Cranford zoning board approves variance to connect house and detached garage at 110 Thomas Street

The Cranford Zoning Board of Adjustment voted to approve application ZBA24-008, submitted by Kevin and Blair McGrath, allowing a two‑story connector between the main house and a detached garage at 110 Thomas Street that results in a combined side‑yard setback of about 24.5 feet where 30 feet is required. The board's recorded vote was unanimous; the motion carried on Jan. 13, 2025.

The McGraths sought relief under the c.2 (positive criteria) standard. Architect Richard J. Pierce testified that the project would attach an existing 1.5‑story garage to a 2.5‑story house by removing a one‑story interstitial element and building a two‑story connector to create interior access to the garage and add a master bedroom suite above. "We propose no change in the existing side yards," Pierce told the board; he said the reduced 24.5‑foot combined side‑yard results only because the accessory structure would become part of the principal structure once attached.

Why it matters: The board's approval permits interior access to an existing usable second‑floor space over the garage and a new main entrance and kitchen expansion without moving existing side lot lines. Board members said the design preserves the house's architectural character and fits other larger houses on the block.

Key facts and conditions - Application: ZBA24-008, Kevin and Blair McGrath, 110 Thomas Street (Block 516, Lot 4, R‑1 zone). - Variance requested: Combined side‑yard requirement (Subsection 255‑34, Attachment 1, Schedule 1) of 30 feet; proposed combined side yard about 24.5 feet. - Board action: Approved (motion carried; recorded roll call: Miss Vidwans — yes; Mr. Reese — yes; Miss Oliver — yes; Mr. Sikorsky — yes; Mr. Aschenbach — yes; Mr. Murata — yes; Miss Daly — yes). - Conditions recorded at approval: applicant agreement to comply with the Colliers Engineering memorandum dated 01/03/2025 (site excavation and construction controls), obtain any required tree‑removal permit and replace or plant trees per township ordinance, and submit a planting schedule of native trees and shrubs to satisfy Shade Tree Commission recommendations.

Testimony and technical details Architect Richard J. Pierce, accepted by the board as an expert in architecture, described the project as infill between the two existing structures rather than an expansion of the property's side yards. Pierce said the connector will be used as the household's primary entrance, expand the kitchen and family room, provide a mudroom and interior access to the garage's second floor, and add a master suite on the second floor. He told the board the project's total increase in impervious surface would be about 136 square feet and that building coverage would remain under the township maximum; he provided numeric figures in testimony for the board and staff to verify.

Homeowner Kevin McGrath testified about site conditions and trees near the garage, acknowledging that an overgrown pine adjacent to the garage "may" need to be removed and saying, "we're not married to the tree. If we have to remove the tree, it's fine." Neighbor Rebecca McDonough of 114 Thomas Street told the board she lives next door on the garage side and said she had "0 concerns" about the proposal.

Board concerns and findings Board members discussed neighborhood fit, massing and roof lines; several members noted the house sits on a 100‑foot‑wide lot and that adjacent properties include similarly scaled houses. Counsel for the board and members described the c.2 variance standard from the Municipal Land Use Law: that the deviation advances the purposes of zoning and does not produce substantial detriment to the public good. The board concluded the applicant met that burden, subject to the engineer's and Shade Tree Commission conditions.

Next steps and implementation The approval is conditioned on the applicant complying with the Colliers Engineering & Design memorandum (01/03/2025), obtaining any required tree‑removal permit and replacing/planting trees per township ordinance, and filing a planting schedule of native trees and shrubs for Shade Tree Commission review. The board recorded the conditions in its motion. The board noted the applicant will be required to follow standard construction and erosion controls described by the town engineer.

Votes at a glance - ZBA24-008 (Kevin and Blair McGrath, 110 Thomas Street) — APPROVED (roll call: Vidwans, Reese, Oliver, Sikorsky, Aschenbach, Murata, Daly — all yes).

Ending The board closed public comment and moved to deliberation before issuing the unanimous approval. The board noted the applicant had previously obtained related relief in 2019 for a separate bridge attachment and that this application refines that earlier work to create interior circulation and additional habitable space.