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Washington Township planning board approves minor subdivision at 683 Van Amberg with conditions
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Summary
On March 30, 2026 the Township of Washington Planning Board approved Union Jack Properties LLC’s plan to split a 43,387‑square‑foot lot at 683 Van Amberg into two single‑family lots, granting small frontage, width and height variances and imposing conditions including a 4‑ft fence, a landscape/tree‑replacement plan and repair of a trench at the rear of the property.
The Township of Washington Planning Board on March 30, 2026 voted to approve Union Jack Properties LLC’s minor subdivision at 683 Van Amberg (Block 1205, Lot 3), subject to conditions intended to protect neighboring properties from runoff and to replace removed trees.
Attorney Matthew Capizzi, representing the applicant, told the board the existing parcel is about 43,387 square feet and the proposal would divide it into two single‑family building lots. He said the new plan reduces the scale of development and the amount of imported fill compared with a prior approval, while requiring modest variance relief for lot frontage, lot width and for ridge‑height exceedances driven by the site’s topography.
Engineer Michael Hubschemann said the new design proposes about 471 cubic yards of fill, a substantial reduction from the multi‑thousand‑cubic‑yard import previously approved. Architect Raul Mederos described the two mirror‑image, roughly 2,900‑square‑foot house models and explained roof‑pitch adjustments intended to lower apparent ridge heights. Planner Nicholas Graviano presented the legal justification under New Jersey ‘‘C‑2’’ variance standards, arguing the subdivision advances zoning purposes and is only minimally deficient in area for one lot.
Neighbors raised concerns about drainage, retaining walls and past stormwater impacts. Michael Oman, who owns the adjoining property immediately south of proposed Lot 3.02, asked whether the proposed retaining wall and grading would prevent water from shedding onto his yard and whether a trench that had been cut earlier would be repaired. Vincent Marchetti described repeated flooding incidents on properties downgradient of the site and said he has video of past flooding. Heather Constantamides said past runoff left mud in her in‑ground pool and requested contact information and safeguards to report any repeat damage.
Town reviewers and the applicant’s engineer responded that the plan includes proposed catch basins, seepage pits and a rear swale to promote infiltration, and that the short rear wall will include a cap to reduce overland flow. The board’s written review also asked for a DEP clean‑fill certification for the soil source if required and highlighted tree‑replacement obligations under township code.
To address neighbor concerns, the board attached conditions to the approval including: a code‑compliant 4‑foot fence along the entire eastern (rear) property border; submission and approval of a landscape plan showing tree replacements or a payment to the town’s tree fund (the reviewer calculated roughly 23 replacement trees would be required under the code); filling and repair of the southeast trench; preconstruction coordination with county operations for road openings and utility connections; and final agency approvals and recording of the subdivision by deed.
The board moved, seconded and recorded affirmative roll‑call votes to approve the subdivision subject to those conditions. The board also noted the housing plan discussion was carried to the Planning Board meeting on April 15, 2026 and that certified notices will be mailed to required parties.
The next step for the applicant is to submit the final landscape plan and any required DEP documentation for review, obtain the outside agency permits (county approvals for road work, tax assessor signoff for lot numbering and addresses), and record the deed for the new lots if all conditions are satisfied.
