February 5, 2025 Planning Board Regular Meeting Minutes

MINUTES TOWNSHIP OF WEST ORANGE PLANNING BOARD MEETING February 5, 2025 7:30 P.M. The Township of West Orange Planning Board held its regular meeting on February 5, 2025 at 7:30 P.M. 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 e The next Planning Board special meeting will be held Wednesday, February 12, 2025 at 7:30 P.M via Zoom. e The next Planning Board special meeting will be held Wednesday, February 26, 2025 at 6:30 P.M in person. e The next Planning Board regular meeting will be held Wednesday, March 12, 2025 at 7:30 P.M via Zoom. ROLL CALL PRESENT: Dr. Robert Bagoff; Mr. Jerry Guarino; Mr. Ken Alper; Mr. John Cardoza; Mr. William Wilkes; Mr. Lee Klein; Mr. Christopher Morgan, Sr.; Mayor Susan McCartney; Council Susan Scarpa; Ms. Lori Kapferer ABSENT: Mr. Peter Smeraldo; ALSO PRESENT: _ Diana P. McGovern, Esq., Planning Board Attorney; Gerry Haizel, Consulting Town Planner; Phil Scott, Board Engineer; Jamilet Baquerizo Vite, Planning Board Secretary MINUTES & RESOLUTIONS 9/4/2025 WO PB Draft minutes Motion: Chairman Bagoff Second: Mr. Guarino

1 Alper: Morgan: Bagoff: Scarpa: Cardoza (Alt.2): Smeraldo: Guarino: Wilkes: Kapferer: Klein: Mayor McCartney: Y Y Y Y Y Y ¥ 0-30-2024-WO-PB-Draft-Minutes 1 Motion: Chairman Bagoff Second: Mayor McCartney Alper: Y Morgan: Bagoff: Scarpa: Cardoza (Alt.2): Smeraldo: Guarino: Wilkes: Kapferer: Klein: Mayor McCartney: <| <] <<] «| < 1-6-2024-WO-PB-Draft-Minutes Second: Mr. Guarino Motion: Chairman Bagoff Alper: Morgan: Bagoff: Scarpa: Cardoza (Alt.2): Smeraldo: Guarino: Wilkes: Kapferer: Klein: Mayor McCartney:

11-13-2024-WO-PB-Draft-Minutes Motion: Chairman Bagoff Second: Mr. Guarino Alper: p'4 Morgan: _ Bagoff: Y Scarpa: _ Cardoza (Alt.2): ¥ Smeraldo: — Guarino: Y Wilkes: Y Kapferer: Y Klein: Y Mayor McCartney: Y 11-13-2024 WO PB Draft Minutes — Executive Session Motion: Chairman Bagoff Second: Mayor McCartney Alper: Ad Morgan: -_ Bagoff: Y Scarpa: _ Cardoza (Alt.2): ¥ Smeraldo: -— Guarino: x Wilkes: Y Kapferer: 4 Klein: Y: Mayor McCartney: Y 12-4-2024-WO-PB-Draft-Minutes Motion: Chairman Bagoff Second: Mr. Guarino Alper: 4 Morgan: -- Bagoff: Y Scarpa: _ Cardoza (Alt.2): ¥ Smeraldo: _ Guarino: XY Wilkes: Y Kapferer: ¥ Klein: wv

