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Zoning Board Agenda 04/08/26| Published:04/07/26
BID #: ZP-26-028
DUE: TBD
VALUE: TBD
100
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Executive Summary
This document pertains to an application for a zoning permit in Gloucester Township, specifically for property located at 988 Kearsley Road (Block 18001, Lot 1). The applicant, Samuel Mensah, intends to construct a new single-family home. However, the application was initially denied due to the property's failure to meet the minimum lot size and frontage requirements as outlined in the R-1 (Residential District) zoning regulations. The applicant is seeking bulk variance approval for these deficiencies, requiring review by the Zoning Board of Adjustment.
A letter included in the submission, dated March 4, 2026, from Kristopher J. Berr of Del Duca Lewis & Berr, requests the application be placed on the next available Zoning Board of Adjustment agenda. The submission includes the Land Development Application, Variance Plan, escrow agreement, W-9, request for a 200 ft list, and various checks for associated fees. The Variance Plan itself is dated February 25, 2026.
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Document Text
--- Document: Zoning Board Agenda 04/08/26| Published:04/07/26 Document ---
Township of Gloucester
1261 Chews Landing Road
Laurel Springs NJ 08021
(856) 374-3512
dmjones@glotwp.com
Date Issued:
Application Number:
Application Date:
1/20/2026
Project Number:
Permit Number:
Fee:
ZP-26-028
$100.00 CHK 230
Worksite 988 KEARSLEY ROAD
Location: SICKLERVILLE, NJ 08081
Zoning Permit
Block: 18001
Lot: 1
Qualifier:
Owner MENSAH SAMUEL
Address: 105 BLACKWODD-CLEMENTON RD
APT. #607
LINDENWOLD, NJ 08021
mensasam@gmail.com
(C)(856) 371-7930
Application Approved Date:
Zone: R-1
Applicant: SAMUEL MENSAH & MABEL DARKO
Address: 105 BLACKWODD-CLEMENTONI RD
APT. #607
LINDENWOLD, NJ 08021
mensasam@gmail.com
(C)(856) 371-7930
This Certifies that an application for the issuance of a Zoning Permit has been examined,
Use is: R-1 Single Family Detached (New Residential SFD-Lancaster B Model)
Nonconforming Use is
Work Description:
New Building - a proposed new 3,112 sq-ft, 2-Story, 4 bedroom, 3 full baths, 2-car garage and basement,
SFD located approx 153' from front property line, approximately 190' from rear property line and 27' from
both side property lines as per site plan provided.
This application for approval is hereby DENIED.
Upon review it was determined that the Zoning Permit:
☐ Permitted by Ordinance
Permitted by Variance approved on:
Valid Nonconforming Use is established by
Zoning Board of Adjustment
☐ Zoning Officer
Additional Comments:
In the R-1 (Residential District) the proposed newly constructed SFD requires a minimum lot size of (1) acre and a
minimum frontage of 125 ft. The site plan provided indicates the lot size as 42,458.22 sf and a lot frontage of 91.52 feet.
Bulk-C Variances are required by the Zoning Board of Adjustment prior to issuance of permit.
One for undersized lot size
One for not meeting the required front footage.
Donna
Donna Jones, Zoring Officer
2/3/2026
Date
DENIED
JAN 29 2026
ZONING OFFICE
NJSPCS NAD83(2011)
BLOCK 18095
BLOCK 18010
ROAD
(VARIABLE WIDTH)
KEARS
CONCRE
N 14°44'00" W 91.52
10.0
R-14.82'
-L-31.68'
Δ-122-28'42"
PROPOSED
SEPTIC
-
FIELD
SBR DESPOSAL FIELD
(BY OTHERS)
10.0
153.7
PROPOSED
WESLEY AVENUE
(50' WIDE ROW PAPER STREET)
PROPOSED
SEPTIC TANK
(BY OTHERS)
