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doc11813 1512P647-Minor-Subdivision.pdf
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"text": "July 13, 2026"
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"text": "Ms. Laura Morrison, Secretary\nJackson Township Planning Board\n95 West Veterans Highway\nJackson Township, New Jersey 08527"
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"text": "Re: Minor Subdivision and Bulk Variance Application – Review #1\nApplication #1436 / Escrow #P32662\nApplicant/Owner Lot 20: Aaron Travitsky\nOwner Lot 31: Dustin Mellen\nLocation: 4 Victoria Circle and 431 Cook Road\nZone: R-20 (Lot 31) & R-1 (Lot 20) – Residential Zone\nBlock 5101, Lots 20 & 31\nOur File: 1512-P-647"
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"text": "REMINGTON & VERNICK has received the above-captioned application for review. The Applicant seeks minor subdivision approval for a lot line adjustment in order to increase the lot size of existing Lot 31 which is located in the R-20 zone and decreasing the lot size of existing Lot 20 which is located in the R-1 Zone."
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"text": "The subject property is located on the westerly side of Victoria Circle (Lot 31) containing 0.29 acres within the R-20 – Residential Zone; and located on the easterly side of Cook Road (Lot 20) containing 1.76 acres within the R-1 zone."
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"text": "Lot 20 is currently developed with a 1-story single family dwelling with a rear concrete/paver patio with a gazebo, a detached garage, a stone patio with an above ground pool, fire pit, play set, concrete walkway, and asphalt driveway, and fencing. A portion of the rear lot appears to be wooded. The site is currently serviced by public water and a septic system."
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"text": "The Applicant is proposing a minor subdivision/lot line adjustment in order to increase the lot size of existing Lot 31 which is located in the R-20 zone and decreasing the lot size of existing Lot 20 which is located in the R-1 zone. No new improvements are proposed."
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"text": "This report consists of our review of the Subject Application for conformance with the Jackson Township Land Use and Development Regulations Ordinance (Chapter 244) and is limited to planning issues. Engineering and legal issues should be reviewed by the Board Engineer and Solicitor, respectively."
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"text": "Comments are limited to the information presented to date. The Applicant may present additional information and testimony at the Board hearing."
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"text": "1512P647 Minor Subdivision",
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"text": "III. ZONING",
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"text": "The subject tract is located on 2 lots within two different zoning districts. Lot 20 is located in the R-1 – Residential Zoning District ( $ §244-47 $) and Lot 31 is located in the R-20 – Residential Zoning District ( $ §244-48 $).",
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"text": "The Applicant seeks minor subdivision approval for a lot line adjustment in order to increase the lot size of existing Lot 31 which is located in the R-20 zone and decreasing the lot size of existing Lot 20 which is located in the R-1 Zone.",
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"text": "Per §244-47A(3) detached single-family dwelling units are a permitted use.",
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"text": "1512P647 Minor Subdivision",
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Page 4
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1 · HEADER
2 · HEADER
3 · LIST
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7 · CAPTION
8 · TABLE
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69 · FOOTER
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r5c4 (33%): “Pre-Existing Non-Conforming Condition”
r7c4 (33%): “Pre-Existing Non-Conforming Condition”
r11c4 (33%): “Pre-Existing Non-Conforming Condition”
Page 4 JSON
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"text": "Per §244-47D new lots created by subdivision after the date of this section should comply with the R-3 zoning standards unless connected to public sewer. According to the MUA statement of utility services, existing Lot 31 is serviced by public sewer, however existing Lot 20 is serviced by an on-site septic system. New Lot 20.01 will need to comply with the R-3 zoning standards.",
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"text": "Per §244-48A(3) detached single-family dwellings, subject to the provisions of the standards set forth in § 244-48D, Schedule of Bulk Regulations, are a permitted use.",
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"text": "Per §244-44B where a zoning district boundary line divides a lot other than by following a stream, street or railroad, any use permitted in either district may be extended not more than 20 feet into the adjacent district. A use permitted in the zoning district so extended should thereafter be a permitted use in the extended area. A zoning district line, however, should be altered only once by utilizing this subsection of this chapter, after which the lot use should be governed by the regulations of the zoning district in which it is located after the zoning district boundary line adjustment.",
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"text": "B. Area & Bulk Standards for the R-3 – Residential Zone Per 244-46D are as follows for New Lot 20.01. The Area & Bulk Standards for the R-1 – Residential Zone Per 244-47D are also included for informational purposes only and the R-3 Zone requirements are more restrictive:",
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Page 5
86 item(s)
JSON
caption (2)
footer (1)
header (1)
table (2)
table_cell (80)
1 · HEADER
2 · CAPTION
3 · TABLE
4
5
6
7
8
9
10
11
12
13
14
15
16
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27
28
29 · CAPTION
30 · TABLE
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
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55
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64
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86 · FOOTER
Table integrity:
1 of 24 cells don't match the text layer at their coordinates.
r4c4 (33%): “Pre-Existing Non-Conforming Condition”
Table integrity:
1 of 50 cells don't match the text layer at their coordinates.
r8c4 (33%): “Pre-Existing Non-Conforming Condition”
Page 5 JSON
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"text": "20 ft",
"attrs": {
"row": 4,
"col": 1,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.3.23",
"order": 26,
"type": "table_cell",
"bbox": {
"l": 312.36288,
"t": 579.3216,
"r": 332.95248,
"b": 564.45072
},
"text": "50 ft",
"attrs": {
"row": 4,
"col": 2,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.3.24",
"order": 27,
"type": "table_cell",
"bbox": {
"l": 386.04384,
"t": 579.49824,
"r": 448.36056,
"b": 564.21888
},
"text": "29.2 ft (EV) (6)",
"attrs": {
"row": 4,
"col": 3,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.3.25",
"order": 28,
"type": "table_cell",
"bbox": {
"l": 449.28,
"t": 568.88,
"r": 546.24,
"b": 543.6
},
"text": "Pre-Existing Non-Conforming Condition",
"attrs": {
"row": 4,
"col": 4,
"rowspan": 1,
"colspan": 1
}
}
]
},
{
"id": "p5.4",
"order": 29,
"type": "caption",
"bbox": {
"l": 104.64,
"t": 536.4,
"r": 542.88,
"b": 485.28
},
"text": "Area & Bulk Standards for the R-20 – Residential Zone Per §244-48D are as follows for New Lot 31.01. The Area & Bulk Standards for the R-1 – Residential Zone Per §244-47D are also included since the proposed improvements are located within both zones and the R-1 Zone is more restrictive:",
"attrs": {
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},
{
"id": "p5.5",
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"l": 59.04,
"t": 482.64,
"r": 534.72,
"b": 62.88
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"text": "",
"attrs": {
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"n_rows": 11,
"n_cols": 5,
"integrity": {
"cells_checked": 50,
"cells_flagged": 1,
"flags": [
{
"row": 8,
"col": 4,
"coverage": 0.33,
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},
"children": [
{
"id": "p5.5.1",
"order": 31,
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"b": 462.6514
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"attrs": {
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"col": 0,
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"column_header": true,
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},
{
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"type": "table_cell",
"bbox": {
"l": 198.72,
"t": 481.21824,
"r": 258.03792,
"b": 453.33888
},
"text": "REQUIRED R-20",
"attrs": {
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"col": 1,
"rowspan": 1,
"colspan": 1,
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"column_header": true,
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"type": "table_cell",
"bbox": {
"l": 288.84,
"t": 481.21824,
"r": 348.17088,
"b": 453.33888
},
"text": "REQUIRED R-1",
"attrs": {
"row": 0,
"col": 2,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"column_header": true,
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{
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"type": "table_cell",
"bbox": {
"l": 368.52,
"t": 481.21824,
"r": 448.439664,
"b": 453.33888
},
"text": "PROPOSED NEW LOT 31.01",
"attrs": {
"row": 0,
"col": 3,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"column_header": true,
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},
{
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"type": "table_cell",
"bbox": {
"l": 473.64,
"t": 474.85824,
"r": 516.37032,
"b": 459.57888
},
"text": "STATUS",
"attrs": {
"row": 0,
"col": 4,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"column_header": true,
"header_source": "pdf"
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{
"id": "p5.5.6",
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"type": "table_cell",
"bbox": {
"l": 65.04,
"t": 452.89824,
"r": 150.3516,
"b": 437.61888
},
"text": "Lot Requirements",
"attrs": {
"row": 1,
"col": 0,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.7",
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"type": "table_cell",
"bbox": {
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"t": 462.6514,
"r": 249.312,
"b": 442.6629
},
"text": "",
"attrs": {
"row": 1,
"col": 1,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p5.5.8",
"order": 38,
"type": "table_cell",
