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Board grants lot‑width variance for 716 Corley's Avenue after extensive public comment and agency conditions
Summary
The zoning board approved a variance allowing construction of a 2½‑story seven‑bedroom home on a corner lot with a deficient width (≈68.55 ft). Approval included conditions: engineering revisions, state wetland and flood‑hazard permits, township acceptance of a recorded drainage easement and other technical items raised by staff and neighbors.
Ocean Township’s Zoning Board on June 16 approved a lot‑width variance for 716 Corley’s Avenue (block 76.01, lot 2), allowing a new 2½‑story, seven‑bedroom house, circular driveway and rear pool/cabana subject to outside‑agency approvals and engineering conditions.
Planner‑engineer Pat Ward told the board the lot meets most zoning standards except width (existing ~68.55 feet where 90 feet is required). Ward said the proposed house otherwise complies with height, coverage and setback rules and described drainage work that would reroute a municipal storm pipe that currently crosses the parcel; the applicant proposes to record a 10‑foot easement (5 feet on each side) for Ocean Township’s maintenance of that pipe.
Architect Rachel Harari described the design and confirmed the house’s architectural front faces Corley’s Avenue with the rear facing the lake; she identified the sliding doors and rear deck as the architectural rear. Board members and residents questioned regrading, groundwater borings, the verified top‑of‑bank and whether proposed drainage alterations would preserve capacity. The applicant’s engineers agreed to provide capacity calculations, final inverts and additional geotechnical/ drainage details as conditions of approval.
Neighbors raised several concerns during public comment: potential noise from pool equipment, possible construction encroachment, tree removal and long‑term neighborhood character. The applicant agreed to move noisy equipment, add shrubbery along the south property line and comply with tree‑removal and replanting obligations under the township code.
The board’s approval was conditioned on: final engineering addressing the township engineer’s comments; verification of inverts/capacity calculations for the rerouted pipe; execution and acceptance of a recorded easement by Ocean Township for storm‑pipe maintenance; compliance with state Department of Environmental Protection (D) permits for wetlands and flood hazard area impacts; and resolution compliance review by town professionals prior to building permits. Roll call reflected a majority for the positive resolution, with one board member recused and one 'no' vote recorded.
What’s next: Applicant must secure all required outside permits (state D and township easement acceptance), satisfy engineering conditions and return with resolution compliance documents before construction permits are issued.
