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Board approves dock and small bocce court at 106 Huron Trail despite technical variances
Summary
The Hopatcong Planning Board approved Joseph Rossler’s proposal to install a dock and a bocce/sand court at 106 Huron Trail. The board found the variances were technical and the project complies with NJDEP dock rules; the bocce court was described as de minimis.
The Hopatcong Planning Board on April 15 approved an application by property owner Joseph Rossler to install a dock and a bocce (sand) court at 106 Huron Trail on Bear Pond. The board discussed multiple technical zoning variances but agreed the proposed work represents minimal impacts and improves shoreline access safety.
Attorney Vern Heffley, representing the applicant, said the property is about 20,000 square feet in an R-1 zone and that the bocce court consists of an 8-inch-high wood enclosure and sand — with no excavation — and therefore is essentially a de minimis accessory element. Heffley told the board the bocce enclosure triggers an accessory-structure-in-front-yard variance and a 40-foot setback requirement but that the actual enclosure sits at about a 27-foot setback; he characterized that and other variances as technical.
Heffley also explained that the proposed dock was moved away from the public access point to avoid interfering with neighbors’ kayak and boat access and that the dock will comply with New Jersey Department of Environmental Protection (NJDEP) rules. The board noted the application received a review letter from a reviewer (transcript: Mr. Ruskie or Rushky) and that the applicant agreed to the reviewer’s comments: no grading for the bocce court and no impact on the existing septic field.
Nut graf: While the project requires variances by dimension and accessory-structure counts, the board concluded the effects are minor, the dock location improves public access safety, and the bocce court’s construction is noninvasive. The board approved the application by roll-call vote.
Direct quotes in the record include applicant Joseph Rossler explaining the bocce court: "it’s just kind of wood planks that are gonna border the courts and dirt," and attorney Vern Heffley saying the variances "are really de minimis." The transcript shows the board moved and seconded the approval; members recorded affirmative roll-call responses.
Ending: The board approved the plan with the understanding the applicant must comply with NJDEP permitting for the dock and implement the reviewer’s recommendations noted in the board’s review letter.
