Ltr Diane Chandler Zimmerman enc documents 91224

PB-99-05 THE HOUSE OF THE HOLY COMFORTER/CANTURBURY VILLAGE RESOLUTION OF THE PLANNING BOARD OF THE TOWNSHIP OF WEST ORANGE For an amendment to approved site plan to permit addition of permanent free standing sign. WHEREAS, the Planning Board of the Township of West Orange, at its regular meeting held on August 4, 1999, considered the application for an amendment to the approved site plan, to permit the addition of a permanent free standing sign at 33 Mt. Pleasant Avenue, being Block 88, Lot 26, Zone 26, Zone OB-2, West Orange, which was submitted by The House of Holy Comforter/Canterbury Village ("Applicant") through its attorney, William A. Carpenter, Jr., Esq.; and WHEREAS, the Planning Board by Resolution PB-95-16 dated April 1, 1996 granted the applicant Preliminary and Final Site Plan approval; and WHEREAS, the Planning Board considered the presentation of William W. Carpenter, Jr., Esq., attornéy for the applicant; and WHEREAS, statutory notice and publication of the meeting having been approved and Exhibits A-1 (photographs of current sign) placed in evidence; and WHEREAS, the general public having been given an opportunity to be heard and no one appeared in support of or against the applicatjon; and the Planning Board having made the following findings of fact: oo The applicant is a New Jersey non-profit corporation and is continuing an existing use on the premises as a licensed

residential health care facility (home for the aged), which the Board of Adjustment determined on May 18, 1995 to be a permitted use in the OB-2 Zone; 2). The applicant currently displays a temporary free standing sign in its front yard which is 17/2" from the curb, 6/2" from the walkway, 3' above the ground, 3/10" wide and 3"2" tall; 3. The proposed permanent free standing sign is to be located in the same place as the current temporary sign but will be 1’ lower, 4" narrower and 4" taller; 4. The proposed permanent sign will not block the sight of drivers coming in or out of the applicant's driveway; sy The setback requirements of section 25=15,4C cannot be- met due to the pre-existing non-conforming location of the applicant’‘s building, however, the requested variance will not substantially impair the intent and purpose of the Master Plan and the zoning ordinance and its approval will not involve a substantial detriment to the public good; 6. The permanent sign is to be 2’ off the ground, 3’6" wide and 3'6" tall with a curved top, blue lettering of the Canterbury Village name, the inscription "33 Mt. Pleasant Avenue", and a logo of a bird. , NOW, THEREFORE, BE IT RESOLVED that the application for variance from the requirements of Section 25-15.4c for 20‘ setback and minimum height of 8’ is granted; and BE IT FURTHER RESOLVED that the amendment to the approved site plan (sign installation plan) dated July 19, 1999, as revised and issued July 24, 1999 for a permanent free standing sign on property

located at 33 Mt. Pleasant Avenue, being Block 88, Lot 29, Zone OB- 2, West Orange, be and it hereby is approved in accordance with the drawing submitted and subject to the following conditions: Ie The sign posts shall be cedar; 2. The sign shall be made wood; and 3h All finding of fact and conclusion of law set forth are ‘deemed conditions that are binding upon the applicant. The foregoing is a true copy of the resolution adopted by the Planning Board of the Township of West Orange. i CARLA GUERRIJERO, Secretary of the Planning Bogrd of the Township of West Orange Dated: G-a-97 Connie\planning\resoluti

