Application Package

ATTORNEYS AT LAW ———— LITTLE FALLS, NJ 07424 201.896.4100 ° sh-law.com & SCARINCI | HOLLENBECK... 150 CLOVE ROAD, 9TH FLOOR WILLIAM C. SULLIVAN, JR. | Partner wsullivan@sh-law.com Phone: 201-896-7215 September 16, 2025 BY FEDEX Diana Chandler, Secretary Zoning Board of Adjustment Township of West Orange 66 Main Street West Orange, New Jersey 07052 Re: 127 Mitchell Street, LLC Variance and Site Plan Application 512-516 Pleasant Valley Way Block 154.06, Lots 11 and 12 Our File No.: 16002.1000 Dear Ms. Chandler: Please be advised that this office represents the Applicant, 127 Mitchell Street, LLC in connection with this application for variances and site plan approval to demolish an existing home on Block 154.06 Lot 12 and construct an addition to an existing mixed use building on adjacent Lot 11 and construct parking on Lot 11. The existing mixed use is a nonconforming use that has existed since at least 1987 and has been acknowledged by the Board in subsequent applications. The Applicant seeks a (d)(3) variance to expand that use to construct an addition to the mixed use building to add commercial space and an additional residential unit, so that the combined lots will include three residential units where today there are two on the combined lots. The Applicant also requests a (d)(3) variance for density. The Applicant also requests relatively minor bulk variances, a one-space parking variance and site plan approval. As explained in the Rider to this application and as we will explain at the hearing, this application meets the criteria for the relief requested. In support of this application, enclosed please find the following documents: 1. Original and four (4) copies of the Application and checklists; Page | of 2 4913-7332-2601, v. 1

2. Preliminary and Final Site Plan Mixed Use Development, 512-516 Pleasant Valley Way,” prepared by Michael T. Lanzafama, P.E., P.L.S., P.P. dated July 17, 2025 (Title and Topographic Survey included); 3. Architectural Plans entitled “512-516 Pleasant Valley Way Proposed Addition” signed by Laurance D. Appel, R.A., dated August 14, 2025 (5 sheets); List of property owners for notice provided by the Assessor; Proof of payment of taxes; W-9; Stormwater Management Report prepared by Michael T. Lanzafama, P.E., P.L.S., P.P. dated August 11, 2025; and 8. Resolution of the Board of Adjustment on application ZB-91-22 and Resolutions of the Planning Board on applications PB-07-10T, PB-07-41T and PB-09-25T. Naw The nature of the use and the relief requested could lead to different interpretations of the fees and escrow required. Please advise of your position on the funds due. A PDF of the Application package will be forwarded by email. We look forward to the opportunity to present this application to the Board at the earliest opportunity. Thank you for your consideration. Very truly yours, /s/ William C. Sullivan, Jr. WILLIAM C. SULLIVAN, JR. For the Firm Enclosures ce: Issac Lefkowitz Laurance Appel Michael Lanzafama Page 2 of 2 4913-7332-2601, v. 1

TOWNSHIP OF WEST ORANGE APPLICATION FORM FOR THE PLANNING BOARD OR ZONING BOARD OF ADJUSTMENT PLICANT INFORMATION Full Legal Name:_197 Mitchell Street. LLC (Last) First) Mailing Address:_516 Pleasant Valley Way West Orange, NJ 07052 (Street) (City) (State) (Zip) Telephone Number: ( 347) 370-2056 Email: isaac@njproperties. info Is the Applicant an: O Individual, O Corporation, 0 Partnership, J Other LLC Ifthe Applicant is a corporation or partnership, a list of the names and addresses of persons having a 10% « interest or more in the corporation or partnership must be attached, Relationship of the applicant to the property: & Owner, 0 Tenant or Lessee, C] Purchaser under contract (with consent of owner, Other (please specify) If the applicant is not the owner of the Property in question, the applicant must submit an affidavit with the owner(s) authorization to proceed with this process. B. PROPERTY OWNER INFORMATION G Check here if same as applicant, If the owner is not the applicant, please complete the following: Owner’s Namie: Address: Telephone Number: (__) Email: C. PROPERTY INFORMATION Street Address: 512-516 Pleasant Valley Way Block Number(s):_154.06 ; Lot Number(s); 11 and 12 5 Tax Plate: 3 Zone of Property: OB-1 The location of the Property is approximately feet from the intersection of Pleasant Valley Way and_Greenwood Avenue (closest intersection.) Has there been any previous Zoning Board of Adjustment or Planning Board hearings involving this Property? Kl Yes, Date(s):__ 1/16/92, 4/11/07; 12/12/07; 12/2/09 :O No If yes, please attach copies of the written decisions adopted by the Board to each application, Please attach a list of all contiguous or adjacent Property owned by the applicant or owner, @ None Is this property listed in “The Historic Sites Survey” prepared by Robert Guter 7/9/ 1992, O Yes QNo TAPLANNING BRD WDacument Library\PR-ZBA Application 42015.

