2026 03 06 Justifications Memo_470 Eagle Rock AvenueWORev4

JUSTIFICATIONS OF VARIANCES DR Project no.:12210-001 PROPOSED MIXED COMMERICAL DEVELOPMENT Rev. March 06, 2026 470 EAGLE ROCK AVENUE (BLOCK 153, LOT 38) TOWNSHIP OF WEST ORANGE, ESSEX COUNTY, NEW JERSEY Page 8 of 15 TABLE 1: DRIVE-UP PARCEL ANALYSIS : WEST ORANGE TOWNSHIP BLOCK LOT ADDRESS AREA (ACRE) AREA (SF) 160.01 30 66 MAIN STREET 20.715 902,345 82.01 1 120 NORTHFIELD AVENUE 44.501 1,938,464 59.04 1.01 120 NORTHFIELD AVENUE 10.57 460,429 80.02 35 14 RIDGE RD 10.17 443,005 80.03 10 PO BOX 1874 5.8 252,648 80.03 21 PO BOX 1874 6.967 303,483 82.03 27 PO BOX 2447 14.91 649,480 80.03 36 2 EXECUTIVE DRIVE #430 12.08 526,205 98 1 1 PARK WAY 16.77 730,501 104 10 45 MOUNTAIN AVENUE 9.91 431,680 97 24.02 280 PARK AVE, 3RD FL 5.779 251,733 97 1 3232 NEWMARK DRIVE 5.886 256,394 101.01 6.02 MAIN ST.& LAKESIDE AVE. 5.133 223,593 102 5 10 LYNWOOD WAY 6.24 271,814 91 1 MAIN ST.& LAKESIDE AVE. 10.46 455,638 93.01 1 1 PARK WAY 10.5 457,380 115 15 66 MAIN ST 9.034 393,521 125.02 106 66 MAIN ST 7.08 308,405 140.02 2 33 CLINTON ROAD 9.377 408,462 109 3 1 PARK WAY 14.47 630,313 107 1.04 BOLAND DRIVE 37.016 1,612,417 107 1.03 1240 HEADQUARTERS PLAZA 8.693 378,667 107 5 66 MAIN STREET 5.434 236,705 151 33 420 BOULEVARD STE #201 5.913 257,570 151 1 P O BOX 194 189.03 8,234,147 151 30 7902 WESTPARK DR 5.717 249,033 152.22 1413 WALDECK COURT 10.255 446,708 152.23 1434 300 PLEASANT VALLEY WAY 6.31 274,864 151 15.03 111 PROSPECT AVENUE 5.74 250,034 152.10 1 179 EAGLE ROCK AVE 9.66 420,790 151 17.01 111 PROSPECT AVENUE 8.29 361,112 152.01 1445.01 481 EAGLE ROCK AVENUE 11.07 482,209 152.01 1445 P.O. BOX 326 31.36 1,366,042 152.22 1428 350 PLEASANT VALLEY WAY 0.5702 24,838 154 20.01 179 EAGLE ROCK AVE 31.56 1,374,754 154.21 34 168 BUSINESS PARK DRIVE 9.71 422,968 154.19 6 66 MAIN STREET 9.7932 426,592 155 26.01 150 CIRCLE AVENUE 23.362 1,017,649