2026 03 06 Justifications Memo_470 Eagle Rock AvenueWORev4

West Orange Zoning Board of Adjustment Township of West Orange 66 Main Street West Orange, New Jersey 07052 DR Project No.: 12210-001 February 24, 2025 Revised September 05, 2025 Revised January 09, 2026 Revised March 06, 2026 Re: JUSTIFICATIONS OF VARIANCES PROPOSED MIXED COMMERICAL DEVELOPMENT 470 EAGLE ROCK AVENUE (BLOCK 153, LOT 38) TOWNSHIP OF WEST ORANGE, ESSEX COUNTY, NEW JERSEY An application has been filed for the above noted property with the West Orange Zoning Board of Adjustment for the approval of a Preliminary and Final Major Site Plan with a d(3) conditional use variance for a fast food restaurant and approval of bulk “c” variances for minimum lot area for drive-up window, maximum impervious coverage, location of parking in front yard, maximum number of façade signs, maximum façade sign area, and tree canopy preservation. The subject property is located in the B-2 General Business (“B-2”) District. I. PROPERTY DESCRIPTION The subject property is a corner lot identified as Tax Lot 38 on Block 153 fronting Eagle Rock Avenue to the north and Rosney Terrace to the west. The subject property has a total lot area of 45,713 square feet (1.05 acres), approximately 248 feet of frontage along Eagle Rock Avenue, and approximately 182 feet of frontage along Rosney Terrace. The property is currently improved with a vacant 1-story frame building that was previously a commercial use (formerly known as China Gourmet). II. PROJECT DESCRIPTION The purpose of this application is to adaptively reuse the existing building and develop the subject property with a new 1-story commercial building with 2 individual (but attached) restaurants with separate entrances. The subject property will be developed to accommodate one dine-in restaurant and a fast-food restaurant with a Revised version 4.0 of this report considers completed testimony and project changes based on the following documents: • Revised civil plans by Dynamic Engineering dated 11.25.2025 • Revised traffic impact study by Dynamic Engineering dated 12.04.2025 • Board Planner’s Report version 5.0 dated 12.12.2025 New and/or revised text is purple, bolded and italicized