Zoners grant variance for Hooper Ave. plan
Applicant would build 11 homes on former sewage treatment plant site
BY KARL VILACOBA
Staff Writer
BRICK — Applicant Raymond Braun can plan a Hooper Avenue development using higher density than permitted, the Zoning Board of Adjustment ruled last week.
The board granted Braun a use variance for "the Pines at Kettle Creek," a plan for no more than 11 homes and a cul-de-sac on a 14.8-acre wetlands tract. Because the case is bifurcated, the applicant must return for site-plan approval at a later date.
The project was scaled down since its initial proposal as a 16-home development more than a year ago. The variance permitted Braun to plan according to R-15 zoning (15,000-square-foot lots) rather than the existing RR-2 (40,000-square-foot lots).
Some board members said they were uncomfortable granting the variance without knowing if state Coastal Area Facility Review Act (CAFRA) guidelines apply to the Kettle Creek property. If they do, attorney Mark Troncone conceded, perhaps only one or two homes could be built there.
Board member John Rentschler contended that unbuildable wetlands should not be included as part of subdivided lot sizes, a condition Troncone said the applicant would adhere to.
The Pines site, which abuts the Drum Point Sports Complex property, was used by the Brick Township Municipal Utilities Authority (BTMUA) as a sewage treatment plant from 1968-77. Troncone said the applicant would remove soils contaminated by the BTMUA’s past operations as a condition of the board’s approval.
"Obviously, we don’t want the liability when it’s time to sell these homes, so we’re going to clean it up to the satisfaction of the [state Department of Environmental Protection]," Troncone said.
The board granted the variance by a narrow 5-2 margin. Use variance approvals require a super majority, or five votes, even if only five board members are present.
Board members Carol Jones, William McGuire, John Rentschler, Harvey Langer and Dennis Raftery voted in favor, while Nino Borelli and Thomas Leahy voted against the variance.
No members of the public commented on the case.
Borelli opposed the "ridiculous" application because it would be too dense, worsen traffic on Hooper Avenue, put Kettle Creek at environment risk and attract school-age children.
"I think it’s out-of-control development. We’ve seen that in lots of areas in town, and that’s the way I’m looking at it," Borelli said.
Leahy said there were too many unanswered questions on how new state wetlands regulations would affect the plan to vote in its favor.
Others were supportive of the project because the developer agreed to clean up the property and adhere to other board requests.