26 04 01 81 Northfield Avenue Planning Review 1 rcd 4 2 2026

West Orange Zoning Board April 1, 2026 Re: Northfield Avenue Realty Associates, LLC Our File No. 115.WRZ0071.H02 Planning Review #1 Page 2 "\\EgnyteDrive\Artheon\Legacy\Howell-FS1\SEC\West Orange\Zoning Board\115.WRZ0105.V01 - Mavis Tire Supply, LLC\26-03-06 Mavis Tire-Planning Review 2.docx" 2. Project and Property Description The subject property is located on the north side of Northfield Avenue between Brennan Drive and Hutton Avenue, approximately 275 feet west of Interstate 280. The 86,684.4 square foot (1.99-acre) property is currently developed with a 21,600 square-foot two-story multi-tenant commercial office building. The site has two access points, one on Northfield Avenue, and a second on Brennan Drive. The site also has approximately 110 parking spaces, inclusive of 62 spaces on the north side of the site and 48 spaces on the south side of the site. The surrounding areas include Llewellyn Gates Condominiums and several smaller office buildings to the west, single-family residences to the north and south, and a jug-handle for Interstate 280 to the east across Brennan Drive. The applicant is proposing to continue the existing office use(s) within the building and seeks to permit the parking of medical transport vehicles on the site within the parking lot. A total of 10 parking spaces on site are proposed to be dedicated to storage of the medical transport vehicles. The existing building, driveway access points and parking spaces would remain. No site improvements appear to be proposed at this time. 3. Zoning Compliance The property is located within the OB-1 district of the Township. Use Requirements Office buildings are permitted as principal uses in the district. Accessory off-street parking for office or other permitted uses is permitted in the district. The parking of medical transport vehicles is not a permitted principal or accessory use in the district, and is not necessarily customarily incidental to a general business office use. A d-1 use variance will be required to permit accessory parking of medical transport vehicles on the site. Bulk Requirements All development in the OB-1 district is subject to the following bulk regulations: OB-1 Zone Bulk Requirements Required / Permitted Proposed Variance Min Lot Area 10,000 sf 86,684.4 s.f. No Min Side Front Corner Yard (Brennan Drive) 25 feet 25.4 feet No