Planning board approves TV LLC subdivision with revised utility plan; three variances granted

The Hillsborough Township Planning Board on Feb. 6 approved TV LLC's application (file 23-PB-02-MSV) for preliminary and final major subdivision to create three single-family lots from approximately 5.483 acres, subject to conditions of the board engineer and planner and payment to the township affordable housing trust fund.

Applicant engineer Frank Farrell testified the applicant submitted a revised utility plan (exhibit A-10) showing public water service to two of the lots after discussions with New Jersey American Water. That change removed two variances the applicant had previously sought related to on-site wells and lot-size requirements tied to well use. Farrell said the utility company will provide the service and meter at the property line for lots that front on the public right-of-way; extending service to the rear lot would require separate arrangements because the rear lot lacks direct frontage on Valley Road.

Farrell said three variances remain: (1) Lot 24.0101 (existing condition) has a front-width of about 107.28 feet and is undersized for the zone's standard; (2) Lot 25.03, a flag lot proposed at 1.99 acres where 3.00 acres is required for flag lots served by wells; and (3) multiple principal uses served by a single private access driveway (the application was amended in testimony to serve three lots from the shared driveway). The applicant's planning witness, Paul Ricci, offered a planning report dated Jan. 20, 2025, arguing the application advances master-plan purposes, preserves environmental constraints and rural character, and that the benefits of the proposal outweigh detriments.

Board professionals asked for clarity and conditions. Township engineering staff said the office would want construction details for the water-service transition and may require conditions ensuring the utility work complies with the utility owner and township standards. Board members discussed whether the rear lot should be served by public water now or in the future; applicant testimony said New Jersey American Water will not offer service to a lot that lacks frontage on a public right-of-way under the current plan, and that providing a separate service to the rear lot would be a separate construction task.

The applicant also agreed on the record to make affordable-housing trust-fund contributions required by township code and state law in lieu of on-site affordable units.

After the applicant's experts rested, the board voted on a motion that consolidated the two existing lots, granted preliminary and final major subdivision approval with the three variances now sought, and included conditions that the applicant meet board professional recommendations and provide required contributions to the affordable housing trust fund. The motion carried on roll call; board counsel recorded the vote and the board instructed staff to prepare the resolution of approval with the agreed conditions.

Notes: Conditions include submission of revised construction and utility details for review by township engineering and planning staff; conservation-easement lines and stream-buffer markings were discussed and the board asked the applicant to simplify easement geometry for field staking and future compliance.