Zoning Board Regular Meeting Agenda 3-11-2026 31126.PDF Hearing Documents 3-11-2026 221 SPRINGDALE AVE DETERMINATION.PDF 221 SPRINGDALE AVENUE - ENGINEER COMMENTS.PDF 411 N GROVE ST OFF SITE PARKING FOR 221 SPRINGDALE AVE SUPERMARKET PLANS.PDF ZB ZOOM LINK FOR PUBLIC NOTICE.PDF 221 SPRINGDALE AVE - REVISED TOPO SURVEY.PDF 411 AND 419 NORTH GROVE STREET_PLANNING REVIEW.PDF 1. Documents: 2. Documents:� ZB Regular Meeting March 11, 2026 1 44 CITY HALL PLAZA, EAST ORANGE, NJ 07018 REGULAR MEETING VIA ZOOM at 7:00 p.m. Wednesday, March 11, 2026 Please click the link below to join virtually: HTTPS://US06WEB.ZOOM.US/J/82065680817?PWD=UJXUGKEGQJAI2BBHHVOPZYATVVI VYJ.1 Passcode: 758824 Join our meeting by phone: (646) 931-3860 or ( 929) 205-6099 Webinar ID: 820 6568 0817 Passcode: 758824 AGENDA The Chairman Reserves the Right to Revise the Order Of The Agenda As Needed I. CALL TO ORDER A. Reading of the Sunshine Law B. Roll Call C. Determination of a Quorum II. MEMORIALIZATION OF MINUTES OF FEBRUARY 2026 Commissioners eligible to vote: Johnson, Athill, Jones Kelly, Moses, Green, McClinton- Watson, Hudson. EAST ORANGE ZONING BOARD OF ADJUSTMENT TED R. GREEN, MAYOR Jennifer Hudson, Chairperson , Alycia Cohen lanning Director P FAX: (862) 930-7804 PHONE: (973) 266-5486 Shirley McClinton-Watson, Vice-Chairperson Janis Nelson Land Use Administrator� ZB Regular Meeting March 11, 2026 2 III. MEMORIALIZATION OF RESOLUTIONS 1. ZBA-25-0022 (Approved 2/11/26) APPLICANT : Luis Arevalo PROPERTY ADDRESS: 378 Halsted Street. (Block 480, Lot 28) PROJECT DESCRIPTION: In accordance with Chapter 51, the applicant seeks bulk variance approval to add a 2-story extension to the rear of the existing 2-family dwelling. This site is located in the R-2 zone where the use is permitted. Commissioners eligible to vote: Johnson, Athill, Jones, Kelly, Moses, Green, McClinton-Watson, Hudson IV. CALENDAR OF OLD BUSINESS NONE V. CALENDAR OF NEW BUSINESS 1. ZBA-25-0026 (Certified Complete ; Expiration ) APPLICANT : 221 Springdale LLC/Chanddy Negrin PROPERTY ADDRESS: 411 N.Grove St. (Block 290, Lot 17) PRESENTER: Jennifer Carrillo-Perez, Esq. PROJECT DESCRIPTION: In accordance with Chapter 51, the applicant proposes off- site parking lot on a portion of lot fronting Grove Street to supplement parking for 221 Springdale Ave. supermarket. This site is located in the R-2 zone where the use is Not permitted. Presentation • The Applicant and his/her witnesses • Other Testimony Regarding the Application (Public Comment for/against proposal) • Testimony of Objectors; Cross-Examination of expert witnesses. VI. REPORTS OF OFFICERS VII. OTHER BUSINESS NONE VIII. COMMUNICATIONS AND CORRESPONDENCE The next Board of Adjustment meeting is scheduled for Wednesday, April 8, 2026, at 7:30 pm via ZOOM. IX. ADJOURNMENT� Appeal Application to the Planning Board or Zoning Board of Adjustment 4 bY) a \ Sis CITY OF EAST ORANGE, # CITY HALL PLAZA, EAST ORANGE, NEW JERSEY 07015 TOBE COMPLETED BY APPLICANT Date: _ Septambr 20,2025. Nemes 221 Springdale LLC Telephone: $749.68 c ie Cal Pott ar of Owner 221 Single LLC Adress of Oumar, 45 Academy Svea Newark NJ 7102 SUBJECT PROPERTY Adtoss: 411300419 North Grove See ear of 22 Springdale Avenue) lock: 250 Lote_17and 18 Frontage: (99100 170 Depth GID 110 Tota raw (apron) 19.30 square fost Restrictions, covenant, association by aws, ating or proposed on he propery: Yes attach coios): Nox Propose: ate A ded estictons covenants, sams, scaton bylaws, isting nd proposed mut subd for vit and ust be wit en ri toh vo aro The Alcan roses ana accessor parking lot on a prion fh ot (fain Grove tet nthe R.2 Zon) a conan 32 paring 39300. TO BE COMPLETED BY ZONING OFFICER zeningorenr: Robert Lawson, Uso ect th sso pact documents, h olwgns on did proscrzone: RZ JEST —— VI —— 0 he enclosed profct proposal masts sein requis The enclosed project roponst des NOT eet ain elms fh following sso) J — ETS — [EL ——— OS Yor Sua end, Propose) Fron Yor Sevnc Rosine: proposes) Renn Sc owns: proponadi ES ) Olav ound papers ES [EI —— frte— I) Oo suumtpuing ened proposed) JE ous Roques JAS on Suemttondeq Ruins poposet wow THE PROPOSAL MUST OE HEARD BY THE FOLLOWING BOARD: Bronngtonctadusiment Opanningsona THE FOLLOWING APPROVALS AR REQUIRED: Osruntopnat CO ubanon dopo Gn Gr mr Go oor Oor JETO——— SS EE TTS Use variance: (in accordance with N.J.S.A. 40:55D-70d) $800 200 ft list see Kwason Morris ([email protected] $10.00 Variances under N.J.S.A. 40:55D-70d not requiring site plan or subdivision approval (use, etc.) sow | “Adationat escrow may ba required. (Chapter 51-573) Total Due: $1,810 GER City of East Orange DY) Department of Policy, Planning and Development GE LAND USE APPLICATION & SITE PLAN REVIEW CHECKLIST —cowwiere: | OmCEGEONY: Applicant Information: Type of Proposals Daie_121025 0 New Residential cue: PT Reeds TIE 0 New Accessory Structure \ddress: Name: 2USpWIEILC | No No Reon Soc Bloc ‘Adres: 35 Academy Steet S Sytans Lov Newark, NJ 07102 8 Gus fy cr — Date Acion Required By: Alrmae Ta: Fax: _(973) 436-5801 ‘Scheduled SPR Date(s): — Alrnate Fax: Email: [email protected] Date of Publication Notice: ‘Hearing Date: Deteminsionof Conpleion VeiTed By — ‘Subject Property Information: Street Adres: 21 Spring Avene Block (4: 290 Lot: 1719, 20023 — Zoning District(s): R-2 (Two-Family Res) Master Plan Designation: Dimensions: Frontage: 170 GOPOX) Depth: _110@DOO%) Total Areas 19.590 SF Present Use(s): None, vacant land. Proposed Use(s): Applicant proposes a oft:ie accessory pking Iot on prion ofthe It (ronting Grove Set). The proposed faring ot will conan 32 spats Contact Information: pre APPLICANT + Name: 221 Springdale LLC Address: _45 Academy Street, Newark, NI SB Componstion I — G01} 553+ 0 rawentip Email: [email protected] 0 aividuat ATTORNEY - Name: Jennifer . Carilo-Perez, Connell Foley LLP [re Ns 1085 Raymond Bouvard. 191 Floor Newark NTO7I07—— | ft ses of ens om 5. Teleport: OT 4365500 et a tn Eo — AT Email: [email protected] ass Su Sum oli propdilycy-tderied ENGINEER - Name: The Petit Group. LLC cn on 0% es ‘Adie: 497 Centr Ste, Sewell NTOSORD ot tend pu oe Telephone (356) 464.9600 ra pe oY — Peg Erie ARCHITECT / Name: 2 lesa [i votes dogs pi FA — Dl Telephone(s Facies) — Emit 1 DEPARTMENT OF PUBLIC WORKS THE CITY of EAST ORANGE 44 CITY HALL PLAZA EAST ORANGE, NEW JERSEY 07018 WWW.EASTORANGE-NJ.GOV TED R. GREEN - MAYOR ELIZABETH A. COLLINS, CPWM Office: 973-266-5330 Director of Public Works Email: [email protected] CEORG26302 February 2, 2026 Ms. Janis Nelson Land Use Administrator City of East Orange Dept. of Policy, Planning & Development 44 City Hall Plaza East Orange, NJ 07019 RE: Use Variance Plan Review #1 221 Springdale LLC 221 Springdale Avenue, East Orange, NJ 07018 Block 290, Lots 17 and 18 Case #: ZBA-25-0026 Existing Use: Vacant Land Proposed Use: Offsite Accessory Parking Lot Zone: R-2 (Two-Family Residential, Townhouses) Dear Ms. Nelson: We are in receipt and review of the following plans and reports: Drawing No. Sheet No. Description Date Revision Date CP-01 1 of 1 Use Variance Plan 09/17/25 N/A The survey has been prepared by Jeffrey S. Grunn, PLS of Lakeland Surveying located at 4 West Main Street, Rockaway, NJ, dated 09/11/2025. The plans have been prepared by the Pettit Group, LLC, located at 497 Center Street, Sewell, NJ, 08080, dated 09/17/25, consisting of one (1) sheet. The subject site comprises of two Lots 17 and Lot 18 (Block 290) comprising a total of approximately 0.55 acres. The Applicant is presenting the application to the Zoning Board of Adjustment to seek a use variance for construction of an accessory parking for a supermarket proposed to be located on the adjacent Lot 29 and Lot 22. At this time, a site plan application has not been provided for this accessory parking lot. This site is located in the R-2 (Two-Family Residential, Townhouses) Zone.