. D. TYPE OF APPLICATION _ : le a 7 Indicate the type of application being submitted, check all boxes that apply. Note that more than one variance may be necessary, please indicate the number of each type needed: . 1) 1 Interpretation of ordinance or map. 2) O Appeal of action of Zoning Officer. 3) Gi Variance “C1” Reason: 0 shape of property; o physical features; 0 exceptional situation, 4) G Variance “C2”, 5) 4 Variance “D”, 6) O Subdivision without variances: 1 major; C] minor; 0 Preliminary; C1 final; Opreliminary and final, 1) O Subdivision with variances: E] major; 0 minor; O preliminary; O final; Opreliminary and final. 8) Q Site Plan: O preliminary; 0 final; Qdpreliminary and final; 2 with variances; C) without variances, 9) O Amended Site Plan. 10) 0 Conditional Use. 11) O Conceptual. 12) O Home Professional Office. 13) O Home Occupation. 14) D Soil Removal Permit. Please list the specific Sections of the Ordinance for which a variance is sought. If additional space is required, please attach alist. gee Rider Section: ; Proposed: 3 Description: ; Proposed: 3 Description: It ; Proposed: ; Description: Section: ; Proposed: ; Description: E, DESCRIPTION OF PROPERTY Existing Use of the Property single family dwelling and mixed use building Briefly describe the major elements of your proposal: (a more detailed description is required in Section G, Demolition of ingle family Gwett ae addition to existing mired ) use building; parking and other improvements. The property is_16,242 (square feet); 0.375 (acres) Impervious Surface Coverage: Present: 3 Proposed: 69.07% Building Coverage: Present: 16.48 % 3 Proposed: 20.85% Is the property located: Within 200 feet of another municipality? 0 Yes No Adjacent to an existing or proposed county road? @ Yes ONo Adjacent to other county land? O Yes No Adjacent to a state highway? O Yes No TAPLANNING.BRD\Ducument Library\PB-ZBA Application J-20-15lac

The following information is respectfully requested to enable the Board to facilitate the processing of this application: APPLICANT'S ATTORNEY: William C. Sullivan, Jr., Esq. Telephone Number: (291) _96-7215 Email_you11i yan@sh-law com Address:_150 Clove Road, 9th Floor, Little Falls, NJ 07424 APPLICANT'S ENGINEER: Michael T. Lanzafama, P.E. Telephone Number: (973) 379-3280 Email; mike@caseyandkeller.com Address: Casey & Keller, 258 Main Street, Millburn, NJ 07041 APPLICANT'S ARCHITECT: _Larry Apel, RA, ATA ‘Telephone Number: (973) 994-1776 Email: la Dad gare bitocts - Zone Address:_ Appel Design Group, 23 Vreeland Road, Suite 260, Florham Park, NJ 07932 APPLICANT'S PLANNER: TBD Telephone Number:( ) Email: Address: OTHER EXPERT(S): Telephone Number:( —) Email: Address: Ifnecessary, please list any additional experts below, including address, telephone number and email address, TAPLANNING BRD\Qucument Litrar\PB-ZBA Application ¥-20-15.doc

G, REQUIREMENTS FOR VARIANCES 4A) Please attach a written statement labeled “PROPOSAL”, describe the major elements of your Proposal, and describe in detail the physical and use changes proposed. 4B) Please attach a written statement labeled “REASONS FOR RELIEF”, which fully answers 4C-1, 4C-2 or 4D (Special Reasons) AND part 4E (Negative Criteria). 4C-1) (For C1 variances only) The strict application of the provisions of the Zoning Ordinance would result in the peculiar and exceptional practical difficulties or exceptional undue hardship under N.J.S.A. 40:55D- 70c(1). List in detail wherein this case conforms to this requirement, including, if applicable, reference to the exceptional narrowness, shallowness, or shape of the property, or the exceptional topographical conditions affecting the property which applicant contends warrants the granting of the variance, 4C-2) (For C2 variances only) State how the purposes of the Municipal Land Use Law would be advanced by a deviation from the zoning ordinance requirements and the benefits of the deviation would substantially outweigh any detriment according to N.J.S.A 40:55D-70c(2). Please list all benefits of the deviation to the Township and any adverse effects. State how the benefits of the deviation would substantially outweigh any detriment to the Township. 4D) (For D variances orily) State the special reasons under NJ.S.A 40:55D-70d affecting this property, 4E) The granting of this variance Will not be substantially detrimental to the public good and will not substantially impair the intent of the zone plan and Zoning ordinance. List in detail the reasons, among others, why the variance can be granted without being materially detrimental to the welfare of the community or injurious to the property or improvements of others in the neighborhood and zone, H, PLAT SUBMISSION 4F) Please list all maps and other exhibits accompanying this application. Attach an additional sheet if necessary. ITEM SIGNED BY DATE/REVISION site plan Michael T. Lanzafama 7/17/25 architectural plans Larry Appel 8/14/25 I. NOTICE Applicant is responsible to publish and serve notice of this application in accordance with Zoning Board of Adjustment/Planning Board requirements; however, notice may not be served until this application is certified as complete and the administrative officer has assigned the applicant a public hearing

