PB 22-04 IMMC993, LLC - Block: 172.02 Lot: 6

WHEREAS, the Board also considered the input of its professionals at the hearing; and NOW THEREFORE, the Board makes the following findings of fact, based upon the evidence presented at its public hearings, at which a record was made: de 10. a. 12. The Applicant is requesting preliminary and final site plan approval with variance relief for development of internal modifications to the structure to accommodate a medical office use, re-striping of the parking lot and relocation of the primary entry door. Testimony established that Applicant purchased the property, which had previously been used as a pizza restaurant in December of 2020 and seeks to retrofit the existing building to create medical offices. The property is located on the corner of Pleasant Valley Way and Mount Pleasant Avenue and the surrounding area is characterized by single family homes in the rear, and adjacent to a strip mall on Pleasant Valley Way. The proposed medical offices practice will cater to patients who have been discharged from the hospital as is currently the practice located at 737 Northfield Avenue, West Orange, New Jersey. The hours of operation will be Monday through Friday, 9AM to 5PM with late night hours on Mondays to 8PM once a month. Waste removal of both medical and traditional waste will be addressed by a refuse pick up service on a month'basis (As the office is paperless there is less office waste.) Deliveries to the property are expected to arrive in passenger vehicles or vans such as those used by Amazon or FedEx. There are 5 to 7 staff members typically employed by the practice with 4 to 5 members on site regularly. One patient is scheduled for every 45 minutes so it is anticipated that there will not be more than 2-3 patients in the office at any given time. . The building as situated is pre-existing, but the Applicant will reduce the parking from what exists currently to allow for safer and more efficient circulation around the building. The corner of Mount Pleasant Avenue and Pleasant Valley Way where the property is located presents traffic challenges, though the intersection is governed by a traffic light. The proposed ingress and egress to the building is that traffic on Pleasant Valley Way may only make a right turn into the property and a right turn out of the property. The traffic coming from the Mount Pleasant side can make a right turn

building is that traffic on Pleasant Valley Way may only make a right turn into the property and a right turn out of the property. The traffic coming from the Mount Pleasant side can make a right turn from Mount Pleasant Avenue or make a left turn into the site from Mount Pleasant as the traffic light will provide for safe entry. The Applicant will install “right turn” only from both points of egress to the property. The property is irregularly shaped and presents challenges due to the configuration of the building on the land; however, the applicant is reducing the lot coverage. The application requires the following bulk variance (c (2)) relief from the Board: