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Planning board approves four‑lot subdivision on Old Stirling Road despite split vote
Summary
The Warren Township Planning Board approved a preliminary major subdivision creating four lots from three at 69–73 Old Stirling Road, granting bulk variances tied to lot sizes and a lot‑line correction tied to an existing pool; the motion passed with two members opposed.
Attorney Alan Siegel, representing Flamingo Builders LLC, presented a preliminary major subdivision for 69, 71 and 73 Old Stirling Road (Block 86.01, lots 10–12) and asked the board to permit reconfiguration of three conforming lots into four, creating one additional buildable lot.
Engineer Cathy Mueller testified the combined parcel totals about 11.379 acres after adjusting a survey error, and described a lot‑line overlap that placed a pool partially on an adjacent lot; the applicant proposed a lot‑line adjustment so the pool would be located on the lot that contains the improvements. Planner Matt Wellinger introduced a color‑coded map of other undersized lots in the vicinity and offered testimony under N.J.S.A. 40:55D‑70 that the application satisfied the positive and negative criteria for bulk variances given the neighborhood context.
Owner Jose Rodriguez testified he owns lot 12 individually and lot 11 through Flamingo Builders, that he has installed sewer infrastructure at his expense and that he intends to reside on one of the new homes. Board members asked whether the pool setback issue could be resolved with a lot‑line adjustment that retained three lots; the applicant’s counsel said the subdivision also regularizes right‑of‑way dedications and resolves ownership overlap.
After discussion, the board voted to approve the subdivision on a motion by Lou Esposito, seconded by Sal DiBianca. The roll call in the record shows votes in favor from Mario Serra, Barry Argiro, Sal DiBianca, Mike Scuderi, Lou Esposito, Joe Puglisi and Rakesh Ganta, and recorded opposition from Deputy Mayor Vanessa Kian and Chairman John Lindner.
The approval includes conditions and standard variance findings; board professionals confirmed outstanding engineering comments will be addressed through plan revisions or conditions of approval. The transcript records that the vote adopted the requested variances and approved the preliminary major subdivision, with the applicant obligated to satisfy any remaining conditions before final signoff.
