PB 26 01 Proposal and Reasons for Relief

APPLICATION PROPOSAL FOR 15 RIDGEWAY AVE, WEST ORANGE - VARIANCE JUSTIFICATIONS by MICHAEL J. PESSOLANO, PP/AICP, 1/29/26 Overview This application seeks minor subdivision with bulk variance approval to create an additional building lot from an oversized lot, Lot 28.01, Block 28, in the R-4, Residential Zoning District, thereby fulfilling the Municipal planning vision to have the resulting spatial arrangement. A lot area of 53,084 sq. ft. currently exists for the subject property, which contains one conforming single-family detached dwelling, where the minimum lot area is 15,000 square feet. Proposed lot areas are 28,234 sq. ft. for the existing dwelling (proposed Lot 28.03) and 26,850 square feet for the new building lot (proposed Lot 28.04), with each proposed lot containing nearly 2 times the minimum required lot area, thereby sustaining the planned residential density for the R-4 Zone. The proposed minor subdivision would establish two building lots, providing for a conforming building envelope on a separate lot to contain a second conforming single-family detached dwelling on the subject land. The existing dwelling would also be 100% conforming as to the required bulk standards but for the unavoidable frontage shortfall. The site currently exhibits narrow frontage on Ridgeway Ave. The proposal would neither increase nor decrease the existing frontage. It would utilize easement instruments to provide for a shared driveway for the existing dwelling and the new dwelling on the proposed new lot. The project requires a variance of the same magnitude for minimum frontage for the new vacant lot and the new lot to contain the existing dwelling. Identical frontage conditions for the existing site will not be changed. Access and utilities for the two dwellings will be provided within appropriate easements serving each respective lot. The requested relief is justifiable, as follows: The substandard frontage that is proposed is appropriate and suitable for the low- intensity development proposed. The one additional home will be adequately served by the existing frontage currently available. Access for typical residential traffic and emergency vehicles is also adequate, together with room for emergency vehicles to turn around on-site and not need to back out onto Ridgeway Lane. 1