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Princeton board approves ADU and house at 64 Valley Road; approval conditioned on municipal‑approved buffering
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Summary
The board granted variances so the owners can replace a one‑story home with a two‑story house and an accessory dwelling unit. Neighbors raised concerns about the ADU’s proximity (about 5–6.3 ft), privacy, and lighting; the board approved the application conditioned on a buffering/landscaping plan acceptable to municipal staff.
The Princeton Zoning Board of Adjustment voted April 22 to approve a hardship C1 variance allowing construction of a two‑story single‑family house with an accessory dwelling unit (ADU) at 64 Valley Road, subject to a required buffering plan acceptable to municipal staff.
Applicant Chris Chan and architect Marina presented a design for a main house and a garage‑ADU “cottage” that responds to a narrow 75‑foot lot (the zone requires 85 feet of width). The ADU/garage sits at the location of the existing driveway; the architect said the living portion is stepped further from the side lot line while the garage face is closer. The application requires relief for the lot width and frontage only; the proposed building itself was designed to meet other bulk requirements.
Neighbor Gail Lambert and others said the ADU massing, height and placement — including a portion two stories high and a garage portion located roughly 6.3 feet from the property line (applicant noted 6.3 ft, neighbor referred to 5 ft in places) — would reduce privacy and increase lighting and visual impact on adjacent backyards. Lambert asked what buffering could be required to mitigate impacts.
Board members debated whether to require specific plantings or a design change; after discussion the board approved the application with a condition that the applicant include a buffering and landscaping plan as part of the engineered building submission and that the plan be acceptable to municipal reviewers (to be reviewed by municipal staff, including the planning/engineering reviewer). The condition delegates final review of the buffering plan to municipal staff to avoid delaying the variance decision while ensuring mitigation for the neighbor.
The applicant agreed to work with staff and neighbors on planting and screening options. Staff will review the engineered site plan and the buffering measures during plan review and before issuing building permits.
