993 PleasantValley Way West Orange Planner Report 9 13 2024

105 Grove Street, Suite 3 Montclair, NJ 07042 973.954.2677 www.NishuaneGroup.com MEMORANDUM TO: Township of West Orange Planning Board FR: Gerard M. Haizel, PP, AICP, Principal RE: PB-24-13 - 993 Pleasant Valley Way Block 172.02, Lot 6 DT: September 13, 2024 The following is prepared on behalf of the West Orange Planning Board. The information is for advisory purposes only and is intended to assist the Board’s decision-making process. Below are descriptions of the projects based on the supplied plans and documentation as well as commentary on issues evident from them. Items Reviewed In preparation of this report, I have reviewed the following items: ü Township of West Orange Application form for the Planning or Zoning Board of Adjustment, dated July 1, 2024. ü Correspondence: Submission Waiver Checklist For Minor Site Plan requesting waivers on the submission of ten (10) checklist items. ü Correspondence: Project Proposal, PB-24-13 IMMC Health/CACS, 993 Pleasant Valley Way, Block172.02 Lot6; Zone: B-2, dated 8-5-2024, from Derek W. Orth, Esq. of Inglesino Taylor, Attorneys at Law. ü Architectural Plans titled Minor Site Plan Review, 993 Pleasant Valley Way, West Orange, NJ, Addition of Second Floor Mixed Use Space B-2 Zone, consisting of ten (10) sheets, dated 4-02-2024, prepared by William J. Gentile, AIA of Square Center LLC., Architectural Design. ü Resolution: “West Orange Planning Board Technical Review, Starlite Restaurant & Pizzeria, Inc., 993 Pleasant Valley Way, West Orange, New Jersey 07052, Block No. 172.02, Lot No. 6, Zone B-2, Application #PB-03-19T.” ü Resolution: “Starlite Restaurant & Pizzeria, Inc., 993 Pleasant Valley Way, West Orange, New Jersey 07052, Block No. 172.02, Lot No. 6, Zone B-2, Resolution Of

September 13, 2024 Page 2 of 13 PB-24-13 993 Pleasant Valley Way Block 172.02, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com The Planning Board of the Township Of West Orange Technical Review Committee Granting Technical Site Plan Approval Without Variances To Continue To Operate A Restaurant And Pizzeria.” Project Summary On property located in the Township’s B-2 General Business District, the applicant, IMMC Health/CACS, proposes a second story addition to an existing 1-story commercial building. The applicant proposes to convert the property to a mixed-use building, with the addition of a one-bedroom dwelling unit and a business office in the new 2nd floor addition, with the existing medical office on the 1st floor to remain as is. Pursuant to the Township of West Orange Zoning Ordinance §25-24.2b2(m), the proposed mixed-use development is permitted as a conditional use in the B-2 District. This means that the proposed development must meet specific conditions in order to be permitted in the District. The proposed development meets all the conditional use requirements. However, the proposed development does not meet all the bulk and design requirements for the District. The applicant is requesting minor site plan approval. Required Variance Relief Lot Coverage – Pursuant to the Township of West Orange Zoning Ordinance §25-7.1, Part B, a maximum lot coverage of 60% is permitted, and the applicant proposes a lot coverage of 76.95%. The applicant previously received a variance from this Board to permit a lot coverage of 75.73%, which was a reduction from the then existing level of 82%. However, in their existing conditions chart, the applicant indicates that the existing lot coverage remains at 82%. A C- variance is required to permit a greater lot coverage than permitted. Parking – Pursuant to the Township of West Orange Zoning Ordinance §25- 12.2b, for the medical office use, one (1) parking space is required for each 150-SF of gross floor area (GFA). The applicant proposes a GFA of 2,538-SF of medical office space on the 1st floor and 864-SF on the 2nd floor, requiring twenty-three (23) off-street parking spaces. Additionally, pursuant to the Township of West Orange Zoning Ordinance §25-12.2a, 1.8-parking spaces is required for a one-

