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 residential properties. The overall area of the subject property is limited to just over 30,000 square feet, where the Applicant seeks to provide required off- street parking and loading areas in addition to the proposed supermarket. This makes it practically difficult to meet the required lot coverage. It should be noted that the Applicant is compliant with the permitted building height and building coverage, indicating that the development is appropriately sized and that the requested variance is still suitable within the surrounding land use context. Additionally, the Applicant will provide new rain gardens and shade trees to address the proposed excess coverage of the lot, which will not only improve stormwater management but also enhance the aesthetic appearance of the property which currently consists of predominantly paved surfaces. The Applicant will also provide rooftop solar facilities to make efficient use of space and promote sustainability, reducing energy usage and emissions for the community overall. Moreover, the proposed lot coverage of 97% will represent a minor improvement upon the existing condition of 99%. With respect to the requested variances for off-street parking and loading, it is not practically feasible to provide the required number of off-street parking spaces and loading areas. As referenced above, the Applicant already proposes 97% lot coverage and is constrained by the area of the lot. It is noted that the high number of required parking spaces is a result of accounting for storage space along the second level of the supermarket, as parking is calculated based on gross floor area, which the Township stipulates must account for all building areas on all levels. The proposed storage areas primarily serve to improve the operation and capacity of the supermarket, and do not impact parking demand. If only the proposed ground floor retail area were considered (13,934 square feet), the Applicant would be required to provide 43 spaces (utilizing the B-1 Zone Central Business District parking reduction outlined above) and would therefore

area were considered (13,934 square feet), the Applicant would be required to provide 43 spaces (utilizing the B-1 Zone Central Business District parking reduction outlined above) and would therefore exceed the requirement with the proposed 46 spaces and 5 EV space credits. The Applicant also proposes to have 10 on-street parking spaces serve the development, which can supplement the provided off-street parking spaces, thus providing an adequate overall parking supply for customers. In addition, the proposed off- street parking is compliant with the required number of ADA and EV parking spaces. The provided amount of surface parking will be sufficient for customers of the supermarket without providing an excess of surface parking, which could disrupt the surrounding mixed-use urban context. It should be further noted that the proposed 46 off-street parking spaces with 5 EV space credits would be an increase from the existing 42 spaces on site. Regarding loading areas, while the applicant is providing only 1 off-street loading space, a total of 2 loading spaces are proposed. Subject to Township Council approval, the proposed temporary loading space along Main Street will make an efficient use of curb space without impeding any required off-street 5