25 12 11 PSEG Company CME Planning Review 1

West Orange Zoning Board December 11, 2025 Re: 325 Mount Pleasant Avenue – PSE&G Company Our File No. 115.VWRZ0155.04 CME Planning Review #1 Page 2 "H:\Legacy\Howell-FS1\SEC\West Orange\Zoning Board\115.WRZ0155.V04 - PSE&G Company\25-12-11 PSE&G Company - CME Planning Review 1.docx" 2. Project and Property Description This is a supplemental planning review of this application. For additional information and project description, please see the initial planning report issued by the Nishuane Group dated August 12, 2024. The property’s address is located on Mount Pleasant Avenue but can be accessed by Mount Pleasant Avenue and Prospect Avenue. The property is 23.36 acres or (1,017,562 square feet) in area, and is currently developed, with an electrical switching station for Public Services Electric and Gas Company. It is located generally at the intersection of Mount Pleasant Avenue (NJ 10) and Prospect Avenue (CR-577). Generally, the surrounding land uses are non-residential in nature. The property is adjacent to the Essex Green shopping center, LA Fitness, and an office building immediately to the northeast and 375 Mount Pleasant Avenue, a multi-tenant building containing medical offices to the south- west. Several commercial buildings including a gas station, Verizon Building, Chiropractor, Insurance Office, Daycare, and two residential homes to the east, along Prospect Ave. The Essex County Country Club is located south of the property. The applicant is proposing to upgrade their facilities and construct a two-story 26kV switchgear and feeder reactors of 28 feet and 45 feet. Additionally, six 70-foot-tall lightning masts are proposed. The applicant also proposes replacing the existing 6-foot high perimeter fence with an 8-foot-high fence. The overall project disturbance is approximately 3.92 acres. The applicant proposed to remove 167 trees to accommodate the project on the site. After several hearings before the Board, and discussions with objectors to the project, the applicant has revised the plans to include the following changes: • The number of trees proposed to be removed has been reduced from 167 to 120. • The number of “viable” trees to be removed has been reduced by 47, from 136 to 89. • 220 replacement trees are proposed, matching the minimum requirement. • Stormwater management infrastructure has been revised. 3. Zoning Compliance The property is

een reduced by 47, from 136 to 89. • 220 replacement trees are proposed, matching the minimum requirement. • Stormwater management infrastructure has been revised. 3. Zoning Compliance The property is located within the Office Research (O-R), Planned Unit Residential Development (PURD), and Single Family (R-5) zone of the Township. The PURD and R-5 Zone conditionally permit public utility buildings or structures. However, the proposed improvements are in the O-R Zone. Public utility buildings or structures are not a permitted use in the O-R Zone. As this is an existing use, a d-2 variance to permit the expansion of a non-conforming use will be required.