� 2 of 2 We have reviewed the use variance plan last revised on 09/17/2025, and we offer the following comments: CP-01 – Use Variance Plan 1. The bulk regulations table shall be revised to include the existing conditions. 2. The applicant’s name and the owner’s name shall be added to the cover sheet. 3. The application number for this project shall be added to the title block. 4. A signature block shall be added to the plan and shall be in accordance with the standard signature block for the City of East Orange. 5. An original signed and sealed survey shall be added as the second sheet of the plan set for final signatures. 6. The total lot area in SF shall be noted in the zoning table. 7. The survey date referenced on the general note of the plan shall be updated. 8. EV spaces are required in accordance with P.L. 2021, c. 171. 9. A site plan application is required and shall be approved by the Zoning board of adjustment of the City of East Orange and reviewed and approved by the board professional consultants prior to start of any construction activities. At that time, a detailed site plan review shall be conducted for parking, site layout, grading, drainage, lighting, and landscaping and stormwater management measures proposed at this site. Should the Board look favorably upon this application, the Applicant shall submit the corrected revised plans with a point-by-point response, addressing the comments listed above, and approved by this office. We reserve the right to make additional comments pertaining to this application during the review process. Yours Truly, Elizabeth A. Collins, CPWM Director of Public Works cc: Pamela Carter, Management Specialist Dipti Raja - City Engineer Representative Steve Martini, PP, AICP Planning Board Planner File � 2s, East Orange City Application Date 11/10/2025 “44 City Hall Plaza Application Number ZBA-25-0026 ~.# EastOrange NJ 07018 Project Name (973) 266-5140 ext.5483 Project Number Zoning Board Application Worksite Location:411 NO. GROVE ST. LOT Block 290 East Orange City NJ Lot 7 Qualifier Zone R-2-Two-Family Residential Owner 221 SPRINGDALE LLC Applicant 221 SPRINGDALE LLC Owner Address 45 ACADEMY STFL5 Applicant Address 45 ACADEMY ST FL NEWARK NJ 07102 NEWARK NJ 07102 Application Type 200 ft ist, Escrow, Use variance Decision (None) Fee $810 Decision Date Escrow $1,000 Decision Number Checklist Status (Administrative Checkist: Incomplete) Closure Date Additional Comments Application Dates (None) Conditions (None) Performance Guarantees (None) Prior Approvals (None) Professionals (None) Payments (None) Checklist: Administrative Checklist Page 1 of I Administrative Checklist reset defaults anal coins 7] [Administrative Checkist ‘dmiistative Checklist ‘Completed Applicaton Form comment [7] [J 118.419. Grove t (rear of 221 Srngdal Ave) 3425-0026 Capes Ownership Dic Steen amex @ [1 Zeon eet ames @ 0 Zoong rect ames © 0 [ras— ames 0 0 Catfcaton rat propaty aves se pd 0d to ite ames 0 0 Nae To Owners ames 0 0 Pade ote st ames 0 0 Pott ess ames @ 0 Invi rom Professionas amex [J O Faset prs omen 0 ws tom ames @ 0 I) omes © 0 Fou Ste Drawing omes © 0 Onners eter of Corer comes © 0 Emonment impact Seer woes (0 wort ames [0 Trp about:blank 1/27/2026 Appeal Application to the Planning Board or Zoning Board of Adjustment & (£1) 64 Fogg, Se b (CITY OF EAST ORANGE, 44 CITY HALL PLAZA, EAST ORANGE, NEW JERSEY 07015 TO BE COMPLETED BY APPLICANT Dato: _ September 20,2025 Nome: 221 Springale LLC Telephone: #72426 8900 co Jennifer Carlo Perez _ Name of Owner: 221 Springdale LLC Adress of Owner: 45 Academy Street Newark Njo7I02 SUBJECT PROPERTY Address: 611 and 410 North Grove Sve! ear of 221 Springdale Avenue) ___ Block: 200 Lot:_17.and 18 Frontage: (@0pron) 170 Depth @p9r00 10 Total Area: (89010) 18.530 sauare feet Restrictions, covenants, association by-laws, existing o proposed on the property: Yes (attach copies): No x Proposed: ote: Al deed restctns, covenant, essment, association by-ows, existing and proposed must be subrited or ie and must be waitin’ casi understandaie Engh to be span. The Applicant proposes an off-site accessory parking lt on portion of he ot (fog Grove Steet, in the R:2 Zone) 10 Conia 32 parking spaces. TO BE COMPLETED BY ZONING OFFICER somone Robert Lassson, prosecrzone: R2 Poposedun Cumitadintrrons O Canttrtypmitadinth nn [PI————, [TSS — JERS ——— [EE — ppm FEISS Pr ———— ps ) [EIS —— JS — © arto tc ord pups) Mamie Ragin ition ) FE ——— ES — torus heute { — [EI —— jan A Ee — JEL — fasion FEI ——— FE — THE PROPOSAL UST BE HEARD BY TE FLLOING BOARD: toning toot psimers Cling THE FoLovNG APPROVALS ARE REQUIRED: Osuobaniopont 0 siivsontsromt Grane [on Gar um Grr Crier Cocca som) 7 —— TS — Use variance: in accordance with N.J.S.A. 40:650-704) 5800 200 ft list see Kwason Morris ([email protected]. $10.00 Variances under N.J.S.A. 40:55D-70d not requiring sie plan or A subdivision approval (uss, etc.) bow | “dations escrow maybe recused. (Chapter S157E3) Total Duss $1,510 Posy City of East Orange x @&h) Department of Policy, Planning and Development “GE LAND USE APPLICATION & SITE PLAN REVIEW CHECKLIST COMPLETE: OFFICE USE ONLY: Applicant Information: “Type of Proposal: © New Residential Cae: CL 0 Now hess Ste Adri Name: 221 Springdale LLC |) New Non-Residential Sructare Block Address: 45 Academy Street Et Lot Newark, NJ 07102 8 er Telephon: (97914365800 | Date Fi: Date Action Required By: Altemate Tel: Fax:_(973) 436.5501 Scheduled SPR Dates): Alera Fax: Emil:_jperezGeomellfoley.com | Dat of Publication Note: Hearing Dae Determination of Completion Vesid By: Subject Property Information: Street Address: 221 Springdale Avenue Block (s): 290 Lot(s): __17-19,22 and 23 Case #: Zoning Districts): R-2 (Two Family Res) Master Plan Designation: Dimensions: Frontage: 170 (approx) Depth: _!10 approx.) Total Area: 19,530 SF Present Use(s): None, vacant land. Ppl vey “Applicant proposes an offsite accessory parking lot on portion ofthe ot (fronting Grove Street). The proposed parking ot will coniain 32 spaces Contact Information: [rp APPLICANT - Name: 221 Springdale LLC. © PS ECE TT a e——— ex — Hn ATTORNEY - Name: Jennifer M. Caill-Pete, Connell Foley LLP Peto 5 450483 sara Ns TOT Raymond Boulevard. 