Princeton neighbors upset by lot’s subdivision approval

Residents fear a ‘McMansion’ in the works

By: Hilary Parker
   The Regional Planning Board of Princeton on Thursday approved Dr. Charles and Alexandra Akselrad’s request to subdivide their 5.1-acre lot on Route 206 near the Lawrence Township border, much to the chagrin of seven neighbors who turned out to express their fears that approval might lay the foundation for more Princeton Township McMansions.
   As approved, the current property will be divided into two lots of about 2.5 acres each, the rear lot being a "flag lot" accessible off Route 206 by a long, narrow driveway. Flag lots take their name from their configuration, whereby a pole-like section leads back from the street to a larger, flag-shaped lot.
   In compliance with a zoning ordinance requiring a minimum lot size of 2 acres, two residences currently located on the front lot will be connected through a three-car garage. Variances for lot width and setback-to-height ratio were granted for the front lot, and a lot frontage variance was approved for the rear lot.
   Arguing that the current lot imposes a "hardship" on the Akselrads due to its unusual size and shape, attorney Mark Solomon of Pepper Hamilton explained his clients’ desire not to increase the number of residences, "but shift one residence from front to rear."
   Jane Hubbell Ashton spoke for her mother, Loretta Hubbell, a resident of a property neighboring the Akselrad lot for more than 50 years.
   "My concern and her concern are statements made by Dr. Akselrad to her last summer when he said to her, ‘I plan to build a McMansion,’" Ms. Hubbell said.
   Other neighbors whose Gallup Road properties surround the proposed rear lot — which has a 3- to 4-percent pitch, according to surveyor and planner Frank J. Falcone — expressed concerns that a marked increase in impervious surface would add to current flooding problems.
   Despite their concerns about flooding, those neighbors in attendance said they would not be willing to grant easements for the Akselrad properties to connect to the public storm sewer located on Gallup Road, noting that such easements markedly decrease property value.
   Gallup Road resident Robert Hendrickson said many of the properties contain swimming pools, tennis courts and driveways that would make easements to the public drain line impossible.
   Board member Wendy Benchley raised the issue of screening and emphasized the importance of preserving as many trees as possible along the drive leading back to the rear lot, noting "these flag lots are always a surprise to neighbors."
   Nonetheless, the lot is not out of character for the area, noted Mr. Falcone, who exhibited a Princeton Township map showing multiple flag lots near the Akselrad property.
   Dr. Akselrad said he and his wife will consider the neighbors’ concerns in future development plans.
   "We will try to accommodate our neighbor to the east in any way possible," he said, by providing screening and preserving large trees.
   Approval was granted contingent on the Akselrads’ compliance with recommendations made by township officials. These include the provision of necessary stormwater management practices, maintenance of a 30-foot "no disturbance area" between the septic tank on the rear lot and the property line, and a maximum clearing of 1 acre on the rear lot, not including the drive connecting the lot to Route 206.