REVIEW REPORTS - TOWNSHIP of HOPEWELL - Hopewell Township
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
TOWNSHIP of HOPEWELL
MERCER COUNTY
201 WASHINGTON CROSSING – PENNINGTON ROAD
TITUSVILLE, NEW JERSEY 08560-1410
PROJECT / APPLICATION
BLOCK: 65
LOT: 32
ADDRESS: 106 Ingleside Avenue
PROJECT NAME: Jensen Garage
REVIEW REPORTS
CONTENTS
Engineering May 17, 2021 Page 2-4
Environmental Commission May 19, 2021 Page 5
Fire Safety May 25, 2021 Page 6
Health Department May 27, 2021 Page 7
TOWNSHIP OF HOPEWELL
201Washington Crossing-Pennington Road
Titusville, New Jersey 08560-1410
Phone 609.737.0605 Ext. 6280
MEMORANDUM
TO: Hopewell Township Zoning Board of Adjustment
CC: Applicant
FROM: Mark Kataryniak, P.E., Board Engineer
DATE: May 17, 2021
RE: Engineering Review #1 – ZBA 21-08
Kurt & Barbara Jensen
Bulk Var. – Residential Garage Addition; R100 Zone
Block 65, Lot 32; 106 Ingleside Avenue
I. Application Submission Items
The following documents were received by the Township on April 8, 2021:
A. Zoning Board Application Form EZ, dated 4/6/2021, with required fees, escrow and
authorization forms.
B. Lot Coverage Calculation Worksheet, dated 4/6/2021.
C. Sketches of the property and proposed garage consisting of five sheets, undated and
unlabeled; consisting of an overall property sketch, a plan of the proposed garage,
preliminary floor plans, and preliminary elevations.
II. Completeness
The application was deemed complete on May 14, 2021.
III. Description
The property in question is a 0.46± acre parcel located in the R-100 Residential Zoning District,
and the property is served by an on-site well and individual septic system. The property is generally
rectangular in shape, with frontage on Ingleside Avenue along the east side of the property
boundary. The property is improved with a one-story single-family residential structure, containing
approximately 1,150 square feet, constructed around 1952, with a paved driveway providing access
from Ingleside Avenue. Additional improvements include a detached carport in the rear yard near
the southerly side property line. The westerly half (rear) of the property is wooded. Surrounding
properties contain single-family residential structures of varying sizes.
The application proposes the removal of the existing carport, which measures 20’± x 20’±, and
replacing the structure with a two-story detached garage, measuring 24’± x 30’±. The proposed
improvements also include the removal of an asphalt area, measuring 10’ x 12’, to offset the
increase in lot coverage on the property resulting from the garage construction.RE: Engineering Review #1 ZBA 21-08
Kurt & Barbara Jensen
Bulk Variance – Residential Garage Addition – R-100 Zone
Block 65, Lot 32 – 106 Ingleside Avenue
May 17, 2021
Page 2 of 3
IV. Zoning
A. The property is located within the R-100 Residential District and required to meet Section
17-159 of the Ordinance. Compliance with the applicable standards for the Zoning District
is summarized as follows:
Bulk Requirements Required Existing Proposed
Min. lot area (SF) 80,000 20,000± (e) No Change (e)
Min. lot width (ft) 150’ 100’ (e) No Change (e)
Min. lot depth (ft) 200’ 200’± No Change
Existing Principal Building
Min. front yard (ft) 75’ 55’± (e) No Change (e)
Min. side yard (ft)
North: 40’ 23’± (e) No Change (e)
South: 40’ 35’± (e) No Change (e)
Min. rear yard (ft) 50’ 114’± No Change
Max. Building Height (ft) 35’/ 2 StyRE: Engineering Review #1 ZBA 21-08
Kurt & Barbara Jensen
Bulk Variance – Residential Garage Addition – R-100 Zone
Block 65, Lot 32 – 106 Ingleside Avenue
May 17, 2021
Page 3 of 3
represents a reduction in the lot coverage compared to the existing
conditions.
b. The existing carport does not conform to the required side yard setback,
where 14’ exists and 20’ is required. The proposed garage, with its
expanded footprint, will retain the existing non-conforming setback.
c. The proposed garage will exceed the maximum permitted height of 18’,
where 22’ is proposed to accommodate the second story within the
structure.