BLOCK 18005
LOT
SITE PLAN
VIEW
ZONED: R-1 RESIDENTIAL DISTRICT
USE: SINGLE-FAMILY DETACHED DWELLING
REQUIRED
EXISTING
PROPOSED
MINIMUM LOT SIZE
TACRE
0.974 AC.
0.974 AC.
MINIMUM LOT FRONTAGE
125 FEET
91.52 FEET
91.52 FEET
MINIMUM LOT DEPTH
200 FEET
394 FEET
394 FEET
MINIMUM BUILDING COVERAGE
15%
N/A
4.5%
MINIMUM LOT COVERAGE
30%
N/A
TOWNSHIP OF GLOUCESTER ZONING BOARD APPROVAL:
YARD REGULATIONS AND HEIGHTS LIMIT
THIS PLAN IS APPROVED BY THE ZONING
FRONT YARD
50 FT
N/A
153.7 FT
SIDE YARD
FT
N/A
27.0 FT
BOARD OF THE TOWNSHIP OF GLOUCESTER, NEW JERSEY
DATE
ZONING BOARD CHAIRPERSON
REAR YARD
75 FT
N/A
193.1 FT
MINIMUM USABLE YARD AREA
25%
N/A
51.5%
I CERTIFY THAT THIS MAP WAS DULY APPROVED BY
THAT THE
OR BEFORE
BOARD AT AN OFFICIAL
HA THE CONSTITUTED
BE FILED ON
MAXIMUM HEIGHT
35 FT
N/A
+/-33 FT
SERIFY I FURTHER CERTIFY THAT
VARIANCE RELIEF REQUEST:
REQUIREMENT
DATE
ZONING BOARD SECRETARY
PROPOSED
(A) CHAPTER 500-403.5(1)
(B) CHAPTER 500-403.F(2)
30
SCALE: 1"-20"
MINIMUM LOT FRONTAGE OF 125 FEET
17.
52 FEET
BLOCK 18001
LOT 12
42°48'20" E 394.43'
SIDE YARD SETBACK
27.0
DWELLING
42°48'20" W 431.05'
42,458.29+ SF
SIDE YARD SETBACK
WASHINGTON
(50' WIDE ROW
AVENUE
PAPER STREET)
REAR YARD SETBACK
BLOCK 18004
47°11'40" E 100.00
BLOCK 18001
200
LOCATION
LOCATION MAP
SCALE: 1-1000
SCALE: 1"-120"
200' SURROUNDING AREA
LEGEND
EXISTING OUTBOUND
EXISTING CENTERLINE
EXISTING ADJOINING LOT LINE
BLOCK
LOT 11
Π
10
EUSTING EDGE OF PAVEMENT
EXISTING BLOCK NUMBER
EXISTING LOT NUMBER
EXISTING CONCRETE MONUMENT
EXISTING IRON PIPE/REBAR
PROPOSED HOUSE
PROPOSED DRIVEWAY
200 PROPERTY OWNERS LIST
BLOCK LOT PROPERTY OWNER
15001
1
18001
MENSAH, SAMUEL
105 BLACKWOOD-CLEMENTON #607
P.O. BOX
BLOCK LOT PROPERTY OWNER
18008 1
18008
CAMEO BUILDERS LLC (C/O PAT AMORIELLO)
52 POPLAR AVENUE
HAMMONTON, NJ 08037
2 CAMED BUILDERS LLC (C/O PAT AMORIELLO)
52 POPLAR AVENUS
AMMONTON, 08037
18009
1
965 KEARSLEY ROAD ELC
TURNERSVILLE, NJ 08012
18009 2 965 KEARSLEY ROAD LLC
TURNERSVILLE, NJ 08012
LINDENWOLT, NJ 08021
18001
2 GLOUCESTER TOWNSHIP
ACKWODC, NJ 08012
18001
3 GLOUCESTER TOWNSHIP
BLACKWOOD, NJ 08012
GLOUCESTER TOWNSHIP
122 JOHNSON ROAD
BLACKWOOD, NJ 08012
18001
8 MAGLIOCCO, ALFONSE G & DENISE A
18010 1
FABLEV LLC
1042 KEARSLEY ROAD
581 KEARSLEY ROAD
RIAL, NJ 08081
ERIAL, NJ 08081
18001
13 MAGLIOCCO, ALFONSE C & DENISE
16098 1
GLOUCESTER TOWNSHIP
1042 KEARREY ROAD
ERIAL, NJ (18081
18001
12 MAGLIOCCO, ALFONSE G & DENISE
18099
1042 KEARSLEY ROAD
ERIAL, NJ 08081
GLOUCESTER TOWNSHIP
P.O. BOX E
BLACKWOOD, NJ 08012
18004-1
18006 1
GLOUCESTER TOWNSHIP
P.0. 80X
BLACKWOOD, NJ 08012
P.O. BOX B
BLACKWOOD, NJ 08012
PROPERTY UTILITIES LUST
AQUA NEW JERSEY, INC.
