AF comment Application Addendum proposal description and reasons for relief

2 4912-1734-3864, v. 1 from 115 units to 105 units, which Applicant understands from the workshop meetings was an acceptable density. Under West Orange’s current zoning, the site can accommodate this use, including the required parking, without any “d” variances under N.J.S.A. 40:55D-70d, and only certain variances under N.J.S.A. 40:55D-70c, as described below. The site is appropriate for the mixed use as set forth in West Orange’s Ordinance. It is located between commercial uses to the west, recreational uses to the south and east, and residential to the north. The site is on the northern side of Northfield Avenue, across, to its south, from that wooded portion of the South Mountain Conservancy area which lies to the east of the Turtle Back Zoo. Further preserved green space to the east of the site itself, on the north side of Northfield Ave., buffers the site from the nearest residences, in that direction. To the site’s west, across Sheridan Ave., are commercial properties and St. Cloud elementary school, and the parking lots pertaining to each. Multiple commercial uses, including a hotel, continue west along Northfield Ave. in the B-2 zone, all the way to the major intersection of Northfield Avenue and Pleasant Valley way. The northmost portion of the site consists of a steep slope, which ranges in height from over 15 feet at Sheridan Ave. to over 35 feet at the eastern end of the site, wooded throughout with trees and supported by old railroad tie retaining walls. The Application proposes to replace and improve the retaining walls, to stabilize the lower, less-steep portions of the slope as shown on sheet SLP-1 of the attached civil engineering plans, to add green space at the foot of the slope, including in an area of current pavement, to conserve and supplement the wooded area, as shown on the Landscape Plan, and NOT to build on the steeper part of the slope. The slope itself fully buffers the adjacent properties to the north, due to their being built atop the slope, and behind a stand of mainly deciduous trees. Due to the moderate slope of the site along Northfield Ave. from east to west, for the majority of the Northfield Ave. frontage, and the corresponding area of the site, the lowest level will have below-grade parking, with an entrance roughly 1/3 of the way up from the Sheridan Ave. corner. A portion of this lowest level of the proposed building

ding area of the site, the lowest level will have below-grade parking, with an entrance roughly 1/3 of the way up from the Sheridan Ave. corner. A portion of this lowest level of the proposed building will be at street level at the intersection of Northfield and Sheridan Ave. This will contain the retail use as well. The lowest level will serve to support three levels of apartments. The building will also contain various tenant amenities, including co-working / amenity spaces, a zen garden, a lounge, two (2) outdoor deck spaces and a gym. Approximately 200 parking spaces will be provided on-site, including EV spaces and handicap spaces. The site plan has been revised multiple times in accordance with requests of the West Orange officials and planning staff, including a setback of the building at the Sheridan Ave. corner for a sight triangle and the amenities as discussed. The workshop sessions confirmed that no “d” variances would be required. 4B. REASONS FOR RELIEF, including 4C-1, 4C-2, and 4E. (4D is not applicable, since no “d” variance is required.)