July 17, 2025, Regular Meeting

1 TOWNSHIP OF WEST ORANGE 66 MAIN STREET, WEST ORANGE, N.J. 07052 Department of Planning and Development SUSAN McCARTNEY Mayor Tel: (973) 325-4108 DIANA L. CHANDLER Zoning Board Secretary Email: zoningboard@westorange.org Philip D. Neuer, Chairperson Savo, Schalk, Corsini, Warner, Gillespie, O’Grodnick & Fisher PA, Board Attorney Brent D. Scott, Vice-Chairperson Nishuane Group, Consulting Planner William Michael Barbee John J. Hess, PE, PP, Consulting Engineer Laurence Cohen Geniece Gary-Adams (Director of Planning & Development/Zoning Official) Robin Miller Zayibeth Carballo, Municipal Engineer Irv Schwarzbaum Alice Weiss Mark Sussman (Alt.) Michael Dannemiller (Alt.) Tal Ben-Zvi (Alt ) Todd Dubovy (Alt.) AGENDA TOWNSHIP OF WEST ORANGE ZONING BOARD OF ADJUSTMENT REGULAR MEETING July 17, 2025 8:00 P.M. Will be held virtually Join from PC, Mac, iPad, or Android: https://us06web.zoom.us/j/86839609539?pwd=Do0lukHh43zra8lnvekT3cLqBSxXLt.1 Webinar ID: 868 3960 9539; Passcode: 702539; Dial in: 646 931 3860 US (Draft agenda is subject to change. For those persons having technical difficulties, please call 973-325-4109 or 973-325-4133.) A. NOTICE Notice 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.” B. PLEDGE OF ALLEGIANCE C. OPENING STATEMENT D. ROLL CALL

2 E. ANNOUNCEMENTS - Future Meetings: July 31, 2025 (Special Meeting) August 21, 2025 (Regular Meeting) September 18, 2025 (Regular Meeting) October 16, 2025 (Regular Meeting) - ZB-24-06 PSEG is being carried with preservation of notice to the September 18, 2025, Regular Meeting. - ZB-24-11 Wonder is being carried with preservation of notice to the September 18, 2025, Regular Meeting. - July 31, 2025, starting at 7:00 PM, a Special Meeting will be held for ZB-24-12 Zinnia/LS Canterbury (33 Mount Pleasant Avenue) and ZB-22-13 MPB Realty (470 Eagle Rock Avenue). F. SWEARING IN • Township Professional(s). G. MINUTES • June 12, 2025 (Regular Meeting) • June 12, 2025 (Executive Session) H. APPLICATIONS 1.) ZB-21-22 17 Wheatland LLC (17 Wheatland Avenue) (Approved July 21, 2022, Adopted August 18, 2022) Block: 61; Lot: 44 & 45; Zone: I Seeking an extension of an approved application for “c” variances for construction of a new single-family dwelling was approved with conditions at the Approved July 21, 2022 Regular Meeting and Resolution was adopted at the August 18, 2022, Regular Meeting. 22-7-28-Bolivar-17-Wheatland-West-Orange-Affidavit-of-Publication-for-Notice-of- Approval (rcd 6-25-25) 25-6-23-Bolivar-17-Wheatland-West-Orange-Ltr-req-extension-of-approval (rcd 6-25-25) 23-9-12-Bolivar-17-Wheatland-West-Orange-Curent-Deed-Recorded-Copy (rcd 6-25-25) 22-8-18-Bolivar-17-Wheatland-West-Orange-Zoning-Board-Resolution-exe (rcd 6-25- 25) Extension-Noticing-Docs-rcd-7-7-2025 25-7-7-Bolivar-17-Wheatland-West-Orange-Ltr-enc-affidavits-of-mailing-and- publication 25-7-3-Bolivar-17-Wheatland-West-Orange-Affidavit-of-Publication 25-7-2-Bolivar-17-Wheatland-West-Orange-Affidavit-of-Mailing Planning Director Memo Certification of Payment of Property Taxes and Sewer Charges West Orange Fee Explanation Planning Board Set 200 Foot List with Public Utilities Zoning Board Application Revised Set Back and Stairs-Signed A2 9/30/2021 Proposed Single Family Dwelling A1 West Orange Letter Submitting West Orange Zoning Board

3 Application Grading Plot Plan Revision 3 Dated 7/7/2022 Signed Petry Letter Dated 7/8/2022 Outlining Changes Architectural Plans Engineering Plans Letter from Project Architect re changes to plans Letter from Project Engineer re changes to plans Grading Plot Plan Revision 3 Dated 7/7/2022 Signed Petry Letter Dated 7/8/2022 Outlining Changes WO Zoning 7/7/22 A1- 7/7/22 Planning Director Memo – Dated 7-15-2022 2.) ZB-23-11 DeOliveira/ 31 Bradford (Carried from 3/20/2025) 31 Bradford Avenue Block: 55.06; Lot: 1.01; Zone: R-5 31 Bradford Avenue Application seeking “c” variance approvals for retaining walls and fences CME Review 1 (Dated - 12-13-23) Variance Application Planning-Review-Memo---ZB-23-11-DeOliveira (Dated 12-1-2023) 31-Bradford_Geo-Ret-Wall_2of2 31-Bradford_Geo-Ret-Wall_1of2 31-Bradford-Avenue-West-Orange ZB-23-11-DeOliviera-31-Bradford-Avenue---Noticing-Docs ZB-23-11-DeOliviera-31-Bradford---Addl-Noticing-Docs-3-8-24 20240306131512834 CME-24-03-13---Review-1---Corrected Planning-Review-Memo---ZB-23-11-DeOliveira-updated-3-13-24 20240416141108511-4-16-24-Corr-frm-J-DellItalia-re-adj-req 6-10-2024-Submission KSI-Engineering-dated-8-14-23-6-10-2024-Submission CME 24-06-13---Review-2 7-2-2024-Submission 13958/ZB-23-11---DeOliveira---31-Bradford-Avenue---Resolution-Adopted 13945/Submission-Packet-(Dated 91224) 13946/24-10-17---Review-CME-1 3947/Noticing-Documents-Rcd-12-6-2024 31-Bradford-Ave--ZB-23-11--Nishuane Planning-Review---December-6-2024 13949/Rev2-31-Bradford_Geo-Ret-Wall_1of3_rev2-Merged (Rcd 12-9-2024) CME Review-2 (Dated and Rc'd 12-11-2024) Cover-Letter from J. Dell'Italia Esq to D. Chandler -w-Engineer-Response-Rcd-12-18- 2024 exhibits-ZB-23-11-DeOliveira (rcd 5-9-2025) UPDATED-PLANS-31-BRADFORD-5-1-2025-ZB-23-11-DeOliveira (rcd 5-9-2025) CME (Consulting Engineer) 25-07-09-Review-3-Memorandum (rcd 7-10-2025)

4 3.) ZB-24-11 Wonder 481 Eagle Rock Avenue (Carried from 5/15/2025) Block: 152.01; Lot: 1445.01; Zone: B2; 481 Eagle Rock Avenue Application seeking D Variances, Interpretation, with Major/Final Site Plan Approval Deemed Complete 10/8/24 [See Announcement Above] 481-Eagle-Rock-Ave-West-Orange-NJ---Preliminary-and-Final-Major-Site-Plan--- 08222024 VERIFICATION-OF-TAXES--SEWER-CHARGES-PAID 05-Carport-Wonder-Spec 04-A820_Spec-Sheet 02_Wonder_481-Eagle-Rock_ZBA-Application89847 01-200022-02-AS-BUILT---Survey Remarkable-Foods-re-Eagle-Rock-Avenue_West-Orange--Mayfair 2023-Wonder-Group W9 2024-09-10_West-Orange-Planning-Report68603611 Letter-to-Zoning-Board-secretary-re---Variance-Justification-Memo68604721 Statement-of-Principal-Points-on-Letter-head List-Public-Utilities E3---481-Eagle-Rock-Ave---Aerial 481-Eagle-Rock-Avenue-property-owners-list 9_25_24-Letter-to-Diana-Chandler-from Atty James Fant - re-Wonder- Application68767941 9-24-2024 - Letter-to-Diana-Chandler-From Atty James Fant - re-Oct-Board-meeting and Special Meeting Req 10-1-2024 email from atty James Fant office ZB-24-11-Wonder-481-Eagle-Rock- Avenue re- noticing documents 10-1-2024 - Letter-to-Diana-Chandler from atty James Fant office-re-original-zoning- board-noticing-documents68825691 10_1_24--Affidavit-of-Service-of-Notice-ZB68825661 Noticing-Docs Star-Ledger-ZB-Public-Notice-Affidavit68855321 ZB-24-11-481-Eagle-Rock-Ave---Township Consulting Engineering-Review 10-10-2024 - Letter-to-Zoning-Board from Atty James Fant-confirming-adjournment- of-Application-to-11_21_24-meeting68901261 481-Eagle-Rock-Ave--ZB-24-11--Township Consultant Planning-Review--October-8- 2024 10-30-2024 Letter-to-Zoning-Board from Atty James Fant -Re-confirmation-of- Special-meeting_-no-further-notice69053151 10-31-2024-Email-Response-to-10-30-2024-Ltr-DChandler-to-J-Dunlap 481-Eagle-Rock-Ave-West-Orange-NJ---Preliminary--Final-Major-Site-Plan--- 11042024 11-4-2024 Letter-to-Diana-Chandler-from- Atty James Fant -re-Addl-docs- 1142469077401 04_AECOM_Environmental-Report_Final 20241031---WONDER---MAYFIELD---481-EAGLE-ROCK-AVE_ISSUE-FOR- PLANNING

5 SPRAB-Report from Town Consulting Planner - ZB-24-11-481-Eagle-Rock-Ave (Dated 11-7-2024) 01-NJD23008900-LGTE-(rcd -Dec-9-2024) 02-NJD23008900-C01-SU-40-(r'cd Dec-9-2024) 03-Final-OM-Manual-(rcd -Dec-9-2024) 03_Wonder-Mayfair-ZBA-Board-Deck-wout-Animation-V2 Letter- From J. Fant Esq to-Diana-Chandler-Re-Adjournment-request-to-5_15_25- zoning-board-meeting (Dated & Rcd 3/18/2025) Letter from J. Fant Esq -to-Diana-Chandler-Re-Adjournment-request-to-June-12-2025- zoning-board-meeting (Dated and rcd 5-1-2025)) Email-exchange-ref-5-1-2025-letter-from-J-Fant-Esq-adj-request-rcd-5-2-2025 Letter-to-Diana-Chandler-Re-Adjournment-request-to-9_18_25-zoning-board-meeting 4.) ZB-24-15 Waystone Realty LLC (Carried from 6/12/2025) 42 Eagle Ridge Way Block: 106; Lot: 24.01; Zone: R-1; Application for Preliminary and Final Major Site Plan Approval with D Variances. Application-for-42-ERW Burgis-Variance-Discussion---42-Eagle-Ridge-Way-1 Copy-of-12-27-letter-to-WO EX-1-PB-98-11---Highview-at-West-Orange---Resolution-Adopted-See-Last- Paragraph Letter-10-18-of-Explanation-for-42-ERW 200-foot-radius-list-for-42-ERW Part-of-Letter-of-Explanation-for-42-ERW /240515---42-Eagle-Ridge-Way---West-Orange---SCD-2024-06-12-1 241018_42-ERW-Layout_s 241018_42-ERW_Stormwater-Report_compiled 241220_42-ERW-Full-Civil-Set-FINAL 241220_42-ERW_Stormwater-Report-FULL Application-for-42-ERW-2 42-Eagle-Ridge-Way-ZB-24-15-Planning-Review---January-28-2025 SPRAB-Report-ZB-24-15---42-Eagle-Ridge-Way ZB-24-15---42-Eagle-Ridge-Way---Engineering-Review 42-ERW-House-Plans (rcd 7-2-2025) 42-ERW-Barn-and-Arena-Plans (rcd 7-2-2025) Letter-7-2-25-to-WO-Waystone (rcd 7-2-2025) Letter-7-2-25-from-Colliers-Waystone (rcd 7-2-2025) 250701_JF_Response-Letter (rcd 7-7-2025) re error in previous document _42-ERW-Full-Set-Rev (rcd 7-2-2025) _42-ERW_Stormwater-Report (rcd 7-2-2025) ---42-Eagle-Ridge-Way---West-Orange-Survey (rcd 7-2-2025) O2Compost-SOQ-Comprehensive (rcd 7-7-2025) (Carried from 5/15/2025) 5.) ZB-24-06 PUBLIC SERVICE ELECTRIC AND GAS COMPANY Block: 155 Lot: 26.01 Zone: (O-R) Office Research; (PURD) Planned Unit Residential Development; (R-5) Single Family Residential Zone 325 Mount Pleasant Avenue Seeking Variances, Preliminary, and Final Major Site Plan Approval in connection with upgrades. [See Announcement Above] M1_Development-Plans---Site-Plans

