993 Pleasant Valley Way West Orange SPRAB Report 11 12 2024

November 12, 2024 Page 2 of 3 Site Plan Review Board Report 993 Pleasant Valley Way (PB-24-13) Block 172.02, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com The proposed development on the site will require the granting of two (2) variances, for the following conditions: § Exceeding the Maximum Permitted Lot Coverage § Insufficient On-site Parking The following site plan and design issues were discussed at the SPRAB meeting: Þ Parking o The Applicant stated that they believed that the parking calculation for the proposed office space on the 2nd floor should not be calculated at the same rate as the existing medical office space on the 1st floor. While the 2nd floor office space would be associated with the medical office use on the 1st floor, the Applicant held that the office would be purely administrative and would not be directly tied to the day-to-day operation of the medical office downstairs. Additionally, the Applicant maintained that the office on the 2nd floor was being developed to function independently as a separate unit, with its own access from the exterior. I, as the Board Planner, agreed with this assessment. Based on this rationale, the required parking attributable to the proposed 864-SF office on the 2nd floor would be based on 1-space for every 250-SF of office space, which would require 4-parking spaces as opposed to the 6-spaces if assessed at the medical office parking ratio. o The Applicant proposes the use of shared parking arrangement between the two proposed uses on the site, pursuant to West Orange Zoning Ordinance §25-12.2a3, which states that, “…when housing is included in mixed-use development, a shared parking approach to the provision of parking shall be permitted.” This will reduce the required parking for the proposed development. o The Applicant stated that they plan to repave and stripe the entire parking area once construction is completed on the site. o The Applicant was advised that they will need to provide sight lines from both ingress/egress points on the site. There was some discussion as to what agency(s) had oversight of the roadways on which the site fronted. The Township Engineer advised the Applicant that while Pleasant Valley Way is a County road, Mt. Pleasant Avenue is under the jurisdiction of the NJ Department of Transportation. The applicant stated that

Township Engineer advised the Applicant that while Pleasant Valley Way is a County road, Mt. Pleasant Avenue is under the jurisdiction of the NJ Department of Transportation. The applicant stated that they had received a “Letter of No Interest” from the County for their last application before the Board. o The applicant raised an issue that they have been experiencing with vehicles cutting through their parking area to avoid the traffic signal at the intersection. This has primarily been done with vehicles entering from Pleasant Valley Way and exiting on to Mt.