Ltr Diane Chandler Zimmerman enc documents 91224

SUBMISSIONS ITEM Copy of License to operate a health facility from the State Application for tree removal and replacement Permit Prior Planning Board Zoning Board resolutions Health Facility License Approval letter from the State Planners Report Land Survey Site Plans Existing Conditions & Demo Plan Grading & Utility Plan Landscape Plan Lighting Plan Soil Erosion & Sediment Control Plan & Details Drainage Area Map Architectural Plans Elevations Drainage & Storm water Management Report Colored Photos of Existing Conditions VARIANCES REQUIRED (compared to the conditional use sect. 25-24.2B.1 (i) SECTION 25-12.1(h) (6) driveway width expansion of conditional use 25-12.2(g) parking spaces 25.24.2b.1(i) Lot Area 25.24 Lot Width 25.24 Lot Frontage 25.24 Front Yard 25.24 Side Yard — left 25.24 Side Yard — right 25.7 Rear Yard 25.7 Max. Building coverage 25.7 Lot Coverage SIGNED BY DATE/REVISION Poonam Aligh, MD, Commissioner 8/19/11 Applicant 8/19/11 8/19/11 NJ Health Care Commissioner 8/19/11 Dept. of Health &Senior Serv. 8/19/11 Richard A. Keller, P.E. & P.P. 8/19/11 Alfred R. Coco, Engineer 8/19/11 Edward Brogan, P.E. 8/19/11 Edward Brogan, P.E. 8/19/11 Edward Brogan, P.E. 8/19/11 Edward Brogan, P.E. 8/19/11 Edward Brogan, P.E. 8/19/11 Edward Brogan, P.E. 8/19/11 Edward Brogan, P.E. 8/19/11 KDA Architects 8/19/11 KDA Architects 8/19/11 Edward Brogan, P.E. 8/19/11 8/19/11 REQUIRED PROPOSED VARIANCE 24 ft. 20ft. Cc D 60 spaces 26 spaces Cc 5 acres(cond.) 95,004 sq. ft. Cc 350 ft. (cond.) 177.0 ft. Cc 350 ft. (cond) 177.0 ft. c 150 ft. (cond) 23.1 ft. c 150 ft. (cond) 23.7 ft. Cc 150 ft. (cond) 8.7 ft. c 150 ft. (cond) 49.67 ft. Cc 25% (cond) 30% Cc 35% (condit) 47% Cc

ZONING REQUIREMENTS COMPARED TO THE OB-2 ZONE SECTION 25.7 Lot Area 25.7 Lot Width 25.7 Lot Frontage 25.7 Front Yard 25.7 Side Yard — left 25.7 Side Yard — right 25.7 Rear Yard 25.7 Max. Building coverage 25.8 Building Coverage 25.8 Building Height (new bldg.) 25.8 Building Height (new portion) 25.7 Lot coverage VARIANCE NEEDED FOR OB-2 ZONE SECTION 25-8.1b Parking setback to property line 25-8.1b Parking setback to residential zone property line 25-12.1h.6 Driveway width (exist.) 25-12.1.h.6 Driveway width (prop.) REQUESTED WAIVERS SECTION 25-13 31-1.6 (b) REQUIRED PROPOSED 10,000 sq. ft. 95,004 sq. ft. 60 ft. 177.0 ft. 45 ft. 177.0 ft. 30 ft. 23.1 ft. 10 ft. 23.7 ft. 8 fi. 8.7 ft. 30 ft. 49.67 ft. 30% 30% 30% 30% 4 stories 21/2 existing story 48 ft. 18ft. 50% 47% REQUIRED PROPOSED 75 ft. ( 14.60 ft. 100 ft. 92.5 ft. +/- 24 ft. 18 ft. 24 ft. 20 ft. ITE Environmental Impact Statement Tree removal application fee Traffic Study DISCUSSION/RECOMMENDATIONS Canterbury Village is a Personal Care Facility that provides assisted living services. They are licensed by the State of New Jersey Department of Health and Senior Services. The applicant was approved for a preliminary and final site plan in 1995, by the West Orange Planning Board, and is now seeking to amend that site plan. They also received approval in 1995, by the West Orange Zoning Board of Adjustment, for a licensed health care facility as a permitted use in the OB-2 zone. The acreage of the site is 2.18 and the addition will increase the square footage approximately