6 J_2024-05-09_West-Orange-Stormwater-Management-Plan West-Orange-Compiled-ZBA-Application-5-15-24 M3_Development-Plans---Civil-Plans M2_Development-Plans---Landscape-Plans ZB-24-06---PSEG---Tree-Removal-Application PSEG-West-Orange-Switching-Substation-West-Orange-NJ6524 24-07-24---Review-1-CME SPRAB-Report-ZB-24-06---PSEG-1 PSEG-325-Mt-Pleasant-Ave---Affidavit-of-Publication-w-Mailing PSEG-Forester Memo 325-Mount-Pleasant-Ave--ZB-24-06--Planning-Review---August-12-2024 13433/West-Orange_Additional-Environmental-Info_82924 13434/0601315-0895-West-Orange_L01R-Rendering 0401315-0895-LA01-Landscape-Plan-L-01 13436/0501315-0895-LA02-Landscape-Details-L-02 0301315-0895-TR02-Tree-Removal-Details-TR-03 0101315-0895-TR01-Tree-Removal-Plan-TR-01 0201315-0895-TR02-Tree-Removal-Details-TR-02 Final-Affidavit-of-Publication--Mailing-w-Exhibits-Special-Hearing-PSEG-325- Mt-Pleasant-Ave 24-09-09---CME-Review-2 PSEG-prospect-and-Mt-pleasant-September-2024-forester memo PSEG_West-Orange_Photosimulations91224-Exhibits 9-12-24-West-Orange-BOA-ZB-24-06-PSEG-Full-size-Transcript Exhibit A8 – Picture - Fairmount Substation (Dated – August 23, 2023) Exhibit A-9 Picture Newport Substation (Dated – June 12, 2024) Exhibit A-10 - Picture Hillsdale Substation (Dated – November 22, 2022) Exhibit A-11 - Picture Greenville Substation (Dated – August 23, 2024) Exhibit A-12 - Picture - Plainfield Substation (Dated – June 13, 2016) Exhibit A-13 - East-Rutherford (Dated - May 17, 2016) 9-19-24-West-Orange-BOA-ZB-24-06-PSEG-Full-size Transcript 9-19-24-West-Orange-BOA-ZB-24-06-PSEG-Condensed Transcript Ltr-to-D-Chandler-Twp-of-WO-Encl-Affid-of-Publ--Mailing-10-17-24-Hearing Affidavit-of-Publication--Mailing-w-Exhibits---PSEG-West-Orange-10-17-24- Hearing CONSENT-TO-CONTINUANCE-EXTENSION-OF-HEARING---West-Orange--- PSEG-ZBA-4875-2737-6369-v1 Transcript-10-17-24-WO-BOA-ZB-24-06-PSEG-Full-size (Dated-11-6-2024) Hudson-Essex-Passaic-Soil-Conservation-District-Ltr-to-N- Merainer-(rcd-12-30-2024)-re-soil-erosion 12-12-24-Special Meeting Transcript Full-Size 12-12-24-Special Meeting Transcript Condensed Ltr frm J. Porter Esq. to-Chairman-Neuer-and-ZBA-Members-w-EXHIBITS-FOR- LTR-REQUESTING-2-BD-MEMBERS-REQUSAL-2-10-25---PSEG-325-MT- PLEASANT-WO (rcd 2-10-2025)

7 6.) ZB-22-13 MPB Realty (470 Eagle Rock Avenue) (Carried from 6/12/2025) Block: 153; Lot:38; Zone:B-2 470 Eagle Rock Avenue Preliminary & Final Major Site Plan Photo of the Property Photo of the Property Photo of the Property Photo of the Property Photo of the Property Photo of the Property Photo of the Property Photo of the Property ZB-22-13-2023-04-05-Traffic-Impact-Study---Rev-1 ZB-22-13-2023-04-06-Twp-Resubmission-Letter ZB-22-13-Acoustal-Evaluation ZB-22-13-Architectural-Plans---Popeyes-Sonic-West-Orange---Eagle-Rock ZB-22-13-Combined-Site-Plan ZB-22-13-Combined ZB-22-13-Transmittal---00003 ZB-22-13--2023-03-Drainage-Statement ZB-22-13-2023-04-Tree-Removal-Report 2023-06-30-Solid-Waste-Management-Plan 2023-07-06-TRAFFIC-IMPACT-STUDY 2023-07-07---Required-Regulatory-Approval-List 2023-07-07-Affidavit-of-Ownership 