. NOW-27-2088 17:85 @arex AND GORDON ® 973 736 2675 =P. 3/83 PB-00-21T PLANNING BOARD RESOLUTION APPROVING ‘THE RECOMMENDATION OF THE TECHNICAL ADVISORY COMMITTEE FOR THE SITE PLAN APPLICATION OF THE HOUSE OF THE HOLY COMFORTER LOCATED AT 33 MOUNT PLEASANT AVENUE, BEING BLOCK 88, LOT 26, ZONE OB-2 WHEREAS, the Planning Board of the Township of West Orange, at its regular meeting held on December 6, 2000, considered the application for site plan approval in the OB-2 zone and for approval of the recommendation of the Technical Advisory Committee, which application was submitted by the owner The House of the Holy Comforter; and NOW, THEREFORE, BE IT RESOLVED that the recommendation of the Technical Advisory Committee be and hereby is accepted and the site plan submitted by the House of the Holy Comforter to add interior sprinklers and firewalls to the original house at 33 Mount Pleasant Avenue, being Block 88, Lot 26, Zone OB-2, in the Township of West Orange, be and hereby is approved subject to the following condition: The applicant shall replace the dead connifer trees surrounding the parking lot with connifer and holly trees in the Spring of 2001. The foregoing is a true copy of the resolution adopted by the Planning Board of the Township of West Orange. Dated: December 6, 2000 TOTAL P.@3

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CASEY & KELLER, INC. LAND SURVEYORE: GIVIL ENGINEERS = PLANNERS 268 MAIN BTREET, MILLBURN, NEW JERSEY, 67041 VGIGE :978-979-3868 FAK: O78:878°7889 PLANNING REPORT: CANTERBURY VILLAGE PROPOSED ADDITION & RENOVATIONS 33 MOUNT PLEASANT AVENUE BLOCK 88, LOT 26 TOWNSHIP OF WEST ORANGE ESSEX COUNTY, NJ RECEIVED AUG 7g 2011 PROJECT # 1110332 W.0. PLANNING DEPT DATE: July.15, 2011 OY cdte ZBr11-17°: Richard A. Keller, P.E. & P.P. NJ Reg. # 33L1004571

PLANNING REPORT CANTERBURY VILLAGE 33 MOUNT PLEASANT AVENUE WEST ORANGE, NJ INTRODUCTION The House of the Holy Comforter, which trades as Canterbury Village is a not-for-profit Comprehensive Personal Care Home located at 33 Mount Pleasant Avenue in West Orange. The applicant seeks amended site plan approval for the purposes of reorganizing, renovating and expanding the existing facility to enhance the living experience for the residents of Canterbury Village and their families and guests. Canterbury Village is licensed by the New Jersey State Department of Health & Senior Services (NJSDOHSS) as a Comprehensive Personal Care Home. Within this licensing designation, Canterbury Village provides assisted living services to its full-time residents when needed, but is NOT defined an assisted care facility. A Comprehensive Personal Care Home is not a permitted principal, accessory or conditional use within the OB-2 Zone. Accordingly, the applicant is seeking a variance from the West Orange Zoning Board of Adjustment under the New Jersey Municipal Land Use Law (MLUL) § 40:55D-70.d.(2) to allow the expansion of this inherently beneficial, existing non-conforming use. Under MLUL, the Township of West Orange Board of Adjustment retains jurisdiction to approve the site plan and any other bulk variances and waivers required. EXISTING SITE CONDITIONS The site is a 2.181 acre parcel located on the north side of Mount Pleasant Avenue approximately 300 feet west of Main Street-and 420 feet to the east of NJ State Highway Route 280. The site is directly north across Mount Pleasant Avenue from the Township of West Orange Municipal Plaza and Library and is located wholly within the OB-2 Office Building Zone. The property is “L” shaped, with 177 feet of frontage along Mount Pleasant Avenue and a depth of approximately 326 feet. At a distance of 192 feet from the street, the lot expands to the narth from 177 feet in width to approximately 327 feet and is over 355 feet wide at the rear property line. The rear of the property is occupied by a heavily wooded buffer which also contains an open stream that flows from west to east. To the north of the stream and wooded buffer are properties that front on Wildwood Avenue in Llewellyn Park and are located in the R-1 Residential Zone. The site is currently occupied by a 1 and 2-1/2 story, 40 bed, residential health care facility

