PB-25-12 262 & 270 Main Street Realty LLC Block: 114 Lots: 50 & 55 Zone: B-1

RESOLUTION Township of West Orange Planning Board PB 25-12 262 Main Street Realty, LLC and 270 Main Street Realty, LLC 262-270 Main Street Block: 114 Lots: 50 and 55; Zone: B-1 Retail Business and Central Business District Overlay Decided on August 12, 2026 Memorialized on September 2, 2026 Application for Preliminary and Final Major Site Plan Approval, Reverse Subdivision, Bulk “c” Variances and Site Plan Exceptions/Design Waivers to demolish the existing commercial building and restaurant and construct a two-story supermarket. WHEREAS, 262 Main Street Realty, LLC and 270 Main Street Realty, LLC (hereinafter collectively, the “Applicant”) has made an application for Preliminary and Final Major Site Plan approval with Variances and Reverse Subdivision approval to raze the existing improvements consisting of a former Walgreen’s Pharmacy and a diner, regrade the parking lot, and construct a two-story supermarket consisting of a total of 18,078 square feet. The subject property is located at 262-270 Main Street, also known as Block 114, Lots 50 and 55 which is located within the B-1 Retail Business Zone and the Central Business District Overlay and wherein the proposed use is permitted (the “Property”); and WHEREAS, in connection therewith, Applicant proposes 43 onsite parking spaces, including 4 Electric Vehicle Charging Stations (“EV spaces”) which entitles Applicant to a parking

credit of 4 parking spaces for a total of 47 proposed parking spaces (57 parking spaces are required); and WHEREAS, Applicant is proposing two loading spaces: one along the westerly side of the supermarket accessed via Erwin Place for small, single unit trucks and an on-street loading space along Main Street (to be used Monday through Friday, between 7AM and 12 noon) for use by trucks up to 65 feet long. WHEREAS, Applicant seeks bulk variance relief for: a pre-existing non-conforming rear- yard setback of 2’11”; a parking variance for 47 proposed parking spaces where the minimum parking spaces required is 57 parking spaces; pre-existing non-conforming lot coverage of 97% (current existing lot coverage is 99%) where the maximum permitted lot coverage is 75%, one permanent loading space and oné off-site (on-street) loading space where two on-site loading spaces are required; an on-site loading space located less than the required 5 feet from the property line; off-street parking abutting the westerly property line where a 10-foot minimum setback is required; a fence abutting the westerly property line where a 5-foot minimum setback is required; no buffer strip proposed aldng the westerly residential property line, where 20 feet minimum is required; no sidewalk proposed between the off-street parking area and building, where a 5-foot sidewalk is required; location of two (2) off-street parking spaces that require backing onto Prospect Place, where such is not permitted; and sign variances related to the height of the proposed facade and canopy signs; and WHEREAS, the Applicant also seeks site plan exceptions/design waivers for illumination levels at the property line abutting residential uses and the proposed building materials; and WHEREAS, properly noticed public hearings were conducted on June 3, 2026 and August 12, 2026; and

WHEREAS, the Applicant was represented by Amanda C. Wolfe, Esq. of Norris McLaughlin, P.A.; and WHEREAS, the Applicant provided sworn testimony from Jordan Cecinini, P.E. of Hudson Engineering, as an expert professional engineer; Gary W. Dean, P.E. of Dolan & Dean Consulting Engineers, as an expert professional traffic engineer, Kate Keller, P.P., A.L.C.P. of Phillips Preiss, as an expert professional planner: and Jorge Mastropietro, R.A., of Jorge Mastropietro Architects as an expert registered architect; and WHEREAS, Vice Chairperson Jerry Guarino, recused himself from participating in the hearing; and WHEREAS, the Applicant:submitted the following documents to the Board in the form of the application package: ITEM ‘SIGNED BY DATE/REVISION i Traffic Impact Assessment Gary W. Dean, PE, PP and 3/11/2026 Rianna Kirchhof, PE of Dolan & Dean!Consulting Engineers Preliminary and Final Site Plan Jordan Cecinini, P.E. of 5/26/2026 Drawings (15 Sheets) Hudson Engineering, LLC | Architectural Plans (18 Sheets)} Jorge Mastropietro, NJ-RA 3/9/2026 revised 5/26/2026 and Jennifer Palermo, NJ-RA of Jorge Mastropietro Architects (Unsigned) Geotechnical Engineering Jordan Cecinini, P.E. of 8/19/2025 Investigation Report Hudson Engineering, LLC Letter requesting waivers Jordan Cecinini, P.E. of 1/29/2026 Hudson Engineering, LLC Professional Planner’s Report Kate Keller, AICP, PP and 10/2025 Nikhil Ramachandran, AICP, PP of Phillips Preiss Grygiel Leheny Keller, LLC 3

