June 4, 2014

1. The Applicant shall comply with all applicable Township of West Orange, County, State and Federal laws, ordinances, regulations and directives, including without limitation, obtaining all applicable local, state and federal approvals and/or regulatory permits. Without limitation of the foregoing, prior to the signing of the approved site plans, and prior to the commencement of any land disturbance or construction, the Applicant shall submit to this Board, with a copy to the Board Engineer, proof that it has obtained all required governmental approvals. 2. if another governmental entity or agency grants a waiver or variance affecting the plans and/or exhibits submitted by the Applicant, this approval or the conditions attached to it, then the Applicant shall re-apply to this Board respecting the same and this Board shall have the right to view that issue as it relates to this approval and these conditions and modify and amend same, if appropriate. 3. In the event that any other required regulatory approval conflicts with the terms and conditions hereof, or materially alters the same, or the terms and conditions hereof are materially altered by any change in applicable law or regulation other than those municipal regulations for which change is prohibited by the Municipal Land Use Law (MLUL), or in the event Applicant or its successors or assigns construct or attempt to construct any improvement in conflict with or in violation of the terms of this approval, the Board hereby reserves the right to withdraw, amend or supplant the instant approval. 4 All construction, use and development of the property shall be in conformance with the plans approved herein, all representations and stipulations of the Applicant and its witnesses during the public hearing, all exhibits introduced by the Applicant, and all terms and conditions of this resolution. 5. The Applicant shall pay all outstanding taxes, tax liens, application fees and technical review fees, as well as any inspection fees that may be required hereunder. 6. Applicant shall comply with the requirements for affordable housing compliance, if any, which apply, including any amendments or revisions thereto, as the same may require the creation of low and/or moderate income housing or contribution therefor as a result of this approval. 7. Applicant shall: (i) give consideration to the Board’s

s thereto, as the same may require the creation of low and/or moderate income housing or contribution therefor as a result of this approval. 7. Applicant shall: (i) give consideration to the Board’s recommendation for a light colored roof; {ii) abide by all ADA requirements with regard to handicapped accessibility; (iii) give consideration to the Board’s request for installation of a permanent generator; and (iv) provide an engineer's estimate of the work for inspection purposes. 8. All notes included in the approved plans, including notes required by this Resolution, shall be deemed conditions of approval having the same force and effect as conditions expressly set forth in this Resolution. 6-4-14 Minutes

The Board voted on the Application as follows: Motion: Chairman Heller Second: Dr. Bagoff Bagoff: Yes Carlucci: Yes Eben: Yes Ghebremicael: Absent Gurland: Yes Klein: - Lester: Absent | McCartney: Yes Weston: Absent | Wilkes: Absent | Heller: Yes Chairman Heller announced a brief recess at approximately 9:17 P.M.; he reconvened the meeting at approximately 9:25 P.M. Chairman Heller indicated Mr. Klein had rejoined the Board dais. Mr. Russo left the meeting at approximately 9:20 P.M. PB-14-08C/County of Essex-South Mountain Recreation Complex Block: 163; Lot: 13; Zone: R-1 560 Northfield Avenue Courtesy Review Application to construct a 5-Level Parking Deck. EXHIBITS A-1; Topographic Mapping of 560 Northfield Avenue prepared by Michael Pronesti, P.L.S, Pronesti Surveying Inc., dated February 10, 2014; A-2: Overall Site Plan including proposed south parking deck and site improvements, prepared by Comito Associates PC, dated May 1, 2014, revised May 23, 2014; A-3: Garage Floor Plan Level Pi through Level P5, prepared by Comito Associates PC, dated May 1, 2014; A-4: — Colorized rendering of proposed garage and existing conditions, prepared by Comito Associates, PC, undated. A-5: Traffic Signal Plan and Striping Plan (Sheet T-) and Existing Conditions Plan (Sheet C-1), prepared by Paul B. Going, P.E., Atlantic Traffic & Design Engineers, Inc., dated April 10, 2014. DISCUSSION Mr. Eben requested he be recused from hearing the Application; it was so noted by Chairman Heller; Mr. Eben left the Board dais. Mark L. Fleder, Esq., Connell Foley, attorney for Applicant, addressed the Board. He said the County was proposing to build a second tiered parking garage behind the existing ice rink in the area of the Turtle Back Zoo parking area; there would alse be traffic signal improvements. Darrell F. Alvarez, R.A, P.E., P.P., Comito Associates, P.C., was sworn in, stated his credentials, and was accepted by the Board to be an expert in engineering and architecture. Mr. Alvarez said he had prepared the plans for the project. Referring to Exhibit A-1, he described the existing conditions; he told the Board the plan included building a new parking structure to the rear of the existing ice skating structure. Referring to Exhibit A-2, Mr. Alvarez identified the existing structure, its location relative to Northfield Avenue, and the existing asphalt surface

to the rear of the existing ice skating structure. Referring to Exhibit A-2, Mr. Alvarez identified the existing structure, its location relative to Northfield Avenue, and the existing asphalt surface parking area near Turtle Back Zoo. He said the new proposed structure would be approximately 60 feet from the ice skating arena; it would not be visible from Northfield Avenue. Referring to Exhibit A-3, Mr. Alvarez said the proposed structure would be five levels; Level P1 would have 52 spaces; Levels P2, P3 and P4 would each have 107 spaces, and Level PS would have 106 spaces; for a total count of 479 spaces; the structure would be ADA compliant. The 6-4-14 Minutes

structure was designed to accommodate a sixth level; however, the County currently had no plans to erect a sixth level. There were currently 296 ground level spaces; approximately 200 of the existing spaces would be incorporated into the ground level of the new parking structure for a net increase of 338 parking spaces. The current parking at the amusement was 860 spaces; the new structure would increase the capacity to 1,200 spaces. The new garage would be a pre-cast structure almost identical to the existing parking garage; a Security Office would be located at the entrance to the structure on the main level; there would be a utility room; janitor’s closet and restroom for office personnel; but no public restrooms in the structure. The deck would have two elevators and two stairs; there would be a back-up generator for the structure. There would be interior lighting on each level; pole mounted lighting would be focated on Level P5, identical to the lighting on the existing garage; the pole lighting would be shielded; no excessive overflow lighting would be visible to surrounding properties. Referring to Exhibit A-4, Mr. Alvarez said that landscaping would be installed in the traffic island areas and along the structure walkways and light poles. Mr. Alvarez described the existing traffic conditions; currently there was a signalized entrance at the center of the site, and a signalized exit to the left of the property. He said the new plan would change the current restricted driveway (located to the right of the property) to a signalized driveway exit for public use; it would be restricted to passenger cars only. Buses would exit from the existing driveway at the left of the property. Mr. Alvarez said the County was projecting a fall start date for the project so it would not interfere with peak zoo attendance. Council President McCartney asked what the height of the structure and would the elevator shaft be constructed to extend to accommodate a sixth level; how the tree ordinance regarding one tree for every ten parking spaces related to the parking structure; and would emergency vehicles have access to the parking garage. Mr. Alvarez said the maximum height would be 51 feet; the elevator would be able to extend to a sixth level, but the shaft would not be extended until a sixth level was installed; ambulance vehicles would have access to interior main

ht would be 51 feet; the elevator would be able to extend to a sixth level, but the shaft would not be extended until a sixth level was installed; ambulance vehicles would have access to interior main level of structure; fire trucks would have access to the building exterior. Mr. Fleder said the ordinance regarding trees did not apply to the parking structure located on County property; however, Mr. Alvarez testified to the landscaping consideration. Mr. Gurland asked where would be the location of the new traffic signal; how would a passenger vehicle exit west from the site on to Northfield Avenue. Mr. Fleder said the existing left turn would remain the same; vehicles exiting the new driveway exit would turn right to next signal then make legal U-turn exit west on to Northfield Avenue. Mr. Klein, (referring to Exhibit A-3-Parking Level P1), stated that the first three parking spaces looked too close to the entrance; was there enough space for cars backing out to not be hit by cars entering the garage; he asked for clarification regarding the current traffic circulation for school buses and if the pattern would change; and what was the projected construction time frame to finish the project if it was started in September. Mr. Alvarez said the garage entrance would have a ticket-type operation; there would be ample timing for cars to maneuver backing out of the spaces; he explained the traffic pattern for school buses and the student drop-off area; he said that buses were currently parked off-site during visits; the projected time frame would be approximately eight to ten months to finish the project. Council President McCartney asked for clarification regarding the location of the proposed traffic light at the new exit; would it be located on site or on Northfield Avenue. Mr. Alvarez said it would be located on Northfield Avenue. Robert Rashkes, 35 Oak Crest Road, asked how many surface parking spots would remain after the parking garage was constructed; would flatbed trucks have access to all levels of the garage in case a car needed to be towed; would the new garage be higher than the existing garage. Mr. Alvarez said there 6-4-14 Minutes

