Planning Board Approves Application, Despite Runoff Concerns

Despite concerns from residents about run-off issues, the planning board approved an application last week to allow for a subdivision of a property on Foothill Road into two single-family dwelling lots.

Michael Picone, president of South Branch Investment Company, requested the subdivision, and has been developing homes, in Bridgewater and other nearby areas, for about 41 years.

In the application, Picone requested a subdivision from a lot where he already has a home, but was also asking for a variance because the property size is smaller than that required by township ordinance.

“The proposed lot requires 150 feet, but only about 130 feet is proposed,” he said.

Picone said he had spoken to the family owning the adjacent property to acquire a section of about 10 feet in the front yard—that acquisition would allow the property to be the required size.

“And then we were going to give the family a portion in the back relative to what they gave,” he said.

Unfortunately, despite earlier agreements to move forward with the acquisition, the family recently backed out.

“They were cooperative at first, and we brought them a set of plans and a contract,” Picone said. “But then they became leery because they intend to enlarge their house at some point and they are near a stream and don’t have a lot of area.”

“They had reservations about doing anything to interrupt the parcel and were concerned with giving anything up in case they want to expand later,” he added.

Because of this change, Picone said, he was hoping to get a variance for the lot size.

“Between 3,500 and 4,500 square feet is the lot size we currently have,” he said.

But one resident questioned whether allowing for this variance would lower property vales.

“To lessen the frontage will decrease property values, and we have an ordinance for 150 feet,” said Ray Street resident Maria Gardner. “So that particular issue is a question. Why is it that we’re lessening the frontage of the property?”

According to engineer Henry Reynolds, the property is between Allen Road and Ray Street with a gravel drive that leads back to an old fountain and old garage, both of which are not currently in use.

“And a stream traverses the westerly side of the property,” he said, adding that he has sent information about wetlands to the New Jersey Department of Environmental Protection, but has not heard back yet.

Reynolds said the plans include removal of the gravel drive from the sidewalk at the rear of the existing drive, as well as the fountain and the garage. But the house already existing on one part of the subdivision will remain.

“We will buffer the stream with a 25-foot setback line, but we are waiting to hear back from the NJDEP about what the buffer should be,” he said.

Although the applicant is requesting a variance, Reynolds said he believes the plan is for the good of the property.

“It is my opinion that the purpose is to advance creative development techniques and design,” he said. “It promotes a desirable visual environment.”

Ray Street resident Karen Tria expressed concerns about runoff, saying that the street currently gets a great deal of flooding, and she doesn’t want to risk adding to that. 

“We have lost trees, and right now we look like a lake-front street because of the runoff,” she said. “How will we handle another house, and where is that water going to go? How will you verify there is no additional water?”

Reynolds said that wetlands are wetlands no matter what time of year it is, and a lot of it depends on vegetation, the water table and other issues.

“We have spoken to the NJDEP, and they will make a determination as to whether it is or is not wetlands,” he said. “As far as the construction, we can put that information in the reports.”

One option, Reynolds said, could be to put in dry wells if necessary.

The attorney for the applicant said those with the township who have reviewed the application believe everything is compliant and the runoff should not be too much of an issue, but Tria said she has heard that before.

“I was told the same thing years ago, and the water is on the side of the house and road,” she said. “I have heard before that people are going to comply, and I have water problems now.”

Township engineer Tom Forsythe said he would look more into the runoff issue because he has seen the amount of water in that area, and will look to determine if anything specific can be done.

Allen Road resident Dan Gubernat asked whether the new property would affect the preservation of the woodlands, but Forsythe said it would not.

“The town has a 25-foot buffer around the stream, so the building won’t affect in that area,” Forsythe said.

“And the town has a tree removal ordinance to take care of that,” he added.

The application and variance was unanimously approved by the board.