325 Mount Pleasant Ave ZB 24 06 Planning Review August 12 2024

1 | Page 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 August 12, 2024 Ms. Diana Chandler-Zimmerman Board Secretary Township of West Orange Zoning Board of Adjustment 66 Main Street West Orange, NJ 07052 Re: Planning Review Letter 325 Mount Pleasant Ave Block #155, Lot 26.01 Application for C and D Variances, Preliminary and Final Major Site Plan Approvals ZB-24-06 Dear Ms. Chandler-Zimmerman, This office has reviewed the application submitted by the Public Service Electric and Gas Company (PSE&G). (“Applicant”). The Applicant filed an application with the West Orange Board of Adjustment for a preliminary and final site plan approvals with C and D variances in connection with upgrades at their facilities at 325 Mount Pleasant Avenue within the Township’s O-R, PURD, and R-5 zones. Specifically, the Applicant proposes a two-story 26kV switchgear with additional pieces of equipment, to include six 70-foot-tall lightning masts. As noted in the applicant, the current use is not permitted within the O-R zone, so the proposed improvements require a “D2” variance for expansion of a non-permitted use. As some of the proposed equipment exceeds the permitted height of 35 feet by greater than 10%, a “D6” height variance is also required. “C” Variances are also requested for minimum side front yard setbacks for corner lots to Mount Pleasant Avenue, maximum lot coverage, and fence height. In preparation of this memorandum, the following documents were reviewed: 1. Cover letter from Noreen Meraine, AICP, PP, PMP, dated May 15, 2024. 2. Township of West Orange Application Form for the Planning Board or Board of Adjustment, dated May 6, 2024.