11102025 PB 25 04 76 Ashland Ave Planning Report 2

Memorandum 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com TO: Township of West Orange Planning Board FROM: Malvika Apte, PP, AICP, Township Consulting Planner Megan Adam, AICP Candidate, Associate Planner RE: Planning Review Memorandum # 2 (HGA Planner Memo # 1) 76 Ashland Avenue Block 62, Lot 22.01 PB- 25-04 Cannabis Conditional Use Approval with Minor Site Plan and bulk (C) Variances DATE: November 10, 2025 _____________________________________________________________________________________________ As requested, we have reviewed the following materials:  Township of West Orange Planning Board Application, dated May 21, 2025, with the following attachments: o Written statement prepared by the applicant, entitled, “Proposal and Reasons for Relief,” undated o 200-Foot Buffer Report for Block 62, Lot 22.01, prepared by the Townshop of West Orange Tax Accessor, dated December 2, 2024  Township of West Orange Site Plan / Subdivision Checklist for PB-25-04, undated;  Township of West Orange Sustainability Checklist for PB-25-04, undated;  Township of West Orange Planning Board Resolution for Application 24-05 (76-82 Ashland Avenue & 10 Park Avenue) granting Conditional Use, C(2) Variance, and Minor Site Plan Approval, decided on April 3, 2024, memorialized April 17, 2024;  Property Survey prepared by Manno Surveying Inc., dated November 29, 2022;  8-sheet Architectural Plan set prepared by Bersa Architects, dated June 30, 2023, and revised through April 30, 2025;  Lighting Plan prepared by Golden & Moran Engineering, LLC, Planning & Design, dated April 30, 2025;  Minor Site Plan, Landscape and Lighting Plan prepared by Golden & Moran Engineering, LLC, Planning & Design, dated April 30, 2025;  Planning Memorandum prepared by Nishuane Group, dated August 19, 2025; and  Engineering Memorandum prepared by Matrix New World, dated August 22, 2025.