172 174 Main Street West Orange Planner Report 9 24 2024

105 Grove Street, Suite 3 Montclair, NJ 07042 973.954.2677 www.NishuaneGroup.com MEMORANDUM TO: Township of West Orange Planning Board FR: Gerard M. Haizel, PP, AICP, Principal RE: PB-24-14 – 172-174 Main Street Block 89, Lots 6 DT: September 24, 2024 The following is prepared on behalf of the West Orange Planning Board. The information is for advisory purposes only and is intended to assist the Board’s decision-making process. Below are descriptions of the projects based on the supplied plans and documentation as well as commentary on issues evident from them. Items Reviewed In preparation of this report, I have reviewed the following items: P Township of West Orange Application form for the Planning or Zoning Board of Adjustment, dated July 8, 2024. P Township of West Orange Buffer Report for 172-174 Main Street, Block 89, Lot 6, created 7-16-2024. P Plans titled Change of Use – Add A Level, 172-174 Main Street, Block 89, Lot 6, Essex County, consisting of seventeen (17) sheets, dated 4-10-2024, prepared by Jason Peist, AIA of Jason Peist Architect, LLC. P Survey of Land situated in the Township of West Orange, Block 89, Lot 6, Essex County, New Jersey, consisting of one (1) sheet, dated 3-13-1989, prepared by Kenneth R. Carlisle, PLS of N.E.Breid, Inc. Project Summary On property located in the B-1 (Retail Business) District, the applicant, 172-174 Main Street, LLC, proposes to construct a 3rd floor addition to an existing 2-story building and

September 25, 2024 Page 2 of 11 PB-24-14 172-174 Main Street Block 89, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com convert the building to a mixed-use building. The proposed mixed-use building will contain 2,824-SF of office space on the 1st floor, which will be sub-divided into two (2) tenant spaces, and a total of seven (7) residential units on the 2nd and 3rd floors. Twenty-six (26) on- site existing parking spaces will also be provided. Mixed-use development is permitted as a conditional use in the B-1 District. This means that the proposed development must meet specific conditions in order to be permitted in the zone. The applicant meets all the conditional use requirement for this use. As such, the planning board has jurisdiction to hear this application. The applicant is also seeking site plan approval. Required Variance Relief Building Height – Pursuant to the Township of West Orange Zoning Ordinance §25-7.1, Part B, for the B-1 District, a maximum height of 2 ½ Stories and not exceeding 35-Feet required, and the applicant proposes 3 stories with a height of 34.6-feet. A C-variance is required to permit a greater number of stories than required. Rear Yard Setback – Pursuant to the Township of West Orange Zoning Ordinance §25-7.1, Part B, a minimum rear yard setback of 30-feet is required, and the applicant proposes a rear yard setback of 6.54-feet. A C-variance is required to permit a lesser rear yard setback than required. (This is an existing Nonconforming Condition). Lot Coverage – Pursuant to the Township of West Orange Zoning Ordinance §25-7.1, Part B, a maximum lot coverage of 75% is permitted, and the applicant proposes a lot coverage of 84.2%. A C- variance is required to permit a greater lot coverage than permitted. (This is an existing Nonconforming Condition). Project Description The subject site is a 15,158-square-foot (0.348-acre) lot located on the western side of Main Street, between Edisonia Terrace and Park Way. The site is improved with a two- story, commercial building that currently appears to be vacant. The existing building is setback 125.7-feet from the eastern (front) property line on Main Street, 6.54-feet from the rear property line and 11.4-feet and 8.6-feet from the northern and southern side property lines respectively. No changes to the footprint of the existing

perty line on Main Street, 6.54-feet from the rear property line and 11.4-feet and 8.6-feet from the northern and southern side property lines respectively. No changes to the footprint of the existing building are proposed as part of this application.

September 25, 2024 Page 3 of 11 PB-24-14 172-174 Main Street Block 89, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com The front yard of the building is currently paved and striped with parking stalls. Plans show parking stalls arranged into two (2) rows along the northern and southern sides of the front yard, with 13-stalls on each side, including two (2) ADA-compliant stalls on the northern side. There is a gradual decrease in grade from the rear to the front of the site. To accommodate this change in grade, there is an existing paved area around the front and side perimeter of the building. This paved area is supported by a retaining wall along the front elevation of the building and is enclosed by a metal railing. There are also steps located on the walkway on the northern and southern sides to facilitate the change in grade. The applicant proposes to gut the existing interior of the building, removing all non-load- bearing elements, including doors, bathrooms, lights, and finishes, down to the substrate, from the 1st and 2nd floors. A new 3,229-SF 3rd floor will also be constructed. The 1st floor will be subdivided into two separate office spaces, each with separate entrances. The proposed office space to the south, space #1, will encompass 1,436-SF while space #2 on the northern side will encompass 1,388-SF. Each office space will have a separate entry on the front façade. Additionally, office space #1 will have two doors that will, access the southern side yard and office space #2 will have an additional door at the rear that will access the northern side yard. The entry to the residential units on the 2nd and 3rd floors will be accessible from the existing staircase located on the 1st floor at the center of the front elevation. This existing staircase will be extended up to the new 3rd floor. There are three (3) apartments proposed on the 2nd floor, including two (2) two-bedroom apartments, measuring 1,034 and 1,100-SF and a studio, which will measure 600-SF. Four (4) apartments are proposed on the 3rd floor, including two (2) one-bedrooms, each measuring 800-SF and 850-SF and two (2) studios, measuring 600-SF and 650-SF. Exterior The exterior elevations will be finished with a combination of stone veneer, stucco and wood siding on all sides. The existing windows will be replaced with egress

