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ClosedBuilding & Construction

Zoning Board Agenda 05/27/26| Published:05/19/26

BID #: N/A

ISSUED: 5/19/2026

DUE: TBD

VALUE: TBD

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Executive Summary

This document details an ongoing application process for a preliminary and final major site plan with variances for R&R Group Development, LLC at 2120 & 2136 Sicklerville Road. The applicant seeks approval for a five-unit townhouse condominium development, which requires multiple variances related to tract size, buildable land area, tract frontage, building setbacks, and building height. Additionally, a D(5) use variance is sought for density, proposing six dwelling units per acre where three are permitted. The application also addresses requirements for affordable housing and landscaping. Various reviews from engineering, planning, and police departments highlight completeness comments and technical considerations. The project is undergoing detailed review by the Gloucester Township Zoning Board of Adjustment.

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Document Text

--- Document: Zoning Board Agenda 05/27/26| Published:05/19/26 Document ---
Township of Gloucester
Zoning Board of Adjustment
May 27, 2026

Call to Order
1. Salute to the Flag
2. Roll Call
3. Opening Statement
4. Swearing of Board Professionals
5. General Rules:
** Meeting will start at 7:00 P.M.
** No new applications will be heard after 10:00 P.M.
** All persons testifying before the Board must be sworn in.
** The Board Chairperson reserves the right to hear applications in
any order.

MINUTES FOR MEMORIALIZATION
1. Minutes for Memorialization - April 22, 2026
RESOLUTIONS FOR MEMORIALIZATION
1. Resolution ZB-26-006 for Dupont, Justin & Lauren

NEW APPLICATIONS

#ZB-26-005
App type: D/PMSP/FMSP
Zone: RA
Existing: SFD

#ZB-26-011
App type: Bulk C
Zone: SCR
Existing: SFD

#ZB-26-013
App type: D Variance
Zone: CR
Existing: tattoo shop within shopping center

Applicant: R & R Group Development LLC
Location: 2120 & 2136 Sicklerville Rd.
B:19502 L: 26, 27
Proposed: 5-unit townhouse dwelling

Applicant: Cecilia Boyd
Location: 73 Shelly St.
B:15821 L: 40
Proposed: 20' x 8' deck

Applicant: Hooligans Muay Thai & Kickboxing
Location: 703 Black Horse Pike
B:1004 L:2
Proposed: Muay Thai/Kickboxing studio

Meeting Adjourned

GLOUCESTER TOWNSHIP ZONING BOARD OF
ADJUSTMENT
WEDNESDAY APRIL 22, 2026

Chairman McMullin called the meeting to order. Ms.
Kanapłue read the commencement statement.

Roll Call:
V. Chairman Bucceroni Present
Mr. Rosetti Present
Mr. Dukes Present
Mr. Demore Absent
Mr. Romano Absent
Mr. Gunn Absent
Mr. Treger Absent
Ms. Grandrimo Present
Chairman McMullin Present

Also, Present:
Mr. Anthony Costa, Zoning Board Solicitor
Ms. Candace Kanapłue, Bach Associates; Planner
Mr. Steve Cosaboon PE, Sicklels Associates;
Engineer

MINUTES FOR ADOPTION

Zoning Board minutes for Wednesday, April 8, 2026.

A motion to approve the above mentioned minutes
was made by Mr. Rosetti and seconded by Mr.
Dukes.

Roll Call:
Mr. Rosetti Yes
Mr. Dukes Yes
Chairman McMullin Yes
Minutes Approved.

RESOLUTIONS FOR MEMORIALIZATION

#ZB 26-007 Samual Mensah

A motion to approve the above mentioned
resolutions was made by Mr. Rosetti and seconded
by Mr. Dukes.

Roll Call:
Mr. Rosetti Yes
Mr. Dukes Yes
Chairman McMullin Yes
Resolution Approved.

APPLICATIONS FOR REVIEW

Application #26-005 R & R Group Development, LLC
Will be postpone to the 5/27/2026 Zoning Board of
Adjustment meeting. The applicant will re-
advertise.

Application #26-008 Primo Auto Styling, LLC, will be
heard by the planning board. It is in a re-
development zone.

#ZB 26-006
Justin & Lauren Dupont
Type: C Variance
Zone: R3
Block: 17201 Lot: 18
Location: 1 Westgate Dr.
Proposed: New pool construction

Mr. John Kornick, PE, PP
- This is a C2 variance,
- R3 zone district
- Tarlton is the front of the home
- Accessory use setback/ only have 10' in the rear
instead of the 12.5' required.
- Replacing an old cracked fiberglass pool,
- Pool deck: 4.8' rear left, 2.4 right side (current
s/b's)
- New s/b's 5.4' at closest point/pool surface will
be 12' from rear s/b.
- Existing non-conforming
- 5 criteria to meet - single property, advance
municipal land law, benefits outweigh
detriments, variance can be granted for the
public good, won't hurt township zoning plan or
ordinances.
- Unique shaped lot,
- Drainage & infrastructure improvements,
- Increasing S/B's, land scaping along rear line with
opaque fencing.
- Well-kept home
Negative Criteria:
- Nothing substantial or detrimental,
- More difficult because the home is not in a
cookie cutter development.
Ms. Grandrimo: Does the current pool have any run-
off problems? Will they be fixed if there are any?
Mr. Kornick: not increasing the pool deck and it will
have additional landscaping along the rear yard.
Ms. Kanapłue: no questions, they did a good job.
Mr. Cosaboon: drainage: using permeable pavers,
will the detail reflect that?
Mr. Kornick: Yes

Public Portion:
No Comments:

A motion to approve the above mentioned
application was made by Ms. Grandrimo and
seconded by Vice Chairman Bucceroni.

Roll Call:
V. Chairman Bucceroni Yes
Mr. Rosetti Yes
Mr. Dukes Yes
Ms. Grandrimo Yes
Chairman McMullin Yes
Application Approved.

A motion to Adjourn was made by Mr. Dukes and
seconded by Vice Chairman Bucceroni.

Respectfully Submitted, Jean Gomez, Recording
Secretary.

RESOLUTION OF FINDINGS AND CONCLUSION
BOARD OF ADJUSTMENT
TOWNSHIP OF GLOUCESTER
APPLICATION # ZB-26-006
Justin Dupont
Block 17201, Lot 18

WHEREAS, Justin Dupont is the owner of the land and premises located at 1 West Gate
Drive in the Berlin section of the Township of Gloucester, New Jersey having made application
to the Zoning Board of Adjustment of the Township of Gloucester, Camden County, for a
variance to permit an inground swimming pool with a rear yard setback of 5.4' instead of the
required 10', for the property located upon Block 17201 Lot 18 as shown on the Official Map of
the Township of Gloucester, located in a R-3 Zone, said application being pro-se; and
WHEREAS, the Board, after carefully considering the representations made by the
applicant at the public hearing held on April 22, 2026, as well as having reviewed the application
and evidential exhibits at said hearing, has made the following factual findings and conclusions
based thereon;

1. The applicant Justin Dupont is the owner of the land and premises located at 1
West Gate Drive in the Berlin section of Gloucester Township, New Jersey, as shown on Block
17201 Lot 18 on the Official Tax Map of the Township of Gloucester, located in a R-3 Zone.
2. Proper notice was afforded all adjacent property owners as provided by the
applicable statutes and ordinances, and the applicant provided proof of said notice.
3. All property taxes were paid to date.
4. After being sworn, the applicant, produced John Kornick a Professional Engineer
and Planner. He stated the applicant is removing the old pool and replacing it with a new one that

is now only 5.4' from the rear property line. The old pool was leaking, and this new one is a
better alternative in that there is now a greater rear setback, and the leakage will be closed.
He stated the lot is a unique shape and this is a hardship and by adding additional landscaping it
will provide a better visual appearance and there will be no negative impact.
5. There were no objections to the application.
UPON MOTION duly made and seconded to grant the applicant the aforesaid variance,
the Board voted five (5) in favor, none (0) against and zero (0) abstentions, thus granting the
relief requested; and
WHEREAS, the Board has determined that the relief requested by the applicant may be
granted without substantial detriment to the public good and otherwise without impairing the
intent and purpose of the Zoning Plan and Ordinances of the Township of Gloucester because of
the size and shape of the lot and the Board was of the opinion that the benefits exceed any
detriment; and
WHEREAS, the statutory purposes will be advanced by the granting of the relief
requested;
NOW THEREFORE BE IT RESOLVED, by the Zoning Board of Adjustment of the
Township of Gloucester on this 22nd day of April, 2026, the applicant Justin Dupont is hereby
granted the aforesaid variance for the property located upon Block 17201, Lot 18 as shown on
the Official Tax Map of the Township of Gloucester, consistent with the testimony, application
and exhibits, same of which are incorporated herein.

