25 10 23 Mavis Tire Planning Review 1

West Orange Zoning Board October 23, 2025 Re: Mavis Tire Supply, LLC Our File No. 115.WRZ0105.V01 Planning Review #1 Page 2 S:\West Orange\Zoning Board\115.WRZ0105.V01 - Mavis Tire Supply, LLC\25-10-20 Mavis Tire- Planning Review 1.docx 2. Project and Property Description The subject property is located on Prospect Avenue at the intersection with Blueberry Bend, approximately 1/4 mile north of Mt. Pleasant Avenue, in the center of the Township. The 32,118 square foot (0.74 acre) property is currently developed with a two-story commercial building that has previously been used as the office of a real estate agency. The site has two access points, one on Prospect Avenue, and a second on Blueberry Bend, which is a private roadway, both of which lead to an off-street parking lot. The site also has approximately 10 parking spaces accessed directly from Blueberry Bend. The northern and eastern boundaries of the property include several large trees. The applicant is proposing to demolish the existing office building and construct a motor vehicle service station as a tire center with eight service bays in its place. The existing driveway access points would remain, and new parking would be provided, with 19 off-street parking spaces proposed, all to be accessed internally via driveways rather than directly from the street. The eight service bays will be split, with four on the front façade of the building and four on the south side of the building. A 10’x10’ dumpster enclosure is proposed for the southeast side of the property adjacent to parking stalls. Additional proposed improvements include landscaping along the periphery of the site and around the building as foundation plantings. New lighting is also proposed along the building facades and around the parking lot. Three existing mature trees are proposed to remain, while four trees are proposed to be removed to accommodate the proposed plan. Signage for the businesses is proposed as a 70 s.f. building mounted façade sign on the front of the building facing Prospect Avenue, and an 8-foot high 48.5 s.f. monument sign near the entrance. The site is surrounded by a mix of commercial and residential uses. To the east there are residential properties, while to the north along Prospect Avenue there is an urgent medical care facility. Across Prospect Avenue to the north is the Essex Green Shopping Center, which

east there are residential properties, while to the north along Prospect Avenue there is an urgent medical care facility. Across Prospect Avenue to the north is the Essex Green Shopping Center, which features various retail stores and dining options. Directly south of the site are larger commercial uses, such as a banquet hall/event space and a multi-tenant commercial building. 3. Zoning Compliance The property is located within the B-2 Business district of the Township. Use Requirements The B-2 district permits retail services, personal service businesses, offices, business schools, restaurants, bars, and fitness centers as principal uses. Motor vehicle fueling stations are permitted as conditional uses. A motor vehicle service station is not a permitted principal use or conditionally permitted use in the district. A d-1 use variance will be required.