90h Foor, Renan NTOTT07—— | cies dpm Telephony: (73) 436-5500 fot porns at Facsmilesy_(O73) 365801 fry Email: [email protected] ies oy opr or my ENGINEER - Name: The Petit Group, LLC aes an 5, Feet Address: 497 Center Suee, Sewell NT GR080 oy i ss si Telephon(: (§56)464-9600 oer mons Tk Facsmiles)._(£56) 464-9606 Sie Coan, 4 Email: ombs@pettigroupom ama werner | . Hr peed | ARCHITECT / Name: | PLANNER Adres: prerauiubnil| Telephont(9; J Raonailelsy:,, ec — Email 1 Application Represents A Request For the Following: 1.SUBDIVISION: ‘Minor Subdivision Approval Subdivision Approval [Preliminary] Subdivision Approval [Final] Number oflots to be created Number of proposed dwelling units (including remainder lot) applicable) SITE PLAN: Minor Site Plan Approval Preliminary Site Plan Approval [Phases (f applicable) __| Final Site Plan Approval [Phases (f applicable) _| Amendment or Revision to an Approved Site Plan Area tobe disturbed (square fect) 19,530 SE “Total number of proposed dwelling units Request for Waiver From Site Flan Review and Approval Reason for request: Tr Appeal decision of an Administrative Officer [N.J.S. 40:55D-703] Map or Ordinance Interpretation of Special Question [N.J.S40:35D-70b] Variance Relief hardship) [NJ 40:35D-70c(1)] Variance Relief (substantial benefi) [N.J.. 40:55-70¢(2)] X___ Variance Relif (use) [N.J5. 40:55D-704] Condidonal Use Approval [N.1. 40:55D-67) Direct issuance of a permit or a structure in bed of a mapped street, public drainage way; or flood control basin NTS 055034) Direct issuance of a permit for a lot lacking street frontage [N.J5. 40:55D-35] 2. Section(s) of Ordinance from which a variance is requested: _ Use Variance fo role from Section 51.95 Fagarting parmited uses in ihe R.2 Distric) 3. Waivers Requested of Development Standards and/or Submission Requirements: attach additonal pages as needed] 4 Has this application been heard before the board? © YES xNO If 50, please list date of hearing/adoption Was the case denied or approved? APPROVED © DENIED 2 Instructions: Follow al steps listed in the checklist and supply requested information. The Land Use Administrator wil determine and initial what site specific tems wil be needed. When you finish these steps, be sue o include the followin: © CHECKLIST & APPLICATION — You will need 0 supply one (1) original completed checklistapplicaton to the Land Use Administer. Be sure to ign, date and notarize at the end. Keep a copy for your fils © APPLICATION FEE(s)- Make certified bank checks or money orders payable (othe City of East Orange. Enclosed Fee(s):S500 App/S1 000 Escrow sce zoning determination form for fee amount) “CAUTION*: The Application Fee is NONREFUNDABLE. Do not apply until you are sure tha: 1. You have the legal building lot information 2. You have legal access to the parcel 3. You know the zoning of your property 4. You want 0 proceed forward in the full ite plan review and municipal board hearing process First Step: Obtain Building Lot / Zoning Information “The Zoning Officer determines whether th proposed use and lot dimensions planned is or is not in conformance with the zoning laws of the City of East Orang. In making this determination, he Zoning Officer primarily examines four criteria: 1) lot dimensions; 2) whether or not the lot is in conformance with the adopted East Orange Land Use and Development Code; 3) detail use of proposed activities at subject property; 4) whether property is previously subject to any prior applications. Note: Having an existing house, business or oer improvements or the prevailing history of a property is ot a guarantee that the lot wil be recognized asa legal andlor conforming lo. © Please submit with Site Plan Review Checklist / Land Use Application, 1 copy of the following tems: x Zoning Determination Form — Present the aforementioned form to the East Orange Zoning Officer Whom Wil review sie plans and complete zoning determination form. Hi office is located in the Deparment of Property Maintenance on the third (3) floor of City Hall I is recommended that applicants submit the zoning determination request a carly as possible to the Zoning Officer. Your sit plan will not be technically reviewed until the zoning determination i issued. Submit the Zoning Determination Form to the Division of Comprehensive Planning along with your application and it plans x Site Plan — provide one sit plan copy, size 22x36" othe Zoning Officer for review. x ‘Copy of Current Deed - al easements must be noted and attached. Second Step: Organize & Submit Application Packet ‘Number of Packets: Please submit on (1) packet long with the items listed below t the Division of Comprehensive Planning for processing. Your application will NOT be processed without all applicable information in this section. X01. Application — Include the name, address and signature of the curent owner of the record. Make sure all required forms a notarized 2. Fees — Pay all fees at time of aplication submission via certified bank check or money order payable to the City of East Orange. You will be provided with receipt indicating hat fees are paid. (3. Subdivision Application — If applicable, complete this document if you plan to subdivide the subject propery. XX 4. Assemblage Form ~ If applicable, complet this document if planning assemble parcels in subject area XS. Site Plans — Submit six (6) sic plans. Check off cach clement i the Site Plan Review checklist that is presented on your site plan while puting a in through the items that do not apply o your projet. Each clement should be checked or have a ine through them. % 6. Completed and signed W-9 Form. 3 Third Step: Gather Additional Information nclude one (1 copy with aplication of exc em below, where applicable. The Land Use Adniniststor will only nil es if hey ar evant 0 your application. © Traffic calculations / traffic study © Dai waste water flow / storm water calculations Fourth Step: Complete Certifications APPLICANT CERTIFICATION 1, the applicant, certify tht the information submited is complete and corret. | understand tha the intent of the Ste Plan Review process is to address the impacts of location and type of structures and that modification may be required Site work wil not be done nicipl planning board or board of adustment approval and issuance of building permit Signature: pate [3f0f2025 Pris Name: 00 FAG Teerity, , that the foregoing statements and the materials submitted ac true. further ctfy that | am the individual applicant, or that 1 am a officer of the corporate applicant, or that 1 am a general partner of the partnership applicant and tha 1 am authorized to ign the application for the Corporation. (If the applicant is a corporation an authorized corporate officer must sign thi certification. I the applicant is a partnership, 4 ‘eneral partner must sgn ths certification] ‘Sworn to and subscribed before "OS monn day Sree 20488 Sabir nd FUEREDD Notary Public: oy Se imate , Print Name of noiary: REA ST Sc PROPERTY OWNER CERTIFICATION ’ cetiy that am the recorded owner of the property which i th subject of this application, that have authorized the applicant to make his application and that I agree (0 be bound by th application, he representations made, and the decision in the same manner a if 1 were th applicant. [If the owner i a corporation, an authorized corporate officer must sign this Certification. If the owner is a partnership, a general partner must sign this csrtification.] Sworn to and subscribegkbefore me this Sd Cn Faugeend Notary Public: stay Public, SeeSignatuigs, § ame of notary: oy Comin atapedly: h " ba (0 Er TAX COLLECTOR CERTIFICATION Teerdfy that al taxes due on the subject property have been paid prior to th filing of this pplication. Addionally, centify tha this office has no objection in allowing the above referenced case to proceed as scheduled. Property Address: EE Block: . Lot: Applicant: Certified by: Date: Office of the Tax Collector, City of East Orange 4 Fifth Step: Notice “Attach a copy of he public Notice (0 appear in the official newspaper and (0 be mailed o the owners of all eal property, as shown on the current ax duplicate, located within the State and within 200 fect in all directions of the property, which is the subject of this application. The Notice must specify the sections of the Ordinance from which relief is sought, if applicable. The publication and the notification service on the affected owners must be accomplished at least 10 days prior to the hearing date scheduled by the Land Use Administrator. An affidavit of service on all property owners, post office reccipts and proof of publication must be filed before the application will be deemed complete. Sixth Step: Application Submission “Submit this SPR checklist Tand use application, fees and ste plans to Tc Land Use Adminisrator in the Division of ‘Comprehensive Planning, which is located in the Department of Policy, Planning and Development. Application drop- offs on Tuesdays and Thursdays of each week. The application with supporting documentation must be filed with the Office of the City Clerk and should be delivered to the Division of Comprehensive Planning for review at leas ten (10) business days prior 0 the meeting at which the application is to be considered. Submital by the “cut-off deadline docs not guarantee placement on the hearing agends. CONTACT WITH QUESTIONS: Land Use Administrator, Janis 1. Nelson Telephone: (973) 266-266.5486 Fax. (©73) 673.4077 Locaion: Lower Level of City Hal, Cty of East Orange, Deartmnt of Policy, Planning and Developmen, Divison of Comprehensive Planing, 44 Cty Hall Plaza, East Orange, NJ 07017 Office Hous: Monday through Friday 8:30 am -4:30 pu DropofiPickup Days: Tuesday, Thursday and Friday. ‘Sample Site Plan Signature Blocks APPROVED BY THE PLANNING BOARD OF THE CITY OF EAST ORANGE AT A MEETING HELD ON THE DAY OF .20 PLANNING BOARD CHAIRPERSON BOARD SECRETARY CITY CLERK CITY ENGINEER RESOLUTION NUMBER DATE APPROVED BY THE BOARD OF ADJUSTMENT OF THE CITY OF EAST ORANGE AT A MEETING HELD ON THE, DAY OF .20 BOARD OF ADJUSTMENT CHAIRPERSON BOARD SECRETARY CITY CLERK - CITY ENGINEER RESOLUTION NUMBER DATE I aa) LUN BN AS A UE = RT (85-00 He ESCO ent $1,000 m0 Slislze wer W=9 Request for Taxpayer avo torm othe frifhantny Identification Number and Certification Toquasan. 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DE 19801 & HT HUNDRED TEN DOLLARS AND ZERO CENTS I ea ate BH oc cll - #7037533 1240340055 4:046004 2482184 prem ——— Posse Prete Cashier's Check S00 ils Drive Eder: Due: 1/28/26 70691 Semin Ny 0921159 Epo] Bae 1029 FONT PARAYOUNT PROPERTY WANAGEHENT Lic PAY exacriv +1,000 a0 00/200 DoLiaRs $1,000.00 TO THE ORDER OF CITY OF EAST ORANGE pr, Veo: Bacon Lau 055 eeLzcarIoN 0 9 "00007069 4b 10242052378 37663990 NEW JERSEY DEPARTMENT OF THE TREASURY DIVISION OF REVENUE AND ENTERPRISE SERVICES CERTIFICATE OF FORMATION 221 SPRINGDALE LLC 0450539233 The above-named DOMESTIC LIMITED LIABILITY COMPANY was duly filed in accordance with New Jersey State Law on 09/08/2020 and was assigned identification number 0450539233. Following are the articles that conatitute its original certificate. 1. ame: 221 seRivooaLs 1c 2. Registered Agent: HOWARD. BERMAN, £60. 3. Registered Office: 45 ACADBNY STREET, STH FLOOR NEWARK, NEW JERSEY 07103 4. Business Purpose: Rens Borate 5. Effective Date of this Filing is: 09/08/2020 6. Main Business Address: 45 ACADENY STREET, STH FLOOR NEARRK, NE JERSEY 07103-0710 Signatures: HOARD BERMAN, B50. AUTHORKLED REPRESENTATIVE IN TESTIMONY WHEREOF, Ive PEPER afd ny Official Seal / fa 1% 2) lh dayefSeptamber, 2020 NS Bluabeh Mater Moto Pe fori POR) ler Page 1 of 1 FA DANA RONE [ESSEX COUNTY REGISTER OF DEEDS & MORTGAGES SY OF Seay 0) Hall of Records jo o ju) 465 Martin Luther King Jf Blvd oO . Room 130 Newark, NJ 07102 * *, O73) 621-4960 7 ims “RETURN DOCUMENT TO; Vis casToLAee $701 BERKSHIRE VALVEY ROAD Instrument Number - 2019084812 OAK RIDGE, NJ7438 Recorded On 9/1072019 At 8:23:38 AM * Instrument Type - DEED Invoice Number - 308719 User ID: SH “Total Py * Grantor - NEGRIN, LAZARO | * Grantee - NEGRIN, CHANDDY *PARCEL IDENTIFICATION NUMBER Pe Block: 290 Lat: 17 - EAST ORANGE. Or = PR) NJ PRESERVATION ACCOUNT $35.00 SON REGISTER RECORDING FEE $45.00 ON HOMELESSNESS TRUST FUND $3.00 . TOTAL PAID se300 or Thereby CERTIFY that this document is w "J | Recorded in the Register of Deeds & Morigages Office C ) of Essex County, New Jersey 3 cE O << Dana Rone Register of Deeds & Mortgages THIS IS A CERTIFICATION PAGE Do Not Detach THIS PAGE IS NOW PART OF THIS LEGAL DOCUMENT * Informson daoted by an asters may chang durin he ve tion roses nd may not be refed on hs pg. Ps STONE MER 2019084812 TR, [sex County Recording Data Page ficil Use Ory [Honorable Dana Rone 3 [Essex County Register Gite of Gocument [7ype of Document: July 25,2019 Deed 3 Firs Party Name: [Second Party Namai, 2 CHANDDY NEGRIN LAZARO & TR] iLL [Foc Nd Quater: 200 8S 17and 18 NA Q aT: = City of East Orange \\ (Consideration R 1.00 +O [Valing Address cf Gantee: 15 Chestnut Street) Tenafly, New Jersey 07670 THE FOLLOWING SECTION FOR OUIGIAL SHORTAGE BOOKING & TAG WORT ASSIENTS, RELEASES, SATISACTIONS, DISCHARGES & OTHER ORIGINAL MORTGAGE AGRENENTS ONLY FT — [rR — 2 5% FT — LAZAR EGR, rc wos ses 15 Chast Sv Tat, New Js O76 rs 5 roads A ON farts [ESO — ES Joris Si aaa ee fs Toa un 005/611 erty of Gt of Eo re x: WES Joe Ate et ho Prope, Toros canals rao eg sii — et i monde) SEG sans rises compet Grane hr AT —— en Bn SA RR TC SER Se SR J rv — LA T—— Jristibor item cette SKN [A —— NST - ir = p— < E— | os connorgRs | J ——— force EAT aire paps brea Ll Lr Ee I EEE Op Sed EET SRE RR A esha esa. A SS ssgonoseEmANTD fos EC anata hs Seat an [O——— ast COMMONWEALTH LAND TITLE INSURANCE COMPANY ° File Number: ATA-21667 eREILE © Lott PRE rox JP —— macros: pn —— Br a A mt a ne JSP ————— | oo EE fr ros rh rs 1 ti sy B65 a ep pe mir sens Bi 78 OE ae ee vane Tg rove JOE ee BT TR— sro, oa EAA a & Et mac i Heri © src mits 0 BT pt hese han Se Ot Arve se es Grove Bs A pon 3g eh cs Es ie pnd She EERE p— SA — OMA, NP SV — ws Norse nti pt = is = i State of New Jersey (02015) ‘ SELLER'S RESIDENCY CERTIFICATION/EXEMPTION nr Be re re = pe Joo 1.00 EA aN 1252015 +] Selle i resident taxpayer (nial, estat, or ust) of he Ste of New Jakgey pvr to the New Jarsey Gross Income Tox Ack, fret 2. [he ral propery sid or anstrrd is use axcusively a a rina ” dated In 26 US. Code section 121. 4. TJ Seller, transferor, or transferee is an agency or authority of tf tos of America, an agency or authority of the State of New Aasosaon, or uve morgage surance company. oS 6. [Z] The total consideration for the property is $1,000 or lss&'eg the seller is not required to make an estimated income tax payment, [Seller did not receive non-ike kind property . J Tho roal propery being ransfarmd oy an oer or admiisiaorof a dacodont bo a dvisos or hero fect distbuton of the ‘decedent estate in accordance. ors of the decedent's wil or the intestate laws of this State. 9. [01 The real property being sald is subigettg 3hort sale nstutad by the mortgages, whersby the salle agreed not to receiv any 10, Th dood is dete por oust, 2004, and was not rviusy recorded 11. [The res propery i being vagfrre under a relocation company ansacton whare a trustee of te relocation company buys the 12. [] The real property is being transferred between spouses or incident to a divorce decree or property setilement agreement under 26. 1. B The property transferred is a cemetery plot. eli ct £ I. SEE aaron cou hd EE Ee Eg Ser on STATE OT EER FORRECORDERS USE ONLY Jos. comtrnconcns | Somer, "3288 county Essex ares Ouee, 3/38 [— — A LE ————— S———— ro any on sono num tab con I. Fy sms ct S810 vn a FN ar SE — Jo po A (2) CONSIDERATION S_________ 100 instnschins #1 and #5 on reverse side) [Xr prior mortgage to which propery is sudfect. a a —— ED LAT UAE ATOR FR ALAS CHER sro sa ot Ao. cios at « qn ssa ear PRE ot 2 Vor vtan Crees of 50, avesed vi ws cot eqs en ate a RS, SA EEE RE oe EO ——— Er rE ne fe re hn Sn SET SE TE ST Te SEH Seon Ct) Her En — er i ar rd gs lo Ese “He os Reb JR lle. A Ce TEGO gd fee ee eo Se! LL — een eat Fores fer fEr— USEPA SSRIERS rs cha tp tpn os topmost oir assist mecron Pram RE Le ee Tr A ER Sg ap vn BEIT er olor = Ptoges C fomitef nam a err WIE wy EE tien ES rr ger us lees A TEE eae corre EE Ener EE rr Sone Comer tnt so Sl ETT Se ager Pi No PH eT : DEED . Porm i ent man iy 2.201 been LATARD NEGRI son unin 1 Cost Smt Toray, Now rey TSS, rd Gr B= HMO EON wen ts 15 Cros Tot, No se TT rss Trimm Gas Am rst tr ats, A —— ia fetid fi To ap Bt, ASA. 171.) nny Oy of Em ru (ot. 1g TL hr Co Er JUS. Mi —— iio diet er Sm bi on [———— TT T— Sn an ee Sov Soy Ruiouts Oc ar gpamos Jo 2011 i Deed Book 1592 oh Fag a J OR I RA — a oN wo een or Nae Arn rEg J wr sureobegded) | ss J —— Jiri hie Ett her ob bm oT LR SE ROR Ta rs a es score ro Sosa FIR CrS he CC COMMONWEALTILAND TITLE INSURANCE COMPANY . O on <> reve be] EE SE Elin 557 a, ores State of New Jersey eat N SELLER'S RESIDENCY CERTIFICATION/EXEMPTION (Ftaaso Por Tye) SELLER'S INFORMATION Name(s) LAZARO NEGRI Coren Soest Adve 15 Chesnut Si. To Po ORR se Gem Tenaty ww orero PROPERTY INFORMATION =) Lote) Qualtr = = a Sw a 22825 Sprmgdai Ave. Ton, Pos Ofc 5 Si Za Eat Oran iit ono Setars Frcatage oT GH Te Coe ins Sra Sonar Gig owe 100% Ir oo \ Jasons SELLER'S ASSURANCES (Chock the Appropriate Box) (Boxes 2 trough 14 apply to Rosidanis and Nonrosidens) 1. I] Seller is a resident taxpayer (individual, esate, or rus) of the State of New Jafgsy puluant to the New Jersey Gross Income Tex Act, will file a resident gross income tax retum, and wil pay any applicable taxes on ngGain or income from the disposition of this. ropa 2 [To fol proprty sc or ranstrd usd excuse as principe Ege 3 dfned in 26.5. Codo section 121 5 [5] Seerts morgagor convying the meraged propery fo a mre osteo ma ant oof valour vith no Sidon conssrsion. (7.4) 4.0 Set rnstrno anor san sony author of los of Amari, an agency cr authry of tho Site of ew Seve Far None og336 Revecaton, ns Fog 8mg Loss angage Corprsten ve Goverment Natons Ve3ag0 Recto, oa prio orang Hands Soman. 5. [J Seller is not an individual, estate, or trust and is not require ike an estimated gross income tax payment. 6. [X] The total consideration for the property is $1,000 or lesS'g the seller is not required lo make an estimated Income tax payment, 7 [1 The gain from the sale is not recognized or federaifighmatax purposes under 26 U.S. Code section 721, 1031, or 1033 (CIRCLE THE APPLICABLE SECTION). 1 iho neta sochgh does nck smal oy to hi anscin, tha ser dkroniedges he hizo oe Now ers nor x fm x NE gos of h sie 3nd er ih recog Gan. I] Sefer did not receive non-like kind property, 5.1 ha rol propa 1s bing ransled oy an Saar or siistoor ofa acd to dvi o ho to affect disbuion of ee ane Re rodsons of he Gocedan wi a te sist we of St. Th reot propery boing sl is sbi rt slo ntti by th mortgagee, whereby th ser agreed oo roceive any ecco am he sand ha pRgoge vi eco coe Foi of on fod et fh Tae. 10. [The don is ed rir ofp, 05, an ws opus coc 1. Th rest proprys boing angared under a relocation company arsacian where sia of th election company buys he ‘property from the seller and theses the house to a third party buyer for the same price. 12. he esl propery s bing ranted between spouses or ncidnt 08 vcs dace propery seamen agreement nder 26 U8 So secon 1081 15.0] Te pepary vansered sa career lol. 151 Sor nt tc nt oceads. fom tn sl. Not rcs for h sl means th nt amin oh see on ho Setar hae. SELLER'S DECLARATION eCopt usa a 1 acai nd cones may bo sas or rida oo Now Jersey Dono Tan nd ny 0s ey era Fo om bon Arar Secs ht a earn doclnion to a to. rot an os oe va anor hig Br 1 1 ay na Ponto AEoey rs 1 Sa) 3 0 in nd nasa os hag i 5 or acs “bse £0 See [SAAR — — we TTT Se [cM — pe SS 3 ERNE ns ; I oo meee EE ee SR FOR RECORDER'S USE ONLY cute ont | Ph con i. ps Ee — rE EATER, A m——— mgr a tex srs 2 we pn wm - Bm... IE I me ttt J rp——— po sr pa p———— PEE (@)CONSIERATIONS_____ 1,00 nsbuctions #1 and #5 on reverse se) [Ko peor mortgage to which property I sect 7 A omar tL Sok oA rT A I I... pA— ET Em, se LP p—— i EET, I ie AT ET BE A Ta Te i Bi ———— —— TE Te Ere SVT — re ee Oe Tr, rm [errs TE Imm i. I re Ea a — Hise Hemme, NEN CONSTRUCTION (rehome. #10, #12 07 ovarss 0] Fer EIR EE, ose. EINER CNIS pies con tt st et nent. Fn Sr Bremer Er eC i ————-————— Prieta i pr” pa EE a ) Abi ret € Atte Cagis gg SE es : ss ene STE rr — Frater p— Te pitas pr— PEE Exe EE Celi | | cm ——— | ron BETS nr a... A An CER = DANA RONE [ESSEX COUNTY REGISTER OF DEEDS & MORTGAGES JY OF, SY “0 Hall of Records fo) fo) 465 Martin Luther King Jr Bivd oO k Room 130 Newark, NJ 07102 x X*, (973) 621-4960 AE *RETURN DOCUMENT TO: . VIBES caste 5701 BERKSHIRE VALLEY ROAD Instrument Number - 2019084814 OAR RIDGE, oy Recorded On 9/10/2019 At 8:23:40 AM * Instrument Type - DEED Invoice Number - 308719 User ID: SH “Total Pa * Grantor - NEGRIN, LAZARO . * Grantee - NEGRIN, CHANDDY ~ *PARCEL IDENTIFICATION NUMBER Block: 290 Lat: 23 - EAST ORANGE. \ oo oD NJ PRESERVATION ACCOUNT $35.00 K&N REGISTER RECORDING FEE $45.00 oN HOMELESSNESS TRUST FUND $3.00 TOTAL PAID $93.00 QF Thereby CERTIFY that this document is J | Recorded in the Register of Deeds & Mortgages Office @) of Essex County, New Jersey EN i EE A Dana Rone N Register of Deeds & Mortgages THIS IS A CERTIFICATION PAGE THIS PAGE IS NOW PART OF THIS LEGAL DOCUMENT Information denoted by an asterisk may chang during th verification process nd ray not bo reflected an tis page. cospex PRE——r LITT [Essex County Recording Data Page [Official Use Only Honrabe cana fone + esen County Reiter & arse TORE July 25,2019 Deed {N Frat ae eT LAZARO NEGRIN CHANDD; Eon EE sil 290 & 23 N/A Q; Municipality: { Nad City of East Orange \/ Consideration: N 1.00 OO A STG 15 Chestnut St., Tefafly, NJ 07670 i = RL Yaetomt serene 4 ure —— DEED — A Svs Gor rme———— IIH MY Et er i 13S rt ow 7 mt Pea Joon A ——————— I, eg toe ney ars B= ots ten, 43 1 Go st re, st 2 Tot em a i nc ot SE. © TRAN of Essex and State of New Jersey. The legal description is: on TI oc FTAs. YR BR re a re pc bp, saosin BE A oS TE I en. rts : — a ~ Q = — 1%) . o | yea 21 a rs rE tmtpaa hy st te som reer tn mete ee RE = ce J— Eis rman TE, CT D.P. Sweeney & Assoc, Inc. One nermaions Bsld ut 00 ll, 1 7435 . Phones 201) 438 43630Fans (0D) 623-2539 [rave TieXe: Hawi LEGAL DESCRIPTION Toc Biodaon Lo 23 iyo an Orange Bion Coty, Now dsr Being own snd desig 1 Lot 23 Blok 290, City af st Orgs, Ese Cot Now Fre, an bing mare prs dred slows: Begg at cppd inn tho sutessty isin of ots Maple vcr 55 et ibn bmg dst sstedy 10000 os maT. lth Ics of i dk vith swat alin ofS penpals Avena st rrp iter 1. Along North ips Aves, Sth 3 degress 3 mines 00 seconds F350 otto pan hee 2 msg ei sv su ov pris 10000 st 0a a, en 5. North 39 degree 30 mies Osco Bt sos of 500fet 0 api, hones 4. North $0 egress 30 ites 0 ssn Vist 10000 eto begaint dpa vegmie. N omega et Br (PT—— Shjetostommntrd KON aA FZ BoP Sree Pl rire ) a . Sate of New dersey Find SELLER'S RESIDENCY CERTIFICATION/EXEMPTION (Plasse Print or Type) SELLER'S INFORMATION Nara LizAgo nen Sir Shot Ad Ts Crosmist. Ti Town, Po Of Base Tenafly NJ 07670 PROPERTY INFORMATION =) Lo) Quatter = = wn Saws Seo sia Av. iy Tou, Pasties Zo Sov Crane orots Seers Pea Co To Cora Sores Sg Cahier Seow foo iw To ES Jase SELLER'S ASSURANCES (Chock the Appropriate Box) (Boxes 2 rou 14 aply to Resident and Nonresidents) 1.0] Sellers a resident taxpayer (individual estate, or rust) of the State of New Jetgey pufant to ho Now Jersey Gross Income Tax Ach Al eden oss ho em 37d wi 7 ry Spal esc BE or ea fo ns G4peson of ie rope. 2 [ere propery sl or vaste is sad ciel 2 ince GaSe s dain in 25 Us, Cod scan 121. SE eters smtgugr convoy oe monsed opr to ordage hdacomneo 4 arto nfo of reson wt 70 4. Sele, vate, of varstre san gency or authority of ng Unt ils of Aric, an ageny oratory of he i of New Jorsay, he Federal National Morigage Associaion, the Fegera(tiomg Loan Mortgage Corporation, he Government Nationa Morgage A ms meniag ne omg 5. [J Seller Is not an individual, estate, or trust and is not requifethjo ake an estimated gross income tax payment. 6. [5] The total consideration for the property is $1,000 or lesS4g the seller is not required to make an estimated Income tax payment. 7 El Toa gain rom rst fe ok recomcs or de meses de 28 5. Coss scion 11, 03r f 1098 GIRL TH rrCABLE SECTION) 1 ets ech ths ro mat) so 1 5s Vani, re sta eknniacss ton loa ew ety nim tok fs oN oer 1 os on eh Tecoma on J Seller di not receive non-ike kind property ] &. 5] Th rea propery s being ranstrre by an otro administrator of decadent to a devise a hei to efectdistbuton ofthe a BS UL SE 9. Theres property being sold s subi ahr sl nsutd by the mortgagee, whereby tho sel oeed nolo feceho any te 10. Ch de i ted rir ogg, 65, ad vs rt revit ord 1. [The real propery is being glared under a relocation company transaction where russe of the relocation company boys he avy hoes neat rk Gp Br to sam i. 12. [] The real property is being transferred between spouses or incident to a divorce decree or property settlement agreement under 26. U8 Coda acin to41 13. [7] The property transferred is a cometery plo. EI rec ret reas fo th sl, Na roca Fo th le means th ek moun dos oh sl on Teena su SELLER'S DECLARATION seyret nas but Scr 1 cores may be Gc or oid on ay Jey Dison son an ot av oe as vi oy erates ren oa Asan Ser ot os re i Seaton Oo soo Apr: Sr so By ig ie 3 oot ats Dov habe eared ta) 5 a a ts J She ge [OA PE —— —— Ts [......-— sey ES ear seven ener Ch, io ae ana Cra 3 74 2000 OLS 615 at 202) * sero cou ha Spi PEASE READ HE ASCTONS SO THE BERS MoE as Fos TRE OPES Jee FOR RECORDERS {SE ONLY corsabn OF Coppin | Geen 5 Lg couny essex a [tr — RGRAY OF PROPERTY LOCATION CTY O EAST GRANGE orci tio sry wr mm on. J —— ———— [SS aos says nnd con in scossanus am2200 pu— [Ce Ee [RE A— trun 2 [— sci oe. Ex gn wero [Up—, ET (2) CONSIDERATIONS, 1.00 nsructions 81 and #5 on rovers si) [K] no prior moigage to which propery Is subject EP Ca Te ee Co Se SG ee (50) REQUIRED CALCULATION OF EQUALIZED VALUATION FOR ALL CLASS CoS S— Ri Se vs Tom AaasseedValoston-Dhectors Ral = Equalzed Assossed Valuation tc a SS ort “ Ee ee i " wo measto EEO EE Ba eT Ea CL 2 Co any Tr Foo Bl yc. 4, 108,50 arts eh pee EEE Te FE Sar oats ts os A. KES of CATEGORY HUST OE CHECKED Fae ts 1 Tn Bart: Soe) SEAL RE on po a. Sem eon Foc se ans ses Va cA SEE Gr [JE To ATE Be Disate person cari Doane T= IE. S— Sancta, pass, rai 2h et aot ong cet: Boise ERE] we ta esa vero ore io ty, ASE OF S30 MOTE PATHE BAC COPLEY NE GRANTOR EE UAT TEATS BYTE GTAET CA HOSEA WCC NOUS ter 59) er Her — reas ome ae of moon Brodit ECR SRR FT Beene - Disa ey SR pss. 3 We GOVRTROGON sted cet a9. st pa of dh ATTEN YS CECA TE Fen FE 7 Fro 57 Cope mora esa prepay cts le. Be ee ben Sr my ange by oa en ao sts res AS Gl Gr wo TA Eo or Capt 1608, 0 rig veh Fr 8.7 303 remw——— [ET BEE rr naar © Dum resent tras . NOT PSG SREY re ATI ogee 3 2_3 V. James Cs LL rr . ES 2 fe ye at Cor [————— a ict Dn etn bop Tey sc i es, hr tt St re a a oo ao HS A i hy Topic: Zoning Board of Adjustments Hearing March 11, 2026 When: Mar 11, 2026 at 7:30 PM Eastern Time Click the link to join: https://us06web.zoom.us/j/82065680817?pwd=uJXUgKeGQjAi2bbHHVOPZYATvviVYj.1 Passcode:758824 Dial-In (Audio Only): (646) 931-3860 (929) 205-6099 Meeting ID: 820 6568 0817 Passcode: 758824� led Pa FET fier — o 0 Vest or: I will wo am Ni ! ! | RY \ ME | i nul "crude ! ! LE | — pill Ts ea i. | | Th el JE on EE 2 | ! 