ROLL CALL:
LIST NAMES

Rich Rosetti Yes
Kevin Dukes Yes
Eileen Gandrimo Yes
Kevin Bucceroni Yes
Jay McMullin Yes

ZONING BOARD OF ADJUSTMENT
TOWNSHIP OF GLOUCESTER

Jay McMullin Chairperson

I, Jean Gomez, Secretary of the Board of Adjustment of the Township of Gloucester, do
hereby certify the foregoing Resolution is a true and accurate copy of the Resolution adopted by
the Zoning Board of Adjustment of the Township of Gloucester on the 27th day of May, 2026.

Jean Gomez Secretary

Prepared by:
ANTHONY P. COSTA, Esquire

May 4 2026
BY:
R
ECEIVED
MAY 0 4 2026
BY:
GLOUCESTER TOWNSHIP
JOIN THE EXCITEMENT
Department of Community Development & Planning
1261 Chews Landing Road - P.O. Box 8, Blackwood, NJ 08012
Phone: (856) 374-3500
LAND DEVELOPMENT APPLICATION FORM
For Office Use Only
Submission Date 5/4/26 Application No. 7B-26-005
Planning Board X Zoning Board of Adjustment Redevelopment Entity
'Upon receipt of all fees, documents, plans, taxes paid, etc.
Fees 570.00 Project #
Escrow 3000 Dectr. # 8 2600013
Fire District # 1

1. Applicant
Name: R&R Group Development LLC
Address: 1749 Delsea Drive
City: Deptford State, Zip: N.J. 08096
(856) 857-5540
Attorney
scott g. Good, Esquire
Email: sgood@cooperlevenson.com
2. Owner(s) (List all Owners. Use separate sheet if needed)
Name: JELP INC. c/o James Pisano (Lot 27)
and James F. Pisano (Lot 26)
Address: 30 Covington Lane
City: Voorhees State, Zip: N.J. 08043
Phone: ( ) Email:

3. Type of Application (Check all that apply):
Appeal of Administrative Officer's Decision
Interpretation (N.J.S.A. 40:55D-70b) - "B" Variance
Bulk "C" Variance (N.J.S.A. 40:55D-70c) 2
Use "D" Variance (N.J.S.A. 40:55D-70d) 2
Minor Subdivision
Preliminary Major Subdivision 2
Final Major Subdivision
Minor Site Plan
Preliminary Major Site Plan 2
Final Major Site Plan
Work Session (Planning Board)
Amended Site Plan/Subdivision
Conditional Use Approval 2
General Development Plan 2
Informal Review 2
Planned Development 2
Site Plan Waiver
Rezoning Request 2
Certificate of Nonconforming Use (N.J.S.A. 40:55D-68) 2
Redevelopment Agreement/Redevelopment Entity
Meeting Request
Subdivision/Site Plan Approval Extension Request
Other
*Applicant shall provide public notice in the official newspaper and to all property owners within 200 feet
(Pursuant to N.J.S.A. 40:55D-12).

4. Zoning Districts or Redevelopment Areas (Circle all that apply)
Zoning Districts
Zoning Overlays
ER R-1 R-2 R-3 R-4 RA IA-APT LP
OR PR SCR GCR APT IN SCR-HC GI-SR
OF BP CR NC HC GI
Redevelopment Plan Areas
Blackwood West Interchange Desco Glen Oaks Blackwood Clementon GOR
Lakeland 1 Lakeland 2 Lakeland 3 New Vision NV-RC NVR
College Drive GEMS Brittany Woods Villages of Gloucester NVSFR

5. The following applicants are required to be represented by a New Jersey Attorney: Corporation, Partnership, Limited
Liability Corporation and Limited Liability Partnership.
Name of Attorney: Scott J. Good, Esquire
Firm: Cooper Levenson, P.A.
Address: 1415 Marlton Pike, Suite 205
City: Cherry Hill State, Zip: NJ 08034
Phone: (856 ) 857-5540 Email: sgood@cooperlevenson.com

6. Name of Persons Preparing Plans and Reports:
Name: John W. Kornick, PE, PP
Address: K2 Consulting Engineers Inc.
36 Tanner Street, Suite 100
City: Haddonfield State, Zip: NJ 08096
Phone: (856) 310-5205 Email: jkornick@k2ce.com
Name:
Address:
Profession:
City: State, Zip:
Phone: ( ) Email:
Profession:
City: State, Zip:
Phone: ( ) Email:

7. Location of Subject Property:
Street Address: 2120 & 2136 Sicklerville Road
Block(s): 19502 Lot(s): 26 & 27
Lot Area (sq ft): Lot Width(ft): Lot Frontage(ft): Lot Depth(ft):
Total - 35,936 SF
8. Land Use:
Existing Land Use: Vacant Land - Wooded.
Proposed Land Use/Project Description: See Project Narrative attached.

9. Property:
Number of Existing Lots: 2 Proposed Form of Ownership:
Number of Proposed Lots (if subdividing): N/A Fee Simple Cooperative
Are there any existing deed restrictions? No Yes (If yes, attach copies) Condominium Rental
Are there any proposed deed restrictions? No Yes (If yes, attach copies)

10. Utilities (Check those that apply):
Public Water Public Sewer Private Well Private Septic System

11. Zoning:
Shed/Garage/Gazebo/Greenhouse or Similar Structures 1
Total area (sq ft):
Overall Height (ft):
Wall height (ft):
Front property line setback (ft):
Side property line setback (ft):
Rear property line setback (ft):
Number of sheds/garages/greenhouse (proposed & existing):

Existing building coverage (sq ft) 2:
Existing lot coverage (sq ft) 2:

Fence 1
Front property line setback (ft):
Side property line setback (ft):
Rear property line setback (ft):
Height (ft):
Material type (i.e. wood, vinyl, etc.):

Swimming Pool 1
Total area (sq ft):
Front property line setback (ft):
Side property line setback (ft):
Rear property line setback (ft):
Distance from dwelling (ft):
Perimeter fence height (ft):
Existing lot coverage (sq ft) 2:

Building Additions (sunroom, porch, deck, patio,
enclosure etc.)¹
Total area (sq ft): DECK-UNDR 372.8
Overall Height (ft):
Wall height (ft):
Front property line setback (ft): 20.28
Side property line setback (ft): 7.29
Rear property line setback (ft): 14.4
Existing building coverage (square ft) 2:
Existing lot coverage (sq ft) 2:
LOT 85 x 65 = 5525 SF
DICKSON 31.6 x 8 = 252.8 SF
DECK AREA AT
BASE OF
STAIRS

Patio/Pavers/Slab/Driveway 1
Total area (sq ft):
Width x Length (ft):
Front yard setback (ft):
Side yard setback (ft):
Rear yard setback (ft):
Existing lot coverage (sq ft) 2:

1 Survey prepared, signed, and sealed by a licensed New Jersey
Land Surveyor, certified on a date within six (6) months of the date
of submission that outlines all existing conditions and proposed
work, dimensions, and setbacks shall be submitted.
2 The horizontal square footage or other area measurement by
which all buildings occupy a lot as measured by a vertical plane
established by the outside edge of the roof or roofs (total
building/structures footprint divided by total lot area).
3 The area of a lot covered by Impervious or Impermeable
surfaces (all Impervious surfaces, including building footprint,
divided by total lot area).

12. Relief Requested:
Check here if zoning variances are required. See List of Variances & Waivers prepared by John W. Kornick, PE, PP
Check here if a conditional use is required.
Check here if waivers from the Land Development Ordinance's performance and design standards are requested.
Check here if exceptions to the Residential Site Improvement Standards (RSIS, N.J.A.C. 5:21-3.1) are requested.
Check here if waivers from the Residential Site Improvement Standards (RSIS, N.J.A.C. 5:21-3.2) are requested.
• Such waivers require application to and approval from the N.J. Site Improvement Advisory Board.
NOTE: If any of the above are required, attach hereto separate exhibit(s) for each category of relief sought.