Engineering Stormwater Jordan Cecinini, P.E. of 5/26/2026 Narrative Hudson Engineering WHEREAS, members of the public were provided with an opportunity to pose questions of the expert witnesses for the Applicant and also had an opportunity to offer comments on the Application; and WHEREAS, the Board reviewed and considered the Application, and the documents submitted therewith, as well as the testimony of the expert witnesses and the questions and comments from the members of the publi¢ in attendance for the public hearings on the Application; and WHEREAS, the Board reviewed and considered the application and submissions of the Applicant and following exhibits presented by the Applicant at the public hearing: Exhibit A-1-Power Point (40 slides) by Architect Mastropietro; Exhibit A-2- May 26, 2026 revised site plan; Exhibit A-3- Google street view photograph; Exhibit A-4- Roof drain detail; Exhibit A-5- Roof drain detail; and WHEREAS, the Board reviewed the report dated July 29, 2026 of the Downtown West Orange Alliance; WHEREAS, the Board also considered the questions, testimony and filed review letters of its own appointed professionals at the public hearing, including review letters dated April 10, 2026 from Ryan MacNeill, P.E. of Artheon (Township Consulting Engineer), and a Planner’s Report by Malvika Apte, PP, AICP, of Heyer, Gruel & Associates (Township Consulting Planner) dated March 13, 2026, last revised June 26, 2026;

NOW THEREFORE, the Board makes the following findings of fact, based upon the evidence presented at the Board’s public hearing on the Application, at which a record was made: a The Applicant is requesting approval for Preliminary and Final Major site plan approval with “c” variances to demolish the existing commercial building (formerly Walgreens Pharmacy) and’ restaurant to construct a two-story supermarket. The proposal includes regrading the parking lots and constructing 43 on-site parking spaces with EV credit for.an additional 4 spaces for a total of 47 spaces proposed. As the two properties are currently under separate ownership (262 Main Street Realty, LLC owns 262 Main Street and 270 Main Street LLC owns 270 Main Street), Applicant also requests to merge the lots in a reverse subdivision under one ownership interest. The proposed supermarket building consists of 13,934 square feet on the first floor and 4,144 square feet on the second floor, for a total of 18,078 square feet. The second- floor space will not be accessible to customers and will be used for storage and administration. The roof Will accommodate the mechanical equipment, as well as multiple solar panel arrays. Applicant also seeks a tree'removal and replacement permit, which is issued by the Township Forester, but §28-5.c. requires submission of a tree replacement plan to the Board, which the Applicant submitted as part of the Application. The Property is irregularly shaped and has a total area of 30,218 square feet. It features frontage along three streets: 162 feet along Erwin Place, 210 feet along Main Street, and 24 feet along Prospect Place. The Property generally slopes downward from northwest to southeast.

10. 11. The Property is currently developed with a one-story brick building on Lot 55 (formerly Walgreens) and a one-story masonry building (formerly a diner) and surrounding surface parking on Lot 50. There currently are two driveways along Main Street and one loading space access along Erwin Place and sidewalks provide access along all three street frontages of the property. Surrounding the Site are residential one and two-family dwellings to the west, a commercial retail store and garage directly north. The surrounding land uses along Main Street are generally characteristic of a small traditional downtown, with neighborhood commercial services and food/drink establishments either in stand-alone buildings or as part, of mixed-use structures with upper floor residential apartments. There are a number’ of New Jersey Transit bus stops provided along the Main Street corridor within proximity of the Property. 4 off-street parking spaces are proposed, inclusive of 4 EV spaces and 2 ADA spaces (of which one ADA space is also proposed to be an EV space). Applicant proposes that there are 10 on-street parking spaces which can serve the development with the existing frontage along Prospect Place to be utilized for 2 of the proposed parking spaces for employee-use only that will have an improved pedestrian connection via sidewalk and stairs to the proposed main parking area and supermarket. The primary pedestrian entrance to the proposed supermarket building will be along the northern fagade, along where shopping carts are proposed to be located. Vehicular access to the proposed development is to be provided via two (2), one-way driveways