easuring 600-SF and 650-SF. Exterior The exterior elevations will be finished with a combination of stone veneer, stucco and wood siding on all sides. The existing windows will be replaced with egress casement windows. Landscaping No landscaping is proposed on the site. Lighting Lighting plans are not provided.

September 25, 2024 Page 4 of 11 PB-24-14 172-174 Main Street Block 89, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com Site & Area Description Street Address: 172-174 Main Street Block & Lot: Block 89, Lot 6 Zoning District: B-1 – Retail Business District Total Site Area: 15,159-SF Location Map Location Map – The property in question is outlined in red on the Google aerial map above. The subject site is located on the western side of Main Street between Park Way and Edisonia Terrace. To the south of the site are a row of detached dwellings fronting on the western side of Main Street. To the north are two (2) detached dwellings, a commercial building and an auto body establishment, all fronting on the western side of Main Street. To the east, across Main Street from the subject site is the Edison Lofts mixed-use development. Ashland Avenue Charles Street Main St. Main St. Main St. Lakeside Ave. Ashland Ave. Charles St. Edgehill Ave. Edgehill Ave.

September 25, 2024 Page 5 of 11 PB-24-14 172-174 Main Street Block 89, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com Photo Survey November 18, 2021 Photo 1: View of subject property located at 172-174 Main Street. The building pictured here will be improved with a third story addition and will be converted as a mixed- use building with offices on the 1st floor and residential above. Photo 2: View of the subject site showing the deteriorated condition of the asphalt pavement in the parking area and the chain- link fence and gate.

September 25, 2024 Page 6 of 11 PB-24-14 172-174 Main Street Block 89, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com Photo 3: View of the properties located to the south, fronting on the western side of Main Street. Photo 4: View of properties located to the immediate north of the subject site, fronting on the western side of Main Street.

September 25, 2024 Page 7 of 11 PB-24-14 172-174 Main Street Block 89, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com Planning Considerations The subject site is located within the B-1 (Retail Business) District. Pursuant to the Township of West Orange Zoning Ordinance §25-24.2.(b)(2)(m), a mixed-use development may be permitted as a conditional use in a B-1 and B-2 District subject to the following conditions: (1) Permitted uses on the ground floor of a mixed-use development shall include the following permitted uses in the B-1 and B-2 Districts: retail store, personal service store or studio, office, business or vocational school, restaurant, bar, massage, bodywork or somatic therapy establishment, and fitness center/health club. (2) One or more dwelling units shall be permitted on the upper floor(s) above any of the permitted ground floor uses in §25-24.2b2(m)(1). (3) Access to upper floor uses shall be provided by means of a separate entrance than provided for ground floor uses. (4) Minimum lot area shall be 5,000 square feet, and the minimum street frontage of such lot shall be 50 feet. Pursuant to the Township of West Orange Zoning Ordinance §25-24.2.(b)(2)(m), the proposed mixed-use development is permitted as a conditional use in the B-1 District. The proposed development meets all the conditional use requirements. The chart below has been created to identify bulk deficiencies. Photo 5: View of the Edison Lofts, mixed-use mid-rise building located to the east, across Main Street from the subject site. February 8, 2023

September 25, 2024 Page 8 of 11 PB-24-14 172-174 Main Street Block 89, Lot 6 105 Grove Street, Suite 3, Montclair, NJ 07042 ∙ Phone: (973) 954-2677 ∙ www.NishuaneGroup.com Required Standard Permitted Proposed Deviation Required Min. Lot Area No Minimum 15,159-SF No Max. Building Height (Stories / Feet) 2.5-Stories / 35-Feet 3-Stories / 34.5-Feet Yes Min. Front Yard Setback None Required 125.7-Feet No Min. Side Yard Setback None or 6-Feet North Side: 11.4-Feet South Side: 8.6-Feet No No Min Rear Yard Setback 30-Feet 6.54-Feet Yes* Max. Building Coverage 60% 21.3% (3,229-SF) No Max. Lot Coverage 75% 84.2% (12,765) Yes* Parking 25-Spaces Office Use: 1-Spc. Per 250-SF of GFA (2,824 / 250 = 12-Spcs.) Residential Use: 1BR/Studios – 1.8-Spcs. Per Unit (1.8 x 5-Units = 9-Spcs.) 2BR – 2-Spcs. Per Unit (2-Spcs. x 2-Units = 4-Spcs.) 26-Spaces No Note: * - Existing Nonconforming Condition