Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Variances topic
No spam. Unsubscribe anytime.
Board approves addition and setback variances after drainage and fire-safety discussion
Summary
The board approved variances allowing a detached garage to be attached and an addition that requires a 5-foot side-yard setback and increased impervious coverage (~41.7%); the architect and board discussed drainage improvements and potential fire-rating of a side wall.
The Hopatcong Planning Board approved variances for a proposed addition that converts a detached garage into an attached 30-by-22 garage, raises rooflines and adds living space, after technical review of setbacks, impervious coverage and site drainage.
The applicant’s representative (recorded in the minutes as 'Cameron' and testifying as a licensed architect) said the proposal would keep the existing garage footprint but attach it to the house, raise the roof to create higher ceiling heights, and square off an existing deck. The application requests variances for a side-yard setback reduced to roughly 5 feet where the ordinance requires 15 feet and an increase in impervious coverage reported in the record as approximately 41.7%.
Board concerns and applicant responses
Board members questioned whether the reduced separation between structures creates a fire risk. A committee member noted past neighborhood fires and asked whether fire-rated construction would be used on the close wall; the architect said they would comply with the Uniform Construction Code and that, if the code official required a fire-rated wall and windows, those requirements would be met.
Drainage also drew questions. The architect and applicant said the house already has a footing drain routed to a dry well and they plan to tie new drains to the existing system and add a linear driveway drain to intercept runoff before it reaches the house. The board’s engineering representative said, because the site sits on shallow bedrock and drainage flows to the lake, slowing runoff and the proposed measures should be sufficient.
Why it matters: The variances allow a substantial enlargement of the residence and a change in site coverage that could alter runoff patterns to the lake. The board emphasized that final plan review and construction permitting through the code official remain required; the approval was conditioned on compliance with those reviews.
What’s next: The board approved the variances by roll call and granted a waiver of memorialization to allow faster movement into permitting. The applicant was directed to include notes about required fire-rating or other construction conditions as part of the plan submission.
