Height ordinance adopted

MANALAPAN - The Township Committee has adopted an ordinance that places restrictions on the height of homes to be constructed or renovated in Manalapan.

The ordinance went through several revisions before its final adoption on Dec. 19. Committee members Andrew Lucas, Michelle Roth and Richard Klauber voted to adopt the ordinance. Committee members Anthony Gennaro and Susan Cohen voted against its adoption.

Cohen said she and Gennaro voted no only because the township attorney and the township engineer were not present when the vote was taken and were therefore not available to answer questions from the public or members of the governing body.

However, Cohen said she would ask the professionals to take another look at the adopted ordinance because there were some minor adjustments agreed to following suggestions that were made by engineer John Ploskonka, who has represented persons seeking to build in Manalapan.

Some residents objected to provisions in the ordinance upon its introduction in October. Following the recommendation of township planner Richard Cramer, the committee decided to introduce a revised version of the proposed law.

The ordinance as adopted establishes parameters regarding an allowable height for residential renovations and new home construction.

The parameters will apply throughout Manalapan regardless of the lot size that is required in a particular zone.

Manalapan already has an established maximum building height of 35 feet. However, municipal officials said complaints were being lodged as a result of situations in which fill dirt was placed in a mound so that a finished home ended up being 10 or more feet higher than the original grading of the building lot and neighboring lots.

According to township officials, under the terms of the ordinance the owner of a

lot that measures 80,000 square feet (2 acres) or more will not face

any fill dirt restrictions as

long as the construction

adheres to the grading

and 35-foot height restriction already mandated

in the ordinance.

The ordinance was

proposed in order to eliminate

the increased height of a home from providing a viewing vantage point into the yards and interiors of neighboring homes. The law intends to establish that soil grading cannot include "mounding, terracing or other devices designed to allow increased building height."

The ordinance was 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.

- Kathy Baratta