13. Signature of Applicant
R&R Group Development LLC
By:
Signature of Applicant
Richard Rosenberg, Member
Date
February 26, 2026

Signature of Co-applicant
Date

14. Consent of Owner(s):
I, the undersigned, being the owner(s) of the lot or tract described in this application, hereby consent to the making of this
application and the approval of the plans submitted herewith. I further consent to the inspection of the property in connection
with this application as deemed necessary by the municipal agency. (If owned by a corporation, attach documentation
authorizing application and officer signature).
Date 4/23/26
Cecilia A. Boyd
Signature of Owner
Print Name of Owner
Umma Vey
Signature of Notary
Vette Schroeder-Veigel
Notary Public of New Jersey
My Commission Expires Dec 11, 2029
Print Name of Notary

15. Disclosure Statement (Pursuant to N.J.S.A. 40:55D-48.1 and 40:55D-48.2):
Complete each of the following sections (attached names and addresses, if applicable):
A. Is this application to subdivide a parcel of land into six (6) or more lots?
No Yes
B. Is this application for a variance to construct a multiple dwelling of 25 or more family units?
No Yes
C. Is this application for approval on a site or sites for commercial purposes?
No Yes
D. Is the applicant a corporation?
No Yes
E. Is the applicant a limited liability corporation?
No Yes
F. Is the applicant a partnership?
No Yes

IF YES TO ANY OF THE ABOVE:
1. List the names and addresses of all stockholders or individual partners owning at least 10% of its stock of any class or at
least 10% of the interest in partnership, as the case may be.
2. Does a corporation or partnership own 10% or more of the stock in this corporation or partnership?
YES
IF YES: List the names and addresses of the stockholders of that corporation holding 10 percent or more of the stock or 10
percent or greater interest in that partnership, as the case may be. This requirement is to be followed by every corporate
stockholder or partnership, until the names and addresses of the non-corporate stockholder and individual partners with 10
percent or more ownership have been listed. (Use additional sheets as necessary).
Signature of Applicant
Richard Holmes
Print Name
Date
April 29, 2026

16. Survey/Sketch Plat Waiver/ Certification:
As of the date of this application, I hereby certify that the survey/sketch plat submitted with this application, under the date of
4/23/26 Block 19502, Lot 26 & 27, the residence at Forest Meadows, Phase 3,
Dated 11/12/03, Revised 03/15/04, Filed 04/01/04 as MAP 8902-0966
LAND SURVEY
KELLY PROFESSIONAL LAND SURVEYOR
SURVEY
KELLY,
P.O. Box 367 Glassboro, NJ 08028
Phone: (856) 881-0024
(800) 433-0384
TOWNSHIP OF GLOUCESTER
COUNTY OF CAMDEN, N.J.
73 SHELLY STREET
Date: 10/7/16 SCALE: 1"=20' DRAWN BY: CK CHILD: SK JOB NO.: 26160462

Sworn and subscribed to before me
this 23rd day of April
2026 (Year).
YVETTE D. SCHROEDER-VEIGEL
Notary Public, State of New Jersey
My Commission Expires Dec 11, 2029
Vette schroeder-Vergel
Notary Public

R&R Group Development LLC
February 26, 2026

Waiver Request
The applicant respectfully requests submission waivers for the following checklist items:
11, 12, 19, 21, 25, 26, 27, 28, 30, 31, 32, 53, 54, 101, 111, and 202.

Additionally, the applicant requests a partial submission waiver for Item 39. Supporting
documentation will include a height location plan, elevations, and lighting details. A partial
waiver is also requested for Item 44, specifically concerning the requirement for scaled
elevations.

GLOUCESTER TOWNSHIP
POLICE
TRAFFIC SAFETY UNIT
SITE PLAN REVIEW
Application #ZB-26-005-2120 & 2136 Sicklerville Road Block: 19502 Lot: 26/27
Plans as shown along with available information do not reveal any anticipated traffic problems.
Stop signs/traffic control signs as shown must be installed upon or prior to any occupancy.
Traffic control signs as shown are not enforcible by police unless properly included by
Municipal Ordinance made through application of the site owner under new Jersey 39:5-1.
Emergency contact numbers for site issues with twenty-four hour contact should be provided to Police
prior to start of construction.
Other - Any speed limit or "no parking" signs installed must be adopted by Municipal Ordinance in
order to be enforceable by police
Other - If parking capacity is reached there is no offsite parking permitted on Sicklerville Road. It is a
concern that vehicles would park here if the parking lot is filled. Please ensure that overflow parking is
addressed.
Other - Please reconfirm that all corners and roadway bends are evaluated for safe firetruck access and
movement. We recently encountered a similar issue in the Village Green Development, which required the
installation of GT Ordinance I.O:81-14 prohibiting parking at the bends. This measure, while necessary
for safety, resulted in reduced parking availability for residents.
Other - I recommend that this site plan be evaluated and reviewed by Camden County due to the level
of impact this project can have on Sicklerville Road and the levels of service.
Other - Please ensure the site layout provides adequate access and maneuverability for fire apparatus,
trash collection vehicles, and other emergency vehicles to safely enter and exit the site. Should provide
turning templates demonstrating that passenger vehicles, delivery vehicles, and emergency apparatus can
safely maneuver within the internal and circulation areas.
Review Date: 03/09/26
Reviewed By: Capi Anthony Mussi #222 Signature:
Date: 03/09/26

GLOUCESTER TOWNSHIP
JOIN THE EXCITEMENT

DAVID R. HOYE
Mayor
THOMAS G. CARDINIS
Business Administrator
S. DANIEL HULT
Editor
NANCY J. POWER
Township Clerk/RMC

March 5, 2026

Township of Gloucester
Dept. of Community Development
P.O. Box 8
Blackwood, New Jersey 08012

Re: Application #ZB-26-005
R&R Group Development, LLC
2120 & 2136 Sicklerville Road, NJ 08081
Block 19502, Lots 26 & 27

To Whom May Concern:

In response to your letter regarding the above application, a Form "A" Application
is required.

Should you have any further questions, please feel free to contact me.

Very truly yours,
Gabriel Mosquera, Director
Gloucester Township Sewer Utility Department

GM:mh

COOPER LEVENSON, P.A.
ATTORNEYS AT LAW
1415 Marlton Pike (Route 70) East
Cherry Hill Plaza - Suite 205
Cherry Hill, NJ 08034
Phone (856) 795-9110
Toll Free (800) 529-3161
Fax 856-795-8641
www.cooperlevenson.com

SCOTT J. GOOD
Admitted to PA Bar
EMAIL: sgood@cooperlevenson.com

February 26, 2026

Via Hand Delivery

Jenna Albano
Planning and Zoning Board Clerk
Gloucester Township Municipal Building
1261 Chews Landing-Clementon Rd.,
Laurel Springs, New Jersey 08021

RE: R&R Group Development LLC
Properties located at 2120 & 2136 Sicklerville Road, also identified as Block 19502,
Lots 26 and 27, Township of Gloucester, Camden County, New Jersey

Dear Ms. Albano:

We are the attorneys for R&R Group Development LLC ("Applicant"), is requesting preliminary
and final Major Site Plan approval, bulk variance relief and d(5) use variance relief for maximum density
to develop a 5-unit townhouse condominium on one (1) existing lot. The existing property is
known as Block 19502, Lots 26 and 27, the property is located in the RA Residential
Attached (Townhouse Condominium) Zoning District. Variances are required for minimum setback from
tract perimeter (street) 75 ft & other 50 FT), as well as an existing non-conforming tract size,
buildable land area of tract and tract frontage, and maximum building height, where 35 ft is
required and 37.2 ft is proposed.

Applicant also seeks bulk variance relief from existing, non-conformities for: (d) tract size
where 10 ac is required, 0.825 ac is existing/proposed; (e) buildable land area of tract where 5 ac
is required and 0.825 ac is existing/proposed; and (f) tract frontage where 300 ft. is required and
213.81 ft. is existing/proposed.

Applicant further seeks a d(5) use variance relief for maximum density where 3 dwelling
units per acre are permitted and 6 dwelling units per acre is proposed.
Applicant also requests any variances, waivers or exceptions that the Gloucester Township
Zoning Board may deem necessary and/or appropriate.

COOPER LEVENSON, P.A.
Jenna Albano
February 26, 2026
Page 2 of 8

Applicant further seeks: (g) d(5) use variance relief for maximum density where 3 dwelling
units per acre are required and 6 units per acre is proposed.

In support this application we are submitting the following items:

1. One (1) copy of the Application Checklist;
2. Original and four (4) copies of the Land Development Application with Project Narrative,
Disclosure Statement and Authorization of Owner;
3. Five (5) copies of the Submission Checklist;
4. Ten (10) full size (24x36) signed and sealed Plan of Survey and Topography prepared by K2
Consulting Engineers, Inc., dated August 8, 2025, consisting of 1 sheet;
5. Ten (10) full size (24x36) signed and sealed Preliminary and Final Major Site Plan
prepared by K2 Consulting Engineers, Inc., dated September 2, 2025, consisting of
seventeen (17) sheets;
6. Four (4) copies of the Stormwater Management Report prepared by K2
Engineering, Inc., dated December 1, 2025, consisting of 287 pages;
7. Four (4) copies of the Stormwater Management Facility Operations & Maintenance
Manual prepared by K2 Consulting Engineers, Inc., dated December 1, 2025, consisting
of 48 pages;
8. Five (5) copies of the site photographs;
9. One (1) copy of the 200 ft. property owners list dated December 29, 2025;
10. One (1) copy of correspondence dated January 8, 2026 from the Gloucester Township
Tax Collector certifying payment;
11. One (1) original executed Escrow Agreement;
12. One (1) original executed W-9 Form;
13. Applicant's checks in the amount of $2,660.00 and $16,250.00 in payment of the
application fees, escrow fees and publication of decision fee; and

COOPER LEVENSON, P.A.
Jenna Albano
February 26, 2026
Page 3 of 3

If you require anything additional, please feel free to contact me.

