May 28, 2026, Regular Meeting

APPLICATIONS 1.) ZB-25-07 Mavis Tire 460 Prospect Avenue Block 105, Lot 64.01 The applicant proposes to remove the existing structure and construct a tire center/motor vehicle service station with seven service bays and a retail sales area encompassing 1,142 square feet including a showroom, sales counter, waiting area, and bathrooms. A d-1 use variance relief is required to permit a motor vehicle service station in the general commercial district. PRESENTATION e Ms. Lisa John-Basta, Esq entered the record on behalf of applicant Mavis Tire and gave a summary of the proposed application with seven (7) experts set to testify. e Mr. Jake Wilcox and Mr..Rob Tobin were sworn under oath on behalf of Mavis, provided credentials, and were accepted by the Board as “Fact Witnesses”. Ms. John- Basta confirmed that she was not seeking to have them qualified as experts. e Mr. Wilcox confirmed that Mavis originally had a facility located at 235 Prospect Avenue, which was in business as a tire store since 1982 then Mavis acquired that as part of a larger STS acquisition in 2015 and it was operational until May of 2025. When operational, there was a high volume of customers (roughly 9,000). When the landlord elected not to renew Mavis’ leave as part of the development of what is now the West Orange Plaza complex, we were left with no choice by to look at other locations in that general vicinity to not loose the built up client base. The subject site at 460 Prospect Avenue was selected due to the 4,100 customers within the two (2) mile radius. There were approximately 17 different sites throughout the years. e Mr. Tobin'confirmed that the variance required for tonight’s meeting categorizes the subject use as a motor vehicle station. Ms. John-Basta read the definition of a motor vehicle station where Mr. Tobin said that this Mavis location won’t be performing any major repairs (ie major engine, transmission work, dispense retail fuel or any types of fuels at all). The tasks that will be performed will be on a smaller scale (ie: tire installation, balance/wheel alignment, rotations, pressure monitor replacements, AC, suspension, brakes, oil changes, shocks, struts...) with an average turnaround time of being between an hour to two (2) hours. When waiting, usually customers patronize other areas nearby. Mr. Tobin reiterated that when the other location was

truts...) with an average turnaround time of being between an hour to two (2) hours. When waiting, usually customers patronize other areas nearby. Mr. Tobin reiterated that when the other location was operational, customers would walk to Whole Foods for shopping or go to Staples spending money in town. Mr Tobin said that based on this anticipated site that since AMC and the Essex Green are in a similar vicinity type, that the same could occur. e Mr. Tobin confirmed that the proposed hours of operation for this site would be a seven (7) day a week operation (Monday, Tuesday, Wednesday, Friday 8:00 AM — 5:00 PM; Thursday 8:00 AM — 8:30 PM; Saturday 8:00 AM — 5:00 PM; Sunday 9:00 AM — 5:00 PM) e Ms. John Basta referenced the Planning Review Letter (dated - March 25, 2026) asking if there was a possibility that Mavis could at an hour after the closing of the shop, be willing to reduce the lights or turn the lights down at the facility. Mr. Tobin said absolutely since the lights are on a timer, it won’t be a problem to reduce it to the security lighting and or leave the wall packs on to shut off after a certain time. e Inregards to deliveries, Mr. Tobin testified stating that a tire delivery of approximately 15 tires would come in daily during daytime hours (10:30 AMish). A loading dock is not proposed so the box truck would pull up to a service bay and the tires would be rolled in. The only difference would be for scrap tires where the pick up would be every two (2) weeks and the same for parts/office supplies