properties that front on Wildwood Avenue in Llewellyn Park and are located in the R-1 Residential Zone. The site is currently occupied by a 1 and 2-1/2 story, 40 bed, residential health care facility that has a footprint of approximately 23,750 square feet. The building location is biased along the easterly property boundary. The 2-1/2 story portion of the existing facility fronts on Mount Pleasant Avenue and is the original home which the House of the Holy Comforter began using as a home for elderly women in 1921. In the 1950's a small block of rooms was added to the rear of the main house. TotheTear of the 2-1/2 story portion of the structure is a 1 story brick portion of the building that houses the bulk of the resid@ntis} units. This portion was approval by the Township of West Orange Zoning Board of Adjustment in 1995, with construction completed in 1998. Access to the site is from Mount Pleasant Avenue via an entry drive which runs along the westerly property line. This existing 18 foot wide, 2 way driveway provides access to the building and.connects to the existing 26 car parking lot located in the widest portion of the lot in the northwest third of the property, Existing-buitdirig coverage is 25% where 30% is permitted by code. Existing lot coverage is 42% where 50% is permitted. a = 7

Planning Report: Canterbury Village Page 2 PROPOSED PROJECT As stated in the introduction, the applicant seeks site plan approval for the purposes of reorganizing, renovating and expanding the existing facility to enhance the living experience for the residents of Canterbury Village and their families and guests. The principal organizing element of the proposed expansion is a.4,571-square foot, 1 story infill building addition that closes off the existing "C” shaped 1 story portion of the existing building. The addition contains an entry vestibule, an improved and more secure lobby/reception area, a new library and a large great room that includes a fireplace, generous seating areas and a café area. This connective wing also allows for better circulation within the building and allows for multiple routes between the residential units and the recreational and shared spaces within the complex. In addition to providing improved amenities and circulation, the proposed development will provide 1 additional private residential unit and 6 additional semi-private residential units, resulting in the ability of Canterbury Village to accommodate up to 13 new residents. Most of the new units have been created within the existing structure by consolidating the shared/public spaces into the new addition. The proposed addition contains 3 residential units. By placing the addition within the limits of the existing building, the expansion will have no significant impact on the surrounding neighbors, The addition will not be seen at all from Mount Pleasant Avenue or from the contiguous properties to the east or north. The placement of the addition also creates 2 internal courtyards within the building which provide light and ventilation to both the residential units and shared spaces. The courtyards are also accessible for secure use by the residents. The addition provides a new.visitor entrance in close proximity to and facing toward the existing 26 car parking lot. This entrance eliminates the need for visitors to walk along the narrow entry drive to access the existing front entrance which currently faces Mount Pleasant Avenue. To accommodate the new entrance location, a portion of the entry drive will be re-aligned and expanded to provide adequate area for pedestrian drop off and circulation. A new sidewalk will provide access from the existing parking tot to the

, a portion of the entry drive will be re-aligned and expanded to provide adequate area for pedestrian drop off and circulation. A new sidewalk will provide access from the existing parking tot to the new entry. fy The realignment and expansion of the driveway will require the removal of 1 evergreen tree and some small shrubs. A proposed landscape plan has been provided, which includes 14 new evergreen trees, 6 new ornamental trees, 44 new evergreen shrubs, ground cover and a seasonal flower bed. The landscape plan has been designed to screen the proposed addition from the contiguous property to the west. CONDITIONAL USES PERMITTED IN THE OB-2 ZONE: The project site is located within the OB-2 Office Building Zone. In June of 1995, the West Orange Zoning Board of Adjustment through Resolution ZB-95-16, deemed that Canterbury Village was operating as a permitted use within the OB-2 Zone district. Since that time there have been 2 significant changes that appear to render that decision moot : e The services offered by Canterbury Village have evolved along with new licensing classifications within NJSDOHSS, so that the services offered today are not identical to those offered in 1995. e The governing body modified the zoning ordinance to include a number of similar uses as permitted conditional uses within the zone.