Subdivision application remains under discussion
BY DAVE BENJAMIN
Staff Writer

JACKSON - An application for a minor subdivision of three lots put forth by Steve and Donna Wedel, of West Veterans Highway, was carried to Nov. 20 after comments were heard from the applicant's professionals during the Planning Board's Oct. 23 meeting.

The Wedels initially proposed to have an easement that would provide access to the three lots that would be created by the subdivision, said Douglas Klee, the board's engineer.

"Since then a 40-foot right of way with a 24-foot road will run along the easterly property line," Klee said.

Attorney Joseph Michelini, representing the applicant, said, "We decided to take into account the comments of the board from the last time we were here. We have three conforming lots, each over 3 acres."

Michelini said essentially the applicant will replace a private drive with a public road to provide access to the homes that will be built.

Project engineer Michael Geller said there are three lots in the subdivision off West Veterans Highway and a private street or shared driveway extends about two thirds of the property. The applicant's revised plan calls for the proposed road to be a dedicated paved road.

There is an existing structure near a lake, he said. The two proposed new lots and street will continue to be 24 feet wide and will end in a cul-de-sac.

"The main change (in the revised plan) is that there will be a paved road as opposed to stone," Geller said. "There will be drainage improvements for the road. There are no setback variances created by putting the public road in."

Board Chairman Kenneth Bressi said the two new lots will have to meet the front yard setback requirements.

Regarding bulk variances that are needed for the revised plan, Geller said the lot with the existing house has a frontage that is 88 feet where 100 feet are required.

"Similarly, on the lot that is nearest to West Veterans Highway there's a very elongated shape to the property, which is only 100 feet as you enter the property," said Geller. "The lot fronts on the proposed street and on West Veterans Highway. There is only 57 feet of frontage on the highway, where a 40-foot right of way is now dedicated."

By making that area a right of way, it takes away from the frontage of the lots, the engineer said.

Geller said all of the variances needed are due to the long narrow shape of the lots. However, all three lots conform with the 3-acre zoning, he said.

There will be "no parking" signs placed on both sides of the road and fire vehicles will be able to use the 24-foot-wide road.

Geller testified that shade trees will be provided as required. He said the subdivision application is in keeping with Jackson's master plan and that there would be no detriment by granting the variances.

Board members wanted to know about the possibility of future subdivisions and it was suggested that a restriction be included in any potential approval of the current application.

Geller said it was unlikely the lots would be further subdivided considering their size.

Bressi said he has a hard time accepting the concept.

Township Councilman Angelo Stallone, who sits on the board, said if the applicants wanted to knock down the house then they would have a hardship, but at this point the hardship is created by their own design.

Board members voted 8-0 to carry the application and to continue discussion on several issues of concern relating to the Wedels' application.

In other business, several applications were moved to future meetings.

An application for an amended site plan by Stuart Pancer, for Sandart Plaza, Franklin Avenue, was moved to Dec. 4.

Also moved to Dec. 4 is an application for a 29,640-square-foot building proposed by Isernia Reality LLC/BC&G Marble and Granite.

An application for a 28,000-square-foot project to be known as the Jackson Office Complex will be heard on Jan. 8. The structure will be on a two-lot site on County Line Road. One of lots is in Jack-son and the other lot is in Lakewood.