2025 09 05 Justifications Memo_470 Eagle Rock AvenueWO_Rev

JUSTIFICATIONS OF VARIANCES DR Project no.:12210-001 PROPOSED MIXED COMMERICAL DEVELOPMENT February 24, 2025 470 EAGLE ROCK AVENUE (BLOCK 153, LOT 38) Revised September 05, 2025 TOWNSHIP OF WEST ORANGE, ESSEX COUNTY, NEW JERSEY Page 7 of 11 (Block 153.14 Lots 31, 32, 33) located 1 parcel east of the subject property and the CVS (Tax Block 153.16, Lots 1, 2, 3, 4, 5, 25, 26, 27) located 3 parcels west of the subject property. TABLE 1: TWP. WEST ORANGE DRIVE-UP WINDOW ZONING PARC. No. TAX BLOCK TAX LOT AREA (SF) AREA (AC) ZONE DISTRICT NOTES 1 109 1.01 225,525.03 5.18 PURD 2 150 1 2,314,898.46 53.14 R-1 3 151 7 260,361.72 5.98 R-2 4 152.24 1445 231,604.25 5.32 PC Wholefoods Plaza Across Eagle Rock Ave from Subject Property 5 155.22 42.01 299,453.46 6.87 PURD 6 156 1 1,240,520.16 28.48 R-2 7 157.01 11 1,162,641.08 26.69 R-2 8 160 10 827,069.55 18.99 R-1 9 161 1 841,577.70 19.32 R-1 10 162 2 373,648.95 8.58 R-1 11 163 1 476,133.00 10.93 R-1 12 164 1 263,303.40 6.04 PURD 13 164 1.01 300,893.43 6.91 R-G Developed with Westmill Gardens, no existing retail/ restaurant uses 14 164 25 741,787.54 17.03 R-1 Conservation Overlay 15 167 1 830,357.35 19.06 R-1 Conservation Overlay 16 169 1 375,314.45 8.62 R-1 17 169 6 261,389.22 6.00 R-3 18 169 18 220,618.07 5.06 R-3 19 170 20 53,061.29 1.22 R-3 20 171 1 223,112.77 5.12 R-1 21 171 3 222,541.16 5.11 R-1 22 174 1 1,321,386.13 30.33 R-2 23 177 1 251,792.39 5.78 R-2 24 177.01 25 515,306.37 11.83 R-2 25 177.12 60 230,821.94 5.30 R-4 26 178.05 3 305,304.63 7.01 R-C 27 179 32 840,357.35 19.29 IH-1 = Properties that meet lot area criteria and are located in districts that permit drive-up window-related businesses Maximum Impervious Coverage: The project proposes an impervious surface coverage of 75.7% where a maximum impervious coverage of 60% is permitted in the B-2 District. The existing site conditions have a non- conforming 80.9% impervious coverage which will be reduced through the proposed project but will remain non- compliant. The proposed coverage includes partial removal of the existing impervious surface for shrubs, screening trees and ornamental plantings along the south, east, and north of the subject property, thus