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 4 Open Space Requirements §25-11.6 - Open space is required at a ratio of one square foot of open space for every square foot of building area. Approximately 9,000 square feet of building area is proposed, with less than 5,000 square feet of area on the site that could potentially be considered open space. The precise building floor area should be confirmed. The plans have been revised to indicate that 10,682 s.f. of building are in total is proposed. Therefore 10,682 s.f. of open space is required, and 5,047 s.f. of open space is proposed. Utility Screening §25-8.15: Utility Screening. Ground level utilities such as HVAC equipment is required to be screened by landscaping on three sides of the units. The existing air-conditioning units serving the building are located along the southern side of the existing building and are not screened on any of the sides to conceal the box throughout all seasons of the year, and no screening is proposed. The plans have been revised to include a fence around the proposed HVAC units. Parking & Loading Off-street parking is required for mixed-use buildings at a minimum of the following: • Office: 1 space for 250 sf of gross floor area = 4,666/250 = 19 spaces required • Apartments: 2 spaces per 2-bedroom apartment x 3 apartments = 6 spaces required • 25 total parking spaces are required by code • 21 parking spaces are proposed. With 2 of those parking spaces proposed to be EV make- ready spaces, the required amount of parking can be reduced by 2, to 23 spaces being required. • A variance will be required for insufficient parking. A shared parking approach may be utilized since housing is included in the mixed-use development, per §25-12.2(a)(3) of the Township Code. No off-street loading is required for residential or office uses. 4. Variances & Waivers Required It appears that the following conditions are not in compliance with the Township’s land development regulations and may require variance or design waiver relief from the Board to permit the project as proposed: Variances: