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Board approves preliminary subdivision for M&T Partners after plan revised to five lots; conditions on road and stormwater
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Summary
The board granted preliminary approval to a revised M&T Partners subdivision (originally six lots, revised to five) on Jan. 22, subject to road, sidewalk/curb improvements to the Lot 11.17 driveway, stormwater review and a potential dedication or elimination of Lot 11.18 to address flooding and maintenance concerns.
The Monroe Township Planning Board voted Jan. 22 to grant preliminary approval to PB1266, a proposed major subdivision filed by M&T Partners LLC, after the applicant agreed to revise the plan to eliminate one problematic lot.
Counsel Jared Pape and project engineer Sharif Ali described the original plan as a six-lot subdivision on an approximately 20-acre parcel with wetland and flood-hazard constraints; only about six acres were proposed for disturbance. The property lies outside the sewer service area and would use private well and septic systems, so the applicant designed the lots to meet R-60-equivalent bulk standards for lot area.
Board engineering and planning review raised multiple concerns about road frontage improvements, sidewalks, curbs, intersection geometry at North Disbrow/Dysbrow Hill, maintenance of drainage features (including a culvert and an area that receives Monroe Manor runoff) and the suitability of a remote Lot 11.18 that would sit largely isolated and contain steep slopes and retaining walls. The board’s engineering report recommended full frontage improvements and investigation of existing culverts and drainage near Lot 11.18.
After discussion and a short recess for the applicant to consult, the applicant agreed to revise the plan to remove Lot 11.18 (leaving five lots) or to consider dedicating that parcel to the township. The applicant also agreed to provide curb, sidewalk and half-width paving improvements in front of the proposed lots and to extend improvements to the driveway of Lot 11.17; certain waivers were requested for stream/culvert investigative work tied to Lot 11.18 and for full road resurfacing beyond the improvement limits.
The board conditioned preliminary approval on resolving outstanding engineering and planner comments, clarifying the scope of the Disbrow Hill/ North Disbrow intersection work (including a turning template to verify truck movements), and the applicant returning with revised plans showing the requested dedication or elimination of Lot 11.18, and any required lighting or utility details. The resolution also noted that the dedication of any parcel to the township would be subject to council approval.
The motion for preliminary approval, as revised and subject to the enumerated conditions, passed on roll-call vote with attending members recorded in favor. The board instructed the applicant to address the state and county agency wetlands/stormwater review as part of final submissions.