Very truly yours,
Cooper Levenson, P.A.

Scott J. Good
SJG/In
Enclosures:
cc: R&R Group Development LLC (via email, w/ enclosures)
John W. Kornick, PE, P.E. (via email, w/ enclosures)

NO-C2N3CBX6 4912-6972-9707.1

SICKELS &
ASSOCIATES, INC.
Engineers • Planners • Surveyors

April 9, 2026

Jenna Albano
Office of Community Development & Planning
Gloucester Township
Chews Landing Road at Hider Lane
P.O. Box 8, Blackwood, NJ 08021

RE: PRELIMINARY & FINAL MAJOR SITE PLAN
WITH BULK VARIANCES & USE VARIANCES
APPLICANT: R&R DEVELOPMENT GROUP
2120 & 2136 SICKLVERVILLE ROAD
COMPLETENESS/TECHNICAL REVIEW #1
GLOUCESTER TWP. APPLICATION NO. ZB-26-005
S&A FILE NO. GTZB-1055

Dear Ms. Albano:

As of April 9, 2026, our office has received the following documents as part of the Zoning
Board application package for the property located 2120 and 2136 Sicklerville Road.

1. Zoning Board Letter of Transmittal, March 4, 2026
2. Land Development Application with Project Narrative
3. Land Development Ordinance Submission Checklist
4. List of Variances and Waivers, prepared by K2 Consulting Engineers, dated
October 22, 2025
5. Photograph Exhibit, prepared by K2 Consulting Engineers, Inc., dated October
22, 2025
6. Stormwater Management Facility Operations & Maintenance Manual, prepared
by K2 Consulting Engineers, Inc.
7. Plan of Survey and Topography, prepared by K2 Consulting Engineers, Inc.,
dated June 9, 2026
8. Preliminary & Final Major Site Plan, prepared by K2 Consulting Engineers, Inc.,
dated (Sheets 1 - 16 of 16).

The applicant is seeking approval of a preliminary and final major site plan to create a five-
unit townhouse condominium development. The property is located in the RA Residential
Attached zoning district.

COMPLETENESS COMMENTS:
We refer to the Zoning Board Engineer, however, Item 42. Floor Plans have not
been provided. As these critical submission items have not been provided, our office
recommends the application be deemed incomplete.

ZONING:
The property is within the RA Residential Attached Zoning District (500-407) which permits
townhouse dwellings.

BA BACH Associates, PC
ENGINEERS • ARCHITECTS • PLANNERS
304 White Horse Pike • Haddon Heights, NJ 08035
Phone (856) 546-8611 • Fax (856) 546-8612

RE: PRELIMINARY & FINAL MAJOR SUBDIVISION PLAN
WITH D(5) VARIANCE & BULK VARIANCES
APPLICANT: R&R DEVELOPMENT GROUP
2120 & 2136 SICKLERVILLE ROAD
COMPLETENESS/TECHNICAL REVIEW #1
GLOUCESTER TWP. APPLICATION NO. ZB-26-005
S&A FILE NO. GTZB-1055
April 9, 2026

Completeness Comments
We offer the following completeness comments in reference to the Land Development
Ordinance Submission Checklist. We defer to the Office of Community Development and
Planning staff for review of administrative items.

Item 5. Four (4) copies of the Environmental Impact Report (see § 816).
The applicant requested a waiver. The applicant should provide testimony
regarding any site investigation that was performed to
verify impact of prior uses to the residential use.

Item 7. Four (4) copies of the Traffic Impact Report (see § 815).
The applicant requested a waiver.

Item 8. Four (4) copies of the Recycling Report.
The applicant requested a waiver. The trash pickup location
should be discussed with the Board.

Item 42. Floor plans where multiple dwelling units or more than one use is
proposed that have different parking standards.
The applicant should request a waiver. Provide testimony regarding the
preliminary design of the dwellings. The applicant may be
responsible to comply with Section 500-512.C(1) and C(2) of the
Residential building design standards (facades and rooflines) along
with Section 500-407.G (lockable storage).

Item 50. Each block and lot within each block shall be numbered as
approved by the Tax Assessor.
The Tax Assessor must approve the lot number for the consolidated lot.

Item 65. For all existing or proposed lakes or ponds or on within 500 feet of
the development, show the location and water level elevations.
The applicant requested a waiver.

Item 108. Environmental Constraints Map (see § 519).
The applicant requested a waiver.

We have no objection to the submission waivers that were requested by the applicant,
except as noted above. Pending testimony from the applicant, and any comments from the Board
and its professionals regarding completeness, we offer the following comments.

Technical Comments
Site Plan
1. Provide testimony regarding the Cover a D(5) variance and bulk variances.
2. Provide additional signature lines on the Cover for the Zoning Board Engineer and
Zoning Board Planner.
3. Deeds and legal descriptions for the lot consolidation and condo units must be provided for
review.
4. Revise the Variance List on Sheet 2 to remove the D(5) reference regarding the height
variance request.
5. Label the vertical concrete curb on the Site Plan.
6. The apex of the sight triangles must be moved to be 20 feet behind the curb line (Section
500-515.N).
7. Screening must be provided between the rear concrete patios (Section 500-512(3)).
8. We recommend for the main driveway (between the first dwelling and Sicklerville Road)
to have pained yellow curb and no parking signs on both sides.
9. The need for additional parking should be discussed with the Board. Additional parking
spaces may be feasible.
10. The need for an enhanced turn-around design at the end of the court should be discussed
with the Board. Mountable curb and stabilized earth at the end of the court may improve
maneuvering of emergency vehicles.
11. Show the location of the basin gate on the Site Plan.
12. The first dwelling is about 8 feet from the retaining wall. Any tie-backs for the wall must
be designed to accommodate the foundation walls and basement.
13. Add a note to the plan to indicate that an as-built plan will be required prior to the issuance
of a certificate of occupancy (Section 500-506.C).
14. The applicant must coordinate with the proper authority regarding lot addresses, location
of the mailboxes, and location of trash pick-up.

Grading, Drainage & Stormwater Management
1. The groundwater recharge requirement must be addressed. The groundwater recharge
application applies to previously developed areas within the PA 1 Metropolitan
Planning Area. Provide the groundwater recharge spreadsheet to demonstrate
compliance.
2. It appears that some runoff from Sicklerville Road will be collected in CB-#1-2. The
stormwater design should be revised to address the impact if necessary.
3. Test Pit 1 did not include a soil test. Justification must be provided.
4. Provide erosion controls or a means to convey runoff from the rear yards into the basin.
As shown, the runoff will spill over the retaining wall. A yard drain and piping may be
needed.
5. Soil replacement is noted on page 9 of the stormwater report. The location and depth
of the replacement must be shown on the grading plan and on the section view.
6. Revise the Grading Plan to label the K5 sand.
7. Revise the Grading Plan to label the K5 sand.
8. Label the stormwater BMP as a "small scale infiltration basin" on the Grading Plan.
9. The E-inlet conversion in Sicklerville Road may conflict with the sanitary sewer. We
recommend for the sewer department to review the construction. Field adjustment of
the new inlet may be necessary during construction.
10. Construction Details
1. Revise the typical Basin 1 Section Detail on Sheet 11 to depict the retaining wall.
2. Add a note to the Stone Retaining Wall Detail on Sheet 13 to indicate that structural
drawings, signed by a professional engineer, must be prepared for construction.
3. Provide a trash rack detail for the outlet structure.

Miscellaneous
1. The Application may require the following approvals as a condition of any Board approval.
a. The applicant may require the following approvals as a condition of any Board approval.
b. Camden County Soil Conservation District
c. Gloucester Township Sewer Department
d. Camden County Municipal Utilities Authority
e. NJDEP-Treatment Works Approval
f. Aqua New Jersey

2. Road openings will be required for any work in the Sicklerville Road right-of-way.
3. Provide a construction cost estimate for the proposed site improvements.

If you have any questions, please feel free to contact this office.

Very truly yours,
SICKELS & ASSOCIATES, INC.

