December 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 CME Associates, 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 December 18, 2025 8:00 P.M. Will be held virtually Join from PC, Mac, iPad, or Android: https://us02web.zoom.us/j/82337578130?pwd=JuTRbb1Xl0tq4BoyoNTr0WPJSWJQsm.1 Passcode: 035278; Join via audio: +1 646 931 3860 US; Webinar ID: 823 3757 8130; Passcode: 035278 (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: January 15, 2026 (Regular Meeting) February 19, 2026 (Regular Meeting) F. SWEARING IN • Township Professional(s). G. MINUTES • November 20, 2025 (Regular Meeting) H. APPLICATIONS 1.) ZB-25-06 Neil Block: 46.02; Lot: 10; Zone: R-5 13 Lowell Avenue Variances to construct a new front porch on an existing two and one half story home 15677/13-Lowell-Ave-WO-ZBA-Application-C-Variance-for-Front-Open-Porch 15676/13-LOWELL-AVE-SURVEY-w-outline-of-proposed-front-porch 15678/13-Lowell-Ave-200ft-map-and-owners-list 15679/2505-A100-PERMIT-250804 15680/2505-A200-PERMIT-250804 15681/VERIFICATION-OF-TAXES-AND-SEWER-CHARGES-PAID 15682/2505-A100-PERMIT-250607 15683/2505-A200-PERMIT-250607 15684/13-Lowell-Ave-Richard-J-Hingos-Inc-Survey 15685/Geniece-Gary-Adams-July-2nd-Letter 15686/25-10-20-Neil-Lowell-Ave---Planning-Review-1 15687/M_ZB-25-06_13-Lowell-Ave-Memo1_jrm Noticing Documents - NEIL---Dec-8-2025 (rc'd 12-8-2025) (Carried from 11/20/2025) 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. 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 0401315-0895-LA01-Landscape-Plan-L-01 13436/0501315-0895-LA02-Landscape-Details-L-02

3 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) Proof-of-Publication-and-Mail-w-Exhibits---PSEG-325-Mt-Pleasant-Ave (rcd 11- 10-25) 11-12-2025-Email-From-B-Feeney-West-Orange-Historical-Preservation-Society- received-11-14-2025 PSEG-North-Central-Reliability-Project-mentioned-in-B-Feeney-email-rcd-11-14- 2025 11-14-2025 Memo-to-Zoning-Board- from West Orange Historic Preservation Commission (rcd 11-14-2025 12-8-2025 PSEG-West-Orange-Switching-Station_Conceptual-Tree-Removal-Memo (rcd 12-8-2025) 12-8-2025 Stormwater Management Plan Revision A (rcd 12-8-2025) 12-8-2025 West-Orange-Transmittal-Letter (rcd 12-8-2025) 12-8-2025 West-Orange-Concept-Plan-Sheets (rcd 12-8-2025) 12-11-2025-PSEG-Company---CME-Planning-Review-1 (rcd 12-11-2025) 12-12-2025--Engineering-Review-3 (rcd

ange-Transmittal-Letter (rcd 12-8-2025) 12-8-2025 West-Orange-Concept-Plan-Sheets (rcd 12-8-2025) 12-11-2025-PSEG-Company---CME-Planning-Review-1 (rcd 12-11-2025) 12-12-2025--Engineering-Review-3 (rcd 12-15-2025) 12-16-25-ZB-24-06---PSEG---Town-Forester-Memo---rcd-12-16-2025

4 3.) ZB-24-15 Waystone Realty LLC (Carried from September 18, 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 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) 12-3-2025 Preliminary & Final Major Site Plan (rcd 12-4-2025) 12-3-2025 Stormwater-Report (rcd 12-4-2025) 12-5-2025 - Ltr from P. Moon to R. Cohn re- compost (rcd 12-8-2025) Link mentioned in 12-5-2025 Ltr from P. Moon to R. Cohn re- compost (rcd 12-8-2025) 12-16-25--ZB-24-15---Town-Forester-Memo---rcd-12-16-2025 12-16-2025-ZB-24-15_42-Eagle-Ridge-Way_Engineering-Review-3 (rcd 12-16-2025) 12-16-25-Waystone---CME-Planning-Review-1 (rcd 12-17-2025)

5 4.) ZB-25-02 Montclair Stables LLC (Carried from September 18, 2025) 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 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) Friend-and-Wenzel (rcd 10-3-2025) Scan_20251003 (rcd 10-3-2025) SKM_45825100313100 (rcd 10-3-2025) 25-09-15-Memorandum (rcd 10-17-2025)

6 5.) ZB-22-13 MPB Realty (470 Eagle Rock Avenue) (Carried from 11/20/2025) 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

7 24-10-29-MPB-Realty---Planning-Review-1 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 2025-10-08-Acoustic-Supplemental-Memo (rcd 10-10-2025) 2025-10-08-Township-Resubmission-Letter (rcd 10-10-2025) Sustainability-Checklist (rcd 10-10-2025) 23-0099-PB-2-CONCEPT-PB-RF-ss (rcd 10-10-2025) ZB-22-13-MPB-Realty-470-Eagle-Rock-Avenue---SP-Mtg-10-23-2025-Noticing-rcd-10- 16-25 25-10-16-Memorandum-Engineering---rcd-10-17-2025 25-10-20-MPB-Realty---Planning-Review-4 (r'cd 10-20-2025) 12-4-2025 Traffic Impact Study - rcd 12-8-2025 12-8- 2025 Resubmission-Letter From Dynamic Engineering (rcd 12-8-2025) 11-25-2025 - Site Plans (Rev 4) rcd 12-8-2025 12-12-2025-Engineering-Review-5 (rcd 12-15-2025) 12-12-25 MPB-Realty---Planning-Review-5 (rcd 12-16-2025) 12-17-2025 - ZB-22-13-470-Eagle-Rock-Ave - Forester Memo (rcd 12-17-2025) Attachment included with 12-17-2025 Forester Memo - TREE-REMOVAL-PERMIT- APPLICATION (rcd 12-17-25) Attachment included with 12-17-2025 Forester Memo - TREE-REPLACEMENT-TABLE (rcd 12-17-2025) Attachment included with 12-17-2025 Forester Memo - Tree-Ordinance (rcd 12-17-2025) Attachment included with 12-17-2025 Forester Memo - ESSEX-COUNTY-NATIVE- PLANT-LIST (rcd 12-17-2025) Attachment included with 12-17-2025 Forester Memo - CHECKLIST-FOR-TREE- REMOVAL---SOLAR-PANEL-Projects (rcd 12-17-2025) I. ADJOURNMENT ** THE NEXT REGULAR ZONING BOARD MEETING WILL BE THURSDAY, January 15, 2026, AT 8:00 PM.**