31 35 Harrison Avenue West Orange Planner Report 9 6 2024

September 6, 2024 Page 2 of 11 PB-24-15 31-35 Harrison Avenue Block 141, Lot 1 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com Retail sales is an existing use on the site and is permitted in the B-1 District. However, the proposed improvements do not meet all the bulk and design requirements for the district. Site plan approval is required for this application. Variances Required Side Yard Setbacks (Southern Side) – Pursuant to the Township of West Orange Zoning Ordinance §25- 7.1, a building in the B-1 district shall have a side yard setback of 6-feet on each side. The existing side yard setbacks are 13.6-feet and 2.7 feet on the southern and northern sides respectively. The applicant proposes a side-yard of 3.3-feet on the southern side of the proposed addition. A C-variance is required to permit the proposed expansion with a lesser side yard setback than required. Parking – Pursuant to the Township of West Orange Zoning Ordinance §25- 12.2b5., based on the total size of the establishment following the expansion, eighteen (18) off-street parking spaces is required, and the applicant proposes one (1) parking space. A C-variance is required to permit the proposed expansion with less than the required number of off-street parking spaces. Requested Checklist Waivers 1. A waiver is requested from Township of West Orange Site Plan/Subdivision Checklist Item 4: A key map at specified scale showing location of tract with reference to surrounding properties, streets, municipal boundaries, etc., within 500’ if applicable. Planner’s Comments: No objection to this waiver. 2. A waiver is requested from Township of West Orange Site Plan/Subdivision Checklist Item 31: Existing and proposed contour intervals based on U.G.S. and G.S. datum. Planner’s Comments: No objection to this waiver. 3. A waiver is requested from Township of West Orange Site Plan/Subdivision Checklist Item 44: Lighting plan and details. Planner’s Comments: No objection to this waiver. The applicant does not propose any exterior lighting on the proposed addition.