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Planning Board Agenda 04/14/26 - additional docs 4.9| Published:04/09/26
BID #: N/A
ISSUED: 4/9/2026
DUE: TBD
VALUE: TBD
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Executive Summary
The provided documents relate to two planning board agenda items for the Township of Gloucester. The first project involves an amended minor subdivision application for property owned by Kaitlin Cerrito, concerning a lot line adjustment between two residential lots on Cedar Lane. The applicant discovered that the wetlands buffer required by the NJDEP was larger than initially anticipated and, therefore, the applicant has submitted an amended subdivision application for the property. The second item concerns a site plan waiver application by T.D. Bank, N.A., for minor site improvements to an existing bank located at Blackwood-Clementon Road and Kelly Driver Road. 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.
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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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Jenna Albano
Planning Board Clerk
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First Discovered
Apr 10, 2026
Last Info Update
Apr 10, 2026
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