Mayor McCartney: Y SWEARING IN ¢ The Township Professional(s) sworn in. APPLICATIONS ¢ PB-24-20 Essex County/Turtle Back Zoo — Lemur Exhibit Block: 163 Lot: 1 Zone: R-1 The applicant, Essex County proposes to make renovations to the existing Sealion exhibit which will include renovation of the exterior pool area and will be renovated to house lemur and tortoises. This new space will allow the lemurs to move about and explore in a way that closely mirrors their natural habitat with expansive climbing tree structures, rocky outcrops and open areas where they can roam and exhibit their natural behaviors. PRESENTATION ¢ The attorney for the applicant, Mark Fleder, states the proposal is to make changes to an existing exhibit that has been at the zoo for a bit of time, formally known as the sea lion exhibit. e The landscape architect, Michael J. Piga, entered on the record, he was sworn under oath and his credential were accepted by the board. He testified to the following: e The existing sea lion exhibit is being proposed to change, which is located in the center of the zoo. They have an existing building there, where they have their touch tank and other elements. * On the north side was the sea lion exhibit and that’s where the focus of this design was. Mainly on the exterior of the facility where the pool was and there’s a little bit done on the interior. ¢ The pool will remain but will not be used as a pool at all. ¢ There are minor fagade changes to the exterior of the existing building, such as now they have a blue core gate steel which they are going to change the color to a brown. ¢ The existing building as part of the proposal will not be expanded or made larger. ¢ The overall exhibit will not get physically bigger. © The inside of the building will have minor changes such as changing out the caging, adding a little bit of heat and doing some painting. Other than that, they are not doing structural changes. e There are no changes to the drainage either from the building or the area around the building. There will be no changes to the method of visitors going out to and into the building Down on the lower portion of the area is where the edge of the existing sea lion exhibit is which will now change the name to Essex County Water or something of that nature. ¢ On the outskirts is where the pool used to be but now, they are turning it to a

of the existing sea lion exhibit is which will now change the name to Essex County Water or something of that nature. ¢ On the outskirts is where the pool used to be but now, they are turning it to a sandy beach for the lemurs and the tortoises. ¢ Visitors will still be able to come up to the existing windows, which they will be taking out and allowing them to see the tortoises that will be down at the lower end. There is a netting where they will be showing where the lemurs would be located. There will be a climbing structure in the center area. Most of the stone work out there

will remain, it will just be enhanced. New landscaping will be brought in throughout the area and the outer beds on the outskirts. The existing shade structure will be modified by putting real glass opposed to acrylic. The structure itself will be upgraded in color The building itself, the fagade will have a color change. Where the sea lions used to come out, now the lemurs will be coming out. They are going to take out the old garage doors in this area and turn them into little huts so the lemurs can huddle underneath the huts There will be plenty of things for the lemurs to climb on, such as vines located throughout the rest of the area There will be different kinds of vegetation that will match with the Madagascar theme. There will be bamboo and a lot of grasses on the outskirts. New signage will be brought in to describe the animals in their habitat. There’s going to be a little exhibit that will be at the tip of the area that will be an insect farm. Everything that is being changed is to keep with the Madagascar theme. In the netting area for the lemurs, that the vines will be around, there will be a stone work, there will be huts and a deck to fit with a fishing town theme in Madagascar. The project will be done as quickly as possible to keep everything going at the zoo. It would be open to the public by the end of summer. BOARD QUESTIONS Mayor McCartney asked what happened to the sea lions. Mr. Piga said the sea lions were placed at other zoos that could accommodate them. Ms. Kapferer asked if the impervious surface is changing as a result of the new exhibit. Mr. Piga said no, it will either be the same or less. Ms. Kapferer asked if the exhibit is handicapped accessible. Mr. Piga said yes. NO PROFESSIONALS QUESTIONS NO PUBLIC QUESTIONS GENERAL DISCUSSION PUBLIC COMMENT Motion: Chairman Bagoff Second: Mr. Guarino Alper: i Morgan: _ Bagoff: > Scarpa: --- Cardoza (Alt.2): W Smeraldo: -_ Guarino: Y Wilkes: D4 Kapferer: Y

