Stonefield Planning Memo 02272026 4914 4328 66742

CONDITIONAL USE REQUIREMENTS (MIXED-USE IN B-2 DISTRICT) Code Section Required Complies § 25-24.2.b.2(m)(1) Permitted uses on the ground floor of a mixed-use development shall include the following permitted uses in the B-1 and B-2 Districts: retail store, personal service store or studio, office, business or vocational school, restaurant, bar, massage, bodywork or somatic therapy establishment, and fitness center/health club. Complies § 25-24.2.b.2(m)(2) One or more dwelling units shall be permitted on the upper floor(s) above any of the permitted ground floor uses in § 25-24.2b2(m)(1). Complies § 25-24.2.b.2(m)(3) Access to upper floor uses shall be provided by means of a separate entrance than provided for ground floor uses. Complies § 25-24.2.b.2(m)(4) Minimum lot area shall be 5,000 square feet, and the minimum street frontage of such lot shall be 50 feet. Complies Minimum Lot Area = 110,205 SF Minimum Frontage = 440 FT along Northfield Avenue The applicant seeks various “C” variance relief and Design Waivers associated with the proposed development. C Variance Relief Justification The board has the power to grant “C” variance relief based on “hardship” criteria pursuant to N.J.S.A. 40:55D-70c(1) or based on “flexible” criteria pursuant to N.J.S.A. 40:55D-70c(2). All “C” variance relief associated with this application can be granted under the “C(2)” “benefits vs. detriments” criteria. We find that the benefits of the project as a whole substantially outweigh any detriments for the following reasons: 1. § 25 Attachment 3 - Maximum Lot Coverage: The maximum permitted lot coverage is 60%, where 86.79% is proposed. Under existing conditions, lot coverage is 90.67%, and the proposed development represents an overall decrease in impervious coverage of approximately 3.88%, or 3,265 SF. Reducing impervious coverage constitutes an improvement over existing conditions. 2. § 25 Attachment 3 - Maximum Building Coverage: The maximum permitted building coverage is 40%, whereas 62.93% is proposed. Under existing conditions, the majority of the lot is covered with asphalt. The proposed building coverage represents a more efficient use of the site, given its corner lot location in a mixed-use area. To mitigate potential impacts, landscaping is proposed along all property lines. 3. § 25 Attachment 3 - Maximum Building Height/Stories: The maximum permitted height

lot location in a mixed-use area. To mitigate potential impacts, landscaping is proposed along all property lines. 3. § 25 Attachment 3 - Maximum Building Height/Stories: The maximum permitted height permitted is 35 FT/2.5 Stories, where 38.27 FT/4 Stories is proposed. Due to significant grade changes across the site, less than half of the structure reaches 4 stories, dropping down to 3 stories in the higher elevation areas. In addition, portions of the surrounding properties are situated at higher elevations, which reduces the overall perceived height of the building. Given the site’s topographic conditions and the proposed landscaping, no detriment is anticipated.