Dresdner Robin Planning Report

JUSTIFICATIONS OF VARIANCES OR Project no.:11680-007 PROPOSED MIXED-USE, MULTI-FAMILY DEVELOPMENT January 08, 2024 410 MAIN STREET (BLOCK 113, LOTS 262, 263, 264 AND 308) TOWNSHIP OF WEST ORANGE, ESSEX COUNTY, NEW JERSEY northern property line where 25 feet is required in the B-2 District. The proposed project anchors the commercial space at the Main Street corner to activate the Main Street frontage and provide efficient traffic flow along the sidewalk for the commercial space and residential lobby where the southern portion of this frontage is occupied by an NJ Transit bus stop. Locating the commercial space at the corner is consistent with sound urban design practices and provides ADA compliant entrances for building access while respecting a quieter character of the frontage along the southern property line as the context transitions to a residential use. At the opposite Main Street and Park Drive corner, the adjacent property also provides ground floor commercial with a O-foot setback ‘on the side-front property line. As such, the proposed condition is consistent with the existing context and the commercial use. Minimum Front Yard Setback: The project proposes a front yard setback of 5 feet, where a minimum of 30 feet is required in the B-2 District. The proposed setback provides adequate space to access the commercial and residential uses along Main Street while still anchoring the building to the corridor as is consistent with contemporary mixed-use development practices. Increasing the setback will decrease the square footage of the commercial space and the residential lobby and decrease the proposed parking count as the sloped condition of the site present substantial constraints in locating and integrating the ground floor of the structure. The surrounding context along and across this part of Main Street provide a 0-foot front yard and therefore the proposed 5-foot front yard is appropriate for the commercial nature of the corridor. Lot Coverage: The project proposes a lot coverage of 82%, where a maximum lot coverage of 60% is permitted in the B-2 District. The proposed coverage includes the retaining walls at the front and rear of the property and the concrete walkways along Park Drive north and at the rear. It also includes expanded sidewalk within the front yard to provide appropriate access to the building lobby and ground floor

property and the concrete walkways along Park Drive north and at the rear. It also includes expanded sidewalk within the front yard to provide appropriate access to the building lobby and ground floor commercial space. The project proposes an underground stormwater detention tank in the parking garage to mitigate the impacts of the increased coverage. Building Coverage: The project proposes a building coverage of 73%, where a maximum building coverage of 40% is permitted in the B-2 District. The corner lot configuration allows the subject property to accommodate an appropriately sized mixed-use, multi-family structure while still providing adequate light, air, and open space for the adjacent properties. The mixed-use nature of the project calls for a more urbanized approach to overall site design in which parking is accommodated in an enclosed garage, the ground floor commercial is substantial enough to anchor the corner and activate Main Street, and the proposed project successfully addresses the sloped topography of the site. The project meets the conditions of a mixed-use development in the B-2 District by poge tof