November 19, 2020

MINUTES TOWNSHIP OF WEST ORANGE ZONING BOARD OF ADJUSTMENT REGULAR MEETING November 19, 2020 The West Orange Zoning Board of Adjustment held a meeting on November 19, 2020 commencing 8:00 PM utilizing the virtual Zoom platform. Chairman Neuer called the meeting to order at approximately 8:00 P.M. It was announced that notification of this meeting was given to the Township Clerk, the West Orange Chronicle and the Star Ledger and posted on the Township Bulletin Board in accordance with the “Senator Byron M. Baer Open Public Meetings Act.” Chairman Neuer asked everyone to stand for the Pledge of Allegiance. PRESENT: J. Eben, D. Gabry, P. Neuer, B. Quentzel, I. Schwarzbaum, W. Steinhart, M. Straker, A. Weiss ABSENT: J. Redwine (excused) M. Sussman (recused) ALSO PRESENT: Paul Grygiel, Acting Planning Director for the Township John Hess, Consulting Engineer for the Township Alice Beirne, Esq., Board Attorney Rose DeSena, Board Secretary ANNOUNCEMENTS Future Meetings: December 17, 2020 (regular meeting) Chairman Neuer announced that application ZB-20-04/Valley Hill Properties LLC, that was scheduled to be heard at this meeting, has been carried over and adjourned to the Zoning Board regular meeting to be held on 12/17/2020..

MINUTES October 15, 2020 (regular meeting Chairman Neuer stated that the draft minutes from the October 15, 2020 regular meeting were circulated to all of the Board Members. Chairman Neuer asked if any Board Member had any comments; there were none. Mr. Steinhart moved to approve said minutes and Mr. Eben seconded the motion. All in favor. It was noted for the record that Ms. Weiss was not in attendance for the 10/15/2020 meeting and did not vote on these minutes. West Orange Zoning Board of Adjustment Regular Meeting Schedule For 2021 Chairman Neuer stated that the Zoning Board’s regular meeting schedule for 2021 was circulated to all of the Board Members. Chairman Neuer asked if any Board Member had any comments; there were none. Chairman Neuer moved to adopt the Zoning Board of Adjustment’s 2021 meeting schedule and Ms. Gabry seconded the motion. The vote was as follows: Eben: Yes Steinhart: Yes Gabry: Yes Straker: Yes Quentzel: Yes Sussman: - Redwine: - Weiss: Yes Schwarzbaum: Yes Chairman Neuer: Yes SWEARING IN Paul Grygiel, acting Planning Director for the Township and John Hess, consulting Engineer for the Township were sworn under oath. RESOLUTION 1. ZB-20-11/Giannetti Approved 10/15/2020 Block: 161; Lot: 10; Zone R-5 71 Oak Avenue Seeking “c” variances to construct an in-ground swimming pool 2

Chairman Neuer stated that this resolution was circulated to all of the Board Members and that this version included comments from himself. Chairman Neuer asked if any Board Member had any other comments; there were none. Mr. Schwarzbaum made a motion to adopt the resolution as submitted and Mr. Steinhart seconded the motion The vote was as follows: Eben: Yes Steinhart: Yes Gabry: Yes Straker: - Quentzel: Yes Sussman: - Redwine: - Weiss: - Schwarzbaum: Yes Chairman Neuer: Yes 2. ZB-20-10/Meseha Block: 153.15; Lot: 4; zone: R-6 6 Blackburne Terrace Seeking “c” variances for fence in front yard on through lot Approved 10/15/2020 Chairman Neuer stated that this resolution was circulated to all of the Board Members and that this version included comments from himself. Chairman Neuer asked if any Board Member had any other comments; there were none. Mr. Schwarzbaum made a motion to adopt the resolution as submitted and Mr. Steinhart seconded the motion The vote was as follows: Eben: Yes Steinhart: Yes Gabry: Yes Straker: - Quentzel: Recused Sussman: - Redwine: - Weiss: - Schwarzbaum: Yes Chairman Neuer: Yes