"bbox": {
"l": 249.312,
"t": 462.6514,
"r": 344.448,
"b": 442.6629
},
"text": "",
"attrs": {
"row": 1,
"col": 2,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p5.5.9",
"order": 39,
"type": "table_cell",
"bbox": {
"l": 344.448,
"t": 462.6514,
"r": 439.584,
"b": 442.6629
},
"text": "",
"attrs": {
"row": 1,
"col": 3,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p5.5.10",
"order": 40,
"type": "table_cell",
"bbox": {
"l": 439.584,
"t": 462.6514,
"r": 534.72,
"b": 442.6629
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"text": "",
"attrs": {
"row": 1,
"col": 4,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p5.5.11",
"order": 41,
"type": "table_cell",
"bbox": {
"l": 65.04,
"t": 435.2016,
"r": 156.447888,
"b": 348.09888
},
"text": "Min. Lot Area\nMin. Lot Width\nMin. Lot Frontage\nMin. Lot Depth\nPrincipal Structure",
"attrs": {
"row": 2,
"col": 0,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
}
},
{
"id": "p5.5.12",
"order": 42,
"type": "table_cell",
"bbox": {
"l": 207.96,
"t": 435.2016,
"r": 248.955936,
"b": 366.69072
},
"text": "20,000 sf\n100 ft\n100 ft\n200 ft",
"attrs": {
"row": 2,
"col": 1,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
}
},
{
"id": "p5.5.13",
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"type": "table_cell",
"bbox": {
"l": 297.96,
"t": 435.2016,
"r": 338.95152,
"b": 366.69072
},
"text": "43,560 sf\n150 ft\n75 ft\n200 ft",
"attrs": {
"row": 2,
"col": 2,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
}
},
{
"id": "p5.5.14",
"order": 44,
"type": "table_cell",
"bbox": {
"l": 381,
"t": 435.2016,
"r": 435.79296,
"b": 366.69072
},
"text": "45,168.34 sf\n100 ft (V) ^{{7}}\n100 ft\n>200 ft",
"attrs": {
"row": 2,
"col": 3,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
}
},
{
"id": "p5.5.15",
"order": 45,
"type": "table_cell",
"bbox": {
"l": 473.04,
"t": 435.2016,
"r": 517.179888,
"b": 366.69072
},
"text": "Conforms\nVariance\nConforms\nConforms",
"attrs": {
"row": 2,
"col": 4,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
}
},
{
"id": "p5.5.16",
"order": 46,
"type": "table_cell",
"bbox": {
"l": 65.04,
"t": 344.2416,
"r": 175.200432,
"b": 311.37072
},
"text": "Min. Front Yard Setback\nMin. Rear Yard Setback",
"attrs": {
"row": 3,
"col": 0,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
}
},
{
"id": "p5.5.17",
"order": 47,
"type": "table_cell",
"bbox": {
"l": 218.15376,
"t": 344.2416,
"r": 238.74336,
"b": 311.37072
},
"text": "30 ft\n35 ft",
"attrs": {
"row": 3,
"col": 1,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
}
},
{
"id": "p5.5.18",
"order": 48,
"type": "table_cell",
"bbox": {
"l": 308.15184,
"t": 344.2416,
"r": 328.74144,
"b": 311.37072
},
"text": "40 ft\n50 ft",
"attrs": {
"row": 3,
"col": 2,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
}
},
{
"id": "p5.5.19",
"order": 49,
"type": "table_cell",
"bbox": {
"l": 394.08,
"t": 344.2416,
"r": 422.82816,
"b": 311.37072
},
"text": "42.8 ft\n>50 ft",
"attrs": {
"row": 3,
"col": 3,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
}
},
{
"id": "p5.5.20",
"order": 50,
"type": "table_cell",
"bbox": {
"l": 473.04,
"t": 344.2416,
"r": 517.174608,
"b": 311.37072
},
"text": "Conforms\nConforms",
"attrs": {
"row": 3,
"col": 4,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
}
},
{
"id": "p5.5.21",
"order": 51,
"type": "table_cell",
"bbox": {
"l": 65.04,
"t": 309.2016,
"r": 174.221184,
"b": 260.13072
},
"text": "Min. Side Yard Setback\nMax. Building Height\nMax. Building Coverage",
"attrs": {
"row": 4,
"col": 0,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
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}
},
{
"id": "p5.5.22",
"order": 52,
"type": "table_cell",
"bbox": {
"l": 218.16,
"t": 309.2016,
"r": 238.7496,
"b": 260.13072
},
"text": "15 ft\n35 ft\n30%",
"attrs": {
"row": 4,
"col": 1,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
}
},
{
"id": "p5.5.23",
"order": 53,
"type": "table_cell",
"bbox": {
"l": 308.16,
"t": 309.2016,
"r": 328.7496,
"b": 260.13072
},
"text": "20 ft\n35 ft\n15%",
"attrs": {
"row": 4,
"col": 2,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
}
},
{
"id": "p5.5.24",
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"type": "table_cell",
"bbox": {
"l": 394.08,
"t": 309.2016,
"r": 422.829264,
"b": 260.13072
