76 Ashland Avenue Blue Violet Grow LLC West Orange Planner Report

August 19, 2025 Page 7 of 16 PB-25-04 76 Ashland Avenue – Blue Violet Grow, LLC Block 62, Lot 22.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Site & Area Description Street Address: 76 Ashland Avenue Block & Lot: Block 62, Lot 22.01 Zoning District: I (Industrial) District Total Site Area: 38,497-SF (0.89-acre) Location Map Location Map – The subject site is a corner parcel located on the western side of Ashland Avenue between Park Avenue and White Street. Surrounding the site is a mix of commercial/industrial and residential uses fronting on both sides of Ashland Avenue. Ashland Ave. Main St. Park Ave. Park Ave.

August 19, 2025 Page 8 of 16 PB-25-04 76 Ashland Avenue – Blue Violet Grow, LLC Block 62, Lot 22.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Photo Survey Photo 1: View of the subject property located at 76 Ashland Avenue. Pictured here is the western façade of the building in which the applicant proposes to establish the cannabis cultivating and manufacturing operation. Photo 2: View of two of the four existing structures on the subject site. These building are located and 78 and 80 Ashland Avenue. Photo 3: View of the proposed ingress driveway located to the right of the dwelling structure located at 80 Ashland Avenue. November 18, 2021 November 18, 2021 November 18, 2021 November 18, 2021 November 18, 2021

August 19, 2025 Page 9 of 16 PB-25-04 76 Ashland Avenue – Blue Violet Grow, LLC Block 62, Lot 22.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Photo 4: Arial view of the subject site. Photo 5: View showing the southern façade of the subject building. Photo 6: View looking south across the site towards the 2-story metal building. A row of parking stalls is proposed in the area in front of this building. Ashland Ave.

August 19, 2025 Page 10 of 16 PB-25-04 76 Ashland Avenue – Blue Violet Grow, LLC Block 62, Lot 22.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Photo 7: View looking south across the site. A row of parking stalls is proposed along the fence on the property line. Photo 8: View from Park Avenue showing the proposed ingress/egress route over the adjoining lots 32 and 34.

August 19, 2025 Page 11 of 16 PB-25-04 76 Ashland Avenue – Blue Violet Grow, LLC Block 62, Lot 22.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Planning Considerations The subject site is located within the I - Industrial District. Among the permitted principal, Accessory and Conditional uses in this district are: Permitted Principal Uses Permitted Accessory Uses Permitted Conditional Uses • Light industry, including Dry Cleaning Plants, Machine Shops, Publishing or Printing Plants, Research Laboratories and Steam Laundries • Office Building • Warehouse • Self-Storage Facility • Storage Yard • Wholesale Business • Motor Vehicle Fueling Station • Motor Vehicle Service Station • Car Wash • Public Utility Building • Required accessory parking • Signs • Billiard Parlor Establishment Bowling Alley • Commercial Recreation • Commercial Antenna • Motor Vehicle Sales • Microbreweries, Craft Distilleries and Wineries • Licensed Cannabis Entities Conditional Uses Analysis Pursuant to the Township of West Orange Zoning Ordinance §25-7.1, Part A, Licensed Cannabis Entities are permitted as a conditional use in the I-District. Pursuant to the Township of West Orange Zoning Ordinance §25-24.2(b)(2)(o) Licensed Cannabis Entities must meet the conditional use requirements to be permitted in the I-District. The following are the required conditional use standards along with Applicant’s statement of compliance regarding each. 1) The Licensed Cannabis Entity shall be required to have a Local License pursuant to Chapter 5, Section 5-34 of the Township of West Orange Municipal Code. Applicant Comment: As a condition of approval, the applicant will obtain a local license. 2) No Licensed Cannabis Entity, except a Pre-Approved Entity at its originally approved location, shall be located within five hundred feet (500') of the property line of any property with any school building.

August 19, 2025 Page 12 of 16 PB-25-04 76 Ashland Avenue – Blue Violet Grow, LLC Block 62, Lot 22.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Applicant Comment: The property in question is not within 500 feet from the property line of any property with any school building. 3) No Licensed Cannabis Entity, except a Pre-Approved Entity at its originally approved location, shall be located within 500 feet (500') from the property line of any property with a House of Worship, as defined under Chapter 25, Section 25-4. Applicant Comment: The property in question is not within 500 feet from the property line of any property with the House of Worship. 4) All Licensed Cannabis Entities shall comply with the following Parking Requirements for Nonresidential Uses: (i) Licensed Cannabis Retailers shall comply with the minimum required number of parking spaces for Retail Stores and personal services stores or studios not separately listed; and (ii) all other Licensed Cannabis Entities shall comply with the minimum required number of parking spaces for Light industrial, laboratory and research uses, except that a Cannabis Cultivator or Cannabis Manufacturer with no more than ten (10) employees shall provide at least one (1) total parking space per 1,000 square feet of gross floor area. Applicant Comment: The proposed facility will employ a maximum of 10 employees. Under Ordinance 2852-24, the Applicant must provide one space for every 1,000 square feet of gross floor area. In this instance, that means that the Applicant must provide nineteen (19) parking spaces for its use. Combined with the twenty (20) spaces required for the Yerr Canna use described below, the proposed site uses generate a total demand of thirty-nine (39) spaces. The Applicant is providing a total of 41 parking spaces on the site. In connection with its approval of Application PB 24-05, Yem Canna, LLC by Resolution adopted April 17, 2024, this Board found that the total demand for parking for this site is fifty-two (52) spaces. That calculation included an assignment of thirty-two (32) parking spaces for the 76 Ashland Avenue building that is the subject of this application, based on the assumption of a warehouse/ light industrial use. Because the building will be used instead for a cannabis cultivation and manufacturing use with a parking demand of

