March 2, 2022 Regular Meeting Adopted Minutes

MINUTES TOWNSHIP OF WEST ORANGE PLANNING BOARD MEETING. March 2, 2022 7:30 P.M. The Township of West Orange Planning Board held its regular meeting on March 2, 2022 at 7:30PM via virtual ZOOM videoconference. Chairman Bagoff called the meeting to order at approximately 7:30 P.M. He announced that notification of the meeting was given to the Township Clerk, and posted on the Township Bulletin Board, sent to the West Orange Chronicle and the Star Ledger, and posted on the Township’s website calendar. This meeting has been properly noticed to the public in accordance with the Open Public Meetings Act. No new matters will start after 10:30 P.M PLEDGE OF ALLEGIANCE ¢ Chairman Bagoff requested all persons stand for the Pledge of Allegiance. ANNOUNCEMENTS ¢ The next Regular Planning Board meeting will be held Wednesday April 6, 2022 at 7:30 P.M. ¢ 2673-21 Ordinance Governing Cannabis Businesses is being carried to a future meeting of the Planning Board. ¢ Further Comment from Chairman Bagoff stated that this Ordinance has been resolved by the Town Council and when/if it is sent back to the Planning Board, the Board will address at that time. ROLL CALL PRESENT: Dr. Robert Bagoff; Mr. J erry Guarino; Mr. Lee Klein; Mr. John MeNair; Mr. Christopher Morgan, Sr.; Mr. Sal Jensen, Mr. Ken Alper Mr. Peter Smeraldo; Mr. William Wilkes; ABSENT: — Council President Susan McCartney (excused); ALSO PRESENT: Diana P. McGovern, Esq., Planning Board Attorney; Paul Grygiel, Town Planner; Mr. John Hess, Town Engineer; Diana L. Chandler, Acting Planning Board Secretary Sarabraj Thapar, Esq., Public Advocate:

MINUTES Special Meeting Minutes February 9, 2022 Motion: Chairman Bagoff Second: J. Guarino Alper: Y MeNair: Y Bagoff: Y Morgan: Y Guarino: Y Smeraldo: Y Jensen: —- Wilkes: Y Klein: Y Yes 8; Absent | McCartney: _—— Meeting Minutes February 2, 2022 Motion: Chairman Bagoff Second: P. Smeraldo Alper: Y McNair: Y Bagoff: Y Morgan: aan Guarino: Y Smeraldo: Y Jensen: _— Wilkes: Y Klein: Y Yes 7; Absent _ _ McCartney: — SWEARING IN ¢ The Township Professionals, Mr. Paul Grygiel (Township Planning Consultant) and Mr. John Hess, Town Engineer were sworn in. e Mr. Sal A. Jensen as Alternate #1 to the Planning Board was sworn under oath and Chairman Bagoff welcomed him to the Planning Board.

APPLICATION PB 21-10 Altera 769 LLC 769 Northfield Avenue Block: 166.15; Lot: 9; Zone: OB-1 Seeking site plan approval with variance relief and improvements to the property with preliminary and final site plan with relief and improvements for the first phase of the property and preliminary site plan for the second phase of this application. PRESENTATION EXHIBITS Al- Colorized Aerial Plan (Dated March 2, 2022) A2- Colorized Overall Site Plan (ated March 2, 2022) A3- Colorized Overall Site Plan — Phase II (Dated March 2, 2022) A4- Colorized Site Plan — Phase I (Dated March 2, 2022) A5- Colorized Site Plan - Phase IT (Dated March 2, 2022) A6- Colorized Architectural Planning Set (Dated February 18, 2022) AT- Colorized Monument Sign (Dated August 5, 2021) ° Ms. Lisa John-Basta, Esq. entered on the record on behalf of the applicant. ¢ Mr. Joseph Sparone, (Engineer), entered on the record, was sworn under oath, credentials were given and was accepted as an expert in the field of Engineering. ¢ Mr. Sparone started his presentation by submitting Exhibit Al- Colorized Aerial Plan (Dated March 2, 2022) explaining the existing conditions of site as being “long and narrow” but the building will remain (with internal/external renovations). They will be seeking Topographic relief in regards to site slopes and the Stormwater being confined to Northfield Avenue. e In Phase I Mr. Sparone explained utilizing Exhibit A2- Colorized Overall Site Plan (Dated March 2, 2022) that the purpose to bring more modern appearance and features to the site. There will be some exterior enhancements to “look like a brand-new building. This application will also update property to current American with Disabilities Act (ADA) parking requirements. Mr. Sparone also referenced the retaining wall and explained that a new wall will be dovetailed and require variance. ¢ In regards to Phase II, Mr. Sparone explained Exhibit A3- Colorized Overall Site Plan — Phase II (Dated March 2, 2022) with preliminary approval for this application. This version of the plan would add 56 parking spaces. ° Mr. Sparone referenced Exhibit A4- Colorized Site Plan — Phase I (Dated March 2, 2022) with a variance request for steep slopes in this application. ¢ Mr. Sparone submitted testimony regarding Exhibit A5- Colorized Site Plan - Phase II (Dated March 2, 2022) and Storm Water management and a bio

