Cvr Ltr and Application Packet W Exhibits Orange Prospect LLC April 2026

From: 10/10/2012 00:50 #437 P.014/050 met all of the conditions of the West Orange Ordinance for Hotels in a B-2 Zone for a conditional use. D. The present design of the proposed hotel presented to the Zoning Board has reduced the buildings from 3 to 1, but it cannot be built without exceeding the maximum lot coverage of 40% which is a condition pursuant to the ordinance in order to obtain a conditional use approval and also it violates the Steep Slopes coverage «requirement. Therefore jurisdiction for this application rests with the Zoning Board. : E. The “Residence Inn by Marriott at The Manor" that is proposed as the hotel adjoining the Manor Restaurant will result in less impact on the surrounding uses. F. The Applicant proposes to sub-divide the property into 2 lots retaining the restaurant facility known as "The Manor" on proposed Lot 17.01 and "Residence Inn by Marriott at The Manor" which will be the hotel on proposed Lot 15.01. The Applicant will own the hotel but it will be operated by Marriott who has vast experience in such operations in that it can accommodate not only the usual over night accommodations for those attending a banquet or special affair at The Manor which will be next door but also for business persons who must- be in the area for longer than over night. G. Applicant seeks approval for a height variance for 3 stories instead of 21/2 stories as permitted although the maximum height of 35 feet will be the same and it appearing that the hotel will not appear as a 3 story structure as the first floor will be

From: 10/10/2012 00:50 #437 P.015/050 buried and from Prospect Avenue, only floors 2 and 3 will be seen; and in the back floors 1 and 2 will be seen but the 3rd Floor will appear as a roof area with dormers so as to complement the area and the adjoining facility of The Manor. H. The proposed lot coverage, 51.3% exceeds the maximum permitted of 40% and the 51.3% maximum lot coverage also affects the steep slopes lot coverage requirement of 34.5% so as to involve a further use variance requirement. I. While the number of buildings ‘has been reduced to 1 the number of beds remains at 122 as approved by the Planning Board in a subsequent amended application. . a. The Applicant also seeks various "C" variances which include parking for 96 spaces instead of 122 spaces as required, a side yard setback contiguous’ to the residential zone (the golf course side) of 50 feet instead of 75 feet as required; a buffer to the residential district of 48.40 feet on the side and 73.82 feet in the rear instead of 75 feet as permitted; parking in the front yard of the hotel which is not permitted; and driveway distance to the residential area of 25 feet instead of 50 feet as required and permitting a free ‘standing sign to be erected that would be suitable to advertise the hotel and will comply with ail the requirements of the ordinance applicable to signs and will be substantially the same size as the existing Manor sign. K. The drainage system will be improved and the plans submitted and approved by the Engineering Department will accommodate the needs of the residents and prevent problems for

From: 10/10/2012 00:51 #437 P.016/050 them; and a satisfactory sanitary sewer easement has been recorded. L. There will be shared parking between the hotel and The Manor and the 2 uses side by side complement each other and represent a less intense use of the facilities because they will have shared facilities for parking and other appropriate facilities, and there is mo current restaurant proposal for the hotel as the occupants will utilize the Manor. M. » The traffic concerns for the proposed facility were addressed by the engineering department and by Harold Maltz, the Traffic Engineer both in his reports and in his testimony and the requirements expressed by Mr. Harold Maltz and the engineering department have been adopted by the Applicant. N. Suitable sidewalk and pedestrian routes on the hotel site have been provided for so that guests will not be required to walk through the parking areas to access the hotel and their safety will not be adversely affected. QO. The drainage will be improved by going into a detention basin and only the area of the slope between the parking area and the ditch will drain into the ditch as a berm has been constructed behind the Manor Restaurant. P. The Applicant also seeks sub-division so that it will be sub-divided into 2 lots, the proposed lot 17.01 to be for the operation for the Manor Restaurant and Catering Facility and the proposed lot 15.01 to be for the "Residence Inn by Marriott at The Manor". Q- Applicant also requires amended preliminary and final