4500 square feet at the west side of the visitor’s entrance in the rear. This facility originally housed fifteen (15 beds and currently has forty (40) beds. The addition will add an additional thirteen (13) beds; one (1) private residential unit and six (6) semi-private units. The addition also contains a new entry vestibule, a lobby, a new library and a great room with a fireplace and café area. The plan includes a new visitor entrance relocated near the parking lot which will create better pedestrian traffic. At this time, they are proposing to amend that site plan by building an addition to the rear of the existing structure. This expansion requires a “D” variance for the non-conforming use. The expansion also requires the driveway to be re-aligned, to provide adequate space for the drop off area, which will require a “C” variance. They are proposing a 20 ft. wide driveway and 24 ft. is required. The re-alignment will also require one tree and some shrubs to be removed. It is my opinion that the new service entry, which provides a sidewalk from the parking lot, will provide a safer pedestrian drop off. The applicant requires a “C” variance for parking spaces. Because of the addition, sixty (60) spaces are now required and they are proposing the original 26 spaces. According to the applicant, the majority of their employees use mass transit and the residents do not drive or keep vehicles on site. The Board needs to decide if the conditions in the Residential Health Care apply. If so many more variances are needed that are listed in the chart above. The applicant is requesting a waiver of the Tree Removal Application fee stating that any additional fees would create a hardship on them. As a Township, we cannot legally waive this fee and the applicant will still be responsible for it. The applicant is also requesting a waiver of the Environmental Impact Statement and Traffic Study. Because it appears that this expansion will not affect the surrounding neighbors and, since the residents do not drive and the staff will not be increased significantly, it is my opinion that a traffic study is not needed. Also, they are not increasing the building or lot coverage so the Environmental Impact Statement should also be waived. It should be noted that the applicant will be responsible to obtain any stream permits that are required. l agree with their Planner,

rage so the Environmental Impact Statement should also be waived. It should be noted that the applicant will be responsible to obtain any stream permits that are required. l agree with their Planner, Richard Keller, who stated in his report that this expansion meets the positive criteria by advancing the following 3 purposes of zoning: e “The proposed expansion promotes public health, safety & general welfare by providing a better, safer and more modern living environment for the residents and their families. The expansion further allows for the reorganization of the facility which creates a safer arrival sequence for visitors and increased security for the residents.” e “The proposed expansion allows for the continued existence and improved operation of a small scale residential health care facility which offers a

more intimate experience than what has become the industry norm.” e “The proposed building addition is appropriately scaled to the existing building and site and creates a significantly more attractive facade to visitors.” I also agree that the negative criteria will be met and that there will not be any detriments to the Zoning Plan and Zoning Ordinance. My recommendation would be to reduce the height of the two (2) lights they are proposing to install in the parking lot, according to the lighting details in the plan, from 16 ft. to 14 ft. It should also be noted that the parking lot is adequately screened from the neighbors and that the landscape plan is also adequate. I would also like to recommend that they scrape and paint the foundation of the building located on Mt. Pleasant Avenue and re-locate and enclose the recycling dumpster that is occupying one of the parking spaces in the parking lot. It should also be noted that, before any permits are issued from the Building Department, County approval must be obtained from the applicant. All opinions stated in this report are based on information submitted by the applicant. I reserve the right to change any opinions based on further testimony. View of foundation at the east side of the residence front entrance on Mt. Pleasant Ave. Needs scraping and painting

View of the foundation at the east side of the building on Mt. Pleasant Ave. Needs scraping and painting

: View of the front visitor’s entrance of buildi oes ing on Mt. Pleasant Avenue a

Rear entrance for residents where addition is proposed

‘Tree to be removi ved for driveway re- “alignment 10

RESOLUTION ZONING BOARD OF ADJUSTMENT TOWNSHIP OF WEST ORANGE The House of the Holy Comforter, t/a Canterbury Village RESOLUTION ZB-11-17 WHEREAS, The House of the Holy Comforter, t/a Canterbury Village, (“the Applicant”), maintaining an office at 33 Mt. Pleasant Avenue, West Orange, New Jersey, being Block 88 Lot 26 on the Tax Map of the Township of West Orange (the “Property”) and located in the OB-2 Zone applied to the west Orange Zoning Board of Adjustment (“The Board”) for amended preliminary and final site plan approval with “D” and “Cc” variances as follow: (1) a “D” variance for expansion of an existing non-conforming usé as a comprehensive personal care home, when same is not permitted in the OB-2 zone; (2) a "C” variance 26 parking spaces when 60 is the minimum number of spaces required; (3) a “C" variance for minimum driveway width of 18 feet and 20 feet when 24 feet is the minimum width required for a two-way driveway, a traffic study waiver and for a tree removal permit, all for the construction and expansion of an existing Comprehensive Personal Care Home that the Applicant operates on site, (“the Application”); and WHEREAS the Applicant presented proof that adequate notice of the hearing on the application was published in the West Orange Chronicle, one of the official newspapers of the Board; and