PB 21-05 Valley Arts Dental LLC -515 Valley Road -Resolution (Adopted)

10. 11. 12. 13. intent and purpose of the zone plan and zoning ordinance. The burden of proof is upon the Applicant to establish that these criteria have been met. The proposed project is providing an expansion of dental health services to the neighborhood. The proposed project will allow the dental practice to service more patients safely. The benefits of granting the four (4) variances outweighs any detriment to the public. The benefits include, but are not limited to, an improved appearance of the building and site; the modernization of the dental care and services provided; and, the improvement of the interaction with Valley Road traffic. The impervious coverage increase will allow the applicant to increase the parking and driveway as well as the building footprint. It will not be detrimental to the public in that the lot is flat, and stormwater will drain to Valley Road. The dental practice has existed at this location for many years. The continuation of that use is the continuation of this healthcare service to the Valley Road and greater West Orange communities is desirable. As a permitted use, it reflects the Master Plan of the Township and is consistent with the intent and purposes of the Zoning Ordinance. The use is certainly not detrimental to the public good. The small size of the lot, and the size and location of the building on the lot make it difficult for an existing use to continue to be viable in the community without growth and adaptation to modern conditions. The size of the lot and location of the building make it impractical to add a second floor to the building, which at first glance would reduce coverage and perhaps permit more parking. The applicant and the architect evaluated the viability of this alternative. After designing for a stairway, or even a small lift, the remaining space could not be used efficiently on a 2nd floor. If only a stairway were used it would be difficult for some patients to use. The existing driveway is non-conforming at eleven (11') feet in width. The size of the lot and the overall width of the lot, as-well-as the location of the existing building, make it impossible to achieve the required twenty-four (24') foot required width. However, the applicant is able through improved design to achieve a sixteen (16') foot driveway width. This enhanced width of the driveway also improves the interaction

four (24') foot required width. However, the applicant is able through improved design to achieve a sixteen (16') foot driveway width. This enhanced width of the driveway also improves the interaction of the site with the intersection it abuts. NOW THEREFORE be it resolved by the Planning Board of the Township of West Orange that the application (PB-21-05) of Valley Arts Dental, LLC for property located at 515 Valley Road; Block 25, Lot: 2; B-1 Zone, is determined as follows: i. The Board grants the following bulk variance relief pursuant to N.J.S.A. 40:55D-(c):