of Adjustment/Planning Board requirements; however, notice may not be served until this application is certified as complete and the administrative officer has assigned the applicant a public hearing date, TAPLANNING. BRD\Document Library\PR-2BA Application 4-20-13.doe

J. VERIFICATION AND AUTHORIZATION SIGNATURE IS REQUIRED FOR ALL OF THE FOLLOWING: APPLICANT'S VERIFICATION Applicant’s Signature: MD- . Date:_ I//0o/Q =~ CONTINUANCE Should the Planning Board/Zoning Board of Adjustment have a full and heavy agenda, or discussion and meeting regarding this application requiring carrying the matter past the statue time limit, the applicant grants permission for such an extension. Applicant's Signature: WD Date:_ T//a 7.2 y- OWNER’S AUTHORIZATION ~ MUST BE SIGNED Thereby certify that [reside at_S/G Plea cant Valle. in the County of Fs ek and the State of De, £ 5 and that I am the owner of all that certain lot, piece or parcel of land known as Block(s)__/ 3-7. OG : Lots) j) 2 on the Tax Map of which property is the subject of the above application, and that said application is hereby authorized by me. Furthermore, | authorize inspection of the site which is the subject of this application. Owner’s Signature: AD Date: A/lo/dy- THIS APPLICATION DOES NOT RELIEVE THE APPLICANT FROM COMPLYING WITH OTHER TAPLANNING,BRDWDocument LibrurylPU-ZRA Application 4-20-18.

PROPOSAL AND REASONS FOR RELIEF APPLICATION OF 127 MITCHELL STREET, LLC 512 AND 516 PLEASANT VALLEY WAY, BLOCK 154.06 LOTS 11 AND 12 WEST ORANGE ZONING BOARD OF ADJUSTMENT PROPOSAL: Applicant 127 Mitchell Street LLC (““Applicant’’) is the owner of properties located at 512 and 516 Pleasant Valley Way, also known as Block 154.06 Lots 11 and 12 on the West Orange Tax Map. The two-story building located at 516 Pleasant Valley Way, (Lot 11), is a mixed-use structure including commercial space on the first floor and an apartment on the second floor. A single-family home is located at 512 Pleasant Valley Way (Lot 12). The property is located in the OB-1 Zone. The Applicant proposes to demolish the single-family home on Lot 12, build an addition on the rear of the existing mixed-use building on Lot 11, and construct parking on Lot 12. The addition would include ground floor and first floor office space and two apartments on the second floor. Mixed uses are not permitted in the OB-1 Zone. (They are permitted in the B-1, B-2, P-C, O-R and I zones, per Ordinance section 25-8.12). Mixed uses have been conducted at Lot 11 since at least 1987. See the Attached prior Board Resolutions and specifically Resolution ZB-91-22. The Applicant proposes to expand the building at Lot 11 and move parking to Lot 12, so the mixed use previously permitted by the Board by variance would expand. Therefore, the Applicant requests a (d)(3) variance to expand a pre-existing nonconforming use. At the hearing, the Applicant will present testimony supporting that relief, including the fact that under the existing and proposed conditions, the property will remain the location of a mix of commercial and residential uses, with site improvements and without substantial detriment to the public good or the purpose of the Ordinance and Plan. In fact, the 2010 Master Plan Update recommended rezoning of these parcels and other OB-1 lots nearby into the B-1 Zone, which permits mixed use. The (d)(3) request also applies to the lot area per unit to be provided. The Ordinance requires lot area of 6000 sq ft per unit in the OB-1. Under existing conditions, the combined lot area of Lot 11 and 12 provides 8,121 sq ft per unit for the two units on the lots. The single-family home has been present for many years and the apartment has been present since at least 1987. The Applicant proposes to add a third

8,121 sq ft per unit for the two units on the lots. The single-family home has been present for many years and the apartment has been present since at least 1987. The Applicant proposes to add a third residence on the combined lots, resulting in 5,414 sq. ft. per unit. Relief under (d)(3) is justified in part because the OB-1 standard for lot area per unit follows the requirement in the R-6 zone. But only single-family homes are permitted in that zone, explaining the desire for greater lot area. The 6000 sq ft per unit obligation is not appropriate to this property and adding a unit to the project on the combined lots will not cause any substantial detriment. 4928-7503-4984, v. 1