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adjoining property affirmed per curiam appealed Bierce board of adjustment Borough Bradley Beach builder building code building inspector building permit cert conforming lot congestion construction contiguous lots Corp court found court held decision denial Fair Lawn grant a variance Harrington Glenn inherently beneficial isolated lot issued Jersey Legislature Jersey Supreme Court land Law Division Leonia Loch Arbour lower court master plan Mayor Montclair Moonachie N. J. Super 45 N.J. Super negative criterion Newark nonconforming North Bergen off-street parking plaintiff plan and zoning planning board prohibited property owner proposed purchased recommendation remanded residential zone Scotch Plains side yard special exception special reasons statute Stone Harbor street structure subdivision approval subject property substantial detriment substantially impair Super 45 App supra Table of Citations Teaneck Township tract Troy Hills undue hardship upheld variance is granted welfare zone plan zoning amendment zoning ordinance