993 PleasantValley Way West Orange Planner Report 9 13 2024

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-