Planning Board Deems Subdivision Application Incomplete

After members of the public raised safety concerns over a subdivision application at Monday's planning board meeting, board members deemed one of its two waiver requests incomplete.

Paul and Joyce Ciervo requested a subdivision of their current residence, on the 600 block of Lees Avenue, into two separate parcels.

The Ciervos proposed building a new home next to the existing residence, moving into the new structure and selling the former, said the couple's attorney.

During the meeting, planning board members deemed no variances would be needed for the subdivision. Members did require two waivers—one being a 200-foot property radii survey, the other for a environmental impact statement.

During the public portion of the meeting, various neighbors of the Ciervos' voiced concerns about the subdivision causing safety repercussions.

Repercussions were all voiced over the location of the subdivision's driveway.

Neighbors, including John Janco, presented pictures of the road on which this driveway would be placed.

"I have concerns for safety. I think (this driveway would) present a safety hazard," said Janco. "Because there's going to be a driveway on a very busy road (Newton Lake Drive)."

The location at which the Ciervos' driveway would sit, said residents, is at the apex of a sharp curve in the roadway. 

Neighbor John Hammette expressed concern over the driveway not being visible to those driving around the bend.

"Between Ventnor Avenue and the White Horse Pike, there are seven curve signs. Five of these are on (the Ciervos') property," said Hammette. "Look at the epicenter of the curve—that's where the driveway would be coming out. You don't need two vehicles to have an accident on that curve. All you need is one car, and the curve itself."

Hammette presented five motor vehicle accident reports to the board, all of which happened on the aforementioned curve. Hammette said he'd obtained these reports from Collingswood Police Department.

"People (tend not) to drive this curve on the correct side of the road, but in the center of the road," said Hammette. "But how do you see a curve sign with a car in the driveway, (blocking) it?"

Planning Board Vice Chairman Jeff Sollenberger responded, stating borough ordinance does not give board members jurisdiction over the roadway.

"Everything I'm hearing is a deficiency of the roadway, not the (property) site," said Sollenberger. "The board is here to approve the site, not a roadway."

Sollenberger provided several options for subdividing the property while still appeasing concerns.

"There are concerns about backing in and out of this (proposed) driveway," he said. "Is there any possibility to put additional pavement on the driveway, (so that residents) could turn around (without having to back out)?"

Paul Ciervo expressed willingness to honor the request.

"We are also concerned with safety, and don't want to see anyone get hurt," said Ciervo. "We'd be willing to do this."

Collingswood Borough Commissioner Joan Leonord, who sits on the planning board, suggested another approach.

"I'm very concerned about this," said Leonard. "Why can't it be a shared driveway? We've done it before, you get one driveway, two neighboring homeowners share it."

While board members honored safety concerns, applicants did meet all bulk standards, and Ciervo agreed to meet certain conditions. Members said there would be no reason to decline an approval.

The proposed driveway exceeded 300 feet, said Sollenberger—who'd determined measurements on-site—with the borough requiring over 200 feet in width.

The road is a county road, which would require the applicant to appear before Camden County Planning Board, which Sollenberger said would look at safety issues.

Flooding was another issue raised by the public Monday.

"When we put an addition on our house in 2005, we were advised not to get a full basement. They didn't want us to go any lower than 5 feet," said neighbor Carolyn Janco. "How could (Ciervo's) property, which slopes even further, be buildable? How do we know they won't hit a water table? If they do, what happens to my house when it starts sliding into their water table? I am concerned, as water issues in our area are huge."

Sollenberger said while the board couldn't answer that question Monday night, the Ciervos would be required to look into it during a code review. 

Board members deliberated, finally agreeing to make a motion to approve the application by voting on its two waivers separately. 

Members voted unanimously in favor of the applicant submitting a 200-foot survey of the property. 

A motion was made to deny the second waiver—obtaining an environmental impact statement—the majority of the board upheld this motion. 

The waiver denial deemed the Ciervos' application incomplete Monday night.