The primary focus of the meeting was the Eli family’s proposal to construct a 3,250-square-foot single-family dwelling on a 33,000-square-foot lot at the corner of Bach Boulevard and Cooper Drive. The lot, while oversized for the R2 zone, is situated on an unimproved street requiring variance approval due to the lack of full road improvements. Kenneth Pape, representing the Eli family, highlighted previous relief granted in 2011 for a similar proposal that expired due to the former owner’s inaction. The board expressed gratitude for the presence of eight members on a particularly hot July night.

Yseph Portnoy, a licensed professional engineer, provided detailed testimony about the site’s conditions. He noted that while the lot conforms to area and frontage requirements, the lack of improvements along the frontage necessitated the variance. The property is adjacent to Snipes Creek, a regulated waterway, and entirely within a designated flood hazard area. Portnoy described the lot’s wooded condition and efforts to secure environmental approvals, including a Letter of Interpretation (LOI) for wetlands and transition areas, which have been placed in a conservation easement.

The board scrutinized the proposed layout of the home, which includes a 20-foot wide driveway, a two-car garage, and an extension of Bach Boulevard pavement by 42 feet to align with the proposed driveway. This plan also incorporates a sidewalk leading to the driveway. Despite the project’s location within a riparian zone, efforts were made to minimize improvements, and the applicant obtained a New Jersey Department of Environmental Protection (NJDEP) flood hazard area general permit.

Discussion also centered on the need for a design waiver due to the project’s location within the stream corridor buffer, with setbacks measured from the property line instead of the stream corridor buffer limit. The proposed home meets required setbacks, with the front yard at 25 feet, a side yard at 20.59 feet, and a rear yard at 97.21 feet.

The project raised questions about public water and sewer availability, which was confirmed to be accessible. The board addressed concerns regarding the parking situation, noting that the footprint of disturbance remains consistent with previous approvals, though the new home will be larger. For the seven-bedroom dwelling, four parking spaces are required, but only three and a half spaces are credited based on the garage and driveway setup. A condition was suggested to prohibit additional bedrooms in the basement.

Further scrutiny involved the proposed basement, its access, and potential environmental impacts. Concerns about water levels were addressed, with assurances that the basement was designed to be two feet above the seasonal high water table. The board emphasized the necessity for a test pit to ensure compliance with required separation from the seasonal high water table. It was agreed to include a stipulation that the basement would not be used for commercial purposes.

The board also considered roadway improvements, with the previous approval including an 18-foot wide driveway extension on Bach Boulevard, while the current proposal seeks a 30-foot wide paved extension. Recommendations were made to install a post and rail fence to delineate the conservation easement, preventing future property owners from inadvertently disturbing the wetlands.

A licensed planner presented the case for a variance related to unimproved frontage, citing hardship due to environmental constraints. The proposal aimed to extend only a small section of the road, providing safe access without incurring unnecessary public maintenance costs. The board was informed that no variances were required for the size or setbacks of the home, strengthening the case for approving the variance.

Discussion about potential modifications in the home’s layout, particularly regarding a second kitchen, was addressed with an emphasis on maintaining the property as a single-family dwelling. Any modifications would require strict adherence to regulations governing such changes. The board stipulated restrictions to ensure the integrity of the single-family designation, with approvals to be recorded as a lien against the property.