13. 16. 17. along Main Street for separate ingress to the south and egress to the north. Additional pedestrian access is proposed via two (2) entry/exit points along Erwin Place. A driveway is proposed along Erwin Place to facilitate loading operations via one off- street loading space. An on-street loading space is also to be provided along Main Street the use of which will be restricted between the hours of 7AM to 12 noon Monday through Friday,’ which will otherwise be available to the general public as on-street parking. Applicant’s architect, Jorge Mastropietro, testified that the current properties have significant “dead” space due to “split” (not connected) parking lots which negatively affects pedestrian safety. Due to the slope«of the property and surrounding roads, there are two proposed levels of parking: one field of 2 spaces on a ”upper” level for employee parking only accessed via Prospect Place with a second “main” or “lower” lot which will be the primary site parking field for customers with direct access to the store accessed via Main Street. This lot will allow for ADA and EV compliant parking and will accommodate shopping cart usage with a dedicated cart storage corral. The proposed materials for the exterior of the building do not comply with the design requirements of the Ordinance but provide a fresh modern look for the supermarket. The proposed project provides for upgraded on-site pedestrian safety as the design includes detectable warnings such as textured surfaces and signs at the driveways along Main Street, bollards and lighting, bicycle racks, a bench, and stormwater gardens. Applicant proposes an intersection “bump out” at the north side of Erwin Place at Main Street with curbing, bollards, or a painted “street mural” design for the bump-out

18. 19. 20. vAR 22: (subject to Town Engineer and County approval) which creates a safer path for pedestrians and would improve the intersection sight triangle from Erwin Place looking to the north. Applicant represented that it met with the County Planning Department where there was support for the on-street loading zone with time limits, especially due to the County’s prohibition on tractor trailers backing onto the road. (Any tractor trailer delivery that could attempt to directly enter the site would necessitate backing on to Main Street.) Applicant would typically require 20-30 minute loading periods on Main Street, for five hours per day ori the weekdays (7AM to 12Noon), which would require three street parking spaces to be reserved for that period. The Applicant clarified that deliveries will not take place during ‘the entire five-hour period, but it is not possible at this time to set specific delivery hours because scheduling of deliveries is up to the vendor, not the Applicant and could vary on a daily basis. The on-street loading zone would allow a tractor trailer to pull forward into the zone from southbound Main Street and off load directly into the front of the store. The truck exit will also pull forward to continue south on Main Street. The proposed practice would improve pedestrian safety by eliminating the need for trucks to drive over the sidewalk twice if the loading zone was provided on-site. Smaller delivery vehicles would use the Erwin Place loading area at the rear of the store (westerly side). Applicant requested a waiver from the Central Business District Facade Design Standards at §25-16.12, which do not permit corrugated metal, and they demonstrated

236, 24. 253 20: 275 28. that their design is very attractive while also being low maintenance and varying colors. As noted by the Board Planner, when the design ordinance was adopted the intention was to make sure that exteriors were compatible with rest of Main Street but as materials have changed over the years, the ordinance has not been updated to reflect those changes. Applicant proposes to install an on-site bicycle rack for customers or employees and provide a bench for individuals waiting for transportation. Trash will be kept inside the building and garbage will be taken out to the rear loading area for private trash pickup. Trash:pickup will not occur during the hours of 9:30PM to 6:30AM. Applicant’s engineer, Jordan Cecinini testified that the project includes a stormwater detention basin and pervious pavement with a swale to collect stormwater and direct overflow to an aquatic filter. The overflow design is compliant with the Township’s stormwater ordinance. The current conditions on site are 99% impervious and all stormwater flows into the sewer system. The new design reduces runoff and collects stormwater while removing suspended solids (such as oil and other residues) and presents a significant improvement over the existing conditions. The proposed project also uses green infrastructure as it includes pervious pavement in sections (a geotechnical analysis provided demonstrates that pervious pavement can be satisfactorily implemented on this site), solar panels, and also has rain gardens (which allow water flow from asphalt into the rain gardens).

29. 30. 31. 32. 33: 34. 35. The proposed lighting meets the Ordinance requirements except as to the site plan exception/design waiver relief requested. A parking variance is necessary as the Applicant proposes 43 off-street parking spaces, plus 4 EV credits for 47 total parking spaces) where 57 parking spaces are required. Ten (10) on-street parking spaces are available along Main Street and Erwin Place along the site frontage. The proposed sign for the fagade is taller than permitted but is appropriate to the scale of the building as is the canopy sign. Applicant’s planner and traffic engineer testified that the parking provided on site is appropriate for the business based upon the real parking demand and the fact that a portion of the interior space upon which the parking calculations are based will be employee, storage, mechanical and other, non-customer accessible areas. In addition to the parking variance and sign variance, Applicant also requires bulk variances for lot coverage (75% is maximum permitted and Applicant proposes 97% which is a reduction from the existing lot coverage of 99%) and for off-street loading spaces (2 are required and Applicant is proposing one loading space off-street and one loading space on-street. The Applicant’s planner and traffic engineer also testified that the two proposed loading zone areas, one on site and the other on Main Street, are the safest and most appropriate loading alternatives for pedestrian safety. The Application requires the following variance relief from the Board: SECTION/REQUIREMENT | PERMITTED/REQUIRED | PROPOSED 25-7.1 Rear-yard setback 30 feet 2711”