2022 08 08 Planning Report

Township of West Orange Planning Board August 8, 2022 Page 2 of 4 PROPOSED DEVELOPMENT OVERVIEW It is proposed to subdivide the property into 4 lots with a single-family residential home to be constructed on each lot. The parcel is located within the R-1 (Residential) Zone in which the proposed use is permitted. Due to the extensive frontage along Ridge Road, it is not proposed to construct any new public right of way or new roads, each parcel will gain access via a private residential driveway to Ridge Road. Limited tree clearing will occur to accommodate the dwellings and their associated driveways while providing minimal grading to ensure proper drainage without risk of erosion potential. To comply with the stormwater management and green infrastructure requirements, each lot will have a small scale bioretention basin to manage stormwater from the development improvements. The associated development improvements and stormwater management facilities are shown in the accompanying Preliminary and Final Major Subdivision Plan drawings. The proposed development is design in compliance with the bulk standards enumerated in the R-1 Zone criteria for lot size, and dimensions as well as coverage and setback to existing and proposed lot lines. The proposed lot areas range from 2.28 acres to 3.89 acres where 1.84 acres (80,000 sf) is required in the R-1 Zone. The anticipated lot coverages by buildings are approximately 1.4%-2.4% where 20% is allowed; the total anticipated lot coverages range from 6.9% to 12.6% where 30% is allowed. This plan provides sufficient leeway for future amenities proposed on each lot such as pools, gazebos and other permitted accessory facilities. While the proposed dwellings are not yet defined by an architect, the allowable building footprint is sufficient to accommodate a new dwelling on each lot without need for relief from the designated yard setbacks. It is anticipated that each house will include a garage for 2-3 cars plus driveway space sufficient for additional off street parking such that the ordinance standards for parking area met and no on street parking is required. Due to the varied slopes on the subject property, the development plan includes some encroachment into the steep slopes as defined in the West Orange Zoning Ordinance. However, the encroachments have been minimized to the maximum extent practical by avoiding any

ent plan includes some encroachment into the steep slopes as defined in the West Orange Zoning Ordinance. However, the encroachments have been minimized to the maximum extent practical by avoiding any development on the east side of the property and limiting the proposed improvements to the areas immediately fronting Ridge Road. The zoning and bulk compliance is summarized in the Preliminary and Final Subdivision Plans that accompany this report and the steep slope variance will be discussed later in the report. CONSISTENCY WITH MASTER PLAN We reviewed the most recent report titled the “2019 Re-examination Report and Plan Element Amendments” as prepared by Phillips Preiss Grygiel Leheny Hughes LLC for the Planning Board of West Orange. The 2019 report provided an overview of the goals and objectives as established in the 2010 Master Plan and, therefore, provides the most up to date framework for our review of the relative Master Plan objectives and policies applicable to this application. This application a proposes single family residential subdivision consistent with the current zoning. Based on review of the 2019 Master Plan Principles, item 1 is to “Encourage Appropriate Residential Development.” While it is noted that “Appropriate residential development” can vary in different locations and contexts throughout the Township, the proposed development provides a density consistent with the R-1 Zoning and therefore remains consistent with the principles of the Master Plan.