MARLBORO – The Planning Board has approved an application submitted by Monarch Pointe, LLC, that calls for the construction of 17 single-family homes in a new cul-de-sac off Texas Road.
On Aug. 19, board members were presented with a revised plan for the 19-lot subdivision that will include 17 lots for homes and two lots for open space. One open space lot will contain a sewage pump system and the second open space lot will contain a detention basin and wetlands.
The 16.5-acre tract is on the west side of Texas Road and north of Mountain Laurel Road. Previous hearings on the application were held in March and May.
The initial plan for Monarch Pointe was for 20 lots; 18 residential lots and two open space lots in the new cul-de-sac that is about 1,350 feet long. The minimum lot size is 20,000 square feet (about a half-acre) and the maximum lot density is 1.2 lots per acre.
Attorney Salvatore Alfieri and engineer Syed Husain presented the revised plan on Aug. 19.
The previous plan included a wet basin, an access drive to the basin that would be built through township property and a retaining wall that would be constructed throughout the building lots. The retaining wall was eliminated due to maintenance issues.
In May, board members expressed concerns about drainage on the Monarch Pointe property and the potential impact of that drainage on the residents of Rachel Drive.
Husain said the northern line behind Rachel Drive will have four inlets that will pick up excess storm water runoff and the water will run off to the northeasterly side of the Monarch Pointe property.
Husain said the bulk of the trees behind Rachel Drive would remain intact, except for areas where it is not heavily wooded. He followed up by saying he believes there are 70 to 80 evergreen trees available to be planted in the area.
Two detention basins have been proposed for the new cul-de-sac and both basins will have access to the bulb of the cul-de-sac.
Board member Mark Barenburg had concerns about the area being prone to flooding and was skeptical about the area being appropriate for a new detention basin.
Husain said that the area has various layers of clay.
“We have thin layers, thick layers, 1-foot layers and 4-foot layers. There is clay and when water percolates through the top layer, it rides on top and it gets saturated. When it gets saturated, it floods. If you are able to punch through, there are not more issues, unless there is another impervious layer underneath, which I have not encountered.”
In a letter to the board, Marlboro Police Sgt. Joseph Lenge said a 25 mph speed limit sign and a Watch Children sign need to be installed on each side of the cul-de-sac. Lenge also said a No Outlet sign is needed at the cul-de-sac.
Husain said the applicant is in the process of purchasing adjacent properties and will subdivide the property as it sees fit and will put in a separate application to the board.
Board member Christopher Cherbini made a motion to approve the Monarch Pointe application and board member Neil Betoff seconded the motion. The board voted 6-2 to approve the application.
Board Chairman Larry Josephs and board members Councilwoman Carol Mazzola, Rohit Gupta, Betoff, Cherbini and Barenburg voted yes on the motion.
Board Vice Chairman Gerald Bergh and board member Andrew Pargament voted no on the motion.