},
"text": "24.8 ft\n<35 ft\n4.04%",
"attrs": {
"row": 4,
"col": 3,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
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}
},
{
"id": "p5.5.25",
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"type": "table_cell",
"bbox": {
"l": 473.04,
"t": 292.0416,
"r": 517.174608,
"b": 242.97072000000003
},
"text": "Conforms\nConforms\nConforms",
"attrs": {
"row": 4,
"col": 4,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
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},
{
"id": "p5.5.26",
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"type": "table_cell",
"bbox": {
"l": 65.04,
"t": 257.84159999999997,
"r": 160.202592,
"b": 203.61888
},
"text": "Max. Lot Coverage\nAccessory Structure\nShed",
"attrs": {
"row": 5,
"col": 0,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
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},
{
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"t": 257.84159999999997,
"r": 238.51632,
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},
"text": "70%",
"attrs": {
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},
{
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"r": 328.63632,
"b": 242.97072000000003
},
"text": "50%",
"attrs": {
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}
},
{
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"t": 257.84159999999997,
"r": 425.47632,
"b": 242.97072000000003
},
"text": "13.04%",
"attrs": {
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"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.30",
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"type": "table_cell",
"bbox": {
"l": 473.04,
"t": 201.20159999999998,
"r": 517.174608,
"b": 186.33072000000004
},
"text": "Conforms",
"attrs": {
"row": 5,
"col": 4,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.31",
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"type": "table_cell",
"bbox": {
"l": 65.04,
"t": 201.20159999999998,
"r": 151.33416,
"b": 186.33072000000004
},
"text": "Front Yard Setback",
"attrs": {
"row": 6,
"col": 0,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.32",
"order": 62,
"type": "table_cell",
"bbox": {
"l": 197.4,
"t": 201.20159999999998,
"r": 259.572864,
"b": 186.33072000000004
},
"text": "Not Permitted",
"attrs": {
"row": 6,
"col": 1,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.33",
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"type": "table_cell",
"bbox": {
"l": 287.4,
"t": 201.20159999999998,
"r": 349.572864,
"b": 186.33072000000004
},
"text": "Not Permitted",
"attrs": {
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"col": 2,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.34",
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"type": "table_cell",
"bbox": {
"l": 368.88,
"t": 201.20159999999998,
"r": 448.079856,
"b": 186.33072000000004
},
"text": "Not in Front Yard",
"attrs": {
"row": 6,
"col": 3,
"rowspan": 1,
"colspan": 1,
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}
},
{
"id": "p5.5.35",
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"type": "table_cell",
"bbox": {
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"t": 184.04160000000002,
"r": 517.174608,
"b": 169.17071999999996
},
"text": "Conforms",
"attrs": {
"row": 6,
"col": 4,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
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},
{
"id": "p5.5.36",
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"type": "table_cell",
"bbox": {
"l": 65.04,
"t": 184.04160000000002,
"r": 148.207632,
"b": 169.17071999999996
},
"text": "Rear Yard Setback",
"attrs": {
"row": 7,
"col": 0,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.37",
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"type": "table_cell",
"bbox": {
"l": 218.1648,
"t": 149.84159999999997,
"r": 238.7544,
"b": 134.97072000000003
},
"text": "15 ft",
"attrs": {
"row": 7,
"col": 1,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.38",
"order": 68,
"type": "table_cell",
"bbox": {
"l": 308.16288,
"t": 149.84159999999997,
"r": 328.75248,
"b": 134.97072000000003
},
"text": "15 ft",
"attrs": {
"row": 7,
"col": 2,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.39",
"order": 69,
"type": "table_cell",
"bbox": {
"l": 395.04,
