PB-18-01/375 Mt. Pleasant Avenue, LLC

21. The Applicant proposes to continue to provide 457 parking spaces, plus 22 future “banked” spaces. The medical office parking standards require the Applicant to provide the greater of two calculations: either one space for every 200 square feet of medical office space which results in a minimum of 592 spaces; or “one parking space for each professional person, plus one parking space for each employee plus two parking spaces for each examination room, not including a room for x-ray examination in a medical or chiropractic office or clinic, plus two additional spaces for each dental chair” which results in 316 spaces. The higher requirement is 592 spaces. 22. To deviate from the standards in the Redevelopment Plan the Board must find that there is either undue hardship or practical difficulty associated with the strict application of the requirements of the Redevelopment Plan in connection with the property, or that the purposes of the Plan would be advanced by the deviation and the benefits of granting the deviation would outweigh any detriment. In addition an applicant must prove the negative criteria. 23. The Board finds that the deviation sought can be justified. The evidence showed that the current parking availability is underutilized by nearly half at 48%. Even if the existing space was 100% occupied, and the proposed space was added into the calculation, the study shows there is more than sufficient available parking on site to handle the increase. Accordingly, there would be no detriment to the neighborhood because the onsite parking, including the easement spaces at 347 Mt. Pleasant Avenue, would accommodate the increased parking demand with no spillover onto offsite spaces. The Plan encourages medical office use for the site and increasing that use, and converting the residential buildings into office space to support that use, would be a benefit with few detriments. It would be practically difficult to add all of the parking required, especially with the evidence showing that it is not needed. 24, The Board finds that the Applicant has carried the burden of proof necessary to obtain the deviation sought. THE DECISION WHEREAS, the Board, having reviewed the application for Amended Final Site Plan approval and associated deviation from the Redevelopment Plan and having considered the impact of the proposed application on the Township’s master

reviewed the application for Amended Final Site Plan approval and associated deviation from the Redevelopment Plan and having considered the impact of the proposed application on the Township’s master plan, the Organon Redevelopment Plan, zoning ordinance and the surrounding property owners, and having considered whether the proposal complies with and furthers the goals of the land use and zoning ordinances of the Township of West Orange and the Municipal Land Use Law; and upon the imposition of specific conditions to be fulfilled, hereby, concludes that good cause has been shown to approve the application.