993 PleasantValley Way West Orange Planner Report 9 13 2024

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