25 12 10 127 MITCHELL STREET LLC Planning Review 1 rcd 12 10 2025

West Orange Zoning Board December 10, 2025 Re: 127 Mitchell Street, LLC Our File No. 115.WRZ0154.V01 Planning Review #1 Page 5 d. §25-11.3b Buffer – A buffer of at least 20 feet in width is required where any non- residential use abuts a residential use or residential zone. The rear of the site abuts residential uses, and a buffer of approximately 10 feet is provided. e. §25-11.6 Open Space – Approximately 9,000 s.f. of open space is required, where less than 5,000 s.f. is proposed. f. §25-11.6 Parking Setback – Parking areas are not permitted in the required front yard, or within 25 feet of the side or rear lot lines. The proposed parking lot will be setback approximately 15 feet from the front property line where 30 feet is required, less than 5 feet from the side lot line, and approximately 10 feet from the rear property line. g. §25-12.2.b(1) Parking – The minimum required number of parking spaces is 25, where 21 spaces are proposed. It should be noted that a shared parking approach may be utilized. h. §25-14.3 Lighting – A minimum of 0.6 footcandles is required to be maintained along pedestrian walkways, where lighting levels will be as low as 0.1 footcandles in portions of the pedestrian walkway. 5. Master Plan Considerations The Township’s Master Plan was last reexamined in December of 2019. The following goals, objectives, principles, and recommendations of the Master Plan may be relevant to this application: • Encourage Appropriate Residential Development • Properly Locate Public, Commercial/Retail, Industrial, Residential and Service Uses • Promote Community Sustainability and Resiliency • Promote a Desirable Visual Environment 6. Planning Comments a. The applicant should discuss the proposed project, addressing the general scale and scope of improvements proposed for the site. Testimony should be provided addressing the anticipated operations of the office use on the site, including the type of businesses, hours of operation, and number of employees on the site. b. The applicant should clarify whether lot consolidation is proposed as a part of the application.