Planning Report

ers AGS Anderson Consulting Services LLC Weinberg Residence 17 Cleveland Terrace Block 175.14, Lot 10 West Orange NJ NJ PP# 33L1006003900 Anderson Consulting Services LLC 40 Miller Drive, Boonton, NJ.07005 973-975-0703 (O) 973-886-7336 (C) PAndersonpe@gmail.com

a cal AGS Anderson Consulting Services LLC Index Introduction Existing Conditions Area Map Photo 1 Photo 2 Photo 3 Photo 4 Proposed Condition Slope Table Slope Map Grading Plan Zone Table Variances Required C-1 Criteria C-2 Criteria Negative Criteria Summary Anderson Consulting Services LLC 40 Miller Drive, Boonton, NJ 07005 973-975-0703 (O) 973-886-7336 (C) PAndersonpe@gmail.com

Se AGS Anderson Consulting Services LLC Introduction The property known as 17 Cleveland Terrace, Block 175.14, Lot 10 in the Township of West Orange. The property is 18,307.9 SF (.42 Acres) which is conforming to the lot area requirements of the R-5 Zone District. The property has an exceptional topographic condition that creates practical difficulties for the applicant to comply with the ordinance requirements. The applicant proposes a new driveway to the garage with milder slopes to allow safe access to the house and improvement to the rear yard to create useable living space. The work as proposed requires variance relief for steep slope disturbance, impervious coverage in the front yard and height of retaining wall. Existing Conditions 17 Chevoland Tewsoe Wet Onarga Ns @7082 te. Gpogle ar LOCATION MAP NTS SOURCE: GOOGLE MAPS: The property is located on Cleveland Terrace uphill from Pleasant Valley Way on the slope of the Second Watchung Mountain as seen in the location map above. Anderson Consulting Services LLC 40 Miller Drive, Boonton, NJ 07005 973-975-0703 (O) 973-886-7336 (C) PAndersonpe@gmail.com

Anderson Consulting Services LLC a Photo 1 The front of the subject property under construction with a conforming addition. The existing driveway going straight up from the street has an average slope of 23%. erate se Bis i 5) Photo 2. House immediately to the south on Cleveland. Note parking area in the street Right of Way and stairs with a railing on the right side. Anderson Consulting Services LLC 40 Miller Drive, Boonton, NJ 07005 973-975-0703 (O) 973-886-7336 (C) PAndersonpe@gmail.com

Fae aml ACS Anderson Consulting Services LLC Photo 4 House immediately to the North on Cleveland. Note railing on wall coming down from the garage. Anderson Consulting Services LLC 40 Miller Drive, Boonton, NJ 07005 973-975-0703 (O) 973-886-7336 (C) PAndersonpe@gmail.com

il ACS Anderson Consulting Services LLC COLOR SLOPE EXISTINGLOT PERMITTED DAT PROPOSED LOT RANGE [PERCENT | PERCENT | AREA __| PERCENT [AREA | PERCENT ‘STATUS bo 2480 | 100 fe 249, aaea "| 2506 ¥v 7. aos [ a6 v et | S| (a5 ie 16510 0 nh v —————. Liat oF pisTuR 3471656 SLOPE 09.99 Existing 2 Stor Frame Dveling bh’ Store 1024, SLOPE 15.19, ‘SLOPE 20-28 SLOPE 25%+ SLOPE MAP. SCALE: 1"= 20° 86.5% of the property is in a slope of greater than 10%. 55.5% is located on slopes greater than 25% where no disturbance is permitted by ordinance Section 25-28.8b. Anderson Consulting Services LLC 40 Miller Drive, Boonton, NJ 07005 973-975-0703 (O) 973-886-7336 (C) PAndersonpe@gmail.com

Proposed Project z YARD ste ents a = t 165230 ~ A PaEES 2%, Pv atao - a 2: 1 Ste <4 — eee, oe ole Deeiing —— +4 asters | Gat er Existing 2 Stor; Frama Dwellng, r+) Enea” Jaw ties | FES33.27 a Ge s26 60 : = (ems ane ou y i - ee er noes y aot om as a= < ane ‘aso v0 saa ae - SAN Se SY yaRo mutT ei 7 ~— pee Testo oe “aa e So wsine sense] a Senay, . = a zat gor ee N \ \ 651358 pert \ N w.s1as \ 1 ~ y, 2 GUPTER LINE ‘\y s } TOCARIERUNE Ya a) oo agar 7 ” 5 a / ’ i / 7 . / / SCALE: 1" 20° Anderson Consulting Services LLC To create a safer driveway with milder slopes to the street the applicant proposes a new driveway which is longer and starts at a higher elevation. This creates increased front yard driveway coverage and requires retaining walls that exceed 6 feet in height Anderson Consulting Services LLC 40 Miller Drive, Boonton, NJ 07005 973-975-0703 (O) 973-886-7336 (C) PAndersonpe@gmail.com

ae EXISTING REQUIRED PROPOSED CONMAENT LOT AREA 10,000 SF 18,307.9 SF 18,307.95 SF € LOT AREA PER 10,000 SF 18307.9 SF 18,307.9 SF c UNIT LOT WOTH 75 FT 100 FT 10D FT Cc FY 3057 35.8 FT 32.0FT c sY 1ORSFT 15.1 FT 15.1 FT& 17.2 FT IC RY 305T 124.3 FT 109.9 FT fe BLD COVERAGE 35% 13.8% 13.8% LOTCOVERAGE [45% 23525F nau] s77ise 315% [C ACCESSORY 5eT 15 FT SFT c SET PARMING MINRESFLOOR [1600 SF 4616 SF $616 SF c AREA FY AREA FOR 30% 591 SF, 1990 SF/ 3608 v PARKING 17% 55% BUILDING HEIGHT 92 4 STY, 35 FT 30.63 FT 30.65 FT RETAINING WALL HEIGHT = 8.5 FT. v Variance Required Section 25-28.8b — Disturbance of Steep Slopes: o Slope 10 to 14.99% - 60% Maximum = Proposed — 75.06% o Slope 15 to 19.99% - 40% Maximum = Proposed — 86% o Slope 20 to 24.99% - 20% Maximum = Proposed — 75.3% © Slope 25% or greater — 0% Maximum = Proposed — 77.5% Section 25-8.4b — In all nonresidential districts, fences ar walls not exceeding six feet in height shall be permitted in the side and rear yards provided the fence or wall is not closer than five feet at any point to a principal building in a residential district o Walls greater than 6’ height throughout the property, specifically located front yard along the driveway. Section 25-12.4b2 Front yard area for parking is limited to 30%, 58% is proposed. C-1 Criteria The property has an exceptional topographic condition that uniquely affects it. 55.5% of the lot is above 25% which permits no disturbance. 86.5% of the total slopes on the property are in a regulated category. The topographic condition creates a hardship in the applicant ability to conform to the zone requirements Anderson Consulting Services LLC 40 Miller Drive, Boonton, NJ 07005 973-975-0703 (O) 973-886-7336 (C) PAndersonpe@gmail.com

ia] ACS Anderson Consulting Services LLC The topography also creates the steepness of the existing driveway that 23.3% is excessive and difficult to walk up in dry weather. In snowy or wet weather, the navigation of the driveway would be unsafe with the potential for cars to slide out into traffic or pedestrians falling. The desire to improve on this condition causes the need for the a longer driveway starting at a higher grade on Cleveland Terrace to reduce the slope creating the parking area and wall relief required. C-2 Criteria Having the longer driveway with milder slopes is a better alternative to the existing conforming solution Safer with flatter drive which promotes the general welfare of the community. Negative Criteria With West Orange approaching full buildout, the Master Plan indicates that there is a need for creative redevelopment. The variance relief requested allows the flexibility to have a creative solution that improves the safety of the site access. The neighboring house have similar issues with their existing drives, and they have added parking at the street, stairs, and railings to improve site safety. The negative impact of the variance relief request would not be significant as the neighbors all have their unique solution to the property slope problem. The impact is further minimized with appropriate landscaping to soften the appearance and stormwater control to alleviate any drainage concerns. Summary The variances are justified by both the C-1 and C-2 criteria. The slopes onsite create hardship unique to this lot and current driveway slope is dangerous and the general welfare of the immediate community would be advanced with the variance approval for the milder sloped driveway. The benefit of the safer driveway significantly outweighs any detriment created. The variances may be granted without substantial detriment to the Master plan, ordinance, or neighborhood. Anderson Consulting Services LLC 40 Miller Drive, Boonton, NJ 07005 973-975-0703 (O) 973-886-7336 (C) PAndersonpe@gmail.com

BACKGROUND AND VERIFY AUTHENTICL State Of New Jersey New Jersey Office of the Attorney General Division of Consumer Affairs THIS IS TO CERTIFY THAT THE Board of Professional Planners HAS LICENSED Paul W. Anderson 40 MILLER DRIVE BOONTON TOWNSHIP NJ 07005-9235 FOR PRACTICE IN NEW JERSEY AS A(N): Professional Planner a! To wh 331100603900 VALID LICENSE/REGISTRATION/CERTIFICATION # Lado yeaec | Sighature of Licensee/Registrant/Certificate Holder COACTING DIRECTOR