Notice Content
TOWNSHIP OF MONROE NOTICE OF PUBLIC HEARING TO WHOM IT MAY CONCERN: NOTICE IS HEREBY GIVEN, that on Thursday, the 26th day of January, 2017, at the Monroe Township Municipal Complex, 1 Municipal Plaza, Courtroom, Monroe Township, New Jersey 08831, the Monroe Township Planning Board will hold a hearing on the Application of the undersigned, at which time and place interested persons will be given an opportunity to be heard. Said meeting will commence at 7:00 p.m. The Premises (approximately ±170.40 acres prior to dedications) which is the subject of this Application is located in a PRC-2 Planned Retirement Community-District 2 Zone with frontage on Rhode Hall Road, Docks Corner Road and Cranbury South River Road and is designated on the Township Tax Map as Block 81, Lots 3, 5.03, 7.01, 7.03, 7.04, 8 and a portion of Lot 4. The Applicant is the contract purchaser of the Premises and the owners have consented to the filing of this development application. On March 26, 2015 the Board approved a General Development Plan to construct on the Premises an age restricted community (now to be known as “Venue at Monroe”) consisting of 593 detached and attached single family dwelling units on 593 building lots, a recreation area containing, inter alia, a clubhouse with a pool enclosure, landscaped areas and pedestrian walking paths, stormwater management basins, entrances on Rhode Hall Road and Docks Corner Road, extensive open space and granted extended vesting of 12 years. On November 29, 2016 the Board of Adjustment of Monroe Township approved a subdivision of Block 81, Lot 4, permitting a portion of Lot 4 to be made part of the Premises. The Applicant is now seeking (1) Preliminary Major Subdivision Approval to divide the Premises into 622 lots, including 587 building lots on which age-restricted single family detached dwelling units (457) and attached single family dwelling units (130 Duplex’) will be located and 35 open space lots some of which will contain improvements such as a Gatehouse and Model Area, (2) Final Subdivision Approval of the Venue at Monroe consisting of 158 building lots (114 detached and 44 attached dwelling units) and open space lots containing the Recreational Area amenities, Gatehouse, Model Area, stormwater detention basins, roadways and green acres, (3) Preliminary and Final Site Plan Approval to construct on the Premises a Gatehouse and a Recreational Area containing a 19,017 square foot Clubhouse, swimming pool, tennis, bocce, and pickleball courts, a dog park, an Amphitheater and a Community Garden, (4) Preliminary and Final Site Plan Approval to construct on the Premises a Sales Office and Model Area, (5) extended vesting of 12 years with regard to such Subdivision and Site Plan Approvals, and (6) in conjunction therewith, any and all variances and/or design/exceptions/waivers or submission waivers from applicable zoning, site plan, subdivision and Residential Site Improvement Standards (RSIS) standards as are required and/or necessary to permit the development of the Venue at Monroe community as described above, including, but not limited to the submission waivers, variances and design waivers described on Exhibit A attached hereto and made a part hereof. The layout and other information concerning the proposed Venue at Monroe age restricted community as described above is shown on the Subdivision and Site Plans and related Plans and Reports prepared by Amertech Engineering, Inc. and/or other professionals retained by the Applicant. Copies of the Development Application, Subdivision and Site Plans and related Plans and Reports are available for inspection in the Municipal Complex at the office of the Planning Board Secretary, weekdays (except Holidays) between the hours of 8:30 a.m. to 4:30 p.m. by all interested parties prior to said meeting. U.S. HOME CORPORATION D/B/A LENNAR HOMES By: _____________________________ Frank J. Petrino, Esq. Eckert Seamans Cherin & Mellott, LLC Attorneys for Applicant Application No. PB-1184-16 VENUE AT MONROE/U.S. HOME CORPORATION D/B/A LENNAR HOMES Application No. PB #1184-16 EXHIBIT A Request for Checklist Submission Waivers Waivers are being requested from several checklist items for this project as follows: II. Preliminary Major Subdivision Application a)1. A waiver is requested from providing a Key Map with a 1,000 foot radius. III. Final Major Subdivision Application a)10.b) A waiver is requested from providing certification by applicant regarding conditions of approval a)10.c) A waiver is requested from providing certification by applicant regarding posting of performance bond and inspection fees. f) A waiver is requested from providing a Tree Removal and Replacement Plan IV. Site Plan Application a)5. A waiver is requested from providing topographical information and survey of existing utilities within 200 feet of the site. a)6. A waiver is requested from providing the location of natural and manmade facilities within 200 feet of the site. a)7. A waiver is requested from providing existing structures within 200 feet of the site VII. Planned Retirement Community Application c)B. A waiver is requested from providing Certification that overall approved plat was filed in the County Clerk’s office. Ordinance # Requested Variance/Waiver (with Explanation) 108-10.1H.(2) Number of Signs This variance is requested to permit construction of 9 signs where 3 signs are permitted. Sign Area This variance is requested to permit sign areas which exceed the permitted area of 25 square feet for main entry signs and 15 square feet for secondary entry signs. Sign Height This variance is requested to permit sign heights which exceed the permitted sign height requirement of 8 feet. This variance will allow for signs to visible within the context of surrounding berms and landscaping required along the frontages. The signs are within the scale and context of this large, major development. Sign heights proposed are 9.5′ (Main Entry & Secondary Entry Signs), 11′-6″ (Perimeter Signs #1, #2 & #3 at additional site frontages), and 21′-0″ (Entry Structure & Boulevard Feature) 108-10.1A.(3) Sign Setback This variance is requested to permit sign setbacks closer to the right of way than the 20′ minimum required by ordinance. 108-6.23D.(1)(b)[4] Variance requested for not providing a Shuffleboard Court 108-8.2A.(2) Variance requested for maximum height of fence/10 feet proposed This variance is requested to provide a 10 foot height fence around the tennis court area. 108-12.21A. Waiver requested to provide sidewalk on only one side of the street where sidewalks are required on both sides or as allowed by the reviewing agency. 108-12.21A. Waiver is also requested to not construct sidewalks on a portion of Docks Corner Road. 108-12.8A. Waiver is requested to not construct curbing along a portion of Docks Corner Road 108-12.30C. Waiver is requested from providing street trees at 50 feet on center. ($125.84)