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 3 3. Zoning Compliance The property is located within the OB-1 (Office Business) district of the Township. Use Requirements The OB-1 (Office Business) district permits office buildings, single-family detached dwellings, water resource storage, government buildings, golf courses and clubhouses, hospitals, farms, nurseries, greenhouses, and similar uses. A mixed-use building consisting of office space and residential apartment dwellings currently exists on the property. Mixed uses, or more than one principal use on a lot is not expressly permitted and apartment dwellings are not permitted in the OB-1 district. A d-1 use variance was previously granted to permit an office and dwelling on the site. This application represents an expansion or amendment to the previous d-1 variance. Bulk Requirements All development in the OB-1 district is subject to the following bulk regulations: OB-1 Zone Bulk Requirements Required / Permitted Existing Proposed Variance Min Lot Area 10,000 sf 8,770 sf (Lot 11) 7,472 (Lot 12) 16,242 sf (0.37 acre) No Min Lot Area 6,000 sf ./ unit 8,121 sf 5,414 sf / unit Yes Lot Width 60 feet 67.49 feet (Lot 11) 57.50 feet (Lot 12) 124.99 feet No Min Front Yard 30 feet 14.4 feet 12.2 feet Yes Min Side Yard 10 feet + 8 feet 15.43 feet 67.84+ 9.05 feet No Min Rear Yard 30 feet 65.15 feet 31.10 feet No Max Bldg Coverage 40% 16.48% (2,676 sf) 20.85% (3,387 sf) No Max Lot Coverage 50% 68.64% (11,149 sf) 68.93% (11,219 sf) Yes Max Building Height 35 feet / 2.5 story 35.67 feet / 2.5 stories 35.67 FT / 2.5 stories Yes Min Buffer Width 20 feet 0 feet +/- 10 feet Yes V = Variance; ENC = Existing Non-Conformity