C. The applicant should provide testimony in support of the variances. Applicants may seek
a variance from bulk zoning requirements under one of the following two statutory
provisions of the NJ Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq.:
1. C-1 Variances – Property “Hardship” Variances. The Board of Adjustment has the
power to grant a bulk variance if, due to the unusual and unique features of the
property - including the existing layout of buildings and improvements - denying
the variance would impose an undue hardship. The applicant must also satisfy what
is referred to as the “negative criteria”, by showing that a) the variance can be
granted without causing substantial detriment to the public good, and, b) that the
granting of a variance will not substantially impair the intent and purpose of the
municipal master plan and ordinances.
2. C-2 Variances – “Flexible c”. The Board of Adjustment may grant a bulk variance
if the Board determines that the benefits of granting the variance outweigh the
detriments of noncompliance with zone requirements. The Board must determine
that the purposes of zoning (N.J.S.A. 40:55D-2), such as health, safety and welfare,
or promotion of a desirable visual environment, will be advanced by a deviation
from zoning ordinance requirements and that the benefits of the deviation will
substantially outweigh any detriment. The “negative criteria” described above for
c1 variances must also be satisfied.
V. Comments
A. The adjacent property to the south contains a detached garage, located in close proximity
to the proposed garage on this property. The applicant should describe if any windows or
lights are proposed on the southerly side of the garage that would potentially impact the
adjacent property to the south.
B. The applicant should include measures to protect the existing trees from the proposed
construction activities.
VI. Recommended Conditions of Approval
A. Should this application be approved, we recommend, at a minimum, the following
conditions of approval:
1. Continued payment of any required application and escrow fees.TOWNSHIP OF HOPEWELL
MEMORANDUM
TO: Zoning Board of Adjustment Members
FROM: Environmental Commission Members
DATE: May 19, 2021
RE: Case No. 21-08: Jenson Garage
Block 65, Lot 32; 106 Ingleside Avenue;
R-100 Zoning District
Bulk Variance;
Proposed Garage Addition
We are writing to inform you of our concerns regarding the subject application, which is
scheduled to be reviewed by the Zoning Board of Adjustment.
During our Environmental Commission meeting via Zoom on May 18, 2021, members Nora
Sirbaugh, Vanessa Sandom, Mark Bean, Andrew Plunkett, Jim Gambino, and Paul Kinney
reviewed and discussed the subject application together with Mark Kataryniak and Courtney
Peters-Manning.
We have no environmental concerns for the proposed project.
Respectfully submitted: Jim Gambino, Secretary
cc: M. Kataryniak, C. Peters-Manning, EC Members
-1-HOPEWELL TOWNSHIP FIRE DISTRICT NO. 1
Board of Fire Commissioners
MERCER COUNTY
201 Washington Crossing-Pennington Road
Titusville, New Jersey 08560-1410
May 25, 2021
Mark Kataryniak
Director of Community Development, Zoning Officer
Township of Hopewell
201 Washington Crossing-Pennington Rd
Titusville, NJ 08560-1410
VIA ELECTRONIC MAIL
RE: Block 65, Lot 32 – 106 Ingleside Ave Pennington, NJ 08534
Jensen Garage
Zoning Board Application
Dear Mark:
The Office of Fire Safety in conjunction with The Pennington Fire Company have reviewed the application
documents and offer the follow comments for consideration by The Board.
We have no comment on the application.
Please feel free to contact me at any time directly at (609) 537-0212 with any questions that may arise. On
behalf of the Board of Fire Commissioners I would like to thank you for your assistance.
Regards,
Andrew J. Fosina, Jr. BS, CFPS
Fire Official – Hopewell Valley Bureau of Fire Safety
CC: Hopewell Township Board of Fire Commissioners
Pennington Fire Company
Matthew Martin – Chief of Emergency Services
FileT O W N S H I P of H O P E W E L L
MEMORANDUM
TO: Hopewell Township Planning Board
FROM: Dawn Marling, Health Officer
SUBJECT: Jensen Garage
Block 65, Lot 32
106 Ingleside Ave
Case 21-08
DATE: May 27, 2021
The applicants Kurt and Barbara Jensen propose replacing an existing carport with a new
detached garage with a partial second floor to provide storage, exercise, and work from
home space at their 106 Ingleside Ave residence. The new structure will be located where
the existing carport currently stands. The Hopewell Township Health Department file
contains a 2004 “as built” septic plan that confirms that the septic system location and
well location will not be disturbed by the proposed project. A site meeting with the
applicant confirmed that no additional waste water will be generated in the new garage.
As such, the Health Department has no objection to the applicant’s proposal.You can also read