were currently 296 surface parking spots; 200 would remain after the construction; a flat-bed truck would not have access, a smaller utility vehicle would be used to tow disabled vehicles from the structure; the height of the new garage would actually be lower than the existing garage. Paul B. Going, P.E., Atlantic Traffic & Design Engineers, Inc., was sworn in, stated his credentials, and was accepted by the Board to be an expert in traffic engineering. Referring to Exhibit A-5, Mr. Going confirmed he had designed the traffic signal plan; he described the existing conditions and the proposed improvements, which included the new westerly driveway and new traffic signal. He said the plan essentially permitted one main traffic signaled driveway entrance in to the site and two traffic signaled driveways exits out of the site. He opined the overall traffic plan was an efficient and safe plan for site ingress and egress and pedestrian traffic. Mr. Klein asked if a pedestrian crosswalk was needed along the new driveway (exit) on Northfield Avenue; were any traffic improvements planned in the vicinity of the gas station across Northfield Avenue; had a traffic study been done to address the increased volume of vehicles exiting the site resulting from a new second means of egress; how would the new exit affect the queuing of traffic on to Northfield Avenue; and would there be improved signage in the area of the “jug-handle” at Northfield and Cherry Lane. Mr. Going said there was an existing crosswalk in the area of the new driveway exit and a pedestrian signal would be installed. There was currently a pedestrian crosswalk across Northfield Avenue in the area of the ingress signal. There would be a stop sign, a right-turn-only sign and signal at the new driveway; vehicles would not be allowed to cross Northfield directly to the gas station; traffic volume had been looked at but the site change was for the number of parking spaces, not the expansion of the site facilities; he opined the queue length was adequate. Chairman Heller asked if the proposed traffic signal would be on a timer; Mr. Going answered in the affirmative; it would be coordinated with the existing signals. Council President McCartney asked if the new traffic light was to be located on Northfield Avenue or at the driveway exit on site; Mr. Going said the traffic signal would be located on

sting signals. Council President McCartney asked if the new traffic light was to be located on Northfield Avenue or at the driveway exit on site; Mr. Going said the traffic signal would be located on Northfield Avenue; a pedestrian crossing signal will be located at the driveway exit. Council President McCartney opined there was excessive road signage on Northfield Avenue commercial properties, however, inadequate site access signage (information) for westbound vehicles traveling on Northfield Avenue. Vehicles needed to know they had to stay to the right to make the jug-handle turn for access to the site long before they traveled to the area of the jug-handle. She asked if it would be possible to synchronize the light at the intersection of Northfield and Pleasant Valley Way to permit left turn on to Cherry Lane. Mr. Fleder indicated that Mr. Varghese could discuss site access signage. Mr. Grygiel asked if the County was aware of recently approved and proposed West Orange development in the area including a new mini-mall and pending Quick Check application currently before the Zoning Board; he asked if the plans had taken the new development into consideration regarding the traffic plan for Northfield Avenue, which was a County road. Mr. Fleder said that Mr. Varghese would be able to address the matter. The Public had no questions for Mr. Going. Sangeev Varghese, Director, Essex County Department of Public Works, was sworn in; he advised the Board he had participated in the design process of the project and was familiar with the plan. He said the project would take approximately ten months to complete. During the construction period, there would be approximately 140 lost surface parking spaces; visitors were expected during the construction period, but if additional parking was needed, visitors would be directed to off-site parking 10 6-4-14 Minutes

areas. He detailed how buses would enter, unload passengers, and exit the site to off-site parking area. The signage issues along Northfield Avenue was currently being reviewed; there would be consolidation of some signs and better informational signage (further east) near Prospect Avenue for vehicles traveling west to the site. Mr. Varghese opined that the current conditions at Northfield and Pleasant Valley Way were a safer movement than proposing a left turn on to Cherry Lane. Mr. Varghese opined that a vehicle making an illegal turn was an enforcement issue. Robert Rashkes, 35 Oak Crest Road, asked if there would be a fee for garage parking. Mr. Fleder answered in the affirmative. The Board deliberated on the Application; the Board determined the proposed project and capital improvements were consistent with the West Orange Master Plan. The Board voted on the Application as follows: Motion: Chairman Heller Second: Ms, Carlucci Bagoff: _Yes Carlucci: Yes Eben: - Ghebremicael: Absent Gurland: Yes Klein: Yes Lester: Absent | McCartney: Yes Weston: Absent | Wilkes: Absent | Heller: Yes DISCUSSION Technical Review Subcommittee Ordinance and Application Process Carried from the May 7, 2014 regular meeting. Chairman Heller announced that due to the lateness of the hour, the Discussion would be carried to the July 2, 2014 regular meeting. Council President McCartney advised the Board she had contacted Meghan Hunscher, P.P., who had recently testified before the Board; she wanted to schedule a meeting with Ms. Hunscher about her possible suggestions regarding updating the Technical Review Application process. MEETING ADJOURNED at approximately 10:32 P.M. , Minutes adopted September 3, 2014 2 Robin Miller, Planning Board Secretary Township of West Orange THE NEXT REGULAR MEETING OF THE PLANNING BOARD Wiii BE WEDNESDAY OCTOBER 1, 2014 AT 7:30 P.M. IN COUNCIL CHAMBERS 11 6-4-14 Minutes