APPLICATIONS 1. ZB-19-10/955 Pleasant Valley Way, LLC Carried from 9/24/202 Block: 172.02; Lots: 8.01 & 8.03; Zone: B-2 955 & 963 Pleasant Valley Way Seeking “d” use and height variances and “c” variances and preliminary and final major site plan approval to construct a four (4) story self-storage facility EXHIBITS A-1 — Aerial view of the site, prepared by Stonefield Engineering, dated 2/20/2020. A-2 — Concept plan B, prepared by Stonefield Engineering dated 11/15/2020 A-3 - Rendered site plan dated 7/16/2020 A-4 — Section exhibit dated 6/3/2020 A-5 - Areas of Concern Map, prepared by Parsons, dated 02/05/2019 A-6 — Aerial view of proposed building and surrounding area A-7 - Sheet A-7 of the revised rendered site plan dated 11/17/2020 A-8 — Architectural renderings of the proposed building Chairman Neuer stated for the record that Ronda Reinstein has been designated as the official court reporter for this meeting. Chairman Neuer stated that this is the fifth Zoning Board hearing for this application. Jason Tuval, attorney for the applicant, appeared. Mr. Tuval stated that since the last time they appeared before the Board, there were substantial changes made to this application. He said that they eliminated the height variance by taking a story off of the building, the parking variance is no longer needed because the building has been reduced in size, changes were made to the driveway due to a concern about cars exiting and a change to the water detention system. Mr. Tuval called his first witness. Jeffrey Martell, Civil Engineer for the applicant, was sworn under oath. Mr. Martell stated that his license is still in effect and was accepted by Chairman Neuer as an expert in the field of engineering. Mr. Martell presented sheet A-7 of the revised rendered site plan dated 11/17/2020 that was marked as Exhibit A-7 for identification only. Mr. Martell referred to Exhibit A-7 and detailed all of the revisions made to the proposed building. Mr. Martell said they eliminated the upper story of the building which reduced the square footage by 27,000 square feet, they reduced the height of the building and changes were made to the front of the building. Mr. Martell stated that they no longer are seeking a variance for the height of the building. Chairman Neuer asked Mr. Martell what is the permissible height of a building in that zone; he said

ing. Mr. Martell stated that they no longer are seeking a variance for the height of the building. Chairman Neuer asked Mr. Martell what is the permissible height of a building in that zone; he said thirty five (35) feet.

Mr. Martell stated that they added one parking space to the site; they are now proposing thirteen (13) parking spaces. Mr. Martell said thirteen (13) parking spaces are required by Township ordinance and they are proposing thirteen (13) parking spaces. Mr. Martell said that they reduced the number of loading spaces from four (4) to three (3) and are in compliance with the Township ordinance. Mr. Martell said that there is a change in the storm water detention system; he said it is a water tight system now. Mr. Martell said they changed the egress movements at the northern driveway; he said the northern driveway is to enter the site only and exit at the southern driveway. Mr. Martell detailed the changes to the signage and said that the monument style sign is in compliance with the Township ordinance. Mr. Tuval asked Mr. Martell if he reviewed the review memo from John Hess dated 11/12/2020; he said yes and they will comply with all items in the memo. Mr. Tuval asked Mr. Martell if he reviewed Mr. Grygiel’s review memo dated 11/12/2020; he said yes and that agree with Mr. Grygiel. Mr. Eben stated that, from a visual standpoint, the height of the front of the building appears to still be higher than what is allowed in the Township ordinance. Ms. Gabry stated that she remains concerned about the slope in the rear of the building; she asked Mr. Martell if they are proposing a retaining wall to prevent erosion; he said that the building will act as a retaining wall. Chairman Neuer asked Mr. Martell if there is any reason that a retaining wall cannot be built; he said there is no reason why a retaining wall cannot be built but there is a reason why one will not be built. Mr. Martell said that they created a flat stable condition behind the building. Mr. Martell stated that there is no exposed rock behind the building; there is just soil. He said that they are replanting and regrading it to a flat surface. Mr. Martell said that if the Board requests a retaining wall then they will look into it. Ms. Gabry stated for the record that she cannot vote for this application unless they consider building a retaining wall behind the building. Mr. Tuval said that they will consider it. Chairman Neuer asked Mr. Martell if there is any reason why the roof of the building cannot be a green roof; he said, from an engineering stance, no. Chairman Neuer asked Mr.

they will consider it. Chairman Neuer asked Mr. Martell if there is any reason why the roof of the building cannot be a green roof; he said, from an engineering stance, no. Chairman Neuer asked Mr. Martell to consider installing some type of a green roof so that it appears more attractive to the residents living behind the building looking down at the building. Chairman Neuer asked Mr. Hess if there was anything in his review memo that requires special consideration; he said no. Mr. Schwarzbaum asked Mr. Hess if there is a need for a retaining wall in the rear of the building; he said that he does see the potential for erosion on the slope.

