26 03 25 516 Pleasant Valley Way Planning Review 2

West Orange Zoning Board March 26, 2026 Re: 127 Mitchell Street, LLC (516 Pleasant Valley Way) Our File No. 115.WRZ0154.V01 Planning Review #2 Page 2 2. Project and Property Description The subject site is made up of two adjacent properties that are located on Pleasant Valley Way approximately 550 feet south of the intersection with Eagle Rock Avenue, in the northern portion of the Township. The 16,242 square foot (0.37 acre) tract consists of Lot 11 and Lot 12. Lot 11 is a 8,770 square foot (0.20-acre) lot developed with a two-story mixed-use building containing office space on the first floor and an apartment on the second floor. Lot 12 is a 7,412 square foot (0.17- acre) parcel developed with a single-family home and a storage shed in the rear of the lot. Each lot is accessible to Pleasant Valley Way with its own driveway and parking lot towards the rear of the lots. The parking on Lot 11 has approximately 11 parking spaces. Surrounding the site is a mixture of uses, including residential, commercial, civic, educational, and recreational uses. This is our second review of the application. All new comments can be found in bold and italic type. The applicant has submitted revised and supplemental materials in response to comments previously provided by the Township’s Site Plan Review Advisory Board (SPRAB) that indicate the following changes from the initial submission: • The garbage dumpster area has been revised to include details of the enclosure. • The HVAC units are now proposed to be screened by a fence. • Lighting details have been revised to provide adequate illumination along the pedestrian path around the building and parking area. • Supplemental details on utilities and stormwater management have been provided. The applicant is proposing to demolish the existing single-family home on Lot 12 and develop a new parking lot with 21 off-street parking spaces. Access to the parking lot would come from a new 24-foot wide driveway onto Pleasant Valley Way. The applicant also proposes to construct an expansion to the mixed-use building on Lot 11, which will be located behind the existing structure. The building expansion will consist of 1,790 square feet of office space on the lower/cellar level, 1,510 square feet of office space on the ground level, and 2 new residential apartments on the second floor. Both apartments are proposed as multi-level spaces

office space on the lower/cellar level, 1,510 square feet of office space on the ground level, and 2 new residential apartments on the second floor. Both apartments are proposed as multi-level spaces with a bedroom and den space on the second floor, and a bedroom in the attic or third floor of the building. Additional improvements proposed at this time include lighting of the parking lot, landscaping along the street frontage, a garbage enclosure in the rear of the parking lot, and a retaining wall along the southern lot line of the site.