MIKE STEPHENS, MANAGER
2875 NEW BROOKLYN ERIAL RD
SICKLERMILLE, KJ 08081 1242
NEW JERSEY AMERICAN WATER CO., INC.
DONNA SHORT, GIS SUPERVISOR
1 WATER STREET
CAMDEN, NJ 08102
GLOUCESTER TOWNSHIP M.UA.
P.O. BOX 216
GLENDORA, NJ 08029
CANDEN COUNTY M.UA.
1845 FERRY AVE
CAMDEN, NJ 08101
CAMDEN COUNTY PLANNING BOARD
PUBLIC WORKS COMPLEX
CHARLES. DEPALMA
2311 EGG HARBOR ROAD
LINDENWOLD, NJ 08021
ATLANTIC CITY ELECTRIC
P.O. 80X 13510
PHILADELPHIA, PA 19101
PUBLIC SERVICE & GAS CO.
ATTN: ROGER NELSON, GENERAL
MANAGER
80 PARK PLAZA, TOB
NEWARK, NJ 07102
SOUTH JERSEY GAS CO.
JOSEPH SCHNEIDER, GEN
ENERAL MANAGER
1 SOUTH JERSEY PLAZA
FOLSOM, 0803
COMCAST
1250 BERLIN ROAD
CHERRY HILL, NJ 08003
VERIZON COMMUNICATIONS
ATTENTION: LAND USE MATTERS
680 PARK AVENUE
EAST DRANGE, NJ 07017
GRAPHIC SCALE
SCALE: 1"-20"
40
Fest
NOTES:
THIS VARIANCE PLAN IS BASED ON A PLANS ENTITLED:
1.1. "PLAN OF SURVEY WITH PARTIAL TOPOGRAPHY, 988 KEARSLEY ROAD, PLATE
180, BLOCK 18001, LOT 1, TOWNSHIP OF GLOUCESTER, CAMDEN COUNTY,
NEW JERSEY AS PREPARED BY CONSULTING ENGINEER SERVICES DATED
05/06/2025.
1.2. "INDIVIDUAL LOT DEVELOPMENT PLANS, 988 KEARSLEY ROAD, PLATE 180,
BLOCK 18001, LOT 1, TOWNSHIP OF GLOUCESTER, CAMDEN COUNTY, NEW
JERSEY AS PREPARED BY CONSULTING ENGINEER SERVICES BEING SHEETS 1
THRU 5 OF 5, DATED 01/12/2026.
2. HORIZONTAL, DATUM SHOWN HEREON IS NAD83 BASED ON GPS OBSERVATIONS.
3. THIS PLAN IS NOT INTENDED TO GUARANTEE OWNERSHIP, DOCUMENTS OF
RECORD WHICH HAVE BEEN REVIEWED AND CONSIDERED AS PART OF THIS PLAN
OF SURVEY ARE NOTED HEREON. ONLY THE DOCUMENTS NOTED HEREON HAVE
BEEN OBTAINED BY CONSULTING ENGINEER SERVICES, THERE MAY EXIST OTHER
DOCUMENTS
RECORD WHICH WOULD AFFECT THIS PARCEL
4. ONLY COPIES FROM THE ORIGINAL OF THIS PLAN CLEARLY MARKED WITH THE
LAND SURVEYOR'S EMBOSSED SEAL SHALL BE CONSIDERED A VALID COPY.
