25 12 03 Engineering Review Letter 1 rcd 12 4 2025

Consulting & Municipal —.. SOCIATES. ENGINEERS Chairman and Members of the West Orange Township Zoning Board December 3, 2025 Re: 127 Mitchell Street, LLC (ZB-25-08) Our File No. 115.WRZ0154.V01 Preliminary and Final Site Plan with ‘C’ and ‘D’ Variances - Review #1 Page 2 « Acompleted Application Form dated September 16, 2025. e A Written Proposal and Reasons for Relief. e Acompleted Site Plan/Subdivision Checklist. e Acompleted Sustainability Checklist Form. e Aprint of a Buffer Report from the Office of the Assessor which lists the properties within 200 ft of Block 154.06, Lots 11 & 12 dated September 5, 2025. e Acopy of Zoning Board of Adjustment Resolution ZB-91-22 dated January 23, 1992. e Acopy of Planning Board Resolution PB-07-10T dated April 11, 2007. e Acopy of Planning Board Resolution PB-07-41T dated December 12, 2007. e A copy of Planning Board Resolution PB-09-25T dated December 2, 2009. e A copy of a Verification of Taxes & Sewer Charges Paid from the Office of the Tax Collector dated September 10, 2025 which states that the taxes are paid until October 31, 2025. We have reviewed the submitted information in support of this application and offer the following comments: A. PROJECT DESCRIPTION The property in question is comprised of two rectangular lots which front on the easterly side of Pleasant Valley Way approximately 550 feet from the intersection with Eagle Rock Avenue. Lot 11 has an area of 8,770 sf or approximately 0.20 acres and is currently developed with a 2-story mixed-use building containing office space on the first floor and a residential dwelling on the second floor. Additional improvements include an asphalt parking area with eleven (11) total parking spaces including one (1) ADA parking space and a shed. Lot 12 has an area of 7,472 sf or approximately 0.17 acres and is currently developed with a 1-story single-family residential dwelling with an associated asphalt driveway and a shed. Both lots are located within the OB-1 Zoning District. The Applicant is seeking Preliminary and Final Site Plan approval with ‘C’ and ‘D’ variances to demolish the existing 1-story single-family residential dwelling on Lot 12 and the parking area associated with the mixed-use building on Lot 11 and construct a building addition to the existing mixed-use building on Lot 11. The cellar and first floor of the building addition will

e parking area associated with the mixed-use building on Lot 11 and construct a building addition to the existing mixed-use building on Lot 11. The cellar and first floor of the building addition will consist of office space and the second floor will include two (2) new apartment units. Additional improvements include an asphalt parking area with twenty-two (22) total parking spaces including one (1) ADA parking space with EV charging capabilities and one (1) standard parking space with EV charging