September 13, 2024 Page 3 of 13 PB-24-13 993 Pleasant Valley Way Block 172.02, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com bedroom apartment. The applicant proposes a one-bedroom apartment on the 2nd floor, requiring two (2) off-street parking space. A total of twenty-five (25) off-street parking spaces are required for the development and the applicant proposes twenty-one (21) spaces. A C- variance is required to permit a lesser number of off-street parking spaces than required. Requested Checklist Submission Waivers The applicant is requesting waivers from the Township of West Orange Site Plan/Subdivision Checklist, for the submission of the following items: • Item No. 29 - Existing right of ways within 200' of tract The Applicant requests a partial waiver. Applicant s plans detail streets adjacent to the site. Given that Applicant is seeking minor site plan approval, and in conjunction with the fact that the majority of the Applicant's proposed improvements are internal to the existing structure located on the Property Applicant submits that a partial waiver is appropriate. Planner’s Comments: No objection to the granting of this waiver request. • Item No. 35 - Drainage calculations This item is only required if deemed necessary by the Planning Board. Applicant proposes to utilize existing utility connections which are set forth on survey and architectural plans. Given that Applicant is seeking minor site plan approval, and in conjunction with the fact that the majority of the Applicant's proposed improvements are internal to the existing structure located on the Property, Applicant submits that a partial waiver is appropriate. Planner’s Comments: No objection to the granting of this waiver request. • Item No. 36 - Proposed utility infrastructure plans, sanitary sewer, etc. Applicant requests a complete waiver. Applicant proposes to utilize existing utility connections which are set forth on survey and architectural plans. Given that Applicant is seeking minor site plan approval, and in conjunction with the fact that the majority of the Applicant's proposed improvements are internal to the existing structure located on the Property, Applicant submits that a waiver is appropriate. Planner’s Comments: No objection to the granting of this waiver request. • Item No. 44 - Lighting plan and

e existing structure located on the Property, Applicant submits that a waiver is appropriate. Planner’s Comments: No objection to the granting of this waiver request. • Item No. 44 - Lighting plan and details Applicant requests a partial waiver. Existing utility structures are indicated on plan sets.

September 13, 2024 Page 4 of 13 PB-24-13 993 Pleasant Valley Way Block 172.02, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Planner’s Comments: We object to this waiver being granted. The applicant proposes to add a new residential use to the site. As such the applicant shall ensure that the lighting levels across the site are in compliance with the required standards, pursuant to Township of West Orange Zoning Ordinance §25-14.3. • Item No. 45 - Landscape plans and details prepared by landscape architect Applicant requests a partial waiver. Proposed landscaping improvements, which are minor, are set forth on Applicant's architectural plans. Planner’s Comments: No objection to the granting of this waiver request. As indicated above, the landscaping being proposed seems to already be existing/installed. • Item No. 46 - Solid waste management plan Applicant requests a complete waiver. Given that Applicant is seeking minor site plan approval, and in conjunction with the fact that the majority of the Applicant's proposed improvements are internal to the existing structure located on the Property, Applicant submits that a waiver is appropriate. Planner’s Comments: No objection to the granting of this waiver request. • Item No. 47 - Site identification signs, traffic control signs, and directional signs Applicant requests a temporary waiver. The Applicant intends to install site identification signs in conformance with the Township's sign ordinance. With regard to traffic control and directional signage, the Applicant intends to develop the same in consultation with the Board and the Board's professionals in the course of the application, particularly given the unique location of the subject Property. Planner’s Comments: No objection to the granting of this waiver request. • Item No. 48 - Sight triangles Applicant requests a temporary waiver. Applicant will produce sight triangles prior to a public hearing on the Application. Planner’s Comments: We object to this waiver being granted. The Applicant must provide the sight triangle illustrations as required, prior to being scheduled for a meeting so that the Board’s Professionals may have ample time to evaluate them. • Item No. 49 - Vehicular and pedestrian circulation patterns Applicant requests a partial waiver. Applicant's architectural plans detail the

oard’s Professionals may have ample time to evaluate them. • Item No. 49 - Vehicular and pedestrian circulation patterns Applicant requests a partial waiver. Applicant's architectural plans detail the existing site circulation. The Applicant intends to develop the same in consultation with the Board and the Board's professionals in the course of the application, particularly given the unique location of the subject Property. Planner’s Comments: No objection to the granting of this waiver request.

