Town of Westfield Code Review and Town Property Committee Report – April 3, 2006

1. Town of WestfieldCode Review and Town Property Committee Report – April 3, 2006 • James Foerst, Chairman • Tom Bigosinski, Vice Chairman • JoAnn Neylan • Vicki Kimmins

2. Overdevelopment? Approved Demolitions 2001 - 7 2002 - 10 2003 - 29 2004 - 68 2005 - 73

3. 2006 – POLICY DECISION? • INSTITUTE A POLICY OF CONTROLLED GROWTH? • Curtail “overdevelopment” while maintaining our residents’ ability to grow in present home • Preserve the existing look and feel of our unique streets and neighborhoods • Change zoning laws to control size of new construction

4. Councilman Echausse – 2003 • Identify problem – McMansions/Shoehorning • Determine needed data • Study construction trends and document the existing character of our neighborhoods. • Create study parameters • Allocate funding

5. Councilman Caruana – 2004 • Commission Pilot Study • Robert Catlin & Associates – Blais Brancheau • Document the existing character of our neighborhoods • What are the common elements of the new construction – size and scope? • What, if anything, can be done to control “overdevelopment?”

6. Councilman Foerst – 2005 • Receive results of study • Determine potential courses of action • Solicit citizen and community input • Builders • Architects • Realtors • Attorneys • Developers • Historians • Review alternatives • Build Consensus

7. Alternatives Reviewed • Historical District • Overly restrictive – not every property is historic. • Architectural Review Board • withstand judicial challenge? • Stricter Design Standards • promote public purpose?

8. Key Terms • Height – The highest point of a building from average grade • Lot Coverage – The amount of surface area that is covered by structures • Accessory Structures – Garages, gazebos and sheds • Floor to Area Ratio (FAR) • Calculation of the actual volume of the home in relation to lot size • Habitable Floor Area (technical exclusions) • Excludes that portion of the building that is not used for year-round occupancy - attached garages, unheated or screened porches, areas with cathedral ceilings, unheated/unfinished attics, chimneys, exterior walls and only includes one floor of stairwells

9. PILOT STUDY The study included a visual survey of more than 1000 homes of various styles in various zones around town.

10. Recent Changes • 1998 – FAR – Town Council passes present definition • 2005 – Corner lot restrictions tightened to prevent shoe horning • 2005 – Height – reduced from 38 to 35 feet Town Council ‘Heightens’ Discussion on McMansions By MICHAEL J. POLLACK – September 22, 2005 Specially Written for The Westfield Leader WESTFIELD —The town council’s Tuesday agenda meeting focused on new height ordinances to restrict McMansions. . . .

11. Proposal - Planning Board Referral and Board of Adjustment Review • Height • FAR • Accessory Structure

12. Height • Maximum of three (3) habitable floors (excluding basement) • Limitation to 35 feet • Sliding scale reducing height for smaller side yards to not less than 32 feet • Require a minimum 5 on 12 roof pitch (5 feet rise for ever 12 feet in length) for roofs above the 2nd floor

13. Height – Easy Reference Tools = = =

14. FAR • Change definition from “habitable FAR” to “Gross FAR” – remove technical exclusions • Gross Floor to Area Ratio • “Includes both habitable and non-habitable area whether or not such areas actually contain a “floor” measured from the outside face of the exterior walls of the building” • “Excludes basements, attic areas with low ceiling heights, open porches and decks” • A true reflection of the actual volume of home

15. FAR – Easy Reference Tools Maximum • MaximumF.A.R. • F.A.R.Detached • Lot AreaPrincipal Bldg.Accessory Bldgs. • (square feet)(% lot area, sf) (% lot area, sf)1 • lesser oflesser of • 0 – 7,999 sf36%, 2,720 sf7.5%, 560 sf • 8,000 – 9,999 sf34%, 3,200 sf7.0%, 650 sf • 10,000 – 11,999 sf32%, 3,600 sf6.5%, 720 sf • 12,000 – 15,999 sf30%, 4,480 sf6.0%, 800 sf • 16,000 – 23,999 sf28%, 6,240 sf5.0%, 960 sf • 24,000 – 39,999 sf26%, 9,600 sf4.0%, 1,200 sf • 40,000 sf and over24%3.0%

16. Detached Accessory Structures • Removing the garage from the primary structure reduces the total volume of the home enhancing the curb appeal. • Provides mechanism to allow additional living space within primary structure - similar to decks/porches • Two smaller buildings have less detrimental impact on neighbors • Promotes preservation of existing streetscapes and increased sideyards • Limits the size of garage doors that can face the street – 40% of the principal building facade

17. FAQs • Are the new houses being built with numerous variances? • Will homeowners be deprived of the right to develop their property? • Will changing the zoning ordinance hurt property values? • Can we impose a moratorium on building? • Can we change zoning for only new construction? • Are there are other reasonable alternatives?

18. GOALS • Curtail “overdevelopment” while maintaining our residents’ ability to grow in present home • Preserve the existing look and feel of our unique streets and neighborhoods • Change zoning laws to control size of new construction • Work with community to understand problem and find consensus solution

19. FUTURE • Where do we go from here? - Referral to the Planning Board – Public hearing schedule for May 18, 2006 - Solicit input from Board of Adjustment - Citizen outreach - Open and public discussion - www.westfieldnj.gov