August 25, 2025, Planning Board Special Meeting Transcript - WEHI

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 111 offering advice and counsel to, among other agencies, this very body and it is not a prisoner of what some town council did five years ago. The members of the environmental commission are imbued with the power to make their own decisions and they should not be intimidated or coerced by threats by an applicants attorney that they will be sued and so we take strong issue with Mr. Plock's statements, though he did explain to me in advance what he would say and we believe it's an effort by the developer to intimidate the commission, just as the developer did through its letter to the council, which was directed to two members of this board. Thank you. CHAIRMAN BAGOFF: Mr. Plocker. MR. PLOCKER: Respectfully, I think by calling a member of the environmental commission is trying -- an attempt to unduly sway this board by having this towns environmental commission come forth and make a statement in violation of the settlement agreement. MR. AFRAN: Entirely the purpose of witnesses. To explain their position and the hopes that the board members will accept it. That's what we do. CHAIRMAN BAGOFF: Thank you. Mr. Redwine.

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 112 THE WITNESS: Thank you very much and I appreciate the time and having the opportunity -- I'm sorry. MS. McGOVERN: I have to swear you in. Do you swear or affirm to tell the truth the whole truth nothing but the truth. THE WITNESS: I do. MS. MCGOVERN: Please put your full name on the record, spelling your last name. THE WITNESS: Jonathan Redwine, R-E-D-W-I-N-E. J O N A T H A N R E D W I N E, having been duly sworn testifies as follows: CHAIRMAN BAGOFF: Go right ahead, sir. THE WITNESS: My name is Jonathan Redwine. I'm a member of the West Orange Environmental Commission. I'm also a member of the Essex County Environmental Commission, but I am here today on behalf of the West Orange Environmental Commission and I am authorized to read a letter that we sent to the Planning Board dated August 13, 2025 into the record. "Dear members of the West Orange Planning Board. On behalf of the West Orange Environmental Commission, I write to formally express our strong

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 113 opposition to the development proposed in the above captioned matter. The above captioned matter is PB-24-01, West Essex Highlands, Inc. Proposal to Destroy Forested Acres and Build 496 Unit Multifamily Property. After careful review and consideration the WOEC finds that this proposed development is inconsistent with our community environmental goals and would actively, I'm sorry, would adversely impact ecological integrity, regional open space and the quality of life for residents. As described further below we ask that the Planning Board (1) reject the above captioned application and (2) require a full environmental impact statement for any future proposed development of the site. We wish to emphasize that our stance is in full alignment with the resolution recently adopted by the environmental commissions and governing bodies of the neighboring municipalities. Specifically WOEC endorses and stands with the town of Verona, Caldwell and Essex fells and with the Essex County Environmental Commission. All of whom have issued resolutions stating opposition to the proposed project because of the reasonable foreseeable severe environmental impact that would occur should it be realized." I just would add to this letter that, we most likely I would say definitely

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 114 sign onto the statement with the South Orange Environmental Commission read tonight before you. Going on with the letter. "These resolutions collectively articulate series of environmental, hydrological and community scale concerns regarding the proposed West Essex Highlands development. We believe the conclusions are well founded in scientific and planning principles. In support of our position, the WOEC is attaching our own formal resolution, which outlines the rationale and detail. Key points include; 1. Protection of Natural Resources. The Highlands area includes sensitive ecosystems, watersheds, critical wildlife, habitats and mature woodlands. The proposed development would fragment these areas, degrade biodiversity, and reduce natural water infiltration, impacting downstream systems. 2. Stormwater and Watershed Concerns. The program site lies within a significant watershed. Any large scale clearing, grading, or impermeable paving will result in increased erosion, sedimentation, and stormwater runoff, which will adversely affect water quality and local stream systems. 3. Preservation of Open Space and Scenic Character. The Highlands contribute to the scenic

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 115 beauty and rural character that defines our region. Their loss would diminish open space and community identity that West Orange and its neighbors value highly. 4. Cumulative Regional Impact. We share the concerns voiced by Verona, Caldwell, Essex Fells, and Essex County. The West Essex Highlands development may set precedent for further sprawl in the region, undermining coordinated planning and environmental stewardship. Request of the Planning Board. Based on these considerations, the West Orange Environmental Commission respectfully urge the Planning Board to; 1. Deny the application for the proposed development, and 2. Require a full environmental impact statement that comprehensively addresses the issues outlined above, including hydrological modeling, ecosystem assessments, and evaluation of alternative, lower impact design options for this or any future proposed development of the site. We also request that the Planning Board hold a joint public hearing with representatives from the environmental commissions of Verona, Caldwell, Essex