September 13, 2024 Page 5 of 13 PB-24-13 993 Pleasant Valley Way Block 172.02, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com • Item No. 52 - Plans and legal documents for COAH compliance Applicant is proposing internal renovations to an existing structure. The proposed use is non-residential. As such, the Applicant is exempt from inclusionary ordinances and the non-residential development fee. Planner’s Comments: We object to this waiver being granted. The Applicant proposes the addition of a residential use to the site. As such the applicant should address this item as part of their testimony. Project Description The subject site is a 18,645-SF irregular-shaped corner lot with frontage on Pleasant Valley Way to the east and Mt. Pleasant Avenue to the south. The site is improved with a 1-story masonry building, which is used as a professional/medical office. The applicant proposes to construct a 2nd floor addition to the building, to accommodate a one-bedroom dwelling unit and 864-SF of additional office space. The existing building is setback 9.64-feet from the eastern (front) property line on Pleasant Valley Way, 33.2-feet from the rear property line and 48.5-feet and 4.64-feet from the northern and southern side property lines. Access to the proposed 2nd floor will be from a proposed common entry located at the eastern end of the southern façade, where there is an existing entry into the medical office. This existing entry will be modified to accommodate a new vestibule and staircase up to the new 2nd floor. An entry from the proposed vestibule into the 1st floor office will be located to the eastern side of the vestibule. On the 2nd floor landing, there are two (2) doors proposed, with one on the right (northern) side and the other directly ahead on the western side. The door directly ahead, will open to a proposed 372-SF business office. From this office there is proposed a hallway, which will extend to the west. On the right (northern) side of the hallway is a proposed an ADA- compliant restroom, while on the opposite side is a proposed a 133-SF accounting office, which will also include a restroom. At the end of the hallway is proposed a 191-SF storage room. The door on the northern side of the 2nd floor landing will access a 608-SF open air balcony. On the western side of this balcony is the

m. At the end of the hallway is proposed a 191-SF storage room. The door on the northern side of the 2nd floor landing will access a 608-SF open air balcony. On the western side of this balcony is the entry door to the proposed residential unit. The entry will open to a family room, with a kitchen located to the north. Adjacent to the kitchen is a proposed a 97-SF study, located in the northeastern corner of the dwelling. On the western side of the family room is proposed a door which will access a proposed 242-SF

September 13, 2024 Page 6 of 13 PB-24-13 993 Pleasant Valley Way Block 172.02, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com bedroom. On the southern side of the bedroom is proposed a full bathroom and adjoining walk-in closet. To the west of the bedroom is a proposed laundry and utility room, which will include a spiral staircase down to the 1st floor. This staircase will extend down to a newly created room located in a larger utility room in the northeastern corner of the 1st floor. The new staircase enclosure will open to a small vestibule, which will provide direct access to the northern side yard. Exterior o The exterior of the proposed building will be finished with an EIF wall finish system on all facades of the building. Color coated metal panes are proposed on the bumped-out area located on the eastern (front) façade. o A front entry canopy is proposed over the new common entry. Landscaping o The Current Landscape Plan shows Belgium curbed planting areas along the street fronting perimeter of the site. These planting areas are separated by the two (2) ingress/egress driveways and two walkways located on the southern (Mt. Pleasant Avenue) frontage. These planting areas contain the following: - Two (2) Emperor Japanese Maple trees - Ten (10) Crimson Pygmy Barberry shrubs - Ten (10) Variegated Lirope shrubs - Ten (10) Stella de Oro Daylily plants - Ten (10) Strawberry Candy Daylily plants It should be noted here that the plantings listed above appear to already be in place. Lighting o One (1) LED Lighting Supply 60-Watt LED Shoebox Light (MLLG-AL-LED-SB-60-50-T3) light fixture is proposed in the parking area on the western side of the site. o Nine (9) LED Lighting Supply 80W LED Full Cutoff Wallpack (MLLG-AL-LED-WPFC-80- 50-PC 1449) fixtures are proposed for the site, with three (3) proposed on the southern façade, two (2) proposed on the western façade and four (4) proposed on the northern façade.

September 13, 2024 Page 7 of 13 PB-24-13 993 Pleasant Valley Way Block 172.02, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Site & Area Description Street Address: 993 Pleasant Valley Way Block & Lot: Block 172.02, Lot 6 Zoning District: B-2 General Business District Total Site Area: 18,645-SF (0.428 Ac) Location Map Location Map – The property in question is outlined in red on the Google aerial map above. To the north of the site is a retail plaza with several businesses, including a dry cleaner, a beauty salon and two restaurants. To the west are detached dwellings fronting on Lorelei Road. To the east, across Pleasant Valley Way from the subject site, is a gas station with auto repair service. Mt. Pleasant Ave. Pleasant Valley Way Lorelei Rd. Pleasant Valley Way Mt. Pleasant Ave.