4 Â¥ po = - _—r wo » 4 &™ i ERE a = =| LL ~ Ba | , | ! \ & ! - = IN gy H - i i CT a wr or - “iA I i Be ia Te ANET ne 7 Eh 1 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 To: Commissioners of the City of East Orange Zoning Board of Adjustment; Applicant From: Steven Martini, Senior Associate, PP, AICP Date: March 6, 2026 Subject: 411 North Grove Street (Block 290, Lots 17 and 18) Preliminary and final site plan approval Application No.: ZBA-25-0026 Planning Review Memo Our office has reviewed the proposed development plan at 221 Springdale Avenue / 411 North Grove Street (Tax Block 290, Lots 17 and 18; Applicant: 221 Springdale LLC). The subject application consists of a surface parking lot in the R-2 District. This parking lot is anticipated to be accessory to a potential supermarket to be located on Block 290, Lots 22 and 23). ‘Parking lots’ is not a permitted use in the R-2 District, and therefore, a D-1 Use variance is required. We offer the following project summary, recommendations, comments and questions regarding the proposed plan: We have reviewed the following documents: • Zoning Board Application dated December 10, 2025. • Appeal Application to the Zoning Board of Adjustment dated September 29, 2025. • Zoning Determination, prepared by Robert Lawson, Zoning Officer dated September 29, 2025. • Land Use Application & Site Plan Review Checklist dated December 10, 2025 and associated documents. • Use variance plan prepared by Terrance H. Combs, PP, RLA The Petit Group, LLC consisting of one (1) sheet dated September 17, 2025. • Topographic Survey of Property prepared by Jeffrey S. Grunn, PLS of Lakeland Surveying dated September 11, 2025.� 2 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Project Site: The project site consists of two tax lots: Block 290, Lots 17 and 18. It is located along the western side of North Grove Street. It has a total land area of approximately 0.45 acres. Lot 17 consists of approximately 0.30 acres with a width of approximately 110 feet and a depth of 117 feet. It is currently vacant with no buildings present on the site, however, it is improved with a black fence with a gate opening along the North Grove Street frontage. Lot 18 consists of an area of approximately 0.15 acres with a width of approximately 60 feet and a depth of approximately 111 feet. On this lot, there is a 1.5-story commercial buildi cement block building that is currently vacant. This building was most recently used as an automobile repair shop. There are two existing curb cuts along North Grove Street providing access to the site. Neighboring/Surrounding Land Uses: The existing land development pattern consists of a variety of uses. North of the site is a currently vacant area that is anticipated to be the location of a new supermarket, and slightly further north, along the northern side of Springdale Avenue, are several mixed buildings with commercial establishments on the first floor and residential dwellings on the upper floors. Immediately east of the site is the Shelia Oliver Academy and its associated surface parking lot, which is accessed via a curb cut along North Grove Street. South of the site, along the same side of North Grove Street, is a stretch of residential dwellings with a typical building height of 2.5 stories. West of the site, fronting along North Maple Avenue, is also stretch of residential dwellings with a typical building height of 2.5 stories. Project Summary: The proposed project involves constructing a surface parking lot, which will serve an anticipated supermarket. The surface parking lot will consist of 32 parking spaces. The parking lot will be accessed via a two-way curb cut along North Grove Street. The parking spaces will be arranged in rows along the perimeter of the site. There will be a center island with two-way drive aisle around the island. Cart corrals will be positioned at two corners of the parking lot, specifically at the northwestern and southwestern corners. At the northerly end of the parking lot, it appears per the plans that a portion of the row of five parking spaces (including the two handicapped spaces) and the northwestern cart � 3 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 corral are located on Lot 19. There will be a 5-foot parking buffer provided along the westerly and southerly property lines. Regarding landscaping, there rows of low growing shrubs and ground cover plantings will be planted on either side of the parking lots driveway along the North Grove Street frontage. There will be clusters planted of low growing shrubs on the center island shrubs and large shrubs on the center island and on a southeastern corner of the parking lot which will be bumped out to accommodate the plantings. Five Evergreen trees will be planted on the site; two on the center island, and one on a strip on the western side of the parking lot, and one each on the southeastern and northeastern corners of the parking lot. Zoning Review: The project site is located in the R-2 District (Two-Family Residential, Townhomes). ‘Parking lots’ is a not permitted use in the R-2 District. Relief Requested: The applicant is requesting the following relief for the proposes application (which are also highlighted in bold in Table 1): 1. D-1 Use variance as ‘Parking lots’ is not a permitted use in the R-2 District. 2. Maximum lot coverage: 50% is the maximum permitted, whereas 68.1% is proposed.� 4 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Table 1: 411 and 419 North Grove Street – Zoning Requirements Standard Required (R-2) Existing Proposed Variance Minimum lot area Existing 0.45 acres 0.45 acres No, existing to remain Minimum lot width Existing 170’ 170’ No, existing to remain Minimum front yard setback Prevailing N/A N/A No Minimum rear yard setback 20’ N/A N/A No Minimum side yard setback 3’ N/A N/A No Maximum lot coverage 50% N/A 68.1% Yes Maximum building height (feet/stories) 35’ / 2.5 stories N/A N/A No Minimum parking spaces (supermarkets) 1 space per 500 square feet) = 15,980 / 500 = 32 spaces N/A 32 spaces No� 5 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Standards for Granting Relief D Variance The Municipal Land Use Law (MLUL) at N.J.S.A. 40:55D-70(d)(1) permits the Board of Adjustment in particular cases for special reasons, grant a variance to allow departure from regulations to permit “a use or principal structure in a district restricted against such use or principal structure”. This represents the Positive Criteria of the statute. A “d” variance also requires a showing of the Negative Criteria. An applicant must demonstrate that the proposed variances can be granted “without substantial detriment to the public good and will be substantially impair the intent and purpose of the Zone Plan and Zoning Ordinance.” “C” Variances The Municipal Land Use Law (MLUL) at N.J.S.A. 40:55D-70c sets forth the standards for variances from the bulk regulations of a zoning ordinance. A c(1) variance is for cases of hardship due to a) exceptional narrowness, shallowness or shape of a specific property, or b) by reason of exceptional topographic conditions or physical features uniquely affecting a specific piece of property or c) by reason of an extraordinary and exceptional situation uniquely affecting a specific piece of property or the structures lawfully existing thereon. A c(2) variance may