Klein: Hy, Mayor McCartney: Y PB-24-14 172-174 Main Street LLC Block: 83 Lot: 1&5.01 Zone: B-1 172-174 Main Street The applicant, 172-174 Main Street, LLC, proposes to construct a 3rd floor addition to an existing 2- story building and convert the building to a mixed-use building. The proposed mixed-use building will contain 2,824-SF of office space on the Ist floor and a total of seven (7) residential units on the 2nd and 3rd floor. Additionally, twenty-six (26) existing on-site parking spaces will also be provided. PRESENTATION The attorney for the applicant, Tyler Zeberl, states the applicant is proposing to add a 3 story addition to an existing 2 story commercial property which is a conditional use within the B1 zone. The applicant is seeking C variances relief for 2 existing non comforting bulk variances, rear yard setback, and site coverage. The applicant is also seeking C variances relief for the 3 story where 2 2 are permitted although they do meet the height requirement The applicant representative, Maurice Cox, entered on the record, he was sworn under oath. He testified to the following: Mr. Cox is a local to West Orange, has done various projects in West Orange and owns a medical practice on 105 Main Street that serves the community. This opportunity was presented to him to rehabilitate a building that was in bad condition. This building will house a large facility, True Ally Medical, which serves the community and any other business as seem fit. The proposed use on the ground floor has 2 office spaces, one of which will be occupied by his existing business and the other will be a dedicated office space. BOARD QUESTIONS Mr. Guarino asked what would you say are the conditions that are in bad shape, is it structural. Mr. Cox said structurally the building is perfect. The fagade right now is not very good, it's falling apart, the parking is also falling apart, and the sideway has two existing trees that is creating a hazard to the sidewalk. The sidewalk is also currently uneven which they will level out and have a nice bush coverage so they could beautify the neighborhood as well. Mr. Guarino asked if the building has a water issue in the basement; if there is a basement. Mr. Cox said no, there is no basement. There is just a mechanical room and the building is extremely solid, it was concrete built. Mr. Guarino asked is the electrical

asement; if there is a basement. Mr. Cox said no, there is no basement. There is just a mechanical room and the building is extremely solid, it was concrete built. Mr. Guarino asked is the electrical and HVAC still in working condition. Mr. Cox said everything was in working condition but when they bought the building, they removed everything from the building to start doing the renovations. Mr. Guarino asked can this building absorb the weight of an additional floor on top. Mr. Cox said yes. Mayor McCartney asked is True Ally moving out of 105 Main into this building or are they setting up a second office. Mr. Cox said no, they will be moving into the building.

105 Main Street will be a satellite office for specific procedures until they find a use for 105 Main Street. NO PROFESSIONALS QUESTIONS PUBLIC QUESTIONS Erick Buckley at 8 Edgehill Ct asked per Section 25.241B of the township of West Orange Municipal code, non-conforming use shall not be enlarged or extended, a non- conforming use shall only be changed to conform use and the application is clearly enlarging a non-conforming building which violates the code so if a larger building is approved would it not need to be constructed to conform to the building requirements. Mr. Zeberl said what is permitted in this zone is 2 / stories, they are proposing 3 stories which is in conformance with the surrounding neighborhood and they do meet the height requirement. Lenny Carr asked if they have seen the 6 % foot structure, how far back is it from Llewellyn Park. and the impact it is having on neighbors currently. Mr. Cox said they did take a look at it and they made sure they are not impacting anyone’s privacy on that end. There will also be no impact to the park as they are still building on the existing structure that is there. Lenny Carr asked why there needs to be a third story. Mr. Cox said it is an overall economic play for the town and they will also be participating in giving a low-income unit in that building. Lenny Carr asked have you reached out to the neighbors who this proposed variance is going to directly impact. Mr. Cox said they haven’t spoken to anyone personally but they have sent out letters informing them of the proposal and they are available to speak to individuals. Lenny Carr asked have you given any thoughts to the precedent setting nature if this variance application is approved. Mr. Cox said they are asking for a small variance and they are trying to assist West Orange in beautifying as organically as possible. Donner Uher at 14 Edgehill Rd asked while you were planning and before you bought the building did you stand on the Llewellyn Park side to see how the building impacts my backyard and my neighbors at its current height. Mr. Cox said they are not able to access and drive through the area. GENERAL DISCUSSION PRESENTATION The architect, Jason Peist, entered on the record, he was sworn under oath and his credentials were accepted by the board. He testified to the following: The current building has a dated fagade and

The architect, Jason Peist, entered on the record, he was sworn under oath and his credentials were accepted by the board. He testified to the following: The current building has a dated fagade and style. What they want to do with the building was to try to rehab the facility they had with the intent to improve the overall quality of the building. They are proposing to update the fagade. They want to improve the overall appearance of the structure. They are adding a 3 story with the intent not to exceed the 35 feet which is the height limit for this zone. 2 % stories are the zoning requirements; they are proposing 3. It is very difficult to do a half story on this structure so they need to add that third story in order to improve the building and help with the development of the structure. They are updating the overall look. They are going to be adding some stone, some wood 7