993 PleasantValley Way West Orange Planner Report 9 13 2024

September 13, 2024 Page 12 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 Orange Zoning Ordinance §25-24.2b2(m), the proposed mixed-use development is permitted as a conditional use in the B-2 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. As detailed in the Project Description above, the applicant proposes to construct a 2nd floor addition to the existing commercial structure and divide the floor between an office and a one-bedroom apartment. It is not clear from the information provided, whether or not the proposed office is related to the medical office use on then 1st floor. It was assumed for this review, that the proposed office in the 2nd floor is an extension of the office use on the 1st floor. The applicant should provide testimony clarifying this. The proposed development requires a variance for exceeding the maximum permitted lot coverage. Whereas a maximum lot coverage of 60% is permitted, the applicant proposes a lot coverage of 76.95%. A lot coverage variance was previously granted to the applicant when they received site plan approval for the medical office use, to allow a greater lot coverage than permitted (Refer to Township of West Orange Planning Board Resolution PB- 22-04 dated August 3, 2022). At that time the Board granted a variance, which reduced the lot coverage from the existing 82% down to 75.73%, whereas the maximum permitted was 60%. The applicant should provide testimony explaining why the existing lot coverage remains at 82% for this application and why it is being increased over the level of coverage that was previously approved in the 2022 application. The proposed development will also require a variance for insufficient off-street parking. Whereas a total of twenty-five (25) parking spaces are required for the combined uses on the site, the applicant proposes to provide twenty-one (21) spaces. The applicant proposes to share spaces for the residential use, with the spaces for the office use. Pursuant to Township of West Orange Zoning Ordinance §25-12.2a.2., when housing is included in mixed-use development, a shared parking approach to the provision of parking is permitted. As such, the

. Pursuant to Township of West Orange Zoning Ordinance §25-12.2a.2., when housing is included in mixed-use development, a shared parking approach to the provision of parking is permitted. As such, the provided 21-spaces would be enough to accommodate the business use primarily during the day (business hours), while the resident(s) of the new 2nd floor dwelling unit would utilize the available on-site parking, which would be more than adequate after business office.