PB 25 12 Application

PROFESSIONAL PLANNER’S REPORT 262 Main Street Realty, LLC & 270 Main Street Realty, LLC 262-270 Main Street / Block 114, Lots 50 & 55 Township of West Orange, Essex County, New Jersey feet, which is then divided by 1 parking space required for each 300 square feet, for a total of 62 required spaces. • 2 off-street loading spaces are required (1 for the first 9,999 gross floor area and 1 additional space for each additional 10,000 square feet or part thereof), whereas 1 permanent off-street loading space and 1 temporary on-street loading space are provided. Bulk “c” variance relief is required. PLANNING PROOFS FOR BULK “c” VARIANCES In order to grant a “c” variance, the Board must find that there is either (1) undue hardship or practical difficulty associated with the strict application of the requirements of the zoning ordinance in connection with this specific piece of property; or that (2) one or more purposes of zoning would be advanced by the deviation and the benefits of granting the variances for this specific piece of property would substantially outweigh any detriment. The requested bulk variances can be justified as follows: • §25-7.1: The maximum permitted lot coverage is 75%, whereas 97% is proposed. • §25-12.2b(1): The required number of off-street parking spaces is 62, whereas 46 off-street parking spaces and 5 EV space credits are proposed, for a total of 51 proposed off-street parking spaces. • §25-12.3a(1): The required number of off-street loading spaces is 2, whereas 1 off-street loading space is proposed. Justification: The Applicant seeks to provide a state-of-the-art supermarket complete with a host of produce offerings providing a use that is currently not present within the surrounding neighborhood context. Existing grocery stores in the neighborhood are generally characterized by small footprints which are more akin to a convenience store or bodega, rather than the full diversity of fresh produce options offered by a supermarket. The building footprint of the proposed supermarket is also not excessive and will be a reasonable middle ground

ull diversity of fresh produce options offered by a supermarket. The building footprint of the proposed supermarket is also not excessive and will be a reasonable middle ground between larger supermarkets and bodega-style retailers. For reference, within West Orange and the surrounding area, the existing ShopRite of Essex Green measures over 65,000 square feet, and the Super Supermarket in the City of Orange is roughly 21,300 square feet. The proposed supermarket size will be more appropriate for a main street environment. Furthermore, the proposed development will revitalize a portion of downtown which currently contains vacant commercial buildings. The proposed supermarket will contribute to the Township’s tax base and enhance the Main Street retail environment. The subject property is located within an already built-out portion of downtown West Orange along Main Street, where it is surrounded by other commercial or 4