111 Prospect Avenue West Orange SPRAB Report 4 9 2025

April 9, 2025 Page 2 of 4 Site Plan Review Board (SPRAB)Report 111 Prospect Avenue (PB-25-02) Block 151, Lot 17.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com of a Porte-Cochere, installation of a new community garden and extensive landscaping are also included as a part of the proposed scope of work. The proposed development on the site will require the granting of a variance, for the following condition: § Exceeding the Maximum Permitted Impervious Coverage The following site plan and design details were discussed at the SPRAB meeting: Þ Parking o The applicant stated that a significant portion of the proposed site work will include the rehabilitation and reconfiguration of the existing parking lot B, which is located at the front of the site, between the ingress and egress from Prospect Avenue. The lot will generally be squared off with longer parking aisles. The reconfiguration will result in an increase in the number of parking stalls and a reduction in the impervious coverage on the site. The lighting and the drainage in and around the parking lot will also be addressed to improve a long occurring issue with drainage around the entry to the main building. o The required level of parking for the facility is based on the occupancy level established in an application previously before the Board (see resolution for PB-13- 09), when the maximum occupancy was set at 1,404 persons and required parking set at 434 spaces. It should be noted here that the 434-spaces is the previously approved minimum number of spaces and is not directly attributable to the occupancy level for which an additional 34-spaces would be required. o The applicant stated their intent to seek an increase in the maximum permitted occupancy, based on the increased on-site parking that will result from the reconfiguration of Lot B. The applicant proposes to increase the maximum permitted occupancy by applying the permitted parking ratio, one (1) parking space for every three (3) seats. Based on this ratio, with a total of 471-spaces provided a maximum occupancy of 1,413-persons would be permitted. o The applicant was questioned about their decision to base the number of EV- equipped parking stalls and ADA-compliant stalls on the number of spaces in parking Lot B only, particularly when Lot B is designated primarily for valet parking. Would

ision to base the number of EV- equipped parking stalls and ADA-compliant stalls on the number of spaces in parking Lot B only, particularly when Lot B is designated primarily for valet parking. Would it not have made more sense to also incorporate the Lot C, which is designated as the “public parking lot?” The applicant responded that for facilities such as this, the focus is more on encouraging the use of valet parking over self-parking, which is why Lot B was prioritized.