5. BLOCK AND LOT NUMBERS AS SHOWN HEREON ARE BASED UPON THE COUNTY
AX MAP, AS REVISED TO DATE
6. THIS PROPERTY IS SUBJECT TO ANY EASEMENTS, WHICH MAY OR MAY NOT BE
OF THE PUBLIC RECORD, WHICH MAY BE LOCATED BELOW THE SURFACE OF THE
LANDS AND NOT VISIBLE AT THE TIME OF SURVEY.
7. ALL BUILDING TIE DIMENSIONS SHOWN ARE TO FOUNDATION WALL
8. CONSULTING ENGINEER SERVICES IS NOT RESPONSIBLE FOR UNDERGROUND
UTILITY INFORMATION UNOBTAINABLE FROM ABOVE GROUND OBSERVATION, UTILITY
INFORMATION PROVIDED BY OTHERS AND/OR ANY CHANGES AFTER THE DATE OF
THE FIELD SURVEY.
2. LOCATIONS OF UNDERGROUND UTILITIES/STRUCTURES MAY VARY FROM LOCATIONS
SHOWN HEREDN; WHEREAS ADDITIONAL BURIED UTILITIES/STRUCTURES MAY BE
ENCOUNTERED. NO EXCAVATIONS WERE MADE DURING THE PROGRESS OF
PREPARING THIS SURVEY TO LOCATE BURIED UTILITIES OF STRUCTURES,
10. BEFORE ANY EXCAVATIONS ARE SEGUN, THE UNDERGROUND UTILITIES LOCATION
SERVICE AT 1-800-272-1000 SHALL BE CONTACTED AT LEAST 4 DAYS PRIOR
TO COMMENCEMENT OF ANY DEMOLITION OR EXCAVATION ACTIVITIES, IN
ACCORDANCE WITH APPLICABLE LAWS, RULES AND REGULATIONS.
OWNER:
MENSAH, SAMUEL
105 BLACKWOOD-CLEMENTON
INDEHWOLD, NJ 08021
507.
APPLICANT:
SCHAEFFER FAMILY HOMES
42 BERLIN ROAD
CHERRY HILL, NJ 08034
Jag
DRWN
DATE
REVISIONS
PREPARED BY
CONSULTING ENGINEER
ENGINEER SERVICES
PROFESSIONAL ENGINEERS, PLANNERS, & LAND SURVEYORS
645 BERLIN-CROSS KEYS ROAD, SUITE 1, SICKLERVILLE, NJ 08081
PHONE (856) 228-2200 - FAX (866) 232-2348-E design@cse-1.com
HJ
CERTIFICATE
OF
AUTHORIZATION
Ho's 240427967700,
21H000134
SHT. No. 1 OF 1 DATE 02/25/20. SCALE: 10-20 CES Ho.3740-100 FILE Ho. 2749-109 YINTO DRAWN BY SHM
VARAINCE PLAN
988 KEARSLEY ROAD
PLATE 180, BLOCK 18001, LOT 1
TOWNSHIP OF GLOUCESTER, CAMDEN COUNTY, NEW JERSEY
02/25/2026
ADAM R. GRANT
PROFESSIONAL LAND SURVEYOR, NEW JERSEY LIC. NO. 24GS04335700
Kristopher J. Berr, Esquire
kjb@delducalewis.com
DEL DUCA LEWIS & BERR
LAW
FIRM
March 4, 2026
ECEIVE
BY:
MAR 0 5 2026
VIA UPS OVERNIGHT
Ms. Jenna Albano
Office of Community Development & Planning
Township of Gloucester
1261 Chews-Landing Clementon Road
Laurel Springs, New Jersey 08021
RE: SAMUEL MENSAH
988 KEARSLEY ROAD, BLOCK 18001, LOT 1, GLOUCESTER TOWNSHIP, NJ
Dear Ms. Albano:
This firm represents Samuel Mensah ("Applicant"), owner of property located at 988 Kearsley Road
and designated as block 18001, lot 1 on the municipal tax map. The property is located in the R-1 residential
zoning district and is currently undeveloped The Applicant intends to construct a new single-family home
on the property. A single-family home is a permitted use in the R-1 zone. The Applicant seeks bulk variance
approval for lot size and frontage. No new variances are created by the Applicant's proposed home.
