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 6 S:\West Orange\Zoning Board\115.WRZ0105.V01 - Mavis Tire Supply, LLC\25-10-20 Mavis Tire- Planning Review 1.docx ii. Negative Criteria: The applicant must show that the variance can be granted without substantial detriment to the public good, and without substantially impairing the intent and purpose of the zone plan. f. In the case of any d-1 use variance, the bulk standards that have been adopted for the particular district, in this case those of the B-2 district, were not intended for uses other than those that are considered permitted uses. The standards of the B-2 district are not intended to apply to an auto service station use. In these cases, bulk variances related to specific requirements of the B-2 district can be considered subsumed within the Board’s consideration of the use variance. The Zoning Board can at its reasonable discretion determine appropriate bulk standards such as building setbacks and buffering requirements. g. The applicant should address the anticipated demand for off-street parking on the site during peak hours. h. Township code requires that parking lots for commercial uses in the B-2 district be located in the side or rear yards, rather than the front yard. The applicant should discuss the potential to shift the location of the building and parking so that the parking is to the side and rear. Is there a possibility of reorganizing the site and building layout so that the 8 service bays are all on the south side in a deeper more narrow building, such as the example below? Figure 1: auto service use in Phoenixville, PA i. We note that it appears that each of the neighboring commercial uses comply with this requirement, with the buildings located closer to Prospect Avenue and parking in the rear.