111 Prospect Avenue West Orange Planner Report 3 20 2025

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-25-02 – 111 Prospect Avenue Block 151, Lots 17.01 DT: March 20, 2025 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: • Township of West Orange Application form for the Planning or Zoning Board of Adjustment, dated February 13, 2025. • Site Plans titled, “Preliminary and Final Site Plan, Prepared for The Estate, 111 Prospect Avenue, Lots 17.01 Block 151, Township of West Orange, Essex County, New Jersey, consisting of twenty-three (23) sheets, dated 1-3-2025, prepared by J. Michael Petry, PE, PP, RA of Petry Engineering, LLC. • Existing and Proposed Floor Plans for The Estate, 111 Prospect Avenue, Lots 17.01 Mass 151, Township of West Orange, Essex County, New Jersey, consisting of seven (7) sheets, dated 12-23-2024, prepared by J. Michael Petry, AIA of J. Michael Petry, AIA Design Services. • Map of Property of Bow and Arrow Manor, Inc., Lots 15.03 & 17.01, Block 151, Lots 5 & 6, Block 151.03, Township of West Orange, Essex County, New Jersey, consisting of one (1) sheet dated 2-29-12, prepared by Zdravko Lucin of Petry Engineering, LLC.

March 20, 2025 Page 2 of 15 PB-25-02 111 Prospect Avenue Block 151, Lot 17.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com • “Stormwater Management Report for The Estate, Block 151, Lot 17.01, Township of Westy Orange, Essex County, New Jersey,” dated December 27, 2024, prepared by J. Michael Petry, PE of Petry Engineering, LLC. Project Summary On property located in the Township’s B-2 (General Business) District, the applicant, Orange Prospect, LLC, proposes the reconstruction of the existing driveway, walking path and valet parking area, as well as renovations to the main building at the existing restaurant/banquet facility. Construction of a Porte-Cochere and a community garden are also included as a part of the proposed scope of work. The existing restaurant/banquet facility is permitted in the B-2 District. However, the proposed development does not meet all the bulk and design standards for this use in the B-2 District. The applicant is also seeking preliminary and final site plan approval. Required Variances Impervious Coverage – Pursuant to the Township of West Orange Zoning Ordinance §25-7.1 a maximum impervious coverage of 60% is permitted and the applicant proposes an impervious coverage of 60.53%. A C-variance is required to allow a greater level of impervious coverage than permitted. Requested Checklist Waivers A waiver is requested from providing the following items from Township of West Orange Site Plan/Subdivision Checklist: • Item 22: Development stages or staging plans. Planner’s Comment: Applicant states that no staging of development is proposed. No objection to this waiver. • Item 46: Solid Waste Management Plan Planner’s Comment: Applicant states that they are not proposing any modifications requiring a new solid waste management plan for the Property. I defer to the recommendation of the Board’s Engineer.

March 20, 2025 Page 3 of 15 PB-25-02 111 Prospect Avenue Block 151, Lot 17.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com • Item 52: Plans and legal documents for compliance with West Orange COAH Ordinance. Planner’s Comment: To the extent that any non-residential development fees are determined to be applicable for this development, Applicant will supply same to the Township, Tax Department prior to the issuance of an occupancy certificate relative to the proposed improvements. Project Description The subject site encompasses 361,261-SF (8.29-acres). The site is improved with a large commercial building, which houses a restaurant/banquet facility, and a 2-story accessory building, which is located to the north of the main building. Both the main and accessory buildings are surrounded by existing surface parking lots located to the north and south. The area to the west of the main and accessory buildings is landscaped to the western property line. The landscaped area includes a large fountain at the rear of the main building and smaller fountains and an existing gazebo located to the north of it. A series of brick paved walkways extends throughout the landscaped area, connecting the fountains and gazebo. Proposed Scope of Work By this application, the applicant proposes to demolish and reconstruct the existing walking paths and driveways and the valet parking area. The proposed scope of work on the site will also include the installation of new community garden, which will be located on the southern and western sides of the existing accessory building. The scope will also include renovation of the main building, which will primarily involve some reconfiguration of the interior layout and finishes, and the construction of a Porte- Cochere at the main entry to the building, located on the northern elevation, adjacent to the existing driveway. Beyond the addition of the porte-cochere, the footprint of the main building will remain the same. No changes are proposed to the accessory building as part of this application. Following the proposed work, the existing building will be setback 112.4-feet from the front (eastern) property line on Prospect Avenue, 120-feet from the rear property line and 489.4- feet from the northern side property line and 352.8-feet from the side front property line on Woodland Avenue.

