470 Eagle Rock Planning Report 1 9 26

JUSTIFICATIONS OF VARIANCES DR Project no.:12210-001 PROPOSED MIXED COMMERICAL DEVELOPMENT Rev. January 09, 2026 470 EAGLE ROCK AVENUE (BLOCK 153, LOT 38) TOWNSHIP OF WEST ORANGE, ESSEX COUNTY, NEW JERSEY Page 11 of 12 Loading Space: The ordinance requires the proposed project to provide one off-street loading space for the proposed uses. The current site plan does not provide a dedicated, striped loading space on the property but accommodates the off-street loading of the relevant truck model as made evident on sheet 19 of the Civil Site Plans, wherein circulation movements for a large delivery truck are provided. The deliveries associated with the proposed commercial uses will be scheduled in coordination with the hours of operation of the fast-food restaurant and restaurant to mitigate any circulation impacts. The delivery vehicle will not prevent the remainder of the site circulation from being functional in any way other than a temporary disruption to the front yard parking spaces. Existing Tree Canopy Preservation: The ordinance requires that 50% of the tree canopy on each developed be preserved with each application that proposes tree removal and replacement. The project will not preserve any of the existing trees as they have been deemed invasive by the Township Zoning Board Engineer. The project proposes replacing the existing invasive trees with 53 new compliant trees. The proposed replacement is a significant improvement from the existing site conditions both aesthetically and performance-wise in terms of integrity of the tree canopy within the immediate proximity of the subject property and therefore the benefits outweigh the detriments. Per the revised civil plans and the increased landscape buffer at the rear yard, the project now complies with the Township’s tree replacement requirements and proposes 53 new trees at 2.5” caliper (See civil sheet 4). Parking Lot Shade: The ordinance requires that all parking lot owners shall create 50% shade in the parking lots within 25 years. The proposed tree canopy will not create 50% shade in the parking lot. The proposed tree canopy is limited to perimeter landscaping as the majority of the site is occupied by the surface parking. The proposed landscaping plan will improve significantly upon the existing condition within the site by providing internal planting areas throughout the “core” of the site where

y the surface parking. The proposed landscaping plan will improve significantly upon the existing condition within the site by providing internal planting areas throughout the “core” of the site where only impervious coverage exists today. and will provide an increased number of compliant trees than what is currently existing. The revised site plan now provides a conforming tree replacement ratio and therefore meets the intent of general canopy goals of the landscape ordinance, but positioning onsite does not allow for this to shade 50% of parking areas. The benefits of the proposed landscaping plan outweigh the detriments. Purpose of the Municipal Land Use Law The granting of the variances will advance the purposes of the Municipal Land Use Law and promote the general welfare.