25 10 20 Neil Lowell Ave Planning Review 1

West Orange Zoning Board October 20, 2025 Re: MPB Realty (Popeyes & IHOP) Our File No. WRZ0153.V01 Planning Review #4 Page 3 S:\West Orange\Projects\Neil 13 Lowell Ave\25-10-20 Neil Lowell Ave - Planning Review 1.docx b. §25 Attachment 3 Lot Area – The minimum required lot area is 10,000 square feet, where a lot of 7,500 square feet is provided. This is an existing non-conforming condition. c. §25 Attachment 3 Lot Width – The minimum required lot width is 75 feet, where a lot width of 50 feet is provided. This is an existing non-conforming condition. 5. Master Plan The Township’s Master Plan was last reviewed in 2019. The December 2019 Reexamination Report does not directly address porches or setbacks in the R-5 district directly. One of the primary goals noted in the Master Plan is the preservation of the Township’s neighborhoods. 6. Planning Comments a. The applicant will require a bulk variance to permit a front porch addition to encroach into the required minimum front yard setback. For any bulk or ‘c’ variance, the applicant must address both the positive and negative criteria: i. Positive: The applicant must show that either there is a practical hardship or undue burden in complying with the requirements of the ordinance (c-1 hardship variance), or that the proposed conditions are a preferable alternative to compliance with the code, that the proposed conditions would advance one of the purposes of zoning, and that the benefits of doing so would outweigh any detrimental impacts (c-2 flexible variance). ii. Negative: The applicant must demonstrate that the variance can be granted without substantial detrimental impacts on the public good – meaning that allowing the porch to encroach into the setback would not substantially have a negative impact on the quality of life for nearby residents or character of the surrounding community. The applicant must also show that granting the variance would not substantially impair the intent and purpose of the zoning plan. b. We note that the existing property is non-conforming in terms of lot area and width for the requirements of the R-5 district. These are both existing non-conforming conditions that will not be impacted by the application. c. We note that Township code permits uncovered porches or terraces to encroach into a setback by up to 8 feet, and steps to encroach by up to 6 feet. d. It appears that the

pacted by the application. c. We note that Township code permits uncovered porches or terraces to encroach into a setback by up to 8 feet, and steps to encroach by up to 6 feet. d. It appears that the other homes on the west side of Lowell Avenue have front porches or entry features that are setback approximately 32 feet to 28 feet from the ROW. e. We defer any comment on grading, drainage, utilities, and stormwater management to the Board Engineer.