25 12 10 PanoramaLLC CME Planning Review 1

West Orange Zoning Board December 10, 2025 Re: 410 Eagle Rock Avenue– Panorama, LLC Our File No. 115.WRZ0046.V01 CME Planning Review #1 Page 2 H:\Legacy\Howell-FS1\SEC\West Orange\Zoning Board\115.WRZ0109.V01 - Panorama, LLC\25-12-10 Panorama,LLC - CME Planning Review 1.docx 2. Project and Property Description The subject property is a 192,631 square feet, or 4.42 acres, irregularly shaped parcel located on the southern side of Eagle Rock Avenue that is currently developed with the Chit Chat diner. The site includes currently 85 off-street parking spaces that are accessed by one ingress driveway and one egress driveway onto Eagle Rock Avenue. The majority of the site lies within the B-2 General Business District, while a portion is situated in the PURD Planned Unit Residential Development District. The surrounding land uses include Eagle Rock Reservation and West Orange Plaza to the north; Crown View Manor, Crown View Community, and Crystal Lake to the east and south; and 414 Eagle Rock Avenue, which contains a multi-tenant office building and the Iron Culture fitness center, to the west. There are several previous variance approvals on the site that were granted by the Zoning Board. These include the following: • Resolution ZB-15-11 – Granted a d-1 use variance to permit the diner parking to be located in the PURD district, and bulk variances to permit 85 parking spaces where 91 were required, as well as bulk variances for the diner building and its signage. • Resolution ZB-16-18 – Amended the variance and site plan to allow for building modifications. • Resolution ZB-2113 – Amended site plan approval to permit the construction of a parking deck (not constructed since then), and variance to allow for 85 parking spaces where 117 spaces were required. The Applicant now seeks Amended Preliminary and Final Site Plan approval, to reconfigure the rear (southern) parking area behind the diner and expand it to include 15 additional off-street parking spaces. Four of the new parking spaces are proposed as EV make-ready spaces. With the expansion, this will bring the total amount of parking for the diner to 100 spaces. Along with the parking lot reconfiguration, the applicant proposes tree removal and new landscaping improvements, stormwater management infrastructure, and new lighting for the parking lot. This is a supplemental review of the application as additional

icant proposes tree removal and new landscaping improvements, stormwater management infrastructure, and new lighting for the parking lot. This is a supplemental review of the application as additional materials have been provided. For additional information, please see the Planning Report issued by the Nishuane Group on July 25, 2025. The applicant has provided the following additional materials: • Response letter to previous professional review comments. • Revised site plans including identification of trees for removal.