"t": 184.04160000000002,
"r": 421.74816,
"b": 169.17071999999996
},
"text": ">15 ft",
"attrs": {
"row": 7,
"col": 3,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.40",
"order": 70,
"type": "table_cell",
"bbox": {
"l": 473.04,
"t": 115.64160000000004,
"r": 517.174608,
"b": 100.77071999999998
},
"text": "Conforms",
"attrs": {
"row": 7,
"col": 4,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.41",
"order": 71,
"type": "table_cell",
"bbox": {
"l": 65.04,
"t": 149.84159999999997,
"r": 147.007584,
"b": 134.97072000000003
},
"text": "Side Yard Setback",
"attrs": {
"row": 8,
"col": 0,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.42",
"order": 72,
"type": "table_cell",
"bbox": {
"l": 218.1648,
"t": 115.64160000000004,
"r": 238.7544,
"b": 100.77071999999998
},
"text": "15 ft",
"attrs": {
"row": 8,
"col": 1,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.43",
"order": 73,
"type": "table_cell",
"bbox": {
"l": 308.16288,
"t": 115.64160000000004,
"r": 328.75248,
"b": 100.77071999999998
},
"text": "15 ft",
"attrs": {
"row": 8,
"col": 2,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.44",
"order": 74,
"type": "table_cell",
"bbox": {
"l": 380.04432,
"t": 150.01824,
"r": 436.84056,
"b": 134.73888
},
"text": "1.7 ft (EV) ^{{8}}",
"attrs": {
"row": 8,
"col": 3,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.45",
"order": 75,
"type": "table_cell",
"bbox": {
"l": 439.584,
"t": 142.8343,
"r": 534.72,
"b": 122.8457
},
"text": "Pre-Existing Non-Conforming Condition",
"attrs": {
"row": 8,
"col": 4,
"rowspan": 1,
"colspan": 1
}
},
{
"id": "p5.5.46",
"order": 76,
"type": "table_cell",
"bbox": {
"l": 65.04,
"t": 115.64160000000004,
"r": 161.94912,
"b": 82.53887999999995
},
"text": "Max. Building Height\nPool",
"attrs": {
"row": 9,
"col": 0,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true,
"merged_continuation": true
}
},
{
"id": "p5.5.47",
"order": 77,
"type": "table_cell",
"bbox": {
"l": 218.1648,
"t": 79.64160000000004,
"r": 238.7544,
"b": 64.77071999999998
},
"text": "15 ft",
"attrs": {
"row": 9,
"col": 1,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p5.5.48",
"order": 78,
"type": "table_cell",
"bbox": {
"l": 308.16288,
"t": 79.64160000000004,
"r": 328.75248,
"b": 64.77071999999998
},
"text": "15 ft",
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"text": "For New Lot 20.01: Per §244-47D new lots created by subdivision after the date of this section should comply with the R-3 zoning standards unless connected to public sewer. New Lot 20.01 is serviced by an on-site septic system, therefore is required to meet the R-3 Zone requirements.",
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"text": "The project narrative provided has the lot numbers referenced incorrectly. The project narrative should be revised to reference the properties correctly.",
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"text": "Per §244-198 off-street parking requirements for residential developments should be in compliance with, and all parking areas should be designed and constructed in accordance with Subchapter 4 (Streets and Parking) of N.J.A.C. 5:21 (Residential Site Improvement Standards), as amended. A note should be added to the plan. Testimony should be provided to discuss the number of bedrooms for the existing dwellings and the number of parking spaces provided.",
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"text": "The Applicant should provide testimony to indicate how the subdivision will be filed.",
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"text": "If the subdivision is to be filed by plat, the plat should be in accordance with the Title Recordation Law.",
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"text": "A letter from the tax assessor verifying the lot numbers should be provided to our office.",
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"text": "All required approvals should be submitted.",
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"text": "V. VARIANCE(S)",
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"text": "The Applicant requires variance relief under N.J.S.A. 40:55D-70(c); commonly referred to as a 'c' or \"bulk\" variance for the proposed conditions for minimum lot area, and minimum lot width.",
"marker": "A."
