20260605_PB 26 04 111 Prospect Ave_Planning Review 1

Memorandum 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com TO: Township of West Orange Planning Board FROM: Malvika Apte, PP, AICP, Planning Board Planner Langley Oudemans, Associate Planner RE: PB Application 26-04 Planning Review # 1 111 Prospect Avenue Block 151, Lot 17.01 Preliminary & Final Major Site Plan Approval with Bulk “C” Variances Approval DATE: June 5, 2026 _____________________________________________________________________________________________ 1. Materials Reviewed As requested, we have reviewed the following materials: • Two (2) pages of Response Letter for PB Application 2026-04 prepared by J. Michael Petry of Petry Engineering, LLC., dated May 21, 2026; • One (1) page of Fire Hydrant Locations, undated; • Thirty-two (32) sheets of Amended Preliminary and Final Site Plan for The Estate prepared by Petry Engineering, LLC., dated January 21, 2025 and revised through May 21, 2026; • Eight (8) sheets of Architectural Plans dated December 19, 2025, revised through May 20, 2026; • Three (3) sheets of Phase II Architectural Plans dated December 19, 2025, revised through May 20, 2026. • Township of West Orange Application for the Planning Board, prepared by Orange Prospect LLC, dated March 30, 2026. Including the following exhibits: o Project Description for 111 Prospect Avenue prepared by FBT Gibbons LLP, dated April 2026. o Township of West Orange Site Plan Checklist, undated o Township of West Orange Tree Removal and Replacement Permit Application for 111 Prospect Avenue, prepared dated March 14, 2026 o Corporate Ownership Disclosure for Orange Prospect LLC, undated. o Township of West Orange Planning Board Resolution for Application PB 25-02, memorialized on June 4, 2025.

Memorandum Page 2 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com o Township of West Orange Planning Board Resolution for Application PB-92-10, dated December 1, 1993. o Township of West Orange Planning Board Resolution for Application PB-96-08, dated October 9, 1996. o Township of West Orange Planning Board Resolution for Application PB-97-21, dated October 8, 1997. o Township of West Orange Board of Adjustment Resolution for ZB-98-07 Use Variance, dated May 14, 1998. • Eleven (11) pages of Environmental Impact Statement for The Estate at 111 Prospect Avenue, prepared by Petry Engineering, LLC, dated February 27, 2026. • Thirty-two (32) sheets of Amended Preliminary and Final Site Plan for The Estate at 111 Prospect Avenue, prepared by J. Michael Petry, PE, PP, RA, dated December 19, 2025. • Eight (8) sheets of Restaurant Building Architectural Plans prepared by J. Michael Petry, PE, PP, RA, dated December 19, 2025. • Three (3) sheets of Main Building Architectural Plans prepared by J. Michael Petry, PE, PP, RA, dated December 19, 2025. • One (1) sheet of Boundary and Topographic Map of Bow and Arrow Manor, Inc on Lots 15.03 & 17.01 of Block 151 and Lots 5 & 6 of Block 151.02, prepared by Petry Engineering, LLC., dated February 29, 2012. • Two-hundred and three (203) pages of Stormwater Management Report for The Estate at Block 151, Lot 17.01, prepared by Petry Engineering, LLC, dated December 19, 2025. • Two (2) pages of Soil Moving Permit Request for The Estate, prepared by Petry Engineering, LLC, undated. 2. Site Description The subject property, identified as Block 151, Lot 17.01 in the Township tax records, is located at 111 Prospect Avenue. The property is an L-shaped corner lot fronting Woodland Avenue and Prospect Avenue. The site has approximately 1,375 feet of frontage on Prospect Avenue and 166.61 feet of frontage on Woodland Avenue. Overall, the property measures approximately 8.29 acres (361,112.4 SF) in area. The site is developed with several structures and site improvements, which are remnants of the property’s past uses as a catering/banquet hall, but site is currently vacant. The subject property is in the B-2 General Business Zone and sits across the street from Eagle Rock Reservation, which is in the Conservation Overlay within the R-1 Residential Zone, where single

ant. The subject property is in the B-2 General Business Zone and sits across the street from Eagle Rock Reservation, which is in the Conservation Overlay within the R-1 Residential Zone, where single family- dwellings on 80,000 square foot lots are permitted. The subject property and the neighboring property to

