Project No. GTPB2024-4 Application No. PBA-24-003 March 4, 2026 Page 5 of 21 3. The proposed buildings shall be numbered and the proposed roads named for ease of reference. Partially complies. The buildings have been numbered. However, the street names are redundant. For clarification we recommend that both streets not be named Adams Point Circle. 4. No right of way is shown on the plans for the proposed roads. The applicant shall confirm that the proposed roads will be privately owned and dedicated to the Township of Gloucester. Complies. The streets are noted to be private. 5. The plans shall be submitted to the Gloucester Township Fire Marshall for review and approval. The Fire Marshall's approval letter must be submitted to all professionals reviewing this project. Does not comply. Approval from the Gloucester Township Fire Marshall shall be provided. 6. 7. A list of any required or requested design waiver shall be noted on the plans. Complies. The Endorsement Block shown on the Cover Sheet shall be revised to also read "Board Engineer" and "Board Planner". Complies. A. PERFORMANCE STANDARDS (ARTICLE V): Grading (Section 500-506) 1. Two permanent benchmarks and symbol in the legend shall be shown on the grading plan per §500-506.A(4). Complies. 2. 3. 4. 5. Top and bottom of curb elevations shall be shown at all pc's and pt's. Does not comply. Additional spot elevation shall be provided at the high point of all swales. Partially complies. Spot elevation shall be provided on swale behind building #2, northeast corner of Building #8. The following note shall be provided in the set of plans, "Any soil brought onto the site must be certified clean soil and written certification must be provided to the Township Engineer. The certified clean soil must be approved by the Township Engineer". Complies. Per §500-506.A(2), The grade away from foundation wall shall fall a minimum of 6 inches within the first 10 feet, except where restricted by lot lines, where the fall shall be a minimum of 6 inches regardless of the horizontal distance available". Additional spot elevations shall be shown on the plans to confirm this requirement. Does not comply. B BACH Associates, PC A ENGINEERS ARCHITECTS PLANNERS 304 White Horse Pike Haddon Heights, NJ 08035 Phone (856) 546-8611 Fax (856) 546-8612 Final Major Site Plan Application Review MRD Gloucester, LLC Block 18301, Lot 10.02 Review No. 3 - Final Major Site Plan Bach Project No. GTPB2024-4 Application No. PBA-24-003 March 4, 2026 Page 6 of 21 6. 7. 8. 9. Spot elevations shall be shown at each building corner. Partially complies. A proposed spot elevation shall be provided at the southwest corner of Building #7. Per §500-506.A(10), “Residential lawns shall provide an area behind the house with a maximum grade of 5% for a minimum distance of 25 feet". Our office does not recommend a waiver from this requirement as the area behind the proposed buildings will require access for maintenance of the structures. Does not comply. The applicant has requested a waiver from this requirement. Our office does not recommend a waiver. Per §500-506.A(6), “Embankments in residential developments greater than three feet in height shall not exceed a 5:1 slope. The Grading Plan shall clearly note the vertical grade in any area that exceeds a 5:1 slope. Does not comply. The applicant has requested a waiver. Our office does not recommend a waiver from this requirement. Additional proposed grading and elevations shall be shown for the proposed pickleball court. Partially complies. Elevations shall be provided along the easterly side of the pickleball court. We recommend an enlarged grading detail be shown on the plans for the pickleball court and surrounding area. 10. The grading along the easterly side of the pickleball court shall provide a maximum cross slope of 2% on the proposed sidewalk. Does not comply. Additional grading detail shall be provided. 11. Driveway/garage slopes must be added to the plans. Partially complies. Buildings 9 and 10 indicate driveways with a 0% slope. A minimum 1% slope away from the building must be provided. 12. Prior to the issuance of a final Certificate of Occupancy, an as-built grading plan shall be submitted in digital and/or paper form, showing foundation grades, elevations at fifty (50) foot intervals along property lines, high point elevation, and centerline of swale elevations in accordance with §500-506.C.1. Statement. 