2325 COM Cover Letter re Zinnia Health Objection w Exs

1 Planning Memorandum To: Llewlyn Park Committee of Managers From: Michael J. Pessolano, PP/AICP Re: Zinnia Health - Application to establish a mental health and substance abuse treatment center at 33 Mount Pleasant Ave, West Orange, NJ Date: February 3, 2025 I. INTRODUCTION Applicant Zinnia Health requests the following action of the West Orange Zoning Board of Adjustment (ZBA): A. Appeal/Interpretation that its use is a hospital, which, if unsuccessful for Zinnia, will be followed by item 2 below. B. A finding that the proposed use is a Conditional Use (nursing home or long- term residential care facility) in the B-2 Zone, in which case, a D3 Conditional Use variance would be required due to all criteria for such use not being met. C. If the Conditional use route fails, then a D1 Variance is sought. At this writing, the application has been partially presented in two meetings. The third meeting, scheduled for February 13, 2025, is expected to focus on planning testimony and cross-examination. This memo is an initial response to the application, as presented to date and the Applicant’s planning report. This memo is not intended to be comprehensive in its scope but rather to set forth initial responses to the issues and concerns regarding what is proposed, in order to assist the Board in evaluating this proposal. The content herein will be further expanded upon in testimony by the author following testimony by the Applicant’s Professional Planner. MJP LAND USE PLANNING LLC Michael J. Pessolano, P.P., AICP, Principal 140 Elmwood Ave., Flr 2., Bogota, NJ 07603 cell: 201.290.9460 pazz@meganet.net