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Roxbury Planning Board approves Delta One LLC minor subdivision with conditions
Summary
The Roxbury Planning Board memorialized approval of Delta One LLC’s minor subdivision to split a 35,093‑sf corner lot into three lots, granting two design waivers and imposing detailed construction, deed, utility and environmental conditions before recordation.
The Roxbury Township Planning Board voted to memorialize approval of Delta One LLC’s minor subdivision application, which proposes splitting a 35,093‑square‑foot unimproved corner lot in the R‑4 zone into three lots. The board’s resolution describes remainder Lot 8 (14,524 sf), Lot 8.01 (9,437 sf) and Lot 8.02 (9,797 sf) and references the minor subdivision plan and associated easements prepared by Kenneth D. Dykstra, PLS, and Thomas F. Graham, PE.
The resolution granted two design waivers: a waiver from §13‑8.610 permitting no sidewalk along First Street where sidewalks are absent, and a waiver from §13‑8.612(I) allowing a 35‑foot separation of driveways to enable on‑lot parking outside the sight triangle. The board’s memorializing language states that the relief “can be granted without substantial detriment to the public good and that the granting of this relief will not substantially impair the intent and purpose of the zone plan and/or the zoning ordinance.”
Approval is conditioned on a long list of requirements to be satisfied before filing the subdivision deeds. Key conditions include removal or relocation of an encroaching shed or establishment of an easement; completion of site demolition prior to deed signing; inclusion of drywell operation and maintenance restrictions and specific drywell details consistent with the NJDEP BMP Manual; deed language limiting impervious coverage and separate sight‑triangle easements recorded with each lot; and confirmation of domestic water service by New Jersey American Water. The board also required additional construction details (trench repair/pavement restoration), compliance with township water and sewer detail approvals, a developer’s agreement as necessary, and tree‑removal permitting with a replacement plan.
The resolution imposes construction mitigation measures the applicant must follow, including limiting work hours to 7:00 a.m.–5:00 p.m. Monday–Saturday (no Sunday or holiday work except in an emergency), anti‑litter and anti‑vandalism controls, designated employee parking measures, truck wash‑down and tracking mats, and directing all construction traffic to use First Street. The board conditioned the approval on obtaining any required Highlands Act and COAH waivers/approvals and required revised plans to be submitted within 60 days and deemed complete within six months of memorialization or risk nullification of the approval. The resolution is certified by Board Chairman Charles Bautz and Board Secretary Robyn Lance.
