The most contentious topic was the proposal by PB Washington Phillips LLC to subdivide a large lot into three residential lots, one of which would be a flag lot. The plan faced scrutiny due to the R4B zone’s constraints, which typically do not permit flag lots. A debate ensued over whether the proposed 40-foot wide access stem could meet the zoning requirement of 50 feet. The council grappled with the implications of granting a variance for the flag lot, which would allow for private driveways instead of a public road, minimizing infrastructure burdens but potentially violating zoning codes.

A professional engineer and planner, Mark Zelina, provided insights into the technical aspects of the subdivision, highlighting environmental considerations such as wetlands and steep slopes that limited developable land. Zelina noted that while the proposal included a flag lot, it aimed to preserve existing natural features like wooded areas and a tributary to the Hot Brook. Concerns were raised about the project’s potential impact on the environment, particularly regarding stormwater management given the property’s proximity to one of Monmouth County’s highest points.

Public comments revealed community opposition to the flag lot proposal. Residents expressed fears about increased impervious surfaces exacerbating existing flooding issues along Line Road. Patrick Trus, a local resident, emphasized ongoing drainage problems and advocated for a thorough evaluation of the environmental impacts. The council was urged to consider imposing a conservation easement to protect the riparian zone.

The council also discussed alternative development models, such as a conventional subdivision with a cul-de-sac, which would require extensive grading and clearing. The developer presented the flag lot as a more favorable alternative, allowing for three lots with reduced environmental impact. However, the legality and planning principles behind flag lots were questioned, with some members expressing skepticism about deviating from established zoning laws.

In light of these concerns, the council considered reviewing a conforming plan that adhered strictly to zoning regulations. A suggestion was made to present both the flag lot and a conforming subdivision plan to facilitate an informed decision-making process. The need for visual representations of both plans was emphasized to assess their potential impact on the community and environment comprehensively.

The meeting also touched on other agenda items, including a resolution regarding Barkley Square at Holmdel. However, the primary focus remained on the proposed subdivision and its implications for local zoning and environmental standards.