13. The application for certificate of occupancy shall include a certification prepared by a New Jersey licensed professional land surveyor stating that the lot grading is in substantial conformance with the approved plan meeting the standards set forth in this section indicating on the final survey those same grade elevation locations as are required on the approved plan; or by submitting an as-built revised grading plan, certified by a New Jersey licensed surveyor, to be reviewed by the Township Engineer to confirm substantial compliance with the approved grading plan. The Township Engineer will review and decide upon as-built plans within five business days following receipt of a written request for same in accordance with §500- 506.C.2. Statement. B BACH Associates, PC ENGINEERS ARCHITECTS PLANNERS 304 White Horse Pike Haddon Heights, NJ 08035 Phone (856) 546-8611 Fax (856) 546-8612 Final Major Site Plan Application Review MRD Gloucester, LLC Block 18301, Lot 10.02 Review No. 3 - Final Major Site Plan Bach Project No. GTPB2024-4 Application No. PBA-24-003 March 4, 2026 Page 7 of 21 B. Landscaping and Buffering (Section 500-507) and Lighting (Section 500-508) 1 2. 3. 4. A note shall be added to the Landscape plan indicating that excess topsoil shall not be used as fill or removed as spoil. Existing topsoil shall be redistributed and reused onsite to the greatest extent possible. Complies. The proposed storm piping and structures shall be shown in half-tone on the Landscape Plan to better visualize and potential conflicts with proposed trees. Complies. We defer additional review of the landscaping and lighting to the Township Planner. Statement. NEW COMMENT: No Trees (evergreen or deciduous) shall be proposed atop a proposed storm pipe or sanitary sewer pipe. Off Street Parking (Section 500-510) C. 1. No parking spaces shall be located within a sight triangle. The parking spaces shown to be within the sight triangle shall be relocated. Does not comply. The applicant has requested a waiver. Our office does not recommend a waiver from this requirement. 2. The width and length of each row of parking spaces shall be shown on the plans. Complies. 3. The narrowest width of each side entrance driveway shall be shown on the plans. Complies. 4. The handicap parking stall widths and van accessible striping does not comply to ADA standards. Complies. 5. 6. 7. The dimensions of the ADA parking at the proposed community center shall be shown on the plans. Complies. The handicap parking stall widths and van accessible striping does not comply with ADA standards. Complies. It is the applicant's responsibility to ensure that the site is in conformance with the American's with Disabilities Act (ADA) Accessibility Guidelines. Statement. B BACH Associates, PC ENGINEERS ARCHITECTS PLANNERS 304 White Horse Pike Haddon Heights, NJ 08035 Phone (856) 546-8611 Fax (856) 546-8612 Final Major Site Plan Application Review MRD Gloucester, LLC Block 18301, Lot 10.02 Review No. 3 - Final Major Site Plan Bach Project No. GTPB2024-4 Application No. PBA-24-003 March 4, 2026 Page 8 of 21 D. Sidewalks/Curbs (Section 500-516) 1. 2. 3. 4. 5. The radii of all curb shall be labeled on the Site Plans. Partially complies. The curb radii at Building #2 shall be provided. The proposed ADA ramps shall be shown on the Site Plan. Complies. An ADA ramp shall be provided at the parking spaces for the proposed community center. Complies. The Site Plan shall indicate the length of all proposed depressed curb or flush curb sections. Complies. The location of all curb transitions from flush or depressed curb to full height curb shall be shown on the plans. Complies. 6. The width of all curbed islands shall be indicated on the plans. Complies. E. Stormwater Management (Section-500-517) 1. 2. 3. 4. Current rainfall pre and post developed sheet flow calculations must be revised to provide a 2-year storm rainfall depth of 3.41 inches. Does not comply. NJDEP BMP Chapter 5 states current rainfall sheet flow calculations must use current 2 year storm rainfall depth. Any variation from BMP requires a variance from BMP regulations. Projected rainfall pre and post developed sheet flow calculations must be revised to provide a 2-year storm rainfall depth of 3.9 inches. Complies. The outflow pipes from Basin FC1 must be relocated. A review of the existing contours below the Basin FC1 outfall pipes indicates the basin discharge may pond on the adjacent Aqua New Jersey property (Lot 19). Does not comply. Additional detail and topography at each 50' station along the flow path must be provided from the discharge point to the existing headwall to confirm positive flow to the existing headwall. 2, 10 and 100-year peak storm elevation in Basin FC1 will back flow through HW#3 which is located within the open area between the buildings. If the area above HW#3 is included as part of Basin FC1, the plans must be noted accordingly, and the area must also be included as part of the Maintenance Plan. If the intent is not to utilize the area for storage, an inline check valve should be proposed at FES 11. Does not comply. All stormwater BMPs must be deed restricted, including the area east of HW #13 up to the 100 year projected storm elevation of Basin. B BACH Associates, PC ENGINEERS ARCHITECTS PLANNERS 304 White Horse Pike Haddon Heights, NJ 08035 Phone (856) 546-8611 Fax (856) 546-8612 Final Major Site Plan Application Review MRD Gloucester, LLC Block 18301, Lot 10.02 Review No. 3 - Final Major Site Plan Bach Project No. GTPB2024-4 Application No. PBA-24-003 March 4, 2026 Page 9 of 21 5. 