From: 10/10/2012 00:51 #437 P.017/050 site plan approval. R. The traffic situation having been appropriately addressed as testified to by Harold K. Maltz and as covered in his reports, will not lead to traffic congestion or traffic problems and in fact represents a less intense use of the facilities than approved by the Planning Board. s. The Board noted that should the application before it he denied the application of the Planning Board which has been extended to September 8, 1999 would be the plan that could be completed by the Applicant and would represent a more intense use of the property. vT. The plan submitted for lighting and landscaping and as testified to by the various witnesses will not produce any noxious fumes or generate any disturbing noises to the neighboring properties and their inhabitants. U. The compatibility of the 2 uses, the Manor Restaurant and Banquet Facility and the Hotel represents a less intensive use for parking as a shared parking facility recommended by the Urban Land Institute as indicated by the testimony of the Professional Planner, Peter G. Steck who testified that the 2 uses, restaurant and hotel complement each other, and represent an appropriate use of the area and represent a reduced impact on the land use which is a recommended purpose of proper planning. The testimony of the Professional Planner also supported the granting of the various "C" variances that are required as above setforth. The proposed use represents the highest and best use of the property. 10

From: 10/10/2012 00:52 #437 P.018/050 Vv. The proposed construction and use is designed to blend in with the character of the neighborhood and will not impact negatively on the surrounding area. Ww. Due to the nature of the proposed use, the design of the site, and the on site operation management of the operation, there will be no adverse impact to the health, safety or welfare of the existing residences in the area or to passersby or to the users of the facilities. x. The purposes of the Municipal Land Use Law will he advanced by the grant of the "D" variances and the "C" variances. Y. The granting of the "D" variances and the "C" variances will not substantially impair the general purposes of the West Orange Zcning Plan, Master Plan or Zoning Ordinances of West Orange. . Z. The benefits of said variances will substantially outweigh any detriment and will not substantially negatively impact on the surrounding properties and neighborhood. AA. The proposed building and use is not out of character with the neighborhood, will enhance the utility of the property, and will considerably enhance the neighborhood and benefit the general welfare of the general public and surrounding area by providing a much needed hotel service. BB. The proposed construction and use does not pose any threat to the safety and well being of anyone in the surrounding area. cc. The granting of the application will not be a substantial LL

From: 10/10/2012 00:52 #437 P 019/050 detriment to the public good. A motion to grant the Applicant's request for two "D" variances as to height for 3 stories instead of 2 1/2 as permitted and for maximum coverage of 51.3% instead of 40% as permitted and instead of 34.5% as permitted by the Steep Slopes Ordinance on Lot 15.01 and 59.9% as per Steep Slopes where 56.77% is permitted on Lot 17.01, and for "C" variances to include a side yard setback contiguous to the residential zone of 50 feet instead of 75 feet; parking for 96 spaces instead of 122 as required; a side yard puffer to the residential district of 48.40 feet and a rear yard buffer to the residential district of 73.82 feet instead of 75 feet as required; permitting parking in the front yard of the hotel which is mot permitted, and the driveway distance to the residential area shall be 25 feet instead of 50 feet as required; and a free standing sign advertising the hotel to conform with the signage requirements of the existing sign ordinance; and for minor sub-division to create 2 lots, one for the hotel and one for the restaurant and banquet facility and for amended preliminary and final site plan approval; was made by Alton Williamson, seconded by Zal Velez and voted upon as follows: AYES . NAYS ABSTENTIONS Abeles 0 ie) Foster Gunning Velez Weiss Williamson NOW, THEREFORE, BE IT RESOLVED, that the Zoning Board of Adjustment of the Township of West Orange, based upon the Findings 12

From: 10/10/2012 00:52 #437 P.020/050 of Fact and Conclusions aforesaid, and upon the laws established in the State of New Jersey, hereby grants Bow & Arrow Manor, Inc., the "D" variances requested for a three story hotel building to be erected instead of a two and a half story im accordance with the plans submitted and for maximum lot coverage to be 51.3% instead of 40% as required by maximum lot coverage provisions and instead of 34.5% as required by the Steep Slopes Ordinance; and does grant the following "c" variances: for side yard setback contiguous to a residential zone of 50 feet instead of 75 feat as required; parking for 96 spaces instead of 122 spaces; side yard buffer 48.40 feet and rear yard buffer 73.82 feet to a residential district instead of 75 feet as required; permitting parking in the front yard of the hotel where it is not permitted and permitting entrance and exit setbacks for the driveway distance to be 25 feet instead of 50 feet as required and for a free standing sign advertising the Hotel to be in accordance with signage requirements of the existing ordinance and grants minor sub-division approval so aa to create 2 lots, one for the restaurant and banquet facility known as The Manor and the other for the operation of the hotel to be known as "Residence Inn by Marriott at The Manor"; and for preliminary and final amended site plan approval in order to permit the Applicant to construct a single building 122 bed hotel on property adjacent to the Manor Restaurant & Catering Facility at 111 Prospect Avenue, West Orange, New Jersey in accordance with the plans submitted; and subject to the conditions stated below being satisfied; and 13

