Height of homes target of new code
BY KATHY BARATTA Staff Writer

MANALAPAN - The Township Committee may adopt a residential building height ordinance following a public hearing on Sept. 5.

The Planning Board has reviewed the proposed ordinance and handed it over to the committee for a public hearing and adoption.

The ordinance will establish parameters regarding allowable heights for residential renovations and construction. The parameters will apply township-wide regardless of the lot size that is required in a particular zone.

Deputy Mayor Michelle Roth said a formal introduction of the ordinance by the committee was not necessary due to the fact it was drafted and approved by the Planning Board.

Roth said while Manalapan already has an established maximum building height of 35 feet, complaints have been brought to the attention of township officials due to situations where fill dirt was placed in a mound so that the finished construction of a home would result in the building actually being some 10 or more feet higher than the original grading of the particular lot and neighboring lots.

Roth said the concerns of some people were that this increased height would provide a viewing vantage point for neighbors into the yards and interiors of neighboring homes.

Planning Board engineer Richard Cramer of T&M Associates presented a draft of the proposed ordinance to Planning Board members earlier this month.

According to the draft ordinance that was presented to the board at the Aug. 9 meeting, the law intends to establish that grading cannot include "mounding, terracing or other devices designed to allow increased building height."

The ordinance will be structured to meet the statutory requirements detailed in the state's Conservation of Natural Topography which dictates that grading for any project "shall not alter the natural contour of the land by more than 3 feet unless it is needed for management of storm water runoff."

Also, the foundation of any structure will not be allowed to be exposed by more than 4 feet on all sides.

According to Roth, the ordinance will prevent construction and renovation applications from resulting in a person's second floor addition looking into someone's bedroom or living space next door.