## Facts

- Carl and Adrianne Rowatti owned a home adjoining John and Nina Gonchar in the Borough of Northvale, New Jersey.
- The Gonchars sought a building permit to construct a substantial “mother and daughter” addition intended to house Mrs. Gonchar’s widowed mother.
- Northvale’s zoning ordinance expressly prohibited two-family dwellings in all zones, including the district at issue.
- The planned addition included features consistent with a separate dwelling unit, including its own entrance, kitchen, bathroom, heating system, and utilities, and was capable of independent occupancy.
- The municipal building inspector issued a construction permit on October 5, 1981.
- After observing excavation near the property line on October 23, 1981, the Rowattis challenged the project as violating both setback and permitted-use requirements; construction nonetheless continued while zoning issues were contested.
- The Northvale Board of Adjustment conducted hearings and received testimony from the owners, neighboring homeowners, and real estate and construction witnesses.
- The Board found that the addition functioned as a multi-family (two-family) dwelling under the ordinance.

## Issues

1. Whether an attached, self-contained “mother and daughter” addition with separate facilities constitutes a prohibited two-family dwelling under an ordinance barring such dwellings in all zones.
2. What level of judicial deference applies to a zoning board’s fact findings and ordinance application when supported by record evidence.

## Decision

- The New Jersey Supreme Court affirmed the Appellate Division in a per curiam opinion.
- The Court upheld the Board of Adjustment’s determination that the addition would convert the premises into a prohibited two-family dwelling.
- The Court concluded the Board’s decision was supported by substantial evidence and was not arbitrary, capricious, or unreasonable.
- The Court held that the Law Division erred by effectively reweighing evidence and substituting its judgment for the Board’s.

## Legal Principles

- A zoning board’s factual determinations and application of a zoning ordinance are entitled to substantial judicial deference and will not be disturbed unless arbitrary, capricious, unreasonable, or unsupported by the record.
- Whether a structure creates a second “dwelling unit” depends on its functional design and capacity for separate occupancy (e.g., separate entrance and complete living facilities), not the familial relationship or stated purpose of the occupants.
- Where an ordinance expressly bars two-family dwellings, an attached addition that operates as a self-contained apartment may be treated as a prohibited two-family use even if intended as an in-law unit.

## Conclusion

The Court upheld Northvale’s zoning board determination that a self-contained in-law addition constituted a prohibited two-family dwelling and reaffirmed that courts should not overturn reasonable, evidence-based zoning decisions by substituting their own evaluation of the facts or ordinance application.


Rowatti v. Gonchar, 101 N.J. 46, 500 A.2d 381 (1985)