Ltr Diane Chandler Zimmerman enc documents 91224

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