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 3 "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" 4. Variances & Waivers Required It appears that the following conditions are not in compliance with the Township’s land development regulations and will require variance or design waiver relief from the Board to permit the project as proposed: Variances: a. §25 Attachment 2 Permitted Uses – The use as a public utility building or structure is not a permitted principal use or conditional use in the O-R Zone. b. §25 Attachment 3 Bulk Standards – The maximum permitted height is 2 ½ stories and not exceeding 35 feet, where 28 foot and 45 foot feeder reactors and six 70-foot-tall lightning masts are proposed. c. §25-7.1 Side Yard – The minimum required side front yard setback for a corner lot is 100 feet, where 77.9 feet to the property line is proposed. d. §25-7.1 Lot Coverage – The maximum permitted impervious lot coverage is 30%, where the existing lot coverage is 41% and the proposed lot coverage is increased to 44%. e. §25-8.4 Walls and Fences – The maximum permitted fence height is six feet, a proposed new perimeter fence will be 8 feet in height. 5. Master Plan Considerations The Township’s Master Plan was last reexamined in December of 2019. The following goals, objectives, and recommendations of the Master Plan may be relevant to this application: • Maintain the existing scale of the community. • Protect natural features and environmental resources. 6. Planning Comments a. All comments provided in the previous planning report of the Nishuane Group, dated August 12, 2024, remain valid and should be addressed by the applicant. b. The applicant should provide testimony addressing the revisions to the plans that have been made as a result of previous discussions with the Board and with Township residents or staff. c. The application as proposed will require a D-2 use variance for to grant the expansion of a pre-existing non-conforming use in the O-R Zone. With any ‘d’ variance, the applicant