Zoning Board Approves New House to Replace Barn

A family who lives on a secluded lot in the northern end of Lawrence Township can raze a dilapidated barn and replace it with a house – the same size as the barn – in which the wife's parents will live for a few months each year.  At its meeting Wednesday night (Sept. 21), the township zoning board of adjustment unanimously approved a use variance needed for the change.

There was no public comment on the application for the variance; no members of the public attended the meeting.  The application to replace the barn was the only item on the board's agenda.

The property for which the approval was granted is owned by D. Tyler Vernon and his wife Molly.  The Vernons live in a house on the 5-acre lot, which they bought in April.  The property has a Carter Road address but it's actually on Poe Road, a private lane located off Carter Road near its intersection with Rosedale Road.  The private road functions as the driveway to the Vernon property.

Under the approval granted by the zoning board, the Vernons can tear down the 100-year-old barn – which has a cracked foundation and rotting timbers – and replace it with a two-story house that will occupy the same footprint (same length and width) as the barn. 

The Vernons want to build the house for Mrs. Vernon's parents who plan to live there about 2½  months each year.  They spend the rest of the year living in homes in Florida and Martha's Vinyard, Mr. Vernon told the board. 

The Vernons were represented at the hearing by local land-use attorney Robert Ridofli, surveyor Frank Falcone, architect Max Hayden and planner Elizabeth McKenzie.

There were several conditions attached to the board's approval, all of which Mr. Vernon readily agreed to meet. 

The conditions included: that the new home cannot be rented out; that it will be used by family members only; that all new utilities be installed underground; and that the well on the property pass a four-hour pump test, as requested by the township board of health, to ensure that there is enough water available to serve both the existing house and the one the Vernons want to build. 

Also, the new house can have no more than two bedrooms and 2½ baths under the conditions of approval.

 "The property is mostly open, with a wooded perimeter," Falcone testified. "It has a new septic system and a four-car garage."

"We considered renovating the barn, but found that it's in very bad shape," Mr. Vernon said.

Hayden, an area architect who specializes in historic structures, agreed that the "barn should be replicated, not reconstructed. The foundation is cracked.  The foundation is of a low grade of concrete, typical of 100 years ago."  He said the new house will resemble the barn it will replace.  The siding of the house will be similar to that on the barn, he said. 

"The new building will look like the old one," planner McKenzie agreed.  "It makes more sense" to build another house "than add to the existing dwelling," she said.

Mr. Vernon said his family wants to have a separate dwelling so his in-laws can have privacy while being near their family.

McKenzie noted that it is because a new building is being added to the lot that a use variance is required.  "There will be no detriment" if the house is built, she said.  "Like the barn, it sits well back from Poe Road.  There are no environmental constraints on the property."