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 5 H:\Legacy\Howell-FS1\SEC\West Orange\Zoning Board\115.WRZ0109.V01 - Panorama, LLC\25-12-10 Panorama,LLC - CME Planning Review 1.docx b. §25-12.2(b)(1) Parking Stalls – The minimum number of parking spaces required is 113 spaces, where 100 spaces are proposed. A variance was previously granted to permit 85 stalls on the site. c. §25-28 Steep Slope Several areas of the property contain slopes with grades of 25 percent or greater, which are not permitted to be disturbed under the Township Code. Portions of the proposed drive aisles and parking spaces may require disturbance of steep slope areas. Design Waivers: d. § 25-14.3 Minimum Levels of Illumination – The parking area illumination measures at a minimum footcandle of 1.7, where a minimum of 2.0 footcandles is required. Additionally, the street illumination measures at a minimum of 0.5 footcandles, where the minimum footcandle required is 1.2 footcandles. e. § 25-14.1(c) Height of fixtures – The height of the light fixture is 20 feet, where the maximum height of light fixtures shall not be greater than 18 feet. 6. Planning Comments a. This planning report is a supplement to the planning report previously provided to the Board. All comments provided in the previous planning report of the Nishuane Group, dated July 25, 2025, remain valid and should be addressed by the applicant. b. The applicant should discuss the proposed parking expansion and project in relation to all previous approvals granted by the Zoning Board. c. The application as proposed will require several bulk or ‘c’ variances, for insufficient parking, and development within 100 feet of a cliff, and steep slope disturbances. The applicant must satisfy both the positive and negative criteria for each of these variances: i. Positive Criteria: The applicant must show that either there is an undue hardship (practical difficulty) in strictly conforming to the code that is caused by the unique conditions of the property (c-1 hardship), or that the proposed conditions represent a preferable alternative to conforming to the standards of the code, that the purposes of zoning will be advanced, and that the benefits of the deviation would outweigh any detrimental impacts (c-2 flexible). ii. Negative Criteria: The

ing to the standards of the code, that the purposes of zoning will be advanced, and that the benefits of the deviation would outweigh any detrimental impacts (c-2 flexible). ii. Negative Criteria: The applicant must show that the variance can be granted without substantial detriment to the public good, and without substantially impairing the intent and purpose of the zone plan.