Stephen Cosaboon, PE, PP, CME, CFM, Zoning Board Engineer

Cc: Gloucester Township Zoning Board Chairman and Members (via email and regular mail)
Vince Borrelli, Director/Planner (via email only)
Donna Jones, Gloucester Township Zoning Officer (via email only)
Anthony Costa, Esq., Zoning Board Solicitor (via email only)
Candace Kanapłue, PP, AICP, Board Planner (via email only)
R&R Group Development, LLC, Applicant
JELP, Inc., Owner
Scott J. Good, Esq., Applicant's Attorney (via email and US mail)
John W. Kornick, PE, P.E. (Applicant's Engineer (via email, w/ enclosures)

S:\Project Gloucester Twp. Zoning Board\GTZB-26-005 R&R Group Dev LLC\Application Reviews\Review No. 1\Completeness Tech.
Review 1-04-09-2026.docx
5

BA BACH Associates, PC
ENGINEERS • ARCHITECTS • PLANNERS
304 White Horse Pike • Haddon Heights, NJ 08035
Phone (856) 546-8611 • Fax (856) 546-8612

April 15, 2026

Township of Gloucester
Chews Landing-Clementon Rd., at Hider Lane
PO Box 8
Blackwood, NJ 08012-0008

Attn: Jenna Albano, Planning and Zoning Board Clerk
Re: Major Site Plan & Use D(5) and Bulk Variances
R&R Group Development, LLC
2120 & 2136 Sicklerville Road
Block 19502, Lots 26 & 27
Review No. 1
Basd Project No. GTPB2026-10
GTZB Application No. ZB-26-005

Dear Ms. Albano:

We have received the following items submitted for the referenced project:

* Zoning Board Letter of Transmittal, March 4, 2026
* Land Development Application with Project Narrative
* Land Development Ordinance Submission Checklist
* List of Variances and Waivers, prepared by K2 Consulting Engineers, Inc., dated
October 22, 2025
* Photograph Exhibit, prepared by K2 Consulting Engineers; Inc., dated October 22,2025
* Stormwater Management Facility Operations & Maintenance Manual, prepared by
K2 Consulting Engineers, Inc.
* One sheet plan entitled "Plan of Survey and Topography," prepared by K2 Consulting
Engineers, Inc., dated June 9, 2026
* 16-sheet plan entitled "Preliminary & Final Major Site Plan," prepared by K2 Consulting
Engineers, Inc., dated September 2, 2025

Major Site Plan & Use D(5) and Bulk Variances
R&R Group Development, LLC
2120 & 2136 Sicklerville Road
Block 19502, Lots 26 & 27
Review No. 1
Basd Project No. GTPB2026-10
GTZB Application No. ZB-26-005
April 15, 2026
Page 2 of 8

SITE INFORMATION:
Applicant: R & R Group Development, LLC
1749 Delsea Drive
Deptford, NJ 08096
856-857-5540

Owner Lot: JELP, INC./ James F. Pisano
30 Covington Lane
Voorhees, NJ 08043

PROJECT SUMMARY:
The applicant seeks a D(5) density use variance approval to allow six (6) dwelling units per acre
where a density of three (3) dwelling units per acre is permitted. The subject property is a 0.825
acre property and the applicant proposes to develop a five-unit townhouse condominium
development. The Applicant is also seeking preliminary and final major subdivision and bulk
variances in addition to the D(5) use variance. Bulk variances for setbacks, tract size,
and building height are being requested. The two (2) parcels are located on the easterly side
of Sicklerville Road (County Route 705) between the Dickenson Drive loop road in the Township's
Residential Attached (RA) Zoning District. The existing lots are vacant and consist of
woodland and grass.

COMPLETENESS:
We defer completeness comments to the Zoning Board Engineer, however Item 42. Floor Plans have not
been provided. As these critical submission items have not been provided, our office
recommends the application be deemed incomplete.

ZONING:
The property is within the RA Residential Attached Zoning District (500-407) which permits
townhouse dwellings.

BA BACH Associates, PC
ENGINEERS • ARCHITECTS • PLANNERS
304 White Horse Pike • Haddon Heights, NJ 08035
Phone (856) 546-8611 • Fax (856) 546-8612

Major Site Plan & Use D(5) and Bulk Variances
R&R Group Development, LLC
2120 & 2136 Sicklerville Road
Block 19502, Lots 26 & 27
Review No. 1
Basd Project No. GTPB2026-10
GTZB Application No. ZB-26-005
April 15, 2026
Page 3 of 8

The following table indicates the bulk standards for the entire lot based on the current MD
standards.

Section
Required
Existing
Proposed
Compliance
$500-407.E.(1) Min Tract
Size
10 acres
0.825
0.825
Variance
$500-407.E.(2) Min
buildable land area of tract
5 acres
0.825
0.825
Variance
$500-407.E.(3) Min
common space / open space
60.0%
100%
70.8%
Complies
$500-407.E(4) Min tract
frontage
300 feet
213.81
213.81
Variance
$500-407.E.(6) Building
setback from tract
perimeter
75 feet
street
50 feet
otherwise
3.4 feet
/ 24.4 feet
Variance
$500-407.E.(6) Min
building length
Max
240 feet
-
100 feet
Complies
$500-407.E.(7) Min
dwelling units per structure
Max
6
-
3
Variance
(Use)
$500-407.E.(8) Min
building height
Max
35 feet
-
37.2 feet
Variance
Min distance from front of
building to other building
50 feet
-
163.5 feet
Complies
Min distance from side of
building to other building
40 feet
-
53.9 feet
Complies
Min distance from rear of
building to other building
80 feet
-
129.3 feet
Complies
Min distance from rec or
maintenance facility to any
dwelling
100 feet
-
Complies

VARIANCES:
1k. Minimum Tract Size - §500-407.E.(1) The applicant is proposing a 0.825 tract
where a minimum of 10 acres is required. A variance is required.

2m. Minimum buildable land area of tract - §500-407.E.(2) The applicant is proposing a
0.825 acre buildable land area of tract where a minimum of 5 acres is required. A variance is
required.

3c. Minimum tract frontage - §500-407.E.(4) The applicant is proposing a 213.81 feet of
frontage where a minimum of 300 feet is required. A variance is required.

4c. Minimum street setback - §500-407.E.(5) The applicant is proposing a 3.4 foot setback
from the street where a minimum of 75 feet is required. A variance is required.

5c. Minimum setback of tract - §500-407.E.(5) The applicant is proposing a 24.4 foot
setback from lots 9, 10 and 11 where a minimum of 50 feet is required. A variance is required.

6c. Minimum buildable height - §500-407.F(1) The applicant is proposing a building height
of 37.2 feet where a maximum of 35 feet is required. A variance is required.

Standard of Proof for "C" Variances:
1c. 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 or the property or the exceptional topographic
conditions uniquely affecting the property, or the structures lawfully existing upon the
property.

2c. 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 how 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.

Use Variance:
1c. The applicant is proposing a density of six (6) dwelling units per acre where a maximum
of three (3) dwelling units per acre is permitted. A D(5) variance is required.

2c. The applicant should address the following items for the Board to evaluate the impact of
the proposed application on the neighboring properties and the Township:
a. Compatibility of the proposed use with surrounding uses.
b. How the applicant proposes to minimize the impacts of the use variance.

3c. The applicant should address the following items for the Board to evaluate the impact of
the proposed application on the neighboring properties and the Township:
a. Confirm that the use will not harm or detract from the use and character of
neighboring properties.
b. Confirm that the property is suitable for the proposed use.
c. Testify as to how the use will serve the interests of the Township.
d. How the use will not adversely affect public utilities and services.
e. Confirm that the use will not adversely affect the drainage of the adjacent
neighborhood.
f. Confirm that the use will not adversely affect traffic and pedestrian safety.

Standard of Proof for "D" Variances:
For "D" variances it is the applicant's obligation to present the "Positive" and "Negative" criteria
to justify the variance. The applicant must prove to the satisfaction of the Board that there are
"special reasons" for the Board to exercise its jurisdiction to grant the requested relief,
demonstrating that the site is particularly suited to the proposed use and that the proposal will
advance the purposes of Municipal Land Use Law (N.J.S.A. 40:55D-2) and the Township's
Master Plan and Zoning ordinances (POSITIVE).
The applicant must also show that the variance can be granted without substantial detriment to the
public good and that the variance will not substantially impair the intent of the Master Plan or zoning plan
and whether there are any potential impacts to the public good. We should provide testimony
demonstrating that the proposal will meet the variance criteria.

AFFORDABLE HOUSING:
1c. In accordance with $500-104, a 20% affordable housing set-aside is required when a
development consists of five or more new residential units at a density of greater than
five units per acre. As the Applicant is proposing five (5) residential units at a density
of six (6) units per acre, the following is required:
5 dwelling units x 20% = 1 affordable housing unit required
One (1) of the five (5) proposed townhouses is required to be an affordable housing unit
in accordance with Article X and §500-902.

LANDSCAPING AND SCREENING:
1c. In accordance with §500-512.C.(3), "Where an outdoor living space is included for a unit,
it shall be provided with adequate visual screening from all other neighboring dwelling
units, outdoor living space, parking areas and roadways. Screening may be
accompanied with plant materials. Masonry structures or wood fencing is a minimum of
four feet in height. Architectural elements, such as masonry walls and fences, shall be
compatible in both style and materials with the dwelling unit." The Applicant shall revise
the plans to show a year-round screen around the proposed patios.

