2025 09 05 Justifications Memo_470 Eagle Rock AvenueWO_Rev

West Orange Zoning Board of Adjustment Township of West Orange 66 Main Street West Orange, New Jersey 07052 DR Project No.: 12210-001 February 24, 2025 Revised September 05, 2025 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 Zoning Board of Adjustment for the approval of a Preliminary and Final Major Site Plan with a d(3) conditional use variance for a fast food restaurant and approval of bulk “c” variances for minimum lot area for drive-up window, maximum impervious coverage, location of parking in front yard, maximum number of façade signs, maximum façade sign area, and tree canopy preservation. The subject property is located in the B-2 General Business (“B-2”) District. I. PROPERTY DESCRIPTION The subject property is a corner lot 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 (1.05 acres), approximately 248 feet of frontage along Eagle Rock Avenue, and approximately 182 feet of frontage along Rosney Terrace. The property is currently improved with a vacant 1-story frame building that was previously a commercial use (formerly known as 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 separate entrances. The subject property will be developed to accommodate one dine-in restaurant and a fast-food restaurant with a drive-up window. The proposed project will also include 48 surface parking spaces along all sides of the subject property that include 1 EV parking space, signage 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