26 03 25 516 Pleasant Valley Way Planning Review 2

One Market Street, Suite 1F Camden, NJ 08102 732.410.2651 www.cmeusa1.com March 26, 2026 West Orange Township – Zoning Board 66 Main Street West Orange, NJ 07052 Re: 127 Mitchell Street, LLC – Planning Review #2 512 and 516 Pleasant Valley Way Block 154.06, Lot 11 and 12 Zone: B-2 General Business Our File No. 115.WRZ0105.V01 Dear Chairman and Board Members: 1. Summary The site consists of two adjacent lots located on Pleasant Valley Way roughly 550 feet south of Eagle Rock Avenue (County Route 611). Lot 11 is an 8,770 square foot (0.20-acre) property located at 516 Pleasant Valley Way and is currently developed with a mixed-use building incorporating a commercial space on the first floor and an apartment on the second floor. Lot 12 is a 7,412 square foot (0.17-acre) lot located at 512 Pleasant Valley Way, and is developed with a single-family home. The applicant proposes to expand the existing mixed use building, demolish the home, and construct a new 22-space parking lot on the site. A D(2) use variance relief is required to permit the expansion of an existing non-conforming use.