March 20, 2025 Page 4 of 15 PB-25-02 111 Prospect Avenue Block 151, Lot 17.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com The on-site parking is dispersed across four (4) surface parking lots. Lot A, which will accommodate eighty-one (81) spaces, is located in the southern area of the site and is designated for employee parking. Lot B, which is located in the northeastern area of the site, will include one hundred and seventeen (117) spaces and will be used for valet parking. Lot C, which is located in the northwestern area of the site, will accommodate one hundred and forty-three (143) spaces and will be available for public parking. Lot D, which is located off the subject site, on the adjoining lot to the north, will include one hundred and twenty- four spaces and is assessable by way of a cross-easement agreement between the subject site and the abutting Lot 15.03 located to the immediate north of the site. The proposed improvements to the site will include the following: • Demolition of the improvements on the paved courtyard located at the front (eastern) sided of the main building. This area will be reconstructed at a higher elevation to match the 1st floor of the main building. • Demolish and remove the brick paver walkway that extends between the courtyard and the landscaped areas to the west. These walkways will all be reconstructed with new pavers and curbs. Additionally, the existing walkway, which extends from the front entry and extends to the landscaped area on the western side of the site, will be regraded to eliminate the existing steps. • Remove the existing fountain, traffic islands, curbing and related infrastructure from the Lot B parking area. This parking area will be reconfigured and reconstructed with new curbing and islands. Six (6) new ADA-compliant spaces will be installed on the western side of the parking lot, two (2) of which will be equipped with EV-chargers. Four (4) EV-charging stalls will also be installed in the southeastern corner of the lot. A new landscaped water feature will also be constructed on the reconfigured island at the southwestern corner of Lot B. • Additionally, the entire driveway will be reconstructed with pavers, from the ingress at the northeastern corner of the site, off of Prospect Avenue, to the egress located further to the south. As part of this

lly, the entire driveway will be reconstructed with pavers, from the ingress at the northeastern corner of the site, off of Prospect Avenue, to the egress located further to the south. As part of this reconstruction, the egress driveway will be widened at the egress onto Prospect Avenue and straightened out to a width of 24-feet. The existing striping on Prospect Avenue will also be modified and widened to facilitate the widened and reconfigured egress. • As indicated earlier, the area to the south and west of the existing accessory building will be converted to a community garden. Plans show this area will be modified to accommodate a series of beds and planting areas for a variety of herbs and vegetables, some of which, plans indicate will be used by the restaurant/banquet facility.

March 20, 2025 Page 5 of 15 PB-25-02 111 Prospect Avenue Block 151, Lot 17.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Interior Modifications The applicant also proposes modifications to the main building as part of the application. most of the changes include relatively small modification and reconfiguration of the interior layout. One of the more significant changes, however, will be the construction of a proposed Porte Cochere at the primary entry to the main building, which is located on the northern frontage. Beyond the addition of the Porte Cochere, there is no change proposed to the existing footprint of the existing building. The proposed porte cochere will extend out from the northern façade into the driveway, which is widened in this area, with the reconstruction of the driveway. Seven (7) support posts will be installed on the perimeter of the new porte cochere to support the structure. As part of the construction of the proposed Porte Cochere, the columns at the entry will be enclosed by a glass curtain wall and the existing windows on the exterior wall of the vestibule, will be replaced by faux doors. Other windows on the facade in this area will also be replaced/modified. On the Prospect Avenue frontage, the brick knee wall and framed greenhouse enclosure on the 1st floor will be replaced by Kawneer windows and doors, which will change the appearance of the building from Prospect Avenue on this elevation. Landscaping As part of the proposed scope of work, the applicant proposes to remove and replace several trees from the subject site. It should be noted here that most of the trees scheduled to be removed from the site have already been cut down. The schedule of removal includes the following: Tree Diameter Type of Tree Total Trees Removed Proposed Replacements Evergreen Deciduous 2.5” to 6” 188 - 188 Þ 188-Thuja Green Giant 6” to 13” 1 6 7 Þ 188-Thuja Green Giant Þ 12-Red Maple 13” to 22” 3 1 4 Þ 188-Thuja Green Giant Þ 3-Red Maple Total 192 7 199 Þ 210-Thuja Green Giant Þ 15-Red Maple

