26 04 24 Planning Review Letter 1 rcd4 24 26

"H:\Legacy\Howell-FS1\SEC\West Orange\Zoning Board\115.WRZ0134.V01 - M. Vega Investments, LLC\26-04-03 Engineering and Planning Review Letter #1.docx" April 24, 2026 Our File No. WRZ0134.V01 Page 2 2. Property and Project Description The subject site consists of three adjacent lots that have frontage on Franklin Avenue. The 10,000 sf (0.23 acres) tract is currently developed with a one-story masonry building and detached one-story frame shed, and an off-street parking area for large vehicle storage. Access to the site is provided by one driveway onto Franklin Avenue. The majority of the site is cleared and paved. The Applicant is proposing to renovate the existing building and improve the site through new striping and concrete curbs in the parking area. The building and site will be used for an office and storage space, for a landscaping business. The materials provided indicate that 383 square feet of the building will be for office use, and the remaining 2,669 square feet will be for storage purposes. The building and parking area will be accessed by the existing driveway onto Franklin Avenue, and will have three (3) off-street parking stalls for regular vehicles, including one (1) ADA accessible parking space, and five (5) oversized (9’x30’) truck parking stalls. Additional proposed improvements include landscaping, lighting, and utilities throughout the site. Surrounding the property is a mix of commercial and residential. Immediately north of the site is a auto-body shop. To the east and west of the site are single-family residences, and to the south of the site are recreational areas, a pre-school, and various offices. 3. Completeness The application had previously been deemed incomplete, on the basis that the applicant failed to provide a traffic and parking report. The applicant has now provided a traffic and parking report. We recommend that the application be deemed complete and scheduled for a hearing before the Zoning Board of Adjustment. 4. Zoning The subject property is located in the B-1 Retail Business Zone. The following uses are listed as permitted principal uses in the B-1 zone: • Retail sales and service uses; • Offices; • Restaurants and bars; • Massage and bodywork; • Business or vocational schools; • Residences A materials storage use, or contractor’s storage use, is not expressly permitted in the B-1 district. Standard off-street

d bars; • Massage and bodywork; • Business or vocational schools; • Residences A materials storage use, or contractor’s storage use, is not expressly permitted in the B-1 district. Standard off-street parking that is customary to a retail or office use is permitted as an accessory use. However, commercial vehicle parking is not a permitted accessory use. All development in the B-1 Retail Business Zone is subject to the following bulk requirements: