Planning Review Memo ZB 23 01 Williams

VARIANCES REQUIRED SECTION REQUIRED EXISTING PROPOSED VARIANCE 25-7.1 Minimum side 30 ft. 35.6 ft. 22 ft. “c” front yard 25-7.1 Maximum lot 40% 48.82% 51.46% “c” coverage 25-12.4 a.1 Garage Not permitted Not in required Encroaches in “c” location to encroach on yards required side a minimum front yard required front yard, side yard or side front yard DISCUSSION/RECOMMENDATIONS The applicant requires approval of at least two variances to construct a one-story addition to the side of an existing dwelling, which would be approximately 11.5 feet by 21 feet. The addition would result in the expansion and reconfiguration of an existing one-car garage to a two-car garage. The existing garage door facing the driveway in the interior of the lot would be removed. Two new garage doors facing the street would be provided instead, and the existing driveway would be expanded. New siding would be provided and would match the existing siding on the dwelling. The setback lines to the existing and proposed expanded garage on the applicant’s architectural plans are measured to the east lot line in Merrywood Drive. The architectural plans refer to the dimension as a side setback. It is noted a front yard in West Orange is measured from “the front street line of the lot and the front line of the nearest roofed portion of the building,” per the definition in the Land Use Regulations Ordinance. The definition of a “street line” in the Ordinance is “the dividing line between the street right-of-way and a lot, tract, or parcel of land which street line shall be no less than 25 feet from the center line of the street to right-of-way.” The Ordinance does not address the situation on the subject property, which has curved frontage on a street that is more akin to being a corner lot. I have calculated it as a “side front yard,” which would be typical for the side of a house on corner lot facing a side street. Therefore, strictly speaking the front yard

akin to being a corner lot. I have calculated it as a “side front yard,” which would be typical for the side of a house on corner lot facing a side street. Therefore, strictly speaking the front yard setback would need to be measured from a distance further back from the edge of pavement. It is acknowledged the existing lot and street arrangements for this lot are unique to this particular private street, but the Board and applicant should be aware of the above information. AN EQUAL OPPORTUNITY EMPLOYER www.westorange.org 2