Mr. Martell detailed how they are proposing to stabilize the slope. He said that he will continue to think about it and see if anything additional can be done to satisfy the Boards concerns. Mr. Tuval asked Chairman Neuer if he objects to Mr. Martell meeting with Mr. Hess; he said no and encouraged such a meeting. Mr. Eben asked Mr. Grygiel for his opinion on the height of the building; he said that he concurs with the applicant on the height. There were no further questions for Mr. Martell from any of the Board Members or the Board Professionals. Chairman Neuer asked if any members of the public had any questions for Mr. Martell. Charles Upshaw stated he lives at 105 Roosevelt Avenue and asked Mr. Martell if there was a geological study to determine if the construction of the building would have any effect on the slope. Mr. Tuval stated that a GEO technical report was done and their expert testified at the last meeting regarding this. Chairman Neuer advised Mr. Upshaw to contact the Board Secretary and she will provide him with audio of that meeting so that he can listen to it. Isabela Freedman stated that she lives on Roosevelt Avenue and asked Mr. Martell if there are any reports to see if anything will happen to the houses at the top of the hill on Roosevelt Avenue during construction of the building. Chairman Neuer advised Ms. Freedman that she can read all of the reports that have been submitted by the applicant. There were no further questions for Mr. Martell. Mr. Tuval presented his next witness. Paul Devitto, landscape architect for the applicant, was sworn under oath. Chairman Neuer stated that Mr. Devitto was qualified as the landscape architect at the last meeting. Mr. Devitto referred to Exhibit A-7 of the site plan and detailed the landscaping plan. Mr. Devitto addressed the Township Forester, John Linson, memo dated 6/12/2020. Mr. Devitto said that the buffer has been enhanced to provide greater screening along the western property line; he said the landscape screen is denser. Mr. Devitto said the evergreen trees they are proposing are eight (8) to ten (10) feet tall; he said by reducing the height of the building and increasing the height of the trees, the modification will screen the building from the neighbors to the west. Chairman Neuer asked Mr. Devitto if he can design plantings for the roof; he said as long as the building

eight of the trees, the modification will screen the building from the neighbors to the west. Chairman Neuer asked Mr. Devitto if he can design plantings for the roof; he said as long as the building is geared for that, it is possible. Mr. Devitto said it would have to be incorporated into the architectural plan.

Mr. Eben asked Mr. Devitto to detail how they will do the planting; he complied. There were no further questions for Mr. Devitto from any of the Board Members or the Board Professionals. Chairman Neuer asked if any members of the public had any questions for Mr. Devitto. Andrea Goodman stated she lives on Roosevelt Avenue and asked Mr. Devitto if the removal of the trees and their roots will affect her landscaping; he said that they will not be removing any trees in the residential buffer, they are only planting additional trees there. Chairman Neuer called for a recess at 9:30 pm. Chairman Neuer resumed the meeting at 9:40 pm. Mr. Tuval called his next witness. Matthew Seckler, traffic engineer for the applicant, was sworn under oath. Mr. Seckler detailed his professional and educational background as a traffic engineer licensed in the State of New Jersey. Chairman Neuer accepted Mr. Seckler as an expert in traffic engineering. Mr. Seckler opined on the trip generation due to the reduction of the square footage of the building. Mr. Seckler said that the northerly driveway will be ingress only and the southerly driveway will be the egress driveway; he said this revision was based on the residents concerned about the exiting vehicles headlights shining into the windows of the homes directly across the street from the driveway. Mr. Seckler stated that they are proposing thirteen (13) parking spaces on the site; he said the number of parking spaces are compliant with self-storage facilities per the Township’s ordinance. Mr. Seckler said that ten (10) of the parking spaces will be for the facility and three @ ioe the office employees. He said the number of parking spaces are appropriate for this size of a building. Chairman Neuer asked Mr. Seckler what the size of the parking spaces are; he said nineteen (19) feet in depth and nine (9) feet wide which is the standard size. Chairman Neuer asked Mr. Seckler how they will prevent vehicles from not making a left hand turn out of the southerly driveway; he said the regulations will be posted on the site. Mr. Seckler said they will also work with the Essex County Engineer and Mr. Hess and design the driveway to flare out only on one side and not both sides. Chairman Neuer asked how many self-storage units in the building; Mr. Tuval replied and said there are seven hundred thirty five (735) units in the