Memorandum Page 3 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com the north are both within the B-2 Zone. The R-6 Zone, where single-family dwellings on 6,000 square foot lots are permitted, sits on the western side of the subject property, and the R-1 Zone sits to the south of the subject property. Residential properties with single-family dwellings abut the subject property along the entire western edge. The neighboring property in the B-2 Zone includes a hotel, and further north on Prospect Avenue sits the Montclair Golf Club. 3. Proposed Project Review: i. The Applicant is seeking amended preliminary and final site plan approval for a previously approved application. This proposal includes modifications to the rear parking area, circulation improvements, updated grading, drainage, landscaping, and lighting, Phase Two building improvements, and related relief consisting of a Soil Removal Permit, Stormwater Permit, Tree Removal & Replacement Permit, and an extension of time to install replacement trees. The amended improvements include renovations of portions of the existing banquet hall and restaurant buildings, reconstruction of the rear parking lot and related site features, revised circulation and walkways, updated grading and drainage, and related landscaping improvements. A summary of the proposed changes since the previous application’s approval is outlined below: ii. Banquet Area: a. Courtyard improvements to be demolished and reconstructed at higher elevation to match the first floor b. Fountain wall to be reconstructed to match new elevation c. Interior brick and paver walkways to be removed and replaced d. Fountain in the rear area to be removed and reconstructed e. Addition of a covered patio at the first-floor level facing rear yard area f. Minor renovations proposed to the existing interior layout iii. Restaurant Area: a. Removal of the flagstone patio, greenhouse, and gazebo b. Construction of a new gazebo c. Removal of the paver patio d. Removal and reconstruction of brick and paver walkways e. Removal of fountains in the rear area f. Construction of landscaped wall in rear area surrounding a proposed turf area g. Two proposed additions on the north and south sides of the building. The additions are both single stories. i. The addition on the north side of the building

r area surrounding a proposed turf area g. Two proposed additions on the north and south sides of the building. The additions are both single stories. i. The addition on the north side of the building includes a 1,160 SF dining area with an outdoor patio and landscaped area.

Memorandum Page 4 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com ii. The addition on the south side of the building includes a 1,000 SF lounge, which will replace the existing greenhouse and breakfast nook. iii. The revised architectural plans for the restaurant (dated 5-20-2026) include on sheet A-103 and area between the storage room and balcony which is “open to below.” Applicant to provide information on the second-floor space. It appears that the balcony is inaccessible from the other second floor spaces. h. There appears to be a residential unit on the second floor of the restaurant, which is not a permitted use in the B-2 Zone. Applicant to confirm if there are residential uses on the property, and if not, Applicant to provide testimony regarding the use of second- floor space. iv. Driveway and Parking Areas: a. Two entrances/exits to the site provide access from Prospect Avenue via a loop driveway through the site. Proposal includes removal of pavers, regrading, and reconstruction of the paver driveway. b. Removal and reconstruction of block curb throughout. c. Removal of fountains and construction of new landscaped water features. d. Removal of shed. e. Removal of landscaped islands, reconstruction and placement of islands. f. Construct bituminous parking lot in Lots B and C. g. Install EV charging stations. h. Reconstruction of depressed curb. v. Drainage a. Removal of inlets and trench drain from driveway area. b. Reconstruction of drainage systems in Parking Lots B and C. c. Reconstruction of drainage systems in the banquet building’s courtyard areas.

