Dresdner Robin Planning Report

JUSTIFICATIONS OF VARIANCES OR Project no.:11680-007 PROPOSED MIXED-USE, MULTI-FAMILY DEVELOPMENT Jonuary 08, 2024 410 MAIN STREET (BLOCK 113, LOTS 262, 263, 264 AND 308) TOWNSHIP OF WEST ORANGE, ESSEX COUNTY, NEW JERSEY Maximum Height (Stories): The project proposes a building height of 3 stories, where a maximum height of 2.5 stories is permitted in the B-2 District. The existing sloped grade of the subject property will minimize the appearance of the proposed 3 stories, particularly for the residents at the rear along Park Drive North. The slope of the existing grade increases substantially from Main Street moving west along Park Drive North. As such, the proposed 3 stories will read as a compliant 2.5-story structure from the adjacent property to the west with the parking garage being partially below grade along the west property line. The proposed structure is compliant in height in terms of feet and is appropriate in scale compared to the surrounding context along the Main Street corridor where the adjacent building at the opposite corner of Main Street and Park Drive North is 4 stories. The need for the variance for an extra story is related to the steep topography of the site and the desirable design strategy of anchoring the proposed commercial space at grade along Main Street to activate the corridor and providing a ground-floor parking garage that will be partially below grade. The proposed project will provide adequate light, air, and open space for the adjacent properties. Minimum Rear Yard Setback: The project proposes a rear yard setback of 8.16 feet at the narrowest point, where a minimum of 30 feet is required. Based on the Township Code’s definitions, the corner lot configuration determines the western property line to be the rear yard of the site, which in turn establishes the site’s shortest property line as the lot depth. Due to the site’s corner lot configuration, the rear yard possesses a typical side yard condition with the adjacent property on Park Drive North. In traditional a side yard condition, the proposed setback would be less than 2 feet shy of the required setback at the northwestern corner of the lot and compliant with the setback requirement for most of the structure’s depth as the irregular lot gets deeper towards the south. The proposed setback accommodates the parking spaces and necessary drive-aisle widths in the

e setback requirement for most of the structure’s depth as the irregular lot gets deeper towards the south. The proposed setback accommodates the parking spaces and necessary drive-aisle widths in the first-floor garage while still providing adequate light and air to the adjacent residence on Park Drive North. The proposed setback is consistent with side yard setbacks seen along the Park Drive corridor as the structure-to-structure distance will be consistent with, and in many instances greater than the typical distance seen along Park Drive. Minimum Side Yard Setback: The project proposes a side yard setback of 5.22 feet on the southern property line, where a minimum of 10 feet is required. The deficit of approximately 4.75 feet is only present on the ground floor as the increased footprint is needed to accommodate necessary vehicular movements for safe navigation in the ground floor parking garage. There are no proposed ground-floor windows along the southern property line. Therefore, the impacts of the variance will not have substantial detriment to the adjacent townhomes on Lot 307. The two upper floors containing residential units are setback from the ground floor and comply with the required side yard setback requirement. The project proposes a side/front yard setback (corner lot) of 5.14 feet on the Page 3 of 6