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 4 H:\Legacy\Howell-FS1\SEC\West Orange\Zoning Board\115.WRZ0109.V01 - Panorama, LLC\25-12-10 Panorama,LLC - CME Planning Review 1.docx 1 parking space for each 45 square feet of floor area available to patrons. 5,249 s.f. for Patrons / 45 = 117 spaces 117 parking spaces are required. 85 spaces currently exist on the site. 100 parking spaces are proposed, inclusive of 96 actual stalls, 4 banked parking stalls, as well as 4 of the 96 spaces which will be EV ready spaces, permitting the parking requirement to be reduced by 4 spaces to 113 spaces. One loading space is required for any commercial building up to 15,000 square feet. No loading spaces are proposed. A variance was previously granted to permit this condition. Steep Slopes: Several portions of the side and rear areas of the property proposed for parking and associated drive aisles are situated on slopes with grades of 25 percent or greater. Under the Township Code, development is prohibited on slopes that are equal to or exceed 25 percent. Lighting Requirements The level of illumination around the ground level for property lines shall not exceed 0.5 footcandles, where there are 1.1 footcandles along the frontage of the property. Within the B-2 district parking areas are required to be illuminated at a minimum of 2.0 footcandles, where the minimum footcandles proposed within the parking area is 1.7 footcandles. Within the B-2 district streets are required to be illuminated at a minimum of 1.2 footcandles, where a minimum illumination of 0.5 footcandles is proposed within the northwest portion of the proposed drive aisle. Additionally, the maximum height of light fixtures is required to be less than or equal to 18 feet. A light fixture including a twenty-foot mounting height is proposed. 5. 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. §25-28.8(a) Min. Distance from Cliff Face – The minimum distance required from the cliff face is 100 feet, where a distance of 4.7 feet is proposed.