Planning board approves four-lot subdivision with stormwater conditions after extended review

The Monroe Township Planning Board granted final approval to a four-lot subdivision (Block 357, lots 20.01–20.04) at Buckalew Avenue and Mounts Mills Road, subject to conditions addressing updated right-of-way dedications, revised stormwater design and municipal utility coordination.

Attorney Lawrence Sachs presented the application on behalf of Royal Real Estate Holdings LLC. Project engineer Adnan Khan testified that Middlesex County increased the required right-of-way dedication from about 535 square feet to about 1,622 square feet, creating small, de minimis adjustments in lot areas and depths since the board’s preliminary approval in 2022. Khan said the county’s revision and changes to New Jersey Department of Environmental Protection stormwater rules required repeated redesign and extensive soil testing.

Khan told the board the project remains a four-lot plan and that one key engineering change replaces separate underground basins with above-ground detention on three lots to free approximately 3,000 square feet of usable backyard area per house. For the fourth house there remains an underground detention system. Khan said the project will require a Treatment Works Approval (TWA) from the DEP to extend sewer service from Mounts Mills Road to Buckalew Avenue so each home can connect without individual easements.

Board engineer Mark Grama Movits and township staff repeatedly raised concerns about basin spillways that, as drawn, could send overflow onto neighboring rear yards. Grama Movits asked the applicant to work with township engineers to demonstrate that proposed measures (trench drains, inlet captures or a consolidated basin design) would prevent off-site impacts and clarify ongoing maintenance responsibilities. Khan said trench drains and other design refinements could be added and that the current design otherwise complies with DEP runoff reduction criteria.

Multiple board members and the applicant discussed creating a homeowners’ association to centralize basin maintenance and reporting required by current DEP regulations. Counsel for the applicant said the applicant would agree to an HOA if the board finds it necessary. The board agreed to make resolution approval conditional on final engineering sign-off from the township engineer’s office and on coordination with the Middlesex County permits and DEP approvals.

Resident Nathan Friedman spoke in public comment about proximity of new driveways and sewer/storm connections to his property; applicant testimony estimated the closest proposed driveway would be about 150–250 feet from Mr. Friedman’s house and said the sewer extension would improve connection reliability rather than worsen it.

After the public portion, board member Joseph Lupo moved to approve the final application with conditions that require—at a minimum—(1) resolution of the spillway/trench design with the township engineer, (2) execution of any required homeowner maintenance mechanism (HOA or recorded O&M easements) if determined necessary by the engineer, and (3) coordination and permits for sewer extension with the Middlesex County and DEP. The motion was seconded and carried by roll call with all members present voting yes. The board recorded the applicant’s agreement to work with township staff on paving/restoration limits and any county-required paving or right-of-way work before final sign-off.

The board’s resolution will enumerate specific compliance items to be addressed before permits are issued and any construction starts, including finalized O&M manuals, recorded maintenance and access language if an HOA or shared system is used, and the required county and DEP permits.