Memorandum Page 5 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com Subject Site Aerial Source: NJ Geo Web

Memorandum Page 6 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com 4. Zoning Review i. Proposed Use: a. The subject property is in the B-2 General Business district where restaurants are permitted principal uses. b. Applicant is proposing to increase the previously approved (Resolution PB 25-02) occupancy of 1515 persons to 1563 persons. c. Applicant shall provide a statement of operations including number of employees, hours of operations, shift timings, number of deliveries and other such operational details. d. Supplemental provisions for all districts (§ 25-8.1b): Off-street parking abutting a residential district requires a minimum distance of 10 feet from the property line. The proposal includes off-street parking, which directly abuts the property line of a residential district (the hotel lot), but the previous approvals include approval for this use. ii. Corner Lot: a. As per § 25-4b of the Land Use Regulations, since the subject property is a corner lot and access to the main entrance is on Prospect Avenue, the Prospect Avenue frontage is considered the front yard and the Woodland Avenue frontage is the side front yard. b. The side yard is considered to be the property edge that is shared with the hotel. c. As per the previous approvals, the remaining yards are all considered rear yards. iii. Previous Site Approvals: a. The most recent approval, for which this application is an amendment to, was memorialized by resolution for PB 25-02 on June 4, 2025. This included preliminary and final major site plan approval and bulk variance relief with waivers. The approved variance was for an impervious coverage of 60.53% instead of 60%, and the waivers were for checklist items 22 and 52. b. In December 1993, under resolution PB-92-10, the site was the subject of conditional approval for an amended site plan and minor subdivision application, and the applicant at the time was granted variances for lot coverage, setback, and parking. c. In October 1996, under resolution PB-96-08, the site received approval for amended site plan for the 1,404-person restaurant/banquet facility and neighboring hotel, including the consolidation of all the lots so that there was just one lot for the hotel and one lot for the “Manor Restaurant.” d. In October 1997, the Planning Board approved an extension of the site

ncluding the consolidation of all the lots so that there was just one lot for the hotel and one lot for the “Manor Restaurant.” d. In October 1997, the Planning Board approved an extension of the site plan approval, subdivision, variances, and conditional uses previously granted in PB-92-10 and PB-96-08.

Memorandum Page 7 of 16 236 BROAD STREET, RED BANK, NJ 07701 • TEL 732.741.2900 • FAX 732.741.2929 • MAIL@HGAPA.COM • www.HGAPA.com e. In 1998, under resolution ZB-98-07, the Zoning Board approved a use variance for a conditional hotel use which did not meet the maximum impervious coverage limits, a “d” variance for height, and “c” variances for side yard setback contiguous to a residential zone of 50ft instead of 75ft, parking for 96 instead of 122 spaces, side yard buffer of 48.4ft and rear yard buffer of 73.82ft instead of 75ft, permitted parking in the front yard of the hotel, entrance and exit setbacks for the driveway to be 25ft instead of 50ft, freestanding sign approval, and minor subdivision approval for the restaurant to be on one property and a hotel on the other. f. In August 1999, under resolution ZB-99-10, the Zoning Board approved an extension of time for obtaining a building permit and for completing construction for the previously granted site plan approval. g. In May 2000, under resolution ZB-00-05, the Zoning Board approved the modification of previously approved site plan (1998) to include modernization upgrades which required a “d” height variance for a three-story, 39 ft 4in building and preliminary and final site plan approval with nine (9) “c” variances. The variances included maximum lot coverage for both the hotel and restaurant properties, steep slope maximum density of 97 units instead of 86.2, restaurant setback to residential district of 55 ft instead of 125 ft, side yard setback contiguous to a residential district of 55 ft instead of 75 ft, buffer strips in all non-residential districts of 55 ft instead of 75ft, buffer strip in all non-residential districts of 28 ft on the side and 65.05 in the rear instead of 75 ft in addition to the required setback, parking the front which is not permitted, driveway distance to residential area of 23 ft instead of 50 ft, and 60 degree angle parking aisle width of 16 ft instead of 18ft. h. In January 2013, under resolution PB-12-31T, the Technical Review Committee of the Planning Board approved the technical site plan for the banquet/restaurant facility to complete interior renovations and construct an elevator. This application included no variances. iv. Easements a. Easements exist between neighboring properties on Block 151.03, Lots 5 and 6 for encroachments b. Electric and Telephone