MARLBORO – The Marlboro Zoning Board of Adjustment has granted preliminary approval to an application that proposed the construction of three homes on Vanderburg Road.
The application submitted by Goddard Estates was heard by the board on Nov. 27. Attorney Salvatore Alfieri represented the applicant.
The 2.9-acre parcel where Goddard Estates is proposed is east of the Clark Place intersection with Vanderburg Road. The property contains a two-and-a-half-story building which is listed as an historic structure known as the Uriah Smock house (circa 1830 to before 1848) by the state. The property is zoned for residential use.
Initially, the applicant sought a density use variance from the zoning board to subdivide the property into six lots. Five lots were intended for single-family homes (the Smock house and four new homes). The sixth lot was intended to be a 0.1-acre open space lot. All of the proposed properties would have access to a cul-de-sac, according to the application.
Goddard Estates initially sought the density use variance because the application exceeded the number of lots per acre permitted by Marlboro’s code. The township allows 1.1 lots per acre for a single-family housing development and the application proposed 1.7 lots per acre.
As initially proposed, one residential lot totaled 29,135 square feet, a second lot totaled 24,550 square feet, a third lot totaled 19,090 square feet, a fourth lot totaled 16,776 square feet and the lot with the historic home totaled 19,953 square feet.
A half-acre lot is slightly less than 22,000 square feet.
Prior to voting on granting preliminary approval to Goddard Estates, some board members spoke against dividing the property into five residential lots.
“The way I see it, three houses are allowed on this property,” board member Martin Powers said. “I’m OK with taking it up to perhaps four, but I would want some things in consideration of that.”
“I feel like we are trying to jam too many things on this piece of land,” board member Stacey DiGrande said. “I think a three-lot split would be better than a five-lot split. I think we are trying to smash so much into this lot size.”
“I’m a softie when it comes to the (historic commission) as a history buff myself,” board member Dr. Michael Adler said. “I find it interesting that in the agreement with K. Hovnanian, they pieced out the section of land (with the historic home) because they didn’t want to touch this land.
“I would have loved three lots as opposed to five. I know this administration has successfully acquired land. I was intrigued by (the Marlboro Historic Commission’s) desire to keep the Smock house the way it is. Perhaps there will be class trips there one day,” Adler said.
After a brief conference with the applicant, Alfieri said his client was willing to amend the application to request a four-lot subdivision (three new homes and the Smock house), with the density variance and preliminary approval only, and would return at a later date with a final lot configuration.
As a condition of approval, the applicant agreed to restore the exterior of the Smock house to the liking of the Marlboro Historic Commission.
Six zoning board members voted to grant preliminary approval to Goddard Estates as amended. Voting “yes” were Chairman Michael Shapiro and board members Alan Zwerin, Alon Solon, Frank Yozzo, DiGrande and Powers.
Adler voted no and said he would prefer the property be subdivided into three lots instead of four lots.