ariance request for steep slopes in this application. ¢ Mr. Sparone submitted testimony regarding Exhibit A5- Colorized Site Plan - Phase II (Dated March 2, 2022) and Storm Water management and a bio facility study being performed where there is an underground detention facility (Once combined, will meet requirements.) e At this time, Ms. John-Basta and Mr. Sparone reviewed Ordinances and the types of Variances being requested. e Lot coverage e Slope

e Removal of Trees = Will comply with Mr. Hess and Mr. Grygiel. " Mr. Sparone testified saying confirming of replacing trees being removed. e Light fall heights e Parking Variances " Mr. Sparone testified saying that this is a variance requested for Phase I and IL. BOARD QUESTIONS e Mr. Lee Klein asked in regards to the drop off circulation and whether the gate on the property will be staying. Mr. Sparone said that the applicant would prefer to remove the gate. Mr. Klein asked about the length of the parking spaces. To which Mr. Hess said that it is not in the Ordinance, but Mr. Sparone said that he is willing to look into that. Mr. Peter Smeraldo asked if the stalls are going to be elongated, will there be an issue with Ambulance turnaround. Ms. John-Basta said that she is unsure how to respond to this question. Mr. Smeraldo asked about the height of the overhang. To which Mr. Sparone said that the Architect would be better suited to answer. Mr. Smeraldo asked about signage and striping. To which Mr. Sparone answered that he is unsure. Mr. Jerry Guarino asked about pedestrian access. To which Mr. Sparone said that they will create and update route including crosswalk. He reiterated again that the tear of the building will be the true access point. Mr. Guarino asked if there was a plan for “speed calming” on the site. Mr. Sparone said that there are landscape islands and to add (i.e. speed bumps) would potentially cause future issues. He confirmed that he will speak to the applicant in regards to this though. Chairman Bagoff asked if there is going to be a designated delivery space. Mr Sparone said no. Mr. Sal Jensen asked if there is a way to facilitate deliveries for larger vehicles. Mr. Sparone said that for example WB Mason, UPS size trucks are the ones coming and but there is no difference in the proposed structure than the typical office building (not on regular basis). NO PROFESSIONALS QUESTIONS PUBLIC ADVOCATE QUESTIONS ¢ Mr. Thapar asked where the trees are being removed. Mr. Sparone referenced the demolition and tree removal plan but confirmed that all trees are in the back of the property. Mr. Thapar asked about the size of the area effected by steep slope. Mr. Sparone said approximately fifteen (15) percent of site is being affected. Mr. Thapar asked about the danger of a landslide. To which Mr. Sparone said there is no danger

a effected by steep slope. Mr. Sparone said approximately fifteen (15) percent of site is being affected. Mr. Thapar asked about the danger of a landslide. To which Mr. Sparone said there is no danger based on his expertise and opinion. Retaining walls are existing on this site for that reason.