From: R RESOLVED, that the grant of said variances upon the Applicant's full and complete llowing conditions: ditch shall be cleaned out twice per year in sbris so that it will be kept clear at all ed parking agreement between the Hotel and hall be prepared and submitted to the Board ad hereto as Exhibit "A", i reports as implemented by 0. Michael Betry Applicant, are subject to approval of the of the Township of West orange, which 7 approved report dated June 8, 1998 prepared gineers, entitled "Revised Drainage Report, ict Avenue, West Orange, New Jersey, 07052”. iding sign for the Hotel shall be similar to Restaurant. shall be allowed in the fire zone and/or t shall pay a development fee of 1% of the ne of the project as determined by the Tax lock wall with a gate shall be provided to wnce along the entire westerly portion of Lot on board wood fence and shall have suitable 14 10/10/2012 00:53 iby the Township along the entire ig so as not to e to be to the le property shall ibbish and trash. iall be installed the top of the 1all remain in its i shall be used as more than 30 days circumstances. ox use of persons Hotel facility so varking areas. the pavement and ted. However, if ‘isfaction of the congtructed of 4" ong the perimeter. tydrants within 700 #437 P 021/050

From: 10/10/2012 06:53 #437 P.022/050 16. The approvals granted herein are subject to the approval of the West Orange Fire Department. 17. All Findings of Fact and Conclusions of Law set forth herein are deemed conditions that are binding on the Applicant. 18. As built drawings must be submitted to the Engineering Department for their approval. 19. A tree cutting permit must be obtained by Applicant. 20.. Applicant must obtain approvals from New Jersey Department of Enviromental Protection, Soil Conservation Service, and the Essex County Planning Board and submit evidence thexeot to the Township Pianner. 21. Applicant shall contribute to its fair share of off tract sewer improvements as established by Ordinance No. 1328-95 for the South Mountain Relief Sewer in the amount of $862.50 per bedrom and the Vitro Pump Station in the amount of $112.50 per bedroom. 22. Complete compliance with the applicable conditions of the prior resolutions of approval of the Planning Board dated October 9, 1996 and December 1, 1993 including but not limited to: A. The Applicant shall require that all construction equipment must enter and leave by way of Prospect Avenue, except for the construction of the sanitary sewer connection. B. The Applicant shall install low water use fixture throughout the ‘Hotel" as well as upgrade the plumbing fixtures throughout the "Manor Restaurant" to low water use fixtures where necessary, subject to the approval of the Municipal Engineer. c. The Applicant shall remove from the ganitary sewer 16

From: 10/10/2012 00:54 #437 P.023/050 system any extraneous flow, such as cooling water, for the refrigerating equipment. D. The Applicant shall install grease traps and grit chambers for all kitchen facilities at the "Manor Restaurant” and the "Hotel". E. The final design of the site grading and drainage swale at the rear of the “Hotei" site, adjacent to the Deerfield Road residences, shall be subject to the approval of the Municipal Engineer. F. The Applicant shall consolidate by deed all lots, so there will be one lot for the "Manor Restaurant" and one lot for the "Hotel". : 23. The Applicant shall execute, prior to the issuance of a Certificate of Occupancy, an’ Affidavit of Compliance certifying they have fulfilled all conditions set forth herein, which shall be te the satisfaction of the Township Planner, Engineering Department, and Building Department of the Township of West Orange, who shall be furnished with a copy of this resolution. No Certificate of Occupancy shall be issued until receipt of an executed Affidavit of Compliance approved and signed by the Zoning Official. - 17