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 116 Fells, and Essex County, fostering regional dialogue and coordinated decision making on this matter. Again, the WOEC affirms its alignment with the corresponding resolutions from neighboring municipalities and Essex County, and strongly opposes any approval of the current development plan for the West Essex Highlands. We trust that the Planning Board will consider these environmental concerns with the seriousness they deserve and act in protection of West Orange's ecological and community welfare. Thank you for your attention to this important issue. We stand ready to work collaboratively in pursuit of a sustainable, well planned future for our township and region. Sincerely signed Chairman of our commission, Michael Brick." Now, we also approved a resolution, it's a little shorter than the letter, so I'll also read it into the record. "Resolution of the West Orange Environmental Commission Opposing and Condemning the Proposed Development at West Essex Highlands, West Orange, New Jersey. WHEREAS, the proposed development by West Essex Highlands, Inc. seeks to construct 496 residential units

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 117 on a 120 acre tract of underdeveloped forested land located on the western ridgeline of the Watchung Mountains, bordering Essex Fells, Verona, and Roseland and WHEREAS, this area is heavily vegetated with mature trees, wetlands, steep slopes, and serves as a watershed for the Peckman River and Canoe Brook, and WHEREAS, West Orange is a heavily forested, steeply sloped municipality in Essex County, which is the most densely populated county in New Jersey and mostly densely populated state in the United States; and WHEREAS, the environmental impact of this development include deforestation, increased stormwater runoff, disruption of local ecosystems and watershed, and potential homes around neighborhoods due to inadequate drainage systems, and WHEREAS, the loss of thousands of drains will exacerbate flooding risks in nearby towns, including Verona and Essex Fells, and diminish air quality and biodiversity, and WHEREAS, changes in weather patterns and climate, and warmer average temperature create circumstances for more frequent and stronger storms, which have not been adequately accounted for in the current proposal, and WHEREAS, this development contradicts sustainable

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 118 land use practices outlined in West Orange's Master Plan, which emphasizes conservation, smart growth, and low impact development; and WHEREAS, neighboring municipalities such as Verona, Essex Fells, and Caldwell, as well as the Essex County Environmental Commission have all issued resolutions opposing this project due to the reasonably foreseeable environmental consequences and harm to neighboring communities, and WHEREAS, public safety concerns related to steep slopes and traffic congestion remain unresolved despite the 2006 rejection of similar proposals by the West Orange Planning Board, NOW, THEREFORE BE IT RESOLVED, that the west Orange Environmental Commission strongly opposes and condemns the proposed West Essex Highlands development, BE IT FURTHER RESOLVED, that the Commission urges the West Orange Planning Board to deny approval for this application due to its severe environmental safety, and community impacts. BE IT FINALLY RESOLVED, that the Commission supports placing this land under permanent conservation easement to preserve its ecological value for future generations. Adopted this 13th day of August 2025.

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 119 MR. AFRAN: Mr. Chairman, I have no questions for Mr. Redwine. THE WITNESS: Thank you. MS. McGOVERN: Is there a separate document we can mark as part of the application? MR. PLOCKER: I have never been provided a copy. MS. McGOVERN: I don't know that I have it either. MR. AFRAN: I have no copy. MS. MCGOVERN: You don't have a copy either? Give it to Jamilet. We are talking about the resolution. MR. AFRAN: So the resolution will be O-25 and the letter is O-24. CHAIRMAN BAGOFF: Yeah. Resolution is O-25. CHAIRMAN BAGOFF: Mayor McCartney. MAYOR McCARTNEY: No questions. CHAIRMAN BAGOFF: Vice Chairman Guarino. VICE CHAIRMAN GUARINO: No questions. CHAIRMAN BAGOFF: Mr. Alper, any questions? MR. ALPER: No questions. CHAIRMAN BAGOFF: Ms. Kapferer, any questions? MS. KAPFERER: No questions.

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 120 CHAIRMAN BAGOFF: Mr. Cardoza, any questions? MR. CARDOZA: No questions. CHAIRMAN BAGOFF: Mr. Rizzo, any questions? MR. RIZZO: No questions. CHAIRMAN BAGOFF: Mr. Haizel, any questions? MR. HAIZEL: No, none. CHAIRMAN BAGOFF: Mr. Plocker? MR. PLOCKER: I don't have any. CHAIRMAN BAGOFF: Council Person Scarpa, do you have any questions for Mr. Redwine? COUNCILWOMAN SCARPA: No, I don't. CHAIRMAN BAGOFF: Any member -- MAYOR McCARTNEY: One question. Did all members of the environmental commission sign that letter? I haven't seen it. THE WITNESS: Their names aren't on the letter but they all signed on. CHAIRMAN BAGOFF: Any members of the public have any questions for Mr. Redwine on his presentation? Seeing none. Thank you very much, sir. Mr. Rizzo, the planning board would like a technical evaluation of the applicant and the objectors here and you give us what you feel is the delineation.