September 18, 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 September 18, 2025 8:00 P.M. Will be held virtually Join from PC, Mac, iPad, or Android: https://us06web.zoom.us/j/87816090915?pwd=1aHSS7flgwnB32rUBC03SaNmsbO08E.1 Webinar ID: 878 1609 0915; Passcode:726979; Dial in: 646 931 3860 (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: October 16, 2025 (Regular Meeting) October 23, 2025 (Special Meeting) October 30, 2025 (Special Meeting) (Tentative) November 20, 2025 (Regular Meeting) - A Special Meeting for application ZB-22-13 MPB Realty (470 Eagle Rock Avenue) is scheduled for Thursday, October 23, 2025, at 8:00 PM. - A Special Meeting for application ZB-24-12 – LS SB Canterbury/Zinnia Health (33 Mount Pleasant Avenue) is being considered for Thursday, October 30, 2025, at 8:00 PM. F. SWEARING IN - Township Professional(s). G. APPLICATIONS 1.) ZB-24-11 Wonder 481 Eagle Rock Avenue (Carried from 7/17/2025) 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D Variances, Interpretation, with Major/Final Site Plan Approval Deemed Complete 10/8/24 THIS APPLICATION HAS BEEN WITHDRAWN Letter-to-Diana-Chandler-Re-Withdrawal75039991 (rcd 9-17-2025) (Carried from 7/17/2025) 2.) 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. THIS APPLICATION WILL BE THE SUBJECT OF A REPORT FROM COUNSEL WITH NO TESTIMONY OR EVIDENCE BEING OFFERED. M1_Development-Plans---Site-Plans 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 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

3 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) 3.) ZB-22-13 MPB Realty (470 Eagle Rock Avenue) (Carried from 7/31/2025) 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

4 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 24-10-31---Review-1 470-Eagle--SWM-OM-06-2024 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 8-5-2025-Email-SWarner-to-B-Wine-re-variances 2025-09-08-Township-Resubmission-Letter (rcd 9-8-25)

5 2025-09-05-Justifications-Memo_470-Eagle-Rock- AvenueWO_Rev (rcd 9-8-25) 2025-08-22---Site-Plan---Rev-3 (rcd 9-8-25) CME 25-09-11-Memorandum (rcd 9-11-2025) 25-09-12-MPB-Realty---Planning-Review-3 (rcd 9-12-2025) 4.) ZB-24-12 – LS SB Canterbury/Zinnia Health (Carried from 7/31/2025) 33 Mount Pleasant Avenue Block: 88; Lot: 26 Application for Appeal of Action of Zoning Officer and D Variance [NO TESTIMONY OR EVIDENCE TO BE PRESENTED - See Announcement Above] 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 6.) 5.) ZB-24-15 Waystone Realty LLC (Carried from September 4, 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. [NO TESTIMONY OR EVIDENCE TO BE PRESENTED – Applicant’s Request for a Special Meeting or Rescheduling to be Discussed. 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

6 /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 23-1345-010---ZB-24-15---42-Eagle-Ridge-Way---Engineering-Review Noticing Documents (rcd 6-2-2025) Chronicle-Proof-of-Publication-Waystone (rcd 6/2/25) Star-Ledger-Proof-of-Publication-Waystone (rcd 6/2/25) Proof-of-Mailing-Page-3-of-3-waystone (rcd 6/2/25) Proof-of-Mailing-Page-2-of-3-Waystone (rcd 6/2/25) Proof-of-Mailing-Page-1-of-3-Waystone (rcd 6/2/25) 250701_42-ERW_Stormwater-Report (rcd 7-02-2025) 240515---42-Eagle-Ridge-Way---West-Orange-Survey(rcd 7-02-2025) 42-ERW-House-Plans(rcd 7-02-2025) 42-ERW-Barn-and-Arena-Plans(rcd 7-02-2025) 250701_JF_Response-Letter(rcd 7-02-2025) 15298/O2Compost-SOQ-Comprehensive(rcd 7-02-2025) 15297/Letter-7-2-25-to-WO-Waystone(rcd 7-02-2025) 15295/250701_42-ERW-Full-Set-Rev(rcd 7-02-2025) Letter-7-2-25-from-Colliers-Waystone(rcd 7-02-2025) Engineering-Review-No-2-Sept-2-2025 (rcd 9-2-25) ZB-24-15-Planning-Review-Rev-1--September-2-2025 (rcd 9-2-25) VERIFICATION-OF-TAX-AND-SEWER-CHARGES-PAID (rcd 9-4-2025) 6.) ZB-25-02 Montclair Stables LLC Block: 152.02; Lot:176,179, & 186 ; Zone: R-1, R-5, B-5, 12-22 Woodland Avenue Preliminary and Final Site Plan with C and D Variances 12-22-Woodland-Ave---ZB-25-2---Request-for-Information-Memo---February-28- 2025 12-22-Woodland-Ave-ZB-25-2-Planning-Review---April-1-2025 Application 25-04-03---CME-Review-1 Montclair-Stables-Operating-Narrative-REVISED WO-ZBA-Application---Montclair-Stables-LLC- ZB-04-34--12-22-Woodland-Ave--RL-Stables_Redacted Application-rev1 Cover-Letter 12-Woodland-24x36 12-Woodland-24x36-2 MONTCLAIR-STABLES-APPLICATION-PLAN-SET 2025-02-05_Planning-Report Montclair-Stables-BLA-20241227-TRP-Set MONTCLAIR-STABLES-EARTHWORK-PLANS MONTCLAIR-STABLES-DRAINAGE-AREAS-PLANS Montclair-Stables-Drainage-Report-1-10-25 Montclair-Stables-Corp-Filing Montclair-Stables-LLC-verification-of-taxes-paid Application Montclair-Stables---Listing-of-Variances-for-Application

7 Stables---200-ft-List--Map Bosenberg-Landscaping-Response-9525 (rcd 9-8-2025) Cut-and-Fill-Plan (rcd 9-8-2025) Drainage-Report-and-Supplement-82625 (rcd 9-8-2025) Montclair-Stables---Ltr-on-SPRAB-report-9525v1 (rcd 9-8-2025) Montclair-Stables-Lighting-Catalog-Cuts (rcd 9-8-2025) Montclair-Stables-verification-of-taxes (rcd 9-8-2025) Site-Plan-Revisions-82525 (rcd 9-8-2025) Steep-Slopes-Report-82625 (rcd 9-8-2025) Stonefield-Planning-Response-9525 (rcd 9-8-2025) Proof-of-Publication (rcd 9-8-2025) Montclair-Stables---Newspaper-Notice-9425 (rcd 9-8-2025) Affidavit of Service & Notice (rcd 9-8-2025) Montclair-Stables---200-ft-list-82925 (rcd 9-8-2025) Certified Mail Receipts (rcd 9-8-2025) 12-22-Woodland-Ave-ZB-25-2-Planning-Review-Rev-1--September-11-2025 (rcd 9- 12-2025) J. ADJOURNMENT ** THE NEXT REGULAR ZONING BOARD MEETING WILL BE THURSDAY, October 16, 2025, AT 8:00 PM.**