2c. The applicant shall add deciduous shrubs to the basin plantings to provide year-round
visual interest.

GENERAL COMMENTS:
1c. In accordance with $500-407.G., each townhouse must have a minimum of 50 sf of
lockable storage in addition to closet storage in bedrooms, bathrooms and kitchens.
Architectural floor plans have not been submitted with this application, as required,
consequently the applicant has not demonstrated compliance with this requirement.

2c. In accordance with §500-512.C.(2), "rooflines of at least 30% of the number of units,
which are attached in a structure, shall be staggered in height by not less than 5% of the
height of the rooflines of the remaining units in such structure. The roofline should be
discontinuous through the combination of two- and three-story townhomes and one-
story flats. Chimneys, skylights, dormers, and other roof structures are encouraged to
vary the elevation and provide additional light into upper story units." Architectural
elevations have not been submitted with this application, as required, thus the applicant
has not demonstrated compliance with this requirement.

3c. Building elevations and floor plans must be provided to verify conformance with the
architectural design, maximum permit height and storage requirements.

4c. The Applicant shall provide information as to how trash and recycling disposal and
storage will be handled.

APPROVAL PROCESS:
1c. If the Zoning Board grants final approval to this project, the following requirements are
applicable:
a. The applicant's engineer must make appropriate revisions to the final plan pursuant to
the Zoning Board action.
b. Ten (10) copies of the final plan should be submitted to the Community
Development and Planning Office for review, approval and signature.
c. An inspection escrow and performance bond is required for this project and an
estimate for all on/off site improvements (excluding structures) must be
reviewed and approved by the Township Engineer. The inspection escrow must
be posted prior to the issuance of any building permits.
d. The applicant must contact the Community Development and Planning Office to
secure any outstanding review escrow accounts prior to this office reviewing
revised plans or signing off on approved plans.

2c. The applicant shall obtain all required approvals from all outside agencies having
jurisdiction over the project.

If there are any questions or if any additional information is required please contact this office.

Very truly yours,
BA BACH ASSOCIATES, PC

Steven M. Bach, PE, RA, PP, PLS, CME
President

Candace Kanapłue, PP, AICP, Associate

Cc: Gloucester Township Zoning Board Members
Anthony Costa, Esq., Zoning Board Solicitor
Vince Borrelli, Director of Community Development
Donna Jones, Zoning Officer
JELP, Inc., Owner
R&R Group Development, LLC, Applicant
Scott J. Good, Esq., Applicant's Attorney
John W. Kornick, PE, P.E., Applicant's Professional Engineer

SJGTZ B-26-005 R&R Group Dev LLC\Application Reviews\Review No. 1\Completeness Tech. Review 1-04-09-2026.docx
S:\Project Gloucester Twp. Zoning Board\GTZB-26-005 R&R Group Dev LLC\Application Reviews\Review No. 1\Completeness Tech.
Review 1-04-09-2026.docx
7

SICKELS &
ASSOCIATES, INC.
Engineers • Planners • Surveyors
April 9, 2026

Jenna Albano
Office of Community Development & Planning
Gloucester Township
Chews Landing Road at Hider Lane
P.O. Box 8, Blackwood, NJ 08021

RE: PRELIMINARY & FINAL MAJOR SITE PLAN
WITH BULK VARIANCES & USE VARIANCES
APPLICANT: R&R DEVELOPMENT GROUP
2120 & 2136 SICKLERVILLE ROAD
COMPLETENESS/TECHNICAL REVIEW #1
GLOUCESTER TWP. APPLICATION NO. ZB-26-005
S&A FILE NO. GTZB-1055

Dear Ms. Albano:

As of April 9, 2026, our office has received the following documents as part of the Zoning
Board application package for the property located 2120 and 2136 Sicklerville Road.

1. Zoning Board Letter of Transmittal, March 4, 2026
2. Land Development Application with Project Narrative
3. Land Development Ordinance Submission Checklist
4. List of Variances and Waivers, prepared by K2 Consulting Engineers, dated
October 22, 2025
5. Photograph Exhibit, prepared by K2 Consulting Engineers, Inc., dated October
22, 2025
6. Stormwater Management Facility Operations & Maintenance Manual, prepared
by K2 Consulting Engineers, Inc.
7. Plan of Survey and Topography, prepared by K2 Consulting Engineers, Inc.,
dated June 9, 2026
8. Preliminary & Final Major Site Plan, prepared by K2 Consulting Engineers, Inc.,
dated (Sheets 1 - 16 of 16).

The applicant is seeking approval of a preliminary and final major site plan to create a five-
unit townhouse condominium development. The property is located in the RA Residential
Attached zoning district.

COMPLETENESS COMMENTS:
We refer to the Zoning Board Engineer, however, Item 42. Floor Plans have not
been provided. As these critical submission items have not been provided, our office
recommends the application be deemed incomplete.

ZONING:
The property is within the RA Residential Attached Zoning District (500-407) which permits
townhouse dwellings.

BA BACH Associates, PC
ENGINEERS • ARCHITECTS • PLANNERS
304 White Horse Pike • Haddon Heights, NJ 08035
Phone (856) 546-8611 • Fax (856) 546-8612

RE: PRELIMINARY & FINAL MAJOR SUBDIVISION PLAN
WITH D(5) VARIANCE & BULK VARIANCES
APPLICANT: R&R DEVELOPMENT GROUP
2120 & 2136 SICKLERVILLE ROAD
COMPLETENESS/TECHNICAL REVIEW #1
GLOUCESTER TWP. APPLICATION NO. ZB-26-005
S&A FILE NO. GTZB-1055
April 9, 2026

Completeness Comments
We offer the following completeness comments in reference to the Land Development
Ordinance Submission Checklist. We defer to the Office of Community Development and
Planning staff for review of administrative items.

Item 5. Four (4) copies of the Environmental Impact Report (see § 816).
The applicant requested a waiver. The applicant should provide testimony
regarding any site investigation that was performed to
verify impact of prior uses to the residential use.

Item 7. Four (4) copies of the Traffic Impact Report (see § 815).
The applicant requested a waiver.

Item 8. Four (4) copies of the Recycling Report.
The applicant requested a waiver. The trash pickup location
should be discussed with the Board.

Item 42. Floor plans where multiple dwelling units or more than one use is
proposed that have different parking standards.
The applicant should request a waiver. Provide testimony regarding the
preliminary design of the dwellings. The applicant may be
responsible to comply with Section 500-512.C(1) and C(2) of the
Residential building design standards (facades and rooflines) along
with Section 500-407.G (lockable storage).

Item 50. Each block and lot within each block shall be numbered as
approved by the Tax Assessor.
The Tax Assessor must approve the lot number for the consolidated lot.

Item 65. For all existing or proposed lakes or ponds or on within 500 feet of
the development, show the location and water level elevations.
The applicant requested a waiver.

Item 108. Environmental Constraints Map (see § 519).
The applicant requested a waiver.

We have no objection to the submission waivers that were requested by the applicant,
except as noted above. Pending testimony from the applicant, and any comments from the Board
and its professionals regarding completeness, we offer the following comments.

Technical Comments
Site Plan
1. Provide testimony regarding the Cover a D(5) variance and bulk variances.
2. Provide additional signature lines on the Cover for the Zoning Board Engineer and
Zoning Board Planner.
3. Deeds and legal descriptions for the lot consolidation and condo units must be provided for
review.
4. Revise the Variance List on Sheet 2 to remove the D(5) reference regarding the height
variance request.
5. Label the vertical concrete curb on the Site Plan.
6. The apex of the sight triangles must be moved to be 20 feet behind the curb line (Section
500-515.N).
7. Screening must be provided between the rear concrete patios (Section 500-512(3)).
8. We recommend for the main driveway (between the first dwelling and Sicklerville Road)
to have pained yellow curb and no parking signs on both sides.
9. The need for additional parking should be discussed with the Board. Additional parking
spaces may be feasible.
10. The need for an enhanced turn-around design at the end of the court should be discussed
with the Board. Mountable curb and stabilized earth at the end of the court may improve
maneuvering of emergency vehicles.
11. Show the location of the basin gate on the Site Plan.
12. The first dwelling is about 8 feet from the retaining wall. Any tie-backs for the wall must
be designed to accommodate the foundation walls and basement.
13. Add a note to the plan to indicate that an as-built plan will be required prior to the issuance
of a certificate of occupancy (Section 500-506.C).
14. The applicant must coordinate with the proper authority regarding lot addresses, location
of the mailboxes, and location of trash pick-up.