I enclose the following:
1.
One (1) original and eleven (11) copies of the Land Development Application, including
application summary and checklist;
2.
Twelve (12) copies of a Variance Plan, prepared by Consulting Engineering Services, dated
February 25, 2026 (1 sheet);
3.
One (1) original escrow agreement;
4.
One (1) original W-9;
5.
One (1) request for a 200 ft list;
6.
Four (4) checks in the amounts of $200.00 (application fee), $500.00 (escrow fee), $60.00
(publication fee) and $10.00 (200 ft list); and
7.
An electronic copy of this submission;
Del Duca Lewis & Berr, LLC I 21 E. Euclid Avenue 1 Suite 100 | Haddonfield NJ 08033 | 856.427.42001856.427.4241 fax I detducalewis.com
Ms. Jenna Albano
Township of Gloucester
March 4, 2026
Page 2
Please review this application for completeness and place this application on the next available Zoning
Board of Adjustment agenda.
Thank you.
KJB:gml
Enclosures
cc: Samuel Mensah (via e-mail)
Adam R. Grant (via e-mail)
Very truly yours,
DEL DUCA LEWIS & BERR, LLC
Kristopher J. Berr
Kristopher J. Berr, Esquire
https://delducalewis.sharepoint.com/Shared Documents/CF/Mensah, Samuel/ltr Albano 03,04,26.docx
Del Duca Lewis & Berr, LLC | 21 E. Euclid Avenue I Suite 100 i Haddonfield NJ 08033 1 856.427.4200 | 856.427.4241 filx I delducalewis.com
Add Edit Close
Block: 18001
Lot 1
Qualifier:
Owner: MENSAH SAMUEL
Prop Loc: 988 KEARSLEY RD&WESTLEY
Delete
Tax Account Maintenance
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Account Id: 00018719
Letter
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Tax Bill PTR Form Restricted Edit
General Assessed Value Additional Billing Deductions Balance All Charges Add/Omit Notes
Year
Type
Billed
Total Balance
2026 2
256.65
256.65
00
256-65
2026
256.65
256.65
2.57
259.22
2026
Total
513.30
513.30
2.57
515.87
2025 4
261.37
00
00
00
2025
261.37
-00
-00
00
2005
261 03
Other Delinquent Balances:
00 Interest Date: 03/16/26
Interest Date
Interest Detail
Other APR2 Threshold Amt:
00 Per Diem:
0570 Last Payment Date: 12/04/2025
TOTAL TAX BALANCE DUE
Principal:
Misc. Charges:
256.65 Penalty:
00
08 Interest:
2-57 Total:
254.22
Indicates Adjusted Billing in a Tay Quarter
LAND DEVELOPMENT
500 Attachment 1
Township of Gloucester
Submission Checklist (§ 500-817)
GLOUCESTER CODE
DECEIVE
BY:
MAR 0 5 2026
왜왜왜
天
LAND DEVELOPMENT
500 Attachment 1:1
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Contacts
Donna Jones
Zoring Officer
Jenna Albano
Office of Community Development & Planning · Township of Gloucester
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Timeline
First Discovered
Apr 8, 2026
Last Info Update
Apr 8, 2026
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