6. 7. 8. 9. Manning's n for concrete pipe must be 0.015 (ref. ordinance Section 500- 517(c)(4)). Complies. A contact person and phone number must be provided within the Maintenance Plan. Complies. Inspection and maintenance checklists must be provided within the Maintenance Plan. Complies. Our office recommends the installation of a 4' high split rail fence with black wire mesh be installed around all proposed basins. Does not comply. Basins 2, 3, & 4 do not provide a fence and basin FC1 & 5 shall indicate the fence along top of bank. The split rail fence detail shall show a proposed black wire mesh for areas around the basins. Complies. 10. Basin access road shall be shown for all proposed basins. Complies. 11. NEW COMMENT: The proposed split rail fence shall not tie into any building corners. 12. NEW COMMENT: Gates shall be shown on all fences in the location of the access roads to each basin. 13. NEW COMMENT: Infiltration rate and test pit number must be added to the Maintenance Plan. Utilities (Section 500-518) F. 1 The proposed cleanouts and water service boxes shall be called out on the Utility Plan. Complies. 2. 3. 4. The proposed finished floor elevation of each building shall be shown on the Utility Plan. Complies. The size and type of proposed water services shall be shown on the Utility Plan. Complies. The size, type and slope of sanitary sewer laterals shall be shown on the Utility 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 Final Major Site Plan Application Review MRD Gloucester; LLC Block 18301, Lot 10.02 Review No. 3 - Final Major Site Plan Bach Project No. GTPB2024-4 Application No. PBA-24-003 March 4, 2026 Page 10 of 21 G. 5. 6. 7. 8. If the roadway are to be private, the plans shall provide easements for any sewer or water main that shall be operated and maintained by the Township of Gloucester or any separate utility company. Does not comply. Easement shall be shown on the plans and legal descriptions provided for review. Our office defers to Aqua New Jersey for review of water improvements. The applicant shall provide the Township with a letter confirming connection, supply, and capacity are available from Aqua New Jersey. Statement. Our office defers to Gloucester Township Sewer Department for review of sanitary sewer improvements. Documentation confirming availability of sanitary sewer service for the project site shall be obtained from the GTMUA and submitted to the Township. Statement. All electric, telephone, television and other communication service facilities, both main and service lines, shall be installed in accordance with the prevailing standards and practices of the utility or other companies providing such services and having jurisdiction. A note to this effect should be added to the plan. Complies. Traffic Impact Study (Section 815) 1. 2. 3. The Traffic Engineering Assessment (TEA) indicates the proposed MRD Gloucester Apartments project consists of constructing 180 apartment units along southbound Berlin-Cross Keys Road (Camden County Route 689) south of its intersection with Chews Landing Road / Williamstown-Erial Road (Camden County Route 704). The TEA was prepared in accordance with typical traffic engineering standards and consistent with Township Ordinance requirements. The TEA concludes that traffic generated from the proposed development will have a minimal impact on the adjacent roadway network. It is noted that the TEA assumes Independence Boulevard will be extended from the Lakeside Business Park. Statement. The TEA indicates access to the proposed development will be provided via two (2) new full-movement driveways along the extension of Independence Boulevard. The TEA indicates the Independence Boulevard extension is included in the Gloucester Township Master Plan. Statement. The TEA conclusion that traffic generated by the proposed development will have a minimal impact on the adjacent roadway network is based on offsite roadway improvements being completed in the form of the installation of a traffic signal at the Berlin-Cross Keys Road (C.R. 689) / Winslow Plaza South Driveway / Independence Boulevard intersection. Without the traffic signal installation, the traffic impact would be much more substantial. B BACH Associates, PC ENGINEERS ARCHITECTS PLANNERS 304 White Horse Pike Haddon Heights, NJ 08035 Phone (856) 546-8611 Fax (856) 546-8612 Final Major Site Plan Application Review MRD Gloucester, LLC Block 18301, Lot 10.02 Review No. 3 - Final Major Site Plan Bach Project No. GTPB2024-4 Application No. PBA-24-003 March 4, 2026 Page 11 of 21 H. 4. The Applicant shall indicate if the process of installing the referenced traffic signal has been started including Camden County approvals and / or a fair share analysis conducted. Does not comply. The applicant shall provide the requested information. The applicant shall provide testimony continent that the applicant will be responsible for the construction of the north and south extensions of Independence Boulevard and the installation of the warranted traffic signal at Berlin -Cross Keys Road (County Route 689) and the south extension of Independence Boulevard. Testimony provided at the May 28, 2024 hearing. Environmental Impact Statement (Section 816) 1. Details 1. 