02_27_2026 81 Northfield Ave Planning Reportrcd 3 2 2026

Planning Report 300 Kimball Drive Parsippany, NJ 07054 T: 973.560.4900 F: 973.560.4901 To: West Orange Board of Adjustment From: Sean Moronski, P.P. AICP Info: Copied Date: 27 February 2026 Re: Planning Report 81 Northfield Avenue Block 71.03, Lot 43 West Orange, Essex County, New Jersey Langan Project No.: 101325601 INTRODUCTION On behalf of Northfield Avenue Realty Associates, LLC (“applicant”), Langan has prepared this Planning Report to support an application requesting “d(1)” use variance approval to permit the overnight parking of medical transport vehicles (“project”) at 81 Northfield Avenue in West Orange Township, Essex County, New Jersey (Figure 1 – USGS Site Location Map). The Planning Report outlines the existing conditions, proposed use, project site zoning, and how the project meets the required criteria for the board of adjustment to grant a “d(1)” use variance. EXISTING CONDITIONS The approximately 2-acre project site is on the north side of Northfield Avenue, between Hutton Avenue to the west and Brennan Drive to the east. The Northfield Avenue interchange with Interstate 280 (I-280) eastbound is east of Brennan Drive (Figure 2 – Vicinity Map). Township tax records identify the project site as Block 71.03, Lot 43 (Figure 3 – Tax Map). The irregularly shaped project site consists of a two-story, 21,000 square foot floor area, multi- tenant office building. The applicant’s tenant, Elite Transportation Group (“Elite”), has its operations office in the building. The 110 space parking spaces include 48 spaces in front of the building, and 62 spaces at the rear of the project site. Two ingress/egress driveways serve the project site, one from Northfield Avenue to the south, and to the other from Brennan Drive (Figure 4 – Site Aerial Photograph).