2026 02 27 Traffic Statement 81NorthfieldAve West Orange NJrcd 3 2 2026

27 February 2026 West Orange Zoning Board 66 Main Street West Orange, NJ 07052 Re: Use Variance – Traffic Statement 81 Northfield Avenue Block 71.03, Lot 43 West Orange, Essex County, New Jersey Langan Project No.: 101325601 Dear Board Members: Langan Engineering and Environmental Services has been retained to prepare an evaluation of the 81 Northfield Avenue existing parking supply and demand to support a use variance request with the township. We have prepared this letter to discuss the existing parking supply and to provide a comparison and discussion to nationally recognized parking standards for a typical office use. The office building is located in the Township of West Orange, Essex County, New Jersey. 81 Northfield Avenue is a two-story office building that contains multiple tenants. The overall building contains 21,000 square feet (sf) and is supported by 110 surface parking spaces. A variance is being requested to permit the parking of a fleet of medical transport vehicles, a total of 10 vehicles, at the site. The vehicles are owned by a building tenant, Elite Fleet Transportation, LLC. There are no proposed changes to the site building or existing parking supply. With the existing parking supply of 110 spaces and the total 21,000 sf building, the existing parking ratio is 5.24 spaces per 1,000 sf. Based on the Institute of Transportation Engineers (ITE) publication Parking Generation, 6th edition, the parking demand for typical office buildings is as follows, with consideration for both general office use and MOB use: • Land Use Code 710 (General Office Building) – ranges between 1.79 – 2.11 vehicles per 1,000 sf GFA as part of the 95th percentile confidence interval. With an average rate of 1.95 vehicles per 1,000 sf of GFA o Therefore, based on the average rate, the peak parking demand is 41 vehicles resulting in a surplus of 69 parking spaces. • Land Use Code 720 (Medical-Dental Office Building) – ranges between 2.28 – 2.98 vehicles per 1,000 sf GFA as part of the 95th percentile confidence interval. With an average rate of 2.63 vehicles per 1,000 sf of GFA o Therefore, based on the average rate, the peak parking demand is 56 vehicles, resulting in a surplus of 54 parking spaces.