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"text": "The Applicant may require variance relief under N.J.S.A. 40:55D-70(c); commonly referred to as a 'c' or \"bulk\" variance for the existing conditions for minimum front yard setback, and minimum side yard setback for the principal structure, and minimum side yard setback for an accessory structure.",
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"text": "Additional 'c' variance or waiver relief may be required pending Applicant's response to the issues identified in the body of this report and during the subdivision application.",
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"text": "In order for the Board to grant a ‘c’ variance, an Applicant must demonstrate, to the Board’s satisfaction, that: (1) such action will relieve peculiar and exceptional practical difficulties or exceptional and undue hardship upon the developer of the subject property resulting from the strict application of the zoning ordinance (typically known as a Hardship Variance); OR (2) that granting a variance to allow departure from the zoning ordinance would advance one of the purposes of the Municipal Land Use Law (N.J.S.A. 40:55d-1 et seq. [“MLUL”]) and that the benefits of the deviation would substantially outweigh any detriment (typically known as the Special Reasons). Collectively, these are known as the Positive Criteria."
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"text": "The granting of a ‘c’ variance requires the affirmative vote of a majority of the Board members present at the hearing."
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"text": "The MLUL defines “peculiar and exceptional practical difficulties” and “exceptional and undue hardship” as:"
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"text": "(a) [where] by reason of exceptional narrowness, shallowness or shape of a specific piece of property, or (b) by reason of exceptional topographic conditions or physical features uniquely affecting a specific piece of property, or (c) by reason of an extraordinary and exceptional situation uniquely affecting a specific piece of property or the structures lawfully existing thereon, the strict application of any regulation... would result in peculiar and exceptional practical difficulties to, or exceptional and undue hardship upon, the developer of such property...[N.J.S.A. 40:55D-70c(1)]"
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"text": "Under N.J.S.A.40:55D-2, the MLUL enumerates as its purposes:"
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"text": "To encourage municipal action to guide the appropriate use or development of all lands in this State, in a manner which will promote the public health, safety, morals, and general welfare;",
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"text": "To ensure that the development of individual municipalities does not conflict with the development and general welfare of neighboring municipalities, the county, and the State as a whole;",
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"text": "To promote the establishment of appropriate population densities and concentrations that will contribute to the well-being of persons, neighborhoods, communities and regions and preservation of the environment;",
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"text": "To encourage the appropriate and efficient expenditure of public funds by the coordination of public development with land use policies;",
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"text": "To promote a desirable visual environment through creative development techniques and good civic design and arrangement;",
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"text": "To promote the conservation of historic sites and districts, open space, energy resources and valuable natural resources in the State and to prevent urban sprawl and degradation of the environment through improper use of land;",
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"text": "To encourage coordination of the various public and private procedures and activities shaping land development with a view of lessening the cost of such development and to the more efficient use of land;",
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"text": "To promote utilization of renewable energy resources;",
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"text": "To promote the maximum practicable recovery and recycling of recyclable materials from municipal solid waste through the use of planning practices designed to incorporate the State Recycling Plan goals and to complement municipal recycling programs.",
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"text": "Variance Justification",
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"text": "Applicant has provided no justification for the approvals required. Applicant is asked to address these issues within the context of the requirements for variance relief detailed above."
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"text": "Any resubmissions in response to this report should be accompanied by a point-by-point response to all items, with revisions on the plans clouded or highlighted to indicate changes. In order to facilitate the Board's decision-making process, Applicants are strongly encouraged to resolve as many items as possible prior to the hearing on this matter."
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"text": "As always, Board members, Applicants and their professionals should feel free to contact me if they have any questions or require additional information."
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"text": "God Bless America,"
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"text": "Ernest J. Peters, Jr., PE, PP, CME"
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"text": "Board Planner"
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"text": "cc: Mr. Robert Shea II, Esq. - Board Attorney"
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"text": "Ms. Patty Warren, Paralegal"
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"text": "Mr. Doug Klee, PE - Board Engineer"
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"text": "Mr. Aaron Travitsky – Applicant/Owner Lot 31 ( arontrav89@gmail.com)",
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"text": "Mr. Dustin Mellen – Owner Lot 20 (431 Cook Road, Jackson, NJ 08527)"
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