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 5 a. §25-7.1 Attachment 2 Permitted Uses – Mixed uses, as well as apartment dwellings are not expressly permitted in the OB-1 district. This is an expansion of an existing non- conforming use that was previously permitted by use variance. An amendment to the d-1 use variance will be required. b. §25-7.1 Attachment 3 Lot Area per Dwelling Unit – The minimum lot area per dwelling is 6,000 s.f., where a lot area of 16,242 s.f. is proposed for three dwelling units (5,414 s.f. per dwelling unit). As this exceeds the maximum implied density of the district, this requires a d-5 density variance. c. §25-7.1 Attachment 3 Front Yard – The minimum required front yard setback is 30 feet, where 12.2 feet is proposed. d. §25-7.1 Attachment 3 Maximum Height – The maximum permitted building height is 35 feet, where the building expansion will have a height to the peak of the roof of 35’-8”, which matches the height of the existing building. e. §25-11.3b Buffer – A buffer of at least 20 feet in width is required where any non- residential use abuts a residential use or residential zone. The rear of the site abuts residential uses, and a buffer of approximately 7 feet is provided. f. §25-11.6 Open Space – Approximately 9,000 s.f. of open space is required, where less than 5,000 s.f. is proposed. g. §25-11.6 Parking Setback – Parking areas are not permitted in the required front yard, or within 25 feet of the side or rear lot lines. The proposed parking lot will be setback 14.8 feet from the front property line where 30 feet is required, 1.15 feet from the side lot line, and 8.73 feet from the rear property line. h. §25-12.2.b(1) Parking – The minimum required number of parking spaces is 25, where 21 spaces are proposed. It should be noted that a shared parking approach may be utilized. i. §25-14.3 Lighting – A minimum of 0.6 footcandles is required to be maintained along pedestrian walkways, where lighting levels will be as low as 0.1 footcandles in portions of the pedestrian walkway. The lighting plans have been revised to address this. 5. Master Plan Considerations The Township’s Master Plan was last reexamined in December of 2019. The following goals, objectives, principles, and recommendations of the Master Plan may be

dress this. 5. Master Plan Considerations The Township’s Master Plan was last reexamined in December of 2019. The following goals, objectives, principles, and recommendations of the Master Plan may be relevant to this application: • Encourage Appropriate Residential Development