Dresdner Robin Planning Report

JUSTIFICATIONS OF VARIANCES. DR Project no, :11680-007 PROPOSED MIXED-USE, MutT FAMILY DEVELOPMENT January 08, 2024 410 MAIN STREET (BLOCK 113, LOTS 262, 263, 264 AND 308) TOWNSHIP OF WEST ORANGE, ESSEX COUNTY, NEW JERSEY CONDITIONAL USE Per §25-24.2.b2(m), the B-2 District permits mixed-use development as a conditional use subject to the following; 1) permitted ground floor uses are restricted to the permitted uses of the B-1 and 8-2 districts; The project is proposing a ground-floor commercial space which is permitted in the B-1 and B-2 District. Project complies. 2) one or more dwelling units are permitted above the ground floor; 12 residential units are proposed on floors 2 and 3. Project complies. 3) Access to upper floors shall be provided by means of a separate entrance from the entrance provided for ground floor uses; The project provides a designated commercial entrance near the corner of Main Street and Park Drive North as well as a separate entrance off of Main Street to a residential lobby for accessing units on upper floors. Project complies. 4) minimum lot area shall be 5,000 square feet and minimum street frontage shall be 50 feet. The subject property has a lot area of 11,936 square feet with approximately 140 feet of frontage along Main Street and approximately 84.5 feet of frontage along Park Drive North. Project complies. The project meets the conditions as stipulated by the code. The requested bulk variances are a direct reflection of the zoning ordinance contemplating a mixed-use environment under the conditional use without adjusting or amending the zone’s bulk standards to accommodate a reasonable or realistic bulk/structure for the conditional use. The project proposes an appropriate building envelope and configuration consistent with mixed-use properties throughout much of the Township’s downtown. VARIANCE JUSTIFICATION AND PROOFS Bulk “c” Variances The project requests bulk “c” variances for maximum height in stories, minimum front, side and rear yard setbacks, lot coverage and building coverage, which may be granted pursuant to N.J.S.A. 40:55D-70.c.(2), wherein the benefits of the proposed project would substantially outweigh any detriments. Page 2 of 6