t of this application, based on the assumption of a warehouse/ light industrial use. Because the building will be used instead for a cannabis cultivation and manufacturing use with a parking demand of nineteen (19) spaces, the property overall will now be in compliance with the parking regulations and a parking variance is not required. 5) No Licensed Cannabis Entity shall be housed in a vehicle or any movable or mobile structure. Applicant Comment: The facility will not be housed in a vehicle or any movable or mobile structure 6) No Licensed Cannabis Entity shall be allowed to operate as a Home Occupation.

August 19, 2025 Page 13 of 16 PB-25-04 76 Ashland Avenue – Blue Violet Grow, LLC Block 62, Lot 22.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Applicant Comment: The facility will not operate as a home occupation. 7) Any signage for a Licensed Cannabis Entity shall be subject to the approval from either the Planning Board or the Zoning Board of Adjustment under the guidelines and standards governing commercial signs as set forth within the Township Municipal Code. Applicant Comment: Any signage for the facility will comply with the zoning ordinance sign requirements or an application for a variance will be filed with this Board. 8) A Licensed Cannabis Entity shall meet all of the required security measures as set forth in Chapter 5, Section 5-34 of the Township of West Orange Municipal Code. Applicant Comment: The security plan for the facility will meet or exceed the requirements of the CRC regulations and, as a condition of approval, the Applicant will meet with the Chief of Police and the Fire Chief and address any comments to their satisfaction. 9) Cannabis Consumption Areas, as defined in the New Jersey Cannabis Regulatory, Enforcement Assistance, and Marketplace Modernization Act, N.J.S.A. 24:6I-31, et. seq., shall be prohibited from all Licensed Cannabis Entities. Applicant Comment: On-site consumption will be prohibited.

August 19, 2025 Page 14 of 16 PB-25-04 76 Ashland Avenue – Blue Violet Grow, LLC Block 62, Lot 22.01 105 Grove Street, Suite 3, Montclair, NJ 07042 • Phone: (973) 954-2677 • www.NishuaneGroup.com Planner’s Comments The applicant proposes to operate a cannabis cultivation and manufacturing facility on the subject site. The Applicant has obtained a Conditional License dated July 13, 2022 from the State of New Jersey Cannabis Regulatory Commission (CRC) as a Class 2 Cannabis Manufacturer and a Conditional License elated July 29, 2022 for a Class 1 Cannabis Cultivator. Further, on December 10, 2024, the West Orange Township Council adopted Resolution 357-24 declaring its local support for the Applicant's facility as required by the CRC regulation, N.J.A.C. 17:30-5. l(g). Licensed Cannabis Entities are permitted as a conditional use in the I-District within the Township. This means that in order to be permitted in the I-District, the proposed facility must meet specific conditional use requirements. The applicant is seeking conditional use approval as well as minor site plan approval for the proposed facility. Standards for Granting Variance Relief C - (Bulk) Variances The Municipal Land Use Law (MLUL) at N.J.S.A. 40:55D-70c sets forth the standards for variances from the bulk regulations of a zoning ordinance. C(1) Variance - The Board must find that there is either undue hardship or practical hardship with the strict application of the zoning requirements as stipulated in the Zoning & Land Use Regulations, as a result of: a) exceptional narrowness, shallowness or shape of a specific property, or b) by reason of exceptional topographic conditions or physical features uniquely affecting a specific piece of property or c) by reason of an extraordinary and exceptional situation uniquely affecting a specific piece of property or the structures lawfully existing thereon. C(2) Variance – The Board must find that the proposed deviation from the Zoning & Land Use Regulations will advance the purposes of the MLUL and that the variance can be granted without substantial detriment to the public good, that the benefits of the deviation would substantially outweigh any detriment. The benefits identified in granting a C(2) variance must include benefits to the community as a whole, not only the applicant or the property owner. Here too, the Board must be satisfied that the

ent. The benefits identified in granting a C(2) variance must include benefits to the community as a whole, not only the applicant or the property owner. Here too, the Board must be satisfied that the variance can be granted “without substantial detriment to the public good” and “without substantial impairment to the intent and purpose of the zone plan and zoning ordinance” of the Township.