Grading, Drainage & Stormwater Management
1. The groundwater recharge requirement must be addressed. The groundwater recharge
application applies to previously developed areas within the PA 1 Metropolitan
Planning Area. Provide the groundwater recharge spreadsheet to demonstrate
compliance.
2. It appears that some runoff from Sicklerville Road will be collected in CB-#1-2. The
stormwater design should be revised to address the impact if necessary.
3. Test Pit 1 did not include a soil test. Justification must be provided.
4. Provide erosion controls or a means to convey runoff from the rear yards into the basin.
As shown, the runoff will spill over the retaining wall. A yard drain and piping may be
needed.
5. Soil replacement is noted on page 9 of the stormwater report. The location and depth
of the replacement must be shown on the grading plan and on the section view.
6. Revise the Grading Plan to label the K5 sand.
7. Revise the Grading Plan to label the K5 sand.
8. Label the stormwater BMP as a "small scale infiltration basin" on the Grading Plan.
9. The E-inlet conversion in Sicklerville Road may conflict with the sanitary sewer. We
recommend for the sewer department to review the construction. Field adjustment of
the new inlet may be necessary during construction.
10. Construction Details
1. Revise the typical Basin 1 Section Detail on Sheet 11 to depict the retaining wall.
2. Add a note to the Stone Retaining Wall Detail on Sheet 13 to indicate that structural
drawings, signed by a professional engineer, must be prepared for construction.
3. Provide a trash rack detail for the outlet structure.

Miscellaneous
1. The Application may require the following approvals as a condition of any Board approval.
a. The applicant may require the following approvals as a condition of any Board approval.
b. Camden County Soil Conservation District
c. Gloucester Township Sewer Department
d. Camden County Municipal Utilities Authority
e. NJDEP-Treatment Works Approval
f. Aqua New Jersey

2. Road openings will be required for any work in the Sicklerville Road right-of-way.
3. Provide a construction cost estimate for the proposed site improvements.

If you have any questions, please feel free to contact this office.

Very truly yours,
SICKELS & ASSOCIATES, INC.

Stephen Cosaboon, PE, PP, CME, CFM, Zoning Board Engineer

Cc: Gloucester Township Zoning Board Chairman and Members (via email and regular mail)
Vince Borrelli, Director/Planner (via email only)
Donna Jones, Gloucester Township Zoning Officer (via email only)
Anthony Costa, Esq., Zoning Board Solicitor (via email only)
Candace Kanapłue, PP, AICP, Board Planner (via email only)
R&R Group Development, LLC, Applicant
JELP, Inc., Owner
Scott J. Good, Esq., Applicant's Attorney (via email and US mail)
John W. Kornick, PE, P.E. (Applicant's Engineer (via email, w/ enclosures)

S:\Project Gloucester Twp. Zoning Board\GTZB-26-005 R&R Group Dev LLC\Application Reviews\Review No. 1\Completeness Tech.
Review 1-04-09-2026.docx
2

BA BACH Associates, PC
ENGINEERS • ARCHITECTS • PLANNERS
304 White Horse Pike • Haddon Heights, NJ 08035
Phone (856) 546-8611 • Fax (856) 546-8612

Major Site Plan & Use D(5) and Bulk Variances
R&R Group Development, LLC
2120 & 2136 Sicklerville Road
Block 19502, Lots 26 & 27
Review No. 1
Basd Project No. GTPB2026-10
GTZB Application No. ZB-26-005
April 15, 2026
Page 4 of 8

The following table indicates the bulk standards for the entire lot based on the current MD
standards.

Section
Required
Existing
Proposed
Compliance
§500-407.E.(1) Min Tract
Size
10 acres
0.825
0.825
Variance
§500-407.E.(2) Min
buildable land area of tract
5 acres
0.825
0.825
Variance
§500-407.E.(3) Min
common space / open space
60%
100%
70.8%
Complies
§500-407.E(4) Min tract
frontage
300 feet
213.81
213.81
Variance
§500-407.E.(6) Building
setback from tract
perimeter
75 feet
street
50 feet
otherwise
3.4 feet
/ 24.4 feet
Variance
§500-407.E.(6) Min
building length
Max
240 feet
-
100 feet
Complies
§500-407.E.(7) Min
dwelling units per structure
Max
6
-
3
Variance
(Use)
§500-407.E.(8) Min
building height
Max
35 feet
-
37.2 feet
Variance
Min distance from front of
building to other building
50 feet
-
163.5 feet
Complies
Min distance from side of
building to other building
40 feet
-
53.9 feet
Complies
Min distance from rear of
building to other building
80 feet
-
129.3 feet
Complies
Min distance from rec or
maintenance facility to any
dwelling
100 feet
-
Complies

VARIANCES:
1k. Minimum Tract Size - §500-407.E.(1) The applicant is proposing a 0.825 tract
where a minimum of 10 acres is required. A variance is required.

2m. Minimum buildable land area of tract - §500-407.E.(2) The applicant is proposing a
0.825 acre buildable land area of tract where a minimum of 5 acres is required. A variance is
required.

3c. Minimum tract frontage - §500-407.E.(4) The applicant is proposing a 213.81 feet of
frontage where a minimum of 300 feet is required. A variance is required.

4c. Minimum street setback - §500-407.E.(5) The applicant is proposing a 3.4 foot setback
from the street where a minimum of 75 feet is required. A variance is required.

5c. Minimum setback of tract - §500-407.E.(5) The applicant is proposing a 24.4 foot
setback from lots 9, 10 and 11 where a minimum of 50 feet is required. A variance is required.

6c. Minimum buildable height - §500-407.F(1) The applicant is proposing a building height
of 37.2 feet where a maximum of 35 feet is required. A variance is required.

Standard of Proof for "C" Variances:
1c. 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 or the property or the exceptional topographic
conditions uniquely affecting the property, or the structures lawfully existing upon the
property.

2c. 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 how 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.

Use Variance:
1c. The applicant is proposing a density of six (6) dwelling units per acre where a maximum
of three (3) dwelling units per acre is permitted. A D(5) variance is required.

2c. The applicant should address the following items for the Board to evaluate the impact of
the proposed application on the neighboring properties and the Township:
a. Compatibility of the proposed use with surrounding uses.
b. How the applicant proposes to minimize the impacts of the use variance.

3c. The applicant should address the following items for the Board to evaluate the impact of
the proposed application on the neighboring properties and the Township:
a. Confirm that the use will not harm or detract from the use and character of
neighboring properties.
b. Confirm that the property is suitable for the proposed use.
c. Testify as to how the use will serve the interests of the Township.
d. How the use will not adversely affect public utilities and services.
e. Confirm that the use will not adversely affect the drainage of the adjacent
neighborhood.
f. Confirm that the use will not adversely affect traffic and pedestrian safety.

Standard of Proof for "D" Variances:
For "D" variances it is the applicant's obligation to present the "Positive" and "Negative" criteria
to justify the variance. The applicant must prove to the satisfaction of the Board that there are
"special reasons" for the Board to exercise its jurisdiction to grant the requested relief,
demonstrating that the site is particularly suited to the proposed use and that the proposal will
advance the purposes of Municipal Land Use Law (N.J.S.A. 40:55D-2) and the Township's
Master Plan and Zoning ordinances (POSITIVE).
The applicant must also show that the variance can be granted without substantial detriment to the
public good and that the variance will not substantially impair the intent of the Master Plan or zoning plan
and whether there are any potential impacts to the public good. We should provide testimony
demonstrating that the proposal will meet the variance criteria.

AFFORDABLE HOUSING:
1c. In accordance with $500-104, a 20% affordable housing set-aside is required when a
development consists of five or more new residential units at a density of greater than
five units per acre. As the Applicant is proposing five (5) residential units at a density
of six (6) units per acre, the following is required:
5 dwelling units x 20% = 1 affordable housing unit required
One (1) of the five (5) proposed townhouses is required to be an affordable housing unit
in accordance with Article X and §500-902.

LANDSCAPING AND SCREENING:
1c. In accordance with §500-512.C.(3), "Where an outdoor living space is included for a unit,
it shall be provided with adequate visual screening from all other neighboring dwelling
units, outdoor living space, parking areas and roadways. Screening may be
accompanied with plant materials. Masonry structures or wood fencing is a minimum of
four feet in height. Architectural elements, such as masonry walls and fences, shall be
compatible in both style and materials with the dwelling unit." The Applicant shall revise
the plans to show a year-round screen around the proposed patios.

2c. The applicant shall add deciduous shrubs to the basin plantings to provide year-round
visual interest.

GENERAL COMMENTS:
1c. In accordance with $500-407.G., each townhouse must have a minimum of 50 sf of
lockable storage in addition to closet storage in bedrooms, bathrooms and kitchens.
Architectural floor plans have not been submitted with this application, as required,
consequently the applicant has not demonstrated compliance with this requirement.