be granted where the purposes of the Municipal Land Use Law would be advanced by deviation from the zoning ordinance requirements, that the variance can be granted without substantial detriment to the public good, that the benefits of the deviation would substantially outweigh any detriment and that the variance will not substantially impair the intent an purpose of the zone plan and zoning ordinance. The benefits identified in granting a c(2) variance must include benefits to the community as a whole, not only the applicant of the property owner. A c-variance applicant must address the “negative criteria,” and affirmatively demonstrate that the variance can be granted “without substantial detriment to the public good” and “without substantial impairment to the intent and purpose of the zone plan and zoning ordinance”. � 6 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Planning Comments: We offer the following considerations regarding the project: 1. As required of “D-1” use variances, the Applicant should provide the Positive and Negative Criteria of the use variance for the proposed surface parking lot associated with the proposed supermarket. As outlined in Medici v. BPR, the Applicant must demonstrate the special reasons promote the general welfare of the community and that is site is particularly suited for the development (positive criteria). Also stated in Medici, the Applicant must show that the project will not be substantial detrimental to the public good and will not substantially impair the intent and purpose of the zone plan and zoning ordinance (negative criteria). 2. As per the applicant, this application is bifurcated with the proposed supermarket to be heard by the Planning Board separately. The proposed supermarket is anticipated to be constructed on Lots 19, 22, and 23, which are located in the City’s C-1 Neighborhood Commercial District. ‘Supermarkets’ is a permitted use in the C-1 District. 3. The applicant shall address how the parking lot will operate in conjunction with the potential supermarket on Lots 19 and 22, which is anticipated to consist of approximately 15,890 square feet. 4. The applicant shall discuss if loading and deliveries access will take place via the curb cuts along North Grove Street and the proposed parking lot. Per Sheet CP￾01 of the Use Variance Plan, the loading space and dock will be provided via a curb cut along the northwestern side of Springdale Avenue. 5. The applicant shall provide testimony regarding the anticipated vehicular traffic of the site: a. The applicant shall discuss the proposed hours of operation of the proposed supermarket. This is imperative in understanding when the parking lot will be utilized and further, when the most frequent times are anticipated. b. The applicant shall confirm if any bicycle parking racks/spaces will be provided. c. The applicant shall discuss vehicular and pedestrian safety measurements proposed within the parking lot.� 7 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 6. The applicant shall confirm if any of the proposed parking spaces will be dedicated EV charging stations. 7. The applicant shall confirm the total number of employees anticipated for the supermarket, including number of employees for peak hour shifts. 8. The applicant shall discuss if there are any fences or walls proposed. 9. The applicant shall confirm if the cart corrals will be covered and if they will be locked after hours. 10. The applicant shall submit a planting schedule including details regarding species, quantity, maturity measurements, etc. as per Section 51-193 of the City’s Land Use Ordinance. 11. The applicant shall confirm if there is any lighting proposed as part of this application. If so, the applicant shall confirm that the proposed lighting will not spill over onto any adjacent residential properties. Further, the applicant shall demonstrate compliance with any lighting requirement 12. The applicant shall address any conflicts with the adjacent school (Shelia Y. Oliver Academy), which parking lot is accessed via a curb cut along the eastern side of North Grove Street. 13. For reference, definitions from Chapter 51 are reiterated below: • Parking area: Any open, unoccupied space used or required for use for parking of private automobiles or other private vehicles exclusively, and in which no gasoline or automobile accessories are sold and no other business is conducted. • Parking lot: An open-air plot of ground, lot or land on which motor vehicles are parked, kept or located for a parking fee or parking charge and in which no gasoline or automobile accessories are sold and no other business is conducted. (See "parking structure."). • Parking structure: A multistory structure within which motor vehicles are parked, kept or located for a parking fee or parking charge, and in which no gasoline or automobile accessories are sold and no other business is conducted. (See "parking lot.")� 8 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 • Supermarket: A building, used as a departmentalized, usually self￾service, retail market of a chain-store system or an independent, selling foods and other household merchandise and which contains a total floor area of 8,000 square feet or more. Conclusion The above comments are based on the review of the materials submitted to date. Nishuane Group reserves the right to provide new or updated comments as additional information becomes available. This Report should be cross-referenced with the Board Engineer’s Review Memo.� 9 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Map 1: Aerial Map of project site at 411 and 419 North Grove Street (Source: Google Maps). North Maple Avenue North Grove Street Springdale Avenue Shelia Y. Oliver Academy Proposed Supermarket (221 Springdale Avenue)� 10 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Map 2: Portion of the City of East Orange Zoning Map depicting the project site (shown in red) in the R-2 District (Source: 2017 City of East Orange Zoning Map).� 11 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Photo 1: View of Lot 17 from its North Grove Street frontage.� 12 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Photo 2: View of existing building on Lot 18 from its North Grove Street frontage.� 13 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Photo 3: View of parking lot associated with the Shelia Y. Oliver Academy. Note that this parking lot consists of a two-way curb cut along the eastern side of North Grove Street in close proximity to the proposed access to the parking lot of the subject application across the street . � 14 105 Grove Street, Suite 3 Montclair, NJ 07042 www.Nishuanegroup.com 973.954.2677 Photo 4: View of location of the proposed supermarket to utilize the subject application’s parking lot. The anticipated supermarket will be located on Lots 19, 20 and 23, which is surrounded by streets on three side: North Grove Street (west), Springdale Avenue (south), and North Maple Avenue (east). �