PUBLIC QUESTIONS Ms. Joyce Rudin (38 Woodland Avenue) asked what the date of the Aerial plans. Mr. Sparone said May or June of 2015. Ms. Rudin also asked if they could create space in the front as opposed to the back. Mr. Sparone said only in the back because it works better. Ms. Rudin asked if it could be done. Mr. Sparone responded maybe but the decision was made that the rear of the building would be better utilized, Ms. Rudin asked if they could create a parking structure. Mr. Sparone said there was a visual impact of a parking structure being more visible which doesn’t make this a positive result. Ms. Rudin asked what is the need for this property to extend since lot usually empty. Mr. Sparone said that this application is to attract more tenants. Mr. Roy Rayburn (10 Metzger Drive) voiced his support of Phase I of this application. Mr. Kevin Malanga (57 Ridge Road) asked how many trees in total will be removed. Mr. Sparone said in Phase I, 37 minor trees and 39 major trees are going to be removed. In Phase II, 42 minor trees and 50 major trees are going to be removed. Mr. Robert Rashkes (35 Oak Crest Road) asked if concrete crosswalks could be considered as opposed to the proposed striping. Mr. Sparone said that it is an option. Mr. Rashkes asked if the sidewalks will have a curb ramp for the handicapped. Mr. Sparone responded that the sidewalk will be made even anda curb ramp will take place. Mr. Rashkes asked about the existing seating area to which Mr. Sparone said that it is proposed to be removed. Mr. Rashkes asked about any traffic conflict. Mr. Sparone said that there isn’t any. Mr. Rashkes asked if the speed bumps there are going to be removed. Mr. Rashkes answered in the affirmative. PRESENTATION Mr. Joseph Sparone, (Planner) entered on the record and was accepted as an expert in the field of Professional Planning. Mr. Sparone testified that he has visited the site, read the reports, plans etc. * In his opinion, this property has very unique characteristics and will have Topographic differences, updated requirements to coordinate with the American with Disabilities Act (ADA). He reiterated again that the main point of the application is to “modernize and revitalize the property”. He testified further to opine that no matter where there would have an extent of an issue with the steep slope. Mr. Sparone testified in regards to the

is to “modernize and revitalize the property”. He testified further to opine that no matter where there would have an extent of an issue with the steep slope. Mr. Sparone testified in regards to the signage proposed being at six (6) feet which is wider and shorter than the existing sign. NO BOARD QUESTIONS NO PROFESSIONALS QUESTIONS NO PUBLIC ADVOCATE QUESTIONS

PUBLIC QUESTIONS ° Mr. Robert Rashkes (35 Oak Crest Road) asked if a ramp was considered instead of stairs. Mr. Sparone said that would be an Engineering question but when looking at the grading of the site, the ramp became unnecessarily long. ¢ Mr. Rashkes asked about there not being a stop sign on the egress. To which Mr. Sparone responded that the Proposed condition has a stop sign. ¢ Mr. Rashkes then asked if a historical observation ever took place. Mr. Sparone answered in the negative but also said that this property is on a county road so Essex County would have to give their approval in regards to this. PRESENTATION ¢ Mr. Lance Blake (Architect) entered on the record was sworn under oath, credentials were given and was accepted as an expert in the field of Architecture, ° Mr. Blake testified utilizing EXHIBIT A6- Colorized Architectural Planning Set (Dated February 18, 2022) describing all the materials being utilized. (Replacing the glass, fiber cement material banding, aluminum composite; raising the height existing not high enough for ambulance or other emergency vehicles.) ¢ Mr. Blake testified regarding EXHIBIT A7- Colorized Monument Sign (Dated August 5, 2021) and said that it will be illuminated by ground lighting. The only Ordinance for this exhibit is for the width. The facade signs are not part of this application. BOARD QUESTIONS e Mr. Guarino asked if the final submission of plans will have Electric Charging Stations. In which Mr. Grygiel answered in the affirmative because the applicant is now required to do so. ¢ Mr. Guarino asked if the monument sign in the front of the building will be internally lit. Mr. Blake said it is a possibility, but at this time the plan is to have lights shining on the monument signage. ¢ Mr. Smeraldo asked in regards to fire safety and whether there is going to be a suppression system on the premises. Mr. Blake said that it does not seem to be required in regards to this application. ¢ Chairman Bagoff asked if a light toned (color) roof was a possibility. Mr. Blake said that was a possibility, ¢ Chairman Bagoff followed up by mentioned the ramp to which Mr. Blake interrupted stating that they will be making it American with Disabilities Act (ADA) compliant. PROFESSIONALS QUESTIONS ¢ No Questions from Mr. Paul Grygiel e Mr. Hess asked for confirmation that there is no possibility of staining on

e making it American with Disabilities Act (ADA) compliant. PROFESSIONALS QUESTIONS ¢ No Questions from Mr. Paul Grygiel e Mr. Hess asked for confirmation that there is no possibility of staining on the monument sign. In which Mr. Blake confirmed as requested. NO PUBLIC ADVOCATE QUESTIONS