470 Eagle Planning Report 8 2 24

West Orange Zoning Board of Adjustment Township of West Orange 66 Main Street West Orange, New Jersey 07052 DR Project No.: 12210-001 August 02, 2024 Re: JUSTIFICATIONS OF VARIANCES PROPOSED MIXED COMMERICAL DEVELOPMENT 470 EAGLE ROCK AVENUE (BLOCK 153, LOT 38) TOWNSHIP OF WEST ORANGE, ESSEX COUNTY, NEW JERSEY An application has been filed for the above noted property with the West Orange Planning Board approval of a Preliminary and Final Major Site Plan with a d(3) conditional use variance for the fast food restaurant and approval of bulk “c” variances for maximum impervious coverage, location of parking in front yard, maximum number of façade signs, and maximum façade sign area. The subject property is located in the B-2 General Business (“B-2”) District. I. PROPERTY DESCRIPTION The subject property is a corner site identified as Tax Lot 38 on Block 153 fronting Eagle Rock Avenue to the north and Rosney Terrace to the west. The subject property has a total lot area of 45,713 square feet (1.07 acres), a lot width of 248.5 feet fronting Eagle Rock Avenue, and a width of approximately 182 feet along Rosney Terrace. The property is currently improved with a vacant 1-story frame building that was previously a commercial use (aka China Gourmet). II. PROJECT DESCRIPTION The purpose of this application is to demolish the existing building and develop the subject property with a new 1-story commercial building with 2 individual (but attached) restaurants, with a drive-up window for the proposed fast-food restaurant, and 50 surface parking spaces along all sides of the subject property. Signage will also be proposed for both restaurants, as well as landscaping along Eagle Rock Avenue, Rosney Terrace, and at the rear of the property. III. CONDITIONAL USE Per §25-24.2.b.2(i), the B-2 District permits fast food restaurants as a conditional use subject to the following; 1. A site plan, prepared by a New Jersey licensed architect or engineer, shall be submitted to the Planning or Zoning Board, as required by this chapter and state law, and the plan shall show all standards, established herein for fast