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Planning board approves Orangeburg Road subdivision with stormwater conditions
Summary
The Borough planning board approved a two-lot subdivision on Orangeburg Road that requires several variances, conditioned on stormwater improvements, routine maintenance and a recorded developer's agreement. Board professionals said the plan reduces runoff to downstream properties.
The Borough of Old Tappan planning board on Feb. 12 approved a two-lot subdivision on Orangeburg Road, granting variances for lot area, width, coverage and a de minimis floor‑area‑ratio deviation while conditioning the approval on stormwater improvements and a recorded developer's agreement.
Applicant counsel presented revised plans dated Jan. 28 that add a curb extension, catch basins, an oversized infiltration trench and three seepage pits. The project's professional engineer testified the system is sized to capture the two‑inch design storm for the new pool, patio and driveway areas and provides about 9,700 gallons of storage — roughly 50% more than the volume estimated for the new improvements.
"In my opinion, yes," the engineer said when asked whether the proposed measures would materially reduce runoff to downstream Perry Street.
Planner Matthew Flynn, a qualified municipal planner, told the board that the requested d(4) and c variance relief can be balanced by public benefits, notably the stormwater mitigation and compatibility with surrounding lot patterns. Flynn said the FAR deviation is small — about 54 square feet — and that the proposal would fit the neighborhood context given adjacent RA25 and RA10 zoning.
Board members pressed the applicant on maintenance. The engineer and applicant's counsel said maintenance responsibilities would be written into the recorded developer's agreement and noted on construction drawings; the developer also agreed to regular inspection and upkeep obligations to ensure the catch basin and infiltration measures remain functional.
After deliberation, a motion to approve the application with stipulations for drainage maintenance and a developer's agreement passed on a roll call. The board chair said the approval will be memorialized in a resolution and the developer must meet the conditions before final sign‑off.
The board also noted the county may require a road opening permit for curb work; the applicant must secure any necessary county approvals before construction.
Next steps: the applicant must finalize construction plans, record the developer's agreement spelling out maintenance responsibilities, and obtain any county permits. The board indicated the matter will return for resolution memorialization at a subsequent meeting.