March 20, 2025 Page 6 of 15 PB-25-02 111 Prospect Avenue Block 151, Lot 17.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com The trees to be removed will be taken from along the driveway, particularly the northern both sides of the driveway on the northern perimeter of the site. Thuja Green Giant trees are proposed along the street frontage of the site, extending from Lot A on the southern end. In the area where parking Lot B abuts the street frontage, seven (7) Thuja Green Giant trees will be alternated with eight (8) Red Maple trees. The remaining trees will be planted along the driveway in the area where the trees were previously removed. Lighting New lighting is proposed throughout Lot B. The proposed lighting will include the following. o Seven (7) Sun Valley Lighting Decorative Lantern Post Top, Type 3 M Distribution, Nominal 2500lm, Bottom of Fixture Mounted At 12ft, light fixtures are proposed in the courtyard and along the walkway that extends from the courtyard, along the driveway to the area at the southwest of Lot B. o Eight (8) Sun Valley Lighting Decorative Lantern Post Top, Type 3 W Distribution, Nominal 8900lm, Bottom of Fixture Mounted At 15ft, light fixtures are proposed along the Prospect Avenue street frontage and on the driveway island at the southwest of Lot B. o Eleven (11) Sun Valley Lighting Decorative Lantern Post Top, Type 5 Wide Distribution, Nominal 13,000lm, Bottom of Fixture Mounted At 15ft light fixtures are proposed in and around Lot B.

March 20, 2025 Page 7 of 15 PB-25-02 111 Prospect Avenue Block 151, Lot 17.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Site & Area Description Street Address: 111 Prospect Avenue Block & Lot: Block 151, Lot 17.01 Zoning District: B-2 (General Business) District Total Site Area: 361,261-SF Location Map Location Map – The subject site is a corner parcel located on the northwestern corner of the intersection of Prospect Avenue and Woodland Avenue. Abutting the site to the south and west are detached dwellings fronting on Seaman Place and Deerfield Drive. To the immediate north of the site is a Residence Inn Hotel. To the south, across Woodland Avenue from the site is a low-rise commercial building and associated parking lot. To the east, across Prospect Avenue from the site is the Eagle Rock Reservation. Prospect Ave. Woodland Ave. Seaman Rd. Deerfield Dr.

March 20, 2025 Page 8 of 15 PB-25-02 111 Prospect Avenue Block 151, Lot 17.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Photo Survey Photo 1: View of the subject property located at 111 Prospect Avenue, from the egress looking west across the site. Visible is the accessory building directly ahead in the distance. The applicant proposes to reconstruct this driveway and parking area (Lot B) located to the right. Photo 2: View looking to the northwest across Lot B showing some of the stumps from the trees that were previously cut down. Photo 3: View looking north across the elevated garden area locate at the front of the main building. November 18, 2021 November 18, 2021 November 18, 2021 November 18, 2021 November 18, 2021

March 20, 2025 Page 9 of 15 PB-25-02 111 Prospect Avenue Block 151, Lot 17.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Photo 4: View of the courtyard between the elevated garden area to the right and the front façade of the main building to the left. The courtyard will be built up to the level of the 1st floor of the main building. Photo 5: View of the southern façade of the main building. Photo 6: View looking south across parking Lot A (employee parking area) towards Woodland Avenue.