Mendham Board of Adjustment approves variance for outbuilding at 23 Schoolhouse Lane

The Township of Mendham Board of Adjustment on Dec. 11 approved a variance allowing a 24-by-24 garage/barn and an existing 193 sq. ft. shed at 23 Schoolhouse Lane to remain closer to the road than the principal dwelling, with the condition that the access driveway to the outbuilding be composed of gravel. The motion to approve, made by Mr. Strafaci and seconded by Mr. Lordi, passed on a 7–0 roll call.

The action followed an appeal after the Zoning Officer revoked a previously issued permit for the accessory structure on the ground that the proposed building would be located in the front yard in violation of Section 500‑10D(4) of the Township ordinance. Zoning Officer Len Perre, sworn in to testify, said he originally approved the permit because the house’s unusual orientation made the accessory structure appear to be in the rear; when the frontage orientation was clarified he revoked the permit and notified counsel.

Professional planner John Barree (MJ Planning), testifying for the applicants, presented Exhibit A‑1 and described site constraints including steep slopes, a 300‑foot stream buffer and limited flat area. Barree testified that moving the proposed building to a conventional location would require substantial grading and tree removal and stated that “both C(1) and C(2) variance relief is justified” because of the exceptional difficulties posed by the lot. Barree also testified that the combined footprint of the roofed accessory structures (existing garage 632 sq. ft., existing shed ~193 sq. ft., proposed garage/barn 576 sq. ft.) totals about 1,301 sq. ft., under the 2,000 sq. ft. limit discussed under Section 500‑4A(4).

Applicant Eileen Daley, sworn in to give testimony, said the family has lived at the property nearly 11 years and described the outbuilding as storage for personal items; she stated, “There is no intention of renting out the proposed garage/barn structure.” She added the family plans limited interior finishes (no heat, no insulation) and that they would comply with the Fire Chief’s request to install a red “R” plaque by the front door.

Board counsel and professionals agreed that the original permit revocation was correct. After hearing testimony and questions from Board members about alternative siting and neighborhood impact, the Board voted to grant variance relief allowing the accessory buildings forward of the principal structure and approved the application as amended so that the existing shed is included, subject to the gravel-driveway condition.

The decision recorded seven ayes (Mr. Cadmus, Ms. Grant, Chairman Kapner, Mr. Lordi, Mr. Murphy, Mr. Strafaci, Mr. Wisotsky) and no nays; the transcript does not record any abstentions. The Board adjourned at 8:07 p.m.