2c. In accordance with §500-512.C.(2), "rooflines of at least 30% of the number of units,
which are attached in a structure, shall be staggered in height by not less than 5% of the
height of the rooflines of the remaining units in such structure. The roofline should be
discontinuous through the combination of two- and three-story townhomes and one-
story flats. Chimneys, skylights, dormers, and other roof structures are encouraged to
vary the elevation and provide additional light into upper story units." Architectural
elevations have not been submitted with this application, as required, thus the applicant
has not demonstrated compliance with this requirement.

3c. Building elevations and floor plans must be provided to verify conformance with the
architectural design, maximum permit height and storage requirements.

4c. The Applicant shall provide information as to how trash and recycling disposal and
storage will be handled.

APPROVAL PROCESS:
1c. If the Zoning Board grants final approval to this project, the following requirements are
applicable:
a. The applicant's engineer must make appropriate revisions to the final plan pursuant to
the Zoning Board action.
b. Ten (10) copies of the final plan should be submitted to the Community
Development and Planning Office for review, approval and signature.
c. An inspection escrow and performance bond is required for this project and an
estimate for all on/off site improvements (excluding structures) must be
reviewed and approved by the Township Engineer. The inspection escrow must
be posted prior to the issuance of any building permits.
d. The applicant must contact the Community Development and Planning Office to
secure any outstanding review escrow accounts prior to this office reviewing
revised plans or signing off on approved plans.

2c. The applicant shall obtain all required approvals from all outside agencies having
jurisdiction over the project.

If there are any questions or if any additional information is required please contact this office.

Very truly yours,
BA BACH ASSOCIATES, PC

Steven M. Bach, PE, RA, PP, PLS, CME
President

Candace Kanapłue, PP, AICP, Associate

Cc: Gloucester Township Zoning Board Members
Anthony Costa, Esq., Zoning Board Solicitor
Vince Borrelli, Director of Community Development
Donna Jones, Zoning Officer
JELP, Inc., Owner
R&R Group Development, LLC, Applicant
Scott J. Good, Esq., Applicant's Attorney
John W. Kornick, PE, P.E., Applicant's Professional Engineer

S:\Project Gloucester Twp. Zoning Board\GTZB-26-005 R&R Group Dev LLC\Application Reviews\Review No. 1\Completeness Tech. Review 1-04-09-2026.docx
5

PRELIMINARY AND FINAL MAJOR SITE PLAN
BLOCK 19502- LOTS 26 & 27 TAX MAP SHEET 195
TOWNSHIP OF GLOUCESTER, CAMDEN COUNTY, NEW JERSEY
COVER SHEET

PROJECT INFORMATION SHEET
SHEET INDEX

DESCRIPTION
ZONING MAP
TAX MAP
USGS MAP
AERIAL MAP
EXISTING CONDITIONS AND DEMOLITION PLAN
SITE LAYOUT PLAN
GRADING PLAN
UTILITY PLAN
LANDSCAPING AND LIGHTING PLAN
SOIL EROSION AND SEDIMENT CONTROL PLAN
DESIGN SCHEDULE
SEDIMENT CONTROL DETAILS
CONSTRUCTION DETAILS
WATER AND SEWER DETAILS
SEDIMENTATION AND EROSION CONTROL DETAILS - METHOD AND MATERIALS

DRAFT

JOHN W. KORNICK, P.E.

PRELIMINARY AND FINAL MAJOR SITE PLAN
BLOCK 19502- LOTS 26 & 27 TAX MAP SHEET 195
TOWNSHIP OF GLOUCESTER, CAMDEN COUNTY, NEW JERSEY

DRAFT

JOHN W. KORNICK, P.E.

PRELIMINARY AND FINAL MAJOR SITE PLAN
BLOCK 19502- LOTS 26 & 27 TAX MAP SHEET 195
TOWNSHIP OF GLOUCESTER, CAMDEN COUNTY, NEW JERSEY

DRAFT

JOHN W. KORNICK, P.E.

PRELIMINARY AND FINAL MAJOR SITE PLAN
BLOCK 19502- LOTS 26 & 27 TAX MAP SHEET 195
TOWNSHIP OF GLOUCESTER, CAMDEN COUNTY, NEW JERSEY

DRAFT

JOHN W. KORNICK, P.E.

PRELIMINARY AND FINAL MAJOR SITE PLAN
BLOCK 19502- LOTS 26 & 27 TAX MAP SHEET 195
TOWNSHIP OF GLOUCESTER, CAMDEN COUNTY, NEW JERSEY

DRAFT

JOHN W. KORNICK, P.E.

PRELIMINARY AND FINAL MAJOR SITE PLAN
BLOCK 19502- LOTS 26 & 27 TAX MAP SHEET 195
TOWNSHIP OF GLOUCESTER, CAMDEN COUNTY, NEW JERSEY

DRAFT

JOHN W. KORNICK, P.E.

PRELIMINARY AND FINAL MAJOR SITE PLAN
BLOCK 19502- LOTS 26 & 27 TAX MAP SHEET 195
TOWNSHIP OF GLOUCESTER, CAMDEN COUNTY, NEW JERSEY

DRAFT

JOHN W. KORNICK, P.E.

PRELIMINARY AND FINAL MAJOR SITE PLAN
BLOCK 19502- LOTS 26 & 27 TAX MAP SHEET 195
TOWNSHIP OF GLOUCESTER, CAMDEN COUNTY, NEW JERSEY

DRAFT

JOHN W. KORNICK, P.E.

PRELIMINARY AND FINAL MAJOR SITE PLAN
BLOCK 19502- LOTS 26 & 27 TAX MAP SHEET 195
TOWNSHIP OF GLOUCESTER, CAMDEN COUNTY, NEW JERSEY

DRAFT

JOHN W. KORNICK, P.E.

GLOUCESTER TOWNSHIP
POLICE
TRAFFIC SAFETY UNIT
SITE PLAN REVIEW
Application #ZB-26-005-2120 & 2136 Sicklerville Road Block: 19502 Lot: 26/27
Plans as shown along with available information do not reveal any anticipated traffic problems.
Stop signs/traffic control signs as shown must be installed upon or prior to any occupancy.
Traffic control signs as shown are not enforcible by police unless properly included by
Municipal Ordinance made through application of the site owner under new Jersey 39:5-1.
Emergency contact numbers for site issues with twenty-four hour contact should be provided to Police
prior to start of construction.
Other - Any speed limit or "no parking" signs installed must be adopted by Municipal Ordinance in
order to be enforceable by police
Other - If parking capacity is reached there is no offsite parking permitted on Sicklerville Road. It is a
concern that vehicles would park here if the parking lot is filled. Please ensure that overflow parking is
addressed.
Other - Please reconfirm that all corners and roadway bends are evaluated for safe firetruck access and
movement. We recently encountered a similar issue in the Village Green Development, which required the
installation of GT Ordinance I.O:81-14 prohibiting parking at the bends. This measure, while necessary
for safety, resulted in reduced parking availability for residents.
Other - I recommend that this site plan be evaluated and reviewed by Camden County due to the level
of impact this project can have on Sicklerville Road and the levels of service.
Other - Please ensure the site layout provides adequate access and maneuverability for fire apparatus,
trash collection vehicles, and other emergency vehicles to safely enter and exit the site. Should provide
turning templates demonstrating that passenger vehicles, delivery vehicles, and emergency apparatus can
safely maneuver within the internal and circulation areas.
Reviewed By:
Community Services DirCl
Signature:
Date: 03/09/26

GLOUCESTER TOWNSHIP
JOIN THE EXCITEMENT

ORLANDO MERCADO
Council President
MICHAEL D. MIGONE
Council Vice President
COUNCIL MEMBERS:
CARLO CASTRO, JR.
SANOFI SPACE
JAMES NASH
HELEN REETZ-BROKWELL
TARA WALTERS

March 5, 2026

Township of Gloucester
Dept. of Community Development
P.O. Box 8
Blackwood, New Jersey 08012

Re: Application #ZB-26-005
R&R Group Development, LLC
2120 & 2136 Sicklerville Road, NJ 08081
Block 19502, Lots 26 & 27

To Whom May Concern:

In response to your letter regarding the above application, a Form "A" Application
is required.

Should you have any further questions, please feel free to contact me.

Very truly yours,
Gabriel Mosquera, Director
Gloucester Township Sewer Utility Department

GM:mh

DAVID R. HOYE
Mayor
THOMAS G. CARDINIS
Business Administrator
S. DANIEL HULT
Editor
NANCY J. POWER
Township Clerk/RMC

1261 Chews Landing-Clementon Rd., at Hider Lane
PO Box 8, Blackwood, New Jersey 08012
(856) 228-4000 FAX (856) 228-4000 (Clerk)
www.glotwp.com
(856) 228-4000 • FAX (856) 374-3529 (Finance)
(856) 374-3529 (Planning)
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"...An inspection escrow and performance bond is required for this project and an estimate for all on/off site improvements (excluding structures) must be reviewed and approved by the Township Engineer. The inspection escrow must be posted prior to the issuance of any building permits...."

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