1. 2. The applicant has provided an Environmental Impact Statement (EID) as indicated above. Our office has no objection to this report. Statement. All traffic markings and striping shall be thermoplastic or long life epoxy paint. The details shall be revised to confirm the type of paint to be used. Partially Complies. All ADA striping shall also indicate thermoplastic or long life epoxy paint. Our office defers to Gloucester Township Sewer Department for review of sanitary sewer details. Statement. 3. A Driveway Apron Detail shall be added to the plans and shall indicate a minimum driveway slope of one (1) percent and a maximum slope of ten (10) percent in accordance with §506.A.1. Complies. 4. Storm manhole frames are to provide for a 30 inch clear opening at the cover to allow easier access. Complies. 5. The manhole frame and cover should be Cambell Foundry pattern number 1012B or approved equa!. Complies. 6. For inlets, bicycle safe grates shall conform to Campbell Foundry pattern numbers 1218, 3405 or 3424 or approved equal. Complies. 7. The standard paving section shall conform to the RSIS requirement for "residential access drives and neighborhood streets." All subgrades shall be considered poor unless proven otherwise through CBR testing or field evaluation. Does not comply. A noted stating "All subgrades shall be considered poor unless proven otherwise through CBR testing or field evaluation" shall be added to the detail. Partially complies. This note shall be added to the plans. B BACH Associates, PC ENGINEERS ARCHITECTS PLANNERS 304 White Horse Pike Haddon Heights, NJ 08035 Phone (856) 546-8611 Fax (856) 546-8612 Final Major Site Plan Application Review MRD Gloucester, LLC Block 18301, Lot 10.02 Review No. 3 - Final Major Site Plan Bach Project No. GTPB2024-4 Application No. PBA-24-003 March 4, 2026 Page 12 of 21 8. NEW COMMENT: The north arrow shall be removed from the Inlet Detail shown on the plans. The following comments were contained in Remmington and Vernicks Planning review of April 25, 2024. Any underlined items still need to be addressed: 1. ZONING REQUIREMENTS A. B. Use: The applicant's proposed garden-style apartments are in conformance with the permitted principal uses of the NV-RC overlay zone per the New Vision Redevelopment Plan. Per the Redevelopment Plan, garden-style apartments are permitted when combined with commercial use. Per the first amendment to the Redevelopment Agreement between the applicant and the Township, the applicant received relief from providing the commercial space. Area and Bulk Requirements: The following area and bulk requirements were set forth in the Redevelopment Agreement. Item Required Proposed Status Min. Lot Area 2 acres 20.28 acres C Min. Lot Depth 300 ft. 669.02 ft. C Min. Lot Width 300 ft. 984.50 ft. C Min. Lot Frontage 150 ft. 1,104.25 ft. C Max. Building Coverage 25% 17.8% C Max. Lot Coverage 60% 38.5% C 10 units/ac 8.87 units/ac Max. Density C (190 units) (180 units) Max. Building Height 2 sty./ 35 ft. <2 sty./35 ft. C Min. Principal Bldg. Yard Setback 50 ft. 50 ft. C Max. Dwellings per unit 18 units 18 units C Max. Building Length 240 ft. 232.5 ft. C Min. Front Bldg. to any Building 60 ft. 80 ft. C Distance Min. Side Bldg. to any Building Distance 30 ft. 45 ft. C Min. Rear Bldg. to any Building 60 ft. 66 ft. C Distance Min. Recreational/Maintenance 80 ft. 83.4 ft. C Bldg. to any Dwelling BA BACH Associates, PC ENGINEERS ARCHITECTS PLANNERS 304 White Horse Pike Haddon Heights, NJ 08035 Phone (856) 546-8611 Fax (856) 546-8612 Final Major Site Plan Application Review MRD Gloucester, LLC Block 18301, Lot 10.02 Review No. 3 - Final Major Site Plan Bach Project No. GTPB2024-4 Application No. PBA-24-003 March 4, 2026 Page 13 of 21 Off-Street Parking Proposed Status Community center : 1/200 s.f. of floor area exclusive of storage space = 20 spaces 20 spaces C 1 bedroom (40 units): 1.8 x 40 units = 72 spaces 360 spaces (1 garage + 1 driveway/unit) C 2 bedrooms (140 units): plus 64 guest spaces 2 x 140 units = 280 spaces = 424 total C - Complies. PERFORMANCE STANDARDS II. A. B. Parking, Loading, and Circulation 1. 2. 3. 4. 5. Per the RSIS, the maximum number of parking spaces for 1
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Jenna Albano
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Apr 1, 2026
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Apr 1, 2026
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