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Elk Township board approves Cheng four‑lot subdivision, grants variance for average front‑yard setback
Summary
The Elk Township Planning & Zoning Board on June 19 approved a four‑lot major subdivision at 7th & Douglas streets (Block 143 Lot 1) with conditions including stormwater deed restrictions and paving; the board granted a C2 variance reducing the average front‑yard setback from 62' to 45' by a 7‑1 vote.
The Elk Township Combined Planning & Zoning Board approved Preliminary and Final Major Subdivision for property at 7th and Douglas streets (Block 143 Lot 1) on June 19, 2024, granting a C2 variance to reduce the average front‑yard setback from 62 feet to 45 feet. The motion passed 7‑1 with Mr. Swanson casting the lone no vote.
Joseph Mancini, P.E., P.P., of TriState Engineering & Surveying, told the board the application subdivides one lot into four residential lots in the Moderate Density zone and that the project anticipates two‑story, four‑bedroom homes with shared stormwater measures (rain gardens) and preserved wooded areas at the rear. "The benefits outweigh any perceived detriments," Mancini said, arguing the shorter average setback better matches the surrounding neighborhood and reduces impervious area compared with forcing a 62‑foot average.
The board's engineer, Steve Bach, read the professionals' June 14, 2024 review letter and confirmed multiple checklist items where waivers were granted for completeness only; Bach said he had no objection to relief from the Average Front Yard Requirement and suggested the Township Committee consider removing the 62‑foot carryover from the ordinance. Brian Hall, attorney for the applicant, and project engineer Mancini said architectural and grading plans will be submitted later if the subdivision is recorded.
During discussion Mr. Mancini described road and access plans: the proposal calls for paved improvements to a rural street with a 22‑foot paved width, extension of Douglas Street and a 22‑foot hammerhead turnaround. Mr. Swanson questioned the 22‑foot width, saying he did not like that dimension even if the State's minimum is 20 feet; he cast the lone opposing vote on the final motion.
The board attached several conditions to its approval: the developer must submit grading and architectural plans prior to building, pave the hammerhead turnaround, revise plans to include per‑lot stormwater impervious details, record a deed restriction assigning stormwater maintenance to a homeowners association, and comply with the conditions listed in the June 14, 2024 Bach review letter.
The board opened a public comment period; no members of the public spoke. The board set its next meeting for July 10, 2024 and adjourned at 7:37 p.m.
