Board approves Mitchells' second-floor addition despite FAR, setback variances

The Chatham Zoning Board of Adjustment on July 22 approved application ZB26-003, allowing a modest second-floor addition and several variances sought by Matthew and Kathleen Mitchell for their 189 Watchung Avenue property.

Douglas Miller, the applicants' architect, told the board the project adds a primary bedroom suite to a colonial house built about 1925 and that the requested variances stem from preexisting nonconforming conditions: a narrow 50-foot lot, an existing left-side setback of 5.85 feet and attic floor area created by earlier dormers. "The cantilever in the rear is triggering both the building coverage and the lot coverage, variances," Miller said, adding the cantilever increases lot coverage by about 16 square feet while improving interior functionality.

Miller described the numbers: permitted floor area was listed as about 2,720 square feet and the proposal listed between roughly 2,837 and 2,873 (transcript figures varied). He said the attic provides about 505 square feet that count toward FAR and that the addition would exceed FAR by "about 153 square feet." He recommended the project as a modest, context-sensitive upgrade that keeps most bulk to the rear and preserves the home's street-facing character.

Board members pressed for details on plan revision dates, exact coverage figures and alternatives. One committee member noted that a small reduction in interior ceiling heights could eliminate the FAR need, but Miller countered that lowering interior heights for the sake of zoning would not change the exterior bulk that matters for neighborhood character. Another member asked whether the cantilever could be eliminated; Miller said removing the 28-inch cantilever would make the bedroom space impractical.

Several members said the benefits — preserving a modest historic house and avoiding a tear-down — outweighed the detriments. The board moved to approve the application; the motion passed on a roll-call vote after debate. The chair announced the application was passed.

The board did not require further amendments to the submitted elevations but asked that final plan sheets be clarified so all members have identical revision dates and coverage calculations before building permits are issued.