2023-07-07-Fast-Food-Summary 2023-07-10-Twp-Resubmission-Letter Combined-Arch-Plans Road-Vacation-Bk-12175-Pg-2396 Site-Plan_Rev3 Transmittal---00005 470-Eagle-Rock-Avenue-West-Orange_Revised-Planning-Report_07072023 2023-06-Drainage-Statement 2023-06-Tree-Removal-Report 2023-06-West-Orange---EIS 2023-06-28-Acoustical-Evaluation 2023-06-OM-Manual 2023-07-07---Variance--Waiver-List 470-Eagle--EIS-06-2024 470-Eagle--Filing-App-to-ZBA-8-12-24 470-Eagle--Planning-Report-8-2-24 70-Eagle--Site-Plan-6-7-24 470-Eagle--TIS-6-4-24 470-Eagle--Tree-Removal-Report-06-2024 470-Eagle--Waste-Management-Plan-6-7-24 470-Eagle--Acoustical-Report-6-17-24 470-Eagle--Arch-6-12-24 470-Eagle--Drainage-Reports-06-2024 470-Eagle--Executed-Revised-ZBA-Package PB-97-18-Fan-and-Jade-Inc ZB-22-13-MPB-REALTY---RESOLUTION-OF-DISMISSAL-WO-PREJUDICE- ADOPTED 24-10-29-MPB-Realty---Planning-Review-1

8 24-10-31---Review-1 470-Eagle--SWM-OM-06-2024 24-12-10-MPB-Realty---SPRAB-Report 2025-02-25-Township-Resubmission-Letter (Rcd 3-6-2025) Rev-2-Combined (Rcd 3-6-2025) S102199025SV0-24x36-Survey (Rcd 3-6-2025) Transmittal---00013 (Rcd 3-6-2025) 2024-07-01---Affidavit-of-Ownership (Rcd 3-6-2025) 2024-12-11---Tax-Certification (Rcd 3-6-2025) 2025-01-10---Required-Regulatory-Approval-List (Rcd 3-6-2025) 2025-02-Drainage-Statement---Signed (Rcd 3-6-2025) 2025-02-Tree-Removal-Report (Rcd 3-6-2025) 2025-02-West-Orange---EIS-Signed (Rcd 3-6-2025) 2025-02-03-Acoustical-Evaluation (Rcd 3-6-2025) Noticing Documents (rcd 3-10-2025) CME Review 2 (Dated and Rcd 3-11-2025) MPB-Realty---Planning-Review-2 (Dated & Rcd 3-17-2025) Ltr-From-Hudson-Essex-Passaic-Soil-Conservation-District-re-MPB-Realty-Popeyes- and-IHOP-Restaurant-Dated-3-5-2025---Rcd-5-2-2025 7.) ZB-24-12 – LS SB Canterbury/Zinnia Health (Carried from 6/12/2025) 33 Mount Pleasant Avenue Block: 88; Lot: 26 Application for Appeal of Action of Zoning Officer and D Variance ltr-Diane-Chandler-encl-application-package-9624 Ltr-Diane-Chandler-Zimmerman-enc-documents-91224 ZB-24-12-Zinnia-Health-LLC---Email Survey 33-Mount-Pleasant-Ave-ZB-24-12--Planning-Review--October-28-2024 9-27-2024-email-of-no-Engineering-Review-from-Matrix-RE_-ZB-24-12-Zinnia- Health-LLC-33-Mount-Pleasant-Avenue Applicant Planning-Report---Zinnia-Health---West-Orange-NJ Applicant Notice-package-11824 Ltr-frm W. Sullivan Esq to Chair P-Neuer rcd 1-6-2025 (re relevant principles of law) 2014 - Stigma-Free-Resolution (rcd 1-6-2025) 33-Mt-Pleasant-Photos (rcd 1-6-2025) Ltr-frm W. Sullivan Esq to D-Chandler-enc-photographs- (rcd 1-6-2025) Ltr frm M. Dolan Esq to A. Fisher Esq re-adjournment req (dated and rcd 1-14-2025) Ltr frm W. Sullivan Esq to P. Neuer Esq (Chair) re-adj rqt frm M. Dolan Esq (rcd 1- 15-2025) Ltr frm M. Dolan Esq to D. Chandler re Zinnia Health Objection w. Exs (rcd 2-3- 2025) Ltr frm W. Sullivan Esq to P.Neuer (Chair) re M. Dolan submission (rcd 2-4-2025) Planning-Exhibits-A-1-to-A-11-Dated-2-13-25-Rcd-2-18-25 Corporate-Disclosure-rcd-4-7-2025 I. ADJOURNMENT *A SPECIAL ZONING BOARD MEETING IS SCHEDULED FOR THURSDAY, JULY 31, 2025, AT 7:00 PM* ** THE NEXT REGULAR ZONING BOARD MEETING WILL BE THURSDAY, AUGUST 21, 2025, AT 8:00 PM.**